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Home My WebLink AboutZOA-09-07CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER STITES COUNCIL BILL NO. 16 ORDINANCE NO. 1471 Series 2010 TITLE: AN ORDINANCE AMENDING CHAPTER 26 CONCERNING THE CREATION OF MIXED USE ZONE DISTRICTS WHEREAS, the City Council of the City of Wheat Ridge is authorized by the Home Rule Charter and the Colorado Constitution and statutes to enact and enforce ordinances for the preservation of the public health, safety and welfare; and WHEREAS, the City Council of the City of Wheat Ridge finds that the proposed amendments provide. a useful tool for encouraging high - quality, mixed -use development within the City; NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1: Chapter 26 of the Wheat Ridge Code of Laws is hereby amended by the addition of a new Article XI, entitled "Mixed Use Zone Districts," to read in its entirety as follows: ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties that are generally within 500 feet of Interstate -70 and that are located on a commercial corridor with direct access to Interstate -70. It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article XI shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of rezoning of the subject property to any mixed use district within this Article, and which is not a permitted use at that time under Section 26 -1111 Permitted Uses, such nonconforming use may continue to operate and exist, subject to Section 26- 120.C.6, subject to the following. 1. A structure containing a nonconforming use may expand its gross floor area by a maximum of 25 percent without requiring a change to a conforming use. 2. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the requirement for a conditional use permit. However, if an existing use is designated as a conditional use in Section 26 -1111, any expansion of that use shall require a conditional use permit (per Section 26- 1118). 3. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the separation requirements established in Section 26 -1111. C. Legal nonconforming structures: Where a structure lawfully existed at the time of rezoning of the subject property to any mixed use district, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Where standards for the MU -C TOD and MU -C Interstate sub - districts are not specifically stated, MU -C standards shall apply. F. The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet. D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. E. A parapet wall may be utilized to meet the minimum height requirement. F. For buildings over 75 feet in height, see section 26- 1106.G, Upper Story Stepbacks. G. Any portion of a building that is within 100 feet of a residentially or agriculturally zoned lot that has a single- or two- family residential use shall not exceed a height of 4 stories or 62 feet, whichever is more restrictive. The 100 foot distance shall be measured from the nearest property line of the residentially or agriculturally zoned lot. This requirement shall not apply where an arterial or collector street separates the building from the residential use. Sec. 26 -1105. Building Placement and Orientation A. Principle: In order to activate streets and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrances: All buildings are encouraged to have at least one public entry that faces the primary or secondary street. 1. Within the MU -N sub - district, each building shall have at least one main public entry that faces the primary street or a public space adjacent to the building. For corner lots with more than one street frontage, the public entry may be oriented toward the corner. 3 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 1). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required; instead, build -to areas established in section 26- 1105.F encourage buildings to be built close to the street. BWIding Setbacks MU-0 C` MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Where abutting a residentially or agriculturally zoned lot that contains a single- or two - family residential use (see § 26- 1106.1-1 Residential Transitions): Minimum Side and Rear Setback: 10' 10' 1 -2 story building Minimum Side and Rear Setback: 15' 15' 3 story building Minimum Side and Rear Setback: 20' 20' 4 story building and higher D. Right -of -Way Encroachments: architectural elements attached to the building fagade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels, subject to an approved right -of -way use permit through the Department of Public Works. Such encroachments may include window planter boxes, eaves, balconies, projecting wall signs, canopies, and awnings IL i T 1 f it - � i y _.._ Line g Side Prop. Line —! I 1 i Figure 1: Setbacks and Build- To Area A: Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B: Side Setback: building may not encroach into this area. C: Rear Setback: building may not encroach into this area. 0 E. Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Primary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must o 0 contain building facade (minimum) 50% 60% See Figures 2 and 3 Secondary Street Frontage Build -To Area 0'— 20' 0'— 12 Linear portion of build -to area that must 30% 30% contain building facade (minimum) See Figures 2 and 3 1. In certain instances, where the provided primary street build -to exceeds the minimum requirement, the required secondary street build -to may be reduced by an equal or lesser amount, subject to approval by the Community Development Director. = Figure 2: Build - To Area for j 2 _ Development Site with One e , Lftont a g e Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary and secondary streets is occupied by a building. 5 primat'1 Y � _ o x-20 1 o r— 50% of build -to -area Primary Street Frontage Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary and secondary streets is occupied by a building. 5 2. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 3). Figure 3: Build -To Area for Development Site with Multiple Buildings The required primary and secondary street / build -to areas may 1 be fulfilled by more than A / /buy /y /n9sa� n�rma Sty 1 �if c >� c am. ti Build toe building. requirements only 7 / C' 9st a the street. , �` °camp buildings t hos e to �qt °dyed y 3. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcei(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 4. Gas stations may meet build -to requirements through one or any combination of the following two elements: (1) Structure within the build -to area; (2) Canopy within the build -to area (Figures 4 and 5). Gas stations must also provide a screen wall, 30 to 42 inches in height, for 100 percent of the primary and secondary street frontage, excluding access points and where portions of the building are within the build -to area. The screen wall shall be a continuous masonry wall constructed of stone, brick, or split -face concrete block, or a combination masonry pier and decorative iron railing. There shall be a minimum 4 -foot wide landscape buffer between the screen wall and property line. ._.._.._.. -- - -- - -- -_.._.._.._. I m 7 r' A 2 I o V i ql H mil, Ij I aN O I. Canopy Building + canopy = 70% of build -to area Primary Street Frontage C Figure 4: Gas station build - to option The building and the canopy over the gas pumps are both utilized to meet build -to reauirements. c 0 LL' d: H m, o ' U W N i -- _ ._ -. -- �-- - j J i i Primary Street Frontage Figure 5: Gas station build - to option The canopy over the gas pumps meets the build -to requirements and the building is setback from the street. Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materials, and its relationship to the street — is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 1 foot for every 50 linear feet of the length of the fagade. All other fagades shall have one variation in plane depth of at least 1 foot for every 100 linear feet of the length of the fagade. Any portion of a fagade that is a glass curtain wall shall be exempted from this requirement. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: 7 • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the fagade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco Integral textured colored concrete block • Terra -cotta • Architectural metal panels 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels 3. Exterior Insulating Finishing System (EIFS) may be used as an accent material 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 fagade • The total amount of EIFS may not exceed 25 percent per building fagade • The allowable amount of EIFS may be consolidated on a fagade(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 percent 4. Material variation: All building fagades that face a street or public space shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 12 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. ril D. Ground Floor Transparency 1. Retail uses: the fagade facing the primary street frontage shall be at least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 40 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 3 feet and 8 feet above the first floor finished elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 20 percent of the transparency requirement for any one fagade may be fulfilled by spandrel glass. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive- throughs and Drive -ups 1. Drive -up windows: Where drive - throughs and drive -ups are allowed (see section 26 -1111, Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners. 2. Number of drive -up lanes: the following table specifies the maximum number of drive -up lanes allowed by district and sub - district: llAazimum Number ofbrrve t1p Lanes Allowed` MU-C �� ` M1=C TOD � MUK Interstate Max drive -up lanes 3 no limit 1 1 3. Location of drive -up lanes: Drive -up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street. (Figure 6) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space shall incorporate the following screening elements: • A screen wall, at least 36 inches in height, with materials that are consistent with the primary building. The screen wall must meet the sight - triangle requirements in section 26 -603. • A landscaped buffer, at least 4 feet in width, between the property line and the screen wall. (Figure 7) Where there is more than one drive -up lane, canopies or other structural elements shall be used for further screening. These screening elements shall be compatible with the architectural qualities of the main building, including materials, form, scale, and color. M 5. Screening of drive -up lanes adjacent to residentially or agriculturally zoned lots with a residential use: the landscape buffer and screening requirements for parking lots adjacent to residential uses, per section 26- 1107.C.2, shall apply. 6. The drive - through stacking requirements in section 26- 501.E.10 shall not apply. Sc< 6 � } Figure 6: Drive -up Lane Location Within the MU -N district and MU -C TOD sub - district, the drive -up lane may not be located between the building and the primary street. Figure 7: Drive - through Screening Where a drive -up lane is visible from the street, a minimum 36" high screen wall and 4' wide landscape buffer are required. F. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 8) 2. Screening elements shall be composed of materials consistent with the primary building. Wood and vinyl fences shall not be allowed as screening materials. Screen walls and fences over 10 feet in length shall be bordered by a 4 foot wide landscape buffer. 3. Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 10 u e� Figure 6: Drive -up Lane Location Within the MU -N district and MU -C TOD sub - district, the drive -up lane may not be located between the building and the primary street. Figure 7: Drive - through Screening Where a drive -up lane is visible from the street, a minimum 36" high screen wall and 4' wide landscape buffer are required. F. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 8) 2. Screening elements shall be composed of materials consistent with the primary building. Wood and vinyl fences shall not be allowed as screening materials. Screen walls and fences over 10 feet in length shall be bordered by a 4 foot wide landscape buffer. 3. Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 10 5. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 6. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a street or a public space. For such facades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story..(Figure 9) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. 7 .. T r ,. `f Figure 9: Upper Story Stepback For building facades over 75' in height that face a street or public space, any portion of the facade over 75' in height must step back at least 10.' H. Residential Transitions 1. Landscaped Buffers: where new development abuts a residentially or agriculturally zoned lot that contains a single- or two- family residential use, the required setbacks in section 26- 1105.D shall apply. The required setback area shall be landscaped with grass and trees and /or shrubs. 11 i Figure 8: Screening ' Loading docks, k service areas, and <" utility structures must -- be screened by walls or fences that are consistent with the primary building materials. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a street or a public space. For such facades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story..(Figure 9) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. 7 .. T r ,. `f Figure 9: Upper Story Stepback For building facades over 75' in height that face a street or public space, any portion of the facade over 75' in height must step back at least 10.' H. Residential Transitions 1. Landscaped Buffers: where new development abuts a residentially or agriculturally zoned lot that contains a single- or two- family residential use, the required setbacks in section 26- 1105.D shall apply. The required setback area shall be landscaped with grass and trees and /or shrubs. 11 2. Upper story stepbacks: The following upper story stepbacks shall be required for any building in a mixed use district that abuts a residentially or agriculturally zoned lot that contains a single- or two- family residential use. The required stepbacks shall apply to any fagade, side or rear, that faces the lot with the residential use. (Figure 10) Residential Transition - Required Upper Stoiy.Steptiacks; MU C MU W Minimum Setback - stories 1 -2 (see § 26- 1105.C) 1 -2 story building 10' 10' 3 story building 15' 15' 4 story building and higher 20' 20' Minimum Stepback - stories 3-4 5' per story 5' per story Minimum Stepback - stories 4 and above 25' 25' 3. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. it rt ) I 35 . i 20� Figure 10: Residential Transition - Upper Story Stepbacks Any structure that abuts a lot with a residential structure 35' in height or less must stepback at least 5' per story for stories 2-4, with a total stepback of 25'. Sec. 26 -1107. Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement: Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 11) 12 Off -street Figure 1 1: Off Parking Location for Development Site with Multiple Buildings. Pa rking must be to the rear or side of buildings closest to the street, but is permitted in front of buildings interior to the site. C. Surface Parking Buffers and Screening: 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: • Minimum 5-foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. • A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split-face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26-603. 9 Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6-foot high view- obscuring fence, decorative wall or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and/or shrubs shall be planted within the landscape buffer. (Figure 12) 13 Figure 12: Parking Lots Adjacent to Residential Use Such parking areas - require a minimum 6' landscaped buffer and screen wall between the j parking area and �6 residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking - including surfacing, landscaping, lighting, and space /aisle dimensions - stated within section 26- 501.E.5., section 26- 501.E.6, section 26- 501.E.7 and section 26- 501.E.11 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 20,000 square feet shall contain a well - defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 3. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 13) 4. Wherever possible, especially for parking garage fagades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: • Fagade articulation through change in vertical plane or a change in building material • The use of windows or false windows defined by frames, lintels, or sills • Integration of multiple building entrances • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines 14 Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade _ T that is orthogonal, with all rt t Y -4r floors at 90 degree angles. �'� t Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary 15 signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26 -1109. Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively — such as shared parking and parking structures — are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use >Grou p ?IAaanmum Mimmum Regwretl .. Aliowed'Parkmg `_ p k! Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square 5 spaces per 1,000 square feet feet Lodging — hotels, motels, extended stay, 1 space per 2 rooms 1.5 spaces per room bed and breakfast Office /bank 2 spaces per 1,000 5 spaces per 1,000 square feet square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit 10 spaces per 1,000 square feet 4 spaces per 1,000 MU -C and MU -C Interstate may Restaurant square feet have a maximum of 12 spaces per 1,000 square feet 5 spaces per 1,000 square feet 3 spaces per 1,000 MU -C and MU -C Interstate may Retail square feet have a maximum of 7 spaces per 1,000 square feet Theater 1 space per 5 seats 1 space per 2 seats Uses not specifically listed above shall submit a parking All other uses analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The publicly accessible route must be approved by the Community Development Director. The off -site parking agreement must be submitted for approval by 16 the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Incentive for structured parking: Except within the MU -N district, a building that incorporates underground or structured parking qualifies for the higher building heights allowed for mixed use buildings in the Building Height Requirements Table in section 26- 1104.B, even if that building is not mixed use. For a development site with a free- standing parking garage, the additional building height may be applied to a building within the development site that is served by the parking structure. This height bonus shall not apply for parking structures that contain parking at the ground floor without at least one non - residential ground floor use. H. Accessible parking shall be provided in accordance with section 26- 501.E.9 I. Off - street loading shall be provided in accordance with section 26- 501.E.8 J. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 20 automobile parking spaces. No non - residential development shall provide less than 4 bicycle parking spaces. 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 1 Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Bicycle parking for residential uses is encouraged to be sheltered and secured. Sec. 26 -1110. Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of a place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of -way). Minimum Required OpenSpacg MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval 17 by the Community Development Director. In such cases, the parcel(s) required to meet any open space requirement must be identified and noted on the approved site plan on file in the Community Development Department. D. Minimum landscaping: at least 35 percent of the required open space area shall be composed of landscaped materials, including trees. E. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. F. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. G. Streetscaping: all new development, including expansions of an existing structure by 50 percent or more of the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape and Architectural Design Manual. H. Maintenance: the developer, its successor and /or the property owners shall be responsible for regular weeding, irrigating, fertilizing, pruning, or other maintenance of all plantings as needed in order the ensure the survival of any required landscaping. The City may require the removal and replacement of such landscaping where dead, diseased, or damaged landscaping is found. All property owners /occupants shall be responsible for the maintenance of landscaping within the portion of the public right -of- way between the back of the curb or street pavement and adjacent private property. I. The requirements of section 26 -502 shall not apply within any mixed use zone. Sec. 26 -1111. Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in section 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be 18 objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment as an interpretation request. Permitted Uses Use Gropp MU -C MU -C Interstate MU-C TOP: MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home NP NP NP P Residential group home P P P P Ptibl�c, Cnrii and.1nstitutonal' ~ "- Community buildings and cultural facilities, including libraries, museums, and art galleries P P P P Hospital C C C NP Parks, open space, playgrounds, and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private C C C C Commercial. SerVices<and,Retail; Adult entertainment NP NP NP NP Animal daycare, indoor with no outdoor runs or pens P P P P Bail bonds (per §26 -634) C C NP NP 19 Permitted Uses Use Group MU-C MU -C MU -C TOD MU; N Interstate Banks and financial institutions, no drive - through or P P P P drive -up Banks and financial institutions, with drive- through C P C C or drive -up Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and adult P P P P Drive -up or drive - through uses (per §26- 1106.E) C P C C Eating establishment, sit down P P P P Eating establishment, drive- through or drive -up C P C C Fast food eating establishment, drive - through or drive -up C P C C Motor fueling stations C C NP C Motor vehicles sales, outdoor display NP NP NP NP Motor vehicle sales, indoor P P C C display Outdoor storage NP NP NP NP Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, P P P P commercial Repair, rental and servicing of automobiles, no outdoor C P C C storage Retail sales — up to 20,000 gsf P P P P for one tenant space Retail sales — up to 60,000 gsf P P C C for one tenant space Retail sales — over 60,000 gsf C C NP NP for one tenant space 20 Permitted Uses MU-C Use Group' MU=C MU-C TOD MU -N Interstate Veterinary clinics and hospitals, no outdoor runs or P P P P pens Hoso#ality and Entertainment' Art studios and galleries P P P P Hotels, motels, and extended P P P P stay lodging Studios, including art, music, dance, television and radio P P P P broadcasting stations Theaters P P P P Off�e and I,pdustrial Medical and dental clinics P P P P Offices P P P P Office- warehouse, no outdoor C C C NP storage Outdoor storage NP NP NP NP Restricted light industrial C C C NP Wholesale C C C C 1 in g�Ilary,Usgs z. . Parking facilities P P P P fiemporary,Uses t =; Special events, including P P P P festivals and farmers markets Kev: P = Permitted C = Conditional Use (see & 26 -1117) NP = Not Permitted C. Separation requirements for drive - through /drive -up uses: Where drive - through and drive - up uses are permitted in the Permitted Use Table (section 26- 1111.B) the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 500 foot separation between fast food eating establishments with a drive - through, measured radially from any fast food drive - through use, including existing uses, regardless of zone district. 2. There shall be a minimum 500 foot separation between all other drive - through /drive -up uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive - through /drive -up use, including existing uses, regardless of zone district. 21 3. Minimum separation requirements shall only apply to properties that did not have a legal, operating drive - through /drive -up use at the time of rezoning to a mixed use zone district. D. Separation requirements for motor fueling stations: Where motor fueling stations are permitted in the Permitted Use Table (section 26- 1111.13), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 1000 foot separation between motor fueling stations, measured radially from any motor fueling station, including existing uses, regardless of zone district. 2. Minimum separation requirements shall only apply to properties that did not have a legal, operating fueling station use at the time of rezoning to a mixed use zone district. Sec. 26 -1112. Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent an important opportunity for creating quality mixed use developments that will enhance the local economy. B. Except within the MU -N District and MU -C TOD Sub - district, for development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage at the ground floor level shall contain non - residential uses. Sec. 26 -1113. Signs A. Principle: Signage should complement building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate sub - district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 7 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs, flashing signs, and LED electronic signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. In the MU -N district, illuminated signs are encouraged to be turned off when businesses are not in operation. 22 Sec. 26 -1114. Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 12 feet high. Sec. 26 -1115. Site Plan Review A. All site development within the Mixed Use Zone Districts shall be subject to the site plan review process outlined in section 26 -111. B. All site plan applications shall be reviewed for consistency with all standards within this Article and with any applicable concept plan that has been approved for the subject property. C. All approved site plans shall be kept on file in the Community Development Department. D. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. Sec. 26 -1116. Concept Plan Review A. For sites 10 acres in size or more, and for any phased site development, a concept plan application for the entire development site shall be submitted and approved by the Community Development Director prior to any site plan application(s). B. Prior to submittal of the concept plan, the applicant must complete a pre - application conference per the requirements in section 26 -104. C. For sites 10 acres in size or more, a neighborhood meeting shall be required prior to submittal of the concept plan application. The applicant shall notify all property owners within 600 feet of the development site and follow the neighborhood meeting requirements per Section 26- 109.A.1. D. After the pre - application conference and after the neighborhood meeting, if required, the concept plan application may be submitted to the Community Development Department for review. The concept plan application shall include the appropriate number of copies, to be determined at the pre - application conference, and shall include the following information: 1. The concept plan shall be prepared in a 24x36 inch format 2. Vicinity map 3. The boundary of the entire development site 4. Scale and north arrow 5. Date of map preparation and name and address of person who prepared the map 6. Proposed circulation concepts, including roads, right -of -way, access points, and sidewalks 7. Proposed building pads and preliminary land use concepts 8. Location of 100 year flood plain, if applicable 23 9. Adjoining property lot lines, building access, parking, so that development compatibility can be determined E. Upon receipt of the concept plan application, the Community Development Department shall review the application and refer the application to affected public agencies for review and comment, if applicable. F. Public comment period: For sites 10 acres in size or more, upon submittal of the concept plan application, the applicant shall notify adjacent property owners that the application is available on file at the Community Development Department for review, in a manner required for neighborhood meetings, subject to Section 26- 109.A.1. Public comments related to the proposed concept plan may be submitted to the Community Development Department within 15 days of the original date of notification. 1. During the same 15 -day notification period, the applicant shall also post a sign on all public street frontages at the development site notifying the public that the concept plan is available for review and public comment at the Community Development Department. G. The approved concept plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on file with the Community Development Department. H. Amendments to a recorded concept plan will be required to follow the same review process as the initial concept plan application. Sec. 26 -1117. Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying with the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allornred Adrrimistrative Ad�ustmerits " Standard "" "" " Nfax�mijm Allowable Adittinistra�we " ~' Adjustment Building setback requirements 10% (section 26- 1105.C) Build -to requirements 10% (section 26- 1105.E) Transparency requirements 10% (section 26- 1106.D) Block size requirement 10% (section 26- 1108.6) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% fewer parking spaces than required (section 26- 1109.13) M C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," specified in section 26- 115.C.3, regardless of whether the request is greater than 50 percent of the applicable development standard. Sec. 26 -1118. Conditional Use Permits A. Conditional Uses: Any use with a "C" in the permitted use table in section 26 -1111 shall only be allowed if reviewed and approved by the Community Development Department pursuant to the standards set forth below. 1. Pre - Application Meeting: prior to submittal of a conditional use permit application, the applicant shall attend a pre - application conference, as described in section 26 -104. 2. Conditional Use Permit Application: conditional use permit applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications shall conform to the submittal requirements established by the Community Development Department. 3. Conditional Use Permit Criteria: the following criteria shall be used in evaluating each application. a. The compatibility of the proposed use with the Comprehensive Plan; b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of scale, site design, and operating characteristics (including traffic generation, lighting, noise, and hours of operation); c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but not limited to visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution, and other nuisance effects; d. Amount of traffic generated and capacity and design of roadways to handle anticipated traffic; e. The incorporation and integration of architectural and landscape features to mitigate impacts from the proposed use. 4. Conditional Use Permit Approval: the Community Development Director shall have the authority to approve or deny any conditional use permit application. In approving the application, the Community Development Director may place conditions necessary to meet the criteria outlined in section 26- 1118.A.3 above. 5. A decision by the Community Development Director to deny a conditional use permit application or any conditions on approval imposed by the Community Development Director may be appealed to the Board of Adjustment in the same manner as administrative variances pursuant to section 26- 115.C.2. 6. Time Limit on Conditional Use Permits: For any applicant to exercise the right to develop a conditional use, a certificate of occupancy for development of the conditional use must be issued within three years of the date of approval. 25 Sec. 26 -1119. Definitions Except as expressly modified below, the definitions in section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: an area of land, which may contain more than one parcel, that is subject to proposed site development. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Facade: the face, or outside wall, of a building. 26 Fast food eating establishment: an eating /drinking establishment whose principal business is the sale of pre - prepared or rapidly prepared food to the customer in a ready -to- consume state for consumption either within the restaurant building or off - premises, and whose principal method of operation includes (1) the sale of all foods and beverages, even those served for consumption on- premises, in paper, plastic, or other disposable containers; or (2) service of food and beverages directly to a customer in a motor vehicle. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hard Coat Stucco: a mixture of cement or lime, sand and water, applied in one or more coats. Does not include synthetic versions of stucco such as Exterior Insulation and Finish System (EIFS). Hardscape: exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. LED /electronic sign: a sign that displays information that is illuminated by light emitting diodes (LED's), fiber optics, light bulbs, or other electric illumination devices. Mixed use development: a building or development site containing at least two different use groups in the Permitted Use Table, section 26 -1111. Office - warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or passive leisure use. May be landscaped or hardscaped. Does not include roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: a paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually include the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. 27 Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street: the street toward which building entrances, pedestrian features, and site amenities are oriented, and along which service, loading, and parking uses are discouraged. Each building shall have a defined primary street that is approved by the Community Development Director. Primary street frontage: the property line of a parcel or development site which is directly adjacent to and parallel to the primary street. Public realm: all areas to which the public has access, including streets, sidewalks, rights - of -ways, parks, plazas, and other publicly accessible open spaces. Public space: a physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing land uses that fall under the same use group in the Permitted Use Table, section 26 -1111. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for . nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought" in the review process chart, section 26 -106. The community development department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. 28 Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. Window display graphics: artistic graphic displays that are mounted within a window or glass panel, that contain no text, and that are not utilized as commercial signage. 29 Section 2: Section 26 -104 of the Code is amended to read: Sec. 26 -104. Preapplication conference. Prior to the formal submittal of any request for approval to proceed with site development, an informal preapplication conference shall be held between the applicant and the community development department staff. This conference will serve to acquaint the applicant with the requirements of this chapter and to allow staff to become familiar with the applicant's development intent and design philosophy. A schematic site plan and building concept drawings will aid in discussion at this conference; however applicants are encouraged not to prepare detailed designs which might require extensive revision as a result of the preapplication conference. An applicant should bring the following information in a brief summa a� . , • General oroiect concept nformabon. ncf�Sftlielo�a anm�e • Specific uses proposed, and intensity of use proposed (floor area and parking demand). • Proposed construction timing. • General concepts concerning building size and exterior materials and site plan concepts. • An exterior materials package including roof material and color, wall treatment, glass and glazing. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03) Section 3: Section 26 -106 of the Code is amended to read: Sec. 26 -106. Review process chart. TABLE INSET: Approval Requested Pre - Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Site Plan ° X A A § 26 -111 KI)VI `"O", t X `e Will X 7 Major Subdivision X H H URA § 26 -404.0 30 Approval Requested Pre - Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Minor Subdivision X H H URA § 26-404. B (w /dedications) Minor Subdivision X H URA Appeal to CC § (w /o dedications) 26 -404.6 Minor Plat Correction, Amendment, X A § 26-409 Revision Lot Line Adjustment X A § 26-410 Consolidation Plat X H H URA RA § 26-404.D Consolidation Plat 4X A URA § 26 -117 (w /o dedication) Planned Development: Outline X X H H URA 2 ART III Development Plan (ODP) ART III Planned Development: Final X A URA Development Plan (FDP) Planned Development: Outline X X H H URA 2 ART III Development Plan Amendment Planned Development: Final X A URA ART III Development Plan Amendment Rezoning, Private X X H H URA z §§ 26 -112 Rezoning, City X H H URA 2 § 26 -113 § 26 -114 Special Use X X A H URA Appeal to CC Variance -- A A Appeal to BOA § Administrative 26 -115.0 Variance - -Non- H URA § 26 -115.0 administrative Temporary Permit H A § 26 -115.D Appeal to BOA § Interpretation A 26 -115.E 31 Approval Requested Pre-Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Administrative Adjustments to the A Appeal to CC § Official Zoning Map 26 -119.E Historic Designation H URA ART IX Planned Bldg. Group 4X A H A 3 § 26 -116 Floodplain Permit -- A § 26 -806 Class I Floodplain Permit -- 4X H § 26 -806 Class II Right -of -way Vacation X H H URA § 26 -118 1 If five or fewer parcels, minor subdivision process applies. If more than five parcels, major subdivision process applies. 2 Right of protest applies: Section 26 -1121 3 If four or more buildings are proposed, then Planning Commission review is required. 4 A pre - application may not be required based on the complexity of the Proiect. Key: PC: Planning commission CC: City council BOA: Board of adjustment X: Meeting required H: Public hearing required A: Administrative review URPC: Urban Renweal Plan compliance required: If "A" is noted, administrative review; if "URA" is noted, review by Wheat Ridge Urban Renewal Authority is required — see section 26 -226. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1244, § 1, 2- 11 -02; Ord. No. 1251, § 1, 6- 10-02; Ord. No. 1291, § 2, 5- 27 -03; Ord. No. 1316, § 2, 1- 12 -04; Ord. No. 1352, § 5, 9- 26-05; Ord. No. 1383, § 7, 5- 14 -07; Ord. No. 1430, § 4, 2- 23 -09) Section 4: Section 26 -111 of the Code is amended to read: Sec. 26 -111. Site plan review. A. Application. The requirements of this section apply to site development on property for which the use proposed is a use by right, is other than a single - family dwelling or one - duplex dwelling, and for which subdivision or planned development district approval is not sought. The requirements for site plans required in planned development zone districts are found in those district regulations. This section establishes the purpose, graphic and informational requirements for site deve lopment a required in instances other than planned development districts. IIAC 1 o e OJN B. Purpose. provides site relationship and architectural information for decisionmakers to consider in deciding upon applications for use and development. It is intended to illustrate site design elements, architectural character and consideration of engineering issues to the extent that the potential character and possible impacts are more clearly definable. It can provide the basis for building permit review, certificate of occupancy review, and future zoning enforcement. The plan will be part of the case file and record. The site plan shall be prepared in a 24 X 36 -inch format. Vicinity map. The boundary of the site described in bearings and distances and existing and sed lot lines. Legal description of the site matching the certified surrey. Signed surveyor's certification. Scale and north arrow. Date of map preparation and name and address of person who prepared map Location of 100 -year floodplain, if applicable. Existing and proposed contours at two -foot intervals. Location of all existing and proposed: Y1, J Fences, walls or screen plantings and their type and height; L Exterior lighting, location, height and type; Suns cluding tripe hei ht and size; �jesace; Icsai and special buffers, including type and covera e; Parking and loading areas, handicap parking areas; Easements and rights -of -way; Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if ap licable; W Buildings to be developed or retained on the site, including possible use, hei ht, size, floor area, setback dimensions and type of construction; u Existing and proposed streets, both adjacent and within the site, including ��., � 9 P p 1 9 names, widths, location of centerlines, acceleration /deceleration lanes; �fiJ' Curbs, gutters, sidewalks, bike paths; % Location of trash containers and method of screening, if any; REI =L` a ArAeas to be used for outside work areas, storage or display and method of screening, if any. _�,.1C' Adjoining property lot lines, buildings, access, parking, so that development compatibility can be determined. 'I Other information which shall be in written or tabular form, including: 33 Statement of proposed zoning and any conditions; Statement of proposed uses; Site data (numeric and percentage) in tabular form, including: • Total area of property, gross and net; • Building coverage; • Landscape coverage; • Total lot coverage by all str uctures and paving; • Number of parking spaces �p r ON; • Gross floor area; and • Number of residential units and densitv (if applicably In addition to the information included on the site plan document, the following 09K may buired: n; nd perive drawings; t report. Section 5: Section 26 -112 of the Code is amended to read: Sec. 26 -112. Private rezoning. A. Purpose. A change of any zone district as shown on the official zoning map is permitted only when it is consistent with the goals and policies of the Wheat Ridge Comprehensive Plan and promotes the general welfare of the community. If a proposed 34 (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03) amendment is not consistent with the comprehensive plan, then the request may only be approved if the applicant demonstrates that the request is justified because of changed or changing conditions in the particular area or in the city in general, or the rezone is necessary to correct a manifest error in the existing zone classification. A manifest error may include, but may not be limited to, one (1) or more of the following: 1. Mapping errors, including incorrect boundary location or incorrect zone designation, or 2. Ordinance errors, including incorrect zone designation, legal description error or typographical errors. The final decision on a change of zone expressly rests in the exercise of the discretion of the city council and all applicants are advised there is no right to a change of zone of property. B. Applicability. The requirements of this section shall be applicable throughout the boundaries of the City of Wheat Ridge and to any areas that are proposed to be annexed to the city where one (1) of the following is proposed: 1. Change of zone of a parcel of land from one (1) zone district classification to another zone district. 2. Changing of the conditions of an existing zone district where those conditions were specifically established by a previous rezoning ordinance. 3. Changes to a planned development preliminary or final development plan, including density (units per acre), intensity (floor area ratio), an increase or change of uses, or other changes which constitute a substantial change in character of development as determined by the director of community development. 4. In the event an aylicant for site development or rezoning mss: e rha� dap WON ise onerctis►ct owns adjacent property which, taken together with the property which is the subject of the application totals more than one (1) acre, the applicant must process the application as a planned development under article III. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1299, § 2, 7- 14 -03; Ord. No.. 1352, § 2, 9- 26 -05; Ord. No. 1383, § 2, 5 -14 -2007) Section 6: Section 26 -116 of the Code is amended to read: Sec. 26 -116. Planned building groups (PBG). A. Purpose. The primary purpose of this provision is to allow flexibility and diversification in the location of structures and the design and land use of a lot held under single or common ownership by permitting more than one (1) main structure to be constructed thereon. It promotes better overall utilization of a building site by promoting improved vehicular and pedestrian circulation and access, more efficient layout of 35 parking and a better overall landscape and architectural design scheme for the total site, while at the same time ensuring adequate standards relating to public health, safety, welfare and convenience in the use and occupancy of buildings and facilities in planning building groups. B. Scope and limitations. The procedures and provisions set forth in this section shall be a licable to all zone districts except planned development zone districts ' 3� � ', as those district regulations provide for multiple main structures on a lot under different procedures and provisions. It is not intended for this provision to be used to circumvent the requirements of the zoning ordinance for lot perimeter setbacks, lot size, lot coverage, residential density or any other provisions of the zoning ordinance except the requirement that only one (1) main building is permitted on one (1) lot. It also shall not be construed to waive any provisions of the subdivision regulations. Any subsequent division of a lot developed in accordance with the provisions set forth herein shall be required to meet all subdivision requirements. C. Application procedures. All applications for planned building groups shall be filed with the department of community development by the owner of the entire land area to be included and shall be accompanied by the fee set forth in Appendix A (which is on file and available for inspection in the office of the city clerk), adequate proof of ownership, a certified survey of the parcel, and a site plan under section 26 -111. All applications shall be reviewed by the department of community development for completeness and, if found to be complete, shall be transmitted to any other agency which might be affected. Any such agency may transmit comments and recommendations to the department of community development. The director of community development and /or the planning commission shall consider such agency comments and recommendations when establishing necessary conditions and limitations when acting upon applications. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1352, § 3, 9- 26 -05; Ord. No. 1383, § 5, 5- 14 -07) Section 7: Section 26 -120 of the Code is amended to read: Sec. 26 -120. Nonconforming lots, uses and structures. A. Scope and intent. 1. Within the districts created by the adoption of this zoning code, or by the adoption of amendments, there may exist lots, structures or uses of land and structures which were legal prior to the time of the adoption or amendment of this chapter but which are now prohibited or regulated. It is the intent of this chapter to permit these nonconformities to continue until they are voluntarily removed, or until they are amortized, but not to encourage their survival. It is further intended that these nonconformities will not be enlarged, expanded, or extended, nor will they be used as grounds for adding other uses or structures prohibited in the district. In cases 36 where a nonconformity constitutes an eminent public safety hazard or threat, the nonconforming situation may be ordered corrected or removed. Any building or structure for which a building permit has been issued or a use of land or structure for which a use permit has been granted prior to the effective date of enactment or amendment of this chapter which created the nonconformity may be completed and used in accordance with the plans, specifications and permit on which the building or use permit was granted, if construction in the case of a building, or occupancy in the case of use, is commenced within sixty (60) days after the issuance of the permit and diligently carried to completion or occupancy. B. Nonconforming lots of record. In any district in which single - family dwellings are permitted, a single - family residence and customary accessory buildings may be erected on any single lot of record, provided that the lot is in separate ownership and not of continuous frontage with other lots under the same ownership. This provision shall apply even though the lot fails to meet the requirements of the district in which it is located for area, width, or both; provided, however, that the requirements of the district for minimum yard dimensions and lot coverage shall be met. If two (2) or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record, and part or all of the lots do not meet the requirements of the district in which they are located as to minimum area or frontage or both, the lands shall be considered to be an undivided parcel and no portion of the parcel shall be sold or used in a manner which diminishes compliance with minimum lot width and area requirements. C. Nonconforming structures and uses. Where a structure or use lawfully existed at the time of the adoption or amendment of this chapter which could not be built R m rI under the current requirements of this chapter because of lot area, lot coverage, required yards or the location of the structure on the lot, such structure or use may be continued so long as it remains otherwise lawful, subject to the following. Any one- or two- family dwelling structure or customary accessory structures may be enlarged, altered or added to provided that all lot coverage requirements of the zoning district in which the structure is located are met, and provided that the enlargement, alteration or addition does not increase the extent of nonconforming setbacks by encroaching beyond the existing setback line. In instances of corner lots, no enlargement, alteration or addition shall be permitted to encroach within the minimum sight distance triangle as set forth in subsection 26 -603B. In addition, no enlargement, alteration or addition which extends within the nonconforming area shall result in the development of any additional dwelling units. 2. If any structure or nonconforming portion thereof is demolished or reconstructed by the owner to an extent of more than fifty (50) percent of its replacement cost, it shall not be reconstructed except in conformity with the applicable provisions of this chapter. 37 3. If any structure should for any reason be moved from its location at the time of adoption or amendment of this chapter, it shall conform to the provisions of the district in which it is located after it is moved. 4. No existing structure devoted to a use not permitted by this chapter in the district in which located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located. 5. Any nonconforming use may be extended throughout any part of the building which was designed or arranged for such use at the time of adoption or amendment of this chapter, but no such use shall be extended to occupy any land outside such building. In addition, no such use shall be extended to any portion of the property outside of any building which was not used for said nonconforming use at the time of the adoption or amendment of this chapter creating said nonconforming use. M Whenever any nonconforming use of a structure, or land and in he structure, or structure and premises in combination shall not thereafter be devoted to a use not permitted in the district in which is located. Nonconforming residential structures and uses are exempt from the provisions of this subparagraph. Rezoning or special use permit applications for properties which are nonconforming uses at the time of application, and where these applications are intended to bring the nonconforming use into use conformance, shall not be charged application fees or be required to reimburse the city for direct expenses related to the application review process. 7. Setback encroachments for accessory buildings may be allowed where the principal structure encroaches into required setbacks in accordance with section 26 -625. D. Repairs and maintenance: On any nonconforming structure or portion of a structure containing a nonconforming use, work may be done during any one (1) year period on ordinary repairs, or on repair and replacement of nonbearing wall fixtures, wiring or BE plumbing; provided that the cubic content existing when it became nonconforming is not increased. If a nonconforming structure or portion of a structure devoted to a nonconforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and it is declared by the director of community development to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, rebuilt or repaired except in conformity with the regulations of the district in which it is located. Nothing in this chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof declared to be unsafe by any official charged with protection of the public safety. E. Exceptions: Government actions. Whenever the City of Wheat Ridge or the State of Colorado shall, through a purchase, condemnation or a required dedication of land for street widening or extension purposes, cause any lot, structure or use maintained upon that lot to become nonconforming in the areas of setback, area of lot, or parking and landscape requirements, the existing lot, structure or use, which would otherwise become nonconforming, shall be considered conforming, subject to the following: a. The nonconformity that was created by street right -of -way widening or extension was not anticipated by adopted plans which were in effect as of the date of commencement of the original construction or use; and b. Any nonconformity other than those created by the above - described governmental action, and which existed prior to the date of the governmental action, shall be considered a nonconformity which is subject to the remaining provisions of this section. 2. Variances and waivers. Any lot or structure which is granted a variance or waiver in accordance with section 26 -115 shall not be deemed a nonconforming lot or structure. 3. Private roadways. Dwellings or other structures existing in the City of Wheat Ridge on private roads or legally recorded easements shall not be considered to be nonconforming by virtue of such cases. F. Miscellaneous nonconformities: Existing uses and /or developed lands which are nonconforming due to ingress /egress, landscaping, parking, signage or public improvements may be continued notwithstanding the provisions of subsections C. and D., above; provided, however, that any reconstruction, enlargement or addition meets the specific nonconforming provisions related to the particular nonconformity as specified in the appropriate section. (See section 26 -501 for parking and ingress /egress; section 26 -502 for landscaping; article VII for signs; and section 26 -110 for public improvements.) (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1448, § 1, 8- 24 -09) 39 Section 8: Section 26 -301 of the Code is amended to read: Sec. 26 -301. Scope and application. A. There is hereby created a Planned Development District to further promote the public health, safety and general welfare by permitting greater flexibility and innovation in land development based upon a comprehensive, integrated plan. For the purpose of ensuring maximum flexibility of this district, the district is divided into the following planned development zone district categories, based on the primary land use of a proposed development plan or portion thereof: 1. Planned Residential Development - -PRD. 2. Planned Commercial Development - -PCD. 3. Planned Industrial Development - -PID. 4. Planned Hospital Development - -PHD. 5. Planned Mixed Used Development- -PMUD. By creating the above zone district categories, the city council recognizes that these zone district categories may exist singly or in combination within any approved planned development. B. On and after the effective date of this chapter as set forth in section 26 -1003, all applications for private rezoning under section 26 -112 for properties in excess of one (1) acre (for rezoning to residential or industrial zones) and all a lications for private rezomn to any commercial distric ecpTt�i i�k� e ttWA shall be required to request rezoning to one (1) of the listed planned development zone district categories. The procedure for review of any planned development application shall be that for private rezoning at section 26 -112. A Planned Development District may be approved for any single use or any combination of uses; provided, that the intent and purposes of this section are met, and that the general health, safety and welfare of the community are advanced through its approval. This section shall apply to: 1. Any new application for a rezoning to a Planned Development District. 2. Any application for amendment to an existing planned development zone district. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1319, § 1, 4- 12 -04) Section 9: Section 26 -610 of the Code is amended to read: Sec. 26 -610. Building lots. Every building or structure hereafter erected within the city shall be located on a lot, as defined herein, and in no instance shall there be more than one (1) main building on one j1 lot except as permitted within a Planned Development District1,1 Lt_hTfifi@' e- c , or as permitted as a planned building group (PBG). (Ord. No. 2001 -1215, § 1, 2- 26 -01) M Section 10: Section 26 -708 of the Code is amended to read: Sec. 26 -708. Miscellaneous provisions. E. Master sign plan. 1. The planning commission may approve a master sign plan for any existing or proposed commercial a {" Vie' user or industrial development of at least two (2) acres or more in size which is under unified control either by ownership, legal association or leasehold. 2. The intent and purpose is to encourage well - planned and designed signage within a large multiple building or multiple use complex which expresses unification and integration by elements of architectural style, size, color, placement and lighting while at the same time allowing for reasonable individual business identification. An additional purpose is to encourage the elimination of existing nonconforming signs. The planning commission may grant as a bonus for well- designed plans additional signs and /or up to a fifty (50) percent increase in maximum square footage for each sign, and /or may permit signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose of this subsection relating to unification and integration of signage. 3. Once approved at a public hearing by planning commission, all master sign plans shall be recorded with the Jefferson County Recorder's Office and shall constitute a covenant and must be complied with by all owners, proprietors, lessees or assigns, whether current or future. No substantial variation from the plan shall be permitted without planning commission approval. Noticing requirements for a master sign plan process shall follow the procedures outlined in section 26 -109. F. Signs in the right -of -way. 1. The community development director and public works director may jointly approve freestanding signs which are otherwise permitted to advertise a property, to be located in the public right -of -way immediately adjacent to that property, subject to all of the following criteria: a. there are no viable alternative locations on the subject property; b. the sign is for a property with commercial or mixed use zoning; c. the sign will be within right -of -way that is immediately adjacent to the subject property;. d. the sign is not in the right -of -way of a state highway; e. there are no immediate plans for widening the street as identified in the 5- year Capital Investment Program (CIP) or planning documents; f. the sign is not for a site being completely redeveloped with new construction, in which case the proposed design should incorporate the sign on site; g. no underground utilities, except for electricity, exist in the proposed location for the sign; h. the sign does not obstruct the sidewalk or vehicular traffic; 41 i. the sign complies with sight distance triangle requirements per section 26- 603. B; 2. j. the sign is not located in the landscape buffer or amenity zone located between the back of curb and the sidewalk; k. the sign is not a pole sign; and I. the sign must exclusively advertise or identify the business or operation located only on the immediately adjacent property for which sign is permitted. Signs that meet the above criteria shall obtain a sign permit through the (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 11: Section 26 -710 of the Code is amended to read: Sec. 26 -710. Commercial, industrial and mixed use zone districts sign standards chart. TABLE INSET: TABLE 1. SIGN STANDARDS IN COMMERCIAL, INDUSTRIAL AND MIXED USE DISTRICTS (NC, RC, C -1, C -2, I, (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 12: Safety Clause The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. 42 Section 13: Severability: Conflicting Ordinances Repealed If any section, subsection or clause of the ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of the ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 14: Effective Date This Ordinance shall take effect fifteen days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 23 day of August, 2010, ordered published with Public Hearing and consideration of final passage set for Monday, September 13th, 2010 at 7:00 p.m., in the Council Chambers, 7500 West 29 Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of & to 0 , this 13th day of September, 2010. SIGNED by the Mayor on this `-3 sit 2010. ATTE T: Michael Snow, City Clerk First Publication: Augu 2010 Second Publication: '5`�j' 16 2010 Wheat Ridge Transcrip Effective Date: Oo1- 1, 2 43 City Council Minutes, September 13, 2010 Page 3 PUBLIC HEARINGS AND ORDINANCES ON SECOND READING p� 2. Council Bill 16 -2010 — amending Chapter 26 of the Code of Laws concerning the creation of Mixed Use Zone Districts (Case No. ZOA- 09 -07). Mayor DiTullio opened the public hearing. Council Bill 16 -2010 was introduced on second reading by Council Member Stites. City Clerk Michael Snow assigned Ordinance No. 1471. Mr. Johnstone and Ms. Showalter presented the staff report. Bill Mahar spoke on behalf of LiveWell Wheat Ridge, who has participated in the Mixed -Use Zone planning process and funded the Mixed -Use Zone website. Mr. Mahar indicated they have received numerous positive responses to the potential of investment and revitalization of the 38 Avenue and Wadsworth corridors and believes this is the right time for Wheat Ridge to adopt a progressive and attractive land use planning zone. He encouraged the City Council to adopt the proposed Mixed -use Zone District and submitted to Council a memo in favor of the proposal (amended to this packet). Dana Oehm, member of the Active Communities Task Force, also spoke in favor of the proposed Zone District adoption. Mrs. Oehm believes Mixed -Use zoning is shown in the research to affect positively the interest for reinvestment and redevelopment in a community and that this is one of the things necessary for Wheat Ridge to see the changes they wish in their community. Denise Waddell who served on the Mixed -Use Zoning Task force as a Wheat Ridge business and property owner, was impressed with the level of professionalism employed in developing the proposed Zoning Districts. She believes, to remain competitive, Wheat Ridge must have consistent, predictable zoning guidelines to replace the decades old standards that exist today. Mrs. Waddell submitted to Council a letter from the Wheat Ridge 2020 Executive Board in favor of the Zone District (amended to this packet). Bruce McLennan also served on the Task Force as a consultant with MCNN Architects. He commended staff for involving experts such as his firm early in the process of designing of the zone districts, which benefits the quality of the project. He also believes this Mixed -Use Zone district incentivizes good development without stifling creativity, creates more opportunities for incentives and allows market forces to dictate the development potential. City Council Minutes, September 13, 2010 Page 4 City Clerk Michael Snow read and entered into the record the following written comment submitted to the City Clerk's Office from Nancy Snow. The following were Mrs. Snow's comments: Because I am unable to attend tonight's council meeting and the hearing on adoption of regulations for the Mixed Use Districts, I would like the following comments to be entered into the record: As you all know, I was adamantly opposed to the removal of height and density limits from the Charter. For that reason, you may well think that my opinion is an isolated one, since the majority of voters did approve the change. However, l have talked to many people both before and since the election, and I have not heard anyone express an opinion that they wanted, or envisioned, buildings as high as 122 feet. In fact, it was common for people advocating the change to reassure prospective voters that no one was proposing buildings as high as 100 feet, that what was needed and desired was just a few more stories to be competitive. Once again, it seems that hired consultants have come up with a proposal for buildings far higher than anyone but developers want. I would encourage someone on the Council to scale back several stories from the current written proposed ordinance. Mayor DiTullio closed the public hearing. I L Motion by Mr. Stites to approve Council Bill 16 -2010 (Ordinance 1471) on second reading and that it take effect 15 days after final publication; seconded by Mrs. Sang; carried 6 -0. DECISIONS, RESOLUTIONS, AND MOTIONS 3. Resolution 52 -2010 — opposing Proposition 101 and Amendments 60 and 61 and asking voters to educate themselves on the devastating impact these measures will have on the ability of their Governmental Agencies to provide essential services and programs. Resolution 52 -2010 was introduced and read by Council Member Mr. Reinhart. Motion by Mr. Reinhart to approve Resolution 52 -2010; seconded by Mrs. Langworthy; carried 5 -1 with Mr. DeMott voting No. City of Wheat Ri�qge V. ✓J �� ITEM NO: J- \ DATE: September 13, 2010 r (P- QUEST FOR CITY COUNCIL ACTION \ °'� /may \ ENGgCp o Mlc V \SY op ? natf 4 . 1 V� f IR � 'r V •� � ) °fitTeatP o �NTeriP� an ryO tP� ry OMfi acA � TITLE: COUNCIL BILL NO. 16 -2010 - AN ORDINANCE �FCt` AMENDING CHAPTER 26 CONCERNING THE CREATION OF MIXED USE ZONE DISTRICTS (CASE NO. ZOA- 09 -07) ® PUBLIC HEARING ❑ ORDINANCES FOR 1 READING (08/23/2010) ❑ BIDS/MOTIONS ® ORDINANCES FOR 2 READING (09/13/2010) ❑ RESOLUTIONS QUASI -JU ICIAL: YES ® NO �ommunity Develop ent Direct City Manager ISSUE: Several of the City's adopted plans, including Envision Wheat Ridge, call for the redevelopment of key commercial corridors with high - quality, mixed use development. The current zoning code makes attaining this goal difficult. Existing zone districts either prohibit or greatly restrict mixed land uses on the same site, leaving a planned development (PD) zone as the only option for most potential mixed use developments. The proposed ordinance creates new mixed use zone districts that encourage mixed use development and do not require the applicant to complete the PD process, which can be timely and unpredictable. The new mixed use zone districts are designed to allow a wide range of land uses, encourage quality design, and enable higher density development for targeted commercial corridors as well as the future transit- oriented development (TOD) at the Ward Road commuter rail station. Sites with the new mixed use zoning would be subject to an administrative review process that removes the uncertainty and lengthy timeline that is associated with PDs. The proposed ordinance is intended to bolster the City's economic development goals by incentivizing redevelopment along important commercial corridors. It promotes mixed use, pedestrian- friendly development that will create quality destinations and enhance the image of Wheat Ridge. ZOA -09 -07 Mixed Use Zoning Creation of Mixed Use Zone Districts September 13, 2010 Page 2 PRIOR ACTION: Staff originally briefed City Council on the new ordinance at study sessions in December of 2009, as well as February and June in 2010. A first reading of the ordinance occurred on August 23, 2010. Staff held multiple study sessions with Planning Commission in 2010 regarding the new mixed use code. Planning Commission recommended approval of the proposed ordinance at a Public Hearing on August 5, 2010. Meeting minutes from the Planning Commission Public Hearing are attached. FINANCIAL IMPACT: The proposed ordinance is not expected to have a direct financial impact on the City. However, the new mixed use zones are intended to encourage redevelopment, promote a diverse and resilient tax base, and create quality places that will attract residents and employers to Wheat Ridge. BACKGROUND: Many of City's adopted plans, including Envision Wheat Ridge, the Wadsworth Corridor Subarea Plan, the Northwest Subarea Plan, and the Neighborhood Revitalization Strategy, recommend higher - density, mixed use development at strategic locations. The comprehensive plan, Envision Wheat Ridge, identifies several areas in the City for mixed use redevelopment and identifies the creation of mixed use zone districts as a high - priority implementation step. Current Code The only provisions in the current zoning code for mixed use development are the Planned Mixed Use District (PMUD), as well as limited allowances for residential uses on commercially - zoned property. Most sites proposing significant mixed use redevelopment must rezone to PMUD through the planned development process, which requires rezoning and a site - specific development plan. This presents challenges to new mixed use development since the process is lengthy, unpredictable, and can be expensive. In order for a mixed use project to materialize, a developer must undertake a minimum 6 month rezoning process without certainty of the outcome, while in the process developing a plan that may have limited flexibility to evolve through time since planned developments are site specific. Base mixed use zoning would streamline the process by establishing general development parameters — allowed uses, setbacks, building heights, etc. — without prescribing a site plan level of detail. Comparable Jurisdictions Several jurisdictions in the Denver metro area, including Lakewood, Aurora, and Longmont, have already adopted mixed use zoning codes. For some municipalities, the mixed use zoning is focused on transit- oriented development (TOD) areas around future light rail stations. Many jurisdictions also have mixed use zone districts that are targeted for commercial corridors, downtown areas, and main streets. The trend in most cities is to create mixed use districts that incentivize or encourage mixed uses — without requiring mixed use — and to create an administrative review process for new development within these districts. Staff researched mixed Creation of Mixed Use Zone Districts September 13, 2010 Page 3 use zoning ordinances in over 10 jurisdictions as part of the project, and also consulted model mixed use ordinances from communities throughout the U.S. Process In creating the new mixed use zone districts, staff engaged a variety of stakeholders. The following is a brief summary of the process and the different methods used to gain input on the mixed use code. Property Owner Input Beginning in January of 2010, staff met with property owners in priority areas where the City could potentially initiate legislative rezonings to the new mixed use districts. At each meeting, staff distributed surveys and received valuable comments from participants that helped shape the proposed ordinance. The four geographic areas where staff engaged property owners are: • Wadsworth between 38 and 44 Avenues (intended for the MU -C district) • Kipling north of 44 Avenue (intended for the MU -C district and MU -C Interstate sub - district) • The Northwest Subarea/Ward Road Station TOD (intended for the MU -C TOD sub- district) • 38 Avenue between Sheridan and Wadsworth (intended for the MU -N district) Mixed Use Zoning Technical Task Force The intent is to create a code that sets high standards for pedestrian- friendly development but that also contains enough flexibility to respond to market conditions and entice redevelopment. To this end, staff created a technical task force of eight members — including developers, designers, property owners, and real estate brokers — who provided input on each of the three drafts of the code. The task force held three meetings with staff and provided valuable insight on every aspect of the code's content. Several of the members have direct experience either financing, designing, or developing mixed use projects in the Denver area and were able to offer the much - needed perspective of typical "end- users" of the new mixed use ordinance. Public Outreach Significant public outreach started in February 2010 with the launch of a website dedicated to the project ( www.wrmixeduse.com ). Visitors to the site (over 400 since its start) are able to engage in several interactive features, including: • A survey that asks for input on important content in the mixed use code, such as appropriate building height and allowable auto - oriented uses • A community photo journal • Drafts of the code (3 separate drafts were released for public review throughout the spring of 20 10) Efforts to engage residents and business owners in Wheat Ridge also included two articles in the Connections newsletter, a Top of Hour Feature on Channel 8, an article in the Denver Creation of Mixed Use Zone Districts September 13, 2010 Page 4 Post's Your Hub, and a city -wide open house on May 12 This open house, held after release of Draft 2 to receive input in advance of the last draft of the code, drew over 30 attendees. Staff received comments and distributed surveys with questions about each of the 4 districts /sub - districts in the new code. Some of the most valuable input received at the open house pertained to residential transitions. Staff increased buffering requirements and building height transitions near existing residential uses (single- and two - family only) based on this input. RECOMMENDATIONS: The following provides a summary of the major content items included in the proposed ordinance. Mixed Use Districts The proposed mixed use code focuses on two mixed use districts: 1. Mixed Use Commercial (MU -C): intended for major commercial corridors and at employment activity centers, this district promotes medium- to high- density mixed use development and allows for a wide range of commercial uses, as well as retail, residential, and civic uses. 2. Mixed Use Neighborhood (MU -N): intended for neighborhood commercial corridors, this district promotes medium - density mixed use development and allows for a range of neighborhood - serving commercial uses, as well as retail, residential and civic uses. The ordinance also contains two MU -C sub - districts, which were tailored for specific geographic areas that have unique design and use considerations: 1. MU-C Transit - Oriented Development Sub - district (MU-C TOD): this sub - district is intended for areas within % mile of major transit stations. While it generally follows the MU -C framework, it is specifically designed to support transit ridership and pedestrian- friendly design that supports connections to transit. 2. MU-C Interstate Sub - district (MU-C Interstate): this sub - district is intended for properties on major commercial corridors within roughly 500 feet of I -70. This sub- district tailors land uses and site design standards to complement direct proximity to the highway. Generally, the MU -C district (and its two sub - districts) is intended for areas that were exempted from the City Charter height and density restrictions in the fall of 2009. The MU -N district would apply to areas that were not exempted from these restrictions. Building Height and Density The ordinance regulates scale of development through building height limits, open space requirements, setback requirements, and bulk -plane strategies. Thus no maximum residential densities are established. Allowable building heights are based on the desire to encourage denser development, as well as input received from surveys distributed at meetings and on the project website. Creation of Mixed Use 'Lone Districts September 13, 2010 Page 5 The following table summarizes the minimum and maximum heights allowed by district/sub- district. There is a 2 -story height bonus for mixed use development. The MU -N district would follow the building height limits set in the City Charter (35 foot max for any building with residential use, 50 foot max for any other building). Building Height Requirements MU -C MU -C Interstate MU -C TOD MU -N Minimum height 20' 20' 20' N/A Maximum height Mixed use building 6 stories (90') 8 stories 0118 ___Y stories (118') N/A Single use building 4 stories (62') 6 stories (90') 6 stories (90') N/A There is also a requirement that any building over 75 feet in height incorporate an upper -story setback of at least 10 feet. The setback would be required for any fagade of a building facing a street or public space, such as a plaza. Residential Transitions A major goal of the proposed ordinance is to ensure appropriate transitions between potential mixed use development, which could be up to 8 stories high in some areas, and adjacent low - density residential uses. The following is a summary of the standards in the mixed use code that are intended to provide adequate residential transitions: For all residentially or agriculturally zoned lots with any residential use: • Landscape buffer and screen wall wherever a parking lot or drive - through facility is adjacent to a residential use. For all residentially or agriculturally zoned lots with a single - family or two - family use: • Landscaped buffers where adjacent to residential: 10 foot minimum for 1 -2 story buildings, 15 foot minimum for 3 story buildings, 20 foot minimum for buildings 4 stories and above • Upper level stepbacks where adjacent to residential: in addition to the landscape buffer, there is a 5 -foot per story stepback for any building over two 2 stories, until the 4 story, as illustrated in the graphic below: F: 35'i i i Creation of Mixed Use Zone Districts September 13, 2010 Page 6 4 -story building height: any portion of a building within 100' feet of an existing single - family or two- family use, except where separated by an arterial or collector, will have a maximum height of 4 stories, or 62 feet, whichever is more restrictive. Auto - Oriented Uses The mixed use code is intended to balance the vision for walkable, compact development with existing market conditions. The approach is to allow most auto - oriented uses as conditional uses, which require a conditional use permit issued through an administrative review to address site design issues. Gas stations and drive - through uses also have separation limits to ensure that such uses do not dominate important corridors. There is a slightly more restrictive approach for the TOD sub - district and the MU -N districts, where pedestrian- friendly design is of particular importance. The following table summarizes how some of the most common auto - oriented uses are treated in the proposed ordinance. The separation requirements would not apply to existing uses or to master planned mixed use development. Auto - Oriented Uses Use MU -C MU -C Interstate MU -C TOD MU -N Car repair (only with Conditional Permitted Use Conditional Use Conditional Use indoor storage) Use Car sales (indoor only — Permitted Use Permitted Use Conditional Use Conditional Use no outdoor display) Conditional Conditional Use Gas Stations Use with 1000' Conditional Use Not Permitted with 1000' separation separation Conditional Conditional Use Conditional Use Drive -up Uses, not fast - Use with 500' Permitted Use with 500' with 500' food separation separation separation Conditional Conditional Use Conditional Use Drive -up Uses, fast - Use with 500' Permitted Use with 500' with 500' food separation separation separation Development Review Process and Neighborhood Input An important goal of the new mixed use code is to provide a clear, predictable, and streamlined development review process. Once a property is rezoned to a mixed use district, which would require public hearings, the review process is administrative. Development proposals would be evaluated for compliance with the standards in the code and approved or denied by staff based on this review. Most sites would be subject to the site plan review process found in the existing Creation of Mixed Use Zone Districts September 13, 2010 Page 7 code. Sites 10 acres or larger, or developments with more than one phase, would require a concept plan prior to the site plan review. The concept plan, which includes proposed circulation, land use patterns, and building pads, would need to be approved prior to any specific site plan application. For sites that are particularly large (10 acres or more) and likely to have a large impact on the surrounding area, the following public input process would be required: • A neighborhood meeting prior to submittal of the concept plan for anyone within 600 feet of the property • A public notification period, after a site plan is submitted, in which anyone within 300 feet of the property receives written notice and may submit comments related to the proposed design. There would also be a notice placed on the property regarding this notification period. The intent of the public notification period is to afford the public the opportunity to review the proposed plans and raise any concerns or recommendations specific to the development proposal. Nonconforming Properties If property is rezoned to the one of the proposed mixed use districts, there are several design requirements in the code — such as build -to requirements — that could make a structure nonconforming. In addition, some uses that legally existed under the previous zoning for a property could become a nonconforming use if that use is not permitted under the new code. Most auto - oriented and light industrial uses are proposed as conditional uses in the code, which would not result in a nonconforming use. Any conditional use in the new code, such as a drive - through, would be considered a conforming use but would need to go through the conditional use permit review if it wanted to expand. The issue of nonconforming properties is especially important in light of the possibility for legislative (City- initiated) rezonings. Based on input from property owners, the proposed ordinance allows a fairly high level of flexibility for properties that could become nonconforming under the new code. The draft code incorporates the following approach to nonconforming properties: Nonconforming structures — may remain in perpetuity and can expand by an unlimited amount, provided the nonconformity is not made any worse. New additions should be compliant with the standards in the new code. Nonconforming uses — may remain in perpetuity and may expand up to 25% of the current floor area. The proposed ordinance also includes changes to the existing code language pertaining to nonconforming structures, which are summarized in the following section. Creation of Mixed Use Zone Districts September 13, 2010 Page 8 Amendments to Existing Sections in Chapter 26 In order for the mixed use code to be successfully integrated into Chapter 26, several existing sections of the code need to be amended. The recommended amendments, which are incorporated into the ordinance, are summarized as follows: • Sections on Pre - Application Conferences and Site Plan Review Process amended to update required submittal items • Development Review Chart amended to include the new concept plan review and conditional use permit review, two processes that will be unique to mixed use districts • Private rezoning language amended to clarify that a private rezoning to any mixed use district will not require the planned development process • Planned Building Group (PBG) and building lot language amended to allow more than one primary building on a lot within a mixed use district • Sign code amended to clarify that master sign plans may pertain to mixed use development and to include mixed use districts in the commercial /industrial sign table • Nonconforming language modified so that: - The period in which a nonconforming use may be inactive is extended from 60 days to 12 months so that property owners have more time to fill a vacant space - Nonconforming buildings and uses have the ability to rebuild if damaged by an act of god such as a fire, storm, or flood • Section 10 of the ordinance amends the recently adopted procedure allowing signs in public rights -of -way, restricting the appeal of denial of such permits to the district court rather than the Board of Adjustment. This change is suggested on the advice of the City Attorney. The Board of Adjustment criteria for granting a variance (hardship, etc.) are not compatible with the (new) requirements for signs in rights -of -way. Further, it is inappropriate for the Board of Adjustment to have authority to grant use of public property. Policy Goals The proposed code amendment advances many of the City's goals, including the redevelopment of priority areas with high - quality, mixed use development. The creation of straight mixed use zoning is a priority implementation step recommended in the City's Comprehensive Plan, Envision Wheat Ridge, and is also recommended in other important documents such as the Neighborhood Revitalization Strategy (NRS) and the recently- approved Economic Development Strategic Plan. The mixed use zoning ordinance supports economic development and sustainable growth within Wheat Ridge by: • Creating a more predictable and timely review process for mixed use development • Encouraging a diverse and balanced mix of land uses throughout the City • Incentivizing mixed use and compact development patterns that support alternative modes of transportation • Promoting quality places that will attract strong households to live, shop, and dine in Creation of Mixed Use Zone Districts September 13, 2010 Page 9 Wheat Ridge • Maintaining the character of existing residential neighborhoods RECOMMENDED MOTION: "I move to approve Council Bill No. 16 -2010 Case No. ZOA- 09 -07, an ordinance amending Chapter 26 of the Code of Laws concerning the creation of mixed use zone districts on second reading and that it take effect 15 days after final publication" Or, "I move to indefinitely postpone Council Bill No. 16 -2010 Case No. ZOA- 09 -07, an ordinance amending Chapter 26 of the Code of Laws concerning the creation of mixed use zone districts for the following reason(s) " REPORT PREPARED BY: Sarah Showalter, Planner II Kenneth Johnstone, Community Development Director ATTACHMENTS: 1. Council Bill No. 16 -2010 2. Meeting Notes from Planning Commission Public Hearing on August 5, 2010 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER STITES COUNCIL BILL NO. 16 ORDINANCE NO. Series 2010 TITLE: AN ORDINANCE AMENDING CHAPTER 26 CONCERNING THE CREATION OF MIXED USE ZONE DISTRICTS WHEREAS, the City Council of the City of Wheat Ridge is authorized by the Home Rule Charter and the Colorado Constitution and statutes to enact and enforce ordinances for the preservation of the public health, safety and welfare; and WHEREAS, the City Council of the City of Wheat Ridge finds that the proposed amendments provide a useful tool for encouraging high - quality, mixed -use development within the City; NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1: Chapter 26 of the Wheat Ridge Code of Laws is hereby amended by the addition of a new Article XI, entitled "Mixed Use Zone Districts," to read in its entirety as follows: ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub- district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties that are generally within 500 feet of Interstate -70 and that are located on a commercial corridor with direct access to Interstate -70. It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood - serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article XI shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of rezoning of the subject property to any mixed use district within this Article, and which is not a permitted use at that time under Section 26 -1111 Permitted Uses, such nonconforming use may continue to operate and exist, subject to Section 26- 120.C.6, subject to the following. 1. A structure containing a nonconforming use may expand its gross floor area by a maximum of 25 percent without requiring a change to a conforming use. 2. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the requirement for a conditional use permit. However, if an existing use is designated as a conditional use in Section 26 -1111, any expansion of that use shall require a conditional use permit (per Section 26- 1118). 3. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the separation requirements established in Section 26 -1111. C. Legal nonconforming structures: Where a structure lawfully existed at the time of rezoning of the subject property to any mixed use district, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Where standards for the MU -C TOD and MU -C Interstate sub - districts are not specifically stated, MU -C standards shall apply. F. The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. Building Height Requirements MU -c MU -c Interstate MU -C TOD MU -N Minimum height 20' 20' 20' none Maximum height Mixed use building 6 stories (90') 8 stories (118') 8 stories (118') see C. below Single use building 4 stories (62') 6 stories (90') 6 stories (90') C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet. D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. E. A parapet wall may be utilized to meet the minimum height requirement. F. For buildings over 75 feet in height, see section 26- 1106.G, Upper Story Stepbacks. G. Any portion of a building that is within 100 feet of a residentially or agriculturally zoned lot that has a single- or two- family residential use shall not exceed a height of 4 stories or 62 feet, whichever is more restrictive. The 100 foot distance shall be measured from the nearest property line of the residentially or agriculturally zoned lot. This requirement shall not apply where an arterial or collector street separates the building from the residential use. Sec. 26 -1105. Building Placement and Orientation A. Principle: In order to activate streets and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrances: All buildings are encouraged to have at least one public entry that faces the primary or secondary street. 1. Within the MU -N sub - district, each building shall have at least one main public entry that faces the primary street or a public space adjacent to the building. For corner lots with more than one street frontage, the public entry may be oriented toward the corner. 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 1). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required; instead, build -to areas established in section 26- 1105.F encourage buildings to be built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Where abutting a residentially or agriculturally zoned lot that contains a single- or two - family residential use (see § 26- 1106.11 Residential Transitions): Minimum Side and Rear Setback: 10' 10' 1 -2 story building Minimum Side and Rear Setback: 15' 15' 3 story building Minimum Side and Rear Setback: 20' 20' 4 story building and higher D. Right -of -Way Encroachments: architectural elements attached to the building fagade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels, subject to an approved right -of -way use permit through the Department of Public Works. Such encroachments may include window planter boxes, eaves, balconies, projecting wall signs, canopies, and awnings Figure 1: Setbacks and Build- To Area v A: Build -To Area: building may o be anywhere within this area, and is required to fill at least part of it. B: Side Setback: building may not encroach into this area. C: Rear Setback: building may not encroach into this area. El E. Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The followinq table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must 50% 60% contain building facade (minimum) See Figures 2 and 3 Secondary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must 30% 30% contain building facade (minimum) See Figures 2 and 3 1 In certain instances, where the provided primary street build -to exceeds the minimum requirement, the required secondary street build -to may be reduced by an equal or lesser amount, subject to approval by the Community Development Director. C ,3> Prin'ary 5tteetFronta9 m - 50%1 F ;u i - - - - - -- -- - - - - -- - r < --20' r c i .i-..� 50% of build -to -area Primary Street Frontage Figure 2. Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary and secondary streets is occupied by a building. 5 2. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 3). Figure 3: Build -To i Area for Development Site with Multiple Buildings The required - ��`• v� _ primary and secondary street build -to areas may be fulfilled by more bp/ /d /n om r U r , ,, ��', j than one building. `gsd /0 n9st� etrr�etFranr B uild-to requirements only � a9 P \—� 1 r ca apply to those warry �. ma c° buildings closest to 4 / /d ` the street. `..�dre 3. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 4. Gas stations may meet build -to requirements through one or any combination of the following two elements: (1) Structure within the build -to area; (2) Canopy within the build -to area (Figures 4 and 5). Gas stations must also provide a screen wall, 30 to 42 inches in height, for 100 percent of the primary and secondary street frontage, excluding access points and where portions of the building are within the build -to area. The screen wall shall be a continuous masonry wall constructed of stone, brick, or split -face concrete block, or a combination masonry pier and decorative iron railing. There shall be a minimum 4 -foot wide landscape buffer between the screen wall and property line. i Figure 4: Gas station build - Y I Iii i I = - - -- _ ! to option LL The building and the ! canopy over the gas canopy I pumps are both utilized to A -6 I meet build -to requirements. ______ i --------------- ...... Building + canopy =70 %of build-to area Primary Street Frontage 6 -- -. =- - . -- .._.. -• - m' c !, I – - Figure 5: Gas station build- to option v I i The canopy over the gas N j I i pumps meets the build -to l requirements and the building is setback from a y c ; j 7 the street. o: Canopy o+ ! mj —6096 of ui oarea = Primary Street Frontage Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm – through massing, form, materials, and its relationship to the street – is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following methods: Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 1 foot for every 50 linear feet of the length of the fagade. All other facades shall have one variation in plane depth of at least 1 foot for every 100 linear feet of the length of the facade. Any portion of a facade that is a glass curtain wall shall be exempted from this requirement. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: 7 • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the fagade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels 3. Exterior Insulating Finishing System (EIFS) may be used as an accent material 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 fagade • The total amount of EIFS may not exceed 25 percent per building fagade • The allowable amount of EIFS may be consolidated on a fagade(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 percent 4. Material variation: All building fagades that face a street or public space shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 12 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. 3 D. Ground Floor Transparency 1. Retail uses: the fagade facing the primary street frontage shall beat least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 40 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 3 feet and 8 feet above the first floor finished elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 20 percent of the transparency requirement for any one fagade may be fulfilled by spandrel glass. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. 6. For retail uses, windows at the ground floor shall beat least 5 feet high. E. Drive - throughs and Drive -ups 1. Drive -up windows: Where drive - throughs and drive -ups are allowed (see section 26 -1111, Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners. 2. Number of drive -up lanes: the following table specifies the maximum number of drive -up lanes allowed by district and sub - district: Maximum Number of Drive -Up Lanes Allowed MU -C MU -C MU -C TOD MU -N interstate Max drive -up lanes 3 no limit 1 1 3. Location of drive -up lanes: Drive -up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street. (Figure 6) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space shall incorporate the following screening elements: • A screen wall, at least 36 inches in height, with materials that are consistent with the primary building. The screen wall must meet the sight - triangle requirements in section 26 -603. • A landscaped buffer, at least 4 feet in width, between the property line and the screen wall. (Figure 7) Where there is more than one drive -up lane, canopies or other structural elements shall be used for further screening. These screening elements shall be compatible with the architectural qualities of the main building, including materials, form, scale, and color. 5. Screening of drive -up lanes adjacent to residentially or agriculturally zoned lots with a residential use: the landscape buffer and screening requirements for parking lots adjacent to residential uses, per section 26- 1107.C.2, shall apply. 6. The drive - through stacking requirements in section 26- 501.E.10 shall not apply. ^ K �\ Pt�m ..'eet �\ i Figure 6: Drive -up L— _I Lane Location Within the MU -N district and MU -C TOD sub - district, the drive -up lane may not be located between the building and the primary street. Figure 7: Drive - through Screening Where a drive -up lane is visible from the street, a minimum 36" high screen wall and 4' wide landscape buffer are required. Na F. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 8) 2. Screening elements shall be composed of materials consistent with the primary building. Wood and vinyl fences shall not be allowed as screening materials. Screen walls and fences over 10 feet in length shall be bordered by a 4 foot wide landscape buffer. 3. Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 10 y i A y \ � i L— _I Lane Location Within the MU -N district and MU -C TOD sub - district, the drive -up lane may not be located between the building and the primary street. Figure 7: Drive - through Screening Where a drive -up lane is visible from the street, a minimum 36" high screen wall and 4' wide landscape buffer are required. Na F. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 8) 2. Screening elements shall be composed of materials consistent with the primary building. Wood and vinyl fences shall not be allowed as screening materials. Screen walls and fences over 10 feet in length shall be bordered by a 4 foot wide landscape buffer. 3. Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 10 5. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 6. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. Figure 8: Screening — = 7 Loading docks, service areas, and f - utility structures must r ' be screened by walls or fences that are R - consistent with the - primary building materials. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a street or a public space. For such fagades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story. (Figure 9) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. 1 Figure 9: Upper Story Stepback For building facades over 75' in height that face a street or public space, any portion of the facade over 75' in height must step back at least 10.' H. Residential Transitions 1. Landscaped Buffers: where new development abuts a residentially or agriculturally zoned lot that contains a single- or two - family residential use, the required setbacks in section 26- 1105.D shall apply. The required setback area shall be landscaped with grass and trees and /or shrubs. 11 i I IA T� -- F. - r- I I z 1 Figure 9: Upper Story Stepback For building facades over 75' in height that face a street or public space, any portion of the facade over 75' in height must step back at least 10.' H. Residential Transitions 1. Landscaped Buffers: where new development abuts a residentially or agriculturally zoned lot that contains a single- or two - family residential use, the required setbacks in section 26- 1105.D shall apply. The required setback area shall be landscaped with grass and trees and /or shrubs. 11 2. Upper story stepbacks: The following upper story stepbacks shall be required for any building in a mixed use district that abuts a residentially or agriculturally zoned lot that contains a single- or two - family residential use. The required stepbacks shall apply to any fagade, side or rear, that faces the lot with the residential use. (Figure 10) Residential Transition - Required Upper Story Stepbacks MU -C MU -N Minimum Setback - stories 1 -2 (see § 26- 1105.C) 1 -2 story building 10' 10' 3 story building 15' 15' 4 story building and higher 20' 20' Minimum Stepback - stories 3 -4 5' per story 5' per story Minimum Stepback - stories 4 and above 25' 25' 3. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. 35' �r Sec. 26 -1107. Off - Street Parking Placement and Design Figure 10: Residential Transition - Upper Story Stepbacks Any structure that abuts a lot with a residential structure 35' in height or less must stepback at least 5' per story for stories 2 -4, with a total stepback of 25'. A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement: Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 11) 12 T 5' i - —� Y T r_l ! 35' �r Sec. 26 -1107. Off - Street Parking Placement and Design Figure 10: Residential Transition - Upper Story Stepbacks Any structure that abuts a lot with a residential structure 35' in height or less must stepback at least 5' per story for stories 2 -4, with a total stepback of 25'. A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement: Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 11) 12 C. Surface Parking Buffers and Screening: 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: Minimum 5 -foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. • A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. • Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6 -foot high view - obscuring fence, decorative wall or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and /or shrubs shall be planted within the landscape buffer. (Figure 12) 13 L.. 1 Figure 11: Off - street - - _— — - Parking Location for _ F -4 — i Development Site with Multiple Buildings. Parking must be to the _, v, rear or side of buildings _ L . L closest to the street, but is r permitted in front of buildings interior to the q, l site. F, r C. Surface Parking Buffers and Screening: 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: Minimum 5 -foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. • A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. • Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6 -foot high view - obscuring fence, decorative wall or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and /or shrubs shall be planted within the landscape buffer. (Figure 12) 13 rr t ✓- + Figure 12: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 6' '_Q landscaped buffer and screen wall between the _ 6, / parking area and residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within section 26-501.E.5., section 26-501.E.6, section 26- 501.E.7 and section 26- 501.E.1 1 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 20,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 3. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 13) 4. Wherever possible, especially for parking garage fagades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: • Fagade articulation through change in vertical plane or a change in building material • The use of windows or false windows defined by frames, lintels, or sills • Integration of multiple building entrances • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines 14 _....._.__{ _. _ Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthogonal, with all floors at 90 degree angles. Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary 15 signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26 -1109. Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively — such as shared parking and parking structures — are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use Group Minimum Required Maximum Allowed Parking Parking Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square 5 spaces per 1,000 square feet feet Lodging — hotels, motels, extended stay, 1 space per 2 rooms 1.5 spaces per room bed and breakfast Office /bank 2 spaces per 1,000 5 spaces per 1,000 square feet square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit 10 spaces per 1,000 square feet Restaurant 4 spaces per 1,000 MU -C and MU -C Interstate may square feet have a maximum of 12 spaces per 1,000 square feet 5 spaces per 1,000 square feet Retail 3 spaces per 1,000 MU -C and MU -C Interstate may square feet have a maximum of 7 spaces per 1,000 square feet Theater 1 space per 5 seats 1 space per 2 seats Uses not specifically listed above shall submit a parking All other uses analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The publicly accessible route must be approved by the Community Development Director. The off -site parking agreement must be submitted for approval by 16 the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Incentive for structured parking: Except within the MU -N district, a building that incorporates underground or structured parking qualifies for the higher building heights allowed for mixed use buildings in the Building Height Requirements Table in section 26- 1104.13, even if that building is not mixed use. For a development site with a free- standing parking garage, the additional building height may be applied to a building within the development site that is served by the parking structure. This height bonus shall not apply for parking structures that contain parking at the ground floor without at least one non - residential ground floor use. H. Accessible parking shall be provided in accordance with section 26- 501.E.9 I. Off - street loading shall be provided in accordance with section 26- 501.E.8 J. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 20 automobile parking spaces. No non - residential development shall provide less than 4 bicycle parking spaces. 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Bicycle parking for residential uses is encouraged to be sheltered and secured. Sec. 26 -1110. Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of a place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of -way). Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval 17 by the Community Development Director. In such cases, the parcel(s) required to meet any open space requirement must be identified and noted on the approved site plan on file in the Community Development Department. D. Minimum landscaping: at least 35 percent of the required open space area shall be composed of landscaped materials, including trees. E. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. F. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. G. Streetscaping: all new development, including expansions of an existing structure by 50 percent or more of the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape and Architectural Design Manual. H. Maintenance: the developer, its successor and /or the property owners shall be responsible for regular weeding, irrigating, fertilizing, pruning, or other maintenance of all plantings as needed in order the ensure the survival of any required landscaping. The City may require the removal and replacement of such landscaping where dead, diseased, or damaged landscaping is found. All property owners /occupants shall be responsible for the maintenance of landscaping within the portion of the public right -of- way between the back of the curb or street pavement and adjacent private property. I. The requirements of section 26 -502 shall not apply within any mixed use zone. Sec. 26 -1111. Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in section 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be IE objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment as an interpretation request. Permitted Uses Use Group MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home NP NP NP P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art galleries P P P P Hospital C C C NP Parks, open space, playgrounds, and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private C C C C Commercial Services and Retail Adult entertainment NP NP NP NP Animal daycare, indoor with no outdoor runs or pens P P P P Bail bonds (per §26 -634) C C NP NP 19 Permitted Uses MU -C Use Group MU -C Interstate MU -C TOD MU -N Banks and financial institutions, no drive - through or P P P P drive -up Banks and financial institutions, with drive - through C P C C or drive -up Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and P P P P adult Drive -up or drive - through uses C P C C (per §26-1106.E) Eating establishment, sit down P P P P Eating establishment, drive- C P C C through or drive -up Fast food eating establishment, C P C C drive - through or drive -up Motor fueling stations C C NP C Motor vehicles sales, outdoor NP NP NP NP display Motor vehicle sales, indoor P P C C display Outdoor storage NP NP NP NP Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, P P P P commercial Repair, rental and servicing of automobiles, no outdoor C P C C storage Retail sales — up to 20,000 gsf P P P P for one tenant space Retail sales — up to 60,000 gsf P P C C for one tenant space Retail sales — over 60,000 gsf C C NP NP for one tenant space 20 Permitted Uses Use Group MU -C MU -C Interstate MU -C TOD MU -N Veterinary clinics and hospitals, no outdoor runs or pens P P P P Hospitality and Entertainment Art studios and galleries P P P P Hotels, motels, and extended stay lodging P P P P Studios, including art, music, dance, television and radio broadcasting stations P P P P Theaters P P P P Office and Industrial Medical and dental clinics P P P P Offices P P P P Office - warehouse, no outdoor storage C C C NP Outdoor storage NP NP NP NP Restricted light industrial C C C NP Wholesale C C C C Ancillary Uses Parking facilities P P P P Temporary Uses Special events, including festivals and farmers markets P P P P Key: P = Permitted C = Conditional Use (see § 26 -1117) NP = Not Permitted C. Separation requirements for drive - through /drive -up uses: Where drive - through and drive - up uses are permitted in the Permitted Use Table (section 26- 1111.6) the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 500 foot separation between fast food eating establishments with a drive - through, measured radially from any fast food drive - through use, including existing uses, regardless of zone district. 2. There shall be a minimum 500 foot separation between all other drive - through /drive -up uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive - through /drive -up use, including existing uses, regardless of zone district. 21 3. Minimum separation requirements shall only apply to properties that did not have a legal, operating drive - through /drive -up use at the time of rezoning to a mixed use zone district. D. Separation requirements for motor fueling stations: Where motor fueling stations are permitted in the Permitted Use Table (section 26- 1111.13), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 1000 foot separation between motor fueling stations, measured radially from any motor fueling station, including existing uses, regardless of zone district. 2. Minimum separation requirements shall only apply to properties that did not have a legal, operating fueling station use at the time of rezoning to a mixed use zone district. Sec. 26 -1112. Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent an important opportunity for creating quality mixed use developments that will enhance the local economy. B. Except within the MU -N District and MU -C TOD Sub - district, for development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage at the ground floor level shall contain non - residential uses. Sec. 26 -1113. Signs A. Principle: Signage should complement building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate sub - district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 7 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs, flashing signs, and LED electronic signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. In the MU -N district, illuminated signs are encouraged to be turned off when businesses are not in operation. 22 Sec. 26 -1114. Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 12 feet high. Sec. 26 -1115. Site Plan Review A. All site development within the Mixed Use Zone Districts shall be subject to the site plan review process outlined in section 26 -111. B. All site plan applications shall be reviewed for consistency with all standards within this Article and with any applicable concept plan that has been approved for the subject property. C. All approved site plans shall be kept on file in the Community Development Department. D. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. Sec. 26 -1116. Concept Plan Review A. For sites 10 acres in size or more, and for any phased site development, a concept plan application for the entire development site shall be submitted and approved by the Community Development Director prior to any site plan application(s). B. Prior to submittal of the concept plan, the applicant must complete a pre - application conference per the requirements in section 26 -104. C. For sites 10 acres in size or more, a neighborhood meeting shall be required prior to submittal of the concept plan application. The applicant shall notify all property owners within 600 feet of the development site and follow the neighborhood meeting requirements per Section 26- 109.A.1. D. After the pre - application conference and after the neighborhood meeting, if required, the concept plan application may be submitted to the Community Development Department for review. The concept plan application shall include the appropriate number of copies, to be determined at the pre - application conference, and shall include the following information: 1. The concept plan shall be prepared in a 24x36 inch format 2. Vicinity map 3. The boundary of the entire development site 4. Scale and north arrow 5. Date of map preparation and name and address of person who prepared the map 6. Proposed circulation concepts, including roads, right -of -way, access points, and sidewalks 7. Proposed building pads and preliminary land use concepts 8. Location of 100 year flood plain, if applicable 23 9. Adjoining property lot lines, building access, parking, so that development compatibility can be determined E. Upon receipt of the concept plan application, the Community Development Department shall review the application and refer the application to affected public agencies for review and comment, if applicable. F. Public comment period: For sites 10 acres in size or more, upon submittal of the concept plan application, the applicant shall notify adjacent property owners that the application is available on file at the Community Development Department for review, in a manner required for neighborhood meetings, subject to Section 26- 109.A.1. Public comments related to the proposed concept plan may be submitted to the Community Development Department within 15 days of the original date of notification. 1. During the same 15 -day notification period, the applicant shall also post a sign on all public street frontages at the development site notifying the public that the concept plan is available for review and public comment at the Community Development Department. G. The approved concept plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on file with the Community Development Department. H. Amendments to a recorded concept plan will be required to follow the same review process as the initial concept plan application. Sec. 26 -1117. Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying with the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements 10% (section 26- 1105.C) Build -to requirements 10% (section 26- 1105.E) Transparency requirements 10% (section 26- 1106.D) Block size requirement 10% (section 26- 1108.6) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% fewer parking spaces than required (section 26- 1109.6) 24 C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," specified in section 26- 115.C.3, regardless of whether the request is greater than 50 percent of the applicable development standard. Sec. 26 -1118. Conditional Use Permits A. Conditional Uses: Any use with a "C" in the permitted use table in section 26 -1111 shall only be allowed if reviewed and approved by the Community Development Department pursuant to the standards set forth below. 1. Pre - Application Meeting: prior to submittal of a conditional use permit application, the applicant shall attend a pre - application conference, as described in section 26 -104. 2. Conditional Use Permit Application: conditional use permit applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications shall conform to the submittal requirements established by the Community Development Department. 3. Conditional Use Permit Criteria: the following criteria shall be used in evaluating each application. a. The compatibility of the proposed use with the Comprehensive Plan; b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of scale, site design, and operating characteristics (including traffic generation, lighting, noise, and hours of operation); c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but not limited to visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution, and other nuisance effects; d. Amount of traffic generated and capacity and design of roadways to handle anticipated traffic; e. The incorporation and integration of architectural and landscape features to mitigate impacts from the proposed use. 4. Conditional Use Permit Approval: the Community Development Director shall have the authority to approve or deny any conditional use permit application. In approving the application, the Community Development Director may place conditions necessary to meet the criteria outlined in section 26 -111 B.A.3 above. 5. A decision by the Community Development Director to deny a conditional use permit application or any conditions on approval imposed by the Community Development Director may be appealed to the Board of Adjustment in the same manner as administrative variances pursuant to section 26- 115.C.2. 6. Time Limit on Conditional Use Permits: For any applicant to exercise the right to develop a conditional use, a certificate of occupancy for development of the conditional use must be issued within three years of the date of approval. 25 Sec. 26 -1119. Definitions Except as expressly modified below, the definitions in section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: an area of land, which may contain more than one parcel, that is subject to proposed site development. Drive- through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fagade: the face, or outside wall, of a building. 4^'. Fast food eating establishment: an eating /drinking establishment whose principal business is the sale of pre - prepared or rapidly prepared food to the customer in a ready -to- consume state for consumption either within the restaurant building or off - premises, and whose principal method of operation includes (1) the sale of all foods and beverages, even those served for consumption on- premises, in paper, plastic, or other disposable containers; or (2) service of food and beverages directly to a customer in a motor vehicle. Fixed guideway rail station: :the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hard Coat Stucco: a mixture of cement or lime, sand and water, applied in one or more coats. Does not include synthetic versions of stucco such as Exterior Insulation and Finish System (EIFS). Hardscape: exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. LED /electronic sign: a sign that displays information that is illuminated by light emitting diodes (LED's), fiber optics, light bulbs, or other electric illumination devices. Mixed use development: a building or development site containing at least two different use groups in the Permitted Use Table, section 26 -1111. Office - warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or passive leisure use. May be landscaped or hardscaped. Does not include roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: a paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually include the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. 27 Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street: the street toward which building entrances, pedestrian features, and site amenities are oriented, and along which service, loading, and parking uses are discouraged. Each building shall have a defined primary street that is approved by the Community Development Director. Primary street frontage: the property line of a parcel or development site which is directly adjacent to and parallel to the primary street. Public realm: all areas to which the public has access, including streets, sidewalks, rights - of -ways, parks, plazas, and other publicly accessible open spaces. Public space: a physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing land uses that fall under the same use group in the Permitted Use Table, section 26 -1111. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought" in the review process chart, section 26 -106. The community development department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. Window display graphics: artistic graphic displays that are mounted within a window or glass panel, that contain no text, and that are not utilized as commercial signage. 29 Section 2: Section 26 -104 of the Code is amended to read: Sec. 26 -104. Preapplication conference. Prior to the formal submittal of any request for approval to proceed with site development, an informal preapplication conference shall be held between the applicant and the community development department staff. This conference will serve to acquaint the applicant with the requirements of this chapter and to allow staff to become familiar with the applicant's development intent and design philosophy. A schematic site plan and building concept drawings will aid in discussion at this conference; however applicants are encouraged not to prepare detailed designs which might require extensive revision as a result of the preapplication conference. An applicant should bring the following information in a brief summary: • General oroiect concert andMinformafeon including tFie Ibcation of'fli "e • Specific uses proposed, and intensity of use proposed (floor area and parking demand). • Proposed construction timing. • General concepts concerning building size and exterior materials and site plan concepts. • An exterior materials package including roof material and color, wall treatment, glass and glazing. • .. n onG ept s : ..lulling site a -,..tie > i....dsem.. :.,.. > (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03) Section 3: Section 26 -106 of the Code is amended to read: Sec. 26 -106. Review process chart. TABLE INSET: Approval Requested Pre - Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Site Plan "x A A § 26 -111 Mixetl Use Concept K X sX A § 26 7 =116 Plan IV i e- se b-'d k X Pe�mi1 Major Subdivision x H H URA § 26 -404.0 KL' Approval Requested Pre- Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Minor Subdivision X H H URA § 26 -404.6 (w /dedications) Minor Subdivision X H URA Appeal to CC § (w /o dedications) 26 -404.13 Minor Plat Correction, Amendment, X A § 26 -409 Revision Lot Line Adjustment X A § 26 -410 Consolidation Plat X H H URA § 26 -404.D (w /dedication) Consolidation Plat 4X A URA § 26 -117 (w /o dedication) Planned Development: Outline X X H H URA 2 ART III Development Plan (ODP) ART III Planned Development: Final X A URA Development Plan (FDP) Planned Development: Outline X X H H URA 2 ART III Development Plan Amendment Planned Development: Final X A URA ART III Development Plan Amendment Rezoning, Private X X H H URA 2§ 26 -112 Rezoning, City X H H URA 2 § 26 -113 § 26 -114 Special Use X X A H URA Appeal to CC Variance -- A A Appeal to BOA § Administrative 26 -115.0 Variance - -Non- H URA § 26 -115.0 administrative Temporary Permit H A § 26 -115.1) Appeal to BOA § Interpretation A 26 -115.E 31 Approval Requested Pre- Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Administrative Appeal to CC § Adjustments to the A 26 -119.E Official Zoning Map Historic Designation H URA ART IX Planned Bldg. Group aX A H A 3 § 26 -116 Floodplain Permit -- A § 26 -806 Class I Floodplain Permit -- aX H § 26 -806 Class II Right -of -way X H H URA § 26 -118 Vacation 1 If five or fewer parcels, minor subdivision process applies. If more than five parcels, major subdivision process applies. 2 Right of protest applies: Section 26 -112.F 3 If four or more buildings are proposed, then Planning Commission review is required. 4 A pre - application may not be reauired based on the complexity of the Droiect. Key: PC: Planning commission CC: City council BOA: Board of adjustment X: Meeting required H: Public hearing required A: Administrative review URPC: Urban Renweal Plan compliance required: If "A" is noted, administrative review; if "URA" is noted, review by Wheat Ridge Urban Renewal Authority is required -- see section 26 -226. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1244, § 1, 2- 11 -02; Ord. No. 1251, § 1, 6- 10-02; Ord. No. 1291, § 2, 5- 27 -03; Ord. No. 1316, § 2, 1- 12 -04; Ord. No. 1352, § 5, 9- 26-05; Ord. No. 1383, § 7, 5- 14 -07; Ord. No. 1430, § 4, 2- 23 -09) Section 4: Section 26 -111 of the Code is amended to read: Sec. 26 -111. Site plan review. A. Application. The requirements of this section apply to site development on property for which the use proposed is a use by right, is other than a single - family dwelling or one - duplex dwelling, and for which subdivision or planned development district approval is not sought. The requirements for site plans required in planned development zone districts are found in those district regulations. This section establishes the purpose, graphic and informational requirements for site development r ,rev►ew required in instances other than Dlanned development districts. mclYdtlma,all stye de�elonmenf 32 B. Purpose. T#ES plan The rte pl „an r process provides site relationship and architectural information for decisionmakers to consider in deciding upon applications for use and development. It is intended to illustrate site design elements, architectural character and consideration of engineering issues to the extent that the potential character and possible impacts are more clearly definable. It can provide the basis for building permit review, certificate of occupancy review, and future zoning enforcement. The plan will be part of the case file and record. 4 :'a The site plan shall be prepared in a 24 x 36 -inch format. �z b! Vicinity map. c The boundary of the site described in bearings and distances and existing and proposed lot lines. 4 `cl Legal description of the site matching the certified survey. Signed surveyor's certification. Scale and north arrow. f "g Date of map preparation and name and address of person who prepared map. h Location of 100 -year floodplain, if applicable. 9 =j Existing and proposed contours at two -foot intervals. Location of all existing and proposed: a (1) Fences, walls or screen plantings and their type and height; b (2) Exterior lighting, location, height and type; e (3) Signs including type, heig ht and size; (4)_O” ems► spce;Idsca ;in and special buffers, including type and coverage; (5) Parking and loading areas, handicap parking areas; (6) Easements and rights -of -way; (7); Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; ft .' (8) Buildings to be developed or retained on the site, including possible use, height, size, floor area, setback dimensions and type of construction; (9) Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, acceleration /deceleration lanes; Curbs, gutters, sidewalks, bike paths; !F (11) Location of trash containers and method of screening, if any; I .. (12 Areas to be used for outside work areas, storage or display and method of screening, if any. 14.,' k' Adjoining property lot lines, buildings, access, parking, so that development compatibility can be determined. Other information which shall be in written or tabular form, including: 33 Statement of proposed zoning and any conditions; Statement of proposed uses; Site data (numeric and percentage) in tabular form, including: • Total area of property, gross and net; • Building coverage; • Landscape coverage; • Total lot coverage by all structures and paving; • Number of parking spaces reguired,and provided; • Gross floor area; and • Number of residential units and densitv (if aoolicabl m =' In addition to the information included on the site plan document, the following supportive information may be required: a'F7 Drainage plan; ' baggmg( i Elevations and perspective drawings; c w(3J Traffic impact report. Section 5: Section 26 -112 of the Code is amended to read: Sec. 26 -112. Private rezoning. A. Purpose. A change of any zone district as shown on the official zoning map is permitted only when it is consistent with the goals and policies of the Wheat Ridge Comprehensive Plan and promotes the general welfare of the community. If a proposed 34 amendment is not consistent with the comprehensive plan, then the request may only be approved if the applicant demonstrates that the request is justified because of changed or changing conditions in the particular area or in the city in general, or the rezone is necessary to correct a manifest error in the existing zone classification. A manifest error may include, but may not be limited to, one (1) or more of the following: 1. Mapping errors, including incorrect boundary location or incorrect zone designation, or Ordinance errors, including incorrect zone designation, legal description error or typographical errors. The final decision on a change of zone expressly rests in the exercise of the discretion of the city council and all applicants are advised there is no right to a change of zone of property. B. Applicability. The requirements of this section shall be applicable throughout the boundaries of the City of Wheat Ridge and to any areas that are proposed to be annexed to the city where one (1) of the following is proposed: 1. Change of zone of a parcel of land from one (1) zone district classification to another zone district. 2. Changing of the conditions of an existing zone district where those conditions were specifically established by a previous rezoning ordinance. 3. Changes to a planned development preliminary or final development plan, including density (units per acre), intensity (floor area ratio), an increase or change of uses, or other changes which constitute a substantial change in character of development as determined by the director of community development. 4. In the event an applicant for site development or rezoning,, other thana�uitinorto asmixet! Use,zon'e'tlist[� t� owns adjacent property which, taken together with the property which is the subject of the application totals more than one (1) acre, the applicant must process the application as a planned development under article III. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1299, § 2, 7- 14 -03; Ord. No. 1352, § 2, 9- 26 -05; Ord. No. 1383, § 2, 5 -14 -2007) Section 6: Section 26 -116 of the Code is amended to read: Sec. 26 -116. Planned building groups (PBG). A. Purpose. The primary purpose of this provision is to allow flexibility and diversification in the location of structures and the design and land use of a lot held under single or common ownership by permitting more than one (1) main structure to be constructed thereon. It promotes better overall utilization of a building site by promoting improved vehicular and pedestrian circulation and access, more efficient layout of 35 parking and a better overall landscape and architectural design scheme for the total site, while at the same time ensuring adequate standards relating to public health, safety, welfare and convenience in the use and occupancy of buildings and facilities in planning building groups. B. Scope and limitations. The procedures and provisions set forth in this section shall be applicable to all zone districts except planned development zone districts and mixed use zone district, as those district regulations provide for multiple main structures on a lot under different procedures and provisions. It is not intended for this provision to be used to circumvent the requirements of the zoning ordinance for lot perimeter setbacks, lot size, lot coverage, residential density or any other provisions of the zoning ordinance except the requirement that only one (1) main building is permitted on one (1) lot. It also shall not be construed to waive any provisions of the subdivision regulations. Any subsequent division of a lot developed in accordance with the provisions set forth herein shall be required to meet all subdivision requirements. C. Application procedures. All applications for planned building groups shall be filed with the department of community development by the owner of the entire land area to be included and shall be accompanied by the fee set forth in Appendix A (which is on file and available for inspection in the office of the city clerk), adequate proof of ownership, a certified survey of the parcel, and a site plan under section 26 -111. All applications shall be reviewed by the department of community development for completeness and, if found to be complete, shall be transmitted to any other agency which might be affected. Any such agency may transmit comments and recommendations to the department of community development. The director of community development and /or the planning commission shall consider such agency comments and recommendations when establishing necessary conditions and limitations when acting upon applications. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1352, § 3, 9- 26 -05; Ord. No. 1383, § 5, 5- 14 -07) Section 7: Section 26 -120 of the Code is amended to read: Sec. 26 -120. Nonconforming lots, uses and structures. A. Scope and intent. 1. Within the districts created by the adoption of this zoning code, or by the adoption of amendments, there may exist lots, structures or uses of land and structures which were legal prior to the time of the adoption or amendment of this chapter but which are now prohibited or regulated. It is the intent of this chapter to permit these nonconformities to continue until they are voluntarily removed, or until they are amortized, but not to encourage their survival. It is further intended that these nonconformities will not be enlarged, expanded, or extended, nor will they be used as grounds for adding other uses or structures prohibited in the district. In cases M where a nonconformity constitutes an eminent public safety hazard or threat, the nonconforming situation may be ordered corrected or removed. 2. Any building or structure for which a building permit has been issued or a use of land or structure for which a use permit has been granted prior to the effective date of enactment or amendment of this chapter which created the nonconformity may be completed and used in accordance with the plans, specifications and permit on which the building or use permit was granted, if construction in the case of a building, or occupancy in the case of use, is commenced within sixty (60) days after the issuance of the permit and diligently carried to completion or occupancy. B. Nonconforming lots of record: In any district in which single - family dwellings are permitted, a single - family residence and customary accessory buildings may be erected on any single lot of record, provided that the lot is in separate ownership and not of continuous frontage with other lots under the same ownership. This provision shall apply even though the lot fails to meet the requirements of the district in which it is located for area, width, or both; provided, however, that the requirements of the district for minimum yard dimensions and lot coverage shall be met. If two (2) or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record, and part or all of the lots do not meet the requirements of the district in which they are located as to minimum area or frontage or both, the lands shall be considered to be an undivided parcel and no portion of the parcel shall be sold or used in a manner which diminishes compliance with minimum lot width and area requirements. C. Nonconforming structures and uses. Where a structure or use lawfully existed at the time of the adoption or amendment of this chapter which could not be built' m under the current requirements of this chapter because of lot area, lot coverage, required yards or the location of the structure on the lot, such structure or use may be continued so long as it remains otherwise lawful, subject to the following. 1. Any one- or two - family dwelling structure or customary accessory structures may be enlarged, altered or added to provided that all lot coverage requirements of the zoning district in which the structure is located are met, and provided that the enlargement, alteration or addition does not increase the extent of nonconforming setbacks by encroaching beyond the existing setback line. In instances of corner lots, no enlargement, alteration or addition shall be permitted to encroach within the minimum sight distance triangle as set forth in subsection 26 -603B. In addition, no enlargement, alteration or addition which extends within the nonconforming area shall result in the development of any additional dwelling units. 2. If any structure or nonconforming portion thereof is demolished or reconstructed by the owner to an extent of more than fifty (50) percent of its replacement cost, it shall not be reconstructed except in conformity with the applicable provisions of this chapter. 37 3. If any structure should for any reason be moved from its location at the time of adoption or amendment of this chapter, it shall conform to the provisions of the district in which it is located after it is moved. 4. No existing structure devoted to a use not permitted by this chapter in the district in which located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located. Any nonconforming use may be extended throughout any part of the building which was designed or arranged for such use at the time of adoption or amendment of this chapter, but no such use shall be extended to occupy any land outside such building. In addition, no such use shall be extended to any portion of the property outside of any building which was not used for said nonconforming use at the time of the adoption or amendment of this chapter creating said nonconforming use. 6. Whenever any nonconforming use of a structure, or land, or a structure and land in combination is discontinued for twelve (12) consecutive months _ _ _ _ _ the structure a �. , or structure and premises in combination shall not thereafter be devoted to a use not permitted in the district in which is located. Nonconforming residential structures and uses are exempt from the provisions of this subparagraph. Rezoning or special use permit applications for properties which are nonconforming uses at the time of application, and where these applications are intended to bring the nonconforming use into use conformance, shall not be charged application fees or be required to reimburse the city for direct expenses related to the application review process. 7. Setback encroachments for accessory buildings may be allowed where the principal structure encroaches into required setbacks in accordance with section 26 -625. D. Repairs and maintenance: On any nonconforming structure or portion of a structure containing a nonconforming use, work may be done during any one (1) year period on ordinary repairs, or on repair and replacement of nonbearing wall fixtures, wiring or 0 plumbing; provided that the cubic content existing when it became nonconforming is not increased. If a nonconforming structure or portion of a structure devoted to a nonconforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and it is declared by the director of community development to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, rebuilt or repaired except in conformity with the regulations of the district in which it is located. Nothing in this chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof declared to be unsafe by any official charged with protection of the public safety. E. Exceptions: 1. Government actions. Whenever the City of Wheat Ridge or the State of Colorado shall, through a purchase, condemnation or a required dedication of land for street widening or extension purposes, cause any lot, structure or use maintained upon that lot to become nonconforming in the areas of setback, area of lot, or parking and landscape requirements, the existing lot, structure or use, which would otherwise become nonconforming, shall be considered conforming, subject to the following: a. The nonconformity that was created by street right -of -way widening or extension was not anticipated by adopted plans which were in effect as of the date of commencement of the original construction or use; and b. Any nonconformity other than those created by the above - described governmental action, and which existed prior to the date of the governmental action, shall be considered a nonconformity which is subject to the remaining provisions of this section. 2. Variances and waivers. Any lot or structure which is granted a variance or waiver in accordance with section 26 -115 shall not be deemed a nonconforming lot or structure. 3. Private roadways. Dwellings or other structures existing in the City of Wheat Ridge on private roads or legally recorded easements shall not be considered to be nonconforming by virtue of such cases. F. Miscellaneous nonconformities: Existing uses and /or developed lands which are nonconforming due to ingress /egress, landscaping, parking, signage or public improvements may be continued notwithstanding the provisions of subsections C. and D., above; provided, however, that any reconstruction, enlargement or addition meets the specific nonconforming provisions related to the particular nonconformity as specified in the appropriate section. (See section 26 -501 for parking and ingress /egress; section 26 -502 for landscaping; article VII for signs; and section 26 -110 for public improvements.) (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1448, § 1, 8- 24 -09) 39 Section 8: Section 26 -301 of the Code is amended to read: Sec. 26 -301. Scope and application. A. There is hereby created a Planned Development District to further promote the public health, safety and general welfare by permitting greater flexibility and innovation in land development based upon a comprehensive, integrated plan. For the purpose of ensuring maximum flexibility of this district, the district is divided into the following planned development zone district categories, based on the primary land use of a proposed development plan or portion thereof: 1. Planned Residential Development— PRD. 2. Planned Commercial Development - -PCD. 3. Planned Industrial Development - -PID. 4. Planned Hospital Development - -PHD. 5. Planned Mixed Used Development- -PMUD. By creating the above zone district categories, the city council recognizes that these zone district categories may exist singly or in combination within any approved planned development. B. On and after the effective date of this chapter as set forth in section 26 -1003, all applications for private rezoning under section 26 -112 for properties in excess of one (1) acre (for rezoning to residential or industrial zones), and all applications for private rezoning to any commercial district _c�fa rezorirhg,,to.a�ny mixed r is!iR� shall be required to request rezoning to one (1) of the listed planned development zone district categories. The procedure for review of any planned development application shall be that for private rezoning at section 26 -112. A Planned Development District may be approved for any single use or any combination of uses; provided, that the intent and purposes of this section are met, and that the general health, safety and welfare of the community are advanced through its approval. This section shall apply to: 1. Any new application for a rezoning to a Planned Development District. 2. Any application for amendment to an existing planned development zone district. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1319, § 1, 4- 12 -04) Section 9: Section 26 -610 of the Code is amended to read: Sec. 26 -610. Building lots. Every building or structure hereafter erected within the city shall be located on a lot, as defined herein, and in no instance shall there be more than one (1) main building on one (1) lot except as permitted within a Planned Development District,rwrtl�n a mixed Ilis or as permitted as a planned building group (PBG). (Ord. No. 2001 -1215, § 1, 2- 26 -01) .N Section 10: Section 26 -708 of the Code is amended to read: Sec. 26 -708. Miscellaneous provisions. E. Master sign plan. 1. The planning commission may approve a master sign plan for any existing or proposed commercial, or industrial development of at least two (2) acres or more in size which is under unified control either by ownership, legal association or leasehold. 2. The intent and purpose is to encourage well - planned and designed signage within a large multiple building or multiple use complex which expresses unification and integration by elements of architectural style, size, color, placement and lighting while at the same time allowing for reasonable individual business identification. An additional purpose is to encourage the elimination of existing nonconforming signs. The planning commission may grant as a bonus for well- designed plans additional signs and /or up to a fifty (50) percent increase in maximum square footage for each sign, and /or may permit signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose of this subsection relating to unification and integration of signage. 3. Once approved at a public hearing by planning commission, all master sign plans shall be recorded with the Jefferson County Recorder's Office and shall constitute a covenant and must be complied with by all owners, proprietors, lessees or assigns, whether current or future. No substantial variation from the plan shall be permitted without planning commission approval. Noticing requirements for a master sign plan process shall follow the procedures outlined in section 26 -109. F. Signs in the right -of -way. 1. The community development director and public works director may jointly approve freestanding signs which are otherwise permitted to advertise a property, to be located in the public right -of -way immediately adjacent to that property, subject to all of the following criteria: a. there are no viable alternative locations on the subject property; b. the sign is for a property with commercial or mixed use zoning; c. the sign will be within right -of -way that is immediately adjacent to the subject property; d. the sign is not in the right -of -way of a state highway; e. there are no immediate plans for widening the street as identified in the 5- year Capital Investment Program (CIP) or planning documents; f. the sign is not for a site being completely redeveloped with new construction, in which case the proposed design should incorporate the sign on site; g. no underground utilities, except for electricity, exist in the proposed location for the sign; h. the sign does not obstruct the sidewalk or vehicular traffic; 41 i. the sign complies with sight distance triangle requirements per section 26- 603.6; j. the sign is not located in the landscape buffer or amenity zone located between the back of curb and the sidewalk; k. the sign is not a pole sign; and 1. the sign must exclusively advertise or identify the business or operation located only on the immediately adjacent property for which sign is permitted. 