DOWNTOWN ALLEY PLAN
EXISTING CONDITIONS REPORT JUNE 18, 2021 EXISTING CONDITIONS PROCESS OVERVIEW Our design solutions are never predetermined. Contextual information is always evaluated in terms of inspiration and implementation, leading to design solutions uniquely tailored to a place. We understand context not only as a physical setting, but a complex network of systems that shape and form the human experience. Factors such as accessibility, connectivity, safety, scale, architecture, and landscape contribute to this experience. This evaluation of contextual information begins with an assessment of existing conditions. As such we approach our assessment efforts not necessarily something that happens before design, but more importantly, the first design act. The focus of this effort is to record and decode the existing alleys as a means of eventually teasing out the “more” latent in the given context.
The assessment of existing conditions is an exercise in research and discovery aimed at a more comprehensive understanding of the downtown alley network and therefore the evaluation of potential candidates for shared alleys. By listening, learning, mapping, and exploring, we will develop a framework of technical feasibility and opportunities as well as physical, social, economic, and cultural aspects of potential alley segments for development and implementation. Data collected will be analyzed and synthesized into a concise graphical summary report that illustrates the physical context, the patterns of use, key issues, and details opportunities and constraints for each segment in the downtown area.
All of the alley segments are located in the Downtown Development Authority Boundary and within the Historic Preservation Boundary. The tools used in the assessment phase are walking audits, land use assessment, utility identification and location, and trash/recycling equipment assessment. Currently, the downtown alley network functions as a service corridor, providing: • back-of-house service access to downtown businesses • access to parking areas for both businesses and residents • overhead and underground utilities
During the walking audit, the HDR team toured the downtown alleys with staff, discussing relevant issues firsthand from one alley to the next. Given the breadth of disciplines present on the tour the team was able to observe a variety of existing issues through the different lenses specific to the various discipline representatives from HDR and the Town of Castle Rock.
The following series of diagrams offers a comprehensive assessment of the existing alley conditions most relevant to this project and include: • Strenths, Weakness, Opportunities, and Threats Analysis of each alley segment • Mobility Network Analysis • Crash Data Analysis • Locations of Historic Buildings and Structure • Locations of Utilities Located in Alley Segments • Documentation of Land-Use on Alley Segments • Walk Distance From Public Parking Lots • Activity Nodes in the Downtown Area Relative to Alley Segments • Shadow Studies of Alley Segments • Enlargement Plans of Each Alley Block
Design Team, Castle Rock Staff, and Stakeholders on Site Audit Walk ALLEY 3
Jerry
ALLEY 4 Fourth Fifth Sixth Seventh Third Wilcox
ALLEY 1
Perry
ALLEY 2 MOBILITY NETWORK Downtown Castle Rock comprises a grid street network with alleys connecting most blocks. Down- town intersections are mostly controlled by traffic signals or stop signs. Rectangular Rapid Flashing Beacons have been installed at several intersections and mid-block pedestrian crossings to enhance safety. Traffic volumes are highest along Wilcox Street between Fifth Street and Sixth Street, as this a major access point from I-25. Downtown Castle Rock can also be accessed by the paved, off street Plum Creek Trail that runs from southeast of downtown to northwest with access points at Jerry Street and at Festival Park.
Seventh
Sixth ALLEY 4 Jerry
Fifth ALLEY 2 Wilcox Perry
Fourth ALLEY 3
Third ALLEY 1 DOWNTOWN-WIDE CRASHES A multimodal crash analysis was determined using Denver Regional Council of Governments crash records. The map below depicts all intersection-related and mid-block crashes reported between 2015 and 2019 and include people walking, biking and driving. There were 294 total crashes downtown during this time period, 8 of which involved bicyclists or pedestrians. Of these crashes, 1 crash resulted in a serious injury and also involved a bicyclist, and 1 fatal crash occurred. Most crashes occurred along roadways, and 4 crashes were reported to be alley-related. The highest crash intersections were 5th and Wilcox and 5th and Perry.
