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HomeMy WebLinkAboutWSP-14-07City of Wh6at fk d - -TY -IOPMENT ­OMMUNI )EVE City of Wheat Ridge Municipal Building 7500 W. 29'4 Ave, Wheat Ridge, CO 80033-8001 P: 303,235.2846 F: 3012351857 Alicia Rhymer Millennium Venture Group 1509 York Street I Thiri At its meeting of January 15, 2015, Planning Commission APPROVED of Case No. WSP-14-07, a master sign plan for a unified development on property zoned Commercial -One (C-1) and located at the southwest corner of W. 38th Avenue and Kipling, including 3725 Kipling, 3795 Kipling, 10040 W38th Avenue and 10 100 W. 38th Avenue., for the following reasons: 1. The site is eligible for a master sign plan, 2, The master sign plan promotes well-planned and well-designed signage, 3. The master sign plan is consistent with the intent of the sign code and appropriate for the context of the development, If you have not done so already, please remove the posting signs associated with this case fro the property, Please feel free to contact me at 303-235-2846 if you have any questions. I Sincerely, Kim Waggoner Administrative Assistant Enclosure: Draft of Minutes cc: WSP-14-07 (case file) wwwxi-wheatridge.coms 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The proposed zone change is compatible with the surrounding area. 4. The zone change will more easily facilitate development of the property. The commission took a break until 8:15 p.m. C. Case No. WSP-14-07: Ms. Mikulak presented this case, She entered into the record the contents of the case file and packet materials, the zoning ordinance, the comprehensive plan and the digital presentation. She stated the public noticing and posting requirements have been net. She reviewed the staff report and digital presentation. A master sign plan is a document that establishes standards for size, location and design of signage on a campus or unified development. The purpose is to encourage well-planned and designed unified signage for a larger property but still allowing individual identification of businesses. She stated master sign plans are approved by Planning Commission and recorded with the Jefferson County Clerk and Recorder. Commissioner BUCKNAM asked if there any other signs in the vicinity or further north that are as tall as the proposed large multi -tenant sign on sheet two, Ms. Mikulak stated there was no analysis done to compare signs in the vicinity. Signs within a V4mile of the interstate can be 50 feet in height. Commissioner BUCKNAM confirmed the zoning for the development to the south is commercial, Ms. Mikulak concurred. Chair BRINK1\4AN stated the City's sign standards are woefully outdated. She asked if a future tenant would have to comply with the current sign code or with a future sign code, if it is updated. Ms. Mikulak replied the active codes would be defaulted to. Animation and video is not permitted in the current codes. If a sign technology is installed on the site and cannot comply with a future code updated, the technology could be considered legally nonconforming. Chair BRfNKM.AN asked if light from signs is prohibited from spilling onto other properties. Ms. Mikulak replied there is a provision in the exterior lighting standards that requires light to be substantially cut off at property line. The nuisance ordinance has been utilized to ask operators and businesses to turn down the brightness of signs. Chair BRINKMAN asked if there were any concerns about light pollution due to the placement of signage in relation to the apartments at the Morningside development, Ms. Mikulak stated she wouldn't expect any concerns as those signs will be 8 -feet tall, She deferred to the applicant. Planning Commission Minutes -7- January 15, 21115 Alicia Rhymer Development Director for MVG Development Ms. Rhymer stated it is important to ensure a unified sign plan ties into the overall development while allowing tenants to advertise in a complimentary manner. She stated she feels the proposal accomplishes those goals. In response to Commissioner TIMMS question, Ms. Mikulak stated the combined size of Lots 1-4 is 6.35 acres. Commissioner TIMMS asked if Morningstar will get a panel on the proposed 19 -foot freestanding sign on Kipling. Ms. Rhymer stated Morningstar will have the fourth panel, unless Lot 2 has a multi -tenant building, in which case the multiple tenants will split the panel space and Morningstar will not be on the taller sign, Chair BRINKMAN asked the applicar assisted living tenants, Ms. Rhymer sl Morningstar is cognizant of screening residents. There are no concerns. Ms= on the sign plan, but Morningstar is he which would screen the siLyns. Chair BRINKMAN closed out potential light pollution facing the all the signage is internally illuminated and doing what is necessary to reduce impacts to culak stated the landscape plan is not show � landscaped along the 38' Avenue frontage Commissioner OHM agreed that the sign code should be updated. He pointed out, however, that the applicant did compromise on the proposed plan and which includes 50% less square footage in "change for more height. Motion approved 7-0. Planning Commission Minutes -8-- January 15, 2015 SEAL . <€ The below signed 3wner(s), or legally designated agenl(s) thereof, oo herby agree that the prbperty legally described hereon will be developed In accordance with the respktlons and conditions contained in this plan. and as may otherwise be required by law. 1 I We) further racognlze that the approval of this Master Sign 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 n Wheat Ridge Code of Laws. "llat Mike Dalley, Presid t State of Colorado ) County of Jefferson ) >SS was acknowledged before me I.D. 2015 my nano an 1• to-/ CITY CERTIFICATION "�t��� ����''�� Approved thislS day of , A.D. 2015 by the City of Wheat Ridge. ATTEST ily Cierk j yD. Co nm efopme v c VICINITY MAP KIPLING RIDGE MASTER SIGN FLAN AN OFFICIAL DEVELOPMENT PLAN LOTS 1 - 4, MVG MARKETPLACE SUBDIVISION FILING NO. 1 LOCATED IN THE NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO OUNTY CLERK AND RECORDERS CERTIFICATE tate of Colorado JSS ounty of Jefferson ) hereby certify that this plan wee filed in the office the County Clerk and Recorder of Jeffersoy ount� ofGoIden' Colorado, M4Z%IQO'Cfock.C.M. r the�r!(Ldey otfeasY�A.O. 20t5, in Book__, age_ _, Race Pion No. 20WOoN.l.1 EFFEERSON COUNTY CLERK AND RECORDER Dep PLANNING COIdMI SSIOr{ CERTIFICATION AD proved the I day D1tNaw�A.D. 2015 by Whea Ridge Planning Commission. Jl }fwMKA' 4li/�. alrperson W 44TH AVENUE DEFINITION REQUIREMENTS FREESTANDING A SIGN THAT IS PERMANENT ANO SELF. A FOR NEW DEVELOPMENT OR TOTAL REDEVELOPMENT. ALL NEW PROSPECT LAK@ SUPPORTING. BEING NONDEPENOENT ON SUPPORT FROM A BUILDING OR OTHER FREESTANDING SIGNS SHALL BE PLACED WITHIN LANDSCAPED AREAS STRUCTURE. INCLUDES SIGNS PLACED B. MAX HEIGHT to FEET ... CLEAR CREEKus UPON FENCES OR NON -SUPPORTING C. SETBACKS. AS SHOWN ON SHEET 2 OF 5 WALLS 0. MAX SIZE AS SHOWN ON SHEET 2 OF 5 I— E. MAX NUMBER AS SHOWN ON SHEET 2 OF 5 LIMITED TO TWO (2) N SINGLE TENANT SIGNS ON LOT i, ONE (t) MULTITENANT SIGN ON SITE a LOT 2. AND ONE (1) MULTI -TENANT SIGN ON LOT J NO 7 FREESTANDING SIGNS ARE PERMITTED ON LOT 3 WALL SIGN 4 A. SIGNS AFFIXED TO MARQUEES OR AWNINGS SHALL BE CONSIDERED W 36TH AVENUE r WALL SIGNS AND SHALL BE CALCULATED BASED UPON *HE LENGTH W 37TH PL W B FOR BUILDINGS WITH FLAT ROOFS. WALL SIGNS SHALL NOT EXTEND WALL. OR STRUCTURE. AND WHICH DOES NOT EXTEND MORE THAN (15) K d W W W Z DECK LINE W 35TH AVENUE tj x W 32ND AVENUE ILLUMINATED WALL SIGN PER USE. CANOPIES. OR AWNINGS SHALL BE CONSIDERED WALL SIGNS D. ALL COPY TO BE CHANNEL LETTERS', LOGOSTNADEMARK i ARE NOT INCLUDED IN THIS REQUIREMENT. 1 SIGN STANDARDS All signage on this property shall comply with Chapter 26, Article VII except as modified by this document. TYPE OF SIGN DEFINITION REQUIREMENTS FREESTANDING A SIGN THAT IS PERMANENT ANO SELF. A FOR NEW DEVELOPMENT OR TOTAL REDEVELOPMENT. ALL NEW SIGN SUPPORTING. BEING NONDEPENOENT ON SUPPORT FROM A BUILDING OR OTHER FREESTANDING SIGNS SHALL BE PLACED WITHIN LANDSCAPED AREAS STRUCTURE. INCLUDES SIGNS PLACED B. MAX HEIGHT to FEET UPON FENCES OR NON -SUPPORTING C. SETBACKS. AS SHOWN ON SHEET 2 OF 5 WALLS 0. MAX SIZE AS SHOWN ON SHEET 2 OF 5 E. MAX NUMBER AS SHOWN ON SHEET 2 OF 5 LIMITED TO TWO (2) SINGLE TENANT SIGNS ON LOT i, ONE (t) MULTITENANT SIGN ON LOT 2. AND ONE (1) MULTI -TENANT SIGN ON LOT J NO FREESTANDING SIGNS ARE PERMITTED ON LOT 3 WALL SIGN A SIGN CONSTRUCTED OF DURABLE A. SIGNS AFFIXED TO MARQUEES OR AWNINGS SHALL BE CONSIDERED MATERIALS OR PAINTED AND WHICH IS WALL SIGNS AND SHALL BE CALCULATED BASED UPON *HE LENGTH FERMMENTLY AFFIXED TO AN OF THE WALL TO WHICH THEY ARE ATTACHED TO. EXTERIOR SURFACE OF ANY BUILDING, B FOR BUILDINGS WITH FLAT ROOFS. WALL SIGNS SHALL NOT EXTEND WALL. OR STRUCTURE. AND WHICH DOES NOT EXTEND MORE THAN (15) ABOVE THE TOP OF PARAPET OR MANSARD, AND IF PLACED UPON A PARAPET OR MANSM. SHALL NOT EXTEND MORE THAN 3 FEET D INCHES BEYOND THE BUILDING WALL,ABOVE DECK LINE EXCEPT THAT C FOR USES WHICH HAVE REAR ENTRY OR DELIVERY DOOR. 1 NON - SIGNAGE PLACED UPON MARQUEES, ILLUMINATED WALL SIGN PER USE. CANOPIES. OR AWNINGS SHALL BE CONSIDERED WALL SIGNS D. ALL COPY TO BE CHANNEL LETTERS', LOGOSTNADEMARK i ARE NOT INCLUDED IN THIS REQUIREMENT. E. MAX SIZE. AS SHOWN ON SHEETS 3, e, AND 5. LOT i SIZES SHALL BE DETERMINED BY CHAPTER 2a, ARTICLE Ve ARTISTIC MURALS AN ARCHITECTURAL DESIGN OR RELIEF A. A COMPANY. FIRM, ASSOCIATION, SOCIETY, ETC LOGO Is NOT APPLIED DIRECTLY TO OR INCORPORATED CONSIDERED WITHIN THE SCOPE OF THIS DEFINITION AND IS WITHIN A WALL OF A BUILDING, WHICHCONSIDERED A SIGN DOES NOT ADVERTISE OR PROMOTE A 8 N LIMITATIONS ON MAXIMUM SIZE. NUMBER, OR SETBACKS PARTICUCMSUSINESS, SERVICE OR BRANDED'PRODUCT C. WINDOW -AND DOOR- MOUNTED MURALS SHALL BE INSTALLED ON THE INTERIOR OF THE GLAZING SUCH THAT THE REFLECTIVE QUALITIES OF THE GLAZING ARE PRESERVED AS REQUIRED BY THE ARCHITECTURAL AND SITE DESIGN MANUAL INFORMATIONAL A FREESTANDING OR WALL -TYPE SIGN. A EXAMPLES INCLUDE BUT ME NOT LIMITED TO ENTRANCE, EXIT. SIGN NOT LOCATED WI.. - PUBLIC STREET RIGHT OF WAY. WHICH GIVES THE PARKING LIMITATIONS OR LOCATK)N OF ONSITE BUILDINGS OR FACILITIES NECESSARY DIRECTION OR NOW B A COMPANY LOGO OR NAME NO LARGER THAN (1) SQUARE FOOT ADVERTISING INFORMATION TO MOTOR MAY BE INCLUDED ON EACH SUCH PERMITTED SIGN. VEHICLE OPERATORS OR PEDESTRIANS C MAXIMUM SIZE , SQUARE FEET PER SIDE, IF FREESTANDING, SHALL NOT EXCEED '•6 INCHES IN HEIGHT IF WITHIN A REOUIREO SIGHT DISTANCE TRIANGLE, OR 45 INCHES WHERE OUTSIDE OF A SIGHT DISTANCE TRIANGLE D. NO LIMITATIONS ON NUMBER OF SIGNS E. MAY BE WALL -MOUNTED. FREESTANDING, OR ATTACHED TO OTHER FREESTANDING SIGNS OR CANOPIES. BUT SHALL NOT BE COUNTED AGAINST THE ALLOWABLE SIZE OF ANOTHER TYPE OF PERMITTED SIGN IF COMPLIANT WITH MAXIMUM SUE LIMITS IF INFORMATIONAL SIGNS EXCEED THE MAXIMUM SRE LIMITS FOR THIS CATEGORY, THEY SHALL BE CONSIDERED WALL OR FREESTANDING SIGNS MAY BE ILLUMINATED BY INTERNAL LIGHT ONLY MENU BOARD i A FREESTANDING OR WALL -TYPE SIGN. A. MAX SIZE 20 SQUARE FEET PER SIGN. DRIVE THROUGH FOR ORDERING OR DRIVE THROUGH 8. SHALL NOT EXCEED 6 FEET IN HEIGHT IF FREESTANDING. DIRECTORY ACTIVITY C. R M ORGANIZATIONAL LOGO IS INCORPORATED INTO THE SIGN, THE LOGO SHALL NOT EXCEED 111 SQUARE FOOT IN SIZE. SIGNS D. MAX NUMBER SHAL NOT EXCEED (2) PER COMMERCIAL ACTIVITY E MINIMUM SETBACK 10 FEET FROM RIGHTOF-WAY. F MAY BE WALL MOUMED OR FREESTMOING G WILL NOT BE COUNTED AGAINST THE ALLOWABLE NUMBER OR SIZE OF ANOTHER TYPE OF PERMITTED SIGN H. MAY BE ILLUMINATED BY INTERNAL LIGHTING. NO DIRECT LIGHTING. NO SIONAGE OR ADVERTISING MAY BE VISIBLE FROM THE RIGHT OF -WAY J. DIGITAL MENU BOARDS MUST BE VISUALLY SCREENED FROM RIGHTOF-WAY BY LANDSCAPING K MENU BOARDS ARE PERMITTED ON LOT 2 AND LOT 3. L MENU SOMO MAY INCLUDE CHARGEABLE COPY OR VIDEO SCREENS. BUT MESSAGE SHALL COMPLY WITH CHAPTER 26. ARTICLE VII INCLUDING BUT NOT LIMITED TO REGULATIONS OF MOVEMENT, FLASHING, AND THE TIME LAPSE BETWEEN THE CHANGE IN INFORMATION ORDER A FREESTANDING OR WALL -TYPE SIGN, A MAX WE B SQUARE FEET PER SIGN. ORDER BOARD SHALL NOT CONFIRMATION FOR THE PURPOSE OF ORDER EXCEED, FEET 61NCHES IN HEIGHrr BUT MAY BE MOUNTED ON A BOARDS CONFIRMATION WALL OR STRUCTURE THAT EXCEEDS THIS HEIGHT. 61 PER DRIVE THROUGH LANE C. MAX SETBACK SHALL NOT EXCEED 10 FEET FROM RIGHT-OF-WAY D MAY BE WALL L40UNTED OR FREESTANDING. E WILL NOT BE COUNTED AGAINST THE ALLOWABLE NUMBER OR SIZE OF ANOTHER TYPE OF PERMITTED SIGN. F MAY BE ILLUMINATED BY INTERNAL LIGHTING, NO DIRECT LIGHTING G NO SIGNAGE OR ADVERTISING MAY BE VISIBLE FROM THE RIGHT-OF- WAY. M ANY VIDEO ORDERING BOARDS MUST BE VISUALLY SCREENED FROM RIGHTOFWAY BY LANDSCAPING. VIDEO ORDERING BOARDS ARE PERMITTED ONLY ON LOT 2 AND LOT 3 J ORDER BOARDS MAY INCLUDE CHANGEABLE COPY OR VIDEO SCREENS. BUT MESSAGE SHALL COMPLY WITH CHAPTER M. ARTICLE VII INCLUDING BUT NOT LIMITED TO REGULATIONS OF MOVEMENT. FLASHING, AND THE TIME LAPSE BETWEEN THE CHANGE IN INFORMATION. TEMPORARY ANY SIGN. BANNER. PENNANT, VALANCE, OR OTHER OUTDOOR ADVERTISING SIGN CONSTRUCTED OF LIGHT FABRIC, SIGNS CARDBOARD, WALLBOARD, PLYWOOD. SHEET METAL. PAPER OR OTHER L`UHT MATERIALS WITH OR WITHOUT FRAME, INTENDED OR DESIGNED TO BE DISPLAYED FOR A LIMITED TIME ARE PERMITTED AND MUST BE IN COMPLIANCE WITH CHAPTER 26, ARTICLE VII. WINDOWIDOOR ALL SIGNS MUST BE IN COMPLIANCE WITH ARTK:LE `AI SIGNS SHALL NOT OBSTRUCT MORE THAN 25 PERCENT OF THE SIGNS DOOR OR WINDOW AREA OFF PREMISE 1 PERMITTED ONLY FOR THE USE OF MUTU-TENANT SIGNS SIGNS 2 LIMITED TO ONE (11 MULTI -TENANT SIGN ON LOT 2 AND ONE (1) MULTI.TENANT SIGN ON LOT A AS SHOWN ON SHEET 2 OF 5 SITE DATA PROJECT LOCATION GOVERNING CODES Kipling Ridge Center City of Wheat Ridge, Colorado W 38th & Kipling Street - SW corner Code of Laws, Chapter 26, Article VII Wheat Ridge, Colorado 80033 Zoning: C-1 EXPLANATION/INTENT OF DOCUMENT The intent and purpose of a Master Sign Plan is to encourage well-planned and well-designed signage within a multi -tenant development and to promote unified and integrated design (style, size, color, placement, and lighting) while at the same time allowing for reasonable individual business identification. DESCRIPTION LOTS 1 - 4, MVG MARKETPLACE SUBDIVISION FILING NO. 1 LOCATED IN THE NORTHEAST QUARTER, OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. CASE HISTORY WSP-14-07 MS -14-01 WSP-14-01 SUP -14-05 WSP-14-05 SUP -14-01 WSP-14-02 GENERAL NOTES 1. Signs on the interior of the project shall not block sight distance for vehicles using internal streets, parking areas, and drives within the property. 2. All diiectional signs can be internally illuminated. 3. All illuminated signs must apply for and receive an electrical permit. 4. For the purpose of illustration, this Master Sign Plan shows specific sign copy. Sign copy may be changed so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII, 5. If tenants change in the future, sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. 1 I I Date: 1/5/2015 r o s e m a n n 81 ASSOCIATES— i 1 of 5 Denver, Larimer Street CO 80205-2111 p: 303.261.8229 J KIPLING RIDGE MASTER SIGN PLAN, SITE PLAN FS 1.1 FS 1.1 -FS 2.1 W. 38TH AVENUE - � .-ice I _\• �.i I � �.�.i __• � T I� W831 TARBUC ws31 — �" 4 LOT 2 UNSPECIFIED I 11 BUILDINGTYPE i I LOT 1 J EYCR. �-. uF •. ILI IU'I 0 MI FS 4.1 i Y W. 37TH PLACE j{r "® W I I uI WB I.S I� r WB .41 K A144.6 W844 1 3 Ii { • , it 1 Wo 4.1 AM 44 I LOT 4 IF.. SPROUTS FARMERS MARKET 2� [ I r I I 1 I SITE PLAN 1 -- SCALE:1"=40' 0' 20' 40' 80' WS. 1 F -W r•r SL RFACE AREA: 32 SF SINGLE TENANT FREESTANDING SIGN FS 1.1 SCALE. IN' - V . H' -- BRICK TO MATCH FACADE Of SPROUTS --' STUCCO TO MATCH FACADE OF SPROUTS SURFACE AREA: 127 SF MULTI -TENANT FREESTANDING SIGN FS 2.1 $FS 4.1 SCALE. I"' -1 0- )USOFICATION. ALARGER MULTI TENANT SIGN SUPPLEMENTS THE NEED FOR A,ULTIPIE SMALLER SINGLE TENANT SIGNS THROUGHOUT THE LOTS KIPLING RIDGE - FREESTANDING SIGNS NAME IDENTIFICATION LOTS LOCATION SETBACKS HEIONTACTUAL m"SURFACE AREA AUAWABLE SUIVACOARM1 FS TI SWOLETENAHT 1 NORTHWEST CORNER 13-EMT120-MORTH W.W 22 -SF 32 SF F31.1 SINGLE TENANT 1 NORTNEASTCORNER 2r WESTI2,'NORTH r-0' J28F 228E --- F42.1' MULTLTENANT 2 NORTHWESTCORNER 2BEA81111'N TH tp-0" 12]8F ,27 SF FS ..1' MULTI -TENANT 1 NORTHEAST CORNER 7WEST121'NORTH tr-0" 12]SF 1275► ADOMONAL COMMENTS: I. THE OVERALL HEIGHT OF THE MULTI -TENANT SIGN WAS DETERMINED B'I THE FOLLOWING FACTORS. - A MORE VERTICAL SIGN REDUCES THE OVERALL FOOTPRINT ANO AVOIDS COMPETING WRH THE OVERALL DEVELOPMENT LANDSCAPING PLAN. ENCROACHMENT INTO SITE VISIBILITY TRIANGLES. AND PLACEMENT TO AVOID EASEMENT. ACCESS POINTS AND REDUCTION IN PARKING - DIMENSIONAL PANELS ENSURE PROPER ASPECT RATIO FOR BRANDING AND LOGO OESIGN, VISIBILITY FOR ALL EXISTING AND FUTURE TENANTS. AND EASE OF CONSTRUCTION THE HEIGHT OF THE BABE IS TO ENSURE THE TEXT 'KIPLING RIDGE' IS VISIBLE WITH PROPOSED LANDSCAPING AT BASE OF THE SIGN AND THREAT OF SNOW BUILD UP. IT ALSO GETS THE PRIMARY PORTION OF THE SIGN OUT OF SPRAY FROM SPRINKLERS AND ADDS A LAYER OF PROTECTION FROM SNOW REMOVAL. LANDSCAPING MAINTENANCE, AND OTHER ITEMS THAT COULD POTENTIALLY DAMAGE SIGNS 2, THE MULTI -TENANT SIGNS FS 2 1 AND FS 1.1 MAY ADVERTISE FOR BUSINESSES LOCATED ON LOTS 1, 2. 3, AND 4 3. FREESTANDING INFORMATIONAL SIGNS MAY BE ADDED AND LOCATIONS MAY BE CHANGED WITHOUT AN UPDATE TO THE MASTER SIGN PLAN 1. FOR THE PURPOSE OF ILLUSTRATION, THE MASTER SIGN PLAN SHOWS SPECIFIC SIGN COPY SIGN COPY MAY BE CHANGED SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VII. 5 IF TENANTS CHANGE IN THE FUTURE, SIGN COPT MAY CHANGE WITHOUT AN UPDATE TO THE MASTER SIGN PLAN SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VII. Date: 1/5/2015 2of5 _ LEGEND _ TYPE OF SKIN ...i LOTS IIF SIO. FS 4.11 j FSFREESTANDING SIGN AM ARTISTIC MURAL WSWALL SIGNS Me MENU MENU BOARDS 00 •ORDER CONFIRMATION BOAN� - YIEw NUMBER �-- SHEET NUMBER HIG.T TWA.-. J -- - - - PROPERTY LINE If M PATH --_— rosemann & ASSOCIATES -I, 2809 Larimer Street Denver, CO 80205-2111 p: 303.261.8229 I - ----- CULTUREDSTONE b � TO MATCH FACADE OF MORNINGSTAR STUCCO TO MATCH F+ I FS . , ANO PS.2 SL RFACE AREA: 32 SF SINGLE TENANT FREESTANDING SIGN FS 1.1 SCALE. IN' - V . H' -- BRICK TO MATCH FACADE Of SPROUTS --' STUCCO TO MATCH FACADE OF SPROUTS SURFACE AREA: 127 SF MULTI -TENANT FREESTANDING SIGN FS 2.1 $FS 4.1 SCALE. I"' -1 0- )USOFICATION. ALARGER MULTI TENANT SIGN SUPPLEMENTS THE NEED FOR A,ULTIPIE SMALLER SINGLE TENANT SIGNS THROUGHOUT THE LOTS KIPLING RIDGE - FREESTANDING SIGNS NAME IDENTIFICATION LOTS LOCATION SETBACKS HEIONTACTUAL m"SURFACE AREA AUAWABLE SUIVACOARM1 FS TI SWOLETENAHT 1 NORTHWEST CORNER 13-EMT120-MORTH W.W 22 -SF 32 SF F31.1 SINGLE TENANT 1 NORTNEASTCORNER 2r WESTI2,'NORTH r-0' J28F 228E --- F42.1' MULTLTENANT 2 NORTHWESTCORNER 2BEA81111'N TH tp-0" 12]8F ,27 SF FS ..1' MULTI -TENANT 1 NORTHEAST CORNER 7WEST121'NORTH tr-0" 12]SF 1275► ADOMONAL COMMENTS: I. THE OVERALL HEIGHT OF THE MULTI -TENANT SIGN WAS DETERMINED B'I THE FOLLOWING FACTORS. - A MORE VERTICAL SIGN REDUCES THE OVERALL FOOTPRINT ANO AVOIDS COMPETING WRH THE OVERALL DEVELOPMENT LANDSCAPING PLAN. ENCROACHMENT INTO SITE VISIBILITY TRIANGLES. AND PLACEMENT TO AVOID EASEMENT. ACCESS POINTS AND REDUCTION IN PARKING - DIMENSIONAL PANELS ENSURE PROPER ASPECT RATIO FOR BRANDING AND LOGO OESIGN, VISIBILITY FOR ALL EXISTING AND FUTURE TENANTS. AND EASE OF CONSTRUCTION THE HEIGHT OF THE BABE IS TO ENSURE THE TEXT 'KIPLING RIDGE' IS VISIBLE WITH PROPOSED LANDSCAPING AT BASE OF THE SIGN AND THREAT OF SNOW BUILD UP. IT ALSO GETS THE PRIMARY PORTION OF THE SIGN OUT OF SPRAY FROM SPRINKLERS AND ADDS A LAYER OF PROTECTION FROM SNOW REMOVAL. LANDSCAPING MAINTENANCE, AND OTHER ITEMS THAT COULD POTENTIALLY DAMAGE SIGNS 2, THE MULTI -TENANT SIGNS FS 2 1 AND FS 1.1 MAY ADVERTISE FOR BUSINESSES LOCATED ON LOTS 1, 2. 3, AND 4 3. FREESTANDING INFORMATIONAL SIGNS MAY BE ADDED AND LOCATIONS MAY BE CHANGED WITHOUT AN UPDATE TO THE MASTER SIGN PLAN 1. FOR THE PURPOSE OF ILLUSTRATION, THE MASTER SIGN PLAN SHOWS SPECIFIC SIGN COPY SIGN COPY MAY BE CHANGED SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VII. 5 IF TENANTS CHANGE IN THE FUTURE, SIGN COPT MAY CHANGE WITHOUT AN UPDATE TO THE MASTER SIGN PLAN SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VII. Date: 1/5/2015 2of5 _ LEGEND _ TYPE OF SKIN ...i LOTS IIF SIO. FS 4.11 j FSFREESTANDING SIGN AM ARTISTIC MURAL WSWALL SIGNS Me MENU MENU BOARDS 00 •ORDER CONFIRMATION BOAN� - YIEw NUMBER �-- SHEET NUMBER HIG.T TWA.