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HomeMy WebLinkAbout05/03/2012� .1 W City of .featj]ZjAe AGENDA May 3, 2012 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on May 3, 2012, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in advance qfa meeting i fyou are interested in participating and need inchision assistance, 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) will-141 I 11EMM I I DO [24M fit 1 #1Q1 • grow I A. Architectural and Site Design Manual 9. OTHER ITEMS A. Election of Officers 10. ADJOURNMENT IM The meeting was called to order by Vice Chair Council Chambers of the Municipal Building Ridge, Colorado. Commission Members Present: S at 7:00 prn. in the City est 29' Avenue, Wheat 011m Timms Ida Weaver Meredith Reckert, Sr. Planner Kathy Field, Admin. Assistant I I WfJ_qQ as r! M a 1 1 1`1111111 ;M 91 —March 15, 2012 111 1 1 7 1 111 , 1 1, 1 111,11 gq;11 IT, owl ! - tne,1110117tes oi maren 1:II, Z91Z written. The motion carried PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes each. No members of the public wished to address the Commission at this time. Planning Commission Minutes 1 April 5, 2012 F�QNIIXUN HUNUM A. Case No. MS-12-01: An application filed by William J. Starker for a 4- lot consolidation plat for property zoned Commercial-One (C-1) and located at 5560 West 29th Avenue. The case was presented by Meredith Reckert. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. The purpose of the request is to remove internal property lines to accommodate building remodel and expansion. In response to a question from Cc explained that this property is not In response to questions from Con, fill' 'bner TIMMS, the owner plans to demolish the ex, residential stj parking that will be required with the' 1111111 M ing ex I are associated with this case at this time' I ", ' qmwl Vice Chair TIMMS asked to bear from the an t. William 1 3019 Eat( Mr. Starki questions. 8MMEM Ms. Reckert in the general area, explained that . There were no 2844 Depew Street Ms. Smith expressed concern about increased traffic that will result from the restaurant the applicant plans to build on the property. There is already a large amount of truck traffic on Depew generated by the meat market across the street. There is especially heavy traffic during hunting season. She asked if a fence would be erected on Depew to bide the view of hanging animal carcasses outside the meat market. She asked if it were necessary to have an exit onto Depew Street. Planning Commission Minutes 2 April 5, 2012 Sally Banghart 2909 Depew Street Ms. Banghart spoke in favor of the application. She stated that her neighbors are also in favor of a restaurant at this location and believe it would uplift the neighborhood and make it more of a conxnity. ,,., Mario Moranetz 2896 Depew Mr. Moranetz. owns the adjacent prop"' to the ��� of the subject property. He stated that while he supports improveiine i t "��" ; 1iborlood, he shred concerns about increased; traffic and a potet� J� license in an area that is largely residential. He asked for clarification the applicant as to the intended use, Cony is ion KMAN asked about stotni ater d tion that would be located tot �ry'%ie rtli in fart of his property. Mr. Moranetz stated he was not clear about this II Recke� plained that storniwater retention will be placed underarou n na lot. Sta eturne o podm"k �e stated that he has a very nice restaurant lan level' 12e rr - detentrt`W �e explained there will be a 1f - car parking g p p b ; t with concr�,ver allow water to seep into the ground to be piped into a 1"a1ng basin Thr� be entrance on 29` and also on Depew. There will bet' ,ztrance from } }l alley cliveries will be made from the alley. Trash will be pi up on- sit e1 parking lot area. ,w „z Comisso Tl asked the applicant to describe the type of restaurant he � �goom MO, plans. Mr. S' plied that he has lived in the neighborhood for 35 years and the commercial i`lding has been vacant. He plans to have a bar in that building and will be applying for a liquor license. He plans to build a sit -down dining room with an outdoor patio and install landscaping to resemble a European cafe in the country. In response to concerns expressed about the meat locker hanging animal carcasses outside, Meredith Reckert stated that staff will follow up on these issues. 91 a Commissioner TIMMS asked if a site plan review has taken place. Ms. Reckert stated preliminary reviews have taken place; however, the applicant may not apply for a building pennit until consolidation occurs. The public will have opportunity to give input on the liquor license when it is heard before the Liquor Authority. Vice Chair TIMMS closed the public hearing. � " ' gg2 It was moved by Commissioner DURAN a q 4, gg iimded by Commissioner o " ,v ta, approval of a four -lot OHM to approve Case No. MS-12-01, a 01 consolidation plat for property zoned Col erce C-1) and located at 5560 West 29th Avenue, for the following reason 1. All requirements of Article IV have been met. 2. The utility providers can serve Motion carried 6-0. WE EM ► ME= of the April 19, �.WS and seconded by 9, 2012 Planning Commission It w MATTHEWS and seconded by (�-omn adjourn the meeting at 7:45 p.m. Motion carried scheduled for May 3, 2012. Steve Timms, Vice Chair Ann Lazzeri, Secretary Planning Commission Minutes 4 April 5, 2012 City of " Wheat �idge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: M. Reckert DATE OF MEETING: May 3, 2012 CASE NO. & NAME: WZ -12 -02 /Brian Mott for IBC Holdings ACTION REQUESTED: Approval of a zone change from Planned Industrial Development and Light Industrial to Mixed Use — Commercial TOD LOCATION OF REQUEST: 5060 Ward Road PROPERTY OWNER: Brian Mott for IBC Denver II, LLC APPROXIMATE AREA: 14.7 acres PRESENT ZONING: PID and Light Industrial COMPREHENSIVE PLAN: T.O.D. Site; Mixed Use Employment Center ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION Planning Commission WZ -12 -02 /IBC All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST This application is for approval of a zone change from PID, Planned Industrial Development, and I, Light Industrial, to Mixed Use — Commercial TOD (Transit- Oriented Development). The zone change is the first step of the process for approval for redevelopment of this site. Pursuant to the Mixed Use Zone districts, sites over 10 acres in size, or that have more than one phase of development, must complete a concept plan. The concept plan, which is reviewed administratively, is a general plan for development that designates proposed circulation concepts, proposed building pads and preliminary land use concepts. A neighborhood meeting would be required prior to application for the concept plan approval process. If approved and prior to construction of any new structures, a site development plan will be required meeting the standards in the mixed use zone districts. The property is comprised of several parcels and has frontage on West 50 Place, Ward Road and West 52 Avenue. For the purposes of this land entitlement process, the address of 5060 Ward Road is being used. The legal description for publication purposes included all three parcels. (Exhibit 1, Applicant letter) II. EXISTING CONDITIONS /PROPERTY HISTORY The property is located at 5060 Ward Road in the northwest quadrant of the City of Wheat Ridge. The parcels that comprise the subject property includes those that are zoned Planned Industrial Development (PID) and are part of the Jolly Rancher Inc. PID. The home of the former Jolly Rancher candy factory is approximately 10.4 acres in size and was in production until 2002. The only use permitted under the PID is candy manufacturing with ancillary functions. Today, the property is largely vacant. A 21,000 square foot manufacturing warehouse remains in the middle of the property along with several smaller structures on the eastern portion. Included with this zone change request is another 4 -acre parcel immediately to the north, which is currently vacant, zoned Light Industrial (I), and has frontage on W. 52 Avenue. (Exhibit 2, ALTA survey) Surrounding the subject property is a variety of land uses. Immediately to the east is a parcel zoned Light Industrial (1) that is currently an RV and boat storage lot. Further to the east is a residentially zoned alpaca ranch and a residential neighborhood zoned R -2. To the north and south are industrially - zoned parcels, including the Wheat Ridge Industrial Center PID. The subject property is adjacent to the City boundary; north of W. 52" Avenue is the City of Arvada, and across Ward Road to the west and northwest is unincorporated Jefferson County. In 2005, the applicant submitted a request for approval of a zone change from PID and I to Planned Mixed Use District (PMUD). The request included a 17 parcel subdivision in addition to an ODP and FDP. The intent of the application was to allow the development of office /warehouse flex space in the first phase. The intent of subsequent phases of construction was not defined but would have allowed general commercial and industrial uses and some residential. The zone change application was denied by City Council on November 14, 2005. One justification for denial is that the plan did not embrace the concept of transit - oriented development supportive of the future RTD Commuter rail station stop. Planning Commission 2 WZ- 12- 02/IBC In 2006, the City adopted the Northwest Subarea Plan which was focused on a mixed use development in support of the Gold Line end of line stop, transitioning to existing suburban development to the north and east. Subsequent other guiding documents are discussed in section IV of this report III. PROPOSED ZONING Background In September of 2010, City Council approved legislation adopting new mixed use zone districts. Prior to that, the only provision in the code for mixed use development was the Planned Mixed Use District (PMUD) requiring a site development plan (concept ODP and specific ODP). This presented challenges to applicants as the planned development approval process is lengthy, unpredictable and expensive, taking at least six months without certainty of the outcome. The intent for adoption of the new mixed code was to provide a clear predictable and streamlined development process which would establish general development parameters, allowed uses, setbacks and building heights without providing a site plan level of detail. Once rezoned through a public hearing process, the review process for construction would be administrative. The following is a synopsis of the proposed Mixed Use Commercial TOD zone classification: The MU -C TOD is intended for areas generally within % mile of light rail stations. It permits a wide range of uses to allow densities that support transit ridership and is intended to enhance connections to transit. The MU -C TOD zone district permits a wide range of land uses and encourages quality, higher density, mixed use development. The following matrix designates uses and development parameters for the proposed zone district. Planning Commission 3 WZ- 12- 02/IBC Development parameter MU -C TOD Building height 8 stories (118') — mixed use building 6 stories (90') — single use buildin Setbacks /landscape buffers Minimum side Minimum rear Min. side and rear adj. to residential 0' 5' I — 2 story building = 10' 3 story building = 15' 4 story or higher = 20' Development adjacent to residential (p arking lot buffer 6' buffer with 6' screen (fence or upright landscaping) Required open s ace Mixed use = 10% or Single use = 15% Uses Single family/duplex Not permitted Multi-family Permitted Community/public buildings Permitted Banks with drive-through Conditional Use Restaurants Permitted Restaurant with drive-through Conditional Use Gas stations Not permitted Uses with outdoor storage Not permitted Auto repair Conditional Use Retail sales — up to 60,000 s.f. Permitted Office Permitted Architectural standards Facade articulation, Material variation, Transparency requirements, Build -to lines V. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in Section 26- 112.13.2. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error; There is not a mistake on the official city maps. The property is zoned PID and I. 2. