Loading...
HomeMy WebLinkAbout11/04/2010City of W heat Rid PLANNING COMMISSION AGENDA November 4, 2010 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on November 4, 2010, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 -235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — September 2, 2010 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. WZ- 10 -07 A proposed City- initiated rezoning to the Mixed Use - Commercial (MU -C) zone district for properties located at 4350 Wadsworth Boulevard, 7540 W. 44 Avenue, and 7430 W. 44 Avenue. 8. STUDY SESSIONS A. Streetscape Design Manual 9. OTHER ITEMS 10. ADJOURNMENT I -e 1, City of W PLANNING COMMISSION Minutes of Meeting September 2, 2010 1. 2. 3. 4 5. CALL THE MEETING TO ORDER The meeting was called to order by Chair MATTHEWS at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29 Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present Anne Brinkman Alan Bucknam Marc Dietrick John Dwyer Dick Matthews George Pond Steve Timms Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Dean Gokey Sally Payne, Senior Planner Sarah Showalter, Planner II Ann Lazzeri, Recording Secretary APPROVE THE ORDER OF THE AGENDA It was moved by Commissioner TIMMS and seconded by Commissioner POND to approve the order of the agenda. The motion carried 7 -0. APPROVAL OF MINUTES — August 5, 2010 It was moved by Commissioner BUCKNAM and seconded by Commissioner DWYER to approve the minutes of August 5, 2010 as presented. The motion carried 4 -0 with Commissioners BRINKMAN, DIETRICK and TIMMS abstaining and Commissioner GOKEY absent. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes) Planning Commission Minutes l September 2, 2010 There were no individuals present who wished to address the Commission at this time. 7. STUDY SESSIONS A. Streetscape Design Sarah Showalter requested feedback from the Commission on the draft Streetscape Design Manual. Comments from Commissioners included: • "Wider sidewalks" should be more clearly defined. • Lighting and street furniture should have some requirements rather than just suggested goals. • Leaf removal requirements should be included in the document. • Sod should be added to ground cover or turf requirements. • Recommendations for tree pruning on page 11 and page 21 should be consistent. • Recommendations seem more like goals. Minimums should be set to make sure developers don't get by with the very least streetscaping. B. 38 "' Avenue Subarea Plan Sally Payne reviewed the staff report on this item. City Council has approved funding for a transportation analysis of the 38"' Avenue corridor. Staff will be working on a Request for Proposals to hire a transportation consultant to perform a transportation analysis as well some community outreach. It is hoped to have the consultant hired by October. The City has also received a $12,000 grant from Live Well Wheat Ridge to be used for community meetings. These meetings will be held after results have been received from the transportation consultant. She invited feedback from the Commission. Comments from Commissioners included: • The Corridor Plan Stakeholders Committee (CSPC) is extremely important. Longevity and consistency with clear responsibilities for members of the Committee is important. • There was concern about the traffic consultant conducting stakeholder meetings. Staff agreed with this concern and the RFP will not necessarily be packaged to have the same team do both. • There was concern about lack of discussion regarding the shallow lots along 38 Avenue and land acquisition. • It was suggested that meetings should include the costs of streetscaping. • There were comments that much time and money has been spent for planning along 38 ' Avenue and hope was expressed that the City will allocate CIP funds to proceed with the plans. • It was suggested that discussions be held with Denver since what Wheat Ridge does along 38 "' Avenue will have an effect on Denver. Planning Commission Minutes 2 September 2. 2010 It is important that 38` Avenue be identified as a main street. 8. OTHER ITEMS Commissioner DWYER stated that he was interested in attending the Land Use Law Conference. Sally Payne will find out if funds are available to cover registration fees. 9. ADJOURNMENT It was moved by Commissioner DWYER and seconded by Commissioner POND to adjourn the meeting at 8:15 p.m. The motion passed unanimously. Richard Matthews, Chair Ann Lazzeri, Secretary Planning Commission Minutes 3 September 2, 2010 V' , City of " i ge MMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Sarah Showalter DATE OF MEETING: November 4, 2010 CASE NO. & NAME: WZ -10 -04 /Southeast corner of W. 44"' Ave and Wadsworth ACTION REQUESTED: A City- initiated rezoning to the Mixed Use - Commercial (MU -C) zone district for properties located at the southeast corner of W. 44"' Avenue and Wadsworth Boulevard. LOCATION OF REQUEST: 4350 Wadsworth Boulevard, 7540 W. 44 "' Avenue, and 7340 W. 44"' Avenue APPROXIMATE AREA: 543,970 square feet (12.5 acres) PRESENT ZONING: Restricted Commercial (R -C), Commercial One (C -1) and Planned Commercial Development (PCD) COMPREHENSIVE PLAN: Mixed Use Town Center/Neighborhood Buffer ENTER INTO RECORD: (X) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE 1 Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 "' Ave and Wadsworth All notification requirements have been met; therefore, there is jurisdiction to hear this case I. REQUEST On September 13, 2010, City Council adopted a resolution to initiate the rezoning of the properties located at the southeast corner of W. 44 Avenue and Wadsworth to the Mixed Use - Commercial (MU -C) zone district (Exhibit 1, City Council Resolution). The proposed rezoning area includes three properties: 4350 Wadsworth Boulevard, 7540 W. 44 Avenue, and 7340 W. 44 Avenue. The total area is approximately 12.5 acres in size (Exhibit 2, Legal Description and Map). II. EXISTING CONDITIONS The property to be rezoned is located at the southeast corner of W. 44 Avenue and Wadsworth Boulevard and extends east to Upham Street. It includes the property located immediately at the corner, 4350 Wadsworth, which contains the First Bank building. It also includes the property located at 7540 W. 44 Avenue, which fronts W. 44 Avenue just east of Wadsworth and contains the Panda King restaurant. The third property, located at 7340 W. 44 Avenue, contains a large parking lot, an antique mall that has recently been vacated, and a former /vacant transmission shop located at the corner of W. 44 Avenue and Upham Street. The property at this address, which is approximately 9 acres in size, was purchased by the urban renewal authority, Renewal Wheat Ridge (RWR), in 2008. RWR is working with a master developer on a redevelopment plan for this property that is anticipated to include office, retail, and residential uses. Existing Zoning The First Bank property at 4350 Wadsworth Boulevard is currently zoned Restricted Commercial (R- C) and Commercial One (C -1). The Panda King property at 7540 W. 44 Avenue is currently zoned C -1. The property at 7340 W. 44 Avenue, which includes the former antique mall and transmission shop, is zoned C -1 and Planned Commercial Development (PCD). The Pay -N -Pak PCD that applies to the property was approved in 1977 through an Outline Development Plan (ODP). It allows the same uses at the C -1 zone district, with the exception of auto, truck, and trailer sales. Overall, the existing commercial zoning on the site allows for a wide range of commercial uses, especially in the C -1 and PCD districts. All three existing zone districts on the subject site place considerable restrictions on residential development, including the following conditions: • No new residences as a primary or principal use shall be allowed • The amount of floor area devoted to commercial use must exceed the amount devoted to residential use • Residential use density shall not exceed one dwelling unit per 5,000 square feet (roughly 8.7 units per acre) In terms of building heights, the current zoning on the site limits commercial buildings to a maximum of 50 feet and any building with a residential use to a maximum of 35 feet. Any development under the current zoning would also be subject to the Architectural and Site Design Manual (ASDM) since the area is part of the Traditional Overlay district. The ASDM contains site and building design standards that encourage quality architecture and pedestrian- friendly design. Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 Ave and Wadsworth 2 Surrounding Zoning and Land Uses The subject property is bounded by two major commercial corridors — Wadsworth Boulevard and W. 44 Avenue. The existing zoning and land uses to the west and north of the area are commercial, primarily C -1 and R -C. To the south, there is C -1 zoning along Wadsworth and land uses include a restaurant and large retail shopping center. To the southeast, the site borders an existing residential neighborhood with R -2 zoning and single- and two - family homes. The same residential area borders the subject property to the east, separated from the property by Upham Street. III. PROPOSED ZONING The City is proposing that the subject property be rezoned to Mixed Use - Commercial (MU -C), a zone district that allows a wide range of uses — including commercial, civic, and residential uses — and that encourages mixed use development. The proposed zoning is consistent with the City's adopted plans for this area. Comprehensive Plan and Subarea Plan Subarea Plan The subject property is part of the Wadsworth Corridor Subarea Plan, which was adopted in 2007. This plan calls for the redevelopment of Wadsworth with mixed use, medium and high density development. The proposed rezoning to the MU -C zone district will enable the redevelopment of the urban renewal property to a mixed use, pedestrian- friendly development that fits the following goals stated in the Wadsworth Corridor Subarea Plan (page 4): • Encouragement of the development of the Wadsworth Corridor, especially between W. 44 Avenue and W. 38 Avenue, as a town center for Wheat Ridge — filling in both sides of Wadsworth Boulevard with a mix of commercial, office, and residential uses, convenient parking both on- street and behind the buildings, and broad sidewalks with benches, street plantings and areas for plaza and outdoor dining • In general, encourage a gradual increase in density and building height closer to Wadsworth Boulevard to provide the critical mass of uses and residents that will help support the businesses in the Corridor and bring life to this town center as well as prevent encroachment into the residential neighborhoods east and west of the Subarea. Comprehensive Plan Envision Wheat Ridge, the Comprehensive Plan adopted in 2009, also promotes the vision for Wadsworth, between W. 44 and W. 38 Avenues, to become a mixed use town center. The Plan identifies the Wadsworth corridor as one of five priority redevelopment areas in the City and specifically recommends that the City, in collaboration with economic development partners, guide the development of a pedestrian - friendly, mixed use town center at this location. To achieve this goal, the Plan recommends two implementation steps that have already been completed: • Develop new mixed use zoning to assure high - quality mixed use development in priority redevelopment areas (City Council adopted new mixed use zoning, including the MU -C district, in September 2010). • Remove City Charter height and density limitations for priority redevelopment areas, including the proposed town center (Wheat Ridge voters approved an amendment to the City Charter in 2009 that removed certain parts of the City, including the Wadsworth Corridor between W. 38 Ave and W. 44 Ave, from the height and density restrictions) With these two important steps complete, the City would now like to apply the new mixed use zoning to a proposed redevelopment area within the planned town center. The new zoning will enable higher Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 Ave and Wadsworth density, mixed use development and help to realize the goal of establishing a town center on Wadsworth. Mixed Use - Commercial (MU -C) District The MU -C zone district is intended for major commercial corridors and community activity centers. It permits a wide range of land uses and encourages quality, higher density, mixed use development. Please refer to the un- codified version of the new mixed use code, as adopted by City Council on September 13, which is included under separate cover in the Planning Commission packet. Allowed Uses The MU -C zone district allows a wide range of commercial, retail, civic, and residential uses. Unlike the existing commercial zones on the site, it does not contain restrictions that make residential development at the site difficult to attain. While there are many land uses allowed under MU -C zoning, several higher- impact and auto - oriented uses are conditional uses, which require an additional administrative review by staff to ensure that the building and site design have as few negative impacts as possible. Drive - through uses also have separation requirements to ensure that they do not become a dominate use in one particular area. Building Height and Density The MU -C zone district does not contain a unit per acre limit on residential development. Instead, it regulates density through building height, setbacks, and open space requirements. Buildings are allowed up to a height of 4 stories. To incentivize mixed use development, buildings that contain a mix of land uses (such as office and retail, or retail and residential) may be as high as 6 stories. Open Space Requirements Under the MU -C zoning, 15% of the net development area must be dedicated as open space for single - use development. Mixed -use development has a 10% open space requirement. At least 75% of all open space must be usable open space, such as parks and plazas. Residential Transitions In an effort to protect existing residential neighborhoods, the MU -C zone district contains specific requirements for new development that is adjacent to residential uses. Where any parking lot or drive - through abuts a lot that has a residential use, screening must be provided (including a 6 -foot tall wall/fence or hedge and a 6 -foot wide landscaped buffer). For any new building that is adjacent to a lot with a single- or two - family residential use that has residential or agricultural zoning, the following regulations apply: • A minimum 10 -foot wide landscape buffer for 1 -2 story buildings. The buffer must be 15 feet wide for a 3 story building, and 20 feet wide for buildings 4 stories or taller. • In addition to the landscaped buffer, buildings over 2 stories must step the upper floors back an additional 5 feet per story for the 3 rd and 4 th stories. • Any portion of a building within 100 feet of a residential use may not be taller than 4 stories (except where an arterial or collector street separates the new building from the residential use). Architectural Standards With the goal of ensuring high- quality development, the MU -C zone district contains architectural standards. The design standards include: • Requirements for fagade articulation and material variation. Planning Commission Case WZ -10 -07 /Southeast corner of W. 44` Ave and Wadsworth 4 • A build -to requirement that places buildings close to the street, with parking at the side or in the rear.The build -to requirement in the MU -C district is flexible, allowing a 0 -20 foot build -to zone for 50% of the lot frontage, to enable a wide range of building types. • Transparency requirements at the ground floor to help create active and interesting ground floor facades. • Screening and placement requirements for drive - throughs. • Screening requirements for utilities and loading areas. Process Section 26 -113 of the Wheat Ridge Zoning Code allows the City to initiate rezonings with our without consent of affected property owners. The first step in the process is for City Council to adopt a resolution that indicates the proposed area to be rezoned and states the intended purpose of the rezoning. This was completed on September 13, 2010. The next step is for the City to hold a neighborhood meeting, to which any property owner with 600 feet of the site is invited. The City held a neighborhood meeting on October 13, 2010 (Exhibit 3, Neighborhood Meeting Notes). Comments received at the meeting indicated concern that the proposed rezoning would allow for high- density residential development. There was particular concern that the residential component of the proposed mixed use development at the Renewal Wheat Ridge site is currently contemplated to contain moderate- to low- income housing. After the neighborhood meeting, the proposed rezoning must go to a public hearing before Planning Commission, who shall make a recommendation to City Council to approve, approve with modifications, or deny the rezoning proposal. The Commission's recommendation shall be based on the facts presented in the public hearing in consideration of the criteria for review specified in Section 26 -112D, and contained below under "Zone Change Criteria." Upon receipt of the Planning Commission's recommendation, the City Council shall hold a public hearing on the proposal and shall vote to approve, approve with modifications, or reject the proposal. IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26 -112D. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence that there is an error with the current Restricted Commercial (R -C), Commercial One (C -1), and Planned Commercial Development (PCD) zone districts as they appear on the city zoning map. 2. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, Since the time that the current zoning was put in place (in 1969 for the R -C and C -1 districts and in 1977 for the PCD district), the subject property has changed as it became part of the Wheat Ridge Town Center Urban Renewal Area. The adopted urban renewal plan for this area (originally adopted Planning Commission Case WZ -10 -07 /Southeast corner of W. 44` Ave and Wadsworth 5 in 1981 and most recently amended in -1997) identifies all of the properties in the subject area as blighted and calls for public - private partnerships to revitalize the Wadsworth corridor between W. 44 Ave and W. 38 Ave. Another change in character specific to the site is the deterioration of the property located at 7340 W. 44 Avenue and now under the ownership of Renewal Wheat Ridge. The portion of this property that abuts the antique mall to the west was previously home to a retail store, but has been vacant for decades. This vacant land, combined with the vacant transmission shop at the corner of W. 44 Avenue and Upham Street, creates blight in the middle of an area where the City's plans call for a lively mixed use town center. 3. The Planning Commission shall also find that the evidence supports the finding of at least four (4) of the following: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. The proposed zoning is consistent with the policies and goals in the City's Comprehensive Plan and the Wadsworth Corridor Subarea Plan. Both plans call for higher density, mixed use development along Wadsworth Boulevard. More specifically, the Comprehensive Plan identifies the subject property as a priority redevelopment area where the City should work to implement the vision of a quality, mixed use town center. The proposed MU -C zoning, which encourages mixed use development and contains design standards, directly fits with these goals. b. The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived. The proposed change of zone is compatible with the surrounding area, especially since Wadsworth Boulevard and W. 44 Avenue are primary commercial corridors targeted for higher density commercial and mixed use development. Most of the surrounding uses adjacent to the site are commercial. To the east, where there is an existing residential neighborhood, required residential transitions in the MU -C code should help protect the character of this area and ensure that there are minimal, if any, adverse impacts. c. There will be social, recreational, physical and/or economic benefits to the community derived by the change of zone. The proposed zone change should be a benefit to the community. The new zoning will enable mixed use redevelopment of a currently blighted area, bringing new uses that are likely to activate the area, generate sales tax for the City, create housing to attract new residents, and provide a balanced mix of land uses. The new zoning also requires that any new development provide new open space, which will benefit the community. d. Adequate infrastructure/facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity. Planning Commission Case WZ -10 -07 /Southeast corner of W. 44` Ave and Wadsworth 6 Any new development under the proposed MU -C zoning will be required to complete a °site plan review process, which includes referral to all impacted utility agencies. The applicant who is proposing development under the MU -C zoning will be required to provide utility upgrades wherever current capacity is not adequate. e. The change of zone will not adversely affect public health, safety or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties. The change of zone will not adversely affect public health, safety or welfare. While the new zoning would allow high- density development that could generate additional traffic, it is not clear that development under the proposed zoning would generate any more traffic than might occur with development under the existing commercial zoning. Any proposed development under the new MU -C zoning would be required to complete a traffic study as part of the concept plan submittal and to install infrastructure and traffic signal improvements as required by Public Works. Development proposals will also be required to meet stormwater drainage and water quality requirements in order to be approved, thus no drainage problems are anticipated. 4. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. This criterion is not applicable since the Architectural and Site Design Manual does not apply in the MU -C zone district. V. STAFF CONCLUSION & RECOMMENDED MOTION(S) Staff concludes that the proposed zone change is consistent with the Comprehensive Plan and the Wadsworth Corridor Subarea Plan. Staff concludes that the proposed zone change will be compatible with the surrounding area, which is commercial in nature and designated for mixed use redevelopment in the City's adopted plans. Staff further concludes that any applicant for development under the new zoning will, through the site plan review process, be required to provide utility upgrades where needed. Finally, staff concludes that the proposed zone change will not adversely affect public health, safety, or welfare. Because the zone change evaluation criteria support the zone change request, a recommendation of approval with conditions is given. OPTION A: "I move to recommend APPROVAL of Case No. WZ- 10 -07, a request for a City- initiated zone change from Restricted Commercial, Commercial One, and Planned Commercial Development to Mixed Use - Commercial, for property located at 4350 Wadsworth Boulevard, 7540 W. 44 Avenue, and 7340 W. 44 Avenue, for the following reasons: 1. The proposed zone change is consistent with the goals and objectives of the Comprehensive Plan and the Wadsworth Corridor Subarea Plan. 2. The proposed zone change is compatible with the surrounding area 3. Any applicant for development under the proposed zoning will provide adequate utility upgrades where needed; and 4. The proposed zone change will not adversely impact the public health, safety, or welfare." Planning Commission Case WZ -10 -07 /Southeast corner of W. 44"' Ave and Wadsworth 7 'I J V T17\"i� "I move to recommend DENIAL of Case No.WZ- 10 -07, a request for a City- initiated zone change from Restricted Commercial, Commercial One, and Planned Commercial Development to Mixed Use - Commercial, for property located at 4350 Wadsworth Boulevard, 7540 W. 44 Avenue, and 7340 W. 44 Avenue, for the following reasons: 2. 