WINDSOR COTTAGE SUB-DISTRICT

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Case studies are in-depth examinations and, in this case, use to compare existing projects of similar scale, context, and makeup to a proposed project. In this situation, the Windsor Cottage Sub-District, is a quaint street of residential homes, turned commercial businesses, seeking to define its identity within the existing downtown area. Their intention is to increase both visitation and commerce to their respective businesses. The following document consists of other districts which have successfully achieved similar goals through varying means.

Pearl Street and Tennyson Street in Denver, Buena Vista, Ridgway, and Breckenridge Main Street have all transformed a once residential neighborhood into a bustling commercial district through a variety of tactics:

• Comprehensive signage packages that help define the entrance of the district as well as create cohesive visuals once you are in the district

• Defined streetscapes which help create a district ‘feel’ - classic in some cases, artistic in others as well. This also helps to increase safety and draw visitors

• Architectural transformation helps make these former residences identify more as a commercial building and assists visitors in feeling comfortable browsing around

• Consistent distinct street furnishings and lighting allow visitors to identify their place in the district as well provide locations to sit and relax thereby increasing comfort and encouraging visitors to stay longer.

• Blurring the line between the public sidewalk and ‘front yards’ help increase public/private spaces and allow for additional uses.

The following case studies were reflected upon when planning for the Windsor Cottage Sub-District project, by noting what design actions were used and what each of the outcomes were. Example actions such as: Streetscaping slowing traffic and increasing visitor stay lengths, creation of public/private spaces along the walks, increasing potential auxiliary uses in currently underutilized spaces, addition of site furnishings and lastly, a cohesive design standard for signage throughout each of the sub-subdistricts. All of these actions can assist in creating that cohesive feel for the districts and help define it’s unique character.

WINDSOR COTTAGE SUB-DISTRICTPRECEDENT CASE STUDY:

ISSUES & CHALLENGES

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SOUTH DENVER,SOUTH PEARL STREET

Comprised of quaint neighborhood homes, sprawling mature trees and renovated retail and office space, South Pearl street is a dining and commerce destination area for many in the Denver area. Beginning at the 1300 block of South Pearl, a six-to-eight block stretch of bungalow style and turn-of-the-century Victorian homes hosts a plethora of small, independent retail shops and an eclectic mix of restaurants. Originally a ‘streetcar suburb’ this sub-district began a renaissance in 1984 when Sushi Den moved in. The focus on historic architectural preservation coupled with a focus on community events has led to an economic revival.

1. The Great Depression forced many historic businesses to close

2. In its most recent development stage, developers have expressed interested in adding more residential to the neighborhood, challenging the neighborhoods commercial core

3. Once the street began to rejuvenate, parking and congestion became a core issue for the adjacent residents

4. As the commercial corridor grew, and commercial buildings became in greater demand, many services moved into remodeled residential spaces

Banners on acorn lights, bright paints, sidewalk materials, and colorful planters will help unify and define the sub-district.

ACTIONS - SOLUTIONS - STRATEGIES

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Design:

1. Maintain the historic mix and intensity of land uses

2. Focus on historic density and scale

3. Maintain and soften the relationship between new commercial adjacent residential areas by focusing on street corner improvements and alley maintenance and cleanliness

4. Incentivize open porches toward the commercial street for pedestrian scale frontage

5. The City built a communal parking structure to relieve street parking pressure

6. Businesses ‘open to the street’ with bistro tables, sandwich board signs, flower pots, and art

Promotion:

1. A $5,000 grant from Historic Denver was leveraged to implement the design overlay

2. The neighborhood was branded as a culinary destination and featured in various travel and food magazines

Economic Vitality:

1. The design overlay requires new buildings to have retail/commercial space on the ground level – intended to maintain the commercial core and street vitality

2. A weekly farmers market draws residents from across the Platt Park neighborhood, and beyond

3. Yearly events, including a summer kickoff and Oktoberfest, close off the street for a block party that draws hundreds of people from across Denver

4. Regular art walks keep business open later and keep community connected while supporting exposure for small businesses

9’ acorn lights hang flags that can notify visitors of upcoming events specific to the sub-district and connect to the aesthetic of the main street.