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, The northwestern portion of the city has the opportunity for the establishment of a transit - oriented redevelopment that will coincide with the construction of the new commuter railway station near the intersection of Ward Road and W. 50`' Place. This station will be the end -of -line station for the RTD Gold Line. The Gold Line is part of FasTracks, RTD's voter - approved program to expand rail and Planning Commission 4 WZ -12 -02 /I13C bus service across the greater Denver metro area and will serve seven stops, including the Ward Road location. It is an 11.2 -mile commuter rail transit line that will run along the BNSF/Union Pacific Railroad route from Denver Union Station to Wheat Ridge, passing through northwest Denver, Adams County and Arvada. The Wheat Ridge station is planned to be on the north side of the existing freight tracks and east of Ward Road on the south side of 50 Place across the street from the subject property. The station is located far enough east of Ward Road to allow sufficient room to store early- morning trains that are awaiting departure for Denver Union Station. The platform location could accommodate the possibility of a future expansion of the Gold Line further west (over Ward Road). Improvements associated with the station will include train platform, station with amenities and parking. Parking and bus drop -off would be just north of the station platform with primary access from 52nd Avenue. On opening day, the station is expected to have 288 surface parking spaces with 60 on- street parking spaces. An undeveloped piece of land across from the station platform is designated for future retail development. The Gold Line is scheduled to be in operation by mid -2016. Planning Commission 5 WZ -12 -02 /IBC Underutilized land, an inadequate street network system and blight in this general area led the City Council and Renewal Wheat Ridge to adopt both the Northwest Area Subarea Plan and the I- 70/Kipling Urban Renewal Plan. All guiding documents specify that this property is appropriate for mixed use transit - oriented development and creation of an employment center. Staff concludes that this criterion has been met. The Planning Commission shall also find that the evidence supports the finding of at least four of the following: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area; The following documents and policies are to be used for guides when considering zone changes relative to the subject site. NEIGHBORHOOD REVITALIZATION STRATEGY — adopted 2005 • Identified strategies for the city to become a "community of choice" • Goal for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading housing stock, developing employment areas and targeting underutilized commercial properties for redevelopment. • One of the recommendations of the NRS was for the City to undertake subarea planning to focus on unique opportunities and challenges for redevelopment of certain areas. NORTHWEST SUBAREA PLAN — adopted 2006 • Designates this property as potential for a transit oriented mixed use urban village with general commercial and auto - oriented uses along Ward Road (see figure below) • Encourages a grid of north -south and east -west internal streets with pedestrian amenities Planning Commission 6 WZ -12 -02 /I13C site F” 8: Relenetl L XW Use Bhp I- 70 /KIPLING CORRIDOR URBAN RENEWAL PLAN - adopted July 2009 In August of 2009, a new urban renewal plan area was adopted by City Council. The urban renewal plan area includes properties along the 1 -70 corridor extending north to the northern city limit line, including this parcel. A blight study was conducted with the conclusion that the following items are present in the study area: slum/deteriorated structures, predominance of defective or inadequate street layout, faulty lot layout, deterioration of site or other improvements, inadequate public improvements or utilities. Urban renewal powers include creation of special districts to make public infrastructure improvements, establishment of sales tax increment areas and acquisition of property including the use of powers of eminent domain. The plan establishes objectives with respect to appropriate land uses, public and private investments in concert with the goals and objectives of the Comprehensive Plan. This property is designated "employment ", adjacent to "employment/TOD mixed use" on the urban renewal concept plan. In 2009, a ballot initiative was approved by voters in a City election for removal of the charter height and density restrictions for most of the urban renewal areas in the city. COMPREHENSIVE PLAN: Envision Wheat Ridge — adopted October 2009 Property is shown as being a mixed -use employment center close to the City's TOD site (see figure below). The intent of the employment/commercial center is to build on existing Planning Commission 7 WZ -12 -02 /IBC Potential RTD Parking Location. Arvada - Future Medium and H igh Density Development Transit with Ridge Road Oriented and 52nd Ave Corr Pedestrian School Connection Station Area & Bus Orange Circulation Indicates External . 50th Avenue Access ,a onneetion Ponds -�•� -� l • Mw�1W in.Au.ui Current RTD • r" "'" P Park r Ride y ,-h ;_.,, „ „., F” 8: Relenetl L XW Use Bhp I- 70 /KIPLING CORRIDOR URBAN RENEWAL PLAN - adopted July 2009 In August of 2009, a new urban renewal plan area was adopted by City Council. The urban renewal plan area includes properties along the 1 -70 corridor extending north to the northern city limit line, including this parcel. A blight study was conducted with the conclusion that the following items are present in the study area: slum/deteriorated structures, predominance of defective or inadequate street layout, faulty lot layout, deterioration of site or other improvements, inadequate public improvements or utilities. Urban renewal powers include creation of special districts to make public infrastructure improvements, establishment of sales tax increment areas and acquisition of property including the use of powers of eminent domain. The plan establishes objectives with respect to appropriate land uses, public and private investments in concert with the goals and objectives of the Comprehensive Plan. This property is designated "employment ", adjacent to "employment/TOD mixed use" on the urban renewal concept plan. In 2009, a ballot initiative was approved by voters in a City election for removal of the charter height and density restrictions for most of the urban renewal areas in the city. COMPREHENSIVE PLAN: Envision Wheat Ridge — adopted October 2009 Property is shown as being a mixed -use employment center close to the City's TOD site (see figure below). The intent of the employment/commercial center is to build on existing Planning Commission 7 WZ -12 -02 /IBC industrial areas in the city with proximity to the city's TOD site. The following are attributes of this designation: • Should have a mix of uses centered around the commuter rail station • Primary employment should be a major component • Uses should include commercial and retail services and multi- family housing • Pedestrian — friendly setting • Can be a higher intensity than areas to the east and south of I -70 • Should be designed with landscaping, high quality urban design and architecture, and incorporate green space Staff' concludes that this criterion has been met. b. The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived; Land use and zoning surrounding the property is commercial and industrial in nature. Existing businesses includes auto repair, RV storage, retail and office /warehouse. The proposed Mixed Use — Commercial (TOD) zoning which allows a variety of uses will not be inconsistent with existing zoning and land use. Staff concludes that this criterion has been met. Planning Commission g WZ -12 -02 /IBC C. There will be social, recreational, physical and /or economic benefits to the community derived by the change of zone; The proposed zone change will be a benefit to the community. The new zoning will enable mixed use redevelopment of an urban renewal area, bringing new uses that are likely to improve the character of the area, generate sales tax for the City and provide a balanced mix of land uses which can include residential. Staff concludes that this criterion has been met. d. Adequate infrastructure /facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity; All agencies can serve the property with upgrades to infrastructure at the time of development. Staff concludes that this criterion has been met. e. The change of zone will not adversely affect public health, safety or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties; Ward Road is a state highway and carries over 30,000 vehicles per day (2006 CDOT count). West 52 Avenue carries over 3700 vehicles per day (2010 count). A traffic impact analysis will be required upon application for a concept plan which addresses the establishment of a public street grid and necessary improvements on adjacent streets to accommodate site development. A drainage plan and report will also be required prior to new construction. Staff concludes that this criterion has been met. 3. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual This criterion is not applicable since the Architectural and Site Design Manual does not apply in mixed use zone districts. Staff concludes that this criterion is not applicable. IV. NEIGHBORHOOD MEETING The required pre- application meeting for neighborhood input was held on January 21, 2012. There were five persons from the neighborhood in attendance. (Exhibit 3, Neighborhood meeting recap; Exhibit 4, sign -up sheet) Planning Commission 9 WZ -12 -02 /IBC V. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Arvada Fire Protection District: Upon further development, additional looped water lines and fire hydrants may be needed. Will review at the time of concept plan application for fire access, water supplies and hydrant locations. Colorado Department of Transportation: CDOT will assess the conditions of Ward Road upon submittal of a concept plan for redevelopment. Valley Water District: Can serve the property. Will address water availability and specific improvements upon submittal of a concept redevelopment proposal. Xcel Energy: Has no objections to the zone change contingent upon maintaining all existing rights for maintenance of their existing facilities. Will assess service at time of site plan application. Wheat Ridge Public Works: Will assess traffic and drainage upon submittal of a concept development plan. Wheat Ridge Police: No concerns with crime or traffic. Renewal Wheat Ridge: Proposal is consistent with the urban renewal plan. VI. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the property is currently underutilized. Staff further concludes that there are changing conditions in the area which will dramatically impact the development viability of the property. Because the zone change evaluation criteria support the request, Staff recommends approval of Case No. WZ- 12 -02. VII. SUGGESTED MOTIONS: Option A: "I move to recommend APPROVAL of Case No. WZ- 12 -02, a request for approval of a zone change from PID and I to Mixed Use — Commercial TOD for property located at 5060 Ward Road for the following reasons: 1. The property is currently underutilized. 2. Construction of the Gold Line commuter rail station will dramatically change the development potential of this property. 3. The rezoning request is consistent with the Northwest Subarea Plan, the I- 70 /Kipling Urban Renewal Plan and Envision Wheat Ridge. 4. The evaluation criteria support approval of this request." Planning Commission 10 WZ -12 -02 /IBC Option B: "I move to recommend DENIAL of Case No. WZ- 12 -02, a request for approval of a zone change from PID and I to Mixed Use — Commercial TOD for property located at 5060 Ward Road for the following reasons: 1. 2. Planning Commission 1 I WZ -12 -02 /IBC February 28, 2012 Ms. Meredith Reckert Senior Planner City of Wheat Ridge Development and Zoning Office 7500 W. 29th Ave., 2nd Floor Wheat Ridge, CO 80033 RE: Re- Zoning Request for 5060 Ward Road, Wheat Ridge, CO 80033, Assessors Parcel # 39- 174 -05 -013. Dear Meredith: IBC Denver II, LLC ( "Owner "), through its affiliate, IBC Holdings, LLC, is pleased to submit this request to re -zone the above referenced parcel (the "Propert/ ') from Planned Industrial Development (PID) and Industrial (I) to Mixed Use — Commercial TOD (MU CTOD). The property is approximately 14.59 acres of partially improved land. Re- zoning to MU CTOD will allow the Property to ultimately become what the City of Wheat Ridge envisioned when it adopted the Northwest Subarea Plan in June of 2006. The Plan references goals and policies as follows: • "the potential to become a mixed -use 'village' with a slightly urban character" • "establishing a unique character for the subarea as the end -of- the -line light rail station for the RTD Gold Line" • "ensuring an adequate balance between the build and natural environment" It goes on to list a number of the desired characteristics of the area including: • "Buildings ... that have a pedestrian interest and scale" • "Occassional towers and other architectural features that will give an identity" • ". . . plazas and sitting areas for pedestrian comfort" We are excited by the possibility that all of the above may well come to pass as a result of this request to rezone the Property and are committed to a process that will produce final design and implementation consistent with the city's goals, policies and desired characteristics. Should our request be approved, we believe that the area will ultimately become home to retail, office and residential facilities consistent with the zoning code approved by City Council in September of 2010. The design concepts we foresee will allow both residents and commuters utilizing the new Gold Line pedestrian rail to live, work and recreate with easy EXHIBIT 1 1 153 BERGEN F _ 80439 (303) 674.1300 FAX (303) 674 )M WWW.IBCHOLDINGS.COM Ms. Meredith Reckert February 28, 2012 Page 2 access to downtown and metro -wide Denver via the FasTracks network We envision the underpinning of the ultimate development as a uniquely world -class design, pedestrian friendly, neighborhood oriented mixed -use destination. As always, please don't hesitate to call or write with any questions you may have. 1153 Bergen Parkway, Suite M454, Evergreen, CO 80 439 (303) 674.13oo Fax (303) 674.566o Email info c@i ibcholdings.com www.ibcholdings.com C114 COP. 