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HomeMy WebLinkAbout03/17/2011City of l WheatRidge PLANNING COMMISSION AGENDA March 17, 2011 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on March 17, 2011, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 - 235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — February 17, 2011 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. WZ- 11 -01 An application filed by Cabela's Retail Inc., Coors Brewing Co. and Jefferson County for approval of PCD zoning for property located at 4105 Youngfield Service Road and approval of a Concept Outline Development Plan on property zoned Planned Commercial Development (PCD) and located at 4000 Cabela Drive and 4105 Youngfield Service Road. B. Case No. WZ -11 -02 (Continuance until ADri17. 2011 recommended by staf: An application filed by Cabela's Retail Inc., Coors Brewing Co. and Jefferson County for approval of a Specific Outline Development Plan for property zoned Planned Commercial Development (PCD) and located at 4000 Cabela Drive and 4105 Youngfield Service Road. 8. OTHER ITEMS A. 38 Avenue Corridor Plan Update B. Election of Officers 9. ADJOURNMENT 11 • City of ]�qr Who6atRi:!jgc PLANNING COMMISSION Minutes of Meeting February 17, 2011 1. 2. CALL THE MEETING TO ORDER The meeting was called to order by Chair MATTHEWS at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29 Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Alan Bucknam Marc Dietrick John Dwyer Dick Matthews Scott Ohm George Pond Anne Brinkman Steve Timms Ken Johnstone, Community Development Director Sarah Showalter, Planner II Lauren Mikulak, Planner I Dan Brennan, Chief of Police Chris Price, City Attorney's Office Ann Lazzeri, Recording Secretary Staff Members Present: 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA It was moved by Commissioner DWYER and seconded by Commissioner BUCKNAM to approve the order of the agenda as printed. The motion carried 6 -0. 5. APPROVAL OF MINUTES — January 20, 2011 It was moved by Commissioner OHM and seconded by Commissioner BUCKNAM to approve the minutes of January 20, 2011 with the following amendment: The motion on page 7 should read as follows: It was moved by Planning Commission Minutes 1 February 17, 2011 Commissioner DWYER and seconded by Commissioner POND to recommend approval of Case No's. WZ -10 -08 and MS- 10 -04, a request for approval of a Final Development Plan amendment and a 3 -lot re subdivision for property zoned Planned Industrial Development and located at 5130 Parfet Street.. The motion carried 5 -0 with Commissioner BUCKNAM abstaining. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes) No members of the public wished to speak at this time. 7. PUBLIC HEARING A. Case No. ZOA- 09 -06: An ordinance amending Chapter 26 concerning medical marijuana dispensaries. This case was presented by Ken Johnstone. He reviewed the staff report and invited questions from the Commission. The,only specific change being proposed to Chapter 26 is to establish in what zone districts each of the three different types of medical marijuana establishments can be located. The ordinance proposes that "medical marijuana centers ", "medical marijuana - infused products manufacturers" and "optional premises cultivation operation" all be allowed to locate in Commercial One (C -1) and Industrial_ (I) zone districts. Commissioner BUCKNAM asked if the 1000 foot buffer would apply to schools, etc. located in a neighboring jurisdiction. Mr. Johnstone replied that staff has been looking into this. The city attorney believes the ordinance would require considering locations in adjacent jurisdictions. Commissioner BUCKNAM asked about the reasoning behind the requirement for 3/4 mile radius around existing establishments. Mr. Johnstone replied that Council believed that was a good way to limit the number of establishments in the city. Commissioner BUCKNAM suggested setting a limit to the number of establishments allowed. Mr. Johnstone commented that this was done with the number of billboards allowed in the city. Commissioner OHM asked if the proposed separations would affect the two existing dispensaries. Mr. Johnstone explained that if they do not meet the requirements, they would become legally nonconforming. The House Bill gives city's the right to declare them illegal, however, the ordinance does not take that approach so far. Commissioner OHM asked if the 3 /4 mile radius is "as the crow flies." Mr. Johnstone replied that the 3 /4 mile requirement would be a straight line radius. Planning Commission Minutes 2 February 17, 2011 In reply to a question from Commissioner POND, Mr. Johnstone stated that all home occupation regulations would apply to medical marijuana home occupations. Commissioner DWYER asked the difference between a dispensary and a pharmacy. Chief Brennan explained that pharmacies are regulated by state and federal governments and dispense medicines that require prescriptions from medical doctors. Medical marijuana simply requires a verification from a doctor. The federal government does not recognize marijuana as a medical drug but rather a Schedule One substance. There is one marijuana product that can be prescribed in a pharmacy, Marinol, a pill form of cannabis. In response to a question from Commissioner DWYER regarding the restriction to Commercial and Industrial zones. Chris Price explained that a recommendation to limit zones is because of the vertical integration model included in the ordinance. If the cultivation operation has to be contiguous with a retail outlet and retail outlets are allowed in every area that pharmacies are allowed, you would be bringing in an industrial use into those zones. Commissioner BUCKNAM asked what the safety concerns were with transporting marijuana. Chief Brennan explained there was concern about robberies and other issues. The vertical integration model allows for the grow operation to be on the same site as the operation. It would be difficult for law enforcement to track the products if they are purchased in one area and sold in another. It also makes sure that the drug sold is not associated with a drug cartel or other criminal enterprise. The model also controls the size and capacity of any operation. There are environmental concerns associated with large grow operations, building code concerns, hazardous material concerns, and concerns about air quality. Commissioner BUCKNAM asked about criminal activities associated with growing marijuana at the same place it is sold. Chief Brennan explained that theft could occur wherever marijuana is grown. Problems that have been experienced so far with primary caregiver growers have been burglary, trespass and neighborhood complaints about outdoor grow operations. Some of these problems will be alleviated with requiring primary caregivers to grow marijuana indoors. He also expressed concern about home invasion robberies. In response to a question from Commissioner DIETRICK, Chief Brennan explained that Colorado State law requires a dispensary to grow 70% of the product that they sell. The remaining 30% may be purchased from another licensed grow operation. The two businesses currently operating in the city are not vertically integrated. He also explained that the City of Denver does not have a vertically integrated model; however, Lakewood is utilizing that model. Planning Commission Minutes 3 February 17, 2011 Commissioner MATTHEWS asked if marijuana in excess of the 70% required to be grown at the dispensary could be purchased in other jurisdictions. Chair Brennan stated that the answer to this will require research. Commissioner MATTHEWS asked if a greenhouse is considered to be "inside." Sarah Showalter explained that home occupation regulations would allow growing marijuana in a greenhouse. Commissioner MATTHEWS asked in what order applications will be processed. Mr. Johnstone explained they will be processed in chronological order. He commented that the lottery system used with billboards would probably not work in this case. Chair MATTHEWS opened the public hearing. Chuck Wharton Mr. Wharton and his partner, Diane McKindley, own a medical marijuana dispensary in Wheat Ridge. He spoke in favor of the ordinance. He was in favor of the vertical integration model that requires a dispensary to grow 70% of its marijuana and stated that he would not be going to ,a provider for the remaining 30% because he can provide 100% of all of his patients' needs. Further, the requirements for transportation are quite cumbersome. He commented that he can control the quality by growing his own marijuana. Commissioner OHM expressed concern about the safety of grow operations in residential neighborhoods. Commissioner BUCKNAM was in favor of indoor growing restrictions. He asked if indoor grow operations in a residence would have to meet the same regulations as any home occupation. For example, will there be a requirement for kitchen, bathroom, etc. to prevent a house from being used solely as a "grow" house. Ken Johnstone commented that there is a series of regulations in place that would address these concerns. Commissioner DWYER commented that he feels it is important to be consistent with the way other businesses are regulated. Commissioner BUCKNAM stated that he would like to ensure that the 1000 foot buffer will apply to schools, etc. in adjacent municipalities. Commissioner OHM stated he was in favor of the C -1 and Industrial uses; however, he stated his opposition to uses in any residential zone district. It was moved by Commissioner POND and seconded by Commissioner DWYER to recommend approval of an ordinance amending Article 11 of the Wheat Ridge Code of Laws by adding a new Article XII concerning medical Planning Commission Minutes 4 February 17, 2011 marijuana as it pertains to Chapter 26 of the City of Wheat Ridge Code of Laws, for the following reasons: 1. The ordinance provides a reasonable approach to managing medical marijuana establishments, consistent with the Colorado Constitution and applicable state laws. 2. The ordinance allows these establishments to be located in a limited range of appropriate commercial/industrial zoning districts. 3. The ordinance limits the potential impacts from these establishments in residential areas by subjecting them to home occupation regulations. The motion carried 5 -1 with Commissioner OHM opposed and Commissioners BRINKMAN and TIMMS absent. It was moved by Commissioner DWYER and seconded by Commissioner DWYER to recess the meeting for a brief period.. The motion carried 6 -0. (The meeting was recessed at 8:12 p.m. and reconvened at 8:21 p.m.) B. Case No. ZOA- 10 -05: An ordinance amending Chapter 26 pertaining to the adoption of the Streetscape Design Manual. The case was presented by Sarah Showalter. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff recommended approval of the ordinance. The amendment would promote quality development and clarify and simplify the development process. It will also help to fulfill goals outlined in Chapter 6 of Envision neat Ridge, the City's Comprehensive Plan. Further, the new manual will help the City create attractive, high- quality streets that improve the image and character of Wheat Ridge. Commissioner OHM referred to page 28 and suggested that the wording should be changed from "tree grate openings shall be no more than 1 /4 inch in width" to "tree grate openings shall comply with ADA regulations." Ms. Showalter agreed with this amendment. Commissioner OHM suggested another amendment on page 36 to require that drip irrigation be used in all non -turf areas consisting of either subsurface or micro - spray. Ms. Showalter stated these requirements were developed in conjunction with the Parks staff and she will check with them before making a change. Commissioner OHM asked that consideration be given to adding a statement that says: "Turf areas less than 6 feet in width shall be irrigated with subsurface to Planning Commission Minutes 5 February 17, 2011 avoid overspray onto pavement." Ms. Showalter stated that she will check with the Parks staff on this change also. Commissioner OHM stated that the manual is well done. Commissioner MATTHEWS noted that page 47 shows serviceberry shrubs as high water use and page 52 shows them as low water use. Ms. Showalter explained that the first reference is from the Garden Centers of Colorado. The second reference is from the Parks department. She will research to determine which one is correct. There were no members of the public present to address the Commission. The public hearing was closed. It was moved by Commissioner DWYER and seconded by Commissioner OHM to recommend approval of the proposed ordinance amending Chapter 26 pertaining to adoption of the Streetscape Design Manual with the following amendments: 1. Strike the following language on page 28:. "tree grate openings shall be no more than 1 /a inch in width" and replace with the following language: "tree grate openings shall comply with ADA regulations." The motion carried 6 -0 with Commissioners BRINKMAN and TIMMS absent. C. Case No. ZOA- 11 -01: An ordinance amending Chapter 26 concerning residential dumpster regulations. This case was presented by Lauren Mikulak. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. The proposed code amendment changes the maximum allowed dumpster size to reflect current industry standards. Commissioner DWYER commented that it didn't seem necessary to change the 1.5 cubic yard requirement for residential structures on agriculturally zoned properties because 1.5 is still a viable option. It was moved by Commissioner BUCKNAM and seconded by Commissioner DYWER to approve the proposed ordinance amending Section 614 of Chapter 26 concerning residential dumpster regulations. With the following amendment: Planning Commission Minutes 6 February 17, 2011 1. Regarding residential structures on agriculturally zoned properties, do not change the existing language in the code. The motion carried 6 -0 with Commissioners BRINKMAN and TIMMS absent. 8. OTHER ITEMS 38 Avenue Corridor Plan Meetings — Sarah Showalter reported that the first stakeholder committee meeting will be held on March 10, 2011. The first public meeting will be held at 6:30 p.m. on March 15, 2011 at Wheat Ridge Middle School. Wheat Ridge Retail Road Show — Ken Johnstone reported that the Alliance Subcommittee of the International Council of Shopping Centers will bring a panel of experts to the City of Wheat Ridge to give their assessments about Wheat Ridge from a retailer /developer perspective. This panel will be held for public and private sector representatives at city hall on Wednesday, February 23, at 5:30 p.m. 9. ADJOURNMENT Prior to making his last motion as a member of the Planning Commission, Commissioner DWYER stated that it was a pleasure to work with fellow Commission members and he was pleased with the direction Wheat Ridge is taking. It was moved by Commissioner DWYER and seconded by Commissioner POND to adjourn the meeting at 8:53 p.m. The motion carried 6 -0. Richard Matthews, Chair Ann Lazzeri, Secretary Planning Commission Minutes 7 February 17, 2011 City of " Wheat idge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: M. Reckert DATE OF MEETING: March 17, 2011 CASE NO. & NAME: WZ- 11 -0 1 /Cabela's, Coors, and Jefferson County ACTION REQUESTED: Approval of PCD zoning and a Concept Outline Development (ODP) LOCATION OF REQUEST: 4000 Cabela Drive and 4105 Youngfield Service Road PROPERTY OWNER: Cabela's, Coors and Jefferson County APPROXIMATE AREA: 210 acres (Concept Outline Development Plan) PRESENT ZONING: Planned Commercial Development (PCD), PD (Jefferson County) and A -1 COMPREHENSIVE PLAN: Regional Commercial/Open Space ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITA PRESENT Site \ Ir All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The owners of the property submitted an application for a two fold request. Case No. WZ -11 -01 is an application for approval of Planned Commercial Development (PCD) zoning on property in the process of being annexed into the City of Wheat Ridge located at 4105 Youngfield Service Road and a Concept Outline Development Plan (ODP) for property located at 4000 Cabela Drive and 4105 Youngfield Service Road for 210 acres of land. Case No. WZ -11 -02 is a request for approval of Planned Commercial Development (PCD) Specific ODP on Lots 1. 1, 2.1, 2.2, 2.3, 2.4, 3, 5.1, 5.2 and 5.3 within the Clear Creek Crossing Concept Outline Development Plan Both cases were published for the March 17 Planning Commission hearing; however, because the submittal requirements for the Specific Outline Development Plan have not been met, Staff recommends continuance of Case No. WZ -11 -02 (Specific ODP) until April 7, 2011. Included in the recommended motions is one for continuance of Case No. WZ -11 -02 Case No. ANX -11 -01 (annexation of the TMAC parcel) and Concept ODP and Specific ODP are scheduled for public hearing in front of City Council on April 25, 2011. A major subdivision plat is in the process of being reviewed and is being scheduled for public hearing. (Exhibit 1, Project Narrative) II. EXISTING CONDITIONS/PROPERTY HISTORY The land under ODP consideration includes several parcels with multiple ownership. The current property owners are Cabela's, Coors and Jefferson County. (Exhibit 2, ownership map) The County -owned parcel comprised of 36 acres is under contract for purchase by Cabela's and Longs Peak Metropolitan District. It previously contained the Table Mountain Animal shelter which was recently demolished and is zoned PD and A -1. The current development plan for the property functions similar to the City's Concept Outline Development Plan and established the existing zoning on the property with allowed uses and development parameters. The animal shelter was a permitted use under that plan. This parcel is under consideration for annexation into the City of Wheat Ridge with a City Council public hearing set for April 25, 2011. The remainder of the property is located in the City of Wheat Ridge, is comprised of 174 acres and is zoned Planned Commercial Development (PCD). It is currently vacant with a 28 acre water storage facility located in the southwest corner owned by Coors. The property was annexed in 2005 and an Outline Development Plan was approved for the entire 174 acres. A Final Development Plan (FDP) was approved in 2006 for Lots 1 and 2 for construction of an 185,000 square foot retail store. Special use permits have been granted in conjunction with the excavation and fill deposition operations occurring on the property. Planning Commission 2 WZ -11 -01 /Clear Creek Crossing To facilitate construction of the Cabela's store and surrounding development, many of the infrastructure improvements associated with the project have been built as identified in the Environmental Assessment for the original project. Those improvements include the widening and improvement of Youngfield Street, construction of the W. 40' Avenue/I -70 underpass from Youngfield and the relocation of a portion of the Clear Creek greenbelt trail. There have also been improvements funded by CDOT for the construction of interchange movements between State Highway 58 and I -70. Improvements to the Clear Creek trail on the Jefferson County -owned parcels have occurred as well. III. CONCEPT OUTLINE DEVELOPMENT PLAN The applicants are requesting a Concept ODP to redefine their development intent and to incorporate the Jefferson County parcel into the development. This document will be the zoning document for the entire 210 acres and will establish allowed uses and development standards for the property (Exhibit 3, proposed Concept ODP document). The ODP is accompanied by a Design Pattern book which further addresses signage design, architectural materials and public streetscape amenities. (Exhibit 4, Design pattern book) Allowable uses: The ODP establishes allowed uses for each parcel of land in the development area. A use matrix has been included on page 2 which details, by parcel, the allowed uses. The chart shows "allowed" in a column where a use is allowed for a particular parcel. If the word "allowed" is not present, the use is not permitted. The lot numbers at the top of the matrix correspond with the lot numbers shown on the ODP site plan on page 3. The majority of the site's uses were taken from the Commercial-One zone district regulations. Many of the normally permitted uses in C -1 were eliminated based on traffic generation and potential negative impact on the neighborhood. Eliminated uses include adult oriented businesses, auto sales, construction and heavy equipment sales, and mini- warehouses. Drive - through uses are permitted but must meet specific design criteria regarding location and screening (Page Item 6 on page 5 -4 of Design Pattern book). Uses north of Clear Creek owned by Coors also allow warehousing and light industrial operations. Landscaping The proposed ODP document indicates that each lot will have a minimum landscaped coverage of 15% with the overall landscaped coverage on the development of 20 %. This is a reduction from the prior ODP which required 20% coverage per lot. The developer will also be preserving 27 acres of open space along Clear Creek which will be dedicated to the Metro District. Because the majority of the lots are broken into sub -lots, staff is concerned about the distribution of the landscaped coverage overall. After the first lots develop, the remaining few may have to provide a disproportionate amount to compensate for reductions on the prior buildings. Upon request by staff, a note has been added to the Design Pattern book requiring 15% landscaping on outparcels (page 5 -4). In the zoning code, there are three major components comprising the required quantity of plant materials per site. Those requirements are specified below: Planning Commission 3 WZ -11 -01 /Clear Creek Crossing One private street tree located within the minimum front setback for every 30' of street frontage; plus, One additional tree and ten shrubs for every one thousand square feet of required landscaped area; plus; For every thirty parking spaces, one parking lot island containing one tree and four shrubs. In addition, the Streetscape Design Manual (SDM) which is scheduled for adoption by City Council on March 28 will be in place at the time of ODP review. The SDM requires one tree planted every 35' in a public amenity zone within the right -of -way. Other SDM requirements include street furniture and pedestrian lighting. Other amenities within the public right -of -way are addressed on Page 4 -4 of the Design Pattern book. Those include benches and trash cans. The proposed landscape standards on page 2 of the ODP are consistent with the requirements specified above. Margaret Paget, City Forester and Open Space Supervisor, commented relative to the recommended plant list on page 3 -3 of the Design Pattern book. Her comments should be incorporated as a condition of approval. Detailed landscape plans will be reviewed at the time of FDP submittal. Parking The minimum parking requirements specified on Page 2 of the Concept ODP are generally four spaces per thousand for retail and service uses and six spaces per thousand for restaurant uses. These figures are somewhat reduced from the ratios required in the zoning code but higher than the requirements in the mixed use zone district regulations. Allowances have been made for shared parking. Due to the proximity to trails and pedestrian improvements, bicycle parking is a critical component of the development. Bike parking is required at a rate of 2% of required vehicular parking for structures over 15, 000 square feet in size and at a rate of 5% for structures less than 15,000 s.f. The City's standard bike parking ratio for commercial development is 2%. Allowed Densities Rather than using maximum building square footages, permitted building sizes are being determined using Floor Area Ratios (FAR's). The allowed FAR's vary by lot as depicted in the Development Standards chart on Page 2 of the ODP. As an example if a 10,000 square