-. J -- - - - PROPERTY LINE If M PATH --_— rosemann & ASSOCIATES -I, 2809 Larimer Street Denver, CO 80205-2111 p: 303.261.8229 I I 1 I I I I I I I I i i KIPLING RIDGE MASTER SIGN PLAN n6 I �4 LOT 4 - SPROUTS - NORTH ELEVATION �7 SCALE: 3132' = 1'-0' 0' 4' V 16' 32' WSIT _. - ----'------ - '-- __ 216.. p. / � l LOT 4 -SPROUTS - SOUTH ELEVATION SCALE: 3132" = T'-0" 0' 4' 8' 16' 32' LEGEND .. TYPE QF BION LOTO FS 4.11 FS - FREE STAROWGSIGH WS - WALL SIGNS AMARTISTIC MURAL US MENU BOARDS I OB -ORDER CONFIRMATION DOW � t-- — � FUTVRE WALLSON `..�.-J PLACEHOLQER I LOT 4 NAME FACADE FACADE STNEETIDRIVEADJACENCY SIGN ACTUAL TOTAL MAX WIDTH IOTN SF SF ALLOWABLE SF PER FACADE PER FACADEORTH 2'. B' MAJOR INTERIOR DRIVE 1'-r 106SFWS4.2 IpR711 218' MAJOR INTERIOR DRIVE • 7- 2i SFW54.J Iib SF 2008E NORTH 21r MAJORINTERIORDRrvE -? ?D SF Ar 4.4 NORTN21r MAJOR INTERpRORNE •10' 113EW445 Date: NpITN ttr MAJOR MTERgROMA -? t0 ifWS 1/5/2015 4.t SOUTM 218DOMMERDMI LOT• '•r 108 SF. I0S_SF_ 110 SF(ILO WEBTJI WS 4.1 EAST 150' KIPLING STREET '-r f03_SF 10BSF OSF1 --0SF(FUTURE) 110 SF(LO SOUTH(' WEST- 150' KUNESTREET A OSF 3 of 5 ADOMONAL COMMENTS: I WALL SIGN WS 4.1 ALONG THE SOUTH FACADE IS IN LIEU OF SIGNAGE ALONG THE WEST FACADE TO IMPROVE VISIBILITY TO THE MAJOR ARTERIAL AND BETTER COMMUNICATE AND MARKET TO NORTHBOUND KIPLING STREET CUSTOMERS DUE TO SPEED OF TRAFFIC. 2. ARTISTIC MURAL AM 4 6 CONSISTS OF A 3M VINYL FILM WITH FARM SCENE GRAPHICS TO ENHANCE AND SET THE FARMERS MARKET TONE: IT DOES HOT ADVERTISE OR PROMOTE A PARTICULAR BUSINESS. SERVICE. OR "BRANDED' PRODUCT PER ARTICLE VII. WINDOW AND DOOR - MOUNTED MURALS SHALL BE INSTALLED ON THE INTERIOR OF THE GLAZING SUCH THAT THE REFLECTIVE QUALITIES OF THE GLAZING ARE PRESERVED AS REQUIRED BY THE ARCHITECTURAL AND SITE DESIGN MANUAL. 3. FUTURE TENANTS MAY AFFIX A WALL SIGN WITH A MAX SIZE OF 110 SF ALONG THE WEST FACADE AS LONG AS THE PLACEMENT OF THIS SIGN IS IN LIEU OF 1'HE SOUTH FACADE SIGNAGE OR VICE VERSA WALL SIGNS ARE NOT PERMITTED ON BOTH THE SOUTH AND WEST FACADES REGARDLESS OF SIZE. 3THE MAXIMUM SQUARE FOOTAGE ALLOWANCE FOR WALL SIGNS ON EACH FACADE IS IDENTIFIED IN THE TABLE ABOVE. S. SQUARE FOOTAGE MAY BE DISTRIBUTED AMONG MULTIPLE SIGNS PER EACH ELEVATION AND MAY MOVE ANYWHERE ON SAID ELEVATION SO LONG AS THE MAX AREA IS NOT EXCEEDED. 6. FOR THE PURPOSE OF ILLUSTRATION. THE MASTER SIGN PLAN SHOWS SPECIFIC SIGN COPY. SIGN COPY MAY BE CHANGED SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VII i IF TENANTS CHANGE 114 THE FUTURE. SIGN COPY MAY CHANGE WITHOUT AN UPDATE TO THE MASTER SIGN PLAN SO LONG AS ALL FUTURE SIGNAGE COMP GES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VR. AM 46' LOT 4 -SPROUTS -EAST ELEVATION SCALE: 0' 4' 8' 18' 32. I P Date: - 1/5/2015 r o s e m a n n � / 1 LOT 4 - SPROUTS - WEST ELEVATION ( i & ASSOCIATES— SCALE: 3/32'=1'-0' _ 0' 4' 0' t6' 32' 3 of 5 2809 Larimer Street Denver, CO 80205-2111 —----_-- -- -- -- -- — -- - -- - - -- - - -- ---- ---- P: 303.261.8229 - - 3 tZr,r-4i �olSoo 8(-a7 wS33 vs- KIPLING RIDGE MASTER SIGN PLAN LOT 3 - STARBUCKS CLOT 3 - STARBUCKS - NORTH ELEVATION ``��T� �/�T / SCALE: 3/16" = t' - 0.. 0, --_ IS 3.t WS 3.4 3 LOT 3 - STARBUCKS - SOUTH ELEVATION SCALE: 0' T a• -- WS3.3 WS3t CE31 LOT 3 NAME FgCADE FACADE STREET/DRIVE ADJACENCY SIGN SIGN ACTUAL TOTAL MA HEIGHT -'WIDTH WIDTH SF IFALLOWABLESF PERFACADE (PER FACADE( Lv33.3 ._-_. NORTH X _-_ V136TH AVENUE t- 6' 17 1' 19 SF .._. WS 3A NORTH M"AVENUE 26 SF 34 SF ' ,n 61 SOUTH 36 MAJCR INTERIOR ORNE B' 0' DIAMETER jO SF - ------ WS3A SWTN M - LIAJC R INTE RWR DRIVE 1'.Y 2'.0• -- 7SF 27 IF 305E WS 3.1 EAST-- 1Y _ KIPLIVG STREET 0- DWI 20 SF ---- -- -.Ll EAST T? -- -� KIPLINGSTREET-------r.6- 17-7" 19 SF 50 SF WS3.1 WEST 7Y INTENIORPARKING' 1'•y T6'-10' j2 SF -- --- r:1 WS14WEST 7Y INTENWR PARKING--- -- 1'.¢ 7SF 22 IF 30 SF SMIt ALLOIMKf 9F MS I_t NA NA NA ]'.3• Y•1' 1 I 7SF mSF -----___ .2'.10• -6' MB32 NA NA NA- ---- SS 173E 17 20 SF -- OB3.1 NA NA NA_ 7,e•_. j'•2-SSF FB SF• SF ADDITIONAL COMMENTS: ON THE WEST FACADE IS NEEDED DUE TO ITS LOCATION OVER THE MAIN ENTRY INTO THE I`JISIBQITY IAAXMNZE VI B;LITY TO EASTBCUND TRAVELERS PRIOR TOT E ENTRANCE FROM 36TH STREET AND'OR FROM THE INTERIOR PARKING EETWEEN LOT 2AND LOT 3 2 THE PROPOSED ORDER CON-IRMATWN BOARD FALLS WITHIN STARBUCKS BUSINESS MODEL OF ADVANCING FUTURE CUSTOMER EXPERIENCE. VIDEC ORDERING BOARD WILL BE SCREENED FROM THE RIGHTdF.WAY BY LANDSCAPING 3 THE MAXIMUM SOUARE FOOTiGE ALLOWANCE FOR WALL SIGNS ON EACH FACADE IS IDENTIFIED IN THE TABLE ABOVE a SOVARE FOOTAGE MAY BE DISTRIBUTED AMONG MULTIPLE SIGNS PER EACH ELEVATION AND MAY MOVE ANYWHERE ON SAID ELEVATION SO LONG Ai THE MAX AREA IS HOT EXCEEDED 5 FOR THE PURPOSE OF ILLUSIRATWN. THE MASTER SIGN PLAN SHCWS SPECIFIC SIGN COPY SIGN COPY MAY BE CHANGED SO LONG AS ALL FUTJRE SIGNAGE COMPLIES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VI 6 IF TENANTS CHANGE IN THE FUTURE. SIGN COPY MAY CHANGE WITHOUT AN UPDATE TO THE MASTER SIGN PUN SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND IN CHAPTER 26. ARTICLE VII 1 2�LE311��= RBUCKS - EAST ELEVATION ^ 7-� 0' p• y g 16 WSSA / l LOT 3 - STARBUCKS - WEST ELEVATION 7 7 SCALE. 3/16' = V- 0' a r a' el 16' 7P P SURFACE AREA: 7 S� FREESTANDING MENU BOARD MB 3.1 S•—E 3:8-> 0" LEGEND ---- TYPE 10 SIGN iLOT. �- � OF SIGH FS 4.1 iI'll .F:- TANDWS------- WB•YNLLSIGNS AM • A I ISTIC MURAI MB - M = Al SDIAIIfR: OB -O 4840OWA AT1ONSOARO 1---4- y._ ._ 2517 SL 3FACL AREA: t? SF FREESTANDING MENU BOARD MB 3.2 13 1 tiI� ico e� ins►" ' FRONT VICW J SURFACE AREA: H SF ORDER CONFIRMATION BOARD OB 3.1 SCALE. JIB-= V 0' .JUSTIFICATION' THE PROPOSED ORDER CONFIRMATION SOARO FALLS WITHIN STARBUCKS' BUSINESS MODEL OF ADVANCING CUSTOMER EXPERIENCE. VIDEOOROERING BOARD I'LL BE SCREENED FROM THE RIGHT OF -WAY BY LANDSCAPING. THE LARGER SURFACE AREA OF THE ORDER CONFIRMATION CAN BE JUSTIFIED BY UTILIZING SMALLER MENU BOARDS IMS 3.1 AND MB 311AS COMPARED WITH CURRENT STANDARDS IN CHAPTER 26, ARTICLE VII Date: 1/5/2015 r o s e m a n n & ASSOCIATESPc i 4 of 5 80 2809 Lari Street i Denver, CO 802(15-2111 p:.303.261.8229 j �Rs�79'-?0isaog� � 1 i KIPLING RIDGE MASTER SIGN PLAN LOT 2 - UNSPECIFIED BUILDING TYPE LOT 2 WILL CONSIST OF THE FOLLOW SIGNS AND REGULATIONS: WALL SIGNS: - WALL SIGNS ARE PERMITTED ON ALL FOUR FACADES SUCH THAT: A. THE TOTAL SF OF ALL SIGNAGE (X) DOES NOT EXCEED 1 SQUARE FOOT FOR EVERY LINEAR FOOT FOR THE THREE SMALLEST FACADES COMBINED (SEE FIG. 1). S. THE TOTAL SQUARE FOOTAGE OF WALL SIGNS ON ANY SINGLE FACADE SHALL NOT EXCEED 1 SQUARE FOOT FOR EVERY LINEAR FOOT OF THE FACADE TO WHICH IT IS AFFIXED. - SQUARE FOOTAGE MAY BE DISTRIBUTED AMONG MULTIPLE SIGNS PER EACH ELEVATION AND MAY MOVE ANYWHERE ON SAID ELEVATION SO LONG AS THE MAX AREA IS NOT EXCEEDED. MENU BOARDS: - MENU BOARDS ARE PERMITTED ON THIS LOT AS LONG AS THEY COMPLY WITH APPLICABLE STANDARDS ON SHEET 1 OF 5 AND CHAPTEP 26, ARTICLE VII. ORDER CONFIRMATION BOARDS: - ORDER CONFIRMATION BOARDS ARE PERMITTED ON THE LOT AS LONG AS THEY COMPLY WITH APPLICABLE STANDARDS ON SHEET 1 OF 5 AND CHAPTER 26, ARTICLE VII. INFORMATIONAL SIGNS: - MUST COMPLY WITH REQUIREMENTS FOUND ON SHEET 1 OF 5 AND CHAPTER 26, ARTICLE VII OF THE WHEAT RIDGE SIGN CODE. WINDOW/DOOR SIGNS: - MUST COMPLY WITH REQUIREMENTS FOUND ON SHEET 1 OF 5 AND CHAPTER 26, ARTICLE VII OF THE WHEAT RIDGE SIGN CODE. TEMPORARY SIGNS: - MUST COMPLY WITH REQUIREMENTS FOUND ON SHEET 1 OF 5 AND CHAPTER 26,ARTICLE VII OF THE WHEAT RIDGE SIGN CODE. " ANY ADDITIONAL SIGNAGE NOT SPECIFIED ABOVE MUST COMPLY WITH ARTICLE VII, THE TWO SHORTEST FACADES PLUS (1) OF THE LONGEST FACADES SHALL BE USED TO CALCULATE THE SQUARE FOOTAGE 2 BUILDING B+B+A=X X = TOTAL S.F. ALLOWED A = LONGEST FACADE B = SHORTEST FACADE I i I Date: 1/5/2015 r o s e m a n n & ASSOCIATES - 5 of 5 2809 LarimStreet Denver, CO 80205-2111 --p: 303.261.8229 City of .A VV heat dge COMIT MUNY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE OF MEETING: CASE NO. & NAME: CASE MANAGER: Lauren Mikulak January 15, 2015 WSP-14-07 / Kipling Ridge ACTION REQUESTED: Request for approval of a master sign plan for a unified development on property zoned Commercial -One (C-1) and located at the southwest corner of W. 38`h Avenue and Kipling, including 3725 Kipling, 3795 Kipling, 10040 W. 38`h Avenue and 10100 W. 38`h Avenue LOCATION OF REQUEST: Southwest corner of W. 38th Avenue and Kipling, including 3725 Kipling, 3795 Kipling, 10040 W. 38th Avenue and 10100 W. 38th Avenue APPLICANT(S): Rosemann and Associates on behalf of Millennium Venture Group, Inc PROPERTY OWNER(S): Millennium Venture Group, Inc APPROXIMATE AREA: 279,782 Square Feet (6.35 Acres) PRESENT ZONING: Commercial -One (C-1) PRESENT LAND USE: Kipling Ridge Shopping Center (under construction) COMPREHENSIVE PLAN: Mixed Use Commercial / Community Commercial Center ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION LOCATION MAP Case No. WSP-14-07I Kipling Ridge SITE All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WSP-14-07 is an application by Rosemann and Associates, requesting approval of a master sign plan for the mixed use development, Kipling Ridge, located at the southwest corner of Kipling and W. 38th Avenue. The sign plan applies to all four lots that comprise the shopping center, including 3725 Kipling, 3795 Kipling, 10040 W. 38th Avenue and 10100 W. 38th Avenue. The purpose of the request is to provide a unified sign plan for the shopping center. Section 26-708.E of the municipal code establishes the procedure for master sign plan approval by the Planning Commission: E. Master sign plan. 1. The planning commission may approve a master sign plan for any existing or proposed commercial, mixed use, or industrial development of at least two (2) acres or more in size which is under unified control either by ownership, legal association or leasehold. 2. The intent and purpose is to encourage well-planned and designed signage within a large multiple building or multiple use complex which expresses unification and integration by elements of architectural style, size, color, placement and lighting while at the same time allowing for reasonable individual business identification. An additional purpose is to encourage the elimination of existing nonconforming signs. The planning commission may grant as a bonus for well-designed plans additional signs and/or up to a fifty (50) percent increase in maximum square footage for each sign, and/or may permit signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose of this subsection relating to unification and integration of signage. 3. Once approved at a public hearing by planning commission, all master sign plans shall be recorded with the Jefferson County Recorder's Office and shall constitute a covenant and must be complied with by all owners, proprietors, lessees or assigns, whether current or future. No substantial variation from the plan shall be permitted without planning commission approval. Noticing requirements for a master sign plan process shall follow the procedures outlined in section 26-109. II. EXISTING CONDITIONS The subject property is located at the southwest corner of W. 38th Avenue and Kipling with frontage on five public streets: Kipling Street, W. 38th Avenue, Lee Street, W. 37th Place, and Kline Street (Exhibit 1, Aerial). The property is zoned Commercial -One (C -l), a zone district which provides for a wide range of commercial land uses including office, general business, and retail sales and service establishments. Land uses in the C-1 zone district are often supported by the community and/or entire region. Case No. WSP-14-07 / Kipling Ridge 2 The site is comprised of four parcels, and the total size of the subject property is 276,782 square feet or 6.35 acres. The property is under unified control and is owned by Millennium Venture Group, Inc (MVG) who is also serving as the developer of the property. Several related land use cases were processed in 2014 as a means to redeveloping the site; these included: • a subdivision plat and associated subdivision improvement agreement, • a site plan for development of a Sprouts Farmers Market on Lot 4, • a special use pen -nit and site plan for development of a MorningStar senior care facility on Lot 1, and • a special use pen -nit and site plan for development of a Starbucks with drive through on Lot 3. Building permits have been issued for the three lots with site plan approval. No tenant has been identified for the fourth lot, although MVG is actively marketing the site. The redevelopment project has been named "Kipling Ridge," and Starbucks and Sprouts are expected to open this spring. The development is eligible for a master sign plan because it is over two acres in size, under unified ownership, and includes mixed use development. 111. CASE ANALYSIS The master sign plan is comprised of five sheets�,,, Uh The first sheet contains signature blocks required for recordation as well as a summary of all proposed sign standards. Signage for the property is expected to comply with the standards in Article VII of Chapter 26 (the sign code) except as modified by the master sign plan. Sheet 2 includes a site plan for the entire property as well as infori-nation regarding freestanding monument signs. Sheet 3 identifies proposed sig riag and maximum wall sign standards for Lot 4 (Sprouts). Sheet 4 identifies proposed signage and maximum wall and drive through standards for Lot 3 (Starbucks). Because no tenant has been identified for Lot 2 and no site plan has been approved, Sheet 5 provides general standards for Lot 2. The master sign plan standards are summarized below in the order they appear on Sheet 1, For each type of sign, the analysis compares the standards proposed in the master sign plan with the standards in Article VII of the zoning code. f'reestanding Si ns o Allowed per Code: The sign code allows one freestanding sign per street frontage and a maximum of two per lot, so a total of seven freestanding signs would be allowed on the property (two each for Lots 1, 3, and 4 and one on Lot 2). Maximum height is 15 feet with minimum setbacks of 10 feet. Maximum size is based on building footprint. • Proposed by Applicant: The master sign plan proposes a reduced number and size for freestanding signs, but requests two taller signs for multi -tenant advertising Oh A 1�il, A I 4 C , li?,� �, W • Sheet 2 of the plan set shows two single tenant signs on Lot I (for MorningStar) and two multi -tenant signs ----one each on the 38"' and Kipling frontages. • The signs on Lot I are limited to 32 square feet which is substantially below the 146 square feet that would otherwise be allowed for each sign, based on the size of the building. • Each multi -tenant sign is limited to 127 square feet in size which is substantially below the total square footage that would otherwise be allowed for freestanding signs on each Case Ago, TFSP-14-07/KiplingRi(4ge lot. The setbacks from W. 38"' Avenue and Milling are reduced, but the signs do not interfere with sight triangles or public improvements. The multi -tenant signs are proposed to be 19 feet in height to accommodate standard size sign panels and to elevate the bottom of the sign above landscape material and snow accumulation. o The design of all four freestanding signs is cohesive with similar massing and proportions. The materials of the single and multi -tenant signs are different to better complement the primary buildings. Findings: Staff finds that the proposed fi-cestanding signs are consistent with the intent of the sign code by promoting a cohesive design and by reducing the overall number and size of the freestanding signs. The code allows a total of 7 signs each 15 feet in height, but the proposed designs are more appropriate for the scale of the development and reduces sign clutter. 11"allSi,gns • Allowed per Code: The code allows walls signs on building fa�adcs that are adjacent to a public street or major interior drive. The size may be no larger than I square foot for every linear foot of the facade to which the sign is affixed (a 1:1 ratio), Proposed by Applicant: The master sign plan proposes reduced sizes for wall signs in exchange for allowing signs on additional faSades. The plan provides images of the proposed signs for the known tenants on Lots 3 and 4, but also includes maximum size standards as guidance for future tenants. The master sign plan includes a requirement that allows only channel letters, which is more strict than the sign code but will result in more attractive and cohesive designs. 5)routs Lot 4 • Wall signs for Sprouts are shown on Sheet 3. • The sign code would allow wall signs on the north, east and west facades based on street and interior drive adjacency. The master sign plan proposes to allow a sign on the south facade instead of the west facade. It also includes a provision that allows future tenants to transfer the sign allowance back to the west facade. • The maximum sizes for wall signs on this lot are proposed to be slightly less than what is otherwise allowed by the code: SlarbucksLLot 3 • Wall signs for Starbucks are shown on Sheet 4. • The sign code would allow wall signs on the north, south and cast facades based on street and interior drive adjacency. The master sign plan proposes to allow a sign on the west facade as well since the primary entrance for the building is on this wall. • In exchange for additional facades, the overall size of the permitted walls signs is reduced. The maximum sizes for wall signs on this lot are proposed to be less than what is otherwise allowed by the code: Case No. ff,SP- 14-0 7 / Kipling, Ridge 4 Lot 2 • No tenant has been identified for Lot 2 at this time, and no site plan has been approved. For this reason, a formula has been established for wall sign allowance on this lot that is consistent with the allowance provided on Lot 3: Wall signs are permitted on all four fagades, but the total size of the wall signs may not exceed the sum of the three shortest fat,,-ades. • The figure on Sheet 5 illustrates this standard. Mornin&Star (Lotjj o The operators of Morning Star do not currently intend to have any wall signs on the building. Because future owners or operators of the property want otherwise, a note has been added to Sheet I that defers to the wall sign calculations in the sign code. • Findings: Staff finds that the proposed wall sign are consistent with the intent of the sign code. While the applicant has requested signage oil additional facades, they have also proposed more strict standards in terms of maxiinum, size and by adding the requirement for channel set letters. ArtisticMurals Allowed per Code: The code recognizes artistic murals as a type of signage, but explicitly defines murals as images that do not "advertise or promote a particular business, service, or branded product." There is no limit on the size of artistic murals. • Proposed by Applicant: The applicant is not proposing to alter the standards or definition related to artistic murals; however the sign plan does include an additional limitation that explicitly states bow murals can be mounted to windows and doors. The Sprouts building includes a proposed mural along the cast and north facades. Because these windows fulfill other design requirements, murals must be mounted on the interior to preserve the reflective qualities of the glass. # Findings: Staff finds that the proposed murals are consistent with existing regulations. li�16rnwtional Signs • Allowed per Code: There is no limit on the number of infortnational signs, but they are limited in size and height. Proposed by Applicant: The master sign plan is consistent with the sign code, but also includes a provision for that clarifies bow to treat oversized signs: informational signs are considered wall signs if they exceed the size allowance for this category. This is the case for the wall - mounted "drive thru" signs shown on Sheet 4. Because they exceed 4 square feet, they are counted as wall signs. Case Alf), IVSP-14-07IKiplingRidge 5 Findings: Staff finds that the standards for infonxiational signs are consistent with existing regulations. Menu Boards • Allowed per Code: The code allows two menu boards per commercial activity, each up to 30 square feet in size and up to 6 feet in height if freestanding. Menu boards may be illuminated, but advertisement must be screened from the right-of-way. Proposed by Applicant: The master sign plan is consistent with the sign code in terms of size and screening, and it limits menu boards only to Lots 2 and 3 which are. or have the potential to be, quick serve restaurants. The maximum size proposed by the sign plan is reduced to 20 square feet per sign. The plan proposes to allow digital technology as part of the menu boards. The zoning code is silent as to whether this would be allowed, but proposed perfon-nance standards are consistent with the code—eg no flashing or movement is allowed. 