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No 82=110 TRICT BOOK 1e28 DPAGE IS 6]8 t� N TO o. 22561 ,P J JJ . •• � �J� O WAf • L AWO r - c IS n e -`'� ^� 0 Q a a 3 v U i Z i T 1+1 F Z F N Ln Z Q U 0 H Q wao > = Q 0 ¢N - J w m w 30 �o J V zv w Cc } i> f Z My 0 (+7Z WzL Q ~ a ° w O w J�V`Q'< S r CE O G Z H N U , -- E- < cc z; Q `, W LL Q `X SHEET A EXHIBIT 2 City of Wheat Ridge Municipal Building 7500 W. 29"' Ave. Wheat Ridge, Co 80033-8001 P: 3012351846 F: 303.235.2857 NEIGHBORHOOD MEETING NOTES ffim Location of meeting: Property location: January 24, 2012 Meredith Reckert, Senior Planner Wheat Ridge Municipal Building Second floor conference room 7500 W. 29 Avenue Wheat Ridge, CO 80033 MEMMEMMIm- Applicant Brian Mott, IBC Holdings 1101 W. 48"' Avenue, Suite 100 Denver, CO 80221 Phone: 303-674-1300 Existing Zoning: Planned Industrial Development (PID) "Jolly Rancher Inc. PID" Comprehensive Plan Designation: T.O.D. Site; Employment/Commercial Center Member(s) of the community present: See attached sign up Redevelopment will likely include residential and commercial uses that cater to residents and to commuters. A specific redevelopment scenario has not yet been proposed, but a vision for the area includes neighborhood-oriented uses and pedestrian-friendly design, The applicant may or may not act as the future developer. The property is the former home to the Jolly Rancher candy factory. In 2002, the Wheat Ridge based production plant shut down, and in 2005 the applicant purchased the property. Today, the property is largely vacant. A 2 1,000 square foot manufacturing warehouse remains in the middle of the property along with several smaller structures on the eastern portion. The 4-acre parcel immediately to the north is currently vacant. Prior to discussion about the proposed land use case, Mark Westberg, Public Works project supervisor, briefly advised the attendees of the status of the proposed RTD commuter rail station to be located southeast of the subject site. The following issues were discussed regarding the proposed zone change to MU-C TOO: Will a traffic report be required as part of the zone change application package? Because a . /aural development scenario is not required with the application, it will be dif ,ficult to anticipate the traffic impacts at this titne, At the time of concept plan review a traffic impact report will be required. How long has HIC Holdings owned the property? IBC has owned the property since 2004. It was subject to a zone change request in 2005 ivhich was denied b City Council (Case No. 07,05-07). Will the existing structure on the site be retained? Although it is decent sized and in y good repair, it is doubtful that it will be kept. Has the City of Arvada commented on the development proposal? Not at this time but tht�y 14411 be part of the agenc)" rq/erral as their share a common boundaty line with the City of fVheat Ridge. N 4m • m • • • I I mop 1 I I I N cyi 4 6 6 [mool 1 6 1 ff City of i Wheat -Midge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: April 25, 2012 (for May 3rd study session) SUBJECT: Revisions to Architectural and Site Design Manual Introduction In 2007, the City adopted the Architectural and Site Design Manual (ASDM). The manual provides design standards and guidelines to ensure quality development in Wheat Ridge. It applies to commercial, industrial, multi - family, and mixed use development throughout the City. It has been almost five years since the manual was created and staff has prepared a series of revisions that will address the following issues: • Clearly establish the manual's applicability and the review process required to ensure compliance with the manual. • Update architectural standards based on lessons learned from actual projects and to more closely align with the mixed use zoning requirements. • Create separate design standards for industrial buildings, which are currently grouped with commercial buildings. • Update the formatting and organization of the manual to make it more user - friendly. • Update the architectural overlay map. This memo is structured as follows: 1. Background 2. Overview of Proposed Revisions 3. Action Requested Background The Architectural and Site Design Manual (ASDM) applies to site and building design on private property for commercial, industrial, multi - family, and mixed use development throughout the city. The ASDM is intended for use in conjunction with a property's underlying zoning. It does not apply to single- and two- family homes, properties with mixed use zoning (which has its own design standards), or properties with agricultural zoning. Since the ASDM was adopted in 2007, staff has had the opportunity to apply it to a range of proposed and actual developments in the city. This, along with feedback from applicants, has revealed some potential areas for improvement, including updated architectural standards, separate design guidelines for industrial buildings, and clearer organization. Staff presented a list of proposed revisions to the manual at a Planning Commission Study Session on December 1, 2011. At that Study Session, staff suggested that the manual could be expanded to apply to a range of project types including accessory structures and site improvements. Several Commissioners expressed concern that this could be onerous for smaller projects. In response, staff removed smaller -scope items from the list and clarified that the manual applies to larger projects, divided into three categories: (1) new development/redevelopment; (2) expansion of 50% or more; and (3) facade improvements. For the latter two scenarios, the manual would apply where practical since there may be some standards or guidelines that would be difficult or impossible to meet if an applicant is working with an existing building/site. Overview of Proposed Revisions A draft of the revised manual is attached for your review. Although the manual has been reorganized and "spruced up," most of the actual content is the same. Any new or changed content is highlighted in yellow in the attached document. Most substantive changes are explained with footnotes, which will be removed for the final version. You may also refer to the 2007 manual (please notify staff if you don't already have a copy) to compare the proposed new manual against the older version. A brief summary of the most notable changes from the 2007 manual follows. Overall Manual • Reorganized and reformatted to present information in a clearer method with less prose and more tables/bulleted lists. • Reorganized into five chapters with a chapter for definitions at the end. • Replaced graphics with photos that illustrate examples of the type of design that the manual encourages. Chapter 1 - Introduction • Added a section called How to Use This Manual and added flowcharts to more clearly demonstrate how the manual is used by an applicant. • Clarified the applicability of the manual. Chapter 2 — Overlay Areas • Updated the overlay map to include some properties on major commercial corridors that previously were not included. Chapter 3 — Site Design • Consolidated all standards and guidelines for site design into one chapter. • Added tables, graphics, and images to illustrate site design concepts. Chapter 4 — Building Design • Consolidated all standards and guidelines for architecture into one chapter. 2 • Created three separate categories for building design: (1) Commercial /Retail /Mixed Use, (2) Heavy Commercial /Light Industrial; and (3) Multifamily Residential. • Updated some architectural standards (such as transparency requirements for the ground floor) based on lessons learned and test cases. Chapter 5 - Signage • Added images and reorganized content. Chapter 6 - Definitions • Added some definitions and some images. Requested Action The ASDM is administered by staff and Section 26 -224 of the zoning code gives the Community Development Director the authority to amend the manual at any time. Staff is including both Planning Commission and City Council in the update to the manual, but no formal action by either body is necessary since the manual may be administratively amended. At the Study Session on May 3, staff is requesting that Planning Commission share any comments or proposed changes. Staff will incorporate those comments and then bring a final draft for City Council approval at a Study Session. After that final step, the new manual will be officially published and released for use, hopefully by late June or early July. Attachments: 1. Proposed new Architectural and Site Design Manual (ASDM) 3 City of Wheat Ridge Architectural and S ite Design Manual Draft for Planning Commission Review April 25, 2012 Z Y of Wat �dge _ y , 1 t City of Wheat Ridge Architectural and Site Design Manual Adopted June 2007 - Acknowledgements Wheat Ridge City Council MAYOR Jerry DiTullio DISTRICT I DISTRICT II Karen Berry Dean Gokey Terry Womble Wanda Sang City of Wheat Ridge Staff Randy Young, City Manager COMMUNITY DEVELOPMENT DEPARTMENT Alan White, Director Sally Payne, Senior Planner Meredith Reckert, Senior Planner Travis Crane, Planner II Adam Tietz, Planner I Adopted Wheat Ridge City Council MAYOR Jerry DiTullio DISTRICT I DISTRICT II Davis Reinhart Joyce Jay William "Bud" Starker Kristi Davis DISTRICT III DISTRICT IV Karen Adams Lena Rotola Mike Stites Larry Schulz PUBLIC WORKS DEPARTMENT Tim Paranto, Director 2012 - Acknowledgements DISTRICT III DISTRICT IV Mike Stites Joseph De Mott George Pond Tracy Langworthy Wheat Ridge Planning Commission DISTRICT I DISTRICT II DISTRICT III DISTRICT IV Anne Brinkman Steve Timms Richard Matthews Tracy Guildner Alan Bucknam, Chair Scott Ohm Amanda Weaver Monica Duran City of Wheat Ridge Staff Patrick Goff, City Manager COMMUNITY DEVELOPMENT DEPARTMENT Kenneth Johnstone, Director Sally Payne, Senior Planner Meredith Reckert, Senior Planner Sarah Showalter, Planner II Lauren Mikulak, Planner I PUBLIC WORKS DEPARTMENT Tim Paranto, Director The Architectural and Site Design Manual is formally amended by the Community Development Department by the authority granted in Section 26 -224 of the Wheat Ridge Code of Laws. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual TABLE OF CONTENTS CHAPTER 1 - INTRODUCTION 1.1 Historical Context ...... ............................... 1 1.2 Purposes of the ASDM .. ............................... 2 1.3 Goals of the ASDM ..... ............................... 3 1.4 ASDM Contents ....... ............................... 3 1.5 Applicability ........... ............................... 4 1.6 How to Use This Manual ............................... 6 1.7 Review Procedure ..... ............................... 6 1.8 Varying from the Requirements ......................... 8 CHAPTER 2 - OVERLAY AREAS 2.1 Traditional Overlay ..... ............................... 9 2.2 Contemporary Overlay .. ............................... 9 2.3 Suburban Overlay ...... ............................... 9 2.4 Inclusion in an Overlay Area ............................ 9 CHAPTER 3 - SITE DESIGN 3.1 Pedestrian Connectivity . ............................... 11 3.2 Building Entrance Placement ........................... 12 3.3 Building Placement: Build -To Areas ...................... 12 3.4 Parking Placement ..... ............................... 14 3.5 Shared and On- Street Parking .......................... 14 3.6 Parking Lot Design ..... ............................... 14 3.7 Screening, Buffers, and Transitions ....................... 15 3.7 Open Space Design ..... ............................... 16 CHAPTER 4 - BUILDING DESIGN 4.1 Commercial /Retail and Mixed - Use ....................... 19 4.2 Heavy Commercial /Light Industrial ....................... 24 4.3 Multifamily Residential . ............................... 27 CHAPTER 5 - SIGNAGE 5.1 Wall Signs ............ ............................... 31 5.2 Freestanding and Monument Signs ...................... 31 5.3 Sign Lighting .......... ............................... 32 CHAPTER 6 - DEFINITIONS ............................ 33 ii Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Chapter 1 - Introduction CHAPTER 1 - INTRODUCTION The Architectural and Site Design Manual (ASDM) for the City of Wheat Ridge establishes a clear blueprint for site development and architectural standards for commercial, industrial, mixed -use and multifamily structures. The Manual contains principles, standards, and guidelines which will provide consistent yet flexible design guidelines for the City of Wheat Ridge. 1.1 Historical Context Wheat Ridge had its origins in the silver and gold rush days of Colorado in the late 1800's. Miners traveled back and forth between Golden, Black Hawk and Central City through what is now the City of Wheat Ridge to Denver. Eventually, farmers settled Wheat Ridge and the routes between Denverand points west became established as the main thoroughfares we know today. Wheat Ridge became an incorporated City in 1969. Wheat Ridge, like many satellite suburban communities, does not have an historical main street or town center. Residential development radiated out from Denver and the commercial activity developed along the main thoroughfares. Today these thoroughfares remain as Wheat Ridge's main commercial corridors: W. 38th Avenue, W. 44th Avenue, Sheridan Boulevard, Wadsworth Boulevard, Kipling Street and Youngfield Street. The City's suburban development pattern has created a diverse and eclectic character in the community. On the east side of Wheat Ridge development followed the traditional Denver urban grid pattern. The development pattern east of Wadsworth Boulevard is more dense and compact and the structures are older. As development moved west of Wadsworth, the pattern became more suburban with curved streets, cul -de -sacs and lower- density development. Farther to the west, agricultural uses and a rural setting and density remain. Historically, many of the commercial corridors were pleasant, tree - lined country lanes with smaller scale neighborhood- oriented retail shops. The proliferation of automobile travel as the main mode of transportation was at odds with creating pedestrian - friendly and pedestrian oriented developments. The suburban development pattern moved buildings from the street edge and placed large parking lots between the building and street. What were once small -scale buildings with intimate settings are now disorganized streetscapes dominated by parking lots, over - scaled signs and under - utilized or non - existent sidewalks. Wheat Ridge's commercial corridors provide many benefits to the The Wheat Ridge float in a 1914 parade along an early Denver streetscape. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual Wheat Ridge's first post office, now preserved in the Wheat Ridge Historical Park. Chapter 1 - Introduction City and surrounding neighborhoods. These corridors serve as gateways into the City and establish the image of the City. They provide service, shopping, dining, cultural and entertainment opportunities for residents of the adjacent neighborhood, the city and the region. Business activity along these corridors provides a significant tax base for the City. Through thoughtful design, the corridors can connect the residential neighborhoods and add to a sense of community pride. 