DESIGN GUIDELINES - Denver · 2015. 6. 22. · Historic Perspective Streets Intent 8 Guidelines 9...

D E S I G N G U I D E L I N E Sf o r L O W E R D O W T O W N S T R E E T S C A P E

D E N V E R L A N D M A R K P R E S E R V A T I O N C O M M I S S I O N& P L A N N I N G A N D D E V E L O P M E N T O F F I C E

C I T Y a n d C O U N T Y o f D E N V E R

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LANDMARK PRESERVATION LOWER DOWNTOWN STREETSCAPE DESIGN GUIDELINES ii

INTRODUCTION 1Lower Downtown's CharacterLower Downtown's Scale 2Building Types

USING THESE GUIDELINES 3Guideline OrganizationPurpose of the Guidelines 4Existing StandardsManagement DistrictThe Review Process

PAVING 7Historic Perspective Streets Intent 8Guidelines 9Sidewalk WidthSidewalk MaterialsIntersection MaterialsHandicapped AccessStreet Names in the Pavement

LIGHTING 10Historic PerspectiveIntent 11GuidelinesLighting PlacementLight Poles, Luminares, and Bases

REGULATORY SIGNS AND CONTROLS 12Historic PerspectiveIntentGuidelines 13Traffic and Pedestrian SignalsParking MetersRegulatory SignsDistrict Gateway Signs

STREET FURNITURE AND AMENITIES 14Historic PerspectiveIntent

Guidelines 15SeatingSidewalk CafesTrash ReceptaclesBicycle Parking 16RailingsNewspaper Vending Boxes 17Drinking FountainsBollardsDirectories

HISTORIC INTERPRETIVE SIGNAGE 18Historic PerspectiveIntentGuidelines 19Plaques

ART 20Historic PerspectiveIntentGuidelines 21MaterialsPlacementArt ThemesLightingMaintenanceConstruction

LANDSCAPING 22Historic PerspectiveIntentGuidelines 23General PlacementTree selectionTree SizeTree Location 24Tree Grates & Wells 25Planter PotsRecommended Street Trees 26Trees Not Recommended 29Trees Not AllowedAPPENDIX 30

T A B L E O F C O N T E N T S

C I T Y a n d C O U N T Y o f D E N V E R1

Lower Downtown is Denver’sbirthplace. It has the RockyMountain region's largest collec-tion of urban historic buildings,mostly constructed around the turnof the 20th century. Designated an historic district byDenver’s Landmark Commission in1988, Lower Downtown is revivingand celebrating its heritagethrough both public and privateefforts.

Lower Downtown's Character The character of a street or an areais much like the character of a person. The street and its buildingfacades are the "face" presented tothe public. Like the face of a person, it can be friendly orhostile; it can be welcoming orharsh. The character of the streetand the building facades along itthus exert a strong influence overthe atmosphere of the pedestrianenvironment making people feeleither welcome or unwanted.

One of the reasons often stated forpeople's affection for LowerDowntown is that they like its"character." The doorways andwindows that allow the pedestrianto look into the buildings, thewarmth of the red brick, and thearticulation of the architecture allcombine to create a friendly andinviting atmosphere. Maintaining and enhancing this character is animportant aspect of both designreview and of these guidelines for Lower Downtown.

I N T R O D U C T I O N

The Denver Union Terminal Welcome Arch (date unknown) Courtesy of the Denver Public Library, Western History Department

LANDMARK PRESERVATION LOWER DOWNTOWN STREETSCAPE DESIGN GUIDELINES 2

Lower Downtown's Scale Most of Lower Downtown'shistoric buildings are constructedof red brick. Some have specialdetailing such as cast iron columnsor decorative brick patterns.Vertical windows, detailedcornices, and two, three, and fourstory buildings with historicstorefronts add to the character.

The architectural scale andproportions of the facade design,their overall height, vertical, andhorizontal dimensions are scaledto human proportion and do notoverwhelm the pedestrian.Doorways are generally notoversized, there are almost nowindowless, doorless walls, andthe pedestrian is not dwarfed bydark canyon-like streets created bytowering skyscrapers. In contrast

to some monolithic modernbuilding materials, the texture ofthe brick buildings and the size ofthe bricks themselves give thepedestrian clues about size andhelp create a "human" scale inLower Downtown. Just likereinforcing the District's

character, reinforcing the humanscale of Lower Downtown is animportant goal.

Building TypesA variety of building types occursthroughout the Lower DowntownDistrict with some concentrationsof certain building uses in specificareas. Warehouse buildings and afew older hotels are predomin-antly located near Union Stationwhile smaller buildings aregenerally located on the namedstreets closer to Denver's Down-town core. Small lot development- resulting in a variety of uses andfrequent building entrances alongany given block - is common. Afew non-historic buildings can befound on Market and BlakeStreets. Empty lots, generally usedfor surface parking, occur in a

The Barth Hotel entrance fan window.Maclennan 1991

1600 block of Market Street across the street from the Market Street Transit Station.Leese 1991


random or dispersed fashionthroughout Lower Downtown. Union Station terminates the view down 17th Street and isthe symbolic heart of LowerDowntown because of itshistorical significance as well as its architectural dominance.

All of this combines to create apedestrian scale, richness ofcharacter, and a sense of historyunique in the Rocky MountainRegion.

USING THESE GUIDELINESAnyone proposing changes to thepublic right of way should refer tothese guidelines. This includes, butis not limited to, designers,developers, City agencies, artists,business owners, and propertyowners.

The public right of way is definedas any street, sidewalk, or alleythat is the propertyof the City.

Before implementation, all plansmust be approved by the LowerDowntown Design Review Board.For a complete description of thereview process, please contact theDenver Office of Planning and Community Development.

Guideline OrganizationThis document is organized so thateach streetscape element isaddressed within the followingframework:• HISTORIC PRECEDENTS• INTENT• GUIDELINES.

Maps, photographs, and drawingsprovide additional clarification. Names and addresses ofmanufacturers of the productsshown are available from theDesign Review Board. The B-7zoning amendment, whichestablished the Lower DowntownDesign Review Board, is includedfor reference. (See Appendix A)

Looking down 17th Street at the Denver UnionTerminal train station. Maclennan 1991

Corner of Blake and 15th Street looking toward Cherry Creek. (circa 1860-69) Courtesy Denver Public Library,Western History Department


Purpose of the GuidelinesThe purpose of these guidelines isto direct streetscape design so thatit supports and enhances thehistoric character and human scaleof Lower Downtown. They havebeen written to guide designsolutions toward:• historical precedents whenever

possible and practical;• interpretation of historic

development, architecture, and events to “tell the story” of Lower Downtown;

• simple, functional, and cost effective plans;

• quality materials that are durable, easy to maintain, and related to Lower Downtown's character;

• a consistent pattern that unifies the District;

• a pedestrian friendly environment; and,

• the renovation and redevelopment of the District.

These guidelines do not replacethe Design Review Board Processnor are they intended as inflexiblerules or standards. Exceptions tothem may be granted if moreappropriate solutions consistentwith the intent of the guidelinescan be found. The LowerDowntown Design Review Board,while interested in having projectdesigners understand its goals forthe District, is also interested inencouraging creative solutions todesign problems. The Boardencourages imaginative solutionsto the difficult problems that arefrequently encountered whileworking in the context of historicrenovation.

These Lower Downtownguidelines are focused on themajor components of streetscape -

paving, lighting, street furniture,etc. - and are intended to create astreetscape framework that is inharmony with Lower Downtown’shistoric past and yet responsive tomodern day needs.

Existing StandardsDuring the past several years asstreetscape elements have beeninstalled, some standards haveemerged. For example, to createunity, all of the recently installedstreetscape elements have beenpainted to match the paintspecification "federal green#14056." Throughout the document, the guidelines refer tothis paint specification.Continuing this paint color whennew elements are added willcreate a cohesive quality to thegreat variety of fixtures that mustbe accommodated on the street.

Street furnishings and lightingfixtures installed as part of theCity's 1989 Lower DowntownStreetscape Project are consideredstandard designs for the HistoricDistrict. Each of these elements isfurther explained in the guidelinesand accompanied by drawings andphotographs.

Management DistrictIf Lower Downtown forms orbecomes part of a maintenance ormanagement district, additionalstreetscape ideas such asinformational kiosks or otherelements that require continualmaintenance may be added.

Festivals organized to celebrateLower Downtown can also bemanaged by a district organization.Such festivals could, for example,include celebrations of LowerDowntown's railroad heritage, its

colorful history at the turn of thecentury, or its current role as thearts and entertainment center ofDowntown.

THE REVIEW PROCESSThe Lower Downtown Guidelineswork in concert with the provis-ions of the 1987 B-7 zoningregulations. Lower Downtown’sDesign Review Board, created bythe B-7 zoning, will review allstreetscape plans before arevocable permit will be grantedby the City. (A revocable permitmust be obtained before construc-tion of streetscape improvementscan begin.)

The design review process can beinitiated by contacting the DenverOffice of Planning and CommunityDevelopment to schedule a pre-application meeting. At thismeeting the applicant will begiven details of the process andsubmittal requirements. It is important that project designers understand how the guidelinesmay affect their project. The pre-application process provides anopportunity for informaldiscussion of how the guidelinesaffect specific circumstances ofindividual development projects.