0 Findings: Staff finds that the standards for menu boards are consistent with existing regulations and the incorporation of digital technology is acceptable and includes appropriate regulations. Order Coqfirmation Boards • Allowed per Code: The code allows one order confirmation board per commercial activity, up to 3 square feet in size and up to 4 feet in height. As with inerm boards they may be illuminated, but advertisement must be screened from the right-of-way. • Proposed by Applicant: The master sign plan proposes to exceed the order board standards based on changing industry standards. Order continuation boards for today's newer restaurants often employ larger screens with more text, and Starbucks is actively testing video chat capabilities around the country for drive thru ordering. With this in mind, the sign plan proposes a maximum size of 8 square feet for order boards, up to 4.5 feet in height. As with menu boards, order boards are restricted to Lots 2 and 3 and standards related to digital text and images is included. Findings: Staff finds that the standards for order boards and the incorporation of digital technology are acceptable and include appropriate regulations. Temporary Signs Temporary signs are proposed to be consistent with Article VII with no modification by the master sign plan. lVindoii,VDoor Signs • Window and door signs are proposed to be consistent with Article VII with no modification by the master sip. plan. Q/ ,�-Prendse Signs • Allowed per Code: An off -premise sign is defined as "any sign which advertises or directs attention to a business, commodity, service or activity conducted, sold or offered elsewhere other than on the property which the sign is located." Cif premise signs are not permitted. Case o. IST -14-07I'riling Ridge 6 • Proposed by Applicant: The master sign plan proposes to allow off -premise signs only for the purpose of allowing the two multi -tenant signs shown on Sheet 1. Because the shopping center is comprised of multiple parcels, a master sign plan is the only way to approve multi -tenant signs. As discussed above, the total number of signs on the property is reduced by allowing off -premise advertisement through multi -tenant signs • Findings: Staff finds that allowing off -premise advertisement is appropriate in the context of a unified shopping center with multi -tenant signs. The proposal is consistent with the intent of the sign code and reduces sign clutter on the property. Additional Notes Similar to a planned development, the master sign plan establishes minimum and maximum standards but also includes specific sign copy based on the current development. The plan is not intended to limit any change in sign copy in the future, so notes are included on all sheets that allow sign copy to be modified assuming it is consistent with the master sign plan and City sign code. IV. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the subject property is eligible for a master sign plan and that the proposed plan promotes well-planned and well-designed signage. Staff further finds that the sign plan is reasonable in its requests, consistent with the intent of the sign code, and appropriate for the context of the development. For these reasons, staff recommends approval of the master sign plan. V. SUGGESTED MOTIONS Option A• "I move to APPROVE Case No. WSP-14-07, a request for approval of a master sign plan for a unified development on property zoned Commercial -One (C-1) and located at the southwest corner of W. 38th Avenue and Kipling, including 3725 Kipling, 3795 Kipling, 10040 W. 38th Avenue and 10100 W. 38th Avenue, for the following reasons: 1. The site is eligible for a master sign plan. 2. The master sign plan promotes well-planned and well-designed signage. 3. The master sign plan is consistent with the intent of the sign code and appropriate for the context of the development. Option B• "I move to DENY Case No. WSP-14-07, a request for approval of a master sign plan for a unified development on property zoned Commercial -One (C-1) and located at the southwest corner of W. 38th Avenue and Kipling, including 3725 Kipling, 3795 Kipling, 10040 W. 38th Avenue and 10100 W. 38th Avenue, for the following reasons: 2. ... 3. Case No. WSP-14-07/Kipling Ridge EXHIBIT 1: AERIAL The four parcels that comprise the subject site and the Kipling Ridge shopping center are outlined in blue in the image below. Case No. WSP-14-07 / Kipling Ridge Refer to attached I I x 17 plan set. Case Aro, ITSP- 14-07/Kipling RiePge 9 The applicant provided the following comments when asked to explain certain components of the master sign plan: Regar(fing the height of the inulti-tenant sign: The overall height of the multi -tenant sign was determined by the following factors: The intent of the design was to create a multi -tenant, sign that was more vertical than horizontal to reduce the overall footprint and avoid competing with the overall development landscaping plan, encroachment into site visibility triangles, and placement to avoid easement, access points and reduction in parking. We feel the vertical sign proposed is more aesthetically pleasing and ties into the overall development better than a horizontal option. Were possible we have pulled the multi -tenant signs as far back as possible, while avoiding pedestrian light poles and surrounding landscape, and placing the signs within a landscaped area. • The sign company recommended standard dimensional panels: (1) 2x4 panel, (2) 2x2 panels, (1) 4A panel to ensure proper aspect ratio for branding and logo design, visibility for all existing and future tenants signage and ease of construction. Reducing panels in height to the next standard dimension smaller would decrease the readability severely, create aspect ratio issues for logos/trademark dress and potentially require modifications to sign if tenants were to change in future. The sign configuration design was proposed to ensure a clean, visually pleasing look for now and in the future. • The beight, of the base proposed is to ensure the text "KIPLING RIDGE" is visible with proposed landscaping at base of the sign and threat of snow build up. It also gets the primary portion of the sign outside of spray from sprinklers and adds a layer of protection from snow removal, landscaping maintenance and other items that could potentially damage si&nis. • In addition, the use of (2) larger multi -tenant signs is in lieu of using multiple single tenant signs on each lot. While the height and surface area of the (2) multi -tenant signs are outside the max allowed, the total surface area used throughout the (4) freestanding signs is well within the combined allowable for all lots (assuming a 5,000 square foot building on Lot 2 and the smallest square footage allowed per sign per lot). Regar(fing the south fiwing ival/ sign on Lot 4: • The signage on the south faqade is in lieu of signage along the west fa�adc to improve visibility to the major arterial street, Kipling Street. This will communicate the use and provide better marketing to northbound Kipling Street customers due to the speed of traffic. • While implementing a wall sign along the south facade is not permitted, the total square footage used for all signs is under the total max, allowed for the building and a transfer of allowable square footage on the west facade to the south facade is proposed. Case ,No. WSP-14-071'Kipling Ridge 10 Regar,ding the artistic nuiral on Lot 4.- • The farm scene window graphics is classified as an artistic mural. It consists of a 3M vinyl film with farm scene graphics to enhance and set the farmers market tone, break up necessary wall space, and hide visibility into offices, the back of refrigeration equipment, and fixtures due to required placement for interior floor planning. The vinyl film does allow light to pass through, but it will prevent and prohibit visibility through the reflective glass. • The window graphic does not advertise or promote a particular business or branded product, nor does it include a Sprouts logo or any other elements that can be defined as a sign in compliance with Article VIL Case,No, If"SP-14-07lKiplingRid ge WSP-14-07 / Kipling Ridge Request for approval of a master sign plan for a unified development zoned Commercial -One (C-1) and located at the SW corner of 38Th and Kipling Planning Commission January 15, 2015 What is a Master Sign Plan? • Plan establishing standards for the size, location, and design of signs on a campus or unified development • Promotes well-planned signage Does: • Proposes min/max standards • Can vary from sign code Does not: • No change to the zoning • No change to permitted uses • No review of site or building designs Aerial Sheet 1 KIPLING RIDGE MASTER SIGN PLAN SITE PLAN 8 ft 19 ft ' Per Sign Code Lot1 2 x 146 sf Lot 2 1 x ?? sf Per Plan Lot 2x46sf 2x32sf Lot 2x 144 sf 2x 127 sf 7@672+sf 4@318sf KIPLING RIDGE MASTER SIGN PLAN LOT 3-STARBUCKS 34 sf max 30 sf max 36 ft 36 ft wrwn� � ® eia 38Ave 72 sf � � I 50 sf ma 72 ft -- _�___ 30sfmax ' r Major interior A�ive KIPLING RIDGE MASTER SIGN PLAN LOT 4 - SPROUTS - - —218 ft _— 200 sf max -- — - - SPROM 1 major Interlor drive I 110 sf max ' — .Y L 150 ft 110 sf max 150 h 110 sf max KIPLING RIDGE MASTER SIGN PLAN LOT 2 - UNSPECIFIED BUILDING TYPE 2/26/2015 2 Sheet S Staff Recommendation Staff concludes: — Site is eligible for a master sign plan — Plan promotes well-planned signage — Plan is consistent with the intent of the sign code and appropriate for the development Staff recommends APPROVAL with conditions: —Typo correction before recordation Notes • Copy is not dictated by sign plan • Can be changed by tenants without modification • Wall signs channel letters only • Default to Sign Code for all other standards not addressed by plan Lauren Mikulak From: Scott Ohm <scott@groundedbydesign.com> Sent: Wednesday, January 14, 2015 9:19 AM To: Lauren Mikulak Subject: Re: WSP-14-07 questions Lauren, I will delete my last question as I had included the menu and order boards. If the condition for correcting the typos is presented during the staff report, I will not bring up those related questions. The responses look good. See you Thursday. Thank you, Scott Ohm, RLA Colorado #830 CLARB Certified Landscape Architect #3968 Owner Grounded By Design, LLC. Office: 303.872.7807 Wheat Ridge, CO www.p-roundedbvdesiL-n.com Mobile Web: groundedbydesign mobi On Wed, Jan 14, 2015 at 8:36 AM, Lauren Mikulak <lmikulak(cr�,ci.wheatrid e.co.us> wrote: Scott, Please see my responses below and let me know if we should talk over the phone to clarify anything. Thanks, Lauren E. Mikulak, AICP Senior Planner Office Phone: 303-235-2845 Fax: 303-234-2845 City int W heat (��e COMMONM' DMI-01-WN1 From: Scott Ohm [mai Ito: scottgroundedbydesign.com] Sent: Tuesday, January 13, 2015 9:37 PM To: Lauren Mikulak Subject: WSP-14-07 questions Lauren, these will be the questions that I will be asking at the P.C. meeting. What is the maximum SF per the potential 7 freestanding signs that could be allowed based on the 15 ft height? I will calculate this before the meeting. The report for Lot 4 states the length of the east facade is 150 feet but sheet 3 states 218 feet. Which is correct? I see there is a typo in the table on sheet 3—the staff report and the dimensions on each elevation image are correct. I will suggest a condition of approval that all typos be corrected prior to recordation. The report for Lot 3 states the length of the West facade is 72 feet but sheet 4 states the length as 36 feet. Which is correct? Likewise, I see there is a typo in the table on sheet 4—the staff report and the dimensions on each elevation image are correct. In the report the Wall Sign Chart for Lot 4 shows 110 Max SF for 218 length of South facing facade. Why is there 200 max sf for a 218 length of the North facing facade? For this and the next two questions, I think you're asking why the maximum sizes are different for each fagade. If so, the applicant and I will both be prepared to answer this question. If I've misinterpreted what you're asking, let me know. In the report The Wall sign chart for Lot 3 shows 30 Max SF for 36 length of South facing facade. Why is there 34 max sf for a 36 length of North facing facade? The wall sign chart for Lot 3 shows 50 Max SF for 72 length of West facing facade. Why is there 30 max sf for a 72 length of East facing facade? For Lot 3 The allowed SF for the East facade is 50 SF but the applicant is proposing 71 SF. Please explain the 42% increase? I think the table is misleading and can be modified for clarity. It looks like you have included the sizes of the menu and order boards which are not classified as wall signs. I would suggest that this be considered a typo 2nd 3rd and 4th columns of the table state "n/a" for the menu and order boards. Fagade direction, width, and street adjacency are not relevant to the regulation of menu and order boards. Thank you, Scott Ohm, RLA Colorado #830 CLARB Certified Landscape Architect #3968 Owner Grounded By Design, LLC. Office: 303.872.7807 Wheat Ridge, CO www.s,-YroundedbvdesiL,ii.com Mobile Web: NOTICE IS HEREBY GIVEN that a Public Hearing is to be held before the City of Wheat Ridge Planning Commission oil 4�a,�,ua, �152W!1!5 at 7:00 p.m., in the Council Chambers of the Municipal Building at 7500 W. 29t Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearing or submit written comments. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information 0 icer at 303-235-2826 at least one week in advance of °a meeting ifyou are interested in participating and need inclusion assistance. The following case shall be heard: Case No. WSP-14-07: A request for a master sign plan for a unified develo ment on property zoned Commercial -One (C-1) and located at the southwest comer of W. 38' P, Avenue and Kipling, Including 3725 Kipling, 3795 Kipling, 10040 W. 38"' Avenue and 10100 W. 301 Avenue, Said property is legally described as follows: LOTS I — 4, MVG MARKETPLACE SUBDIVISION FILING NO. I kan _kk"agg,—oncr, Adn , iin'strativc Asmstani CITY • WHEAT RIDGE NOTICE OF PUBLIC HEARING i KEn-V1-F-U1Xy-0A1CLQ NOTICE IS HEREBY GIVEN that the Wheat Ridge Planning Commission will conduct a Public Hearing on January 15, 2015 at 7:00 p.m. in the City Council Chambers, Municipal Building at 7500 West 29th Avenue, Wheat Ridge, Colorado, to consider Case No. WSP-14-07, a request for a master sign plan for a unified development on property zoned Commercial -tine (C-1) and located at the southwest comer of W. 3811 Avenue and Kipling, Including 3725 Kipling, 3795 Kipling, 10040 W. 38`x` Avenue and 101.00 W. 38x' Avenue. The proposed ordinance is available in electronic form on the City's official website, www-ci,AjigqtEjd exo.us, Legal Notices. Copies are also available in printed form in the Community Development Department. Published: Wheat Ridge Transcript, January 1, 2015 City of Wh-6atRLdge LETTER NOTICE CERTIFICATION (as required pursuant to Code Section 26-109.D) Date of PlqpLnjqg_Commission hearing: January 15, 2015 I j` �a,■, er, ?�dMinistrative Assistant, Co-mmunjjY--Pev—eloP-m—ent-Pepz!rtment hereby certify that I .a—,a total of 44 letters on December 30, 2014 to the attached recipient list at least 15 days prior to a scheduled public hearing. \ \\� / \\ \ \ n ; Signature: . \ \ \/�, , Date- City of /� Wheat jgie COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 291h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 LETTER NOTICE (As required pursuant to Code Section 26-]09.13) December 30, 2014 Dear Property Owner: This is to inform you of Case No. WSP-14-07 a request for a master sign plan for a unified development on property zoned Commercial -One (C-1) and located at the southwest corner of W. 38th Avenue and Kipling, including 3725 Kipling, 3795 Kipling, 10040 W. 38th Avenue and 10100 W. 38th Avenue. This request is scheduled for public hearings in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The schedule is as follows: Planning Commission January 15, 2015 a, 7:00 p.m. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. 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. If you have any questions or desire to review any plans, please contact the Planning Division at 303-235-2846. Thank you. Planning Division. WSP 1407.doc www.ci.wheatridge.co.us Vicinity May Site LEMI, GEORGE LINN DANIEL J GERSTNER PAULA LEML AMALIE LINN DEBBE A 3755 LEE ST 3842 LEE CIR 7072 W 68TH PL WHEAT RIDGE CO 80033 WHEATRIDGE CO 80033 ARVADA CO 80003 MITHOFF LAURA 1295 HOLLY ST DENVER CO 80220 TRUJILLO JACOB C TRUJILLO MARY M WARNKE NOYOLA DOLORES 3620 LEE ST WHEAT RIDGE CO 80033 MUSGROVE CLARK G MUSGROVE MARGARET B 11273 W 28TH AVE LAKEWOOD CO 80215 KNOLL STEVEN GERALD NEVILLE ALFRED R MVG NIS WHEAT RIDGE LLC 7042 UMBER ST NEVILLE PATRICIA J P 0 BOX 18970 ARVADA CO 80007 6662 E JACKSON CT DENVER CO 80218 HIGHLANDS RAN 14 CO 80130 MILLENNIUM VENTURE GROUP INC 1509 YORK ST 3RD FLOOR DENVER CO 80206 CASTE 1-11ON 440 E 13TH LLC 1251 PENNSYLVANIA ST 2 DENVER CO 80203 WAHLERS PETER D WAHLERS BETH A 3725 LEE ST WHEAT RIDGE CO 80033 DINNING FRANKLIN D JR DENNING LISA M 14700 W 82ND AVE ARVADA CO 80005 CASTLE LION 440 E 13TH LLC 1251 PENNSYLVANIA ST 2 DENVER CO 80203 FLEMING WILLIAM S FLEMING NANCY L 1765 SWADLEY ST LAKEWOOD CO 80215 GAYBIL-JERFRE LTD 3705 KIPLING ST 100 WHEAT RIDGE CO 80033 SOMMERS ELLEN J 10206 S WOODROSE CT LITTLETON CO 80129 BERKOWITZ MARK P 3695 LEE ST MILLENNIUM VENTURE GROUP INC DBA MVG DEV 1509 YORK ST 3RD FLOOR DENVER CO 80206 SECOND CONVENIENCE STORES PROPERTIES CORP P 0 BOX 406 TOPSFIELD MA 1,983 JOHNSON ROBERTA A 3710 LEWIS ST W14EAT RIDGE CO 80033 ATHANASOPOULOS JOHN P ATHANASOPOULOS JOHN 22 MORNINGSIDE DR WHEAT RIDGE CO 80215 HOFFMAN BETTY M HOFFMAN RODNEY B 3852 LEE CIR WHEAT III MANSEAU GINNY 4812 FLOWER CT ARVADA CO 80002 AUTOZONEINC DEPT 8088 PO BOX 2198 MEMPHIS TN 38101 JEMACO LLC 3850 KIPLING ST WHEAT RIDGE CO 80033 BUCK MICHAEL PO BOX 445 WATKINS CO 80137 MARTIN BRIGITTE B GILLEN THOMAS LUDVIGSEN ANN C 3660 LEE ST GILLEN DEBRA 3625 KLINE ST WHEAT RIDGE CO 80033 3580 LEE ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 MCLAUGHLIN FAMILY TRUST DIFRANCO DANNY GIACOMO INSPIRATIONS LLC 3730 LEWIS ST 4655 W 11 2TH CT 2655 W 39TH AVE WHEAT RIDGE CO 80033 WESTMINSTER CO 80031 DENVER CO 80211 CIRCLE K STORES INC PROPERTY TAX DEPT DC 17 PO BOX 52085 PHOENIX AZ 85072 MCLAUGHLIN GARY S PROZERALIK DONNA C 3640 LEE ST WHEAT RIDGE CO 80033 WHEELER JACK WHEELER LESIAE 17006 W 61 STPL GOLDEN CO 80403 Nl--'I'--'I,Y ORVILLE L NEELY A WAYNE DE'AN A HARRISON PO BOX 1838 ARVADA CO 80001 KUNZ MARY CAROL 3832 LEE CIR WHEAT RIDGE CO 80033 LOTITO PATRICIA M LOTITIO LAWRENCE E 3862 LEE CIR WHEAT RIDGE CO 80033 MR LAND LLC 10135 W 38TH AVE WHEAT RIDGE CO 80033 COBALT ON LEE STREET LLC PO BOX 745154 ARVADA CO 80006 MATISCIK RICHARD MATISCIK DENISE S 6248 HOLMAN CT ARVADA CO 80004 BELL DAVID W 17206 W 17TH PL GOLDEN CO 80401 BEAR CLAW INVESTMENTS LTD LIABILITY CO 3695 KIPLING ST WHEAT RIDGE CO 80033 Owner 1 jOwner2 lOwner 3 lCompany IMailingAddress ISt Street Name IType jUnit lCity iState jZIp lPropertyAddress Ist IStreet Name IType lCityState I Zip juse LEML GEORGE LEML AMALIE 3842 LEE CIR WHEAT RIDGE CO 80033 3842 LEE CIR WHEAT RIDGE CO 80033 RESID LINN DANIEL J LINN DEBBE A 7072 W 68TH PL ARVADA CO 80003 3640 LEWIS ST WHEAT RIDGE CO 80033 MULTI PAULA 3755 LEE ST WHEAT RIDGE CO 80033 3755 LEE ST WHEAT RIDGE CO 80033 RESID GERSTNER 1295 HOLLY ST DENVER CO 80220 3615 LEE ST WHEATRIDGECO 80033 MULTI MITHOFF LAURA TRUJILLO JACOB C TRUJILLO MARY M WARNKE NOYOLA 3620 LEE ST WHEAT RIDGE CO 80033 3620 LEE ST WHEAT RIDGE CO 80033 RESID MUSGROVE CLARK G MUSGROVE MARGARET B 11273 W 28TH AVE LAKEWOOD CO 80215 3605 KLINE ST WHEAT RIDGE CO 80033 MULTI OF WHEAT RIDGE 7500W 29TH AVE LAKEWOOD CO 80215 10200,W 38TH AVE WHEATRIDGECO 80033 OF WHEAT