Oak Street Station TOD Master Plan - Lakewood, CO

Oak Street Station

Transit Oriented Development

Masterplan

Lakewood, CO

Katy Casper 6632: Site Planning

1

2

Table of Contents Introduction......................................

FasTracks

West Corridor

Oak Street Station

Transportation Statistics

Transit Oriented Development

......................................4

Precedent Studies.................

Las Ramblas, Barcelona

GEOS Net Zero Energy Mixed-Use Neighborhood - Arvada, CO

.................8

Land Use & Proposal Concept................................

Concept Diagrams

Existing and Proposed Land Use & Circulation

Existing and Proposed Figure Ground

Existing and Proposed Groundcover

Existing Grading, Drainage & Floodplains

Proposed Stormwater Management

..............................10

Site Program................................

0

100

200

Civic/Office

Commercial/Retail

Mixed Use

Piggyback Lofts

Rowhouses

Single Family Cottage

Research & Development

Public Parks & Plazas

Land Use Summary Table................................

...............................18

...............................32

3

Introduction RTD FasTracks The RTD FasTracks Program is a multi-billion dollar comprehensive transit expansion plan to build 122 miles of new commuter rail and light rail, 18 miles of bus rapid transit, 21,000 new parking spaces at light rail and bus stations, and enhance bus service for easy, convenient bus/rail connections across an eight-county Colorado district.

The Denver and the surrounding region is currently home to 2.8 million people and that number is expected to grow to 4.2 million by 2035. As a result, improvements in transportation infrastructure are critical to maintaining the excellent quality of life that attracts so many to this area. In 2008, RTD carried over 102 million riders. Ridership on the current rail system has exceeded the most optimistic projections, carrying more than 60,000 riders every weekday.

West Corridor The West Corridor line will connect Union Station in downtown Denver and the Jefferson County Government complex. The line is scheduled to open in 2013.

The Oak Street Station will be located on Oak Street, a couple blocks south of West Colfax Avenue in Lakewood, CO.

Oak Street Station The City of Lakewood’s overall vision is to transform the area around this light rail station into a mixed-use center, with an emphasis on research and development, and retail opportunities. Development that occurs in the station area is to be urban in form, with building entrances located directly on sidewalks to allow for easy walking access. The station area will be pedestrian friendly with wide sidewalks and street trees planted to create a pleasant atmosphere. Multi-story office and residential buildings, with ground floor retail will be located in the blocks nearest the station and in redevelopment areas north of Colfax Avenue. The expansion of office, laboratory, and research and development uses south and west of the station will also help create a strong employment base for the area and the City. New development north of the station will provide for new pedestrian and vehicular connections to and from Colfax Avenue.

4

OWENS ST

PIERSON ST

W 15TH PL

Transit Oriented Development W COLFAX AVE

“Transit Oriented Development as an approach to combat traffic congestion and protect the environment has caught on all across the country. The trick for real estate developers has always been identifying the hot transportation system. Today, highways are out; urban transit systems are in.�

70

W 14TH PL

W 14TH AVE

West Colfax Avenue 1/4mi. 1/2mi.

LOCATION OF FUTURE OAK STREET STATION

W 13TH PL

W 13TH AVE

MOORE ST

W 12TH PL

PRIVATE

W 12TH AVE

Personal Transportation Statistics

W COLLINS AVE

The bar graph and pie chart below show that too many locals spend too much time in their cars. The Oak Street Station TOD Masterplan is intended to be a self-sustianing site where the residential supports the retail and vice versa, thus significantly reducing or even eliminating the dependency on the automobile.

0

100

W 12TH AV E

- The Urban Land Institute (ULI)

Transit Oriented Development is the exciting, fast-growing trend in creating vibrant, livable communities. It is the creation of compact, walkable communities centered around high quality train systems. This makes it possible to live a higher quality life without complete dependence on a car for mobility and survival.

The Oak Street Station will bring a source of life to this dull and neglected Lakewood site. The purpose of this masterplan is to create a sustainable community economically, socially, and environmentally through transit oriented development.

200

W 9TH PL

5

West Corridor Zoning R1A Residential One Acre District

3-R Duplex and Small Lot Residential District

OF Office District

4-C Regional Commercial District

RR Rural Residential District

4-R Medium Density Attached Residential District

1-C Convenience Commercial District

5-C Large Lot Commercial District

1-R Large Lot Residential District

5-R Higher Density Residential District

2-C Neighborhood Commercial District

IN Industrial District

2-R Small Lot Residential District

6-R Mobile Home Residential District

3-C Community Commercial District

PD Planned Development Zone District

RD PRIVATE

PIERCE ST

REED ST

TELLER ST

W EXPOSITION AVE

EATON ST

N UTICA ST

N VRAIN ST

N WOLFF ST

N YATES ST

N XAVIER ST

W OHIO AV E

N UNO CT N TENNYSON ST N UTICA ST

N VRAIN ST

N WOLFF ST

N STUART ST

N YATES ST

N ZENOBIA ST

N XAVIER ST

N YOUNG CT

S UTICA ST

S VRAIN ST

ON

DR

S WOLFF ST

S WINONA CT

SHERIDAN BLVD

BENTON ST NT S BE

AY

S BENTON ST

S XAVIER ST

S KENDALL ST

0

DR

DR

CEDAR AVE

W NEVADA PL W DAKOTA AVE

City Boundary W ALASKA PL

I

W BINGHAM PL

W CUSTER PL

DR

W EXPOSITION AVE

R

EIR

No Parking

W VIRGINIA AVE

1 inch on the map represents 700 feet on the ground.