RESULTS

Houses are transformed from residential to commercial by adding signage and inviting elements in the yard such as tables, umbrellas and lighting. Knowing the structure is a business is key to defining a cottage neighborhood. Transforming the existing sub-district homes into more defined businesses will be key to drawing in visitors, and creating a sub-district identity.

Front yards with sandwich boards and flowers, are elements which connect the sidewalk to the business. Existing yards in the sub-district create a boundary between businesses and passersby.

6’ wide sidewalks, bike parking, trash cans, and flower pots, along with signs indicating a unique street. These amenities make finding and spending time in the sub-district easier.

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1. Housing prices increased 280% from 1980 to 2000

2. A 235% increase in average household income between 1993 to 2001

3. Old South Pearl Street is being used as a model for desired sub district design/feel in future Denver streetscape projects

4. The street has become a culinary destination

SITE PHOTOS

Old residences turned businesses are often setback 15’ and play up their architectural features with bright paint and unique signage : Some have chosen to remove any fencing and pave over the area in front of their building to provide patio space. A paved area in front of a sub-district business can expand its usable space while simultaneously drawing in sidewalk traffic.

Other setback spaces are used for simple plantings to frame the house and draw attention to the sign representing the multiple businesses inside. In this case, the building has built a ramp up the stairs for greater accessibility.

A bicycle corral uses one parking space. Its adjoining brick patterning and planters, as well as its district sign, create a friendly and safe environment between pedestrians and automobiles. By brining bicycle parking to the sub district, you bring more walking visitors, who have increased time to look into business and read signs.

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SITE PHOTOS

A relatively plain building is made more interesting with the addition of a bay window and a stucco finish. What were once yards are transformed into outdoor extensions of the business. Low railing and the continuous use of color connect the spaces. The setback in this case was used for additional parking.

The 6’ sidewalks becomes wider with a unique paving pattern and distinctive courtyard; transforming a corner lot into an inviting patio. The color theme of grays and whites helps unify the entire lot.

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WINDSOR COTTAGE SUB-DISTRICTPRECEDENT CASE STUDY:

ISSUES & CHALLENGES

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NORTH DENVER,TENNYSON STREET

Tennyson Street has a long and storied past, that is strewn with some of Denver’s most prominent citizens and destination attractions. Unfortunately, when the Tennyson Trolley Line was removed and Elitch Gardens was relocated, the neighborhood lost integral components of its identity and character. With the loss of the components that partially made Tennyson Street what is was, so was the loss of i’s inhabitants.

In 2007, Denver voters allocated $2.9 million to implement a study and preliminary design of streetscape improvements along the business corridor.

In 2010, the City of Denver commissioned a study and analysis of the existing conditions found on Tennyson Street and a 30% conceptual design. Through a series of public open house events with residents and business owners, a preferred design was implemented. The Denver Office of Cultural Affairs participated in the conceptual design phase of the streetscape project to work with the public to select public art.

In 2012, the City of Denver made plans to revitalize this historic district with a fresh new streetscape and branding. Today, it is a bustling corridor with a vibrant identity. Mixed-use buildings fit well into a landscape that is now a destination for locals and visitors alike.

1. Tennyson is located between West 38th Ave. and West 44th Ave. and is often confused as being a part of the West Highland Neighborhood and not a distinct district with it’s own culture and history.

2. Lack of public transportation to the commercial corridor limited visitors

3. Loss of a significant portion of it’s character during times of economic decline

4. Tennyson is a collector street, with numerous commercial options but was badly in need of upgrades and enhancements

5. The road consisted of varying widths, had a very steep crown, and poor drainage

6. Sidewalks were undersized and their slopes and crosswalks, were not ADA compliant

7. Typical cobra-head street lighting reduced the pedestrian scale of the street

8. Architectural character of the district is a 50/50 spit between zero-lot-line historic store fronts and single family residences converted into shops and office spaces

9. Commercial businesses have to compete with near-by “Big Box” options

ACTIONS - SOLUTIONS - STRATEGIES

A large deck was added to the front of this home to allow wears to be hung and seen from street side. Sandwich boards along the sidewalk draw in customers and notify them of specials and sales. Benches, flowers and a creative sign all point to an inviting space.