foot lot has an FAR of .5, the allowed building size would be 5000 square feet (10,000 square feet of land area x .5 FAR = 5000 square feet of building area) The FAR's vary from .08 on Lot 7 to .5 on Lot 4. The specified FAR's have been addressed in the traffic impact analysis with the conclusion that the proposed infrastructure improvements and surrounding roadways, can handle the proposed building square footages. The FAR's have been increased somewhat from the original ODP document which need to be substantiated in the revised traffic analysis addendum currently under review by Public Works. Building Height/Setbacks Building height is specified as being 50' for Lots 1, 5, 7, 8, 9 and 10 (anchor tenants and northern portion) and 35' for the southern portion which includes in -line shops, outparcels and the "village' Planning Commission 4 WZ -11 -01 /Clear Creek Crossing area. This is consistent with the zoning code. An exception is made for non - habitable design features of up to 15% of the maximum height designated for individual properties. The height on Parcel 4 is also tied to City datum based on proximity to residential properties to the south and east. The maximum building height on this lot is established from a fixed elevation point or 30' from grade. This would give the ability to construct a 50 -foot tall building without a large amount of fill. The building cannot exceed elevation 5,530 so any fill brought in reduces the height of the building. This is consistent with a height restriction imposed during the previous ODP approval. Required setbacks are established with minimum front setback of 15' with side and rear setbacks at 10' and 15', respectively. A provision has been made for 0' side setbacks when structures are built of non - flammable materials and consistent with the 2006 International Building Code (IBC). Fencing and Lighting Fencing requirements are reflective of the pertinent section of the zoning code (Section 26 -603. Lighting standards exceed the 18' high maximum pole height standard in the zoning code at 35'. Rationale is that if light poles are higher, fewer are required. Several notes have been added to the ODP and Design Pattern book requiring fully shielded, cut -off fixtures and that all lighting be contained on the property. Lighting will be reviewed at the FDP stage with a photometric plan required. Site Access /Circulation The development will gain access from various locations. One main entrance to the site will be from a new public street (Cabela Drive) connecting to Youngfield Service Road west of La Quinta in a north/south alignment. Cabela Drive will continue north and west, eventually connecting to a new interchange at Highway 58. A second point of access will be from new hook ramps from I -70. Westbound traffic will be able to access Cabela Drive directly; conversely, site patrons will be able to continue westbound onto I -70 after visiting the site. The third access point will be 40 Avenue via an underpass from Youngfield Street under I -70. West 40 and the under pass were completed in 2008 and dead -end at the "old" Youngfield Service Road. Upon infrastructure completion, 40 Avenue will continue west between Lots 1 and 2 and intersect with Cabela Drive in the interior of the site. An additional interior public street identified as Clear Creek Drive will provide circulation through the "village" portion of the development. This street will meet the width requirement for a local street with parallel parking on both sides. Proposed access points from dedicated streets are designated with black arrows on page 3 of the ODP. All required right -of -way is located within the City of Wheat Ridge due to prior conveyances and annexations. Signage Signage is addressed on page 2 of the ODP in the Development Standards Table, in addition to the Design Pattern Book. On page 2 -1 of the Design Pattern Book, a site location map is included which Planning Commission 5 WZ -11 -01 /Clear Creek Crossing identifies proposed locations for signs within the development. The sign prototypes are depicted on pages 2 -4 and 2 -5 of the Pattern book. Essentially, there are four different freestanding signs identified: Primary monument signs, Project ID monument signs, Outparcel signs and Landmark ID signs. Each category has specific size and height restrictions. Staff would note that two of the Landmark ID signs are located off premises. This is allowed as the sign provisions in the ODP and Pattern Book are considered a Master Sign Plan and allowed pursuant to legislation approved in 2010. The freestanding signs will be constructed in a consistent design to provide a uniform design element for the project. Wall signage is addressed in the Development Standards chart and on page 2 -2 of the DP book. Wall signage is to be administered somewhat differently than what is prescribed in the zoning code. In Chapter 26, a business is allowed to have wall signage only appurtenant to a public street or major interior drive. The ratio for wall signage allowances is one s.f. of signage allowed for every linear foot of wall space to which the sign is attached. Proposed wall signage allowances in this application allow wall signage calculated by totaling the linear frontage of all building elevations and applying the one square foot standard. Proposed wall signs could be placed on any or all walls as long as the total does not exceed what is permitted by the formula. This is a planned development application with national retailers as owners and potential tenants. The individual building elevations will have varied elevation view exposures which may not necessarily be appurtenant to public street frontage for the individual parcels. For these reasons, Staff is supportive of this departure from the sign code. A note has been included on page 2 of the ODP to address after hours- lighting so that businesses must turn off their exterior lighting two hours after store closure. Staff believes that this will be extremely difficult to enforce and recommends this provision be removed. Trails/Pedestrian connections Various pedestrian ways are provided throughout the development. Pedestrian linkages will include a ten -foot wide trail extending north from West 32 Avenue along the west side of Cabela Drive to the Clear Creek greenbelt at the bridge crossing on the west side of Lot 1. The trail will provide an additional route along the north side of W. 40 Avenue after its intersection with Cabela Drive and turn north on the east side of Lot 1 (old frontage road). It will also connect to the relocated trail on the south side of Clear Creek. Detached sidewalks at least 6' in width are required along both sides of dedicated public streets. Pedestrian crossings are provided at all signalized intersections. Pedestrian connections are also required from all buildings out to the public street sidewalk and through large parking lots to main building entrances. Architecture and Transparency Proposed architectural features and materials are addressed in Section O on Page 2 of the ODP and on pages 6 -1, 6 -2, 6 -3 and 6 -4 of the Design Pattern book. The architectural features and materials specified are intended to be used throughout the development and serve as one of the unifying features. In doing so, the following features are identified as roof forms, structural elements, walkway Planning Commission 6 WZ- 11 -0 1 /Clear Creek Crossing elements and canopy elements. On primary elevations, each structure must have three elements from the three separate categories identified on page 6 -2. Architectural materials on page 6 -3 are broken down into primary and secondary materials. Primary materials must comprise 75% of the main facade and include stone, wooden siding, stucco and brick. Secondary materials must comprise 25% of the main facade and include integrally colored split -faced CMU, timber beams, metal and roofing tiles. All other facades have no standard percentages for architectural materials usage but have to use materials identified in the primary and non - primary materials listings. Transparency for most commercial development is specified in the Architectural and Site Design Manual. The transparency standards on the ODP are detailed on page 6 -5 of the pattern book based on size of the individual tenant space. Small tenants (0- 14,999 sf): 60% of primary facade Medium tenants (15,000 sf — 99,999 sf): 30% of primary facade Large tenants (100,000 sf or larger): 15% of primary facade Staff believes that this standard may be hard to administer based on individual tenant space and would recommend this be applied to structures, not tenants. IV. ZONE CHANGE CRITERIA The Concept ODP application requires analysis relative to the zone change criteria outlined in Section 26- 112.D.2. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error; There is not a mistake on the official city maps. The property is zoned Planned Commercial Development. If these cases are approved the zoning maps will be updated to reflect annexation and zoning on the old TMAC parcel. 2. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, The properties have historically been utilized for gravel and mining operations. At the conclusion of the mining activities, the property remained vacant. In 2005, a portion of the properties were annexed and given a PCD zone designation. The property exists where an interstate highway and a state highway converge. As a result, the surrounding area has steadily grown and changed to provide more commercial services. The property east of I -70 (Applewood Shopping Center) contains large regional stores. The property to the north of Highway 58 (44 Avenue Industrial Park) was annexed into the City in 1999 and developed with office /warehouse uses. In anticipation of development of this area into a regional commercial node, infrastructure improvements have occurred which include the widening and improvement of Youngfield Street, Planning Commission 7 WZ -11 -01 /Clear Creek Crossing construction of the W. 4& Avenue/I -70 underpass from Youngfield and the relocation of a portion of the Clear Creek greenbelt trail. There have also been improvements funded by CDOT for the construction of interchange movements between State Highway 58 and I -70. Staff concludes that this criterion has been met. The Planning Commission shall also find that the evidence supports the finding of at least four of the following: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area; The City of Wheat Ridge's Three -Mile Plan is an addendum to Envision Wheat Ridge, the City's comprehensive plan adopted in October 2009. The intent of a Three -Mile plan is to show property outside the current city limit which may be considered for annexation or be developed which may impact the city. The Three -Mile Plan designates the proposed annexation area as Regional Commercial on the southern one -third and open space on the northern two - thirds. The plan speaks to these designations with the intent for the Regional Commercial to include retail, employment, restaurants and hotel uses. The designation of "open space" is a designation to indicate the land should not be developed; but may not necessarily be owned by a public entity. Envision Wheat Ridge's Structure Map specifically designates this property as Open Space on the northern on —third and Mixed -Use Commercial within a Regional Commercial Center on the southern two - thirds of the combined parcels. (Exhibit 5, Structure Map) Regarding the open space designation, the Clear Creek Trail corridor is an important asset to the City of Wheat Ridge and our park infrastructure. Annexation of the TMAC parcel will allow the city to continue to expand control of this important corridor and manage it to maximize its recreation, aesthetic and environmental value. The category of Mixed Use Commercial and Regional Commercial Center specifically addresses this development. It is intended that the center will feature several anchor stores and other complementary retail tenants, in addition to secondary uses such as employment, restaurants, or a hotel. The property and buildings within the center should be designed with landscaping, high quality urban design and architecture. It should preserve significant views and incorporate green space. In addition to the structure map designation, there are other goals being met by this application. Economy and Land Use • Make Wheat Ridge a "community of choice" in which to live, work, shop, and recreate. • Attract quality retail development and actively retain existing retailers to locate in Wheat Ridge. • Retain and diversify local employment. • Increase the diversity of land uses. • Revitalize key redevelopment areas. Planning Commission 8 WZ -11 -01 /Clear Creek Crossing Community Services • Continue investment in parks, recreation and open space Sustainable Future • Establish and maintain a resilient and sustainable tax base. • Protect and preserve natural assets. Staff concludes that this criterion has been met. b. The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived; The property directly to the south of the proposed development along 32 Avenue is zoned PCD and contains a hotel, restaurants and a gas station. The property on the east side of I -70 is a large shopping center which provides a variety of retail, restaurant and service uses. The original Cabela's /Coors annexation is currently zoned PCD with a specified range of land uses. This application will extend the zoning north onto the former TMAC site. Parcels to the south of Clear Creek are envisioned to be more retail and service oriented which is consistent with properties directly to the south and east across I -70. The allowed uses for the proposed concept ODP will be compatible with the allowed uses in these two areas. Parcels 9 and 10 which are north of the Creek are allowed light industrial uses in addition to the retail, office and service on the rest of the development. These light industrial uses are consistent with the 44 Avenue Industrial Park located across Highway 58 to the north. Staff concludes that this criterion has been met. C. There will be social, recreational, physical and/or economic benefits to the community derived by the change of zone; The approval of the annexation and Concept ODP should create a benefit to the community. Except for the Coors' pond on Lot Six, the property is vacant and has historically been used for mining. The developable portion of the TMAC parcel is currently underutilized and is somewhat of an eyesore. If the property is developed it will provide additional services to the surrounding residents and create jobs. Any retail sales on the property will generate sales tax revenue for the City, Jefferson County Open Space, the School District and Jefferson County. Special taxing districts providing service to the area will receive increased property tax revenues. Many of the traffic infrastructure improvements identified with the original approval have been constructed which have benefited the surrounding area. Improvements to the Clear Creek trail have resulted in recreational benefits. When the land is developed there will be numerous pedestrian improvements which currently do not exist today. Staff concludes that this criterion has been met. Planning Commission 9 WZ -I 1 -01 /Clear Creek Crossing d. Adequate infrastructure /facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity; All responding agencies are able to serve the property. Longs Peak Metropolitan District was formed and will fund and construct all on -site public improvements and infrastructure. The developer will be responsible for installation of public streetscape improvements. Staff concludes that this criterion has been met. e. The change of zone will not adversely affect public health, safety or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties; The request will not adversely affect public health, safety and welfare in the area. There are changed conditions from the old gravel mining operation which was a potential hazard to residents in the area. While development of the property will create higher traffic volumes to the site, the numerous roadway improvements which have already occurred in the vicinity have alleviated traffic congestion. Drainage will be improved in the area based on construction of the regional water detention area adjacent to Clear Creek. The parcels and subsequent buildings will be constructed to minimize air and light impacts to adjacent properties. Staff concludes that this criterion has been met. 3. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. It is intended that the ODP and Design Pattern Book be stand -alone design documents. While some of the standards in the ODP are based on the ASDM, it has its own regulations. Staff concludes that this criterion is not applicable. V. NEIGHBORHOOD MEETING The required pre - application meeting for neighborhood input was held on February 25, 2010. There were approximately 35 persons in attendance. The meeting was held in an "open house" format and comments were solicited through comment sheets (Exhibit 6, Neighborhood meeting recap, Exhibit 7, Sign up sheet, Exhibit 8, written comments) Planning Commission 10 WZ -11 -01 /Clear Creek Crossing VI. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Jefferson County: No comments Renewal Wheat Ridge: Application complies with goals of the Urban Renewal Area. Prospect Recreation and Park District: Has commented regarding the increased traffic and potential impact on their two parks located on access roads leading into the development. West Metro Fire Protection District: Can serve the property. Water plan, hydrant locations and access to structures and buildings will be further addressed as plans progress Applewood Sanitation District: Developer must apply for inclusion in the district. Property can be served with installation of upgrades. Fairmount Fire Protection District: Can serve the property. Future fire - related improvements must be reviewed and approved. Consolidated Mutual Water District: Can serve the property subject to installation of improvements. Colorado Department of Transportation: No specific comments at this time. Xcel Energy: Can serve. Wheat Ridge Public Works: Has reviewed and approved a master drainage study. Instead of each parcel having separate detention facilities, a regional pond will be located on the western portion of the Jefferson County parcel. A traffic study has been reviewed and additional information is required to address off -site conditions. Wheat Ridge Forestry and Open space: Has commented relative to suggested plant list in Design Pattern book. Wheat Ridge Police: Is reviewing the traffic addendum to determine impacts on resources and personnel. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the extension of the existing PCD zoning and incorporation of the TMAC parcel is logical. Staff further concludes that the proposed zoning and ODP meet the criteria used to evaluate a zone change. For these reasons, Staff gives a recommendation of approval for Case No. WZ -11 -01 with the conditions listed below. Planning Commission 11 WZ -11 -01 /Clear Creek Crossing VII. SUGGESTED MOTIONS: Case No. WZ -11 -01 Option A: "I move to recommend APPROVAL of Case No. WZ- 11 -01, a request for approval of Planned Commercial Development (PCD) zoning on property being considered for annexation at 4105 Youngfield Service Road and that a PCD Concept Outline Development Plan, including the Design Pattern Book, on property located at 4000 Cabela Drive and 4105 Youngfield Service Road for the following reasons: 1. The TMAC parcel located at 4150 Youngfield Service Road is under consideration for annexation and zoning must be approved within 90 days. 2. Extension of the PCD zoning and development to the north is a logical use for the property while protecting the open space area currently located in the Clear Creek corridor. 3. The request is consistent with both the Three -Mile Plan and the Envision Wheat Ridge. 4. Many of the infrastructure improvements are already constructed. 5. There will be economic and recreational benefits from the development. 6. The proposed uses are compatible with commercial uses in the vicinity. 7. All requirements for a Concept ODP have been met. With the following conditions: 1. Comments generated by the city Parks, Open space and Forestry supervisor be incorporated in the Design Pattern book. 2. The applicant shall supplement, or modify, the Wheat Ridge Cabela's — Traffic Impact Analysis Update (February 23, 2011) to sufficiently address the Public Works Department comments and requests. The Public Works Department must approve the final document prior to the hearing on the ODP before the City Council. 3. The note regarding the requirement to turn off exterior signage two hours after a store is closed be eliminated. 4. All public infrastructure and improvements including streetscape amenities and drainage facilities be constructed prior to the Certificate of Occupancy. 5. On page 6 -5 of the design Pattern book, it be specified that the transparency requirements apply to buildings, not tenant spaces." Option B: "I move to recommend DENIAL of Case No. WZ- 11 -01, a request for approval of Planned Commercial Development (PCD) zoning on property being considered for annexation at 4105 Youngfield Service Road and that a PCD Concept Outline Development Plan, including the Design Pattern Book, on property located at 4000 Cabela Drive and 4105 Youngfield Service Road for the following reasons: 1. 2. 3." Case No. WZ -11 -02 Option A: "I move to CONTINUE Case No. WZ- 11 -02, a request for approval of Planned Commercial Development (PCD) Specific Outline Development Plan on Lots 1. 