2. Signs that meet the above criteria shall obtain a sign permit through the community development department and a right -of -way use permit through the (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 11: Section 26 -710 of the Code is amended to read: Sec. 26 -710. Commercial, industrial and mixed use zone districts sign standards chart. IFM J4:81►R]211 TABLE 1. SIGN STANDARDS IN COMMERCIAL, INDUSTRIAL AND MIXED USE DISTRICTS (NC, RC, C -1, C -2, I, MU GyMU CT,OD,,MUC Interstate, MU,N) (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 12: Safety Clause The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. 42 Section 13: Severability: Conflicting Ordinances Repealed If any section, subsection or clause of the ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of the ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 14: Effective Date This Ordinance shall take effect fifteen days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 23 day of August, 2010, ordered published with Public Hearing and consideration of final passage set for Monday, September 13th, 2010 at 7:00 p.m., in the Council Chambers, 7500 West 29 Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this 13th day of September, 2010. SIGNED by the Mayor on this day of 2010. Jerry DiTullio, Mayor ATTEST: Michael Snow, City Clerk Approved As To Form Gerald E. Dahl, City Attorney First Publication: August 26, 2010 Second Publication: Wheat Ridge Transcript Effective Date: EN: ♦�� W he a t R� qge PLANNING COMMISSION Minutes of Meeting August 5, 2010 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair MATTHEWS at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29 °i Avenue, Wheat Ridge, Colorado. 2. ROLL CALL OF MEMBERS Commission Members Present: Alan Bucknam John Dwyer Dean Gokey Dick Matthews George Pond Commission Members Absent: Anne Brinkman Marc Dietrick Steve Timms Staff Members Present: Ken Johnstone, Community Development Director Sarah Showalter, Planner II Ann Lazzeri, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA It was moved-by Commissioner GOKEY and seconded by Commissioner DWYER to approve the order of the agenda. The motion carried 5 -0. 5. APPROVAL OF MINUTES — July 15, 2010 It was moved by Commissioner DWYER and seconded by Commissioner BUCKNAM to approve the minutes of July 15, 2010 as presented. The motion carried 4 -0 with Commissioner GOKEY abstaining. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public oonnnents may be limited to 3 minutes) Planning Commission Minutes I August 5, 2010 Attachment 2 There were no individuals present who wished to address the Commission at this time. PUBLIC HEARING A. Case No. ZOA- 09 -07: An ordinance amending Chapter 26 concerning the creation of mixed use zone districts. The case was presented by Sarah Showalter. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She also entered into the record a letter to the Planning Commission from Britta Fisher, Executive Director of Wheat Ridge 2020, expressing support for the proposed ordinance. Commissioner MATTHEWS expressed appreciation to staff and the Mixed Use Task Force for the thorough, energetic and knowledgeable process involved in formulating the ordinance. He asked if the-new zoning would mesh with the 38'" Avenue Sub -area Plan. Ms. Showalter replied that this was the intent. Chair MATTHEWS opened the public hearing. Bill Mahar Live Well Wheat Ridge Mr. Mahar spoke in favor of the ordinance and commended city staff on the process that resulted in the ordinance. He believed the ordinance meets the mission of Live Well Wheat Ridge by fostering a more walkable and more active environment. Ted Heyd Mr. Heyd, a resident of Wheat Ridge who has been practicing urban planning for the last ten years, spoke in favor of the ordinance. He stated that he enjoyed working on the process through Live Well Wheat Ridge. He believed the ordinance provides Wheat Ridge with great opportunity for vitality (both economic and health benefits), social interaction, equity through mixed housing stock, and environmental benefits from the ability to walk to places rather than always using the automobile. Bruce McLennan SEM Architects Mr. McLennan spoke in favor of the ordinance. He served on the Technical Task Force with others from the real estate and architectural and design community to provide input into drafting the ordinance. He believed the ordinance encourages mixed use without squashing creativity. It also allows for market forces and reasonably addresses existing uses. He commended city staff on the process followed in drafting the ordinance. Planning Commission Minutes 2 August 5, 2010 Commissioner D WYER asked Mr. McLennan if he believed there is a more reasonable approach to nonconforming uses. Mr. McLennan replied that the Task Force discussed various scenarios that could occur with nonconforming uses and he is satisfied with the conclusions contained in the ordinance. Chair MATTHEWS asked if there were others present who wished to address the Commission. Hearing no response, he closed the public hearing. Commissioner GOKEY commented that the ordinance contains a lot of information and regulations that could show pitfalls once it is put into practice. That said, he did not think it was a bad document. He hoped that staff will have the flexibility to interface with contractors and developers to make equitable decisions. He commented that setbacks for commercial development from residential is more restrictive than what already exists and could present a pitfall for developers. He also expressed concern about promoting pedestrian - friendly businesses next to a highway. This could cause problems for businesses in the inner part of Wheat Ridge who depend on automobile use. Commissioner DWYER commented that he was in favor of the more restrictive setbacks next to residential uses set forth in the ordinance. Auto oriented businesses could use a different zoning and not worry about the pedestrian friendly aspect of mixed use. While he would not vote against the ordinance, he reiterated his concerns about mixed use zoning that doesn't require mixed use. He expressed concern that it would basically leave us open to no zoning. Commissioner BUCKNAM stated that while he shares the concern about mixed use not being required, he was in favor of the ordinance. The outreach to neighbors adjacent to affected areas has been commendable. He liked the more restrictive setbacks for commercial from residential. The walkability aspect creates a more complete neighborhood around mixed use development and provides destinations for nearby communities. Adhering to Charter restrictions for building height in the MU -N district, intended for 38 °1 Avenue, will retain the City's character. Commissioner POND added his appreciation for the tremendous amount of time spent by city staff and the Task Force. He believed the ordinance provides appropriate balance and with dedication from staff, residents and volunteers a balance will be maintained. Commissioner GOKEY stated that he would vote for the ordinance. He would like to see the ordinance presented in smaller portions when it goes before Council. Ms. Showalter explained that a study session was held with Council in June to go over the entire ordinance. He thanked city staff and the Task Force for the many hours spent in drafting the ordinance and using language that the average citizen can understand. Planning Commission Minutes 3 August 5, 2010 It was moved by Commissioner GOKEY and seconded by Commissioner BUCKNAM to recommend approval of the proposed ordinance amending Chapter 26 concerning the creation of muted use zone districts. The motion carried 5 -0. 8. STUDY SESSIONS There were no study session items. 9. OTHER ITEMS Ken Johnstone added his appreciation to the Commission, the Task Force and city staff, especially Sarah Showalter, for the time and effort spent in drafting the ordinance. 10. ADJOURNMENT It was moved by Commissioner GOKEY and seconded by Commissioner DWYER to adjourn the meeting at 8:00 p.m. The motion carried 5 -0. Richard Matthews, Chair Ann Lazzeri, Secretary Planning Commission Minutes 4 August 5, 2010 September 6, 2010 Mayor Jerry DiTullio and Members of City Council City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, CO 80033 Dear Mayor and Members of City Council, The Board of Directors of Wheat Ridge 2020 (WR2020) wishes to express its support for the proposed mixed use zoning code ordinance. Board members and staff participated in the process to develop the new zone districts. We found that property owners and tenants to be impacted by the regulations were given ample opportunities for input. Staff was also open - minded about incorporating adjustments to the regulations as the zoning drafting process evolved. The mixed use zoning represents another positive evolution in the City's regulatory and planning tools and builds upon the policies in the new Comprehensive Plan and the various Urban Renewal districts. Additionally, the zoning supports several of the goals of the Neighborhood Revitalization Strategy (NRS) and the WR2020 Strategic Plan's goals for progressive Policy and Regulatory Cbange and Encouraging Business Development. The mixed use zoning will replace decade's old standards and put into place a land use and urban design framework reflective of current real estate practices and the redevelopment visions for our commercial corridors. In closing, thank you for taking an additional step in building the foundation for community and economic development in Wheat Ridge. Sincerely, /h - Britta Fisher Executive Director P.O. BOX 1268 WHEAT RIDGE, CO 80034 -1268 WWW.WHEATRIDGE2020.ORG PH: 720 259 1030 FAX: 303 940 9332 MIXED USE ZONING Wliatl�dge �namw�c na,a.�wrwrlr � Mixed Use Zoning Study (NRS) — Subarea Plans: Northwest Subarea TOD, Wadsworth Corridor Envision WHEAT RIDGE A K- F- a e;ieii F—m ca Mixed Use Zoning _�9 IPu4W Mixed Use Zoning parking requirements Form -based code with design standards — Incentivize redevelopment: potential CIYUI for city- initiated rezonings yjwh�tse Mixed Use Zonin Mixed Use Zoning • Public Outreach - — Project website with surveys =; — City -wide open house in May • Study Sessions with Planning Commission and City Council jW=tfk�d Mix ed Use Zo ning v - �'?em I't" `�P�sYr � ° ., t . < .AS t '�' j - }� r ^ i �s4 C a� r h ✓f � 'L 7 �Za� r� �� f� -,` s��„ �F I ti r �� h �i��,�i� } �$s �c { tr `^�X��✓', "'.,. 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Minimum height 20' 20' 20' Maximum height Mixed use building 6 stories (90') 8 stories (118') 8 stories (118') Single use building 4 stories (62') 6 stories (90') 6 stories (90') MIU �M City Charter height restrictions (35" for building with residential; 50' all other " buildings) „a Mixed Use District �. 1111 cyoi W hwt�d�e Mixed Use District expand • Separation, requirements for some uses • Exemption from separation requirements for master planned mixed use development '_�9 W heat edge Mixed Use District Drive -up uses, Conditional Use Permitted Conditional Conditional Use fast food with 500' Use Use with 500' with 500' separation separation separation Mixed Use District - Public comment period for 15 days after concept plan is submitted '� W heat [age Mixed Use District nonconforming use to 12 consecutive months - WI='L2 w Mixed Use Zoning ` ►me idmentsIA' R sting;CoUC r I A" S x r iJ ��> r uyoi Mixed Use Zoning process does not apply to, mixed use district Ma :� W heat i<ige Mixed Use Zoning CIYOI Mixed Use Zoning ��w>»t City of Wheat IKdge ITEM NO: 3. DATE: August 23, 2010 REQUEST FOR CITY COUNCIL ACTION fir, /! /O \3 a c C 1 V >�P�� TITLE: COUNCIL BILL NO. 16 -2010 — AN ORDINANCE AMENDING CHAPTER 26 CONCERNING THE CREATION OF MIXED USE ZONE DISTRICTS (CASE NO. ZOA- 09 -07) ❑ PUBLIC HEARING ® ORDINANCES FOR 1 READING (08/23/2010) ❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2 READING (09/13/2010) ❑ RESOLUTIONS QUASI -JUDICIAL: ® YES r, Community Development Director .1 NO City Manager V ISSUE: Several of the City's adopted plans, including Envision Wheat Ridge, call for the redevelopment of key commercial corridors with high - quality, mixed use development. The current zoning code makes attaining this goal difficult. Existing zone districts either prohibit or greatly restrict mixed land uses on the same site, leaving a planned development (PD) zone as the only option for most potential mixed use developments. The proposed ordinance creates new mixed use zone districts that encourage mixed use development and do not require the applicant to complete the PD process, which can be timely and unpredictable. The new mixed use zone districts are designed to allow a wide range of land uses, encourage quality design, and enable higher density development for targeted commercial corridors as well as the future transit- oriented development (TOD) at the Ward Road commuter rail station. Sites with the new mixed use zoning would be subject to an administrative review process that removes the uncertainty and lengthy timeline that is associated with PDs. The proposed ordinance is intended to bolster the City's economic development goals by incentivizing redevelopment along important commercial corridors. It promotes mixed use, pedestrian- friendly development that will create quality destinations and enhance the image of Wheat Ridge. ZOA -09 -07 Mixed Use Zoning Council Action Form August 23, 2010 Page 2 0 PRIOR ACTION: Staff originally briefed City Council on the new ordinance at study sessions in December of 2009, as well as February and June in 2010. Staff held multiple study sessions with Planning Commission in 2010 regarding the new mixed use code. Planning Commission recommended approval of the proposed ordinance at a Public Hearing on August 5, 2010. Meeting minutes from the Planning Commission Public Hearing will be included with the ordinance for second reading. FINANCIAL IMPACT: The proposed ordinance is not expected to have a direct financial impact on the City. However, the new mixed use zones are intended to encourage redevelopment, promote a diverse and resilient tax base, and create quality places that will attract residents and employers to Wheat Ridge. BACKGROUND: Many of City's adopted plans, including Envision Wheat Ridge, the Wadsworth Corridor Subarea Plan, the Northwest Subarea Plan, and the Neighborhood Revitalization Strategy, recommend higher- density, mixed use development at strategic locations. The comprehensive plan, Envision Wheat Ridge, identifies several areas in the City for mixed use redevelopment and identifies the creation of mixed use zone districts as a high- priority implementation step. Current Code The only provisions in the current zoning code for mixed use are the Planned Mixed Use District (PMUD), as well as limited allowances for residential uses on commercially -zoned property. Most sites proposing significant mixed use redevelopment must rezone to PMUD through the planned development process, which requires rezoning and a site - specific development plan. This presents challenges to new mixed use development since the process is lengthy, unpredictable, and can be expensive. In order for a mixed use project to materialize, a developer must undertake a minimum 6 month rezoning process without certainty of the outcome, while in the process developing a plan that may have limited flexibility to evolve through time since planned developments are site specific. Base mixed use zoning would streamline the process by establishing general development parameters — allowed uses, setbacks, building heights, etc. — without prescribing a site plan level of detail. Comparable Jurisdictions Several jurisdictions in the Denver metro area, including Lakewood, Aurora, and Longmont, have already adopted mixed use zoning codes. For some municipalities, the mixed use zoning is focused on transit- oriented development (TOD) areas around future light rail stations. Many jurisdictions also have mixed use zone districts that are targeted for commercial corridors, downtown areas, and main streets. The trend in most cities is to create mixed use districts that incentivize or encourage mixed uses — without requiring mixed use — and to create an administrative review process for new development within these districts. Staff researched mixed Council Action Form August 23, 2010 Page 3 use zoning ordinances in over 10 jurisdictions as part of the project, and also consulted model mixed use ordinances from communities throughout the U.S. Process In creating the new mixed use zone districts, staff engaged a variety of stakeholders. The following is a brief summary of the process and the different methods used to gain input on the mixed use code. Property Owner Input Beginning in January of 2010, staff met with property owners in priority areas where the City could potentially initiate legislative rezonings to the new mixed use districts. At each meeting, staff distributed surveys and received valuable comments from participants that helped shape the proposed ordinance. The four geographic areas where staff engaged property owners are: • Wadsworth between 38` and 44 Avenues (intended for the MU -C district) • Kipling north of 40 Avenue (intended for the MU -C district and MU -C Interstate sub - district) • The Northwest Subarea/Ward Road Station TOD (intended for the MU -C TOD sub- district) • 38` Avenue between Sheridan and Wadsworth (intended for the MU -N district) Mixed Use Zoning Technical Task Force The intent is to create a code that sets high standards for pedestrian- friendly development but that also contains enough flexibility to respond to market conditions and entice redevelopment. To this end, staff created a technical task force of eight members — including developers, designers, property owners, and real estate brokers — who provided input on each of the three drafts of the code. The task force held three meetings with staff and provided valuable insight on every aspect of the code's content. Several of the members have direct experience either financing, designing, or developing mixed use projects in the Denver area and were able to offer the much - needed perspective of typical "end- users" of the new mixed use ordinance. Public Outreach Significant public outreach started in February 2010 with the launch of a website dedicated to the project ()=.wrmixeduse.com Visitors to the site (over 400 since its start) are able to engage in several interactive features, including: • A survey that asks for input on important content in the mixed use code, such as appropriate building height and allowable auto - oriented uses • A community photo journal • Drafts of the code (3 separate drafts were released for public review throughout the spring of 20 10) Efforts to engage residents and business owners in Wheat Ridge also included two articles in the Connections newsletter, a Top of Hour Feature on Channel 8, an article in the Denver Council Action Form August 23, 2010 Page 4 Post's Your Hub, and a city -wide open house on May 12 This open house, held after release of Draft 2 to receive input in advance of the last draft of the code, drew over 30 attendees. Staff received comments and distributed surveys with questions about each of the 4 districts /sub - districts in the new code. Some of the most valuable input received at the open house pertained to residential transitions. Staff increased buffering requirements and building height transitions near existing residential uses (single- and two - family only) based on this input. The following provides a summary of the major content items included in the proposed ordinance. Mixed Use Districts The proposed mixed use code focuses on two mixed use districts: 1. Mixed Use Commercial (MU --C): intended for major commercial corridors and at employment activity centers, this district promotes medium- to high- density mixed use development and allows for a wide range of commercial uses, as well as retail, residential, and civic uses. 2. Mixed Use Neighborhood (MU -N): intended for neighborhood commercial corridors, this district promotes medium - density mixed use development and allows for a range of neighborhood - serving commercial uses, as well as retail, residential and civic uses. The ordinance also contains two MU -C sub - districts, which were tailored for specific geographic areas that have unique design and use considerations: 1. MU-C Transit - Oriented Development Sub - district (W-C TOD): this sub - district is intended for areas within '' /z mile of major transit stations. While it generally follows the MU -C framework, it is specifically designed to support transit ridership and pedestrian- friendly design that supports connections to transit. 2. MU-C Interstate Sub - district (MU-C Interstate): this sub - district is intended for properties on major commercial corridors within roughly 500 feet of I -70. This sub- district tailors land uses and site design standards to complement direct proximity to the highway. Generally, the MU -C district (and its two sub - districts) is intended for areas that were exempted from the City Charter height and density restrictions in the fall of 2009. The MU -N district would apply to areas that were not exempted from these restrictions. Building Height and Density The ordinance regulates scale of development through building height limits, open space requirements, setback requirements, and bulk -plane strategies. Thus no maximum residential densities are established. Allowable building heights are based on the desire to encourage denser development, as well as input received from surveys distributed at meetings and on the project website. Council Action Form August 23, 2010 Page 5 The following table summarizes the minimum and maximum heights allowed by district/sub- district. There is a 2 -story height bonus for mixed use development. The MU -N district would follow the building height limits set in the City Charter (35 foot max for any building with residential use, 50 foot max for any other building). Building Height Requirements MU -C MU -C Interstate MU -C TOD MU -N Minimum height 20' 20' 20' N/A Maximum height Mixed use building 6 stories (90') 8 stories (118') 8 stories (118') N/A Single use building 4 stories (62') 6 stories (90') 6 stories (90') N/A There is also a requirement that any building over 75 feet in height incorporate an upper -story setback of at least 10 feet. The setback would be required for any fagade of a building facing a street or public space, such as a plaza. Residential Transitions A major goal of the proposed ordinance is to ensure appropriate transitions between potential mixed use development, which could be up to 8 stories high in some areas, and adjacent low - density residential uses. The following is a summary of the standards in the mixed use code that are intended to provide adequate residential transitions: For all residentially or agriculturally zoned lots with any residential use: • Landscape buffer and screen wall wherever a parking lot or drive - through facility is adjacent to a residential use. For all residentially or agriculturally zoned lots with a single - family or two - family use: • Landscaped buffers where adjacent to residential: 10 foot minimum for 1 -2 story buildings, 15 foot minimum for 3 story buildings, 20 foot minimum for buildings 4 stories and above • Upper level stepbacks where adjacent to residential: in addition to the landscape buffer, there is a 5 -foot per story stepback for any building over two 2 stories, until the 4 story, as illustrated in the graphic below: 5 ' 5' 35' i _.. _. ._.._.._.. _. 1. ._.. Council Action Form August 23, 2010 Page 6 4 -story building height: any portion of a building within 100' feet of an existing single - family or two - family use, except where separated by an arterial or collector, will have a maximum height of 4 stories, or 62 feet, whichever is more restrictive. Auto - Oriented Uses The mixed use code is intended to balance the vision for walkable, compact development with existing market conditions. The approach is to allow most auto - oriented uses as conditional uses, which require a conditional use permit issued through an administrative review to address site design issues. Gas stations and drive- through uses also have separation limits to ensure that such uses do not dominate important corridors. There is a slightly more restrictive approach for the TOD sub - district and the MU -N districts, where pedestrian- friendly design is of particular importance. The following table summarizes how some of the most common auto - oriented uses are treated in the proposed ordinance. The separation requirements would not apply to existing uses or to master planned mixed use development. Auto - Oriented Uses Use MU -C MU -C Interstate MU -C TOD MU -N Car repair (only with Conditional Permitted Use Conditional Use Conditional Use indoor storage) Use Car sales (indoor only — Permitted Use Permitted Use Conditional Use Conditional Use no outdoor display) Conditional Conditional Use Gas Stations Use with 1000' Conditional Use Not Permitted with 1000' separation separation Conditional Conditional Use Conditional Use Drive -up Uses, not fast- Use with 500' Permitted Use with 500' with 500' food separation separation separation Conditional Conditional Use Conditional Use Drive -up Uses, fast - Use with 500' Permitted Use with 500' with 500' food separation separation separation Development Review Process and Neighborhood Input An important goal of the new mixed use code is to provide a clear, predictable, and streamlined development review process. Once a property is rezoned to a mixed use district, which would require public hearings, the review process is administrative. Development proposals would be evaluated for compliance with the standards in the code and approved or denied by staff based on this review. Most sites would be subject to the site plan review process found in the existing Council Action Form August 23, 2010 Page 7 code. Sites 10 acres or larger, or developments with more than one phase, would require a concept plan prior to the site plan review. The concept plan, which includes proposed circulation, land use patterns, and building pads, would need to be approved prior to any specific site plan application. For sites that are particularly large (10 acres or more) and likely to have a large impact on the surrounding area, the following public input process would be required: • A neighborhood meeting prior to submittal of the concept plan for anyone within 600 feet of the property • A public notification period, after a site plan is submitted, in which anyone within 300 feet of the property receives written notice and may submit comments related to the proposed design. There would also be a notice placed on the property regarding this notification period. The intent of the public notification period is to afford the public the opportunity to review the proposed plans and raise any concerns or recommendations specific to the development proposal. Nonconforming Properties If property is rezoned to the one of the proposed mixed use districts, there are several design requirements in the code — such as build -to requirements — that could make a structure nonconforming. In addition, some uses that legally existed under the previous zoning for a property could become a nonconforming use if that use is not permitted under the new code. Most auto - oriented and light industrial uses are proposed as conditional uses the code, which would not result in a nonconforming use. Any conditional use in the new code, such as a drive - through, would be considered a conforming use but would need to go through the conditional use permit review if it wanted to expand. The issue of nonconforming properties is especially important in light of the possibility for legislative (City - initiated) rezonings. Based on input from property owners, the proposed ordinance allows a fairly high level of flexibility for properties that could become nonconforming under the new code. The draft code incorporates the following approach to nonconforming properties: Nonconforming structures — may remain in perpetuity and can expand by an unlimited amount, provided the nonconformity is not made any worse. New additions should be compliant with the standards in the new code. Nonconforming uses — may remain in perpetuity and may expand up to 25% of the current floor area. The proposed ordinance also includes changes to the existing code language pertaining to nonconforming structures, which are summarized in the following section. Council Action Form August 23, 2010 Page 8 Amendments to Existing Sections in Chapter 26 In order for the mixed use code to be successfully integrated into Chapter 26, several existing sections of the code need to be amended. The recommended amendments, which are incorporated into the ordinance, are summarized as follows: • Sections on Pre - Application Conferences and Site Plan Review Process amended to update required submittal items • Development Review Chart amended to include the new concept plan review and conditional use permit review, two processes that will be unique to mixed use districts • Private rezoning language amended to clarify that a private rezoning to any mixed use district will not require the planned development process • Planned Building Group (PBG) and building lot language amended to allow more than one primary building on a lot within a mixed use district • Sign code amended to clarify that master sign plans may pertain to mixed use development and to include mixed use districts in the commercial/industrial sign table • Nonconforming language modified so that: - The period in which a nonconforming use may be inactive is extended from 60 days to 12 months so that property owners have more time to fill a vacant space - Nonconforming buildings and uses have the ability to rebuild if damaged by an act of god such as a fire, storm, or flood • Section 10 of the ordinance amends the recently adopted procedure allowing signs in public rights -of -way, restricting the appeal of denial of such permits to the district court rather than the Board of Adjustment. This change is suggested on the advice of the City Attorney. The Board of Adjustment criteria for granting a variance (hardship, etc.) are not compatible with the (new) requirements for signs in rights -of -way. Further, it is inappropriate for the Board of Adjustment to have authority to grant use of public property. Policy Goals The proposed code amendment advances many of the City's goals, including the redevelopment of priority areas with high - quality, mixed use development. The creation of straight mixed use zoning is a priority implementation step recommended in the City's Comprehensive Plan, Envision Wheat Ridge, and is also recommended in other important documents such as the Neighborhood Revitalization Strategy (NRS) and the recently- approved Economic Development Strategic Plan. The mixed use zoning ordinance supports economic development and sustainable growth within Wheat Ridge by: • Creating a more predictable and timely review process for mixed use development • Encouraging a diverse and balanced mix of land uses throughout the City • Incentivizing mixed use and compact development patterns that support alternative modes of transportation • Promoting quality places that will attract strong households to live, shop, and dine in Council Action Form August 23, 2010 Page 9 Wheat Ridge • Maintaining the character of existing residential neighborhoods RECOMMENDED MOTION: "I move to approve Council Bill No. 16 -2010 Case No. ZOA- 09 -07, an ordinance amending Chapter 26 of the Code of Laws concerning the creation of mixed use zone districts, on first reading, order it published, public hearing set for Monday, September 13th at 7 p.m. in City Council Chambers, and that it take effect 15 days after final publication" Or, "I move to indefinitely postpone Council Bill No. 16 -2010 Case No. ZOA- 09 -07, an ordinance amending Chapter 26 of the Code of Laws concerning the creation of mixed use zone districts for the following reason(s) " REPORT PREPARED BY: Sarah Showalter, Planner II Kenneth Johnstone, Community Development Director ATTACHMENTS: 1. Council Bill No. 16 -2010 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER COUNCIL BILL NO. 16 ORDINANCE NO. Series 2010 TITLE: AN ORDINANCE AMENDING CHAPTER 26 CONCERNING THE CREATION OF MIXED USE ZONE DISTRICTS WHEREAS, the City Council of the City of Wheat Ridge is authorized by the Home Rule Charter and the Colorado Constitution and statutes to enact and enforce ordinances for the preservation of the public health, safety and welfare; and WHEREAS, the City Council of the City of Wheat Ridge finds that the proposed amendments provide a useful tool for encouraging high - quality, mixed -use development within the City; NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1: Chapter 26 of the Wheat Ridge Code of Laws is hereby amended by the addition of a new Article XI, entitled "Mixed Use Zone Districts," to read in its entirety as follows: ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is ` established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. Attachment 1 MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties that are generally within 500 feet of Interstate -70 and that are located on a commercial corridor with direct access to Interstate -70. It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article XI shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of rezoning of the subject property to any mixed use district within this Article, and which is not a permitted use at that time under Section 26 -1111 Permitted Uses, such nonconforming use may continue to operate and exist, subject to Section 26- 120.C.6, subject to the following. 1. A structure containing a nonconforming use may expand its gross floor area by a maximum of 25 percent without requiring a change to a conforming use. 2. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the requirement for a conditional use permit. However, if an existing use is designated as a conditional use in Section 26 -1111, any expansion of that use shall require a conditional use permit (per Section 26- 1118). 3. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the separation requirements established in Section 26 -1111. C. Legal nonconforming structures: Where a structure lawfully existed at the time of rezoning of the subject property to any mixed use district, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. 2 D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Where standards for the MU -C TOD and MU -C Interstate sub - districts are not specifically stated, MU -C standards shall apply. F. The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. Building Height Requirements Mu -C MU -C Interstate MU -C TOD MU -N' Minimum height 20' 20' 20' none Maximum height Mixed use building 6 stories (90') 8 stories (118') 8 stories (118') see C. below Single use buil 4 stories (62') 6 stories (90') 6 stories (90') C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet. D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. E. A parapet wall may be utilized to meet the minimum height requirement. F. For buildings over 75 feet in height, see section 26- 1106.G, Upper Story Stepbacks. G. Any portion of a building that is within 100 feet of a residentially or agriculturally zoned lot that has a single- or two- family residential use shall not exceed a height of 4 stories or 62 feet, whichever is more restrictive. The 100 foot distance shall be measured from the nearest property line of the residentially or agriculturally zoned lot. This requirement shall not apply where an arterial or collector street separates the building from the residential use. Sec. 26 -1105. Building Placement and Orientation A. Principle: In order to activate streets and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrances: All buildings are encouraged to have at least one public entry that faces the primary or secondary street. 1. Within the MU -N sub - district, each building shall have at least one main public entry that faces the primary street or a public space adjacent to the building. For corner lots with more than one street frontage, the public entry may be oriented toward the corner. 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 1). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required; instead, build -to areas established in section 26- 1105.E encourage buildings to be built close to the street. Building Setbacks MU -C MU -N' Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Where abutting a residentially or agriculturally zoned lot that contains a single- or two - family residential use (see § 26- 1106.H Residential Transitions): Minimum Side and Rear Setback: 10' 10' 1 -2 story building Minimum Side and Rear Setback: 15' 15' 3 story building Minimum Side and Rear Setback: 20' 20' 4 story building and higher D. Right -of -Way Encroachments: architectural elements attached to the building fagade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels, subject to an approved right -of -way use permit through the Department of Public Works. Such encroachments may include window planter boxes, eaves, balconies, projecting wall signs, canopies, and awnings Figure 1: Setbacks and Build - To Area A: Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B: Side Setback: building may not encroach into this area. C: Rear Setback: building may not encroach into this area. n E. Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build. -to requirements for each district. Build' -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must o 50% 0 60% contain building facade (minimum) See Figures 2 and 3 Secondary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must 30% 30% contain building facade (minimum) See Figures 2 and 3 1. In certain instances, where the provided primary street build -to exceeds the minimum requirement, the required secondary street build -to may be reduced by an equal or lesser amount, subject to approval by the Community Development Director. ! . Figure 2: Build -To Area for j 20 _ Development Site with One Building Pt!maty S�YQetFronta9e Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along � � ��,��• ^r �� r the primary and secondary streets is occupied by a _. _. _ building. S0 °l',? i 2a 771 t �0 M�rr o s �. 50% of build -to -area Primary Street Frontage 5 2. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 3). Figure 3: Build -To Area for Development Site with Multiple y Z Buildings The required primary and secondary street build -to areas may be fulfilled by more bo�i Pry ��F f than one building. 9s /on Build -to drystre - ` h� gstr e tFr o � t -.�� g r� requirements only cc47 apply to those warn �. t,� buildings closest to bu /a roarea ._ ` I ` the street. 3. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 4. Gas stations may meet build -to requirements through one or any combination of the following two elements: (1) Structure within the build -to area; (2) Canopy within the build -to area (Figures 4 and 5). Gas stations must also provide a screen wall, 30 to 42 inches in height, for 100 percent of the primary and secondary street frontage, excluding access points and where portions of the building are within the build -to area. The screen wall shall be a continuous masonry wall constructed of stone, brick, or split -face concrete block, or a combination masonry pier and decorative iron railing. There shall be a minimum 4 -foot wide landscape buffer between the screen wall and property line. a m 2 LL v a a v 0 v N Figure 4: Gas station build - !o option The building and the ;anopy over the gas Jumps are both utilized to neet build -to - eouirements. M Primary Street Frontage Figure 5: Gas station build - to option The canopy over the gas pumps meets the build -to requirements and the building is setback from the street. Primary Street Frontage Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materials, and its relationship to the street — is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 1 foot for every 50 linear feet of the length of the fagade. All other fagades shall have one variation in plane depth of at least 1 foot for every 100 linear feet of the length of the fagade. Any portion of a fagade that is a glass curtain wall shall be exempted from this requirement. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: Recessed entries Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the fagade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels 3. Exterior Insulating Finishing System (EIFS) may be used as an accent material 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 fagade • The total amount of EIFS may not exceed 25 percent per building fagade • The allowable amount of EIFS may be consolidated on a fagade(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 percent 4. Material variation: All building fagades that face a street or public space shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 12 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. E D. Ground Floor Transparency 1. Retail uses: the fagade facing the primary street frontage shall be at least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. . 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 40 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 3 feet and 8 feet above the first floor finished elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 20 percent of the transparency requirement for any one fagade may be fulfilled by spandrel glass. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Drive -up windows: Where drive - throughs and drive -ups are allowed (see section 26 -1111, Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners. 2. Number of drive -up lanes: the following table specifies the maximum number of drive -up lanes allowed by district and sub - district: Maximum Number of Drive-Up Lanes Allowed MU -C MU -C MU -C TOD MU -N Interstate Max drive -up lanes 3 no limit 1 1 3. Location of drive -up lanes: Drive -up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street. (Figure 6) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space shall incorporate the following screening elements: • A screen wall, at least 36 inches in height, with materials that are consistent with the primary building. The screen wall must meet the sight - triangle requirements in section 26 -603. • A landscaped buffer, at least 4 feet in.width, between the property line and the screen wall. (Figure 7) • Where there is more than one drive -up lane, canopies or other structural elements shall be used for further screening. These screening elements shall be compatible with the architectural qualities of the main building, including materials, form, scale, and color. 0 5. Screening of drive -up lanes adjacent to residentially or agriculturally zoned lots with a residential use: the landscape buffer and screening requirements for parking lots adjacent to residential uses, per section 26- 1107.C.2, shall apply. 6. The drive - through stacking requirements in section 26- 501.E.10 shall not apply. m. 5 t � eet ar 1 Ytw Figure 6: Drive -up ' y Lane Location Within the MU -N � district and MU -C TOD sub - district, the drive -up lane may not be located between the building and the primary street. a Figure 7: Drive- through Screening i E � Where a drive -up lane is from the visible street, a minimum 36" high screen wall and I, 4' wide landscape buffer are required. S 4 F. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 8) 2. Screening elements shall be composed of materials consistent with the primary building. Wood and vinyl fences shall not be allowed as screening materials. Screen walls and fences over 10 feet in length shall be bordered by a 4 foot wide landscape buffer. 3. Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 10 5. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 6. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a street or a public space. For such fagades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story. (Figure 9) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. Figure 9: Upper Story Stepback For building facades over 75' in height that face a street or public space, any portion of the facade over 75' in height must step back at least 10.' H. Residential Transitions 1. Landscaped Buffers: where new development abuts a residentially or agriculturally zoned lot that contains a single- or two- family residential use, the required setbacks in section 26- 1105.D shall apply. The required setback area shall be landscaped with grass and trees and /or shrubs. 11 2. Upper story stepbacks: The following upper story stepbacks shall be required for any building in a mixed use district that abuts a residentially or agriculturally zoned lot that contains a single- or two- family residential use. The required stepbacks shall apply to any fagade, side or rear, that faces the lot with the residential use. (Figure 10) Residential Transition - Required Upper Story Stepbacks MU -C MU -N ' Minimum Setback - stories 1 -2 (see § 26- 1105.C) 1 -2 story building 10' 10' 3 story building 15' 15' 4 story building and higher 20' 20' Minimum Stepback - stories 3 -4 5' per story 5' per story Minimum Stepback - stories 4 and above 25' 25' 3. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. Sec. 26 -1107. Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement: Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 11) 12 Figure 10: Residential Transition - Upper Story 5 •,. Stepbacks Any structure that abuts a lot with a residential structure 35' in height or less must stepback at least "" — ` 35' • 5' per story for stories 2 -4, with a total stepback of i Sec. 26 -1107. Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement: Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 11) 12 C. Surface Parking Buffers and Screening: 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: • Minimum 5 -foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. • A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6 -foot high view - obscuring fence, decorative wall or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and /or shrubs shall be planted within the landscape buffer. (Figure 12) 13 _C_ Figure 11: Off - street Parking Location for - ` °`• Development Site with T 7 % Multiple Buildings. Parking must be to the rear or side of buildings ((; closest to the street, but is —'?` permitted in front of - buildings interior to the site. C. Surface Parking Buffers and Screening: 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: • Minimum 5 -foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. • A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6 -foot high view - obscuring fence, decorative wall or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and /or shrubs shall be planted within the landscape buffer. (Figure 12) 13 Figure 12: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 6' landscaped buffer and screen wall between the parking area and residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within section 26- 501.E.5., section 26- 501.E.6, section 26- 501.E.7 and section 26- 501.E.1 1 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 20,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 3. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 13) 4. Wherever possible, especially for parking garage facades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: Fagade articulation through change in vertical plane or a change in building material • The use of windows or false windows defined by frames, lintels, or sills • Integration of multiple building entrances • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines 14 I Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthogonal, with all floors at 90 degree angles. Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary 15 l X1 6 � I L I Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthogonal, with all floors at 90 degree angles. Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary 15 signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26 -1109. Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively — such as shared parking and parking structures — are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use Group Minimum Required Maximum Allowed Parking Parking Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square 5 spaces per 1,000 square feet feet Lodging — hotels, motels, extended stay, 1 space per 2 rooms 1.5 spaces per room bed and breakfast Office /bank 2 spaces per 1,000 5 spaces per 1,000 square feet square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit 10 spaces per 1,000 square feet 4 spaces per 1,000 MU -C and MU -C Interstate may Restaurant square feet have a maximum of 12 spaces per 1,000 square feet 5 spaces per 1,000 square feet 3 spaces per 1,000 MU -C and MU -C Interstate may Retail square feet have a maximum of 7 spaces per 1,000 square feet Theater 1 space per 5 seats 1 space per 2 seats Uses not specifically listed above shall submit a parking All other uses analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The publicly accessible route must be approved by the Community Development Director. The off -site parking agreement must be submitted for approval by ITI the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Incentive for structured parking: Except within the MU -N district, a building that incorporates underground or structured parking qualifies for the higher building heights allowed for mixed use buildings in the Building Height Requirements Table in section 26- 1104.6, even if that building is not mixed use. For a development site with a free- standing parking garage, the additional building height may be applied to a building within the development site that is served by the parking structure. This height bonus shall not apply for parking structures that contain parking at the ground floor without at least one non - residential ground floor use. H. Accessible parking shall be provided in accordance with section 26- 501.E.9 I. Off - street loading shall be provided in accordance with section 26- 501.E.8 J. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 20 automobile parking spaces. No non - residential development shall provide less than 4 bicycle parking spaces. 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Bicycle parking for residential uses is encouraged to be sheltered and secured. Sec. 26 -1110. Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of a place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of -way). Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Sin gle Use Development 15% 15% C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval 17 by the Community Development Director. In such cases, the parcel(s) required to meet any open space requirement must be identified and noted on the approved site plan on file in the Community Development Department. D. Minimum landscaping: at least 35 percent of the required open space area shall be composed of landscaped materials, including trees. E. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. F. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. G. Streetscaping: all new development, including expansions of an existing structure by 50 percent or more of the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape and Architectural Design Manual. H. Maintenance: the developer, its successor and /or the property owners shall be responsible for regular weeding, irrigating, fertilizing, pruning, or other maintenance of all plantings as needed in order the ensure the survival of any required landscaping. The City may require the removal and replacement of such landscaping where dead, diseased, or damaged landscaping is found. All property owners /occupants shall be responsible for the maintenance of landscaping within the portion of the public right -of- way between the back of the curb or street pavement and adjacent private property. I. The requirements of section 26 -502 shall not apply within any mixed use zone. Sec. 26 -1111. Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in section 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be M objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment as an interpretation request. Permitted Uses Use Group MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home NP NP NP P Residential group home P P P P Public, Civic, acid Institutional Community buildings and cultural facilities, including libraries, museums, and art galleries P P P P Hospital C C C NP Parks, open space, playgrounds, and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private C C C C Commercial Services and Retail Adult entertainment NP NP NP NP Animal daycare, indoor with no outdoor runs or pens P P P P Bail bonds (per §26 -634) C C NP NP IM 20 Permitted Uses MU -C Use Group MU -C MU -C TOD MU -N Interstate_ Banks and financial institutions, no drive - through or P P P P drive -up Banks and financial institutions, with drive - through C P C C or drive -up Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and P P P P adult Drive -up or drive - through uses C P C C (per §26-1106.E) Eating establishment, sit down P P P P Eating establishment, drive- C P C C through or drive -up Fast food eating establishment, C P C C drive - through or drive -up Motor fueling stations C C NP C Motor vehicles sales, outdoor NP NP NP NP display Motor vehicle sales, indoor P P C C display Outdoor storage NP NP NP NP Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, P P P P commercial Repair, rental and servicing of automobiles, no outdoor C P C C storage Retail sales — up to 20,000 gsf P P P P for one tenant space Retail sales — up to 60,000 gsf P P C C for one tenant space Retail sales — over 60,000 gsf C C NP NP for one tenant space 20 Permitted Uses Use Group Mu -C MU -C Interstate MU -C TOD MU -N Veterinary clinics and hospitals, no outdoor runs or pens P P P P Hospitality and Entertainment- Art studios and galleries P P P P Hotels, motels, and extended stay lodging P P P P Studios, including art, music, dance, television and radio broadcasting stations P P P P Theaters P P P P Office and Industrial Medical and dental clinics P P P P Offices P P P P Office - warehouse, no outdoor storage C C C NP Outdoor storage NP NP NP NP Restricted light industrial C C C NP Wholesale C C C C Ancillary Uses Parking facilities P P P P Temporary Uses , Special events, including festivals and farmers markets P P P P Key: P = Permitted C = Conditional Use (see § 26 -1117) NP = Not Permitted C. Separation requirements for drive - through /drive -up uses: Where drive - through and drive - up uses are permitted in the Permitted Use Table (section 26- 1111.6) the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 500 foot separation between fast food eating establishments with a drive - through, measured radially from any fast food drive - through use, including existing uses, regardless of zone district. 2. There shall be a minimum 500 foot separation between all other drive - through /drive -up uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive - through /drive -up use, including existing uses, regardless of zone district. 21 3. Minimum separation requirements shall only apply to properties that did not have a legal, operating drive - through /drive -up use at the time of rezoning to a mixed use zone district. D. Separation requirements for motor fueling stations: Where motor fueling stations are permitted in the Permitted Use Table (section 26- 1111.13), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 1000 foot separation between motor fueling stations, measured radially from any motor fueling station, including existing uses, regardless of zone district. 2. Minimum separation requirements shall only apply to properties that did not have a legal, operating fueling station use at the time of rezoning to a mixed use zone district. Sec. 26 -1112. Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent an important opportunity for creating quality mixed use developments that will enhance the local economy. B. Except within the MU -N District and MU -C TOD Sub - district, for development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage at the ground floor level shall contain non - residential uses. Sec. 26 -1113. Signs A. Principle: Signage should complement building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate sub - district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 7 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs, flashing signs, and LED electronic signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. In the MU -N district, illuminated signs are encouraged to be turned off when businesses are not in operation. 22 Sec. 26 -1114. Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 12 feet high. Sec. 26 -1115. Site Plan Review A. All site development within the Mixed Use Zone Districts shall be subject to the site plan review process outlined in section 26 -111. B. All site plan applications shall be reviewed for consistency with all standards within this Article and with any applicable concept plan that has been approved for the subject property. C. All approved site plans shall be kept on file in the Community Development Department. D. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. Sec. 26 -1116. Concept Plan Review A. For sites 10 acres in size or more, and for any phased site development, a concept plan application for the entire development site shall be submitted and approved by the Community Development Director prior to any site plan application(s). B. Prior to submittal of the concept plan, the applicant must complete a pre - application conference per the requirements in section 26 -104. C. For sites 10 acres in size or more, a neighborhood meeting shall be required prior to submittal of the concept plan application. The applicant shall notify all property owners within 600 feet of the development site and follow the neighborhood meeting requirements per Section 26- 109.A.1. D. After the pre - application conference and after the neighborhood meeting, if required, the concept plan application may be submitted to the Community Development Department for review. The concept plan application shall include the appropriate number of copies, to be determined at the pre - application conference, and shall include the following information: 1. The concept plan shall be prepared in a 2436 inch format 2. Vicinity map 3. The boundary of the entire development site 4. Scale and north arrow 5. Date of map preparation and name and address of person who prepared the map 6. Proposed circulation concepts, including roads, right -of -way, access points, and sidewalks 7. Proposed building pads and preliminary land use concepts 8. Location of 100 year flood plain, if applicable 23 9. Adjoining property lot lines, building access, parking, so that development compatibility can be determined E. Upon receipt of the concept plan application, the Community Development Department shall review the application and refer the application to affected public agencies for review and comment, if applicable. F. Public comment period: For sites 10 acres in size or more, upon submittal of the concept plan application, the applicant shall notify adjacent property owners that the application is available on file at the Community Development Department for review, in a manner required for neighborhood meetings, subject to Section 26- 109.A.1. Public comments related to the proposed concept plan may be submitted to the Community Development Department within 15 days of the original date of notification. During the same 15 -day notification period, the applicant shall also post a sign on all public street frontages at the development site notifying the public that the concept plan is available for review and public comment at the Community Development Department. G. The approved concept plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on file with the Community Development Department. H. Amendments to a recorded concept plan will be required to follow the same review process as the initial concept plan application. Sec. 26 -1117. Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying with the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment - Building setback requirements 10% (section 26- 1105.C) Build -to requirements 10% (section 26- 1105.E) Transparency requirements 10% (section 26- 1106.D) Block size requirement 10% (section 26- 1108.13) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% fewer parking spaces than required (section 26- 1109.B) 0 C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," specified in section 26- 115.C.3, regardless of whether the request is greater than 50 percent of the applicable development standard. Sec. 26 -1118. Conditional Use Permits A. Conditional Uses: Any use with a "C' in the permitted use table in section 26 -1111 shall only be allowed if reviewed and approved by the Community Development Department pursuant to the standards set forth below. 1. Pre - Application Meeting: prior to submittal of a conditional use permit application, the applicant shall attend a pre - application conference, as described in section 26 -104. 2. Conditional Use Permit Application: conditional use permit applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications shall conform to the submittal requirements established by the Community Development Department. 3. Conditional Use Permit Criteria: the following criteria shall be used in evaluating each application. a. The compatibility of the proposed use with the Comprehensive Plan; b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of scale, site design, and operating characteristics (including traffic generation, lighting, noise, and hours of operation); c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but not limited to visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution, and other nuisance effects; d. Amount of traffic generated and capacity and design of roadways to handle anticipated traffic; e. The incorporation and integration of architectural and landscape features to mitigate impacts from the proposed use. 4. Conditional Use Permit Approval: the Community Development Director shall have the authority to approve or deny any conditional use permit application. In approving the application, the Community Development Director may place conditions necessary to meet the criteria outlined in section 26- 1118.A.3 above. 5. A decision by the Community Development Director to deny a conditional use permit application or any conditions on approval imposed by the Community Development Director may be appealed to the Board of Adjustment in the same manner as administrative variances pursuant to section 26- 115.C.2. 6. Time Limit on Conditional Use Permits: For any applicant to exercise the right to develop a conditional use, a certificate of occupancy for development of the conditional use must be issued within three years of the date of approval. 25 Sec. 26 -1119. Definitions Except as expressly modified below, the definitions in section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: an area of land, which may contain more than one parcel, that is subject to proposed site development. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fagade: the face, or outside wall, of a building. Fast food eating establishment: an eating /drinking establishment whose principal business is the sale of pre - prepared or rapidly prepared food to the customer in a ready -to- consume state for consumption either within the restaurant building or off - premises, and whose principal method of operation includes (1) the sale of all foods and beverages, even those served for consumption on- premises, in paper, plastic, or other disposable containers; or (2) service of food and beverages directly to a customer in a motor vehicle. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hard Coat Stucco: a mixture of cement or lime, sand and water, applied in one or more coats. Does not include synthetic versions of stucco such as Exterior Insulation and Finish System (EIFS). Hardscape: exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. LED /electronic sign: a sign that displays information that is illuminated by light emitting diodes (LED's), fiber optics, light bulbs, or other electric illumination devices. Mixed use development: a building or development site containing at least two different use groups in the Permitted Use Table, section 26 -1111. Office - warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or passive leisure use. May be landscaped or hardscaped. Does not include roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: a paved surface expressly intended, for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually include the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. 27 Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street: the street toward which building entrances, pedestrian features, and site amenities are oriented, and along which service, loading, and parking uses are discouraged. Each building shall have a defined primary street that is approved by the Community Development Director. Primary street frontage: the property line of a parcel or development site which is directly adjacent to and parallel to the primary street. Public realm: all areas to which the public has access, including streets, sidewalks, rights - of -ways, parks, plazas, and other publicly accessible open spaces. Public space: a physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing land uses that fall under the same use group in the Permitted Use Table, section 26 -1111. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought" in the review process chart, section 26 -106. The community development department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. M Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. Window display graphics: artistic graphic displays that are mounted within a window or glass panel, that contain no text, and that are not utilized as commercial signage. 29 Section 2: Section 26 -104 of the Code is amended to read: Sec. 26 -104. Preapplication conference. Prior to the formal submittal of any request for approval to proceed with site development, an informal preapplication conference shall be held between the applicant and the community development department staff. This conference will serve to acquaint the applicant with the requirements of this chapter and to allow staff to become familiar with the applicant's development intent and design philosophy. A schematic site plan and building concept drawings will aid in discussion at this conference; however applicants are encouraged not to prepare detailed designs which might require extensive revision as a result of the preapplication conference. An applicant should bring the following information in a brief summary: • General protect concept W6 jii#ox nafron rtcJ diri t#ie oc6t7on afp `_the • Specific uses proposed, and intensity of use proposed (floor area and parking demand). • Proposed construction timing. • General concepts concerning building size and exterior materials and site plan concepts. • An exterior materials package including roof material and color, wall treatment, glass and glazing. (Ord. No. 200 Section 3: Section 26 -106 of the Code is amended to read: Sec. 26 -106. Review process chart. TABLE INSET: Approval Requested Pre - Application Final Notes Neighborhood Staff PC CC BOA URPC Site Plan A A § 26 -111 fixed tlse°E j7h AM V'�se § O Major Subdiv H H URA § 26 -404.0 30 Approval Requested Pre - Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Minor Subdivision X H H URA § 26 -404.13 (w /dedications) Minor Subdivision X H URA Appeal to CC § (w /o dedications) 26 -404.13 Minor Plat Correction, Amendment, X A § 26 -409 Revision Lot Line Adjustment X A § 26 -410 Consolidation Plat X H H URA § 26 -404.D (w /dedication) Consolidation Plat 4X A URA § 26 -117 (w /o dedication) Planned Development: Outline X X H H URA 2 ART III Development Plan (ODP) ART III Planned Development: Final X A URA Development Plan (FDP) Planned Development: Outline X X H H URA 2 ART III Development Plan Amendment Planned Development: Final X A URA ART III Development Plan Amendment Rezoning, Private X X H H URA z § 26 -112 Rezoning, City X H H URA 2 § 26 -113 § 26 -114 Special Use X X A H URA Appeal to CC Variance -- A A I Appeal to BOA § Administrative 26 -115.0 Variance - -Non- H URA § 26 -115.0 administrative Temporary Permit H A § 26 -115.D Appeal to BOA § Interpretation A 26 -115.E 31 Approval Requested Pre- Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Administrative Appeal to CC § Adjustments to the A 26 -119.E Official Zoning Map Historic Designation H URA ART IX Planned Bldg. Group 4 A H A 3 § 26 -116 Floodplain Permit -- A § 26 -806 Class I Floodplain Permit -- aX H § 26 -806 Class If Right -of -way X H H URA § 26 -118 Vacation 1 If five or fewer parcels, minor subdivision process applies. If more than five parcels, major subdivision process applies. 2 Right of protest applies: Section 26 -112.1' 3 If four or more buildings are proposed, then Planning Commission review is required. 4 A ore - application may not be required based on the complexity of the oroiect. Key: PC: Planning commission CC: City council BOA: Board of adjustment X: Meeting required H: Public hearing required A: Administrative review URPC: Urban Renweal Plan compliance required: If "A" is noted, administrative review; if "URA" is noted, review by Wheat Ridge Urban Renewal Authority is required -- see section 26 -226. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1244, § 1, 2- 11 -02; Ord. No. 1251, § 1, 6- 10-02; Ord. No. 1291, § 2, 5- 27 -03; Ord. No. 1316, § 2, 1- 12 -04; Ord. No. 1352, § 5, 9- 26-05; Ord. No. 1383, § 7, 5- 14 -07; Ord. No. 1430, § 4, 2- 23 -09) Section 4: Section 26 -111 of the Code is amended to read: Sec. 26 -111. Site plan review. A. Application. The requirements of this section apply to site development on property for which the use proposed is a use by right, is other than a single - family dwelling or one - duplex dwelling, and for which subdivision or planned development district approval is not sought. The requirements for site plans required in planned development zone districts are found in those district regulations. This section establishes the purpose, graphic and informational requirements for site development i required in instances other than planned development districts �'nca��t�q Al a 32 B. Purpose. #ki+s plan The s_ "te plan,reu�ew,procss provides site relationship and architectural information for decisionmakers to consider in deciding upon applications for use and development. It is intended to illustrate site design elements, architectural character and consideration of engineering issues to the extent that the potential character and possible impacts are more clearly definable. It can provide the basis for building permit review, certificate of occupancy review, and future zoning enforcement. The plan will be part of the case file and record. � a The site plan shall be prepared in a 24 X 36 -inch format. 193 by Vicinity map. _c The boundary of the site described in bearings and distances and existing and proposed lot lines. c1 Legal description of the site matching the certified survey. Signed surveyor's certification. Scale and north arrow. g ' Date of map preparation and name and address of person who prepared map. .la Location of 100 -year floodplain, if applicable. fir, Existing and proposed contours at two -foot intervals. Location of all existing and proposed: (1 Fences, walls or screen plantings and their type and height; (2 Exterior lighting, location, height and type; } a t _Signs including type height and size; (,�)Apescang and special buffers, including type and coverage; sv y Parking and loading areas, handicap parking areas; Easements and rights -of -way; WN x {) Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; KIM (8 Buildings to be developed or retained on the site, including possible use, height, size, floor area, setback dimensions and type of construction; Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, acceleration /deceleration lanes; VAN �10 Curbs, gutters, sidewalks, bike paths; 0 9 Location of trash containers and method of screening, if any; Areas to be used for outside work areas, storage or display and method of screening, if any. O Adjoining ro property lot lines, buildings, access, parking, so that development P P Y 9 P 9, P compatibility can be determined. Other information which shall be in written or tabular form, including: 33 Statement of proposed zoning and any conditions; Statement of proposed uses; Site data (numeric and percentage) in tabular form, including: • Total area of property, gross and net; • Building coverage; • Landscape coverage; • Total lot coverage by all structures and paving; • Number of parking spaces rqu�r ancc prbvd; • Gross floor area; and included on the site plan document, the following Section 5: Section 26 -112 of the Code is amended to read: Sec. 26 -112. Private rezoning. A. Purpose. A change of any zone district as shown on the official zoning map is permitted only when it is consistent with the goals and policies of the Wheat Ridge Comprehensive Plan and promotes the general welfare of the community. If a proposed 34 supportive information may be required: M: 1, s Drainage plan; Elevations and perspective drawings; Traffic impact report. amendment is not consistent with the comprehensive plan, then the request may only be approved if the applicant demonstrates that the request is justified because of changed or changing conditions in the particular area or in the city in general, or the rezone is necessary to correct a manifest error in the existing zone classification. A manifest error may include, but may not be limited to, one (1) or more of the following: 1. Mapping errors, including incorrect boundary location or incorrect zone designation, or 2. Ordinance errors, including incorrect zone designation, legal description error or typographical errors. The final decision on a change of zone expressly rests in the exercise of the discretion of the city council and all applicants are advised there is no right to a change of zone of property. B. Applicability. The requirements of this section shall be applicable throughout the boundaries of the City of Wheat Ridge and to any areas that are proposed to be annexed to the city where one (1) of the following is proposed: 1. Change of zone of a parcel of land from one (1) zone district classification to another zone district. 2. Changing of the conditions of an existing zone district where those conditions were specifically established by a previous rezoning ordinance. 3. Changes to a planned development preliminary or final development plan, including density (units per acre), intensity (floor area ratio), an increase or change of uses, or other changes which constitute a substantial change in character of development as determined by the director of community development. 4. In the event an applicant for site development or rezomng; ti #her tttajnwit - If" fa a rriize ° i�se one lisrc owns adjacent property which, taken together with the property which is the subject of the application totals more than one (1) acre, the applicant must process the application as a planned development under article III. (Ord. No. 2001 - 1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1299, § 2, 7- 14 -03; Ord. No. 1352, § 2, 9- 26 -05; Ord. No. 1383, § 2, 5 -14 -2007) Section 6: Section 26 -116 of the Code is amended to read: Sec. 26 -116. Planned building groups (PBG). A. Purpose. The primary purpose of this provision is to allow flexibility and diversification in the location of structures and the design and land use of a lot held under single or common ownership by permitting more than one (1) main structure to be constructed thereon. It promotes better overall utilization of a building site by promoting improved vehicular and pedestrian circulation and access, more efficient layout of 35 parking and a better overall landscape and architectural design scheme for the total site, while at the same time ensuring adequate standards relating to public health, safety, welfare and convenience in the use and occupancy of buildings and facilities in planning building groups. B. Scope and limitations. The procedures and provisions set forth in this section shall be applicable to all zone districts except planned development zone districts andt"o us°e°*one"mrtcfs, as those district regulations provide for multiple main structures on a lot under different procedures and provisions. It is not intended for this provision to be used to circumvent the requirements of the zoning ordinance for lot perimeter setbacks, lot size, lot coverage, residential density or any other provisions of the zoning ordinance except the requirement that only one (1) main building is permitted on one (1) lot. It also shall not be construed to waive any provisions of the subdivision regulations. Any subsequent division of a lot developed in accordance with the provisions set forth herein shall be required to meet all subdivision requirements. C. Application procedures. All applications for planned building groups shall be filed with the department of community development by the owner of the entire land area to be included and shall be accompanied by the fee set forth in Appendix A (which is on file and available for inspection in the office of the city clerk), adequate proof of ownership, a certified survey of the parcel, and a site plan under section 26 -111. All applications shall be reviewed by the department of community development for completeness and, if found to be complete, shall be transmitted to any other agency which might be affected. Any such agency may transmit comments and recommendations to the department of community development. The director of community development and /or the planning commission shall consider such agency comments and recommendations when establishing necessary conditions and limitations when acting upon applications. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1352, § 3, 9- 26 -05; Ord. No. 1383, § 5, 5- 14 -07) Section 7: Section 26 -120 of the Code is amended to read: Sec. 26 -120. Nonconforming lots, uses and structures. A. Scope and intent: 1. Within the districts created by the adoption of this zoning code, or by the adoption of amendments, there may exist lots, structures or uses of land and structures which were legal prior to the time of the adoption or amendment of this chapter but which are now prohibited or regulated. It is the intent of this chapter to permit these nonconformities to continue until they are voluntarily removed, or until they are amortized, but not to encourage their survival. It is further intended that these nonconformities will not be enlarged, expanded, or extended, nor will they be used as grounds for adding other uses or structures prohibited in the district. In cases 36 where a nonconformity constitutes an eminent public safety hazard or threat, the nonconforming situation may be ordered corrected or removed. Any building or structure for which a building permit has been issued or a use of land or structure for which a use permit has been granted prior to the effective date of enactment or amendment of this chapter which created the nonconformity may be completed and used in accordance with the plans, specifications and permit on which the building or use permit was granted, if construction in the case of a building, or occupancy in the case of use, is commenced within sixty (60) days after the issuance of the permit and diligently carried to completion or occupancy. B. Nonconforming lots of record: In any district in which single - family dwellings are permitted, a single - family residence and customary accessory buildings may be erected on any single lot of record, provided that the lot is in separate ownership and not of continuous frontage with other lots under the same ownership. This provision shall apply even though the lot fails to meet the requirements of the district in which it is located for area, width, or both; provided, however, that the requirements of the district for minimum yard dimensions and lot coverage shall be met. If two (2) or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record, and part or all of the lots do not meet the requirements of the district in which they are located as to minimum area or frontage or both, the lands shall be considered to be an undivided parcel and no portion of the parcel shall be sold or used in a manner which diminishes compliance with minimum lot width and area requirements. C. Nonconforming structures and uses. Where a structure or use lawfully existed at the time of the adoption or amendment of this chapter which could not be built e under the current requirements of this chapter because of lot area, lot coverage, required yards or the location of the structure on the lot, such structure or use may be continued so long as it remains otherwise lawful, subject to the following. Any one- or two- family dwelling structure or customary accessory structures may be enlarged, altered or added to provided that all lot coverage requirements of the zoning district in which the structure is located are met, and provided that the enlargement, alteration or addition does not increase the extent of nonconforming setbacks by encroaching beyond the existing setback line. In instances of corner lots, no enlargement, alteration or addition shall be permitted to encroach within the minimum sight distance triangle as set forth in subsection 26 -603B. In addition, no enlargement, alteration or addition which extends within the nonconforming area shall result in the development of any additional dwelling units. 2. If any structure or nonconforming portion thereof is demolished or reconstructed by the owner to an extent of more than fifty (50) percent of its replacement cost, shall not be reconstructed except in conformity with the applicable provisions of this chapter. 37 3. If any structure should for any reason be moved from its location at the time of adoption or amendment of this chapter, it shall conform to the provisions of the district in which it is located after it is moved. 4. No existing structure devoted to a use not permitted by this chapter in the district in which located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located. Any nonconforming use may be extended throughout any part of the building which was designed or arranged for such use at the time of adoption or amendment of this chapter, but no such use shall be extended to occupy any land outside such building. In addition, no such use shall be extended to any portion of the property outside of any building which was not used for said nonconforming use at the time of the adoption or amendment of this chapter creating said nonconforming use. 6. Whenever any nonconforming use of a structure, or land, or a structure and land in combination is discontinued for twelve (12) consecutive months WA GON �the structure, or structure and premises in combination shall not thereafter be devoted to a use not permitted in the district in which is located. Nonconforming residential structures and uses are exempt from the provisions of this subparagraph. Rezoning or special use permit applications for properties which are nonconforming uses at the time of application, and where these applications are intended to bring the nonconforming use into use conformance, shall not be charged application fees or be required to reimburse the city for direct expenses related to the application review process. 7. Setback encroachments for accessory buildings maybe allowed where the principal structure encroaches into required setbacks in accordance with section 26 -625. D. Repairs and maintenance: On any nonconforming structure or portion of a structure containing a nonconforming use, work may be done during any one (1) year period on ordinary repairs, or on repair and replacement of nonbearing wall fixtures, wiring or cM plumbing; provided that the cubic content existing when it became nonconforming is not increased. If a nonconforming structure or portion of a structure devoted to a nonconforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and it is declared by the director of community development to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, rebuilt or repaired except in conformity with the regulations of the district in which it is located. Nothing in this chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof declared to be unsafe by any official charged with protection of the public safety. E. Exceptions: 1. Government actions. Whenever the City of Wheat Ridge or the State of Colorado shall, through a purchase, condemnation or a required dedication of land for street widening or extension purposes, cause any lot, structure or use maintained upon that lot to become nonconforming in the areas of setback, area of lot, or parking and landscape requirements, the existing lot, structure or use, which would otherwise become nonconforming, shall be considered conforming, subject to the following: a. The nonconformity that was created by street right -of -way widening or extension was not anticipated by adopted plans which were in effect as of the date of commencement of the original construction or use; and b. Any nonconformity other than those created by the above - described governmental action, and which existed prior to the date of the governmental action, shall be considered a nonconformity which is subject to the remaining provisions of this section. 2. Variances and waivers. Any lot or structure which is granted a variance or waiver in accordance with section 26 -115 shall not be deemed a nonconforming lot or structure. 3. Private roadways. Dwellings or other structures existing in the City of Wheat Ridge on private roads or legally recorded easements shall not be considered to be nonconforming by virtue of such cases. F. Miscellaneous nonconformities: Existing uses and /or developed lands which are nonconforming due to ingress /egress, landscaping, parking, signage or public improvements may be continued notwithstanding the provisions of subsections C. and D., above; provided, however, that any reconstruction, enlargement or addition meets the specific nonconforming provisions related to the particular nonconformity as specified in the appropriate section. (See section 26 -501 for parking and ingress /egress; section 26 -502 for landscaping; article VII for signs; and section 26 -110 for public improvements.) (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1448, § 1, 8- 24 -09) W Section 8: Section 26 -301 of the Code is amended to read: Sec. 26 -301. Scope and application. A. There is hereby created a Planned Development District to further promote the public health, safety and general welfare by permitting greater flexibility and innovation in land development based upon a comprehensive, integrated plan. For the purpose of ensuring maximum flexibility of this district, the district is divided into the following planned development zone district categories, based on the primary land use of a proposed development plan or portion thereof: 1. Planned Residential Development - -PRD. 2. Planned Commercial Development - -PCD. 3. Planned Industrial Development - -PID. 4. Planned Hospital Development - -PHD. 5. Planned Mixed Used Development- -PMUD. By creating the above zone district categories, the city council recognizes that these zone district categories may exist singly or in combination within any approved planned development. B. On and after the effective date of this chapter as set forth in section 26 -1003, all applications for private rezoning under section 26 -112 for properties in excess of one (1) acre (for rezoning to residential or industrial zones), and all applications for private +C- arm= we`,:y . a'4^' a am ; .it,• , . rezoning to any commercial distncY�,�it; ��ie e5�rx�t�ogf�_5 gr};{nig us��sfndt shall be required to request rezoning to one (1) of the listed planned development zone district categories. The procedure for review of any planned development application shall be that for private rezoning at section 26 -112. A Planned Development District may be approved for any single use or any combination of uses; provided, that the intent and purposes of this section are met, and that the general health, safety and welfare of the community are advanced through its approval. This section shall apply to: 1. Any new application for a rezoning to a Planned Development District. 2. Any application for amendment to an existing planned development zone district. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1319, § 1, 4- 12 -04) Section 9: Section 26 -610 of the Code is amended to read: Sec. 26 -610. Building lots. Every building or structure hereafter erected within the city shall be located on a lot, as defined herein, and in no instance shall there be more than one (1) main building on one (1) lot except as permitted within a Planned Development DistrictUNN"t - W W WW"a or as permitted as a planned building group (PBG). (Ord. No. 2001 -1215, § 1, 2- 26 -01) W Section 10: Section 26 -708 of the Code is amended to read: Sec. 26 -708. Miscellaneous provisions. E. Master sign plan. 1. The planning commission may approve a master sign plan for any existing or proposed commercial, i#w use; or industrial development of at least two (2) acres or more in size which is under unified control either by ownership, legal association or leasehold. 2. The intent and purpose is to encourage well - planned and designed signage within a large multiple building or multiple use complex which expresses unification and integration by elements of architectural style, size, color, placement and lighting while at the same time allowing for reasonable individual business identification. An additional purpose is to encourage the elimination of existing nonconforming signs. The planning commission may grant as a bonus for well- designed plans additional signs and /or up to a fifty (50) percent increase in maximum square footage for each sign, and /or may permit signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose of this subsection relating to unification and integration of signage. 3. Once approved at a public hearing by planning commission, all master sign plans shall be recorded with the Jefferson County Recorder's Office and shall constitute a covenant and must be complied with by all owners, proprietors, lessees or assigns, whether current or future. No substantial variation from the plan shall be permitted without planning commission approval. Noticing requirements for a master sign plan process shall follow the procedures outlined in section 26 -109. F. Signs in the right -of -way. 1. The community development director and public works director may jointly approve freestanding signs which are otherwise permitted to advertise a property, to be located in the public right -of -way immediately adjacent to that property, subject to all of the following criteria: a. there are no viable alternative locations on the subject property; b. the sign is for a property with commercial or mixed use zoning; c. the sign will be within right -of -way that is immediately adjacent to the subject property; d. the sign is not in the right -of -way of a state highway; e. there are no immediate plans for widening the street as identified in the 5- year Capital Investment Program (CIP) or planning documents; f. the sign is not for a site being completely redeveloped with new construction, in which case the proposed design should incorporate the sign on site; g. no underground utilities, except for electricity, exist in the proposed location for the sign; h. the sign does not obstruct the sidewalk or vehicular traffic; 41 i. the sign complies with sight distance triangle requirements per section 26- 603.6; j. the sign is not located in the landscape buffer or amenity zone located between the back of curb and the sidewalk; k. the sign is not a pole sign; and 1. the sign must exclusively advertise or identify the business or operation located only on the immediately adjacent property for which sign is permitted. 2. Signs that meet the above criteria shall obtain a sign permit through the community development department and a right -of -way use permit through the (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 11: Section 26 -710 of the Code is amended to read: Sec. 26 -710. Commercial, industrial and mixed use zone districts sign standards chart. TABLE INSET: TABLE 1. SIGN STANDARDS IN COMMERCIAL, INDUSTRIAL AND MIXED USE DISTRICTS (NC, RC, C -1, C -2, I M , !m „G,� U�r. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 12: Safety Clause The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. 42 Section 13: Severability: Conflicting Ordinances Repealed If any section, subsection or clause of the ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of the ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 14: Effective Date This Ordinance shall take effect fifteen days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading, ordered it published with Public Hearing and consideration of final passage set for Monday, September 13th, 2010 at 7 :00 p.m., in the Council Chambers, 7500 West 29 Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this 13th day of September, 2010. SIGNED by the Mayor on this day of 1 2010. ATTEST: Jerry DiTullio, Mayor Michael Snow, City Clerk Approved As To Form Gerald E. Dahl, City Attorney First Publication: Second Publication: Wheat Ridge Transcript: Effective Date: 43 City of Wheatdge PLANNING COMMISSION AGENDA August 5, 2010 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on August 5, 2010, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 - 235 -2826 at least one week in advance ofa meeting ifyou are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — July 15, 2010 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARINGS A. Case No. ZOA- 09 -07 An ordinance amending Chapter 26 concerning the creation of mixed use zone districts. 8. STUDY SESSIONS 9. OTHER ITEMS 10. ADJOURNMENT s City Of R Wheat�idge PLANNING COMMISSION COMMUNITY DEVELOPMENT LEGISLATIVE ITEM STAFF REPORT MEETING DATE: August 5, 2010 TITLE: AN ORDINANCE AMENDING CHAPTER 26 CONCERNING THE CREATION OF MIXED USE ZONE DISTRICTS CASE NO. ZOA -09 -07 M PUBLIC HEARING Case Manager: Sarah Showalter Date of Preparation: July 29, 2010 M CODE CHANGE ORDINANCE SUMMARY: The attached ordinance creates new mixed use zoning districts. The ordinance is intended to encourage quality mixed use development in targeted areas of the City by allowing a wide range of land uses, ensuring quality design, enabling higher densities, and creating a predictable, administrative review process for new development. The proposed ordinance contains two main mixed use zone districts: 1. Mixed Use Commercial (MU -C): intended for major commercial corridors and at employment activity centers, this district promotes medium- to high - density mixed use development and allows for a wide range of commercial uses, as well as retail, residential, and civic uses. 2. Mixed Use Neighborhood (MU -N): intended for neighborhood commercial corridors, this district promotes medium - density mixed use development and allows for a range of neighborhood - serving commercial uses, as well as retail, residential and civic uses. The ordinance also contains two MU -C sub - districts, which were tailored for specific geographic areas that have unique design and use considerations: 1. MU -C Transit - Oriented Development Sub - district (MU -C TOD): this sub - district is intended for areas within 1 /2 mile of major transit stations. While it generally follows the MU -C framework, it is specifically designed to support transit ridership and pedestrian- friendly design that enhances connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties on major commercial corridors within roughly 500 feet of I -70. This sub - district tailors land uses and site design standards based on direct proximity to the highway. The proposed ordinance represents general consensus reached at multiple study sessions with the Planning Commission throughout the first half of 2010, as well as two study sessions with City Council. Notice for this public hearing was provided as required by the Code of Laws. ZOA- 09 -07/ Mixed Use Zoning Ordinance BACKGROUND Several of the City's adopted plans call for quality, mixed use development at strategic locations. The comprehensive plan, Envision Wheat Ridge, identifies several areas for mixed use redevelopment and identifies the creation of mixed use zone districts as a high- priority implementation step. The City's subarea plans also recommend mixed use redevelopment, including the Wadsworth Subarea Plan and the Northwest Subarea Plan, which calls for transit - oriented development (TOD) around the future commuter rail station at 52 " Ave and Ward Road. Despite these goals for mixed use, the current zoning code makes mixed use development difficult to achieve. The intent of this ordinance is to create new zone districts that incentivize mixed use redevelopment in priority areas identified by the City's plans. Current Code The current zoning code does not contain a mixed use zone district. The only provisions in the code for mixed use are the Planned Mixed Use District (PMUD), as well as limited allowances for residential uses on commercially -zoned property. Thus the only opportunity for significant mixed use redevelopment is to rezone to PMUD through the planned development process, which requires rezoning and a site - specific development plan. This presents challenges to encouraging mixed use development since the process is lengthy, unpredictable, and can be expensive. In order for a mixed use project to materialize, a developer undertake a minimum 6 month rezoning process without certainty of the outcome, while in the process developing a plan that may have limited flexibility to evolve through time since planned developments are site specific. Base mixed use zoning would streamline the process by establishing general development parameters — allowed uses, setbacks, building heights, etc. — without prescribing a site plan level of detail. Significant flexibility is established to respond to market conditions for any given site. Comparable Jurisdictions Several jurisdictions in the Denver metro area, including Lakewood, Aurora, and Longmont, have already adopted mixed use zoning codes. For some municipalities, the mixed use zoning is focused on transit - oriented development (TOD) areas around future light rail stations. Many jurisdictions also have mixed use zone districts that are targeted for commercial corridors, downtown areas, and main streets. The trend in most cities is to create mixed use districts that incentivize or encourage mixed uses — without requiring mixed use — and to create an administrative review process for new development within these districts. Staff researched mixed use zoning ordinances in over 10 jurisdictions as part of the project, and also consulted model mixed use ordinances from communities throughout the U.S. Process In creating the new mixed use zone districts, staff engaged a variety of stakeholders. The following is a brief summary of the process and the different methods used to gain input on the mixed use code. Property Owner Input Beginning in January of 2010, staff met with property owners in priority areas where the City could potentially initiate legislative rezonings to the new mixed use districts. The intent of these meetings was to explain to property owners what the City's goals were for promoting mixed use development and to solicit feedback on important issues within the new code, such as what auto - oriented uses to allow and ZOA- 09 -07/ Mixed Use Zoning Ordinance appropriate building heights. At each meeting, staff distributed surveys and received valuable comments from participants that helped shape the proposed ordinance. The four geographic areas where staff engaged property owners are: • Wadsworth between 38 and 44` Avenues (intended for the MU -C district) • Kipling north of 44` Avenue (intended for the MU -C district and MU -C Interstate sub- district) • The Northwest Subarea/Ward Road Station TOD (intended for the MU -C TOD sub - district) • 38` Avenue between Sheridan and Wadsworth (intended for the MU -N district) Mixed Use Zoning Technical Task Force The intent is to create a code that sets high standards for pedestrian - friendly, quality development but that also contains enough flexibility to respond to market conditions and entice redevelopment. To this end, staff created a technical task force of eight members — including developers, designers, property owners, and real estate brokers — who provided input on each of the three drafts of the code. The task force held three meetings with staff and provided valuable insight on every aspect of the code's content. Several of the members have direct experience either financing, designing, or developing mixed use projects in the Denver area and were able to offer the much - needed perspective of typical "end- users" of the new mixed use ordinance. Public Outreach Significant public outreach started in February 2010 with the launch of a website dedicated to the project ( www.wrmixeduse.com) . Visitors to the site (over 400 since its start) are able to engage in several interactive features, including: • A survey that asks for input on important content in the mixed use code, such as appropriate building height and allowable auto- oriented uses • A community photo journal • Drafts of the code (3 separate drafts were released for public review throughout the spring of 2010) Efforts to engage residents and business owners in Wheat Ridge also included two articles in the Connections newsletter, a Top of Hour Feature on Channel 8, an article in the Denver Post's Your Hub, and a city -wide open house on May 12` This open house, which was held after release of Draft 2 to receive input in advance of the last draft of the code, drew over 30 attendees. Staff received comments and distributed surveys with questions about each of the 4 districts /sub - districts in the new code. Some of the most valuable input received at the open house pertained to residential transitions. Staff increased buffering requirements and building height transitions near existing residential uses (single- and two - family only) based on this input. Proposed Mixed Use Ordinance The content in the attached ordinance has only been slightly modified since the last draft of the proposed code, Draft 3, was released in early July. The following provides a summary of major content items in the new mixed use code. Districts and Sub - districts The proposed mixed use code focuses on two mixed use districts: ZOA- 09 -07/ Mixed Use Zoning Ordinance 3 1. Mixed Use Commercial (MU -C): intended for major commercial corridors and at employment activity centers, this district promotes medium- to high - density mixed use development and allows for a wide range of commercial uses, as well as retail, residential, and civic uses. 2. Mixed Use Neighborhood (MU -N): intended for neighborhood commercial corridors, this district promotes medium - density mixed use development and allows for a range of neighborhood- serving commercial uses, as well as retail, residential and civic uses. The ordinance also contains two MU -C sub - districts, which were tailored for specific geographic areas that have unique design and use considerations: 1. MU -C Transit - Oriented Development Sub - district (MU -C TOD): this sub - district is intended for areas within 1 /2 mile of major transit stations. While it generally follows the MU -C framework, it is specifically designed to support transit ridership and pedestrian - friendly design that supports connections to transit. 2. MU -C interstate Sub - district (MU -C interstate): this sub - district is intended for properties on major commercial corridors within roughly 500 feet of I -70. This sub - district tailors land uses and site design standards to complement direct proximity to the highway. Generally, the MU -C district (and its two sub - districts) is intended for areas that were exempted from the City Charter height and density restrictions in the fall of 2009. The MU -N district would apply to areas that were not exempted from these restrictions. Building Height and Density The ordinance regulates scale of development and density through building height limits, open space requirements, setback requirements, and bulk -plane strategies. Thus no maximum residential densities are established. Allowable building heights are based on the desire to encourage denser development, as well as input received from surveys distributed at meetings and on the project website. The following table summarizes the minimum and maximum heights allowed by district/sub- district. There is a 2 -story height bonus for mixed use development, one of the major tools incorporated into the code to incentivize mixed use. Whichever limit is more restrictive — stories or maximum feet — will apply. The limits in feet were calibrated with input from the task force to ensure that they allow for different construction types, including office buildings, which tend to have higher floor -to -floor heights. The NU -N district would follow the building height limits set in the City Charter (35 foot max for any building with residential use, 50 foot max for any other building).. Building Height Requirements MU -C MU -C Interstate MU -CTOD MU -N Minimum height 20' 20' 20' N/A Maximum height Mixed use building 6 stories (90') 8 stories (118') 8 stories (118') N/A Single use building 4 stories (62') 6 stories (90') 6 stories (90') N/A There is also a requirement that any building over 75 feet in height incorporate an upper -story setback of at least 10 feet. The setback would be required for any fagade of a building facing a street or public space, such as a plaza. There are additional building height stepbacks and height restrictions for ZOA- 09 -07/ Mixed Use Zoning Ordinance 4 development adjacent to low- density residential uses, which are addressed in the following section on residential transitions. Residential Transitions A major goal of the proposed ordinance is to ensure appropriate transitions between potential mixed use development, which could be up to 8 stories high in some areas, and adjacent low- density residential uses. The following is a summary of the standards in the mixed use code that are intended to provide adequate residential transitions: For all residentially or agriculturally zoned lots with any residential use: • Landscape buffer and screen wall wherever a parking lot or drive -thru facility is adjacent to a residential use. For all residentially or agriculturally zoned lots with a single - family or two - family use: • Landscaped buffers where adjacent to residential: 10 foot minimum for 1 -2 story buildings, 15 foot minimum for 3 story buildings, 20 foot minimum for buildings 4 stories and above • Upper level stepbacks where adjacent to residential: in addition to the landscape buffer, there is a 5 -foot per story stepback for any building over two 2 stories, until the 4th story, as illustrated in the graphic below: - • 4 -story building height: any portion of a building within 100' feet of an existing single - family or two - family use, except where separated by an arterial or collector, will have a maximum height of 4 stories, or 62 feet, whichever is more restrictive. Auto - Oriented Uses Generally the mixed use code is intended to promote pedestrian- friendly development that will limit dependence on the automobile and create the high - quality mixed use districts described in the comprehensive plan. Staff has tried to balance the vision for walkable, compact development with existing market conditions. The general approach is to allow auto - oriented uses as conditional uses, which require a conditional use permit issued through an administrative review to address primarily site design issues. Gas stations and drive - through uses also have separation limits to ensure that such uses do not dominate important corridors like Wadsworth. There is a slightly more restrictive approach for the TOD sub - district and the MU -N districts, where pedestrian- friendly design is of particular importance. The follow table summarizes how some of the most common auto - oriented uses are treated in the code. ZOA- 09 -07/ Mixed Use Zoning Ordinance 5 The separation requirements would not apply to existing uses or to master planned mixed use development. Exempting mixed use developments from the separations requirements is way to incentivize land assembly and larger mixed use developments. Often times a bank or restaurant with drive -up is an important component to securing the financing for a larger development. Auto- Oriented Uses Use MU -C MU -C Interstate MU -CTOD MU -N Car repair (only with Conditional Permitted Use Conditional Use Conditional Use indoor storage) Use Car sales (indoor only — Permitted Use Permitted Use Conditional Use Conditional Use no outdoor display) Conditional Conditional Use Gas Stations Use with 1000' Conditional Use Not Permitted with 1000' separation separation Conditional Conditional Use Conditional Use Drive -up Uses, not fast - Use with 500' Permitted Use with 500' with 500' food separation separation separation Conditional Conditional Use Conditional Use Drive -up Uses, fast - Use with 500' Permitted Use with 500' with 500' food separation separation separation Development Review Process and Neighborhood Input An important goal of the new mixed use code is to provide a clear, predictable, and streamlined development review process. Once a property is rezoned to a mixed use district, which would require public hearings, the review process is administrative. Development proposals would be evaluated for compliance with the standards in the code and approved or denied by staff based on this review. The following review processes and public input methods are included in the mixed use ordinance: 1. Site Plan Review This process would be required for any development within a mixed use district. It is largely based on the existing site plan review process in Section 26 -111, which requires a pre - application meeting with staff at the beginning of the process, as well as submittal of a site plan, landscape plan, and building elevations, at a minimum. 2. Concept Plan Review For any site 10 acres or larger, or that has more than one phase of development, a concept plan showing proposed circulation, land use patterns, and building pads would be required for review and approval prior to submittal of any site plan. 3. Neighborhood Input For sites that are particularly large (10 acres or larger) and likely to have a large impact on the surrounding area, the following public input process would be required: ZOA- 09 -07/ Mixed Use Zoning Ordinance • A neighborhood meeting prior to submittal of the concept plan for anyone within 600 feet of the property • A public notification period, after a site plan is submitted, in which anyone within 300 feet of the property receives written notice and may submit comments related to the proposed design. There would also be a notice placed on the property regarding this notification period. The intent of the public notification period is to afford the public the opportunity to review the proposed plans and raise any concerns or recommendations specific to the development proposal. Nonconforming Properties If property is rezoned to the one of the proposed mixed use districts, there are several design requirements in the code — such as build -to requirements — that could make a structure nonconforming. In addition, some uses that legally existed under the previous zoning for a property could become a nonconforming use if that use is not permitted under the new code. Most auto - oriented and light industrial uses are proposed as conditional uses in most districts /sub - districts, which would not result in a nonconforming use. Any conditional use in the new code, such as a drive -thru, would be considered a conforming use but would need to go through the conditional use permit review if it wanted to expand. The issue of nonconforming properties is especially important in light of the possibility for legislative rezonings. Based on input from property owners, the proposed ordinance allows a fairly high level of flexibility for properties that could become nonconforming under the new code. The draft code incorporates the following approach to nonconforming properties: Nonconforming structures — may remain in perpetuity and can expand by an unlimited amount, provided the nonconformity is not made any worse. New additions should be compliant with the standards in the new code. Nonconforming uses — may remain in perpetuity and may expand up to 25% of the current floor area. The proposed ordinance also includes changes to the existing code language pertaining to nonconforming structures, which are summarized in the following section. Amendments to Existing Sections in Chapter 26 In order for the mixed use code to be successfully integrated into Chapter 26, several existing sections of the code need to be amended. Thus the attached ordinance includes several amendments to existing sections of Chapter 26, which are are summarized as follows: • Sections on Pre - Application Conferences and Site Plan Review Process amended to update required submittal items • Development Review Chart amended to include the new concept plan review and conditional use permit review, two processes that will be unique to mixed use districts • Private rezoning language amended to clarify that a private rezoning to any mixed use district will not require the planned development process • Planned Building Group (PBG) and building lot language amended to allow more than one primary building on a lot within a mixed use district • Sign code amended to clarify that master sign plans may pertain to mixed use development and to include mixed use districts in the commercial /industrial sign table ZOA- 09 -07/ Mixed Use Zoning Ordinance • Nonconforming language modified so that: - The period in which a nonconforming use may be inactive is extended from 3 months to 12 months so that property owners have more time to fill a vacant space - Nonconforming buildings and uses have the ability to rebuild if damaged by an act of god such as a fire, storm, or flood • Section 10 of the ordinance amends the recently adopted procedure allowing signs in public rights -of -way, restricting the appeal of denial of such permits to the district court rather than the Board of Adjustment. This change is suggested on the advice of the City Attorney. The Board of Adjustment criteria for granting a variance (hardship, etc.) are not compatible with the (new) requirements for signs in rights -of -way. Further, it is inappropriate for the Board of Adjustment to have authority to grant use of public property. RATIONALE FOR AMENDMENT The proposed code amendment advances many of the City's goals, including the redevelopment of priority areas with high - quality, mixed use development. The creation of straight mixed use zoning is a priority implementation step recommended in the City's Comprehensive Plan, Envision Wheat Ridge, and it fulfills recommendations in adopted subarea plans, as well as the Neighborhood Revitalization Strategy (NRS). The mixed use zoning ordinance supports economic development and sustainable growth within Wheat Ridge by: • Creating a more predictable and timely review process for mixed use development • Encouraging a diverse and balanced mix of land uses throughout the City • Incentivizing mixed use and compact development patterns that support alternative modes of transportation • Promoting quality places that will attract strong households to live, shop, and dine in Wheat Ridge • Maintaining the character of existing residential neighborhoods RECOMMENDED MOTION: "I move to recommend approval of the proposed ordinance amending Chapter 26 concerning the creation of mixed use zone districts." Exhibits: 1. Proposed Ordinance ZOA- 09 -07/ Mixed Use Zoning Ordinance Exhibit 1: Proposed Ordinance CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER COUNCIL BILL NO. ORDINANCE NO. Series 2010 TITLE: AN ORDINANCE AMENDING CHAPTER 26 CONCERNING THE CREATION OF MIXED USE ZONE DISTRICTS WHEREAS, the City Council of the City of Wheat Ridge is authorized by the Home Rule Charter and the Colorado Constitution and statutes to enact and enforce ordinances for the preservation of the public health, safety and welfare; and WHEREAS, the City Council of the City of Wheat Ridge finds that the proposed amendments provide a useful tool for encouraging high - quality, mixed -use development within the City; NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1: Chapter 26 of the Wheat Ridge Code of Laws is hereby amended by the addition of a new Article XI, entitled "Mixed Use Zone Districts," to read in its entirety as follows: ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy, 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1 1. MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties that are generally within 500 feet of Interstate -70 and that are located on a commercial corridor with direct access to Interstate -70. It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article XI shall apply to: 1. Site development, 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of rezoning of the subject property to any mixed use district within this Article, and which is not a permitted use at that time under Section 26 -1111 Permitted Uses, such nonconforming use may continue to operate and exist, subject to Section 26- 120.C.6, subject to the following. 1. A structure containing a nonconforming use may expand its gross floor area by a maximum of 25 percent without requiring a change to a conforming use. 2. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the requirement for a conditional use permit. However, if an existing use is designated as a conditional use in Section 26 -1111, any expansion of that use shall require a conditional use permit (per Section 26- 1118). 3. No use that lawfully existed at the time of rezoning of the subject property to any mixed use district shall be deemed a nonconforming use due to the separation requirements established in Section 26 -1111. C. Legal nonconforming structures: Where a structure lawfully existed at the time of rezoning of the subject property to any mixed use district, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. VA D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Where standards for the MU -C TOD and MU -C Interstate sub - districts are not specifically stated, MU -C standards shall apply. F. The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. Building Height Requirements MU -C MU -C Interstate MU -C TOD MU -N Minimum height 20' 20' 20' none Maximum height Mixed use building 6 stories (90') 8 stories (118') 8 stories (118') 1 see C. below Single use building 4 stories (62') 6 stories (90') 6 stories (90') C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet. D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. E. A parapet wall may be utilized to meet the minimum height requirement. F. For buildings over 75 feet in height, see section 26- 1106.G, Upper Story Stepbacks. G. Any portion of a building that is within 100 feet of a residentially or agriculturally zoned lot that has a single- or two- family residential use shall not exceed a height of 4 stories or 62 feet, whichever is more restrictive. The 100 foot distance shall be measured from the nearest property line of the residentially or agriculturally zoned lot. This requirement shall not apply where an arterial or collector street separates the building from the residential use. Sec. 26 -1105. Building Placement and Orientation A. Principle: In order to activate streets and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrances: All buildings are encouraged to have at least one public entry that faces the primary or secondary street. 1. Within the MU -N sub - district, each building shall have at least one main public entry that faces the primary street or a public space adjacent to the building. For corner lots with more than one street frontage, the public entry may be oriented toward the corner. 3 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 1). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required, instead, build -to areas established in section 26- 1105.1' encourage buildings to be built close to the street. Building Setbacks M U -C M U -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Where abutting a residentially or agriculturally zoned lot that contains a single- or two - family residential use (see § 26- 1106.1-1 Residential Transitions): Minimum Side and Rear Setback: 10' 10' 1 -2 story building Minimum Side and Rear Setback: 15' 15' 3 story building Minimum Side and Rear Setback: 20' 20' 4 story building and higher D. Right -of -Way Encroachments: architectural elements attacnec to the builoing spade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels, subject to an approved right -of -way use permit through the Department of Public Works. Such encroachments may include window planter boxes, eaves, balconies, projecting wall signs, canopies, and awnings Figure 1: Setbacks and Build - To Area A: Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B: Side Setback: building may not encroach into this area. C: Rear Setback: building may not encroach into this area. Ell E. Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0' — 20' 0' — 12' Linear portion of build -to area that must 50% 60% contain building facade (minimum) See Figures 2 and 3 Secondary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must o 30 /0 0 30 /o contain building facade (minimum) See Figures 2 and 3 In certain instances, where the provided primary street build -to exceeds the minimum requirement, the required secondary street build -to may be reduced by an equal or lesser amount, subject to approval by the Community Development Director. pnmary ge Street Fronta v s R c 0 LL N N N T T C O N i i 50% of build-to-area Primary Street Frontage Figure 2: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary and secondary streets is occupied by a building. .9 2. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill. the requirements set forth in the table above (Figure 3). Figure 3: Build -To Area for Development Site -- with Multiple Buildings The required primary and � secondary street build -to areas may be fulfilled by more uq p . than one building. o'i n t, Build -to ' n s alo ng areyStreet _'� requirements only erco4nrr aaab /d aD sings closest to the tp are ,._. 3. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 4. Gas stations may meet build -to requirements through one or any combination of the following two elements: (1) Structure within the build -to area; (2) Canopy within the build -to area (Figures 4 and 5). Gas stations must also provide a screen wall, 30 to 42 inches in height, for 100 percent of the primary and secondary street frontage, excluding access points and where portions of the building are within the build -to area. The screen wall shall be a continuous masonry wall constructed of stone, brick, or split -face concrete block, or a combination masonry pier and decorative iron railing. There shall be a minimum 4 -foot wide landscape buffer between the screen wall and property line. -- - -. .. -- - -- -- - -- - -- I i i I °j I - Canopy j m o. o s: o _ Building + canopy = 70% of build- to area Primary Street Frontage Figure 4: Gas station build - to option The building and the canopy over the gas pumps are both utilized to meet build -to requirements. 0 v 0 0 LL v v -mo C 0 u v _. i I I I i • I ! _iI i I i I m. I ml ' o! o'I( I -6! I Canopy Or - - — —— - -- - -- - -- - -- - -- Primary Street Frontage Figure 5: Gas station build - to option The canopy over the gas pumps meets the build -to requirements and the building is setback from the street. Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materials, and its relationship to the street — is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 1 foot for every 50 linear feet of the length of the fagade. All other fagades shall have one variation in plane depth of at least 1 foot for every 100 linear feet of the length of the fagade. Any portion of a fagade that is a glass curtain wall shall be exempted from this requirement. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: 7 i i i i I i i ea - Primary Street Frontage Figure 5: Gas station build - to option The canopy over the gas pumps meets the build -to requirements and the building is setback from the street. Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materials, and its relationship to the street — is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 1 foot for every 50 linear feet of the length of the fagade. All other fagades shall have one variation in plane depth of at least 1 foot for every 100 linear feet of the length of the fagade. Any portion of a fagade that is a glass curtain wall shall be exempted from this requirement. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: 7 • Recessed entries Porticos • Upper level stepbacks Dormers Offsets in the general plane of the fagade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: Changes in wall plane or building massing Differentiation in material and /or color Higher level of detail Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels 3. Exterior Insulating Finishing System (EIFS) may be used as an accent material 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 fagade • The total amount of EIFS may not exceed 25 percent per building fagade • The allowable amount of EIFS may be consolidated on a fagade(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 percent 4. Material variation: All building fagades that face a street or public space shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 12 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. 0 D. Ground Floor Transparency 1. Retail uses: the fagade facing the primary street frontage shall be at least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 40 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 3 feet and 8 feet above the first floor finished elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 20 percent of the transparency requirement for any one fagade may be fulfilled by spandrel glass. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Drive -up windows: Where drive- throughs and drive -ups are allowed (see section 26 -1111, Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners. 2. Number of drive -up lanes: the following table specifies the maximum number of drive -uo lanes allowed by district and sub - district: Maximum Number of Drive -Up Lanes Allowed MU -C MU -C MU -C TOD MU -N Interstate Max drive -up lanes 3 no limit 1 1 3. Location of drive -up lanes: Drive -up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street. (Figure 6) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space shall incorporate the following screening elements: • A screen wall, at least 36 inches in height, with materials that are consistent with the primary building. The screen wall must meet the sight - triangle requirements in section 26 -603. • A landscaped buffer, at least 4 feet in width, between the property line and the screen wall. (Figure 7) • Where there is more than one drive -up lane, canopies or other structural elements shall be used for further screening. These screening elements shall be compatible with the architectural qualities of the main building, including materials, form, scale, and color. p 5. Screening of drive -up lanes adjacent to residentially or agriculturally zoned lots with a residential use: the landscape buffer and screening requirements for parking lots adjacent to residential uses, per section 26- 1107.C.2, shall apply. 6. The drive - through stacking requirements in section 26- 501.E.10 shall not apply. aty SvC Figure 6: Drive -up Lane Location ` Within the MU -N district and MU -C TOD sub - district, the drive -up lane may not be located between the building and the primary street. Figure 7: Drive through Screening Where a drive -up lane is visible from the ` street, a minimum 36" high screen wall and 4' wide landscape buffer are required. F. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 8) 2. Screening elements shall be composed of materials consistent with the primary building. Wood and vinyl fences shall not be allowed as screening materials. Screen walls and fences over 10 feet in length shall be bordered by a 4 foot wide landscape buffer. 3. Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 10 2. Upper story stepbacks: The following upper story stepbacks shall be required for any building in a mixed use district that abuts a residentially or agriculturally zoned lot that contains a single- or two - family residential use. The required stepbacks shall apply to any fagade, side or rear, that faces the lot with the residential use. (Figure 10) Residential Transition - Required Upper Story Stepbacks MU -C MU -N Minimum Setback - stories 1 -2 (see § 26- 1105.C) 1 -2 story building 10' 10' 3 story building 15' 15' 4 story building and higher 20' 20' Minimum Stepback - stories 3 -4 5' per story 5' per story M inimum Stepba - stories 4 and above 25' 25' 3. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. Figure 10: Residential Transition - Upper Story Stepbacks Any structure that abuts a lot with a residential structure 35' in height or less must stepback at least 5' per story for stories 2 -4, with a total stepback of 25'. Sec. 26 -1107. Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement: Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 11) 12 5. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 6. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. Figure 8: Screening Loading docks, service areas, and utility structures must be screened by walls or fences that are consistent with the primary building materials. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a street or a public space. For such fagades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story. (Figure 9) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. Figure 9: Upper Story Stepback For building facades over 75' in height that 75' face a street or public space, any portion of the facade over 75' in -i height must step back at least 10.' a i H. Residential Transitions 1. Landscaped Buffers: where new development abuts a residentially or agriculturally zoned lot that contains a single- or two - family residential use, the required setbacks in section 26- 1105.D shall apply. The required setback area shall be landscaped with grass and trees and /or shrubs. 11 Figure 11: Off - street Parking Location for Development Site with Multiple Buildings. Parking must be to the rear or side of buildings closest to the street, but is permitted in front of .: buildings interior to the N ... site. ; C. Surface Parking Buffers and Screening: 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: • Minimum 5 -foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. • A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. • Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6 -foot high view - obscuring fence, decorative wall or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and /or shrubs shall be planted within the landscape buffer. (Figure 12) 13 Figure 12: Parking Lots Adjacent to Residential Use — 4 ^ Such parking areas require a minimum 6' landscaped buffer and screen wall between the parking area and �6 residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within section 26- 501.E.5., section 26- 501.E.6, section 26- 501.E.7 and section 26- 501.E.1 1 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 20,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 3. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 13) 4. Wherever possible, especially for parking garage fagades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: Fagade articulation through change in vertical plane or a change in building material • The use of windows or false windows defined by frames, lintels, or sills • Integration of multiple building entrances • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines 14 Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthogonal, with all floors at 90 degree angles. Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary 15 r _ Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthogonal, with all floors at 90 degree angles. Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary 15 signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26 -1109. Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively — such as shared parking and parking structures — are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use Group Minimum Required Maximum Allowed Parking Parking Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square 5 spaces per 1,000 square feet feet Lodging — hotels, motels, extended stay, 1 space per 2 rooms 1.5 spaces per room bed and breakfast Office /bank 2 spaces per 1,000 5 spaces per 1,000 square feet square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit 10 spaces per 1,000 square feet 4 spaces per 1,000 MU -C and MU -C Interstate may Restaurant square feet have a maximum of 12 spaces per 1,000 square feet 5 spaces per 1,000 square feet 3 spaces per 1,000 MU -C and MU -C Interstate may Retail square feet have a maximum of 7 spaces per 1,000 square feet Theater 1 space per 5 seats 1 space per 2 seats Uses not specifically listed above shall submit a parking All other uses analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The publicly accessible route must be approved by the Community Development Director. The off -site parking agreement must be submitted for approval by iff the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Incentive for structured parking: Except within the MU -N district, a building that incorporates underground or structured parking qualifies for the higher building heights allowed for mixed use buildings in the Building Height Requirements Table in section 26- 1104.13, even if that building is not mixed use. For a development site with a free- standing parking garage, the additional building height may be applied to a building within the development site that is served by the parking structure. This height bonus shall not apply for parking structures that contain parking at the ground floor without at least one non - residential ground floor use. H. Accessible parking shall be provided in accordance with section 26- 501.E.9 I. Off - street loading shall be provided in accordance with section 26- 501.E.8 J. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 20 automobile parking spaces. No non - residential development shall provide less than 4 bicycle parking spaces. 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Bicycle parking for residential uses is encouraged to be sheltered and secured. Sec. 26 -1110. Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of a place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of -way). Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval 17 by the Community Development Director. In such cases, the parcel(s) required to meet any open space requirement must be identified and noted on the approved site plan on file in the Community Development Department. D. Minimum landscaping: at least 35 percent of the required open space area shall be composed of landscaped materials, including trees. E. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. F. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. G. Streetscaping: all new development, including expansions of an existing structure by 50 percent or more of the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape and Architectural Design Manual. H. Maintenance: the developer, its successor and /or the property owners shall be responsible for regular weeding, irrigating, fertilizing, pruning, or other maintenance of all plantings as needed in order the ensure the survival of any required landscaping. The City may require the removal and replacement of such landscaping where dead, diseased, or damaged landscaping is found. All property owners /occupants shall be responsible for the maintenance of landscaping within the portion of the public right -of- way between the back of the curb or street pavement and adjacent private property. 1. The requirements of section 26 -502 shall not apply within any mixed use zone. Sec. 26 -1111. Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in section 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be IN objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment as an interpretation request. Permitted Uses Use Group MU -C M U -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home NP NP NP P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art galleries P P P P Hospital C C C NP Parks, open space, playgrounds, and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private C C C _ C Commercial Services and Retail Adult entertainment NP NP NP NP Animal daycare, indoor with no outdoor runs or pens P P P P Bail bonds (per §26 -634) C C NP NP 19 Permitted Uses Use Group MU -C M U -C MU -C TOD MU -N Interstate Banks and financial institutions, no drive - through or P P P P drive -up Banks and financial institutions, with drive- through C P C C or drive -up Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and P P P P adult Drive -up or drive - through uses C P C C (per §26- 1106.E) Eating establishment, sit down P P P P Eating establishment, drive- C P C C through or drive -up Fast food eating establishment, C P C C drive - through or drive -up Motor fueling stations C C NP C Motor vehicles sales, outdoor NP NP NP NP display Motor vehicle sales, indoor P P C C display Outdoor storage NP NP NP NP Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, P P P P commercial Repair, rental and servicing of automobiles, no outdoor C P C C storage Retail sales — up to 20,000 gsf P P P P for one tenant space Retail sales — up to 60,000 gsf P P C C for one tenant space Retail sales — over 60,000 gsf C C NP NP for one tenant space 20 Permitted Uses Use Group MU -C MU -C Interstate MU -C TOD MU -N Veterinary clinics and hospitals, no outdoor runs or pens P P P P Hospitality and Entertainment Art studios and galleries P P P P Hotels, motels, and extended stay lodging P P P P Studios, including art, music, dance, television and radio broadcasting stations P P P P Theaters P P P P Office and Industrial Medical and dental clinics P P P P Offices P P P P Office - warehouse, no outdoor storage C C C NP Outdoor storage NP NP NP NP Restricted light industrial C C C NP Wholesale C C C C Ancillary Uses Parking facilities P P P P Temporary Uses Special events, including festivals and farmers ma rkets P P P P Key: P =Permitted C = Conditional Use (see § 26 -1117) NP = Not Permitted C. Separation requirements for drive - through /drive -up uses: Where drive - through and drive - up uses are permitted in the Permitted Use Table (section 26- 1111.13) the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 500 foot separation between fast food eating establishments with a drive - through, measured radially from any fast food drive - through use, including existing uses, regardless of zone district. 2. There shall be a minimum 500 foot separation between all other drive - through /drive -up uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive - through /drive -up use, including existing uses, regardless of zone district. 21 3. Minimum separation requirements shall only apply to properties that did not have a legal, operating drive - through /drive -up use at the time of rezoning to a mixed use zone district. D. Separation requirements for motor fueling stations: Where motor fueling stations are permitted in the Permitted Use Table (section 26- 1111.13), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 1000 foot separation between motor fueling stations, measured radially from any motor fueling station, including existing uses, regardless of zone district. 2. Minimum separation requirements shall only apply to properties that did not have a legal, operating fueling station use at the time of rezoning to a mixed use zone district. Sec. 26 -1112. Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent an important opportunity for creating quality mixed use developments that will enhance the local economy. B. Except within the MU -N District and MU -C TOD Sub - district, for development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage at the ground floor level shall contain non - residential uses. Sec. 26 -1113. Signs A. Principle: Signage should complement building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All Signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate sub - district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 7 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs, flashing signs, and LED electronic signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. In the MU -N district, illuminated signs are encouraged to be turned off when businesses are not in operation. 22 Sec. 26 -1114. Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 12 feet high. Sec. 26 -1115. Site Plan Review A. All site development within the Mixed Use Zone Districts shall be subject to the site plan review process outlined in section 26 -111. B. All site plan applications shall be reviewed for consistency with all standards within this Article and with any applicable concept plan that has been approved for the subject property. C. All approved site plans shall be kept on file in the Community Development Department. D. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. Sec. 26 -1116. Concept Plan Review A. For sites 10 acres in size or more, and for any phased site development, a concept plan application for the entire development site shall be submitted and approved by the Community Development Director prior to any site plan application(s). B. Prior to submittal of the concept plan, the applicant must complete a pre - application conference per the requirements in section 26 -104. C. For sites 10 acres in size or more, a neighborhood meeting shall be required prior to submittal of the concept plan application. The applicant shall notify all property owners within 600 feet of the development site and follow the neighborhood meeting requirements per Section 26- 109.A.1. D. After the pre - application conference and after the neighborhood meeting, if required, the concept plan application may be submitted to the Community Development Department for review. The concept plan application shall include the appropriate number of copies, to be determined at the pre - application conference, and shall include the following information: 1. The concept plan shall be prepared in a 24x36 inch format 2. Vicinity map 3. The boundary of the entire development site 4. Scale and north arrow 5. Date of map preparation and name and address of person who prepared the map 6. Proposed circulation concepts, including roads, right -of -way, access points, and sidewalks 7. Proposed building pads and preliminary land use concepts 8. Location of 100 year flood plain, if applicable 23 9. Adjoining property lot lines, building access, parking, so that development compatibility can be determined E. Upon receipt of the concept plan application, the Community Development Department shall review the application and refer the application to affected public agencies for review and comment, if applicable. F. Public comment period: For sites 10 acres in size or more, upon submittal of the concept plan application, the applicant shall notify adjacent property owners that the application is available on file at the Community Development Department for review, in a manner required for neighborhood meetings, subject to Section 26- 109.A.1. Public comments related to the proposed concept plan may be submitted to the Community Development Department within 15 days of the original date of notification. 1. During the same 15 -day notification period, the applicant shall also post a sign on all public street frontages at the development site notifying the public that the concept plan is available for review and public comment at the Community Development Department. G. The approved concept plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on file with the Community Development Department. H. Amendments to a recorded concept plan will be required to follow the same review process as the initial concept plan application. Sec. 26 -1117. Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying with the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements 10% (section 26- 1105.C) Build -to requirements 10% (section 26- 1105.E) Transparency requirements 10% (section 26- 1106.D) Block size requirement 10% (section 26- 1108.B) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% fewer parking spaces than required (section 26- 1109.13) 24 C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," specified in section 26- 115.C.3, regardless of whether the request is greater than 50 percent of the applicable development standard. Sec. 26 -1118. Conditional Use Permits A. Conditional Uses: Any use with a "C' in the permitted use table in section 26 -1111 shall only be allowed if reviewed and approved by the Community Development Department pursuant to the standards set forth below. 1. Pre - Application Meeting: prior to submittal of a conditional use permit application, the applicant shall attend a pre - application conference, as described in section 26 -104. 2. Conditional Use Permit Application: conditional use permit applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications shall conform to the submittal requirements established by the Community Development Department. 3. Conditional Use Permit Criteria: the following criteria shall be used in evaluating each application. a. The compatibility of the proposed use with the Comprehensive Plan; b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of scale, site design, and operating characteristics (including traffic generation, lighting, noise, and hours of operation); c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but not limited to visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution, and other nuisance effects, d. Amount of traffic generated and capacity and design of roadways to handle anticipated traffic; e. The incorporation and integration of architectural and landscape features to mitigate impacts from the proposed use. 4. Conditional Use Permit Approval: the Community Development Director shall have the authority to approve or deny any conditional use permit application. In approving the application, the Community Development Director may place conditions necessary to meet the criteria outlined in section 26- 1118.A.3 above. 5. A decision by the Community Development Director to deny a conditional use permit application or any conditions on approval imposed by the Community Development Director may be appealed to the Board of Adjustment in the same manner as administrative variances pursuant to section 26- 115.C.2. 6. Time Limit on Conditional Use Permits: For any applicant to exercise the right to develop a conditional use, a certificate of occupancy for development of the conditional use must be issued within three years of the date of approval. 25 Sec. 26 -1119. Definitions Except as expressly modified below, the definitions in section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: an area of land, which may contain more than one parcel, that is subject to proposed site development. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fagade: the face, or outside wall, of a building. 26 Fast food eating establishment: an eating /drinking establishment whose principal business is the sale of pre - prepared or rapidly prepared food to the customer in a ready -to- consume state for consumption either within the restaurant building or off - premises, and whose principal method of operation includes (1) the sale of all foods and beverages, even those served for consumption on- premises, in paper, plastic, or other disposable containers, or (2) service of food and beverages directly to a customer in a motor vehicle. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hard Coat Stucco: a mixture of cement or lime, sand and water, applied in one or more coats. Does not include synthetic versions of stucco such as Exterior Insulation and Finish System (EIFS). Hardscape: exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. LED /electronic sign: a sign that displays information that is illuminated by light emitting diodes (LED's), fiber optics, light bulbs, or other electric illumination devices. Mixed use development: a building or development site containing at least two different use groups in the Permitted Use Table, section 26 -1111. Office - warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or passive leisure use. May be landscaped or hardscaped. Does not include roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: a paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually include the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. 27 Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street: the street toward which building entrances, pedestrian features, and site amenities are oriented, and along which service, loading, and parking uses are discouraged. Each building shall have a defined primary street that is approved by the Community Development Director. Primary street frontage: the property line of a parcel or development site which is directly adjacent to and parallel to the primary street. Public realm: all areas to which the public has access, including streets, sidewalks, rights - of -ways, parks, plazas, and other publicly accessible open spaces. Public space: a physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing land uses that fall under the same use group in the Permitted Use Table, section 26 -1111. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought' in the review process chart, section 26 -106. The community development department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale-by retailers. Window display graphics: artistic graphic displays that are mounted within a window or glass panel, that contain no text, and that are not utilized as commercial signage. 29 Section 2: Section 26 -104 of the Code is amended to read: Sec. 26 -104. Preapplication conference. Prior to the formal submittal of any request for approval to proceed with site development, an informal preapplication conference shall be held between the applicant and the community development department staff. This conference will serve to acquaint the applicant with the requirements of this chapter and to allow staff to become familiar with the applicant's development intent and design philosophy. A schematic site plan and building concept drawings will aid in discussion at this conference; however applicants are encouraged not to prepare detailed designs which might require extensive revision as a result of the preapplication conference. An applicant should bring the following information in a brief summary: • General proiect concept and information: includina the location: of the • Specific uses proposed, and intensity of use proposed (floor area and parking demand). • Proposed construction timing. • General concepts concerning building size and exterior materials and site plan concepts. • An exterior materials package including roof material and color, wall treatment, glass and glazing. • Site p an GOnGepts inGluding sate organization, landscaping, irrigation grad lighting any signs. A site plan drawing depicting he location of loading areas, and the location and size (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03) Section 3: Section 26 -106 of the Code is amended to read: Sec. 26 -106. Review process chart. TABLE INSET: Approval Requested Pre- Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Site Plan ° x A A § 26 -111 Mixed Use Concept X sX A § 26 -1116 Plan Mixed Use Conditional Use X A § 26 -1118 Permit Major Subdivision X H H URA § 26 -404.0 IE Approval Requested Pre- Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Minor Subdivision X H H URA § 26 -404.13 (w /dedications) Minor Subdivision X H URA Appeal to CC § (w /o dedications) 26 -404.13 Minor Plat Correction, Amendment, X A § 26 -409 Revision Lot Line Adjustment X A § 26 -410 Consolidation Plat X H H URA § 26 -404.D (w /dedication) Consolidation Plat 4X A URA § 26 -117 (w /o dedication) Planned Development: Outline X X H H URA 2 ART III Development Plan (ODP) ART III Planned Development: Final X A URA Development Plan (FDP) Planned Development: Outline X X H H URA 2 ART III Development Plan Amendment Planned Development: Final X A URA ART III Development Plan Amendment Rezoning, Private X X H H URA 2 § 26 -112 Rezoning, City X H H URA z § 26 -113 § 26 -114 Special Use X X A H URA Appeal to CC Variance -- A A Appeal to BOA § Administrative 26 -115.0 Variance - -Non- H URA § 26 -115.0 administrative Temporary Permit H A § 26 -115.D Appeal to BOA § Interpretation A 26-115.E 31 Approval Requested Pre - Application Final Notes Staff Neighborhood Staff PC CC BOA URPC Administrative Appeal to CC § Adjustments to the A Official Zoning Map 26 -119.E Historic Designation H URA ART IX Planned Bldg. Group 4 A H A 3 § 26 -116 Floodplain Permit -- A § 26 -806 Class Floodplain Permit -- a H § 26 -806 Class II Right -of -way Vacation X H H URAT § 26 -118 1 If five or fewer parcels, minor subdivision process applies. If more than five parcels, major subdivision process applies. 2 Right of protest applies: Section 26 -112.F 3 If four or more buildings are proposed, then Planning Commission review is required. 4 A pre - application may not be required based on the complexity of the project. 5 Neighborhood meetings for mixed use concept plan applications are required only for sites of 10 acres in size or larger Key: PC: Planning commission CC: City council BOA: Board of adjustment X: Meeting required H: Public hearing required A: Administrative review URPC: Urban Renweal Plan compliance required: If "A" is noted, administrative review, if "URA" is noted, review by Wheat Ridge Urban Renewal Authority is required -- see section 26 -226. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1244, § 1, 2- 11 -02; Ord. No. 1251, § 1, 6- 10-02; Ord. No. 1291, § 2, 5- 27 -03; Ord. No. 1316, § 2, 1- 12 -04; Ord. No. 1352, § 5, 9- 26 -05, Ord. No. 1383, § 7, 5- 14 -07, Ord. No. 1430, § 4, 2- 23 -09) Section 4: Section 26 -111 of the Code is amended to read: Sec. 26 -111. Site plan review. A. Application. The requirements of this section apply to site development on property for which the use proposed is a use by right, is other than a single - family dwelling or one - duplex dwelling, and for which subdivision or planned development district approval is not sought. The requirements for site plans required in planned development zone districts are found in those district regulations. This section establishes the purpose, graphic and informational requirements for site development pkvm review required in instances other than planned development districts, including all ``site development within any mixed use zone district established in Article 11. 32 B. Purpose. Th The site plan review process provides site relationship and architectural information for decisionmakers to consider in deciding upon applications for use and development. It is intended to illustrate site design elements, architectural character and consideration of engineering issues to the extent that the potential character and possible impacts are more clearly definable. It can provide the basis for building permit review, certificate of occupancy review, and future zoning enforcement. The plan will be part of the case file and record. C. Preapplication conference. Prior to any building permit or site plan application, the applicant must participate in `a preapplication conference, as described in section 26 -104. C. o40 ents 1. Site plan. 1 a The site plan shall be prepared in a 24 x 36 -inch format. 2 ' b. Vicinity map. -q,. - c. The boundary of the site described in bearings and distances and existing and proposed lot lines. 4'''d. Legal description of the site matching the certified survey. 6., e. Signed surveyor's certification. 6 f. Scale and north arrow. 7. g Date of map preparation and name and address of person who prepared map. 8. -h. Location of 100 -year floodplain, if applicable. 9. i. Existing and proposed contours at two -foot intervals. 10: j. Location of all existing and proposed: an (1) Fences, walls or screen plantings and their type and height; b. (2) Exterior lighting, location, height and type; E (3) Signs, including type, height and size; Ck (4) Open space, Uandscaping and special buffers, including type and coverage; e. (5) Parking and loading areas, handicap parking areas; (6) Easements and rights -of -way; g. (7) Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; W (8) Buildings to be developed or retained on the site, including possible use, height, size, floor area, setback dimensions and type of construction; 6 (9) Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, acceleration /deceleration lanes; t (10) Curbs, gutters, sidewalks, bike paths; JE (11) Location of trash containers and method of screening, if any; (12) Areas to be used for outside work areas, storage or display and method of screening, if any. 11: k. Adjoining property lot lines, buildings, access, parking, so that development compatibility can be determined. 42. '1. Other information which shall be in written or tabular form, including: 33 a. (1) Statement of proposed zoning and any conditions, b: (2) Statement of proposed uses; E (3) Site data (numeric and percentage) in tabular form, including: • Total area of property, gross and net; • Building coverage; • Landscape coverage; • Total lot coverage by all structures and paving; • Number of parking spaces required and provided; • Gross floor area; and • Number of residential units and density (if applicable) 44. m; In addition to the information included on the site plan document, the following supportive information may be required: a(1); Drainage plan; b (2) Elevations and perspective drawings; s (3) Traffic impact report. Architectural elevations shall be prepared in a 24x36 inch format; .Detailed elevations for each facade of proposed building(s), clearly labeled; Notes (indicating all proposed materials and colors; Depictions and labeling of all transparent areas; Labeled dimensions of building height, floor-to -floor heights, and building f. Elevations for any accessory appurtenance such as trash enclosures, with materials clearly labeled. 3. Landscape Plan a. The landscape plan shall be prepared in a 24x36 inch format; b. Location and dimensions of all open space areas, including minimum required usable open space for site development within a mixed use zone district; c. Proposed materials for all landscaped and hardscaped areas; d. Location and type of all trees and other plantings; e. Schedule of proposed plantings; f. Table showing open space or landscape area required and provided. (Ord. No. 2001 - 1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03) Section 5: Section 26 -112 of the Code is amended to read: Sec. 26 -112. Private rezoning. A. Purpose. A change of any zone district as shown on the official zoning map is permitted only when it is consistent with the goals and policies of the Wheat Ridge Comprehensive Plan and promotes the general welfare of the community. If a proposed 34 amendment is not consistent with the comprehensive plan, then the request may only be approved if the applicant demonstrates that the request is justified because of changed or changing conditions in the particular area or in the city in general, or the rezone is necessary to correct a manifest error in the existing zone classification. A manifest error may include, but may not be limited to, one (1) or more of the following: 1. Mapping errors, including incorrect boundary location or incorrect zone designation, or 2. Ordinance errors, including incorrect zone designation, legal description error or typographical errors. The final decision on a change of zone expressly rests in the exercise of the discretion of the city council and all applicants are advised there is no right to a change of zone of property. B. Applicability. The requirements of this section shall be applicable throughout the boundaries of the City of Wheat Ridge and to any areas that are proposed to be annexed to the city where one (1) of the following is proposed: 1. Change of zone of a parcel of land from one (1) zone district classification to another zone district. 2. Changing of the conditions of an existing zone district where those conditions were specifically established by a previous rezoning ordinance. 3. Changes to a planned development preliminary or final development plan, including density (units per acre), intensity (floor area ratio), an increase or change of uses, or other changes which constitute a substantial change in character of development as determined by the director of community development. 4. In the event an applicant for site development or rezoning, other than within: or to a mixed use zone district, owns adjacent property which, taken together with the property which is the subject of the application totals more than one (1) acre, the applicant must process the application as a planned development under article III. (Ord. No. 2001 - 1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03, Ord. No. 1299, § 2, 7- 14 -03; Ord. No. 1352, § 2, 9- 26 -05; Ord. No. 1383, § 2, 5 -14 -2007) Section 6: Section 26 -116 of the Code is amended to read: Sec. 26 -116. Planned building groups (PBG). A. Purpose. The primary purpose of this provision is to allow flexibility and diversification in the location of structures and the design and land use of a lot held under single or common ownership by permitting more than one (1) main structure to be constructed thereon. It promotes better overall utilization of a building site by promoting improved vehicular and pedestrian circulation and access, more efficient layout of 35 parking and a better overall landscape and architectural design scheme for the total site, while at the same time ensuring adequate standards relating to public health, safety, welfare and convenience in the use and occupancy of buildings and facilities in planning building groups. B. Scope and limitations. The procedures and provisions set forth in this section shall be applicable to all zone districts except planned development zone districts and mixed use zone districts, as those district regulations provide for multiple main structures on a lot under different procedures and provisions. It is not intended for this provision to be used to circumvent the requirements of the zoning ordinance for lot perimeter setbacks, lot size, lot coverage, residential density or any other provisions of the zoning ordinance except the requirement that only one (1) main building is permitted on one (1) lot. It also shall not be construed to waive any provisions of the subdivision regulations. Any subsequent division of a lot developed in accordance with the provisions set forth herein shall be required to meet all subdivision requirements. C. Application procedures. All applications for planned building groups shall be filed with the department of community development by the owner of the entire land area to be included and shall be accompanied by the fee set forth in Appendix A (which is on file and available for inspection in the office of the city clerk), adequate proof of ownership, a certified survey of the parcel, and a site plan under section 26 -111. All applications shall be reviewed by the department of community development for completeness and, if found to be complete, shall be transmitted to any other agency which might be affected. Any such agency may transmit comments and recommendations to the department of community development. The director of community development and /or the planning commission shall consider such agency comments and recommendations when establishing necessary conditions and limitations when acting upon applications. (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1352, § 3, 9- 26 -05; Ord. No. 1383, § 5, 5- 14 -07) Section 7: Section 26 -120 of the Code is amended to read: Sec. 26 -120. Nonconforming lots, uses and structures. A. Scope and intent: 1. Within the districts created by the adoption of this zoning code, or by the adoption of amendments, there may exist lots, structures or uses of land and structures which were legal prior to the time of the adoption or amendment of this chapter but which are now prohibited or regulated. It is the intent of this chapter to permit these nonconformities to continue until they are voluntarily removed, or until they are amortized, but not to encourage their survival. It is further intended that these nonconformities will not be enlarged, expanded, or extended, nor will they be used as grounds for adding other uses or structures prohibited in the district. In cases 36 where a nonconformity constitutes an eminent public safety hazard or threat, the nonconforming situation may be ordered corrected or removed. 2. Any building or structure for which a building permit has been issued or a use of land or structure for which a use permit has been granted prior to the effective date of enactment or amendment of this chapter which created the nonconformity may be completed and used in accordance with the plans, specifications and permit on which the building or use permit was granted, if construction in the case of a building, or occupancy in the case of use, is commenced within sixty (60) days after the issuance of the permit and diligently carried to completion or occupancy. B. Nonconforming lots of record: In any district in which single - family dwellings are permitted, a single - family residence and customary accessory buildings may be erected on any single lot of record, provided that the lot is in separate ownership and not of continuous frontage with other lots under the same ownership. This provision shall apply even though the lot fails to meet the requirements of the district in which it is located for area, width, or both; provided, however, that the requirements of the district for minimum yard dimensions and lot coverage shall be met. If two (2) or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record, and part or all of the lots do not meet the requirements of the district in which they are located as to minimum area or frontage or both, the lands shall be considered to be an undivided parcel and no portion of the parcel shall be sold or used in a manner which diminishes compliance with minimum lot width and area requirements. C. Nonconforming structures and uses. Where a structure or use lawfully existed at the time of the adoption or amendment of this chapter which could not be built or maintained under the current requirements of this chapter because of lot area, lot coverage, required yards or the location of the structure on the lot, such structure or use may be continued so long as it remains otherwise lawful, subject to the following. 1. Any one- or two - family dwelling structure or customary accessory structures may be enlarged, altered or added to provided that all lot coverage requirements of the zoning district in which the structure is located are met, and provided that the enlargement, alteration or addition does not increase the extent of nonconforming setbacks by encroaching beyond the existing setback line. In instances of corner lots, no enlargement, alteration or addition shall be permitted to encroach within the minimum sight distance triangle as set forth in subsection 26 -603B. In addition, no enlargement, alteration or addition which extends within the nonconforming area shall result in the development of any additional dwelling units. 2. If any structure or nonconforming portion thereof is demolished or reconstructed by the owner to an extent of more than fifty (50) percent of its replacement cost, it shall not be reconstructed except in conformity with the applicable provisions of this chapter. 37 3. If any structure should for any reason be moved from its location at the time of adoption or amendment of this chapter, it shall conform to the provisions of the district in which it is located after it is moved. 4. No existing structure devoted to a use not permitted by this chapter in the district in which located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located. Any nonconforming use may be extended throughout any part of the building which was designed or arranged for such use at the time of adoption or amendment of this chapter, but no such use shall be extended to occupy any land outside such building. In addition, no such use shall be extended to any portion of the property outside of any building which was not used for said nonconforming use at the time of the adoption or amendment of this chapter creating said nonconforming use. 6. Whenever any nonconforming use of a structure, or land, or a structure and land in combination is discontinued for twelve (12) consecutive months sixty(60) when g ove rnm e n t ac ;..,:. aGG -s t the,.,, Gp : yT the structure, or structure and premises in combination shall not thereafter be devoted to a use not permitted in the district in which is located. Nonconforming residential structures and uses are exempt from the provisions of this subparagraph. Rezoning or special use permit applications for properties which are nonconforming uses at the time of application, and where these applications are intended to bring the nonconforming use into use conformance, shall not be charged application fees or be required to reimburse the city for direct expenses related to the application review process. 7. Setback encroachments for accessory buildings may be allowed where the principal structure encroaches into required setbacks in accordance with section 26 -625. PH is rendered conforming D. Repairs and maintenance: On any nonconforming structure or portion of a structure containing a nonconforming use, work may be done during any one (1) year period on ordinary repairs, or on repair and replacement of nonbearing wall fixtures, wiring or M, plumbing; provided that the cubic content existing when it became nonconforming is not increased. If a nonconforming structure or portion of a structure devoted to a nonconforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and it is declared by the director of community development to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, rebuilt or repaired except in conformity with the regulations of the district in which it is located. Nothing in this chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof declared to be unsafe by any official charged with protection of the public safety. E. Exceptions: 1. Government actions. Whenever the City of Wheat Ridge or the State of Colorado shall, through a purchase, condemnation or a required dedication of land for street widening or extension purposes, cause any lot, structure or use maintained upon that lot to become nonconforming in the areas of setback, area of lot, or parking and landscape requirements, the existing lot, structure or use, which would otherwise become nonconforming, shall be considered conforming, subject to the following: a. The nonconformity that was created by street right -of -way widening or extension was not anticipated by adopted plans which were in effect as of the date of commencement of the original construction or use, and b. Any nonconformity other than those created by the above - described governmental action, and which existed prior to the date of the governmental action, shall be considered a nonconformity which is subject to the remaining provisions of this section. 2. Variances and waivers. Any lot or structure which is granted a variance or waiver in accordance with section 26 -115 shall not be deemed a nonconforming lot or structure. 3. Private roadways. Dwellings or other structures existing in the City of Wheat Ridge on private roads or legally recorded easements shall not be considered to be nonconforming by virtue of such cases. F. Miscellaneous nonconformities: Existing uses and /or developed lands which are nonconforming due to ingress /egress, landscaping, parking, signage or public improvements may be continued notwithstanding the provisions of subsections C. and D., above; provided, however, that any reconstruction, enlargement or addition meets the specific nonconforming provisions related to the particular nonconformity as specified in the appropriate section. (See section 26 -501 for parking and ingress /egress; section 26 -502 for landscaping; article VII for signs; and section 26 -110 for public improvements.) (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1288, §§ 1, 2, 5- 12 -03; Ord. No. 1448, § 1, 8- 24 -09) 39 Section 8: Section 26 -301 of the Code is amended to read: Sec. 26 -301. Scope and application. A. There is hereby created a Planned Development District to further promote the public health, safety and general welfare by permitting greater flexibility and innovation in land development based upon a comprehensive, integrated plan. For the purpose of ensuring maximum flexibility of this district, the district is divided into the following planned development zone district categories, based on the primary land use of a proposed development plan or portion thereof: 1. Planned Residential Development - -PRD. 2. Planned Commercial Development - -PCD. 3. Planned Industrial Development - -PID. 4. Planned Hospital Development - -PHD. 5. Planned Mixed Used Development- -PMUD. By creating the above zone district categories, the city council recognizes that these zone district categories may exist singly or in combination within any approved planned development. B. On and after the effective date of this chapter as set forth in section 26 -1003, all applications for private rezoning under section 26 -112 for properties in excess of one (1) acre (for rezoning to residential or industrial zones), and all applications for private rezoning to any commercial district, with the exception of a rezoning to any mixed use district, shall be required to request rezoning to one (1) of the listed planned development zone district categories. The procedure for review of any planned development application shall be that for private rezoning at section 26 -112. A Planned Development District may be approved for any single use or any combination of uses; provided, that the intent and purposes of this section are met, and that the general health, safety and welfare of the community are advanced through its approval. This section shall apply to: 1. Any new application for a rezoning to a Planned Development District. 2. Any application for amendment to an existing planned development zone district. (Ord. No. 2001 - 1215, § 1, 2- 26 -01, Ord. No. 1319, § 1, 4- 12 -04) Section 9: Section 26 -610 of the Code is amended to read: Sec. 26 -610. Building lots. Every building or structure hereafter erected within the city shall be located on a lot, as defined herein, and in no instance shall there be more than one (1) main building on one (1) lot except as permitted within a Planned Development District, within a mixed use district, or as permitted as a planned building group (PBG). (Ord. No. 2001 -1215, § 1, 2- 26 -01) 01 Section 10: Section 26 -708 of the Code is amended to read: Sec. 26 -708. Miscellaneous provisions. E. Master sign plan. 1. The planning commission may approve a master sign plan for any existing or proposed commercial, mixed use, or industrial development of at least two (2) acres or more in size which is under unified control either by ownership, legal association or leasehold. 2. The intent and purpose is to encourage well - planned and designed signage within a large multiple building or multiple use complex which expresses unification and integration by elements of architectural style, size, color, placement and lighting while at the same time allowing for reasonable individual business identification. An additional purpose is to encourage the elimination of existing nonconforming signs. The planning commission may grant as a bonus for well- designed plans additional signs and /or up to a fifty (50) percent increase in maximum square footage for each sign, and /or may permit signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose of this subsection relating to unification and integration of signage. 3. Once approved at a public hearing by planning commission, all master sign plans shall be recorded with the Jefferson County Recorder's Office and shall constitute a covenant and must be complied with by all owners, proprietors, lessees or assigns, whether current or future. No substantial variation from the plan shall be permitted without planning commission approval. Noticing requirements for a master sign plan process shall follow the procedures outlined in section 26 -109. F. Signs in the right -of -way. 1. The community development director and public works director may jointly approve freestanding signs which are otherwise permitted to advertise a property, to be located in the public right -of -way immediately adjacent to that property, subject to all of the following criteria: a. there are no viable alternative locations on the subject property; b. the sign is for a property with commercial or mixed use zoning; c. the sign will be within right -of -way that is immediately adjacent to the subject property, d. the sign is not in the right -of -way of a state highway; e. there are no immediate plans for widening the street as identified in the 5- year Capital Investment Program (CIP) or planning documents; f. the sign is not for a site being completely redeveloped with new construction, in which case the proposed design should incorporate the sign on site, g. no underground utilities, except for electricity, exist in the proposed location for the sign; h. the sign does not obstruct the sidewalk or vehicular traffic; 41 i. the sign complies with sight distance triangle requirements per section 26- 603.6; j. the sign is not located in the landscape buffer or amenity zone located between the back of curb and the sidewalk; k. the sign is not a pole sign, and 1. the sign must exclusively advertise or identify the business or operation located only on the immediately adjacent property for which sign is permitted. 2. Signs that meet the above criteria shall obtain a sign permit through the community development department and a right -of -way use permit through the 3'r district must (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 11: Section 26 -710 of the Code is amended to read: Sec. 26 -710. Commercial, industrial and mixed use zone districts sign standards chart. TABLE INSET: TABLE 1. SIGN STANDARDS IN COMMERCIAL, INDUSTRIAL AND MIXED USE DISTRICTS (NC, RC, C -1, C -2, I, MU -C, MU -C TOD, MU -C Interstate, MU -N) (Ord. No. 2001 -1215, § 1, 2- 26 -01; Ord. No. 1396, § 1, 7- 23 -07) Section 12: Safety Clause The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. 42 Section 13: Severability' Conflictinq Ordinances Repealed If any section, subsection or clause of the ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of the ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 14: Effective Date This Ordinance shall take effect fifteen days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on this 23rd day of August, 2010, ordered it published with Public Hearing and consideration of final passage set for Monday, September 13th, 2010 at 7:00 p.m., in the Council Chambers, 7500 West 29 Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this 13th day of September, 2010. SIGNED by the Mayor on this day of 2010. Jerry DiTullio, Mayor ATTEST: Michael Snow, City Clerk Approved As To Form Gerald E. Dahl, City Attorney First Publication: Second Publication: Wheat Ridge Transcript: Effective Date: 43 PUBLIC HEARING ROSTER CITY OF WHEAT RIDGE PLANNING COMMISSION August 5, 2010 Case No. ZOA- 09 -07: An ordinance amending Chapter 26 concerning the creation of mixed use zone districts. Name Address In favor /Opposed R ILL HAAAP Lt UEUJ E LL. W, R �t"ctc� yC)tiCm�tr.i •�e�"ifb PUl!+�i G: "1PNtf'^ — V ✓OK �urE2E» �Nra 6COXD BY SFIRP1H Sy0t,11UTER- AT Pzfbvw /NC C 1oA1 l 11vC- /3UGvST S, �0�0 — OASE A10, 2619-09 -67 WHEAT RIDGE Ji partners In aVibrant wheat Ridge T,. August 3, 2010 Mr. Richard Matthews, Chairman Members of the Planning Commission City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, CO 80033 Dear Chairman Matthews and Commissioners: The Board of Directors of Wheat Ridge 2020 (W'R2020) wishes to express support for the proposed mixed use zoning code ordinance. The process for drafting the ordinance was inclusive and included numerous opportunities for public and property owner comment and negotiation. Board members and staff participated in the development of the regulations and commend the Community Development Department, Planning Commission and City Council for pursuing a progressive land use and urban design framework for the City's commercial corridors. The new regulations represent a significant step in setting the stage for corridor revitalization by creating an environment to further implement the visions of the comprehensive plan and the urban renewal districts. Additionally, the proposed zoning supports several of the goals of the Neighborhood Revitalization Strategy and the WR2020 Strategic Plan, including progressive policy and regulatory change and encouraging business development. In closing, thank you for your efforts in promoting quality development in our community. Sincerely, Britta Fisher Executive Director I'.0. GUX 1 h,fi III 1 lUl)(iI CO 80031 -1268 1C'V%'b V.A � H 611 I, I DG F 2 020.o kG p1 is T)O 2 S 1030 t AX; 10"')1093.3- Mixed Use Zoning Envision WHEAT RIDGE ♦ vi.. s.. w on v...,. — Subarea Plans: Northwest `Subarea'TOD, Wadsworth Corridor OrW=t Mixed Use Zoning ��Wheae i�v.S�: Mixed Use Zoning standards — Incentivize redevelopment: potential f/ WIZa d for city- initiated rezonings �-W Mixed Use Zoning Commission and City Council W h""eac (2Edge Mixed Use Zoning Development (i uu) — MU -C Interstate (on commercial corridor within 500' of 1 -70) Mixed Use Zoning I jw�ti Mixed Use District vrPUVm over 75' high Sp.,., such ' as a plaza — 4-story max within 100 feet of low-density residential wheat. iclge Mixed Use District Maximum 20 1 2(y 6 stories (901 I 6stodes sa MH s � S. s s X: raY �F�F aago b2�s�yi.:U K � k, �iiy%..2 00 00 8 e 08 • e- • •e a Mixed Use District • Exemption from separation requirements for master planned mixed use development tx '�Wlxat i<1{�e Mixed Use District s r r �, t v 5, wa'tNser �k rrJ u I kN ! lY ''lnlif „7Itirhf' h�Or�, -r H/"b "�j x rf kRYR` ✓f>hYi 9 A'Y-0*4nl'J lry i f(' 9A rP r4JrN8Y c i r 1! Y Np r r ^� �p { � ��tipgs7J�, �, � 'r�'f,�on�itio�tat�+��te��diF onSf of Petpa�t#ed Condnional Use ; 'separation Dnve -o'p uses not Conditional Permitted '- Conditional Conditional Use ' fast food wtth'S00' Use Use with 900; -with 500' separation "` - ` "separation separation `Drive -up uses, - Conditional Use Permitted Conditional Conditional Use fast food with 500'- Use Use with 500' with 500' separation separation separation Whea[ Rj!jb�e Mixed Use District consecutive months Mixed Use Zoni rwg=tie Z pUDYJl RJ Cn C® diS(oM B C if Lift& _illq _ _ffiv6ws - T �"� 20 i b r 0 Nod 1 4 Chu cd c �.0 w� t A-t � s ✓ CIO ✓ lbw ✓ � d� ✓ To� �wz Lo- Te q Ell' e, /hse&trj'AbA_ LP cotes ,� - X�-� - 4 o �K -.CAP 1-[ _ r o t dQ iF —— w rimed e� A 'a City of Wheat �clge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: June 25, 2010 (for July 15"' Planning Commission Meeting) SUBJECT: Mixed Use Zone Districts - Project Update Since our last study session on the topic of mixed use zoning, held June 3` staff held a study session with City Council and made significant progress finalizing Draft 3, which should be released for public review on July 2 "d . We would like to follow -up on a few items that will be in Draft 3 and update the Planning Commission on the conversation about legislative rezoning that staff had with City Council at their June 21 sc study session. Mixed Use Requirements for Large Sites At the June 3` study session, staff requested input from Planning Commission on a requirement in Draft 2 that required mixed use development for sites 5 acres and larger. The mixed use task force expressed concern that this was too restrictive and could potentially preclude development that the city might like to see on certain sites (even if the development was all one use, such as office), and could also make leasing difficult over the life of a project. The task force encouraged staff to either remove the provision or at least expand the size cut -off to sites larger than 5 acres, perhaps larger than 10 acres. After much consideration on this topic, staff decided to remove the requirement for mixed use for large sites (of any size) for the following reasons: - The approach of the code has been to incentivize, and not require, mixed use. Draft 3 has three primary incentives for mixed use development that we believe will be effective, including reductions in open space, a 2 -story height bonus, and exemptions from drive - thru separation requirements. It could be very difficult to enforce mixed use requirements, especially over the long term. Many large mixed use developments will be split into smaller parcels. For example, for a two- parcel site: if one parcel had office use developed on it as a first phase of development, then the second parcel would only be able to have a non - office use. Staff had difficulty figuring out how this could be enforced, especially over several years. Deed restrictions or other legal methods to ensure mixed use within the same development could be complicated to administer and could ultimately make the leasing of certain buildings very difficult. - Finally, given the possibility of legislative rezoning in some areas (see more below on this topic), staff thinks it is important to retain flexibility for sites that currently do not have mixed use requirements. Public Input Process Based on input received from the Planning Commission on June 3` staff added a few opportunities for public comment on large development sites. The following items will be incorporated in Draft 3, for sites over 10 acres only: - Neighborhood Meeting: there will be a neighborhood meeting prior to submittal of the concept plan for property owners within a 600' radius (to follow the process of the current neighborhood meeting requirement in the zoning code). - Public Comment Period: after a concept plan is submitted, everyone within a 300' radius will receive written notification that the plan is available for review at the Community Development Department. The public will have a 15 -day period to review the development proposal and submit comments. A sign with this information will also be posted on site for the 15 days, so that others have the opportunity to view the plans and comment. These provisions for public input were presented to City Council at the June 21 Study Session and staff received positive feedback from City Council. Legislative Rezoning Process In meetings held earlier this year with property owners in areas prioritized for mixed use redevelopment, staff included information on the possibility of city- initiated, or legislative, rezonings. In some areas, particularly the Wadsworth corridor, property owners expressed significant interest. Staff made it clear to property owners that the mixed use code would be written and adopted as a first step, with any legislative rezonings occurring as a separate process with further property -owner input. Currently, we hope to have the new code adopted by early September. Given this timeline, staff proposed the following process to move forward with potential legislative rezonings to City Council: - 38 Avenue: no immediate action at this time. Community Development will be conducting a Subarea Plan for 38` between Sheridan and Wadsworth this fall. The findings in the plan can help inform what areas of the corridor — whether it is the whole stretch, or just certain nodes — make the most sense for possible legislative rezoning. - Kipling corridor: no immediate action at this time. Renewal Wheat Ridge (RWR) is completing its strategic planning. Kipling is one of its priority areas, so planning staff recommends waiting to move forward with any city- initiated rezoning until there are more concrete plans from RWR for this area. - Wadsworth corridor (between 38 and 44 Aves): hold a meeting with property owners in September, after adoption of the code, to show them the final version of the code and have a conversation about the potential advantages of legislative rezoning. After the meeting, owners would have a set period — most likely one month — to ask questions and let staff know their interested in being rezoned by the city. After that input is received, staff would propose a rezoning map to City Council at a study session in the fall. 2 TOD area: owners in this portion of the city are generally supportive of the new zoning, at least in the long term. There is at least one major land owner interested in city - initiated rezoning, and potentially others. Staff proposes meeting with the owners in this area in September and following a process similar to that for Wadsworth, depending on owner input received. City Council was supportive of the above proposals and gave staff approval to move forward with meetings on Wadsworth and the TOD area after adoption of the code. Next Steps /Code Adoption Draft 3 should be released for public review on July 2 "d . Staff will forward copies of Draft 3 to Planning Commission as well. The intent is that this is the last draft, with most content in its final form. Staff will use July to finalize the ordinance and has tentatively set the following schedule for adoption of the mixed use code: - August 5 Planning Commission Public Hearing - August 23` City Council First Reading - September 13 ` City Council Second Reading/Public Hearing I`- yx City of Wheat u 11 ia' TO: The Mayor and City Council THROUGH: Randy Young, City Manager Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner 11 DATE: June 11, 2010 (for June 21 Study Session) SUBJECT: Mixed Use Zone Districts Introduction Planning Division staff started work on a new mixed use zoning code in January, 2010. The formation of "straight" mixed use zone districts — as opposed to planned developments (PDs) — is a priority implementation step in Envision Wheat Ridge, the comprehensive plan adopted in 2009. The intent is for these districts to provide a more predictable, streamlined development process and encourage mixed use development within targeted areas of the City, Staff has made significant progress on the new code_ The second draft was released For public p . project - . , m. review at the end of April and is available for review at the pro eet websrte wyvw wtmrxe us�.c<? Since that time, the mixed use zoning task force, public input, and Planning Commission study sessions have provided information for a series of revisions that will shape Draft 3, which we hope to release at the end of June or early July. Staff will forward copies of Draft 3 to City Council at that time, Draft 3 is anticipated as the last draft, thus we would like to update City Council on important issues in the code prior to its release. We plan to make small revisions throughout the summer and have the code ready for adoption by late summer or early fall. At this time, the process includes drafting and adopting a new mixed use code only (i.e. no rezonings). However, in our outreach with property owners, the topic of potential legislative rezoning has become an important one. and staff would tike to discuss a recommended strategy for City - initiated zoning map changes to the new mixed use districts in specific areas. This memo is structured as follows! 1. Introduction 2. Process Overview 3. Overview of Major Code Content A. Districts and sub - districts B. Building height Mixed Use Zoning June 11, 2010 Page 2 C. Residential transitions D. Auto - oriented uses E. Nonconforming properties F. Development review process 4. Legislative Rezoning Recommendations Process Overview Drafts 1 and 2 of the mixed use code have included information and input from many different parties, The following summarizes the primary means by which planning staff has received input on the new code: Input from Property Owners in Targeted Mixed Use Areas From January through April, Community Development hosted a series of meetings with property owners in the following four geographic areas that are envisioned for the new - zoning: • Wadsworth between 38` and 44 °i Avenues • Ward Road TOD Kipling north of 44` Avenue 38 Avenue between Sheridan and Wadsworth At these meetings, surveys were distributed to ask for input on important topics including building height, what auto - oriented uses should be allowed, and how to treat nonconforming properties. Public Input Since February, thanks to funding from LiveWell Wheat Ridge, a website dedicated to the mixed use zoning project has been available for public use: ww w w .wrmixedtuse.com . The website includes a survey with questions about important items in the code, drafts of the code, and a community photo journal where people can post photos of the types of development that they would like to see in Wheat Ridge. Since February, over 350 people have visited the site and 14 users completed the survey, the results of which stafftabulated and analyzed. Community Development also hosted a City -wide open house, to which all citizens were invited, on May 12, Notification for the meeting was posted on the official City website, the mixed use project website, the Channel 8 community bulletin board, a Your Hub article was published. Attendees were able to view content from Draft 2, ask questions of staff, and complete surveys and comments cards on important issues related to the new code. Approximately 35 people attended the event. Mixed Use Zoning Technical Task Force In order to receive input fi - om likely end -users of the code, planning staff formed a small technical task force of developers, designers, property owners, and real estate brokers. The eight- member learn met three times throughout the sprung and provided invaluable feedback on all of the content in the draft code. The task force members are: Tom Bevans— real estate broker at CB Richard rllis with years of brokerage experience for retail and commercial space in the Denver metro area Mixed Use Zoning June 11, 2010 Page 3 • Elizabeth Johnson -- Wheat Ridge resident and senior architect at Odell Architects, where she has experience designing affordable housing and mixed use projects • John Livaditis — real estate broker at AXIO Commercial Real Estate with years of brokerage experience for retail and commercial space in the Denver metro area • Mike Pharo — a land planner and owner of Michael Pharo Associates who has worked on several commercial development projects in Wheat Ridge • Bruce McLennan — an architect and managing principal at SEM Architects, who has worked on several large mixed use and commercial developments in the metro area • Brian Mott — a developer at IBC Holding, which focuses on industrial property, and a property owner in the TOD area/Northwest Subarea • John Reinsma — senior development manager with Weston Development Solutions, a development company with projects across the globe, with expertise in redeveloping brownfield sites. Weston is also the developer for the urban renewal site at 44 and Wadsworth • Denise Waddell — President of First Sank Wheat Ridge, Denise offers the perspective of financial lenders and is also a property owner on the Wadsworth corridor Planning Commission Staff has had monthly study sessions with the Planning Commission to receive guidance on major content in the code. Most of these items are summarized in the following section of this memo. Overview of Major Code Content This section summarizes key content that is proposed for Draft 3. The Study Session on ,bore 21" will provide Council members the opportunity to ask questions and give feedback on these items, A. Districts and Sub - districts The code is generally divided into two mixed use districts: Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). The MU -C district is intended for major commercial corridors, such as Wadsworth and Kipling, where higher - intensity development is appropriate. It is only being contemplated for areas that were exempted from the City Charter height restrictions, MU -N is intended for lower- intensity, neighborhood- oriented mixed use areas. The primary area that is targeted for this zone district is 38' Ave between Sheridan and Wadsworth. It could also apply to portions of 44` Avenue and Kipling south or 40 Ave. MU -N is applicable to those areas not exempted from the height and density restrictions in the City Charter. Within the MU -C district, there are two sub - districts that address geographic areas with unique characteristics: (1) the TOD area next to the Ward Road station, which would be part of the MU -C TOD Sub - district; and (2) properties on commercial corridors that are within close proximity to I -70, which would be part of the MU -C Interstate Sub- district. B. Building Height The code's approach is to regulate scale of development and density through building height Mixed Use Zoning June 11, 2010 Page 4 limits, open space requirements, setback requirements, and bulk -plane strategies. Allowable building heights are based on the desire to encourage denser development, as well as input received in surveys distributed at meetings and on the project website. The following table establishes the minimum and maximum heights allowed by district /sub- district. There is a 2 -story height bonus for mixed use development, one of the major tools incorporated into the code to incentivize mixed use. Whichever 1'unit is more restrictive -- stories or maximum feet — will apply. The limits in feet were calibrated with input from the task force to ensure that they allow for different construction types, including office buildings, which tend to have higher floor- to-floor heights. Please note that the MU -N district would follow the building height limits set in the City Charter (35 foot max for any building with residential use. 50 foot max for any other building). Building Height Requirements MU -C MU-1C Interstate MU -GTOD MU -N M i n i m um height 20' 20 - 20' N/A Maximum height Mixed use building Single use building 6 stories (90') 4 stories (62) 8 stories (118') 6 stories (9(Y) 8 stories N/A 6 stories (90') N/A There is also a requirement in the code that any building over 75 feet in height incorporate an upper -story setback of at least 10 feet. The setback would be required for any fa4ade of a building facing a street or public space, such as a plaza. There are additional building height stepbacks and height restrictions for development adjacent to low - density residential uses, which are addressed in the following section on residential transitions. Results from the surveys distributed at the May 12 Mixed Use Zoning Open House, which included a question on building height, are attached. C. Residential Transitions The most common comment received at the May 12 open house was that Draft 2 did not have enough protections for residential fuses adjacent to new development under the mixed use code. Based on this input, staff has incorporated a larger setback requirement, tied to building height for buildings adjacent to low - density residential uses. Staff has also discussed with the planning Commission and task force a 4 -story height limit for any portion of a building within 100' of a low - density residential use. The following list summarizes the standards that are intended to provide adequate residential transitions, to be incorporated in Draft 3: I =or all residentially -zoned lots: • Landscape buffer and screen wall wherever a parking lot or drive -thru facility is adjacent to a residential use 4 Mixed Use Zoning June 11, 2010 Page 5 For any residentially or agriculturally zoned lot with a single - family or two - family use: • Landscaped buffers where adjacent to residential: 10 foot minimum for 1 -2 story buildings, 15 foot minimum for 3 story buildings, 20 foot minimum for buildings 4 stories and above • Upper level stepbaeks where adjacent to residential: in addition to the landscape buffer, there is a 5 -foot per story stepback for any building over two 2 stories, until the 4 story, as illustrated in the graphic below: 4-story building height: any portion of a building within 100' feet of an existing single - Family or two - family use on a residentially or agriculturally zoned lot, except where separated by an arterial or collector, will have a maximum height of 4 stories. 1). Auto- Oriented Uses Generally the mixed use code is intended to promote pedestrian- friendly development that will limit dependence on the automobile and create the high - quality mixed use districts described in the comprehensive plan. Staff has tried to balance the vision for walkable, compact development with existing market conditions. The general approach is to allow auto - oriented uses as conditional uses — which entails an administrative review to address primarily site design issues — in most districts, with separation limits to ensure that uses such as drive -thrus and gas stations do not dominate important corridors like Wadsworth. There is it slightly more restrictive approach for the TOD sub - district and the MU -i'4 districts, where pedestrian - friendly design is of particular importance. The follow table summarizes how some of the most common auto- oriented uses are treated in the code. Please note that the separation requirements would not apply to existing uses or to master planned mixed use development. 1xempting mixed use developments from the separations requirements is a way to incentivize land assembly and larger mixed use developments. Often times a bank or restaurant with a drive -up is an important component to securing the financing for a larger development. Mixed Use Zoning June 11, 2010 Page 6 Auto - Oriented Uses Mu -C Use MU -C MU -C TOD MU -N Interstate Car repair (only with Conditional Conditional Conditional Permitted Use indoor storage) Use Use Use Car sales (indoor only Conditional Conditional Permitted Use Permitted Use — no outdoor display) Use Use Conditional Conditional Use with Gas Stations Conditional Use Not Permitted Use with 1000' 1000' separation separation Conditional Conditional Conditional Drive -up Uses, not Use with 500' Permitted Use Use with 500 Use with 500' fast -food separation separation separation Conditional Conditional Conditional Drive -up Uses, fast - Use with 500' Permitted Use Use with 500' Use with 50D' food separation separation separation E. Noncon forming Properties If' property is rezoned to the new mixed use code, there are several design requirements in the code -- such as build -to requirements — that could make a structure nonconforming. in addition, some uses that legally existed under the previous zoning for a property could become a nonconforming use if that use is not permitted under the new code. Most auto - oriented and light industrial uses are proposed as conditional uses in tnost disteictslsub- districts, which would not result in it nonconforming rise. Any conditional use in the new code. such as a drive -thru, would be considered a conforming use but would need to go through the conditional use permit review, which is administrative only, if it wanted to expand. The issue of nonconforming properties is especially important in light of the possibility for legislative rezonings. Based on input from property owners, stall' is proposing an approach that allows a fairly high level of flexibility for properties that could become nonconforming under the new code.'rhe draft code incorporates the following approach to nonconforming properties: Nonconforming structures - may remain in perpetuity and can expand by an unlimited amount, provided the nonconformity is not made any worse. New additions should be compliant with the standards in the new code. Nonconforming uses -- may remain in perpetuity and may expand up to 25% of the current floor area. 6 Mixed Use Zoning June 11, 2010 Page 7 The existing zoning code does not allow a nonconforming structure or use anywhere in the City to rebuild if it is involuntarily destroyed (such as by a fire or storm), a provision which is rare among municipalities and poses a serious issue for many nonconforming properties that already exist in Wheat Ridge. For all nonconforming properties, staff recommends an amendment to the existing code that would allow the ability to rebuild ifdestroyed involuntarily. P. Development Review Process An important goal of the new mixed use code is to provide a clear, predictable, and streamlined development review process. Currently many sites in the City's priority redevelopment areas would require rezoning under the Outline Development Plan process. This process can be timely, costly, and unpredictable - three factors which deter development in Wheat Ridge. Some comparable jurisdictions in the metro area, such as Lakewood and Aurora, already have "straight" mixed use zone districts that do not require public hearings for development applications. Drafts I and 2 of the code proposed a purely administrative review for development applications within the new mixed use districts. Public hearings would be required for a rezoning (zoning map amendment) to mixed use zoning to take place. However, once the rezoning is complete, specific development plans would be reviewed administratively through the existing site plan review process, Sites over 10 acres, or those that have more than one phase of development, would be required to submit a concept plan for stag' review prior to any site plan review process. Based on survey results from the mixed use open house„ there is some concerti from residents about not including a public review component in the development review process. Based on a recommendation from Planning Commission, staff is considering adding the following public input process to Draft 3, to apply only to sites that are 10 acres or larger; • A neighborhood meeting prior to submittal of the concept plan for anyone within 600 feet of the property • A public notification period, after a site plan is submitted, in which anyone within 300 feet of the property receives waittcn notice and may submit comments related to the proposed design. There would also be a notice placed on the property regarding this noti fication period. The intent of the public notification period is to afford the public the opportunity to review the proposed plans and raise any concerns or recommendations specific- to the development proposal. Legislative Rezoning Recommendations In meetings with property owners regarding the proposed code, staff indicated that the City is interested in initiating legislative rezonings within priority areas. City- initiated rezonings could be a vein -win situation since they would apply the new code in priority areas and remove the burden of the rezoning process from property owners. Interest in - initiated rezonings was fairly high, especially in some target areas_ The results of surveys distributed at the property -owner meetings in relation to this question am attached. Mixed Use Zoning June 11, 2010 Page 8 As the draft code comes closer to completion, staff would tike to move forward with legislative rezonings in priority areas. Owners are particularly interested to hear how the City plans to move forward with this issue and there has been some confusion as to whether adoption of the new code simultaneously entails rezoning — this is not the case and staff has made a concerted effort to clarify that rezoning map amendments, whether City- initiated or not, will require a separate process with public hearings before Planning Commission and City Council. Staff recommends the following approach to legislative rezonings by target area: (1) Wadsworth between 38 °1 and 44` Avenues • Owners in this area have a strong interest in City - initiated rezonings and it also contains a few key development sites that could greatly benefit from the new mixed use zoning. • Staff recommends a follow -up meeting with property owners this summer (Wadsworth Summit Part 11) in which we can present the final draft of the code and ask for a formal response from owners as to whether they would like the City to initiate rezoning to MU -C. We would provide a window of approximately 30 days for property owners to respond with any continents on the City - initiated rezoning map amendment. • After this meeting, staff would prepare a proposed rezoning map and bring it to City Council for review at a study session. (2) TOD Area (Northwest Subarea) • This is a priority area where zoning that supports "fOD is an important implementation toot. Property owners are interested in the new zoning and some have already expressed an interest in meeting with staff to discuss ideas for legislative rezoning. • Staff recommends a follow -up meeting this summer in which we can present the final draft of the code and assess which owners are interested in a City- initiated rezoning to MU -C TOD, We would provide a window of approximately 30 days for property owners to respond with any comments on the City - initiated rezoning snap amendment. • After the meeting, staff would prepare a proposed rezoning map and bring it to City Council for review at a study session. (3) Kipling corridor north of 44 °i Ave • Staff recommends waiting to move forward on City - initiated rezonings for this corridor. There is less development pressure and less interest from property owners Depending on future efforts by Renewal Wheat Ridge for this area, it may make sense to consider legislative rezoning at a future date, • In the meantime, property owners would be able to apply f'or private rezoning to the MU -C or MU -C Interstate districts once the new code is adopted. Mixed Use Zoning June 11, 2010 Page 9 (4) 38 °i Avenue between Sheridan and Wadsworth • Planning will be initiating a Subarea Plan for the 38 °i Ave corridor early this tall. Staff recommends waiting until the subarea plan is complete to move forward with any legislative rezoning. The subarea plan should help inform where priority nodes for the new MU -N zoning may be. • In the meantime, property owners would be able to apply for private rezoning to the MU -N district. ATTACHMENTS: 1. Survey results tiom Mixed Use Zoning Open House on May 12 °i 2. Survey results on question regarding Legislative Rezonings 9 MU.0 Survey Results May 17, 2010 . 14 Total Surveys BUILDING HEIGHt Queftlon1 :Amocrnunai..uIdIlln.1l'! I.TTI of 4 gal- la ca(cat Ilk' Via l onncnhKR J 11.1l seru' u 00 FdMT X 2 hi Corvaea`s: E- 5l'uvy mat (ilk' ;,oek 6urlo'rt:gj W Pie[e f3dert�of eduiz Piave t �[: 51G1'as orticg v serouctr }rom propeiry tlnes >frn srnrt, rrrrybc -4 Max sFmu;ti to 5. nnf bslodc' P stay max If I%vonled io Wetst Downtown D,,rnver Would Novo moved ihkl 6$itory mox 4 tbCUtl bB ibe mrynnlVn; I,Etghi, NOT b pueaHOn 1: triwaN' sa buMilyhN,II Do. sns en cent ve'o �iv..l 9- vP.lopmeno.d slmdmea parkfn{{.'aMCY.'s nacre ::ompoel Than swiow ooeGna b1e_ ausalep2 ifroivllYil Samowhal l,g[ea >onviwhNt U`lail S romtl7y Disa 19roe Pelroni 46:c 31'C 0% 23`a p 3 4TM 4atie 35'v5 30k 2$ %0 i x0% I j5% t0Y SY. 0% C,om ePS:U'u Uld"0111"d pciking, nmt sinx - .turM Affe', bqi nNy If list s1ery p.kjr, dRatnof coanl towo;d neigbi bmlz MU -C Snney RTWIS ATTACHMENT 1 Strongly Agree Somewhat Agree SomewHal Disagroe StwolY Daaglee ARO11ed 1A11 xepa<a: ion Ca, me it Allrnvetl rcgvlrnmesJx Naf Albwea P.CEM1I 23% 23% .SS% 3 3 MJI eO k 011 H)PP[ry. !i41n co, rnlas ACS. Qd regnvemerns ,;n Alb _ Pevcrv�l M12. /_3% 69% Cor soles 86 ]0% 60% S k 40% 30% 20% 10% 0% C $4a'tons AlVN reaulrernenf4 N.1AorieJ Perv<n� 25% S?% ?S3 3 5 3 IY 20% M a% MU -G so" Results AIJ.w d Albwetl wttb separa0an No1A r.. requirements All.ed Reawotl wM sepeeattoe Not AlkMed raqu� +emerHS DEVELOPMENT REVIEW PROCESS qlt sl n L ar. - acw pm- ximnkes""is tar acveoprne l.1f r ne mixe Ilul. dlstr's Quastlon 1 5 Agree Semewcot Agree Soo;ewnol Disagree SVOncty Dsugroe Paaenl 3t% 15. "A 3155 . 2 3 p 13 35% 30's, 25'.k 263: t5% t6h 5%0 gY: OUesHOn 2: cloud, Me c.do 11s.dd require a public b.ssft for tlevefoprnent Sile5 over a oertain sine. Gueslion2 SirorglY Agree Somewhat Agree SCmewhot Disagree StlongtY Oisagfao perceril Bah I/% 0% 0% 10 2 1 2 5 Oenwgl Cemmenb Regoira more Sol bo'± nr.xl to rosidences .... -c15 1y lhc+/ hod prrvccy ,LP cne 1 knnvv would dgieec fU any bulidlrg ever 25 ieei_ LbKewodd'3 B�nor doer rwl i'mve cnY pulidin9 avm T zforles. Wfvare residential Vista hove rol o, Slabs a, bigger setbacks from pfoparly incz With the CxCepiion cf abding a 1egCo Lbl ss. na more non-zales lax pfaduafngbusinScSss Propcsed Froleafaln and buttering of adfn <ent rC5ldegligl uses ix Idadequcta: setbacks. story setbacks IeOdsca{.inp, and SCfeer`1ny the setback to re5itlenFlal propevt {os k wqy ice cbss. ihoro sheald be no mixed uzo naxi to ra9dentiol Wadsworth should nave bus put- outs rf you ore sieppukg cot tdlfa every ILne o css is Idedingss Soothe, Stwdd haven pns sl-, In fhe Oren for f1,h d.�tlty Mu -C Survey liaswli 3 SlracgN Agree Somewhat Agree Somewhat0isswo. Sfmrgly 0isslI.o So-ongly Agtae Somewhat Agrea S.'u fi S01s '. SVOngly Disagres MU -C Interstate Survey Results May 17, 2010 10 Total Surveys BUIMING HUGHT Queeuon ): h maumcm bu!ding he -:gM mcye of b H 1:011[51a KP ' I M Ilk, 521 se que5ionI Slmr cUly AGree Same+rhal Agee Somewhat Use e. Stma 'yDaogtee percent An% 07. a 9 Comments: 55' w 60' max 5 sbttes, perhaps 6,F lopagraphy Nptu a story rnox n -5 zfay rnox J--0 5f%y1n64 k Sly rrtcr..'t/ Quwnon 3: It Is seralMe to we Willing hr.Jgnt bons-' as on incentive ev mixed ese dexelapmenf and stmatored psku"' which is mote Compact than atnPoac- Rct'Ir" lots. Percent L:IXnlc05£ Arty "mtX' ee: d aibw a r.51Cry boM,. A uMe, mlGc 1nletSla[e Survey Rea u AUTO.OMNTED USES AVOW d mqwc�aO, tlol A 60% 6 7TA 60% 50% 40% 30% 20% 10% V% All. Ail.vM wOhseDaralion NO AR.d ,,O.mert. 4 15% 4 2 5 % 20% SYa C-os Sinners AI !owed iG Gas SlnHnnsr 20% 10% 0°5 klu CINCrACIC S.v,, Allw d AIM d .1h regrixamenm All .d Nlm m separetwn Not Nta.d DEVELOPMENT REVIEW PROCESS QuazAanF oaf iniNSfmfvro �.y Iry =.. p�ccess mctRCS Se Yen yr w f. I _u *c.� zc- �cf..CCis po[ nfonl S L•rm gN ^g<eo S. on"al ^grw Sam na 11.aqlue ti6orgy PSagmo e ± 4 QUCSA t he We should feaa 0 Pi bec heolirlg 1. development si c n Ge1,1,11 SYe. Q,j.tionl Slrongy Agree Spmew6dt Ergren Same+h;m Disogree StroligN tFsagree Percent 75P IS'o bX I3% General Commenh If Rrgwr c. ihactlgingl¢> :rp is b.,, exceedetl, 11 sho o1 evlc -...d nensbfic Car reExmr, Ill "les, end gas vaw t, &"ice.31f15 f V n tax itfYa m:I d 11 iwl!, ,,I till areo(1 -70 CV Kj, 541) rnckc: the mast seise dm! - ,.It lr resleen(ia! Fm wdptol.l.,of eyacerttm ,id..1.11iRgACq:XtietseibacFS, siart3aiq;;ks 'krece ontl scev°9ng MUC 8pney Rl, Wis 3 Al TOO Survey Results May 17, 2010 13 Total Surveys BUILDING HEIGHT Question I: A maximum building h.11hi 1a11ye of 6 8 shies to, the W and Rndd It afi0n areo makes sYnso aueslion 1 Sldo,! Agtae Satnev btu' AgreB '.,,, , -h o t OLogtee Sio gly Glsogree Pete ^I 15% 8% 36", 2 1 Commarls: 2 -3 no., Why do we need ihosa fall hullo om th, 1, not dl oeoven No mare than 6 stories onci i of shcnld not be with 0 first Moor garage 34 story max 6 story rnax 34 story uI. Question 2t tl s ¢emible to usa building helghl b nnises as an oindnlNe for rnixotl use development and,tmgimed parking, which is mar& compa,d thansurloco P. rking lots, on."gn^ Strongly Agree S OmGb`t1.1 Agme Sar rev;bg Dizg,�rec 5llor lY Oisagtee FmCCrf 45% W% 92 18% 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Comn c ^IS ISe<nev la«vxd mar dev<Ipmfntscly oecoueei!.1 mhcd AVonII a1}tdny-0a au0119 tot Ore twre„ MU - TCC SmNC RI,50o $iron,(, Soma Jrol somewhat El ly Agree A,nee Disagree []i5a,re6 Nt..d wIth Not xlp SCparalion mquiremenis N.1 Mltll3A ull, S-lit IF, Alt..,, NI)i AIO.e. IOU C TOD 5.rvl ReWfs DEVELOPMENT REVIEW O...H.e I I AA eii'oo',"ew If, 70% 6m 50% 40`4 OD'A 20% 10% 0% C....hft I the PIciec a Geed: f he o;pirdt 70i,e trap,A ZI-oud he revevied In the l,d b Avciid lilln!111l .411 Ile $11bell. ell,3.11h I srep.'C"' to, b"Id"l I' lino, L'. , Rv 0, ri"e 'into'ci, ' lg:l"oc',-,'l F ....... oJ o tecfloo "o,A "Ii'i" 0 f Ildi.cer.1 resolerif,d sal and scm_eNtv3 do, I .111,11ge elihiid lih, .1,11 0111!1Lt,d 1'11: Feet. siclvJe e,iosgt, offt^r.roy 0, . flictli, Iel bo n ,, d,c[ "I, , the ". 1111ti;1 I l',' '0 MU C TOO 9.,ee, Rp,:31, 3 Strongly Somewhat 80.,,h.f Agms Agree Disagree Disagrae -WT 40% 354 WA 25% 20"A — T5T - 15% IVA 5-4 0% Slexigll Agee. Slitibal S.M.M1 Stror•.gly AITI. Di.woe Queitlon 2: I.wedd, the code ll,ciuldreqwe o Pub EC hecifihgt Cclivitleileedf iiNe over o culde 9T. -'�eMion 2 st'lirl" AlRe. 5ciel.,het O"."ee' sho"g." D;'cgrae pitet.el 62% '23% � 11% 8 3 2 70% 6m 50% 40`4 OD'A 20% 10% 0% C....hft I the PIciec a Geed: f he o;pirdt 70i,e trap,A ZI-oud he revevied In the l,d b Avciid lilln!111l .411 Ile $11bell. ell,3.11h I srep.'C"' to, b"Id"l I' lino, L'. , Rv 0, ri"e 'into'ci, ' lg:l"oc',-,'l F ....... oJ o tecfloo "o,A "Ii'i" 0 f Ildi.cer.1 resolerif,d sal and scm_eNtv3 do, I .111,11ge elihiid lih, .1,11 0111!1Lt,d 1'11: Feet. siclvJe e,iosgt, offt^r.roy 0, . flictli, Iel bo n ,, d,c[ "I, , the ". 1111ti;1 I l',' '0 MU C TOO 9.,ee, Rp,:31, 3 Strongly Somewhat 80.,,h.f Agms Agree Disagree Disagrae MU -N Survey Results Mcy 17, 2010 17 Total Suroeys BUILDING HEIGHT QuesHOO Ia a lwght � uov,nrrt. s,rlc, o 141,'; at I;,' J ,wu d vse "l Ad" 1 p v 3-4 s #ary COID2emicl Ovi4Ergs. Siiongty nnnaP £Gmeahpf Ayle.: Svmewral DLagrea A gIY escgco cn PS.:en1 5Yx � 24% OA iffi% 10 a 3 i7 Sl.lfiy Agrea Som"It. S"m W Strongly 1 Ag. p69B12B 019119,¢0 Gam,ipn(S3l nidcd.»5 boi1G:; �5 sh6- dcNY�O!iw /+fh Of WadzwOrfl n6Ca usv ;rs lr JJ -idOt ay 38Yh �n :415t2i�+. �, levrc -y ro Citp. 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N d Q a a 0 4 , 4 � G y Cf o N O D N N O 0 a m N ' T D) G ' O d r m N_ N 3 v E a m g m d m 3 ' m E m v m T QI IN 0 u 1] CD E - 6 N o e e e o 0 o e Mixed Use Zoning ti.11d1111C1 0 WheatRLd,�- Mixed Use Zoning 'r - wheac[[ui Mixed Use Zoning —w+- Avenue `t . — Kipling south of 44th Ave W h�,c ic3ge Mixed Use Zoning Development (TQD) — MU -C Interstate (on commercial corridor within 500' of 1- 70)wh,t► Mixed Use Zoning LUVVCI 3kaIUUCVUIUjJIIIuIIL V not conflict with City Charter height/density limits J9-W=t►&e Mixed Use District over 75' high Mixed Use District Mixed Use District era Mixed Use District Mixed Use District requirements for master planned mixed use development ryw �Whcat[ oge .px r � ��'"�ar."` ` `" i-� ��.7k�"�c �r ✓o��. xM�`�`"',&'z `' r5 7 '» ` w�+t� ,� vy r� ��r� �,Mixed'tJ"se "Code: fl�ext�Steps` 5 Wg"a"cRLdge Mixed Use Zoning y « `% -Wheat i�L:e �Y OI �Wheat Mixed Use District } M1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Wheat idgre; Mixed Use District Mixed Use District '!� Wheacl�,�lge' ♦� 1 City Of Wheat�dge PLANNING COMMISSION AGENDA June 3, 2010 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on June 3, 2010, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in allpublic meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 -235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — May 20, 2010 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARINGS A. Case No. ZOA- 10 -01 An ordinance amending Article VII of Chapter 26 concerning off - premise identification signs, community event/sponsorship banners, and signs in the public right -of -way. 8. SESSION SESSIONS A. Mixed Use Zoning Update (Continued from May 20 PC meeting) B. Commercial Accessory Structures 9. ADJOURNMENT Wheat Ridge Code regarding signs in the public right -of -way as written. The motion carried 5 -2 with Commissioners TIMMS and DIETRICK voting no. 8. CLOSE PUBLIC HEARING Chair MATTHEWS closed the public hearing at 8:26 p.m. It was moved by Commissioner DWYER and seconded by Commissioner POND to adjourn the regular meeting to study session. The motion carried 7 -0. The regular meeting was adjourned to study session at 8:28 p.m. 9. STUDY SESSIONS A. Mixed Use Zoning (continued from 5- 20 -10) Staff started an update and discussion on the second draft of mixed use zoning at the 5 -20 -10 meeting. Since there was not sufficient time to finish the discussion, it was continued to this meeting. Staff requested discussion and feedback from the Commission on the following items: 1. Auto - oriented uses 2. Gas stations and build -to requirements 3. Mixed use requirements for mixed large sites over five acres. 4. Residential transitions: height restrictions 5. Development review process: fully administrative 6. Parking maximums 7. Provisions for nonconforming properties There was agreement that it makes sense to keep gas stations as a conditional use in MU -C interstate. Where gas stations are allowed, "build -to" can be met through a combination of a perimeter wall and a canopy. There was some uncertainty about leaving gas stations as non - permitted use in TOD areas. There was general discussion about whether all of 38 Avenue, or just certain nodes, should be designated MU -N. Regarding mixed use requirements, there was general agreement that "mixed use" really means a mix of uses. It was suggested that there should be a notification period and neighborhood meeting for developments over ten acres. It was agreed that it makes sense to keep parking maximums. There should be requirements for bicycle parking. Planning Commission Minutes 5 June 3, 2010 ° d '1 City of Wheat Midge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: May 27, 2010 (for June 3 study session) SUBJECT: Mixed Use Zone Districts Planning Division staff started work on a new mixed use zoning code in January, 2010. The formation of "straight" mixed use zone districts — as opposed to planned developments (PDs) — is a priority implementation step in Envision Wheat Ridge, the comprehensive plan adopted in 2009. The intent is for these districts to provide a more predictable zoning process and encourage mixed use development within targeted areas of the city. At the Planning Commission study session on April 1, 2010, staff provided an update on the project and discussed several items in the first draft of the code. Since that time, staff released Draft 2, held a second meeting with the mixed use zoning task force, and hosted a city -wide open house on May 12 to get input on Draft 2. Staff started an update and discussion on Draft 2 at Planning Commission's meeting on May 20, 2010. There was not enough time to finish the discussion, which will be continued at the June 3, 2010 Study Session. Please bring your copy of Draft 2 to the June 3 Study Session. If you would like to request another copy of Draft 2, please do so by contacting Sarah Showalter at 303 - 235 -2849 or sshowalter@ci.wheatridge.co.us Below is an outline of the items that staff would like your feedback on at the June 3 Study Session. 1. Auto - oriented uses • Staff recommends reducing the separation requirement for drive -thrus (fast food and non- fast food) to 500 ft. Staff is also proposing to exempt master planned mixed use development sites from the separation requirements. This is a way to incentivize land assembly and mixed use development. Please see the attached maps, which show the 500 ft separation for fast food and non -fast food drive -thru uses on Wadsworth Boulevard. • Staff recommends allowing indoor car sales as a conditional use in MU -C TOD and MU- N districts. • Staff recommends allowing gas stations in MU -N as a conditional use with a 500 or 1000 ft separation requirement. A map showing these two separation options is also attached. 2. Gas stations and build -to requirements • The MU -C and MU -C Interstate districts currently allow gas stations as a conditional use and staff is recommending that they be added as a conditional use to MU -N (with separation requirements). • New gas stations would need to meet the build -to requirements, which can be very difficult since (a) gas stations resist placing the building at the street with the gas pumps behind since customers do not see the pumps from the street; and (b) where a gas station is near a residential area, most residents would likely prefer to the have building — not the gas pumps — close to their property, which would be at the rear of the lot. • The City of Denver, in their recent zoning code update, addressed the same issue by allowing gas stations to count the canopy above gas pumps, in addition to a required screen wall (30" to 42" tall) along all street frontages, toward the build -to requirement. Staff is proposing a strategy similar to Denver's. It would encourage gas stations to meet the build -to requirements with an actual structure, but would also allow a combination of the canopy and a low screen wall, bordered by a 4' landscape buffer. Staff is also considering a requirement that the canopy must provide vertical elements such as columns to help meet the intent of the build -to. 3. Mixed use requirements for mixed large sites (over 5 acres) • Staff will be revising the language that requires 50% commercial square footage for sites over 5 acres to ensure that multi -story residential development is not precluded. Staff is also considering exempting the MU -N district from the requirement for commercial land use to be provided. • There is some concern from the task force the requiring mixed use development on large sites could be too restrictive, and we should rely on incentives only. Staff would like input from Planning Commission on this item. 4. Residential transitions: height restrictions • At the May 20 meeting, staff brought up the idea of restricting building height to 4- stories wherever a building would be within 100' of a residentially- or agriculturally -zoned lot with a residential use. This proposal was intended to incorporate a residential transition into the MU -C districts, which allow up to 8 -story buildings in some areas. • Staff prepared maps of proposed mixed use areas to examine how the 100' buffer would impact allowable building height for potential redevelopment sites. A couple of the maps are attached for your review, and more will be presented at the June 3` Study Session. Based on this mapping, staff recommends that the provision still be added to the code, but that it only apply where there is a single or two - family residential use. In other words, the 4 -story height limit would not apply where adjacent to multifamily development. 5. Development review process: fully administrative • Draft 2 calls for a completely administrative review process for new development within the mixed use districts. Any site that is over 10 acres or that has more than one phase of development would need to submit a Concept Plan prior to Site Plan review. • An administrative -only review process is an item that the task force has supported and indicated to be one of the strongest elements in the draft code for promoting redevelopment. There was concern at the open house, however, about removing public 2 hearings from the development review process. Staff would appreciate Planning Commission's input on this item. 6. Parking maximums • There was some concern expressed by members of the task force that the parking maximums for restaurants (10 spaces per 1,000 SF in Draft 2) and for retail uses (5 spaces per 1,000 SF in Draft 2) could be too low for some national chain tenants. They indicated that some restaurants may want to go as high as 15 spaces per 1,000 SF and that some retailers may want to go as high as 10 spaces per 1,000 SF. Staff finds these ratios to be so high that they do not fit the intent of parking maximums, which ensure that tenants do no over -park a site and help promote a more pedestrian - oriented environment. • Lakewood's Colfax Mixed Use district has a maximum of 4 spaces per 1,000 SF for retail and 11 spaces per 1,000 SF for restaurants. Staff is considering increasing the maximum for retail to 6 spaces per 1,000 SF and to 12 per 1,000 SF for restaurants. 7. Provisions for nonconforming properties • Staff has made a concerted effort to ensure that properties that would become nonconforming if rezoned to the new mixed use zoning are not too restricted. Based on Draft 2, the following parameters would apply: - Nonconforming structures could expand by an unlimited amount, as long as the nonconformity (for example, no build -to) is not made any worse - Nonconforming uses may expand by up to 25% in floor area - We are also recommending that the zoning code is amended to allow any nonconforming use to rebuild if destroyed involuntarily. Currently Section 26 -120 does not allow a nonconforming use to rebuild, even if involuntarily destroyed. • Despite the above, some concern has been raised that the term "nonconforming" has a detrimental impact on a business's ability to obtain financing to renovate or rebuild a property. A lending institution may not take the time to research that the code actually allows a nonconforming use to rebuild and expand by a limited amount and in turn may not provide a loan to the owner. Staff will discuss this issue with the task force on June 2 and would like to have a discussion at the June 3rd Study Session about potential options. Attachments: • 500 ft radius maps for drive -thrus uses on Wadsworth • Map of existing gas stations on 38 Avenue, with 500 ft and 1000 ft radii • Maps showing the proposed 100' height buffer from residential uses, where the 4 -story height restriction might apply 3 BUS N ARA R J c 1 • I 38th Ave Gas Stations - 500 ft and 1000 ft radii Chair MATTHEWS asked if there were others who wished to speak. Hearing no response, he closed the public hearing. It was moved by Commissioner BUCKNAM and seconded by Commissioner GOKEY to recommend approval of Case No. WZ- 10 -03, a request for approval of an amendment to the Outline Development Plan for Lot 1 of Block 4 of Skyline Estates 93 to meet the provisions for a specific ODP for construction of a fire station at 5250 Oak Street for the following reasons: 1. It will allow AFPD to proceed to the administrative FDP stage and building permit. 2. The proposed ODP amendment for a specific plan is consistent with the standards established on the underlying plan. 3. The proposed use will provide a buffer and land use transition from the industrial uses on the south side of Ridge Road to the residential neighborhood to the north. 4. The evaluation criteria support approval of the request. With the following conditions: 1. The title of the document be modified to be Amendment No. 2. 2. Public Works' suggested language regarding an emergency signal be added to the plan. 3. On the elevation sheet, the reference to EIFAS be changed to stucco. The motion carried 7 -0. 8. OTHER ITEMS It was moved by Commissioner BRINKMAN and seconded by Commissioner DWYER to adjourn the regular meeting to study session at 8:13 p.m. The motion passed 6 -1 with Commissioner GOKEY voting no. Study Session - Mixed Use Zoning Update Sarah Showalter reviewed Draft 2 of the proposed mixed use zoning code which highlighted revisions that were made since the last study session. Based on feedback from the mixed use zoning task force and open house held on May 12, several key items will be updated in Draft 3 including building heights; auto - oriented uses; mixed use requirements for mixed large sites (over 5 acres); residential transitions; and potentially provisions for nonconforming properties. Due to time restraints, several items including auto - oriented uses, mixed use requirements for large sites, and paving maximums will be discussed at the next study session on June 3. Planning Commission Minutes 6 May 20, 2010 ♦��I City of W heat -Midge PLANNING COMMISSION AGENDA May 20, 2010 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on May 20, 2010, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 -235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — May 6, 2010 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) PUBLIC HEARINGS A. Case No. MS- 10 -02 An application filed by City of Wheat Ridge Parks & Recreation Department for approval of a 4 -lot minor subdivision plat for property located at 3790 Kipling Street zoned Commercial -One (C -1) and 3701 Johnson Street zoned Planned Commercial Development (PCD). B. Case No. WZ- 10 -03 An application filed by Arvada Fire Protection District for approval of an amended Outline Development Plan (Specific ODP) to allow a fire station on property zoned Planned Industrial Development (PID) and located at 5250 Oak Street. 8. OTHER ITEMS A. Mixed Use Zoning Update 9. ADJOURNMENT City of Wheat j�idge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: May 14, 2010 (for May 20 study session) SUBJECT: Mixed Use Zone Districts Planning Division staff started work on a new mixed use zoning code in January, 2010. The formation of "straight' mixed use zone districts — as opposed to planned developments (PDs) — is a priority implementation step in Envision Wheat Ridge, the comprehensive plan adopted in 2009. The intent is for these districts to provide a more predictable zoning process and encourage mixed use development within targeted areas of the city. At the Planning Commission study session on April 1, 2010, staff provided an update on the project and discussed several items in the first draft of the code. Since that time, staff released Draft 2, held a second meeting with the mixed use zoning task force, and hosted a city -wide open house on May 12"' to get input on Draft 2. A copy of Draft 2, released on the project website for public review in late April, is attached. We ask that you please review it in preparation for discussion at the May 20th study session. All changes from Draft 1 are highlighted in yellow so that you can easily focus on revisions that were made since our last study session. Please also refer to the cover memo for a brief summary of the most important revisions. Based on feedback from the mixed use zoning task force and our open house on May 12 there are several key items that we would like to provide updates on and/or discuss at the May 20 study session. These items include: 1. Building Heights • Update on building- height -to- street -width ratio concept • Upper level stepbacks 2. Auto - oriented uses • Separation requirement for fast food drive - thrus: consider reducing to 1000 ft or 500 ft • Gas stations: allow in MU -N as conditional use with separation requirements? • Gas stations and build -to requirements • Allow indoor car sales as conditional use in MU -C TOD and MU -N? 3. Mixed use requirements for mixed large sites (over 5 acres) 4. Residential transitions • Reduced height for MU -C areas if a building is within a certain distance of residentially zoned property? • Comments from open house 5. Development review process: fully administrative 6. Conditional uses: replaced special uses Provisions for nonconforming properties Process and Timeline Update There is one more mixed use task force meeting scheduled for June 2 "d . Staff plans to use input from that meeting, the May 12` open house, and the study session with Planning Commission on May 20 to create Draft 3. The intent is for Draft 3 to be the final draft, with most major content items resolved. Currently, we hope to release Draft 3 at the end of June, after a study session with City Council on June 21 Staff will then use the summer to make final revisions to the code and draft the final ordinance, which will hopefully be adopted through public hearings at the end of the summer or early fall. Attachments: Mixed Use Zone District Code — Draft 2 Building Height Ratio Studies Separation Requirement Examples for Drive -Thru Uses %of MIXED USE ZONING Wh6atfwge BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE DRAFT 2 APRIL 27, 2010 The Wheat Ridge Community Development Department is pleased to release Draft 2 of the mixed use zoning code. The code is being developed to promote mixed use development in targeted areas of the city, namely commercial corridors that were identified in the recently adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use development and its benefits, please visit the project website: www.wrmixeduse.com. Changes in Draft 2 reflect valuable input from: • The Mixed Use Zoning Forum for 38 Avenue, held on April 8th • Results from surveys distributed at mixed use zoning forums and available on the project website (www.wrmixeduse.com) • The Mixed Use Zoning Task Force, an 8- member group of developers, designers, real estate brokers, and property owners who have experience with mixed use development • The Wheat Ridge Planning Commission (from study session on April 1 s ) Notes for reading Draft 2: • All changes /additions since Draft 1(released March 12 are highlighted in yellow • Dimensions or items that may require further study or refinement are in blue Major changes from Draft 1: • Building Heights (page 2): maximum height in feet was increased to allow for office buildings. The typical height of an office story is 14', versus 10' -12' for residential. The metrics in Draft 2 are intended to allow for a ground floor retail level (typically 18' -20' high) with office or residential stories above. • Building Heights (page 2): maximum height for mixed use buildings was increased so that the height incentive is 2 stories, versus 1 story from Draft 1. A 2 -story incentive is more likely to work than a 1 -story incentive. • Building Orientation (pages 2 -3): the requirement that at least one entry face a street was removed for most districts to allow for greater flexibility. The Mixed Use Neighborhood (MU -N) district, which is intended to promote a main street form of development, requires at least one entry to face the street or a public space. • Drive - Through Uses (pages 7 and 18): the restriction that drive -up lanes could not be between the building and the street, as well as the one drive -up lane limit, was removed for all districts /sub- districts except for Mixed Use Neighborhood (MU -N). Screening requirements for drive - throughs were enhanced. In order to discourage too many drive - through uses in one area, separation requirements were added on page 18. • Building Stepbacks (page 9): due to higher allowable building heights, the concept that all buildings over 75' must have upper -story stepbacks was added to the code. Required stepbacks prevent tall buildings from creating a canyon along the street and ensure that light reaches the sidewalk. • Building Stepbacks — Adjacent to Residential Uses (pages 9 -10): the required stepbacks were increased to 5' per story, totaling 25' after the fourth story, for any building adjacent to a residentially -zoned lot. • Parking Lot Screening (page 11): for screening along streets, the language was changed to allow more variety in permitted screening devices. For screening adjacent to residential uses, the requirement for a screen wall, in addition to a landscape buffer, was added. • Parking Garage Design (page 12): design requirements for the ground -level of parking structures were modified to promote high - quality facades that screen cars and create interest for people walking by. • Permitted Use Table — Conditional Uses (pages 16 -17): the Special Use category was changed to Conditional Use. The Conditional Use Permit review, unlike Special Use Permits, will be administrative only so that no public hearings are required. Please also see the requirements for conditional use permits, added on pages 22 -23. • Administrative Adjustment Process (page 22): the option for a 25% reduction in minimum parking requirements was added. Please feel free to contact us with questions, including specific comments on Draft 2: Sarah Showalter, AICP I Planner 11 1303-235-2849 1 sshowalter @ci.wheatridge.co.us GIVE USE YOUR INPUT — MIXED USE ZONING OPEN HOUSE ON MAY 12 Want to learn more about what is in Draft 2? Already read Draft 2 and have questions or recommendations? Please join city staff for an open house on the new code. Wednesday, May 12 — 6pm to 7:30pm City Council Chambers, Wheat Ridge Municipal Building 7500 W 29 Avenue, Wheat Ridge 80033 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub-district (MU-C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub- district (MU -C Interstate): this sub - district is intended for properties along the Kipling Street corridor that are generally within 500 feet of Interstate -70. It follows the MU -C framework but is intended for highway - adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article _ shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date 2010, and which would not be allowed under Section 26 -1111 Permitted Uses, such use may continue to exist and may expand its gross floor area by no more than 25 percent. MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date] 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. Building Height Requirements MU -C MU -C Interstate MU -CTOD MU -N Minimum height 20' 20' 20' none Maximum height Mixed use building 6 stories 90' 8 stories 118' 8 stories 118' see § 26 -1104. C Single use building 4 stories (62') 6 stories (90') 6 stories (90') see § 26 -1104. C C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet.' D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. E. For buildings over 75 feet in height, see section 26- 1106.G, Upper Story Stepbacks. Sec. 26 -1105. Building Placement and Orientation A. Principle: In order to activate the streetscape and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrances: All buildings are encouraged to have at least one public entry that faces the primary or secondary street. 1. Within the MU -N sub - district, each building shall have at least one main public entry that faces the primary street or a public space adjacent to the building. (Figure 1). For corner lots with more than one street frontage, the public entry may be oriented toward the corner. 1 MU -N height restrictions match what is currently allowed in City Charter. 2 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Orientation: Building facades shall be parallel to the street. The following exceptions are permitted: 1. At corners or intersections, where angles or curves shall be permitted. 2. Up to 15 percent of a building facade may contain curves or angles that are not parallel to the street. D. Building Setbacks: Setbacks establish the minimum distance between a building facade and the nearest property line (Figure 2). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required; instead, build -to areas established in Section 26- 1105.F onrnimnup huilclinps to he built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' ✓fir Minimum Rear Setback 5' S' Minimum Side Setback, where Figure 1: Required Public Entry 10' abutting a residentially zoned —, for MU -N District I I i level ste backs �<- �--1 -• Within the MU -N district, at 10' r abutting a residentially zoned least one public entry must ---. r1 _ face the primary street, or a public space adjacent to the - - -- - -_ __ building, as illustrated here. 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Orientation: Building facades shall be parallel to the street. The following exceptions are permitted: 1. At corners or intersections, where angles or curves shall be permitted. 2. Up to 15 percent of a building facade may contain curves or angles that are not parallel to the street. D. Building Setbacks: Setbacks establish the minimum distance between a building facade and the nearest property line (Figure 2). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required; instead, build -to areas established in Section 26- 1105.F onrnimnup huilclinps to he built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' S' Minimum Side Setback, where 10' 10' abutting a residentially zoned See § 26- 1106.1-1 for upper See § 26- 1106.H for upper lot level ste backs level ste backs Minimum Rear Setback, where 10' 10' abutting a residentially zoned See § 26- 1106.H for upper See § 26- 1106.H for upper lot level ste backs level ste backs E. Right -of -Way Encroachments: architectural elements attached to the building facade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels. Such encroachments may include window planter boxes, eaves, balconies, projecting wall signs, canopies, and awnings. MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Build -To Areas MU -C MU -N ' r Primary Street Frontage Build -To Area 0'— 20' O! Linear portion of build -to area ! • a1 I _ o ! ` I :� ! v �. Figure 2: Setbacks and Build -TO Area r - -- - -- �{ io A- Build -TO Area: building may be j s anywhere within this area, and is _ _,t 1; o required to fill at least part of it. Build -To Area 0' — 20' !�- B - Side Setback: building may not encroach into this area. Linear portion of build -to area Fa�70r;;�_E C- Rear Setback: building may not that must contain building 30% encroach into this area. facade (minimum) i e i See Figures 3 and 4 Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N ' r Primary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must contain building 50% 70% facade (minimum) See Figures 3 and 4 Secondary Street Frontage Build -To Area 0' — 20' 0' —12' Linear portion of build -to area that must contain building 30% 50% facade (minimum) See Figures 3 and 4 1. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 4). 2. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. MIXED USE ZONE DISTRICTS Y _ i `•�.� FrOO t age i primaN Sheet i I IS f 7'� 20�a _ '� �� 4Y .- • .`�.- ai�� -.� rim- .�f "Y�.v�H'��i -a✓ti . -� -. 50% of build -to are Primary Street Frontage DRAFT 2 04.27.2010 Figure 3: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary street is occupied by a building. Figure 4: Build -To Area for Development Site with Multiple Buildings The required primary and seconday street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. 5 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materiality, and its relationship to the street — is encouraged. B. Facade Design and Articulation All facades of a building shall provide a level of finished architectural quality and be designed to human scale. Each facade shall contain at least one change in color or texture. Additional detail should be incorporated into the facade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All facades of a building that face a street or a public space shall have at least one variation in plane depth of at least 2 feet for every 50 linear feet of the length of the facade. All other facades shall have one variation in plane depth of at least 2 feet for every 100 linear feet of the length of the facade. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the facade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all facades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels • EIFS 3. Material variation: All building facades shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. D. Ground Floor Transparency 1. Retail uses: the facade facing the primary street frontage shall be at least 60 percent transparent. All other facades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the facade facing the primary street frontage shall be at least 40 percent transparent. All other facades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 2 feet and 8 feet above the first floor finished elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 30 percent of the transparency requirement for any one fagade may be fulfilled by spandrel glass. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Drive -up windows: Where drive - throughs and drive -ups are allowed (see section 26 -1111, Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners. 2. Number of drive -up lanes: the following table specifies the maximum number of drive-up lanes allowed by district and sub - district: 3. Width and location of drive -up lanes: No drive -up lane shall be wider than i2 feet. Drive -up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street. (Figure 5) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space, or that is adjacent to a lot with a residential use, shall incorporate the following screening elements: • A screen wall, at least 42 inches in height, with materials that are 7 Maximum Number of Drive - Up, lanes Allowed MU -C MU -C MU -CTOD MU -N Interstate Max drive -up lanes 3 no limit 1 1 3. Width and location of drive -up lanes: No drive -up lane shall be wider than i2 feet. Drive -up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street. (Figure 5) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space, or that is adjacent to a lot with a residential use, shall incorporate the following screening elements: • A screen wall, at least 42 inches in height, with materials that are 7 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 consistent with the primary building. The screen wall must meet the sight - triangle requirements in section 26 -603. • A landscaped buffer, at least 4 feet in width, between the property line and the screen wall. (Figure 6) • Where there is more than one drive -up lane, canopies or other structural elements shall be used for further screening. These screening elements shall be compatible with the architectural qualities of the main building, including materials, form, scale, and color. 5. The drive - through stacking requirements in section 26- 501.E.10 shall not apply. � / Nsccy - Figure 5: Drive up Lane Location in the MU -N District Within the MU -N district, the drive -up lane may not be located between the building and the primary street. Y ^� 9 . �t T Figure 6: Drive - through Screening i Where a drive -up lane is visible from the street, a 42" screen wall and 4' L � wide landscape buffer are required s F. Screening— Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 7) 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building facade and the street. 3. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 4. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible I MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 with the architectural qualities of the building, including materials, scale, form, and color. 5. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. I Figure 7: Screening Loading docks, service ' L areas, and utility structures must be screened by walls or fences. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a public street or a public space. For such fagades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story. (Figure 8) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. Figure 8: Upper Story Stepback For building facades over 75' in height that face a public street or public space, any portion of the facade over 75' in height must step back at least 10.' Residential Transition - Upper Story Stepbacks 1. The following upper story stepbacks shall be required for any building in a mixed use district that abuts a residentially -zoned lot, provided the residentially -zoned lot does not contain a structure over 36 feet in height. The required stepbacks shall apply to any facade, side or rear, that faces the residentially -zoned lot. (Figure 9) MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Residential Transition - Required Upper Story Ste backs MU -C VIU -N Minimum Setback - first story (see § 26- 1105.D) 10' 10' Minimum Stepback - stories 2 -4 5' per story 5' per story Minimum Stepback- stories 4 and above 25' 25' 1. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level Stepback area. ` 4 1 Y I L I 5 ii e f IS L r I Figure 9: Residential Transition - Upper Story Stepbacks Any structure that abuts a residentially -zoned lot with a structure 36' in height or less must Stepback at least 5' per story for stories 2 -4, with a total Stepback of 25' for the fourth story and above. Sec. 26 -1107. Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style —with adjacent development. B. Surface Parking Placement Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 10) yii i4 I L. Figure 10: Off- street Parking Location for Development Site with Multiple Buildings Parking must be to the rear or LL side of buildings closest to the street, but is permitted in front of r I I buildings interior to the site. f 10 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. Surface Parking Buffers and Screening 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: a. Minimum 5 -foot wide landscape buffer with trees located a minimum of 30 feet on center. b. A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. c. Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot is directly adjacent to a residentially -zoned lot, a solid screen wall, a minimum of 5 feet in height, shall be required. The wall shall be continuous masonry construction with materials that are consistent with the primary building. There shall also be a landscape buffer, at least 5 feet in width, between the wall and the adjacent property line. (Figure 11) Figure 11: Parking Lots Adjacent to Residential Use 7 +?s Such parking areas require a minimum S' landscaped -° buffer and screen wall between parking area and { residential use i D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within section 26- 501.E.5., section 26- 501.E.6, section 26- 501.E.7 and section 26- 501.E.11 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 1,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in 11 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 height shall be used to screen vehicles from view on all levels. 3. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 12) 4. Wherever possible, especially for parking garage fagades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: • Fagade articulation through change in vertical plane or a change in building material. • The use of windows or false windows defined by frames, lintels, or sills. • Integration of multiple building entrances. • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines. Figure 12: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. 12 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged. Block sizes shall be no greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26 -1109. Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively —such as shared parking and parking structures— are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use arnun Use Group - :` Minimum Parkin ! Maximum Allowed Parkin Hospital 1 space per bed 2 s aces er bed Light Industrial 1 space per 1,000 square feet 3 spaces per 1,000 square feet Lodging — hotels, motels, extended stay, bed and hmakfast 1 space per 2 rooms 1.5 spaces per room Office /bank 2 spaces per 1,000 square feet 5 spaces per 1,000 square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 s aces per unit Restaurant 4 spaces per 1,000 square feet 10 spaces per 1,000 square feet Retail 3 spaces per 1,000 square feet 5 spaces per 1,000 square Theater 1 space per 5 seats 1 space per 2 seats All other uses Uses not specifically listed above shall submit a parking analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area 13 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The agreement must be submitted for approval by the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. F. Incentive for structured parking: Except within the MU -N district, buildings that incorporate structured parking may qualify for the higher building heights allowed for mixed use buildings in the Building Height Requirements Table in section 26- 1104.8. For a development site with a free - standing parking garage, the additional building height may be applied to a building within the development site that is served by the parking structure. G. Accessible parking shall be provided in accordance with section 26- 501.E.9 G. Off - street loading shall be provided in accordance with section 26- 501.E.8 H. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 automobile parking spaces. 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Sec. 26 -1110. Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of -way). C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval by the Community Development Director. In such cases, the parcel(s) required to meet 14 Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Single Use Develo lament 15% 15% C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval by the Community Development Director. In such cases, the parcel(s) required to meet 14 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 any open space requirement must be identified and noted on the approved site plan on file in the Community Development Department. D. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. E. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space .2 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. The use of drainage ways and ponds as required open space shall be recorded. F. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. G. Streetscaping: all new development, including expansions of an existing structure by 50 percent or more of the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape and Architectural Design Manual. Sec. 26 -1111. Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment as an interpretation request. 2 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 15 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Permitted Uses Use MU -C MU -C Interstate MU -CTOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home P P P P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art g alleries P P P P Hospital C C C C Parks, open space, playgrounds, and pla7a. P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or nrivatp C C C C commercial Adult entertainment NP NP NP NP Animal daycare, indoor P P P C Art studios and galleries P P P P Bail bonds C C NP NP Banks and financial institutions, without drive- P P P P Banks and financial institutions, with drive- through P P C C Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and adult P P P P 16 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Drive -up or drive - through uses (per §26-1106.E C P C C Eating establishment, sit down P P P P Eating establishment, drive- through or drive-u C P C C Hotels, motels, and extended stay lodgin P P P P Medical and dental clinics P P P P Motor fueling stations C C NP NP Motor vehicles sales, outdoor displa NP NP NP NP Motor vehicle sales, indoor displa C P NP NP Offices P P P P Outdoor storage NP NP NP NP Parking facilities P P P P Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, commercial P P P P Repair, rental and servicing of automobiles, no outdoor storage C P NP kN C Retail sales — u to 20,000 sf P P P P Retail sales — u to 60,000 sf P P C C Retail sales — over 60,000 sf C C NP P St udios, including art, music, dance, television and radio broadcasting stations P P P P Theaters P P P P Veterinary clinics and hospitals C P C C Wholesale C C C C Industrial Restricted light industrial C C C NP Office- warehouse, no outdoor storage C C C NP - Tbm oraryUses Special events, including festivaIr and farmers markets P P P P Key: P = Permitted C = Conditional Use (see § 26 -1117) NP = Not Yermltred 17 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. Separation requirements for drive - through /drive -up uses: Where drive - through and drive -up uses are permitted in the Permitted Use Table (section 26- 1111.6), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district. 1. There shall be a minimum 1,500 foot separation between fast food eating establishments with a drive - through, measured radially from any fast food drive - through use, regardless of zone district. 2. There shall be a minimum 500 foot separation between all other drive - through /drive -up uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive- through /drive -up use, regardless of zone district. 3. Minimum separation distances apply to existing drive - through /drive -up uses, including such uses that are not within a mixed use zone district. D. Separation requirements for motor fueling stations: Where motor fueling stations are permitted in the Permitted Use Table (section 26- 1111.6), there shall be a minimum 1,000 foot separation between motor fueling stations, measured radially from any motor fueling use. This separation shall apply to existing fueling stations, including those that are not within a mixed use zone district. Sec. 26 -1112. Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent and important opportunity for creating quality mixed use developments that will enhance the local economy. B. For development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage shall contain non - residential uses.; C. For development sites over 5 acres and subject to new construction, the development site must contain at least two different land uses. Sec. 26 -1113. Signs A. Principle: Signage should compliment building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 6 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs and flashing signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. Illuminated signs are encouraged to be turned off when businesses are not in operation. 3 Perhaps reduce or remove this requirement from the MU -N district to allow more residential development? 18 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Sec. 26 -1114. Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 16 feet high. Sec. 26 -1115. Site Plan Review A. The following process shall apply to all site development within the Mixed Use Zone Districts, except for single family residential development. 1. Pre - Application Meeting: prior to any building permit application, the applicant must participate in a pre - application meeting with staff members of the Community Development and Public Works Departments. a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standards from Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre - Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre - application meeting. a. General information: • Project title and location • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures 19 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 d. Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Site Plan Applications: site plan applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department for review and approval. Applications must be complete before any review of the application will begin. 4. Site Plan Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan Requirements • The site plan shall be prepared in a 24x36 inch format • Vicinity map • The boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Signed surveyor's certification • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Location of 100 year flood plain, if applicable • Existing and proposed contours at two -foot intervals • Location of all existing and proposed: - Fences, walls, or screen plantings and their type and height; - Exterior lighting, location, height and type; - Signs, including type, height, and size; - Open space, landscaping, and special buffers, including type and coverage; - Parking and loading areas, handicap parking areas; - Easements and rights -of -way - Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; - Buildings to be developed or retained on the site; including possible use, height, size, floor area, setback dimensions and type of construction; - Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, accelera- tion /deceleration lanes; - Curbs, gutter, sidewalks, bike paths; - Location of trash containers and method of screening; Adjoining property lot lines, building access, parking, so that development compatibility can be determined. Other information which shall be written or tabular form, MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 including: - Statement of proposed zoning and any conditions; - Statement of proposed uses; - Table of required and provided open space; - Table of required and provided parking b. Architectural Elevations Requirements • Architectural elevations shall be prepared in a 24x36 inch format • Detailed elevations for each facade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per section 26- 1106.1)) • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan Requirements • The landscape plan shall be prepared in a 2436 inch format • Location and dimensions of all open space areas, including minimum required usable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided d. Written explanation of how all requirements within this article have been meet. 5. All approved site plans shall be kept on file in the Community Development Department. 6. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. B. Concept Plan: For sites over 10 acres and for any phased site development, a Concept Plan application for the entire development site shall be submitted and approved by the Community Development Director prior to any Site Plan application(s). 1. The Concept Plan application shall include the following information: • The concept plan shall be prepared in a 24x36 inch format • Vicinity map • The boundary of the entire development site • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Proposed circulation concepts, including roads, right -of -way, 21 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 access points, and sidewalks • Proposed building pads and preliminary land use concepts • Location of 100 year flood plain, if applicable • Adjoining property lot lines, building access, parking, so that development compatibility can be determined 2. The approved Concept Plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on file with the Community Development Department. Sec. 26 -1116. Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to satisfy compliance with the review process outlined in section 26 -117 and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements 10% (section 26- 1105.13) Build -to requirements 10% (section 26- 1105.F) Transparency requirements 10% (section 26- 1106.6) Block size requirement 10% (section 26- 1108.13) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% (section 26- 1109.6) C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," as specified in section 26- 115.C.3. Sec. 26 -1117. Conditional Use Permits A. Conditional Uses: Any use with a "C" in the permitted use table in section 26 -1111 shall only be allowed if reviewed and approved by the Community Development Department pursuant to the standards set forth below. 1. Pre - Application Meeting: prior to submittal of a conditional use permit application, the applicant shall attend a pre - application meeting, as described in section 26- 115.A.1. 2. Conditional Use Permit Application: conditional use permit applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications 22 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 shall conform to the submittal requirements established by the Community Development Department. 4. Conditional Use Permit Criteria: the following criteria shall be used in evaluating each application. a. The compatibility of the proposed use with the Comprehensive Plan; b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of scale, site design, and operating characteristics (including traffic generation, lighting, noise, and hours of operation); c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but not limited to visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution, and other nuisance effects; d. Amount of traffic generated and capacity and design of roadways to handle anticipated traffic; e. The incorporation and integration of architectural and landscape features to mitigate impacts from the proposed use. 5. Conditional Use Permit Approval: the Community Development Director shall have the authority to approve or deny any conditional use permit application. In approving the application, the Community Development Director may place conditions necessary to meet the criteria outlined in section 26- 1117.A.4 above. 7. Time Limit on Conditional Use Permits: For any applicant to exercise the right to develop a conditional use, a certificate of occupancy for development of the conditional use must be issued within three years of the date of approval. Sec. 26 -1118. Definitions Except as expressly modified below, the definitions in section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: an area of land, which may contain more than one parcel, that is subject to proposed site development. 23 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Facade: the face, or outside wall, of a building. Fast food eating establishment: an eating /drinking establishment whose principal business is the sale of pre - prepared or rapidly prepared food to the customer in a ready -to- consume state for consumption either within the restaurant building or off - premises, and whose principal method of operation includes (1) the sale of all foods and beverages, even those served for consumption on- premises, in paper, plastic, or other disposable containers; or (2) service of food and beverages directly to a customer in a motor vehicle.' Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. Mixed use development: a building or development site containing at least two different types of land use, such as residential and retail, residential and commercial, or retail and commercial. 4 Need to check definition with task force to ensure that it does not preclude higher - quality quick service restau- rants that might have a drive -up window, such as a Panera. 24 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Office- warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or passive leisure use. May be landscaped or hardscaped. Does not include roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: a paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street: the street toward which building entrances, pedestrian features, and site amenities are oriented, and along which service, loading, and parking uses are discouraged. Each building shall have a defined primary street. Primary street frontage: the property line of a parcel or development site which is directly adjacent to and parallel to the primary street. Public realm: all areas to which the public has access, including streets, sidewalks, rights -of- ways, parks, plazas, and other publicly accessible open spaces. Public space: a physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also be permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing only one type of use, 25 MIXED USE ZONE DISTRICTS such as retail, commercial or residential. DRAFT 2 04.27.2010 Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought' in the review process chart, Section 26 -106. The planning department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. Window display graphics: artistic graphic displays that are mounted within a window or glass panel, that contain no text, and that are not utilized as commercial signage. 26 Building Height to Street Width Ratio Study 38th Avenue (Max Bldg Height Option 1) =et Width Street Width 70' 60' Building Height to Street -Width Ratio 1:2 (Max Bldg Height Option 2) Street Width 70 60' Building Height to Street -Width Ratio 1:3 Max Bldg Height 70' 60' Max Bldg Height 35' 30' Min Bldg Height 23' 20' s C •• - s Building Height to Street -Width Ratio 1:1 Building Height to Street Width Ratio Study Wadsworth idth Max Bldg Height 150' 120' 110' Building Height to Street -Width Ratio 1:2 (Max Bldg Height Option 2) Building Height to Street -Width Ratio 1:3 (Typical Minimum Bldg Height) Street Width 150' 120' 110' Street Width 150' 120' 110' Max Bldg Height 75' 60' 55` Min Bldg Height 50` 40' 36' Building Height to Street -Width Ratio 1:1 (Max Bldg Height Option 1) Al s ►. M► • M M►' I foil • M r I I 38th Aire Gas Stations - 500 ft and 1000 ft radii d '> Gt( Wheat�idge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: May 20, 2010 SUBJECT: Mixed Use Zone Districts: May 12 Open House Survey Results At the Mixed Use Zoning Open House on May 12 attendees were able to give input on Draft 2 of the new code by talking with staff, filling out comment cards, and completing surveys that were specific to each of the districts /sub - districts: MU -C, MU -C Interstate, MU -C TOD, and MU -N. The results of the survey are tabulated and attached for your review. MU -C Survey Results May 17, 2010 14 Total Surveys BUILDING HEIGHT Questlon 1: A maximum building height range of 46 stories for corridors like Wadsworth and lapling makes sense Questlon 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 425 25% 17% 17% 5 3 2 2 12 Comments: 4 -5 story max dike First Bank building) Where residential exists have fewer stories or bigger setbacks from property lines 5 for sure, maybe 6 Max should be 5, not 6, stories 2 story max If I wanted to fve in Downtown Denver would have moved there 6-8 story max 4 should be the maximum height, NOT 6 QuesHon 2: It is sensible to use building height bonuses as an Incentive far mixed use development and structured parking, which is more compact than surface parkin lots. 0% Comments: Use underground parking, not structured Agree, but only if first story parking does not count toward height bonus 3 13 MU -C Survey Results AUTO - ORIENTED USES 50,6 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Allowed with separation Carsales Allowed requirements Not Allowed Percent 8% 237 69% 1 3 9 13 Car sales Gas Stations Allowed requirements Not Allowed Percent 257 50% 257 3 6 3 12 60% 50% 40% 30% 20% 10% 0% MU -C 3urvay Results 2 Allowed Allowed with separation Not Allowed requirements Allowed Allowed with separation Not Allowed requirements Allowed Allowed with separation Not Allowed requirements Allowed with separation Dnve-ihms Allowed requirements Not Allowed Percent 46% 38% 15% 6 5 2 13 Drive -items 50,6 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Allowed with separation Carsales Allowed requirements Not Allowed Percent 8% 237 69% 1 3 9 13 Car sales Gas Stations Allowed requirements Not Allowed Percent 257 50% 257 3 6 3 12 60% 50% 40% 30% 20% 10% 0% MU -C 3urvay Results 2 Allowed Allowed with separation Not Allowed requirements Allowed Allowed with separation Not Allowed requirements Allowed Allowed with separation Not Allowed requirements DEVELOPMENT REVIEW PROCESS Question 1: an administrative -only review process makes sense for development within the mixed use zone districts Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 31% 159 239 31% 4 2 3 4 13 Qaestlon 2: instead, the code should require a public hearing for development sites over a certain size. Question Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 839 179 09 0% 12 General CommenN Require more setback next to residences - no one should have their sun blocked or have people peering into their yards where previously they had privacy No one I know would agreee to any building over 55 feet. Lakewood's Belmar does not have any building over 4 stories. Where residential exists have fewer stories or bigger setbacks from property lines With the exception of adding a JeffCo library, no more non -sales tax producing businesses Proposed protectoin and buffering of adjacent residential uses Is Inadequate: setbacks, stay setbacks, landscaping, and screening The setback to residential properties is way too close. There should be no mixed use next to residential Wadsworth should have bus pull -outs If you are stopping car traffic every time a bus Is loading or unloading. Should have a bus stop in the area for high density MU -C Survey Results 3 MU•C TOD Survey ResuUs May 17, 2010 13 Total Surveys BUILDING HEIGHT GuesHon 1: A maximum buildina than ht range of 6-8 stones for the Ward Road 1 5 13 Comments: 2 -3 max. Why do we need these fall buildings. This is not downtown Denver No more than 6 stories and that should only be with a First floor garage 3-4 story max 6 story max 3-4 story max GuesHon 2: It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which Is more compact than surface parking lots. Question 2 SirongN Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 45% 279 9% 18% 5 3 I 2 Comments: I see no value to mixd use devel opment solely because if is mixed. Almost anything can qualify for the bonus MU -C TOD Survey ResuIts t 5 2 AUTO - ORIENTED USES Allowed with separation Dme-thrus Allowed requirements Not Allowed Percent 8% 69% 23% 1 9 3 13 Allowed with separation Correoair Allowed requirements Not Allowed Allowed with separation Carsales Allowed requirements Not Allowed Percent 03 46% 54% 6 ] 13 Car sales Allowed with separation Gas Stations Allowed requirements Not Allowed 13 MU-C TOD Survey Results DEVELOPMENT REVIEW Question 1: An as ministrative-only review process makes sense for development within the mixed use z one districts. 1 5 13 Question 2: Instead the code should require a pub lic hearing for development sites over a certain size. 2 13 Comments If the project exceeds t he original zone map, it should be reviewed in the public Avoid situations with no setback and with minimal stepbacks for buildings 4 stories or higher. Require more setbacks near residences! Proposed protection and buffering of adjacent residential neighborhoods is inadequate: setbacks, story set backs. landsca ping and screening If you are trying to encourage walking, don't encourage driving with auto-odented uses Please Include energy efficiency as a factor for both new and old — the new shouldn't impinge on the old (color access) MU -C TOD Survey Results 3 A 3 MU -C Interstate Survey Results May 17, 2010 10 Total Surveys BUILDING HEIGHT GuesMon 1: A mox1mum building height range of 6-8 stones tar Kipfng near 1 -70 makes sense. Question l Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 4117 0% 22% 33% 4 2 3 9 Comments: 55' or 60' max 5 stoles, perhaps 6 if topography dips 6 story max 4 -5 story max 3-4 story max 6 story max only GuesMon 2: It is sensible to use building helght bonuses as an incentive far mixed use development and structured parking, which is more compact than surface parking lots. Question 2 Sfrongy Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 40% 207. 0% 40% 4 2 4 10 Comments: Any "mix' could allow a 2-story bonus. A force. MUC Interstate Survey Results AUTO- ORIENTED USES Allowed with separation Drlve -thrus Allowed requirement Not Allowed Percent 50% 407. 10% 5 4 1 10 60% 50% 40% 30% 20% 10% 0% Allowed with separation Car repair Allowed requiremen Not Allowed Percent 30% 60% 10% 3 6 1 10 Car renal 70% 60% 50% 40% 30% 20% 10% 0% Allowed with separation Carsales Allowed requirements Not Allowed Percent 40% 40% 20% 4 4 2 10 Car salm Allowed Wth separation Gas Stations Allowed requirements Not Allowed Percent 30% 50% 20% 3 5 2 10 MU-0 interstate Survey Results Allowed Allowed with separation Net Allowed requirements Allowed Allowed with separation Not Allowed requirements Allowed Allowed wth separation Not Allowed requirements DEVELOPMENT REVIEW PROCESS QuesHon 1: an administrative -only review process makes sense for development wiihin the mixed use zone districts. 9 QuesHon 1: Instead, the code should require a 8 General Comments If the project or the original zone map is being exceeded, it should be reviewed in the public Car repair, car sales, and gas stafions bring in little to no sales tax If the mixed use has to be anywhere this area (1-70 and Kipling) makes the most sense. Not next to residential. Proposed protection of adjacent residential is inadequate: setbacks, story setbacks, landscaping and screening MUC Interstate Survey Rewlb 3 i r» om we 6 MU -N Survey Results May 17, 2010 17 Total Surveys BUILDING HEIGHT Question I: Building heights should remain 2-3 stones along 38th Avenue. However, It would make some to allow 3-4 story residential and /or mixed -use buildings, not lust 3 -4 story commercial buildings. 3 17 Comments: 3.4 mixed use buildings should only be allowed at Wadsworth mixed use district NOT at 38th and Sheridan gateway to City. 2: It would make sense to allow 4 -5 story buildings alona 38th Avenue, at least in some locations. Comments: This was NOT in the City Charter amendment Only at major intersections 3 6 17 MU -N Survey Results 1 ID d 4 4 AUTO - ORIENTED USES Allowed with separation Dme -thrus Allowed requirements Not Allowed Percent 24% 599 18% 4 10 3 17 DMe -fhrus 70% , S9% 50 %i. 500!.___ 40 %�.__- 30 % -; - -- 24°.6 —.... 20 %1 _._ 181k Allowed Allowedwith Not Allowed separation requirements Allowed with separation Car repair Allowed requirements Not Allowed 17 Allowed with separation Carsales Allowed requirements Not Alowed Percent 18% 18% 657. 3 3 11 17 Car sales 7m 65% x n Im requirements Allowed with separation Gas Stations Allowed requirements Not Allowed Percent 24% 29% 47% 4 5 8 17 Gas Stations W% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% MU -N Survey Resu Allowed Allowed with Not Alb ed separation requirements DEVELOPMENT REVIEW Question I: An administrative -only review process makes sense for development within the mixed ose zone dishicts Question I Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 41% 12% 18% 29% 2 3 5 Question 2: Instead, the code should require a pub llc hearing for development sites over a certain size. Question Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 50% 38% 0% 13% 8 6 2 16 Comments If a project exceeds the original zone map requirement, it should be reviewed in public. Should discourage businesses which do not bring in sales fax, unless services the city or neighborhood need. Car repair, car sales, gas stations: only existing, no new! Some of the proposals would lead to traffic congestion on 381h Proposted protection and buffering of adjacent residential neighborhoods is inadequate: setbacks, building story setbacks, landscaping, and screening Require a setback- minimum of 8 feet, more for north- facing buildings Require landscaping If there Is any room for valiance /zoning changes etc, I believe there should be an option fw public hearing on proposed develr Our biggest concern is existing sites that are conforming become noncori mting. We are not against cozening as long as existing properties and uses are not penalized. We also believe that just because an area is up zoned If doesn't necessarily mean development will follow. Pedestrian uses are difficult from a retail /res d.irtial perspective If the market wont support it. It would be okay to allow a gas station if it is within the architecture of the area Depends on what part of 38th Ave. It is good if there are strong architecture and standards in place. Mi Survey Results 3 -_' City of ' `J`Iheat�idge MUNITY DEVELOPMENT Memorandum TO: The Mayor and City Council THROUGH: Randy Young, City Manager Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: April 28, 2010 SUBJECT: Manager's Update — Mixed Use Zoning Introduction The creation of "straight" mixed use zone districts is a priority implementation action in the recently adopted Comprehensive Plan, Envision Wheat Ridge. The formation of mixed use zone districts is a goal of both City Council and Planning Commission to create a more predictable and flexible zoning process — compared to the current PMUD option — and to encourage mixed use development at strategic locations in the city. The memo provides an update on the process for creating the new mixed use zoning code. Project Website A website dedicated to the mixed use zoning project, funded by LiveWell Wheat Ridge, has been up since February ( www.wnnixeduse.com ). The website contains many interactive features, including the ability to download drafts of the code as they are available. Thus far, the website has had over 150 visitors and 14 people have completed the online survey. Draft 2 Released for Public Review On April 27, the second draft of the code was released on the project website. Anyone can download Draft 2 and submit comments to planning division staff. We anticipate releasing one more draft before the final ordinance is drafted this summer. Draft 2 reflects input from important sources, including our task force, study sessions with Planning Commission, and survey results (taken by property owners and other stakeholders). Technical Task Force Staff held the first meeting with the task force on Wednesday, March 31". All members, including property owners, real estate brokers, developers, and designers, were present. Another task force meeting is scheduled for Wednesday, May 5` We anticipate 1 -2 more meetings after the May 5 ch date. The task force is providing valuable insight as potential end -users of the code. Public Outreach The last of our scheduled meetings with property owners — for 38 °i Avenue between Sheridan and Wadsworth — was held on April 8"'. Over 50 people attended the event. We are holding a citywide open house on May 12` at 6pm in City Council Chambers. The format will allow attendees to learn about what is in Draft 2 and provide feedback on the draft code. In addition to the project website, a Top of the Hour focusing on mixed use zoning is airing on Channel 8 through the end of April. We have also utilized the Connections Newsletter, the Mayor's E- newsletter, and the bulletin board on Channel 8 to spread the word about the project and opportunities for public input. Next Steps After the May 12` open house, as well as additional meetings with the task force, staff plans to release the final draft (Draft 3) around the end of June. In advance of Draft 2, staff will provide an update on the code to City Council at the June 2I" study session. After the release of Draft 3, the summer will be utilized to make final changes, refine language with the city attorney, and prepare the final ordinance for adoption at the end of the summer /early fall. s1 AI ° City of `Wheatj�idge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: March 25, 2010 (for April I study session) SUBJECT: Mimed Use Zone Districts In January, planning staff presented a report to Planning Commission regarding the creation of mixed use zone districts. The formation of "straight" mixed use zone districts — as opposed to planned developments (PDs) — is a priority implementation step in Envision Wheat Ridge, the comprehensive plan adopted in 2009. The intent is for these districts to provide a more predictable zoning process and encourage mixed use development within targeted areas of the city. Since the presentation in January, staff prepared the first draft of the mixed use zoning code, which was released for public review on March 12, 2010. A copy of the first draft is attached and we ask that you please review it in preparation for discussion at the April I" study session. The purpose of this memo is to provide a summary of the new code's approach, to update Planning Commission on the process and timeline for formation of the new code, and to ask for feedback on a few specific items within draft 1 of the code. This memo is structured as follows: 1. Overview of Approach 2. Process and Schedule Update 3. Review of Draft 1— Input Items 1. Overview of Approach In January, staff presented the proposed approach for the new mixed use zoning code: • Design Standards the new code will be "form- based," meaning it will include design standards and place less focus on the separation of uses, as traditional zoning does. This will also create ease for the user, who will be able to find all zoning and design requirements, including helpful illustrations, in one place. • Districts the new code will contain two main districts: (1) Mixed Use Commercial (MU- Q, which will focus on areas envisioned for higher- intensity development, such as Wadsworth and Kipling; and (2) Mixed Use Neighborhood (MU -N), will be for smaller - scale, more neighborhood- oriented development, for corridors like 38 Avenue between Sheridan and Wadsworth. • Sub - districts Draft 1 includes the concept of two geographic sub - districts within the MU- C district that require unique standards or design considerations: (1) the future transit - oriented development (TOD) around the Ward Road commuter rail station; and (2) properties around the Kipling/1 -70 interchange. For example, the TOD sub - district is proposed to have additional parking reductions compared to other MU -C areas, and the Interstate sub - district may allow for more auto - oriented uses than base MU -C areas. • Permitted Uses both districts will generally allow for a wide range of land uses, with some limitations on auto - oriented uses for the MU -C district, and even greater restrictions on auto uses in the MU -N district. The intent of the code is to encourage and incentivize mixed use development. Right now, potential incentives for mixed use include higher allowable building heights and reduced open space requirements. • Building Height and Densit : the MU -C district, which is only proposed in areas exempted from the City Charter height and density restrictions, will allow for a higher intensity of development. The MU -N district will stay within the City Charter limits of 35' max height for buildings with residential uses, 50' max height for commercial buildings, and a maximum density of 21 units per acre. The proposed building heights for the MU -C district that appear in draft 1 are based on initial feedback from surveys distributed at the mixed use forums, as well as a visual preference survey conducted at the Wadsworth Summit in January. We plan on continuing to refine building heights as more public input is received and as we work with the task force in coming weeks. • Nonconforming Uses and Structures because there are many existing business — such as auto - oriented uses on 38` Avenue, or industrial uses in the future TOD area — that would become nonconforming under the new mixed use code, careful consideration as to how to treat nonconformities is required. The initial approach is to allow nonconforming uses to expand by a limited amount, and nonconforming structures (with a conforming use) to expand but not in a way that would increase the nonconformity. • Development Review Process the intent of the new mixed use districts is to create a development review process that is predictable and much quicker than a PD rezoning. The new code would allow a site zoned MU -C or MU -N to go through a pre - application meeting and administrative site plan review for approval. Draft 1 also includes that provision that sites over a certain size — such as 5 acres — would be required to go through a public hearing(s) process for approval. 2. Process and Schedule Update Meetings with Property Owners We have completed 3 of the 4 planned mixed use forums with property owners in those areas targeted for mixed use redevelopment. Completed: • Wadsworth Summit — January 13, 2010 • Ward Road TOD Mixed Use Forum —January 26, 2010 • Kipling Mixed Use Forum— February 24,201 Upcoming: • 38` Avenue Mixed Use Forum— April 8, 2010 (rescheduled from March 24) 4 Mixed Use Zoning Task Force We formed a technical task force of 8 members that includes local developers, land owners, designers, and brokers. Staff will hold the first meeting with the task force on March 31" to discuss many technical items within the code. We envision 3 -4 total meetings with the task force, occurring monthly. The intent is that the task force will insure the code is sensitive to the market and that it is clear and easily understood by developers and designers, who are most likely to use it. Public Outreach Another important step in the process will be soliciting feedback from all community stakeholders, especially in terms of the appropriate scale of development for areas where City Charter restrictions do not apply. The primary vehicle for both education and feedback is the website for the project, which is now up and running at www.wrmixeduse.com Anyone will be able to visit the website to: • Take a survey with questions that will impact the mixed use code, including questions about scale of buildings in the mixed use areas • Learn about what mixed use development is, including some of its benefits • Participate in a community photo journal, where people can upload and comment on photos of development types that they would like to see in Wheat Ridge. • View drafts of the code as they become available for review • View a calendar with the schedule for the process and Staff is also proposing to host one city -wide meeting in the spring, most likely after the second draft of the code, to answer questions and give residents, property owners, and business owners the opportunity to provide direct input. This meeting is tentatively scheduled for May 12 Another proposed component of public outreach will be a Top of the Hour segment for Channel 8, which has been filmed and will air for the month of April. Planning Coniiiission and City Council As the process continues through the spring and summer, staff will make reports to the Planning Cominission (perhaps in conjunction with City Council at joint sessions) after important milestones. Staff has tentatively scheduled to report back to the Planning Commission in conjunction with the 3 drafts of the code so that Commissioners will have time to review drafts and give input at study sessions. Timeline Below is a tentative schedule for the formation and adoption of the mixed use zone district. Dates may change as the process continues. • Meetings with Property Owners (Mixed Use Forums): January — April, 2010 • Formation of Task Force: February 2010 • Draft 1 of Code: March 2010 (published to website; task force working session) • Draft 2 of Code: April 2010 (published to website; task force working session) • City -wide meeting: May 12` 2010 (tentative) • Draft 3 of Code: June 2010 (published to website; task force working session) • Final Draft of Code: July 2010 • Code Adoption (Planning Commission and City Council Public Hearings): August — early September 2010 3. Review of Draft 1— Input Items There are five main items for which we would like feedback from Planning Commission in regards to the first draft of the code: (1) Input on General Approach: What are Planning Commission's thoughts about the overall structure and approach of the code, including the design standards and graphics incorporated to help illustrate requirements? (2) Permitted Uses and Auto - Oriented Uses: Draft 1 prohibits most auto uses, including sales and repair, in the MU -N district, and requires an SUP for such uses in the MU -C district. Drive - throughs could be allowed as a special use, and the code would contain some special screening requirements. • What are Planning Commission's thoughts about the permitted use table in Draft 1, especially in terms of auto and industrial uses? (3) Nonconformities: this is a sensitive issue since many of the areas targeted for the new mixed use zoning contain auto - oriented uses and — around the future Ward Road commuter rail station — industrial uses that could become nonconforming if the property was rezoned to the new mixed use zoning. Are there any specific comments on the provisions regarding nonconforming uses in Draft 1? (4) Requirements for Mixed Use: Draft 1 reflects that concept that large sites on our key commercial properties should embody the principles of mixed use development. There is currently a requirement that sites over 5 acres should contain at least 50% commercial uses, and contain at least two different land uses. • Does this approach make sense to Planning Commission? Do we want to include the 50% commercial requirement for the MU -N district, or just MU- C? (5) Development Review Process: should sites over a certain size, such as 5 acres, be required to go through a public hearing in front of (1) Planning Commission and potentially (2) City Council? Attachments: Mixed Use Zone District Code — Draft 1 Wadsworth Summit Survey Results 0 City of W heat R�i MIXED USE ZONI BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE DRAFT 1 MARCH 12, 2010 The Wheat Ridge Community Development Department is pleased to release the first draft of the mixed use zoning code. The code is being developed to promote mixed use development in targeted areas of the city, namely commercial corridors that were identified in the recently adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use development and its benefits, please visit the project website: www.wrmixeduse.com. Draft 1 reflects input received from property owners through meetings, held in early 2010, for areas envisioned for potential mixed use zoning, including the Wadsworth and Kipling corridors, as well as the future Ward Road commuter rail station area. Draft 2, anticipated for release in April, will benefit from a Mixed Use Forum for 38` Avenue, between Sheridan and Wadsworth, scheduled for March 24` A few notes before reading Draft 1: • This is just the first draft. We anticipate revisions over the next few months as we receive input from stakeholders (including property owners, business owners, and residents) and our technical task force, a group of real estate brokers, developers, designers, and property owners in Wheat Ridge. • Items in the code that require input and further evaluation appear in blue text. There are also footnotes in blue that call attention to items that staff hopes to study further with the expertise of the task force. • The proposed mixed use zoning includes two main districts: Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). MU -C is intended for higher intensity development along major corridors like Wadsworth and Kipling. MU -N is intended for smaller -scale development along neighborhood commercial corridors, such as 38' Avenue between Wadsworth and Sheridan. We value your input: please take our survey, available online at www.wrmixeduse.com, which asks valuable questions related to content in the code. At this website, you can also look for upcoming meetings and participate in a community photo journal. Input received through these tools will be utilized by staff and the technical task force to refine the code in coming months. Please feel free to contact us with questions, including specific comments on Draft 1: Sarah Showalter, AICP Planner II 303 - 235 -2849 sshowalter @ci.wheatridge.co.us MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 ARTICLE _ MIXED USE ZONE DISTRICTS Sec. 26- Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26- Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties adjacent to Interstate -70. It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26- Applicability A. All standards and requirements within Article — shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date]_, 2010, and which would not be allowed under Section 26 -_ Permitted Uses, such use may continue to exist and may expand its gross floor area by no mor than 25 percent. 1 Need to determine how Interstate sub - district is defined geographically. Should it be for properties within a certain distance from 1 -70, or for those that have a property line directly adjacent to the interstate? MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date]_, 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article _ shall apply. E. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26- Building Height [and Residential Densities ?] A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights.' Building Height Requirements MU -C MU -C Interstate MU -C TOD MU -N Minimum height 20' 20' 20' none Maximum height Mixed use building 5 stories (60') 7 stories (80') 7 stories 80' see Sec 26 C Single use building 4 stories 50' 6 stories (70') 6 stories 70') see Sec 26 C C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 45 feet .4 D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. Sec. 26- Building Placement and Orientation A. Principle: In order to activate the streetscape and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrance: Each building shall have at least one main public entry that faces a 2 Residential density (measured in units per acre) can be a confusing metric that is difficult to visualize. Moreover, it only applies to residential buildings. Building height, required setbacks, and required open space are development standards that restrict overall density for any building type within the mixed use district. 