HomeMy WebLinkAbout02/15/2007AGENDA
CITY OF WHEAT RIDGE PLANNING COMMISSION
February 15, 2007
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on February 15, 2007, at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
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 1, 2007
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. BRIEFING & UPDATE
A. X-Zone
l B. Architectural Manual
8. OTHER ITEMS
A Wadsworth Corridor Subarea Plan
9. ADJOURNMENT
CITY OF WHEAT RIDGE PLANNING COMMISSION
Minutes of Meeting
February 1, 2007
1. CALL THE MEETING TO ORDER
The regular meeting of the Wheat Ridge Planning Commission was called to
order by Chair WESLEY at 7:00 p.m. in the City Council Chambers of the
Municipal Building, 7500 West 29"' Avenue, Wheat Ridge;, Colorado.
2. ROLL CALL
Commission Members Present: Anne
Jim C
Kim
Scott
Commission Members Absent:
Staff Members Present:
3. PLEDGE OF ALLEGIANCE ,
Spaniel
Development
Payne, Senior Planner
Lazzeri, Recording Secretary
4. AGENDA
Itwas moved by Commissioner McMILLIN and seconded by Commissioner
STEWART to approve the agenda as presented. The motion passed
unanimously.
5. MINUTES
It was moved by Commissioner PLUMMER and seconded by Commissioner
STEWART to approve the minutes of December 7, 2006 as presented. The
motion passed with Commissioners CHILVERS and SCEZNEY abstaining
and Commissioner SPANIEL absent.
6. PUBLIC FORUM
There was no one present to address the Commission at this tiine.
Planning Commission - 1 -
February 1, 2007
7. PUBLIC HEARING
A. Case No. WPA 06-03: Wadsworth Corridar Subarea Plan
The case was presented by Sally Payne. She entered the following document into
the record: letter dated February 1, 2007 and signed by Robert J. Osborn,
Executive Director of Wheat Ridge 2020 expressing support of the Wadsworth
Corridor Subarea Plan. She introduced 7eff Winston of Winston and Associates.
Jeff Winston
Winston & Associates
4696 Broadway, Boulder, CO
Mr. Winston reviewed the Wadsworth Corridor
process involved in formulating the Plan.
Commissioner PLUMMER stated that
should be amended to incorporate the Subarea P
the Subarea Plan not take priority over the Com]
like the plan to address more specifics like heigt
responded by saying that the Comprehensive PI<
the Subarea Plan which is an attemrot to take the
detail. The subarea plan
with the NRS.
by
tiarea P1an and explained the
the Comprehensive Plan
. He expressed concern that
hensive Plan. He would also
iitations. Jeff Winston
more general in nature than
:ral plan and supply more
ity>Council in conjunction
Commissioner CHILVERS asked if"iY would be riecessary to wait for CDOT to
iebuild Wadsworth before proceedingwith the Plan. Jeff Winston replied that if
the plan is adopted, some property owners along Wadsworth could proceed to
redevelop, consolidate parking lots, etc.,while waiting for the CDOT process
because they would have information regarding setbacks, etc. and could begin to
create the frontage road.
Commissioner CHILVERS asked if there is a budget for this project and what
revenue streams will be available. Jeff Winston replied that a cost estimate has
not yet been established. Most of CDOT's budget has to do with property
acquisition and they currently have just under $14 million budgeted far this
project. He stated that there are a number of different fixnding sources that could
be used such as DRCOG, city matching funds, and tax increment financing.
Since this is about ten years out, it is difficult to know exactly at this time. It is
anticipated that infill development will result in increased sales tax for the city.
Commissioner BRINKMAN commented that she lives within the boundaries of
this plan and has attended all the meetings regarding this plan. She expressed
concern about the structure of the plan. The City Council and property owners
need to look at the plan and know immediately what they are to do. Presenting
alternatives before showing the prefened plan seems questionable and, further,
policies and actions should be included at the beginning of the plan. She
Planning Commission - 2 -
February 1, 2007
questioned the reasons for narrowing Wadsworth between 281h and 32°d when
counts show that traffic flows are stronger than areas farther down. She
commented that she thought it is a great plan but was concerned about how it's
laid out. She wants actions that people can take and use to move forward. Jeff
Winston explained that they wanted to present the history of formulation of the
plan. He agreed that Commissioner BRINKMAN's points were well taken and he
thought they could still tell the story while providing some of the meat up front.
Commissioner SCEZNEY complimented Winston & Associates for the process
and all the work that has gone into developing the plan. He did express concern
about the increased density of businesses along a one-lane loop road and one lane
of parking. He also expressed concern about the intersection plans. Jeff Winston
explained that the frontage road would be supplemented by,a lane behind the
properties between 44t" and 38th Avenues. There would be several ways of
getting in and out.
In response to a question from Coml
experience in other cities has shown
densities.
Mr. Winstaa stated that
worked wiYhhigher
Commissioner McMILLIN agree
that a simple idea is easier to corr
reason for recommending that W
having six continuous lanes throL
not concerned about hauing six
huge amount of traffic is brought
is a need to edit the plan commenting
ite than a long report. He asked the
h be decreased to four lanes rather than
city. Jeff Winston stated that CDOT is
ough VJheat Ridge. He explained that a
'adsworth from 381h and 44`h Avenues.
Commissioner McMILLIN commented;that there is a big problem in getting
people on and off frontage roads and loading up major intersections. He asked if
mid-block ramps had been considered to enter the frontage road. Jeff Winston
replied that these types of ramps were considered, but the difficulty lies in getting
' back onto Wadsworth. He referred to a book, The Boulevard Book, which
addresses these different types of intersections.
Commissioner STEWART commented that she would like to see some type of
commitment that would keep density ranges from going higher because she
believed citizens favored a mid-range density. Jeff Winston replied that he is
envisioning ten to thirty years down the road. There is a trend toward urban
living and he wanted to allow for those types of density to happen if the market
was there. Commissioner STEWART agreed with others on the Commission that
the plan should include a very short synopsis of history and place the focus on
action.
Commissioner BRINKMAN stated that she was averse to pointing out actual
businesses in document
Planning Commission - 3 -
February 1, 2007
Chair WESLEY expressed appreciation for all the work done by Winston &
Associates and city staff in preparing this plan, especially in the area of involving
the public in the process.
(Chair Wesley declared a brief recess at 823 p.m. The meeting was reconvened
at 8:34 p.m.)
Chair WESLEY invited public comment at this time.
Todd Hammond
7630 W. 39`h Avenue
Mr. Hammond expressed appreciation for the opportunities for public
participation in the development of the plan. He asked how zoning would be
affected. Alan White stated that zoning would not be affected immediately. The
city will work with property owners in the area to create some ouerlay zoning that
would create some flexibility for things such as shared parking, reduction in
landscaping standards, etc. These types, of things will not be accomplished by
this plan.
Mr. Hammond asked where bus
is bus rapid transit on Wadswor
Bus pullouts could be created in
moving buses could travel on fr,
parking plans seem to be a little
would travel. Teff Winston stated that if there
~t would probably be on through travel lanes.
a planting sh-ip. It is also possible that slow-
age roads. Mr. Hammond also commented that
itimistic.
Mr. Hammond asked iftonighYs presentation was on a website. Sally Payne
stated that the document is on the website..but a link can be created to the
presentation from the city's website.
Shaun Pearman
4195 Wadsworth Boulevard
Mr. Pearman owns the Wardle feed store on 3-Acre Lane. He stated that he was
supportive of the plan. However, he did express concern about eliininating 3-
Acre Lane aud made the following comments: There are about 200 cars and
trucks a day that use this access. Trucks coming in on 42"d Avenue and going out
on 3-Acre Lane is ideal. Eliminating 3-Acre Lane would also present serious
safety issues by causing commercial traffic to merge with Wilmore Davis school
traffic on Yarrow Street. There is a large amount of traffic coming from the Big
Lots parking lot making it almost impossible to turn left to go south on
Wadsworth. Exiting onto 38`1' Avenue to go south on Wadsworth is equally
difficult. He was not in favor of moving the light to 41s` Avenue which would
necessitate removing the park and a business.. He asked that consideration be
given to leaving the light where it is. He also expressed concern about planting
trees between the street and businesses that would eventually block out signage
and visibility for the businesses. He believed that planting trees 40 feet apart is
too close. He suggested other types of vegetation or planting trees farther apart.
Planning Commission - 4 -
February l, 2007
Jeff Winston stated that a road is shown that comes out of central park with a light
at 41s` Avenue. Part of the parking lot would be used to make the park larger than
the present one.
Alan White stated that moving the signal is a carry-over analysis from the 1999
plan. Rationale for moving the signal is to address congestion on this area of
Wadsworth caused by the traffic light in its present location which makes it
difficult to get signalization progression. Progression would work better if the
light is located at 41st Avenue.
Jeff Winston explained that it would be possible to get from 41 st Avenue to 44`i'
Avenue via a new lane. There could even be a dedicated lane for certain types of
vehicles. He stated that another reason to move the light to 41s` Avenue is that 3-
Acre Lane is about two blocks long while 41s` Avenue is about 8-9 blocks long.
The plan points out that there is still time to figurethis out.
Commissioner BRINKMAN commented that since.Mr. Pearman's business is a
destination business, training customers to the new access might be more feasible
than adjusting the plan for one destination business; Further, since the business
opens at 8:00 a.m., students should be in school by that time.
Mr. Pearman responded that if a Yarrow connection is made, it will open the
entire area for truck traffic.
Roger Loecher
4599 CarrStreet
Mr. Loecher expressed concern that this plan would take out 15 to 25 feet of
commercial,space along Wadsworth and made the following comments: We want
to-keep our destination businesses and also capture the 44,000 cars that go by
every day. We could attract more shoppers if we don't give up that amount of
commercial space. Trees would hamper business by lessening visibility. The
frontage road and traffic speed have not been properly addressed. There is no
funding set aside for this. The $14 million set aside by CDOT will probably only
pay for resurfacing of Wadsworth, so the cost will be borne by the developers.
Parking behind stores is not practical. Development on the west side of
Wadsworth will'be between 44"' and 3 Acre Lane and not 41s` Avenue. The plan
lists thirty businesses as major retail competition on Wadsworth. Fourteen of
those businesses are already gone and that happened in nine years. It's important
to consider what is happening today rather than planning 15-20 years down the
road. We have no idea what design concepts will be 20 years from now. We
have to make the right decision for our children and grandchildren.
Louise Turner
11256 W. 38t" Avenue
Planning Commission - 5 -
February 1, 2007
Ms. Turner expressed concem about density of structures and asked if anyone had
calculated how many additional units would be put into Wheat Ridge in this area
and made the following comments: Wheat Ridge already has a high number of
high density rental units and this plan would most likely result in inore high
density rental units. Putting housing into commercial areas lessens quality of life.
If we are going to revise density of this area, we need to think about how many
units we are going to cram in. Changes in the Comprehensive Plan involve much
public input and she was sorry to see something as major as this go to Planning
Commission in one meeting and then on to City Council one meeting. It is very
disturbing that references are made to amending the charter. Row houses four
stories high would be in violation of the charter. Parking in back of buildings is
not feasible. Surveys have shown that citizens want to keep the quality of life
preserved in Wheat Ridge. She hoped that consideration would be given to long
standing feelings of citizens.
Nancy Snow
11155 West 40t" Avenue
Ms. Snow agreed with Ms. Turner's comrnents. She expressed concern about the
planned width of the road and made the following comments: This plan calls for
business on the bottom with residential on the top and she believed that new
urbanism is a fad. It also doesn't fit what she remembered as a direction for
reducing density in the city and it is unfortunate to see this go the other way. She
was in favor of the plan to provide loans for residential improvements throughout
the city. She understood the city wanted less rental units but more single family
residential homes. This plan will not attract families. She didn't agree with the
rationale for lugher density. There is not enough space for all the retail space that
is planned. She questioned whether the new urbanism with commercial on the
bottom and residential on the top would work in Wheat Ridge like it does in
downtown Denver where tfiere are many sports, cultural and restaurant venues.
She expressed outrage about increasing density and increasing height limits for
buildings. She would like to have all references to changing the charter removed
'from the plan. Since this plan involves major changes, she would like to see a
city-wide meeting similar to those when Comprehensive Plan was changed.
Chair WESLEY asked if there were others present who wished to address the
Commission. Hearing no response, he closed the public comment portion of the
meeting.
In response to a question from Commissioner BRINKMAN, Alan White stated
that this case is scheduled to go before City Council on February 12, 2007.
Commissioner PLUMMER stated that he would vote against the plan because he
was not satisfied with all parts of the plan. The plan needs more work and he
doesn't see support from the community. If C-470 is extended we have been told
it would take some traffic from Wadsworth. He didn't agree with taking 162 feet
Planning Commission - 6 -
February 1, 2007
from the city for something that might happen in 5-20 years. He did not like the
idea of this plan superseding the Comprehensive Plan.
Commissioner CHILVERS expressed concern that many questions haven't been
answered. He asked if 162 feet was really necessary. Jeff Winston replied that is
necessary and it is feasible because the majority of businesses on Wadsworth have
parking in front of them and parking lots will be substituted for the frontage road.
This allows a greater density to happen in the setback area. Wadsworth widening
is likely to impact businesses in any event.
Commissioner BRINKMAN stated that she supports the plan in general but has
concerns about the format of the plan as it is presented right now. There are a
presently a lot of vacant properties in this area that really need some help. She
stated she was in favor of the plan in concept but would not vote for it to go to
City Council in its present format.
Commissioner SCEZNEY stated that he also had issues with the plan as to its
completeness. While the concepts are intriguing and worthwhile, he expressed
concerns related to issues of capacities, densities, intersections and impact on
secondary streets. He stated he would not be able to support it at this time.