For further information, contact:Denver Planning and Comm-unity Development Office200 West 14th Avenue Denver,Colorado 80204(303) 640-2736 (ask for thePreservation Specialist) or:Chairman:Lower Downtown Design Review Boardc/o The Denver Planning andCommunity Development Office200 West 14th AvenueDenver, Colorado 80204


Denver Union Terminal (circa 1880-94) Courtesy Denver Public Library, Western History Department, J. Collier

Denver Union Terminal (circa 1894-1915) Courtesy Denver Public Library, Western History Department

Denver Union Terminal (circa 1915) Courtesy Denver Public Library, Western History Department


The Lower Downtown gateway monument at WazeeStreet and the Cherry Creek Channel. Leese 1991

Diagram of a typical block in Lower Downtown showing the arrangement of streetlights, intermediate lightsand pedestrian lights.. DHM 1991

Map of Lower Downtown B-7 Zone District showing locations of special paved intersections and gateway monuments. DHM 1991


PAVINGH I S T O R I C P E R S P E C T I V E

SidewalksEarly sidewalks in Lower Down-town were wooden. Wood wasabandoned after two devastatingfires in the 1860’s. Later, a varietyof other materials appearedincluding brick, and sandstone andgranite cobble. Sidewalks arevaried in width because of uniqueconditions throughout the Districtincluding the old viaducts,diagonal parking, and loadingdocks. And, today, there is still aneclectic variety of sidewalk widthsand paving materials includingsandstone, concrete, and tile, toname a few.

StreetsThe streets in Lower Downtownwere originally dirt that oftenturned to mud when it rained orthe snow melted. Cobbles

replaced the dirt as the city grew.Railroad tracks were a part of many streets and alleys so that railcars could be unloaded directlyinto the warehouses. Later,cobbled streets were overlain withasphalt. In places, cobbles and oldrail lines can still be seen.

Today the streets are mostlyasphalt with some concreteintersections. Along 17th, the

intersections were redesigned (as part of the City’s 1989 Lower Downtown Urban Design Project) with crosswalks and a centraldiamond-shaped area made ofbrick colored concrete pavers.

The new intersections have twoother important features: walkover curbs of concretebanded by pavers and bronzestreet names at the corners.

G U I D E L I N E S

Above: Cobble and trolley tracks on Wynkoop Street. Maclennan 1991

Right: Market Street between 14th and 16th Streets(15th Street intersection at center.) Courtesy Denver

Public Library, Western History Department


I N T E N T

It is not practical to bring back the cobbled streets of times pastbecause of their uneven surface(which makes walking difficult),maintenance problems, and thehigh cost of installation. However,there are some areas of LowerDowntown that do not receiveheavy pedestrian and traffic use,and where there are cobbles andtracks showing through theasphalt. In these areas, where it ispossible, the cobbles and railroadtracks should not be covered overwith asphalt, but rather allowed toremain exposed.

The brick colored pavers at thecrosswalks and intersectioncorners, recall the color, texture,and image of the old cobbledstreets. The street names at eachcorner help orient pedestrians. Pavers at the curb edge signal tothe visually-impaired that this isthe edge of the pedestrian area.Over time, having every intersect-ion in Lower Downtown recon-structed with this paving design

will accomplish three objectives:• provide historic reference;• create a unifying and regular

district pattern; and • remind vehicular traffic

that this is a special district that caters to pedestrians.

The intersection pattern, includingthe corner details, were designedto create a unique identity forLower Downtown and should notbe repeated elsewhere. (See map on page 6.)

Left: The intersection of 17th Street and Wynkooplooking north. Maclennan 1991Below: A Lower Downtown streetscene.(date unknown) Courtesy Denver Public Library,

Western History Department


G U I D E L I N E S

Sidewalk WidthFor pedestrian safety and comfort,and to allow room for sidewalkcafes and other activities, the goalfor minimum sidewalk width is 16 feet. Where there is an historicbuilding with a loading dock,unique feature, or special trafficcondition, custom solutions maybe necessary to retain buildingaccess and the historic pattern. In these cases, the sidewalk widthmay have to be adjusted. Thisshould be discussed with theTransportation Division of thePublic Works Department and theDenver Office of Planning andCommunity Development. Allplans will be reviewed by theDesign Review Board for LowerDowntown.

Sidewalk MaterialsConcrete, with simple scoringpatterns that relate to architecturalelements on building facades, isrecommended for sidewalks inLower Downtown. Flagstone orother material may be used forspecial accent areas related tomajor architectural buildingfeatures, creating a larger scalepattern on the street. It is hopedthat this will eventually be repeated throughout the District.

Property owners may want to usedecorative materials or details inthe sidewalk to create a “welcomemat" for their business. Specialmaterials or treatment may be

proposed and will be reviewed bythe Design Review Board throughthe Denver Office of Planning andCommunity Development

Intersection MaterialsAny intersection reconstructionshould be designed with brickcolored pavers and concrete asshown. Real brick or cobble isimpractical because of its lack ofstrength, uneven surface, and highinstallation cost. All intersectionswill be constructed with the designpattern used on 17th Street.

Handicapped AccessAll intersection corners should bedesigned with walkover curbs perCity standard as seen on 17th

Street. The brick detail at the edges of each corner is designed

as a warning strip to signalvisually-impaired people usingtheir canes as they cross the street.Also, note the revision to theconcrete scoring pattern at thesidewalk intersection. Even wherethere is a loading dock, walkoverramps should be included ifpossible.

Street Names in the PavementThe sidewalks at all new intersec-tions, should include the streetname in bronze. The street namesare located where pedes-trianswait to cross the street, thus re-minding them where they are.This detail, special to LowerDowntown, helps orient pedes-trians and is consistent with thegoal of creating a pedestrianfriendly environment and strength-ening the sense of the District'scharacter.

An example of how trees and lights have been usedto define the pedestrian space on the sidewalk. (Thenortheast side of 15th Street between Market andBlake looking NW.) Leese 1991

The concrete paver crosswalk and intersection at thewest corner of 17th Street and Wynkoop.

Maclennan 1991

Flagstone paving "welcome mat" at the entrance tothe Oxford Hotel. Maclennan 1991

Plan of typical Lower Downtown intersection corner.DHM 1991

The brass street name embedded in concrete at 17thand Wynkoop intersection. Leese 1991


L IGHTINGH I S T O R I C P E R S P E C T I V E

Photographs taken of LowerDowntown at the turn of thecentury show diamond shaped gasfixtures for street lights. In 1910,Denver’s “Art Commission” touredthe country to see what had beendone in other cities with the newelectrified lights. The Commissionrecommended a series of lights forthe numbered streets throughoutthe Downtown.

The light fixtures were twenty-eight and one half feet tall andcarried the electric and trolley carwires on a decorative finial at thetop. A pendulous light sourcehung from a decorative filigreeornament on the side to servestreet and pedestrian traffic.

These "intermediate" lights wereused as the basis to design newlights for the City’s 1989 LowerDowntown Streetscape Project.(They are called "intermediate"because their luminaire height isabout halfway between the ped-estrian light and the overheadstreetlight.) The double globe lights wereinstalled on 17th Street as part ofthat project to call attention to thebuildings along it and the view ofUnion Station at its terminus. Theother numbered streets are slatedto receive the single globe andfillagree light fixtures as can beseen on 14th and 15th Streets.Intermediate lights in LowerDowntown have a wattage of 70,but could be 50 watts if desired.The light source is high pressuresodium.

The pedestrian lights used on the named streets are similar to thoseoriginally used on Speer Boulevardexcept that they have acorn shapedglobes rather than round. They are14 feet high with an octagonalsteel pole, cast iron base and highpressure sodium luminare. Pedes-trian lights have the same wattagerequirements as the intermediate

lights - 70 watts, but could be 50 watts if desired. These lights areintended to be the pedestrian lightfixture for all named streetsthroughout Lower Downtown.

The third type of light found inLower Downtown is the highmasted overhead streetlight used at intersections and at mid-block

Oxford Hotel ( date unknown ) Courtesy Denver Public Library, Western History Department


locations to provide an ambient light level safe for pedestrians and traffic. These are 35 feet highround steel poles, with apendulous luminare and aredesigned with an ornamentalfinial at the top, cast iron base,and other details to fit in withthe pedestrian and intermediatelights. These lights have a wattageof 250 and their source is highpressure sodium. While all threetypes of lighting contribute to thelighting of the streets andsidewalks, only the light from thehigh mast overhead streetlights areconsidered in designing for therequired minimum lighting levelsfor traffic safety.

I N T E N T

Beyond the intent to light the streets at night, the three lightingfixtures, used in combination,create a distinctive character forLower Downtown. That characterhas both an authentic historic

reference and unique image.

Using these fixtures in theestablished pattern throughout Lower Downtown reinforces thischaracter and the sense of aunified historic district. The intermediate lights havebecome a memorable image forthe Historic District. The specialfillagree design is associated withLower Downtown. Therefore, theyshould only be used in the LowerDowntown Historic District;placing them in other parts ofDowntown or the city woulddilute their effect.

