Streetscape Design Manual 1993 - Denver...Good streetscape design will also improve the image of a...

STREETSCAPE DESIGN MANUAL

CITYand COUNTYof DENVER

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C I T Y a n d C O U N T Y o f D E N V E R S T R E E T S C A P E D E S I G N M A N U A L

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INTRODUCTION 1PURPOSE 5DESIGN GUIDELINES 7

I. STREET TREES 7A. DESIGN 8B. RECOMMENDED STREET TREES 10C. TREES ALLOWED 20D. TREES NOT ALLOWED 20E. SPECIAL USE AND SMALL STREET TREES 20

II. GROUND COVERS 25A. DESIGN 25B. RECOMMENDED GROUND COVERS 26C. GROUND COVERS NOT RECOMMENDED 28D. GROUND COVERS NOT ALLOWED 28

III. LIGHTING 29A. PEDESTRIAN LIGHTING 29B. STREET LIGHTING 29C. SPECIAL EFFECT LIGHTING 30

IV. PAVING 31A. SIDEWALKS 31B. AMENITY ZONE 32C. CURB RAMP AND CURB CUT GUIDELINES 33D. CROSSWALK PAVEMENTS 33E. ENTRY WALKS 34F. STEP-OUT STRIPS 34G. SPLASH STRIPS 34H. PAVING NOT RECOMMENDED 34

V. FURNISHINGS 35A. NEIGHBORHOOD ENTRY MONUMENTS 36B. COMMERCIAL DISTRICT GATEWAY MARKERS 36C. WALLS AND SCREENS 37D. SEATING 37E. TREE GRATES 38F. FENCING AND RAILINGS 38G. TRASH RECEPTACLES 39H. BOLLARDS 39I. PLANTING POTS AND PLANTERS 39J. NEWSPAPER RACKS 40K. BICYCLE RACKS 40L. KIOSKS 40M. FOUNTAINS 41N. MAILBOXES 41O. PARKING METERS 41P. UTILITY BOXES, METERS AND MANHOLES 41Q. BUS STOPS 41R. PUBLIC ART 42

VI. STREETSCAPE LAYOUT 42

VII. RESIDENTIAL BUILDINGS 44

VIII. COMMERCIAL BUILDINGS 45A. CHARACTER 45B. SCALE 45C. CONTINUITY, INTEREST AND COMFORT 46

IX. SIGNS 47A. BUSINESS SIGNS 47B. REGULATORY SIGNS 47

X. PARKING 48A. PARKING STRUCTURES 48B. PARKING LOTS 48C. LANDSCAPING 49

XI. MAINTENANCE AND IRRIGATION 50A. TREES, SHRUBS AND SOD 50B. IRRIGATION SYSTEM 51C. LIGHTING 51D. FURNISHINGS 51E. SIDEWALKS 51

XII. APPROVAL PROCESS 52A. STREETSCAPE IMPLEMENTATION PROCESS 52B. REVOCABLE PERMITS 52C. MAINTENANCE DISTRICTS 53D. BUSINESS IMPROVEMENT DISTRICTS 54E. INDIVIDUAL COMMERCIAL MAINTENANCE AGREEMENTS 55

GLOSSARY 56AGENCY DIRECTORY 58BIBLIOGRAPHY 59

APPENDICES

A. WATERING GUIDELINES FOR NEWLY PLANTED TREES 60B. VEGETATION MAINTENANCE ORDINANCE 61C. SAMPLE COMMERCIAL STREETSCAPE PROJECT

MAINTENANCE AGREEMENT 66D. REVOCABLE PERMITS 67E. SAMPLE REVOCABLE PERMIT OR LICENSE 69F. LOCAL MAINTENANCE DISTRICTS ORDINANCE 73G. PARKWAYS AND BOULEVARDS ORDINANCE 77H. STREETSCAPE DESIGN MANUAL ADOPTION MEMO 78I. ACKNOWLEDGEMENTS 81J. CREDITS 82

T A B L E o f C O N T E N T S


A LEGACY OF BEAUTIFUL STREETS

Denver has a rich legacy ofparks, parkways, and tree-lined streets. Efforts to cre-

ate a green oasis date from 1867,when residents first planted streettrees. Parks were established earlyto add beauty, improve values,and give relief from the climate.Early in this century, the city com-missioned a series of park andparkway plans, all of whichincluded great parks connected by

tree-lined parkways, formal land-scaping, monuments, and the cele-bration of water. Residents and vis-itors alike benefit from this legacy.

The last major park and parkwayplan (1927) extended the systemthroughout the city and empha-sized tree-lined streets for residen-tial neighborhoods. Today, Den-ver’s civic character is expressed inthis system of green streets andneighborhoods.

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

Mayor Speer inspecting tree distribution at the North Denver Station, April 22, 1911. The annual “Tree Day” Event was begun in 1905 to beautify the City and encourage civic pride. Denver was the first city in the country to give away trees to it’s citizens.Courtesy Denver Public Library, Western History Department, L.C. McClure.

WHERE TO PLANT TREES ON STREET

On curbed streets, trees should beplanted an equal distance betweensidewalk and curb. Where there is

no curb, trees should be planted as follows:

On 60 foot street, 11 feet from lot line.On 80 foot street, 17 feet from lot line.On 100 foot street, 20 feet from lot line.

Where there are car tracks on street, planttrees about four feet nearer to the lot linethan above. In blocks where trees arealready planted, try to conform to the same line.

Planting Instructions from the City Forester,1912: Denver Municipal Facts

S T R E E T S C A P E D E S I G N M A N U A L 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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S.R. DeBoer proposed tree-lined boulevards and parks throughout Denver and to connect Denver to it’s neighboring towns. ca. 1925.

Denver Planning Primer, 1934Courtesy Denver Public Library,

Western History Department


Denver’s most beautifulneighborhoods have con-sistent plantings of street

trees that buffer and connect allhomes in a shared common space.These streets are some of the mostimportant public spaces in the city,creating a strong sense of commu-nity. The importance of beautifulstreets was renewed in the 1989Denver Comprehensive Plan,which states:

“The street tree will once again beDenver’s civic symbol. The oasisimage will be reinforced by reem-phasizing street tree planting andreplacement, and by continuingthe tradition of tree lawns anddetached sidewalks, especiallyalong major streets.”

Beautiful commercial streets are aDenver tradition as well. Todaythere is a growing interest inrestoring beauty to our commercialstreets. If streetscapes are comfort-able and secure for people, pedes-trian activity will increase. Therecent Lower Downtown andCherry Creek North streetscapeprojects are good examples ofhow lights, trees, paving, signageand furnishings can enhance andimprove the vitality of a commer-cial area.

The best designs give unity to adistrict by using consistent, formalarrangements of streetscape ele-ments suited to the scale and char-acter of the district. Each shouldalso share common materials and

elements with similar districtsthroughout the city. When this isachieved, every district can have asense of place that contributes toan overall attractive image forDenver.

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Left: Neighbors plant trees for street beau-tification project at Sixth Avenue andJosephine Street. Arbor Day 1991.

Below: Decorative street lights and trolleycars created a unique identity for Denver’scommercial center along 16th Street. ca. 1912. Courtesy Denver Public Library, WesternHistory Department, L.C. McClure.

C O N T I N U I N G T H E L E G A C Y

New development, age anddisease have caused ourlegacy to deteriorate. The

system of beautiful streets is injeopardy. This manual calls for re-creating and expanding the legacyto meet tomorrow’s needs. Thedesign of streets contributes great-ly to the beauty and liveability ofour city. As redevelopmentchanges older parts of the city, thelegacy must be renewed.

Residential streets are those wherea predominance of the uses areresidential, whether single ormulti-family. These guidelines areintended to reestablish the tradi-tional beauty of Denver’s residen-tial neighborhoods. Replacing street amenities where lost and

extending them consistently intonew neighborhoods are the high-est objectives of this manual.

Commercial streets are thosewhere the predominance of usesare business, retail, or office.Good streetscape design will alsoimprove the image of a commer-cial district by unifying paving,lighting, plantings and furnishings.A unified streetscape will give adistinctive character that sets thedistrict apart from others.

Most commercial districts suffer from a mix of building styles,pavements, signs and other ele-ments. Sometimes these changesare so disruptive that the arealooks chaotic and no longer pre-sents a good image to the cus-tomer. When this happens, a new

streetscape can do a lot to restorethe image of a comfortable,healthy area offering with qualitygoods and services. A more com-petitive district and new customers often follow a new streetscapedevelopment.

Many elements work together tocreate a successful streetscape.Street trees, sidewalks, lighting,comfortable seating, easy to readsigns, convenient parking andother amenities tell the customerthat the owners care about them.A good design organizes these ele-ments to give drivers a view ofshops and to create a pleasant,safe zone for pedestrians, wherepeople notice the businessesinstead of the traffic. When street-scaping is successful, a new senseof pride is evident.


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Denver Residential Street; Belcaro Neighborhood. Denver Commercial Street; South Broadway Business Corridor.

Cherry Creek North before streetscape improvements, 1987.Cherry Creek North after formation of a Business Improvement

District and completion of a district-wide streetscape project, 1989.


The purpose of this manual isto make the city’s guidelinesfor the design of streets

clear. If this purpose is fulfilled,Denver will become a more desir-able, liveable city for residents,business people, shoppers andvisitors.

WHO SHOULD USE THIS MANUAL

Property owners, developers, busi-ness people, merchants, designersand city staff are charged withapplying this manual to all designand construction efforts in thepublic right-of-way. Every newimprovement should comply withor respond to these guidelinesappropriately. Not covered hereare roadway design and projectsthat are covered under separateguidelines or plans approved bythe Planning and CommunityDevelopment Office, includingregional commercial districts andother special locations such as the16th St. Mall.

The guidelines apply to the activi-ties of numerous city agenciesincluding the City Forester’s Office,the Parks and Recreation Depart-ment, the Planning and Communi-ty Development Office, the Trans-portation Division of the PublicWorks Department and to otheragencies such as The RegionalTransportation District, ColoradoDepartment of Transportation,Public Service Company, the Met-ropolitan Sanitation District andthe Denver Urban RenewalAuthority. Unified application ofthe guidelines will insure consis-tent streetscape design of futureprojects located within the publicright-of-way.

H O W T O U S E T H I S M A N U A L

This manual is a tool for expand-ing the legacy of beautiful streets

in Denver. It is not a plan forexpanding the parkway system,but it is important that each newproject or design effort considerthe role of the street in the overallsystem: Was the street once a park-way? Is it a through-street whichconnects neighborhoods, districts,destinations or parks? Does thestreet have any unusual character-istics, such as diagonal alignment?Are there existing streetscape ele-ments which should be reinforcedor patterns which should be con-tinued?

If the answer to any of these ques-tions is yes, the design effortshould be extended to define thebest solution for the entire lengthof the street in the district. In suchcases it is important to work close-ly with the Denver Planning andCommunity Development Officeand Transportation Division of thePublic Works Department prior tocommencing design.

This Manual gives owners guid-ance in the design and mainte-nance of streetscape improvementswithin the public right-of-way. It’sjurisdiction does not encompassimprovements within private prop-erty, but especially on commercialstreets should influence landscap-ing elements such as plants, streetfurniture, screens, and walls out-side the edge of the right-of-way.This manual also addresses the

character and scale of commercialbuildings and signage, sincebuildings in commercial districtsoften face the street adjacent to theright-of-way line. Thus, buildingdesigns significantly influence thequality and character of astreetscape.

It is important to determine ifother planning has been per-formed in the area prior to begin-ning new design. Neighborhood,commercial or historic districtplans may be in place, or goalsand objectives may have alreadybeen established. Generally speak-ing, projects within special districtsrequire review before a designreview committee, based uponestablished guidelines. Streetscapeprojects within historic districts oradjacent to landmarks must bereviewed before the Denver Land-mark Commission. These plansmay provide more detailed or spe-cific information about localimprovements, but the spirit ofbeauty and quality urban designidentified here should be appliedeverywhere. This document is afoundation for all streetscape pro-jects, whether or not they are with-in special districts. Its design andtechnical principles underliestreetscape design throughout thecity. Each project should examinelocal conditions and apply theguidelines within that context.Improvements to commercialstreets should occur in a coordinat-ed fashion involving all the ownerson a block or within the commer-cial district to create the most uni-fied image possible.

G U I D E L I N E S V S . S TA N D A R D S

As a guideline document, thishandbook is not all-inclusive andis not intended to preclude thedesigner’s creativity. Nor may it bepossible to meet every condition

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P U R P O S E

Pennsylvania Avenue, 1933.

in the manual. However, it is pos-sible to find design solutionswhich meet its intent. And whileevery condition is not addressed,design concepts and materials aredefined. The majority of the guide-lines in the manual are stronglyrecommended and should be fol-

lowed whenever possible. Theremainder are city standards andmust be followed. The standardsare underlined. When specific con-ditions are not covered here, con-tact the agencies listed in theAgency Directory.

R E L A T E D D O C U M E N T S

Other guidelines may affect thedesign of any specific project.They are listed in the Bibliography.Contact the appropriate agency forcopies and interpretation of each.


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The intent of this drawing is to clarify the physical boundaries of the Right-of-Way and elements within it. Streetscaping is typically limitedto the ROW. However, building facades, signage, fences, walks, setback, etc. contribute to the character of the public common space.

TYPICAL COMMERCIALSTREETSCAPE

TYPICAL RESIDENTIALSTREETSCAPE

ROADWAY

FRONTYARD

SETBACK

DETACHED SIDEWALK

TREE LAWN(STREET TREES, TURFGRASS

OR GROUND COVERS)SIDEWALK

AMENITY ZONE(ENHANCED PAVING, STREET TREES,PEDESTRIAN LIGHTS, BENCHES,TRASH RECEPTACLE, ETC.)

PUBLIC RIGHT-OF-WAY

(“THE COMMON SPACE”)BUILDINGFRONTS,SIGNAGE.(PEDESTRIANORIENTED


I . S T R E E T T R E E S

Trees give many benefits tothe city. They supply shade,buffer wind, sun and bad

views, help clean the air andreduce glare. Street trees are themost important tool for bufferingpeople from cars. They create apedestrian space, make the streetmore comfortable and providebeauty year-round. Without streettrees, pedestrians are exposed tothe sun and the car with littlesense of comfort. Street trees are amajor part of Denver’s pleasantneighborhoods.

On commercial streets, trees arethe most significant element thatmake streets attractive to shoppers.Without street trees, shoppers feelthe heat, glare, dust and pollutionof the roadway. With them, theharshness of a paved environmentis alleviated and pedestrians canenjoy the shade, beauty andamenity that is essential to a pleas-ant shopping experience. A formal,repetitive use of trees is recom-

mended to unify districts and create a continuous pedestrian scale suited to storefronts.

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D E S I G N G U I D E L I N E S

A tree-lined 17th Avenue Parkway, shortly after the turn of the century.Courtesy Denver Public Library, Western History Department.

Columnar Norway Maples at Larimer Square.

Street trees make the shops at 2600 West32nd Avenue a comfortable place to stopor window shop.

A. DE S I G N

G U I D E L I N E S

Design for street trees shouldrespond to the uses on the street.In residential streets, trees in tree-lawns are recommended. In mostareas, the same species should beplanted on a block. Differentspecies with similar characteristics,such as form and color may bealternated in a regular pattern to avoidover-use of one species. The loss ofelm trees in the city due to Dutch ElmDisease reflects the danger of exten-sive planting of a single species.

Many factors affect design in com-mercial streets, including the vol-ume of pedestrians, the size andorientation of sidewalks, the dis-tance from trees to buildings, thevisibility of facades and signs, andthe speed and volume of vehicles.

1. Trees should have the same characteristics on both sides of the street. If mixing species, alter-nate them in a regular pattern.

2. Plant only one species where an area is to be unified. Avoid random changes in species.

3. Select trees that will fit when they are mature. Narrow areas suggest a narrow tree and openareas suggest a wide one.

4. Where tree lawns do not exist, treegrates or pavers are recommended to protect tree roots and pedestrians. Ground covers may be considered in low traffic volume areas.

5. Use tree grates where pedestrian traffic volume is high.

6. Existing trees must be protected during construction. For projects where a number of existing trees need protection, develop a tree protection program and have it approved by the City Forester. Consult the City Forester prior to removing any trees from the right-of-way.

7. A permit is required from the City Forester prior to planting trees in the right-of-way

T r e e L o c a t i o n

Consider mature tree size beforeplanting so that trees have room togrow. Where signs, lights, over-head or underground utilities, utili-ty poles and fire hydrants wouldlimit mature tree size, adjustmentsin species or location should beconsidered to minimize excessivepruning.

1. Plant trees with regular spacingin straight rows to create a contin-uous street edge. Adjust spacingonly slightly for driveways and lights.

2. Locate trees in a straight linemidway between the curb anddetached walk even where the

width of the tree lawn varies.

3. Plant trees 30 to 45 feet on center for most species. Reduced spacing may be appropriatedepending on the space andspecies. Review special conditionswith the City Forester.

4. When replacing trees in anexisting row, select new trees ofsimilar characteristics to thosebeing replaced, including form,scale, texture and color.

5. Trees should not be plantedcloser than 30 feet from the curbface at intersections and street cor-ners within the corner triangle.Review with the Transportation


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Intersection Sight Distance Parameters.

“SIGHT TRIANGLE”(DECIDUOUS TREES ARE PERMITTED)

“CORNER TRIANGLE”(NO TREES ALLOWED)

* MODIFY STREET TREE LOCATION IF STREET LIGHT IS PRESENT

THE TABLE BELOW APPLIES TO THE SIGHT TRIANGLE

X (SEE TABLE BELOW)

“MAIN STREET”

30'-45'

CL

8"30

"

CRO

SSST

REET

*

20'MIN.

20'MIN.

30' MIN.CORNER TRIANGLE

STREET LIGHTDETACHED WALKSTREET TREE

TREE LAWN

MAIN STREET POSTED 30 35 40 45SPEED LIMIT

X DIMENSION 200' 240' 280' 320'

Division to determine specificrequirements.

6. Within the Sight Triangle nonon-plant materials over 32 inchesor plant materials over 6 incheshigh are permitted except fordeciduous trees, traffic control andlighting devices (see diagram - Intersection SightDistance Parameters).

7. Maintain minimum sight triangleand corner triangle distances forsafe view of oncoming traffic andpedestrians.

8. Trees must not interfere withvisibility of traffic control devicesespecially at intersections. Reviewwith the Transportation Division todetermine specific requirements.

9. At alleys trees should not belocated closer than 10 feet fromthe projected alley property line.

10. Trees should be located a min-imum of 42 inches from the face ofcurb.

11. For commercial and residentialstreets the minimum distance fromstreet lights is 20 feet for mosttrees. Individual species and siteconditions may warrant a varianceif approved by the City Forester,streetlighting design- Transporta-tion Engineering and Public Ser-vice Company.

12. At all locations trees should beadjusted slightly to ensure the dri-ver’s visibility of regulatory signs.

13. Create a clear walking zonebetween trees and buildings. Indowntown 10 feet is minimum.Distances as low as 5 feet may bepossible where space is very limit-ed, however few tree species willbe appropriate in such a smallarea. Trees must be placed farenough away from buildings toallow them to grow without exces-sive pruning.

T r e e S i z e

Trees should be large enoughwhen planted to add substantialshade and to reach a height appro-priate to surrounding buildings. Atmature size, residential street treesshould form a continuous canopyto reinforce the street space andframe vistas.

1. Street trees in grates should be3 inch caliper, minimum, with highbranching where pedestrians willbe passing beneath the tree canopy.This size is recommended so that

adequate branching height isacheivable without severe pruning.

2. Trees in tree lawns should be 2inch caliper, minimum. Note thatunder the favorable conditions of atree lawn, this smaller size tree maysoon catch up to the growth rate ofa larger tree planted in a grate.

3. The branching height of maturetrees on the traffic side of thestreet should be no less than 13feet 6 inches above the street.

4. The branching height of maturetrees on the pedestrian side of thestreet should be no less than 8 feetabove the sidewalk.

5. Small varieties of thornless andfruitless trees may be used only inmedian areas or traffic islandswhere lower branching habit willnot interfere with pedestrians,vehicles or driver visibility.

6. Trees within the small streettree category should only be usedwhere power lines overheadwould not allow a large street treeto reach maturity without severepruning.


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Plan adequate room so trees may grow to their mature form without excessive pruning.

Although “attached walks” are stronglydiscouraged, regular tree spacing along thestreet will define the common space, andreinforce the historic character of Denver’s

neighborhoods.

NEW TREE MATURE TREE

8' - 0

"

13' -

6"

MIN

IMU

M

MIN

IMU

M

T r e e S e l e c t i o n

All trees should fit the microclimate,soils, sun, moisture, budget and main-tenance environment in which theyare planted. This is a major concernin areas with high levels of pollution,salt, snow storage or automobile andpedestrian damage. Trees selected forurban streets should be able toendure pollution, compacted soils,minimal water, and low maintenance.

1. Trees near walks should bethornless and fruitless to minimizemaintenance and to reduce pedes-trian hazards. They must be strongwooded, resistant to most diseasesand insects, single trunked, withupright growth and a medium tolong life expectancy. Branchesshould resist breaking.

2. Trees and irrigation techniquesthat require minimal water shouldbe considered. Irrigation must beinstalled for street trees in all com-mercial streets. Irrigation must bedesigned to deliver the appropriateamount of water to each tree withminimum waste. Easily adjustable,automatic irrigation controls arerecommended.

3. Along commercial streets, treesshould be selected that will mini-mize the obstruction of views toretail signs. Employ trees withappropriate forms and character.Utilize tree spacing which supportsthis concept.

B. RECOMMENDEDSTREET TREES

Denver’s unique climate and soilslimit the variety of species whichare recommended for street treeplanting. These species best meetthe selection and size guidelinesfor most conditions and are pre-ferred for their dependability, lowmaintenance and drought resis-tance. Watering habits and soilconditions significantly affect theroot structure. The City Forestermay consider other species wherespecial conditions exist.


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The historic pattern of regularly spaced trees, centered in the tree lawn seperates the sidewalk from the street and provides a safe andcomfortable pedestrian space.


PYRAMIDAL FORM

GREENSPIRE LITTLELEAF LINDEN( Tilia cordata ‘Greenspire’ )

Mature Height: 40-50 feetMature Spread 35 feet Spacing, Tree Lawn: 30-35 feetSpacing, Grates: 25-30 feetGrowth Rate Medium

SPECIAL CHARACTERISTICS:Single trunk with ascending branching; dark green

glossy leaves in summer, yellow in fall; small fragrantyellow flowers in early summer. Prefers moist, well-drained fertile soils but is adaptable. Tolerates air

pollution.

