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A. Purpose. The -HSO is intended to encourage improvement in streetscape, landscaping, and the general aesthetics of the street edges along Havana Street from 6th Avenue to Dartmouth Avenue. The vision of Havana Street as a tree-lined boulevard with curbside landscape and detached sidewalks is the long term goal for this district. Interim options are offered for the shorter term. These standards address the existing attached sidewalks and reduced property depths resulting from past street widening efforts. The standards are included to encourage improvements in those situations that do not include developing vacant land, redevelopment that involves clearing the land before adding new construction, or expansion of an existing building footprint by more than 25 percent or by more than 2,500 square feet, whichever is less. Street trees remain a requirement in all options. The goals of this overlay district are:

1. Encourage high-quality street edges by requiring a flexible schedule of improvements proportionate to the level of development proposed on properties abutting Havana Street.

2. Provide landscape and streetscape options that respond flexibly to a variety of existing conditions on lots along the corridor.

3. Strive for consistency of appearance and materials so that the Havana Street Corridor builds a distinctive character over time.

4. Provide for readily identifiable amenities specific to Havana Street that are attractive and useful.

5. Enhance the appearance and safety of streets for pedestrians.

B. Applicability.

1. Generally. The -HSO district applies to all properties contiguous with either side of Havana Street between 6th Avenue and Dartmouth Avenue. All property development in the Havana Street Overlay District shall comply with adopted City ordinances or rules and regulations. The Havana Street Overlay District does not change requirements for site planning processes or remove the possibility of relief under Sections 146-5.4.4 (Flexibility and Relief Procedures). The -HSO district requirements set forth in this Section 146-2.6.7 supersede the general landscaping requirements of Section 146-4.7 (Landscape, Water Conservation, Storm water Management) where the provisions conflict.

a. Specific landscape requirements for each option may be found in Section 146-2.6.7.B.2 (Property Conditions and Trigger Mechanisms). All plant material shall be selected from the Havana Overlay District plant list and is subject to size requirements at installation per Section 146-4.7.3.B (Plant Material Requirements). Replacement of dead or missing plant material shall be in accordance with the –HSO overlay district plant list.

b. Landscape design shall comply with Section 146-2.6.7.E (Planting in Havana Street Frontage Areas).

c. Tree planting shall conform to rules found in Section 146-2.6.7.D, (Tree Usage in Havana Street Property Frontage Areas).

d. Figures 2.7-1 through 2.7-5 have been provided for illustrative purposes. Actual landscape design may vary due to existing site constraints as long as the design meets all of the requirements found in these standards.

2. Property Conditions and Trigger Mechanisms. In each of the property conditions, any one of the actions below will trigger Havana Street streetscape and landscape requirements:

a. Condition 1. Condition 1 is the demolition or clearance of existing buildings or development on vacant ground. All development that occurs on vacant ground, on redevelopment sites, or that includes expansions of an existing building footprint by more than 25 percent, or by more than 2,000 square feet, whichever is less, shall provide:

i. A curbside landscaping area;

ii. A detached sidewalk; and

iii. A landscape buffer per Figure 2.7-1 and Section 146-2.6.7.C.1.

b. Condition 2. Condition 2 is development that occurs on properties with an existing five foot or wider attached sidewalk and an existing building.

i. The following triggers shall be subject to paragraph ii, below:

(a) Significant architectural elevation remodeling requiring a permit such as stucco, masonry, awnings, storefront alterations including rebranding (as rebranding is understood in the industry) of architecture and signage.

(b) Access alterations from Havana Street.

(c) Signs within the landscape buffer requiring Hardship Variances under Section 146-5.4.4.A or Administrative Adjustments under Section 146-5.4.4.F.

(d) Any proposed or unauthorized removal of required street (frontage area) trees from the property.

(e) Any new single use or changed conditional use for automobile or light truck sales, rentals or service; car washes; fuel dispensing; recreational vehicle, trailer, boat, motor home rental, sales, or storage; plant or tree nurseries; greenhouses; kennels; and recycling collection facility.

(f) Any redesign in a landscape plan other than routine landscape maintenance in conformance with an approved landscape plan.

ii. Shall provide:

(a) Streetscape and landscaping per Figure 2.7-2 and Section 146-2.6.7.C.2; or

(b) Streetscape buffer per Figure 2.7-1 and Section 146-2.6.7.C.1.

c. Condition 3. Condition 3 includes properties where the existing buildings are close to the street and have no parking or paved access between buildings and right-of-way or street frontage property line.

i. The following triggers shall be subject to paragraph ii, below:

(a) Significant architectural elevation remodeling requiring a permit such as stucco, masonry, awnings, storefront alterations including rebranding (as rebranding is understood in the industry) of architecture and signage.

