HomeMy Public PortalAbout2001 - Jefferson City Beautification PlanPREPARED FOR
PREPARED BY
City of Jefferson
Capitol Main street
Environmental Quality Commission
4\"~
GDA Associates Landscape Architects
State College PA
Acknowledgements
Introduction
Executive Summary
PART 1 Summary of Physiographic Analysis
PART 2 Component Areas
PART 3 Study Areas
PART 4 Central Business District
PART 5 C B D Cars & Pedestrians
PART 6 Detail Study Areas
PART 7 Street Tree Program
PART 8 Historic Preservation
PART 9 Technical Appendix
ACKNOWLEDGMENTS
The City of Jefferson City
Tom Rackers
Rich Mays
Melva Fast
Marty Brose
Jack Kramer
Bill Lockwood
Phyllis Willibrand
Paul Beck
Mike Berendzen
Janice McMillan
Greg Dorge
Karen Keeney
John Landwehr
Larry Vincent
Carol Blaney
Allen Pollock
Don Shinkle
Sam Bushman
Mayor
City Administrator
City Liaison
Director of Public Works
Engineering Division Director
Director of Parks
Parks & Recreation Liaison
Park Planner
Planning & Zoning Chairman
Senior Planner
GIS Co ordinator
Planning & Zoning Liaison
City Councilman
City Councilman
City Council
Housing Authority
Chamber of Commerce
Chamber of Commerce & Capital Main Street.
Environmental Quality Commission
Sam B. Cook
Jim Crabtree
Melva Fast
Bobbie Prenger
Dean Martin
Shirley Powers
Anita Randolph
Bryan Forbis
Civil Engineering
Mike Bates
Brian McMillan
Citizens of the
City of Jefferson
Chairman
Central Missouri
Professional Services
CMPS
We would be remiss not to
acknowledge the many
citizens who participated in
the public meetings
commission meetings and
focus groups to provide input
and express their opinions
and visions for the city.
The 2001 Beautification Plan
offers the City of Jefferson
the opportunity to build on
and enhance the goals
established in the first plan .
The concepts and
recommendations contained
in this document illustrate
ideas that will take the ·city
into the new millennium . The
City of Jefferson has reached
a crucial point in committing
time , policies and staff
resources towards urban
forms that reflect th·e quality
of life and the well being of its
citizens yet blend with the
sense-of-place reflecting a
unique and rich town
heritage.
I n trod u c t i 0 n The 200~ Beautification Plan
for the C1ty of Jefferson
1
reviews and updates the
Beautification Plan of 1976
and provides
recommendations for an area
defined by the Missouri River
to the northeast, Highway 54,
to the southwest, Dunklin
Street to the west and
Lafayette Street on the east.
This study is the culmination
of a yearlong process that
entailed public meetings,
input from focus groups,
reviews by city staff and input
from downtown merchants.
Additionally, this report
incorporates studies recently
completed on parking,
sidewalks, downtown
revitalization and the JC
Visual Arts Committee
Project. Capital Mainstreet,
Inc. and the Environmental
Quality Commission provided
a key role in facilitating the
development of the
recommendations for the
future vision of Central
Business District {CBD) of
the City of Jefferson.
The Beautification Plan is
organized into nine parts
{chapters). Part 1
summarizes the physical
characteristics of the City of
Jefferson. The physical
elements of the American
cityscape are frequently
ignored. However, it is the
physical setting that gives the
City of Jefferson it's unique
sense-of-place.
Part Two defines the physical
setting of the city into four
physical components or
environs. These component
areas are comprised of ·
distinct landscapes that form
the overall macro landscape
of the city. However, these
landscapes contain
distinctive settings that offer
unique opportunities.
Part Three begins
constructing the urban
planning recommendations
by focussing on six key areas
and analyzing the visual and
land use impacts that
comprise each of these
areas. Part Three develops
general design concepts for
the six key study areas.
e
--
·-
Part Four defines the City of
Jefferson's Central Business
District (CBD) and divides it
into planning units. Each of
the planning units contains
individual characteristics that
define its use and sense-of-
place or personality. Again,
recommendations are
presented to enhance the
sense-of-place for each of
these planning units.
Part Five studies the
interaction of the vehicles
and pedestrians within the
Central Business District.
Recommendations are made
for traffic calming, pedestrian
enhancements and vehicle
parking.
Detailed design concepts are
presented in Part Six of the
report for specific areas
within the Central Business
District. Plans are presented
for street crossings, round-a-
bouts, alley treatments,
parking lot enhancements
and a farmers market.
The street tree program is
presented in Part Seven of
the report. This section
expands the guidelines
proposed in the 1976
Beautification Plan.
Part Eight focuses on the
visual character of the city
and discusses the
importance of historic
preservation.
A technical appendix is
provided in Part Nine. The
technical appendix illustrates
recommended street
furniture, paving treatments
and planting details.
Change is implicit in every
plan but the fundamental
principals introduced in the
1976 Beautification Plan
document remain largely
unchanged. Many positive
results have been achieved
in the intervening years. The
most evident benefit is the
High Street streetscape that
resulted from
recommendations from the
original plan.
VifNI of the Capital from the south
3
A great deal has also been
accomplished in terms of the
visual resources of the
Central Business District.
Unsightly wires and utility
poles have been removed . A
telecommunication tower has
been dismantled . Historic
buildings have been restored
and many storefronts have
been cleaned and reclaimed
in their original architectural
style . The addition of a
unified lighting scheme and
the selection of an elegant
lighting fixture has enhanced
the streetscape of the Central
Business District.
Future challenges must
address how traffic can be
brought into and through the
downtown area in a manner
that also enhances
pedestrian movement.
Recent observations have
shown that the potential
exists for improving the
integration of the automobile
and pedestrian .
A partnership is needed
between the city, state and
downtown merchants to
ensure the commercial
viability of the downtown
retail core. Paramount to this
collaboration is integration of
three types of traffic users in
the downtown area. First,
those employed in the
downtown must have ease of
access and adequate
parking. Second, those
shopping need ease of
access to parking. Third ,
those traveling through
downtown need to . be
redirected to McCarty Street
or the Rex Whitton
Expressway.
e e
e
1
Jefferson City Beautification
Plan 2001
The Executive Summary is
an abbreviated report that
highiights the primary issues
addressed in the Updated
Beautification Plan for the
City of Jefferson. The
Executive Summary
documents the issues raised
in the full report and reviews
the main points and the
principal recommendations.
GOA Associates was ·
commissioned to update the
1976 Beautification Plan
prepared by Skidmore,
Owings and Merrill with
objective observations of the
visual, physical and
contextual aspects of the
Central Business District.
The updated Beautification
Plan report studies the
setting of the city and
identifies the sense-of-place
that makes the City of
Jefferson unique. The
updated _plan also reviews
the improvements and the
development progress made
since the 1976 plan.
Vision of Future Street Scape
The findings are mixed. On
the one hand improvements
have been made to the city
streetscape. These
improvements are
recognized as positive
contributions to the urban
character of the city. The
new lighting fixtures are a
good example of progress
being made. However, on
the negative side the
streetscape is blemished by
lack of maintenance. The
benches, plant materials,
trash containers and
deteriorating sidewalks
present visitors with a very
negative picture of our city.
e
The facades of many historic
buildings have been skillfully
restored, as have a few
complete buildings. The
overall effect of these
preservation projects brings
scale, texture and a sense-of-
place that is very positive and
special. The city must
continue to preserve its
historic past with a strong
preservation effort for
significant buildings.
In 1976, the City of Jefferson
adopted a street tree plan
that was in advance of most
major urban communities.
The Environmental Quality
Commission (EQC), together
with city agencies and the
community, subscribed to the
plan that is now providing the
visual structure of the CBD.
This program has served as
a compelling positive energy
in the community. A uniform
street tree plan was adopted
to apply a consistent tree
species to a particular street.
Trees were carefully selected
based on appropriate scale,
texture and form. This
strategy has allowed the CBD
to success from the
establishment of a green
streetscape. The
methodology of selection and
species selection was sound
and must be reinstated.
The 1970's presented many
communities with a then
trendy opportunity to
eliminate the car from the
CBD. Pedestrian malls were
created t~at relegated the
automobile to off-street
parking lots. The EQC and
City of Jefferson resisted a
national trend and worked to
integrate the car within the
CBD. Again, good planning
sense came in response to a
local understanding of the
community and it's
constituents.
2
The challenge today is to
implement traffic-calming
techniques to further improve
the CBD for pedestrians and
drivers. The concept that the
pedestrian and the car have
an equal place in the urban
setting is not new.
Interestingly, this debate
dates back to other
communities such as
Radburn , 1932 and Chatham
Village , 1936 predicted
conflicts of cars and
pedestrians. However, since
then planners created
solutions that reduces
conflicts and address issues
of safe and easy access
through good planning and
designs.
In conclusion to this
introductory section of the
Executive Summary, the city
government, the EQC and
the community must take
credit for the adoption of
many cutting edge concepts
in the initial plan and remain
committed to new and
effective recommendations
that renew and preserve the
CBD.
Recommendations
The updated Beautification
Plan provides
recommendations that the
city needs to address in the
new millennium.
Key to any plan , a vision of
the future must address how
to proceed, what the cost will
be {monetary and social),
how existing conditions be
maintained modified and
identify what intrinsic sense-
of-place will shape the future
for the community . The
recommendations outlined
below respond to these
questions and are essential
for the city to ensure stability
and growth with the study
area.
-e
e
·e
Key Elements
Proposed Terrace Museum
There are mutually beneficial
goals that would be achieved
if a City I State Planning
Coalition were formed
between the State of Missouri
and the City of Jefferson.
Coordination of long-range
plans and development plans
would better allow the city
and the state to achieve
shared goals and interests.
Jefferson City and State
interests must intersect
through a partnership of trust
and decision making that
places the community goals
on an equal footing with
those of the State.
Define and create a City I
State Redevelopment
District whose boundaries
would mesh with the cultural
and historic boundaries of the
Capital and provide a unified
image of a Capitol City
comfortable with its powerful
historic heritage and the town
that worked in it's shadow.
Create a Traffic and
Pedestrian Access Plan
that embraces the principal of
traffic calming, provides easy
and safe access to the retail
shops and parking and
stimulates commercial
activities in the CBD. The
City of Jefferson has
embraced a progressive plan
to reduce the conflicts
between pedestrians and
vehicles. Intersection
widening and mid-block
crossings are an integral part
of traffic calming.
The updated plan proposes
concepts of control and
equalization of traffic and
pedestrian plans that are
being adopted nation-wide. It
is interesting to note that
many of these concepts were
an integral part of the 1976
Beautification Plan. Off-street
parking with excellent
connections to rear parking
lots was also recommended
in the early plan. Currently
there is a need to provide
better maintenance and site
improvements to the existing
off street parking lots.
Additionally, the city needs to
restructure its parking fees to
encourage short-term parking
and discourage long-term
parking within the CBD. The
city also needs to consider
returning the parking income
to signage, lighting and the
maintenance of the plantings.
Jefferson City should also
lower the speed limit on High
Street, Madison, Monroe and
Capitol to 18mph as a proven
traffic calming technique.
Develop a pedestrian linkage
through an inner city Green
Necklace. This trail system
would link parks and walking
trails to an inner trail system.
The trail system allows
visitors staying in the CBD a
link to the historic sites, parks
and Capitol. Users would be
able to exercise at lunch,
walk to the river; enjoy the
views from the capitol, a
source for intramural events.
Weekend activities could be
set up to use the trail system
as a walking route or a nature
trail with the possibility
accessing Adrian Island.
4
l1mprovement District
Cooperative Planning.
Develop a mutually beneficial
master plan for the city and
state. The conceptual plan
that the "capitol vision"
illustrates is how the infill of
new government buildings
would enhance the core of
the city. Linkages to new
public and commercial
buildings would strengthen
the plan and give the retail
core of the city an added
dimension.
5
Missouri
n CJ
~
NOT TO SCALE
e
e
e
e
e -
Commercial
Parks
Museum
-~ Urban Core
• Parking Garage' ~ •
-~Linkages ~
NOT TO SCALE
oo
L? 8
EJ tJ Eb fTh I:SD o
A "Capitol" Vision 6
7
Protect the heritage of the
site. The origins of the siting
of the Capitol and the
adjoining city are being
eroded by the intrusion of
industrial development. The
future vision set in this plan
recommends screening or
removal of the dredging
operations north of the
Capitol. In addition, the
restoration of Jefferson
Landing should be enhanced
by visual access to the river.
The railroad marshalling or
fleeting activities need to be
removed from the base of the
Capitol and front yard of
Jefferson Landing.
