HomeMy WebLinkAbout04/19/2007AGENDA
CITY OF WHEAT RIDGE PLANNING COMMISSION
April 19, 2007
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on April 19, 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. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be
recommended for placement on.the agenda.)
4. APPROVAL OF MINUTES - Apri15, 2007
5. 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.)
6. PUBLIC HEARING
A. Case No. WZ-06-11: An application filed by Gregory Ham for approval of a zone
change from Commercial-One (G1) to Planned Residential Development (PRD) and
approval of an outline and final developmentplan for property located directly south
of 5400 W. 38th Avenue.
B. Case No. ZOA-06-07: An ordinance amending Chapter 26 of the Wheat Ridge Code
of Laws regarding development review processes.
7. OTHER ITEMS
8. ADJOURNMENT
CITY OF WHEAT RIDGE PLANNING COMMISSION
! Minutes of Meeting
April 5, 2007
1.
2.
CALL THE MEETING TO ORDER
Commission Members Present: Anne
Jim C
The regular meeting of the Wheat Ridge Planning Commission was called to
order by Chair SCEZNEY at 7:00 p.m. in the City Council Chambers of the
Municipal Building, 7500 West 29th Avenue, Wheat Ridge;, Colorado.
ROLL CALL
(Arrived
7eny c
Cassie
3.
Staff Members Present:
Development
Secretary
4. APPROVETHE QRDER OF THE AGENDA
It was moved by'Commissioner STEWART and seconded by Commissioner
SPANIEL to approve the order of the agenda as presented. The motion
passed 7-0 with Commissioner McMILLIN absent.
5. APPROVAL OF LVIINUTES - March 15, 2007
It was moved:by Commissioner MATTHEWS and seconded by
Commissioner STEWART to approve the minutes of March 15, 2007 as
presented. The motion passed 5-0 with Commissioners SCEZNEY and
SPANIEL abstaining and Commissioner McMILLIN absent.
6. PUBLIC FORUM (This is the time for any person to speak on any subject
not appearing on the agenda.)
There was no one present to address the Commission at this time.
Planning Commission -1-
Apri15, 2007
7
8.
STUDY SESSION
Alan White stated that the study session is the result of a new procedure now in
place to conduct study sessions on legislative matters that are scheduled for future
Planning Commission meetings.
A.
B.
Billboards
This matter was presented by Alan White. The proposed ordinance would
amend billboard regulations of the City. Current regulations do not
contain provisions which provide guidance far the permitting of
billboards. The ordinance would also address what constitutes actual
ownership of a billboard and would also
locations with the underlying property.
the B-1 District since it is no longer neec
Commissioners discussed v,
conduct a public hearing on
Alan White will contact the city attorney
Information from that diseussion will be s
consider at the time of tlie public hearing.
Social
A
Code`ofLaws to pr,
Alan White. He ais
arnend Chapter l l t
social club license.
sent 16 billboard
ice would also repeal
of the ardinance and will
; mobile billboards.
for Commissioners to
which would amend Chapter 26 of the Wheat Ridge
de for the-zoning of social clubs was presented by
eviewed a'companion ordinance which would
eauire owners of such establishments to obtain a
ed details of the ordinances. A public hearing
will be held on the ordinance amending Chapter
Staffwill refine the definition in regard to businesses that may
occasionally rent out their facilities far an event.
Commissianers dis4
before the Commis:
11 on May 3; 2007.
OTHERITEMS
• Commissioners BRINKMAN and MATTHEWS stated they would not be
present for the May 3'd meeting.
• In response to a question from Commissioner McMILLIN, Alan reported
on City Council's decision regarding the Wadsworth corridor. The plan
was not approved but certain concepts of the plan were endorsed.
Planning Commission -2-
April 5, 2007
Direction was given for further study on roadway and intersection options.
The public process will be reopened. City Council will again consider the
matter prior to October 23, 2007.
• Alan White reported that the Colorado Department of Transportation and
the Federal Highway Administration have issued environmental
clearances for Cabela's. Construction should begin in August or
September of this year and is expected to take a year to complete.
9. ADJOURNMENT
It was moved by Commissioner McMILLIN and seconded by Commissioner
SPANIEL to adjourn the meeting at 8:23 pm.
Jerry Scezney, Chair
Planning Commission -3-
Apri15,2007
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
C~LORP~O
TO: Planning Commission CASE MANAGER: Travis Crane
CASE NO. & NAME: WZ-06-11BTS Benton DATE OF MEETING: April 19, 2007
ACTION REQUESTED: A request for a rezoning from Commercial One (Gl) to Planned Residential
Development (PRD), including an Outline Development Plan and Final Development Plan.
LOCATION OF REQUEST: Lot 2, Cadence Subdivision (Property d'uectly south of 5400 W. 381"
Avenue)
APPLICANT (S): BTS Benton AA, LLC OWNER (S): Same
APPROXIMATE AREA: 6,580 sq. ft. (0.15 ac J
PRESENT ZONING: Commercial One (G1)
COMPREHENSIVE PLAN DESIGNATION: Village Center (VC)
ENTER INTO RECORD:
(X) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
( ) SUBDNISION REGULATIONS
Location
Subject
All notification and posting requirements have been met; therefore you have jurisdiction to hear
this case.
Planning Commission
WZ-06-11/Ben[o❑
I. REQUEST
The applicant is requesting a rezoning from Commercial One to Planned Residential
Development (Exhibit 1, I.etter of Request). An associated Outline Development Plan and Final
Development Plan aze included with the request. The current Commercial One zoning
designation allows a wide range of retail and service establishments. The property is cunenfly
vacant.
An Outline Development Plan wIll rezone the property and set development standazds. The Final
Development Plan will set a more specific development pattem for the property and includes
typical elevations for the proposed structure. The applicant wishes to rezone the property to
allow one two-family dwelling unit. The property is approximately 6,580 squaze feet in size.
The property was the subject of two subdivisions in 2006 (Cadence Subdivision and Cadence
Subdivision Amendment No. 1). The first subdivision created the subject of this application - lot
2. The second subdivision was an administrative plat conection. A new auto parts store was
constructed on lot 1 of the Cadence Subdivision.
U. OUTLINE DEVELOPMENT PLAN
The Outline Development Plan (ODP) will set all allowed uses and development standazds for
the property (Exhibit 2, ODP). The ODP also contains a conceptual layout of the property which
shows building footprint azea, landscape area and driveway locations.
Allowed Uses
The current G 1 zoning designation allows retail and service establishments, as well as a number
of more intensive uses as special uses. The applicant has proposed that only single- and two-
family residential dwellings and home occupations as defined in the Code shall be allowed uses
for this property.
Comprehensive Plan
The Comprehensive Plan Future Land Use Map designation for this property is Village Center
(VC). This designation is cleazly intended to provide for commercial development. The applicant
is requesting a rezoning to Planned Residential Development, which is not consistent with the
designation in the comprehensive plan.
It should be noted that this property has been zoned Gl since the incorporation of the City. A
subdivision was approved in May 2006 which created this pazcel. Even though the property
boundaries changed, the zoning classification remained Gl. The rezoning to PRD would be
consistent with the surrounding uses and conditions in the neighborhood. There aze existing
duplexes direcfly to the south of the subject parcel. This proposed rezoning would act as a buffer
from the established commercial activity in the area.
Density
The ODP is proposing a maximum allowed density of two residential dwelling units. The
property is 6,580 squaze feet in size.
Landscaping
The ODP sets the minimum amount of landscaping at 25%. All other landscaping will conform
to Section 26-502 of the Wheat Ridge Code of Laws. The amount of required landscaping is
Planning Commission
WZ-06-11Benton
consistent with the landscaping requirements for residential zone districts listed in the Chapter
26.
Building Coverage
A maximum building coverage of 45% is proposed on the ODP. This is similar to the building
coverage masimums for residential zone districts with smaller lot sizes.
Parking
The ODP specifies that pazking shall be in conformance with Section 26-501 of the Code of
Laws. The Code requires 2 pazking spaces for residenfial structures where on-street pazking is
allowed, and 4 parking spaces where there is no on-street pazking. Each unit will have an
attached gazage.
Building Height/Setbacks
The maximum building height is being established at 35 feet for residential dwellings. Accessory
structures may be a maximum height of 10 feet. These are consistent with the maximum allowed
heights established in the Code for residential zone districts.
Any structure on the property must have a minimum front yard setback of 20 feet. The side yard
setbacks aze 3 feet on the north and 5 feet on the south. The rear yard setback requirement is 5
feet. While these required setbacks are less than those required in most residential zone districts,
the smaller lot size and lot width necessitate the need for adjusted setbacks.
Architecture
The architecture of the dwelling must be consistent with the elevations shown on the Final
Development Plan.
Fencing
The ODP refers to Section 26-603 of the Code of Laws for perimeter fence regulations.
Site Plan
The ODP shows a conceptual site layout for the structure. The building footprint, landscape areas
and driveways aze all identified on the site plan.
III. CRITERIA
Staff has the following comments regazding the criteria used to evaluate a change in zone:
1. That the existing zone classification currently recorded on the official zoning maps oF
the City of Wheat Ridge is an error.
The existing zone classification on the official zoning map is not in enor. The property
currenfly has Commercial One zoning.
2. That a change in character in the area has occurred due to installation of pub6c
facilities, other zone changes, new growth trends, deterioration, or development
transitions, and that the evidence supports the finding of the following.
r There has not been a recent change in character of the area. A new retail store was
~ constructed on the lot directly to the north, which fronts on West 38th Avenue. This property
Planning Commission
WZ-06-11Benton
was recently created as a result of the Cadence Subdivision. When the lot was subdivided,
the C-1 zoning remained. A commercial property of this size would be difficult to develop.
The properties to the south and across Benton Street are all residential. There aze two
duplexes directly to the south of the subject pazcel. Rezoning this lot from commercial to
residential would further buffer the neighborhood from the effects of the existing commercial
development. Commercial intrusion this faz south into the neighborhood would not be
appropriate.
3. That the change of zone is in conformance, or will bring the property into conformance,
with the City of Wheat Ridge Comprehensive Plan goals, objectives and policies, and
other related policies or plans for the area.
The Future Land Use map in the Comprehensive Plan designates this property as Village
Center. The proposed rezoning would allow a two-family residential dwelling unit. While not
consistent with this future land use designation, the rezoning will be compatible with the
surrounding neighborhood.
The change in zone will be in conformance with several goals of the Comprehensive Plan,
specifically providing quality aesthetically pleasing housing, providing a variety of housing
and development that is a contribution to and compatible with the surrounding neighborhood.
4. That the proposed change of zone is compatible with the surrounding area and there
will be minimal adverse impacts considering the benefits to be derived.
The request is for a rezoning to PRD. The surrounding properties to the southeast, south and
west aze all zoned residentially. There is some commercial zoning across Benton Street
adjacent to West 38h Avenue. The proposed rezoning will be more compatible with the
surrounding neighborhood than any commercial development.
5• That there will be social, recreational, physical and/or economic benefits to the
community derived by the change of zone.
This proposed zone change should create a benefit to the community. A physical
improvement will occur with the development of the property. The property is currently
vacant. Any commercial activity allowed under the current zoning would further intensify the
activity in the neighborhood, potentially decreasing safety to its residents.
6. That adequate infrastructurelfacilities are available to serve the type of uses allowed by
the change of zone, or that the applicant will upgrade and provide such where they do
not exist or are under capacity.
All responding agencies are able to serve the property, and the developer will incur the cost
and maintenance of any improvements.
7. That the change of zone will not adversely affect public health, safety or welfare by
creating excessive traflic congestion, creating drainage problems, or seriously reducing
light and air to adjacent properties.
Planning Commission
WZ-06-1 IBenton
The change in zone will not adversely affect public health, safety or welfaze in the azea.
Traffic will increase from existing conditions as the lot is vacant; however, the amount of
traffic generated by the residential use pales in comparison to the amount of traffic generated
by a commercial use. The G 1 zone district allows a wide range of commercial activity wluch
would increase the activity and intensity of the neighborhood. This change of zone will not
reduce air or light to adjacent properties.
8. That the change of zone will not create an isolated or spot zone district unrelated to
adjacent or nearby areas.
This change of zone will not create an isolated zone district. The proposed rezoning and future
development will be extremely similar to the surrounding residential development in the
neighborhood.
IV. FINAL DEVELOPMENT PLAN
A Final Development Plan has also been submitted with this request. The Final Development Plan
is more specific than the Outline Development Plan. The Final Development Plan (FDP) shows a
general layout of the lot and typical building elevations (Exhibit 3, FDP). The FDP conforms to the
general layout and development standards as established in the Outline Development Plan. Any
structure constructed on the property will require a building permit. The permits will be reviewed
in accordance with the development standards established on the Outline Development Plan.
Site Plan
Page one of the FDP shows a conceptual site layout. The site plan on the FDP is identical to the
site plan on the ODP. The building footprint, landscape areas and driveways aze all identified.
Landscaping
The Final Development Plan shows a level of landscaping which is consistent with the
requirements listed on the Oufline Development Plan. The Final Development Plan is providing
26.7% landscaping onsite, 1.7% above the standazd on the ODP. Landscaping quantities will be
addressed at time of building pernut submittal.
Elevations
Page 2 of the Final Development Plan shows a typical building elevation for the structure. These
elevations aze representative of the standards established on the Outline Development Plan. These
aze typical elevations - all proposed structures must meet the azchitectural standards established on
the Outline Development Plan.
V. AGENCY REFERRAL
All responding agencies have indicated that they can serve the property, and the applicant will bear
the cost of upgrading any service to the property.
VI. NEIGHBORHOOD MEETING
The required neighborhood meeting was held on September 5, 2006. There were five attendees at
the neighborhood meeting. General questions ranged from the location and height of the structure
to the location and installation of trees. A meeting synopsis has been included as Exhibit 4.
Planning Commission
WZ-06-11Benton
VII. STAFF CONCLUSION & RECOMNIENDED MOTION(S):
Staff concludes that the rezoning is compatible with surrounding uses, and that the zone change
will further buffer the neighborhood from the effects of the eacisting commercial development. A
residential use in this location of the neighborhood is more appropriate than commercial uses
allowed under cunent zoning.
REZONING AND OUTLINE DEVELOPMENT PLAN
OPTION A:
"I move to recommend APPROVAL of Case No. WZ-06-11, a request for approval of a
rezoning from Commercial One to Planned Residential Development, and an Outline
Development Plan for property located at Lot 2, Cadence Subdivision, for the following reasons:
1. The proposed zone change will be consistent with the existing sunounding land
use. A residential structure will provide a buffer from the eacisting commercial
development adjacent to West 38th Avenue.
2. The change in zone will not adversely affect the public health, safety or welfaze,
nor will it create an isolated or spot zone district.
3. The change in zone will be in conformance with several goals of the
Comprehensive Plan, specifically providing quality aesthetically pleasing
housing, providing a variety of housing and development that is a contribution
to and compatible with the sunounding neighborhood."
OPTION B:
"I move to recommend DENIAL of Case No. WZ-06-11, a request for approval of a rezoning
from Commercial One to Planned Residential Development, and an Outline Development Plan
for property located at L.ot 2, Cadence Subdivision, for the following reasons:
„
FINAL DEVELOPMENT PLAN
Staff concludes that the Final Development Plan conforms to the standazds established on the
Outline Development Plan.