Commissioner McMILLIN recalled an earlier time when there was a request to
declare Upham Street as blighted to make soom for big box development and
made the following comments: While he`belieued tk7s is a better plan, he didn't
think it was ready to move on to the next stage. He didn't think the plan threatens
the rural chacacter of Wheat Ridge but addresses a rather isolated area of the city
that is highly impacted by traffia While he wouldn't agree to increased density
for the entire city, he is agreeable to crearing a pocket downtown at the major
crossroads of the city. More desirable rentals close to transit and shopping could
be positive for the city and possibly hasten the demise of undesirable rental units
in the city. He expressed concern about how the frontage roads would wark.
The frontage roads are a crucial part of the plan that needs more study. He would
like to see a continuance to allow more study.
Commissioner STEWART expressed concern about the possibility of changing
the charter rather than finding other ways to address changes and made the
following comments: Narrowing a portion of Wadsworth does not seem to make
sense. She was also concemed about the impact on property owners behind the
commercial development in this area as well as density in the future.
Commissioner WESLEY commented that there is an immediate need to address
issues on Wadsworth and this document addresses a lot of those needs and made
the following comments: Comprehensive plans are more general plans for the
entire city. Subarea plans are a little more mature and more specific in nature.
This plan allows for fluctuation in the immediate and long term where we get an
idea of where we want to go. He agreed that it needs a little more wark and
Planning Commission - 7-
February 1, 2007
would be in favor of continuing it for more discussion. Although it's hard to
project what will happen in twenty years, he thought a frontage road would work.
Access issues need to be addressed and we should have cohesive lanes through
Wadsworth. He commended those who have done so much work to get us to this
point but he didn't feel coinfortable in passing it at this time.
Alan White commented that this plan is intended to be a guiding document and
presents a vision that is possible for Wadsworth and made the following
comments: The 1990 plan shows a very narrow right-of-way that wouldn't work
if CDOT comes through and wants six lanes. What we are , trying to do with the
162-foot plan is that if you redevelop your property with these setbacks there
wouldn't be any taking of your structure by CDOT. The other major
consideration concerns how businesses can su
of the frontage road concept have been taking
definite solution has not yet been determined.
concept down on paper and then continue wor
bare minimum for a major arterial. Tc
a frontage road would probably take r
plan. We have suggested that traffic e
roads would fit into Wadsworth. Any
on Wadsworth. Discussions
; for the past nine months and a
thought it best to get the
on it. A width of 162 feet is a
s case to allow further study of
we:have alternatives in the
iired to study how frontage
-tions will be taken by City
Council, and Planning Commission's suggestions will be taken into consideration.
It is up to City Council to decide rvhether the charter nseds `to be amended. This
is being proposed as an amendment to the Comprehensive Plan to deal with
specific issues along Wadsworth Bouleva'rd to=kblp;tFie city deal with some of the
owners who want to know what to do to improve their properties and not be
impacted by future widening. We think we've addressed that question and, in
working with the community in various ineetings, have come up with a shared
vision for what the core area of Wadsworth can become in the future.
Jeff Winston agreed with Alan White and proposed that the plan be adopted in
the sense of concept, vision, goals, policies and recommendations. There is
flexibility to go back and reformat the document.
Commissioner McMILLIN asked if approval of the plan would limit the frontage
road to those three alternatives contained in the document. Alan White replied
that he didn'f-think so stating that there are probably alternatives that no one has
considered at this time. All of these concepts can be tweaked. Commissioner
McMILLIN commented that he would still like to see a litfle mare study on
frontage road access before approving it at this time.
In response to a question from Commissioner McMILLIN, Alan White stated that
there are presently no redevelopment plans for this portion of Wadsworth.
Jeff Winston suggested that the plan presents alternatives to six lanes down
Wadsworth with acel/decel lanes in arder to have more than a super highway
through Wheat Ridge and have a dynamic downtown area.
Planning Commission - 8 -
February 1, 2007
Commissioner CHILVERS commented that it was not appropriate for the
Commission to design a frontage road, but he would be in favor of postponing
sending this to City Council until it has been reworked in this area and is more
like what the Commission wants.
In response to a question from Commissioner PLUMMER, Alan White replied
that Boston Market and Walgreens would not be in the right-of-way.
Commissioner PLUMMER commented that it would remove some of their
parking. He stated that he had a problem with the whole plan which seems like a
bunch of platitudes with no specifics.
Commissioner BRINKMAN commented that she was not sure what a continuance
would achieve. Although there are concerns among the Coinmissioners, there is
room for changes and she would not vote against it. She cautioned against
throwing the baby out with the bath water.
Commissioner McMILLIN asked if thece was a map that shows the irppact of a
162-foot right-of-way on existing businesses. Alan White referred him to page 59
of the plan that shows it. Commissioner McMillin expressed concern that there
was no legend or caption on the maps and he didn't think the plan was ready for
adoption.
Jeff Winston commented that the Conunissioners' points were well taken.
However, he stated that the Commission's concerns could be conveyed to the City
Council. A few changes and editing:can take place before it gets to City Council.
He commented that he wants Commissioners to be comfortable with the plan.
Coinmissioner CHILVERS would like to see changes made and have the
Commission come to a consensus before passing it on to City Council.
Commissioner SCEZNEY stated that he liked the coucept and would be in favor
of moving on if the Commission's concerns are passed on to City Council. He
did have concern that it is ahnost like approving a draft document
Commissioner STEWART commented that there are good concepts in the plan
but would like to see a presentation that is more succinct and explains, the vision
and how to get there.
Chair WESLEY commented that while we know it is a general document, it does
lead to apprehension and feels like approving a draft document. He presented the
following options: (1) move for denial; (2) approve it as it is; (3) approve with
recommendations; or (4) continue the matter.
It was moved by Commissioner McMILLIN and seconded by Commissioner
CHILVERS to continue this case until March 1, 2007 with the following
recommendations:
Planning Commission - 9 -
February 1, 2007
1. Edit the main document, making it shorter and putting the action
plan up first. Place discussion of the process in the appendix so that
action plans and how we got there can be given more clearly to store
owners on Wadsworth.
2. Conduct more intensive discussion of the issue of entering and exiting
the frontage roads including all available options that have been used
in other places inctuding the pros and cons.
3. Include a map in the main document that clearly shows how widening
would affect existing buildings.
4. Further consideration would be given in the document for the needs
and options for expanding Wadsworth south of this area to the Wheat
Ridge city line.
Commissioner BRINKMAN offered the following friendly amendment: On
February 15, Planning Commission will review the document and work with
staff to incorporate Commission concerns for presentation to City Council on
March 1. The amendment was accepted by Commissioner Mc1VIILLIN.
8.
9
10.
The motion passed 6-1 with
Commissioner SPANIE
CLOSE THE PUBLIC
Chair WESLEY closed tl
OLD BUSINESS
There was no old business.
NEW BUSINESS
.SLEY voting no and
• Alan advised Commissioners that a joint Colorado APA/DRCOG training
session for Planning Commission members is scheduled far March 10, 2007.
If Commissioners are interested in attending, they should contact Alan.
11. ADJOURNMENT'
It was moved by°Commissioner PLUMMER and seconded by Commissioner
STEWART to adjourn the meeting at 10:15 p.m. The motion passed
unanimously.
Scott Wesley, Chair
Planning Commission
Ann Lazzeri, Secretary
Planning Commission
Planning Commission
February 1, 2007
- 10-
City of Wheat Ridge oF w"EqT,~
Community Development Department ~ m
Memorandum C~~~RP~O
TO: Planning Commission
FROM: Alan White, Community Development Director ~
SUBJECT: X-Process/Architectural Manual
DATE: February 7, 2007
As you may recall from a briefing last year, the "X-Zone" concept repeatedly referenced in the NRS
has evolved into the "X-Process" - our name for the package of development code changes and
Streetscape Manual revisions which will implement the recommendations of the NRS to streamline
the development review process and create clearly defined standards and expectations for
development. The revisions to Chapter 26 were presented to Planning Commission previously;
those proposed revisions have not changed since the previous presentation. The proposed ordinance
and a summary chart is attached. As you may also recall, the proposed amendments to the
development regulations place the Streetscape Manual in a prominent position in all of our
development processes.
Attached is a draft copy of the proposed Architectural and Site Design Manual.
Description of the new Manual
Our analysis of the current Manual and our experience working with it for the past six years has lead
to a major transformation of the Manual. Sections have been re-organized, design principles have
been established, options to achieve the design principles have been included, redundant sections
have been deleted, and ill-defined or redundant processes have been eliminated. There is a lot of
good direction given in the current Manual and many of the standards of the current Manual have
been retained, but have been clarified with additional wording or gaphics.
The revised Manual addresses both site and building design through the establishment of site design
and architectural design principles which must be addressed with any land use proposal or building
permit. Design standards have been included which, if addressed propefly by the applicant, should
make the project comply with the design principles. In an effort to provide flexibility, the standazds
have been created to provide a range of options in addressing a certain design principle. Graphics
and pictures provide further clarification of the design standards.
Applicants will know up front what is expected during the review process because conceptual design
review will begin at the pre-application stage of the review process. This eliminates a separate
process required in the current Manual.
Application of Standards
The Manual now addresses multi-family development (three or more units) in addition to
commercial and industrial development. Single- and two-family development is not subject to the
Manual. Design principles have been created for each category of development, although there is
some overlap between commercial/industrial and multi-family principles. Additional principles
were created to specifically address the different characteristics of commercial/industrial and muiti-
family developments.
As with the current Manual, the commercial/industrial design standards will apply to all
commercially and industrially zoned property in the City. The multi-family standards will apply to
the multi-family zone districts - R-2A, R-3, and R-3A.
In addition, the Manual identifies "urban areas" applicable to certain areas of the City. These "urban
areas" are much like the "mixed-use" areas identified in the cunent Manual. (We haven't settled on
the exact name yet - we're still exploring "traditional neighborhood" or "main streeY" as the name
for these areas.) The mixed use areas in today's Manual were intended to establish areas where
"new urbanism" or "neo-traditional" design would be required in the City. "Urban areas" will
require that buildings are located closer to the street, the automobile and parking are de-emphasized
while the pedestrian is emphasized, and the scale and architecture of buildings provides a human
scale and visual interest.
It is envisioned that the new "urban areas" will closely follow the mixed-use areas shown in the
current Manual and a map of the areas will be included. We are also proposing a process for an
owner to add the "urban area" designation to their property. Areas not identified as urban will still
be required to follow design principles and standards; the intent being to allow majar commercial
developments like shopping centers some leniency with setbacks and parking. (Cabela's would be a
prime example.)
Streetscape Improvements
The most noticeable change to the Manual is the omission of the improvements in the right-of-way.
The current Manual identifies items to be located in the right-of-way that create a uniform
streetsca~e appearance. The best example of the application of these standards is the pilot project on
West 38` Avenue from Sheridan to Harlan where the City installed street trees, a detached sidewalk,
benches, planters, clocks, fencin and pedestrian walkways to create a uniform streetscape
appearance on this portion of 38t Avenue. While creating a uniform appearance for streets is
certainly a laudable goal, implementation through individual owners has been difficult.
The cunent provisions require adjacent developers to construct improvements such as detached
sidewalks, tree lawns, pedestrian lights, benches, trash receptacles, and other street furniture, all
without benefit of a design plan. But specifics are left to the imagination. Are all streetscape
elements to be the same Citywide? Are all comdors to look like the pilot project on 38~h Avenue? If
so, we haven't followed that design in constructing streetscape improvements on Harlan or Kipling.
Do we want the retro look on Wadsworth ar something else? What about 44`h Avenue? These
questions have plagued staff since the creation of the Manual in 2001.
Not only has the lack of clear guidance for these streetscape improvements hindered the
development review process, but the cost of these iinprovements can make a small infill project
financially infeasible. When required only when redevelopment occurs, making streetscape
improvements in this manner results in a piecemeal, disjointed street scene.
Streetscape Recommendarion
As a result, Council has concurred with the proposal to remove the streetscape language from the
Manual. We will be returning to Council at a later date with options for implementing streetscape
elements. Some initial thoughts are through a local improvement district, a business improvement
district, the City's capital investment program (CIP), as a result of redevelopment, or a combination
of all of these. A tandem approach would be to require installation of streetscape improvements
(once we establish a plan that tells us what they are) only if the development parcel is X acres in size
or has X feet of frontage. Staff is seeking guidance from City Council on this matter.
Adoption
Please note that under the provisions of Section 26-224 of the Zoning and Development Code, the
Manual can be revised and amended by the Community Development Director. As we find items
that need further clarification, or that we need to add, the Manual can be adjusted accordingly. The
purpose of providing the Planning Commission with a draft copy of the revised Manual is to obtain
feedback on the revisions on a broad level.
At CounciPs direction staff will complete revisions to Chapter 26 first, with revisions to the Manual
following closely behind. It is anticipated that Chapter 26 changes will be brought to Planning
Commission for a recommendation in late March or early April.
Also as directed by Council, a meeting was held on February lst with developers to present our "X-
Process" package and the revised Manual to receive any feedback or suggestions. Several design
professionals have agreed to assist us in reviewing and revising the Manual.