1, 2.1, 2.2, 2.3, 2.4, 3, Planning Commission 12 WZ -11 -01 /Clear Creek Crossing 5.1, 5.2 and 5.3 within the Clear Creek Crossing Concept Outline Development Plan to the April 7, 2011 Planning commission meeting for the following reasons: Not all submittal requirements for a Specific ODP have been met." Planning Commission 13 WZ -11 -01 /Clear Creek Crossing Official Outline Development Plan Narrative Introduction On May 23, 2005, the City of Wheat Ridge approved an Outline Development Plan (ODP) for the Cabela's /Coors site ( "Approved ODP "). That ODP zoned the property for the limited uses of grading and water storage. This Narrative accompanies an application for an amendment to the approved ODP ( "ODP Amendment "), to allow the Cabela's retail use on the site, as well as associated other uses. This ODP Amendment has been prepared in accordance with the requirements of Section 26 -308 of the Municipal Code for the City of Wheat Ridge, Colorado ( "Code "). This land use application also addresses the goals and recommendations outlined within the amended Wheat Ridge Comprehensive Plan adopted in October of 2009. Provided the ODP Amendment is approved by the City, subsequent land use applications anticipated for this proposal will include a Final Development Plan and a Major Subdivision. This ODP amended application encompasses approximately 211 acres and is comprised of multiple parcels. The three principal ownership groups are Jefferson County, the Coors Brewing Company of Golden, Colorado (a Delaware Company) and Cabela's Wholesale, Inc. (a Nebraska Corporation). This amended submittal includes 33 acres of Jefferson County property within the ODP boundary, which will be considered for annexation by the City concurrently with this ODP application. A pre - application meeting was held with city staff and representatives of the development team on January 28 at City Hall. In addition, several follow -up coordination meetings were held to address specific topics within the ODP amendment process. A neighborhood meeting for this ODP Amendment was held on February 25, 2010, at the Wheat Ridge City Hall Council Chambers. Public notification of the Neighborhood Meeting was conducted in consistent with requirements as identified in Zone Changes to a Planned Development Zone District of the City of Wheat Ridge Zoning Code. A mailing was sent directly to all residents and property owners within 600 feet of the property line. EXHIBIT 1 Proposed Uses The predominate use of the subject property will be a 130,000 + /- square foot Cabela's retail facility located in the central portion of the site. Surrounding the Cabela's facility will be supporting retail, restaurant and lodging uses. North of the Cabela's retail site, separated by Clear Creek, are three properties owned by Coors which will be developed into additional non - residential uses. This ODP application includes a Design Standards Pattern Book that provides guidelines for the development of Parcels 1 through 10. These guidelines address approved uses, building density, and vehicular /pedestrian circulation, site planning requirements, architectural requirements, and landscape requirements. Parcels 1, 2, 3 and 5 are submitted as a Specific ODP, while parcels 4 and 6 through 10 are submitted as a Conceptual ODP and will require a Specific ODP site plan submission at a future date in order to develop. Although this ODP application is divided into Conceptual and Specific ODP components as described, both are part of an overall development plan and application package, and should be considered together. Located in the southwestern corner of the subject property is a 29 -acre parcel (Parcel 6) which has been developed as a water storage reservoir for the Coors Brewing Company pursuant to the existing Approved ODP. The material excavated from this area has been used to balance other development sites within the subject property, resulting in no off -site export of material. Site Characteristics The subject property is generally located in the southwest quadrant of State Highway 58 and Interstate 70. The site has historically been used for sand and gravel mining and is currently undeveloped. The resulting landform from previous mining activities had left much of the site with open excavation areas, steep slopes and poor drainage. The excavation and grading performed pursuant to the Approved ODP for Parcel 6 has largely remedied this condition, and prepared the site for further development. Clear Creek and its corresponding floodplain separate the northern third of the property. Most of the Clear Creek floodplain is found on the Jefferson County property with a small portion located on land owned by Coors. Running diagonally through the property are 2 large raw water supply lines and 1 waste water line owned and operated by the Denver Water Board. The eastern edge of the property includes frontage along I -70 with adjacent commercial and retail uses. South of the subject property is an established neighborhood of single - family homes. Southwest of the site is the Applewood Golf Course with an existing water storage facility located northwest of the proposed development. North of the site and along State Highway 58 are office and warehouse uses. Access to the proposed development is planned from 32 Avenue with a new road called Cabela Drive. Cabela Drive generally follows the Denver Water Board easement diagonally through the project and connects to the planned new interchange along SH 58. Off -site roadway improvements include significant upgrades to the 32 and Youngfield interchange with I -70 as well as the interchange at SH 58. Additional access for the site is an extension of 40 Street under I -70 connecting to Youngfield. Public Infrastructure A Title 32 Metropolitan District is currently in place to extend and build major utilities and road improvements for the development. Proceeds generated by the Metropolitan District are to be used solely for infrastructure development serving the entire development parcel. Off -site improvements such as road construction, interchange improvements and storm water facilities benefiting surrounding properties are also funded by the Metropolitan District. The Metropolitan District's authority to levy property taxes is contained entirely within the project boundaries. Criteria This ODP Amendment includes the addition of several uses (travel center, commercial, office, and miscellaneous retail accessory uses) as permitted uses, and is considered a rezoning under the Wheat Ridge Municipal Code ( "City Code "). The following section will describe how the ODP Amendment meets the criteria set forth in Section 26- 112(D) of the City Code for approval of a rezoning, and an ODP Amendment. Rezoning The City Code contains eight criteria for rezoning approval. The first criterion relates to an error in the existing zone classification, which does not apply in this instance. Criterion #2 has five (5) sub - requirements, of which at least four (4) must be met, and is separated from Criterion #3 with the word "and." Accordingly, following is an explanation of how the proposed ODP Amendment and the Cabela's project itself meet all of these criteria, excluding the criterion related to error. 2. That a change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, and that the evidence supports the finding of at least four (4) of the following; A change in character clearly has occurred in the area surrounding the Property. In recent years, the area has experienced increased density and intensity of use, partly due to the opening of the Colorado Mills Mall in November, 2000, and the development of significant retail uses immediately north of the Colorado Mills Mall. Furthermore, the property was annexed by the City of Wheat Ridge in December, 2004. This annexation removed the Property from the land use jurisdiction of Jefferson County, and placed it under the jurisdiction of the City of Wheat Ridge. Finally the completion of mining operations in this area significantly changed its character. The ODP originally approved by the City on May 23, 2005 allowed only mining reclamation/grading and water storage as approved uses. Cabela's has now completed the grading operations, and reclaimed the Property, rendering it suitable for economically productive reuse and redevelopment, and fulfilling the Remediation Plan for the Property. 2a. That the change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area; The Property is located in an area designated for "Regional Commercial Center" in the Wheat Ridge Comprehensive Plan (Addendum, 2009) and is located along the Youngfield Commercial Corridor. Thus approval of this ODP allowing these additional mixed -use types of uses is consistent with that designation and the goals that are identified within the comprehensive plan. Furthermore, approval of this ODP Amendment provides the City with an opportunity to realize some of the transportation goals outlined in that document. For example, the Wheat Ridge Comprehensive Plan Addendum notes that: Improvements to complete the I- 70/SH58 interchange movements are needed to improve not only access to the area, but to increase mobility for the region..... Improvements to the I- 70/32 Avenue interchange to increase capacity will be needed. Cabela's will construct a significant portion of these improvements. As noted, the entire package of transportation improvements and funding has been identified, and is the subject of an Environmental Assessment conducted by the Federal Highway Administration (FHWA), in association with the Colorado Department of Transportation (CDOT). The Environmental Assessment was finalized in 2006. Following the Environment Assessment, a corresponding "Finding of No Significant Impact" (FONSI) was issued in February of 2007. The development outlined in this ODP Amendment will provide a trail connection from 32 Avenue to Clear Creek, as identified in the Wheat Ridge Comprehensive Plan Addendum. The development authorized in this ODP Amendment will also assist Wheat Ridge in achieving some of the economic development goals set forth in the Wheat Ridge Comprehensive Plan, by providing good jobs, an improvement in property values and property tax collections, and a significant improvement in sales tax collections. Importantly, the project outlined in this ODP Amendment, anchored by the Cabela's retail store and other retail anchors will be more than simply a retail amenity and sales tax generator for the City of Wheat Ridge. This development will be a regional draw, bringing shoppers and their families from throughout the Denver metropolitan area, Colorado, and the Rocky Mountain Region. The benefit of this development to the Wheat Ridge community cannot be overstated. 2b. That the proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived; The proposed change of zone is entirely compatible with the surrounding area. The Property is bounded by single family residential to the south; Clear Creek and multi- purpose trail to the North; and Applewood Golf Course to the southwest. Immediately to the east is I -70; east of I -70 is a significant development of high intensity commercial use, including a Wal -Mart discount store, and Applejack Liquors. The Cabela's retail store and associated commercial development will replace an existing former mining site. This retail /commercial use is far more compatible with the surrounding uses than the mining use, and, with the exception of a few residential properties to the south, will not border on any property zoned for less intensive uses. Perhaps more importantly, the development of the Cabela's store and the associated commercial development will provide a regional amenity to the community, drawing in tax dollars, and providing local residents with additional shopping and restaurant choices. Cabela's has worked closely with City staff to address issues related to noise and lighting, and to ensure that any potential adverse impacts on surrounding areas will be minimized by strict attention to lighting standards, and compliance with Wheat Ridge City Code and state statutes governing noise. The PUD provides for significant setbacks from adjacent residential uses, as well as architectural and lighting controls, to minimize the impact. Landscape features currently found along Clear Creek will be not only preserved, but in some cases enhanced, with the development outlined in this ODP Amendment. The most significant impact the project may have on the surrounding area is traffic. It is true that the Cabela's store and associated commercial development will generate significant traffic — indeed, the project will need to do so in order to be successful. However, as described in more detail elsewhere in this Narrative, any adverse impact of this additional traffic will be more than offset by the significant transportation improvements to be provided by Cabela's, as well as the overall traffic improvements that will be part of a larger project, funded by CDOT, Jefferson County, and the City of Wheat Ridge, in addition to Cabela's. This improvement package will not only accommodate the traffic generated by the Cabela's store and associated commercial development, but will remedy longstanding deficiencies in the street infrastructure in the community, and accommodate regional and background traffic into 2030. 2c. That there will be social, recreational, physical and/or economic benefits to the community derived by the change of zone; Approval of the ODP Amendment to add uses benefitting the surrounding neighborhoods and allow the development of a Cabela's retail store to move forward will provide tremendous benefits to the community. First, the community will receive the physical benefit of Cabela's reclaiming a former mining site, replacing it with a fully developed, aesthetically pleasing and economically productive, retail store and associated uses. This ODP contains detailed Development Standards, including Architectural Standards, Lighting Standards, Fencing Standards, and Standards governing Character of Development that will assure the highest quality and aesthetics of design in the development of the Project. From a purely physical standpoint, the quality development on this property will be a vast improvement over the current state of the property. Additionally, the Cabela's project has served as a catalyst to spur the long- needed coordinated study, design and construction of traffic improvements from Ward Road and I -70, to 32 and I -70, including improvements to Youngfield, and the addition of a westbound ramp from Highway 58 onto I -70 (completed). These improvements are being designed in a holistic way and will be environmentally cleared for phased development now and in the future, providing a tremendous physical benefit to the community. The overall transportation improvements to be made as part of this project also include significant improvements to benefit pedestrians and bicyclists, as well. This includes improvements and connections to the Clear Creek Trail immediately north of the Cabela's retail site, as well as connections throughout the entire 100 -acre plus site. The economic benefit to the City of Wheat Ridge is phenomenal, and undisputable. As a recent study conducted by the City of Wheat Ridge reveals that the City will receive slightly less than $4.5 million annually in revenue from sales, property and lodging taxes. In addition to revenue generated by the Cabela's store, the store will provide more than 300 jobs to the community. And the jobs created by Cabela's are highly desirable jobs; Cabela's was named one of Forbes magazine's Top 100 employers in 2000. Cabela's is well known for its community participation, and support of such organizations as Ducks Unlimited, Pheasants Forever, the National Wild Turkey Federation, the Mule Deer Foundation, the Rocky Mountain Elk Foundation, Trout Unlimited, Delta Waterfowl, Orion, Quail Unlimited, the Ruffled Grouse Society, and others. The proposed retail store will include public space, including an aquatic display, and taxidermy display. 2d. That adequate infrastructure /facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity; The most significant infrastructure issue, already discussed in this Narrative, is the extensive transportation improvements to be made along the I -70 corridor in the vicinity of the Property. These improvements will serve not only the proposed Cabela's retail store and associated commercial development, but will also remedy long- standing transportations deficiencies in the community. Indeed, the majority of the transportation improvements proposed are not required to serve traffic generated by Cabela's, but will incorporate such improvements with improvements needed to meet existing regional needs. Cabela's will be contributing in upfront payments and bonding capacity, a minimum of $18 million towards the construction of these traffic improvements. The advent of the Cabela's project has been the catalyst needed to bring all of the relevant government agencies to the table to coordinate and fund these improvements. Additionally, the Property has available water and sewer to serve the Cabela's retail store as well as the additional commercial development proposed in this ODP. Cabela's will make all of the improvements required to serve its retail store. The developers of the future retail shown on this ODP will make the improvements required to serve such development when application is made for approval of a Final Development Plan authorizing such development. 2e. That the change of zone will not adversely affect public health, safety or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties; and This criterion has largely been addressed previously in this narrative. This ODP Amendment allowing the Cabela's store and associated commercial development will not adversely affect the public health, safety or welfare; to the contrary, it will vastly improve the existing situation in this area. Approval of this ODP Amendment will replace a former mining site with a high quality modern retail development, replete with amenities to serve the community, and characterized by high quality architecture and materials. The project will be the catalyst to remedy longstanding traffic infrastructure deficiencies in the community. The large size of the property, and its position adjacent to I -70 make it the ideal location for this type of project; there is little residentially zoned property nearby, and the site design has positioned the most intensive uses as far away from this residential property as possible to minimize impact. The project will not create any drainage problems, or reduce light and air to adjacent properties. Indeed, the former mining activities on this site left a poor drainage condition which will be remedied by the infrastructure improvements to be constructed by Cabela's. 3. That the application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual In order to address the standards within the Architectural and Site Design Manual (ASDM), the Design Standard Pattern book is being included as part of the amended ODP application. This Design Standard Pattern Book includes requirements and guidelines associated with site planning, architectural design, and landscape design consistent with the standards set forth in the ASDM. The ASDM was adopted by City Council in 2007 and identifies the properties contained within this amended ODP submission as falling within the Suburban Overlay Area. 8 m U o � 0 -Q a°om a x J K g YUM i . a s U v rn ^ m O^ U N is a a > AAAH�83 OLl dWf/2J 83 NO OLI— ,+ = de g �' E - . 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CO a" w J� r r , co co IjA ' t CVO) f .F�' H�338i a l� N57b9 ��_ . - _ f iLOcl 301AH3S OL A 00040L1 A I *m all v:4 :I F AIA ael;slo 1 vj u WMAI 0 10 1:4 PXV,41 iTi I ili 14 wel F.Al 4 11:1u; kel U �T� 1:4 0 1 (Formerly known as Cabela's) CONCEPT OUTLINE DEVELOPMENT PLAN 1*0111111*7DW121 A LOT OF LAND LOCATED IN THE SOUTHEAST QUARTER OF SECTION 19, THE SOUTHWEST QUARTER OF SECTION 20, THE NORTHWEST QUARTER OF SECTION 29 AND THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING A THE WEST QUARTER CORNER OF SAID SECTION 29; THENCE N01 °01'46 "W A DISTANCE OF 997.38 FEET TO A POINT ON THE SOUTHERLY LINE OF THE CABELAS / COORS SUBDIVISION FILING NO. 1, AMENDED, AS RECORDED AT RECEPTION NUMBER 2006148911, SAID POINT BEING THE POINT OF BEGINNING THENCE ALONG THE SOUTHERLY AND WESTERLY LINE OF SAID CABELAS / COORS SUBDIVISION FILING NO. 1, AMENDED THE FOLLOWING 14 COURSES: 1) CONTINUING N01 °01'46 "W A DISTANCE OF 323.41 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 30; 2) THENCE S89 0 10'06 "W ALONG THE SOUTHERLY LINE OF NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 30, A DISTANCE OF 1315.31 FEET TO THE SOUTHWEST CORNER OF NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 30; 3) THENCE N00 °55'43 "W ALONG THE WESTERLY LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 30, A DISTANCE OF 1320.36 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 19; 4) THENCE N00 °07'26 "W ALONG THE WESTERLY LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 19 A DISTANCE OF 913.46 FEET; 5) THENCE S89 °07'35 "W A DISTANCE OF 57.62 FEET; 6) THENCE 212.18 FEET ALONG THE ARC OF A NON- TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 791.19 FEET, A CENTRAL ANGLE OF 15 0 21'56" AND A CHORD WHICH BEARS N50 0 55'44 "W A DISTANCE OF 211.55 FEET; 7) THENCE 342.40 FEET ALONG THE ARC OF A NON- TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 1529.61 FEET, A CENTRAL ANGLE OF 12 °49'33" AND A CHORD WHICH BEARS N75 0 38'47 "W A DISTANCE OF 341.69 FEET TO A POINT OF COMPOUND CURVATURE; 8) THENCE 179.98 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 1022.23 FEET, A CENTRAL ANGLE OF 10 0 05'16" AND A CHORD WHICH BEARS N87 0 06'12 "W A DISTANCE OF 179.75 FEET; 9) THENCE S87 °51'10 "W A DISTANCE OF 175.73 FEET; 10) THENCE N00 °23'08 "W A DISTANCE OF 174.56 FEET; 11) THENCE S89 °07'35 "W A DISTANCE OF 410.63 FEET TO A POINT ON THE WESTERLY LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 19; 12) THENCE N00 °23'08 "W ALONG SAID WESTERLY LINE A DISTANCE OF 171.61 FEET; 13) THENCE 467.85 FEET ALONG THE ARC OF A NON- TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 505.40 FEET, A CENTRAL ANGLE OF 53 0 02'20" AND A CHORD WHICH BEARS N28 °13'13 "E A DISTANCE OF 451.32 FEET; 14) THENCE N01 °42'03 "E A DISTANCE OF 141.51 FEET TO A POINT ON THE SOUTHERLY RIGHT -OF -WAY OF STATE HIGHWAY 58; THENCE ALONG THE SOUTHERLY RIGHT -OF -WAY LINE OF SAID HIGHWAY 58 THE FOLLOWING 8 COURSES: 1) N87 0 01'33 "E A DISTANCE OF 1968.69 FEET; 2) THENCE S81 °54'27 "E A DISTANCE OF 338.62 FEET; 3) THENCE S33 °53'52 "E A DISTANCE OF 103.60 FEET; 4) THENCE S87 0 08'19 "E A DISTANCE OF 51.00 FEET; 5) THENCE N69 0 45'24 "E A DISTANCE OF 13.67 FEET TO A POINT ON THE EASTERLY LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 19; 6) THENCE N69 °45'1 4 "E A DISTANCE OF 383.88 FEET; 7) THENCE S87 "E A DISTANCE OF 142.63 FEET; 8) THENCE 592.11 FEET ALONG THE ARC OF A NON- TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 577.60 FEET, A CENTRAL ANGLE OF 58 0 44'05" AND A CHORD WHICH BEARS S57 0 08'25 "E A DISTANCE OF 566.52 FEET TO A POINT ON THE WESTERLY RIGHT -OF -WAY OF INTERSTATE HIGHWAY 70; THENCE S00 °42'34 "E ALONG SAID WESTERLY RIGHT -OF -WAY A DISTANCE OF 765.67 FEET TO THE NORTHEAST CORNER OF THE CABELAS / COORS SUBDIVISION FILING NO. 1, AMENDED; THENCE ALONG THE EASTERLY AND SOUTHERLY LINE OF SAID SUBDIVISION THE FOLLOWING 5 COURSES: 1) S00 0 41'49 "E A DISTANCE OF 1005.12 FEET TO THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 29; 2) THENCE S00 0 45'44 "E TO THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 29 A DISTANCE OF 1321.80 FEET; 3) THENCE S00 0 43'38 "E A DISTANCE OF 241.50 FEET; 4) THENCE S06 0 23'52 "W A DISTANCE OF 82.23 FEET; 5) THENCE S89 0 24'56 "W A DISTANCE OF 986.91 FEET TO THE POINT OF BEGINNING. SAID LOT CONTAINS 210.972 ACRES MORE OR LESS. BEARINGS ARE BASED ON THE CITY OF WHEAT RIDGE BEARINGS OF N01 0 01'46 "W ALONG THE EASTERLY LINE OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN BEING MONUMENTED BY A 3'!4 BRASS DISK PLS # 13212 IN RANGE BOX AT THE EAST QUARTER CORNER OF SECTION 30 AND A 3 %" BRASS CAP PLS # 13212 AT A 200' WITNESS CORNER SOUTH OF THE NORTHEAST CORNER OF SECTION 30. PREPARED BY RICHARD A. NOBBE PLS. FOR AND ON BEHALF OF MARTIN /MARTIN INC. 12499 W. COLFAX AVE. LAKEWOOD, CO. 80215 (303) 431 -6100 (303) 431 -4028 FAX SURVEYOR'S CERTIFICATE I, do hereby certify that the survey of the boundary of the Cabela's / Coors Development was made by me or under my direct supervision and to the best of my knowledge, information and belief, in accordance with all applicable Colorado statutes, current revised edition as amended, the accompanying plan accurately represents said survey. ►Q�uL1: OWNER'S CERTIFICATE UNIFIED CONTROL STATEMENT THE BELOW- SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF REZONING TO PLANNED DEVELOPMENT, AND APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26 -121 OF THE WHEAT RIDGE CODE OF LAWS. CABELA'S SIGNATURE OF OWNER(S) OR AGENT(S) NOTARY SUBSCRIBED AND SWORN TO BEFORE ME THIS DAY OF WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES COORS SIGNATURE OF OWNER(S) OR AGENT(S) NOTARY SUBSCRIBED AND SWORN TO BEFORE ME THIS DAY OF WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES PLANNING COMMISSION CERTIFICATE RECOMMENDED FOR APPROVAL THIS DAY OF 20— BY THE WHEAT RIDGE PLANNING COMMISSION CITY COUNCIL APPROVAL APPROVED THIS DAY OF 20 BY THE WHEAT RIDGE CITY COUNCIL CITY CLERK M IIP���l 1111 i •' 111 111F�' , � • • i i I • ' DIRECTOR OF COMMUNITY DEVELOPMENT • • ■ •.