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HomeMy WebLinkAbout12/03/15I City of WheatR d c PLANNING COMMISSION AGENDA December 3, 2015 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on December 3, 2015 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. *Agendapackets and minutes are available online athttp://www.ci.wheatridge.co.usl95/Plarming- Commission 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—November 19, 2015 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 HEARING A. Case Nos. WZ-15-02 & WA -15-09: an application filed by Regency Centers L.P. for approval of a Specific Development Plan for a Starbucks Cafe with a drive- through, with variances to the build -to line for property located at 3210 Youngfield Street & 12755 W. 32°a Avenue. S. OTHER ITEMS STUDY SESSION A. Accessory Dwelling Units 9. ADJOURNMENT 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. 2. 3. 4. ♦6A4 City of WheatMidge PLANNING COMMISSION Minutes of Meeting November 19, 2015 CALL THE MEETING TO ORDER The meeting was called to order by Chair BUCKNAM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29a' Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Alan Bucknam Dirk Boden Emery Dorsey Donna Kimsey Scott Ohm Steve Timms Amanda Weaver Steve Art, Economic Development & Urban Renewal Manager Lisa Ritchie, Planner 11 Zack Wallace, Planning Technician Tamara Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner Timms and seconded by Commissioner Kimsey to approve the order of the agenda. Motion carried 7-0 5. APPROVAL OF MINUTES — November 5, 2015 It was moved by Commissioner Ohm and seconded by Commissioner Kimsey to approve the minutes of November 5, 2015, as written. Motion carried 7-0. Planning Commission Minutes November 19, 2015 -1— 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) No one wished to speak at this time. PUBLIC HEARING 8. OTHER ITEMS Mr. Steve Art, Economic Development and Urban Renewal Manager, gave a short presentation regarding the current five active urban renewal areas in the City of Wheat Ridge, which were formed at different times. What Urban Renewal is are asking for at this time is do a substantial modification to begin the Tax Increment Financing (TIF) clock on all the urban renewal areal in the city. The purpose of the modification is in response to legislation at the state level. State Legislature passed bill HB -15-1348 which goes into effect on January 1, 2016, but there is a lot of uncertainty about this bill and the Governor has appointed aworking group to address some of these issues. HB -15-1348 will be adding 3 new members to the Urban Renewal Board: 1 member from the County, 1 member from the School District and 1 member for all the other Taxing Entities. Also, if the TIF clock is started after January 1, 2016 then the city must appeal to each one of the tax entities and negotiate a tax sharing revenue. The problem with this is it can then take add an additional 7-12 months for an activity to be approved. Also, after January 2016 if there is another activity that comes up in the same area, then the City has to negotiate with the tax entities and they can go back to the previous activity and renegotiate all those deals. This is not good for lending institutions and they may stop funding Urban Renewal Projects. By starting the urban renewal clocks we will avoid negotiating. What Urban Renewal is asking for tonight is for the Planning Commission to adopt the Resolutions to recommend approval for the start the 25 year TIF clocks on all plans. There is no specific Activity or initiation of collection of TIF revenues being requested. This modification will just start the clock, which will also level the playing field with other Urban Renewal Areas throughout the State. We will bring resolutions before the City Council on December 14 in hopes of beating the January 1, 2016 deadline and bring to our citizens new development. A. Resolution 03-2015 Mr. Art stated the 38" Avenue Corridor Plan was adopted in October of 2001, it has four previous amendments, and the Plan looks for public and private investments, creates a "Main Street' feel and includes some infrastructure improvements. The plan adheres to Envision Wheat Ridge and the Comprehensive Plan which include: commitment to quality development and redevelopment, development of a Town Center and promotes a vibrant neighborhood and an array of housing options, and includes tools for Development (TIF). B. Resolution 04-2015 Planning Commission Minutes -2— November 2— November 19, 2015 Mr. Art stated the I-70/Kipling Corridors Urban Renewal Plan stretches along the west side of town from the Applewood Shopping Center along I-70 to Kipling Street and down to 26th and Kipling. It was adopted in August of 2009, has been amended twice, looks for public and private investment and supports the Gold Line starting November of 2016. It also supports Clear Creek Crossing which needs about $30 million of infrastructure. The plan adheres to Envision Wheat Ridge and the Comprehensive Plan which include: commitment to quality development and redevelopment, development of a Town Center and promotes a vibrant neighborhood and an array of housing options, and includes tools for Development (TIF). C. Resolution 05-2015 Mr. Art stated the Wadsworth Corridor Urban Renewal Plan goes from approximately W. 44a' Avenue along Wadsworth Boulevard down to 35 b Avenue. It was adopted in October of 2001and amended once. The Plan looks for public and private investment, it creates a Town Center and adjoins the 38a' Avenue Corridor Plan. The plan adheres to Envision Wheat Ridge and the Comprehensive Plan which include: commitment to quality development and redevelopment, promotes a vibrant neighborhood and an array of housing options, and it is a primary commercial corridor which provides tools for Development (TIF). D. Resolution 06-2015 Mr. Art stated the West 44" Avenue and Ward Road Redevelopment Plan includes the truck stop area on West 44a' Avenue. It was adopted October 2001 and has never been amended. There has not been much activity in this area, but as the city advances, there may be more. It supports the Gold Line and looks for public and private investment. This plan also supports the Fruitdale Subarea Plan and has an agricultural feel to it. The plan adheres to Envision Wheat Ridge and the Comprehensive Plan which include: commitment to quality development and redevelopment, promotes a vibrant neighborhood and an array of housing options, and it is a primary commercial corridor which provides tools for Development (TIF). E. Resolution 07-2015 Mr. Art stated the West End 38 Urban Renewal Plan is brand new and will help the West End 38 Project which will include apartments, parking and a Vectra Bank. Its anticipated adoption is December 14, 2015. This property was originally part of the Town Center Urban Renewal Plan, and the intent is to break this property off and form a new plan, because a site cannot be TIF twice.. The plan adheres to Envision Wheat Ridge and the Comprehensive Plan which include: commitment to quality development and redevelopment, promotes a vibrant neighborhood and an array of housing options, and it is a primary commercial corridor which provides tools for Development (TIF). Commissioner DORSEY asked that with the TIF starting a 25 year clock some of the projects can be years down the road before there is development and the window can go to 5 years, can that be readjusted or is it set in stone. Planning Commission Minutes -3— November 3— November 19, 2015 Mr. Art stated the current timeline would be set in stone and we would rather have 100% of a five year period instead of renegotiating and only having, say, 10%. If a clock runs out we can reevaluate. Hopefully this will spur activity in the urban renewal area. Most TIF's run about 10-15 years. Commissioner TIMMS asked if the proposed TIF is meant to be property tax and sales tax. Mr. Art stated that in all of the plans they have utilized sales and property tax, but we are only starting the TIF clock, we are not collecting any TIF. Commissioner TIMMS asked if the properties with the existing amendments where we have already established a TIF, they won't be affected by any action from City Council. Mr. Art explained this is correct because the plans were started before the HB -15-1348 start date of January 1, 2016. Commissioner OHM asked why there is a separate 38a' Corridor and now a West End 38 and what happened to Perrins Row. Mr. Art stated that Perrins Row was part of the 38a' Avenue Corridor and still exists within that plan. West End 38 is just outside the 38th Avenue Corridor and it was a lot less cumbersome to form a new plan area Commissioner OHM asked if the TIE had started on the West End 38 Plan yet. Mr. Art stated there is an approved agreement for West End 38. We are now waiting to see how the retroactivity portion of Ballot 300 comes into question on that.. Commissioner OHM asked about deterioration of site and other improvements like unpaved parking services. Isn't it only deterioration if it was existing? Also, with regards to lack of landscaping, that seems broad and I don't know if these are considered a blight. Bill Cunningham Ricker/Cunningham 8200 S. Quebec Street, Littleton Mr. Cunningham stated there are a lot of issues that are a part of the statute. What we look at during blight analysis is the surrounding environment for whatever parcel we are looking at. We will hold it to a higher standard depending on its surroundings. There is definite subjectivity. Chair BUCKNAM was wondering what hazardous contaminants were found on the project site. Planning Commission Minutes -4— November 4— November 19, 2015 Mr. Cunningham stated that when they look at the parcel the first source we go to is the EPA and their data base and if they have anything adjacent to the parcel we are looking at. In this instance we found the Bradley Petroleum site that was adjacent to what we were looking at and if there is the potential for contamination. That is how we evaluate. Chair BUCKNAM asked about the data for traffic accidents. Mr. Cunningham said they rely on police and fire department data and they give us all the incidents within an area, maybe not on that site, but within close proximity and there may have been a higher amount within the 38th Avenue Corridor when we looked at the data. Chair BUCKNAM asked Mr. Art if there were any other modification besides starting the TIE for any of these plans. Mr. Art said there were no other changes to the plans, only to start the TIE clock. Mr. Cunningham said there were no other changes, just cleaning up the language. Chair BUCKNAM was wondering about the GIS map location around Xenon Street by the redevelopment site and why it stuck out. Ms. Ritchie explained that that particular parcel it is one continuous parcel that is oddly shaped. It was moved by Commissioner TIMMS and seconded by Commissioner WEAVER to adopt Resolution 03-2015, finding the Amended 38a' Avenue Corridor Redevelopment Plan is in conformance with the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge. Motion Carried 7-0 It was moved by Commissioner OHM and seconded by Commissioner KIMSEY to adopt Resolution 04-2015, finding the Amended I-70/Kipling Corridors Renewal Plan is in conformance with the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge. Motion Carried 7-0 It was moved by Commissioner TIMMS and seconded by Commissioner WEAVER to adopt Resolution 05-2015, finding the Amended Wadsworth Boulevard Corridor Redevelopment Plan is in conformance with the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge. Motion Carried 7-0 Planning Commission Minutes - 5— November 19, 2015 It was