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Revisions to gateway concept plan, 1993

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Title:
Revisions to gateway concept plan, 1993
Creator:
City and County of Denver
Place of Publication:
Denver, CO
Publisher:
City and County of Denver
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Language:
English

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City planning
Community planning
Spatial Coverage:
Denver -- Stapleton

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Auraria Library
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Auraria Library
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Copyright [name of copyright holder or Creator or Publisher as appropriate]. Permission granted to University of Colorado Denver to digitize and display this item for non-profit research and educational purposes. Any reuse of this item in excess of fair use or other copyright exemptions requires permission of the copyright holder.

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Full Text
REVISIONS TO
GATEWAY CONCEPT PLAN
(COMB-BOUND OFFICIAL TEXT)
ADOPTED BY DENVER CITY COUNCIL
May 17, 1993


Page 2. Replace the sentence reading "All neighborhood retail
businesses and community scale public facilities like post
offices will locate on these squares" with "All neighborhood
retail businesses and community scale public facilities like post
offices should locate on these squares". Replace the phrase
reading "(no more than 150 feet high)" with a phrase reading "(no
more than 175 feet high)".
Page 7. Replace the phrase "a maximum of 12 stories" with "a
maximum of 14 stories".
Page 27. Replace the phrase reading "The basic street grid north
of 56th Avenue will be based on a quarter-mile alignment..." with.
"The basic street grid north of 56th Avenue will be based on a
half-mile alignment, with at least one north-south route and one
east-west route through each resulting 160-acre parcel..."
Page 27. Replace the sentence reading "To the maximum extent
possible, all public and commercial buildings will orient
themselves to the street, with front setbacks reduced as much as
possible except on selected streets where necessary to preserve
mountain views" with "All public and commercial buildings along
important frontages in the mixed use, Town Center, and town
square areas will orient themselves to the street and have small
front setbacks".
Page 28. Replace references to "gross" acres with "net" acres.
Replace the definition of "gross" acres in footnote 1 with "In
this Plan, 'net' acreage excludes land dedicated for local,
collector, and arterial streets and parkways, areas in
floodplains, and areas dedicated for parks, trails, school, or
public facility sites." Replace the phrase "... the Plan
proposes a base Gateway density in nonresidential areas at .5 FAR
..." with the phrase "... the Plan proposes a base Gateway
density in nonresidential areas at .6 FAR (or .9 FAR for hotel
uses in the MU1 use areas) ..." Replace the phrase "maximum
building height of 150 feet" with "maximum building height of 175
feet." Replace the sentence "In addition, by providing
structured parking, a developer could push the maximum density
from .75 to 1.0 in a more limited number of places" with "In
addition, by providing structured parking or other significant
amenities, a developer could push the maximum density from .9 to
1.2 in a more limited number of places".
Page 29. Revise those portions of "Illustration 8 Map of
Proposed Heights and Densities" that affect areas outside of PUD
# 319 and PUD # 322 so that they conform with "Exhibit G Base
Maximum Densities" and "Exhibit H Map of Maximum Heights" in
the Zoning Ordinance.
Page 30. Replace reference to ".5 FAR" with ".6 FAR".
1


Page 31. Replace the sentence reading "Elementary schools will
be important fixtures on some of the squares that will be within
walking distance of many school children" with "Elementary
schools may be important fixtures on some of the squares that
will be within walking distance of many school children."
Page 32. Replace "Illustration 9 Land Use Concept Plan" with
the enclosed map labeled "Illustration 9 Revised Land Use
Concept Plan" incorporating several minor adjustments.
Page 33. Replace "Illustration 10 Anticipated Gateway Land
Uses at Full Buildout" with the enclosed "Illustration 10
Possible Gateway Land Uses at Expected Buildout" incorporating
revisions from "gross" to "net" densities, revisions to use
expected use mixes, revisions to expected final densities, and
revisions to the park and trail plan.
Page 34. Replace the phrase "150 feet in height" with "175 feet
in height".
Page 36. Replace the phrase "30 dwelling units per acre" with
"36 dwelling units per acre". Replace the sentence reading
"Importantly, no residential development will be permitted north
of 65th Avenue, except in a narrow band along the eastern edge of
Airport Boulevard" with "Importantly, no residential development
will be permitted north of 65th Avenue. This policy will be
reviewed by City Council as more information from new airport
operations becomes available."
Page 39. Replace the phrase reading "However, car rental
operations will only be permitted north of 65th Avenue ..." with
"Car rental operations will only be permitted in certain mixed
use areas away from highly visible corners, interchanges, and
frontages, will be limited in size, ...".
Pages 39 & 40. Replace the paragraph reading
"Free-standing convenience restaurants and gas stations will
be encouraged at existing commercial centers at 48th Avenue/
Chambers Road and At 48th Avenue and Himalaya Road, at the
town squares, and on a limited basis in the MU-1 areas along
56th Avenue (subject to restrictions on curb cuts to
maintain traffic flows and a quality appearance). Possible
design alternatives for such auto-oriented uses along 56th
Avenue are shown in Illustration 14. Focusing such uses
along 56th Avenue ensures that they will be centrally
located for both Gateway residents and through traffic on or
near the two largest streets, but will prevent them from
dispersing throughout the area."
with
2