3 The intent is to encourage mixed use buildings through higher allowable heights. One additional story, however, may not be enough to truly incentivize mixed use buildings. 4 MU -N height restrictions will generally match what is currently allowed in City Charter. However, the City Charter allows a maximum of 50 feet for commercial buildings, which may be too high for the desired character of MU -N areas. MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 primary or secondary street frontage and adjoins a pedestrian walk.' For corner lots with more than one frontage, the principal entrance may be oriented toward the corner. (Figure 1). Figure 1: Entrance Orientation _. for Corner Lot For a corner lot with more than r r one street frontage, the public entrance may be oriented j . toward the corner, rather than facing the primary or secondary street. 1. For development sites with more than structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Orientation: Building facades shall be parallel to the street, except at corners or intersections, where angles or curves shall be permitted. D. Building Setbacks: Setbacks establish the minimum distance between a building facade and the nearest property line (Figure 2). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts.' Front setbacks are not required; instead, build -to areas established in Section 26 -_E encourage buildings to be built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Minimum Side Setback, where 10' 10' abutting a residentially zoned lot Minimum Rear Setback, where 10' 10' abutting a residentially zoned lot 1. Where a minimum setback is required, architectural elements attached to the building facade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels. Such encroachments may include window planter boxes, eaves, balconies, canopies, and awnings. 5 Is the requirement to have at least one entry facing a street too restrictive? Perhaps in MU -C, or at least MU -C Interstate, it would make sense to allow buildings to have their only entry facing a parking lot behind the building? 6 Tie required side or rear setbacks to the height of the building? MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Figure 2: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. E. Build -To Areas: Build -to areas are intended to bring building facades toward the street. A build -to area requires that a minimum portion of each development site's' street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Street Frontage - Primary Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area ' r o, I t jo i , -.. o i I i Build -To Area 0' — 20' 0' —12' i i li i B �STde Prop. Linei that must contain building 30% 50% facade (minimum) DRAFT 1 03.12.2010 Figure 2: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. E. Build -To Areas: Build -to areas are intended to bring building facades toward the street. A build -to area requires that a minimum portion of each development site's' street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Street Frontage - Primary Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must contain building 50% 70% facade (minimum) See Figures 3 and 4 Secondary Street Frontage Build -To Area 0' — 20' 0' —12' Linear portion of build -to area that must contain building 30% 50% facade (minimum) See Figures 3 and 4 1. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 4). 2. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 7 "Development site" is used so that build -to areas can be calculated for an entire site --which may contain mul- tiple parcels and /or buildings -- and do not always have to be based on parcel lines. 9 MIXED USE ZONE DISTRICTS — pr�rrrar !Street Frontage 1 I =�rYf: �sFr .. ... ... o .i Budd o rea of build -to area Primary Street Frontage DRAFT 1 03.12.2010 Figure 3: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary street is occupied by a building. Figure 4: Build -To Area for Development Site with Multiple Buildings The required primary and seconday street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. Col a k r c 5 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materiality, and its relationship to the street— is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 3 feet for every 50 linear feet of the length of the fagade. All other fagades shall have one variation in plane depth of at least 3 feet for every 100 linear feet of the length of the fagade. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the fagade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels 6 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels 3. Material variation: All building fagades shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material.' D. Ground Floor Transparency 1. Retail uses: the facade facing the primary street frontage shall be at least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 50 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass as measured from the finished grade at the base of the wall, to the second level finished floor elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 3 feet deep, and are maintained with items of interest.' 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Where drive - throughs and drive -ups are allowed (see Section 26 - Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners (Figure 5). Primary Street 8 Need input from task force to confirm that the change -in- material requirements are not too difficult to meet. 9 Need input from task force as to whether the 3' depth requirement is unreasonable. 7 Figure 5: Drive - through and Drive- up Lane Location The drive - through is located to the rear or side of the building, and the drive -up lane is not between the front of a building and the street. Primary Street 8 Need input from task force to confirm that the change -in- material requirements are not too difficult to meet. 9 Need input from task force as to whether the 3' depth requirement is unreasonable. 7 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Only one drive up lane is permitted. 3. Except within the MU -C Interstate Sub - district, the drive up lane shall not be located between the front of a building and the street. (Figure 5) 4. Any drive up lane that is visible from a street or public space or that is adjacent to a lot with a residential use shall be screened by solid landscaping or a wall matching the materials of the primary building, measuring at least 42 inches in height. The screen must meet the sight triangle requirements in Section 26 -603. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 6) J ' L - Figure 6: Screening I Loading docks, service n. Z , areas, and utility structures must be screened by walls = or fences. 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 3. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 4. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 5. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. G. Upper Story Stepbacks 1. For buildings taller than 50 feet and that abut a lot with a residential structure 36 feet or less in height, an upper story stepback is required. Any portion of the fagade that faces the lot with a residential use and is over 50 feet in height must stepback at at least 25 feet from the property line. (Figure 7) 2. Terraces and un- walled balconies may extend up to 8 feet into the required upper level stepback area. 10 Need more input as to whether this will be too prohibitive for banks since they often want more than one drive -up lane. The intent is not to preclude banks in the MU districts. MIXED USE ZONE DISTRICTS ! I I 41, 1 I 36'. C i 1 DRAFT 1 03.12.2010 Figure 7: Upper Story Stepbacks Buildings that are over 50' in height and next to a residential structure 36' in height or less must have an upper story stepback. All portions of the building that face the residential lot and are over 50' high must stepback an least 25' from the property line. Sec. 26- Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement 1. Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 8) i r rD L I- j - Figure 8: Off - street Parking Location for Development Site _`:7 with Multiple Buildings i C Parking must be to the rear or j t side of buildings closest to the street, but is permitted in front of � buildings interior to the site. -. � .. 0J 50' ! I I 41, 1 I 36'. C i 1 DRAFT 1 03.12.2010 Figure 7: Upper Story Stepbacks Buildings that are over 50' in height and next to a residential structure 36' in height or less must have an upper story stepback. All portions of the building that face the residential lot and are over 50' high must stepback an least 25' from the property line. Sec. 26- Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement 1. Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 8) i r rD L I- j - Figure 8: Off - street Parking Location for Development Site _`:7 with Multiple Buildings i C Parking must be to the rear or j t side of buildings closest to the street, but is permitted in front of � buildings interior to the site. -. � .. 0J MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 C. Surface Parking Buffers and Screening 1. Where a surface parking lot directly abuts a street or public space, one of the following screening elements shall be used: a. Minimum 5 -foot wide landscape buffer with trees located a minimum of 30 feet on center. b. Minimum 42 -inch tall solid screen made of landscaping or a material that matches the primary building. The screen must meet the sight triangle requirements in Section 26 -603. 2. Where a surface parking lot is directly adjacent to residential use, a landscape buffer 5 feet from the adjacent property line must be provided. (Figure 9) i f � r D. Surface Parking Design Figure 9: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 5' landscaped buffer between parking area and residential use 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within Section 26- 501.E.5., Section 26- 501.E.6, Section 26- 501.E.7 and Section 26- 501. E.11 2. Parking areas over 1,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structures 1. For parking garage fagades that face a street or public space, at least 50 percent of the ground floor of that fagade shall be occupied by retail or commercial uses. 2. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 10) 3. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 4. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and facade articulation. 5. Any portion of a parking structure's ground floor with parking uses that front a street or public space shall screen views into the parking structure through landscaping or architectural elements incorporated into the design of the structure. [Add incentives for structured parking ?] 10 MIXED USE ZONE DISTRICTS Y 4 f DRAFT 1 03.12.2010 Figure 10: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. Sec. 26- Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, block sizes shall be no greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. 11 r ,V f DRAFT 1 03.12.2010 Figure 10: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. Sec. 26- Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, block sizes shall be no greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. 11 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively —such as shared parking and parking structures — are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use Group Minimum Required Parking Maximum Allowed Parkin 1 space per bed 2 spaces per bed - Hospital Light Industrial 1 space per 1,000 square feet 3 spaces per 1,000 square feet Lodging — hotels, motels, extended stay, bed and breakfast 1 space per 2 rooms 1.5 spaces per room Office /bank 2 spaces per 1,000 square feet 5 spaces per 1,000 square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit Restaurant 4 spaces per 1,000 square feet 10 spaces per 1,000 square feet Retail 3 spaces per 1,000 square feet 5 spaces per 1,000 square Theater 1 space per 5 seats 1 space per 2 seats All other uses Uses not specifically listed above shall submit a parking analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area [As an alternative approach, parking maximums could apply to the TOD sub - district only] C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The agreement must be submitted for approval by the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Accessible parking shall be provided in accordance with Section 26- 501.E.9 H. Off - street loading shall be provided in accordance with Section 26- 501.E.8 I. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 automobile parking spaces. 12 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 30 feet from the primary building entrance. Sec. 26- Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right- of- way). C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property owners to aggregate open space requirements into one location? 12 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property owners to aggregate open space requirements into one location? 12 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment. Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P duplex P NP NP P — Dwelling, multiple P P P P — Dwelling, live /work P P P P — Dwelling, Foster care home P P P P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art g alleries P P P P S S S S — Hospital Parks, open space, playgrounds. and plaza P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private S S S S Commercial Adult entertainment NP NP NP NP Animal daycare, indoor P P P S Art studios and galleries P P P P Bail bonds S S NP NP 14 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Banks and financial institutions, without drive- P P P P Banks and financial institutions, with drive- through P P S S Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP S NP NP Day care center, child and ad P P P P Drive -up or drive - through S P S S Eating establishment, sit down P P P P Eating establishment, drive- throu h or drive-u S P S S Hotels, motels, and extended stay lodgin P P P P Medical and dental clinics P P P P fueling stations S S NP NP - Motor Motor vehicle sales, indoor showroom P P S S Offices P P P P storage NP NP NP NP - Outdoor facilities P P P P - Parking Pawn brokers NP NP NP NP Personal services P P P P and printing P P P P - Photocopying Recreation facilities, commercial P P P P Repair, rental and servicing of automobiles, no outdoor storage S P NP NP Retail sales — up to 20,000 gsf P P P P Retail sales — up to 50,000 gsf P P S S Retail sales — over 50,000 gsf S S NP NP Studios, including art, music, dance, television and radio stations P P P P - broadcasting Theaters P P P P Veterinary clinics and S P S S Wholesale S S S S Industrial Restricted light industrial S S S NP 15 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Permitted Uses MU -C Use MU -C MU -C TOD MU -N Interstate Office- warehouse, no outdoor S S S NP storage Uses - TemporarV Special events, including festival. and farm-ers P P P P Key: P = Permitted S = Special Use Permit Required NP = Not Permitted [Potential addition to Permitted Uses: limit auto -uses to a certain number per block or specific area ?] Sec. 26- Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent and important opportunity for creating quality mixed use developments that will enhance the local economy. B. For development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage shall contain non - residential uses. C. For development sites over 5 acres and subject to new construction, the development site must contain at least two different land uses. Sec. 26- Signs A. Principle: Signage should compliment building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 6 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs and flashing signs shall not be permitted in the MU -N district or the MU -C TOD Sub- district. 6. Illuminated signs shall be turned off when business are not in operation. Sec. 26- Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with Section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 16 feet high. 13 Perhaps reduce or remove this requirement from the MU -N district to allow more residential development? 16 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Site Plan Review A. The following process shall apply to all site development within the Mixed Use Zone Districts .14 1. Pre - Application Meeting: prior to any building permit application, the applicant must participate in a pre - application meeting with staff members of the Community Development and Public Works Departments. a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standards from Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre - Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre - application meeting. a. General Information: • Project title and location • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures d. Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Site Plan Review Applications: site plan applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community 14 May want to exclude single family detached development from this process. 17 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Development Department. Applications must be complete before any review of the application will begin. 4. Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan Requirements • The site plan shall be prepared in a 24x36 inch format • Vicinity map • The boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Signed surveyor's certification • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Location of 100 year flood plain, if applicable • Existing and proposed contours at two -foot intervals • Location of all existing and proposed: - Fences, walls, or screen plantings and their type and height; - Exterior lighting, location, height and type; - Signs, including type, height, and size; - Open space, landscaping, and special buffers, including type and coverage; - Parking and loading areas, handicap parking areas; - Easements and rights -of -way - Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; - Buildings to be developed or retained on the site; including possible use, height, size, floor area, setback dimensions and type of construction; - Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, accelera- tion /deceleration lanes; - Curbs, gutter, sidewalks, bike paths; - Location of trash containers and method of screening; • Adjoining property lot lines, building access, parking, so that development compatibility can be determined. • Other information which shall be written or tabular form, including: - Statement of proposed zoning and any conditions; - Statement of proposed uses; - Table of required and provided open space; - Table of required and provided parking Im MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 b. Architectural Elevations Requirements • Architectural elevations shall be prepared in a 2436 inch format • Detailed elevations for each fagade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per Section 26- • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan Requirements • The landscape plan shall be prepared in a 24x36 inch format • Location and dimensions of all open space areas, including minimum required usable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided d. Written explanation of how all requirements within this article have been meet. 5. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. B. Public Hearing[s]: for sites over 5 acres only, final approval will require a public hearing in front of Planning Commission [and City Council ?] Sec. 26- Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to satisfy compliance with the review process outlined in Section 26- — and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements (Section 26 -_) 10 Build -to requirements (Section 26 -_) 10 19 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Transparency requirements 10% (Section 26 -_) Block size requirement 10% (Section 26 -_) [Need to determine with task force if there are other standards that should be added to the administrative adjustment list]. C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," as specified in Section 26 -115 C.3. Sec. 26- Definitions Except as expressly modified below, the definitions in Section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: An area of land, which may contain more than one parcel, that is subject to proposed site development. Drive- through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. [Limit commercial use to 50 or 60% of dwelling unit floor area ?] 20 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fagade: The face, or outside wall, of a building. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. Mixed use development: a building or development site containing at least two different types of land use, such as residential and retail, residential and commercial, or retail and commercial. Office- warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or landscaping, but not including roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: A paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. 21 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Primary street frontage: The property line of a parcel or development site which is directly adjacent to and parallel to a street, and to which the principal entrance of a building most closely faces. Public realm: All areas to which the public has access, including streets, sidewalks, rights -of- ways, parks, plazas, and other publicly accessible open spaces. Public space: A physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also be permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing only one type of use, such as retail, commercial or residential. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought' in the review process chart, Section 26 -106. The planning department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for 22 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. 23 WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) MIX OF USES Question 1: It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone distnct would be required to have more than one use (such as retail and residential, or retail and office) within the some building or site. Question 1 Stronalv Aaree Somewhat Aaree Somewhat Disagree Strongly Disagree TOTAL Percent 179 42% Question 2: Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mi xed use. Question 2 Stronalv Aaree Somewhat Aaree Somewhat Disagree Strongly Disagree TOTAL 33% 42% 25% Question 3: It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Question 3 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL Percent 33% 50% 87a 87. WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) Question 4: Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor Question 4 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL Percent 50% 42% 87. 0% Question 5: What incentives would work best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1- 4, with 1 being most effective and 4least effective. Question 5 Higher Bldg Heights Higher Res Densities Reduced Parking Req Reduced Landscape Real TOTAL Rank 6 3 1 Percent 10 Percent 607. 30% 10% 07. Rank2 1 1 -� _ 4 3 9 Percent 11% 11% 44% 33% Rank3 3 3 3 9 Percent 0% 337. 33% 33% Ronk4 2 2 2 .. 3 9 Percent 227. 22% 22% 33% Question 6: should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive -thrus Allowed Allowed with review Not Allowed TOTAL Percent 427. 42% 17% Drive - thrus Car repair Car repair Allowed Allowed with review Not Allowed TOTAL Percent 175 33% 50% Car repair WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) Car sales Allowed Allowed with review Not Allowed TOTAL Percent 8% 25% 67% Car sales SCALE OF DEVELOPMENT Question 1: What building maximums do you think are most appropriate for the Wadsworth corridor between 38th and 44th A Question 1 2 -3 story ma 4 -5 story max 6 -7 story max 8 -10 story max TOTAL 42% Question 2: It makes sense to require a minimum level of density for mixed use development a Wadsworth Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL Percent 42% 25% 25% 8% 45 40% 35% 30% 2596 25% 25 20% — 5% 0 7o AY 5% 0% Strongly Agree Somewhat Agree Somewhat Strongly Disagree Disagree WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) NONCONFORMING PROPERTIES Question 1: The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non conforming. Should these non - conforming properties be allowed to expand? Question I Yes No TOTAL Percent 55% 45% Question 2: if you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would have to meet the new zoninq standards? 7% 33% DEVELOPMENT REVIEW Question 1: New development within the poroposed mixed use zone district would be subject to zoning standards as well as design standrads which regulate building form, scale and design. For new development applications, what level of development review would be most appropriate? -- Admin small sites, non - Ques I Admin only a large sites Non Admin TOTAL Percent 42% 587. 07. ry d _ Question 2: if you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would have to meet the new zoninq standards? 7% 33% DEVELOPMENT REVIEW Question 1: New development within the poroposed mixed use zone district would be subject to zoning standards as well as design standrads which regulate building form, scale and design. For new development applications, what level of development review would be most appropriate? -- Admin small sites, non - Ques I Admin only a large sites Non Admin TOTAL Percent 42% 587. 07. WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) PROCESS FOR REZONING Question 1: The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from the private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. Question Strongly Agree Somewhat Agree So mewhat Disagree Strongly usagree IUTAL Percent 677 0% General Comments: 1 - Wadsworth can never really be a pedestrian street. Think of this more like Denver's main street code for Colfax 2 - Wadsworth will always be a busy state highway. While residential might be feasible, it is not economically sensible to requrie it in any way R a ty City of Wheat Ridge Memorandum TO: The Mayor and City Council THROUGH: Randy Young, City Manager Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: March 17, 2010 SUBJECT: Manager's Update — Mixed Use Zoning Introduction The creation of "straight" mixed use zone districts is a priority implementation action in the recently adopted Comprehensive Plan, Envision Wheat Ridge. The formation of mixed use zone districts is a goal of both City Council and Planning Commission to create a more predictable and flexible zoning process — compared to the current PMUD option — and to encourage mixed use development at strategic locations in the city. The memo provides an update on the process for creating the new mixed use zoning code. Project Website A website dedicated to the mixed use zoning project, funded by LiveWell Wheat Ridge, is up and running at www.wrmixeduse.com The website contains many useful features, including: • Information about what mixed use development is, including the benefits of mixed use communities • A survey, similar to what has been distributed at meetings with property owners, to solicit feedback from the public on important aspects of the code • A community photo journal, where people can upload images of mixed use development that they might like to see in Wheat Ridge, as well as comment on photos posted by other users • A calendar with important dates related to the process of forming the new code Please visit the website and share with anyone who might be interested. Draft 1 Released for Public Review On March 12, the first draft of the new mixed use zoning code was posted on the project website ( www.wrmixeduse.coin , under "Draft Code "). Anyone can download the first draft and submit comments to planning division staff. We anticipate releasing three total drafts before the final ordinance is drafted this summer. Planning Commission was notified of the first draft and it will be distributed to all commissioners in preparation for a study session on April I". Technical Task Force We formed a technical task force, with 8 total members, to provide input on the code. The members include property owners, a banker, real estate brokers, developers, and designers. Staff will meet in working sessions 3 -4 times throughout the spring and summer to fine tune the mixed use code and ensure that the final result is usable. Our first meeting with the task force is scheduled for Wednesday, March 31 s `. Property Owner Meetings The last of our scheduled meetings with property owners in targeted mixed use areas will be the 38` Avenue Mixed Use Forum on Wednesday, March 24` at 6pm (in City Council Chambers). Thus far, our meetings with property owners along Wadsworth and Kipling and in the future TOD area have been positive and productive. We anticipate at least one follow -up city -wide meeting in April or May (after the release of Draft 2) with an update on the new mixed use zoning code. Commissioner DWYER asked if the plan would include city- initiated zoning along the 38` Avenue corridor. Ken Johnstone commented that this is under consideration. This is one of the questions that will be discussed at a public meeting with property owners to be held on April 8. Commissioner GOKEY commented on the empty windows and outdated buildings along 38th. It is important to look at the city's financial responsibilities associated with this idea. Commissioner MATTHEWS suggested that 38` Avenue be double branded with Prospect Street, which was the original name of the street. I B. Mixed Use Zoning Project This item was presented by Sarah Showalter. She attended the first meeting of the Mixed Use Zoning Task Force yesterday. The task force is comprised of eight members including designers, architects, developers, property owners and real estate brokers. This first meeting focused on market-realities. Ms. Showalter discussed the first draft of the mixed use zoning code and invited discussion by the Commission. An interactive website has been established where citizens can take a survey and make comments about what types of mixed use development they would like to see in Wheat Ridge. A second draft of the code should be ready by early May and will be placed on the website. In response to a question from Commissioner DWYER, Ms. Showalter explained that if a conflict arises in stories versus feet, the most restrictive limit would apply. If we add street -to- building height ratios, they could be different height ratios for different subdistricts. Street width will be considered in relation to building height. Commissioner BRINKMAN commented that it is important to listen to businesses regarding the types of entrances that work best for their particular needs. Screening of parking lots was discussed. Commissioner DWYER commented that security would be increased by having permeable hedges. Commissioner GOKEY commented that landscaping needs to be maintained and that he would prefer to see less landscaping. Commissioner POND commented that he favored the 42 -inch limitation for walls and noted that walls, trees, or other vertical elements help define the street wall. Drive -up businesses were discussed. Suggestions from the task force included placing space limitations between drive -up businesses. Another suggestion was to disallow fast -food drive -ups on 38 Avenue in the MUN district. Commissioner BRINKMAN commented that there are various drive up Planning Commission Minutes 3 April 1, 2010 businesses including pharmacies and liquor stores. She didn't necessarily think it was necessary to restrict all drive -up business on 38` These could be limited to a certain number per type of use. Minimum linear distance between drive -up businesses could be required. Screening could be used successfully for these types of business. Commissioner MATTHEWS also thought "kiosk" type businesses could spring up if build -to lines are not enforced. Commissioner DWYER commented that narrowing 38` Avenue would be self - limiting to drive - through businesses. The number of drive -up lanes for banks was discussed. The first draft allows for one drive up lane in a mixed use district. This would be too restrictive for the interstate and MUC districts. TOD and MUN could be more restrictive. The task force suggested that drive up lanes could be incorporated into the design of the building or screening could be used. Commissioner POND stated he was in favor of allowing site - specific flexibility for drive up lanes for banks. Commissioner GOKEY asked if infrastructure has been addressed in increasing density. Mr. Johnstone stated that staff has had conversations with providers regarding this project. Commissioner BRINKMAN expressed concern about the proposed requirement that illuminated signs be turned off when a business is not in operation. This would prevent some businesses from advertising in the evening hours. Ms. Showalter invited Commissioners to contact her with other suggestions via phone call or e-mail. These suggestions could then be discussed at a future study session. 8. ADJOURNMENT OF STUDY SESSION It was moved by Commissioner DWYER and seconded by Commissioner MATTHEWS to adjourn the study session at 9:10 p.m. The motion carried 5 -0. Dick Matthews, Chair Ann Lazzeri, Secretary Planning Commission Minutes 4 April 1, 2010 \ 1 City of r 0 00r Wh6at�dge PLANNING COMMISSION AGENDA April 1, 2010 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on April 1, 2010, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 - 235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. STUDY SESSIONS A. 38` Avenue Subarea Plan B. Mixed Use Zoning Project 8. OTHER ITEMS 9. ADJOURNMENT ' City of Wheat F�idge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE DRAFT 1 MARCH 12, 2010 The Wheat Ridge Community Development Department is pleased to release the first draft of the mixed use zoning code. The code is being developed to promote mixed use development in targeted areas of the city, namely commercial corridors that were identified in the recently adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use development and its benefits, please visit the project website: www.wrmixeduse.com. Draft 1 reflects input received from property owners through meetings, held in early 2010, for areas envisioned for potential mixed use zoning, including the Wadsworth and Kipling corridors, as well as the future Ward Road commuter rail station area. Draft 2, anticipated for release in April, will benefit from a Mixed Use Forum for 38 Avenue, between Sheridan and Wadsworth, scheduled for March 24 A few notes before reading Draft 1: • This is just the first draft. We anticipate revisions over the next few months as we receive input from stakeholders (including property owners, business owners, and residents) and our technical task force, a group of real estate brokers, developers, designers, and property owners in Wheat Ridge. • Items in the code that require input and further evaluation appear in blue text. There are also footnotes in blue that call attention to items that staff hopes to study further with the expertise of the task force. • The proposed mixed use zoning includes two main districts: Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). MU -C is intended for higher intensity development along major corridors like Wadsworth and Kipling. MU -N is intended for smaller -scale development along neighborhood commercial corridors, such as 38 Avenue between Wadsworth and Sheridan. We value your input: please take our survey, available online at www.wrmixeduse.com, which asks valuable questions related to content in the code. At this website, you can also look for upcoming meetings and participate in a community photo journal. Input received through these tools will be utilized by staff and the technical task force to refine the code in coming months. Please feel free to contact us with questions, including specific comments on Draft 1: Sarah Showalter, AICP Planner II 303 - 235 -2849 sshowalter @ci.wheatridge.co.us MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 ARTICLE _ MIXED USE ZONE DISTRICTS Sec. 26- Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26- Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub- district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties adjacent to Interstate -70.' It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26- Applicability A. All standards and requirements within Article — shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date] , 2010, and which would not be allowed under Section 26- Permitted Uses, such use may continue to exist and may expand its gross floor area by no more than 25 percent. 1 Need to determine how Interstate sub - district is defined geographically. Should it be for properties within a certain distance from 1 -70, or for those that have a property line directly adjacent to the interstate? MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date] , 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article _ shall apply. E. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26- Building Height [and Residential Densities ?]' A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights.' Building Height Requirements MU -C MU -C Interstate MU -C TOD MU -N Minimum height 20' 20' 20' none Maximum height Mixed use building 5 stories (60') 7 stories (801 7 stories (801 see Sec 26 C Single use building 4 stories (50' ) 6 stories (70') 6 stories (70') see Sec 26 C C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 45 feet .4 D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. Sec. 26- Building Placement and Orientation A. Principle: In order to activate the streetscape and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrance: Each building shall have at least one main public entry that faces a 2 Residential density (measured in units per acre) can be a confusing metric that is difficult to visualize. Moreover, it only applies to residential buildings. Building height, required setbacks, and required open space are development standards that restrict overall density for any building type within the mixed use district. 3 The intent is to encourage mixed use buildings through higher allowable heights. One additional story, however, may not be enough to truly incentivize mixed use buildings. 4 MU -N height restrictions will generally match what is currently allowed in City Charter. However, the City Charter allows a maximum of 50 feet for commercial buildings, which maybe too high for the desired character of MU -N areas. MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 primary or secondary street frontage and adjoins a pedestrian walk.' For corner lots with more than one frontage, the principal entrance may be oriented toward the corner. (Figure 1). Figure 1: Entrance Orientation for Corner Lot For a corner lot with more than one street frontage, the public entrance may be oriented toward the corner, rather than facing the primary or secondary street. 1. For development sites with more than structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Orientation: Building fagades shall be parallel to the street, except at corners or intersections, where angles or curves shall be permitted. D. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 2). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts.' Front setbacks are not required; instead, build -to areas established in Section 26 -_E encourage buildings to be built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Minimum Side Setback, where 10' 10' abutting a residentially zoned lot Minimum Rear Setback, where 10' 10' abutting a residentially zoned lot 1. Where a minimum setback is required, architectural elements attached to the building fagade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels. Such encroachments may include window planter boxes, eaves, balconies, canopies, and awnings. 5 Is the requirement to have at least one entry facing a street too restrictive? Perhaps in MU -C, or at least MU -C Interstate, it would make sense to allow buildings to have their only entry facing a parking lot behind the building? 6 Tie required side or rear setbacks to the height of the building? MIXED USE ZONE DISTRICTS r -- - -Y of 10 a` C y i I li � I i i g STde Prop. Line i DRAFT 1 03.12.2010 Figure 2: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. E. Build -To Areas: Build -to areas are intended to bring building facades toward the street. A build -to area requires that a minimum portion of each development site's' street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Street Frontage - Primary Build -To Area 0'- 20' 0'- 12 Linear portion of build -to area that must contain building 50% 70% facade (minimum) See Figures 3 and 4 Street Frontage - Secondary Build -To Area 0'- 20' 0'- 12' Linear portion of build -to area that must contain building 30% 50% facade (minimum) See Figures 3 and 4 1. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 4). 2. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 7 "Development site" is used so that build -to areas can be calculated for an entire site --which may contain mul- tiple parcels and /or buildings -- and do not always have to be based on parcel lines. MIXED USE ZONE DISTRICTS i T pr�n ary Street Frontage 1 _.1 11I r.- ;,. �Bulro Zea t of build -to area Primary Street Frontage DRAFT 1 03.12.2010 Figure 3: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary street is occupied by a building. Figure 4: Build -To Area for Development Site with Multiple Buildings The required primary and seconday street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. v O W fiS gfOn �� tree �• � \ ,� `c J` / � ) /;:yi CO m a ra bkf /fy , 5 i i T pr�n ary Street Frontage 1 _.1 11I r.- ;,. �Bulro Zea t of build -to area Primary Street Frontage DRAFT 1 03.12.2010 Figure 3: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary street is occupied by a building. Figure 4: Build -To Area for Development Site with Multiple Buildings The required primary and seconday street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. v O W fiS gfOn �� tree �• � \ ,� `c J` / � ) /;:yi CO m a ra bkf /fy , 5 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materiality, and its relationship to the street — is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each facade shall contain at least one change in color or texture. Additional detail should be incorporated into the facade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 3 feet for every 50 linear feet of the length of the facade. All other fagades shall have one variation in plane depth of at least 3 feet for every 100 linear feet of the length of the facade. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the facade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels 3. Material variation: All building fagades shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material! D. Ground Floor Transparency 1. Retail uses: the facade facing the primary street frontage shall be at least 60 percent transparent. All other fa4ades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 50 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass as measured from the finished grade at the base of the wall, to the second level finished floor elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 3 feet deep, and are maintained with items of interest.' 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Where drive - throughs and drive -ups are allowed (see Section 26 - Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners (Figure 5). v - - -�— - - - Figure 5: Drive - through and Drive- j up Lane Location T The drive - through is located to the rear or side of the building, and the c — 1 drive -up lane is not between the front of a building and the street. v Primary Street 8 Need input from task force to confirm that the change -in- material requirements are not too difficult to meet. 9 Need input from task force as to whether the 3' depth requirement is unreasonable. 7 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Only one drive up lane is permitted. 3. Except within the MU -C Interstate Sub - district, the drive up lane shall not be located between the front of a building and the street. (Figure 5) 4. Any drive up lane that is visible from a street or public space or that is adjacent to a lot with a residential use shall be screened by solid landscaping or a wall matching the materials of the primary building, measuring at least 42 inches in height. The screen must meet the sight triangle requirements in Section 26 -603. Screening— Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 6) Figure 6: Screening Loading docks, service c/ areas, and utility structures must be screened by walls or fences. 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 3. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 4. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 5. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. G. Upper Story Stepbacks 1. For buildings taller than 50 feet and that abut a lot with a residential structure 36 feet or less in height, an upper story stepback is required. Any portion of the fa4ade that faces the lot with a residential use and is over 50 feet in height must stepback at at least 25 feet from the property line. (Figure 7) 2. Terraces and un- walled balconies may extend up to 8 feet into the required upper level stepback area. 10 Need more input as to whether this will be too prohibitive for banks since they often want more than one drive -up lane. The intent is not to preclude banks in the MU districts. MIXED USE ZONE DISTRICTS I i 1 1; j 36 I i I, DRAFT 1 03.12.2010 Figure 7: Upper Story Stepbacks Buildings that are over 50' in height and next to a residential structure 36' in height or less must have an upper story stepback. All portions of the building that face the residential lot and are over 50' high must stepback an least 25' from the property line. Sec. 26- Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement 1. Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 8) -� — q '- , F. = Figure 8: Off- street Parking �r ' G j = Location for Development Site - -_ C with Multiple Buildings Parking must be to the rear or side of buildings closest to the street, but is permitted in front of F J J r buildings interior to th in s i e sit e. 5 I 9 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 C. Surface Parking Buffers and Screening 1. Where a surface parking lot directly abuts a street or public space, one of the following screening elements shall be used: a. Minimum 5 -foot wide landscape buffer with trees located a minimum of 30 feet on center. Minimum 42 -inch tall solid screen made of landscaping or a material that matches the primary building. The screen must meet the sight triangle requirements in Section 26 -603. 2. Where a surface parking lot is directly adjacent to residential use, a landscape buffer 5 feet from the adjacent property line must be provided. (Figure 9) Figure 9: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 5' landscaped buffer between parking area and residential use D. Surface Parking Design Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within Section 26- 501.E.5., Section 26- 501.E.6, Section 26- 501.E.7 and Section 26- 501.E.11 2. Parking areas over 1,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structures 1. For parking garage fagades that face a street or public space, at least 50 percent of the ground floor of that fagade shall be occupied by retail or commercial uses. 2. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 10) 3. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 4. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 5. Any portion of a parking structure's ground floor with parking uses that front a street or public space shall screen views into the parking structure through landscaping or architectural elements incorporated into the design of the structure. [Add incentives for structured parking ?] 10 pt .� Figure 9: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 5' landscaped buffer between parking area and residential use D. Surface Parking Design Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within Section 26- 501.E.5., Section 26- 501.E.6, Section 26- 501.E.7 and Section 26- 501.E.11 2. Parking areas over 1,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structures 1. For parking garage fagades that face a street or public space, at least 50 percent of the ground floor of that fagade shall be occupied by retail or commercial uses. 2. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 10) 3. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 4. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 5. Any portion of a parking structure's ground floor with parking uses that front a street or public space shall screen views into the parking structure through landscaping or architectural elements incorporated into the design of the structure. [Add incentives for structured parking ?] 10 MIXED USE ZONE DISTRICTS Sec. 26- Site Circulation and Vehicular Access DRAFT 1 03.12.2010 Figure 10: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, block sizes shall be no greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. 11 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively —such as shared parking and parking structures — are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use IR[G19!E Use Group Minimum Required Parking Maximum Allowed Parkin Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square feet 3 spaces per 1,000 square feet Lodging — hotels, motels, extended stay, bed and breakfast 1 space per 2 rooms 1.5 spaces per room Office /bank 2 spaces per 1,000 square feet 5 spaces per 1,000 square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit Restaurant 4 spaces per 1,000 square feet 10 spaces per 1,000 square feet Retail 3 spaces per 1,000 square feet 5 spaces per 1,000 square feet Theater 1 space per 5 seats 1 space per 2 seats All other uses Uses not specifically listed above shall submit a parking analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area [As an alternative approach, parking maximums could apply to the TOD sub - district only] C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The agreement must be submitted for approval by the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Accessible parking shall be provided in accordance with Section 26- 501.E.9 H. Off- street loading shall be provided in accordance with Section 26- 501.E.8 Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 automobile parking spaces. 12 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 30 feet from the primary building entrance. Sec. 26- Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of- way)." C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space." 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, ratherthan permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property owners to aggregate open space requirements into one location? 12 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space." 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, ratherthan permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property owners to aggregate open space requirements into one location? 12 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment. Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P single detached NP NP NP P - Dwelling, Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home P P P P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art P P P P - g alleries S S S S - Hospital Parks, open space, playgrounds and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private S S S S Commercial Adult entertainment NP NP NP NP Animal daycare, indoor P P P S Art studios and galleries P P P P Bail bonds S S NP NP 14 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Banks and financial institutions, without drive- P P P P Banks and financial institutions, with drive- through P P S S Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP S NP NP Day care center, child and P P P P Drive -up or drive - through S P S S Eating establishment, sit down P P P P Eating establishment, drive- through or drive-u S P S S Hotels, motels, and extended stay lodging P P P P Medical and dental clinics P P P P Motor fueling stations S S NP NP Motor vehicle sales, indoor showroom P P S S Offices P P P P Outdoor storage NP NP NP NP facilities P P P P - Parking Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, commercial P P P P Repair, rental and servicing of automobiles, no outdoor storage S P NP NP Retail sales — up to 20,000 gsf P P P P Retail sales — up to 50,000 gsf P P S S Retail sales — over 50,000 gsf S S NP NP Studios, including art, music, dance, television and radio broadcasting stations P P P P Theaters P P P P Veterinary clinics and hospitals S P S S Wholesale S S S S Industrial Restricted light industrial S S S NP 15 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Permitted Uses MU -C Use MU -C MU -C TOD MU -N Interstate Office- warehouse, no outdoor S S S NP storage TemporarV Uses Special events, including P P P P f Key: P = Permitted S = Special Use Permit Required NP = Not Permitted [Potential addition to Permitted Uses: limit auto -uses to a certain number per block or specific area ?] Sec. 26- Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent and important opportunity for creating quality mixed use developments that will enhance the local economy. B. For development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage shall contain non - residential uses." C. For development sites over 5 acres and subject to new construction, the development site must contain at least two different land uses. Sec. 26- Signs A. Principle: Signage should compliment building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 6 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs and flashing signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. Illuminated signs shall be turned off when business are not in operation. Sec. 26- Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with Section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 16 feet high. 13 Perhaps reduce or remove this requirement from the MU -N district to allow more residential development? 16 MIXED USE ZONE DISTRICTS Sec. 26- Site Plan Review DRAFT 1 03.12.2010 A. The following process shall apply to all site development within the Mixed Use Zone Districts. 1. Pre - Application Meeting: prior to any building permit application, the applicant must participate in a pre - application meeting with staff members of the Community Development and Public Works Departments. a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standards from Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre - Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre - application meeting. a. General Information: • Project title and location • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Site Plan Review Applications: site plan applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community 14 May want to exclude single family detached development from this process. 17 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Development Department. Applications must be complete before any review of the application will begin. 4. Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan Requirements • The site plan shall be prepared in a 24x36 inch format • Vicinity map • The boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Signed surveyor's certification • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Location of 100 year flood plain, if applicable • Existing and proposed contours at two -foot intervals • Location of all existing and proposed: Fences, walls, or screen plantings and their type and height; Exterior lighting, location, height and type; Signs, including type, height, and size; Open space, landscaping, and special buffers, including type and coverage; Parking and loading areas, handicap parking areas; Easements and rights -of -way - Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; - Buildings to be developed or retained on the site; including possible use, height, size, floor area, setback dimensions and type of construction; - Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, accelera- tion /deceleration lanes; - Curbs, gutter, sidewalks, bike paths; - Location of trash containers and method of screening; Adjoining property lot lines, building access, parking, so that development compatibility can be determined. Other information which shall be written or tabular form, including: - Statement of proposed zoning and any conditions; - Statement of proposed uses; - Table of required and provided open space; - Table of required and provided parking W-1 MIXED USE ZONE DISTRICTS DRAFT 1 0112.2010 b. Architectural Elevations Requirements • Architectural elevations shall be prepared in a 24x36 inch format • Detailed elevations for each fayade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per Section 26- • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan Requirements • The landscape plan shall be prepared in a 24x36 inch format • Location and dimensions of all open space areas, including minimum required usable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided d. Written explanation of how all requirements within this article have been meet. 5. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. B. Public Hearing[s]: for sites over 5 acres only, final approval will require a public hearing in front of Planning Commission [and City Council ?] Sec. 26- Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to satisfy compliance with the review process outlined in Section 26- — and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements (Section 26 -_) 10% Build -to requirements (Section 26 -_) 10% 19 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Transparency requirements 10% (Section 26 -_) Block size requirement 10% (Section 26 -_) [Need to determine with task force if there are other standards that should be added to the administrative adjustment list]. C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent" as specified in Section 26 -115 C.3. Sec. 26- Definitions Except as expressly modified below, the definitions in Section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: An area of land, which may contain more than one parcel, that is subject to proposed site development. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. [Limit commercial use to 50 or 60% of dwelling unit floor area ?] 20 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fa4ade: The face, or outside wall, of a building. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. Mixed use development: a building or development site containing at least two different types of land use, such as residential and retail, residential and commercial, or retail and commercial. Office- warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or landscaping, but not including roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: A paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. 21 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Primary street frontage: The property line of a parcel or development site which is directly adjacent to and parallel to a street, and to which the principal entrance of a building most closely faces. Public realm: All areas to which the public has access, including streets, sidewalks, rights -of- ways, parks, plazas, and other publicly accessible open spaces. Public space: A physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also be permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing only one type of use, such as retail, commercial or residential. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought' in the review process chart, Section 26 -106. The planning department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for 22 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. 23 WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) MIX OF USES Question 1: It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Question 1 Stronalv Acree Somewhat Aqree Somewhat Disagree Strongly Disagree TOTAL 17% 42% 45% 40% 35% — 30% 25% 25% 20% 5% 0% — 5% o% Stmngly Agree Somewhat Agree Somewhat Shortly Disagree Dmigree Question 2: Rather than requiring a mix of uses, the new zoning code should incentive mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL Percent 337. 42% 25% 0% Question 3: It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by orovidina visual interest and activity alona the sidewalk. 8% WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) Question 4: Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor Question 4 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL Percent 507. 42% 8% 07. Question 5: What incentives would work best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 4, with 1 being most effective and 4least effective. Question 5 Higher Bldg Heights Higher Res Densities Reduced Parking Req Reduced Landscape Req TOTAL Rank 6 3 � 10 Percent 607o 30 10% 0% Rank2 1 q 4 3 9 Percent 9 x. 44% 33% Rank3 3 3 3 9 _ Percent 07. 33 Question 5: What incentives would work best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 4, with 1 being most effective and 4least effective. Question 5 Higher Bldg Heights Higher Res Densities Reduced Parking Req Reduced Landscape Req TOTAL Rank 6 3 1 10 Percent 607o 30 10% 0% Rank2 1 _ 1 4 3 9 Percent 11% 11% 44% 33% Rank3 3 3 3 9 _ Percent 07. 33 33% 33% Rank4 2 2 2 3 9 Percent 227o 22% 227. 337. Question 6: should any of the following auto- oriented uses be allowed as new development on Wadsworth? Drive - thrus Allowed Allowed with review Not Allowed TOTAL Percent 427o 42% 177 Drive -thrus Car repair Allowed Allowed with review Not Allowed TOTAL Percent 17% 33% 507o Car repair WADS WORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) Car sales Allowed Allowed with review Not Allowed TOTAL Percent 87. 25% 67% Car sales SCALE OF DEVELOPMENT Quesflon 1: What building maximums do you think are most appropriate for the Wadsworth corridor b etween 38th and 44th Avenues? Question 1 2 -3 story max 4 -5 story max 6 -7 story max 8 -10 story max TOTAL Percent 0% 587. 42% 07. 70% 60% :58h 50% 42% . 40% 30% 20% 10% 2 -3 story max 45 story max 6 -] story max &10 story maz Question 2: It makes sense to require a minimum level of density for mixed use development along Wadsworth Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL Percent 42% 25% 25% 8% WADSWORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) NONCONFORMING PROPERTIES Question 1: The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non- conforming. Should these non - conforming properties be allowed to expand? Question 1 Yes No TOTAL Percent 55% 45% Question 2: if you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would have to meet the new zoning standards? Question 2 By 15% By 207. By 30% By 40% TOTAL Percent 17% DEVELOPMENT REVIEW Question 1: New development within the poroposed mixed use zone district would be subject to zoning standards as well as design standrods which regulate building form, scale and design. For new development applications, what level of development review would be most appropriate? Admin small sites, non - Question 1 Admin only admin large sites Non - Admin TOTAL Percent 42% 587 07. WADS WORTH MIXED USE ZONING SURVEY RESULTS (12 TOTAL SURVEYS) PROCESS FOR REZONING Question T: The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from the private property owners, but would also reauire any future development on rezoned properties to comply with the new mixed use district and design standards. 8% 0% General Comments: 1 - Wadsworth can never really be a pedestrian street. Think of this more like Denver's main street code for Colfax 2 - Wadsworth will always be a busy state highway. While residential might be feasible, if is not economically sensible to requite it in any way City Of Wheatdge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Kathy Field, Administrative Assistant DATE: March 26, 2010 SUBJECT: 38` Avenue Mixed Use Zoning Forum Due to bad weather, the meeting with property owners and business owners in the 38` Avenue Corridor (between Sheridan and Wadsworth Blvds.) was rescheduled to April 8th at 6:00 p.m. in the Council Chambers of the City Municipal Building to discuss potential mixed use zoning. IMPORTANT NOTICE 38th AVENUE CORRIDOR MIXED USE ZONING FORUM Due to inclement weather, our discussion about potential new mixed use zoning for 38th Avenue was rescheduled. Please join us April 8th. Topics will include: • The City's planning efforts for the corridor and potential new zoning. Learn more at www.wrmixeduse.com An update on the 38th Avenue Market and Revitalization Study from Wheat Ridge 2020 <<. MIXED USE ZONING Wheat) ICl_ BETTER 20N I NG FOR A VI BRANT WHEAT RIDGE City of Wheat dge - COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29`� Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846. F: 303.235.2857 PLANNING COMMISSION STUDY SESSION: MEETING NOTES April 2, 2010 COMMISSIONERS PRESENT Dick Matthews John Dwyer Anne Brinkmana STAFF PRESENT Ken Johnstone, Community Development Sarah Showalter, Community Development George Pond Dean Gokey Absent: Alan Bucknam, Marc Dietrick, Steve Timms DISCUSSION ON MIXED USE ZONING BUILDING HEIGHT - Staff approach based on task force comments: keep building height maximums as stories and feet, but increase the max height in feet to allow for office buildings. Do not use FAR and bulkplane to regulate building height. Consider going higher than 7 stories for mixed -use buildings but require stepbacks above 75' (or something close to that) so that there is not a canyon effect along the street. - Agreement from PC that FAR will probably not a useful metric to introduce and that the community will want to see max building heights. - PC likes keeping stories and feet for max height, but agrees that the max feet needs to be increased to allow for office buildings (with the note that whatever is more restrictive — number of stories or max feet — will apply) - PC likes the idea of regulating building height as a function of street width. Explore the idea of creating ratios that would tie building height to how wide the street is (the wider the street, the taller the buildings could be). - If we use ratios, think about a different ratio for the TOD so that we can have narrow streets with tall buildings. BUILDING ENTRIES Based on comments from the task force that many national tenants will not agree to two entries, staff is considering removing the requirement that each building must have at least one entry that faces the street. Perhaps it makes sense to leave this requirement for the MU -N district, however. One possibility is to incentivize a street - facing door by allowing something like increased signage. PC thinks we need to flexible in our approach and not require something that will not work. Even for the MU -N district we should incentivize entries that face the street, but not require them. PARKING SCREENING Draft 1 required a 42" solid screening for any parking area facing a street. The task force recommended requiring a more permeable screening — such as buffer with trees —so that people can see activity within the parking lot /internal site. Staff is recommending that this change is made for Draft 2. PC: it makes sense to allow a more permeable screening device, due to maintenance and safety concerns, in addition to the ability for people to see into the site and parking lot activity. However, we also need to consider how a screen wall can help continue the street edge and define the street. Perhaps require that the buffer area at least has trees so that there is edge and definition of the sidewalk. s% ec w s i. %v h e a t H d ge. co. u s DRIVE -THRUS Draft 1 allowed all drive -thrus /drive -ups as a special use, but did not allow the drive lane to be between the building and the street. The task force pointed out that this would make drive - thrus impossible to build in some areas because you need to wrap the lane around the building for car stacking. The task force recommended allowing drive -thrus to have lanes next to the street, but require nice landscaping /screening. Staff would like input from PC on whether drive -thrus should be permitted in MU -N. For MU -C, do we want to limit the number of drive -thrus allowed for a certain block or within a certain linear distance of each other? - Staff would also like input on how to reconcile build -to requirements with the requirement for a drive -up lane to have screening. This will make it difficult for a drive -thru to meet the build -to unless it is part of a larger development (where other buildings can meet the build -to) - PC agreed that we don't want to disallow drive -thrus in MU -N. Keep as a special use for MU -N and MU -C. For both, however, require good screening. - PC supports the idea of limiting the number of drive -thrus by block and linear distance from one another. Be more restrictive on this for MU -N and MU -C TOD. - PC does not think that drive -thrus should be exempted from the build -to requirements. If this means that a particular site cannot be a drive -thru, that's okay. - PC noted that we need to examine the code to find out whether a property with a different zoning would be able to get around the spacing /max number requirements for drive -thrus I17NI90111i 2W_nlxd Draft 1 only allowed 1 drive -up lane for all districts. The task force was very concerned about this since most banks want at least 3 lanes, and banks often are a key tenant from a developer's perspective to we need to make sure they're allowed. The task force recommended allowing several lanes but requiring nice screening, which can be integrated into the architecture of the building. PC likes the idea of limiting the number of lanes to just 1 or 2 for MU -N and TOD sub - district, 3 -4 for MU -C, and perhaps no limit for MU -C Interstate. We should also add screening requirements and encourage overhead screening integrated into the architecture of the building. Commissioner Pond: need some flexibility on this issue depending on the site Perhaps add the number of drive -up lanes to the administrative adjustment list? OTHER COMMENTS Commissioner Gokey: what about utility capacity for these areas targeted for so much new density? Commissioner Brinkman: the requirement to turn signs off when business are closed seems too restrictive. Maybe this rule could apply only to parking lot- facing signs, but not those facing the street? City of �Wheat�dge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: January 28, 2010 (for February 4 study session) SUBJECT: Mixed Use Zone Districts In May 2009, planning staff presented a report to Planning Commission regarding the creation of mixed use zone districts. This report included a summary of the need for "straight" mixed use zone districts — as opposed to planned developments (PDs) — within the zoning code. It also highlighted research from ten jurisdictions, most within the Denver area, that already have mixed use zoning and presented an approach for moving forward with two basic mixed use districts: Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). Since that time, staff has continued to research best practices and refine the approach for creating mixed use zoning in Wheat Ridge. This memo will summarize staff's recommended approach, provide an overview of the proposed process and timeline for the project, and highlight policy items for which we would like feedback. At the meeting, staff will conduct a presentation with talking points and ask for direction on the important policy issues. This memo is structured as follows: 1. Overview of Approach 2. Overview of Process 3. Proposed Schedule 4. Policy Direction Requested Overview of Approach Districts The basic framework is to create two straight mixed use districts. One, Mixed Use Commercial (MU -C), will focus on areas envisioned for higher- intensity development and the second, Mixed Use Neighborhood (MU -N), will be for smaller - scale, more neighborhood- oriented development. A summary of the basic characteristics for each district is found below. Mixed Use Commercial (MU -C) • Intended for the city's commercial corridors such as Wadsworth and Mpling (north of 44 ` Ave), as well as the area around the commuter rail station. Proposed for areas that were exempted from the City Charter restrictions on height and density. Will allow for higher building heights and densities. Will allow for a fairly wide range of uses (including commercial, retail, and residential), with some limitation and/or special review for auto - oriented uses. Mixed Use Neighborhood (MU -N) • Intended for neighborhood commercial corridors like 38` Ave (between Sheridan and Wadsworth) and 44` Ave (between Sheridan and Wadsworth and west of Kipling). • Will be in areas that are subject to the City Charter restrictions on height and density. • Will allow for a range of uses — including commercial, retail, and residential — but with more limitations on auto - oriented uses. Sub - Districts Two geographic areas targeted for MU -C that may require special attention are: (1) the future transit - oriented development (TOD) around the Ward Road commuter rail station; and (2) properties around the Kipling /I -70 interchange. To address these areas, staff is considering the creation of sub - districts within the MU -C district (e.g. MU -C TOD and MU -C Interstate). This approach allows for simplicity and hopefully greater ease of use. Rather than creating an entirely new zone district for these unique areas, sub - districts allow for one underlying zone district with special requirements, standards, or exceptions spelled out only where necessary. For example, the TOD sub - district may have added parking reductions compared to other MU -C areas, and the Interstate sub - district may allow for more auto - oriented uses than base MU -C areas. Design Standards ( "Form -Based Code ") Part of the goal in developing straight mixed use districts is to create a streamlined review process so that, once the mixed use zoning is in place, development can proceed through administrative review only. In order for this approach to work, city staff and elected officials will need to have confidence that the code requires a minimum level of quality design. Currently, the city places design requirements on new development through the Architectural and Site Design Manual (ASDM). After careful study of this issue, staff is proposing that the new mixed use zoning code contain its own design requirements embedded within the code. The proposed code would be a version of "form- based" zoning since it will place emphasis on the form and quality of buildings, with less emphasis on separating land uses, which tends to be the focus of traditional zoning. Staff recommends the form -based approach for the following reasons: • Ease of use: applicants will be able to find all requirements (permitted uses, development standards, and design requirements) within one location, rather than consulting both the code and then the ASDM • Applicability: modifying the ASDM — which already has traditional and contemporary overlays — to match the new mixed use districts' geographic boundaries and standards would be time - consuming and potentially confusing for applicants. With the proposed approach, the ASDM will remain in effect for any new development that is not under the new mixed use zoning. Examples of mixed use form -based codes include Louisville's Mixed Use Commercial Community District, Longmont's Mixed Use District, and Denver's Main Street District. Development Standards and Permitted Uses Staff preliminarily recommends the following basic approaches to standards within the new mixed use code. Many of these items will be refined as input from stakeholders and the task force is received throughout the process. • Permitted Uses Generally, the code will be more flexible and simplified in terms of permitted uses. Addressing auto - oriented uses is an important issue. For now, staff proposes that some auto uses would not be permitted in the MU -N district (or MU -C TOD sub - district), and most would be allowed in MU -C as a special use. • Incentives for Mixed Use Some jurisdictions with mixed use zoning require a mix of uses. Staff preliminarily recommends incentivizing, rather than requiring mixed use development. Incentives might include higher allowed building heights or reduced parking requirements. One approach under consideration is to require more than one use for sites over a certain size. • Building Heights Within the MU -N district, building heights would not exceed the City Charter (35' for any building with residential, 50' for commercial buildings). Maximum building heights for the MU -C district will be calibrated based on input from developers, designers, property owners, and the public. It is also worth noting that many mixed use ordinances, especially those meant to promote TOD, require minimum building heights. • Density Within the MU -N district, residential densities would not exceed the City Charter (21 units per acre). Within the MU -C district, residential densities would be higher. Appropriate densities will depend on input from local experts, property owners, and other stakeholders. Some jurisdictions do not set maximum densities, utilizing other standards — including building height, open space requirements, setbacks, etc — to restrict overall density. Other jurisdictions set minimum densities in mixed use and TOD ordinances to promote a compact, walkable development pattern. • Setbacks Staff recommends mandatory build -to lines, very similar to those in the ASDM. Rear and side setbacks might be greater for mixed use development directly adjacent to low - density residential use (like single family homes). • Open Space Staff recommends requiring a minimum amount of a lot area for each development to have hardscaping and/or landscaping as useable open space. The typical range for required open space in similar mixed use districts are anywhere from 10 -20 %. • Parking Compared to most jurisdictions in the metro area, the parking requirements in Wheat Ridge's code are somewhat high. Such requirements can be prohibitive to promoting mixed use development. Staff's preliminary approach is to have separate parking requirements within the mixed use code, with ratios similar to those found in comparable mixed use districts, such as Lakewood's Colfax Mixed Use zone district. The general approach is to keep things simple. If minimum parking requirements are not too high, it is not necessary to have a long list of options for reductions. Shared parking would be allowed and encouraged. 3 Many jurisdictions also include parking maximums in mixed use zoning ordinances. This is an approach that could make sense in the TOD area, but is still up for discussion and input from the task force and stakeholders. The new parking ordinance adopted in 2009, which allows for shared parking and has other parking reductions available, would still apply to new development outside of the mixed use districts. • Nonconforming Uses and Structures The issue of nonconforming uses will need careful consideration within the mixed use districts, particularly if the city were to initiate a zone change along any commercial corridors. Staff's preliminary recommendations are: oAny existing use that becomes nonconforming as a result of the new district can remain in perpetuity, except for a nonconforming use that has been discontinued for a certain time period (currently 60 days in the code). Generally, the use will stay with the land, so other similar businesses can come in and operate the same use. oLimited expansions (such as up to 20 %) of the square footage of the building for nonconforming uses might be allowed. Development Review Staff recommends relying on a process very similar to the current procedures for review of nonresidential, mixed use, and multifamily projects. This process would be as follows: • Pre - application meeting required with staff • Building permit/site plan review for compliance with all standards set forth in zoning code. • One option under consideration is to require a public hearing (or possibly two — before Planning Commission and City Council) for sites over a certain size. 2. Proposed Process As staff works to draft the new code, input from experts (developers, designers, real estate brokers), property owners, and the public will be essential. Staff proposes the following methods for gaining feedback throughout the process. Meetings with Property Owners A crucial first step is meeting with property owners in those parts of the city targeted for mixed use zoning. This outreach began in January, 2010 and will continue through March: • Wadsworth Summit —January 13, 2010 • Ward Road TOD Mixed Use Forum —January 26, 2010 • Mpling Mixed Use Forum— February 24, 2010 • 38 Avenue Mixed Use Forum— March 10, 2010 (tentative) At these meetings, staff presents information about the proposed mixed use zoning and asks for feedback on important issues, such as: • Should mixed use be required or incentivized? What incentives would work best? • What auto - oriented uses, if any, should be allowed? • What scale of development (building heights in particular) makes sense? • How should nonconforming uses be handled? Cl • How do property owners feel about the idea of city- initiated rezonings? Input is gathered through discussion, as well as a survey distributed to all meeting attendees. Mixed Use Zoning Task Force In order to solicit input from local experts — including developers and designers — staff is proposing to form a small task force, or working group, that will roll up their sleeves and help with many of the standards and requirements within the new code. Preliminarily, it is envisioned that this group will meet with staff 3 -4 times, in the format of working sessions, to give input on drafts of the code. The intent is that the task force will help insure the code is sensitive to the market and that it is clear and easily understood by developers and designers, who are most likely to use it. Public Outreach Another important step in the process will be soliciting feedback from all community stakeholders, especially in terms of the appropriate scale of development for areas where City Charter restrictions do not apply. The primary vehicle for both education and feedback opportunities will be a website dedicated to the mixed use zoning project ( www.wrmixeduse.com) , which will be functioning by February 12` Anyone will be able to visit the website to: • Take a survey with questions that will impact the mixed use code, including questions about scale of buildings in the mixed use areas • Learn about what mixed use development is, including some of its benefits • Participate in a community photo journal, where people can upload and comment on photos of development types that they would like to see in Wheat Ridge. • View drafts of the code as they become available for review • View a calendar with the schedule for the process and Staff is also proposing to host one city -wide meeting in the spring, most likely after the second draft of the code, to answer questions and give residents, property owners, and business owners the opportunity to provide direct input. Another proposed component of public outreach will be to produce a Top of the Hour segment for Channel 8. Planning Commission and City Council As the process continues through the spring, staff will make reports to the Planning Commission (perhaps in conjunction with City Council at joint sessions) after important milestones. Staff has tentatively scheduled to report back to the Planning Commission in conjunction with the 3 drafts of the code so that Commissioners will have time to review drafts and give input at study sessions. 3. Proposed Schedule Below is a tentative schedule for the formation and adoption of the mixed use zone district. Dates may change as the process continues. • Meetings with Property Owners (Mixed Use Forums): January —March, 2010 • Formation of Task Force: February 2010 • Draft 1 of Code: March 2010 (published to website; task force working session) • Draft 2 of Code: April 2010 (published to website; task force working session) • City -wide meeting: Late April or early May • Draft 3 of Code: June 2010 (published to website; task force working session) • Final Draft of Code: July 2010 • Code Adoption (Planning Commission and City Council Public Hearings): August — early September 2010 4. Policy Direction Requested There are five main items for which we would like policy direction: (1) Input on General Approach: What are Planning Commission's thoughts about staff's proposed approach to creating a mixed use code with all requirements, including design standards, in one place? Is there specific input related to the concept of two main districts — Mixed Use Commercial and Mixed Use Neighborhood — which may be supplemented by smaller sub - districts, if needed, for unique areas like the TOD? (2) Residential Densities: For many people, even planners and developers, residential density limits (such as 21 units per acre) can be very difficult to visualize. Some mixed use and form -based zoning codes use standards such as building height, setbacks, and open space requirements to ensure the appropriate level of development, but do not specify maximum residential densities. It is often the height, form and design of a building — not the number of units per acre — that has the most noticeable impact. Given this context, staff would like input on the following questions: • How important is it to set residential density maximums in the new mixed use code? • If maximum residential densities are included in the code, would it make sense — at least for some areas like the TOD — to also include minimum residential densities? (3) Residential Densities and PDs: Planned Development zoning — including PMUDs — will still remain as an option in the zoning code. Currently, residential development in all PDs is limited to 21 units per acre (the maximum residential density set in the City Charter). Given the recent changes to the City Charter's restrictions on height and density: • Would it make sense to either remove the 21 unit/acre restriction from Planned Developments or increase it to a maximum more similar to what will be allowed for the Mixed Use Commercial (W-C) zone? (4) Auto - oriented Uses: Preliminarily, staff has recommended prohibiting most auto uses, including sales and repair, in the MU -N district, and requiring an SUP for the MU -C district. Drive - throughs could be allowed as a special use, and the code would contain some special screening requirements. • Does this approach seem sensible to Planning Commission? • Are there certain auto uses that should not be allowed in any MU district, or some that should not be a special use within the MU -C district? C7. (5) Nonconformities: this is a sensitive issue since many of the areas targeted for the new mixed use zoning contain auto - oriented uses and — around the future Ward Road commuter rail station — industrial uses that could become nonconforming if the property was rezoned to the new mixed use zoning. • Does it make sense to allow some expansion of nonconforming uses (such as 25 or 30 %)? • Currently the code does not allow nonconforming structures or uses to be rebuilt if they are destroyed involuntarily (from fire, for example). Staff would propose changing this provision in conjunction with adoption of the new code. • In order to provide time for owners with nonconforming uses to find new tenants — especially if their building is designed for a specific use, such as industrial — should the allowable time period for discontinued use be extended beyond 60 days? 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) There was no one present to address the Commission. 7. STUDY SESSION A. Mixed Use Zoning Sarah Showalter reviewed the staff report for this study session item. Since May of 2009, staff has been researching best practices in order to refine the approach for creating mixed use zoning in Wheat Ridge. The report summarized staff s recommended approach, process and timeline for creating mixed use zone districts in the City and asked for direction from Planning Commission regarding policy. The two basic mixed use districts to be discussed are Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). MU -C district will focus on areas envisioned for higher intensity development. MU -N will be for smaller scale, more neighborhood oriented development. Commissioner BRINKMAN asked why design standards were included rather than relying on the Architectural and Design Manual. Ms. Showalter stated that the Manual doesn't address higher intensity development in areas where city charter restrictions have been removed. Further, having graphics and design standards in one place makes it easier to understand In response to a question from Commissioner DWYER, Ms. Showalter stated that the code would be updated as market and development demands change. Commissioner BRINKMAN stated that she is supportive of the districts, but expressed concern about Wheat Ridge roadways supporting mixed use. Lighting also needs to be addressed in mixed -use design standards. Commissioner CHILVERS stated he has been a long -time supporter of mixed use development as he has seen it work well in other communities. He asked if mixed use would be allowed for existing structures. Ms. Showalter stated there is nothing in the proposed code that would preclude mixed use for existing structures. Commissioner TIMMS commented that in order to see redevelopment, he believed it was necessary to reduce parking requirements. Further, it is important to have balance between desired economic development and strong regulations. He would like to see allowances for nonconforming uses in the TOD area. Planning Commission Minutes 2 February 4, 2010 Commissioner MATTHEWS commented that there could be a market for certain auto services around a TOD area. For example, commuters could have their cars serviced while taking light rail to work. Commissioner BRINKMAN asked how potential developers would be informed of the mixed use code. Ken Johnstone replied that staff is always communicating with developers. Public meetings have been held with property owners to ask if they would like to see their area rezoned. Commissioner CHILVERS asked about reaction from property owners on Wadsworth. Mr. Johnstone replied that meetings with a majority of property owners in the corridor were supportive. Owners were asked to complete a survey that included a question about how aggressive the city should be in initiating rezoning. Ms. Showalter commented that ten surveys have been returned so far. These indicated support of city - initiated rezoning. The Commission was in agreement with Sub - Districts. In regard to density, Commissioners MATTHEWS and CHILVERS commented that they were more concerned with design than with density. There was a general consensus that minimum density is not a big issue in a TOD area, however, single family structures and potentially duplexes could be excluded. Commissioner CHILVERS commented that flexibility is important and density issues should be market driven. Commissioner MATTHEWS commented that he would like to see density controlled through building height, open space, etc., rather than setting forth dwelling units per acre. Commissioner BRINKMAN commented that careful consideration should be given to auto - oriented uses. Commissioner TIMMS commented that the market would probably drive these types of businesses to Wadsworth rather than 38` and 44` Avenues. Commissioner BRINKMAN suggested that nonconforming uses could be considered according to sub - districts. There was consensus that the allowable time period for discontinued use could be extended beyond 60 days to a year. In response to a question from Commissioner DWYER, Mr. Johnstone stated that residential height limits in the MU -N districts will remain the same. A change would require a charter amendment. The first draft of the mixed use zoning code will be available for Planning Commission in March and should be the topic of the Planning Commission study session in early April. Planning Commission Minutes 3 February 4, 2010 MIXED USE ZONING � Wlicac E3 l WIIC0TF2�g0 OEWER ZONING FOR AVIBRANTWHEATRIDGE / •�,� Mixed Use Zone Districts «o, �Wh�aCI idge Mixed Use Zoning ASDM do not apply to mixed use districts, but would continue to apply to new development in all other zone districts • Focus on ease of use N X - 1-771 Example ofFoml-based code. Deaver's Main Street Zone DIstrIct Mixed Use Zoning for TOD area and Kipling/1-70 area Mixed Use Neighborhood (MU-N) — 38th, 44 Avenue, Kipling south of 44 Ave Mixed Use Zoning • Higher intensity of development (taller buildings) Only in areas where Charter amendments to height and density apply Belmar. Lakewood W heat i .e Mixed Use Zoning Ilk allowed • Lower scale development — will not conflict with City Charter height /density limits CLL)'ol �Wheatl is c= Mixed Use District �151k.c11ll vca. • Higher building hei • Parking reductions • Open space reductions W hcac [�dge Mixed Use District 35' for any building with residential) — Height minimums in some areas, like TOD? Ci1yM W heacR�� Mixed Use District needed? — Residential minimums for TOD area? �,"; �wt,N.,tPA—dg, Mixed Use District �r . x� r& Wffi Drstnct ^' ' �X w E: O30,un1ts /a4r?,� y Auior Transit-'rnen WDevelopment�D�stnct �`; No t�' 2(T 60 units /acre - Englewoodi =Mixed Use Residential Districts Yes No 15-43 units /ac Englewood— Mixed Use Commercial Districts No No Englewood — Transit Station Area District No Yes 30 units /acre W hint 1 iclge Mixed Use District A S 5 ✓Y+� a1 ev�9�.p1 P3 ,fir Y ! r � / N / S�r 1} N Lakew"ood"" `oltax r "a% J, j %r Lake' wood= ColfaxhAaedUSe Roadsides Yes - No' 2035'units /ac. Lakewood - Transit Mixed Use (Station'- Sub -Area) No Yes r35 units /ac Longmont —Mixed Use Transit No No Longmont —Mixed Use Commercial No No Longmont — Mixed Use Transition No No Wliar�dx Mixed Use District — Comparable mixed use districts in other jurisdictions require 10 -20% range [ilyM '� WheaL�dge Mixed Use District — Parking maximums for TO[ - Standards for location and design of surface and structured parking , i W heat [��c Mixed Use District increased — May need to revise some provisions in current code on nonconformities 1. Discontinuance time period 2. Ability to rebuild after fire, etc �O t�� Mixed Use District 2. Staff review for compliance site plan review process — Public hearing(s) for sites over a certain size or density? WIZatR&� cMor Mixed Use Zoning • Scale of development • Nonconforming uses • Mandating versus incentivizing mixed use • Parking requirements • City - initiated rezoning? wf.= age Mixed Use Zoning • Website: www.wrmixeduse.com • Website has survey, community photo journal, calendar of meetings, and drafts of code for comment • One city -wide meeting after Draft 2 whac[�x Mixed Use Zoning • Final drafting of code: July 2010 • Adoption and public hearings: August - early September, 2010 W hcaL[� �e CiIYM �Wheat��e Mixed Use District Kesiaenuai aensives ana Pus — Should PD districts have density restriction of 21 units /acre removed or increased? ` 1A� City of ' WheatR�ioge PLANNING COMMISSION AGENDA February 4, 2010 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on February 4, 2010, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 -235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — January 21, 2010 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) Rae) � Y .� .Y .y T � ] ►� I A. Mixed Use Zoning 8. OTHER ITEMS 9. ADJOURNMENT City of Wheat Wge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: January 28, 2010 (for February 4 study session) SUBJECT: Minted Use Zone Districts In May 2009, planning staff presented a report to Planning Commission regarding the creation of mixed use zone districts. This report included a summary of the need for "straight" mixed use zone districts — as opposed to planned developments (PDs) — within the zoning code. It also highlighted research from ten jurisdictions, most within the Denver area, that already have mixed use zoning and presented an approach for moving forward with two basic mixed use districts: Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). Since that time, staff has continued to research best practices and refine the approach for creating mixed use zoning in Wheat Ridge. This memo will summarize staff's recommended approach, provide an overview of the proposed process and timeline for the project, and highlight policy items for which we would like feedback. At the meeting, staff will conduct a presentation with talking points and ask for direction on the important policy issues. This memo is structured as follows: 1. Overview of Approach 2. Overview of Process 3. Proposed Schedule 4. Policy Direction Requested Overview of Approach Districts The basic framework is to create two straight mixed use districts. One, Mixed Use Commercial (MU -C), will focus on areas envisioned for higher- intensity development and the second, Mixed Use Neighborhood (MU -N), will be for smaller - scale, more neighborhood- oriented development. A summary of the basic characteristics for each district is found below. Mixed Use Commercial (MU -C) • Intended for the city's commercial corridors such as Wadsworth and Mpling (north of 44 Ave), as well as the area around the commuter rail station. • Proposed for areas that were exempted from the City Charter restrictions on height and density. Will allow for higher building heights and densities. • Will allow for a fairly wide range of uses (including commercial, retail, and residential), with some limitation and/or special review for auto - oriented uses. Mixed Use Neighborhood (MU -N) • Intended for neighborhood commercial corridors like 38` Ave (between Sheridan and Wadsworth) and 44` Ave (between Sheridan and Wadsworth and west of Kipling). • Will be in areas that are subject to the City Charter restrictions on height and density. • Will allow for a range of uses — including commercial, retail, and residential — but with more limitations on auto - oriented uses. Sub - Districts Two geographic areas targeted for MU -C that may require special attention are: (1) the future transit- oriented development (TOD) around the Ward Road commuter rail station; and (2) properties around the Kipling/1 -70 interchange. To address these areas, staff is considering the creation of sub - districts within the MU -C district (e.g. MU -C TOD and MU -C Interstate). This approach allows for simplicity and hopefully greater ease of use. Rather than creating an entirely new zone district for these unique areas, sub - districts allow for one underlying zone district with special requirements, standards, or exceptions spelled out only where necessary. For example, the TOD sub - district may have added parking reductions compared to other MU -C areas, and the Interstate sub - district may allow for more auto - oriented uses than base MU -C areas. Design Standards ( "Form -Based Code ") Part of the goal in developing straight mixed use districts is to create a streamlined review process so that, once the mixed use zoning is in place, development can proceed through administrative review only. In order for this approach to work, city staff and elected officials will need to have confidence that the code requires a minimum level of quality design. Currently, the city places design requirements on new development through the Architectural and Site Design Manual (ASDM). After careful study of this issue, staff is proposing that the new mixed use zoning code contain its own design requirements embedded within the code. The proposed code would be a version of "form- based" zoning since it will place emphasis on the form and quality of buildings, with less emphasis on separating land uses, which tends to be the focus of traditional zoning. Staff recommends the form -based approach for the following reasons: • Ease of use: applicants will be able to find all requirements (permitted uses, development standards, and design requirements) within one location, rather than consulting both the code and then the ASDM • Applicability: modifying the ASDM — which already has traditional and contemporary overlays — to match the new mixed use districts' geographic boundaries and standards would be time - consuming and potentially confusing for applicants. With the proposed approach, the ASDM will remain in effect for any new development that is not under the new mixed use zoning. Examples of mixed use form -based codes include Louisville's Mixed Use Commercial Community District, Longmont's Mixed Use District, and Denver's Main Street District. Development Standards and Permitted Uses Staff preliminarily recommends the following basic approaches to standards within the new mixed use code. Many of these items will be refined as input from stakeholders and the task force is received throughout the process. • Permitted Uses Generally, the code will be more flexible and simplified in terms of permitted uses. Addressing auto - oriented uses is an important issue. For now, staff proposes that some auto uses would not be permitted in the MU -N district (or MU -C TOD sub - district), and most would be allowed in MU -C as a special use. • Incentives for Mixed Use Some jurisdictions with mixed use zoning require a mix of uses. Staff preliminarily recommends incentivizing, rather than requiring mixed use development. Incentives might include higher allowed building heights or reduced parking requirements. One approach under consideration is to require more than one use for sites over a certain size. • Building Heights Within the MU -N district, building heights would not exceed the City Charter (35' for any building with residential, 50' for commercial buildings). Maximum building heights for the MU -C district will be calibrated based on input from developers, designers, property owners, and the public. It is also worth noting that many mixed use ordinances, especially those meant to promote TOD, require minimum building heights. • Density Within the MU -N district, residential densities would not exceed the City Charter (21 units per acre). Within the MU -C district, residential densities would be higher. Appropriate densities will depend on input from local experts, property owners, and other stakeholders. Some jurisdictions do not set maximum densities, utilizing other standards — including building height, open space requirements, setbacks, etc — to restrict overall density. Other jurisdictions set minimum densities in mixed use and TOD ordinances to promote a compact, walkable development pattern. • Setbacks Staff recommends mandatory build -to lines, very similar to those in the ASDM. Rear and side setbacks might be greater for mixed use development directly adjacent to low - density residential use (like single family homes). • Open Space Staff recommends requiring a minimum amount of a lot area for each development to have hardscaping and/or landscaping as useable open space. The typical range for required open space in similar mixed use districts are anywhere from 10 -20 %. • Parking Compared to most jurisdictions in the metro area, the parking requirements in Wheat Ridge's code are somewhat high. Such requirements can be prohibitive to promoting mixed use development. Staff's preliminary approach is to have separate parking requirements within the mixed use code, with ratios similar to those found in comparable mixed use districts, such as Lakewood's Colfax Mixed Use zone district. The general approach is to keep things simple. If minimum parking requirements are not too high, it is not necessary to have a long list of options for reductions. Shared parking would be allowed and encouraged. 3 Many jurisdictions also include parking maximums in mixed use zoning ordinances. This is an approach that could make sense in the TOD area, but is still up for discussion and input from the task force and stakeholders. The new parking ordinance adopted in 2009, which allows for shared parking and has other parking reductions available, would still apply to new development outside of the mixed use districts. Nonconforming Uses and Structures The issue of nonconforming uses will need careful consideration within the mixed use districts, particularly if the city were to initiate a zone change along any commercial corridors. Staff's preliminary recommendations are: o Any existing use that becomes nonconforming as a result of the new district can remain in perpetuity, except for a nonconforming use that has been discontinued for a certain time period (currently 60 days in the code). Generally, the use will stay with the land, so other similar businesses can come in and operate the same use. oLimited expansions (such as up to 20 %) of the square footage of the building for nonconforming uses might be allowed. Development Review Staff recommends relying on a process very similar to the current procedures for review of nonresidential, mixed use, and multifamily projects. This process would be as follows: o Pre - application meeting required with staff o Building permit/site plan review for compliance with all standards set forth in zoning code. o One option under consideration is to require a public hearing (or possibly two — before Planning Commission and City Council) for sites over a certain size. 2. Proposed Process As staff works to draft the new code, input from experts (developers, designers, real estate brokers), property owners, and the public will be essential. Staff proposes the following methods for gaining feedback throughout the process. Meetings with Property Owners A crucial first step is meeting with property owners in those parts of the city targeted for mixed use zoning. This outreach began in January, 2010 and will continue through March: • Wadsworth Summit —January 13, 2010 • Ward Road TOD Mixed Use Forum— January 26, 2010 • Kipling Mixed Use Forum —February 24, 2010 • 38` Avenue Mixed Use Forum — March 10, 2010 (tentative) At these meetings, staff presents information about the proposed mixed use zoning and asks for feedback on important issues, such as: • Should mixed use be required or incentivized? What incentives would work best? • What auto - oriented uses, if any, should be allowed? • What scale of development (building heights in particular) makes sense? • How should nonconforming uses be handled? • How do property owners feel about the idea of city- initiated rezonings? Input is gathered through discussion, as well as a survey distributed to all meeting attendees. Mixed Use Zoning Task Force In order to solicit input from local experts — including developers and designers — staff is proposing to form a small task force, or working group, that will roll up their sleeves and help with many of the standards and requirements within the new code. Preliminarily, it is envisioned that this group will meet with staff 3 -4 times, in the format of working sessions, to give input on drafts of the code. The intent is that the task force will help insure the code is sensitive to the market and that it is clear and easily understood by developers and designers, who are most likely to use it. Public Outreach Another important step in the process will be soliciting feedback from all community stakeholders, especially in terms of the appropriate scale of development for areas where City Charter restrictions do not apply. The primary vehicle for both education and feedback opportunities will be a website dedicated to the mixed use zoning project ( www.wrmixeduse.com) , which will be functioning by February 12 Anyone will be able to visit the website to: • Take a survey with questions that will impact the mixed use code, including questions about scale of buildings in the mixed use areas • Learn about what mixed use development is, including some of its benefits • Participate in a community photo journal, where people can upload and comment on photos of development types that they would like to see in Wheat Ridge. • View drafts of the code as they become available for review • View a calendar with the schedule for the process and Staff is also proposing to host one city -wide meeting in the spring, most likely after the second draft of the code, to answer questions and give residents, property owners, and business owners the opportunity to provide direct input. Another proposed component of public outreach will be to produce a Top of the Hour segment for Channel 8. Planning Commission and City Council As the process continues through the spring, staff will make reports to the Planning Commission (perhaps in conjunction with City Council at joint sessions) after important milestones. Staff has tentatively scheduled to report back to the Planning Commission in conjunction with the 3 drafts of the code so that Commissioners will have time to review drafts and give input at study sessions. 3. Proposed Schedule Below is a tentative schedule for the formation and adoption of the mixed use zone district. Dates may change as the process continues. • Meetings with Property Owners (Mixed Use Forums): January — March, 2010 • Formation of Task Force: February 2010 • Draft 1 of Code: March 2010 (published to website; task force working session) • Draft 2 of Code: April 2010 (published to website; task force working session) • City -wide meeting: Late April or early May • Draft 3 of Code: June 2010 (published to website; task force working session) • Final Draft of Code: July 2010 • Code Adoption (Planning Commission and City Council Public Hearings): August — early September 2010 4. Policy Direction Requested There are five main items for which we would like policy direction: (1) Input on General Approach: What are Planning Commission's thoughts about staff's proposed approach to creating a mixed use code with all requirements, including design standards, in one place? Is there specific input related to the concept of two main districts — Mixed Use Commercial and Mixed Use Neighborhood — which may be supplemented by smaller sub - districts, if needed, for unique areas like the TOD? (2) Residential Densities: For many people, even planners and developers, residential density limits (such as 21 units per acre) can be very difficult to visualize. Some mixed use and form -based zoning codes use standards such as building height, setbacks, and open space requirements to ensure the appropriate level of development, but do not specify maximum residential densities. It is often the height, form and design of a building — not the number of units per acre — that has the most noticeable impact. Given this context, staff would like input on the following questions: • How important is it to set residential density maximums in the new mixed use code? • If maximum residential densities are included in the code, would it make sense — at least for some areas like the TOD — to also include minimum residential densities? (3) Residential Densities and PDs: Planned Development zoning — including PMUDs — will still remain as an option in the zoning code. Currently, residential development in all PDs is limited to 21 units per acre (the maximum residential density set in the City Charter). Given the recent changes to the City Charter's restrictions on height and density: • Would it make sense to either remove the 21 unit/acre restriction from Planned Developments or increase it to a maximum more similar to what will be allowed for the Mixed Use Commercial (MU -C) zone? (4) Auto - oriented Uses: Preliminarily, staff has recommended prohibiting most auto uses, including sales and repair, in the MU -N district, and requiring an SUP for the MU -C district. Drive - throughs could be allowed as a special use, and the code would contain some special screening requirements. • Does this approach seem sensible to Planning Commission? • Are there certain auto uses that should not be allowed in any MU district, or some that should not be a special use within the MU -C district? C9 (5) Nonconformities: this is a sensitive issue since many of the areas targeted for the new mixed use zoning contain auto - oriented uses and — around the future Ward Road commuter rail station — industrial uses that could become nonconforming if the property was rezoned to the new mixed use zoning. • Does it make sense to allow some expansion of nonconforming uses (such as 25 or 30 %)? • Currently the code does not allow nonconforming structures or uses to be rebuilt if they are destroyed involuntarily (from fire, for example). Staff would propose changing this provision in conjunction with adoption of the new code. • In order to provide time for owners with nonconforming uses to find new tenants — especially if their building is designed for a specific use, such as industrial — should the allowable time period for discontinued use be extended beyond 60 days? 7 1 City of l WheatMidge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29 Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857 PLANNING COMMISSION STUDY SESSION: MEETING NOTES FEBRUARY 4, 2010 Dick Matthews John Dwyer Jim Chilvers Steve Timms Anne Brinkmann PRESENT OTHER PARTNERS PRESENT Ken Johnstone, Community Development Sarah Showalter, Community Development MEETING NOTES (DISCUSSION AFTER PRESENTATION) - Anne: please explain further why we are not utilizing the ASDM for the MU zoning. Couldn't we just add mixed use a category to the ASDM? - John: will we still be updating the ASDM? - John: if the ASDM need revisions, doesn't that mean that eventually the design standards in the MU code will also need revisions? - Jim: can existing structures be used in the new MU zoning too? It would be nice for some of the homes that are currently zoned as commercial and don't have much use as a house anymore to be converted to live /work. Would that be allowed by the proposed MU code? - Steve: Wheat Ridge's parking requirements are too high. Please reduce them for this code. - Anne: remember that the streets in Wheat Ridge are quite wide and don't support much pedestrian travel. This is a big issue — how can mixed use be successful if the streets don't support it? - Anne: also need to consider how lighting and noise for mixed use development is very different from single use commercial developments - John: will the 35' height limit for any bldg with residential in it still apply for MU -N? answer: for now, yes, we don't have choice due to the charter. SPECIFIC FEEDBACK ITEMS Overall approach John: explain more what the sub - district concept is and why they're needed - Consensus: approach is approved Residential densities (maximums) - Dick: would rather see height limits, open space, requirements, etc than residential density maximums - John: PC would support removing max densities, but the public may not - Dick: I care about the zoning, not density - Jim: density polarizes people. Take it out, don't bring it up. - Consensus: for now try the approach of removing maximum residential densities and see how that goes Residential densities (minimums) - Anne: not sure if this makes sense at the TOD since we're talking about more industrial type uses there. A minimum residential density could be too restrictive - Jim: MU zoning is about letting the market doe what it wants. Be careful about requiring too many things. www.d.wheatridge.co.us Steve: what about not allowing single family homes (attached or detached) in the TOD area and leaving it at that? John Dwyer: seconds Steve's comment. Add duplexes as another lower- density housing type that may not be allowed in the TOD area? Auto - oriented and industrial uses - Anne: don't exclude drive -thrus and drive -ups completely. At least one lane drive -ups for banks should be allowed - Dick: there is probably a market for auto repair in some of these areas, at least around the TOD - Steve: don't forget about economics. Allowing some industrial makes sense from a jobs /econ dev perspective - Anne: how much can we really control? We don't want car washes disrupting the flow of pedestrians - Dick: one concern that he heard at the Wadsworth summit is that the new zoning would make a building like the KFC on Wads obsolete. It could not be re -used as fast food - Steve: there should be fewer auto - oriented uses on 38` and 44` Aves (MU -N) - Anne: could we limit auto uses by separation or distance standards? No more than _ auto - oriented uses per block, or within 1000 feet of each other - Jim: some drive -thru restaurants in Denver have been designed to a higher standard because neighborhoods have pushed for it. We could push for the same thing. Allow them, but require better design. Nonconforming uses and structures - Anne: could we treat nonconformities by district /sub- district? - John: is the limit on expansion for nonconforming uses additive? Can you come back year after year and add just 20% at a time? - Consensus that nonconforming uses should have limited expansion maybe once or twice, but not more beyond that Consensus that the 60 day discontinuance policy for nonconforming uses should be expanded to 1 year at least for MU districts, if not for entire City of Wheat Ridge Anne: we probably need to define when the discontinuance of the use begins City of �`7�Iheat�idge Memorandum TO: The Mayor and City Council THROUGH: Randy Young, City Manager Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: February 1, 2010 SUBJECT: Mixed Use Zone District — Project Timeline Introduction Staff's proposed process for creating new "straight' mixed use zone districts is summarized below. As staff works to draft the new code, input from experts (developers, designers, real estate brokers), property owners, and the public will be essential. Public input on the appropriate scale of development in targeted mixed use areas will be particularly important due to the exemptions to City Charter height and density restrictions approved in November 2009. Proposed Process Meetings with Property Owners A crucial first step is meeting with property owners in those parts of the city envisioned for mixed use zoning. This outreach began in January, 2010 and will continue through March: • Wadsworth Summit —January 13, 2010 • Ward Road TOD Mixed Use Forum —January 26, 2010 • Kipling Mixed Use Forum —February 24, 2010 • 38 Avenue Mixed Use Forum —March 10, 2010 (tentative) At these meetings, staff presents information about the proposed mixed use zoning and asks for feedback on important issues, such as: • Should mixed use be required or incentivized? What incentives would work best? • What auto - oriented uses, if any, should be allowed? • What scale of development (building heights in particular) makes sense? • How should nonconforming uses be handled? • How do property owners feel about the idea of city - initiated rezonings? Input is gathered through discussion, as well as a survey distributed to all meeting attendees. Mixed Use Zoning Task Force In order to solicit input from local experts — including developers and designers — staff is proposing to form a small task force, or working group, that will roll up their sleeves and help with many of the standards and requirements within the new code. Preliminarily, it is envisioned that this group will meet with staff 3 -4 times, in the format of working sessions, to give input on drafts of the code. The intent is that the task force will help insure that the code is sensitive to the market and that it is clear and easily understood by developers and designers, who are most likely to use it. Public Outreach Another important step in the process will be soliciting feedback from all community stakeholders, especially in terms of the appropriate scale of development for areas where City Charter restrictions no longer apply. The primary vehicle for both education and feedback opportunities will be a website dedicated to the mixed use zoning project ( www.wrmixeduse.com) , which will be functioning by February 12 Anyone will be able to visit the website to: • Take a survey with questions that will impact the mixed use code, including questions about scale of buildings in the mixed use areas • Learn about what mixed use development is, including some of its benefits • Participate in a community photo journal, where people can upload and comment on photos of development types that they would like to see in Wheat Ridge. • View drafts of the code as they become available for review • View a calendar with the schedule for the process and Staff is also proposing to host one city -wide meeting in the spring, most likely after the second draft of the code, to answer questions and give residents, property owners, and business owners the opportunity to provide direct input. Another proposed component of public outreach will be to produce a Top of the Hour segment for Channel 8. Planning Commission and City Council As the process continues through the spring, staff will update the Planning Commission and City Council — perhaps in joint sessions on some occasions — after important milestones. Proposed Schedule Below is a tentative schedule for the formation and adoption of the mixed use zone district, based on the process described above. • Meetings with Property Owners (Mixed Use Forums): January — March, 2010 • Formation of Task Force: February 2010 • Draft 1 of Code: March 2010 (published to website; task force working session) • Draft 2 of Code: April 2010 (published to website; task force working session) • City -wide meeting: Late April or early May • Draft 3 of Code: June 2010 (published to website; task force working session) • Final Draft of Code: July 2010 • Code Adoption (Planning Commission and City Council Public Hearings): August — early September 2010 2 City of C WheatR MMUNITy DEVELOPMENT MIXED USE ZONING SCOPE OF WORK Wheat Ridge's planning documents - including the Neighborhood Revitalization Strategy, Subarea Plans, and Envision Wheat Ridge - call for mixed use development at targeted areas in the City. From major corridors to employment and commercial centers, plans recommend a sustainable and economically - viable form of development that includes a healthy mix of land uses. At the same time, Wheat Ridge's current zoning code has very limited allowance for mixed use development. There are narrow provisions for residential uses within the straight Commercial One (C -1) district, but most applicants who wish to develop more than one use on their property must go through the planned development (PD) process. The PD process is time consuming - lasting 4 -6 months at a minimum - and unpredictable, ultimately discouraging the type of development that the community would like to see. The vision for promoting high - quality, mixed use development in Wheat Ridge was most recently articulated by Envision Wheat Ridge, the updated Comprehensive Plan adopted by City Council in 2009. In its implementation recommendations, the plan calls for the formation of new mixed use zoning, coupled with design standards, as a priority action item. The mixed use zoning project will create one or more mixed use zone districts in Wheat Ridge's zoning code. The new districts will be "straight" districts, meaning that development that complies with ,the district regulations - including form and design standards - will be allowed primarily by administrative review. Unlike PD zoning, mixed use zoning will entail a streamlined review process and more predictability, making it easier for Wheat Ridge to attract high - quality, mixed use development in strategic areas. The major components of the project scope: (1) Conduct Research and Define Approach Alternatives: research peer jurisdictions, many of whom already have straight mixed use zone districts, and best practices for mixed use zoning. (2) Decide on Best Approach for Wheat Ridge: based on research and given Wheat Ridge's regulatory context, decide a basic framework for how mixed use zoning should be added to the code. (3) Public Outreach: meet with property owners within all targeted areas for mixed use zoning. Conduct surveys and utilize other tools (City newsletter, website) to educate the public and solicit feedback on the mixed use code. Potentially host one city -wide meeting after a draft of the code is available. (4) Create Mixed Use Zoning Task Force: create a small working group of local property owners, developers, and designers to help shape the mixed use zoning and design standards. (5) Draft Form -Based Code: utilizing feedback from meetings with property owners, working sessions with the task force, and community input, draft a mixed use code. This important task includes the following: 5a. Outline Form -Based Code /Internal Draft (review by Planning only) 5b. Draft Code 1 5c. Draft Code 2 5d. Draft Code 3 (6) Final Draft of Form -Based Code: after draft code has been reviewed by property owners, the task force, Planning Commission City Council, the City Attorney, and other important persons /bodies. (7) Adoption of Final Code by Planning Commission and City Council: prepare code /design standards in final format, prepare presentations for and attend public hearings with Planning Commission and Council. Task 1 - Conduct Research and Define Approach Alternatives Spring 2009 - Fall 2009 (complete) Conduct a thorough analysis of Wheat Ridge's peer communities to study how their zoning codes treat mixed use. Compile best practices and resources, including sample mixed use zoning ordinances, and prepare a table that summarizes mixed use zone districts for at least 10 different jurisdictions, preferably in Colorado. Include research as to how design elements are incorporated (i.e. through a form based code, or through a separate design manual). Task 2 - Decide on Best Approach for Wheat Ridge Fall 2009 (complete) Based on research findings and application to Wheat Ridge's existing regulations and goals, confirm an approach for adding straight mixed use zoning to the code (form - based code versus traditional code with separate design standards). Task 3 - Public Outreach January 2010 - September 2010 This task involves many items: (1) Early 2010 - Hold forums with property owners in target mixed use areas, which include: • Wadsworth • Kipling • Ward Road TOD area • 38th Avenue (2) January 2010 - September 2010 - Design and maintain a project website with information, FAQs, resources, meeting announcements, community photo journal, and draft ordinances for review (3) April 2010: City -wide public meeting (after Draft 2) (4) Spring 2010 - September 2010 - Publish updates in City newsletter, including reminders to view project website Task 4 - Form Mixed Use Zoning Task Force February 2010 Establish a working group of approximately 10 local developers, land owners, and designers to provide input on the code as it develops. The task force will review drafts of the code as they become available and engage in 3 -4 working sessions with Planning Staff throughout the spring and summer of 2010. Task 5 - Draft Mixed Use Code February 2010 - June 2010 This important step will involve several milestones: (1) January 29: Outline /internal draft of form -based code (for internal review by Planning) (2) March 12: Draft 1 complete (3) April 23: Draft 2 complete (4) June 4: Draft 3 complete Task 6 - Final Draft of Code July - August 2010 Utilize input from task force, public outreach, etc to draft the final code. This step will entail review by the following (not inclusive) for approval: • Planning Staff • PW Staff • City Attorney • Task Force • Peer Review by expert mixed use developer Task 7 - Adoption of Final Code by Planning Commission and City Council August 2010 Public hearings for adoption of final code. Will include informational packets, presentations, etc for both bodies. MIXED USE ZONING PROJECT TIMELINE Drafting Code Reviewing Code Task Force Items 0111=Task Force meetings Public Meetings Draft Code to Public on Website Planning Commission and City Council Task January February March April May Complete Week I Week 2 Week 3 1 Week 4 Week I Week 2 Week 3 Week 4 Week 1 Week 2 Week 3 Week 4 Week I Week 2 Week 3 Week 4 Week 5 Week I Week Week 3 Week 4 DRAFTING FORM-BASED CODE Code Outline/First Internal Draft 01/29 sun= Internal Review (Planning Staff) 02/11 Review, 1, Draft —] 03/12 Review of Draft — 1 03/26 Draft 2 04/23 Review of Draft 2 Draft 3 05/07 06/04 Review of Draft 3 06/30 Draft Final Code 07116 Final Review /Approval -- 0T8 — /06 TASK FORCE Form Task Force 02/27 !Form Task Force Distribute Draft 1 to Task Force 03/15 Draft First Task Force Working Session 03/24 Distribute Draft 2 to Task Force 04/26 T. Draft 2 Second Task Force Working Session 05/05 OEM Distribute Draft 3 to Task Force 06/14 Third Task Force Working Session 06/23 Distribute Final Draft to Task Force 07119 Final Task Force Meeting 07/28 PUBLIC OUTREACH & HEARINGS Public Meetings MAIN— Draft I posted on website 03/15 Draft 2 posted on website 04/26 Draft Draft 3 posted on website 06107 City-wide Meeting on Draft 3 04/28 Final Draft posted on website 07119 Planning Commission Study Sessions Planning Commission Public Hearing 08/05 City Council Study Sessions OEM Pity Council Public Hearing 09/13 1 Drafting Code Reviewing Code Task Force Items 0111=Task Force meetings Public Meetings Draft Code to Public on Website Planning Commission and City Council MIXED USE ZONING PROJECT TIMELINE DRAFTING FORM -BASED CODE Task Complete June Week 1 Week 2 Week 3 Week 4 July Week 1 Week 2 Week 3 Week 4 August September Week 1 Week 2 Week 3 Week 4 Week 1 Week 2 Week 3 Week 4 _ Code Outline /First Internal Draft 01/29 Internal Review (Planning Staff) 02/11 Draft 1 03/12 Review of Draft 1 03/26 - _ Draft 2 04/23 _ Review of Draft Draft 3 _ Review of Draft 3 Draft Final Code _ Final Review /Approval 05/07 06/04 06/30 07116 08/06 ® 9 Final Re, iew� TASKFORCE Form Task Force 02/27 Distribute Draft 1 to Task Force 03/15 First Task Force Working Session 03/24 Distribute Draft 2 to Task Force 04/26 _ Second Task Force Working Session _ 05/05 Distribute Draft 3 to Task Force _ 06/14 !. Draft 3 Third Task Force Working Session 06/23 OEM Distribute Final Draft to Task Force 07/19 Final Final Task Force Meeting 07/28 PUBLIC OUTREACH & HEARINGS Public Meetings Draft 1 posted on website 03/15 _ Draft 2 posted on website 04/26 Draft 3 posted on website 06107 raft '3 City -wide Meeting on Draft 3 04/28 Final Draft posted on website Planning Commission Study Sessions Planning Commission Public Hearing City Council Study Sessions City Council Public Hearing 07 /19;Firaal 08/05 09/13 _ Drafting Code Reviewing Code '.'Task Force Items Task Force Meetings Public Meetings Draft Code to Public on Website Planning Commission and City Council City of � W heatl�idge MUN ITY DEVELOPMENT Memorandum TO: The Mayor and City Council THROUGH: Randy Young, City Manager Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: November 30, 2009 (for December 7 study session) SUBJECT: Mixed Use Zone District Introduction The recommendation to encourage mixed use development at strategic locations in the city is prevalent in the community's recently adopted Comprehensive Plan, Envision Wheat Ridge, as well as in the Neighborhood Revitalization Strategy (NRS). Adopted subarea plans also recommend more allowances for mixed use development, including the Wadsworth Subarea Plan and the Northwest Subarea Plan, which addresses the area around the future commuter rail station at 52' Ave and Ward Road. Envision Wheat Ridge and the NRS acknowledge that the current zoning code does little to accommodate mixed use development. Creation of base mixed use zoning has been a priority code amendment agreed on by City Council, Planning Commission, and staff for several months. Moreover, Envision Wheat Ridge identifies the creation of mixed use zone districts as a high - priority implementation step. The intent of a mixed use district is two -fold: first, it would provide a base mixed use zone district(s) for the city to utilize for potential city- initiated rezoning(s) at strategic locations. Second, it would provide a base mixed use zone district(s) for a private rezoning if the provision in the zoning code that mandates that all private rezonings to nonresidential districts be to planned developments is eliminated. Planning staff worked with Planning Commission in the summer of 2009 to develop a basic approach to creating mixed use zoning in Wheat Ridge. This staff report will summarize the proposed approach, highlighting research and recommendations for moving forward. This memo is structured as follows: 1. Issue Summary 2. Current Code 3. Research Summary /Tools Available 4. Proposed Approach and Timeline Attachment 1 — Summary of Research City of � W heat dge MUNIT DF FEOPMENT Issue Summary The current zoning code does not contain a mixed use zone district as a base zone district (i.e. as zoning that is not a planned development). There is a Planned Mixed Use District (PMUD) and limited allowances for mixed residential and nonresidential uses on commercially zoned property. With this, the only opportunity for true mixed use in the city is within the planned development process — meaning a rezoning process and a site - specific development plan. This presents challenges to encouraging mixed use development. In order for a mixed use project to materialize, a developer must be committed to undertaking a minimum 6 month rezoning process without 100% certainty of the outcome, while in the process developing a plan that may have limited flexibility to evolve through time as planned developments are by nature site specific. Planned developments are a common and useful tool to encourage an organized, integrated master plan. When communities "over rely" on them however, it can present a number of problems touched on above. These include the inability for sites to evolve through time with changing conditions, as well as difficulty for staff to track approved planned developments and all the regulations specific to each. A base zone district sets forth general development parameters — allowed uses, setbacks, building heights, etc. — without prescribing a site plan level of detail. Much more flexibility is established to respond to market conditions for any given site. Current Code The only allowances in the existing code for mixed use are in two sections: The Planned Mixed Use District (Sec. 26- 306.5) • Requires a rezoning and outline and final development plan approval • Allows a mix of residential and nonresidential Residential Uses in Commercial Zones (Sec. 26 -626) • Allows ancillary residential uses in all commercial zones (NC, RC, C -1, C -2) • Floor area for residential must be less than the commercial floor area • Residential can only be on ground floor if in rear half of building • Residential density allowed — 1 dwelling unit /5,000 square feet of lot area (8.7 dwelling units /acre) Research Summary /Tools Available Research Summary Staff studied over 10 municipalities with base mixed use zone districts. Most jurisdictions included in the research are located in Colorado. The results of this research are generally as follows: • Communities with mixed use districts typically have more than just one — they have at least 2 -3. Many jurisdictions create sub -areas within one district that allow for different heights, densities, etc. depending on the geographic area. Many municipalities organize their mixed use districts by those that have a more residential, neighborhood focus versus those with a focus on commercial corridors. 2 City of W heat I_dge COMMUNITY DFAILOPMENT • Development standards and uses vary by district. This is how the districts are differentiated — for instance, neighborhood mixed use does not allow higher intensity uses, and town center - oriented districts have lesser setbacks, greater building heights, etc. Development standards may also include parking maximums, minimum building heights or densities (especially in transit - oriented development zones), and design standards that address building orientation, parking design, and other elements. • Some districts mandate a certain mix of uses. For example, at least 20% of the floor area must be commercial, at least 60% must be "street level" commercial, etc. This can help implement true mixed use development and promote an active pedestrian environment. Such mandates, however, can be onerous on property owners /developers. • Many have square footage caps on certain uses, or any one use. Fort Collins, for example, states that no one nonresidential or mixed use building may be over 20,000 square feet in one of their districts. Another states no one use may be over 15,000 square feet. • Residential density allowances vary from very small to very large. Some communities allow density bonuses with certain community objectives — e.g., green building, structured parking, etc. Certain mixed use districts, especially those trying to promote transit ridership and transit- oriented development (TOD), establish minimum residential densities. • Many mixed use districts are used in combination with overlays. Zoning overlays are often utilized to provide additional or special development standards for areas with unique character, such as TOD. More detail on example mixed use districts is provided in Attachment 1 of this memo. Proposed Approach and Timeline Proposed Approach After researching neighboring jurisdictions, evaluating guiding documents including Envision Wheat Ridge, and meeting with Planning Commission for a study session in May 2009, staff recommends that we pursue the formation of two new mixed use zone districts: • Mixed Use Commercial (MU -C) This district would be designed more for the city's commercial corridors such as Wadsworth and Kipling, as well as the area around the commuter rail station. It would allow for a greater mix of land uses and higher- intensity development. • Mixed Use Neighborhood (MU -N) This district would be designed more for smaller scale, neighborhood- oriented mixed use development that may materialize along such corridors as 38 °i and 44 Avenue. It would restrict some uses — especially auto - oriented uses — and allow lower- intensity development of a neighborhood scale. The new districts could also be supplemented by overlay districts that are specific to geographic areas with unique development /design characteristics. Recommended zoning overlays: • Transit Oriented Development (TOD) — an overlay for the area around the commuter rail station would address development and design standards that are specific to TOD. • Town Center — it is possible that a special overlay for the proposed town center on Wadsworth between 38 and 44 Avenues may also be desirable The two mixed use districts would vary based on allowable uses and development standards so that the purpose of each — one with a higher - intensity, commercial focus and the other with a lower- City of _� W heat I�dgc MUNM DWROPMENT intensity, neighborhood focus — is fulfilled. Staff is also recommending updates to the Architectural and Site Design Manual (ASDM) to address mixed use development specifically and to add /supplement additional design guidelines to ensure quality development. Summits One of the key first steps to moving forward with the proposed mixed use districts will be meeting with property owners in the areas envisioned as mixed use in the Comprehensive Plan, NRS, and Subarea Plans. Staff proposes to schedule a series of summits, by geographic area, in early 2010 to present ideas and gain feedback from property owners. Issues that will be particularly important to address and solicit input for include: • Development Standards: how do property owners /potential developers feel about aggressive versus more flexible standards? For example, mandatory mix of uses versus incentivizing mixed use? • Nonconforming Uses: staff has preliminary recommended that properties made non- conforming through rezoning to a mixed use district could remain in perpetuity with limited expansion abilities. • City- Initiated Rezoning versus Private Rezonings: how to property owners feel about the City rezoning strategic areas? The likely target areas for summits are: • Wadsworth Blvd • 38 Avenue • Kipling Street north of 44 Ave • Kipling Street south of 38 °i Ave • Ward Road TOD area Timeline Given Council's support on the approach described in this memo, staff proposes to move forward with the following timeline. Immediate focus will be on the proposed MU -C district, with summits for Wadsworth and north Kipling occurring in early 2010. Staff recommends staggering the MU -N district slightly behind so that it can benefit from planning initiatives occurring in early 2010 for 38 "' Avenue. Wheat Ridge 2020 should release a market study for 38` Ave in January 2010 and the Community Development Department, partnered with LiveWell Wheat Ridge, applied for a grant to fund community charettes on the built environment and character of the street. If the grant is awarded, these charettes would likely begin in February or March of 2010. The MU -N district can benefit from these planning initiatives — and better capture the desired future for 38 Avenue — if summits for this district begin in the spring of 2010. 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There is adequate parking on -site to accommodate the new uses. 2. It will legitimize the RV sales and rental occurring on the property. 3. The evaluation criteria support approval of the request. With the following conditions: 1. RV sales and rental inventory be located as specified on staffs exhibit No. 6. 2. All required fire lanes be kept clear of obstruction. In response to a question from Commissioner CHILVERS, Ms. Reckert stated that the public hearing was advertised for the sale and rental of RV's only; however, it could be modified at first reading. The property owner to the south was supportive of RV sales and rental. It would be necessary to talk with that owner to get his concurrence to allow the sale and rental of other types of vehicles. Commissioner DWYER offered a friendly amendment to add a third condition as follows: 3. The sale and rental of other types of vehicles is not allowed on the subject property. The amendment was accepted by Commissioners MATTHEWS and HOLLENDER. The amended motion carried 6 -0. 8. STUDY SESSION Jeff Hirt presented the staff report and invited discussion on a Mixed Use Development District prior to moving forward with drafting an ordinance. Specific policy direction was requested on (1) number of districts; (2) mix of land uses; (3) density; (4) site plan approval; (5) nonconformities; and other standards and policies that should be considered for the district. Comments included: Planning Commission Minutes 3 May 21, 2009 • A third district could be added that would be similar to mixed use commercial but more aggressive with mandatory uses. This could address transit oriented development. • Transit oriented development is unique in itself and would not necessarily require a third district. It may not be beneficial to draft a district for only one location in the city (one light rail station). • Overlay districts can also be brought into play. • Uses have to be market driven. Mandates must be looked at very carefully. Providing incentives would be a good idea. • Maybe number of districts could be determined after Wadsworth summit. • Density calculations should be consistent. • Transition from higher density to single family is important. • More intensive mixed use may be more suitable for north -south corridors and less intensive uses for east -west corridors. • A third district may have more incentives to add more retail, for example, one of the incentives could be for administrative site plan approval in the third, more "aggressive" district, while PC approval may be required with the other two more modest districts. • There should be a size threshold that would trigger a public hearing for site plan approval. Larger projects should automatically require a public hearing. Staff will do some research to arrive at a desired size threshold. • Nonconformities should not be allowed to expand more than one time. If a square footage maximum is specified (maximum allowed expansion of a nonconformity), there cannot be incremental expansions to circumvent the requirement. • A Wadsworth summit meeting with property owners along Wadsworth and other interested citizens will be scheduled to look at the possibility of city - initiated rezoning along that corridor. Feedback from that meeting along with Planning Commission comments will be considered in drafting the ordinance. 9. OTHER ITEMS There were no other items to come before the Commission. 10. ADJOURNMENT It was moved by Commissioner CHILVERS and seconded by Commissioner HOLLENDER to adjourn the meeting at 8:31 p.m. The motion carried 6 -0. Davis Reinhart, Chair Ann Lazzeri, Secretary Planning Commission Minutes 4 May 21, 2009 Zoning Code Amendments to PLAN Mixed Use District Base zone district for private rezonings ' wxe;; w��PT VVinxn�r ��.r i W kit at }�c3ge Mixed Use District (26-626) • No base mixed use zone district i Mixed Use District — Setbacks, building heights, lot size, parking, landscaping, etc. Mixed Use District — E.g low impact uses for neighborhood scale mixed use, larger /taller buildings r for commercial corridor /TOD mixed use K ' II ' R IL R �d ID i i _ L 41U -C-Dh dU D t D t _ ...................... .. .... 