moved by Commissioner BODEN and seconded by Commissioner TIMMS to adopt Resolution 06-2015, finding the Amended West 44n' Avenue Ward Road Redevelopment Plan is in conformance with the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge. Motion Carried 7-0 It was moved by Commissioner OHM and seconded by Commissioner DORSEY to adopt Resolution 07-2015, finding the Amended West End 38 Urban Renewal Plan is in conformance with the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge. Motion Carried 7-0 9. ADJOURNMENT It was moved by Commissioner WEAVER and seconded by Commissioner KIMSEY to adjourn the meeting at 7:41 p.m. Motion passed 7-0. Alan Bucknam, Vice Chair Tamara Odean, Recording Secretary Planning Commission Minutes -6— November 6— November 19, 2015 City of WheatR- gqe COMMDNITYEDNBDPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO. Planning Commission CASE MANAGER Meredid, Reckert DATE OF MEETING. December 3,2015 CASE NO. &NAME. WZ15 02 & WA -15 09/Starbucks ACTIONREQUESTED. Approval of a Planned Commercial Development (PCD) Specific Development Plan (SDP) with variances LOCATION OF REQUEST. Southwest comer of Applewood Village Shopping Center addressed as 12755 W. 321hAvenue PROPERTY OWNER Regency Centers APPROXIMATE AREA 8acres PRESENT ZONING. Planned Commercial Development PCD) Primary Commercial Corridor, Community Commercial Center, AhmedUseCommercial COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION NT 15 &WA15 NN,,bwh All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting approval of a Planned Commercial Development (PCD) Specific Development Plan (SDP) with variances from the 0 to 20 -foot build -to line on property located 12755 W. 32°d Avenue for construction of a Starbucks Cafe. (Exhibit 1, Applicant letter) The City's planned development approval is a two-step process. The first step is for the zone change to PCD and approval of an Outline Development (ODP). The ODP document sets allowed uses and development standards for the property. The ODP also contains a general concept plan which labels areas of landscaping, parking, building footprints, access points and areas for new development. The ODP approval requires a public hearing in front of both Planning Commission and City Council, and an ODP has already been approved for the subject property. The Specific Development Plan (SDP) is the second step of the process which focuses on the details of the development such as final drainage, street improvements, architecture and final lot layout. New SDP approvals require review by Planning Commission. A City Council public hearing is not required unless the application is denied by Planning Commission or the applicant objects to conditions placed on the approval. A neighborhood meeting is not required for a Specific Development Plan. II. EXISTING CONDITIONS/PROPERTY HISTORY The Applewood Village Shopping Center is comprised of approximately 35 acres in the western quadrant of the City of Wheat Ridge, adjacent to the I-70 corridor. The shopping center is bordered by West 38u' Avenue to the north, low density residential neighborhoods to the north and east, West 32°d to the south, and Youngfield Street to the west. (Exhibit 2, Aerial Photo) The Applewood Village Shopping Center is the City's largest commercial center. It serves area residents as well as drawing customers and patrons from the region, via its access to I-70. The Applewood Shopping center was rezoned from Neighborhood Commercial, Restricted Commercial and Commercial -One to Planned Commercial Development pursuant to Case No. WZ-14-09. The intent of that application was to incorporate new ownership parcels, consolidate the boundary of the center and to prepare several existing building pads for new development. Most of the redevelopment opportunities are on the southern one-third of the shopping center. The shopping center is located in a busy commercial corridor and has easy access to I-70 through the 32°d Avenue and Youngfield on/offramps. Youngfield and both West 32°d and 38th Avenues are classified as minor arterials and carry numerous vehicles per day. The location is also a popular stop for travelers to and from the mountains who can fulfill most of their shopping WZ-15-02 & WA-15-09/Starbucks needs in a single stop. A major interior drive aisle connects 32°d and 38"' Avenues. Neither of these major access points is currently signalized; however a signal will be installed at the 32°d Avenue access prior to completion of the new King Soopers fueling center. III. OUTLINE DEVELOPMENT PLAN Attached is a copy of the approved Outline Development Plan for the shopping center which contains two sheets. (Exhibit 3, ODP document) Allowable Uses: Uses permitted under the ODP are C-1 uses which allow office, service and retail uses, including large format retail stores. The approved list of uses was expanded in 2014 to allow drive- through facilities on the site as a use by right. Development Standards: The ODP typically defines development parameters on the front sheet of the document. In determining setbacks, a notation on Sheet 1 directs the reader to the Architectural and Site Design Manual (ASDM). The property is located within the Contemporary Overlay district in the (ASDM) which establishes a build -to requirement, essentially requiring all new structures with public street frontage to be located within 20 feet of the property line. All other setbacks defer back to the C-1 zone district regulations. Lot Coverage: Lot coverage in the shopping center is limited to a maximum of 35% building coverage (526,803 square feet), 55% hard surfaced coverage and a minimum 10% landscaped coverage. In addition to the landscape coverage minimum, the ODP specifies that for individual lots, plant quantities and materials be consistent with Section 26-502 (Landscape Regulations). Parking: Parking on the site is required at a rate of 4 spaces per 1000 square feet of gross building coverage which is consistent with the requirements in the zoning code for unified shopping centers over 100,000 square feet in size. Language was included under Note 7 to allow blanket access, parking and circulation throughout the shopping center. Building Height: Maximum building height allowed is 50' which is consistent with most commercial zone district classifications in the City. Architecture: References have been made to the ASDM for fagade design, transparency, architectural materials and screening. Architectural materials used for recent upgrades in the center include brick, stucco and rock. Access: WZ-15-02 & WA-15-09/Starbucks Primary access into the shopping center comes from 32nd and 38d' Avenue and from a signalized access point from Youngfield at roughly mid -point in the shopping center. There are also minor access points for individual parcels along both 32nd and Youngfield. The ODP includes language allowing external access points to be reviewed and potentially consolidated with any future redevelopment. Internal access points may also be evaluated and potentially redesigned with redevelopment. A previously approved SDP for the King Soopers fueling site to the east requires installation of a signal at the primary 32nd Avenue access point prior to C.O. III. SPECIFIC DEVELOPMENT PLAN The proposed SDP area for the new Starbucks is at the very southwest corner of the shopping center. It includes two parcels which formerly contained a gas station and strip retail building. The sites are currently vacant. (Exhibit 4, redevelopment area) The properties were previously owned by Longs Peak Metropolitan District and were acquired as part of the acquisition for right-of-way for improvements to the 32°d/Youngfield intersection. Right-of-way acquisitions for the street project included 10' from the Youngfield frontage and 30' from 32nd. The intent of the acquisitions and improvements is to accommodate a future regional commercial node to the northwest known as Clear Creek Crossing (CCC). The development of CCC has not occurred but the associated 32nd Avenue and Youngfield street improvements were completed by the City in 2012. Improvements adjacent to the site included installation of new curb and gutter and an 8' wide pedestrian path and pedestrian lights. All accesses into the property were eliminated with the 32nd/Youngfield street project. Regency acquired the properties in 2013. The structures were demolished in 2014. Land uses directly abutting the development site are, to the north, parcels zoned Planned Commercial Development (PCD) which include a Chili's Restaurant, Wells Fargo Bank drive- through, and Mucilli's Shoes and Repair. Parcels to the northeast and east are the Applejack Liquor store and the old Wells Fargo bank building, respectively. A drive access from 32nd Avenue used by Applejack for loading purposes separates the subject site from the vacant bank building (Applejack alley). The bank building does not have access to this drive. The parcels to the south across 32nd Avenue are zoned PCD, and are used as a Walgreen pharmacy and First Bank. To the west is the I-70 corridor. (Exhibit 5, site photos) WZ-15-02 & WA-15-09/Starbucks Attached is a copy of the Specific Development Plan (SDP) which contains eleven sheets, each of which is also described below. LExhibit 6, SDP document) Sheet 1 is the declaration page of the document which includes legal descriptions, signature blocks, site data table, etc. Sheet 2 of the document shows the proposed layout of the new development. Site improvements include construction of a 2500 square foot cafe with an attached covered patio on the western side of the building. Access to the site is via the interior drive from 32°d Avenue to the east which also provides loading access to the Applejack liquor store (Applejack alley). This access point to 32°d will be limited to a right in/right out only but will have a mountable turn prohibitor at 32°d Avenue which will still accommodate liquor store deliveries. Once entering the site from the Applejack alley, the driver can either proceed to the drive- through on the north side of the building or park in the parking area to the south of the building along West 32°d Avenue. A pedestrian crossing is provided in this area to accommodate bus patrons and pedestrians. Further to the north but still on the site, internal access is provided from the same alley which will connect with the existing property to the north (Chili's rear parking area). An additional access point aligning with the drive-through exit is provided to Youngfield for out- bound right -turns only. The building is placed in the northwest corner of the site. The property is located within the Contemporary overlay district in the ASDM which requires buildings to have a 0' to 20' build -to adjacent to public street sides. Neither the southern nor the western building setbacks are compliant with this requirement. As such, the applicant has requested variances from the build -to requirement from both 32°d Avenue (Request A) and Youngfield (Request B). Numerous discussions and design options were explored with the applicant. Concessions were made on the part of the City including allowing the patio adjacent to Youngfield to count as the build -to (instead of the building itself). The City has also contributed to the developability of the site by the construction of public improvements on both the 32°d and Youngfield frontages. As proposed by the applicant, the drive area adjacent to Youngfield allows two-way traffic. This would allow vehicles exiting the drive-through to either go right onto Youngfield (north) or turn left to go south via this western drive. Because it is proposed as two-way, the access on the western side of the structure will also accommodate