"Free-standing convenience restaurants, gas stations, and
other small auto-oriented retail uses will be encouraged at
existing commercial centers at 48th Avenue/Chambers Road and
at 48th Avenue/Himalaya Road, at the town squares, and shall
also be permitted at a limited number of locations in the
mixed use areas (but not on Tower Road) to be selected when
drafting the zoning regulations so as to avoid creating
commercial strips or other adverse impacts. Such uses shall
be subject to restrictions on curb cuts to maintain traffic
flows and a quality appearance. Possible design
alternatives for such auto-oriented uses along 56th Avenue
are shown in Illustration 14.
Page 43. Replace the phrase "... 570 acres of park and trail
sites were identified to meet the needs of the Gateway" with "467
acres of major park and trail sites were identified to meet the
needs of the Gateway". At the end of that paragraph, add the
sentence "In addition to those major park and trail areas
designated on the plan, additional neighborhood parks or
equivalent recreation facilities will be required near
residential areas as development proceeds." Replace the phrase
"Drainageways and other areas subject to flooding were avoided as
not being suitable with more active recreation" with "Areas
subject to flooding that would interfere with active recreation
were avoided."
Page 44. Replace the phrase i'.. Denver's past practice of
accepting flood prone or detention areas as usable park land
should not be continued" with "...Denver's past practice of
accepting flood prone or detention areas as active use park land
should not be continued".
Page 45. Replace "Illustration 15 Gateway Park Standards and
Acreage Requirements and Gateway Park and Trail Requirements at
Full Buildout" with the enclosed "Illustration 15 Gateway Park
Standards and Acreage Requirements and Gateway Park and Trail
Requirements at Expected Buildout.
Page 46. Revise "Illustration 16 Proposed Park and Off-street
Recreational Trail System" by deleting Second Creek Park, and the
town square open spaces, since those elements are no longer
included as part of the park and trail plan. Delete the
neighborhood park northwest of the intersection of 48th Avenue
and Tower Road, since the location of that facilitiy is not
fixed. Add Dogwood Gulch, Blue Gramma Draw, North Montbello
Trib, South Montbello Trib as new elements.
Page 47. Delete the paragraph on Second Creek Park. Replace the
sentence reading "Scattered strategically throughout the area
south of 56th will be a series of small 5- to 10-acre
neighborhood parks" with "Scattered strategically throughout the
areas with residential uses will be a series of small 5- to 10-
3


acre neighborhood parks or private recreational facilities that
serve the purpose of neighborhood parks and reduce the demand for
public neighborhood parks".
Page 48. Replace the sentence "The off-street trail system will
be complemented by on-street bicycle paths marked on a number of
quieter 2-lane streets throughout the Gateway" with "The off-
street trail system will be complemented by on-street bicycle
paths marked on 48th Avenue, 56th Avenue, and the Biscay Street
and Waco Street alignments. Such trails may also be marked on
quieter 2-lane streets where appropriate".
Page 49. Replace the phrase reading "Each developer will be
required to dedicate, and will be given credit for, those parks,
town squares, business greens, and improved off street trail
corridors (up to 50 feet wide) ..." with "Each developer will be
required to dedicate, and will be given credit for, those parks
and off street trail corridors (up to a fixed maximum width, and
not including floodway channels) ...". Town squares and business
green open spaces are no longer required to be dedicated.
Replace the sentence "Developers will not be able to credit
unimproved open space, wetlands, and parts of drainageways and
floodplains (except for the 50-foot designated trail corridors
shown on Illustration 16) towards satisfaction of the park needs
generated by their developments" with "Developers will only be
able to credit unimproved open space, wetlands, and parts of
drainageways and floodplains towards satisfaction of the
neighborhood park needs generated by their developments if
criteria established by the Parks Department to ensure the
usability of the space have been met, and will only be able to
credit such facilities towards satisfaction of the major park
needs generated by their development if they appear on
Illustration 16". Add a numbered paragraph to the system of
calculating park requirements, reading "6. In some
circumstances, developers may substitute private recreational
facilities for public neighborhood parks, provided that they
serve the purpose of neighborhood parks and reduce the demand for
public neighborhood parks, but the provision of such facilities
shall not reduce the developer's contribution to the major park
and trail system."
Page 51. Replace the sentence "Those minimum setbacks may be
increased during the drafting of the Gateway zoning regulations
if necessary" to "Those minimum setbacks may be increased or
decreased during the drafting of the Gateway zoning regulations
if necessary."
Page 52. Revise those portions of "Illustration 52 Proposed
Transportation System" that affect areas outside of PUD # 319 and
PUD # 322 so that they (a) show only those streets shown on
"Exhibit A" of the Zoning Ordinance, (b) conform to the street
widths shown on the Revised Gateway Road Hierarchy, and (c) show
4