Develop a plan that builds
upon the potential Urban
Form for the City in the new
millennium. The plan for the
future should be a model of
the Capitol City through the
year 2050. Jefferson City is
situated on a distinctive land
formation that provides the
essential sense-of-place.
Building growth and
placement should be
understood as a three-
dimensional component of
any future plans. The Capitol
vista, the High street ridge
and the dramatic escarpment
along the river characterize
the setting.
Mid-block Crossings. The
1976 Beautification Plan
introduced the concept of
traffic calming long before the
idea became popular. The
concept is to introduce a
visual and textural change in
the street to alert drivers of
pedestrians and slow traffic
down. A secondary benefit
results, as the downtown
area becomes more
convenient for users.
Redevelop the City's
Riverfront. The potential of
reconnecting the river to the
city will affirm a rich heritage
and add a valuable ecological
edge that has been eroded
over time. Tourism could be
attracted to a new
environmental museum and
trails on Adrian's Island. The
proposed capitol annex I
museum would transform the
riverfront in the form of a
structure bridging the rail
lines. This project on the on
the north side of the Capitol
would serve as a visitor and
information center for the
capitol and the city. The
series of terraces bridging .the
rail lines would link the city to
the long planned Deborah
Cooper Riverfront Park on
Adrian Island. Additionally,
this linkage could provide a
connection to the restored
JCCC site.
-
e
e e
NOT TO SCALE
EXISTING CULTURAL
AREAS
PROPOSED PARKS
PROPOSED HIGHWAY
LANDSCAPING
PROPOSED GREENWAY
OR TRAIL
The opportunity exists for a park and trail system, a "greenway", to be added
around the central business district. This park and trail system would link the
outer and inner city areas with downtown and the river (see section 2-1 ).
Jefferson City has the unique opportunity of commissioning the natural assets
of the setting with new park systems that would solve drainage and flooding
problems.
-=D[]]]] I ~c::=::::=::J ~ u nB I
=o illilll I ].14Fc~~~u~~ q I
I
r . 1
Greenway Linkages & Parks a
·' ..;.;..o.
9
efferso n C ity A
Planning for the city must
include the fringes of the
CBD districts. Industrial
development must be
carefully planned to minimize
visual impacts. Some
industrial sites require buffers
and future development
needs to be enhanced
through the implementation
of landscape codes that ·
require landscape screening .
Ao otatod earlier, tho impaoto
of the fleeting activities of the
Union Pacific Railroad have a
large impact on the CBD. It
would be na'ive to call for the
complete removal of the
tracks but the growth in
freight handling and the use
of the area west of the
Capital to the existing
Railroad Station, as fleeting
and maintenance is
unacceptable. Across the
river the sand and gravel
activities have expanded to
include material storage and
with no evident planning .
Screening through the use of
native riparian trees would be
an inexpensive solution to the
visual problem created by
these open-yard activities.
Farmers Market. Ideas for .
enhancing the publics' use of
downtown include the
concept of a farmers market.
The combined use of a
special market place and
public parking lot would have
wide reaching benefits for
downtown . A farmers market
would bring residents from
adjacent districts to the CVB
to shop .
Billboards. One of the most
disturbing aspects of the
visitor's first view of the
Capitol from tha north iA tha
foreground of billboards lining
the highway. The size and
frequency of these
advertising signs varies and
forms an irregular wall along
the edge of the approach
from the north. The view
corridor from the northern
approach should be
protected from any intrusion
upon its view. Standards
need to be established for the
highway corridor that
welcome, complement and
enhance the views afforded
from this area.
Details. Jefferson City
shares a deserved pride of
the CBD. The street benches,
lighting, trees and plantings
all enrich the sense of place
and visitors experience within
the central business district.
New elements must be
introduced, the sidewalk
deterioration must be
repaired and a system of
maintenance must be
included in the plans for the
future . This plan presents
many detailed examples of
how the visible spaces of the
downtown can be improved
and the .document illustrates
the results that can be
achieved .
GOA Associates
e
e
-
The physiographic
characteristics of the City of
Jefferson form the foundation
for the setting and natural
conditions of the city.
However, the natural setting
is so often taken for granted
or ignored in planning
decisions. The influence of
the river, the undulating
bluffs, and the watershed of
Wears Creek is the
foundation for the city's
character.
Part 1 of the study illustrates
the relationship of the
physical environment relative
to planned and unplanned
development and the impact
it has had on the visual
qualities of the c!ty. ----.
Phyisiographic
characteristics of
the City
The natural features of the
land and river play a
fundamental role in the
planning of the city. The
development of the city on
this site is attributed to the
safety of the bluffs and
proximity and access to the
Missouri River. These
attributes give a distinctive
character to the city. The
setting of the state Capitol
and Governor's Mansion also
give the city a distinctive
character. High Street
created a commercial spine
along a ridgeline and
provided retail and residential
uses to the city. Soon river
transportation gave way to
the railroad, and the 1920's
development of the
automobile brought roads
and streets to the city.
1-1
The urban form of the city is
described as development
being draped over the
undulating topography of the
landform. The bluffs along
the ·river provide spectacular
views over the river and to
the bluffs north. In turn, this
classic setting provides
dramatic views of the State
Capitol toward the city. The
Capitol and the profile of the .
city act as focal points for the
surrounding area. This is an ...
important fundamental
planning principal that
planners recognized. Early
graphic representations of
the city illustrate a carefully
planned setting that
incorporates natural features
as an intrinsic part of the
design.
Looking East from the Capitol
Opposite page:
The plan illustrates the
topography of
Jefferson City
-
e
"TT r-.o 0 0 ., > z
-.,
::J
'< Ul -· 0
CQ
A1 -c
::J
..a.
I
1\)
-· n
-n
0 ...
3
Ul
z ~ I iJl r-C5 m 0 :I: ~ (j') :;:Q 0 c z 0
-
High,vay 50 Hig.h Street Bluffs Flood Plain
Missouri River
Cross Section of Physical Elements
1-3
HIGH, ROLLING
TERRAIN
HIGH, FLAT
TERRAIN
NORTHERN RIVER, ~· ~ ,
LOW TERRAIN
MISSOURI RIVER
NOTTOSCALE Urban Physiographic Forms
1-4
Progress and development
have overtaken these early
concepts . Growth and
prosperity have left many
positive and negative marks .
Some built forms that were
once very intrusive have
been removed . However,
many aspects of commerce
and industry that visually scar
the city and the environs ·still
remain .
The view of the State Capitol
from highway 54/63 is
assaulted with a series of
billboards and the view of the
Capitol is set in a foreground
of industrial structures and
riverside industry to the north.
View sheds must be studied
and careful planning
decisions need to be made
for these areas. Proceeding
closer to the CBD, planning
policies must be proposed to
diminish the sea of parking
lots seen from the western
approach to the State
Capitol . Visitors to the State
Capitol should arrive through
a parkway and should be
given the opportunity to stop
in a park setting that offers off
street parking. These
potential sites are in place
along the Wears Creek,
1-5
providing it is reclaimed as a
wetland park. Careful
placement of structured
parking should also be
implemented -for state
employees, city workers,
shoppers and visitors. From
the Capitol terraces, looking
north the view should not be
compromised by an industrial
vista. Planning policies must
also be established to limit
development in the flood
plain and enhance
substantial natural vegetative
screening along the river.
No rth Ban k of Ri ver
Opposite page:
The arrows on this
plan illustrate the
"view corridors"
e
e
•
LOW, FLAT
TERRAIN
HIGH, ROLLING
TERRAIN
HIGH, FLAT
TERRAIN
MISSOURI
RIVER
~
NOT TO SCALE View Corridors
1-6
Component areas are
specific areas within the city
that comprise a specific
physiograhic area. Each
component area contains a
unique set of environmental
constraints or opportunities
that must be incorporated
into planning and design
decision making. Part 2
identifies several component
areas and presents concepts
to transform perceived
liabilities into a significant
contribution to the sense-of-
place of the City of Jefferson.
__.A]~ • . ~ -·-"':;!
~ _____ h ____ ----·-2
~ .... :K ~-. -_--~
Com ponent.Areas
The essence of Part 2 of the
report is to provide comments
on the visual attributes of the
major physiograhic
components within the study
area .
The reader familiar with the
City of Jefferson needs to be
aware that a report must
consolidate the geographic
areas of the city in a
constructive and meaningful
way. Therefore ,. four distinct
Component Areas or
physiograhic areas have
been identified for planning
purposes . In the following
discussion , these areas will
be identified and comments
will be presented on the
planning opportunities that
exist within those areas.
In the broadest sense the
study area is comprised of
four distinct physiograhic
areas:
1. The flood plain and
Missouri River.
2 . The bluffs that include the
undulating form along the
river edge and the railroad
tracks at the base of the
bluffs.
2-1
3. The low lands formed by
Wear's Creek. And,
4 . The drainage valley area
where the Rex Whitton
Expressway is located .
The map on page 2-2
illustrates the Major
Component Areas.
The ridge top on which High
Street is located could be
defined as a fifth
physiographic area.
However, ridge tops are not
uniquely distinct and have not
been separated .
Within each of these districts,
there are many diverse
qualitative and non-
qualitative issues that are
addressed throughout the
report. This section looks at
the component areas and
sets overall environmental
and visual goal for each area .
e
e
Opposite page: e
1. Flood Plain
2. Bluffs and Railroad
3. Wears Creek
4. Dunklin Valley
~~· ·. CJ) ' 0 )> ' ~
1. The Flood Plain
The central characteristic of
this component is both the
attraction and the intrinsic
physical form of the site. It is
flat, fertile and subject to
flooding . The intrusion of light
industrial facilities creates an
imposing and contradictory
use of this important
foreground to the Capitol
City. Certain uses are
acceptable such as the
airport, the water and the
treatment facility proposed
levee. Beyond that, the
proliferation of industrial
buildings and storage sites
acts to reduce the setting to
an unacceptable misuse of
the floodplain .
e
2. The Bluffs and Railroad
This edge represents a
series of concerns. It is
accepted that the railroad
tracks represent an important
commercial and
transportation need.
However, the cost is access
to an important but severed
resource, the river.
Unfortunately, the negative
impact the railroad has on
the riverfront is enormous.
Starting at the west, in the
area of the former
roundhouse, through the
area including Lohman's
_Landing, the Missouri Pacific
Railroad Station and
extending to the penitentiary,
the six sets of tracks severe
the river from the city. The
impact results in an industrial
landscape that intrudes on
the Capitol setting. This is
unfortunate as the bluffs form
interesting undulations along
this corridor and nicely
frames the river. From the
west the land rises to the
capitol then descends to the
landing rising again quickly at
the Governor's Mansion and
descending again to Adam's
Street. The bluffs rise again
to the east only to descend
again at the east edge of the
penitentiary.
This area would be greatly
enhanced if the fleeting
activities of the railroad were
relocated and access to the
river was developed. Adrian
Island is an important
resource that is not
accessible.
2-4
..
,. .
2-5
A park and the railroad could
co-exist in this area .
e
e
e
3. Wears Creek
Wears Creek bisects several
important areas to the west
and south of the downtown
area. In its present form
Wears Creek is recognized
as a liability due to .flooding,
rather than as a contributing
natural element to the quality
of the environment.
Wears Creek holds the
potential to provide a strong
link in the city's park and trail
system. The floodplain
should be enhanced to allow
a more natural creek
environment to act as a
much-needed link to the city
greenspace and park system. 2-6
.-.... I
N
4. Dunklin Valley
Dunklin Valley is described
as a low-lying area within a
portion of the Wears Creek
floodplain along Highway 50.
Although not considered a
"gateway" to the city this
corridor is important to the
visual character of the City of
Jefferson. The setbacks and
easement along Highway 50
should receive plantings to
soften diverse architectural
forms. Wears Creek should
be re-claimed as a wetland
system and enhanced with
wetland plants and landscape
forms. A trail system, detailed
on pages 2-9 and 2-10
should be integrated with the
design to create a link to city
parks, shopping areas and
the river.
Plantings could
be added in these
areas A proposal to develop a park
and trail system is illustrated
on the following pages. This
concept if enacted would
serve to solve some of the
problems in the Dunklin
Valley and Wears Creek
areas. 2-8
Key Program Elements,
Recreation linkages
walks and parks and
bike ways
The opportunity exists for a
Park and trail system
"greenway' to be built around
the CBD area that would link
the outer city areas with the
downtown and the river.
The potential route for an
inner city greenway would
follow the stream corridor
along Route 50; proceeding
Key Factors of this concept
would provide:
1. Linkage to the river and
refurbishing Wears Creek .
2. A green park edge along
50 , incorporated into a
landscape plan for 50 .
in a clockwise direction would 3. The provision of Adrian
cross north to the river Island as a City
through a series of walkways environmental park.
and parks leading to Adrian
Island. The walk/trail would 4. A relatively flat walking and
lead to an environmental and bike trail around the city.
river study area on the island.