(b) Access alterations from Havana Street.

(c) Signs within the frontage requiring Hardship Variances under Section 146-5.4.4.A or Administrative Adjustments under Section 146-5.4.4.F.

(d) Any proposed or unauthorized removal of required street (frontage area) trees from the property.

(e) Any new single use or changed conditional use for automobile or light truck sales, rentals or service; car washes; fuel dispensing; recreational vehicle, trailer, boat, motor home rental or sales; plant or tree nurseries; greenhouses; kennels; and recycling collection facility.

(f) Any redesign in landscaping other than routine landscape maintenance in conformance with an approved landscape plan.

ii. Shall provide streetscape and landscaping per Figures 2.7-1 through 2.7-5 and Section 2.6.7.C.3; or may provide streetscape buffer per Figure 2.7-1 and Section 146-2.6.7.C.1.

3. Non-Triggering Actions. Actions that will not trigger Havana Street streetscape and landscape improvements are:

a. Maintenance such as: Painting, stripping, glazing, patching pavement, resurfacing pavement, replacing dead or missing plants, roof repairs. Replacement of dead or missing trees shall be in accordance with the Havana Street Overlay District plant list.

b. Tenant finish, where all construction is within an existing structure and there is no external impact.

c. Individual commercial space within a multi-tenant building requiring a conditional use.

4. Exemptions from Improvements. If development changes for a property fully meet the criteria for a Minor Amendment in Section 146-5.3.15 (Amendments of Existing Approvals),that property is exempt from the requirement for street frontage and landscape improvements.

5. Landscape Requirements. The individual design standard and design guidelines in Section 146-2.6.7.C contain the landscape requirements for each of the three property conditions listed in this Section.

6. Place-Making Markers and Streetscape Elements.

a. Place-making markers are streetscape elements that carry the message "On Havana." The installation of place-making markers may be approved administratively by the Planning Department after consideration of historical interest, distinctive features of the area, public health and safety, and urban design quality. Place-making markers shall not be counted against the amount of permitted sign area on any property.

b. Streetscape elements, such as lighting poles and fixtures, outdoor seating, raised planters with seating, bus stops, trash receptacles, recycling bins, and other street furnishings may be approved administratively by the Planning Department.

c. All place-making markers and streetscape elements shall be located and installed to protect roadside safety and avoid encroachments in sight triangles as required by the Aurora Roadway Design and Construction Specifications Manual.

C. Havana Street Edge Treatment.

1. The following Sections contain the following street edge elements, tailored to each of the three Conditions defined in Section 146-2.6.7.B.2 above:

a. Intent. The intent language for each Section is the basis for the regulatory design standards and the advisory design guidelines.

b. Design Standards. Compliance with the design standards in each Section is required. Streetscape and buffer requirements describe the total amount of applicable elements including curb, attached walk, street tree planting strip, detached walk, hardscape or landscaped area, and landscape buffers.

c. Design Guidelines. Design guidelines are presented as possible alternative methods of meeting the goals set in the intent language. Design guidelines are advisory rather than regulatory and may be accepted as alternatives to the design standards only in those instances where the application of the guidelines:

i. Meets or exceeds the goals set out in the intent language; or

ii. Meets the intent where the design standard would not; or

iii. Meets the intent goals in those cases with existing site characteristics that make application of the design standard extremely difficult or not practical.

2. Condition 1

Standard right-of-way streetscape and landscaping requirements for the -HSO district.

a. Intent. The intent of these standards and guidelines is to implement the vision of Havana Street as a tree-lined boulevard with curbside landscaping, detached sidewalk, and landscape buffers through improvements required with new development or redevelopment. See Figure 2.7-1.

b. Design Standards. All development that occurs on vacant land, redevelopment that involves clearing the land before adding new construction, or expansion of existing buildings by 25 percent of the building ground floor area or more than 2,000 square feet, whichever is less, shall provide at a minimum the following:

i. Streetscape. Provide a10-foot wide curbside landscaped area with one street tree per 40 linear feet of street tree planting strip as required, and a 10-foot wide detached sidewalk. See Figure 2.7-1.

ii. Landscape Buffer. Provide a minimum nine-foot wide landscape buffer and landscaping at a minimum of two tree equivalents per 40 linear feet of buffer length.

c. Design Guidelines.

i. Landscape Buffer Depth. The standard landscape buffer depth required may be reduced to a nine-foot minimum along Havana Street in response to the street widening projects done in the past.

ii. Streetscape and Landscape Buffer. The standard minimum depth is 29 feet as measured into the property from curb face including the curb-head, curbside landscape area, detached walk, and the minimum nine-foot landscape.

iii. Landscape Buffer with Exceptions. Buffer width may be less than nine feet when either a 2.5 foot high masonry wall or a 2.5 foot high continuous landscape hedge is provided. The minimum landscape buffer depth with one of these exceptions is five feet.