X PROCESS
PROPOSED CODECHANGES SUMMARY
Land Use Process
Current
Proposed
Building Permit & Site Plan
• Administrative Review
• Administrative Review
• Conform to zoning
• Conform to zoning
standards & Streetscape
standards & revised
Manual
Architectural Manual
Rezoning
• Planning Commission &
• No change to process (See
City Council hearings
Planned Development
• Must meet 8 criteria for
below)
approval
• Reduce criteria to 6
• Meet 4 of 6 criteria
• Add Architectural Manual
conformance
• Delete "spot zoning"
criterion
Special Use
• Administrative approval,
• No change to process
unless objection received,
• Minor re-wording of criteria
then City Council Hearing
• Add Architectural Manual
• 9 criteria for approval
conformance
Variances
Administrative
• Up to 10% variance
• Up to 50% variance
• Post property; approve
• No change to process
administratively if no
• Revised criteria
objections. Objections or
• Add Streetscape Manual
appeal require BOA
conformance
hearing
Non-Administrative
• BOA hearing
• BOA hearing
• Revised criteria
• Add Architectural Manual
conformance
Planned Building Group
Administrative
• Administrative review
• No change to process
(Up to 4 structures on
• Must meet 5 criteria
• Revised criteria
commercial and
• Appeal to Planning
• Add Architectural Manual
industrial lots only)
Commission
conformance
Non-Administrative
• Planning Commission
• No change to process
(More than 4 structures
hearing
• Revised criteria
on commercial and
• Must meet 5 criteria
• Add Architectural Manual
industrial lots; more than
conformance
1 structure on residential
and agricultural lots)
C\Comdev\X ZoneVC PROCESS TABLE.doc
Planned Developments
ODP
• Planning Commission &
• No change to process
City Council hearings
• Require more detailed ODP
to include conceptual
building layout &
architecture, pedestrian
links, parking, courtyards,
buffering, etc.
• Add Architectural Manual
conformance
• ODP & FDP cannot be
submitted concurrently
FDP
• Planning Commission &
• Administrative review
City Council hearings
• Eliminate FDP for single
family PRDs
PD Amendments
ODP
Administrative
• Minor change must meet
• Meet 3 criteria: No increase
10 criteria, including no
in floor area above
increase in floor area
maximum permitted on
beyond 10% of approved
ODP; no additional uses; no
maximum, or up to 10,000
increase in density or
s.f.
intensity of use
Non-Administrative
• Planning Commission &
• Planning Commission &
City Council hearings
City Council hearings
FDP
Administrative
• Minor change must meet
• Meet 7 criteria.
10 criteria, including no
increase in floor area
beyond 10% of approved
maximum, or 10,000 s.f.
Non-Administrative
• Planning Commission &
• Eliminated (If the
City Council hearings
amendments exceed
maximums prescribed by
ODP, a non-administrative
ODP amendment is
needed)
Subdivision
Minor (5 lots or less)
• Planning Commission
• No change to process
hearing
• Add approval criteria
Major (More than 5 lots)
• Planning Commission &
• No change to process
City Council hearings
• Add approval criteria
C\Comdev\X ZoneIX PROCESS TABLE.doc
~ INTRODUCED BY COUNCIL MEMBER
Council Bill No.
Ordinance No.
Series of 2007
TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF
THE WHEAT RIDGE CODE OF LAWS IN ORDER
TO IMPLEMENT RECOMMENDATIONS OF THE
REPOSITIOIVING WHEAT RIDGE STUDY
CONCEIZNING THE DEVELOPMENT REVIEW
PROCESS AND FORM BASED ZONING.
WHEREAS, City of VJheat Ridge City Council commissioned a year
long study entitled Repositioning Wheat Ridge, which included several
recommendations concerning revitalization efforts in the City; and
WHWREAS, one of those recommendations was to implement a revised
development review process and adopt standards that achieve the objectives of the
Repositioning Wheat Ridge study; and
WHEREAS, the City Council desires to amend certain sections of the
Zoning and Development Code to encourage revitalization of the City and
implement the development objectives of the Repositioning N'heat Ridge study.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT
RIDGE, COLORADO, THAT:
Section 1. Section 26 103 (Sife~,Dg~~lopmerit) is hereby amended as follows:
A. All site development within the city ' 'heg shall be
required to follow the procedures and satisfy the requirements set out below prior to
development. "Site development," as used in this chapter, is a general and inclusive term,
and is defined in section 26-123. The developer is required to attend in person or by
authorized representative, all meetings at which the project is considered, unless
otherwise notified by the platirA community development department. Ne-site
a°°°,opm°n* oFp-op°r*° m^^be :n:*W°a, The use of property may not be substantially
changed, substanfial , gradin&, , and
buildings or other substandal structures may not be constructed, erected, moved or
substantially altered except in accordance with and pursuant to one (1) or more of the
approvals listed in the review process chart. Clearing, grading, filling or excavation
may be commenced subject to the approvals required in this Chapter.
B. All site development must also obtain building and construction permits pursuant to
the uniform codes adopted by the city, and must comply with all other applicable sections
contained within this chapter. All applications for building permits, exclusive of single
and two-family dwellings, shall comply with the applicable standards set forth in
The Architectura[ and Site Design Manual.
C. In addition to the requirements of this chapter, the provisions of section 5.1.1 of the
Wheat Ridge Home Rule Charter, pertaining to building height and density limitations,
apply.
D. All applications for approval of site development pursuant to this chapter shall be
accompanied by proof of ownership by the applicant of the subject property. Such proof
may take the form of a recorded deed, a title commitment, or a power of attorney from
the owner(s) where an agent acts on their behalf. In the case of application for special use
permits, both the owner of the property and proposed special use must join in the
application.
Section 2. Sections 26 112 Pri~af~Re,zo~ntrig~ C and D aze hereby amended as
follows:
C. Application form and review procedure:
1. Prior to submitting any application for a change of zone, the applicant shall be
required to hold a neighborhood input meeting. (See section 26-109A. for
requirements.)
2. Reserved.
3. Applications for change of zone sha11 be submitted on notarized forms
provided by the department of community development and sha11 be accompanied
by:
a. Proof of ownership of land (copy of the property deed).
b. A certified boundary and improvement survey, at a scale of not less
than one (1) inch equaling one hundred (100) feet.
c. A legal description of properiy under consideration (exact description
of area to be rezoned, described in bearings and distances, tied to a section
corner).
d. Appropriate fee.
4. All applications sha11 also be accompanied by written information in sufficient
detail to convey the full intent of the applicant, to justify why a change of zone is
appropriate, and shall include:
a. Need for the change of zone.
b. Present and future effect on the existing zone districts, development
and physical character of the surrounding area.
c. Access to the area, traffic patterns and impact of the requested zone on
these factors.
d. Availability of utilities.
e. Present and future effect on public facilities and services, such as fire,
police, water, sanitation, roadways, pazks, schools, etc.
f. A discussion of the relationship between the proposal and adopted
plans and/or policies of the city.
g. Any additional materials necessary to adequately review the proposal.
D. Criteria for review. n..c ,.w,,.,,,e ,.c , we .°a> .we .,..,.i:,....,. ..w..n
swo.° , °~a 'w° e:'-. ee °w°„ F~a: The City Council shall base its decision in
consideration of the extent to which the applicant demonstrates the following
eesditiess- criteria have been met.
1. That tke The existing zone classification currenfly recorded on the official
zoning maps of the City of Wheat Ridge is an enor. ; or
2. That A change in chazacter 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 four of the
following:
a. T4iat tke 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; and- or
b. Tkattke The proposed change of zone is compatible with the
surrounding azea and there will be minimal adverse impacts
considering the benefits to be derived; and or
c. Tkattlier-e There will be social, recreational, physical and/or economic
benefits to the community derived by the change of zone; and or
d. TW adeqtmte Adequate infrastructure/facilities are auailable 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; and-or
e. That the The change of zone will not adversely affect public health,
safety or welfaze by creating excessive traffic congestion, creating
drainage problems, or seriously reducing light and air to adjacent
properties; and or
fi Tkat-the-Tae-sYaHge-ef zon. °'.-.iiet-sr-eate-an iseluteA-or sget zon-e
.«e....
A:..M:..4......e1..4vA 4.. ..Aj....e..4... e..:l.o
'o
3. The pr-eflesel applicarion is in substantial compliance with the
applicable standards sebforth in The Architectural and Stte Deszgn Manuab
Section 3. Section 26-114 "~E~ ect~w `t7~eD is herebY amended as follows:
C~~..~. ~
3
D. Criteria for review. R°F ° . .°a> °"p':"°"'
,wC e........w...~ a i..t. a:..e,..w.... ..w..ii a~.~.,»a, j.~..Y~...~~ .~.e ,.,.,...,...oa ..~Yee:~a .,i .
Cn~ . ~ ~ ~..,e.
The Community Development Director or City Council shall base its decision in
consideration of the extent to which the applicant demonstrates the following
eeaditieus criteria have been met.
[l.] W414 The special use will not have a detrimental effect upon the general
health, welfare, safety and convenience of persons residing or working in the
neighborhood. ^P''-° propo°°a .
[2] Wi4 The special use will not create or contribute to blight in the
neighborhood by virtue of physical or operational characteristics. e€-the-prepesed
use.
[3] VAU The special use will not adversely afFect the adequate light and air, nor
cause significant air, water or noise pollution.
[4.] VAU The special use will not result in undue traffic congestion or traffic
hazards, or unsafe parking, loading, service or internal traffic conflicts to the
detriment of persons whether on or off the site.
[5] *AH The property be is appropriately designed, including setbacks, heights,
parking, bulk, buffering, screening and landscaping, so as to be in hannony and
compatible with the character of the surrounding areas and neighborhood,
especially with adjacent properties.
[6.] W44 The special use will not overburden the capacities of the existing
streets, utilities, parks, schools and other public facilities and services.
[7] 14isterg There is a history of compliance by the applicant and/or property
owner with Code requirements and prior conditions, if any, regarding the subject
property.
,.e
ro i A 1.:1:t.. ..F tl.e Ti.., n««1:....«4 ....:Ho.7 ..,.,.o~~,.. ;.,to.o..r H..s *H
' + _rr__-___: _ + _ . _ . _ . .
f9l Osl.e« F nF..«.. «..7e....«4 4.. 41.e ..7F... n..wl:..at:...,
{W:} 8. 3AIiNbe The application is in substantial compliance with the
applicable standards set forth in The Architectural and Site Design Manual.
Section 4. Section 26-115 (rUB and C are hereby amended as follows:
B. Application requirements. All requests for a variance, waiver, temporazy permit or
interpretarion, as described herein, shall be made by the filing of an application, together
with the required fee and supporting documentation.
1. Where a request covered within this subsection is made a part of another
administrative process, then both fees sha11 be imposed.
2. Documentation required:
a. Copy of the deed for the property.
b. Power of attorney if the applicant is not the owner of the property.
c. Property survey if the request involves rela6onship of stnxcture(s) to lot lines
or lot area.
d. Reasons for filing an appeal or variance request. Requests for variances
must include a brief description of the evideuce supporting the conditions
under which a variance can be granted as found in subsection (C)(-5)4
hereof.
e. A"to scale" site plan. '
f. Architectural elevations for any new structures.
g. Posting certification (to be submitted at the hearing to the clerk).
h. Other information which the applicant, the director of community
development or the hearing autharity deternunes is necessary in order to
adequately evaluate the application.
C. Yariances and waivers:
1. Mine Administrative variances er-waiver-s (tex-(1A) fifty (50) percent or
less): The directar of community development is empowered to decide upon
applications for x3ixe~ administrative variances erweivers from the strict
application of any of the "development standards" pertaining to zone districts in
article II and Sections 26-501 (Off-Street Parking) and 26-502 (Landscaping
Requirements) of this chapter, which apply throughout the various zone district
regulations and in other situations which may be specifically authorized in the
various sections, without requirement of a public hearing, under the following
conditions:
a. The variance er waive~ does not exceed ien-(1A) fifty (50) percent of
the minimum or maximum standard; and
b. The director of community development finds that a majority of the
"r°a:°°° °f~t" criteria as set forth in subsection (s)~) (C) 4 hereof,
are substantially complied with and support the request; and
a The director of community development has notifiedadjacent property
owners by letter notice and posting of the site at least ten (10) days prior to
rendering his decision, and that no objections have been received during
such ten-day period. Any objections must be received in writing and be
directly related to concerns regazding the request. General objections
regarding existing land use conditions or issues not related to the request
will not be considered grounds for objection.
d. That no additional dwelling units would result from approval of such
variance or waiver.
e. Tkattke The limitations of Charter section 5.10.1 are not exceeded.
..17.^..^.~^.° .AH.
L T1...4 TG_ ar"_~"_- ..r..I,....sC..~. ul._t....4C..1 ~--'-+-e___-"
2. Administrative Variance Appeals: A decision by the director of
community development to deny an administrative variance may be
appealed to the Board of Adjustment and shall follow procedures in
5
accordance with Section 2-61. A written appeal shall be submitted by the
applicant to the Community Development Department within 10 days of such
administrative denial.
-2.3. Variances and waivers of more than iex(19) fifty (50) percent: The board of
adjustment is empowered to hold public hearings to hear and decide only upon
appeals for variances and waiver-s from the strict application of the development
standazds pertaining to zone districts in article II ^^a c,...s:,..... oc cm mrr ca..,.,.s
. Where a variance or waive.~
is made a part of another administrative process, such as a change of zone,
subdivision or a formal site plan or development plan review which requires a
public hearing before the planning commission and/or city council, then the
planning commission and/or city council shall be empowered to decide upon such
variance or waive request concurrent with such other process; however, in
deciding such variance or waiver the planning commission and/or city council
sha11 be subject to the voting ratio as applies to the board of adjustment, set forth
in Wheat Ridge Code of Laws section 2-53 2-64-. In no instance shall the board of
adjustment hear or grant a variance as to use or as to an activity or development
which is prohibited by this chapter or by section 510.1 of the Charter.