� . RECORDER'S CERTIFICATE ACCEPTED FOR FILING IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, ON THIS DAY OF 20 RECEPTION NUMBER SEAL Fol ' 10 . • NOTARY SUBSCRIBED AND SWORN TO BEFORE ME THIS DAY OF WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES JEFFERSON COUNTY CLERK & RECORDER SURVEYOR'S SIGNATURE SURVEYOR'S SEAL CHARACTER OF DEVELOPMENT THE INTENT AND CHARACTER OF THIS PLANNED COMMERCIAL DEVELOPMENT IS TO PROVIDE FOR A WELL- DESIGNED, ECONOMICALLY VIABLE COMMERCIAL PROJECT THAT REQUIRES ADDITIONAL FLEXIBILITY NOT COVERED BY ANY CONVENTIONAL ZONE DISTRICT FOUND IN THE CITY OF WHEAT RIDGE. This additional flexibility is being achieved through the use of a Design Standards Pattern Book that details requirements for the project relating to Signage, Landscape, Site Amenities, Site Planning, and Architecture. The features associated with Signage, Landscape, and Site Amenities are being utilized as the unifying features for the project while the Site Planning and Architecture sections provide flexibility to the specific lots in order to respond to the unique requirements, locations, sizes, and scales associated with each. The Clear Creek Crossing Development unifying theme originates in the elements and materials found originally in Mountain Lodge and River Recreation architectural typologies found throughout the region but is not limited to the traditional aesthetics. Although these building types are the inspiration for the development, it is encouraged to develop a variety of styles and interpretations while utilizing a specific selection of unifying elements, materials, and articulation strategies. Overall, the character of the project will draw upon the aesthetics, materials, and natural colors associate with the region. The landscape features will provide a natural and informal setting to the overall project through the use of native plants and patterns, Signage and Building materials will continue this approach by utilizing earthtones and materials well suited for this location. CASE HISTORY ANX- 05 -01, SUP- 05 -01, WZ- 05 -01, SUP- 05 -04, SUP- 06 -05, WZ- 06 -03, WS- 06 -01, SUP- 10 -02, ANZ- 11 -01, WZ- 11 -01, WZ -11 -02 - - III - - - ■. ■ ■ 0. � I f WORLD'S ''o moS'` 0UTF1TTr 7 r��t°rr « l i r e • Omtzloor ( ;ear ONE CABELA DRIVE, SIDNEY, NE 69160 PHONE: (308) 254 -5505 FAX: (308) 254 -7626 CONTACT: DENNIS ARMSTRONG, AIA REVISIONS: 1603 OAKRIDGE DR, FT COLLINS, CO 80525 PHONE: (970) 223 -7577 FAX: (970) 223 -1827 CONTACT: ANGIE MILEWSKI Nnupm iIFCIC 1V / /C- 11 Planning I Landscape Architecture 1101 BANNOCK ST, DENVER, COLORADO 80204 PHONE: (303) 892 -1166 FAX: (303) 892 -1186 CONTACT: MARK KIEFFER, AICP MARTIN / MARTIN CONSULTING ENGINEERS 12499 WEST COLFAX AVE. LAKEWOOD, CO 80215 PHONE: (303) 431 -6100 FAX: (303) 431 -4028 CONTACT: JOHN MOORE 111 1 CITY COMMENTS DATED MAY 19 2006 MK LMV 617106 2 PLANNING COMMISSION CONDITIONS: JUNE 15 2006 MK LMV 7/7106 3 2ND AMENDMENT TO THE OUTLINE DEVELOPMENT PLAN: JANUARY 6 2011 REV 3 -8 -11 JHI MK JH 116111 EXHIBIT 3 i a 0 4:1 it$] Z01*16 I � LCIN WJA 010 1:4 NX101 NI N1:4 X" FMII 0 1] 414 koj;d ild (Formerly known as Cabela's) CONCEPT OUTLINE DEVELOPMENT PLAN AN OFFICIAL OUTLINE DEVELOPMENT PLAN OF THE CITY OF WHEAT RIDGE, CO A LOT OF LAND, LOCATED IN THE SE 1/4 OF SECTION 19, THE SW 1/4 OF SECTION 20, THE NW 1/4 OF SECTION 29, AND THE NORTHEAST 1/4 OF THE ALLOWED USES NE 1/4 QUARTER OF SECTION 30, T 3 S, R 69 W, OF THE SIXTH P.M,, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 1. INTENT FOR PROVDE H PL COMMERCIAL DEVVELO ALLOW FOR BO H PASSIVE AND ACTIVE OPE SPACCE MEANT S ®AN ENHANCE PORTIONS OF H PROPERTY AND TO BE DEVELOPMENT STANDARDS (cont.) I Icr-n GOP ADDRnPRIATP gPPARATION RFTWFFN RFSInFNTIAt_ AND NON- RESIDENTIAL USES. ALLOWED USES LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 AMUSEMENT FACILITIES OR OUTDOOR ACTIVITIES /RECREATION ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED 15' ALLOWED 15' 15' ALLOWED APPLIANCE, HOME IMPROVEMENT AND HOME FURNISHING STORES ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED 10' ALLOWED ALLOWED ALLOWED ALLOWED ART GALLERIES AND STUDIOS ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED 15' ALLOWED ALLOWED ALLOWED ALLOWED AUTO SERVICE AS AN ACCESSORY TO PRIMARY ALLOWED ALLOWED ALLOWED NOT TO EXCEED ELEVATION 5530 * ALLOWED 15' ALLOWED ALLOWED ALLOWED ALLOWED BANKS, LOAN, FINANCIAL OFFICES (INCL. DRIVE- THRUS) ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED • Natural or Simulated Stone (Ledgestone / Cultured Stone) ALLOWED ALLOWED ALLOWED ALLOWED BOAT AND TRAILER SALES, SERVICE AND OUTDOOR DISPLAY (ALLOWED ONLY IN CONJUNCTION WITH PRIMARY RETAIL USE) ALLOWED MAXIMUM FLOOR AREA RATIO .11 FAR 17 FAR A5 FAR .50 FAR 1 .21 FAR .08 FAR 0 FAR CARETAKER RESIDENCE 3 FAR (These Materials are permitted to be used in addition to the Primary Materials on Nan - Primary Elevations and on Primary Elevations permitted they do not exceed a 400 SQ. FT. FLEXIBILITY OF FAR AND BUILDING SQUARE FOOTAGE BETWEEN LOTS IS ALLOWED ALLOWED • Integrally Colored Split Face CMU PERMITTED AS LONG AS AN OVERALL CUMULATIVE FAR FOR LOTS 1 THRU 5 DAY CARE CENTER AVERAGE IS PERMITTED TO BE USED TO IDENTIFY A MINIMUM OR MAXIMUM REQUIREMENT ALLOWED ALLOWED FOR LOTS 7 THRU 10 DOES NOT EXCEED .20. REQUIRED RETAIL USE PARKING: 4/1000 SQ. FT. 4/1000 SQ. FT. ALLOWED ALLOWED ALLOWED DRUG STORES ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED MINIMUM ALLOWED ALLOWED ALLOWED ALLOWED GOVERNMENTAL & QUASI - GOVERNMENTAL BUILDINGS AND OFFICES MINIMUM MINIMUM MINIMUM MINIMUM ASSOCIATED WITH CALCULATING SHARED PARKING B. ALLOWED ALLOWED ALLOWED ALLOWED GROCERY & SPECIALTY FOOD STORES ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED HAIR, NAIL AND COSMETIC SERVICES ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED 511000 SQ. FT. ALLOWED ALLOWED ALLOWED ALLOWED HARDWARE STORES ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED MINIMUM ALLOWED ALLOWED ALLOWED ALLOWED HOTEL (INCL MEETING, BANQUET, & CONF FACILITIES) MINIMUM ALLOWED ALLOWED ALLOWED ALLOWED PHONE: (216) 802 -0047 FAX: (216) 802 -0057 PHONE: (303) 892 -1166 FAX: (303) 892 -1186 ALLOWED ALLOWED ALLOWED ALLOWED LIQUOR STORES ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED 2% of vehicular for ALLOWED ALLOWED ALLOWED ALLOWED OFFICE 2% of vehicular for ALLOWED ALLOWED ALLOWED ALLOWED buildings > 15,000 sf ALLOWED ALLOWED ALLOWED ALLOWED OPEN SPACE ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED OPTICAL STORES ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED buildings < 15,000 sf ALLOWED ALLOWED ALLOWED ALLOWED OUTSIDE STORAGE (SCREENED AND ACCESSORY TO PRIMARY USE) ALLOWED buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf ALLOWED MINIMUM LANDSCAPING: EACH LOT SHALL HAVE A MINIMUM LANDSCAPED AREA OF FIFTEEN PERCENT WITH AN OVERALL LANDSCAPING TOTAL FOR ALL LOTS TO BE A MINIMUM OF TWENTY PERCENT OF THE TOTAL DEVELOPMENT AREA. THERE SHALL BE THE EQUIVALENT OF ONE STREET TREE FOR EACH 35 LF OF STREET FRONTAGE WITH A FLEXIBLE PROCESSING, ASSEMBLY OR LIGHT INDUSTRIAL OPERATIONS SPACING PATTERN (TO MATCH DIAGRAMS ON PAGE 4 -3 OF THE PATTERN BOOK), AND ONE TREE PER 30 LF IN THE FRONT BUILDING SETBACK, PLUS 1 TREE AND 10 PATTERN BOOK FOR SHRUBS FOR EVERY 1,000 SF OF LANDSCAPED AREA. ADDITIONAL INFORMATION IN ADDITION, ON LOT 4 AND 5, WHERE LOT LINES ARE ADJACENT TO EXISTING RESIDENTIAL USES, A SOLID SCREEN WALL OR FENCE (MINIMUM 6' IN HEIGHT) AND A 20' LANDSCAPE BUFFER WILL BE PROVIDED PER CITY CODE AT TIME OF FDP SUBMITTAL. TREES SHALL BE PLANTED IN THE BUFFER AREA. ALLOWED ALLOWED PRIVATE CLUBS AND SOCIAL CLUBS SIGNAGE REQUIREMENTS: A. PRIMARY MONUMENT (TYPE 1): MAX HEIGHT 12', MAX AREA TO BE 150 SF, LOCATIONS SHOWN ON MASTER SIGN PLAN B. PROJECT ID MONUMENT (TYPE 2): MAX HEIGHT 12', MAX AREA TO BE 100 SF, LOCATIONS SHOWN ON MASTER SIGN PLAN REFER TO MASTER SIGN PLAN IN C. OUTPARCEL SIGNS (TYPE 3): MAX HEIGHT 8', MAX AREA TO BE 50 SF, LOCATIONS SHOWN ON MASTER SIGN PLAN ALLOWED ALLOWED ALLOWED ALLOWED RESEARCH LABORATORIES AND OFFICES NOTE: ALL MONUMENT SIGNAGE MUST BE PLACED IN A LANDSCAPED AREA OUTSIDE A LANDSCAPE BUFFER.MONUMENT SIGNS THAT DO NOT EXCEED 12 FEET IN HEIGHT MUST HAVE A 10 FOOT SETBACK FROM ANY PROPERTY LINE. FREESTANDING POLE SIGNS ARE NOT PERMITTED WALL MOUNTED SIGNS: (REFER TO PAGE 2 -2 IN THE PATTERN BOOK LOCATION: WALL SIGNAGE IS ALLOWED ON ANY ELEVATION ASSOCIATED WITH THAT RESPECTIVE TENANT ALLOWED ALLOWED ALLOWED RESIDENTIAL - SINGLE FAMILY RESIDENTIAL - MULTI FAMILY RETAIL ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED RESTAURANT USES WITHOUT DRIVE - THROUGH ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED RESTAURANT USES WITH DRIVE - THROUGH ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED SERVICE ESTABLISHMENTS ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED SIMILAR USES PER SECTION 26 -307 OF THE WHEAT RIDGE CODE OF LAWS ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED SPORTING GOODS STORE ALLOWED ALLOWED TEMPORARY OUTDOOR KENNEL AND CORRAL (NO OVERNIGHT BOARDING) ALLOWED THEATERS (INDOOR) ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED TEMPORARY OUTDOOR THEATER / PERFORMANCE ALLOWED ALLOWED ALLOWED ALLOWED TRANSIT STATION ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED TRAVEL CENTER / GAS STATION ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED ALLOWED WAREHOUSE (ALLOWED WITH A PRIMARY OFFICE, SERVICE, OR RETAIL USE) ALLOWED ALLOWED ALLOWED WATER STORAGE ALLOWED ALLOWED ALLOWED ALLOWED 1. EXCLUSIVE OF MERCHANDISE ASSOCIATED WITH THE PRIMARY USE ON LO 1 , 1 HtKL SHALL tit NU UVtKNIUM I FIAKKIINIi Ur Vtt1IULCJ Ur MIN NINU UIN MIN T Or I nr_ w 10 kcAV,er I Lv I a1 UivLCOO I I 1L rnuVIMFX I UvL OF THE LOT IS OPEN FOR BUSINESS DURING OVERNIGHT HOURS. OVERNIGHT PARKING IS ALSO PERMITTED ON LOT 7 AS IT RELATES TO OUTDOOR ACTIVITIES SUCH AS CAMPING. 2, OUTDOOR DISPLAY ALLOWED AS SHOWN ON THE FINAL DEVELOPMENT PLAN. TEMPORARY SIDEWALK SALES ARE ALLOWED PROVIDED THE DISPLAY IS LOCATED WITHIN THE LIMITS OF THE SIDEWALK IN FRONT OF THE BUILDING. 3, RETAIL USES SHALL INCLUDE, BUT NOT BE LIMITED TO THE FOLLOWING: APPAREL SHOPS, BICYCLE STORES, BOOKSTORES AND NEWSSTANDS, BUSINESS MACHINE SHOPS, CAMERA SHOPS, GENERAL RETAIL, OUTDOOR ORIENTED RETAIL, DEPARTMENT STORES, ELECTRONICS STORES, FLORAL SHOPS, FURNITURE STORES, GARDEN SUPPLY, GIFT OR NOVELTY STORES, HOBBY OR CRAFT STORES, JEWELRY (INCLUDING REPAIR) STORES, OFFICE SUPPLY, SHOE STORES, TOBACCO STORES, TOY STORES, VIDEO RENTAL OR SALES. 4. THE FOLLOWING USES ARE PROHIBITED: ADULT ORIENTED BUSINESSES, AUTOMOBILE SALES, BED AND BREAKFAST HOMES, CARTING, EXPRESS, HAULING OR STORAGE YARDS, CONSTRUCTION AND HEAVY EQUIPMENT SALES, SERVICE AND STORAGE, MINI WAREHOUSES FOR INSIDE STORAGE, WAREHOUSING IN SEMI TRAILERS, AND SIMILAR USES AS DETERMINED BY THE COMMUNITY DEVELOPMENT DIRECTOR. nFvFi OPMFNT STANDARDS DEVELOPMENT STANDARDS LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 MINIMUM SETBACKS FRONT 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' SIDE* 10' 10' 10' 20' 10' 10' 10' 10' 10' 10' REAR 15' 15' 15' 15' 15' 15' 15' 15' 15' 15' MAXIMUM BUILDING HEIGHT 50' 35' 35 ' NOT TO EXCEED ELEVATION 5530 * 50 35' FOR LOTS 5.2 & 5.3 15' 50' 50' 50' 50' (MEASURED FROM FINISH • THE FAR MAXIMUMS FOR ALL LOTS ARE BASED ON THE UPDATED TRAFFIC STUDY (DATED JANUARY 6, 2011) TIED TO BUILDING AREA AND (Each building shall utilize the following materials when added together, to constitute 75% of the area of the Primary Facade) OR 35' FROM GRADE • Natural or Simulated Stone (Ledgestone / Cultured Stone) NEW USE MIXES AND AREAS WILL BE WITHIN THE ASSUMED LEVEL OF SERVICE AS IDENTIFIED IN THE TRAFFIC STUDY. • Board on Board or Board and Batten Siding GRADE AROUND BUILDING) IN NO CIRCUMSTANCE SHALL A BUILDING HEIGHT EXCEED 50' MAXIMUM FLOOR AREA RATIO .11 FAR 17 FAR A5 FAR .50 FAR 1 .21 FAR .08 FAR 0 FAR 3 FAR 3 FAR (These Materials are permitted to be used in addition to the Primary Materials on Nan - Primary Elevations and on Primary Elevations permitted they do not exceed a 400 SQ. FT. FLEXIBILITY OF FAR AND BUILDING SQUARE FOOTAGE BETWEEN LOTS IS FLEXIBILITY OF FAR AND BUILDING SQUARE FOOTAGE BETWEEN PUMP HOUSE • Integrally Colored Split Face CMU PERMITTED AS LONG AS AN OVERALL CUMULATIVE FAR FOR LOTS 1 THRU 5 LOTS IS PERMITTED AS LONG AS AN OVERALL CUMULATIVE FAR AVERAGE IS PERMITTED TO BE USED TO IDENTIFY A MINIMUM OR MAXIMUM REQUIREMENT DOES NOT EXCEED .16. • Timber Beams and Details • Metal or Decorative Resin -Core Panels as accent materials FOR LOTS 7 THRU 10 DOES NOT EXCEED .20. REQUIRED RETAIL USE PARKING: 4/1000 SQ. FT. 4/1000 SQ. FT. 4/1000 SQ. FT. 4/1000 SQ. FT. 4/1000 SQ, FT. 2 SERVICE 4/1000 SQ. FT. 4/1000 SQ. FT. 4/1000 SQ. FT. 4/1000 SQ. FT. (REFER TO URBAN LAND INSTITUTE (ULI) FOR GUIDELINES MINIMUM MINIMUM MINIMUM MINIMUM MINIMUM VEHICLE MINIMUM MINIMUM MINIMUM MINIMUM ASSOCIATED WITH CALCULATING SHARED PARKING B. ALL FIXTURES AND ILLUMINATION LEVELS SHOULD BE CONSISTENT WITHIN EACH LOT OF THE PLANNED COMMERCIAL DEVELOPMENT. ON -SITE LIGHTING WILL BE DESIGNED TO CONTAIN AND CONTROL LIGHTING ON -SITE AND NOT CAST ADDITIONAL LIGHT OR GLARE ON STREETS OR SURROUNDING PROPERTIES. SPACES C. ONLY COLOR - CORRECTED HIGH - PRESSURE SODIUM, METAL HALIDE, OR LED LAMPS WILL BE ALLOWED IN THE PROJECT TO AVOID EXCESSIVE LIGHT COLOR ALLOWANCES) D. ALL LIGHT EMITTED FROM EXTERIOR LIGHT FIXTURES SHALL BE CONTAINED ONSITE TO THE GREATEST EXTENT POSSIBLE, EXTERIOR LIGHT FIXTURES SHALL BE DOWNCAST, FULLY SHIELDED AND FULL CUT -OFF. THE SOURCE OF ILLUMINATION, DEFINED AS THE LUMINARY OR BULB, SHALL NOT BE DIRECTLY VISIBLE FROM ADJACENT REQUIRED RESTAURANT USE PARKING 511000 SQ. FT. 5/1000 SQ. FT. 5/1000 SQ, FT. 5/1000 SQ. FT, 5/1000 SQ. FT. 2 SERVICE 5/1000 SQ. FT. 5/1000 SQ. FT. 5/1000 SQ. FT. 511000 SQ. FT. (INCLUDING BOTH DRIVE -THRU AND EATING MINIMUM MINIMUM MINIMUM MINIMUM MINIMUM VEHICLE MINIMUM MINIMUM MINIMUM MINIMUM AND DRINKING ESTABLISHMENTS) PHONE: (216) 802 -0047 FAX: (216) 802 -0057 PHONE: (303) 892 -1166 FAX: (303) 892 -1186 W o R i, D ' s FORF O U T T °l T R CONTACT: NOEL CUPKOVIC, AIA CONTACT: MARK KIEFFER, AICP SPACES ONE CABELA DRIVE, SIDNEY, NE 69160 2% of vehicular for 2% of vehicular for 2% of vehicular for 2% of vehicular for 2% of vehicular for 2% of vehicular for 2% of vehicular for 2% of vehicular for 2% of vehicular for BICYCLE PARKING buildings > 15,000 sf buildings > 15,000 sf buildings > 15,000 sf buildings > 15 sf buildings > 15,000 sf buildings > 15,000 sf buildings > 15,000 sf buildings > 15,000 sf buildings > 15,000 sf 5% of vehicular for 5% of vehicular for 5% of vehicular for 5% of vehicular for 5% of vehicular for 5% of vehicular for 5% of vehicular for 5% of vehicular for 5% of vehicular for buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf buildings < 15,000 sf MINIMUM LANDSCAPING: EACH LOT SHALL HAVE A MINIMUM LANDSCAPED AREA OF FIFTEEN PERCENT WITH AN OVERALL LANDSCAPING TOTAL FOR ALL LOTS TO BE A MINIMUM OF TWENTY PERCENT OF THE TOTAL DEVELOPMENT AREA. THERE SHALL BE THE EQUIVALENT OF ONE STREET TREE FOR EACH 35 LF OF STREET FRONTAGE WITH A FLEXIBLE REFER TO DESIGN STANDARD SPACING PATTERN (TO MATCH DIAGRAMS ON PAGE 4 -3 OF THE PATTERN BOOK), AND ONE TREE PER 30 LF IN THE FRONT BUILDING SETBACK, PLUS 1 TREE AND 10 PATTERN BOOK FOR SHRUBS FOR EVERY 1,000 SF OF LANDSCAPED AREA. ADDITIONAL INFORMATION IN ADDITION, ON LOT 4 AND 5, WHERE LOT LINES ARE ADJACENT TO EXISTING RESIDENTIAL USES, A SOLID SCREEN WALL OR FENCE (MINIMUM 6' IN HEIGHT) AND A 20' LANDSCAPE BUFFER WILL BE PROVIDED PER CITY CODE AT TIME OF FDP SUBMITTAL. TREES SHALL BE PLANTED IN THE BUFFER AREA. SIGNS, DRIVEWAYS, LIGHT POSTS, AND PARKING ARE PROHIBITED WITHIN LANDSCAPE BUFFER. FREESTANDING SIGNS (REFER TO PAGE 2 -1 IN THE PATTERN BOOK): SIGNAGE REQUIREMENTS: A. PRIMARY MONUMENT (TYPE 1): MAX HEIGHT 12', MAX AREA TO BE 150 SF, LOCATIONS SHOWN ON MASTER SIGN PLAN B. PROJECT ID MONUMENT (TYPE 2): MAX HEIGHT 12', MAX AREA TO BE 100 SF, LOCATIONS SHOWN ON MASTER SIGN PLAN REFER TO MASTER SIGN PLAN IN C. OUTPARCEL SIGNS (TYPE 3): MAX HEIGHT 8', MAX AREA TO BE 50 SF, LOCATIONS SHOWN ON MASTER SIGN PLAN THE DESIGN STANDARD D. LANDMARK ID (TYPE 4): MAX HEIGHT 50', MAX AREA 600 SF, LOCATIONS SHOWN ON MASTER SIGN PLAN, MUST BE LOCATED WITHIN A LANDSCAPED AREA, AND ARE PATTERN BOOK FOR PERMITTED TO ADVERTISE ALL BUSINESSES IN THE DEVELOPMENT ADDITIONAL INFORMATION NOTE: ALL MONUMENT SIGNAGE MUST BE PLACED IN A LANDSCAPED AREA OUTSIDE A LANDSCAPE BUFFER.MONUMENT SIGNS THAT DO NOT EXCEED 12 FEET IN HEIGHT MUST HAVE A 10 FOOT SETBACK FROM ANY PROPERTY LINE. FREESTANDING POLE SIGNS ARE NOT PERMITTED WALL MOUNTED SIGNS: (REFER TO PAGE 2 -2 IN THE PATTERN BOOK LOCATION: WALL SIGNAGE IS ALLOWED ON ANY ELEVATION ASSOCIATED WITH THAT RESPECTIVE TENANT SIZE: MAXIMUM SIZE OF ONE SQUARE FOOT OF WALL SIGNAGE FOR EACH ONE LINEAR FOOT OF TOTAL EXTERIOR WALL ASSOCIATED WITH THAT TENANT, ARCHITECTURAL DESIGN STANDARDS A. (REFER TO THE DESIGN STANDARD PATTERN BOOK FOR ADDITIONAL INFORMATION) THE USE OF PEDESTRIAN ARCADES, AWNINGS, COVERED WALKWAYS, WINDOWS, AND SLOPED ROOFS WILL BE ENCOURAGED TO BREAK UP POTENTIALLY LARGE EXPANSES OF WALL AREA. THESE ELEMENTS MAY BE APPLIED TO EACH SIDE OF A BUILDING (WHERE REQUIRED) INCLUDING REAR AND SIDE ELEVATIONS. B. EACH NEW BUILDING WITHIN THE PLANNED COMMERCIAL DEVELOPMENT WILL BE DESIGNED TO INCLUDE SHADOW LINES, WALL PROJECTIONS AND RECESSES, OVERHANGING LINTELS AND SILLS AS WELL AS OTHER ARCHITECTURAL TREATMENTS IN ORDER TO PROVIDE FOR VISUAL INTEREST AND REDUCE THE APPARENT SCALE OF THE STRUCTURE FROM THE PEDESTRIAN'S PERSPECTIVE. C. MASSIVE BUILDINGS SHALL HAVE THE BUILDING ELEMENTS BROKEN DOWN WITH SMALLER ARCHITECTURAL FEATURES. LARGER FACADES WILL UTILIZE ARCHITECTURAL PATTERNS OR COMPONENT BUILDING FORMS THAT SUGGEST BUILDINGS OF SMALLER MASS. D. EACH NEW BUILDING SHALL EXPRESS A SUBSTANTIAL VARIETY ON EACH ELEVATION THAT MAY INCLUDE CHANGES IN COLOR, MATERIAL, OR TEXTURE INDICATING A CHANGE IN THE OVERALL WALL PLANE. E. "FOUR -SIDED ARCHITECTURE" IS ENCOURAGED FOR ALL NEW CONSTRUCTION WITHIN THE PLANNED COMMERCIAL DEVELOPMENT. TREAT EACH BUILDING FACADE WITH RESPECT TO ARCHITECTURAL TREATMENT AND DETAIL, MATERIALS, AND COLOR. THIS REQUIRES SCREENING OF SERVICE AREAS AND A MINIMAL AMOUNT OF ARTICULATION ON ALL FACADES AS DEFINED IN THE DESIGN STANDARD BOOK. FACADES REQUIRING THIS WILL BE IDENTIFIED WITHIN THE SPECIFIC ODP F. THE USE OF ARCADES, AWNINGS, COVERED WALKWAYS AND COLONNADES WILL BE ENCOURAGED ALONG ALL BUILDING ELEVATIONS ADJOINING BUILDING ENTRANCES. THESE COVERED AREAS SHOULD BE AT LEAST SIX FEET (6') WIDE AND NOT OVERHANG INTO PARKING LOTS, LOADING AREAS OR DRIVE LANES. G. THE USE OF DISTINCTIVE ROOF ELEMENTS IS ENCOURAGED. PREDOMINANT CORNICE FEATURES AND PITCHED ROOF FORMS ARE TWO PREFERRED OPTIONS WITHIN THE PLANNED COMMERCIAL DEVELOPMENT. ROOF DESIGN SHOULD PROVIDE BOTH FUNCTION AND AESTHETIC INTEREST TO THE STRUCTURE. PITCHED ROOFS MUST BE IN SCALE WITH BUILDING PROPORTIONS. H. LARGE, UNBROKEN EXPANSES OF THE ROOF PLANE SHALL BE AVOIDED. THE USE OF DORMERS, CUPOLAS AND /OR OTHER SECONDARY ROOF FORMS ARE ENCOURAGED TO PROVIDE VARIETY ON THE LARGER ROOF PLANE. I. THE USE OF DORMERS AND SECONDARY ROOF STRUCTURES WILL BE PROPORTIONALLY SCALED WITH THE OVERALL ROOF FORM. DORMERS AND /OR OTHER SECONDARY ROOF F ORMS WILL BE DESIGNED AT A SIMILAR PITCH AS THE PRIMARY ROOF. I A m W—cs 19 FENCING STANDARDS A. FENCING STANDARDS CONTAINED IN SECTION 26 -603 OF THE WHEAT RIDGE MUNICIPAL CODE, AS AMENDED, SHALL APPLY. LANDSCAPE STANDARDS A. A MINIMUM 15% OF EACH LOT MUST BE LANDSCAPED WITH AN OVERALL TOTAL OF 20% FOR LOTS 1 THRU 5 B. LANDSCAPED AREAS INCLUDE PLANTING AREAS, PEDESTRIAN WALKWAYS, PLAZAS, TRAILS, STORMWATER MANAGEMENT AREAS, AND WETLANDS C. NATIVE PLANTS AND NATURAL PLANTING AESTHETICS ARE REQUIRED. THIS CAN BE ACCOMPLISHED BY CREATING INFORMAL MASSINGS RATHER THAN FORMAL LAYOUTS WITH EQUAL SPACING. D. ALL TREES LOCATED WITHIN 100 FEET OF PRIMARY ENTRANCES AND PEDESTRIAN AREAS SHALL BE A MINIMUM CALIPER OF 21/2" AT THE TIME OF PLANTING WITH ALL OTHER TREES REQUIRED TO HAVE A 2" CALIPER. E. QUANTITY OF TREES REQUIRED FOR THE RIGHT -OF -WAYS IS TO BE BASED ON EQUAL SPACINGS OF 30 FEET, BUT TREES ARE ENCOURAGED TO BE MASSED WITH AREAS BETWEEN MASSINGS THAT EXCEED 30' AS LONG AS THE QUANTITY OF TREES PLANTED MEET OR EXCEED THE QUANTITY OF TREES THAT WOULD BE REQUIRED AT 30 FOOT SPACINGS, THE REQUIRED STREET TREE QUANTITIES MAY BE ACHIEVED BOTH WITHIN AND ADJACENT TO THE STREET RIGHT -OF -WAY IN ORDER TO FACILITATE AN INFORMAL AND FLEXIBLE TREE SPACING PATTERN. HOWEVER, THE REQUIRED STREET TREE REQUIREMENTS ARE SEPARATE FROM PLANTING REQUIREMENTS FOR INDIVIDUAL LOTS, AND DO NOT REDUCE OR REPLACE REQUIRED LOT PLANTING REQUIREMENTS F. HEIGHT AND SCREENING OF LANDSCAPE AT STREET INTERSECTIONS SHALL ALSO MEET THE SIGHT TRIANGLE REQUIREMENTS IN THE CITY CODE. G. INDIVIDUAL LOTS REQUIRING PARKING FOR MORE THAN 400 VEHICLES SHALL BE DIVIDED INTO SMALLER AREAS THAT DO NOT EXCEED 400 SPACES BY THE INTRODUCTION OF LANDSCAPE MEDIANS AND /OR PEDESTRIAN WALKWAYS THAT LINK THE USER TO THE BUILDINGS FROM THE STREET SIDEWALK SYSTEM REVISIONS: No. H. THE PLACEMENT OF LANDSCAPED AREAS THROUGHOUT THE INTERIOR OF THE PARKING AREA SHALL AVERAGE J. LOW- PITCHED ROOF FORMS WITH OVERHANGING EAVES ARE ENCOURAGED TO PROVIDE SHADOWING ALONG PORTIONS OF PRIMARY BUILDING ELEVATION. ONE LANDSCAPE ISLAND FOR EACH 15 PAIRS OF PARKING SPACES WITHIN A DOUBLE BAY CONFIGURATION AND 1 OVERHANGING ROOFS WILL BE DESIGNED SO AS NOT TO CONFLICT WITH ANY OTHER ARCHITECTURAL DETAILS SUCH AS COVERED WALKWAYS AND ARCADES. SHALL AVERAGE ONE LANDSCAPE ISLAND FOR EACH 30 PARKING SPACES WITHIN A SINGLE BAY CONFIGURATION. K. EXPOSED RAFTER TAILS, DECORATIVE BEAMS AND BRACES MAY BE USED IN SELECT AREAS TO PROVIDE FOR VISUAL INTEREST WITHIN PEDESTRIAN AREAS. I, EACH REQUIRED INTERIOR LANDSCAPE AREA SHALL BE A MINIMUM OF 140 SQUARE FEET IN SIZE WITH NO L. ROOF MOUNTED MECHANICAL EQUIPMENT WILL BE VISUALLY SCREENED FROM ALL ADJACENT RIGHTS- OFWAY. IF THE EQUIPMENT IS TO BE LOCATED ON A FLAT DIMENSION LESS THAN FIVE FEET AND CONTAIN AT LEAST ONE 2" CALIPER TREE, FOUR SHRUBS, AND ACCEPTABLE 7/7/06 ROOF PLACED ALONG ADJACENT RIGHTS -OF -WAY, A VISUAL SCREEN THAT IS COMPATIBLE WITH THE OVERALL BUILDING MAY ALSO BE UTILIZED TO SCREEN THE GROUND COVER. JH/ MK HVAC EQUIPMENT 1/6111 M. VISUAL SCREENING OF MECHANICAL EQUIPMENT MUST BE CONSTRUCTED OF COMPATIBLE MATERIALS TO THOSE USED ON THE BUILDING. ALL ROOF- MOUNTED EQUIPMENT AND DUCTWORK MUST BE PAINTED TO COMPLEMENT APPROVED BUILDING COLORS. NO WOOD LATTICE OR SLATTED CHAIN LINK SCREENING IS ALLOWED FOR GROUND LOCATED OR ROOF - MOUNTED MECHANICAL EQUIPMENT. V ARIATIONS FROM DEVELOPMENT STANDARDS 0. MATERIALS: Appropriate materials will be used in accordance to the Regional Architectural Influences selected for this development. Buildings shall be THESE DESIGN GUIDELINES AND ASSOCIATED DESIGN STANDARD PATTERN BOOK IDENTIFY SPECIFIC REQUIREMENTS ASSOCIATED WITH DENSITY (FLOOR constructed or clad with materials that are durable, easily maintained, and of quality that will retain their appearance over time, Also the use of AREA RATIO (FAR)), MAXIMUM HEIGHTS, SETBACK REQUIREMENTS, OPEN SPACE REQUIREMENTS, ETC. THESE ARE INTENDED TO PROVIDE STRONG materials that are extracted and manufactured within the region is encouraged, Materials have been identified as Primary Materials or GUIDANCE AND SPECIFIC REQUIREMENTS FOR THIS DEVELOPMENT. HOWEVER, SOME LATITUDE AND RELIEF MUST BE BUILT INTO THE GUIDELINES TO Non - Primary Materials. ALLOW UNFORSEEN AND /OR REASONABLE FLUCTUATIONS FROM THE STANDARDS. THE FOLLOWING FLUCTUATIONS ARE PERMITTED TO BE APPROVED BY The Primary Materials are considered to be the unifying materials throughout the development and must make up at least 75% of the area of the primary facade CITY STAFF WITHOUT REQUIRING AN ODP AMENDMENT: (when added together). The Non - Primary materials are permitted to be used in conjunction with the Primary Materials but cannot constitute more than 25% of the Primary Facades. Non - Primary facades are flexible in terms of amount of materials utilized as long as the materials fall within the Primary Material and /or • FAR MAXIMUM'S AS IDENTIFIED IN THE LAND USE TABLE FOR EACH LOT ARE GUIDELINES ONLY. A CUMULATIVE OVERALL FAR MAXIMUM OF .16 IS Non- Primary Material lists. PERMITTED FOR LOTS 1 THRU 5 AND A CUMULATIVE OVERALL FAR MAXIMUM OF .20 IS PERMITTED FOR LOTS 7 THRU 10. Primary Materials • THE FAR MAXIMUMS FOR ALL LOTS ARE BASED ON THE UPDATED TRAFFIC STUDY (DATED JANUARY 6, 2011) TIED TO BUILDING AREA AND (Each building shall utilize the following materials when added together, to constitute 75% of the area of the Primary Facade) BUILDING USE. IF THE ASSUMED BUILDING AREAS INCREASE FROM THE TRAFFIC STUDY, A REVISED STUDY IS REQUIRED TO DEMONSTRATE THE • Natural or Simulated Stone (Ledgestone / Cultured Stone) NEW USE MIXES AND AREAS WILL BE WITHIN THE ASSUMED LEVEL OF SERVICE AS IDENTIFIED IN THE TRAFFIC STUDY. • Board on Board or Board and Batten Siding • Natural tones Stucco / Synthetic Stucco Walls • MAXIMUM BUILDING HEIGHTS ARE PERMITTED TO VARY BY 15% TO ALLOW NON- HABITABLE DESIGN FEATURES FEATURES THAT ENHANCE THE • Dark Toned Brick BUILDINGS OVERALL CHARACTER AND IDENTITY • Clear Storefronts and Windows do not count toward building face area Non - Primary Materials • MAXIMUM SIGN HEIGHTS AND AREAS ARE PERMITTED TO VARY BY 10% TO ALLOW DESIGN FEATURES AND PROJECT LOGOS THAT ENHANCE THE (These Materials are permitted to be used in addition to the Primary Materials on Nan - Primary Elevations and on Primary Elevations permitted they do not exceed a SIGNS OVERALL CHARACTER AND IDENTITY. REFER TO MASTER SIGN PLAN IN THE DESIGN STANDARD PATTERN BOOK total summed area of 25% on the Primary facade) • Integrally Colored Split Face CMU . WHERE BUILDING SETBACKS OF A SPECIFIC BUILDING VARY DUE TO THE BUILDING NOT BEING PARALLEL TO THE PROPERTY LINE, AN OVERALL • Cast Stone (panels and trim) AVERAGE IS PERMITTED TO BE USED TO IDENTIFY A MINIMUM OR MAXIMUM REQUIREMENT • Timber Beams and Details • Metal or Decorative Resin -Core Panels as accent materials • OPEN SPACE REQUIREMENTS ARE IDENTIFIED AS 15% MINIMUM FOR EACH LOT WITH AN OVERALL OPEN SPACE REQUIREMENT OF 20 %. OPEN • Metal Rooting SPACE IS DEFINED AS PLANTING AREAS, PEDESTRIAN WALKWAYS, PLAZAS, TRAILS, STORMWATER MANAGEMENT AREAS, AND WETLANDS AND DO • Roofing tiles /Architectural asphalt shingles NOT INCLUDE BUILDINGS, PARKING SPACES, STREETS, OR DRIVES. • Metal Trim (coping, etc) • BUILDING MATERIALS THAT VARY FROM THE APPROVED LIST WILL BE CONSIDERED AS LONG AS THEY CONTRIBUTE TO THE DESIGN INTENT OF THE DEVELOIPMENT AND SERVE AS ACCENT AREAS AND ARE NOT PRIMARY BUILDING MATERIALS. LIGHTING STANDARDS (REFER TO DESIGN STANDARD PATTERN BOOK FOR ADDITIONAL INFORMATION) • A SHARED PARKING APPROACH BASED ON A MIX OF USES IS PERMITTED AND WILL ALLOW A DECREASE IN THE PARKING REQUIREMENTS. REFER A. ON -SITE LIGHTING WILL BE DESIGNED TO COMPLEMENT AND REINFORCE THE ARCHITECTURAL AND SITE DESIGN OF EACH LOT WITH MINIMAL IMPACT TO THE TO THE GENERAL PROVISIONS WITHIN ARTICLE V SECTION 26 -501 OF THE WHEAT RIDGE OFF- STREET PARKING REQUIREMENTS. SURROUNDING RESIDENTIAL NEIGHBORHOODS. B. ALL FIXTURES AND ILLUMINATION LEVELS SHOULD BE CONSISTENT WITHIN EACH LOT OF THE PLANNED COMMERCIAL DEVELOPMENT. ON -SITE LIGHTING WILL BE DESIGNED TO CONTAIN AND CONTROL LIGHTING ON -SITE AND NOT CAST ADDITIONAL LIGHT OR GLARE ON STREETS OR SURROUNDING PROPERTIES. C. ONLY COLOR - CORRECTED HIGH - PRESSURE SODIUM, METAL HALIDE, OR LED LAMPS WILL BE ALLOWED IN THE PROJECT TO AVOID EXCESSIVE LIGHT COLOR VARIETY. D. ALL LIGHT EMITTED FROM EXTERIOR LIGHT FIXTURES SHALL BE CONTAINED ONSITE TO THE GREATEST EXTENT POSSIBLE, EXTERIOR LIGHT FIXTURES SHALL BE DOWNCAST, FULLY SHIELDED AND FULL CUT -OFF. THE SOURCE OF ILLUMINATION, DEFINED AS THE LUMINARY OR BULB, SHALL NOT BE DIRECTLY VISIBLE FROM ADJACENT PROPERTIES OR C LEAR CREEK CROSSING OUTLINE DEVELOPMENT PLAN E. FREESGHTSOFWAY. ALL FREESTANDING LIGHT FIXTURES MUST BEAT LEAST 25 FEET FROM THE NEAREST RESIDENTIAL PROPERTY LINE. F. ALL FREESTANDING LIGHT FIXTURES MAY NOT EXCEED 35' IN HEIGHT. PREPARED FOR PREPARED BY: G. ALL EXTERIOR LIGHTING AND LIGHTED SIGNS MUST BE TURNED OFF TWO HOURS AFTER THE CLOSE OF BUSINESS, �� UNLESS A BUSINESS PROVIDES 24 HR OPERATION. LIGHTING DESIGNATED AND USED FOR SECURITY PURPOSES IS NOI�IS DESIGN architecture Ilc Planning Landscape Architecture EXCLUDED FROM THIS REQUIREMENT 1500 HAMILTON AVE, CLEVELAND, OHIO 44114 1101 BANNOCK ST, DENVER, COLORADO 80204 PHONE: (216) 802 -0047 FAX: (216) 802 -0057 PHONE: (303) 892 -1166 FAX: (303) 892 -1186 W o R i, D ' s FORF O U T T °l T R CONTACT: NOEL CUPKOVIC, AIA CONTACT: MARK KIEFFER, AICP ONE CABELA DRIVE, SIDNEY, NE 69160 PHONE: (308) 254 -5505 FAX: (308) 254 -7626 M ARTIN i MARTIN CONSULTING ENGINEERS CONTACT: DENNIS ARMSTRONG, AIA BPiA DESICN . N :_ R P R A T" I_ i:.i 1603 OAKRIDGE DR, FT COLLINS, CO 80525 12499 WEST COLFAX AVE. LAKEWOOD, CO 80215 PHONE: (970) 223 -7577 FAX: (970) 223 -1827 PHONE: (303) 431 -6100 FAX: (303) 431 -4028 CONTACT: ANGIE MILEWSKI CONTACT: JOHN MOORE REVISIONS: No. Description Des. By Drn. By Date 1 CITY COMMENTS DATED MAY 19 2006 MK LMV 6/7/06 2 PLANNING COMMISSION CONDITIONS: JUNE 15 2006 MK LMV 7/7/06 3 2ND AMENDMENT TO THE OUTLINE DEVELOPMENT PLAN: JANUARY 6.2011 (REV 1- 19- 11)(REV 3 -8 -11) JH/ MK JH 1/6111 * SIDE YARD SETBACK MAY BE REDUCED TO ZERO FEET WHEN THE BUILDING IS CONSTRUCTED FROM NON- FLAMMABLE MATERIALS IN AGGUKUANGt WI I H I Ht GUKKtN I EDITION OF THE INTERNATIONAL BUILDING CODE. ** ELEVATIONS ARE BASED ON CITY OF WHEAT RIDGE CONTROL POINT 6009, BEING THE EAST 1/4 CORNER OF SECTION 30 AS MONUMENTED BY A CITY OF WHEAT RIDGE 3.25" DIAMETER BRASS DISK, LS 13212, IN CONCRETE, AS HAVING A PUBLISHED ELEVATION OF 5527.71, NGVD29 DATUM. w w M L-A-J ffj ru— Wf ZONING: PCD WATER STORAGE RESERVOIR 8> 4.491A C Il "j A\ W, LOT 1 Ir 63.21 ACRES A NOTE: ACCESS POINTS OFF OF v, CABELA DRIVE, W40TH AVE, AND vk: A THE LOT 2 PUBLIC ROAD ARE A APPROXIMATE LOCATIONS. ACTUAL LOCATIONS WILL BE PROVIDED AT THE TIME OF 11 � SPECIFIC ODP APPROVAL. / ° �� 1 it l / `G� it ' tl � I � / jl it PRIEVIOVSLY N ` PUBmmr!ED CABELA r ll DRIVE R.W. rr ii �� � � r { "� 'i LOT 7 13.68 ACRES II ' V If it A LOT 9 j �,' I ii 15.39 ACRES i RAILROAD R.O.WA if tl II 0 100 200 400 It t` NORTH SCALE: 1" = 200 PREPARED FOR: PREPARED BY: LOT 63.21 LOT 2 16.12 E F­1 3.09 LOT architecture 11c NORKis DESIGN 22.00 SUBTOTAL LOTS 1.5 108.59 Planning I Landscape Architecture 28.62 LOT 7: COORS 1500 HAMILTON AVE, CLEVELAND, OHIO 44114 1101 BANNOCK ST, DENVER, COLORADO 80204 4.49 LOT 9: COORS PHONE: (216) 802-0047 FAX: (216) 802-0057 PHONE: (303) 892-1166 FAX: (303) 892-1186 25.51 WORLD's FOREMOST OUTFITTER CONTACT: NOEL CLIPKOVIC, AIA CONTACT: MARK KIEFFER, AICP 196.27 Hu n ting - F ish ing - 0 utdo or Gea f - n ,TOTAL 210.93 ONE CABELA DRIVE, SIDNEY, NE 69160 PHONE: (308) 254-5505 FAX: (308) 254-7626 MARTIN / MARTIN CONTACT: DENNIS ARMSTRONG, AIA BHA DES'G-P4 MCORPORATED CONSULTING ENGINEERS 1603 OAKRIDGE DR, FT COLLINS, CO 80525 12499 WEST COLFAX AVE, LAKEWOOD, CO 80215 PHONE: (970) 223-7577 FAX: (970) 223-1827 PHONE: (303) 431-6100 FAX: (303) 431-4028 CONTACT: ANGIE MILEWSKI CONTACT: JOHN MOORE REVISIONS: No. Description 2 s ; ,mow Ej Des. By Drn. By Date 1 CITY COMMENTS DATED MAY 19 2006 L MK LMV 6/7/06 2 PLANNING COMMISSION CONDITIONS: JUNE 15 2006 MK LMV 7/7/06 1 3 12ND AMENDMENT TO THE OUTLINE DEVELOPMENT PLAN: JANUARY 6 201 (REV 1-19-11) (REV 2-24-11) JH/ MK JH 1/6/11 100 YEAR FLOOD PLAIN LOT 10 25.51 ACRES LOT 5 22.00 ACRES o F IF r9 I L�-� 10.10 d AC FT T, % -J E� ED E� iL---j 11TA"w*z'm[m R*11:4 ZI C a A C7 F� �-j L � ' d"w ° _ `s � g am._ ,� I � � �� � ` � 1 � F J ---------- ------ - PAW m I • Lj Lj CLEAR CREEK CONCEPTUAL ACCESS POINTS 20' LANDSCAPE BUFFER iiiiiiiiiiiiiiiiiiiiii CONCEPTUAL TRAIL CONNECTION PEDESTRIAN CROSSING LOT AREA (ACRES) LOT 63.21 LOT 2 16.12 E F­1 3.09 LOT 4.17 LOT 22.00 SUBTOTAL LOTS 1.5 108.59 LOT 6: COORS 28.62 LOT 7: COORS 13.68 LOT 8: COORS 4.49 LOT 9: COORS 15.39 7f 25.51 SUBTOTAL LOTS 6.10 87.69 TOTAL (LOTS 1 - 10) 196.27 RIGHT-OF-WAY n ,TOTAL 210.93 r L LOT 6 2 s ; ,mow Ej (WATER STORAGE) �� L -j 28.62 ACRES b ..o-mvu...a. VS- ..gym. �g u_ "� ZONING: w L ....... SINGLE FAMILY RESIDENTIAL EJ L ---------- ------ - PAW m I • Lj Lj CLEAR CREEK CONCEPTUAL ACCESS POINTS 20' LANDSCAPE BUFFER iiiiiiiiiiiiiiiiiiiiii CONCEPTUAL TRAIL CONNECTION PEDESTRIAN CROSSING LOT AREA (ACRES) LOT 63.21 LOT 2 16.12 LOT 3 3.09 LOT 4.17 LOT 22.00 SUBTOTAL LOTS 1.5 108.59 LOT 6: COORS 28.62 LOT 7: COORS 13.68 LOT 8: COORS 4.49 LOT 9: COORS 15.39 LOT 10: COORS 25.51 SUBTOTAL LOTS 6.10 87.69 TOTAL (LOTS 1 - 10) 196.27 RIGHT-OF-WAY 14.66 ,TOTAL 210.93 A L Dr--A Cnr Clear Creek Crossing Outline Development Plan Wheat Ridge, CO Design Standard Pattern Book February 24, 2011 latest revision March 8, 2011 4k�' & . 1. oo ,G o WOIti.Ws FOREMOST OUTFITTER" Hun/isg • Fisbiog • Ouldoor Crar This Design Pattern Book is to serve as a design supplement to Clear Creek Crossing Planned Commercial Development Concept Outline Development Plan approved pursuant to Case No. WZ- 11 -01. Landscape Architect 44r- BHA DESIGN INCORPORATED EXHIBIT 4 Architect architecture Ilc Design Preface: This design standards manual is intended to establish minimum levels of design and regulatory guidelines that the City of Wheat Ridge can adopt as part of this planned commercial development. This document focuses on creating standards for a vibrant environment for residents and visitors. The supporting imagery incorporated into this document is meant to be considered as Design Guidance and not restrict architects and planners to final solutions for the development as long as the design intent is consistent with this Design Standard Pattern Book. The developer shall be required to submit to the City of Wheat Ridge detailed plans specific to architecture, landscape, and engineering for city approval as a Final Development Plan submittal. Successful developments start with quality Site Planning, Landscape Design, and Signage Standards. This manual will provide the necessary guidance needed to achieve a creative and feasible solution. I 0 LOT 9 F— O I ' LOT 7 I LOT 6 LOT 10 I I GP�z 1 n LOT 1 - - LOT 5 y9� LOT! � PU Q( 4 1_ / LOT GABELA T TEN CABELA5 DRIVE LOT v 3 Section 4 : Site Amenities 4 -1 Streetscape Themes & Amenities 4 -2 Conceptual Streetscapes Zoning Plan 4 -3 Conceptual Streetscapes Zoning Types 4 -4 Site Amenities and Pedestrian Areas 4 -5 Site Lighting 4 -6 Decorative Lighting Section 5 : Site Plannina 5 -1 Site Planning Standards 5 -2 Site Planning Standards 5 -3 Site Planning Standards 5 -4 Outparcel Site Planning Standards 5 -5 Outparcel Architecture Standards Section 6 : Architecture 6 -1 Architectural Intent & Character 6 -2 Unifying Building Elements 6 -3 Unifying Building Materials 6 -4 Unifying Building Articulation 6 -5 Transparency Requirements 6 -6 Building Orientation Requirements 6 -7 Servicing and Screening Preface and Contents Architect Contents: Standard Pattern Book Section 1 : Overall 1 -1 Preface and Contents 1 -2 Conceptual Master Plan 1 -3 Proposed Vehicular Circulation Routes 1 -4 Proposed Pedestrian & Multi- Purpose Routes Section 2 : Signage 2 -1 Master Sign Plan - Freestanding 2 -2 Master Sign Plan - Wall Mounted 2 -3 Freestanding Signs (Introduction) 2 -4 Freestanding Signs (Types 1 & 2) 2 -5 Freestanding Signs (Types 3 & 4) 2 -6 Building Signage Section 3 : Landscape 3 -1 Sustainable Landscape Strategies 3 -2 Unifying Landscape Features 3 -3 Recommended Plant List 3 -4 Overall Landscape Themes 3 -5 Landscape Standards: High Plains 3 -6 Landscape Standards: Criteria 3 -7 Landscape Standards: Parking Areas 1 -1 m,e ar chitecture Ilc Design Standard Pattern Book ZONING: SINGLE FAMILY RESIDENTIAL P7 CABELA DRIVE I I a= LOT 9 �W 15.39 ACRES F� �a0 ZONING: PUD WATER STORAGE JO U i I ZONING: RESERVOIR GOLF COURSE I � 1 I I 1 , I I I I LOT 7 I , 13.68 ACRES I LOT 6 28.62 ACRES LOT 10 I 25.51 ACRES I I I I - -� LOT LOT 22.0 ACRES +/- ' o� 63.21 ACRES aw I U P UBLI - - - - - / C STRE NSION CABELA DRIVE LOT 2 - - 16.65 ACRES +/ 9 LOT _ 3.09 ACRES +/- PROPOSED HOOK _ RAMPS 0 250 500 1000 FEET YOUNGFIELD STREET Within the boundary of the Outline Development Plan, 10 lots are illustrated on the Conceptual Master Plan map for purposes of identifying specific allowable land uses for each lot. The intent of these standards is to provide an overall foundation to which all future development must build upon. Refer to the Official Cabela's Outline Development Plan of the City of Wheat Ridge and this Design Standard Pattern Book for the allowable uses chart for each lot. Note: Lot lines shown on Lots are for illustrative purposes only. Refer to plat for final locations of lot lines Conceptual Master Plan Architect 1 -2 9 9170% architecture Ilc Design Standard Pattern Book ZONING: GOLF COURSE ZONING: SINGLE FAMILY RESIDENTIAL ( J DRIVE EXTENSION n 0 250 500 1000 FEET -------- - - - - -- 1 I 1 I I LOT 6 COORSPOND I I I I 1 ` � I f PRIVATE DRIVES LOT 4 I i LOT 5 PU 1 � , I I r I CABELA DRIVE r r PRIVATE I I DRIVES L LOT 2 OT 3 PROPOSED HOOK RAMPS YOUNGFIELD STREET ATE 70 ZONING: PUD WATER STORAGE RESERVOIR I LOT 7 FUTURE DEVELOPMENT LOT r PRIVATE DRIVES / PRIVATE / G P O DRIVES , 4oTyq � LOT 1 1 I I' u t I 0 I W j I I W; I ; I LOT , Q! p FUTURE DEVELOPMENT , Z n LOT / /I O .l7 m I r m , � I ° I / J I � r ' � PRIVATE I DRIVES I I , I I I , I I LOT 10 FUTURE DEVELOPMENT LOT I , I I 1 I I � m C1� m q ' i INTERSTATE 70 The proposed development is located on an undeveloped site on the western edge of the City of Wheat Ridge near the interchange of Interstate 70 and State Highway 58. An update to the 2007 traffic impact study has been prepared to determine future traffic impacts and recommend on -site and off -site infrastructure improvements. With both direct access from Interstate 70 and State Highway 58, this development is ideal for regional destination retail as well as local businesses. Access to the surrounding thoroughfares will provide a variety of opportunities to enter the development including connections planned for the project density and trips produced. Three access points adjacent to the site are planned to accommodate the development. 1. A new full highway interchange onto SH 58 between 1 -70 and McIntyre Street. 2. Access is provided off of Youngfield Street via a new 1 -70 underpass (40th Avenue). 3. New hook ramps off of west bound 1 -70 directly into the Clear Creek Crossing Development. 4. A continuous multi -lane roadway named Cabela Drive will provide access from W32nd Avenue to the new Interchange with State Highway 58 to the north. A new W40th Avenue is also planned to connect Cabela Drive to Youngfield Street. The circulation patterns shown are subject to minor change with final traffic studies and engineering approvals. Private drives are shown as possible access points for the future development plan. Refer to the current Traffic Impact Study for more detailed information. Proposed Vehicular Circulation Routes 1 -3 Architect MR. We architecture Ilc Design Standard Pattern gook ZONING: GOLF COURSE ZONING: SINGLE FAMILY RESIDENTIAL l PI IR LIC SIDEWALK TO eeNNECT TO EXISTING SIDEWA CABELA 1 1 I 1 I I LOT 6 COORSPOND I 1 I l \' 1 � r I / 1 I PRIVATE INTERNAL SIDEWALKS TO BE DESIGNED I LOT 10 1 1 f 9 ' ZONING: PUD WATER STORAGE RESERVOIR i PRIVATE INTERNAL / SIDEWALKS TO BE / DESIGNED �r r LOT 7 i I I G PRIVATE INTERNAL SIDEWALKS TO BE DESIGNED F I y 9 \ I DESIGNED�'� I LOT 4 LOT 5 I / + VIDES IGNED LOT 1 RNAL O BE /�, I i PRIVATE INTERNAL / SIDEWALKS TO BE / DESIGNED �r r LOT 7 i I I G PRIVATE INTERNAL SIDEWALKS TO BE DESIGNED POSSIBLE PRIVATE M i SIDEWALK CONFIGURATION 3 LOT 3 r -- ��---- - - - - -- n �U 0 —` 250 500 1000 FEET Proposed Pedestrian & Multi -Use Routes Architect Conceptual Open Space Locations Many unique characteristics make this site a great opportunity for a well planned commercial development for the City of Wheat Ridge. One of the best opportunities has to deal with enhancing the pedestrian qualities of Clear Creek by extending the existing multi -use trail into the development which will then tie to the future pedestrian network. This future pedestrian network shall consist of public and private sidewalks, shared and /or dedicated bike paths, and raised crosswalks. Special emphasis placed on quality and functionality of the pedestrian environment improves social interaction, connects the existing fabric of the adjacent neighborhood, encourages walking from destination to destination without the use of the car, and at times provides an outdoor extension to the adjacent building use. Clear Creek and its existing trail system will not only provide a unique element of design to the development but will also act as inspiration for planning the overall pedestrian experience. Open Space: Central to the Site Planning efforts will be the inclusion of dedicated open spaces consisting of a variety of elements. These areas will feature public accessible amenities that will enhance the existing natural features of the site (such as Clear Creek) and will supplement the proposed development plans with functional open space uses. Restorative Wetlands: Special attention will be given to the landscape and drainage features for Clear Creek Crossing that will focus on creating an environmentally sensitive habitat. Public Sidewalks Potential opportunity for Multi -Use Path Existing Multi -Use Path 1 -4 architecture Ilc F PRIVATE INTERNAL SIDEWALKS TO BE y 9 \ I DESIGNED�'� I LOT 4 LOT 5 I / + LOT 1 /�, ' / �� PV BL7CS ! �� I lET� PRIVATE INTERNAL EXTENSION CABELA DRIVE - r ! \ SIDEWALKS TO BE % DESIGNED r ~ / � � 1 LOT 2 POSSIBLE PRIVATE M i SIDEWALK CONFIGURATION 3 LOT 3 r -- ��---- - - - - -- n �U 0 —` 250 500 1000 FEET Proposed Pedestrian & Multi -Use Routes Architect Conceptual Open Space Locations Many unique characteristics make this site a great opportunity for a well planned commercial development for the City of Wheat Ridge. One of the best opportunities has to deal with enhancing the pedestrian qualities of Clear Creek by extending the existing multi -use trail into the development which will then tie to the future pedestrian network. This future pedestrian network shall consist of public and private sidewalks, shared and /or dedicated bike paths, and raised crosswalks. Special emphasis placed on quality and functionality of the pedestrian environment improves social interaction, connects the existing fabric of the adjacent neighborhood, encourages walking from destination to destination without the use of the car, and at times provides an outdoor extension to the adjacent building use. Clear Creek and its existing trail system will not only provide a unique element of design to the development but will also act as inspiration for planning the overall pedestrian experience. Open Space: Central to the Site Planning efforts will be the inclusion of dedicated open spaces consisting of a variety of elements. These areas will feature public accessible amenities that will enhance the existing natural features of the site (such as Clear Creek) and will supplement the proposed development plans with functional open space uses. Restorative Wetlands: Special attention will be given to the landscape and drainage features for Clear Creek Crossing that will focus on creating an environmentally sensitive habitat. Public Sidewalks Potential opportunity for Multi -Use Path Existing Multi -Use Path 1 -4 architecture Ilc Design Standard Pattern Book Section 2 Signage Architect 2 -0 11111 architecture Ilc 6 e� PROPERTYM 0 W. LINE LOCAL SREET �W i c / I � PO1WSOPVWrCAL MEASLREL@R � SIGHT DISTANCE TRIANGLES: 26 -603 131 No divisional fence, wall, hedge or landscaping, sign, structure, parked vehicle, or other obstruction to view in excess of forty -two (42) inches high, except for permitted landscaping, signs, public utility poles, and approved decorative, open -type fences not in excess of six (6) feet in height, shall be established or maintained within the triangular area bounded by the lot lines and a line connecting points on each lot line either twenty-five (25) feet from the intersection of such lot lines for local and private streets or fifty -five (55) feet from the intersection of such lot lines for collector or arterial streets. The height shall be limited to thirty -six (36) inches at intersections where at least one (1) of the intersecting streets is an arterial or collector (Class 1 through 5 streets) and frontage roads. For corner lots bounded by public streets or private drives with vertical curves and where the application of the standard sight triangle regulations does not provide adequate sight clearance to protect the public safety, the city shall determine the necessary vertical height clearance and the sight triangle dimensions in order to ensure a safe sight distance. —N SIGHT DISTANCE TRIANGLES: FIGURE 26 -603.1 0 250 500 1000 FEET ZONING: PLID WATER STORAGE RESERVOIR Sign # Location Max Area SF Max Height Min Setback Note Building Area SF 41 Lot 1 600 50' 30' 1 -70 NA 4.2 Lot 2 600 50' 30' 1 -70 Hook Ramps NA 4.3 Lot 10 600 50' 30' Rt 58 NA "Note: All signs must follow sight distance triangle requirement diagram in upper left corner of this page Master Sign Plan - Freestanding Architect 2 -1 M R . W e architecture Ilc nPginn gtPnr1gr(1 pattern Book _ AT NEW FREESTANDING SIGN TYPES • PRIMARY MONUMENT Sign # Location Max Area SF Max Height Min Setback Note Building Area SF 1.1 Lot 1 150 12' 10' Cabela's 130,000 1.2 Lot 1 150 12' 10' Cabela's 130,000 1.3 Lot 1 150 12' 10' Cabela's 130,000 1.4 Lot 1 150 12' 10' Anchor B 144,000 1.5 Lot 1 150 12' 10' Anchor B 144,000 1.6 Lot 5 150 1 12' 10' Anchor C 181,500 1.7 Lot 2 150 12' 10' Bldg D,E,F,G,H 25,500 1.8 Lot 2 150 12' 10' Bldg D,E,F,G,H 25,500 1.9 Lot 2 150 12' 10' Shop A, Mini A -C 81,000 1.10 Lot 2 150 12' 10' Shop A, Mini A -C 81,000 1.11 Lot 2 150 12' 10' Shop I -J 8,996 1.12 Lot 3 150 12' 10' 20,823 1.13 Lot 5 150 12' 10' Anchor C, Bldg A,B,C 204,175 O PROJECT ID MONUMENT (PROJECT NAME & LOGO) Sign # Location Max Area SF Max Height Min Setback Note Building Area SF 2.1 Lot 5 100 12' 10' No Advertisements or Businessess permitted on sign NA 2.2 Off -Site 100 12' 10' NA 2.3 Lot 7 100 12' 10' NA 2.4 Off -Site 100 12' 10' NA 2.5 Off -Site 100 12' 10' NA OUTPARCEL Sign # Location Max Area SF Max Height Min Setback Note Building Area SF 3.1 Lot 1 50 8' 10' 6,200 3.2 Lot 1 50 8' 10' 9,600 3.3 Lot 1 50 8' 10' 7,000 3.4 Lot 1 50 8' 10' 6,200 3.5 Lot 5 50 8' 10' 4,800 • LANDMARK ID (ALONG INTERSTATES) Des inn EXAMPLE PERIMETER WALL LENGTH DIAGRAM A 04'_R" TOTAL WALL PERIMETER = (491' -6" x 2) + (294' -1" x 2) = 1,571' -2" EXAMPLE SIGN AREA CALCULATION DIAGRAM 41 D ,WORLDS FOREMOST OUTFITTER I SIGN AREA = 41' -4" x 15' -10" = 654 SF ALLOWABLE WALL SIGN AREA = 1 SQUARE FT FOR EVERY 1 LINEAR FT OF WALL J D P Standarri Pattern Book WALL- MOUNTED SIGNS Location Building # Total Perimeter Wall Length Sign Area Allowed SF Sign Area Proposed SF Notes Lot 1 Lot 1.1 Cabela's 1570' 1570 1488 Lot 1.2 Anchor B 1584' 1584 TBD Shops A 412' 412 TBD Mini A 420' 420 TBD Mini B 240' 240 TBD Mini C 430' 430 TB D Bldg D 278' 278 TBD Lot 2 Bldg E 310' 310 TBD Bldg F 310' 310 TBD Bldg G 290' 290 TBD Bldg H 290' 290 TBD Bldg 1 404' 404 TBD Bldg J 266' 266 TBD Lot 3 Lot 3 680' 680 TBD Anchor C 18654" 1865 501 Lot 5 Bldg A 320' 320 TBD Bldg B 340' 340 TBD Bldg C 378' 1 378 TBD WALL- MOUNTED SIGNS Article VII Sec. 26 -702 from the Wheat Ridge Sign Code defines a wall sign as "A sign constructed of durable materials or painted and which is permanently affixed to an exterior surface of any building, wall or structure and which does not extend more than fifteen (15) inches beyond the building wall, except that signage placed upon marquees, canopies or awnings shall be considered as wall signs." We are providing a Master Sign Plan for the project including calculations for Wall Signage. Our Larger Big Box tenants and other National tenants may require more that 1 SF per every lineal foot of frontage on specific elevations, due to the Suburban nature of the project for visibility of wall signs to public rights of way and regional highways. The total allowable wall sign area is to be calculated by totaling the linear frontage of all elevations and allowing 1 SF of signage per linear front of elevation. The allowable sign area is permitted to be distributed across any of the elevations in any number of signs and is not restricted to the linear frontage of a specific elevation as long as the sign area total (all signs added together) does not exceed 1 SF of sign area for 1 Linear foot of total building length (all elevation lengths added together). Master Sign Plan - Wall- Mounted Architect 2 -2 9 M . W e architecture Ilc - t D '�T � i 1 ;­\� 7 �T 7 T Design TYPE 2 TYPE 1 PROJECT ID MONUMENT