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■ Curbs, parking, patios & planters discussed at June meeting
BY RORY SEEBER
Discussions intended to lead to a compromise on the redesign of Fillmore Plaza continued with one meeting held last month. City Council District 10 representative Jeanne Robb had convened the first meeting between the concerned parties in late May. A similar gathering was held June 11 at the Sturm Building on the plaza, between 1st & 2nd on Fillmore.
Attendees included representatives of the Cherry Creek North Business Improvement District (CCN-BID), the Cherry Creek North Neighborhood Association (CCNNA) and Capitol Hill United Neighborhoods as well as Public Works’ director of Right-of-Way (ROW) Enforcement Rob Duncanson and Excise & Licenses director Penny May, among others.
Reps for the developers of the properties on either side of the
block, Western Development and The Sturm Group, were also present.
In April the CCN-BID board of directors voted to pursue a “hybrid”
redesign of the 20-year-old plaza that would include “pedestrian
amenities” alongside a narrow through-street for vehicles, which could
be closed for events. The original, conflicting preference of the
majority of residents represented by the CCNNA had been a rejuvenated
pedestrian plaza, without traffic lanes.
However, in May the neighborhood association and the BID agreed to
make concessions so as to reach an agreement that will satisfy
retailers, residents, and the developers.
In concord with the goals set forth by Councilwoman Robb at the
first meeting, the discussion focused primarily on parking and curbs and
such operational issues as events and closures, all of which she wants
to resolve before a vacation of the street or an inter-governmental
agreement (IGA) with the city to manage a reconfigured plaza are
considered.
The June session began with a tour of the plaza, where property
lines, setbacks, and previously proposed widths for traffic and parking
lanes, sidewalks, patio space, planters and other possible elements had
been indicated by taped surface markings.
Design concepts for curbs and parking were discussed. The creation
of a street of some variety... most likely a narrow, two-lane, low-speed
thoroughfare... had been tentatively agreed upon at the previous
meeting.
The CCNNA has proposed that there be no curbs on the street, but
such a design could be problematic in terms of drainage and snowplowing.
It was noted that “curbless” streets are more common in warmer
climates.
The major varieties of curb were also defined.
“Rolled” curbs are common in residential developments which have no
sidewalks. They are approximately 18-24'' wide, somewhat convex, and
could eliminate the need for handicap accessibility ramps.
So-called “Hollywood” or standard curbs are vertical, vary in height
from four to six inches, and do require handicap ramps.
CCNNA suggested that perhaps the north end of the block could be
curbless and have no on-street parking.
Normal parking meters apparently can’t be used without standard
curbs. According to CCNNA president Wayne New, it appears that a level
surface could be accomplished in some places on the block and that
option will continue to be discussed.
The developers apparently aren’t interested in valet parking,
previously suggested by CCNNA, except for its possible use by future
restaurants.
CCN-BID and DesignWorkshop, which in April had proposed the hybrid
redesign, stressed that retail activity drives usage of the plaza. They
believe that 18 on-street parking spaces will be necessary in order to
equally distribute parking to the block’s businesses.
It was noted that the perception of being able to park is important
because it can lead customers to the existing parking garages on either
side of the block.
Other comments on parking included that the 200 block of Fillmore is
narrower and therefore has parking on only one side, the ROW varies
throughout the shopping district, and CCNNA expected to see a concept
that shows parking on alternating sides of the 100/plaza block.
It became apparent that if the large planters currently proposed
were retained, the desired enhanced pedestrian space could probably only
be achieved by eliminating parking lanes. The planters could then be
moved out toward the street, enlarging the sidewalk space.
However, such increased sidewalk area would likely eliminate the
possibility of a double row of restaurant tables on patios, which the
BID desires.
In the opinion of CCNNA’s New, for optimum results the planters
would probably have to be reduced in size, redesigned, or replaced in
order to preserve open space and allow sufficiently-sized patios.
It was agreed that perhaps the only true way to bring vitality to
the block would be to allow restaurants to flow onto the plaza, much as
the 24'-wide Starbucks patio on the northeast corner of 2nd &
Fillmore currently activates its immediate area. In its current
configuration, Fillmore Plaza only allows 12-13' for seating.
Excise & Licenses director May said that any outdoor seating
would need to be completely on a restaurant’s property, fenced in, and
arranged so pedestrian traffic flow is not impeded. Expansion of an
eatery’s space would require the modification of its existing liquor
license.
She noted that the regulations could be met whether the plaza
remains an open space, the public ROW is used, or the street is vacated
and converted to private property.
There is general agreement that closure of the new street for events
should include the use of some sort of canopy in the center of the
block and tenting or other cover on the sides. The BID estimates that
changes to the block’s infrastructure to accommodate future events could
cost as much as $600,000.
A $1.8 million redevelopment of the plaza is part of the ongoing
$18.5 capital improvement project for the entire 16-block shopping
district, an undertaking funded by general obligation bonds sold by the
BID. The plaza portion of the project was to have begun in March but was
delayed when the BID proposed the new hybrid plan.
The Sturm Group’s development of “Fillmore Place” on the east side
of the block will likely move the existing building fronts towards the
street. It was noted that due to ADA requirements the plaza surface
along the Sturm properties would therefore probably need to be increased
in height and steps may be necessary between 1st & 2nd.
Materials for the new plaza were also briefly considered at the June
meeting.
As of deadline, the next gathering had not been scheduled.
“Frankly, there wasn’t much movement at the last meeting, so I think
we need some time for DesignWorkshop and the participants to digest all
we heard and what we learned from laying the dimensions out in tape on
the plaza. That was eye-opening,” Robb told LIFE. “I also want to firm
up closure times and have a little more definition of events. I’d sure
like to get to closure by the end of July.”
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