W JEFFERSON PL

O DS

SW

W ALAMEDA AVE

ER

CT

S LAMAR ST

Indicates Conditional Zoning

W CE N T

660 1,320 Feet ST

S REED

IN

General Information

S DE PE W

W CENTER AVE

W

Park-n-Ride

Land Parcels S LAMAR CT

Y

S MARSHALL ST

W

SW

S YATES ST

PD

S ZENOBIA ST

S-6-R

S SHERIDAN BLVD

S-IN

¤ n

S YATES W

Light Rail Line

S-OF

6-R

DR

DR

CHASE ST

OF

IN

S CH AS E

S CHASE ST

West Corridor Light Rail Features

S-5-C

S-5-R

*NOTICE* Effective July 30, 2007

S AMES ST

S SAULSBURY ST

S DE PEW

5-C

S EATON ST

S-4-C

S-3-R

Transit Mix Use Boundary Area

S EATON CT

4-C

3-R

S GRAY ST

S-2-R

S FENTON ST

S-3-C

S NEWLAND ST

PK

S OTIS ST

O N

N SHERIDAN BLVD

EATON PL

INGALLS ST

3-C

2-R

5-R

S PIERCE ST

LL IS

S UPHAM ST

A

N WINONA CT

HARLAN ST

W CEDAR PL

S REED ST

S TELLER ST

JAY ST

S-1-R

S HARLAN ST

NEWLAND ST

S-2-C

S INGALLS ST

S QUAY ST

W CEDAR CIR

S WADSWORTH BLVD

MARSHALL ST

NEWLAND C T S NEWLAND CT

S YUKON ST S YARROW ST

S VANCE ST S CODY ST

S DUDLEY ST

S FIELD ST

S FLOWER ST

N A MES ST

Y

M

QUAY ST

ZEPHYR ST S ZEPHYR ST

S ALLISON ST

S BALSAM ST

S AMMONS ST

2-C

4-R

TMU Sub Areas

W 2ND AVE

S-1-C

1-R

W SHORT PL

Transit Mixes Use Zones

W 3RD AVE

W ALASKA DR

S

PRIVATE

PA RK RD

N ZENOBIA ST

AMES ST

DEPEW ST

GRAY ST

KENDALL ST

ES

CE

NT L

N

VIST A LN

WADSWORTH BLVD

BALSAM ST

AMMONS ST

BRENTWOOD ST S BRENTWOOD ST S CARR ST

S ESTES ST

S HOLLAND CT

S IRIS CT

S KLINE ST

S LEE ST

S LEWIS ST

S MILLER ST

FENTON ST

LAMAR ST

OTIS ST

SAULSBURY ST

VANCE ST

UPHAM CT

LN

LN

EMERALD

PARK

WEBSTER ST

DR

EDAR DR

EL

N W CENTER PL

S

W 4TH AVE

1-C

S-R-1A

S-4-R W BYERS PL

W DAKOTA AVE

S FIELD CT

S O N ST

S TAFT ST

WV

W CE NTER AVE

S KI PLING ST KI PLING SERVICE ROAD

GLENNON D R

CT

S ARBUTUS

S MOORE ST

W A

S OAK ST

R

S NEWCOMBE ST

CI

S QUEEN ST

UE EN

AY

S OWENS ST

E

W

S PARFET ST

TT

B

S QUAIL ST

U

O B

S PIERSON ST

DR

O

I

W

DA KO TA

FR ON TA G ED A W

AL AM

S ALKIRE ST

D N SIT IO

R

ON

EX PO

S SWADLEY ST

W ALAMEDA DR

SY

EN

W

Q

R

S

AVE NIA GI R

A DR EVAD WN

S COLE CT

D

Y

ST

S COORS CT

R

Y PKW

S SIMMS ST

AY

W DAKOTA AVE

W

HT

SX

ST

W

WC

DA

S

T

R ER D

R

W BAYAUD PL

W ALAMEDA AVE E AM AL

S

OUNGFIE

TMU - O2

IG S WR

S

W ALASKA PL

DR

DY CO S CODY CT

W CEDAR AVE

S URBAN ST

LD Y OUN G FIE C

S DOVER ST

S EVERETT ST

TMU - O2

S GARRISON ST

S UNION BLVD

TMU - C

S GARLAND ST

Denver Federal Center

S HOLLAND ST

OP

W BAYAUD AVE

S HOYT ST

O S VAN GO RD

DR

TMU - O

W 6 TH AVENUE FWY EB

W 5TH AVE

Zoning Classifications