1.2 Purposes of the ASDM Much of the City's current zoning code is focused on "greenfield" development - development of open, undeveloped land. The size of properties and proximity of the commercial corridors to residential neighborhoods in Wheat Ridge, a City that has little undeveloped land left, is not conducive to greenfield development. Today, the major development opportunities in Wheat Ridge's commercial areas are redevelopment- oriented, making many aspects of the current zoning regulations difficult to apply. The purpose of the Architectural and Site Design Manual (ASDM) is to provide effective design and planning guidance for the design and physical appearance of Wheat Ridge's commercial, industrial, mixed -use, and multi- family residential buildings and sites. If this purpose is fulfilled, Wheat Ridge's commercial corridors will become more attractive and successful and Wheat Ridge will become a more desirable, livable city for residents, businesses and visitors. Quality design and planning will provide a positive image, vibrant environment, and increased revenue to the City. The manual is intended to: • Bring about greater consistency and predictability in the City's design review process • Build upon the rules and regulations of Chapter 26 Zoning and Development of the Wheat Ridge Code of Laws • Implement the directions outlined in the City's Neighborhood Revitalization Strategy and Comprehensive Plan, Envision Wheat Ridge. The ASDM is not intended to preclude an individual planner or architect's creativity. This manual presents important, but general, design concepts. It is intended to address site and architectural design; two aspects of development which are largely ignored in the City's traditional zone districts. The City has adopted several subarea plans which address future development for a particular area of the City. These subareas are unique in character, and present different development and redevelopment opportunities. Subarea plans may suggest or 2 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 The Architectural and Site Design Manual (ASDM) is intended to promote quality new development, especially along major commercial corridors such as 38th Avenue, shown above. Chapter I - Introduction recommend specific design themes or inclusion of an area into one of the overlay districts shown on Figure 2 -1. The requirements of this manual may be modified in specific areas of the City through additional overlay zones. 1.3 Goals of the ASDM' This manual is intended to encourage: 1. Creative site and building design that creates unique and sustainable places. 2. Site and building design that balances traffic needs with those of pedestrians and adjacent land uses. 3. Buildings and landscaping that contribute to the physical definition of streets and sidewalks as civic places. 4. Building design that acknowledges that uses within buildings may change over time, while the form of the building and its relationship to the street is more enduring. Therefore the placement, form and design of buildings are integral and important aspects of regulating community development. 5. New buildings that relate to any positive established character of adjacent existing buildings and streetscape design elements. 6. Building and site design that creates a consistent edge to the street and sidewalk, thereby encouraging pedestrian activity. 7. Pedestrian - friendly site and building design and convenient pedestrian access from the public right -of -way to each business. 8. Buildings with visual interest and human scale through the use of architectural elements such as mass, bulk, height, entry features, articulation and fenestration of facades, materials, texture, detail, and color. 1.4 ASDM Contents In addition to this introductory chapter, the ASDM includes the following: • Chapter 2 - Overlay Areas. Some design standards apply to certain areas of City based on inclusion in a design overlay. Chapter 2 establishes three design overlay districts. • Chapter 3 - Site Design. Site design includes consideration of building orientation, parking layout, open space design, and screening. Many of the site design requirements in Chapter 3 are determined by the property's overlay district. • Chapter 4 - Building Design. Building design includes materials, facade design, transparency, and screening. Chapter 4 provides guidance on building design based on the building's type, or use. • Chapter 5 - Sign Design. Sign regulations are established in the zoning code but Chapter 5 provides supplementary 1 The wording of the goals has been slightly revised but the content is the same as the 2007 manual. 2 This section is new. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 3 The Architectural and Site Design Manual (ASDM) encourages quality architecture and site design that creates a pedestrian friendly environment. Chapter 1 - Introduction guidance for freestanding signs, walls signs, and sign lighting. • Chapter 6 - Definitions. Terms that are used throughout the ASDM are defined in Chapter 6. Chapters 3 through 5 contain three levels of guidance: Design Principles: the principles establish design goals that the standards and guidelines are created to achieve. Compliance with design principles must be achieved to gain approval of the site and building design. Design Standards: typically indicated by "shall," design standards give specific direction for fulfilling a design principle and they require compliance. Design Guidelines: typically indicated by "may," design guidelines suggest additional measures for fulfilling the design principle. The guidelines are not required but are highly recommended. This manual contains photographs and illustrations which should provide direction and clarity. Where the text in the manual and graphics conflict, the text shall control. 1.5 Applicability This design manual applies to building and site design on private property throughout the City. Specifically, there are three factors that determine the applicability of the ASDM: project type, building use or type, and design overlay district. Project Type The ASDM applies to the following three types of projects: • New buildings • Major additions • Facade improvements A major addition is defined as development or redevelopment that increases existing building square footage by 50% or more. In the case of major additions, the manual shall apply where practical. For example, it may not be feasible to meet the build -to requirements if the existing building is setback from the front property line. For facade improvements and additions to an existing building, the manual shall apply where practical. For example, it may not be possible to meet all requirements for facade articulation or ground floor transparency given the existing facade design. 3 The Applicability section has been updated for more clarity The only new content is that facade improvements are now clearly subject to the manual, where practical. 4 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Chapter 1 - Introduction Overlay District Some of the site design requirements in Chapter 3 apply based on the location of property within one of three design overlay areas: • Traditional • Contemporary • Suburban The overlay areas recognize that the character of the built environment varies throughout the City. Descriptions of the three overlays are provided in Chapter 2. Building Type Building design requirements in Chapter 4 apply based on the use or type of the building. For simplicity, this manual organizes architectural requirements into three categories of building type: • Commercial /Retail and Mixed Use • Heavy Commercial /Light Industrial • Multifamily Residential Definitions of Building Types: Commercial /Retail: buildings that house commercial or retail uses such as office, restaurants, or any type of retail. Mixed -Use: buildings that combine commercial /retail and residential uses. Heavy Commercial /Light Industrial: buildings that house uses such as car or truck repair, warehousing, mini - storage, or flex /office space. Multifamily Residential: buildings with three or more residential units. Cases Where the Manual Does Not Apply The manual specifically does not apply to the following: • Single- and two - family homes, • Property in a mixed use zone district, • Property in an agricultural zone district, and • Property in a planned development zone district for which the planned development contains standards which explicitly supersede this manual. Relationship to Zoning The manual is intended to work in concert with a property's underlying zoning. Where there is conflict between the zoning regulations and this manual, this manual shall take precedence. For example, if the property is in an overlay that requires a build - to zone close to the front property line but the underlying zoning requires a large front setback, the build -to in this manual shall apply. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 5 Chapter 1 - Introduction How To Use This Manual Streetscape Improvements The ASDM only applies to building and site design on private property. For streetscape improvements that may be required in the right -of -way adjacent to your property, please see the Wheat Ridge Streetscape Design Manual, available on the City's website and in hard copy at the Community Development Department. 1.6 How to Use this Manual' To use this manual, you will need to: 1. Determine Applicability - Does this Manual Apply? The manual applies to the following project types: • New buildings • Major additions • Facade improvements Please refer to Section 1.5 above for the list of cases in which the manual does not apply (such as single- and two - family homes and properties with agricultural or mixed -use zoning). 2. Determine the Overlay Area - What is my Overlay Area? Refer to Chapter 2 and the Overlay Map (Figure 2.1) to determine which overlay area applies: • Traditional • Contemporary • Suburban 3. Determine Applicable Site Design Requirements Chapter3, Site Design, applies to new buildings and major additions. It does not apply to facade improvements. Most requirements in the site design chapter will depend on your project's overlay area. 4. Determine Applicable Building Design Requirements Chapter 4, Building Design, applies to each of the three project types - new buildings, major additions, and facade improvements. Requirements will depend on the building type: • Commercial /Retail and Mixed -Use • Heavy Commercial /Light Industrial • Multifamily Residential S. Determine Applicable Sign Design Requirements Chapter 5, Signage, applies to new signs that are part of any project type - new buildings, major additions, or facade improvements - for all building types except multifamily. 1.7 Review Procedure In order to ensure compliance with this manual, all applications will follow the below review procedure. 4 This section is new. 6 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Figure 1.1- How to Use the Architectural and Site Design Manual (ASDM). Chapter 1 - Introduction A. Pre - Application Meeting A pre - application meeting with the City's development review staff will be required for all proposed development other than single- or two - family residential homes. At the pre - application meeting, staff will provide assistance to the applicant and clarify the principles, goals, standards, and guidelines from the ASDM that are relevant to their project. If staff determines that major adjustments to the concept design are needed, a follow -up pre - application meeting may be required. Staff will provide a written record of the pre - application meeting and provide it to the applicant(s) or agent of the applicant(s). The meeting and written record will include guidance as to which subsequent submittals, such as Site Plan Review, Land Use Applications, and Building Permit Applications are required. The following items must be submitted to City staff prior to the pre - application meeting: 1. General Information: • Project title and location; • Written request and description of project; • Date of submittal; • Contact information for applicant(s) and consultants. 2. Site plan: • To -scale drawing of existing and proposed conditions; • Location of required setbacks for buildings and parking; • Location of all driveways, parking areas, and pedestrian walkways; • Location (footprint) for all proposed structure(s) with entrances identified; • Location and type of outdoor storage and /or trash disposal facilities; • Location and dimensions of all signs including setback dimensions; • Location, size, and number of parking spaces to be provided, including handicapped spaces. 3. Concept architectural elevations: • Preliminary elevations of any proposed structure(s) or additions to existing structure(s) with notations as to the types of materials and colors; • Preliminary elevations of any accessory structures including trash enclosures. 4. Concept landscape plan: • General location of trees, shrubs, groundcover, screen walls, fences, retaining walls or other site landscape features. 5. Any other information as determined at the pre - application meeting. Figure 1.2 - Review Procedure. This diagram shows the Steps in the review procedure to ensure compliance with the Architectural and Site Design Manual (ASDM). Depending on the project, additional steps and /or land - use applications, such as a subdivision or rezoning, may also be required. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 7 Review Procedure Chapter 1 - Introduction B. Application Reviews At the pre - application meeting, staff will inform the applicant what application(s) will be required for the proposed development in order to ensure compliance with this manual. Most projects with new construction or major additions will be required to complete the Site Plan Review Process, which is outlined in Section 26 -111 of the Wheat Ridge Zoning Code. The Site Plan Review will ensure compliance with the ASDM and zoning prior to Building Permit application. Most facade improvements and some additions will only be required to submit a Building Permit application and will not have to complete the Site Plan Review process. For either a site plan or building permit application, the applicant will be required to include a written narrative explaining, in general terms, how the proposed project complies with the ASDM design principles and standards. 