BUILDING SCALE AND SETBACKS 5 ELEMENTS:... 5 FAÇADES (COMMERCIAL/RESIDENTIAL) 5

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2 VISION STATEMENT 3 UTILIZATION OF THE GUIDELINES 3 IMPLEMENTATION 3 PROCEDURES FOR DESIGN REVIEW 3 LAND USE AND ZONING 4 LAND USE 4 ELEMENTS:... 4 ZONING 4 ELEMENTS:... 4 BUILDING SCALE AND SETBACKS 5 ELEMENTS:... 5 FAÇADES (COMMERCIAL/RESIDENTIAL) 5 ELEMENTS:... 5 STREETSCAPE 6 ELEMENTS:... 6 TREE LAWNS... 7 SINGLE FAMILY RESIDENTIAL LOT LANDSCAPE 7 ELEMENTS:... 7 FENCES:... 8 RESIDENTIAL LOT LANDSCAPE REQUIREMENTS... 8 COMMERCIAL LOT LANDSCAPE REQUIREMENTS 8 TRAFFIC 8 ELEMENTS:... 9 PARKING... 9 APPENDIX A 10 SUNNYSIDE ZONING MAP BLUEPRINT DENVER- LAND USE & TRANSPORTATION PLAN AREAS OF CHANGE APPENDIX B 14 CHAFFEE PARK EXISTING PLAN CHAFFEE PARK PROPOSED PLAN BIBLIOGRAPHY 21 ADDITIONAL RESOURCES... 21

3 Vision Statement The use and implementation of these design guidelines are envisioned to promote economically viable commercial and residential land uses that integrate into the historical context of the Sunnyside neighborhood. These governing principles should direct the future growth along the 44 th Avenue and Tejon Street corridors to ensure an improved quality of life for Sunnyside residents. 1 Utilization of the Guidelines Goal: These guidelines should be implemented into an enforceable design standard. Implementation Options for implementation include: Local historic district designation Creation of an architectural overlay district Incorporation into the Denver master plan Voluntary compliance Small area plan Procedures for Design Review Applicants for rezoning or building permits should contact the Sunnyside United Neighbors for a design review guideline. Initial presentation, review and preliminary approval by architectural design committee Presentation and comments at neighborhood meeting Incorporation of all comments Additional review as required Final approval by committee 1 This corridor consists of 44 th Avenue from Federal Boulevard in the West to Tejon Street, where it intersects with Chaffe Park; as well as Tejon Street from 38 th Avenue to 46 th Avenue. 3

4 Land Use and Zoning Goal: Preserve and enhance the historic mix of commercial and residential uses along the W. 44 th Avenue and Tejon corridors. Land Use The current predominant land use for the Chafee Park Area is residential and small-scale commercial. Elements: o Commercial o Residential o Public This general developmental pattern is supported, but guidelines should be put into place with regard to future development. Desired goals: o Fewer automotive service shops o More retail service oriented neighborhood amenities o Bigger variety of services o No chain stores- rather locally owned businesses o More destination businesses o Participation in new or existing BIDs/Maintenance Districts In defined areas, mixed-use type buildings are welcome- for example, commercial/retail space on street level with housing on the 2 nd and possibly 3 rd levels. The residential and small-scale commercial character should be further developed to achieve and maintain a Main Street feel of 44 th Avenue in the neighborhood. Chaffee Park should be enhanced, allowing for increased and improved use by the public. Reference the December 2001 study conducted by the University of Colorado College of Architecture. Denver Public School funding could be explored for some improvements as Smedley Elementary School at 4250 Shoshone often uses the park. Zoning Existing Zoning in Sunnyside is predominantly R2 and B2. Businesses are allowed in several areas along 44 th Avenue. Elements: o R2 o B2 o PUD o Other/open space 4