W ARCHER PL

T

C D

S ZINNIA WAY

E

MAIN AVENUE

W CEDAR DR

NT W CE

6

DOVER ST

UNION BLVD

ST

W

1S

T

WA RD

PL

W

PRIVATE

DR P

OO V I NNEY

ST

R ID G EL D

D

LO

DR

VIR GI N IA

KIPLING ST

ST

DEFRAME CT

LI EL

T

E

S

ST

W 6TH AVE W 6TH AVENUE FWY WB

RAMP

W 3RD PL

R-1A

MAPLE DR

CAMP U S

N

MA PLE P

W S DEFRAM E

W

W

AR W

WAY

W DAKOTA PL

LA SK A

WE

K

W

LD CIR

WA

ET FIRST STRE

PL

R AV E N U E

RAMP

W 6TH AVENUE SERVI CE RD S

West Corridor Light Rail Transit

W 1ST AVE

ET

R

CE NTE

W 1ST PL

2ND AVE

RE

W 2ND PL

W

W 6TH AVE WB

RR

ST

DA

R

D

N YA

L

WAY

CE

I ER C

IR TH

RA LO

W

T

SF

S

W

EE

L

WAY

E W MAP L E AV

TR

ET

S

S TH FIF

PU

RE ST

M CA E

TH

AY W

S IX

A

ET

OR

DOV

W 3RD PL

R NST AVE

W 4TH AVE

RE ST

FL

R 2ND D

W 4TH PL

H NT

TMU - SC

VE TA

ET RE

VE

1S

H

ST

SE

W

¤ n

ET RE

DR

ST

T

T UR FO

H

1S

NORTH AVENUE

H

UNION STATION

E AV

W

IG

HT

D

WR

EIG

2N

G

ET

P W 3RD L

W

N ZA ARBUTUS DR

N WINONA CT

UPHAM ST

YARROW ST

ALLISON ST

CARR ST

COD Y CT

DN

R

RAM

W 5TH AV E

RE ST

WAY

ST

ND

S

W 4TH A VE

CO

H AV

AMES CT

DOVER ST

R WAY DOVE CODY ST

ESTES ST

EVERETT ST

FIELD ST

FLOWER ST

GARRISON ST HOLLAND ST

INDEPENDENCE ST

MILLER CT CT

U

W 5TH PL

P

BL KON ST YU

VD

W 6TH AVENUE SERVICE RD S

W 6TH AVE

W 6TH AVENUE FRONTAGE RD N W 6TH AVE EB

SE

W 5T

EEK RD

CR

WADS WO RT H

TMU - O

W 7TH AVE

DOW EA

S JAY ST

KLINE

DR

JOHNSON ST

NEWCOMBE ST

URBA N ST

VAN GORDON ST VIVIAN CT

TU

AR

BU

DUDLEY ST

PIKE VIEW ST

OAK ST

TABOR ST

XENON CT

BEECH ST

T

SS

ST

E DR

CR

N

W 8TH AVE E NDALL

W 6TH AVENUE SERVICE RD S

W 6TH AVE RAMP

TMU - SC

W

G

W 6TH AVE WB

W 6TH AVE EB

W 6TH AVE WB

¤ n

K

COLE D R

WESTVIEW DR

SUNSET DR

LA

AU

ED CT

W 8TH PL

VIL

BR

TMU - MDR L W 9TH P

W 9TH AVE

D

W 6TH AVENUE FRONTAG E

W 11TH AVE

W 10TH PL

LOMBARDY LN

7T HA VE

RBA N

TMU - HDR

W 11TH PL

TMU - MDR

TMUMDR

W 13TH AVE

LAMAR STATION

W 12TH AVE

O O

COORS ST

!

W

!

W 6TH AVE EB

¤ n

KE

W

HD R

W 6TH PL

TMU - LDR

TMU - SC

TMU - HDR

SHERIDAN STATION

TMU - C

W 14TH AVE

LA

DR

6T

GLEN AYR DR

RR Y

G LE N

DR

GARLAND ST

HOYT ST

DA LE DR

JELLISON ST

LEE LN

IRIS ST

GLEN MOOR DR

GLEN DEE DR

W COLFAX AVE

W 7TH PL

K

RE

DR

AR RP

W 16TH AVE

W 10TH AVE

9TH DR

S

E NV DE W 17TH AVE

TMU - C

W 9TH PL

PA RFET ST

W LAND CT

PL

LAKEWOOD PL

GARRISON STATION

W

H 7T

TMU - MDR

W 16TH PL

EVERETT CT

VIVIAN ST

WELCH ST

XENON ST

YANK ST

XENOPHON ST

W KATHERINE AVE

I

W

W

W 7TH P L

N

19 TH

TMU - LDR

!