3 -18 f M. ma-C -H n� d a� c ��, , 1 e�� y Dao-m� __ 3 -zo W hc.atk Mixed Use District VcUc inau 11 1v1111 1 cw. cay as -�"� Wheat 3c3F,x. Mixed Use District — Low impact office /retail — Restrictions on auto related uses {fYal Mixed Use District expansion • Building Heights — Match charter Mixed Use District desirable amenities such as ground floc retail, green buildings, etc. in return for higher density, less parking, etc.) �w Ilm �w ,,7?qh IYOI Mixed Use District sites — more master planning, street connectivity, etc Nonconformities • Careful consideration needed, particularly for any city-initiated rezoning • Nonconforming uses may remain, but limited expansion (e.g. 20% of floor area) Mixed Use District Mixed Use District Mixed Use District Mixed Use District Mixed Use District ° d ' City of Wheat�idge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Jeff Hirt, Planner II DATE: May 14, 2009 (for May 21 study session) SUBJECT: Mixed Use Zone District A key recommendation throughout the adopted Neighborhood Revitalization Strategy (NRS) is to encourage mixed use development at strategic locations in the city. Further, the NRS explains how the current zoning code does little to accommodate mixed use development. Adopted subarea plans also recommend more allowances for mixed use, including the Wadsworth Subarea Plan and the Northwest Subarea Plan (area around future light rail station). With this, one of the high priority zoning code amendments agreed on by City Council, Planning Commission, and staff is to implement a mixed use zone district that the current zoning code does not have. The intent of this district is two -fold: first, it would provide a base mixed use zone district(s) for the city to utilize for a possible city - initiated rezoning(s) at strategic locations. Second, it would provide a base mixed use zone district(s) for a private rezoning if the provision in the zoning code that mandates that all private rezonings to nonresidential districts be to planned developments is eliminated. This memo is intended to be a starting point in the discussion of this mixed use district. Staff has provided some background and preliminary recommendations to facilitate the discussion. At the meeting, staff will conduct a presentation with talking points and direct policy questions regarding the mixed use district. This memo is structured as follows: 1. Issue Summary 2. Current Code 3. Research Summary/Tools Available 4. Preliminary Staff Recommendations 5. Policy Direction Requested Issue Summary The current zoning code does not have a mixed use zone district as a base zone district (not a planned development). There is a Planned Mixed Use District (PMUD) and limited allowances for mixed residential and nonresidential uses on commercially zoned property. With this, the only opportunity for true mixed use in the city is within the planned development process — meaning a rezoning process and a site - specific development plan. This presents challenges to encouraging mixed use development. In order for a mixed use project to materialize, a developer must be committed to undertaking a minimum 6 month rezoning process without 100% certainty of the outcome; while in the process developing a plan that may have limited flexibility to evolve through time as planned developments are by nature site specific. Planned developments are a common and useful tool to encourage an organized, integrated master plan. When communities "over rely" on them however, it can present a number of problems touched on above — the inability for sites to evolve through time with changing conditions as well as difficulty tracking approved planned developments and all the regulations specific to each. A base zone district sets forth general development parameters — allowed uses, setbacks, building heights, etc. — without getting into a site plan level of detail. With this, much more flexibility is established to respond to market conditions for any given site. 1. Current Code The only allowances for any significant mixed use are in two sections: The Planned Mixed Use District (Sec. 26- 306.5) • Requires a rezoning and outline and final development plan approval • Allows a mix of residential and nonresidential Residential Uses in Commercial Zones (Sec. 26 -626) • Allows ancillary residential uses in all commercial zones (NC, RC, C -1, C -2) • Floor area for residential must be less than the commercial floor area • Residential can only be on ground floor if in rear half of building • Residential density allowed = 1 dwelling unit/5,000 square feet of lot area (8.7 dwelling units /acre) 2. Tools Available/Research Summary A base mixed use zone district, as drafted for a zoning code, typically has 3 main elements: Purpose /Description of the District(s) Some communities have one mixed use base district, but most have multiple for different purposes — e.g., mixed use commercial (emphasis on wide range of commercial allowances), mixed use neighborhood (more low impact, neighborhood serving uses), and mixed use residential (more residential with limited supporting/ancillary commercial) Permitted Uses and Use - Specific Standards Tailored to the district — for example: • Restricted auto - oriented uses to encourage pedestrian- friendly development 2 • Putting size caps on uses in neighborhood mixed use districts to encourage neighborhood scale uses • Some communities state that no residential is allowed on the ground floor • Ceiling height minimums for ground floor space to ensure commercial viability • Mandatory vs. optional mix of uses (e.g., must be 20% commercial, etc.) Development and Dimensional Standards • Minimum lot area, lot width • Building setbacks, height, building coverage • Parking, landscaping • Residential density Research Summary As part of the research, there were 10 sources of information utilized. Most area jurisdictions were looked at with regards to any mixed use base zone districts they might have — some have them and some do not. The results of this research are generally as follows: • Communities that do have mixed use districts do not typically have just one — they have at least 2 or three. The multiple districts are typically organized by those with more residential components, those with smaller, neighborhood scale residential, and those more geared towards commercial (e.g., along commercial corridors). • Development standards and uses vary by district. This is how the districts are differentiated — e.g., neighborhood mixed use doesn't allow higher intensity uses, and the more town center - oriented districts have lesser setbacks, greater building heights, etc. • Some may mandate a certain mix of uses. For example, at least 20% of the floor area must be commercial, at least 60% must be "street level" commercial, etc. This can help implement true mixed use development, but can be onerous as well. • Many have square footage caps on certain uses, or any one use. Fort Collins, for example states that no one nonresidential or mixed use building may be over 20,000 square feet in one of their districts. Another states no one use may be over 15,000 square feet. • Residential density allowances vary from very small to very large. Some communities allow density bonuses with certain community objectives — e.g., green building, structured parking, etc. More detail on the elements of each of these sources of information is provided in Attachment 1 of this memo. 4. Preliminary Staff Recommendations Districts Staff recommends two districts: Mixed Use Commercial (MU -C) This district would be designed more for the city's commercial corridors such as Wadsworth and Kipling, as well as the area around the light rail station. The "design" would be reflected as described below in the uses and development standards. Mixed Use Neighborhood (MU-N) This district would be designed more for smaller scale, neighborhood oriented mixed use development that may materialize along such corridors as 38 and 44 Avenue. The "design" would be reflected as described below in the uses and development standards. Other possible districts: • Transit Mixed Use —this district could be more geared towards the area around the light rail station. • Mixed Use Residential — this district could have more of a residential emphasis, with very limited supporting nonresidential uses. Uses Mixed Use Commercial • Wide range of commercial uses, similar to that of the Commercial One (C -1) district as set forth in Section 26 -204. • Some allowance for auto - oriented uses (special use permits for drive -thru uses, auto repair, car washes) but limited "by right' ' allowance. • Incentivize ground floor retail or a mix of uses in some manner — e.g., reduced parking, landscaping, increased density, or building height. • Both residential and nonresidential uses allowed "by right ", with exception of single family detached residential that would not be allowed. Mixed Use Neighborhood • Lesser range of allowable uses, more similar to that of the Neighborhood Commercial (NC) and Restricted Commercial (RC) district in Section 26 -204, where auto - oriented uses would not be allowed. Only low impact uses such as neighborhood serving retail, office, live /work, restaurant, etc. would be allowed. • Incentivize ground floor retail or a mix of uses in some manner — e.g., reduced parking, landscaping, increased density, or building height. • Both residential and nonresidential uses allowed "by right ", with exception of single family detached residential that would not be allowed. Other possible use regulations: The above would be the more modest approach to regulating uses in these districts. Further, more aggressive strategies may be employed, such as: • Size Caps for Uses Establishing size maximums for uses, particularly in the MU -N district to encourage smaller scale neighborhood uses. Specifying a maximum of 15,000 square feet for instance would accommodate a modern drug store, but would place restrictions on any type of "big box" development. This maximum square footage could be lowered accordingly (e.g., Fort Collins has a 5,000 square foot cap on retail on some mixed use districts). These caps would be per business, and not cumulative. • Ground Floor Retail Some communities mandate ground floor retail (and prohibit ground floor residential along the street), others allow it, others incentivize it. Staff has recommended incentivizing it in some way rather than getting into specifying percentages and square footages of required ground floor retail. Additionally, rd some communities mandate that any ground floor commercial space have minimum ceiling heights to ensure long term viability of the space for commercial. o Mandatory vs. Optional Mix of Land Uses Some communities also mandate a certain mix of uses (e.g., a maximum % that can be of one use, or certain types of uses). The option also exists to mandate a mix of uses when the development is larger, e.g. over 5 acres. Development Standards Staff has the following general recommendations for how to address development standards in these districts. Parking Staff is currently working on a draft of new citywide parking regulations that includes more allowances for parking reductions and shared parking. The shared parking provisions would apply to mixed use projects as well, and would serve to reduce the required number of parking spaces. Staff may also add a note in the parking regulations that parking reductions up to a certain percent are allowed "by right" on properties with mixed use zoning. Landscaping Landscaping regulations would be subject to the underlying development standards for nonresidential uses. Staff will work to identify any inconsistencies within these regulations that may present an obstacle for mixed use development. Staff may also look to provide reductions for landscaping where appropriate. Setbacks Staff's preliminary recommendation is to have mandatory build to lines like the traditional overlay district in the Architectural and Site Design Manual (ASDM). These would either be directly stated in the zoning code, or the ASDM would be amended so that all mixed use projects are subject to this build to line. We will likely need to specify that the build to line be from current or future right -of -way along roads with future expansions (e.g, Wadsworth). Building Heights Building heights are restricted by the city's charter, where nonresidential buildings cannot exceed 50 feet, and mixed use buildings cannot exceed 35 feet. Staff recommends the maximum building heights to match the charter. Density Staff recommends a maximum residential density of 21 dwelling units per acre in the Mixed Use Commercial District, and a maximum residential density of 16 dwelling units per acre in the Mixed Use Neighborhood District. Other possible regulations There are a few other more aggressive strategies that could be employed with the mixed use districts, including: o Minimum and maximum parking requirements This would help eliminate excessive amounts of parking. o Transitional building heidits Where buildings are near residential property, this district could mandate that building heights transition down to the level of the adjacent residential structures so they blend in more with the neighborhood. o Tradeoff/incentive system If we wanted to encourage certain amenities, e.g., a mix of uses, structured parking, green building practices, ground floor retail, etc. — we could offer a tradeoff menu. This is a strategy some communities employ to receive an amenity in return for something the developer may want. For instance, if ground floor retail is built, then higher densities are allowed, reduced parking or landscaping, etc. Procedures for Development Staff recommends relying on the current procedures for review of nonresidential, mixed use, and multifamily projects. They are as follows: • Preapplication meeting required with staff for all nonresidential, mixed use, and multifamily development. • Building permit/site plan review for compliance with Architectural and Site Design Manual, as well as standards set forth in zoning code. Section 26 -111 contains the submittal requirements for these applications. Addressing Nonconformities The issue of nonconforming uses will need careful consideration in adopting these districts, particularly if the city would initiate a zone change along any commercial corridors. Staff recommends the following: • Any existing use that becomes nonconforming as a result of the new district can remain in perpetuity. The use will stay with the land, so other similar businesses can come in and operate the same use. • Expansions up to 20% of the square footage of the building for nonconforming uses would be allowed. 5. Policy Direction Requested There are several policy questions that must be addressed prior to moving forward with drafting the ordinance. In addition to any issues Planning Commission has with the above topics, staff has the following policy questions we would like feedback on at this meeting: 1. Number of Districts - How many mixed use districts should Wheat Ridge have? Is Planning Commission in support of staff's approach for two districts? Or should we simply have one with general standards? 2. Mix of Land Uses - Should the mixed use district(s) have a mandatory or optional mix of land uses? (e.g. percentage of commercial vs. residential, ground floor retail, etc.) 3. Density - What should the maximum residential density be in this district(s)? 4. Site Plan Approval - Does Planning Commission feel that there should be a public process for site plan approval in these districts? 5. Nonconformities - How should nonconforming uses be addressed? Should they be allowed to expand at all? What about if they change users but do not expand? Should uses be amortized? 6. Other - Other standards, procedures, or policies that should be considered in this district(s)? G7 w 4 a Q � O N 1 8 C N ii L' .d . N ti bq a+ q p b d x n. ctl N � v v vi U O Y ro f. w y R U O O v 0 ° b 0 N O R N O U Y3 U :p p N D b 00 N O N alp U a y •N � U ° a O C F Y '. N F ° z ° z . ,, zz N I O U L � 0 ... 3 R O c V aEv� oa O N N y LL d N hN U la. 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Further, the NRS explains how the current zoning code does little to accommodate mixed use development. With this, one of the high priority zoning code amendments agreed on by City Council, Planning Commission, and staff is to implement a mixed use zone district that the current zoning code does not have. This memo is structured as follows: 1. Issue Summary 2. Current Code 3. Research Summary /Tools Available 1. Issue Summary The current zoning code does not have a mixed use zone district as a base zone district (not a planned development). There is a Planned Mixed Use District (PMUD) and limited allowances for mixed residential and nonresidential uses on commercially zoned property. With this, the only opportunity for true mixed use in the city is within the planned development process — meaning a rezoning process and a site - specific development plan. This presents challenges to encouraging mixed use development. In order for a mixed use project to materialize, a developer must be committed to undertaking a minimum 6 month rezoning process without 100% certainty of the outcome; while in the process developing a plan that may have limited flexibility to evolve through time as planned developments are by nature site specific. Planned developments are a common and useful tool to encourage an organized, integrated master plan. When communities "over rely" on them however, it can present a number of problems touched on above — the inability for sites to evolve through time with changing conditions as well as difficulty tracking approved planned developments and all the regulations specific to each. A base zone district sets forth general development parameters — allowed uses, setbacks, building heights, etc. — without getting into a site plan level of detail. With this, much more flexibility is established to respond to market conditions for any given site. Short Term Code Amendments 7111108 2. Current Code The only allowances for any significant mixed use are in two sections: The Planned Mixed Use District (Sec. 26- 3065) • Requires a rezoning and outline and final development plan approval • Allows a mix of residential and nonresidential Residential Uses in Commercial Zones (Sec. 26 -626) • Allows ancillary residential uses in all commercial zones (NC, RC, C -1, C -2) • Floor area for residential must be less than the commercial floor area • Residential can only be on ground floor if in rear half of building • Residential density allowed — 1 dwelling unit/5,000 square feet of lot area (8.7 dwelling units /acre) 3. Tools Available /Research Summary A base mixed use zone district, as drafted for a zoning code, typically has 3 main elements: Purpose /Description of the Districts) Some communities have one mixed use base district, but most have multiple for different purposes — e.g., mixed use commercial (emphasis on wide range of commercial allowances), mixed use neighborhood (more low impact, neighborhood serving uses), and mixed use residential (more residential with limited supporting /ancillary commercial) Permitted Uses and Use - Specific Standards Tailored to the district — for example: • Restricted auto- oriented uses to encourage pedestrian - friendly development • Putting size caps on uses in neighborhood mixed use districts • No residential allowed on ground floor • Ceiling height minimums for ground floor space to ensure commercial viability • Mandatory vs. optional mix of uses (e.g., must be 20% commercial, etc.) Development and Dimensional Standards • Minimum lot area, lot width • Building setbacks, height, building coverage • Parking, landscaping • Residential density Research Summary As part of the research, there were 10 sources of infonnation utilized. Most area jurisdictions were looked at with regards to any mixed use base zone districts they might have — some have them and some do not. Of these 10 sources - 7 are Colorado jurisdictions, 1 from suburban Portland, Oregon, and 2 are model mixed use ordinances. The results of this research are generally as follows: • Communities that do have mixed use districts do not typically have just one — they have at least 2 or three. The multiple districts are typically organized by those with more residential components, those with smaller, neighborhood scale residential, and those Short Term Code Amendments 7111108 more geared towards commercial (e.g., along commercial corridors). • Development standards and uses vary by district. This is how the districts are differentiated — e.g., neighborhood mixed use doesn't allow higher intensity uses, and the more town center - oriented districts have lesser setbacks, greater building heights, etc. • Some may mandate a certain mix of uses. For example, at least 20% of the floor area must be commercial, at least 60% must be "street level" cormmercial, etc. This can help implement true mixed use development, but can be onerous as well. • Many have square footage caps on certain uses, or any one use. Fort Collins, for example states that no one nonresidential or mixed use building may be over 20,000 square feet in one of their districts. Another states no one use may be over 15,000 square feet. • Residential density allowances vary from very small to very large. Some communities allow density bonuses with certain community objectives — e.g., green building, structured parking, etc. More detail on the elements of each of these sources of information is provided in attachment of this memo. 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Community Development staff intends to prepare a presentation and information on what this district might look like and how it could benefit the property owners. Additionally, staff hopes to obtain feedback on how this district should look before we begin drafting it. Format: Based on our discussions, the general format of the meeting would be as follows: • Attendance by representatives from Community Development, Public Works, WR2020, and possibly Urban Renewal as well as the mayor and interested elected and appointed officials (in addition to the invitees and interested citizens). • A brief presentation providing an overview of the issues and tools available, and getting into more detail regarding the mixed use district. The issues to bring up that we discussed were: • Zoning code amendments — parking, density, mixed use, etc. • Urban renewal tools available o Brownfields database • CDOT & Wadsworth improvements status • Possibility for business improvement district • Conceptual site plans done for corridor Providing more detail (handouts, boards, etc. as appropriate) on the various other non mixed use topics for those interested in having a more one -on -one dialogue and /or getting more information from the appropriate city /WR2020 representative. Other Ideas Similar process underway in Lakewood regarding Alameda — may be individuals willing to participate in Wadsworth summit from this process. May be able to show conceptual site plans and other illustrative information for the corridor that has been done. Next Steps • Finalize date and venue — preliminarily discussed Thursday, July 9 • Develop mailing/contact list for meeting • Draft letter /flyer for meeting for group review 5/21/09 Planning Commission Meeting Summary Mixed Use Zone District Study Session General Comments • Need to specify more what we don't want rather than mandating what we do want. • General consensus is to let the market decide what it wants. Development standards — like the idea of transitional heights so we don't see a situation of multifamily adjacent to single family and incompatible uses and building types. Number of districts Three — MU -C, MU -N, and one that is more "aggressive" by mandating or incentivizing true mixed use. The more aggressive district would have administrative site plan approval, while the other two would require PC approval. There needs to be some size threshold where very small projects are administrative, and larger (1/2 acre? 1 acre ?) are automatically required to have a public hearing. Don't know if transit mixed use is a good idea — we are creating a district for only one area of the city (one light rail stop), unless there may be other transit opportunities (bus stops) Uses Need to have a really good definition of what desirable retail really is. What about a day care with a retail component? All kinds of gray areas with what should be ground floor retail. Density Not a consensus on numbers — but all in agreement that at least one should have 21 /acre maximum measured based on total lot area (per how PMUD got approved). Procedures See # districts Nonconformities Agree with staff approach Meeting summary April 30, 2009 Jerry DiTullio, Janice Smothers, Ken Johnstone, Sally Payne, Jeff Hirt Next steps: City Council study session briefing, general feedback (next available meeting) Schedule May 21 Planning Commission, present mixed use concept, staff's recommended regulations and point to policy questions for feedback • Do we want a mandatory mix of uses? • Do we want a public process for site plan approval? Or can it be an administrative site plan approval process? (e.g., Denver's GDP for its mixed use districts) • What about the relationship b/w the base zone district and any future overlay district, particularly in the TOD area? (seems illogical to draft a mixed use TOD district when we only have one station) • How should we address nonconforming uses? (what about the existing uses that we don't want to proliferate .... e.g., auto, drive thru, etc.) Our suggestion is to allow them to continue and to change hands, but limited allowances for expansions. Schedule wadsworth summit meeting — work with mayor's office to get mailing list of wadsworth -only property owners, send him a draft of the letter (possibility of mixed use zoning to open up entitlements, initiated by city, ideas for how to do things). Brief presentation, open up to different groups? Present several items (not just mixed use), including brownfields grant status, wadsworth plan we're looking to implement, etc. Jerry Dahl Ken J., J Hirt Re: Mixed Use Zoning, Misc ZOAs 1. 12.09 February 2, 2009 CC SS (if possible) Need to get a memo to CC with the following: • Schedule regarding density and mixed use district — pose question: should we wait for comp plan recommendations to come out? Put two timelines side by side — one with comp plan (proposed completion in fall of this year), one with mixed use proposed ZOA schedule. • Note ZOAs that are or will be ready for first reading/public hearing ... we are proposing to bring them forward without another CC SS, but give them a heads up in case they have issues with this. Include floodplain, split zoning, city initiated rezoning, planned development amendments, residential density in PRD and PMUD, assembly of R -3 land for development, and parking ( ?) • Note new mixed use zone district staff will be looking into drafting (per mayor), and the language /mechanics of it: a straight zone district with more flexibility to vary from standards — i.e., administrative ability to vary from standards up to certain thresholds defined by the charter and code. January 15, 2009 PC Public Hearing • Need to have a discussion regarding the mixed use district and get preliminary feedback. Are they in favor of it? Any recommendations for how to move forward? Should we mention residential density item slated for 2/5/09 PC public hearing? ` ' City of LAND USE APPLICATION FORM Wheatge COM MUNITY DE d Case No. P777 Date Received 70/22/2009'. Related Cases r Case Planner.. _S alter _ j Case Description Amend Chapter 26 concerning Mixed Use Zone District I-_ -_ AfiWc"/nfawav*w Name Cityof Wheat Ridge —__ Name j Phone Address F City F State r.Zip Name j.. Name r Phone F - Address. City State I � Zip Cmatacf /nlvrefalion Name �— Name Phone F — Address City j State. Zip F— Proii�cf /nfar®aVii}r� Address F—' Street L . _ City F777 State CD Zip Location Description I Project Name �— ___ ._i Parcel No. -. 1 qtr Section: r � Distrct No _ - Reylimw r .Pre -App Date F— Neighborhood Meeting Date F App No: Review Type Revew Body Review Date Dispositon Comments a i T �"«, 'gym �eort s+ i � t u s 5u i e V l DispPSihvn Case Disposition ,c; = =: Disposition Date' � Conditions of Approval 1 i Notes ___. __ -.__.. Res # Drd #.r— ____ ... ... _... _- __ —____— - ___ Status ii UTILITY REFERRAL City of 7500 West 29th Avenue W heat Zidge Wheat Ridge, Colorado 80033 MUNITY DEVELOPMENT 303.235.2846 Fax: 303.235.2857 Community Development Referral Form Date: July 6, 2010 Response Due: July 21, 2010 (or bring to 07/22 Dev. Review Meeting) The Wheat Ridge Community Development Department is working on new mlxea use zoning that would allow significantly higher densities in target areas of the City. The zone districts that allows for higher intensity development are intended for the following areas of Wheat Ridge: 1) Wadsworth, primarily between 38 and 44 Avenues 2) Kipling, north of 44 Ave 3) '/2 mile around the future Gold Line commuter rail station at 50 Ave and Ward Road The attached pages from the code (see bottom of page 2) show the allowable building heights proposed — a maximum of 6 stories for Wadsworth, and 8 stories for areas within 500' of 1 -70 or at the future commuter rail station area. There are no maximum density measurements (units per acre) in the mixed use zoning, but sites would be required to provide 10 -15% of their total lot area as open space. Concerns about the ability of existing utility infrastructure to serve denser development have been raised. Staff would like to coordinate with the various utility districts to understand thresholds, or trigger points, at which increased square footage of development would require upgrades to existing utilities, especially water and sewer lines. Case No.: ZOA -09 -07 /Mixed Use Zoning Request: The request is for utility districts.to analyze thresholds for the total square footage of (1) commercial development and (2) residential development that would trigger the need for upgrades to existing utility lines in the 3 target areas mentioned above. There are two options for responding to this memo: First, please bring your response and analysis to the July 22 Development Review meeting (10am at City Hall). If you are not able to attend this meeting, submit your written response to Sarah Showalter by July 21 Please contact Sarah Showalter with any questions. Case Manager: Sarah Showalter Voice: 303 - 235 -2849 Fax: 303 - 235 -2857 Email: sshowalter @ci.wheatridge.co.us DISTRIBUTION: /Wheat Ridge Water District Consolidated Mutual Water District Valley Water District Wheat Ridge Sanitation District ,/Nestridge Sanitation District &' Clear Creek Valley Sanitation District Fruitdale Sanitation District Applewood Sanitation District MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties that are generally within 500 feet of Interstate -70 and that are located on the ftfing a commercial corridor with direct access to Interstate -70. It follows the MU -C framework but is intended for highway - adjacent sites that may require variation in design or land use due to direct proximity to the interstate. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article XI shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date]_, 2010, and which is not a permitted use under Section 26 -1111 Permitted Uses, such nonconforming use may continue to operate and exist, subject to Section 26- 120.06. MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 1. A structure containing a nonconforming use may expand its gross floor area by a maximum of 25 percent without requiring a change to a conforming use. 2. No use that lawfully existed at the time of adoption of this Article, _[date]_, 2010, shall be deemed a nonconforming use due to the requirement for a conditional use permit. However, if an existing use is designated as a conditional use in Section 26 -1111, any expansion of that use shall require a conditional use permit (per Section 26 -1118. 3. No use that lawfully existed at the time of adoption of this Article, _ [date]_, 2010, shall be deemed a nonconforming use due to the separation requirements established in Section 26 -1111. C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date]_, 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Where standards for the MU -C TOD and MU -C Interstate sub - districts are not specifically stated, MU -C standards shall apply. F. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. Buildin Mei ht Re stiP�ments MU?C M U -C Interstate MU-CTOD IMU -N Minimum height 20' 1 20' 20' none Maximum height Mixed use building 6 stories (90') 1 8 stories (118') 8 stories (118') see C. below Single use building 4 stories (62') 6 stories (90') 6 stories (90') see C. below C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet. D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. July 9, 2010 City of Wheat Ridge Department of Community Development 7500 West 29 Avenue Wheat Ridge, CO 80033 Re: Case No.: ZOA- 09007/Mixed Use Zoning ALtn: SSaraii 1iGii'aiter, Case Manager Dear Ms. Showalter: I am in receipt of your Community Development Referral Form for this Case. The area of Wadsworth Boulevard between 38 Avenue and 44 Avenue has long been a concern of the Wheat Ridge Water District. Our facilities in that section of Wadsworth consists of an older six inch cast iron main, which is at capacity presently. Any significant increase of density in that area of Wadsworth would require replacement or supplementation of that line. While we have ample water supplies and large modern mains in close proximity on 44 Avenue, 38 Avenue and on Upham, any large development of the area would require the building of a new internal network of mains to serve the developments. In the past it has been suggested that new streets would parallel Wadsworth on the east and west, and we had anticipated that new mains would be constructed in those new streets. The more recently proposed 44 and Wadsworth development to the east of 1 st Bank is somewhat' different, but would also require extensive new internal water mains to provide adequate water and fire flows. Our preference to service that area was to require the water in a looped system from Upham and W. 44 Avenue with potential assistance by extending the internal main that runs close to Big Lots. Tapping of the old Wadsworth line in contra - indicated, and it is not our policy to replace that line. Construction in Wadsworth is very expensive due to the traffic and policies of the CDOT. We have long concluded that the interests of the District and the City were best served by getting our mains off Wadsworth whenever additional development occurred. However as we have the need for at least a half mile on pipe on each side of Wadsworth plus looping, we have generally estimated that the cost of the new lines would total $1,000,000.00 at a minimum and potentially much more. In areas where no pavement has to be cut or replaced, significant cost savings could occur. P.O. BOX 637 - 6827 W. 38TH AVENUE - WHEAT RIDGE, COLORADO 80034 -0637 PHONE (303) 424 -2844 - FAX (303) 423 -9462 Wheat Ridge Water District DIRECTORS •` CLARENCE DEGP.NRART • FRANK STITES • JAMES MALONE - RALPH MANCINELLI • DIANA KELLEY July 9, 2010 City of Wheat Ridge Department of Community Development 7500 West 29 Avenue Wheat Ridge, CO 80033 Re: Case No.: ZOA- 09007/Mixed Use Zoning ALtn: SSaraii 1iGii'aiter, Case Manager Dear Ms. Showalter: I am in receipt of your Community Development Referral Form for this Case. The area of Wadsworth Boulevard between 38 Avenue and 44 Avenue has long been a concern of the Wheat Ridge Water District. Our facilities in that section of Wadsworth consists of an older six inch cast iron main, which is at capacity presently. Any significant increase of density in that area of Wadsworth would require replacement or supplementation of that line. While we have ample water supplies and large modern mains in close proximity on 44 Avenue, 38 Avenue and on Upham, any large development of the area would require the building of a new internal network of mains to serve the developments. In the past it has been suggested that new streets would parallel Wadsworth on the east and west, and we had anticipated that new mains would be constructed in those new streets. The more recently proposed 44 and Wadsworth development to the east of 1 st Bank is somewhat' different, but would also require extensive new internal water mains to provide adequate water and fire flows. Our preference to service that area was to require the water in a looped system from Upham and W. 44 Avenue with potential assistance by extending the internal main that runs close to Big Lots. Tapping of the old Wadsworth line in contra - indicated, and it is not our policy to replace that line. Construction in Wadsworth is very expensive due to the traffic and policies of the CDOT. We have long concluded that the interests of the District and the City were best served by getting our mains off Wadsworth whenever additional development occurred. However as we have the need for at least a half mile on pipe on each side of Wadsworth plus looping, we have generally estimated that the cost of the new lines would total $1,000,000.00 at a minimum and potentially much more. In areas where no pavement has to be cut or replaced, significant cost savings could occur. P.O. BOX 637 - 6827 W. 38TH AVENUE - WHEAT RIDGE, COLORADO 80034 -0637 PHONE (303) 424 -2844 - FAX (303) 423 -9462 City of Wheat Ridge Comm. Dev. Page 2 July 9, 2010 Whoever builds these projects must be aware of the Denver Water's engineering requirements which significantly impact the cost of construction. Just for comparison's sake, our latest project of over 4,000 feet on W. 38` was bid for $391,000.00. When engineering, Denver plan review, City of Wheat Ridge sales taxes, permits and plan review charges are added, our total costs were about $450,000.00 or over $100.00 per foot. Of course this was in one of the city's busiest streets and required paving and re- excavating on each day's construction. The conclusion at this time is that any significant high density construction on either side of Wadsworth between 38` Avenue and 44 "' Avenue would require additional internal mains connected to either the 38 Avenue, 44 Avenue or Upham mains or some combination of those mains. The west side of Wadsworth is even more complicated as there is no line similar to the Upham line west of Wadsworth, which could take additional load. On the West side a new main is needed essentially from 38` Avenue all the way to 44` Avenue, should high density development occur. Currently, the old Wadsworth six inch line is in good repair and all of the surrounding mains are in excellent condition. Fire flows in 38` Avenue, 44` Avenue and Upham are exceptional. In order to continue with such fire flows for large high density building new mains are required. It has been the policy of the Wheat Ridge Water District, whenever possible, to require that growth pays its own way. We do however have a very progressive main replacement program, which results in having one of the finest water systems in the metropolitan area. Where our main replacement program and your developments intersect, we may be able to make some small contributions to these projects. However, the District has dipped heavily into its reserves in that last two years to complete projects and to maintain affordable water rates for city residents. It is therefore simply not possible for the Wheat Ridge Water District to provide the infrastructure for these new re- developments at its expense. . It is my plan to attend the July 22 "d development review. Should any questions arise do not hesitate to contact me. Very truly yours, ry Hudson BAH: ms Xcel EnergysM PUBLIC SERVICE COMPANY July 20, 2010 City of Wheatridge Community Development 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Attn: Sarah Showalter Right of Way & Permits 1123 West 3`" Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303.5 71.382 6 Re: July 22 Development Review, # ZOA -09 -07 /Mixed Use Zoning Public Service Company of Colorado (PSCo) has reviewed the plans for July 22 Development Review Mixed Use Zoning. The purpose of this letter is to provide recommended guidelines for the establishment of utility easements within traditional mixed -use neighborhood developments. Traditional mixed -use neighborhood developments provide for a variety of uses (residential, small business, schools), housing types (single - family, multi - family, townhomes), narrower streets, and smaller lots in higher activity areas resulting in a more urban design setting. Land is utilized to the greatest extent possible and dry utilities (gas, electric, phone and cable) are installed underground to accommodate the needs of the development. Xcel Energy typically requires 8 -foot wide utility easements in the front and rear of single - family lots with 5 -foot wide side lot easements where necessary for installation of dry utilities. 8 -foot wide easements are also established around multi - family lots including any tracts, parcels, or open space areas adjacent to the public right of way. Gas lines are installed in the front lots closest to the structure and at a shallower depth than other utilities so they can be leak checked and easily repaired. Gas lines are covered with compacted soil and wherever possible they are not under concrete or pavement to provide early detection of leaks and avoid accumulation of gas. Electric, cable and phone are usually installed in the rear along with above ground transformers and pedestals. The attached drawing from our Gas Standards manual illustrates why 8 -foot is a common width used for easements. This allows utilities to maintain acceptable working clearances and the needed offsets between above ground devices and the adjoining trench for underground lines. Recently, we have seen urban design developments that do not allow for adequate easement widths or have structures encroaching into the easements that interfere with the safe and reliable installation of utilities. Examples include 5 -foot easements in the rear of single - family lots, porches /stairs that extend to the back of detached sidewalks, and customer owned underground lines installed within easements because there is no other place to put them. Xcel may be able to install our facilities given these limitations but trying to come back and repair or modify the facilities could result in long delays and unexpected damage to utility lines and private property. In the future, when developing these urban design concepts 8 -foot wide utility easements are still required around the perimeter of multi - family lots. However, 5 -foot wide easements are acceptable in some cases if adequate pocket easements are granted for above ground mounted transformers /pedestals and assuming meter banks can be installed on the sides of the Building. Even though buried cables and pipes are only about 1 to 3- inches in diameter the trenching equipment to access the lines is typically around 5- feet in width which is why we need at least 5 -foot easement widths with no significant obstructions such as trees or structures within the easement. If single - family lots have alleys in the rear then all the dry utilities can be installed in the rear but we need 8 -foot wide easements on each side of the alley with pocket easements for the transformers and pedestals. If there are no alleys then we can live with 5 -foot easements in the front for gas and 7 -foot easements in the rear. Keep in mind that there are larger above ground facilities (switch cabinets and gas regulator stations) that may also be required to serve a project. Location of pocket easements, approximately 25' by 25' will be negotiated with the Developer such that these facilities are easily accessible and yet not overly intrusive. For clarification of the Company name, Xcel Energy is only the holding company or "brand" for Public Service Company of Colorado (PSCo). ALL utility facilities and related land rights including fee property, easements, permits, etc., are owned and operated by Public Service Company of Colorado, a Colorado Corporation. Please submit all plats for review to me at Xcel Energy, Right of Way & Permits, Attention: Donna George, 1123 West 3' Avenue, Denver, CO 80223. The developer must contact the Builder's Call Line at 1- 800 - 628 -2121 and complete the application process for any new gas or electric service, or modification to existing facilities. It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. Additional easements may need to be acquired by separate document for new facilities. As a safety precaution, Public Service Company of Colorado would like to remind the developer to call the Utility Notification Center, at 1- 800 - 922 -1987 to have all utilities located prior to any construction. If you have any questions about this referral response, please contact me at (303) 571- 3306. Thank you, Donna George Contract Right of Way Processor Public Service Company of Colorado Construction te'.6.1 , f.+pe Figure 7,121 (a) Vertical SeparationTrutch (2,3,or4 Utilities) !vdndsu n� Lrmrtfiag1;51fop T� 5ty 3' FC C.�4: \Li/I OI +'YVIrc m R vide vl u,irbi Xcel Energy Gas Standards Manual IY�II 6TifiT ItnV wrS!_M�I vsS�31n 1' G3: Srs [ES c lfi' m�.e 41'I e !p plmml cn3 Ko Gain MM1m= Cc I c' z+3 a`iPrNe*aa 1 lo, .an;he SenSO- Figure 7.12.1(b) Pipe CID. . �i3i S� I[_s =1P' Horizontal Separation Trench Cornmunl aucn (2 Utilities - Gas and Electric) tYnlnlrzmm c r zlrel�o,r i'xtiv Cal4 5 :T'minlnitm (Friri3 y d Figure 7,121 (a) Vertical SeparationTrutch (2,3,or4 Utilities) !vdndsu n� Lrmrtfiag1;51fop T� 5ty 3' FC C.�4: \Li/I OI +'YVIrc m R vide vl u,irbi Xcel Energy Gas Standards Manual [IN.[ i[CSMn o;CCW r.'a:W?u T3Ce 3fi�:Rlrt wrS!_M�I !T rXmimuf !p plmml cn3 Ko Gain MM1m= Cc I c' z+3 a`iPrNe*aa 1 lo, .an;he IUmarY ��' Figure 7.12.1(b) �i3i S� I[_s =1P' [IN.[ i[CSMn o;CCW Ft i !T rXmimuf Ko Gain c' z+3 a`iPrNe*aa 1 lo, .an;he Figure 7.12.1(b) Horizontal Separation Trench (2 Utilities - Gas and Electric) r0. nS'tJf m e r T rliylvrr R't +�niniin. Figure 7.12A (C) Figure 7.) 2.1(d) Combination Combination Vertical and Horizontal Separation Treacli Vertical and Horizontal$eparationTrerlch (3 Utilities -Gas, Electric,. and Communication) ( 4Util itles- Gas, Electric, and Communic.,tions) Figure 7.12.1— Joint Trench Configurations x * Other trench configurations may be perinissible as long as minimum depths and clearances are maintained for both gas and electric facilities. 02/01/07 Joint Trench 7.12.3 FROM :WESTRIDGE SANITATION FAX NO. :303 424 2628 Jul. 15 2010 11:04AM P1 WESTRIDGE SANITATION DISTRICT 3705 Kipling Street - Suite 101 Wheat Ridge. Colorado 80033 Phone (303) 424 -9467 Fax (303) 424 -2628 July 15, 2010 Ms. Sarah Showalter Case Manager City of Wheat Ridge Community Development FAX #303- 235 -2857 RE: Case No.: ZOA -09 -07 /Mixed Use Zoning Dear Ms. Showalter: Regarding utility input regarding proposed new mixed zoning in the areas of: Wadsworth, primarily between 38` and 44 Avenues Kipling, north of 44 Avenue ' /2 mile around the future Gold Line rail station at 50 Avenue and Ward Road The Westridge Sanitation District boundaries are outside all of the above stated areas. If work in the Kipling area is at any time anticipated to extend south of the 44 Avenue intersection, please contact the District at the above phone /address, as the District boundary is at approximately Kipling Street and the Clear Creek crossing (42 Avenue). Thank you. Sincerely, Kim Dahlin Office Manager cc: Raj Lofti Lane Engineering VALLEY WATER DISTRICT 12101 WEST 52ND AVENUE WHEAT RIDGE, COLORADO 80033 TELEPHONE 303 - 424 -9661 FAx 303 - 424 -0828 July 21, 2010 Ms. Sarah Showalter, Case Manager City of Wheat Ridge 7500 W. 29 Avenue Wheat Ridge, CO 80033 Re: Case #Z04- 09 -07, Mixed Use Zoning Dear Sarah: In response to your inquiry regarding the above mentioned case and the areas of Kipling St. north of W. 44` Avenue and the ` / 2 mile around the Gold Line route at 50` and Ward Rd., the Valley Water District offers the following comments: 1. The Valley Water District will need the City of Wheat Ridge Community Development Department to provide a more detailed description outlining specific developments within the project area in order for the District to supply accurate information. 1 The Valley Water District staff and consulting engineer presented the very limited information available from the City to Arnold Strasser, Hydraulic Engineer with the Denver Water Department. Mr. Strasser performed a very preliminary hydraulic analysis of the area listed on your request and the study indicated that the District does have the water supply capacity to serve the area. The area around the future Gold Line station would have an estimated pressure of 50 p.s.i. which will require an on -site pumping station to meet fire flow requirements established by the Arvada Fire Protection District for any high rise commercial or residential units. Any such improvements would be at the owner's expense. 3. Any new additions or improvements to the existing water distribution infrastructure would be the responsibility of the owner of the proposed development. 4. Valley Water District will be able to provide a better in -depth response after the City of Wheat Ridge has a more comprehensive plan available for the area. The District will be glad to provide any information we are able as we receive more detailed information on actual development plans for the site. In addition, an extension of time past the normal 14 day response period for typical City inquiries would be appreciated for inquiries that demand more complicated analysis. Please feel free to contact me with any further questions. Sincerely, Robert Arnold District Manager TASK FORCE ` 11 MIXED USE ZONI �i7 V V he�.tIj�e BETTER ZONING FOR A VIBRANT WHEAT RIDGE Mixed Use Zoning Task Force Members John Livaditis, AXIO Commercial Real Estate Mike Pharo, Michael Pharo Associates (Land Planner) Elizabeth Johnson, Odell Architects Tom Bevans, CBRE Commercial Broker John Reinsma, Weston Development Bruce McLennan, SEM Architects Brian Mott, IBC Holding Denise Waddell, First Bank d �> City Of �Wheat�idge COMMUNITY DEVELOPMENT MIXED USE ZONING TASK FORCE — MEETING 1, AGENDA March 31, 2010, 3:30pm Municipal Hall, Police Training Room (2 " Floor) 3:30 -3:40 — Introductions 3:40 -4:00 — Context and Overview from Staff - Why mixed use zoning? - Current regulations — zoning code and City Charter - Process and timeline for formation of mixed use code - Role of task force 4:00 -4:10 — Test Case Ideas 4:10 -6:00 — Review of Draft 1 Building Height - A one -story bonus is probably not enough to incentivize mixed use development. Ideas about how to use this incentive without going above the 7 -story range? Building Orientation - Building Entrances: is the requirement that at least one entrance face a street too restrictive for the MU -C district? - Setback Requirements: does it make more sense to tie these to building height? - Build -to Requirements: overall input on whether they are flexible enough but still effective Building Design - Required Material Changes (Materials C.3.): is current language too restrictive? - Drive -thrus and Drive -ups: should a second (or third ?) drive -up lane be allowed for banks only, at least within the MU -C Interstate sub - district? Parking Location and Design - Parking Garages: are requirements for ground floor commercial use for parking structure that faces a street too restrictive? Incentives for structured parking: should these be added? Which incentives would work best? Parking Requirements - General feedback on parking minimums and maximums Open Space Requirements - Should larger sites have a higher usable open space requirement? - Should streetscape requirements be added? Permitted Uses - Auto -uses: limit by a certain number allowed per block or specific area? - Required mix of uses for large sites Is 5 acres the correct trigger for requiring mixed use? Should the requirement for at least 50% commercial uses be removed for MU-N? NEXT MEETING Wednesday, May 5` 3:30 -6pm Same location (Wheat Ridge Municipal Bldg, 2 "d Floor, Police Training Room) City of Wheat�idge COMMUNITY DF.VFI.OPMFNT Meeting Notes Mixed Use Zoning Task Force Meeting 1 March 31, 2010 ATTENDEES Mike Pharo (MP) Bruce McLennan (BM) Tom Bevans (TB) Elizabeth Johnson (EJ) Denise Wadell (DW) Brian Mott (BMo) John Reinsma (JR) John Levaditis (JL) Dick Matthews (DM) Ken Johnstone (KJ) Sarah Showalter (SS) TEST CASES Lowenstein Theater Colfax and Krameria retail Weston site in Lakewood (Garrison and Colfax) Lincoln Station (end of line station) First Bank site at 2" d and Union Wadsworth and 26 senior housing with retail ground floor (project by Elizabeth Odell) Streets at Southglenn Projects that were required to have retail at ground floor and have not worked: - 12 °i and Broadway apartment building in Denver - 8 and Lincoln apartment building in Denver COMMENTS ON CODE Overall - MP: do we know what the market is for mixed use development in Wheat Ridge? How much higher- density residential, commercial, etc do we see in 5 years? 10 years? - MP: Land assembly. How will we assemble smaller parcels to create real redevelopment sites? - JL: Flexibility is key. Do not require things that could end up contradicting what you actually want Districts - JR: potential connector bus between Gold Line commuter rail stations. Think about how this impacts our MU -C TOD sub - district definition Building Height /Density - BM: Regulating by both stories and feet does not work, at least with the numbers we have now. For example, a 5 -story mixed use office building with 18' ground floor and 4 14' office floors would be 74' high, and we only allow 60' right now - JR: Lakewood took the approach of regulating height through stories and feet, but it didn't work (feet was not high enough to allow office) so they are going to change it - BM: Rather than setting maximum building heights, consider using FAR and bulkplane /stepback requirements instead - BM: another option for regulation building height is to set a ratio between the width of the street and the height of the building - EJ: maybe MU -N is treated differently since it is lower -scale - BM and JL: you can go higher than 5 -7 stories, just require stepbacks above that level for any building Mixed Use - BM: encourage civic uses. Civic is the new anchor - EJ: flex community space is a great active ground floor use that can make a building "mixed -use" without having to have so much retail Building Orientation - JL: keep in mind that you can preclude some national tenants by requiring an entry on the street since these tenants won't do 2 entries, and will insist on having one oriented to the parking area in back - BM: they had issues with City of Boulder requiring street - facing entries at the 29` St Mall that ultimately were not used. GOOD IDEA: incentivize street - facing entries by allowing more signage if you have such an entry. - BM: Another GOOD IDEA: only require street - facing entry for buildings meeting the build -to requirement? - JR: at Weston's Colfax and Garrison site, they have added a fake entry at a bank on the corner so that they can meet the requirement for a street - facing door (the bank will not do a real one for security reasons) - BM and BMo: look at more flexibility in fapade orientation. Saying that all facades shall be parallel to the street is too restrictive. Maybe allow a percentage of the fapade to deviate from this? Setbacks MP: These should be tied to building height. A 10' separation between a 5 -story apartment building and a single - family home is too small Parking Lot Screening - MP and BM: required parking lot screening should be landscaped areas with nice trees and grasses. Walls and solid hedges make it difficult for people to see activity on the site, and tenants on the inside of the site - JL: it is nice to see activity in the parking lot — a solid wall prevents this. Building Design - EJ: do we have an over - arching design identity for Wheat Ridge? What types of architecture do we want, or is anything okay? - MP: we should add photographs to the code to give examples of the types of architecture we want to see. This is much easier than reading all the text. EJ: maybe we should require more traditional materials, such as brick, for 38 °i Ave? BM: generally, architectural requirements are good but also flexible BM: change language about pedestrian lighting to "cut off," not "full cut off' BMo: maybe allow something about the Community Development Director having some administrative flexibility on material types BM: we should allow EFIS, at least in some small percentage Transparency - BM: we should allow insulated spandrel in a small percent (10 -15 % ?) to count toward transparency requirements - BM: display cases of 3' are too deep. We only need 12 -18" to do something like the Whole Foods with graphics on Wads in Lakewood. Be more flexible about what will count toward transparency (at least for MU -C): opaque glass, lifestyle graphics, etc - ISSUE: we may need to amend sign code so that lifestyle graphics with fruit, etc do not count against your signage allowance Drive - Throughs and Drive -Ups - BM, MP, TB: the requirement that drive -up lanes cannot between the building and the street does not work. We are essentially precluding drive - throughs with this requirement. If we want to allow them, allow the drive -up lane to be between the building and the street and require nice screening - BM, MP: if the policy is that drive - throughs are not allowed, just say that. This would certainly make sense for the MU -N district. - SS: maybe we should encourage that drive -up lanes are away from the street, but not require it - KJ: the issue is that on a street like Wadsworth, if we allow drive - throughs and let them have a lane against the street, that is all we'll get. - SS: one option would to be to limit the number of drive throughs per block or per linear frontage on a street - BM: one big issue is how to resolve the build -to requirement and drive - throughs so that the lane can be next to the street (especially if we also want screening) - MP, BM, JL, DW: banks need way more than one drive -up lane. We should not limit the number of lanes at all (at least not in MU -C; in MU -N it might be okay). - JL: consider allowing several drive -up lanes, but require that they be integrated into the building like the Chase at Colorado and Yale. - BM: allow as many drive -up lanes as a bank might want, but require nice screening that must match primary bldg or a be a component of the building. V I City of Wheat jddge COMMUNITY DEVELOPMENT MIXED USE ZONING TASK FORCE — MEETING 2, AGENDA May 5, 2010, 3:30pm Municipal Hall, Police Chiefs Conference Room (2 " Floor) 1. Update on Process and Test Cases 2. Review Draft 2 — second half of code Site Circulation and Vehicular Access - Maximum block perimeter Parking Requirements - General feedback on parking minimums and maximums - Parking waiver: added option for up to 25% waiver from minimum parking requirements Open Space Requirements - General feedback on open space requirements Permitted Uses - Gas stations and separation requirements - Fast food drive -thru and drive -up separation requirements - Definition for fast food - Required mix of uses for large sites Nonconforming Uses - Concerns about terminology and financing - Ability to rebuild Review Process - Administrative only, with Concept Plan required for large or multi - phased developments Administrative Adjustments - Other items to add? 3. Review Changes from Draft 1 Building Orientation - Removed requirement for entry to face street in all districts except MU -N Drive - Through Uses - Changed requirements for drive -up lane location in all districts, except MU -N, so that it can be between the building and street - Revisions to screening requirements Parking Location and Design - Surface Parking Screening: updated requirements - Parking Garages: removed requirement for ground floor retail - Incentives for structured parking: added building height incentive Stepbacks - Added upper level stepback at 75' since higher building heights allowed - Added stepback /bulk plane approach for buildings next to residential NEXT MEETING: Wednesday, June 2nd 3:30 -6pm `o City Of Wheat jgle COMMUNITY DEVELOPMENT Meeting Notes Mixed Use Zoning Task Force Meeting 2 May 5, 2010 ATTENDEES Mike Pharo (MP) Denise Wadell (DW) Brian Mott (BM) John Reinsma (JR) John Levaditis (JL) Tom Bevans (TB) Ken Johnstone (KJ) Sarah Showalter (SS) Drive -Thrus - Generally, task for members stated that 1500 foot separation is too large and sends the message that Wheat Ridge is not open for business - MP: perhaps we could add language that the CD director can decide on a case -by -case basis whether to grant an exemption to the separation requirement so that we don't preclude a larger mixed use development that wants to include a drive -thru? - Task force members and staff agreed that the best approach would be to reduce the separation requirements add possibly add an exemption for large, mixed use developments. This would incentivize land use assembly. Parking - Task force members stated that 5 11,000 SF ratio for retail as a maximum could be an issue. There are major tenants like a 24 hour gym or some grocery stores that will demand much higher marking. Some national restaurant chains want to go as high as 15 /1,000 SF parking ratio. Need to consider whether we want to preclude some of these chain restaurants. - BM: Minimum for light industrial could be less. Max should probably go up to 5 /1,000 SF since that would be typical for some office. - Need to clarify that structured parking includes below -grade parking Open Space - MP: is the 1:3 slope requirement to steep? Other task force members did not think that it is. - MP: do we want to add a public art requirement or find way to incentivize it? Nonconforming - DW: some banks should be okay with the "nonconforming" term, especially if they do their research. She will do more research into this issue - BM: do we want to exclude indoor car sales in MU -C TOD? Would this include vespa/scooter sales? This seems like a compatible use to have next to the TOD. Requirements for Mixed Use - Many task force members do not think it is wise to require mixed use development on large sites. This could be difficult to enforce over the long term and could prevent development on some sites. Incentives are better than requirements - 50% ground floor commercial requirement: need to exempt MU -N from this since we would allow all residential development in MU -N. We should also refine this requirement so that it is 50% of ground floor use. We don't want to preclude ground floor commercial with several stories of residential above. Review Process - Task force members overwhelmingly support the idea of administrative review process only. This is the best thing we can do to send the message that we're open for business. Materials - Task force members suggest that we allow EIFS in limited amounts. Do not completely prohibit it. s d'® City of Wheat�dge COMMUNITY DEVELOPMENT MIXED USE ZONING TASK FORCE — MEETING 3 AGENDA June 2, 2010, 3:30pm Municipal Hall, Police Chiefs Conference Room (2 'd Floor) 1. Update on Process - May 12 City -wide Open House - June 3` Planning Commission; June 21 City Council - Draft 3 released end of June /early July 2. Draft Code — Remaining Issues Building Design - Materials: allow limited amount of EIFS, such as 15% or 20% of total fagade? Residential Transitions - Increased setbacks where adjacent to residential based on open house feedback. Will only apply where adjacent to a residentially or agriculturally zoned lot that has a single or two family residential use - 4 -story height limit within 100' of residentially or agriculturally zoned lot with a single or two family use Auto - Oriented Uses - Reduce separation for fast food drive -thrus to 500 ft (look at impact on 44` and Wadsworth intersection) - Exempt master - planned mixed use development from separation requirements - Gas stations allowed as conditional use in all districts except MU -C TOD: with 500' or 1000' separation requirement - Separation requirements only apply to new uses (i.e. you could rebuild a drive -thru or gas station on a lot that has one today) Gas Stations and Build -To - Allow combination of low screen wall and canopy to count toward build -to requirement Mixed Use Requirements for Large Sites - Sites over 5 acres: 50% of ground floor square footage as non - residential use and a minimum of 2 different land uses Nonconforming Properties - Financing Issues - Ability to rebuild even if voluntarily destroyed City of Wheat�idge COMMUNITY DEVELOPMENT Meeting Notes Mixed Use Zoning Task Force Meeting 3 June 2, 2010 ATTENDEES Mike Pharo (MP) Denise Wadell (DW) Brian Mott (BMo) Bruce McLennan (BM) Elizabeth Odell (EO) Tom Bevans (TB) Ken Johnstone (KJ) Sarah Showalter (SS) Materials - EIFS - MP: we should allow this material in a limited amount with requirements for texture, etc to keep it quality. He's not sure what the right range is, but somewhere between 15 -30% of the total fagade - BM: it definitely makes sense to allow EIFS in a limited amount. Two suggestions are to require that it is an accent material and require a more durable material at the ground/pedestrian level EO: EFIS is not a durable material and we should not allow it. Residential Height Transitions - The 100' buffer works but it should not apply when you have an arterial or collector separating the two properties Gas Stations - 1000' buffer seems to make sense for MU -N as long as it only applies to new gas stations - BM: It makes sense to allow a separate build -to option for gas stations. They have very specific templates that they use for each station and need large turning radii for tankers. Nonconforming - DW: nonconforming structures are less of an issue. Your ability to re- establish the use and maintain your revenue stream is not impact if just the building is nonconforming. The bigger issue to underwriters is if the use is nonconforming. If the use is nonconforming, it is key that you can change ownership and still keep the use. Based on researched this issue with other lenders and does not think that the term "nonconforming use" would preclude a business from obtaining a loan, though it could make it tougher. - Generally task force members did not see how the term "compliant," instead of nonconforming, would change anything since the regulations would be the same. It's just a different name for the same issue. Requirements for Mixed Use - It would make sense to exempt MU -C TOD from the 50% ground floor commercial use requirement - Most task force members do not think it makes sense to require mixed use for a site as small as 5 acres. We should raise the trigger to 10 acres, or remove the requirement all together. Use incentives for mixed use, but don't require it. Page 1 of 2 Sarah Showalter From: Denise Waddell [Denise.Waddell @efirstbank.comj Sent: Friday, May 21, 2010 4:08 PM To: Sarah Showalter Subject: Re: Nonconforming property research Hi Sarah, Sorry for the delay. I have just been very busy. The technical answer to your question is yes, it can detrimentally impact the ability to finance a project. This can be because a lender has a stated policy about nonconforming business or because the market value of a property is lowered due to its limited future revenue generation capabilities. In a tight lending environment, like today, you might see this issue being raised more as a denial reason for financing. The long term practical answer is "not really ", because every financial institution has nonconforming properties in their portfolio today that have not been adversely effected by the nonconforming use. Financing always depends on the economics, financial analysis, and equity contribution of any deal. Lenders vary in their requirements. The bottom line is a nonconforming use or structure will never help a deal get financing. We can discuss in more depth at the June 2nd meeting if you have additional questions. Thanks, Denise D. Waddcli President FirstBank of Wheat Ridge 303 - 456 -2181 denisemaddellna,ef rstbank.com >>> Sarah Showalter < sshowalter @ci.wheatridge.co.us> 5/19/2010 10:22 AM >>> Hi Denise, Hope that you are well. I just wanted to check -in and see what you think your timeline is for researching how the term "nonconforming' potentially impacts the ability of a nonconforming business to get financing. The gentleman who worked on this issue with Denver's latest zoning code and who is most concerned about it called me for an update and I thought it would be good to give him an estimate of when we might be able to get back to him. Our next task force meeting is June 2, so we could add this item to the agenda for that meeting and discuss it there. Alternatively, we could set up a phone call in advance of that meeting depending on your progress. No rush — whatever is best for you. We really appreciate your help on this tricky issue. Thanks, Sarah Showalter, AICP, LEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 - 235 -2849 Fax: 303 - 235 -2857 www.ci.wheatridge.co.us 05/21/2010 Page 1 of 2 Sarah Showalter From: Elizabeth Johnson [ejohnson @odelI architects. com] Sent: Wednesday, April 07, 2010 2:26 PM To: Sarah Showalter; Kenneth Johnstone Subject: WheatRidge Mixed Use Zoning comments Sara, Sorry for the delay in getting this to you... I have decide it would be easier to send my comments to you via email rather than just mark up the document and send it back to you. These are just thoughts... �• I like the way you have classified the zone districts... it's very clear and understandable what you want to happen and where. {� Building Height- I think the guidelines are a good start, but it might be helpful to implement some bulk plane strategies. The building height is much less intrusive if you have it step back as you go up and it might allow for a developer to implement roof gardens or patios ?? v • I like the requirement for having a public entry to face a primary or secondary street frontage. This is critical to a activating successful pedestrian movement and interaction. I agree completely with your setbacks ... awesomel I I'm not sure if there would be a way to offer incentives to someone who might want to offer a small plaza or seating area at the street, but maybe... ?? Your Build -to areas are more than fair, although I would like to see even more of the building required to be at the street. Many of your diagrams show parking next to the building at the street. I would like to see the parking more internal to the site and not taking up the frontage. (I hate walking down a nice sidewalk and have to pass a parking lot). I know this gets tricky because of access but if you guide people early on with what you want (which is what this document will do), they tend to find a way to make it work. If you allow them to take the cheapest approach with a curb cut and parking lot, then that's exactly what they will do. I agree with the building design elements you have chosen, they are durable, timeless and low maintenance products that will hold up over time. I do feel like you need to address EIFS, this material should not be allowed. We have many birds that will destroy it and overall, it is a cheap and ugly product that will look terrible in just a couple of years. I know there were comments that contradicted what my thoughts are , but the truth is, if a developer wants to use EIFS, then they are cheap to begin with and not being sensitive to the community or to providing a product that will hold up over time. EIFS is impossible to repair and once damaged never looks good again. d/ As far as the ground floor transparency requirements, maybe we should consider addressing spandrel glass? Spandrel is a great way to cover things in the ceiling from the outside and allow / for a better feel at the street without compromising your ceiling height. f✓ • Drive thrus and drive ups: I know we have to allow for them, but shouldn't we be encouraging and promoting pedestrian movement and interaction? I just hate them and don't' want to see them on certain corridors. I get the fact that they are going to happen and that people want them, but there has to be a way to promote this differently. This needs more discussion and very careful managing. �• Surface Parking... how does the City feel about permeable paving (some jurisdictions hate it and others love it)? It's more costly to do for a developer, but what a great product!I It offers many benefits. Incentives /trade- offs ? ?? Also, it would be great to see more of informal 'meandering' 04/07/2010 Page 2 of 2 type of landscape buffer rather than the 30' -0" OC trees in a 5' -0" buffer zone. If you increased the 5' -0 ", it opens the space up to more of a plaza option and a looser feel. I love when I walk through areas that aren't rigidly defined and predictable. Even though this is not at the street frontage, it should still promote pedestrian use and lots of activity. • While parking is a big deal I know ... there are many developers that do support pedestrian movement and would like to dedicate as much of their site as possible to building elements. As we all know, parking can eat up a site quickly, so would the City consider allowing someone to get a parking reduction waiver? I have done many of these and it really does help your site development become more friendly and accommodating when you don't have to allow for all of that parking. That's as far as I have gotten ... I hope this helps. You have done a tremendous job on this, and I'm confident it's going to allow for a more fulfilling and fun place to live. I am a resident of wheat Ridge ... I live on Teller between 44 & 48 Ave. My in -laws live right behind us on Upham and have lived there for almost 50 years. I know we have a large senior population that we have to support, but the truth is ... it's not going to be that way forever and we need to provide an environment for the new generation of Wheat Ridge that promotes activity and pedestrian use ... not cars! I hate that about Wheat Ridge; it's not safe to walk anywhere, nor would you want to because you are always walking through parking lots... how awful. I usually go down to Highlands to do my shopping when I can ... I love it! Thanks for allowing me to be heard as a resident and an architect! Have a great day... elizabeth jGhnson, AIA, LEEQ AP senor assceiate 2 1024 cbercakee street 1 SJte 200 denuer, colorado 80204 p. 303..67G} 59W ri f. 303.670.7162 m � ajohnson@gdallarchit°ers.ccm P taw,. odel':architects com y ��? •�h0ei¢2 4_ anvirL_nmem b lofe v tinC .t' , ema . 04/07/2010 J'c ly ar t Whea i e 'MIXED USE ZONING �� I BETTER ZONING FOR A VIBRANT WHEAT RIDGE a o"T ..� POS7 2f W/16 W Mme' MIXED USE ZONING O � J, t � DRAFT 1 MARCH 12, 2010 139,Ucr AkCCCA AAA 2F-f)L \JFS/ w, �� l S The Wheat Ridge Community Development Department is pleased to release the first draft of the mixed use zoning code. The code is being developed to promote mixed use development in targeted areas of the city, namely commercial corridors that were identified in the recently adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use development and its benefits, please visit the project website: www.wrmixeduse.com. Draft 1 reflects input received from property owners through meetings, held in early 2010, for areas envisioned for potential mixed use zoning, including the Wadsworth and Kipling corridors, as well as the future Ward Road commuter rail station area. Draft 2, anticipated for release in April, will benefit from a Mixed Use Forum for 3e Avenue, between Sheridan and Wadsworth, scheduled for March 24` A few notes before reading Draft 1: • This is just the first draft. We anticipate revisions over the next few months as we receive input from stakeholders (including property owners, business owners, and residents) and our technical task force, a group of real estate brokers, developers, designers, and property owners in Wheat Ridge. • Items in the code that require input and further evaluation appear in blue text. There are also footnotes in blue that call attention to items that staff hopes to study further with the expertise of the task force. • The proposed mixed use zoning includes two main districts: Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). MU -C is intended for higher intensity development along major corridors like Wadsworth and Kipling. MU -N is intended for smaller -scale development along neighborhood commercial corridors, such as 38` Avenue between Wadsworth and Sheridan. We value your input: please take our survey, available online at www.wrmixeduse.com, which asks valuable questions related to content in the code. At this website, you can also look for upcoming meetings and participate in a community photo journal. Input received through these tools will be utilized by staff and the technical task force to refine the code in coming months. Please feel free to contact us with questions, including specific comments on Draft 1: Sarah Showalter, AICP Planner II 303- 235 -2849 sshowalter@ci.wheatridge.co.us MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 ARTICLE _ MIXED USE ZONE DISTRICTS Sec. 26- Purpose A. The purpose of the Mixed Use Commercial (MU-C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy, 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; S. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 Districts Established A. Mixed Use Commercial (MU-C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU-CTransit Oriented Development Sub- district (MU- CTOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU-C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU-C Interstate Sub- district (MU-C Interstate): this sub - district is intended for properties adjacent to intersta a A ' It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26- Applicability A. All standards and requirements within Article — shall apply to: 1. Site development; 2. 'Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date] 2010, and which would not be allowed under Section 26- Permitted Uses, such use may continue to exist and may expand its gross floor area by no more than 25 percent. 1 Need to determine how Interstate sub - district is defined geographically. Should it be for properties within a A* certai i an_ ce from 1.70 r for those that have a property line directly adjacent to the interstate? V J rt�w e /� , t+ A � ' MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date] 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article _shall apply. E. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 Building Height [and Residential Densities ?]' A� A. Principle: Taller buildings allow for a range of uses within one structure and encourage r i a compact form of development that is focused on pedeKrian connections. Buildings with a similar range in height help to�efine the street wall and create an architectural identity fora corridor or area. B. The following table establishes required building heights? lo-` t q qt 1 '[ Buildin Hei ht Re uirements MU -C MU -C Interstate =MU-CTOD MU -N inimum hei ht 20' 20' 20' none Maximum hei ht Mixed use bu(Idin 5 stories fi0' 7 stories 80' 7 stories 80' see Sec 26 C Sin le use buildin 4 storles 50' 6 stories 70' 6 stories 70' see Sec 26 C (J -frJ ' $ , In the MU -N district, any building containing a residential use shall have a maximum , a V& height of 35 feet. All other buildings shall have a maximum height of 45 feet' D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. Sec. 26- Building Placement and Orientation pit A. Principle: In order to activate the streetscape and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrance: Each building shall have at least one main public entry that faces a 2 Residential density (measured in units per acre) can be a confusing metric that is difficult to visualize. oreover, it only applies to residential buildings. Building height, required setbacks, and required open space are 6 ie etopment standards that restrict overall density for any building type within the mixed use district. ME+ 3 The intent is to encourage mixed use buildings through higher allowable heights :O�al story _ mau.mt b nQ , A rn hn , irtr n lm ml %ed use bu � '? 4 MU -N height restrictions will generally match what is currently allowed in City Charter. However, the City Charter allows a maximum of 50 feet for commercial buildings, which may be too high for the desired character of MU -N areas. Ur"�/'4.0- b0t 2 +� rrU`J�Qfl�4P TrtV! 'rte ♦�i9 U �p.N MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 primary or secondary street frontage and adjoins a pedestrian walk.' For corner lots with more than one frontage, the principal entrance may be oriented toward the comer. (Figure 1). Figure 1: Entrance Orientation for Corner Lot For a corner lot with more than one street frontage, the public entrance may be oriented toward the corner, rather than facing the primary or secondary street. 1. For development sites with more than4ructure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined an separated from parking areas. C. Building Orientation: Building fagades sbe parallel to the street, except at corners or intersections, where angles or curves shall be permitted. D. Building Setbacks: Setbacks establish the minimum distance between a building facade and the nearest property line (Figure 2). The following table establishes minimum side and rear setback requirements for all structures in the MU-C and MU -N districts.' Front setbacks are not required; instead, build -to areas established in Section 26-_E encourage buildings to be built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Minimum Side Setback, where 10' 10 abutting a residentially zoned lot Minimum Rear Setback, where 10 10 abutting a residentially zoned lot 1. Where a minimum setback is required, architectural elements attached to the building facade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels. Such encroachments may include window planter boxes, eaves, balconies, canopies, and awnings. WAS 5 Is the requirement to have at least one entry fad a street too restrictive? Perhaps in MU -C, or at least MU -C Interstate, it would make sense to allow buildings to ave their only entry facing a parking lot behind the building? 6 Tie required side or rear setbacks to the height of the building? 8- pr g`r� MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Figure 2: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. E. Build -To Areas: Build -to areas are intended to bring building facades toward the street. A build -to area requires that a minimum portion of each development site's' street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C I - Primary Street Frontage Build To Area 0'— 20' 0'— 12' Linear portion of build -to area that must contain building 50 %' 709/6 facade (minimum) C 1 o! Build To Area 0'— 20' M, Linear portion of build -to area that must contain building 30% 50 facade (minimum) a I I o ti . B�Sid l Line P DRAFT 1 03.12.2010 Figure 2: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. E. Build -To Areas: Build -to areas are intended to bring building facades toward the street. A build -to area requires that a minimum portion of each development site's' street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MUI-N - Primary Street Frontage Build To Area 0'— 20' 0'— 12' Linear portion of build -to area that must contain building 50 %' 709/6 facade (minimum) See Figures 3 and 4 Secondary Street Frontage Build To Area 0'— 20' 0'— 12 Linear portion of build -to area that must contain building 30% 50 facade (minimum) See Figures 3 and 4 1. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 4). 1 2. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 7 "Development site is used so that build-to areas can be calculated for an entire site --which may contain mul- tiple parcels and /or buildings — and do not always have to be based on parcel lines. 4Q*, 0 MIXED USE ZONE DISTRICTS •— .— pt�maN Street F rontage ! 9 i n. 0 '1 8ui To Area 50% of build -to area Primary Street Frontage DRAFT 1 03.12.2010 Figure 3: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary street is occupied by a building. I/gure 4: Build -To Area for Development Site t th Multiple Buildings he required primary and seconday street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. owl %b 5 �r MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materiality, and its relationship to the street— is encouraged. B. Facade Design and Articulation 1. All facades of a building shall provide a level of finished architectural quality and be designed to human scale. Each facade shall contain at least one change in color or texture. Additional detail should be incorporated into the facade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a trreg dimnsjonpg r ss'on • Change in material ` 2. All facades of a building that face a reet or a public space sh ve at le one variation in plane depth of at lea feet for every 50 linear feet of the lengt f the facade. All other facades shall ave one variation In plane depth of at leas 3 feet for every 100 linear feet of the length of the facade. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the facade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail + • 7 E hanced li hti a C. Materials 1. Only primary building materials shall be used for all facades. s. Primary bu U materials include, but are not limited to: t • Brick ,gy J ,�/� • Stone G� ' ��.��.""""'�� • Architect I pre -cast concrete • Synthe ' brick and masonry materials r • Ha ucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels 6 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Materials that are not owed include, but are not limited to: • Plywood pan ling , • Vinyl and alu inum siding r T*o NN & w4, o • Un- articulat d large format concrete panels 3. Material variation: All building facades shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches in height. Vasonry pattern, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material.' D. Ground Floor Transparency 1. Retail uses: the fagade facing the primary street frontage shall be at least 60 percent transparent. All other facades facing a street or public space shall be at least 30 percent transpare 7 2. All other non- residenti uses (excluding retail): the fagade facing the primary street frontage shal eat least 50 percent transparent. All other fad des fa *_ a street or publics c shall beat least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear no refledfive lass as measured from the finished grade at the base of the wall, to the second level finished floor elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and o or e ' e gla all not coNnt t (and the transparency requirement (, j�1 WEf.4l S. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 3 feet deep, and are maintained with items of interest.' lQjtr 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Where drive - throughs and drive -ups are allowed (see Section 26 - Permitted ^ , Uses), the drive -up window shall be placed at the side or rear of a building and iDt=. shall not be located at street corners ( Figure 5).' 4V FACC VIC "M It" 1 t r IN ft lHT vp�p m5 !fi :• NUjDTb � '� G�1[�lGj ROM 4— Figure 5: Drive - through and Drive - N up Lane Location The drive - through is located to the rear or side of the building, and the RA o _ I drive -up lane is not between the w front of a bu ilding an the street. Primary Street 8 Need input from task force to confirm that the change -in- material requirements are not too difficult to meet. 9 Need input from task force as to whether the 3' depth requirement is unreasonable. 7 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Only one tJriv� ++ a 3. Except within the MU-C Interstate Sub - district, the drive up lane shall not be located between the front of a building and the street. (Figure 5) 4. Any drive up lane that is visible from a street or public space or that is adjacent to a lot with a residential use shall be screened by solid landscaping or a wall matching the materials of the primary building, measuring at least 42 inches in height. The screen must meet the sight triangle requirements in Section 26 -603. F. Screening— Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 6) r r .fi TV Figure 6: Screening Loading docks, service areas, and utility structures must be screened by walls or fences. w� WLc�� 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 3. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 4. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 5. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. G. Upper Story Stepbacks 1. For buildings taller than 50 feet and that abut a lot with a residential structure 36 feet or less in height, an upper story stepback is required. Any portion of the fagade that faces the lot with a residential use and is over 50 feet in height must stepback at at lea fe from the property line. (Figure 7) 2. Terraces and un -walled b (conies may extend up to 8 feet into the required upper level stepback area. LV1jt 10 Need more input as to whether this will be too prohibitive for banks since they often want more than one drive -up lane. The intent is not to preclude banks in the MU districts. 1w ftwMat,C 0 MIXED USE ZONE DISTRICTS SO' _....._.._.._. �..._.._.... 1 I I ,t: - - -T t I i f 1 ' I ......._...... _.._.:a7. DRAFT 1 03.12.2010 Figure 7: Upper Story Stepbacks Buildings that are over 50' in height and next to a residential structure 36' in height or less must have an upper story stepback. All portions of the building that face the residential lot and are over SD' high must stepback an least 25' from the property line. Sec. 26- Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement 1. Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 8) Figure 8: Off- street Parking Location for Development Site with Multiple Buildings Parking must be to the rear or side of buildings closest to the street, but is permitted in front of buildings interior to the site. 6C"T vt f w Iry P1 MIXED USE ZONE DISTRICTS f � DRAFT 1 03.12.2010 C. Surface Parking Buffers and Sc ningg 1. Where a surface park" g lot directly abuts a street or public space, one of the jJobwJDS screening y1ements shall be used: a. Minimu foot wide landscape buffer with trees located a minimum of 30 feet on center. b. Minimum 42 -inch tall solid screen made of landscaping or a material that matches the primary building. The screen must meet the sight triangle requirements in Section 26 -603. 2. Where a surface parking lot is directly adjacent to residential use, a landscape buffer 5 fgtfrom the adjacent property line must be provided. (Figure 9) Figure 9: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 5' landscaped buffer between parking area and residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions— stated within Section 26- SO1.E.5., Section 26- 501.E.6, Section 26- 501.E.7 and Section 26- W a"�"' Parking 2. Parking areas over 1,000 square feet shall contain swell- defined pedestrian walk, 7 whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. a E. Parking Structures 1. For parking garage facades that face a street or public space, at least 50 percent o ��® the ground floor of that facade shall be occupied by retail or commercial uses. Po - Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ram ine systems are not v_ isibl (Figure 10) 3. Spandrel panels or opaque screening systems, such as louvers, at least ipches in , height shall be used to screen vehicles from view on all levels. 41 16 4 4. Parking garage design should be compatible with adjacent buildin in terms o form, massing, scale, materials, and fayade articulation. 5. Any portion of a parking structure's ground floor with parking uses that front ajp a street or public space shall screen views into the parking structure through 'f landscaping or architectural elements incorporated into the clesigricif the structure. , [Add incentives for structured parking ?] 1 1 TR- ., . " 10 �1 Figure 9: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 5' landscaped buffer between parking area and residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions— stated within Section 26- SO1.E.5., Section 26- 501.E.6, Section 26- 501.E.7 and Section 26- W a"�"' Parking 2. Parking areas over 1,000 square feet shall contain swell- defined pedestrian walk, 7 whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. a E. Parking Structures 1. For parking garage facades that face a street or public space, at least 50 percent o ��® the ground floor of that facade shall be occupied by retail or commercial uses. Po - Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ram ine systems are not v_ isibl (Figure 10) 3. Spandrel panels or opaque screening systems, such as louvers, at least ipches in , height shall be used to screen vehicles from view on all levels. 41 16 4 4. Parking garage design should be compatible with adjacent buildin in terms o form, massing, scale, materials, and fayade articulation. 5. Any portion of a parking structure's ground floor with parking uses that front ajp a street or public space shall screen views into the parking structure through 'f landscaping or architectural elements incorporated into the clesigricif the structure. , [Add incentives for structured parking ?] 1 1 TR- ., . " 10 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 - Figure 10: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. r Vl Sec. 26- Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private r et ajUoposed�bla�k sizes shall be no greater than 2,OOO feet in perimeter. WRO ®� -C) Curb cuts: for new development along existing streets, the number of curb cuts to the �'�""!` SiteLoa not be increased. Where possible, existing curb cuts should be consolidated. 5k 1. Wherever possible, vehicular access to a site or buil sh I occyr through an c alley, rather than by a curb cut from the street. A 91 --Y • -" -� D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. � I f 11 S e� U MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively —such as shared parking and parking structures —are highly encouraged. Especially 91 within areas adjacent to transit services, reduced parking requirements enco gt%lmr transit and other modes alternative to the automobile. The following table specifies the number of parking spaces required by gen rel ugroup. Use Group Minimum Required Parkin Maximum Allow Parkin Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square feet 3 spaces per 1,000 square feet Lodging — hotels, motels, extended stay, bed and breakfast 1 space per 2 rooms 1.5 spaces per room Office /bank 2 spaces per 1,000 square feet 5 spaces per 1,000 square Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit Restaurant 4 spaces per 1,000 square feet 10 spaces per 1,000 square feet Retail 3 spaces per 1,000 square feet I 5 spaces per 1,000 square fppt Theater 1 space per 5 seats 1 space per 2 seats All other uses Uses not specifically listed above shall submit a parking analysis as part of development review for approval by the Community Development Director Note. square feet Is measured as gross floor area [As an alternative approach, parking maximums could apply to the TOD sub - district only] C. On- street parking: on -street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The agreement must be submitted for approval by the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared paring study citing ULI accepted shared parking ratios, as may be amended. *am F. Transit parking reductions: properties within the MU-C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Accessible parking shall be provided in accordance with Section 26- 501.E.9 H. Off - street loading shall be provided in accordance with Section 26- 501.E.8 I. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 automobile parking spaces. 12 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 30 fleet from the primary building entrance. Sec. 26- Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of place. Landscaped and handscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of- way)." C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space." 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. R u re o par Lng lot landscaping shall not qualify as usable open space. /C 3. Land with a slope steeper than 1 oot (ve cal) in 3 feet horizontal) shall not qualify as usable open space. 7 4. Drainage ways, ponds, and other a as required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community garde s, shall quilVy as open space, but not as usable open space. *- ,V k4p ,I Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property wne to aggregate open space requirements into one location? 12 Require all open space to be us le? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space." 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. R u re o par Lng lot landscaping shall not qualify as usable open space. /C 3. Land with a slope steeper than 1 oot (ve cal) in 3 feet horizontal) shall not qualify as usable open space. 7 4. Drainage ways, ponds, and other a as required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community garde s, shall quilVy as open space, but not as usable open space. *- ,V k4p ,I Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property wne to aggregate open space requirements into one location? 12 Require all open space to be us le? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment. Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling duplex P NP NP P Dwelling multiple P P P P Dwelling, live /work P P P P Foster care home P P P P Residential group home P P P P Public Civic and Institutional Community buildings an cultural facilities, including libraries, museums, and art ga lleries P P P P S S S S - Hospital Parks, open space, P p P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor p P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities major NP NP NP NP Utilities minor P P P P Transit stations, public or prevatp S S S S Commercial. Adult entertainment NP NP NP NP Animal daycare indoor P P P S Art studios and galleries P P P P Bail bonds S S NP NP 14 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Permitted Uses Use MU-C Interstate MU -C TOD MU -N Banks and financial institutions, without drive- P P P P Banks and financial institutions, with drive- through P P S S Bars taverns and night clubs P P P P Bed and breakfast P P P P Car washes NP S NP NP Day care center, child and adult P P P P Drive -up or drive-through use El 5 P S S Eating esta is ment, sit P P P P Eating establishment, drive- throw hordrive -u S p S S Hotels, motels, and extended sta lod in P P P P Medical and dental clinics P P P P Motor fueling stations S S NP NP Motor vehicle sales, indoor showroo P P S S Offices P P P P Outdoor storage NP NP NP NP Parking facilities P P P P Pawn brokers NP NP NP NP Personal services P P P P Photocopying and rintin P P P P Recreation facilities, commercial P P P P Repair, rental an servicing of automobiles, no outdoor storage S P NP NP Retail sales — up to 20,000 gsf P P P P — t P P S Retail sales — ove 000 S NP NP Studios, including art, music, dance, television and radio broadcastin stations P A P P P Theaters P P P P Veterinary clinics and S P S 5 Wholesale S S S S Industrial Restricted li ht industrial S S S NP 1s MIXED USE ZONE DISTRICTS MU -C Interstate Permitted Uses Use MU -C MU -C MU -C TOD MU -N Interstate Office- warehouse, no outdoor storage S S S NP Tempgrary Uses Special events, including festivals and farmers markets P P P P Key: P = Permitted S = Special Use Permit Required NP = Not Permitted rtial�a es: limit a ` t o -u aea ?j ses to a rrr certain natrerper block or specific Sec. 26- RRe uirem�ents for Mixed Use D f pmee�nt A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent and important opportunity for creating quality mixed use developments that will enhance the local economy. B. For development sites over 5 acres and subject to new construction, at least 50 percent u�NI,FJ, ne of the proposed total square footage shall contain non - residential uses.' C. For development sites over 5 acres and subject to new construction, the development site must contain at least two different land uses. Sec. 26- Signs A. Principle: Signage should compliment building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. , , g� B B. All signage shall comply with Chapter 26, Article VII except as modified below: � 07 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. DRAFT 1 03.12.2010 not be a Monument signs shall not exceed 6 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. Changeable copy signs and flashing signs shall not be permitted in the MU -N district or the MU -C TOD Sub- district. 6. Illuminated signs shall be turned off when business are not in operation. Sec. 26 Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with Section 26 -503. C. Pedestrian walks internal to a site shall be lit with 4cutoff lighting fixtures no more than 16 feet high. m uffed i4 m5 13 Perhaps reduce or remove this requirement from the MU -N district to allow more residential development? { - 9W MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Site Plan Review A. The following process shall apply to all site development within the Mixed Use Zone Districts. 14 1. Pre - Application Meeting: prior to any building permit application, the applicant must participate in a pre- application meeting with staff members of the Community Development and Public Works Departments. a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standardsfrom Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre- Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre - application meeting. a. General Information: • Project title and location • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures d. Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Site Plan Review Applications: site plan applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community 14 May want to exclude single family detached development from this process. 17 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Development Department. Applications must be complete before any review of the application will begin. 4. Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan Requirements • The site plan shall be prepared in a 2436 inch format • Vicinity map • The boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Signed surveyor's certification • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Location of 100 year flood plain, if applicable • Existing and proposed contours at two -foot intervals • Location of all existing and proposed: - Fences, walls, or screen plantings and their type and height; - Exterior lighting, location, height and type; - Signs, Including type, height, and size; - Open space, landscaping, and special buffers, including type and coverage; - Parking and loading areas, handicap parking areas; - Easements and rights -of -way - Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; - Buildings to be developed or retained on the site; including possible use, height, size, floor area, setback dimensions and type of construction; - Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, accelera- tion /deceleration lanes, - Curbs, gutter, sidewalks, bike paths; - Location of trash containers and method of screening; • Adjoining property lot lines, building access, parking, so that development compatibility can be determined. • Other information which shall be written or tabular form, including: - Statement of proposed zoning and any conditions; - Statement of proposed uses; - Table of required and provided open space; - Table of required and provided parking 18 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 b. Architectural Elevations Requirements • Architectural elevations shall be prepared in a 24x36 inch format • Detailed elevations for each fayade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per Section 26- • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan Requirements • The landscape plan shall be prepared in a 24x36 inch format • Location and dimensions of all open space areas, including minimum required usable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided d. Written explanation of how all requirements within this article have been meet. S. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. B. Public Hearing[s]: for sites over 5 acres only, final approval will require a public hearing in front of Planning Commission [and City Council ?] Sec. 26- Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to satisfy compliance with the review process outlined in Section 26- — and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements (Section 26- ) 10% Build -to requirements (Section 26 10% 19 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Transparency requirements 10% (Section 26-_) Block size requirement 10% (Section 26 -_) [Need to determine with task force if there are other standards that should be added to the administrative adjustment list]. C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," as specified in Section 26-115 C.3. Sec. 26- Definitions Except as expressly modified below, the definitions in Section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: An area of land, which may contain more than one parcel, that is subject to proposed site development. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios,jewelry making, and similar activities. [Limit commercial use to 50 or 60% of dwelling unit floor area ?] 20 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Facade: The face, or outside wall, of a building. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. Mixed use development: a building or development site containing at least two different types of land use, such as residential and retail, residential and commercial, or retail and commercial. Office- warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or landscaping, but not including roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: A paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. 21 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Primary street frontage: The property line of a parcel or development site which is directly adjacent to and parallel to a street, and to which the principal entrance of a building most closely faces. Public realm: All areas to which the public has access, including streets, sidewalks, rights -of- ways, parks, plazas, and other publicly accessible open spaces. Public space: A physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also be permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing only one type of use, such as retail, commercial or residential. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought" in the review process chart, Section 26 -106. The planning department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for 22 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewerservice; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. 23 -r s s h' ME i3 s a 91 i 08th Aire Gas Statures - 500 ft and 1000 ft radii DRAFTS ' s e av City of WheatP,,,d COMMUNITY DEVELOPMENT Memorandum TO: Ken Johnstone, Community Development Director Sally Payne, Senior Planner Meredith Reckert, Senior Planner Ryan Stachelski, Economic Development Specialist Adam Tietz, Planner Tim Paranto, Public Works Director Jerry Dahl, City Attorney FROM: Sarah Showalter, Planner II DATE: February 2, 2010 SUBJECT: Mixed Use Zone District — INTERNAL DRAFT Attached is the first draft of the new mixed use zoning ordinance. Please note that this draft is for internal review only, and is not for public dissemination. Beginning in March, in addition to circulating drafts to city staff for review and comment, planning staff will post drafts of the code on a website and encourage public input as well. The purpose of this first internal draft is to insure that there is consensus among city staff to the overall approach and basic content. Specific content — such as permitted uses, dimensions, design standards — will be revised throughout the several month process of drafting the code. A few notes to consider while reviewing this draft: • Basic intent: The mixed use zoning is intended to stand alone in a new Article added to Chapter 26. Almost all zoning regulations and development standards that pertain to the mixed use districts are located in this Article. A few items, such as signage, reference existing portions of the code. • Code format: the code is written as a "form- based" code, which means that design and form standards are integrated into the code itself. The Architectural and Site Design Manual (ASDM) will not apply to new development within the mixed use zone districts. • Images: illustrations are key to usability and should help users of the code to understand development and design standards. This draft only has a couple of example images. References to "Figure _" indicate a placeholder for future drawings, which will be incorporated into the first official draft. • Placeholders and uncertainties: no content within this draft is intended to be final in any way. However, items that I would like to call attention to, or standards and dimensions that need to be tested amongst staff and the proposed task force /working group, are in blue. Potential Concurrent Amendments to Chapter 26: in order for the new mixed use districts to be successfully integrated into the code, amendments to some existing sections will likely be required. I have started a list to track where issues /conflicts may arise, which is enclosed in this packet. Please review the draft code and submit comments or concerns to me by February 22 "d . While comments of any nature are welcome, the priority is to ensure that the basic framework is acceptable and that there are not major issues or points of conflict from a legal or policy perspective. MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 ARTICLE MIXED USE ZONE DISTRICTS Sec. 26- Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; and 6. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26- Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/4 mile of transit stations. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. Add MU -C Interstate Sub- district for Kipling -1 -70 area? B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26- Applicability A. All standards and requirements within Article — shall apply to: 1. New development; 2. Expansion of existing structures by more than 25 percent of the gross floor area [or 50 percent of replacement cost ?] B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article and which would not be allowed under Section 26- — Permitted Uses, such use may continue to exist and may expand by no more than 25 percent. C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article _ shall apply. Sec. 26- Building Height and Density A. Principle: Taller buildings and higher densities allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes the minimum and maximum building heights and residential densities [include residential density ?] allowed in each district. Building Height and Density MU -C MU -C TOD MU -N Minimum height Maximum height* [Minimum density] [Maximum density *] * May allow higher maximums to incentivize mixed use and /or ground floor retail C. Where there is conflict regarding maximum building heights or residential densities between this section and the City Charter, the maximums established in the City Charter shall apply. Sec. 26- Building Placement and Orientation A. Principle: In order to activate the streetscape and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Principal Entrance: Each building shall have at least one main public entry that faces the primary street frontage and adjoins a pedestrian walk. For corner lots with more than one frontage, the principal entrance may be oriented toward the corner. (Figure _) Figure _: primary entrance oriented toward the corner for a lot with frontage on two streets. MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 1. For sites with more than structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Orientation: Building fayades shall be parallel to the street, except at corners or intersections, where angles or curves shall be permitted. D. Building Setbacks: The following table establishes setback requirements for all structures in the MU -C and MU -N districts. Building Setbacks MU -C MU -N Minimum Front Setback 0' 0' Minimum Side Setback 0' 0' Minimum Rear Setback 5' 5' Minimum Side Setback, where abutting a residentially zoned lot (Figure_) 10' 10' Minimum Rear Setback, where abutting a residentially zoned lot (Figure_ 10' 10' 1. Where a minimum setback is required, architectural elements attached to the building facade may encroach up to 3 feet at the ground floor, and up to 5 feet at upper levels. Such encroachments may include window planter boxes, eaves, balconies, canopies, and awnings. E. Build -To Areas: Build -to areas ensure that a minimum portion of each lot's street frontage is occupied by a builddng, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district Build -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0' — 20' 0'— 12' Linear portion of build -to area 50% 75% that must contain building frontage (minimum) Figure _ Secondary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area 30% 50% that must contain building frontage (minimum) Figure MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 Sec. 26- Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materiality, and its relationship to the street — is encouraged. B. Fagade Design and Articulation 1. All facades of a building that are visible from [or that face ?] the street or a public space shall provide a level of finished architectural quality and be designed to human scale. Detail should be incorporated into the facade design by the use of at least three of the following methods: e Reveals Belt courses • Cornices e Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in color and /or texture • Change in material 2. All facades of a building that are visible from [or that face ?] the street or a public space shall have at least one variation in plane depth of at least four feet for every 50 linear feet of the length of the facade (Figure _). Non - permanent features such as canopies and awnings will not quality solely as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos , • Upper level stepbacks • Dormers • Offsets in the general plane of the facade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eves 3. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for fagades that are visible from a street or public space. Primary building materials include: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured concrete block MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 • Terra -cotta • Architectural metal panels 2. Materials that are not allowed: • Plywood paneling • Vinyl siding • Un- articulated large format concrete panels 3. All building facades that are visible from a street or public space shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. D. Ground Floor Transparency 1. Any ground floor fayade with a non - residential use that faces a street or public space shall be at least 60 percent transparent. 2. For buildings with a non - residential ground floor use and with more than one frontage on a street or public space, the secondary frontage shall be at least 30 percent transparent. (Figure _) 3. Transparency shall be calculated as the percentage of clear, non - reflective glass as measured from the finished grade at the base of the wall, to the second level finished floor elevation. 4. Transparent doors and window mullions may count as part of the transparent area. Structural elements and opaque or reflective glass may not count toward the transparency requirement. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 3 feet deep, and are maintained with items of interest. 6. Windows shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Where drive - throughs and drive -ups are allowed (see Section 26 - Permitted Uses), they shall be placed at the side or rear of a building and shall not be located at street corners. (Figure _) 2. Only one drive up lane is permitted. 3. The drive up lane shall not be located between the front of a building and the street. (Figure _) 4. Any drive up lane that is visible from a street or public space shall be screened by solid landscaping or a wall matching the materials of the primary building, measuring at least 42 inches in height. The screen must meet the sight triangle requirements in Section 26 -603. Screening— Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure _) 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 3. Rooftop equipment shall be screened from public view by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 4. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. G. Stepbacks [note: may not need this section depending on what max building heights might be] 1. Where a building is _feet high or taller and is adjacent to a residentially zoned lot with a residential structure less than 30 feet in height, the building must step back at least 20 feet from the property line for all portions of the building that are over_ feet in height. (Figure _) 2. Terraces and balconies may extend up to 10 feet into the required upper level stepback area. (Figure _) Sec. 26- Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement 1. Parking areas shall be located to the rear or side of the building (Figure _) Figure_: parking area located to rear of building. 2. For sites with more than one building, parking shall not be allowed between the front of the building that is closest to the street and the street that it faces (Figure MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 C. Surface Parking Buffers and Screening 1. Where a surface parking lot directly abuts a street or public space, one of the following screening elements shall be used: a. Minimum 5 -foot wide landscape buffer with trees located a minimum of 30 feet on center. b. Minimum 42 -inch tall solid screen made of landscaping or a material that matches the primary building. The screen must meet the sight triangle requirements in Section 26 -603. 2. Where a surface parking lot is directly adjacent to a lot zoned for residential use, a landscape buffer 5 feet from the adjacent property line must be provided. (Figure D. Surface Parking Design Figure _: minimum 5' landscaped buffer between parking area and residential use 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within Section 26- 501.E.5., Section 26- 501.E.6, Section 26- 501.E.7 and Section 26- 501.E.11 2. Parking areas shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structures 1. For parking structures that directly abut a street or public space, at least 50 percent of the ground floor shall be occupied by retail or commercial uses. 2. Any parking garage fayade that is visible from public view shall be orthogonal in composition and shall not express ramping systems. (Figure_) 3. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 4. Any portion of a parking structure's ground floor with parking uses that front a street or public space shall screen views into the parking structure through landscaping or architectural elements incorporated into the design of the structure. [Add incentives for structured parking ?] Sec. 26- Site and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Curb cuts: for new development along existing streets, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. C. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26- Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively— such as shared parking and parking structures— are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. [Add Maximums ? ?] Use Group Required Parking Hospital 1 space per bed minimum Light Industrial 1 space per 1,000 square feet minimum Lodging — hotels, motels, extended stay, bed and breakfast 1 space per 2 rooms minimum Office /bank 2 spaces per 1,000 square feet minimum Place of worship 1 space per each 5 seats minimum Residential 1 space per unit minimum Restaurant 4 spaces per 1,000 square feet minimum Retail 3 spaces per 1,000 square feet minimum Theater 1 space per 5 seats minimum All other uses Uses not specifically listed above shall submit a parking analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 D. Off -site parking: parking requirements may be met off -site, up to a distance of 1,000 feet walking distance from the use, subject to an off -site parking agreement, to be submitted for approval by the Community Development Director. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing [at least three other similar land use comparable settings in the U.S.; OR ULI accepted shared parking ratios ?] F. Transit parking reductions: properties within the MU -C TOD sub - district and within 1/4 mile of a transit station may reduce parking requirements by 20 percent. G. Accessible parking shall be provided in accordance with Section 26- 501.E.9 H. Off - street loading shall be provided in accordance with Section 26- 501.E.8 I. Bicycle parking 1. For non - residential development, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 automobile parking spaces 2. For residential development, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 30 feet from the primary building entrance. Sec. 26- Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the total lot area. Minimum Required Open Space MU -C MU -CTOD MU -N Mixed Use 10% 10% 10% Single Use 15% 15% 15% C. At least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Required open space shall be accessible to users of the building(s) or to the public and may be provided in the form of plazas, parks, outdoor dining areas, and courtyards [and greenroofs and /or rooftop gardens]. E. Land with a slope steeper than 1 foot (vertical) in 5 feet (horizontal) shall not qualify as required open space. Possible additions to Open Space: add requirement for sites of a certain size to provide open space that is accessible to anyone from the public? Specify that drainage ways, ponds, etc may count as open space, subject to review Community Development Director? MIXED USE ZONE DISTRICTS Sec. 26- Permitted Uses DRAFT 02 -02 -2010 A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. Permitted Uses Use MU -C MU -CTOD MU -N Residential Assisted living facility P P P Dwelling, single detached NP NP P Dwelling, single attached P P P Dwelling, duplex P P P Dwelling, multiple P P P Dwelling, live /work P P P Foster care home P P P Residential group home P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art galleries P P P Hospital S S S Parks, open space, playgrounds, and plazas P P P Place of worship P P P Public uses and buildings ' P P P Transit stations, public or private P P S Recreation facilities, indoor and outdoor P P P Schools, public and private; colleges, universities, and trade schools P P P Utilities, major NP NP NP Utilities, minor P P P Commercial: Adult entertainment NP NP NP Animal daycare, indoor P P S Art studios and galleries P P P Recreation facilities, commercial P P P Banks and financial institutions, without drive - through P P P Banks and financial institutions, with drive - through S S S Bars, taverns, and night clubs P P P Bed and breakfast P P P 10 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 Permitted Uses Use MU -C MU -C TOD MU -N Day care center, child and adult P P P Drive -up or drive - through uses (located to the side or rear of the building) S S S Eating establishment, sit down P P P Eating establishment, drive- through or drive -up S S S Hotels, motels, and extended stay lodging P P P Medical and dental clinics P P P Motor fueling station S NP NP Motor vehicle sales, indoor showroom P S S Offices P P P Parking facilities P P P Personal services P P P Photocopying and printing P P P Repair, rental and servicing of automobiles, no outdoor storage S NP NP Retail sales — up to 20,000 gsf P P P Retail sales — up to 50,000 gsf P S S Retail sales — over 50,000 gsf S NP NP Studios, including art, music, dance, television and radio broadcasting stations P P P Theaters P P P Veterinary clinics and hospitals S S S Wholesale S S S Industrial Restricted light industrial S S NP Office - warehouse, no outdoor storage S S NP Key: P = Permitted S = Special Use Permit Required NP = Not Permitted Sec. 26- Incentives for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. The following standards shall apply to structures [and sites ?] that incorporate more than one land use [or retail at the ground floor with at least one other use above ?]. B. Building height bonus ( ?) C. Parking reductions ( ?) 11 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 Sec. 26- Signs A. Principle: Signage should compliment building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 2. Pole signs shall not be allowed [may need special exception from this for properties on Kipling near 1 -70]. 3. Monument signs shall not exceed 6 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. [Restrict certain sign types — changeable copy, LED — in MU -N district ?] Sec. 26- Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with Section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 16 feet high. Sec. 26- Development Review Process A. The following development review process shall apply to all development and expansions within the Mixed Yse Zone Districts. [Note: if we allow new single family homes in the MU -N district, should they be exempt from this process ?] 1. Pre - Application Meeting: prior to any building permit application, the applicant must participate in a pre - application meeting with staff members of the Community Development and Public Works Departments [specifically refer to the Design Review Committee — DRC ?] a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standards from Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre - Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre - application meeting. a. General Information: • - Project title and location 12 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures d. Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Applications: applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications must be complete before any review of the application will begin. 4. Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan, to scale, in a 24x36 inch format, including: • Vicinity map • Boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Scale and north arrow • Date • Location of 100 year flood plain, if applicable • Existing and proposed contours at 2 -foot intervals • Easements and rights -of -way • Existing and proposed streets, both adjacent and within the site, including names, widths and location of centerlines • Curbs, gutters, sidewalks, and bike paths 13 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 • Location of proposed buildings including height, size, floor area, type of construction, setbacks, and proposed uses • Location of proposed building entrance(s) • Location of parking areas, including dimensions of parking stalls, drive aisles, and accessible parking locations • Location of proposed fences, walls, and screen walls including their material and height • Location, height, and type of exterior lighting • Location, height, and size of signs • Location and materials of landscape buffers • Location of all loading areas, trash enclosures, and building utilities • Adjoining property lot lines, buildings, access, and parking locations • Table showing proposed uses by square footage, • Table showing required and proposed number of parking spaces b. Architectural Elevations, to scale, in a 24x36 format, including: • Detailed elevations for each fagade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per Section 26- • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan, to scale, in a 24x36 inch format, including: • Location and dimensions of all open space areas, including minimum required useable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided Written explanation of how all requirements within this article have been meet. 5. Staff Review: After submittal of a complete application to the Community Development Department, Community Development staff will refer copies of the plans to affected departments and agencies for review. All comments shall be forwarded to the applicant by Community Development staff within 30 days of the first application submittal. [Should we specify that applications may be processed simultaneously, or as part of, building permit review ?] 14 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 6. Revised Applications: The applicant shall be responsible for revising the application until all comments and issues have been addressed. At such time, Community Development staff will recommend approval of the application. 7. Approval: A development review application may be approved by the Community Development Director. Such approval will be required prior to issuance of the Building Permit. B. Public Hearing[s]: for sites over 5 acres only, final approval will require a public hearing in front of Planning Commission [and City Council ?] Sec. 26- Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to satisfy compliance with the review process outlined in Section 26- — and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements 15% (Section 26 -_) Build -to requirements 15% (Section 26 -_) Transparency requirements 10% (Section 26 -_) Stepback requirements 10% (residential transitions)? Sec. 26- Definitions Except as expressly modified below, the definitions in Section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. 15 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. [Limit commercial use to 50 or 60% of dwelling unit floor area ?] Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side - by -side, rather than a stacked configuration. Elevation: the exterior face of a building. Fayade: An elevation of a building facing a public or private street. Form: the three dimensional shape and structure of a building. Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. Office - warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or landscaping, but not including roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: A paved surface expressly intended for pedestrian use. Includes public and private sidewalks. 16 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street frontage: The property line of a parcel which is directly adjacent to and parallel to a street, and to which the principal entrance of a building most closely faces. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices would also be permitted. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities 17 MIXED USE ZONE DISTRICTS DRAFT 02 -02 -2010 generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. in MIXED USE ZONE DISTRICTS INTERNAL DRAFT 02 -02 -2010 Issues within Existing Code to Address /Amend as Part of Mixed Use Zoning Adoption Accessory Structures /Uses - Make sure there is nothing in language of current code that would prevent accessory structures /uses in MU districts. The concept of one primary use with allowable accessory uses does not apply to the mixed use framework. Multiple Buildings (PBGs) - Make sure that PBG requirements for more than one building on a lot do not apply to MU districts. - Change Section 26 -610 "Building Lots," which says that no lot can have more than one main building without a PD or PBG Variances - Clarify that there is a separate administrative variance (or adjustment ?) process for MU districts within the variance section? Review Process - Clarify under Development Review process (Section 26 -105) that MU districts have separate process? Nonconforming Uses and Structure - Change current code to allow nonconforming uses and structures to rebuilt to same footprint if they are (Destroyed involuntarily (fire, natural disaster, etc). - Remove or extend 60 day discontinuation restriction Landscape Requirements - Do any portions apply to the MU districts? Sign Code - Add definition for "pole sign "? - Add Mixed Use zone districts to all tables and areas where allowable signs are differentiated by zone district - Add note to see MU district Article for further sign regs for Wheat R�igge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE DRAFT 1 MARCH 12, 2010 The Wheat Ridge Community Development Department is pleased to release the first draft of the mixed use zoning code. The code is being developed to promote mixed use development in targeted areas of the city, namely commercial corridors that were identified in the recently adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use development and its benefits, Olease visit the project website: www.wrmixeduse.com. Draft 1 reflects input received from property owners through meetings, held in early 2010, for areas envisioned for potential mixed use zoning, including the Wadsworth and Kipling corridors, as well as the future Ward Road commuter rail station area. Draft 2, anticipated for release in April, will benefit from a Mixed Use Forum for 38 Avenue, between Sheridan and Wadsworth, scheduled for March 24 A few notes before reading Draft 1: • This is just the first draft. We anticipate revisions over the next few months as we receive input from stakeholders (including property owners, business owners, and residents) and our technical task force, a group of real estate brokers, developers, designers, and property owners in Wheat Ridge. • Items in the code that require input and further evaluation appear in blue text. There are also footnotes in blue that call attention to items that staff hopes to study further with the expertise of the task force. • The proposed mixed use zoning includes two main districts: Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU -N). MU -C is intended for higher intensity development along major corridors like Wadsworth and Kipling. MU -N is intended for smaller -scale development along neighborhood commercial corridors, such as 38 Avenue between Wadsworth and Sheridan. We value your input: please take our survey, available online at www.wrmixeduse.com, which asks valuable questions related to content in the code. At this website, you can also look for upcoming meetings and participate in a community photo journal. Input received through these tools will be utilized by staff and the technical task force to refine the code in coming months. Please feel free to contact us with questions, including specific comments on Draft 1: Sarah Showalter, AICP Planner II 303 - 235 -2849 sshowalter @ci.wheatridge.co.us MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 ARTICLE _ MIXED USE ZONE DISTRICTS Sec. 26- Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26- Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub- district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties adjacent to Interstate -70. It follows the MU -C framework but is intended for highway- adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26- Applicability A. All standards and requirements within Article _ shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date] , 2010, and which would not be allowed under Section 26- — Permitted Uses, such use may continue to exist and may expand its gross floor area by no mor than 25 percent. 1 Need to determine how Interstate sub - district is defined geographically. Should it be for properties within a certain distance from 1 -70, or for those that have a property line directly adjacent to the interstate? MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date] 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article _ shall apply. E. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26- Building Height [and Residential Densities?]' A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights.' Building Height Requirements MU -C MU -C Interstate MU -C TOD MU -N Minimum height 20' 20' 20' none Maximum height Mixed use building 5 stories 60' 7 stories (80' ) 7 stories 80' see Sec 26 C Single use building 4 stories 50' 6 stories 70' 6 stories 70') see Sec 26 C C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 45 feet.' D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. Sec. 26- Building Placement and Orientation A. Principle: In order to activate the streetscape and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrance: Each building shall have at least one main public entry that faces a 2 Residential density (measured in units per acre) can be a confusing metric that is difficult to visualize. Moreover, it only applies to residential buildings. Building height, required setbacks, and required open space are development standards that restrict overall density for any building type within the mixed use district. 3 The intent is to encourage mixed use buildings through higher allowable heights. One additional story, however, may not be enough to truly incentivize mixed use buildings. 4 MU -N height restrictions will generally match what is currently allowed in City Charter. However, the City Charter allows a maximum of 50 feet for commercial buildings, which maybe too high for the desired character of MU -N areas. MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 primary or secondary street frontage and adjoins a pedestrian walk.' For corner lots with more than one frontage, the principal entrance may be oriented toward the corner. (Figure 1). Figure 1: Entrance Orientation for Corner Lot For a corner lot with more than one street frontage, the public entrance may be oriented toward the corner, rather than facing the primary or secondary street. For development sites with more than structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Orientation: Building fagades shall be parallel to the street, except at corners or intersections, where angles or curves shall be permitted. D. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 2). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts.' Front setbacks are not required; instead, build -to areas established in Section 26 -_E encourage buildings to be built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' S' Minimum Side Setback, where 10' 10' abutting a residentially zoned lot Minimum Rear Setback, where 10' 10' abutting a residentially zoned lot 1. Where a minimum setback is required, architectural elements attached to the building fagade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels. Such encroachments may include window planter boxes, eaves, balconies, canopies, and awnings. 5 Is the requirement to have at least one entry facing a street too restrictive? Perhaps in MU -C, or at least MU -C Interstate, it would make sense to allow buildings to have their only entry facing a parking lot behind the building? 6 Tie required side or rear setbacks to the height of the building? MIXED USE ZONE DISTRICTS i c• DRAFT 1 03.12.2010 ide Prop. Line i i E. Build -To Areas: Build -to areas are intended to bring building facades toward the street. A build -to area requires that a minimum portion of each development sites' street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas rY MU -N I L1 Figure 2: Setbacks and Build -To Area a j o A - Build -To Area: building may be Iis anywhere within this area, and is !; o required to fill at least part of it. ILL B - Side Setback: building may not i encroach into this area. A li C - Rear Setback: building may not encroach into this area. ide Prop. Line i i E. Build -To Areas: Build -to areas are intended to bring building facades toward the street. A build -to area requires that a minimum portion of each development sites' street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must contain building 50% 70% facade (minimum) See Figures 3 and 4 Secondary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area that must contain building 30% 50% facade (minimum) See Figures 3 and 4 1. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 4). 2. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 7 "Development site' is used so that build -to areas can be calculated for an entire site -- which may contain mul- tiple parcels and /or buildings -- and do not always have to be based on parcel lines. W MIXED USE ZONE DISTRICTS Pr1marY Stree F rontage � 1 i r �'r y of build -to area Primary Street Frontage DRAFT 1 03.12.2010 Figure 3: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary street is occupied by a building. Figure 4: Build -To Area for Development Site with Multiple Buildings The required primary and seconday street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. 5 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materiality, and its relationship to the street— is encouraged. B. Facade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each facade shall contain at least one change in color or texture. Additional detail should be incorporated into the facade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 3 feet for every 50 linear feet of the length of the facade. All other fagades shall have one variation in plane depth of at least 3 feet for every 100 linear feet of the length of the facade. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the facade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels 6 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels 3. Material variation: All building fagades shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material.' D. Ground Floor Transparency 1. Retail uses: the fagade facing the primary street frontage shall be at least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 50 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass as measured from the finished grade at the base of the wall, to the second level finished floor elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 3 feet deep, and are maintained with items of interest.' 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Where drive - throughs and drive -ups are allowed (see Section 26 - Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners (Figure 5). Figure 5: Drive - through and Drive- ; !– up Lane Location n The drive - through is located to the rear or side of the building, and the — I drive -up lane is not between the front of a building and the street. n Primary Street 8 Need input from task force to confirm that the change -in- material requirements are not too difficult to meet. 9 Need input from task force as to whether the 3' depth requirement is unreasonable. 7 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. Only one drive up lane is permitted. 3. Except within the MU -C Interstate Sub- district, the drive up lane shall not be located between the front of a building and the street. (Figure 5) 4. Any drive up lane that is visible from a street or public space or that is adjacent to a lot with a residential use shall be screened by solid landscaping or a wall matching the materials of the primary building, measuring at least 42 inches in height. The screen must meet the sight triangle requirements in Section 26 -603. F. Screening— Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 6) - -�� Figure 6: Screening t - Loading docks, service �l _ areas, and utility structures must be screened by walls or fences. - 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 3. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 4. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 5. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. G. Upper Story Stepbacks 1. For buildings taller than 50 feet and that abut a lot with a residential structure 36 feet or less in height, an upper story stepback is required. Any portion of the fagade that faces the lot with a residential use and is over 50 feet in height must stepback at at least 25 feet from the property line. (Figure 7) 2. Terraces and un- walled balconies may extend up to 8 feet into the required upper level stepback area. 10 Need more input as to whether this will be too prohibitive for banks since they often want more than one drive -up lane. The intent is not to preclude banks in the MU districts. MIXED USE ZONE DISTRICTS ' A ... DRAFT 1 03.12.2010 Figure 7: Upper Story Stepbacks Buildings that are over 50' in height and next to a residential structure 36' in height or less must have an upper story stepback. All portions of the building that face the residential lot and are over 50' high must stepback an least 25' from the property line. Sec. 26- Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style —with adjacent development. B. Surface Parking Placement 1. Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 8) �J _ t u Figure 8: Off - street Parking a [� F Location for Development Site C� ��. with Multiple Buildings _ a F - . [- Parking must be to the rear or F - L L- side of buildings closest to the i_ J, street, but is permitted in front of buildings interior to the site. J i r PJ MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 C. Surface Parking Buffers and Screening 1. Where a surface parking lot directly abuts a street or public space, one of the following screening elements shall be used: a. Minimum 5 -foot wide landscape buffer with trees located a minimum of 30 feet on center. b. Minimum 42 -inch tall solid screen made of landscaping or a material that matches the primary building. The screen must meet the sight triangle requirements in Section 26 -603. 2. Where a surface parking lot is directly adjacent to residential use, a landscape buffer 5 feet from the adjacent property line must be provided. (Figure 9) mss Ji Figure 9: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 5' landscaped buffer between parking area and residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within Section 26- 501.E.5., Section 26- 501.E.6, Section 26- 501.E.7 and Section 26- 501. E.11 2. Parking areas over 1,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structures 1. For parking garage fagades that face a street or public space, at least 50 percent of the ground floor of that fagade shall be occupied by retail or commercial uses. 2. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 10) 3. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 4. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 5. Any portion of a parking structure's ground floor with parking uses that front a street or public space shall screen views into the parking structure through landscaping or architectural elements incorporated into the design of the structure. [Add incentives for structured parking ?] 10 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Figure 10: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. Sec. 26- Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, block sizes shall be no greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. 11 r _l- u k � Figure 10: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. Sec. 26- Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, block sizes shall be no greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. 11 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Sec. 26- Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively — such as shared parking and parking structures — are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use Group Minimum Required Parking Maximum Allowed Parking Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square feet 3 spaces per 1,000 square feet Lodging — hotels, motels, extended stay, bed and breakfast 1 space per 2 rooms 1.5 spaces per room Office /bank 2 spaces per 1,000 square feet 5 spaces per 1,000 square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit Restaurant 4 spaces per 1,000 square feet 10 spaces per 1,000 square feet Retail 3 spaces per 1,000 square feet 5 spaces per 1,000 square feet Theater 1 space per 5 seats 1 space per 2 seats All other uses Uses not specifically listed above shall submit a parking analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area [As an alternative approach, parking maximums could apply to the TOD sub - district only] C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The agreement must be submitted for approval by the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. G. Accessible parking shall be provided in accordance with Section 26- 501.E.9 H. Off - street loading shall be provided in accordance with Section 26- 501.E.8 I. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 automobile parking spaces. 12 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 30 feet from the primary building entrance. Sec. 26- Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of- way)." C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property owners to aggregate open space requirements into one location? 12 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 Minimum Required Open Space MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. D. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. E. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. Sec. 26- Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 11 Allow multiple adjacent property owners to aggregate open space requirements into one location? 12 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 13 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment. Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P duplex P NP NP P - Dwelling, multiple P P P P - Dwelling, live /work P P P P - Dwelling, Foster care home P P P P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art P P P P - g alleries S S S S - Hospital Parks, open space, and plaza- P P P P -playgrounds, Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private S S S S Commercial Adult entertainment NP NP NP NP Animal daycare, indoor P P P S Art studios and galleries P P P P Bail bonds S S NP NP 14 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Permitted Uses Use MU -C MU -C Interstate MU -CTOD MU -N Banks and financial institutions, without drive- P P P P Banks and financial institutions, with drive- through P P S S Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP S NP NP Day care center, child and adult P P P P Drive -up or drive - through 96 E � use � S P S S Eating establishment, sit down P P P P Eating establishment, drive- through or drive-u 5 P S S Hotels, motels, and extended stay lodgin P P P P Medical and dental clinics P P P P Motor fueling stations S S NP NP Motor vehicle sales, indoor showroom P P S S Offices P P P P Outdoor storage NP NP NP NP Parking facilities P P P P Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, commercial P P P P Repair, rental and servicing of automobiles, no outdoor storage S P NP NP Retail sales — up to 20,000 gsf P P P P Retail sales — up to 50,000 gsf P P S S Retail sales — over 50,000 gsf S S NP NP Studios, including art, music, dance, television and radio broadcasting stations P P P P Theaters P P P P Veterinary clinics and S P S S Wholesale S 5 S S Industrial Restricted light industrial S S S NP 15 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Permitted Uses MU C Use MU -C MU -C TOD MU -N Interstate Office- warehouse, no outdoor S S S NP storage Uses - Temporary Special events, including festivals and farme rs P P P P Key: P = Permitted S = Special Use Permit Required NP = Not Permitted [Potential addition to Permitted Uses: limit auto -uses to a certain number per block or specific area ?] Sec. 26- Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent and important opportunity for creating quality mixed use developments that will enhance the local economy. B. For development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage shall contain non - residential uses. C. For development sites over 5 acres and subject to new construction, the development site must contain at least two different land uses. Sec. 26- Signs A. Principle: Signage should compliment building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 6 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs and flashing signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. Illuminated signs shall be turned off when business are not in operation. Sec. 26- Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with Section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 16 feet high. 13 Perhaps reduce or remove this requirement from the MU -N district to allow more residential development? 16 MIXED USE ZONE DISTRICTS Sec. 26- Site Plan Review DRAFT 1 03.12.2010 A. The following process shall apply to all site development within the Mixed Use Zone Distri cts. 1. Pre - Application Meeting: prior to any building permit application, the applicant must participate in a pre - application meeting with staff members of the Community Development and Public Works Departments. a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standards from Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre - Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre - application meeting. a. General Information: • Project title and location • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Site Plan Review Applications: site plan applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community 14 May want to exclude single family detached development from this process. 17 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Development Department. Applications must be complete before any review of the application will begin. 4. Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan Requirements • The site plan shall be prepared in a 2436 inch format • Vicinity map • The boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Signed surveyor's certification • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Location of 100 year flood plain, if applicable • Existing and proposed contours at two -foot intervals • Location of all existing and proposed: - Fences, walls, or screen plantings and their type and height; - Exterior lighting, location, height and type; - Signs, including type, height, and size; - Open space, landscaping, and special buffers, including type and coverage; - Parking and loading areas, handicap parking areas; - Easements and rights -of -way - Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; - Buildings to be developed or retained on the site; including possible use, height, size, floor area, setback dimensions and type of construction; - Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, accelera- tion /deceleration lanes; - Curbs, gutter, sidewalks, bike paths; - Location of trash containers and method of screening; • Adjoining property lot lines, building access, parking, so that development compatibility can be determined. • Other information which shall be written or tabular form, including: - Statement of proposed zoning and any conditions; - Statement of proposed uses; - Table of required and provided open space; - Table of required and provided parking 0 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 b. Architectural Elevations Requirements • Architectural elevations shall be prepared in a 2436 inch format • Detailed elevations for each fagade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per Section 26- • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan Requirements • The landscape plan shall be prepared in a 24x36 inch format • Location and dimensions of all open space areas, including minimum required usable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided d. Written explanation of how all requirements within this article have been meet. 5. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. B. Public Hearing[s]: for sites over 5 acres only, final approval will require a public hearing in front of Planning Commission [and City Council ?] Sec. 26- Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to satisfy compliance with the review process outlined in Section 26- — and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements (Section 26 -_) 10 Build -to requirements (Section 26 -_) 10 19 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Transparency requirements 10% (Section 26 -_) Block size requirement 10% (Section 26 -_) [Need to determine with task force if there are other standards that should be added to the administrative adjustment list]. C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," as specified in Section 26 -115 C.3. Sec. 26- Definitions Except as expressly modified below, the definitions in Section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention it the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: An area of land, which may contain more than one parcel, that is subject to proposed site development. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. [Limit commercial use to 50 or 60% of dwelling unit floor area ?] 20 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fa4ade: The face, or outside wall, of a building. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. Mixed use development: a building or development site containing at least two different types of land use, such as residential and retail, residential and commercial, or retail and commercial. Office- warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or landscaping, but not including roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: A paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. 21 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 Primary street frontage: The property line of a parcel or development site which is directly adjacent to and parallel to a street, and to which the principal entrance of a building most closely faces. Public realm: All areas to which the public has access, including streets, sidewalks, rights -of- ways, parks, plazas, and other publicly accessible open spaces. Public space: A physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also be permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing only one type of use, such as retail, commercial or residential. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought" in the review process chart, Section 26 -106. The planning department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for 22 MIXED USE ZONE DISTRICTS DRAFT 1 03.12.2010 passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. 23 or MIXED USE ZONI WheatR� e BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE DRAFT 2 APRIL 27, 2010 The Wheat Ridge Community Development Department is pleased to release Draft 2 of the mixed use zoning code. The code is being developed to promote mixed use development in targeted areas of the city, namely commercial corridors that were identified in the recently adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use development and its benefits, please visit the project website: www.wrmixeduse.com. Changes in Draft 2 reflect valuable input from: • The Mixed Use Zoning Forum for 38 Avenue, held on April 8th • Results from surveys distributed at mixed use zoning forums and available on the project website (www.wrmixeduse.com) • The Mixed Use Zoning Task Force, an 8- member group of developers, designers, real estate brokers, and property owners who have experience with mixed use development • The Wheat Ridge Planning Commission (from study session on April 1' Notes for reading Draft 2: • All changes /additions since Draft 1 (released March 12 are highlighted in 'yellow • Dimensions or items that may require further study or refinement are in blue Major changes from Draft 1: • Building Heights (page 2): maximum height in feet was increased to allow for office buildings. The typical height of an office story is 14', versus 10' -12' for residential. The metrics in Draft 2 are intended to allow for a ground floor retail level (typically 18' -20' high) with office or residential stories above. • Building Heights (page 2): maximum height for mixed use buildings was increased so that the height incentive is 2 stories, versus 1 story from Draft 1. A 2 -story incentive is more likely to work than a 1 -story incentive. • Building Orientation (pages 2 -3): the requirement that at least one entry face a street was removed for most districts to allow for greater flexibility. The Mixed Use Neighborhood (MU -N) district, which is intended to promote a main street form of development, requires at least one entry to face the street or a public space. • Drive - Through Uses (pages 7 and 18): the restriction that drive -up lanes could not be between the building and the street, as well as the one drive -up lane limit, was removed for all districts /sub- districts except for Mixed Use Neighborhood (MU -N). Screening requirements for drive - throughs were enhanced. In order to discourage too many drive - through uses in one area, separation requirements were added on page 18. • Building Stepbacks (page 9): due to higher allowable building heights, the concept that all buildings over 75' must have upper -story stepbacks was added to the code. Required stepbacks prevent tall buildings from creating a canyon along the street and ensure that light reaches the sidewalk. • Building Stepbacks — Adjacent to Residential Uses (pages 9 -10): the required stepbacks were increased to 5' per story, totaling 25' after the fourth story, for any building adjacent to a residentially -zoned lot. • Parking Lot Screening (page 11): for screening along streets, the language was changed to allow more variety in permitted screening devices. For screening adjacent to residential uses, the requirement for a screen wall, in addition to a landscape buffer, was added. • Parking Garage Design (page 12): design requirements for the ground -level of parking structures were modified to promote high - quality facades that screen cars and create interest for people walking by. • Permitted Use Table — Conditional Uses (pages 16 -17): the Special Use category was changed to Conditional Use. The Conditional Use Permit review, unlike Special Use Permits, will be administrative only so that no public hearings are required. Please also see the requirements for conditional use permits, added on pages 22 -23. • Administrative Adjustment Process (page 22): the option for a 25% reduction in minimum parking requirements was added. Please feel free to contact us with questions, including specific comments on Draft 2: Sarah Showalter, AICP I Planner II 1303-235-2849 1 sshowalter @ci.wheatridge.co.us GIVE USE YOUR INPUT— MIXED USE ZONING OPEN HOUSE ON MAY 12 Want to learn more about what is in Draft 2? Already read Draft 2 and have questions or recommendations? Please join city staff for an open house on the new code. Wednesday, May 12 -6pm to 7:30pm City Council Chambers, Wheat Ridge Municipal Building 7500 W 29 Avenue, Wheat Ridge 80033 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties along the Kipling Street corridor that are generally within 500 feet of Interstate -70. It follows the MU -C framework but is intended for highway - adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article — shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date] 2010, and which would not be allowed under Section 26 -1111 Permitted Uses, such use may continue to exist and may expand its gross floor area by no more than 25 percent. MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. Building Height Requirements MU -C MU-C Interstate MU -CTOD MU -N Minimum height 20' 20' 20' none Maximum height Mixed use building 6 stories (901 8 stories 118' 8 stories (118') see § 26 -1104. C Single use building 4 stories (62') 6 stories (90') 6 stories (90') see § 26 -1104. C C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet.' D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. E. For buildings over 75 feet in height, see section 26- 1106.G, Upper Story Stepbacks. Sec. 26 -1105. Building Placement and Orientation A. Principle: In order to activate the streetscape and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrances: All buildings are encouraged to have at least one public entry that faces the primary or secondary street. 1. Within the MU -N sub - district, each building shall have at least one main public entry that faces the primary street or a public space adjacent to the building. (Figure 1). For corner lots with more than one street frontage, the public entry may be oriented toward the corner. MU -N height restrictions match what is currently allowed in City Charter. MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Figure 1: Required Public Entry for MU -N District Within the MU -N district, at least one public entry must face the primary street, or a public space adjacent to the building, as illustrated here. 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. C. Building Orientation: Building fagades shall be parallel to the street. The following exceptions are permitted: 1. At corners or intersections, where angles or curves shall be permitted. 2. Up to 15 percent of a building fagade may contain curves or angles that are not parallel to the street. D. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 2). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required; instead, build -to areas established in Section 26- 1105.1' encourage buildings to be built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' S' Minimum Side Setback, where 10' 10' abutting a residentially zoned See § 26- 1106.H for upper See § 26- 1106.H for upper lot level ste backs level ste backs Minimum Rear Setback, where 10' 10' abutting a residentially zoned See § 26- 1106.H for upper See § 26- 1106.H for upper lot level stepbacks level stepbacks E. Right -of -Way Encroachments: architectural elements attached to the building fagade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels. Such encroachments may include window planter boxes, eaves, balconies, projecting wall signs, canopies, and awnings. 3 MIXED USE ZONE DISTRICTS y A� DRAFT 2 04.27.2010 Figure 2: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. F. Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0'— 20' 0' — 12' Linear portion of build -to area that must contain building 50% 70% facade (minimum) See Figures 3 and 4 Secondary Street Frontage Build -To Area 0'— 20' 0' — 12' Linear portion of build -to area that must contain building 30% 50% facade (minimum) See Figures 3 and 4 1. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 4). 2. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. 111 MIXED USE ZONE DISTRICTS c � a r primary Street Frotage n DRAFT 2 04.27.2010 Figure 3: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build -to area along the primary street is occupied by a building. Figure 4: Build -To Area for Development Site with Multiple Buildings The required primary and seconday street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. w , p eo IN 6's hi C ` a qj _ st�rysteet� a �q, °Ot warab4, - \ \�. r1 5 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm — through massing, form, materiality, and its relationship to the street— is encouraged. B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each fagade shall contain at least one change in color or texture. Additional detail should be incorporated into the fagade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material All fagades of a building that face a street or a public space shall have at least one variation in plane depth of at least 2 feet for every 50 linear feet of the length of the fagade. All other fagades shall have one variation in plane depth of at least 2 feet for every 100 linear feet of the length of the fagade. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the fagade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all fagades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels • EIFS Material variation: All building fagades shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. D. Ground Floor Transparency 1. Retail uses: the fagade facing the primary street frontage shall be at least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 40 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 2 feet and 8 feet above the first floor finished elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 30 percent of the transparency requirement for any one fagade may be fulfilled by spandrel glass. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Drive -up windows: Where drive - throughs and drive -ups are allowed (see section 26 -1111, Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners. 2. Number of drive -up lanes: the following table specifies the maximum number of drive -up lanes allowed by district and sub - district: Maximum Number of Drive -Up Lanes Allowed M U -C MU -C MU -C TOD MU -N Interstate Max drive -up lanes 3 no limit 1 I 1 3. Width and location of drive -up lanes: No drive -up lane shall be wider than 12 feet. Drive -up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street, (Figure 5) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space, or that is adjacent to a lot with a residential use, shall incorporate the following screening elements: • A screen wall, at least 42 inches in height, with materials that are 7 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 consistent with the primary building. The screen wall must meet the sight - triangle requirements in section 26 -603. • A landscaped buffer, at least 4 feet in width, between the property line and the screen wall. (Figure 6) • Where there is more than one drive -up lane, canopies or other structural elements shall be used for further screening. These screening elements shall be compatible with the architectural qualities of the main building, including materials, form, scale, and color. 5. The drive - through stacking requirements in section 26- 501.E.10 shall not apply. Q��c� <y5 x Figure 5: Drive -up Lane Location in the MU -N District Within the MU -N district, the drive -up lane may not be located between the building and the primary street. } - o Y 1 _ y . " `a 1 li r Figure 6: Drive - through �-! - Screening Where a drive -up lane is — visible from the street, a 42" screen wall and 4' wide landscape buffer are required F. Screening — Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 7) 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 3. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 4. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 with the architectural qualities of the building, including materials, scale, form, and color. 5. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. Figure 7: Screening Loading docks, service areas, and utility structures must be screened by walls orfences. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a public street or a public space. For such fagades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story. (Figure 8) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. i T 1� -- __ Figure 8: Upper Story Stepback For building facades over " -_- L 75' in height that face �.7 a public street or public space, any portion of the facade over 75' in height must step back at least 10.' H. Residential Transition - Upper Story Stepbacks 1. The following upper story stepbacks shall be required for any building in a mixed use district that abuts a residentially -zoned lot, provided the residentially -zoned lot does not contain a structure over 36 feet in height. The required stepbacks shall apply to any fagade, side or rear, that faces the residentially -zoned lot. (Figure 9) 0 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Residential Transition - Re uired Upper Story Ste backs J MU -C MU -N Minimum Setback - first story (see § 26- 1105.13) 10' 10' Minimum Stepback - stories 2 -4 5' per story 5' per story Minimum Stepback - stories 4 and above 25' 25' 1. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. Figure 9: Residential Transition - ', 5 -. Upper Story Stepbacks __ �r Any structure that abuts a l �; —L _ 5' � i residentially -zoned lot with a r 1 i structure 36' in height or less must stepback at least 5' per J r -- 36 j l story for stories 2 -4, with a total T � L r stepback of 25' for the fourth -- � story and above. Sec. 26 -1107. Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement 1. Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 10) Figure 10: Off - street Parking Location for Development Site with Multiple Buildings Parking must be to the rear or side of buildings closest to the street, but is permitted in front of buildings interior to the site. 10 J Al Figure 10: Off - street Parking Location for Development Site with Multiple Buildings Parking must be to the rear or side of buildings closest to the street, but is permitted in front of buildings interior to the site. 10 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. Surface Parking Buffers and Screening 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: a. Minimum 5 -foot wide landscape buffer with trees located a minimum of 30 feet on center. b. A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. c. Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot is directly adjacent to a residentially -zoned lot, a solid screen wall, a minimum of 5 feet in height, shall be required. The wall shall be continuous masonry construction with materials that are consistent with the primary building. There shall also be a landscape buffer, at least 5 feet in width, between the wall and the adjacent property line. (Figure 11) Figure 11: Parking Lots h Adjacent to Residential Use Such parking areas require 2 � a minimum 5' landscaped 3i buffer and screen wall between parking area and residential use 1i D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within section 26- 501.E.5., section 26- 501.E.6, section 26- 501.E.7 and section 26- 501.E.11 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 1,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in 11 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 height shall be used to screen vehicles from view on all levels. 3. Any parking garage facade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 12) 4. Wherever possible, especially for parking garage fagades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level facade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: • Fagade articulation through change in vertical plane or a change in building material. • The use of windows or false windows defined by frames, lintels, or sills. • Integration of multiple building entrances. • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines. Figure 12: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthagonal, with all floors at 90 degree angles. 12 MIXED USE ZONE DISTRICTS Sec. 26 -1108. Site Circulation and Vehicular Access DRAFT 2 04.27.2010 A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and to encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged. Block sizes shall be no greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26 -1109. Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively —such as shared parking and parking structures— are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use Group Minimum Required Parking Maximum Allowed Parking 1 space per bed 2 spaces per bed - Hospital Light Industrial 1 space per 1,000 square feet 3 spaces per 1,000 square feet Lodging — hotels, motels, extended stay, bed and breakfast 1 space per 2 rooms 1.5 spaces per room Office /bank 2 spaces per 1,000 square feet S spaces per 1,000 square feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit Restaurant 4 spaces per 1,000 square feet 10 spaces per 1,000 square feet Retail 3 spaces per 1,000 square feet 5 spaces per 1,000 square feet Theater 1 space per 5 seats 1 space per 2 seats All other uses Uses not specifically listed above shall submit a parking analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area 13 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The agreement must be submitted for approval by the Community Development Director and, once approved, recorded against all properties subject to the agreement. E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. Incentive for structured parking: Except within the MU -N district, buildings that incorporate structured parking may qualify for the higher building heights allowed for mixed use buildings in the Building Height Requirements Table in section 26- 1104.B. For a development site with a free - standing parking garage, the additional building height may be applied to a building within the development site that is served by the parking structure. G. Accessible parking shall be provided in accordance with section 26- 501.E.9 G. Off - street loading shall be provided in accordance with section 26- 501.E.8 H. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 automobile parking spaces. 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Sec. 26 -1110. Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of -way). C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval by the Community Development Director. In such cases, the parcel(s) required to meet 14 Minimum Required Open Spa e MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval by the Community Development Director. In such cases, the parcel(s) required to meet 14 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 any open space requirement must be identified and noted on the approved site plan on file in the Community Development Department. D. Minimum landscaping: at least 40 percent of the required open space area shall be composed of landscaped materials, including trees. E. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space.' 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. The use of drainage ways and ponds as required open space shall be recorded. F. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. G. Streetscaping: all new development, including expansions of an existing structure by 50 percent or more of the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape and Architectural Design Manual. Sec. 26 -1111. Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in Section 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment as an interpretation request. 2 Require all open space to be usable? Other jurisdictions, such as Lakewood, have this requirement in their mixed use code. Another option would be to require 100% usable open space for sites over a certain size, like 5 AC. 15 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Permitted Uses Use MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home P P P P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art g alleries P P P P Hospital C C C C Parks, open space, playgrounds, and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P Schools, public and private; colleges, universities, and trade schools P P P P Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private C C C C Commercial Adult entertainment NP NP NP NP Animal daycare, indoor P P P C Art studios and galleries P P P P Bail bonds C C NP NP Banks and financial institutions, without drive- P P P P Banks and financial institutions, with drive- through P P C C Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and adult P P P P 16 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Permitted Uses Use MU -C MU -C MU -C TOD MU -N Interstate Drive -up or drive - through C P C C uses (per §26-1106.E) Eating establishment, sit P P P P down Eating establishment, drive- C P C C or drive-u - through Hotels, motels, and extended P P P P lodgin - stay Medical and dental clinics P P P P fueling stations C C NP NP - Motor Motor vehicles sales, outdoor NP NP NP NP dis la Motor vehicle sales, indoor C P NP NP - displa y Offices P P P P storage NP NP NP NP - Outdoor Parking facilities P P P P Pawn brokers NP NP NP NP Personal services P P P P Photocopying and printing P P P P Recreation facilities, P P P P commercial Repair, rental and servicing of automobiles, no outdoor storage C P NP C Retail sales — u to 20,000 gsf P P P P Retail sales — u to 60,000 gsf P P C C Retail sales —over 60,000 gsf C C NP NP Studios, including art, music, dance, television and radio P P P P stations - broadcasting Theaters P P P P Veterinary clinics and hospitals C P C C Wholesale C C C C Industrial Restricted light industrial C C C NP Office- warehouse, no outdoor C C C NP storage Temporary Uses Special events, including P P P P Key: P = Permitted C = Conditional Use (see § 26 -1117) NP = Not Permitted 17 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 C. Separation requirements for drive- through /drive -up uses: Where drive - through and drive -up uses are permitted in the Permitted Use Table (section 26- 1111.6), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district. 1. There shall be a minimum 1,500 foot separation between fast food eating establishments with a drive - through, measured radially from any fast food drive - through use, regardless of zone district. 2. There shall be a minimum 500 foot separation between all other drive - through /drive -up uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive - through /drive -up use, regardless of zone district. 3. Minimum separation distances apply to existing drive - through /drive -up uses, including such uses that are not within a mixed use zone district. D. Separation requirements for motor fueling stations: Where motor fueling stations are permitted in the Permitted Use Table (section 26- 1111.6), there shall be a minimum 1,000 foot separation between motor fueling stations, measured radially from any motor fueling use. This separation shall apply to existing fueling stations, including those that are not within a mixed use zone district. Sec. 26 -1112. Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent and important opportunity for creating quality mixed use developments that will enhance the local economy. B. For development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage shall contain non - residential uses.' C. For development sites over 5 acres and subject to new construction, the development site must contain at least two different land uses. Sec. 26 -1113. Signs A. Principle: Signage should compliment building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 6 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs and flashing signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. Illuminated signs are encouraged to be turned off when businesses are not in operation. 3 Perhaps reduce or remove this requirement from the MU -N district to allow more residential development? 18 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Sec. 26 -1114. Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 16 feet high. Sec. 26 -1115. Site Plan Review A. The following process shall apply to all site development within the Mixed Use Zone Districts, except for single family residential development. 1. Pre- Application Meeting: prior to any building permit application, the applicant must participate in a pre - application meeting with staff members of the Community Development and Public Works Departments. a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standards from Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre - Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre- application meeting. a. General Information: • Project title and location • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures 19 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 d. Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Site Plan Applications: site plan applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department for review and approval. Applications must be complete before any review of the application will begin. 4. Site Plan Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan Requirements • The site plan shall be prepared in a 2436 inch format • Vicinity map • The boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Signed surveyor's certification • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Location of 100 year flood plain, if applicable • Existing and proposed contours at two -foot intervals • Location of all existing and proposed: - Fences, walls, or screen plantings and their type and height; - Exterior lighting, location, height and type; - Signs, including type, height, and size; - Open space, landscaping, and special buffers, including type and coverage; - Parking and loading areas, handicap parking areas; - Easements and rights -of -way - Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; - Buildings to be developed or retained on the site; including possible use, height, size, floor area, setback dimensions and type of construction; - Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, accelera- tion /deceleration lanes; - Curbs, gutter, sidewalks, bike paths; - Location of trash containers and method of screening; • Adjoining property lot lines, building access, parking, so that development compatibility can be determined. • Other information which shall be written or tabular form, 20 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 including: - Statement of proposed zoning and any conditions; - Statement of proposed uses; - Table of required and provided open space; - Table of required and provided parking b. Architectural Elevations Requirements • Architectural elevations shall be prepared in a 24x36 inch format • Detailed elevations for each fagade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per section 26- 1106.1)) • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan Requirements • The landscape plan shall be prepared in a 24x36 inch format • Location and dimensions of all open space areas, including minimum required usable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided Written explanation of how all requirements within this article have been meet. 5. All approved site plans shall be kept on file in the Community Development Department. 6. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application meeting, site plan review applications may be processed simultaneously with building permit applications. B. Concept Plan: For sites over 10 acres and for any phased site development, a Concept Plan application for the entire development site shall be submitted and approved by the Community Development Director prior to any Site Plan application(s). 1. The Concept Plan application shall include the following information: • The concept plan shall be prepared in a 24x36 inch format • Vicinity map • The boundary of the entire development site • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Proposed circulation concepts, including roads, right -of -way, 21 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 access points, and sidewalks • Proposed building pads and preliminary land use concepts • Location of 100 year flood plain, if applicable • Adjoining property lot lines, building access, parking, so that development compatibility can be determined The approved Concept Plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on file with the Community Development Department. Sec. 26 -1116. Administrative Adjustment Process A. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying the strict letter of this Article, especially in cases where unique site or building characteristics exist. B. In order to satisfy compliance with the review process outlined in section 26 -117 and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements 10 (section 26- 1105.13) Build -to requirements 10 (section 26- 1105.F) Transparency requirements 10% (section 26- 1106.8) Block size requirement 10% (section 26- 1108.13) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% (section 26- 1109.6) C. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," as specified in section 26- 115.C.3. Sec. 26 -1117. Conditional Use Permits A. Conditional Uses: Any use with a "C" in the permitted use table in section 26 -1111 shall only be allowed if reviewed and approved by the Community Development Department pursuant to the standards set forth below. 1. Pre - Application Meeting: prior to submittal of a conditional use permit application, the applicant shall attend a pre - application meeting, as described in section 26- 115.A.1. 2. Conditional Use Permit Application: conditional use permit applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications 22 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 shall conform to the submittal requirements established by the Community Development Department. 4. Conditional Use Permit Criteria: the following criteria shall be used in evaluating each application. a. The compatibility of the proposed use with the Comprehensive Plan; b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of scale, site design, and operating characteristics (including traffic generation, lighting, noise, and hours of operation); c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but not limited to visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution, and other nuisance effects; d. Amount of traffic generated and capacity and design of roadways to handle anticipated traffic; e. The incorporation and integration of architectural and landscape features to mitigate impacts from the proposed use. 5. Conditional Use Permit Approval: the Community Development Director shall have the authority to approve or deny any conditional use permit application. In approving the application, the Community Development Director may place conditions necessary to meet the criteria outlined in section 26- 1117.A.4 above. 7. Time Limit on Conditional Use Permits: For any applicant to exercise the right to develop a conditional use, a certificate of occupancy for development of the conditional use must be issued within three years of the date of approval. Sec. 26 -1118. Definitions Except as expressly modified below, the definitions in section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: an area of land, which may contain more than one parcel, that is subject to proposed site development. 23 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Drive- through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fayade: the face, or outside wall, of a building. Fast food eating establishment: an eating /drinking establishment whose principal business is the sale of pre - prepared or rapidly prepared food to the customer in a ready -to- consume state for consumption either within the restaurant building or off - premises, and whose principal method of operation includes (1) the sale of all foods and beverages, even those served for consumption on- premises, in paper, plastic, or other disposable containers; or (2) service of food and beverages directly to a customer in a motor vehicle.^ Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hardscape: Exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. Mixed use development: a building or development site containing at least two different types of land use, such as residential and retail, residential and commercial, or retail and commercial. 4 Need to check definition with task force to ensure that it does not preclude higher - quality quick service restau- rants that might have a drive -up window, such as a Panera. 24 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 Office- warehouse: a use that combines office and storage for goods, wares, and merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or passive leisure use. May be landscaped or hardscaped. Does not include roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: a paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street: the street toward which building entrances, pedestrian features, and site amenities are oriented, and along which service, loading, and parking uses are discouraged. Each building shall have a defined primary street. Primary street frontage: the property line of a parcel or development site which is directly adjacent to and parallel to the primary street. Public realm: all areas to which the public has access, including streets, sidewalks, rights -of- ways, parks, plazas, and other publicly accessible open spaces. Public space: a physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also be permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing only one type of use, 25 MIXED USE ZONE DISTRICTS DRAFT 2 04.27.2010 such as retail, commercial or residential Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage; utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought' in the review process chart, Section 26 -106. The planning department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. Window display graphics: artistic graphic displays that are mounted within a window or glass panel, that contain no text, and that are not utilized as commercial signage. � MIXED USE ZONI Wheatf <199 BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE DRAFT 3 (FINAL PUBLIC REVIEW DRAFT) JULY 2, 2010 The Wheat Ridge Community Development Department is pleased to release Draft 3 of the mixed use zoning code. The code is being developed to promote mixed use development in targeted areas of the city, namely commercial corridors that were identified in the recently adopted Comprehensive Plan, Envision Wheat Ridge. To learn more about mixed use development and its benefits, please visit the project website: www.wrmixeduse.com. Changes in Draft 3 reflect valuable input from: • The Mixed Use Zoning Open House, held on May 12 attended by over 30 Wheat Ridge residents and business owners • Results from surveys distributed at the May 12 open house , which are available on the project website (www.wrmixeduse.com) • The Mixed Use Zoning Task Force, an 8- member group of developers, designers, real estate brokers, and property owners who have experience with mixed use development • The Wheat Ridge Planning Commission (from a study session on June 3rd) • Feedback from property owners and other stakeholders who submitted comments on Draft 2 to staff Notes for reading Draft 2: • All changes /additions since Draft 2 (released April 27th) are highlighted in yellow • Please note: Draft 3 is the last draft for public review, prior to adoption of the final code. The intent is that all major content is in its final form. No significant changes are anticipated between now and adoption of the code in late summer /early fall. Major changes from Draft 2: • Building Height (page 3): one of the most common concerns expressed at the open house on May 12 was a lack of adequate protections for existing residential uses adjacent to new development, especially in terms of building height and landscaped buffers. For this reason, Draft 3 incorporates a maximum height of 4 stories for any portion of a building that is within 100 feet of a single- or two - family residential use on an agriculturally- or residentially -zoned lot. • Building Setbacks (page 3): again, in response to concerns expressed at the open house, minimum side and rear setbacks for multi -story buildings abutting low- density residential uses were increased. In Draft 2 there was a minimum of 10 feet separation between a mixed use site and an adjacent residential use. In Draft 3, larger setbacks are required based on building height: 10' minimum for 1 -2 story buildings, '5' minimum for 3 -story buildings, and 20' minimum for buildings with 4 stories or more. • Build -To Requirements (page 4 -6): based on input from the mixed use zoning task force, as well as studies of model mixed use development in metro Denver, the build -to requirements in the MU -N district were made more flexible. In addition, an option for gas stations to count the canopy over gas pumps toward build -to requirements was added due on concern that most gas stations would not be able to meet build -to requirements without this provision. • Residential Transitions (pages 10 -11): this section was modified to clarify that required setbacks between new development and residential uses must be landscaped buffers. • Separation Requirements for Auto - Oriented Uses (page 20): the minimum separation requirement between drive - through uses was reduced to 500 feet, from 1,500 feet. In order to encourage mixed use development and land assembly, Draft 3 exempts master - planned mixed use development from the separation requirements. • Review Process (page 24): based on input received at the open house on May 12 an opportunity for public input has been added to the review process for large developments. For any site 10 acres or larger, the following public input processes will apply: - A neighborhood input meeting at the beginning of the process (prior to submittal of the concept plan) for property owners within 600 feet of the proposed development - A 15 -day public comment period for input on the development proposal. Property owners within 300 feet of the proposed development will be notified that the concept plan is on file at the city for review and that they have 15 days to submit comments. A sign will also be posted on the site during the 15 -day period with the same information. Please feel free to contact us with questions, including specific comments on Draft 3: Sarah Showalter, AICP I Planner II 1303-235-2849 1 sshowalter @ci.wheatridge.co.us Tentative Public Hearing Schedule Adoption of the code will require public hearings in front of Planning Commission and City Council. The Planning Commission Public Hearing is tentatively scheduled for Thursday, August 5th at 7pm at the Wheat Ridge Municipal Building (7500 W 29 Avenue, Wheat Ridge 80033). The City Council Public Hearing will most likely occur in early September. Please check the project website regularly for updates on public hearing dates as the process moves forward: www.wrmixeduse.com MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 ARTICLE XI. MIXED USE ZONE DISTRICTS Sec. 26 -1101. Purpose A. The purpose of the Mixed Use Commercial (MU -C) and Mixed Use Neighborhood (MU- N) Zone Districts is to create a flexible approach to land uses and enhance the character of Wheat Ridge's commercial corridors and centers by promoting development that: 1. Creates a balanced mix of land uses; 2. Supports a sustainable and resilient local economy; 3. Provides unique places for people to live, work, shop, and play; 4. Improves the public realm through high quality design; 5. Promotes use by pedestrians, bicyclists, and transit users, in addition to automobiles; 6. Encourages active lifestyles; and 7. Maintains the character and integrity of adjacent residential neighborhoods. Sec. 26 -1102. Districts Established A. Mixed Use Commercial (MU -C) Zone District: This district, generally located along major commercial corridors and at community and employment activity centers, is established to encourage medium to high density mixed use development. In addition to residential and civic uses, it allows for a wide range of commercial and retail uses. 1. MU -C Transit Oriented Development Sub - district (MU -C TOD): This sub - district is intended for areas within 1/2 mile of fixed guideway rail stations, including light rail and commuter rail. It follows the MU -C framework but is specifically designed to allow densities that support transit ridership and to encourage land uses and building form that enhance connections to transit. 2. MU -C Interstate Sub - district (MU -C Interstate): this sub - district is intended for properties that are generally within 500 feet of Interstate -70 and that are located on the ado - a commercial corridor with direct access to Interstate -70. It follows the MU -C framework but is intended for highway - adjacent sites that may require variation in design or land use due to direct proximity to the interstate. B. Mixed Use Neighborhood (MU -N): This district, generally located along neighborhood main streets and at neighborhood commercial centers, is established to encourage medium density mixed use development. In addition to residential and civic uses, it allows for a more limited range of neighborhood- serving commercial and retail uses. Sec. 26 -1103. Applicability A. All standards and requirements within Article XI shall apply to: 1. Site development; 2. Expansion of existing structures by more than 15 percent of the gross floor area. B. Legal nonconforming uses: Where a use lawfully existed at the time of adoption of this Article, _[date 2010, and which is not a permitted use under Section 26 -1111 Permitted Uses, such nonconforming use may continue to operate and exist, subject to Section 26- 120.C.6. MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 1. A structure containing a nonconforming use may expand its gross floor area by a maximum of 25 percent without requiring a change to a conforming use. 2. No use that lawfully existed at the time of adoption of this Article, _[date] 2010, shall be deemed a nonconforming use due to the requirement for a conditional use permit. However, if an existing use is designated as a conditional use in Section 26 -1111, any expansion of that use shall require a conditional use permit (per Section 26 -1118. 3. No use that lawfully existed at the time of adoption of this Article, _ [date] , 2010, shall be deemed a nonconforming use due to the separation requirements established in Section 26 -1111. C. Legal nonconforming structures: Where a structure lawfully existed at the time of adoption of this Article, _[date] 2010, and which would not be allowed by the provisions within this Article because of either building placement or orientation, building design, parking placement or design, parking requirements, or site and vehicular access, such structure may continue to exist and may be enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity. 1. Any new addition or expansion to a nonconforming structure shall comply with all provisions within this Article, where practical. The Community Development Director shall determine if there is a requirement that cannot be practically met. Such determination may be appealed to the Board of Adjustment. D. Wherever provisions within this Article conflict with other Articles in Chapter 26, the provisions within Article XI shall apply. E. Where standards for the MU -C TOD and MU -C Interstate sub - districts are not specifically stated, MU -C standards shall apply. F. Graphics: The illustrations that appear in this Article are for illustrative purposes only. Sec. 26 -1104. Building Height A. Principle: Taller buildings allow for a range of uses within one structure and encourage a compact form of development that is focused on pedestrian connections. Buildings with a similar range in height help to define the street wall and create an architectural identity for a corridor or area. B. The following table establishes required building heights. Whatever measurement is more restrictive -- maximum stories or maximum feet -- shall apply. Building Height Require ents MU -C M U-C Interstate MU -C TOD MU -N Minimum height 20 20' 20' none Maximum height Mixed use building 6 stories (90') 8 stories (118') 8 stories (118' ) see C. below Single use building 4 stories (62') 6 stories (90') 6 stories (90') see C. below C. In the MU -N district, any building containing a residential use shall have a maximum height of 35 feet. All other buildings shall have a maximum height of 50 feet. D. Where there is conflict regarding maximum building heights between this section and the City Charter, the maximums established in the City Charter shall apply. MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 E. A parapet wall may be utilized to meet the minimum height requirement. F. For buildings over 75 feet in height, see section 26- 1106.G, Upper Story Stepbacks. G. Any portion of a building that is within 100 feet of a residentially or agriculturally zoned lot that has a single- or two - family residential use shall not exceed a height of 4 stories or 62 feet, whichever is more restrictive. The 100 foot distance shall be measured from the nearest property line of the residentially or agriculturally zoned lot. This requirement shall not apply where an arterial or collector street separates the building from the residential use. Sec. 26 -1105. Building Placement and Orientation A. Principle: In order to activate streets and enhance the pedestrian experience, buildings are encouraged to be placed close to the street and oriented toward the public realm. B. Public Entrances: All buildings are encouraged to have at least one public entry that faces the primary or secondary street. 1. Within the MU -N sub - district, each building shall have at least one main public entry that faces the primary street or a public space adjacent to the building. (Figure 1). For corner lots with more than one street frontage, the public entry may be oriented toward the corner. 2. In all districts, for development sites with more than one structure, those buildings that do not directly front a street shall have at least one primary entrance that adjoins a pedestrian walk. The primary entrance should be connected to the street by a walkway that is clearly defined and separated from parking areas. Building EMentatiorr [deleted requirement for building fagades to be parallel to the street] C. Building Setbacks: Setbacks establish the minimum distance between a building fagade and the nearest property line (Figure 1). The following table establishes minimum side and rear setback requirements for all structures in the MU -C and MU -N districts. Front setbacks are not required; instead, build -to areas established in section 26- 1105.17 encourage buildings to be built close to the street. Building Setbacks MU -C MU -N Minimum Side Setback 0' 0' Minimum Rear Setback 5' S' Where abutting a residentially or agriculturally zoned lot that contains a single- or two- residential use (see § 26- 1106tH Residential Transitions): - family Minimum Side and Rear Setback: 10' 10' 1 -2 story building Minimum Side and Rear Setback: 3 15' 15' buildin - story Minimum Side and Rear Setback:4 20' 20' story building and higher D. Right -of -Way Encroachments: architectural elements attached to the building facade may encroach into the right -of -way up to 3 feet at the ground floor, and up to 5 feet at upper levels, subject to an approved right -of -way use permit through the Department of Public Works. Such encroachments may include window planter boxes, eaves, balconies, projecting wall signs, canopies, and awnings. MIXED USE ZONE DISTRICTS c DRAFT DRAFT 3 07.02.2010 Figure 1: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. E. Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area 75% that must contain building 50% 60% facade (minimum) See Figures 2 and 3 Secondary Street Frontage Build -To Area 0'— 20' CIA , I iQ I 5gg* that must contain building 30% �.. facade (minimum) See Figures 2 and 3 i 1- A .i.. __ i Side Prop. in a i� I J 1 ................. DRAFT DRAFT 3 07.02.2010 Figure 1: Setbacks and Build -To Area A - Build -To Area: building may be anywhere within this area, and is required to fill at least part of it. B - Side Setback: building may not encroach into this area. C - Rear Setback: building may not encroach into this area. E. Build -To Areas: Build -to areas are intended to bring building fagades toward the street. A build -to area requires that a minimum portion of each development site's street frontage is occupied by a building, encouraging an active and interesting street frontage. The following table establishes build -to requirements for each district. Build -To Areas MU -C MU -N Primary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area 75% that must contain building 50% 60% facade (minimum) See Figures 2 and 3 Secondary Street Frontage Build -To Area 0'— 20' 0'— 12' Linear portion of build -to area 5gg* that must contain building 30% 30% facade (minimum) See Figures 2 and 3 In certain instances, where the provided primary street build -to exceeds the minimum requirement, the required secondary street build -to may be reduced by an equal or lesser amount, subject to approval by the Community Development Director. 2. For a development site with more than one building, not all buildings must meet the build -to requirement, as long as those buildings closest to the street fulfill the requirements set forth in the table above (Figure 3). 3. For a development site with more than one building, build -to requirements may be met by a future phase. In such cases, the parcel(s) of any future building(s) required to meet the build -to requirement must be platted and recorded prior to issuance of a building permit for the first phase of development. ull MIXED USE ZONE DISTRICTS ai m nz Y C 0 LL v v V) 50% of build -to area Primary Street Frontage DRAFT 3 07.02.2010 Figure 2: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build - to area along the primary and secondary streets is occupied by a building. Figure 3: Build -To Area for Development Site with Multiple Buildings The required primary and secondary street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. c �c 6'sa / �dryst� r f l _ c r✓ i ` ;z O /a ro area y � 5 S 50% of build -to area Primary Street Frontage DRAFT 3 07.02.2010 Figure 2: Build -To Area for Development Site with One Building Both images in this figure illustrate the same site from different views. In this case, 50% of the build - to area along the primary and secondary streets is occupied by a building. Figure 3: Build -To Area for Development Site with Multiple Buildings The required primary and secondary street build -to areas may be fulfilled by more than one building. Build -to requirements only apply to those buildings closest to the street. c �c 6'sa / �dryst� r f l _ c r✓ i ` ;z O /a ro area y � 5 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 4. Gas stations may meet build -to requirements through one or any combination of the following two elements: (1) Structure within the build -to area; (2) Canopy within the build -to area (Figures 4 and 5). Gas stations must also provide a screen wall, 30 to 42 inches in height, for 100 percent of the primary and secondary street frontage, excluding access points and where portions of the building are within the build -to area. The screen wall shall be a continuous masonry wall constructed of stone, brick, or split -face concrete block, or a combination masonry pier and decorative iron railing. There shall be a minimum 4 -foot wide landscape buffer between the screen wall and property line. Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm - through massing, form, materials, and its relationship to the street - is encouraged. - - - .._.._..- -• - -• . -- - -- ._. . -� v to I ! Y o i I I Figure 4: Gas station Y LI build -to option v v �! a; I - -_ r _ ! The building and the g Y 0! ,i - i canopy over the gas L i 1,, ,- - - -- Canopy j pumps are both utilized i I - to meet build -to I requirements. v of v) o Building + canopy = 70% of build -to area Primary Street Frontage ._. _,. _.._.._.._.._..� - •i 1 i O I i Figure 5: Gas station build -to option v vi i The canopy over the gas ! pumps meets the build - _ to requirements and the _0 M I Canopy '.� building is setback from 0 o 1.1 - - I i the street. v -- - - - - - - -- I ' -- -- • ' -f -_- � 6 of build - to area Primary Street Frontage Sec. 26 -1106. Building Design A. Principle: Quality architecture is a vital component to creating a unique sense of "place." Creative design that pays careful attention to the building's contribution to the public realm - through massing, form, materials, and its relationship to the street - is encouraged. MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 B. Fagade Design and Articulation 1. All fagades of a building shall provide a level of finished architectural quality and be designed to human scale. Each facade shall contain at least one change in color or texture. Additional detail should be incorporated into the facade design by the use of at least three of the following methods: • Reveals • Belt courses • Cornices • Expression of a structural or architectural bay • Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression • Change in material 2. All facades of a building that face a street or a public space shall have at least one variation in plane depth of at least 2 feet 1 foot for every 50 linear feet of the length of the facade. All other facades shall have one variation in plane depth of at least 2 feet 1 foot for every 100 linear feet of the length of the facade. Any portion of a facade that is a glass curtain wall shall be exempted from this requirement. 3. Non - permanent features such as canopies and awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: • Recessed entries • Porticos • Upper level stepbacks • Dormers • Offsets in the general plane of the facade, including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves 4. The primary entrance of a building shall be emphasized through at least two of the following architectural elements: • Changes in wall plane or building massing • Differentiation in material and /or color • Higher level of detail • Enhanced lighting C. Materials 1. Only primary building materials shall be used for all facades. Primary building materials include, but are not limited to: • Brick • Stone • Architectural pre -cast concrete • Synthetic brick and masonry materials • Hard coat stucco • Integral textured colored concrete block • Terra -cotta • Architectural metal panels 7 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 2. Materials that are not allowed include, but are not limited to: • Plywood paneling • Vinyl and aluminum siding • Un- articulated large format concrete panels {{F5 3. Exterior Insulating Finishing System (EIFS) may be used as an accent material 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 fagade • The total amount of EIFS may not exceed 25 percent per building fagade. The allowable amount of EIFS may be consolidated on a fagade(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 percent. 4. Material variation: All building fagades that face a street or public space shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 18 inches 12 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. D. Ground Floor Transparency 1. Retail uses: the fa4ade facing the primary street frontage shall be at least 60 percent transparent. All other fagades facing a street or public space shall be at least 30 percent transparent. 2. All other non - residential uses (excluding retail): the fagade facing the primary street frontage shall be at least 40 percent transparent. All other fagades facing a street or public space shall be at least 25 percent transparent. 3. Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 2 feet 3 feet and 8 feet above the first floor finished elevation. 4. Transparent doors and window mullions shall count as part of the transparent area. Structural elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 30 pereent-20 percent of the transparency requirement for any one fagade may be fulfilled by spandrel glass. 5. Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. 6. For retail uses, windows at the ground floor shall be at least 5 feet high. E. Drive - throughs and Drive -ups 1. Drive -up windows: Where drive - throughs and drive -ups are allowed (see section 26 -1111, Permitted Uses), the drive -up window shall be placed at the side or rear of a building and shall not be located at street corners. 2. Number of drive -up lanes: the following table specifies the maximum number of drive -up lanes allowed by district and sub - district: M MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 Maximum Number of Drive -Up Lanes Allowed r 1 T MU -C MU -C y MU -C TOD MU -N Interstate Max drive -up lanes 3 no limit 1 1 1 3. Location of drive -up lanes: . Drive - up lanes between the building and the street are discouraged. Within the MU -N District and MU -C TOD Sub - district, the drive -up lane shall not be located between the building and the primary street. (Figure 6) 4. Screening of drive -up lanes: Any drive -up lane that is visible from a street or public space, , shall incorporate the following screening elements: • A screen wall, at leas 42 ine hes 36 inches in height, with materials that are consistent with the primary building. The screen wall must meet the sight - triangle requirements in section 26 -603. • A landscaped buffer, at least 4 feet in width, between the property line and the screen wall. (Figure 7) • Where there is more than one drive -up lane, canopies or other structural elements shall be used for further screening. These screening elements shall be compatible with the architectural qualities of the main building, including materials, form, scale, and color. , X � \ v 4 `N. Y �S Figure 6: Drive -up Lane Location in the MU -N District Within the MU -N district, the drive -up lane may not be located between the building and the primary street. Figure 7: Drive - through Screening Where a drive -up lane is visible from the street, a minimum 36 "high screen wall and 4' wide landscape buffer are required 31 r 1 T � y 4 `N. Y �S Figure 6: Drive -up Lane Location in the MU -N District Within the MU -N district, the drive -up lane may not be located between the building and the primary street. Figure 7: Drive - through Screening Where a drive -up lane is visible from the street, a minimum 36 "high screen wall and 4' wide landscape buffer are required 31 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 5. Screening of drive -up lanes adjacent to residentially or agriculturally zoned lots with a residential use: the landscape buffer and screening requirements for parking lots adjacent to residential uses, per section 26- 1107.C.2, shall apply. 6. The drive - through stacking requirements in section 26- 501.E.10 shall not apply. F. Screening— Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. (Figure 8) 2. Screening elements shall be composed of materials consistent with the primary building. Wood and vinyl fences shall not be allowed as screening materials. Screen walls and fences over 10 feet in length shall be bordered by a 4 foot wide landscape buffer. 3. Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building facade and the street. 4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 5. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 6. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. Figure 8: Screening Loading docks, service areas, and utility structures must be screened by walls or fences that are consistent with the primary building materials. G. Upper Story Stepbacks 1. For buildings taller than 75 feet, an upper level stepback is required for any fagade that faces a 1e street or a public space. For such fagades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story. (Figure 9) 2. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. H. Residential Transitions Upper Story Stepbaelts 1. Landscaped Buffers: where new development abuts a residentially or agriculturally zoned lot that contains a single- or two - family residential use, the required setbacks in section 26- 1105.13 shall apply. The required setback area shall be landscaped with grass and trees and /or shrubs. 10 MIXED USE ZONE DISTRICTS I t _ li 1 I Figure 9: Upper Story Stepback For building facades over 7S' in height that face a pubfie street or public space, any portion of the facade over 75' in height must step back at least 10' 2. Upper story stepbacks: The following upper story stepbacks shall be required for any building in a mixed use district that abuts a residentially or agriculturally zoned lot that contains a residential struettire 36 feet in height Or less a single - or two - family residential use. The required stepbacks shall apply to any fagade, side or rear, that faces the lot with the residential use. (Figure 10) Residential Transition - Required Upper Story Stepbacks MU -C MU -N Minimum Setback - stories 1 -2 (see § 26- 1105.D) 1 -2 story building 10' 10' 3 story building 15' 15' 4 story building and higher 20' 20' Minimum Stepback- stories 3 -4 5' per story 5' per story Minimum Stepback- stories 4 and above 25' 25' 3. Terraces and unenclosed balconies may extend up to 8 feet into the required upper level stepback area. DRAFT 3 07.02.2010 f � ice. I _ f • 'r i , I _ > 2 DRAFT 3 07.02.2010 11 Figure 10: Residential Transition - Upper Story Stepbacks Any structure that abuts a lot with a residential structure 36=35' in height or less must stepback at least 5' per story for stories 2 -4, with a total stepback of 25' for the fourth story and above. f � ice. I _ f • 'r i , 11 Figure 10: Residential Transition - Upper Story Stepbacks Any structure that abuts a lot with a residential structure 36=35' in height or less must stepback at least 5' per story for stories 2 -4, with a total stepback of 25' for the fourth story and above. MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 Sec. 26 -1107. Off - Street Parking Placement and Design A. Principle: Streets are more vibrant and interesting to pedestrians if they are lined with buildings and active uses. Surface parking should be located behind buildings, toward the interior of lots, and should be screened from view from adjacent streets. Structured parking should be placed to minimize impacts on surrounding development and be designed to be compatible — in terms of form, materials, and architectural style — with adjacent development. B. Surface Parking Placement Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior to the development site. (Figure 11) iz X Figure 11: Off - street Parking Location for Development Site with Multiple Buildings. --_, Parking must be to the rear or r i i side of buildings closest to the street, but is permitted in front of buildings interior to the site. C. Surface Parking Buffers and Screening 1. Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: a. Minimum 5 -foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. b. A vertical screening device, 30 to 46 inches in height. The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination masonry pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing shall not be permitted. The screen must meet the sight triangle requirements in section 26 -603. c. Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. 2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6 -foot high view - obscuring fence, decorative wall or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and/ or shrubs shall be planted within the landscape buffer. The wal shall be conti itictis 12 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 the adjoeent property "n@. (Figure 12) n i Figure 12: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 6'landscaped buffer and screen wall between parking area and residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within section 26- 501.E.5., section 26- 501.E.6, section 26- 501.E.7 and section 26- 501.E.11 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 1;888 20,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 3. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 13) 4. Wherever possible, especially for parking garage fagades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: • Fagade articulation through change in vertical plane or a change in building material. • The use of windows or false windows defined by frames, lintels, or sills. • Integration of multiple building entrances. • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines. 13 - .I% w' n i Figure 12: Parking Lots Adjacent to Residential Use Such parking areas require a minimum 6'landscaped buffer and screen wall between parking area and residential use D. Surface Parking Design 1. Parking areas shall meet the requirements for the design of off - street parking — including surfacing, landscaping, lighting, and space /aisle dimensions — stated within section 26- 501.E.5., section 26- 501.E.6, section 26- 501.E.7 and section 26- 501.E.11 2. Parking lots that utilize permeable paving are encouraged. 3. Parking areas over 1;888 20,000 square feet shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. E. Parking Structure Design 1. Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. 2. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. 3. Any parking garage fagade that is visible from public view shall be orthogonal in composition and so that ramping systems are not visible. (Figure 13) 4. Wherever possible, especially for parking garage fagades that face a public street, the ground floor of the parking structure should incorporate retail, commercial, or other nonresidential uses to help activate the street. 5. Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least 2 of the following design features: • Fagade articulation through change in vertical plane or a change in building material. • The use of windows or false windows defined by frames, lintels, or sills. • Integration of multiple building entrances. • Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines. 13 MIXED USE ZONE DISTRICTS i DRAFT 3 07.02.2010 Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthogonal, with all floors at 90 degree angles. Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 14 r ... DRAFT 3 07.02.2010 Figure 13: Parking Garage Design The image on top illustrates a garage facade with an expressed ramping system, which is not allowed. The image below illustrates the same garage with a facade that is orthogonal, with all floors at 90 degree angles. Sec. 26 -1108. Site Circulation and Vehicular Access A. Principle: Access and circulation for automobiles should be designed to minimize the number of curb cuts, increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian environment are minimized. B. Block sizes: where new public or private streets are proposed, blocks with a perimeter of 1600 -1800 feet are encouraged and shall not be greater than 2,000 feet in perimeter. C. Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. 1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a curb cut from the street. 2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street, are encouraged. D. Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. 14 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 1. Where a vehicular entrance or ramp directly abuts a pedestrian walk, appropriate cautionary signed shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Sec. 26 -1109. Parking Requirements A. Principle: Large areas of free parking encourage automobile use and detract from the land available for high quality development. Strategies to utilize parking areas effectively —such as shared parking and parking structures— are highly encouraged. Especially within areas adjacent to transit services, reduced parking requirements encourage transit and other modes alternative to the automobile. B. The following table specifies the number of parking spaces required by general use group. Use Group Minimum Required Maximum Allowed Parking Parkin Hospital 1 space per bed 2 spaces per bed Light Industrial 1 space per 1,000 square 3 5 spaces per 1,000 square feet feet Lodging— hotels, motels, extended stay, bed and 1 space per 2 rooms 1.5 spaces per room breakfast Office /bank 2 spaces per 1,000 square 5 spaces per 1,000 square feet feet Place of worship 1 space per each 5 seats 1 space per seat Residential 1 space per unit 2.5 spaces per unit 10 spaces per 1,000 square feet 4 spaces per 1,000 square MU -C and MU -C Interstate may Restaurant feet have a maximum of 12 spaces per 1,000 square feet 5 spaces per 1,000 square feet Retail 3 spaces per 1,000 square MU -C and MU -C Interstate may feet have a maximum of 7 spaces per 1,000 square feet Theater 1 space per 5 seats 1 1 space per 2 seats Uses not specifically listed above shall submit a parking All other uses analysis as part of development review for approval by the Community Development Director Note: square feet is measured as gross floor area C. On- street parking: on- street parking spaces directly abutting the use may count toward the total number of required parking spaces. D. Off -site parking: parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly accessible route from the use, subject to an off -site parking agreement. The publicly accessible route must be approved by the Community Development Director. The off -site parking agreement must be submitted for approval by the Community Development Director and, once approved, recorded against all properties subject to the agreement. 15 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 E. Shared parking: shared parking is permitted and encouraged. Shared parking shall be approved subject to the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be amended. F. Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. F. Incentive for structured parking: Except within the MU -N district, a building that incorporates underground or structured parking qualifies for the higher building heights allowed for mixed use buildings in the Building Height Requirements Table in section 26- 1104.6, even if that building is not mixed use. For a development site with a free- standing parking garage, the additional building height may be applied to a building within the development site that is served by the parking structure. This height bonus shall not apply for parking structures that contain parking at the ground floor without at least one non - residential ground floor use. G. Accessible parking shall be provided in accordance with section 26- 501.E.9 G. Off - street loading shall be provided in accordance with section 26- 501.E.8 H. Bicycle parking 1. For non - residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 25 20 automobile parking spaces. No non - residential development shall provide less than 4 bicycle parking spaces. 2. For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1 bicycle parking space for every 10 units. No multifamily residential development shall provide less than 3 bicycle parking spaces. 3. Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Bicycle parking for residential uses is encouraged to be sheltered and secured. Sec. 26 -1110. Open Space Requirements A. Principle: Parks, plazas, squares and other forms of public spaces play an important role in the quality of a place. Landscaped and hardscaped areas contribute to the public realm by providing places for people to gather, relax, and recreate. B. Open space required: the following table sets forth the minimum amount of open space required, measured as a percentage of the net development site area (total site area less public right -of -way). Minimum Required Open Spa e MU -C MU -N Mixed Use Development 10% 10% Single Use Development 15% 15% C. Aggregated open space: open space may be aggregated into larger parks, plazas, and squares for one development site, rather than calculated per parcel, subject to approval by the Community Development Director. In such cases, the parcel(s) required to meet any open space requirement must be identified and noted on the approved site plan on file in the Community Development Department. D. Minimum landscaping: at least 40 pereent 35 percent of the required open space area shall be composed of landscaped materials, including trees. W. MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 E. Usable open space: For all development sites, at least 75 percent of the required open space must be usable open space. 1. Usable open space includes open space which, by its configuration, size, and design, can be used for passive or active recreation. 2. Usable open space includes plazas, parks, outdoor dining areas, courtyards and green roofs. Required buffers or parking lot landscaping shall not qualify as usable open space. 3. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. 4. Drainage ways, ponds, and other areas required for stormwater quality or detention may qualify as usable open space if such areas are designed for passive or active use and are landscaped with grass, shrubs, and /or trees. A list of recommended plants for stormwater detention areas is available through the Public Works Department. The tise of drainage ways and ponds as recIttired open spaee shall be rerorded. F. Land planted for food production, including community gardens, shall qualify as open space, but not as usable open space. G. Streetscaping: all new development, including expansions of an existing structure by 50 percent or more of the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape and Architectural Design Manual. Sec. 26 -1111. Permitted Uses A. Principle: the mixed use zone districts emphasize building form, rather than permitted uses. A range of uses is permitted to promote mixed use development. B. Permitted and special uses are shown in the following table. This table, and not the table in section 26 -204, shall apply for all of the mixed use zone districts. Uses not listed shall be deemed excluded. 1. The Community Development Director has the authority to determine that a use not specifically listed should be so permitted or allowed on the basis of it being similar to a listed use, compatible in character and impact with uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The Director's decision may be appealed to the Board of Adjustment as an interpretation request. Permitted Uses Use Group MU -C MU -C Interstate MU -CTOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P - Dwelling, duplex P NP NP P 17 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 Permitted Uses MU -C Use Group MU -C MU -CTOD MU -N Interstate Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home P NP P NP P NP P Residential group home P P P P Public, Civic, and Institutional Community buildings and cultural facilities, including libraries, museums, and art P P P P g alleries Hospital C C C E NP Parks, open space, playgrounds and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor P P P P and outdoor Schools, public and private; colleges, universities, and trade P P P P schools Utilities, major NP NP NP NP Utilities, minor P P P P Transit stations, public or private C C C C Commercial Services and Retail Adult entertainment NP NP NP NP Animal daycare, indoor with no P P P E P outdoor runs or pens Bail bonds (per §26 -634) C C NP NP Banks and financial institutions, P P P P no drive - through or drive -up Banks and financial institutions, P• C P C C with drive-through or drive-up Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and adult P P P P Drive -up or drive - through uses C P C C (p er §26- 1106.E Eating establishment, sit down P P P P Eating establishment, drive- C P C C through or drive-u Fast food eating establishment, C P C C drive - through or drive -u Motor fueling stations C C NP idPC Lu MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 Permitted Uses Use Group MU -C MU -C MU -C TOD MU -N Interstate Motor vehicles sales, outdoor NP NP NP NP displa Motor vehicle sales, indoor E P P {yP C NP C - displa y Outdoor storage NP NP NP NP Pawn brokers NP NP NP NP Personal services P P P P and printing P P P P - Photocopying Recreation facilities, P P P P commercial Repair, rental and servicing of automobiles, no outdoor C P f+P- C C storage Retail sales— up to 20,000 gsf P P P P for one tenants ace Retail sales — up to 60,000 gsf P P C C for one tenants ace Retail sales —over 60,000 gsf C C NP NP for one tenants ace Veterinary clinics and hospitals, P P P P no outdoor runs or pens and Entertainment - Hospitality Art studios and galleries P P P P Hotels, motels, and extended P P P P stav loclizin Studios, including art, music, dance, television and radio broadcasting stations P P P P Theaters P P P P Office and Industrial Medical and dental clinics P P P P Offices P P P P Office- warehouse, no outdoor C C C NP storage Outdoor storage NP NP NP NP Restricted light industrial C C C NP Wholesale C C C C Uses - Ancillary facilities P P P P - Parking Uses - Ternporary Special events, including P P P P festivals and farmers markets Key: P = Permitted C = Conditional Use (see § 26 -1117) NP = Not Permitted 19 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 C. Separation requirements for drive - through /drive -up uses: Where drive - through and drive -up uses are permitted in the Permitted Use Table (section 26- 1111), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 1,508 foot 500 foot separation between fast food eating establishments with a drive - through, measured radially from any fast food drive - through use, including existing uses, regardless of zone district. 2. There shall be a minimum 500 foot separation between all other drive - through /drive -up uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive - through /drive -up use, including existing uses, regardless of zone district. 3. Minimum separation requirements , including stich uses that are not w0ili a mixed use zone distriet shall only apply to properties that did not have a legal, operating drive - through /drive -up use at the time of adoption of this Article, _[date] 2010. D. Separation requirements for motor fueling stations: Where motor fueling stations are permitted in the Permitted Use Table (section 26- 1111.6), the following separation requirements shall apply. These separation requirements shall not apply in the MU -C Interstate Sub - district and shall not apply to any mixed use development that has an approved concept plan (per section 26- 1116). 1. There shall be a minimum 1000 foot separation between motor fueling stations, measured radially from any motor fueling station, including existing uses, regardless of zone district. 2. Minimum separation requirements shall only apply to properties that did not have a legal, operating fueling station use at the time of adoption of this Article, _[date] , 2010. Sec. 26 -1112. Requirements for Mixed Use Development A. Principle: Buildings and development sites that contain a mix of uses are strongly encouraged. Large development sites represent an important opportunity for creating quality mixed use developments that will enhance the local economy. B. Except within the MU -N District and MU -C TOD Sub - district, for development sites over 5 acres and subject to new construction, at least 50 percent of the proposed total square footage at the ground floor level shall contain non - residential uses. C. For develop ne it sites over 5 aeres and subject to iew eenstruction, the developni@nt site iitist cc ita"n at least two J•L[___ i t 1__J Sec. 26 -1113. Signs A. Principle: Signage should complement building and site design and be strategically located to minimize the impact of advertising on the public realm. Signs should be oriented toward and scaled to the pedestrian. B. All signage shall comply with Chapter 26, Article VII except as modified below: 1. No roof signs are allowed. 2. Wall signs placed on a vertical architectural element or above a pedestrian 20 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 entrance may extend above the roof deck by up to 10 feet. This provision shall not apply to mansard roofs. 3. Except within the MU -C Interstate district, new pole signs shall not be allowed. 4. Monument signs shall not exceed 7 feet in height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the monument sign shall be consistent with the materials of the building to which it is associated. 5. Changeable copy signs, flashing signs, and LED electronic signs shall not be permitted in the MU -N district or the MU -C TOD Sub - district. 6. In the MU -N district, illuminated signs are encouraged to be turned off when businesses are not in operation. Sec. 26 -1114. Exterior Lighting A. Principle: Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties and into the night sky. B. All exterior lighting shall comply with section 26 -503. C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than 16 feet 12 feet high. Sec. 26 -1115. Site Plan Review A. The following process shall apply to all site development within the Mixed Use Zone Districts, except for single family residential development. 1. Pre - Application Meeting: prior to any building permit or site plan application, the applicant must participate in a pre - application meeting with staff members of the Community Development and Public Works Departments. a. The purpose of the pre - application meeting is not to approve or disapprove proposals, but rather to provide assistance to the applicant in interpreting the standards within this Article, as well as other applicable standards from Chapter 26 of the Wheat Ridge Municipal Code. b. City staff will provide a written record of the pre - application meeting and provide such to the applicant(s) or agent of the applicant(s). c. The subsequent applications, either land use or building permit applications, shall be consistent with the advice and direction given at the pre - application meeting. 2. Pre - Application Meeting Submittal Requirements: the following information must be submitted to the Community Development Department prior to the pre- application meeting. a. General Information: • Project title and location • Written request • Contact information for applicant and all consultants • Date of submittal b. Site Plan: the site shall be drawn to scale and show at a minimum: • Existing and proposed conditions of the development property • Location of build -to and setback lines • Location of existing and proposed structures with entrances defined 21 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 • Location of loading areas, trash storage, and building utilities • Location and dimension of proposed signs • Location, size, and number of parking spaces to be provided, including accessible spaces c. Conceptual Architectural Plans • Preliminary elevations of proposed structures or additions to existing structures, with notations as to the types of materials and colors proposed for use • Preliminary elevations of any accessory appurtenances such as trash enclosures d. Conceptual Landscape Plan • General location of proposed open space including all landscape and hardscape features, such as trees, shrubs, groundcover, screen walls, and fences. 3. Site Plan Applications: site plan applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department for review and approval. Applications must be complete before any review of the application will begin. 4. Site Plan Application Requirements: All applications shall include at a minimum the following information. Additional information may be required by the Community Development Department and /or the Public Works Department. All required additional information will be requested at the pre - application meeting. a. Site Plan Requirements • The site plan shall be prepared in a 2436 inch format • Vicinity map • The boundary of the site described in bearings and distances and existing and proposed lot lines • Legal description of the site matching the certified survey • Signed surveyor's certification • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Location of 100 year flood plain, if applicable • Existing and proposed contours at two -foot intervals • Location of all existing and proposed: - Fences, walls, or screen plantings and their type and height; - Exterior lighting, location, height and type; - Signs, including type, height, and size; - Open space, landscaping, and special buffers, including type and coverage; - Parking and loading areas, handicap parking areas; - Easements and rights -of -way - Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable; - Buildings to be developed or retained on the site; including 22 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 possible use, height, size, floor area, setback dimensions and type of construction; - Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, accelera- tion /deceleration lanes; - Curbs, gutter, sidewalks, bike paths; - Location of trash containers and method of screening; Adjoining property lot lines, building access, parking, so that development compatibility can be determined. Other information which shall be in written or tabular form, including: - Statement of proposed zoning and any conditions; - Statement of proposed uses; - Table of required and provided open space; - Table of required and provided parking b. Architectural Elevations Requirements • Architectural elevations shall be prepared in a 24x36 inch format • Detailed elevations for each fagade of each proposed building, clearly labeled • Notes indicating all proposed materials and colors • Depiction and labeling of all transparent areas • Table showing required transparency percentages (per section 26- 1106.1)) • Labeled dimensions of building height, floor -to -floor heights, and building width • Elevations for all any accessory appurtenances such as trash enclosures, with materials clearly labeled c. Landscape Plan Requirements • The landscape plan shall be prepared in a 2436 inch format • Location and dimensions of all open space areas, including minimum required usable open space • Proposed materials for all open space areas, including hardscape and landscape materials • Location and type of all trees and other plantings • Schedule or proposed plantings • Table showing open space required and provided d. Written explanation of how all requirements within this article have been meet. 5. Upon receipt of the site plan application, the Community Development Department shall review the application and refer the application to affected public agencies for review and comment, if applicable. 6. All approved site plans shall be kept on file in the Community Development Department. 7. Under certain circumstances, subject to approval by the Community Development Director and to be determined at the required pre - application 23 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 meeting, site plan review applications may be processed simultaneously with building permit applications. Sec. 26 -1116. Concept Plan Review A. For sites over 10 acres and for any phased site development, a concept plan application for the entire development site shall be submitted and approved by the Community Development Director prior to any site plan application(s). B. Prior to submittal of the concept plan, the applicant must complete a pre - application meeting per the requirements in Section 26- 1115.A.1. C. For sites 10 acres in size or more, a neighborhood meeting shall be required prior to submittal of the concept plan application. The applicant shall notify all property owners within 600 feet of the development site and follow the neighborhood meeting requirements per Section 26- 109.A.1. D. After the pre - application meeting and after the neighborhood meeting, if required, the concept plan application may be submitted to the Community Development Department for review. 1. The concept plan application shall include the following information: • The concept plan shall be prepared in a 24x36 inch format • Vicinity map • The boundary of the entire development site • Scale and north arrow • Date of map preparation and name and address of person who prepared the map • Proposed circulation concepts, including roads, right -of -way, access points, and sidewalks • Proposed building pads and preliminary land use concepts • Location of 100 year flood plain, if applicable • Adjoining property lot lines, building access, parking, so that development compatibility can be determined E. Upon receipt of the concept plan application, the Community Development Department shall review the application and refer the application to affected public agencies for review and comment, if applicable. F. Public comment period: For sites 10 acres in size or more, upon submittal of the concept plan application, the applicant shall notify adjacent property owners that the application is available on file at the Community Development Department for review. Public comments related to the proposed concept plan may be submitted to the Community Development Department within 15 days of the original date of notification. 1. During the same 15 -day notification period, the applicant shall also post a sign on all public street frontages at the development site notifying the public that the concept plan is available for review and public comment at the Community Development Department. G. The approved concept plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on file with the Community Development Department. 24 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 Sec. 26 -1117. Administrative Adjustment Process H. The Community Development Director may approve minor adjustments to some standards within this Article. Administrative adjustments are intended to relieve unnecessary hardship in complying with the strict letter of this Article, especially in cases where unique site or building characteristics exist. I. In order to satisfy compliance with the review process outlined in section 26 -117 and to relieve unnecessary hardship, the Community Development Director may grant administrative adjustments to the following standards to the extent shown in the table below: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements 10 (section 26- 1105.D) Build -to requirements 10% (section 26- 1105.F) Transparency requirements 10% (section 26- 1106.13) Block size requirement 10% (section 26- 1108.13) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% fewer parking spaces than required (section 26- 1109.13) J. Any proposed variances from the requirements within this Article that do not fall within the table of allowed administrative adjustments shall be required to follow the process for "Variances of more than fifty (50) percent," regardless of whether the request is greater than 50 percent of the applicable development standard, as specified in section 26- 115.C.3. Sec. 26 -1118. Conditional Use Permits A. Conditional Uses: Any use with a "C" in the permitted use table in section 26 -1111 shall only be allowed if reviewed and approved by the Community Development Department pursuant to the standards set forth below. 1. Pre - Application Meeting: prior to submittal of a conditional use permit application, the applicant shall attend a pre - application meeting, as described in section 26- 1115.A.1. 2. Conditional Use Permit Application: conditional use permit applications shall be submitted only after a pre - application meeting. All applications shall be submitted to the Community Development Department. Applications shall conform to the submittal requirements established by the Community Development Department. 4. Conditional Use Permit Criteria: the following criteria shall be used in evaluating each application. a. The compatibility of the proposed use with the Comprehensive Plan; b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of scale, site design, and operating 25 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 characteristics (including traffic generation, lighting, noise, and hours of operation); c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but not limited to visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution, and other nuisance effects; d. Amount of traffic generated and capacity and design of roadways to handle anticipated traffic; e. The incorporation and integration of architectural and landscape features to mitigate impacts from the proposed use. 5. Conditional Use Permit Approval: the Community Development Director shall have the authority to approve or deny any conditional use permit application. In approving the application, the Community Development Director may place conditions necessary to meet the criteria outlined in section 26- 1117.A.4 above. 7. Time Limit on Conditional Use Permits: For any applicant to exercise the right to develop a conditional use, a certificate of occupancy for development of the conditional use must be issued within three years of the date of approval. Sec. 26 -1119. Definitions Except as expressly modified below, the definitions in section 26 -123 shall apply. The following modified and additional definitions shall apply to the mixed use zone districts only. Alley: a public or private thoroughfare which gives secondary means of public access to abutting properties or buildings. Assisted living facility: a residential facility with a combination of residential living units, with or without individual kitchen facilities, and group living facilities such as common kitchen, eating area, patio and /or recreational area. The facility is used for the care of the infirm or aged, or the rehabilitation of injured individuals, where medical attention in the form of skilled or intermediate nursing care is provided as a continual or intermittent benefit. Animal daycare facility: a facility licensed by the State of Colorado where animals may be groomed, trained, exercised, and socialized, but not kept or boarded overnight, bred, sold, or let for hire. Development site: an area of land, which may contain more than one parcel, that is subject to proposed site development. Drive - through or drive -up uses: uses at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway: a thoroughfare for vehicles providing access from a public or private street or alley to a dwelling unit or to a parking area serving structures or facilities. rW MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 Dwelling, duplex: a building designed for occupancy by two (2) single family households living in two (2) separate dwelling units attached by one or more common walls. Dwelling, live /work: a combination of residential occupancy and commercial activity located within a dwelling unit. Typical commercial activities may include home offices, craft work, art studios, jewelry making, and similar activities. Dwelling, single detached: a single dwelling unit in a single building not attached to other buildings other than those accessory to the dwelling. Dwelling, single attached: three or more dwelling units where each unit is attached to other units by party walls, and where habitable spaces of different units are arranged side -by -side, rather than a stacked configuration. Fafade: the face, or outside wall, of a building. Fast food eating establishment: an eating /drinking establishment whose principal business is the sale of pre - prepared or rapidly prepared food to the customer in a ready -to- consume state for consumption either within the restaurant building or off - premises, and whose principal method of operation includes (1) the sale of all foods and beverages, even those served for consumption on- premises, in paper, plastic, or other disposable containers; or (2) service of food and beverages directly to a customer in a motor vehicle. Fixed guideway rail station: the station for a fixed guideway system, which is a transportation system that can only operate on its own guideway constructed for that purpose. This includes heavy rail, light rail, and commuter rail systems. Form: the three dimensional shape and structure of a building. Hard Coat Stucco: a mixture of cement or lime, sand and water, applied in one or more coats. Does not include synthetic versions of stucco such as Exterior Insulation and Finish System (EIFS). Hardscape: exterior ground surface areas covered with concrete, pavers, brick, stone or a similar surface and not intended for vehicular use. Human scale: proportions of elements that relate to the size of a human body. LED /electronic sign: a sign that displays information that is illuminated by light emitting diodes (LED's), fiber optics, light bulbs, or other electric illumination devices. Mixed use development: a building or development site containing at least two different use groups in the Permitted Use Table, section 26 -1111. Office- warehouse: a use that combines office and storage for goods, wares, and 27 MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 merchandise, including distribution functions that may require off - street loading. Open space: an outdoor, unenclosed area designed and accessible for outdoor recreation, pedestrian access, or passive leisure use. May be landscaped or hardscaped. Does not include roads, parking areas, driveways, or other areas intended for vehicular travel. Pedestrian walk: a paved surface expressly intended for pedestrian use. Includes public and private sidewalks. Personal services: establishments primarily engaged in providing services involving the care of a person and his or her personal goods or apparel. Personal services usually includes the following: laundry (cleaning and pressing); linen supply, diaper service, beauty shops, barbershops, shoe repair, and similar uses. Pole sign: a sign that is affixed or mounted on a freestanding wood or metal pole and anchored in the ground. Place of worship: an establishment that is primarily used a place where persons regularly assemble for religious worship. This term includes uses such as churches, synagogues, temples, or mosques. Primary street: the street toward which building entrances, pedestrian features, and site amenities are oriented, and along which service, loading, and parking uses are discouraged. Each building shall have a defined primary street that is approved by the Community Development Director. Primary street frontage: the property line of a parcel or development site which is directly adjacent to and parallel to the primary street. Public realm: all areas to which the public has access, including streets, sidewalks, rights -of- ways, parks, plazas, and other publicly accessible open spaces. Public space: a physical space accessible to the public, including sidewalks, rights -of -ways, parks, and plazas. Restricted light industrial use: specialized non - nuisance type activities that would permit the assembly, manufacturing, or packaging of products from previously prepared material, such as cloth, plastic, metal, paper, leather, precious or semiprecious stones. The manufacture or assembly of electronic instruments and devices is also permitted. Such uses include research and development facilities. Secondary street frontage: The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with more than one street frontage. Single use development: a building or development site containing land uses that fall under W MIXED USE ZONE DISTRICTS DRAFT 3 07.02.2010 the same use group in the Permitted Use Table, section 26 -1111. Site development: All construction and improvements on any parcel, lot, or tract of property within the city and on any structure (other than normal maintenance or repair allowed for nonconforming uses), including but not limited to substantial clearing, grading, filling or excavation, streets and roads, drainage, utilities, parking lots and structures, landscaping, building, building additions or alterations, parking lot lights, street lights, signs and erection or moving of structures. Site development also includes all those activities listed under "approvals sought' in the review process chart, section 26 -106. The community development department shall have authority to determine whether an activity constitutes site development within the meaning of each section. Such determination may be appealed to the Board of Adjustment. Street: a public or private thoroughfare for vehicular traffic, other than an alley or driveway. Streetscape: The sidewalk, landscaping, and other improvements typically located in the right -of -way between the curb and the property line. In some cases, streetscapes may be adjacent to a private street or within easements adjacent to the right -of -way. Street wall: The cumulative effect of adjacent buildings facing onto and providing a consistent edge to a street. Transit station: mass transit stations, including bus or rail terminals /stations or depots. Usable open space: open space which, by its configuration, size, and design, can be used for passive or active recreation. Usable open space includes plazas, parks, outdoor dining areas, courtyards, and green roofs. Required buffers and parking lot landscaping shall not qualify as usable open space. Land with a slope steeper than 1 foot (vertical) in 3 feet (horizontal) shall not qualify as usable open space. Utilities, major: generating plants, electrical substations, switching buildings, refuse collection or disposal facilities, water reservoirs, water or wastewater treatment plans, and similar scale facilities that have relatively great potential for aesthetic and /or environmental impacts than minor utility facilities. Utilities, minor: Water, sewer and gas mains; cable, electric and telephone distribution lines, substations, and /or switching facilities; gas regulator stations; public lift or pumping stations for domestic water and sewer service; photovoltaic panels or wind powered electric generators, and similar facilities of public agencies or utilities. Minor utility facilities generally do not have employees on -site, and services may be publicly or privately provided. Wholesale sales: sales of goods in large quantities for resale by retailers. Window display graphics: artistic graphic displays that are mounted within a window or glass panel, that contain no text, and that are not utilized as commercial signage. 29 NORTHWEST SUBAREA MIXED USE FORUM City of Wheat -Midge NORTHWEST SUBAREA MIXED USE FORUM January 26, 2010 6pm Welcome and Introductions 6 -6:20 pm - Introductions - RTD: Gold Line update - Arvada Ridge TOD update Staff Presentation on Mixed Use Zoning 6:20 -6:50 pm - What is mixed use zoning? - Why proactively rezone? - General approach to proposed mixed use zone districts - Items for feedback Discussion 6:50- 7:15pm Other resources: Please take the time to talk one -on -one with staff from Planning, Public Works Transportation, Urban Renewal, Economic Development, and /or LiveWell Wheat Ridge if you have specific questions that they might be able to help with City of y = Wheatlkjdge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29 ° ' Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 301235.2857 MIXED USE FORUM - NORTHWEST SUBAREA TOD JANUARY 26, 2010, 6PM MEETING NOTES CITY STAFF PRESENT OTHER PARTNERS PRESENT Ken Johnstone, Community Development Sally Payne, Community Development Meredith Reckert, Community Development Sarah Showalter, Community Development Adam Tietz, Community Development Ryan Stachelski, Economic Development Mark Westberg, Public Works Patrick Goff, Urban Renewal Chair (Deputy City Manager) Denise Balkas, Wheat Ridge 2020 Angela Brand, RTD Ashland Vaughn, RTD Molly Hanson, LiveWell Wheat Ridge Kevin Nichols, Arvada City Planning ELECTED OFFICIALS PRESENT Joe DeMott, Council District IV Karen Adams, Council District III MEETING NOTES (DISCUSSION AFTER PRESENTATION) - Could property owners in this area — especially those who would become nonconforming under the mixed use code — elect to have their property rezoned when they are ready? As an incentive for them to choose to rezone, maybe they could received an expedited rezoning process by the City. - What happens to existing businesses in the area who would become nonconforming under the new code? They do not want to be forced out by the City of Wheat Ridge. - If there is a natural disaster or fire that destroys a nonconforming use are you allowed to rebuild it? Answer: not under the existing code. Could that part be changed, at least for the mixed use districts, so that nonconformities can rebuild at least to the existing footprint? - What happens if you have tenants that are a nonconforming use and they leave —can you get new tenants that are also nonconforming? Answer: you generally can, as long as the new nonconforming tenants don't require changes to the building. - But what if the nonconforming tenants use vacant land, like a landscaping company. Could these tenants be replaced? Answer: Probably not, since there are not many uses of vacant land (i.e. RV storage) that would be allowed by the new mixed use code. What if existing property owners who don't want to rezone can keep their current zoning, but a transfer of ownership would require a rezoning to the new mixed use district? There are not many options for outdoor uses like landscape companies and may other industrial uses to relocate within the city of Wheat Ridge. Many municipalities are forcing these types of businesses to the outskirts. Even for those who have proactively looked to move to new locations within the city or nearby, there is not land available that allows these types of uses. y1 ssw.ei.scheath idge.co.us JW ArtJ N. n m s 10 N � d 3 o � N ym v m m.a Q O r m 3 3 n 2 C 2 C O O 0 0 0 0 0 S W W W W W W (J W W W W � X N O D D 2 a a O � H U m w 0 3 3 a m vt vt tO AOJ W'N N ( < W < O C O D O' n. 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Jz -FAA r- 23 24 25 26 27 28 29 I 2 O City of Wheat�dge January 26, 2010 Mixed Use Forum - Northwest Subarea 1 02 WA Name Address of Property Owned in Northwest Subarea Address Where to Reach You Phone Email Cam\ ma /Y. l2 O/W" n9nlGi�. 3 r �» I , L�C'LC- CJ �C CYi l r5helll o ;��f�� 4 _ Lo zc) 5 6 7 8 9 10 11 12 13 14 15 1 02 WA W�Cis`cit die MIXED USE ZONING �amw�cmnnrwwrw�a� W h�ac I�cl�k Northwest Subarea Mixed Use Urban Renewal Authority, LiveWE Ridge Wi;utRLdin� Northwest Subarea Mixed Use cx Mixed Use Zoning between uses • Examples: - Belmar, Lakewood - Olde Town Arvada - Pearl Street, Boulder Dead Street Mall: Boulder, CO "Or WI='tRjdW Mixed Use Zoning — 'Mixed land uses' — Moderate to high density Within easy walk (1/4 to 1/2 mile) of a transit station — Emphasis on pedestrian GryCenteT Englewood, CO connectivity, especially to transit Mixed Use Zoning Env4s WHEAT RI DGE A � Plan r Bai "'. T t♦ORTIwW 6VM WIIFATWWE. CDI�IUW RUUUUC� auw Uc Ncl IUCI n.y GS 1U roadway congestion by co- locating several uses in one location • Promotes a sustainable form of development M .: . Tym W hCs'>tl[�xt= Mixed Use Zoning - Little predictability Discourages investment y M v� W he.�-lcl�clge Mixed Use Zoning fqM CilY OI �� W h(.AL �l(�(' Mixed Use District amendments — Development is subject to design requirements - "form Clarenden Cente" AdlnOton, VA based code" ° I� W heat idge Mixed Use District = Building form and site design to emphasize transit connections Mixed Use District (3) Step 3: Administrative Development Review; l Mandatory Pre - Application Meeting • Building permit /site plan review for compliance with zoning, including design standards • Other possible procedures: — Public process required for larger sites or higher densities Mixed Use District • Reduce City's current requirements? • Establish parking maximums? • Incentives for structured parking Parking Gorage 16° Street Mall taym 'i� Wheat [�clge Mixed Use District • Would such uses be allowed to expand? If so, by how much? ray m Wlxac�cl�;e Mixed Use District • City initiated versus privately initiated raya W heaL�d�e �wF ea 1l`iltfZ,WgC' Mixed Use District • summer 2010: draft final ordinance • Early Fall 2010: public hearings and adoption �M Mixed Use District - Drafts of code as they are available Survey with questions /answers that will help shape the code - FAQs, Process Calendar, and other resources q W hu�C R id cno W hwcR�,R Northwest TOD Area - Mixed Use Survey Results March 10, 2010 3 Total Surveys MIX OF USES Question 1: It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the some building or site. Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 1 2 3 Question 2: Rather than requiring a mix of uses, the newzoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 1 2 3 Question 3: It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Question 3 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 3 3 Question 4: Rather than requiring ground floor retail, the new zoning code should incentivize retail uses of the ground floor Question 4 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 1 1 1 3 Question 5: What incentives would work best to induce mixed use development and /or ground floor retail uses in the Ward Road station area? Please rank 1 -4, with 1 being most effective and 4least effective. Question 5 Higher Bldg Heights Higher Res Densities Reduced Parking Req Reduced Landscape Req Rank 1 1 1 Rank2 2 1 Rank 2 1 Rank 4 3 Question 6: should any of the following auto- oriented uses be allowed as new development near the new station? Drive -thrus Allowed Allowed with review Not Allowed TOTAL 1 2 3 Car repair Allowed Allowed with review Not Allowed TOTAL 3 3 Car sales Allowed Allowed with review Not Allowed TOTAL 1 2 3 SCALE OF DEVELOPMENT Question 1: What building maximums do you think are most appropriate for planned transit- oriented development (TOD) around the station? Question 1 2 -3 story max 4 -5 story max 6 -7 story max 8 -10 story max TOTAL 2 Other: 10-20 stories 2 It 3 TOD Mixed Use Survey Results NONCONFORMING PROPERTIES Question 1: The new mixed use zone district would likely make several existing properties in the station area nonconforming. Should these nonconforming properties be allowed to expand? Question 2: if you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would have to meet the newzoninq standards? PARKING Question 1: Some municipalities have established parking maximums in transit -rich areas in order to promote alternative forms of transportation and ensure that valuable land is not over - utilized by large parking lots. It would be appropriate to initiate parking maximums within the TOD area. Question I Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 2 1 3 Question 2: Instead of parking maximums, strategies such as shared parking and reduced parking requirements would make sense at the mixed use TOD area. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 2 1 3 DEVELOPMENT REVIEW Question 1: New development within the proposed mixed use zone district would be subject to zoning standards as well as design standrads, which regulate building form, scale and design. For new development applications, what level of development review would be most appropriate? Admin small sites. non - Question 1 Admin only admin large sites Non - Admin TOTAL PROCESS FOR REZONING Question 1: The City is interested in proactively re zoning properties at targeted areas, including those identified as mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from the private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. TOD Mixed Use Survey Results „ MIXED USE Wheat 1cl c- BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder in the Ward Road station area, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on in the Ward Road station area? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights _ Higher allowable residential densities _ Reduced landscaping requirements _ Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development near the new station? Drive - thrus: _ Allowed _Allowed with additional review /approval process _Not Allowed Car repair: _ Allowed _Allowed with additional review /approval process _Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process _Not Allowed Ward Road TOD - Mixed Use Zoning Survey Page 1 '.Wheacl��i.�n• Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for planned transit - oriented development (TOD) around the station? Please see supplemental sheet for building height examples. _ 2 -3 story max _4 -5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development near the rail station. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties in the station area non- conforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. _ Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other PARKING 1. Some municipalities have established parking maximums in transit -rich areas in order to promote alternative forms of transportation and ensure that valuable land is not over - utilized by large parking lots. It would be appropriate to initiate parking maximums within the mixed use TOD area. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead of parking maximums, strategies such as shared parking and reduced parking requirments would make sense at the mixed use TOD area. _ Strongly Agree DEVELOPMENT REVIEW _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com (starting Feb 12th) For futher questions or comments, contact: Sarah Showalter, Planner 11 1 303.235.2849 Ward Road TOD - Mixed Use Zoning Survey Page 2 fWhcacRZ= nI MIXED USE Wheat idgc BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Ward Road TOD mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Ward Road TOD - Mixed Use Zoning Survey Page 1Whaxf� 6 -story building 8 -story building 'TOD MIXED USE ::ii (lici(:; Wheal ICI (: BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of, Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder in the Ward Road station area, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. X Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree )(Somewhat Agree _Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree XSomewhat Agree —Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree _&Somewhat Disagree _Strongly Disagree S. What incentives would work the best to induce mixed use development and /or ground floor retail uses on in the Ward Road station area? Please rank 1 -4, with 1 being most effective and 4 least effective. f� Higher allowable building heights Z *Higher allowable residential densities Reduced landscaping requirements 3 Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development near the new station? Drive - thrus: _ Allowed )(Allowed with additional review /approval process Not Allowed Car repair: _ Allowed )�Allowed with additional review /approval process Not Allowed Car sales: — Allowed )(Allowed with additional review /approval process _Not Allowed Ward Road TOD - Mixed Use Zoning Survey Page 1Whacl�d, 01 Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for planned transit - oriented development (TOD) around the station? Please see supplemental sheet for building height examples. _ 2 -3 story max _4 -5 story max _ 6 -7 story max _8 -10 story max other 10 -2.o SroW 2. It makes sense to require a minimum level of density for mixed use development near the rail station. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NCONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties in the station area non- conforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. Yes xNo 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other PARKING 1. Some municipalities have established parking maximums in transit -rich areas in order to promote alternative forms of transportation and ensure that valuable land is not over - utilized by large parking lots. It would be appropriate to initiate parking maximums within the mixed use TOD area. Strongly Agree &Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead of parking maximums, strategies such as shared parking and reduced parking requirments would make sense at the mixed use TOD area. N'�- Strongly Agree — Somewhat Agree DEVELOPMENT REVIEW _ Somewhat Disagree _Strongly Disagree 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? XAdministrative (staff) review only — Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: _ Strongly Agree X15omewhat Agree _ Somewhat Disagree _Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com (starting Feb 12th) For futher questions or comments, contact: Sarah Showalter, Planner 111 Ward Road TOD - Mixed Use Zoning Survey Page 2 TO � MIXED USE :�: i�;l l W }LCilC 1Cl C 1 BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder in the Ward Road station area, we wou!d greatly appreciate , input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree 1 / Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree ,Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree V Somewhat Agree ' _ Somewhat Disagree _Strongly Disagree S. What incentives would work the best to induce mixed use development and /or ground floor retail uses on in the Ward Road station area? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights J. Higher allowable residential densities Reduced landscaping requirements educed parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development near the new station? Drive- thrus: _ Allowed _Allowed with additional review /approval process L Allowed Car repair: — Allowed Allowed with additional review /approval process _ Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process ✓Not Allowed Ward Road TOD - Mixed Use Zoning Survey Page 1rWheac Rtd 0) U Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for planned transit - oriented development (TOD) around the station? Please see supplemental sheet for building height examples. V 2 -3 story max _4 -5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development near the rail station. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree v/ trongly Disagree NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties in the station area non- conforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. 1/ Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% i/30% 40% Other PARKING 1. Some municipalities have established parking maximums in transit -rich areas in order to promote alternative forms of transportation and ensure that valuable land is not over - utilized by large parking lots. It w be appropriate to initiate parking maximums within the mixed use TOD area. V Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead of parking maximums, strategies such as shared parking and reduced parking requirments would make sense at the mixed use TOD area. _ Strongly Agree ✓Somewhat Agree _ Somewhat Disagree _Strongly Disagree DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com (starting Feb 12th) For futher questions or comments, contact: Sarah Showalter, Planner 11 1 303.235.2849 Ward RoadTOD - MixedUseZoningSurvey Page 2 "%Whac ro b 0 .•I MIXED USE 70 WlieSt: iC C BETTER ZONING FOR A VIBRANT WHEAT RIME WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder in the Ward Road station area, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. X Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. I �ZStronglyAgree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on in the Ward Road station area? Please rank 1 -4, with 1 being most effective and 4 least effective. 3 Higher allowable building heights Reduced landscaping requirements Suggestions for other incentives y— 6. Should any of the following ? Higher allowable residential densities Reduced parking requirements uses be allowed as new development neat the new station? Drive - thrus: _ Allowed _Allowed with additional review /approval process YNot Allowed Car repair: _Allowed YAllowed with additional review /approval process Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process )Not Allowed Ward Road TOD - Mixed Use Zoning Survey Page 1 - Wlieutldt - Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for planned transit - oriented development (TOD) around the station? Please see supplemental sheet for building height examples. V _ 2 -3 story max _4 -5 story max _ 6 -7 story max — 8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development near the rail station. — Strongly Agree — Somewhat Agree ,Somewhat Disagree — Strongly Disagree NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties in the station area non- conforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. Y Yes — No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% Y0% 30% _40% Other - D e4 v Q-V— V LWtSi — �)AN� ry � Paz);' .. •,o 6P_ n^a-'+- �L i\, 6 -Fa Q-Y- f PARKING 1. Some municipalities have established parking maximums in transit -rich areas in order to promote alternative forms of transportation and ensure that valuable land is not over - utilized by large parking lots. It would be appropriate to initiate parking maximums within the mixed use TOD area. Strongly Agree — Somewhat Agree _ Somewhat Disagree — Strongly Disagree 2. Instead of parking maximums, strategies such as shared parking and reduced parking requirments would make sense at the mixed use TOD area. Strongly Agree _Somewhat Agree — Somewhat Disagree — Strongly Disagree DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _Administrative (staff) review only ZCAdministrative (staff review) for small sites, with public hearings for larger sites — Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mi ed use district and design standards. I would support City- initiated rezonings: — Strongly Agree �7Somewhat Agree — Somewhat Disagree — Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com (starting Feb 12th) For futher questions or comments, contact: Sarah Showalter, Planner II 1 303.235.2849 Ward Road TOD - Mixed Use Zoning \\ Survey d � Page �2 Whcatl idge� NORTHWEST SUBAREA PLAN UPDATE Please join us for a discussion about implementation of the Northwest Subarea Plan and potential transit - oriented development (TOD) at the Ward Road Station. Topics will include: • New mixed use zoning and TOD zoning overlay • Update on Gold Line construction • Economic development and business resources • Urban Renewal Authority update and resources W heatR�dge PESTER COLORADO CORP BURNER SUTHERLAND HANCE FAMILY TRUST THE % PESTER MARKETING CO/ 1 ST 11818 W 52ND AVE STOP STORES PROPERTY WHEAT RIDGE CO 80033 5600 S QUEBEC ST 335A 594 BUNKHOUSE RD DARBY MT 59829 GREENWOOD VILLAGE CO 80111 HINKLE WAYNE S HINKLE ALICE J 3420 GARLAND ST WHEAT RIDGE CO 80033 WARD ROAD STORAGE LLC 5025 WARD RD WHEAT RIDGE CO 80033 S H O P PROPERTIES LLC 13020 W 58TH AVE ARVADA CO 80002 IBC DENVER II LLC 1153 BERGEN PKWY M454 EVERGREEN CO 80439 TCCH MANAGEMENT LLC 12000 W 52ND AVE WHEAT RIDGE CO 80033 APACHE STEEL CORP 12280 W 50TH PL WHEAT RIDGE CO 80033 VOTH FAMILY LLC THE PO BOX 1361 ARVADA CO 80001 HOOKS FAMILY TRUST 11990 W 52ND AVE WHEATRIDGE CO 80033 VALENTINO EMANUEL J VALENTINO EILEEN B 6892 WRIGHT CT ARVADA CO 80004 OGLEVIE JACQUELINE S BAKERSHAUN PO BOX 2121 ENGLEWOOD CO 80150 CRAWFORD HOLDING CORP 8295 RALSTON RD 300 ARVADA CO 80002 AA WHOLESALE STORAGE LLC REDWOOD LLC 5040 ACOMA ST DENVER CO 80216 ELFLINE PLUMBING & HEATING INC 78910 CASA DEL RIO LA QUINTA CA 92253 BEYER THOMAS 165 DUDLEY ST LAKEWOOD CO 80226 KIPLING MIXED USE FORUM of MIXED USE ZO Wheatl�dge BETTER ZONING FOR A VIBRANT WHEAT RIDGE KIPLING CORRIDOR MIXED USE FORUM February 24, 2010 6pm Welcome and Introductions 6 -6:10 pm Staff Presentation on Mixed Use Zoning 6:10 -6:40 pm - What is mixed use zoning? - Why proactively rezone? - General approach to proposed mixed use zone districts - Items for feedback Discussion 6:40- 7:00pm Open House 7:00- 7:30pm - Planning (mixed use zoning) - Renewal Wheat Ridge (Urban Renewal) - City Economic Development - Wheat Ridge 2020 /Wheat Ridge Business District - Public Works Transportation - LiveWell Wheat Ridge Kipling Corridor - Mixed Use Survey Results March 10, 2010 3 Total Surveys MIX OF USES use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the some uuesnonl strongly Agree Somewnot Agree �omewnaT uisogree airongiy ulsagree iUJAL Question 2: Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 2 1 3 Question 3: It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Question 3 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL 2 1 3 Question 4: Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor Question 4 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree TOTAL Question 5: What incentives would work best to induce mixed use development and /or ground floor retail uses along Kipling? Please rank 1 -4, with 1 being most effective and 4least effective. Rank Rank Rank 1 Other: property tax reductions Question 6: should any of the following auto - oriented uses be allowed as new development along the Kipling corridor? Drive -thrus Allowed Allowed with review Not Allowed TOTAL Car repair Allowed Allowed with review Not Allowed TOTAL 1 1 1 3 Car sales Allowed Allowed with review Not Allowed TOTAL 2 1 3 Kipling Mixed Use Survey Results SCALE OF DEVELOPMENT Question is What building maximums do you think are most appropriate for new development along Kipling? Question 1 2 -3 story max 4 -5 story max 6 -7 story max 8 -10 story max TOTAL 2 1 3 Question 2: What building maximums do you think are most appropriate for new development adjacent to 1 -70 on Kipling? Question 2 2 -3 story max 4 -5 story max 6 -7 story max 8 -10 story max TOTAL 1 2 3 Question 3: It makes sense to require a minimum level of density for mixed use development along Kipling. 2 NONCONFORMING PROPERTIES Question 1: The new mixed use zone district would likely make several existing properties along Kipling nonconforming Should these nonconforming properties be allowed to expand? 3 Question 1 Yes No _ -- TOTAL 3 3 Question 2: if you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would have to meet the new zoning standards? Question 2 By 15% By 20% By 30% By 40% TOTAL 3 DEVELOPMENT REVIEW Question 1: New development within the proposed mixed use zone district would be subject to zoning standards as well as design standrds, which regulate building form, scale and design. For new development applications, what level of development review would be most appropriate? Question 1 Admin only admin large sites Non - Admin TOTAL PROCESS FOR REZONING Question 1: The City is interested in proactively re- zoning properties at targeted areas, including some on the Kipling corridor, to new mixed use zoning. This would remove the burden of the rezoning process from the private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. Kipling Mixed Use Survey Results aT MIXED USE ZONING W=p,idga BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on the Kipling corridor, north of W 44th Ave, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along Kipling? Please rank 1 -4, with 1 being most effective and 4least effective. _ Higher allowable building heights _ Higher allowable residential densities _ Reduced landscaping requirements _ Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along Kipling? Drive - thrus: _ Allowed _Allowed with additional review /approval process _Not Allowed Car repair: — Allowed _Allowed with additional review /approval process _Not Allowed Car sales: Allowed Allowed with additional review /approval process _Not Allowed Kipling - Mixed Use Zoning Survey Page 1 _�9-W}i`e Roge Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for new development along Kipling? Please see supplemental sheet for building height examples. _ 2 -3 story max _4 -5 story max _ 6 -7 story max _8 -10 story max other 2. What building height maximums do you think are most appropriate for new development adjacent to 1 -70 on Kipling? Please see supplemental sheet for building height examples. _ 2 -3 story max _4 -5 story max _ 6 -7 story max _8 -10 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along Kipling. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along the Kipling corridor nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. _ Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites — Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Kipling - Mixed Use Zoning Survey Page 2 Wl e'O` e oI MIXED USE ZONING Wh=Pidga BETTERMNINGfEIRA VIBRANT WHEAT RIME SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Kipling corridor mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Kipling- Mixed Use Zoning Survey Page 3Wlieatl2�dge 6 -story building 4 -story building 8 -story building ` MIXED USE ZONING W6eatf�e BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on the Kipling corridor, north of W 44th Ave, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree _Somewhat Agree — Somewhat Disagree Astrongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. X Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along Kipling? Please rank 1 -4, with 1 being most effective and 4least effective. Higher allowable building heights Reduced landscaping requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along Kipling? Drive - thrus: Allowed _Allowed with additional review /approval process Not Allowed Car repair: — Allowed _Allowed with additional review /approval process Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process &Not Allowed Higher allowable residential densities Reduced parking requirements Kipling - Mixed Use Zoning Survey Page 1 Wliiracl�idgc Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for new development along Kipling? Please see supplemental sheet for building height examples. — 2 -3 story max _4 -5 story max X 6 -7 story max _8 -10 story max other 2. What building height maximums do you think are most appropriate for new development adjacent to 1 -70 on Kipling? Please see supplemental sheet for building height examples. 2 -3 story max _4 -5 story max Ix 6-7 story max _8 -10 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along Kipling. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along the Kipling corridor nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. 4 Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% _20% _30% 440% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? X Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to ��comply with the new mixed use district and design standards. I would support City- initiated rezonings: /Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Kipling - Mixed Use Zoning Survey Page 2W>;.clZge kI nw , O of MIXED USE ZONING Wh=V4ddge I BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on the Kipling corridor, north of W 44th Ave, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for t ose properties developed as mixed use. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience b providing visual interest and activity along the sidewalk. _ Strongly Agree omewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along Kipling? Please rank 1 -4, with 1 being most effective and 4least effective. Higher allowable building heights Higher allowable residential densities Reduced landscaping requirements C ± Reduced parking requirements Suggestions for other incentives 7j 6. Should any of the following auto - oriented uses be allowed as new development along Kipling? Drive - thrust Allowed _Allowed with additional review /approval process _Not Allowed Car repair: ✓Allowed _Allowed with additional review /approval process _Not Allowed Car sales: _Allowed Allowed with additional review /approval process _Not Allowed Kipling - Mixed Use Zoning Survey Page 1 WhwxlLg� Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for new development along Kipling? Please see supplemental sheet for building height examples. _ 2 -3 story max '4 -5 story max _ 6 -7 story max _8 -10 story max other 2. What building height maximums do you think are most appropriate for new development adjacent to 1 -70 on Kipling? Please see supplemental sheet for building height examples. _ 2 -3 story max _4 -5 story max 6 -7 story max _8 -10 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along Kipling. _ Strongly Agree �C_ omewhat Agree _ Somewhat Disagree _Strongly Disagree NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some exi " d' along the Kipling corridor nonconforming. Should these nonconforming properties be allo d to expa d Please see supplemental sheet for an explanation of nonconforming. q 70 Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% _20% _30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? -'Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: _ Strongly Agree _Somewhat Agree �omewhat Disagree _Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Kipling - Mixed Use Zoning Survey Page 2 _�q-W W=t Ra1g- I MIXED USE ZONING Wheati�idge BMEB ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Kipling corridor mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Kipling - Mixed Use Zoning Survey Page 3W}icacllge 6 -story building 8 -story building MIXED USE ZONING Wh=L]RJOW BETTER ZONING FOR A VIBRANT WHEAT RIDGE Ray Maes Wheat 0460 W. 4M PI. 9e, CO SOW3 -2835 WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on the Kipling corridor, north of W 44th Ave, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. J/ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree %/ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree Somewhat Agree _Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along Kipling? Please rank 1 -4, with 1 being most effective and 4least effective. / Higher allowable building heights �4 Higher allowable residential densities ,L Reduced landscaping requirements Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along Kipling? Drive - thrus: — Allowed /Allowed with additional review /approval process Not Allowed Car repair: — Allowed /Allowed with additional review /approval process Not Allowed Car sales: _ Allowed Allowed with additional review /approval process _Not Allowed Kipling - Mixed Use Zoning Survey Page 1 f/ Wh��cidg� Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for new development along Kipling? Please see supplemental sheet for building height examples. _ 2 -3 story max _L/4 -5 story max _ 6 -7 story max _8 -10 story max other 2. What building height maximums do you think are most appropriate for new development adjacent to 1 -70 on Kipling? Please see supplemental sheet for building height examples. _ 2 -3 story max %/4 -5 story max _ 6 -7 story max _8 -10 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along Kipling. d _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree NONCONFORMING PROPERTIES 1. The new - -mixed use zone district would likely make some existing properties along-the Kipling corridor nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. VYes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% ✓ _30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties, including those identified for mixed use in the Northwest Subarea Plan, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: J Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Kipling - Mixed Use Zoning Survey Page 2Whea"tlttlge r MIXED USE ZONING W=tikjqge BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Kipling corridor mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential-only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Kipling - Mixed Use Zoning Survey Page 3Whc 6 -story building 8 -story building City of WheatRidge MIXED USE ZONI BETTER ZONING FOR A VIBRANT WHEAT RIDGE Kipling Mixed Use Forum — Feb 24, 2010 Name Address of Property Owned in Northwest Address Where to Reach You Phone Email Subarea 1 ='t�� C >C� �5 �1., S� ��a ✓'c� �, ro Ic. Il c�5 �� ,1/c l� rc ��3� 3, Z US d)01 LS 60 aa 2 3 ✓ 4 - 1' 45f cL ei) viGQ S� �70 '4�• 3 -Ti7 moo - S 4 �DOOZ a j03 d f Z 3-d (05� J© �� L�fSOfls�as CoM 5 21 r�71 tl S 1� O - ?7jo �, 7� , G / A�- ZA66111 lAe 6 6 � '7 11-Mk )2 � c 1 r 5' vv. }L) j zs�� S Chi �� 3 3 psi -��i�� 7 i L L I u5o W t,/ 12 3 6 3 3 zN- 799 ► h��,h��:7 �f�u:1, �e� a 9 10 11 12 13 14 15 Kipling Mixed Use Forum - 'Public Works Transportation - 'LiveWell Wheat Ridge �WheatE�dge Kiplinja Mixed Use Forum �M of '� W heac[2`dge Mixed Use Zoning - Olde Town Arvada Wheat 'dm Mixed Use Zoning Envision WHEAT RIDGE A Plan F., A 0111E Poluro Ridge Reduces auto dependency and roadway congestion by co locating several uses in one location • Promotes a sustainable form of development W heat idle Mixed Use Zoning p : investment .�,ffill W heatp LW- Mixed Use Zoning Wheat id�c. rW=tRLd,W Mixed Use District I base( nent is subject to quirements - " form - de" Mixed Use District zoning, including design standards • Other possible procedures; — Public process required for larger sites or higher densities Mixed Use District allowed to expan by how much? If so, W heal �c3ge Mixed Use District City initiated versus privately initiated Whea',LR@ge Mixed Use District rdinance ings and adoption Wh`eatI,cge _or Mixed Use District - purvey - FAQs, Calendar, and other resources' �� '�Wheatp4gge �WheacR�lge ! Aa9nv- o� -oos•L ' aortiane•Amm 0 Becky Bye 2630 Fenton St. Wheat Ridge, CO 80214 Janet Leo 9815 W. 41 Ave. Wheat Ridge, CO 80033 Tom Radigan 10845 W. 32 Ave. Wheat Ridge, CO 80033 James Bahrenburg 7505 W. 47 Ave. Wheat Ridge, CO 80033 Rick Adams 10750 W. 32 Pl. Wheat Ridge, CO 80033 Larry Schulz 4675 Swadley St Wheat Ridge, CO 80033 Walt Pettit 3930 Eaton St. Wheat Ridge, CO 80033 1 @09LG ®AU3AV e MESA VERDE PARTNERSHIP LLP WALKER RICHARD ERNEST JR ANTOINETTES CAR WASH INC % KRAMER MANAGEMENT & WALKER MARY LYNN PO BOX 16507 REALTY 5823 ZANG CT DENVER CO 80216 1250 S CHAMBERS RD ARVADA CO 80004 AURORA CO 80017 KIPLING 5000 % RLW MANAGEMENT 5978 ELDRIDGE CT ARVADA CO 80004 CORROSION CONTROL CORP PO BOX 260438 LAKEWOOD CO 80226 ANN HURLEY HODGDON TRUST CROSSROADS CHURCH OF DENVER HODGDON MARITAL TRUST A &B 9901 W 50TH AVE % WILLIAM MARK WHEAT RIDGE CO 80033 4643 S ULSTER ST 1000 DENVER CO 80237 7 ELEVEN INC 2711 N HASKELL AVE DALLAS TX 75204 WEILAND INVESTMENTS LLC % MATRIX INVESTMENTS LLC 1400 BLUE FIN DR MARATHON FL 33050 CLABROS INVESTMENTS LLC 4985 IRIS ST WHEAT RIDGE CO 80033 SPASCO LTD 109 N POST OAK LAND 550 HOUSTON TX 77024 GENUINE PARTS CO WEHNER EDWARD J 2999 CIRCLE 75 PKWY ATLANTA GA 30339 70 EXECUTIVE CENTER % PINNACLE PROPERTIES LTD 4891 INDEPENDENCE ST 160 WHEAT RIDGE CO 80033 LEISERV INC I N FIELD CT LAKE FOREST IL 60045 HONAKERJAMESD 2600 VIVIAN ST LAKEWOOD CO 80215 4935 IRIS LLC 4935 IRIS ST WHEAT RIDGE CO 80033 K &G PETROLEUM LLC 10459 PARK MEADWOS DR LONE TREE CO 80124 QUAIL CREEK INVESTORS LLC % POINTE PROPERTIES LLC 2000 S COLORADO BLVD 405 DENVER CO 80222 BGT ENTERPRISES 8305 S WADSWORTH BLVD LITTLETON CO 80123 CLEAVER LAUREN V PO BOX 02 -5635 MIAMI FL 33102 STENBERG FAMILY 2005 TRUST THE 4691 CHILENO VALLEY RD PETALUMA CA 94952 R C D LIMITED LIABILITY COMPANY 9555 RALSTON RD ARVADA CO 80002 DENNYS REALTY INC 101 % DENNYS 200-06-1424 RASH PO BOX 260888 PLANO TX 75026 IRIS 4915 LLC PO BOX 50255 COLORADO SPRINGS CO 80949 MOUNTAIN S9 LLC % ACCOR NO. 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Lu . }» o 0 a u x &59� »$[(00 e = m o n o uLUU � e$a=z�SLu 2 + = z -a � ƒ 0 0 0 0- 0. . . . ® o _ ¥.2 - u e 2 ]) / \ § \ §2 /\f § � o CL —0 n » : &? §f3oc a) } So \k2 2)]E ) 0 --� • o 2m \ §� \j�� \ ® 2 o ; - - xOD * � e - -s. a � S �_. � �}>0o=� x fe©� *5E0 uLUU � § 2 + = z -a � 0- 0. . . 38 AVENUE MIXED USE FORUM City of . - v W heat �dge COMMUNITY DEVELOPMENT MIXED USE FORUM — 38 AVE (SHERIDAN TO WADSWORTH) APRIL 8, 2010, 6PM : MEETING NOTES CITY STAFF PRESENT Ken Johnstone, Community Development Sally Payne, Community Development Sarah Showalter, Community Development Adam Tietz, Community Development Ryan Stachelski, Economic Development Steve Nguyen, Public Works Patrick Goff, Urban Renewal Chair (Deputy i OTHER PARTNERS PRESENT Britta Fisher, Wheat Ridge 2020 Denise Balkas, Wheat Ridge 2020 Molly Hanson, LiveWell Wheat Ridge Elise Lubell, LiveWell Wheat Ridge Bill Mahar, LiveWell Wheat Ridge ,ity Manager) MEETING NOTES (DISCUSSION AFTER PRESENTATION) - Why are se stopping the boundary for the potential mixed use area at Wadsworth? It seems to make sense to stretch it north to incorporate the Lutheran Campus, which is such an important business. Answer: this is a good point. There is no reason why the mixed use zoning could not extend a bit to the west past Wadsworth. - Will the Board of Adjustment be involved in any way in adopting the new zoning or rezoning properties? Answer: no. As a property owner looking to buy property on 38 Avenue and rezone it to allow for a daycare center, what should I do? Should I move forward, or wait for the new zoning? Answer: please talk further with planning staff about the specific situation. Generally, the new zoning should work for you since it will allow daycares. However, it is difficult to predict when it will be ready for you to utilize. We should just state that we're revitalizing /redevelopment 38" Avenue, and take the term "main street" out of the discussion. It is important to reduce the time that city staff spends reviewing paper work at their desk. That should be one of the goals of this new mixed use zoning. It seems like there are a lot of building on 38`" Ave that are not currently up to building code. Is there a way to give information to owners who might want to improve their property about what they would have to do to bring the building up to code? Also, are some of the no- interest loans available through the Wheat Ridge Business District enough for owners on the corridor to fund such improvements? Answer: The Building Division offers courtesy walk - throughs of a building to let people know what would be required for the building to meet code. It is typically a change in use (like trying to convert a structure to a restaurant if it was an office before) that triggers code issues. It is difficult to say whether the no- interest loans through the WR Business District would be enough because the costs for improvement vary so much depending on the project. For some buildings, this could be a significant offset to the cost. It seems like there a proposed new business on 38`" that take a really long time to actually open. Is this related to the current zoning? Answer: it is difficult to say without knowing exactly what property /business, but it is certainly possible that current zoning restrictions are part of the delay. What is the plan for existing buildings on the corridor? It is difficult to imagine them staying if we are going to transform 38 into a main street, but how do you get rid of existing buildings? Answer: the new zoning would not require any existing buildings to go away. That is not the intent. wtvw.ci. +cheatridge.co.us Even for nonconforming structures, there would be an option to expand (at least under certain conditions). As an owner of a triplex near 38" and Harlan, I am worried about a group of businesses on 38 Ave near Fenton, where there is a tattoo parlor, liquor store, and proposed medical marijuana dispensary all in one area. Is the city looking in to how to prevent clusters of businesses like this? Answer: we already require a special use permit for any new tattoo shop in the city. We also have a separation requirement for liquor stores, and the state has limits about how close they can be to a school. We are not sure yet what will happen with medical marijuana, since City Council has issued a moratorium and is waiting to see what the State Legislature does this session. I resent the idea of reinventing Wheat Ridge. 38 Avenue is the emergency street out of Wheat Ridge to Denver (not 44 Ave). We need to think about traffic impacts from Cabela's and other developments. 38 Ave may need to stay auto - oriented. Businesses of all type, even those that do not generate high sales tax revenue, make a strong city. The city and /or urban renewal should buy the vacant buildings at High Court, add parking to the site like they did at 38" and Ames, and make a reinvestment project there. Will the new zoning create more encroachment onto nearby residential properties close to 38 th ? Answer: no, that is not the intent. The code will include stepbacks, building separations, buffers, etc to protect transitions to existing neighborhoods. When the city looks at new zoning maps, will they consider impacts on senior housing property (like the Highlands South senior housing on 38 and consider the safety of these seniors? Answer: this is a good point. It is certainly something that we'll look at in our subarea plan, which will think about where the best nodes for development are. Are you not allowed to sell a nonconforming use? Answer: in most cases you can sell a nonconforming use without a problem. The issue arises when the use is discontinued for a period of 60 days. After that, it would not be allowed to re- continue. However, if there is only a short discontinuance in use, then you can resell and continue operating the nonconforming use without a problem. It seems like businesses, such as an auto - service shop, that would become nonconforming will be forced out. Is that true? Answer: no, that it is not the intent. First, we do not yet know what uses will become nonconforming. We're looking for your feedback on that. Second, even you would actually have to be rezoned to the new zoning to become nonconforming— right now we're just writing the code. Finally, even if you did become a nonconforming use, you could operate and potentially expand by a limited amount with no problem. Is eminent domain being contemplated? Answer: no. It is a tool available Renewal Wheat Ridge, the urban renewal authority, but right now it is not on the table. Is there a way to take the concept of nonconforming out of the zoning code all together? Answer: do mean something like what Denver is doing with their code update, like coming up with a new term for legal nonconforming? No, not sure what Denver is doing. Answer: keep in mind that we are talking about "legal nonconforming" as a concept. 