Figure 2.6-1: Condition 1

3. Condition 2. Properties with existing attached sidewalks. Streetscape and landscaping requirements for Havana Street frontage in properties with an existing attached sidewalk in the HSO district.

a. Intent. The intent of these standards and guidelines is to allow an interim streetscape and landscape condition not requiring a 10 foot curbside landscaping area, 10 foot detached sidewalk and nine-foot landscape buffer with new development. See Figure 2.7-2. The interim condition is intended to address the physical difficulties and costs that inhibit redevelopment of existing properties.

b. Design Standards. All development that occurs on properties with an existing attached sidewalk and existing development shall provide streetscape and landscape buffer. See Figure 2.7-2.

i. Streetscape and Landscape Buffer. Required streetscape in this condition consists of the existing attached sidewalk and the adjacent landscape buffer on the property side of the sidewalk.

ii. Landscape Buffer. Required landscaping shall include at least one tree and 10 shrubs per every 40 linear feet or a total of two tree equivalents per each 40 linear feet of frontage rather than the full standard streetscape and landscape buffer required in Section 146-2.6.7.C.1 above.

c. Design Guidelines. In the presence of an attached sidewalk on the subject property, the required standard nine-foot wide landscape buffer may be reduced in width when one of the following are provided within the landscape buffer:

i. 2.5 foot high masonry wall; or

ii. 2.5 foot high continuous landscape hedge.

Figure 2.6-2: Condition 2

4. Condition 3

Properties where the existing building(s) are close to the street and have no parking or paved access between building(s) and right-of-way or street frontage property line.

a. Intent. The intent of these standards and guidelines is to allow an interim streetscape and landscape buffer condition not requiring a10-foot street tree planting strip,10-foot detached sidewalk and nine-foot landscape buffer with new development. The applicable standard for the Havana Street frontage in Condition 3 is the Urban Street frontage (Section 146-4.7.5.C.4) consisting of edge, furnishings, and throughway zones. See Figures 2.7-3, 2.7-4, and 2.7-5 for illustrations on how these zones apply. The interim condition is intended to address the physical difficulties and costs that inhibit redevelopment of existing properties.

b. Design Standards. All development that occurs on property where existing buildings have no parking or access drives between the buildings and the Havana Street right-of-way or the front property line shall provide streetscape and landscaping along the Havana Street frontage as follows:

i. Streetscape: 1 tree per 40 linear feet of frontage.

ii. Landscape buffer plaza option: 1.5 tree equivalents per 40 linear feet.

iii. Landscape buffer xeric option: 2 tree equivalents per 40 linear feet.

c. Design Guidelines. Streetscape and landscape requirements may be met by using a combination of street trees within plant beds within the frontage area, a throughway zone sidewalk, and adjacent landscaping consisting of either a xeriscape landscape buffer or integral sidewalk/plaza. Plaza landscaping shall consist of plant beds or plant containers, raised planters, and trees between the building and the Havana Street right-of-way or the front property line.

i. The minimum depth of the landscaping buffer may vary with existing building setback from the frontage property line.

ii. Eliminating the xeriscape landscape buffer and substituting a hardscape plaza with planters is one possibility in Condition 3 depending on the existing physical condition and the setback depth of the existing building. If provided, raised planters shall be installed at sitting height to provide a public amenity.

Figure 2.6-3: Condition 3 – Standard

Figure 2.6-4: Plaza Option

Figure 2.6-5: Condition 3 – Xeric Option

D. Tree Usage in Havana Street Property Frontage Areas.

1. Intent. Trees shall be used to define the street edge, frame views, define points of access, soften building architecture, define building entrances, direct attention to signage, and provide shade for benches and RTD stops. Flexibility in the placement of trees within the frontage area is one of the principles included in this Section.