3." Planning Commission Case WZ -10 -07 /Southeast corner of W. 44``' Ave and Wadsworth 8 EXHIBIT 1:. CITY COUNCIL RESOLUTION CITY OF WHEAT RIME, COLORAIM RESOLUTION NO. 55 SERIES 2010 TITLE: A RLSOLIITION BEGININNING A CITY - INITIATED REZONING OF PROPERTIES LOCATED AT THE SOUTHEAST CORNER OF 44 111 AVENUE AND %'ADS%%ORTI1 ROULLVARD TO NIIXEII USE — COMMERCIAL WHEREAS, the Aads%orth Corridor Subarea flan Has adopted in 2007 and the Fpm ision \ heat Ridge contprehensi%c plans %tias adopted in 20(19: and WHEREAS, both plans recommend that the %Vadsworth corridor redevelop over time with a higher density, mixed use deveh)pment pattern: and WHEREAS, the existing zoning designations along the corridor are generally commercial. including a predominance of Commercial — One (C -1), v,hich allows only limited residential development: and W it I REAS. properties located at the southeast corner of 44 °r and Wadsworth are included in those plans and are recommended tar future mixed use development. including the development of" town center" land use pattern that promotes a more active and pedestrian friendly environment. and Wi[EREAS, Renewal Wheat Ridge has acquired 3 properties in this location totaling 9 acres and is working wvith a Master DevOoper on a redevelopment plans that would include mixed use development, anticipated to include office. retail and residential: and WHEREAS, rezoning the property to Mixed Use — Commercial (NI -C) would support the development concept being proposed and would expedite the abilitti of Rei e Wheat Ridge to redevelop all or part of the area into the land use pattern and urban form that the City desires. and WHEREAS. Section 26-61 .3 of the C(xle of Laws requires City Council to begin the process ofeity- initiated rezonings by adopting a resolution doing so and referring the mutter to the Planning Commission for is public hearing, cchich %%ould be preceded b% a neighborhood meeting. NOW THEREFORE HE IT RESOLVED by the City Council of the City of Wheat Ridge, Colorado, as follows: 1. The City Council hereby initiates a rezoning of property located at the southeast corner of 44` and WadSworth, as generally depicted on the attached Exhibit A. Planning Commission Case WZ -10 -07 /Southeast corner of W. 44` Ave and Wadsworth 9 DONE AND RESOINEDTHIS 13"' Da,* of September 2010. Jem DiTullio, Nlanor ATTEST: Michael Swm. f itv Clerk W .0 ' 'q MWk j F It • (D AK -MM , ji l o w .. ■ � I Planning Commission Case WZ- 10-07/Southeast comer of W. 44 Ave and Wadsworth 10 EXHIBIT 2: LEGAL DESCRIPTION AND MAP Legal Description Case Number WZ- 10 -07: City - initiated rezoning of 4350 Wadsworth Boulevard, 7540 W. 44 Avenue, and 7340 W. 44` Avenue to the Mixed Use Commercial (MU -C) zone district. The area to be rezoned to Mixed Use - Commercial (MU -C) is comprised of: The parcels commonly known as 4350 Wadsworth Boulevard and described at Reception Number 223110190 as recorded in the official records of Jefferson County, State of Colorado; and The parcels commonly known as 7540 West 44"' Avenue and described at Reception Number 89006508 as recorded in the official records of Jefferson County, State of Colorado; and The parcels commonly known as 7340 West 44"' Avenue and described at Reception Number H908376A as recorded in the official records of Jefferson County, State of Colorado; as depicted in the map below. Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 Ave and Wadsworth 11 W Z U 14TH AVE 0 J m K 0 3 07540 04350 F04350 07540 04350 04350 04350 07340 07340 04350 L07340 07340 43RD PL y w 43RD AVE T_� Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 Ave and Wadsworth 11 EXHIBIT 3: NEIGHBORHOOD MEETING MINUTES ilk [)I `J'`! beat ice ( t)hcbwNll?' I IVilt)m mi City of %Ixm Fudge `.luaicipal Building %01C. 29" ve. %Vheat Fudge. CO 50033 -3001 R 303.235.2W F: 303.235.2857 NEIGHBORHOOD �IEETE\G NOTES Date: October 13. 2010 City Staff Present: Kenneth Johnstone. Community Development Director Meredith Reckert, Senior Planner Sarah Showalter. Planner II Location of meeting: Wheat Ridge Municipal Building 7500 W, 20 Ave Wheat Rid CO 80033 Land -Use Proposal: City- initiated rezoning of 4350 Wadsworth. ?540 W. 44 Avenue. and 7340 W. 44 Avenue to Mixed Use - Commercial (MU -C) Attendees: Nick Moore. lVeston Solutions Mike'Markham for Lorraine NeNvu>mann 4231 Upham St Joe Sadar. 4355 Teller Street Richard Doyle. 4491 Upham Street Tom and Gay Anne Fey. 4320 Upham Street Sae Zhong Zheng. 7540 W. 44" Avenue Patty P�-ell. ,510 W. 42� Avenue Lam Sherman. 176 ?4 Denver West Blvd Rolly Sorrentino. 4175 Teller Street Existing Zoning: C -1_ Commercial -One: R -C Restricted - Commercial: PCD Planned Commercial Development Comprehensive Plan Designation: '.%lixed Use Town Center Wadsworth Sub -area Plan: Medium to high density mixed use Existing Use,'site conditions: The property is located at the southeast comer of W. 44 Avenue and Wadsworth Boulevard_ It is composed of properties with three separate addresses: 4350 Wadsworth. 7540 W. 44 Avenue_ and 7340 W. 44 Avenue. The current zoning on the property is Commercial -One (C-1)_ Restricted Commercial (R -C). and the Fay -N -Pak Planned Commercial Development (PCD). Most of the adjacent properties to the south. west. and north are zoned commercially due to their proximity to Wadsworth and W 44 Avenue. two major commercial arterials through Wheat Ridge. The eastern edge of the area to be rezoned is bordered by Upham Street. a local street lined with residential uses that are zoned Residential -Two (R -?)_ Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 `" Ave and Wadsworth 12 The property currently contains the First Bank building at the corner of W. 44 and Wadsworth. a Panda King, restaurant that fronts W. 44 a vacant former transmission shop at the comer of `V. 44 and Upham. and an Antique Mall that is in the southeastern portion of the land to be rezoned. There are also large areas of surface parking. The former Antique Mall and associated parking_ as well as the old transmission shop. are under ownership by Renewal Wheat Ridge. who has partnered with a private developer to propose a mixed use development for a large portion of the rezoning area. Proposal: The Wadsworth corridor_ between W. 38 and W_ 44` Avenues_ is designated in the City's plans as a priority area for mixed use. medium- to high- density redevelopment_ The Wadsworth Corridor Subarea Plan. adopted in 2407. designates this portion of the corridor for future medium- to high- densio development with a mix of land uses. This vision was refined in the City's recently adopted Comprehensive Plan_ En-sision Mieat Ridge. which designates Wadsworth as a primary commercial corridor and calls for a mixed use town center between W. 38 and W. 44` Avenues. Envision TT'lreat Ridge identified this area of Wadsworth as one of five priority redevelopment areas and recommended the development of new mixed use zoning, that could be utilized on Wadsworth. along with other priority redevelopment areas, to allow and encourage high - quality. mixed -use development. To this end. the City developed a raised -use zoning ordinance that was adopted by City Council in September. 2010, City Council also adopted a resolution to pursue a City- initiated rezoning of the properties at the southeast comer of W. 44� Avenue and Wadsworth to one of the new mixed use districts, Mixed Use - Commercial (MU -C). The area proposed for rezoning to MU -C includes the land owned by Renewal Wheat Ridge (7340 W. 44 Avenue) as well as the First Bank and Panda King properties at 4350 Wadsworth and 7540 W. 44 Avenue_ respectively. The intent of the rezoning is to allow for mixed use development of the Renewal Wheat Ridge site that will likely include office. retail. and residential uses_ The folloning issues were discussed regarding the zone change request and proposed development: Staff presented a 20 minute overview of the proposal_ The presentation contained information on the following topics. Purpose of the neighborhood meeting History of the City's planning efforts to promote medium- to high- density mixed use development on Wadsworth Over. of the current zoning on the site Over. of what would be allowed under the proposed MU -C zoning. including building height. allowable uses. and architectural standards incorporated into the zone district _ Overview of rezoning process and the administrative site plan review that will be required for proposed development on the site (assuming MU -C zoning for the site is approved) Staff also informed the meeting attendees of the upcoming Planning Commission and City Council public hearings. which are part of the rezoning process. where members of the public will be able to comment on the proposal Issues; questions raised by the meeting attendees what were discussed at the meeting_ 9 Does the 'NiU -C zone district have a maximum residential density" -'o_ ilarimum building height minimum required open space, required setbacks and parking r•equire?nents are used to regulate the overall density qfa development. Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 ` Ave and Wadsworth 13 • What types of traffic impacts might there be. especially with higher density development' This could be an issue since R'. i4 Ave and Wadsworth are ah very busy streets and because there are schools and emergency services nearby the site. It is definitel re tree that rile new development would have rr•afjSc impacts. The On ' Public Morks Department will require a tra study for anti• signffrcarnt new development on the site (regardless of the _owing). It is worth nortng however, that one of the benefits of mixed use development is that it reduces the over-all number of auto taps since people are able to walk to different uses in one area. _41ro, the current commercial =oning on the proper would allox far fairb sigrtifncanr commercial development that could also have a large t•n impact. • Does the proposed new zoning match the County's pla to put an office building ns on the site' Fes, tare new =oning would defniteb° allow for this rise. • Will there be any right -of -way dedicated as part of the process" Right-of-May eROTV) dedications will be needed. It is liken that the new development will include extending a couple oflocal streets, such as Iance and IT' Ofd Place, through rile site. ROTT dedication would happen at tire time ofsubdivision, however-, and not as part of the rezoning. • Will the new zoning allow for bars, nightclubs. and similar uses? ICS, it x711, as does the current zoning. Anyone serving alcohol will have to have a liquor license approved by the liquor board. • Will the proposed residential uses for the site be lots or moderate income? There should be higher incomes at this site. Wheat Ridge already has enough low income housing. The zoning does not in an way spect6 a certain income level for housing or the site. It is tine that tire master developer has starred talking to potential housing developers, though nothing is finalized, and the development communin• says that tire market for this area is low to moderate income arousing. Please keep in mind that moderate income housing often serves people making salaries in the range of 550,000 per year, such as freemen or teachers. It is certainb tare goal of the Can to attract strong households, but a lot of that will happen in singie.famih residential neighborhoods_ Me. also want to provide a mix of housing apes to have a balance of housing choices_ • What is the purpose of this rezoning. other than to allow high density residential at this site? There is a serious concern that the City is creating future slums. such as Ar ada's new multi- family housing near Olde Town. like the Water Tower development. The purpose of rile rezoning is not soleh• to allow residential_ The gusting zoning makes it veil difficult to do significant residentia l development since it places many restrictions on how much residential use there can be, whenv it can be located etc. Tire proposed E. C zoning will certainly make tare residential component easier to development However-, there are other- goals behind this rezoning. Tire JVUIC district has stmng architectural guidelines that will allow the City to have Greater control over the design of new roses, especiallb. auto- ot•iented use. 77re proposed zoning also allows for a wide range of commercial uses and meets the City's goals for encouraging mired use at this area_ The private developer who is working with RTIR looked at tare zoning options and preferred the M -C district. • What happened to the plan we worked on with alheat Ridge 2020. which showed townhomes along Upham at this site' This is the kind of residential that the neighborhood wants to see at this site. not low income housing. I believe that the plan you are rgfemng to is a concept plan that near Ridge ?0'0 put together- about 4 years ago for• the site. RTTR used this plan as part of a request for proposals to tare development community Developers who have looked at what the market will support here say that townhomes would snot selL • What can the neighborhood do to stop the residential component of this rezoning' W y can't Planning Commission Case WZ -10 -07 /Southeast corner of W. 44 ` Ave and Wadsworth 14 the new development be commercial only? There will be two public hearings in the re:oningprocess where an can come and voice their corner ns about the proposed r•e= oninQ. The City is not against commercial development at this site and the proposed redevelopment concept will include commercial and residential land rue.:_ Because of the lack of visibilitt fi-om Tr adsworth and tire si_e of the site it does not work as a significant retail reden. vlopment. • Would the City consider implementing parking restrictions on Upham so that there is not spillover parking in the neighborhood"' If that became an issue, we could certainly consider dfffier ent parking management tools to restrict parking on that street. • Is this the first application of the new zone district M -C in 'tVheat Ridge' Is the City pursuing this zoning in other areas? This is the first City- initiated re_oning to liU-C. There is a private applicant requesting a re =oning to another mired use district further west on Tr' 44` Ave, near Tabor Street. Tire. Ciry is also considering j ur•ther legislative rezonings along priorit }' corridors like rt adsworth. Me will be having a meeting in November with property owners our Wdsworth to talk about the potential re_oning of all properties •om 38 to 44 to MU- C, led by the Cih • Is there any m; ;n , um lot size in the new NfU -C zoning' -N'o, there is Trot_ • Can a private applicant apply for the MU -C zoning for their property? Yes, they can. • Will there be any new traffic signals! There will likeh' be a new signal at IT' 44 and tire new Vance Street connection_ • Is the First Bank building part of Renewal Wheat Ridee's development proposal? The building itself is not It is likely that First Bank will trade some of its parking area along liadsworth, which as good visibility, to put a retail pad in this location_ • How did Renewal Wheat Ridge pay for the acquisition of the property that they control? Did my tax dollars go toward the purchase of the redevelopment site" RTFR used some of their own funds, in addition to a private loan from a bank, to bin the propennv. Rrr'R's funding comes from tai incre-ment financing 1TIF1, a financing tool used at other urban renewal projects like the Satewav at TT' 3e .4ve and rradsworth_ TIF works b }• free=ing property and sales taxes at the current level. .4n1- incremental increases after thatpoint can be diverted from tire Cih''s general_frnd back to tire urban renewal authorin•, RTrR, to heIp pay for infrastructure at a development site or to help acquire land at a_frtve urban renewal site. So in this sense, some of your tax dollars did go toward the purchase of the site_ • It sounds like the proposed development would block access to an existing residential lot just south of the Antique Mall site_ at 42 Upham Street. Tire son -in -law o f the property owner for that lot is in attendance and says that tine owner has legal agreements secur.Fig access. This will be resolved as part of the subdivision process. • Could car repair go in under the new zoning? We would not want to see that use at this site. Yes, iiU =C allows for auto repair as a conditional use. This means that there is an additonal review of the site plan and design o f'the building by stgff to ensure a gualitti1 design_ 3fU -C also does not allow any outdoor storage of autos. The current =oning also allows for auto repair rues but it does not have as many design requirements so cin staff would have Iess control in ensuring a qualitt- design. • How many people could potentially live here if the entire development area (excluding the First Bank) became a high - density residential development under the new zoning? Planning Commission Case WZ -10 -07 /Southeast corner of W. 44` Ave and Wadsworth It is tough to give an exact number since there is not a maximum unitper acre number in the ?eft =C district. .4 good estimate would be that 1 ou could fit up to 100 -500 units if it was all residential with structured parking_ This could be up to 1,000 residents. Planning Commission Case WZ -10 -07 /Southeast corner of W. 44"' Ave and Wadsworth .��4' City of ` W COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: October 29th (for November 4th Study Session) SUBJECT: Streetscape Design Manual Introduction On September 2nd, staff held a study session with the Planning Commission to review the first draft of the revised Streetscape Design Manual. The intent of this revision is to provide a comprehensive update to the existing Streetscape and Architectural Design Manual (2001) and to create a new manual that serves several purposes, including: • Creating uniform design standards for sidewalks and streetscapes that correspond with the street cross sections established in the recently adopted Bicycle- Pedestrian Master Plan • Ensuring quality streetscape design that will complement anticipated mixed use development on major commercial corridors • Replacing the largely outdated Streetscape and Architectural Design Manual At the study session in September, Planning Commission expressed concern that the revised Streetscape Design Manual lacked objective standards regarding minimum dimensions and spacing standards, especially for priority corridors that are likely to see redevelopment in the future. The commissioners asked staff set more specific standards for required widths, street tree spacing, and minimum requirements for street furniture. Since that time, staff worked on developing specific design goals, standards, and guidelines that address these issues for six priority streets throughout the City. This memo is structured as follows: 1. Review of Changes 2. Related Code Amendments 3. Next Steps Review of Changes The most significant change is the addition of a new chapter (Chapter 2) that sets specific design requirements for priority corridors. These corridors are consistent with the Comprehensive Plan's designation of commercial and mixed use corridors that are envisioned for redevelopment in the future. The priority corridors are: • W. 38th Avenue between Sheridan and Wadsworth • Wadsworth Boulevard between W. 32nd Ave and I -70, with a mixed use town center between W. 38th Ave and W. 44th Ave • Kipling Street between W. 35th Ave and W. 51st Place • W. 44th Avenue between Harlan and Wadsworth and between Everett and I -70 • Youngfield Street between W. 32nd Ave and Highway 58 • Streets with the future Transit - Oriented Development (TOD) at Ward Road Station In drafting the standards for Chapter 2, staff examined the following elements for each priority corridor in order to determine the minimum standards for the sidewalk, amenity zone, and overall character of the desired streetscape: • Any existing streetscape improvements that are already on the corridor • Recommended improvements to the corridor in the Bicycle- Pedestrian Master Plan • Existing right -of -way (ROW) widths to understand how much additional ROW would be needed to meet the standards for each corridor. • Vision for the future of the corridor, as described in the City's adopted plans Staff also studied the dimensions and street amenities within quality streetscapes close to Wheat Ridge, such as Belmar and the Highlands Garden Village development at W. 38 Ave and Tennyson. This helped influence requirements for sidewalk widths and minimum spacing for street trees, benches, and pedestrian lights on the priority corridors. It should be noted that for most priority corridors, in order for the requirements for sidewalk and amenity zone widths to be met, additional ROW (or easements) will be needed. This is something that would occur when a development proposal is processed, typically through ROW dedication on a plat for the property. In addition to adding Chapter 2, staff made revisions to other parts of the manual, which are highlighted in yellow in the attached draft for your review. These changes were based on feedback from the September 2 nd Planning Commission study session, as well as comments received by staff from the LiveWell Wheat Ridge Active Community Environment (ACE) task force. A summary of the major changes is listed below: • Stronger language promoting low -water plants added, including a requirement that tree species with a low- to moderate -water use rating on approved tree list be utilized wherever possible • Structural soil in tree vaults required, rather than just encouraged • Added clarification that requirements for bike parking racks are in addition to any on -site bike parking required by the property's zone district • Under maintenance requirements, added the removal of fallen leaves as a property owner responsibility Staff would also like to provide the following comments in response to concerns or suggestions raised at the September 2 nd Planning Commission study session: • Staff confirmed that the pruning standards for street trees, contained in Chapter 3, do not 2 conflict in any way with the requirement for meeting ISA pruning standards, contained in Chapter 4 • Staff discussed the recommendation to remove the list of prohibited tree species from Chapter 3 since this would require potential future amendments to the manual if additional species are added to the list. The horticulturalist in Parks and Rec stated that it is pretty rare to add banned species and staff from all departments agreed that it would be beneficial to leave the prohibited list within the manual so that trees that are not allowed are very clearly spelled -out to applicants • Staff discussed the concern about using water ratings from the Garden Center of Colorado and did research on the ratings. The CSU Extension program was also involved in developing this rating system and the City's horticulturalist felt confident that the ratings were worthwhile and reliable. Related Code Amendments Adoption of the new Streetscape Design Manual will include a proposed ordinance to update the zoning code for consistency with the manual. Several areas of the code will be revised to update references to the Streetscape Design Manual and to remove references to the Streetscape and Architectural Overlay Districts, which are not utilized and will no longer exist with adoption of the new manual. Next Steps Staff will incorporate any additional comments from Planning Commission and then hold a study session with City Council regarding the draft manual. Public hearings for adoption of the new manual, along with related code amendments, will likely occur in the first months of 2011. Attachments: Streetscape Design Manual Draft 2 City of Wheat Ridge Streetscape Design Manual DRAFT 10.28.2010 of W ge TABLE OF CONTENTS CHAPTER 1 - Introduction 1.1. Historical Context .......... ............................... 