that the segment of the proposed transit corridor along Tower
Road is now located 660 feet east of Tower Road.
Pace 53. Replace "Illustration 18 Gateway Road Hierarchy"
with the enclosed "Illustration 18 Revised Gateway Road
Hierarchy".
Page 54. Replace the phrase "Within the 40-acre modules that the
basic street grid defines..." with "Within the 160-acre modules
that the basic street grid defines..." Replace the second
sentence reading "Because their design and location will be
finalized during the development review process, these streets
are not shown on Illustration 17" with a sentence reading
"Because their design and location will be finalized during the
development review process, these streets are not shown on
Illustration 17, and the locations of the 2-lane collector
streets shown on Illustration 17 are illustrative only. Add a
sentence at the end of the first paragraph reading "Tertiary
access streets shall be constructed by the developer within each
parcel defined by required through streets, and additional
through streets are encouraged."
Page 56. Replace the phrase "at least six new elementary schools
(possible up to eight)" with "at least five new elementary
schools (possibly up to seven)". Replace the phrase
"...elementary schools, where at all possible, should be sited on
town squares to help augment the other activity there" with
...elementary schools, where at all possible, should be sited on
or near town squares to help augment the other activity there".
Delete the sentences reading "The school sites shown on
Illustration 9 are by way of example only. They show how the
above criteria could be satisfied, but there may be alternative
locations that work just as well. The new version of
Illustration 9 only shows those school sites that have been
fixed. Replace the phrase "one new 2-acre police station site"
with "one new police station site".
Page 57. Replace the phrase "one 2-acre site for a new fire
station" with "one site for a new fire station". Replace the
phrase "a second 2-acre site" with "a second site". Replace the
phrase "Denver Public Library will eventually need one 2-acre
site ..." with "Denver Public Library will eventually need one
site ...".
Page 60. Replace the phrase "the Plan does not allow residential
development north of 65th Avenue, except on the western-most edge
of the Gateway along Airport Boulevard" with "the Plan does not
allow residential development north of 65th Avenue. This policy
will be reviewed by City Council as more information from new
airport operations becomes available."
5


Pape 65. Replace the sentence "The hierarchy of street widths
contained in this plan conforms to the other jurisdictions' plans
for those same streets" with "The hierarchy of street widths
contained in this plan generally conforms to Aurora's plans for
those same streets."
Page 75. Delete reference to completion of Buckley Frontage
Roads. Delete reference to Second Creek Park.
Pages 76 through 81. Delete the section titled "Zoning to
Encourage High Quality Development", since the adoption of the
zoning ordinance makes this unnecessary.
Page 92. Replace "Appendix D Land Area Calculation
Assumptions" with the enclosed "Appendix D Revised Land Area
Calculation Assumptions".
Page 99. Replace "Appendix F Summary of Key Facts at Full
Buildout" with the enclosed "Appendix F Revised Summary of Key
Facts at Expected Buildout.
6


Illustration 9
REVISED LAND USE CONCEPT PLAN
See Enclosed Map


POSSIBLE ILLUSTRATION 10 REVISED GATEWAY LAND USES AT EXPECTED (All Figures Are Approximate) BUILDOUT
LAND USE DENSITY & ACREAGE INCLUDES
Single-Family Detached Residential 1,390 acres at about 4.5 units per net acre 6,253 Houses
Moderate Density Detached/Attached Residential 389 acres at about 10 units per net acre 3,895 Houses or Townhouses
Multi-Family Residential 213 acres at about 20 units per net acre 4,678 Apartments or Condos
TOTAL RESIDENTIAL 1,992 acres 14 f 826
(45% of land) Dwellincr Units
TOTAL COMMERCIAL 1,743 acres of hotels. 24,000.000
offices, retail, and flex-space uses at .6, .9, and 1.2 FAR (39% of land) Scrnare Feet of Commercial
TOTAL MAJOR PARKS 467 ACRES Large Urban Park,
AND TRAILS (10.5% of land) Community Park, Nature Area, Golf Course, and Trails
TOTAL MINOR PARKS 52 ACRES Neighborhood Parks
AND RECREATION FACILITIES (1.2% of land) or Equivalent Facilities
TOTAL OTHER FLOODPLAINS AND DRAINAGEWAYS 50 ACRES Drainage Detention Areas, Wetlands, Floodplains
TOTAL SCHOOL SITES 100 ACRES (2.4% of land) 5 Elementary 1 Middle School 1 High School
TOTAL PUBLIC BUILDING SITES 12 ACRES 1 Police Station Site 2 Fire Station Sites
1 Library Site
1 Existing Fire/
4416 ACRES Police Site
(100% of land)
TOTAL LAND AREA


ILLUSTRATION 15 REVISED
GATEWAY PARK STANDARDS AND ACREAGE REQUIREMENTS
Denver Park Master Plan Standards for Residential Areas
Neighborhood Parks
Community Parks
and
Large Urban Parks:
1.4 acres per 1,000 residents
Size: less than 10 acres each
6.612.4 acres per 1,000 residents
Size: community parks 1080 -acres
Size: large urban parks over 80 acres
Additional Park Standard for Nonresidential Areas
2.0% of the land area in office, hotel, commercial, and flex-
space uses.
GATEWAY PARK AND TRAILS REQUIREMENTS AT EXPECTED BUILDOUT
(Assuming a Gateway Area Population of 37,000)
Type of Facility
Low End
or Park
Standards
Range
High End Shown or
of Park Reguired bv
Standards Gateway Plan
Range
Neighborhood Parks
or Equivalent Private
Park/Recreation
Facilities
Community Park
Large Urban Park,
& Nature Area
Major Trails
Golf Course
52 ac
52 ac
59 ac 89 ac
185 ac 370 ac
no numeric standard
no numeric standard
52 ac or
equivalent
45 ac
14 6 ac
91 ac*
185 ac
TOTAL REQUIRED
296 ac
+ trails
+ golf
course
511 ac
+ trails
+ golf
course
467 ac
+ 52 ac
neighborhood
parks or
equivalent
* 8.4 miles of trails in between parks along major drainage
corridors. No credit for 3.5 miles of trail in the city-owned Airport
Boulevard right-of-way.