OPTION A:
"I move to recommend APPROVAL of Case No. WZ-06-11, a request for approval of a Final
Development Plan for property located at Lot 2, Cadence Subdivision, for the following reasons:
1. The Final Development Plan is consistent with the Outline Development Plan.
2. The Final Development Plan meets the standards established in Chapter 26, Article
III of the Wheat Ridge Code of Laws.
OPTION B:
"I move to recommend DENIAL of Case No. WZ-06-11, a request for approval of a Fina1
Development Plan for property located at I.ot 2 Cadence Subdivision, for the following reasons:
1.
Planning Commission
WZ-06-11Benton
CADENCE CAPI°~AL ~~vFE~`MENTS ~.~.C
10l03/06
City of Wheaf Ridge
Planning Department
7500 West 29'h Avenue
Wheat Ridge, CO 80033
Attention: Travis Crane
RE: Rezoning Applicarion for Advance Auto Multi-Family
Lot 2, Cadence Subdivision, Wheat Ridge, CO
Dear Mr. Crane,
I am writing Hus Ietter to request the Rezoning Applicarion for Lot 2, Cadence
Subdivision, located just south of the Advance Auto Parts stote from Gl Zone to PRD
Zone. ?'his rezoning would allow us to build either a single family hoine or a mulri family
duplex. It is our belief that a multi fanuly struchue is more consistent with the
surrounding neighborhood than commercial uses that draw haffic, and a multi family
structure would create an attraetive urban transirion fonn the commercial activity to the
north and the single family residences to the south.
If you have any quesfion, please feel free to call myself at (720) 493-5100 with any
question We Look forwazd to getting tlus project approved with the City of Wheat
Ridge, and to improving this site.
Sincerely,
t-
✓
Y
ucy Dinneen
Cadence Development, L.L.C.
8480 E OrchazdRoad, Suite 6400, Greenwood Village, CO 80111
T 720 493 5100 F 720 493 3801 E cadencecapita[investments.com
Denver, CO 0 Washington D.C.
720 493 5100 703 6317799
EXHIBIT 1
. '
_ ~ ► L DEVEL ~E LAN , ` U ~ ~
~ ~
~ JBDIVISION J- ~ ~
~ 4 OF SECTION 25 s / '
~ ' T H E S I X T H P R I N C I P A L N~ E R I D I A N, U~ Q~~~ r,.~
f =ERSCJN, STATE OF C~LORADO ~ ~ ~ ~ ~ ~ , ry~~~~
~ - ~ ~ / ~ 1 ' ~ t~
\ - --J - ~ ~ ~ 1 ; ~ ~ D~UNER C~RtIFICATION ~ ~ 0 m ~
' ~ ~ ~ C / \ ~ 4 ~m~
~ ' ' ~ ~ ~ ~ ~ ~ ua~~...~ / ~ t ruK R~~ nw_airu~n nwU~t~ na I P~.,AI I Y nFSir-,UATFT9 A~~~NT TI~IFRFnF L.~ ~i~ .
~ ~ ~ _ _ ................_........_...,1..._.,...._...___.._....._.._...._.............:....___.........~.....,._.._...__...__. ~ ~ , ~ ~ ~ J ~
. _ . ~
\ ~ ~ \
/ ~ o~ ~ ~b'-4° , \ _ a -0 1 -r -o ~
i
~ ~ ~ ~ _ _ _ ~
~ a 48~~a~~~ i34.oi~ m ~ _ ~ ~1 - _ , ;
~ ± .
- . LAND~C~4P~ / , ~ { I I' \ ~ F
~ m i
; 1 I ~ A ~
~ ~ ~ ' % t DRIY WAY , ; , CONCRE ~ ~ \ y , , ~ , '~r _ ~
~ ~ ~ ~ / /
, ~ I ~ /
\ ~ ~ ~ i ~ ~ Y ~ . . .
~ ~ . ~ ~ w ~ ~ y . . . ~v ~ ~ ~ ~
~u ~Ai~lDS~A~P~ . ~ , ~ ~ ~ ~ i/
1 i ' ~ i'~ ~ ~ , ~ , ~ i i
~ . " ~ / ' ' ~ f ~ ~
~ y / _ , ~ ~ ~ ~i~ m / / ,
~0 , , i~ ; ~ ~ ~ / . ~ / ~D _ ; - ~ ~ ~ ,y / ~9
~ ~ '
~ . . j' ~ , ~ ,y , ~ ~ i - ; ; CONGR~t~ DRIv~W~4Y _ - / , - , 4 ~ . ~ , / ~ r- I
- ~ ~i , ~ -I } ~ m , , ~ ' i ~ , i ~ b~ ~ ~
~ F` ~ ~ ~ ~ ~ N \ i / u~ ~ ~ a , r v ~ / ~i ,~i ~ o
:rt j~ ~ i~ i~ I a ~ ~ - ~ ~ ~ , a ` ~ ~ ~ ` ~ ~n ' , ~ - ;
z ~ ~ 1; A.~:A L.T -~~4 Y V ~Y 'k l ~ /
~ ~ f ~ ~ / ~ , C i ~ - -r=, , --f- $ 0~~, , / 1 ~~u~~~~~ ~ ~ ~ / ` , ~ ~ , ~ . . . ~ ~
~ ~ / " / ~ ~ . ; ; ~ . F „ ~ w v ~
a ~ ~ v ~ , ~~1 ~i-~+ I ! ~ ~ ' . ~ ~
; ~ a~ ~ . j , ~
, ~ / _ , , , ~ ~ Ai . , ~ ~ % ~ : fhl'W./1~V~~~., N~' / ; ~ ~ ~ , ~ ~ ~ ` u l , ~ /
~ % ~ % ~ ; v ~ . ~ ~ ~ ; ; ~ ~ ~ ~ . . ~ I: ~ i ~ I
, ~ ' ~ , , ~ j ~ ~ . - ~ - ~-o v % % I [w. ~
. . , , ~II W ~ W i / ' _ ' ~i ~ ~ ~ I . . ~,~;~NT - - - I
v ~ ~ ~ i . ' ~ ' i ~ ~ s- y . d ~ ~ ; ~ y- . I , ~Y v ~ ~ ~ ~ ~ '
w. . ~y ~i v ~-.y ~ .L -.y~ ~ •F: . ~~y ~ v v ~ H~ ~y w v -L w v d~ ~x~ . ~ L v ~ _ - _ ~ _ _ - - - - - _ - _ - _ _ - - - _ - ' _ ~
. - - _ - - - : ~ :b 'b J~ a' 3:~ ~ti ~.V v . J~ v': •%f '.V v ~t~_ u~ a v v' J~' ~ e y -.Y :b ~v ~ d_ v' ' - - ~ ~ -
. . . ~ . , . . . 41 '.Y "Y . v V: ~v `'~L~- r J: y~ y'~ ~yJi Q ~y . ~ :Y ~l ~ ' ~ ~ V Y lWJ J ~ ' ~~I
~ v .'v v , . . ,b ~ . Jr w ~~b ~ . ~ V: w ~r , . . V~ v Jr ~~L . . .---_.,V. o ; 4 ~ _ ~
~ ~ - - ~aa°~a~iq°w i25.oo~ ~ ' ; - . _ _ - _ - _ ,
- ~a . ' ; ' ~ -4
3 ON G ~ ~x ~ ~ ; _ ,
. _ - ; _ ~ ; ~ _ ~
_ ; ~
4 ~ , ~ ; ; ; _ ~
/ , y /
, ~ ; ; ~ 0 S OR1' i /
~ / 0 Ol~ ~ / ~ - -
~ / r~ ~ , ' ~ ~ Y
/ , / ~ , , ~
~
DP ~/8" = I ~-o~~
GA~DPILE:
. SURV~YOR'S C~R'CI~IC~,t~ D~VEL.OI~MENt ~'C~4NDAR1~,5~ CH~4R~4Ct~R 0~ DE1I~~.Oi~MEN1'
T OF REZONING THE PROPERTY PROM G-I ZONE ,p~~.ppMENt $tANDARD R~QUIRED/ M~4XIMUM I, M. DOIIGLAS H005, DO {~REBY GERTI~1 . ~
THIS PROJEGT WILL GON515
GTiNG A TWO STORY TWO llNITS, TOWNHOllSE (D1JPL~X) OT 51ZE ADVANGE AUTO MULTI-~AMILY OUTLINE Dl TO PRD ZONE, AND GONSTRU , L
H BUILDING WILL BE GONSTRUGT~D WITH WODD ~RAME, XIMUM LOT G01(ERAGE 45~ lJNDER MY SI~ERV1510N AND TO T~lE BE5' ~OR R~51D~NTIAL ~JS~. T E MA
R V~N~Ei2~D BRIGK ON EXTERIOR WALL, AND 'BAGKS PRIMARY STRUGI7JRE) B~LI~F, IN AGGORDRNG~ WITH ALL APPLI~ GOMP~5ITE WOOD 51DING 0 MINIMllM 5E (
_ _ _ - _ -
20 FEET REVISED EDITION A5 AMENDED, THE AGGt A5fi'HALT aHINGLE ON R00 ~RONT - - - _ - - _ _ _ _ _ _ - - - - - - ~ i
3 PT NORTH • 5~T (50UTt+) REPt2~5ENT5 SAID SURVEY, 51DE ( I, _ 1'
C~ REAR 5 PEET
~
MAXIMUM SUILDIN6 H~IGHT (PRIMARY STRUGIIJR~) 35 FEET R~5IDENTIAL 51NGLE - OR TWO-FAMII.Y DWELLING. HOME OGGUPATIONS ARE
MINIMUM LANDSGAPE GOVERA6E -25~ ALLOW~D A5 DESGRISED IN THE WHEAT RIDG~ GODE OF LaWS, GURRENT ,hM~NDED
PE REQUIREM~NTS REFER TO TFtE WHEAT RIDGE GOD~ OP LAWS M. DOlJGLAS H005, P.L,S. 272b~ ~OR AN1 M~NT DIREGTOR t~ p`1-L OTHER LANDSGA ,
~DiTION, 51MILAR ll5E5 A5 DEl'ERMINED BY TH~ GOMMUNI7Y DEVELOP , AMERIGAN WEST LAND SURV~YING GO., A GURRENT AMENDED EDITION.) '~a _ ! +
i~RSUl~NT TD S~GTION26-307 OP Tf~f~ W{~fEaT RIDGE GODE 0~ LAWS. OR 3 SEDROOM ~1NIT 2q 50llTH 4TH ,4VENU~, P.O. BOX 12q, SRIC
MINIMUM PARKING STANDARDS 2 SPAG~S PER2 - PH: 303-6~1-1532; FX; 0 -6 -0
MINIMUM AiZGHITEGTIJRAI. REQUIREM~NTS GONSISTENT WIT~+ ARGHITEGT~JRAL DRAWINGS ON THE `u.
FIN,4L DEVELOPMENT PLAN
~ J
MAXIMUM F~NGE H~IGHT 6~~~T I.~C~~,L ~U~~CRIP~ION: ~ ~ ~ ~ ~ _ . .
~Iy~~ ~ ~ ~ - i~~j%„/',c5// ~ ;j;. ~ ' , , ,s• r , ; (~OR ALL OTHER FENGE REQllIREM~NTS, REPER TO THE WFf~AT RID6E GOD~ 0~ LAYV5, LOT2 GADENG~ SUBDIVI510N; > ~ r ; ~ . _ , _ , , ; ~ l f
- ~ r , ,s 4~`, ~ y~ ~ ~ f, GURREI~T AMEND~D EDITIOK.) LOGATED IN THE NORT++EAST I 4 0 5 G1 ~
~ iL ~Y ~i ~;s, N,;, r,u,,,,• •,•,.s;: TOWNSHIP 3 50UTH, RANG~ ba WEST 0~ T
_ ` ` , AGKS AGG~550RY STRUGTURE) F .IE~PP , ` M' f,' MINIMUM 5ET8 ( G1Y D~ WHEAT RIDGE, GOUNTY 0 y, q N ~ J/ SS : ~ r if -~~a(;' y y ~//6 ~/~~4~/ y~i, /,~M^ ;
, ~ ~ r~ ; "a 1`RONT 20 P~~T GONTAINING 6,580 5Q11ARE FEET MO 0 ; , ~ ;5 , ~ ' ~.;,;;,f~ y, ~ , tq
~ ; s ; ~ „ ; ' , ~ 51DE 3 ~T (NORTH); 5 ~T (5011TH) . . , , . Y
~ : < , r ' , ~.3 REAR 5 ~~~T
~ ~s ~ w<, ~ ~ ~ ' , 5F ' ~ . ~ ~ 4l w4. r ,j ; 'S ; : ~ . i.... ~ , , , i ..,.i r' i < . , y ' f ; .
` MAXIMUM AGGES50RY 5TRUGT~Jfi~ 51ZE 400 5G~1ARE ~E~T x * A ~r , , , ~~S ~~e ~ % ss . i_
~r , ~ /,/r,,c, i i-~~ ~VI I~1~M~= , „ , r , , , > 3~~~`:" , ,,~~A~,,,,,%: MAXIMUM AGGE550RY STRUGTIJRE HEIGHT 10 FEET < ,
~ : _ , ~'%;i%:%1 t ~ ~ ; , a~; : = f r~ ~ ~ ii ;n , . .
N,~~ . t,, ~~Cil'~ '~'~~'i'~': , ~ r.1, r : i. ' _ ~ e
' ~ . ~ , - , ' ! r , ; ' ~ G. K. ARGHII'EGTS, ING, , ~ _ ...ss.,:;::, , ' : ; , t nn~e cncr ~aTU A~/CAIIIC
; y ~ . , , _ . . . _ . _ - _ . y nann~
- DENVER, GOLORADO 50-255 ; . „ ; GONTA . GHENG 1C,U, ARGHITEGT GT~ . ~Y. _
, ~ 32rtd'A.~ !
. , , ; ,
, ! ,
20-*,Av t~
@ ~'x ~~rrs.► Y'~ Y . ,.~~w . LAND SURVEYING GO AM~RIGAN T t--
241 50llTH 4TH AVENUE -
PROJEGt LOCAT ~ d~ BRI6HTON, GOLORADO 80601
GONTAGT: DO1JG tt005, P.L.9.
(303) 6541-1532 ~
Y
_ _ _ _ _ _ _
_
r ~
~ ~ 1 ~ t ~
1 N DEVEL o ~ ~
C
t ` JBDIVISION °
r ~r ■ -A ~l.1 ~ _ ' , - ~ ~ ~ ~ - - ~ " i ~r - ~
iiIFBY' S
~
t ~
~ ~ ~ ~ ,
~ ~ ~ ~ ~ ' , ' , J
~ . ~ ` ~ ~ ~ ~ ~ ~
~ ~
, ~ ~ ~ ~ , ~ , ~ ~ ~
( W_..,_._._._....._.... ~ , ~ ~ ` : : ::i
~ ' / ' - ;
~ ~ / ~ , ~6'-4" / ~ ~ ~
~ ~ q -0 'I -0 - /
/ _ ~ MEDWM BARiC NNLGH ~ / ~
~6 - i (Ib8 5~) q 48'Iq°E 134.01'
~ ~ ~ . ~ m , !
