By LEW SICHELMAN, United Features Syndicate

Forget wiring your new home for audio, video and data. Pass on the upgraded kitchen cabinets. Say no to thicker carpets. If you really want to add lasting value, opt for landscaping.

Done correctly, the addition of trees, shrubs, plants, walks, lighting and patios can increase the value of your property by 20 percent — almost instantaneously.

Real-estate professionals have always known this. A study by Arbor National Mortgage found that 84 percent of the agents questioned believe a house on a treed lot would fetch at least that much more than one on a lot without trees.

Another survey, this one in Greenville, S.C., showed houses with “excellent” landscaping could expect to sell for 4 percent to 5 percent more than homes with just “good” landscaping. But those with only “fair” landscaping would sell for 8 percent to 10 percent below “good” houses.

Some builders, on the other hand, don’t seem to get it. Indeed, landscaping is practically an afterthought for many of them. Sure, they deck out their models; but for the most part, they do very little when it comes to the houses people actually buy and live in.

For many builders, the standard is “four heads of broccoli and two asparagus” — four shrubs and a pair of spindly evergreens. In some jurisdictions, they have done such a poor job that lawmakers now require a minimum numbers of shrubs and trees.

But a growing number are finally waking up to the fact that landscaping pays, in more ways than one. For starters, nicely landscaped houses add curb appeal over and above the sample house. After all, what’s more off-putting to potential customers than driving through sections of newly built houses with brown lawns and a few scraggly bushes?

For another, there’s money to be made in landscaping. Big money. There’s no record of how much people spend planting stuff after they move in. But it’s typically the next thing they do after unpacking and hanging their curtains or blinds.

The National Association of Home Builders in Washington, D.C. reports that people are spending a lot more money on the outside of their houses than they used to.

One builder that has figured it out is St. Lawrence Homes in Raleigh, N.C. The company offers three different landscaping packages as standard at Trenton, its high-end, big-lot subdivision in Chapel Hill. But “just about everybody” goes beyond that, opting for $3,000 to $5,000 in extras, such as lighting, irrigation systems, pavers and vegetation, said sales vice president Rich Ohmann.

At Sun City Lincoln Hills in northern California, Del Webb offered four different upgraded landscape packages, plus an a-la-carte menu of upgrades. That’s in addition to a standard package of a 24-inch box tree in the front yard, 19 shrubs and sod, which is more than most builders offer.

Still, four out of five buyers in the now nearly sold-out project choose to upgrade, spending an average of $12,000 each.

Which begs the question: How much should you spend?

The Washington, D.C.-based American Society of Landscape Architects (ASLA) suggests you “invest” 5 percent to 10 percent of your home’s value on landscaping. That rule of thumb can be expensive, but the good thing is, you don’t have to do it all at once. Indeed, you can start small and watch your money grow . . . well, grow on trees.

Start by making a realistic budget. Next, ASLA suggests looking at books and magazines and start a file of plants, trees, gardens, yards, patios, decks and fences that strike your fancy.

ASLA also suggests you hire one of its members to bring your ideas to life. If you go that route, interview several companies and check their references. If you can’t afford an architect, check out the services offered by local nurseries and big-box retailers, such as Lowe’s and Home Depot. Many offer design services, sometimes without charge, if you are buying your plants at the same place.

Before you hire anyone, though, or before you purchase plants, you’ll need to find out exactly how your builder plans to landscape your house. Or better yet, how much he plans to spend. With that in mind, tell him you might be interested in doing your own landscaping work, and ask for a landscape credit.

Chances are you’ll be surprised how little you’re offered. But at least you’ll have a starting point.You’ll also want to determine whether the builder will use sod or seed — or a combination of both. Because sod requires more water to grow than seed does to germinate, it should be laid in late spring or summer. Already rooted, sod can better withstand dry, hot weather; it also covers poor soil preparation, which, after the lack of water, is the major reason new lawns fail. Seeding is best in the early spring or late fall, when rainfall is abundant and the cool nights give the grass relief from the heat. If the builder wants to seed during any other time of the year, be certain he will try again if your lawn doesn’t take.

If the builder won’t guarantee your grass — most won’t — and your local building code allows you to occupy a house with a barren lot, consider asking for a lawn credit and either do the work yourself or have it done by a professional after you move in.

If you are not satisfied with the builder’s landscape plan, ask that he spend the entire budget on one large tree and put in your own foundation plants, or take the entire credit and do your own thing altogether.If you are on a tight budget — and what new homeowner isn’t? — a few larger plants will have a greater visual impact than a bunch of smaller ones.

Professionals suggest starting in the front yard with a large-caliper shade tree — one that’s 4 to 6 inches in diameter at a point 12 inches off the ground. This, they say, will immediately give your home an established look that otherwise would take five or six years to create.

As a rule, you can expect to save half the cost of landscaping if you do the work yourself. But unless you have a green thumb and can transport plants properly, it’s best to stick to the smaller ones and let the pros handle the bigger pieces.