REDMOND LINDEN( Tilia x euchlora ‘Redmond’ )

Mature Height: 45-50 feetMature Spread 25 feet Spacing, Tree Lawn: 35-40 feetSpacing, Grate: 30-35 feetGrowth Rate: Moderate

SPECIAL CHARACTERISTICS:Dense, pyramid form with ascending branches; large

dark green leaves, less glossy than other Lindens.Prefers moist fertile soils but will tolerate dry, heavy

soils.

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COLUMNAR FORM

COLUMNAR NORWAY MAPLE( Acer platanoides ‘Columnar’ )

Mature Height: 50-60 feetMature Spread 15 feet Spacing, Tree Lawn: 30-35 feetSpacing, Grates: 25-30 feetGrowth Rate: Moderate/Rapid

SPECIAL CHARACTERISTICS:Dark green leaves in summer, yellow leaves in fall.Tolerates air pollution; withstands extremes in soils.

Susceptible to over-watering, and sun scald. Performsbest with large areas of grate or planting.

COLUMNAR ENGLISH OAK( Quercus robur ‘Fastigiata’ )

Mature Height: 50 feetMature Spread 30 feet Spacing, Tree Lawn: 25-30 feetSpacing, Grate: 25-30 feetGrowth Rate: Moderate

SPECIAL CHARACTERISTICS:Large dark green leaf in summer, brown in fall, per-

sisting through winter with small acorns. Prefers well-drained soils. Should not be over-watered.


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OVAL FORM

PATMORE GREEN ASH( Lanceolata ‘Patmore’)

Mature Height: 40-50 feetMature Spread 30 feet Spacing, Tree Lawn: 30-35 feetSpacing, Grates: 25-30 feetGrowth Rate: Rapid

SPECIAL CHARACTERISTICS:Shiny, green leaves in summer, yellow leaves in fall.Withstands extremes in soils; tolerates salt, drought,

and extreme cold. ( A second choice would besummit green ash)

NORWAY MAPLE( Acer platanoides, ‘Schwedler’,‘Superform’

and ‘Emerald Queen’ )

Mature Height: 50-60 feetMature Spread 40 feet Spacing, Tree Lawn: 40 feetSpacing, Grates: 30-35 feetGrowth Rate: Moderate/Rapid

SPECIAL CHARACTERISTICS:Tolerates air pollution; withstands extremes in soils.Susceptible to sun scald. Performs best with large

areas of grate or planting. ‘Superform’ - Dark greenleaves in summer, yellow leaves in fall; straight trunk.‘Schwedler’ - Purplish red leaves in spring, green insummer, yellow in fall; ‘Emerald Queen’ - Ascendingbranches; dark green leaves in summer, bright yellow

leaves in fall.

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OVAL FORM

COMMON HACKBERRY( Celtis occidentalis )

Mature Height: 50-60 feetMature Spread 40 feet Spacing, Tree Lawn: 40-45 feetSpacing, Grates: 30-35 feetGrowth Rate: Moderate/Rapid

SPECIAL CHARACTERISTICS:Medium green leaves in summer, yellow leaves in fall;orange-red to purple drupe in fall; corky bark. Prefers

rich, moist soil but grows in all soil types; tolerateswind and air pollution. One of the most drought

resistant trees.

AUTUMN PURPLE ASH( Fraxinus americana ‘Rose Hill’ )

Mature Height: 40-50 feetMature Spread 50 feet Spacing, Tree Lawn: 35-40 feetSpacing, Grates: 25-30 feetGrowth Rate: Moderate

SPECIAL CHARACTERISTICS:Shiny, green leaves in summer, maroon leaves in fall;seedless. Withstands extremes in soils; tolerates salt,

drought.


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OVAL FORM

MARSHALL’S SEEDLESS’ GREEN ASH( Fraxinus pennsylvanica ‘Marshall’s Seedless’ )


SPECIAL CHARACTERISTICS:Shiny, medium green leaf in summer, yellow leaf in

fall. Withstands extremes in soil; tolerates salt,drought.

THORNLESS COMMON HONEYLOCUST( Gleditsia triacanthos inermis ‘Skyline’, ‘

Shademaster’, ‘Imperial’, ‘Moraine’ & ‘Majestic’ )


SPECIAL CHARACTERISTICS:Generally, small leaves in leaflets. Withstands

extremes in soils; tolerates heat, drought, salt. ‘Skyline’- Ascending branches similar in shape to Elm trees,dark green leaves in summer, yellow leaves in fall.

‘Shademaster’ - Broad shape with ascending branches;same color as Skyline. ‘Imperial’ - Broad shape with

spreading branches; same color as Skyline. ‘Moraine’ -Broad shape, often with one main trunk splitting intotwo trunks; same color as Skyline. ‘Majestic’ - Broad

shape with ascending branches; very dark greenleaves in summer.

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OVAL FORM

SWAMP OAK( Quercus bicolor )

Mature Height: 50 feetMature Spread 40 feet Spacing, Tree Lawn: 40-45 feetSpacing, Grate: 35-40 feetGrowth Rate: Slow

SPECIAL CHARACTERISTICS:Medium green leaves in summer, yellow in fall, brownpersisting on tree through winter; small acorns in fall.Long-lived tree. Prefers moist soil conditions. Requires

large open area for growing.

AMERICAN LINDEN( Tilia americana )

Mature Height: 60-70 feetMature Spread 50 feet Spacing, Tree Lawn: 40-45 feetSpacing, Grates: 30-35 feetGrowth Rate: Medium

SPECIAL CHARACTERISTICS:Large, open tree; dark green glossy leaf in summer,pale yellow in fall; small yellow fragrant flowers inearly summer. Prefers moist, fertile soils but will

tolerate dry, heavy soils. More suited to tree lawnswhere there is room for the tree to grow large.


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OVAL FORM

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BUR OAK( Quercus macrocarpa )

Mature Height: 50-60 feetMature Spread 55 feet Spacing, Tree Lawn: 40-45 feetSpacing, Grate: 35-40 feetGrowth Rate: Slow

SPECIAL CHARACTERISTICS:Dark green leaves in summer, yellow in fall, brownpersisting through winter; small acorns in fall. Long-lived tree. Adaptable to various soils; tolerant of heat,drought and air pollution. Requires large open area for

growing.


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OVAL FORM

NORTHERN RED OAK( Quercus rubra )

Mature Height: 50-60 feetMature Spread 60 feet Spacing, Tree Lawn: 40-45 feetSpacing, Grates: 30-35 feetGrowth Rate: Moderate

SPECIAL CHARACTERISTICS:Dark green leaves in summer, russet red in fall. Preferswell-drained sandy loam soil; tolerates air pollution.


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OVAL FORM

AMERICAN ELM( Ulmus americana )

Mature Height: 60-80 feetMature Spread 50 feet Spacing, Tree Lawn: 40-50 feetSpacing, Grates: 35-40 feetGrowth Rate: Medium

SPECIAL CHARACTERISTICS:High, arching branches. Grows well in a variety of

conditions. American Elms are currently not appropri-ate street trees due to Dutch Elm disease but theyremain one of the most beautiful of trees for street

tree use. If new varieties which are resistant to DutchElm disease are developed, they should be planted

once again. Elms require large areas of grates or plant-ing to thrive.

JAPANESE PAGODA TREE( Sophora japonica )

Mature Height: 50-60 feetMature Spread 30 feet Spacing, Tree Lawn: 35-40 feet Spacing, Grates: 25-30 feet Growth Rate: Moderate

SPECIAL CHARACTERISTICS:Medium green compound leaves that hold late into

the fall. Creamy-white flowers in August, followed by3 inch long seed pods. Tolerates air pollution, but

smaller trees may be sensitive to extreme cold.

C. Trees Allowed

In certain situations, trees otherthan those in the recommendedstreet tree list above may beappropriate. Consult the CityForester for a current list of treesallowed along the street.

D. Trees Not Allowed

Unless specifically authorized by theCity Forester, the following speciesof trees are prohibited from beingplanted in the right-of-way.

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 penduloustype tree.

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

8. Any shrub which could obstruct,restrict, or conflict with the safeuse of the right-of-way.

9. No artificial trees, shrubs, turfor plants may be used in thepublic right-of-way.

E. Special Use and Small Street Trees

These small trees should generallynot be planted as street trees,however they may be used inmedians and neighborhood entrymarker plantings. The small streettree should only be used whereoverhead powerlines along thestreet edge would not allow alarge street tree to reach maturitywithout severe pruning. The listbelow notes those trees that arenot appropriate for use along thestreet edge while the others maybe used both as special use andsmall street trees. Please follow itcarefully.

There is a broad range of shapesand sizes of trees in the list below.Please consult the City Foresterprior to planting these trees forspecific recommendations.


20

The Esplanade at City Park is an excellent example of Special Use Trees. Crabapple trees create a formal approach on the parkway.


21

AMUR MAPLE( Acer ginnala )

20-25 ft. spacing. Bushy tree requiring pruning tomaintain neat appearance. Brilliant red fall color.

TATARIAN MAPLE( Acer Tataricum )

25-30 ft. spacing. Upright form (specify tree form).Dense bright green foliage with brilliant autumn color.


22

ARISTOCRAT PEAR( Pyrus calleryana ‘Aristocrat’ )

25-30 ft. spacing. Similar characteristics to BradfordPear, with less formal, more open shape and good

cold hardiness. Not appropriate for the street.

FLOWERING CRABAPPLES( Malus sp. )

25-30 ft. spacing. Spring flowering deciduous orna-mental tree with fall color. Select pest/disease resis-tant, varieties with minimal fruit litter. New varietiesare being developed and monitored on a regular

basis. Not appropriate for the street. Consult the CityForester.

Variety Flower Color Fruit

Spring Snow white noneDavid white 1/2”Radiant pink smallProfusion red yesIndian Summer red 3/4”


23

GOLDEN RAIN TREE( Koelreuteria paniculata )

25-30 ft. spacing. Moderate growth rate. Dense roundshaped tree. Yellow flowers in July; bright green

leaves.

NEWPORT PLUM( Prunus cerasifera )

25-30 ft. spacing. Open headed tree with early whiteflowers followed by purple leaves and edible plums.


24

REDSPIRE PEAR( Pyrus calleryana ‘Redspire’ )

20-25 ft. spacing. Similar characteristics to BradfordPear except with tightly narrow shape and red fall

color. Not appropriate for the street.

THORNLESS COCKSPUR HAWTHORNE( Crataegus crusgalli ‘inermis’ )

25-30 ft. spacing. Spring flowering deciduous orna-mental tree with fall color. Glossy foliage. Red fruit in

fall. Not appropriate for the street.


II. Groundcovers

Groundcovers, provide sea-sonal color, direct circula-tion and serve as a buffer

between people and cars. Groundcover plantings provide functionaland aesthetic benefits, howevermaintenance is extremely impor-tant.

A. Design

G u i d e l i n e s

Plantings other than trees in thestreetscape may include turf, groundcovers or shrubs. In commercialstreetscapes with a large areabetween the sidewalk and the streetor low pedestrian volume, a treelawn of grass may be most appropri-ate. This area helps soften the streetenvironment along the street edge.

1. Tree lawns, especially in newdevelopments, should be at least 8feet wide to accommodate irriga-

tion systems and to provide ade-quate room for healthy tree rootsystems. Turf should be provided

25

S.R. DeBoer’s studio; large shrubs were used outside the right-of-way to separate the vehicular entrance from the front patio area.Courtesy Denver Public Library, Western History Department.

Brick Pavers may be used in place of very narrow tree lawns where irrigation isimpractical or in areas that receive high volumes of foot traffic.

where the average width of the tree lawn is 8 feet or more. Smalllengths of step-out strips mayoccur within the 8 foot width.However, widths less than 4 feetshould be avoided. To water efficiently care must be taken,whether done by hand or by irrigated system.

2. For tree lawn areas less than 8feet wide, turf is difficult to irrigateefficiently and groundcovers orpaving may be considered.Groundcovers are preferred forwidths between 5 feet to 2 feet.Paving is preferred

where widths are less than 2 feetand in areas where heavy trafficand regular snow plowing occur.

3. For areas less than 30 squarefeet, special concern must begiven to the maintenance availableand groundcovers are the recom-mended material.

4. Tree lawns should be plantedwith sod or low groundcovers(below 6 inches mature height) inresidential areas and in commercialareas where pedestrian traffic doesnot warrant paving.

5. Very narrow tree lawns or thosein high traffic areas may be pavedwith brick, flagstone or concretepavers and/or colored or scoredconcrete. However patterned(stamped) concrete is not allowed.

6. Tree lawns should not be ele-vated above curbs except to pro-vide positive drainage. Whereplanters are used, the Transporta-tion Division requires that they beelevated a minimum of 2 feetabove top of curb, located so asnot to interfere with vehicle sightlines and located 30" minimumfrom the curb face.

7. Where the tree lawn area ispaved, a permeable paving systemshould be considered to enhancethe survivability of street trees.

B. Recommended Groundcovers

These plants are recommendedbecause they require moderate tolow amounts of water and haveproven to be successful in Denver.Others may work in special condi-tions but the City Forester shouldbe consulted.

Specific site conditions must befully understood prior to plantselection. Local microclimates andsoils are key factors that determinewhich plants will thrive. Wherepossible, low water-requiringplants should be selected. Treesand shrubs will require less waterand will thrive better if placed inplanting beds rather than turfareas. Water-loving plants shouldbe used in naturally moist areasand should be irrigated separatelyor provided run-off water to mini-mize irrigation needs.

The City and County of Denver iscommitted to the reduction ofwater consumption in landscapeirrigation and encourages theapplication of Xeriscape designand maintenance principles.


26

Low growing shrubs or ground covers may be used when the tree lawn is too narrow forefficient irrigation.


Recommended Turfgrasses

Turf should be planted on pre-pared soil from seed or sod. Seed-ing allows a greater turf selectionbut requires approximately sixmonths and regular maintenanceto become established. Newlyseeded areas require protectionfrom pedestrians and must be keptmoist until the seeds germinate.Sod creates an immediate effectbut requires high amounts of wateruntil established. All irrigated turfareas require organic soil amend-ments at the rate of at least 3 cubicyards per 1000 square feet.

Alternatives to bluegrass are rec-ommended and should be utilizedin all areas not prone to highpedestrian traffic. As alternativespecies are developed, water-con-serving sod or seed should beused. For recommended varieties,contact the Colorado State Univer-sity Extension Turfgrass Specialist.

MIXED FINE FESCUE, RYE-GRASS, AND BLUEGRASS.This mix works in sun and shade,suits a number of climate and soilconditions and provides improvedshade, disease, salt and moisturestress tolerance over pure blue-grass. Most commonly planted asseed mixed to specific site condi-tions.

TALL FESCUE - TURF TYPEDeep green color, shade and salttolerant, and drought resistantbecause of its deep root system.Currently available as sod bothwith netting and without. Includeat least three improved varieties ofturf-type tall fescue in the blend.

KENTUCKY BLUEGRASSBluegrass varieties and blends arenot generally recommend due totheir high water needs. Bluegrassis appropriate only in areas whichreceive extensive foot traffic.Blends including three or morevarieties improve disease resistance.

Recommended Groundcovers

Where ground covers are used, theintent should be to create a consis-tent carpet of plant material similarto the affect achieved by turf.

Mixed uses of species which createa planting display are not desirableexcept at planted corners on resi-dential streets. Ground covers pro-vide more seasonal variety, requireless water and, once established,usually require lower maintenancethan most turf species. For groundcovers to be successful, they mustcreate a tight, dense planting.

Groundcovers are not as depend-able as turf when required to growwith poor soil preparation andmaintenance and should only beplanted in areas which will receiveminimal foot traffic. They.requireadequate water and weeding untilestablished.

The species listed are preferred fortheir dependability, low mainte-nance and drought resistanceunless otherwise noted. Otherspecies may be allowed by theCity Forester; however, their useshould be limited to small areaswith special needs.

27

Tall fescue turf grass on display at the Denver Water Board’s demonstration garden.

HIMALAYAN BORDER JEWEL(Polygonum “Border Jewell”)

Deciduous ground cover. Full sun.Aggressive. Withstands only mini-mal foot traffic.

PERIWINKLE(Vinca minor “Bowles”)

Flowering evergreen ground cover.Prefers part shade, but toleratessun or full shade. Plant 12 incheson center. Do not plant within 8inches of curb. Withstands onlyminimal foot traffic.

C. Groundcovers Not Recommended

Annual flowers, flowering perenni-als and shrubs over 6 inches arenot recommended except in planterpots. Mixed plantings which createa display are not recommended,

MONEYWORT(Lysimachia nummularia)

Deciduous ground cover, full topartial sun. Two inch height. Yellow flowers.

PROSTRATE JUNIPERS(low varieties of Juniperus chinen-sis, J. horizontalis, J. sabina)

Evergreen ground cover. Chooselower growing varieties from amongmany available from plant suppliers.Full or part sun, excellent on slopes.Plant 4 feet to 5 feet on center.Drought tolerant when established.Plant no less than 2 feet back fromcurb. Will not tolerate foot traffic.

except in special circumstances.

D. Groundcovers Not Allowed

No gravel, tree bark, wood chips,loose stones or other non-organicmaterials may be used as a perma

WOOLY THYME(Thymus pseudolanuginosus)

Evergreen ground cover. Full sun.Fine grey textured foliage. With-stands minimal foot traffic.

WINTERCREEPER(Euonymus fortunei varieties)

Semi-evergreen vine. Requiressome shade; tolerates full shade.Plant 12 inches to 18 inches oncenter, slow growing.

nent groundcover in tree lawns.Shrubs over 18 inches high are notallowed. Mulches are recommend-ed initially under groundcoversand shrubs until plant material isestablished to control weeds andconserve moisture.


28

"Border Jewell" at Harrison MemorialAnimal Hospital, 191 Yuma Street.

Periwinkle at the Denver Botanic Gardens.

Moneywort at a private residence. Wooly Thyme at the Denver Botanic Gardens

Prostrate Juniper at Cherry Creek North.Wintercreeper at the Denver Water Boarddemonstration garden.


III. LIGHTING

Lighting can play an importantrole in the character, functionand security of a streetscape.

Scale, style, lighting effect, costand maintenance affect fixtureselection. Street lighting is ownedand maintained by Public ServiceCompany and is subject to theirrequirements as well as those ofthe City of Denver.

A. Pedestrian-Lighting

Pedestrian lighting consists of fix-tures less than 14 feet high and isnot provided by Public ServiceCompany. It is generally not rec-ommended in front of residencesexcept at bus stops or where acomprehensive neighborhood ordistrict plan calls for it. Variousprograms in the city may providepedestrian lighting through a grantto a neighborhood association. Call the Office of Planning andCommunity Development for moreinformation.

Pedestrian-scaled light posts andluminaires play a vital role indeveloping the unique character of commercial districts throughoutthe city. Pedestrian lights illumi-nate the sidewalk and provide afeeling of security at night. Fixturesshould relate to the image and his-tory of the individual area and tofixtures in similar districts in thecity.

S p a c i n g a n d L o c a t i o n

Locate lights as part of an overallsystem that organizes other streetelements such as trees, benches,and paving.

1. Place lights at least 2 1/2 feetfrom the back of the curb to allowroom for car bumpers and doorswings. Align with street treeswhere possible.

2. Place lights at least 5 feet from

the edge of the curb transitionpoint nearest the driveway, curbcut or alley and at least 20 feetfrom the extended flow line of thenearest intersection. (See diagram, page 43)

3. Space lights at least 50 feetapart. 60-115 feet is preferable inmost cases to provide a pleasingeffect and to ensure room forstreet trees and other furnishings.Closer spacing can also causeuncomfortable glare.

4. Install luminaires a maximum of14 feet and a minimum of 12 feetabove sidewalks to avoid glareinto upper windows. Avoid placinglights directly in front of residencesto avoid disturbing inhabitants.

S t y l e a n d M a t e r i a l s

Select lighting styles to integratewith the architectural or historicalcharacter of the area.

1. Acorn type luminaires are rec-ommended for most commercialstreets in order to maintain consis-tency throughout the city. Avoidselecting different types of lightingfor small projects.

2. Globe type luminaires arereserved for parks and parkwaysexclusively.

3. Poles should be well articulatedwith enough detail to create a range ofscale for the pedestrian whether nearor far away. Flutes, mouldings or othertraditional details are strongly preferred.

4. Alternative fixtures that reflectlocal architectural or historicalcharacter are subject to approvalby the Planning and CommunityDevelopment Office and theTransportation Division.

5. Single luminaires are highly pre-ferred over multiples, whichshould be considered only for spe-cial locations such as gateways orentry points of a district.

6. Pole and base colors are to beeither black or ‘federal green’ (fed-eral color specification #14056).

7. Luminaires are to be translucentor glare-free, utilizing obscureglass or acrylic lenses.

8. Luminaires used in single ormultiple pedestrian light fixturesare to use 50 watt high-pressuresodium lamps to provide consis-tent light color and intensity levelscitywide. An 18 watt compact floures-cent lamp is an option where a whiterlight color is architecturally desirable.

9. Multiple luminaires should notbe more than 50 watts in eachluminaire.

29

Turn of the century street lighting on 14thstreet, designed by Henry Read, chairman

of the Art Commission, ca. 1910.Courtesy Denver Public Library, Western

History Department, L.C. McClure (detail).

B. Street Lighting

Streetlighting plays an important rolein the quality and safety of streets,especially at night. Lighting illumina-tion levels are based on two criteria:the uses along the street (such ascommercial or residential) and thevolume of automobile traffic. TheCity of Denver and Public ServiceCompany have guidelines for spac-

ing, location, style andcolor. Once a site planhas been developedincluding street trees,pedestrian lighting andfurnishings, the planshould be submitted firstto the City of Denverand then to PSCo forstreet lighting input.PSCo review shouldinclude transformer, cab-inet and meter locations.For questions regardingspecific design issuessuch as pole spacingand wattage contact thecity’s streetlightingdesign engineer. Forquestions regarding per-mits, fees and billing,contact the city’s street-lighting administrativeengineer (see Agency

Summary).

S p a c i n g a n d L o c a t i o n

Locate street lights as part of anoverall system including cabinets,transformers etc.

1. Place lights at least 2 1/2 feetfrom the face of the curb to allowroom for car bumpers and doorswings.

2. Place lights at least 5 feet fromthe edge of the curb transitionpoint nearest the driveway, curbcut or alley. At signalized intersec-tions, lights are generally mountedon the signal poles. Where signalsdon’t occur, locate lights near theintersection.