-3 4 Criteria for review : The director of
b..
community development, board of adjustment, planning commission or city
council shall base its decision in consideration of the extent to which the
applicant demonstrates a majority of the following €aets criteria, €averable-4e
fihe applieant, have been met °stab':sh°ab-. th° ° .:a°~e°:
a. C-arrlke The property in question would not yield a reasonable return in use,
service or income if permitted to be used only under the conditions allowed by
regulation for the district in which it is located?.
b. If the The variance wer-e granted, would it not alter the essential character of
the locality? .
c. is--4ke The applicant is proposing a substantial investment in the
property with this application, nml--i€-se which-would not it be possible
withoutthe variance?.
d. Poes thi-, The particular physical surrounding, shape or topographical
condition of the specific property involved results in a particular and unique
hazdship (upon the owner) as distinguished from a mere inconvenience if the
strict letter of the regulations were carried out? .
e. 14as-tke The alleged difficulty or hardship has not been created by any
person presently having an interest in the property?.
f. `x'o°'d Ae The granting of the variance would not be detrimental to the ~
public welfare or injurious to other property or improvements in the
6
neighborhood in which the property is located, by, among other things,
~ substantially or permanently impairing the appropriate use or
development of adjacent property, impairing the adequate supply of light and
air to adjacent property, substantially increasing the congestion in public streets
or increasing the danger of fire or endangering the public safety, or substantially
d'unnushing or impairing property values within the neighborhood?.
g. De-tke The unusual circumstances or conditions necessitating the
variance request are present in the neighborhood and are not unique to the
property.
h-4. L. TF,.«s,.«.. d.«......1. 7. e e....4 F..«.7 tl.e«
e e
. '
appke~t, weulc~ gfalWng Granting of the variance would result in a
reasonable accommodation of a person with disabilities?.
i. is the The application is in substanfial compliance with the applicable
standards set forth in The Architectural and Site Design ManuaL
4 5. Expiration: Any vaziance granted by the boazd of adjustment or director of
community development shall automatically expire within one hundred eighty
(180) days of the date it was granted, or within such other time as the board of
adjustment or director of community development may prescribe, unless a
building permit for the variance is obtained within such period of time. If the
building permit expires, the vaziance shall expire at the same time. Extensions of
time may be granted for good cause shown, but only if an application for the
extension is made prior to the expiration of the variance.
Section 5. Section 26 116 (PB~) D 3 is hereby amended as follows:
3. Standards for review: The director of community development and/or planning
commission shall have the right to approve, establish necessary conditions and limitations
in approving, or deny an application for a planned building group; provided, that the
following standards shall be applied in such approval, denial or in establishing such
conditions and limitations. 'n r° ° g «,.e ,.,...,..°a 1...:1.7:«.. gr-oup ....lin.i4:.... 4~e
T
: The Community Development Director or Planning
Commission er-C-it-y Ceeeet! shall base its decision in consideration of the extent to
which the applicant demonstrates the following eeaditieas criteria have been met.
a. `x"•°' The proposed plan is-eexsisEenE complies with the sgirA -anc~
Went-e€~he zoning and development code and
dkqt-it vffl--lr~ is not be contrary to the general welfare of the immediate
neighborhood and economic prosperity of the city. er '
7
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g. b. `x"h°t~.;.e The application is in substantial compliance with the
applicable standards set forth in The Architectural and Site Design Manual.
Section 6. Sections 26-308, 26-309, 26-310 and 26-311
are hereby amended as follows:
Sec. 26-308. Application for planned developments.
All applications for approval of a planned development, redevelopment, alteration ar
addition shall be filed with the deparhnent of community development prior to issuance
of a building permit. In some instances, platting is required and the plat can be processed
concurrently with the planned development request. Article IV of this chapter should be
consulted for subdivision requirements and procedures.
A. Development plans. There are two (2) distinct steps in establishing a planned
development: an outline development plan and a final development plan. The-eutliRe
t~ w °°p°-°t° a-^..^^^° ° -°a• The rezoning and outline development
plan step is approved through a public hearing process. Once the zoning and
outline development plan have been approved, the final development plan can be
approved administratively subject to the provisions of Section 26-308 D.4. All
informational requirements of the respective plans shall be met.
B. Subdivision/platting. Subdivision or plat review may be carried out simultaneously
with the review of development plans. All requirements of the subdivision regtzlations for
a final plat, if applicable, must be satisfied if there are any parcel divisions created, or if
there aze any dedications for streets, easements or other public purposes, or if a
previously approved subdivision is amended in any way by the proposed development. In
cases where subdivision is to occur simultaneous with development plan review, the
applicant shall submit sepazate sheet(s) in addition to the subject development plan.
C. Outline development plan. An applicant sha11 submit an outline development plan
for approval of a change of zone to a Planned Development District. The outline
development plan is the zoning and general concept step. It provides generalized graphic
and written information on layout, uses and intended character of the development and
must provide enough information for the review bodies as to how the property will
be developed.
Submittal requirements.
a. Appropriate fee.
b. Evidence of neighborhood meeting ~T°ig'-'-^r'-eea m°°'in° °o*io° (see
section 26-109).
c. Complete and notarized application. The application must include a
detailed description of the request and the applicant's responses to the
rezoning criteria.
d. Proof of ownership, such as copies of deeds or Yitle commitment.
D.. .~A
x~Q:
e. Written-authorization from property owner(s) where an agent acts on
behalf af the owner(s).Reserved.
f. Surveyafthe property.
g. Miueral rights certification form.
h. The outline development plan as described below.
i. 4: Names, addresses, telephone numbers of architects, surveyors; and
engineers associated with the preparation of the plans.
j. g. Additional information may be required, including, but not limited to,
drainage study and plan, grading plan, geological stability report, traffic impact
report, floodplain impact report, or general environmental impact report.
2. Form and content of the outline development plan. The maps which are a part of the
outline development plan shall be made at a scale of not less than one (1) inch equals one
hundred (100) feet. The size of the sheet shall be twenty-four (24) inches by thirry-six
(36) inches and must comply with the Jefferson County Clerk and Recorder's
9
requirements. The drawings may be in sketch site plan format
and shall contain the following minimum information:
a. Ownership/unified control statement. A list of all existing owners of real
property included within the proposed Planned Development District, and a
written statement which describes anticipated future ownership character (i.e.
single ownership, partnership, condominium, etc.), and which indicates proposed
manner of maintaining unified control throughout the planning, development, use,
operation and continued maintenance of the planned development.
b. Character of development. A written description of the general character of
the development and of the objectives to be achieved by the particular
development concept being proposed. This statement shall include, but not be
limited to, the manner in which the proposed development meets or exceeds the
intent of the Planned Development District as stipulated in section 26-301 C.; the
proposed architectural and site design concepts, building materials (type, textures
and colors); specific concepts by which the proposed development will make an
orderly transition from existing adjacent development including buffering,
pedestrian access and specific concepts for the use and landscaping of all public
and private open spaces. It is the intent of this requirement that the applicant
provide a clear, concise statement for the reviewing authorities to better
understand the proposed development concept and upon which their decision
regarding the proposal can be based.
c. The existing topographic character of the land at a contour interval of two (2)
feet if the slope is less than ten (10) percent and five (5) feet if the slope is greater
than ten (10) percent.
d. A°Gto scale" sketch plan showing gener-al in&satiex-e€ access to the
property, azeas to be landscaped, parking areas, building locations, buffering,
pedestrian linkages on site and to adjacent sites, and any other design
features such as plazas, courtyards, outdoor seating areas or other areas of
interest. The drawing shall include conditions on properties adjacent to the
proposed development.
e. Property boundaries as per accompanying legal description.
f. Existing and proposed lot lines, easements and rights-of-way on and adjacent
to the site.
g. Adjacent zoning, land use, streets, streams, etc.
h. Location of all existing streets, alleys, easements, drainage areas, irrigation
ditches and laterals within and adjacent to the site.
10
i. Location of a11 proposed streets, alleys, easements, drainage areas, parks, and
other areas to be reserved or dedicated to public use.
A p...«....:«...te 1.....,ti.... ....A o..40..4_ oFm..:,.« ....e areas.
k. Any significant vegetation ar land use features within or adjacent to the site
which may influence development.
1. When located within a regulated 100-year floodplain, designation of areas
subject to a 100-year flood shall be provided. Both the floodway and flood fringe
areas shall be shown. Development within 100-year floodplains, including fill or
excavation, is regulated by article VIII.
m. Scale (no less than one (1) inch equals one hundred (100) feet) and north
arrow.
n. Small-scale location map as an inset which shows the subject property
centered within a quarter-mile radius.
o. Proposed name of the planned development.
p. A general indication of the expected utilization of the land and a list of uses to
be permitted in the development.
q. Legal description (metes and bounds) of total site, including area.
r. Project data for the entire site and including, by phase, maximum building
area and percent, paved area and percent, landscape azea and percent, number of
lots, minimum lot sizes and dimensions, net density, gross density, etc.
s. Development time schedule by phase.
t. Required certifications.
ix. Perspective or "birds'-eye-view" dr-nvving image of t$e project. ia-~elaHea
v. ArchitecturaLelevations showing approximate building height and
proposed architectural materials. The drawings should be of sufficient detail
to illustrate the massing, height and general character per~iuit evsluatiee of
the proposed structures.
w. Proposed Develegment development standards inclading setbacks from
perimeter property lines, building height, building coverage, building
separation, and landscaping.
~11
x. Proposed StaaAar-ds standards for parking, architectural design,
landscaping, signage, lighting and fencing.
3. The outline development plan shall be recorded with the Jefferson County Clerk and
Recorder and, therefore, must meet their requirements for recordation.
4. The following certifications, in addition to the required surveyor's certificate, shall
also be placed upon the outline development plan:
OWNER'S CERTIFICATION
The below-signed owner(s), ar 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) fixrther 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.
Signature of Owner(s) or Agent(s)
NOTARY PUBLIC
Subscribed and sworn to before me this day of
Witness my hand and official seal
My commission expires
NOTARY SEAL
PLANNING COMMISSION CERTIFICATION
Recommended for approval this day of by the Wheat
Ridge Planning Coxnmission.
Chairperson
COMMiJNITY DEVELOPMENT DIRECTOR
CITY COUNCIL CERTIFICATION
Approved this day of by the Wheat Ridge City
Council.
ATTEST:
City Clerk
Mayor
CITY SEAL
COUNTY CLERK AND RECORDERS CERTIFICATE
12
This document accepted for filing in the ofFce of the County Clerk and Recorder of
Jefferson County at Golden, Colorado, on the day of
AD, in Book , Page , Reception No.
JEFFERSON COUNTY CLERK AND RECORDER
By:
Deputy
5. Outline development plan review Revieiv procedures:
a. Staff review: Upon filing of an application and other required documents,
community development staff will refer copies of the plans to affected
departments and agencies for review. All comments shall be forwazded to the
applicant so that necessary revisions may be made by the applicant prior to
scheduling the application before planning commission.
b. Planning commission hearing. The planning commission shall hold a public
hearing pursuant to the public notice requirements of section 26-109. The
planning commission shall recommend approval, approval with modifications or
denial of the outline development plan, stating the reasons for its
recommendation. The recommendation shall be forwarded to city council.
c. City council hearing. The city council shall hold a public hearing pursuant to
public notice as required by section 26-109. The city council shall approve,
approve with modifications or deny the application.
6. Recordation. All approved outline development plans shall be recorded with the
Jefferson County Clerk and Recorder. Such plans, and associated recarding fees shall be
submitted to the community development department within sixty (60) days of council's
final action. Should a recordable approved outline development plan not be provided to
staff within sixty (60) days of council's final action, staff sha11 schedule a public hearing
before city council and city council shall reconsider its approval. A one-time, thirty-day
extension for mylar submittal may be requested from the community development
director. The request must be submitted in writing prior to expiration of the sixty-day
time lunit showing evidence of good cause for not meeting the deadline.
7. An outline development plas:accompanies a zone change request. For
developments approved through a planned development process, Approva
approval of a t"inal development plan is required prior to the issuance of a building
permit for any site development.
D. Final development plan: The fmal developmentplan '
provides the final engineering and site design details for final
approval of one (i) or more phases ofdevelopment approved through a planned
development process. Applicarions for finaldevelopment plan and-plat approval
MAY NOT be submitted concurrently with the outline development plan
13
applicationa The Final Development Plan application and building permit
application may be submitted concurrently.
Submittal requirements:
a. Appropriate fee.
a: b. Complete and notarized application.
b-. c. Proof of ownership, such as copies of deeds or title commitment.
E d. Do•••°~ of at4efne Written authorization from property owner(s) where
an agent acts on behalf of the owner(s). Reserved.
e. Survey of property
f. Mineral rights certification form
g. Final development plan. (see 2. below)
4: h. Names, addresses and telephone numbers of architects and engineers
associated with preparation of the plans and plat.
e- i. Copies of proposed agreements, provisions, covenants, condominium
declarations, etc., which govern the use, maintenance and continued protection of
the planned development and any of its common areas and facilities, and which
will guarantee unified control.
€ j. Additional information may be required, including, but not limited to,
geological stability report, traffic impact report, civil engineering plans,
floodplain impact report or general environmental impact report.
2. Form and content of the f nal development plan. The final development plan (shall
be consistent with the approved outline development plan. The final development plan
shall be drawn at a scale of no less than one (1) inch to one hundred (100) feet and
contain the following:
a. Legal description of the entire planned development, and if the final
development plan is for only a portion of the site, a legal description of that
portion of the site included within the final development plan.
b. A site plan showing proposed grading, structure footpritnts, roads, on
and off-street parking, pedestrian areas (plazas, sidewallzs and paths),
easements/rights-of-way, site drainage and retention. The drawing shall
include conditions on properties adjacent to the proposed development in
sufficient detail to illustrate continuity and compatibility of site elements.
c. Location, extent, type and surfacing materials or all proposed walks, paued
areas, tur€txg and other areas not covered by buildings or structures.
r,. d. Location, size, type, height and arientation of all signs.
d-. e. A schematic landscape plan wliieh provides showing location, type, and
size and quantities of all existing (to remain) and proposed plant material and
other landscape features and materials. Common and botanical names of a11 plant
materials sha11 be indicated. I eeatien Areas and type of inigation system shall
be indicated.