G U I D E L I N E SLighting PlacementFor typical street lighting place-ment, see the diagram on page 6.It shows the overall schemedeveloped for Lower Downtownwhich will be followed as streetsare reconstructed in the future.The high-mast overhead lights (C)

are placed on each corner andmid-block as determined by therequirements of the Public ServiceCompany, and the standards of theIlluminating Engineering Society ofNorth America. There is someflexibility to the midblock location.Adjacent residential uses should beconsidered and where possiblethese lights should be locatedaway from residential units, toavoid light trespass.

The intermediate lights (A) arespaced on an average of 53 feet,four per block face, adjusted tocurb cuts, alleys, buildingentrances, and other specialconditions.

The pedestrian lights (B) arespaced on an average of 72 feet,adjusted as necessary. There arefour to six per block facedepending on the number of curbcuts or other special situationsalong the street.

Light Poles, Luminares, & BasesThere are many light poles,luminares, and bases currentlyavailable on the market that aresimilar to the Lower Downtownpedestrian lights and theintermediate lights. There are great differences, however. Forexample, the poles may be asmaller dimension or even madeof fiberglass rather than the fluted11 gauge octagonal steel used forthe pedestrian lights. To maintain aconsistent standard, new lightsshould be matched in size, shape,material, and color to the ones already installed. For specificationson all aspects of lighting, contactthe Transportation Division of theDepartment of Public Works andrefer to the Lower DowntownStreetscape Project. ( 640-3958)Illustration of the three types of lighting and other vertical elements used in Lower Downtown. DHM 1991

GatewayMonument

(C with mast arm) (A) (B) (C)


REGULATORYSIGNS AND CONTROLSH I S T O R I C P E R S P E C T I V E

As the automobile age came toLower Downtown, so did thetraffic signals, parking meters, andregulatory signs to control them.Today, there is a wide array ofthese poles, signs, and meters thathas been installed and replaced atdifferent times throughout LowerDowntown.

I N T E N T

Regulatory signs, meters, andtraffic signals are all important formaintaining a safe, orderly streetfor pedestrians, parking, commer-cial activity, and automobiles. It isimportant that they are easily read,visible, and understandable.

This can be accomplished with anorganized approach that fits withinthe historic streetscape andminimizes visual clutter while stillproviding understandableguidance.

While regulatory sign poles shouldbe limited as much as possible,their presence is preferable todirect attachment of signs to theornamental street light poles. The lights are decorative in natureand provide a strong image forLower Downtown. Attachingregulatory signs to intermediateand pedestrian lights detracts fromthis desired effect. If it becomesnecessary for signs to be attachedto traffic light poles andintersection overhead streetlights,permanent bolted fixtures paintedfederal green should be used.

Larimer Street (circa 1880-89) Courtesy Denver Public Library, Western History Department, W.G. Chamberlain


G U I D E L I N E STraffic and Pedestrian SignalsThe standards developed for the1989 streetscape project will beused when replacing any traffic or pedestrian signal in LowerDowntown. The traffic light is a TS-8 pole (the standard polecurrently used at all new LowerDowntown intersections) with adecorative cast iron base, finial,and luminare. These are paintedfederal green as are all the lightfixtures.

Parking MetersAll parking meters in LowerDowntown will eventually bereplaced with a fixture that hastwo meters on each pole and ispainted federal green. (At present,the double-headed pole is notlegal, but once the ordinance has

been changed, this will become standard in Lower Downtownreducing the number of fixturesby approximately 40%.)

Painting the meters will requirethat a sleeve be placed over thegalvanized pole. These changeswill be done after passage of therequired ordinance and asreplacement schedules can beaccommodated over time.

Regulatory SignsRegulatory signs are not to beattached to the pedestrian andintermediate street lights orbuildings. However, if there isnot enough sidewalk width, theymay be attached to streetlightpoles if the attachment bandingis painted along with the pole, orflag mounted hardware is used.If they are on telspar poles, theyshould be efficiently organized

and the poles painted federalgreen.

District Gateway SignsGateway signs announcing entriesinto the District will be placed asshown on the map on page 6.The Gateway signs define theedge of the Lower DowntownDistrict and clearly mark itsboundaries for both pedestriansand motorists.

There are currently twelvegateway signs at intersections onthe edge of Lower Downtown.Eventually, every intersection atthe perimeter of the district willhave a gateway sign. When theyare all in place, they will definethe perimeter of the district.Specifications for gateway signscan be obtained through theTransportation Division of theDepartment of Public Works.

Larimer Street (circa 1880-89)Courtesy Denver Public Library, Western History Department, W. H. Jackson


S T R E E TFURNITURE & AMENITIESH I S T O R I C P E R S P E C T I V E

The street as a public right-of-wayresponds to the needs of the time.Streets that once accommodatedhorses and railroad cars were quitedifferent than they are today.Historically, when LowerDowntown was a "workingdistrict" with busy warehouses andstorefronts, utilitarian loadingdocks, horse hitches, and streetrail lines were common fixtures.The 1910 streetlights were the

dominant ornamental street fixtureand Union Station's Welcome Archits only form of public art.

Today, as Lower Downtown fulfillsits role as an office, residential,and entertainment area, otherstreet amenities such as benches,trash receptacles, clocks, drinkingfountains, and public art areappropriate. While these featuresare new, they should still relate tothe historic theme through color,material, and design.

I N T E N T

The guidelines for street furnitureand amenities seek to unify the

public right of way with anhistoric theme. All of the streetfurniture should be paintedfederal green.

Amenities - such as drinkingfountains or clocks -could be suggested or added by individualproperty owners. They adduniqueness to the streetscape andshould be designed to beharmonious with the LowerDowntown District's historic theme.Amenities should be placed in anorderly fashion either against thebuilding or along the curb. They should not block the pedestrianpath nor should they makemaintenance difficult.

These trees, benches and railing at the Market Center, help to create a pleasant pedestrian environment.Leese 1991


G U I D E L I N E S

SeatingStrap metal benches, known as"Bowery benches," are thestandard Lower Downtownsidewalk bench. They are placedto respond to adjacent land usesand transit stops. Benches willmost likely be used in front ofhotels and office buildings, at busstops, and in public spaces.Property owners are encouragedto add these benches whereappropriate.

Moveable chairs may be used inpublic open spaces and atsidewalk cafes. The standard metalmesh chair as used on the 16thStreet Mall, should be used for thispurpose. These chairs should bepainted black, green or a neutralcolor.

Sidewalk CafesSidewalk cafes are encouraged inLower Downtown. They allow

patrons to enjoy people-watching,the District's interesting buildings,and the Colorado sunshine. The seating area should be welldefined and easy to maintain.Metal railings painted federalgreen should be used todistinguish the outdoor cafe fromthe pedestrian path. Seating areasfor cafes should not block the freeflow of pedestrians.

Sidewalk cafes should be locatedback from intersections wherepedestrians tend to queue upbefore crossing the street. Theplacement of defined seatingspace should leave ample roomfor pedestrians to pass by.

Trash ReceptaclesThe standard trash receptacle,pictured above, is of the samestyle and color as the bench. Themost efficient placement of trashreceptacles is on diagonal cornersat each intersection where theycan be used by the largest numberof pedestrians.

Property owners are encouragedto add trash receptacles if the land

use, such as a take-out foodservice, creates a need for them. Property owners who place trashreceptacles on the sidewalk areresponsible for maintaining andemptying them. However, if amaintenance district were formed,trash pick-up could be handled bythe district.

Bicycle ParkingWhere needed, bicycle racks maybe installed. These should befirmly attached to the sidewalk.Racks that are simply placed onthe sidewalk and not attached to itare not allowed. One type that isrecommended is known as a"ribbon rack". These should bepainted federal green to matchother street furnishings.

A "Bowery bench" on 17th Street. Maclennan 1991

"People-watching" at a sidewalk cafe on Blake near16th Street Brown 1991

The trash receptacle typically found in LowerDowntown. Maclennan 1991

This bicycle rack at Larimer Square fits the characterof the area well, and is the preferred design forLower Downtown. Leese 1991

This bicycle rack does not fit into the area as well,but is a good alternative. Leese 1970


RailingsOwners of new parking lots mustinstall railings along the perimeterof their lots. The railings should bepainted federal green and thedesign should be similar to thestyle found throughout LowerDowntown. For additional detail,refer to the "Rules and Regulations for the Landscaping of Parking

Areas" available through theTransportation Division of theDepartment of Public Works.

Owners of existing parking lots areencouraged to install railings sothat they conform to thedeveloping streetscape. There is a tradition of metal poleor wrought iron railings of varying designs throughout LowerDowntown. The Auraria Parkwayand the Speer Viaduct railings aretwo examples. The important aspect of these new railings is thatthey fall within the "family" ofLower Downtown railing designs. Brick piers or walls may also beincorporated.

Newspaper Vending BoxesNewspaper boxes should beplaced so that they do not inter-fere with pedestrian circulation -back from the intersection and outof the pedestrian travel path.