3. Spacing for commercial streetswill range from 100 to 150 feet.For residential streets 150 to 170

feet is appropriate and for specialdistricts such as downtown consultthe City of Denver street lightingdesign engineer (see Agency Sum-mary).

C. Special Effect Lighting

Special effect lighting may includestring lighting in trees or uplight-ing in the tree grate or plantingbed. If string lighting is desired,electrical outlets should be includ-ed adjacent to each street tree.

If uplighting is desired aroundtrees, tree grates should be usedwith cut-outs for the light. Uplight-ing should be selected to blendwith plantings, be waterproof anddirectional. Up lighting should usefixtures which shield the lightsource from passing motorists.


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LowerDowntown

(LoDo)pedestrian light

Citywide standards for street and pedestrian lights.

Whether made of aluminum or cast iron,pedestrian scaled light poles must besturdy enough to withstand potentialvandalism and maintain their original

design intent over the life of the projectwithout excessive maintenance.

Reserved Exclusively for Parks and Parkways


IV. Paving

Paving is an important unify-ing element in streetscapedesign. Paving patterns can

guide movement, define spacesand provide variety. When design-ing a pedestrian area paving pat-terns, colors and textures shouldbe complementary to surroundingelements. Well-designed pavingcreates order, scale and identity onthe street. Once established, thepaving pattern should become theorganizing framework for furnish-ings, trees and plantings.

A. Sidewalks

Sidewalks give pedestrians accessalong streets. Sidewalks in Denverneighborhoods have traditionallybeen detached from the curb. Thisprovides the tree lawn and roomfor street trees close to the curb.The detached sidewalk is stronglypreferred in all Denver neighbor-hoods because it enhances thebeauty, safety and shared commonspace in the neighborhood.

Concrete is the preferred material,although interlocking concrete unit

paving, flagstone and brick pavingmay be acceptable in neighbor-hoods where these materials areprevalent. Special paving in treelawns is recommended in residen-tial streets only where pedestrianuse is heavy and tree lawns cannotsupport turf or ground covers.

S i d e w a l k G u i d e l i n e s

Paving is the best way to unify thestreet. Over-designed patterns maybecome chaotic or dated. Patternand color should be subdued andavoid sharp contrasts with sur-rounding paving. Pattern shouldrelate to the size and shape of thespace and should create a sense oforder in the placement of otherstreet furnishings and plant materals.

1. Maintain a clear unobstructedpedestrian path. In downtownDenver, 10 feet width is required.In other areas 10 feet width isdesired but as little as 5 feet maybe allowed in constrained loca-tions. A 5 foot width is the mini-mum for residential areas.

2. Detached sidewalks shouldinclude a tree lawn of 8 feet mini-mum, planted with trees andgroundcover or sod. Wheregroundcover or sod is not practi-cal, as in retail streets, tree gratessurrounded by a hard surface ofpavers or concrete are appropriate.

31

Detached sidewalks in the Curtis Park Historic District. ca. 1990

Detached from the curb, this sidewalk ismade of concrete with a heavy broomfinish and strong trowelled joint pattern.

S i d e w a l k P a v e m e n t s

1. Concrete including plain grey,integral colored concrete and spe-cial finishes is acceptable (exclud-ing stamped concrete, seeded con-crete or epoxy concrete). Concreteshould be a minimum of 4 inchesthick, meeting industry standardsfor concrete mix, finishing, curingand sealing.

2. Care should be taken whenusing integral pigmented coloredconcrete. Select subdued andearthtone colors which will com-plement natural materials. A goodexample is “Sunset Rose” (1 lb of No. 160 per bag of cement), manu-

factured by the Frank D. DavisCompany. Rich or bright colorswill draw more attention thandesired.

3. Use only paving bricks specifi-cally designed for sidewalk useaccording to industry standards.Brick pavers must be set on a con-crete slab with mortar joints andnot on a sand base.

4. Interlocking concrete pavers,are a durable choice. Set on a sandbase with tight sand joints accordingto manufacturers recommendations.

5. Flagstone pavers are recom-mended in historic areas wherethey originally existed. Installationmay be on a sand base with sand joints or on a concrete base withmortar joints as approved by theDepartment of Public Works.

6. Precast concrete pavers may beinstalled using finish and colorguidelines as discussed under con-crete pavement above. Thesepavers may be installed on a sandbase or on a concrete slab withmortar joints.

7. Once installed, all pedestrianwalks must be safe for pedestrianswith no gaps or joints larger than1/4 inch.

B. Amenity Zone

The amenity zone is a paved areaalong the back of the curb in a com-mercial streetscape that organizestrees, plantings, furnishings andlighting. It may range from 4 to 12feet wide. Ample clear space mustbe provided between the amenityzone and building facades on thesidewalk for pedestrian circulation.


32

The splash strip on 6th Avenue at JosephineStreet helps protect the tree lawn.

Brick pavers add an interesting detail at4000 Tennyson Street.

Section drawing through typical commercial sidewalk.

BUILDINGFACE

AMENITY

ZONE

VEHICULAR ZONEDRIVE LANE AND

ON-STREET PARKING

OPEN WALKWAY OR

PEDESTRIAN ZONE

SIDEWALK


G u i d e l i n e s

1. Maintain an 8 to 10 foot widepedestrian zone or unobstructedopen walkway.

2. The amenity zone may be asnarrow as 4 feet without trees or 5feet with trees, however widerdimensions are strongly recom-mended.

3. The amenity zone may be nar-rowed or relocated to accommo-date outdoor uses associated withindividual businesses such as side-walk cafes.

C. Curb Ramp and Curb Cut Guidelines

The construction and reconstruc-tion of all sidewalks in the city

should include curb ramps at allintersection corners to enable thesafe and convenient movement ofall pedestrians. Curb ramps shouldalign with curb ramp locationsacross the street. Ramps located atthe 45 degree point of the curveare the least desirable because ofthe potential danger to pedestriansand bicyclists.

Curb ramps are required anywherethe sidewalk crosses a curb. Indowntown a “walk-over” type ofcurb is standard. Trough-typeramps are recommended else-where in the city. Any deviationfrom the city standards must beapproved by the Department ofPublic Works prior to construction.See Denver Street DevelopmentStandards and consult with Trans-portation Design Engineering.

D. Crosswalk Pavements

Crosswalks are generally paintedat signalized intersections in mostareas of the city. In commercialareas the crosswalk materials andpattern can be an important unify-ing feature of the district.

G u i d e l i n e s

Within a district it is important totreat each street intersection thesame in terms of size of curbradius, location and type of curbramps, signage location andpaving within crosswalks. Cross-walk pavement should contrastwith the adjacent street pavementthrough color or texture. Driversneed to know where to stop orlook for pedestrians and pedestri-ans need to know where they canrely on crossing the street safely.

Even if the crosswalk is distin-guished in terms of color and tex-ture, it is still necessary to install“stop bars” using paint or vinylstreet marking material as deter-mined by the Transportation Divi-sion.

33

Trees, lights, and furnishings are located in the Amenity Zone which separates pedestrianand store front uses from vehicles.

Trough type curb cut ramp. The curb “returns” up the ramp which provides orientation forthe visually impaired.

R e c o m m e n d e d C r o s s w a l k P a v i n g

Contact the Transportation Divi-sion for additional information oncrosswalk paving and striping.

1. Painted lines on the street arethe most inexpensive solution andare the most visible marking.

2. Concrete paving can be used asa contrasting material in asphaltstreets but it must be augmentedby painted or vinyl stop bars.Stamped concrete is prohibited.

3. Unit pavers and brick paverscan be used with cautions. Theyare expensive, the contrastbetween paver and asphalt maynot be sufficient and painted stopbars are a necessary minimum.

E. Entry Walks

Entry walks are those walks whichextend out from the home and/ordetached sidewalk and lead to thecurb. They are appropriate in thetree lawn where there is a func-tional need for them. Two or 3feet are recommended widths,with a maximum of 5 feet allowed.They may be used in conjunctionwith step-out strips as a way of giving access from parked/stopped

vehicles to the sidewalk. Concreteis the preferred material, althoughinterlocking concrete unit paving,flagstone and brick paving areacceptable in neighborhoodswhere these materials are prevalent.

F. Step-Out Strips

“Step-out-strips,” or landing walks,are recommended as a way tofacilitate access to cars while main-taining the integrity of the treelawn. Step out strips are a 12-24inch wide area of paving next tothe curb, connected to the side-walk by an entry walk. Historical-ly, step out strips were short inlength and had to serve only onecarriage or car. Today it may makesense to install a longer versionperhaps running the entire lengthof curb in front of a property.

The design intent for step-out-strips should be to minimize thedisruption within the continuoustree lawn. Where possible theyshould be designed to be incon-spicuous. Plain concrete paving,brick paving, interlocking concreteunit paving, and flagstone areacceptable materials. Installing astep-out strip requires a construc-tion permit from the Solid WasteManagement Section, Neighbor-hood Support Services.

G. Splash Strips

Splash strips are typically a 12 to 18inches wide paving along the back ofthe curb. They protect the median ortree lawn landscaping from sand andsalt used on the roadway. They aremost appropriate where streets haveno parking lane and heavy auto trafficoccurs adjacent to the curb. Theyshould be installed in continuous sec-tions for a uniform appearance and performance. (See page 32)

H. Paving Not Recommended

1. Stamped concrete is not permit-ted on sidewalks or elsewhere inpublic rights-of-way because ofappearance, difficulty of snowremoval, poor durability and futurerepair difficulties. Patterned pavingin tree lawns is not recommendedbecause it visually calls attention toan area that should not be a focus.

2. Seeded concrete and epoxyconcrete are not acceptablebecause of appearance, poor dura-bility and future maintenanceproblems.

3. Any glazed product or smooth,slippery surface product shouldnot be used in pedestrian trafficareas for pedestrian safety.

4. Any thinset material should notbe used because of future mainte-nance problems.

5. Any clay brick product otherthan paving brick should not beused because it may be difficult tomaintain and the product’s resis-tance to freeze-thaw damage maynot be adequate.

6. Any material that is so texturedor patterned that it may cause atripping hazard, should not beused


34

A properly designed step-out strip will maintain the integrity of the tree lawn whileproviding access to cars parked on the street.


V. FURNISHINGS

Street furnishings such as seat-ing, newspaper racks, bicycleracks, bollards and trash

receptacles are important function-al elements and amenities, espe-cially in the commercial street-scape. They should be designedto be attractive and unified withinany given district.

Maintenance, safety and comfortare primary considerations in thedesign and placement of street fur-nishings. All furnishings placed inthe right-of-way should be of highquality, designed for outdoor useand require minimum maintnance.

In general, street furnishingsshould be located at least 2 1/2feet from the curb face where on-

street parking occurs, and 3 1/2feet where travel lanes adjoin thecurb.

Street furnishings require a revoca-ble permit issued through theDepartment of Public Works,Right-of-way Engineers

35

Sturdy iron benches have contributed to the historic Denver streetscape at trolley stops and as shown here at Civic Center Park. Courtesy Denver Public Library, Western History Department, L.C. McClure (detail).

A. Neighborhood Entry Monuments

Distinct, identifiable neighbor-hoods may desire to have monu-ments placed at key points ofentry or at the center of the neigh-borhood. Entry monuments can bea source of pride for residents andgive identity to the neighborhood.

G u i d e l i n e s

Entry monuments should onlyoccur where a distinguishableentry along a street already occurs.In some neighborhoods clearpoints of entry are difficult to findyet identity monuments at keylocations may be appropriate tohelp create a sense of place and toreinforce the neighborhood identi-ty. Monuments should reinforcethe character appropriate to theneighborhood

1. Entry monuments should beintegrated into a total design oftypical elements such as trees,ornamental lighting, paving pat-terns, median planting, walks andbuildings.

2. The scale, character, shape,materials and location of entrymonuments must be planned andconsistent for an entire neighbor-hood. This does not mean that allentries should have monuments. Iftoo many are placed or if theyoccur in inappropriate locations,the strength of the entry will bediminished. Ad-hoc placement anddesign of entry monuments is notacceptable. Contact the Office ofPlanning and Community Develop-ment for more information.

3. Provisions must be made for themaintenance of entry monuments.The most effective way to addresstheir maintenance is to have aneighborhood association commit-ted to their upkeep. If this is notfeasible, it may be possible to havethem added to a list of similar mis-cellaneous improvements that arethe responsibility of the Depart-ment of Public Works. Their designshould be as durable and mainte-nance-free as possible. All monu-ments must be approved by theDepartment of Public Works priorto construction.

4. Appropriate scale and propor-tion are critical to the sense ofarrival and entry. Monuments mustbe effective at the pedestrian andvehicular scale. A range of scaleswill also create a sense of move-ment at the point of entry. Monu-ments must be located a certaindistance away from a street intersec-tion. Contact the Traffic EngineeringDivision for more information.

5. Monument design shouldembody elements of form anddetail which represent and identifythe neighborhood. The monumentshould make a reference to thecharacter of the shared vision ofthe district which it serves.

6. All entry monuments should fitcomfortably into the family ofexisting gateway monuments inDenver.

B. Commercial District Gateway Markers

Gateway markers may be used todefine a commercial district. Theyare recommended only where acoordinated district plan includesmarkers as an important elementto be unified with the overall dis-trict design.

G u i d e l i n e s

The site and surrounding elementsof markers are important. Lighting,planting and signs related to themarkers should be carefullydesigned to reinforce the gateway.The design of the markers shouldbe coordinated with the materialsand details of other elements inthe district and should embody thecharacteristics that identify the area.

1. Scale and proportion are criticalto the design of the gateway. Thescale of the markers should relateto street width and the size ofbuildings nearby and must beeffective at the pedestrian andvehicular scale, meaning they mustbe attractive and interesting fromthe street and the sidewalk.


36

Neighborhood entry monuments canprovide a sense of identity for residentsand further enhance the pedestrian qualityof the neighborhood.

District Gateway Markers define the edgeof the Lower Downtown Historic District.


2. Entry markers must not interferewith driver sight-lines at corners.Contact the Transportation Divi-sion for detailed requirements.

3. Some districts may have a pri-mary gateway and secondarypoints of entry. A hierarchy ofgateways should be developed ifsecondary entries are to receivemarkers.

C. Walls and Screens

Walls and screens may be includedin a streetscape to direct or screena view or to provide changes ofgrade. The height and materialselected should relate to buildingarchitecture and the character ofthe district. Walls and screens canbe important in creating a continu-ous sidewalk edge that unifies thestreet space.

Call the Zoning Administration andthe Office of Planning and Com-munity Development for informa-tion regarding parking lot screens.

D. Seating

Seating may be provided whenspace allows for a clear pedestrianwalking zone and separate seatingareas. Seating expands opportuni-ties for people to use the street,especially in commercialstreetscapes. Seating may be pro-vided by benches, planter walls,edges, steps, or moveable chairs.

G u i d e l i n e s

1. Seating surfaces should be 16 to18 inches high and should have aminimum depth of 16 inches forseats without backs, 14 inches forseats with backs.

2. Walls, ledges and steps that areavailable for seating should bebetween 12 and 20 inches highand 16 inches wide wherever pos-sible. Walls used for seating onboth sides should be a minimumof 30 inches wide.

3. Seating should be durable and

comfortable. Avoid sharp edges and poorly designed or fabricated fur-niture. Metal is the preferred material.

4. Seating design should comple-ment the style of the surroundingarchitecture and other furnishings.

5. Except for moveable chairs,seating should be secured perma-nently to paved surfaces for safetyand to avoid vandalism.

6. Seating should not interferewith plant materials or pedestriancirculation and should be placedfor psychological comfort.

7. Comfortable seating should pro-vide a sense of having protectionfrom behind and something inter-esting to look at such as shop-fronts or other pedestrians.

8. Seating adjacent to where bicy-cling is permitted on sidewalks orother bike paths must have a mini-mum 3 foot clearance from thebicycle path.

37

Walls can be used to accommodatechanges in grade.

A durable steel screen is located so that itcontinues the line formed by the face ofthe building which defines the pedestrian

walkway.

Made of durable, heavy gauge steel the “Bowery” style bench is recommended for moststreetscape projects.

E. Tree Grates

Tree grates are an attractive way toprotect trees planted in pavedareas. Other options such as mod-ular blocks, brick pavers, flag-stone (in historic areas) andground covers may be used uponapproval of the TransportationDivision and the City Forester.

G u i d e l i n e s

Tree grates are the recommendedmethod for tree planting in pavedareas.

1. Open tree grates should be atleast 5 feet by 5 feet with openingsno more than 1/4 inch in width.The size and shape of tree gratesshould relate to the paving pattern.They should be designed to allowfor tree trunk growth, constructedof ductile iron, and unpainted orpainted a dark color with adurable, factory applied finish.

2. Irrigation systems within gratesare preferred but dry wells may beallowed with written maintenanceagreements from the owners. Theirrigation system should be on azone separate from all other land-scape zones and should bereviewed with the City Forester.

3. If string lights are anticipated inthe trees, electrical outlets shouldbe provided in the tree grate area.If uplighting is desired, select a treegrate manufactured to support the light.

F. Fencing and Railings

Fencing within a commercialstreetscape can be provided toenhance a neighborhood charac-teristic while in residential districtsit helps create a definition of thefront yard. Railings may be neces-sary as a safety feature or as afunctional support rail (leaningrail) for people to lean against.Railings and fences can helpdefine the street space.

G u i d e l i n e s

Fences and railings should have anornamental character as well asutilitarian function. Where railingsor fences in a particular neighbor-hood or district contribute to theoverall image of the area, try touse the same or similar designdetails to reinforce that character.

1. Fences and railings must notinterfere with pedestrian safetyby blocking access from thestreet to the sidewalk.

2. In certain situations a railingis required to protect the publicagainst potentially hazardousgrade changes. Pedestrian safetyrailings at grade changes shallbe a minimum of 42 incheshigh. They must have intermedi-ate rails, balusters, ornamentalor patterned infill. For moreinformation contact Design orTransportation Engineering,Department of Public Works.

3. Fences and railings should be between 32 inches and 48 inches tall except railings on bike rampswhich must be 54 inches tall tomeet AASHTO standards.

4. Where desired, place leaningrails at or near bus stops, placeswhere shoppers are picked up ordropped off, and places wherepeople are likely to stop or waitwithout necessarily wanting to sit.Leaning rails should be between27 and 42 inches in height.

5. A 2 to 3 inch high curb placed 4inches in front of a railing will pre-vent the footrest of wheelchairs orother wheeled vehicles from strik-ing the railing’s vertical supports.

6. Railings must be designed tosupport loads in both the horizon-tal and vertical directions of 50pounds per linear foot. Fasten rail-ings securely.


38

Cast iron tree grate at Bannock Street andFourteenth Avenue.

Ornamental fencing in Congress Parkneighborhood.

Parking lot screens in Lower Downtownhelp unify the streetscape.

Leaning Rail fabricated from steel pipe or otherdurable materials.


G. Trash Receptacles

Trash receptacles should be easilyaccessible for pedestrians andtrash collection. Their designshould relate to other site furnish-ings as well as building architec-ture. They must be carefullyplaced to be unobtrusive yet effec-tive. On paths where bicycling ispermitted, maintain a 3 foot set-back from the edge of bike path.

G u i d e l i n e s

Trash receptacles should bedesigned to fit anticipated use andfrequency of maintenance. Theyshould be firmly attached to pavingto avoid vandalism. Covered topsand sealed bottoms should beincluded to keep the contents dryand out of sight at all times.

Trash receptacles should bedesigned in two pieces. The innercontainer should ensure easy trashpickup and removal and an outershell should blend aestheticallywith the other streetscape ele-ments. They should be convenient-ly placed near benches, bus stopsand other activity nodes, andarranged with other streetscapeelements into functional composi-tions. They should not be placeddirectly adjacent to benches.

H. Bollards

Bollards are generally used to cre-ate a low barrier that separates autoand pedestrian traffic, highlight andprotect a special feature, emphasizethe historical character of the areaor direct circulation patterns.

G u i d e l i n e s

Select a bollard design that isarchitecturally and aestheticallyappropriate to the area and otherstreetscape elements. Bollards canbe used to provide low-level light-ing to pedestrian paths.

1. Bollards should be between 28and 42 inches high.

2. Bollards should be set 2 1/2 feetminimum clearance from curb face.

3. Clearance between bollards orbetween bollard and any otherstructure or pole must be at least36 inches. Clearance must be atleast 60 inches where there isclearly one primary path.

4. Bollards may be chained or cabledtogether if provided with attachmentsas an integral part of the design.

5. Standard pipe filled with con-crete is not acceptable in pedestri-an locations.

6. Utilize removable bollardswhere service vehicles need peri-odic access.

I. Planting Pots and Planters

Planting pots provide an addeddimension and color to street-scape planting. They also directpedestrian traffic, create focalpoints and provide pedestrian rest-ing areas. Large pots are preferredinstead of fixed planter boxesbecause of potential conflicts withvehicles and maintenance.

G u i d e l i n e s

1. Planting pots should be plantedwith annual flowers or withground covers. Pots should occupya surface area of at least foursquare feet and should not blockother elements such as streets,signs, meters, or street lights,

2. If planter boxes are used, treesor any woody shrubs should notbe planted in them. Their survivalrate is generally very low becausethe roots often freeze in the win-ter. Only annual flowers or ground-covers should be planted in boxes.

Planters that are to be used forseating should be between 12 and20 inches in height with a rim of atleast 8 inches in width, wider ifseating is intended on the edge.Plant materials should not interferewith the seating. Provisions mustbe made for ensuring adequatewatering and drainage. Staining ofpaving from planter drains shouldbe considered in planter location.

39

The Trash Receptacle typically found inLower Downtown.

A Bollard design that fits in well with thecharacter of the district.

Planting Pots add color to the street andcan be located to direct pedestrian traffic.

J. Newspaper Racks

Appropriately designed newspaperracks should serve the public with-out compromising pedestrian circula-tion and the appearance of the street.

G u i d e l i n e s

1. Cluster newspaper racks togeth-er wherever possible. Screeningshould also be considered to mini-mize views of the racks from thestreet. Arrange racks with otherelements to create an organizedstreetscape.

2. Racks should be painted a neu-tral background color so that theydo not stand out.

3. Racks should be placed at least2 1/2 feet from the curb face mak-ing sure that there is adequatewidth on the sidewalk betweenracks and adjacent buildings. Ifpossible, place racks against thebuilding wall and leave the rest ofthe sidewalk clear for pedestrians.