PRIMARY MONUMENT Signage The Clear Creek Crossing planned commercial development will potentially accommodate a variety of commercial tenants such as retail, restaurants, banks, hotels /motels and office. This section of the design manual will govern signage types, locations, areas (square footage), and heights. All signs shall be architectural in character and encouraged to be innovative to establish a unique image throughout the overall development. The objective is to preserve the aesthetic qualities and principles of the current sign regulations with additional means and methods needed in order for a development of this magnitude to feasibly function according to its distinct size, programmed mix of uses, and regional draw. All sign designs, including materials and colors, shall be submitted to the City and /or the master developer for review and approval. There are primarily two types of signage; freestanding signs (site signage) and wall mounted signs (building signage). TYPE 4 LANDMARK ID Standard Pattern Book TYPE 3 OUTPARCEL 1. Freestanding Signs Freestanding signs are defined in the City of Wheat Ridge Code as "signs that are permanent and self- supporting, being nondependent on the support from a building or other structure, including signs placed upon fences or non - supporting walls." A planned commercial development of this size incorporates various types of freestanding signs to properly advertise tenants, direct users and identity the project. All signs not listed below shall be governed by the current City of Wheat ridge Code. All freestanding signs shall have landscaping at the base of the sign scaled appropriately for the size of the sign. Pole signs are not permitted. Pylon signs must have fully enclosed bases. Signage & Environmental Graphics: Freestanding Signs Architect 2 -3 MR Me architecture Ilc Design Standard Pattern Book Type 1 - Primary Monument Monument type signs are defined as a freestanding sign that is supported entirely by its own ground- mounted solid structural base and not by support poles. The base shall be equal to or greater than the length of the sign face including any structure within which the sign is located. The maximum area of a primary monument sign is to be 150 SF. Refer to the tables on page 2 -1. The maximum height for Primary monument signs shall be 12 feet and shall meet the requirements for sight distance triangles to not obstruct views (refer to page 2 -1). The minimum setback is 10 feet. All free standing signs shall be placed within landscaped areas. The materials used to construct the sign shall be compatible with the architecture and predominate style of the buildings used throughout the each district. Type 2 - Project ID Monument The Project Identification monument is a freestanding structure that will identify the development in no more than two specific locations within the overall PD boundary and three additional locations at vehicular access points leading to the project. Project identification and/ or project logo shall be permitted on any face of the sign. In no case shall advertisement for businesses be permitted on the sign. The sign area (square feet) of the project identification and/ or project logo shall be identified upon approval in elevation and shall not exceed 100 square feet for each face. The maximum height for Project Identification signs shall be 12 feet and shall meet the requirements for sight distance triangles to not obstruct views (refer to page 2 -1). The minimum setback is 10 feet. All free standing signs shall be placed within landscaped areas. The materials used to construct the sign shall be compatible with the architecture and predominate style of the buildings used throughout the development. PRIMARY MONUMENT F PROJECT ID MONUMENT T Example of a Type 1 Primary Monument sign. Example of a Type 2 Project ID sign. Signage & Environmental Graphics: Freestanding Signs Architect 1 ,z, 2 -4 F 1 . arc hitecture Ilc Design Standard Pattern Rook Type 3 - Outparcel Outparcels will be developed over time. The maximum area of the primary monument sign for an outparcel is to be 50 Square Feet. Refer to the tables on page 2 -1. All free standing outparcel signs shall be placed within landscaped areas. The maximum height for freestanding outparcel signs shall be 8' and shall meet the requirements for sight distance triangles to not obstruct views (refer to page 2 -1). The minimum setback shall be 10 feet. All free standing signs shall be placed within landscaped areas. The materials used to construct the sign shall be compatible with the architecture and predominate style of the buildings used throughout the development. LANDMARK ID Example of a Type 4 Landmark Identification Sign. Type 4 - Landmark ID Signs The Landmark Identification Signs are freestanding structures adjacent to and oriented towards 1 -70 or Route 58. Project identification and advertisements for (7) seven businesses within the development shall be permitted on each of the three structures. No businesses located outside the PD boundary shall be advertised on the sign. Maximum sign area of 600 square feet for each face shall be permitted. The sign may be internally illuminated and /or contain a digital reader board. A maximum height of 50 feet shall be permitted. The height is to be measured from the adjacent 1 -70 or Route 58 road grade to the top of the sign structure. The minimum setback is 30 feet. All Landmark ID signs shall be placed within landscaped areas. The materials used to construct the sign shall be compatible with the architecture and predominate style of the buildings used throughout the development. Signage & Environmental Graphics: Freestanding Signs * The supporting imagery is conceptual in nature.l. 2 -5 Architect IF 'k WO architecture Ilc Example of a Type 3 outparcel sign. n►PCnn Standard Pattern Book 2. Wall Mounted Signs Examples of a under canopy signs. A Wall Mounted Sign is constructed of durable materials or painted and which is permanently affixed to an exterior surface of any building, wall or structure and which does not extend more than fifteen (15) inches beyond the building wall, except that signage placed upon marquees, canopies or awnings shall be considered as wall signs. A planned commercial development of this size incorporates various types of wall mounted signs to properly advertise tenants and direct users. Building Wall signs must fit within the architectural features of the facade (e.g. not overlapping columns or covering windows), and complement the building architecture. Wall signs may extend beyond physical lease space. We are providing a Master Sign Plan for the project including calculations for Wall Signage (reference page 2 -2). Our Larger Big Box tenants and other National tenants may require more that 1 SF per every lineal foot of frontage on specific elevations, due to the Suburban nature of the project for visibility of wall signs to public rights of way and regional highways. The total allowable wall sign area is to be calculated by totaling the linear frontage of all elevations and allowing 1 SF of signage per linear front of elevation. The allowable sign area is permitted to be distributed across any of the elevations in any number of signs and is not restricted to the linear frontage of a specific elevation as long as the sign area total (all signs added together) does not exceed 1 SF of sign area for 1 Linear foot of total building length (all elevation lengths added together). For multi- tenant buildings smaller than 15,000 SF, 1.5 SF will be allowed. Type 1 - Primary Wall Mounted Signs for Tenants These signs identify the individual tenants within the building and are located on the exterior of the building in which the tenant is located. These signs are to be located on the side of the building that is considered the primary entry/exit to the tenant space. For tenants with a corner entry, the tenant may choose which side is considered as having the primary entry/exit. As long as the overall permitted sign area is not exceeded, tenants are permitted multiple signs on the primary entry/exit facade of the building. Type 2 - Secondary Wall Mounted Signs for Tenants Tenants are also permitted secondary wall mounted signs that may be placed on a non - entrance /exit side of the building that contains the tenants space. Secondary Wall Mounted Signs are permitted to face public right -of ways, parking areas, private streets or drives. Type 3 - Under Canopy Signs In addition to the wall mounted tenant signs, each tenant is permitted one pedestrian oriented under - canopy or arcade sign with a maximum area of four square feet. These under - canopy signs are not permitted to be internally illuminated, must maintain nine feet vertical clearance above pedestrian walkways, and shall only contain the tenant name and logo in which the tenant is located. 3. Projecting Signs Projecting signs are defined as signs affixed to any building, wall or structure and which extends beyond the building more than fifteen inches. Projecting and wall signs are not permissable on the same wall. Tenants are allowed 1 per street frontage per business. Sign area is limited to 1 SF for each 1 foot of height of the building to which the sign is attached. The maximum height is the top of the wall or parapet, and signs may not be roof mounted. The maximum projection is 10 feet. The sign must maintain a minimum height of 7 feet from the the street frontage or sidewalk. Signage & Environmental Graphics: Building Signage Architect 2 -6 19 We architecture Ilc Example of a restaurants primary wall mounted sign. Examples of Projecting Sign Design Standard Pattern Book Section 3 Landscape Landscape Architect 4 4r- BHA DESIGN INCORPORATED Architect ob 3 -0 1 , ea • architecture Ilc Design Standard Pattern Book Sustainable Landscape Approach Several key approaches will be promoted as part of the overall landscape design These approaches are focused on creating a sustainable landscape that is more naturalistic in appearance and uses fewer resources compared to a typical landscape. The following will be utilized to accomplish this approach: High Efficiency Irrigation System: The use of low emitting drip and high efficiency spray irrigation heads will be required. A Central Control irrigation will be evaluated as part of the overall irrigation strategy. A Central Control system has the potential of reducing irrigation demand by over 30% simply by monitoring evapotranspiration rates and adjusting irrigation laterals to adapt to microclimate conditions. Raw Water: The use of raw water as a source for landscape irrigation will be considered. Raw water reduces dependence on treated water and lessens the demand on treated municipal water supplies. The use of raw water would be through delivery by ditch or by well and in conjunction with a holding pond. Raw water storage can also be used creatively to create an aesthetic amenity through delivery in streams and through attractively designed storage ponds. High Efficiency Lighting: A high efficiency lighting system will be used which not only reduces electrical demand but also meets the requirements of full cutoff lighting to reduce light pollution by incorporating full cutoff fixtures. Lighting will also be selected using lamps which reflect a color temperature which more closely reflects natural light. This will likely be Metal Halide, color corrected High Pressure Sodium, or LED light sources, depending on location and functions. • Adaptable Plant Materials: A variety of Trees, Shrubs and Perennials will be specified based on their hardiness and demonstrated success in our semi -arid environment. Natives will be given preference however some adapted and accepted drought tolerant species may be used in key visual areas. Only native plants will be used in designated natural areas. • Biodiversity: Plants will be selected to provide a high degree of biodiversity. The use of a diverse plant palette results in a larger ecological potential which ultimately supports a more diverse wildlife population. Biodiversity will be especially important in the Clear Creek natural area. Plants in this section of the site will be entirely native and be selected based on their current existence within the area. Using native and highly adapted plants provides multiple benefits including: Lower water use, few if any fertilizers or herbicides, and greater plant and wildlife habitat • Low Water Use Plants: Low water use turf grasses will be used in select locations. In high visibility areas turf may be mowed to maintain a well kept appearance, In other areas grasses will be allowed to grow to maintain a natural appearance, to improve habitat and to reduce energy use associated with mowing and to reduce chemical use. Many of the trees, shrubs, grasses and perennials that will be recommended will be able to survive off of indigenous rainfall or on reduced amounts of water. • Water Quality Opportunities: To enhance the water quality leaving the site, water will be treated with water quality ponds or swales. Water quality ponds or swales will be designed with native plants to expand the site biodiversity and encourage wildlife. • Sustainable Materials: A variety of materials that are utilized on the site will encourage the use of pre and post consumer recyclable materials. The use of materials that are renewable will also be encouraged. • Learning Opportunities: A special emphasis will be placed on promoting learning opportunities within the project landscape. Topics associated with the Colorado Landscape and sustainable design will be discussed through interpretive signage, graphic site elements, landscape design and site amenities including sustainable initiatives that will focus on water and energy conservation and the unique attributes associated within the appropriate landscape zones including wildlife habitat and historical highlights critical to each story. These learning opportunities are planned to occur along the Clear Creek trail recreational areas. Landscape Architect BHA DESIGN INCORPORATED * The supporting imagery is conceptual in nature. Sustainable Landscape Strategies Architect 3 -1 - . • architecture nc Biodiversity supports wildlife habitat Low water use plants Water Quality Opportunities Adaptable Plants Use of native grasses Design 1 ;t In dard Ppttern Book Unifying Landscape Approach: A significant unifying element of the project will be the landscaping and urban design components associated with the site. A diverse and colorful composition of plantings and site elements, representing the Colorado prairie and foothills landscape will be utilized throughout the property. The design will include solutions that are focused on both the vehicular and pedestrian scale and speed of the viewer. Based on the unique functionality and theme for this retail environment, the streetscape program will vary from the typical urban streetscape approach. Required street tree quantities will be honored, but will be utilized as part of the thematic experience. Naturalized masses will be encouraged in key areas, replacing the often linear plantings found in urban environments. Gaps between tree groupings are intended to reflect a naturalized arrangement and provide visibility to retail and natural views associated with the site. The landscape will be designed to fit with the natural environment of the site. Turf and landscape beds will be focused on key areas within the streetscape. Native seed options will also be provided to promote the overall theme of the landscape design. Native seed that is utilzed shall be allowed to grow to maturity and re -seed after establishment. An establishment plan shall be submitted to the City for native seed areas. Plant material composition will be structured in flowing masses that reflect the Colorado prairie. The representative planting palette below is focused on providing adaptable planting options offering multiple season interest as well as achieving the biodiversity mentioned above. Special design features will be utilized within the landscape to create visual interest. These may include small plazas, benches, rock cairns, stone wall features, special paving materials and patterns, boulders, theme fencing, and dry or wet streambeds. Interpretive signage will be utilized in Lot 1.1 along the multi - purpose trail and the Clear Creek trail areas. Opportunities also exist to incorporate signage for the tenants and development within the landscape. In addition to signage, key focal areas should incorporate opportunities for social interaction including seating opportunities. Landscape Architect "bh BHA DESIGN INCORPORATED " The supporting imagery is conceptual in nature. Pedestrian Plazas with Outdoor Seating Unifying Landscape Features Architect 3 -2 - . • architecture nc Multi -use Paths Colorado Prairie and Foothill Character Native and Adapted Plants in Pedestrian Areas Naturalized Streetscape Edges Pedestrian Plazas with Outdoor Seating �+ Pattern Book Deciduous Shrubs Amelanchier alnifolia Saskatoon Serviceberry Amorpha canescens Leadplant Amorpha fruticosa False Indigo Arcostaphylos uva -ursi Kinnikinnick Aronia arbutifolia 'Brilliantissima' Brilliant Red Chokeberry Aronia melanocarpa 'Iriquois Beauty' Dwarf Chokeberry Artemesia filifolia Sand Sagebrush Artemesia tridentata Tall Western Sage Atriplex canescens Four Wing Saltbush Cercocarpus montanus Mountain Mahogany Chamaebatiaria millefolium Fernbush Chrysothamnus nauseosus Rabbit Brush Chrysothamnus viscidifloros Low Rabbit Brush Cornus sericea ' Isanti' Isanti Dogwood Fallugia paradoxa Apache Plume Lonicera involucrate Twinberry Honeysuckle Mahonia repens Creeping Oregon Grape Physocarpus monogynus Mountain Ninebark Potentilla fruticosa Shrubby Cinquefoil Prunus besseyi Western Sandcherry Prunus besseyi 'Pawnee Buttes' Creeping West. Sandcherry Rhus glabra Smooth Sumac Rhus trilobata Three Leaf Sumac Ribes cereum Golden Currant Rubacer parviflorus Thimbleberry Salix exigua Coyote Willow Sambucus racemosa Red Berried Elder Sheperdia argentea Silver Buffaloberry Symphoricarpos albus Snowberry Deciduous Trees Acer negundo 'Sensation' Sensation Boxelder Celtis occidentalis Western Hackberry Fraxinus pennsylvanica ' Patmore' Patmore Green Ash Gleditsia triacanthos inermis'Imperial'Imperial Honeylocust Populus x acuminata Lanceleaf Cottonwood Populus sargentii Plains Cottonwood Salix amygdaloides Peach Leaf Willow Ornamental Trees Acer glabrum Acer grandidentatum Alnus tenuifolia Betula occidentalis Crataegus macracantha Populus tremuloides Prunus americana Quercus gambelii Evergreen Trees Abies concolor Juniperus scopulorum Picea pungens Picea engelmanni Pinus aristata Pinus edulis Pinus flexilis Pinus ponderosa Rocky Mountain Maple Bigtooth Maple Thinleaf Alder Rocky Mountain Birch Western Hawthorn Quaking Aspen American Plum Gambel Oak White Fir Rocky Mountain Juniper Colorado Spruce Engleman Spruce Bristlecone Pine Pinyon Pine Limber Pine Ponderosa Pine Ornamental Grasses Achnatherum hymenoides Indian Ricegrass Andropogon gerardii Big Bluestem Bouteloua curpitendula Side -Oats Grama Bouteloua gracilis Blue Grama Deschampsia caespitosa Tufted Hairgrass Festuca rubra Red Fescue Panicum virgatum Switchgrass Schizachyrium scoparium Little Bluestem Sporobolus heterolepis Prairie Dropseed Perennials Achillea millefolium Common White Yarrow Aquilegia caerulea Native Columbine Arnica cordifolia Heartleaf Arnica Coreopsis tinctoria Plains Coreopsis Erigeron speciosus Aspen Daisy Dalea purpurea Purple Prairie Clover Delphinium virescens Plains Larkspur Gaillardia aristata Blanket Flower Geranium richardsonii Richardson Gerarium Iris missouriensis Rocky Mountain Wild Iris Liatris punctata Spotted Gayfeather Linium lewisii Blue Flax Oenothera caespitosa Tufted Evening Primrose Penstemon strictus Rocky Mountain Penstemon Ratibida columnifera Mexican Hat Rudbeckia hirta Black Eyed Susan Thermopsis divaricarpa Gold Banner Yucca glauca Soapweed Zinnia grandiflora Rocky Mountain Zinnia Landscape Architect 4 cr - BHA DESIGN INCORPORATED Recommended Plant List Architect " The supporting imagery is conceptual in nature. 3 -3 I IMMIM We architecture Ilc Natural Parking Lot Islands Natural Markers Provide Character Interpretive Signs Design Standard Pattern Book Overall Landscape Theme Goal Provide a natural setting through landscape design which complements the qualities of the existing natural setting of Clear Creek and the adjacent foothills. Theme The Colorado High Plains The High Plains of Colorado is home to a variety of sub - ecosystems including prairie, riparian forest, wetlands, Pinon /Juniper, and Ponderosa /Scrub Oak. Each ecosystem carries with it an extensive palette of plants including wildlflowers, forbs, shrubs, grasses, and trees. The extensive riparian forest at the corner of 1 -70 and Colorado Highway 58 informs the overall character of the site and offers an opportunity to celebrate the rich natural heritage of the region. Combined with the cultural and natural history of Clear Creek the setting for the project is rich with opportunities to create a dynamic landscape which is both a living system and an attractive addition to the community. Building on this theme the site riparian theme can be expanded through other drainage areas and then be contrasted with additional landscape "eco- zones." These zones will include appropriate landscape features based on their respective hydrologic characteristics. For example dry, south facing landscape areas will feature Pinon and Juniper or Ponderosa Pine and Scrub Oak as feature elements. Grass land areas will incorporate flowing masses of colorful grasses such as Little Bluestem and Western Wheatgrass. Overall Influences • Riparian Forest • Natural and cultural history of Clear Creek • Sub systems such as playas, riparian, wetlands, uplands and forest • Urban areas for people movement, people watching, and recreation The Landscape design will incorporate a complex and varietal series of landscape 11 ecotones" where people, wildlife, and plants will interact at the edge of urban, suburban, and rural settings. Zoning of the site will establish water use intensity, landscape palettes and wildlife protection. Further opportunities exist to promote and interpret the High Plains theme through the integration of interpretive signage, hardscape and site patterns, and select landscape features. This unique theme can also be interpreted through site monumentation, site amenities, walls and lighting. Landscape Architect 4w- Overall Landscape Themes BHA DESIGN INCORPORATED Architect 3 -4 MR Me architecture Ilc Grasses Reflect Colorado Prairie Foothills Character Riparian Forest Character Enhance Site Riparian Areas Use of Native Grasses Native Wildflowers Design c- n Book Landscape Architect 4r- BHA DESIGN INCORPORATED Landscape Standards: High Plains Architect Landscape Standards High Plains Theme Patterns, color, textures and images often associated with the High Plains Bioregion, such as plant zones, agricultural patterns, wildlife, and appropriate color tones will be encouraged. Planting schemes can promote this theme by utilizing a diverse mix of shrubs, trees, grasses and site amenities. Massing can further influence the theme by being arranged in bold masses, often in linear plantings represented in the dry land farming prevalent throughout the High Plains. Tree plantings can take on a variety of styles ranging from linear 'wind breaks' to more naturalistic masses often associated with dry alluvial stream beds. Wayfinding should be reinforced through the planting approach focusing high intensity plantings at key intersections and focal points. Landscape used in this manner reinforces sign systems and utllitizes unwritten visual cues to assist in directing pedestrians and motorists. Materials will also have a large influence in the interpretation of this landscape scheme. Weathered steel, natural stone, concrete and wood are envisioned as materials that can promote the High Plains character. 