W 11TH AVE

LE W

COLE ST

LAKEW O O D

W 12TH LN

W

BRAUN CT

LEE ST

W 13TH PL

W COLLINS AV E

W 12TH AVE

W 8TH PL

RED ROCKS CC STATION

W 18TH AVE

PKWY

H EIGHTS DR

QUAIL ST

D

DEFRAME ST

G LE

W 8TH AVE

N EY CT

WADSWORTH STATION

PR IVA TE

W 12TH PL

TMU - RD

W PLEASANT AVE

9 T H AV E

DEVI N

ELLIS ST

A

YR

RD

W 13TH AVE

W VIL L AGE

TMU-HDR

¤ n

W SECURITY AVE

AND

SW EET

OAK STATION

RD

W 14TH PL

W 10TH AVE

FIG ST

LEWIS ST

MILLER ST

YO

TMU - SC

W 14TH AVE

DR OLFA X

COLORADO MILLS PK W Y

G

W

W 19TH AVE

W COLFAX AVE

W INDEPENDENCE AVE

NO RM

WC

MOORE ST

NELSON ST

OWENS ST

TMU - C W 15TH PL

ST LD

R ES E AC W ID

GL E N

W 16TH AVE

KLINE ST

S

OWENS CT

ROBB ST

SIMMS ST

VIEW POINT RD

W

15

T

ILL RD

B U RY CT

O

C HT

TMU - HDR

TMU - C

TMU - MDR

OVERH

MEADOW

E AV

RD

RNE RD

O

RD ORCHA

HAWTHO

C

X

KI N G

RIG

L D DR

TH

DR

I-7 0

RA

M P

I-7 0

W

B

E YOU NG FI

E

ROUTT ST

R HD W 16 T

EB

GF I UN

W 17TH PL

E

R

DR

LE

HA RD DR RC

A LF

TAFT ST

I-7 0

WINF

W

PL

TMU - MDR

LD

AR

CO

VD BL

G LEN SHIE

B

P

B

PL

W 17TH AVE

W AY

EB

Y W PK

ES T

O

TH W 16

W

W

R

L

CT

W

W 18TH AV E

18 TH

ST

N

IA

IL

W 1 8T H

W

E

M

ST

KIR

RA

W

E

0

KIR

I-7

UN

DC IEL I

CT

AL

W

ER

AL

NV DE

NIA

IO

SWADLEY ST

N Z IN

W

UNION ST

LD D R FIE

LN

DR

LOW

DR

W IL

WIN

WARD CT

CT

TAFT DR

A

K

Z IN

CIR

MB E D R

N

ES T

C

W

W 19TH PL

N

ER

YA

EN V

W NE

D

O

SHERIDAN BLVD

W 20TH AVE W 20TH AVE

W GILL PL

Creation Date: June 2007 Map Code: CPR_WLR_1A_07_24x48

In anticipation of the West Corridor FasTracks development, on July 31st 2007, the City of Lakewood adopted a new zoning district: Transit Mixed Use (TMU). The intent of the TMU Zone District is to create an environment for efficient and attractive transit and pedestrian oriented commercial, office, residential, research and development, and mixed-use projects at major nodes along the Regional Transportation District’s (RTD’s) West Corridor light rail line. The TMU zone district is also intended to allow for flexibility in use mixture and building design with eight overall designated sub-areas.

The purpose of the Transit Mixed Use Zone District is to allow and encourage development that has sufficient density of residents, employees and/or users to be supportive of the transit provided to the area; generates a relatively high percentage of trips by transit; contains a complementary mix of land uses; and is designed to encourage people to walk, ride a bicycle, or use transit for a significant percentage of their trips.

ZONING LEGEND

0

100

SITE BOUNDARY

4-R

PARCELS

5-R

R-1A

OF

1-R

5-C

2-R

IN

3-R

TMU

200

Zoning Pre-FasTracks The old zoning clearly lines up with what is currently found on site with land use. However, the adjacent zones are not currently well integrated through the uses on site.

There are two sub TMU districts within the site boundaries: Transit Mixed Use – Station Core Sub-Area (TMU-SC) and Transit Mixed Use – Research and Development Sub-Area (TMU-RD). The TMU-SC area, generally located adjacent to, and within ¼ mile of, the light rail station platform, is intended to contain the most intense development. Projects within this zone include a mix of retail, office, hotel, civic, cultural, and multi-family residential uses. Transit stations and associated parking facilities will generally be located within this subarea as well. This will be the most pedestrian-friendly of the TMU sub-areas, with automobile access and parking limited to the greatest extent possible. All new buildings within this sub-area shall contain at least two of the uses described above. Up to 75 percent of the gross floor area of a project in the Station Core sub-area may be residential. Is intended to allow existing research and light industrial users within the station area to continue the development of high quality employment centers adjacent to the light rail station. The sub-area encourages campus-style development that is transit-supportive in design, and provides for easy pedestrian access to the light rail station.