They should not distract from thehistoric streetscape and never beattached to the street light fixtures.Where a number of them areneeded at a single location, theyshould be consolidated into asingle array of boxes stacked twohigh. They should be paintedfederal green and of the designpictured.

Parking lot railing at 17th Street and Wazee. Leese 1991

Railing at the Oxford Hotel annex. Leese 1991

A standard newspaper vending box for use in LowerDowntown. Leese 1990

Railing at the Market Center, the father of the parking lot, Auraria Parkway and Speer Viaduct railings.Leese 1991


Drinking FountainsDrinking fountains are appropriatein public spaces throughout LowerDowntown and at the edge of thesidewalk in high use areas.Decorative drinking fountains canbe both an attractive and usefulstreetscape element. LarimerSquare's cherub fountain provides

a good example of a drinking fountain that is both decorativeand functional. While this is anhistoric drinking fountain, newfountains could be designed thatfit into the historic character.Designs will be reviewed by theLower Downtown Design ReviewBoard.

BollardsBollards (or railings) may be usedwhere it is desirable to protectpedestrians or special featuresfrom automobiles and to indicateto pedestrians that they shouldexercise caution. They are alsouseful to emphasize a specialfeature (such as a pathway or artwork) with lighting.Bollards used in Lower Downtownshould be made of metal anddesigned in keeping with the otherstreetscape elements. Details forbollard design can be obtainedfrom the Office of Planning andCommunity Development.

DirectoriesThe City is in the process ofcreating a system of directories foruse within the Downtown. Theywill have the same functionalrequirements as those currently in use on the 16th Street Mall, but bedesigned to fit in with the historicstreetscape of Lower Downtown.The directories will have a map, aplace for posters or notices, andpockets for brochures and walkingtour maps.

Directories will be placed so thatthey supplement the DowntownGuide Sign system and directpedestrians throughout LowerDowntown.

The "cherub" fountain is very distinctive and contributes to the sense of place in Larimer Square. Leese 1991

This fountain in San Antonio would fit well into Lower Downtown. It is handicapped accessible and could bemodified to fit into Lower Downtown. Leese 1990

A bollard design that fits in well with the characterof the District. Brown 1991


H I S T O R I CINTERPRETIVE SIGNAGEH I S T O R I C P E R S P E C T I V E

Appreciation for Lower Downtownas the birthplace of Denver willgrow as people become moreaware of specific aspects of itshistory. The historic buildings inthe District become the stage forexplaining not only architecturaldevelopment, but also importantevents and people who madeDenver what it is today.

With the Denver Landmark Com-mission's designation of LowerDowntown as an Historic District,informational plaques were install-ed as part of the Lower Down-town Streetscape Project. The eightcast bronze plaques describe sub-areas and aspects of the District'shistory, such as the role of therailroad and warehouses.

I N T E N T

The history of Denver shouldcontinue to be interpreted throughLower Downtown - its birthplace.

Informational plaque systems andwalking tours have proven suc--cessful in historic districts throug-hout the country. They givetourists and residents an oppor-tunity to discover the cultural,architectural, and historical rootsof the city. "Telling the story" ofLower Downtown through anorganized plaque system will helpDenverites and tourisits unders-tand the District's value and theneed to protect this irreplaceablecommunity resource. The trolley in Lower Downtown (date unknown) Courtesy Denver Public Library, Western History Department


G U I D E L I N E SPlaquesLower Downtown's informationalplaque system will have threecomponents:

• area plaques that describe architectural building types, events, and historical influences in a specific sub-area;

• building plaques for individual buildings that contribute to the character of the area, have unique architectural features, or are the location of an historically significant event; and

• numbered walking tour plaques (similar to those in Larimer Square) that are part of a larger system that extends throughout Downtown.

Buildings may have one, two orthree of these plaques in anycombination. Dimensionalguidelines for their placement areshown in the illustration below.They should be placed on thebuilding so that they are easily

visible and set within thearchitectural frame of the buildingfacade near a door or centered ona column.

The color-coded ceramic numberswill be provided by the City as thewalking tours for Downtown andLower Downtown are developed.

Eight area plaques have beenprovided by the City as part of the1989 Lower Downtown Street-scape Project and more may beadded in the future. They describethe histories of the sub areaswhere they are located.

The building plaques will beprovided by individual owners.Generally, they will be made ofcast bronze, twelve inches squarewith a one-half inch border, andmounted to the building. Detailedplaque manufacturing specifica-tions are available through theOffice of Planning and CommunityDevelopment. Some flexibility willbe allowed to tailor the plaque tothe individual building.Whenever possible or applicable,

the following information will beincluded on the building plaque:

• Building name• Date of construction and

architect• Original building use, later

uses, and dates of restoration• Description of distinguishing

building characteristics, important events that took place in or near the building, important historical figures associated with the building, or other unique information

Plaque placement and contentmust be reviewed and approvedby the Lower Downtown DesignReview Board, a subcommittee ofthe Denver Landmark PreservationCommission, and the ColoradoHistorical Society. Contact theOffice of Planning and CommunityDevelopment to initiate theapproval process.

Left: The Union Station area plaque. Maclennan 1991

Right: A numbered walking tour plaque. Leese 1991

Below Right: Illustration of the three types of plaquesshowing their placement. Brown


A R TH I S T O R I C P E R S P E C T I V E

Even though Lower Downtownwas historically a "workingdistrict", it has had a tradition ofpublic art since the early days.Most notable was the WelcomeArch built in 1906. The seventyton bronzed steel arch was eighty-six feet wide and spanned 17thStreet lighting it up with 2,194bulbs. The arch stood in front ofUnion Station from the turn of thecentury to the 1930's when it wasremoved because it interfered withautomobile traffic. The spirit of thewelcome arch is recalled in the

gateway monuments at theintersections along the District'sboundaries.

More recently, two pieces of freestanding art by artist Kevin Oehler- more modern in style - havebeen added: Jade Spire at 17th andBlake and Union Spire at 14th andWynkoop. Interest in public art inLower Downtown is increasing asthe district is revitalized.

I N T E N T

Public art is fundamental to ahuman environment. The artshould be approachable,memorable, and reinforce theDistrict's character.

Denver Union Terminal Welcome Arch Courtesy Denver Public Library, Western History Department"Jade Spire" by artist Kevin Oehler at 17th and BlakeStreets. Leese 1991


G U I D E L I N E SMaterialsPublic art should be constructed of durable materials. It is importantto consider how these materialswill react to atmospheric conditions,freeze-thaw cycles, exposure towater, ice, salt, and pollution.

Beyond the potentially damagingnatural elements, vandalismshould be considered. Use offragile materials or a design thatencourages defacement isdiscouraged.

PlacementArt should be sited so that itcomplements and fits in with thesurrounding environment.Artwork located along the streetshould generally be "human" inscale. There are a few locations inthe District, however, wheremonumental pieces may beappropriate.

Artwork should be purposefullyplaced to define and shape space,terminate a vista, or serve as afocal point.

Free-standing art or sculptureshould not be placed where itwould compete with a storefront,obstruct a pedestrian path, create atraffic hazard, or compete withother artwork.

Murals could be used to enlivenotherwise blank walls by creatinginterest and color.

Art ThemesPublic art in Lower Downtownshould convey richness of mean-ing rather than clarity of meaning.It should be engaging and pro-

vocative, not confrontational. Artshould be diverse, ambiguous, andinclusive. It's characteristics shouldinclude some of the followingqualities:

ABSTRACTTOTEMICINSTRUCTIONALCELEBRATORYNARRATIVEANECDOTAL

Public art in Lower Downtownmay also have anthropomorphic,metaphysical, metaphorical,mystical, sociological, mythical,morphological, ritualistic, orpsychological implications.

LightingLighting the art is a critical designissue from the point of view ofsecurity, spotlighting, shadows,and safety.

MaintenanceLong-term maintenance costsshould be considered. It is impor-tant to provide a budget, schedule,and specifications for maintenance.

ConstructionStructural considerations, joints,and attachment to the ground arecritical considerations for publicart. These details should be bothfunctional and aestheticallypleasing.

"Union Spire" by artist Kevin Oehler at 14th and Wazee Streets. Leese 1991


LANDSCAPINGH I S T O R I C P E R S P E C T I V E

Rows of street trees were not apart of the street scene duringLower Downtown's historic past.The area was a working districtbusy with rail cars, warehouse,and retail activities. Trees weredifficult to introduce into theseenvironments, and were not seenas a priority in Denver's growingdowntown.Today, LowerDowntown ishome to smalloffices, enter-tainment centers,designers, artists,and a growingnumber ofresidentialprojects.

Trees and other decorativeplantings are significant becausethey provide functional, aestheticand environmental benefits.

I N T E N T

Trees are significant elementswhich can unify a commercialstreet's appearance. Moreover,formal repetitive use of treescreates a space which is scaled tothe pedestrian at the level of theretail facade.

In LowerDowntown,trees can also beused to softenthe appearanceof visually dis-tracting non-historicbuildings andparking facilitiesthat do not

contribute to the character of theDistrict.

