HomeMy WebLinkAbout04/01/2010
Lily of
WheatI -C-1
PLANNING COMMISSION
AGENDA
April 1, 2010
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on April 1, 2010, at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City
of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in
advance of a meeting if you are interested in participating and need inclusion assistance.
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be
recommended for placement on the agenda.)
5. APPROVAL OF MINUTES
6. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the agenda. Public comments may be limited to 3 minutes.)
7. STUDY SESSIONS
A. 38th Avenue Subarea Plan
B. Mixed Use Zoning Project
8. OTHER ITEMS
9. ADJOURNMENT
City of
` W hea-W, dge
COMMUNITY DEVELOPMENT
Memorandum
TO: Planning Commission
FROM: Sally Payne, Senior Planner
DATE: March 26, 2010
SUBJECT: April 1, 2010 study session
The Envision Wheat Ridge Comprehensive Plan identified 38th Ave. as a priority for
development and redevelopment efforts in the City. Last December, WR2020 working with
Colorado Department of Local Affairs (DOLA) consultant team, held a two day workshop
focused on 38th Ave. The DOLA team has prepared an Action Plan as a result of that workshop
which is included in your packet for review.
At the April 1 study session, we will go over the DOLA report and give you an update on
planning efforts focused on 38th Ave. A recommendation of Envision Wheat Ridge and the
DOLA Action Plan is the preparation of a subarea or corridor plan for 38th Ave. between
Wadsworth Blvd. and Sheridan Blvd. The City has received a small grant from LiveWell Wheat
Ridge to use to hire a facilitator to assist with planning efforts on 38th Ave. Staff is working on a
Scope of Work for a 38th Ave. subarea plan and would like to get Planning Commission's input.
If you have any questions prior to the study session, please contact Sally Payne at 303-235-2852
or spayne@ci.wheatridge.co.us.
City of
W
idge
COMMUNITY DEVELOPMENT
Memorandum
TO: Planning Commission
THROUGH: Ken Johnstone, Community Development Director
FROM: Sarah Showalter, Planner II
DATE: March 25, 2010 (for April 1 study session)
SUBJECT: Mixed Use Zone Districts
In January, planning staff presented a report to Planning Commission regarding the creation of
mixed use zone districts. The formation of "straight" mixed use zone districts - as opposed to
planned developments (PDs) - is a priority implementation step in Envision Wheat Ridge, the
comprehensive plan adopted in 2009. The intent is for these districts to provide a more
predictable zoning process and encourage mixed use development within targeted areas of the
city.
Since the presentation in January, staff prepared the first draft of the mixed use zoning code,
which was released for public review on March 12, 2010. A copy of the first draft is attached and
we ask that you please review it in preparation for discussion at the April I" study session. The
purpose of this memo is to provide a summary of the new code's approach, to update Planning
Commission on the process and timeline for formation of the new code, and to ask for feedback
on a few specific items within draft 1 of the code.
This memo is structured as follows:
1. Overview of Approach
2. Process and Schedule Update
3. Review of Draft 1- Input Items
1. Overview of Approach
In January, staff presented the proposed approach for the new mixed use zoning code:
• Design Standards: the new code will be "form-based," meaning it will include design
standards and place less focus on the separation of uses, as traditional zoning does. This
will also create ease for the user, who will be able to find all zoning and design
requirements, including helpful illustrations, in one place.
• Districts: the new code will contain two main districts: (1) Mixed Use Commercial (MU-
Q, which will focus on areas envisioned for higher-intensity development, such as
Wadsworth and Kipling; and (2) Mixed Use Neighborhood (MU-N), will be for smaller-
scale, more neighborhood-oriented development, for corridors like 381h Avenue between
Sheridan and Wadsworth.
• Sub-districts: Draft I includes the concept of two geographic sub-districts within the MU-
C district that require unique standards or design considerations: (t) the future transit-
oriented development (TOD) around the Ward Road commuter rail station; and (2)
properties around the Kipling/I-70 interchange. For example, the TOD sub-district is
proposed to have additional parking reductions compared to other MU-C areas, and the
Interstate sub-district may allow for more auto-oriented uses than base MU-C areas.
• Permitted Uses: both districts will generally allow for a wide range of land uses, with
some limitations on auto-oriented uses for the MU-C district, and even greater
restrictions on auto uses in the MU-N district. The intent of the code is to encourage and
incentivize mixed use development. Right now, potential incentives for mixed use
include higher allowable building heights and reduced open space requirements.
• Building Height and Density: the MU-C district, which is only proposed in areas
exempted from the City Charter height and density restrictions, will allow for a higher
intensity of development. The MU-N district will stay within the City Charter limits of
35' max height for buildings with residential uses, 50' max height for commercial
buildings, and a maximum density of 21 units per acre. The proposed building heights for
the MU-C district that appear in draft 1 are based on initial feedback from surveys
distributed at the mixed use forums, as well as a visual preference survey conducted at
the Wadsworth Summit in January. We plan on continuing to refine building heights as
more public input is received and as we work with the task force in coming weeks.
• Nonconforming Uses and Structures: because there are many existing business - such as
auto-oriented uses on 38th Avenue, or industrial uses in the future TOD area - that would
become nonconforming under the new mixed use code, careful consideration as to how to
treat nonconformities is required. The initial approach is to allow nonconforming uses to
expand by a limited amount, and nonconforming structures (with a conforming use) to
expand but not in a way that would increase the nonconformity.
• Development Review Process: the intent of the new mixed use districts is to create a
development review process that is predictable and much quicker than a PD rezoning.
The new code would allow a site zoned MU-C or MU-N to go through a pre-application
meeting and administrative site plan review for approval. Draft 1 also includes that
provision that sites over a certain size - such as 5 acres - would be required to go through
a public hearing(s) process for approval.
2. Process and Schedule Update
Meetings with Property Owners
We have completed 3 of the 4 planned mixed use forums with property owners in those areas
targeted for mixed use redevelopment.
Completed:
• Wadsworth Summit - January 13, 2010
• Ward Road TOD Mixed Use Forum -January 26, 2010
• Kipling Mixed Use Forum - February 24, 201
Upcoming:
• 38th Avenue Mixed Use Forum - April 8, 2010 (rescheduled from March 24)
2
Mixed Use Zonin Task Force
We formed a technical task force of 8 members that includes local developers, land owners,
designers, and brokers. Staff will hold the first meeting with the task force on March 31" to
discuss many technical items within the code. We envision 3-4 total meetings with the task force,
occurring monthly. The intent is that the task force will insure the code is sensitive to the market
and that it is clear and easily understood by developers and designers, who are most likely to use
it.
Public Outreach
Another important step in the process will be soliciting feedback from all community
stakeholders, especially in terms of the appropriate scale of development for areas where City
Charter restrictions do not apply. The primary vehicle for both education and feedback is the
website for the project, which is now up and running at www.wrmlxcduse.com. Anyone will be
able to visit the website to:
• Take a survey with questions that will impact the mixed use code, including questions
about scale of buildings in the mixed use areas
• Learn about what mixed use development is, including some of its benefits
• Participate in a community photo journal, where people can upload and comment on
photos of development types that they would like to see in Wheat Ridge.