4. Racks should be placed as closeas possible to pedestrian activitynodes. They shall not be locatedwhere they will obstruct the viewof drivers at intersections or blockviews of business displays orsigns.

K. Bicycle Racks

Bicycle racks should be providedwithin commercial streetscapes toencourage bicycle use.

G u i d e l i n e s

1. Avoid placing bicycle racks inareas where they may endangerthe safety of pedestrians orcyclists.

2. Select racks that are permanent-ly mounted structures, designed ina simple style, and easy to use.The rack must allow both theframe and at least one wheel to belocked. Racks that allow for thelocking of only one wheel are notacceptable.

3. Place bicycle racks where theyare near entrances or gatheringplaces. Avoid placement that cre-ates a tripping hazard. If possible,place the racks where the parkedbicycles will be visible from insidethe adjacent building. Ideally, bicy-cle parking should be more conve-nient than automobile parking

L. Kiosks

Kiosks are intended to serve asinformational points, to directpedestrian traffic and to organizeoutdoor spaces. They should beused sparingly and only whenneeded to impart community infor-mation.

G u i d e l i n e s

Kiosks should be carefully posi-tioned in conjunction with otherelements of street furniture such asbenches, lighting, and landscaping.They should be focal points inopen areas, and may be combinedwith other elements like businessdirectories, telephones, mailboxesand newspaper racks. The designshould be compatible with andcomplementary to the surroundingarchitecture and other furnishings.

1. Kiosks should facilitate the post-ing of notices and their removaland cleaning.

2. Kiosks should be easily accessi-ble from all sides and adequatelyilluminated.

3. Kiosk designs require review bythe Denver Planning and Commu-nity Development Office.

4. Kiosks should be designed sothey are easy to maintain.


40

These racks are painted a neutral colorand “ganged” together for an orderly

appearance.

Bicycle racks like this one are attractiveand easy to use while allowing both the

frame and at least one wheel to be locked.

Informational Kiosks should complementthe surrounding architecture and other

furnishings.


M. Fountains

A fountain provides moving waterthat masks noise, cools andhumidifies the air, increasing com-fort and beauty in a space. Foun-tains can also be used to definespace or provide an interestingfocal point.

G u i d e l i n e s

1. The rim around the fountain orpool should be between 12 and 20inches in height and 16 inches inwidth if used for seating.

2. Fountain design should respondto wind direction, building loca-tion, pedestrian circulation, poten-tial ice build-up in winter and theappearance of the fountain and itsbasin when not operating.

3. Fountains should include arecirculating pump for conserva-tion purposes.

4. Maintenance is crucial to thesuccess of all fountains. The ownershould be committed to mainte-nance prior to beginning design.

N. Mailboxes

Mailboxes are placed by the U.S.Postal Service. Their locationshould be coordinated with thePostal Service during design tominimize clutter.

O. Parking Meters

The location of parking stalls andmeters should be coordinated tominimize clutter. Meters should bealigned with other furnishingswhere possible. Alternate paintcolor and base covers for meterpoles can improve the appearanceof standard meters. They should belocated 18 inches behind the curb,22 feet on center, one per stall.Contact the Parking ManagementDivision for more information.

P. Utility Boxes, Meters and Manholes

Coordinate the location of all pro-posed utility boxes and meters,including irrigation controls, withthe proposed locations of site fur-nishings, trees, signs and lighting.Boxes and meters should be locat-ed 2 1/2 feet from the curb faceand should not interfere withpedestrian movement

There are several kinds of utilitycabinets that may need to beaccommodated, including cabinetsfor electric meters, water meters,water/irrigation controllers, back-flow preventers, traffic signalswitching equipment, and PublicService Company switching gearand transformers.

G u i d e l i n e s

1. Utilities should not be locatedunder walkways or where they mightinterfere with or preclude street trees.

2. Traffic signal switching gearcabinets are of a standard design.They must be located near the sig-nals they control, with care not toblock pedestrian access at thestreet corner.

3. Electric meters, water metersand irrigation controllers can behandled individually or consolidat-ed into one cabinet. Public ServiceCompany transformer vaults and

switch cabinets are larger andshould be located as inconspicu-ously as possible.

4. Any cabinet must be accessible,with room to swing the doorsopen and space to get the neces-sary equipment in position for ser-vice. Check with the appropriateutility for specific access require-ments.

5. Before finalizing the design ofany streetscape improvements,existing overhead and under-ground utilities should be locatedand sized with the assistance ofthe various city departments. Con-tact the following for more infor-mation: Public Service Company,U.S. West, cable television compa-nies, Water Department, andDepartment of Public Works SolidWaste and Wastewater Manage-ment Divisions.

Q. Bus Stops

Standard bus shelters are placedby the Regional TransportationDistrict (RTD) at stops where thereis a clear need. If a different typeof shelter is desired it must beapproved by RTD. Any additionalcosts and maintenance become theresponsibility of the adjacent prop-erty owner, maintenance district orbusiness improvement district.

Benches are not placed by RTDexcept as part of a shelter. Advertis-ing benches are placed by privatecompanies under a revocable per-mit. If a different type of bench isdesired or if a bench is desiredwhere RTD does not find a need,then the adjacent owner mustaccept costs and maintenance andapply for a revocable permit. Nei-ther the city nor RTD normallymakes funds available to purchaseor install benches. Call the Planningand Community DevelopmentOffice or RTD for more information.

41

This fountain is a focal point for theseating area, the splashing sounds mask

nearby street noises.

R. Public Art

Public art should capture and rein-force the unique character of aplace. It can interpret the commu-nity by revealing its culture, historyor fantasy. Art that invites partici-pation and interaction, and thatadds local meaning is preferred.

The Mayor’s Office on Art, Culture and Film is responsible for adminis-tering the city’s Art in Public Placesprogram with the intent that 1% ofthe construction budgets of projectswith budgets over $1 million be uti-lized for the inclusion of art intothose projects. The Commissionholds selection processes for artistsand artworks for each project.

G u i d e l i n e s

Art should add beauty and interest. Itmay feature humor, water, seating,and opportunities for children toplay. The setting for public art is sig-nificant to the experience of the artitself. The place’s impact on the artmay be as great as the art’s impact onthe place. The two together enrichthe place and make it memorable.

1. When considering placement offreestanding pieces of art or sculp-ture, avoid locations where itwould compete with a storefrontor obstruct a pedestrian path, cre-ate a traffic hazard, or competewith another sculpture.

2. Murals or bas-relief may be usedto enliven otherwise blank walls.

3. Construct public art usingdurable materials and finishes suchas stone or metal.

VI. STREETSCAPE LAYOUT

There are many factors to con-sider in laying out astreetscape. Existing elements

such as curb cuts, trees, storefrontsand signage significantly influencethe final layout. The examplesshown are selected prototypical lay-outs that indicate common appropri-ate solutions to streetscape layout.Other layouts may fit a particularlocation more closely than these,however these should be used as abeginning point in design. Forexample, where uniform streetlight-ing is critical, such as on a commer-cial or arterial street, the uniformspacing of lights may be the deter-mining factor for where all the ele-ments are placed. The best layoutshould be a balance of existing con-straints and the uniform placementof new elements. The examplesillustrate the layouts for a typicaleast-west street with lots 125 feetdeep interrupted by a 16 foot widealley, and a north south street with a500 foot frontage.


42

The Union Spire by artist Kevin Oehler at Wazee and Cherry Creek reflects a century ofrailroad heritage.


43

115'

115'

38'±

72'± 111'±

20'± 20'±

20'±

88'36'80'

22'16'

22'

75'15'

38'±

149'± 112'

125'125'

38'±42'±

5.5' 5'20'

20'36'± 36'±

2.5'±

2.5'

30'30'

30'

30'

30'

37'*37'*

30'

30'

30'

30'

30'

30'

30'

30'

30'

30'

30'

STREET LIGHT SPACING

PROTOTYPICAL STREETSCAPE LAYOUT - LONG SIDE of BLOCKS (500')

TREE LAWN / AMENITY ZONE

TREE

STREET LIGHT

◆ PEDESTRIAN LIGHT

TREE LAWN / AMENITY ZONE

TREE

STREET LIGHT

◆ PEDESTRIAN LIGHT

LEGEND

LEGEND

PEDESTRIAN LIGHTSPACING

IF INTERSECTION IS SIGNALIZED,THEN THIS STREET LIGHT ISMOVED TO THE SIGNAL POLE AT THE INTERSECTION

CURB TRANSITION POINT

OPTIONAL STREET LIGHT LOCATIONPEDESTRIAN LIGHTS MOVE NEAR CORNER

PEDESTRIAN LIGHT SPACING

STREET LIGHT SPACING

SIGHT TRIANGLE

MAIN STREET

CRO

SS

STRE

ET

CRO

SS

STRE

ET

ALL

EY

TYPICAL SPACING OF STREET LIGHTS

TYPE OF STREET: COMMERCIAL OR RESIDENTIAL(RESIDENTIAL TYPICALLY WITHOUT PEDESTRIAN LIGHTS)

TYPE OF STREET: COMMERCIAL OR MIXED USE(RESIDENTIAL TYPICALLY WITHOUT PEDESTRIAN LIGHTS)

SPACING:TREES AT 38'STREET LIGHTS AT 115' (COMMERCIAL STREET) OR 153' (RESIDENTIAL)PEDESTRIAN LIGHTS AT 115'

* ADJUST TREE SPACING AS REQUIRED AT STREET LIGHTS

SPACING:TREES AT 38'STREET LIGHTS - SEE DIAGRAM

3 FULL SIZED STREET TREES ARE IDEAL PER HALF FACE BLOCK4 TREES MAY WORK IF TREES ARE COLUMNAR SHAPED,IN TREE GRATES AND NEVER REACH MATURE SIZE

TREESPACINGTYPICAL

PROTOTYPICAL STREETSCAPE LAYOUT - SHORT SIDE of BLOCKS (266')

(VARIES)

VII. RESIDENTIALBUILDINGS

Residential buildings providethe edge of the perceivedpublic space and are there-

fore important to the character of

a neighborhood. Buildings whichfollow a consistent setback andwhich provide a consistent massand height along the edge of thestreet provide the most pleasing,unifying and traditional scale to aneighborhood. When combined

with well maintained front yards,tree lawns and street trees, individ-ual homes and buildings form thebackdrop of the street and con-tribute greatly to the neighborhoodcharacter which is so highly valuedin Denver.


44

Consistent setback and building massing define the edge of the public space. Street trees had recently been planted when this photo wastaken at 1400 Logan Street, ca. 1900. Courtesy Colorado Historical Society, W.H. Jackson (detail)


VIII. COMMERCIALBUILDINGS

The building facade is an inte-gral part of the streetscape.In commercial districts they

should be well-designed, legiblestorefront designs that are comple-mentary to the entire area.

A. Character

Use architectural features whereverpossible to tie commercial buildingsinto a cohesive district. When possi-ble relate entries, window lines andsign bands to adjacent buildings.

Use materials that complement thearea’s character in terms of color,scale, and texture. Use patterns

that provide scale and interest andrelate to existing patterns in theneighborhood.

At the edges of neighborhoodcommercial districts, relate to theadjoining residential neighborhoodwith scale, detail and materials.

Avoid the use of reflective wallmaterials and glass that will gener-ate glare and heat, especially at thesidewalk level and near resi-dences. Transparent facadesencourage shopping and increasethe pedestrian’s sense of securityon the street.

B. Scale

Building scale contributes to ourperception of a place’s character.Create buildings that are pedestri-an in scale, that impart comfortand contain visual clues as to thesize of the building from close anddistant viewpoints.

Design buildings to be small-scale,and pedestrian-oriented at thestreet level. Use structural bays,expressed columns, window mul-lions, etc. to give the ground floorlevel “human” scale. Design largebuildings so that they appear smallin scale when seen from the side-walk. Avoid massive, monolithicfacades.

45

Commercial Building facade on Larimer Street, 1882. Courtesy Colorado Historical Society.

First floor shop windows, awnings,decorative lighting and tree canopies

create a sense of pedestrian scale alongSouth Broadway.

C. Continuity, Interest, and Comfort

If streets are to have activity, build-ings must be oriented to the street.Facades should provide a continuityof retail frontage along the sidewalk.When planning new buildings devel-op the ground level with as muchstreet-oriented retail or services aspossible.

Develop the ground level of build-ings to provide visual interest topedestrians. Outdoor dining areas,retail display windows or activitiesthat are visible from the streetaccomplish this. Create lively andinteresting facades for the enjoy-ment of pedestrians.

Retail shops at street level shouldhave direct access to and from thesidewalk. Avoid designs thatrequire entry from internal malls orlobbies, except for shops at theupper level.

Avoid split-level entrance schemes,as they reduce pedestrian activityon the street and create barriersbetween shoppers and displaywindows.

Building facades should closelyalign and create a continuousfacade, punctuated by storeentrances and windows. This pro-duces a comfortable sense ofenclosure for the pedestrian and acontinuous storefront that attractsand encourages thepedestrian to continuealong the street.

At least one of thehandicap accessibleroutes required by thebuilding code shouldbe the same as theprincipal publicentrance. If parking islocated at the rear orwithin the building,there should be twoaccessible routes, onefrom parking andanother in front. Allaccessible routesshould extend fromwithin the building tothe handicapped park-ing spaces or the pub-lic sidewalk withoutinterruption.

Corner buildings are

highly visible and require specialcare in their design to anchor adistrict, serve as landmarks and toprovide a sense of enclosure forthe intersection.

Use awnings or canopies to reduceglare on storefront glass and toshelter the pedestrian standingnear the storefront. Cantileverawnings and canopies from thebuilding face so as to keep thesidewalk as clear and unobstructedas possible. Care should be takento preserve views down the street.

If the building face cannot havewindows, the blank wall should betreated with decorative architectur-al finishes, screens, display cases,sculpture, murals, or plant materi-als to create an interesting walkingenvironment.

Treat all publicly visible facades ofa building equally in terms ofmaterials, colors, and designdetails. The building should have a‘finished’ appearance on all visiblesides.


46

Outdoor dining areas create visual interest within the pedestrian walkway.

Awnings can be used to reduce glare on large store frontwindows. Generous window openings, awnings, and

architectural details create visual interest at the pedestrianlevel.


IX. SIGNS

Signs include pri-vate business andpublic regulatory

signs. All signs installedon buildings or includ-ed in the public right-of-way must conformto the city Sign Code.A sign permit must beobtained from theBuilding InspectionDepartment prior toinstallation. Theseguidelines supplementthe Sign Code regard-ing the design andplacement of signs.

A. Business Signs

Signs are important to the successof most businesses. They identifythe business to the driver andpedestrian and, if well designed,can harmonize with the street andenhance the image of the district.

G u i d e l i n e s

Colors, materials, sizes, shapes andlighting of signs should be com-patible with the architecture of thebuilding, the business it identifiesand the character of the surround-ing area.

1. Lettering should be simple, legi-ble and well proportioned for clearcommunication.

2. Sign shapes should be simpleand straightforward to communi-cate well. Signs as symbols areencouraged because they are easi-ly read and add to the vitality of astorefront.

3. The light levels of a sign shouldnot overpower other signs on the

street or the facades ofnearby buildings.

4. A revocable permitmust be obtained bythe business owner forall signs incorporatedinto canopies, awningsor signs that projectover the public right-of-way.

5. Sign materials shouldbe durable and easy to maintain.

S i g n P l a c e m e n t

1. Signs on commercial buildingsshould fit within existing featuresof the building’s facade.

2. Sign location should not detractfrom or hide significant architectur-al details of the building.

3. The number of signs should belimited to avoid clutter. Too many

signs detract from thedistrict’s appearance andeven reduce business.

4. Wall and windowsigns should be placedonly near or within thefirst story window areaof a building.

5. If signs identifying abusiness district or his-toric district are includ-ed, they should belocated near intersec-tion entry points.

6. Consider designingnew buildings with

built-in sign bands to integrate signswith the architecture.

B. Regulatory Signs

Generally, standard regulatory andparking signs are installed by thecity. These can be coordinatedwith new streetscape design by

contacting the Transportation Divisionof Public Works. Proposed signs adja-cent to parks and parkways should bereviewed by the Department of Parksand Recreation.

Regulatory signs are often addedafter a streetscape is completed.The signs should not be placedwithout coordination with theproperty owners and projectdesigners.

47

Curtis Street was known as Denver’s “Theater Row” in the early 1900’s.Vertical signs lit the area and created a festive atmosphere.

Courtesy Denver Public Library, Western History Department, H.M. Roads.

Streetscape improvements along 2600 West 32nd Avenueincluded coordination of signage among all the businesses.

The window sign placed above the frontentry fits within the existing historic

character of the building.

X. PARKING

Parking in the right-of-way iscommon in Denver residen-tial neighborhoods. It should

occur in the street, along the faceof a consistent curb line. Treelawns should not be removed forparking in any residential neigh-borhood. The consistent, repetitiveplacement of street trees, and thecontinuous line of curb, tree lawnand detached sidewalk are moreimportant than the provision of afew additional parking spaces.

Integrating parking into the com-mercial areas is an importantaspect of streetscape design. TheDenver Zoning Code addresses thespecific requirements for parkingfor each zone district and use.

A. Parking Structures

Parking structures should bedesigned so that they are compati-ble with buildings in the area.

G u i d e l i n e s

1. The design of parking structuresshould be architecturally integratedwith the design and structure of thebuildings they serve. Treat the facadeof the parking structure to match thefacade of adjacent buildings.

2. Make the horizontal and verticalelements of the parking structurefacade similar to those of adjacentstructures. Also make the spacingand proportions of openings in thefacade similar to those of windowson adjacent buildings.

3. Use materials and textures on thefacade of a parking structure similarto those on adjacent buildings.

4. Provide clear signage to directthe driver to the parking structure.

5. If possible, locate retail or ser-vice uses along street frontage,with parking provided below-grade or as surface parking behindbuilding.

B. Parking Lots

Parking lot location and designshould minimize disruption of thecontinuity of retail frontage alongthe sidewalk. Walls, fences andlandscaping should be used todefine pedestrian space as sepa-rate from parking space.

G u i d e l i n e s

1. Where parking is located on asite with a building, locate the park-ing at the rear if possible. This willminimize gaps in the continuity ofbuilding faces along the sidewalk.

2. Parking lots should not beplaced at the sidewalk edgebecause it breaks the continuity ofretail on the street, particularly if aparking lot is placed on a cornerlot. Corner lots are better utilized ifbuildings are located on them, withparking behind or to one side.

3. If access to parking interruptsthe continuity of ground floor retailbetween multi-story buildings on ablock face, continue the upperfloors over the access drive to cre-ate continuity of facades.

4. The number of curb cuts shouldbe minimized to reduce conflictsbetween pedestrians and automo-biles and to increase the opportu-nities for landscaping the plantingstrip between the sidewalk andcurb. Where possible, adjacentowners should share curb cuts.


48

Diagonal parking and loading createcongestion on Market Street, ca. 1948.

Courtesy Denver Public Library, WesternHistory Department.

On-street parking can be accomodatedwithin most commercial districts withoutinterrupting the continuous line of the

curb, street trees, and walkway. Inaddition, the parking lane provides

another layer of separation between thepedestrian and moving traffic.

Locate retail at the street level of parkingstructures for visual interest along the

pedestrian walkway.

Walls and landscaping can be used todefine the separation between pedestrian

and parking space and improve theappearance of parking lots from the street.


C. LANDSCAPING

Landscaping improves theappearance of parking lots.In addition to differentiating

pedestrian space and auto space, itcomplements the surroundingproperties and improves environ-mental conditions. All applicationsfor landscape plans are reviewedby the Department of ZoningAdministration. See “Rules andRegulations for the Landscaping ofParking Areas” (Section 6) for thelandscape review procedure.

Berms used as a means to screenparking lots are seldom effectivedue to limitations of space. Slopedberms create numerous othermaintenance and resource prob-lems, especially when coveredwith turf. Screening can be moreeffectively accomplished through awise choice of plant material,fences, railings and low walls.

P l a n t M a t e r i a l s

1. All plants should be suited tothe Denver climate and suitable forconditions of the parking area.

2. Street trees should be includedin the tree lawn in front of all newparking lots. Trees should be even-ly spaced to provide a unifiedappearance. Refer to street trees inthis manual.

3. Planting areas must be coveredby turf, groundcovers or lowgrowing shrubs that are at least 6inches tall or higher where screen-ing cars is desired.

4. No artificial trees, shrubs, turf orplants may be used as landscapefor any parking area.

5. Groundcovers in planting areasmay include brick pavers or inter-locking pavers. Materials should beconsistent with adopted neighbor-hood plans and streetscape design.

6. Plain concrete, patterned(stamped) concrete and asphaltpaving are not acceptable ground-covers in required landscape areas.

S c r e e n i n g

1. If a parking lot or parking struc-ture is next to a sidewalk or isclearly visible from the publicright-of-way, a five (5) foot widelandscape buffer or a fence and atwo (2) foot wide buffer combina-tion is recommended.

2. The design of visual screensand landscaping along the parkinglot edge should be dense enoughto screen adjacent residences andpublic rights-of-way from headlightglare and the movement of trafficgenerated by vehicles using theparking area.

3. Fences, planter boxes and lowwalls can help screen the views ofcars as well as soften the appear-ance of the street.

4. Planter boxes and walls must bemade of brick, masonry, texturedor aggregate concrete. Chain linkor wire mesh may be used only incombination with plant material ofsufficient density to create ascreen. The fence should be eitherblack or green to blend with theplant materials.

5. Solid fences, hedges or wallsalong lot lines abutting the publicright-of-way may not exceed threefeet in height to allow visibilityinto the lot for security.

L i g h t i n g

1. Parking areas must have prop-erly designed lighting. A qualifiedlighting designer or the propertyowner must certify that the pro-posed lighting will produce theminimum footcandle levelsrequired by the Zoning Adminis-tration. See Rules and Regulationsfor the Landscaping of Parking

Areas (Section 5) for requirements.

2. Light fixtures should be of thecut-off (down cast) type, equippedwith house side guards andmounted in heights and locationsto minimize off-site glare. Fixturesmust be approved by the ZoningAdministration.

3. The owner is responsible tomaintain light fixtures and lightlevels to illuminate the parkingareas from dusk until midnight orone (1) hour after the end of busi-ness hours, whichever is the laterof the two.

W a l k w a y s

1. Private or public walkwaysshould have a minimum width of 5feet, exclusive of vehicle overhangwhich is typically 2 feet, 6 inches.