RIDGE 7500 W 29TH AVE WHEAT RIDGE CO 80033 VACANT LAND KNOLL STEVEN GERALD 7042 UMBER ST ARVADA CO 80007 3595 KLINE ST WHEAT RIDGE CO 80033 MULTI NEVILLE ALFRED R NEVILLE PATRICIA J 6662 E JACKSON CT HIGHLANDS RACO 80130 3565 KLINE ST WHEAT RIDGE CO 80033 MULTI MVG MS WHEAT RIDGE LLC P O BOX 18970 DENVER CO 80218 10100 W 38TH AVE WHEAT RIDGE CO 80033 MILLENNIUM VENTURE GROUP INC 1509 YORK ST 3RD FLOOR DENVER CO 80206 3725 KIPLING ST WHEATRIDGECO 80033 GAYBIL-JERFRE LTD 3705 !KIPLING ST 100 WHEAT RIDGE CO 80033 3705. KIPLING ST WHEAT RIDGE CO 80033 COMMR ATHANASOPOULOS JOHN P ATHANASOPOULOSJOHN 22_ 'MORNINGSIDE DR WHEAT RIDGE CO 80215 3790 KIPLING ST WHEAT RIDGE CO 80033 COMMR CASTE LION 440 E 13TH LLC 1251 PENNSYLVANIA ST 2 DENVER CO 80203 VACANT LAND SOMMERS ELLEN J 10206S WOODROSE CT LITTLETON CO 80129 3715 LEWIS ST WHEAT RIDGE CO 80033 RESID HOFFMAN BETTY M HOFFMAN RODNEY B 3852 LEE CIR WHEAT RIDGE CO 80033 3852 LEE CIR WHEAT RIDGE CO 80033 RESID WAHLERS PETER D WAHLERS BETH A 3725 LEE ST WHEAT RIDGE CO BW33 3725 LEE ST WHEAT RIDGE CO 80033 MULTI 3695 LEE ST WHEAT RIDGE CO 80033 3665 LEE ST WHEAT RIDGE CO 80033 MULTI BERKOWITZ MARK P 4812 FLOWER CT ARVADA CO 80002 3655 KLINE ST WHEAT RIDGE CO 80033 MULTI MANSEAU GINNY %EVILLE ALFRED R NEVILLE PATRICIA J 6662 E JACKSON CT HIGHLANDS RACO 80130 3565 KLINE ST WHEAT RIDGE CO 80033 MULTI DENNING FRANKLIN D JR DENNING LISA M 14700 W 82ND AVE ARVADA CO 80005 3865. KIPLING ST WHEAT RIDGE CO 80033 MILLENNIUM VENTURE GROUP INC DBA MVG 1 1509'YORK ST 3RD FLOOR DENVER CO 80206 3795 KIPLING ST WHEAT RIDGE CO 80033 COMMR AUTOZONE INC DEPT 8088 PO BOX 2198 MEMPHIS TN 38101 3701. KIPLING ST WHEAT RIDGE CO 80033. COMMR —LtTYOFWHEATRIDGE 7500 W 29TH AVE WHEAT RIDGE CO 80215 VACANT LAND CASTLE LION 440 E 13TH LLC 1251 PENNSYLVANIA ST 2 DENVER CO 80203 10200.W 38TH AVE WHEAT RIDGE CO 80033 MANSEAU GINNY 4812 FLOWER CT ARVADA CO 80002 3655 KLINE ST WHEAT RIDGE CO 80033 MULTI SECOND CONVENIENCE STORES PROPERTIE! P 0 BOX 4D6 TOPSFIELD MA 1983 9999 W 38TH AVE WHEAT RIDGE CO 80033 COMMR CrrY OF WHEAT RIDGE 7500 W 29TH AVE WHEAT RIDGE CO 80215 VACANT LAND JEMACO LLC 3850 KIPLING ST WHEAT RIDGE CO 80033 3850 KIPLING ST WHEAT RIDGE CO 80033 COMMR FLEMING WILLIAM S FLEMING NANCY 1765 SWADLEY ST LAKEWOOD CO 80215 3685 LEWIS ST WHEATRIDGECO 80033 MULTI JOHNSON ROBERTA A 3710 LEWIS ST WHEAT RIDGE CO 60033 3710 LEWIS ST WHEAT RIDGE CO 80033 RESID BUCK MICHAEL PO BOX 445 WATKINS CO 80137 10191 W 38TH AVE WHEAT RIDGE CO 80033 RESID 3660 LEE ST WHEAT RIDGE CO 80033 3660 LEE ST WHEAT RIDGE CO 80033 RESID MARTIN BRIGITTE B GILLEN THOMAS GILLEN DEBRA 3580 LEE ST WHEAT RIDGE CO 80033 3580 LEE ST WHEAT RIDGE CO 80033 RESID LUDVIGSEN ANN 3625 KLINE ST WHEAT RIDGE CO 80033 3625 KLINE ST WHEAT RIDGE CO 80033 MULTI MILLE14NIUM VENTURE GROUP INC 1509 'YORK ST 3RD FLOOR DENVER CO 80206 10040 W 38TH AVE WHEAT RIDGE CO 80033 GASTE LION 440 E 13TH LLC 1251 PENNSYLVANIA ST 2.DENVER ,CO _80203 VACANT LAND MCLAUGHLIN FAMILY TRUST 3730 ,LEWIS ST WHEAT RIDGE CO 80033 3730, LEWIS ST WHEAT RIDGE CO 80033. RESID COBALT ON LEE STREET LLC PO BOX 745154 ARVADA CO 80006 3680 LEE ST WHEAT RIDGE CO 80033 COMMR DIFRANCO DANNY GIACOMO 4655 W 112TH CT WESTMINSTER CO 80031 3590 LEE ST WHEAT RIDGE CO 80033 RESID INSPIRATIONS LLC 2655 W 39TH AVE DENVER CO 80211 3685 KLINE ST WHEAT RIDGE CO 80033 COMMR SEAU GINNY 4812 FLOWER CT ARVADA CO 80002 3655 KLINE ST WHEAT RIDGE CO 80033 MULTI SPIRATIONS LLC 2655.W 39TH AVE DENVER CO 80211 3685 KLINE ST WHEAT RIDGE CO 80033 COMMR DVIGSEN ANN C 3625 KLINE ST WHEAT RIDGE CO 80033 3625 KLINE ST WHEAT RIDGE CO 80033 MULTI MW6GROVE CLARK G MUSGROVE MARGARET B 11273 W 28TH AVE LAKEWOOD CO 80215 3605, KLINE ST WHEAT RIDGE CO 80033 MULTI NING FRANKLIN D JR DENNING LISA M 14700 W 82ND AVE ARVADA CO BODD5 3865. KIPLING ST W HEAT RIDGE CO 80033 CIRCLE K STORES INC PROPERTY TAX DEPT DC17 PO BOX 52085 PHOENIX AZ 85072 3805 KIPLING ST WHEAT RIDGE CO 80033 COMMR HANASOPOULOS JOHN P ATHANASOPOULOS JOHN 22 MORNINGSIDE DR WHEAT RIDGE CO 80215 3790. KIPLING ST WHEAT RIDGE CO 80033 COMMR 3832 LEE CIR WHEAT RIDGE CO 80033 3832. LEE CIR WHEAT RIDGE CO 80033 RESID KUNZ MARY CAROL MATISCIK RICHARD MATISCIK DENISE S 6248 HOLMAN CT ARVADA CO 80004 10221,W 38TH AVE WHEAT RIDGE CO 80033 RESID MCLAUGHLIN GARY S PROZERALIK DONNA C 3640 LEE ST WHEAT RIDGE CO 80033 3640 LEE ST WHEAT RIDGE CO 80033 RESID KNOLL STEVEN GERALD 7042 UMBER ST ARVADA CO 80007 3595 KLINE ST WHEAT RIDGE CO 80033 MULTI LOTITO PATRICIA M LOTITIO LAWRENCE E 3862 LEE ,CIR WHEAT RIDGE CO 80033 3862 LEE OR WHEAT RIDGE CO 80033 RESID RY OF WHEAT RIDGE 7500 W .29TH AVE WHEAT RIDGE CO 80033 VACANT LAND BELL DAVID 17206W 17TH PL GOLDEN CO 80401 3725 LEWIS ST WHEAT RIDGE CO 80033 MULTI DAVID W 17206W 17TH PL GOLDEN CO 80401 3725 LEWIS ST WHEAT RIDGE CO 80033 MULTI WHEELER JACK WHEELER LESLIE 170D6 ,61ST PL GOLDEN CO 80403 3680 LEWIS ST WHEATRIDGECO 80033 MULTI WAHLERS PETER D WAHLERS BETH A 3725 LEE ST WHEAT RIDGE CO, 80033 3725 LEE ST WHEAT RIDGE CO 80033 MULTI 3695 FLEE ST WHEAT RIDGE CO 80033 3665 LEE ST WHEAT RIDGE CO 80033 MULTI OWITZ MARK PO BOX 745154 ARVADA CO 80006 3680 LEE ST WHEAT RIDGE CO 80033 COMMR COBALT ON LEE STREET LLC 10135 W 38TH AVE WHEAT RIDGE CO 80033 10135.W 38TH AVE WHEAT RIDGE CO 80033 COMMR —CRCLEKSTORESINC MR LAND LLC PROPERTY TAX DEPT OC17 PO BOX 52085 PHOENIX AZ 85072 3800 KIPLING WHEAT RIDGE CO 80033 BEAR CLAW INVESTMENTS LTD LIABILITY CO 3695 KIPLING _ ST . WHEATRIDGECO CO . 80033 3695. KIPLING _ST WHEAT RIDGE CO 8.0033 CO_ MMR OF WHEAT RIDGE 7500 W 29TH AVE WHEAT RIDGE CO 80215 VACANT LAND NEELY ORVILLE L NEELY A WAYNE DEAN A HARRISON PO BOX 1838 ARVADA CO 80001 VACANT LAND WHEAT RIDGE CO 80033 City of Wh6at �id le CoMMUNri-y DEVELOPMINT CitY of'Wheat Ridge, Municipal Building 7500 W, 29" Ave. Wheat Ridge, CO 80033-8001 P: 303.23 ,2846 F: 303,2352857 fi December 1, 2014 Mr. Nathan Rosemann Rosemann & Assoc ��I_ 2809 Larimer Street Denver, CO 80205 This letter is in regard to your application for approval of a Master Sin Plan for property zoned Commercial -One (C-1) and located at the southwest corner of W. 38# Avenue and Kipling Street. I have reviewed the first submittal of the Master Sign Plan and have the following comments. Please also refer to the enclosed redlined copy of the submittal sheets. General Comments 1. The intent and purpose of a Master Sign Plan is to encourage well-planned and well- designed signage within a multi -tenant development and to promote unified and integrated design (style, size, color, placement and lighting) while at the same time allowing for reasonable individual business identification. The Planning Commission may grant additional signs, larger signs, and/or signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose relating to unification and integration of signage. The purpose of a sign plan is not to simply request more signs than would otherwise be allowed. Based on the first review, it appears the document is being used to circumvent sign code regulations without proposing tradeoffs or promoting a unified design. Comments related to each sheet follow, but general concerns include the following: • The monument signs do not appear to match or complement each other. • The off -premise multi -tenant sign is taller than typically allowed with a reduced setback and no justification is provided. • Sprouts has wall signs on all four fh�ades (not otherwise allowed) with no proposed tradeoff (eg trading the east wall sign for the south wall sign). • Starbucks has wall signs on all four faqades (not otherwise allowed), and no attempt to reduce the signs on walls that are not otherwise eligible for signage (eg west facade). • The request for video/animated signs (which are not allowed anywhere in the City) is not substantiated. • There are no proposed design standards to promote unification now or in the future­--eg require all wall signs be channel letters. www-cimbeatridge.co.us 2, A cover letter was provided with the first submittal, but an updated letter of request will be required with the second submittal. Written justification for the proposed standards/signs is necessary. Please also include a discussion of how tile document promotes the purpose of a master sign plan. 3, Because this document will be recorded, each sheet will need to include a border with the following minimum margins outside tile border: I" on top and 1/2" on sides. 4. A recorded document is required to be black line and/or grayscale, Please convert all graphic to black line and provide color graphics as separate exhibits to be included with the Planning Commission report. The Master Sign Plan is being 5. There are several references to variances in the document. created in lieu of processing variance requests (similar to a PUD being created instead of processing variances). Please remove all notes that state: "Sign does not meet code request for variance." 6. Please reclassify signs to be consistent with the typologies in the Wheat Ridge zoning code. Monument signs (MS) should be called freestanding: building signs (BS) should be called wall signs. 7, Some of the summary information from Sheet 7 should be relocated to the respective sheets; more details are provided in the comments below, 8. Please confirm that all square footage calculations are consistent with the City's method of measurement defined in section 26-702: SuBice area cad sign, The total area enclosed by the shortest line that can be drawn around the entire sign, including an), architectural embellishment or background material or color forming an integral part of tile display and used to differentiate the sign from its surroundings. Sign support structures which do notbear advertising material shall be excluded in computation of sign area. t - . I SHEET I - Cover page 9, Please revise the first two lines of the title block as follows: Kipling Ridge Master Sign Plan An Official Development Plan 10. Please reconsider the font sizes used on this sheet; they are much larger than necessary and difficult to read when printed full size. 11. In tile legal description. , please remove the space in the word "located 12. In the owner's certificate, please replace "name of owner or agent" with the name and title of the person who will be signing this document. 13. In the County certificate,, please replace "plat" with "plan." 14. In the Planning Commission certificate, please capitalize Wheat Ridge Planning Commission. 15. In the governing codes section, please revise to read: City of Wheat Ridge, Colorado Code of Laws, Chapter 26, Article V11 Zoning: C-1 16. In the case history, please remove "2013-14" and add the following case numbers: WSP- 14-07, SLIP -14 -tis, WSP- 14-05, SLIP -14-01, WSP- 14-02, M-14-01, WSP- 14-0 1. 17, Please modify the text and location of the "Explanation/Intent of Document" section; it should not be a subheading of the -Modifications to the Municipal Code," The intent of the document needs to explain in paragraph form why a master sign plan is being proposed. Please consider the codified intent of this type of document (described above). 11 The primary reason staff proposed to MVG a master sign plan was to allow off premise multitenant signs in exchange for a reduced total number of monument signs. 18. The statements regarding sign locations and building permits need to be removed from the Explanation and Notes sections. The location of freestanding sign need to be specifically identified on this document, and perrnit requirements will be determined by the City's Building Division and may not be overridden by this document. 19. Staff cannot support the following proposal: "All internally illuminated signs may have moving graphics..." This directly contradicts the sign code and does not promote the goal of a well-designed sign plan. 20. The Notes section appears to include regulatory standards that are not merely notes. All proposed regulatory design standards need to be presented as such. 2 1. Because the plan set includes very specific images and text copy, please add a note or notes to this page regarding future tenants or changes to the copy. For example, • For the purpose of illustration, this Master Sign Plan shows specific sign copy. Sign copy may be changed so long as all future signage complies with applicable standards. • If tenants change in the future, sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards. 22. The Modifications to Municipal Code section does not sufficiently describe the new sign standards that are being proposed. Several sign categories are not listed and should be (eg menu boards, freestanding signs). For the categories that are listed, some repeat the standards from City Code and some change them (eg informational, window and door. and banner lists the City standards, but prqjecting signs proposes a new standard). The Exempla Sign Plan example that I provided is a different context (campus with unified signage versus tenants with different advertising). For the purpose of this document, I would recommend utilizing a table that identifies each type of sign and the applicable standards: Sian Standards Sign standards for this property are listed below. All types of signs not otherwise described shall not be permitted. Signs- - - Permitted only for video ordering screen on Lot #, " C Changeable copy advertisements on video screen m m ay not be animated and may not change any y ;Animated s so or ooner than 15 seconds. oe 71599 tri's m7r�_t_U_tystandards? If so, repeat or f reference,,gity-sta.ndards, J 'o 4 e, Noes is meet ity standards? If so, repeat or Freestanding ## total for development... ■ Minimum setbacks as shown on Sheet 2 Informational Signs * Does this meet City standards? If so, repeat or Accessory to Primary Use reference City standards. • Ground mounted: no maximum number, max size/height... • Is the wall -mounted "drive throe gh" bein class's I -�Will fl- atf to jip m*,,dified with the next submittal. SHEET 2 — Site Plan 23. Please modify the title to read Kipling Ridge Master Sign Plan. 24. It is unclear what scale is being used; please modify the scale bar and/or include scale text. 25. Correct the western property line of Lot 1 --two lines are shown, 26. While this sheet is being used as a locator map for all subsequent sheets. the most important information relates to the location of the four (4) freestanding signs. Please move the summary table from Sheet 7 to this page. 27. Please make four (4) the freestanding signs more prominent on this page. 28. Identify setbacks for all four (4) freestanding signs. This is measured from the property line to the leading edge of the sign. Please also show the setback to the nearest sidewalks. 29, In the legend, rernove the wall sign max square footage and wall sign note; they are not applicable to this sheet. 30. Add a note that freestanding directional signs may be added and locations may be changed without an update to the master sign plan. SHEET 3 and 4 — Sprouts 3 1. Please modify the title to read Kipling Ridge Master Sign Plan. 32. It is unclear what scale is being used; please modify the scale bars and/or include scale text. 33. Please label the width (in feet) of each tacade. 34. Please move the summary table from Sheet 7 to this page. See redlines on Sheet 7: summary table should be used to identify maximum parameters, for example: 35. The standard note regarding wall signs is unclear. Are you requesting that wall sign locations and sizes may differ from what is shown in the elevations? Please modify the note and put it with the summary table. For example, "The maximum square footage 0 allowance for wall signs on each faqade is identified below. Square footage may be distributed among multiple suns...'' 36. Why does the cast elevation include a placeholder for a sign but no copy? We had previously discussed removing this wall sign in exchange for allowing the wall sign to the south. If this is the case, please remove the placeholder. It is unclear why signs are necessary on all four facades. 37. Please remove the building height measurements. In relation to signage, building height is only relevant for projecting signs, which do not appear to be proposed. 38. As a response to this letter, please provide more, information regarding the farm scene window graphics. Is this proposed to be classified as a mural or a window/door sign? Will the image change routinely"? What is the material? Will it interfere with the reflective glass? Can it be perforated to allow light to pass through? Several Sprouts stores in the area have images on perforated window stickers or shades. 39. Please remove all sign details from Sheet 4. These are not necessary for the MSP since the copy shown on the elevations is within the maximum square footage. 40. Please remove the notes regarding variances. This is inaccurate on the west faqade, which is adjacent to Kline Street. SHEET 5 - Starbucks 41. Please modify the title to read Kipling Ridge Master Sign Plan. 42. It is unclear what scale is being used; please modify the scale bars and/or include scale text. 43. Please remove the notes regarding variances. 44. Please move the surnmary table from Sheet 7 to this page. See redlines on Sheet 7; summary, table should be used to identify maximum parameters for wall signs and menu/order boards, 45. Please correct the spelling of "Starbucks" in the label for each elevation. 46. It appears the proposed wall signs exceed what is typically allowed and staff may not be able to support this request. For example, there are three empty placcholders that total 54 square feet. Two on are the west fayade, which is not even eligible for wall signs under the current code. All three placeholders need to be removed and aiustification provided for any wall signs that remain and exceed current standards. 47. flow are the wall -mounted "drive thru"signs being classified? Do they count toward the wall sign allowance? Are they being classified as directional signs? Some explanation or Justification is necessary. 48. The placcholders surrounding the circular signs far exceed the square footage of the circles. Please reduce the SF label of the placeholder to match the size of the sign; see redline. 49. Please remove the labels and leader lines on the sides of the building when the signs are not visible, see redline. 50. Please distinguish between menu and order boards; this is consistent with the typologies in the sign code. 51. In the detail drawings, a. Remove all side view details from this sheet unless they include signage. b. Remove the rectangular "Starbucks Coffee- sign, for which square footage is shown in the elevations. c. For all details, provide the total square foot of each sign. 5 d. The MB and BS ]abets in the details do not correspond to the elevation drawings. Please correct. e. If freestanding directional signs are compliant with the standard provide on sheet I (height and size) details do not need to be provided and should be removed. f. Remove the clearance bar detail. g. Where is the copy or screen on the order board? It is not clear how big this is. 52. In the cast elevation, the black -max allowable- rectangles around the n1cnu/order boards do not make sense. Please remove; see redline. SHEET 6 - Sonic 53. It is my understanding that Sonic will no longer be the tenant. Assuming a four-sided building, please provided maximum wall sign allowances and a summary table. Informational/directional signs will not be shown but will be allowed in the future based on the standards on sheet 1. SHEET - Freestanding Signs and Tables 54. Please modify the title to read Kipling Ridge Master Sign Plan. 55. Please move the freestanding sign details to the site plan sheet. The scale can be reduced. 56. The two freestanding signs do not appear to match or correspond to each other which is inconsistent with the intent of a master sign plan. Please identify the proposed materials for both signs. 57. The tables are helpful, but appear written to justify the proposed signs by including the WR standards. That type of justification is helpful for the purpose of analysis but does not belong in the master sign plan. Please simplify each table to show what is being proposed (not how it compares to Article V 11) and relocate the tables to the respective sheets. See redline for columns that to be removed/added. This concludes the surnmary of comments. Please resubmit the following: • a response to this letter • one (1) full-size hard copy of the revised plan set • a digital copy of the revised plan set in pdf fon-nat • a written narrative that includes justification for signs that would not otherwise be allowed by the sign code. If you have any questions or need further clarification, please feel free to contact me directly at 303-235-2845. fo,v,� Lauren E. MikUlak Senior Planner cc., Alicia Rli),,iner, MVG IF("1'-13-02 casefile 6 City of Wh6at R * ge COMMUNiTy DEvEwpMENT Citv ol'Wheat Ridge Municipal Building 75001 . 