vehicles from the southern parking lot to go north. Alternatively these drivers would exit onto 32°d Avenue and immediately enter the right turn land headed for northbound Youngfield. This northbound movement has the potential for creating conflicts on-site with vehicles exiting the drive-through. The two-way access drive also shifts the structure further to the east violating the build -to requirement adjacent to Youngfield. WZ-15-02 & WA-15-09/Starbucks Staff also has concerns for potential traffic conflicts on the adjacent public streets. If additional traffic is allowed to exit going north on Youngfield, vehicles in the turn lane westbound on 32nd Avenue onto north bound Youngfield will have to avoid these vehicles exiting the site to go north. The proposed turning design increases the frequency of merge/diverge conflicts on Youngfield in proximity to two major intersections and a highway interchange. If the western drive is limited to one way south, this issue would be minimized. Sheet 2 also shows future right-of-way dedications for both Youngfield and 32nd Avenue with gray shading behind the existing back -of -walk. Two feet will be dedicated for 32nd, with 6'dedicated for Youngfield at the time of overall shopping center platting. Sheets 3 and 4 are the landscape plans for the site. A total of 10% landscaped coverage is required where 23% live landscaping is provided. An additional 9% of hardscape is provided via internal sidewalks and uncovered patio areas. A 32" high screen wall is provided along the WZ-15-02 & WA-15-09/Starbucks i II Merge/Diverge Conflicts II SITE LIGHT (TVP � ) e 10' TELEPHONE ES IT b N"W'' 72"..91' ----- i.r1�5. I RIGHT -OUT ONLY RyS, ANDSGAPE (L 7H ANK VCU /' LS i4' t 5 P POS FIRE* Pi EXL ONLY �(. Area of potential conflicticRerE : 12a -- H ANT 2 STOP SIGN—QA- _ _ _ — _ � R 0. V h s ( 6.0R DED N ( EPA TE D N -NNORIGH^ 'T URN 51 1 as ' 4.0' 275' LS 2 a p 22 Q 5 5 G/ /III a O III z III m I EXIS - 28,9 _ ,'_COM ET " 1 R E c t 2' 9.5' VAN & P s.a s.D e b TYP 4 m PAVE10ENT 5 ASPHALT r 1y CONCRETEI A PHALT J P VEVENT 4 j LS 12 O 9.0' b T m AS ALT T R ITS LS b i' EXI NCRETE P EMENT LS _ 108. D. — _ 5.5'55 \ L 72YN \ 32'HT—..b 1 SCREEN WALL LS 2.0'ROW Mg 29_(� o D EXIST. S' OONG L b DEDICATION SI ALK — _ Irk - OW.. 9214D AVBALE — Sheet 2 also shows future right-of-way dedications for both Youngfield and 32nd Avenue with gray shading behind the existing back -of -walk. Two feet will be dedicated for 32nd, with 6'dedicated for Youngfield at the time of overall shopping center platting. Sheets 3 and 4 are the landscape plans for the site. A total of 10% landscaped coverage is required where 23% live landscaping is provided. An additional 9% of hardscape is provided via internal sidewalks and uncovered patio areas. A 32" high screen wall is provided along the WZ-15-02 & WA-15-09/Starbucks corner radius and the 32nd Avenue frontage. All quantities for street trees and additional trees and shrubs have been met or exceeded. Sheets 5 is a photometric plan which is generally is consistent with the City's standards for footcandle readings and pole height. Sheets 6, 7 and 8 provide details for on-site directional signage and menu boards. Sheets 9 and 10 show fagade elevations for the facility. Four-sided architecture is provided with a combination of brick, stucco and stone used on the exterior of the building. Fagade transparency is shown as 33% and 40% respectively on the south and west facades. Staff concludes that the proposed building architecture is consistent with the standards in the ASDM. Sheet 11 provides a colored perspective of the building. IV. VARIANCE CRITERIA Included with this application are requests for variances to the 0' - 20' build -to line required in the Contemporary Overlay district in the ASDM from Youngfield and West 32°d Avenue. The purpose of the variance request on Youngfield is to allow two-way traffic on the western side of the building. The proposed setback is shown as 34' between the Youngfield right -of way line and the columns supporting the patio cover. The 32°d Avenue request, which results in a 65' setback, is to accommodate the drive -lane on the north side of the building, making it less visible. If the variances are not approved, the SDP must be redesigned to comply with the build -to requirements. In order to approve the setback variances, Planning Commission must find that the majority of the criteria for review of variances listed in Section 26-115.C.4 of the City Code have been met. Staff provides the following review and analysis of the variance criteria. (Exhibit 7, Applicant's response to variance criteria) 1. The property in question would not yield a reasonable return in use, service, or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. The property would yield a reasonable return in use, service and income without the variance approvals. The Starbucks could be built with only one-way access on the western side with no substantial impact to customers or employees. Drivers would simply exit directly into the northbound right turn lane on 32°d. There could be a positive impact on patrons using the outside patio as traffic passing by would be less than if it were two-way. WZ-15-02 & WA-15-09/Starbucks The variance on 32nd Avenue allows the drive through to be located on the north side of the building tucked between the Starbucks and Chili's. Staff finds that this criterion has been met for the 32nd Avenue variance, but not the Youngfield variance. 2. The variance would not alter the essential character of the locality. While the Youngfield variance may not significantly alter the character of the area, it will be inconsistent with the City's new paradigm for encouraging pedestrian friendly development and a higher quality of architecture and urban design being presented at the street. Other redeveloping properties in the shopping center will be required to meet the build -to line. Approval of this variance may encourage additional future development which is non-compliant with the build -to requirement. This is less of a concern along the 32nd Avenue frontage. Staff finds that this criterion has been met for the 32nd Avenue variance, but not the Youngfield variance. 3. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The City would like to see this property redeveloped as it is currently an eyesore and is underutilized. This project represents a substantial investment in the shopping center however; it could be developed without the variances. Staff finds this criterion has not been met. 4. The particular physical surrounding, shape or topographical condition of the specific property involved results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out. There is no particular shape or topographical reason why the variance should be approved. Staff finds this criterion has not been met. 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The hardship has been created by the applicant with the desire to have two-way traffic on the west side of the structure. Staff is supportive of locating the drive-through lane along the north side of the building, which will act as a buffer de-emphasizing the auto use. WZ-15-02 & WA-15-09/Starbucks Staff finds that this criterion has been met for the 32nd Avenue variance, but not the Youngfield variance. 6. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by, among other things, substantially or permanently impairing the appropriate use or development of adjacent property, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood. Approval of the variance request on Youngfield could be detrimental to the public welfare by increasing the risk of conflicting turning movements for vehicles exiting the drive-through and cars traveling north on the west side of the building to exit onto Youngfield. Off-site traffic could also be impacted because of the merge/diverge movements on Youngfield. The two-way on the west side of the structure may impact the amount of light and air to patrons using the restaurant patio impairing the use of this design feature. Staff finds that this criterion has not been met. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. There are no unique conditions which merit a variance to the build -to on Youngfield Street. Approval of this variance could be used as justification for additional variances along the Youngfield frontage as other properties redevelop, which is in direct conflict to the urban design and pedestrian goals of the City. The 32nd Avenue variance is unique as it shifts the drive-through aware from public street view. Staff finds that this criterion has been met for the 32nd Avenue variance, but not the Youngfield variance. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Approval of the subject variance would not directly result in a reasonable accommodation of a person with disabilities; although the redevelopment will be in compliance with all federal, state and local regulations relating to accessibility. Staff finds that this criterion has not been met. WZ-15-02 & WA-15-09/Starbucks 9. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. Staff has reviewed the site plan and building elevations and has concluded that the proposal will generally be consistent with the ASDM with the exception of the variance to the build -to line on Youngfield. This includes meeting the goals for internal connections with adjacent properties, pedestrian connections, increased buffering, and enhanced architectural materials. Staff finds that this criterion has been met for the 32°d Avenue variance, but not the Youngfield variance. V. SPECIFIC DEVELOPMENT PLAN CRITERIA Criteria for the review of SDP documents is provided in Section 26-305.D. Staff has provided an analysis of these criteria below. Planning Commission shall base its decision in consideration of the extent to which the criteria have been met. 1. The proposed specific development plan is consistent with the purpose of a planned development as stated in section 26-301 of zoning and development code. The intent of a planned development is to permit well-designed, innovative developments which may not be feasible under a standard zone district and to promote flexible and efficient use of land. Other general purposes of a planned development are: • To promote the efficient use of land to facilitate a more economic arrangement of building, circulation systems, land use and utilities. • To promote compatible development with adjacent commercial, residential and/or industrial land uses through proper land use transitions and buffering techniques. • To promote conformance with the adopted comprehensive plan, established policies and guidelines for the area and for the community. Staff has concluded that the SDP is consistent with these goals by providing logical and compatible commercial development with internal connections and consolidated access points. Staff concludes that this criteria has been met. 2. The proposed specific development plan is consistent with the design intent or purpose of the approved outline development plan. WZ-15-02 & WA-15-09/Starbucks The intent of the Outline Development Plan was to provide a document whereby existing buildings could be accommodated and new redevelopment opportunities could be incorporated into the shopping center. Care was taken to ensure there would be consistency with architectural themes and design elements throughout the shopping center, including the requirement of consolidated access points and upgraded architecture and landscaping. The proposed SDP is consistent with the approved ODP in terms of land use and design. Staff concludes that this criteria has been met. 3. The proposed uses indicated in the specific development plan are