\
± l.~41~lDvG~4P~ ~ ~ ~ ~ ~ ~ I i
I m ~ ~ \
~ ~ ~ ~ ~ ~ ;
~ . , ~ ~ , T DRIvEWA~Y / / GONCR~ E ~ ~ ~ i ~ MEDWM SARK MULGH
y ' i ~ ('Ib 5~) ~ ~ ~ , .
~ , ~ v / ~ . ~ ~ I ~ ~ y \ ~ ~ . y ~
/ ~ ~OD G~16 ~~~I . . ,
~ ~ / ~ ~ i / i ~ ~ Y~ J.~4N~~,4R~ . ~ w
/ ' ~ ~ ~ ~ ,
J V / / / , . . / ~ .
/ ~ ~y / . . / / 4 / :Y / ~ 1 ~ ~ m ~ ;
~1~ITR~ G~ ~ / ! /i ~ ~ ~ , . ' ~ i A ~ ~ / ~ ~ ~ ~
- , ~ ~ - ~ ~ ~ . ~v Y ~ ~ ~ . _ = r,~ "
~ / ~ r~ / v w i ~ { ~ . ( ! ; / / , , CONCR~t~ DRIYEWA~1' _ . ~ , ~ ~ , , ~ 1
_ , % ' r ' ~ ~ ' ~ Q ~ . ~ ~ i ~ ~ , , / o
~ 0' ~ m' . . ~ ~ ~ , ~ ~ / i u~ ~ ~ , ~ , ~ o i ;
, ~ i ~ ~ w / ~ / / ~ ~ ~
~ ~ _ / j' ~ ~ ~ \ ~ ~ ' ~ / 0 ' i~~~ ` i i i
1; A~ A 0; 1~1' /f Z ~ ,y , ~ - / ' ~ i ~ ~ ~I i ` / ,:.--s- ~ / f i~ i (J~ j i' 7^~:' / ~ ;
' / , ; `I ~ i ! . C'~1 ~ ~ , . . . ~.a~~ / / i , ;
/ ~ . i~ ~I w v y ~ I 50D ~6~4 5}~) ~ ' ; ~ ~ ~ j ~ _21-6 ~ ' / , f .
~ W ~ ~ . / ~ ~ / ~ w a~ ~r ~
w v u~ . / / . / ~ V= J,~ ~(`~.,y~/1~ ~~Y -v v~ y~ / , ~ ~ LJ~r ~1 A~~ V 4 V. '~~1~~ , ~ / \ ^TIM,~~ ~~~~..'f
~ , ~l~ / ; S0D (b'1 5~ , ~ ~ ~ ~ . . ~ / / ~ ~ ~ % ~ ~ J.- v w W v t~ .
~ ~ / ~ ~ , ' ~ ~ ~ ~ , i ~ ~ ~ . - ~ ~ ~i~ ~ ' ~ y ~ ~a: ~ . . ~ ~ ~ ~ ~I(wI r
i ~ ~ ✓~,~OIIy' _w_ v ~ ~I ~V • . ~N / ~ ; ~ i ~ ~ ~N ~ y Y_
I . . ~f45E1~NT ~ ~ i / ~ ( - ~ ~ ~ . 0 ~ ~ ~ ~ / -
i . . Y u ~ ~ / i i~ ~ , . v u~ . u ~ r V, y, .L •i y. ~ ~ : i" " ' ' ~ ~ . t 4 _ _ _ / ~ ~ ~ , ' " ° - - - -
i ~'v `Y w w J~ v. y " ~ - - _ _ - ` - - . " _ - - _ - - _ - _ - - _ _ _ - - - : ~-u ,D •~i , v~ y~ r v ~ .'v ~L W J S J, ✓ C~" ~i ~i ~ .
..Y ~b ~L . v „ _~v ~b v r v' J' ~ . . . ~.'v ,4 'A~ . . .y, ,'v '--b- . . d~ v W ~b ~'Y . ~ . . :'v ~'v '.v :'v , W i~ n •.'v 'V , v~ v Q~ .~-l
, v , . ~ u ~ PATQ N Q ~ , . . a v , . ~ ~L r . ~ ~ v ~.y . v- V~ y~ / Jr ~ L ~ . v
~ , .y , . ~ 4 ~ _ ~~w n
_ _ _ _ _ ~ _ _ ; N8q°48'Iq"W 125.00' __r---___ _ - ~ ~ - _ _ , _ , ?
~ - ~ 3 ON~ ~ ~ 1 : ; ~ ~ _ ,
_ ~ ~ - :
_ _ _ _ , - \ _ _ z ; ; I l
j~ ' I Q : ~
~ / ~ ~ AI y ~
/ f I I ~f{
, ~ ; ~ ~ 0 3 ORY ~ ' ~
/ ~ / , OW OU:►E ~ , ~
I ~
►/S" = DP ~
GAD~ILE:
OPMENT 5t~N1~ARD5: ~ DEYEl. tI~ICAT r
~URY~YDR S G~R ~
,4R~G1'~R 0~ .n~Y~I.OPMENt R QuIRi~D/ MAXIML4M ~ROvu~c GH o~~T 8rau~aRC ~ D~~~ I, M. DOlJGLP~S H005, DO HEI~BY GERTN E i
THIS P120JEGT WILL GON515T OF REZONING THE PROPERTY ~ROM G~I ZONE LOT 51Z~ 6,580 5QlJAR~ PEET
ADVANGE AUTO MULTI-~AMILY FINAL Df ~.r~
ZON~ AND GONSTfyUGTING A TWO STORY, TNID llN1T5, TOWNtt0ll5E (PUPI.~X) GOVERA~6~ 45~ 422~ G2,7'!5 5Q FT TD PRD , MAXIMUM LOT llND~R MY SUPERVISION AND TO THE BE
~OR f~51D~NTiAL JJSE. THE ~11LDING WILL BE GON51'RUGT~D WITH WOOD FRAM~, IMUM SETBAGiCS (PRIMARY 57RUGTIJRE) MIN BELIEF, IN AGGORDA~NG~ WITFf ALL APPI - - _ _ - - - _ _ _ - - - - - - . i .
GOMP051TE WOOD 51DING OR V~NEER~D BRIGK ON EXTERIOR Y~LL, AND ~~~T 20 P~~T 21 FEE7 _ . REVISED ~DITION A~5 AMENDED, TH~ aG
- T 5H I NGLE ON ROOF. _ - - - _ - - - ASPMAL 3 FT (NORTH); 5 FT (50UTH) 3 P7 (NORTH); b FT (501JTH)
51DE - - REPRE5ENT5 SAID SURVEY. - -
REAR 5 ~E~T ~ ~~~T '
MAXIMUM BdJILDING 4i~IGH? (PRIMARY STRUGT~JRE) 35 PEET 33 FEET AJ.LOUJED ►.I~EB
MUM LANDSGAI'E GOVERA~GE .25~ 26.7~ (I,'15q 5Q FT+/-)
NTIAL 51NG~E - OR TWO-FAMILY DWELLING, NOME OGGllPATIONS ARE MINI THE RE51DE
GRASS AR~A 1,~15 5Q PT RIBED IN THE WHEAT RIDG~ GODE OF LAW5, GllRREKT AM~ND~D M. DOllGLAS tf005, fi'.L.S, 2726q POR A - _ - - - - ALLOWED A5 DESG
GTCC~R MULGH AREA 35~5 MAX. NONLIYING AREA 244 5Q ~T qMERIGAN M~ST LAND SI~V~YING GO.,
EDITION. SIMILAR 1J9E5 A5 DETERMII~IED BY TtiE GOMMllNITY DEI/~LOPM~NT DIR~ , ___W (POR ALL OTHER LANDSGAPE R~QUIt~M~NTS, RE~ER TD T{-IE WH~AT RIDGE GOD~ OF LAWS, 2q ~TH 4TH AVENU~, P.O. BOX 12q, BF _ = ' - -
P~1R5UANT TO S~GTION2b-30'I OP Ti~E W~fEAT RIDGE GOD~ OP LAW9.
AMENDED EDITIDN.) - - PX: 303-655-C GllRRENT PH: 303 6~i 1532;
MINIMUM PARKIN6 STANDARDS 2 SI'AG~S PER 2 OR 3 2 SPAGES PEfi~ JJNIT _ _
B~DROOM JJNIT
MINIMUM ARGHITEGT~JRAL REG~l11REM~NTS GONSISTENT WITN ARGHII'EGTURAL DRAWINGS ON THE ~ ~
L~C~~4J. D~~GR I P1' I ON: PINA~L DEV~L01'MENT PLAN
_ ,
~~y~~~ ~ % f ` f;;- LOT 2, GADENG~ SUBDIVI510N; ` 6 ~~~T 5 ~E~7 ~sx r ~ ~ ~ ; ~ ti ~ MAXIMUM P~NGE H~16~tT 4 OP 5~ . ; S f ~ ~ ~ . . _ . . ~ , ! tk~~~ , _ _ . _ THE ; , , . , : ; ~ , LOGATED IN NORTI~tEAST U ~ ~ ~r
~ 4,., ~ s ~ ~ s 's ~ - s~;;: ~ s, %vs , REPER TO THE WH~AT RIDGE GODE 0~ LAWS, 2 3' . . . , r~~, y, y- f (~OR ALL OTHER PENG~ i~C~UIi~MENTS, TOWNSHIP 3 50UTH, RANGE ba T ~ - ~
,/x , ' ;;:s} < r ~ u' _ _ _ _ . GITY OP WHEAT R1DG~, GOIJNTY 0~ JE~'
~ ' ~ ~ ~ . ~ ~ ~ ` ~ GURRENT AN(ENDED EDITION~ , ; - ~ , y ~ ! ; ; ~ , GONTAI NI NG 6 80 SQUARE FE~T MORE z ~ls„-;~~b 4i ~Gj;%:~~:ii! ; y . ~ 4 t
~~s y, , MINIMUM 5E18AGK5 (AGGE550RY STR,UGTlJRE) ,;F ss t `S t, s,~: )
~ ti ~H ~ ~ 20 FEET KA ~ , . . ; _ . : t<; M ~ ~ ~ - ; ~ E
` 3 NA ti i ~ " 51DE 3 ~T (NORTH)~ 5 ~T (50llTH) ; ~
s h ~ , ~ . ~ ; ; ; ~ ~ , , : : . , , ~EET 1
, REAR 5 N , PROJ~CT 1'~~M: ~ , ~ , i, „~~~i, ~
i ~ , t ' ~ ~ ~ , , ° . ~ ~i , i,' : k„ MAXIMUM AGG~550RY 57RUGTlJ~tE SIZE 400 SQUARE ~EET NA , , ~ - u
- ~ , ARCH 'tE T= . ~ . ' ' ° MAXIMUM AGGE550RY STRUGTllRE H~IGHT 10 T , ~ , , . li~ a _-e
G. K. ARGHITEGTS, ING, . ~
;
DENVER, GOLORADO 50238 . GONT , IGU, A 3a 06002 ~ , -
AGT GHENG RGHI1'EGT , , , , _ ( 0 ) 3'i~ Ia88 - -
32~d~+€ € ' , 3 3
, . , ~ ~
~ SURV0YOR
r% G0 i 9 ro AMERIGaN WEST L D ~ I
, , , l~~ ~arf~~~✓~,~~~ RV~YI ~ 241 50llTH 4TH AVENUE
BRIGHTON, GOLORADO 80601
P~OJEC1' LOC,4TION GONTAG7: DOUG H005, P,L.9.
(303) 6501-1532
e
*1014 Y
_ n ~ nct1~1 ~1 A~ ~IT I , ~i ~
s.
f
t
_4
~
~
TOP OF R00~
~ EL 130'-0" ~ ~ i ~ ~ , ~ ~ ~ ~ ~ ~ ~ ~ ~ . _.7 _
. ~ ~ _ ' Ls~ i, ,~W~ i ~ I ~ i; 6 I , ~ ~ l ~ ~ L] ~ l._l.._ ~ L~ ~..G ~ ~ _ ~ ~ 1~ ~.L1:~.J.~ ~k ~ ~~~~1~,..~ b f ~ ~ ~~~i..~. ~ . ~ i~_ . ~ i.a , a_ +-~-`v' ~ . . ~ . ~
; ! 1.1:~ ~1~:~:.1;~,:.~:~. .~,1 J:~: ~ ~ ~l~ I .l.l ~ ~ ~ ~ , --~..~.~,~._:~r;..~~~ _ I 1~~: _ ;
t i ~ .~i~ Y~~ i~ k ~ w~~ , I i( ~ ~ „ I . ~ I ` ~ t i I ~ 1 I) I . . ` ~ L -,}-.11 1~ . ~ ~ ~ I ~ i: . ~ ~ . . L,.. k"~~ , L.. I ~ ~~l , . , , ~ „ ,1 - ~ l. i ~L~. -~1-
. ' ~ ~ ~ - ~ ~ L~ ; ,45i'HALT ROOF 5Hi N6LE I'` , ~ ~ ~1., ~1~,.._.- r.,I~G~I 1 ~ T, <k_ r ~~,.1~~-Esl~:a l~ i ,L ~1 . .1~~_.. ~.1..~~ G ~r ~ ~ ~ ~l <<.i~1,~. ll, ~ ~~~1~~ ,~..~ll,a 1 ~ , _,s. ~1 ~
1~, ~ ~ ~ ~ ~ r :.r ~k ~ ~ ( ~ r~.;~,1~' , , ~ i_ : _ ~ ~ ~ , , ,
GOMf'0517E WODD 51DING ~
; L~
VINYL WIN170W W/ .
i ; ; ' LOW-~ GL ~ ',~'r,y . AZING TYi'. . ~.I~..~ I I ~
',~1~! L._~: .~.~-;_~,_i~,;~ ~
:.~T~..;'~ ~ ~ ~ ; .l.! ~GOND ~LOOR - . , , . ~r ~ ,
- - - - ~L I I I'-D" ; i ~
- , . . ~ - ~j
. ,.f ,..,T... PA
GING BRIGK 2 =~A .~:2-.. ~ _ ~:;::~y :z.::,
_ :`l_..^.'T~=1...7":`1:.Z"']-T~ - - Y` ~~-.~,~;~?:-C_~;'~ ..2.:a_~ z`:_~ ~ .,.r.: : c,.i::::,:~,:. . _~r. : FIR5T PLOOR
~ ~ ~ , _ ` w _ .....-r.... r.a.t'.;r ....,,_:.r:.r._'.~,r._~..,..-.y_,,..: !1 `L. ~ v.. _ , . _ 1001~011
~
I
I 8° = I'-0° nP ~ _
e~n~i~~; i
{ ~ .
• p
_ i
Y ~ Q(1.t.
'i
L
'~3
L ~
l.