1 1.2 Purpose .................. ............................... 2 1.3 Applicability ............... ............................... 2 1.4 Review Procedure .......... ............................... 3 1.5 Definitions ................ ............................... 3 1.6 Street Types ............... ............................... 5 CHAPTER 2 - Priority Corridors 2.1. W. 38th Avenue ............ ............................... 7 2.2 Wadsworth Boulevard ....... ............................... 9 2.3 Kipling Street .............. ............................... 12 2.4 W. 44th Avenue .............. .............................13 2.5 Youngfield Street ........... ............................... 14 2.6 Transit - Oriented Development Area .......................... 15 CHAPTER 3 - Design Standards and Guidelines 3.1. Sidewalks ................. ............................... 19 3.2 Amenity Zones ............ ............................... 20 3.3 Street Trees ............... ............................... 22 3.4 Groundcovers and Shrubs ... ............................... 25 3.5 Street Furnishings .......... ............................... 25 3.6 Lighting .................. ............................... 31 3.7 Crosswalks and Curb Ramps . ............................... 32 CHAPTER 4 - Maintenance and Irrigation 4.1 Maintenance .............. ............................... 33 4.2 Irrigation ................. ............................... 22 APPENDIX A - References Soil Volume Guidelines and References ........................... 37 Structural Soil Reference ........ ............................... 38 Tree Protection Reference ....... ............................... 40 APPENDIX B - Recommended Plant List Recommended Shrubs ............ .............................45 Recommended Grasses and Groundcovers .........................47 Recommended Street Trees ...... ............................... 48 DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual CHAPTER 1 - INTRODUCTION The Wheat Ridge Streetscape Design Manual establishes design standards for collector and arterial st cct� important corridors throughout the City. This manual is intended to promote high - quality streets that encourage pedestrian use and enhance the public realm. 1.1 Historical Context Wheat Ridge had its origins in the silver and gold rush days of Colorado in the late 1800's. Miners traveled back and forth between Golden, Blackhawk and Central City through what is now the City of Wheat Ridge to Denver. Eventually, farmers settled Wheat Ridge and the routes between Denver and points west became established as the main thoroughfares we know today. Wheat Ridge became an incorporated City in 1969. Wheat Ridge, like many satellite suburban communities, does not have an historical main street or town center. Residential development radiated out from Denver and the commercial activity developed along the main thoroughfares. Today these thoroughfares remain as Wheat Ridge's main commercial corridors: W. 38th Avenue, W. 44th Avenue, Sheridan Boulevard, Wadsworth Boulevard, Kipling Street and Youngfield Street. The City's suburban development pattern has created a diverse and eclectic character in the community. On the east side of Wheat Ridge development followed the traditional Denver urban grid pattern. The development pattern east of Wadsworth Boulevard is more dense and compact and the structures are older. As development moved west of Wadsworth, the pattern became more suburban with curved streets, cul -de -sacs and lower density development. Farther to the west, lower- density residential and agricultural uses remain. Historically, many of the City's commercial corridors were pleasant, tree - lined country lanes with smaller scale neighborhood- oriented retail shops. The proliferation of automobile travel as the main mode of transportation was at odds with creating pedestrian - friendly and pedestrian- oriented developments. The suburban development pattern moved buildings from the street edge and placed large parking lots between the building and street. Streets once characterized by small -scale buildings with intimate settings became disorganized streetscapes dominated by parking lots, over - scaled signs and under - utilized or non - existent sidewalks. Wheat Ridge's commercial corridors provide many benefits to the City and surrounding neighborhoods. These corridors serve as gateways into the City and establish the image of the City. They provide service, shopping, dining, cultural and entertainment opportunities for residents of the adjacent neighborhood, the city and the region. Business activity along these Figure 1.2 - The first Wheat Ridge post office, now preserved in the Wheat Ridge Historical Park DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual Figure 1.1 - The Wheat Ridge float in a 1914 parade along an early Denver streetscape corridors provides a significant tax base for the City. Commercial corridors should help connect neighborhoods and add to a sense of community pride. Avenue DRAFT 10.28.2010 This manual is intended to improve the design and appearance of major corridors within the City. Quality streetscapes are a vital component to a thriving community. The standards in this manual support the City's goals for transforming its commercial corridors into more pedestrian - friendly, lively streets lined with mixed -use development. 1.2 Purpose The purpose of the Wheat Ridge Streetscape Design Manual is to: • Promote high - quality streetscapes that contribute to the overall character and identity of the City • Promote multi-modal streets that encourage pedestrian use, enhance the public realm, and complement compact, mixed- use development patterns • Encourage the use of draught - tolerant, low -water plants that promote water conservation Establish standards and guidelines for the streetscape design of all collector and arterial streets within the City of Wheat Ridge, with a particular focus on priority corridors identified in Chapter 2 Create design standards and guidelines that are consistent with: 1. The City of Wheat Ridge Bicycle and Pedestrian Master Plan 2. The City of Wheat Ridge Comprehensive Plan, Envision Wheat Ridge 3. The zoning rules and regulations of the City of Wheat Ridge 4. The City of Wheat Ridge Parks and Recreation Master Plan Many of the design guidelines within this manual are based on the City's former Streetscape and Architectural Design Manual, adopted in 2001. This updated Streetscape Design Manual was developed to provide consistency with the updated Comprehensive Plan, adopted in 2009, and the Bicycle and Pedestrian Master Plan, adopted in 2010. A" standards within this manual are consistent with those in the Bmeyele and Pedestrian Master Plan. 1.3 Applicability The standards and guidelines in this manual apply to: • Any new development along collector and arterial streets, identified in the Roadway Classification Map (Figure 1.14). This includes new development, redevelopment, and additions over 50 percent of the existing floor area. • Improvements to existing collectors and arterials • The new construction of collectors, arterials, or any local street serving mixed use or commercial development • Any City- funded street improvement project This manual only applies to arterial and collector streets, as well as local streets serving mixed use or commercial development. It does not include 2 Wheat Ridge Streetscape Design Manual Figure 1.3 - Existing commercial streetscape on Wheat Ridge's W. 38th Figure 1.4 - The Streetscape Design Manual is intended to promote multi- modal streets that encourage use by pedestrians and bikers, as well as cars (W. 32nd Avenue in Wheat Ridge) any standards for semi -urban street typologies, which feature roadside ditches and often lack sidewalks. There are few existing semi -urban arterial or collector streets in the city, and the City intends to transition existing semi -urban cross- sections into urban cross - sections, which include curb, gutter and sidewalk. 1.4 Review Procedure All new development or redevelopment meeting the criteria above in Section 1.3 Applicability shall submit a complete streetscape plan to the City for review. The streetscape plan shall be included with the application for either (1) Site Plan Review or (2) Building Permit Review, whichever occurs first. The streetscape plan shall include all necessary information to show compliance with the standards and guidelines within this document, including but not limited to: • Landscape plan showing all plantings in the streetscape area, with dimensions and spacing labeled. • Location plan showing all street furnishings, with dimensions and spacing labeled. • Lighting plan showing all existing and proposed lights, with dimensions and spacing labeled. • Utility plan, showing the location of all existing and proposed utilities in the streetscape. • Details and section drawings for any proposed tree vaults. • Cut sheets for all proposed lighting fixtures and street furnishings. As part of the Site Plan or Building Permit review, City staff will review all streetscape drawings for compliance with this document. The drawings will also be referred to utility companies for review and approval. Approval of the streetscape plan will be required for the approval of the Site Plan or Building Permit application that is simultaneously under review. 1.5 Definitions There are several terms used regularly in this document, which are defined below. Amenity Zone: the portion of the streetscape between the curb and the sidewalk, and also referred to as a "buffer." The amenity zone may be hardscaped or landscaped and provides a buffer between the sidewalk and parking or driving lanes on the street. Landscaped amenity zones may also be called "tree lawns." The amenity zone is the location for street lights, street trees, street amenities and furniture, bike racks, and utilities. Arterial Street: a roadway that serves high traffic volumes and provides accessto regional destinations, economic centers, and freeway interchanges. Arterials typically have limited access points and are bordered bycommercial land uses. Principal arterials serve high traffic volumes and provide access to regional destinations, economic centers and highway interchanges. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 3 Figure 1.5 - Example of a hardscaped amenity zone, or the buffer between the sidewalk and roadway (Old South Gaylord Street in Denver) Figure 1.6 - Example of a landscaped amenity zone, or the buffer between the sidewalk and roadway, also called a tree lawn (W. 38th Ave in Wheat Ridge) Examples of principal arterials in Wheat Ridge include Wadsworth Boulevard and Kipling Street. Minor arterials serve less traffic volume than principal arterials but still connect regional destinations. Examples of minor arterials in Wheat Ridge include Youngfield Street and W. 44th Avenue. Building Facade: the face, or outside wall, of a building. Collector Street: a roadway that serves moderate traffic volumes and primarily provides connections between neighborhoods and the arterial roadway system. Collectors may be bordered by commercial and /or residential land uses. Entry Walk: a paved walkway which extends from the sidewalk or building face to the street, providing a pedestrian route to on- street parking areas through a landscaped amenity zone. Hardscape: exterior surface areas covered with concrete, pavers, brick, stone, or a similar surface and not intended for vehicular use. Local Street: a roadway that serves low traffic volumes and is primarily used to gain access to the property bordering it. Private Amenity Zone: the portion of the streetscape between the sidewalk and the building face. This is an optional portion of the Streetscape that is Public Right -of -Way (ROW) i J 0_ I I I $I al I I I 1 21 of 1 I I of al al IOptional4Sidewalkl Amenity I I Amenity I Sidewalk I Optional I I Private I I Zone/ I I Zone/ I I Private I IAmenityl I Buffer I I Buffer I I Amenity I I Zone I I I I I I I I I Zone I I I I I I I I I I I I Streetscape Roadway Streetscape DRAFT 10.28.2010 Figure 1.9 - Common components of the street. 4 Wheat Ridge Streetscape Design Manual Figure 1.7 - Example of an entry walk Figure 1.8 - Example of a "semi- urban" street, with no curb, gutter or sidewalk (W. 29th Ave in Wheat Ridge) common in retail areas. The private amenity zone contains elements such as outdoor seating, planters, and cafe tables. Right -of -Way: the land area owned by the City that forms the public street. The right -of -way typically contains road improvements, utilities, sidewalks, amenity zones, landscaping, lighting and street furniture. Roadway: the portion of the street where vehicles, including cars and bicycles, travel. Semi -Urban Street: a street that does not have curb and gutter, but instead has a road -side ditch next to the roadway. This manual does not include standards or guidelines for semi -urban streets. For typical cross - sections of semi -urban street, see the Wheat Ridge Bicycle and Pedestrian Master Plan. Sidewalk: a paved walkway between the amenity zone and the building face, or between the amenity zone and a private amenity zone. Step -out Strips: also called landing walks, step -out strips are paved strips adjacent to the curb where landscaped amenity zones, or tree lawns, border on- street parallel parking. Step -out strips provide a way for people to enter and exit their car without damaging the landscaped area and are typically used in conjunction with entry walks. Streetscape: the general area between the curb and building face where pedestrian activity is concentrated. The streetscape area includes the sidewalk, amenity zone (landscaped or hardscaped), and the optional private amenity zone. Urban Street: a street that contains curb and gutter, rather than the semi - urban road -side ditch. All of the standards and guidelines in this manual apply to urban streets. Xeriscape: landscaping that utilizes low -water plants to promote water conservation. 1.6 Street Types Arterial Streets Arterial streets serve high traffic volumes, arse} provide access to regional destinations, have limited access points, and are typically lined with commercial land uses. Principal arterials have the highest traffic volumes, while minor arterials serve lower volumes. The arterial streets in Wheat Ridge, as illustrated in the Roadway Classification Map (Figure 1.15), are: • Wadsworth Boulevard • Kipling Street • Ward Road • Sheridan Boulevard DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 5 Figure 1.10 - Example of a step-outstrip Figure 1.11 - Example of an "urban" street, with curb, gutter, and sidewalk (Harlan Street in Wheat Ridge) Figure 1.12 - West 44th Avenue in Wheat Ridge is an example of a minor arterial street with four lanes • Youngfield Street (minor arterial) • W. 38th Avenue (minor arterial west of Kipling Street) • W. 44th Avenue (minor arterial) • W. 32nd Avenue (minor arterial) • W. 26th Avenue (minor arterial) DRAFT 10.28.2010 Arterial streets may have as many as five to six traffic lanes, including a center turn lane and /or center median. Collector Streets Collector streets serve moderate traffic volumes and primarily provide connections between neighborhoods and the arterial roadway system. The collector streets in Wheat Ridge, as illustrated in the Roadway Classification Map (Figure 1.15), are: • Tabor Street (north of W. 44th Ave) • Ridge Road • Miller Street (north of W. 48th Ave) • Independence Street (north of W. 48th Ave) • Garrison Street (north of W. 48th Ave) • Pierce Street (south of W. 44th Ave) • Harlan Street (north of W. 32nd Ave) • Marshall Street (between 1 -76 and Lamar Street) • Cabela Drive • W. 50th Avenue (between Ward Road and Independence) • W. 49th Avenue (between Kipling and Garrison) • W. 48th Avenue (between Lamar and Harlan) • W. 29th Avenue (between Wadsworth and Sheridan) Collector streets typically have two to three traffic lanes, including a center turn lane and /or center median. Local Streets Local streets serve low traffic volumes and typically have two lanes. Existing local streets in the City provide access to residential land uses and are not subject to the standards or guidelines in this manual. However, where new local streets are constructed to serve mixed use or commercial development, the requirements in this manual shall apply. 6 Wheat Ridge Streetscape Design Manual Figure 1.13 - Wadsworth Boulevard is an example of a five -lane principal arterial street in Wheat Ridge Figure 1.14 - Harlan Street is an example of a three -lane collector street in Wheat Ridge Iv F 60TH PL 60TH AVE v U 61ST AVE �- 60THAVE Z ~ m I I—, F 1 1 1 1 BROOKS m 60TH AVE fn I T1 Q g Z 59TH PL U m 59TH PL DR w 60TH AVE 59TH DR m F- U U j_ LL N m w LL w 59TH AVE m ¢ 5 9TH AV E 00 1 58TH PL z z F j < ut w 58TH PL SgT 59TH AVE n1 a .. �, a 58TH AVE' n L_ z n� rn �� - t w 58TH AV U < 58TH AVE Q } o r — T CIA N w ZO y 57TH AV C7 � z 57TH PL > ,�� w �- 56TH DR _ u_ Y 5 6TH P L 57TH AVE w 1 OH J 0 I z 9� 55TH LN O 56TH PL - GRANDVIEW AVE O DR to 56TH AVE v 56TH DR ,yam O� U REN U RENO DR O 54TH LN� O C z 55TH AVE 54TH DR �` I NTH P F- w L q� N 54TH AVE 54TH AVE 54TH AV 11 L 5er\N P Y -t ~ F m Z 0 531R�' JL t� z 54TH D �� w rn J m w I _ _ Z �' LL 53RD AV SS�O v w g 53RD AVE �A 53RD AVE 3: 0 O= 0: * O ; "1 F z F F N I� ¢ LU 1 z O p w Y F- q z 52ND AVE a ¢ GE RD m m U 52ND AV v w O = U w fn Le - m Ft \D m a_ cn C� a ��ro I 1 m I ( 50TH PL _2 I _� Y _�•• 51 ST AV } 51 ST AVE U �`IR In 50TH AVE F- �— •� m F I o � QA p0 .i 50TH AVE ai w — 1Qg,N PvE m s.. W 50� 49TH PL*' OU 0� � 170 ON E p a 49TH AVE E13 z m �••�• ~ m Q 17 �O� p� RAMP 49TH AVE p O 170 EB.HWY-�- 0 RgpgP� (1 1 �� ���.� .r 48TH AVE 48TH AVEe Z w ! 170_ FRONTAGE RD 47TH PL 47TH PL O rn 47TH AVE U _ 170 OFF WB RAMP U) 47TH AVE 1� 2 m �� F 46TH PL \ NOR m 45TH AVE ��P 1- N i q6 �r x w p6 rn z � w w 45TH PL m. to 44TH AVE ai > Q 0 Z U J N 43RD DR z z O z z0 u~i Oz w o > > F- 44TH PL } F O g rn w 43 AV E fn to cn m O o m In o ' fn �... CO58 WB HWY r.. Z > w p� — '�Z - _ U O w F- u CO58 EB HYVY • ' a 0. ^ w �_ O m fn � Q p X N _••�•• •• __GREENBELT PKWY 41STAVE Y U > w 3: o ) Q � _ U) U) •�.._.�..�. U 39TH PL ' (� W p m in I¢ a ¢ O � � _ U) 38TH PL 4ij O . z F = v U o _ w (0 N z 2 � v w 38TH AVE g 2 g z } v Y z cn w w I- d L 36TH PL U) u ai N o v• an d C! L to Z D F- m �� -= m Q O W O m °' } o F I I Z a z m w w 35TH AVE w a U v "3' L 34TH Pl r PvR o w p w w LL 0 w o > = w �.. � w z p fn > 33RD AVE m U z = 0 33RD, VE 33RD AVE a z W w Y F I 32ND AVEJ - Q� O 31ST PL Q �..� f j 32ND AVE } m 2 m U 53 I C � w f p 31ST AVE w z 30TH PL = Q� �' J U 30TH AVE 30TH DR P Q� n •"• z } m _ � 0 Q� p BRAUN RD rL 28 TL1 p �'� �O > I a 29TH AVE ¢ U Iz CR'gBAP BERRY RD •� ? F 27TH PL C v �0 ?� 28TH AVE z U) 28TH AVE P PEE RD C lo (n 27TH AVE U u 26TH PL r� HAVE ` D fn 1 Hl�� RO �. � o 26TH AVE t- C • O • w ! Q Cn 25TH AVE w rL� v�� LL ~ m (P 25TH AVE 0 1 vf--� w m U 25TH AVE w F ' I Z 1 J �5 v � z �d 1 2 4 ; TH L 23RD PL fn g Q U) C14 v L d p QP C F g U H 24TH AVE 2 w Q G O < �,�� >- W 23RD AVE 23RD AVE rn O U O VZ >- � Q- p ►- F = Q -a F- 21 <v I � (n C U m O m U- , m 22ND AVE ST PL J O� 21STAVE < O > w rn 21STAVE 1ST PvE 21STAVE J v v v - w 20TH AVE 2 p F 20TH AVE - . . w - 19TH Fl w � J fn F j U 19TH AVE 7g� Y o ` W 18TH AVE m p 19TH AVE C O 17TH AVE q 18TH DR -O A 17TH PL o Q Q S'T = 17TH AVE 17TH AVE 16TH pL PRIVATE z Figure 1.15 City of Wheat Ridge Roadway Classifications LEGEND Collector Minor Arterial Principal Arterial ;_••� City of Wheat Ridge Boundary 9 2,000 0 2,000 4,000 Feet State Plane Coordinate Projection Colorado Central Zone Datum: NAD83 MCLAIMER NOTICE: This is a pictorial representation of geographic and demographic information. Reliance upon the accuracy, reliability and authority of this information is solely requestor's responsibility. The City of Wheat Ridge, in Jefferson County, Colorado - a political subdivision of the State of Colorado, has compiled for its use certain computerized information. This information is available to assist in identifying general areas of concern only. The computerized information provided should only be relied upon with corroboration of the methods, assumptions, and results by a qualified independent source. The user of this information shall indemnify and hold free the City of Wheat Ridge from any and all liabilities, damages, lawsuits, and causes of action that result as a consequence of his reliance on information provided herein. . l City of W heat --Midge DATE: 09/09/2010 CHAPTER 2 - PRIORITY CORRIDORS Note: all content in this chapter is new The purpose of this chapter is to establish design goals, standards, and guidelines for key corridors in Wheat Ridge. Chapter 3 outlines design standards and guidelines that apply generally to all streets. This chapter supplements Chapter 3 by creating additional goals for the most important streets in the City. These streets, identified in the Priority Corridor Map (Figure 2.1), represent those corridors where mixed use and commercial development is most likely to occur based on the City's adopted plans. Priority corridors deserve well- designed streetscape improvements that exceed the minimum standards established in Chapter 3. Applicants should first refer to this chapter in order to understand the vision and requirements for specific corridors, and then to the general standards and guidelines in Chapter 3. The priority corridors are consistent with the corridors identified in the Comprehensive Plan, Envision Wheat Ridge, and include the following streets: • W. 38th Avenue between Sheridan and Wadsworth • Wadsworth Boulevard between W. 32nd Ave and 1 -70, with a mixed use town center between W. 38th Ave and W. 44th Ave • Kipling Street between W. 35th Ave and W. 51st Place • W. 44th Avenue between Harlan and Wadsworth and between Everett and 1 -70 • Youngfield Street between W. 32nd Ave and Highway 58 • Streets with the future Transit - Oriented Development (TOD) at Ward Road Station Please note that Harlan Street, north of 38th Avenue, is also a priority commercial corridor for Wheat Ridge. However, this street already contains cohesive streetscape improvements, installed by the City in 2001, and thus it is not included in this chapter. For each priority corridor, design goals outline the vision for the character and quality of the streetscape design. The goals are followed by design standards and guidelines that help to ensure the vision is met. Design Standards are objective criteria that require compliance. Standards often utilize the term "shall" and must be followed unless there is a unique condition or hardship that prevents their application. Design standards are underlined Design Guidelines are criteria that are strongly recommended, and should be followed wherever feasible. Guidelines often use the terms "should" or "encouraged." 