1.8 Varying from the Requirements The requirements listed in this manual shall not be completely waived. The requirements are structured in a manner to provide some latitude for site and building design. Only a few requirements are exact, such as the build -to requirements in the traditional and contemporary overlays. For these 'exact' regulations, and only these 'exact' regulations, the variance process in Section 26 -115 of the Wheat Ridge Code of Laws applies. A variance cannot be processed for anything specifically prohibited in this manual. For instance, a requirement exists which prohibits parking between the building facade and front property line in the traditional areas. This is not eligible for a variance. 5 This section spells out what we already require of applicants - no new requirements are added. It is intended to clarify how the City checks for compliance with the manual. 8 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Chapter 2 - Overlay Areas CHAPTER 2 - OVERLAY AREAS' The City contains three overlay areas: traditional, contemporary, and suburban. Many of the design standards and guidelines in this manual will vary depending on the overlay. Please refer to the Overlay Map, Figure 2.1, to find the overlay area that applies to your property. 2.1 Traditional Overlay The traditional overlay applies to those portions of the City where a vibrant, walkable environment is most important. Traditional areas are envisioned to have an attractive, pedestrian - friendly environment. This overlay has the strictest build -to requirements to encourage a consistent street edge where buildings line the sidewalk and parking areas are located behind or beside the building. 2.2 Contemporary Overlay The contemporary overlay applies on commercial corridors where a walkable environment is desired but where greater flexibility for the placement of buildings and parking lots is sensible. It promotes site design that makes buildings visible from the street but utilizes a greater build -to range than the traditional overlay. 2.3 Suburban Overlay The suburban overlay applies everywhere that the traditional and contemporary overlays do not. In these areas, buildings must meet the required front setback pursuant to the property's zoning in the Wheat Ridge Code of Laws. If redevelopment of a commercial, industrial, mixed -use, or multi- family property occurs within the suburban overlay, the owner may request to be included within either the traditional or contemporary overlay and comply with the build -to requirement for that overlay. If the property does not meet the requirements for inclusion into one of the overlay areas and the front setback required by the zoning cannot be met, the applicant may request a variance pursuant to Section 26 -115 of the Code of Laws. 2.4 Inclusion in an Overlay Area Properties are shown in a particular overlay area (traditional, contemporary or suburban) in Figure 2.1. Where a property owner wishes to apply the standards of a different overlay, a written request must be submitted to the Director of Community Development. Additionally, the Director can, at his or her sole discretion, include 1 This chapter at the very end of the 2007 manual. It has been moved to the front and reformatted for clarity. Build -to requirements associated with the overlays have been relocated to the site design standards in Chapter 3. Traditional Overlay Example. This image shows the pedestrian friendly streetscope, with buildings placed close to the street that is encouraged within the Traditional Overlay. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 9 Contemporary Overlay Example. This image shows an example of a large -scale retailer where the building is placed close to the street with parking to the side, which is encouraged in the Contemporary Overlay. Chapter 2 - Overlay Areas 10 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 rent MT O � , +'r ►nr kv /111 J�� ® Contemporary Overlay Area Traditional Overlay Area City of Wheat Ridge Boundary �I.II.II.r J �I 17...Iti1 Suburban Overlay Area (applies everywhere that the Traditional and Contemporary Overlays do not) L Y II.II.tI ' V 1 , Z ' 0 �.11.11.11� i J�� ® Contemporary Overlay Area Traditional Overlay Area City of Wheat Ridge Boundary �I.II.II.r J �I 17...Iti1 Suburban Overlay Area (applies everywhere that the Traditional and Contemporary Overlays do not) L Y II.II.tI Figure 2.1 - Overlay Map 0 Figure 2.1 - Overlay Map Chapter 3 - Site Design CHAPTER 3 - SITE DESIGN This Chapter contains design principles, standards, and guidelines that pertain to site design. Standards or guidelines that apply to a particular overlay will note that overlay in bold (e.g. Traditional Overlay). All other design standards and guidelines shall apply in all overlay areas. Please refer to the Overlay Map, Figure 2.1, for the overlay that applies to your property. 3.1 Pedestrian Connectivity Sites should be designed to accommodate a safe and convenient system of travel for pedestrians. This includes connections within the site as well as to adjacent streets. For requirements related to sidewalks, streetscaping, and bicycle facilities on public streets please refer to the Wheat Ridge Streetscape Design Manual and the Wheat Ridge Bicycle and Pedestrian Master Plan. Design Principle: A connected, continuous pedestrian sidewalk system makes pedestrian activity more convenient and safe. Pedestrian travel should be incorporated into the design of each site with a network of walkways into, across, and through the site. Design Standards: 1. The streets, bikeways, paths and trails of adjacent neighborhoods shall be extended into the proposed development. 2. Continuous, wide pedestrian sidewalks shall connect to the main entries of all buildings to promote a safe, pleasant walking environment. Walkways shall connect the main entrance of each building to sidewalks on the street. 3. Pedestrian walkways shall be continued across driveways and drive aisles in parking lots. All pedestrian walkways shall be clearly defined and separated from parking areas. 4. Pedestrian walkways shall be constructed to minimum industry standards. Design Guidelines: S. Pedestrian walkways internal to the site are encouraged to be at least five feet in width. 6. Detailed accents such as brick, flagstone, scored or colored concrete are encouraged at main entrances of buildings to delineate and accentuate the pedestrian travel way into the building. 7. Where pedestrian walkways cross parking lots or drive aisles, enhanced paving, such as patterned concrete, is encouraged to provide for pedestrian safety. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 1 1 Pedestrian Connectivity. Pedestrian walkways are required to continue across drive aisles and driveways. Chapte 3 - Site environment. 3.2 Building Entrance Placement Design Principle: Building entrances should be oriented toward the street to create convenient pedestrian access and encourage an active, attractive streetscape. Design Standards: 1. Traditional Overlay' : each building shall have at least one main public entrance that faces an adjacent street or public open space. For corner lots with more than one frontage, the entry may be oriented toward the corner. Design Guidelines: 2. Contemporary and Suburban Overlay: each building is encouraged to have at least one public entrance that faces an adjacent street or public open space. 3.3 Building Placement: Build -To AreaS Design Principle: Buildings should be placed close to the street to promote an interesting and pedestrian - friendly street environment. Build -to areas establish a zone close to the front property line within which a building should be located. The build -to requirements shall not preclude the ability to access parking to the side or rear of buildings. Design Standards: 1. Traditional Overlay: a 0 -12 foot build -to area shall apply to 60% of the primary street frontage. This means that at least 60% of the property's frontage along the primary street must be occupied by buildings within the 0 -12 foot build -to area (see Table 3.1 and Figure 3.1). — For sites with more than one building, the build - to requirement may be fulfilled by one building or multiple buildings. Not every building is required to be in the build -to area as long as at least one structure meets the build -to requirements. 12' PRIMARY STREET FRONTAGE = 0 -12' Build -To Area -- = Property Lines Figure 3.1 - Build -To For Traditional Overlay. At least 604 of the property's frontage on the primary street must contain a building within the required 0 -12 foot build -to area. — For corner lots with more than one street frontage, the primary street frontage may be reduced to 50% if at least 25% the secondary street frontage is occupied by buildings within the 0 -12 feet build -to zone (see Figure 3.2). — Within the 60% primary street frontage where the build -to applies, any area between the building facade 1 The 2007 manual requires all buildings in all overlay areas to have an entrance that faces a street. This is modified to be a requirement in the traditional overlay only and a recommended guideline in the other overlay areas since many commercial properties prefer to have building entrances face a parking lot in back. 2 The content in this section is not new but it has been re- worded and re- formatted for clarity. 12 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Building Entry Placement. Building entrances oriented to the street create a pedestrian friendly Chapter 3 - Site Design and the property line shall be reserved for pedestrian activity, outdoor seating, plazas, and /or landscaping. Contemporary Overlay: a 0 -20 foot build -to area shall apply to 40% of the primary street frontage. This means that at least 40% of the property's frontage along the primary street must be occupied by buildings within the 0 -20 foot build -to area (see Table 3.1 and Figure 3.3). — For sites with more than one building the build - to requirement may be fulfilled by one building or multiple buildings. Not every building is required to be in the build -to area as long as at least one structure meets the build -to requirements. 3. Suburban Overlay: there are no build -to requirements and buildings shall be placed according to the setbacks for the property's underlying zoning. The following table depicts build -to requirements depending on (a) the scope of the project and (b) the applicable overlay. Table 3.1 - Build -To Requirements New Major Facade Building Addition Improvement Traditional Does Build -to Does Build -to Does Build -to Overlay Apply? Yes Apply? Yes Apply? No Requirement: Requirement: Requirement: 0 -12 feet for 0 -12 feet for N/A 60% of the 60% of the primary street primary street frontage (see (see Figure Figure 3.1). 3.1), where practical. Contemporary Does Build -to Does Build -to Does Build -to Overlay Apply? Yes Apply? Yes Apply? No 0 -20 feet for 0 -20 feet for Requirement: 40% of the 40% of the N/A primary street primary street frontage (see (see Figure Figure 3.3). 3.3), where practical. Suburban Does Build -to Does Build -to Does Build -to Overlay Apply? No, Apply? No, Apply? No, refer to zoning refer to zoning refer to zoning for required for required for required setbacks. setbacks. setbacks. ----------------- - - - - -- --- -- UJ I - I Q Z O cr u- w of U) b o } L0 cl� i N'= < �• _ it I. 12' a - - -- - -- -� 25% SECONDARY STREET FRONTAGE = 0 -12' Build -To Area -- = Property Lines Figure 3.2 - Build -To for Corner Lot in Traditional Overlay. For a corner lot, the primary street frontage within the build -to area may be reduced to 50% if at least 25% of the secondary street frontage contains a building within the 0 -12 foot build -to area. ------------------------- --_- -_ --- - - - - -= --------- 201 - ? 40% PRIMARY STREET FRONTAGE -= 0 -20' Build -To Area = Property Lines Figure 3.3 - Build -To For Contemporary Overlay. At least 40% of the property's frontage on the primary street must contain a building within the required 0 -20 foot build -to area. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 13 Chapter 3 - Site Design Figure 3.4 - Parking Lot Placement. Parking areas should be placed to the side or back of the building. i Figure 3.5- Contemporary Overlay Parking and Drive Aisle Location. Within the Contemporary Overlay, vehicular areas are allowed between the building and the primary street within the 0 -20 foot build -to area as long as all screening requirements are met. 3.4 Parking Placement Design Principle: Parking lots detract from the pedestrian environment and should be placed to minimize their view from the street. Design Standards: 1. Traditional Overlay: parking lots shall be placed to the side or rear of buildings. Within the minimum 60% build -to area along the primary street frontage, no parking area or drive aisle is permitted. The remaining 40% of the primary street frontage may have parking areas or drive aisles, subject to the screening requirements in Section 3.7. 2. Contemporary Overlay: parking areas and drive aisles are allowed within the 40% build -to area, between the building and the property line, subject to the screening requirements below in Section 3.7 (see Figure 3.5). Design Guidelines: 3. Parking lots should be arranged to maximize the connectivity and continuity of pedestrian walkways and minimize the distances pedestrians must travel between buildings. 