14
e-. f. r e.,.e.,.> ...e.. ,.v .,,...e..:.. .,..a wo:,.h. ,.r „n . ,..n ,...a r ..,,e..
Elevations of walls and fences with illustrations and notations as to types of
materials and heights.
f7 g. A photometric plan showing exterior Egcterie~ lighting readings and a
listing of the exterior lighting devices including manufacturer, type, height,
tocation and orientation. Footcandle readings are to be shown across the
property and extending beyond property lines.
, e)dent, Riiaximtffn ,
l. T..W « ....l.e«..FA...ell:«....«:t..
h. A table showing total floor areas of all buildings and number, size and
type of dwelling units.
i. Elevations and perspective drawings of the site including all proposed
shuctures and improvements, indicating architectural style and building materials.
.7et..;1 t.. « .....:t e ,..1....ti.... ..FtL.e 0.7 .w.....t.,..o..
j. ^ff °ag Parking and loading plan which indicates the size, location
and number of on and off-street pazking and loading spaces and which shows the
proposed circulation of vehicles and pedestrians within the planned development
and to and from existing or proposed public thoroughfazes. Any special
engineering features and traffic regulation devices needed to facilitate and ensure
the safety of this circulation pattern, including fire lanes, must be shown.
k. Indication of a11 proposed uses for all buildings, structures and open areas.
Outside storage and display areas must be indicated if proposed. Description of
any proposed temporary or interim uses of land or existing buildings prior to
development in accordance with the approved final development plan,
l. A development schedule indicating the
«..4.....47.......Ffl.e ..F..:nn4 n.... L.n.... n..4..A 4...1.e..7« ..«A.. .....4e.A..4e.. ...l.en
e°°*r.e•:on ..°„b° comp'°*°a phasing sequence. If a multiphased project,
indicate times for each phase.
m. The final development plan (and plat) shall be recorded with the Jefferson
County Clerk and Recorder and, therefore, must meet their requirements for
recordation.
3. The following certifications, and approvals, in addition to the required surveyor's
certificate, shall also be placed upon the final developmentplan (and plat):
OWNER'S CERTIFICATION
The below-signed owner(s), ar 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 fmal
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 article I of the
Wheat Ridge Code of Laws.
15
Signature of Owner(s) or Agent(s)
NOTARY PUBLIC
Subscribed and sworn to before me this day of
Witness my hand and official seal.
My commission expires
NOTARYSEAL
DT nrn.rn.rn_ ~nr,r~,rTCCrnrr G~u-rTnr`. ~ nrrnrr
a._~_~____,_. 7.,j" e ~iri.°,wt,.
xDc2E0Hxx~2A(~2C-~-fi~S ......~..__..d7 0f
at.
C3ifpCi-5622
COMM[JNITY DEVELOPMENT DIRECTOR
CITY nnTn CERTIFICATION
Approved this day of , by the City of Wheat Ridge
r•:.., r,....,,,:i
czT7
~.vcmc'z•
ATTEST:
City Clerk
Mayor
CITY SEAL
COUNTY CLERK AND RECORDER'S CERTIFICATE
This document accepted for filing in the office of the County Clerk and Recorder of
Jefferson County at Golden, Colorado, on the day of
AD, in Book , Page , Reception No.
JEFFERSON COUNTY CLERK AND RECORDER
By: Deputy
4. Final deve[opment plan review Revrert, procedures:
a. Staff review. Upon filing of an application and other required documents, the
community development staff will refer copies of the plans to affected
departments and agencies for review. All comments shall be forwarded to the
applicant so that necessary revisions may be made by the applicant prior to final
approval. •
16
> ,
cM4:«.. 41.e « n f « n4ion
E. C:t.. ..;1 we.,««.. T T,..... . :«t ..Fsl.,. «l..««:«
reeofnmeftd- >
e.,s.. ,.~e ..o,..:,... ~c in~
xcy::::~::~~...., C...~:... ..........:t..,..... ..w..tt. „ »YYr-o:.o nYp«ovu...._
b. The Community Development Director shall approve a planned
development final development plan i€itmeels based on the following
criteria:
1. i€tke The proposed final development plan conforms
(up to 10%) with the approved outline development plan and
incorporates all recommended changes, modifications and conditions
approved by the outline development plan.
2. 4f the The proposed final developmentplan is consistent
with the permitted uses on the approved outline development plan.
3. i€tke The proposed final development plan meets the
requirements of an FDP.
4. I€t-be The proposed final development plan complies
with all applicable standards and regulations of Chapter 26 and the
Architectural and Site Design Manual, unless modified through the
outline development plan process.
c. i€the The Community Development Director
applieatien,-er-may approve, deny or approve the proposed Final
Development P}an with conditions. i€If theapplicant:objectato conditions of
approval, the applicant may appeal the decision to district court within thirty
(30) days of the decision.
d. Recordation. All approved final development plans sha11 be recorded with the
Jefferson County Clerk and Recorder. Such plans, and associated recording fees,
shall be submitted to the community development stafF within sixty (60) days of
seaxsil=s the Community Development Director's final:aetien approvaL
Shoulda recordable approved final developmentplan notbe provided to the staff
City within siacty (60) days of setmsWs-fmal action, the staff sha11 sskedule-a
pubks 'reconsider its previous
approval. A one-time, thirry-day extension for mylaz submittal may be requested
from the Community Development Director. The request must be submitted in
writing prior to expiration of the sixty-day time limit showing good cause for not
meeting the sixty-day deadline.
5. Expiration of fmal development plan approvals; reapplications.
17
a. Construction shall commence in accardance with the development schedule
specified on the recorded final development plan.
b. Extension of the development schedule specified on a recorded final
development plan sha11 require amendment to the final development plan.
c. A new application for substantially the same development application may not
be refiled for one (1) year after denial.
Sec. 26-309. Application of standards.
A. Detailed specifications and standards which should have been set forth on an
approved outline and final development plan, but which were found subsequent to
approval to have been omitted, may be interpreted by the community development
directar to be those specifications and standards set forth in the zone district in which the
approved uses contained within the final development plan would be permitted.
B. The supplementary regulations of article VI apply to uses and activities within
planned development districts, unless otherwise provided in the approved final
development plan.
C. If the outline and final development plan does not address a particular development
standazd, the standard of the zone district which most closely matches the planned
development as determined by the community development director shall be used
D. The owner of any property who or which feels aggrieved by such determination may
appeal the determination pursuant to the provisions of section 26-115.
E. If the development standards specified on a recorded outline development plan do not
meet the current standard, a final development plan can be approved consistent with those
standards on the recorded outline development plan. This provision does not apply to
requirements listed under article IV Subdivision Regulations.
F. To vary from the minimum development standards established on a recarded outline
development plan, an amended outline development plan is required when the variance is
less than the established minimum. No amendment is required if the variance is greater
than the established minimum standard.
G. To vary from the standards set forth on a recorded final development plan, an
amended final development plan is required when the variance is less than the established
minunum. No amendment is required if the variance is greater than the established
minimum standard.
Sec. 26-310. Binding upon successors and assigns.
All approved development plans shall be binding upon the owner(s), their successors and
assigns, and shall limit the development to a11 conditions and limitations established in
such plans, and as may be contained in separately recorded agreements, covenants,
18
condominium declarations, etc., which were approved by city council as part of a planned
development approval.
Sec. 26-311. Amendments to development plans.
A. The procedures and requirements for amending an approved development plan
(outline or fmal) shall be the same as prescribed for original approval, except as provided
for under subsection (B) (C) below. All applications for amendment to an outline
development plan must be approved in writing by all owners of real property contained
within the area originally approved by the outline development plan, unless specific
alternative provisions have been approved by city council as part of the unified control
agreement. All applications for amendment to a final development plan must be approved
in writing by all owners of real property and owners of interest contained within the
parcel or phase of the planned development where the amendment is being requested. If
the amendment affects the provisions for access, drainage, utilities and/or circulation,
affected properly owners must consent to the application for amendment in writing.
B. Outline development plan changes.
Changes to the underlying outline development plan will be processed the same as
prescribed for original approval if any one of the following is proposed:
1. Increase in the gross floor area of structures ^Fe°°-'°n "n` p°r^°beyond
the authorized maacimum allowed with ou the approved outline planne
development plan. b°` ° °°a „o«,... +u,........,a (10,000) sqtme
€eef:
2. Proposed land uses are not permitted on the approved outline
development plan.
3. Increase in density or intensity of use.
B: C. Final development plan changes.
Based upon showing of necessity therefore, nvne~ changes in the locations of shuctures
and their accessory uses, fences, parking areas, landscaping and other site improvements
may be permitted as an "administrative amendment" by the community development
director, if such changes will not cause any of the following circumstances to occur:
1. Change in the character of the development.
2. Increase in the intensity (or density) of use.
3. Increase of the problems of circulation, safety and utilities.
4. Increase of the external effects on the adjacent properties.
5. Increase in maximum building height.
6. Reduction in the originally approved setbacks from perimeter property lines.
7. Reduction of a development standard on the approved final development plan
provided the reduction does not decrease the development standazd to an amount
less than the requirement on the approved outline development plan.
8. Relocation of landscape areas which are required as buffer yards or establish
project character.
19
n r.,,._,,.,..,. .w„ fl,.,... ..,.e.. ,.v.......,......o.. ,.c,..,,....,..,
(10) ..o..,.e.,+ wo..,..,a
,
.o e.,,,vea ;.,,.,.e.,..e ,.o.e.. tt,,.....,,..a (10000) ....,...e r
,
Ct,,,,.e ,.F.we t....a a,,..,.+,_.a ,va e w
10
e,
•
10
.
t.
(
)
C. D. Any changes or revisions e€a to an outline or final development plan which
are approved, either administratively or by city council action, must be recorded
with the Jefferson County Recorder as amendments to the original recarded
development plan subject to the deadline provisions of section 26-308.D.4.d.
Section 7. Sections 26-106 ;(=ReVievtr P'r'ocess Gliart) is hexeby amended as follows:
Sec. 26-106. Review process chart.
TABLEINSET:
Pre Application
Final
Approval
Notes
Requested
Staff
Neighborhood
Staff
PC
CC
BOA
URPC
Planned
Development:
URA
2
Outline
X
X
H
H
ART
Development
III
Plan (ODP)
Planned
Development:
URA
ART
Final
X
A
~
III
Development
Plan (FDP)
Planned
Development:
Outline
U~
2
Development
X
X
H
H
ART
Plan
III
Amendment
Planned
Development:
Final
URA
ART
Development
X
A
H-
-14-
III
Plan
Amendment
20
Planned Bldg. 3 §
A H -44- A 26-116
I Group 4 X
Section 8. Sections 26-504 and 26-505 are hereby repealed in their entirety.
Section 9. Safetv Clause. The City Council hereby finds, determines, and
declazes that this ordinance is promulgated under the general police power of the City of
Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and
that this ordinance is necessary for the preservation of health and safety and for the
protection of public convenience and welfaze. The City Council fiarther determines that
the ordinance bears a rational relation to the proper legislative object sought to be
attained.
Section 10. Severabilitv; Conflicting Ordinances Revealed. If any section,
subsection or clause of this ordinance shall be deemed to be unconstitutional or otherwise
invalid, the validity of the remaining section, subsections and clauses shall not be
affected thereby. All other ordinances or parts of ordinances in conflict with the
provisions of this ordinance are hereby repealed.
Section 11. Effective Date. This ordinance shall take effect days after
final publication.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of
to on this day of , 2007, ordered published in full in a
newspaper of general circulation in the City of Wheat Ridge and Public Hearing and
consideration on final passage set for , 2007, at 7:00 o'clock p.m., in
the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado.
READ, ADOPTED AND ORDERED PUBLISHED on second and final
reading by a vote of to , this day of , 2007.
SIGNED by the Mayor on this day of , 2007.
JERRY DITULLIO, MAYOR
ATTEST:
Michael Snow
21
APPROVED AS TO FORM BY CITY
ATTORNEY
GERALD DAHL, CITY ATTORNEY
lst Publication:
2nd Publication:
Wheat Ridge Transcript
Effective Date:
22
City of Wheat Ridge
ARCHITECTURAL & SITE DESIGN MANUAL
Revised December 2006
\
Under the authority granted by Secfion26-222.E of the Wheat Ridge Code of Laws the Architecmral and
Site Design Manual (ASDM), originally adopted on 26 February 2001 is amended jointly by the Director of
Community Development and Public Works D'uector.
Wheat Ridge Architectural and Site Design Manual
Acknowledgements
Wheat Ridge Architectural and Site Design Manual
1 INTRODUCTION
The Architectural and Site Design Manual (ASDM) for the City of Wheat Ridge covers a variety of
elements tha[ will establish a cleaz blueprint for site development and archi[ectural standazds for
commercial, industrial and multi-family structures. The Manual contains goals, principles and examples
which will provide consistent yet flexible design guidelines for the City of Wheat Ridge.
A. Background: The Historical Context of Wheat Ridge's Character
Wheat Ridge had its origins in the silver and gold rush days of Colorado in the late 1800's. Miners [raveled
back and forth between Golden, Blackhawk and Central City tluough what is now the City of Wheat Ridge,
to Denver. Eventually, fartners settled Wheat Ridge and the routes between Denver and points west became
established as the main thoroughfazes we know today.
Wheat Ridge became an incorporated City in 1969.