Trees also enhance the street'sappearance by helping to definethe sidewalk, channelingcirculation, and serving as a bufferbetween the sidewalk and thestreet. Also, seasonal changes offeryear round variety to the city.

Street trees can:• supply shade and greenery;• furnish screening from wind and

sun; • provide air purification; and • control glare and reflection.

Landscaping in Lower Downtownwill be further enhanced by theuse of seasonal flower displays inplanter pots. These plantings addnot only color, but also thatspecial quality of a place that iswell cared for and nurtured.

Inset: Looking down 17th Street at the Denver Union Terminal. Maclennan 1991 Below: Market Street ( date unknown ) Courtesy Denver Public Library, Western History Department


G U I D E L I N E SThe purpose of this section is toprovide specific recommendationsand requirements established bythe City Forester's Office, the Parksand Recreation Department, theOffice of Planning and CommunityDevelopment and the Transport-ation Division to ensure unifiedand consistent streetscape designin all future public right-of-wayprojects within Lower Downtown.These recommendations do notsupercede the requirementsestablished by those agencies.

General PlacementThe sidewalks and public spacesin Lower Downtown can befurther enhanced by the use ofstreet trees. Street trees should beselected and placed to enhance the walking experience without

creating hazards. A clear walkingzone of at least 10 feet must existbetween the trees and buildings.

Tree SelectionTree species selection involvesunderstanding the specific designissues of the site and reviewingrecommended species for streettrees in the Denver area.

All plant materials should besuited to the climate, soil type, andenvironment in which they areplanted. This is a major concern inareas with high levels of pollut-ion, salt, snow storage, and auto-mobile and pedestrian damage.The selection of trees for LowerDowntown should be based ontheir ability to endure these stress-ful conditions.

Trees should be strong, resistant tomost diseases and insects (or

easily treatable), and require littlemaintenance. They should besingle trunked, upright, produce aminimal amount of fruit and seedsand have a medium to long lifeexpectancy. Branches should notbreak easily.

Trees should be deep rooted toavoid heaving of the sidewalkand/or curb. Trees which havelarge roots on the surface, such assome varieties of Norway Maple,should be used only in specialconditions. Root restricting ringsand pits are not recommended.Plant materials and irrigationtechniques that require less watershould be considered. However,unless a special permit for a drywell is obtained from the CityForester, irrigation is required.

Tree SizeTrees planted in the public right-

The southeast side of Wazee between 14th and 15th Streets. Leese 1991


of-way in Lower Downtownshould be large enough at the timeof planting to add substantialgreenery and shade to the street.Street trees should be 3 inchcaliper, minimum. The height ofstreet trees at maturity should beappropriate to the height ofbuildings on the street, with consideration given to the fact thatthese trees will never reach their"normal" mature height because oftheir placement in a sidewalk.Ideally, all the trees on a givenstreet or at least on a given blockwill be of the same species, or atleast similar in height and shape.

The branching height of maturetrees on the traffic side of thesidewalk should be no less than12 feet above the street. Select tree species that will satisfy thisguideline when mature.

The branching height of maturetrees on the pedestrian side of thestreet should be no less than 8 feetabove the sidewalk when the treeis planted within 10 feet of thewalking area. Minimum branchingheight for young, immature trees isnegotiable. Reasonable judgmentshould be used when pruningyoung trees to allow for pedestriansafety.

Tree LocationThe eventual size and shape ofeach tree planted should becarefully considered beforeplanting so that each tree will beallowed the room needed toachieve its mature size and shape.Species or location may need tobe adjusted to accommodatepublic amenities such astraffic, street signs and lights,awnings or canopies, overhead or

underground utilities, utility polesand fire hydrants.

Generally, place trees so that theirtrunks make a straight line alongthe street side even if the width ofthe pedestrian area between thebuilding and the curb varies.Relate placement to thearchitecture, block patterns, curbcuts, and building entries,adjusting as required. Try to relate

tree locations to the architecture ofadjacent buildings (unless thearchitecture or lack thereof dictatesa ragged pattern). The street willappear neater if the trees appearregularly spaced in straight rows.

Tree spacing depends on existingsite conditions as well as proposeddesign intent. Trees should beplanted at 30 to 40 feet intervalsalong the street frontage for mostspecies. Reduced spacing may bedesirable or appropriatedepending on the space availableand proposed species or variety.Review spacing requirements withthe City Forester.

Trees should not be planted closerthan 20 feet from the projectedproperty line at all intersectionsand street corners in order to maintain a visually clear zone.

Southwest side of 14th Street between Blake and Market Streets. Leese 1991

The northeast side of 17th Street between Wazee andWynkoop. Leese 1991


This minimum may be reduceddepending upon existing siteconditions and upon review by theTransportation Division.

To maintain clear visibility alongthe curb edge, trees should belocated a minimum of 36 inchesfrom the face of the nearest curb(flow line) and a minimum of 5feet from the apron of the nearestdrive or alley.

Generally, trees should be located25 feet from the nearest utilitypole or street light. This dimension can be adjusted forsmaller tree species and specialsite conditions. Trees will generallynot reach their ultimate expectedsize whenever they aresurrounded by paving, and theseminimums may be reduced.Contact the City Forester and thePublic Service Company to reviewspecial conditions.

Tree Grates & WellsTree grates and tree wells are anattractive way to allow street treesto be planted in a pavedenvironment. They also preventsoil compaction around trees inhigher volume pedestrian areas.Other options such as modularblocks, uni-stone, brick pavers andflagstone may be considered ifconditions warrant.

Tree grates or flagstone on steelframes are the recommendedmethods for tree planting insidewalks. Open tree gratesshould be at least 5 ft. x 5 ft. withslots no more than 1/4 inch inwidth. Size and shape of treegrates should relate to the paving pattern. Tree grates should bedesigned to allow for tree trunkgrowth and be constructed ofductile iron.

Irrigation systems within grates arerequired by the City of Denver.Proposed irrigation systems shouldbe reviewed with the City Forester.Irrigation systems must be on azone separate from all otherlandscape zones.

Dry wells, trees without irrigation,may be installed. A special permitfrom the City Forester is required. However, to ensure proper long-term maintenance as propertyownerships change, automaticirrigation systems arerecommended.

Planter PotsPlanting pots should be plantedwith annual flowers for seasonaldisplay or with evergreen ordeciduous ground covers. Potsshould occupy a surface area of atleast two square feet and notblock other elements such asstreets, signs, meters, street lights.

Large, free-standing planting pots,like those used in the 1989 Streetscape design in front of the Barth Hotel, are the preferredstyle. They should be wellmaintained and watered to achievethe best results.

A precast concrete flowerpot on Larimer Square.Leese 1991

Terra cotta flower pots on Larimer Square.Leese 1991

A flagstone tree well cover on 14th Street.Maclennan 1991

A precast concrete flower pot on Blake Street.Leese 1991

A cast iron tree grate on Larimer Street.Maclennan 1991


RECOMMENDED STREET TREESThe street trees recommendedbelow are species that best meetthe tree selection and sizeguidelines above. Tree speciesother than those listed must be specifically approved for street treeplanting by the Deputy Director ofMaintenance of the Department ofParks and Recreation and the CityForester.

The species listed are preferredfor their dependability, low maintenance and droughtresistance unless otherwise noted.The City Forester may consider other species where specialconditions exist.

It should be noted that columnarshaped trees are perhaps the bestat fitting into the urbanenvironment where narrowsidewalks and awnings restrict thegrowth of a larger canopy.

Leaf size should also beconsidered when selecting treespecies. Smaller leafed, spreadingforms allow better visibility tobuilding facades and signage.Smaller leaves generally aredispersed by the wind and requireless fall cleanup.

Ash(Fraxinus americana cv., andFraxinus pennsylvanica cv.)

Mature Form: Oval Mature Height: 40-60 feetSpacing, Tree Lawn: 35-40 feetSpacing, Grates: 25-30 feetGrowth Rate: Moderate/RapidRoot System: Deep

Special Characteristics: Generally, dark green, shinyfoliage. Withstands extremes insoil; tolerates salt, drought.Susceptible to borers and scale.F.a. 'Autumn Purple' and 'Rose Hill'- maroon fall color. F.p. lanceolata- very hardy with small wingedseeds. F.p. 'Marshall's Seedless' -naturally seedless variety. F.p.'Summit' - more upright andcolumnar in form.

Ash: West side of Broadway at Bayaud, looking north. Brown 1991

Summit Ash, F. pennsylvanica 'Summit' Courtesy Schichtel's Nursery


Columnar English Oak(Quercus robur 'Fastigiata')

Mature Form: ColumnarMature Height: 50 feetSpacing, Tree Lawn: 25-30 feetSpacing, Grates: 20-25 feetGrowth Rate: ModerateRoot System: Deep

Special Characteristics:Dark green large leaf in summer,brown in fall, persisting throughwinter; small acorn. Prefers well-drained soils. Vulnerable tomildew.