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Sixth ALLEY 4 Jerry
Fifth ALLEY 2
Fourth ALLEY 3 Wilcox Perry
Third ALLEY 1 HISTORIC BUILDINGS The state and nationally registered historic buildings in Downtown Castle Rock are south of Fifth
WOLFENSBER Street. Challenges around theseGER properties occur when the existing structure is built on a property line adjacent to the alley as age, issues with damaging structures by vibrations from construction compaction equipment could occur when installing improvements. Coordinate with City and State Historic Agencies as required.
EIGHTH
SEGMENT 1F SeventSEVENTH
SEGMENT 1E SixthSIXTH ONT F R Y JER R
SEGMENT 1D FIFTH Fifth
Castle Rock Depot Y ALLEY 2 X C O PER R WI L Keystone Hotel SEGMENT 1C
FOURTH Fourth
LEWIS CANTRIL
Castle Rock Elementary Wilcox Perry
SEGMENT 1B THIRD
First National Bank Of Douglas County ALLEY 1
SEGMENT 1A SECOND Dyer House Benjamin Hammer House
FIRST
SOUTH
Residential Downtown Development Authority Boundary Restaurant / Bar Retail Historic Preservation Boundary O ce Mixed Use National and State Historic Register Properties Industrial 500500 Public Building F Feet Public Parking Lot Other PAGE INTENTIONALLY LEFT BLANK ALLEY 1 STRENGTHS WEAKNESSES Mobility Mobility • Natural path through town amenities and festival park • Alley crossings, especially 5th Street • Connection to East Plum Creek Trail • High volume east-west streets • Strong access across alley • Wide streets • Existing bumpouts at alley entrances Operations/Services Operations/Services • Used heavily for loading • N/A Placemaking Placemaking • Abundant parking • Runs along a retail “spine” of downtown Castle Rock • “Back of the House” functions for businesses in alley • Strong connection to Festival Park and nature • Presence of utilities • Low crime
• OPPORTUNITIES THREATS Mobility Mobility • Potential seamless connection to/from East Plum Creek Trail • Alley crossings • Connections to other alleys in east-west direction • Maintaining vehicle connections through the alleys • Space to add bumpouts Operations/Services Operations/Services • Truck sizes • N/A • Fire access Placemaking • Dumpsters owned by different companies • Backdoor access of businesses to alley as an amenity • Shadows in the winter will slow melting and increase freezing • Areas with large setbacks Placemaking • Surface parking lots • Maintaining required parking counts • Maintaining service access when needed • Ensuring alleys feel safe at night with adequate lighting, etc. SEGMENT 1F Seventh
SEGMENT 1E Sixth Jerry SEGMENT 1D Fifth
SEGMENT 1C Fourth Wilcox Perry SEGMENT 1B Third
SEGMENT 1A ALLEY 1-UTILITIES Wet, dry, and telecomm utilities are located in this alley. Understanding the restrictions, limitations, and access will be important during alternative development. Gas lines are hight (18” below pavement) and could be located within the alley pavement section. Gas lines should be relocated in advance of any work being done. Electrical overhead lines are supported by poles shown in the enlargement plans and some are right next to existing buildigs. If new water or sewer lines are to be constructed there is an issue with the poles being too close to the open trench and IREA will need to relocate poles if required well in advance of any construction to be done. All Communication companies will need to be contacted-overhead and underground to locate other utilities.
SEGMENT 1F Seventh
SEGMENT 1E Sixth Jerry SEGMENT 1D Fifth
SEGMENT 1C Fourth Wilcox Perry SEGMENT 1B Third
SEGMENT 1A ALLEY 1-LAND USE Alley 1 is bound by Festival Park to the south, a lively gathering place for the community. The two blocks north of Festival Park are lined by many unique restaurants, bars, and retail. Around 5th Street, the land use transitions to many more offices. The block between 6th and 7th is a public building surrounded by surface parking without an alley. North of 7th, the land use is primarily residential with some offices.