• View drafts of the code as they become available for review
• View a calendar with the schedule for the process and
Staff is also proposing to host one city-wide meeting in the spring, most likely after the second
draft of the code, to answer questions and give residents, property owners, and business owners
the opportunity to provide direct input. This meeting is tentatively scheduled for May 12rn
Another proposed component of public outreach will be a Top of the Hour segment for Channel
8, which has been filmed and will air for the month of April.
Planning Commission and City Council
As the process continues through the spring and summer, staff will make reports to the Planning
Commission (perhaps in conjunction with City Council at joint sessions) after important
milestones. Staff has tentatively scheduled to report back to the Planning Commission in
conjunction with the 3 drafts of the code so that Commissioners will have time to review drafts
and give input at study sessions.
Timeline
Below is a tentative schedule for the formation and adoption of the mixed use zone district.
Dates may change as the process continues.
• Meetings with Property Owners (Mixed Use Forums): January - April, 2010
• Formation of Task Force: February 2010
• Draft 1 of Code: March 2010 (published to website; task force working session)
• Draft 2 of Code: April 2010 (published to website; task force working session)
• City-wide meeting: May 12`h, 2010 (tentative)
• Draft 3 of Code: June 2010 (published to website; task force working session)
• Final Draft of Code: July 2010
3
• Code Adoption (Planning Commission and City Council Public Hearings): August -
early September 2010
3. Review of Draft 1 - Input Items
There are five main items for which we would like feedback from Planning Commission in
regards to the first draft of the code:
(1) Input on General Approach: What are Planning Commission's thoughts about the overall
structure and approach of the code, including the design standards and graphics
incorporated to help illustrate requirements?
(2) Permitted Uses and Auto-Oriented Uses: Draft 1 prohibits most auto uses, including sales
and repair, in the MU-N district, and requires an SUP for such uses in the MU-C district.
Drive-throughs could be allowed as a special use, and the code would contain some
special screening requirements.
• What are Planning Commission's thoughts about the permitted use table in Draft
1, especially in terms of auto and industrial uses?
(3) Nonconformities: this is a sensitive issue since many of the areas targeted for the new
mixed use zoning contain auto-oriented uses and - around the future Ward Road
commuter rail station - industrial uses that could become nonconforming if the property
was rezoned to the new mixed use zoning.
• Are there any specific comments on the provisions regarding nonconforming
uses in Draft I?
(4) Requirements for Mixed Use: Draft 1 reflects that concept that large sites on our key
commercial properties should embody the principles of mixed use development. There is
currently a requirement that sites over 5 acres should contain at least 50% commercial
uses, and contain at least two different land uses.
Does this approach make sense to Planning Commission? Do we want to
include the 50% commercial requirement for the MU-N district, or just MU-
C?
(5) Development Review Process: should sites over a certain size, such as 5 acres, be
required to go through a public hearing in front of (1) Planning Commission and
potentially (2) City Council?
Attachments: Mixed Use Zone District Code - Draft 1
Wadsworth Summit Survey Results
4
WI eat ]~i gc
MIXED USE
BETTER ZONING FOR A VIBRANT WHEAT RIDGE
MIXED USE ZONING CODE
DRAFT 1
MARCH 12, 2010
The Wheat Ridge Community Development Department is pleased to release the first draft of
the mixed use zoning code. The code is being developed to promote mixed use development in
targeted areas of the city, namely commercial corridors that were identified in the recently
adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use
development and its benefits, please visit the project website: www.wrmixeduse.com.
Draft 1 reflects input received from property owners through meetings, held in early 2010, for
areas envisioned for potential mixed use zoning, including the Wadsworth and Kipling corridors,
as well as the future Ward Road commuter rail station area. Draft 2, anticipated for release in
April, will benefit from a Mixed Use Forum for 38th Avenue, between Sheridan and Wadsworth,
scheduled for March 24tH
A few notes before reading Draft 1:
• This is just the first draft. We anticipate revisions over the next few months as we
receive input from stakeholders (including property owners, business owners, and
residents) and our technical task force, a group of real estate brokers, developers,
designers, and property owners in Wheat Ridge.
• Items in the code that require' input and further evaluation appear in blue text. There
are also footnotes in blue that call attention to items that staff hopes to study further
with the expertise of the task force.
• The proposed mixed use zoning includes two main districts: Mixed Use Commercial
(MU-C) and Mixed Use Neighborhood (MU-N). MU-C is intended for higher intensity
development along major corridors like Wadsworth and Kipling. MU-N is intended for
smaller-scale development along neighborhood commercial corridors, such as 38th
Avenue between Wadsworth and Sheridan.
We value your input: please take our survey, available online at www.wrmixeduse.com, which
asks valuable questions related to content in the code. At this website, you can also look for
upcoming meetings and participate in a community photo journal. Input received through these
tools will be utilized by staff and the technical task force to refine the code in coming months.
Please feel free to contact us with questions, including specific comments on Draft 1:
Sarah Showalter, AICP
Planner II
303-235-2849
sshowalter@ci.wheatridge.co.us
MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010
ARTICLE _ MIXED USE ZONE DISTRICTS
Sec. 26- Purpose
A. The purpose of the Mixed Use Commercial (MU-C) and Mixed Use Neighborhood (MU-
N) Zone Districts is to create a flexible approach to land uses and enhance the character
of Wheat Ridge's commercial corridors and centers by promoting development that:
1. Creates a balanced mix of land uses;
2. Supports a sustainable and resilient local economy;
3. Provides unique places for people to live, work, shop, and play;
4. Improves the public realm through high quality design;
5. Promotes use by pedestrians, bicyclists, and transit users, in addition to
automobiles;
6. Encourages active lifestyles; and
7. Maintains the character and integrity of adjacent residential neighborhoods.
Sec. 26- Districts Established
A. Mixed Use Commercial (MU-C) Zone District: This district, generally located along major
commercial corridors and at community and employment activity centers, is established
to encourage medium to high density mixed use development. In addition to residential
and civic uses, it allows for a wide range of commercial and retail uses.
MU-C Transit Oriented Development Sub-district (MU-C TOD):
This sub-district is intended for areas within 1/2 mile of fixed guideway rail
stations, including light rail and commuter rail. It follows the MU-C framework
but is specifically designed to allow densities that support transit ridership
and to encourage land uses and building form that enhance connections to
transit.
2. MU-C Interstate Sub-district (MU-C Interstate): this sub-district is intended
for properties adjacent to Interstate-70.1 It follows the MU-C framework but
is intended for highway-adjacent sites that may require variation in design or
land use due to direct proximity to the interstate.
B. Mixed Use Neighborhood (MU-N): This district, generally located along neighborhood
main streets and at neighborhood commercial centers, is established to encourage
medium density mixed use development. In addition to residential and civic uses, it
allows for a more limited range of neighborhood-serving commercial and retail uses.
Sec. 26- Applicability
A. All standards and requirements within Article - shall apply to:
1. Site development;
2. Expansion of existing structures by more than 15 percent of the gross floor
area.