2.1 West 38th Avenue W. 38th Avenue between Sheridan and Wadsworth is envisioned as a vibrant, pedestrian - friendly street lined with a mix of uses. Its history, central location, and unique mix of businesses make it a special destination. Envision Wheat Ridge designates the street as a main street corridor, calling DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 7 Figure 2.2 - Existing streetscape improvements on W. 38th Ave between Sheridan and Harlan for neighborhood- oriented retail and mixed -use development along the street. The Bicycle- Pedestrian Master Plan recommends a full sidewalk and amenity zone for the corridor as well as a shared on- street bicycle facility. The City will begin a Corridor Plan for W. 38th Avenue in 2011. Recommendations within the completed plan for roadway and streetscape improvements will guide future amendments to the requirements for W. 38th Avenue in this manual. Avenue, including at bus stops The City completed significant streetscape improvements to W. 38th Avenue, between Sheridan and Harlan, in 2002. However, there are large portions of the street west of Harlan that lack adequate sidewalks or amenity zones. The following goals, standards, and guidelines shall apply to any new streetscape improvements on W. 38th Avenue between Wadsworth and Harlan (the area labeled 1.a on Figure 2.1). Design Goals • Establish a high - quality streetscape that complements the vision for W. 38th Avenue to become a primary destination within the City. • Create a vibrant streetscape environment that prioritizes the pedestrian and forms a cohesive image for the corridor. • Establish high - quality sidewalks with enhanced paving patterns and materials. • Provide a public amenity zone with enhanced streetscape amenities including street trees, plantings, and benches that are compatible with the character of the existing streetscape amenities on W. 38th Avenue between Harlan and Sheridan. Design Standards and Guidelines A. Sidewalk width: the streetscape on W. 38th Avenue shall include a sidewalk at least 8 feet wide B. Public amenity zone width: the streetscape on W. 38th Avenue shall include a public amenity zone at least 6 feet wide between the sidewalk and roadway. C. Public amenity zone design: the public amenity zone shall be landscaped, except where adjacent to on- street parking, where hardscape amenity zones are encouraged. Landscaping may include ornamental grasses and /or groundcover and should incorporate low -water use plants. Any hardscaped amenity zone shall be distinguished from the sidewalk through the use of textures, integral color, or scoring patterns. Pavers or flagstone should be used in combination with the concrete to provide interesting patterns and to enhance the amenity zone's design. D. Private amenity zones: where sidewalks are adjacent to buildings with restaurant or retail uses, private amenity zones with additional pedestrian amenities and outdoor seating areas are encouraged. Where sidewalks abut parking lots, landscaped private amenity zones are encouraged to help buffer the pedestrian realm from the parking area. DRAFT 10.28.2010 8 Wheat Ridge Streetscape Design Manual Figure 2.3 - Example of the sidewalk on W. 38th Ave west of Harlan, where there are no streetscape enhancements Figure 2.4 - This streetscape in Old Town Arvada represents the type of high - quality, pedestrian friendly atmosphere that is envisioned for W. 38th Ave Figure 2.5 - The standard metal bench and trash can to be utilized on W. 38th E. Street trees: street trees shall be planted in the public amenity zone at a minimum spacing of 35 feet on center. Variations in spacing may be allowed due to existing obstructions, special conditions, and the expected mature size of the tree. F. Benches: metal benches, consistent with the design of the existing metal benches within the W. 38th Avenue streetscape (Figure 2.5), shall be provided at a minimum spacing of one bench per every 150 feet per each side of the street. Where bus stops contain an existing vendor/ advertising bench, that bench shall be replaced with the standard metal bench (Figure 2.5). Except at bus stops, benches may be placed in the private amenity zone, subject to approval by the Community Development and Public Works Departments. Additional seating areas within the streetscape, especially near corners and areas with high pedestrian traffic, are encouraged. G. Trash receptacles: next to each bench, including those at bus stops, a metal trash receptacle that is consistent with the design of the existing trash containers on W. 38th Avenue (Figure 2.5) shall be provided. H. Planters and pots: planters and pots with flowers should be incorporated into the private or public amenity zone, especially near benches and within hardscaped public amenity zones. I. Gateway markers and banners: banners and gateway markers that identify and brand the W. 38th Avenue corridor are encouraged. Pedestrian lights should include brackets that may be used to hang banners. J. Pedestrian lighting: the existing acorn -style pedestrian lights on W. 38th Ave west of Harlan Street (Figure 2.6) shall be relocated or replaced so that they are regularly spaced at 65 feet on center within the public amenity zone. Variations in spacing may be allowed due to existing obstructions, utility boxes, or other constraints. Existing light fixtures should be replaced with an acorn fixture with shielding to prevent light pollution, subject to approval by Xcel and the Department of Public Works. 2.2 Wadsworth Boulevard Wadsworth Boulevard is a primary commercial arterial that forms an important north -south connection within the City. The street carries high traffic volumes and is a state highway controlled by the Colorado Department of Transportation (CDOT). Today, the street lacks sidewalks in many locations and nearly the entire corridor lacks an amenity zone. Envision Wheat Ridge and the Wadsworth Corridor Subarea Plan (2007) create a vision for Wadsworth to be redeveloped into a mixed -use, multi- modal corridor with pedestrian and streetscape improvements. The portion Figure 2.6 - Typical section for streetscape improvements on W. 38th Avenue between Harlan and Wadsworth DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 9 ' V Vill I I V IYIII1 Public Sidewalk IAmenityl Zone Figure 2.7 - Example of existing acorn pedestrian lights on W. 38th Avenue, between Harlon and Wadsworth of the corridor between W. 38th Ave and W. 44th Ave is intended to become a mixed use town center for Wheat Ridge. quality public amenity zone that is envisioned for Wadsworth, especially in the Town Center Area DRAFT 10.28.2010 The Wadsworth Corridor Subarea Plan proposes three alternate cross sections for Wadsworth between W. 26th Avenue and W. 48th Avenue that recognize CDOT's long -term plans to widen the street, potentially up to a total right -of -way width of 150 feet. The Bicycle and Pedestrian Master Plan identifies Wadsworth for pedestrian and bicycle improvements, off- and on- street bike facilities. The future design of Wadsworth has not been finalized. However, future streetscape improvements between on Wadsworth between W. 32nd Avenue and shall meet the following goals, standards, and guidelines. Design Goals • Create a streetscape with an attractive sidewalk and high - quality public amenity zone to buffer pedestrians from vehicular traffic. • Incorporate street trees, plantings, pedestrian lights, seating, gateway markers, and other amenities into the public amenity zone that can help identify the corridor as well as distinguish the pedestrian environment from the roadway. • Provide pedestrian connections to adjacent and intersecting local streets that serve the future mixed use town center. Design Standards and Guidelines A. Sidewalk width: the streetscape on Wadsworth shall include a sidewalk at least 10 feet wide B. Public amenity zone width: the streetscape on Wadsworth shall include a public amenity zone at least 6 feet wide between the sidewalk and roadway. C. Public amenity zone design: the public amenity zone shall be landscaped Landscaping may include ornamental grasses and /or groundcover and should incorporate low -water use plants. D. Private amenity zones: where sidewalks are adjacent to buildings with restaurant or retail uses, private amenity zones with additional pedestrian amenities and outdoor seating areas are encouraged. Where sidewalks abut parking lots, landscaped private amenity zones are encouraged to help buffer the pedestrian realm from the parking area. E. Street trees: street trees shall be planted at a minimum of 35 feet on center. Due to the planned widening of the Wadsworth right -of -way, street trees should be planted in the expected location of the future public amenity zone, based on a future right -of -way width of 150 feet. This location shall be approved by Department of Public Works. Variations in spacing may be allowed due to existing obstructions, special conditions, and the expected mature size of the tree. F. Benches: At least one bench shall be provided at each bus 10 Wheat Ridge Streetscape Design Manual Figure 2.7 - Example of the existing streetscape environment on Wadsworth Figure 2.8 - This street in Toronto demonstrates the wide sidewalk and stop on Wadsworth. Where bus stops contain an existin vendor /advertising bench, that bench shall be replaced with the standard metal bench (Figure 2.5). Within the mixed use town center area, between W. 38th Ave and W. 44th Ave. additional benches shall be provided at a minimum spacing of one bench per every 300 feet. per each side of the street. Except at bus stops, benches may be located in the private amenity zone, subject to the approval of the Community Development and Public Works Departments. G. Trash receptacles: next to each bench, including those at bus stops, a metal trash receptacle shall be provided. H. Gateway markers and banners: banners and gateway markers that identify and brand the mixed use town center area between W. 38th Ave and W. 44th Ave are encouraged. New pedestrian lights should include brackets that may be used to hang banners. I. Pedestrian lighting: pedestrian lights shall be provided at a spacing of 80 feet on center. Due to the planned widening of the Wadsworth right -of -way, pedestrian lights should be placed in the expected location of the future public amenity zone, based on a future right -of -way width of 150 feet. This location shall be approved by Department of Public Works. Variations in spacing may be allowed due to existing obstructions, utility boxes, or other constraints _ Future 0 50' ROVW Width Figure 2.9 - The image on the left shows a typical cross section for how streetscape improvements may be made to the existing ROW width on Wadsworth so that the street trees and pedestrian lights are in the location of the future amenity zone. The image on the left depicts the desired streetscape section after the planned widening of the corridor. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual IV IVIII I I O (VIII I I Public Sidewalk IAmenityl Zone i � i I I �xisting ROW Width J j I I (Varies) 10 Iv I� Io Io I� I 6' Min 10' Min I 6' Min = Area to Future I I I be removed IAmenit I I Public I when y Sidewalk I Zone I Amenity roadway is I I ILocationl I I I Zone widened I 1 _ Future 0 50' ROVW Width Figure 2.9 - The image on the left shows a typical cross section for how streetscape improvements may be made to the existing ROW width on Wadsworth so that the street trees and pedestrian lights are in the location of the future amenity zone. The image on the left depicts the desired streetscape section after the planned widening of the corridor. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual IV IVIII I I O (VIII I I Public Sidewalk IAmenityl Zone i � i 2.3 Kipling Street Figure 2.10 - Existing bench and trash receptacle at a bus stop on Kipling. This is the standard metal bench and trash can that should be used at all bus stops DRAFT 10.28.2010 Kipling is a primary commercial arterial located in the center of Wheat Ridge. It carries high traffic volumes and is a state highway controlled by the Colorado Department of Transportation (CDOT). Today, significant portions of the corridor do not have a sidewalk and there is no amenity zone along the street. Envision Wheat Ridge identifies this corridor as a priority area for commercial and mixed -use redevelopment. Recommendations include adding pedestrian improvements and a multi-use trail along the east side of the street. The Bicycle- Pedestrian Master Plan also recommends potential on- street bike facilities as part of future improvements to the corridor. Future streetscape improvements along Kipling between W. 35th Ave and W. 51st Place must comply with the below goals, standards, and guidelines. Design Goals • Create a streetscape with an attractive sidewalk and high - quality public amenity zone to buffer pedestrians from vehicular traffic. • Incorporate street trees a pedestrian lighting within the public amenity zone to enhance the image of the street and to help separate the sidewalk from the roadway. • Provide pedestrian connections to adjacent and intersecting local streets that serve future development. Design Standards and Guidelines A. Sidewalk width: the sidewalk on the west side of Kipling shall be at least 6 feet in width. The sidewalk on the east side of Kipling shall be at least 10 feet in width. B. Public amenity zone width: the streetscape on Kipling shall include a public amenity zone at least 6 feet wide between the sidewalk and roadway. C. Public amenity zone design: the public amenity zone shall be landscaped. Landscaping may include ornamental grasses and /or groundcover and should incorporate low -water use plants. D. Private amenity zones: where sidewalks are adjacent to buildings with restaurant or retail uses, private amenity zones with additional pedestrian amenities and outdoor seating areas are encouraged. Where sidewalks abut parking lots, landscaped private amenity zones are encouraged to help buffer the pedestrian realm from the parking area. E. Street trees: street trees shall be planted in the public amenity zone at a minimum spacing of 35 feet on center. Variations in spacing may be allowed due to existing obstructions, special conditions, and the expected mature size of the tree. F. Benches: At least one bench shall be provided at each bus stop on Kipling. Where bus stops contain an existing vendor/ advertising bench, that bench shall be replaced with the standard metal bench (Figure 2.11). 12 Wheat Ridge Streetscape Design Manual Figure 2.12 - Existing acorn -style pedestrian lights on Kipling G. Trash receptacles: next to each bench, a metal trash receptacle shall be provided. H. Pedestrian lighting: pedestrian lights shall be provided at a spacing of 80 feet on center within the public amenity zone. Variations in spacing may be allowed due to existing obstructions, utility boxes, or other constraints. The existing acorn -style pedestrian lights on Kipling north of W. 44th Ave should be relocated or replaced within the landscaped public amenity zone. Existing light fixtures should be replaced with an acorn fixture with shielding to prevent light pollution, subject to approval by Xcel and the Department of Public Works. J :. I Public Sidewalk IAmenityl i Zone i j A Figure 2.13 - The image on the left shows the typical streetscape section for Kipling on the east side of the street. The image on the right shows the typical section on the west side of the street. 2.4 West 44th Avenue W. 44th Avenue is an important east -west route through Wheat Ridge. It is a minor arterial lined with commercial and residential uses. Envision Wheat Ridge identifies most of this corridor (between Harlan Street and Ammons Street and between Everett Street and 1 -70 on the west end of town) as a neighborhood commercial corridor that is appropriate for commercial and mixed -use redevelopment. The Bicycle- Pedestrian Master Plan calls for a bike lane along the street between Harlan and Kipling. The existing streetscape on W. 44th Avenue varies. In many locations the street has a 4 foot wide sidewalk with a narrow hardscape amenity zone (typically 3 to 4 feet wide) with no street trees or street furniture. Future improvements to the corridor between Harlan Street and Ammons Street and between Everett Street and 1 -70 must comply with the following goals, standards, and guidelines. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 13 I v wm i I v ivw i , I v rvmi I o Will � SidewalkiAmen l ity I I Zone I Figure 2.13 - Example of existing streetscape environment on W. 44th Avenue I I Figure 2.14 - Typical streetscape section for W. 44th Avenue DRAFT 10.28.2010 Design Goals • Create a streetscape with an attractive sidewalk and high - quality public amenity zone to buffer pedestrians from vehicular traffic. • Incorporate street trees and pedestrian lighting within the public amenity zone to enhance the image of the street and to help separate the sidewalk from the roadway. Design Standards and Guidelines A. Sidewalk width: the streetscape on W. 44th Avenue shall include a sidewalk at least 6 feet in width. B. Public amenity zone width: the streetscape on W. 44th Avenue shall include a public amenity zone at least 6 feet wide. C. Public amenity zone design: the public amenity zone shall be landscaped. Landscaping may include ornamental grasses and /or groundcover and should incorporate low -water use plants. D. Private amenity zones: where sidewalks are adjacent to buildings with restaurant or retail uses, private amenity zones with additional pedestrian amenities and outdoor seating areas are encouraged. Where sidewalks abut parking lots, landscaped private amenity zones are encouraged to help buffer the pedestrian realm from the parking area. E. Street trees: street trees shall be planted in the public amenity zone at a minimum spacing of 35 feet on center. Variations in spacing may be allowed due to existing obstructions, special conditions, and the expected mature size of the tree. F. Benches: At least one bench shall be provided at each bus stop on W. 44th Ave. Where bus stops contain an existing vendor /advertising bench, that bench shall be replaced with the standard metal bench (Figure 2.11). G. Trash receptacles: next to each bench, a metal trash receptacle shall be provided. H. Pedestrian lighting: pedestrian lights shall be provided at a spacing of 80 feet on center within the public amenity zone. Variations in spacing may be allowed due to existing obstructions, utility boxes, or other constraints. 2.5 Youngfield Street Youngfield is a primary commercial arterial that runs along the western edge of Wheat Ridge. The street is bordered by an 1 -70 immediately to the west and provides access to a large commercial development on the east. Today, most of the street has a 4 foot wide sidewalk along the east side only with no amenity zone, street trees, or street furniture. Envision Wheat Ridge highlights Youngfield as a primary commercial corridor and recommends adding on- street bicycle facilities. The Bicycle- Pedestrian Master Plan also recommends an on- street bike facility and multi-use trail along the east side 14 Wheat Ridge Streetscape Design Manual U IVIII I I V Ivlll I � SidewalkiAm u enity I Zone Figure 2.15 - Example of existing sidewalk with no amenity zone on the east side of Youngfield of the street to connect with the Clear Creek Trail. Future improvements to the Youngfield streetscape, on the east side of the street only, must match the goals, standards, and guidelines outlined below. For the portion of Youngfield north of W. 42nd Ave, which will be realigned under CDOT's 1 -70 State Highway 58 Interchange project, the following requirements shall not apply until the realignment is complete. Design Goals • Create a streetscape with an attractive sidewalk and high - quality public amenity zone to buffer pedestrians from vehicular traffic. • Incorporate street trees and pedestrian lighting within the public amenity zone to enhance the image of the street and to help separate the sidewalk from the roadway. Design Standards and Guidelines A. Sidewalk width: the streetscape on Youngfield shall include a sidewalk at least 10 feet in width. B. Public amenity zone width: the streetscape on Youngfield shall include a public amenity zone at least 6 feet wide. C. Public amenity zone design: the public amenity zone shall be landscaped. Landscaping may include ornamental grasses and /or groundcover and should incorporate low -water use plants. D. Private amenity zones: where sidewalks are adjacent to buildings with restaurant or retail uses, private amenity zones with additional pedestrian amenities and outdoor seating areas are encouraged. Where sidewalks abut parking lots, landscaped private amenity zones are encouraged to help buffer the pedestrian realm from the parking area. E. Street trees: street trees shall be planted in the public amenity zone at a minimum spacing of 35 feet on center. Variations in spacing may be allowed due to existing obstructions, special conditions, and the expected mature size of the tree. F. Benches: At least one bench shall be provided at each bus stop on Youngfield Street. Where bus stops contain an existing vendor /advertising bench, that bench shall be replaced with the standard metal bench (Figure 2.11). G. Trash receptacles: next to each bench, a metal trash receptacle shall be provided. H. Pedestrian lighting: pedestrian lights shall be provided at a spacing of 80 feet on center within the public amenitv zone. Variations in spacing may be allowed due to existing obstructions, utility boxes, or other constraints. 