Large trees are killed most frequently when carried uncovered in the back of the buyer’s SUV from the nursery to the house, not because they are planted poorly. And most nurseries won’t guarantee plants they don’t install.

Budget-bound homeowners should plan their landscaping over several years, doing a little bit at a time until they achieve their goals. But remember that plants grow, so make sure your plan allows them plenty of room to reach maturity without suffocating one another — or damaging the house itself.

If you plant a big tree too close, the growing roots could cause the foundation to crack. And if you place it too near a sidewalk or driveway, root expansion could cause the pavement to buckle.

So before planting anything, it’s a good idea to determine how large it will become and what leaf pattern will develop, and then decide where to place it.

One more thing: Don’t forget your lifestyle. If you don’t enjoy working in a yard or garden, make sure the plantings you buy are low maintenance.

Lew Sichelman has been covering real estate for more than 30 years. He is a regular contributor to numerous shelter magazines and housing-industry publications. Readers can contact him at lsichelman@aol.com.

By LEW SICHELMAN, United Features Syndicate

Forget wiring your new home for audio, video and data. Pass on the upgraded kitchen cabinets. Say no to thicker carpets. If you really want to add lasting value, opt for landscaping.

Done correctly, the addition of trees, shrubs, plants, walks, lighting and patios can increase the value of your property by 20 percent — almost instantaneously.

Real-estate professionals have always known this. A study by Arbor National Mortgage found that 84 percent of the agents questioned believe a house on a treed lot would fetch at least that much more than one on a lot without trees.

Another survey, this one in Greenville, S.C., showed houses with “excellent” landscaping could expect to sell for 4 percent to 5 percent more than homes with just “good” landscaping. But those with only “fair” landscaping would sell for 8 percent to 10 percent below “good” houses.

Some builders, on the other hand, don’t seem to get it. Indeed, landscaping is practically an afterthought for many of them. Sure, they deck out their models; but for the most part, they do very little when it comes to the houses people actually buy and live in.

For many builders, the standard is “four heads of broccoli and two asparagus” — four shrubs and a pair of spindly evergreens. In some jurisdictions, they have done such a poor job that lawmakers now require a minimum numbers of shrubs and trees.

But a growing number are finally waking up to the fact that landscaping pays, in more ways than one. For starters, nicely landscaped houses add curb appeal over and above the sample house. After all, what’s more off-putting to potential customers than driving through sections of newly built houses with brown lawns and a few scraggly bushes?

For another, there’s money to be made in landscaping. Big money. There’s no record of how much people spend planting stuff after they move in. But it’s typically the next thing they do after unpacking and hanging their curtains or blinds.

The National Association of Home Builders in Washington, D.C. reports that people are spending a lot more money on the outside of their houses than they used to.

One builder that has figured it out is St. Lawrence Homes in Raleigh, N.C. The company offers three different landscaping packages as standard at Trenton, its high-end, big-lot subdivision in Chapel Hill. But “just about everybody” goes beyond that, opting for $3,000 to $5,000 in extras, such as lighting, irrigation systems, pavers and vegetation, said sales vice president Rich Ohmann.

At Sun City Lincoln Hills in northern California, Del Webb offered four different upgraded landscape packages, plus an a-la-carte menu of upgrades. That’s in addition to a standard package of a 24-inch box tree in the front yard, 19 shrubs and sod, which is more than most builders offer.

Still, four out of five buyers in the now nearly sold-out project choose to upgrade, spending an average of $12,000 each.

Which begs the question: How much should you spend?

The Washington, D.C.-based American Society of Landscape Architects (ASLA) suggests you “invest” 5 percent to 10 percent of your home’s value on landscaping. That rule of thumb can be expensive, but the good thing is, you don’t have to do it all at once. Indeed, you can start small and watch your money grow . . . well, grow on trees.

Start by making a realistic budget. Next, ASLA suggests looking at books and magazines and start a file of plants, trees, gardens, yards, patios, decks and fences that strike your fancy.

ASLA also suggests you hire one of its members to bring your ideas to life. If you go that route, interview several companies and check their references. If you can’t afford an architect, check out the services offered by local nurseries and big-box retailers, such as Lowe’s and Home Depot. Many offer design services, sometimes without charge, if you are buying your plants at the same place.

Before you hire anyone, though, or before you purchase plants, you’ll need to find out exactly how your builder plans to landscape your house. Or better yet, how much he plans to spend. With that in mind, tell him you might be interested in doing your own landscaping work, and ask for a landscape credit.

Chances are you’ll be surprised how little you’re offered. But at least you’ll have a starting point.You’ll also want to determine whether the builder will use sod or seed — or a combination of both. Because sod requires more water to grow than seed does to germinate, it should be laid in late spring or summer. Already rooted, sod can better withstand dry, hot weather; it also covers poor soil preparation, which, after the lack of water, is the major reason new lawns fail. Seeding is best in the early spring or late fall, when rainfall is abundant and the cool nights give the grass relief from the heat. If the builder wants to seed during any other time of the year, be certain he will try again if your lawn doesn’t take.