B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of
this Article, -[date]-, 2010, and which would not be allowed under Section 26- -
Permitted Uses, such use may continue to exist and may expand its gross floor area by
no more than 25 percent.
1 Need to determine how Interstate sub-district is defined geographically. Should it be for properties within a
certain distance from 1-70, or for those that have a property line directly adjacent to the interstate?
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
C. Legal nonconforming structures: Where a structure lawfully existed at the time of
adoption of this Article, -[date]-, 2010, and which would not be allowed by the
provisions within this Article because of either building placement or orientation,
building design, parking placement or design, parking requirements, or site and
vehicular access, such structure may continue to exist and may be enlarged, altered or
added to provided that the alteration or addition does not increase the nonconformity.
1. Any new addition or expansion to a nonconforming structure shall comply
with all provisions within this Article, where practical. The Community
Development Director shall determine if there is a requirement that cannot
be practically met. Such determination may be appealed to the Board of
Adjustment.
D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the
provisions within Article _ shall apply.
E. Graphics: The illustrations that appear in this Article are for illustrative purposes only.
Sec. 26- Building Height [and Residential Densities?]'
A. Principle: Taller buildings allow for a range of uses within one structure and encourage
a compact form of development that is focused on pedestrian connections. Buildings
with a similar range in height help to define the street wall and create an architectural
identity for a corridor or area.
B. The following table establishes required building heights.'
Building Height Requirements
MU-C
M U-C
Interstate
MU-C TOD
MU-N
Minimum height
20'
20'
20'
none
Maximum height
Mixed use building
5 stories (60')
7 stories (80')
7 stories (80')
see Sec 26 C
Single use building
4 stories (50')
6 stories (70')
6 stories (70')
see Sec 26 C
C. In the MU-N district, any building containing a residential use shall have a maximum
height of 35 feet. All other buildings shall have a maximum height of 45 feet.'
D. Where there is conflict regarding maximum building heights between this section and
the City Charter, the maximums established in the City Charter shall apply.
Sec. 26- Building Placement and Orientation
A. Principle: In order to activate the streetscape and enhance the pedestrian experience,
buildings are encouraged to be placed close to the street and oriented toward the public
realm.
B. Public Entrance: Each building shall have at least one main public entry that faces a
2 Residential density (measured in units per acre) can be a confusing metric that is difficult to visualize.
Moreover, it only applies to residential buildings. Building height, required setbacks, and required open space are
development standards that restrict overall density for any building type within the mixed use district.
3 The intent is to encourage mixed use buildings through higher allowable heights. One additional story, however,
may not be enough to truly incentivize mixed use buildings.
4 MU-N height restrictions will generally match what is currently allowed in City Charter. However, the City
Charter allows a maximum of 50 feet for commercial buildings, which may be too high for the desired character of
MU-N areas.
2
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
primary or secondary street frontage and adjoins a pedestrian walk.' For corner lots
with more than one frontage, the principal entrance may be oriented toward the corner.
(Figure 1).
Figure 1: Entrance Orientation
for Corner Lot
For a corner lot with more than
r one street frontage, the public
-r
entrance may be oriented
-ff 1-~1 I toward the corner, rather than
facing the primary or secondary
street.
1. For development sites with more than structure, those buildings that do not
directly front a street shall have at least one primary entrance that adjoins a
pedestrian walk. The primary entrance should be connected to the street by a
walkway that is clearly defined and separated from parking areas.
C. Building Orientation: Building facades shall be parallel to the street, except at corners or
intersections, where angles or curves shall be permitted.
D. Building Setbacks: Setbacks establish the minimum distance between a building fagade
and the nearest property line (Figure 2). The following table establishes minimum
side and rear setback requirements for all structures in the MU-C and MU-N districts.'
Front setbacks are not required; instead, build-to areas established in Section 26--E
encourage buildings to be built,close to the street.
Building Setbacks
MU-C
MU-N
Minimum Side Setback
0'
0'
Minimum Rear Setback
5'
5'
Minimum Side Setback, where
10,
10,
abutting a residentially zoned
lot
Minimum Rear Setback, where
10,
10,
abutting a residentially zoned
lot
1. Where a minimum setback is required, architectural elements attached to the
building fagade may encroach into the right-of-way up to 3 feet at the ground
floor, and up to 5 feet at upper levels. Such encroachments may include window
planter boxes, eaves, balconies, canopies, and awnings.
5 Is the requirement to have at least one entry facing a street too restrictive? Perhaps in MU-C, or at least MU-C
Interstate, it would make sense to allow buildings to have their only entry facing a parking lot behind the building?
6 Tie required side or rear setbacks to the height of the building?
3
MIXED USE ZONE DISTRICTS
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DRAFT 1 03.12.2010
Figure 2: Setbacks and Build-To Area
A - Build-To Area: building may be
anywhere within this area, and is
required to fill at least part of it.
B - Side Setback: building may not
encroach into this area.
C - Rear Setback: building may not
encroach into this area.
E. Build-To Areas: Build-to areas are intended to bring building facades toward the street.
A build-to area requires that a minimum portion of each development site's' street
frontage is occupied by a building, encouraging an active and interesting street frontage.
The following table establishes build-to requirements for each district.
Build-To Areas
MU-C
MU-N
Primary Street Frontage
Build-To Area
0'- 20'
0'- 12'
Linear portion of build-to area
that must contain building
50%
70%
facade (minimum)
See Figures 3 and 4
Secondary Street Frontage
Build-To Area
0'- 20'
0'- 12'
Linear portion of build-to area
that must contain building
30%
50%
facade (minimum)
See Figures 3 and 4
1. For a development site with more than one building, not all buildings must meet
the build-to requirement, as long as those buildings closest to the street fulfill
the requirements set forth in the table above (Figure 4).
2. For a development site with more than one building, build-to requirements may
be met by a future phase. In such cases, the parcel(s) of any future building(s)
required to meet the build-to requirement must be platted and recorded prior to
issuance of a building permit for the first phase of development.
7 "Development site" is used so that build-to areas can be calculated for an entire site which may contain mul-
tiple parcels and/or buildings and do not always have to be based on parcel lines.
4
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
r`mary Street Frontage
P
Figure 3: Build-To Area for
Development Site with One Building
Both images in this figure illustrate
the same site from different views.
In this case, 50% of the build-to area
along the primary street is occupied
by a building.
i
i
,i
t r
20'i Build-To Area
50% of build-to area
Primary Street Frontage
Figure 4: Build-To Area for Development Site
with Multiple Buildings
The required primary and seconday street
build-to areas may be fulfilled by more than
one building. Build-to requirements only apply
to those buildings closest to the street.
6's a h7d ry - Y iQj
oo4ht• outage
/
-owdr 4;C
o
40
to Q,
area
5
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
Sec. 26- Building Design
A. Principle: Quality architecture is a vital component to creating a unique sense of
"place." Creative design that pays careful attention to the building's contribution to the
public realm - through massing, form, materiality, and its relationship to the street - is
encouraged.