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Design:

1. Planting street trees

2. Improvements were made to Cesar Chavez Park near the school to increase public use

3. Maximize walkability and bikeability with wider sidewalks, bike lanes and bike racks

4. An increase in, and greater variety of, seating options including: benches, street side patio sets, and bench walls

5. Planting beds along selected sections of Tennyson and side streets

6. Areas to celebrate public art and the creative character of the street

7. Infrastructural improvements to the street including underground piping

8. Focused on preservation of unique character and bohemian charm while modernizing

9. New curb and gutter, storm-drainage and general infrastructure improvements

ACTIONS - SOLUTIONS - STRATEGIES

The painted retaining wall and wildflower garden soften the industrial edge of the business. The patio and strung lights create an inviting atmosphere. The clear signage posted 90 degrees from each other clearly states this residence is actually a business. Signs in the sub district could also be placed at 90 degrees for visual ease of both automobile and pedestrian traffic.

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Promotion:

1. Participates in Nationwide First Friday art walk

2. Integrate design from the main street to focus on side street connections which provide more economic viability to secondary streets

3. A dedicated website to the events and merchants of Tennyson Street

Economic Vitality:

1. Rezoned to increase density

2. Acknowledge maintenance implications of materials: no special maintenance would be required for streetscape care, and occasional replacement, due to regular wear and tear or destruction of benches or trash cans, would be easy due to regular availability and the low costs of mass manufactured products

RESULTS

4’ tall fencing is made more inviting by adding signs. An ornamental tree is hung with lights for nighttime. A plain concrete patio is made interesting with planters and a warm colors is painted on the house. What was once an unassuming house was transformed into an inviting business by providing an intermediary space between the public sidewalk and the private business

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1. The conceptual design went over very well with the Berkeley District Merchant Association board and Denver Public Works gave Tennyson Street a $2.9 million face-lift over a six-month period

2. Improvements enhanced mobility needs, increasing accessibility and customers to local establishments

3. Bike lanes and bike parking increased the number of people entering into the commercial district without the need to increase parking spaces

4. The general ‘look’ of Tennyson Street was unified and made the street a distinct subdistrict from the surrounding neighborhoods

5. The addition of public art, and the monthly art walk, assisted in designating Tennyson Street as a Cultural District

6. Rental rates in the neighborhoods increased and average earnings of residents went up, increasing street sided spending

SITE PHOTOS

Additional defining characteristics of a house turned business are; clearly delineated fencing so that goods can be displayed in the front yard, and strong signage on the building to draw additional attention. The sub district may benefit from having a cohesive fencing design policy so that all fences are make of the same material, or all reach the same height, this would help delineate the district.

In some cases, homes turned businesses will extend the sidewalk directly to their business. This extension of the public space, makes the building feel more commercial and allows for gathering places along a sidewalk. If a sub district wished to do this, they could also use that new semi-public space for various other uses such as a farm stand, food truck, or pop up shop.

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SITE PHOTOS

The side garden of a home turned business had the possibility of becoming a defunct space, until a second business decided to capitalize on the enclosed exterior space and turn it into an outdoor bar/restaurant. Many of the structures in the sub district have plenty of yard space to be repurposed into additional uses bringing more business to the district and greater rental opportunity to the landowner.

A sidewalk must feel safe in order to promote its own use. In this case, a decorative seating wall helps define the walking area from the street and provide buffering between pedestrians and cars. In addition, a distinct paving pattern is used in front of the business to provide a continuity from the street side, up the walk, and to the business. Simple solutions like this can help the sub district by increasing walkability, seating opportunities, and defined characteristics.

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SITE PHOTOS

Adding bump outs that align with side street intersections, improves pedestrian safety and provides additional areas for seating, art displays, and street trees. By creating bumpouts at the 7th street entrance of the sub district, the downtown streetscaping that begins at 6th is extended to include the sub district, helping it feel like part of the commercial corridor.