, i
1
. , o~ , , _ ~~i~:;._~_,~ T01' 0~ t20 , , „ „ , „ ,,..,'''1` 1' I~':~~;.~''i._~~.i.;.i;..ii.~;.;~..:.~., ~ , . . ~ . ~ , ~~r~~ , w ~ . , . ~~,~~....,.~,~u..~......,1 y _ , ' ; ..,,.4.,.~..m,.J..N...; , ' u ; ; , , ;
, Y~ ~ . ~ , ~ . , ~ ~ ~ ~ ~ ~.~J. . ~ 1 EL 130 0 . ~ ~ . ~ , , , , . ~ ~ u._,~._~ . ° ~,__w~. ~ , ~ ~ ~~~1. , ~ , ~ , ~ ..._~..;~;..;Y-~~~.-~, , -M-~; ~ a.:.,.,~.,~.., , , i~ ~ '~~~.~i..: ~~.i!~.. ~.•.~m b - ; . , ~ , , ~ : ~ ~ : ~ ~ ~ ~ ~ ~ a_,~ :~.~1...~_~! c. ~E..:~.:._~.'~ ~~,u. l~~ N..li..! i. ; ~ . , , , , ~ , ~ ,
, ~ : ~~`~~.a i~ ~m,~v..;~. m ~ . , , , , . . ~ ~..._1,.,...A~_. . ~ m..,_ ~ , . ~ ~_:.i~:l._::~~~~ : , ~ 6 ~:_.,.s., ~ ~ .I,...... , . ; : - . .1~. ~ , U. ~ i ~I i ' : i ~;.t~..;; . . ; , , , ~ , . v_::,.. ; , „ , , , ~ ~..~..1~ .ii_ !.a_': ! . . : , ;I._:{.,~
, , . , , . , i; ,,r . , , ~ ~ ,.7:, , , : :,;;'i , ; 't:, ; ~;m.,,; , ~ .~I. ~ , . , , ~ , ~._~~..!....~.m.~J,..;~ a.~., ~~.~i , „ ~ ,u, ; ,.~..~...~.~;..:1__~. ~ ~ . . ;r r, , ; ; : : ; _i~. : ; i~ , ,r i~ ~i. i` ~ _ ~I _
. ~ , • ~ ~ u.. ~ ~~i , , ~ , , , , , ....i,..,~.!~ i'' J..: i i' i ; ~ 1. ....a. . ' ' t . , i• " i, ~ , ~ ~ ~ t~ ~i!,.; 8 ` ` ~ _ . ~ ~ , , ~,._~~a,~.~. ~...u..~_w,_~~_,~ .~„~.,L _ ' :..~I. ~ 1 •
u...,,.v.~._~, .i A5PHALT ROOP } ; M..~, , SHINGLE ~ ~ ~ ~ .~~'i.~._'~~! , . : .1.:. L. ~ ~
. 7
~~.'r;.__> . VINYL WINDOW W/ ' , ;
~ ,i`,Y-, t,,...;,. . , OW ~ , ~ : , . , GLAZING 1YP. -E ~ , , , ~ ~ „ ~...,.;~Y..'~'~' ~ '1..:~: m. J.. .{..a.. . . ,y~; ~ : ~ _ V... „
, , ;.,:w. ~ ~...:_N u a la 1 ~ . I , ~ , ~ ~ - , , , i~" ~
l` S~GOND PLOOR _
~L III'-0" -
OMPOSITE WOOD 51DING G ~,.;::,..,r~,,»:,,...,,,7~,..-~r<<,,,,.:.:::,~~ , „ .
:,r.[T :':r~ .r.,- -~"r..:c~::;r... .r..~. .'~.:;:.::;r.,>.~. ._r.:~_...~.,..r'-•' . :....r.;y._ . . _ i,' v _~=:r . ~ .°._~:i:: " ~':.r~-c~i' ~ '~:~::.ti.~~ 'T'tr%'~1--c,.. >Yz -".L_~ c cr i:l,::" __~'4"~~' ~"'~~'~~~"'~~`'~4
PAGING BRIGK ,.::~A~ , -~~-.;m_..,-~~-, ^r:.,_~.,., ~ ~'..~..r~ .Y,-~-.^.~ v,. r.;'~ :`r:': . . ~1:.~: ):::i ~1:::C " ' "..u~. 'y~":` ~ ~ ' ' ~ ~"'4]'~ ~~-r yL" r~:.:~..~!'~tL r ' " . . tL:'r ' ,':C..`:Y"'.-::i}...~}~::I~:..';::'.Z`:~t~...(~'~,:::.l...l:'tl.~ ~ l ~ t ~
:sy::i`:- "-'A_ T: y.-4~ ]-'.C' .......i- " . ..,.4~ . ,-r- ~ a_..__T + ,...~"""v ....5. . T..l..~ .:.':1'a ]:'x , . . FIRST ~LOOR _r;~l'-'-~~•..l~:i':~" .:tl... i
~L 100'-0" s~ ~
q. UJF.-vtT F=J•F=YAT I vN 06002
~I . I/a'I ^ I ~..OII OrIgI11GtiOfl PQt9
(5~~NowrH DP GADFILE: Q2120/06
1/8° = I I-oil GADFILE: Vy,awiN ro.
FDP-2
~ a -2
7500 West 291' Avenue City of
Wheat Ridge, Colorado 80215 Wh02t Rldge
Telephone(303)235-2846
FaY(303)235-2857
Date: 5 September 2006
City Staff Present: Travis Crane
Location of Meeting: Municipal Building, 2"d floor conference room
Property Address:
Property Owner:
Applicant:
Existing Zoning:
Comp Plan Design
Lot 2, Cadence Sub. (south of 5400 W. 381" Avenue)
BTS Benton Property Owner Present? Yes
Same
Commercial One (Gl)
ation: Village Center (VC)
Existing use/site conditions: Vacant ground - approximate lot area of 6,580 square feet.
Applicant proposal: Would like to apply far a rezoning to Planned Residential Development
(including an outline development plan and final development plan). The
rezoning would accommodate development of one two-family structure.
Issues discussed: There were five neighbors in attendance. A question was asked about the
location of the structure and the height of the structure. One of the
neighbors felt that the structure should be one story, and should be setback
farther from the property line.
There were a few comments about the existing trees in the neighborhood.
One neighbor was concerned that there are too many trees on Benton
Street, and that they cause automobile accidents.
There was a question regarding the owner-occupied status of the duplex.
One neighbor commented that a single-family structure would be
acceptable.
There were a few questions regarding the parking for the duplex, and if
parking would be allowed on the commercial property.
EXHIBIT 4
OF WHE4T
PLANNYNG COMMISSION
U m LEGISLATIVE ITEM STAFF REPORT
IORA~O
MEETING DATE: April 19, 2007
TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT
RIDGE CODE OF LAWS CONCERNING DEVELOPMENT
REVIEW PROCESSES
CASE NO. zOA-06-07
Z PUBLIC HEARING
❑ RESOLUTION
Z CODE CHANGE ORDINANCE
❑ STUDY SESSION ITEM
Case Manager: Alan White and Meredith Reckert
Date of Preparation: April 12, 2007
SUMMARY:
One of the major recommendations of the Neighborhood Revitalization Strategy was the streamlining
of the City's development review processes and the creation of experimental zoning to deal with infill
development situations. Attached is the ordinance amending portions of Chapter 26 to accomplish
these objectives.
The major changes proposed are:
1. Approval criteria for each land use or site development process have been reworded and
consolidated to eliminate redundancies.
2. The revised Architectural and Site Design Manual has been included in the approval
criteria for each land use process.
3. For rezonings, the approval criteria have been reduced to six, with four out of six needing
to be met for approval. (Currently it is all eight.) The "spot zoning" criterion was
removed.
4. The threshold for administrative variances was raised to 50% from the current 10%.
5. For Planned Developments:
a. Require more detailed Outline Development Plan (ODP) to include conceptual
building layout & architecture, pedestrian links, parking, courtyards, buffering, etc.
b. ODP & Final Development Plan (FDP) cannot be submitted concurrently
a FDP requires only administrative review
d. FDPs for single family PRDs has been eliminated
6. Non-Administrative FDP amendments are no longer possible with the revised ODP
amendment criteria. Either the ODP needs to be amended or it doesn't.
7. Sections dealing with Industrial Performance Standards and Residential Site Design
Standards have been eliminated.
8. Since the study session with Planning Commission on this topic, Council suggested that a
process to accommodate speculative rezonings was needed. A section has been added that
allows for this and requires an amendment to the ODP prior to submittal of an FDP to
address architectural elements, building layout and other items not normally known with
speculative rezonings.
Conesponding changes have been made to the review process chart.
BACKGROUND:
The development process boils down to two basic processes: 1) current zoning on a property
allows a use and all the owner needs is a building permit, or 2) current zoning does not allow a
use and the owner must request a rezoning of the property. Rezoning usually requires Planned
Development zoning, with an ODP and an FDP. Eventually a rezoning request leads to a building
permit. There are other processes such a variances and special uses, but they are usually
precursors to the building permit process.
Attention was focused on how to address both the building permit and rezoning processes without
adding hundreds of pages to the development code. Our analysis concluded that the key document is
the Streetscape and Architectural Design Manual. It contains site and building design requirements
and guidelines that currently apply to all commercial and industrial zone districts and is used both in
the review of building permits and rezonings. Revisions to the Manual (now referred to as the
Architectural and Site Design Manual) are a companion document to the entire package of "X-
Process" changes. The revised Manual has been included with this packet. The Manual is still a work
in progress, although it is approximately 95% complete. Staff is working to resolve a few outstanding
issues and add mare graphics and pictures.
It should be noted that the revised Manual does not require Planning Commission or City Council
approval; the current Code of Laws provides that the Community Development Director can amend
the Manual administratively. It is being provided with this packet because it is an integral component
to the "X-Process" changes. Staff will welcome any comments regarding the Manual, but it is not
approved by ordinance.
STATEMENT OF THE ISSUES:
i
The changes proposed are intended to streamline development review processes and provide more
administrative (staffl review. This will save developers and landowners considerable time in the
review process and it also relieves review bodies from looking at site details when the focus
should be the larger context. In return far this quicker review, more information and detail is
required of an applicant at the rezoning step. The information required will give the Planning
Commission, City Council, staff, and the neighborhood a much better idea of what is being
proposed and what is being approved.
RECOMMENDED MOTION:
"I move to recommend approval of the ordinance amending Chapter 26 of the Code of Laws
concerning the development review process."
Exhibits:
1. Ordinance
2. Architectural and Site Design Manual
INTRODUCED BY COUNCIL MEMBER
Council Bill No. 02-2007
Ordinance No.
Series of 2007
TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF
THE WHEAT RIDGE CODE OF LAWS
CONCE1tNING THE DEVELOPMENT REVIEW
PROCESS
WHEREAS, City of Wheat Ridge City Council commissioned a yeaz
long study entitled Repositioning 4Vheat Ridge, which included several
recommendations concerning revitalization efforts in the City; and
WHEREAS, one of those recommendations was to implement a revised
development review process and adopt standards that achieve the objectives of the
Repositioning 4Vheat 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 Wheat Ridge study.
BE IT ORDAINED BY THE C1TY COUNCIL OF THE CTTY OF WHEAT
RIDGE, COLORADO, THAT:
Section 1. Section 26-103 ~ is hereby amended as follows:
A. All site development within the city ' 'hexsing 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 plaiiiiing community development department. #e-site
, The use of property may not be substantially
changed, ' , ' , , and substanfial buildings or other substantial structures may not be conshucted, 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 and pursuant
to section 26-623.
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 and chapter 5. All applications for building permits,
Exhibit 1
exclusive of single and two-family dwellings, shall comply with the applicable
standards set forth in the Architectural and Site Design Manual.
C. In addition to the requirements of this chapter, the provisions of section 51.1 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 tifle 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 ' -'I-§M C and D aze hereby amended as
follows:
C. Application form and review procedure:
l. 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 shall be submitted on notarized forms
provided by the department of community development and shall be accompanied
by:
a. Proof of ownership of land (copy of the property deed).
b. A certified boundazy and improvement survey, at a scale of not less
than one (1) inch equaling one hundred (100) feet.
c. A legal description of property under consideration (exact description
of azea to be rezoned, described in bearings and distances, tied to a section
corner).
d. Appropriate fee.
4. All applications shall 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 chazacter of the surrounding area.
c. Access to the azea, traffic patterns and impact of the requested zone on
these factors.
2
d. Availability of utilities.
e. Present and future effect on public facilities and services, such as fire,
police, water, sanitation, roadways, pazks; schools, ete.
f. A discussion of the relationship between the proposal and adopted
plans and/or policies of the city.
g. Any additional materials necessazy to adequately review the proposal.
D. Criteria for review. B c b ' ^J be aC-pY .ea •he apr--l:eafi« ..,,..n zem he.-.> •
-a •we e:• eetine:, ~ra . The city council shall base its decision in
consideration of the extent to wluch the applicant demonstrates the following
criteria have been met:
l. That the The existing zone classification currently recorded on the official
zoning maps of the City of Wheat Ridge is in error; or
2. T-haf-a A change in chazacter in the azea has occurred due to installation of
public facilities, other zone changes, new growth trends, deterioration, or
development uansitions, and that the evidence supports the finding of at least
four of the following:
a. TkaE-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 azea; and
b. T'-°===af :e The proposed change of zone is compatible with the
surrounding azea and there will be minimal adverse impacts
considering the benefits to be derived; ead
c. There will be social, recreational, physical and/or economic
benefits to the community derived by the change of zone; ead
d. T-kat-adeguate Adequate infrastructure/facilities are available to serve
the type of uses allowed by the change of zone, or that the applicant
will upgrade and provide such where they do not exist or aze under
capacity; aed
e. T-hat tke The change of zone will not adversely affect public health,
safety or welfaze by creating excessive traffic congesuon, creadng
drainage problems, or seriously reducing light and air to adjacent
properties; ead
. ,
3. The application is insubstantial compliance with the applicable standards
set forth in the Architectural and Site Design Manual.
Section 3. Section 26-114 IM§MM D is hereby amended as follows:
D. Criteria for review. , ,
The community developmentdirector or city council shall base its decision in
consideration of the extent to which the applicant demonstrates the foRowing
criteria have been meh
[1] *A4 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. e€t-kepr-egesed-ttse:
[2.] *A4 The special use will not create or contribute to blight in the
neighborhood by virtue of physical or operational chazacteristics. e€fihe-gr•egesed
ase:
[3.] *A4 The special use will not adversely affect the adequate light and air, nor
cause significant air, water or noise pollution.
[4.] Will The special use will not result in undue traffic congestion or traffic
hazazds, or unsafe parking, loading, service or internal traffic conflicts to the
detriment of persons whether on or off the site.
[5.] WiR The property be is appropriately designed, including setbacks, heights,
pazking, bulk, buffering, screening and landscaping, so as to be in harmony and
compatible with the chazacter of the surrounding azeas and neighborhood,
especially with adjacent properties.
[6.] *A4 The special use will not overburden the capacities of the existing
streets, utilities, pazks, schools and other public facilities and services.
[7.] 14isEe~ There is a history of compliance by the applicant and/or property
owner with Code requirements and prior conditions, if any, regazding the subject
property.
.
. tAe.. F....t,.«,. ..1,.......F ae al.e ,.:fi... ......1:....ti....
fh l /l
(S.) The application is in substantial compliance with the applicable
standards set forth in the Architectural and Site Design Manual.