Illustration 18
REVISED GATEWAY ROAD HIERARCHY
6-LANE PARKWAYS (140* R-O-W WITH 28' MEDIAN)
ON 56TH AVENUE & TOWER ROAD *
CROSS-SECTION
j 20 J36 !-28-|36 | 20 J
[tree lawn,\ 3 J med-j 3 [tree lawn,J
j sidewalk, \lanes ]ian Jlanes {sidewalk, {
|& utility j |& utility {
* r-o-w and pavement may expand by 10 feet on either side
within 200 feet of 5 key intersections to accommodate turn
lanes and/or bus pulloffs. Key intersections are
56th/Tower, 56th/Chambers, and 56th/Piccadilly, Tower/48th,
and Tower/64th.
6-LANE ARTERIALS (130* R-O-W WITH 18' MEDIAN)
ON 64TH, 48TH, PICCADILLY, CHAMBERS, 38TH *
CROSS-SECTION
j 9 -ll-{ 36 ! 18! 36 1 -11- g j
J sidewalk tree j 3 { med j 3 {tree sidewalk |
{& utility lawn{lanes { ian {lanes {lawn & utility!
* r-o-w and pavement may expand by 10 feet on right side
within 200 feet of 5 key intersections to accommodate right
turn lanes. Key intersections are 64th/Tower, Chambers/
48th, 48th/Tower, Piccadilly/56th, Piccadilly/48th
4-LANE ARTERIALS (94* R-O-W WITH 18' MEDIAN AND 2 9-FOOT SIDE
EASEMENTS) ON HIMALAYA/DUNKIRK, MEMPHIS/LAREDO, TELLURIDE, 40TH
CROSS-SECTION
j 9 j -11-' 27J18 !271 -11-! g [
[sidewalk { tree 2 med ! 2 !tree[ sidewalk j
j& utility! lawn: lanes ian !lanes !lawn j & utility!
4-LANE COLLECTORS (76* R-O-W WITH 2 9-FOOT SIDE EASEMENTS AND
POSSIBILITY OF ON-STREET PARKING UNTIL TRAFFIC CAPACITY NEEDED
AND POSSIBILITY OF 2-WAY MIDDLE TURN LANE) ON 68TH, 60TH, 52ND
CROSS-SECTION
sidewalk
& utility
-ll-
tree
lawn
2 traffic lanes
& 2 parking lanes
-11- |---9----
tree J sidewalk
lawnj& utility


APPENDIX D
REVISED LAND AREA CALCULATION ASSUMPTIONS
In order to allow substantial flexibility to adjust to future market
conditions, many parts of the Gateway are defined as mixed use
districts. Planning for adequate amounts of parks and adequate street
capacity, however, requires that some assumptions be made as to how
the mixed use areas are likely to build out. For purposes of
estimating infrastructure needs, we assumed that the mixed use areas
will build out with a mix of uses roughly parallel to the mix of
demands set forth in some of the more detailed market studies. In
some cases, such as hotels and retail uses, we assumed that future
growth in the Gateway could substantially exceed those market
projections. Our assumptions are set forth below:
1. Low-density residential areas will build out at 4.5 du/acre.
2. Mid-density residential areas will build out at 10 du/ acre.
3. Residential parts of mixed use areas will build out at 22
4. Mixed Use 1 areas south of 65th Avenue will build out with
30% hotel uses,
50% office uses, and
20% residential uses.
5. Mixed Use 1 Areas north of 65th Avenue will build out with
35% hotel uses, and
65% office uses.
6. Mixed Use 2 areas will build out with
0% hotel uses,
15% office uses,
35% flex-space uses, and
50% residential uses.
7. Mixed use 3 areas will build out with
10% office uses, and
90% flex-space uses.
8. Mixed use 4 areas south of 65th Avenue will build out with
20% office uses,
20% flex space uses, and
60% residential uses.
9. Mixed Use 4 areas north of 65th Avenue will build out with
50% office uses, and
50% flex space uses
10. Mixed use 5 areas will build out with
30% hotel uses,
35% office uses, and
35% flex-space uses.
du/acre.
The Town Center area will build out with
75% major retail uses,
10% office uses,
5% hotel uses, and
10% residential uses
11.