29"' Ave. Wheat Ridge. CO $0033-8001 P: 303235,2846 F: 303.235.2857 December 23, 2014 Mr. Nathan Rosemarin Rosemann & Associates, P.C. 2809 Larimer Street Denver, CO 80205 RE: Kipling Ridge Master Sign Plan – 2nd Review Dear Mr. Rosemann: This letter is regarding your application for approval of a Master Sign Plan for property zoned Commercial -One (C-1) and located at the southwest corner of W. 38"' Avenue and Kipling Street. I have reviewed the second submittal of the Master Sign Plan and have the following comments. Please also refer to the enclosed redlined copy of the submittal sheets. General Comments 1. Thank you for addressing our concerns in terms of the sign types and sizes being proposed. For the most part, the signs being proposed are acceptable, and the majority of the comments below are aimed at better communicating the site-specific regulations for the benefit of future users and staff. SHEET 1 – Cover page 2. In all signature blocks, please update the dates to read "2015"—see redline. 3. In the Owner's Certificate, please provide a title and/or business association for Mike Dailey. V 4. In the Explanation/Intent, please remove the second sentence --sec redline. 5. In the Case History, please move WSP- 14-07 (the case number for this sign plan) to the top of the list and remove the duplicate MS- 14-01 —see redline. 6. In the General Notes, a. Please convert the bullets to numbers for easier reference. V b. Remove the 4 1h bullet, c. Add text to the end of the 5'h and 6`" bullets so they read: "...applicable standards set forth in this document and in Chapter 26, Article VII." d. Remove the last bullet—the sign regulations for the property are first regulated by this sign plan and then by Article VIL If the City's sign code is updated to reflect advancements in sign technology, those updates will be considered when staff regulates signage on the property. 7. In the Sign Standards, please modify the language of the two sentences above the table to read: "All signage on this property shall comply with Chapter 261, Article VII except as modified by this document." www-ci-wheatridge.coos a In the sign standards table. please convert the bullets in the requirements column to letters or numbers for easier reference. The sign standards table includes standards from Article Vil that directly conflict with what is shown in this sign plan. Please make the following modifications so that the standards reflect what is being proposed by this document. Freestanding Signs f. a. Delete the 1". 2"' and 3"d bullets. b. Add a bullet that reads: "Max Height: X Feet" {this needs to reflect the overall height which is taller than 18 feet= -see comment 13). c. Add a bullet that reads: -Setbacks: As shown on sheet 2 of 5" & Add a bullet that reads: -Max size: As shown on sheet 2 of 5" e. Please modify the last bullet to read: -Max Number: As shown on sheet 2 of 5. Limited to two (2) single tenant signs oil Lot 1, one (1) multi -tenant sign on l.,ot 2. and one (1) multi -tenant sign on Lot 4. No freestanding signs are permitted on Lot K' Wall Signs f. Delete the I'st, 4th and 5'h bullets. g. Add a bullet that reads: **Max size: As shown on sheets 3, 4 and 5. No wail signs are permitted on Lot I.- (I assume this is true as no wall signs maximums have been proposed for MorningStar.) Artistic Murals It. Thank you for providing more information regarding the murals. We are still seeking confirmation that the murals will not interfere with the transparency requirements that were part of the overall design of the building. For this reason. the murals need to be installed on the inside of the window (not the outside) to ensure that the reflective quality of the glazing is preserved, Enclosed are samples of vinyl window decals that are and are not acceptable. Please coordinate with the contractor to ensure that the windows are not installed prior to this being resolved, particularly since the vinyl will need to be installed before being mounted on the building. i. Add a bullet that reads: "Window- and door -mounted murals shall be installed on the interior of the glazing such that the reflective qualities of the glazing are preserved as required by the Architectural and Site Design Manual. - V, Informational Signs -e being counted as wall signs oil There are informational drive-thru signs that at Starbucks because they exceed the max size for this category. Please modify the second to last bullet to read: '`...shall not be counted against the allowable size of another type of permitted sign if compliant with maximum size limits. If informational signs exceed the maximum size limits for this category, they shall he considered wall or freestanding signs." Menu Board L In the I" bullet, can the maximum size be reduced to 20 SF'? See comment #33C. 1. Replace the 5`h bullet with the following: 'Minimum setback: 10 feet from right- of-way„ m. Modify the 8'h bullet to read: "May be illuminated by internal lighting Offly (no direct lighting)." N11 n. Add a bullet to read: -Menu board may include changeable copy or video screens, but message shall comply with Chapter 26, Article Vil including but not limited 2 to regulations of movement, flashing, and the time lapse between the change in information." Currently the standard is no sooner than 15 seconds, but I think this language will provide some flexibility should the City's sign code change in the future. o. Modify the second to last bullet to read: A A. �"Y 9-1-1 signage, Digital menu boards must be..." p. e._­ p. Modify the last bullet to read: "Menu boards are digital sqlfiage is permitted... Order Boards q. The order board at Starbucks exceeds the maximum size proposed in this table. Please modify the first bullet to read: "Max size: 8 square feet per sign. Order board shall not exceed 4 feet 6 inches in height, but may be mounted on a wall or structure that exceeds this height." r. Modify the 6"' bullet to read: "May be illuminated by internal lighting 0* (no direct lighting) s. Add a bullet to read: "Order boards may include changeable copy video screen, but message shall comply with Chapter 26, Article VII including but not limited to regulations of movement, flashing and the time lapse between the change in information." Temporary Signs t. Modify the end of this sentence to read: "...in compliance with Chapter 26, Article VII See 26 710 Table -2.1 l." Window and Door Signs u. Delete the last two sentences of this section—see redline. Off -Premise a. Modify the second bullet to read: "Limited to one (1) multi -tenant sign on Lot 2 and one (1) multi -tenant sign on Lot 4, as shown on sheet 2" SH ET 2 – Site Plan 10. The scale of the site plan is 1/32" which does not exist on a scale ruler. Please convert the units to an engineering scale for this drawing. Please confirm setback labels are retained. 11. In the site plan, please remove the IS signs. They are not described further and there is no limit on the number, so I don't think they need to be shown. 12. The scale for the freestanding sign details is identified as 3/8" but it appears these are 1/4" scale. Please correct the scale text. v 13. Please label the overall height of the signs (to the top of the column). This should be used as the maximum height in the table on sheet 1. V" 14. Please identify the proposed materials for the freestanding signs. 15. The size of FS 2.1/4.1 is shown as 146 square feet, but I measure 127: 8' x 15' = 120 (Tenant panels) 7' x I'= 7 (Kipling Ridge) If 127 square feet is correct, please modify the text in this detail and the summary table. 16. Remove the text below the detail regarding max height—see redline. 17. In'the summary table: a. In the Name column, add a space between the sign label and the footnote. b. In the Height column, update, the numbers to reflect the overall height (from ground to top of column). c. Remove the Width column. d. Update tile Actual Size—see can 415. e. Modity the last column to read: **Max Allowable Surface Area ­—this is consistent with the other sheets that show the actual and maximums proposed by this document (not Article VII). 18. Eliminate note #2—this is already covered by the -Justification- text and in the separate letter you provided. -tise 19, Please modify note #3to read: -The multi -tenant signs FS 2.1 and FS 4.1 may advet for businesses located on Lots 1. 2. 3, and 4.** 20. Please move the note that is currently Linder the legend to be located in the additional comments box, In this note, change —directional- to *'informational*' to be consistent with the terminology on sheet 1. 21. Please add the following two notes to the additional comments: a. For the purpose of illustration. the Master Sign Plan shows specific sign copy. Sign copy may be changed so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. b. If tenants change in the future. sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. SHEET 3 - Sprouts 22. On the north elevation leave the place holder and remove the text "MAX 10 Sf`­ -it could be that these are combined for a 20 SF sign in the future. 23. Add the placeholder hash to the legend. 24. In the summary table: a. Please remove the murals—there are no dimensional standards, so I don't think they need to be included in the table. They should stay on the drawing since there is a note that applies. +/- 20 S14... "see redline. b. Remove the two future north signs and delete the text `` Because the max allowed is 200, it is implied that there is still another 24 sfof allowance for signs on this faqade. c. For the west elevation future sign dimensionsmodify the table as shown in the redline. 25. Modify note #3 to read: *'Future tenants may affix a wall sign with a may size of 110 sf along the west taqade as long as the placernent of this sign is in lieu of the South facade signage or vice versa. Wall signs are not permitted on both the south and west facades regardless of size." 2f. Add this text to the end of note #2: "Window- and door -mounted murals shall be installed on the interior of the glazing such that the reflective qualities of the glazing are preserved as required by the Architectural and Site Design Manual." V 27. Please move the notes that are currently under the legend to be located in the additional comments box. 28. Please add the following two notes to the additional comments: a. For the purpose of illustration, the Master Sign Plan shows specific sign copy. Sign copy may be changed so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. b. If tenants change in the future, sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VIL V E SHEET 4 - Starbucks 29. In the east elevation, the black fill of the menu and order boards don't translate well. Is it possible to change the fill so they boards are white fill instead of black, and/or to add brick fill patterns to the structure of the order board? 30. The order confirmation board detail shows 9 square feet on the board and 8 square feet below. Please correct this contradiction; it appears 8 SF is correct. 31. Under the order board detail, please remove the text, "Surface area of order...'" 32. In the order board Justification, please correct the spelling of -and" in the last line and add "...as cornpared with current standards in Chapter 26, Article VII- at the end of the sentence. 33. In the summary table: a. Please group the menu and order boards as the last three lines of the table. b. In the max allowable for the west fai;ade please correct the capitalization of SF— see redline. c. Can the maximum allowed for menu boards be reduced (30 SF to 20 SF?) since this is the justification for increasing the order board size? 34. Please move the notes that are currently under the legend to be located in the additional comments box. 35. Please add the following two notes to the additional comments: a. For the purpose of illustration, the Master Sign Plan shows specific sign copy. Sign copy -nay be changed so long as all future signage complies with applicable i standards set forth in this document and in Chapter 26, Article VII. b. If tenants change in the future, sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. 36. In the additional comments: a. In note fl, correct the spelling of entrance in the second line and change "visibility for..." to "visibility from—" v-, `b. Remove note 42—this is included the supplementary letter you provided. SHEET 5 - Lot 2 37. For wall signs: a. Modify note B to read: "The total square footage of wall signs on any single v" facade shall not exceed I square foot for every linear foot of the faqade to which it is affixed."—this includes the regulation from Article VII instead of a cross reference. b. Modify, the last bullet to match the text from the previous page: "Square footage may be distributed among multiple signs per each elevation and may move anywhere on said elevation so long as the max area is not exceeded."" 38. For menu boards: a. Modify the first bullet to read: "...comply with ai4iele VII applicable standards on sheet I of 5 and in Chapter 26, Article VII." b. Remove the second bullet—this is addressed on sheet 1. 39. For order boards: a. Modify the first bullet to read:"... comply with at4i e 1 e VI! applicable standards on sheet I of 5 and in Chapter 26, Article VII.'" b. Remove the second bullet—this is addressed on sheet 1. 5 This concludes the summary of comments, Please resubmit the following: • a response to this letter • one (1) full-size hard copy of the revised plan set • a digital copy of the revised plan set in pdf format The Planning Commission public hearing is scheduled for Thursday. January 15. In order to meet deadlines for this hearing. the next resubmittal will be due by COB on Monday, January 5 to allow a final review before packets are Finalized on Thursday, January 8. This will leave a three day buffer in case final edits are needed. Several public posting signs will need to be placed on the property by no later than 5prn on January 1. Signs will be available for pick-up from our office next week; they will need to be picked up by Wednesday --we are open from 7arn to 5pin. If you have any questions or need further clarification, please feel free to contact me directly at 303-235-2845. Sincerely, �11cwmjlv� Lauren E. Mikulak Senior Planner Enclosures cc*: Alicia R4viner, ;1V 11,NP-14-07 casefile Attachment 1 —Vinyl Window Decals The windows along the north and east fagades are architectural elements that fulfill the transparency requirements of the City's Architectural and Design Manual. Window graphics are permitted, particularly for large format retailers, but window graphics need to be mounted on the inside of the glass to ensure the glass retains a reflective quality. Below are two examples of what is and isn't acceptable. Acceptable Reflections of trees and sidewalk are visible M SCIENCE 1N FOR%! d"K+ they doll Lauren Mikulak From: Lauren Mikulak Sent: Thursday, January 08, 2015 10:58 AM To: 'Zachary Callaway` Cc: Nathan Rosemann; Alicia Rhymer Subject RE: Kipling Ridge Master Sign Plan 3rd Review Thanks for the updated pdf, l don't reed hard copies or color. Lauren E. Mikulak, AlCF' Senior Planner Office Phone: 303-235-2845 Fac: 303-234-2845 City (A fdg From: Zachary Callaway [mailto:zcall wa r m nn, m� Sent Thursday, .January 08, 2015 9:00 AM To Lauren Mikulak Cc: Nathan Rosemann; Alicia: Rhymer Subject: RE: Kipling Ridge Master Sign Plan 3rd Review Lauren, Attached is the updated Kipling Ridge blaster Plan with the corrections below addressed. l can run the hard copy set over to you later today. We do not have a color version of the elevations since some changes were made to the elevations after converting them to gray scale. Let me know if this is something l will need to work on. Thank you again for all your timely comments. Thanks, fro,,-, ,,,ann & Associates,,, P,C, 201261 8229 office www.rosemann.com w.rosemann'l.lo s ot.com From: Lauren Mikulak [mail o:lmlkula i,whe tri e.co.us� Sent: Thursday, January tib, 2015 7:54 AM To: Zachary Callaway Cc: Nathan Rosmann; Alicia Rhymer Subject: RE: Kipling Ridge Master Sign Plan 3rd Review Thanks for your hard work and quick turn grounds on the sign plan. I'm finalizing the staff report today and will send it to you three by tomorrow. In reviewing the plan one final time, there are just a few minor tweaks, I'm wondering if you have 1 time to address these today and send them back for inclusion in the packet, Alternatively, I can just include a condition of approval that typos be corrected prior to recordation. Let me know either way. 1, On sheet 2, please update the site plan scale bar text to read V = 40'. 2, On sheet 3, remove "Sprouts" from the table heading. 3. On sheet 4, update the table heading to read "Lot 3.' One final question that is not as pressing. I know I've asked for the plan to be submitted in gray scale which is required for recording. Do you have a color version? If so, I'll incorporate it into my PowerPoint for the PC hearing; if not, I'll just use the grayscale version. I don't have a preference, but wanted to check. I'm not prepping that until next week. Thanks, Lauren E. Mikulak, AICD Senior Planner Office Phone: 303-235-2845 Fax: 303-234-2845 R, C1111, From: Zachary Callaway [—maijto,,zcallawdyft—rosema—nn.comI Sent: Friday, January 02, 2015 10:23 AM To: Lauren Mikulak Cc: Nathan Rosemann; Alicia Rhymer Subject: Kipling Ridge Master Sign Plan 3rd Review Lauren, Attached are the following documents for the 3"s review on Jan, 5: - A digital copy of the revised plans in PDF format - A response letter I will be delivering the hard copy later today. Thank you, Ziat-k CAkiwaq Denver Co rosemann*_ Lauren Mikulak From: Lauren Mikulak Sent: Tuesday, January 20, 2015 10:19 AM To: Nathan Rosemann (nrosemann(crosemann.com); Zachary Callaway (zcallaway@rosemann.com),- Alicia Rhymer (arhymer@mvgdev.com) Subject: Master Sign Plan follow-up Attachments: PC Redline - Kipling Ridge Master Sign Plan,pdf Good morning, Thanks to each of you for attending the public hearing last week. Since there were no additional conditions or modifications, here are the next steps: 1. Please make the last few change shown in the attached email. 2. Email me the pdf for final approval. 3, Once approved, print on mylar. 4. Have Mike Dailey sign the cover sheet with black indelible ink (eg thin sharpie pen, not ballpoint), 5. Deliver the mylars to our office with recording fees ($51—check can be made out to the City of Wheat Ridge), I'll route for signatures and get it recorded with the County. Once the document is recorded, building permit applications can be submitted. Let me know if you have any additional questions. Thanks, Lauren E. Mikulak, AICD Senior Planner 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2845 Fax: 303-234-2845 www.6wheatricicie,co.us City of hc�,, zat R iclge CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information, it is intended only for the use of the individual or entity named above. if you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited, if you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. n KIPLING RIDGE MASTER SIGN PLAN 1 /%T A !1 r%r1/%I 1Tn 41 LOT 4 - SPROUTS -NORTH ELEVATION H I arae: ra. nr o • e +r r;"LOT 4 - SPROUTS - SOUTH ELEVATION ^L__ J acKe:ra•ra o . a ,a u .� `LOT 4- SPROUTS- EAST ELEVATION � I ar LOT4 LEGEND rv�a� FS 4.1 Em Dale ]/5/2015 rosemann 1LOT 4- SPROUTS -MST ELEVATION 71 - I &ASSOCIATES— awe ra •,•a e, e „ >= 3 of 5 Den-', CO 02005-2,11 P-303281.8229 KIPLING RIDGE MASTER SIGN PLAN LOT 3 - STARBUCKS / A� LOT 3v, - STARBUCKS - NORTH ELEVATION I %1 LOT 3 - STARBUCKS - SOUTH ELEVATION J srxE: r.r.a a z o a re eGILE: v1r•r•a a z• r ,r LOT —_ _ .angio seri, — s err _ _ sd sw nw - vw nw az «rtwa wwu• r / .1 `LOT 3Yar.1-STARBUCKS -EAST ELEVATION O LOT .r r OLOT 3 - STARBUCKS - WEST ELEVATION , %LEGEND t FS 4.1 b M -- a o, 5URFnCE MEP .