SEGMENT 1F Seventh
SEGMENT 1E Sixth Jerry SEGMENT 1D Fifth
SEGMENT 1C Fourth Wilcox Perry SEGMENT 1B Third
SEGMENT 1A ALLEY 1-WALK DISTANCE FROM PUBLIC PARKING LOTS
This alley, being centrally located in the downtown area, is within a 5 minute walk radius of all of the public parking areas. It has good access to all sections of the alley entry points.
SEGMENT 1F Seventh
SEGMENT 1E Sixth Jerry SEGMENT 1D Fifth
SEGMENT 1C Fourth Wilcox Perry SEGMENT 1B Third
SEGMENT 1A ALLEY 1-ACTIVITY NODES
Alley 1 is located within the main activity area of Castle Rock’s downtown. It is integrated into the street-closure area for events and Festival Park is its southern terminus. Its direct connection to Festival Park provides potential pedestrian access from events to the businesses on Wilcox St. and can even be considered an extension of the primary event space. Festival Park is active year round with concerts and markets in the summer and serves as the starting point for carriage rides in the colder months.
SEGMENT 1F Seventh
SEGMENT 1E Sixth Jerry SEGMENT 1D Fifth
SEGMENT 1C Fourth Wilcox Perry SEGMENT 1B Third
SEGMENT 1A
FESTIVAL PARK ALLEY 1-SHADOW STUDIES: SUMMER
Alley 1 has a continuous built western edge casting shadows afternoon with the morning hours allow for the most sunlight
JUNE
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM ALLEY 1-SHADOW STUDIES: WINTER There are more shadows in the alley during the winter months with some amount of significant shadowing during all parts of the day where a building edge is present on both the east and west edges.
DECEMBER
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM
ALLEY 2
STRENGTHS WEAKNESSES Mobility Mobility • Repaving project • Dangerous intersection at 5th Street Operations/Services Operations/Services • Infrequent operations and services • Scattered dumpsters • Good morning sunlight in the winter (quicker melting) • Grade difference between alley and development Placemaking Placemaking • Great views • Railroad tracks • Destination for Startlighting event • Poor drainage • Ice rink/beer garden redevelopment • Single family homes
OPPORTUNITIES THREATS Mobility Mobility • Connections to other alleys and streets to the west • Dangerous intersection at 5th Street • Bike rentals from bike shop Operations/Services Operations/Services • Future “back of house” for new development • New development can design to future alley conditions Placemaking Placemaking • Working with reconstructed alley • New development • Future trail along tracks Seventh
Sixth Jerry SEGMENT 2B Fifth
SEGMENT 2A Fourth Wilcox Perry
Third ALLEY 2-UTILITIES
Stormwater and electrical lines are located in this alley. Stormwater is on Segment 2A and Electrical is primarily on Segment 2B. Understanding the restrictions, limitations, and access will be important during alternative development. Gas lines are hight (18” below pavement) and could be located within the alley pavement section. Gas lines should be relocated in advance of any work being done. Electrical overhead lines are supported by poles shown in the enlargement plans and some are right next to existing buildigs. If new water or sewer lines are to be constructed there is an issue with the poles being too close to the open trench and IREA will need to relocate poles if required well in advance of any construction to be done. All Communication companies will need to be contacted-overhead and underground to locate other utilities.
Seventh
Sixth Jerry SEGMENT 2B Fifth
SEGMENT 2A Fourth Wilcox Perry
Third ALLEY 2-LAND USE
Alley 2 is nestled between an inactive edge (freight rail tracks) to the east and a variety of land uses to the west. Between 4th and 5th, there is retail and an ice rink which is planned for redevelopment to include a beer garden. Several single family homes are located on this block. North of 5th, the block contains a mix of restaurants, bars, offices, and retail. Surface parking is located north of the alley.
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Sixth Jerry SEGMENT 2B Fifth
SEGMENT 2A Fourth Wilcox Perry
Third ALLEY 2-WALK DISTANCE FROM PUBLIC PARKING LOTS
This alley is the furthest east of the alleys studied. It has surface public parking immediately adjacent to it on both of its north and south ends and is within a five minute walk of two existing parking areas to the west as well as future public parking at Sixth St. and Wilcox St. Alley 2 is out of the 5 minute walking range for the parking garage at Festival Park.