2. Design Standards. All development that occurs along the Havana Street Overlay district street edges has a tree requirement regardless of the development option applied. Rules for tree usage are:

a. Trees shall be selected from the Havana Street Overlay district plant list.

b. Tree sizes shall conform to requirements found in Section 146-4.7.5.D.3 (Minimum Plant Material Quantities).

c. Trees shall be used in all Havana Street frontages as required in Section 146-2.6.7.B.2 (Property Conditions and Trigger Mechanisms).

d. Street trees in Condition 1 are required within the curbside landscape area at one tree per each 40 linear feet length of frontage.

e. Trees in Condition 2 shall be located on the property side of the existing sidewalk within the landscape buffer when it is five-feet wide or greater. Provision of a number of trees equal to, but not less than, one tree per each 40 linear feet of frontage is required. Buffers less than five feet wide will require provision of those features listed in Section 146-2.6.7.B.2.b.ii.

f. Trees in Condition 3 shall be provided at one tree for each 40 linear feet of frontage within the Furnishing Zone.

g. Trees in Condition 3, located in paved areas, shall be within plant beds. Traffic sight lines shall not be obstructed.

h. Cut-outs for tree grates shall be a minimum of five feet by five feet. Cut outs for plant beds with trees shall be a minimum of five feet by10 feet, with a preferred size of five feet by 15 feet where possible, and designed to accommodate tree growth.

3. Design Guidelines. Alternatives to the design standards may include:

a. In Conditions 1, 2 and 3, whenever a single tree conflicts with sight lines to a freestanding or building-mounted sign, one tree in the whole of the frontage area may be converted to equivalents for an equal number of shrubs, perennials, or ornamental grasses.

b. Trees within Havana Street Frontage Areas shall not be located closer than 40 feet from an existing tree on an adjacent site.

c. A bench or RTD stop may be substituted for two trees per site within each individual Havana Frontage.

d. Existing trees located within Havana Street Frontage Areas determined to be in good condition may be counted toward tree requirements.

e. Trees meeting requirements found in the City's current policy on preservation of existing trees shall be protected in place, relocated, removed, or mitigated according to requirements found in that policy.

f. Sight triangles at access points shall be maintained as required by the Aurora Roadway Design and Construction Specifications Manual.

g. Tree locations and lighting locations shall be coordinated so that both are effective.

E. Planting in Havana Street Frontage Areas.

1. Intent. The following planting concept shall apply to all areas to be landscaped within the Havana Street Frontage Areas. The concept is representative of a repeatable sequence of plant placement beginning with taller plant material species that transitions to medium height species to low spreading species and back to medium height species and ending with taller species. Applicable plants may be found in the HSO district Plant List. This list has been organized by height and other growth and visual characteristics. See Figure 2.6-6 and Figure 2.6-7.

2. Design Standards. The landscape area depicted below in Figure 2.6-6 and Figure 2.6-7 may be within a buffer next to a sidewalk, next to a street or within a plant bed within a hard surfaced area.

Figure 2.6-6: Planting Sequence

Figure 2.6-7: Integrating a Sign or Bench with Landscaping

3. Design Guidelines. Alternatives shall include street trees for Havana Street. The alternatives may include integrating a sign, bench, or RTD stop into the landscaping in lieu of one tree in the frontage requirement, and may be considered a variation of the planting sequence presented in Figure 2.6-6 and Figure 2.6-7.

F. Street Furnishings, Place Making Marker Program, and Plant List.

1. Intent. The HSO District Design Manual contains the approved street furnishings and streetscape elements (kit of parts), the approved place making marker types and locations (place making marker program), and the plant species list for the HSO district (HSO Plant List). That manual has been adopted subject to updating and future amending by the Planning Director. The intent of this manual is to apply its contents so that common elements and design standards appear in improvements along the length of Havana Street within the district. These standards shall be used by the Planning Department for review and decision-making.

2. Design Standards. Streetscape items such as lighting poles and fixtures, benches, bus stops, trash receptacles, place-making markers, and other street furnishings shall be allowed with an administrative approval by the Planning Director, provided they are of the design established in publications or lists kept in the Planning Department ("kit of parts" or "place making marker program").

3. Approved Plant List. The Planning Department maintains the Havana Street Plant List approved for use in landscaping improvement within the HSO district. Only these species shall be used within the district.

4. Design Guidelines. Administrative approval of any proposed alternative to either the Havana Business Improvement District approved kit of parts, place making marker program, or the Havana Street Plant List shall be required. Administrative approval of proposed alternatives shall be obtained from the Planning Director and shall be granted if, in the exercise of sound discretion, the proposals are determined to forward the intent of the district. (Ord. No. 2019-49 § 1, 08-19-2019)