2.6 Transit - Oriented Development Area This priority area encompasses a 1/4 mile radius around the future Ward Road commuter rail station at the end of the Regional Transportation Figure 2.16 - Typical streetscape section for Youngfield Street DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 15 IV IVIII I I V (VIII I Sidewalk iAmuenlity, Zone Districts (RTD's) Gold Line rail corridor. The station's proposed location near Ward Road and W. 50th Place is a largely industrial area where there are few improved streets. The City's plans for the area, including the Northwest Subarea Plan (2006) and Envision Wheat Ridge, call for transit - oriented development (TOD) that will support transit ridership, incorporate compact development with a mix of uses, and promote pedestrian and bicycle connectivity. Recommendations for future TOD include the construction of a new complete streets, as well as upgrades to existing streets such as W. 50th Place, so that the entire street network promotes a quality pedestrian environment. Figure 2.17 - A typical street section for commercial and mixed use streets in the planned TOD area Figure 2.18 - E. 29th Avenue in Denver demonstrates the character of streetscape envisioned for streets serving commercial and mixed use development at the future TOD area In accordance with the Northwest Subarea Plan, the majority of the streets in the TOD area will include on- street parking, especially where adjacent to retail, commercial, and mixed -use development. In order to promote connections to the commuter rail station, the Bicycle- Pedestrian Master Plan calls for the addition of bicycle lanes on Tabor Street and Ridge Road, as well as an improved sidewalk and amenity zone on Ward Road. The streets that are part of the TOD area (anywhere within 1/4 mile of the station) are divided into two types: (1) Commercial /mixed -use streets: this category includes any street within the TOD area that serves commercial or mixed -use development (2) Residential streets: this category includes any street within the TOD area that serves primarily residential development Any new street and all streetscape improvements to existing streets within the TOD area must comply with the following design goals, standards, and guidelines. Commercial/Mixed -Use Streets Design Goals • Create a vibrant streetscape environment that focuses on the pedestrian and complements the vision for a walkable, mixed -use transit village. • Provide high - quality sidewalks with ample width and enhanced paving materials and patterns. • Incorporate a public amenity zone with enhanced streetscape amenities including street trees, plantings, benches, and pedestrian lighting that form a cohesive image for the TOD area. Design Standards and Guidelines A. Sidewalk width: sidewalks shall be a minimum of 8 feet wide On streets with significant retail development, a 10 foot minimum width is preferred. B. Public amenity zone width: all streetscapes in the TOD area shall include a public amenity zone at least 6 feet wide between the sidewalk and roadway. C. Public amenity zone design: the public amenity zone DRAFT 10.28.2010 6 Wheat Ridge Streetscape Design Manual u IYIII I I V IV111I Public A Sidewalk jmenityl Zone may be landscaped or hardscaped. Landscaping may include ornamental grasses and /or groundcover and should incorporate low -water use plants. Where adjacent to on- street parking, hardscaped amenity zones are preferred. Any hardscaped amenity zone shall be distinguished from the sidewalk through the use of textures, integral color, or scoring patterns. Pavers or flagstone should be used in combination with the concrete to provide interesting patterns and to enhance the amenity zone's design. D. Private amenity zones: private amenity zones that provide outdoor seating areas are encouraged. Where possible, private amenity zones should be utilized to provide additional pedestrian amenities, such as benches or planters. E. Street trees: street trees shall be planted in the public amenity zone at a minimum spacing of 30 feet on center. Variations in spacing may be allowed due to existing obstructions, special conditions, and the expected mature size of the tree. F. Benches: benches shall be provided at a minimum spacing of one bench per every 150 feet, per each side of the street. Except at bus stops, benches may be located in the private amenity zone subject to approval by the Community Development and Public Works Departments. Additional seating areas within the streetscape, especially near corners and areas with high pedestrian traffic, are encouraged. G. Trash receptacles: next to each bench, a metal trash receptacle that is consistent with the design of the bench shall be provided. H. Planters and pots: planters and pots with flowers should be incorporated into the private or public amenity zone, especially near benches and where hardscaped public amenity zones are provided. I. Gateway markers and banners: banners and gateway markers that identify and brand the TOD area are encouraged. New pedestrian lights should include brackets that may be used to hang banners. J. Pedestrian lighting: regularly- spaced pedestrian lights, generally placed 65 feet on center, shall be provided in the public amenity zone. Pedestrian light spacing may vary based on existing constraints and obstructions. Residential Streets Design Goals • Create a quality streetscape environment that is oriented around the pedestrian and enhances the quality and character of the neighborhood • Incorporate a public amenity zone with streetscape amenities including street trees, plantings, and pedestrian lighting that contributes to a quality, cohesive image for the residential street. Figure 2.21 - A typical street section for residential streets in the planned TOD area DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 17 Figure 2.20 - An example of a public amenity zone that incorporates hardscape next to on- street parking, as well as landscaped areas for street trees o rvw 1 l o Will i t Public SidewalkiAnnenity Zone Design Standards and Guidelines A. Sidewalk width: sidewalks shall be a minimum of 6 feet wide B. Public amenity zone width: all streetscapes in the TOD area shall include a public amenity zone at least 6 feet wide between the sidewalk and roadway. C. Public amenity zone design: the public amenity zone shall be landscaped. Landscaping may include ornamental grasses and/ or groundcover and should incorporate low -water use plants. D. Private amenity zones: private amenity zones that provide outdoor seating areas are encouraged. Where possible, private amenity zones should be utilized to provide additional pedestrian amenities, such as benches or planters. E. Street trees: street trees shall be planted in the public amenity zone at a minimum spacing of 35 feet on center. Variations in spacing may be allowed due to existing obstructions, special conditions, and the expected mature size of the tree. F. Benches: benches shall be provided at a minimum spacing of one bench per every 200 feet, per each side of the street. Except at bus stops, benches may be located in the private amenity zone subject to approval by the Community Development and Public Works Departments. G. Trash receptacles: next to each bench, a metal trash receptacle that is consistent with the design of the bench shall be provided. J. Pedestrian lighting: regularly- spaced pedestrian lights, generally placed 80 feet on center, shall be provided in the public amenity zone. Pedestrian light spacing may vary based on existing constraints and obstructions. DRAFT 10.28.2010 18 Wheat Ridge Streetscape Design Manual Figure 2.22 - example of a residential street with a landscaped public amenity zone that includes street trees and pedestrian lighting Figure 2.23 - this landscaped public amenity zone incorporates low -water use plants, which is encouraged for the streets at the future CHAPTER 3 - DESIGN STANDARDS & GUIDELINES This chapter establishes general design standards and guidelines for streetscape design elements. Design Standards are objective criteria that require compliance. Standards often utilize the term "shall" and must be followed unless there is a unique condition or hardship that prevents their application. Design standards are underlined Design Guidelines are criteria that are strongly recommended, and should be followed wherever feasible. Guidelines often use the terms "should" or "encouraged" 3.1 Sidewalks Sidewalks are an essential element for providing safe pedestrian access along streets. Sidewalks are paved surfaces that provide a clear walking path for pedestrians. Width A. Sidewalks shall be at least 6 feet wide Sidewalks less than the minimum required width may be allowed, subject to approval of the Public Works Department. B. Where right -of -way width allows, wider sidewalks 8 to 10 feet in width may be required on streets with high levels of pedestrian activity. Paving A. Sidewalks shall be paved Concrete is the most common and appropriate paving system for sidewalks. Other appropriate materials include flagstone, concrete unit pavers, and brick pavers. Pavers or flagstone, used in combination with concrete, can provide interesting patterns which can emphasize a particular area along the sidewalk. B. Concrete unit pavers or brick pavers are preferred over the use of patterned concrete. C. Concrete should be at least 4 inches thick and meet City standards for concrete mix, finishing, curing, and sealing. D. Integral concrete color systems are acceptable for use in sidewalks. Select subtle earth tones, not bright colors, when using integral concrete colors. E. Scoring and expansion joints should be spaced uniformly along the length of the sidewalk. F. Brick pavers shall be specifically designed for sidewalk use according to City specifications. G. Interlocking concrete pavers and precast concrete pavers may be installed on a sand base or a concrete slab and should meet City specifications. H. Flagstone pavers are most appropriate in historic areas. They can be laid on a sand base with sand joints or on a concrete base with mortared joints. Figure 3.1 - The sidewalk is the paved walking path, typically located between the amenity zone/ buffer and the building Figure 3.2 - Example of a sidewalk with pavers DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 19 I I Zone/ I I Buffer I I I i Figure 3.3 - Example of a concrete sidewalk 3.2 Amenity Zones Figure 3.4 - The amenity zone, or buffer, is the area between the sidewalk and the roadway The amenity zone is the area between the curb and the sidewalk. It provides a buffer between the roadway and the area where pedestrians travel. Amenity zones may be landscaped - often called a "tree lawn" - or hardscaped. The amenity zone is the location for street amenities, including plants, trees, furniture, and lights, as well as utilities. Hardscaped amenity zones are most appropriate for retail districts, especially those with higher pedestrian traffic and where on- street parking is provided. Some streetscapes, especially in retail areas, may incorporate a private amenity zone, which is located between the building face and the sidewalk. This area provides outdoor seating opportunities and can add significantly to the pedestrian experience. Width A. Amenity zones shall be at least 6 feet wide. Amenity zones less than the minimum required width may be allowed, subject to approval of the Public Works Department. Landscaped Amenity Zones A. Landscaped amenitv zones shall be planted with low F,roundcover plantings, ornamental grasses or turfgrass, as well as regularly- spaced street trees. Landscaped amenity zones shall contain uniform street furnishings, including benches or other seating areas. B. Where trees are planted, a 5 foot minimum width is required In certain circumstances, where space is limited, a narrower width may be approved. Please refer to Section 2.3 Street Trees for further guidelines about appropriate planting area widths and soil volumes. C. Where the width needed for trees is not available, shrubs may be used. D. Entry walks, which provide a paved pedestrian route from the sidewalk to the curb, are an appropriate feature for landscaped amenity zones. They should be 3 to 5 feet in width and may be constructed of concrete, concrete pavers, flagstone, or brick. Entry walks are highly encouraged where on- street parking is provided and should be coordinated with step -out strips. E. Step -out strips should be utilized where on- street parking borders a landscaped amenity zone. Step -out strips should be 1 to 2 feet in width and may be constructed of concrete, concrete pavers, flagstone, or brick. Step -out strip locations should be coordinated with entry walks. Hardscaped Amenity Zones A. Hardscaped, or paved, amenity zones are most appropriate Figure 3.6 -An example of a hardscaped in retail districts, areas with high pedestrian traffic, and amenity zone where on- street parking is provided. Hardscape amenity zones may be as wide as 12 feet. DRAFT 10.28.2010 20 Wheat Ridge Streetscape Design Manual Sidewalk lAmenityl Roadway I I Zone/ I I Buffer I I I Figure 3.5 - An example of a landscaped amenity zone B. Hardscaped amenity zones should be paved with one of the following materials: • Concrete • Concrete unit pavers • Brick pavers • Flagstone pavers C. Paving materials in the amenity zone shall follow the same installation standards and guidelines as those established in Section 3.1 Sidewalks D. Concrete unit pavers or brick pavers are preferred over the use of patterned concrete. E. Where concrete is utilized in the amenity zone, it should be differentiated from the sidewalk area by the use of textures, integral color, or scoring patterns. Wherever possible, pavers or flagstone should be used in combination with the concrete to provide interesting patterns and to enhance the design of the amenity zone. F. Hardscape amenity zones shall contain regularly- spaced street trees and uniform street furnishings , including seating areas and trash receptacles Please see Sections 3.3 Street Trees and 3.5 Street Furnishings for standards and guidelines about placement and spacing for these items. G. Trees may be planted in tree vaults, with tree grates or pavers above, or in at- grade, open planters. Tree grates and pavers are most appropriate for high - traffic pedestrian areas. Please refer to Section 3.3 Street Trees below for further guidelines about appropriate planting area widths and soil volumes. Private Amenity Zones A. The private amenity zone is an optional element of the streetscape that occurs between the sidewalk and building face. These zones are encouraged in retail areas, especially where restaurants, cafes, and other businesses with outdoor seating are planned. B. Private amenity zones should contain outdoor seating areas, planting pots, and other amenities that complement street furnishings in the public amenity zone. C. Where outdoor seating is provided, a railing should be provided to separate the seating area from the sidewalk. D. Private amenity zones should be paved with one of the following materials: • Concrete • Concrete unit pavers • Brick pavers • Flagstone pavers E. Paving materials in the private amenity zone shall follow the same installation standards and guidelines as those established in Section 3.1 Sidewalks DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual Zone/ Buffer I Sidewalk I Optional I Private Amenity Zone I I I Figure 3.8 - The private amenity zone is located between the sidewalk and the building face 21 Figure 3.7 - An example of a hardscaped amenity zone Figure 3.9 - An example of a private amenity zone with outdoor seating 3.3 Street Trees Street trees are a vital component of streetscape design. They provide a positive aesthetic impact, creating attractive streets that encourage pedestrian use. They also provide many practical benefits, including buffering of pedestrians from vehicular traffic, providing shade, buffering from wind, and reducing air pollution. For street trees to be healthy and contribute to the character of a street in the long term, adequate soil volume and room for growth must be provided at the time of planting. Figure 3.10 - Mature street trees in a landscaped amenity zone on W. 38th Avenue Street Tree Design A. Trees should be planted in a uniform pattern in all amenity zones, both landscaped and hardscaped. For private development and redevelopment, street trees in the public right -of -way shall be provided in addition to any on -site landscaping requirements per Section 26 -502 of the Wheat Ridge Zoning and Development Code. B. In most cases, the same species should be planted on the same block to maintain continuity. However, to prevent the loss of species, tree species should vary from block to block. Trees of a similar form, texture, and color can be alternated with the predominant tree species, typically from block to block, to avoid over -use of one species on a street. Random changes in species should be avoided. C. Trees should have the same characteristics on both sides of the street. Location and Spacing A. Street trees should be planted in a straight row with regular spacing, midway between the sidewalk and the curb, where adequate space allows. B. Tree location should be based on the mature height and spread of the tree. Adjustments in spacing or species should be made where signs, lights, overhead or underground utilities, utility poles, fire hydrants, or buildings would limit mature tree size. C. Tree spacing should be in regular intervals. Some variation may be approved due to existing obstructions or special conditions. See the following table for recommended tree spacing based on the mature height of trees: Source: "Choosing Suitable Trees for Urban and Suburban Sites," Edward F. Gilman and Laura Sadowski, Document ENH 1057, University of Florida Institute of Food and Agricultural Sciences, September 2007. DRAFT 10.28.2010 22 Wheat Ridge Streetscape Design Manual Figure 3.11 - New street trees in open planters with adequate room for future growth and water needs Small Trees Medium Trees Large Trees Mature Height Mature Height Mature Height 25' or less 30' - 45' over 45' Recommended 15' minimum, 25' minimum, 30' minimum, Spacing 20' recom- 30' recom- 40' recom- between Trees mended mended mended Source: "Choosing Suitable Trees for Urban and Suburban Sites," Edward F. Gilman and Laura Sadowski, Document ENH 1057, University of Florida Institute of Food and Agricultural Sciences, September 2007. DRAFT 10.28.2010 22 Wheat Ridge Streetscape Design Manual Figure 3.11 - New street trees in open planters with adequate room for future growth and water needs D. Visibility of signs, as well as sight triangles at intersections, should be considered when placing trees (reference Section 26 -603 of the Wheat Ridge Zoning and Development Code for regulations on sight triangles). E. Tree locations should be coordinated with utility locations and adequate separations maintained. Generally, a minimum of 5 feet between street trees and underground utilities shaH should be maintained. The City and utility companies must approve streetscape and utility plans. Size and Form A. The size and form of a tree should appropriately relate to space in which it is planted. Trees should be large enough to add significant shade and should reach a height appropriate to adjacent buildings. B. Street trees shall have a minimum 2 1/2 inch caliper C. The branching height of mature trees shall be no less than 8 feet on the pedestrian side of the tree, and no less than 14 feet on the street side of the tree. D. Lower- branching trees may be used in medians, planters, and landscaped areas that are not adjacent to the street edge and where low branches would not interfere with vehicular or pedestrian traffic. E. Lower- branching trees may be used in areas where overhead utility wires would require large trees to be pruned. Planting Area and Soil Volume A. Adequate planting area is essential to ensuring the long -term health of a tree. Where trees are planted, the minimum width of the planting area shall be 5 feet. In certain instances, where space is constrained, a narrower width may be approved depending on the proposed tree species. The following table establishes recommended planting area widths based on the mature size of a tree: Source: "Choosing Suitable Trees for Urban and Suburban Sites," Edward F. Gilman and Laura Sadowski, Document ENH 1057, University of Florida Institute of Food and Agricultural Sciences, September 2007. Sufficient soil volume is required for a tree to grow to its mature size. The larger the soil volume, the larger the tree. Soil volume is an essential factor when selecting tree species and designing the streetscape. Where trees are planted, the Figure 3.12 - Distances between the tree -- at its mature height and width -- and nearby buildings and utilities should be considered when selecting the appropriate street tree. This will ensure that the tree has adequate room to grow to its full size. f 5'minimum n Figure 3.13 - The minimum width for any planter or tree grate where a tree is planted should be 5 feet. Where tree vaults, or pits, are used, the width below - grade may be wider to provide adequate soil volume DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 23 Small Trees Medium Trees Large Trees Mature Height Mature Height Mature Height 25' or less 30' - 45' over 45' Recommended Width of 5' minimum 6' minimum 8' minimum Planting Area Source: "Choosing Suitable Trees for Urban and Suburban Sites," Edward F. Gilman and Laura Sadowski, Document ENH 1057, University of Florida Institute of Food and Agricultural Sciences, September 2007. Sufficient soil volume is required for a tree to grow to its mature size. The larger the soil volume, the larger the tree. Soil volume is an essential factor when selecting tree species and designing the streetscape. Where trees are planted, the Figure 3.12 - Distances between the tree -- at its mature height and width -- and nearby buildings and utilities should be considered when selecting the appropriate street tree. This will ensure that the tree has adequate room to grow to its full size. f 5'minimum n Figure 3.13 - The minimum width for any planter or tree grate where a tree is planted should be 5 feet. Where tree vaults, or pits, are used, the width below - grade may be wider to provide adequate soil volume DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 23 depth of soil shall be at least 3 feet Appendix A contains guidelines for determining the appropriate amount of soil volume based on the size of a tree. C. Where trees are planted in a tree vault with a tree grate or pavers above, structural soil should shall be utilized. Structural soil is designed to meet pavement design installation requirements while also supporting root growth. For more information, please see Appendix A. Tree Selection A. Street trees shall be hardy, strong, wooded trees with strong branching characteristics according to their species. They shall be resistant varieties, have upright growth, and be single stem. B. Trees near sidewalks and pedestrian areas should be fruitless and thornless to minimize maintenance and to reduce pedestrian hazards. C. Trees should be selected so that they have room to mature to their full height and spread. Street trees should be selected to minimize the obstruction of signage and to be consistent with the character of the given street or district. D. Wherever possible, street trees should have a low to moderate water rating in the recommended street tree list (Appendix B). Trees that require less water should be considered Irrigation must be installed for street trees and the proper amount of water must be given to each tree. E. Please see Appendix B for a list of recommended tree species. F. The following species are prohibited from planting in any right -of -way: • Box Elder (Acer negundo) • Silver Maple (Acersoccharinum) • Tree of Heaven (Ailanthus altissima) • Russian Olive (Elaeogrus angustifolia) • All Poplar (Populus) species • Buckthorn (Rhamnus cathartica) • All Willow (Salix) species • Salt Cedar (Tomarix) • Siberian Elm (Ulmus pumila) • Chinese Elm (Ulmus panifolia) G. Other restrictions regarding street tree selection: • Trees should not have weeping or pendulous branches • Trees may not have bushy growth habit, which cannot be maintained to a single trunk H. All existing trees within a given streetscape area must be considered. Each existing tree should be evaluated to determine if it should be preserved. Those trees determined to be preserved must be protected during any construction DRAFT 10.28.2010 24 Wheat Ridge Streetscape Design Manual Figure 3.14 - The minimum soil depth where trees are planted should be 3 feet. Figure 3.15 - Street trees should be compatible with the height and style of buildings along the street activity. Please see Appendix A for a reference on tree protection. 