Section 4. Section 26-115 IMIM B and C are hereby amended as follows:
B. Application requirements. All requests for a variance, waiver, temporary pemut or
interpretation, as described herein, sha11 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 shall be imposed.
2. Documentafion required:
a. Copy of the deed for the property.
b. Power of attorney if the applicant is not the owner of the property.
4
c. Property survey if the request involves relationship of structure(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 evidence supporting the conditions
under which a variance can be granted as found in subsection (C) 4 hereof.
e. A"to scale" site plan.
f. Arclutectural 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 authority determines is necessary in order to
adequately evaluate the application.
C. Variances and waivers:
1. #kxe~ Administrative variances er waivefs (teii (10) fifty (50) percent ar
less): The director of community development is empowered to decide upon
applications for minA administrative variances er-waivefs from the strict
application of any of the "development standazds" pertaining to zone districts in
article II and Sections 26-501 (Off-Street Parking) and 26-502 (Landscaping
Requirements), and 26-603 (Fencing) and Article VII (Signage) 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 vaziance er weiveF does not exceed teii (19) fifty (50) percent of
the minimum or maximum standazd; and
b. The director of community development finds that a majority of the
"fnt " criteria as set forth in subsecuon (c-)(3) (C) 4 hereof,
aze substanfially complied with and support the request; and
c. The director of community development has notified adjacent 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 wrifing and be
directly related to concerns regazding the request. General objections
regazding 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 In no instance shall the community development director
hear or grant a variance as to use or as'to an activity or development
which is prolubited by this chapter nor shall the limitations of Charter
section 5.10.1 are-net be exceeded.
2. Administrative Variance Appeals: A decision by the director of
community development to deny `an `administrative variance may be
5
appealed to the Board of Adjustment and shall follow procedures in
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 ctnd w,ai*eFs of more than ten (10) fifty (50) percent: The board of
adjustment is empowered to hold public hearings to hear and decide only upon
appeals for vaziances and waiveFS from the strict applicauon of the development
standazds pertaining to zone districts in article II, sections 26-501, 26-503, 26-603
or Article VII of this chapter. Where a vaziance ar waive~ is made a part of
another adminisuative 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 er waive~ request
concurrent with such other process; however, in deciding such variance or waiver
the plamiing commission and/or city council shall be subject to the voting ratio as
applies to the boazd of adjustment, set forth in Wheat Ridge Code of Laws section
2-53 2-4. In no instance shall the boazd of adjustment heaz or grant a variance as
to use or as to an activity or development which is prohibited by this chapter or by
section 5.10.1 of the Charter.
3 4 D°°:°w e-:t°w° °°a fi°a:°°° o°e°~t_ Criteria for review : The director of
community development, boazd of adjustrnent, 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, €aveFable-Ee
the agglieaaE have been met .
a. Paa-tke 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. 4 the The variance iveregFanted; would -k not alter the essential character of
the locality?.
c. The applicant is proposing a substantial investment in the property with
this application, which would not be possible without the variance.
d. Dees the The particular physical surrounding, shape or topographical
condition of the specific property involved results in a particulaz 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. `i'e° The granting of the variance would not be detrimental to the
public welfaze 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
diminishing or impairing property values within the neighborhood?.
g. The unusual circumstances or conditions necessitating the variance
request are present in the neighborhood and are not unique to the
property.
h.. . tiffough . are , theft,
i > ivetild
gfmting Granting of the variance would result in a reasonable accommodation
of a person with disabilities?.
i. Iq the The application is in substantial compliance with the applicable
standards set forth in the Architectural and Site Design Manual.
4 5. Expiration: Any variance 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 boazd of
adjustment or director of community development may prescribe, unless a
building pernut for the variance is obtained within such period of time. If the
building pernut expires, the variance shall expire at the same time. Extensions of
time may be granted by the community development director 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 M 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 necessazy condiUOns and limitations
in approving, or deny an application for a planned building group; provided, that the
following standazds shall be applied in such approval, denial or in establishing such
conditions and limitations. i , die
: The community development director or planning
commission shall base its decision in consideration of the elrtent to wluch the
applicant demonstrates the following criteria have been met:
a. `jAe' The proposed plan is eensistent complies with the sgifk-aa~
iateat e€-Ege zoning and development code and
«h°• : is not be contrary to the general welfare of the immediate
neighborhood and economic prosperity of the city.
7
i~~~ewheea Ha h ~4
~ 4he rHlnr hnn buun r~ rnd fo aebie~~e 4he beNUf4 er
b ~~r
impF6V2d dESlgf3;
li/l.
H.
al....... ~c
b
-
vi4
-
'.i...i
im fl.1 ........se
i~oai
1
~
..F:.... 9F
.i °i
t m:
°
"
.
cacxc
~~F
nc
mci
~r~-
x
vccjua.co
aca
.
.
xv
c
~p
c
fnalls
>
>
BFCBB c•,,•••-mc l:m'ric.r
a
•I/l...s1.,... A... ..1.... .:A,.~ F.... « ~ l.e:.8.t e..r.,r;~. ....A 1..,...F:..« ..F
t..».. t...:..».. Y~.,Y~. ..~~D"_`~ __a-_
e
ae......«,.
Wh,,«~.....
d
..a
:
«
,.e...e«._
__,..,:a
„ar_"
aa...,.,..
4
...,y».,.~
.
'
y_~
a
. .
..'a_""_"'"
r'_"
_
'
,
dFivewa
s
y
,
,
illiinikiafiAH;
Vn.,.«h,._ ,.o«,......,i
eec..,.«.. ..r «h,,
,.i.,., ar-e e
,......,.ne
a :.,,.t.ah.
w..«
r. u°
ed
C.
.
-
♦ ....A
n
e..ti.... ..C F....
CA...
e..t
..f
L.~o:...~ ..C
1:..1.s:«..
a
~
.
C
1
«s s
r..
.1,.
t.,.
f
_
..,7 H
ti....
«
~
F
i.:.e...
.
..e.,
~
~
r
7
g. b. The application is in substantial compliance with the applicable
standards set forth in the Arehitectural 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 or
addition shall be filed with the department of community development prior to issuance
of a building permit. In some instances, platting is required and the plat can be processed
concurrendy with the final 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. T-ke-eutAiae
plans, . The rezoning and outline development
plan step is approved through a public hearing process. Once the zoning and
outliue 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 final development plans. All requirements of the subdivision
regulations for a final plat, if applicable, must be satisfied if there aze any pazcel divisions
created, or if there are 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 final development
plan review, the applicant shall submit sepazate sheet(s) in addition to the subject
development plan.
C. Outline development plan. An applicant shall submit an oufline 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 chazacter of the development and
must provide enough information for the review bodies as to how the property will
be developed.
1. Submittal requirements.
a. Appropriate fee.
b. Evidence of neighborhood meeting (see
section 26-109).
a Complete and notarized application. The appGcation must include a
detailed description of the request, responses to the rezoning criteria and
discussion regarding conformance to the design principles in the
Architectural and Site Design Manual.
d. Proof of owuership, such as copies of deeds or title commitment.
Resei-#;ed.
e. Written authorizatioa from property owner(s) where an agent acts on
behalf of the owner(s).Resefved.
f. Survey of the property.
g. Mineral rights certification form.
h. The outline development plan as described below.
i. -f-. Names, addresses, telephone numbers of azchitects, surveyors, and
engineers associated with the prepazation of the plans.
j. g. Additional information may be required, including, but not limited to,
drainage study and plan, grading plan, geological stability report, uaffic 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 thirty-six
(36) inches and must comply'with the Jefferson County Clerk and Recorder's
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 chazacter (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 descripuon of the general chazacter of
the development and of the objectives to be achieved by the particulaz
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 26-301C.; the
proposed azchitectural 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 wluch their decision
regazding the proposal can be based.
a The existing topographic chazacter 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"to scale" sketch plan showing geneffd indieatiea-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
interesG The drawing shall include elristing conditions on properties adjacent
to the proposed development
e. Property boundaries as per accompanying legal description.
£ Existing and proposed lot lines, easements and rights-of-way on and adjacent
to the site.
g. Adjacent zoning, land use,-sEr2eEs, streazns, etc.
h. Locauon of all existing streets, alleys, easements, drainage azeas, irrigation
ditches and laterals within and adjacent to the site.
i. L.ocation of all proposed streets, alleys, easements, drainage azeas, pazks, and
other azeas to be reserved or dedicated to public use.
10
k. Any significant vegetation or 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-yeaz 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 pernutted in the development.
q. L.egal description (metes and bounds) of total site, including azea.
r. Project data for the entire site and including, by phase, maximum building
area and percent, paved azea and percent, landscape area and percent, number of
lots, minimum lot sizes and dimensions, net density, gross density, etc.
s. Development time schedule by phase
t. Required certifications.
u. Proposed development standards including setbacks from perimeter
property lines, building height, building coverage, building separation, and
landscaping.
v. Proposed standards for parking, architectural design, landscaping,
signage, lighting and fencing.
w. Perspective or "birds'-eye-view" image of the project.
x. Arclutectural elevations showing approlrimate building height and
proposed architectural materials. The drawings should be of suff'icient detail
to illustrate the massing, height and general character of the proposed
structures.
11
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, sha11
also be placed upon the oufline development plan:
OWNER'S CERTIFTCATION
The below-signed owner(s), or legally designated agent(s) thereof, do hereby agree that
the property legally described hereon wIll be developed as a planned development in
accordance with the uses, restrictions and conditions contained in this plan, and as may
otherwise be required by law. I(we) further recognize that the approval of rezoning to
Planned Development, and approval of this oufline 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 ttte Wheat
Ridge Planning Commission.
Chairperson
COMMUNTI'Y DEVELOPMENT DIRECTOR
CTI'Y COUNCIL CERTIPTCATION
Approved this day of by the Wheat Ridge City
CounciL
ATTEST:
City Clerk
Mayor
CTfY SEAL
COUNTY CLERK AND RECORDERS 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.
12
JEFFERSON COUNTY CLERK AND RECORDER
By:
Deputy
5. Outline development plan review Review 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. Pla.miing 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 sha11 be forwazded to city council.
c. City council hearing. The city council shall hold a public heazing pursuant to
public notice as required by section 26-109. The city council shall approve,
approve with modifications or deny the application.
6. Optional Process: Conceptual outline development plan. In those instances when
an applicant wishes to rezone a specific property, but does not have a specific
development plan in mind, a more conceptual outline development plan can be
submitted. This conceptual development plan shall serve to only address allowed
uses and development standards for the property, and must contain all items listed
in subsection 2a through 2v of this chapter. The conceptuaLoutline development
plan will be processed consistent with the subsections 5 and 6 of this chapter. A note
shall be added to any conceptual outline development plan which states:
"This outlirze development plan is conceptuaZ in nature. Specific development
elements such as site layout and building architecture have not been addressed on
this document. As a result, a rcon-administrative amendrizent to this outline
development plan must be submitted and approved by the City of Wheat Ridge
prior to the submittal of a final development plan and any subsequerzt site
development."
A final development plan may not be submitted for any property for which a
conceptual outline development plan has been approved. A non-administrative
amendment to the outline development plan must be submitted which addresses all
aspects of subsection C2 of this chapter and shall be reviewed and processed
consistent with the requirements of this chapter. At such time thaC an amended
outline development plan has been approved; a final development plan may be
submitted and reviewed in accordance with subsection D of tlus chapter.
13
6. Recordation. All approved outline development plans shall be recorded with the
Jefferson County Clerk and Recorder. Such plans, and associated recording 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 shall schedule a public heazing
before city council and city council shall reconsider its approval. A one-time, thirty-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 evidence of good cause for not meeting the deadline.
7. An outline development plan accompanies a zone change request Approval
of a final development plan is required prior to the issuance of a building permit for
any site development, except for single and two family planned residential
developments exempted by Section 26-308 D. AppHcations for final development
plan and plat approval MAY NOT be submitted concurrently with the outline
development plan applications
D. Final development plan. The final development plan provides the final engineering
and site design details for final approval of one (1) or more phases of development
approved through a planned development process. The final development plan
application and building permit application may be submitted concurrently.
Planned residential developments, or portions thereof, comprised exclusively of
detached single or two family dwellings are not required to complete afinal
development plan process.
1. Submittal requirements:
a. Appropriate fee.
a-. b. Complete and notazized application.
b-. c. Proof of ownership, such as copies of deeds or title commitment.
E d. geweE ef atteme~ Written authorization from property owner(s) where
an agent acts on behalf of the owner(s). -°eseF:ed.
e. Survey of property
f. Mineral rights certification form
g. Final development plan. (see 2. below)
d: h. Names, addresses and telephone numbers of azchitects and engineers
associated with prepazation 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 azeas 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.
14
- 2. Form and content of the final development plan. The final development plan (shall
be consistent with the approved oufline 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. I.egal 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 fmal development plan.
b. A site plan showing proposed grading, structure footpritnts, roads, on
and off-street parking, pedestrian areas (plazas, sidewalks 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, paved
azeas, twrTing and other azeas not covered by buildings or structures.
E d. I.ocation, size, type, height and orientation of all signs.
d: e. A schematic landscape plan whieb pr-ovides showing location, type, and
size aad-qaantities of all existing (to remain) and proposed plant material and
other landscape features and materials. Common and botanical names of all plant
materials shall be indicated. Leeatieti Areas and type of nrigation system shall
be indicated.
e-. f. Laeation, ex4ent, .
Elevations oF walls and fences with illustrations and notations as to types of
materials and heights.
f-. g. A photometric plan showing eaterior €*EeaeF lighting readings and a
listing of the exterior lighting devices including manufacturer, type, height,
location and orientation. Footcandle readings are to be shown across the
property and eirtending beyond property lines.
T ,.,...s:..., ete..t . 1.,.:,.l.s « ...l.e« ..F FI........ .....i r..t.,l Fl ....r ar,... ,.F ..11
> > e
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
structures and improvements, indicating architectural style and building materials.
j. 8ff sEreeEgar-k-ifig 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 all proposed uses for all buildings, structures and open azeas.
Outside storage and display azeas must be indicated if proposed. Description of
15
any proposed temporazy or interim uses of land or existing buildings prior to
development in accordance with the approved final development plan,
i. A development schedule indica6ng the
. 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 development plan (and plat):
OWNER'S CERTIFICATION
The below-signed owner(s), or legally designated agent(s) thereof, do hereby agree that
the property legally described hereon will be developed as a planned development in
accordance with the uses, restrictions and conditions contained in this plan, and as may
otherwise be required by law. I(we) further recognize that the approval of final
development plan does not create a vested property right. Vested property rights may
only azise and accrue pursuant to the provisions of section 26-121 of article I 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
ReeeffHiiexded-fer- approval 93is day-s
COMMUNTI'Y DEVELOPMENT DIRECTOR
C1TY C-01WC-9 ~ CERTIFICATION
Approved this day of by the City of Wheat Ridge
C:«., -,.:i
ATTEST:
City Clerk
Mayor
16
CTI'Y 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 COiJNTY CLERK AND
By: Deputy
4. Final development plan review Review 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 sha11 be forwarded to the
applicant so that necessary revisions may be made by the applicant prior to final
approvaL .