The walk/trail would proceed
east along the river and
along the east edge of the
penitentiary into the historic
residential district. The route
would then proceed to
connect with the stream
corridor to the south.
2-9
5. A potential park site west
of the Capitol for visitors and
tourists .
6. The potential for City
sponsored special events
and recreational sports.
e
e e
e
NOT TO SCALE
EXISTING CULTURAL
AREAS
PROPOSED PARKS
PROPOSED HIGHWAY
LANDSCAPING
PROPOSED GREENWAY
OR TRAIL
The opportunity exists for a park and trail system, a "greenway" to be added
around the central business district. This park and trail system would link the
outer and inner city areas with downtown and the river (see section 2-1 ).
Jefferson City has the unique opportunity of commissioning the natural assets
of the setting with new park systems that would solve drainage and flooding
problems.
= o (I[]]] I c~c::=::.::::J ~ 8 D~ I
=o rum I
--·-• ·o ~ q I = ____ ';-; _ ;I! Sl4flt9T;,~ ~ LJ ~ D
I
Greenway Linkages & Parks
2-10
Study areas are introduced
as a series of distinct areas
or sites within the City of
Jefferson needing special
design attention . These areas
are the consequence of
unplanned activities that
interact and result in negative
impacts . Part 3 of the report
identifies several study areas
and presents design
concepts to mitigate the
visual impact on the existing
urban form .
~"-;:;:: ~ s 3
3-1 Lib rary Park
Introduction
Throughout the study area,
there are a considerable
number of relatively small but
prominent locations that
should be enhanced . At
some locations, policy and
zoning changes will be
needed to enact any real
positive change . Other
locations, such as the
railroad corridor, will require a
more imaginative and long -
range plan . While the
railroad cannot be re-located
the more obtrusive activities
associated with fleeting
activities may be relocated .
The rail corridor should be
used only as a through route
and the fleeting facilities
moved away from the
downtown area. This section
looks at a few key areas ,
such as the example above ,
where visual and physical
elements impact the quality
of the visible environment.
On the left, are examples of
good landscape intervention
on small sites .
e
e e
e
e
Location of Potential Study Areas
NOT TO SCALE
Billboards &
Highway Signs
The Railroad
Corridor
Adrian Island
~o(fffffi
/'r t;J ULWJ on~
=0 illi] ~q
\S
3-2
The flood plain to the north of
the city should not be viewed
as an area for industrial
expansion. If it is, the visual
effect will become a
distracting intrusion within the
viewshed from the State
Capitol. The existing settings
can co-exist in the flood plain
with appropriate screening
(plantings) and edge
conditions. The city and the
state should commit to
3-3
..... A bridged walk leading from
~ the Central Business District
and capitol grounds .to the
river's edge presents a
challenging and important
link to the urban setting.
Adrian Island should become
an environmental study area
for local residents and out-of-
town visitors. This connection
would allow the study of river
ecology along the Missouri
River .
The Opport uni ty Adri an l s~a nd
preserving the viewshed from
the capitol by screening . The
flood plain is an area of fertile
soil that will allow fast
growing trees to be
introduced as screening.
Earthen mounds can be
constructed and planted with
native vegetation to provide a
dense screen buffer.
Trails and walks could link
the visitor to other parks in
the city. The details of the
"bridge" link can include a
museum and visitor
information space that would
lead from the capitol terraces
providing a safe and
attractive link across the
active railroad tracks.
. Unsatisfactory Foreground
e
e -
The correlation of the larger
scale physical components of
the city and the natural
setting are interwoven yet
visually dis-connected in a
legalistic sense. The State
Capitol setting on the bluffs
creates a classic relationship
between building and site
while the lack of a link to the
north bank of the river and to
the adjacent flood plain
creates a dichotomy. The
natural form is juxtaposed
against the built landforms.
Unfortunately, contradictory
and conflicting land uses
have been allowed to
infiltrate and are visually and
functionally in conflict with the
overall sense-of-place. Most
apparent is the lack of access
to the river from the capitol.
Second, a landscape
easement along the north
bank of the river has
deteriorated due to barge
fleeting activities on the
riparian edge. Trees have
been used as mooring posts
and the potential screening of
the industrial complex has
lessened due to the reduction
of plant material. The views
toward the Capitol have been
similarly affected by
billboards and signage
conflicting and competing for
attention against the
backdrop of the classic
silhouette of the capitol. The
larger context, that of arriving
in Jefferson City, should be
uncluttered by commercial
signage. Tree massing in the
right of way will add to the
dramatic foreground and
views of the Capitol Building.
It is recommended that
highway plantings be
introduced to the approaches
both from the north and the
south.
Looking north across the RIR tracks 3-4
Billboards
One of the most disturbing
aspects of the visitor's first
view of the Capitol from the
north is the foreground of
billboards lining the highway.
The size and frequency of
these advertising signs varies
and forms an irregular wall
along the edge of the
approach from the north.
The billboards conflict with
highway informational signs ,
competing for drivers'
attention to the point of
distraction . This also
contributes to a disturbing
visual effect. The view
corridor from the northern
approach should be
protected from any intrusion
upon its view. Standards
need to be established for the
highway corridor that
welcome, complement and
enhance the views afforded
from this area .
3-5 These Billboards represent Unnecessary Signage
-
Necessary Signage
e
e
No River Access
Railroad Lines and River
Access
The potential use of the river
edge is seriously
compromised by the existing
land use conditions along the
north edge of the CBD. It is
obvious that the railroad track
cannot be removed. The
continuing use of this area as
a rail-fleeting yard is a visual
and physical intrusion into the
city that must be addressed.
Jefferson Landing represents
the quality of restoration that
can be achieved by careful
planning and restoration but
the wall of railroad cars
becomes a backdrop that
diminishes the quality of the
setting and the historic
relationship to the river.
Discussions should take
place with the Union Pacific
Railroad to address this
issue.
Key Factors:
1. Eliminate the rail yard.
2. Develop an Amtrak
station with quality design
features.
3. Remove or bury the high
wires along the river in
from of the Capitol. 3-6
A recurring theme in this
report has been the
development of
distinguishable districts within
the overall urban framework
of downtown . The Central
Business District could be
given greater definition
through the simple addition of
signs and banners. A study
has recently been completed
proposing a series of graphic
symbols, signs and images .
It is through simple and direct
design applications such as
these that a community can
strengthen its sense-of-place
and enhance the downtown
area.
--Central
Business
District
INTRODUCTION URBAN SETTING
An analysis of the Central The framework of any
Business District (CBD) downtown plan is the places
found many refinements and of activity, the focal and
improvements since the · visual presence of the place .
original plan. Preservation The social fabric of the city
principles have enhanced supports these places.
several important building These places are created to
structures. Fa~ade attract people, act as a
treatments have improved destination, or simply as a
the historic character of many place to visit. The City of
buildings contributing to a Jefferson is well placed as an
sense-of-place reflecting the active urban center. For
cities rich heritage. Lighting example, the library acts as a
improvements have also key functional institution
played an important role in drawing both families and
furnishing the streetscape school classes to the CBD.
and enhancing the nighttime Several professional offices
experience. Sprawling have relocated to the
activities and added downtown district. Recently,
infrastructure have placed a residential units have been
further burden on the introduced above the
maintenance and storefronts.
preservation of the details
that are so important to the The retail components of the
overall quality of the visible CBD are key to the success
and experienced downtown of the city. The CBD district
environment. This section of benefits from a wide range of
the report addresses some of retail and specialty stores.
the critical "quality" issues The CBD should become an
and makes recommendations attractive alternative to the -for change and outer shopping malls.
improvements to several key
4-1 areas.
l_)
e·
~
NOT TO SCALE
CORRECTIONAL CENTER
RESIDENTIAL
GOVERNMENT DISTRICT
OUTER GOVERNMENT
DISTRICT
CENTRAL BUSINESS DISTRICT
INSTITUTIONAL
DISTRICT
The area in red on this plan defines the Central Business District (CBD). It is
important to recognize the proximity of other districts within the planning area.
This report recommends defining all districts to allow planning directives and
goals to be established that will guide activities in each area. The goal is 'to
sustain the conditions within each district while considering the effect on the
overall plan .
~~omm ~--~ R • nu
rnrm q
Q::J
I
Downtown Dist:r ,icts
4-2
Ideas for enhancing the
publics ' use of downtown
include the concept of a
farmers market. The
combined use of a special
market place and public
parking lot would have wide
reaching benefits for
downtown . A farmers market
would bring residents from
adjacent districts to shop.
This report previously
introduced the concept of a
linear park and trail system
that would provide continuity
to the already excellent
system. This report also
recommends a pedestrian
connection to the Missouri
River. The importance of a
connected trail system allows
the community activities to be
linked . Schools and clubs
using the trail system can
"originate" their event in
selected downtown areas.
However, the community
must also seek a balance in
the quality of improvements
so that the outer "suburban"
areas are linked to the
historic core of the
community. Citizens hosting
visitors to the capitol city are
proud to identify with the core
district and are eager to show
guests the central district.
4-3
URBAN FABRIC
Recommendations contained
in this report are twofold .
First, the city needs to
address the deterioration of
many elements of the
infrastructure that was central
to the development of the
1976 plan . Second , there are
key areas throughout the
central district that, through
minor alterations and
additions, could become
enhanced and promote
activities in the downtown
CBD .
The Historic Scale
RECOMMENDATIONS
The existing downtown
streetscape, sidewalks,
sitting areas and vest pocket
parks need to be reinstated
and improved. Parking lots
and off-street parking must
be governed by the
standards introduced in the
original report. The 1976
report addressed issues
related to design and
implementation but there is
general evidence that they
have not been applied.
Street crossings and "traffic
calming" should be
introduced at mid blocks and
traffic reduction "bulb outs"
should be built at key street
crossings. Another technique
for traffic calming is to lower
the speed limit in the
downtown CBD to 18 MPH.
Existing street furniture
should be phased out and
replaced with new more
maintenance free
components. Benches and
trash containers should be
considered that harmonize
with the classic appearance
of the streetlights.
Street trees should be set in
new tree grates. The existing
system is adequate but
requires continued
maintenance. A detail using
iron or plastic tree grates
should be adopted.
Additionally, the tree grates
should be slightly curbed to
prevent salt contaminated
water to drain into the tree
pits. The tree-planting
program should follow the
original concept of the 1976
report, (included in the
appendix). The alleyways
now used as linkages by
pedestrians should receive a
special paving treatment to
emphasize the pedestrian
use.
4-4
The success of the city's core
is dependent on many
interrelated factors. For
example, the concept of
sense-of-place is gained not
only from the user reaction to
the visual components of an
urban area but also from the
aspects of convenience , such
.as ease of driving , parking
and walking . The 1976
Beautification Plan made a
recommendation to retain
automobile traffic on High
Street at a time when other
cities were creating traffic
free downtown malls. This
was an important and, as
history shows, successful
decision . The future of High
Street and other streets in the
CBD is now dependent on
the same clarity of direction .
~;;~ ,c------i 05
Introduction The continued success of the
Central Business District
depends on convenient
access to its businesses ,
shops and parking . Current
traffic and parking problems
are significant and
collectively send customers
to more accessible business
areas outside the Central
Business District. By solving
traffic and parking problems,
the Central Business District
(CBD) will achieve
substantial gains as
customers frequent
businesses more often
because accessibility is
enhanced . This chapter
identifies six issues and
offers six solutions . The
solutions are expressed as
recommendations based on
principles established in
previous city traffic and
parking studies . Harland
Bartholomew, Dan Burden
and other respected
professionals conducted
these studies for the Greater
Jefferson City Committee.
-
Existing Parking Lot Proposed Parking Garage
Existing Parking garage e Major Pedestrian Routes
Modified Existing Parking Lot
NOT TO SCALE
This plan depicts the surface parking,
parking decks, public and private also
the pedestrian linkages to the decks. ...___-..,----
[
Pedestrian & Parki .ng linkages
5-2
ISSUE 1.
Traffic through downtown is
impeded because traffic
signals are not coordinated to
recognize the large volume of
northbound traffic.
A large proportion of the
downtown oriented traffic
travels northbound from the
Rex Whitton Expressway on
Jefferson, Madison, and
Monroe streets. McCarty and
Dunklin streets were
reconstructed and widened to
expedite east-west traffic.
Traffic signals have been
coordinated to give
preference to north/south
traffic over east/west through
traffic on High Street.
However, hilly cities like the
City of Jefferson generally
give preference to uphill
traffic because of the difficulty
of stopping and getting
started again, especially
when the streets are slick
with ice and snow.