• FREESTANDING MENU BOARD MB 3.1 ii it it SU —E MEA 17 $F FREESTANDING MENU BOARD MB 3.2 mw, xsir SURFUCE MEA �f ORDER CONFIRMATION BOARD OB 3.1 iR`ows' sEa..omw a�r+�rxEo..a v woxww+°on+»c u `Mae wa+..a+r>.v Date: 1/5/2015 rosemann 6 ASSOCIATES - 4 of 5 2809 Lanrner Slreel Den-(, CO 802052111 p 303.261 8229 CHART 2 / Section 26-710 TABLE 1. SIGN STANDARDS IN COMMERCIAL, INDUSTRIAL AND MIXED USE DISTRICTS (NC, RC, C-1, C-2, I, MU -C, MU -C TOD, MU -C Interstate, MU -N) TYPE OF SIGN ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER REQUIREMENTS REQUIRED HEIGHT PER SIGN NUMBER SETBACK 1. Animated No 2. Arcade Yes Yes 4 square feet 1 per business N/A Can extend into right-of-way with an approved Shall not extend above the right-of-way permit. bottom of eave, balcony, canopy, awning or other structural overhang or passageway to which it is affixed. Minimum height 7 feet above street frontage or sidewalk level. 3. Canopy Yes Yes May use up to 50% of the allowed 1 per street N/A wall sign allocation for canopies. frontage or major interior drive 4. Changeable Copy Yes Yes Must follow the freestanding and 1 per street 5 feet from any The time lapse between the change in wall signage size and height frontage, but property line if information shall not be less than 15 seconds. regulations. no more than freestanding, N/A 2 per if wall signage. development. 5. Freestanding Yes Yes Based on table in Section 26-708. 1 per street 10 feet where For new development or total redevelopment, 50 feet maximum height allowed frontage, not to adjacent to all new freestanding signs shall be placed for retail and service businesses exceed 2 per residentially zoned within landscaped areas. within 1/4 mile from property line development, properties; 5 feet of an interstate highway measured from street from the property line. Any other right-of-way if under permitted freestanding sign shall 7 feet in height, not exceed 15 feet in height. 10 feet for signs 7 to 15 feet high, and 30 feet for signs over 15 feet high. 6. Off -Premises Signs No, except for For billboards, see section 26-711 (1) public and semi-public signs; (2) billboards; or Commercial/Industrial/Mixed Use Zones Sign Chart 1 Effective July 1, 2011 TYPE OF SIGN ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MIMMUM OTHER REQUIREMENTS REQUIRED HEIGHT PER SIGN NUMBER SETBACK (3) signs for which a permit under Section 26-708F has been issued. 7. Portable Yes Yes 6 square feet per side per sign. 1 per business Must be setback a A -frame or pedestal style only. Must be minimum of 5 feet achored to the ground or weighted sufficiently from any street to prevent movement by wind. Must only be right-of-way line if displayed during normal hours of operation. 36 inches or 2 feet May be located on a sidewalk provided that if 36 inches or less adequate clearance exists to meet ADA in height. requirements. Must be displayed only on the premise being advertised. 8. Projecting Yes Yes 1 square foot for each 1 foot of 1 per street May extend into Projecting and wall sign not permissable on height of the building wall to frontage per the right-of-way same wall. Maximum projection 10 feet. which the sign is to be attached. business with an approved Maximum height, top of wall or right-of-way permit. parapet; not to be roof mounted. Minimum height, 7 feet from street frontage or sidewalk. 9. Public and Semi- Yes No 6 square feet per sign 3 per To be determined May be located off -premises with approval of Public Signs organization by the Community property owner and Community Development or attraction Development Director. May be located in r -o -w with Director approval of Public Works Director. 10. Residential No Subdivision Identification Signs 11. Temporary Subcategories: a. Balloons or other Yes Yes Balloons and required tethers 1 time per year None Permitted only to advertise special events and inflatable devices cannot exceed the maximum for up to 60 days, sales. Shall be securely anchored or attached permitted building height for the or 2 times per year so as to prevent dislocation, entanglement or zone district in which they are for up to 30 days encroachment onto adjacent properties or located measured from existing each time, or 4 public streets, or undue hazard to motorists or grade. times per year pedestrians. Roof mounting is permitted. for up to 15 days each time. Commercial/Industrial/Mixed Use Zones Sign Chart 2 Effective July 1, 2011 TYPE OF SIGN ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER REQUIREMENTS REQUIRED HEIGHT PER SIGN NUMBER SETBACK b. Banners Yes No Total size for any single or 1 per business N./A Shall be securely anchored or attached combined banners affixed to a or activity so as to prevent dislocation, entanglement or wall based on one half (1/2) the encroachment onto adjacent properties or allowance for wall signs. public street, or undue hazard to motorists or pedestrians.LMay be placed upon a building wall but shall not be attached to fencing, landscaping, freestanding posts or utility poles. Banners may be placed only on walls facing a public street or major interior drive.I c. Community Event/ Yes 1. Located on 1. Located on City-owned property: N/A N/A May be placed on a building, fence, or pole on Sponsorship Banner City-owned maximum area of 50 square feet; property owned by the City of Wheat Ridge or property: a 2. Located on public school property: Jefferson County School District only. permit shall be maximum area of 32 square feet issued through the Department of Parks and Recreation; 2. Located on public school property: no permit is required d. Construction Signs Yes No Shall not exceed 32 square feet. 1 per street 5 feet Shall not be illuminated. Must be located on Shall not exceed 7 feet in height. frontage allowed the property where active construction work between the time is occuring. a building permit is issued and a certificate of occupancy is obtained or any number of signs which are necessary for safety on the premises. e. Pennants, streamers Yes Yes None 1 time per year None Permitted only to advertise special events and and similar devices lor for up to 60 days, Iso sales. Shall be securely anchored or attached 2 times per year as to prevent dislocation, entanglement or Commercial/Industrial/Mixed Use Zones Sign Chart 3 Effective July 1, 2011 TYPE OF SIGN ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER REQUIREMENTS REQUIRED HEIGHT PER SIGN NUMBER SETBACK for up to 30 days encroachment onto adjacent properties or each time, or 4 public streets, or undue hazard to motorists or times per year pedestrians. for up to 15 days each time. f. Real Estate Signs Yes No 50 square feet 1 per street 5 feet Shall not be illuminated. Must be located on frontage allowed the property being advertised. g. Temporary Model No Nome Signs 12. Wall or Painted Yes Yes No larger than 1 square foot for 1 per street N/A For uses which have a rear entry or delivery every linear foot of the side of the frontage or major door, 1 nonilluminated wall sign per use. building to which it is affixed. interior drive per Signs affixed to marquees or activity awnings shall be considered wall signs and shall be calculated based upon the length of the wall to which they are attached or adjacent to. For buildings with flat roofs, wall signs shall not extend above the top of parapet or mansard, and if placed upon a parapet or mansard, shall not extend more than 3 feet above the deck line. 13. Miscellaneous a. Artisic Murals or Yes No None No limit None Shall not advertise or promote a particular Sculptures business, service or "branded" product. A company, firm, association, society, etc., logo is not considered within the scope of this definition and is considered a sign. b. Barber Shop Poles Yes No Cannot exceed 5 feet in length. 1 per street N/A Must be wall mounted. frontage c. Flags (city, state, Yes No Flagpoles cannot exceed 35 feet None Flagpole must Allowed when located on their own premises national only), of any in height. meet setback or displayed along any march or parade route governmental agency requirements of or in sockets along any street during a fund - or civic, charitable, the zone district raising drive or other similar special event. religious, patriotic, in which they are Any such devices to be placed within public Commercial/Industrial/Mixed Use Zones Sign Chart 4 Effective July 1, 2011 TYPE OF SIGN ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER REQUIREMENTS REQUIRED HEIGHT PER SIGN NUMBER SETBACK political, fraternal or constructed. right-of-way may only be approved by city similar nonprofit council. organization d. Flashing Signs and No Search Lights e. Historic plaques, Yes No Shall not exceed 3 square feet in None None Allowable provided that such designations cornerstones, erected size. are in accordance with article IX of the Zoning by the city or and Development Code. historical agencies designating an area or property of local historical importance f. Home Occupation Yes, as Yes Maximum of 2 square feet in size. 1 per home 5' if freestanding May be freestanding or wall mounted. Signs accessory to occupation a residential home occupation. g. House or building Yes No N/A N/A N/A Must meet the provisions of Chapter 26, address number signs Article IV, Sec. 26-419C. h. Informational Signs Yes No 4 square feet per side. If No limit None (i.e. "restrooms," "no smoking," "wheel chair Accessory to the freestanding, shall not exceed 36 entrance," etc.), or directional (i.e. "in," "out," Primary Use inches in height if within a "ramp," "drive-thru," etc.). May be wall- required sight distance triangle, mounted, freestanding or attached to other or 48 inches where outside of a freestanding signs or canopies, but shall not sight distance triangle. If an be counted against the allowable size of organization logo is incorporated another type of permitted sign. May be into the sign, the logo shall not illuminated by internal light only. exceed I square foot in size. i. Political Campaign Yes No 16 square feet No limit None Shall not be located in public right-of-way or Signs on municipally-owned property. Shall be removed within 7 days following an election. j. "Room for Rent" Yes No 2 square feet t per vacant None Must be on the property for which it is Sign unit advertising. k. Roof Signs lNo Commercial/Industrial/Mixed Use Zones Sign Chart 5 Effective July 1, 2011 TYPE OF SIGN ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER REQUIREMENTS REQUIRED HEIGHT PER SIGN NUMBER SETBACK L Temporary Yes No No limit No limit None decorations or displays when such are clearly associated with any national, local or religious holiday or celebration in. Traffic Control or Yes No No limit No limit None As required by regulation or statute of the Regulatory Signs federal, state or municipal government. n. Vehicle signage Allowed only No None None N/A Banners or temporary signs attached to for currently vehicles are not allowed. licensed, operative vehicles which are primarily used by its owner for service, delivery or general transportation on a regular basis. o. Window or Door Yes No Sign shall not obstruct more than N/A N/A Permitted even if it is visable from outdoors. Signs 25 percent of the door or window Those signs which advertise temporary uses area. such as rummage sales, garage sales and open houses shall be located on private property. p. Menu Board/Drive Yes Yes 30 square feet per sign. Shall not 2 per commercial 10 feet from right- May be wall mounted or freestanding but will Through Directory exceed 6 feet in height if activity of -way not be counted against the allowable number Signs freestanding. If an organizational or size of another type of permitted sign. May logo in incorporated into the sign, be illuminated by internal lighting only. No the logo shall not exceed 1 square signage or advertising may be visable from the foot in size. right-of-way. 1. Order Confirmation Yes Yes 3 square feet per sign. Shall not 1 per drive through 10 feet from right- May be wall mounted or freestanding but will Boards exceed 4 feet in height. lane of -way not be counted against the allowable number or size of another type of permitted sign. May be illuminated by internal lighting only. No Commercial/Industrial/Mixed Use Zones Sign Chart 6 Effective July 1, 2011 TYPE OF SIGN ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER REQUIREMENTS 35 s.f. plus 1 s.f. per each additional 50 s.f. of floor area over 1,501. 60 s.f. plus 1 s.f. per each additional 40 s.f. of floor area over 1,501. REQUIRED HEIGHT PER SIGN NUMBER SETBACK 190 s.f. plus 1 s.f. per each additional 1,000 s.f. of floor area over 50,001 up to a maximum size of 300 s.f. Ito 300 s.f. plus l s.f. per each additional 1,000 s.f. of floor area over 50,001 up a maximum size of 400 s.f. *In computing allowable sign size, only the footprint of the structure can be used. The floor area of gas station and drive-thru canopies cannot be applied toward the freestanding sign allowance. signage or advertising may be visable from the right-of-way. q. Farmers' Market Sign Yes No No larger than 50 square feet. 1 per Farmers' None May not be illuminated. May only be on display Market when the market is in operation. See § 26-635 r. Produce Stand Sign Yes No for Maximum size of 6 square feet and 1 per stand 5 feet May not be illuminated. May only be on display temporary maximum height of 5 feet. during months when the produce stand is operational. freestanding See § 26-636 signs. Yes for permanent wall signs. s. Urban Garden Sign Yes Yes Maximum size of 6 square feet and 1 5 feet May not be illuminated. See § 26-637 maximum height of 5 feet. Sec. 26.708 Maximum Sign Area (Square Feet = s.f.)* Floor Area of Building Single Use Develo ment Multiple Use Development 0-1,500 s.f. 35 s.f. 60 s.f. 1,501-5,000 s.f. 35 s.f. plus 1 s.f. per each additional 50 s.f. of floor area over 1,501. 60 s.f. plus 1 s.f. per each additional 40 s.f. of floor area over 1,501. 5,001-50,000 s.f. 100 s.f. plus 1 s.f. per each additional 500 s.f of floor area over 5,001. 150 s.f. plus i s.f. per each 300 s.f of floor area over 5,001. Over 50,001 s.f. 190 s.f. plus 1 s.f. per each additional 1,000 s.f. of floor area over 50,001 up to a maximum size of 300 s.f. Ito 300 s.f. plus l s.f. per each additional 1,000 s.f. of floor area over 50,001 up a maximum size of 400 s.f. *In computing allowable sign size, only the footprint of the structure can be used. The floor area of gas station and drive-thru canopies cannot be applied toward the freestanding sign allowance. Commercial/Industrial/Mixed Use Zones Sign Chart 7 Effective July 1, 2011 r 011 s e m a n A Lauren E. Mikulak, AICP 7500 W. 2e Avenue Wheat Ridge, Colorado 80033 IN Kim Il 1 11 ARCHTECTURE INTERIOR DESIGN ENGINEERING PLANNING IRR RI - i, .. -tf '-# F IF 7 -# e , is I -Sign Plan for zoned Commercial -One (C-1) and located at the southwest - property comer of . 3e Avenue and Kipfing Street The Kipling Ridge Master Sign plan (submitted on December 19th, 2014) is a comprehensive document that serves as an addition to Article VII of the Wheat Ridge Sign Code, while also addressing features unique to the property. This Master Sign Plan addresses 4 Lots, 3 Tenants, and one unspecified building on Lot 2. Inforrnation regarding the signs used throughout the property and regulations supplementing Article VII can be found on Sheet 1. Sheet 2 contains an overall site plan documenting the signs used and their locations. Sheet 3 through Sheet 5 are broken down by Lot and consist of building elevations and tables documenting the signs, t f-1 Tnarls7pdxi T1 I I TT17,j—usTff1caYI—on-fs- provided on the plans, and follows this letter. In all cases, when justification is needed, trade-offs have been made to maintain the integrity of Article V11. Sincerely yours, Nathan Rosemann I 2809 LARIMER STREET DENVER, CO 80205-2222 830326IB229 DENVER, CO A KANSAS CITY, MO A ST, LOUIS, MO Lauren Mikulak December 19, 2014 Page 12of9 MULTI -TENANT SIGN The following is in response to the comment: "The olfpremise multi -tenant sigm is, taller than ty . 1,7ically alloived vt4th a reduced setback and no justification is provided OMMM The overall height of the multi -tenant sign was determined by the following factors: • The intent of the design was to create a multi -tenant sign that was more vertical than horizontal to reduce the overall footprint and avoid competing with the overall development landscaping plan, encroachment into site visibility triangles, and placement to avoid easement, access points and reduction in parking. We feel the vertical sign proposed is more aesthetically pleasing and ties into the overall development better than a horizontal option. • W& possible we have pulled the multi -tenant signs as far back as possible, while avoiding pedestrian light poles and surrounding landscape, and placing the signs within a landscaped area. • 'The sign company recommended standard dimensional panels: (1) 2x4 panel, (2) 2x2 panels, (1) 4x4 panel to ensure proper aspect ratio for branding and logo design, visibility for all existing and future tenants signage and ease of construction. Reducing panels in height to the next standard dimension smaller would decrease the readability severely, create aspect ratio issues for logos/trademark dress and potentially require modifications to sign if tenants were to change in future. The sign configuration design was proposed to ensure a clean, visually pleasing look for now and in the future. • The height of the base proposed is to ensure the text "AW -UNG RH)GE " is visible with proposed landscaping at base of the sign and threat of snow build up. It also gets the primary portion of the sign outside of spray from sprinklers and adds a layer of protection from snow removal, landscaping maintenance and other items that could potentially damage signs. In addition, the use of (2) larger multi -tenant signs is in lieu of using multiple single tenant signs on each lot. While the height and surface area of the (2) multi -tenant signs are outside the max allowed, the total surface area used throughout the (4) freestanding signs is well within the combined allowable for all lots (assuming a 5,000 square foot building on Lot 2 and the smallest square footage allowed per sign per lot). Please see below for the calculations that support this statement. LOT # Name -MorninaStar COuare Foota a Classification Allowable* Used 5.000 — 50,000 sf 130 sf 32 sf 2 Un _Kaspecified 1,501 — 5,000 sf Sijj�� 105 sf — 146 sf Starbucks 0 —1,500 Sf214' San le Tenant 1; 35 sf 0_sf L§prouts 5,000 — 50,000 sf Sing We Tenant 3 113 5 sf _146 _sf 0 �T�iT�AL 405 sf 324 sf Calculations derived from See 2�6-708.C.5 See 26-710.5 allows for a max total o'8 ' fteestanding signs. with a max allowable total of 405 ` square feet as shown above. The prolaosin' this document reduces the number of freestanding signs from 8 to 4, with a total 322 square feet. I INVOt"IM, SPROU lZo - Wall Signs This following is in response to the comment: "Sprouts has ivall signs on all,lburfiavades (not o1heri,vise alloivetl) ,vith no prqposed tradeqf 1'(eg, trading the east ivall signf6r the south ivall Sign). Response: The signage on the south facade is in lieu of signage along the west fagade to improve visibility to the major arterial street, Kipling Street. This will communicate the use and provide better marketing to northbound Kipling Street customers due to the speed of traffic. While implementing a wall sign along the south faqade is not permitted, the total square footage used for all signs is under the total max allowed for the building and a transfer of allowable square footage oil the west filqade to the south fiicade is proposed. Please, see below for the calculations that support this statement. Facade Width North -'-2 18' —2 South f 8'" East150' -----110 1.50 sf West mm 150' Street/Drive Adacen Major Interior Drive Commercial Lot K1 lIn � Street Kline Street (Residential) TOTAL Used Allowable* Adjusted Allowable' 196 sf 218 sf 200 sf 108 sf Osf sf (ilo west)' 108 sf -----110 1.50 sf 10 sf 0 sf 150 sf 110 sf (ilo south) 412 sf 12 518 sf 420 sf * Calculations derived from See 26-710.12 ' We are proposing to lower the max allowable square footage for the east facade. `The adjusted allowable lowers the total max allowed per See 26-710.12, but allows signage along the south facade. 