ZONING LEGEND

SITE BOUNDARY

4-R

PARCELS

5-R

R-1A

OF

1-R

5-C

2-R

IN

3-R

TMU

FUTURE LITE RAIL LINE/STATION

0

100

200

TMU Zoning The new zoning anticipates significant change in the area surrounding the Oak Street Station that is slated to open in 2013.

This is the framework from which the new identity for the site takes shape.

7

Precedent Studies

Las Ramblas, Barcelona Here, there is a true sense of place - it is the most amazing and magical place that there ever was.

Anyone from any background can find bliss here. And, a huge part of its magic is that anyone from any background can get here with ridiculous ease by public trasportation (the Metro) and is more than welcome. Yes, it is teeming with tourists, but the locals cannot resist its magnetic pull either - in fact, they are the main attraction from which they flourish greatly...

Las Ramblas is an enjoyable tree-lined promenade that connects a famous historical civic point to a fantastical view of an impressively contemporary port on the the shore of the Meditteranean Sea, which is pleasantly representative of the entire city’s eclectic collection of art and archtiecture.

The artistic intepretations bring to light the impression that such a place makes on those who have the pleasure to experience its enchantment. Here the pedestrian is clearly the guest of honor, though the automobile is accomodated along exterior aisles, because drivers present capital opportunities as well: they must (and inevitably will) be enticed to stop, get out and walk around.

There is no doubt that every day is a cultural adventure at Las Ramblas and this is the main vision for the Oak Street TOD Masterplan.

8

GEOS Net Zero Energy Mixed-Use Neighborhood - Arvada, CO Geos will be the largest net-zero energy (25.3 acres), urban mixed-use neighborhood in the United States. Earth and sun power will completely sustain the community’s energy needs, and replace all fossil fuels. The neighborhood is intertwined with natural systems, stormwater fed landscapes, and civic places. Rain and snow melt feed street tree rain gardens, percolation parks, plazas, and community gardens.

The Geos Neighborhood incorporates symbiotic relationships between urban design, landscape architecture, and architecture at all scales in order to achieve resource conservation. Urban density is optimized with passive solar access. Stormwater is integrated and omnipresent within the neighborhood layout. Energy is generated from ground source loop fields and photovoltaics on every rooftop. The architecture utilizes high performance building envelopes and super efficient mechanical systems. The overall urban design aims to foster bio-civic relationships with natural processes, neighborhood ecology, and environmental stewardship, which is the supplementary objective for the Oak Street Station TOD Masterplan.

9

Land Use & Proposal Concept

EXISTING

The land use consists mostly of struggling or vacant commercial on the northern part of the site, which is adjacent to high density residential to the east.

Vacant diner at Colfax and Oak. High density residential east of Nelson at 14th.

Less-than-desirable, low to medium density residential occupies the southern portion. Low density residential extends beyond this to the east.

Unwelcoming single family cottages.

Medium density residential street-front.

Vacant lot of unmaintaned vegetation along Oak. Large lots of surface parking west of Oak.

There is also an over-abundance of surface parking, much of which services the industrial buildings to the southwest and the underutilized retail at the north. Along Oak Street, the main throughstreet for the site, appear large, vacant and unsightly fields of weeds.

LAND USE & CIRCULATION LEGEND PEDESTRIAN CIRCULATION AUTOMOBILE CIRCULATION

There is the occasional and scattered, yet important civic use like a small pre-school and a discrete church in an old retail building.

Pre-school at Oak and 13th.

10

Church at Nelson and 14th.

PUBLIC TRANSPORTATION COMMERCIAL MED - HIGH DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL INDUSTRIAL CIVIC/PUBLIC INSTITUTIONS PARKS AND OPEN SPACE

0

100

200

W 15TH PL

View looking southwest at industrial park.

OWENS ST

PIERSON ST

W 14TH PL

W 14TH AVE

W 13TH PL

Clearly, the greatest existing amenity to the site is the park

Pleasant trail through park.

W COLFAX AVE

Being located directly adjacent to a bustling commercial arterial like West Colfax Avenue will prove most valuable once the Oak Street Station is established.

Current businesses along Colfax.

Park sign at entrance south east of site.

PROPOSED

Playground at Sunset Park.

Gulch that runs through park.

that extends beyond the southern tip. Circulation throughout the site is particularly poor for the pedestrian - the park has the only pleasant path which does not currently reach into the site. The proposed Oak Street TOD Masterplan capitalizes on this by bringing the park into and all the way through the site, while also incorporating small, dispersed green spaces throughout.

W 13TH AVE

W 12TH PL

PRIVATE

MOORE ST

View looking west down future light rail corridor.