3 -5 1 M ik e architecture Ilc Natural Materials Promote the High Plains Character Natural Stream Patterns Naturalized Landscape Patterns Plants Arranged in Bold Masses 0 Design Standard Pattern Book "9qII Landscape Standards: Criteria Architect 3 -6 � ar chitecture Ilc Landscape Strategies Landscaping is a significant consideration when planning a quality development and must be an integral part of the project. Landscaping defines major entryways and circulation (both vehicular and pedestrian), parking patterns and helps buffer service areas or adjacent land uses. Landscaping requirements are established in Chapter 26 of the Wheat Ridge Code and also referred to in the city's current ASDM. All landscape materials shall meet the Wheat Ridge code and current standards established by the American Association of Nurserymen. A minimum of 20% of the overall project shall be landscaped with individual lots each requiring a minimum of 15% to be landscaped. Plant species must be identified on a landscape plan and shall be approved by the city. All trees located within 100 feet of the primary entrances and pedestrian areas shall be a minimum caliper of 2 1/2" at the time of planting with all other trees required to have a caliper of 2 ". Tree spacing along the private streets and access drives shall be designed to avoid obscuring entrances to buildings and signs. Height and screening of landscape at street intersections shall also meet the site triangle requirements located in city code. All areas designated to be landscaped shall incorporate live materials which include, but are not limited to, trees, shrubs, grasses, or ground cover plantings. A comprehensive native seed establishment and maintenance program shall be submitted to the City for all native seed areas in conjunction with FDP landscape plans. The City should anticipate typical one year establishment period for irrigated trees, shrub and turf areas. Native dryland seed areas may have a longer establishment period of up to three years. Adaptable Landscape Buffers at Right -of -Ways Agricultural Warm Earth Tones Expression of WaterFlows within Landscaping Landscaping and Natural Forms at Perimeter Buffer Zones Perimeter Landscaping Diverse Plantings Design Landscaped Medians in Parking Areas ta nri rri Ratterin Book Surface Parking Strategies Landscape islands within parking lots shall be located to break down the scale of the lots, provides shade for users as well as reduces the heat island effect, and increase the quality of water runoff while decreasing quantity. Individual lots requiring parking for more than 400 vehicles shall be divided into smaller areas that do not exceed 400 spaces by the introduction of landscape medians and /or pedestrian walkways that link the user to buildings from the street sidewalk system. The placement of landscaped areas throughout the interior of the paved area shall average one landscaped island for each 15 pair of parking spaces within a double bay configuration and shall average one landscape island for each 30 parking spaces within a single bay configuration. Each required interior landscaped area shall be a minimum of 162 square feet in size with no dimension less than five feet and contain at least one tree. Each of these landscaped areas shall contain (1) 2" caliper tree, (4) shrubs or acceptable ground cover. Plant material shall be provided to ensure 75% coverage within three years. A 10' minimum landscape buffer is required around the perimeter of parking areas. Landscape Standards: Parking Areas Architect " The supporting imagery is conceptual in nature.. 3 -7 11111 ft� architecture Ilc Defined Edges Plant Buffers between Parking and Pedestrian Areas Grasses within Parking Areas Buffered Pedestrian Zones Section 4 Site Amenities Landscape Architect L b h2i mr�: re ,1mr.1 101 F.1 wol z�.: Architect 4 -0 I n . I - architecture Ilc Design Standard Pattern Book Streetscape Theme and Amenities The themes for streetscape and pedestrian amenity areas correspond with the overall landscape approach characteristic of the Colorado prairie and foothills character. The design includes solutions that are focused on both the vehicular and pedestrian scale and speed of the viewer. �h L Based on the unique functionality and theme for this retail environment, the streetscape program will vary from the typical urban streetscape approach. Required street tree quantities will be honored, but will be utilized as part of the thematic experience. Naturalized masses will be encouraged in key areas, replacing the often linear plantings found in urban environments. Rather than a uniform approach across the entire development, streetscape treatments will be zoned to create a sequence of settings that reflect proposed land use, visibility to retail and natural views associated with the site. Primary gateway areas, key intersections and areas of pedestrian activity will have the highest intensity and diversity of plantings. Transition areas and outlying zones will use more standard plantings of trees and turf with shrub areas to buffer adjacent uses, but will still incorporate the naturalistic, informal plant spacing. Landscape Architect 4 w- BHA DESIGN INCORPORATED Streetscape Themes an Amenities Architect 4 1 0 111 - 11, • architecture Ilc Design Standard Pattern Book �t — tee - - s G AF-Tr""t"w� .4I'.U✓V' f lE t� { �I \� S t e ( � •1 1 1 i ` 1 `1 1 t" I t is \mac r MATCHLINE U� "� Landscape Architect 4w- BHA DESIGN INCORPORATED Conceptual Streetscapes Zoning Plan Architect Tertiary Intersection 4 -2 a . • architecture Ilc Design Standard Vattern Book 0' - t' To f.O.W. 41'(W) Pr_W # t�t> Slge[nthc� . 7y,, .Tree (~ (/, ( ID' ) 4>a i GKED 51PeAVA "K FA O' - 'f' - m PS o. W. Pw " T. pr WAY l(I'(lO�) PF_VrkE S1U_ H.E- 7 r",-- LkWN '�� SEG170N Gt} Of•t 1 /5 it1 DNuNEiIlr 5 /bN f /N7F�5$G7 /oN -- A /NGWOC 5, 3Hrwb5 i Mr s CON Es Sour begs _ CABELA DRIVE STREETSCAPE TREATMENT INTEf�S��'>"loN FE�t7vR -,r- •• . 1 M AY IAIGLVpr- T7�Fs 5 5 Of�N'tNfENTa4ri LANDSCAPE DATA: �5 BoIiLO�R�S f FOR 300' SECTION @ 35' O.C. lk"IUMFlVT 5fd TREES REQUIRED = 9 TREES PROVIDED = 9 Soo' 56G77 oN W. 40T" AVENUE CLEAR CREEK DRIVE ' STREETSCAPE TREES PROVIDED BOTH WITHIN STREETSCAPE TREATMENT AND OUTSIDE OF THE ROAD R0W TO CREATE STREETSCAPE TREATMENT INFORMAL LANDSCAPE CHARACTER NOTE: Diagrams illustrate methods for achieving required street tree planting quantities in informal arrangements both within and adjacent to the street right -of -way. Quantities are separate from planting requirements for individual lots, and do not reduce or replace required lot planting quantities. s Ad LANDSCAPE DATA: FOR 300' SECTION @ 35' O.0 TREES REQUIRED = 9 TREES PROVIDED = 9 • STREETSCAPE TREES PROVIDED BOTH WITHIN AND OUTSIDE OF THE ROAD R.O.W. TO CREATE INFORMAL LANDSCAPE CHARACTER LANDSCAPE DATA: FOR 300' SECTION @ 35' O.0 TREES REQUIRED = 9 TREES PROVIDED = 9 STREETSCAPE TREES PROVIDED BOTH WITHIN AND OUTSIDE OF THE ROAD R.O.W TO CREATE Landscape Architect INFORMAL LANDSCAPE CHARACTER P Conceptual Streetscapes Zoning Types qlw BHA DESIGN INCORPORATED Architect 4 -3 P RO% architecture Ilc LANDSCAPE DATA: FOR 300' SECTION @ 35' O.C. CABELA DRIVE TREES REQUIRED =9 TREES PROVIDED = 9 STREETSCAPE TREATMENT STREETSCAPE TREES PROVIDED BOTH WITHIN AND OUTSIDE OF THE ROAD R.O.W TO CREATE INFORMAL LANDSCAPE CHARACTER '3o0' SE677oN kt! + o 7H A !/ e Al I/ E Design Standard Pattern Book Site Amenities and Pedestrian Areas Streetscape zones correspond to the public street hierarchy, gateway areas, planned land uses, and proposed areas of pedestrian connectivity. Pedestrian areas will be similarly structured to focus a richly designed environment in areas where pedestrians are most likely to congregate. Rather than regularly spacing benches evenly along major public roads, furnishings and site amenities shall be focused in key pedestrian zones and connections between pedestrian destinations. Requirements for Site Amenities: Benches At Buildings: 1 bench is required for every 100 feet of building frontage. Benches are required on the sides of buildings where there are pedestrian entry points (not including service doors). A minimum of 1 bench is required for building lengths less than 100'. Benches are permitted to be located in groups of 2 every 200'. Benches must be located as to not reduce the required width of sidewalks. Trash Cans (1) Trash can is required for every (2) benches and are encouraged to be located adjacent to the benches. A minimum of (1) Trash Can is required for each building. Tree Guards Tree Grates / Guards At sidewalks, where not located in raised planters, trees are required to have tree grates and /or tree guards. Moveable Planters Where landscaping is required, moveable planters can be used in lieu of raised planters permitted the required landscaping quantities are met. Landscape Architect 4 w- Fire Pit BHA DESIGN INCORPORATED Site Amenities and Pedestrian Areas Architect 4 -4 19 We architecture Ilc Outdoor Dining Areas Tree Grate Ornamental Planters Ornamental Screens Stone Seating Wall Design Standard Pattern Rook I 35' High Vehicular Area Light Fixture Manufacturer: Visionaire Lighting Fixture Style: Monterey (Metal Halide or LED) Mounting Arm Style: VA -110 Base Style: DCB -10 Finish: Black Lighting Appropriate lighting can enhance the intimate, pleasant, soothing character the city seeks to promote in each district. Three types of lighting shall be utilized: Pedestrian, Vehicular, and Decorative. Successful developments acknowledge durability, efficiency, light quality and quantity, and light pollution as four important characteristics when selecting exterior lighting. 12' High Pedestrian Light Fixture PL Manufacturer: Visionaire Lighting Fixture Style: Monterey (Metal Halide or LED) Mounting Arm Style: VA -110 Base Style: DCB -10 Finish: Black 1. Pedestrian The majority of the lighting located along primary pedestrian routes and sidewalks shall be pedestrian scaled poles no greater than 12 feet in height. The light fixtures will be compatible with the style of architecture of the project and the style and type will be consistent throughout the project. Illumination levels for pedestrian areas shall have minimum horizontal illuminance of 1 footcandle. All pedestrian type light fixtures (square timber poles) shall be designed to contain the illumination on -site with light sources (direct lamp) fully shielded and full cut -off. 2. Vehicular Parking Areas The parking area shall be designed for safety, security, and efficiency with light poles that are not to be greater than 35 feet in height which utilize cut -off fixtures to minimize unnecessary light spill -off and light pollution. Parking areas shall have a maximum average horizontal illuminance of 3.6 footcandles and a minimum average horizontal illuminance of 1 footcandle. All vehicular light fixtures shall be designed to contain the illumination on -site and shielded from adjacent properties. All utilized vehicular light fixtures shall be downcast, fully - shielded and full cut -off. The source of illumination, defined as luminary or bulb, shall not be directly visible from adjacent properties or rights -of -way. Site Amenities: Lighting Architect 4 -5 MR We architecture Ilc Alternate Pedestrian Light Fixture TimberWood Custom Alternate Pedestrian Light Fixture TimberWood Custom Design r_ t Fi V Standard Pattern Book Site Amenities: 3. Decorative Special lighting may be used for public works of art or other areas of special visual interest. These objects require a higher light level to attract attention. Wall- mounted decorative lighting, landscape lighting and pedestrian level light bollards are encouraged to enhance the overall atmosphere of the streetscape and designated open spaces and plazas along the main street and other heavily oriented pedestrian spaces. All decorative light fixtures shall be designed to contain the illumination on -site with light sources (direct lamp) fully shielded from adjacent properties. Uplighting is not permitted. Examples: • Decorative Bollards to light circulation paths, landscape features, and pedestrian areas • Wall washers to highlight textured stone and brick walls • Sign Lights to light retailer signage, decorative wall features, and environmental graphics • Post mounted fixtures located at railings and bridges to light pedestrian paths and landscaping features • Step lighting to light changes in horizontal surfaces and stairs L i g h t i n g Architect * The supporting imagery is conceptual in nature. 4 -6 MR Me architecture Ilc Post Mounted Gooseneck Sign Lights Decorative Bollard Wall Washing Downlight Wall Washing Downlight Design Standard Pattern Book Section 5 Site Planning 5 -0 Architect W . •architecture Ilc 12' avg 33'w/ dropoff 30' w/o dropoff TWO -WAY TRAFFIC W/ DROP -OFF LANE Design 7' in low +' PARKING LOT Standard Pattern Book Parking Standards Parking areas located in the front of retail buildings allow large sized single -use buildings to operate with convenient and well defined accessibility. With building depths sometimes exceeding 400 feet, it makes it difficult to locate parking in the rear of the building and visually disconnects its users from the entrance/ exit points. All motor vehicle parking for large retail users shall be located in the front and /or side of the buildings. Parking is permitted for motor vehicles between the primary fagade and a public/ private street and shall incorporate the required open space and landscape buffers. Parking areas that accommodate more than 400 vehicles shall be divided into smaller parking areas that do not exceed 400 vehicles by the introduction of landscape medians and /or pedestrian walkways that link the user to buildings from the street sidewalk system. Avoid dead -end aisles in the parking areas by providing cross access easements between adjacent lots and similar uses. See the landscape standards section for guidelines dealing with the treatment of interior lot and perimeter screening for parking areas adjacent to public streets. Other uses such as hotels and offices are permitted to have parking on all sides of building. Refer to ODP guidelines for parking count requirements. Where a high mix of uses exist, shared parking analysis is encouraged due to different parking demands at different times of the week or day. The Urban Land Institute (ULI) provides additional information on shared if deemed necessary. Parking Lot Characteristics for large single -use retail tenants ■ Two -way traffic with potential of drop -off lanes ■ Sidewalk on building side - width varies with an overall average for the length of the building to be a minimum of 10 feet. ■ Open access to parking lot from the front drive. ■ Proper landscaped parking lots (see Landscape Standards for parking lots) with pedestrian walkway connections and raised crosswalks near entry points. Parking area guidelines for large single -use Retail tenants. Plan and section profile. Site Planning Standards Architect 5 -1 . • architecture Ilc Design Standard Pattern Book Building Separation A minimum building separation of 30 feet is required between detached buildings on the same lot unless one of the buildings requires an unlimited area (defined per code), and in that situation a minimum separation of 60 feet is required. Buildings that are attached but separated from adjoining space by a fire rated wall are not required to meet these separation distances Building Placement Building placement permits large setbacks due to the size of the building with some limitations. Primary facades shall provide for a more human scale, while providing for the construction of canopies, arcades and plazas which create shade and shield the pedestrian from wet weather. Projecting signs, balconies, arcades, awnings and outdoor seating areas may extend beyond the building as long as 6 feet of unobstructed sidewalk width is retained. Sidewalk Clearances Sidewalks must be provided along all street frontages (public and private) and provide pedestrian connections from the public or private sidewalk to the principle buildings. Due to the potentially large setbacks permitted by the build -to limitations, each large scale tenant shall have a minimum of two continuous sidewalk connections from a public street to their primary entrance. Sidewalks shall have a minimum of 6 feet of clear width at all times. Sidewalks along primary building elevations are required to include a 6' wide (minimum) amenity zone in addition to the 6' clear sidewalks. Traffic Calming at Pedestrian Crossings In order to provide a safe pedestrian environment, traffic calming devices and methods shall be required connecting between pedestrian walkways in parking fields and primary building entrances. These methods include raised sidewalk crossings, contrasting materials in crosswalks, sufficient stop signs at pedestrian crossings, and good quality landscaping that identifies pedestrian zones and paths independent from vehicular routes. Site Planning OR Raised Sidewalk Crossing to Calm Traffic S t a n d a r d s Architect 7 5 -2 19 We architecture Ilc Pedestrian Friendly Sidewalk Crossing Site Planning Photos Material Change at Sidewalk Crossings Raised Sidewalk Crossing to Calm Traffic S t a n d a r d s Architect 7 5 -2 19 We architecture Ilc Pedestrian Friendly Sidewalk Crossing Site Planning Photos Design Standard Pattern Book -- —� _ - 41P . ' le le Conceptual Massing View .co I S Streetscape & Site Amenities When large scaled conventional retail is planned for a commercial development, the planning must not completely give in to the automobile needs and ignore the pedestrian network. There are many examples of successful large scale retail shopping centers that accommodate the automobile and public transportation at the same time, providing many qualities to the pedestrian network and surrounding community. Special emphasis placed on quality and functionality of the pedestrian environment along a street improves social interaction, encourages walking from destination to destination without the use of the car, and at times provides an outdoor extension to the adjacent building use. The architecture of the buildings greatly impact the character of the streetscape with such factors as building scale, articulation, and transparency. These factors are further discussed under the Architectural Standards section of this manual. Outside the envelope of the building, the introduction of elements such as decorative paving, ornamental landscape, lighting, furniture (moveable and stationary), and art are encouraged to help build the streets uniqueness and human scale qualities. The proper placement of buffers, open space and plazas also provide relief to the normally expansive parking lots and long linear building edges. Increasing the quality of the site by focusing on the pedestrian realm creates opportunities to enhance the shopping experience and showcase the surrounding natural environment. Site Planning Standards Architect 1 •�/ _ 5 -3 . • architecture Ilc Perimeter Buffers Parking Area Sidewalks Landscaped Islands Design Standard Pattern Book all sides. Outparcel Standards Outparcels or subdivided lots may be developed over time which normally are positioned along the arterial roadways and feed off the larger tenants or shopping centers. The outparcels are an important factor in complimenting the functional needs of the overall development, acknowledging the public streets, and feature a variety of architecture which articulates the building on all sides. This section of the design manual will provide additional standards and guidelines when planning and constructing the commercial outparcels. For this development and purposes of this design manual, outparcel is defined as a lot separated from the originally parceled commercial development. OutParcel Site Planning Standards 1. Allowable Uses See the allowable uses chart under attached to the approved Outline Development Plan to identify the allowed uses for each lot. 2. Total Open Space A minimum of 15% Open Space (Landscaped Area) shall be provided for each outparcel as long as an overall project total has a minimum Open Space (Landscaped Area) of 20 %. 4. OutParcel Sidewalk Clearances All outparcels must provide sidewalks along all street frontages and provide pedestrian connections from the public or private sidewalk to the principle buildings. Sidewalks shall have a minimum of 6 feet of clear width at all times. 5. Outparcel Building Setbacks Refer to the Development Standards Chart in the ODP for OutParcel building setbacks on a lot by lot basis. 6. Drive -Thru Standards Drive -thru Outparcels are permitted as approved uses per the ODP with the following requirements: a. Drive -thru lanes are not permitted to be located between public streets and the Outparcel building. b. Drive -thru lanes must be screened from street view through the use of landscaping and /or low walls of similar material as the outparcel building c. Drive -thru lanes must have adequate queuing to avoid traffic from backing up into adjacent streets 3. Parking Standards Parking is one component of the successful commercial area. Limited parking areas located in the front of the buildings allow outparcel buildings to operate with convenient and well defined accessibility. Where feasible, parking can be distributed to the side and rear of outparcels to encourage pedestrian connectivity. Buildings pulled close to the primary street edge allow for shorter walking distances from public or privates sidewalks through parking fields. Allowing cross - access easements between adjacent parking fields facilitates the flow of traffic between complementary users. Parking areas that accommodate more than 50 vehicles shall be divided into smaller areas by the introduction of landscape buffers, medians and /or pedestrian walkways that link the user to buildings from the street sidewalk system. Dead -end aisles shall be allowed only when adequate and unimpeded turn - around space is provided. Outparcel Site Planning Standards Architect 5 -4 F ftl�qm architecture Ilc Outparcel building oriented toward outdoor open space and seating. Secondary entrances encourages free standing buildings to articulate Design Outparcel Architectural Standards This section of the design manual focuses on the architectural standards for Outparcel Buildings. Aspects related to building orientation, transparency, and articulation provide the free standing outparcels a unified set of guidelines for future development. The outparcels shall conform to the architectural influences guidelines that are set forth in the Architectural Requirements Section 6. The elements discussed in Section 6 of this manual introduce a distinct palette of forms, scale, materials, color and detail that unify the architecture and which the development can manipulate and apply to future outparcels. 