38" Avenue has a lot of auto - oriented businesses today, and they seem to be one of the few types of business that are actually successful (not going vacant). Why is the vision to get rid of them? Answer: based on a wealth of community input received during the City's comprehensive plan process in 2008 -2009, and the recent study sponsored by Wheat Ridge 2020, people in Wheat Ridge say that they want 38" Ave to be their main street. We are trying to fulfill that vision. If it turns out people don't actually like this new vision, then we won't do this new zoning. Also, we are not necessarily trying to get rid of all auto - oriented business on 38 One option could be to limit them with separation requirements jus so they are not so dominant. I am a younger resident who bought a house near 38 Ave, but I go to the Highlands in Denver all the time to hang out and shop. My friends thought I was crazy to buy a house in Wheat Ridge, but I had a feeling that 38" Ave might change. I would love to be able to walk out my front door and go to a coffee shop or something like that. At the same time, It is difficult to see how this new vision for 38 Ave could actually happen. Answer: We all recognize that the transformation will take time and hard work. The approach is to identify a few key nodes where new development might help catalyze the transformation. That makes sense. Parisi in northwest Denver helped transform a whole block, just that one business. It seems like the new zoning should ultimately make property more valuable, is the correct? Answer: that is our intent. Have there been any surveys about whether the streetscape project on 38 ", between Harlan and Sheridan, worked? Answer: we are not aware of a specific survey about that topic. Wheat Ridge 2020 did a survey of businesses on the corridor as part of the revitalization study in late 2009, and some of the survey respondents gave answers about the streetscape, I believe. What happened several years ago with the proposed Walgreens development, which fell through, at 38`" and Sheridan? Did the City lose money? I want to make sure something like that doesn't happen again. Answer: That was before my time with the city, so I am not sure if the city lost money and I don't know the details of what happened. Thanks for having us tonight and hearing our input. 38`" Avenue has been going downhill. Let's change it. The proposed new zoning seems like a way to let the corridor evolve, and the real concerns tonight seem to focus on forced change. To what extend would the zoning force change? Answer: we are not trying to force any existing business owners out. Keep in mind the issue of nonconforming uses only comes up when the city decides whether to rezone an existing property. What could happen to the existing 2 -story building across from Wheat Ridge Middle School? Could it become a restaurant that serves alcohol? Answer: liquor licenses are required through the state, so they would govern that. There are building code issues related to fire separation to convert that particular building into a restaurant use. Have we done any market research on the types of businesses that fit the vision for 38` and what the market for them is? Answer: there is some market research in the market and revitalization study that DOLA /DCI did, through Wheat Ridge 2020. You can get a copy at their table or on their website. It would be helpful to see architectural drawings of what the vision for 38` Avenue is. When will that occur? Answer: during the subarea plan process. Good point. Wheat Ridge is almost 50% renters. 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N - - rt O_ O_ 0_ J = C n v v ° O ° 0 O = �n O O n lD fD m m m m m c` O O o n O O n O n O n O n O n N N - iT 3 , O O O O N J N — ° ° n H 3 3 0 0 0 0° o o^ °; O o F n n n C o 3 n,° 0 3 3 p p p p 6 3 n o m o v mm m m ' 3 E 3 N r m M' n O 0 3 0 m 30 0 • N �- d .+ � N � -t L n n O n N N N in • O � O N C c n0 n v� n 38th Avenue Mixed Use Forum Attendees Name Company Address of Property Owned Address to Reach You Phone Email Attendees: 1 Pam Parker Mary M Shell Family Trust 3885 Lamar Street 1001 W Vassar Place Lakewood 80227 303 - 475 -1147 bearso @comcast.net 2 Jim and Carol Mulvihill 3688 -98 Otis Street PO Box 17242 Golden 303 -526 -2553 mulvi.l @comcast.net 3 Walt Pettit 3930 Eaton Street 3930 Eaton Street 303 - 425 -4124 wcpettit39 @msn.com 4 Sheree West East West Holidngs (The Village LLC) 6150 W 39th Street 1050 Camino Rancheros Santa Fe NM 87505 917 - 716 -7682 swest137 @gmail.com 5 Bruce Bailey East West Holidngs (The Village LLC) 6151 W 39th Street 303 - 772 -8831 npv4fun @comcast.net 6 Robert McGhee Darby's Cabinets 5940 W 38th Ave 5940 W 38th Av 720 -261 -5574 robert @darbyscabinets.com 7 Earl Worming 580 W 38th Ave 1980 Taft Drive Lakewood 80215 303-810-7518 720- 810 -7518 8 Paul Slingsby 3710 Teller Street 3711 Teller Street 303- 422 -3728 9 Marc Sevier 6117 W 38th Ave 6117 W 38th Ave 303- 422 -1685 a.insuranceagency @ comcast.net 10 Jerry Nealon Cress Kitchen and Bath 6770 W 38th Ave 6770 W 38th Ave 303 - 421 -8711 Jerry @cresskitchenbath.com 11 Ken Allen Vector Property 38th and Newland 3906 Quay Street 303 - 842 -4184 coolbreezeseth4 @yahoo.com 12 Phil and Kristi Czajkowski 7015 W 38th Ave 7015 W 38th Ave 303 - 467 -1334 phil_cz @hotmail.com 13 Ron Westover 5725 W 38th Ave 5725 W 38th Ave 720 - 273 -5179 14 Jim Goddard 5310 W 38th Ave 108 Sioux Drive Berthoud, CO 720 -219 -0805 jimmiegt @aol.com 15 Terry Amalfitano 7300 W 38th Ave 7300 W 38th Ave - 303 -422 -1236 terrya @bigskyespresso.com 16 Torrey Johnson 3845 Newland Street 3845 Newland Street 303 - 863 -8163 johnson_torrey @hotmaiLcom 17 Ann Hagerty 3655 Newland Street 3655 Newland Street 303-431-4185 ahagerty0107 @gmail.com 18 Scott Shields Family Tree, Inc 3805 M arshall Street 3805 Marshall Street 303- 422 -2133 SShields @thefamilytree.org 19 Ron Rau 67 65 W 36th Ave 6765 W 36th Ave 303 - 467 -1906 rjrau8 @hotmaiLcom 20 Lisa Brown Highland South & West Apartments 6340 W 38th Ave, #100 6340 W 38th Ave, #100 303-424-9401 ext 12 Imbhighlands @comcast.net 21 Nate Showalter 5850 W 37th Place 5850 W 37th Place 303 - 368 -1119 nateshowalter @hotmaiLcom 22 Jessica Klingspurn 5851 W 37th Place 5851 W 37th Place 303- 845 -2876 jessica @livein5280.com 23 Dan Beitenman 3770 Jay Street 377 Jay Street 720- 480 -1645 dbeitenman @msn.com 24 Russ Redig Al Rental 7080 W 38th Ave 11266 W 75th Ave Arvada 80005 303-424-4456 25 Edwin Allen 38th and Upham PO Box 1989 Wheat Ridge 80034 303 - 425 -3601 26 Kent Davis 38th and Wadsworth 8080 Mel rose Drive 303- 424 -7211 27 Cynthia Beal 39th and Wadsworth 3625 Reed Street 303-935-2872 cdbea22(c)gmail com 28 Joe Bullard PDI Design 3798 Marshall Street 3799 Marshall Street 303-463-5220 jbullard @pdidesign.com 29 Tom Yang 69 90 W 38th Ave 2700 Youngfield #280 Lakewood 303-444-2540 aop2700 @comcast.net 30 Hank Stites B &F Tires 69 15 W 38th Ave 6 915 W 38th Ave 31 RogerLoecher 5500 W 44th Aven Denver 80 212 303-422-8500 32 Jen Walter 28 Qu ay Street 2 890 Q uay Stre - 33 Francisco Reina 4619 U Street 4619 Upham S treet 303 - 83 -0866 rizback @yahoo.com 34 Laura Clark Foamtec Systems Inc 7172 -7180 W 38th Ave 7172 -7180 W 38th Ave 303 - 718 -7125 35 Debbie Sarcone 6685 W 30th Ave 6685 W 30th Ave 80214 303 -513 -8154 d sarcone @yahoo.co 36 Kathy Montgomery 3840 -45 Ingalls Street 303- 422 -3728 kathym @evcohs.com 37 Larry Merld 7175 W 34th Place 7175 W 34th Place 303 - 912 -3510 38 Denise Balkas Wheat Ridge 2020 3793 Marshall 3793 Ma rshall 720-259-1030 dbalkastevens @wheatridge 39 Ed Kaufman 3771 Harlan Street 13490 Lafayette Court Thornton 303- 255 -9307 bzdev @yahoo.com 40 Julie Grenfell The Road 303- 952 -9122 owj3337 @hotmaiLcom 41 Craig Cook 3710 Upham PO Box 524 Indian Hills, CO 80454 303-667-0693 Craig @craigccook.com 42 Charles Aragon 5675 W 38th Ave 220 Raleigh Street 303-922-0927 43 Ed Deeds 2345 7th Street Denver 80211 303- 324 -1 219 eddeeds @yahoo.com 44 John Moore 45 Tom Lix 46 John Montoya 47 Delia Hammons 48 Grayce Wilkite 49 Don Fanti RSVP but did not come: John Clander Eric Griffiths Rick Liley Marla Apartments Courtney Payne and William Lang Jay Moskowitz 3885 Upham Properties RSVP Cannot Come: Buzz Calkins Bradley Petroleum (owns two gas stations on 38th) Larry Maske 4sked to be Added to List Mary McGuire 6580 W 38th Ave 7521 T Ct Arvada 80007 303 - 424 -1411 3745 Chase Street 3745 Chase Street 303- 456 -5370 3755 Benton Street 3755 Benton Street 303- 994 -4624 3755 Benton Street 3755 Benton Street 303 - 422 -7437 3740 Benton Street 3740 Benton Street 303-421-6920 6652 W 38th Ave 6652 W 38th Ave 303- 424 -7721 5511 and 5515 W 38th Ave 14584 W 3rd Avenue Golden 80401 6465 W 38th Ave 12744 W Harvard Ave Lakewood 80228 3702 Eaton Street, Denver 80212 3885 Upham 2932 Fenton Street, Wheat Ridge 80214 S Tucson Way, Englewood 80112 Kendall Street, Wheat Ridge 80033 Gray Street Wheat Ridge 80212 303 - 278 -3965 303 - 733 -4627 303 - 421 -3915 -noorejrl2 @msn.com Lomlix @msn.com johnolander @gmail.com jericgriffiths@gmaii.com lileyl2744@comcast.net courtneyepayne@gmail.com sstevens @qlmllc.com buzz @bradleygas.com cfmaske @yahoo.com re @msn.com I /, I I✓ 1 of MIXED USE ZONING Wheat "l ge BETTER ZONING FOR A VIBRANT WHEAT RIDGE 38 Ave Mixed Use Forum —April 8, 2010 R` �5 ILI r 1 Name Address of Property Owned in Northwest Address Where to Reach You Phone Email Subarea 1 I ti � 8 (( /�08 1p l-e z &Te_fW -3 q�3r 36 2 2 Se 3 OIL v� 39 cuacts tK- 3 ( a5 4 r / ✓lot C (I I�t` S1 S C�•�v�@ �.vS s oo 14)38 u 735 - Am F.6 /08 S�6�x�Rr 7�a all �,dd'�S \11,�n'v`►E�� @cow �6 6 7i I �atrr,� �;I �� S�- j8 �f� PCB f 7 ��Z oP�e�� Cv 3v3 — S 2ss� rr,�l�re 1 C?e(rmCeZ�, � �Q.f E.u.,n wv �F� � �` Sv t.✓ . � 71-t,. � L I,/ �e�-� ' � Z C v UCIJ -t�— �.s( SGw� 36q - 3 8 -Ill -c.,w� C�a��•c 8 BILL b uE Lk Cc-L- b -PtGA "f 9 1 e,-, G /a c ivcr (• y ° 1 o ��6ech2v �SOCIGV�L" 1 �1 (!U 1 d01 %Z ��3'� _ - gZ 6i ��CI,G � ® R` �5 ILI r 1 6 h L b L � l l[Y Of Wheat�dge MIXED USE Z ON I NG BETTER ZONING FOR A VIBRANT WHEAT RIDGE 38 Ave Mixed Use Forum —April 8, 2010 pt Name Address of Property Owned in Northwest Address Where to Reach You Phone Email Subarea 1 r 2 1 c I k Z 2 G, b; 3 p � � I'1Z - 'll �5o ti� , 3��° I�ue _ 3 °3 4 303 ��3 -g�sy d�sG 5 a ©�a - 6 gas C& at, 7O '; asz" q, 303— 7 ��Gc I�'l o �r �fDOOJ/� -�' ��" �F �J - S�5 /lJ�t/� -�i�.> � 3 -�07/� -��L� � /J'I �i° ✓GC�/�L� " C',O a S�� 5 3 7ia l �� t �fl �Zz 37ZS 9 10 11 12 13 14 15 pt L, L �c L L L NY V'! City of WheatRoge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE 38 Ave Mixed Use Forum —April 8, 2010 :20, h , O G•- 1 Name Address of Property Owned in Northwest Address Where to Reach You Phone Email Subarea 1 2 L) 162 I WLZ 3 S 0.4shRl 3 rte. �(A y�/ccS, iv Fr�,P �Ket�rvr�9 n z}LLeti �. &&7?`f clv 3906 Q�fkty �D�. 842- ¢�84 �.. ac, coo /h�eezese a �Qr lfl �f�(( am if2ers+ 3g8 /e)G e� !�/. UG<sscc� t`� ku as 3�3 4 -I" 7 rlse) eC�6aAhas -4 . arc 5Cv00_r X11 �✓. & /T ��. s w� 3n3 - 'l ZZ — 1 �YS nsu/1 r.e ee�c�ciec�f�7�isv r� 31 54 93d7 Ez�l:) el'04 ' 3 /d'd -�' /�� d��se n 7ael a,� >- 575_7 LF j LX I « �r ell ( �D�� w��3�7 @�' otdYlar� L 0AINlkl �— S j'c/ Sao - ?S i� �CeJ'r✓vp�.'� Qeev�, 13 14 15 :20, h , O G•- 1 38th Avenue • Mixed Use Survey Results May 4, 2010 16 Total Surveys MIX OF USES Question 1: It makes sense for the nixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Question 2: Rather than requiring a mu of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Question 3: If makes sense for the new zoning code to require ground floor recall uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. 38N Avenue Mixed Use Survey 2ewre Question 4: Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor 70 % 60 Question 5 Higher Bldg Heights Higher Res Densities Reduced Parking Req 50% Rank 1 5 1 5 3 14 40% 36% 21% Rank 2 2 3 4 30% 12 Percent 17% 25% 33% 20% Rank 3 2 3 4 3 12 10% 33% ° _ Rank 4 3 5 1 1 M 12 0%] 87 25% Strongly Somewhat Somewhat Strongly Agree Agree Disagree Disagree Question S: What incentives would work best to induce mixed use development and /or ground floor retail uses on 38th Ave? Please rank 1 -4, with 1 being most effective and 4least effective. Question 5 Higher Bldg Heights Higher Res Densities Reduced Parking Req Reduced Landscape Req Rank 1 5 1 5 3 14 Percent 36% 7% 36% 21% Rank 2 2 3 4 3 12 Percent 17% 25% 33% 25% Rank 3 2 3 4 3 12 Percent 17% 25% 33% 25% _ Rank 4 3 5 1 3 12 Percent 25% 42% 87 25% QuesMon b: should any of the folloving outo-cr ented uses be allowed as new development along 38th Ave? Driveihrus Allowed Allowed with review Not Allowed Percent 31% 31% 387. Drive -thrus Cmuepair Allowed Allowed with review Not Allowed Percent M. 38% 44% Car repair 38M Aveiue Mixed Use Surrey Results 2 Carsales Allowed Allowed with review Not Allowed Percent 13% 19% 69% Carsales SCALE OF DEVELOPMENT Question 1: Currently, new buildings along 38th Ave are limited by height maximums set in the City Charter. What building maxmums do you think are most appropriate for n development along 38th Ave? Question R: What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? Question 2 2 -3 story max 4 -5 story max Percent 29% 71% Question 3: It makes sense to require a minimum level of density for mixed use development along 381h Ave Question Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 31% 44% 199 69' 38th Avenue Mixed Use Survey Results 3 50% r44% 45% 40% 35% 30% 25% 20% 5% 0% Strongly Agree Somewhat Somewhat Strongly Agree Disagree Disagree 38th Avenue Mixed Use Survey Results 3 NEIGHBORHOOD TRANSITIONS Question 1: What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Question Landscape buffers Screen walls Building setbacks Percent 569 25% 19% NONCONFORMING PROPERTIES Question 1: The new mixed use zone district would likely make several existing properties along With Ave non - conforming. Should these non - conforming properties be allowed to expand? 70% 60% 50% 38 40-A 30% 20% , 10% Yes No Question 2: if you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would have to meet the new zoning standards? Question 2 By 15% By 20% By 30% By 407. Percent 13% 50% 137o 257. 381h Avenue Mixed Use Survey Results 4 DEVELOPMENT REVIEW Question 1: New development within the poroposed mixed use zone district would be subject to zoning standards as well as design standrads, which regulate building farm, scale and design. For new development applications, what level of development review would be most Question1 Admin ony admin largeei Pub Hearings onty Percent 337 53% 139 PROCESS FOR REZONING Question 1: The City is Interested in proactively re- zoning properties at targeted areas, including Wadswodh between W 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from the private property owners, but would also require onv future development on rezoned properties to compN with the new mixed use district and design standards. 38th Avenue Mixed Use Surrey Results MIXED USE Z itt.i „lc:i Wh6aT I(If BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights _ Higher allowable residential densities _ Reduced landscaping requirements _ Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: _ Allowed _Allowed with additional review /approval process _Not Allowed Car repair: — Allowed _Allowed with additional review /approval process _Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process _Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 � Whet Rjdgr Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. — 2 -3 story max _4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? — 2 -3 story max _4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. — Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers _Screen walls _Building setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. — Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 _�9rW=t MIXED USE 'Z C,i`.a;NG Wheat. 'g(` BETTER ZONING FOR VIBRANT WHEAT RIME SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the 38th Avenue mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us 38th Avenue - Mixed Use Zoning Survey Page 3 _�q WI= 2 &' MIXED USE 7-0N €NG W I1Cat I(I�TB BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights Reduced landscaping requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrust _Allowed _Allowed with additi onal review /approval process Not Allowed Higher allowable residential densities Reduced parking requirements Example mixed use development at Belmar in Lakewood. Car repair: — Allowed _ _Allowed with additional review /approval process a at Allowed Car sales: Allowed _ _Allowed with additional review /approval process 38th Avenue - Mixed Use Zoning Survey P Page 1 / /W];�.t at onal review /approval process Not Allowed Higher allowable residential densities Reduced parking requirements Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. 2 -3 story max _ story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? — 2 -3 story max _4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. ✓= Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers _Screen walls _Building setbacks Other NG PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. _ Yes �No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 What 19g,- „I MIXED USE rO.NIIN Wheat l(IgL- BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the 38th Avenue mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered” uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us 38th Avenue - Mixed Use Zoning Survey Page 3 Wh;ar tdge ., MIXED USE ZONii G, Wheat ogZ BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. Example mixed use development at Belmar in Lakewood. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree 4somewhat Agree Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. "L Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _Strongly Agree �CSomewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights ' "Higher allowable residential densities c( Reduced landscaping requirements L Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: _ Allowed _Allowed with additional review /approval process XNot Allowed Car repair: — Allowed _Allowed with additional review /approval process �C Not Allowed Car sales: — Allowed _Allowed with additional review /approval process 4Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 WheLic [<Ig� SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. 2 -3 story max -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? 2 -3 story max L ' , 4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. _ Strongly Agree _Somewhat Agree "L Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. ,Z, Landscaped buffers _Screen walls _Building setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. _ Yes gNo 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _ Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: 4 Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 �9-Wheaxi�i gd c MIXED USE _: igiitac :i BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree 4 Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree Aomewhat Disagree X Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. 3 Higher allowable building heights �+' Higher allowable residential densities Q Reduced landscaping requirements _L Reduced parking requirements Suggestions for other incentives P f SS -�O E>06 (0 — 3�CII� 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: — Allowed XAllowed with additional revie aw pproval process _Not Allowed Car repair: — Allowed _Allowed with additional review /approval process Allowed Car sales: _ Allowed _Allowed with additional review /approval process / Jlot 7: Not Allowed 38th Avenue- Mixed Use Zoning Survey Page 1WhditfILn Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. -�(2 -3 story max 4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? _ 2 -3 story max � 4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. _ Strongly Agree _Somewhat Agree 4 Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers � Screen walls wilding setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. ZK Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% �Z20% _30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites -C� _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue- Mixed Use Zoning Survey Page 2 -WQe 'c nl MIXED USE ?Oi4 h"IG W h 87i I(1gX BETTER ZONING FORA VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree 4, Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual inter st and activity along the sidewalk. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. _ Higher allowable building heights _ Reduced landscaping requirements / Higher allowable residential densities )— Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: � Allowed _Allowed with additional review /approval process _Not Allowed Car repair: — Allowed Sr Allowed with additional review /approval process _Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 �9- W K", "t Rk!&, Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. X _ 2 -3 story max 5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? 2 -3 story max _X4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. _ Strongly Agree Somewhat Agree _Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please ra 1-4, with 1 being most important. hafidscaped buffers _Screen wallsuilding setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. K Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% _20% / K30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only Z . Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 - vvheac sg j .,I MIXED USE II;'_; W }ll'al l(IgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within a same building or site. _ Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties develope s mixed use. _Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interes / t�rrd activity along the sidewalk. _ Strongly Agree _Somewhat Agree v Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the grou floor. _ Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights 2 �> Higher allowable residential densities Reduced landscaping requirements ?— Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 3 Ave? Drive - thrust _Allowed Allo d with additional review /approval process _Not Allowed Car repair: — Allowed Ilowed with additional review /approval process _NoyAllowed Car sales: — Allowed _Allowed with additional review /approval process Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 jW1=HZ,t&'. Example mixed use development at Belmar in Lakewood SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supordental sheet for building height examples. _ 2 -3 story max _ x other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersec ' s, such as Sheridan or Wadsworth? _ 2 -3 story max _4-5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th A ue. _ Strongly Agree omewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. / r L�ndsca buffers en wars wilding setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for atex of nonconforming. Yes 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what I e of development review would be most appropriate? _ Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 �9-WQ iRLd�,c ., MIXED USE Z'EO N fNG Wheat L gL: BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the 38th Avenue mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us 38th Avenue - Mixed Use Zoning Survey Page 3 _�P- Whe=at tZ 4 -story building MIXED USE ZONiN Wheatl iS:Igv I BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. X Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree % Somewhat Agree _Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights Higher allowable residential densities Reduced landscaping requirements I Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: � Allowed _Allowed with additional review /approval process _Not Allowed Car repair: K _Allowed with additional review /approval process _Not Allowed Car sales: kAllowed _Allowed with additional review /approval process _Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 �9-WKe t(L, Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. 2 -3 story max >/,4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? _ 2 -3 story max X4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers 2screen walls - 2- Building setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% _20% _30% x40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 wli' =t[��' (2) 1 MIXED USE t1":'iid €i�lc W heat IIigC BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree -Somewhat Disagree Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree /Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _Strongly Agree _Somewhat Agree _Somewhat Disagree Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. K Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights I Higher allowable residential densities Reduced landscaping requirements 1 Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: — Allowed AAllowed with additional review /approval process _Not Allowed Car repair: Allowed _Allowed with additional review /approval process _Not Allowed Car sales: _ Allowed Allowed with additional review /approval process Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 - %wi=tlLtg�. Example mixed use development of Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. _ 2 -3 story max "�4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? _ 2 -3 story max V4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. _ Strongly Agree _Somewhat Agree \P Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers f I5creen walls ZBuilding setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. 4yes No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? _ 15% Am _30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only '*� (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 Whcf .'l [R,tk y �, MiXED USE whPIIll 11 igP BE I QBZONING FOII A MEANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties develo ed as mixed use. Strongly Agree Somewhat Agree -Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning cone to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree Asomewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree JlSomewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. 3 allowable building heights - -3 Higher allowable residential densities Reduced landscaping requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: _ Allowed _Allowed with additional review /approval process ,Not Allowed Car repair: _ Allowed X . Allowed with additional review /approval process _Not Allowed Car sales: _ Allowed Y Allowed with additional review /approval process Not Allowed a Reduced parking requirements 38th Avenue - Mixed Use Zoning Survey Page 1 © W i;;-;:i 11 _& IV-, Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. X , 2 -3 story max _4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? , �2 -3 story max _4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. Strongly Agree �Npmewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. t Landscaped buffers CScreen walls Building setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. X Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% 20% _30% _409 Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue- Mixed Use Zoning Survey Page 2W1+cattzZc}gr. `, I MIXED USE VY� i10.11 i ZI [ ig" BMER CONING FOP A VIBRANT WHEAT FNGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the 38th Avenue mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: ° Sarah.Showalter,.Planner, 11 1303.235.2849 j sshowalter @ci.w eatrid e.co.us ��Q S e, �- g 77`/�s c� P u.e� Cod !'ems (atGI Ad- Aw 38th Avenue - Mixed Use Zoning Survey Page 3 � -G� 41 2 -story building 4 -story building .,. MIXED USE W hOill I I( BE 1 LEH CONING FORA VIBRAN1 WHEAT RtDGF WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. Example mixed use development at There are a few key issues that we are trying to resolve for the new mixed Belmar in Lakewood. use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree %trongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the , pedestrian experience by providing visual interest and activity along the sidewalk. \ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights Reduced landscaping requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development alp 38th Ave? Drive - thrus: _ Allowed _Allowed with additional review /approval process Not Allowed Car repair: Allowed _Allowed with additional review /approval process V Not Allowed Car sales: i Allowed _Allowed with additional review /approval process _Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 � IQ, &,. cR- Higher allowable residential densities 3 Reduced parking requirements SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. _ 2 -3 story max 4 -5 story max other ST r ti 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? 2 -3 story max _4 -5 story max other ti S I Y 3. It makes sense to require a minimum level of density or minimum building height for mixed use \ development along 38th Avenue. � Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. 0 Landscaped buffers Screen walls 3 Building setbacks Othe NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. —Yes for. 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? _ 15% _20% _30% _40% Other �V DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _ Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning processfrom private property owners, but would also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: Strongly Agree - Somewhat Agree Somewhat Disagree Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 �wheatR q6: W 1<i C . E...R ZONING 'OR A VIBRANT WHEAT NIWF SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the 38th Avenue mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: 2 -story WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us 38th Avenue - Mixed Use Zoning Survey Page 3 5 9- W h�.3r1Z,Ug,. 4 -story building ., MIXED USE ZONilrt;: =: W }1087 L(L�B BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. 37i' ` cUtds5 . s/ Example mixed use development at Belmar in Lakewood. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. (/ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for .those properties developed as mixed use. L Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. L Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the _ grow d floor. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights Reduced landscaping requirements Suggestions for other incentives Higher allowable residential densities Reduced parking requirements 6. Should any of the fol owing auto - oriented uses be allowed as new development along 38th Ave? Drive - thrust Allowed _Allowed with additional review /approval process ' Not Allowed Car repair: — Allowed _Allowed with additional review /approval process YNot Allowed Car sales: — Allowed _Allowed with additional review /approval process kofot Allowed 38th Avenue- Mixed Use Zoning Survey Page 1 -�q,Wi;cat PLdg, SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. 2 -3 story max _4 -5 story max other C a2 o 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? _ 2 -3 story max _4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. /"Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers g Screen walls LBuilding setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. _ Yes / 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only dAdministrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- d rezonings _Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue -. Mixed Use Zoning Survey Page 2 �Whcat ;� N" MIXED USE Z' N W M1CdY idge BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the 38th Avenue mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us 38th Avenue - Mixed Use Zoning Survey Page 3 _;�q Wls". "t . 4 -story building nI MIXED USE `OiF MG VV hCaY lc BMER ZONING FOR AVIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. Example mixed use development at Belmar in Lakewood. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree YSomewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree )(Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree somewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. ,Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights _ Higher allowable residential densities _ Reduced landscaping requirements _ Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: _ Allowed Allowed with additional review /approval process _Not Allowed Car repair: _ Allowed *flowed with additional review /approval process _Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 - �q' W ji E,, SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see X 4-5 plemental sheet for building height examples. 2 -3 story max story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? _ 2 -3 story max _4 -5 story max other a-- f 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree AStrongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. u Landscaped buffers Z Screen walls - setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. Yes _No r k' °' 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? _ 15% _20% _30% _40% Other li�� Z5,G10CIJA 6--- -soW LO/ 570 -*nom DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2Whwc .� N ., MIXED USE Wheat l(I�C BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. Example mixed use development at Belmar in Lakewood. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree 'Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree,_ omewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights / Higher allowable residential densities Reduced landscaping requirements 3 Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrust ZAIlowed _Allowed with additional review /approval process _Not Allowed Car repair: — Allowed Allowed with additional review /approval process _Not Allowed Car sales: — Allowed _Allowed with additional review /approval process ?Not Allowed 38th Avenue- Mixed Use Zoning Survey Page 1 _�9-Wl: at R-,,_!&,. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. 2 -3 story max _4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? 2 -3 story max 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38t Avenue. Strongly Agree omewhat Agree -Somewhat Disagree _Strongly Disagree _4 -5 story max other NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent: to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers Screen walls 3 Building setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. 4 Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% _20% _30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _ Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 Wh xrq, v /3 MIXED USE 1 hOill 1 I( Ig" Gh R ZONING F011 A WBBAM WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. V Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. 1/Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree _Somewhat Agree _Somewhat Disagree "trongly Disagree S. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. _ Higher allowable building heights _ Higher allowable residential densities _ Reduced landscaping requirements !/Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: — Allowed _Allowed with additional review /approval process Z of Allowed Car repair: — Allowed _Allowed with additional review /approval process f/Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process ✓Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 ,e W h; Sl I Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. tZ2 -3 story max 4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? V2 -3 story max _4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use de elopment along 38th Avenue. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. _ Landscaped buffers _Screen walls ✓Building setbacks Other iNCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. Z es _No , 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% V 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 O-W="t @g, m .,I MIXED USE 0 W i1E`ai Rtjg BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. Example mixed use development at There are a few key issues that we are trying to resolve for the new mixed Belmar in Lakewood. use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone districtwould be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree Vsomewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. V Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree ✓ Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights Higher allowable residential densities ? Reduced landscaping requirements L Reduced parking requirements Suggestions for other incentives _ 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrust Allowed _Allowed with additional review /approval process _Not Allowed Car repair: — Allowed vA / flowed with additional review /approval process Not Allowed Car sales: — Allowed _Allowed with additional review /approval process � Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 / WFic�tf t�tLn SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. _'�_2-3 story max _4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? 2 -3 story max _4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to 3 existing residential properties? Please rank 1 -4, with 1 being most important. / Landscaped buffers LScreen walls Building setbacks Other l8�� /I/ �� NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. _ Yes VINO 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? ✓ (staff) review only & Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, butwould also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: "Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 �q-vv a ` ,n MIXED USE _(Di`ulN' Wheatl t(IgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the 38th Avenue mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NONCONFORMING PROPERTIES? Nonconforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Nonconforming uses are often referred to as "grandfathered" uses. An example of a nonconforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Nonconforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. STAY INVOLVED ... Track all progress at: www.wrmixeduse.com For futher questions or comments, contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us 38th Avenue- Mixed Use Zoning Survey Page 3Wh;atlZlg� 4 -story building ,,. MIXED USE W IA`al I 1( I�P BE I OR CONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code, As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree XSomewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree )C Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. ), Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. "Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree S. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Z Higher allowable building heights l Reduced landscaping requirements Suggestions for other incentives Higher allowable residential densities Reduced parking requirements 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: — Allowed ZAllowed with additional review /approval process _Not Allowed Car repair: — Allowed _Allowed with additional review /approval process `Not Allowed Car sales: — Allowed _Allowed with additional review /approval process ; K - Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 f W Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. )i�2 -3 story max _4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? _ 2 -3 story max V4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree GHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. Landscaped buffers 'Screen walls Building setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. ,Yes _No , 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% _20% _30% _40% Other AQ01Tt Dr.1AL FZM IZF- t.1 �AAPROV AI_ oer� DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning processfrom private property owners, but would also require anyfuture development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings 4 Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2 �9—W =tR@lgc, oI MIXED USE Z 3N"2"" ,, Wltcat klgl BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important stakeholder on 38th Avenue, between Sheridan and Wadsworth, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree Y Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. -X Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree I( Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree X( Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses along 38th Avenue? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights 3 Higher allowable residential densities & Reduced landscaping requirements _j Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: _ Allowed (Allowed with additional review /approval process Not Allowed Car repair: X Allowed _Allowed with additional review /approval process Not Allowed Car sales: — Allowed Allowed with additional review /approval process _Not Allowed 38th Avenue - Mixed Use Zoning Survey Page 1 �9- WFi ac rkigg, Example mixed use development at Belmar in Lakewood SCALE OF DEVELOPMENT 1. Currently, new buildings along 38th Avenue are limited by height maximums set in the City Charter: 35' (2 -3 stories) for any building with residential and 50' (4 story) for commercial buildings without a residential use. What building height maximums do you think are most appropriate for new development along 38th Avenue? Please see supplemental sheet for building height examples. 2 -3 story max X 4 -5 story max other 2. What building height maximums do you think are most appropriate for new development along 38th Avenue at major intersections, such as Sheridan or Wadsworth? 2 -3 story max _4 -5 story max other 3. It makes sense to require a minimum level of density or minimum building height for mixed use development along 38th Avenue. _ Strongly Agree ,somewhat Agree _Somewhat Disagree _Strongly Disagree NEIGHBORHOOD TRANSITIONS 1. What types of protections and buffers are most important for potential mixed use development adjacent to existing residential properties? Please rank 1 -4, with 1 being most important. a Landscaped buffers J_Screen walls 3Building setbacks Other NONCONFORMING PROPERTIES 1. The new mixed use zone district would likely make some existing properties along 38th Avenue nonconforming. Should these nonconforming properties be allowed to expand? Please see supplemental sheet for an explanation of nonconforming. Y Yes _No 2. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% _20% _30% X40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only �[ Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties to new mixed use zoning. This would remove the burden of the rezoning process from private propertyowners, butwould also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: _ Strongly Agree _Somewhat Agree X Somewhat Disagree _Strongly Disagree 38th Avenue - Mixed Use Zoning Survey Page 2Whacfig... 38th AVENUE CORRIDOR MIXED USE ZONING FORUM Please join us for a discussion about potential new mixed use zoning for 38th Avenue between Sheridan and Wadsworth. The evening will include an open house and information on: • Next steps for planning efforts along the corridor • An update on the 38th Avenue Market Study sponsored by Wheat Ridge 2020 in December 2009 • Resources from Wheat Ridge 2020 and the Wheat Ridge Business District OE I MIXED USE ZONING WheIatpigge BETTER ZONING FOR A VIBRANT WHEAT RIDGE IMPORTANT NOTICE MI USE Z ONI N G OP H After meetings with property owners throughout early 2010, the City has made significant progress on the new mixed use zoning code, intended for the following areas: • Wadsworth between 38th and 44th Avenues • Kipling north of 44th Avenue • 38th Ave between Sheridan and Wadsworth • The future Ward Road commuter rail station (Northwest Subarea) This is an important opportunity to learn more and give us your input. Copies of the latest draft will be available at the meeting, and you can also download a copy at the project website at any time: www.wrmixeduse.com /draft -code or MIXED USE ZONING WheatP4dge BETTER ZONING FOR AVIBRANT WHEAT RIDGE RENT -A- CENTER CASMAN'S AUTOMOTIVE & SENGATAKI JAPANESE GRILL 5305 W 38th AVE UNIT E MUFFLER 5280 W 38TH AVE WHEAT RIDGE, CO 80212 -7008 5208 W 38th AVE WHEAT RIDGE, CO 80212 -7008 WHEAT RIDGE, CO 80212 -7008 ACE AMERICAS CASH EXPRESS HANK'S BILLIARDS E Z MONEY PAYDAY LOANS 5335 W 38th AVE 5250 W 38th AVE 5310 W 38th AVE WHEAT RIDGE, CO 80212 -7058 WHEAT RIDGE, CO 80212 -7008 WHEAT RIDGE, CO 80212 -7059 MAYER PAINT EQUIPMENT LAKESIDE, STEWART GARDENS, CENTRAL TELEVISION SERVICE 5390 W 38th AVE OLINGER GARDENS CO WHEAT RIDGE, CO 80212 -7059 5300 W 38TH AVE 5320 W 38th AVE WHEAT RIDGE, CO 80212 WHEAT RIDGE, CO 80212 -7059 SUBWAY SANDWICHES VILLAGE LIQUORS WORLD NAILS SALON 5397 W 38th AVE 5305 W 38th AVE UNIT D 5380 W 38th AVE WHEAT RIDGE, CO 80212 -7058 WHEAT RIDGE, CO 80212 -7156 WHEAT RIDGE, CO 80212 -7059 HOUSE OF CARMEL SHERWIN WILLIAMS H AND R BLOCK 5455 W 38th AVE 5315 W 38th AVE 5395 W 38th AVE WHEAT RIDGE, CO 80212 -7251 WHEAT RIDGE, CO 80212 -7058 WHEAT RIDGE, CO 80212 -7158 MODERN NAILS HANGER PROSTHETICS AND TICK TOCK WIRELESS ORTHOTIC 5345 W 38th AVE 5455 W 38th AVE UNIT A WHEAT RIDGE, CO 80212 -7058 5455 W 38th AVE UNIT J WHEAT RIDGE, CO 80212 WHEAT RIDGE, CO 80212 -7251 SUNRISE /SUNSET PAPA JOHNS WEIGHT WATCHERS NORTH AMERICA 7400 W 38th AVE 5395 W 38th AVE WHEAT RIDGE, CO 80033 -4845 WHEAT RIDGE, CO 80212 -7158 WHEAT W 38th AVE A UNIT C WHEAT RIDGE, CO 80212 -7068 PRESTIGIOUS CARE ADVANCE AUTO PARTS ALESSANDRAS SALON LLC 7470 W 38th AVE 5400 W 38th AVE 7460 W 38th AVE WHEAT RIDGE, CO 80033 -4845 WHEAT RIDGE, CO 80212 -7061 WHEAT RIDGE, CO 80033 -4845 K & B MANAGEMENT LLC FOOT HEALTH STORE WEST WHEAT RIDGE UNITD 3790 WADSWORTH BLVD 5455 W 38th AVE UNIT I METHODIST CHURCH WHEAT RIDGE, CO 80033 WHEAT RIDGE, CO 80201 7530 W 38th AVE WHEAT RIDGE, CO 80033 -4847 BRADLEY PETROLEUM INC. COMPLETE PRINTING INSTANT TAX SERVICE 7403 W 38th AVE SOLUTIONS IN 7490 W 38th AVE WHEAT RIDGE, CO 80033 -4844 5455 W 38th AVE UNIT B WHEAT RIDGE, CO 80033 -4845 WHEAT RIDGE, CO 80212 -7068 PULCIANI INSURANCE AGENCY CAR BATH CAR WASH WESTERN ANIMAL CLINIC 5455 W 38th AVE UNIT D 5478 W 38th AVE 5500 W 38th AVE WHEAT RIDGE, CO 80212 -7068 WHEAT RIDGE, CO 80212 -7061 WHEAT RIDGE, CO 80212 -7063 MASTER BUILT CONSTRUCTION ORNAMENTAL BEADS LLC LA FONDA MEXICAN 5515 W 38TH AVE 5712 W 38th AVE RESTAURANT WHEAT RIDGE, CO 80212 -7063 WHEAT RIDGE, CO 80212 -7125 5750 W 38th AVE WHEAT RIDGE, CO 80212 -7125 A- SPEEDY BAIL BONDS TANGO RESTAURANT INC. WHEAT RIDGE LIQUOR 5796 W 38th AVE 5807 W 38th AVE 5808 W 38th AVE WHEAT RIDGE, CO 80212 WHEAT RIDGE, CO 80212 -7126 WHEAT RIDGE, CO 80212 -7127 ABSO SILER AND ASSOCIATES INC. C & M CONSULTING SERVICES 5810 W 38th AVE STE 17 5810 W 38th AVE STE 20 5810 W 38th AVE STE 24 WHEAT RIDGE, CO 80212 -7100 WHEAT RIDGE, CO 80212 -7100 WHEAT RIDGE, CO 80212 -7100 EMMAUS FEDERAL CREDIT TRIO SALON ON THE BLVD HOME TEAM REAL ESTATE UNION 5815 W 38th AVE 5815 W 38th AVE 5810 W 38th AVE STE 24 WHEAT RIDGE, CO 80212 -7100 WHEAT RIDGE, CO 80212 -7100 WHEAT RIDGE, CO 80212 BELFIORE ITALIAN SAUSAGE PUSH HARD SKATEBOARDS LLC COLD NEEDLE TATTOO 5820 W 38th AVE 5840 W 38th AVE 5850 W 38th AVE WHEAT RIDGE, CO 80212 -7127 WHEAT RIDGE, CO 80212 -7127 WHEAT RIDGE, CO 80212 -7127 DRAIN O ROOTER SUGAR BEARS GIFTS AND ROCKY MOUNTAIN REEFS 5857 W 38th AVE FLOWERS 5880 W 38th AVE WHEAT RIDGE, CO 80212 -7126 5870 W 38th AVE WHEAT RIDGE, CO 80212 -7127 WHEAT RIDGE, CO 80212 -7127 CUTTING EDGE FRAMING AND REDFERN CARPETS AND RILEY S SHOP LLC GALLERY REMNANTS 5883 W 38th AVE 5885 W 38th AVE 5900 W 38th AVE WHEAT RIDGE, CO 80212 -7126 WHEAT RIDGE, CO 80212 -7126 WHEAT RIDGE, CO 80212 -7166 VAN DORSTEN CUSTOM SILVER BULLET SHOOTING SANDALWOOD MANOR FIREARMS & GUNSMITHIN RANGE 3 83 5 14ARLAN STREET 5901 W 38th AVE 5901 W 38th AVE WHEAT RIDGE, CO 80033 WHEAT RIDGE, CO 80212 -7172 WHEAT RIDGE, CO 80212 -7172 A FUSION SOLAR CONCEPTS ABSOLUTELY CABINETS INC. CABINETS NOW 5930 W 38th AVE 5940 W 38th AVE 5940 W 38th AVE WHEAT RIDGE, CO 80212 -7166 WHEAT RIDGE, CO 80212 -7166 WHEAT RIDGE, CO 80212 -7166 DARBY S CABINETS APPLE MOTORS SUPER AMERICA 5940 W 38th AVE 5955 W 38th AVE 5990 W 38th AVE WHEAT RIDGE, CO 80212 -7166 WHEAT RIDGE, CO 80212 -7172 WHEAT RIDGE, CO 80212 -7166 ALL ABOUT SERVICE LLC OLDE TOWN AUTO KAF CO LLC 5995 W 38th AVE 6000 W 38th AVE 6050 W 38th AVE WHEAT RIDGE, CO 80212 -7172 WHEAT RIDGE, CO 80033 WHEAT RIDGE, CO 80033 -5161 CLASSIC COIFFEURS COLORADO LACE AND DRY TCA CONSTRUCTION INC 6050 W 38th AVE CLEANING 6101 W 38th AVE WHEAT RIDGE, CO 80033 -5161 6190 W 38th AVE WHEAT RIDGE, CO 80033 -5146 WHEAT RIDGE, CO 80033 ACTIVE INSURANCE AGENCY LEWIS FINE CANDIES AMERICAN TAX AND 6117 W 38th AVE 6140 W 38th AVE BOOKEEPING SVC WHEAT RIDGE, CO 80033 -5146 WHEAT RIDGE, CO 80033 -5147 6145 W 38th AVE WHEAT RIDGE, CO 80033 -5177 CHRISTOPHER HOUSE CENTER FOR CHANGE LLC MICROGRAPHIC SUPPLY INC. 6270 W 38th AVE 6279 W 38th AVE STE 2 6279 W 38th AVE STE 4 WHEAT RIDGE, CO 80033 -5056 WHEAT RIDGE, CO 80033 -5068 WHEAT RIDGE, CO 80033 -5068 C & R MARKETING ASSOCIATES HERMES RENOVATIONS INC. HERITAGE VISION 6279 W 38th AVE STE 6 6279 W 38th AVE STE 8 6280 W 38th AVE WHEAT RIDGE, CO 80033 -5068 WHEAT RIDGE, CO 80033 -5068 WHEAT RIDGE, CO 80033 -5056 GINGER SNIP HAIR SALON SAM BARBER SHOP HOLLAND CHIROPRACTIC 6285 W 38th AVE 6289 W 38th AVE CENTER WHEAT RIDGE, CO 80033 -5055 WHEAT RIDGE, CO 80033 -5055 6295 W 38th AVE WHEAT RIDGE, CO 80033 -5055 WHEAT RIDGE FAMLIY CLINIC HIGHLAND SOUTH INC. GRANATO & ASSOCIATES 6301 W 38th AVE 6340 W 38th AVE APT 100 3785 MARSHALL ST WHEAT RIDGE, CO 80033 -5057 WHEAT RIDGE, CO 80033 -5072 WHEAT RIDGE, CO 80033 HELPING HANDS FOR THE PDI DESIGN INC. COLWEST CORP HOMELESS 3798 MARSHALL ST 3798 MARSHALL ST 3785 MARSHALL ST WHEAT RIDGE, CO 80033 WHEAT RIDGE, CO 80033 WHEAT RIDGE, CO 80033 WHEAT RIDGE 2020 THE CENTER FOR JOURNAL FAMILY TREE 3798 MARSHALL ST THERAPY 3805 MARSHALL ST STE. 100 WHEAT RIDGE, CO 80033 3798 MARSHALL ST WHEAT RIDGE, CO 80033 WHEAT RIDGE, CO 80033 LOUIS A. DEROSE, DDS, PC ROCKY MOUNTAIN ANGLING MAR -LA APARTMENTS 3805 MARSHALL ST STE. 300 CLUB 6465 W 38th AVE WHEAT RIDGE, CO 80033 3805 MARSHALL ST STE. 303 WHEAT RIDGE, CO 80033 -4969 WHEAT RIDGE, CO 80033 LINCOLN HOLDINGS LLC 6499 W 38th AVE WHEAT RIDGE, CO 80033 -4970 WHEAT RIDGE LANES & COUNTRY CLUB LOUNGE 6595 W 38th AVE WHEAT RIDGE, CO 80033 EBNER NORMAN W. D.D.S. 6605 W 38th AVE WHEAT RIDGE, CO 80033 -4905 DUONG HI- PERFORMANCE CAR WASH 6615 W 38th AVE WHEAT RIDGE, CO 80033 -4905 BERNBAUM ALAN N. 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SPRINGS CO 80452 WHEAT RIDGE CO 80212 ONORATO SONJIA D OSTERMEIER DOROTHY M MOORE WALTER SCOTT II 3700 QUAY ST 3835 PIERCE ST 3715 MARSHALL ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 PADILLA FRANCISCO PALMER WILLIAM HAL MOWRY BARBARA R 5766 W 38TH AVE 3900 EATON ST 148 HERMOSA ST DENVER CO 80212 WHEAT RIDGE CO 80212 LOCHBUIE CO 80603 PAUL A & MARGARET D PAYNE TONYA RAE NAGY LLC DIEDERICH FAMILY TRST 2030 YARROW ST 3834 UNION CT 3770 CHASE ST LAKEWOOD CO 80215 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 PFARR MARGARET ESTHER PROKOP TERESA L NELSON NANCY PO BOX 991 3701 TELLER ST 3706 NEWLAND ST CONIFER CO 80433 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 REESE JEFFREY T QUINTANA LAURA LEA OLIVARI ANTHONY M 7005 W 37TH AVE MARTIN ERIKA LYNN 6515 DOVER ST WHEAT RIDGE CO 80033 19035 W 53RD PL ARVADA CO 80004 GOLDEN CO 80403 ROBINSON KATHLEEN MARY REISS BEVERLE T PADILLA EDWARD R 3905 EATON ST 5825 W 37TH AVE 7030 W 39TH AVE WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80033 RODRIGUEZ CARLOS E ROBITAILLE DANIEL R PASTOR JEFFREY 3701 DEPEW ST 3860 CHASE ST 3880 EATON ST WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80212 ROMOLA JOHN E RODRIGUEZ RIGOBERTO PENTON LOREN J P O BOX 2044 3780 CHASE ST 3760 JAY ST WHEAT RIDGE CO 80034 WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80033 ROSTYSLAW KUZMYCH TRUST #1 ROSE JEANINE V PRYOR JAMES H % ROSTYSLAW KUZMYCH TRUSTEE 4385 KENDALL ST 5830 W 39TH AVE 7262 SOURDOUGH DR WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 MORRISON CO 80465 SC1 AFER LOIS I SANG WANDA L RAMIREZ TRAVIS A 5800 W 39TH AVE 3865 PIERCE ST 4790 LINCOLN ST LAKEWOOD CO 80212 WHEAT RIDGE CO 80033 DENVER CO 80216 SECRETARY OF HOUSING & SCHMIDT AMBER URBAN DEVELOPMENT SCHMIDT CHRISTOPHER RIC14ARDSON RITA B 1670 BROADWAY ST A WAY %IRWIN J WILLIAMS 3745 TELLER ST DENVER 7367 ROBB ST WHEAT RIDGE CO 80033 ARVADA CO 80005 SESLAR TANYA L SEILER MYRNA L ROCK MATTHEW PHILLIP 3810 DEPEW ST 1020 15TH ST 19A 3820 QUAY ST WHEAT RIDGE CO 80212 DENVER CO 80202 WHEAT RIDGE CO 80033 SHOWALTER NATHAN 5850 W 37TH PL WHEAT RIDGE CO 80212 STAMPS STEVEN R 3699 TELLER ST WHEAT RIDGE CO 80033 SHAFFER ALMA LEE 3730 JAY ST WHEAT RIDGE CO 80033 SLENSKER VIRGINIA L 3855 HARLAN ST WHEAT RIDGE CO 80033 ROGERS STEVEN W 6280 W 38TH AVE WHEAT RIDGE CO 80033 ROSSEISEN TIMOTHY M 3850 REED ST WHEAT RIDGE CO 80033 TAYLOR GARY H SOLIS ARNULFO SAUM DONALD C 6101 W 38TH AVE 6165 W 39TH AVE 3711 JAY ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 TILLMAN ROBERT W TAGGART THOMAS D SCOTT ALISON 3855 QUAY ST 3865 NEWLAND ST 3820 DEPEW ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 TUCKER STEVEN J THOM MARGARET E SEND ROBERT R 3890 MARSHALL ST 3833 QUAY ST 5855 W 37TH PL WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 VESTAL MARY JAY TIMMS STEPHEN A SHARPE ELIZABETH M 3743 JAY ST 3850 EATON ST 13673 W 78TH PL WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 ARVADA CO 80005 WAITE LUCILE E TULLAR STACEY E SLINGSBY BEA 3785 JAY ST 3830 DEPEW ST 3710 TELLER ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80033 WANER ANDREA E VILLWOCK ALEXANDER D SPALLONE RICHARD F 3841 CHASE ST 3709 PIERCE ST 5890 W 37TH PL WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 WEBER RONALD WALKER ROBERTA J TALIERCIO ANTHONY J 5501 W 38TH AVE 3765 JAY ST PO BOX 12255 WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80033 DENVER CO 80212 WESTOVER RONALD L WATSON SANDRA D THOMPSON CLAY 5725 W 38TH AVE 3733 SHERIDAN BLVD 3855 PIERCE ST WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80033 WILSON PATRICK A WELCH DAVID P TINA M HUGHES IRREVOCABLE 3740 CHASE ST 3868 OTIS ST TRUST WHEAT RIDGE CO 80212 WHEAT RIDGE CO 80033 1009 GRANT ST 150 DENVER CO 80203 WRIGHT GERALD J WICKERSHAM DONNA C VALLEJOS MICHAEL J 3710 HIGH CT 3715 SHERIDAN BLVD 2633 XAVIER ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 DENVER CO 80212 KAUFMAN PATRICIA G WILLIAMS JOSHUA WAGNER VALERIE J 13490 LAFAYETTE CT 3711 PIERCE ST 3870 EATON ST THORNTON CO 80241 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80212 WILHITE GRAYCE S 3740 BENTON ST WHEAT RIDGE CO 80212 WITHERS DONNA J 3860 NEWLAND ST WHEAT RIDGE CO 80033 WALLACHY WILLIDOR J 3840 PIERCE ST WHEAT RIDGE CO 80033 WILLIAMS THERESA 5825 W 37TH PL WHEAT RIDGE CO 80212 WONNING EARL R 1980 TAFT DR LAKEWOOD CO 80215 BEYER TERRY D 14600 W 82ND AVE ARVADA CO 80005 ZANOL WILLIAM C 3835 DEPEW ST WHEAT RIDGE CO 80212 PRYOR EQUITIES LLC 7262 SOURDOUGH DR MORRISON CO 80465 STAMPER JEAN 3775 HARLAN ST WHEAT RIDGE CO 80134 WATSON WANDA G 13521 SHERIDAN BLVD BROOMFIELD CO 80020 WELLS KAY 3895 LAMAR ST WHEAT RIDGE CO 80033 WADSWORTH SUMMIT City Of "Wheat j�idge WADSWORTH SUMMIT AGENDA January 13, 2010 6pm Welcome and Opening Remarks (Mayor Jerry DiTullio) 6- 6:15pm Staff Presentation on Mixed Use Zoning 6:15- 6:45pm - What is mixed use zoning? - Why proactively rezone? - General approach to proposed mixed use zone districts - Items for feedback Questions and Answers 6:45 -7pm Please stop by the mixed use zoning table during the open house if you want to talk further or give us more input on the items from the presentation Open House 7- 7:45pm • Wheat Ridge 2020 /Business District • Economic Development /Business Resources • Urban Renewal Authority • Public Works: Transportation • Mixed Use Zoning • LiveWell Wheat Ridge Do�p, / W P,2 C-) � z e r< C-- c I � � \\ Rx � $ � q � � ■ 2 C) § P � � � � w c § � 0 o � - z y ƒm Ull � � b %�� / In � \ « z � ® NZ, \ ° \ '§ ƒ / & rD % y C-- c I � � \\ Rx � $ � q � � ■ 2 C) § P � � � � w c § � 0 o � 6 � » a° 3�� « f y C12 �§ ✓ C, A z ./ �LA { 2 ±® C ` ƒ \ - ƒ - ( 0 � % ® / § / _ / ^ ��5�� /aQ \ \A ®\ 2 ,. 2 c \�� e \ f \ \& » / / ■m \ \\ a° W W W W W N Y O J s s � O - l < x � F N J W TIA -0 O O N O K T O D I� la W'I W:W I 0 0010 W W '.W WIW w A O G N V� A l (n V N O O W'.b n n a v n n'� LO 13 O O A � �w 00 IOG O '.O O '1Q 3 313 3 3 3 Io 0 0' j to �so '',o s'o '. 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Y J'V� Y W A W W O1 O N�� O ' O� A J Y WA 011p W CI A �Im n nj Dm m c o O O p ' 1 0 I� CL a a 3 v 9 N,,,'� O P � U W ^ N N J O DO z ? 0 I ^12 s s c � 5'm v � � D c O � N G W A N y O � Y W o C 3 ti City of COM Wheat R, dge MUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave. WADSWORTH SUMMIT JANUARY 13, 2010, 6PM MEETING NOTES CITY STAFF PRESENT Ken Johnstone, Community Development Sally Payne, Community Development Meredith Reckert, Community Development Sarah Showalter, Community Development- Adam Tietz, Community Development Ryan Stachelski, Economic Development Steve Nguyen, Public Works CITY OFFICIALS PRESENT Mayor Jerry DiTullio Davis Reinhart, Council District I Joyce Jay, Council District 11 Dick Matthews, Planning Commission John Dwyer, Planning Commission Anne Brinkman, Planning Commission MEETING NOTES (DISCUSSION AFTER PRESENTATION) OTHER PARTNERS PRESENT Denise Balkas, Wheat Ridge 2020 Molly Hanson, LiveWell Wheat Ridge Elise Lubell, LiveWell Wheat Ridge - Is the City going to make property owners rezone to mixed use if they don't want to? Answer: most likely no. - Could site plan review be concurrent with the rezoning? Answer: probably not - Any public financing tools being proposed? Answer: Urban Renewal provides some options, such as Tax Increment Financing - What is the status of widening Wadsworth? Does the MU zoning anticipate this widening? Answer: yes - How does MU differ from C -1? Answer: Residential allowed, design standards added - If you are rezoned to MU by the City, do you have to do mixed use? - How is property tax impacted if you are rezoned to MU. Answer (Ryan): not at all. Property tax is based on your use, not zoning - Would mixed use zoning involve any eminent domain? Answer: no. - There were meetings about redeveloping Wadsworth with Trammell Crow a long time ago. What has changed since they that will make it work now? - Could we get an update on the URA project at 44`" and Wadsworth? - How can we have parking reductions if there already isn't enough parking in Wheat Ridge? Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857 evw5vci.al�ea tridge.co.us Wadsworth - Mixed Use Survey Results February 11, 2010 12 Total Surveys MIX OF USES Question 1: It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 17% 42% 25% 17% Question 2: Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 33% 42% 25% 0% Question 3: It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Question 3 Strongly Aaree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 33% Wadsmgh Mixed Use Survey Results 1 Question 4: Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor ...._ -..__ . --- ..,-- i.- ., -,,.,, cr.,..., I" nt—,..00 Percent 50% Question 5: What incentives would work best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4least effective. Question 5 Higher Bldg Heights Higher Res Densities Reduced Parking Req Reduced Landscape Req TOTAL Rank 1 6 3 1 10 Percent 60% 30% 10% 0% Rank 2 1 1 4 3 9 Percent 11% 11% 44% 337. Rank3 3 3 3 9 Percent 0% 337. 33% 33% Rank4 2 2 2 3 9 Percent 22% 227. 22% 337. Other: fastrack processing Question 6: should any of the following auto-oriented uses be allowed as new development on Wadsworth? Drive -thrus Allowed Allowed with review Not Allowed Percent 42% 42% 17% Drive -thrus Car repair Allowed Allowed with review Not Allowed Percent 17% 33% 50% Car repair 60% 50% 40% 30% 20% 10% 0% Allowed Allowed with Not Allowed review Car sales Allowed Allowed with review Not Allowed Percent 8% 25% 67% Car sales 1 SCALE OF DEVELOPMENT Question 1: What building maximums do you think are most appropriate for the Wadsworth condor between 38th and 44th Avenues? Question 1 2 -3 story max 4 -5 story max 6-7 story max 8-10 story max Perrent 0% 58% 42% 09 Question 2: It makes sense to require a minimum level of density for mixed use development along Wadsworth Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree 25% Wadsworth Mixed Use Survey Results 3 NONCONFORMING PROPERTIES Question t: The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non- conforming. Should these non - confor properties be a ll o w ed t e xpand? Question 1 56% e, 54% 52% 50% 48% 45% 46% 44% 42% 40% Yes No Question 2: if you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the orooerty would have to meet the new zoning standards? Percent 17% DEVELOPMENT REVIEW Question 1: New development within the poroposed mixed use zone district would be subject to zoning standards as well as design siandrads, which regulate building form, scale and design. For new development applications, what level of development review would be most appropriate? Admin small sites, non- Question 1 A o nly adm l s it e s Non -Admin c. —f ev% sR% 0% Wadsworth Mixed Use Survey Results 4 PROCESS FOR REZONING Question 1: The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from the private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. Percent 67% General Comments: 1 - Wadsworth can never really be a pedestrian street. Think of this more like Denvefs main street code for Colfax 2 - Wadsworth will always be a busy state highway. While residential might be feasible, it is not economically sensible to requrie it in any way Wadsworth Mixed Use Survey Results Wadsworth Summit cra �WheallZ�ge Mixed Use Zoning Pearl Street, Boulder "+ Mixed Use Zoning Envision WHEA RIDGE A Pbn Bm A Br:BBI Beers location ` • Promotes a sustainable form of development Mixed Use Zoning OO-W=t Mixed Use District zoning, including design standards • Other possible procedures: — Public process required for larger sites or higher densities 0 jwh �� YW Mixed Use District • Early Fall 2010: publi( hearings and adoption j «YOB w=tl w oT MIXED USE ZONING Wheatt Id C BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. Belmar in Lakewood. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree r ?��Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Z Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. q Higher allowable building heights Higher allowable residential densities 3 Reduced landscaping requirements Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive- thrus: _Allowed kAl lowed with additional review /approval process _Not Allowed Car repair: _Allowed Allowed with additional review /approval process AVotAllowed Car sales: _ Allowed _Allowed with additional review /approval process�6ot Allowed Wadsworth - Mixed Use Zoning Survey Page 1 9rW=,t Example mixed use development at SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenu s? Please see supplemental sheet for building height examples. _ 2 -3 story max _r/4 -5 story max _ 6 -7 story max _8 -10 story max other 2. It tm makes sense to require a minimum level of density for mixed use development along Wadsworth ✓Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an ex p lanation of non - conforming. _ Yes t/No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _Administrative (staff) review only L- 4dministrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: � rongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 %Wh 'tRjsge 1� o Pl MIXED USE ZONING W heatdge BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree X Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree _Somewhat Agree YSomewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree ksomewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. f Higher allowable building heights 3 Higher allowable residential densities Reduced landscaping requirements 2 Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: _Allowed _Allowed with additional review /approval process L NotAllowed Car repair: — Allowed _Allowed with additional review /approval process X Not Allowed Car sales: — Allowed _Allowed with additional review /approval process Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1 _�9-Wh=Rjge Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. _ 2 -3 story max _4 -5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. Strongly Agree 7—c Somewhat Agree — Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. _Yes No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: 4 Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 " 9-W=tR1gge of MIXED USE ZONING WheatsUAC BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page - WL 2 -story building 4 -story building 6 -story building 8 -story building H� MIXED USE ZONING W heatliage BETTERZON ING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use 0 zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree >(omewhat Agree -Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. ,Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience b providing visual interest and activity along the sidewalk. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. X Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights Reduced landscaping requirements Suggestions for other incentives 3 – Higher allowable residential densities .Reduced parking requirements 6. Should any of the following auto-oriented uses be allowed as new development on Wadsworth? Drive- thrus: _Allowed xAllowed with additional review /approval process _Not Allowed Car repair: _ Allowed _Allowed with additional review /approval process XNot Allowed Car sales: _Allowed _Allowed with additional review /approval process 6otAllowed Wadsworth - Mixed Use Zoning Survey Page 1r `� " °` B Y B �Wl�eatPZdge Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. 2 -3 story max _4 -5 story max /�6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an / eexplanation of non - conforming. _Yes N0 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I w Id support City- initiated rezonings: Krongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 MIXED USE ZONING �1/ V 1Z t�CtgC. BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page %WA=tPjdge 6 -story building 4 -story building 8 -story building = MIXED USE Wheat, \;ge BETTER ZONI NG FOR A VI BRA NT WHEAT RI OGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or si Strongly Agree _Somewhat Agree % Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _Strongly Agree _Somewhat Agree _6 Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by,providing visual interest and activity along the sidewalk. _ Strongly Agree �omewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the groihd floor. S trongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights 5 Higher allowable residential densities t Reduced landscaping requirements 2: parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: _ Allowed _Allowed with additional review /approval process Not Allowed Car repair: — Allowed _Allowed with additional review /approval process X Not Allowed Car sales: — Allowed _Allowed with additional review /approval process X Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1 -wa-atk id Example mixed use development at Belmar in Lakewo 0 Of SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Ave Lies? Please see supplemental sheet for building height examples. _ 2 -3 story max 75 story max — 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. — Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. ZYes No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% _20% X _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City -ini 'ated rezonings: Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner 11 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 '�W> eat!R dg %., p. MIXED USE 7 ill :!! \ i W heatI g' BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non- conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page Wa.'t R.Ld-r 6 -story building 8 -story building MIXED USE ::; Wheat, iog., BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. f Higher allowable building heights Higher allowable residential densities Reduced landscaping requirements ? Reduced parking requirements Suggestions for other incentives Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: )(Allowed _Allowed with additional review /approval process _Not Allowed Car repair: _Allowed Allowed with additional review /approval process _Not Allowed Car sales: — Allowed Allowed with additional review /approval process _Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1 WFu�atK�dV Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. _ 2 -3 story max ' &4 -5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. Strongly Agree _Somewhat Agree X Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. r Yes _No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% _20% _30% X40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only a dministrative (staff review) for small sites, with public hearings for larger sites _ Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: _ Strongly Agree _Somewhat Agree - Somewhat Disagree _Strongly Disagree Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 - WA=tR WANT TO LEARN MORE OR GET INVOLVED? MIXED USE W I"teHYR_xd ge BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page ?j Wh"acRidgr 6 -story building 8 -story building 0 of (MIXED USE ZONING W heatpoge BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed usezoningwill help createthe type ofdevelopment called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. N There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree Somewhat Disagree Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for th se properties developed as mixed use. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree Komewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. A strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. igher allowable building heights Higher allowable residential densities '4educed landscaping requirements � Reduced parking requirements Suggestions for other incentives �t TQ K �IQ� S-5 C N 6 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Allowed llowed _Allowed with additional review /approval process _ot Allowed Car repair: VAII wed _Allowed with additional review /approval process _Not Allowed Car sales: Allowed _Allowed with additional review /approval process _Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1W}ieatR�dge Example mixed use development at Belmar in Lakewo 0 d SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. _ 2 - story max _4 - story max A 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. 1 _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. Yes _No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% _20% 30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _ Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: A Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 %Wh�atFZdge loF MIXED USE ZONING Wheat+ \Cge BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement PageWheatlZdge 2 -story building 4 -story building 6 -story building 8 -story building oy. \7�lheatP,jS1ge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree Zsomewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. — Strongly Agree Zomewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the ped trian experience by providing visual interest and activity along the sidewalk. ✓ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. / — Strongly Agree Z Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses n Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights Higher allowable residential densities Reduced landscaping requirements Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto- ented uses be allowed as new development on Wadsworth? Drive- thrus: _Allowed _Allowed with additional review /approval process Not Allowed Car repair: — Allowed _Allowed with additional review /approval process Not Allowed Car sales: — Allowed _Allowed with additional review /approval process nNot Allowed Wadsworth - Mixed Use Zoning Survey Page 1' %W>ieatR�dge Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Av es? Please see supplemental sheet for building height examples. _ 2 -3 story max _4 -5 story max _ 6 -7 story max 8-10 story max other 2. It akes sense to require a minimum level of density for mixed use development along Wadsworth. V Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental shut for an explanation of non - conforming. f Yes No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to ex Id before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, wha evel of development review would be most appropriate? Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards., I would support City initia rezonings: Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us %ol Wheatfkiidge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non- conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential-only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page %Wheatidge 6 -story building 4 -story building 8 -story building MIXED USE ZONING W tPWAgC BMER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that Thomas J. Mathews mixed use development in targeted areas of the city. Mixed use Vice President Brokerage Services incorporates more than one land use, such as retail and residenti+ Retail Properties building or property. Mixed use zoning will help create the type of called for in Wheat Ridge's comprehensive plan, Envision Whel ��pC other documents that guide the city's future. Mixed use develol in compact, high - quality places where people of all ages can liv, CB RICHARD ELLIS and play, accessing a variety of uses through all modes of transpl CB Richard Ellis, Inc. 8390 E. Crescent Parkway Suite 300 Greenwood Village, CO 80111 720 528 6356 Direct 720 528 6333 Fax 303 246 4705 Cell thomos.mothews@cbre.com www.<bre. com /thomas. mathews There area few key issues that we are trying to resolve forth e nL..,,,, " — - zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree , /Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree _Somewhat Agree — Somewhat Disagree ✓Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree !'Somewhat Agree Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with;- being most effective and 4 least effective., , Higher. allowable building `heights 3 Higher allowable residential densities "vReductcl landscaping rcquireriYents"' "' Reduced-park I I . Ing requirements Suggestibns for other incentives "6. Should any of the fol wing auto- oriented uses be allowed as new development on Wadsworth? Drive thrust Allowed _Allowed with additional review /approval process Not Allowed Car repair: — Allowed "Allowed with additional review /approval process Not Allowed Car sales: — Allowed _Allowed with additional review /approval process L Allowed Wadsworth - Mixed Use Zoning Survey Page 1Wheacl>\dge SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. _ 2 -3 story max ✓4-5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. /Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental 7 s;he for an explanation of non - conforming. Yes No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other 5026 r DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only _ ✓Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree RA,t A4vu2_ V^ f4h"t - G410" w ` IkAM 't AAV jrO"A6' d*t44 WANT TO LEARN MORE OR GET I OLVED? �ttp��7rcQ Track all progress related to the new mixeg use zoning code at: www.wrmixeduse.com (st' arting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter,. Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth -Mixed Use Zoning Survey Page 2 "%WtieatRjgga MIXED USE ZONING WheattR,@ge BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree XSomewhat Agree Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree XSomewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree X Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. 4 Higher allowable building heights I Higher allowable residential densities b Reduced landscaping requirements Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: _Allowed >SAI lowed with additional review /approval process _Not Allowed Car repair: _Allowed - 4Allowed with additional review /approval process _Not Allowed Car sales: — Allowed _Allowed with additional review /approval process X Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1 "%Wli�ac}dge Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. _ 2 -3 story max X4 -5 story max _ 6 -7 story max _8 -10 story max other �� R It makes sense to require a minimum level of density for mixed use development along Wadsworth. X . Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. _ Yes ZNo 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? & Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: Z Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 W t a (MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builing heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page ' yo( �WheatRjSjge 6 -story building 4 -story building 8 -story building a MIXED USE ZONING WheatF�idge BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. 0 There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. 22( Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree _Somewhat Agree A Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights 1 Higher allowable residential densities -3 Reduced landscaping requirements -2—Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: _Allowed Allowed with additional review /approval process Not Allowed Car repair: _Allowed _Allowed with additional review /approval process XNot Allowed Car sales: — Allowed _Allowed with additional review /approval process ANot Allowed Wadsworth - Mixed Use Zoning Survey Page 1 %Wh�aci�dge Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. _ 2 - story max 44 -5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. A yes _No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% /'�20% _30% _40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? )(Administrative (staff) review only _ Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. would support City- initiated rezonings: Strongly Agree ,Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 %Wl eacRd of MIXED USE ZONING Whf 4 � BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. X , Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. i �N Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. 1 Higher allowable building heights 1 Higher allowable residential densities Reduced landscaping requirements Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive- thrus: _Allowed _Allowed with additional review /approval process / Not Allowed Car repair: — Allowed _Allowed with additional review /approval process 'ENot Allowed Car sales: — Allowed _Allowed with additional review /approval process 4Not Allowed Wadsworth - Mixed Use Zoning Survey Page �W='tF Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. _ 2 -3 story max ?�4 -5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. A Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non- conforming. _ Yes 4No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City - initiated rezonings: Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 % W6eacft✓tdge: MIXED USE ZONING % Wh Rjdge BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. w There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. I Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree 4 Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. I Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights _ Reduced landscaping requirements Suggestions for other incentives _ Higher allowable residential densities Reduced parking requirements 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: _Allowed (,Allowed with additional review /approval process _Not Allowed Car repair: — Allowed 4AIlowed with additional review /approval process _Not Allowed Car sales: _ Allowed Allowed with additional review /approval process _Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1 "%WheatRLdge Example mixed use development at Belmar in Lakewood SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. 2 -3 story max _4 -5 story max �, 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. Strongly Agree _Somewhat Agree 4 Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. Yes No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? — 15% _20% _30% � 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. II would support City- initiated rezonings: I "s, Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS -!'ruk v._1'0_ Od S need -w bRar !I m, C Lha-� C dsWQr� h is oxd 0�1V C"lu ys be a Je <y bush sFare hc>1eJ�� /. etl iG(UJ�ial uses rnn Ke csnSe ,A ),J-h;n l!�e d (� rJ;nr + nc J rinreG<P r; i i ,n,� 0 yy.Q4y_ sRnse duE ' Asirah,l,�, WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 "%WheatIZdge o MIXED USE ZONING WheatP1@ge BETTERZONMG FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth -Mixed Use Zoning Survey Supplement Page Wheat jF ge 6 -story building 4 -story building 8 -story building i'Z �o� MIXED USE ZONING W1 P_i!jgE BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. Example mixed use development at There are a few key issues that we are trying to resolve for the new mixed use Belmar in Lakewood. zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. _ Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. _ Higher allowable building heights _ Higher allowable residential densities _ Reduced landscaping requirements _ Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrust Allowed _Allowed with additional review /approval process _Not Allowed Car repair: X Allowed _Allowed with additional review /approval process _Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process �fNot Allowed Wadsworth - Mixed Use Zoning Survey Page 1 W1i�atlZdga SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. 2 -3 story max _4 -5 story max 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. _ Strongly Agree Somewhat Agree -Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non- conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. _ Yes XNo 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? Administrative (staff) review only X Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 or pJ MIXED USE ZONING Wheat BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page J9�Whcatl�idge 2 -story building 4 -story building 6 -story building 8 -story building 11 o MIXED USE ZONING WI'12atg2 BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree _Somewhat Agree X.5omewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. X , Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. _ Higher allowable building heights _ Reduced landscaping requirements _ Higher allowable residential densities L Reduced parking requirements Suggestions for other incentives 6: Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: jAllowed _Allowed with additional review /approval process Not Allowed Car repair: _Allowed _Allowed with additional review /approval process )LNot Allowed Car sales: _Allowed _Allowed with additional review /approval process Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1 %Wheat Rage Example mixed use development at Belmar in Lakewood. SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see upplemental sheetfor building height examples. // 2 -3 story max _4 -5 story max D16-7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. Y – Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. _ Yes No 2. If you answered yes to the question above, by how much should non- conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? — Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: Strongly Agree _Somewhat Agree _Somewhat Disagree Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2 %W�1eat�!ge j MIXED USE ZONING �, of Wheatl4idge BETTERZON ING FOR A VIBRANT WHEATRIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builidng heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page %W='tRjdge 6 -story building 4 -story building 8 -story building MIXED USE Li.iii`i`, W }10aY RLdg, BETTER ZONING FOR A VIBRANT WHEAT RIDGE WHAT IS THIS SURVEY? The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high - quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. There are a few key issues that we are trying to resolve for the new mixed use zoning code. As an important Wadsworth stakeholder, we would greatly appreciate your input on these items. MIX OF USES 1. It makes sense for the mixed use zoning to require a mix of uses. for example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. An example of an incentive would be a higher allowable building height, or reduced parking requirements, for those properties developed as mixed use. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 5. What incentives would work the best to induce mixed use development and /or ground floor retail uses on Wadsworth? Please rank 1 -4, with 1 being most effective and 4 least effective. Higher allowable building heights _ Reduced landscaping requirements Higher allowable residential densities Reduced parking requirements Suggestions for other incentives 6. Should any of the following auto - oriented uses be allowed as new development on Wadsworth? Drive - thrus: — Allowed _Allowed with additional review /approval process _Not Allowed Car repair: _ Allowed _Allowed with additional review /approval process _Not Allowed Car sales: _ Allowed _Allowed with additional review /approval process _Not Allowed Wadsworth - Mixed Use Zoning Survey Page 1 vvi, a- 1�11Kr Example mixed use development at Belmar in Lakewood SCALE OF DEVELOPMENT 1. What building height maximums do you think are most appropriate for the Wadsworth corridor between West 38th and 44th Avenues? Please see supplemental sheet for building height examples. 2 -3 story max _4 -5 story max _ 6 -7 story max _8 -10 story max other 2. It makes sense to require a minimum level of density for mixed use development along Wadsworth. _ Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree NON - CONFORMING PROPERTIES 1. The new mixed use zone district would likely make several existing properties on the Wadsworth corridor non - conforming. Should these non - conforming properties be allowed to expand? Please see supplemental sheet for an explanation of non - conforming. Yes _No 2. If you answered yes to the question above, by how much should non - conforming uses be allowed to expand before the property would be required to meet the new zoning standards? 15% 20% 30% 40% Other DEVELOPMENT REVIEW 1. New development within the proposed mixed use zone district would be subject to zoning standards as well as design standards, which regulate building form, scale, and design. For new development applications, what level of development review would be most appropriate? _Administrative (staff) review only Administrative (staff review) for small sites, with public hearings for larger sites Public hearings for all sites PROCESS FOR REZONING 1. The City is interested in proactively re- zoning properties at targeted areas, including Wadsworth between W. 38th and 44th Avenues, to new mixed use zoning. This would remove the burden of the rezoning process from private property owners, but would also require any future development on rezoned properties to comply with the new mixed use district and design standards. I would support City- initiated rezonings: _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree ADDITIONAL COMMENTS WANT TO LEARN MORE OR GET INVOLVED? Track all progress related to the new mixed use zoning code at: www.wrmixeduse.com (starting Feb 12th) We are forming a small working group of property owners, developers, and designers to refine the details of the mixed use zoning code. If you are interested in participating, please contact: Sarah Showalter, Planner II 1 303.235.2849 1 sshowalter @ci.wheatridge.co.us Wadsworth - Mixed Use Zoning Survey Page 2WheatRZdge �nl MIXED USE W heat lZge I BETTER ZONING FOR A VIBRANT WHEAT RIDGE SURVEY SUPPLEMENT SHEET The following information is intended to help clarify questions on the Wadsworth mixed use zoning survey. SCALE OF DEVELOPMENT The following images show example builing heights: WHAT ARE NON - CONFORMING PROPERTIES? Non - conforming properties do not comply with zoning regulations but are considered legal because they lawfully existed prior to adoption of the current zoning. Non - conforming uses are often referred to as "grandfathered" uses. An example of a non - conforming use would be a convenience store that was built in 1980, but is located in a residential -only zone district created in 1995. Even though the current zoning does not allow for such a land use, it is considered a legal use because it existed prior to adoption of that zoning. Non - conforming can also refer to structures that do not meet current standards within the zoning, such as height regulations or design requirements. Wadsworth - Mixed Use Zoning Survey Supplement Page ©Wheat Cdr 2 -story building 4 -story building 6 -story building 8 -story building City of WheatRi�gge OFFICE OF THE MAYOR City of Wheat Ridge Municipal Building 7500 W. 29` Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2800 F: 303.234.5924 January 4, 2010 Dear Wadsworth Property Owner, It is with much enthusiasm that I invite you to join me for a discussion about the future of the Wadsworth corridor. In partnership with City staff, I will be hosting a summit for property owners along the Wadsworth corridor between W. 38 and W. 44 Avenues on Wednesday, January 13 at 6pm. In 2007, City Council approved the Wadsworth Corridor Subarea Plan. The plan recommends the creation of a mixed use, higher density town center on Wadsworth roughly between W. 38 and W. 44 Avenues. The vision for a vibrant town center anchoring the Wadsworth corridor is reinforced in Envision Wheat Ridge, the updated Comprehensive Plan adopted by City Council in October 2009. We came one step closer to implementing the mixed use town center in November 2009, when Wheat Ridge voters passed an amendment to the City Charter exempting certain Urban Renewal Areas — including the town center area on Wadsworth — from height and density restrictions. As the City works to implement the Subarea Plan and Comprehensive Plan, creating new zoning that promotes high quality, mixed use development is an important step. A large purpose of the summit will be to discuss the formation of new mixed use zoning that will hopefully guide the future redevelopment of Wadsworth. , In addition to information about potential mixed use zoning for the corridor, the summit will provide other resources for property owners in an open house format, including: • Wheat Ridge 2020 resources • Business District resources • Economic Development resources • Update on Urban Renewal activities I hope that you will join us on January 13 Your input is greatly valued as we carry forward the vision for a vibrant, mixed use town center in Wheat Ridge. Sincerely, Mayor try DiTullio Wadsworth Summit Details When: January 13, 6pm Where: Council Chambers Municipal Building 7500 W. 29 Avenue Wheat Ridge, CO w vxi.wheatridge.co.us WESTAR REAL PROPERTY AUTONATION SERVICES HARRY BRUMLEY WESTERN CENTERS, INC ELIZABETH SCHEELE 200 SW 1ST AVE 2821 S PARKER RD 215 1600 JACKSON ST 180 FORT LAUDERDALE FL 33301 AURORA CO 80014 GOLDEN CO 80401 WESTON SOLUTIONS JOHN REINSMA 143 UNION BLVD 810 LAKEWOOD CO 80228 HARBORZEL PARTNERSHIP HARMAN MANAGEMENT HARBORZEL GENERAL CORPORATION HOCKMAN DENNIS PARTNERSHIP FLD LLC % HARMAN - THORNTON INC 7661 W 41ST AVE 10231 E POWERS AVE 5544 S GREEN ST WHEAT RIDGE CO 80033 GREENWOOD VILLAGE CO 80111 MURRAY UT 84123 HOMFRAY CREEK DEVELOPMENT LLC 8101 E PRENTICE AVE 605 ENGLEWOOD CO 80111 JERRY ROACH TRUST ROACH JEROME J TRUSTEE 6545 W 44TH AVE WHEAT RIDGE CO 80033 LOECHER ROGER P INVESTMENTS INTERNATIONAL 5500 W 44TH AVE DENVER CO 80212 MOUNTAIN SPRINGS PLAZA LLC 2821 S PARKER RD 215 AURORA CO 80014 ROACH INVESTMENT LIMITED PARTNERSHIP RLLLP 6545 W 44TH AVE WHEAT RIDGE CO 80033 THREE ACRE LANE LLC 7610 W 42ND AVE WHEAT RIDGE CO 80033 WADSWORTH BUILDING CORPORATION %ACCOUNTING DEPT 1650 S COLORADO BLVD DENVER CO 80222 YANG THOMAS S & SUSAN Y YU CHUA GIM LAND % APPLEWOOD OFFICE PARK 2700 YOUNGFIELD 280 LAKEWOOD CO 80215 IB PROPERTY HOLDINGS LLC JEFFERSON COUNTY HOUSING % BAYVIEW LOAN SERVICING INC AUTHORITY 4425 PONCE DE LEON BLVD 5TH FL 6025 W 38TH AVE CORAL GABLES FL 33146 WHEAT RIDGE CO 80033 KLM ENTERPRISES LLC 10997 ASH WAY THORNTON CO 80233 KUNZ LARRY L 11893 W 27TH DR LAKEWOOD CO 80215 MAESEL R YELENICK TRUST 955 EUDORA ST 1602E DENVER CO 80220 PACIFIC REALTY ASSOCIATES LP 15350 SW SEQUOIA PKWY 300 PORTLAND OR 97224 S & O DEVELOPMENT LLC 2421 W EDGEWOOD DR JEFFERSON CITY MO 65109 VOHOSKA VERNON D VOHOSKA MARJORIE I PO BOX 437 WHEAT RIDGE CO 80033 WALTER R MORRIS IRA TRUST AGREEMENT % PRIVATE CLIENT GROUP 101 S 5TH ST LOUISVILLE KY 40202 YOUNGBLOOD TODD C YOUNGBLOOD CYNTHIA L 3818 UNION CT WHEAT RIDGE CO 80033 MAGEE RAYMOND MAGEE SHANNON L HILLER 8735 E 28TH AVE DENVER CO 80238 PUBLIC SERVICE CO OF COLORADO 550 15TH ST DENVER CO 80202 SOSNOWSKA BURG EWA 10632 CHADSWORTH LN HIGHLANDS RANCH CO 80126 WADSWORTH 4045 CONDOMINIUM ASSN INC % 4045 WADSWORTH LLC PO BOX 371562 DENVER CO 80237 WHEAT RIDGE 08 A WHEAT RIDGE 08 A LLC 12411 VENTURA BLVD STUDIO CITY CA 91604 YURIK JOHN J JR & LaVERNE N BERGKAMP HAROLD E % TAX DEPARTMENT PO BOX 256 DUBLIN OH 43017 AMCAP PROPERTIES, INC FIRSTBANK OF WHEAT RIDGE VECTOR PROPERTY SERVICES DENISE ECKARDT DENISE WADDELL, PRESIDENT MATT SMITH 44 COOK ST 710 4350 WADSWORTH BLVD 1001 17TH ST 410 DENVER CO 80206 WHEAT RIDGE CO 80033 DENVER CO 80202 302 POPLAR LLC 3765 COMPANY 3815 WADSWORTH LLC % MICHAEL DWYER 966 S JOSEPHINE ST PO BOX 370327 PO BOX 3346 DENVER CO 80209 DENVER CO 80237 BOULDER CO 80307 3885 UPHAM PROPERTIES LLC 2932 FENTON WHEAT RIDGE CO 80214 44TH AND WADSWORTH LIMITED LIABILITY CO % PACIFIC WEST DEVELOPMENT 9440 SANTA MONICA BLVD 706 BEVERLY HILLS CA 90210 AAA PROPANE SALES 7405 W 44TH AVE WHEAT RIDGE CO 80033 ALLEN EDWIN S PO BOX 1989 WHEAT RIDGE CO 80034 BOROUMAND ENAYATALLAH BOROUMAND ENAYATALLAH TRUSTEE PO BOX 117639 BURLINGAME CA 94011 C & D INVESTMENTS LLC 2355 YARROW ST LAKEWOOD CO 80216 CHAO LAI FONG 7482 N DEPEW ST WESTMINSTER CO 60003 ANDERSON ROBERT E 3221 N COMMERCE CT CASTLE ROCK CO 80104 BRODIE LEON J PO BOX 2071 FRASER CO 80442 CALKINS BRADLEY H % BRADLEY PETROLEUM INC 7268 S TUCSON WAY ENGLEWOOD CO 80112 CHAR ROSE TOWNHOMES LLC 4200 YARROW ST 19 WHEAT RIDGE CO 80033 BELLA LUNA INVESTMENTS LLC 7750 W 38TH AVE WHEAT RIDGE CO 80033 BUGELLI EMANUEL BUGELLI BIRTE ANN 5455 LANDMARK PL 1213 GREENWOOD VILLAGE CO 80111 CARVER VAN E 6735 W 31ST AVE DENVER CO 80214 CHESROWN FORD INC 3765 WADSWORTH BLVD WHEAT RIDGE CO 80033 COMMERCIAL FEDERAL SAVINGS & CRAMER DWIGHT L TRUSTEE CINNA LLC LOAN ASSOC CRAMER BEVERLY A TRUSTEE 4105 WADSWORTH BLVD % BANK OF THE WEST TAX DEPT 3901 WADSWORTH BLVD WHEAT RIDGE CO 80033 1450 TREAT BLVD WHEAT RIDGE CO 80033 WALNUT CREEK CA 94597 EDWARD E COLSON III TRUST COLSON KAREN JEANN SCIOTTO DENNIS R 2646 MARMOL CT CARLSBAD CA 92009 ER & IJ WINKELMAN TRUST % CSK AUTO CHECKER 4288 PO BOX 19063 PHOENIX AZ 85005 FATZINGER CHARLES W 7304 COORS CT ARVADA CO 80005 FIRSTBANK OF WHEATRIDGE N A % FIRST BANK HOLDING CO PO BOX 150097 LAKEWOOD CO 80215 GRAUL RUTH CO- CONSERVATOR SWARTZ MARY SHERIE LOECHER EILEEN %G E BOATRIGHT 4315 WADSWORTH BLVD WHEAT RIDGE CO 80033 GENUARIO JEFFREY GENUARIO ELIZABETH 7400 WINTER BERRY LN CASTLE ROCK CO 80108 H J H LIMITED LIABILITY COMPANY 4100 WADSWORTH BLVD WHEAT RIDGE CO 80033 GRAUL E GEORGE PO BOX 892 WHEAT RIDGE CO 80033 HAMMOND LAND COMPANY LLC 7630 W 39TH AVE WHEAT RIDGE CO 80033 WADSWORTH SUMMIT Mayor Jerry DiTullio invites you to join a discussion about the future of the Wadsworth corridor, including implementation of the Wadsworth Subarea Plan. Topics will include: • Potential for new mixed use zoning • Wheat Ridge 2020 resources • Business District resources Economic development and business resources • Update on Urban Renewal Authority activities W heat[�dge , City of Wheat�clge OFFICE OF THE CITY MANAGER Memorandum TO: Mayor and City Council FROM: Randy Young, City Mana DATE: June 22, 2009 SUBJECT: New Mixed -Use ZoninglWadsworth Summit Jeff Hirt, Planner II in the Community Development Department recently announced that he is relocating back to Kansas City and as a result, resigning his position with Wheat Ridge. We are sorry to lose him as he has been an excellent addition to our team and has played such a critical role in serving as project manager for our zoning code update project. We were fortunate to be able to get several critical code changes adopted as a direct result of his work over the past year. Jeff s last day with the City is this coming Wednesday, June 24. We are in the process of advertising to fill the position and that position should be posted by the end of this week. While there may be options to use consulting services to serve in an interim capacity on the zoning code project, or specifically the mixed use district; I do not believe in light of the current economic conditions that the city has the funds to engage in such an effort. We would also need to consider the staff time required to manage such a consultant. Unfortunately, until that position is re- filled and we have someone on board with the appropriate skill set, it will not be possible to continue the same level of effort on the zoning code amendments project. Specifically, we will not be able to continue working on the development of a new mixed use zoning district, which is very time - consuming and research intensive effort. As a result, the proposed Wadsworth Summit can not move forward in July as had been tentatively planned. While the Summit was going to cover other topics of interest to property owners on Wadsworth, the focus of discussions was intended to be on the proposed mixed use zoning for portions of that corridor. I am reluctant to engage the property owners in a discussion until we better understanding the timeframe in which we will be able to move forward with the mixed use zoning project. There are two pending zoning code amendments that Meredith and Ken will be working to move forward in the coming months (Parking and Residential Development Standards). These ordinances have been drafted, so we will be able to keep those moving forward through the public hearing process in Jeff s absence. As always if you have any questions regarding this update please feel free to contact me cc: Ken Johnstone, Community Development Director muz PUBLIC COMMENT Pagel of 2 Sarah Showalter From: Heather Geyer Sent: Thursday, April 01, 2010 5:43 PM To: All- Enterprise Subject: News Release: Mixed Use Zoning Promotes a More Vibrant Wheat Ridge -- City seeks input from residents on future of Wheat Ridge development using online tools! Attachments: News Release Mixed Use Zoning Project Citizen Input Needed 040110.pdf l j NEWS RELEASE V V hear Ntd c Office of the City Manager, City of Wheat 7500 West 29 Avenue, Wheat Ridge, Colorado FOR IMMEDIATE RELEASE April 1, 2010 Contact: Heather Geyer, Assistant to the City Manager/P10 Direct Line: 303 - 235 -2826 Cell Phone: 720- 239 -3644 hqever(@.ci.wheatrdqe.co.us Mixed Use Zoning Promotes a More Vibrant Wheat Ridge City seeks input from residents on future of Wheat Ridge development using onlin WHEAT RIDGE, CO — the City of Wheat Ridge Mixed Use Zoning project is underway, are invited to provide input using new online tools! Throughout the first few months of 2 staff began meeting with property owners in parts of the City prioritized for new zoning, Wadsworth between 38th and 44th Avenues, Kipling Street north of 44t Avenue, 38th F between Sheridan and Wadsworth and the future Ward Road commuter rail station area would like to hear from all people with a stake in the future of Wheat Ridge — and the so better! To learn more and get involved visit the project Website at www.wrmixeduse.cor will be able to: • Take a survey with questions about issues related to the mixed use code, including wV of uses should be encouraged or discouraged, and what scale of development makes s different areas • Upload photos and comments to a Community Photo Journal that will help citizens an( stakeholders identify the type of development they would like to see in Wheat Ridge • View drafts of the code as they become available • View a calendar and learn more about the proposed process For more information about upcoming meetings or other project related questions, plea: Sarah Showalter, Planner II, at 303 - 235 -2849 or via E -mail at sshowalter(c)_ci.wheatridg media inquiries, please contact Heather Geyer, Assistant to the City Manager/P10 at, 3( or E -mail: hgeyer(a),ci.wheatridge.co.us Mixed Use Zoning 101 Mixed use zoning encourages mixed use development, a type of development that inco more than one land use within a single building or property. An example would be a buii stores on the ground floor and condos or office uses above. Successful mixed use dev, typically include higher densities, compact forms and a high level of pedestrian connect 09/20/2010 Page 2 of 2 land uses. Mixed use development: • Promotes alternative modes of transportation, such as walking and biking • Reduces road congestion through reduced automobile trips • Provides a more sustainable form of development • Encourages active lifestyles • Creates vibrant places where people can live, work and play Heather M. Geyer Assistant to the City ManagedPublic Information Officer Office Phone: 303 -235 -2826 Cell Phone: 720 -239 -3644 Fax: 303-234 -5924 www.ci,wheatndqe.co.us 7� City Of + V y 11C�a;� ' Cl IY MAN A €;t R S OFFICE CONFIDENTIALITY NOTICE: This e-mail contains business - confidential infornmtien. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 WHEAT R I D GE TRANSCRIPT THURSDAY, JUNE 24, ZOru City zeroing in on mixed -use zoning Changes encourage created bythe cityto keep the pub- realpriority in the pastyear or so. walkways, connect lie informed on the ongoing pro - "The mixed -use zone district is wheat cess. "Mixed -use zoning . often in- long overdue in the city of retail With residential. cludes design standards for build- Ridge," said Mayor JerryDiTullio. ing architecture, site design, and _ "It will give us another tool to help BY DAVD) POLLAN other elements that encourage pe- us revitalize the commercial dis- davidp@rhflehighnews.com destrian connectivity." tricts in the city, and it creates more The City of wheat Ridge's De- - The purpose of such zoning is -ofasynergyforpedestrian- friendly patrnent of Community Develop- to create a community that makes developments." . ment is working on the third, and resident access to restaurants, Residents expressed, interest possible final, draftofanewformof shops or places of business eas- in seeing more urban center de -. - zoningthatwouldpromotemixed - : ily accessible by walking. Mixed- - velopments that were pedestrian _ use development in targeted areas '. use development in wheat Ridge. friendly, but under current zoning ofthecity. - - would incorporate more than one codes, this was not a feasible op- '.. The zoning code, as it stands -use in a single building or prop- tion, which is why the citybecame . now,wasinheritedfrom the county '" 'erty.An example of this would be active in adopting a new code. in 1969 when Wheat Ridgebecarne:_. a building that has retail shops on Not to mention, the positive effect. ' a city. Like most codes during the . the first floor and residential or of- mixed -use developments have on 1950s and '60s, it focuses on de- fice space on the floors above. Oth- attracting people to the city as well - - velopment that separates uses. For -- er benefits include a reduction in - as the advantage it gives property - instance, commercial, residential -. road congestion due to less auto - owners. or industrial districts can only be - mobile use, creation of vibrant lo- According to DiTullio, property -. usedforthoserespectivepurposes, cations where residents can work,. owners will benefit from mixed- .said Sarah Showalter, planner for live and play, and it creates a more -- use developments, as it gives them the city, sustainable form of development `. moreoptionsfordevelopmentand . The newcode, winch began be- "The motivatngfactor behind : couldpotentiallyincreasethevalue ".ingworked on in January, - would this-new zoning is for econom- totheirproperty. _ - allow for mixed-use zoning within ic development," Showalter said. "Mixed- usedevelopmentcould _ the city, - >- "Mixed -use developments draw" bring many benefits;. including . . "Mixed -use zoning allows, en- ". people to the city, they bring peo- - more walkable communities and courages,ormay even require that :- plein." -- the diverse mixoflandusesneeded more than one land use is devel- According to Showalter, zoning to sustain abroad tax base," states opedwithinasinglebuildingorde - has beenan issue in the city for the - -. velopment site," states the website -_ past 10 to 15 years, but became a See ZONING, Page 3 N G _ q d 0 4. • V •s t �'..'� - y N v C bD m Io , a�'i p p:N o c w m = - y e°�:d:� N a d C "' prop aW �� UO^ p ��°3E°N� LA • °' s'c L c p_ m, p d a`c _ Fy.0 p •�. Al "' N O V p �X ro ad'� V1� -c d Vl V 0 N N•C hl](,{ wpm H� �Y�N v • -O- E ao+ .G. �N t-.5 ip b-of m .+ ¢ 4,10 •� N p a� v„VO a y0 ,C� w m b 5 O � x is N ° av�"3 I . Wheat Ridge zoning code input sought at open house > General News > St... http: / /denvei .yourhub.com/ W icatRidge/Stoi ies[News /General- News /Prin... Ct You are here. ;in %age_ >..i t:;ontc:i pnnk:thts R3ge.i Wheat Ridge zoning code input sought at open house by: Article Contributed on: 5, /2010 11:00:26 AM ee.� er agin Normal0 Citizens interested in the Wheat Ridge mixed -use zoning code can check on its progress at a May 12 open house. A recently released second draft has been produced by the city's community development department and is available online at vrvm:.v:orrixe.duse.com. The open house will be from 6 to 7:30 p . m. at 7900 Al. 29 th Ave. According to Planner Sarah Showalter summaries of some of t h e m ajor issues, such as how auto - oriented uses are treated, building height restrictions and open space requirements will be on view. "People can get a sense of the kind of buildings we are looking for. We recognize that many people aren't going to want to sit down and read this entire document, so we will have staff available to answer questions," Showalter said. The hope is that mixed -use zoning will allow Wheat Ridge to be competitive with surrounding jurisdictions, most of whom already have mixed -use zoning in their codes. The goal is to encourage more pedestrian - friendly and compact development and create a more timely review process. Meetings with property owners and a technical task force have been going on since January and have focused on four areas: Wadsworth between 38 th and 44 th avenues; Kipling north of 44 in Avenue; 38 th Avenue between Sheridan and Wadsworth and the future Ward Road commuter rail station. The draft code allows for mid -rise buildings, in the five to eight story range, within these areas. Showalter said that so far public input has indicated support for keeping a maximum of range of two to fire stories along the 38 th Avenue corridor. Showalter said feedback from the open house and two remaining meetings with the task force will influence the third and hopefully final draft. " NJe will draft the final ordinance this summer and hopefully have it adopted by Planning Commission and City Council by the end of summer or early fall," Showalter said. "Community involvement in the mixed -use zoning project is a very important part of shaping the future of Wheat Ridge," said Mayor Jerry Cirfulho. "I encourage residents to use the public meetings as a way to stay engaged in what is happening in our community." For more information, call 303- 235 -2849 or e-mail sshowalter @ci.vAieatridge.co.us. STORIES I EVENTS I SLOGS I FORSALE I YELLOW PAGES I PHOTOS I HOME I LOCALINFO I HELP Privacy Statement I =en-i 4se Ccurr il+t 1409 You; Hdh.mm 1 of 1 05/12/2010 3:46 PM Mixed Use Zoning Promotes a More Vibrant Wheat Ridge City seeks input from residents on future of Wheat Ridge development the ground floor and residential or office uses above. Successful mixed use developments typically include higher densities, compact forms and a high level of pedestrian connec- tivity between land uses. Mixed use development: What if Wheat Ridge had a vibrant Town Center along Wadsworth, complete with lively shops, offices, and lofts? What if 38th Avenue between Sheridan and Wadsworth became a bustling main street with a unique mix of stores and restaurants that drew foot traffic from one destination to the next? These are some of the goals Wheat Ridge residents and business owners have articulated for the future of our City. Through planning processes such as Envision Wbeat Ridge (Comprehensive Plan adopted in October 2009), Wheat Ridge citizens have called for a new pattern of development along our commercial corridors. This type of development, known as "mixed use development," supports a resilient local economy and creates unique, attractive places. Mixed use development incorporates more than one land use within a sin- gle building or property. An example would be a building with stores on • Promotes alternative modes of transportation, such as walking and biking • Reduces road congestion through reduced automobile trips • Provides a more sustainable form of development • Encourages active lifestyles • Creates vibrant places where people can live, work and play At the same time, while our commu- nity's plans call for mixed use devel- opment, current zoning codes often discourage it. In order to resolve these issues and promote the redevel- opment of important corridors and commercial centers, the City's Com- munity Development Department, with the support and leadership of the Planning Commission and City Council, is working on a new mixed use zoning code. New zoning will create mixed use districts, complete with design standards that encour- age development with more than one use, allowing Wheat Ridge to attract high - quality, mixed use development in strategic areas. HOW TO LEARN MORE AND GET INVOLVED As City staff works on the new code, there are several issues where they would like feedback from citizens. Throughout the first few months of 2010, City staff will meet with property owners in parts of the City prioritized for new zoning, including Wadsworth between 35th and 44th Avenues, Kipling Street, 38th Avenue between Sheridan and Wadsworth and the future Ward Road commuter rail station area. The City would like to hear from all people with a stake in the future of Wheat Ridge — and and the sooner the better! Please visit the project Website at www.wrmixeduse.com where you will be able to: • Take a survey with questions about issues related to the mixed use code, including what types of uses should be encouraged or discouraged, and what scale of development makes sense at different areas • Upload photos and comments to a Community Photo Journal that will help citizens and other stakeholders identify the type of development they would like to see in Wheat Ridge • View drafts of the code as they become available • View a calendar and learn more about the proposed process For specific questions, please contact Sarah Showalter, Planner Il, at 303 - 235 -2849 or via e -mail at sshowalter@ci.wheatridge.co.us. LvuV /e ea:ard�e August 2, 2010 Honorable Mayor DiTullio and City Council City of Wheat Ridge 7500 W 29 Avenue V floor Wheat Ridge, CO 80033 Dear Mayor DiTullio and members of the City Council As members of the LiveWell Wheat Ridge (LWWR) Active Community Environments (ACE) Task Force, we commend your support and leadership related to the development of the Wheat Ridge Bicycle and Pedestrian Master Plan and the Mixed Use Zoning District (MUZD) ordinances as they have moved through the community input and technical processes. We ask that you adopt the Wheat Ridge Bicycle and Pedestrian Master Plan and the Mixed Use Zoning District ordinances at their respective hearings. The adoption of these important policies and plans will provide Wheat Ridge with a vision and regulatory environment that will support a more healthy, active and economically vibrant community. In fact, the Institute of Medicine and National Research Council of National Academies recommend in their 2009 report titled Local Government Actions to Prevent Childhood Obesity that communities "adopt a pedestrian and bicycle master plan to develop a long -term vision for walking and bicycling in the community and guide implementation." Additionally, the Center for Disease Control 2009 report titled Weight of the National Recommended Strategies and Measurements to Prevent Obesity in the United States recommends that "communities should zone for mixed use." Besides improving the health of the community, the incorporation of well planned bike and pedestrian facilities and walkable mixed use corridors will also enhance the character and further the strong sense of community that exists within Wheat Ridge. These efforts will also make the community attractive to new families. The positive social and economic benefits of a walkable and bikable community will only further help move Wheat Ridge into the future and position it in a very competitive suburban environment. LiveWell Wheat Ridge has been a strong partner in these two efforts very early on in the process. LiveWell Wheat Ridge provided $25,000 in funds for the successful completion of the Wheat Ridge Bicycle and Pedestrian Master Plan. LWWR was also an active partner recruiting individuals to the community input sessions held in spring 2010 for the Bicycle and Pedestrian Plan. Additionally, LiveWell Wheat Ridge provided technical comments as the City and the Technical Review Team was moving through the drafting process of the Mixed Use Zoning District Ordinance. Due to a highly participatory process, LWWR feels both the Bicycle and Pedestrian plan and the MUZD ordinances reflect the needs of a growing and evolving Wheat Ridge. As leaders and policy makers in Wheat Ridge we thank for your vision that enabled these planning processes and encourage you to adopt the Bicycle and Pedestrian Master Plan at the August 9 th City Council hearing and adopt the mixed use zoning ordinances scheduled for the September 13 City Council hearing. Sincerely, Members of the LiveWell Wheat Ridge Active Community Environments (ACE) Task Force, Greg Seebart Ted Heyd Elise Lubell Molly Hanson Bill Mahar Page I of I Sarah Showalter From: Sarah Showalter Sent: Friday, March 12, 2010 10:28 AM Cc: 'Bob Makatura'; Britta Fisher (bfisher @wheatridge202O.org); 'Debbie Redd'; Denise Balkas (dbalkas @wheatridge202O.org); 'Denise Waddell'; 'Dennis Belanger'; 'Dick Scheurer'; 'Don Saavedra'; 'Eli Boynel'; 'Elise Lubell'; 'Erika Geiger'; 'Janette Lampshire'; 'Jerry Roach'; 'John Glabach'; 'John Livaditis'; 'John Marriott'; 'John Reinsma'; 'Kim Christianian'; 'Liz Peterson'; 'Mark Jaeb'; 'Marshall Marriott'; 'Mary Hance'; 'Molly Hanson'; 'Pat Gooch'; 'Renee Shellhorse'; 'Shawn Baker'; 'Stuart Wright'; 'Todd Hammond'; 'Todd Swarts'; 'Tom Bevans'; 'Tom Lagos'; 'Tom Mathews' Subject: Wheat Ridge Mixed Use Zoning - Draft 1 Available Hello all, The first draft of the proposed mixed use zoning code is available for anyone to download and review at www.wrmixeduse.com (look under the section called "Draft Code. ") Draft 1 reflects input received at property owner meetings in early 2010. It will be revised based on further input from owners and other stakeholders, as well as working sessions with our technical task force. We anticipate releasing Draft 2 in mid to late April. Thanks and please pass on this info to anyone who may be interested. Sarah Showalter, AICP, LEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 - 235 -2849 Fax: 303 - 235 -2857 www.ci.wheatridee . co.us City of hca� icy C:ojmlyIura n^ 17EVFLO PM r r CONFIDENTIAIATY NOTICE: This e-mail contains business - confidential infmmation. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Page 1 of 1 Sarah Showalter From: Sarah Showalter Sent: Tuesday, February 23, 2010 10:21 AM Subject: Wheat Ridge Mixed Use Zoning Website Hello, Thanks again to everyone who participated in one of our mixed use zoning meetings, including the Wadsworth Summit and Northwest Subarea Forum. Please note that the mixed use zoning website is up and running at www.wrmixeduse.com. The website has many features, including: - An online survey similar to what we distributed at the meetings. If you did not have a chance to complete a survey and mail it in, please do so online! - A calendar with upcoming meetings and events. - A community photo journal where you can upload images and comment on other photos related to mixed use development. - Drafts of the code for you to review, as they are available. The first draft should be available for you to download from the site on March 12tH Thanks so much, Sarah Showalter, AICP, tEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 -235 -2849 Fax: 303 - 235 -2557 www ci.wheatridge.co us fitly' c5i �:cl+txr ua a't y F7g Yl I t3raarN I CONFIDENTIALITY NOTICE: This e-mail contains business - confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 02/23/2010 Page 1 of 1 Sarah Showalter From: Sarah Showalter Sent: Monday, March 15, 2010 8:51 AM To: 'Alan Bucknam'; 'Anne Brinkman'; 'Dean Gokey'; 'Dick Matthews'; 'George Pond'; 'John Dwyer'; 'Marc Dietrick'; 'Steve Timms' Cc: Kenneth Johnstone Subject: Mixed Use Zoning Draft Code Hello Commissioners, We wanted to let you know that Draft 1 of the proposed mixed use zoning code is available to the public for review. You can find a copy at our project website: www.wrmixeduse.com under "Draft Code." At the April 1St study session we are scheduled to review the first draft with you. You will receive copies of the draft code, along with a memo highlighting items that we would like feedback on, as part of your packets in advance of the study session. However, in case you wanted to take a peak at the code before that, we wanted to let you know that it is online, and encourage you to check out the mixed use website, which has a few interactive features, including a survey and community photo journal. Thanks and see you April 1 St Sarah Showalter, AICP, LEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303- 235 -2849 Fax: 303- 235 -2857 wvew.ci.whea City cal 'V I heat 1 clgrc= comxtE?NIT t tti'EIC.7PA;[ t CONFIDENTIALITY NOTICE: This e -mail contains business - confidential infarnalion. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any' disclosure, copying, distribution, electronic storage or use ofthis conununication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the or message, and delete the original message from your computer, and any netwodc to which your computer is connected. Thank you. 09/20/2010 Page 1 of 1 Sarah Showalter From: Elizabeth Johnson [ejohnson @odellarchitects.com] Sent: Wednesday, March 31, 2010 7:09 PM To: Sarah Showalter Cc: Kenneth Johnstone Subject: WheatRidge Mixed Use Zoning Sarah & Ken, Thanks so much for allowing me to be a part of this task force, and I think your first stab at this draft is awesome!! I do have concerns for Wheatridge, as a resident and an architect, that we need to focus on making this a more pedestrian friendly community. I hate what is going on at our main corridors, and while I know we have a large senior population—that will change over time and we need to be more inviting to families as well as promote healthy living. I disagree with many of the things that were brought to the table by the others, and I most certainly don't want to turn what is meant to be productive time into a debate, so as I think this through, I will make sure I share my thoughts with you in a productive manner. Sarah, I will send my comments to you via email in a constructive way with nothing but the best interest of Wheatridge and good architecture being my focus. Thanks again... your efforts are appreciated. I know you put a lot of work into this, and Wheatridge will prosper as a result. Elizabeth Johnson P.S. Most people do not mind walking into the bank! Convenience to the automobile is not the answer for Wheatridge. 09/20/2010 Page 1 of 1 Sarah Showalter From: Todd Welch [todd @dsb- architects.com] Sent: Wednesday, April 07, 2010 3:51 PM To: Sarah Showalter Cc: kevin @dsb - architects.com Subject: Inquiry on Mixed Use Zoning in Wheat Ridge Sarah, My name is Todd Welch and I am the owner of a small business architecture firm in Wheat Ridge. I have been reading about the Mixed Use Zoning proposals in the works in Wheat Ridge and I am very excited about them. I have been an architect working in Wheat Ridge for 10 years and because it is my community I am very happy to hear about all the proposed improvements. I just wanted to drop you a line introducing myself and let you know I would be happy to get involved if you can think of any way I can be of service. Just let me know how I can help. I would certainly be a good asset to review any drafts of new codes that come out and offer my opinion on any architectural matters. Thank you, Todd S. welch N1 (303) Z46-4273 toddnn dsb- architects.com dsb oIus i LC 3920 Qua} Sf.re A 4Nheat Ridme, CO F (303) 3 09/20/2010 Page 1 of 1 Sarah Showalter From: Sarah Showalter Sent: Wednesday, April 07, 2010 5:41 PM To: 'Buzz Calkins' Subject: RE: Hi Buzz, Thanks for letting me know and for your interest. I will post the presentation from the meeting at the project website: www.wrmixeduse.com There is already a lot of information at this website, including a survey (it takes about 10 minutes) that we are encouraging property owners to take that asks questions related to the proposed new zoning code — such as what uses do you think should be allowed and not allowed. I hope this helps. Please feel free to get in touch with any specific questions you might have as the process continues, and after you have had a chance to review the material on the website. Sarah Showalter, AICP, LEER AP Planner II Office Phone: 303 - 235 -2849 Fax: 303 - 235 -2857 irty ��i' 1N at 1 arl «c; !d4,I7M11Tr (7d3 1tCi1"455F hT ��" From: Buzz Calkins [mailto:buzz @bradleygas.com] Sent: Tuesday, April 06, 2010 4:03 PM To: Sarah Showalter Subject: Hi Sarah, Unfortunately I am not going to be able to make it to the April 8th meeting on potential mixed used development on 38th Avenue. As you might know, we have two gas stations along that stretch and are very interested in what the cities future plans are for the area. Are there going to be any other meetings or can you send or email the minutes from this one? Thanks very much in advance and sorry I won't be able to make it. Regards, Buzz Buzz Calkins Bradley Petroleum 7268 S. Tucson Way Centennial, CO 80112 303 - 733 -4627 Phone 303 - 777 -9052 Fax 09/20/2010 Page I of 2 Sarah Showalter From: Sarah Showalter Sent: Thursday, April 08, 2010 9:23 AM To: 'Todd Welch' Subject: RE: Inquiry on Mixed Use Zoning in Wheat Ridge Attachments: Draft 1 03- 12- 2010.pdf Hi Todd, Thanks for your interest and willingness to help out with this important project. We actually formed a technical task force, which includes a few local architects, to help with review of the code. The group also includes developers and brokers. However, we always welcome further input, so if you would like to review a draft (or drafts) of the code and give me comments, we would greatly appreciate your insights. I am attaching Draft 1, which is already under revision, so it might make sense to wait and spend time with Draft 2, which will be ready by the end of this month. I will send it to you when it is ready, or you can download it at our website: www.wrmixeduse.com Out of curiosity, have you worked on any projects in the Denver area? Our director, Ken Johnstone, thought your name sounded familiar and was wondering if perhaps you used to be with another architecture firm in the area. Thanks again, Sarah Showalter, AICP, I_EED AP Planner It Office Phone: 303 - -235 -2849 Fax: 303 - 235 -2857 i "i3y cal W heat I Z d�;c ✓. 431i .i'til {l t?iV'� IiiP'.kE'41 s "' From: Todd Welch [mailto:todd @dsb- architects.com] Sent: Wednesday, April 07, 2010 3:51 PM To: Sarah Showalter Cc: kevin @dsb- architects.com Subject: Inquiry on Mixed Use Zoning in Wheat Ridge Sarah, My name is Todd Welch and I am the owner of a small business architecture firm in Wheat Ridge. I have been reading about the Mixed Use Zoning proposals in the works in Wheat Ridge and I am very excited about them. I have been an architect working in Wheat Ridge for 10 years and because it is my community I am very happy to hear about all the proposed improvements. I just wanted to drop you a line introducing myself and let you know I would be happy to get involved if you can think of any way I can be of service. Just let me know how I can help. I would certainly be a good asset to review any drafts of new codes that come out and offer my opinion on any architectural matters. Thank you, T )dd S. todd @dsb -a rchitects.com 09/20/2010 Page 1 of 1 Sarah Showalter From: Sarah Showalter Sent: Tuesday, April 27, 2010 8:37 AM Cc: 'Bill Mahar'; 'Bob Makatura'; Britta Fisher (bfisher @wheatridge2020.org); 'Debbie Redd'; Denise Balkas (dbalkas @wheatridge202O.org); 'Denise Waddell'; 'Dennis Belanger'; 'Dick Scheurer'; 'Don Saavedra'; 'Eli Boynel'; 'Elise Lubell'; 'Erika Geiger'; 'Janette Lampshire'; 'Jerry Roach'; 'John Glabach'; 'John Livaditis'; 'John Marriott'; 'John Reinsma'; 'Kim Christianian'; 'Liz Peterson'; 'Mark Jaeb'; 'Marshall Marriott'; 'Mary Hance'; 'Molly Hanson'; 'Pat Gooch'; 'Renee Shellhorse'; 'Shawn Baker'; 'Sheree West'; 'Sheree West Business'; 'Stuart Wright'; 'Todd Hammond'; 'Todd Swarts'; 'Todd Welch'; 'Tom Bevans'; 'Tom Lagos',-'Tom Mathews'; 'Ann Hagerty'; 'Bruce Bailey'; 'Buzz Calkins'; 'Courtney Payne'; 'Craig Cook'; 'Cynthia Beal'; 'Dan Bettenman'; 'Debbie Sarcone'; 'Ed Deeds'; 'Ed Kaufman'; 'Eric Griffiths'; 'Francisco Reina'; 'Jay Moskowitz'; 'Jerry Neaten'; 'Jessica Klingspurn';'Jim Goddard'; 'Jim Mulvihill'; 'Joe Ballard'; 'John Moore' ;'John Olander';'Julie Grenfell'; 'Kathy Montgomery'; 'Ken Allen'; 'Larry Maske'; 'Lisa Brown'; 'Marc Sevier'; Molly Hanson (mhanson @jeffco.us); 'Nathan Showalter'; 'Pam Parker'; 'Phil Czajkowski'; 'Rick Liley'; 'Robert McGhee'; 'Ron Kiefel'; 'Ron Rau'; 'Scott Shields'; 'Terry Amalfitano'; 'Tom Lix'; 'Tom Yang'; 'Torrey Johnson'; 'Walt Pettit' Subject: Mixed Use Zoning Code - Draft 2 Released Attachments: MUZ Open House Postcard May 2010.pdf Hello all, Draft 2 of the new mixed use zoning code is ready for you to download at the project website: www.wrmixeduse.com/draft-code Please review the latest draft and send any comments directly to me, using the contact info below, or attend the open house on May 12th Mixed Use Zoning Open House — May 12 at 6pm, City Municipal Building Please come to an open house on May 12th. This is an important opportunity for you to learn about crucial issues in the code — including building height, non - conforming uses, and the treatment of auto - oriented uses. We value your input and hope that you will be able to attend. Details about the event are attached, and can also be found at the project website: www.wrmixeduse.com Thanks, Sarah Showalter, AICP, LEER AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 -235 -2849 Fax: 303 - 235 -2857 www.d.wheatridge co. us City of (�`(_ro>t4av4t37•Si7Y �E� LUlTx4iEN'. £' CONFIDENTIALITY NOTICE: This e-mail contains business - confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Page 1 of 1 Sarah Showalter From: Sarah Showalter Sent: Tuesday, April 27, 2010 12:49 PM To: 'Alan Bucknam'; 'Anne Brinkman'; 'Dean Gokey'; 'Dick Matthews'; 'George Pond'; 'John Dwyer'; 'Marc Dietrick'; 'Steve Timms' Subject: Mixed Use Zoning - Draft 2 Released Attachments: MUZ Open House Postcard May 2010.pdf Hello Commissioners, I am writing with an update on the mixed use zoning code: - Draft 2 is ready for review. You can download a copy at the project website: httr)://www.wrmixeduse.com/draft-code - We will be holding a city -wide open house on May 12th (see attachment) to provide an opportunity for stakeholders to learn more about what is in the code and provide input on the latest draft - Staff is tentatively scheduled to give an update on the project at your May 20th meeting Thanks, Sarah Showalter, AICP, FEED AP Planner 11 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 -235 -2849 Fax: 303- 235 -2857 wwyy.ci.wheltndge.co us t itv of h c MUNI l t_)E1ELOPMENT CONFIDENTIALITY NOTICE: This e-mail contains businesscontidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage m use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Message Sarah Showalter From: Shaun Baker [shaunebaker @comcast.net] Sent: Thursday, May 13, 2010 9:30 AM To: Sarah Showalter Subject: RE: Draft 2 comments Page 1 of 2 Hi Sarah, I will be glad to attend a brainstorming meeting with other landowners on discussing the draft of the TOD code for our area. You are right I didn't see the parking structure as a requirement, however from a practical matter, I was concerned that since the parking ratios are low, it will create neighborhood crowding as development occurs so more cars will be competing for fewer spots over time. If that happens, later developments might be forced to put in expensive structures which would make developing them incrementally more expensive than previous developments. Maybe we can discuss this when we meet? Thanks, Shaun - - - -- Original Message---- - From: Sarah Showalter [ mailto: sshowalter @ci.wheatridge.co.us] Sent: Wednesday, May 12, 2010 10:40 AM To: Shaun Baker Subject: RE: Draft 2 comments Shaun, Thanks for taking the time to review the code and send your comments. We definitely have heard the message from you and a couple owners in the future TOD area that you do not want legislative rezoning by the city without owner consent /involvement. I also received your phone message about the idea of having a working session with property owners in the area. If you think that owners are interested, I think that we would be willing to do this. We plan to release Draft 3 at the end of June, so it would be nice to do the meeting sometime in the next 3 -4 weeks. I will mention it to my colleagues and follow -up with you. Also, I'd like to talk with you a bit regarding your comments on parking garages and small sites so that I understand your concerns better. There is nothing in the code at this point that requires structured parking. If you do parking garages, we have design requirements, and there is a height bonus for providing structured parking. But there is nothing that would require a smaller site to provide a parking garage. Thanks again, Sarah Showalter, AICP, LEER AP Planner II Office Phone: 303 - 235 -2849 Fax: 303- 235 -2857 City of W hcztt ich-Te From: Shaun Baker [ mailto:shauncbaker @comcast.net] Sent: Tuesday, May 11, 2010 10:00 PM To: Sarah Showalter Subject: Draft 2 comments 09/20/2010 Message Page 2 of 2 Hi Sarah, I reviewed draft 2 for the TOD zoning on Ward Road. I am a partner in the ownership of 5040 Ward Road. I support the idea of coming up with a zoning district for TOD zoning. I firmly believe the option to rezone should be up to current and future owners of the property. The decision to rezone will be based on the markets demand for highest and best use for each owner's property. I believe that the rezoning process should be somewhat streamlined if and when it is chosen by the owners. I don't believe the council should make any unilateral decisions to rezone wide sections of Wheat Ridge. If they want to do it they should hold a special vote for only the affected landowners in area targeted for rezoning. Comments on Draft 2. 1 think the following modifications would minimize economic hardship on smaller pieces of land less than 2 acres that might be developed. 1. 1 think you could make recommendations on parking screening options rather than making it a requirement to block or stone walls in the landscape buffer. 2. 1 think the percentage requirement for open space should be less or the landscape buffer should be allowed to be incorporated into it or be part of it. 3. Not planning for parking for cars and hoping they will go away will leave the streets around properties very crowded. Parking structures are nice, but expensive, especially for smaller properties. I am thinking of downtown Arvada where the renewal didn't allow for enough parking and it creates a lot of driving around looking for parking. Higher densities will create a similar problem for the TOD neighborhood. Thanks, Shaun Baker 303-703-6722 09/20/2010 Page 1 of 1 Sarah Showalter From: Mindi Ramig [mramig @co.jefferson.co.us] Sent: Friday, May 14, 2010 5:37 PM To: Sarah Showalter Subject: Wheat Ridge Mixed Use Zoning Attachments: Response Memo.doc Hi Sarah, We have been talking to a number of different jurisdictions about your proposed mixed use zoning code, just to spread the word and to help educate ourselves. Everyone we've talked to has been very interested in taking a look at it. Jefferson County Planning and Zoning, and Transportation and Engineering, reviewed the first draft of the code and sent us the attached comments. I had planned to get them right over to you, but find that I've had them for an extended time (sorry about that)! I now find that the 2nd draft is out and upon review it looks like at least a few of their comments are no longer applicable as you've incorporated some of the concepts that they included. It looks like the code is shaping up very well! Thank you very much for offering the opportunity for input into this effort. l radi J2.; R ff`i lc �i „ci�C_oiz +v "u +�,�7N3 Gok], ,Cti Gs. r mramie I ieffcoms t ii r, Hoa t t Jefferson County Public Health 09/20/2010 Page 1 of 1 Sarah Showalter From: Bill Mahar [maharbill @gmail.com] Sent: Thursday, May 20, 2010 11:28 AM To: Sarah Showalter Cc: Molly Hanson; Elise Lubell; Mindi Ramig Subject: Comments on Mixed Use Zone Draft 2 Attachments: Mixed Use Zone Comments May 20th 2010 LiveWell.pdf Hello Sarah, Thanks again for your help and attendance last night. LiveWell Wheat Ridge has reviewed draft 2 of the Mixed Use Zone and we have developed comments on the proposed language. The PDF document is attached. If you need further clarfication please let me know. Thank you and have a good afternoon, Bill Mahar LiveWell Wheat Ridge Technical and Planning Consultant Mobile: 720 - 237 -7324 Email: maharbill&gi nail. com Website: livewellcolorado.org 09/20/2010 Page 1 of 1 Sarah Showalter From: Sarah Showalter Sent: Friday, May 21, 2010 10:30 AM To: 'Buzz Calkins' Subject: Mixed Use Code update Hi Buzz, Glad that we were able to meet and talk a bit at the open house last week. I wanted to give you an update on where we are with the issues that you raised. (1) Nonconforming uses /structures: we expect to hear back from our task force member who works in the financing arena by the first week of June, after Memorial Day. Depending on what she finds, we may want to schedule a meeting with you to talk over potential solutions. No matter what, we will be recommending to City Council that we change the current provision in the code that nonconforming uses may not rebuild if voluntarily destroyed. We will also have the discussion about allowing them to rebuild if voluntarily destroyed. In a way this would be consistent with the current provision, in both Draft 1 and 2, that allows nonconforming uses to expand by up to 25 %. (2) Gas stations in MU -N: right now staff is proposing to make a change and allow gas stations in MU -N as a conditional use (with 1000' separation requirement). We will be meeting with Planning Commission on June 3rd to get their approval of this change. The task force already has said that they think it's a good idea. For your two existing stations, this means that you would be conforming as -is. If you wanted to expand, you would have to go through the administrative conditional use permit review. (3) Build -to for gas stations: we are thinking very seriously about how a new gas station could fit into the new code so that someone like you could improve an existing station, or build a new one. Right now we are looking at a solution similar to Denver's. We would have language encouraging the building to meet the build -to requirement. Where that is not possible, we would allow a combo of screen wall and canopy to meet the build -to, as in Denver's "option B." We would like to at least require a vertical element to the canopy, like columns, along the primary and secondary street to help meet the intent of the build -to. We will be discussing these ideas with our Planning Commission as well on June 3 and will not know until after that meeting how receptive they are to such flexibility with the build -to. I will be sure to follow -up with you after that meeting. In the meantime, feel free to get in touch if you have concerns about the direction we're heading. Best, Sarah Showalter, AICP, LEED AP Planner 11 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 -235 -2849 Fax: 303 - 235 -2857 www.ci.wrheatndge.c o.us C ity Of �'ta�.tiMUNI 35 1�kk'I t OPSI t N t CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual m entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Page I of I Sarah Showalter From: Sarah Showalter Sent: Monday, May 24, 2010 2:37 PM To: frank.grady @xcelenergy.com Subject: Language on screening of transformers Hi Frank, As discussed on the phone today, below is the draft language that we have in our new mixed use zoning code regarding the screening of utilities, including transformers. Please let me know if you see any potential issues. Thanks! F. Screening— Loading, Service Areas, and Utilities 1. All loading docks, utility structures, and other service areas associated with a building shall be fully screened from view by walls or fences. 2. Trash enclosures shall be incorporated into the building design and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. 3. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. 4. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. 5. Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street. Sarah Showalter, AICP, LEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 -235 -2849 Fax: 303 -234 -2857 www.ci.wheatridee.ca.us I'x�at 1ZC_ Cf 3i9nt €�Vdl "r tZF4F1 a ?evar CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage m use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Page 1 of 1 Sarah Showalter From: Denise Waddell [Denise.Waddell @efirstbank.comj Sent: Tuesday, June 08, 2010 2:36 PM To: Sarah Showalter Subject: Re: Mixed Use Zoning Task Force Sarah, To follow up on our conversation regarding non - compliant uses and structures in the code, I spoke to a broker who deals with many commercial lenders. He did say the term "non- compliant" is a hot button. He recommended that the language state "the use or structure is inconsistent with the current zoning or master plan ". The word non - compliant would probably work as well. He went on to further state that there would need to be specificity that the present business could continue to operate the business. This statement helps to prove that an existing business can continue to operate and earn revenues for any future loan repayment. I hope this helps. If you have any questions or would like to discuss it further, please contact me. I so enjoyed the task force process and wish you well in finalizing the code. Best Regards, flenise D. Waddell President FirslBank of Wheat Ridge 303 - 456 -2181 denise wadderp,efirstbank.com W, , w.ehrstba6 --orl The information contained in this electronic communication and any document attached hereto or transmitted herewith is confidential and intended for the exclusive use of the individual or entity named above. If the reader of this message is not the intended recipient or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any examination, use, dissemination, distribution or copying of this communication or any part thereof is strictly prohibited. If you have received this communication in error, please immediately notify the sender by reply e -mail and destroy this communication. Thank you. 09/20/2010 Page 1 oft Sarah Showalter From: Denise Waddell [Denise.Waddell @efirstbank.com] Sent: Friday, June 11, 2010 12:04 PM To: Sarah Showalter Subject: RE: Mixed Use Zoning Task Force Hi Sarah, That should work; although, every loan underwriting may be slightly different. ✓r,mso IJ. 'A`adc President FirstBank of Wheat Ridge 303 - 456 -2181 denise maddellt?efi rstban k. corn wewmefirstbank.cnin >>> Sarah Showalter < sshowalter @ci.wheatridge.co.us> 6/8/2010 3:08 PM >>> Denise — thanks for following -up on this so quickly. We would most likely need to retain the "nonconforming" term (rather than utilize the language about not being consistent with the zoning or master plan.). Just to confirm, the broker thought that it would be okay to use this word, as long as we make it very clear in the code that a nonconforming use may continue to operate in perpetuity — and expand by up to 25 %, which we have in the current draft? This language would be enough protection for a business owner to ensure that the nonconforming term does not hurt their financing options? Glad to hear that you enjoyed the task force process — everyone's input was incredibly helpful. Thanks again, Sarah Showalter, AICP, LEED AP Planner II Office Phone: 303 -235 -2849 7� Cita, ut �Ogtk1H^�! rY �FS'FI ( }F'$t r CONFIDENTIALITY NOTICE: This e-mail contains business - confidential infmuation. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by c -mail, attaching the original message, and delete the original message firom your computer, and any network to which your computer is connected. Thank you From: Denise Waddell [ mailto :Denise.Waddell @efirstbank.com] Sent: Tuesday, June 08, 2010 2:36 PM To: Sarah Showalter Subject: Re: Mixed Use Zoning Task Force 09/20/2010 Page 2 of 2 Sarah, To follow up on our conversation regarding non - compliant uses and structures in the code, I spoke to a broker who deals with many commercial lenders. He did say the term "non - compliant' is a hot button. He recommended that the language state "the use or structure is inconsistent with the current zoning or master plan ". The word non - compliant would probably work as well. He went on to further state that there would need to be specificity that the present business could continue to operate the business. This statement helps to prove that an existing business can continue to operate and earn revenues for any future loan repayment. I hope this helps. If you have any questions or would like to discuss it further, please contact me. I so enjoyed the task force process and wish you well in finalizing the code. Best Regards, Derise 1'. ''dvaddel President FirstBank of Wheat Ridge 303 - 456 -2181 denisemaddellref rstbank.com The information contained in this electronic communication and any document attached hereto or transmitted herewith is confidential and intended for the exclusive use of the individual or entity named above. If the reader of this message is not the intended recipient or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any examination, use, dissemination, distribution or copying of this communication or any part thereof is strictly prohibited. If you have received this communication in error, please immediately notify the sender by reply e -mail and destroy this communication. Thank you. 09/20/2010 Page I of I Sarah Showalter From: Sarah Showalter Sent: Tuesday, July 06, 2010 8:33 AM Subject: Wheat Ridge Mixed Use Zoning Hello, I am writing to let you know that Draft 3 of the mixed use zoning code is available for review at the project website: htto:;Avww.wrmixed use. comIdraft-code Draft 3 is anticipated as the final draft before we begin the adoption process in August. It was shaped by valuable input from many sources, including comments at the mixed use open house on May 12th, as well as the mixed use zoning task force. Please check the project website regularly for updates on public hearings in the adoption process. Best, Sarah Showalter, AICP, LEER AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 - 235 -2849 Fax: 303 -234 -2857 www_ci_wheatrid�e,co us t.11y of W $cl ' 1C 4?e{'. �„U}mttj'm - lY D F4Et,)I'm FtiI r " CONFIDENTIALITY NOTICE: This e-mail contains business - confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message tram your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Page 1 of 1 Sarah Showalter From: Sarah Showalter Sent: Tuesday, July 06, 2010 1:19 PM To: 'Alan Bucknam'; 'Anne Brinkman'; 'Dean Gokey'; 'Dick Matthews'; 'George Pond'; 'John Dwyer'; 'Marc Dietrick'; 'Steve Timms' Cc: Kenneth Johnstone Subject: Mixed Use Zoning Ordinance Hello Commissioners, We wanted to let you know that Draft 3 of the mixed use code, which is anticipated as the last draft prior to the final ordinance, has been released and is available for download at the project website: htto: / /w�vw.wrm fixed use.com /d raft -code We will give an update on the project at the July 15th meeting. The Planning Commission public hearing for adoption of the final ordinance is scheduled for August 5th Thanks, Sarah Showalter, AiCP, LEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 - 235 -2849 Fax: 303 -234 -2857 www.ci.wheatridee.co.us Cali of ([l'.•h9C1.h1l IY t�F }!li}fifi Nl CONFIDENTIALITY NOTICE: This e-mail contains business - confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this conunmtication is prohibited. If you received this communication in eror, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Page I of 1 Sarah Showalter From: Sarah Showalter Sent: Tuesday, July 06, 2010 1:23 PM To: Jerry DiTullio; Karen Berry (khberry26 @hotmail.com); 'Davis Reinhart'; 'Wanda Sang'; meljay831; Karen Adams (klpa @comcast.net); Mike Stites (BFTireCo @aol.com); Joseph Demott (jdemott4 @gmail.com); Tracy Langworthy (davidg0126 @peoplepc.com) Cc: Kenneth Johnstone; Patrick Goff Subject: Mixed Use Zoning Code Mayor and Council, We wanted to let you know that Draft 3 of the mixed use code, which is anticipated as the final draft prior to adoption of the ordinance, has been released and can be downloaded at the project website: httn //wmv.wrmixeduse.com /draft -code This draft reflects what we presented at the Study Session on June 21st. We anticipate bringing the final ordinance to Council for adoption in late August /early September. Thank you, Sarah Showalter, AICP, LEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 - 235 -2849 Fax: 303 -234 -2857 www.ci.whcauridge,co.us <ity eat W hurt 2 Ci ,.c),R1Mta7d91Y Prt'E.1t VAITNI CONFIDENTIALITY NOTICE: This a -mail contains business - confidential information. It is intended only for the use of the individual or entity named above If you are not the intended recipient, you are notified that any disclosure, copying, or dentmotion, electronic stage or use of this communication is proltibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 09/20/2010 Page I of 1 Sarah Showalter From: Bill Mahar [maharbill @gmail.com] Sent: Tuesday, September 14, 2010 9:34 AM To: Sarah Showalter; Kenneth Johnstone; Sally Payne; Meredith Reckert Cc: Molly Hanson; Elise Lubell; Ted Heyd; Dayna Oehm; gseebart @comcast.net; Vierzbicki Jenelle L.; Mindi Ramig; Tracy R. Volkman; Wade Hammond; Dillon Amy M Subject: Congratulations Hello Ken, Sally, Sarah and Meredith, Congratulations on the adoption of the Mixed Use Zone Ordinance. The brief hearing and all in favor approval by the Council is a testament to your great work throughout this process. The City of Wheat Ridge is really poised to move in a great direction. Have a good day and congratulations on your efforts. Bill Mahar 09/20/2010 Page 1 of 1 Sarah Showalter From: Mindi Ramig [mramig @co.jefferson.co.us] Sent: Tuesday, September 14, 2010 10:09 AM To: 'Bill Mahar'; Sarah Showalter; Kenneth Johnstone; Sally Payne; Meredith Reckert Cc: Molly Hanson; Elise Lubell; Ted Heyd; Dayna Oehm; gseebart @comcast.net; Vierzbicki Jenelle L.; Tracy R. Volkman; Wade Hammond; Dillon Amy M Subject: RE: Congratulations I'm thrilled to hear that it went so well! Ditto on the Congratulations! Mindi From: Bill Mahar [mailto:maharbill @gmail.com] Sent: Tuesday, September 14, 2010 9:34 AM To: Sarah Showalter; Kenneth Johnstone; Sally Payne; mreckert @ci.wheatridge.co.us Cc: Molly Hanson; Elise Lubell; Ted Heyd; Dayna Oehm; gseebart @comcast.net; Vierzbicki Jenelle L.; Mindi Ramig; Tracy R. Volkman; Wade Hammond; Dillon Amy M Subject: Congratulations Hello Ken, Sally, Sarah and Meredith, Congratulations on the adoption of the Mixed Use Zone Ordinance. The brief hearing and all in favor approval by the Council is a testament to your great work throughout this process. The City of Wheat Ridge is really poised to move in a great direction. Have a good day and congratulations on your efforts. Bill Mahar 09/20/2010 Message Sarah Showalter From: Shaun Baker [shauncbaker @comcast.net] Sent: Tuesday, May 11, 2010 10:00 PM To: Sarah Showalter Subject: Draft 2 comments Hi Sarah, I reviewed draft 2 for the TOD zoning on Ward Road. I am a partner in the ownership of 5040 Ward Road. I support the idea of coming up with a zoning district for TOD zoning. Page 1 of 1 I firmly believe the option to rezone should be up to current and future owners of the property. The decision to rezone will be based on the markets demand for highest and best use for each owner's property. I believe that the rezoning process should be somewhat streamlined if and when it is chosen by the owners. I don't believe the council should make any unilateral decisions to rezone wide sections of Wheat Ridge. If they want to do it they should hold a special vote for only the affected landowners in area targeted for rezoning. Comments on Draft 2. 1 think the following modifications would minimize economic hardship on smaller pieces of land less than 2 acres that might be developed. 1. 1 think you could make recommendations on parking screening options rather than making it a requirement to block or stone walls in the landscape buffer. 2. 