B. Fagade Design and Articulation
1. All fagades of a building shall provide a level of finished architectural quality and
be designed to human scale. Each fagade shall contain at least one change in
color or texture. Additional detail should be incorporated into the fagade design
by the use of at least three of the following methods:
• Reveals
• Belt courses
• Cornices
• Expression of a structural or architectural bay
• Articulation of windows and doorways, which may include sills,
mullions, or pilasters that create a three dimensional expression
• Change in material
2. All fagades of a building that face a street or a public space shall have at least one
variation in plane depth of at least 3 feet for every 50 linear feet of the length of
the fagade. All other fagades shall have one variation in plane depth of at least 3
feet for every 100 linear feet of the length of the fagade.
3. Non-permanent features such as canopies and awnings will not qualify as
variation. Plane depth variation may be accomplished through elements such as:
• Recessed entries
• Porticos
• Upper level stepbacks
• Dormers
• Offsets in the general plane of the fagade, including columns, pilasters,
protruding bays, reveals, fins, ribs, balconies, cornices or eves
4. The primary entrance of a building shall be emphasized through at least two of
the following architectural elements:
• Changes in wall plane or building massing
• Differentiation in material and/or color
• Higher level of detail
• Enhanced lighting
C. Materials
1. Only primary building materials shall be used for all fagades. Primary building
materials include, but are not limited to:
• Brick
• Stone
• Architectural pre-cast concrete
• Synthetic brick and masonry materials
• Hard coat stucco
• Integral textured colored concrete block
• Terra-cotta
• Architectural metal panels
6
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
2. Materials that are not allowed include, but are not limited to:
• Plywood paneling
• Vinyl and aluminum siding
• Un-articulated large format concrete panels
3. Material variation: All building facades shall have at least one change in material
for each 10 feet (and portion thereof) of wall height. A change in material must
be at least 18 inches in height. Masonry patterns, such as headers or rowlocks,
can count as a change of material. Windows, canopies, and doorways will not
count as a change in material.'
D. Ground Floor Transparency
1. Retail uses: the fagade facing the primary street frontage shall be at least 60
percent transparent. All other facades facing a street or public space shall be at
least 30 percent transparent.
2. All other non-residential uses (excluding retail): the fagade facing the primary
street frontage shall be at least 50 percent transparent. All other fagades facing a
street or public space shall be at least 25 percent transparent.
3. Transparency shall be calculated as the percentage of clear, non-reflective glass
as measured from the finished grade at the base of the wall, to the second level
finished floor elevation.
4. Transparent doors and window mullions shall count as part of the transparent
area. Structural elements and opaque or reflective glass shall not count toward
the transparency requirement.
5. Glass display cases may count toward the transparency requirement only if they
give the appearance of windows, are at least 3 feet deep, and are maintained
with items of interest.' ,
6. For retail uses, windows at the ground floor shall be at least 5 feet high.
E. Drive-throughs and Drive-ups
1. Where drive-throughs and drive-ups are allowed (see Section 26- - Permitted
Uses), the drive-up window shall be placed at the side or rear of a building and
shall not be located at street corners (Figure 5).
a
Figure 5: Drive-through and Drive-
up Lane Location
The drive-through is located to the
rear or side of the building, and the
drive-up lane is not between the
U
front of a building and the street.
Primary Street
8 Need input from task force to confirm that the change-in-material requirements are not too difficult to meet.
9 Need input from task force as to whether the 3' depth requirement is unreasonable.
7
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
2. Only one drive up lane is permitted."
3. Except within the MU-C Interstate Sub-district, the drive up lane shall not be
located between the front of a building and the street. (Figure 5)
4. Any drive up lane that is visible from a street or public space or that is adjacent
to a lot with a residential use shall be screened by solid landscaping or a wall
matching the materials of the primary building, measuring at least 42 inches in
height. The screen must meet the sight triangle requirements in Section 26-603.
F. Screening - Loading, Service Areas, and Utilities
1. All loading docks, utility structures, and other service areas associated with a
building shall be fully screened from view by walls or fences. (Figure 6)
--c 7-
Figure 6: Screening
14 Loading docks, service
areas, and utility structures
must be screened by walls
or fences.
2. Trash enclosures shall be incorporated into the building design and screened with
full wall enclosures. Such enclosures may not be located between the building
facade and the street. ,
3. All screening elements shall be at least as tall as the object (e.g. trash enclosure,
loading dock, or utility structure) being screened.
4. Rooftop equipment shall be screened by parapets or enclosures. Screening
elements shall be composed of forms, materials, and colors that are compatible
with the architectural qualities of the building, including materials, scale, form,
and color.
5. Wherever possible, exterior utility boxes and above-ground utility installations
shall be located to the side or rear of buildings, and not visible from the street.
G. Upper Story Stepbacks
1. For buildings taller than 50 feet and that abut a lot with a residential structure
36 feet or less in height, an upper story stepback is required. Any portion of the
facade that faces the lot with a residential use and is over 50 feet in height must
stepback at at least 25 feet from the property line. (Figure 7)
2. Terraces and un-walled balconies may extend up to 8 feet into the required
upper level stepback area.
10 Need more input as to whether this will be too prohibitive for banks since they often want more than one
drive-up lane. The intent is not to preclude banks in the MU districts.
8
MIXED USE ZONE DISTRICTS
25' -
50'
I-
I
I '
I 36'.
I i
I - '
I
Figure 7: Upper Story Stepbacks
Buildings that are over 50' in
height and next to a residential
structure 36' in height or less
must have an upper story
stepback. All portions of the
building that face the residential
lot and are over 50' high must
stepback an least 25' from the
property line.
Sec. 26- Off-Street Parking Placement and Design
A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with
buildings and active uses. Surface parking should be located behind buildings, toward
the interior of lots, and should be screened from view from adjacent streets. Structured
parking should be placed to minimize impacts on surrounding development and be
designed to be compatible - in terms of form, materials, and architectural style - with
adjacent development.
B. Surface Parking Placement
1. Parking areas shall be located to the rear or side of the building. For development
sites with more than one building, parking is not allowed in front of the building(s)
closest to the street, but is allowed in front of permitted buildings interior to the
development site. (Figure 8)
i_ 3
I L 1
l 1L
DRAFT 1 03.12.2010
Figure 8: Off-street Parking
Location for Development Site
with Multiple Buildings
Parking must be to the rear or
side of buildings closest to the
street, but is permitted in front of
buildings interior to the site.
9
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
C. Surface Parking Buffers and Screening
1. Where a surface parking lot directly abuts a street or public space, one of the
following screening elements shall be used:
Minimum 5-foot wide landscape buffer with trees located a minimum of
30 feet on center.
b. Minimum 42-inch tall solid screen made of landscaping or a material that
matches the primary building. The screen must meet the sight triangle
requirements in Section 26-603.
2. Where a surface parking lot is directly adjacent to residential use, a landscape
buffer 5 feet from the adjacent property line must be provided. (Figure 9)
Figure 9: Parking Lots
Adjacent to Residential Use
Such parking areas require
a minimum 5' landscaped
buffer between parking area
and residential use
Y 5"'
D. Surface Parking Design
1. Parking areas shall meet the requirements for the design of off-street parking -
including surfacing, landsc ' aping, lighting, and space/aisle dimensions - stated
within Section 26-501.E.5., Section 26-501.E.6, Section 26-501.E.7 and Section 26-
501.E.11
2. Parking areas over 1,000 square feet shall contain a well-defined pedestrian walk,
whether by change in paving material or landscaping, that connects the parking
area to the adjacent street and the building(s) on site.