1. Building Orientation A successful commercial outparcel must have optimum visibility from primary streets and have front entrances located convenient to the primary pedestrian approach. Secondary entrances are encouraged on any side of the building to allow access to outdoor seating, plazas, and special activities. Outparcels that have direct vehicular access from Primary Streets (not internal private roads), are required to have a pedestrian entry on that Primary Street. Outparcels that have access through internal private roads are permitted to orient the entry towards the parking field that is associated with the building. When Outparcels are located on Primary Streets, parking is not permitted between the building and the street, 2. OutParcel Building Transparency and Articulation OutParcel buildings less than 15,000 SF shall have a minimum of 60% of transparency on the primary entrance walls and minimum 20% on the side elevations at the pedestrian level (measured linearly between 3 -8 feet above grade) on the first floor. Display cases may be used on the exterior walls in lieu of windows with a minimum of 24" of depth and shall be used to display merchandise and other items of interest. OutParcel buildings shall have no more than 30 feet of horizontal distance on all walls without articulation or architectural relief. Building wall articulation shall include an offset in wall plane of at least 2 feet and is encouraged to be more. Examples of wall articulations and reliefs include, but not limited to, pilasters, windows, pedestrian entrances, arcades, fixed canopies, upper level setbacks, balconies, dormers, or other types of building massing that modulates the building mass or surface texture by at least 2 feet. f OutParcel Landscaping Standards 1. Surface Parking Landscaping Parking areas that accommodate more than 50 vehicles shall be divided into smaller areas by the introduction of landscape buffers, medians and /or pedestrian walkways that link the user to buildings from the street sidewalk system. The placement of landscaped areas throughout the interior of the paved area shall average one landscaped island for each 15 pair of double -bay parking spaces or one landscaped island for each 30 parking spaces within a single bay configuration. Each required interior landscaped area shall be a minimum of 162 square feet in size with no dimension less than five feet and contain ground cover and at least one shade tree. Such tree(s) shall be located within the landscaped area to maximize the shading of the pavement. AV Outparcel Architectural Standards Architect Standard Pattern Book 5 -5 MR! architecture Ilc Landscaped islands help soften areas in parking area. An outparcel uses decorative fencing and landscape to buffer the parking area from the public street. Freestanding outparcel with transparency and articulation. Design Standard Pattern Book Section 6 Architecture Architect F . •architecture Ilc Design Standard Pattern Book Architectural Intent and Character The Clear Creek Crossing Development unifying architectural theme originates in the elements and materials found originally in Mountain Lodge and River Recreation buildings found throughout the region. Although these building types are the inspiration for the development, it is encouraged to develop a variety of styles and interpretations while utilizing a selection of unifying elements. Unifying architectural themes for the Clear Creek Crossing Development are defined in Section 6 -2 (Architectural Elements), Section 6 -3 (Architectural Materials), and Section 6 -4 (Building Articulation). These sections demonstrate a flexibility to the overall design approach while still providing a relationship between the various buildings. Modern interpretations are expected and encouraged based on the needs and scale issues associated with a wide variety of building types and sizes. In addition to the unifying architectural elements, there are also a set of requirements for Building Transparency (Section 6 -5), Building Orientation (Section 6 -6), and Service Area Screening (Section 6 -7). These sections set forth a series of standards that will maintain a consistent level of quality throughout the development. The project examples on this page represent a wide range of approaches that have utilized the regions architectural history to influence their design. The resulting styles vary from more traditional approaches to thoroughly modern adaptations of the regions architectural history. The buildings throughout the Clear Creek Crossing Development will not be of a single style, but will utilize the same set of design elements to provide the unifying features of the various buildings with each building also addressing its unique requirement of size and scale. Architectural Intent and Character Architect 6 -1 . arc hitecture Ilc Mountain Lodge Style with heavy timber and stone Traditionally influenced Lodge w/ pitched roofs, lap siding and stone Modern adaptations of building elements Modern interpretation of regional architectural elements Use of regional materials and natural landscaping Design Standard Pattern Book Category 1: Roof Forms I Category 2: Structure Category 3: Walkways I Category 4: Canopies A. Pitched and /or Shed roofs D. Stone /Synthetic Stone Pilasters U Unifying Building Elements Clear Creek Crossing standards permit a variety of styles and interpretations of the regional architecture, but require the use of a set of consistent elements to create relationships between the buildings throughout the development. Individual buildings must provide at least 3 of the elements listed below and at least 3 of the categories must be used on Primary Elevations. For example, a building that uses Stone Pilasters, Colonnades, and Metal Awnings meets this requirement by using at least 3 elements within 3 separate categories. A building utilizing horizontal canopies, metal awnings, and Timber Framing would not meet the requirement because only 2 of the categories are utilized. Category 1: Roof Forms A. Pitched and /or Shed Roof Elements B. Articulated roof parapets or generous roof overhangs C. Expressed Gable Roof or Gable Dormers Category 2: Structural Elements: D. Stone / Artificial Stone Pilasters, Columns, or other Vertical Stone Elements E. Timber Framing and /or Columns F. Expressed Metal or Wood Brackets at roof and /or canopies Category 3: Walkway Elements: G. Colonnade or Arcade at Primary Facades H. Shade Trellises along walkways J. Decorative Lighting (wall or bollards) Category 4: Canopy Elements: K. Horizontal Metal Canopy L. Sloped Metal Awnings M. Sunshades / Louvers at windows or Entries E. Expressed Brackets at Canopy E �X LJA J. Sunshades / Louvers at Entry Unifying Building Elements Architect M i 6 - 2 - . • architecture llc B. Articulated Roof Overhangs E. Timber Framing G. Colonnade at Entries K. Horizontal Metal Canopy H. Shade Trellises H. Sloped Metal Awning C. Expressed Gables / Dormers J. Decorative Lighting `— - Natural and Simulated Stone - -- Including Ledgestone and r � ' __� ► -_ - _ Cultured Stone r - O U `— ' (6 -- --'�r T_� x 3 �ac . c Lr _ c Design Standard Pattern Book Integrally Colored Split -Face CMU Building Materials Appropriate materials will be used in accordance to the Regional Architectural Influences selected for this development. Buildings shall be constructed or clad with materials that are durable, easily maintained, and of quality that will retain their appearance over time. Also, the use of materials that are extracted and manufactured within the region is encouraged. Materials have been identified as Primary Materials or Non - Primary Materials. The Primary Materials are considered to be the unifying materials throughout the Cast Stone including development and must make up at least 75% of the area of the primary facade (when rocked and smooth added together). The Non - Primary materials are permitted to be used in conjunction with the Primary Materials but cannot constitute more than 25% of the Primary Facades. Non - Primary facades are flexible in terms of amount of materials utilized as long as the materials fall within the Primary Material and /or Non - Primary Material lists. CO C: Q ° Siding Including Horizontal Lap Siding and Vertical Board & (n Batten Siding J W Q Q W Stucco including synthetic stucco finishing systems Dark Toned Brick including Face Brick and Thin Brick Glulam and Timber framing and accents Metal accent Panels including decorative resin core panels Metal Roofing Architectural Asphalt Shingles Primary Materials (Each building shall utilize the following materials, when added together, to constitute 75% of the area of the Primary Facade) • Natural or Simulated Stone ( Ledgestone / Cultured Stone) • Board on Board or Board and Batten Siding • Natural tones Stucco / Synthetic Stucco Walls • Dark Toned Brick • Clear Storefronts and Windows do not count toward building face area Non - Primary Materials (These Materials are permitted to be used in addition to the Primary Materials on Non - Primary Elevations and on Primary Elevations permitted they do not exceed a total summed area of 25% on the Primary facade) • Integrally Colored Split Face CMU • Cast Stone (panels and trim) • Timber Beams and Details • Metal or Decorative Resin -Core Panels as accent materials • Metal Roofing • Roofing tiles / Architectural asphalt shingles • Metal Trim (coping, etc) Building Color Palettes Color schemes shall tie building elements together, relate separate buildings to each other, and shall be used to enhance the architectural form and character of the building. The building colors should utilize earth and other natural tones as found in the surrounding environment as their primary consideration. Intense bright or fluorescent colors shall be limited only as accents and not be the predominant color on any wall or roof of a building, excluding signs. Unifying Materials Architect 6 -3 9 0 . • architecture Ilc Example of Wall Articulation and Material Options Design Standard Brick Cast Stone Cap Recessed Alternate Material Infill Cast Stone Pier Recessed Brick Cast Stone Base Example of Wall Articulation and Material Options A Identifying Feature Standai Green System Recess Materia Decorai Cast Sti Vegetation Screen Decorative Features Example of Wall Articulation and Material Options Building Articulation All buildings shall be designed to provide street front vitality. Long expanses of blank walls tend to be monotonous and uninviting to the user. Buildings without relief and interest tend to create a massive scale and make the public realm impersonal. The inclusion of building articulation is significant when designing human scaled and pedestrian oriented commercial developments. No more than 50 feet of horizontal distance shall be provided without articulation or architectural relief for building walls considered the Primary Facade. Building walls along the rear or side service areas shall have no more than 75 feet of horizontal distance without articulation. Examples of building wall articulation and reliefs can include, but are not limited to, pilasters, windows, pedestrian entrances, arcades, awnings, vegetation screens, upper level setbacks, balconies, dormers, or other types of building massing that modulates the building mass or surface texture. Building wall articulation shall include an offset in the wall plane of at least 2 feet and is encouraged to be more. For single -use large format buildings with the primary facade longer than 200 feet, at least 1 major identifying feature shall be incorporated into the design. Examples of major identifying features include, but are not limited to, multi -story pitched roof entries, towers, exposed steel structures, or other similar architectural features that tie into the architectural theme for of th ebuilding. Buildings are required to maintain architectural approach that provides a clear point of entry by increasing the level of building articulation at the points of entry Unifying Building Articulation Architect Standard Pattern Book 6 -4 . arc hitecture Ilc Covered Walkway Wall Articulation in small shop retail buildings Partial Arcade Use of Pilasters to articulate Facade Design Standard Pattern Book rl L_ Building Transparency All buildings shall be designed to provide street front vitality. Windows attract pedestrians, who act as a security system for business and allows the tenant to interact with people on the street. Building transparency is significant when designing human scaled and pedestrian oriented commercial developments. Large format retailers pose a challenging situation when dealing with high transparency due to their specific design criteria and leasing plans. Building walls considered the front primary facade shall have non - reflective, transparent windows or glazed surfaces that meet the following requirements for transparency at the pedestrian level (measured linearly between 3 -8 feet above grade) on the first floor: • Small Tenants (0 - 14,999 SF) 60% • Medium Tenants (15,000 - 99,999 SF) 30% • Large Tenants ( +100,000 SF) 15% Opaque and reflective glass types shall not be included as part of the transparency calculations. Display cases may be used on the exterior walls in lieu of transparent windows with a minimum of 24" of depth and shall be used to display merchandise and other items of interest and will contribute to the transparency requirements. Architectural Standards: Transparency Architect 6 -5 We architecture Ilc Transparency at Grade - Large Tenant Transparency at Grade - Small Tenants Transparency at Grade - Small Tenants Transparency at Grade - Medium Tenant Design Standard Pattern Book Building Orientation A successful large scaled commercial development must have visually clear and defining front entrances. Tenants and their users require convenient parking and easy accessibility. Side entrances, in addition to the front entrances, allow multiple opportunities for buildings to orient to open spaces and formal landscaping on all sides. This development allows the building to front various elements, including parking, and therefore shall create entrances with a high level of interest. An entrance or entrances of buildings or units shall be located on the first floor on the primary facade. Secondary entrances are encouraged on the side walls of the building to allow access to Clear Creek, outdoor seating, plazas, and special display areas. Y T 4K (y� ` I Y /_. A .r p - m •.at- Glazing Oriented Toward Outdoor Seating Areas 7 Storefront Oriented Toward Sidewalk & Street Primary Entry Feature Oriented towards parking fields for big -box stores Architect 6 -6 g q o ar chitecture Ilc In most cases, tenants possess a specific set of needs pertaining to the siting and location of their structures. Tenants and customers require easily accessible parking oriented toward major arterial roads and transit routes. (Open spaces and pedestrian oriented connectors will link Clear Creek to the development.) Increased transit viability and natural landscaping will also enhance the overall experience of the development while clearly defining vehicular and pedestrian areas. The standards are designed to make the project a convenient destination area that balances the increased vehicular needs with less expansive parking lots by introducing open space buffers that soften the surrounding environment and provide pedestrians with visual interest as well as a sense of security. Architectural Standards: Orientation Clear Front Entrance Design Standard Pattern Book Servicing and Screening On -site service areas, including loading docks, trash and dumpster collection areas, outdoor storage, and similar service uses are required to be visually screened from any right -of -way. These areas shall be oriented toward the rear side of the buildings and shall be at a minimum of 30 feet from any primary public or private street and internal pedestrian walkway. Trash and recyclable locations shall be permanently defined and screened with walls or fence and landscaping. All screening devices and enclosures shall be incorporated into the overall design of the building using similar form and materials. The height of the trash equipment must not exceed the height of the screening wall or fence. r �- •� . a • .a, a e• f r ;1J - "3 KY i - I L lips 4f F s �. •� .. " � � i � o �C �` t�: � sri. �I�JS j ei ryayy -� Service Area Enclosure/ Screen Example Architectural Standards: Mechanical equipment, when improperly located on a site or improperly screened, can contribute to noise problems and create visual blight. All mechanical equipment must be screened. If the equipment is placed on grade of the rear side of the building it shall be enclosed by a screening wall and shall be located a minimum of 30 feet away from any designated open space and public or private street. Mechanical equipment on the roof shall be screened from abutting streets with parapets, as observed from the adjacent street, or other types of visual screening systems. Servicing & Screening Architect 6 -7 architecture Ilc Architectural Example Showing Rooftop Units Screened by High Parapet Masonry and Vegetation Screen Wall Landscape Screening Example Envision _WH_EAT RIDGE A Plan For A Bright Future 1. ASSETS Parks and Open Space 2. FOUNDATION Neighborhoods see Chapter 3 Criteria for ■ Mixed -Use Commercial z a� I r r L-- -. .. i e ' ling idor law P T take We tLak Bas _c Rz ions = 38TH AVE �merc' oun td ♦ ` orridor t - Lena Gulch -- N. Henry Le Rezervolr _ 32ND AVE �- ' a G� e I LL r N' 2 Mapl - -• i - b 1 G ? t. ; 139 o �o 0 5 Y -0.5 DA WAL 4. ACTIVITY CENTERS Regional Commercial The Structure Plan provides strategic guidance for future Center development and redevelopment efforts. The categories displayed on the Structure Plan show the general locations of desired future land uses, but the map symbols (especially corridor widths and sizes of activity centers) F are not Intended to depict precise boundaries. 3. "0 `�2� 1 Community Connects Commercial to Arvada _ Center i Wadsworth Corridor - Lake Rhoda �L 6 — _ i rHAVE Neighborhood ? � Commercial 4 � — r t 'r — K��' - -_— Center C onnect - - - Connects • tO � �1 Highland rH AVE 0111111111LAMMEW KAj� � 3 Employment/ Z Commercial 32ND AVE Center LU a IMF 26TH AVE - --- -- � �-�'- --�- � -- ---- Connects Primary o BelMar Employment Miles` 3. CORRIDORS, GATEWAYS T Employment Mixed -Use Primary �- Main Street _ Neighborhood ^ Primary Em to ment •• Commercial .& Corridor With 4. Commercial K H Gateway 9 Corridor H I Corridor Nei Portals with / W City Of Neighborhood Portals heat 1dge 4. EXHIBIT 5 City of � Wheat j , dge CO DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29` Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857 NEIGHBORHOOD MEETING RECAP Date: February 25, 2010 City Staff Present: Meredith Reckert, Senior Planner Tim Paranto, Public Works Director Ken Johnstone, Community Development Director Location of meeting: City Council Chambers Wheat Ridge Municipal Building 7500 W. 29` Avenue Wheat Ridge, CO 80033 Property location: Lots 1 — 6, 9 and 10 of the Cabela's /Coors Subdivision, Filing 1 amended Plat plus a portion of unincorporated Jefferson County known as the TMAC site Applicant(s) present: Dennis Remington, Cabela's Applicant's representatives present: Chris Schneider - Project One Gary Thomas - Martin/Martin Jonathan Ekstrom, Mike Gaughan - MGA Communications, Inc. Noel Cupkovic, Jeff Hoskin, Jason Colon - Cupkovic Architecture LLC Mark Kieffer - Norris Design Bob Felsberg - FHU Property owners: Cabela's, Coors, Jefferson County Property Owner(s) present? Yes Existing Zoning: PCD, Planned Commercial Development Comprehensive Plan Designation: Regional Commercial Center Applicant's Proposal: The applicant is proposing an amendment to the Outline Development Plan (ODP) to accommodate changes to the site design, which include the realignment of 40` Ave and the addition of a retail village, or town center, and other anchor tenants. The revised plan also includes the potential incorporation of an adjacent parcel, currently owned by Jefferson County and home to the Table Mountain Animal Shelter, which will be relocating. If this parcel is acquired, it will be annexed into the City of Wheat Ridge and will be included within the ODP boundaries. If the Jefferson County parcel is not acquired, the ODP boundaries will remain the same as they were in the EXHIBIT 6 original ODP. The applicant proposes to include a book of design guidelines (pattern book) to address standards such as architecture, setbacks, and streetscape design as part of the ODP submittal. The design guidelines would be adopted as part of the ODP and utilized by staff to review future development proposals and ensure consistency of design within the ODP area. In terms of traffic impacts from the new site layout, the applicant is in the process of reevaluating trip generation and peak flows based on changes in use and square footage in the revised plan. After preliminary analysis, it appears that the greatest change from the original traffic report — part of the approved ODP — will be during the weekday peak hour. The applicant is requesting a meeting with Public Works staff to discuss how changes to the transportation network and traffic impacts should be addressed for the revised submittal. The applicant is also proposing to amend the original plat configuration should the ODP amendment be approved. Existing Conditions: The site is currently vacant with some completed public improvements. An ODP and FDP were approved for the site in 2005 -2006. Initial site grading was performed in 2005 under the terms of an SUP for major landfill and excavation issued by the City pursuant to case number SUP -05 -0. Subsequent fill and grading permits were issued per case numbers SUP -05 -04 and SUP 06 -05. Public improvements in accordance with terms of the Environmental Assessment, CDOT, and City of Wheat Ridge standards were completed in anticipation of a construction start in 2008. Construction activity was suspended, however, and no major activity has taken place on the site since early 2008. As this was conducted in an "open house" format, no formal presentation was given. Approximately 30 people attended the meeting. Specific written comments will be forwarded to Planning Commission and City Council as a part of the official public record. CD N Ki N L .Q m LL c O H H R c O :w t0 S ,a G m m G m C R 'a w G E 0 m 0 m c O c V - u , v"T72TT 7 XA M rJ ., 1A M m L" -� vo IV) 4m M _ `r W Vzo ^v A CiL i✓ V IA 'V - u , v"T72TT 7 0 0 N N tt! LL 0 e a d m m a d 0 m 0 m 0 C N .L1 e0 V c T5 , H 1� zr ro S ' Qe � r � a V S v F fl rA �j r 1 GN jl 1! a 0 -cC Develop WELCOME TO TONIGHT'S INFORMATIONAL SESSION February 25, 2090 City of Wheat Ridge Council Chambers February 25, 2010 7500 West 29 Avenue 6:00 - 7:30 p.m. Wheat Ridge, CO 80033 Informational Session Comment Form Thank you for attending the Cabala's Inc. Outline Development Plan (ODP) Refinements Informational Session. Your comments are important. They will be reviewed by the project team and considered in the preparation of the permit submittal documents. Submit your comment at the February 25, 2090 Informational Session or malt to the address below - comments must be received by March 5, 2010. Cabala's clo Jonathan Ekstrom MGA Communications, Inc. 112517"' St., Suite 1800 Denver, CO 80202 Fax: (303) 297-3626 jekstrom@mgacommunications.com Thank you for participating In tonight's Informational session. COMMENT: — f3t`k e I C • tic _.__c s2+ . CJ1 CA e . I`e e r�� ai d.el' t�7h=es e. �e�k i n l +� �d 40 pd�e e. `Le 6'1 tc i po �+A 'naA LASILl c1C>nneC - q..e 3 Z* - 4 1 - e.n�p. pa 4,0 `!fie 6,%La. Cl�eox Ctn ee - �,; — Twe dro - . ; hS S a.� � n oe r`c 4Le (\e 00. s- Cex M1.CCLIQAZ off. C t `a br „re 1 nt4i bd1i. no't Oxt&,. Cl�e�elc 1�k a crea4- lc�ca.a 0-1- t�t�ew�lk - uA.ct;� w�tl kav 9r��i T -- 11;k 4x�v-es Lz e.n cx.L s -- Nu 11 d e.�eLc�ry e ti}- �lv N 'or Wea laelct s tS rt r� Ut l t,UilC Ica v2 boa tier ”, cl t`i�c +D C/bsS CXU y-(,e V ad%ovj 0.l.c r,. 4-tka+ W�� 5 `�d , fec Qp e- t c✓t 0-0x� db Aoi- 10 � n l goad bi�c2.CS CX d�'J fir E' �P�cin -� Wr`aE� �r n � in or CU-4- ZA� elf,e Name: UIGt!�4cq-r b Address: Street City Zip Code Phone: O Email: Loete l xc�ner Date: EXHIBIT 8 Cabela's Inc. Outline Development Pla,i Refinements { • • • •- • • How To Comment You may provide comments on the Special Use Permit Application in the following ways: ► Fill out this comment sheet and place It Ina comment box at the February 25, 2010 Outline Development Plan Refinements Informational Session. Complete a comment sheet and mail to the address listed below: Jonathan Ekstrom MGA Communications, Inc. 112517' St., Suite 1800 Denver, CO 80202 Fax: (303) 297.3526 ► Send your comments via facsimile to the attention of Cabela's c% Jonathan Ekstrom, MGA Communications at (303) 297 -3526. ► Submit your comments via email to lekstromAmoacommunications,com 'i All comments must be received by Friday, March 5, 2010 1. ©z) k" v next 44'�V ':X c ' c 5 �u t1' d 2v e . t. e. - 10 ii easy Ckr in:� lictl �ev-e t�prc•ar.t', illl�rss�- 1�k21� `��- w�t� 4�ook. m~tos 1� �-t�.e hu.rtbr a� � r`, ,re � � aa-� s cat �,►,�j 1 ou � ��, e ld 1ae - Vtk e n 3 Z A ow, 6 3W `~l - +o r , <. e G t6l V - '- Kr'o LA Jti. �,t„ {` 0 '-", :k nor See- aAc� 4„S -k t o o n `� -�•e. +�-ct � 4� s i d •e c3�-. C.u..lo:2 to s a.,\ C" C> n , {tau �e u of u�c�u ld t�o� c �te. ear e 6 %4-e- PA op t e. 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