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WINDSOR COTTAGE SUB-DISTRICTPRECEDENT CASE STUDY:

ISSUES & CHALLENGES

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BUENA VISTASOUTH MAIN DISTRICT

In 2004, The Town of Buena Vista stated in it’s Town Comprehensive Plan that citizens wanted to see any new developments retain the character of the existing “old town”. Utilizing the principals of New Urbanism, a new development was created, known as South Main District, focusing in on pedestrian-oriented design and quaint architecture. This endeavor has assisted the Town in a wide redevelopment and economic boom that excelled even during the 2008 economic downturn.

1. A scale that would be walkable to downtown was necessary to preserve the historic feel

2. The existing Downtown Core was neglected

3. The economy of Buena Vista was tourist dependent and fluctuated regularly

4. Real estate investors and developers were concerned to make any investments in town

5. New development needed to be complimentary versus counter to downtown architecture

6. The new district needed to provide goods and services for visitors and residents

7. It was necessary to provide amenities that could compete with highway commerce

Elements of business spill onto the public streets.

ACTIONS - SOLUTIONS - STRATEGIES

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Design:

1. Narrow the streets to slow traffic

2. Increase pedestrian and bike friendly infrastructure

3. Increased setbacks for new architecture

4. Alterations to existing town architectural and landscaping requirements to maintain historic feel

5. Increase towns percentage of mixed use areas

6. A pallet of brightly colored paints was chosen for all new buildings, creating a cohesive visual throughout the district

7. Focus on human scale streets

8. Emphasis on Riverfront connection and natural areas

9. The district center is a bouldering park – part of the recreation centered vision

Promotion:

1. The focus on New Urbanism has the development written up on several planning websites including: Center for New Urbanism, American Planning Association, Denver Post, and Outside Magazine

2. Close work with the Mayor, the town council, and long-time residents increased public awareness

3. Regular events including kayaking competitions and bouldering expeditions

Economic Vitality:

1. Space was designed for the addition of multiple small businesses on the ground level, increasing town liveliness and prosperity

2. Larger light industrial spaces were created and eventually enticed a major brewery and gastropub to move in

3. Integrating public spaces into a largely commercial core increased event opportunities, and thus foot traffic and commercial visibility

4. State grants were leveraged to increase the vitality of the new public spaces

RESULTS

Above: 9’ acorn lights are found on street corners. Lighting can effect the style and feel of a district through lighting intensity and design. A classic light, like the acorn, creates a traditional feel for this street.

Left: 35’ wide streets are lined with deciduous trees placed 30’ on center. The tree lawn, and shade trees, helps create comfort and safety along the walk. If the sub district created a street tree plan, the district would benefit from added walking traffic and slow cars driving through the neighborhood.

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1. Attracting a younger demographic to live in the district

2. New amenities increased ‘staycations’ improving the stability of the year-round economy

3. Sustained development – even during the economic downturn

4. New and remodeled housing in the vicinity are voluntarily adhering to the architectural standards of the district, increasing the span of the ‘old town’ feel

5. Proving economic vitality in the new district has steadied the town’s shaky real estate market

6. Bookings in hotels, VRBOs and Air B&Bs has increased and stays are longer

7. By providing new, high quality, commercial spaces, Buena Vista is increasing its desirability for new businesses to locate in the South Main District and for existing businesses to redevelop

SITE PHOTOS

Boulders lining street provide spontaneous seating during events. Incorporating seating elements into the sub district yards create room for future uses that are not yet defined.

Xeric plantings make yards inviting. Having a cohesive planting pallet would help define the sub district

8’ wide sidewalks, bike parking, benches, and newspaper stands increase traffic and length of stays. A comfortable, human-scaled sidewalk has proven to increase traffic and lengths of stay. The current sub district sidewalks are scaled for a residential neighborhood and should be upgraded to match those on Main Street past the 6th street intersection.

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SITE PHOTOS

General Observations

• Commercial building are 2-3 stories high with no terracing but occasional covered sidewalks due to second story balconies.