Parking Structures
1. For parking garage fagades that face a street or public space, at least 50 percent of
the ground floor of that facade shall be occupied by retail or commercial uses.
2. Any parking garage fagade that is visible from public view shall be orthogonal in
composition and so that ramping systems are not visible. (Figure 10)
3. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in
height shall be used to screen vehicles from view on all levels.
4. Parking garage design should be compatible with adjacent buildings in terms of
form, massing, scale, materials, and fagade articulation.
5. Any portion of a parking structure's ground floor with parking uses that front
a street or public space shall screen views into the parking structure through
landscaping or architectural elements incorporated into the design of the structure.
[Add incentives for structured parking?]
10
MIXED USE ZONE DISTRICTS
.
~ r
v
,
j
wl
.w.
of
l
1
DRAFT 1 03.12.2010
Figure 10: Parking Garage
Design
The image on top illustrates
a garage facade with an
expressed ramping system,
which is not allowed. The
image below illustrates the
same garage with a facade
that is orthagonal, with all
floors at 90 degree angles.
Sec. 26- Site Circulation and Vehicular Access
A. Principle: Access and circulation for automobiles should be designed to minimize the
number of curb cuts, increase connectivity, and to encourage shared access points from
streets so that disruptions to the pedestrian environment are minimized.
B. Block sizes: where new public or private streets are proposed, block sizes shall be no
greater than 2,000 feet in perimeter.
C. Curb cuts: for new development along existing streets, the number of curb cuts to the
site shall not be increased. Where possible, existing curb cuts should be consolidated.
1. Wherever possible, vehicular access to a site or building shall occur through an
alley, rather than by a curb cut from the street.
D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a
ramp shall be screened from view of the street or adjacent public space.
1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate
cautionary signed shall be used to alert pedestrians of the presence of vehicles and
to inform drivers that pedestrians have the priority.
11
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
Sec. 26- Parking Requirements
A. Principle: Large areas of free parking encourage automobile use and detract from the
land available for high quality development. Strategies to utilize parking areas effectively
- such as shared parking and parking structures - are highly encouraged. Especially
within areas adjacent to transit services, reduced parking requirements encourage
transit and other modes alternative to the automobile.
B. The following table specifies the number of parking spaces required by general use
group.
Use Group
Minimum Required Parkin
Maximum Allowed Parking
Hospital
1 space per bed
2 spaces per bed
Light Industrial
1 space per 1,000 square feet
3 spaces per 1,000 square
feet
Lodging - hotels, motels,
extended stay, bed and
breakfast
1 space per 2 rooms
1.5 spaces per room
Office/bank
2 spaces per 1,000 square feet
5 spaces per 1,000 square
feet
Place of worship
1 space per each 5 seats
1 space per seat
Residential
1 space per unit
2.5 spaces per unit
Restaurant
4 spaces per 1,000 square feet
10 spaces per 1,000 square
feet
Retail
3 spaces per 1,000 square feet
5 spaces per 1,000 square
feet
Theater
1 space per 5 seats
1 space per 2 seats
All other uses
Uses not specifically listed above shall submit a parking
analysis as part of development review for approval by the
Community Development Director
Note: square feet is measured as gross floor area
[As an alternative approach, parking maximums could apply to the TOD sub-district only]
C. On-street parking: on-street parking spaces directly abutting the use may count toward
the total number of required parking spaces.
D. Off-site parking: parking requirements may be met off-site, up to a walking distance
of 1,000 feet via a publicly accessible route from the use, subject to an off-site parking
agreement. The agreement must be submitted for approval by the Community
Development Director and, once approved, recorded against all properties subject to the
agreement.
E. Shared parking: shared parking is permitted and encouraged. Shared parking shall
be approved subject to the review and approval of a shared parking study citing ULI
accepted shared parking ratios, as may be amended.
F. Transit parking reductions: properties within the MU-C TOD sub-district may reduce
minimum parking requirements by 20 percent.
G. Accessible parking shall be provided in accordance with Section 26-501.E.9
H. Off-street loading shall be provided in accordance with Section 26-501.E.8
Bicycle parking
1. For non-residential development, or portion thereof, bicycle parking spaces shall
be required at a rate of 1 bicycle parking space for every 25 automobile parking
spaces.
12
MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010
2. For residential development, or portion thereof, bicycle parking spaces shall be
required at a rate of 1 bicycle parking space for every 10 units. No multifamily
residential development shall provide less than 3 bicycle parking spaces.
3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well-
lighted and located not more than 30 feet from the primary building entrance.
Sec. 26- Open Space Requirements
A. Principle: Parks, plazas, squares and other forms of public spaces play an important role
in the quality of place. Landscaped and hardscaped areas contribute to the public realm
by providing places for people to gather, relax, and recreate.
B. Open space required: the following table sets forth the minimum amount of open space
required, measured as a percentage of the net development site area (total site area less
public right-of-way).11
Minimum Required Open Space
MU-C
MU-N
Mixed Use Development
10%
10%
Single Use Development
15%
15%
C. Minimum landscaping: at least 40 percent of the required open space area shall be
composed of landscaped materials, including trees.
D. Usable open space: For all development sites, at least 75 percent of the required open
space must be usable open space.1z
1. Usable open space includes open space which, by its configuration, size, and
design, can be used for passive or active recreation.
2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and
green roofs. Required buffers or parking lot landscaping shall not qualify as
usable open space.
3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not
qualify as usable open space.
4. Drainage ways, ponds, and other areas required for stormwater quality or
detention may qualify as usable open space if such areas are designed for
passive or active use and are landscaped with grass, shrubs, and/or trees. A list
of recommended plants for stormwater detention areas is available through the
Public Works Department.
E. Land planted for food production, including community gardens, shall qualify as open
space, but not as usable open space.
Sec. 26- Permitted Uses
A. Principle: the mixed use zone districts emphasize building form, rather than permitted
uses. A range of uses is permitted to promote mixed use development.
B. Permitted and special uses are shown in the following table. This table, and not the table
in Section 26 26-204, shall apply for all of the mixed use zone districts. Uses not listed
shall be deemed excluded.
11 Allow multiple adjacent property owners to aggregate open space requirements into one location?
12 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their
mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC.
13
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
The Community Development Director has the authority to determine that a
use not specifically listed should be so permitted or allowed on the basis of it
being similar to a listed use, compatible in character and impact with uses in
the zone district, consistent with the intent of the district, and which would
not be objectionable to nearby property by reason of odor, dust, fumes, gas,
noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor
storage or use, or is not hazardous to the health and safety of surrounding areas
through danger of fire or explosion. The Director's decision may be appealed to
the Board of Adjustment.