Seventh
Sixth Jerry SEGMENT 2B Fifth
SEGMENT 2A Fourth Wilcox Perry
Third ALLEY 2-ACTIVITY NODES
This alley has a direct adjacency with the Ice Rink during the winter and its beer garden programming during the summer. The winter lighting event also takes place directly on this alley as it has some of the best views of iconic Castle Rock to the north. The parking lots at the north and south of the ends of this alley can be considered as potential event spaces to activate the alley if desired and coordinated with the Town.
Seventh
Sixth Jerry
Fifth Wilcox
Fourth Perry
Third ALLEY 2-SHADOW STUDIES:SUMMER The absence of a built eastern edge and the setbacks on the western edge allow good sunlight onto this alley for most of the day. The western edge begins to cast a shadow onto the alley in the late afternoon and evening. JUNE
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM ALLEY 2-SHADOW STUDIES:WINTER Alley 2 continues to receive good sunlight during the morning hours of the winter months with coverage beginning in the early afternoon and lasting until sundown.
DECEMBER
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM
ALLEY 3
STRENGTHS WEAKNESSES Mobility Mobility • Access to East Plum Creek Trail via Jerry Street • Lack of connectivity to other alleys • Fewer crashes in area • Alley crossings, especially 5th Street Operations/Services Operations/Services • Good morning sun during the winter (quicker melting) • Parking along edges Placemaking Placemaking • Museum is a cultural amenity • Back of buildings lead to inactive edges
OPPORTUNITIES THREATS Mobility Mobility • Wayfinding to East Plum Creek Trail • Providing safe and intuitive access to East Plum Creek Trail Operations/Services and other alleys • N/A Operations/Services Placemaking • N/A • Blank walls Placemaking • Far from existing urban cores Seventh
Sixth Jerry
Fifth
SEGMENT 3B Fourth Wilcox Perry SEGMENT 3A Third ALLEY 3-UTILITIES
Sanitary Sewer and electrical lines are located along the length of this alley. Understanding the restrictions, limitations, and access will be important during alternative development. Gas lines are hight (18” below pavement) and could be located within the alley pavement section. Gas lines should be relocated in advance of any work being done. Electrical overhead lines are supported by poles shown in the enlargement plans and some are right next to existing buildigs. If new water or sewer lines are to be constructed there is an issue with the poles being too close to the open trench and IREA will need to relocate poles if required well in advance of any construction to be done. All Communication companies will need to be contacted-overhead and underground to locate other utilities.
Seventh
Sixth Jerry
Fifth
SEGMENT 3B Fourth Wilcox Perry SEGMENT 3A Third ALLEY 3-LAND USE
The southern portion of Alley 3 is bound to the west by an inactive edge - a large public surface parking lot that spans the block between 3rd and 4th. The parcel at the corner of 3rd and Jerry is being redeveloped into to a restaurant. The rest of the block, and the block between 4th and 5th, is a mix of office and residential.
Seventh
Sixth Jerry
Fifth
SEGMENT 3B Fourth Wilcox Perry SEGMENT 3A Third ALLEY 3-WALK DISTANCE FROM PUBLIC PARKING LOTS
There are two public parking areas with direct connections to the south part of this alley. One covered lot and one surface lot. Both ends of the alley are within a 5 min walk from other downtown public parking areas. However, it is outside of the 5 min. walk range from the Festival Park parking lot.
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Sixth Jerry
Fifth
SEGMENT 3B Fourth Wilcox Perry SEGMENT 3A Third ALLEY 3-ACTIVITY NODE
There are no current activity nodes located directly on this alley, however, the public parking area on the western part of Segment 3A could be used for events if desired and coordinated with the Town.
Seventh
Sixth Jerry
Fifth
SEGMENT 3B Fourth Wilcox Perry SEGMENT 3A Third ALLEY 3-SHADOW STUDIES:SUMMER The absence of a built edge and the smaller scale of the buildings along the western edge allow this alley to be unshadowed for most of the day during the summer. Some shade is provided on the northern portion of the alley in the late afternoon and evening JUNE
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM ALLEY 3-SHADOW STUDIES:WINTER Winter sun brings periods of intermittent shadows mid-morning and in the afternoon. The alley gets full sun around noon and is mostly shaded in the late afternoon.