I r r i g a t i o n

1. Landscaped areas must have aproperly designed irrigation systemproviding full coverage on all plantmaterial areas. Impulse sprinklers,pop-up and surface spray sprin-klers or other means appropriatefor the areas to be irrigated maybe installed as determined by theZoning Administration.

2. According to the Guidelines forXeriscape Implementation, meth-ods for harvesting runoff water foruse on site are encouraged toreduce the need for potable waterfor irrigation and to reduce bur-dens upon storm drainage systems.

M a i n t e n a n c e

The property owners, their succes-sors, heirs, and assigns are respon-sible for the proper maintenanceof the landscaped area and park-ing lot subject to a landscape planapproved by the Zoning Adminis-tration.

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XI. MAINTENANCEAND IRRIGATION

The property owner, mainte-nance district or businessimprovement district is

responsible for the proper mainte-nance of landscape areas in thepublic right-of-way fronting theirproperty. Maintenance includesmowing, weeding, cleaning, snowshovelling, raking, re-seeding andotherwise repairing all the land-scape and paving materials in theright-of-way including sidewalksand street trees. The only excep-tion to this occurs in the case ofdesignated parkways, where theParks and Recreation Departmentperforms landscape maintenanceof the medians. Median mainte-nance by the Parks and RecreationDepartment is not a given whennew medians are established. Eachcase must be handled individually,either by ordinance or by negotiat-ed agreement to establish howfunding for maintenance will beprovided. Contact the Departmentof Parks and Recreation for moreinformation.

Residential property owners whoparticipate in a tree planting pro-gram are required to sign aDepartment of Parks and Recre-ation Maintenance Agreement forany street trees planted in the pub-lic right-of-way. Property ownersare responsible for the watering ofthe trees and tree lawn in front oftheir property and the areas

between their property and thestreet. This area may be wateredmanually, however the inclusion of a properly designed and maintainedautomatic irrigation system canreduce maintenance, reduce waterconsumption and insure the healthof lawns, trees and plantings. Auto-matic irrigation systems are thereforehighly recommended for all plant-ings in the public right-of-way.

Dry wells are recommended forareas in which property ownersare willing to be responsible forhand watering in residential andsmall commercial areas only. Thiswater-conserving irrigation tech-nique involves watering the treemanually with a hose the firstthree or four years until the tree isestablished enough to survive onits own. Winter waterings are highlyrecommended for young trees dur-ing dry winters. Refer to Appendix A.

Landscaping must be maintainedcontinuously. This includes neces-sary watering, weeding, pruning,pest control and replacement ofdead or diseased plants. Replace-ment plants should be the sametype as used in the approved plan.Replacement time should not exceed one (1) year.

Listed below is a general overviewof maintenance and irrigationissues. Please refer to the follow-ing documents for more specificinformation (see Bibliography):

1. Denver Landscape Design andMaintenance Guidelines for WaterConservation.

2. Appendices B, C and D.

3. Irrigation Manual and StandardSpecifications (for projects main-tained by the Department of Parksand Recreation).

The following guidelines should beconsidered for the general upkeepand maintenance of public right-of-way improvements:

A. Trees, Shrubs and Sod

Proper maintenance can prolongthe life and beauty of landscaping.Basic care should include:

1. Monitor irrigation to avoid over-watering or under-watering.

2. Maintain tree spaces and landscapedareas including watering, cleaning,weeding, mulching, mowing, fertilizingand aerating when necessary.


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Tree trimming on the 3900 block of Jason Street, 1922. Courtesy Colorado Historical Society

Proper maintenance can create a friendlyand pleasing neighborhood character.


3. Remove grates, paving materialsor any other material installed in thetree space when maintenance ontree or tree roots is necessary, andproperly reinstall when finished.

4. Replace grates or paving materi-als when damaged or destroyed.

B. Irrigation System

Commercial streetscapes should beirrigated with a properly designedirrigation system to cover all plantmaterial in the public right-of-way.If only a few trees exist on theproperty, dry wells (hand water-ing) may be utilized but only withthe approval of the City Foresterand with a written maintenanceagreement between the owner andthe city.

I r r i g a t i o n D e s i g n

Irrigation systems should bedesigned to permit turfgrass to beirrigated separately from all otherplanting areas. Turf irrigationzones should be further separatedby slope, aspect and turf typewater needs. Automatic irrigationcontrollers should have repeatcycle capability to permit moisture

to penetrate into the soil ratherthan run-off.

1. Irrigation schedules should beset when pedestrians are not likelyto be present.

2. Rainfall or soil moisture sensors,check valves, pressure reducersand flow sensor valves are alldesirable to reduce water waste.

3. Sprinkler heads in the samezone should have the same precip-itation rates. Pop-up heads in turfshould have at least a 4 inch riserheight.

4. Controllers should have thecapability to irrigate shrubs, flow-ers and trees separately from turf,and have time capability to permiteffective use of low volume sys-tems over longer cycles.

5. Perennial and ground coverareas may be irrigated with fixedriser or shrub pop-ups.

6. Pop-up risers should be fittedwith low pressure and low volumespray heads. Shrubs and trees maybe irrigated by drip or low volumespray heads.

7. Normal spray patterns shouldbe confined to mass vegetatedareas or root zones of plants.

8. Spraying of walks, decks,patios, driveways, buildings andfences should be avoided. If spray-ing of walks and bikeways cannotbe avoided, the controller shouldbe timed to spray at night toreduce conflicts with users.

Irrigation Maintenance

Irrigation is critical to the survivaland growth of plant materials. It isimportant, therefore, that irrigationsystems are cared for properly. Nec-essary start-ups, shut downs, period-ic checks, adjustments and replace-ments of parts must be performed.

1. Check system completely atspring start-up. Repair and adjustheads.

2. Monitor and adjust systemmonthly throughout the season.

3. Properly shut down and winter-ize the system at the end of theseason.

C. Lighting

It is critical that lighting is main-tained and that continuous electri-cal service is provided. The follow-ing procedures should be imple-mented:

1. Maintain lighting controldevices including timers, photo-cells, etc.

2. Replace damaged or missinglight poles or parts within 30 daysof damage.

3. Replace burned out bulbs orlamps within 10 days of burn out.

4. Perform general maintenancework including regular cleaningand painting when required.

D. Furnishings

Street furnishings must be main-tained to remain attractive andfunctional amenities. Painting,cleaning and repairing will helpensure a more desirable andenduring environment.

E. Sidewalks

Cracked, broken or missing side-walk paving is hazardous to publicsafety. Recommendations for side-walk upkeep are as follows:

1. Maintain concrete joints andreplace sealant when necessary.

2. Remove snow when necessary.

3. Remove trash on a regular basis.

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Frequent mowing is an important aspect ofturf maintenance.

XII. APPROVALPROCESS

A. Streetscape Implementation Process

The following is a step-by-stepguide to completing streetscapeprojects, depending upon thesource of funding (public or pri-vate):

P r o j e c t s C o n s t r u c t e d u s i n g P u b l i c F u n d s

1. The Planning and CommunityDevelopment Office informsneighborhood associations throughpublications regarding the avail-ability of funding for streetscapeimprovements.

2. Property owners or neighbor-hood associations requesting astreetscape project submit anapplication to the Planning andCommunity Development Office. Itis reviewed by staff.

3. For Community DevelopmentAgency projects the property own-ers or the neighborhood associa-tion present their project to theMayor’s Advisory Council, which,recommends projects to receivefunding.

4. The city advertises a Request forProposal for architects orlandscape architects to design theselected projects. Funded projectsare awarded to designers chosenthrough a selection process.

5. The designer, under the direc-tion of The Planning and Commu-nity Development Office andDepartment of Public Works,works with the property owners orneighborhood association to pre-pare the project design.

6. All property owners are respon-sible for maintaining right-of-wayimprovements adjacent to the

property. If appropriate, a mainte-nance district may be established.Prior to construction, commercialproperty owners are required topetition the Manager of PublicWorks to establish a maintenancedistrict. (See Maintenance Districtsection and Appendix F).

7. A revocable permit applicationis made to the Manager of PublicWorks. Prior to construction, arevocable permit is required if aproject includes physical intrusionsoccupying the public right-of-way.

8. The city requests bids from con-tractors through an advertisementin local publications. A bid open-ing is conducted and a contract isnegotiated.

9. The city issues a “Notice to Pro-ceed” to the contractor.

10. A city-appointed project coor-dinator monitors the constructionactivities through completion ofthe streetscape project.

11. Following construction, citystaff monitors warranty items andfollow-ups with the contractor tosee that all items are completedand accepted. A reproducible as-built drawing should be turnedover to the city and or ownerbefore acceptance. All materialsare required to have a two yearwarranty except plants, whichmust have a one year warranty.

P r o j e c t s C o n s t r u c t e d U s i n g P r i v a t e F u n d s

Steps for the implementation ofprivately funded projects are simi-lar to publicly funded projectsexcept that owners are responsiblefor the funding, employment andmonitoring of architectural andconstruction services. Appropriatecity permits and regulations applyto all projects. Maintenance muststill be addressed either by individ-ual property owners, a Mainte-

nance District, or a BusinessImprovement District.

B. Revocable Permits

A revocable permit is an importantpart of streetscape projectsbecause it serves as a license forthe property owner to occupy thepublic right-of-way.

Prior to construction of streetscapeprojects in which a structure orother related items will encroachonto the city right-of-way or inwhich permanent occupancy ofthe right-of-way will exist, proper-ty owners are required to obtain arevocable permit.

This permit serves to protect thepublic, the city and property own-ers from any bodily injury or prop-erty damage that might result fromstreetscape improvements.

The city reserves the right torevoke a permit at any time forreasons regarding public safety,the owners failure to renew a permit, or other reasons. (Refer toRight-of-way Engineer, Departmentof Public Works.)

There are two types of revocablepermit available. The proceduresand regulation regarding both areas follows:

Revocable Permit by Ordinance (Ordinance Revocable , Type A)

Revocable permits by ordinanceare required where buildingsencroach into or overhang thepublic right-of-way; such as pedes-trian crossovers, tunnels under thestreet, underground parking struc-tures; and any improvementswhich affect the movement ofautomobile, pedestrian, and bicy-cle traffic between the curb linesof a street, such as traffic diverters.


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Revocable permits by ordinancemust be obtained before construc-tion can begin. This applicationand approval process for securinga permit by ordinance include:

Submit a letter requesting the revo-cable permit, addressed to theManager of Public Works. Refer toAppendix D for a sample letter.This letter requires the followinginformation:

a. The intention of the permit.

b. A set of architectural plans isprepared by a registered profes-sional architect indicating locationof the improvements. Upon reviewof the application by various citydepartments including Engineeringand Transportation a recommen-dation may be made to City Coun-cil for approval. A $300.00 fee isrequired when recommendation ismade to City Council.

Because of the length of timeinvolved in obtaining a revocablepermit by ordinance, a temporarypermit is available. This temporarypermit allows work to begin untilthe ordinance permit is received. Atemporary permit is available onlywhen an ordinance permit is readyto go to council; it is not possibleto apply for a temporary and arevocable ordinance permit at thesame time. Application can not bemade until initial review is madeby the Engineering and Trans-portation Departments. The costfor a temporary permit is $50.00 inaddition to the $750.00 processingfee and the $300.00 ordinance fee.

Exception: for city-funded pro-jects, the processing and ordinancefees ($1,050.00) are paid by thecity using project funds.

All revocable permits by ordinancemust be renewed annually at whichtime a fee of $50.00 is required inaddition to current proof of insur-ance. This renewal fee must be

paid by property owners.

Note: revocable permits by ordi-nance transfer from one owner toanother when property is sold.

For additional information contactthe Right-of-Way Engineer, Engi-neering Division .

Revocable Permits by Letter(Letter Revocable, Type B)

Revocable letter permits arerequired for temporary or lessextensive physical objects, otherthan trees and turf, occupying thepublic right-of-way. This type ofrevocable permit generally appliesto commercial streetscape projectswhich include items such asplanters, benches, bollards, trashreceptacles, pedestrian lighting,signs, tables, seating, awnings,fountains, fences, walls, irrigationsystems, meter pedestals, etc.

Revocable letter permits must beobtained before construction canbegin. To obtain a revocable per-mit by letter:

Write a letter requesting the revo-cable permit, addressed to theManager of Public Works. This let-ter requires the following informa-tion:

1. The intention of the permit.

2. A set of architectural plansshowing location of improvementsand prepared by a registered archi-tect or engineer.

Upon approval, a first year non-refundable processing fee of$75.00 is required. Evidence of lia-bility insurance with the minimumlimits of coverage of $50,000/$100,000 for bodily injury and$5,000 for property damage cover-ing the location of public propertyfor which the streetscape improve-ments and revocable permit arerequested. The city must be named

as additional insured on the policywith a thirty (30) day notice ofcancellation.

Exception: for city funded pro-jects, the processing fee of $75.00is paid by the city using projectfunds.

A letter permit is issued for oneyear, after which, property ownersmust submit a renewal request,current proof of liability insuranceand an inspection fee of $25.00annually. This fee must be paid byproperty owners.

C. Maintenance Districts

The formation of a maintenancedistrict is required generally whenstreetscape projects are at leastone block in length (or two endblocks) and include improvementssuch as pedestrian lights, benches,trash receptacles, planters, irriga-tion lines and other elements.

Projects involving only the addi-tion of grass trees and paving donot require the establishment of amaintenance district. For suchimprovement projects, however,the city requires a signed letter ofagreement expressing the commit-ment of property owners to main-tain improvements in the right-of-way along their property. Allagreements regarding maintenancemust be made prior to the prepa-ration of final design and construc-tion documents.

Commercial property owners aregenerally required to participate ina maintenance district. Propertywhich cannot be assessed, i.e.,non-profits, foundations, state andfederal property, cannot berequired to participate in mainte-nance districts and the city does notpay maintenance costs for thesecategories of owners. The otherproperty owners in the district mustpick up the cost of maintaining theproperty which cannot be assessed.

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If a streetscape project involvescommercial properties in less thana one block (or two end blocks)area or otherwise does not meetthe criteria listed above, the estab-lishment of such a district may notbe required. The formation of amaintenance district will be con-sidered on a case-by-case basis.The district or individual propertyowners involved in the project willbe required to obtain a revocablepermit to insure proper mainte-nance of the right-of-way improve-ments other than paving, grass andtrees along their frontage.

Process for Establishing aMaintenance District

A maintenance district requires aBoard of five members; at leastthree members must be owners ofreal property within the district orrepresentatives of owners of suchproperty or officers of corporationsowning such property. One mem-ber of the Board must be the Man-ager of Public Works. The Boardof property owners and the Man-ager of Public Works will thendetermine the maintenance budgetbased upon the estimated totalannual costs of upkeep. Propertyowners will be assessed on anannual basis according to the lin-eal footage of frontage facing theproject for their proportion of thetotal maintenance budget.

The city will not construct anyextensive public improvementswithout the assurance that theproperty owners will participate ina maintenance district. Upon com-pletion of a cost/benefit analysis aseries of events must occur priorto the actual establishment of amaintenance district. The projectcoordinator together with the par-ticipating merchants will beresponsible for completing the fol-lowing procedure:

1. Petitioning:

A petition, accompanied by acost/benefit analysis or linealfootage proportion, identifying theproperties to be affected, will becirculated to property owners.When the property owners repre-senting more than 50 percent ormore of the assessed valuation ofreal property, exclusive ofimprovements have signed andfiled the petition, the Manager ofPublic Works will advertise thenotice of a proposed local mainte-nance district for remonstrances(protests or objections) to be heardnot less than twenty (20) days afterthe last publication of the notice.

(Note: The Manager of PublicWorks may, in his official capacity,initiate and propose the establish-ment of such a district withoutreceiving a petition.)

2. Property Owner Protests:

If remonstrances are filed by prop-erty owners representing 50 per-cent or more of the assessed valu-ation of real property within theproposed district, exclusive ofimprovements, the maintenancedistrict will not be establishedwhether the district was initiatedby petition or proposed by theManager of Public Works.

3. Creating an Ordinance for Submittal to Council:

If remonstrances filed are not suffi-cient to prevent the establishmentof the maintenance district, theManager of Public Works will usu-ally approve the creation of amaintenance district and will sub-mit an ordinance to City Councilauthorizing the establishment ofthe district. This ordinance will gothrough Council twice, usually onconsecutive Mondays.

4. Appointment and Initial Meeting of the Board:

The Board for the maintenancedistrict shall consist of five (5)members, including the Managerof Public Works and at least three(3) members who are propertyowners within the district. Theymust then meet to approve thefirst year’s annual budget.

5. Hearing for Assessment Protests:

Once the budget has beenapproved, the Manager of PublicWorks will publish a notice to theproperty owners specifying eachowner’s proposed assessment.Objections or complaints can befiled at any time within twenty(20) days and will be heard byCouncil, acting as a Board ofEqualization, before the ordinanceassessing the cost is passed.

6. Assessment Ordinance Submitted to Council:

After all objections have been con-sidered by Council, any modifica-tions of the proposed levy will besent to the Manager of PublicWorks, who will prepare an assess-ment ordinance and submit it onceagain to Council and upon com-pletion of the second reading, amaintenance district will be estab-lished.

For a copy of the actual ordinance,see Appendix F.


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D. Business Improvement Districts

An alternative to the formation of amaintenance district is to form aBusiness Improvement District(BID). A BID may assess both realproperty owners (landowners) andpersonal property owners (retail-ers) to raise funds for mainte-nance, among other things. A BIDis a quasi-governmental body,empowered to perform routinemaintenance, centralized retailmarketing and management andeven land acquisition, and devel-opment .

State House Bill No. 1182 providesfor the creation, operation andfinancing of Business Improve-ment Districts. A BusinessImprovement District is createdwithin a municipality upon thepetition of owners of real and per-sonal property in the proposedservice area of the district. Thepetition is filed in the office of theClerk for that particular governingbody. A public hearing is held andan ordinance is prepared thatestablishes the District.

The district has the power to man-age, control and supervise all busi-ness affairs of the district includingacquisition, operation, financing,installation and construction of dis-trict improvements, as well as thefunding and operation of districtservices. District services includeplanning, promoting, marketing,managing, business recruitment,security, maintenance, as well asdesign and public events assis-tance. The district board has thepower to fix, increase or decreaserates, tolls or charges for any ser-vices and improvements. Theboard may enter into contracts andagreements, hire employees orretain agents, borrow money, incurindebtedness, sue and be sued,and refund as well as sell bonds.The board may appoint an adviso-ry board of property owners locat-

ed within boundaries of the districtto advise them on local concernsand issues.

For more information on the for-mation and operation of BusinessImprovement Districts, refer toBusiness Improvement DistrictsFormation Process, The Office ofPlanning and Community Develop-ment or to the Districts and Alter-nate Government Financing Mech-anisms, Division of Local Govern-ment, State of Colorado.

E. Individual CommercialMaintenance Agreements

There are commercial streetswhere the uses are highly diverseand where the goals of the proper-ty owners are very different.

Contiguous uses such as: a publicschool, a retail business, a non-profit institution, a library or a resi-dence may not share similar goalsrelated to a streetscape project. Itmay not be feasible for these typesof unrelated uses to obligate them-selves to a Maintenance District. Ifso, individual maintenance agree-ments must be signed by eachowner who participates in the pro-ject. In addition, revocable permitsare required where applicable.Refer to Appendix C.

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AASHTOAmerican Association of StateHighway and Transportation Offi-cials. The organization producesguidelines that transportationdesigners often refer to in evaluat-ing street design and streetscapeissues.

Amenity ZonePaved area along the back of thecurb in a commercial streetscapethat organizes trees, plantings, fur-nishings and lighting. It may rangefrom 4 to 12 feet wide. Ampleclear space must be providedbetween the amenity zone andbuilding facades on the sidewalkfor pedestrian circulation.

Attached SidewalkA sidewalk attached directly to theback of the roadway curb.

Bicycle LaneA portion of a roadway which hasbeen designated for preferential orexclusive use by bicycles. It is dis-tinguished from the portion of theroadway for motor vehicular trafficby a paint stripe, or other similardevice.

BikewayAny road, path or way which isspecifically designated as beingopen to bicycle travel, regardlessof whether such facilities are des-ignated for the exclusive use ofbicycles or are to be shared withother transportation modes. Side-walks are generally not designatedas bikeways.

BollardsAny small vertical element such asa decorative steel or iron pole, or ashort concrete column intended toallow pedestrian traffic but torestrict vehicular traffic. Bollardsare normally used in groups toindicate an edge between pedestri-an and vehicular areas.

BoulevardA general term for major streetsthat have tree lawns and streettrees or street trees in wells withgrates. Boulevards are generallywide, continuous and link severaldistricts together. See also Parkways.

Branching HeightThe height of the lowest branch ofa tree where it overhangs the side-walk or curb.

CaliperThe diameter of the trunk of atree. A 3 inch caliper tree has adiameter of 3 inches measured 6inches above the ground.

CCODCity and County of Denver

CDOTColorado Department of Transportation

CharacterThe distinctive structure, form,materials and style of a place.Character is apparent to people asa result of the landscape, build-ings, trees, spaces, furniture, mate-rials, colors, and organization ofthe area.

Commercial StreetAny street that is primarily shops,stores, offices or services. Com-mercial streets range in scale fromlocal retail centers such as OldSouth Gaylord to major arterialssuch as Federal Boulevard.

Curb CutAny break in the curb for a vehicleentry or driveway apron.

Curb RampA sloping area of sidewalk allow-ing access for bikes, wheelchairsand people with disabilities, gener-ally located at corners. See StreetDevelopment Standards, Dept. ofPublic Works.

Design GuidelinesMinimum guidelines or recommen-dations intended to guide thedesign of streets in the city. Whereconditions are not specificallyaddressed in the guidelines, it isthe responsibility of the proponentto show that the proposed designsolution meets the intent of themost closely related guidelines.

Detached SidewalkA sidewalk that is not attached tothe street curb. Detached side-walks generally occur in residentialareas and are normally separatedfrom the curb by a tree lawn.

Dry WellA gravel sump or closed drainbelow a tree that provides forwater storage and seepage into theroot zone. Trees in dry wells mustbe hand-watered.

Entry WalksThe narrow walkway in residentialareas that leads from and is per-pendicular to the curb and thedetached sidewalk, crossing thetree lawn.

Face BlockThe entire length of a block (onone side of the street) from curb toproperty line including the struc-tures that front the street. This is auseful design term and as com-monly used, refers to both thelong or short side of a block.