consistent with the uses approved by the outline development plan. A drive-through restaurant is designated as a permitted land use on the ODP. Staff concludes that this criterion has been met. 4. The site is appropriately designed and is consistent with the development guidelines established in the outline development plan. The design of the site has taken into consideration safe, consolidated access and an upgraded landscape design which will be compliant with the development guidelines on the ODP and in the Architectural and Site Design Manual (ASDM). The following is a comparison of standards establishes on the ODP and those provided on the SDP. Development standard Approved on ODP Starbucks - Provided on SDP Building height 50' 25' Building coverage 35% 9% (with patio) Min. landscape coverage 10% 23% (live) Setbacks Front (32°d Avenue): 0' -- 20' 65' Side adjacent to a 0' — 20' 34' public street (Youngfield): Rear (north): 10' 24' Side (east): 5' 165' Parking Per section 26-501 Complies Uses allowed C-1 uses including Complies drive-through and drive -up facilities Staff concludes that this criterion has been met. WZ-15-02 & WA-15-09/Starbucks Adequate infrastructure/facilities are available to serve the subject property, or the applicant will upgrade and provide such where they do not exist or are under capacity; All utility agencies were previously serving the property and based on referral responses received, will be able to do so with the proposed redevelopment. There will be no impact on parks, schools or other public facilities or services. Staff concludes that this criterion has been met. 6. The proposed specific development plan is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual, Streetscape Design Manual, and other applicable design standards. Staff has reviewed the site design and has concluded that the proposal will generally be consistent with the ASDM. The two exceptions are the variances from the build -to line, one of which Staff does not believe meets the criteria for variance approval (Youngfield side). The redevelopment will be compatible with and complimentary to adjacent commercial uses and to the shopping center as a whole with similar architectural elements and materials. Staff concludes that this criterion has not been met. VI. TRAFFIC AND DRAINAGE Commercial development in the Youngfield/I-70 corridor continues to intensify with new development of and reinvestment in tired, outdated structures and sites. West 32°d Avenue accommodates roughly 12,000 vehicle trips per day. It is also heavily used by regional bicycle traffic as it is one of the only arterials that run from downtown west to Golden. Joint use of the access into the site from 32°d Avenue and the Applejack alley will accommodate both patron traffic and deliveries for the liquor store. Furthermore, installation of the proposed signal at the major access from the shopping center at 32°d Avenue will facilitate easier access into and from the shopping center. The city is requiring that the traffic signal be installed prior to issuance of a Certificate of Occupancy for the fueling station. A master drainage report for the southern section of the shopping center was reviewed. In general, storm water is collected in an inlet in the southern parking area and is conveyed via storm sewer to the new detention pond to the east of King Soopers fueling station. The detention pond will provide water quality at today's standards before releasing at the accepted rates set by the Urban Drainage and Flood Control District. The storm flows will be discharged into a proposed storm sewer within Wright Court and flow to the existing storm WZ-15-02 & WA-15-09/Starbucks sewer main within West 32°d Avenue, and eventually to Lena Gulch. The storm water improvements must be constructed and certified prior to issuance of a Certificate of Occupancy for the fueling station and Starbucks cafe. As the property is comprised of two parcels, prior to issuance of a building permit a consolidation plat must be approved to accommodate the new redevelopment site. VII. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Consolidated Mutual Water District: Can serve with improvements installed at the developer's expense. Upgrades of existing infrastructure may be needed in the interior of the shopping center. CDOT: No concerns. All improvements are in place. Wheat Ridge Fire Protection District: No concerns about servicing the property. They will assess the need for water supply, hydrant locations, site access and building configuration prior to building permit. Renewal Wheat Ridge: Renewal Wheat Ridge has reviewed the application and has determined that it does not conflict with the I-70/Kipling Corridors Urban Renewal Plan. Wheat Ridge Police: Can serve. Wheat Ridge Public Works: PW has reviewed a master drainage report for the southern portion of the shopping center. They have also reviewed a traffic impact analysis for the southern portion of the shopping center. A plat will be required to remove internal lot lines prior to building permit issuance. Northwest Lakewood Sanitation District: Has adequate capacity to accommodate development. Xcel Energy: Can serve. VIII. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that the proposed Specific Development Plan is consistent with the planned development regulations, with the goals and policies of the City's guiding documents, and with the Applewood Village Shopping Center ODP. Because the requirements for an SDP have been met and the review criteria support the SDP, a recommendation for approval is given with conditions listed below. However, Staff is recommending approval of the variance from 32°d WZ-15-02 & WA-15-09/Starbucks Avenue but denial of the variance adjacent to Youngfield and that site plan be modified to show one-way traffic on the western drive aisle. IX. SUGGESTED MOTIONS: VARIANCES 32nd Avenue Variance Option A: "I move to APPROVE Variance A, a request for approval of a variance to the 0' to 20' build -to line in the Contemporary Overlay District adjacent to 32nd Avenue on property located at 12755 W. 32nd Avenue, for the following reasons: 1. The location of the drive-through lane along the north side of the building will act as a buffer de-emphasizing the auto use. 2. The criteria used to evaluate a variance have been met. " Option B: "I move to DENY Variance A, a request for approval of a variance to the 0' to 20' build -to line in the Contemporary Overlay District adjacent to 32nd Avenue on property located at 12755 W. 32nd Avenue, for the following reasons: 2." Youngfield Street Variance Option A: "I move to APPROVE Variance B, a request for approval of a variance to the 0' to 20' build -to line in the Contemporary Overlay District adjacent to Youngfield Street on property located at 12755 W. 32nd Avenue, for the following reasons: 1. 2." Option B: "I move to DENY Variance B. a request for approval of a variance to the 0' to 20' build -to line in the Contemporary Overlay District adjacent to Youngfield Street on property located at 12755 W. 32nd Avenue, for the following reasons: 1. Approval of the variance may endanger the public welfare by creating conflicting turning movements both on the site and off. 2. It could serve as precedence for future requests for variance to the build -to line along Youngfield and 32nd Avenue. 3. The evaluation criteria do not support the request. And, that the plan be modified to reflect the drive aisle as one-way south." SPECIFIC DEVELOPMENT PLAN WZ-15-02 & WA-15-09/Starbucks Option A: I move to APPROVE Case No. WZ-15-02, a request for approval of a Specific Development Plan for property zoned PCD located at 12755 W. 32nd Avenue, for the following reasons: The proposal is consistent with the City's guiding documents including the Neighborhood Revitalization Strategy, Envision Wheat Ridge and the I-70/Kipling Urban Renewal Plan. 1. The proposed SDP is consistent with the approved ODP document. 2. All requirements for an SDP have been met. 3. The criteria used to evaluate an SDP have been met." Option A: I move to DENY Case No. WZ-15-02, a request for approval of a Specific Development Plan for property zoned PCD located at 12755 W. 32nd Avenue, for the following reasons: 1. 2. 3." WZ-15-02 & WA-15-09/Starbucks EXHIBIT 1 - APPLICANT LETTER xeY.N. N AM At w .0 >e_ asavra.p.usumcw�i. cowm Swillart real Awn W 'Lncric nm nw.w..mi he wivn ✓arc m:�ia�a..b��m.�wm .,.ne.�..had In 4 Re AIM A TO A ^^^mr.w� MNa+di vuge She" rm One, a 2AN halt.. ml corm�m of carrier eu.. AW we "TM icard, armv�dema0 nice, nd ro COOMOPOl A wnw„ TO wheat upe n.aeww.,,e smoen ad m [A Ad dean Or eem redrawn Al Armed ea�asa� ch Wharf inch red, YR.ls�.n:aem Aadd a,.mwn..eWharf ea mhe RA • N W War WOMPOPAW f draw Or were Africa C OF lie Ant, n ng TO screwed w m32-Aamw,AWk All a A cared el Par 1m n AT Wil M.w. aSam wm�mpmt included MAN Al a RE We W were, Ad c mw OSah Deal asmva uc Written Real and Dartnpsbn T,. MAAwandwar AnaWher xeY.N. N AM At w .0 >e_ asavra.p.usumcw�i. cowm Swillart real Awn W 'Lncric nm nw.w..mi he wivn ✓arc m:�ia�a..b��m.�wm .,.ne.�..had In 4 Re AIM A TO A ^^^mr.w� MNa+di vuge She" rm One, a 2AN halt.. ml corm�m of carrier eu.. AW we "TM icard, armv�dema0 nice, nd ro COOMOPOl A wnw„ TO wheat upe n.aeww.,,e smoen ad m [A Ad dean Or eem redrawn Al Armed ea�asa� ch Wharf inch red, YR.ls�.n:aem Aadd a,.mwn..eWharf ea mhe RA • N W War WOMPOPAW f draw Or were Africa C OF lie Ant, n ng TO screwed w m32-Aamw,AWk All a A cared el Par 1m n AT Wil M.w. aSam wm�mpmt included MAN Al a RE We W were, Ad c ®srerinqDeln,mauq cc The Amo:"�°,:'� �m:o� deal ':prows. -To » o, sold Pe atul do d..,.d,.,d.Eddose.°.„.a,. Itimps The ow.: �ImossasConsaoo,m,,,sm,Nandtiw,. weapons Apperemod m pan or no dominoes soon fees of Lou "s The ordered 5arbacks wel I erm maps W E who hand t bs dM°prn,wis wPMIdm or the us no senior asnThe new owns Ed all no as and was n ma wrodwas appoll shosses whole Am, down Ed Lips 15 cern Cars W do dor proddrom doodappon dal as n walls add pappres press sd"re`"mu;:d�,eno” Groo.'i�nw'an, `. A..�.E.�d,.. s. Ya.::� k and dam ods _ was aware prom M 1 Ed also orPEELo lan `E Chw"n Creep Crown respond nor the accompospe Capproad was o=�m a�k 0.�wnrw�tmw� FoW;a -p EXHIBIT 2 - AERIAL EXHIBIT 3 - APPROVED ODP EXHIBIT 5 - SITE PHOTOS View north from 32nd at site — red building in background is Chili's restaurant View north at Applejack alley — in the image, the subject site is to the left — brown building to the right is the old Wells Fargo Bank building EXHIBIT 6 - SDP DOCUMENT EXHIBIT 7 - APPLICANT'S RESPONSE TO VARIANCE CRITERIA 0 Sterling Desigi Associates, Ilc Variance Request Letter Dam All 7.2015 To all Rttlmc all rhnmr Care What Ridge Comnumry commamm Depamment 7500 Re ahead Pve. SM nal honest phase 70 M33 Fom'. Orve, All K -Sam ng Dnp Avrclam RE: Yartlm"Mod Mr the Yvung( Witted!l iM-to Dne Sbbueb lerlee-Thrv,t 1pplewoea had lands, Snapping CdMm PCO 12755 W. SD+Arenue. Wheat Rid", CO 0033 Thhletre rhmna ler a l 0.boudro ouq&IE ntn baiaam law Am dead ofpegemy e,nart, L. P. Ran the e..4o tof a Samna are won nmru. Thea as designed Any rryuh an ezma uta despite bre r, up m a I(4ott,arae on m aged dra hvamelr andp ob all ow he aeepua¢ bull phomem wbb dwe"me. rmr or Fol Cemar, V and SorWN, Copper Compares A, son ell a Pwtim At the:oudmew rommw IX the Pryie Raluge Examplry Cm¢rmm, 3,500 ampe bm SOMaW Can wire arise or, ane unihmad strong; Iran CM 1w plows! I bm, the, Maury w be boa] m nu ehvugn, SpecN uae h,mrt (U�e Mn. suP.13N1. Te,pprod and, down use Parmd,lmi ull am,dmnhtrame 1aWt mane, m and aOMt Wil an, H the to rod maned m the Contemporary Drehr a® HNb rbe Cap nr Wlrt Ridge. "I Carl add uvual rise pmperthe with 0,a labor wrens, In palm he erslml rade,dowe No.WA-13-I0l wan granted Cap Deembm 13, 2013 and has alae evprm. The aim prgnry nos ben Rrblct an mann.. RiprteS.W,rdedRrtions a"W. 32o+ Ave and YourrplNd soon due mare monst notemillwpn oAgpWmarelyN- limit of the or goal acM prcgary Ila he bxn dedRared,a W. R^^ Avsue R®M<RWry. In Fighlootaddldon, Iahn olbeagirel we,a papery Ime ha batt dNka[a ar Yuugfield Sv«a meat 1, 1, se donedory W.33^Adge, antlrhYotuagn HdmreaoRespect wiu n. eMrca¢d a<, luarc Tp ourrim andd¢a bine x',in the dHwmm, Me m me aMSW,A women, time alae 0u prreferred alone N¢mxa diad miens depend mimprorerhe waall vaalt MWdm appeal by eliminating ddankmg,siolmolowgssms 'm per all ane pal The v real m aemmmmdl de me my darts 6k along the shown, pebm of he buOdmp py M. panel PE wayne T.S 4,Rt LEmm I& Starling Design pie tlates,tllc hire ENG NEUL AnSCps utN below b he City or When RNge area a remw from IS aommee In Saturn hi_ 115 IF t:e mnnkl se tom in wor"rnpmn m amxof deputy Center, L Of sorW[p prior ri AL the prepares' auemon wood 'It said a,®wmble - mrn In use, scone or'rcane 4 "merd to W mea whyuhi ci :dnam, ,awns br.awron (or me dine¢In wia «. 