DECEMBER
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM
ALLEY 4
STRENGTHS WEAKNESSES Mobility Mobility • “Central” alley surrounded by other alleys on both sides • Parking in the alleys Operations/Services • Alley crossings, especially at 5th Street • N/A Operations/Services Placemaking • In shadow for most of the day during the winter • Many residents in The Move Placemaking • Beer garden with alley access • Currently lacking strong terminus at 5th Street, instead it dead • Flat ends into parking lot • No active ground floor at The Move
OPPORTUNITIES THREATS Mobility Mobility • Origin for downtown residents to access alley network • Alley deadends so it may be difficult to provide connectivity • Bike rentals from bike shop Operations/Services Operations/Services • Edges lined with parking • N/A Placemaking Placemaking • Seperated from existing activity and natural cores • New development • “Up and coming” residential core Seventh
SEGMENT 4C Sixth Jerry SEGMENT 4B Fifth
SEGMENT 4A
Fourth Wilcox Perry
Third ALLEY 4-UTILITIES
Sanitary Sewer runs beneath the length of this alley between its southern end and 6th St. Electrical lines exist along its entire length. Understanding the restrictions, limitations, and access will be important during alternative development. Future utilities associated with new development along the western edge will need to be coordinated. Gas lines are hight (18” below pavement) and could be located within the alley pavement section. Gas lines should be relocated in advance of any work being done. Electrical overhead lines are supported by poles shown in the enlargement plans and some are right next to existing buildigs. If new water or sewer lines are to be constructed there is an issue with the poles being too close to the open trench and IREA will need to relocate poles if required well in advance of any construction to be done. All Communication companies will need to be contacted-overhead and underground to locate other utilities.
Seventh
SEGMENT 4B4C Sixth Jerry SEGMENT 4A4B Fifth
SEGMENT 4A
Fourth Wilcox Perry
Third ALLEY 4-LAND USE
Alley 4 is surrounded by a mix of active uses including unique local shops, bars, and restaurants in addition to offices and multi-family housing. The western portion of the block north of 7th is currently an inactive storage unit facility, but is planned for redevelopment into a mixed use development with multifamily housing. There is very little parking currently in this area, but public parking is planned for north of 7th.
Seventh
SEGMENT 4C Sixth Jerry SEGMENT 4B Fifth
SEGMENT 4A
Fourth Wilcox Perry
Third ALLEY 4--WALKING DISTANCE FROM PUBLIC PARKING LOTS
A future public parking garage will be located directly on this alley. All access points to the alley are within a 5 min. walk of multiple public parking lots. It is outside of the 5 min. walk range from the Festival Park parking garage.
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SEGMENT 4C Sixth Jerry SEGMENT 4B Fifth
SEGMENT 4A
Fourth Wilcox Perry
Third ALLEY 4-ACTIVITY NODES
The southern portion of this alley has a direct connection events occuring on the closed portion of downtown streets during the summertime, which gives it a direct connection to Festival Park when the downtown streets are closed. This alley, with these activity areas, has the potential to activate the entirety of the downtown in the North-South and East-West directions.
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SEGMENT 4C Sixth Jerry SEGMENT 4B Fifth
SEGMENT 4A Wilcox Perry
Fourth
Third
FESTIVAL PARK ALLEY 4-SHADOW STUDIES: SUMMER The setbacks on the eastern edge of the alley allow it to receive good sunlight for most of the day . It isn’t until mid-afternoon when shadows cover the southern portion of the alley. The segment running in the E-W direction receives sunlight for the entire day. The northern portion of the alley will receive afternoon shadows once the new development is constructed. JUNE
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM ALLEY 4-SHADOW STUDIES:WINTER The alley is in shadow during the morning and afternoon hours during the winter with its hours of maximum sunlight occuring during the middle of the day
DECEMBER
8 AM 10 AM 12 PM
2 PM 4 PM 6 PM