1. nt..,.,:.,g c2E3i33iSSkRn hPr2Ffng-P}AHii38gfB
e e
'
>
. > appr-ove
b. The community development director shall approve a planned
development final development plan based on the following criteria:
1. The proposed final development plan conforms (up to
10% of gross floor area) with the approved outline development plan
and incorporates all recommended changes, modifications and
conditions approved by the outline development plan.
2. The proposed final development plan is consistent with
the permitted uses on the approved outline development plan.
3. The proposed final development planmeets the
requirements of an FDP.
4. The proposed final developmentplan complies with all
applicable standards and regulations of Chapter 26 and the
Architectural and Site Design Manual, unless modified through the
outline development planprocess
c. The community development director may approve, deny or approve the
proposed final development plan with conditions. If the applicant objects to
17
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 shall 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
eeafteil's the community development director's final sefiea approval. Should
a recordable approved final development plan not be provided to the sfiaff City
within sixty (60) days of eouneiPs-final action, the community development
staff shall sEkedule-a-gtblie
reconsider its previous 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 limit
showing good cause for not meeting the sixty-day deadline.
5. Expiration of final development plan approvals; reapplications.
a. Construction shall commence in accordance with the development schedule
specified on the recorded final development plan.
b. Extension of the development schedule specified on a recorded final
development plan shall require amendment to the final development plan.
c. A new application for substantially the same development application may not
be refiled for one (1) yeaz after denial.
Sec. 26-309. Application of standards.
A. Detailed specifications and standazds 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
director to be those specifications and standazds 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
standard, the standazd 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 deternunation pursuant to the provisions of section 26-115.
E. If the development standards specified on a recorded oudine development plan do not
meet the current standard, a fmal development plan can be approved consistent with those
18
standazds on the recorded outline development plan. This provision does not apply to
requirements listed under article IV Subdivision Regulations.
F. To vazy from the minimum development standards established on a recorded oufline
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 standazd.
G. To vary from the standazds set forth on a recorded final development plan, an
amended final 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 standazd.
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 all conditions and limitations established in
such plans, and as may be contained in sepazately recorded agreements, covenants,
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 final) shall be the same as prescribed for original approval, except as provided
for under subsection {B} (C) below. All applications for amendment to an oudine
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 applica6ons 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
pazcel 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 property 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 origiual approval if any one of the following is proposed:
1. Increase in the gross floor azea of structures beyond
the authorized maximum allowed with on the approved outline planned
developmentplan.'-.,•°e••o exeeea°----------o`•e°•ho.,°^^annrv,0 square
€eet-.
2. Proposed land uses are not permitted on the approved outline
development plan.
3. Increase in density or intensity of use.
19
B-. C. Final development plan changes.
Any change or amendment to a final development plan will be processed in the
same manner as prescribed for the original approval. At no time can an
amendment to a final development pian result in any increase to a maximum
development standard or any decrease to a minimum development standard
listed on the outline development plan, or result in a use wluch is not permitted
on the outline development plan. If any of these conditions occurs, the outline
development plan must be amended as described in this subsection.
, pafking
>
"
di
t
fee
er-,
•
Q T«,.«e....e ..CQ.e..«..7.1e.......F..:«....l..ti.... .
...Fet.,....A..til:ti
e..
O D,.l......ti.... ..F 1....A..,.....,.
...i.:..l.
«vA 1...FF
e« .,..«A.. e..t.,7.1:..6
arvas
:....s ,.~,...T......,.F .
pn~J
10
f . ,
f
•
.
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 Rewrder as amendments to the original recorded
development plan subject to the deadline provisions of section 26-308.D.4.d.
Section 7. Sections 26-106 is hereby amended as follows:
Sec. 26-106. Review process chart.
20
TABLE INSET:
Pre-Application
Final
Approval
Requested
Staff
Neighborhood
Staff
PC
CC
BOA
URPC
Notes
Planned
Development
2 ART
Outline
X
X
H
H
URA
nI
Development Plan
(ODP)
Planned
Developmen[:
Final
X
URA
ART III
A
Development Plan
(FDP)
Planned
Development:
z AgT
Outline
X
X
H
H
URA
III
Developmen[ Plan
Amendment
Planned
Development:
Final
X
A
#I-
41-
URA
ART III
Development Plan
Amendment
Section S. Sections 26-504 and 26-505 aze hereby repealed in their entirety.
Section 9. Safetv Clause. The City Council hereby finds, deternunes, 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 welfaze of the public and
that this ordinance is necessary for the preservation of health and safety and for the
protection of public convenience and welfare. The City Council further determines that
the ordinance beazs a rational relation to the proper legislative object sought to be
attained.
Section 10. Severabilitv: Conflictine Ordinances Repealed. If any section,
subsection or clause of tlus 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 aze hereby repealed.
21
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 DTI'ULLIO, MAYOR
ATTEST:
Michael Snow, City Clerk
APPROVED AS TO FORM BY CTI'Y
A'I°I'ORNEY
GERALD DAHL, CITY A1°1'ORNEY
1 st Publication:
2nd Publication:
Wheat Ridge Transcript
Effective Date:
22
City of Wheat Ridge
ARCHITECTURAL & SITE DESIGN MANUAL
Revised December 2006
Under the authority ganted by Section26-222.E of the Wheat Ridge Code of Laws the Architectural and
Site Design Manual (ASDM), originally adopted on 26 Febmary 2001 is amended jointly by the Director of
Community Development and Public Works D'uector.
Exhibit 2
Wheat Ridge Architectural and Site Design Manual 1
Aclaiowledgements
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 that will establish a clear blueprint for site development and azchitecmral standazds for
commercial, industrial and mul6-family sirucmres. The Manual conrains 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 traveled
back and forth between Goiden, Blackhawk and Central City tluough what is now the CiTy of Wheat Ridge,
to Demer. Eventually, farmers settled Wheat Ridge and the routes between Denver and points west became
established as the main thoroughfazes we know
today. Wheat Ridge became an incocporated Ciry m ~V
1969.
Wheat Ridge, like many satellite suburban
communities, does not have an historical main
street or town center. Residential development
radiated out from Denver and the commercial
acdvity developed along the main thoroughfazes.
Today these thoroughfazes remain as Wheat
tt'jEPR1W&Apmmerc1• W. 38th
Av
, W. 4
ver
Wa
orth Bo
d,
Yo
~eld Street.
Th
ty's suburb
eve
the
t side of
eat
dev
ment o
east
Wadsworth, the pattern became
more suburban with curved
streeu, cul-de-sacs and lower
density development. Farther to
the west, agricultural uses and a
rural set[ing and density remain.
Historically, many of the
commercial corridors were
pleasant, tree-lined country lanes
with smaller scale neighborhood-
oriented retail shops. The
proliferadon of automobile Iravel
as the main mode of
transportation was at odds with
creating pedestdan-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.
_ .
'eet and ig. 1: The Wheat Ridge jloai in a 1914 parade along an
arl Denver streetsca e.
has creat d eclec hazac r in the co ity. On
nent fo wed the itional ver urban grid i
.
The
toulev is more de and c act and the structue older.
2: Arz aerial view of Wheat Ridge's core commercial areas (Wadswonh B[vd
38`h Avenue) showing the predomireance of individual buildings surrounded
Wheat Ridge Architectural and Site Design Manual 3
What were once small-scale buildings with intimate settings aze now disorganized streeucapes dominated
by pazking lots, oveo-scaled signs and under-utilized or non-existent sidewalks.
Wheat Ridge's commercial comdors provide many benefits to the City and surrounding neighborhoods.
These corridors serve as gateways inro the City and establish the image of the City. They provide service,
shopping, dining, cultural and entertainment opportunities for residents of the adjacent neighborhood, the city and the region. Business activity along these corridors provides a significant ta~c base For the City. The corridors can either connect or sepazate
the residential neighborhoods and add to a sense of community now
pride. B. Purposes of the ASDM
The City's current zoning code is to a lazge 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
r eg. 3: Nheat Ridge's frsi past office, now preserved in
he Wheat Ridge Hismrical Park
development. Today, the major development opportunities in
Wheat Ridge's commercial azeas aze redevelopment-oriented, making many aspects of the wrrent zoning
Following the standards and procedures of this manual will
• Build upon and amplify the mles and regulations of Chapter 26 Zoning and Development of the
Wheat Ridge Code of Laws
• Implement the d'uections outlined in the City's Neighborhood Revitalization Strategy
The ASDM is not intended to preclude an individual planner or azchitecPs creaflvity. This Manual presenu
important, but general, design concepts. It is intended to address site and architectural 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 L,aws. 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 condnue to provide consistent site and azchitectural
design guidance.
1'here aze several subazeas witFtin the City which address future development for a particulaz azea of the
City. These subazeas are unique in chazacte;, and present different development and redevelopment
opportunities. Subazea plans have been created for these subazeas; plans which act as a blueprint for growth
in the subazeas. In addition to these subarea plans, a comprehensive plan also exists which provides
guidance for future development City-wide. Subarea plans may suggest or recommend inclusion of an azea
Wheat Ridge Architectural and Site Design Manual
• Bring about greater consistency and predictabiliry in the City's design review process
into one of the overlay districts shown on Figure The requirements of tfus Manual may be modified in
specific azeas of the City through addiUOnal overlay zones.
The Manual contains photographs and illustrations which should provide d'uection and clarity. Where the
text in the Manual and graphics conflict, the text shall control.
C. Overall Goals of the ASDM
1. Encourage creative site and building design which in turn 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 streeu and sidewalks as civic
places.
4. The design of buildings should acknowledge that the uses within buiidings may change over time, while
the form of the building and its relationship to the street is more enduring. Therefore the placement,
form and design of buildings aze integral and important aspects of regulating community development.
5. New buildings and streetscape should relate to any positive established chazacter of existing buildings
and streetscape design elements.
Wheat Ridge Architectural and Site Design Manual
6. Enhance pedestrian oriented activiry by providing a consistent edge to the street and sidewalk in order
tn rreate nvdectrian cralr and arrPee t.
F~neinaccac
II APPLICABILITY
A. Review Process
All development within the Architectural and Streetscape 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 additions°, as defined in Section V, Definitions. In
the instance of major addipon, regulations will not apply where infeasible. For example, if a major addition
occurs to a buiiding in the traditional azea, and the exisang building is located 50 feet from the front
property line, the addition need not comply with the build-to azea requirement as it would be neazly
impossible. This shall not be construed to mean that none of the regulations apply for major addidons. This
Manual is intended to be used as a supplement to the regulations listed in Chapter 26 of the Wheat Ridge
Code of Laws (Zoning & Development). Where this Manual and the regulations of the Code of I,aws aze in
conflict, this Manual takes 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
requuements of approved site development applicadon shall be in addiaon to those set forth in the ASDM.
Terms used throughout the ASDM shall be accorded their commonly accepted meanings or as defined in
Secdon V, Definiaons. In the event of conflicts between these definitions and those of the Wheat Ridge
Code, those of the ASDM shall take precedence for projects with the jurisdicdon of the ASDM.
major adjustments to the Conceptual Design Plan aze required, or that 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 meedng and provide such to the
applicant(s) or agent of the applicant(s).
3. Subsequent submittals (e.g. Land Use Applications or Building Pernut Applications) shall be consistent
with the advice and d'uection 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 dUe and locadon
• 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 Architechual and Site Design Manual
1. At the Pre-application Meeting the applicant will be invited to paz6cipate in a discussion with the DRC
regazding the applicanPs submittal. The DRC will provide assistance to the applicant by helping to
interpret the goals, principles, guidelines and standazds in the ASDM. If the DRC determines that
• Prepazercontactinformation
2. Site Plan
The site plan should contain existing and proposed conditions of the entire development property, drawn to
scale, showing at minimum the following detail:
• Location of required setbacks for buildings and pazking;
• Location of all driveways, pazking azeas, loading azeas and pedestrian walkways, .
• Location (footprints) of existing and proposed strucrures with entrances 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 dumpster enclosures.
leci us), screen
the C.
F
The following design principles shall be incorporated into each new commercial, industrial or multi-family
residenfial building or any major addidon to any existing commercial, industrial or multi-family building.
Upon submittal for pre-application meeungs, land use applicauons 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, commerciaUindustrial design
principle number 2 states that "building design shall contain significant interest°. The term "significanP' is
not quandfiable. The design standazds listed in section III stdve to furrher define each design principle,
complete with diagrams and examples. By following the design standazds in section III, 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 incorporated into the site
and building design. Except where otherwise noted, these standazds aze mandatory and aze located in
Secaon III of this Manual. Graphic examples can be found in Section III of this ManuaL
Wheat Ridge Architectural and Site Design Manual
CotnmerciaUlndustrial Desian Princinles
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 pedestrian acUvity 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 azchitecture 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 foster both pedestrian and automobile traffic and safety, and shall include unique
amenities and a level of interest to 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 Design Princiales
Provide an ample amount of usable open space for residenu to congregate in a central, convenient
7. The site design shall contain an ample amount of visual interest and avoid monotony or a
"formulaid" design.
D. Varying From the Requirements
The requirements listed in this Manual shall not be completely waived. The requirements aze structured in a
manner to provide some laflmde for site and building desiga Only a few requiremenu are exact; the build-
to azea or specific buffering requirements for example. For these `exacP regulations, and only these `exacP
regulations, the variance process in Section 26-I15 of the Wheat Ridge Code of Laws appiies. A variance
cannot be processed for anything specifically prohibited in this Manual. For instance, a requirement exists
which prohibiu pazking between the building fagade and front property line in the urban azeas. This is not
eligible for a variance.
Wheat Ridge Architecmral and Site Design Manual 8
6. Pazking azeas shall be bcated in safe, convenient locations for residents and guesu.
III. DESIGN STANDARDS
The following mandatory design standards shall be incorporated in[o each new commercial 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(Defini[ions). Each mandatory design standard relates [o the design
principles ]isted in Section II C. Compliance with these mandatory designstandards will help ensure
achievement of the design principles. The design principles are reitera[ed to show relevance and con[ext
wi[h [he site and building design standards.
A. CommerciaUIndustrial Design Standards
Principle: Create a nedestrian travel svstem similar to a roadwav network A connected continuous
pedestrian sidewalk svstem wil[ m¢ke pedestrian activirv more convenient and prevalent
1. The streets, bikeways, pa[hs and trails of adjacent neighborhoods shall be extended into the proposed
development. Although connec[iviTy is importan[, [raffic calming measures may be used to discourage
short-cu[s and diverting high volumes of Iraffic [hrough adjacent neighborhoods.
2. Continuous, wide pedestrian sidewalks shall be provided between buildings [o promote a safe, pleasant
and c nuity of
buildi . Shared
- co ~ pazking
Wheat Ridge Architectural and Site Design Manual
4. In the traditional azeas as shown in Figure the area between the fai;ade of [he building and the
property line shall be reserved for pedes[rian activity, outdoor sea[ing or plazas and/or landscaping.
5. Pedestrian en[ries into buildings shall face the adjacen[ street. All facades of buildings facing any stree[
or public space shall provide a level of finished architectural quality appropriate to the public chazac[er
of that street or space. The entranceways shall be cleazly defined and be prominendy iden[ifiable.
Fig. 8: This building is construc(ed to the build-(a [ine at each street frontage. Only pedestrian ac(iviry occurs be(ween (he face of
die building arid the righFOf-wuy. The building eritrance is clear[y idenfified.