An old train and trail corridor runs diagonally through the middle of the site where the west corridor light rail line will come through. Despite the minor visual obstacle of the industrial uses, this corridor offers a respectable view of the foothills and mountains to the west.

W 12TH AVE W COLLINS AVE

0

100

W 12TH AV E

200

W 9TH PL

11

INTENSE TO CALM

Concept Diagrams PROPOSED

Analysis of the adjacent and on-site previous, current, and projected zoning and land uses brings about the concept diagrams shown to the left. They illustrate that there is a strongly percieved gradient of opposite uses from the north to the south and also slightly from east to west.

Commercial uses are more intense than residential and high density residential is a more intense use than medium or low. Moreover, open green space is an even more calm use than single family residential (at least in this urban setting).

The intensity of use is directly related to the material experience of the site. Clearly, more intense uses require harder and more durable surfaces like concrete, asphalt and pavers, while more calm uses like low density residential call for softer materials like grass and other vegetation. These concept sketches are the basic foundation for the Oak Street Station TOD Masterplan.

HARD TO SOFT

Proposed Land Use and Circulation As mentioned before, the park is brought up into the site, creating a pedestrian circulation/retail corridor all the way from the southern tip to the northern edge. Following the conceptual framework, the promenade becomes more and more hard-surfaced material, with pavers gradually replacing the grass as one circulates northward.

Overall pedestrian, autmobile, and public transportation is increased throughout the site. The pedestrian circulation is benefitted with an underpass to get to the other side of the light rail tracks, while cars are forced to drive around and cross at grade on Oak. In this new community, the pedestrian and public transportation infrastructure are given precedence, but the automobile is accomodated so as not to not discourage an influx of any willing visitors to the area.

The land uses also clearly follow the conceptual framework, going from intense commercial at the northwest edges to low density residential and green open space at the southeastern edges.

12

LAND USE & CIRCULATION LEGEND PEDESTRIAN CIRCULATION AUTOMOBILE CIRCULATION PUBLIC TRANSPORTATION COMMERCIAL MED - HIGH DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL INDUSTRIAL CIVIC/PUBLIC INSTITUTIONS PARKS AND OPEN SPACE

0

100

200

EXISTING

PROPOSED

Figure Ground

The existing figure ground drawing illustrates underutilization of the site with disorder and improper density for a community that will inevitably fourish and expand with the introduction of a centrally-located light rail station.

The proposed figure ground drawing displays clear structure, higher density, and begins to point at the important nodes of the site like the station, as well as large, central open spaces. The figure ground also follows the conceptual framework, showing more intense uses with bulkier buildings to the northwest, and more petite structures to the southeast.

0

100

200

0

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W 15TH PL

Most of the northern part of the site is hard and impervious which causes environmental issues like poor water quality and prevents the recharging of natural, underground aquifers. Hard materials installed today do not have to be so detrimental, as new technology has provided pervious concrete and asphalt options.

OWENS ST

PIERSON ST

Hard Groundcover EXISTING W COLFAX AVE

W 14TH PL 0

100

200

W 14TH AVE

Soft Groundcover A significant amount of the southern portion of the site is covered by pervious vegetation (both maintained and non-maintained). This is good in many ways like allowing stormwater to percolate back into the ground, as well as purifying the air and creating shade, shelter, and a place to play an relax outdoors.

W 13TH PL

W 13TH AVE

0

100

MOORE ST

W 12TH PL

PRIVATE 200

W 12TH AVE W COLLINS AVE

Ground Cover

Conceptual Framework

W 12TH AV E

LEGEND

Again, from these existing groundcover conditions emerges the concept of a gradual transition of hard materials from the northwest to soft materials toward the southeast of the site. This concept is carried through in the proposed plan.

SITE BOUNDARY BUILDING VEGETATION PAVED PARKING STREET WATER

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14

100

200

W 9TH PL

Hard Groundcover PROPOSED

Similar to existing conditions, the bulk of the proposed concrete and asphalt occurs in the northwest portion of the site and gradually becomes less and less toward the southeast, therefore following the conceptual framework. Unlike existing conditions, all propsed concrete and asphalt are pervious, thus contributing to the environmental health and greater water quality for the site and the surrounding areas.

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100

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Soft Groundcover The propsed vegetation includes deciduous trees, shrubs, grasses, flowers, as well as fruits, vegetables, and herbs intended to grow in the community garden at the center of the site. The overall surface area of vegetation covering the site may be less in the proposed plan than currently on-site, but its placement is strategic and will not be left unmaintained to be taken over by weeds. Moreover, because Colorado has a dry climate, there must be a balance between the use of vegetation to enhance a place and the need for copious irrigation. For this reason, as much as possible, all new vegetation will be drought tolerant and xeriscaping is an encouraged alternative to homogenous grass plantings.