APPENDIX F REVISED SUMMARY OF KEY FACTS AT EXPECTED BUILDOUT
(All numbers are approximate)
Total Acreage of Gateway Area: 4,416 acres
Annexed in 1988: Approx. 2,000 acres
Previously in Denver: Approx. 2,400 acres
Residential Acreage:
Estimated Gateway Residents:
Estimated Housing Units:
Single Family Detached/Attached Homes: 10,148
Multi-Family Apartments or Condos: 4,678
Commercial Acreage:
Potential Commercial Square Footage:
(Includes Hotel, Office, Retail, Flex-Space)
Base Commercial Intensity:
Maximum Commercial Intensity (in Limited Areas):
Maximum Commercial Height (in Limited Areas):
Major Park and Trail Acreage:
Neighborhood Parks or Equivalent Facilities
(Approximately 12.5% Of Total Acreage)
1,992 acres
37,000
14,826 units
1,743 acres
24,000,000
.6 FAR
1.2 FAR
175 Feet
467 acres
52 acres
Large Urban Park:
Community Park:
Golf Course/Nature Area:
90 acres
45 acres
241 acres
Neighborhood Parks:
Trails:
52 acres or equivalent
8.4 miles
Schools Needed:
Elementary Schools: 5
Middle Schools: 1
High Schools: 1
7




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Full Text

PAGE 1

REVISIONS TO GATEWAY CONCEPT PLAN (COMB-BOUND OFFICIAL TEXT) ADOPTED BY DENVER CITY COUNCIL May 17, 1993

PAGE 2

Page 2. Replace the sentence reading "All neighborhood retail businesses and community scale public facilities like post offices will locate on these squares" with "All neighborhood retail businesses and community scale public facilities like post offices should locate on these squares". Replace the phrase reading "(no more than 150 feet high)" with a phrase reading "(no more than 175 feet high)11 Page 7. Replace the phrase "a maximum of 12 stories" with "a maximum of 14 stories". Page 27. Replace the phrase reading "The basic street grid north of 56th Avenue will be based on a quarter-mile alignment ..... with. 11The basic street grid north of 56th Avenue will be based on a half-mile alignment, with at least one north-south route and one east-west route through each resulting 160-acre parcel ... 11 Page 27. Replace the sentence reading "To the maximum extent possible, all public and commercial buildings will orient themselves to the street, with front setbacks reduced as much as possible except on selected streets where necessary to preserve mountain views11 with "All public and commercial buildings along important frontages in the mixed use, Town Center, and town square areas will orient themselves to the street and have small front setbacks11 Page 28. Replace references to "gross11 acres with "net" acres. Replace the definition of "gross" acres in footnote 1 with "In this Plan, 'net' acreage excludes land dedicated for local, collector, and arterial streets and parkways, areas in floodplains, and areas dedicated for parks, trails, school, or public facility sites. Replace the phrase" the Plan proposes a base Gateway density in nonresidential areas at .5 FAR ... "with the phrase" the Plan proposes a base Gateway density in nonresidential areas at .6 FAR (or .9 FAR for hotel uses in the MU1 use areas) Replace the phrase maximum building height of 150 feet" .with "maximum building height of 175 feet." Replace the sentence "In addition, by providing structured parking, a developer could push the maximum density from 75 to 1. 0 in a more limited number of places11 with 11In addition, by providing structured parking or other significant amenities, a developer could push the maximum density from .9 to 1.2 in a more limited number of places11 Page 29. Revise those portions of "Illustration 8 --Map of Proposed Heights and Densities" that affect areas outside of PUD # 319 and PUD # 322 so that they conform with 11Exhibit G --Base Maximum Densities" and 11Exhibit H --Map of Maximum Heights" in the Zoning Ordinance. Page 30. Replace reference to 11.5 FAR" with ".6 FAR" 1

PAGE 3

Page 31. Replace the sentence reading "Elementary schools will be important fixtures on some of the squares that will be within walking distance of many school children" with "Elementary schools may be important fixtures on some of the squares that will be within walking distance of many school children." Page 32. Replace "Illustration 9 --Land Use Concept Plan" with the enclosed map labeled "Illustration 9 --Revised Land Use Concept Plan" incorporating several minor adjustments. Page 33. Replace "Illustration 10 --Anticipated Gateway Land Uses at Full Buildout" with the enclosed "Illustration 10 Possible Gateway Land Uses at Expected Buildout" incorporating revisions from "gross" to "netn densities, revisions to use expected use mixes, revisions to expected final densities, and revisions to the park andtrail plan. Paqe 34. Replace the phrase 11150 feet in height" with 11175 feet in height" Page 36. Replace the phrase 1130 dwelling units per acre" with "36 dwelling units per acren. Replace the sentence reading "Importantly, no residential development will be permitted north of 65th Avenue, except in a narrow band along the eastern edge of Airport Boulevard11 with "Importantly, no residentialdevelopment will be permitted north of 65th Avenue. This policy will be reviewed by City Council as more information from new airport operations becomes available." Page 39. Replace the phrase reading 11However, car rental operations will only be permitted north of 65th Avenue with "Car rental operations will only be permitted in certain mixed use areas away from highly visible corners, interchanges, and frontages, will be limited in size, ... ". Pages 39 & 40. Replace the paragraph reading with "Free-standing convenience restaurants and gas stations will be encouraged at existing commercial centers at 48th Avenue; Chambers Road and At 48th Avenue and Himalaya Road, at the town squares, and on a limited basis in the MU-1 areas along 56th Avenue (subject to restrictions on curb cuts to maintain traffic flows and a quality appearance) Possible design alternatives for such auto-oriented uses along 56th Avenue are shown in Illustration 14. Focusing such uses along 56th Avenue ensures that they will be centrally located for both Gateway residents and through traffic on or near the two largest streets, but will prevent them from dispersing throughout the area." 2