If the builder won’t guarantee your grass — most won’t — and your local building code allows you to occupy a house with a barren lot, consider asking for a lawn credit and either do the work yourself or have it done by a professional after you move in.

If you are not satisfied with the builder’s landscape plan, ask that he spend the entire budget on one large tree and put in your own foundation plants, or take the entire credit and do your own thing altogether.If you are on a tight budget — and what new homeowner isn’t? — a few larger plants will have a greater visual impact than a bunch of smaller ones.

Professionals suggest starting in the front yard with a large-caliper shade tree — one that’s 4 to 6 inches in diameter at a point 12 inches off the ground. This, they say, will immediately give your home an established look that otherwise would take five or six years to create.

As a rule, you can expect to save half the cost of landscaping if you do the work yourself. But unless you have a green thumb and can transport plants properly, it’s best to stick to the smaller ones and let the pros handle the bigger pieces.

Large trees are killed most frequently when carried uncovered in the back of the buyer’s SUV from the nursery to the house, not because they are planted poorly. And most nurseries won’t guarantee plants they don’t install.

Budget-bound homeowners should plan their landscaping over several years, doing a little bit at a time until they achieve their goals. But remember that plants grow, so make sure your plan allows them plenty of room to reach maturity without suffocating one another — or damaging the house itself.

If you plant a big tree too close, the growing roots could cause the foundation to crack. And if you place it too near a sidewalk or driveway, root expansion could cause the pavement to buckle.

So before planting anything, it’s a good idea to determine how large it will become and what leaf pattern will develop, and then decide where to place it.

One more thing: Don’t forget your lifestyle. If you don’t enjoy working in a yard or garden, make sure the plantings you buy are low maintenance.

Lew Sichelman has been covering real estate for more than 30 years. He is a regular contributor to numerous shelter magazines and housing-industry publications. Readers can contact him at lsichelman@aol.com.

By LEW SICHELMAN, United Features Syndicate

Forget wiring your new home for audio, video and data. Pass on the upgraded kitchen cabinets. Say no to thicker carpets. If you really want to add lasting value, opt for landscaping.

Done correctly, the addition of trees, shrubs, plants, walks, lighting and patios can increase the value of your property by 20 percent — almost instantaneously.

Real-estate professionals have always known this. A study by Arbor National Mortgage found that 84 percent of the agents questioned believe a house on a treed lot would fetch at least that much more than one on a lot without trees.

Another survey, this one in Greenville, S.C., showed houses with “excellent” landscaping could expect to sell for 4 percent to 5 percent more than homes with just “good” landscaping. But those with only “fair” landscaping would sell for 8 percent to 10 percent below “good” houses.

Some builders, on the other hand, don’t seem to get it. Indeed, landscaping is practically an afterthought for many of them. Sure, they deck out their models; but for the most part, they do very little when it comes to the houses people actually buy and live in.

For many builders, the standard is “four heads of broccoli and two asparagus” — four shrubs and a pair of spindly evergreens. In some jurisdictions, they have done such a poor job that lawmakers now require a minimum numbers of shrubs and trees.

But a growing number are finally waking up to the fact that landscaping pays, in more ways than one. For starters, nicely landscaped houses add curb appeal over and above the sample house. After all, what’s more off-putting to potential customers than driving through sections of newly built houses with brown lawns and a few scraggly bushes?

For another, there’s money to be made in landscaping. Big money. There’s no record of how much people spend planting stuff after they move in. But it’s typically the next thing they do after unpacking and hanging their curtains or blinds.

The National Association of Home Builders in Washington, D.C. reports that people are spending a lot more money on the outside of their houses than they used to.

One builder that has figured it out is St. Lawrence Homes in Raleigh, N.C. The company offers three different landscaping packages as standard at Trenton, its high-end, big-lot subdivision in Chapel Hill. But “just about everybody” goes beyond that, opting for $3,000 to $5,000 in extras, such as lighting, irrigation systems, pavers and vegetation, said sales vice president Rich Ohmann.

At Sun City Lincoln Hills in northern California, Del Webb offered four different upgraded landscape packages, plus an a-la-carte menu of upgrades. That’s in addition to a standard package of a 24-inch box tree in the front yard, 19 shrubs and sod, which is more than most builders offer.

Still, four out of five buyers in the now nearly sold-out project choose to upgrade, spending an average of $12,000 each.

Which begs the question: How much should you spend?

The Washington, D.C.-based American Society of Landscape Architects (ASLA) suggests you “invest” 5 percent to 10 percent of your home’s value on landscaping. That rule of thumb can be expensive, but the good thing is, you don’t have to do it all at once. Indeed, you can start small and watch your money grow . . . well, grow on trees.

Start by making a realistic budget. Next, ASLA suggests looking at books and magazines and start a file of plants, trees, gardens, yards, patios, decks and fences that strike your fancy.

ASLA also suggests you hire one of its members to bring your ideas to life. If you go that route, interview several companies and check their references. If you can’t afford an architect, check out the services offered by local nurseries and big-box retailers, such as Lowe’s and Home Depot. Many offer design services, sometimes without charge, if you are buying your plants at the same place.