2 Future tenants may affix a wall sign with a max of 110 square feet along the west fagade as long as the placement of this sign is in lieu of the south fagade signage or vice versa. -1 'rhe Master Sign proposal accounts for (2) signs with a max of 10 sf to be placed along the north facade if necessary for future tenants. This allows for future adaptations,, while maintaining the intent of the master sign plan to "allow for reasonable individual business identification'* Lauren Mikulak December 19, 2014 Page 15of9 SPRO"' U"PS"O - Artistic Mural The following is in response to the comment: "Pleave twoviele more infibrmation regarding the farm scene windowgraphics? Is this proposed to be class Pied as a mural or windowlcibor sign? Will the image change routinely? What is the material? Will in interfere with the rqflectiveglass? Can it belre aratetl tca allow light topaysthrongh? Several Sprouts stores in the area have images car pcdi)ratediiwii7douistickers orshades. " The farm scene window graphics is classified as an artistic mural. It consists of a 3M vinyl film with farm scene graphics to enhance and set the farmers market tone, break up necessary wall space, and hide visibility into offices, the back of refrigeration equipment and fixtures due to required placement for interior floor planning. The vinyl film does allow light to pass througi, but it will prevent and prohibit visibility through the reflective glass. The W14w MA6 "'CW -i ii jjOve-'tjj j IWILCHNIMM11 Lauren Mikulak December 19, 2014 Page 16of9 b K*75 - Wall Signs STAR"UCo' This attachment is in response to the comment: "Starbucks has wall signs on all,lburfia(ades (not otherwise allowed), and no atteny3t to r -educe the signs on walls that are not other ivise eli�,,,iblefor- si�,,n(igc,(c,g fflest./aCade)" Response: The signage on the west facade is desired due to its location over the main entry into the building, to maximize visibility to eastbound travelers prior to the entrance from W. 38'h Street, and for visibility from the interior parking between Lot 2 and Lot 3. While implementing a wall sign along the west facade is not permitted, the total square footage used for all signs is under the total max square footage allowed. Please see below for the calculations that support this statement. Facade Width Street/Drive Ad* cent UsedAllowable* Ad'justed Allowable Korth 36' -W—.3-8-t"-Avenue P26 sf 36 sf 34 sf South 36'Major Interior Drive 27 5f 36 sf 30 sf t-a—stip K 39 sf 72 sf 50 sf West 72' Interior Paranc, 29 sf 0 sf 30 sf TOTAL 121 sf 144 sf 144 sf Calculations derived from See 26-710.12 I We are proposing to lower the max allowable square footage for the east facade from 72 square feet to 50 to allow for 30 square feet of signage on the west facade for reasons stated above. The north and south fayades were also adjusted to keep the total square footage used at, 144 square feet, with a higher square footage permitted on the north to allow for better communication and marking along W. 3 81h Street. The adjusted allowable does not change the max allowed per See 26-710.12, This adjustment accounts for future tenants' need to utilize the west fagade for signage for the reasons stated above, but limits their use of additional signs along the other four filVades. The proposal within this document accounts for current and future adaptations, while maintaining the intent of the master sign plan to "allow for reasonable individual business identification" DENVER, CO A KANSAS CITY, MO A ST, LOUIS, MO Lauren Mikulak December 19, 2014 Page 17of9 STARBUCKS - order Confirmation Board Ak This attachment provides more detail concerning the Order Confirmation Board (OB 3.1) for Starbucks: The proposed order confirmation board falls within Starbucks' business model of advancing customer experience. It consists of a backlit LCD screen that displays both menu and advertisements through motion graphics (see Figure 5). Since advertisements and motion graphics are not permitted to be visible from the right-of-way per Article VII, regulations have been added stating that all video graphics shall be screen from the right-of-way via landscaping. The larger surface area of the order confirmation board can be justified by the use of smaller menu boards (MB 3.1 and MB 3.2). The current proposed Menu Boards are approximately half of what is allowed, thus keeping the total square footage used for both Order Confirmation and Menu Boards well below the max allowable. Please see below for the calculations that support this statement: Name Height Width Used Allowable* MB 3.1 3' — 3" 2' — 1" 7 sf 30 sf MB 3.2 2'-10" 5'-9" 17 sf 30 sf OB 3.1 3' — 8" 2' — 2" 8 sf 3 sf TOTAL 32 sf 63 sf * Calculations derived from Sec 26-710.13 The structure of the Order Confirmation Board does not count towards the calculation of the surface area since it is being used as an architectural support for the video screen, and provides shelter for drive-through customers. IMAGES ON THE FOLLOWING PAGE AREA REPRESENTATION OF USE, NOT EXACT DESIGN DENVER, CO ♦ KANSAS CITY, MO ♦ ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 18of9 A -h Outdoor LCD Display NTS z' -1a 2-33q . ,Mic Camaia v t-� v I SPUM1 1 Example photos of canopy and order screen NTS DENVER, CO ♦ KANSAS CITY, MO ♦ ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 19of9 LOT 2 The following is further explanation about the requirements for wall signage on Lot 2 (Due to the unknown nature of what the building type will be for Lot 2, only general regulations can be applied): The assumption is made that Lot 2 will consist of wall signs, menu boards, order confirmation boards, informational signs, window/door signs, and temporary signs. The free-standing sign regulations are addressed on sheet 1 of S. Wall signs are permitted on all four facades. The necessity of permitting east facing signs is for visibility for westbound traffic and visibility for the interior parking between Lot 2 and Lot 3. It was also predicted by MVG Development that future tenants may have an entrance along the east fagade, thus providing signs along the east is necessary for main entrance visibility and to better communicate and market to westbound W. 38th Street customers. As the result of allowing east facing signage, and to regulate the amount of wall signage possible, additional regulations for Lot 2 have been written. The follow are the added regulations with further explanation: 1. Wall signs are permitted on all facades such that: a. The total square footage of all signage does not exceed 1 square foot for every linear foot for the three smallest facades combined. This regulation restricts the amount of signage that can be used throughout the building by limiting it to the max amount of square footage that would have been allowed if the east fagade was not permitted. This allows for future tenant to place signs on all facades, but restricts them from using the max for each fagade. b. No single favade can exceed the allowable square footage of that faVade per Article vii. While the previous regulation restricts the total square footage allowed for the entire building, this regulation restricts future tenants from using that max allowable on only one fagade. This regulation limits the square footage to 1 square foot per linear foot of the facade the signs is affixed to per Article VII. 2. Allowable surface area can be subdivided into multiple wall signs along one faVade; without exceeding the limits determined above. This regulation allows for multiple signs to be used on a single fagade, taking into account the potential for a multi -tenant structure to be designed on Lot 2. All other sign regulations described on Sheet 5 of 5 are reaffirming the regulations described within Article VII and on Sheet I of 5. END OF LETTER DENVER, CO A KANSAS CITY, MO ♦ ST. LOUIS, MO Wheat Ridge City Comment Response Letter To: Lauren Mikulak, Senior Planner City of Wheat Ridge Date: December 19, 2014 Project: Kipling Ridge Master Sign Plan Project No.: 14068 Dear Ms. Mikulak, e__ Wheat_- rosemann & ASSOCrIATES1 ARCHITECTURE INTERIOR DESIGN ENGINEERING PLANNING The follow document consists of Rosemann & Associates' responses to the City of Wheat Ridge comments for the Kipling Ridge Master Sign Plan: All responses are in RED. Dear Mr. Rosemann: This letter is in regard to your application for approval of a Master Sign Plan for property zoned Commercial -One (C -l) and located at the southwest corner of W. 38`h Avenue and Kipling Street. I have reviewed the first submittal of the Master Sign Plan and have the following comments. Please also refer to the enclosed redlined copy of the submittal sheets. General Comments 1. The intent and purpose of a Master Sign Plan is to encourage well-planned and well- designed signage within a multi -tenant development and to promote unified and integrated design (style, size, color, placement and lighting) while at the same time allowing for reasonable individual business identification. The Planning Commission may grant additional signs, larger signs, and -or signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose relating to unification and integration of signage. The purpose of a sign plan is not to simply request more signs than would otherwise be allowed. - The above statement has been written into the document Based on the first review, it appears the document is being used to circumvent sign code regulations without proposing tradeoffs or promoting a unified design. Comments related to each sheet follow, but general concerns include the following: • The monument signs do not appear to match or complement each other. - Please see revised Monument Signs on Sheet 2 of 5 2809 LARIMER STREET DENVER, CO 80205-2222 6.303.261.8229 DENVER, CO ♦ KANSAS CITY, MO ♦ ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 12 • The off -premise multi -tenant sign is taller than typically allowed with a reduced setback and no justification is provided. - Please refer Sheet 2 of 5 and Multi -Tenant attachment for further justification • Sprouts has wall signs on all four fagades (not otherwise allowed) with no proposed tradeoff (eg trading the east wall sign for the south wall sign). - The use of signs on all four facades has been reduced to only three. The use of a signs along the south fagade is in lieu of implementing a sign along the west fagade. Please refer to Sheet 3 of 5 for the updated elevations. • Starbucks has wall signs on all four facades (not otherwise allowed), and no attempt to reduce the signs on walls that are not otherwise eligible for signage (eg west fagade). - Please refer to Sheet 4 of 5 and the Starbucks attachment for further justification. • The request for video/animated signs (which are not allowed anywhere in the City) is not substantiated. - Please refer to Sheet I of 5 for the following changes: Text has been added to menu board and order confirmation board requirements that states that all digital signage must be visually screened from the right-of-way by landscaping, and that video signage is only permitted on Lot 2 and Lot 3. It is necessary to allow for video menu boards/ordering boards to account for future advancements in signage technology and the direction QSR buildings are taking to improve customer experience. - General note has been added with the following text "Future design advancements/innovations in signage shall be allowed if the designs are in compliance with current city sign codes at the time of installment" • There are no proposed design standards to promote unification now or in the future—eg require all wall signs be channel letters. - Please refer to Sheet 1 of 5. Text has been added to wall signs that states: "All copy to be channel letters; logos/trademarks are not included in the requirement" 2. A cover letter was provided with the first submittal, but an updated letter of request will be required with the second submittal. Written justification for the proposed standards/signs is necessary. Please also include a discussion of how the document promotes the purpose of a master sign plan. A Letter and descriptions are included with this document 3. Because this document will be recorded, each sheet will need to include a border with the following minimum margins outside the border: 1" on top and 1/2" on sides. - Border has been added DENVER, CO A KANSAS CITY, MO A ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 13 4. A recorded document is required to be black line and/or grayscale. Please convert all graphic to black line and provide color graphics as separate exhibits to be included with ? the Planning Commission report. - All images have been converted to grayscale 5. There are several references to variances in the document. The Master Sign Plan is being created in lieu of processing variance requests (similar to a PUD being created instead of processing variances). Please remove all notes that state: "Sign does not meet code request for variance." - All notes requesting variances have been removed 6. Please reclassify signs to be consistent with the typologies in the Wheat Ridge zoning code. Monument signs (MS) should be called freestanding; building signs (BS) should be called wall signs. - All signs have been reclassified to be consistent with the typologies in the Wheat Ridge zoning code. 7. Some of the summary information from Sheet 7 should be relocated to the respective sheets; more details are provided in the comments below. - All summary information has been relocated to their respective sheets 8. Please confirm that all square footage calculations are consistent with the City's method of measurement defined in section 26-702: Surface area of sign. The total area enclosed by the shortest line that can be drawn around the entire sign, including any architectural embellishment or background material or color forming an integral part of the display and used to differentiate the sign from its surroundings. Sign support structures which do not bear advertising material shall be excluded in computation of sign area. [... ] - All square footage calculations have been updated per definition in section 26- 702 SHEET 1— Cover page 9. Please revise the first two lines of the title block as follows: Kipling Ridge Master Sign Plan An Official Development Plan - Updated 10. Please reconsider the font sizes used on this sheet; they are much larger than necessary ✓ and difficult to read when printed full size. - Updated 11. In the legal description, please remove the space in the word "located." ✓ - Updated 12. In the owner's certificate, please replace "name of owner or agent" with the name and title of the person who will be signing this document. - Updated 13. In the County certificate, please replace "plat" with "plan." - Updated 14. In the Planning Commission certificate, please capitalize Wheat Ridge Planning Commission. DENVER, CO ♦ KANSAS CITY, MO A ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 14 - Updated At - 15. In the governing codes section, please revise to read: City of Wheat Ridge, Colorado Code of Laws, Chapter 26, Article VII Zoning: C-1 Updated 16. In the case history, please remove "2013-14" and add the following case numbers: WSP- 14-07, SUP -14-05, WSP-14-05, SUP -14-01, WSP-14-02, MS -14-01, WSP-14-01. Updated 17. Please modify the text and location of the "Explanation/Intent of Document" section; it should not be a subheading of the "Modifications t Municipal Code." The intent of the document needs to explain in paragraph form why 4master sign plan is being proposed. Please consider the codified intent of thLc.1ype of document (described above). The primary reason staff proposed to MVG a master sign plan was to allow off -premise multitenant signs in exchange for a reduced total number of monument signs. - Text has been made into its own heading with text stating: "The intent and purpose of a Master Sign Plan is to encourage well-planned and well-designed signage within a multi -tenant development and to promote unified and integrated design (style, size, color, placement, and lighting) while at the same time allowing for reasonable individual business identification. The Planning Commission may grant additional signs, larger signs, and/or signs in locations other than normally permitted, based upon a finding that the proposed mater sign plan substantially meets the intent and purpose relating to unification and integration of signage." 18. The statements regarding sign locations and building permits need to be removed from the Explanation and Notes sections. The location of freestanding sign need to be specifically identified on this document, and permit requirements will be determined by the City's Building Division and may not be overridden by this document. - Text has been removed 19. Staff cannot support the following proposal: "All internally illuminated signs may have moving graphics..." This directly contradicts the sign code and does not promote the goal of a well-designed sign plan. - Text has been removed 20. The Notes section appears to include regulatory standards that are not merely notes. All proposed regulatory design standards need to be presented as such. - New design standard table has been added to replace original text. 21. Because the plan set includes very specific images and text copy, please add a note or notes to this page regarding future tenants or changes to the copy. For example, - For the purpose of illustration, this Master Sign Plan shows specific sign copy. Sign copy may be changed so long as all future signage complies with applicable standards. - If tenants change in the future, sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards. - Both notes have been added to the General Notes section of Sheet 1 DENVER, CO k KANSAS CITY, MO ♦ ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 15 22. The Modifications to Municipal Code section does not sufficiently describe the new sign standards that are being proposed. Several sign categories are not listed and should be (eg menu boards, freestanding signs). For the categories that are listed, some repeat the standards from City Code and some change them (eg informational, window and door, and banner lists the City standards, but projecting signs proposes a new standard). The Exempla Sign Plan example that I provided is a different context (campus with unified signage versus tenants with different advertising). For the purpose of this document, I would recommend utilizing a table that identifies each type of sign and the applicable standards: Sign Standards Sign standards for this property are listed below. All types of signs not otherwise described shall not be permitted. Permanent Siqns: Animated Signs ■ Permitted only for video ordering screen on Lot #. Accessory to Primary Use ■ Changeable copy advertisements on video screen may not be animated and may not change any sooner than 15 seconds. Drive Thru Menu Board ■ Does this meet City standards? If so, repeat or reference City standards. Drive Thru Order ■ Does this meet City standards? If so, repeat or Confirmation Board reference City standards. Freestanding ■ # total for development... ■ Minimum setbacks as shown on Sheet 2 ■ Max height... Informational Signs ■ Does this meet City standards? If so, repeat or Accessory to Primary Use reference City standards. ■ Ground mounted: no maximum number, max size/height... ■ Is the wall -mounted "drive through" being classified as Informational? Off -premise Signs ■ Permitted for the purpose of multitenant signs Projecting Signs ■ Are any projectingsigns being proposed? Wall Signs ■ Channel letters only, logos excepted ■ Permitted on fagades as shown on Sheets... ■ Maximum size as shown on Sheets... Window/Door Signs ■ Does this meet City standards? If so, repeat or reference City standards. Temporary Signs: Banners Allowed? Pennants/Balloons Allowed? Portable Allowed? "Note the text above is a sample/suggestion and will need to be modified with the next submittal. DENVER, CO ♦ KANSAS CITY, MO ♦ ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 16 Table explaining all used signage and their regulations have been added in a similar format to what is described above SHEET 2 – Site Plan 23. Please modify the title to read Kipling Ridge Master Sign Plan. Updated 24. It is unclear what scale is being used; please modify the scale bar and/or include scale text. - Scale text has been added under the view name 25. Correct the western property line of Lot 1—two lines are shown. Updated 26. While this sheet is being used as a locator map for all subsequent sheets, the most important information relates to the