Pavers Ground Cover LEGEND SITE BOUNDARY BUILDING VEGETATION PERVIOUS ASPHALT

A new groundcover material is proposed that will give locals and visitors a clear sense of the site’s identity as a pedestrian’s utopia. Permeable pavers mark the promenade, crosswalks, and plazas throughout the site. Like the yellow brick road, these redish pavers remind us that it is not always about the destination - its about the journey...

PERVIOUS CONCRETE PERVIOUS PAVERS WATER

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Grading The entire north half of the site is very flat. The corridor where the light rail will be built is somewhat of a ridge that bisects the site. To the south of this, the slope gets moderately steeper, flattens back out and then gets quite steep near the banks of the gulch that runs along the southern edge of the site.

EXISTING

The nature of the topography allows views down to the park from the future light rail station. Fortunately, the south-sloping hill is ideal for solar access, which can further the mission to reduce fossil-fuel consumption by occupants (in addition to using public transportation).

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Drainage On the north half of the site, stormwater runs from west to east. Past the central ridge, water drains almost directly south to Lakewood Gulch on the south edge of the site. Lakewood Gulch runs east toward denver and dumps into the South Platte River.

There is one stormwater detention pond next to the Circuit City parking lot on Oak Street, which is located in a 100 year floodplain shown below.

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Floodplains There is a large 100 year floodplain that bisects the northern half of the site.

This requires stormwater managament features, which can be aesthetically and environmentally incorporated into the site design.

Topography & Drainage LEGEND 1FT. TOPO LINE 0-3% SLOPE 3-8% SLOPE

Along the gulch is another 100 year flooplain which is not a threat as it is below site elevation and within the park where the water can spread beyond the banks without damaging development. In fact, the park has wetland features for this reason.

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16

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200

8-15% SLOPE 15-25% SLOPE 25%+ SLOPE 100 YEAR FLOODPLAIN DRAINAGE DIRECTION

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Storwater Management - Bio-Retention PROPOSED A larger stormwater detention pond is located here to protect the rest of the site in a time of high flood in case those up-stream do not have their stormwater systems up to date or running at full capacity.

This is a vegetated/rocky swale that weaves with and under the concrete path along the promenade. At road crossings, it goes through an underground pipe to connect back to the surface on the other side with the path. It flows all the way down to the park with the path and is then piped into the gulch.

This horizontal system of vegetated median swales runs with the natural drainage of the site from west to east. It captures the water and brings it to the central roundabout island at the promenade. If the volume of water running through the system is not too great, it will send the water to the south down the promenade swale directly to the gulch.

At times of greater flow, some of the water will be sent to be detained in the vegetated median swale to the east.

Stormwater Managment LEGEND

SURFACE STORMWATER DETENTION SITE PLAN BACKGROUND

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These vegetated, linear detention ponds are similar to the horizontal detention system mentioned directly above. The southern pond also sends the water down the promenade swale to the gulch. These linear features also serve to buffer the community from the light rail corridor.

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INTENSE TO CALM

Site Program

OVERALL SITE PLAN

The proposed site program consists of a couple civic uses, commercial/retail, mixed use, piggyback lofts, rowhouses, single family cottages, a research and development campus, and several public and private plazas and green spaces. These programs are laid out on the site in a way that stays true to the conceptual framework.

Generally, the intensity of use fades from northwest corner to the south east: going from commercial/retail and research and development in the northwest portion of the site to single family cottages and open space in the southeast.

HARD TO SOFT

The material experience of the site illustrates a similar fading from hard to soft: The commercial/retail uses take up larger plots of land with the buildings and require more pavement for parking in the northwest area of the site while transitioning to softer materials for the single family cottages and open green space in the southeast. Here,

BUILDING USE LEGEND COMMERCIAL

the buildings sit lighter on the earth, are more dispersed, and require much less pavement for parking, thus filling in the land with soft, natural materials.

RETAIL PAVILLIONS MIXED USE PIGGYBACK LOFTS ROWHOUSES SINGLE FAMILY COTTAGES RESEARCH & DEVELOPMENT CIVIC/PUBLIC INSTITUTIONS

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Civic/Office A 4-story civic office building marks the north pedestrian gateway into the site.

There is a walkway from West Colfax Avenue that goes under the civic landmark and opens up into the glass-covered plaza.

The presence of a landmark civic building on the commercial arterial streetfront draws attention to the general public and brings a sense of importance and grandeur to the site.

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There is also a 3-story office building on the east edge of the site that faces the light rail corridor. The contemporary yet obviously sustainable architecture of the office building will draw attention from light rail passengers and make the statement that the site is not just for living, and playing, but also serious, progressive business.

KEY MAP

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Commercial/Retail The site offers approximately 300,000 SF of contemporary commercial/retial space including a big box organic grocery store to provide affordable, convenient, and healthy food for locals.

There are 685 parking spaces which comes to about 2.3 spaces per 1000 ft. served overall. There are supplemental street spaces, but the available parking is intentionally low so as to encourage use of public transportation. Here the autombile is accomodated, but the predominant design intent is to serve the pedestrian. This is particularly evident by the linear public open space and plazas in the commercial retail areas.