Permitted Uses
Use
MU-C
MU-C
Interstate
MU-C TOD
MU-N
Residential
Assisted living facility
P
P
P
P
Dwelling, single detached
NP
NP
NP
P
Dwelling, single attached
P
P
P
P
Dwelling, duplex
P
NP
NP
P
Dwelling, multiple
P
P
P
P
Dwelling, live/work
P
P
P
P
Foster care home
P
P
P
P
Residential group home
P
P
P
P
Public, Civic, and Institutional
Community buildings and
cultural facilities, including
libraries, museums, and art
galleries
P
P
P
P
Hospital
S
S
S
S
Parks, open space,
plaVgrounds, and plazas
P
P
P
P
Place of worship
P
P
P
P
Public uses and buildings
P
P
P
P
Recreation facilities, indoor
and outdoor
P
P
P
P
Schools, public and private;
colleges, universities, and
trade schools
P
P
P
P
Utilities, major
NP
NP
NP
NP
Utilities, minor
P
P
P
P
Transit stations, public or
nriwitp
S
S
S
S
Commercial
Adult entertainment
NP
NP
NP
NP
Animal daycare, indoor
P
P
P
S
Art studios and galleries
P
P
P
P
Bail bonds
S
S
NP
NP
14
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
Permitted Uses
Use
MU-C
MU-C
Interstate
MU-C TOD
MU-N
Banks and financial
institutions, without drive-
P
P
P
P
Banks and financial
institutions, with drive-
through
P
P
S
S
Bars, taverns, and night clubs
P
P
P
P
Bed and breakfast
P
P
P
P
Car washes
NP
S
NP
NP
Day care center, child and
adult
P
P
P
P
Drive-up or drive-through
tj-;P-, (nPr Sec 26 F)
S
P
S
S
Eating establishment, sit
down
P
P
P
P
Eating establishment, drive-
through or drive-up
S
P
S
S
Hotels, motels, and extended
stay lodging
P
P
P
P
Medical and dental clinics
P
P
P
P
Motor fueling stations
S
S
NP
NP
Motor vehicle sales, indoor
showroom
P
P
S
S
Offices
P
P
P
P
Outdoor storage
NP
NP
NP
NP
Parking facilities
P
P
P
P
Pawn brokers
NP
NP
NP
NP
Personal services
P
P
P
P
Photocopying and printing
P
P
P
P
Recreation facilities,
commercial
P
P
P
P
Repair, rental and servicing
of automobiles, no outdoor
storage
S
P
NP
NP
Retail sales - up to 20,000 gsf
P
P
P
P
Retail sales - up to 50,000 gsf
P
P
S
S
Retail sales - over 50,000 gsf
S
S
NP
NP
Studios, including art, music,
dance, television and radio
broadcasting stations
P
P
P
P
Theaters
P
P
P
P
Veterinary clinics and
hospitals
S
P
S
S
Wholesale
S
S
S
S
Industrial
Restricted light industrial
S
S
S
NP
15
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
Permitted Uses
Use
MU-C
MU-C
MU-C TOD
MU-N
Interstate
Office-warehouse
no outdoor
,
storage
S
S
S
NP
Temporary Uses
S
pecial events, including
festivals and farmers markets
P
P
P
P
Key: P = Permitted S = Special Use Permit Required NP = Not Permitted
[Potential addition to Permitted Uses: limit auto-uses to a certain number per block or specific
area?]
Sec. 26- Requirements for Mixed Use Development
A. Principle: Buildings and development sites that contain a mix of uses are strongly
encouraged. Large development sites represent and important opportunity for creating
quality mixed use developments that will enhance the local economy.
B. For development sites over 5 acres and subject to new construction, at least 50 percent
of the proposed total square footage shall contain non-residential uses.13
C. For development sites over 5 acres and subject to new construction, the development
site must contain at least two different land uses.
Sec. 26- Signs
A. Principle: Signage should compliment building and site design and be strategically
located to minimize the impact of advertising on the public realm. Signs should be
oriented toward and scaled to the pedestrian.
B. All signage shall comply with Chapter 26, Article VII except as modified below:
1. No roof signs are allowed.
2. Wall signs placed on a vertical architectural element or above a pedestrian
entrance may extend above the roof deck by up to 10 feet. This provision shall
not apply to mansard roofs.
3. Except within the MU-C Interstate district, new pole signs shall not be allowed.
4. Monument signs shall not exceed 6 feet in height, measured from the finished
grade of the nearest adjacent pedestrian walk. The base of the monument sign
shall be consistent with the materials of the building to which it is associated.
5. Changeable copy signs and flashing signs shall not be permitted in the MU-N
district or the MU-C TOD Sub-district.
6. Illuminated signs shall be turned off when business are not in operation.
Sec. 26- Exterior Lighting
A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto
adjacent properties and into the night sky.
B. All exterior lighting shall comply with Section 26-503.
C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more
than 16 feet high.
13 Perhaps reduce or remove this requirement from the MU-N district to allow more residential development?
16
MIXED USE ZONE DISTRICTS
Sec. 26- Site Plan Review
DRAFT 1 03.12.2010
A. The following process shall apply to all site development within the Mixed Use Zone
Districts.14
1. Pre-Application Meeting: prior to any building permit application, the applicant
must participate in a pre-application meeting with staff members of the
Community Development and Public Works Departments.
a. The purpose of the pre-application meeting is not to approve or
disapprove proposals, but rather to provide assistance to the applicant in
interpreting the standards within this Article, as well as other applicable
standards from Chapter 26 of the Wheat Ridge Municipal Code.
b. City staff will provide a written record of the pre-application meeting and
provide such to the applicant(s) or agent of the applicant(s).
c. The subsequent applications, either land use or building permit
applications, shall be consistent with the advice and direction given at the
pre-application meeting.
2. Pre-Application Meeting Submittal Requirements: the following information
must be submitted to the Community Development Department prior to the pre-
application meeting.
a. General Information:
• Project title and location
• Written request
• Contact information for applicant and all consultants
• Date of submittal
b. Site Plan: the site shall be drawn to scale and show at a minimum:
• Existing and proposed conditions of the development property
• Location of build-to and setback lines
• Location of existing and proposed structures with entrances
defined
• Location of loading areas, trash storage, and building utilities
• Location and dimension of proposed signs
• Location, size, and number of parking spaces to provided,
including accessible spaces
c. Conceptual Architectural Plans
Preliminary elevations of proposed structures or additions to
existing structures, with notations as to the types of materials and
colors proposed for use
Preliminary elevations of any accessory appurtenances such as
trash enclosures
Conceptual Landscape Plan
• General location of proposed open space including all landscape
and hardscape features, such as trees, shrubs, groundcover,
screen walls, and fences.
3. Site Plan Review Applications: site plan applications shall be submitted only after
a pre-application meeting. All applications shall be submitted to the Community
14 May want to exclude single family detached development from this process.
17
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
Development Department. Applications must be complete before any review of
the application will begin.