5-3
Recommendations
Traffic moving north should
be given preference to
east/west traffic on High
Street. This can be achi~ved
by coordinating the stoplights
on Monroe streets, especially
at the High Street
intersection. This will
expedite northerly traffic
originating from the Rex
Whitton Expressway,
McCarty Street and Dunklin
Street.
Also proposed is the
development of a new
sidewalk and pedestrian
crossing paving at two High
Street intersections and the
addition of new graphics and
signage along the downtown
streets. In addition, a no-
right-turn-on-red should be
adopted to give pedestrians
easier crossing opportunities.
e
-
e
ISSUE 2.
There is some confusion
about the no left turn at High
Street and Madison . As a
result, a drivers challenge the
fact that left turns are
prohibited at this intersection .
However, the no-left-turn
policy at High Street and
Madison has improved traffic
flow through this intersection .
This control expedites traffic
moving into and out of the
main parking garage on
Madison Street.
Recommendation
Maintain and enforce the no-
left-turn at High Street and
Madison . The international
symbol could be enhanced
with specific wording saying
"NO LEFT TURN", and
placed on signs to alert
people who are not familiar
with the international
crossed-arrow symbol .
ISSUE 3.
The number of traffic signal
lights in the downtown area
discourages traffic
movement. Some
intersections would benefit
from the elimination of the full
signal cycles by using
flashing red/red lights at all
four corners requiring a full
stop . This practice is
embraced in the downtown
areas of many other
communities where good
sight distances and low
speed limits are desired .
Recommendations
The City of Jefferson should
follow the example of
communities that use red
flashing lights on designated
four corners where
moderately busy
intersections need to
establish through routes in
preference to full-cycled
traffic signals. This practice
moves traffic expeditiously
during the business day or
peak evenings and
weekends. Traffic movement
would benefit from the
·elimination of the full-cycle
signal lights at the corner of
Monroe Street and Capitol
Avenue and Jefferson Street
and Capitol Avenue and
replaced by red-flashing
stoplights . At very busy
intersections, where people
tend to drive too fast and
where sight distances are
limited , full -cycle signals are
appropriate. Jefferson City
should also lower the speed
limit on High Street, Madison ,
Monroe and Capitol to 18mph
as a proven traffic calming
technique .
Note:
Pedestrian movements will
require new traffic controls
and ordinances to enforce
penalties on drivers that do
not yield to pedestrians in
crosswalks . Signage will
need to be examined with
final enhancement plans that
are under study. If the city
adopts the bulb-outs , traffic
round about and mid block
crossings, the placement of
sings and traffic control .
surface graphics will have to
be re-studied .
ISSUE 4.
The volume of pedestrians
crossing Madison Street to
and from the city parking
garage and walking through
the adjacent alley is
inconvenienced and
endangered by traffic.
Recommendations
Because of the large number
of pedestrians crossing
Madison Street, a designated
crossing should be provided.
Section six of this report
illustrates a proposed
crossing at Madison Street
from the parking garage.
Signs alerting drivers that
pedestrians have precedence
in the crosswalk should be
posted. A good example of a
crosswalk is the white-striped
pedestrian crosswalk
installed on McCarty Street
for pedestrian crossing
between the Truman Building
and the Capitol Plaza Hotel
area.
ISSUE 5.
The street parking in front of
the Broadway Building and
the Supreme Court constricts
traffic entering the CBD from
the west on High Street.
Also, the intersection of
Jefferson Street and Rex
Whitton Expressway is
partially impeded by street
parking so that the right-tum-
only lane to the Expressway
cannot by used effectively.
East bound traffic on High
Street is significantly
impeded by parked cars on
High Street at the southeast
corner of the intersection of
High Street and Broadway.
Parking occurs too close to
the intersection and obstructs
visibility, making the road
corridor appear crowded and
the intersection hazardous.
The same problem exists at
the Jefferson/Rex Whitton
Expressway intersection
where the parked cars
infringe on the outer driving
lanes.
Recommendations
Implement firm traffic and
parking engineering
principles that gives
preference to traffic flow over
on-street parking wherever
traffic-versus-parking issues
arise. When automobile
users (i.e. potential
customers) are
inconvenienced or
endangered by a few on-
street parkers resolution
needs to occur. This is
especially true where ample
off-street parking exists or
can be developed.
Consideration should be
given to eliminating six
parking spaces on High
Street (Southeast corner of
the intersection) in front of
the Broadway Building. This
would permit traffic moving
onto High Street from
Broadway, and vice versa, a
better opportunity to see
oncoming traffic. In addition,
this will create an inviting
feeling of openness at the
west High Street entrance to
the central business district.
The Highway Department
previously recommended the
elimination of parking near
the Jefferson/Rex Whitton
Expressway intersection.
Again, this should be
completed as soon as
possible. Perhaps the parking
can be replaced beside and
behind the buildings.
Regardless, the elimination of
those parking stalls would
greatly improve traffic flow
and permit greater use of the
right turn lane, which is
frequently impeded by parked
vehicles.
e
ISSUE 6.
Parking costs and a general
shortage of convenient
parking stalls discourages
customers from the
downtown area.
Consideration should be
given to the development for
more off-street parking
structures and free parking .
The cost of customer parking
discourages some patrons
from choosing to shop in the
downtown area . As many
ways possible must be found
to encourage customers to
shop and dine downtown and
conduct business in the CBD.
Recommendations
Many other communities with
central shopping districts
have shortages of accessible
parking , similar to Jefferson
City and have invited
customers to park free-of-
charge for the first one to two
hours . The charge for
additional parking time
beyond the free period is
increased substantially over
the present low hourly rates.
Longer term parking in the
city parking facilities should
not compete with the short-
term parking . This
enticement results in lost
revenue for the parking lot
but is easily recouped in
sales tax revenue and offset
by an increased charge for
long-term parking.
Communities providing free
parking for the first one to two
hours charge $1 to $2 for
parking for the next hour or
This Parking Could Be Consolidated
half hour. However, the
exact charge can be varied
depending upon revenue
needs. This strategy
promotes a welcoming
atmosphere for downtown
shoppers.
Reference
The "Parking and Planning
Study" report by Rich and
Associates addresses many
of the downtown area traffic
issues .
Existing Parking
5-6
t.
The Detail Study Areas ,
focuses attention on specific
areas within the Central
Business District . The
projects identified are purely
exploratory, with the possible
exception of the farmers
market and the High Street
sidewalk resurfacing . The
objective of this section is to
illustrate design solutions and
pilot projects and would serve
as a catalyst for valuable
change to the quality of the
downtown area.
---6 ~, r . -------·----. ~~ 'L 1
) I
~ j
NOT TO SCALE
1 r• -1
A Farmers market F High & Madison crosswalk
B lnfill Development G High St. cross-over
C Parking lot one H Main Sidewalks
Parking lot two Alleyway
E Alley & Madison crosswalk J Gateway
6-1
L-
Partial plan of the C.B.D.
Detail St~dy Areas
Key Diagram
e
c
CD
lit -· -
n
6,-3
Key Areas~
The following list
identifies specific
areas within the Center
Business District that
could serve as pilot or
demonstration projects
for the Downtown.
A. The Farmers Market
An opportunity and need
exists for the creation of an
open market on the
redesigned parking lot
adjacent to the walk through
park on High Street. The
parking lot has access from
Monroe Street across from
the county courthouse .
Special paving would
uniquely distinguish the lot.
Shade trees would be
planted and graphics would
designate the activity and
area. Water bibs would be
installed to serve the location,
as would additional electrical
services .
e
e
e
e
Section A-A
A<lllllll
Walk Through
Park
I JJ
A. Farmers Market
6-4
B. lnfill Building
6-5
B. lnfill Building
The opportunity exists to
construct a new office/retail
building in a vacant site on
High Street. This project
activity could serve as a
catalyst for the re-use of
empty lots in the downtown
area. The architectural
character of the building
should draw upon the historic
proportions and character of
the adjacent buildings.
e
e
-
e
e
C. Re-Design of an
Existing Parking Lot
A parking area was built west
of Monroe and to the north of
the alley in accordance with
recommendations from the
1976 Beautification Plan .
Unfortunately, this lot has
been allowed to deteriorate .
The opportunity exists to
A
IL
rebuild the parking lot to
make it more useable and
aesthetic. A center drive
should be developed to
increase traffic flow and
shade trees should be
reintroduced to supplement
the one remaining tree.
Alley Parking Lot C.
Section ·A-A 6-6
6-7
D. Private Lot Madison and
Alley
The existing parking lot is
adequate in size to allow for
the introduction of shade
trees along the eastern
boundary and along the wall
of an existing building. There
is evidence that this area also
serves as a people space.
Employees have placed a
picnic bench for use. With
minimal costs , this parking
area could be made into a
very attractive area. Wall
murals or graphics could be
introduced to the building
face to create a special
treatment .
Section A-A
a;
! us
c
0
U)
~
ftl
:&
Alley
Parking Lot D.
e
-
e
e -
e
e
!'lOrE?
~
1 ,
u;
Cross Walk E.
•
~ c
G)
G)
C)
l! ca
(!)
II.__.
E. Cross Walk at Madison
Street.
The removal of the overhead
power lines has vastly
improved the appearance of
the alley (s) to the point
where they are being used as
pedestrian walkways .
Walking should be
encouraged and paving
should be introduced to
spatially define this activity.
The design could be simple
in identifying a designated
walk to give pedestrians a
feeling of security and remind
them that this is a shared
walkway.
The alley connecting Monroe
and Madison should be
paved to provide a walking
surface. Recommended is
the use of red concrete paver
block to match the material
suggested for the High
Street. This treatment would
complement the overall
downtown concept. A paving
strip of 6'0" wide along the
center and slightly raised
would allow for a relatively
easy installation.
-~
NOT TO SCALE
6-8
6-9
F. Madison and High
Street Cross Walks
The 1976 Beautification Plan
identified the need for visually
distinctive walkways and
traffic control. Recently, these
ideas have been reintroduced
to achieve traffic calming.
Essentially, the concept of
traffic calming relies on the
introduction of a textural
change in the street paving
for crosswalks. This is
achieved one of two ways.
The first is by raising the
street level at crosswalks.
The second method is
achieved by creating a
change in the texture of the
paving to alert a driver to a
different condition. These
methods slow vehicles and
communicate that
pedestrians are EQUAL in
their right-of-use. These
treatments can also add
visual quality to the
streetscape. Color can be
introduced to the streetscape
through the use of various
paving materials. The paving
materials need to withstand
the loads of buses and
commercial trucks but appear
residential in scale.
Proposed are crosswalks at
six major downtown cross
streets are proposed. The
specific configurations shown
on the accompanying plans
illustrate the standard design
concept.
-
High & Madison before & after
--
e
e
17' r-m
MAD I
.,
o· ... ::1:
0 -· tnCC tn :T
~en --~
D) ... -... "I
CJ)
I .....
0
...
:J:
G)
:J:
en
-1 ::a m m
-1
STREET
G. Mid-Block
CrossWalk,
High Street
G. Mid-block Crossings.
The 1976 Beautification Plan
introduced the concept of
traffic calming long before the
idea became popular. The
concept is to introduce a
visual and textural change in
the street to alert drivers of
pedestrians and slow traffic
down . A secondary benefit
results, as the downtown
area becomes more
convenient for users. For
example, users with a
particular destination may
find a store, restaurant or
business closer by using a
midblock crossing. Therefore,
mid block crossings are
proposed. The design
includes a slight ramping
from the street pavement and
a textured paving. An
additional item, a flashing
light, as used in Europe,
could serve as a beacon to
assure the safety of the
crossing pedestrian. While
these ideas do not impede
the motorist, they do provide
a sense of safety and control
to the pedestrian .
-
-
e
e
Side Walk Example
H. Main Sidewalks
H. Main Sidewalks
The condition of sidewalks
throughout downtown and
especially on High Street call
for immediate attention.
Deteriorating conditions are
prevalent in most sections of
sidewalks resulting in
concerns for public safety of
patrons. It is strongly
advised that this issue be
placed as a high priority. The
proposed plan illustrates a
simple and effective
treatment. The photograph
to the left illustrates an
example of the desired effect.
To achieve this effect, a
banding course is placed
along the leading edge of the
walk to define the area of
benches, lights and signage.
6-12
NEV TC .
63 4 .84
Concrete Overlay
New Street I 6x8 Concrete Block
\,~P""'* .!., :1
section cc Typical sidewalk section
New Street
6-13
High
Street
New Entrance
by OWner
8x8 Concrete
Block
Concrete Overlay
New Entrance
by OWner
New Street
NEW TC
634 .84
H. Main Sidewalks
The selection of concrete
color and aggregate for the
recommended replacement
of sidewalks is very
important. A local mix that
has been effectively used on
several state projects for
sidewalks is referred to as a
historic through and through
mix. This mix incorporates
riversand to give the finished
surface beige to light brown
color. Examples of this mix
are evident at the Governor's
Garden and the walls around
the Mansion . The brick or
block selected should be of a
color that harmonizes the
concrete and the historic
setting of the CBD .