KEY MAP

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Mixed Use Fronting Colfax , near the east edge of the site, and lining the glass-covered plaza are 6 mixed use buildings with retail at the ground floor and dwelling units above. Additionally, two more mixed use buildings sit just south of the organic grocery store and face the light rail station. Extending the site’s residential uses into an area that is dominated by commercial and retail helps to keep the public domain safe at night because it puts “eyes on the street.� Moreover, the mix of uses is a principal of progressive, sustainable urban design. In addition to the obvious convenience of vicinity, it is difficult for small retail shops to be more than one story, so adding dwelling units above helps to insulate the buildings and saves on energy usage.

KEY MAP

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Piggyback Lofts There are 4 piggyback lofts on the east side of the northern portion of the site and 4 others in the southern half. In all cases, they share the alley with livework rowhouses. Being placed this way makes them transition uses between low/medium density residential and higher intensity uses like commercial/retail and the research and development industrial campus.

Each of the loft buildings have their own private plaza, adjacent green spaces, and some covered parking, while presenting eclectic contemporary architecture.

KEY MAP

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NORTH PIGGYBACK LOFTS

SOUTH PIGGYBACK LOFTS 0

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Rowhouses Rowhouses line the entire promenade from the north end of the site to the south where it meets the park. There are a few Denver rowhouses just south of the light rail corridor, but most of the them are livework to encourage the very short travel distance to place of employment. This is also to liven up the promenade by creating more public interaction with the surrounding architecture.

One might think that several blocks of rowhouse might be monotonous, but the rowhouses actually present an intriguing architectural opportunity: each block of rowhouses can have a unique style of architecture, bringing a colorful and eclectic flavor to the central promenade.

KEY MAP

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NORTH ROWHOUSES

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SIngle Family Cottages A row of single family cottages line the eastern edge in the southern portion of the site. These serve to respect the adjacent low density residential uses as a buffer to the higher density and more intense uses of the Oak Street Station Site. They also serve the purpose of presenting a contemporary and sustainable residential vernacular to the area.

KEY MAP

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Research & Development The new zoning for the midwest portion of the site is Transit Mixed Use Research and Development, therefore this spot houses an R&D campus with a semi-private, central green space and plaza. Industrial uses are generally not well acepted in areas of higher density, but emerging sustainable urban design principals actually encourage their inclusion ,as long as they are non-polluting, because they create a strong empoymnet base. This campus presents the opportunity to make the industrial use a potential beacon for the site with progressive architecture nestled along the light rail line.

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KEY MAP

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Public Parks and Plazas The Oak Street Station site is a place where many are proud to call home and others make it a regular destination. This is predominantly because of the public green spaces and plazas and the pleasant shopping, working, and living environments they provide. There are several integrated throughout the site, some small and more intimate, while others are more grand and stimulating.

Located in the northwest corner of the site is a linear, vegetated plaza that brings a central unity to the encircling retail shops and provides a shady place to stroll while window shopping on both sides simultaneously. It is also a pleasant place for employees to take a lunch break.

KEY MAP

Centrally located and just south of the light rail corridor is the community garden where anyone can enjoy the winding paths, but only the locals get a plot to grow fruits, vegetable, herbs, or flowers. In fact, it serves as a green space branch from the main promenade for someone going to or from the light rail station.

Finally, the main attraction of the site is the tree-lined promenade that extends from the park at the south end and runs all the way north to Colfax between 4 blocks of rowhouses. A winding concrete path that weaves with a rocky stormwater swale accomodates bicycles and pedestrians alike through the vegetated southern portion. This links through a large and welcoming underpass to the north side of the tracks. The path continues to wind north, but at this point, most of the promenade is made up of pervious pavers where retail pavillions sell trinkets to passerbies. The path crosses a roundabout, continues one more block and then becomes a glass-covered plaza with an iceskating rink, a beautiful fountain, and other indoor/outdoor features. The journey culminates after passing under the landmark civic building to reach West Colfax Avenue.

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UNIVERSITY OF COLORADO AT DENVER COLLEGE OF ARCHITECTURE AND PLANNING LA 6632: SITE PLANNING

LAND USE SUMMARY TABLE LAND USE Single Family Detached

Cottage

Single Family Attached

Rowhouse Live/Work

Rowhouse Stacked Loft

Piggyback Loft

AREA (Acres)

DWELLING UNITS

1.2

16

0.4

9

3.5

91

DENSITY (DU/AC) 13.3 Net Density

22.5 Net Density

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PERCENT OF TOTAL AREA (%) 4%

2%

12%

Net Density

4.3

96

22.3

15%

Net Density

_

_

6.5

_

_

22%

29.0

212

7.3

100%

Roadways & Alleys

13.1

Open Space Total

Gross Density

45%

* There are 77 additional dwelling units in the commercial/retail mixed use portion of the site.

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