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TheunmuanrcumsaI ar ewanlananeteanaaq the nrvnte'en", are prnmt nlghborhrod and a is not unpuemrhe property, Respapa FaWng bulldinge loaned on properties to the nnM aM sante of Ne Site.ppear to any [ms6Rm with a )"rhes bnlamg xNrY nI Tonnglaa sheet. warn. T. gmOne^luq LEEo nsIM W Ll. MA WhoLadoom CO "170 OSterling Design Ado ata III X.Gnnting of the nrvna wooN rnu6 is a nvwll¢ aewm,,,di r aPsi wM EiWvlloef. Response Gnn[in6li varienae xaola m[ IRC ponnm MM dhabaiaiee. Tib lttm is no[appeWl'. I. TM appidanon It In mLaantMwmplunn with the a pplii aanaaNs set forth In the Mhiutwral and Sia Deep. Msual. Rnpoi The pmp^sad $ryrbi 9u k dependent ever 00 Mohfaweunl I See DdI Wena. Pn altniare ala dngn mmplyin With the 0 he 30 feet buddi line along Y,,W,,M Si mere "dela nand [rtlUldi and Iii hinter the aervleeabllq of test u StI pervm Aper reline Ouetm vtl limited ,,nu of Itr i,i Mepee t'ald aemurye uae Due mea narrow rr,hnouN wKiryntim aNe ins 4.e only Podm m e everts erm s se wmm la peend why offio ai me triteness II he Yuo�eM a keen This vmm ces the need for a.Ith Recap centersar9 serunan mitmemixNe''set„n. q'euelnean cmry um aside m additional pence of ei Snoutsaaawnal iprdd am be requlm, pease tied fees to Conten m dmi at 103.79> 41 em 706. hi R n RCmm PE C,N E®ren Seeing Deagn aa«ea, Where, T. StrelI RMI shP died W L. eys did Urine, co wim nw..e'e.aN fo=o++o+vrmm APPLEWOOD VILLAGE SHOPPING CENTER -AMENDMENT#9 OUTLINE DEVELOPMENT PLAN LAND LOCATED IN THE EAST 1/2 OF THE N.W. 114 OF SECTION 29, PURPOSE FOR AMENDMENT TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, THIS AMENDMENT IS FOR: IN THE CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. 1. EXPANDING THE BOUNDARY OF THE PLAN SO AS TO REZONE AND INCLUDE ADDITIONAL PARCELS LEGAL DESCRIPTION PREVIOUSLY ZONED N -C. R -C AND C-1 AS SHOWN IN THE KEY MAP BELOW. 2. PROVIDING GENERAL GUIDELINES AND PARAMETERS FOR NEW DEVELOPMENT AND RE -DEVELOPMENT IN THE SHOPPING CENTER. ZONED N C 20NED RL f 9 ZONED PCO F ZONED Gt YOUNGFIELD ST KEY MAP . I a CHARACTER OF THE DEVELOPMENT THE EXISTING REGIONAL MIXED USE COMMERCIAL RETAIL SHOPPING CENTER IS CHARACTERIZED BY ALL FORMATS OF RETAIL USE. THE SITE IS ADJACENT TO THE INTERSTATE AND ACCOMMODATES CONVENIENT CAR ACCESS. PARKING IN FRONT OF BUILDINGS AND PEDESTRIAN CIRCULATION THROUGHOUT THE CENTER. THE EXISTING MIXED USE COMMERCIAL RETAIL SHOPPING CENTER BECAME A PLANNED COMMERCIAL DEVELOPMENT (PCD) IN 1975. IN 2007 THE SHOPPING CENTER WAS INCLUDED IN THE CONTEMPORARY OVERLAY AREA AS DEFINED IN THE WHEAT RIDGE ARCHITECTURAL AND SITE DESIGN MANUAL ASDM) DEVELOPMENT GUIDELINE ONGOING USE AND FUTURE DEVELOPMENT OF THE SHOPPING CENTER WILL BE CONSISTENT WITH THE LAND USES ESTABLISHED IN THE PCD INCLUDING SITE DESIGN BASED ON THE ALLOWED BUILDING AREAS PAVING AREAS. LANDSCAPE AREAS AND PARKING. THE ASDM IS TO BE USED AS A GUIDELINE FOR BUILDING DESIGN AS FOLLOWS. NEW BUILDING DESIGN IS TO BE CONSISTENT WITH THE APPLEWOOD SHOPPING CENTER PCD. CHAPTER 4. SECTION 4.1 COMMERCIAL RETAIL AND MIXED USE IN THE ASDM IS TO BE USED AS A GUIDELINE FOR BUILDING PLACEMENT, FACADE DESIGN, MATERIALS, TRANSPARENCY AND SCREENING. EXISTING BUILDING DESIGN MAJOR ADDITIONS: (50% OR MORE INCREASE IN THE EXISTING BUILDING SQUARE FOOTAGE) TO BECONSISTENT WITH THE APPLEWOOD SHOPPING CENTER PCD. CHAPTER 4, SECTION 4.1 COMMERCIAL RETAIL AND MIXED USE IN THE ASOM IS TO BE USED AS A GUIDELINE FOR FACADE DESIGN, MATERIALS, TRANSPARENCY AND SCREENING. FACADE IMPROVEMENTS: TO BE CONSISTENT WITH THE APPLEWOOD SHOPPING CENTER PCD AND USE CHAPTER 4. SECTION 4.1 COMMERCIAL RETAIL AND MIXED USE IN THE ASDM ASA GUIDELINE. MINOR ADDITIONS. (LESS THAN 50% INCREASE IN THE EXISTING BUILDING SQUARE FOOTAGE) TO BE CONSISTENT WITH THE APPLEWOOD SHOPPING CENTER PCD. OWNER'S CERTIFICATE The below signed owner(s), or legally designated agents) thereof, do hereby agree that the property legally described hereon will be developed as a Planned Development in accordance with the uses, restrictions and conemons contained m this plan, and as may otherwise be required by law. I (we) further recognize drat the approval of a rezoning to Planned Development, and approval of this outline development plan, does not create a vested property ngm. Vested property rights may only arise and acc ue pursuant to the provisions of Section 26-121 of the Wheat Ridge Code of Laws. U.S. Retail Partners, LLC State of Colorado ) )SS County of Jefferson ) The foregoing instrument was acknowledged before me, this _day of A.D. 20_ by Witness my hand and official seal. My commission expires Notary Public SURVEYOR'S CERTIFICATE I. Cameron M. Watson, do hereby car* that the survey of the boundary of Applewood Village Shopping Center was made by me or under my direct supervision and to the best of my knowledge. information and belief. in accordamor, with all applicaDie Colorado statutes, current revised edition as amended. the accompanying plan accurately represents sad survey (Surveyor s Seal) Signature CITY CERTIFICATION Approved this day of by the Wheat Ridge City Coundl. ATTEST City Clerk Mayor Community Development Director PLANNING COMMISSION CERTIFICATION Recommended for approval this _ clay of . by the Wheat Ridge Planning Commit Chairperson COUNTY CLERK AND RECORDERS CERTIFICATE State of Colorado ) ISS County of Jolliet- ) I hereby certify that this plan was filed in the office of the County Clerk and Recorder of Jefferson County at Golden. Colorado. at o clods M. on the _ day of AD,,,o Book_, Page_ Reception No. JEFFERSON COUNTY CLERK AND RECORDER By Deputy LANDSCAPE AREA: EACH REQUIRED SPECIFIC DEVELOPMENT PLAN (SDP) IS TO MEET OR EXCEED THE MINIMUM LANDSCAPE REQUIREMENTS OF THIS ODP. SCREENING: TRASH ENCLOSURES. MATCH PRIMARY BUILDING MATERIALS. ROOF EQUIPMENT: SCREENED WITH PARAPETS. GROUND MOUNTED EQUIPMENT: SCREENED WITH LANDSCAPING OR FENCING. LOADING AREAS: SCREENED WITH LANDSCAPING OR BUILDING ELEMENTS AT THE OWNER'S DISCRETION. ECONOMIC DEVELOPMENT DIVISION Recommended for approval this day of . by the Wheat Ridge Economic DevelopmentN D¢ion. Economic Development Manager SITE LOCATION SITE DEVELOPMENT STATISTICS EXISTING OVERALL. A- SITE AREA - f.436.304 SF = 32.97 ACRES B. GROSS BUILDING AREA - 387.110 SF= 26.9% C. LANDSCAPED AREA - 148.694 SF= 10135% D. PARKING AREA- 907 472 SF - 632% E. PARKING SPACE SUMMARY SPACES REQUIRED 1,548 (4.011000 SF BLDG) SPACES PROVIDED INCLUDES 56 ACCESSIBLE F. USES PERMITTED-ALLC-1 G. MAXIMUM BUILDING HEIGHT - 50' GENERAL NOTES: PROPOSED OVERALL WITH AMENDMENT 9. A. SITE AREA - 1,505,152 SF = 34.554 ACRES B GROSS BUILDING AREA- 35% MAXIMUM MAXIMUM ALLOWED. 526.803 SF= 35% C. LANDSCAPEDAREA-10% MINIMUM MINIMUM REQUIRED 150,515 SF= 10% D. PARKING AREA -55% MINIMUM E. PARKING SPACE SUMMARY SPACES REQUIRED -4 CARS PER 1000 GROSS S.F. FUSES PERMITTED- ALL C-1 USES, MOTOR FUELING. DRIVE-THROUGH BANKING FACILITIES, DRIVE THROUGH EATING ESTABLISHMENTS AND ITINERANT SALES PURSUANT TO SECTION 26-627 OF THE ZONING AND DEVELOPMENT CODE. I. THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT. A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT -QF -WAY OR BUILDING PERMIT APPLICATION FOR SUBSEQUENT SITE DEVELOPMENT. 2. EACH SITE DEVELOPMENT PLAN (SDP) SHALL MEET THE INTENT OF THE SITE DEVELOPMENT STATISTICS. ABOVE, AS INTERPRETED BY THE CITY OF WHEAT RIDGE ADMINISTRATION. 3. FENCING SHALL BE CONSISTENT WITH SECTION 26-603 OF THE WHEAT RIDGE ZONING AND DEVELOPMENT CODE. 4. SITE AND BUILDING LIGHTING FOR NEW SITE DEVELOPMENT AREAS SHALL BE REVIEWED BY THE CITY OF WHEAT RIDGE ADMINISTRATION TO CONFIRM CONSISTENCY WITH THE GOALS OF THE DEVELOPMENT. 5 SIGNAGE FOR NEW SITE DEVELOPMENT AREAS SHALL BE CONSISTENT WITH ARTICLE VII OF THE WHEAT RIDGE ZONING AND DEVELOPMENT CODE UNLESS MODIFIED BY A FUTURE MASTER SIGN PLAN OR APPROVED BY CITY OF WHEAT RIDGE ADMINISTRATION WITH THE SITE DEVELOPMENT PLAN. 6. LANDSCAPE MATERIAL QUANTITIES AND SIZES LOCATED WITHIN NEW SITE DEVELOPMENT AREAS SHALL BE CONSISTENT WITH SECTION 26-02 OF THE WHEAT RIDGE ZONING AND DEVELOPMENT CODE. 7 THE OWNER, HIS SUCCESSORS AND ASSIGNS GRANT RIGHTS AND PRIVILEGE OF ACCESS TO. AND FREE MOVEMENT THROUGH ALL CURB CUTS. PARKING AREAS. AND DRIVE AISLES WITHIN THE SHOPPING CENTER TO CUSTOMERS AND PATRONS OF THE SHOPPING CENTER. 8. BICYCLE PARKING SHALL BE CONSISTENT WITH SECTION 26-501 EA OF THE ZONING AND DEVELOPMENT CODE. 9. DEVELOPMENT IN THE SOUTHEAST CORNER OF THE CENTER SHALL INCLUDE CONSIDERATION FOR UPGRADED VERTICAL LANDSCAPING. REDUCTION OF LIGHTING AT NIGHT AND HOURS OF OPERATION LIMITATIONS. A PARCEL OF LAND LOCATED IN THE NORTHWEST ONE-QUARTER OF SECTION 29. TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON. STATE OF COLORADO. MORE PARTICULARLY DESCRIBED BELOW: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29 AND CONSIDERING THE SOUTH LINE OF SAID NORTHWEST ONE-QUARTER TO BEAR S89'29'29W WITH ALL BEARINGS HEREIN RELATIVE THERETO. THENCE ALONG SAID SOUTH LINE. S89'2929W A DISTANCE OF 1263 09 FEET, THENCE N00'3031 W. A DISTANCE OF 98 24 FEET TO THE POINT OF BEGINNING. SAID POINT BEING ON THE EAST RIGHT -QF -WAY FOR YOUNGFIELD STREET AND 60.00 FEET EAST OF THE WEST LINE OF THE SOUTHEAST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29. THENCE PARALLEL TO THE WEST LINE OF THE SOUTHEAST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29, N00'54'01'W. A DISTANCE OF 556.10 FEET TO THE SOUTHWEST CORNER OF LCT 1, APPLEWOOD VILLAGE SHOPPING CENTER SUBDIVISION THENCE THE FOLLOWING TEN (10) COURSES ALONG THE WEST, NORTH AND EAST BOUNDARIES OF SAID LOT 1. 1. CONTINUING PARALLEL TO THE WEST LINE OF THE SOUTHEAST ONE-OUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29, N00'54'Ot W, A DISTANCE OF 667.77 FEET; 2. N89'26'17'E, A DISTANCE OF 150.00 FEET: 3. NOO'54'01'W. A DISTANCE OF 200.00 FEET; 4 S89'26'17W, A DISTANCE OF 150 00 FEET, 5. PARALLEL TO THE WEST LINE OF THE SOUTHEAST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29. N00'54'01 W. A DISTANCE OF 135.14 FEET, 6. ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 182.00 FEET AND A CENTRAL ANGLE OF 77'25'57', AN ARC DISTANCE OF 245.96 FEET WITH A CHORD BEARING N37'48'56"E. A DISTANCE OF 227 67 FEET TO A POINT ON THE SOUTH RIGHT -OF -WAV FOR W. 38TH AVE.; 7. ALONG SAID SOUTH RIGHT-OF-WAY, N76'31'47E, A DISTANCE OF 701.71 FEET; 8. SOO'46'08'E. A DISTANCE OF 670.37 FEET, 9. S89'26'17'W, A DISTANCE OF 0.68 FEET; 10. SOO'53'19'E. A DISTANCE OF 762.82 FEET TO THE NORTHEAST CORNER OF LOT 2. APPLEWOOD VILLAGE SHOPPING CENTER SUBDIVISION; THENCE CONTINUING. SW'53'19'E ALONG THE EAST LINE OF SAID LOT 2. A DISTANCE OF 133.50 FEET TO THE NORTHWEST CORNER OF LOT 19. APPLEWOOD VILLAGE. THENCE THE FOLLOWING FOUR (4) COURSES ALONG THE NORTHERLY. EASTERLY AND SOUTH BOUNDARIES OF LOTS 19 AND 20. APPLEWOOD VILLAGE: 1. 