4. Wherever possible, parking lots, drive aisles, and drive -thru lanes should be placed behind buildings where they are not visible from the street 3.5 Shared and On- Street Parking Design Principle: Shared parking and on- street parking should be utilized to minimize the size and presence of on -site parking lots. Design Standards: 1. On- street parking on adjacent streets may count toward minimum required parking. On- street parking must be approved by Public Works. Design Guidelines: 2. Shared parking is encouraged, especially within the traditional overlay. Please refer to the shared parking regulations in Section 26 -501.0 of the Code of Laws for shared parking allowances.' When adjacent to a City -owned parking lot, required parking may be accommodated in that lot. 3.6 Parking Lot Design Design Principle: Parking areas should allow for safe, convenient pedestrian travel for clients, residents, and /or guests. Design Standards: 1. Parking lots shall contain clearly defined pedestrian walkways, 3 The 2007 manual had a separate shared parking matrix. This has been replaced with a reference to the matrix in the zoning code. 14 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Parking M cirla of Parking behind building Chapter 3 - Site Design differentiated by change in material and /or landscaping, to provide a safe means of travel by foot through the parking area to the building(s) on site. 2. Parking access drives shall be consolidated to minimize curb cuts along the street. 3. Within the same development, parking lots shall be interconnected to allow users to circulate without re- entering the street. Design Guidelines: 4. Parking areas should be well lit to provide security. 5. For residential uses, parking areas should be in safe, convenient locations for residents and guests. Carports and garages are encouraged for resident parking spaces. 6. Large parking lots should be divided into smaller segments and generously planted with shade trees. Landscaped islands should be used to delineate circulation for cars and pedestrians. 3.7 Screening, Buffers, and Transitions Design Principle: New development or redevelopment should minimize impact to surrounding properties. Parking lots and drive - thrus should be de- emphasized and screened from view. Design Standards: 1. Any parking lot, drive aisle, or drive -thru lane adjacent to a public street shall be screened with one or more of the following:' — A minimum 5 -foots wide landscape buffer with grass or other acceptable groundcover and regularly- spaced trees and /or shrubs to soften the parking edge. — A vertical screening device, 30 to 42 inches in height (and in compliance with the sight triangle requirements in Chapter 26 of the Code of Laws). The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination pier and decorative iron railing, or any 4 The 2007 manual requires a 10 -foot landscape buffer along all streets for all properties except those in the traditional overlay. This requirement has been removed in this draft since it is already established and clearly explained in the landscaping requirements in the zoning code (Sec 26- 502.D.3). There may be some properties in the contemporary overlay that don't want to provide a 10' landscape strip and meet the build - to instead. 5 The 2007 manual requires that parking lots have a 10 -foot wide landscape buffer and /or screen wall. It appears the intent is for this to apply where abutting residential only, though that is not clearly stated. The proposed changes are for a 5' wide landscape buffer and/or screen wall where abutting a street, and 6-10' buffer where abutting residential . Parking Lot Design. Parking lots must incorporate clearly defined pedestrian walkways, which should be differentiated by landscaping and /or change in material. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 15 Parking Lot and Drive Aisle Screening. A low screen wall, in combination with a landscape buffer, demonstrates appropriate screening of vehicular areas such as parking lots and drive - thru lanes. Chapter 3 - Site Design other decorative and durable screening device that is consistent with the materials of the main building. 2. Where a parking lot abuts a property with a residential use, a minimum 10 -foot wide landscape buffer is required between the parking lot and the adjacent property line. This width may be reduced to 5 feet if an opaque 6 -foot fence or decorative wall is placed at the property line. In either case, the landscape buffer shall contain grass or other acceptable groundcover and trees and /or shrubs at a regular spacing. Design Guidelines: 3. The edges of commercial development should provide a safe, quiet, and visually pleasant transition to adjacent residential neighborhoods. Large buildings should be located adjacent to commercial corridors and transition to smaller buildings closer to residential, low- density neighborhoods. Landscape buffers and screen walls may help ease the transition between commercial and residential properties. 4. Buildings should be placed so as not to impact the supply of light to adjacent properties. Building height and scale should relate to neighboring properties. 3.7 Open Space Design Please refer to Section 26 -502 of the zoning code for minimum landscape requirements. The standards and guidelines listed below shall serve as additional requirements, beyond the minimum zoning requirements, to ensure quality design. Design Principle: Open space should feature high - quality amenities and encourage pedestrian activity. Design Standards: 1. Traditional Overlay: at least two of the following design elements shall be incorporated. 2. Contemporary Overlay: at least one of the following design elements shall be incorporated. Open space design elements: — Areas of Congregation: Plazas or courtyards that contain open eating areas, landscaping, and /or fountains. Where possible, buildings should be placed to enclose these spaces on three sides. These areas shall count toward the minimum required landscaped area established in Chapter 26 of the Code of Laws. — Pedestrian Amenities: pedestrian amenities such as seating areas, arcades, bike racks, benches and 6 This language is taken from the mixed use zoning code (Sec 26- 1107.C). It is consistent with the landscape buffer requirements for parking lots in Sec 26-502.E of the code but provides more detail. 16 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Open Space Design. High - quality materials and amenities create attractive and well -used plazas and parks. Open Space Design. Seating areas should be incorporated into site design. Chapter 3 - Site Design seat walls should be placed on site, close to building entrances. — Exterior Art: exterior art may be in the form of sculptures, statues or fountains. Art should be located where it is visible form the public right -of -way. Only approved art objects may be placed in the public right - of -way. 3. For multi- family residential properties, open space shall incorporate amenities for play or congregation. Acceptable amenities include play structures, picnic tables, benches, or sporting area /fields. 4. Subject to approval of Community Development and Public Works staff, detention areas may be used as open space provided that they are designed to be usable and do not allow standing water. Design Guidelines: 5. All open spaces should be designed with quality hardscape and planting materials. Ornamental trees and other plantings that provide seasonal interest are encouraged. 6. Open spaces should be oriented to take advantage of views and sunlight and, where possible, should visually and physically connect to the adjacent sidewalk. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 17 Open Space Design. Art such as sculptures and fountains help to create quality open space. This page is intentionally left blank. 18 Wheat Ridge Architectural and Site Design Manual Chapter 4 - Building Design (Commercial /Retail /Mixed -Use) CHAPTER 4 - BUILDING DESIGN This Chapter contains design principles, standards, and guidelines that pertain to buildings design. The applicable design standards vary by the type of building. The following table outlines how to identify which standards apply to your project: Table 4.1 - Building Design Categories Use the type of building to locate the applicable building design requirements Building Type Applicable Building Design Requirements Commercial /Retail Section 4.1 and Mixed -Use Heavy Commercial/ Section 4.2 Light Industrial Multifamily Section 4.3 Residential Definitions of Building Types: 1. Commercial /Retail: buildings that house commercial or retail uses such as office, restaurants, or any type of retail. 2. Mixed -Use: buildings that combine commercial /retail and residential uses. 3. Heavy Commercial /Light Industrial: buildings that house uses such as car or truck repair, warehousing, mini - storage, or flex/ office space. 4. Multifamily Residential: buildings with three or more residential units. 4.1 Commercial /Retail and Mixed -Use A. Facade Design Design Principle: Building design should contain significant interest, level of detail, and human scale. Where these elements are already present on adjacent buildings, architecture should be consistent with surrounding buildings. Design Standards: 1. Facade detail: All building facades visible from a street or public space shall provide a level of finished architectural quality and be designed to the human scale. Each facade that is visible from a street or public space shall incorporate at least three of the following elements: — Reveals — Belt courses — Cornices DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 19 Commercial and Mixed -Use Facade Design. Example of a facade on a mixed -use building that utilizes articulation, changes in texture, and other details to create a quality, human- scaled design. Chapter 4 - Building Design (Commercial /Retail /Mixed -Use) — Expression of a structural or architectural bay — Recessed windows and /or storefronts — Color and /or texture differences — Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three - dimensional expression 2. Facade articulation: Each facade that faces a street or public space shall have at least one variation in plane depth, a minimum of one foot' for every 50 linear feet of the length of the facade. Non - permanent features such as canopies or awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: — Upper level stepbacks — Dormers — Recessed entries — Porticos — Recessed windows and /or storefronts — Offsets in the general plane of the facade including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves. 3. Primary entrance: The primary entry of each building shall be emphasized through at least two of the following: — Changes in wall plane or building massing — Differentiation in material and /or color — Higher level of detail — Enhanced lighting — Greater amount of transparency 4. Facade variation: For facades longer than 200 feet, at least one major identifying feature shall be incorporated into the building design. This feature shall be one of the following or a similar architectural feature that creates visual interest: — Cupola — Rotunda — Spire — Dome — Clock Design Guidelines: 5. The character of the facade and overall building design should relate to positive examples from the surrounding neighborhood, including existing facades and rooflines. 6. The form and character of an addition should relate to the form and character of the existing building. 7. Buildings that express a standardized corporate identity are discouraged. 1 The 2007 manual requires a depth change of four feet. In looking at actual projects, this is restrictive and has been reduced to match the mixed use zoning. 20 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Facade articulation. Offsets in the plane of building facade create visual interest. Facade variation. A large architectural feature (cupola) creates variation in the facade and emphasizes the primary entrance. Chapter 4 - Building Design (Commercial /Retail /Mixed -Use) B. Materials Design Principle: Buildings should utilize high - quality, durable materials that create visual interest and give buildings a human scale. Design Standards: 1. Primary materials: buildings shall be constructed of durable materials. Approved materials include, but are not limited to: — Brick — Stone — Integral colored textured concrete block — Hard coat stucco — Synthetic brick and masonry materials — Terra -cotta 2. Secondary materials: the following materials are allowed in limited amounts: — Architectural metal panels may not exceed 40% of any facade. — Smooth -faced concrete masonry units (CMU) may not constitute more than 25% 2 o any facade. — Exterior insulating finishing system (EIFS) may be used as an accent material, not to exceed 25% of the facade, subject to the following restrictions:' • EIFS must have a textured finish. • EIFS may not be utilized below the height of 8 feet on any building facade visible from a street or public space. • The allowable amount of EIFS may be consolidated on a facade(s) that does not face a street or public space provided that the total amount of EIFS, calculated cumulatively for the entire building, does not exceed 25 %. 3. Prohibited materials: The following materials are not allowed: — Plywood paneling — Vinyl and aluminum siding — Un- articulated large format concrete panels — Exposed raw concrete — Solid metal roll -up doors 4. Material variation: All building facades visible from a street or public space shall have at least one change in materials for each 12 ° feet (and portion thereof) of wall height. A change in material must be at least one foot in height. Masonry 2 The 2007 manual limits CMU to 20 %. It is proposed here as 25% to match the limit on EIFS below. 3 The language on EIFS is taken from the mixed use code. The 2007 manual does not address EIFS. 4 The 2007 manual requires a change in material for every 10 feet in height. This is changed to 12 feet based on analysis of case studies. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 21 Materials. Durable materials such as stone or masonry should be utilized at the base of the building with secondary materials such as EIFS above. Materials. This commercial facade demonstrates the use of architectural metal as a secondary material. Chapter 4 - Building De sign (Commercial /Retail /Mixed -Use) patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material.' 