Before you hire anyone, though, or before you purchase plants, you’ll need to find out exactly how your builder plans to landscape your house. Or better yet, how much he plans to spend. With that in mind, tell him you might be interested in doing your own landscaping work, and ask for a landscape credit.

Chances are you’ll be surprised how little you’re offered. But at least you’ll have a starting point.You’ll also want to determine whether the builder will use sod or seed — or a combination of both. Because sod requires more water to grow than seed does to germinate, it should be laid in late spring or summer. Already rooted, sod can better withstand dry, hot weather; it also covers poor soil preparation, which, after the lack of water, is the major reason new lawns fail. Seeding is best in the early spring or late fall, when rainfall is abundant and the cool nights give the grass relief from the heat. If the builder wants to seed during any other time of the year, be certain he will try again if your lawn doesn’t take.

If the builder won’t guarantee your grass — most won’t — and your local building code allows you to occupy a house with a barren lot, consider asking for a lawn credit and either do the work yourself or have it done by a professional after you move in.

If you are not satisfied with the builder’s landscape plan, ask that he spend the entire budget on one large tree and put in your own foundation plants, or take the entire credit and do your own thing altogether.If you are on a tight budget — and what new homeowner isn’t? — a few larger plants will have a greater visual impact than a bunch of smaller ones.

Professionals suggest starting in the front yard with a large-caliper shade tree — one that’s 4 to 6 inches in diameter at a point 12 inches off the ground. This, they say, will immediately give your home an established look that otherwise would take five or six years to create.

As a rule, you can expect to save half the cost of landscaping if you do the work yourself. But unless you have a green thumb and can transport plants properly, it’s best to stick to the smaller ones and let the pros handle the bigger pieces.

Large trees are killed most frequently when carried uncovered in the back of the buyer’s SUV from the nursery to the house, not because they are planted poorly. And most nurseries won’t guarantee plants they don’t install.

Budget-bound homeowners should plan their landscaping over several years, doing a little bit at a time until they achieve their goals. But remember that plants grow, so make sure your plan allows them plenty of room to reach maturity without suffocating one another — or damaging the house itself.

If you plant a big tree too close, the growing roots could cause the foundation to crack. And if you place it too near a sidewalk or driveway, root expansion could cause the pavement to buckle.

So before planting anything, it’s a good idea to determine how large it will become and what leaf pattern will develop, and then decide where to place it.

One more thing: Don’t forget your lifestyle. If you don’t enjoy working in a yard or garden, make sure the plantings you buy are low maintenance.

Lew Sichelman has been covering real estate for more than 30 years. He is a regular contributor to numerous shelter magazines and housing-industry publications. Readers can contact him at lsichelman@aol.com.

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CHEYENNE — It has been two years since planners at the city and Laramie County began looking at how to address long-term traffic impacts on Fox Farm Road.

And now, after numerous open houses and months of public input, planners are starting to put together a picture of what the thoroughfare may look like in coming decades.

The Fox Farm Road Corridor Plan covers Fox Farm Road from Walterscheid Boulevard in the west to College Drive in the east.

The idea behind the plan, said Nancy Olson of the Cheyenne Metropolitan Planning Organization, is to develop ideas for how to prepare the south Cheyenne roadway for the added traffic that is expected over the next 25 years.

“The county planning office was interested in putting this plan in place for the road so when they’re required to do development actions, they can guide it in the direction that the citizens want to see,” Olson said.

Currently the stretch of Fox Farm being looked at is home to a range of medium residential, commercial and light industrial zoning. But as the area grows, planners see residents looking toward mixed-use zoning as well as growth of the industrial base.

“We’ve been talking to three major landowners east of College Drive, and they’ve begun to think about getting the land ready for development in the future,” Olson said.

“We also need to look at the major intersections to see how they may need to handle more traffic as the area develops.”

Gary Kranse with the Laramie County Planning and Development Office said one part of the plan involves meeting competing needs of residents and the local industry.

One concern for residents is the number of trucks that drive on east Fox Farm, particularly those that haul oil and products from the HollyFrontier refinery.

HollyFrontier and other industries, meanwhile, would like better access to the roadway for trucks.

One potential solution, Kranse said, could be to realign the intersection of South Industrial Road and Burlington Trail to make it easier for large trucks to negotiate.

“It’s a hard turn there, and it just doesn’t function well because it’s out of alignment,” he said. “The thought is: If it functions better, it’ll get used more.”

Kranse said trends have shown that residents in areas like Fox Farm are more likely to seek mixed-use zoning over time to include home offices and other such businesses.

He said that is likely to increase traffic on the road as well as on feeder streets like Walterscheid, South Greeley Highway and Avenue C. Interchange improvements are being recommended there.

Residents’ desires have led to recommendations to install roadway and pedestrian street lighting along the corridor as well as sidewalks, landscaping and drainage options.

Kranse said road widening is possible for some parts of Fox Farm. But residents have been quick to express concern about losing part of their own property in the process.

“There are no sidewalks, so we wouldn’t have to take any people’s property to get those in,” he said. “All the road widening would occur within an existing right of way.”