PAGE 4

"Free-standing convenience restaurants, gas stations, and other small auto-oriented retail uses will be encouraged at existing commercial centers at 48th Avenue/Chambers Road and at 48th Avenue/Himalaya Road, at the town squares, and shall also be permitted at a limited number of locations in the mixed use areas (but not on Tower Road) to be selected when drafting the zoning regulations so as to avoid creating commercial strips or other adverse impacts. such uses shall be subject to restrictions on curb cuts to maintain traffic flows and a quality appearance. Possible design alternatives for such auto-oriented uses along 56th Avenue are shown in Illustration 14. Page 43. Replace the phrase" 570 acres of park and trail sites were identified to meet the needs of the Gateway" with "467 acres of major park and trail sites were identified to meet the needs of the Gateway". At the end of that paragraph, add the sentence "In addition to.those major park and trail areas designated on the plan, additional neighborhood parks or equivalent recreation facilities will be required near residential areas as development proceeds.11 Replace the phrase 11Drainageways and other areas subject to flooding were avoided as not being suitable with more active recreation" with "Areas subject to flooding that would interfere with active recreation were avoided." Page 44. Replace the phrase'' Denver's past practice of accepting flood prone or detention areas as usable park land should not be continued" with .. Denver's past practice of accepting flood prone or detention areas as active use park land should not be continued". Page 45. Replace "Illustration 1.5 --Gateway Park standards and Acreage Requirements and Gateway Park and Trail Requirements at Full Buildout11 with the enclosed "Illustration 15 --Gateway Park Standards and Acreage Requirements and Gateway Park and Trail Requirements at Expected Buildout. Page 46. Revise "Illustration 16 --Proposed Park and Off-street Recreational Trail System" by deleting Second Creek Park, and the town square open spaces, since those elements are no longer included as.part of the park and trail plan. Delete the neighborhood park northwest of the intersection of 48th Avenue and Tower Road, since the location of that facilitiy is not fixed. Add Dogwood Gulch, Blue Gramma Draw, North Montbello Trib, South Montbello Trib as new elements. Page 47. Delete the paragraph on Second Creek Park. Replace the sentence reading "Scattered strategically throughout the area south of 56th will be a series of small 5-to 10-acre neighborhood parks" with "Scattered strategically throughout the areas with residential uses will be a series of small 5-to 103

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acre neighborhood parks or private recreational facilities that serve the purpose of neighborhood parks and reduce the demand for public neighborhood parks". Page 48. Replace the sentence 11The off-street trail system will be complemented by on-street bicycle paths marked on a number of quieter 2-lane streets throughout the Gateway" with "The offstreet trail system will be complemented by on-street bicycle paths marked on 48th Avenue, 56th Avenue, and the Biscay Street and Waco Street alignments. Such trails may also be marked on quieter 2-lane streets where appropriate11 Page 49. Replace the phrase reading "Each developer will be required to dedicate, and will be given credit for, those parks, town squares, business greens, and improved off street trail corridors (up to 50 feet wide) .. 11 with "Each developer will be required to dedicate, and will be given credit for, those parks and off street trail corridors (up to a fixed maximum width, and not including floodway channels) ... 11 Town squares and business green open spaces are no longer required to be dedicated. Replace the sentence "Developers will not be able to credit unimproved open space, wetlands, and parts of drainageways and floodplains (except for the 50-foot designated trail corridors shown on Illustration 16) towards satisfaction of the park needs generated by their developments11 with 11Developers will only be able to credit unimproved open space, wetlands, and parts of drainageways and floodplains towards satisfaction of the neighborhood park needs generated by their developments if criteria established by the Parks Department to ensure the usability of the space have been met, and will only be able to credit such facilities towards satisfaction of the major park needs generated by their development if they appear on Illustration 1611 Add a numbered paragraph to the system of calculating park requirements, reading "6. In some circumstances, developers may substitute private recreational facilities for public neighborhood parks, provided that they serve the purpose of neighborhood parks and reduce the demand for public neighborhood parks, but the provision of such facilities shall not reduce the developers contribution to the major park and trail system.11 Page51. Replace the sentence 11Those minimum setbacks may be increased during the drafting of the Gateway zoning regulations if necessary" to 11Those minimum setbacks may be increased or decreased during the drafting of the Gateway zoning regulations if necessary.11 Page 52. Revise those portions of "Illustration 52 -Proposed Transportation Systemn that affect areas outside of PUD # 319 and PUD # 322 so that they (a) show only those streets shown on "Exhibit A11 of the Zoning Ordinance, (b) conform to the street widths shown on the Revised Gateway Road Hierarchy, and (c) show 4