5. Building additions: The materials used in an addition shall relate to the materials of the existing building. Design Guidelines: 6. Building materials should relate to positive examples from adjacent buildings. 7. Materials with the greatest durability, such as brick or stone, should be used on ground floor facades that face public streets and public spaces. C. Transparency Design Principle: Facades at the ground level should incorporate windows to create visual interest and enhance the pedestrian environment. Design Stondards: 2. Retail or restaurant uses: Where a retail or restaurant use occupies the ground floor, the facade facing the primary street shall be at least 60% transparent. All other facades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail /restaurant): The facade facing the primary street shall be at least 40% transparent. All other facades facing a street or public space shall be at least 25% transparent. I Residential uses: Where a residential use occupies the ground floor, windows shall be provided where appropriate to create visual interest, while also balancing the need for residents' privacy. 4. Transparency calculation for all uses: transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 3 feet and 8 feet' above the first floor finished elevation. — Transparent doors and window mullions shall count as transparent area. Structural elements and opaque or reflective glass shall 5 The 2007 manual requires material change for all facades (here it is proposed as just those visible from the street) and says that the change must be at least 2 feet in height (here it is proposed as 1 foot). These changes align with the mixed use zoning. 6 The 2007 manual requires all commercial and mixed use buildings to have 60 -85% transparency on all facades facing a "street or pedestrian way." The transparency requirements have been changed here to reflect different types (retail, residential, etc) and to allow more flexibility for the facades that are not facing the primary street. 7 The 2007 manual calculates transparency for the entire height of the first floor facade, which is not typical and makes it difficult to meet the requirements. 22 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Material variation. Changes in material and masonry patterns create a quality building facade. Transparency. Windows at the ground level create a pedestrian friendly environment. Chap ter 4 - Building Design (Commercial /Retail /Mixed -Use) not be counted as transparent area. — Glass display cases may count toward transparent area if they give the appearance of windows and are maintained with items of interest, including window display graphics that do not include advertisements. — For retail uses on corner lots, the minimum transparency required for the primary street facade may be transferred to the secondary street facade provided that the primary street transparency is not less than 30 %. Design Guidelines: 5. Large areas of glass should be subdivided by mullions, joints, or similar scaling elements to provide a reasonable level of scale and detail. D. Screening - Loading, Service Areas, and Utilities Design Principle: Service, loading, and utility areas should be screened from view and minimize impact to surrounding properties. Design Standards: 1. All loading equipment and service areas shall be adequately screened and located towards the rear of the building. 2. All rooftop equipment shall be screened with elements, such as a parapet wall, that are at least as tall as the item being screened. 3. Trash enclosures shall be incorporated into the building design and be fully screened with full wall enclosures or wing walls that are consistent with the building's materials. Trash enclosures shall not be located between the building facade and right -of -way. 4. Screening elements and /or enclosures shall be composed of forms, materials, and colors that are consistent with the primary building. 5. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. Design Guidelines: 6. Where possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 23 Transparency. An example of how a large - format retailer can utilize windows and glass display areas to create an interesting facade along the street. Screen wall. An example of a wing wall used to screen a utility area on a commercial building. Chapter 4 - Build Design (Heavy Commercial /Light Industrial) 4.2 Heavy Commercial /Light Industrial Facade articulation. This mini- storage facility uses setbacks in the building facade and changes in texture and material to create quality design. A. Facade Design The following requirements shall apply only to building facades that meet one of the following conditions: 1. The facade faces a public street and is within 0 to 50 feet of that public street. 2. The facade is visible to adjacent residential properties. All other facades are encouraged to follow as many of the below standards and guidelines as possible. Design Principle: Buildings serving heavy commercial and light industrial uses should include variation and human - scaled components to prevent monotonous design and to contribute to the character of the community. Design Standards: 1. Facade detail: Each facade shall incorporate at least two of the following elements: — Reveals — Belt courses — Cornices — Expression of a structural or architectural bay — Recessed windows and /or storefronts — Color and /or texture differences — Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three - dimensional expression 1. Facade articulation: Each facade shall have at least one variation in plane depth, a minimum of one foot in depth for every 100 linear feet of the length of the facade. Non- permanent features such as canopies or awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: — Upper level stepbacks — Recessed entries — Recessed windows and /or storefronts — Offsets in the general plane of the facade including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves. 2. Primary entrance: The primary entry shall be emphasized through at least two of the following: — Changes in wall plane or building massing — Differentiation in material and /or color — Higher level of detail — Enhanced lighting 8 All of section 4.2 is new. 24 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Heavy commercial /light industrial facade design. This building, home to a truck repair shop, demonstrates how quality materials, changes in plane depth, and street facing windows can create on attractive facade. Chapter 4 - Building Design (Heavy Commercial /Light Industrial) Design Guidelines: 3. Overhead roll -up doors should be placed on facades that are not visible from the public street or visible from an adjacent residential property. B. Materials The following requirements shall apply only to building facades that meet one of the following conditions: 1. The facade faces a public street and is within 0 to 50 feet of that public street. 2. The facade is visible to adjacent residential properties. All other facades are encouraged to follow as many of the below standards and guidelines as possible. Design Principle: Buildings should utilize high - quality, durable materials that provide variation and visual interest. Design Standards: 1. Primary materials: each facade shall contain at least 40% of one or more of the following materials: — Brick — Stone — Integral colored textured concrete block — Hard coat stucco — Synthetic brick and masonry materials — Terra -cotta 2. Secondary materials: the following materials are allowed but may not exceed 60% of any facade: — Smooth -faced concrete masonry units (CMU) — Exterior insulating finishing system (EIFS) — Metal panels — Articulated concrete panels 3. Prohibited materials: The following materials are not allowed: — Plywood paneling — Vinyl and aluminum siding — Un- articulated large format concrete panels — Exposed raw concrete 4. Material variation: Each facade shall include at least three different materials. A change in color or texture may count as one material variation. Windows, canopies, and doorways will not count as a change in material. Design Guidelines: 5. Building materials should relate to positive examples from adjacent buildings. C. Transparency The following requirements shall apply only to building facades that meet one of the following conditions: DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 25 Materials. Light industrial buildings may use metal panels, up to 60% of the facade area, in combination with higher - quality materials such as masonry. Materials. Quality masonry creates an attractive facade for this office- warehouse building. Chapter 4 - Building Design (H eavy Commercial /Light lndustriao 1. The facade faces a public street and is within 0 to 50 feet of that public street. 2. The facade is visible to adjacent residential properties. All other facades are encouraged to follow as many of the below standards and guidelines as possible. Design Principle: Facades at the ground level should incorporate windows to create visual interest. Design Standards: 1. Each facade shall be at least 15 percent transparent. 2. Transparency calculation: transparency shall be calculated as the percentage of clear, non - reflective glass within the ground floor facade. — Transparent doors and window mullions shall count as transparent area. — Structural elements and opaque or reflective glass shall not be counted as transparent area. D. Screening - Loading, Service Areas, and Utilities Design Principle: Service, loading, and utility areas should be screened from view and minimize impact to surrounding properties. Design Standards: 1. All loading equipment and service areas shall be adequately screened and located towards the rear of the building. 2. All rooftop equipment shall be screened with elements, such as a parapet wall, that are at least as tall as the item being screened. 3. Trash enclosures shall be incorporated into the building design and be fully screened with full wall enclosures or wing walls that are consistent with the building's materials. Trash enclosures shall not be located between the building facade and right -of -way. 4. Screening elements and /or enclosures shall be composed of forms, materials, and colors that are consistent with the primary building. 5. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. Design Guidelines: 6. Where possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. 26 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Transparency. An example of windows that create transparency in the facade of a flex office - warehouse building. Screening. An example of a trash enclosure with materials that are consistent with the primary structure. Chapter 4 - Building Design (Multifamily Residential) 4.3 Multifamily Residential A. Facade Design Design Principle: Building design should contain significant interest, level of detail, and human scale. Where these elements are already present on adjacent buildings, architecture should be consistent with surrounding buildings. Design Standards: 1. Facade detail: All building facades visible from a street or public space shall provide a level of finished architectural quality and be designed to the human scale. Each facade that is visible from a street or public space shall incorporate at least three of the following elements: — Reveals — Belt courses — Cornices — Expression of a structural or architectural bay — Color and /or texture differences — Articulation of windows, which may include sills, mullions, or pilasters that create a three - dimensional expression 2. Facade articulation: Each facade that faces a street or public space shall have at least one variation in plane depth, a minimum of one foot' for every 50 linear feet of the length of the facade. Non - permanent features such as canopies or awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: — Upper level stepbacks — Dormers — Recessed entries — Porticos — Porches, patios or balconies — Offsets in the general plane of the facade including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves. 3. Primary entrance: The primary entry of each building shall be emphasized through at least two of the following: — Changes in wall plane or building massing — Differentiation in material and /or color — Higher level of detail — Enhanced lighting 4. Multiple unit entrances: For buildings with multiple exterior entrances to multiple units, each unit's entrance shall be defined through at least one of the following variations: 9 The 2007 manual does not require a specific dimension for the plane depth change. One foot is proposed here so that this standard is easier to enforce. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 27 Multifamily facade design. Bay windows, changes in material, and a cornice help to create a quality, human - scaled facade. Facade articulation. Changes in plane of the facade, balconies, and details such as cornices prevent monotonous design. Chapter 4 - Building Design (Multifamily Residentia — Recessed entrance — Projecting entrance — Change in height — Change in material Design Guidelines: 5. The character of the facade and overall building design should relate to positive examples from the surrounding neighborhood, including rooflines, architectural themes, and building character. 6. If the development contains more than one building, each structure should be unique in size, height, shape, and roofline to prevent standardized or formulaic design. 