FurnishingsAny of numerous types of streetamenities, most commonly usedon commercial streets. Examplesare pedestrian lights, benches,newspaper vending boxes, trashreceptacles, bollards, planters, treegrates, fences, railings, bicycleracks, mailboxes, fountains, kiosksand phones.

G L O S S A R Y


GroundcoversLow plantings used instead of turfwhere space does not allow turf orwhere a more decorative affect isdesirable. Ground covers are gen-erally lower than 6 inches inheight.

KioskAny vertical structure which standsindependently in the streetscapeand is intended for the display ofinformation or graphic materialsuch as posters.

Leaning RailA simple railing intended to sup-port a person leaning or partly sit-ting on it. Leaning rails are oftenused at waiting places such as busstops.

LuminairesLuminaires contain the lamp lightsource of lights, and can sit onpoles or mount on walls. They areclassified into five standard lightingtypes, depending on light distribu-tion pattern.

Mature TreeAny well-established tree of sizablecaliper is considered mature. A 12inch caliper tree would be consid-ered a mature tree.

MedianThe area of raised paving or plant-ing running down the center of astreet, separating the directions oftraffic. A traffic island is a specialtype of median. When planted, theDenver Parkway Design Guide-lines of the Dept. of Parks andRecreation apply.

ParkwayA type of boulevard that in Den-ver, is designated by the city as aparkway. Parkways generally havewide planted medians that aremaintained by the Deptartment ofParks and Recreation. A majority ofDenver’s parkway system is listedon the National Register of HistoricPlaces.

Pedestrian LightingSpecial lighting that adds drama,character and light to pedestrianareas. Pedestrian lighting may con-sist of pole-mounted luminaires 14feet or lower in height, lighted bol-lards or other low-level lightsources.

Residential StreetAny street which is primarily resi-dential in use, and usually not amajor through street.

Right-of-WayThe boundary of public ownershipof the street. The area betweenprivate property lines is generallyreferred to as the public right-of-way.

ScaleThe perceived size of a building,space, or roadway in relation to ahuman or automobile. Scale affectsthe apparent size of street spacesand how comfortable they are fordrivers and pedestrians. Architec-tural design details and overallorganization of the street affectscale.

SidewalkA paved surface intended forpedestrians. Bicycling is prohibitedby law on sidewalks and shouldnot be included in sidewalkdesign.

Splash StripA 12-18 inch wide paved stripalong the back of the curb thatprotects the median or tree lawnlandscaping from sand and saltused in the roadway.

Step-out StripA 12 to 24 inch wide paved stripalong the back of the curb to facil-itate stepping in and out of vehi-cles parked at the curb (also calleda landing walk by some agencies).

Stop BarsStreet pavement striping at inter-sections that indicates to drivers asafe stopping point, sometimesused in combination with pedestri-an crosswalk striping.

StreetscapeA generic term referring to pedes-trian and landscape improvementsin the right-of-way generallybetween the curb and right-of-wayline. A streetscape is generallyassociated with improved side-walks, street trees, lighting, fur-nishings, and landscaped medians.

Street LightStreet lights are provided by thePublic Service Company of Col-orado and are primarily intendedto light the roadway. They aregenerally 30 feet high or more.

Street TreesTrees that line the street in astraight, regularly spaced rowbetween the curb and propertyline.

Tree LawnThe area of lawn or plantingbetween the curb and thedetached sidewalk.

XeriscapeA total design concept by whichsound horticultural and landscap-ing principles are applied toreduce water usage and mainte-nance in the landscape. It is notmeant to reduce water needs to aminimum, nor is it meant to elimi-nate irrigation.

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Department of Parks and Recreation City Forester 964-2480Planning, Design and Construction 964-2530Parks Division (Maintenance) 964-2580

Planning and Development Office The Denver Landmark Preservation Commission 640-2736The Denver Planning Board 640-2120Planning/Urban Design/Community Development 640-2736Zoning Administration 646-2191

Department of Public Works Asset Management/Land Office Division 640-2532Building Inspection Division 640-5843Bicycle and Pedestrian Planner 640-1098Parking Management Division 640-3865Right-of-Way Engineer 640-5405Solid Waste Division 640-5115Streetlighting Administration (billing/permits) 640-5477Streetlighting Design Engineering 640-1084Transportation Division 640-1098Urban Design 640-4600Wastewater Management Division 640-0584

Denver Water Board General Information 628-6000Engineering Services 628-6606Landscape and Maintenance Design 628-6343Sales and Taps 628-6115

Regional Transportation District Planning and Development Department 299-9000

Public Service Company of Colorado Engineering 571-6692

State of Colorado Division of Local Government,Department of Local Affairs 866-2159

Colorado State University Extension Turfgrass Specialist 1-491-7070

Colorado Department Bicycle Program Manager 757-9982of Transportation Environmental Services/Landscape Section 757-9931

Mile-Hi Cablevision Design Construction 778-2978

United States Postal Service Mailbox placement respective station

U.S. West Design Engineering 451-2704

A G E N C Y D I R E C T O R Y


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1. 1989 Denver ComprehensivePlan, City and County ofDenver.

2. Denver Parks andRecreation, Median DesignGuidelines, 1991.

3. Irrigation Manual andStandard Specification,Department of Parks andRecreation, 1991.

4. Denver Landscape Designand Maintenance Guidelinesfor Water Conservation ,Denver Water Board incooperation with the Cityand County of Denver, 1993.

5. Rules and Regulations for theLandscaping of ParkingAreas, Adopted by theDenver Planning Board, May10, 1989, Revised 5/17/91.

6. Street DevelopmentStandards, Department ofPublic Works, DesignEngineering Division, Latest edition.

7. At Home with Xeriscape,Xeriscape Colorado! Inc.,1990 (supplied by theDenver Water Board).

8. Procedures for InstallingPlant Materials in the PublicRight-Of-Way, Department ofParks and Recreation, CityForester, Undated.

9. Business ImprovementDistrict Formation Process,The Office of Planning andCommunity Development,Denver, Colorado, 1989.

10. Districts and AlternativeGovernment FinancingMechanisms, Division ofLocal Government,Department of Local Affairs,State of Colorado, 1988.

11. Cherry Creek North DesignGuidelines, The Office ofPlanning and CommunityDevelopment, Denver,Colorado, 1990.

12. Speer Corridor Guidelines,Transportation Division,Department of Public Works,Denver, Colorado, 1991.

13. Silver Triangle Urban PoliciesNewsletter, City and Countyof Denver, Denver UrbanRenewal Authority and TheDenver Partnership, 1990.

14. Lower Downtown UrbanDesign and StreetscapeProject, City and County ofDenver and The DenverPartnership, 1987.

15. Lower Downtown StreetscapeDesign Guidelines, City andCounty of Denver, 1991.

16. Civic Center DesignGuidelines, The Office ofPlanning and CommunityDevelopment, Denver,Colorado, 1991.

17. The Boulevard Plan,Colorado Boulevard, TheOffice of Planning andCommunity Development,Denver, Colorado, 1991.

18. Zoning Ordinance, City andCounty of Denver.

19. Street Lighting Guide,Expanded Choices for StreetLighting, Public ServiceCompany of Colorado, 1991.

20. Guide for the Development ofBicycle Facilities, AASHTOTask Force on GeometricDesign, 1991.

21. Landmark PreservationOrdinance, DenverLandmark Commission,Chapter 30 of the RevisedMunicipal Code, City andCounty of Denver, 1992.

B I B L I O G R A P H Y


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WATERINGGUIDELINES FORNEWLY PLANTEDTREES

In order to assure that your newlyplanted trees are healthy and vig-orous you must water them regu-larly for the first two years or so.Many factors can vary the frequen-cy and amount of water that yourtree will require.

Factors to Consider:

1. Species of Tree

2. Soil composition and structure

3. Exposure to drying winds andsunlight

4. Irrigated or non-irrigated area

In general, newly planted treesshould be watered once a weekfrom April through October andapproximately once a monththrough the winter. Again, weatherconditions and soil will play alarge role in this cycle. For exam-ple, if it rains well enough to soakthe soil, then watering is not nec-essary that week. Check the soilby digging 2-3” down with yourfinger to see if the soil is moist ordry. If you press the soil betweenyour fingers and it sticks togetherwatering is not necessary. Further-more, if the soil is sandy the treewill need more frequent watering.

During the winter trees should bewatered once a month. If the soilremains unfrozen or if little mois-ture is present, trees will requiremore frequent watering, especiallyif they are evergreen. If the soil isfrozen or there is a snow cover, additional watering is not neces-sary. Another critical time to wateris in the spring when new leavesbegin to form. In the second sum-mer the trees should be wateredapproximately every 10-14 daysdepending upon the amount ofmoisture present.

In the third year, if there has beena lack of moisture, extreme heat ordrying winds, watering may benecessary. Additional water maybe required for trees in irrigatedareas where the water is turned offfor any extended period of time.

If you have any questions, pleasecall Maureen Van Norden at 964-2544. Thank you for your help inkeeping Denver green.

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Chapter 57,

VEGETATIONArticles I, II, III, Revised Municipal Code

ARTICLE I. IN GENERAL

ARTICLE II. PROTECTION OF TREES

Secs. 57-1 - 57-15. Reserved.Sec. 57-16. City forester.

The manager of parks and recre-ation shall employ a person to beknown as the city forester, whosepowers and duties are specified inthis article.

Sec. 57-17. Trimming.

(a) The manager of parks andrecreation, through the cityforester, shall have the power totrim, spray, remove, plant and pro-tect all trees, shrubs, vines, hedgesand other plants upon the publicright-of-way of any street, alley,sidewalk or other public place, orto require the owner of propertyabutting on the right-of-way of anystreet, alley, sidewalk or otherpublic place to trim, remove orprotect any tree, shrub, vine,hedge or other plant, which mayproject beyond the property line ofsuch owner, onto or over publicproperty at the expense of suchowner.

(b) If the property owner refusesor neglects to trim, protect orremove any such tree, shrub, vine,hedge or other plant within ten(10) days after service of a writtennotice from the city forester so todo, the city forester may do orcause to be done the necessarywork incident thereto, and theexpenses thereof shall be collectedfrom the owner of such property.

(c) It shall be unlawful for the prop-erty owner to fail or refuse to com-ply with the terms of the writtennotice provided for in subsection (b).

Sec. 57-18. Removal of dead or dangerous trees.

(a) It shall be the duty of theowner or occupant of any propertyto remove any dead trees or dead,overhanging bough dangerous tolife, limb or property located onthe premises of such owner orupon public property abutting thepremises of such owner, upon ser-vice of written notice from the cityforester so to do and within suchreasonable time as specified in thenotice.

(b) If such owner fails to removesame within the time required, thecity forester is authorized toremove or to cause to be removedsuch trees or branches at theexpense of such owner, and suchexpenses may be recovered in aproper action at law.

(c) It shall be unlawful for theowner or occupant of said premis-es to fail or refuse to comply withthe terms of the written notice pro-vided for in subsection (a).

Sec. 57-19. Removal or treatmentof infected or infested trees.

(a) The manager of parks andrecreation, through the cityforester, is empowered to inspectany trees, shrubs, vines, hedges,plants, logs or branches existing orgrowing upon any property withinthe city. The city forester shall,from time to time, conduct surveysto determine if any destructive orcommunicable disease, or otherpestilence exist which may bedetrimental or endanger the goodhealth and well being of trees orother plant life in the city.

(b) Upon discovery of anydestructive or communicable dis-ease, or other pestilence, or thebreeding place of the disease orpestilence which endangers thegrowth, health, life or well beingof other trees or plants or which iscapable of causing an epidemicspread of communicable diseaseor insect infestation, the managerof parks and recreation, or the cityforester, shall at once notify inwriting the owner, agent or occu-pant of the premises whereon thesame are located of the conditionthereof, and direct such owner,agent or occupant to eradicate,remove or otherwise control suchcondition within a reasonable timeto be specified in the written notice.

(c) It shall be unlawful for theowner, agent of occupant of thepremises to fail or refuse to com-ply with the terms of the writtennotice provided for in subsection (b).

(d) Should the owner, agent oroccupant of the premises fail orrefuse to comply with the terms ofthe written notice provided for insubsection (b), the manager ofparks and recreation and the cityforester may enter upon thepremises and remove, treat or oth-erwise care for infected or infestedtrees, shrubs, vines, hedges, plants,logs or branches in order to eradi-cate or control the same, or pre-vent the spreading of any threaten-ing communicable disease orinsect infestation at the expense ofsuch owner, agent or occupant.

Sec. 57-20. Owner must treattrees when required.

(a) The manager of parks andrecreation, through the cityforester, is authorized to requireany owner, agent or occupant ofany premises to trim, spray, treat,remove or otherwise care for trees

A P P E N D I X B

or other plants upon that portionof the public right-of-way uponwhich such premises abut when-ever the condition of such trees orplants interfere with, obstruct or inany way endanger the safe publicuse of streets, alleys, sidewalks orother public places. Whenever anytree or other plant upon that por-tion of the public right-of-way is insuch condition as to jeopardize thehealth or well being of other treesor plants be virtue of insect pesti-lence or disease, the manager ofparks and recreation, through thecity forester, is authorized torequire the owner, agent or occu-pant of premises which abut thatportion of the public right-of-wayto trim, spray, treat, remove or oth-erwise care for such trees or plants.

(b) Whenever the manager ofparks and recreation, or the cityforester, after investigation, deter-mines that any trees or plants arein a condition described in subsec-tion (a), they shall notify, in writ-ing, the owner, agent or occupantof such premises that certain con-ditions exist which must be cor-rected within a reasonable time tobe specified in the notice. It shallbe unlawful to fail or refuse tocomply with the requirements setforth in the notice within the itemspecified.

Sec. 57-21. Species of trees or plantsto be planted on public property.

It shall be unlawful for any personto plant upon any public right-of-way or other public place in thecity, any trees, shrubs or otherplants other than as prescribed inrules and regulations promulgatedby the manager of parks andrecreation.

Sec. 57-22. Spacing of trees onpublic property.

It shall be unlawful for any personto space trees, shrubs or otherplants upon the public right-of-

way or other public place withinthe city other than as prescribed inrules and regulation promulgatedby the manager of parks andrecreation.

Sec. 57-23. Permit required toplant or remove trees on public property.

Unless authorized by the managerof parks and recreation, it shall beunlawful for any person to cut,trim, spray, remove, treat or plantany tree, vine, shrub, hedge orother plant upon the public right-of-way or other public place with-in the city without first havingobtained a permit from the cityforester.

Sec. 57-24. Responsibility fordamaging trees on public property.

(a) Any person who shall injure,damage or destroy any tree, shrub,vine, hedge or other plant situateupon the public right-of-way ofany street, alley, sidewalk or otherpublic place within the city shallpromptly notify the manager ofparks and recreation or the cityforester of such fact and shall,within such reasonable time asspecified by the manager of parksand recreation, or the city forester,repair or replace the same to thesatisfaction of the manager ofparks and recreation or the cityforester.

(b) Should the person fail orrefuse to repair or replace thedamaged or destroyed trees orplants within such reasonabletime, the manager of parks andrecreation, or the city forester, shalldo or cause to be done the neces-sary repairing or replacement, andthe costs of this work shall berecovered from the person respon-sible for the damage or destructionby a proper action at law.

Sec. 57-25. Unauthorized use oftrees on public property.

It shall be unlawful for any person,other than those persons autho-rized in writing by the manager ofparks and recreation, or employ-ees or officers of the city, oremployees of a public utility, or atree surgeon or any employees toclimb, or to attach any lumber, fab-ric, wire, nails, bolts, cables, ropes,metals or any other materials for-eign to the natural growth of anytree located within the publicright-of-way of any street, alley,sidewalk or other public place.

Sec. 57-26. Service of notice.

(a) Service of the written noticerequired in this article may bemade, and is complete upondepositing a copy of the writtennotice into the United States mail,postage prepaid, addressed to theowner, or an agent, at the addresswhere the act or service is to beperformed, or to the last knownaddress of the record owner of theproperty.

(b) When the whereabouts oraddress of the owner of premises,or an agent, are unknown to themanager of parks and recreationor the city forester, service of thewritten notice required herein maybe made by mailing the writtennotice to the occupant of thepremises in the manner aforesaid.

Sec. 57-27. Rules and regulations.

The manager of parks and recre-ation shall have the power to pro-mulgate rules, regulations andspecifications for the trimming,spraying, removal, planting, prun-ing and protection of trees, shrubs,vines, hedges and other plantsupon the public right-of-way ofany street, alley, sidewalk or otherpublic place in the city.

Secs. 57-28 - 57-40. Reserved.


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ARTICLE III. MAINTENANCE OF LANDSCAPING AND CUTTING OFWEEDS

Sec. 57-41. Maintenance of landscaping.

(a) It shall be the duty of theowner, agent or lessee of any realproperty located within the city toprovide for regular weeding, prun-ing and other maintenance of allplantings located on his privateproperty adjacent to any publicright-of-way. Plant materials whichexhibit evidence of insect pest, dis-ease or damage shall be appropri-ately treated, and dead plant mate-rials shall be removed or replaced.

(b) It shall be the duty of theowner, agent or lessee of any realproperty abutting a constructedpublic right-of-way to provide forlandscaping and maintenance ofany right-of-way area between hisproperty line and the curb line ordesignated roadway. The area shallbe maintained in accordance withrules and regulations adopted bythe manager of public works.

Sec. 57-42. Cutting of weeds.

Weeds shall be kept cut to a heightof not more than six (6) inches. Itshall be the duty of the owner,agent or lessee of the propertywhere the weed growth exists tocut the weeds on the property andalso to cut the weeds on alleysabutting behind the property tothe middle of the alleys and on thesidewalk areas, including anyright-of-way area between theproperty line and the curb line ordesignated roadway. If such cut-ting weeds is not accomplished,the manager of public works may,after notice to persons of recordinterest in the property, order thecutting by or in behalf of the cityand the procedures outlined insection 57-43 for collection of thecosts and expenses thereof shallapply in addition to the penalties

provided by this Code. Weeds shallnot be permitted to remain uponthe ground after cutting but shallbe removed.

Sec. 57-43. City’s lien for costs.

(a) If the owner, agent or lesseeshall fail within thirty (30) daysafter billing to pay the costs andexpenses of weed cutting by thecity, a lien may be assessed againstthe property. The manager of pub-lic works, to initiate such lien,shall certify a statement thereof tothe manager of revenue, who shallassess and charge the same againstthe property involved and collectthe same due, together with inter-est at the rate of interest estab-lished by law for delinquent realproperty taxes.

(b) The liens created hereby shallbe superior and prior to otherliens, regardless of date, exceptliens for general and special taxes.

Sec. 57-44. Service and notice.

Service of the notice required insection 57-42 may be made by reg-istered or certified mail, returnreceipt requested, and service shallbe deemed complete upon deliv-ery. If the address of a person tobe notified is unknown or thereceipt of a notice which has beenmailed is returned unsigned, suchnotice may be served by postingthe same on a conspicuous placeon the property upon which theweeds are located, in which eventservice shall be deemed completeas of the moment of posting.


ARTICLE IV. TREE SERVICEDIVISION 1. GENERALLY

Sec. 57-61. Name and address tobe displayed on vehicles andequipment.

All automobiles, trucks, trailers orother vehicles operated by anylicensee for the transportation ofthe equipment used by thelicensee in such business, and allself-propelled, drawn or towedequipment used by any licensee insuch business, shall have the nameand address of such licensee dis-played on both sides thereof inplain and legible figures and lettersnot less than three (3) inches inheight, which shall be kept in suchcondition as to permit the same tobe readily distinguished and readat a distance of at least sixty (60)feet, and it shall be unlawful and aground of revocation of the licensefor any licensee to operate anysuch vehicle or cause any suchequipment to be operated ordrawn or towed upon the street,alleys or other public ways orplaces within the city unless orwithout the same being so dis-played thereon.

Sec. 57-62. Rules and regulations.

The manager of parks and recre-ation may adopt reasonable rulesand regulations governing thoseaspects of the conduct of the busi-ness licensed in this article, and ofany and all parts thereof, directlyaffecting the public health andsafety, and requiring the use ofsuch safety appliances, apparatusand equipment as are reasonablynecessary for the protection of theworkmen engaged therein, thepublic and public and privateproperty, and it shall be unlawfulfor any licensee hereunder to vio-late, or fail, neglect or refuse tocomply with, any of such rules orregulations.


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DIVISION 2. LICENSE

Sec. 57-71. Required.

It shall be unlawful for any personto engage in the business withinthe city of planting, cutting, trim-ming, pruning, removing, sprayingor otherwise treating trees, shrubs,or vines, or applying herbicides,weedicides, insecticides, fungi-cides, soil conditioners or fertiliz-ers by spraying or disseminatingany such materials by any deviceother than by hand tools not actu-ated in whole or in part by com-pressed air, gas, water or mechani-cal means or source without firstprocuring a license therefor fromthe director of excise and licenses.

Sec. 57-72. Application.

The application for every licenseto engage in business under thisdivision shall specify the types,classifications or kinds of service,constituting all or any part or partsof such business, which the appli-cant desires to perform or render ifthe same be issued and for theperformance and rendition where-of the applicant desires to belicensed.

Sec. 57-73. Fees.

Application and license fees underthis division are prescribed in sec-tion 32-123.

Sec. 57-74. Examination.

Before any license shall be issuedunder this division, the applicationtherefor shall be submitted by thedirector of excise and licenses tothe city forester, who shall there-upon examine the applicant forsuch license, either orally or inwriting or partly orally and partlyin writing as the city forester in theforester’s discretion deems proper,covering the applicant’s qualifica-tions and competency to engage inthe types, classifications or kinds

of service for the performance andrendition whereof the applicationdiscloses that the applicant desiresto be licensed, and who shallrequire such demonstration ofactual practical ability and compe-tence or the furnishing of such evi-dence of previous satisfactoryexperience as the city forester, inthe forester’s discretion, deemsproper. The city forester shallreturn to the director of excise andlicenses the application, withendorsement of approval for theissuance thereof as to any and allof such types, classifications orkinds of service as the city forestershall be satisfied, from such exami-nation, and such demonstration ofpractical ability and competence orevidence as to previous satisfacto-ry experience, the applicant isqualified and competent to per-form, and with endorsement,accompanied by a written explana-tion thereof, of disapproval as toall other such types, classificationsor kinds of service, if any. No suchlicense shall be issued to anyapplicant therefor for any time,classification or kind of service,constituting all or any part of partsof such business in which suchapplicant is not qualified and com-petent to engage. The directorshall give due consideration to andmay accept the endorsement ofapproval or disapproval of the cityforester, as to the qualification andcompetency of any applicant, andif the director shall issue or refuseto issue any such license otherthan in accordance with suchendorsement, the director shall, inwriting, advise the manager ofparks and recreation as to the rea-sons for the action in the premisesif and to the extent that the sameis predicated or based upon dis-agreement with the findings of thecity forester or the results of theexamination conducted by the cityforester.