4. Application Requirements: All applications shall include at a minimum the
following information. Additional information may be required by the Community
Development Department and/or the Public Works Department. All required
additional information will be requested at the pre-application meeting.
a. Site Plan Requirements
• The site plan shall be prepared in a 2436 inch format
• Vicinity map
• The boundary of the site described in bearings and distances and
existing and proposed lot lines
• Legal description of the site matching the certified survey
• Signed surveyor's certification
• Scale and north arrow
• Date of map preparation and name and address of person who
prepared the map
• Location of 100 year flood plain, if applicable
• Existing and proposed contours at two-foot intervals
• Location of all existing and proposed:
- Fences, walls, or screen plantings and their type and height;
- Exterior lighting, location, height and type;
- Signs, including type, height, and size;
- Open space, landscaping, and special buffers, including type
and coverage;
- Parking and loading areas, handicap parking areas;
- Easements and rights-of-way
- Drainage ways, pond areas, ditches, irrigation canals, lakes and
streams, if applicable;
- Buildings to be developed or retained on the site; including
possible use, height, size, floor area, setback dimensions and
type of construction;
- Existing and proposed streets, both adjacent and within the
site, including names, widths, location of centerlines, accelera-
tion/deceleration lanes;
- Curbs, gutter, sidewalks, bike paths;
- Location of trash containers and method of screening;
• Adjoining property lot lines, building access, parking, so that
development compatibility can be determined.
• Other information which shall be written or tabular form,
including:
- Statement of proposed zoning and any conditions;
- Statement of proposed uses;
- Table of required and provided open space;
- Table of required and provided parking
18
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
b. Architectural Elevations Requirements
• Architectural elevations shall be prepared in a 24x36 inch format
• Detailed elevations for each facade of each proposed building,
clearly labeled
• Notes indicating all proposed materials and colors
• Depiction and labeling of all transparent areas
• Table showing required transparency percentages (per Section 26-
• Labeled dimensions of building height, floor-to-floor heights, and
building width
• Elevations for all any accessory appurtenances such as trash
enclosures, with materials clearly labeled
Landscape Plan Requirements
• The landscape plan shall be prepared in a 2436 inch format
• Location and dimensions of all open space areas, including
minimum required usable open space
• Proposed materials for all open space areas, including hardscape
and landscape materials
• Location and type of all trees and other plantings
• Schedule or proposed plantings
• Table showing open space required and provided
d. Written explanation of how all requirements within this article have
been meet.
5. Under certain circumstances, subject to approval by the Community
Development Director and to be determined at the required pre-application
meeting, site plan review applications may be processed simultaneously with
building permit applications.
B. Public Hearing[s]: for sites over 5 acres only, final approval will require a public hearing
in front of Planning Commission [and City Council?]
Sec. 26- Administrative Adjustment Process
A. The Community Development Director may approve minor adjustments to some
standards within this Article. Administrative adjustments are intended to relieve
unnecessary hardship in complying the strict letter of this Article, especially in cases
where unique site or building characteristics exist.
B. In order to satisfy compliance with the review process outlined in Section 26 and
to relieve unnecessary hardship, the Community Development Director may grant
administrative adjustments to the following standards to the extent shown in the table
below:
Allowed Administrative Adjustments
Standard
Maximum Allowable Administrative Adjustment
Building setback requirements
(Section 26-_)
10%
Build-to requirements
(Section 26-_)
10%
19
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
Transparency requirements
10%
(Section 26-_)
Block size requirement
10%
(Section 26-_)
[Need to determine with task force if there are other standards that should be added to the
administrative adjustment list].
C. Any proposed variances from the requirements within this Article that do not fall within
the table of allowed administrative adjustments shall be required to follow the process
for "Variances of more than fifty (50) percent," as specified in Section 26-115 C.3.
Sec. 26- Definitions
Except as expressly modified below, the definitions in Section 26-123 shall apply. The
following modified and additional definitions shall apply to the mixed use zone districts only.
Alley: a public or private thoroughfare which gives secondary means of public access to
abutting properties or buildings.
Assisted living facility: a residential facility with a combination of residential living units,
with or without individual kitchen facilities, and group living facilities such as common
kitchen, eating area, patio and/or recreational area. The facility is used for the care of
the infirm or aged, or the rehabilitation of injured individuals, where medical attention in
the form of skilled or intermediate nursing care is provided as a continual or intermittent
benefit.
Animal daycare facility: a facility licensed by the State of Colorado where animals may be
groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold,
or let for hire.
Development site: An area of land, which may contain more than one parcel, that is subject
to proposed site development.
Drive-through or drive-up uses: uses at which an occupant of a vehicle may make use of the
service or business without leaving their vehicle.
Driveway: a thoroughfare for vehicles providing access from a public or private street or
alley to a dwelling unit or to a parking area serving structures or facilities.
Dwelling, duplex: a building designed for occupancy by two (2) single family households
living in two (2) separate dwelling units attached by one or more common walls.
Dwelling, live/work: a combination of residential occupancy and commercial activity
located within a dwelling unit. Typical commercial activities may include home offices, craft
work, art studios, jewelry making, and similar activities. [Limit commercial use to 50 or 60%
of dwelling unit floor area?]
20
MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010
Dwelling, single detached: a single dwelling unit in a single building not attached to other
buildings other than those accessory to the dwelling.
Dwelling, single attached: three or more dwelling units where each unit is attached to other
units by party walls, and where habitable spaces of different units are arranged side-by-side,
rather than a stacked configuration.
Fagade: The face, or outside wall, of a building.
Fixed guideway rail station: the station for a fixed guideway system, which is a
transportation system that can only operate on its own guideway constructed for that
purpose. This includes heavy rail, light rail, and commuter rail systems.
Form: the three dimensional shape and structure of a building.
Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a
similar surface and not intended for vehicular use.
Human scale: proportions of elements that relate to the size of a human body.
Mixed use development: a building or development site containing at least two different
types of land use, such as residential and retail, residential and commercial, or retail and
commercial.
Office-warehouse: a use that combines office and storage for goods, wares, and
merchandise, including distribution functions that may require off-street loading.
Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation,
pedestrian access, or landscaping, but not including roads, parking areas, driveways, or
other areas intended for vehicular travel.
Pedestrian walk: A paved surface expressly intended for pedestrian use. Includes public and
private sidewalks.
Personal services: establishments primarily engaged in providing services involving the care
of a person and his or her personal goods or apparel. Personal services usually includes
the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops,
barbershops, shoe repair, and similar uses.
Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and
anchored in the ground.
Place of worship: an establishment that is primarily used a place where persons regularly
assemble for religious worship. This term includes uses such as churches, synagogues,
temples, or mosques.
21
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
Primary street frontage: The property line of a parcel or development site which is directly
adjacent to and parallel to a street, and to which the principal entrance of a building most
closely faces.
Public realm: All areas to which the public has access, including streets, sidewalks, rights-of-
ways, parks, plazas, and other publicly accessible open spaces.
Public space: A physical space accessible to the public, including sidewalks, rights-of-ways,
parks, and plazas.
Restricted light industrial use: specialized non-nuisance type activities that would
permit the assembly, manufacturing, or packaging of products from previously prepared
material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The
manufacture or assembly of electronic instruments and devices is also be permitted. Such
uses include research and development facilities.
Secondary street frontage: The property line perpendicular to the primary street frontage.
The secondary street frontage is only applicable for lots with more than one street frontage.
Single use development: a building or development site containing only one type of use,
such as retail, commercial or residential.