7. Wherever possible, garage doors should be placed so that they are not visible from the street. B. Materials Design Principle: Buildings should utilize high - quality, durable materials that create visual interest and give buildings a human scale. Design Standards: 1. Primary materials: buildings shall be constructed of durable materials. Approved materials include, but are not limited to: — Brick — Stone — Integral colored textured concrete block — Hard coat stucco — Synthetic brick and masonry materials — Terra -cotta 2. Secondary materials: the following materials are allowed as accent materials. Cumulatively, one or more of the following materials may not exceed 30% of any facade: — Smooth -faced concrete masonry units (CMU) — Cement board siding — Architectural metal panels 3. Prohibited materials: The following materials are not allowed: — Plywood paneling — Vinyl and aluminum siding — Un- articulated large format concrete panels — Exposed raw concrete — Exterior Insulation and Finishing System (EIFS) 4. Material variation: All building facades visible from a street or public space shall have at least one change in materials for each 12 feet (and portion thereof) of wall height. A change in material must be at least one foot in height. Masonry 10 The 2007 manual requires a change in material for every 10 feet in height. This has been updated to 12 feet based on test cases. 28 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Facade articulation and building entries. This building utilizes changes in height changes in material, and recessed entries to highlight unit entries and to create a quailty facade. Materials. Quality materials such as masonry should be used for multifamily buildings. Chapter 4 - Building D esign (Multifamily Residential) patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material." 5. For any facade visible from a public street, at least 25% of the facade shall contain stone, hard coat stucco, brick or a similar mortar building material. C. Fenestration Design Principle: Windows and openings in the facade provide visual entrance and interesting facade design. Design Standards: 1. At least 25% of each facade shall contain openings such as doors, windows, or balconies. Design Guidelines: 2. Large windows should be divided with mullions to provide visual interest. D. Accessory Structures Design Principle: Accessory structures such as carports, garages, and storage units should be designed to be consistent with the primary building(s) and to avoid monotonous facades. Design Standards: 1. Accessory structures shall be made of materials similar to the primary structure(s). 2. Accessory structures shall not be located in the build -to area in the Contemporary or Traditional Overlays and shall not be located in the front setback area in the Suburban Overlay. 3. When multiple garages or carports are attached as one structure, there shall be a clear delineation between parking stalls or garages. Design Guidelines: 4. Where possible, accessory structures should be placed so that they are not visible from the street and so that access is gained from an alley or rear drive. E. Screening - loading, Service Areas, and Utilities Design Principle: Service, loading, and utility areas should be screened from view and minimize impact to surrounding properties. Design Standards: 1. All loading equipment and service areas shall be adequately 11 The 2007 manual requires material change for all facades (here it is proposed as just those visible from the street) and says that the change must be at least 2 feet in height (here it is proposed as 1 foot). These changes align with the mixed use zoning. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 29 Material's. Windows create a visually - pleasing facade. Garages. Garages and accessory structures such as carports should be oriented to face an alley or rear drive where possible. Chapter 4 - Building Design (Multifamily Residential) screened and located towards the rear of the building. 2. All rooftop equipment shall be screened with elements, such as a parapet wall, that are at least as tall as the item being screened. 3. Trash enclosures shall be incorporated into the building design and be fully screened with full wall enclosures or wing walls that are consistent with the building's materials. Trash enclosures shall not be located between the building facade and right -of -way. 4. Screening elements and /or enclosures shall be composed of forms, materials, and colors that are consistent with the primary building. S. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. Design Guidelines: 6. Where possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. 30 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Screening. Utilities serving the building should be fully screened from view. Chapter 5 - Signage CHAPTER 5 - SIGNAGE This Chapter contains design principles, standards, and guidelines regarding the design of signs for retail, commercial, light industrial, or mixed -use properties. Please refer to the sign regulations for your zone district in Chapter 26 of the Code of Laws for all Signage requirements, including allowable size and location. 5.1 Wall Signs Design Principle: Signs attached to a structure should be human - scaled and well- designed to contribute to the character of a street. Design Standards: 1. Building wall signs shall complement the building's architecture and fit within the architectural features of the facade so that they do not overlap windows or columns. Design Guidelines: 2. Innovative and unique sign graphics are encouraged. 3. Projecting signs: Projecting signs are encouraged in the Traditional Overlay areas. Wall signs and projecting signs are allowed on the same wall within the traditional overlay. — Projecting signs that encroach into the right -of -way must be approved by the Public Works Department. — Projecting signs should not be located closer than twenty -five (25) feet apart unless the signs work together to make a unified and compatible design or the sign group is integral to the building architecture, reinforcing a significant building feature such as a primary entry. — The structural support of projecting signs should be integrated into the design of the sign, either by being simple and inconspicuous, or by being creative in the use of structural elements, lighting, color and materials. 5.2 Freestanding and Monument Signs Design Principle: Signage should be scaled to the pedestrian and minimize the impact of advertising. Design Standards: 1. The materials of new freestanding signs shall be similar or closely related to the materials of the primary structure(s). 2. For new development or total redevelopment, freestanding signs shall be located in landscaped areas. Design Guidelines: 3. Monument signs, rather than pole signs, are strongly DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 31 Wall signs. Pedestrian- scaled wall signs and projecting signs are encoraged. Chapter 5 - Signage encouraged for all new development. 4. Pole signs are strongly discouraged with new development, unless the development is located within % mile of the interstate and a highway- oriented sign is proposed. S. Consolidated monument signage is encouraged in multiple use developments. 5.3 Sign Lighting Design Principle: The lighting of signage should be well- designed, minimize glare, and prevent light pollution. Design Standards: 1. Flashing or pulsing lights are not allowed. Changeable message signs shall only be allowed where permitted by the property's zoning, per Article VII of the zoning code.' Design Guidelines: 2. Internally illuminated, translucent signs should have the typography lighter than the sign background. Opaque sign faces with internally - illuminated translucent typography or internally - illuminated individual channel letters with translucent faces are acceptable. 3. Sign lighting should be consistent with the lighting of building elements and storefront lighting. 4. It is encouraged that sign faces be of a darker hue with light colored text to prevent light glare emitted at night. S. Signs adjacent to residential neighborhoods should be turned off after business hours. 1 The 2007 manual states that "Flashing. pulsating, dynamic, or moving lights are not allowed.' This seems confusing for those areas where changeable message /LED signs would be allowed. The proposed language above is intended to add clarity. 32 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Monument sign. Monument signs, rather than pole signs, are encouraged to create a more pedestrian - friendly environment. Chapter 6 - Definitions CHAPTER 6 - DEFINITIONS The following chapter defines terms used throughout the ASDM. In the event of conflicts between these definitions and those of the Wheat Ridge Code, those of the ASDM shall take precedence for projects with the jurisdiction of the ASDM. Amenity Zone An area along the street curb, between the roadway and the sidewalk, where trees, planters, furnishings and lighting are arranged. Architectural Bay The area between two vertical elements, usually structural supports, which are usually spaced in repetition. Articulation A juncture in the face of a building that generally provides relief in an otherwise flat surface. Belt Course Usually referred to in masonry construction as a continuous row of a pattern of masonry around the facade of a building. Build -to Area An area established adjacent to the primary street frontage where a building (or portion thereof) must be located. Character A viewer's impression of the elements which make up a particular composition of the landscape, trees, buildings, space, furniture, materials and colors. Corner Lot A lot which fronts at least two public streets. Curb Cut Any break in the street curb for a driveway which provides vehicular access from the street. EIFS Exterior Insulating Finish System or a synthetic stucco building material. Elevation The exterior face of a building. The north elevation is the north side of the building. DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 33 ._n sac rram nnici niy nVaVVV0Y Zone/ Buffer Amenity Zone. The area along the street curb located between the sidewalk and roadway. Curb cut. A break in the street curb for a driveway to provide vehicular access. Chapter 6 - Definitions Fa4ade The exterior of a building that faces a street or public space. .a. ..ear,. !� AWW Hardscape. Exterior ground surface areas paved with an impervious material. Fenestration The openings (doors and windows) in a building. Form The three dimensional shape and structure of a building. Groundcovers Low growing plant materials which are typically used in place of turf in tree lawns and as foreground plants in landscape shrub beds. Ground covers usually do not exceed 6" in height. Hardscape Exterior ground surface areas which are paved with an impervious material such as concrete or pavers. Human Scale Proportions of elements that relate to the size of a human body. Large Format Retailer A retail store in excess of 50,000 square feet, also known as a 'big box' store. These retailers often construct large, rectangular structures which have a standardized design, high ceilings, and generally little architectural interest. Luminaires The light source of a light fixture. Typically located on poles or are wall mounted. Mass The exterior form and shape of a building. Major Additions Development or redevelopment which increases existing building square footage by 50% or more. Median A raised island of paving or planting located in the center of the street dividing the two ways of travel along a street. Mixed -Use A development that has a mixture of different uses within its boundaries. Mixed use developments typically contain commercial on the ground floor and residential above, or if a one story building, commercial in front with residential behind. 34 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Groundcovers. Low - growing plant material typically used in place of turf. Chapter 6 - Definitions Mullion An upright dividing bar in a window. Open Space An outdoor, unenclosed area designed and accessible for recreation, pedestrian access, or passive leisure. May be hardscaped or landscaped. Pedestrian Lighting Human scale lighting that provides special effects in pedestrian areas along the street. Typically, lighting fixtures are pole mounted luminaries, lighted bollards or other low level light fixtures. Pre - Application Meeting A meeting between a potential developer, landowner or representatives or combination thereof and City staff members to discuss development or redevelopment. The meeting occurs prior to the submittal of a land use application or building permit application. Primary Street The street toward which a building is oriented. The primary street for each site shall be approved by the Community Development Director. Primary Street Frontage The property line of a parcel which is directly adjacent to and parallel to the primary street. Public Space A physical place accessible to the public including sidewalks, rights - of -way, parks, plazas, and other publicly - accessible open areas. Public Street A street that is owned by the City. Reflective Glass Glass that has a percentage of outdoor visible light reflectivity greater than 19 %. Reveal A space or an indention in the surface of a building that separates materials or is used as an accent in the field of the same material. Right -of -way The area of the street that is in public ownership. Mullion. An upright dividing bar in a window DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 35 Right -of -way. The area of the street under public ownership. Chapter 6 - Definitions Sidewalk. A paved surface intended for pedestrian use. Scale The proportions of elements that relate to the street in relation to a human or automobile. Scale affects the arrangement of streetscape elements to form spaces that are comfortable for pedestrians and drivers alike. Secondary Street Frontage The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with multiple street frontages. Sidewalk A paved surface expressly intended for pedestrian use. Street A publicly or privately owned street. Street Trees Trees that line the street in a regularly spaced row. They are typically located within the tree lawn. 36 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012 Sidewalk lAmenityl Roadway I I Zone/ I I Buffer I I I DRAFT April 25, 2012 Wheat Ridge Architectural and Site Design Manual 37 38 Wheat Ridge Architectural and Site Design Manual DRAFT April 25, 2012