Concrete Overlay
~
Section oo Typical sidewalk section
New Entrance
by OWner
New Street
High
Street
New Entrance
by OWner
Tree Pit
Concrete Oveilay
e
e
e
-
-
e
On the left page; H. Main
sidewalks
This report has indicated that
the existing conditions of the
sidewalks on High Street are
unsatisfactory. The surface
condition of the concrete has
deteriorated and failed in
some places. A proposed
solution is to overlay the
existing sidewalks. This
design concept wi II provide a
new streetscape texture and
surface material. The
suggested design
incorporates a contrasting
paver to create an edge, or
banding between the curb
and the new concrete as
shown on page 6-12. The
banding defines the area
where light fixtures, signs,
and trash containers are to
be placed. New tree grates
cover the tree pits.
The concept shown on pages
6-12 illustrates a solution
utilized in another city.
Studies should incorporate
the same design materials
that are proposed in the mid
block crossing and the High
Street and Main intersection.
On this page; I. The alley
The removal of the utility
poles in the alleys of
Jefferson City has greatly
improved the urban
streetscape so much that
pedestrians are using the
alley as a walk way. It is
recommended that a portion
of the surface be paved to
provide a walking surface. A
red concrete paver block to
match the material suggested
for the High Street would
complement the overall
concept. A strip of paving 6'-
0" wide along the center
slightly raised would produce
the best effect and allow an
easy installation that would
not require the construction
process to work with the
many varied existing
conditions.
Building
Line
Section thru Alley
~
Building
8x6 Concrete!
Paver Block
\,
Line I. A .lley Walkway s-14
1-w w
0::
l-en
·z
0 en
0:: w
LL
LL w ...,
6-15
HIGH STREET
~
J. High Street
Gateway
The concept of a gateway is
to signal to the visitor, arrival
at a special place. This
statement of change of
condition can be made
through signage, banners, or
as the illustration on this
page describes, a change in
paving material at the
sidewalk and in the roadway .
A texture crossing using
paving blocks can act to alert
the driver that they have
entered a special area.
e
-
e
-
-
The existing Jefferson City
streetscape is a perfect
demonstration of the
functional and aesthetic
contribution trees give the
urban environment. The
street tree program created
by the 1976 Beautification
Plan has demonstrated this
concept and has provided
streets , such as High Street
with a consistent visual
quality. Part 7 expands on
the guidelines set out in the
1976 plan and focuses on
five areas of the city that
would benefit from the
application of new plantings .
'~ ~~ ~ )
---· -__.. -· -. 7
e
()
Street Tree Program One of the strongest and Tree varieties have been Major street tree planting
visually effective results of used that conflict with the programs need to be
the 1976 plan for the city was ordering principles that were implemented on McCarty and
the enactment of the street intrinsic in the first plan. The East Capitol. The original e
tree-planting program. After recommendation is that the plan called for Tulip trees on
long debate and study of new plans reaffirm the East Capitol and Lindens on
other towns and cities original concept and that McCarty. GOA recommends
throughout the country it was trees be replaced with the that Lindens be placed on
accepted that the boldest and specified species. East Capitol and Red Oaks
most appropriate planting planted on McCarty. Both e scheme was to allocate New street plantings need to are good, tough, urban trees
particular species to certain refer to the original concept that are relatively disease
streets. The concept was put and the city should readopt free.
in place and followed to a the design guidelines in e great extent. However, this Appendix II. Other observations included
concept has again come the neglected maintenance of
under question and has not Attention must now be trees in parking lots. Existing
been adhered to in recent focused on the streets that trees must be replaced or
years. did not receive plantings. added with species outlined
The tree varieties selected in The guidelines are re-stated in the original plan. During
the first plan acted to unify in Appendix II and need to be the post years, trees have
and strengthen the physical enforce~. been allowed to deteriorate
appearance of the diverse and the effects have become
architecture of the downtown Tree maintenance still falls a visual disturbance to the
setting. Certain streets short of an adequate and City Streetscape.
became associated with a professional program. It is
particular tree, Madison had recommended that plant One very successful aspect
the London Plane tree and maintenance be established of the original plan was that e Monroe the Ash, etc. The that focuses on the special plantings were placed in tree
form of these strong urban conditions that exist in the pits that were "over dug", that e
trees contributed to the more urban area of the city. is the area of the tree pit was
character of the street and Tree grates are increased to provide a
complimented the recommended to be added to greater area of topsoil for the
streetscape. the streetscape setting to roots. This detail must be
give protection to the root followed in the new plantings.
Recently, other varieties have zone and to give a more
been introduced that bear no elegant appearance to the
reference to the original sidewalk.
7-1 intent of the adopted plan.
z
~ a
en
~ ,-m
"'tJ a
"0
0 en
CD a.
en ,.....
(i)
CD ,.....
-I
(i)
CD en
., -su ::s
r+ -· ::s cc ., ·-su ::s
m
X Cii " ,..... s· co
en ,.....
(i)
CD ,.....
-I ..,
CD
CD en
3: u;·
en
0 c:
:::!.
l Qg 0
r----~--.-... --...... ---.. r.
Missouri
~-------------~
Detailed Areas
NOT TO SCALE
7-3
·A. East Capitol Street
B. Highway intersection
C. East & West McCarty Street
D. West Dunklin Street
E. Screen Plantings
e
-
e
e e
e
e
e e
NOT TO SCALE lnfill with Lindens Add in new species to match existing
New trees have been added
Existing Street Trees
A. East Capital Street
Proposed Street Trees
7-4
e
West Capitol Street
7-5
East Cap itol Street presents
a particularly difficult decision
related to tree species . The
concept of a unified avenue
is not possible given the
extent of large existing trees
to the east. Recently added
new species in the section
between Monroe and
Jefferson add to the difficulty
of creating a unified form to
this street. The proposed
species to be added should
work towards the concept of
a unified avenue. It is
recommended that the Ginko
Biloba and Columnar Oaks,
adjacent to the Madison
parking deck be removed .
The tree to replace these
species and used as an infill
tree in other sections is the
Linden . This is a very strong
and successful urban tree
that will compliment diverse
species along this · street.
e
-
e
In the area of Lafayette and
State Street adjacent to the
correctional center new
species have been added .
The State Street plantings
should be extended and open
spaces along the street filled
in. It is recommended that
the London Plane tree be the
species for this street. The
concept would extend the
plantings at the corner of
Madison and State Street to
the east at Lafayette Street.
The importance of refining
East Capitol and State Street
is the potential to reinforce
the urban linkages between
downtown and the
refurbishing of the J .C.C.C .
as a retail and commercial
development.
--
____.,-
State Street
State Street
7-6
l
~
7-7 NOT TOSCALE
The highway right-of-way and
ramp intersections could be
planted to improve the visual
quality of these roadways.
Species accepted by
Missouri Department of
Transportation (MoDOT) are
low maintenance and do not
interfere with traffic safety.
Species such as Hawthorn,
Flowering Dogwood, Redbud ,
or Winged Euonymus have
proved effective when
grouped in mass. The
highway intersections could
be landscaped and made
less barren by massing plant
materials in the right-of-ways .
===:::!1 Tree massing to meet
MOOT standards.
B. Highway Intersection
Existing Street Trees
Proposed Street Trees
e
e
e
-
e
Highway R.O.W. plantings
-_ .. should be intensified
Highway right of way
planting and landscaping
should be introduced
according to
M.D.O.T. standards.
7-8
-0 .... tA
I
I
I
I
I
I
I
I ~
I
I
I
lA
Al ; I~ ~
M"d s ct" ... I 1 e 1on
o0 D
Quercus Borealis. Northern Red Oak
C. East & West McCarty
Street e
Existing Street Trees
I
s!
Proposed Street Trees
NOT TO SCALE
7-9 -
McCarty Street needs a
street tree selected for its
bulk, strength , and form.
This main thoroughfare is the
traffic artery . The street tree
recommended is the Red
Oak. The form of the species
will act to strengthen the
visual form and diffuse the
diversity of architectural
forms. This magnificent tree
will offset the many open
spaces and height difference
created by the changing
grade.
7-10
NOT TO SCALE
7-11
Add in trees to strengthen
existing plan
D. West Dunklin Street
-
Existing Street Trees
Proposed Street Trees
-
West Dunklin Street has the
potential of becoming an
important retail district.
Street trees and sidewalk
improvements are currently
inconsistent and need further
co-ordination . The corner
gas station at Washington
Street could be redesigned to
lessen the visual impact on
the intersection . New street
Dunklin Street looking west from Jefferson ~
trees have been planted in
the street lawn west of
Washington but are too small
in size to add visual strength
to the streetscape. Again , as
with East Capitol varieties of
trees not consistent with the
original concept have been
planted .
Reduce gas stat io n im pact on intersect io n .. ,,il~
7-13
Screen
planting
Screen
planting
along roads
•
Native plants and Shrubs
long the rivers edge
-f
Native plant species in "natural"
clumps along the rivers edge
·l ~ , ~
NOTTOSCALE
E. Screen Plantings
-
-
View r:~orth from the Capitol
The bottomland area on the
north bank of the Missouri
River is ideal for propagating
fast growing trees such as
Willows, Alders, White
Poplar, and Cottonwoods.
While these are not often
selected as ornamental
plants they area able to thrive
in wet soils and will stand the
abuse of being adjacent to
industrial sites. Plants native
to Missouri should be re-
introduced along each bank
of the river.
While native species are
more tolerant of riparian
conditions, supplies may not
always be readily available in
the quantity or the size to
work effectively in the near
future. Screen plantings
should be introduced if the
industrial zone on the flood
plain is to continue.
Highlighted earlier in -this
report is the negative visual
effect that the development
north of the river has on the
State Capitol and its
environment.
View north showing the effect of screen planting
7-14
----
The visual character of the
city is conveyed to visitors
and citizens through the
sense-of-place. Essentially,
sense-of-place is what an
environment conveys to us
through our senses and
emotions. Jefferson City's
sense-of-place is attributed to
its political setting. The
Capitol dominates the
landscape and plays an
important role in the growth
of state and commerce based
activities . That heritage is
retained and expressed in the
character of our buildings. It
is important to recognize
historic content of the scale
and texture many of the
historic buildings influenced
in the composition of the city.
This chapter identifies some
of the key structures and
discusses their historic
content to the city. ---------· ---
~"· ,. I 8
8-1 Court House
The Urban Preservation Fabric
~
The City of Jefferson has e
benefited from the increased
interest in preserving its
historic buildings. Recent
renovations demonstrate the
benefits this has in retaining
the city's heritage. From a
cultural perspective, retaining
buildings with a historic
character and interest
preserve the context of the
city. From an urban design
point of view, the scale and
quality of the historic
structures and architecture
contributes greatly to the
visual fabric.
The size of windows , the
details of the carpentry, the
height of the sill and the
details and projection of the
cornice remind us of a time
where those aspects
reflected a particular cultural
place, social setting or local
style . The facade also
indicates something about
the original occupant and the
community . The collective
contribution is a sense-of-
place and spirit reflected in
the quality of life from a time
past.
~ ..
t·
~·
The City of Jefferson has
many fine examples of
historic buildings. Through
the efforts of the Preservation
Commission many of those
important buildings have
been retained. However, not
all old buildings are historic or
worthy of preservation .
(f. here are many residential
buildings throughout the city
hat are of an era deemed
historic but may have no
particular significance in the
overall pattern of growth .
The Preservation
Commission should establish
priorities and guidelines for
establishing historic
compliance and inclusion in a
long-range plan for retaining
specific architectural forms or
establishing historic districts .
Illustrated on the following
pages are a few
representative buildings
highlighted as significant
contribution to the urban form
of the CBD .
8-3
Reference:
Architectural Guidelines
Missouri State Capitol
Historic District
Jefferson City, Missouri
ZHA, Inc.
J . Dennis Wilson & Associates
e
e
Thelandscapeindust~
continues to increase and
improve the variety of plant
materials. In addition
improvements to existing
methodologies of planting in
urban settings have
improved. This section of the
report summarizes the basic
principles of good techniques
for the installation of plant
material. Hardscape
materials have also changed
and have become more
readily available at a lower
cost. Recommended are
new street furniture and
street grates to update and
enhance High Street. This
section examines various
proposed material design
choices.
~· I 9 ~~~ ,"'--~-~
9-1
Street furnishings are
undoubtedly the most visible
and interactive element of the
downtown streetscape. The
selection of.furnishings must
take into account a wide
variety of factors . Material
selection is based on
appearance and longevity but
is also related to cost and
appropriateness within the
"family" of urban elements.