548.30'24'E. A DISTANCE OF 234.05 FEET; 2. ALONG THE ARC OF A NON -TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 45,00 FEET AND A CENTRAL ANGLE OF 188.38'41', AN ARC DISTANCE OF 148.16 FEET WITH A CHORD BEARING S37.10`16W. A DISTANCE OF 89.74 FEET. 3. S00'S4'01'E, A DISTANCE OF 38.91 FEET; 4. 589'2929%. A DISTANCE OF 117.57 FEET TO THE SOUTHWEST CORNER OF SAID LOT 20; THENCE CONTINUING. S89'2929W. A DISTANCE OF 37.43 FEET TO THE NORTHEAST CORNER OF LOT 23, APPLEWOOD VILLAGE. THENCE ALONG THE EAST LINE OF SAID LOT 23. 500'54'01'E. A DISTANCE OF 115.21 FEET TO A POINT ON THE NORTH LINE OF THE PARCEL DESCRIBED BY THE SPECIAL WARRANTY DEED RECORDED AT RECEPTION NO. 2008031587; THENCE THE FOLLOWING TWO (2) COURSES ALONG THE NORTH BOUNDARY OF SAID PARCEL: 1. N82'31'21 W, A DISTANCE OF 83.90 FEET; 2. N8B'13'59W, A DISTANCE OF 72.07 FEET TO THE NORTHEAST CORNER OF THE PARCEL DESCRIBED BY THE BARGAIN AND SALE DEED RECORDED AT RECEPTION NO. 2008093175: THENCE THE FOLLOWING TEN (10) COURSES ALONG THE NORTHERLY BOUNDARY OF SAID PARCEL 1. N68'14'22W. A DISTANCE OF 58.35 FEET: 2. ALONG THE ARC OF A NON -TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 9.50 FEET AND A CENTRAL ANGLE OF 87.14'16', AN ARC DISTANCE OF 14.46 FEET WITH A CHORD BEARING N44'3T76'W, A DISTANCE OF 13.11 FEET; 3. S89'05'15W, A DISTANCE OF 87.36 FEET; 4. S00'24'32'E. A DISTANCE OF 8.16 FEET; 5. ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 9.50 FEET AND A CENTRAL ANGLE OF 89'32'21•, AN ARC DISTANCE OF 14.85 FEET WITH A CHORD BEARING S44'21'39'W. A DISTANCE OF 13.38 FEET; 6. S89'07'49W, A DISTANCE OF 136.21 FEET; 7. ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 9.50 FEET AND A CENTRAL ANGLE OF 90'40'44', AN ARC DISTANCE OF 15.D4 FEET WITH A CHORD BEARING N45'31'50W, A DISTANCE OF 13.51 FEET: 8. ND0'11'28W, A DISTANCE OF 2.00 FEET: 9. S89'48'32W. A DISTANCE OF 32.54 FEET: ID. THENCE S00'54'01'E. A DISTANCE OF 4.64 FEET TO THE NORTHEAST CORNER OF THE PARCEL DESCRIBED BY THE SPECIAL WARRANTY DEED RECORDED AT RECEPTION NO. 2011096840: THENCE ALONG THE NORTH LINE OF SAID PARCEL, S89'2729W, A DISTANCE OF 149.91 FEET TO THE NORTHEAST CORNER OF THE PARCEL DESCRIBED BY THE SPECIAL WARRANTY DEED RECORDED AT RECEPTION NO. 2011096812; THENCE THE FOLLOWING TWO (2) COURSES ALONG THE NORTH LINE OF SAID PARCEL: 1. CONTINUING S89'29'29W, A DISTANCE OF 100.77 FEET; 2 ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 39.50 FEET AND A CENTRAL ANGLE OF 89'3651", AN ARC DISTANCE OF 61.78 FEET WITH A CHORD BEARING N45'42'05W. A DISTANCE OF 55.67 FEET TO THE POINT OF BEGINNING; CONTAINING 1,505,152 SQUARE FEET OR 34.554 ACRES, MORE OR LESS. CASE HISTORY WZ-73-14:RC-1 to RC WZ-75-15:RC to PUD WZ-77-19: 1st areenderem WZ-82-6: 2nd amendment WZ-84-18: 3n1 amendment WZ-8615: 4tn amendment WZ-944 5th amendment MS -96-2: plat WZ-98-3: 6th amendment WZ-04.09: 7th amendment WZ-10.06: 8th amendment WZ-149: 9th amendment SHEETINDEX 1 COVER SHEET 2 OVERALL SITE PLAN Naos Design Group, LLC Kimley Horn 4949 SOUTH SYRACUSE ST, SUITE 460 990 SOUTH BROADWAY SUITE 200 APPLEWOOD VILLAGE n^ao'es (pD 03.7W599.57777�f97220 ENVER, COLORADO604281 DENVER,COLORADO 810209 SHOPPING CENTER EXHIBIT 3 1 of 2 n _ __ _ __ _ _ _ n _ -_ i _ - REVISION DATE: 2/17/15 F PVENUE WEST 38th O K O 3 WEST 32nd AVENUE w wW rn ¢ O w a O O z o � k, WEST 32nd AVENUE h� tip Qh 2�4r SITE DEVELOPMENT STATISTICS EXISTING OVERALL. A- SITE AREA - f.436.304 SF = 32.97 ACRES B. GROSS BUILDING AREA - 387.110 SF= 26.9% C. LANDSCAPED AREA - 148.694 SF= 10135% D. PARKING AREA- 907 472 SF - 632% E. PARKING SPACE SUMMARY SPACES REQUIRED 1,548 (4.011000 SF BLDG) SPACES PROVIDED INCLUDES 56 ACCESSIBLE F. USES PERMITTED-ALLC-1 G. MAXIMUM BUILDING HEIGHT - 50' GENERAL NOTES: PROPOSED OVERALL WITH AMENDMENT 9. A. SITE AREA - 1,505,152 SF = 34.554 ACRES B GROSS BUILDING AREA- 35% MAXIMUM MAXIMUM ALLOWED. 526.803 SF= 35% C. LANDSCAPEDAREA-10% MINIMUM MINIMUM REQUIRED 150,515 SF= 10% D. PARKING AREA -55% MINIMUM E. PARKING SPACE SUMMARY SPACES REQUIRED -4 CARS PER 1000 GROSS S.F. FUSES PERMITTED- ALL C-1 USES, MOTOR FUELING. DRIVE-THROUGH BANKING FACILITIES, DRIVE THROUGH EATING ESTABLISHMENTS AND ITINERANT SALES PURSUANT TO SECTION 26-627 OF THE ZONING AND DEVELOPMENT CODE. I. THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT. A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT -QF -WAY OR BUILDING PERMIT APPLICATION FOR SUBSEQUENT SITE DEVELOPMENT. 2. EACH SITE DEVELOPMENT PLAN (SDP) SHALL MEET THE INTENT OF THE SITE DEVELOPMENT STATISTICS. ABOVE, AS INTERPRETED BY THE CITY OF WHEAT RIDGE ADMINISTRATION. 3. FENCING SHALL BE CONSISTENT WITH SECTION 26-603 OF THE WHEAT RIDGE ZONING AND DEVELOPMENT CODE. 4. SITE AND BUILDING LIGHTING FOR NEW SITE DEVELOPMENT AREAS SHALL BE REVIEWED BY THE CITY OF WHEAT RIDGE ADMINISTRATION TO CONFIRM CONSISTENCY WITH THE GOALS OF THE DEVELOPMENT. 5 SIGNAGE FOR NEW SITE DEVELOPMENT AREAS SHALL BE CONSISTENT WITH ARTICLE VII OF THE WHEAT RIDGE ZONING AND DEVELOPMENT CODE UNLESS MODIFIED BY A FUTURE MASTER SIGN PLAN OR APPROVED BY CITY OF WHEAT RIDGE ADMINISTRATION WITH THE SITE DEVELOPMENT PLAN. 6. LANDSCAPE MATERIAL QUANTITIES AND SIZES LOCATED WITHIN NEW SITE DEVELOPMENT AREAS SHALL BE CONSISTENT WITH SECTION 26-02 OF THE WHEAT RIDGE ZONING AND DEVELOPMENT CODE. 7 THE OWNER, HIS SUCCESSORS AND ASSIGNS GRANT RIGHTS AND PRIVILEGE OF ACCESS TO. AND FREE MOVEMENT THROUGH ALL CURB CUTS. PARKING AREAS. AND DRIVE AISLES WITHIN THE SHOPPING CENTER TO CUSTOMERS AND PATRONS OF THE SHOPPING CENTER. 8. BICYCLE PARKING SHALL BE CONSISTENT WITH SECTION 26-501 EA OF THE ZONING AND DEVELOPMENT CODE. 9. DEVELOPMENT IN THE SOUTHEAST CORNER OF THE CENTER SHALL INCLUDE CONSIDERATION FOR UPGRADED VERTICAL LANDSCAPING. REDUCTION OF LIGHTING AT NIGHT AND HOURS OF OPERATION LIMITATIONS. A PARCEL OF LAND LOCATED IN THE NORTHWEST ONE-QUARTER OF SECTION 29. TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON. STATE OF COLORADO. MORE PARTICULARLY DESCRIBED BELOW: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29 AND CONSIDERING THE SOUTH LINE OF SAID NORTHWEST ONE-QUARTER TO BEAR S89'29'29W WITH ALL BEARINGS HEREIN RELATIVE THERETO. THENCE ALONG SAID SOUTH LINE. S89'2929W A DISTANCE OF 1263 09 FEET, THENCE N00'3031 W. A DISTANCE OF 98 24 FEET TO THE POINT OF BEGINNING. SAID POINT BEING ON THE EAST RIGHT -QF -WAY FOR YOUNGFIELD STREET AND 60.00 FEET EAST OF THE WEST LINE OF THE SOUTHEAST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29. THENCE PARALLEL TO THE WEST LINE OF THE SOUTHEAST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29, N00'54'01'W. A DISTANCE OF 556.10 FEET TO THE SOUTHWEST CORNER OF LCT 1, APPLEWOOD VILLAGE SHOPPING CENTER SUBDIVISION THENCE THE FOLLOWING TEN (10) COURSES ALONG THE WEST, NORTH AND EAST BOUNDARIES OF SAID LOT 1. 1. CONTINUING PARALLEL TO THE WEST LINE OF THE SOUTHEAST ONE-OUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29, N00'54'Ot W, A DISTANCE OF 667.77 FEET; 2. N89'26'17'E, A DISTANCE OF 150.00 FEET: 3. NOO'54'01'W. A DISTANCE OF 200.00 FEET; 4 S89'26'17W, A DISTANCE OF 150 00 FEET, 5. PARALLEL TO THE WEST LINE OF THE SOUTHEAST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SAID SECTION 29. N00'54'01 W. A DISTANCE OF 135.14 FEET, 6. ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 182.00 FEET AND A CENTRAL ANGLE OF 77'25'57', AN ARC DISTANCE OF 245.96 FEET WITH A CHORD BEARING N37'48'56"E. A DISTANCE OF 227 67 FEET TO A POINT ON THE SOUTH RIGHT -OF -WAV FOR W. 38TH AVE.; 7. ALONG SAID SOUTH RIGHT-OF-WAY, N76'31'47E, A DISTANCE OF 701.71 FEET; 8. SOO'46'08'E. A DISTANCE OF 670.37 FEET, 9. S89'26'17'W, A DISTANCE OF 0.68 FEET; 10. SOO'53'19'E. A DISTANCE OF 762.82 FEET TO THE NORTHEAST CORNER OF LOT 2. APPLEWOOD VILLAGE SHOPPING CENTER SUBDIVISION; THENCE CONTINUING. SW'53'19'E ALONG THE EAST LINE OF SAID LOT 2. A DISTANCE OF 133.50 FEET TO THE NORTHWEST CORNER OF LOT 19. APPLEWOOD VILLAGE. THENCE THE FOLLOWING FOUR (4) COURSES ALONG THE NORTHERLY. EASTERLY AND SOUTH BOUNDARIES OF LOTS 19 AND 20. APPLEWOOD VILLAGE: 1. 548.30'24'E. A DISTANCE OF 234.05 FEET; 2. ALONG THE ARC OF A NON -TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 45,00 FEET AND A CENTRAL ANGLE OF 188.38'41', AN ARC DISTANCE OF 148.16 FEET WITH A CHORD BEARING S37.10`16W. A DISTANCE OF 89.74 FEET. 3. S00'S4'01'E, A DISTANCE OF 38.91 FEET; 4. 589'2929%. A DISTANCE OF 117.57 FEET TO THE SOUTHWEST CORNER OF SAID LOT 20; THENCE CONTINUING. S89'2929W. A DISTANCE OF 37.43 FEET TO THE NORTHEAST CORNER OF LOT 23, APPLEWOOD VILLAGE. THENCE ALONG THE EAST LINE OF SAID LOT 23. 500'54'01'E. A DISTANCE OF 115.21 FEET TO A POINT ON THE NORTH LINE OF THE PARCEL DESCRIBED BY THE SPECIAL WARRANTY DEED RECORDED AT RECEPTION NO. 2008031587; THENCE THE FOLLOWING TWO (2) COURSES ALONG THE NORTH BOUNDARY OF SAID PARCEL: 1. N82'31'21 W, A DISTANCE OF 83.90 FEET; 2. N8B'13'59W, A DISTANCE OF 72.07 FEET TO THE NORTHEAST CORNER OF THE PARCEL DESCRIBED BY THE BARGAIN AND SALE DEED RECORDED AT RECEPTION NO. 2008093175: THENCE THE FOLLOWING TEN (10) COURSES ALONG THE NORTHERLY BOUNDARY OF SAID PARCEL 1. N68'14'22W. A DISTANCE OF 58.35 FEET: 2. ALONG THE ARC OF A NON -TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 9.50 FEET AND A CENTRAL ANGLE OF 87.14'16', AN ARC DISTANCE OF 14.46 FEET WITH A CHORD BEARING N44'3T76'W, A DISTANCE OF 13.11 FEET; 3. S89'05'15W, A DISTANCE OF 87.36 FEET; 4. S00'24'32'E. A DISTANCE OF 8.16 FEET; 5. ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 9.50 FEET AND A CENTRAL ANGLE OF 89'32'21•, AN ARC DISTANCE OF 14.85 FEET WITH A CHORD BEARING S44'21'39'W. A DISTANCE OF 13.38 FEET; 6. S89'07'49W, A DISTANCE OF 136.21 FEET; 7. ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 9.50 FEET AND A CENTRAL ANGLE OF 90'40'44', AN ARC DISTANCE OF 15.D4 FEET WITH A CHORD BEARING N45'31'50W, A DISTANCE OF 13.51 FEET: 8. ND0'11'28W, A DISTANCE OF 2.00 FEET: 9. S89'48'32W. A DISTANCE OF 32.54 FEET: ID. THENCE S00'54'01'E. A DISTANCE OF 4.64 FEET TO THE NORTHEAST CORNER OF THE PARCEL DESCRIBED BY THE SPECIAL WARRANTY DEED RECORDED AT RECEPTION NO. 2011096840: THENCE ALONG THE NORTH LINE OF SAID PARCEL, S89'2729W, A DISTANCE OF 149.91 FEET TO THE NORTHEAST CORNER OF THE PARCEL DESCRIBED BY THE SPECIAL WARRANTY DEED RECORDED AT RECEPTION NO. 2011096812; THENCE THE FOLLOWING TWO (2) COURSES ALONG THE NORTH LINE OF SAID PARCEL: 1. CONTINUING S89'29'29W, A DISTANCE OF 100.77 FEET; 2 ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 39.50 FEET AND A CENTRAL ANGLE OF 89'3651", AN ARC DISTANCE OF 61.78 FEET WITH A CHORD BEARING N45'42'05W. A DISTANCE OF 55.67 FEET TO THE POINT OF BEGINNING; CONTAINING 1,505,152 SQUARE FEET OR 34.554 ACRES, MORE OR LESS. CASE HISTORY WZ-73-14:RC-1 to RC WZ-75-15:RC to PUD WZ-77-19: 1st areenderem WZ-82-6: 2nd amendment WZ-84-18: 3n1 amendment WZ-8615: 4tn amendment WZ-944 5th amendment MS -96-2: plat WZ-98-3: 6th amendment WZ-04.09: 7th amendment WZ-10.06: 8th amendment WZ-149: 9th amendment SHEETINDEX 1 COVER SHEET 2 OVERALL SITE PLAN Naos Design Group, LLC Kimley Horn 4949 SOUTH SYRACUSE ST, SUITE 460 990 SOUTH BROADWAY SUITE 200 APPLEWOOD VILLAGE n^ao'es (pD 03.7W599.57777�f97220 ENVER, COLORADO604281 DENVER,COLORADO 810209 SHOPPING CENTER EXHIBIT 3 1 of 2 n _ __ _ __ _ _ _ n _ -_ i _ - REVISION DATE: 2/17/15 F APPLEWOOD VILLAGE SHOPPING CENTER - AMENDMENT #9 OUTLINE DEVELOPMENT PLAN LAND LOCATED IN THE EAST 1/2 OF THE N.W. 114 OF SECTION 29, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, IN THE CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. RIVERVIEW ACRES THIRD FILING ZONED R -1A ZONED R-2 ZONED R-lA ACCESS DRI E ZONED RAA 11 / ACCESS DRIVE ♦' �I ' --( ES• ZONED R-1 1 ✓!1w m �. . _� � e c i��ii►u WRIGHT STREET ZONED R -1A 4U.