Common Hackberry(Celtis occidentalis)

Mature Form: OvalMature Height: 50-60 feetSpacing, Tree Lawn: 40-45 feetSpacing, Grates: 30-35 feetGrowth Rate: Moderate/RapidRoot System: Deep

Special Characteristics:Medium green leaves in summer,yellow to orange-red to purpleleaves in fall; corky bark. Prefersrich, moist soil but grows in allsoil types; tolerates wind and airpollution. Susceptible to leaf spots,witch's broom, powdery mildew,nipple gall and several scaleswhich all cause leaf and branchingabnormalities.

Columnar or Fastigiata English Oak: TennysonTerrace, 3900 Tennyson Street. Brown 1991

Hackberry: State Capital, west side of 1400 block of Grant Street looking south.Brown 1991

Hackberry branching structure.Courtesy Schichtel's Nursery


Columnar Hornbeam(Carpinus betulus 'Fastigiata')

Mature Form: ColumnarMature Height: 30-40 feetSpacing, Tree Lawn: 15-30 feetSpacing, Grates: 15-30 feetGrowth Rate: SlowRoot System: Deep

Special Characteristics:Dark green, sharply toothed leavesin summer, yellow fall color,smooth gray bark. Fruit forms innuike, drooping clusters. A narrowcolumnar form becoming morepyramidal in maturity with verydense branching.

Redmond Linden(tilia x euchlora 'Redmond")

Mature Form: PyramidalMature Height: 45-50 feetSpacing, Tree Lawn: 30-35 feetSpacing, Grates: 25-30 feetGrowth Rate: ModerateRoot System: Deep

Special Characteristics:Dense, pyramidal form withascending branches; large darkgreen leaves, less glossy than otherlindens. Prefers moist fertile soilsbut will tolerate dry, heavy soils.Susceptible to aphids, borers andmites

Columnar Hornbeam: Tennyson Terrace, 3900 blockof Tennyson Street Brown 1991

Redmond Linden: Denver Permit Center, west side of 1300 block of Bannock looking south.Brown 1991

Ascending branch structure and narrow form makethe Redmond Linden an excellent street tree.

Courtesy Schichtel's Nursery


Columnar Norway Maple(Acer platanoides 'Columnar')

Mature Form: ColumnarMature Height: 50-60 feetSpacing, Tree Lawn: 30-35 feetSpacing, Grates: 25-30 feetGrowth Rate: Moderate/RapidRoot System: Shallow

Special Characteristics: Dark green leaves in summer,yellow leaves in fall. Tolerates airpollution; withstands extremes insoils. Susceptible to aphids andsun scald.

TREES NOT RECOMMENDEDTrees with large amounts of fruitor flowers should not be plantedas street trees: catalpa, tree ofheaven, Kentucky coffee tree, andcottonbearing cotton-wood,among others. Trees with marginalsuccess in this area should not beplanted as street trees: Ohiobuckeye, sycamore and pin oakamong others. Small trees under35 feet should not be planted asstreet trees: golden rain tree,flowering crab apples, andbradford pear, among others.

Trees Not AllowedUnless specifically authorized bythe Manager of Parks andRecreation, the following speciesand types of trees and woodyplants are prohibited from beingplanted in the street right-of-waysof Denver.

1. Any of the poplar species (Populus sp.)

2. Any of the willow species (Salix sp.)

3. The box elder tree (Acer negundo)

4. The Siberian (Chinese) elm (Ulmus Pumila)

5. The silver maple(Acer saccharinum)

6. Any weeping or pendulous type tree

7. Any tree with bushy growth habit which cannot be maintained to a single leader or trunk.

8. Any shrub or hedge growth which by its habit of growth would obstruct, restrict, or conflict with the necessary and safe use of the public right-of-way.

9. Artificial trees, shrubs, turf or plants.

Columnar Norway Maple: Larimer Square, west side of 1400 block of Larimer Street looking southwest.Brown 1991

Columnar Norway Maple A.P.'C', narrow columnarform allows visual penetration between trees.

Courtesy Schichtel's Nursery


WHEREAS, the Preservation Commission has transmitted tothe Council a proposed designation of a district for preservation;and WHEREAS, the Planning Board has approved the same; and WHEREAS, the Lower Downtown has character, interest orvalue as part of the development, heritage or culturalcharacterization of the city, state and nation, representing threeeras of Denver's development and the impact of the railroad ongrowth in the west; is the site of an historic event with an effectupon society, being the birthplace of Denver; is identified with agroup of persons who had some influence on society, beingassociated with Denver's first pioneers, founders andentrepreneurs, such as General William Larimer, John Evans,William Byers, David Moffat and Bella Hughes, exemplifies thecultural, political, economic, social and historical heritage of thecommunity, being the last cohesive collection of commercialbuildings representative of Denver's growth as the region'scommercial, industrial, social and political center; portrays theenvironment of a group of people in an area of historycharacterized by a distinctive architectural-type specimen,representing two eras of commercial architecture; contains theworks of the architects or master- builders whose individualwork influenced the development of the City, including FrankEdbrooke, Aaron Gove, Thomas Walsh, Robert Willison, MontanaFallis, E.P. Eberly, F. Goodnow, J.J. Huddart, W.M. Quale, TheBaerreson Brothers, and A.M. Stuckert; and is a distinctive area,being the last remaining collection of cohesive historiccommercial buildings in the downtown, and should bedeveloped or preserved according to a plan based on an historic,cultural and architectural motif.

NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OFTHE CITY AND COUNTY OF DENVER:

SECTION 1. THAT CERTAIN PROPERTY DESCRIBED ASFOLLOWS, TOGETHER WITH ALL IMPROVEMENTS SITUATEDAND LOCATED THEREON, BE AND THE SAME IS HEREBYDESIGNATED AS A DISTRICT FOR PRESERVATION:

All of Blocks A and B, all of Blocks 12, 13, and 15 through 23, allof Blocks 38 through 44; Lots 1 through 16 of Blocks 45 through50, East Denver; All of Blocks 240, 241 and 242, West Denver; And all subdivision and resubdivisions thereof; and all vacatedstreets and alleys within or adjacent to the afore described areas; And including all dedicated streets and alleys within or adjacentto the afore described areas;

SECTION 2. MINIMUM DESIGN GUIDELINES.

(a) The purpose of minimum design guidelines is toencourage and allow development compatible with the existinghistoric character of the Lower Downtown in conjunction withthe building permit review process.

(b) The following conditions must be met before a zoning orbuilding permit may be issued in the Historic District, unless theproposed development meets the exemption provisionshereinafter provided for or an exception is granted by the DesignConsultation Board:

A P P E N D I X BY AUTHORITY COUNCIL BILL NO. 68 ORDINANCE NO. 109 COMMITTEE OF REFERENCESERIES OF 1988 ZONING, PLANNINGAS AMENDED 2/29/88 & LAND USE

A BILL

FOR AN ORDINANCE DESIGNATING THE LOWER DOWNTOWN AS A DISTRICT FOR PRESERVATION AND TO ADOPT DESIGN STANDARDS, A DESIGN

CONSULTATION PROCESS AND DEMOLITION REVIEW PROCESS


(1) Fenestration and Articulation. a. The rhythm and vertical proportion established by

the historic context and the existing street frontage in the vicinityof the site must be maintained;

b. Windows must be punched (set in) at least one (1)brick width;

c. Sills and lintels must be articulated through color,materials,ornamentation or other means;

d. Each floor must be articulated; e. Street facades must reflect the historical

development pattern of the area, generally two to four lots; and f. Ground level space in multi-lot developments must

keep entrances on each street frontage and entrances must occurin each two to four lot facade.

(2) Setbacks and Rooflines. a. At the first two stories in the structure must be built

to the property line or lines which are adjacent to a street; b. Buildings over 60 feet in height must be set back at

least 15 feet along the front zone lot line which is part of thelong dimension of any block at a level between 20 feet and 60feet above grade and at a level equal to or slightly higher orlower than adjacent buildings; and

c. Building height may not exceed 85 feet withoutdesign consultation as hereinafter provided excluding the currentprovisions for heating, ventilation and air conditioningequipment.

(3) Exterior Materials. a. Materials must be in context with the color,

proportion and scale of existing historic patterns, such as brickand sandstone, iron storefronts, vertical windows and doorways;and

b. Black, bronze and 100 percent reflective glass arenot permitted.

(4) Existing Industrial Uses. Exterior alterations required for the continued operation ofexisting industrial, including but not limited to manufacturing,distribution, warehousing, and wholesaling uses are permittedthrough review under these design guidelines.

SECTION 3. DESIGN REVIEW PROCESS.

(a) The design review process shall be as follows:

(1) A pre-application conference with the Planning Officeis required prior to application for any zoning permit and/or any

building permit, PUD District or zoning variance with respect toproperty in the Historic District.

a. The purpose of the pre-application conference is toinform the applicant of relevant city policies, regulations andprocedures, to review the minimum design guidelines for theHistoric District and to review preliminarily whether theproposed development, alteration/renovation or additional willcomply with the guidelines; and

b. The pre-application conference will be held withthe Planning Director or his designated representative from thePlanning Office, and the applicant, developer, architect or otherdesignated representative of the proposed development; and

c. A review by the Design Consultation Board may bescheduled at the pre-application conference. If review by theDesign Consultation Board is desired at this time, the require-ments of the design review process shall apply unless reviewunder the Design consultation criteria is specifically requested except that a zoning permit and/or building permit may not beapplied for, nor accepted, even though a pre-applicationconference has been conducted.