The timber benches and
trash containers have served
the downtown well since the
installation of the present
design in the 1970's. Other
. highly visible elements, such
as light fixtures and planters
have also been added to the
streetscape of High Street.
The renovation of the
facades of many historic
buildings has also reinforced
a particular vocabulary and
choice of materials for new
furnishings throughout the
downtown of the city. The
timber benches and trash
containers, relate to more of
a park setting and conflict
with the urban conditions .
Recommended are different
selections based on new
materials for the downtown
streetscape. Benches and
trash containers should be
changed to a more urban
style such as the type
illustrated . The metal should
be dark, green or blue to
coordinate with other
elements. The reference to a
"family" simply means a
"design association" of color
and form . Many choices are
available and as streetscape
studies progress , the design
plans contained in this report
should be utilized .
e
In addition to the introduction
of new furnishings, tree
grates are recommended to
define a more functional
"urban" appearance.
Presently, two conditions
exist. First, the paving block
filler around the tree hole was
incorporated in the original
plan. A second type has
been introduced which simply
defines the area around the
tree hole with wood chips.
The latter of the two should
not be accepted in this urban
setting. It creates a conflict
with the character of the
design setting for the
sidewalk. The original paving
block has been criticized,
because of heaving at the
hole of the tree. Site
observations reveal that only
two trees exhibit this
condition.
However, since the City of
Jefferson has undertaken a
sidewalk renewal project, a
new and sophisticated street
tree grating can be
introduced. This benefits the
tree through an open area
around the base of the tree to
let oxygen and air enter the
root system. It is equally
important to keep water
3/16" Expans·~on Allotment Tap-Cun SL"rcw (nptmnal)
~~s~;ir"~:--;. .. -~::<' -. ·.
=~t ~ t'' · . · . P~ly_-G_r~~c II / ,. -~ :~~~mn~rwrmrw· · . .-. ·:·· ~
C ~1-l ". ~f t rt i.~l.t U.!.t.l-_ .. ~.q 1 on<:rctc .. '-L-L.L •. L ............. :_ .... -!...•-t...•. L :...;.. ·1 ., 1 or Tdc LLt:.~_t:t.tt t ~;-t.t-~.t t_~ t:tl~!
I. <..L.l..L.l...Lli....l..l L.~.ll-.._I..L-r-f'i ~ -t-}-... L.i-o..LL~L'-L'-W...LLL\..l..L.li • _._..,r..J...._:...l.~,.._,_t...W.,..J-U..I..W..-Pc;t Rock
2 "-3"lcdgc
3116" Expansion Allorm"-nr
Concrt"tC or Tile 2" x 2" 90 angle irun
. .,....,.....,.,.,__,.."7' ____ ----; sized a~:cord:r:g to
containing chemicals and .
salts out of the planting hole.
Recommended is a new
product, Poly-grate II, as the
solution to this detail. The
poly-grate retains the classic
appearance of iron, but is
priced at less than half the
installation cost of cast iron .
The unit is lightweight and
easily maintained . It will be
important to design the
grates so surface water
sheds away.
Poly-Ci~mcll ~·· lcngthofrrc.·cgratt'
• , • .1 mmu~ 5 mchcs .,. .. ., ... _ ..... __ '. .. ~ !
' Pl:'a Rud
-# 1
• --... l. -
Illustration of instillation
Patent Pending
Details
Typical Instillation Details
9-3
CONCRETE CURB
SURROUNDING
TREE PIT
12" OPENING
REMOVABLE
CEN T ER PlATE
PAVER-GRATE
CENTER PLATE
SUPPORT
BRICK PAVERS
A second detail for tree
protection utilizes a paver
grate design that provides a
smaller "collar" around the
base of the tree. This detail
is particularly useful in areas
of minimal space or where
activities, such as a sitting
area or a farmers market
occur close to the tree.
e
e
The tree guard system is also
recommended in areas of
high traffic. This detail
should be considered in the
farmer's market area and in
the high traffic areas on High
Street adjacent to the sitting
areas. The tree trunks of the
downtown street trees are
showing signs of surface
scaring; this detail will protect
the bark and insure the trees
health.
INSULATION: Most planters do not require insulation; how-
ever. in colder dirnates planters with small soil volumes
located over heated structures may require insulation. Con-
sult local sources for 1 list of cold-hardy plants.
,~ 1 · SIZE OF GUARD TO ' vI FlT OUTSIDE OF
ROOT BALL ANO
NOT DAMAGE
. SWAVING TRUNIC
LARGE OPENING
ON SIDES AND
BOTTOM TO AVOlD
TRASH REMOVAL
PROI!ILEMS
LOOSE-SET SUPPORT'S
DESIGNED TO BE '
REMOVABLE
q~~ HI IN10VEARS ,, /; :. \ ''~ _, ,I ::
',, A .. u
'~1 ~----..... "'----ROOT I!IALL
NOTE
I I
II u
Tree guards can protect young trees from trunlt damage
caused by bicycfes. If made too small. however (less than 30
in. in diameter I. they can damage the tree as it grows and
are difficult to remove. The high cost and potential harm to
trees outweigh the minor protection tree guards afford a
trunl(. They should only be used in areas with panicularly
high traffic. ·
TREE GUARDS
Tree Guard
9-4
A tree is basically a sun machine ,
branching structure holds up a
canopy of leaves, the feeder roots
collect water and minerals from the
.. sci I that are conducted up through
\ the trunk to the leaf sunface where
\ photosynthesis takes place .
~ A-indicates the anchor root zone.
; B -the feeding root zone usually .. _ ..... -·-f· outside the drip line and most wA't 1 ,..,.. .Jd "'( ~ Jl , )G --· i
. . ! Vunerable part of the root system . ~L1ne A · 8 ; !
: \ )s ~;
r • • . ' : j : ! Guying is necessary on trees 1112" caliper and over
method 1. above shows 2"x 4"s spaced evenly
around the tree this method works but tends to
be more unsightly then 2. or 3. method 2., wire
with turebuckles also allows adjustment and is
less visible method 3 is recommended for street
trees, three stakes penetrate the root ball
and straps bind the trunk
this method will not
work on trees over
... -~ 3"caliper ~
Tree planting operations --require skilled work, soil mix , ,.,
Typical tree planting detail, guy wires and fertilizer must be "'
3 spaced evenly around checked.
/ ,
, ,.
tree, turnbuckles and stakes , Where t~e openi.ng in th\e
1 i~ -II-saucer formed around tree pit Sidewalk IS _ _r-~~-~-;;:;-....,..#' ... ~ ~ulched with woodchips to restricted , over diggin~ ~ .... · •.. ~
hm1nate weeds. Tree-pit overdug un~er slab to a greater \ .......__ .::.-----_ A'
on sides and bottom d1ameter should be b;;;
and backfilled with a 3 part topsoil made and an extra --... ___.
.._ ____ .....J mix of I part sand I part peat moss large proprtion of
and I part top soil. topsoil applied Ove dig of unba_n_s_o-il, and replacement
with good top-soil essential to tree
9-5 longgevity and development
e
3.
e
Remove enough whole branches
not just ends tips, to reduce foliage
by 1/3. Never leave'V' notches or
double leaders. Retain normal
plant shape.
All prunning must be done after planting
Reinforced rubber hose.
12" galvanised turnbuckle.
7 strand (1/4") galvanised
multi strand wire rope guy
Backfill
mixture as
specified .
Tree shall bean same
relationship to grade as it
did in nursery.
TYPICAL SHRUB PLANTING.
TYPICAL TREE PLANTING DETAIL.
2" woodchip mulch 6" high earth saucer.
Untie all cords binding burlap
to trunk and fold down top
1/3 of burlap around root ball
Laconia 4" universal ground anchor -3 per tree.
9-6
9-7
The American Association of Nurserymen
publish a booklet. "U.S.A. Standards for Nursery
Stock" that gives a complete guide to the
industry standards for plants of all types.
These standards control the caliper, root ball
size branching habit and number of branches.
Together with plant quality and method of handeling.
Caliper measurement of deciduous trees taken
at 6" above ground level if 4" inches or less.
If over 4" take at 12" above ground .
... ~-~ d «r
Ball dia. is 1 0" for every 1" of Tree caliper.
Dia. of shrub is taken at average spead
e
e
--
...._.
--... ·----
,/
~ ., .. _/ /
7
/
TREE PIT CUT INTO
EXISTING PARKING LOT
·-.._
Steel or
wood posts . --
Trees planted in
existing parking lot
by cutting a dimand
shape hole in the asphalt. Posts are
necessary to prevent damage to
the tree, the pit is then edged
with asphalt curbing and the
open surface covered with
gravel or ground cover
Below left is a more
desirable detail. The planting
Gravel
SECTION THRU TREE PIT
strip is part of the overall design for
the parking lot. Wheel stops ~~e.h~r,
II required to ~~=~~8~t damage~{ ----..
Wheel stops are necessary to prevent
damage to the plants.
Wheel stops and curb
with a gravel area
under car overhang
Asphalt curb
9-8
9-9
Precast cone. Wheel stops
(optional).
Ground cover, gravel,
Brick, etc. Surface material
must allow passage of
water and air.
,._._.------------
I
I
I
l
I
I __ _,
Shade trees 18' -20' o. c.
Cone. curbing
DIAMOND SHAPE TREE PIT IN
PARKING LOT WHERE SPACE IS
NOT AVAILABLE FOR PLANTING
ISLAND
e
e
DO NOT STAKE OR
WRAP TRUNK; MARK
• THE NORTH SlOE OF
TH£ TREE IN THE
NURSERY ANO LOCATE:
TO THE NORTH
IN THE FIELD
AVOID PURCHASING TREES WITH TWO LEADERS
OR REMOVE ONE AT PI..ANT1NG; OTHERWISE, 00
NOT PRUNE TREE AT PI..ANTING EXCEPT FOR
SPECIFIC STRUCTURAL CORRECTIONS
FOL.D BURLAP AWAY F"OM TOP OF ROOT BALL
SET ROOT BAL.L FWSH TO GRADE OR SEVERAL
INCHES HIGHER IN POORLY DRAINING SOILS
4 • I!IUIL T•UP EARTH SAUCER
2" BARK MULCH 100 NOT PLACE MULCH
IN CONTACT WITH TREE TRUNK)
BEF'ORE PL.ANTING, ADD 3" TO 4•
OF WEL.L.•COMPOSTED LEAVES
OR RECYCLED YARD WASTE TO
BED AND TILL INTO TOP 6"
, I OF PREPARED SOIL ~ ,), ........... ?.f.,._ ·.~·-.;· ..
~. • ,,Wj"jji l 4" TO e• DEEP£~ THAN ROOT BALL
\. ~~-111----PREPAREDSOtLFORTREES
\
---CUT TOP BANDS OF' WIRE BASKET
AND FOLO AWAY FROM TOP OF' ROOT BALL
TAMP SOtL SOUDLY SET ROOT 8AL.L ON FlRM
AROUND BASE OF ROOT BALL PAC IN BOTTOM OF HOLE
NOTES
1. for container-grown tree~ .!ngers or sman hand tools
to pull the roots out of the outmi'fer of potting soil; then
cut or puft apart any roots circling the perimeter of the
containef'.
2. Incorporate t'OJTVnefCially prepared mvcormeze spores in
the soil immediately •ollld the root ball at rates specified
by the manufacturer.
3. During the design phase, confirm that water drains out of
the soil; design alternatioJe drainage systems as required.
4. Thoroughly soak the tree root ball and adjacent prepared
soil several times during the first month after planting and
regularly throughout the follOwing two summers.
5. The planting process is similar for deciduous and ever·
green trees.
TREE PLANTING DETAIL BALLED & BURLAPPED PLANTS
INSULATION: Most planters do not require insulation; how·
ever. in colder climates planters with small soil volumes
located over heated structures may require insulation. Con-
sult local sources for a list of cold-hardy plants.
vI FIT OUTSIDE OF 'IJ ~~SIZEOFGUAROTO
ROOT BALL ANO
NOT DAMAGE
SWAYING TRUNK
!...
LARGE OPENING
ON SIDES AND
BOTTOM TO A\1010
TRASH REMOVAL
PROBLEMS
LOOSE-SET SUPPORTS
OESIGNED TO BE '
REMOVABLE
IN 10YEARS ~~}: r',, _,. 1 :: .
I ..._~ -I U
\, _/~ IOOOT RAU. ' .. , ., __ .,.
t I
II
I I u
NOTES
TrH guards can protect young trees from trunk damage
caused by bicycles. If made too small, however (less than 30
in. in diameter ), tl'tay can damage the trea as it grows and
ere diHicult to remove. The high cost and potential harm to
trees outweigh the minor protection tree guards afford a
trunk. They Should only be used in areas with particularly
high traffic.