• Facade materials are varied, comprised primarily of brick, stone, stucco, and glazing with natural materials and subtle primary coloring and occasional bright splashed of blue and green for trim and doors.

• Signage varies including: metal cutouts flush with the building, business names painted on the glazing, and small wooden carved hanging signs.

• Commercial buildings are set directly onto the sidewalk, while residential homes are setback a minimum of 4’ to accommodate porches and front stairs.

A variety of seating options are provided throughout the district from traditional benches, to boulder walls, and functional art.

In this case Buena Vista was looking to play up its creative side, but in the instance of the sub district, furnishings could represent the era the buildings were built, or the kind of services provided throughout the district. Concrete seat walls could be placed on the sidewalks with different images carved in, stylized lighting and trash receptacles can be tied into those designs, or furnishing can be placed in the same location on each property; the key to the sub district’s success will be to define its style and goals prior to moving forward with individual improvements.

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WINDSOR COTTAGE SUB-DISTRICTPRECEDENT CASE STUDY:

ISSUES & CHALLENGES

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RIDGWAY, CO

Ridgway, coined the Gateway to the San Juans, is a former railroad stop with all of the charm of a historic Colorado mountain town. Rustic buildings, dirt roads and quaint shops defined the character of the downtown. In 2006, the Town of Ridgway hired a team to assist in identifying needs and develop streetscape improvements within the downtown area. Ridgway used customized furnishings, artwork and pedestrian oriented streetscape improvements to support their retail district.

1. Ridgway is a highway intersection town with a population of 753. Due to the enormous amount of vehicular traffic passing through town each day (roughly 7,000 to 11,000), pedestrian access is extremely difficult.

2. Despite the high volume of traffic through town, business owners do not see much in the way of stops or foot traffic

3. Lack of wayfinding does not provide assistance in directing traffic and pedestrian traffic to the business district

4. Sidewalks were deficient in size and quality

5. Due to lack of direction, business was struggling

6. The first attempt to pass a streetscape plan was turned down; it was not until some area merchants made the argument that this could be the largest improvement in the town’s infrastructure with the littlest cost to the town, that a streetscape plan was approved

7. Ridgway was one of the last Colorado mountain towns to retain its original dirt streets, which require extensive maintenance.

8. Dirt Roads require extensive maintenance

ACTIONS - SOLUTIONS - STRATEGIES

Benches are crafted from recycled propane tanks by a regional artist. These where chosen by a competitive process driven by the community. Community participation in defining its goals and aesthetics will be key in the sub district. The success of the whole will need the enthusiasm and participation of the majority.

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Design:

1. Enhance the pedestrian experience into and throughout the Historic Business District by adding sidewalks, traffic calming measures, and boardwalks

2. A special paving style is added to Clinton street in order to delineate an area that is regularly closed off to special events

3. Created a wayfinding strategy that included locations for, and types of, signage to direct visitors to lesser known areas of town, and services such as parking

4. To preserve nighttime skies, pedestrian-scaled lights and low bollards were used for nighttime illumination

5. Outdoor seating was placed in both the sun and shade between street trees, allowing for comfortable seating in any season

6. Surface materials for the street were very carefully selected to retain the rural character of the dirt streets while adding significant improvements for street drainage

7. Special paving and plantings are added to calm traffic through the busiest pedestrian corridors

8. Deciduous street trees are planted to increase shade and comfort in the summer months

9. Developed a parking management plan/strategy for employees for daily use as well as special event parking. Parking lots are buffered from view with landscape strips.