3.4 Groundcovers and Shrubs Besides trees, plantings in the streetscape may include turf, groundcovers, and shrubs. Groundcovers provide functional and aesthetic value, softening the street edge in areas where pedestrian travel is low. Shrubs create areas of interest and add form, texture, and color to the streetscape. Xeriscape design, which requires less water consumption for irrigation, is highly encouraged. Groundcovers A. Groundcovers provide a viable alternative to turf grass in areas such as landscaped amenity zones and open planters. B. Areas planted with turf should be at least 5 feet wide, with a recommended width of 8 feet. Where adequate width is not available, groundcover plantings should be used instead. C. Please see Appendix B for a list of recommended groundcover plants. D. Groundcover plantings that require low water use are encouraged. E. Sufficient irrigation must be provided at the time of installation, as well as during the period of establishment. This applies to low -water use, or xeric, plants as well. Shrubs A. Hardy, maintainable deciduous and evergreen shrubs may be used in landscaped areas and planters. Shrubs are typically not recommended in landscaped amenity zones, or tree lawns, along the street edge. B. Shrubs with thorns shall not be allowed in the public right - of -way. C. Shrubs may be effectively used to screen parking areas adjacent to the street. D. Form, texture, timing of flowering and color of foliage should be considered in the planting design of shrubs. E. Please see Appendix B for a list of recommended shrubs. F. Shrubs that require low water use are encouraged. G. Sufficient irrigation must be provided at the time of installation, as well as during the period of establishment. This applies to low -water use, or xeric, plants as well. 3.5 Street Furnishings Street furnishings are integral elements of the streetscape, especially in retail districts intended to encourage pedestrian traffic. Street furniture should be attractive and appropriate to each streetscape and provide for visual continuity, public service, and the safety of pedestrians. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 25 Figure 3.16 - A landscaped amenity zone with groundcover plantings Figure 3.17 - Shrubs contribute to the streetscape on W. 38th Ave in Wheat Ridge Placement A. Furniture in the right -of -way should be located at least 3 feet from the curb face where on- street parking or a bike lane adjoins the curb, and at least 4 feet from the curb face where a travel lane adjoins the curb. B. Any item placed in the right -of -way will require approval by Public Works through a Right -of -Way (ROW) Use Permit. C. Street furniture shall not obstruct the sidewalk. A minimum 5 foot clear walking zone should be provided at all times. D. All street furnishings should be of high - quality design, intended for outdoor use, and require minimum maintenance. DRAFT 10.28.2010 Benches and Seating A. Comfortable seating areas should be provided at regular intervals as part of the streetscape design. B. Metal benches are a typical element in most streetscape settings. Other appropriate seating options include benches, moveable chairs, planter walls, and steps. Metal benches should typically be painted black or a dark color with a factory - applied finish. C. Seating should be conveniently placed. Shade, view of storefronts, and proximity to adjacent uses should be considered in the placement of seating. D. Seating should not interfere with pedestrian flow or plant materials. E. Seating should be attractive, comfortable, and durable. It should be compatible with other furnishings and adjacent buildings. F. With the exception of moveable chairs, seating should be secured in place to the pavement for user safety and to prevent vandalism. G. All seating should meet the following dimensional guidelines: • 16 to 18 inches in height • 16 inch minimum depth for seats without backs • 14 inch minimum depth for seats with backs H. Seating adjacent to walkways or multi-use paths that receive bicycle use should be set back a minimum of 3 feet from the path. Tree Grates A. Tree grate should be a rnininiurn of 5 4 feet by 5 feet with openings should be no more than 1/4 inch in width. B. Tree grates shall be made of iron and have an opening for the tree that will provide for its normal growth. Alternate tree grate types may be approved by the Departments of Community Development and Parks and Recreation. C. Tree grates should either be unpainted or painted with a 26 Wheat Ridge Streetscape Design Manual Figure 3.18 - Typical metal bench Figure 3.19 - Seating is an important component of the amenity zone (the space between the sidewalk and the roadway) factory - applied finish. D. The size and shape of a tree grate should relate to the paving systems and patterns adjacent to the tree. E. If seasonal tree lights are desired, an electrical outlet should be provided within the tree grate area. Trash Receptacles A. Trash receptacles should be located so as not to disrupt pedestrian flow and in locations convenient to benches and other street furnishings. They should be compatible with surrounding street furniture and the architecture of nearby buildings. B. Trash receptacles should be attached to the paving or footings in landscaped areas to discourage vandalism. C. Each receptacle shall have two parts: an inner container, which will provide for easy trash removal, and an outer shell that is compatible with the other street furnishings in the area. They shall also have a covered top and solid bottom to keep trash dry and out of sight. D. Trash receptacles should be made of a durable material, such as metal. Bollards A. Bollards should be used to define and protect pedestrian areas, separating them from areas of vehicular traffic. B. Bollards should be compatible with the other street furnishing and other architectural elements in the area. C. Iron bollards are preferred. Bollards should be of simple design, and typically 24 to 42 inches high. They should be painted black or a dark color with a factory - applied finish. D. Bollards shall be located a minimum of 3 feet from the curb edge of vehicular traffic ways. Bicycle Racks A. Bicycle racks should be incorporated into the streetscape design. Bicycle racks are required in the streetscape for any street that is designated as a bicycle route in the Wheat Ridge Bicycle and Pedestrian Master Plan. On these streets, a minimum of four bicycle parking spaces (two typical inverted U racks) per block, on each side of the street shall be provided. These bicycle parking spaces must be provided in addition to any on -site bicycle parking required by zoning. B. Bicycle racks should be placed in locations that do not interfere with pedestrian or vehicular traffic. C. Racks should be conveniently placed in visible locations to provide for security. D. The standard bike parking rack is the inverted U type, or another type as approved by the Community Development grate Figure 3.21 - Example trash receptacle Figure 3.22 - Example of an iron bollard DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 27 Figure 3.20 - Example of an iron tree Director. Each inverted U rack shall count as two bike parking spaces. Racks should be designed to be compatible with other street furnishings and be made of durable metal materials. Racks must provide for at least one wheel and the frame to be locked to the rack. Racks shall be securely attached to the pavement to provide a stable place to rest bicycles and to prevent vandalism. Planters and Planting Pots A. Pots and planters should be used to provide interest to the streetscape and should be planted with annual flowers, perennial flowers, or low- growing shrubs. B. Large pots or planters may be used in place of bollards to separate pedestrian and vehicular traffic. C. In determining the location of planting pots, the possibility of pavement staining should be considered. D. Provisions for watering of planters and pots must be in place to provide for the healthy growing of plants. Each pot should have some provision for drainage in the event of over - watering. Fencing, Railings, and Gates A. A sturdy, wrought iron or steel fence painted black or a dark color is preferred. Fences or railings of other high - quality materials may be approved if the materials are consistent with surrounding streetscape furnishings and building architecture. B. Fence picket spacing should not exceed 4 inches for child safety reasons. C. The height of fences may vary depending on the purpose and location of the fence. Where pedestrian access needs to be limited, a fence as high as 4 feet may be used. Where a parking lot screen is needed or required, the fences may be as low as 3 feet. Where a fence or railing provides a safe barrier between severe grade changes, a minimum height of 42 inches must be provided. D. Fencing may be combined with low walls for enhanced design. E. All structural railings must be designed to support a horizontal and vertical load of 50 pounds per linear foot. F. All fences and railings must be securely fastened in place in pavement or footings. G. All fencing shall conform to Chapter 26 of the Zoning and Development Code. DRAFT 10.28.2010 Newspaper Racks and Enclosures A. Newspaper racks should be designed to be compatible 28 Wheat Ridge Streetscape Design Manual Figure 3.23 - Example of a standard inverted U bike parking rack Figure 3.24 - Planting pots incorporated into streetscape Figure 3.25 - Example of quality metal railing with other street furnishings. Enclosures can be provided to screen racks from the street. B. Newspaper racks and enclosures should be clustered together and located where they have the least visual impact on the streetscape. C. Newspaper racks and enclosures should be on a neutral color, preferably made of metal, and should be designed to blend in with surrounding street furniture and architecture. D. Racks and enclosures should be located in convenient locations for pedestrian access and not in locations where they will obstruct the view of motorists. Community Announcement Boards A. Community announcement boards, or kiosks, are intended to be used to post community events and notices at special pedestrian areas along the street. They should be used sparingly and primarily in areas of high pedestrian traffic. B. Community information boards should be designed to be compatible with other street furnishings. They should facilitate the posting of community notices in a convenient manner. C. Announcement boards should be easily accessible from all sides, adequately illuminated, and designed so that they are easy to clean and maintain. Transit Bus Stops A. The location of bus stops are set by RTD in coordination with the City. With the approval of RTD, shelters may be provided by private companies or the City. Shelters are encouraged for transit stops, especially those with high levels of ridership. B. Bus shelters should be integrated into the streetscape and may not obstruct pedestrian flow. Public Works and RTD will approve shelter locations. C. Where bus stops contain vendor benches with advertising, such benches shall be replaced by a standard metal strap bench (Figure 3.28). The Department of Public Works will approve all new benches at bus stops. Fountains and Water Features A. Fountains and water features can add a special element to the streetscape, but they should only be used in situations where there is adequate space to incorporate a focal point in the public space along the street. B. Fountain and water feature design and placement should consider solar orientation, orientation to winds, surrounding buildings, existing and planned pedestrian circulation, site furnishings, and how the feature will look when water is not available. Figure 3.27 - Bus shelters are encouraged at bus stop locations Figure 3.28 - Metal strap bench to be utilized at bus stops DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 29 Figure 3.26 - Example of a community announcement board C. Fountains and water features should have an efficient recirculating pump system which will allow for continued operation, water conservation and ease of maintenance. D. There must be a long -term commitment from the City, district, or property owner(s) to maintain and manage the water feature or fountain. Public Art A. The provision of public art is encouraged and recommended on major streetscape improvements in the City. Public art may be functional or purely an art form and it should be considered as a complement to other amenities in the streetscape screen streetscape DRAFT 10.28.2010 streetscape. B. Art objects should not compete with or detract from adjacent storefronts or obstruct pedestrian walkways or vehicular traffic. C. Art objects should be constructed of durable and maintainable materials such as stone or metal. Walls and Screens A. Walls and screens, typically used to screen parking lot or vehicular areas from the streetscape, should be constructed of durable and maintainable materials. B. The location and design of screen walls must comply with Chapter 26 of the Zoning and Development Code. C. Walls should be constructed of high - quality masonry units. Integrating iron fencing into the design of the screen wall is encouraged. Gateway Markers and Monument Signs A. Monuments and gateway markers help establish the character or identity of a district, street, or neighborhood. They should be located in key locations, primarily in at intersections or important gateways. B. Gateway markers and monument signs should be integrated into the streetscape, complementing items such as plantings, trees, paving patterns, and street furnishings. C. Monument signs, which may include neighborhood identification signs, should be constructed of high - quality, durable materials. D. Monument signs should only be placed where there is adequate room so that the sidewalk is not obstructed. Visibility, location of trees and vegetation, and compatibility with the surrounding landscaping and hardscaping should be considered in the placement and design of the sign. E. All signs must comply with Chapter 26 of the Zoning and Development Code, including sight triangle requirements. 30 Wheat Ridge Streetscape Design Manual Figure 3.29 - Where there is adequate room, public art can add life to the Figure 3.30 - Example of a parking lot Figure 3.21 - Gateway markers should be integrated into the design of the Utilities A. All utilities should be inventoried and identified in the design stage of any streetscape project. The location of existing and planned utilities should be considered when determining the location of street furnishings, street trees, plants, signs, and light fixtures. B. The location of vaults, meters, and irrigation controllers should be consolidated wherever possible. C. Larger utility cabinets and vaults should be place in low - visibility areas and screened from view wherever possible. D. Utilities should not be located under amenity zones where they could interfere with or preclude the planting of trees. 3.6 Lighting Lighting contributes to both the character and function of a streetscape. Overhead lighting provides for traffic safety along the street. Pedestrian lighting provides lighting at the human scale and contribute to the aesthetic character of a corridor. Overhead Street Lighting A. Street lights should be located at regular intervals as part of an overall system that includes cabinets and transformers. Recommended spacing for commercial streets ranges from 100 to 150 feet. B. Lights shall be placed at least 2 1/2 feet from the curb face so that there is adeauate room for car bumpers and door swings Pedestrian Lighting A. Pedestrian lights shall be no more than 14 feet hieh. The preferred height is 12 feet. B. Pedestrian lighting can play a major role in the development of the commercial streetscape and should provide visual continuity along a street. It should be designed to be compatible with surrounding street furniture and architecture. C. Pedestrian lighting is not recommended in residential areas. D. Lights shall be placed at least 2 1/2 feet from the curb face so that there is adeauate room for car bumpers and door swings E. Pedestrian lights should be spaced at least 50 feet apart. 60 115 feet is preferable in most cases to allow room for street trees and street furnishings. Too close spacing can cause unwanted glare. F. Lighting should be designed to minimize light pollution to comply with dark sky principles. Pedestrian lights should shall be semi -cutoff fixtures at a minimum Full -cutoff fixtures are preferred. Figure 3.32- Utility boxes should be consolidated wherever possible Figure 3.33- Example of pedestrian lighting that is not cutoff DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 31 /. Figure 3.34- Example of a full cutoff pedestrian light fixture 3.7 Crosswalks and Curb Ramps Crosswalk pavement systems are important at all intersections where pedestrians travel. Curb ramps provide safe and convenient movement for all pedestrians. Crosswalks A. Crosswalks shall be provided at every intersection and DRAFT 10.28.2010 designated mid -block crossings. B. Crosswalks with enhanced pavement design are encouraged in commercial areas and at major intersections. Special paving in the crosswalk area should contrast with the adjacent street paving in terms of color and texture. Enhanced crosswalk paving can provide for increased safety and help unify the character of a retail district. C. The recommended material for crosswalks with enhanced paving is concrete. Stamped concrete is prohibited from use. D. Unit pavers and bricks pavers may be used in the crosswalk area as long as the pounds per square inch (PSI) meets City standards for withstanding automobile use. However, these materials can be expensive to maintain. Curb Ramps A. Curb ramps shall be provided at every intersection in the City Curb ramps should also be provided at designated mid - block crossings. B. Curb ramps should be aligned with curb ramps on the other side of the street /intersection. C. The Department of Public Works will approve the type and design of all curb ramps. 32 Wheat Ridge Streetscape Design Manual Figure 3.35- Example of an enhanced crosswalk on W. 38th Avenue Figure 3.36 - Example of a curb ramp CHAPTER 4 - MAINTENANCE & IRRIGATION Investments in streetscape improvements are not truly realized without proper maintenance. Adequate maintenance ensures the long -term quality and attractiveness of the streetscape and helps to maintain property values. 4.1 Maintenance Long -term maintenance of the streetscape is essential. The following standards and guidelines apply to the maintenance of all elements within the streetscape area. General Maintenance Requirements A. It is the responsibility of the property owner, maintenance district, or improvement district to maintain all streetscape elements, including landscaping, street furniture, and the sidewalk, in the public right -of- way adiacent to their property. B. Landscaping must be maintained continuously. This means any necessary watering, weeding, pest control, and pruning, as well as the replacement of dead or diseased plants. C. Dead or diseased plants shall be replaced in the same location and type as the approved plan. Trees, Shrubs, and Sod Groundcover A. Tree plantings and landscaped areas should be regularly maintained, including watering, cleaning, weeding, mulching, mowing, fertilizing and aerating as necessary. This includes removing fallen leaves from the sidewalk or other areas utilized by pedestrians and bicyclists. B. Tree limbs should be pruned to the standards of the International Society of Arboriculture (ISA) and to ensure proper clearances above sidewalks and streets, established in Section 3.3 Street Trees (minimum 8 feet on the pedestrian side of the tree and minimum 14 feet on the street side of the tree). C. Mulching serves many benefits for planted areas, including the regulation of soil temperature and the retention of soil moisture. The regular application and maintenance of mulch is recommended. D. All tree, shrub, and groundcover areas shall be maintained to be free of weeds. Herbicides should be used with care to prevent damage to plants. E. When maintenance on trees or tree roots within a tree vault is required, grates, pavers, or any other materials installed in the tree space should be removed and then properly reinstalled when the maintenance is complete. F. Tree grates or paving materials should be replaced when damaged and adjusted as necessary for tree growth. Sidewalks A. Cracked, broken, or missing sidewalk paving is hazardous to public safety. Maintenance requirements for sidewalks include: • Maintain concrete joints and replace sealant when necessary • Remove snow when necessary • Remove trash on a regular basis • Sweep sidewalks free of sand when necessary Walls, Fences and Screens A. Walls, fences, and screens shall be maintained to remain attractive, functional and safe. B. Maintenance measures include cleaning, refinishing, painting, repair, and replacement if damaged. C. These elements should be maintained to a level comparable to their condition at installation. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 33 Street Furnishings A. Walls, fences, screens, and bike racks shall be maintained to remain attractive, functional and safe. B. Maintenance measures include cleaning, refinishing, painting, repair, and replacement if damaged. C. These elements should be maintained to a level comparable to their condition at installation. Lighting A. Lighting shall be maintained and continuous electrical service shall be provided. The following maintenance standards apply: • Maintain lighting control devices, including timers, photocells, etc. • Replace damaged or missing light poles or parts within thirty (30) days of damage. • Replace burned -out bulbs or lamps within ten (10) days of burn out. • Perform general maintenance work including regular cleaning and planting when required. 4.2 Irrigation A well- designed irrigation system should cover all plantings within the streetscape. A well- maintained irrigation system is critical for the health and growth of plant materials. Design of Irrigation System A. During establishment period, plants require more water. After establishment, the amount of water for irrigation may be reduced. B. Irrigation systems should be designed so that turfgrass can be irrigated separately from all other planting areas. C. In order to reduce water usage, rainfall and soil moisture sensors, pressure reducers, check valves, and/ or flow sensor valves are recommended. D. Sprinkler heads in the same zone should have the same precipitation rates. E. Controllers should have the capability to water shrubs, flowers, and trees separately from turf areas. They should also have the time capability to permit the use of low- volume systems over longer cycles. F. Spraying of walks, patios, buildings, parking areas, and fences should is discouraged. If the spraying of walks and bikeways cannot be avoided, the controller should be timed to spray and night to prevent conflict with pedestrians and bicyclists. Maintenance of Irrigation System A. Maintenance of the irrigation systems is essential for the survival of plants. All necessary start -ups, shut downs, periodic checks, adjustments, and replacements of parts must be performed by the owner or district responsible for irrigation. B. The system should be completely checked during the start -up period in spring, monitored and adjusted throughout the season, and properly shut down at the end of the season. C. Soil moisture should be checked at 6" and 12" depths regularly with the use of soil probe and appropriate adjustments made to the controller. D. Trees require watering once a month in the winter when the temperature is above freezing. DRAFT 10.28.2010 34 Wheat Ridge Streetscape Design Manual BIBLIOGRAPHY 1. Denver Streetscape Design Manual, City and County of Denver, 1993. Available online at http: / /www.denvergov.org /Portals/ 646 / documents/ DesignGuidelines _StreetscapeDesign_1993.pdf 2. Streetscape and Architectural Design Manual, City of Wheat Ridge, 2001. 