AVI Engineering of Fort Collins, Colo., has been working alongside the city and county to develop ways to meet residents’ and businesses’ interests.

AVI is continuing to collect public comments from open houses, like the most recent one on May 28 as well as from an online survey the city has set up.

“AVI will be putting together all the comments we heard at the last public hearing,” Kranse said. “Based on that, they’ll be making final adjustments to the plan and then it’d be time to take it to public hearings.”

In the meantime, the window for public participation remains open.

Those interested in voicing their thoughts can do so by visiting http://tinyurl.com/m6yudl3. There, they can review the plan as it stands, including what public recommendations already have been included.

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[adsys_ad::instory]

–>

CHEYENNE — It has been two years since planners at the city and Laramie County began looking at how to address long-term traffic impacts on Fox Farm Road.

And now, after numerous open houses and months of public input, planners are starting to put together a picture of what the thoroughfare may look like in coming decades.

The Fox Farm Road Corridor Plan covers Fox Farm Road from Walterscheid Boulevard in the west to College Drive in the east.

The idea behind the plan, said Nancy Olson of the Cheyenne Metropolitan Planning Organization, is to develop ideas for how to prepare the south Cheyenne roadway for the added traffic that is expected over the next 25 years.

“The county planning office was interested in putting this plan in place for the road so when they’re required to do development actions, they can guide it in the direction that the citizens want to see,” Olson said.

Currently the stretch of Fox Farm being looked at is home to a range of medium residential, commercial and light industrial zoning. But as the area grows, planners see residents looking toward mixed-use zoning as well as growth of the industrial base.

“We’ve been talking to three major landowners east of College Drive, and they’ve begun to think about getting the land ready for development in the future,” Olson said.

“We also need to look at the major intersections to see how they may need to handle more traffic as the area develops.”

Gary Kranse with the Laramie County Planning and Development Office said one part of the plan involves meeting competing needs of residents and the local industry.

One concern for residents is the number of trucks that drive on east Fox Farm, particularly those that haul oil and products from the HollyFrontier refinery.

HollyFrontier and other industries, meanwhile, would like better access to the roadway for trucks.

One potential solution, Kranse said, could be to realign the intersection of South Industrial Road and Burlington Trail to make it easier for large trucks to negotiate.

“It’s a hard turn there, and it just doesn’t function well because it’s out of alignment,” he said. “The thought is: If it functions better, it’ll get used more.”

Kranse said trends have shown that residents in areas like Fox Farm are more likely to seek mixed-use zoning over time to include home offices and other such businesses.

He said that is likely to increase traffic on the road as well as on feeder streets like Walterscheid, South Greeley Highway and Avenue C. Interchange improvements are being recommended there.

Residents’ desires have led to recommendations to install roadway and pedestrian street lighting along the corridor as well as sidewalks, landscaping and drainage options.

Kranse said road widening is possible for some parts of Fox Farm. But residents have been quick to express concern about losing part of their own property in the process.

“There are no sidewalks, so we wouldn’t have to take any people’s property to get those in,” he said. “All the road widening would occur within an existing right of way.”

AVI Engineering of Fort Collins, Colo., has been working alongside the city and county to develop ways to meet residents’ and businesses’ interests.

AVI is continuing to collect public comments from open houses, like the most recent one on May 28 as well as from an online survey the city has set up.

“AVI will be putting together all the comments we heard at the last public hearing,” Kranse said. “Based on that, they’ll be making final adjustments to the plan and then it’d be time to take it to public hearings.”

In the meantime, the window for public participation remains open.

Those interested in voicing their thoughts can do so by visiting http://tinyurl.com/m6yudl3. There, they can review the plan as it stands, including what public recommendations already have been included.

<!–

[component:image-photo-html]
[component:image-cutline]

[component:image-thumbnail:-2:75] [component:image-thumbnail:-3:75] [component:image-thumbnail:-4:75] [component:image-thumbnail:-5:75]
[adsys_ad::instory]

–>

CHEYENNE — It has been two years since planners at the city and Laramie County began looking at how to address long-term traffic impacts on Fox Farm Road.

And now, after numerous open houses and months of public input, planners are starting to put together a picture of what the thoroughfare may look like in coming decades.

The Fox Farm Road Corridor Plan covers Fox Farm Road from Walterscheid Boulevard in the west to College Drive in the east.

The idea behind the plan, said Nancy Olson of the Cheyenne Metropolitan Planning Organization, is to develop ideas for how to prepare the south Cheyenne roadway for the added traffic that is expected over the next 25 years.

“The county planning office was interested in putting this plan in place for the road so when they’re required to do development actions, they can guide it in the direction that the citizens want to see,” Olson said.

Currently the stretch of Fox Farm being looked at is home to a range of medium residential, commercial and light industrial zoning. But as the area grows, planners see residents looking toward mixed-use zoning as well as growth of the industrial base.

“We’ve been talking to three major landowners east of College Drive, and they’ve begun to think about getting the land ready for development in the future,” Olson said.