5 For future development, selective re-zoning from R2 to B2 is encouraged at the following primary intersections: o 44 th and Federal o 44 th and Zuni o 44 th and Tejon o 41 st and Tejon o 38 th and Tejon This pattern encourages clusters of businesses that preserve diversity and vitality along the entire corridor. Historic District Designation could be pursued for select areas such as 41 st and Tejon. PUDs and other zoning not addressed above should conform to this guideline. Existing open space should be carefully guarded and enhanced to increase the quality of life in the community; the creation of additional open space is encouraged. Building scale and setbacks Elements: o Stories o Heights o Setbacks Multi-story buildings are encouraged- a limit of 3 stories is recommended. Building heights facing to public ways should respect the historic pedestrian scale. Buildings in the B2 category such as retail and small businesses or mixed-use (combined retail and residential) buildings shall have a zero setback with the property line being the build-to line. Buildings in the R2 category (residential) may vary from the typical setbacks to a zero setback. Direct vehicular access from 44 th Avenue or Tejon Street is discouraged. Façades (Commercial/Residential) Elements: o Façades o Roofs o Awnings o Lighting o Orientation Materials should be selected for street facing façades that harmonize with the pre- World War II architecture in the neighborhood. Sunnyside s residential architecture incorporates the following materials: o Multi-colored Brick Masonry, 5

6 o Sandstone, o Wood trim Sunnyside s residential architecture incorporates the following roofs: o Pitched Roofs with wood or asphalt shingles. Commercial architecture is predominantly: o Flat-roofed o Generous Window Openings. Awnings are encouraged- contextual materials include standing seam metal and cloth. Appropriate lighting is shielded, low intensity, incandescent and the fixture material should be metal. o Existing lights along 44 th (east of Tejon street) should be repaired and brought back into daily operation. New residential and commercial buildings should be oriented to the street. Non-contextual materials include: Lap siding Window bars Chain-link fencing Expanded metal security bars/screens CMU block (walls) Window-less walls Streetscape Elements: o Gateways o Public street furniture o Street trees o Lighting 6

7 o Signage o Windows o Sidewalks o Power lines (bury) Gateways should be developed per the Sunnyside Neighborhood Plan recommendations, and at 44 th and Federal, 38 th and Tejon, and 44 th and Tejon. Street furniture is encouraged, and should be permanent, unified, graffiti resistant and contextual. Street trees should be located and selected per City Forester guidelines. Tree grates are encouraged in high traffic areas where tree lawn is not possible (mainly for commercial buildings). Tree lawns should be established between curb and detached sidewalk for all residential use and for commercial use where appropriate. Contextual street lighting at pedestrian level includes metal light poles as continuation of existing style and placement. Signage should be of a permanent nature, and professional in appearance. Commercial window openings should be transparent. Sidewalks should maintain or replace the historic flagstone where possible and preserve the historic tree lawn. Matching tinted concrete is an acceptable option. Sidewalks at commercial areas should encourage private and public street furniture and patio areas. For parking lots, service areas or any other use requiring buffering, a buffer (re: Denver Streetscape Design Manual) should be established between the property line and new construction. Power lines should be buried. Tree Lawns Tree lawns are the area between the back of the curb and the sidewalk. This area must be fully landscaped by the owner or developer with live, irrigated plant material and street trees. Street trees are to be specified per the City of Denver requirements, at an average of thirty feet on center. The minimum size of tree shall be two and half inch (2.5 ) caliper. Street trees must be aligned in straight rows, parallel to the back of curb, and centered in the tree lawn between curb and walk unless otherwise approved. Single Family Residential Lot Landscape Elements: o Fences o Yards (side and front) o Property edge lawn 7