Wheat Rid e, like man satellite suburban
<.x,_..
communiUes, does not have an historical main sueet ~
or town center. Residential development radiated out
from Demer and the commercial activity developed
along the main thoroughfazes. Today these
thoroughfazes remain as Wheat Ridge's main
commercial corridors: W. 38th Avenue, W. 44th ` -
,
~Boulev Boulevazd
u •t~
Ki Stree[ oungfi Sffeet. ig I The Wheat Rrdge}to¢t in a
an early Denver streetscape.
a d se and
the IlLimunit,
the ditional ver ur grid
east of Wadsworth Boulevazd is
more dense and compact and the
suvcmres aze older. As
development moved west of
Wadsworth, the pattern became
more suburban with curved streets,
cul-de-sacs and lower density
and density remaia has
development. Farther to the west,
agricultural uses and a mral setting
Historically, many of the
commercial corridors were "
pleasant, tree-lined counay lanes
with smaller scale neighborhood- Fig. 2: An aerial view of Wlzeat Ridge's core commercial areas (Wadsworth B[w
arsd 3e Avenue) showing the predominance of individua[ buildings surrounded
oriented retail shops. The by parking lots.
proliferarion of automobile travel as
the main mode of transportation was at odds with creating a pedestrian-friendly and pedestrian oriented
developments. The suburban development pattern moved buildings from the street edge and placed lazge
pazking lots between the building and street. What were once small-scale buildings with intimate se[tings
aze now disorganized streetscapes dominated by pazking lots, over-scaled signs and under-utilized or non-
existent sidewalks.
Wheat Ridge Architecmral and Site Design Manual 3
Wheat Ridge's commercial corridors provide many benefits to the City and surrounding neighborhoods.
These corridors serve as gateways into the Ciry and establish the image of the City. They provide service,
shopping, dining, cultural and entertainment opportunities for
residents of the adjacent neighborhood, the ciry and the region.
Business activity along these corridors provides a significant tax
base for the City. The corridors can either connect or sepazate the
residenaal neighborhoods and add to a sense of community pride.
B. Purposes of the ASDM
The City's current zoning code is to a large degree focused on
"Greenfield" development - development of open land. The size of
properties and proximity of the commercial corridors to residential
neighborhoods is not conducive to Greenfield development. Today,
the major development opportunities in Wheat Ridge's commerciai
ueas aze redevelopment-oriented, maldng many aspects of the current zoning regulations difficult to apply.
The purpose of the Architectural and Site Design Manual (ASDM) is to provide more effecfive design and
planning guidance for the design and physical appeazance of Wheat Ridge's major commercial, industrial
The ASDM is not intended to preclude an individual planner or azchitecPs creativity. This Manual presents
important, but general, design concepts. It is intended to address site and azchitectural design; two aspects
of development which have been lazgely ignored in the City of Wheat Ridge.
This Manual should be used in concert with Chapter 26 of the Wheat Ridge Code of Laws. This Manual is
not intended to be all inclusive; many aspects of site development have not been addressed. Where the
Manual is silent, the Zoning Code should be consulted. It is intended that the Zoning Code will be amended
to follow a form-based format, and this Manual will continue to provide consistent site and azchitectural
design guidance.
Add statement re: sub azea plans/comprehensive plan (what happens in event of conflict?)
The Manual contains photogaphs and illustrations which should provide d'uection and clazity. Where the
text in the Manual and graphics conflict, the text shall control.
Wheat Ridge Architectural and Site Design Manual
Fig. 3: N'heat Ridge's first posi office, now preserved
in the Wheat Ridge Hismrical Park
• Implement the directions outlined in the City's Neighborhood Revitalization Strategy
C. Overall Goals of the ASDM
1. Encowage creative site and building design which in mrn creates unique and sustainable places.
2. Major commercial azeas and associated streets should be planned and designed to balance traffic needs
with those of pedestrians and adjacent land uses.
3. Buildings and landscaping should contribute to the physical definition of streets and sidewalks as civic
places.
4. The design of buildings should acknowledge that the uses within buildings may change over dme, while
the form of the buitding and its relationship to the street is more enduring. Therefore the piacement,
form and design of buildings aze integral and important aspects of regulating community development.
5. New buiidings and streetscape should be consistent with any established chazacter of existing buildings
and streetscape design elements.
6. Enhance pedestrian oriented activity by providing a consistent edge to the street and sidewalk in order
to create pedestrian scale and access to businesses.
7. Provide convenient pedestrian access from the public right-of-way to each business and utilize
pedestrian friendly site and building design feamres.
8. Provide visual interest and human scale through the use of azchitec[ural elements such as mass, bulk,
height, entry features, ar6cula6on and fenestradon of facades, materials, texture, detail, and color.
Wheat Ridge Architectural and Site Design Manual
II APPLICABILITY
A. REViEw PxoCESs
All development within the Architectural and Sueetscape Overlay Districts other than single-family and
two-family homes shall be subject to the standazds contained in the ASDM as well as the underlying zoning
for the property. This Manual shall also apply to "major addifions", as defined in Secdon V, Definidons. In
the instance of major addition, regulations will not apply where infeasible. For example, if a major addiaon
occurs to a building in the urban azea, and the existing building is located 50 feet from the front property
line, the addidon need not comply with the build-to area requirement as it would be neazly impossible. This
shall not be construed to mean ttiat none of the regulations apply for major additions. This Manual is
intended to be used as a supplement to the regulations listed in Chaprer 26 of the Wheat Ridge Code of
Laws (Zoning & Development). Where this Manual and the regulations of the Code of L,aws aze in conflict,
this Manualtakes precedence.
In these standazds the words "shall", "is" and "aze" indicate required provisions; "should" indicates
recommended provisions (guidelines); and "may" indicates optional provisions. To the extent that an
approved site development application includes additional conditions or specific plan or design details, the
requirements of approved site development application shall be in addition to those set forth in the ASDM.
Terms used throughout the ASDM shall be accorded their commonly accepted meanings or as defined in
Section V, Definitions. In the event of conflicts between these definiuons and those of the Wheat Ridge
Code, those of the ASDM shall take precedence for projects with the jurisdiction of the ASDM.
major adjustments to the Conceptual Design Plan aze required, or [hat additional DRC review is
necessary to provide adequate d'uection to the applicant, a follow-up Pre-application Meeting may be
required.
2. The DRC will produce a written record of the pre-application meeting and provide such to the
applicant(s) or agent of the applicant(s).
3. Subsequent submittals (e.g. Land Use Applications or Building Permit Applications) shall be consistent
with the advice aud d'uecaon given at the pre-application meeting.
B. Pre-Application Meeting Submittal Requirements
The following information must be submitted to the DRC prior to the Pre-Application Meeting:
1. Contact Information
• Project title and location
• Request (include applicable approvals sought)
• Examination of and written response to the Design Principles listed below in Section C _
• Date of submittal to the DRC
Wheat Ridge Architectural and Site DesigaManual
1. At the Pre-application Meeting the applicant will be invited to participate in a discussion with the DRC
regazding the applicanYs submittal. The DRC will provide assistance to the applicant by helping to
interpret the goals, principles, guidelines and standazds in [he ASDM. If the DRC determines that
• Prepazer contact information
2. Site Plan
The site plan should contain exisfing and proposed conditions of the entire development property, drawn ro
scale, showing at minimum the foliowing detaii:
• Location of required setbacks for buildings and pazking;
• Location of all ddveways, pazking azeas, loading azeas and pedestrian walkways;
• Loca6on (footprints) of existing and proposed suvctures with en7ances identified;
• The location and type of any outdoor storage or trash disposal facilities;
• Location and dimensions of all signs including setback dimensions;
• Location, size, and number of pazking spaces to be provided, including handicapped spaces.
3. Conceptual Architectural Plans
• Preliminary elevations of any proposed structure(s) with notations as to the types of materials and
colors to be used;
• Preliminary elevations of any accessory appurtenances such as dumps[er enclosures.
leci us), screen
the
The following design principles shall be incorporated into each new commercial or indusuial building or
each major addition to any existing commercial or industrial building which increases the overall size of the
exisring building by at least 50%. Upon submittal for pre-application meetings, land use applications or
building permits, the applicant shall, in writing, respond to each one of these design principles and explain
how each principle is being met. The Design Review Committee shall determine compliance with the design
principles.
These design principles aze broad goals to be achieved with development or redevelopment. The language
relating to these design principles is somewhat nebulous. For example, commerciaVindustrial design
principle number 2 states that "building design shall contain significant interest". The term "significanP"is
not quantifiable. The design standazds listed in section IV strive to fiuther define each design principle,
complete with diagrams and examples. By following the design standazds in section IV, the design
principles will be achieved.
Compliance with these design principles must be achieved to gain DRC approval of the site and building
design. It should be noted that in most land use cases, the DRC is not the decision making body that
approves an applicadon. This Manual contains design standazds which must be inwrporated into the site
and building design. Except where otherwise noted, these standards are maudatory and aze located in
Section IV of this ManuaL Graphic examples can be found in Section IV of this Manual.
Wheat Ridge Architectural and Site Design Manual
Commercial/Industrial Desi¢n Princiales
1. Create a pedestrian travel system similaz to a roadway network into, across and through the site. A
connected, continuous pedestrian sidewalk system will make pedesuian activity more convenient
and prevalent.
2. Building design shall contain significant interest, level of detail and human scale. Where these
elements aze present on adjacent buildings and/or properties, building azchitecmre and design shall
be consistent with surrounding buildings.
3. Development or redevelopment shall minimize impact to surrounding properties.
4. Incorporate well designed landscaping which establishes a buffer between incompatible uses and
cleazly defines a street edge.
5. Site design shall be convenient for both pedestrian and automobile traffic and shall include unique
amenities and a level of interest ro patrons and passers-by.
6. Pazking azeas shall be de-emphasized and made less prominent.
7. Signage shall be well designed and located strategically so as to lessen the impact of advertising.
Multi-Familv Desien Principles
1. Provide an ample amount of usable open space for residents to congregate in a central, convenient
Z The site design shall contain an ample amount of visual interest and avoid monotony or a
"formulaic" design.
D. Varying From the Requirements
The requirements listed in Uris Manual shall not be waived. The requirements aze structured in a mannec ro
provide some latitude for site and building design. Only a few requirements aze exact; the build-to area or
specific buffering requirements for example. For these `exacP regulations, and only these `exacY
reguladons, the variance process in Section 26-115 of the Wheat Ridge Code of Laws applies. A variance
cannot be processed for anything specifically prohibited in this ManuaL For instance, a requirement exists
which prohibiu pazking between the building faqade and front property line in the urban azeas. This is not
eligible for a variance.
Wheat Ridge Architectural and Site Design Manual
6. Parldng azeas shall be located in safe, convenient locations for residents and guesu.
III. URBAN AREA OVERLAY
Certain ueas of the City are hereby designated as "Urbad". These areas are identified on the map on page
_(Figure 4).Urban areas have a neatraditional character - wide sidewalks are located in front of the
storefronts, strong pedestrian presence on the sidewalks, buildings are located much closer [o the sveet and
parking areas are located behind or beside the building facade. These urban areas are intended [o be more
pedestrian oriented thereby creating more a vibrant, walkable environment, a precursor to mixed use. A
consistent street edge should be established in the arban areas, with parldng azeas located in the side or rear
yard.
If a particular property is no[ shown in an urban area in Figure 4, the property owner can choose to include
his or her property in an urban area. A writ[en request must be submit[ed to the Direc[or of Community
Development requesting this inclusion. Additionally, the
Director can, at his or her sole discretion, include a property in
an urban area. A property can be included into the urban area h~„~ ~
based upon adjacency [o other urban areas, recent development J ,
trends or recommendations in an adop[ed subarea plaa The design standards for site and building design listed m
Section IV shall be applicable to properties in the urban areas
e --~1~`~C as diffei Ep':~ ~ -~additional srand~s shall
be ~blished~t~b~~"_t;~an ar ~ ~
urbmi area clulracter.
A foot buil are ~ estaed in the ur n~. This bui o are is the loca[i ~ where a
bui g must be I .ed i ~~o the front pro rty li' A tradi[io ' establishes ~ inimum
line, : ere a buil~~~ mu e I'-ed behind area est hes awelve-foot ~~~dow for
loc 6n of the b''- ang m~ se p ity to th ~ ront pro `line. I~ e instance of a co~ -1ot with
mo an one t front ~ the bu ° o area ~all be esta ed at trimary street front (area of
.•:~Ge~4 he sece ree[ have a 1L The build- ~n the
sewndary street frontage shall be 0-20 feet. At no [ime can the building fagade on the sewndary street
frontage exceed 20 feet. The requirements for maintaining the sight distance triangle as defined in Chapter
26 of the Wheat Ridge Code of Laws shall be followed and observed.
Fig. 6: The build-m area is shown in yellow adjacenr to the primary streer I
frontage
Wheat Ridge Architectural and Site Design Manual 9
IV. DESIGN STANDARDS
The followfng mandatory desien standards shall be incorporated into each new commercia] and indus[rial
site and building, as well as each major expansion of any existing commercial and industrial buildings.
Major expansion is defined in Section V(Definitions). Each mandatory design standard relates m the design
principles listed in Section IT C. Compliance with these mandarory design standards will help ensure
achievement of the design prineiples. The design pcinciples are reiterated to show relevaoce and context
with the si[e and building design standards.
A. CommerciaUIndustrial Mandatory Design Standards
Principle7 Create a pedestrian travel s>>stem similar to a roadwav nehvork A connected continuous
pedestrian sidewalk svstem will make pedesn ian activih, niore convenient and prevalent.
1. The streets, bikeways, paths and [rails of adjacent neighborhoods shal: be extended into the propcsed
developmenC Although connec[ivity is important, traffic calming measures may be used [o discourage
short-wts and diverting high volumes of [raffic through adjacent neighborhoods.