“We also need to look at the major intersections to see how they may need to handle more traffic as the area develops.”

Gary Kranse with the Laramie County Planning and Development Office said one part of the plan involves meeting competing needs of residents and the local industry.

One concern for residents is the number of trucks that drive on east Fox Farm, particularly those that haul oil and products from the HollyFrontier refinery.

HollyFrontier and other industries, meanwhile, would like better access to the roadway for trucks.

One potential solution, Kranse said, could be to realign the intersection of South Industrial Road and Burlington Trail to make it easier for large trucks to negotiate.

“It’s a hard turn there, and it just doesn’t function well because it’s out of alignment,” he said. “The thought is: If it functions better, it’ll get used more.”

Kranse said trends have shown that residents in areas like Fox Farm are more likely to seek mixed-use zoning over time to include home offices and other such businesses.

He said that is likely to increase traffic on the road as well as on feeder streets like Walterscheid, South Greeley Highway and Avenue C. Interchange improvements are being recommended there.

Residents’ desires have led to recommendations to install roadway and pedestrian street lighting along the corridor as well as sidewalks, landscaping and drainage options.

Kranse said road widening is possible for some parts of Fox Farm. But residents have been quick to express concern about losing part of their own property in the process.

“There are no sidewalks, so we wouldn’t have to take any people’s property to get those in,” he said. “All the road widening would occur within an existing right of way.”

AVI Engineering of Fort Collins, Colo., has been working alongside the city and county to develop ways to meet residents’ and businesses’ interests.

AVI is continuing to collect public comments from open houses, like the most recent one on May 28 as well as from an online survey the city has set up.

“AVI will be putting together all the comments we heard at the last public hearing,” Kranse said. “Based on that, they’ll be making final adjustments to the plan and then it’d be time to take it to public hearings.”

In the meantime, the window for public participation remains open.

Those interested in voicing their thoughts can do so by visiting http://tinyurl.com/m6yudl3. There, they can review the plan as it stands, including what public recommendations already have been included.

<!–

[component:image-photo-html]
[component:image-cutline]

[component:image-thumbnail:-2:75] [component:image-thumbnail:-3:75] [component:image-thumbnail:-4:75] [component:image-thumbnail:-5:75]
[adsys_ad::instory]

–>

CHEYENNE — It has been two years since planners at the city and Laramie County began looking at how to address long-term traffic impacts on Fox Farm Road.

And now, after numerous open houses and months of public input, planners are starting to put together a picture of what the thoroughfare may look like in coming decades.

The Fox Farm Road Corridor Plan covers Fox Farm Road from Walterscheid Boulevard in the west to College Drive in the east.

The idea behind the plan, said Nancy Olson of the Cheyenne Metropolitan Planning Organization, is to develop ideas for how to prepare the south Cheyenne roadway for the added traffic that is expected over the next 25 years.

“The county planning office was interested in putting this plan in place for the road so when they’re required to do development actions, they can guide it in the direction that the citizens want to see,” Olson said.

Currently the stretch of Fox Farm being looked at is home to a range of medium residential, commercial and light industrial zoning. But as the area grows, planners see residents looking toward mixed-use zoning as well as growth of the industrial base.

“We’ve been talking to three major landowners east of College Drive, and they’ve begun to think about getting the land ready for development in the future,” Olson said.

“We also need to look at the major intersections to see how they may need to handle more traffic as the area develops.”

Gary Kranse with the Laramie County Planning and Development Office said one part of the plan involves meeting competing needs of residents and the local industry.

One concern for residents is the number of trucks that drive on east Fox Farm, particularly those that haul oil and products from the HollyFrontier refinery.

HollyFrontier and other industries, meanwhile, would like better access to the roadway for trucks.

One potential solution, Kranse said, could be to realign the intersection of South Industrial Road and Burlington Trail to make it easier for large trucks to negotiate.

“It’s a hard turn there, and it just doesn’t function well because it’s out of alignment,” he said. “The thought is: If it functions better, it’ll get used more.”

Kranse said trends have shown that residents in areas like Fox Farm are more likely to seek mixed-use zoning over time to include home offices and other such businesses.

He said that is likely to increase traffic on the road as well as on feeder streets like Walterscheid, South Greeley Highway and Avenue C. Interchange improvements are being recommended there.

Residents’ desires have led to recommendations to install roadway and pedestrian street lighting along the corridor as well as sidewalks, landscaping and drainage options.

Kranse said road widening is possible for some parts of Fox Farm. But residents have been quick to express concern about losing part of their own property in the process.

“There are no sidewalks, so we wouldn’t have to take any people’s property to get those in,” he said. “All the road widening would occur within an existing right of way.”

AVI Engineering of Fort Collins, Colo., has been working alongside the city and county to develop ways to meet residents’ and businesses’ interests.

AVI is continuing to collect public comments from open houses, like the most recent one on May 28 as well as from an online survey the city has set up.

“AVI will be putting together all the comments we heard at the last public hearing,” Kranse said. “Based on that, they’ll be making final adjustments to the plan and then it’d be time to take it to public hearings.”