Whea[ Ridge Architectural and Site Design Manual 10
6. Pedestrian walkways shall be constructed to minimum indus[ry standards. Detailed accents such as
brick, flagstone, scored or colored concrete shall be used at main entrances to delinea[e and accen[uate
the pedestrian travel way to [he building.
7. Pedestrian walkways shall be continued across driveways, drive aisles in parking lots and in[ersections.
A[ intersections, crosswalks with enhanced pavemen[ are encouraged [o provide for increased safety
and to add an aesthe[ic element to the streetscape.
I Fig. 9: Phom of pedestrian puning I
Wheat Ridge Architec[ural and Site Design Manual 11
Principle7 Butlding desipn shall contatn si2ni$cant interest level of detail and humarti scale. Where
anoropriate buildine architecture and desirn shall be consistent with surroundinz buildin¢s.
1. A building en[rance of finished azchi[ec[ural quality shall face an adjacent sVeet. All facades of
buildings facing any street or public space shall provide a level of finished azchitec[ural quality
appropriate [o the public charac[er of that street or space. Buildings shall have at least one significant
pedestrian entry (used singly for one use or joindy for several uses) that faces the street or public way.
Individual ground floor shops within a building should have a direct pedestrian entry. The primary
entry of a building and/or its shop front shall be emphasized [hrough changes in wall plane or building
massing, differentiation in material and/or color, greater level of detail and enhanced lighting as well as
permanent signage.
2. Building facades that face a public street or plava shall have at least one variation in plane depth (a
minimum of four fee[) for each every 50 linear fee[ for [he leng[h of [he faQade. Canopies, awnings or
other non-permanent features will not count solely as a variation. Such a vaziation may be
accomplished by recessed entries, porticos, upper level step-backs, dormers, or any of [he following
offsets in [he 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 detail shall be
incorporated into faqade design by the use of at least three of the following methods:
expression
a
Wheat Ridge Architectural aud Site Design Manaal 12
4. Al] building facades shall have one change in materials for each 10 feet (and portion thereof) of wall
height A change in material must be at least two feet in heigh[. Masonry pa[terns, such as headers or
rowlocks can count as a change of materials. Windows, canopies and doorways will no[ count as a
change in materials.
5. Buildings shall be constructed of durable ma[erials, such as brick, s[one, integral colored [ex[ured
concrete block, stucco, synthetic srone and masonry ma[erials. Corrugated metal panels, plywood
paneling, un-articulated large format concrete panels, exposed raw concrete and viny] siding are not
allowed. Architecmral metal and smooth faced concrete masom'y units (C.M.U.) may be used as an
accent, but shall not constitute more than 20% of any faqade.
6. The character of new developmen[ should relate [o, and use the positive examples as design resources
from [he surrounding neighborhood, s[reet patterns, and neighboring strucmres. The character of the
surrounding neighborhood shall be established by the existing facades, building footprint, building
ma[erials, rooflines, and windows/doorways. A redevelopment should honor the basic pa[terns and
architecmral themes of neazby existing development. The materials and form of aoy addition to an
exisring building shall relate to the existing building. Buildings that express a standardized corporate
identity are discouraged.
Wheat Ridge Architecmral aad Site Design Manual 13
The transparency of ground floor facades facing any street or pedestrian way, regardless of distance,
shall be at least 60% and not more than 85%. Transparency shall be calculated as the percentage of the
ground floor elevation as measured from the finished grade at the base of [he wall, to [he second level
finished floor elevation. Transparent doors may count as part of the [ranspazent area. Window mullions
may be included in the transparent area calwlations. Aowever, stmctural elements may not be
included in the transpazency calwlations. Opaque or reflec[ive glass shall not be included in
transparency calculations. If glass display cases are used, they must give the appearance of windows (at
least 2' deep) and should be maintained with items of interest. For corner lots, the minimum percentage
of transparency can be allocated from one stree[ faqade to another. At no time can the percentage of
transparency on a s[reet frontage by below 30%. 8. Opaque (solid) storefroot securiry closures (rolling doors, etc.) that block the views into a building aze
not allowed.
9. For building facades longer than 200 feet, at least 1 major identifying objec[ shall be incorporated into
the building design. A major identifying object would include a cupola, rotunda, spire, dome, clock
tower or similar uchitectural feature which creates visual interest.
Fig. 12: This uumple coruaiiu a major iden[ifying abject and 60% iraruparency on two elevatioru which face a street frati(age.
Wheat Ridge Architec[ural and Site Design Marmal 14
10. For baildings located in the traditional areas, at ]east 60% of the primary street frontage must be
occupied by [he building fagade. For example, on a primary street frontage where a]ot is 100 feet long
at least 60 feet of building footprint must be constmcted in the build-to azea. The remaining 4001o may
be used to access parking in the rear. For corner lots, this requirement can be reduced to 50% on the
primary frontage with at least 25% of the secondary street frontage occupied by the building faqade.
For smaller lots, the ability to- access the pazking in the reaz must be maintained. At no [ime shall this
requirement preclude [he establishment or maintenance of a drive aisle to access the side or rear of the
building.
11. For buildings located in the contemporary areas, at least 40% of the primary street frontage must be
occupied by the building fagade. For example, on a primary s[reet fron[age where a lot is 100 feet long,
a[ least 60 feet of the building footprin[ must be constmcted in the build-to area. The remaining 60%
may be used [o access parking in the rear. In the ins[ance of a corner lo[ wi[h more than one street
frontage, the build-to area shall be established at the primary street fron[age (azea of main en[rance).
The required setback at the secondary s[reet frontage shall be consis[ent wi[h the applicable zone
district in which the proper[y is located. The requirements for maintaining the sight distance triangle as
defined in Chapter 26 of [he Wheat Ridge Code of Laws shall be followed and observed. For smaller
lots, the ability to access the pazking in the rear must be maiutained. 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 Architectural and Site Design Manual 15
Principle: Developmeiu or redevelonmentshaR minimize impact to surroundinz pronerties.
1. All loading, equipment and service areas shall be adequately screened and located towards the reaz of
Ihe building.
2. All rooftop equipment and Irash azeas shall be screened from view so as not to be visible from [he
property line viewed from ground level. Screening elemen[s and/or enclosures shall be composed of
forms, materials and colors that aze either an ex[ension of the building's exterior form, material and
wlor palette, or neutral forms, materials and colors designed [o minimize their visual impact All [rash
areas shall be incorporated inro the building design and screened with full wall enclosures or wing-
walls.
Wheat Ridge Architectural and Site Design Manual 16
3. The edges of new and exis[ing commercial development shall provide a safe, quiet and visually
pleasant transition to adjacent residential neighborhoods. Larger buildings should be loca[ed adjacent
[o commercial corridors and transition to smaller buildings closer to residential, low-density
neighborhoods. Landscape and archi[ectural treatmen[s such as screen walls may be used as edge
buffers.
4. There shall be a transition between incompatible ases on adjacent properties. The transition may
include locating the building away from the dissimilar ase, transitioning the bailding height to minimize
impact or increasing landscape buffering. -
5. Particular care shall be given to ensure development will not adversely impact [he supply of light to
adjacent properties, nor shall large shadows cas[ on adjacent properties. The height of any new building
or major addition shall be of the same scale as adjacent buildings.
Wheat Ridge Architectural and Site Design Manual 17
Fig. 75: The commercial 6uildings transition to the residential structures. The forms and heights of the commercial structures decrease with I
proximity to residenfial sVUCtures.
Principle : Incorporate well desiened Landscapin2 which establishes a buffer and clearlv defines a street
edre.
1. Except in traditional areas as shown in Figure a minimum 10-foot landscape area must be
established behind the right-of-way on all street fron[ages. Stree[ [rees shall be planted within [his
]andscape strip consistent with [he s[andazds located wi[hin Chapter 26 of the Wheat Ridge Code of
Laws.
2. A minimum 10-foot landscape buffer must be es[ablished between any parking azeas and any adjacent
property which contains a residen[ial use. The buffer can be reduced to 5 feet if a six foo[ fence is
installed on the property line. This shall no[ apply to drive aisles or drive [hrough lanes.
Wheat Ridge Architectural and Si[e Design Manual 18
3. The space between adjacent buildings shall be minimized, clearly defining a continuous building
faqade. In these instances, the buildings shall mee[ all applicable fire and building codes for fire
resistant construction.
Fig. 17: These inu6iple bui(dings create a contirtuous 6uilding faCade and defined street edge, making ihe ureu more pedestrian
friendly.
Wheat Ridge Architectural and Site Design Manual 19
Principle7 Site desipn shall faster both pedestrtan and automobile tratf'ic and safetv and shall include
unique amenuies ¢nd ¢ level of interest to patrons and nassers-bv.
Two of the following [echniques must be used:
Plazas, courtyards and azcades are strongly encouraged in all commercial areas. Buildings should
be placed to enclose courtyazds or plazas on at least three sides. These fea[ures shall be located
directly adjacent to sidewalks which access the righ[-of-
~ac ~
way and may contain seating azeas, open eating areas,
landscaping, public art and foun[ains. These azeas shall
~ r~coun[ [owards the minimum landscaped area required
by the Code of Laws.
Seating may include benches, movable chairs, sea[ walls
and planter walls. Seating opportunities will encourage
additional pedes[rian use of the stree[scape areas.
Benches and movable chairs aze a simple way to help
establish the identity of the community along the s[reet.
I Fig./8: Typical rnurtyard creates a public I
gathering space.
Only approved art objects may be located in the public right-of-way. Private ar[ objects mus[ be
loca[ed on private property in settings tha[ will no[ interfere with pedestrian or vehiwlar
movement. Art objects should not compete with or impede views of adjacen[ s[orefronts.
Wheat Ridge Architec[ural and Si[e Design Manual 20
The following are all required elements of site design:
• Front parking lots shal] be interconnected so as to allow continuous vehicle passage without re-
entering the street
• Generous sidewalks at the store fronts shall be connected to on-street sidewalks at each end of the
"front door" parking setback condi[ion.
• Continuous, wide pedestrian sidewalks shall be provided between buildings to promote a safe,
pleasant walking environment.
• Parking lots and drive aisles shall be arranged to maximize the eonnectivity and continuiry of
pedestrian walkways and minimize the distances pedestrians mus[ travel between buildings.
Fig. 19: These properties Iwve interconnected walkways and parking areas. Property divisian.r are obscured creating a strong I
pedestriars environment.
Wheat Ridge Architectural and Site Design Manual 21
Prtnciple 7 Parking areas shalL be de-emnhasized and made less nrominent.
1. In [raditional areas, parking shall be located to the side or rear of [he building. If a building is located
on a comer lo[, any parking located adjacent to the secondary street frontage must be behind [he
midpoint of the wall facing the secondazy stree[ frontage.
2. Parking access drives shall be consolidated to atinimize wrb cuts and minimize breaks in the storefront
facades.
3. In non-traditional areas surface pazking and drives are allowed between a public street and a building
facade when screened from the street by either a low wall and/or landscape buffer of at least ten (10)
feet in width. If a landscape buffer is utilized, trees and shmbs must be planted to further soften [he
parking edge.
4. Except where separa[ed by buildings, all parking lo[s must be interconnected to allow users to circulate
withou[ having to re-enter a stree[.
5. While parking ]ots must accommodate the required parking for any use, parking lots shall be divided
into smaller segments and should be generously planted with shade trees. Large, open parking areas aze
to be avoided.
Primary Street Frontsge
Ri iilrlinn
Vt+alf
idpoinE
v
a
n
c
n
W
1
Y
~
v
R
L
C
O
V
W
N
Fig. 20: An example of u parking urea oti a comer lo[ in a
traditianal area. The parking is located 6ehind the midpoint of
the building wall adjaceiv m the serondary street frontage.
Wheat Ridge Architectural and Site Design Manual 22
6. Shared pazking is encouraged for tradi[iona] overlay azeas and developments with limited parking
availability. Shared parking recogniaes that various uses utilize parking [o different degrees throughout
the day. Shazed parking is calculated using the Sharing Fac[or Matrix below (Fig. 22). In [he 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 to[al by the appiopriate factor from the Sharing Factor matrix.
For example: If the residential function requires 10 spaces and the office portion requires 12 spaces,
independendy they would require 22 spaces, but when divided by the sharing factor of 1.4, [hey would
require only 16 spaces. A second way to use the sharing factor is, if [here is a total of 22 spaces
available on the site, multiplying this by the factor 1.4 produces the equivaleut of 30 spaces. Building
uses may be sized to a func[ional density corresponding to 30 parking spaces. (Note: When three
functions share parking, use the lowest factor so that enough parking is assared.)
7. Where possible, on-street parking may be coun[ed [owards the required pazking counts. On stree[
parking shal] not be allowed on State highways, arterials oi in locations where the street width cannot
accommodate the parked vehicle. When adjacent to City-owned parking lo[s, parking may be
accommoda[ed in a City-owned parking lot.
Shared Parkin Faclo
r
Residential
Lod in
Office
Retail
Residential
1
1.1
7.4
12
Lod in
1.1
1
1.7
1.3
Office
1.4
1.7
1
12
Retail
72
1.3
12
7
Fig. 22: Shared Parking facmr t¢ble
Wheat Ridge Architectural and Si[e Design Manual 23
Princip[e: Signage shall be well designed and located strategically so as to iessen the impact of
advertising.
1. Innova[ive and unique signs and graphics aze encouraged.
2. The stmctural 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 s[rucmral elements, lighting, color
and materials.
3. Projecting signs should not be located closer than twenty-Five (25) fee[ apart unless the signs work
together to make a unified and compatible design or the sign group is in[egral to the building
architecture, reinforcing a significant building fea[ure such as a primary entry.
4. Projecting signs are allowed and encouraged in the urban areas. There is no setback from the right-of-
way for projecting signs. Encroachments into the right-of-way are permitted provided the appropriate
approvals from the City are granted.
5. Consolidated monument signage is encouraged in multiple use developments. Monumen[ signs are
required for new development, and
must be bcated within a landscaped
azea. Pole signs aze not allowed wi[h
new development, unless the
development is located within 1/a mile
of the in[erstate and a highway
oriented sign is proposed.
6. The materials of a freestanding sign
should be the same as, or closely
related to, the mateiials used on the
building to which the sign is rela[ed.
Wheat Ridge Architectural and Site Design Manual 24
Building wall signs should fit within the architectural features of the fapade (e.g. not ovedapping
columns or covering windows), and complement the bailding architec[ure. Wall signs may extend
beyond physical lease space.
light
trans nt
ith int ally-
wi[h t lucent
Whea[ Ridge Architec[ural and Site Design Manual 25
10. Sign faces shall be of a darker hue with light colored text.
B. Muiti-Family Residential Design Standards
Pi-inciple: Provide an ample amount of usable open space for residents to congegaKe in a central,
convenient location.
1. At least 10% of [he property must be dedicated to open space for use by the residents and tenan[s of
any multi-family development The open space shal] be usable and contain ameni[ies for play or
congregation. Acceptable amenities include play s[ructures, picnic tables, benches, sporting areas such
as soccer goals, tennis courts or baske[ball cour[s. These areas must contain irriga[ed sod or
comparablelandscaping equivalent.