10. Use sustainable and indigenous materials and use local materials and local artisans to create street furnishings, unique to Ridgway

11. Traffic calming measures were implemented by narrowing the visual corridor with trees and sidewalk bump outs

ACTIONS - SOLUTIONS - STRATEGIES

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Promotion:

1. A national competition was held to select artists to design and fabricate unique street furnishing elements to enhance the town’s creative identity

2. After presenting a new streetscape plan, a bond was passed to fund the public improvement

3. The Ridgway Streetscape Awards:

• The Ridgway streetscape won the American Society of Landscape Architects Colorado Chapter Merit Award

• The American Public Works Association Colorado Chapter awarded the streetscape the Transportation Award for Small Towns

• Downtown Colorado, Inc. granted the Governor’s Award for Best Use of Public Space in a Small Community

Economic Vitality:

1. Department of Local Affairs Grants supported several stages of design and the community input process.

2. $2 million was raised by a voter-passed ballot initiative which passed with 76% of voters in favor

3. Colorado Department of Transportation, Responsible Acceleration of Maintenance and Partnerships grant matched with $10.5 million in street and pedestrian improvements

4. All new development within town must conform to the adopted Streetscape Master Plan

5. Several implementation strategies were suggested, including: increasing taxes, creating a Tax Increment Finance District, passing a Bond, and designating a Business Improvement District

RESULTS

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1. In 2019, the businesses of Ridgway reflected that their 2018 summer (post-streetscape improvements) was the most lucrative on record

2. Drainage issues have been resolved

3. From 2017 to 2018 visitors to ridgwaycolorado.com has increased 67.49%

4. Success with the streetscape has been used to leverage a new Ridgway visitors guide in collaboration with the Ouray tourism office, spurred an off-season promotion and marketing strategy, and the town is now applying to be an official Colorado Creative Corridor

SITE PHOTOS

Rusted Corten steel was used for trashcans, planters, lights, etc... to create a continuity along main street. Bright colors such as cyan, yellow and red, were also used to add to that continuity. The subdistrict could further distinguish itself by having a style of street furnishings and utilities that is unique to itself. Alternatively, there could be interest in extending the already used furnishing styles of the downtown corridor, to increase the publics awareness that this too is part of the commercial core.

Bollard lighting was designed to play up the traditional western identity of the town. The lighting itself became a work of art. Once a theme, or style, is determined in the sub district, a set of distinct lighting elements can assist in defining the district at night.

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SITE PHOTOS

Bollard lighting doubles as street signs and planter boxes continue the corten steel theme. Muted cross walks ensure safety without distracting from the subtly of the street paving. These end of street bumpouts and design elements help define a district and slow traffic for increased pedestrian safety.

Businesses present themselves in direct relationship with parking. In the case of Ridgway, a covered sidewalk is used to draw visitors up to goods and services and keep them along the commercial corridor the entire visit. The sub district can achieve similar results with tree lawns or large planters along the street to keep visitors walking along the commercial corridor, and use end-of-street bumpouts to create points of interest and connections to side streets.

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Originally a mining town, much of Breckenridge now lays claim to one of Colorado’s largest Nationally Registered Historic Districts. Predominantly constructed in the Victorian Age, Breckenridge has never had the detailed ornamentation usually associated with the architecture typical of that period. As Breckenridge’s popularity grew, so did the demand for goods and services, and the commercial core quickly spilled into the residential corridor of North Main. The Town, with the goal of preserving the district while supporting commercial development, developed a Handbook for Design Standards in 1992 – it has been updated twice since its first publication.

1. Common city codes and standards (density, setbacks, & design requirements) did not seem appropriate for historic street; a unique design code would need to be made for the district

2. Need to preserve historic character

3. Small residential buildings, turned commercial, need to preserve historic character but compete with a commercial corridor that looks more traditionally commercial

4. Design standards need to reinforce the visual unity of the block

5. A large number of cars are visually paradoxical to a historic street and increased parking will need to be masked

6. It is important to keep the natural setting of the landscape entangled with the built environment

WINDSOR COTTAGE SUB-DISTRICTPRECEDENT CASE STUDY:

ISSUES & CHALLENGES

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BRECKENRIDGE, CO

ACTIONS - SOLUTIONS - STRATEGIES

This district has a prominent and distinct entry sign that sets the mood and feel of the upcoming district. In this case, it displays the historic character of Breckenridge. The sub district is best defined by its cottage nature and can assist in its identity by proclaiming itself immediately upon entering the area.