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that the segment of the proposed transit corridor along Tower Road is now located 660 feet east of Tower Road. Page 53. Replace "Illustration 18 with the enclosed "Illustration 18 Hierarchy". Gateway Road Hierarchy" Revised Gateway Road Page 54. Replace the phrase "Within the 40-acre modules that the basic street grid defines .. with "Within the 160-acre modules that the basic street grid defines .. Replace the second sentence reading "Because their design and location will be finalized during the development review process, these streets are not shown on Illustration 1711 with a sentence reading "Because their design and location will be finalized during the development review process, these streets are not shown on Illustration 17, and the iocations of the 2-lane collector streets shown on Illustration 17 are illustrative only. Add a sentence at the end of the first paragraph reading "Tertiary access streets shall be constructed by the developer within each parcel defined by required through streets, and additional through streets are encouraged." Page 56. Replace the phrase "at least six new elementary schools (possible up to eight)11 with "at least five new elementary schools (possibly up to seven)". Replace the phrase ... elementary schools, where at all possible, should be sited on town squares to help augment the other activity there" with ... elementary schools, where at all possible, should be sited on or near town squares to help augment the other activity there". Delete the sentences reading "The school sites shown on Illustration 9 are by way of example only. They show how the above criteria could be satisfied, but there may be alternative locations that work just as well. The new version of Illustration 9 only shows those school sites that have been fixed. Replace the phrase "one new 2-acre police station site" with "one new police station site". Page 57. Replace the phrase "one 2-acre site for a new fire station" with "one site for a new fire station". Replace the phrase "a second 2-acre site" with "a second site". Replace the phrase "Denver Public Library will eventually need one 2-acre site ... with "Denver Public Library will eventually need one site ... ". Page 60. Replace the phrase "the Plan does not allow residential development north of 65th Avenue, except on the western-most edge of the Gateway along Airport Boulevard" with "the Plan does not allow residential development north of 65th Avenue. This policy will be reviewed by city Council as more information from new airport operations becomes available." 5

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Page 65. Replace the sentence "The hierarchy of street widths contained in this plan conforms to the other jurisdictions plans for those same streets" with "The hierarchy of street widths contained in this plan generally conforms to Aurora's plans for those same streets.11 Page 75. Delete reference to completion of Buckley Frontage Roads. Delete reference to Second Creek Park. Pages 76 through 81. Delete the section titled "Zoning to Encourage High Quality Development", since the adoption of the zoning ordinance makes this unnecessary. Page 92. Replace "Appendix D --Land Area Calculation Assumptions" with the enclosed "Appendix D --Revised Land Area Calculation Assumptions". Page 99. Replace "Appendix F --summary of Key Facts at Full Buildout" with the enclosed "Appendix F --Revised Summary of Key Facts at Expected Buildout. 6

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Illustration 9 REVISED LAND USE CONCEPT PLAN See Enclosed Map

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ILLUSTRATION 10 -REVISED POSSIBLE GATEWAY LAND USES AT EXPECTED BUILDOUT (All Figures Are Approximate) LAND USE single-Family Detached Residential Moderate Density Detached/Attached Residential Multi-Family Residential TOTAL RESIDENTIAL TOTAL COMMERCIAL TOTAL MAJOR PARKS AND TRAILS TOTAL MINOR PARKS AND RECREATION FACILITIES TOTAL OTHER FLOODPLAINS AND DRAINAGEWAYS TOTAL SCHOOL SITES TOTAL PUBLIC BUILDING SITES TOTAL LAND AREA DENSITY & ACREAGE 1,390 acres at about 4.5 units per net acre 389 acres at about 10 units per net acre 213 acres at about 20units per net acre 1.992 acres (45% of land) 1,743 acres of hotels, offices, retail, and flex-space uses at .6, .9, and 1.2 FAR (39% of land) 467 ACRES (10.5% of land) 52 ACRES ( 1. 2% of land) 50 ACRES 100 ACRES (2.4% of land) 12 ACRES 4416 ACRES (100% of land) INCLUDES 6,253 Houses 3,895 Houses or Townhouses 4,678 Apartments or Condos 14,826 Dwelling Units 24,000,000 Square Feet of Commercial Large Urban Park, Community Park, Nature Area, Golf Course, and Trails Neighborhood Parks or Equivalent Facilities Drainage Detention Areas, Wetlands, Floodplains 5 Elementary 1 Middle School 1 High School 1 Police Station Site 2 Fire Station sites 1 Library site 1 Existing Fire/ Police Site

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ILLUSTRATION 15 -REVISED GATEWAY PARK STANDARDS AND ACREAGE REQUIREMENTS Denver Park Master Plan Standards for Residential Areas Neighborhood Parks: Community Parks and Large Urban Parks: 1.4 acres per 1,000 residents Size: less than 10 acres each 6.6--12.4 acres per 1,000 residents Size: community parks 10--80 -acres Size: large urban parks over 80 acres Additional Park standard for Nonresidential Areas 2 .0% of the land area in office, hotel, commercial, and flexspace uses. GATEWAY PARK AND TRAILS REQUIREMENTS AT EXPECTED BUILDOUT (Assuming a Gateway Area Population of 37,000) Type of Facility Neighborhood Parks or Equivalent Private Park/Recreation Facilities community Park Large Urban Park, & Nature Area Major Trails Golf Course TOTAL REQUIRED Low End or Park Standards Range 52 ac 59 ac 185 ac no numeric no numeric 296 ac + trails + golf course High End of Park Standards Range 52 ac 89 ac 370 ac standard standard 511 ac + trails + golf course Shown or Required by Gateway Plan 52 ac or equivalent 45 ac 146 ac 91 ac* 185 ac 467 ac + 52 ac neighborhood parks or equivalent 8.4 miles of trails in between parks along major drainage corridors. No credit for 3 5 miles of trail in the city-owned Airport Boulevard right-of-way.