2. Continuous, wide pedestrian sidewalks shal] be provided between buildings [o promote a safe, pleasant
walking environment. Sidewalks shal] connect adjacent sidewalks and the mai❑ entrance to [he
be
the
be
Shared
parking
Whea[ Ridge Archi[ectural and Site Design Manual 10
4. In the Urban Areas as shown in Figure 4, the area between [he faqade of the building and the property
line shall be reserved for pedestrian activity, outdoor seating or plazas and/or landscaping.
5. Pedesvian entries into buildings shall face the adjacen[ street. All facades of buildings facing any street
or public space shall provide a level of finished architectural quality appropriate to [he public character
of that stree[ or space. The entranceways shall be clearly defined and be proatinendy identifiable.
Fig. 8: This building is ronstructed m the build4o line at each street frontage. Only pedestrian actinity accurs between tke face of
the building and tke right-of-way. Tke building entrance is dearly identified.
Wheat Ridge Archi[ec[ural and Site Design Manual 11
6. Pedes[rian walkways shall be cons[ructed [o minimum industry standards. De[ailed accents such as
brick, flagstone, scored or colored concre[e shall be used at main entrances to delineate and accentuate
the pedesrrian travel way to the building.
7. Pedestrian paving should be continued across driveways, drive aisles in parking lots and intersections.
At intersections, crosswalks wi[h enhanced pavement are encouraged to provide for increased safety
and to add an aestheric element to [he s[reetscape.
I Fig. 9: Pliam of pedesn'iarz paving I
Wheat Ridge Architectural and Site Design Mannal 12
Principle: Butlding desien shall contain siznificant interest level of detail and human scale. Where
aaprooriate building architecture and desien shalL be consistent with surroundine 6uiLdinns.
Primary pedestrian entries into buildings shall face the adjacent stceet All facades of buildings facing
any street or public space shall provide a]evel of finished architectural qaality appropriate to the public
character of [ha[ street or space. Buildings shall have at least one significant pedestrian entry (used
singly for one ase or joindy for seveial uses) that faces the srreet or public way. Individual ground
floor shops within a building should have a direct pedesVian en[ry. The primary entry of a building
and/or its shop front shall be emphasized [hrough changes in wall plane or building massing,
differentiation in ma[erial and/or color, a eater level of detail and enhanced lighting as well as
permanent signage.
2. Building facades that face a publie street or plaza shall have at least one variation in faqade depth (a
minimum of four feet) for each every 50 lineaz feet for the length of the fagade. Canopies, awnings or
other non-permanen[ features will no[ coun[ solely as a variation. Such a vaziation may be
aceomplished by recessed en[ries, porticos, upper level step-backs, dormers, or any of the following
offsets in the general plane of the faQade: columns, pilasters, protruding bays, reveals, projecting ribs,
balconies, and cornices or eaves.
3. Building facades shall be designed to provide a human scale. Human scale and de[ail shall be
incorporated in[o fagade design by the use of at leas[ three of the following methods:
expression
Wheat Ridge Architectural and Site Design Manaal 13
4. All building facades shall have one change in materials for each 10 feet (and portion [hereof) of wall
height A change in material must be at least two feet in height. Masonry pa[terns, such as headers or
rowlocks can count as a change of materials. Windows, canopies and doorways will not coun[ as a
change in materials.
5. Buildings shall be cons[ruc[ed of durable materials, such as brick, s[one, stucco and masonry materials.
Corragated metal panels, smooth face concrete masonry units (C.M.U.), plywood paneling, xilt-up
concrete, exposed raw concre[e and vinyl siding are no[ allowed. Architectural metal, syn[hetic stone
and textared concrete block may be used as an accen[, and shall no[ consti[ute more than 20% of any
fa~ade.
6. The character of new development should relate to, and use the posi[ive examples as design resources
from the surrounding neighborhood, street patterns, and neighboring structures. The character of the
surrounding neighborhood shall be established by the existing facades, building footprint, bailding
materials, rooflines, and windows/doorways. A redevelopment should honor [he basic patterns and
archi[ectural [hemes of nearby existing developmenC The materials and form of any addition to an
existing bailding shall relate to the exis[ing building. Buildings rhat express a standazdized corporate
iden[ity are discouraged.
Wheat Ridge Architectural and Site Design Manual 14
The transpazency of ground floor facades facing any street or pedestrian way, regardless of distance,
shall be at leas[ 60% and not more than 85%. Transparency shall be calwlated as the percentage of the
ground floor elevation as measured from [he finished grade at the base of the wall, [o the second level
finished floor eleva[ioa Transparent doors may count as part of the transparent area. Window mullions
may be included in the transparent area calculations. However, stroctural elements may not be
included in the [ranspazency calwlations. Opaque or reflective glass shall not be included in
transparency calculations. If glass display cases are used, they must give the appearance of windows (a[
least 2' deep) and should be maintained with items of interest For corner lots, the minimum percentage
of transpazency can be allocated from one s[ree[ fagade to another. At nq time can the percentage of
transparency on a street frontage by below
8. Opaque (solid) srorefront security closures (rolling doors, etc.) that block the views into a building are
not allowed.
9. For building facades longer than 200 feet, a[ least I major identifying object must be incorporated into
the building design. A major identifying object would inclade a cupola, romnda, spire, dome, clock
tower or similar architectural feawre which creates visual interest.
Wheat Ridge Archi[ectural and Site Design Manual 15
10. For buildings located in the urban areas, at least 75% of [he primary street frontage mus[ be occupied
by the building fagade. For example, on a primary street frontage where a lot is 100 feet long, at least
75 feet of building footprint must be constructed in the build-to area. The remaining 25% may be used
[o access parking in the rear. For corner lots, this requirement can be reduced to 50% on the primazy
frontage with at leas[ 25% of [he secondary s[reet frontage ocwpied by the building faqade. For smaller
lots, the ability to access the parking in the rear must be maintained. At no time shall this requirement
preclude the establishment or maintenance of a drive aisle to access the side or rear of the building.
Wheat Ridge Archi[ectural and Site Design Manual 16
Principle: Development or redevelopment shall minimize impact to sun-oundin2 ~ro erkies_
1. All loading, equipment and service areas shall be adequa[ely screened and located towards [he reaz of
the building.
2. All rooftop equipment and [rash areas shall be screened from view so as not [o be visible &om the
property line viewed from a ound IeveL Screening elements and/or enclosures should be composed of
forms, materials and colors tha[ are either an extension of the building's exterior form, material and
color pale[te, or neu[ra] forms, materials and colors designed to minimize their visual impact. All [rash
azeas shall be incorporated in[o the building design and screened with full wall enclosures or wing-
walls.
Wheat Ridge Architectural and Site Design Manual 17
3. The edges of new and existing commercial development shall provide a safe, quiet and visually
pleasant transition to adjacent residential neighborhoods. Larger buildings should be located adjacent
[o commercial corridors and transition to smaller buildings closer to residential, low-density
neighborhoods. Landscape and azchitec[ural treatments such as screen walls may be used as edge
buffers.
4. There shall be a transition between incompatible uses on adjacent proper[ies. The transition may
include ]oca[ing the building away from the dissimilaz use, transi[ioning the building height to minimize
impact or increasing landscape buffering.
5. Particular care shall be given to ensure development will not adversely impact the supply of light to
adjacent properties, nor shall large shadows cast on adjacent properties. The height of any new building
or major addition shall be of the same scale as adjacent buildings.
Wheat Ridge Architec[ural and Site Design Manual 18
Principle: Incarporate well desi¢ned landscaviii¢ which establishes a buffer and clearlv defines a street
edee"
Except in Urban Areas as shown in Figure 4, a minimum 10-foot landscape area must be established
behind the right-of-way on all street frontages. Stree[ trees shall be planted within this landscape strip
consistent with the standards located within Chapter 26 of the Wheat Ridge Code of Laws.
2. A minimum 10 foo[ landscape buffer mugt be established be[ween any pazking azeas and any property
line. The buffer can be reduced to 5 feet if a six foot fence is installed on the property line. This
landscape buffer is no[ required in mul[i-use developments wi[h multiple property lines. This shall not
apply [o drive aisles or drive [hough lanes.
Wheat Ridge Architec[ural and Site Design Manual 19
3. The space between adjacent buildings shall be minimized, cleazly defining a continuous building
faqade. The buildings shall mee[ all applicable fire and building codes for fire resistant construction.
Wheat Ridge Archi[ectural and Si[e Design Manual 20
Principle: Site design shall be convenient for both pedestrian and automobiie traffic and sltiall include
unique araenities and a lerel of interest to patrans and passers-bv.
Two of the following techniques mus[ be used:
Plazas, counyards and arcades are strongly encouraged in all commercia] areas. Buildings should
be placed w enclose courryards or plazas on at least three sides. These featares shall be located
direcdy adjacent to sidewalks which access the right-of-
way and may contain seating areas, open eating areas,
landscaping, public art and Pountains.
• Seating may include benches, movable chairs, seat walls
and planter walls. Seating opportanities will encourage
additional pedestrian use of the s[reetscape areas.
Benches and movable chairs are a simple way ro help
establish the identiry of the community aLong the street.
Only approved art objec[s may be located in the public
right-of-way. Private art objec[s must be located on
private properry in settings that will not interfere with
pedestrian or vehicular movemene. Art objects should not compete with or impede views of
adjacent srorefronts.
~
Wheat Ridge Architec[ural and Si[e Design Manual 21
The following are all required elements of site design:
• Front parking lots shall be intemonnected so as to allow continuous vehicle passage without re-
entering the stree[.
• Generous sidewalks at the store fronts shall be connected ro on-street sidewalks at each end of the
"front door" parking setback condition.
• Continaous, wide pedestrian sidewalks shall be provided between buildings to promote a safe,
pleasant walking environment.
• Parking lots and drive aisles shall be arranged to maxinuze the connectivity and continuity of
pedestrian walkways and minimize the distances pedestrians must travel between buildings.
Whea[ Ridge Architectural and Site Design Manual
22
Princiole : Parking areas slaall be de-emphasized and inade less prmminent.
1. In Urban Areas, parkin-, shall be located to the side or rear of the building. If a building is located on a
corner loe, any parking located on the side of the building (secondary frontage) must be behind the
midpoint of the wall facing the secondary street frontage.
2. Parking access drives should be consolidated to minimize wrb cuts and minimize breaks in the
storefront facades.
3. In non-urban areas surface parking and drives are allowed between a public street and a building facade
when screened from the s[reet by either a low wall and/oc landscape buffer of at least ten (10) feet in
width. If a landscape buffer is utilized, trees and shrubs must be planted to further soften the parldng
edge.
4. Except where separated by buildings, all parking lo[s on adjacent properties must be interconnec[ed to
allow users ro cirwlate withoat having to re-enter a street.
5. While parking lots must accommodate the required parking for any use, parking lots should be divided
in[o smaller segments and should be generously planted with shade trees. Large, open parking areas are
to be avoided.
Frieiary =vee•i frontaye
Riiilrlinn
i'd, lC
Rlldj.•nini
cJ
U
u`
s
a
v
~
2
L
L
9
U
U
N
I Fig. 20.Parking area ori a corner la( I
Wheat Ridge Architectural and Site Design Manual 23
6. Shared parking is encouraged for urban areas and developments with limited parking availability.
Shared pazking recognizes that various uses utilize parking to different dea ees Ihroughout the day.
Shared parking is calculated using the Sharing Factor Ma[rix below (Fig. 22). In the event of mixed-
uses, the actual parking required is calculated by adding the total number of spaces required by each
separate function and dividing the total by the appropriate factor from the Sharing Facror ma[rix. For
example: If the residential function requires 10 spaces and the office portion requires 12 spaces,
independently they would require 22 spaces, but when divided by the sharing factor of 1.4, they would
require only 16 spaces. A second
way to use the sharing factor is, if there is a total of 22 spaces available on the site, multiplying this by
the factor 1.4 gives the equivalent of 30 spaces. Building uses may be sized to a functional density
corresponding to 30 parking spaces. (Note: When three functions share parking, use the lowest factor
so that enough parking is assured.)
7. Where possible, on-street parking may be counted towards [he required parking counts. On street
parking shall not be allowed on Sta[e hi,ghways, arterials or in locations where the street wid[h cannot
accommodate the parked vehicle. When adjacent to City-owned parking lots, parking may be
accommoda[ed in a Ciry-owned parking lot.
Shared Parkin Facto
r
Residential
Lod in
Office
Retail
Residential
7
1.1
1.4
12
Lod in
1.7
1
1.7
1.3
Office
7.4
1-7
1
12
Retail
72
7.3
12
1
Fig. 22: Shared Parking factar mGle
Wheat Ridge Architectural and Site Design Manual 24
Principle: Signage shalL be well designed and located strategically so as to lessen the impact of
advenising.
1. Innovative and unique signs and graphics aze encouraged.
2. The structural support of projecting signs should be integrated into the design of the sign, either by
being simple and inconspicuous, or by being creative in the use of strucmra] elements, lighting, color
and ma[erials.
3. Projecting signs should not be located closer [han twenty-five (25) fee[ apart unless the signs work
together to make a uoified and compatible design or the sign group is integral to the building
architecture, reinforcing a significant building feawre such as a primary entry.
4. Projecting signs are allowed and encouraged in [he urban areas. There is no setback from the right-of-
way for projecting signs. Encroachments into the right-of-way are permi[ted provided the appropriate
approvals Prom the City are a anted.
5.
P` k~ .
tn .
~4
Consolidated monument signage is encouraged in multiple use developments. Monumen[ signs are
required for new development, and must be loca[ed within a landscaped area. Pole signs are not
allowed with new development, unless
the development is located wi[hin 1/4
mile of the in[ersta[e and a highway
oriented sign is proposed.