8 Traffic Fences: Front Yard fences should be open Contextual materials for fences include: o Wood o Iron o Brick Non-contextual Fence materials are: o CMU o Chain-link o Vinyl Contextual Vegetation includes: o Colorado Adapted Plant Material (see preferred plant palette for City of Denver) Residential Lot Landscape Requirements Lawns should compliment Sunnyside s historic character with traditional plantings or intentional plantings or intentional xeriscape plantings. Yards visible from public streets or right-of-ways must have substantial landscape areas. Lawns should have an automatic irrigation system and should consist of trees, shrubs, and other living plant material. Live plant material should consist of 75% live plant material. Wood mulch is encouraged in lieu of rock mulch. Street tree requirements should be considered as in addition to individual lot requirements. (See Streetscape Section) Commercial Lot Landscape Requirements Areas on a commercial lot not dedicated to use for buildings, parking or pedestrian circulation are considered landscape areas. These areas are to be enhanced with living plant material for use as buffers and aesthetic improvements to the lot. Plantings should compliment the historic character of the neighborhood. Landscape areas visible from public streets or right-of-ways and adjacent to residential land-uses, must have irrigated landscape including trees, shrubs and other living material. Live plant material should constitute 75% of the landscape area. Xeriscape plantings are an acceptable alternative. Street tree requirements should be considered as additional lot requirements. (See Streetscape Section) Goal: Controls should preserve 44 th, 46 th and Tejon as collectors, and avoid their use as arterials. There should be much slower through traffic and more destination traffic. While more traffic would be permitted it should be slower. 8

9 Elements: o Public transportation o Public parking o Vehicular traffic o Pedestrian traffic o Bike traffic Bus stops should be enhanced & made safer to encourage use. Vehicular transportation should be slowed, by means of one or more of the following: o Parking lane/ bike lane definition o Bulb-outs at corners o Stop signs o Parked cars o Accent paving o Pedestrian activity o Visual enhancements/banners, street signs o Gateways/Monuments o Less power-lines (or underground power-lines) that would allow larger trees to be planted o Raised intersections/pedestrian Zones Pedestrian circulation should be encouraged through the use of one or more of the following: o Sidewalk furniture (street furniture) o Pedestrian oriented development o Wide, well maintained sidewalks Bike traffic should be encouraged through the maintenance and preservation of existing bike lanes through the use of the following: o Creation of new/additional bike lanes o Addition of bike racks Parking Future business growth will increase the demand for parking. The street character of 44 th needs to be improved: Parking should occur in the back of buildings- accessible from the alleys or side streets away from 44 th Avenue or Tejon Street. If that is not achievable, district/shard parking with access from 44 th Avenue or Tejon Street is encouraged as long as it is landscaped appropriately (see also Landscape and Streetscape ). 9

10 Appendix A Sunnyside Zoning Map 10

11 2002 Blueprint Denver- Land Use & Transportation Plan The Land Use and Transportation Plan will map our course to the future. Major issues addressed by the plan are: 1. To protect and enhance the parts of Denver that we value as they exist today. 2. To direct growth to areas where change is desirable to take advantage of new opportunities such as light rail, or to replace obsolete land uses. 11

12 Areas Of Change 12

13 Sunnyside Political District Boundaries 13

14 Appendix B Chaffee Park Existing Plan 14

15 Chaffee Park Proposed Plan 15

16 16

17 Sunnyside Neighborhood Redevelopment 17

18 18

19 19

20 20

21 Bibliography Wheeler, Doug. Sunnyside Neighborhood Assessment, Community Planning and Development Agency- City and County of Denver, June Sunnyside Neighborhood Plan, < Adopted August 1992, Re-adopted January 2000, Re-published January Denver Comprehensive Plan 2000, < Blueprint Denver, < Metro Vision 2020 < Game Plan < Plan 2000 < Master Bicycle Plan < Additional Resources Sunnyside United Neighbors, Inc Doug Wheeler, Neighborhood Planner Publications: 2002 Blueprint Denver 2002 (Republished) Sunnyside Neighborhood Plan 2002 Sunnyside Neighborhood Assessment 2002 Small Area Plan Implementation Guide 1993 Denver Streetscape Design Manual 21

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