In the meantime, the window for public participation remains open.

Those interested in voicing their thoughts can do so by visiting http://tinyurl.com/m6yudl3. There, they can review the plan as it stands, including what public recommendations already have been included.

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CHEYENNE — It has been two years since planners at the city and Laramie County began looking at how to address long-term traffic impacts on Fox Farm Road.

And now, after numerous open houses and months of public input, planners are starting to put together a picture of what the thoroughfare may look like in coming decades.

The Fox Farm Road Corridor Plan covers Fox Farm Road from Walterscheid Boulevard in the west to College Drive in the east.

The idea behind the plan, said Nancy Olson of the Cheyenne Metropolitan Planning Organization, is to develop ideas for how to prepare the south Cheyenne roadway for the added traffic that is expected over the next 25 years.

“The county planning office was interested in putting this plan in place for the road so when they’re required to do development actions, they can guide it in the direction that the citizens want to see,” Olson said.

Currently the stretch of Fox Farm being looked at is home to a range of medium residential, commercial and light industrial zoning. But as the area grows, planners see residents looking toward mixed-use zoning as well as growth of the industrial base.

“We’ve been talking to three major landowners east of College Drive, and they’ve begun to think about getting the land ready for development in the future,” Olson said.

“We also need to look at the major intersections to see how they may need to handle more traffic as the area develops.”

Gary Kranse with the Laramie County Planning and Development Office said one part of the plan involves meeting competing needs of residents and the local industry.

One concern for residents is the number of trucks that drive on east Fox Farm, particularly those that haul oil and products from the HollyFrontier refinery.

HollyFrontier and other industries, meanwhile, would like better access to the roadway for trucks.

One potential solution, Kranse said, could be to realign the intersection of South Industrial Road and Burlington Trail to make it easier for large trucks to negotiate.

“It’s a hard turn there, and it just doesn’t function well because it’s out of alignment,” he said. “The thought is: If it functions better, it’ll get used more.”

Kranse said trends have shown that residents in areas like Fox Farm are more likely to seek mixed-use zoning over time to include home offices and other such businesses.

He said that is likely to increase traffic on the road as well as on feeder streets like Walterscheid, South Greeley Highway and Avenue C. Interchange improvements are being recommended there.

Residents’ desires have led to recommendations to install roadway and pedestrian street lighting along the corridor as well as sidewalks, landscaping and drainage options.

Kranse said road widening is possible for some parts of Fox Farm. But residents have been quick to express concern about losing part of their own property in the process.

“There are no sidewalks, so we wouldn’t have to take any people’s property to get those in,” he said. “All the road widening would occur within an existing right of way.”

AVI Engineering of Fort Collins, Colo., has been working alongside the city and county to develop ways to meet residents’ and businesses’ interests.

AVI is continuing to collect public comments from open houses, like the most recent one on May 28 as well as from an online survey the city has set up.

“AVI will be putting together all the comments we heard at the last public hearing,” Kranse said. “Based on that, they’ll be making final adjustments to the plan and then it’d be time to take it to public hearings.”

In the meantime, the window for public participation remains open.

Those interested in voicing their thoughts can do so by visiting http://tinyurl.com/m6yudl3. There, they can review the plan as it stands, including what public recommendations already have been included.

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CHEYENNE — It has been two years since planners at the city and Laramie County began looking at how to address long-term traffic impacts on Fox Farm Road.

And now, after numerous open houses and months of public input, planners are starting to put together a picture of what the thoroughfare may look like in coming decades.

The Fox Farm Road Corridor Plan covers Fox Farm Road from Walterscheid Boulevard in the west to College Drive in the east.

The idea behind the plan, said Nancy Olson of the Cheyenne Metropolitan Planning Organization, is to develop ideas for how to prepare the south Cheyenne roadway for the added traffic that is expected over the next 25 years.

“The county planning office was interested in putting this plan in place for the road so when they’re required to do development actions, they can guide it in the direction that the citizens want to see,” Olson said.

Currently the stretch of Fox Farm being looked at is home to a range of medium residential, commercial and light industrial zoning. But as the area grows, planners see residents looking toward mixed-use zoning as well as growth of the industrial base.

“We’ve been talking to three major landowners east of College Drive, and they’ve begun to think about getting the land ready for development in the future,” Olson said.

“We also need to look at the major intersections to see how they may need to handle more traffic as the area develops.”

Gary Kranse with the Laramie County Planning and Development Office said one part of the plan involves meeting competing needs of residents and the local industry.

One concern for residents is the number of trucks that drive on east Fox Farm, particularly those that haul oil and products from the HollyFrontier refinery.

HollyFrontier and other industries, meanwhile, would like better access to the roadway for trucks.

One potential solution, Kranse said, could be to realign the intersection of South Industrial Road and Burlington Trail to make it easier for large trucks to negotiate.

“It’s a hard turn there, and it just doesn’t function well because it’s out of alignment,” he said. “The thought is: If it functions better, it’ll get used more.”

Kranse said trends have shown that residents in areas like Fox Farm are more likely to seek mixed-use zoning over time to include home offices and other such businesses.