1 think the percentage requirement for open space should be less or the landscape buffer should be allowed to be incorporated into it or be part of it. 3. Not planning for parking for cars and hoping they will go away will leave the streets around properties very crowded. Parking structures are nice, but expensive, especially for smaller properties. I am thinking of downtown Arvada where the renewal didn't allow for enough parking and it creates a lot of driving around looking for parking. Higher densities will create a similar problem for the TOD neighborhood. Thanks, Shaun Baker 303-703-6722 05/12/2010 Memo To: Mindi Ramig, Environmental Health Services Division From: Heather Gutherless, Planning & Zoning Division Date: April 15, 2010 Re: Wheat Ridge Mixed Use Zoning (Case No. 10- 105565OA) Thank you for the opportunity to comment on this case. Below are staff comments from Planning and Zoning and Transportation and Engineering. • It is obvious that a lot of time and effort went into creating this first draft and it contains many great concepts. • We would like to be included in review of further drafts and with future submittals that address proposed improvements, drainage and traffic improvements required within the unincorporated part of Jefferson County near West 2d' and Wadsworth Boulevard. Districts Established • To determine whether the MU -C Interstate Sub - district should include just properties adjacent to I- 70 or whether it should be a distance we recommend mapping each option to see which makes most sense. By just limiting it to adjacent properties, the ability to create large cohesive developments may be limited. If a general distance is used, it may be prudent to extend that distance around prominent interchanges. Another boundary option could be to use a man -made or geologic feature as the boundary, such as 40 Avenue or Clear Creek on the south side of 1 -70. Applicability • The provision that this regulation applies to existing structures that expand by more than 15% seems stringent. It may make small -scale renovations impractical. Building Height • Regarding footnote 2, we feel residential densities should be address somewhere in the document. We agree that putting it with building height may confuse two different issues. Densities could be addressed by either adding a separate "Residential Densities" section that discusses a range of densities for each district and sub - district or by adding definitions of "densities that support transit ridership" and "medium density mixed use development" to the "Definitions" section. • A minimum building height of 20 feet in the MU -TOD zone district seems low. These are areas where higher buildings should be encouraged. A higher minimum, perhaps two stories, may be more appropriate. • Page 1 • To give an incentive to develop mixed use buildings we recommend a larger difference between the maximum building height for mixed use buildings and single use buildings, perhaps a two story difference would offer more of an incentive. Building Placement and Orientation • In regard to footnote 5, we do not feel that requiring at least one entry facing the street is overly restrictive. It seems logical to have at least one entry facing the street where pedestrian access is being encouraged, otherwise a development could become very internal and reduce pedestrian access to the site. One area where is may be acceptable to have the entrance only face the parking lot is the MU -C Interstate district because it is more likely to be vehicular- oriented development. It seems the other districts are trying to promote pedestrian access. • The City may wish to consult with their Police Department on whether building setbacks should be increased as height increases and whether safety and security start becoming issues. • Perhaps the parking setback along the front of the property line should be greater than 5 feet to encourage additional building to be placed closer to the road instead of parking. We realize that Build -To Areas are already included, but thought that increased parking buffers may add another incentive. Building Design • Could transparency requirements impact the energy- efficiency of a building? • In regard to drive -up lanes, if financial institutions are the concern, they could be excluded from the restriction, or be given a separate, larger restriction. Also, if the lane cannot be located between the front of the building and a street, does it matter if there is more than one? It would probably be screened by a building or landscaping. • Why are drive -up lanes located between the front of a building and the street allowed in MU -C Interstate. The restriction seems just as pertinent in this area. • Will a 42 inch screen or wall be high enough to effectively mitigate the impacts from the drive -up lane? • In regard to stepbacks, should the stepback be required at a lower elevation when next to a residential structure? Will a stepback that is 14 feet higher than the building create enough of a break? • Why can terraces and un- walled balconies only extend up to 8 feet into the upper level stepback area? More usable outdoor space may be created if a setback of 8 feet from the edge of the building is used. Off - Street Parking Placement and Design • We recommend at least a 10 -foot wide landscape buffer between residential and surface parking lots. We also recommend the same screening as required for surface parking adjacent to a street or public space. • We recommend that parking structures that face a "primary' street be required to have a percentage of the ground floor being occupied by retail or commercial. This does not seem necessary on secondary streets. Parking Requirements • What is the incentive for doing the minimum parking ratio vs. the maximum parking ratio? Also, are there cases where the maximum should be required because of distance to a transit stop or pedestrian /bicycle path? • To further encourage use of transit, parking could be further restricted or pay parking could be implemented. • Page 2 • We recommend defining "publicly accessible route ". Bicycle parking requirements should be increased, especially in MU -C TOD. Or perhaps additional bicycle parking should be a reason for allowing the minimum parking ratio vs. the maximum parking ratio or perhaps even further reducing the parking ratios. Open Space Requirements • Since some of the open space can be plazas, outdoor dining areas and courtyards, some sites will need to be creative in capturing stormwater runoff. Traditional detention ponds may not be an option. Do the regulations regarding drainage in Wheat Ridge allow for alternatives? • Will 15% open space even be required for small residential subdivisions? Perhaps there should be a threshold for if there is a 1 -5 lot single family detached residential subdivision. • Why are green roofs considered usable open space? It seems they would not be useable for the general public. Perhaps a only 50% of the green roof should be counted toward usable open space. • Why are community gardens not usable open space, if green roofs are? It seems they both would only be accessible to a limited group of people. • We feel 75% of the open space to be usable is a reasonable number. Permitted Uses • A mixed use development is defined as "a building or development site containing at least two different types of land use, such as residential and retail, residential and commercial, or retail and commercial'. Under the permitted uses, the "Commercial' section contains retail sales as a use. This begs the question of whether a development containing single family dwellings and duplexes would be considered mixed use because they are listed as separate uses under the 'Residential' section. Perhaps the definition should be more clearly stated, or the permitted uses could be broken up into more sections (i.e Retail Commercial and Office Commercial, etc.) and then any use under the section would be considered one certain type of use, then it could be stated that a mixed use development needs to contain uses from two of the different sections. • Why is a vet clinic a special use under MU -C and MU -C TOD when an Animal daycare, indoor is a permitted use under those districts? These uses seem like they would have similar impacts. Signs • We do not recommend any wall signs being allowed to extend beyond the roof deck. This seems like a roof sign. • We do not recommend changeable copy signs and flashing signs be permitted anywhere in any of these districts. Especially in the MU -C Interstate district where these types of signs could distract drivers and become safety issues. • We recommend limiting the brightness of LED signs. Exterior Lighting • Pedestrian lighting should be limited to 12 feet. • For footnote 14, perhaps instead of completely excluding single family detached developments from the Site Plan process, there could be more limited submittal requirements, like eliminating the architecture and landscaping plans. Site Plan Review • Why are only properties over 5 acres required to go to Planning Commission? This seems like an arbitrary number. Perhaps all new developments in this new zone district should go to hearing. • Page 3 %ciy -ter nJiIE® USE rtia_o . WheatN! j9e BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE PUBLIC COMMENTS RECEIVED — DRAFT 2 April 30 1h : phone call with Buzz Calkins (303- 733 -4627) - Works for Bradley Petroleum and owns two gas stations on 38` Ave Was very involved working on Denver's new code Nonconforming uses /structures: we need to be careful with this term because many banks will not lend to a property that is "nonconforming." Consider coming up with an alternate term like Denver did, such as "compliant" • Compliant uses need to be able to rebuild within the same footprint, even if voluntarily taken down, due to franchise agreement requirements. This is something that Denver's new code allows for "compliant" uses /structures - Gas stations as permitted use: consider allowing them in the MU -N district New gas stations: need to make sure build -to requirements do not preclude gas stations. Look at Denver's option B, which is allowed anywhere except main street districts, and does not require the building to be built up to the street. - Could he meet with us to talk about more of this in detail? May 11th: phone call with Shaun Baker (303- 703 -6722) - Owns a property at 5040 Ward Road that is currently leased by an auto repair shop. He might want to sell to them one day - He is concerned about the idea of the City rezoning properties to the new mixed use zoning, especially if the property owner does not want the new zoning It makes the most sense to let the market change in this area, and not apply the new zoning until that change happens (could be 3 years, or 10 years, from now) - Concern that Brian Mott, who does not have good relationships with others in this area, is the only property owner from the area who is on the mixed use task force - He will review Draft 2, especially in terms of how nonconforming properties are treated, and let me know if he has further comments May 11` email from Shaun Baker Hi Sarah, I reviewed draft 2 for the TOD zoning on Ward Road. I am a partner in the ownership of 5040 Ward Road. I support the idea of coming up with a zoning district for TOD zoning. I firmly believe the option to rezone should be up to current and future owners of the property. The decision to rezone will be based on the markets demand for highest and best use for each owner's property. I believe that the rezoning process should be somewhat streamlined if and Comments on Draft 2 May 14, 2010 when it is chosen by the owners. I don't believe the council should make any unilateral decisions to rezone wide sections of Wheat Ridge. If they want to do it they should hold a special vote for only the affected landowners in area targeted for rezoning. Comments on Draft 2. 1 think the following modifications would minimize economic hardship on smaller pieces of land less than 2 acres that might be developed. 1. 1 think you could make recommendations on parking screening options rather than making it a requirement to block or stone walls in the landscape buffer. 2. 1 think the percentage requirement for open space should be less or the landscape buffer should be allowed to be incorporated into or be part of it. 3. Not planning for parking for cars and hoping they will go away will leave the streets around properties very crowded. Parking structures are nice, but expensive, especially for smaller properties. I am thinking of downtown Arvada where the renewal didn't allow for enough parking and it creates a lot of driving around looking for parking. Higher densities will create a similar problem for the TOD neighborhood. Thanks, Shaun Baker 303-703-6722 May 12 th : phone message from Shaun Baker - Concerned about parking garages for smaller sites. Can there be different requirements for sites under 2 acres since they cannot usually fit parking structures? - Would like to have a working meeting with property owners only to discuss changes to Draft 2, as well as what the process will be for rezoning May 12 th : phone call from Bob Harmsen (303- 940 -1523) - Does not see how the new zoning would benefit him since RTD will most likely be purchasing his property - Would like to come in and talk more about the plans for traffic, street alignments, etc - Approached the city years ago about getting a building permit for temporary structures to cover his RVs but we would not allow him to pull permits since we did not know where the roads would be. Do we have a better sense now? - Still has not had final word from RTD on if they are selling his property or swapping him for the existing park -in -ride Mav 12 conversation with Buzz Calkins at MUZ Coen House - The biggest issue for him on 38`" Ave is allowing existing gas stations to remain without issues (i.e. no issues associated with "nonconforming' status) AND also for them to be able to expand in the future - For example, if wanted to redevelop their gas station at 38 and Quay, he would want to do take the entire existing building down. This would mean the new building would have to meet all of the design requirements, and that would be very difficult to do with Comments on Draft 2 May 14, 2010 the build -to requirements for MU -N In Boulder, at Canyon and Folsum, there is a 1970s gas station that Sinclair wanted to redevelop. The city required that the building be pushed up to the street. The gas station couldn't do this, so they tried to find another retail partner to be up against the street, such as a Starbucks. Sinclair was open to pursuing this option, but once the build - to and landscape requirements were applied to the site, it did not all fit. So no improvements were made and the site is exactly as it was in the 70s. June 1 conversation with Buzz Calkins on phone - Columns close to the street— can't require this because tankers can't get through. For most sites they'll need the option to drive in between the columns - Conditional Use: some concern that this is still too unpredictable a process [I explained how much we are trying to take the unpredictable part out by making it conditional instead of special use] - Nonconforming: still very concerned about nonconforming structures and uses not being able to get financing. His gas station on 38 for example, would not be able to get loans because the structure is nonconforming (does not meet build -to, transparency, etc). He will send examples of a major lending institution, like Bank of America, that denied a loan application because the structure was nonconfomring - Is generally very much in favor of no city- initiated rezonings. Let the property owner decide if they want the new zoning. Comments on Draft 2 May 14, 2010 LiveWell May 20, 2010 Sarah Showalter Community Development Department City of Wheat Ridge 7500 W. 29` Avenue Wheat Ridge, CO 80033 Dear Sarah: Thank you for the opportunity to comment on your most recent draft of your mixed use zoning districts ordinance. The language and the proposed direction of the document provides valuable enhancements and opportunities for strategic growth in Wheat Ridge; if approved the new districts will certainly be a credit to the City of Wheat Ridge. The LiveWell Wheat Ridge staff have had an opportunity to review this draft and in general we are very supportive of the proposed code amendments. Our review was focused on the MU -N and MUC -CTOD districts; however, we did consider all districts. Also, we did not address many of the architectural requirements since our comments were focused on site design and the relationship to the public realm as well as limiting specific uses. Overall, the architectural requirements are strong and overtime will help create quality development areas. Below we have outlined our comments by specific sections of the draft code. Sec. 26- 1104 -B Building Height The increase in maximum building height in the MU -C, MU -C Interstate and the MU -CTOD is a positive change. Higher density and an increase in building height is appropriate within these proposed zoning districts. Also your proposed residential transitions standards (Sec. 26- 1106 -H) will allow the scale of the buildings to step down to the scale of the adjacent residential districts. Sec. 26- 1105 -B -1 Building Placement and Orientation We are supportive of the language within the MU -N district that requires each building to have a public entry that faces a primary street or a public space that is adjacent to the building. This will support a pedestrian environment within the MU -N district. In the MU -C TOD district we believe public entries should be required to meet the same standard as they are in the MU -N district. That is to require each building to have a public entry that faces a primary street or a public space that is adjacent to the building. A waiver process by the planning director could be incorporated if this requirement creates design problems for specific sites in a MUC -TOD district. Including this requirement will support the pedestrian environment intent of the MUC -TOD district. Sec. 26- 1105 -F Building Placement and Orientation — Build -To Areas The build -to area requirement in the MU -N district will create a street wall edge and foster a pedestrian environment. We feel the 70% build -to area provides flexibility for site design while still creating a strong street edge and should not be reduced to a lesser percentage. Sec. 26 -1106 Building Design — E. Drive - through and Drive -ups We appreciate the proposed mixed use code addresses drive - through and drive -up uses. If there were not any regulations associated with drive - through and drive -up uses we feel it would compromise the ability to create a mixed use, pedestrian friendly environment. Often, these type of uses are fast food restaurants, which in many cases do not contribute to healthier eating options for the citizens of Wheat Ridge. Ensuring easy access to healthier food choices is a primary goal of Live Well Wheat Ridge and any restrictions on drive - through and drive -up uses is a step towards a healthier Wheat Ridge. We appreciate the language in Sec. 26- 1111 -C Permitted Uses that places a 1,500 foot separation between fast food eating establishments. This will certainly limit the number within the MU -N, MU -C TOD and MU -C districts. We recognize your thoughtfullness in applying this requirement to these zoning districts, because it certainly will lead to a healthier community overtime; however, within the MU -N zoning district we feel it would be appropriate to not allow any eating establishments with drive - through or drive ups. The noise generated from drive - through order boards could impact the adjacent residential uses. The possibility of additional curb cuts for the drive - throughs could impact the pedestrian environment as well as any future streetscapes that may be incorporated into a MU -N district. Your current draft allows them as C- conditional use and we believe this should be changed within the permitted uses table for the MU -N district to NP -Not Permitted. Sec. 26 -1108 Site Circulation and Vehicular Access We are supportive of the requirement that places a maximum block perimeter of 2000 feet. We feel this requirement could be slightly less with the maximum requirement set at 1800 feet in perimeter. Sec. 26- 1109 -F -H Parking Requirements We are in support of the proposed incentive that allows for buildings that incorporate structured parking may qualify for higher building heights as specified in the Building Height Requirements Table. The bicycle parking requirements for non - residential development could be increased. If the proposed requirement of 1 bicycle parking space for every 25 automobile parking spaces was doubled it would require 8 bicycle parking spaces per 100 automobile parking spaces. By increasing the number of bike racks, the City will foster an environment that supports biking traffic. Sec. 26- 1110 -C Open Space Requirements We are in support of the aggregated open space requirement. This will result in development sites that have less fragmented open space and therefore provide spaces that will most likely be utilized by the public or residents within the development. Community gardening is an important focus of LiveWell Wheat Ridge, because it provides citizens with access to fresh produce as well as a healthy physical activity. The current draft allows community gardens but not within the useable open space requirement. We feel this requirement does not encourage community gardens. We understand you may not want all of the useable open space to be developed into garden plots, but maybe a portion of the useable open space could be utilized for community gardens. This would elevate the importance of community gardening and provide developers with another amenity option for site design. Thank you for the opportunity to comment on this draft. We certainly would be happy to provide future comments or participate in any way we can. Sincerely, Elise Lubell Jefferson County Health Promotion Director Molly Hanson LiveWell Wheat Ridge Coordinator Mindi Ramig Jefferson County Environmental Planning Bill Mahar LiveWell Wheat Ridge MUZ Websife Survey Results Tabulated April 22, 2010 14 Total Surveys 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use (such as retail and residential, or retail and office) within the same building or site. Strongly Agree 29% Somewhat Agree 43% Somewhat Disagree 29% Strongly Disagree 0% 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development Strongly Agree 36 0 / Somewhat Agree 36% Somewhat Disagree 1 Strongly Disagree 14% Page 1 40% a, u 35% 30 25% 20% 14 5% 0% 5% 0% Strongly Agree Somewhat Agree Somewhat Strongly Disagree Disagree Page 1 3. It makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree 50 Somewhat Agree 36% Somewhat Disagree 147. Strongly Disagree 0% 4. Rather than requiring ground floor retail, the new zoning code should incentivize retail uses at the ground floor Strongly Agree 29% Somewhat Agree 50% Somewhat Disagree 7% Strongly Disagree 14% Page 2 5. What incentives will work best to induce mixed use development and /or ground floor uses? 60% 57% Reduced 50% Higher Res Reduced Landscape Question 5 Densities Parking Req Req Rankl 7 2 0 Percent 50% 147. 0% Rank2 4 4 1 Percent 29% 29% 7% Rank 1 6 4 Percent 7% 437. 29% Rank4 2 2 9 Percent 14% 14 0 / 64% 14 14 14 Other ideas: 6. Should any of the following auto - oriented uses be allowed as new development within mixed use areas? 6a. Neighborhood Conridors (38th and 44th) Drive -thrus Allowed 0% Allowed with additional review /approval process 57% Not Allowed 43% 60% 57% 50% u 40% 30% 20% 10% , 0 . 0% Allowed Allowed with Not Allowed additional review /approval process Page 3 Allowed 0% Allowed with additional review /approval process 71% Not Allowed 29% Allowed 0% Allowed with additional review /approval 70% 29% Not Allowed 71% 60% 50% 60% 40% W 30% 20% " ID% ° 0% 40% Allowed Allowed with Not Allowed 30% additional review /approval process Allowed 0% Allowed with additional review /approval process 29% Not Allowed 71% 80% - MW,; 70% 70% 60% 50% " 40% 30% 2O% 10% -° 1, >* 0% Allowed Allowed with Not Allowed additional review /approval process Page 4 6b. Commercial Corridors and Centers (Wadsw and Kipling) Drive -thrus Allowed 57% Allowed with additional review /approval 50% process 21% Not Allowed 21% 60% 57% 50% 50% 40% 40% 30% 0 30% 21% 20% 20% 10% 10% 0% Allowed Allowed with Not Allowed additional review /approval process Allowed 43% Allowed with additional review /approval process 50% Not Allowed 7% 60% 50 °h+ 50% 40% 30% 20% 10% 0% Allowed Allowed with Not Allowed additional review /approval process Page 5 Car sales Allowed 36% Allowed with additional review /approval process 437. Not Allowed 21% 45% 43% 40% 50 %a 35% 30% 25% o 20% 15% 10% 5% Allowed 0% additional Allowed Allowed with Not Allowed process additional review /approval process 6c. Ward Road TOD Area Drive -thrus Allowed 36% Allowed with additional review /approval process 50% Not Allowed 14% 60% 50 %a 50% 40 30 20 10% 0% Allowed Allowed with Not Allowed additional review /approval process Page 6 Ca r repair Allowed 29% Allowed with additional review /approval process 43% Not Allowed 29% Car sales Allowed 21% Allowed with additional review /approval process 29% Not Allowed 50% Page 7 43% 45% 40% . 35% 30% 29% . 29 °k 25% 20% 15% 10% 5% 0% Allowed Allowed with Not Allowed additional review /approval process Car sales Allowed 21% Allowed with additional review /approval process 29% Not Allowed 50% Page 7 7. Please look at the following Images of 2 -3 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areas? 7a. Major commercial corridors like Wadsworth and Kipling: At major intersections only 7% No 21% Yes 71% 7b. Neighborhood commercial corridors like 38th Ave and 44th Ave At major intersections only 21% No 7% Yes 71% Page 8 7c. New development around the future Ward Road commuter rail station No 14% Yes 86% 8. Please look at the following Images of 4 -5 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areas? 8a. Major commercial corridors like Wadsworth and Kipling At major intersections only 21% No 14% Yes 64% Page 9 8b. Neighborhood commercial corridors like 38th Ave and 44th Ave At major intersections only 14% No 64% Yes 21% Page 10 8c. New development around the future Ward Road commuter rail station At major intersections only 29% No 7% Yes 64% 9. Please look at the following Images of 6 -7 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areas? 9a. Major commercial corridors like Wadsworth and Kipling At major intersections only 14% No 50% Yes 36% 9b. Neighborhood commercial corridors like 38th Ave and 44th Ave At major intersections only 7 0 / No 86% Yes 7% Page 11 9c. New development around the future Ward Road commuter rail station At major intersections only 14% No 50% Yes 36% 10. Please look at the following images of 8 -10 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areas? 10a. Major commercial corridors like Wadsworth and Kipling At major intersections only 0% No 79% Yes 21% Page 12 I Ob. Neighborhood commercial corridors like 38th Ave and 44th Ave At major intersections only 7% No 86% Vas 7% I Oc. New development around the future Ward Road commuter rail station At major intersections only 7% No 64% Yes 29% Page 13 11. It makes sense to require a minimum level of density and /or minimum building heights for mixed use development in higher inte vi ;, u- - °-e. -f �i i� UJ c�.dsr I 1 a 6 cw�-z�^-- Strongly Agree 31% Somewhat Agree 62% Somewhat Disagree 23% Strongly Agree 15% 12. Should non - conforming properties be allowed to expand? No 43% Yes 57% 60% k 50% 43 40% 30% ry � 1 S 20% fi ' 10% 0% ' No Yes Page 14 13. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand? 15% 0% 20% 43% 30% 14% 40% 0% Other 43% 14. For new development applications, what level of development review would be most appropriate? Administrative (staff review( for small sites, with public hearing(s) for larger sites 86% Planning Commission and City Council public hearings for all sites 7% Planning Commission public hearing for all sites 7% Page 15 I 5. Do you think that it would be appropriate to initiate parking maximums for new development In any of the following mixed use areas? 15a. Major commercial corridors like Wadsworth and Kipling No 36% Yes 64% 70 60% 50% 40% 30% 20% 1H 0% o% No Yes 15b. Neighborhood commercial corridors like 38th Ave and 44th Ave No 7% Yes 93% Page 16 15c. New development around the future Ward Road commuter rail station No 50% Yes 50% 16. Rather than initiate parking maximums, the new mixed use zoning could encourage shared parking and Include reduced parking requirements. Does this approach make sense for the following areas? 16a. Major commercial corridors like Wadsworth and Kipling No 14% Yes 86% Page 17 16b. Neighborhood commercial corridors like 38th Ave and 44th Ave No 7% Yes 93% Page 18 17. 1 would support City- initiated rezonings Strongly Disagree 0% Somewhat Disagree 0% Somewhat Agree 36% Strongly Agree 64% muz OPEN HOUSE MU -N Survey Results May 17, 2010 17 Total Surveys BUILDING HEIGHT Question 1: Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 34 story residential and /or mixed -use bulldings, not just 3 -4 story commercial buildings. 3 17 Comments: 3-4 mixed use bulldings should only be allowed at Wadsworth mixed use distract, NOT at 38th and Sheridan gateway to City. 38th Avenue, 4 4 3 6 17 Comments: This was NOT in the City Charter amendment Only at major intersections MU -N Survey Results t 10 4 USES Allowed with separation Drlvetmns Allowed requirements Not Allowed Dill Allowed with separation Car repair Allowed requirements Not Allowed Percent 247. 41% 35% 4 7 6 17 Car repair 6% 44PA 40% 35% 30% 25% i245V 20% a% 5% O-A Allowed Allowed with Not Allowed separation requirements Allowed with separation Corsoles Allowed requirements Not Allowed Percent 18% 18% 65% 3 3 11 Car sales W% WTo 25% 20% 15% 10% 5% 0% Allowed Allowed with Not Allowed separation requirements MU-N Survey Results Allowed with separation Gas Stations Allowed requirements Not Allowed Percent 24% 29% 47% Gas Starl W% WTo 25% 20% 15% 10% 5% 0% Allowed Allowed with Not Allowed separation requirements MU-N Survey Results DEVELOPMENT REVIEW Question 1: An ad ministrative -only review process makes sense for development within the mixed use zone districts Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 41% 129 18% 29% 7 2 3 5 17 Question 2: Instea the code s hould req uire a public he aring for develop site o ver a certain size. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 50% 389 0% 13% 8 6 2 16 Comments It a project exceeds the original zone map requirement, it should be reviewed in public. Should discourage businesses which do not bring in sales tax, unless services the city or neighborhood need. Car repair, car sales, gas stations: only existing, no newt Some of the proposals would lead to traffic congestion on 38th Proposted protection and buffering of adjacent resident ial neighborhoods is inadeq uate: setbacks, building story setbacks, landscaping, and screening Require a setback - minimum of 8 feet, more for north- facing buildings Require landscaping If there Is any room for variance /zoning changes etc, I believe there should be an option for public hearing on proposed deveh Our biggest concern Is existing sites that are conforming become nonconfo rming. We are not against upzoning as long as existing properties and uses are not penalized. We also believe that just because an area is upzoned If doesn't necessarily mean development will follow. Pedestrian uses are difficult from a retail /residential perspective if the market won't support It. It would be okay to allow a gas station if it is within the architecture of the area. Depends on what part of 38th Ave. It is good If there are strong architecture and standards in place. MU -N Survey Results 3 45% %- 40 11111111 35% 30% 25% 20% 15% 10% 5% 0% Strongly Agree Somewhat Somewhat Strongly Agree Disagree Disagree Question 2: Instea the code s hould req uire a public he aring for develop site o ver a certain size. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 50% 389 0% 13% 8 6 2 16 Comments It a project exceeds the original zone map requirement, it should be reviewed in public. Should discourage businesses which do not bring in sales tax, unless services the city or neighborhood need. Car repair, car sales, gas stations: only existing, no newt Some of the proposals would lead to traffic congestion on 38th Proposted protection and buffering of adjacent resident ial neighborhoods is inadeq uate: setbacks, building story setbacks, landscaping, and screening Require a setback - minimum of 8 feet, more for north- facing buildings Require landscaping If there Is any room for variance /zoning changes etc, I believe there should be an option for public hearing on proposed deveh Our biggest concern Is existing sites that are conforming become nonconfo rming. We are not against upzoning as long as existing properties and uses are not penalized. We also believe that just because an area is upzoned If doesn't necessarily mean development will follow. Pedestrian uses are difficult from a retail /residential perspective if the market won't support It. It would be okay to allow a gas station if it is within the architecture of the area. Depends on what part of 38th Ave. It is good If there are strong architecture and standards in place. MU -N Survey Results 3 MU•C Survey Results May 17, 2010 14 Total Surveys BUILDING HEIGHT Question 1: A maximum building height range of 4 -6 stones far ccmdors like Wadsworth and 5 3 2 2 12 Comments: 4-5 story max (like First Bank building) Where residential exists have fewer stories or bigger setbacks from property lines 5 for sure, maybe 6 Max should be 5, not 6, stories 2 story max If I wanted to live in Downtown Denver woaid have moved there 6-8 story max 4 should be the maximum height, NOT 6 Question 2: It is sensible to use building height bonuses as an Incentive for mixed use development and structured parking, which is more compact than surface parking lots. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 46% 31% 09 239 4 4 3 13 Comments: Use underground parking, not structured Agree, but only if first story parking does not count toward height bonus MUC Survey Results AUTO - ORIENTED USES 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Allowed Allowed with separation Not Allowed requirements Allowed with separation Car repair Allowed r equirements Not Allowed Percent 23% 23% 54% 3 3 ] 13 60% 50% 40% 30% 20% 0% 0% Allowed Allayed with separation Not Allowed requirements Allowed with separation Corso. Allowed requirements Not Allowed Percent 8% 23% 69% 1 3 9 13 Car sales Gas Statlons Allowed req uirements Not Allowed Percent 257 50% 25% 3 6 3 12 Gas Stations 60% 50% 20% 10% 0% 40% 30% MUC Survey Results Allowed Allowed with separation Not Allowed requirements 2 Allowed with separation Ddve-thrus Allowed requirements Not Allowed Percent 467. 387. 15% 6 5 2 13 nrivn.IFina 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Allowed Allowed with separation Not Allowed requirements Allowed with separation Car repair Allowed r equirements Not Allowed Percent 23% 23% 54% 3 3 ] 13 60% 50% 40% 30% 20% 0% 0% Allowed Allayed with separation Not Allowed requirements Allowed with separation Corso. Allowed requirements Not Allowed Percent 8% 23% 69% 1 3 9 13 Car sales Gas Statlons Allowed req uirements Not Allowed Percent 257 50% 25% 3 6 3 12 Gas Stations 60% 50% 20% 10% 0% 40% 30% MUC Survey Results Allowed Allowed with separation Not Allowed requirements 2 DEVELOPMENT REVIEW PROCESS Question 1: an admin istrative -only review process makes sense for development within the mixed use zone districts Question I Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 31% 15% 23% 31% 4 2 3 4 13 Question 2: Instead, the code should require a public hearing far development sites over a certain size. 3% IA 10 2 12 General Comments Require more setback next to residences - no one should have their sun blocked or have people peering into their yards where previously they had privacy No one I know would agreee to any building over 55 feet. Lakewood's Belmar does not have any building over 4 stories. Where residential exists have fewer stories or bigger setbacks from property lines With the exception of adding a JeffCo library, no more non -sales tax producing businesses Proposed protectoin and buffering of adjacent residential uses Is Inadequate: setbacks, story setbacks, landscaping, and screening The setback to residential properties is way too close. There should be no mixed use next to residential Wadsworth should have bus pullouts if you are stopping car traffic every time a bus is loading or unloading. Should have a bus stop in the area for high density MU -C Survey Results 3 MU -C Interstate Survey Results May 17, 2010 10 Total Surveys BUILDING HEIGHT question 1: A maximum building height range of 6-8 stones for Kipfng near 1 -70 makes sense. 4' 2" 3' 9 Comments: 55' cr 60' max 5 stories, perhaps 6 it topography dips 6 story max 4 -5 story max 34 story max 6 story max any Question 2: It is sensible to use building height bonuses as an Incentive far mixed use development and structured parking, which is more comanct than surface oarkina lots. 4 10 Comments: Any "mix' could allow a 2-story bonus. A farce. MU-a Interstate Survey Results 1 4 2 AUTO- ORIEN7ED USES Allowed with separation Drive-thrus Allowed requirements Not Allowed Percent 509 407. Iwo 5 4 1 10 Allowed with separation Car repalr Allowed requirements Not Allowed Percent 309 609 109 3 6 1 10 Allowed with separation Carsales Allowed requirements Not Allowed Percent 409 40% 20% 4 4 2 10 Carsales Gas Stations Allowed req uirements Not Allowed Percent 309 50% 20% 3 5 2 10 Gas Stallons 60% 50% 40% 30% 20% 10% 0% Allowed Allowed with separation Not Allowed requirements MU-C Interstate Survey Result Allowed Allowed with separation Not Allowed requirements DEVELOPMENT REVIEW PROCESS QuesROn is an administ r o fiveony review process makes sense for development within the mixed use zone districts Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 22% 339. 11% 33% 2 3 1 3 9 QuesXOn 2: I the code should require a public healing far deve sites over a certain size. Question Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 75% 13% 0% 137. 6 1 1 3 General Comments If the project or the original zone map Is being exceeded, it should be reviewed in the public Car repair, car sales, and gas slatlons bring in little to no sales tax If the mixed use has to be anywhere this area (1-70 and Kipling) makes the most sense. Not next to residential. Proposed protection of adjacent residential is inadequate: setbacks, story setbacks, landscaping and screening MUC Interstate Survey Rewift 3 MU -C TOD Survey Results May 17, 2010 13 Total Surveys BUILDING HEIGHT Question 1: A maximum building hell ht range of 6-8 sto for the Ward Road station area makes sense. 5 2 1 5 13 Comments: 2 -3 max. Why do we need these tall buildings. This is not downtown Denver No more the n 6 stories and that should only be with a first floor garage 34 story max 6 story max 34 story max Question 2: It Is sensible to use building height bonuses as an Incentive for mixed use development and structured parking, which is more compact than surface pa rking lot. Question Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 45% 27% 9% 18% 5 3 1 2 11 Comments: I see no value to mixd use development solely because it is mixed. Almost anything can qualify for the bonus MU -C TOD Survey Results 1 AUTO - ORIENTED USES Allowed with separation Dn,e -thrus Allowed requirements Not Allowed Percent 890 697. 23% 1 9 3 13 Allowed with separation Carrepair Allowed requirements Not Allowed Percent 8% 5476 387. 1 7 5 13 Car repair Allowed with separation Carsales Allowed requirements Not Allowed Percent 0% 46% 549. 6 7 13 Car sales MD -C TOD Survey Results Allowed Allowed with Not Allowed separation requirements Allowed with separation Gas Stations Allowed requirements NoS Allowed Percent 15% 69% 15% 2 9 2 13 Gas Stations MD -C TOD Survey Results Allowed Allowed with Not Allowed separation requirements DEVELOPMENT REVIEW Question 1: An admi nistrative-only review process makes sense for development within the mixed use zone districts Question 1 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 389. 159 8% 389 5 2 1 5 13 Question 2: Instead the code should require a public hearing for developme sit over a certain size. Question 2 Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree Percent 62% 23% 0% 15% 8 3 2 13 70% ;62% 60% 50-A TIRRi 40% 30% 20% 10% 0% 0% Strongly Somewhat Somewhat Strongly Agree Agree Disagree Disagree Comments If the project exceeds the original zone map, if should be reviewed In the public Avoid situations with no setback and with minimal stepbacks for buildings 4 stones or higher. Require more setbacks near residences! Proposed protection and buffering of adjacent residential neighborhoods is inadequate: setbacks, story setbacks, landscaping and screening If you are trying to encourage walking, don't encourage driving with auto-oriented uses Please !not ude energy efficiency as a factor for both new and old — the new shouldn't impinge on the old (solar access) MU -C TOD Survey Results 3 I Za 'tP4d MIXED USE ZONING g, BETTER ZONING FOR A VIBRANT WHEAT RIDGE Name: Address: Phone# Comments: FrZc Mixed Use Zoning Comment Card: IC2$4 2 L /,,7c MIXED USE ZONING YV atR�ClgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE Name: Address: Phone# Comments: Mixed Use Zoning Comment Card: L /,,7c �I oF MIXED USE ZONING e BETTER ZONING FOR A VIBRANT WHEAT RIDGE Name: Address: Phone # Comments: C' VVI Mixed Use Zoning Comment Card: (� , `I Z3 `Z ZC, f m a1,\ Cw C L c Gk,�— 0 Vv u LtL s v\Kzs� e a �� of MIXED USE ZONING WheatRClge BETTER ZONING FOR A VIBRANT WHEAT RIDGE Name: Address: Phone # Comme Mixed Use Zoning C mm t C rd' G' G�QdG ✓ a �� e577I9F_ , 4,1 �7S IV r=-41z L y 6 nl --t6 491Y IZ %C2u r2e1/J 7-0 5 = Oj Sr_� 73/�clt ti w I UI a v /) t d ✓l lVC'TGI11,dlj p62 5m4c C 'tO / - CAL 0 / =X7 5 c-(2 E 1 -16P F— 7 r` CITY Gd6a 46 e5 IVo7 h1 � vJ To 64E Cglhi6ed TQ l � 1�E�/� /ZOO"i'SS' /a2r� �S' Sk s6A4 7 -1.2 < < T CS (3a/66 rVG l(� P/Lv/165F1 Z5 D o NOT Fr T7 - /YZ/ C' 17�( 6C' &0/-/ a7 1 /96 62 �N� 41Z$ ?! + of z� MIXED USE ZONING i �Gry VVi +eat RjggC BETTER ZONING FOR A VIBRANT WHEAT RIDGE Mixed Use Zoning Comme Card: Name: (( L7/1. % ✓v' 17 P S (J n 7 Address: Phone # L o- Comments: M v = C , nICPZ&1 14 /3our — ur -r-1Z1 r)E-74 Mi yeo& se vr , 1 �;ZCo h�P /LCJ46 - to 2 - 2v -AI 6 6 i 1? I,/ vJ5 To .vin�I 2C�,IC�-- 2eSr✓J�,vr,�L 17 - 4L56 0e "07 N t 7' 06k F- =er1 1=2dv�, M I y 0 CC S z °tg�2, / X IL1J 11 1W6 ZOa P2) - y_°�r� •� -a2-e L/ 6cz� ayn a, X74 � �� _ "j�,) ca, 7`C� Cit IXED USE ZONING , A dd r e ss: Phone # Mixed Use Z oning , Comment Card: >,. .� . ,,_ NOW WWWRE ME - CPirl.�ii2��c � • �� MIX ED USE ZO - .. DG A h Mixed Use Zoning Comment Card: � I MA %, o r MIXED USE ZONING )"eatP4C]ge BETTER ZONING FOR A VIBRANT WHEAT RIDGE Mixed Use Zoning Comment Card: Name: n Address: 1 \� S W . sT Phone # Comments: � t�l i ( I � ✓� Y \fit � t kt n ' �S 0 n �i 77 %or I MIXED USE ZONI V V elyatf<lqge BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING OPEN HOUSE — MAY 12 Comment Cards Residential Transitions Comment 1: "Your setbacks near residential properties need to be greater. Buffering increased and maintained." Anonymous Comment 2: "Protection and buffering of residentially -zoned neighborhoods adjacent to these districts is inadequate. There should be a well defined separation." Thomas Slattery 6869 W 32 Ave 303 - 237 -0904 Comment 3: "Require greater stepback and setback around residences. People who love their yard do not want to have their sun blocked." Judy Capra 4290 Teller Street Comment 4: "1 have concerns about buffers between mixed use and other commercial to residential. My back yard runs up against part of the urban renewal blighted area. Myself, wife, family and neighbors feel there needs to be sufficient space between commercial and residential so do not think a 10' buffer from mixed use buildings and residential is nearly enough. When I added on to my house I was required to have a 19' side setback. We moved into our neighborhood for the spacious, small town feel of it." Curt Anderson 4330 Vivian Street 303 - 425 -8917 Open Space Comment 1: "Encourage more landscaping— asphalt and concrete may be cheaper and easier but they are not inviting." Judy Capra 4290 Teller Street Comment 2: "Community gardens should definitely be a part of the Northwest Subarea development. We are the "Farmers" — let's not erase the history of where Wheat Ridge came from. And these could help restaurants in the area." Mary Hance 11855 W 52 Ave 303 - 423 -2291 Building Height Comment 1: "Tall, 0' setback buildings along streets create a dismal environment. No one likes to walk, or drive, next to a 'wall.' (No one = avid walkers). I think that more setback is important as well as more use of'stepback. Definitely no 6 -7 story buildings. The bank is okay (nice!) because it has setback and stepback." Judy Capra 4290 Teller Street Comment 2: "1 sure hope the city logo does not need to be changed to 'Deep Roots Short Commutes and Sky Scrapers: These building height proposals do not fit the city of Wheat Ridge or the area." Curt Anderson 4330 Vivian Street 303 - 425 -8917 Building Setbacks and Build -To Requirements Comment 1: "Require more setback the taller the building. Zero setback may be okay for south - facing, one -story buildings, but it is a disaster on north sides especially when multi- stories are involved —very cold and uninviting. Judy Capra 4290 Teller Street Comment 2: "Building heights shouldn't impinge on existing properties' solar gain — winter or summer." Ken and Mary Hance 11855 W 52 Ave 303 - 423 -2291 Other Comment 1: "1 can't accept exceeding the original zone map without a public hearing." Phil Plummer Comment 2: "1 like making neighborhoods more pedestrian friendly. Currently, I avoid walking along 44 38 or Wadsworth. Pedestrians don't want to walk between a wall and traffic, especially with children." Judy Capra 4290 Teller Street Comment 3: "1 know that we need a tax base, but surely there are more businesses that don't require huge buildings. It is nice to have Lutheran, but that building is starting to be overwhelming' Judy Capra 4290 Teller Street Comment 4: "Tax breaks, etc for energy efficient green — LEED certified — buildings" Ken and Mary Hance 11855 W 52 Ave 303 - 423 -2291 Name Company Address of Property Owned Address to Reach You Phone Email lee Debbie Sarcone 6685 W 30th Ave 6685 W 30th Ave Wheat Ridge 80214 - 303 -513 -8154 d_sarcone @yahoo.com Buzz Calkins Bradley Petroleum 38th and Quay; 38th and Vance 7268 S Tucson Way, Englewood 80112 303 - 733 -4627 buzz @bradleygas.com Todd Hammon Vet Eye Clinic 7630 W 39th Av 7630 W 39th Ave Wheat Ridge 80033 303 - 422 -7444 eyeclvet @netzero.com Curt and Nancy Anderson 4330 Vivian Street 4330 Vivian Street Wheat Ridge 80033 303 - 425 -8917 curtander @yahoo.com Nancy Snow 11155 W 40th Ave 11155 W 40th Ave 303 - 422 -2059 nsnow @totalspeed.net ' Tim McCarthy 2895 Lamar Street 2895 Lamar Street Wheat Ridge 80214 303 -565 -6280 tim.mccarthy @nolte.com Ken and Mary Hance Hance Family Trust 11855 West 52nd Ave 11855 West 52nd Ave Wheat Ridge 303 - 423 -2291 mary_hance @msn.com Thomas Slattery 11818 W 52nd Ave 11855 W 52nd Ave 80033 303 - 237 -0904 teslats @msn.com Edw Allen 38th and Upham PO Box 1989 Wheat Ridge 80034 303 - 425 -3601 Denise Balkas Wheat Ridge 2020 3793 Marshall 3793 Marshall 720- 259 -1030 dbalkastevens @wheatridge2020.org Nate Showalter 5850 W 37th Place 5850 W 37th Place 303 - 368 - 1119 nateshowalter @hotmail.com Jessica Klingsporn 5850 W 37th Pla 585 W 37th Place 303 - 845 -2876 jessica@livein5280.com Kathy Havens 7060 W 39th 7060 W 39th Ave Wheat Ridge 80033 303- 467 -2532 kathyrose04 @aol.com Bea and Paul Slingsby 3710 Teller St 3 710 Teller St Wheat Ridge 80033 303 - 422 -3728 Kimberly Smith 7531 Knox Court Westminster, CO 80030 303 - 426 -4123 klysmith @aol.com Janice Thom 12290 W 42 Ave 12290 W 42nd Ave 303 - 423 -6279 Liz Peterson 4700 Kipling Street 10 E 120th Ave Northglenn CO 80233 720- 232 -5477 liz.hotels @yahoo.com Dick Scheurer 684 Rainbow Glen 303- 985 -2390 dick @rjslawpc.com Rick Adams 10750 W 32nd Place 10750 W 32nd Place Wheat Ridge Suzanne Capra 7070 W 4 Ave 7070 W 43 Ave 303 - 422 -197 Judy Capra 4290 Teller Street 4290 Teller Street 303 - 422 -4662 jcapra @idcomm.com Jo Scharmann Family Tree 3805 Marshall Street 303 - 403 -5898 jscharmann @thefamilytree.org Anne Brinkman 7420 W 34th Ave 303 - 274 -5540 abrinkman @forethought.net Phil Plum 10389 W 41st Avenue Wheat Ridge 80033 720- 971 -1899 Don Fanti 6652 W 38th Ave 6652 W 38th Ave Wheat Ridge 80033 303 - 424 -7721 Sally Ba nghart 2909 Depew Stre 303 - 232 -5137 sally.banghart@comcast.net Melissa Sweet My H OME.com 7000 W 38th Ave 1000 W 7th Drive Broomfield 303 - 907 -8071 sweethomecolorado.4mis mail.com° Rick Rome 8000 S Chester rick.rome @nolte.com Karen Berry Wheat Ridge City Councilwoman 6275 W 35th Ave 6275 W 35th Ave i Joyce Jay Wheat Ridge City Councilwoman 4435 Carr Street Karen Adams Wheat Ridge City Councilwoman 10750 W 32nd Place Bill Mahar Liv eWell Wheat Ridge 720 - 237 -7324 maharbill @gmail.com 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2C 21 22 23 24 25 2E 2i 2£ 2S 3C 3] 3: Ll- City of Wheatl�dge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE Mixed Use Zoning Open House — May 12, 2010 net nur C 3 ye Name Address of Property Owned Address Where to Reach You (include suite and Phone Email zip code) ��j 7 hype v ,- X03 _ T2 l 3 (-8�'- 2 Z -6 561 0 06 Lj • ve D �o e-a i� �� 3 - X 10 - � � iv of or�a s 5� 5 J R C , C /e . �d e �l itJerlre s McZ--D ka-y �1/ t�- 7 /D 7� &L 3-3 s 9 10 11 12 13 14 15 net nur C 3 ye I OF r� of Wheat1idgc MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE Mixed Use Zoning Open House —May 12, 2010 1 Name Address of Property Owned Address Where to Reach You (include suite and Phone Email zip code) 1 (, 6gs G✓ 30�� v£ i��•c� J ;✓� (>'(' �� r��: 3 �� l V.4w 3 LC'`"Y r't G�, W1 - 7 7- s iu-57 /v P,�w,11WL_ &-a g 3� �, 7 `73 �Z7 7� 3 /' %bqc� 11�YVtnloYl 76 U 3�� /Ufc WYt¢a1- 12td�c C- 8�T33 303 - ` ?'Z -7'�`f P�2Lrt J2T �Ucf�vs/U C Cv✓CT nSo� o V /� 3a3- '4,L5 79 0 11 lfao Ind CG gUa33 �``r"`e— 2�� larAa2 � �T 2o tri CA �OZ;-4 - 3 6Z8 I cj \g V�.Sz�� k"- goa33 Ii�55 �� SZ,� �vs� g0o33 3� - ZZ�I► v v�w�y �hcti�c� @n�sn.c� Too SSA 6 GCS. 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(6m I �9 M , 5 1 MU=N SURVEYS 38 T " AVENUE I I MIXED USE ZONING 9/ Wt1C3t If�CI�C BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. I\/ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: I1 Allowed _Allowed with separation requirements _Not Allowed Car repair: Allowed Allowed with separation requirements Not Allowed Car sales: Allowed Allowed with separation requirements KNotAllowed _ Gas stations: Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree KSomewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree [Somewhat Agree — Somewhat Disagree _Strongly Disagree OTHER COMMENTS: & MIXED USE ZONING Wt1C3tI gC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few keV items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet forall buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, not just 3 -4 story commercial bui dings. — — — Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. Strongly Agree _Somewhat Agree _ Somewhat Disagree trongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: Allowed Car repair: _Allowed Car sales: _Allowed Gas stations: — Allowed Ilowed with separation requirements All wed with separation requirements (lowed with separation requirements Allowed with separation requirements DEVELOPMENT REVIEW PROCESS _Not Allowed �l lowed Not Allowed _Not Allowed The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree OTHER COMMENTS: GC, t Somewhat Disagree _Strongly Disagree 1 , MIXED USE ZONING ✓ Wt1Cat _gC BETTER ZONING FOR H VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /of mixed -use buildings, notjust 3 -4 story commercial buildings. Ch i due0,6 Y Strongly Agree _Somewhat Agree _ Somewhat Disagree /Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. Strongly Agree AUTO - ORIENTED USES Somewhat Agree .!\Somewhat Disagree _Strongly Disagree 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Or - _Allowed YAllowed with separation requirements Car repair: Allowed _Allowed with separation requirements Car sales: Allowed — Allowed with separation requirements Gas statio = Allowed Allowed with separation requirements _Not Allowed ANOt Allowed X Not Allowed ZNot Allowed K k s ow4y & "iz&N r ✓U4 /V E49 G bZ "00 tai y;7 'ELOPMENT REVIEW PROCESS �/y r" /�� °"�- - OO'' � � d The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less 'mel The code contains design standards to ensure a quality level of development. Draft 2 proposes an entire y administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts Strongly Agree _Somewhat Agree — Somewhat Disagree Astrongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. X Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree ER COMMENTS: I r �1 MIXED USE ZONING ♦ ♦} BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Cl Sheridan ar for any buik without a r Please the iI 1. Building I sense to allc buildings. trongly I 2. It would locations. _ Strongly I AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: _Allowed ° Allowed with separation requirements Not Allowed Car repair: _Allowed ,Allowed with separation requirements _Not Allowed Car sales: — Allowed _Allowed with separation requirements /\Not Allowed Gas stations: — Allowed ,'Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree r , L �I��F�RIPIC� 10i ..ra XK• 0IvmLIM .`. Mfr-( NEE_f7 .50ME— L-r =E-way MIXED USE ZONING WhCatEg� BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feetfor all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree AUTO- ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: _Allowed Car repair: _Allowed Car sales: _Allowed Gas stations: _ Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree OTHER COMMENTS: ., � MIXED USE ZONING / W tTCaY 1p' �0 . BETTER ZONING FOR A VIBRANT WHEAT RIDGE �( MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. ;101�r1h[�l:I�[�1:Y1 The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feetfor all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, not just 3 -4 story commercial buildings. — Strongly Agree ,�Omewhat Agree — Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. — Strongly Agree _Somewhat Agree — Somewhat Disagree -, Disagree AUTO - ORIENTED USES 4 -story building M '1 The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: — Allowed v41lowed with separation requirements _Not Allowed Car repair: — Allowed /Allowed with separation requirements _Not Allowed G` �� Car sales: — Allowed /Allowed with separation requirements _Not Allowed Q/¢ Gas stations: _ Allowed ,Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. ✓ trongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree � MIXED USE ZONING yy f1C8Y dgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial b [dings. — — — Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree A TO- ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto- oriente ses be allowed as new development along 38th Ave? Drive - thrus: _Allowed lowed with separation requirement Not Allowed Car repair: _Allowed Allowed with separation requirements No [lowed Car sales: — Allowed _Allowed with separation requirements _ of Allowed Gas stations: — Allowed _Allowed with separation requirements of Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. _ 1. An administrative -o eview process makes sense for development within fixed use zone districts. _ Strongly A _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. In d, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree OTHER COMMENTS: MIXED USE ZONING., WtlCat�C BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questionsthat pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, not just 3 -4 story commercial buildings. Strongly Agree _Somewhat Agree -Somewhat Disagree tStrongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. _ Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: Allowed _Allowed with separation requirements _Not Allowed Car repair: Allowed _Allowed with separation requirements _Not Allowed Car sales: )( Allowed _Allowed with separation requirements _Not Allowed Gas stations: X Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree _Somewhat Disagree f Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. 4 Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree OTHER COMMENTS: p � MIXED USE ZONING Whzat I BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT l � Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet forall buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial moldings. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would locations. make sense to allow 4 -5 story buildings along 38th Avenue, at least in some X Strongly Agree ! Somewhat Agree AUTO- ORIENTED USES _ Somewhat Disagree _Strongly Disagree 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? �[[. Drive - thrus: _Allowed _ Allowed with separation requirements /",,at Allowed Car repair: _Allowed _Allowed with separation requirements Not Allowed Car sales: _Allowed _Allowed with separation requirements �Vot Allowed Gas stations: _Allowed _Allowed with separation requirements , Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. �1 An administrative -only review process makes sense for development within the mixed use zone districts. °Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the codes uld require a public hearing for development sites over a certain size. Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree OTHER COMMENTS: io aE MIXED USE ZONING ' / WI1CatPJ:dW BETTER ZONING FOR A VIBRANT WHEAT RIDGE 6/ MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questionsthat pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. X Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: Allowed _Allowed with separation requirements _Not Allowed Car repair: x Allowed _Allowed with separation requirements _Not Allowed Car sales: Allowed _Allowed with separation requirements _Not Allowed Gas stations: X Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree -Somewhat Disagree Kstrongly Disagree OTHER COMMENTS: 1` MIXED USE ZONING I t P, (a BETTER ZONING FOR A VIBRANT WHEAT RIDGE 17 MIXED USE ZONING SURVEY- MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. '7/�� _ Strongly Agree /Somewhat Agree _Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree _ AUTO - ORIENTED USES 7() o� �aIQ Q�QvI�. 4 -story building The new mixed use zoning code is intended to encourage bu`ijdings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: — Allowed Olowed with separation requirements _Not Allowed Car repair: _Allowed _Allowed with separation requirements XNotAllowed Car sales: _Allowed with separation requirements �IotAllowed _Allowed Gas stations: — Allowed _Allowed with separation requirements lot Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. �trongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree �mewhat Agree — Somewhat Disagree _Strongly Disagree OTHER COMMENTS: MIXED USE ZONING Wt1Cc.t il��g'c BETTER ZONING FOR A VIBRANT WHEAT RIDGE \VI(/ MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questionsthat pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet forall buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. _ Strongly Agree AUTO - ORIENTED USES Somewhat Agree _ Somewhat Disagree _Strongly Disagree 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: _ Allowed KAllowed with separation requirements _Not Allowed Car repair: _Allowed _Allowed with separation requirements 4ot Allowed Car sales: _ Allowed _Allowed with separation requirements uNot Allowed Gas stations: — Allowed _Allowed with separation requirements LNot Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree �omewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: o MIXED USE ZONING WtiCHYgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questionsthat pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. / _ Strongly Agree _Somewhat Agree Xsomewhat Disagree _Strongly Disagree AUTO - ORIENTED USES ` 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive- thrus and car repair are allowed as a conditional use and drive - thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? / Drive - thrus: _Allowed X Allowed with separation requirements _Not Allowed Car repair: _Allowed Allowed with separation requirements 4Not Allowed Car sales: _Allowed (lowed with separation requirementsAot Allowed Gas stations: — Allowed _Allowed with separation requirements x Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrativlyyy review process makes sense for development within the mixed use zone districts. _ Strongly Agree somewhat Agree Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. ?'Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree OTHER COMMENTS: „F MIXED USE ZONING Whcatl BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. — Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code sould require a public hearing for development sites over a certain size. Strongly Agree Somewhat Agree _Somewhat Disagree _Strongly Disagree OTHER COMMENTS: 'TF /�o W6 n Z t5€Ltl�- Vt - 114 fyC' S:)Q o T-P ,Y ,(l n �� trn "'�k'� l S.l h 1�✓YLF,n� f Drive- thrus: Allowed Allowed with separation requirements Not Allowed Car repair: — Allowed Allowed with separation requirements _Not Allowed Car sales: — Allowed _Allowed with separation requirements Not Allowed Gas stations: — Allowed _Allowed with separation requirements -Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code sould require a public hearing for development sites over a certain size. Strongly Agree Somewhat Agree _Somewhat Disagree _Strongly Disagree OTHER COMMENTS: 'TF /�o W6 n Z t5€Ltl�- Vt - 114 fyC' S:)Q o T-P ,Y ,(l n �� trn "'�k'� l S.l h 1�✓YLF,n� f I �1 �E MIXED USE ZONING YYt]C3Y ICI BETTER ZONING FOR A VIBRANT WHEAT RIDGE d MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT V Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. X Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: Allowed _Allowed with separation requirements _Not Allowed Car repair: X Allowed _Allowed with separation requirements Not Allowed Car sales: KAllowed _Allowed with separation requirements _Not Allowed Gas stations: Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. " Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. — Strongly Agree _Somewhat Agree _ Somewhat Disagree XStrongly Disagree OTHER COMMENTS: /{ 6 iyS� L// �oN /�/G 5 GrJr✓b lI 5 i1«Sl i?/G A'zz 116 GZ1 VC- -� J7- � � ff,�sY i S U� 2a�✓� /T /�ozs�it�T" JUST .�� _� �s c-. ✓fi�v OE �vn� fv a✓i �c T o «��. '11 �SC �.Tveon�cT. � 1� o MIXED USE ZONING W Wt,Cati:Z BETTER ZONING FOR A VIBRANT WHEAT RIDGE ` MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT �( Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to all -4 story residential and /or mixed -use buildings, notjust 3-4 story commercial buildin rongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would make se=omewhat 5 story buildings along 38th Avenue, at least in some locations. Strongly Agree ree — Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: _Allowed _Allowed with separation requirements of owed Car repair: — Allowed _Allowed with separation requirements of owed Car sales: Allowed _Allo with separation requirements =owed of Allowed Gas stations: = Allowed separation requirements = Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An a inistrative -only review process makes sense for development within the mixed use zone districts. -60rongly Agree _ Somewha Agree _Somewhat Disagree _Strongly Disagree 2. Instead, the code should quire a public hearing for development sites over a certain size. Strongly Agree omewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: 5 . �7�/hcat i MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended i 1 for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feet for all buildings without a residential use (a maximum of 3 -4 stories for most non - residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial b ildings. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. _ Strongly Agree ff Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive - thrus: 0 Car repair: — Allowed — Allowed Car sales: _Allowed Gas stations: — Allowed Allowed with separation requirements Allowed with separation requirements Allowed with separation requirements _Allowed with separation requirements _Not Allowed \ _ / Not Allowed 1[ Not Allowed Not Allowed —1.dcP " DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -onl . review process makes sense for development within the mixed use zone districts. Strongly Agree omewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree MU=C SURVEYS TOD MIXED USE ZONING Wt1C0L[�1d�TC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. X strong[yAgree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: — Allowed Allowed with separation requirements _Not Allowed Car repair: — Allowed Allowed with separation requirements Not Allowed Car sales: — Allowed _Allowed with separation requirements 9Not Allowed Gas stations: — Allowed Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree OTHER COMMENTS: 0 MIXED USE ZONING x t( BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structur ar ` k ing (rather than large surface parking lots) Draft 2 also includes a 2 -story onus 0 mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. Strongly Agree Somewhat Agree Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. /'\ Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: — Allowed ` Allowed with separation requirements _Not Allowed Car repair: _ Allowed f Allowed _Allowed with separation requirementActAllowed Car sales: — Allowed _Allowed with separation requirementf Allowed Gas stations: — Allowed _Allowed with separation requirement _ DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. n administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. 'Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree OTHER COMMENTS: ., MIXED USE ZONING WhCatl�dg� BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. in building height of 6 -8 stories for the Ward Road station area makes sense. _ Strongly Agr _Somewhat Agree _ Somewhat Disagree _Strongly Disagree /LJ If you disagree, what height ranges do you think are appropriate? z s 2. It is sensible to use building height bonuses as an incentive for mixed use developmentt and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: — Allowed Car repair: _Allowed Car sales: _Allowed Gas stations: _ Allowed Allowed with separation requirements A llowed with separation requirements Allowed with separation requirements �Ilowed with separation requirements _Not Allowed _Not Allowed _Not Allowed _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -on review process makes sense for development within the mixed use zone districts. Strongly Agree Somewhat Agree Somewhat Disagree _Strongly Disagree 2 nstead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewh Agree !_ Somewhat Disagree rongly Disagree OTHER COMMENTS: V�i;�GP (�/7��/ (L�ly�1 "44V &a Whcatl�gc MIXED USE ZONING BETTER ZONING FOR A VIBRANT MEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL�:'TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea):- Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree If you disagree, what height ranges do you think are appropriate? _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree omewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: _Allowed Car repair: _Allowed Car sales: _Allowed Gas stations: — Allowed Allowed with separation requirements 4 AIlowed with separation requirements 91lowed llowed with separation requirements G with separation requirements DEVELOPMENT REVIEW PROCESS _Not Allowed _Not Allowed _Not Allowed _Not Allowed The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. A Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree OTHER COMMENTS: 14niA SItuat - Inn_C w4h nn SP:I - hacK- °E e, 1111 �� MIXED USE ZONING ♦yY -( 't l��(�TC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. — j vh Ay'l3f. Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree If you disagree, what height ranges do you think are appropriate? Q) [L /26 WO 61/PC 7 7 a t SG T4L L /jctlr0 n /6S. ` 141 -s1S A /OTf)6C0 IT_6GUlt( 1)E/j(l! =/La 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: _Allowed Car repair: _ Allowed Car sales: — Allowed Gas stations: — Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. k Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: WhcatP Td&_ MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY- MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8ies for the Ward Road station area makes sense. — Strongly Agree — Somewhat Agree _ Somewhat Disagree /\Strongly Disagree /V O If you disagree, what height ranges do you think are appropriate? A* 744T ohq 40 2. It is sensible to use building height bonuses as an incentive for mixed use development Z— rz4lO7Z. and structured parking, which is more compact than surface parking lots. Strongly Agree Somewhat Agree — Somewhat Disagree 1/ Stron I g y Disagree g �� C eoonm&AtT i met .va 4141-6 Y<67 Ta o4 l iellt'Ir ' D 0'P 6r AUTO - ORIENTED USES c So 1yeeAC !T IS /`I /XElJ• " IkAve8r,'4 r" The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive - thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one are . Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: — Allowed Allowed with separation requirements Not Allowed Cad p Car repair: _ Allowed — Allowed with separation requirements A y Not Allowed R R t' /v 'Z Car sales: _ Allowed — Allowed with separation requirements / Not Allowed ®A( U' `4 Gas stations: — Allowed jAllowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. X Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 16TH 11194 i u] �1 A140 5 �/hcat(�d�Tc MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the ZardRoad he right for building height examples. 1. A maximum building height of 6 -8 stories for station area makes sense. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Di agree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parkin hich is more compact than surface parking lots. Strongly Agree v Somewhat Agree - Somewhat Disagree _Strongly Disagree AUTO- ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD -sub- district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that the are not too many in one area. Should any of the following auXAlled uses be allowed as new developm in the future TOD area? Drive - thrus: _ Allowed ith separation re quirements Not Allowed Car repair: Allowed separation requirements _N0owed Car sales: Allowed All Wed with separation requirements — Not Allowed Gas stations: — Allowed ZAllowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the rued use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _ trongly Disagree 2. Ins'' c the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: o ✓: ., MIXED USE ZONING W IIC3Yt�gC BETTER ZONING FOR A VIBRANT WHEAT RIME MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. — Strongly Agree _Somewhat Agree — Somewhat Disagree Strongly Disagree If you disagree, what height ranges do you think are appropriate? 6 J - rzQ sus -M A X 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree AUTO - ORIENTED USES _Somewhat Agree _ Somewhat Disagree Strongly Disagree The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: _Allowed Car repair: _Allowed Car sales: _Allowed Gas stations: XAllowed XAllowed with separation requirements _Not Allowed _Allowed with separation requirements ANot Allowed _Allowed with separation requirements Aot Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree XSomewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. P Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree r MIXED USE ZONING; WheatlZge I BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. Strongly Agree — Somewhat Agree _ Somewhat Disagree Strongly Disagree If you disagree, what height ranges do you think are appropriate ? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. — Strongly Agree 19- Somewhat Agree — SomewhatDisagree — Strongly Disagree 6 -story building 8 -story building AUTO- ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? , Drive- thrus: _Allowed — Allowed with separation requirements �jVotAllowed Car repair: — Allowed — Allowed with separation requirements Not Allowed Car sales: _ Allowed _Allowed with separation requirements XNot Allowed OU rCL5 Gas stations: Allowed Allowed with separation requirements Not Allowed wQA V:� V�S DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree " Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree — Somewhat Agree _Somewhat Disagree — Strongly Disagree 00 -/ , Z W MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking:. (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use. buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1 A maximum building height of 6 -8 stories for the Ward Road station area makes sense. trongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It i sensible to use building height bonuses as an incentive for mixed use development. a structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive - thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the foil wing auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: Allowed Allowed with separation requirements _Not Allowed Car repair: — Allowed wed with separation requirements _Not Allowed Car sales: _Allowed II ed with separation requirements _Not Allowed Gas stations: — Allowed (lowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. A dministrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: (I MIXED USE ZONING cry r Z l 1 tpldgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: _Allowed Car repair: _Allowed Car sales: _Allowed Gas stations: — Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. X Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree [Somewhat Agree Somewhat Disagree _Strongly Disagree OTHER COMMENTS: I W tILgon MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1�. A ma�m building height of 6 -8 stories for the Ward Road station area makes sense. US Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development Z and st ctured parking, which is more compact than surface parking lots. trongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that the are not too many in one area. Should any of the following auto - oriented uses be allowed as new developmet. in the future TOD area? Drive - thrus: — Allowed _Allow with separation requirements �/IVot Allowed Car repair: _ Allowed lowed with separation requirements _Not Allloo Car sales: _Allowed _Allowed with separation requirements _ o�tAllowed Gas stations: L P ed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings f new development proposals. 1. An ministrative -only review process makes sense for development within the mixed use zone districts. trongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should @quire a public hearing for development sites over a certain size. Strongly Agree omewhat Agree — Somewhat Disagree _Strongly Disagree [�5il:l i1><�LiL�[iti!IbYI � ✓ � <ily of Whcat i]�dgc MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree f you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development T structured parking, which is more compact than surface parking lots. trongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO- ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: — Allowed Allowed with separation requirements _Not Allowed Car repair: Allowed Allowed with separation requirements Not Allowed Car sales: Allowed _Allowed with separation requirements ANot Allowed Gas stations: wed Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree Somewhat Agree _Somewhat Disagree Strongly Disagree OTHER COMMENTS: MU=C SURVEYS WADSWORTH of MIXED USE ZONING Wheat�TC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonusfor mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. Strongly Agree _Somewhat Agree — Somewhat Disagree If you disagree, what height ranges do you think are appropriate? — 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking which is more compact than surface parking lots. — Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO- ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrust Allowed _Allowed with separation requirements _Not Allowed Car repair: — Allowed _Allowed with separation requirements jNot Allowed Car sales: _Allowed _Allowed with separation requirements Not Allowed Gas stations: Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree Aomewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree Somewhat Agree _Somewhat Disagree _Strongly Disagree _Strongly Disagree OTHER COMMENTS: 2 MIXED USE ZONING WhCatRjd BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL [MU-C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4-�[stories for corridors like Wadsworth and Kipling makes sense. �� _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree If you disagree, what height ranges do you think are appropriate? - e C 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, w ich is more compact than surface parking lots. _ Strongly Agree omewhat Agree _ Somewhat Disagree _Strongly Disagree 4 -story building 6 -story building AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: _ Allowed _Allowed with separation requirements _Not Allowed �Jn Car repair: — Allowed _Allowed with separation requirements _Not Allowed r° Zee- Car sales: — Allowed _Allowed with separation requirements _Not Allowed /Y e Gas stations: _Allowed _Allowed with separation requirements _Not Allowed Y v Q/W DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree _ Somewhat Disagree _L5tr6in Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. trongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: -161h�� ., MIXED USE ZONING W I1CHYfd�C BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A ximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling ; M Fes sense. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. — Strongly Agree _Somewhat Agree — SomewhatDisagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? )4 Drive- thrus: Allowed 11owed with separation requirements _Not Allowed Car repair: Allowed j(Allowed with separation requirements Allowed Car sales: = Allowed _ AJlowed with separation requirements Not Allowed Gas stations: — Allowed lowed with separation requirements — Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree 2 1 stead, the code should require a public hearing for development sites over a certain size. � Agree So mmeewh o at A � Somewhat Disagree _Strongly Di agree OTHER COMMENTS: %A� 6 �!�dG�?i6�G(, '��e 7G GGf2l� !yam vi�� y ., MIXED USE ZONING Wheatfz� BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories._ In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? ✓' �, c l 2. It is sensible to use building height bonuses as an incentive for mixed use development nd structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO- ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: 'Allowed _Allowed with separation requirements Not Allowed t ,Z Car repair: t Allowed _Allowed with separation requirements Not Allowed F �1 Car sales: _ Allowed _Allowed with separation requirements, Allowed Gas stations: _Allowed = Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -9n] y review process makes sense for development within the mixed use zone districts. a :' — Strongly Agree ; omewhat Agree — Somewhat Disagree _Strongly Disagree �2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree I:I�>[iliPlul�P�� G oI MIXED USE ZONING ��((S' ®1 !Ok BT WheatR, -Lj&- BETTER ZONING FOR A VIBRANT WHEAT RIDGE // MIXED USE ZONING SURVEY- MIXED USE COMMERCIAL (MU -C) DISTRICT �j(STjIIeT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonusfor mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. y Strongly Agree _Somewhat Agree p Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate ?? G R4q (n ri r a, aR &, �fvo S veorz- t71ldI 2. It is sensible to use building heighf bo�fuseaas an mc�ntive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree X Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO- ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive- hrus: _Allowed Allowed with separation requirements _Not Allowed r repair: _ Allowed _Allowed with separation requirements /XNot Allowed Car sales: _ Allowed _Allowed with separation requirements ZNot Allowed Gas station : _ Allowed Allowed with separation requirements _NotAl�� SAF�- 40 AV �0*, FELOPMENT REVIEW PROCESS 37 y 4O DS 1ll67 6 70 The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree _Somewhat Disagree XStrongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree J OTHER COMMENTS: /!? P tf 4 d` �X P G� t /d� A/© fYl) 4F /VOn/ �t'/�IG, -P 7 X (PizaV 0 U I P MIXED USE ZONING X v Wh a idW OMER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY- MIXED USE COMMERCIAL [MU-C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the rightfor building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. _ Strongly Agree Somewhat Agree — Somewhat Disagree If you disagree, what height ranges do you think are appropriate? _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree AUTO - ORIENTED USES _Strongly Disagree 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: Car repair: AI lowed Allowed _Allowed with separation requirements _Not Allowed _Allowed with separation requirements _Not Allowed )(Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Car sales: _Allowed Gas stations: — Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree XSomewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree Z ., MIXED USE ZONING '9tlZ"—dg' BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. _ Strongly Agree _Somewhat Agree — Somewhat Disagree If you disagree, wha height ranges do you think are appropriate? _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES _Strongly Disagree 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: Car repair: Allowed — Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Car sales: _Allowed Gas stations: — Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree — Somewhat Disagree XStrongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree — Somewhat Disagree Cc o Sr 7-1V- zf igJ:f v rte L 5N6 q 1-'o )1 4 /v o _Strongly Disagree 41 I x% f) Gt 5.5 /V ff xr 710 lJ MIXED USE ZONING W P,idge BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL [MU-C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4- ,Wstories for corridors like Wadsworth and Kipling makes sense. 15 — Strongly Agree v'SomewhatAgree — SomewhatDisagree If you disagree, what height ranges do you think are appropriate? _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. /Strongly Agree — Somewhat Agree — Somewhat Disagree — Strongly Disagree 4 -story building 6 -story building AUTO- ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts — Strongly Agree — Somewhat Agree ✓ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. ✓Strongly Agree — Somewhat Agree — Somewhat Disagree — Strongly Disagree — Strongly Disagree OTHER COMMENTS: Drive - thrus: Allowed with separation requirements Allowed e �S _ _Allowed _Not Car repair: Allowed Allowed with separation requirements Not Allowed Car sales: — — Allowed Allowed with separation requirements Not Allowed Gas stations: — Allowed — Allowed with separation requirements — Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts — Strongly Agree — Somewhat Agree ✓ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. ✓Strongly Agree — Somewhat Agree — Somewhat Disagree — Strongly Disagree — Strongly Disagree OTHER COMMENTS: MIXED USE ZONING WheatPi:dge BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL [MU-C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. Strongly Agree _Somewhat Agree — Somewhat Disagree &. Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2 6faCIE5 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree AUTO - ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: Allowed _Allowed with separation requirements _Not Allowed Car repair: `Allowed _Allowed with separation requirements _Not Allowed Car sales: �C Allowed _Allowed with separation requirements _Not Allowed Gas stations: Z Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree -Somewhat Disagree _Xstrongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _( Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree MIXED USE ZONING v Whcatl�dg BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling 7 ma s sense. rongly Agree _Somewhat Agree _ Somewhat Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development an structured parking, which is more compact than surface parking lots. trongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree AUTO- ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: — Allowed �Ilowed with separation requirements of Allowed Car repair: — Allowed _Allowed with separation requirements / ;, t Allowed Car sales: —Allowed 411100wed wed with separation requirements Ot Allowed Gas stations: _ Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree Somewhat Agree Somewhat Disagree Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree _Strongly Disagree OTHER COMMENTS: @ I MIXED USE ZONING XWheats "dw BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. AStrongly Agree _Somewhat Agree _ Somewhat Disagree If disagree, what height ranges do you think are appropriate? _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO- ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: — Allowed Allowed with separation requirements _Not Allowed Car repair: _Allowed _Allowed with separation requirements Not Allowed Car sales: _ Allowed _Allowed with separation requirements Not Allowed Gas stations: _ Allowed _Allowed with separation requirements VNot Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. \ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. rx Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree _Strongly Disagree OTHER COMMENTS: 9 MIXED USE ZONING ZWtl F,idgp BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY- MIXED USE COMMERCIAL [MU-C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. ( _OIL &f- L _ Strongly Agree _Somewhat Agree _ Somewhat Disagree � Strongly Disagree If you disagree, what height ranges do you think are appropriate? ` max�muvn 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree AUTO - ORIENTED USES _ Somewhat Disagree - n strongly Disa�ree 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: — Allowed _Allowed with separation requirements — Not Allowed Car repair: _ Allowed _Allowed with separation requirements _Not Allowed / j CV Car sales: — Allowed _Allowed with separation requirements _Not Allowed /Zk 61 Gas stations: — Allowed _Allowed with separation requirements _Not Allowed '\ DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _Strongly Agree _Somewhat Agree _Somewhat Disagree �onglyDisagree 2. Instead, the code should require a public hearing for development sites over a certain size. X \Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: Wheat i�ge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings . or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling x ifyo ,kes sense. Strongly Agree _Somewhat Agree Somewhat Disagree u disagree, what height ranges do you think are appropriate? _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. X StronglyAgree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new developmen, along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive- thrus: 1llowed _Allowed with separation requirements _Not Allowed Car repair: Allowed _Allowed with separation requirements _Not Allowed Car sales: Allowed _Allowed with separation requirements Not Allowed Gas stations: X Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree ' ' _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree _Strongly Disagree OTHER COMMENTS: WheatR,idgc MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. _ Strongly Agree _Somewhat Agree /Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? ey - _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and tructured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive -thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive -th rus: /Allowed Car repair: — Allowed Car sales: _Allowed Gas stations: _ Allowed _Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree Somewhat Agree _Somewhat Disagree _Strongly Disagree OTHER COMMENTS: MU=C SURVEYS INTERSTATE v Q MIXED USE ZONING V\/hcat 1 'C BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY- MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (ratherthan large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. ' 4Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? Drive - thrus: \Allowed _Allowed with separation requirements Not Allowed Car repair: Allowed _Allowed with separation requirements '4Not Allowed Car sales: 'Allowed _Allowed with separation requirements _Not Allowed Gas stations: Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree Somewhat Agree -Somewhat Disagree _Strongly Disagree OTHER COMMENTS: MIXED USE ZONING Wheat f�id - g, BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (ratherthan large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 st ties for Kipling near I -70 makes sense. _ Strongly Agree _Somewhat Agree omewhat Disagree _Strongly Disagree� / If you disagree, what height ranges do you t ink are appropriate ? 6 -story building 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking I S* 8 -story building Strongly Agree Somewhat Agree _ Somewhat Disagree Strongly Disagree AUTO- ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? Drive - thrus: Allowed VAllowed with separation requirements _Not Allowed Car repair: _Allowed / Allowed with separation requirements _Not Allowed Car sales: — Allowed �yllowed with separation requirements = Not Allowed Gas stations: Allowed � with separation requirements Not Allowed DEVELOPMENT REVIEW PROC�SS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree OTHER COMMENTS: _Somewhat Agree _ _Strongly W MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Are Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree XStrongly Disagree If you disagree, what height ranges do you think are appropriate? © (P Tdc7b� lP s 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree -Somewhat Disagree /Strongly Disagree 6 -story building 8 -story building AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? Dn - _ Allowed Allowed with separation requirements _Not Allowed Car repair: _Allowed Allowed with separation requirements _Not Allowed Car sales: _ Allowed _Allowed with separation requirements Not Allowed as station . Allowed Allowed with separation aration re uirements X Not Allowed NO FELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree ' trongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. l ,Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree �� *' MIXED USE ZONING Wh6atPQ1dgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 6 -story building 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. ;. 8 -story building Strongly Agree `Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? \ ?_Allowed Drive - thrus: — Allowed - with separation requirements _Not Allowed Car repair: — Allowed "_,_Allowed with separation requirements Not Allowed Car sales: — Allowed _Allowed with separation requirements . "- • Na ` t Allowed Gas stations: — Allowed !. - Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. — Strongly Agree ;.,Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: MIXED USE ZONING y ♦Ylcat"idge BETTER ZONING FOR A VIBRANT WHEAT RIDGE IIVIp,OV /// MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. 11914110[01 a4[H:1111 Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. _ Strongly Agree _Somewhat Agree Nk Somewhat Disagree j _Strongly Disagree If you disagree, what height ranges do you think are appropriate? L/ — 15 M A 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree AUTO- ORIENTED USES 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? Drive - thrus: _Allowed Car repair: _Allowed Car sales: _Allowed Gas stations: — Allowed Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed _Allowed with separation requirements _Not Allowed Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree -Somewhat Disagree Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree MIXED USE ZONING VY t1C3Y[gC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near Xma sense. Strongly Agree _Somewhat Agree — Somewhat Disagree ly Dis gr e If you disagree, what height ranges do you think are appropriate? —� 2. It is sensible to use buildi g height bonuses as an incentive for mixed use development and structured parking, ich is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES Drive - thrus: _ Allowed _/�U6wed with separation requirements Not Allowed Car repair: —Allowed �///— wed with separation requirements Not Allowed Car sales: _Allowed _Al lowed with separation requirements — N owe Gas stations: _Allowed _Allowed with separation requirements _Not Allowed 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any the following auto - oriented uses be allowed as new development on Kipling near 1 -70? DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree hearings for new development proposals. 1. An administrative -only review process makes sense for development within e mixed use zone districts. Strongly,Agree _Somewhat Agree — Somewhat Disagree _ t� S rongly Disagree 2. In ad, the code should require a public hearing for development sites over a certain size. OTHER COMMENTS: U �I MIXED USE ZONING Wheat I(IgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. I:P1I III 1LI rel:Igrh:YA Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. Strongly Agree _Somewhat Agree _ Somewhat Disagree Xstrongly Disagree If you disagree, what height ranges do you think are appropriate ? i J 7 - 094 � OrgL 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree Strongly Disagree AUTO - ORIENTED USES 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? Drive- thrus: Allowed _Allowed with separation requirements _Not Allowed Car repair: X Allowed _Allowed with separation requirements _Not Allowed Car sales: XAllowed _Allowed with separation requirements _Not Allowed Gas stations: _ Allowed Allowed with separation requirements Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree Somewhat Agree _Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. X Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree of MIXED USE ZONING Wheatl�gc BETTER ZONING F (IRA VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonusfor mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? AUTO- ORIENTED USES 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as ne e — velopment on Kipling near I -70? Drive - thrus: Allowed _Allowed with separation requirements Not Allowed Car repair: _Allowed Allowed with separation requirements _Not Allowed Car sales: _ Allowed All wed with separation requirements _Not Allowed Gas stations: _Allowed Allowed with separation requirements _Nat Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative- o ly review process makes sense for development within the mixed use zone districts. _ Strongly Agree Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code s ould require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree OTHER COMMENTS: o MIXED USE ZONING WheaY�gc BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY- MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. 1*1111411h[H:19 lei: YI Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree r• If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development nd structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? Drive - thrus: t; A Allowed _Allowed with separation requirements _Not Allowed Car repair: e Allowed _Allowed with separation requirements _Not Allowed Car sales: X Allowed _Allowed with separation requirements _Not Allowed Gas stations: Allowed with separation requirements _Not Allowed _Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2.,Instead, the code should require a public hearing for development sites over a certain size. i Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree t,t OTHER COMMENTS: I � ., MIXED USE ZONING W IICBti�idwC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (ratherthan large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree I you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development a d structured parking, which is more compact than surface parking lots. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUT - ORIENTED USES 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as nQw development on Kipling near 1 -70? Drive - thrus: Allowed _Allowed with separation requirements _Not Allowed Car repair: Allowed _Allowed with separation requirements _Not Allowed Car sales: Allowed _Allowed with separation requirements _Not Allowed Gas stations: Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree — Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree /� Strongly Disagree OTHER COMMENTS: A ty of MIXED USE I eat.Widge BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING CODE PUBLIC COMMENTS RECEIVED — DRAFT 2 April 30 th : phone call with Buzz Caulkins (303- 785 -9218) - Works for Bradley Petroleum and owns two gas stations on 38 Ave - Was very involved working on Denver's new code - Nonconforming uses /structures: we need to be careful with this term because many banks will not lend to a property that is "nonconforming." Consider coming up with an alternate term like Denver did, such as "compliant" • Compliant uses need to be able to rebuild within the same footprint, even if voluntarily taken down, due to franchise agreement requirements. This is something that Denver's new code allows for "compliant" uses /structures - Gas stations as permitted use: consider allowing them in the MU -N district New gas stations: need to make sure build -to requirements do not preclude gas stations. Look at Denver's option B, which is allowed anywhere except main street districts, and does not require the building to be built up to the street. - Could he meet with us to talk about more of this in detail? May 11th: phone call with Shaun Baker (303- 703 -6722) - Owns a property at 5040 Ward Road that is currently leased by an auto repair shop. He might want to sell to them one day - He is concerned about the idea of the City rezoning properties to the new mixed use zoning, especially if the property owner does not want the new zoning - It makes the most sense to let the market change in this area, and not apply the new zoning until that change happens (could be 3 years, or 10 years, from now) - Concern that Brian Mott, who does not have good relationships with others in this area, is the only property owner from the area who is on the mixed use task force - He will review Draft 2, especially in terms of how nonconforming properties are treated, and let me know if he has further comments May 11 email from Shaun Baker Hi Sarah, I reviewed draft 2 for the TOD zoning on Ward Road. I am a partner in the ownership of 5040 Ward Road. I support the idea of coming up with a zoning district for TOD zoning. I firmly believe the option to rezone should be up to current and future owners of the property. The decision to rezone will be based on the markets demand for highest and best use for each owner's property. I believe that the rezoning process should be somewhat streamlined if and Comments on Draft 2 May 14, 2010 when it is chosen by the owners. I don't believe the council should make any unilateral decisions to rezone wide sections of Wheat Ridge. If they want to do it they should hold a special vote for only the affected landowners in area targeted for rezoning. Comments on Draft 2. I think the following modifications would minimize economic hardship on smaller pieces of land less than 2 acres that might be developed. 1. 1 think you could make recommendations on parking screening options rather than making it a requirement to block or stone walls in the landscape buffer. 2. 1 think the percentage requirement for open space should be lessor the landscape buffer should be allowed to be incorporated into it or be part of it. 3. Not planning for parking for cars and hoping they will go away will leave the streets around properties very crowded. Parking structures are nice, but expensive, especially for smaller properties. I am thinking of downtown Arvada where the renewal didn't allow for enough parking and it creates a lot of driving around looking for parking. Higher densities will create a similar problem for the TOD neighborhood. Thanks, Shaun Baker 303-703-6722 May 12 th : phone message from Shaun Baker - Concerned about parking garages for smaller sites. Can there be different requirements for sites under 2 acres since they cannot usually fit parking structures? - Would like to have a working meeting with property owners only to discuss changes to Draft 2, as well as what the process will be for rezoning May 12 th : phone call from Bob Harmsen (303- 940 -1523) - Does not see how the new zoning would benefit him since RTD will most likely be purchasing his property - Would like to come in and talk more about the plans for traffic, street alignments, etc - Approached the city years ago about getting a building permit for temporary structures to cover his RVs but we would not allow him to pull permits since we did not know where the roads would be. Do we have a better sense now? - Still has not had final word from RTD on if they are selling his property or swapping him for the existing park -in -ride - The biggest issue for him on 38`" Ave is allowing existing gas stations to remain without issues (i.e. no issues associated with "nonconforming" status ") AND also for them to be able to expand in the future - For example, if wanted to redevelop their gas station at 38 and Quay, he would want to do take the entire existing building down. This would mean the new building would have to meet all of the design requirements, and that would be very difficult to do with Comments on Draft 2 May 14, 2010 the build -to requirements for MU -N In Boulder, at Canyon and Folsum, there is a 1970s gas station that Sinclair wanted to redevelop. The city required that the building be pushed up to the street. The gas station couldn't do this, so they tried to find another retail partner to be up against the street, such as a Starbucks. Sinclair was open to pursuing this option, but once the build - to and landscape requirements were applied to the site, it did not all fit. So no improvements were made and the site is exactly as it was in the 70s. Comments on Draft 2 May 14, 2010 Or MIXED USE ZONING `f� y atR�I gC BETTER ZONING FOR A VIBRANT WHEAT RIDGE Mixed Use Zoning Open House May 12, 2010 The City of Wheat Ridge is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. WHAT IS MIXED USE? Mixed use development incorporates more than one land use within a single building or property. An example would be a building with retail use at the ground floor, and condos or offices above. Successful mixed use development typically includes higher densities, compact form, and a high level of pedestrian connectivity between land uses. WHERE WILL THE MIXED USE ZONING BE APPLIED? Mixed use zoning is intended for commercial corridors and centers where we hope to see mixed use redevelopment. Right now the code has four districts: • Mixed Use Commercial (MU-Q: higher intensity development. Intended for major commercial corridors like Wadsworth and Kipling. • Mixed Use Commercial TOD (MU-Q: similar to MU -C, with special parameters for new development around the Ward Road commuter rail station, to promote transit - oriented development • Mixed Use Commercial Interstate (MU -C Interstate): similar to MU -C, with special parameters for properties located near the Kipling and 1 -70 interchange • Mixed Use Neighborhood (MU -N): lower intensity development for neighborhood corridors like 38th Avenue between Sheridan and Wadsworth, and potentially 44th Avenue WHAT IS THE PURPOSE OF THE OPEN HOUSE TONIGHT? City staff has been working on the new mixed use zoning code since January, 2010. We held meetings in January through April with property owners in areas targeted for the new zoning. Since that time, two drafts of the code have been released. Tonight's open house is an opportunity to learn what is in Draft 2 and give feedback on key items including allowable building heights and the treatment of auto - oriented uses. We anticipate one more draft, which will hopefully be released at the end of June. Draft 2 of the mixed use zoning code was influenced by input from: • Meetings with property owners in areas targeted for the new zoning • Public input received through surveys and the project website: www.wrmixeduse.com • Feedback from the mixed use zoning task force, an 8-member group composed of local developers, property owners, designers, and real estate brokers • Study sessions with the Wheat Ridge Planning Commission FEEDBACK Please complete the surveys that are found at each station and /or fill out a comment card. You can stay in- volved by following the project website at www.wrmixeduse.com For more information, contact Sarah Showalter, Planner II: sshowalter @ci.wheatridge.co.us 1303.235.2849 Mixed use development at Belmar in Lakewood. MIXED USE ZONING Wheat�dgo BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE NEIGHBORHOOD (MU -N) DISTRICT Target Area: 38th Avenue between Sheridan and Wadsworth Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answerthe following questions that pertain to the Mixed Use Neighborhood (MU -N) district, which is intended for 38th Avenue between Sheridan and Wadsworth, and might also be applied to 44th Avenue in the future. BUILDING HEIGHT The City Charter has height restrictions that apply to most of 38th Avenue between Sheridan and Wadsworth. Draft 2 does not change these height limits, which are: 35 feet for any building with residential use (a maximum of 2 -3 stories), and 50 feetfor all buildings without a residential use (a maximum of 3 -4 stories for most non- residential buildings). Please the images to the right for building height examples. 1. Building heights should remain 2 -3 stories along 38th Avenue. However, it would make sense to allow 3 -4 story residential and /or mixed -use buildings, notjust 3 -4 story commercial buildings. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. It would make sense to allow 4 -5 story buildings along 38th Avenue, at least in some locations. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not permit new gas stations and car sales uses in the MU -N district. Drive - thrus and car repair are allowed as a conditional use and drive -thrus have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along 38th Ave? Drive- thrus: _ Allowed _Allowed with separation requirements _Not Allowed Car repair: _Allowed _Allowed with separation requirements _Not Allowed Car sales: _ Allowed _Allowed with separation requirements _Not Allowed Gas stations: — Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree OTHER COMMENTS: MIXED USE ZONING Wheatl�idgc BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL TOD (MU -C TOD) SUBDISTRICT Target Areas: Ward Road Station area (Northwest Subarea) Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial TOD (MU -C TOD) sub - district, which is intended for properties within 1/2 mile of the future Ward Road station at Ward Road and 50th Ave. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C TOD sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height of 6 -8 stories for the Ward Road station area makes sense. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently does not allow new gas stations, car repair, or car sales in the MU -C TOD sub - district. Drive -thrus are allowed as a conditional use with minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development in the future TOD area? Drive - thrus: — Allowed _Allowed with separation requirements _Not Allowed Car repair: _Allowed _Allowed with separation requirements _Not Allowed Car sales: — Allowed _Allowed with separation requirements _Not Allowed Gas stations: — Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree _Somewhat Disagree _Strongly Disagree OTHER COMMENTS: Z E MIXED USE ZONING ' ,C ' tRLdgC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL INTERSTATE SUBDISTRICT (MU -C INTERSTATE) Target Area: Kipling within approximately 500 ft of Interstate -70 Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial Interstate (MU -C Interstate) sub- district, which is intended for properties on Kipling within approximately 500 feet of 1 -70. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 6 stories for buildings with one use in the MU -C Interstate sub - district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 8 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 6 -8 stories for Kipling near 1 -70 makes sense. Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree If you disagree, what height ranges do you think are appropriate? 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree AUTO - ORIENTED USES _ Somewhat Disagree _Strongly Disagree 6 -story building 8 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows indoor car sales, car repair (with no outdoor storage), and drive -thru uses. Gas stations are allowed as a conditional use, requiring additional staff review. Both gas stations and drive -thrus would have minimum separation requirements so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development on Kipling near 1 -70? Drive - thrus: _ Allowed _Allowed with separation requirements _Not Allowed Car repair: _ Allowed _Allowed with separation requirements _Not Allowed Car sales: _ Allowed _Allowed with separation requirements _Not Allowed Gas stations: _ Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree OTHER COMMENTS: MIXED USE ZONING WI1CHt[4Cj &TC BETTER ZONING FOR A VIBRANT WHEAT RIDGE MIXED USE ZONING SURVEY - MIXED USE COMMERCIAL (MU -C) DISTRICT Target Areas: Wadsworth between 38th and 44th; Kipling north of 44th Feedback on Draft 2 There are a few key items in Draft 2 of the mixed use zoning code that we would like further input on. Please answer the following questions that pertain to the Mixed Use Commercial (MU -C) district, which is intended for commercial corridors like Wadsworth and Kipling. BUILDING HEIGHT Draft 2 of the new code allows a maximum height of 4 stories for buildings with one use in the MU -C district. To incentivize mixed use development and structured parking (rather than large surface parking lots) Draft 2 also includes a 2 -story bonus for mixed use buildings or for a building that has a parking garage. For these types of development, the maximum height would be 6 stories. In addition, any building over 75' tall would have a required 10' upper -story stepback. Please the images to the right for building height examples. 1. A maximum building height range of 4 -6 stories for corridors like Wadsworth and Kipling makes sense. Strongly Agree _Somewhat Agree _Somewhat Disagree If you disagree, what height ranges do you think are appropriate? _ 2. It is sensible to use building height bonuses as an incentive for mixed use development and structured parking, which is more compact than surface parking lots. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree AUTO - ORIENTED USES 4 -story building 6 -story building The new mixed use zoning code is intended to encourage buildings and land uses that are pedestrian - friendly. Draft 2 currently allows gas stations, indoor car sales, car repair (with no outdoor storage), and drive -thru uses as a conditional use in the MU -C district. There are also minimum separation requirements for drive - thrus and gas stations so that there are not too many in one area. Should any of the following auto - oriented uses be allowed as new development along Wadsworth between 38th and 44th, or on Kipling north of 44th? Drive - thrus: — Allowed _Allowed with separation requirements _Not Allowed Car repair: _Allowed _Allowed with separation requirements _Not Allowed Car sales: — Allowed _Allowed with separation requirements _Not Allowed Gas stations: — Allowed _Allowed with separation requirements _Not Allowed DEVELOPMENT REVIEW PROCESS The new mixed use zoning code is intended to streamline the development review process so that it is more predictable, less expensive and less timely. The code contains design standards to ensure a quality level of development. Draft 2 proposes an entirely administrative review for new development applications. This means that, after a property has been rezoned to mixed use through a public hearing approval, there would be no public hearings for new development proposals. 1. An administrative -only review process makes sense for development within the mixed use zone districts. Strongly Agree _Somewhat Agree -Somewhat Disagree _Strongly Disagree 2. Instead, the code should require a public hearing for development sites over a certain size. _ Strongly Agree _Somewhat Agree _ Somewhat Disagree _Strongly Disagree _Strongly Disagree OTHER COMMENTS: John Marriot Marshall Marriot David Lee 5595 Carr St 9710 W 76th PI 8710 W 68th PI Arvada CO 80002 Arvada CO 80005 Arvada CO 80004 Mark Kramer Kramer Management & Realty 1250 S Chambers Rd Aurora CO 80017 Liz Peterson Ramada Inn 10 E 120th Ave Northglenn CO 80233 Erika Geiger Apache Steel 12280 W 50th Place Wheat Ridge, CO 80033 Mary Hance Hance Family Trust 11856 West 52nd Ave Wheat Ridge, CO 80033 Renee Shellhorse 1st Stop 5190 Ward Road Wheat Ridge, CO 80033 Tom Beyer Beyer Landscaping 165 Dudley Street Lakewood, CO 80226 Shawn Baker PO Box 2121 Englewood, CO 80150 Ken Hance Hance Family Trust 11855 West 52nd Ave Wheat Ridge, CO 80033 Brian Mott IBC Holdings 1153 Bergen Parkway Evergreen, CO 80439 m a 0 E E o E ry a E E m o « +' E L° $ a o« z E = E E o E o E v E E E E � c o V t -_ 4 L A E I E E o v o �$ .°+ mE�o V 3 g 6EE EE m° n @j E o t E o m m E E E E �j °° E> n s m m N E q �' n w v ` o« ._ @j E a E o L o > 0 0 0 w L m > @J ` `w o o m L t @I @ ` Cvj Ko (dj c� C a @J = C °i o c E °a° = °wEo of w nE33co� q aoa ° L Vi ` a�x vnob I .i1 a .. m m.n •+v vm.n io mw ry m m m o m iom x w w r $ w o0 0 v O w v m - -ry m OOnry o-m n.... ov m o.. lin 10 n ti mm �o q nm m.n inr ti tioo ul m.wi n m N oo y. m ory v.+H m.+ wrvm Nn mrry m m o nmm mm 10 o mmo mN o.. �nqn 1°v nor v � �nninti n .io m r'rvry m'�rvm rvn' N O l0 n m eao m �novJl m v�nmv n'ry N w O vo R+�tioi m u'+rv� N V1 lO N vvlovry N Ol N N r a �n y r ^ N m m a a v m g ry ry a g y q q m g q c ? m q q 17 r in L O O A on+ O N minmoom�i m O O O 0, O O N O O O O O O m1+'1om O O N mm O O O O O O O m O O O O o'n mmA. 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O O ° o10 ° 0 O I o a;; w v' 33 33'.3 ' W' w > v! ¢ o w vI 3 'I V ml v t 0.10 N; OI m ¢ ''.. ,-I E° w E t N c > E'' v' o o. m o a 0' o p v of Y1 o,i am 3'. �, o., m ¢` o , 'i N m o vum r co m..o .+ N m,a In �o r,wlm o IN IN IN rirl ri .4 `i N N. c-I -I N N N NIN N : N N N m mM'',,m Dennis Belanger Janelle Lampshire Don Saavedra 3855 Wadsworth Blvd PO Box 437 1640 Race Street Wheat Ridge, CO 80033 Wheat Ridge 80034 Denver, CO 80206 Sherie Swarts Joyce Jay Todd Hammond 4200 Yarrow St 4435 Carr St 7630 W 39th Avenue Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Jerry Roach Denise Waddell Ryan Eggelton 6545 W 44th Ave 4350 Wadsworth 7420 West 34th Ave Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Emanuel Bagelli Eli Boynel Stuart Wright 5455 Landmark Place #1213 56 Steele Street 4350 Wadsworth Greenwood Village CO 80111 Denver, CO 80206 Wheat Ridge, CO 80033 Kim Christianan Debbie Redd Edwin Allen &Assoc Davis Reinhart 3650 Wadsworth 2690 Pierce Street Wheat Ridge, CO 80033 3895 Upham Wheat Ridge, CO 80214 Wheat Ridge, CO 80033 Pat Gooch Bob Makatura Lucy Makatura 7700 W 44th Ave 4100 Wadsworth 4100 Wadsworth Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Tom Lagos Dick Scheurer John Glabach 1112 Ridgeview Circle 684 Rainbow Glen 9143 W Quarto Ave Westminster, CO 80020 Evergreen, CO 80439 Littleton, CO 80128 Roger Loecher Eileen Loecher Tom Bevans 5500 W 44th Ave 4599 Carr St 8390 E Crescent Pky, Suite 300 Wheat Ridge, CO 80212 Wheat Ridge, CO 80033 Greenwood Village, CO 80111 Tom Matthews John Livaditis John Reinsma 8390 E Crescent Pky, Suite 300 1060 Bannock St #300 143 Union St Greenwood Village, CO 80111 Denver, CO 80204 Lakewood, CO 80228 John Dwyer Anne Brinkman Dick Matthews 4365 Pierson St 7420 W 34th Ave 10405 W 34th Pierce Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 NUxed Use Zoning - Website Survey Resuts May 10, 2010 15 Total Surveys Mix Of USES Question 1. It makes sense for the mixed use zoning to require a mix of uses. For example, any new development within a mixed use zone district would be required to have more than one use lsuch as retail and residential, or retail and office) within the same building or site. Strongly Agree 33% Somewhat Agree 40% Somewhat Disagree 27% Strongly Disagree 0% Question 2. Rather than requiring a mix of uses, the new zoning code should incentivize mixed use development. Strongly Agree 33% Somewhat Agree 40% Somewhat Disagree 13% Strongly Disagree 13% Question 3. it makes sense for the new zoning code to require ground floor retail uses, which typically enhance the pedestrian experience by providing visual interest and activity along the sidewalk. Strongly Agree 5376 Somewhat Agree 3376 Somewhat Disagree 13% Strongly Disagree 0% Website Mixed Use Survey Results Page 1 Question 4. Rather than requiring ground floor retail, the new zoning code should incenfivize retail uses at the ground floor. 7 Strongly Agree 27% Somewhat Agree 53% Somewhat Disagree 7% Strongly Disagree 137 Question 5. What incentives will work best to induce mixed use development and /or ground floor uses? Reduced a uce Higher Res Parking Landscape Question 5 Densities Req Req Rank 1 areas? 7 2 u Drive -thrus Percent 47% 13% 07. Rank 2 process 5 4 1 Percent 33% 27% 7% Rank 3 1 7 4 Percent 7% 47% 27% Rank 4 2 2 10 additional Percent 13% 13% 67% 15 15 15 Other ideas: Reduced property tax Question 6. Should any of the following auto - oriented uses be allowed as new development within mixed use areas? 60% 6a. Neighborhood Conrldors (38th and 441h) Drive -thrus 50% Allowed 0% Allowed with additional review /approval 40% process 53% Not Allowed 47% Website Mixed Use Survey Results Page 2 60% 50% 40% - -- 30% 20% 10% o% o% Allowed Allowed with Not Allowed additional review /approval process Website Mixed Use Survey Results Page 2 Allo 0% Allowed with additional review /approval process 67 % Not All owed 33% 67% e�ss anc em sn sox rox ms Allowed Allowed with Not Allowed additional review /approval process Allowe 0% Allowed with additional review /approval process 27% No Allows 73% Website MiXed Use Survey Results Page 3 6b. Commercial Contacts and Centers (waasswonn and nlpung) Drive -thrus Allowed 53% Allowed with additional review /approval process 27% Not Al lowed 20% Car repair Car saes Allowed with additional review /approval pro c e ss 47% Not Allowed 20% 45% — 40% °h 35% 30% — 25% B4 20% 15% 10% 5% 0% Allowed Allowed with Not Allowed additional review /approval process Website Mixed Use Survey Results Page 4 Allowed with additional review /approval process 47% Not Allowed 7% 6c. Ward Road TOD Area Drive -thrus Allowed 33% Allowed with additional review /approval process 53% Not A l l owed 1376 A 33% Allowed with additional review /approval process 407 Not Allowe 27% Website Mixed Use Survey Results Page 5 Allowed 20% Allowed with additional review /approval proc 27% Not Allowed 53% SCALE OF DEVELOPMENT Question 7. Please look at the following images of 2 -3 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areas? 7a. Major commercial conldors like Wadsworth and Klpling: At major intersections only 7% No 20% Yes 73% 7b. Neighborhood commercial corridors like 381h Ave and 44th Ave At major intersections only 27% No 7% Ye s 67% 7c. New development around the future Ward Road commuter all station No 20% Yes 80% Website Mixed Use Survey Results Page 6 Ques8on 8. Please look at the following images of 45 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areaO 8a. Major commercial corridors like Wadsworth and Kipling At major intersections only 20% No 13% 8b. Neighborhood commercial corrltlors like 38th Ave and 44th Ave At major intersections only 13% No 67% Yes 20% 8c. New development around the future Ward Road commuter rail station At major intersections only 27% No 7% Yes 67% Website Mixed Use Survey Results Page 7 Question 9. Please look at the following images of 6-7 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areas? 9a. Major commercial corridors like Wadsworth and Kipling At major intersections only 20% No 47% Yes 33% 9b. Neighborhood commercial corridors like 38th Ave and 44th Ave At major intersections only 7% No 87% Yes 7% Website Mood Use Survey Results Page 8 9c. New development around the future Ward Road commuter rail station At major intersections only 13% No 47% Yes 40% Question 10. Please look at the following images of 8-10 story buildings. Do you think that this scale of development is appropriate, as a maximum height, for the following areas? 10a. Major commercial corridors like Wadsworth and Kipling At major intersections only 7% No 73% Yes 20% lOb. Neighborhood commercial corridors like 38th Ave and 44th Ave At major intersections only 7% No 87% Y 7% 10c. New development around the future Ward Road commuter Tall station At major intersections only 7% No 60% Yes 33% Website Mixed Use Survey Results Page 9 Question 11. If makes sense to require a minimum level of density and /or minimum building heights for mixed use development in higher intensify areas, like Wadsworth or the future commuter rail station Strongly Agree 38% Somewhat Agree 627 Somewhat Disagree 237 Strongly Agree 15% 10% - 62% 60% 50% 40% 38% 30% 23% 20% 10% O% Strongly Agree Somewhat Somewhat Strongly Agree Agree Disagree NONCONFORMING PROPERTIES Question 12, Should nonconforming properties be allowed to expand? No 47% Yes 53% Question 13. If you answered yes to the question above, by how much should nonconforming uses be allowed to expand? 15% 0% 20% 43% 30% 14% 40% 0% Other 43% Websile Mixed Use Survey Results Page 10 Question 14. For new development applications, what level of development review would be most appropnate? PARKING Question 15. Do you think that it would be appropriate to initiate parking maximums for new development in any of the following mixed use areas? 15a. Major commercial corridors like Wadsworth and Klpling No 33% Yes 67% 70% 6736 60% 50% 40% 30% I' 20% 10% 0% No Yes Website Mixed Use Survey Results Page 11 Administrative staff review) for small sites, with public hearing(s) for larger sites 8776 Planning Commission and City Council public hearings for all sites 776 Planning Commission public hearing for all sites 7% 15b. Neighborhood commercial corridors like 38th Ave and 44th Ave No 7% Yes 93% 15c. New development around the future Ward Road commuter rail station No 47% Yes 53% Question 16. Rather than initiate parking maximums, the new mixed use zoning could encourage shared parking and include reduced parking requirements. Does this approach make sense for the following oreaO 16a. Major commercial corridors like Wadsworth and Kipling No 13% Yes 87% Website Mixed Use Survey Results Page 12 16b. Neighborhood commercial corridors like 38th Ave and 44th Ave No 7% Yes 93% PROCESS FOR REZONING Question 17. 1 would support City - initiated rezonings Strongly Disagree 0 1 / Somewhat Disagree 07 Somewhat Agree 33% Strongly Agree 67% Website Mixed Use Survey Results Page 13 eo% sax ao% 33% aa% 2a% ra% 0% 0% o% Strongly Disagree Somexhat Somexhat Agree Strongly Agree Disagree Website Mixed Use Survey Results Page 13 MIXED USE WEBSITE 38th Avenue Planning I City of Wheat Ridge - Mixed use zoning: better zoning for a vibr... Page I of 1 Search Sion In I Sign Up I Contact 38th Avenue Planning Overview 38� Avenue, between Sheridan and Wadsworth, is one of the primary areas envisioned for mixed use redevelopment in Wheat Ridge. Many residents view 30 Avenue as the "main street" of our community. Its history, central location, and unique mix of businesses and services make it a special destination. The original form of 38" Avenue, as it developed in the late 1800s and early 1900s, included mixed use buildings oriented to the street. These structures often contained retail at the ground Floor, with offices or apartments above. As the automobile became more prominent after World War II, the character of the street began to change. Older buildings were replaced with single -story structures that are setback from the street with large amounts of parking in front — including gas stations and fast food restaurants. 38 Avenue Planning The City's recently adopted Comprehensive Plan, Envision Wheat Ridge, calls for a Subarea Plan to be created for the 38 Avenue corridor. In December of 2009, Wheat Ridge 2020 sponsored a Community Revitalization Partnership study for 38th Avenue, through the Colorado Department of Local Affairs. The resulting report with recommendations for revitalizing 38th Ave can be found at Wheat Ridge 2020's website thtlpl �whealridoe202ooron . Building off of these previous planning efforts, the city's Community Development Department will lead a planning effort for the corridor, starting early this summer. This process will inform the mixed use zoning currently being formed, but also contribute to a larger subarea plan, including market and urban design components — for 38 Ave. Get Involved The city hosted a forum to discuss potential mixed use zoning for 38 Avenue on April 8th at City Hall. Over 50 people attended. You can download a PDF of the presentation from the forum at the bottome of this page. Please return to this page, or the calendar (1S hedula) see the schedule for 38" Avenue planning meetings as they progress throughout the late spring and early summer. Attachment Size 2010 Aodl 381h Ave Mixed Use odf (htro 1 w m ed I t sra fa ffl sI2o1 April aeth Av. Mm d u 0 dfl 764.38 KB http: / /www.wnnixeduse.com/38th- avenue - planning 9/17/2010 Welcome I City of Wheat Ridge - Mixed use zoning : better zoning for a vibrant Wheat Ri... Page 1 of 1 Search Sian In I Sian Up I Contact Welcome The City of Wheat Ridge's Department of Community Development is drafting a new form of zoning that will promote mixed use development in targeted areas of the city. This website is intended to provide information and resources related to the mixed use zoning project and to give property owners, residents, and other stakeholders the opportunity to comment and participate in the process. What is Mixed Use Development? Mixed use development incorporates more than one land use within a single building or property. An example would be a building with retail use at the ground floor, and condos or offices above. Successful mixed use development typically includes higher densities, compact form, and a high level of pedestrian connectivity between land uses. Benefits of mixed use development include: • Promotes alternative modes of transportation, such as walking and biking, by co- locating several uses in one place and focusing on connectivity • Encourages a more active lifestyle and could help prevent obesity • May reduce road congestion through reduced automobile trips • Provides a more sustainable form of development • Often creates vibrant places where people can live, work, and play How Can I Learn More? • Visit our PAQ's oaae (nap) for everything about why and how new mixed use zoning is being developed and implemented • Read the recently adopted Comprehensive Plan Envision Wheat Ridoe (hfb /Avww n t B 9D N 'DID =1749) , to learn more about the goal for mixed use development in Wheat Ridge • View and participate in the Community Photo Journal flphotoournd) and take our Survey Osunev) to help shape the new zoning code. To participate in the photo journal and survey, please create a user account ( / user) . • Learn more about the health benefits of walkable mixed use communities on our Resources pace (k..,,ras) • View presentations from our meetings with property owners in target mixed use areas, which can be downloaded from the list of attachments below. Contact Us - for more information, contact Sarah Showalter, Planner I I at 303 - 235 -2849 or sshowaltendici.wheatridge.co.us ( it h t roc n t d ) Attachment Size 16.07 MU -C Survey Results odf (htb' /hvwa tl isit.sldefauufleslMU -C Survev Result. qdf) KB MU -C Interstate Survey Results odf (htb' /h ed....o isitesld.faulVfiles MU-C Inter9ate Survev 15.67 Resufis. Ddfl _ _. ....15.95.... KB ___ _... _.. _._.. MU -C TOD Survey Resultsodf (hap /M1vwi d /sitesldefault/FIesIMU -C TOD Survev R.sults.pdfl KB 16.34 MU -N Survey Results odf (http lM . .dos... [/ tes/defaurRl.s MU -N Survev Results.I df) KS http: / /www.wrmixeduse.com/ 9/17/2010 Mixed Use Zoning Survey I City of Wheat Ridge - Mixed use zoning : better zoning for a ... Page 1 of 1 Search Sign In I Sign Up I Contact Mixed Use Zoning Survey You must loon Wser/laa'n ?de9m.fion= node%2F54) or register (l I fend s, ti = d ° F54) to view this form. Mixed Use Zoning Survey The City of Wheat Ridge is drafting anew form of zoning that will promote mixed use development in targeted areas of the city. Mixed use development incorporates more than one land use, such as retail and residential, within one building or property. Mixed use zoning will help create the type of development called for in Wheat Ridge's comprehensive plan, Envision Wheat Ridge, and other documents that guide the city's future. Mixed use development results in compact, high- quality places where people of all ages can live, work, shop and play, accessing a variety of uses through all modes of transportation. We would like your feedback on some key issues that will help shape the new zoning code. The survey should take approximately 15 minutes to complete As you answer questions in the survey, please keep in mind the areas that are envisioned for the new mixed use zoning: Wadsworth Boulevard (primarily between West 44th and 38th Avenues) Kipling Street The Ward Road commuter mil station area (future transit - oriented development) 38th Avenue between Sheridan and Wadsworth 44th Avenue between Sheridan and Wadsworth and west of Kipling http:// www .wnnixeduse.com/content/mixed- use - zoning - survey 9/17/2010 City of Wheat Ridge - Mixed use zoning : better zoning for a vibrant Wheat Ridge Page 1 of 1 Search Sian In I Sian Up I Contac Community Photo Journal The purpose of this journal is to facilitate dialogue about what type of development —especially mixed use development — people envision for Wheat Ridge. Residents, property owners, business owners and anyone else who is interested in the future of our community is invited to participate. Upload images of places that you like. Please include comments ... Why do you like the place, building, or other elements hown in the picture? Could you picture this type of development somewhere in Wheat Ridge? You can also comment on other photos within the journal. Please keep in mind that this is a community dialogue. Disagreement is okay, but comments should be made with civility and respect. We look forward to hearing and seeing your thoughts. Rules to follow: • Do not include links to ads, blogs, or other websites of a commercial purpose • Be respectful with your comments (please keep comments on topic and do not use language that attacks individuals but rather highlights agreement or disagreement in a respectful manner) Submit a Photo ( /node /add /photo - journal r ,i$ ( /content elmar-olazal ( /mntendolde-lown -arvsda (/contenM wry -towo- f/wntent/c — ha mberlein- This is a plaza at Belmar in - histono-stree0 center he hts Lakewood. How important are quality Olde Town Arvada contains many Read More u ntenylowrv towncenterl This is a 4 -story mixed use building on open spaces like this one in... historic mixed use buildings, such as 0 comments Colfax in Denver. It has retail at the Read More... ucont.mbelmwr lazal those pictured here, and a... ground floor and... 0 comments Read More ( /mntenVolde- town - Arvada- Read More (1,rtenuchamber�hi heights) historicstreet) 0 comments 0 comments VL ,� pmntenVchambedaln- ( /mntem1olde-town -arvada as nG.5PY3r:rG':i GY>< f /mntenWelmarblaza) ( /mMenNOwry -town he' hts ) -histori streetl This is a 4 -story mixed use building on Olde Town Arvada contains many Colfax in Denver. It has retail at the historic mixed use buildings, such as ground floor and... those pictured here, and a... Read Mare ( /contenft.mberlain-0haahts) Read More f/mntenVo1de-1ownarvada- 0 comments hislonc-streetl 0 comments o; ( /mntenlbWe {ownarvada f /mnten1elmar -mAed- - historio-streetl Olde Town Arvada contains many historic mixed use buildings, such as those pictured here, and a... Read More... f /mntenVOldetow"wada- histori tmeu 0 comments use This is a mixed use 3 -story building at Belmar in Lakewood. Can you picture this type of... Read More._ ( /mnt.m1belmarmixed -use 0 comments This is a plaza at Belmar in Lakewood. How important are quality open spaces like this one in... Read More... ( /.menu elmar- faza) 0 comments center Read More (/contenVlowrv-town-center l 0 comments http://www.wnnixeduse.com/photo-joumal 9/17/2010 ........ - ---- - ..,....M. Calendar o3ro1rzolo Format 03(1712010 Change date Year NIonth Week Da � 1 a r i .7. 2e 9 _ 14 11 12 13 _ W 15'. zi 16 ._.. 17 _.._ 16 -__. 1g .26 _.. 21 22. 23 __ 24 __ .251 _ _.... 26 _. L27 _...... 28 __.. 29i �t MIXED USE ZONING Whedt�dge BETTER ZONING FOR A VIBRANT WHEAT RIDGE Home Survey Community Photo Joumal Schedule Draft Code FAQs Resources' Calendar Odl0112010 Format 09!1712010 Change dafe Year Month Week O)at 15 4 5 6 7. 6 9 10 Shetl6artanb L` /adsvorthl 16 __. _... 11 __ -- 12 _. 13 15!. 16'. 17': 17. _.. 16, _. _.. _18 _. 20: _... '.22 23 _. 24'. t B 1 25 26 27 28 29 _. 30 �, ,. r, i"f W heat Rdge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE 1 Draft Code FAQs Resources Calendar asrov2olo Format 0 911 712 0 1 0 han edat" Year Month Week Day Saturday s s 7 12 _._ _ _. 14 _ _- 1s; W heat igw F Calendar MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE al Qs Resc s` 0610 V2010 Format 0911712010 Change date Year Month Week Day of WheatRjdge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE , ey Community Photo Journal Schedule Or Calendar de FAQs Resources 07/01!2010 Format 0911712010 Chan a date Year Month Week M 4', 6 3', 7'. July 2�: draft 3 Ready 12 13, ...... 14 18 i18'' 20'. 21 25 .26 !. 27 I 28 3', July 2�: draft 3 Ready fm Revle v 16'! 17' 22 23 _... 24 29 30 __ -. 31I oo at Wheat idge MIXED USE ZONING BETTER ZONING FOR A VIBRANT WHEAT RIDGE Home Survey Communky Photo Joumal Schedule : a li M „1h' Calendar osrov2olo Format 69117M10 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . h e date Year Month Week Day 22 _ 23 29 _..... .30 '. Planning CDmmi�i9M1 Public Hesdm -Cade A3aPtion 11 12 _.... 13.'.. _.. 15 15 __. 17 _... __. 18 __.. 19 _.._ 20. 22 _ 23 29 _..... .30 25 __- 26 27, 7' 14' 21 28'. Draft Code FAQs Resources. Calendar 09/0112010 Format 09117F2010 Chan a date Year Month Week Day Sunday Monday TLestlay - Wednesday Thursday Friday ',, Saturday __... 2 3 �. 4 12 13_ 14 _. 15 _ ., City Ccanal Public '., Fleming -CCd�:v6oPtiaa 19 2Q 21 '.. 22 _ 23- 24 ', _.. 26 27 28 29 3 . l Draft Code I City of Wheat Ridge - Mixed use zoning : better zoning for a vibrant Wheat ... Page 1 of 1 Search Sion In I Sion Up I Contact Draft Code Final Mixed Use Code Posted on: 09/14/2010 - 10:29am Below is a copy of the final ordinance adopted by City Council on September 13, 2010. There are no changes from the Final Draft Ordinance approved by Planning Commission on August 5th. Council B 16 -2010 Final odf (htro' //ww.v tl / t srdefauNflesrdraft< de /Council Bill 16 -2010 Final odD Draft Final Ordinance Posted on: 07/28/2010 - 1:16pm The PDF below is the proposed code that will be reviewed by Planning Commission at the public hearing on August 5th at 7pm. The content in the final ordinance largely matches what was in Draft 3. Draft M UZ Ordinanceodf(hft /M" ed / t yd f u/lrlesrdmftmdeli)raft MUZ Ordnance od0 Draft 3 Posted on: 07/01/2010 - 9:29pm Draft 3 is ready for review! This is the final draft before adoption by Planning Commission and City Council later this summer. Draft 3 incorporates feedback from many valuable sources, including the Citywide Mixed Use Zoning Open House on May 12th. A summary of changes may be found in the cover memo of the PDF below. Check this website regularly for notices on the public hearing schedule for adoption of the final code. Draft 307- 02- 2010odf(hft //waav rM.d /st de/Draft 307 -02- 2010odFl Draft 2 Posted on: 04 /27/2010 - 10:19am Draft 2 of the code is availablel Please download the PDF below, which includes a cover memo highlighting the changes from Draft 1. Please forward comments or questions related to Draft 2 to Sarah Showalter at sshowalter(d) imailto ssh iterit Draft 204- 27- 20101)df(hft //wtwi d emmt§tesdefauNFles/draftrdemmft20 27- 2010od0 Draft 1 Posted on: 03/12/2010 - 12:33pm The first draft of the proposed mixed use zoning code, released March 12th. Draft 1 03 -12 -2010 odf (hit '/ n - d /sft s/defauNflesldraftc defl).ft 1 03-12 -2010 Of http: / /www.wnnixeduse.com/draft -code 9/17/2010 Frequently Asked Questions I City of Wheat Ridge - Mixed use zoning: better zoning for ... Page 1 of 2 Search Sign In I Sign Up I Contact Frequently Asked Questions • What Is Zoning? (Iraa#n6m • What Is Mixed Use Zoning? (Ifxtine11 • What Is Mixed Use Development? (/fag #n6z1 • Why is Wheat Ridge Creating Mixed Use Zoning? (d g# s31 • What Parts Of Wheat Ridae Are Targeted For New M Use Zoning? (ttaa #r • What is The Process? mag #n65t • How Can I Become More Involved? waw66) • Are There Examples Of Mixed Use Communities Near Wheat Ridge? (Rao11n671 • Do Residents Walk More Often When They Live In Neighborhoods Designed For Walking? (/f g# 711 • Are Narrower Streets Safer? drag #n721 • Do Streets That Accommodate For All Modes Of Transportation Increase Bicycle Commuting? (fi g#n731 What Is Zoning? U.M.ri AVhat- zoningl Zoning is a tool used to regulate land development. Traditional zoning regulates where certain land uses — such offices, houses, apartments, or warehouses — are allowed. It also includes development standards that regulate items like minimum lot size, building height, and parking requirements. Wheat Ridge's current zoning code is like many codes from the 1950s and 1960s. It focuses on a suburban pattern of development that separates uses. In addition to being outdated, the current code does not apply well to redevelopment and infill, the primary development type that occurs in Wheat Ridge since it is almost completely built -out. What Is Mixed Use Zort nq9 (1.ntenLWhat- mixed- use-zgnin9 l Mixed use zoning allows, encourages, or may even require that more than one land use is developed within a single building or development site. Mixed use zoning often includes design standards for building architecture, site design, and other elements that encourage pedestrian connectivity. Mixed use zoning is intended to create communities where residents are able to walk to restaurants, shops, or even their place of work. What Is Mixed Use Development? ff t y h t d ed n Mixed use development incorporates more than one land use within a single building or property. An example would be a building with retail use at the ground floor, and residential or office uses above. Successful mixed use development typically includes higher densities, compact form, and a high level of pedestrian connectivity between land uses. Benefits of mixed use development include: • Promotes alternative modes of transportation, such as walking and biking, by co- locating several uses in one place and focusing on connectivity • May reduce road congestion through reduced automobile trips • Provides a more sustainable form of development • Encourages a more active lifestyle • Often creates vibrant places where people can live, work, and play Why is Wheat Ridge Creating Mixed Use Zoning? (I t fwn -wh t 'd r d- 1 Many of the city's planning documents, which set the vision for the future of Wheat Ridge, encourage mixed use development in certain areas, including commercial corridors like Wadsworth and 38th Avenue. Mixed use development could bring many benefits, including more walkable communities and the diverse mix of land uses needed to sustain a broad tax base. Mixed use zoning will allow Wheat Ridge to be competitive with surrounding jurisdictions, most of whom already have mixed use zoning in their codes. The city's current zoning code has very limited allowances for mixed use development and in many cases discourages it through a lengthy and unpredictable Planned Development (PD) review process. The new mixed use zoning will encourage development that is more pedestrian- friendly and compact, that incorporates a sustainable mix of land uses, and that is subject to a more timely and predictable review process. What Parts Of Wheat Ridge Are Targeted For New Mixed Use Zoning? (Imntn h t- n - heat4id targeted .do.-z.nma Mixed use zoning is not being contemplated for established residential neighborhoods. Instead, the new zoning is intended for commercial corridors and centers where redevelopment is most likely to occur. These areas include: Wadsworth Boulevard Kipling Street West 38 Avenue (between Sheridan and Wadsworth) http: / /www.wrtnixeduse.com/faq 9/17/2010 Frequently Asked Questions I City of Wheat Ridge - Mixed use zoning : better zoning for ... Page 2 of 2 West 40 Avenue (between Sheridan and Wadsworth and west of Kipling) Ward Road Commuter Rail Station Transit - Oriented Development (TOD) What is The Process? umnlenNwhatoroceW The current task is to write the new mixed use zoning code, which must be adopted by Planning Commission and City Council. This task does not include the actual rezoning of any property. The first step in writing the new code, which started in January 2010, is meeting with property owners in areas envisioned for mixed use development. These initial meetings will give property owners the opportunity for feedback on a variety of issues, including the idea of city- initiated rezoning. We have also formed a technical task force of local experts — composed of designers, developers, and property owners —to provide input and help shape the new code, which will be written by staff in the Department of Community Development. Utilizing input from property owners, the task force , and the community, city staff will work throughout the sprang and summer to draft the new code. Drafts will be available here ftdraft-mdel on the website for review and comment. We also plan to hold a city-wide meeting for input on the draft code on May 12, 2010 -- find details on our calendar dm @m tlwww wmr xedusemmrdmflt del Final adoption of the code is expected in late summer /early fall, with public hearings before Planning Commission and City Council. This would entail adoption of the code only: actual rezonings would require a separate public process. Please visit the calendar (/schedule) to learn more data its about meetings and other milestones in the process. How Can I Become More Involved'+ r /mntenbhowc n- i- bemme-more-involved l All stakeholders are invited to give their input as the new zoning is created. Here are j ust a few ways for you to learn more and become involved: • Take our survey usurvevl which asks important questions about items that will be addressed in the mixed use zoning, including allowable uses and the appropriate scale of development • Upload images of the types of development that you would like to see in Wheat Ridge to the community photo journal Yphotolournan You can also view other people's photos and comment on them • View the calendar uschedulel (or important milestones in the process, including meetings and when drafts of the code will be available for view and comment. • View drafts of the code Udraft -mdel as they become available and send comments to the Department of Community Development at sshowalter(cbcl whealridge c0 us (malto'sshmaltensri wheatma....us) Are There Examples Of Mixed Use Communities Near Wheat Ridg0 a to V th mpl " fti heat4idge 1 Yes, there are several examples of mixed use development close by, including: Olds Town Arvada — most of the development that forms the heart of Olds Town is mixed use by nature, dating back to the late 1800s and eady 1900s. Newer mixed use development has complemented the historic backbone over the last decade, bringing new shops, restaurants, homes, and offices to the area. Highlands Garden Village, Denver— once the site of Elitch Gardens at 38" and Tennyson, this new community contains retail, office , and a variety of housing types oriented around sidewalks and open space. Belmar, Lakewood — formerly home to the Villa Italia mall, this site in the center of Lakewood now contains a wide range of retail and restaurant uses, in addition to office space and housing. Pedestrian - friendly streets and quality plazas knit the district together, forming a vibrant town center. Do Residents Walk More Often When They Lie In Neihborhoods Designed For Walking? (I.,tnVd ident alk-m.rft..herHhv4i,e-neighborh.ad. desiared-walkinol Yes. A study conducted by UCLA correlates the walkability of neighborhoods with increased walking of residents. The study also found that neighborhood environments— including the availability of parks— impacts individual behaviors. (Public Health Law and Policy, 2010) Residents are 65% more likely to walk in a neighborhood with sidewalks. (Public Health Law and Policy, 2010) Are Narrower Streets Safer? r /mntenVare-narmwerstreets- safer ) Yes. A study of traffic accident reports in Longmont found that street width had the highest correlation to accidents. (Public Health Law and Policy, 2010) Do Streets That Accommodate For All Modes Of Transportation Increase Bicycle Commuting? (into nud treet Mt 11 d tranwodati.n-in.a. bicvde mmutinol Yes. A study in Portland, Oregon showed a 74% increase in bicycle commuting when the city made changes to their streets to accommodate all kinds of transportation, including pedestrians, bicyclists, transit, and automobiles. (Public Health Law and Policy, 2010) http: / /www.wnnixeduse.com/faq 9/17/2010 Resources I City of Wheat Ridge - Mixed use zoning : better zoning for a vibrant Wheat R... Page 1 of 2 Search Sion In I Sign Up I Contact Resources The mixed use zoning project is rooted in years of planning efforts, including participation from many Wheat Ridge citizens. Below is a list of planning documents that help guide the vision for our City, as well as a link to the City's current zoning code. Envis Wheat Ridoe Comprehensive Plan mttP1w heatndQe.. usDo.,.ntV1...a,. Wadsworth Condor Subarea Plan (htip.i w n t d yD to nDID =554) Northwest Subarea Plan (Wad Road TOD Area) (htto /N . " h t d yD to '+DID =555) Neighborhood Revitalization Study (NRS) ihffpl/www .a.wheaVidgem.us0 Ni ?DID =552) City of Wheat Ridge Community Development Department (http /hxvnv n t tl s, d d =277) Wheat Ridge Zoning Code fhffp nrb m kvtl /d r M bt ht view =browse&doc c - ttl c doc k vN 1 'd8d k v=f 0dt a3t707lU7Wd558b3BM2e2lg &nfobase 11707) Mixed Use and the Connection to Health Mixed use communities are characterized by many features that reduce dependency on the automobile and encourage active lifestyles. By co- locating different uses in one place, promoting a compact form of development, and enhancing pedestrian connections, mixed use development often creates places where people feel comfortable walking, biking, and using transit. Emerging research correlates increased walking with how "walkable" a neighborhood is. In other words, people who live in areas with sidewalks, nice slreetscape design, and a variety of uses or amenities nearby may be more likely to walk than those who live in communities without these features. Additionally, street design that supports bike and pedestrian modes of transportation, and supports public transportation, can result in fewer traffic accidents and fatalities. These communities may also have improved air quality by reducing the number of cars on the road. For more information: Active Living Foundation Robert Wood Johnson Foundation (hftp. rd1 .omtre......r .ummark9s) This website provides research on how building communities in a smart way positively impacts our health. Public Health Law and P0liCV (hno'lM chlmetommearhv -0lannho) This website provides great resources, including podcasts and publications, on planning for healthy, active communities. Centers for Disease Control and Prevention, Stories of Prevention of Research (hit l v .odaqv/prdt ti whtonc atianti tation htm) Read about a current research project on how mixed use communities may influence residents' lifestyle choices. American Planning Association Planning and Community Health Research Center mtm // m ah n Ice to stn fthr d htn) Find research and policy guides related to planning healthy communities. National Policy and Legal Analysis Network to Prevent Childhood Obesity rntm dnplanonine.omn This website provides a wide range of information on the prevention of childhood obesity. From the home page, check "Environment" or "Land Use" under "Search" to the right for information related directly to the built environment. L'yeWell Colorado (htb'14 vivewellwlorad. Wr..ur s) A link to resources, including data and white papers, about active and healthy lifestyles in Colorado. WalkSoofe (hnoihr�w+walksmre commove it wodcxshlmn Is walking convenient in your neighborhood? Find out how pedestrian - friendly your community ranks. WalkScore calculates the "walkability" of any address based on the distance between your home and amenities such as stores and restaurants The Economic Impact of Mixed Use Current research shows built environments that provide a variety of uses and support multi -modal transportation may: • Yield more jobs. • Increase utilization of local retailers. • Attract development. • Connect low income residents to jobs, commerce and health care. • Support a sense of community and neighborhood interactions. • Attract a skilled workforce. Why? Our current and future residents increasingly want to live in communities that support walking, biking and taking public transportation to destinations such as shopping, open space, trails and city facilities such as libraries and recreation centers. • Help urban centers that have evidence of disinvestment http : / /www.wrmixeduse.com/resources 9/17/2010 Resources I City of Wheat Ridge - Mixed use zoning : better zoning for a vibrant Wheat R... Page 2 of 2 http : / /www.wnnixeduse.com/resources 9/17/2010