(2) A zoning and/or building permit may be applied forafter the pre- application conference; provided, however, nozoning or building permit may be issued with respect to theHistoric District until approved by the Planning Office.

(3) All zoning and/or building permit applications withrespect to the Historic District must be reviewed and approvedfor compliance with the minimum design guidelines oreligibility for exemption from the guidelines by the PlanningOffice. Such application shall include 8" by 10" photographs ofthe face block and the application requirements of subsection3.b(5) of this ordinance.

a. The Planning Office review will be on an as neededbasis, to be completed within the standard review proceduresfor zoning and/or building permits;

b. The application will be reviewed by the PlanningDirector, or his designated representative from the PlanningOffice, and two members of the Design Consultation Board;

c. If approved the zoning and/or building permit maybe issued; and

d. If disapproved, the applicant may modify theapplication to comply with the guidelines or request that thedecision of the Planning Office be reviewed by the DesignConsultation Board.

(b) Building and/or zoning permit applications which meet any one of the following conditions are exempted from the


minimum design guidelines and design consultation provisions:

(1) Existing buildings which have received a variancefrom the Board of Adjustment-Zoning for a specific buildingrenovation plan prior to the adoption of this ordinance;

(2) Buildings or developments for which a building permithas been issued prior to the adoption of the amendments to theB-7 zoning district;

(3) Applications for a building or zoning permit toauthorize work not involving any changes to or work upon theexterior facade of a building; and

(4) Proposed development projects which have receivedapproval for the vacation of air rights over alleys in conjunctionwith a specific development plan for use and architectural designprior to the adoption of this ordinance except that designchanges may be authorized by the design consultation board foradjacent parcels which include the use of the air rights in thedevelopment. This exemption provision will expire five (5) yearsfrom the effective date of the adoption of these provisions unlessa building permit has been issued and is active.

SECTION 4. DESIGN CONSULTATION BOARD

(a) The design consultation process shall be as follows:

(1) Design Consultation may be requested by theapplicant, recommended by the Planning Office or triggeredupon the request by the applicant upon a disapproval of aproject reviewed under the minimum design guidelines by thePlanning Office that the disapproval be reviewed by the DesignConsultation Board.

(2) The Design Consultation Board is authorized to review appeals of a disapproval of a zoning permit for non-compliancewith the minimum design guidelines and applications for thedesign consultation process.

a. The Design Consultation Board may approve,approve with conditions or disapprove the review or theapplication;

b. If disapproved, the applicant may appeal thedecision to the Landmark Preservation Commission. Appeals shall be made within 30 days of the date of the DesignConsultation Board's hearing. The Landmark Preservation Commission shall act on the appeal within 60 days of its receipt in the Planning Office; and

c. Upon arrival, the applicant may apply for a zoningand/or building permit.

(3) The Design Consultation Board will review thecompleted application or an appeal of a disapproval within 25days of its receipt in the Planning Office. If no action is takenwithin 25 days then the application shall be deemed to beapproved unless the review period is extended by mutualagreement of the applicant and the Board.

(4) At least 15 days before the review, the property willbe posted indicating the date, time and place of the designconsultation review.

(5) At least 10 days before the review, written notice ofthe review will be mailed to the property owners except theapplicant.

(b) The criteria for the design consultation process by theDesign Consultation Board shall be as follows:

(1) The purpose of the design consultation process is toprotect, enhance, and perpetuate buildings, sites, and areas ofthe Historic District reminiscent of past areas, events, andpersons important in local, state, or national history; toencourage rehabilitation of contributing buildings and newconstruction compatible with contributing buildings; to providesignificant examples of architectural styles of the past and todevelop and maintain appropriate settings and environments forsuch buildings, sites, and areas to enhance property values,stabilize neighborhoods, promote economic development, jobcreation, tourist trade, and foster knowledge of the city's livingheritage;

(2) The design consultation process is intended to draw areasonable balance between private property rights and thepublic interest in preserving the cultural, historic, and architectural heritage of the Historic District by providing property owners the opportunity to retain the benefits ofproperty ownership through rehabilitation or alteration ofexisting buildings or the construction of new buildings which arearchitecturally compatible with the heritage of the district,ensuring that renovation, rehabilitation, or alteration of buildings and structures contributing to that heritage will be carefullyweighted with other alternatives and the economic feasibility ofrenovation and re-use, and that alterations to such buildings andstructures and new construction will respect the character of theDistrict, not by imitating surrounding structures, but by being


compatible with them to the extent economically feasible.

(3) In the case of an appeal, the Board will review theappeal in accordance with the minimum design guidelines. Atthe request of the applicant, an appeal may be reviewed as aregular design consultation application; and

(4) In the case of an application for design consultation,the Board will review the application in accordance with thepurposes of the B-7 District, and the design consultation process,and the following guidelines:

a. If the proposed work is related to renovation orrehabilitation of a contributing building, the proposed workpreserves, enhances or restores and does not damage or destroythe exterior architectural features building;

b. The proposed work does not adversely affect thespecial character or special historical, architectural features of theproperty, and/or the District;

c. The architectural style, massing, texture, scale, color,arrangement of color, and materials used on existing andproposed structures are compatible with the character of theDistrict;

d. The building does not exceed 130 feet in heightexcluding cornices and current regulations for HVAC equipment.A building between 85 feet and 130 feet may not be deniedsolely on the basis of height.

e. For buildings greater than 85 feet in height, thatportion of the building over 85 feet is setback at least 25 feetalong the front zone lot line which is part of the longerdimension of any block; and

f. Contemporary design for additions, alterations, andnew construction is not discouraged, and is recognized as animportant element in the evolution of individual buildings aswell as the district as a whole.

(5) Applications for design consultation shall provideconceptual plans and evaluations with enough detail to evaluateheight, massing, setback, materials, fenestration, orientation tothe street, and relationship to adjacent buildings. For alterations to existing buildings, such plans shall show the effect of the alteration on the existing facade. The Design ConsultationBoard in conjunction with the Landmark PreservationCommission shall establish the submittal requirements for anapplication by rule and regulation. Such application shall befiled with the Planning Office upon forms prescribed by the DesignConsultation Board.

SECTION 5. DESIGN CONSULTATION BOARD.

(a) There shall be and is hereby created a DesignConsultation Board which shall consist of 5 members. The 5members of the Board shall be appointed by the Mayor from nominations from the following organizations or theirsuccessors; The lower downtown property owners, nominatedjointly by the Development Association of Lower Downtownand the Lower Downtown Property Owners Association andsuch other property owner group representing LowerDowntown, registered with the Planning Office and designatedby the Landmark Preservation Commission; the lower downtown residents or business owners, nominated jointly by the Downtown Residents Organization and Downtown Denver,Inc. and such other resident or business organizationrepresenting Lower Downtown, registered with the PlanningOffice and designated by the Landmark PreservationCommission and who must reside or own a business in LowerDowntown; the Denver Chapter of the American Institute ofArchitects; a developer, nominated by the district councilmember, with experience in the rehabilitation of commercial orresidential projects similar in scale to the buildings in lowerdowntown; and one member to appointed from the LandmarkPreservation Commission. Each organization shall nominatethree persons, and one of which shall be appointed. Theappointments shall be made upon recommendation of theLandmark Preservation Commission by the Mayor withconsideration in maintaining a balance of interests and skills,and with consideration of the individual qualifications of thecandidates including their training, experience, knowledge orinterest in architecture, urban design, real estate, financialanalysis, rehabilitation/renovation, preservation orredevelopment;

(b) Each member of the Board (except the first membershereinafter specifically provided for) shall serve a term of 5 yearsand may be removed only for cause upon written charges. The first members of the Board shall be appointed forterms of one, two and three years, respectively, as designated bythe Mayor in the order of appointment. As their terms respectively expire, the appointment shall be for a full term of five years. Vacancies shall be filled by the Mayor for theunexpired term of any member whose term becomes vacant; and

(c) A concurring vote of a majority of the Board shall benecessary to decide in favor of the applicant on any matter uponwhich the Board is required to pass.


(d) The board shall by rule and regulation establish a designated pool of no less than 10 persons composed of thoseindividuals nominated but not appointed in a given year. The applicant may select two advisors without voting powers.

SECTION 6. DEMOLITION REVIEW PROCESS.

(a) The demolition review process shall be as follows:

(1) No demolition permit may be issued in the Districtunless reviewed and approved by the Demolition Review Board,or unless exempted as hereinafter provided.

(2) Demolition review applies only to those buildingsestablished as "Contributing structures" as shown by the crosshatching on Exhibit A filed in the Office of the Clerk andRecorder, Ex-Officio Clerk of the City and County of Denver, on the 28th day of January 1988, Filing Number 88-080.

(3) The Demolition Review Board will review the com-pleted application at a public hearing within 25 days of itsreceipt in the Planning Office. If no action is taken within 25days then the application shall be deemed to be approved unlessthe review period is extended by mutual agreement of theapplicant and the Board.