3. City of Wheat Ridge Bicycle and Pedestrian Master Plan, City of Wheat Ridge, 2010. 4. Street Tree Guide, City of Denver Forestry Division. Available online at http: / /www.denvergov.org /Portals/ 626/ documents /Street %20tree %20guide.pdf 5. City of Aurora Landscape Manual and Recommended Plant List, City of Aurora Parks and Open Space Department Available online at http : / /www.auroragov.org /stellent /groups /public/ documents /article - publication /025219.pdf 6. City of Fort Collins Streetscape Design Standards and Guidelines, City of Fort Collins, 2001. Available online at http: / /www.fcgov.com /advanceplanning /documents.php 7. University of Florida Institute of Food and Agricultural Studies Extension Website: http: / /hort.ifas.ufl.edu /woody 8. Choosing Suitable Trees for Urban and Suburban Sites, Edward F. Gilman and Laura Sadowski, Document ENH 1057, University of Florida Institute of Food and Agricultural Sciences, September 2007. 9. Virginia Tech Forestry Department: The Virginia Urban Street Tree Selector Website: http: / /www.cnr.vt.edu /dendro/ treeselector/ 10. Cornell University Department of Agriculture Extension: Urban Horticulture Institute Website: http: / /hort.cals. corn el Led u /cats /hort /extension /index.cfm 11. Protecting Trees During Construction, C. Dennis and W.R. Jacobi, Colorado State University Extension, no. 7.420, 2008. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 35 DRAFT 10.28.2010 36 Wheat Ridge Streetscape Design Manual APPENDIX A - REFERENCES 1. Soil Volume Guidelines and References When planning a streetscape project, especially where space is limited, it is important to evaluate how to provide the optimal soil volume for each tree. The first step is to calculate the optimal soil volume per tree. A general rule of thumb is to measure the area within the projected mature drip line of the tree and provide 2 cubic feet of usable soil per square foot (Grabosky and others, 1999; Urban, 1999). Based on this rule of thumb, Urban (1999) correlated crown projection and tree size to identify minimum required soil volume for various size trees (Figure A). Figure A: Soil volume required for various tree sizes. Assumes a soil depth of 3 feet (Source: James Urban, 1999) Ultimate Tree Size Adequate soil volume needed for Crown Projection Diameter Breast roots can be approximated from the (sq. ft.) Height size the tree will be at maturity. (inches) — 1200 T 24' c Lower lirtut At — 900 20" o Hta �! � M range ` 4 - 640 16' a = 480 12 ' / r 320 8 mit o C data range a 200 400 600 800 1000 1200 1400 1600 cu.ft_ SOIL VOLUME REQUIRED Figure B: Recommended soil volumes based on crown spread of tree (3' minimum depth of soil): Estimated crown spread = 10' diameter Soil Volume = 120 cubic feet Estimated crown spread = 21' diameter Soil Volume = 1000 cubic feet DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 37 Estimated crown spread = 30' diameter 2. Structural Soil Reference STRUCTURAL SOB; AN INNOVATIVE MEDIUM UNDER PAVEMENT THAT IMPROVES STREET TREE VIGOR Nina Bassuk, Director and Professor Urban Horticulture Institute, Cornell University, Ithaca, NY Jason Grabosky, Urban Horticulture Institute, Cornell University, Ithaca, NY Peter Trowbridge, FASLA, Professor Landscape Architecture, Cornell University, Ithaca, NY James Urban, FASLA, James Urban and Associates, Annapolis, MD Introduction The major impediment to establishing trees in paved urban areas is the lack of an adequate volume of soil for tree root growth. Soils under pavements are highly compacted to meet load - bearing requirements and engineering standards. This often stops roots from growing, causing them to be contained within a very small useable volume of soil without adequate water, nutrients or oxygen. Subsequently, urban trees with most of their roots under pavement grow poorly and die prematurely. It is estimated that an urban tree in this type of setting lives for an average of only 7 -10 years, where we could expect 50 or more years with better soil conditions. Those trees that do survive within such pavement designs often interfere with pavement integrity. Older established trees may cause pavement failure when roots grow directly below the pavement and expand with age. Displacement of pavement can create a tripping hazard. As a result, the potential for legal liability compounds expenses associated with pavement structural repairs. Moreover, pavement repairs which can signifi- cantly damage tree roots often result in tree decline and death. The problems as outlined above do not necessarily lie with the tree installation but with the material below the pavement in which the tree is expected to grow. New techniques for meeting the often opposing needs of the tree and engineering standards are needed. One new tool for urban tree establishment is the redesign of the entire pavement profile to meet the load - bearing requirement for structurally sound pavement installation while encouraging deep root growth away from the pavement surface. The new pavement substrate, called `structural soil', has been developed and tested so that it can be compacted to meet engineering requirements for paved surfaces, yet possess qualities that allow roots to grow freely, under and away from the pavement, thereby reducing sidewalk heaving from tree roots. Convential Tree Pits are Designed for Failure Looking at a typical street tree pit detail, it is evident that it disrupts the layered pavement system. In a sidewalk pavement profile, a properly compacted subgrade of existing material often is largely impermeable to root growth and water infiltration and sibgnificantly reduces drainage if large percentages of sand are not present. Above the subgrade there is usually a structural granular base material. To maintain a stable pavement surface the base material is well compacted and possesses high bearing strength. This is why a gravel or sand material containing little silt or clay is usually specified and compacted to 95% Proctor density (AASHTO T -99). The base layer is granular material with no appreciable plant available moisture or nutrient holding capacity. Subsequently, the pavement surrounding the tree pit is designed to repel or move water away, not hold it, since water just below the pavement can cause pavement failure. Acknowledging that; the above generalizations do not account for all of the challenges below the pavement for trees, it is no mystery why trees are often doomed to failure before they are even planted. The subgrade and granular base course materials are usually compacted to levels associated with root impedance. Given the poor drainage below the base course, the tree often experiences a largely saturated planting soil. Designed tree pit drainage can relieve soil saturation, but does nothing to relieve the physical impedance of the material below the pavement which phvsically stops root growth. A New System to Integrate Trees and Pavement Sod Parbde `Structural soil' is a designed medium which can meet or 1 stone Particle exceed pavement design and installation requirements while remaining 4p or Water Pore root penetrable and supportive of tree growth. Cornell's Urban Horticul- �' 3 ture Institute, has been testing a series of materials over the past five Stone �ten� is H+e<e years focused on characterizing their engineering as well as horticul- tural properties. The materials tested are gap - graded gravels which are made up of crushed stone, clay loam, and a hydrogel stabilizing agent. Fig. 1: The stone lattice bears loading while The materials can be compacted to meet all relevant pavement design the soil particle partially fills the lattice voids. requirements yet allow for sustainable root growth. The new system essentially forms a rigid, load - bearing stone lattice and partially fills the lattice voids with soil (Figure 1). Structural soil provides a continuous base course under pavements while 38 Wheat Ridge Streetscape Design Manual providing a material for tree root growth. This shifts designing away from individual tree pits to an integrated, root penetrable, high strength pavement system. This system consists of a four to six inch rigid pavement surface, with a pavement opening large enough to accommodate a forty F 2. — year or older tree (Figure 2) . The opening could also consist of concentric rings of interlocking pavers designed for removal as the buttress roots meet them. Below that, a conventional base avtprlli VArFl6 course could be installed and compacted with the material MOTEXTU '$`°"°E' PA� meeting normal regional pavement specifications for the traffic oPTC✓i GECGM a ua as GE°'E`"F cpra� asoom they are expected to experience. The base course would act as a s °" „ o • Tra W root exclusion zone from the pavement surface. Although field °, e 6 e °•nd, VNE$WN TME tests show that tree roots naturally tend to grow away from the To � ""' 801 iO " e� ° � °' `�°" pavement surface in structural soil. A geotextile could segregate pavement the base course of the from the structural soil. The � "_ _`� gap - graded, structural soil material has been shown to allow root & Mac1 e penetration when compacted. This material would be compacted to not less than 95% Proctor density (AASHTO T -99) and possess a California Bearing Ratio greater than 40 [Grabosky and Bassuk 1995,19961. The structural soil thickness would depend on the designed depth to subgrade or to a preferred depth of 36 inches. This depth of excavation is negotiable, but a 24 inch minimum is encouraged for the rooting zone. The subgrade should be excavated to parallel the finished grade. Under - drainage conforming to approved engineering standards for a given region must be provided beneath the structural soil material. The structural soil material is designed as follows. The three components of the structural soil are mixed in the following proportions by weight, crushed stone: 100; clay loam: 20; hydrogel: 0.03. Total moisture at mixin should be 10% (AASHTO T -99 optimum moisture). Crushed stone (granite or limestone) should be narrowly graded from 3/4 -1 1/2 inch, highly angular with no fines. The clay loam should conform to the USDA soil classification system (gravel <5 %, sand 25 -30 %, silt 20 -40 %, clay 25 -40 %). Organic matter should range between 2% and 5 %. The hydrogel, a potassium propenoate- propenamide copolymer is added in a small amount to act as a tackifier, preventing separation of the stone and soil during mixin and installation. Mixing can be done on a paved surface using front end loaders. Typically the stone is spread in a layer, the dry hydrogel is spread evenly on top and the screened moist loam is the top layer. The entire pile is turned and mixed until a uniform blend is produced. The structural soil is then installed and compacted in 6 inch lifts. In a street tree installation of such a structural soil, the potential rooting zone could extend from building face to curb, running the entire length of the street. This would ensure an adequate volume of soil to meet the long term needs of the tree. Where this entire excavation is not feasible, a trench, runnin continuous and parallel to the curb, eight feet wide and three feet deep would he minimally adequate for continuous street tree planting. There will be a need to ensure moisture recharge and free gas exchange throughout the root zone. The challenge may be met by the installation of a three dimensional geo-composite (a geo -grid wrapped in textile one inch thick by eight inches wide) which could be laid above the structural soil as spokes radiating from the trunk flair opening. This is cur- rently in the testing stage. Other pervious surface treatments could also provide additional moisture recharge, as could traditional irrigation. When compared to existing practice, additional drainage systems, and the redesigned structural soil layer repre- sent additional costs to a project. The addition of the proposed structural soil necessitates deeper excavation of the site which also may be costly. In some regions this excavation is a matter of standard practice. However, this process might best be suited for new construction and infrastructure replacement or repair, since the cost of deep excavation is already incurred. The Urban Horticulture Institute continues to work on refining the specification for producing a structural soil material to make the system cost effective. It is patent pending and will be sold with the trademark 'CU-Soil' to insure quality control. Testing over five years has demonstrated that stabilized, gap- graded structural soil materials can meet tlus need while allowing rapid root penetration. Several working installations have been completed in Ithaca, NY, New Fork City, NY, Cincinnati, OH, Cambridge, MA and elsewhere. To date, the focus has been on the use of these mixes to greatly expand the potential rooting volume under pavement. It appears that an added advantage of using a structural soil is its ability to allow roots to grow away from the pavement surface, thus reducing the potential for sidewalk heaving as well as providing for healthier, long -lived trees. Grabosky, J. and Bassuk, N. "A New Urban Tree Soil to Safely Increase Rooting Volumes Under Sidewalks", 1995, Journal of Arboriculture 21(4), 197 -201. Grabosky, J. and Bassuk, N. "Testing of Structural Urban Tree Soil Materials for Use JTn(I(�r Pavement to Increase Street Tree Rooting Volumes", 1996, Journal of Arboriculture 22(6), 255 -263. DRAFT 1 0.28.201 0 Wheat Ridge Streetscape Design Manual 39 3. Tree Protection Reference G A R D E G �& S E S TREES & SHRUBS Protecting Trees During Construction no. 7.420 by C. Dennis and W. R. Jacobi ' (" Why Preserve Existing Trees? Shade trees add to the value of residential and commercial properties. Quick Facts... During construction, established, healthy trees can be preserved with minimal effort or expense. Many trees are valuable enough to justify the extra concern. Soil compaction and grade changes adversely affect tree root health, and can lead to branch dieback and tree death Prior to starting construction activities, evaluate existing trees in the area to see if preservation is worthwhile and feasible. Involve all parties associated with the construction project when determining which trees to preserve. Establish specific guidelines to prevent tree injury during the construction project. Minimize injury to existing trees with properly placed and properly sized barricades. Colo 0 University E L' © Colorado State University Extension. 2/99. Reviewed 6/08. www.ext.colostate.edu DRAFT 10.28.2010 The Preservation Planning Process Many towns and cities in Colorado have tree protection specifications detailed in their land use code; property owners must adhere to the tree protection specifications spelled out in land use code of their town or city. Prior to beginning a construction project, the property owner should have a city forester, licensed arborist or certified tree appraiser, evaluate every tree in the proposed construction area to determine if preservation is worthwhile. For each existing tree, consider location, present size, future size, species, vigor, cost of preservation, and cost of removal. While evaluating trees for preservation, visualize the future landscape. If plans call for preservation of trees near buildings or in landscapes, the trees should be sufficiently healthy to justify preservation. Some large, mature trees may not be structurally sound or esthetically appealing to warrant preservation. Older trees do not adapt to environmental changes as well as younger trees, thus it may be more practical to protect a 1- to 8 -inch diameter tree than a larger, more mature tree. Some existing trees (particularly the smaller trees) may be dug with a tree spade and relocated on the property. Tree species differ in their ability to adapt to environmental change (Table 1). Recognize that it may be impossible to preserve every tree. Table 1: Adaotability to environmental chance. 40 Wheat Ridge Streetscape Design Manual Degree of Adaptability High Moderate Low American elm Aspen Bolleana white poplar Common hackberry Black walnut Black locust Cottonwood (spp) Boxelder Colorado blue spruce Ginkgo Bur oak English oak Green ash Linden Lombardy poplar Honeylocust Norway maple Northern red oak London planetree Pine (spp) Norway spruce Siberian elm White oak Silver maple White ash Willow (spp) 40 Wheat Ridge Streetscape Design Manual To avoid short- and long -term problems, early in the planning process consult all parties involved in the project, including the property owner, contractor, architect, engineer, and arborist. Once trees are selected for preservation, prepare a preservation plan that contains specific tree preservation methods. Set contractor guidelines for tree protection within contracts. Such guidelines include: prominently mark protected areas; erect barricades around designated trees; avoid vehicular traffic or parking in restricted areas; and prohibit material storage, grading, and dumping of chemicals and other materials in restricted areas. To ensure compliance, contractors should have tree preservation bonds to cover potential noncompliance fines. Noncompliance fines are based on trees species, tree value, replacement costs if required, and the amount and type of damage done. Tree preservation bonds create an additional incentive for compliance. All parties should be aware of and agree to the consequences for noncompliance. Before construction begins, conduct an on -site meeting with all parties, with special emphasis on educating the project contractor. Provide a handout that outlines the preservation plans to everyone working on the project. Figure 3 (below): Ideally, the protection barriers should extend beyond the dripline. Reprinted with permission from Tree City USA Bulletin No. 7, National Arbor Day Foundation. t vi: C DRAFT 10.28.2010 The Importance of Protecting a Tree's Root System Tree root systems contain large, woody roots, and small, short -lived absorbing roots. Large, woody roots are perennial and grow horizontally and are mostly in the top 6 to 24 inches of the soil (Figure 1). Their main functions include anchorage, water and mineral transport, and nutrient and water storage. Smaller absorbing roots, averaging 1/16 inch in diameter, constitute the majority of the root system's surface area. These roots grow outward and upward from the large roots, near the soil surface where minerals, water and oxygen are abundant. Their major function is to absorb water and minerals. The root zone extends horizontally from the tree for a distance at least equal to the tree's height. Preserve at least 50 percent of the root system to maintain a healthy tree. During summer construction, trees require adequate water, enough to saturate the soil, every one to two weeks. Preventing Injury to Existing Trees Preventing damage is less costly than correcting it. Post highly - visible barricades and signs around the trees and areas to be protected (Figures 2 and 3). The optimal size of barricaded areas varies by tree species, size, and construction project. For recently planted trees (one to four years), the area under the branches (dripline) should be adequate. For minimal protection of trees older than four years, barricades should extend beyond the dripline; for each inch of diameter of the tree's trunk, add extend the protection area an additional foot. For additional protection, a layer of wood chips (4 to 6 inches deep) can be placed around each tree prior to placement of the barricades. Examine trees and barricades at least once a week during construction. Wheat Ridge Streetscape Design Manual 41 Figure 1: Roots lie in the upper 24 inches of soil and are easily damaged. Figure 2: Highly visible tree protection barriers. Avoid Direct Injury to Existing Trees There are four general forms of direct tree injury caused by mechanized equipment: bark removal, branch breakage, surface grading and trenching injury (Figures 4 and 5). Bark removal or "skinning" of the trunk can be caused by any type of equipment. This can easily kill the tree, because it cannot survive without bark. Breakage of lower branches may make the tree unsightly or remove too many leaves, causing stress. Surface grading removes surface vegetation and topsoil that contains many absorbing roots. Also, injury often occurs to the tree base. Trenching for utilities can also cause substantial root damage and should be done far away from existing trees. In new developments, this can be done easily. Where the trench must pass under or near a tree, avoid substantial injury by using a power auger to bore a tunnel under the roots. If trenching is unavoidable, place the trench as far from the trunk as possible (minimum 8 feet), cutting as few roots as possible. Cleanly prune cut roots and refill trenches as soon as possible to prevent excessive moisture loss. Wounds make the tree highly susceptible to root pathogens and decay fungi. Decline and death can result if more than 40 percent of the stem or roots are damaged or killed. Stressed trees are also more susceptible to insects such as bark beetles and borers. Avoid Soil Compation Problems After a tree is established, any activity that changes the soil condition is extremely detrimental to its health. Construction traffic compacts soil most severely near the surface, the area where the majority of tree roots lie (Figure 6). Soil compaction decreases soil permeability and interferes with essential gas exchange processes as well as surface and subsurface drainage. When root growth is restricted by compacted soils, less nutrients and water are available for plant growth. These factors limit root growth, reduce tree vigor and can cause tree death. Decline and dieback may gradually appear over a period of years. It is much easier to avoid soil compaction than to correct it. Keep construction traffic and material storage away from tree root areas. Apply a 4 to 6 inch layer of wood chips around all protected trees to help reduce compaction from vehicles that inadvertently cross the barricades. Avoid Soil Fills When excessive amounts of soil are added around a tree base, the additional soil interferes with normal air and moisture circulation to the roots (Figure 7). Soil fills subject roots to improper gas exchange and can lead to carbon dioxide or toxic gas buildup. Minor fills (less than 3 inches) will not harm most trees. The topsoil should be high in organic matter and have good drainage properties -- it should not he clay. Major changes in grading require an air supply to the roots. This can be accomplished with a drywell. Early symptoms of decline from excessive fill are small leaf size and premature fall coloration. Dieback of twigs and progressive dying of larger stems in the upper crown also occurs. This dieback may not be noticed for several years, depending on tree species and initial tree health. Avoid Soil Cuts Lowering the grade usually is less complicated than fills, but can be equally harmful. Where the grade has been changed near a tree, the most common damage is the complete severing of major roots in that area (Figure 8). This can cause decline, death or decreased stability to high winds. To protect the tree, terrace the grade (Figure 9) or build a retaining wall between the tree and the lower grade. Walls should encompass an area extending at least to the drip