He said that is likely to increase traffic on the road as well as on feeder streets like Walterscheid, South Greeley Highway and Avenue C. Interchange improvements are being recommended there.

Residents’ desires have led to recommendations to install roadway and pedestrian street lighting along the corridor as well as sidewalks, landscaping and drainage options.

Kranse said road widening is possible for some parts of Fox Farm. But residents have been quick to express concern about losing part of their own property in the process.

“There are no sidewalks, so we wouldn’t have to take any people’s property to get those in,” he said. “All the road widening would occur within an existing right of way.”

AVI Engineering of Fort Collins, Colo., has been working alongside the city and county to develop ways to meet residents’ and businesses’ interests.

AVI is continuing to collect public comments from open houses, like the most recent one on May 28 as well as from an online survey the city has set up.

“AVI will be putting together all the comments we heard at the last public hearing,” Kranse said. “Based on that, they’ll be making final adjustments to the plan and then it’d be time to take it to public hearings.”

In the meantime, the window for public participation remains open.

Those interested in voicing their thoughts can do so by visiting http://tinyurl.com/m6yudl3. There, they can review the plan as it stands, including what public recommendations already have been included.

The classic children’s book “The Secret Garden” by Frances Hodgson Burnett introduces readers to an unhappy child named Mary Lennox whose disposition is much improved after the discovery of a garden hidden behind a locked gate on her uncle’s estate.

Even those of good humor left five local gardens Sunday feeling immeasurably better for having walked their grounds, taken in their beauty, witnessed their explosion of colorful blossoms and breathed in their intoxicating perfume.

The Westport Historical Society’s 22nd annual Hidden Gardens Tour unlocked the magic of three Westport and two Wilton properties for hundreds of appreciative gardeners and flower lovers. It was an opportunity to see formal perennial flower beds, elaborately-designed terraced vegetable gardens, specimen trees, a grove of apricot and quince trees and manicured shrubbery.

“It’s a great event. We come every year,” said Christine Daigle of Fairfield. Her husband Andrew Daigle said it gives them ideas for their own garden.

Susan Wiedl of Oxford said she gets ideas that she hopes to incorporate into her garden but on a smaller scale. “It’s enjoyable. It’s just so beautiful,” she said.

“I like looking at the gardens. It looks so pretty,” said Jaylin Hopkins, 11, of Westport. Jaylin’s mother, Tanya Clemons, called the tour “both humbling and inspiring.”

Landscape designer Jay Petrow, owner of Petrow Gardens Landscape Design in Westport, was impressed with the quality of the gardens on this year’s tour from the botanical park-like atmosphere of a six-acre estate on Prospect Road in Westport to the vibrantly-colored perimeter plantings and garden paths of the former Christmas tree farm on Spruce Meadow Court in Wilton to the formal English and Luxembourg gardens on a property on Meadowbrook Lane in Westport.

The latter property was designed and planted by the home-owner, Paul Liistro, who spent 20 years adding stone walls, perennial plants, a water fountain, a birdcage gazebo and other hard-scaping and landscaping elements. Sunday marked the third time that his property was featured on the tour.

“I love the formalness of this garden with the roses and boxwood. Coming from a professional designer, he did a great job,” said Petrow, who served as a docent at the Meadowbrook Lane property.

“He integrated color well and I like the way he juxtaposed the columbines against the clematis and the peonies,” said Marcy Juran, a professional photographer and marketing expert from Westport.

“The one on Prospect Road was more like a work of art,” Petrow said.

The owner of that property has divided his grounds into multiple gardens of common and unusual botanicals.

“The owner has this taste that is not your typical azaleas and rhododendrons; not every-day plants, not plants common to this area, yet plants that thrive in this area,” said Paul Sztremer, owner of the Stamford-based grounds maintenance company Wildflower, which is responsible for the care of the Prospect Road property.

For Joan Vohra, an owner of the property on Burr Farms Road, there is nothing common about azaleas or rhododendrons, which dot her property, as do roses and hydrangea. “I’m from Canada. You can nurse along one rhododendron if you’re in the right neighborhood,” she said, but for the most part she couldn’t grow them north of the border.

Most who took the tour appreciated the stunning views as well as the practical information.

“You can take a look at shrubs in a nursery but this gives a good idea of what goes together,” said Mousumi Ghosh, who recently moved to Westport. She took the tour with her parents Ira and Sibdas Ghosh, both horticulturists who are visiting from India.

Mousumi Ghosh was especially drawn to an unusual spruce tree that had upward articulated pinecones and the appearance of a white coating on its needles. “It’s almost like someone put Christmas ornaments on this tree and it looks like someone put powdered sugar on it,” she said.

“It’s nice that these people even let us see their properties. It’s their own private sanctuary,” said Linda Ashe of Prospect, who attends the Hidden Garden Tour every year with friend Diane Slater, also of Prospect.

While some took the tour others shopped at the Garden Marketplace set up on Veterans Green next to the historical society headquarters, featuring vendors selling plants, garden tools and other floral-related arts and crafts.