---- ----------- --- _ ___ K - - - - - - - - - - yam-- - - - >- Ali-- y 7 LL--------- —� — — > — ECD O wn O U) Tn U) Uj v a Q LU a V LIJ 1-70 INTERSTATE HWY v a a a R -1A ZONED NC WRIGHT COURT i�. qRE Ci-) � D/ , RM ATER I � ZONED NC './NL u Lj l Il illiilll _ ��' / G Il it i1i l� _ 1%I II I' I 11 III III LII II III IIII I I I I I I NOTES: ®I. EXISTING BUILDINGS SHOWN HATCHED 2. AREAS OF POSSIBLE DEVELOPMENT OR RE -DEVELOPMENT ARE LASELED'FUTURE SDP AREA' BE 3. EXISTING IMPROVEMENTS PROPOSED TO REMOVED ROVED ARESHOWN MAY ALSO BE REMOVED AND WILL BE IDENTIFIED IN FUTURE SITE DEVELOPMENT PLANS. 4. ALL FUTURE DEVELOPMENT MAY NOT BE LABELED 'FUTURE SDP AREA' BUT WILL STILL BE SUBJECT TO SITE DEVELOPMENT PLANS (SDP). ZONED R2 WRIGHT COURT DRIVE I I I ZONED R2 II I II I II I II I 1 —I • SS DRIVE 11-7.7 ZI -4 all ZONEDNC ,1[ 410 A CffSS DRIVE \ \ FUTURE 11� o SDP «/ILC��S DRIVE AREAI I I I - � I I ZONED PCD I I I I I I A,hl ; II I ---�-y-------------'{iI�---���- ---------------------------- - -� ---------------Q-------` N N H N U) N Q Q Q THE ACCESS POINTS AND INTERNAL CIRCULATION SHOWN ON THIS ODP REFLECT THE EXISTING CONDITIONS FOR THE OVERALL DEVELOPMENT AT THE TIME OF THE ADOPTION OF THE ODP. THE ACCESS POINTS MAY CHANGE, LIKELY CONSOLIDATED, AS NOMIDUAL PARCELS ARE REDEVELOPED AND INCORPORATED INTO THE OVERALL DEVELOPMENT. THIS WOULD ALSO LIKELY CAUSE A CHANGE IN THE INTERNAL CIRCULATION SHOWN ON THE ODP. CHANGES TO THE NUMBER AND LOCATION OF THE ACCESS POINTS AND RESULTING CHANGES TO THE INTERNAL CIRCULATION THAT MAY OCCUR AS A RESULT OF REDEVELOPMENT OF INDIVIDUAL OR MULTIPLE PARCELS WILL BE EVALUATED DURING THE REVIEW OF THE SITE SPECIFIC DEVELOPMENT PLANS FOR THOSE PARCELS. REVISIONS TO THE ODP WILL NOT BE REQUIRED UNLESS DEEMED NECESSARY BY THE DIRECTOR OF COMMUNITY DEVELOPMENT, 80 40 0 80 SCALE I' = 80• Naos Design Group, LLC (1 4949 SOUTH SYRACUSE ST. SUITE 460 (p) 303.759.5777 DENVER, COLORADO S m 80237 61 Kimley Horn 990 SOUTH BROADWAY SUITE 200 DENVER, 03COLORADO m0209 APPLEWOOD VILLAGE SHOPPING CENTER SHEET N O . 2 of 2 N yREVISION DATE: 2117/15 RPnPnw C;PntPr.q RFVIRInN nATF• 1n/lend PREPARED BY: NAOS DESIGN GROUP, LLC Rr.Al F• AR RHOWN • IORtt• 901nn11 ■ I.RRIIF nATF- nQ119/14 CIVIL ENGINEER STERLING DESIGN ASSOCIATES. LLC 2009W LITTLETON BLVD 6300 LITTLETON. CO 80120 (303) 7944727 CONTACT. MR. JOEL TOMPKINS. PE LANDSCAPE ARCHITECT STERLING DE SIGN ASSOCIATES. LLC 2008 W. LITTLETON BLVD. 0300 LITTLETON, CO 90120 (303) 7944727 CONTACT. MR. WAYNE STERLING, RLQ. SURVEYOR POINT CONSULTING. LLC 8341 S. SANGRE DE CRISTO LITTLETON, C080127 (720) 2588838 CONTACT CAMERON M WATSON. PLS ARCHITECT F REI.HEI r 3 HO ARCHITECTS. INC, P S 5209 LAKE WASHINGTON BLVD NE SUITE 200 KIRKLAND, WA 98033 (425)827.2100 CONTACT MR THOMAS L SPADER. AIA CHARACTER OF DEVELOPMENT HE INTENT OF REGENCY CENTERS, LP TO REDEVELOP A PORTION OF THE SOUTHWEST CORNER OF THE APPLEWOOD VILLAGE SHOPPING CENTER INTO A 2,500 SF STARBUCKS CAFE WITH A DRIVE-THRU AND ASSOCIATED PARKING. INDOOR AND OUTDOOR PATIO SEATING WILL BE PROVIDED ACCESS TO THE SITE WILL BE FROM AN IMPROVED ENTRANCE ON W 32ND AVENUE AND FROM WITHIN THE SHOPPING CENTER PARKING LOT KONG THE EASTERN PROPERTY BOUNDARY A RIGHT -OUT -ONLY ON THE WESTERN PROPERTY BOUNDARY PROVIDES EGRESS ONTO YOUNGFIELD STREET AND AN INGRESSIEXIT DRIVE AISLE AT THE EASTERN BOUNDARY PROVIDES EGRESS INTO THE SHOPPING CENTER TO THE NORTH AND ONTO W 32ND AVENUE TO THE SOUTH THE PROPERTY IS WITHIN THE 'CONTEMPORARY OVERLAY DISTRICT' WHICH REQUIRES A 0'-20' BUILD -TO LINE WHERE BUILDINGS ARE ADJACENT TO PUBLIC STREETS. INCLUDED IN THIS REQUEST ARE VARIANCES TO THE REQUIRED BUILO-TO LINE FROM BOTH WEST 32ND AVENUE AND YOUNGFIELD STREET THE BUILDING HAS BEEN POSITIONED IN ORDER TO MAINTAIN VEHICULAR CIRCULATION ON SITE AND WITHIN THE SHOPPING CENTER, WHILE ADDITIONALLY SCREENING THE DRIVE-THRU LANE FROM OFF-SITE TRAFFIC THE SITE WALL PROVIDE AMPLE OFF-STREET PARKING AND DRIVE-THRU STACKING OF UP TO ELEVEN CARS BEFORE ONSITE CIRCULATION IS AFFECTED A PROPOSED ON-SITE SIDEWALK AND WALKWAY CONNECTION TO THE W. 32ND AVENUE SIDEWALK WILL PROMOTE A PEDESTRIAN FRIENDLY ENTRANCE TO THE STARBUCKS CAFE LANDSCAPE AREAS WALL UTILIZE COLORFUL AND TEXTURAL LOW WATER DEMAND PLANTINGS AND TREES THE BUILDING DESIGN UTILIZES A VARIETY OF MATERIALS INCLUDING STONE, BRICK, GLASS. STUCCO, AND STRUCTURAL STEEL CANOPIES THE BUILDING MASS CONTAINS VARIED ROOF LINES AND MULTIPLE HORIZONTAL/VERTICAL WALLPLANES SITE ARCHITECTURAL FEATURES INCLUDE A REFUSE ENCLOSURE AND LOW SCREEN WALLS. ALL OF WHICH ARE DESIGNED TO COMPLEMENT THE CHARACTER AND MATERIALS OF THE PROPOSED BUILDING STARBUCKS DRIVE-THRU - APPLEWOOD VILLAGE SHOPPING CENTER PCD AMENDMENT #1 1 AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4, SECTION 29. T 3 S., R 69 W. OF THE STH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN PROPERTY OWNER REGENCY CENTERS 8480 EAST ORCHARD ROAD. SUITE 8900 GREENWOOD VILLAGE. CO 80111 (103)300-5335 CONTACT MR. WALL DAMRATH DEVELOPER REGENCY CENTERS 8180 EAST ORCHARD ROAD. SUITE 6900 GREENWOOD VILLAGE. CO 80111 (303)300.5335 CONTACT MR WALL DAMRATH CASE HISTORY VICINITY MAP 1 NORTH SHEET INDEX I OF I I COVER SHEET 20F I I SITE PLAN 3 OF I I LANDSCAPE PLAN 4 OF I I LANDSCAPE NOTES & DETAILS 5 OF I I PHOTOMETRIC PLAN 60F I I SIGNAGE PLAN 7 OF I I SIGNAGE DETAILS 80F II SIGNAGE DETAILS 90F I I BUILDING ELEVATIONS 10 OF I I BUILDING ELEVATIONS I I OF I I AERIAL PERSPECTIVE SUP -13-01, WZ-14-09, MS15-01. WZA-2 THIS REQUEST). WA -15-09 SIGNATURE BLOCKS LEGAL DESCRIPTION A PARCEL OF LAND LOCATED IN THE NORTHWEST OPE-QUARTER OF SECTION 29. TOWNSHIP 3 SOUTH, RANGE W WEST OF THE 6TH PRINCIPAL MERIDIAN. CITY OF WHEAT RIDGE. COUNTY OF JEFFERSON. STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS COMMENCING AT THE SOUTHEAST CORNER OF THE SAID NORTHWEST ONE-QUARTER OF SECTION 29 AND CONSIDERING THE SOUTH UNE OF THE SAID NORTHWEST ONE-QUARTER TO BEAR SB9'2925W WITH ALL BEARINGS HEREIN RELATIVE THERETO. THENCE ALONG SAID SOUTH LINE, S69'2929'W. A DISTANCE OF 972.51 FEET, THENCE N00'S101*W. A DISTANCE OF 59 00 FEET TO THE POINT OF BEGINNING, TRENCE S89'2929'W PARALLEL TO AND 59 00 FEET NORTH OF SAID SOUTH UNE OF THE NORTHWEST OPE-QUARTER. A DISTANCE OF 25068 FEET. THENCE KONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 39 50 FEET THROUGH A CENTRAL ANGLE OF 8916'53'. AN ARC DISTANCE OF 61.78 FEET. HAVING A CHORD WHICH BEARS N45-42ID41W, A DISTANCE OF 56.67 FEET, THENCE N00'5/01'W, A DISTANCE OF 87.76 FEET, THENCENE92nrE, A DISTANCE OF 289.91 FEET. THENCE S00'5401'E. A AN OF 121.00 FEET TO THE POINT OF BEGINNING CONTAINING 34.748 SQUARE FEET OR 0 798 ACRES. MORE OR LESS PROPERTYADDRESS 12755W32n AVENUE SITE DATA TABLE EXISTING ZONING PLANNEDC I WVCONTEMPORARYIALDEVyLOPMENT(PCD) PROPOSED LAND USE CAFE WITH DRIVE-THRU TOTAL AREA ACR SISFGROSS .795 AC 131,745 SF (INCLUDES RIGHT-OF-WAY RE VATIONS FOR W 32ND AVE AND SERR)UNGFIELD STREET) PROPOSED FLOOR AREA BY USE BUILDING GROSS FLOOR AREA 2,553 SF COVERED PATIO 405 SF REQUIRED/ALLOWED PROPOSED LOT SIZE .798 AC 134.748 SF BUILDING COVERAGE 35% MAX l 12,182 SF MAX 9%13,018 SF OPEN SPACEILANDSCAPING LIVING LANDSCAPING 10%MIN 13,475 SF MIN 23%18.1243F HAR SCAPE (UNCOVERED PATIOS, INTERNAL SOWLKSI 55% MAX119,111 SF MAX 13,256 SF SU A S( KI I & OTHER HARD SURFACES % MIN I ,111 MIN 59%1 S PARKING CARS ut 0009E/12 SPACES 1If000 SF/ 31 SPACES (INCLUDES 2 HC HC ACCESSIBLE 1/25 REQ'D SPACES! I 2SPACES BICYCLE 5% OF REO'D PARKING 11 4 SPACES STACKING SPACES FROM THE ORDER BOX a -18' LONG SPACES 8.20' LONG SPACES ORDER BOX TO PICKUP 4 - 18' LONG SPACES 5 - 20' LONG SPACES NOTE: REQUIREMENTS BASED ON APPLEWOOD VILLAGE SHOPPING CENTER AMENDMENT OUTLINE DEVELOPMENT PLAN DATED 2J172015 AND RECORDED UNDER RECEPTION NUMBER OWNERS CERTIFICATE THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENTS) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES. RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS SPECIFIC DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS ERIC CHEKAL FOR REGENCY CENTERS. L.P. STATE OF COLORADO ) SS COUNTY OF JEFFERSON 1 1 THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF_A D. 20_ BY WITNESS MY NAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES'. NOTARY PUBLIC SURVEYORS CERTIFICATE I, CAMERON M. WATSON DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF STARBUCKS DRIVE-THRU WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE. INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATURES. CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY (SURVEYORS SEAL) SIGNATURE COUNTY CLERK 6 RECORDER'S CERTIFICATE STATE OF COLORADO I )SS COUNTY OF JEFFERSON 1 I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNT CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT OCLOCK .M. ON THE _ DAY OF _A D. IN BOOK , PAGE- RECEPTION NO. JEFFERSON COUNTY CLERK AND RECORDER BY: DEPUTY PUNNING COMMISSION CERTIFICATION APPROVED THISDAY OF BY THE WHEAT RIDGE PLANNING COMMISSION CHAIRPERSON CITY CERTIFICATION APPROVED THIS _ DAY OF —By THE CRY OF WHEAT RIDGE. ATTEST CITY CLERK MAYOR COMMUNITY DEVELOPMENT DIRECTOR 0 Sterling Design Associates, Ilc CIVIL EN' 1009w Lrtlerw�BWIN L,itle,m. CO WIN Iv n44777 p, wr¢ „LE 326116 nAmEcr n.N.een CT- wrS wIn oR�+++c nc MM 0 01220-031 STARBUCKS DRIVE-THRU 12755 W 32ND AVENUE WHEAT RIDGE, CO 80033 EXHIBIT 5 1OF11 i l I I. I I ) II p I /I III I II II II I II I 11 STARBUCKS DRIVE-THRU - APPLEWOOD VILLAGE SHOPPING CENTER PCD AMENDMENT #11 AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4. SECTION 29, T 3 S., R 69 W. OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN LEGEND 0 10 20 4 NORTH SCALE 1'=20 -0 - 1/718GA CORRUGATED METAL PANEL GATES WTH JUMBO OR SPEC NOT FOR CONSTRUCTION -NEITHER STRUCTURAL. BRICK VENEER EXPOSED FASTENERS INSTALL CORRUGATIONS ON HYDRAULIC. GEOTECHNICAL. OR CONSTRUCTION DETAILS COLOR TO HORIZONTAL PROVIDE ANGLES BEHIND PANELS ARE SHOWN GRAPHIC INTENT IS ONLY TO INDICATE COMPLEMENT STEEL GATE STRUCTURE PROVIDE 3 WELDED GENERAL WALL MATERIAL TYPE. COLOR ANDOR TEXTURE BUILDING HINGES EACH SIDE POWDER COATED DARK 0 BRONZE ARCHITECTURE SLOPED CMU CAP. TYP FRONTLEEVATIEl� $ICE ELEVATIONS �CK ELEVATIONELEVATION TRASH ENCLOSURE DETAILS C NOT TO SCALE STREET SIDE FINISHED GRADE (TW) PROPOSED ACCESSDRIVE ASPHALT PAVEMENT PROPOSED AUTOMOBILE PARKING ASPHALT PAVEMENT (MINIMUM) PROPOSED ACCESS DRIVE CONCRETE PAVEMENT PROPOSED CONCRETE SIDEWALK 32- HIGH SCREEN WALL JUMBO ORSPEC BRICK VENEER (REFER TO ARCHITECTURAL PLANS) TOP OF WALL FOUNDATION RETAINING WALL TO BE DESIGN BUILD (REFER TO ARCHITECTURAL PLANS FOR SPECIFICATIONS) MATERIALS 8 COLOR RETAINING WALL TO COMPLEMENT HEIGHT VARIES ARCHITECTURE 8 194'MAX HT TRASH ENCLOSURE FINISHED GRADE (S. NOTE 1 NOT FOR CONSTRUCTION -NEITHER STRUCTURAL. HYDRAULIC. GEOTECHNICAL, OR CONSTRUCTION DETAILS ARE SHOWN GRAPHIC INTENT IS ONLY TO INDICATE GENERAL WALL MATERIAL TYPE. COLOR AND/OR TEXTURE 2 RETAINING WALL TO BE APPROVED THROUGH A SEPARATE SUBMITTAL 3 WALLS OVER 30 INCHES IN HEIGHT REQUIRE A ENGINEERED DESIGN TO BE REVIEWED AND PERMITTED SEPARATELY 32" HT. SCREEN WALL___o NOT TO SCALE TOP OF WALL (TOW) MODULAR CONCRETE WALL BOTTOM OF WALL BLOCKS RETAINING WALL PROP CATCH CURB (BOW) HEIGHT VARIES MAX HEIGHT= 100' TO BE DESIGN BUILD FLOWUNE COLOR 8 TEXTURE TO (FL) COMPLEMENT BUILDING ARCHITECTURE AND DEMPSTER ENCLOSURE NOTE 1 NOT FOR CONSTRUCTION - NEITHER STRUCTURAL. HYDRAULIC. GEOTECHNICAL. OR CONSTRUCTION DETAILS ARE SHOWN GRAPHIC INTENT IS ONLY TO INDICATE GENERAL WALL MATERIAL TYPE. COLOR AND/OR TEXTURE 12" HT. RETAINING WALL B NOT TO SCALE Sterling Design Associates, Ilc CIVIL ENGINEERS INJDSCAPE ARCHITECTS 1009 W. L."