TREE GUARDS
9-10
GENERAL RANGE OF SOIL MODIFICATIONS & VOLUMES FOR VARIOUS SOIL CONDITIONS
-·---·-----·· ·---·-
POSTCONSTRUCTION SOrL CONDIT.ION MIN. WIOTI-f PREPAREO SOIL FOR TREES (X) TYPE OF F»AEPA~ATION
Good soil (not previously graded or compacted. topsollaver 6 ft or twice the width of the root barl, whichever is greater Loosen the ttJCisting soils to the widths and depths shown in
intact) details above. --.
Compacted soil (not previously graded. topsoil fayer disturbed but 15ft Loosen tl'le existino soils to the widths and depths shown in
not eli minated) details above: add compos ted organ ic matter to bring the organ ic
content up to 5% dry weight.
Graded subsolts and dean fills with day content berween Sand 20ft Minim\nl treatment: loosen existing s<lll to widths and depths
35% shown. add cor'r1)0sted organic matter to bring organic content
up to 5% dry weight .
Optimum treatment : remove top 8-10 in. or ltle existing malerial .
loosen existin g soil s to the w•dths and depth s shown, add 8-1 0
in. of loam tOI)soil.
Poor quality fills, hea'JV clay soils. soils contaminated with rubble 20 f1 Remove ex isting soils to the \l\lidths end deplhs sho'<Nn, reptace
or toxic material
9-11
... ·,·
with loam topsoil .
F'Ol.D BURLAP FROM TOP OF
ROOT BALL DOWN INTO GROUND;
SET TOP OF BALL FLUSH
PREPARE SOIL IN THE ENT~RE
BED UStNG PROCEDURES
OUTLINED IN CHART BELOW
-1----·· ·····------------------8 WITH F'INISH GRADE
2• MULCH COO NOT
PUT MULCH AGAINST
THE BASE OF' THE PLANT)
BEFORE PLANTING , AOO 3· TO 4·
OF WELL·COMPOSTED LEAVES AND
RECYCLED YARD WASTE TO BED
ANO TIL..L.INTO TOP 6. OF'
PREPARED SOIL
12 .. TO 18" CFOR-~-~-~-.J ' 'IZ!!! s ......... , ~··.'~~I J .. ~~~
LARGER SHRUB
ROOT BAU.S,
MAKE DEPTH
MIN. A. CEEPER
THAN BALLJ
SOIL. SURF'ACE ROUGHENED
TO BIND WITH NEW SOIL
PREPAREO SOIL FOR SHRUBS
NOTES
1. For container~rown shrubs. use fingers or small hand
tools to pull the roots out of the outer layer of potting soit:
then cut or pull apart any roots that circle the perimeter of
the container.
2. Incorporate corrmercially pr&pared rnyconhiza spores in
SHRUB PLANTING D'ETAILS
CONTAINER·GROWN PLANT
WliH ROOTS PULLED OUT OF BALL
BALLED AND BURLAPPEO PLANT
the soit immediately around the root ball at rates specified
by the manufacturer.
3. Confirm that water drains out of the soU during the design
phase: design alternative drainage systems as required .
-
e
SOIL IMPROVEMENT
The quality of soH available for planting varies widely from
site to site. especially after construction activity has
occurred. The nature of con,truction results in compaCtion,
filling. contamination. and grading of the original soil on a
site, rapidy making it useless for planting. Previous human
aetivity at a site can also affect the ability of the soil to sup-
port plants.
During the design phase. assumptions must be made
regarding the probable condition of the soil after construc-
tion is complete. The health of existing or remaining soil
determmes what types of soil preparation wih be required
and the YOiume of soil to be prepared. Conditions will vary
from location to location within a pro;ect, and details must
be condition-specific. For large pro;ects or extreme condi-
tions, it is usafut to consult an expert experienced in modify·
ing planting soils at urban sites.
NOTES
1. If site or design constraints prohibit use of the dimen-
sions shown on this page, fOllow the guidelines for pl-.t·
ing in urban areas.
2. Whenever possible, the soil imprO¥ement area should be
connected from tree to tree.
3. Always test soil for pH and nutrient levels and ~st
these as required.
4. Loosen soil with a backhoe or other large coarse-tiRing
equipment when possible. THiing that produces lar~.
coerse chunks of soil is preferable to lilllng that results in
fine grains uniform In texture.
5. The bottom of planting soil excavttions should be rough
to aYOid matting of soil layers as new soil is added. It is
preferable to till the first 1ift (2 to 3 in.) of planting soil into
the subsoil.
to·. o·
OR I..ESS'.;.~------c :=J
, C7 • o--fo----./-
~R MORE,/
:ONTINUOUS
NTERCONNECTION OF
iOII.. FROM TREE TO TREE
~EOUIREO UNDER PAVING
NOTE
te-
litticult design option: In highly dewloped areas with park·
ng adjacent to the curb, planting in long narrow tree open-
ngs with an 1 B-in. wide walk along the curb accommodates
Jedestrians exiting cars. Root/paving conflicts are probable.
MAKE
OPENINGS
AS LARGE
AS POSSfeLE
14AK£WAU<
IVIOTH AS
"ARROW AS
~SSIBLE
t.TTAEE
Most difficult (and most expensive) design option: Tree open.
ings are undersized for future trunk/root development. Severe
root/paving conflicts are very Ukely.
SIDEWALK PLANTING OPTIONS
NOTE
Acceptable design option: Each tree has a smaller canapy
with tess yearly growth. More disease and insect problems
are lilcaly. Ground plantings elimiMted by shade over time.
NOTE
~
INTERCONNECTION OF TREE SOIL.
FROM BED TO BED REQUIRED
Difficult design option: Shading, slow tree growth. and poor
health ere problems. Root/paYing confhcts are likely,
NOTE
Most difficult (and most expensive) design option: Slow tree
growth and sevefe root/paving Conflicts are to be expected.
PLAZA TREE PLANTING OPTIONS
9-12
GENERAL
Traditional utben designs in whldi trees are reoullrtv spaced
in smaCI openings within pa'lled areas generaHy result in poor
trtt* petfOtMince. This is because such designs generally do
not protide lldeQUate soil for root growth and ignore the feet
that trees must signiftc:anlly increase trunk size every year.
As well, competition for space, both at ground level and
below, is intense in urban areas.
CONTINUOUS
MVI.CHEO OR
PL.ANTEO AREAS
StDEWAU<
Best design option: Planting trees between sidewalks and
buiklings creates the fewest conflicts between roots and
paving by permitting looting actlvi1y on ~nt property,
SIDEWALl<
NOTE
Acceptable design option: Planting between curbs and side-
walks in a continuous unpaved planting bed provides good
soille¥els for trees but contributes to root/paving conflicts as
trees mature.
·.: ••• J
SIDEWALK PLANTING OPTIONS
9-13
Although it is possible to design uncompacted soil volumes
for trees under pavement. this is "*'f expensive and the SOil
is never as efficient .s that In open planting beds. Increasing
trunk sile can only be accommodated by using flel<ible mate-
rials that can change configuration over time. Urban designs
that have flexible relationships between trees. paving, and
planting beds and large areas of open planting soil offer the
best opportunity for long-term tree health and lower mainte-
nance costs.
WID!! SPACING PAOOUCES
HEAI.THIER TREES
Best design option: Separate planting and walking areas.
Avoid smaJt disconnected soil volumes to minimize root/pav-
ing conflicts.
f~T02!!r-O.'\' •
NARROW S,.ACING
INCREASES TREE PROBLEMS
PLAZA TREE PLANTING OPTIONS
STANDARD ROOT BALL SIZES FOR
NURSERY-GROWN SHADE TREES
MIN. MIN.
HEIGHT MAX. BALL BALL
CALIPER• RANGE HEIGHT OIA. DEPTH (IN.) (FT·IN.) (FT) (IN.) (IN.)
'lz .6-6 8 12 9
'1. 6-8 10 14 10·1/7
1 8-10 11 16 12
1·'1. 8-10 12 18 13-'/2
1·'/a 10-12 14 20 13-1/2
1...11. 10.12 14 22 14-1/l
2 12-14 16 24 16
2-1/2 12·14 16 28 18·1/2
3 14-16 18 32 19-'/2
3-'/2 14-16 18 38 23
4 16-19 22 42 25
5 18-20 26 54 3'2-'11 --------•up to end including the 4-tn. caliper size. the caliper mea-
sw-ement indicates the diameter of the trunk 6 in. above
ground level. For larger sizes. the caliper measurement is
taken 12 in. above ground level.
NOTES
1. See American Standard for Nursery Stadt, ANSI Z60.1,
for complete list of nursery standards for other types and
sizes of trees and shrubs.
2. See International Society of Arboriculture's "Principles and
Practic:es of Planting Trees and Shrubs,· 1997.
e
e
e
ROOT PATH TRENCH.
SET IN RADIAL
PATTERN
CONTINUOUS FROM
TREE TO
TREE lA"
WIDE X
12.
DEEP)
~ ··.o··. ~ -, ,
ROOT PATH TRENCH
NOTES
1. ln urban areas where the pavement subgrade is com-
pacted soil that is tree from rubble, toxic. or poorly
drained fills, a system of root paths can be installed to
guide roots under the pavement, where they have room
to grow. These roots grow deeper in the soil. causing
fewer root/paving conflicts than roots left to exploit the
normal mince weaknesses in paving and subgrades.
2. A root path trench is made by installing a length of strip
drain material (a 1 2-in. wide x 1_.n. thick plastic drain core
wrapped in filter fabric) in a narrow trench and bacldiUing
with loam topsoil. This allows air and water to flow more
freely into the soil under the pavement. Install geotextile
fabric and the grave' base material and then the paving.
3. Root paths cannot replace larger soil trenches or struc ..
tural planting soil in areas in which existing soil conditions
are extremely poor for root exploration.
TREE SOIL INTERCONNECTION
OPTIONS UNDER PAVING
. :."J.· l.OOSELV
COMPACTED
LOAM SOIL
CONTINUOUS
FROM TREE
OTREE
A continuous soil trench provides very good soil but In lim-
ited quantity. Use in areas where adjacent backfUI is com-
pacted soils or fils.
it~· __ _a._ '-~
. -·~-e·-o· :t •
STRUCTU ------··.r
NOTE
STRUCTURAL SOIL
MIX CONTINUOUS
OVER ENTIRE AREA
Structural planting soils replace subgrade material with a fiU
that can be corJ1)1Cted to meet normal engineering compac·
tion requirements and still support root growth below the
pavement. The principle is that when the gravel is compacted.
the soil is not because the amount of soil in the mix is insuffi-
cient to fil al the voids. Hydrogel. a cross-inked potassium
ccpolymer, is used to help bind the miK1ure during \he mixing
process. The ~~ mix includes ASHTO 14 gravel (100 b calcu-
lated dtly weight). stvedded clay loam (15-18 lbl. hydrogel
C0.03 lb), and water :t 1 0 (including the water calculated in the
gravel and the soil). For further information. contact the Urban
Horticulture Institute al Cornell University (Ithaca. NY). 9-14
GENERAL
Areas of dense urban development leave little room for tree
roots to develop. Large areas of pavement. competition ~th
foundations and utilities for space below ground, and exten-
sive soil compaction and disruption limit the amount of soil
available for trees. When the area of ground around the tree
open to the rain and sun is less than 400 to 500 sq ft per
tree. the following design guidelines should be followed to
encourage the growth of large healthy trees.
Five major parts of the tree structure must be accomme>
dated in the design process;
CROWN GROWTH: The tree crown expands every growing
season at a rate of 6 to 1 B in. per year. Once the crown
reaches a competing object such as a building or another
tree canopy, the canopy growth in that area slows and then
stops. Eventually the branches on that side of the tree die.
As the canopy expansion potential is reduced, the overall
growth rate and tree health are also reduced.
TRUNK GROWTH: The tree trunk expands about '/., to 1 in.
per year. As the tree increases in stze, the lower branches
die and the trunk lengthens. Tree trunks move considerably
in the wind, especially during the early years of develop-
ment, and are damaged by close objects.