Sec. 57-75. Insurance prerequisite to issuance.

No license shall be effective andno such license shall be issuedunder this division until the appli-cant or licensee shall present tothe manager of parks and recre-ation a satisfactory public liabilityinsurance policy covering all oper-ations of the applicant or licenseein such business in the city, in thesum of at least twenty-five thou-sand dollars ($25,000.00) for eachperson injured and not containinga limitation of liability of less thanfifty thousand dollars ($50,000.00)in case of injury to two (2) ormore persons in any one accident,and in the sum of not less thanone thousand dollars ($1,000.00)for damage to property. Such poli-cy may be written to allow the firstfifty dollars ($50.00) of liability fordamage to property to bedeductible. Should any policy becanceled, the city shall be notifiedof such cancellation within ten(10) days after such cancellation iseffective, and a provision to thateffect, which shall also place uponthe company writing such policythe duty to give such notice, shallbe incorporated in each such poli-cy. If any such insurance policy atany time fails, in the opinion ofthe manager of parks and recre-ation to comply with the provi-sions hereof or to afford reason-ably satisfactory protection to thepersons intended to be protectedthereby, the manager shall, in writ-ing, so notify the licensee and thedirector of excise and licenses, andfailure to maintain the insurancerequired hereby shall be a groundfor revocation of any such license,or in the discretion of the director,for the suspension thereof until theinsurance required hereby be sofurnished, and it shall be unlawfulfor any person to engage in busi-ness while the license so to do isfor any reason suspended or afterthe same is for any reasonrevoked.


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Sec. 57-76. Contents of license.

(a) Every license issued under thisdivision shall show upon its face,in addition to the requirements ofchapter 32, the types, classifica-tions or kinds of service, constitut-ing all or any part of parts of suchbusiness, in which the licenseetherein named is thereby licensedand authorized to render or per-form.

(b) The issuance of the licenseshall entitle and authorize thelicensee therein named to engagein only such types, classificationsor kinds of service constituting allor any part or parts of such busi-ness as shall be designated orshown upon the face of suchlicense, and it shall be unlawful,and a ground of revocation ofsuch license, for the licensee toengage in any other or differenttype, classification or kind of ser-vice constituting all or any part ofparts of such business.

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66

SAMPLECOMMERCIALSTREETSCAPEPROJECTMAINTENANCEAGREEMENT

Maintenance agreements arerequired for funding of all com-mercial neighborhood streetscapeprojects. The following agreementshall be in place prior to construct-ing the project.

We the owner(s) . ( NAME ) owning certain property located at ( ADDRESS ) hereby agree to maintain theimprovements that will be madewithin the public right-of-way of.The following actions will betaken by property owners or theiragents to guarantee proper mainte-nance of right-of-way improve-ments:

A. Apply for a revocable permitfrom the Manager of Public Works,Right-of-Way Engineer’s Office forimprovements made in the publicright-of-way, if necessary.

B. Maintain in good and safe con-dition any improvements locatedin the right-of-way in front of theirbusiness.

C. Maintain a clean and attractiveappearance of their business streetfrontage including the right-of-wayarea.

D. Property owners agree to sharethe annual costs for maintenanceand utility costs (electrical andwater) of the right-of-wayimprovements. Costs shall be

shared proportionally, based onthe property line frontage forimprovements for each separatecommercial property.

E. Property owners agree to meetas often as needed to evaluate themaintenance of improvements andto take appropriate action toinsure proper maintenance.

F. In the event that improvementsare not properly maintained bytenants, property owners agree toassume responsibility for suchmaintenance.

G. The property owner is respon-sible for informing subsequentpurchasers of the property that thisagreement is binding upon themalso. The property owner willnotify the Director of Planning andCommunity Development of achange in ownership.

We have read the above mainte-nance agreement and understandthe commitment required of prop-erty owners concerning right-of-way improvements installed by theCity.

Signatures

subscribed and sworn to beforeme this day of .19,bymy commission expires:

Notary Public

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Chapter 49,

REVOCABLEPERMITSArticle VIIIRevised Municipal Codes

ARTICLE VII. PRIVATE DESIGNING,PLANNING, CONSTRUCTION,RECONSTRUCTION AND REMOD-ELING

DIVISION 1. GENERALLY

Sec. 49-161. Rules and Regulations.

The manager of public works shallhave the authority to make andpromulgate such rules and regula-tions as the manager finds neces-sary for the administration andenforcement of this article notinconsistent with the Charter andordinances.

DIVISION 2. PERMIT

Sec. 49-171. Required.

It shall be unlawful for any personto design, plan, construct, recon-struct or remodel any general pub-lic improvement not performed bythe department of public works orunder contracts let by that depart-ment without obtaining a permit asprovided in this division.

Sec. 49-172. Application.

The person intending to design,plan, construct, reconstruct orremodel any general publicimprovement shall file a writtenapplication with the manager ofpublic works, signed by the ownerof the property involved, or an authorized agent, and the applica-tion must be accompanied by thefollowing:

(1) A general description of thework proposed to be done, togeth-er with its location;

(2) A statement of the estimatedcost of the work;

(3) If the proposed work is to bedone in the public way, evidencethat the land is owned by the cityor dedicated to public use;

(4) An application fee in theamount of ten dollars ($10.00).

Sec. 49-173. Conditions.

No application for permission todesign, plan, construct, reconstructor remodel any general publicimprovement shall be granted bythe manager of public works,except upon the following expressconditions:

(1) That all costs incident to thework shall be borne solely by thepermittee;

(2) That before any work is com-menced, the permittee shall submitplans and specifications of the pro-posed work to the manager ofpublic works, and the work shallnot be commenced without theapproval, in writing, by the man-ager of the plans and specifica-tions; such approval shall be con-tingent upon the payment by thepermittee to the city of a designchecking fee, computed on thebasis of the city’s current chargesfor such service;

(3) That during the course ofconstruction the city shall causeinspections of the work to bemade to determine whether thework is being performed accord-ing to the approved plans andspecifications, and that the qualityof the work and material is accept-able. If the city determines that

the work is not being so per-formed, the manager shall orderthe work to cease until there is sat-isfactory evidence that the workconforms to the plans and specifi-cations. The permittee shall pay tothe city an inspection fee, comput-ed on the basis of the city’s currentcharges for such services;

(4) That upon completion of thework and approval and acceptanceby the city, all right, title and inter-est in the same shall vest in the city;

(5) That the permittee shallindemnify, save and keep the cityand its officers and employeesharmless from any and all claims,damages, liability, losses, actions,suits or judgements which may bepresented, sustained, brought orobtained against the city or any ofits officers or employees becauseof or as a result of the work beingperformed by the permittee;

(6) That the work done shall bedone only by a contractor licensedby the city to perform that particu-lar type of work;

(7) That the permittee, in perfor-mance of the work, observe andcomply with the provisions of theCharter, ordinances and rules andregulations of the city and stateand federal laws which, in anymanner, limit, control or applythereto, and that all permits andlicenses required in the prosecu-tion of the work be obtained andpaid by for the permittee;

(8) That the permittee, the per-mittee’s contractors and subcon-tractors pay all sales and use taxeslevied by the state and the city onany tangible personal propertybuilt into or incorporated into thework and within ten (10) monthsafter such payment of the state taxis made, furnish to the city an

A P P E N D I X D

itemized, certified and acknowl-edged statement, including thenames and addresses of the suppli-ers, the amounts of such taxes,and the dates of payment;

(9) That the permittee execute abond, or other guarantee orindemnification, approved by thecity attorney, conditioned that thepermittee shall promptly makepayments of all amounts lawfullydue to all contractors, subcontrac-tors and persons furnishing laboror materials or labor and materialsused or performed in the prosecu-tion of the work, and will indemni-fy the city to the extent of all pay-ments in connection with perform-ing the work;

(10) That the permittee shall atall reasonable hours allow right ofentry to any city inspector or otherauthorized agent of the city to thework site, and allow such inspec-tor or agent the right to conducttests and evaluations as to thequality of the work performed andmaterials used and conformancewith the approved design andspecifications.

Secs. 49-174 - 49-190. Reserved.


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69

SAMPLEREVOCABLEPERMIT ORLICENSEDepartment of Public Works

A REVOCABLE PERMIT ORLICENSE, SUBJECT TO CERTAINTERMS AND CONDITIONS. TOAPPLICANT/LICENSEE ITS SUC-CESSORS AND ASSIGNS TOENCROACH INTO STREET RIGHT-OF-WAY AT (ADDRESS)WITH PLANTERS, STREETLIGHTS, IRRIGATION LINES,METER PEDESTALS, BENCHESAND TRASH RECEPTACLES.

BE IT ENACTED BY THE MANAG-ER OF THE DEPARTMENT OFPUBLIC WORKS OF THE CITYAND COUNTY OF DENVER:

Section 1.That the City and County of Den-ver hereby grants (applicant /licensee), its successors andassigns a revocable permit orlicense to encroach with planters,street lights, irrigation lines, meterpedestals, benches and trashreceptacles in the followingdescribed area(s): (legal descrip-tion of encroachment area)

Section 2.The Revocable Permit or licensegranted by this ordinance isexpressly granted upon and sub-ject to each and all of the follow-ing terms and conditions:

(a) All construction in, on or overthe area of encroachment shall beaccomplished by a contractor dulylicensed by the City and County ofDenver, in accordance with theBuilding Code of the City andCounty of Denver. Plans andspecifications governing the con-

struction of said planters, streetlights, irrigation lines, meterpedestals, benches and trashreceptacles, shall be approved bythe Manager of public Works andthe Director of the BuildingInspection Division prior to con-struction. Upon completion areproducible copy of the exactlocation and dimensions of theencroachments shall be filed withthe Manager of Public Works.

(b) The licensee shall pay allcosts of construction and mainte-nance of said planters, pedestrianlights, irrigation lines, meterpedestals, benches, and trashreceptacles and upon revocation ofpermit as provided herein or uponabandonment shall pay all costs ofremoving the said structures fromthe encroachment area and returnthe street(s) to its (their) originalcondition under the supervision ofthe City Engineer. Maintenanceshall be in accordance with theattached standards.

(c) This revocable permit orlicense shall not operate or beconstrued to abridge, limit orrestrict the City and County ofDenver in exercising its right tomake full use of (Street) as a public thoroughfare(s) norshall it operate to restrict the utilitycompanies in exercising theirrights to construct, remove, oper-ate and maintain their installationswithin the said street(s).

Any costs that are incurred relocat-ing facilities for the utility compa-nies during construction within theencroachment areas will have tobe borne by the licensee.

(d) The licensee is to assume fullresponsibility for any and all dam-ages incurred to facilities of theWater Department and/or drainagefacilities for water and sewage of

the City and County of Denver dueto activities authorized by the per-mit. Any and all replacement orrepair of Water Department facili-ties of the Water Departmentand/or drainage facilities for waterand sewage of the City and Countyof Denver attributed to the workshall be made by the WaterDepartment and/or the City andCounty of Denver at the soleexpense of the licensee.

(e) The sidewalk over theencroachment areas shall be capa-ble of withstanding an HS-20 Load-ing in accordance with the latestAASHO Specifications. The instal-lations within the said encroach-ment areas shall be so constructedthat the paved sections of thestreet can be widened withoutrequiring additional structuralmodifications.

The sidewalk shall be constructedso that it can be removed andreplaced without affecting struc-tures within the encroachmentarea.

(f) The licensee shall agree toindemnity and always save theCity and County of Denver harm-less from all costs, claims or dam-ages arising out of the right andprivileges granted by this permit.

(g) During the existence of saidencroachment, the licensee or per-mittee, its successors and assigns,at its or their expense, and withoutcost to the City and County ofDenver, shall procure and maintaina single limit comprehensive gen-eral liability insurance policy witha limit of not less than $500,000.All coverages are to be arrangedon the occurrence basis andinclude coverage for those hazardsnormally identified at X.C.U. dur-ing construction. The insurancecoverage hereinabove enumerated

A P P E N D I X E

constitutes a minimum require-ment and such enumeration shallin no way be deemed to limit orlessen the liability of the licenseeor permittee, its successors orassigns, under the terms of thisrevocable license or permit; all ofthe insurance coverage requiredherein shall be written in form andby a company or companiesapproved by the Manager of pub-lic Works of the City and Countyof Denver and authorized to dobusiness in the State of Colorado.A certified copy of all such insur-ance policies shall be filed withthe said Manager of public Works,and each such policy shall containa statement therein or endorse-ment thereon that it will not becancelled or materially changed oraltered without at least thirty daysprior written notice, by registeredmail, to the said Manager of PublicWorks at least thirty days prior tothe termination of the terms; allsuch insurance policies shall bespecifically endorsed to include allliability assumed by the licensee orpermittee hereunder and shallname the City and County of Den-ver as an additional insured.

(h) The licensee shall alsoremove and replace any and allstreet paving, sidewalks and curband gutter, both inside the area ofencroachment and in the area ofthe streets adjoining thereto, thatbecome broken, damaged orunsightly during the course of con-struction without cost to the City.In the future the licensee shall alsoremove, replace or repair anystreet paving, sidewalks and curband gutter that become broken ordamaged when in the opinion ofthe City Engineer the damage hasbeen caused by the constructionwithin the area of encroachment.

The work required to effect thesaid repairs shall be accomplishedwithout cost to the City and underthe supervision of the City Engi-neer.

(i) The City and County of Den-ver reserves the right to make aninspection of the said planters,street lights, irrigation lines, meterpedestals, benches and trashreceptacles and facilities containedwithin the confines of thisencroachment for which an annualfee of $50.00 shall be assessed.

(j) In the event the licensee sellshis interest in the property adja-cent to the encroachment area,he/she shall assign all provisionsof this permit to the new ownerand the new owner shall be con-sidered the licensee as long ashe/she owns the property andshall be subject to all the termsand conditions of this permitincluding this one.

(k) The licensee shall maintainthe planters, street lights, irrigationlines, meter pedestals, benchesand trash receptacles in accor-dance with the maintenance stan-dards which are attached to thisdocument and incorporated here-in.

(l) The City reserves the right toorder repairs and maintenance ofthe improvements in the event theowner does not repair or maintainthe improvements as specifiedabove, and the costs of saidrepairs and maintenance shall bepaid by the owner.

Section 3.That the revocable permit orlicense hereby granted shall berevocable at any time that theCouncil of the City and County ofDenver shall determine that thepublic convenience and necessityor the public health, safety or gen-eral welfare require such revoca-tion, and the right to revoke thesame is hereby expressly reservedto the City and County of Denver:provided however, at a reasonabletime prior to Council action uponsuch revocation or proposed revo-

cation, opportunity shall be afford-ed to licensee or permittee, its suc-cessors and assigns, to be presentat a hearing to be conducted bythe Council upon such matters andthere to present its or their viewsand opinions thereof and to pre-sent for consideration action oractions alternative to the revoca-tion of such license or permit.

Section 4.That this license or permit shall beof no force or effect until the fol-lowing things have been done andperformed:

(a) The licensee or permitteeshall have filed with the Managerof Public Works a written accep-tance of the terms and conditionsof this ordinance together with afee for filing with the Clerk andRecorder in and for the City andCounty of Denver: said accep-tance shall be in substantially thefollowing form:

Date:

We the undersigned do herebyaccept all of the terms and conditions recited in OrdinanceNo. , Series of 19 .

Signed

By:(Permittee or Licensee)

By:(Name of Officer)

(b) The licensee or permitteeshall have filed with the Managerof Public Works all insurance poli-cies and certificates herein recited;and

(c) The Manager of Public Worksshall have certified in writing thatthe foregoing requirements havebeen performed.


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MAINTENANCE STANDARDS

Indicate which standards are toapply by circling the numeral tothe left of the maintenance item.

0. General:

0.1 District/private improvementswithin the public right-of-way must be maintained bythe District/adjacent propertyowner at no cost to the City.

1. Utilities:

1.1 The District/adjacent proper-ty owner shall be responsiblefor providing and paying forcontinuous water and electri-cal service to the variousimprovements.

2. Sprinkler System:

2.1 The District/adjacent proper-ty owner shall be responsiblefor start-up, shut-down, peri-odic checks and adjustments,and replacement of parts asnecessary.

2.2 Irrigation system shall beproperly checked and pres-surized at spring start-up.

2.3 Irrigation system shall bemonitored and adjusted asnecessary during the season.

2.4 Irrigation system shall beproperly shut down and win-terized at the end of the sea-son.

2.5 Sprinkler heads shall beproperly maintained.

3. Lighting:

3.1 The District/adjacent proper-ty owner shall maintain light-ing control devices, i.e.,timers, photocells, etc.

4. Pedestrian Lights:

4.1 The District/adjacent proper-ty owner shall replace dam-aged or missing light polesor any part within 30 daysfollowing the damage.

4.2 The District/adjacent proper-ty owner shall replace aburned out bulb or lampwithin 10 days of it becom-ing burned out.

4.3 The District/adjacent proper-ty owner shall perform anyneeded general maintenancework, i.e., cleaning, paintingas needed to maintain aclean and neat appearance.

4.4 The adjacent property ownershall be responsible for pro-viding continuous electricalservice to the pedestrianlights in the adjacent publicright-of-way.

5. Trees:

5.1 Any person who installs atree shall guarantee the lifeof the tree for one (1) yearand shall replace any treethat dies or becomes dis-eased during the one (1)year period.

5.2 The District/adjacent proper-ty owner shall water but notoverwater any tree in theadjacent public right-of-way.

5.3 The District/adjacent proper-ty owner shall perform anyneeded maintenance of thetree space, including, but notlimited to: cleaning, weed-ing, mulching, and replace-ment of grates or pavingmaterials.

5.4 The District/adjacent proper-ty owner shall perform anyneeded general maintenancework on landscaped areas

and planter boxes installed inthe public right-of-way.

5.5 The District/adjacent proper-ty owner shall perform main-tenance work on treesinstalled in public space,including, but not limited to,pruning and spraying and,when necessary after the one(1) year period provided forabove, the District/adjacentproperty owner shall replaceany tree in public right-of-way.

5.6 When necessary, the District/adjacent property ownershall remove the grates, theprevious paving material, orany other material installedin the tree space to performnecessary maintenance onthe tree or the roots of thetree.

5.7 The District/adjacent proper-ty owner shall perform anyemergency maintenance on atree in the public right-of-way.

5.8 Trees or any other plantgrowth when permitted togrow upon public streets, orpublic right-of-way, shall bekept and maintained in sucha manner as not to endanger,interfere, or otherwise con-flict with requirements ofsafe public use thereon.

5.9 Trees or any other plantgrowth shall be sprayed asnecessary to prevent diseaseor insect damage.

5.10 Trees or any other plantgrowth shall be fertilized asnecessary to promote healthygrowth.

5.11 Lighting controls i.e., timers,photocells, etc., shall bemaintained in good operatingcondition.

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6. Shrubs:

6.1 The District/adjacent proper-ty owner shall perform main-tenance work on shrubsinstalled in public space,including, but not limited tocleaning, weeding, mulching,pruning and spraying and,when necessary replace anyshrub in public right-of-way.

6.2 The District/adjacent proper-ty owner shall water but notoverwater any shrub withinthe District/adjacent publicright-of-way.

7. Sod and GroundCovers:

7.1 The District/adjacent propertyowner shall perform mainte-nance work on sod or groundcovers installed in the publicright-of-way, including, butnot limited to: cleaning, mow-ing, spraying, fertilizing, aer-ating, dethatching, watering.

8. Sidewalk Paving:

8.1 The District/adjacent proper-ty owner shall promptlyrepair or replace cracks andbroken or missing sidewalkpaving if such crack or bro-ken pavement creates a haz-ard to public safety.

8.2 Sidewalks shall be kept clearof deleterious materials andall walks or plazas shall bekept clear and trash pickedup as needed.

8.3 Sidewalks shall be kept clearof snow accumulation within24 hours after snowfall ends.

8.4 Concrete joints shall be prop-erty maintained and caulkingreplaced as needed.

9. Trash Removal:

9.1 The District/adjacent proper-ty owner shall be responsiblefor trash pick-up andremoval as needed.

10. Metals:

10.1 The District/adjacent proper-ty owner shall be responsiblefor maintaining all metal-fab-ricated street furniture ele-ments, i.e., bike racks,benches, bollards, handrails,railings, “monuments,” pavil-ions, directories, etc., in goodrepair and condition. Paint-ed surfaces shall be repaint-ed if scratched, chipped, orpainted with graffiti. Brokenparts shall be replaced orrepaired within 30 days ofbeing damaged.

11. Wood:

11.1 The District/adjacent proper-ty owner shall be responsiblefor maintaining all woodenelements. Broken or other-wise damaged elements orparts shall be repaired orreplaced within 30 days ofbeing damaged. Woodenbenches shall be properlyoiled and maintained.

12. Brick and Stone:

12.1 The District/adjacent proper-ty owner shall be responsiblefor maintaining brick orstone planter walls in goodcondition. Missing units orstones shall be replaced.Mortar and caulking shall berepointed/or replaced asneeded.

12.2 Planter walls shall be keptclean.


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LOCALMAINTENANCEDISTRICTSREVISEDMUNICIPAL CODE

A2.29 General powers to create.

The City and County may createlocal maintenance districts, confer-ring special benefits upon realproperty within such districts andgeneral benefits to the City andCounty at large under provisionsas the city and County may beordinance provide, for the continu-ing care, operation, security,repair, maintenance and replace-ment of pedestrian and/or transitmalls. As used in this Article ofthe Charter, pedestrian and/ortransit malls shall mean a publicright-of-way and/or public rights-of-way from which general vehicu-lar traffic shall be excluded exceptthat public transportation vehicles,emergency vehicles and othervehicles by special permit may beallowed, and which shall havebeen specially constructed withamenities to enhance a primarilypedestrian environment. Any suchlocal maintenance district shallhave a Board of five members(hereinafter called the “Board”); atleast three members of said Boardshall be owners of real propertywithin such district or shall be rep-resentative of owners of suchproperty or officers of corporationswhich are owners of such proper-ty; and one member shall be theManager of Public works. Thefour members of the Board whowill serve with the Manager ofPublic Works shall be appointedby the Mayor at the time of the ini-tiation of the proposed district fora term of three years and may be

removed only for cause upon writ-ten charges and after a publichearing conducted by the Managerof Public Works. Activities involv-ing the continuing care, operation,security, repair, maintenance andreplacement of pedestrian and/ortransit malls utilizing district assess-ments in whole or in part shall besubject to the prior review andapproval by the Manager. Subjectto prior written approval by theManager, the Board may, utilizingdistrict assessments, undertake theactivities delineated above eitherdirectly or through contractor(s)selected by the Board. The admin-istration and/or contracting of suchactivities shall not be subject toany other provisions of the Char-ter, ordinances, or regulations ofthe City(Amended November 3, 1992)

A2.30 How initiated.