6. The ma[erials of a frees[anding sign
should be [he same as, or closely rela[ec
to, the materials used on the building to
which the sign is related.
Fig. 24: This manument sign advertises for (he entire mul(i-use 6ui[ding.
Whea[ Ridge Architec[ural and Site Design Manual 25
Building wall signs should fit within rhe architecwral features of the faqade (e.& not overlapping
columns or covering windows), and complement the building architecture.
8. ~§,,,~an light°. ould b~nsiste ~'th the lighting u11dS~g elem -ancl storro~c ugn
` ~
9. shing, pul" . g, dy~ic, or ~ ing lights u~ o owed. Inte ly illu 'nated, tran
~ ns must ha - e ty aphy [er than the s~❑ b round. O p e si aces with ir
minated [r {cent o y o ur internally lomi ~-d individu letters with
es are acce ~le ~ ~ ~ ~
"o.,
10 ,n faces sN~e of arker hith light~~ lo~ed text ~
Fig. 26: These signs have a dark backgrowtd with light text.
Whea[ Ridge Architeclural and Site Design Manual 26
B. Multi-Family Residential Mandatory Design Standards
Principle: Provide an am.p[e amount of usable open space,for r-esidents to congregate in a central,
convenientlocatian.
1. At least 100/c of the property must be dedicated ro open space for use by the residents and tenants of
any mul[i-family development The open space shall be usable and contain amenities for play or
congregation. Acceptable amenities include play structures, picnic tables, benches, sporting areas such
as soccer goals, tennis courts or basketball courts. These areas must contain irrigated sod or
comparable landscaping equivalent.
2. Detention areas may be used as open space provided these areas are improved properly. The design of
the detention/open space shall not allow standing water.
Whea[ Ridge Architectural and Site Design Manual 27
Fig. 27: This nmlti family developrnent contuiru ample apen.rpace m be itsed as recreatiare area for the tenunts.
Principle: Building design shall contaira significant interest Level of detail and kuman scale. Where
appropriate, building architecture aiid design shall be consistent with surrounding buildings.
1. For buildings with one entrance to many units, the public entries shall have pedestrian connec[ivity into
the site from adjacent streets. For buildings with mul[iple entrances, pedestrian connectivity shall be
provided to each main entrance at each ground floor unit. All facades of buildinos facing any street or
public space should provide a level of finished archi[ecmral quality appropriate to the public character
of [ha[ street or space. Buildings should have at least one significant pedestrian entry (used singly for
one use or jointly for several ases) that faces the street or public way. Individual ground floor units
wi[hin a building should have a direc[ pedestrian entry. The primazy entry of a building should be
emphasized through changes in wall plane or building massing, differentiation in material and/or color,
greater level of detail and enhanced lighting as wel] as permanent signage.
2. Buildin-, facades should be designed to provide a human scale. Human scale and detail should be
incorporated into fagade design by the use of at least three of the following methods:
• reveals
• belt courses
• cornices
~on of a structural o~ rchitectura
-ces
. cesse ~ dows
•lor a- texture diff n
•r~ exoressed ela ~ e mu ~~'~ns that
sAIM e one~ ng e in ~terials for ~=h 10 Afeand /or portion [her of wall
ial mus t lea~two feet m ht pah aaders or
.,ra~ a ~ a~oP n n,arPr,ai"c. indows. canooioorwavs will n ot coun't as a
4. Buildings shall be cons[ruc[ed of durable ma[erials, such as brick, stone, stucco and masonry materials.
Materials [hat mimic clapboard siding are allowed. Corruga[ed metal panels, smooth face concrete
masonry uni[s (C.M.U.), plywood paneling til[-up concre[e, and exposed raw concrete are not
allowed.<refine lisb Architec[ural metal and [exmred concrete block may be used as an accent, and
shall not cons[i[u[e more than 20% of any faqade.
Whea[ Ridge Architectural and Site Design Manual 28
change in materials.
At least 25% of any visible faqade shall contain stone, smcco, brick or similar resilient mortar building
ma[erial.
VJheat Ridge Architectural and Si[e Design Mauual 29
6. The character of new development should rela[e to, and use the positive examples as design resources
from the surrounding neighborhood, stree[ pat[erns, and neighboring structures. A redevelopment
should honor the basic patterns and architectural themes of nearby exis[ing developmen[.
Principle: The site design shall contain an am.ple arnount of visual interest and avoid monotony or a
`farmulaic" design.
1. If the development includes multiple main bailding stmctures, each structure shall be unique in size,
elevation height, shape, rooF line and orientation to prevent a s[andardized site design. Flat roofs,
simple hip roofs and gambrel roofs are not acceptable. Dormers should be used to break up simple roof
forms.<more reseazch>
2. Building spacing and orientation shall vary between buildings.
3. Accessory buildings shall not be located in the front yard. If possible, detached garages or carpor[s
should be accessed from an alley or rear drive. Individual and common storage areas (such as for
maintenance equipment) shall be considered in the initial design of the main strucmre(s) and
incorporated into the design of the main structure oi garage.
Wheat Ridge Architectural and Site Design Manual 30
4. Detached strucmres shall be of the same building material type as the main structures.
Principle: Each fa~ade shauld have a significant number of parches, balconies and windaw opentngs.
Each entranceway to the building or unit shall be clearLp defined.
1. For baildiogs with multiple exterior en[rances to maltiple units, each individual unit entrance must be
defined and must contain a vaziation in Iwo of the following ways:
• Change in setback
• Change in height
• Change in materials
For buildings with muldple units served by one common entrance, there must be at least one change in
place for each 50 feet of wall length. The change in plane can be accomplished by:
• Change in setback
• Change in height
• Change in materials
• Addi[ion of porches/patios
Whea[ Ridge Architectural and Site Design Manual 31
2. At least 25% of each eleva[ion shall contain openings such as doors or windows. For example, if a
faqade contains 1,000 square feet, 250 square feet of the fagade must be treated with openings such as
Prtnciple: Integrate ainixture of unit size and type.
1. At least 20% of the anits of any multi-family resideotial development shall be less than the average unit
size in the development. Research further - mixture of uni[ types vs. unit sive.
2. A minimum number of the units shall be handicapped-accessible or adaptable, as defined by Colorado
Revised Statutes.
Whea[ Ridge Architec[ural and Si[e Design Manual 32
Principle: Parktng areas shall be located in safe, convenient locations for residenrs and geiests.
1. At least 33% of the supplied parking spaces shall be within carports or garages.
2. Detached garages and carports are no[ allowed within the front setback area, or if located in an urban
area, within the build-to area.
3. Sidewalks shall be provided from parking areas to the main entrance of each building. These sidewalks
shall form a network for pedes[rian traffic.
4. The parking areas shall be well lit to provide securiry for owners, tenants and guests.
5. When multiple garages or carports are attached as one strucmre, there shall be a clear delineation
between parking stalls or garages. There shall be a minimum recess of 3 feet between each parking stall
or garage space. The garage or carpor[ struc[ure shall have similar building materials m the main
structure.
Wheat Ridge Architectural and Site Design Manaal 33
V. DEFINITIONS
Amenity Zone
An azea along the street wrb where trees, planters, furnishings and lighting are
arranged. This area typically ranges from 5[0 12 feet in wid[h. I[ usually
replaces the [ree lawn in more intense commercial developments.
Architectural Bay
The area be[ween two vertical elements, usually struc[ural supports, that are
usually spaced in repetition.
Articulation
Ajuncture in [he face of a building [ha[ generally provides relief in an otherwise
flat surface.
Attached Sidewalk
A sidewalk which is attached to the back of the street wrb.
Belt Course
Usually referred to in masonry cons[ruction as a con[inuous row of a pa[tern of
masonry aroand the fa~ade of a building. .
Bollard
A small vertical element which is made of a dewrative metal materia] in the
form of a post or column. A system of bollards will limit the vehicular access to
an area while allowing for pedestrian traffic. Typically, bollards are used in
groups or lines to define [he edge between the pedestrian and vehicular areas.
ground
three Wnsional volu M a building.
of
of [he trunaf a trWeasured 6WMMR'Wve the
:e up 'a pazticular
materials and coli
Corner Lot
Curb Cut
Curb Ramp
Detached Sidewalk
EIFS
Elevation
Entry Walks
Fagade
Renestration
A street where the primary activity is to provide goods and services to the public.
An area of shops, stores, service businesses, and offices.
A lot which fronts at least two public streets.
Any break in the stree[ curb for a driveway which provides vehiwlar access from
the stree[.
A sloping area of the sidewalk which allows for access of people with
disabilities, wheelchairs, pedestrians and bieycles.
A sidewalk parallel, but not connected, to [he s[reet. Typically, detached
sidewalks are separated from [he curb wi[h a tree lawn.
Exterior Insulating Finish System or a synthetic stucco building material.
The exterior face of a building. The north elevation is the north side of the
building (as seen by looking south).
A walkway that leads from the street across the tree lawn to the detached
sidewalk.
The exterior of a building facing a public street. On comer lots and lots with [wo
s7eet frontages there may be two facades.
The openings (doors and windows) in a building.
Wheat Ridge Architectural and Si[e Design Manual 34
Commercial Street
Form
The three dimensional shape and structure of a building.
Groundcovers
Low gowing plant materials which are typically used in place of turf in tree
lawns and as foreground plants in landscape shrub beds. Ground covers usually
do not exceed 6" in height.
Hardscape
Exterior ground surface azeas which are paved with some impervious material.
Human Scale
Proportions of elements that relate to the size of a human body.
Icon
A sign whose form suggests its meaning.
Luminaires
The light source of a light fixture. Typically located on poles or are wall
mounted.
Mass
The extedor form and shape of a building.
Major Development
Development (or redevelopment) which increases exis6ng building squaze
footage by 50% or more.
Median
A raised island of paving or planting located in the center of the street dividing
the two ways of travel along a street.
Miced-Use
A development that has a mixture of different uses within its boundaries. Mixed
use developments typically contain commercial on the gound floor and
the
a street,
Residential Street A street which provides access to primarily residenual uses
Ref]ecfive Glass
Glass that has a percentage of ouWoor visible light reflectivity greater than 19%.
Reveal
A space or an inden8on in the surface of a building that sepazates matedals or is
used as an accent in the field of the same material.
Right-of-way
The azea of the sueet that is in public ownership. They area between private
property and street is referred to as the dght-of-way.
Scale
The proportions of elements that relate to the street in relation to a human or
automobile. Scale affects the arrangement of streetscape elements to form
spaces that are comfortable for pedestrians and drivers alike.
Secondary Street Frontage The property line perpendiwlaz to the primary street frontage. The secondary
slreet frontage is only applicable for lots with multiple street frontages.
Sidewalk
A paved surface expressly intended for pedestrian use.
Splash Strip
A paved strip along the back of the curb that provides protection for plant azeas
and tree lawns from chemicals and sand spread on the street.
Step-out Strip
A paved strip along the back of the curb that provides an azea for stepping out of
vehicles pazked along the curb.
Wheat Ridge Architecmral and Site Design Manual 35
Pub6c Frontage The azea between [he back of curb and the ROW line.
Streetscape
The landscape, pedestrian or other improvements within the public right-of-way.
It is typically an azea between the curb and right-of way line, but it may be in
some cases, within easemenu adjacent to the right-of-way.
Slreet Furnisltings
A variety of street ameniries used within the streeucape development, most
commonly used on commercial sheets. Typical fiunishings include: benches,
planters, pedestrian scale lighdng, seat walls, bollards, trash receptacles, vending
boxes, newspaper stands, mailboxes, bicycle racks, tree gates, walls, fences,
railings, telephones and clocks.
Street Light
Lights which illuminate the roadway and aze usually over 30' high.
Street Trees
Lazge shade trees that line the street in a regulazly spaced row. They aze typically
located within the tree lawn.
Tree Lawn
The azea between the back of the curb and the detached sidewalk.
Universal Desiga
Design that accommodates people with all ranges of physical abilities.
Xeriscape
An approach to planting design using established landscape and horticultural
principles to reduce water consumption and maintenance of landscapes.
Zero Lot Lines
Where no setback is requued between the building and the property line.
Wheat Ridge Architecmral and Site Design Manual 36
BIBLIOGRAPHY
Citv of Wheat Ridee Zoninn Ordinance, February 26 2001, City of Wheat Ridge.
Wadsworth Boulevard Corridor Traasnortation. Land Use and Desirn Plan, May 12,1999, City of
Wheat Ridge.
Biblio¢ranhical Sketches. Ear[v Settlers of Wheat Ridre,1976, Researched by the Wheat Ridge
Historical Committee and the Wheat Ridge Centennial-Bicentennial Commission.
Countv Wide Transnortation Plan, Apri11998, A cooperative effort of Jefferson County, City of
Arvada, City of Broomtield, City of Golden, City of Lakewood, City of Westminster, and City of
Wheat Ridge, Colorado.
Standards and Guide for Traffic Control for Street and Hirhwav Construction. Maintenance. Utilitv,
and Incident Manarement Onerations, September 3,1993, U.S. Department of Transportation,
Federal Highway Administrakon.
Part VI of the Marzual on Uniform Trafflc Control Devices (MUTCD) 1988 Education of MUTCD.
Revision 3, September 3,1993, U.S. Department of Transportation, Federal Highway Administration.
Zandscane Vocabularv,1964, by Warner L. Mars6, Miramar Publishing Co., Los Angeles, California.
Wheat Ridge Architectural and Site Design Manual 37
A Plarsners Dictionarv. 2004, by the American Planning Association, Planning Advisory Service
Report Number 521 & 522, Clucago, Illinois.