2. Detention areas may be used as open space provided these areas aze improved properly. The design of
the detention/open space shall not allow standing water.
Wheat Ridge Archi[ectural and Si[e Design Manual 26
Principle: Building design shall contain significant interest, level of detail and human scale. Where
appropriate, building architecture and design shall be consistent with surrounding buildirigs.
1. For buildings with one entrance to many units, the pablic entries shall have pedestrian connectiviry into
the site from adjacent streets. For buildings with multiple entrances, pedestrian connectivity shall be
provided [o each main entrance at each o ound floor unit. All facades of buildings facing any street or
public space shoald provide a level of finished architectural qualiry appropriate to the public character
of that street or space. Buildings should have at least one significant pedestrian entry (used singly for
one use or jointly for several uses) that faces the street or public way. Individual ground floor units
within a building should have a direct pedes[rian entry. The primazy en[ry 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 well as permanen[ signage.
2. Building facades should be designed to provide a human scale. Human scale and detail should be
incorporated into faqade design by the use of at least three of the following methods:
• reveals
• belt courses
• comices
a
nd/oripor[ion ther lunt of wall
y pat[erns, sach aders or
doorways will nas a
4. Buildings shall be constructed of durable materials, such as brick, stone, intea al colored [extured
concrete block, stucco, synthetic stone, vinyl siding and masonry ma[erials. Corzugated metal panels,
^^th °e° -°°e°-. "'.M?'.`, plywood paneling, un-articulated large format concrete
panels, and exposed raw concrete are not allowed. Archi[ecwral metal and fe*EUeed smooth faced
concrete masonry units (C.M.U.) may be used as an accent, but shall not cons[itute more than 20% of
any faqade.
Whea[ Ridge Archi[ectural and Site Design Manual 27
• expression of a structural or azchitecmral bay
At least 25% of any visible <define visible?> faqade shall contain stone, swcco, brick or similar
resilien[ mortar building ma[erial.
Wheat Ridge Archi[ec[ural and Site Design Manual 28
6. The character of new developmen[ should relate to, and use the positive examples as design resources
from the surrounding neighborhood, street patterns, and neighboring structures. A redevelopment
should honor the basic patterns and azchi[ec[ural themes of nearby existing development.
Principle: The site design shall contatn an ample aniount of visual iraterest and avotd monotony or a
' formulaic" design
1. If the development includes multiple main building s[ructures, each structure shall be unique in size,
elevation height, shape, roof line and orientation to prevent a standardited site design. °1°'nsee`^
-~~F° Dormers should be used [o break up simple roof
_
i
~ ~-.r . °.°.a o.. °..°T..,._. _
forms.
2. Building spacing and orientation shall vary be[ween buildings.
3. Accessory buildings shall not be located in the front yard, or located in a build-[o area in the traditional
or con[emporary areas. If possible, detached garages or carports should be accessed from an alley or
rear drive. Individual and common storage azeas (such as for main[enance equipment) shall be
considered in the initial design of the main structure(s) and incorporated into [he design of the main
structure or garage.
Wheat Ridge Architectural and Site Design Manual 29
4. Detached structures shall be of the same building material type as the main strucmres.
Pruictpie: Each fagade should have a signiftcant number of porches, balconies and window openings.
Each entranceway to the building or unit shall be clearly defined.
1. For buildings with multiple exterior entrances to multiple units, each individual unit entrance mast be
defined and must contain a varia[ion in two of the following ways:
• Change in setback
• Change in height
• Change in materials
For buildings with multiple units served by one common entrance, there must be at least one change in
plane for each 50 feet of wall length. The change in plane can be accomplished by:
• Change in setback
• Change in height
• Change in materials
• Addition of porches/patios
Whea[ Ridge Architectural and Site Design Manual 30
2. A[ leas[ 25% of each elevation shall contain openings such as doors or windows. For example, if a
faqade contains 1,000 square feet, 250 square feet of the fai;ade mus[ be treated with openings such as
Principle: Parking areas shall be located in safe, convenient locations for residents and guests.
1. At least 33% of the supplied parking spaces shall be within carports or garages.
2. Detached garages and carpor[s are not allowed within the front setback area, or if located in a
traditional or contemporary 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 pedestrian [raf£ic.
4. The parking areas shall be well li[ to provide sewrity for owners, tenants and gues[s.
5. When muldple garages oi carports are attached as one strucwre, there shall be a clear delineation
between parking stalls or garages. There shall be a minimum recess of 3 fee[ between each garage
space. The garage or carpor[ struc[ure shall have similaz building materials to the main structure.
Wheat Ridge Architectural and Si[e Design Manual 31
6. The vehiwlaz access garage doors on detached garages shall no[ face the primary street frontage.
IV. OVERLAY AREAS
The City contains three oveday areas traditional, con[emporary and suburbaa These three areas are
identified on the map on page _(Figure These areas are established to dictate placement of the
building as it relates to the street frontage. All of the design standards and principles apply in these overlay
areas.
A. TraditionalOverlay
Traditional areas have a neo-traditional chazacter - wide sidewalks are located in front of the storefronts,
strong pedes[rian presence on [he sidewalks, buildings are located much closer to [he street and parking
areas aze located behind or beside the building facade. These traditional areas are intended to 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 traditiona] areas, with parking azeas located in the side or
reaz yard.
A 0-12 foot build-to area is established in the [raditional areas. At least 60% of the lineaz measure of the
building facade which faces the primazy stree[ frontage must be loca[ed wi[hin this build-to azea. A setback
as defined in the Wheat Ridge Code of Laws establishes a minimum line where a building mus[ be located
behind. The build-to azea establishes a twelve-foot window Por location of the building fagade in close
eW,x,ro,W!Qthe front pwn «jAjg6,Where a setback dictates
the Irummum dis[ance a building m be loca[ed from [he
righ[ of way, a build-to line dictates a window where the
buildine mus[ be placed.
In instance o cor o '[h more than
fro ~ y~e, the buil area 11 b. ablished at(
srre rontaee ~ of mentra The sec~
a buiu%Aarea
d09MOary s[reet ITARIMshall 6P0-20 feet for 50% bT
the building fagade which faces the secondary street frontage.
The requirements for maintaining the sigh[ dis[ance triangle as
defined in Chapter 26 of the Wheat Ridge
Code of Laws shall be followed and
observed.
The percentage of buildings shall be
calculated by measuring all building
facades which face [he primary street
frontage. Of this total, 60% of the
collective building fagade measure shall
be located in the 0-12 foot build-to area.
Nothing in this sec[ion shall preclude
more than 60% of the collective building
facades from being located within [he
build-to azea.
Fig. 33: This building is an example of
developmea( in tlie lrade'tiorwl area.
Wheat Ridge Archi[ecmral and Site Design Manual 32
B. Contemporary Overlay
( Contemporary overlay azeas aze intended to incorporate elements of the traditional azeas while allowing
' more flexibility in building placement. A 0-20 foot build-to area is established in the contemporary azeas.
At least 40% of the lineaz measure of the building facade which faces the primary street frontage must be
located within this build-to azea. In the case of multiple buildings on one single pazcel, the build-to azea
applies to the property as a whole. In this situauon, 40% of the total sum oF all building facades which face
the primary street frontage must be located within this build-to azea. For instance, on a property which
contains multiple buildings with a total measure of 2,000 lineaz feet of building facades, 8001ineal feet of
building faqade must be constructed within the build-to azea. When multiple buildings aze present, the
requuement for facades within the build-to azea may be applied to many buildings, or one building. The
intent is not to require each building to be located within the build-to area.
In the instance of a corner bt with more than one street frontage, the build-to azea shall be established at the
primary street frontage (azea of main entrance). The required setback at the secondary street &ontage shall
be consistent with the applicable zone district in which the property is located. The requirements for
maintaining the sight distance triangle as defined in Chapter 26 of the Wheat Ridge Code of Iaws shall be
followed and observed.
The percentage of buildings shall be calculated by measuring all building facades which face the primary
street frontage. Of this total, 40% of the collective building fagade measwe shall be located in the 0-20 foot
build-to azea. Nothing in this section shall preclude more than 40% of the collective buildin facades from
bein located within the build-to azea.
C. Suburban Overl~
Suburban overlay azeas aze those azeas which aze not included within the txadidonal or contemporary
ove!jay azeas. Building placement in the suburban overlay azeas shall follow the required buildiasetbacks
as defined in the Wheat Ride Code of Laws. If redevelopment of a property within the subarban overlay
area is requested where the building does not meet the required setbacks in the Code of Laws, the property
owner may ask for inclusion within either a uadiuonal or contemporary overlay azea, thereby reducing the
setback requirement on the primary street frontage. If the property does not meet the requirements for
inclusion into one of these azeas, a setback variance may be requested, pursuant to Secdon 26-115 of the
Code of Laws.
D. Inclusion in an Overlay Area
Properties aze shown in a partiwlaz overlay azea (traditional, contemporazy or suburban) in Figure
Where a property owner wishes to include his or her property into another overlay azea, a written request
must be submitted to the Directoc of Community Development requesting Uus inclusion. A property owner
can only request inclusion into an overlay azea which is more intensive than the district his or her property
currently resides. For example, a property owner who owns a property shown in the subwban azea may
request inclusion into the contemporary azea, or from the contemporary azea into the tradidonal azea. A
property owner with a property in a traditional azea may not seek inclusion into the suburban azea.
AddiUonally, the D'uector can, at his or her sole discretion, include a property in an overlay azea. A
property can be included into an overlay azea based upon adjacency to other contemporary azeas, recent
development trends or recommendations in an adopted subuea plan.
Wheat Ridge Architectural and Site Design Manual 33
V. DEFIIVITIONS
Amenity Zone
An azea along the street curb where trees, planters, furnishings and lighting aze arranged. This area typically
ranges from 5 to 12 feet in width. It usually replaces the tree lawn in more intense commercial
developments.
Architectural Bay
The azea between two vertical elements, usually siructural supporfs, that aze usually spaced in repetition.
Articulation
A juncture in the face of a building that generally provides relief in an otherwise flat surface.
Attached Sidewalk
A sidewalk which is attached to the back of the street curb.
Belt Course
M azea established adjacent to the primary street frontage where a building (or portion
located. The build-to azea differs by overlay zone: traditional, contemporary and suburban.
Bulk
The three dimensional volume of a building.
CDOT
Colorado Depaztment of Transportadon
Caliper
The diameter of the trunk of a tree measured 6 inches above the ground.
Character
A viewer's impression of the elements which make up a particulaz composition of the landscape, trees,
buildings, space, fiuniture, materials and colors.
Commercial Infill
New consavction of a building or buildings in a commercially zoned district.
Commercial Street
A street where the primary activity is to provide goods and services to the publia M azea of shops, stores,
service businesses, and offices.
Wheat Ridge Architectural and Site Design Manual 34
Usually referred to in masonry construction as a continuous row of a pattern of masonry azound the facade
of a building.
Corner Lot
A lot which fronu at least two public streets.
Curb Cut
Any break in the street curb for a driveway which provides vehiculaz access from the street.
Curb Ramp
A sloping azea of the sidewalk which allows for access of people with disabilides, wheelchairs, pedestrians
and bicycles.
Detached Sidewalk
A sidewalk pazallel, but not connected, to the street. Typically, detached sidewalks are sepazated from the
curb with a tree lawn.
EIFS
Ex[erior Insulating Finish System or a synthetic stucco building material.
Elevation
The exterior face of a building. The north elevation is the north side of the building (as seen by looking
south).
A
Th terior of a
be facades.
Form
The duee 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 foregound plants
in landscape shrub beds. Ground covers usually do not exceed 6" in height.
Hardscape
Exterior ground surface azeas which are paved with some impervioas 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 exterior form and shape of a building.
Wheat Ridge Architectural and Site Design Manual 35
Major Additions
Development (or redevelopment) which increases existing 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 travet along
a street.
Mixed-Use
A development that has a mixture of different uses within its boundaries. Mixed use developments typically
contain commercial on the ground floor and residential above, or if a one story building, commercial in
front with residenUal behind.
NlliUIOII
An upright dividing baz in a window or screen.
Overlay Area
An area of the City designated to identify different build-to areas.
Pedestrian Lighting
Human scale lighting that provides special effects in pedestrian azeas along the street. Typically, lighdng
fixtures aze pole mounted luminaries, lighted bollazds or other low level light fixtures.
Residential Street
A street which provides access to primarily residenaal uses.
Reflective Glass
Glass that has a percentage of outdoor visible light reflectivity geater than 19%.
Reveal
A space or an indention in the surface of a building that sepazates materials or is used as an accent in the
field of the same material.
Right-of-way
The azea of the sffeet that is in public ownership. They azea between private property and street is referred
to as the right-of-way.
Scale
The proportions of elements that relate to the streerin relation to a human or automobile. Scale affects the
arrangement of streetscape elements to form spaces that aze comfortable for pedestrians and drivers alike.
Secondary Street FYontage
Wheat Ridge Architectural and Site Design Manual 36
Public Frontage
The azea between the back of curb and the ROW line.
The property line perpendiculaz to the primary street frontage. The secondary street frontage is only
applicable for lou with multiple street frontages.
Sidewalk
A paved surface expressly intended for pedestrian use.
Splash Strip
A paved strip along the back of the wrb 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 wrb that provides an azea for stepping out of vehicles pazked along the
curb.
Streetscape
The landscape, pedestrian or oiher 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 easements adjacent to the right-
of-way.
Street Furnishings
A varietv of street amenities used within the streetscape development, most commonly used on commercial
benches, planters,
aze
spaced
Tree Lawn
The azea between the back of the curb and the detached sidewalk.
Universal Design
Design that accommodates people with all ranges of physical abilifles.
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 Architechual and Site Design Manual 37
BIBLIOGRAPHY
Citv of Wheat Ridee Zoninr Ordinance, February 26 2001, City of Wheat Ridge.
WadswoKh Boulevard Corridor Transnortation. Land Use and Desi¢n Plan. May 12,1999, City of
Wheat Ridge.
Biblio¢ranhical Sketches. Earlv Settlers of Wheat Ridre,1976, Researched by the Wheat Ridge
Historical Committee and the Wheat Ridge Centennial-Bicentennial Conwission.
Countv Wide Trartsnortation Plan, April 1998, A cooperaNve effort of Jefferson County, City of
Arvada, City of BroomGeld, City of Golden, City of Lakewood, City of Westmiaster, and City of
Wheat Ridge, Colorado.
Standards and Guide for Traffic Cantrol for Street and Hi¢hwav Construction. Maintenance. UtilUV,
and Incident Martarement Onerations. September 3,1993, U.S. Department of TransportaGon,
Federal Highway Administration.
Part VI of the Manual on Uniform Traffic Control Devices (MUTCD) 1988 Educatiort of MUTCD,
Revision 3, September 3,1993, U.S. Depardnent of Transportation, Federal Highway Administrarion.
Landscane Vocabularv,1964, by Warner L. Marsh, Miramar PublisLing Co., Los Angeles, California.
Wheat Ridge Architecmral and Site Design Manual 38
A Planners Dictionarv, 2004, by the American Planning Associarion, Planning Advisory Service
Report Number 521 & 522, Clucago, Illinois.