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Design:

1. Respect the natural setting of the buildings site

2. Protect significant views of natural resources, including mountains and rivers

3. Protect significant views to landmarks and community focal points

4. Respect historic settlement patterns (including setbacks, orientation and open space)

5. Preserve the historic town grid

6. Protect the integrity of the historic district boundaries

7. Respect conservation district boundaries

8. Reinforce the visual unity of the block (new construction details should respect the scale and context of nearby historic structures)

9. Screen parking from view (with buffers of plant material)

10. Provide landscaped islands in the interior of large parking lots

11. Maintain established native plantings on site

12. Incorporate native plant materials in new landscape designs

13. Walks and fences should have a modest, “low key,” appearance to support the sense of a natural setting

14. Maintain the alignment and spacing pattern of street trees in the area

15. Maintain a clear separation between the sidewalk and the site

16. Use landscape elements to define circulation patterns and separate uses

ACTIONS - SOLUTIONS - STRATEGIES

Native plantings in the original ‘front yards’ of the historic homes are preserved to keep the continuity of the historic street. If the sub district chooses to play up its residential feel, playing up the ‘front yard’ has been successfully used as a tool to draw visitors along the streets of Breckenridge.

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Promotion:

1. Year round recreation from skiing in the winter, to concerts in the summer

2. Banners attached to street lights inform visitors of upcoming events

3. Free Wi-Fi locations allow visitors to linger for longer

4. Workforce housing and child care tuition assistance was put in place to support a robust labor pool

Economic Vitality:

1. Occupancy rates in destination lodging of all kind have increased

2. Consumer confidence index continually rises

3. Breckenridge holds a similar amount of taxable sales as other mountain towns across Colorado

4. Commercial space is in high demand and rarely stays vacant for long

5. In 2017 it was designated as a Certified Creative District

6. The number of people driving past the town on Highway 9, and stopping for goods and services, has increased

SITE PHOTOS

Remnants of old garages turned businesses can be identified by the remaining driveway apron. The sub district could increase its usable space by repurposing current garages into business that require smaller spaces: IE. Salons, nail parlor, dog washing, bike repair, etc.

Continuity of sign heights and materials allows businesses to keep their personal identity while still providing a distinct character along the street. Continuous heights allow for a pedestrian or passing vehicle to seamlessly read the businesses names from one entity to another. By defining the sign heights and materials, the sub district can create an immediate impact on their continuity and let visitors know everything it has to offer.

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RESULTS

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1. Breckenridge has managed to keep pace with the economy of other Colorado mountain resort towns while retaining its historic authenticity

2. The expansion of Main Street’s core commercial district into its residential area benefited from strong design standards set in place early in the development

3. Today, North Main’s shopping and dining destinations are on equal footing with the traditional commercial core

4. With slow and steady progress, the town’s economy as a whole, has benefited from converting North Main’s homes while retaining their residential character

Food Truck Pods are beginning to pop up all over the country. This concept is a great use of large paved properties and are semi permanent places for food trucks to park for 3, 6, or 9 months at a time. The food trucks often rent their slot from the land owner, or city, and site furnishings are provided by the landlord. More and more, these are seen as incubators for future restaurants in their hosting towns, by providing low cost ways for restaurateurs to test the waters of a new location.

WINDSOR COTTAGE SUB-DISTRICTPRECEDENT ‘VISUAL’ CASE STUDY:

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SITE PHOTOS

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WINDSOR COTTAGE SUB-DISTRICT

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Phased Improvements

The following are possible enhancements that will assist in the project’s goals:

Phase A (Simple Tree Lawn Improvements)

• Landscape Improvements

• Signage: A cohesive design that ties the district together

• District Signage vs. Business Signage

Phase B (City Improvements)

• Widening sidewalks

• Pedestrian scale lighting

• Seating, trash receptacles, dog bag dispensers, and bike racks

Phase C (Back of walk to the Buildings)

• Additional landscaping

• Entry walk improvements

• Seating area/showcase area

• Additional site furnishings

• Character Fencing

Phase D (Building Improvements)

• Painting

• Architectural Improvements

• Awnings

Phase E (City improvements to the street)

• Traffic calming

• Parking improvements

• Bike lane

• Intersection improvements