(4) At least fifteen days before the public hearing, theproperty will be posted indicating the date, time and place of thehearing.

(5) The Demolition Review Board is authorized to reviewdemolition permits and redevelopment plans. Except as providedin subsection (6) below, no demolition permit may be issuedunless redevelopment plans are submitted and approved in con-junction with the demolition review application and any otherapplicable review processes, and in conjunction with the issu-ance of a building permit.

a. A demolition review may be requested at any timeand may be completed prior to making an application for abuilding permit provided that post-demolition plans are considered as part of the demolition review.

b. Post-demolition plans shall include, but are notlimited to drawings or sketches with sufficient detail to show theexterior appearance and architectural design of the proposedbuilding or use; but does not require construction documents tobe completed.

c. The Demolition Review Board may authorize abuilding for demolition based on such post-demolition plans and

compliance with the demolition review criteria. Such authoriz-ation shall be valid for two years from the date of the authorization.

d. A demolition permit shall be issued upon theissuance of a building permit based on the post-demolition plansas previously reviewed and approved, or upon a determinationthat the building to be demolished is imminently dangerous tolife, health or property by the Building Inspection Division, theDepartment of Health and Hospitals or the Fire Department and upon notification of such determination to the DemolitionReview Board.

(6) The Landmark Preservation Commission shall grantrelief if the owner establishes that the enforcement of therequirement that a building permit be issued in conjunction witha demolition permit as provided for in subsection (5) abovewould deny all economically viable use of property.

(7) The Board may approve, approve with conditions ordisapprove the demolition permit application and redevelopmentplans.

(8) If disapproved, the applicant may appeal the decisionto the Landmark Preservation Commission. Appeals shall bemade within 30 days of the date of the Demolition ReviewBoard's hearing. The Landmark preservation Commission mustact on the appeal within 60 days of the date of its receipt in thePlanning Office.

(9) Upon approval, the applicant may apply for thedemolition permit.

(10) Approval of the redevelopment plans in conjunctionwith a demolition permit constitutes approval as thoughreviewed under the design consultation process.

(b) The Demolition Review Board shall consider thefollowing factors in making a determination on a request for ademolition permit:

(1) Significant economic hardship to the property ownerbased on subsection (a) below;

(2) Significant hardship to the public interest based onsubsection (b) below;

(3) Extent to which reuse or proposed redevelopmentimplements the goals of the Downtown Area Plan and thepurposes of this district.


a. Economic Factors1. Structural condition of the building and

practicality of rehabilitation and reuse;2. Determination of economic hardship based on a

comparison of i. and ii. below;i. Economic feasibility of rehabilitation and reuse

of the structure.ii. Economic feasibility of the proposed

redevelopment plans.iii. This comparison must establish as a base line

the property as it is and what value the property contributes toeither i. or ii. above.

b. Preservation Factors1. Age of building.2. Architectural and historic significance of the

building as related to the district.3. Extent to which the structure maintains the

continuity, scale and massing of adjacent contributing structures,and prominence of structure within the block.

c. Demonstration of Proof and Authority1. The burden of proof of economic hardship is the

responsibility of the property owner.2. The decision of the Demolition Review Board

shall prevail.3. Appeals are permitted to the Landmark

Preservation Commission.(4) Applications for demolition review shall include,

but are not limited to valuation of the property, estimates of thecosts and income for rehabilitation of the building, estimates ofthe costs and income for new development, preliminarydevelopment plans, and reports as to the condition of thebuilding prepared by professionals with experience inpreservation and rehabilitation. The Demolition Review Boardin conjunction with the Landmark Preservation Commission shallestablish the submittal requirements for an application by ruleand regulation. Such application shall be filed with the PlanningOffice upon forms prescribed by the Demolition Review Board.

Section 7. CONTRIBUTING BUILDINGS

(a) Contributing buildings are hereby established asindicated on the map contained in Exhibit A, as herein abovereferred to.

(b) A person may petition City Council for inclusion on thecontributing building survey after its adoption, upon therecommendation of the Denver Landmark PreservationCommission; and

(c) A building cannot be deleted from the survey, unlessdestroyed by fire, flood, or act of God, etc., or major accidentaldamage not the fault of the owner.

Section 8. DEMOLITION REVIEW BOARD

(a) There shall be and is hereby created a DemolitionReview Board which shall consist of 5 members. The 5 membersof the Board shall be appointed by the Mayor from nominationsfrom the following organizations or their successors: the lowerdowntown property owners, nominated jointly by theDevelopment Association of Lower Downtown and the LowerDowntown Property Owners Association and such otherproperty owner group representing Lower Downtown, registeredwith the Planning Office and designated by the LandmarkPreservation Commission; the lower downtown residents orbusiness owners nominated jointly by the Downtown Residents'Organization and Downtown Denver Inc. and such otherresident or business organization representing Lower Downtown,registered with the Planning Office and designated by theLandmark Preservation Commission and who must reside or owna business in Lower Downtown; the Denver Chapter of theAmerican Institute of Architects; a developer, nominated by thedistrict councilmember, with experience in the rehabilitation ofcommercial or residential projects similar in scale to the buildingsin lower downtown; and one member to be appointed from theLandmark Preservation Commission. The appointments shall bemade by the Mayor upon the recommendation of the LandmarkPreservation Commision with consideration in maintaining abalance of interests and skills, and with consideration inmaintaining of the individual qualifications of the candidatesincluding their training, experience, knowledge or interest inarchitecture, urban design, real estate, financial analysis,rehabilitation/renovation, preservation or redevelopment;

(b) Each member of the Board (except the first membershereinafter specifically provided for) shall serve a term of 5 yearsand may be removed only for cause upon written charges. Thefirst members of the Board shall be appointed for terms of one,two and three years, respectively, as designated by the Mayor inthe order of appointment. As their terms respectively expire, the appointment shall be for a full term of five years. Vacancies shallbe filled by the Mayor for the unexpired term of any memberwhose term becomes vacant; and

(c) A concurring vote of a majority of the Board shall benecessary to decide in favor of the applicant on any matterupon which the Board is required to pass.


(d) The Board shall by rules and regulation establish adesignated pool of no less than 10 persons composed of thoseindividuals nominated but not appointed in a given year. Theapplicant may select two advisors without voting powers.

Section 9. EVALUATION OF ORDINANCE. Amended 2/29/88

(a) General. To achieve a comprehensive revitalizationprogram for the Lower Downtown Preservation District, it iscontemplated that participation in this endeavor is not only theresponsiblity of the property owners but must include thesupport and involvement of the Denver City Government, othergovernmental entities, historic preservationists, and thecommunity as a whole.

(b) Evaluation. Every two years for six years from theeffective date of this ordinance, City Council shall hold a publichearing to evaluate the effectiveness of this ordinance. As partof that evaluation, Council shall consider the question ofwhether to retain or repeal the Demolition Review provisions ofthe ordinance. In conducting the public hearing, Council must consider the following:

(1) testimony from the Demolition Review Board,including a written report of the Board's activities;

(2) testimony from the Denver Planning Board andappropriate city officials on how the City is meeting itsresponsibilities as to:

a. compliance with the Downtown Area Plan as itrelates to the Lower Downtown District, including pedestrianenvironment, quality housing and retail,

b. availability of leveraged financing fromgovernmental and other sources, including revolving loan funds,and

c. provision of sufficient capitol improvements forstreetscaping and lighting to create the needed environment fordevelopment goals;

(3) testimony as to how the community as a whole haseconomically supported the Lower Downtown District.

PASSED by the Council March 7,1988Stephanie Foote -President

APPROVED: Federico Pena -MayorMarch 9, 1988

ATTEST: Felicia Muftic -Clerk and Recorder, Ex-Officio Clerk ofthe City and County of Denver

PUBLISHED In the Daily Journal February 5, 1988 and March 21,1988

PREPARED BY: City Attorney's Office and Denver Planning

REVIEWED BY: Patricia Wells, City Attorney January 28, 1988

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LANDMARK PRESERVATION LOWER DOWNTOWN STREETSCAPE DESIGN GUIDELINES

D E D I C A T I O N

To the vision, investment and sacrifice

of those generations that came before,and

the responsibilities that will be the heritage of those who come after.

Jean Catherwood

Kathleen Hoeft

Marjorie Hornbein

James C. Morgan

John Anderson

Jerry Glick

James C. Morgan

Sara Jane Maclennan Design Ventures, Inc.

Gregg Brown DHM, Inc.

Barbara J. Norgren

Stanley Pouw

Roz Schneider

Ruth Falkenberg

Charles Callaway

Bar Chadwick Planning & Community Development Office

Mark Leese Department of Public Works

Mark Hess Graphic Artist Planning & Community Development Office

C R E D I T S

Wellington E. WebbMAYOR

LANDMARK PRESERVATION COMMISSION

LOWER DOWNTOWN DESIGN REVIEW BOARD

PREPARED BY:

Thomas J. Noel

Joanne Salzman

C I T Y a n d C O U N T Y o f D E N V E R

DESIGN GUIDELINES - Denver · 2015. 6. 22. · Historic Perspective Streets Intent 8 Guidelines 9...

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