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Image: RTD www.denvergov.org/38Blake

38th & Blake Station AreaHeight Amendments:

Public Meeting #5July 13th, 2016

38th & Blake Station Area1st Stop along the Corridor of Opportunity to DIA, as envisioned by Mayor Hancock

NDCC – North Denver Cornerstone Collaborative

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University of Colorado ‘A’ Line

University of Colorado A Line

• Presentation (35 min)• Project Updates 

• Design Overlay

• RiNo Recommendations

• Possible Design Requirements 

• Small Group Discussions: (25 min)

• Input on Boards (Dot Exercise): (15 min)

• Large Group Discussion (20 min)

Tonight

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Public Process – Current Status

• Phase I: Plan Amendments

1. February 10th Kickoff: Collected ideas and feedback2. March 16th: Explored alternatives3. April 26th: Refined a Preferred Alternative4. May 24th: Presentation of Public Review Draft

• Phase I: Plan Amendment Adoption Process

Jul 22nd: Comments DueAug 3rd: Planning Board Info ItemAug 17th: Planning Board HearingSept 19th: City Council Hearing

• Phase II A: Text Amendments

• Jul 13th: Public Meeting #5 – Design Overlay• Aug – Nov: Design Overlay and Affordable Housing Meetings

• Phase II B: Council‐Initiated Rezoning (Early 2017)

Planning Process

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1. Regulatory approach to encourage design quality, such as 

through a design overlay to implement appropriate design 

requirements.

1. Regulatory approach to encourage integration of affordable 

housing and mixed income development within the 38th and 

Blake Station Area. 

Tonight’s Focus

Tonight’s Focus

Next Meeting

A. Very CriticalB. CriticalC. Somewhat CriticalD. Not Critical Ve

ry Critical

Critical

Somewhat Critical

Not Critical

76%

1%4%

19%

95%

(Input from Public Meeting #2)8. How critical are active ground uses to the vibrancy and walkability of a TOD area?

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7. Which of these development design elements best contributes to the public realm, including streets or river promenade? (Select up to 4)

A. Street Facing EntrancesB. Porches / StoopsC. More Windows / Visibility (High

Transparency)D. Taller Ground Level HeightE. Building Close to the Street (Build-To

Requirement)F. Artwork Integrated into ArchitectureG. Awnings and LightingH. Pedestrian-Scaled Signage A. B. C. D. E. F. G. H.

18%

11%

14%

4%

15%

17%

9%

11%

11. What design standards do you think should be in place to regulate the quality and character of taller buildings? (Select up to 3)

A. Upper Story Setbacks Above 5 Stories

B. Active Uses Fronting the Primary Street (e.g. No Parking Garages)

C. Screened Parking Garages (with cladding, art, etc.)

D. Incentives to Incorporate ArtE. Limited Building Envelop (Mass

Reduction) for Light and ViewsF. Other A. B. C. D. E. F.

26%27%

2%

13%

20%

13%

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The River as a Special Place

1. People-oriented ground floors2. Preserve sunlight, views, and architectural variety3. Mitigate impacts of parking4. Treat the river as a special place / edge

• Intent• Overlay Zone Districts are generally intended to apply 

in special and unique cases, to provide a vehicle to supplement underlying Zone District standards with adjusted standards or allowances.

• 3 types of Overlay Zone Districts

• Conservation – intended to conserve distinct character in specific areas (e.g. Curtis Park accessory structures)

• Use – allows or prohibits specific uses (e.g. billboard uses)

• Design – to reinforce a desired design character (e.g. Sloan’s Lake height transition)

• Adopted by City Council

• Supplements underlying zoning standards • Does not require a new review process, unlike design guidelines

• Applies only to new development

Overlay Zone Districts

Adopted Design Overlay for South Sloan’s Lake

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• The RiNo Art District has been looking into design

• RiNo proposed a design overlay• A draft outline of RiNo’s proposed overlay is available tonight

• RiNo’s proposed design tools  addresses many of the design objectives of the 38th/Blake planning process

• Would a design overlay address design objectives for both RiNoand 38th/Blake?

RiNo’s Interest in a Design Overlay

Draft outline of RiNo’s proposed design overlay

Where Could an Overlay Apply?

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Promoting Plan Objectives with a Design Overlay

Does this meet the objectives?

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Promoting Plan Objectives with a Design Overlay

How about this this?

Promoting Plan Objectives with a Design Overlay

Does this meet the objectives?PEOPLE‐ORIENTED GROUND FLOORS

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Promoting Plan Objectives with a Design Overlay

How could we get something more like this?PEOPLE‐ORIENTED GROUND FLOORS

Promoting Plan Objectives with a Design Overlay

How could we get something more like this?PEOPLE‐ORIENTED GROUND FLOORS

Require Taller Ceilings on the

First Floor

Require More Transparency

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Promoting Plan Objectives with a Design Overlay

PEOPLE‐ORIENTED GROUND FLOORS

Promoting Plan Objectives with a Design Overlay

PEOPLE‐ORIENTED GROUND FLOORS

Residential Setback

Ground Floor Entries

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Promoting Plan Objectives with a Design Overlay

PRESERVE SUNLIGHT, VIEWS AND ARCHITECTURAL VARIETY

Promoting Plan Objectives with a Design Overlay

How could we get something more like this?

PRESERVE SUNLIGHT, VIEWS AND ARCHITECTURAL VARIETY

Mass Reduction

Or this?

Mass Reduction

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Promoting Plan Objectives with a Design Overlay

MITIGATE IMPACTS OF PARKING

Promoting Plan Objectives with a Design Overlay

How could we get something more like this?MITIGATE IMPACTS OF PARKING

Limit above ground parking near transit

Screen Visible Parking

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Promoting Plan Objectives with a Design Overlay

Does this meet the objectives?TREAT THE RIVER AS A SPECIAL PLACE

River?

Promoting Plan Objectives with a Design Overlay

TREAT THE RIVER AS A SPECIAL PLACE

River

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Tonight’s Activity: 1. 20 Minute Table Discussion

Tonight’s Activity:  2. Share your individual views

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Tonight’s Activity:  3. Review Results / Large Group Discussion