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Illustration 18 REVISED GATEWAY ROAD HIERARCHY A. 6-LANE PARKWAYS (1401 R-0-W WITH 281 MEDIAN) ON 56TH AVENUE & TOWER ROAD CROSS-SECTION :----20----:--36--l-28-l--36--:----20----: Jtree lawn,: 3 Jmed-1 3 ltree lawn, I I d lk I 1 I I 1 I d lk I 1s1 ewa 1 anes 11an 1 anes 1s1 ewa 1 I& utility 1 I& utility : r-o-w and pavement may expand by 10 feet on either side within 200 feet of 5 key intersections to accommodate tur n lanes and/or bus pulloffs. Key intersections are 56th/Tower, 56th/Chambers, and 56th/Piccadilly, Tower/48th1 and Tower/64th. B. 6-LANE ARTERIALS (130' R-0-W WITH 181 MEDIAN) ON 64TH, 48TH, PICCADILLY, CHAMBERS, 38TH CROSS-SECTION :----9----l-11-l--36--l--18--l--36--l-11-:----9----: Jsidewalk Jtreel 3 l med l 3 ltreeJsidewalk I I& utilityJlawnJlanes l ian Ilanes llawnl& utility! r-o-w and pavement may expand by 10 feet on right side within 200 fee t of 5 key intersections to accommodate right turn l anes. Key intersections are 64th/Tower Chambers/ 48th, 48th/Tower, Piccadilly/56th, Piccadilly/48th C. 4 -LANE ARTERIALS (941 R-0W WITH 181 MEDIAN AND 2 9-FOOT S IDE EASEMENTS) ON HIMALAYA/DUNK I RK, MEMPHIS/LAREDO, TELLURIDE 40TH CROSS-SECTION :----9----l-11-l--27--l--18--l--27--l-11-l----9----: lsidewalk ltreel 2 l med l 2 ltreelsidewalk l l& utilityJlawnllanes I ian Ilanes llawnl& utilityl D 4-LANE COLLECTORS (761 R-0-W WITH 2 9-FOOT SIDE EASEMENTS AND POSSIBILITY OF ON-STREET PARKING UNTIL TRAFFIC CAPACITY NEEDED AND POSSIBILITY OF 2-WAY MIDDLE TURN LANE) ON 68TH, 60TH, 52ND CROSS-SECTION :----9----l-11-:--------54--------l-11-:----9----: Jsidewalk Jtreel 2 traffic lanes ltreeJsidewalk l l& utilityllawnl & 2 parking lanes JlawnJ& utilityl

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APPENDIX D -REVISED LAND AREA CALCULATION ASSUMPTIONS In order to allow substantial flexibility to adjust to future market conditions, many parts of the Gateway are defined as mixed use districts. Planning for adequate amounts of parks and adequate street capacity, however, requires that some assumptions be made as to how the mixed use areas are likely to build out. For purposes of estimating infrastructure needs, we assumed that the mixed use areas will build out with a mix of uses roughly parallel to the mix of demands set forth in some of the more detailed market studies. In some cases, such as hotels and retail uses, we assumed that future growth in the Gateway could substantially exceed those market projections. our assumptions are set forth below: 1. Low-density residential areas will build out at 4.5 dufacre. 2. Mid-density residential areas will build out at 10 du/ acre. 3. Residential parts of mixed use areas will build out at 22 dufacre. 4. Mixed Use 1 areas south of 65th Avenue will build out with 30% hotel uses, 50% office uses, and 20% residential uses. 5 Mixed Use 1 Areas north of 65th Avenue will build out with 35% hotel uses, and 65% office uses. 6. Mixed Use 2 areas will build out with 0% hotel uses, 15% office uses, 35% flex-space uses, and 50% residential uses. 7. Mixed use 3 areas will build out with 10% office uses, and 90% flex-space uses. 8. Mixed use 4 areas south of 65th Avenue will build out with 20% office uses, 20% flex space uses, and 60% residential uses. 9. Mixed Use 4 areas north of 65th Avenue will build out with 50% office uses, and SO% flex space uses 10. Mixed use 5 areas will build out with 30% hotel uses, 35% office uses, and 35% flex-space uses. 11; The Town Center area will build out with 75% major retail uses, 10% office uses, 5% hotel uses, and 10% residential uses

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APPENDIX F REVISED SUMMARY OF KEY FACTS AT EXPECTED BUILDOUT (All numbers are approximate) Total Acreage of Gateway Area: Annexed in 1988: Previously in Denver: Approx. 2,000 acres Approx. 2,400 acres Residential Acreage: Estimated Gateway Residents: Estimated Housing Units: Single Family Detached/Attached Homes: Multi-Family Apartments or Condos: Commercial Acreage: Potential Commercial Square Footage: (Includes Hotel, Office, Retail, Flex-Space) Base Commercial Intensity: 10,148 4,678 Maximum Commercial Intensity (in Limited Areas) : Maximum Commercial Height (in Limited Areas): Major Park and Trail Acreage: Neighborhood Parks or Equivalent Facilities (Approximately 12.5% Of Total Acreage) Large Urban Park: Community Park: Golf coursejNature Area: 90 acres 45 acres 241 acres 4,416 acres 1,992 acres 37,000 14,826 units 1,743 acres 24,000,000 .6 FAR 1. 2 FAR 175 Feet 467 acres 52 acres Neighborhood Parks: Trails: 52 acres or equivalent 8.4 miles Schools Needed: Elementary Schools: Middle Schools: High Schools: 5 1 1 7

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