location of the four (4) freestanding signs. Please move the summary table from Sheet 7 to this page. - Summary table has been moved 27. Please make four (4) the freestanding signs more prominent on this page. FS sign text has been enlarged 28. Identify setbacks for all four (4) freestanding signs. This is measured from the property line to the leading edge of the sign. Please also show the setback to the nearest sidewalks. - Setbacks have been identified. PL = Property Line, PA = Path (see legend) 29. In the legend, remove the wall sign max square footage and wall sign note; they are not applicable to this sheet. Removed 30. Add a note that freestanding directional signs may be added and locations may be changed without an update to the master sign plan. - Note has been added (see legend) SHEET 3 and 4 – Sprouts 31. Please modify the title to read Kipling Ridge Master Sign Plan. - Updated 32. It is unclear what scale is being used; please modify the scale bars and/or include scale text. - Scale text has been added under the view name 33. Please label the width (in feet) of each fagade. Dimensions have been added 34. Please move the summary table from Sheet 7 to this page. See redlines on Sheet 7; summary table should be used to identify maximum parameters, for example: FaCade Width Street/Drive AdjacencyWall Sin Max. SF East ##' Kipling Street ##sf South ##' None ##sf - Summary table has been moved and edited similar to above DENVER, CO ♦ KANSAS CITY, MO • ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 17 35. The standard note regarding wall signs is unclear. Are you requesting that wall sign locations and sizes may differ from what is shown in the elevations? Please modify the note and put it with the summary table. For example, "The maximum square footage allowance for wall signs on each fagade is identified below. Square footage may be distributed among multiple signs..." - Note has been edited to read " Square footage may be distributed among multiple signs per each elevation and may move anywhere on said elevation so long as the max area is not exceeded" (see legend) 36. Why does the east elevation include a placeholder for a sign but no copy? We had previously discussed removing this wall sign in exchange for allowing the wall sign to the south. If this is the case, please remove the placeholder. It is unclear why signs are necessary on all four facades. - All place holders have been moved. Max sf per fagade can now be found in the tables 37. Please remove the building height measurements. In relation to signage, building height is only relevant for projecting signs, which do not appear to be proposed. - Building heights removed 38. As a response to this letter, please provide more information regarding the farm scene window graphics. Is this proposed to be classified as a mural or a window/door sign? Will the image change routinely? What is the material? Will it interfere with the reflective glass? Can it be perforated to allow light to pass through? Several Sprouts stores in the area have images on perforated window stickers or shades. - Information regarding the farm scene mural has been provided in the response letter. Please see the Sprouts — Artistic Mural attachment. 39. Please remove all sign details from Sheet 4. These are not necessary for the MSP since the copy shown on the elevations is within the maximum square footage. - Details have been removed 40. Please remove the notes regarding variances. This is inaccurate on the west fagade, which is adjacent to Kline Street. - Notes have been removed SHEET 5 — Starbucks 41. Please modify the title to read Kipling Ridge Master Sign Plan. - Updated 42. It is unclear what scale is being used; please modify the scale bars and/or include scale text. - Scale text has been added under view name 43. Please remove the notes regarding variances. - Notes removed 44. Please move the summary table from Sheet 7 to this page. See redlines on Sheet 7; summary table should be used to identify maximum parameters for wall signs and menu/order boards. - Table has been moved 45. Please correct the spelling of "Starbucks" in the label for each elevation. DENVER, CO A KANSAS CITY, MO A ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 18 - Updated 46. It appears the proposed wall signs exceed what is typically allowed and staff may not be able to support this request. For example, there are three empty placeholders that total 54 square feet. Two are on the west fagade, which is not even eligible for wall signs under the current code. All three placeholders need to be removed and a justification provided for any wall signs that remain and exceed current standards. - Please see Starbucks attachment for further information regarding signage along the west fagade - All placeholder marks have been removed 47. How are the wall -mounted "drive thru" signs being classified? Do they count toward the wall sign allowance? Are they being classified as directional signs? Some explanation or justification is necessary. - The wall -mounted "drive thru" signs are being classified as wall signs in order to maintain the existing square footage of the current sign proposal. It is necessary to maintain the square footage due to legibility of the letter heights. 48. The placeholders surrounding the circular signs far exceed the square footage of the circles. Please reduce the SF label of the placeholder to match the size of the sign; see redline. - Place holders have been removed. 49. Please remove the labels and leader lines on the sides of the building when the signs are not visible; see redline. - Updated 50. Please distinguish between menu and order boards; this is consistent with the typologies in the sign code. - Updated on Sheet 2 of 5 and 4 of 5 51. In the detail drawings, a. Remove all side view details from this sheet unless they include signage. - Removed b. Remove the rectangular "Starbucks Coffee" sign, for which square footage is shown in the elevations. - Removed c. For all details, provide the total square foot of each sign. - Square footage has been moved to the tables d. The MB and BS labels in the details do not correspond to the elevation drawings. Please correct. - Updated e. If freestanding directional signs are compliant with the standard provide on sheet 1 (height and size) details do not need to be provided and should be removed. - Removed f. Remove the clearance bar detail. - Removed g. Where is the copy or screen on the order board? It is not clear how big this is. - This screen is 8 sf. Please see Sheet 4 of 5 and Starbucks — Order Confirmation Board attachment. DENVER, CO ♦ KANSAS CITY, MO • ST. LOUIS, MO Lauren Mikulak December 19, 2014 Page 19 52. In the east elevation, the black "max allowable" rectangles around the menu/order boards do not make sense. Please remove; see redline. - Updated SHEET 6 — Sonic 53. It is my understanding that Sonic will no longer be the tenant. Assuming a four-sided building, please provided maximum wall sign allowances and a summary table. Informational/directional, signs will not be shown but will be allowed in the future based on the standards on sheet 1. Please see sheet 5 of 5 and Lot 2 attachment for regulations that will be applied to Lot 2 SHEET 7 — Freestanding Signs and Tables This sheet has been removed. All information and tables have been moved to their applicable sheets 54. Please modify the title to read Kipling Ridge Master Sign Plan. 55. Please move the freestanding sign details to the site plan sheet. The scale can be reduced. 56. The two freestanding signs do not appear to match or correspond to each other which is inconsistent with the intent of a master sign plan. Please identify the proposed materials for both signs. 57. The tables are helpful, but appear written to justify the proposed signs by including the WR standards. That type of justification is helpful for the purpose of analysis but does not belong in the master sign plan. Please simplify each table to show what is being proposed (not how it compares to Article VII) and relocate the tables to the respective sheets. See redline for columns that to be removed/added. DENVER, CO A KANSAS CITY, MO A ST. LOUIS, MO City of Wheat Ridge City (it' ge LAND USE APPLICATION FORM ZONING APPLICATION FEES Case No, WSP1407 Date Received '11/14/2014'' Related Cases Case Planner ` kualk Case Descril)tiar„ Master 5tgt, Platz Pat MVf Marketplace Subchwtsretn .... 300.00 FKSD ZONING REIMBURSEMENT FEE Name Nathan Rasemann Name ­ Phone �(tX j 261 8229 Address 2809Latimer St. City Denver _..,,. m. �,...._ _...,..._. ...w..w.> Skate Co Zip 8[#20 - 420.80 TOTAL Name Millennium Venture Group, Name Phone '(303) 573-6500 -. Address 150 city Street. Third Floor City ;Denver . 'state CO Zip 80206 Cetvxt�st~f lrrl`cr'/nvatrut „ Name Alicia Flhymet Name Phone (303j 339.5178 Address 1509 York Street, Third Floor City 'Denver State .CCI Zips 80206• ��:t /rrf�rrvr.�tktsrr Address 10100 Street -10040 W. 38th Ave -3795 & 3725 Kid CttY Wheat Ridge Ste#e CCI . Zip ,801733 Location DesCrl(?t66fit .. ; Project Name 'MVG Marketplace S'ubd#vISrCMi Parcel No CPtr Sectrraaa tstttct o � _ Parcel No. 39.281.12.02e 0ltr Section: ,NE28 District No.. Ill 3928112022NE28�� :3 „ . . ..._. .. . r ... � �.,.. � ... ,.. 39213112021"NE28 a i,'exrrx ,: Pre -App Crate Neighittothood Meeting Date App No• Review Type Review Body Review Date Disposition Comments Kapott ' Review in :l q.; Renard N 4 14124 of 4124 ► >7 L1i4fbkte7'eit S@alCk'k +46 City of Wheat Ridge 11/14/2014 0B.-59 CD89 ZONING APPLICATION FEES 014111044 MNT FNSD ZONING APPLICATION FEES 300.00 FKSD ZONING REIMBURSEMENT FEE 128.18 PAYMENT RECEIVED AMOUNT CHECK: 3934 420.80 TOTAL 410-9.08 Lauren E. Mikulak, t Senior Planner 7500 W. 29th Avenue Wheat '~# #" Colorado 80033 Dear Ms, Mikulak: rosemannA A S E S ARCHITECTURE INTERIOR DESIGN ENGINEERING PLANNING Enclosed please find the Master Sign Plan initial submittal for the Kipling Ridge project at 38th and Kipling. This Master Sign Plan will address 4 Lots and 4 Tenants on this submittal, We have broken down each sheet between the different Lots, and show the actual signs on each elevation, After we receive comments, we will remove the actual signs and just show the max square footage boxes for the official recording document, which we included now for clarity in what we are proposing immediately. There are signs that do not comply to the current sign code which we have designated on the drawings, and provided a request for variance, typically based on the quantity of signs per elevation face. ROSEA! ANN & A"OCIATES,P.C. Nathan Rosemann nrosemann@rosemann,com 303,261.8229 x 101 2809 LARIMER STREET DENVER, CO 80205-2222 P303.261.8229 DENVER, CO A KANSAS CITY, MO A ST. LOUIS, MO Wcity of T-% I �d heat ge 111"i'l LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 29"' Avenue * Wheat Ridge, CO 80033 * Phone (303) 235-2846 (Please print or type all information) Applicant NATHAN ROSEMANN Addrcss_2B0,q_LARJMfJR_ST Phone303-261.8229 City,­DENVEJR--- State GO Zip ----50205 Fax Owner MILLENNIUM VENTURE GROUP, INC Address 1509 YORK STREET, THIRD FLOOR Phone 303-573-6500 City DENVER State COLORADO Zip ­A0206 Fax 3b-3-573-6503 Contact ALICIA RHYMER Address 1509 YORK STREET, 3RD FL, phoue303.339.5178 CitY---DENV-EfR--- State --GO_ Zip 8006-- Fax (The person listed as contact will be contacted to answer questions regarding this application, , provide additional information when necessary, post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Location of request (address): 10 100 W. G, 3725 KIPLING Type of action requested (check one or more of the actions listed below which pertain to your request): Please refer to submittal checAlistsfor complete application requirements, incomliplete applications will not be accepteil 0 Change of zone or zone conditions n Special Use Permit 0 Subdivision: Minor (5 lots or less) M Consolidation Plat 0 Conditional Use Pen -nit 0 Subdivision: Major (More than 5 lots) 0 Flood Plain Special Exception 0 Site Plan approval 0 Temporary Use, Building, Sign C1 Lot Line Adjustment M Concept, Plan approval M ariance/Waiver (from Section C] Planned Building Group 0 Right of Way Vacation 1;001ther: Detailed description of request: i :ii , Ilill I M SIGN ;;� � I ��i i �i i -1 �;;►Iii '' '111 � �i � i A I �li RKETPLACE S�UBDIVISION Required information: 39-281-00-005, 39-281-00-002 Assessors Parcel Number: 39-281-00-004, 39-281-00-001 Size of Lot (acres or square floota e): 258 999 SF Current Zoning: Proposed Zoning: NU Current Use: Eli Proposed 1Jse:---NO-01AANGF- I certifi, that the information and exhibits herewith submitted art, true ayd correct to the best ofnq, knowledge and that in filing this application, I am , ," �' acting with the knowledge and consent of those persons 'S I abo ?, "fithout whose consent the requested action cannot lawlid$ be accomplished Applicants other than owners must submit power-of-attf 'leyfro a the owner which approved ref this action on his behalf; Notarized Signature of Applicant ------- State of C do ce—R-wn-canww County ISO ss Smite ofCO&Ak The foregoing instrument (nd Use "Processina, Aortlicatio a_. sssiorrr ion was a wiled by me this yof 20 by X -i er o y Pu ic ni 74-L Notary Pu ic My commission expires 0&j -(j-,120 To be filled out bystaff: Date rcccivcZ,­tL,14J-ei-----Fee S 40 ­Receipt Case Comp Plan Quarter Section Related Case Pre -App Mtg. Case KIPLING RIDGE CENTER PLANNED COMMERCIAL DEVELOPMENT LOTS 1 - 4. MVG MARKETPLACE SUBDIVISION FILING NO. 1 LOCATED IN THE NORTHEAST QUARTER OF SECTION 28. TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE STH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO VICINITY MAP W 4471 AVENUE rAµ a ncewEcr IAAE CLEArt CIIE[a SITE I W M 11 AVENUE W 3M W dDTN AVENUE J W 11111D AVENUE SITE DATA LEGAL DESCRIPTION PROJECT LOCATION GOVERNING CODES LOTS 1 - 4, MVG MARKETPLACE SUBDIVISION FILING NO. 1 Kipling Ridge Center City of Wheat Ridge, Colorado LOCATE D IN THE NORTHEAST QUARTER OF SECTION 28, W 38th b Kipling Street - SW corner Chapter 26, Article VII, Wheat Ridge TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. Wheat Ridge, Colorado 80033 Code of Laws Part II CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF Zoning - CA COLORADO MODIFICATIONS TO MUNICIPAL CODE The following sections of AitleM Wit of the City of tA1log Rid" Municipal Code will be superseded by this Master Sign Plan: Informational Signs Accessory to the Primary Use • Size: 4 square feet per side. If freestanding, shall not exceed 36 inches in height if within a required sight distance. Window or Door Signs • Sign shall not obstruct more than 25% of the door or window area Projecting Signs Sign square footage calculated on a Not To Exceed 15sflface. Projecting and wall sign permissible on same wall. Temporary Subcategories — Banners • May be placed upon a building wall but shall not be attached to fencing, landscaping, freestanding posts or utility poles. Banners may be placed only on walls facing a public street or major interior drive. Internal Illuminated Sign • All internally illuminated signs may have moving graphics, may be a digital menu board, or have interactive video ordering capabilities. Explanation/Intent of Document The need for larger directional signs Sign locations to be determined by the developer • No building permits required for erection of directional signage Notes • Signs on the interior of the project shall not block sight distance for vehicles using internal streets, parking areas, and drives within the property. • All directional signs can be internally illuminated. All illuminated signs must apply for and receive an electrical permit. All signage appurtenant to public streets and not considered directional signage shall be consistent with the provisions of this document, or alternately, the Sign Code provisions in Article VII of Chapter 26. Building permits for these signs shall be required. CASE HISTORY MS -14-01 WSP-14-01 2013-14 The below signed ownerts), ar legally designated ►genl(s) thereofdo herby agree that the property legally described hereon will be developed ,n accordance with the restrictions and conditions contained in this plan and as may otherwise be reQwrad by law. I (we) further recognize that the approval of this Mostar Sign Pon does not create s waited property right. Vested property rights may only 'Nsa and accrue 1Wrausnt to IM Provisions of Section �M12l of the Whets Als" Code of Laws I[Noome of ownerM agenq State of Colorado ) )SS County of Jefferson ) The foregoing instrument was acknowled0ed before ma this dry of . A.O. 2014 Wb itness my nand and official seal. My commission Public of Colorado I )SS Y of Jefferson I areby unify that this plot woo filed In the office the County Clerk and Recorder of Jefferson unity at Golden. Colorado. at O'clock .M. the day of . A.O. 2014, in Book qa , Reception No. ._ . FFERSON COUNTY CLERK AM RECORDER Deputy PUNNING COMMISSION CERTIFICATION Approved this day of . A.D. 2014 by wine Ridge planning commission Chairperson CITY CERTIFICATION Approved inls day ai A.D. 2914 by era City of Wheat Ridge. ATTEST City CIMsi i a� Date 11 12 2014 rosemann 6 ASSOCIATES - 1 of 7 2809 Lorimer 80Street Denver, 3, 81.8229 11 p: 303.281.8229 KIPLING RIDGE CENTER SITE PLAN w V7K ENUE LEGEND MS 4.1 Date:11/12/2014 2of7 4 rosemann 6 ASSOCIATES -c 2809 Larimer Street Denver, CO 802052111 p: 303.281.8229 KIPLING RIDGE CENTER LOT 4 - SPROUTS - ELEVATIONS LEGEND OF / .1 `L0T 4 -SPROUTS -NORTH ELEVATION 7L77L� or . s s / , ,L0T4-SPROUTS-EAST ELEVATION �J oz 1 rr r Dace: W12/2014 3 of 7 4 rosemann 6 ASSOCIATES - 2809 Lanmer Street Demes CO 802052111 p: 303281.8229 KIPLING RIDGE CENTER LOT 4 - SPROUTS - ELEVATIONS / e \LOT 4 -SPROUTS -WEST ELEVATION J LEGEND MS 4.1 5 - ao mai soa,wfwo,f fpif�w EtfV.iEM aahitHRA•�N � .1aoa V rulwf rtooa ^ n ,I � LOT 4 -SPROUTS -SOUTH ELEVATION I LJ �_ 9 o z . e• FARMERS MARKET SPROUTS BUILDING SIGN 1 BS 4.1 FARM FRESH PROD[JCF SPROUTS BUILDING SIGN 2 NATURAL { FOODS SPROUTS BUILDING SIGN 3 VITAMINS SPROUTS BUILDING SIGN 4 -tMEAT DELI BS 4.2 1 SPROUTS BUILDING SIGN 5 BS 4.3 SPROUTS BUILDING SIGN 6 BS 4.4 BS 4.5 BS 4.34 Dale: 11/12/2014 rosemann & ASSOCIATES - 4 of 7 D 328108259111 KIPLING RIDGE CENTER LOT 3 - STARBUCKS - ELEVATIONS t r ,� ,LOT 3 -STARBUCKTS -NORTH ELEVATION / a 1 LOT 3 -STARBUCKTS -SOUTH ELEVATION �/ 0 r 1 a e I �Sn�igbl*MM CFS r a[, �i cMdn �urT___ 2 LOT3-STARBUCKTS-EAST ELEVATION 0 7 f 6 B' � L0T3-STARBUCKTS-WEST ELEVATION 0 T < 6 C LEGEND r MS 4.1 r e,RE,M11![11 jj'' m,wz ro0, no,ia — ."cnv.u'u,K Date: 1]/12/2014 rosemann 6 ASSOCIATES.. 5 of 7 D npr. CO8020s�111 STARBUCKS DIRECTIONAL SIGN 2 .r DS 3.2 STARBUCKS MENU BOARD 3 I l l tt ;- :-t ■ + + ■ IH ? r i • t STARBUCKS 4 SfSlttlY � y MENU BOARD 3 STARBUCKS BUILDING SIGN 4 STARBUCKS BUILDING SIGN 4 ,y + .� STARBUCKS BUILDING SIGN 4 B$ 3.3 BS 3.4 STARBUCKS BUILDING SIGN 4 BS 3.4 STARBUCKS DIRECTIONAL SIGN 1 DS 3.1 Date: 1]/12/2014 rosemann 6 ASSOCIATES.. 5 of 7 D npr. CO8020s�111 STARBUCKS DIRECTIONAL SIGN 2 .r DS 3.2 STARBUCKS MENU BOARD 3 l l tt ;- :-t IH ? r ♦—T STARBUCKS MENU BOARD 2 M8 3.1 • t STARBUCKS 4 SfSlttlY � y MENU BOARD 3 Date: 1]/12/2014 rosemann 6 ASSOCIATES.. 5 of 7 D npr. CO8020s�111 c / .1 1 LOT 2 -SONIC -NORTH ELEVATION 7 / ,1 `LOT 2 -SONIC -SOUTH ELEVATION KIPLING RIDGE CENTER LOT 2 - SONIC - ELEVATIONS j LJ /� � / C ,LOT 2 -SONIC - VYEST ELEVATION �✓:IIR ally � I;®I © •• • • g Y Of 14 IC IdYf C�l.:lel t1� l NI �. PULL MENU ALL DAY SONIC BUILDING SIGN 5 _ BS 2.5 n• . 'IIrII1f nn�'I �} L_ { . SONIC BUILDING SIGN 1 BS 2.1 L --"" SONIC BUILDING SIGN 3 BS 2.$DRIVE •S. � � _ _ `9'•""°'O' SONIC DIRECTIONAL SIGN 1 2.1 a�nm reaamn :�� SONIC MENU BOARD 1 MB 2.1 • " SONIC BUILDING SIGN 8 _BS -2.6 { wr - - i — N THRU THRU OPEN , SONIC BUILDING SIGN 2 B 2. SONIC BUILDING SIGN 4 B 2.4 SONIC BUILDING SIGN 7 B 2.7 SONIC DIRECTIONAL SIGN 2 D 2.2 RD 2 SONIC MEN MB 2,4 LEGEND 4 DM: 11/12/2014 rosemann 6 ASSOCIATES.. 2809 LanMer 6 of 7 D 0205- 1111 3 J 28 KIPLING RIDGE CENTER LOT 1 - MONRINGSTAR AND KIPLING RIDGE SIGNAGE DETAILS LOT 1 - MORNINGSTAR .T:rcc ort au 4 MORNINGSTAR MONUMENT SIGN MS 1.1 ~�. eomrt ,,.r s'm rwno MORNINGSTAR DIRECTIONAL SIGN DS 1.1 LOT 11 LOT 4 - MONUMENT SIGN MPR ANCHON �NANT UMR tutu, - nNANT ItNur MULTIPLE tUTX TIM, TENNANT MONUMENT SIGN MS 2.1 / MS 4.1 LEGEND 1 DATA CHART Date: 11/12/2014 7 of 7 4 rosemann 6 ASSOCIATES - 2809 Latimer Street Denver, CO 80205.2111 p: 303.281.8229