In all cases when the costs of thecontinuing care, operation, securi-ty, repair, maintenance andreplacement of pedestrian and/ortransit malls are to be assessedwholly or in part upon the realproperty, exclusive of improve-ments thereon, benefited, the dis-trict therefor shall be initiated andproposed by filing a petition there-for with the Department of PublicWorks; or, in the alternative, theManager of Public Works (here-inafter called the “Manager”) with-out receiving a petition thereformay in his official capacity initiateand propose the establishment ofsuch a district. Each petition shallinclude an accurate description ofthe boundaries of the proposeddistrict; the zoning; the assessedvalue for the current year of thereal property, exclusive ofimprovements thereon; the totalarea of the proposed district; thearea, location and assessed valuefor the current year of the real

property, exclusive of improve-ments thereon, of each signer ofthe petition sufficient to establishthat the petitioners own real prop-erty, exclusive of improvementsthereon, representing thirty-five ormore per cent of the assessed val-uation of the real property, exclu-sive of improvements thereon, ofthe proposed district; a generaldescription of the pedestrianand/or transit mall; and the man-ner and estimated cost of the con-tinuing care, operation, security,repair, maintenance and replace-ment of said pedestrian and/ortransit mall. All signatures on peti-tions shall be subscribed andacknowledged in the manner pro-vided by law for the acknowledge-ment of deeds of conveyance ofreal estate; provided, however, thatthe signature of any owner orowners may be attached to a peti-tion by agents duly authorized bya power of attorney accompanyingthe petition. No petitioner, hisheirs or assigns, shall be permittedto withdraw from a petition afterthe Manager has advertised suchlocal maintenance district forremonstrances. When a petitionsigned by the owners of real prop-erty representing thirty-five ormore per cent of the assessed val-uation of the real property, exclu-sive of improvements thereon,within the proposed district hasbeen filed or when a proposal bythe Manager for the establishmentof such a district has been initiatedand proposed, the Manager shalladvertise such proposed localmaintenance district for remon-strances.(Amended November 7, 1978)

A2.31 Manner of notice.

In all cass when the costs of thecontinuing care, operation, securi-ty, repair, maintenance andreplacement of pedestrian and/or

A P P E N D I X F

transit malls are to be assessedwholly or in part upon the proper-ty benefited, the Manager shall byadvertisement for three publicationdays, exclusive of Sundays andholidays, in the official newspaper,give notice to the owners of theproperty benefited and to all per-sons interested generally, withoutnaming such owners or persons.Said notice shall state the exteriorboundaries of the property to beso assessed or of the proposed dis-trict; a description of the propertywhich would be benefited thereby;a proposed method of assessmentand the manner of payment there-of; and the date, place and timefor hearing written remonstrancesto the proposed district whichshall be not less than twenty daysafter the last publication of thenotice.(Amended November 7, 1978)

A2.32 Hearing - Remonstrance and order.

On the day and at the time andplace specified in the notice here-inabove set forth, the Manager orhis authorized representative, shallconduct a hearing for the purposeof considering the desirability ofand the need for the continuingcare, operation, security, repair,maintenance and replacement ofthe pedestrian and/or transit mall.If for any reason the hearing ispostponed and not held until alater hour or date, and the Manag-er is hereby authorized to post-pone any hearing to a fixed laterhour and date, written remon-strances to the proposed districtshall be accepted to the openingof the postponed session of thehearing; otherwise, such writtenremonstrances must be filed priorto the date and hour of the origi-nal hearing. all written remon-strances to the proposed districtshall be subscribed and acknowl-edged in the same mannerrequired for petitions. No personwho has signed a petition for the

proposed district shall be permit-ted to sign a remonstrance unlesssuch person has withdrawn fromsuch petition as herein provided.If a duly executed written remon-strance is timely filed by the own-ers representing fifty or more percent of the assessed valuation ofreal property, exclusive ofimprovements thereon, within theproposed district, said proposeddistrict, whether it be a proposeddistrict initiated and proposed bythe filing of a petition therefor or aproposed district initiated and pro-posed by the Manager withoutreceiving a petition therefor, shallnot be ordered. After the hearingand subject to the foregoing limita-tions, the Manager shall enter anorder either approving the pro-posed district or disapproving theproposed district.(Amended November 7, 1978)

A2.33 Maintenance costs.

At the time of the initiation of theproposed district, the Managershall estimate the total cost of thecontinuing care, operation, securi-ty, repair, maintenance andreplacement of the pedestrianand/or transit mall in the proposeddistrict, and a detailed estimate foreach maintenance element includ-ed in said district for the first fullyear of the existence of the district.(Amended November 7, 1978)

A2.34 Creating ordinance required.

Whenever the Manager approves alocal maintenance district after thehearing as hereinabove set forth,he shall cause to be prepared andsubmitted to Council an ordinanceauthorizing the creation of the dis-trict for the continuing care, opera-tion, security, repair, maintenanceand replacement of the pedestrianand/or transit mall proposed. Thecreation ordinance shall apportionthe relative benefits to the realproperties, exclusive of improve-

ments thereon, within the localmaintenance district, which shallremain the same during the entireexistence of the district except ashereinafter provided and whichapportionment shall not be dis-turbed by any reviewing courtexcept upon a finding as a matterof law that the determination ismanifestly disproportionate to theassessments imposed upon otherreal property, exclusive ofimprovements thereon, in the dis-trict. Such ordinance shall be inthe form recommended by theManager by endorsement thereonand shall not be subject to amend-ment by Council.

The Board or the Manager may,from time to time, order a benefitstudy of the district; or, in thealternative, a petition requestingthat such a study be made, signedby the owners of real propertyrepresenting thirty-five or more percent of the assessed valuation ofthe real property, exclusive ofimprovements thereon, of the dis-trict, may be filed with the Depart-ment of Public Works. Each peti-tion so initiated by property own-ers shall include the currentassessed value of the said realproperty, exclusive of improve-ments thereon, of each signer ofthe petition sufficient to establishthat the petitioners own real prop-erty representing thirty-five ormore per cent of the assessed val-uation of the real property, exclu-sive of improvements thereon, ofthe district and a justification forthe request of a benefit study. Thecost of any benefit study shall bean assessable cost.

The Manager shall determine, afterconsidering the benefit study, ifmodifications or adjustments of therelative benefits established byordinance are required; and if theManager determines that modifica-tions are required, he shall causeto be prepared and submitted toCouncil an ordinance modifying


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the relative benefits to the realproperties, exclusive of improve-ments thereon, within the localmaintenance district. Such ordi-nance shall be in the form recom-mended by the Manager, with theprior advice of the Board havingbeen obtained, by the Manager’sendorsement thereon and shall notbe subject to amendment by Council.

The respective proceedings by theManager may be modified, con-firmed or rescinded by the Manag-er at any time prior to the passageof the ordinance authorizing thecreation of the district for the con-tinuing care, operation, security,repair, maintenance and replace-ment of the pedestrian and/ortransit mall. The finding of Coun-cil by ordinance that any of theabove activities were duly orderedafter notice duly given, or that apetition or remonstrance was orwas not filed or was or was notduly subscribed and acknowl-edged as herein required, shall beconclusive in every court or othertribunal.(Amended November 7, 1978)

A2.35 Assessment of costs - Notice of assessments - Written complaints.

In all cases when the costs of thecontinuing care, operation, securi-ty, repair, maintenance andreplacement of pedestrian and/ortransit malls are to be assessedwholly or in part upon the realproperty exclusive of improve-ments thereon, to be benefited, thecosts shall be assessed on said realproperty, exclusive of improve-ments thereon, in proportion tothe benefits secured. The Boardshall have the right, power, author-ity, duty and obligation to deter-mine annually the total or propor-tionate annual costs to be assessedfor the continuing care, operation,security, repair, maintenance andreplacement of the pedestrian

and/or transit mall which shall beproportionately assessed annuallyagainst the real properties, exclu-sive of improvements thereon, inaccordance with the creating ordi-nance. Said annual determinationsshall be made after the Board’sreceipt each year of an estimatedtotal annual costs for the continu-ing care, operation, security,repair, maintenance and replace-ment of the pedestrian and/ortransit mall submitted by the Man-ager. Upon said annual determi-nation, the Manager, for three pub-lication days, exclusive of Sundaysand holidays, shall publish in theofficial newspaper a notice to theowners of the real properties to beassessed and to all persons inter-ested generally, without namingsuch owners or persons, specifyingthe annual costs and a proposedassessment thereof on the proper-ties benefited; and a statement thatany written complaints and objec-tions to the proposed assessmentwhich are filed with the Managerat any time within twenty daysafter the last publication of thenotice will be heard and deter-mined by Council, sitting as aBoard of Equalization, at its firstregular meeting thereafter, or at apostponement thereof, before thepassage of any ordinance assessingsaid costs.(Amended November 7, 1978)

A2.36 Hearing by council -Clerk’s certification.

After the period specified in suchnotice, Council sitting as a Boardof Equalization, at its next regularmeeting, or an adjournment there-of, shall hear and determine allwritten complaints and objectionsfiled with the Manager and mayconfirm the assessments proposedor make any modifications whichmay seem equitable and just.After the consideration of all objec-tions to the assessments shall bemade by Council, it shall certifyany such modifications to the Man-

ager who shall prepare an assess-ing ordinance in accordance there-with and transmit the same toCouncil. The assessing ordinanceshall assess the annual costs of thecontinuing care, operation, securi-ty, repair, maintenance andreplacement of the pedestrian and/or transit mall against the realproperties, exclusive of improve-ments thereon, as determined, andthe City Clerk shall thereupondeliver to the Manager of Revenueand the Auditor a certified copy ofthe ordinance.(Amended November 7, 1978)

A2.37 Manager of revenue to prepare assessment roll.

The Manager of Revenue shallfrom said assessing ordinance pre-pare a local assessment roll. Onrequest for the amount of the taxesagainst any property the Managerof Revenue shall include in hisstatement special assessments for alocal maintenance district. Noerror, failure, neglect or default onthe part of the Manager of Rev-enue in complying with the provi-sions of this section shall invalidateany tax or assessment or affect thelien thereof.(Amended November 7, 1978)

A2.38 Effect of judicial invalidation of district.

From the date of the publication ofthe assessing ordinance all assess-ments for a local maintenance dis-trict made pursuant hereto shall bea lien in the several amountsassessed against each lot or tract ofland, and such lien shall have thepriority of the lien for local publicimprovements. As to any subse-quent subdivision of any realestate assessed for a local mainte-nance district pursuant hereto, theassessments in each case shall be alien upon all the subdivision inproportion to their respectiveareas. No delays, mistakes, errors,defects or irregularities in any act

75

or proceeding authorized hereinshall prejudice or invalidate anyassessment for a local maintenancedistrict, the same shall be reme-died by subsequent or amendedacts or proceedings as the casemay require, and when so reme-died the same shall take effect asof the date of the original act orproceeding. If in any court ofcompetent jurisdiction any assess-ment for a local maintenance dis-trict is set aside for irregularity inthe proceedings, then Council,upon recommendation and noticeas required in making of an origi-nal assessment, may make a newassessment in accordance with theprovisions herein.(Amended November 7, 1978)

A2.39 Assessments - When due.

Without demand, all assessmentsfor a local maintenance districtshall be due and payable on thefirst day of January of the yearnext following the year in whichthe assessing ordinance becameeffective, and said assessment shallbecome delinquent if not paid bythe last day of February of the yearnext following the year in whichthe assessing ordinance becameeffective.(Amended November 7, 1978)

A2.40 Penalty on delinquent assessment.

If an assessment for a local mainte-nance district is not paid by thelast day of February of the yearnext following the year in whichthe assessing ordinance becameeffective, penalty interest on theamount of the assessment shallaccrue at the rate of one per centper month or fraction of a monthfrom the first day of March of saidyear next following the year inwhich the assessing ordinancebecame effective until the day ofsale as hereinafter provided.(Amended November 7, 1978)

A2.41 Sale of property.

The Manager of Revenue shallreceive payments of all assess-ments for a local maintenance dis-trict against real estate appearingupon his records, and in case ofdefault in the payment of such anassessment for the period of fivemonths after the same becomesdelinquent, shall advertise and sellany and all real estate concerningwhich such default is suffered; andsaid sales and advertisements shallbe made at the same time or times,in the same manner and under allthe same conditions and penaltiesand with the same effect as areprovided by general laws for thesales of real estate in default ofpayment of general taxes.(Amended November 7, 1978)

A2.42 Purchase by the city and sale of certificates.

At any sale by the Manager of Rev-enue of any real estate in the Cityand County for the purpose ofpaying any special assessments fora local maintenance district, saidManager may purchase any suchreal estate without paying for thesame in cash, and shall receivecertificates of purchase in thename of the City and County, andsuch certificates shall be receivedand credited at their face value,with all interest and penaltiesaccrued, to the Manager of Rev-enue on account of the assess-ments for a local maintenance dis-trict in pursuance of which thesame was made. Said certificatesmay thereafter be sold by the Man-ager of Revenue at their facevalue, with all interest and penal-ties accrued, and by him assignedin the name of the City and Coun-ty, and the proceeds credited tothe fund created by ordinance forthe payment of such assessments.Such assignments shall be madewithout recourse upon the Cityand County in any event, and thesale or the assignment of the cer-

tificates shall operate as an assign-ment of the lien in favor of theCity and County and to the holdersof such certificates, as is providedby law in the case of sales of realestate for default in payment ofgeneral taxes.(Amended November 7, 1978)

A2.43 Accountability of collections.

All collections made by the Manag-er of Revenue in any calendarmonth upon any such assessmentfor a local maintenance districtshall be accounted for to the Audi-tor on or before the tenth day ofthe next succeeding calendarmonth.(Amended November 7, 1978)

A2.44 Surplus money in district.

When the existence of a localmaintenance district is terminatedand any money remains to thecredit of said district, it shall betransferred to the general fund ofthe City and County.(Amended November 7, 1978)

A2.45 Limitations of actions.

No action or proceeding, at law orin equity, to review any acts orproceedings, or to question thevalidity or enjoin the performanceof any act, or the levy or collectionof any assessment for a local main-tenance district authorized herein,or for any other relief against anyacts or proceedings done or hadpursuant hereto or under the pro-visions of the Charter of the Cityand County of Denver, with refer-ence hereto, whether based uponillegalities, irregularities or jurisdic-tional defects, shall be maintainedunless commenced within ninetydays after the performance of theact or the passage of the resolutionor ordinance complained of or elsebe thereafter perpetually barred.(Amended November 7, 1978)


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77

Article II.

PARKWAYS ANDBOULEVARDS

Sec. 49-16. Designation.

The following are designated asparkways and boulevards:

(1) East Alameda Avenue-Steele Street to Quebec Street;

(2) Berkeley Cutoff-West 46th Avenue at Yates Street to Sheridan Boulevard;

(3) Bonnie Brae Boulevard-University Boulevard at Exposition to Mississippi Avenue at Steele;

(4) Buchtel Boulevard-Clarkson Street to Colorado Boulevard;

(5) City Park Esplanade-Colfax to East 17th Avenue;

(6) Cherry Creek Drive (north and south sides)- University Boulevard to Quebec Street;

(7) Clermont Street Parkway-East 3rdAvenue to East 6th Avenue;

(9) Downing Street Parkway-East 3rd Avenue to East Bayaud Avenue;

(10) Federal Boulevard-South city limits to 25th Avenue; 26th Avenue to north city limits;

(11) Forest Street Parkway-East 17th Avenue to MontviewBoulevard;

(12) Hale Parkway-East 12th Avenue at Colorado Boulevard to East 8th Avenue at Grape Street;

(13) South Irving Street Parkway-West Evans Avenue to West Jewell Avenue;

(14) Josephine Street-Cherry Creek to 2nd Avenue;

(15) Monaco Street Parkway-East 40th Avenue to Quincy Avenue except that portion of the west side of Monaco Street Parkway between the Highline Canal and Hampden Avenue in Arapahoe County;

(16) South Marion Street Parkway-East Bayaud Avenue at

Downing, to Marion Street to East Virginia;

(17) Montview Boulevard-Colorado Boulevard to Syracuse Street;

(18) Park Avenue-East Colfax to East 20th Avenue

(19) Richthofen Place Parkway-Monaco Parkway to Oneida Street;

(20) Speer Boulevard (north and south to Cherry Creek)-Federal Boulevard to Downing Street;

(21) University Boulevard-South city limits to Yale Avenue; Iowa Avenue to 6th Avenue;

(22) Williams, 3rd Avenue Parkways, and Country Club Island-Williams Street from East 8th Avenue to East 4th Avenue; Fourth Avenue from Williams Street to Gilpin Street from East 4th Avenue to East 3rd Avenue; 3rd Avenue from Gilpin Street toDowning Street; Downing Street from East 3rd Avenue to Speer Boulevard; Franklin Street; 1st to4th Avenue; Gilpin Street, 1st to 4th Avenue; High Street, 1st to 4th Avenue;

(23) East 1st Avenue-Downing Street to University Boulevard;

(24) East 3rd Avenue Parkway-Colorado Boulevard to Clermont Street;

(25) East 6th Avenue Parkway-Colorado Boulevard to Clermont Street;

(26) East 7th Avenue Parkway-Williams Street to Colorado Boulevard;

(27) West 14th Avenue Parkway-Bannock Street to Broadway;

(28) East 17th Avenue Parkway-Colorado Boulevard to Monaco Parkway;

(29) East 26th Avenue Parkway-York Street to Colorado Boulevard;

(30) East 32nd Avenue Parkway-Elizabeth Street to Quebec Street;

(31) West 46th Avenue-Grove Street to Sheridan Boulevard.

Sec. 49-17. Setback regulations

(a) Parkways and boulevardsnamed in this article shall be sub-ject to such setback regulation ofstructures as the manager of parksand recreation may file with thebuilding and zoning departments;provided, however, that such set-back regulations shall not apply topolice stations and provided fur-ther that where existing develop-ment of a particular block contra-dicts the intent of such setbackregulations, permits may beapproved consistent with the set-back of existing structures on thatblock.

(b) The manager of parks andrecreation may waive the setbackrequirements for fences and wallsin excess of four (4) feet in heightwhere it is found that the pro-posed fence or wall would belocated on a parkway or boulevardwhere the impact of traffic andnoise from said parkway or boule-vard interferes with the reasonableuse and enjoyment of the subjectproperty and the fence or wall willnot detract from the boulevard orparkway setting or the use of adja-cent property. No waiver may begranted unless the proposed fenceor wall has been approved by thedepartment of zoning administration.

Sec. 49-18. Building to front onparkway or boulevard.

Every building shall either face theparkway or boulevard or one oftwo (2) fronts shall face the park-way or boulevard; provided, how-ever, where existing developmentor municipally approved plattingcontradicts the intent of this provi-sion permits may be approvedconsistent with such existingdevelopment or platting.

A P P E N D I X G


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WELLINGTON E. WEBBMAYOR

BRUCE ALEXANDERManager of Parks and Recreation

JENNIFER T. MOULTONDirector of Planning and Development

MICHAEL MUSGRAVEManager, Public Works Department

DENVER PLANNING BOARD

Ruth Falkenberg Chair

Debra M. Gallegos Daniel Guimond

Bernie Jones Marilee Utter

Jeanne Labuda Philip Milstein

Rick Pederson Marilyn Stokes

Gilbert F. McNeish Thomas Foster

A C K N O W L E D G E M E N T S


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PLANNING, ZONING & COMMUNITY DEVELOPMENT

Dick FarleyDeputy Director, Urban Design

Billie Bramhall(former) Deputy Director of Planning,Zoning, and Community Development

Mark UpshawUrban Designer

Mark HessGraphic Designer

Jerry GarciaProgram Manager, Community Development

Beth TrubyProgram Specialist, Community Development

Bob HiesterSenior Architect, Community Development

David WicksSenior City Planner

PARKS & RECREATION DEPARTMENT

B.J. BrooksDeputy Manager, Parks

Paul FosterDeputy Manager, Planning/Design

Judith O'ConnorCity Forester

Paul RyanForestry

Ron MckitrickAssist. Director of Infrastructure Management

Maureen Van NordenLandscape Architect, City Wide Tree Coordinator

Dorothy BorlandWater Conservation Analyst

DEPARTMENT OF PUBLIC WORKS

Richard BrasherDeputy Manager, Transportation

John StammCity Engineer

Terry RosapepDirector, Transportation Planning

Dennis RoyerDirector, Transportation Engineering

Roger JohnsonAssistant Director, Design Engineering

Ed EllerbrockDeputy Director, TransportationEngineering

Mark LeeseSenior Architect

Brian MitchellTraffic Operations and StreetlightingEngineer

Lloyd BimsonStaff Engineer

James MackayBicycle and Pedestrian, Coordinator

Aaron RiveraAssistant Director, Right-of-Ways and Survey’s Section

Lesley ThomasChief Civil Engineer

Pete BaertlienProject Engineer

CONSULTANTS

DHMDick Marshall, Gregg Brown

CivitasMark Johnson

Design-Ventures, Inc. Sara Jane Maclennan

DENVER WATER

Liz InmanConservation Officer

Ken BallConservation Specialist

Donna PacettiConservation Specialist

DENVER PUBLIC LIBRARY

Special thanks to the Western HistoryDepartment for Historic Photographs

PHOTOGRAPHY

Gregg Brown, Mark Leese, Paul Foster, Mark Upshaw

COVER PHOTOSherman Avenue on a Stormy Day, 1905L.C. McClureCourtesy Denver Public Library, Western History Department

TREE FORM GRAPHICSPages 11-24Courtesy Schichtel’s Nursery

C R E D I T S


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Tothose of this city who now,

in the past, and for the future, have the wisdom, sustaining energy

and commitment to care for our urban landscape.

D E D I C A T I O N

Streetscape Design Manual 1993 - Denver...Good streetscape design will also improve the image of a...

Documents

Transcript of Streetscape Design Manual 1993 - Denver...Good streetscape design will also improve the image of a...