Site development: All construction and improvements on any parcel, lot, or tract of
property within the city and on any structure (other than normal maintenance or repair
allowed for nonconforming uses), including but not limited to substantial clearing, grading,
filling or excavation, streets and roads, drainage, utilities, parking lots and structures,
landscaping, building, building additions or alterations, parking lot lights, street lights,
signs and erection or moving of structures. Site development also includes all those
activities listed under "approvals sought" in the review process chart, Section 26-106. The
planning department shall have authority to determine whether an activity constitutes site
development within the meaning of each section. Such determination may be appealed to
the Board of Adjustment.
Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway.
Streetscape: The sidewalk, landscaping, and other improvements typically located in the
right-of-way between the curb and the property line. In some cases, streetscapes may be
adjacent to a private street or within easements adjacent to the right-of-way.
Street wall: The cumulative effect of adjacent buildings facing onto and providing a
consistent edge to a street.
Transit station: mass transit stations, including bus or rail terminals/stations or depots.
Usable open space: open space which, by its configuration, size, and design, can be used for
22
MIXED USE ZONE DISTRICTS
DRAFT 1 03.12.2010
passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas,
courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as
usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall
not qualify as usable open space.
Utilities, major: generating plants, electrical substations, switching buildings, refuse
collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and
similar scale facilities that have relatively great potential for aesthetic and/or environmental
impacts than minor utility facilities.
Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution
lines, substations, and/or switching facilities; gas regulator stations; public lift or pumping
stations for domestic water and sewer service; photovoltaic panels or wind powered
electric generators, and similar facilities of public agencies or utilities. Minor utility facilities
generally do not have employees on-site, and services may be publicly or privately provided.
Wholesale sales: sales of goods in large quantities for resale by retailers.
23
WADSWORTH MIXED USE ZONING SURVEY RESULTS
(12 TOTAL SURVEYS)
MIX OF USES
Question 1: It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone
district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site.
Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL
Percent 17% 42% 25% 17%
Question 2: Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive
would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use.
Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL
Percent 33% 42% 25% 0%
45%
42%
35%
33%
25%
25%
20%
15%
-
5%
0%
0%
Strongly Agree Somewhat Agree Somewhat Strongly Disagree
Disagree
Question 3: It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by
providing visual interest and activity along the sidewalk.
Question 3 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL
Percent 33% 50% 8% 8%
WADSWORTH MIXED USE ZONING SURVEY RESULTS
(12 TOTAL SURVEYS)
Question 4: Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor
Question 4 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL
Percent 50% 42% 8% 0%
Question 5: What incentives would work best to induce mixed use development and/or ground floor retail uses on Wadsworth? Please rank 1
4, with 1 being most effective and 4 least effective.
Question 5
Higher Bldg Heights
Higher Res Densities
Reduced Parking Req
Reduced Landscape Req
TOTAL
Rank 1
6
3
1
10
Percent
60%
30%
10%
0%
Rank 2
1
1
4
3
9
Percent
11%
11%
44%
33%
Rank 3
3
3
3
9
Percent_
0%
33%
33%
33%
Rank 4
2
2
2
3
9
Percent
22%
22%
22%
33%
Question 6: should any of the following auto-oriented uses be allowed as new development on Wadsworth?
Drive-thrus Allowed Allowed with review Not Allowed TOTAL
Percent 42% 42% 17%
Drive-thrus
Car repair Allowed Allowed with review Not Allowed TOTAL
Percent 17% 33% 50%
Car repair
WADSWORTH MIXED USE ZONING SURVEY RESULTS
(12 TOTAL SURVEYS)
Car sales Allowed Allowed with review Not Allowed TOTAL
Percent 8%
Car sales
25%
67%
SCALE OF DEVELOPMENT
Question 1: What building maximums do you think are most appropriate for the Wadsworth corridor between 38th and 44th Avenues?
Question 1 2-3 story max 4-5 story max 6-7 story max 8-10 story max TOTAL
Percent 0% 58% 42% 0%
Question 2: It makes sense to require a minimum level of density for mixed use development along Wadsworth
Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL
Percent 42% 25% 25% 8%
WADSWORTH MIXED USE ZONING SURVEY RESULTS
(12 TOTAL SURVEYS)
NONCONFORMING PROPERTIES
Question 1: The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non-
conforming. Should these non-conforming properties be allowed to expand?
Question 1 Yes No TOTAL
Percen
Question 2: if you answered yes to the question above, by how much should non-conforming uses be allowed to expand before
the property would have to meet the new zoning standards?
Question 2 By 15% By 20% By 30% By 40% TOTAL
Percent 17% 17% 33% 33%
DEVELOPMENT REVIEW
Question 1: New development within the poroposed mixed use zone district would be subject to zoning standards as well as design standrads
which regulate building form, scale and design. For new development applications, what level of development review would be most
appropriate?
Admin small sites, non-
Question 1 Admin only admin large sites Non-Admin TOTAL
Percent
58%
42%
0%
t 55% 45%
WADSWORTH MIXED USE ZONING SURVEY RESULTS
(12 TOTAL SURVEYS)
PROCESS FOR REZONING
Question 1: The City is interested in proactively re-zoning properties at targeted areas, including Wadsworth between W 38th and 44th
Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from the private property owners, but would also
require any future development on rezoned properties to comply with the new mixed use district and design standards.
Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL
Percent 67% 25% 8% 0%
70% 67%
60%
50%
40%
30% 25%
20%
10% 89/6
0%
0%
Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree
General Comments:
1 - Wadsworth can never really be a pedestrian street. Think of this more like Denver's main street code for Colfax
2 - Wadsworth will always be a busy state highway. While residential might be feasible, it is not economically sensible to requrie it in any way
City of
Wheat Oge
COMMUNITY DEVELOPMENT
Memorandum
TO: Planning Commission
THROUGH: Ken Johnstone, Community Development Director
FROM: Kathy Field, Administrative Assistant
DATE: March 26, 2010
SUBJECT: 38th Avenue Mixed Use Zoning Forum
Due to bad weather, the meeting with property owners and business owners in the 38th Avenue
Corridor (between Sheridan and Wadsworth Blvds.) was rescheduled to April 8th at 6:00 p.m. in
the Council Chambers of the City Municipal Building to discuss potential mixed use zoning.
IMPORTANT NOTICE
38th AVENUE CORRIDOR
Thursday
April 8, 2010
Time: 6pm
Council Chambers
Municipal Building
7500 W. 29th Ave.
Wheat Ridge, CO
VP is kindly requested
ase email or call Sarah
Showalter in the
`ommunity Development
Department by April 7.
303-235-2849
sshowolter@
ci.wheatridge.co.us
MIXED USE ZONING FORUM
Due to inclement weather, our discussion
about potential new mixed use zoning
for 38th Avenue was rescheduled.
Please join us April 8th. Topics will
include:
• The City's planning efforts for the
corridor and potential new zoning.
Learn more at www.wrmixeduse.com
• An update on the 38th Avenue
Market and Revitalization Study from
Wheat Ridge 2020
MIXED USE ZONING
W Ill' It 1 It I;;l' RE"(ER ZONING FOR A VIBRANT WHEAT KEDGE