TRUNK FLARE: At the point where the trunk leaves the
grculd, most tree spaet&s develop a pronol.I1C8d swelling or
flare as the tree matures. This flare. grows at more than twice
the rate of the main trunk diameter and helps the tree remain
structurally stable. Any hard object placed in thts area, such as
a tree grate or confining pavement, will either damage the
tree or be moved by the tremendous force of this growth.
lONE OF RAPID ROOT TAPER: Tree roots begin to form in
the trunk flare and divtde several times in the immediate
area around the trunk. In this area, about 5 to 6 ft away from
the trunk, the roots rapidly taper from about 6 in. in diameter
to about 2 in. Most damage to adjacent paving occurs in this
area immediately around the tree. Keeping the zone of rapid
taper free of obstructions is important to long-term tree
health. Once a tree is established, the zone of rapid taper is
generally less susceptible to compaction damage than the
rest of the root zone. ·
ROOT ZONE: Tree roots tpm radially and horizontally from
the trunk and occupy only the upper layers (12 to 24 in.J of
the soil. Trees in all but the most well-drained soils do not
have taproots. A relationship eKists between the amount of
tree canopy and the volume of root-supporting soil reQuired
(see the accompanying chart~. This relationship is the most
9-15
critical factor in determining long-term tree health. Root-sup-
porting soil is generally defined as soil with adequate drain-
age, tow compaction, and sufficient organic and nutrient
components to support the tree. The root zone must be pr~
tected from compaction both during and after construction .
Root zones that are connected from tree to tree generally
produce healthier trees than isolated root zones.
SOIL MOOIFICATrONS
Thoroughly till orgaryc matter into the top 6 to 12 in. of most
planting soils to improve the soil's ability to retain water and
nutrients. (Do not add organic matter to soil more than 12 in.
deep.) Use composted bark, recycled yard waste, peat
moss, or municipal processed sewage sludge. All products
should be composted to a dark oolor and be free of pieces
with identifiable leaf or wood structure. Recycted material
should be tested for pH and certified free of toKic material by
the supplier. Avoid material with a pH higher than 7.5.
Modify heavy clay or silt soils (more than 40% clay or sih) by
adding composted pine bark (up to 30% by volume) andfor
gypsum. Coarse sand may be used if enough is added to
bring the sand content to more than 60% ot the total mix.
Improve drainage in heavy soils by planting on raised
mounds or beds and including subsurface drainage lines.
Modify extremely sandy soils (mora than 85% sand) by a~
ing organic matter and/or dry, shredded clay loam up to 30%
of the total mix.
SOIL VOLUME FOR TREES
12001'2• . w., 90Q.I20 i~ ~~ e«lf16
•80112 ;g ..... .. ~ 011(-32018 !! .. -140/4 .JU
::)
_.,,.
/" I
~/J I
/ v
v ~
----
200 «10 600 BOO 1000 1200 l 400 1 BOO
SOIL VOL.UIIIItl; IU!:.QUIRED c"1 t
11 The ultimate tree size is defined by the projected size of
the crown and the diameter of the trree at breast height.
NOTE
For example. e t8-in. chmeter tree requires 1000 cu ft of soil.
UNCOMPACTED SOIL. PROTECTED
UNDER STRUCTURAL. PAVING_.....~
UNDERGROUND STEAM UNE --'LOJ
NOTES
1. Coarse plantings keep pedestr;ans out of planters.
2. Curbs protect planters from pedestrians and deicing salts.
3. Underground steam lines must be insulated or vented to
protect planter soil.
SOIL PROTECTION FROM
COMPACTION AND DEGRADATION
TREES IN t..ARGE
SOIL-VOLUME
NOTE
TREES IN SMALL
SOIL.. VOLUME (PLANTERS'
tf visually symmetrical tree planting is required, symmetrical
soil volumes are also reQuired to produce trees of similar
crown size.
VISUALLY SYMMETRICAL TREES
-
-
CROWN EX,.AND!I e· TO 1 a·
EVEAY GROwiNG SEASON
CLOSEL V SPACED TREES lOR
TREES NEXT TO RUILOJNGSI CAUSE
SIGNIFICANT CROWN COMPETITION .
INSIOF. ARANCH~S OlE ANO T~~E
CEVEI..OF'S L.ONG·TERM
STRES~·RELATFO PROBLEMS
1 ~~~.________ CJ!ttP LINE: OR CANOPY PROJECTION
I i I
I 1 ! ,_ .... ,.~--::::~: -_-:·--.. ---: TRUNK EXPANDS AT A RATE OF
y.• TO 1 • IN DIAMETER PER YE,t.R ; ,,' ........... ... ... , .. _ ........... , ~
.. , tl" .. .-"" ....... ...., 1
30~ OR I .... · ..... ~.. ,.--.... ··---:\
MORE -~--[~:::~---~ .... ~ •• _)<~--~·) , ............. "1 ....... , --. ~ ............ :::::-.... -.. ,..... ,-' ,..· ,'.,
MINIMUM SOIL J.":::: .. -_-_-_:---:-::'-··>~
VOLUME !SEE CHART• -..... __ l .... /·
s· .o· TO e·.o·· ...... ·--~-
RADIUS AROUND TRUNK IS .
ZONE OF RAPID ROOT TAPER j
TRUNK FLARE E~PANDS AT .
TW1CE THE RATE OF THE TRUNK
IEASIL..Y 0-"MAQEC AND DAMAGES
ADJACENT PAVING AND TR!:E GRAT£!11
TRUNK SWAY!> SI~VDIAL
INCHES IN HIGH WINO
TREE STRUCTURE -PARTS & GROWING CHARACTERISTICS
ROOM¢J
TO GROW
NOTE
DDRAINAGE
QOOM
TO GROW
Soil volume provided for trees in urban areas must be sulfi.
cient for long-term meintenance.
SOIL VOLUME -REQUIREMENTS
FOR TREES
........_ INTERCONNECTEC SOJL VOLUMES
UNDER ~~WING FROM TREE TO TREE:./
NOTE
The irlterconnection of soil volumes from rrea to tree has
been observed to improve the health and viqor of lrees.
SOIL VOLUME -INTERCONNECTION
9-16
CONSTRUCTION AROUND
EXISTING TREES
Grettt care should be taken not to compact, cut, or fill the
earth withir) the crown area or e)(isting trees Most tree
roots are located in the top 6 to 18 in. ot the soil and ott•n
spu~ad considerably farther than the drip line of the tree .
Compactlon can cause se~(e root damage and reduce the
movement of water and air rhrough the soil. To avoid com-
pacting the earth. do not operate equipment or store materi-
als within the crown spread.
Before construction begins. inject the soil within the crown
area of nearby mature tree~ with commercially prepared
kelp-based tertilizer and mycnorrhrta funyus developed to
rnYigorate tree roots. Prune tree roots at the edge or tha root
save area, as rool~ pulled during gritdl119 can snap or split wen into the root save area. Rot and drsease that enters
dying roots in compacted or tilled aree~s can mO\'e rnto the
tree if root pruning has not been carried out. Install tree pro·
tection fencing and silt protection at the hmit.s of construe·
tion activity near trees.
During construction, apply addittot\al water in the canopy
area &o compensale for any root loss beyond the crown
spread. Have aH mature trees inspected by a certified
f!rbcr:sl ba!cre cor:struction begins to i dentify any special
problems. Remove all deadwood and treat all trees for exist·
ing rnsecl and disease PfOblems. When possible, begin ferti~
ization and problem treatments at leut one full gtowing
~eason before construction.
Removal of significant portions of the crown will affect the
heallh of a tree by reducing its ability to photosynthesize in
propof1ion to the mass of its trunk. Younger, healthier lrees
wtthstand constructioo impacts belter than older trees.
9-17
~-
l/~
~ WOOC. STONE:. OA CMU
DRY WEU. !WITH NO
FOOTING I
/TOPSOIL
............ _ ..... _ ·/ ·~·
01..0 !
GRAOE : . +--a·-o~ MIN. ~~ J'x: -·· ---------·-CE.:--x"' /" 1 PERFORATED VENT
I CAP TO PROTECT PIPE
, FAOM CLOGGING AND I PERMIT AtAFLOW ... I . ........
'-','-,, , /PERFORATED PIPE LAIC ON OL.D
_(
. I I GAAOE 14~ DIAMETER MIN 1
-"""f)( II{!! II l!ll:f----f"··· --flliiD\
'v-' \ .,
·-..::-:..::; .:::::::~:.:::.::::::-.:::;:::::.
:1 I
" I I j ie·.cr o.c .. MtN.
.... ...._ ~~· ,/ VENTEDT·S~CTtONCOLL£CTS '-~· ........ _.. DRAINAGE F'ROM DRY WELL --..... -.::------·--··------:= .. _ _,.,. AREA CONNECTING TO DRAIN -----------------·-'K LEAOtNG TO OAYUGHT
FILLING AROUND EXISTING TREES
e
-
-
NOTE
TRENCH CUTS
THROUGH ROOTS.
Fewer roots are severed by tunneling under a tree than by
digging a trench beside it.
UNDERGROUND UTILITY LINE NEAR
EXISTING TREES
NOTE
2X PLANKING
LOOSELY CABLED
AROUND TREE
G"OF
WOOD CHIPS
PLYWOOD
MATTING
~.
If construction operations must take place wi1hin the crown
spread area. install 6 in. of wood chips on top of the soil to
protect it. Use plywood matting over mulch in areas where
equipment must operate. Protect the trUf'lk of the tree with
planking loosely cabled around the tree·to reduce scarring by
equipment. Remove planking, matting, and mulch as soon
as operations are finished.
TREE AND ROOT PROTECTION
DIAMETER OF
•n.l l I >. p_,q
TREECROWN r
ROOT
PRUNE
TRENCH
CUT AU.
AROUND
TREE
OlD
_:::~}
~
CUTTING GRADE AROUND EXISTING
TREE
WITHIN CROWN SPREAD
AREA RE:TAIN EXISTING
VEGETATION OR APPLY
z• TO 3" MULC~
SIGN· "KEEP
OUT: TREE
PROTECTION
AREA"
(25'·0" O.C.t
WOOD AND
WIRE SNOW
FENCE ON
STEEL POSTS
Sll .. T
FENCE
----....... , -,
'\ .... ,, ....
I > / ,.-"'
,-' ,_611"
-"'----------;;,,"
OIANETER '-~~' ... ,_ ,,"'" .
OF TREE CROWN ... .........__ ~ MULCH OVER
"":-~ SILT CLOTH
NOTE
A barrier such as that illustrated can keep constrUction
equipment and personnel from compacting the soil around
tree roots .
-t-
CIAMET£A OF
TREE CAOWN
OLD
GRACE
FILLING GRADE AROUND EXISTING
TREE
9-18
Often neigborhood traffic
control problems are solved by
relaitvely low-cost devices. A
range of devices are available .
Their benefits and effectiveness
depend on their frequency of
application, where they are
used and the problem they are
intended to reduce. Often a
single device is not adequate to
solve a problem and a series of
devices are usually necessary.
From "Walkable
Communities ... A Search For
Quality" by Dan Burden .
,.. Traffic Calming
The concept of traffic calming
has been in existence for
several years. Used in
Europe more so then the
U.S. the principle is to
equalize the relationship
between pedestrian traffic
and vehicles. Engineering
and design standards for
roadways has favored the
efficient, safe passage of
cars in both urban and
suburban areas. As the lane
widths and right of ways for
vehicles increased so did the
speed of the vehicle . Traffic
calming aims to balance the
rights of both pedestrians and
vehicle and to reduce vehicle
speed through the
introduction of "calming"
devices. Narrowing the street
width, reducing the speed
limit, Introducing cross walks .
The effect of these devices is
to lessen the access of the
vehicle and thereby causing
the driver to lessen the
vehicle speed .
On the following pages a few
of these traffic-calming
devices are shown in
diagram form. In the report
we have suggested the
inclusion of mid-block
crossings that would
introduce a textured paving
crossing in High Street.
~
c
0 +::
CJ
CD
til
..
0
Inventory List
Sign Ordinance
Zoning Ordinance
Article IV. Preservation and Conservation
Jefferson City of Historic East/ Summary
The City of Jefferson Greenway System
Comprehensive Plan Update
Sidewalk Replacement Study
Development Strategy Plan
Development Strategy Plan
Missouri State Capitol Historic District
( Architectural Guidelines)
Jeffran/ Routes and schedules
Jefferson Landing
Parking Planning Study
Maps
Zoning Map
Watershed Map of CBD
Area Map/ Directory of Business Services
Street Map & Resource Guide
8-Jul-97
31-Dec-98
Sep-92
Oct-91
Mar-96
2-Aug-99
Apr-89
Sep-89
Aug-91
3-Jun-99
3-Apr-80
Aug-99
12-Jan-99
May-96
City of Jefferson
City of Jefferson
City of Jefferson
The URBANA Group
Department of Parks and Recreation
Landform Urban Planning Services
Tran systems Corporation
ZHA, Inc.& J Dennis Wilson & Assoc.
ZHA, Inc.& J Dennis Wilson & Assoc.
ZHA, Inc.& J Dennis Wilson & Assoc.
Jefferson City Transit
Eldon Hattervig
Rich & Associates, Inc
Jefferson City Planning Department
Jefferson City Area Chamber of Commerce
Jefferson City Area Chamber of Commerce