line. DRAFT 10.28.2010 42 Wheat Ridge Streetscape Design Manual Figure 4: Surface grading severs many roots. Figure 5: Trenching near trees can severely damage root systems. Figure 6: Construction vehicles can damage the existing soil structure by compressing soil particles. Figure 7: Within two years of adding 12 inches of soil, this tree died. New Grade e � Figure 9: Terracing can substantially limit root injury. Reprinted with permission from Tree City USA Bulletin No. 7, National Arbor Day Foundation. Pruning Injured Trees Trees with injured roots may show branch dieback quickly or within a few months after the initial injury. Prune dying branches to reduce insect and disease damage to the rest of the tree. Also prune to reduce any hazardous conditions on preserved trees. It is better to wait until the tree exhibits branch die back to see how much to prune, rather than to arbitrarily remove parts of the crown because you assume the root system was damaged. Wildfire regulations may require pruning to a height of 10 feet all trees around your home and outbuildings. Additional Information Fact Sheets • 2.926, Healthy Roots and Healthy Trees • 6.302, Creating Wildfire - Defensible Zones • 7.419, Large Deciduous Trees Planttalk Colorado • 1709, Hiring a tree care company • 1721, Why prune shade trees? • 1724, Pruning shade trees • 1730, When to prune trees Websites • Colorado State University Extension county office, www.ext.colostate. edu/cedirectory/allcounties2.cfm • Colorado State Forest Service, csfs.colostate.edu /index.htm • American Society of Consulting Arborists, www.asca - consultants. org /index.html • Rocky Mountain Chapter of the International Society of Arboriculture, www.isarmc.org/pro/index.htrn 'C. Dennis, Colorado State Forest Service; Colorado State University, U.S. Department of Agriculture and Colorado counties cooperating. and W.R. Jacobi, professor, bioagricultural CSU Extension programs are available to all without discrimination. No endorsement of products sciences and pest management. mentioned is intended nor is criticism implied of products not mentioned. DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 43 Figure 8: Lowering the grade severs roots and kills trees. DRAFT 10.28.2010 44 Wheat Ridge Streetscape Design Manual APPENDIX B - RECOMMENDED PLANT LIST City of Wheat Ridge Recommended Shrubs DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 45 Garden Centers of Colorado Rating Botanical Name Common Name Highest Wafer Use Medium Water Use Lowest Water Use Acer ginnala Amur Maple Acer innala 'Baile Compact' Bailey Compact Amur Maple Acer innala 'Compactum' Compact Amur Maple Acer ginnalo 'Emerald Elf' Emerald Elf Amur Maple Acer ginnalaflame' Flame Amur Maple Acer tatoricum Tatoriam Maple Amor ha canescens Amelanchiers . Amelanchier alnifolia Amelanchier alnifolia 'Regent' Amelanchieralniflia 'Autumn Brilliance' Amelanchier conadensis Aronia sp. Artemisia sp. Lead plant Serviceberry Saskatoon Servicebe Regent Servicebe Autumn Brilliance Serviceberry Shadblow Servicebe Chokebe Sage Artemisia cana Silver Sa ebush Artemisia tridentate Tall Western Sagebush Arti lex canescens Four-wing Saltbrush Buddleia davidii Butterfly Bush Caryopteris x clandonensis Blue Mist Spirea Ceanothus fendleri Mountain -Lilac Ceratoides lanata Winterfat Cercocarpus sp. Mountain Mahogany Cercocarpus brevifolius Little- flowered Mountain Mahogany Cercocarpus intricatus Littleleaf Mountain Mahogany Cercocarpus ledifolius Curl -leaf Mountain Mahogany Cercocarpus montanus Common Mountain Mahogany Chamaebatiaria millefolium Fernbush Chrysothamnus sp. Rabbitbrush Cowania neomexicana Cliffrose Cytisus sp. Broom Moonlight Broom Cyfisus sco orius 'Moonlight' C tisus ur ans 'Sponish Gold' Da hne s . Euon muss . Spanish Gold Broom Daphne Euon mus Follu is paradoxa Apache Plume Forestiera neomexicana New Mexican Privet Hippo hoe rhamnoides Holodiscuc dumosus Juni erus sp. Sea Buckthorn Rock S irea Juniper Kolkwitzia amabilis Beout bush Ligustrum sp. Privet Li ustrum obtusifolium var. re alianum Regal Privet Ligustrum vul are'Cheyenne' Cheyenne Privet Li ustrum vul are'Densiflorium' U Privet Li ustrum val are'Lodense' Lodense Privet Lonicera sp.* Honeysuckle Lonicera'Honeyrose' Honeyrose Honeysuckle Lonicera korolkowii var. floribunda 'Blue Velvet' Blue Velvet Honeysuckle Lonicera syrin antho var. wolfii Lilac-flowering dwarf Honeysuckle Lonicera tatorica'Arnold Red' Arnold Red Honeysuckle Lonicera xylosteoides'Clavey's Dwarf' Clavey's Dwarf Honeysuckle Lonicera xylosteoides 'Miniglobe' Mini lobe Honeysuckle Mahonia repens Creeping Grape Holly Perovskia artiplicifolia Russian -Sage Philadelphus sp. Mockoran e Philadelphus lewisii Lewis Mockoran e Philadelphus microphyllus Littleleaf Mockorange Physocar us sp. Ninebark Physocarpus mono ynus Mountain Ninebark Physocorpus opulifolius & cultivars Pinus mu go Potentilla sp. Prunus sp. Prunus besseyi Ninebark Mu go pine Potentilla Cherries /Plums /Chokecherries Western Sand Cherry DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 45 Note: figustrum species contain thorns DRAFT 10.28.2010 46 Wheat Ridge Streetscape Design Manual Garden Centers of Colorado Rating Botanical Name Common Name Highest Water Use Medium Water Use Lowest Water Use Prunus fruiticoso Prunus tomentoso Prunus vir iniana Quercus gambeiii Ground Cherry Nanking Che Native Chokecherry Gambel Oak Rhus sp. Sumac Rhus aromatica Fragrant Sumac Rhus aromatica 'Gro -low' Gro -Low Sumac Rhus glabra Smooth Sumac Rhus glabra var. cismontana Rocky Mountain Sumac Rhus trilobata Threeleaf Sumac Rhus typhina Staghorn Sumac _ Rhus ty hino 'Lacinata' Cutleaf Sumac Ribes sp. Gooseberry/Currant Ribes alpinum Alpine Currant Ribes al inum 'Green Mound' Green Mound Currant Ribes aureum Golden Currant Ribes cereum Wax Currant Ribes'Red Lake' Red Lake Currant Ribes ' Pixwell' Pixwell Currant Shepherdia sp. S iraea sp. S mphoricar us sp. Buffolobe S irea Snowbe Symphoricarpus albus White Snowberry Symphoricarpus chenaultii'Hancock' Hancock Coralberry Symphoricarpus doorenbosii'Magic Berry' Magic Berry Coralbe Symphoricarpus doorenbosii'White Hedge' White Hedge Snowberry Symphoricarpus occidentalis Western Snowberry Symphoricarpus oreophilus Mountain Snowberry Syrin o sp. Lilac Syringa hyancinthiflora all cultivars Early Lilac S rin a prestoniae all cultivars Late Lilac Syrin a vul aris all cultivars Viburnum sp. Viburnum latona lwayforingtree Vibumum 'Mohican' jMohican Viburnum lento o INannybe Vibumum rh tido h Iloides'Alle han ' JAIleghany Common & French Lilac Viburnum Vibumum Leatherleof Viburnum Note: figustrum species contain thorns DRAFT 10.28.2010 46 Wheat Ridge Streetscape Design Manual City of Wheat Ridge Recommended Grasses and Groundcovers Ornamental Grasses Garden Centers of Colnrndo Rntinn Botanical Name Common Name Highest Water Medium Water Lowest Water Snow -in- Summer Delos erma s . Use Use Use Agropyron cristatum Cresfed Wheat Grass Polygonum affine Himalayan Fleeceflower Pol onum 'Border Jewell' Andro 0 on gerardii Big Bluestem Lovendar Cotton Sedum s ectabile Showy Stonecrop Bouteloua curti endula Sideoats Gramma Grass Thymus pseudolanuginosus Wooly Thyme Veronica pectinoto Blue Bouteloua gracilis Blue Gramma Grass Periwinkle Zinnia grandiflora Paper Flower Buchloe dactyloides Buffalo grass Calama rostis acutiflora Feather Reed Grass Chasmanthium latifolium Northern Sea Oats Descham sia caes itosa Hair grass Hair grass Erianthus Socharrum ravennae Hardy Plume Grass Festuca arundinacea Tall Fescue Festuca ovina glauco Blue Fescue Helictotrichon sempervirens Blue Oat Grass Imperata cylindrica'Red Baron' Japanese Blood Grass Miscanthus sinensis Maiden Hair Grass Oryzopsis hymenoides Indian Ricegrass Panicum virgatum Switch Grass Switch Grass Pascopyrum smithii Western Wheatgrass Western Wheatgrass Pennisetum alopecuroides Fountain Grass Pennisetum setaceum 'Rubrum' Purple Fountain Grass Phalaris arundinacea'Picto' Ribbon Grass Little Bluestem Little Bluestem Sorghostrum nutans Indian Grass Spartina pectinato Prairie Cordgass Sporobolus heterolepsis Prairie Dropseed Stipa Sp. Feather /Needle Grass Feather /Needle Grass Groundcovers Botanical Name Common Name Antennario rosea Pink Puss toes Cerastium tomentosum Snow -in- Summer Delos erma s . Hardy Ice Plant Euon mus fortunei varieties Wintercree er L simachia nummularia Moneywort Polygonum affine Himalayan Fleeceflower Pol onum 'Border Jewell' Himalayan Border Jewell Santolina chamaecyparissus Lovendar Cotton Sedum s ectabile Showy Stonecrop Sempervirens sp. Hens and Chicks Thymus pseudolanuginosus Wooly Thyme Veronica pectinoto Blue Blue Wooly Speedwell Vinca minor'Bowles' Periwinkle Zinnia grandiflora Paper Flower DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 47 m F a ra � a m m c 3 E 'o 0 U K DRAFT 10.28.2010 48 Wheat Ridge Streetscape Design Manual 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 5 3 3 5 3 3 m m m p p o m m w m ob ob nb np $.b �`o o.p o'o ov n ov ¢D a na ¢b nU n a`o c ap n n� n' a a ° n a ° a d oD d' in in av do i.o in a a an a ° n a ° n v d a a ° a n d a ° H a ° a a p o a ° n iH a ° n un p n ° 3 a ° 3 2 ° p ro E Q o e p b S z n a o 5 °' 0 m o o `o u o r D s O ° m a o Wo m �g a m m o 0 o a s L ° =o o o m S m o > E v E E m v E o ° Q _ ° 3 ^° o 2 o w _ `0 3 o vo b c o E u E m x E m n n ° r a p 4 z o' cm m W E „`m m a - m D o i 3 ° o g i a o t 0 t o t an n c= cr nm ° m ° a ^ o a c m� f E f oo ° o om o 0o E o 0 0� Do om D° m z E °- to o u `o Eo Eo 0 0 co 00 ° on c opp O Bo $ �c o me mO of a ° a >oE m Wa oo °� °m a` ° r E° � r ^< ..� r .15 ma ° a o`om °�_ o iii B D D° �a u a^ u D °'@ D $v o D` D r o or ° o 6 u Sa `o m u m mm ° °� ° @� E n o bg 5 m oD m .om �„ ov "o o o =u m m "' r oa E o �m N Ea c� 6,n 8ia 3imE m mg' � E - oon a f 'c ?5 m° ? a m - c op $ x t5 n uv - � o3 W^ op W^ o D m m` roD, `m'o o E �m a� m i (7° o. . ° c .-.;°, o E ° gu° ° i� - om o og 0- o $ o`0 00 o i ?t y z m i c av as 0 3 - G o n C n n D m D m N 0 d - u° L a D F o o o u 3 3 - m E o ; d c ° = - m o _ o o a E t m 2 3 > E ` m a c o ° o m `� 4 c m c c E m o t E E ffi - a E m rn o m i d n c c m m `o a o o E c_ E E r = c f Eo $= S - v E E W E o `m E o'c- m o 3. `a c a o E m D ro o o m E i� w ti y 0 v a m m n ° E m m A a A � m m a � N �'^ n n o' o m m y 4 a E y m - D° g ° o c E Q ° W a W n n o° v o'o a y p > m > t W a 0 0 . 9 m o m m D°m a „ ti o a o 3 ° W a w E a .� o y o a a 'n o oo E m o E u o o= w m N a n m - o a n° o 0 O E o U °_ D m o � E E U E _ ^ c U E o _ o` °'� m N g N o H o o o `o g �m `°. o c o o m .. ^ > > 0 0 P 'n oo °O >m ; rn v oc i ; D Eo U . _ mo m °oE am D °'o D °° o a `Q a c a ; c ° w= nc m a= o a nD o _ o o c o o_ p g m c a m a ° n _ _ p>o o �a _ _ i@ m ° Om z Uc �> >° >> o k m x v m n _ LL LL 3 3 LL 2 3 3 3 3 LL 3 LL LL 3 ° D ° D U O D D 2 f ° D D D � O O O p O o �° D D o O O D f ^ x x E F F F f f f E E F f f E x f F f f f E E f n 3 m m a m n Z n n c c F E m U a f 8 o E f m k F o o D D °-' m g § - �_ F o u u D m a g 0 O U .n° o f a ° u u u $ a' 2 ° a' S an m U _3 v ° ' z - b D E E 'E E o U- .. m > a > 'o o T e a i E _ 2 ° m m o t m t < Y LL o E o o n o� �,', - E 0 2 2 2 ? 2 2 2 E u € E z m u m E E o c o v c m E n m ° E o a 'm o E 2 E m E 2 Y E ' 2 u o `u m u o u o 2 2 0 E 2 o u m ° 2 2 W 2 2 o o u ° m a a a a a a a a a a � a a a a a a a a a a a < < a a a a a a a DRAFT 10.28.2010 48 Wheat Ridge Streetscape Design Manual d H a ` y d D � C m 3 E `6 E U x DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 49 D aD c o C o O D D D o`m om` c`m E°' nv nv s o o D ` o D ` o D E o m E 0 � o e _ � E EE � o yn n $ 3 E E n o I o > o D m o E n m o = m o m E n m m o -d o 3 = 3 E 3 o ? n o c n c £ 8 E E E a 8 E m 4 °� n m u m m x E a _ 5 o 8 ° £. Y c _m > u E E 3 ° 3 d m n n o ac a m u nt m O E Or m Df Ot L E o o v o v a o _d 4 0 v m om id 3 3 = u 8 D o a o= m `e`e m eo D s; a o x „o ty mD m w 0 a n E - 3 8 m� „ o ; 3 a ? 2 ,,, E Q o o 0 „ o E o o m. n m o , m ;' - T T. m ° ° � ° r O .. i a n U E f f a rc - ° ° m s v a $ () U o a c D 0 O o o o m zi r 3 S o` t D 0@ o . - a m 3 3 P C C ` 2 3 U D 0 0 m 3 0 m � E m E w ° E o __ o o° E p ° 3: D o ? ° ` = o o E `m o D E ` o - rn 3 3 o m 2 Q. .n $ d _ E E `° o m c c N E ° j B o E B c g — gy m 3 m D o Z c D D V O1 0 d O @ `O E "O 3 D m D = = o a 5 m W m o nu E u 01 n h E m _ o ° o = t m m a a 3 m m -° v m m o y n ° D°o o - m o e m D O E m m � " ° o o h E ,. m m m Q m Q m 6 m ° D v m ° c m E mti H m p c° o D 0 0 0 o n E E = E m H H m o o D ° o o E a D Ec c E _ m .E-., m `_ E v° E v °_ °_. E o o w o 9 n L ° c °' - E a a F un u u a 3 B o 'oD i ° -._ - ° � ;c rn °p h o o n m a $ `u n . m °o no - n 2 ° 2 mo E E w E° p ° m E 2 - o o o �- o o O_ ° mm . ° m ° 0 m a mm ° c' xa , o .. o � o H ° o E !^ b o a _od o0 o a go - D O D r „o O c O 9 E m'me G^ mm '"° «D j o� n to m om c '" E— 3 o a E a U m ¢ U °n 32: D m- O °m o o a o° or �c p �' oD° �m Uo ° 5 Oa o Om n no G n E n 0 of i t oa o v 0 x t ° n ° t n o n c n r c < r t z r c < < 2 LL LL 2 5 5 5 d 3 3 5 2 5 3 LL LL LL ? D D D D D p D o D D D 9 D p o o c u E 5 5 ` o a m ° ° r r r ' $ a n m m E m E E o n c c _ ? x° 9 i m m m _ u u a w a `a z - m D m`o E o 5 ° `m _ u E 9 f m 3 m ` E ` c E Z n E m- u °n $ m c o n m o o ° v g LL " v Do m c S mt °u U u ° �' O U _ - ° -° a r u° u � o° g v - 3 m v ° a ° i a f E c 2 m o u F = E E a U a _rc m O pp F c O to ° U o 9 m , u m N o u a .m o ° E u S u n o n ° Q m o m 0 w 0 a 0 0 m U "p U 2 5 0 0 ° ° m t - n W - a 3 m `o a -LLB, d a - ° u a - M a = ° m a - a - ° " a E "o am c a m 5 c a u ° o 0 E= am 0 E a . 0 .° E4 ao o E= ax m E a u 3 E a a u E a ° m , m 0 m - u u 3 o u u i u ° n u o u F u u u DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 49 d F c U, � a m t w 3 E `0 8 .T. U � DRAFT 10.28.2010 50 Wheat Ridge Streetscape Design Manual m m E m E - E 8 & 8 8 m 8 8 8 ° ➢ D d ➢ D D w a w D w D w D w D w D D w D 2 2 z E E E E E E E E 3 F 3 F 3 c 3 Q ` U U U U U U U w E� E� Eu E� E� f f E B o u rn F c a5 m o �b a v £o f° `� _a E Sm m E $ m n ° u m �F va n n _ 6 m a E�iae E�io3 �u�u'" „ Euoa o` n c 2 m �u U o H L a`�i O L u L a c t ° m p 9 D j QQ O a u n a u t N mm @ m o yy O? D °° o n um q d n u a E ° M 5 - o O a C w ° ` O [ mm `w 6 u m o D u c b o c o L p w n w�¢ o c ➢ o m o u v t O o u m = t� u ° n ° x, c o m z„ wg of l ° Z v t n 2 t `n =oa F 3 ° o E n v 2n 'o E $ a°, u o u u a « „n o U ® m m v`c c @ E m @ k aU cm m e m u Yg w o E E o c '�a 'o” - o �noo5 �v u? ° m o pa w t i?� _ E P s Em H m E n � o m aavLa o E E ao"EC D\ a_at a ° � °c " y 9 o u u m . . o c' O a w ; om m z m c ° n m f m E 0 .12 o E w r a `� m ° m c cc m �Wno' c c _ m - u 3 3 F t c m „ m - _cod aam 3 �n u -° ° � c co ° m ' ag m e m - a ° c m o w @ o we @ 'o we v o w c m o E n o z o 0 3 m > y H h H m _ o 0 _ o 0 0 0 3 0 Ww ° - a E5 m - v a b r o g o 0 o c o c 2 ° ° m a o ; > �w m S. ° u n ; n o m 0 'o F a N o ° �' w m D 3 w O E U E V E U E o U N d U O U m v Q ..E-, Sl. m w m E V m o am a m w m 3 a 9 ° o o o 0 0 0 0 o E ° 5 ° a a - �' �, - o o U p t o - m o N N u - u p 3 v c g a o- o t c 0 o_ o O 0 O o O a o m o E o m ° ° o o _ on _ o a i6 Au v x t t t t t t n t t Y t Y t o LL o LL 3 � LL LL o 0 0 o LL LL o 0 LL LL 3 3 LL 75 3 3 3 LL LL LL LL i f o c o u m o o B a F a f a a o - u o x o u x x x x u x x a E o E F o f 0 f 0 0 E 0 E 0 F f 4 n E is i Z5 c o o o v £ u _o' c c w a a o a t p m u z o u = o u 0 0 ^� m 0 3 I a E - m c a E r E y v o a W o U ° n fix u ° m a a'f uu „ v n 3 o c uu v ° I = c o 0 0 o b o I c c c o u o - _ co u u 2 u p o a w m a 3 ' u a E E u m U U U U o ° o ° U U U U U U V U U u DRAFT 10.28.2010 50 Wheat Ridge Streetscape Design Manual d d v m V) � a d t d `o a U � DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 51 0 D a 0 a c o 0 o rn 0 0 r o ` E o c� °w ° c c� o C c C C - r a & 6 m L � d D r U L L d x r f a ° a2 nu _ a D a m o o E Q o o n Q o Q o n n p Q n o o F „� h cb 3 U u u u` u u U u` U U U U u LL u U u u ° E r a m _ - 9� s a ° o y O O d U N m d r o z o o o° °' y 3 E o v - o n N = o ° u ° b n O ? o ° o o 2 o m N .� F c ° m 0 O O u7 `om v d 0 a o c ro m o c v o o E a d a a 2 - o Q ° u U 2 m N 'o m u E v ` a n a o m o O ¢ E .D o O wg. v mb b ES co c 0 o a a -_ E c E ° a °> a °° o d o U '0 2 on ° or d o a v E3 °C �� Sj °o o `doves 3m E? -O E m o l7 �3 . L E by o u o t ? n o v ao 'o �_° °' d - mc3 d`o �a° nE a°.c u c y o 0 o «' a> ° m 0 3 v'° of a ` ° o ® oa '° m o �va D c mm c_w ° o ° ` °`, _ m " E g Ew Q t m 2 , r U b = - mD' .LL o` as o o c m o a eW a s o a ° m c o u m tm n�E ntE a� ° u ° °c o n ._ a ° ti > a „ mo. �uE a c By -° -� E c ad n r °o °off E?o °n�D3 a3� T o °E u u >? n n 'o a 'o ° > o' n' e 9 a �9 B S R R - R _ _ ' x - � _u U a G f x x x I x f c o s 0 E rn w F o D x x _ o = o o o n o $ u b a, o U$ o a i m o = Q m m' = U c cu o ,. u o r o U m E- o n o n U� d U n m u B E a ma o o H F p °_' `o n `o U` U f E o° a -o h E E O O o D D d 'c m C z o g "� 3 o O V g Q O. o m O a O o O 0 0' a' °-� a m E E D `o ° P ° n n H o ° ° u - 0 m- m 2 U L 0 0 U= - -° °- _a a E m D E o m ° x O D c° U o o c „ 5 p ;. D a 9 a U O O o P 2 P x U c 9 c a o _ O v E o _ o n E a u y t a D m 2 E - a o 0 0 0 0� - o a E f f E f DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 51 v F m v a ul � U d a _T U U K DRAFT 10.28.2010 52 Wheat Ridge Streetscape Design Manual oc $ m $ m $ y 'E E 'E 'E E E u u o U u c » _ E ; E 3 E .E' » r 2 � _ t .� E Y E E £ E o 0 0 _y u n U U U U U U U ` U U U U U V .. ° o u v N ti . w N U U U U U U w H m m o - a p � a` ° « o ° � u r v Y D +. " 'a t m � E a a a c ; o `m u = - E m Z C i O O 9 O LL m ¢ n ° U O c O c s O O O 3 a D p r 0 j a U � n � 0 Q lb @ D t r m m m 0 O � 0 0 m L E °m a m c T O = E ° Uf aa m m - m E 2 an d an d m r a a3 p p 2 as U° o amo „ g@ b m C P nc4 O y m L U U _ O o '3 o m o m 0 5 �o o `m a ° cn a c a - ° o' o p c p E boob# E m ; ¢ 'E ar °° uo ?a F "w o a 3�E o .- °mE v ® m o `m ° ° m m u of ; E9 s E cC m a E c m a s ^' m ° ; t Elm �u u m c o -° m ar ° r' ° r' u uc lj ° ° m D C O U �° m D �� C1 O- D p °m O 0 D > o Z 1� 3 O O 2,€ Vm v cz O - 0 0 o p 2 r ➢ �o cD @ O ° 1 . o u $.Ew m a of m m 3 0 o E c °' y M t' g m .0.2' a o' -wn ob E ° ° m m „ t 8 5 3 »a °- m'� 3ta o a 3 �o 'fig °o -° maB m ¢ $ a E do L ` w c a L m E E mv amo E m O m c3 a cm m- om t3 =�o m U i Ua - v ° m c x m o a E o B F $ F a 0 F 0 F o ° E f f u F -° f � � E F E m ° a E v U $ ° U °° U$ $ U ; U U U U m Do` n o E s E o m U a "d U. a U `m 3 s $ m a E j a c _°. m s' '� u o Q - E o o m a �° c m a m 2 m c t Y E U E m o n �° u` o _ 3 3 a -- u a m o ° u _m f i d a U u ° y ° J-00 a' $ _ m . m c a O r C O 2 o m m mU` » E p E E o u u E o - - c E = m ° f - ° m H ° o p V _ U A ° U °� > t t O ° 3 u p o F - F o F - F b o F F 0 F 0 F 0 0 F F - - F F - F F `p 2 2 2 2 2 E > 2 2 2 2 2 2 r DRAFT 10.28.2010 52 Wheat Ridge Streetscape Design Manual m v m d rn v u1 a � m E o. E _ U U K -- E E 'E '0 'E a a a a _ = E E E E E E L E E E o n o o o a o 0 0 0 0 `0 0 0 0 0 o= N o m o m o m n m a a a a a a a s a a s a a a a a a a v u U u u u u u ° U ma y _ m n o o is a o o n 0 o 0 g aU o > 0 0 c c W `od Q o o E g 8 B O > 0 N V U c 6 W E O O a O ° p° U L O 0 c C , _ u E m m n ` o o £ a m E m m .. o a o m _ 0 0 ° o 3 o E o _ m u° o u o ° E u o N a ° p >° c o D o E a ° n ° I E ra _ p0 � L � a C O O 0 0 0 o a o $ c � o a < U < U a a a ° a a a °o ,,, o �E �E m o o o v n n 3 3 3 m c m « E o f L o c v o _ c c m m o f °'o E a 0 a c o 0 3 _ ° , D C O j 3' N c U W O E i ° O 8 x ➢ O ° 0> U n 2 D° c'o o o f 4 m o m m « m a m m y a a= v 4 'o D c ° ._ r„ o E .. a o m 9 L = `_ u L_ ° e c c n m c E m n o ° r 3 a o 9 = u m 3 `m ° 3 w` o < U m o� Z� oo m 5nr t 0g op �m = a s �m - E � WE m� w om ° _ °u� °. _v cv° o� m; mm ° o P� 0= C 0 n ` _ ° 2 a ao o'° > Ho' o �. o o n ° o 3 ° _t E m °u ''` ° 3 3c m 0 an _° o -on -�o ° L C o _ 0 2 o W Eoa a� L oiw nt D m D „ > o o=ff Dm € rn° �o� E o� co - m Q m 3= °oc > >3 o ff= ,a_ E ..,o occ E°m nm 3 L = $m m 0 _� -W 'u o`o >.m co t m a o '; ° o I' on - oa - ° E ° m We 0 A u ao� E ono EmE -03 o s > o3 E' � w Eo o'o r c t i'o. rcy ° 3 m °im i a mwr 0 °�' 3_F i 0 3 3 i ,� 0 Uo 0_ >m cm i m Wm ao EJb O> oI E -o p o a< .3 v 0 x c a d Y yo° 0 0 m t n a a d 8 0 ° o = z m o @ o m -- a - ° E E a n m E x 3 O c u E m t < m c ° g E m a c ii a - o m O =_. E a m .� E n E U rc u 3 v 3 3 3 m 0 U >° u c ° 3 $ a U amc U m E E • d m � 4 -m - u m U °0 U o E - E 3 o o E o > > > '" 3 o > n > 0 ° o f E S S ° N S E m E > fi > o > o 5 > m > o 0 0 ° "' '" '" U m m m ° m 0 m a m m m m d m m m u 0 0 « n 0 n - 0 0' o' o' 0 a as (3 0 0 0 0' 0 b DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 53 a m m v m a d m d c 0 0 D U � DRAFT 10.28.2010 54 Wheat Ridge Streetscape Design Manual o o o D D; „ D D D D; D '3 -; D D 9; 9; 9; a m D n gr = °r gr tr tr D; = D =r 3 t 3 tr gr Fr ° r Fr rr D =�r m E n E n E n E o E _fir n r oa a� r on o m - a on = o a 5$ o n on o n » o n » -n E� » -n Ea Ea » o » c9u r H r Ea y Ea E° Ea E Eo Nn o e m m o of _a O e m m 'o 3 » `o _ o a o' d E o o m E o E o m v $ a r dr — tm �; °' �u E9 mmd gsm m m e' ` tt ~ as o E n m °o m u 9 t`o 0 dm �° eL -- mL on o�a o °m ac @ c o- a a ° E S m m o; m o tl c o 3 o uo n' o Y v o m o o a z - o ° m u a S - m - ° W um m u o = 'v Y `mbu `mEm mo'm m$m `o `om 1. `Bti ma o m -� -o'm u_° nE ° o - °„ m ° m a S "° s L q "m "o b5m umu L ag S oy •', o' a`c eb° ° „mo " m D Uo m E E ii5 zN aE ° E aEu �nm m 0 oil ` mo mss m do a =x� a o6 ° m o _ou° °on �a 3 E ° E o m o o 0 °m o m m m o ; m8m omi `�_ omm mmm a�°, ° ° m:m -ou u ut E� �< �E, om m Qu �o m e m c n 2c- o o m E o� Su �ou o ° ou bob u ° a o ue� um » ° mo� o �9 m o " ° o t �E mL 2 `u _ o o E n rn c m - a 5 a '- m L _e W S u S - E ° S o'°$ 5 u `o °� a L �o� wm 3 ` - v ®o g z m ° a i° ou oo -n �� s w n t mE ° iD a i a ° d 2 eo 20� 3 a Lv d a 2 u 3N �3» mEa `o ° n u <r'-Om » a'o u an$ H as - o r o n e � n 0 s 3 c o 0 0 3 v c ° c m _o u o �E m J L T m 0 m e D ° 9 m c O a g 'o Em mo eE o ° m E - a $ 3 ° m 9 cO o; x c _ o '� a o E g' n E a'B E o E ° o m b� �m a �o _m E E �c c m mo 3 D ° m N o ° u° o m m m D o TU n m N E�.. E £c ° .o - °o m o ° m n H � n m m `o D= v °_ �' o` '. u E E u E E E E o ` E'3 0 o ` D m 'o E ti v ➢� .Dm m 5.� D o n nm » ° m a s o o m E 3 ° c m u E a E id m ac ao a o o u �`ao two 5..E °L `o o �° $ v > ° n o o O Q E - ko E a o acs °ag ur - fio ° 0 9 ° D °O o= 5 R v R x LL 3 t 0 � 3 � LL LL LL LL D 8 a D o p D p p o O O O O O E O C o C m D D m c v 3 N 9 c E E `oT E m m E E = o = m 3 = ° ` E » `m x ° m m m E 0 o E E E m o 2 m m c m o m m' o p a c o_ U 2 0 n c > U D O m _ m 0 p 0 u p o U ° c C 0 _ 'm f D ou T . 1 n q o m o E` a m m o _ �- U m �. c .E °�+ -c n m o v m m ' m o o u ° z l u u u u o ° P E E E a o E o o v g Dr $ u ° u $ ° a o 0 E 0 » o v m 0 0 0 o u u u x » E » E » E » E » E » E » u E. DRAFT 10.28.2010 54 Wheat Ridge Streetscape Design Manual d m m m y K v 10 c m o � y U CC E E E E E E E E E E E E E D m D m °i W W n D _� 9� D D D _W ➢ 9 W D �_ D� cO1 E o Ea Ea Eo n Ea n Ea Eg Ea Ea Ea Ea E� Ea - m Ea E o0 - o - o E E m m 3 a 0 `o � n c, c x wo ° u a Y� ' ;m ° o O ro D U ° o O ° `u r ° T- m m m o o °u - 3 o o u _ Mm 'E 3z o m =m "_ d o m s m o 0 m 0 o B F t ° 2�v .. r - a o a °' c m m m o o o = a m 'a m m a E E w _ E oP D o ° oa °ow r m om o o F c D 0 c w m E m r n D n 8 o n o D a W m o f O E ~ C � � - o ~ E m - o o o a v o m m ° v = E _o m v E _ E -° � c m i w -O m cm a m �' m _ P ' u Um' o a E E m E E m o o ° m y ° - n - o a n ' o 0 o m; E g E m m a m m o mm m °m O P V S too t o o t 1. m D D l DO E D E DO o D f D DO B O ° o ° O O O ° O O O O f w m E E E m o `m E o E m D I r" E E W D o r i m U. o t ° E �' w n D c E ; Y m a U 3 E E ° 0 0 U >° i a °° u v i ° U s ° u m o °n U U o E n t ati u E o ° ° n � o c° ° e E ° t o c °a D u o i F ° U i m E m E E E E E M_ E E E E _ E E ° E E o f 3 x U DRAFT 10.28.2010 Wheat Ridge Streetscape Design Manual 55