- &.d. a100 L,—., CO 80110 ]01.191.1727 ph www.51o1ir�e�ipihrociala.�am ;lls i-za-0 M-CTww.ra E9 IE— WTS MN - 01220-031 STARBUCKS DRIVE-THRU 12755 W 32ND AVENUE WHEAT RIDGE, CO 80033 STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE, WA 98134 (206) 318-1575 PRELIMINARY SITE PLAN 2OF11 — PROPERTY UNE EASEMENT UNE EXIST CURB AND GUTTER EXISTING TRANSFORMER Q* PROP LIGHT POLE LS LANDSCAPE AREA ® PROP HANDICAP PARKING SPACE PROP SIDEWALK PROP CURB AND GUTTER - - - - - - - PROP SAWCUTUNE ii 0% PROP TRAFFIC ARROW C PROP PARKING COUNT • PROP BOLLARO 0 PROP SIGN 10 PROP FIRE HYDRANT 1/718GA CORRUGATED METAL PANEL GATES WTH JUMBO OR SPEC NOT FOR CONSTRUCTION -NEITHER STRUCTURAL. BRICK VENEER EXPOSED FASTENERS INSTALL CORRUGATIONS ON HYDRAULIC. GEOTECHNICAL. OR CONSTRUCTION DETAILS COLOR TO HORIZONTAL PROVIDE ANGLES BEHIND PANELS ARE SHOWN GRAPHIC INTENT IS ONLY TO INDICATE COMPLEMENT STEEL GATE STRUCTURE PROVIDE 3 WELDED GENERAL WALL MATERIAL TYPE. COLOR ANDOR TEXTURE BUILDING HINGES EACH SIDE POWDER COATED DARK 0 BRONZE ARCHITECTURE SLOPED CMU CAP. TYP FRONTLEEVATIEl� $ICE ELEVATIONS �CK ELEVATIONELEVATION TRASH ENCLOSURE DETAILS C NOT TO SCALE STREET SIDE FINISHED GRADE (TW) PROPOSED ACCESSDRIVE ASPHALT PAVEMENT PROPOSED AUTOMOBILE PARKING ASPHALT PAVEMENT (MINIMUM) PROPOSED ACCESS DRIVE CONCRETE PAVEMENT PROPOSED CONCRETE SIDEWALK 32- HIGH SCREEN WALL JUMBO ORSPEC BRICK VENEER (REFER TO ARCHITECTURAL PLANS) TOP OF WALL FOUNDATION RETAINING WALL TO BE DESIGN BUILD (REFER TO ARCHITECTURAL PLANS FOR SPECIFICATIONS) MATERIALS 8 COLOR RETAINING WALL TO COMPLEMENT HEIGHT VARIES ARCHITECTURE 8 194'MAX HT TRASH ENCLOSURE FINISHED GRADE (S. NOTE 1 NOT FOR CONSTRUCTION -NEITHER STRUCTURAL. HYDRAULIC. GEOTECHNICAL, OR CONSTRUCTION DETAILS ARE SHOWN GRAPHIC INTENT IS ONLY TO INDICATE GENERAL WALL MATERIAL TYPE. COLOR AND/OR TEXTURE 2 RETAINING WALL TO BE APPROVED THROUGH A SEPARATE SUBMITTAL 3 WALLS OVER 30 INCHES IN HEIGHT REQUIRE A ENGINEERED DESIGN TO BE REVIEWED AND PERMITTED SEPARATELY 32" HT. SCREEN WALL___o NOT TO SCALE TOP OF WALL (TOW) MODULAR CONCRETE WALL BOTTOM OF WALL BLOCKS RETAINING WALL PROP CATCH CURB (BOW) HEIGHT VARIES MAX HEIGHT= 100' TO BE DESIGN BUILD FLOWUNE COLOR 8 TEXTURE TO (FL) COMPLEMENT BUILDING ARCHITECTURE AND DEMPSTER ENCLOSURE NOTE 1 NOT FOR CONSTRUCTION - NEITHER STRUCTURAL. HYDRAULIC. GEOTECHNICAL. OR CONSTRUCTION DETAILS ARE SHOWN GRAPHIC INTENT IS ONLY TO INDICATE GENERAL WALL MATERIAL TYPE. COLOR AND/OR TEXTURE 12" HT. RETAINING WALL B NOT TO SCALE Sterling Design Associates, Ilc CIVIL ENGINEERS INJDSCAPE ARCHITECTS 1009 W. L."- &.d. a100 L,—., CO 80110 ]01.191.1727 ph www.51o1ir�e�ipihrociala.�am ;lls i-za-0 M-CTww.ra E9 IE— WTS MN - 01220-031 STARBUCKS DRIVE-THRU 12755 W 32ND AVENUE WHEAT RIDGE, CO 80033 STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE, WA 98134 (206) 318-1575 PRELIMINARY SITE PLAN 2OF11 STARBUCKS DRIVE-THRU - APPLEWOOD VILLAGE SHOPPING CENTER PCD AMENDMENT #11 AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4, SECTION 29, T 3 S., R 69 W. OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN i PLANT LIST SYM OTY COMMON/BOTANICAL NAME SIZE REMARKS A SHADE TREES II I� I E CO 3 WESTERN HACKBERRY 7 CAL FULL CROWN. STAKED I Celbs 000demms B88 SPEC QUALITY KP 2 GOLDENRAIN TREE 7 CAL FULL CROWN STAKED Kcebuemna pan-Ima B&B SPEC QUALITY 1 \ C ! I it I I I QS 3 SHUMARD OAK 7 CAL FULL CROWN. STAKED \ 1 I 18 I p I I Quercus shumardll B&B SPEC QUALITY _ I 3 I: - — — I P I ORNAMENTAL TREES AC 3 SHADBLOW SERVICEBERRY 7 CAL FULL CROWN. PARKING IMPROVEMENTS /� ,ppI Amelanchrer canadenva 3-5 TRUNKS B&B SPEC QUALITY 3 I' (TBD) CI 10 THORNLESS COCKSPUR HAWTHORN CAL FULL CROWN. Cratae us 7' c s alli Inenn s B&B SPEC QUALITY 3__ � � MT 4 THUNDERCHILO CRABAPPLE 2- CAL FULL CROWN. STAKED C' O —+ - ' � 0 Malua'Th-de chdd I 888 SPEC QUALITY \ \ EXIST CHILI'S EVERGREEN TREES RESTAURANT JM 3 MEDORA JUNIPER 6 H FULL CROWN. STAKED O Sterling Design Associates, lic Junperua scopul"" Medora' BUB SPEC QUALITY \\ 1\ I/, /� j / \� PE 1 PINION PINE 6' HT FULL CROWN, STAKED=HITECTS Pmus edulm B88 SPEC QUALITY IDoa w Lno.,.n BNd #X0 Ln+k+on. CO apr 2b 1 \ ' DECIDUOUS SHRUBS 2o3.numpn O CC 24 BLUE MIST SPIREA 5 GAL SPACING PER PLAN .»,. AerugOanPv44socurncam 2 COMMERCIAL DRIVEWAY WI _ .1 11 1 �a 1--T I T-4: �- g � Caryaptans. tlandonenvs FULL FORM ADA COMPLIANT SIDEWALIj = 1 SI7QS1 _ _ _ \_ne 4 PN I I - / Cl PM 36 MCKAY'S WHITE POTENTILLA 5 GAL SPACING PER PLAN agepAnED unER THE paEcr wcEfin9a2 of of _ _ _ '{L _Potenblla Iruncoaa McKay's W1uce FULL FORM w 1 r sTEnuNc 1 (7YP) SSS 3- \ rM1 — moT�a,ri—nia ru4 �A _I 1 RA 25 ALPINE CURRANT 5 GAL SPACING PER PLAN r / Q Ca0(uOp RECIs TERUIN --- '' - _t FOR A M BEmILF OF STERDNG DESIGN ASSOCIATES. LLC 41JG 7 -RL 3 -AO 2 -PS 'e/tJ—"1 I� —�RL -RA` &—I. / Rioes alpnum FULL FORM O WALK, /� 2 -JG - _ 1 RG 15 GREEN MOUND ALPINE CURRANT 5 GAL SPACING PER PLAN III RIGHT-0UT'UNL`j _ TY/EXL1 G_ �_ a 13 PM S D3 Q } _ ( r a / Q RL 10 GRO-LOW SUMAC 5 GAL SPACING PER PLAN j , PIA Rlbes alpnum Green Moon r FULL FORM SH MENU BOARD M1 i ONLY SIGN (( ,� 1- JM & S JG ORDER BOARD I Rhus aromabca'Gro-Low FULL FORM SIGH' 3 -JG 3 U & 2. pg I + I / FUT BLDG RT 9 THREE LEAF SUMAC 5 GAL SPACING PER PLAN TRIANGLE PREVIEW 1 ) / Rhus trilobata FULL FORM V ^ CO�7CRETE CO CRETE -4 SS BOARD (TED) ly A �1 7. RG 7 -PM I .1 ' '�/ GROUND COVERS PROP 50'ROW CE." 6 SH 3 -RT I O JG 50 GREEN CARPET JUNIPER 5 GAL SPACING PER PLAN & RG _ 1 -JG 3- 4 -RA 3 -PM I �I Ij Junlperua commums'Green Carpet' FULL FORM 3 RT PS 1- RT 1- RT I - I I I y0 10 PRINCE OF WALES JUNIPER 5 GAL SPACING PER PLAN ® TRASH i- PM 4- PS I _I { Junlperua honZonlaba'Pnnce dWales' FULL FORM STERUNG DESIGN ASSOCIATES. LLC w OVERHi 1 -JG ENCL 1 -RT 5 -SS ) UJ WIRES ALC'. - 2. CC a RA ! 9 HL 50 LITTLE BUSINESS DAYLILY 1 GAL SPACING PER PLAN RIGHT -OF t. 5- RG ssue 13w C ' j Hemerocalbs'Lrlae Buvnesa' FULL FORM ss Renaoxs ~ t -CO tt-� / ORNAMENTAL GRASSES No + wre awns e• w 1 -JG •1 -PM _ ocacRlma. uou, wEwao+s wo ncvlsa FFRcm cwear.> 1T 2 1- CO } pS 2 I / PS 34 SHENANDOAH SWITCH GRASS i GAL SPACING PER PLAN 0 3 -RL 3 -JG SITE LIGHT ) III Panrcum vu tum' Shenandoah' FULL FORM "o x wrE +++avms _ �uAe sw�vrrw Ace ncowe.rs _w _3- RG DRIVE-THRU I if 1 III ® SH 72 SporoboPRAIRIEN hetero eps ED i GAL FULL FORMSPACING ER PLAN No s are e+ }CC _ _-------'��---- �L L I Ildj n`L/L �L y� �I` SS 53 LITTLE BLUESTEM GRASS 1GAL SPACING PER PLAN Z7 -RA ASPHALT — _-- �`.�,r,ArS.P:HALT i.st��+Ocr \ , I II -jam Scnizacnynum scooanum FULL FORM o iR a,e e. 2 JP I I �'rt�s � — __2 _J 7 -SH ) (fly n _ oeswrorwR . NO 5 I I O I "OS I � — `WOOD MULCH _------522'HT 1 -DS ` I A I I oexRrRnoR rc er I I 1 9- CKMULC 4 4- It&SS----___ 2•JG SCREEN 2 -JG aPM / No s WE - er 31 —r <-PM d -PM -,� I_— SHL s -ML SHL WALL aPM SHL y� I I� LANDSCAPE DATA 2- JG 1 2- JG 4- PM 2. JG 2. JG 2- JG SHL oeawwnarr . 11-PS3 5-HLl ` \5 -HL \ �HLHL.12-JG1 _ 4 -PM FPM 1 4. PM �i ,4 -PMI J�,SCI II 11 f I I 111 TOTAL LOT AREA 3.f ;d65F I I � h I 4. I REQUIRED/PROVIDED OPELIVING LANDSCAPING G MIN 3.475 SF (MIN 10% OF GROSS LOT AREAV8.124 SF o•rc scAtE I _ _ 312Y15 t' � 20'-0" IS. SS I E I i 2 m - -- — HARDSCAPE (UNCOVERED MAX 19,111 SF MAX 55% OF GROSS LOT AREA 1!.256 SF woLEcr NO _ m _ m .� ROW GE ICATI ,u _ l 1 w f \\ 2 & RL m — .a m —_ — — -- — V m PATIOS. INTERNAL SDWLKSI Wogcr wN cNr I ( I I SCI 37 HT I m I m IlBUS EXISTING SIDEWALK I I SEC26-S020.J.a LANDSCAPE YATHIN BLDG STBK ABUTTING PUBLIC RIGHT -0F -WAY on• e. RAvw.c.cF SCREEN I I / p STOP SIGHT — DESCRIPTION LENGTH WIDTHREQJPROVD. TREES REQIPROVIDED MHS WALLS IGN TRIANGLE � I W 32ND AVENUE 290 10' MIN /11 5' 10/10 TREES (1 PER 30 LFI P YOUNGFIELD STREET 121' 6' MIN 77' AM TREES (1 PER 30 LF) I � O' :ro.r-.n—.ro—rro—.n+--.,o a7—•, —I'ro--'7�-- Y -— � _ _ _ _ _ _ _ _ _ _ _ II P \ SEC26-502.0.3.b ONSITE LANDSCAPE _ gg OESCRIPTION REQ IPROVIDED TREES 4/711/1.000SFR EOL.SAREA/ ----------_—_----- u1e_LSHRUBS 40/v40110SHRUBS/1000 SF R EQ LS AREA) SEC6.502..3.c2 YOUNGFIELD LANDSCAPE BUFFE - 01220-031T r DESCRIPTION VADTH REQ. IPROVD. _ _ 1« Wil_—_----_-- — ----------- -- _ _ — re—u—us_—ne—_as—ru—cE baa--ua--ua—...---ru---a. —re- LS AREA FROM EDGE 10lf STARBUCKS DRIVE-THRU SEC26-502E.IPARKING LOT BUFFER 12755 W 32nd AVENUE DESCRIPTIONT EO.IPROVD, WHEAT RIDGE, CO 80033 W 32ND STREET PLANTS. BERM. FENCES. WALLS OR COMBO/PLANTS 8WALL YOUNGFIELD EE PLANTS. S. BERM, FENCES, WALLS OR COMBOIPLANTS m—sem K.—sn=v>w—sw=sr�=:N--r L — — — — — — — — — — — — — \\ — — — _ — SEC2&501.ES.b.i PARKING LOT ISLANDS DESCPoPTION REO. (PROVO. STARBUCKS COFFEE COMPANY LS IN 1 INTERIOR ISLAND PER 30 SPACES 1 TREE 84 SHRUBS/ITREE 8 •4 SHRUBS 2401 UTAH AVENUE SOUTH SEATTLE. WA 98134 (206)318-1575 LEGEND LANDSCAPE PLAN 3--6" WHITE RIVER COBBLE NOTE ALL LIVING LANDSCAPING SHALL Be SERVED BY AN 0 10 20 w NOTE ALL COBBLE AREAS SHALL BE COVERED WEED 3 O F 11 L 101 AUTOMATIC. ZONED IRRIGATION SYSTEM NORTH SCALE 1-= 201-V BARRIER FABRIC AND RIVER COBBLE 2 T FOOTBALL DIA STARBUCKS DRIVE-THRU - APPLEWOOD VILLAGE SHOPPING CENTER PCD AMENDMENT #1 1 AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4, SECTION 29, T 3 S., R 69 W. OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN LANDSCAPE NOTES )NOT CUT SINGLE LEADER PRUNE DAMAGED I DEAD WOOD AND CO-OOMIMANT LEADERS 'LANDSCAPE ARCHITECT'S DIRECTION ONLY NYLON TREE STRAP ON GUY IRE AND AROUND TREE TRUNK. r OIAM WHITE PVC PIPE SECTION ON (TIRE LENGTH OF EACH WIRE. GAUGE GALVANIZED WIRE, DOUBLE RAND TWISTED STEEL T -POST (2 MIN) If EXPOSED) 2AP ENTIRE SURFACE OF TRUNK TO SECOND 'ANCH WITH SPECIFIED TREE WRAP MATERIAL CURED AT TOP AND BOTTOM d AT 2 -FT rERVALS. RE: SPECS FOR TIMING T ROOT COLLAR 3' HIGHER THAN GRADE WHICH TREE GREW CIRCLE OF SHREDDED BARK MULCH (4' DEEP) DUND BASE OF TREES IN GRASS AREAS RM SAUCER AROUND EDGE OF TREE PIT IISH GRADE MOVE ALL TWINE AND WIRE FROM TOP AND SIDES ROOT BALL PULL BURLAP BACK 213 MINIMUM :)RE SIDES OF PIT AS SHOWN ROUGHEN SIDES IOR TO BACKFILLING ECIFIED BACKFILL MIXTURE -.AISE TO EXTEND MIN 24' INTO UNDISTURBED SOIL UNDISTURBED SUBGRADE ANY BROKEN OR CRUMBLING ROOTBALL WILL Be REJECTED REMOVING THE HARE WILL NOT BE AN EXCUSE FOR DAMAGED ROOTBALLS. REMOVE STAKING AFTER ONE YEAR DECIDUOUS TREE PLANTING NOT TO SCALE CLUMP TREES SMALL HAVE SPECIFIED NUMBER OF TRUNKS, SHRUB FORMS WILL BE REJECTED DO NOT CUT LEADER. PRUNE DAMAGED OR DEAD WOOD IMMEDIATELY PRIOR TO PLANTING. WATER RING - INSTALL AT END OF PLANTING. REMOVE PRIOR TO SODDING OR IRRIGATED SEEDING PLANT ROOTBALL 2' HIGHER THAN WHICH IT GREW (IN IRRIGATED AREAS) IN NON -IRRIGATED AREAS PLANT TREE AT GRADE WHICH IT GREW APPLY 4' OF BARK MULCH TO THE OUTSIDE EDGE OF SAUCERUPON PLANTING APPLY 18.24' RING OF BARK MULCH C DEEP UPON COMPLETION OF SEEDING OR SODDING FINISHED GRADE CUT AND REMOVE BURLAP FROM TOP AND SIDES OF ROOTBALL. REMOVE ALL WIRES AND NYLON TIES. IF TREE IS IN FIBER POT. REMOVE PRIOR TO PLANTING ANY BROKEN OR CRUMBLING ROOTBALL WILL BE REJECTED. REMOVING THE WIRE WILL NOT BE AN EXCUSE FOR DAMAGED ROOTBALLS SPECIFIED BACKFILL MIXTURE AND FERTILIZER APPLICATION HOLE SHOULD HAVE ROUGHENED SIDES CLUMP TREE PLANTING 2 DO NOT CUT OR DAMAGE LEADER RUBBER HOSE ( ITT DIA.) OR 12' NYLON TREE STRAP ON GUY WIRE TO PROTECT TREE Nit GALVANIZED WIRE TWISTED DOUBLE STRAND MIN 3 GW WIRES PER TREE 12' DIA X 38' LONG WHITE PVC PIPE ON EACH GUY WIRE SET ROOTBALL 3' HIGHER THAN GRADE AT WHICH TREE GREW APPLY 4' OF BARK MULCH TO THE OUTSIDE EDGE OF MULCH 4' DEEP UPON COMPLETION OF SEEDING OR SODDING. FINISHED GRADE 30' METAL T STAKE DRIVE VERTICALLY INTO UNDISTURBED SOIL. FLUSH W/GRADE REMOVE BURLAP FROM TOP 213 OF ROOTBALL REMOVE TWINE 6 WIRE FROM TOP AND SIDES OF ROOTBALL UNDISTURBED SUBGRADE SPECIFIED BACKFILL MIXTURE HOLE SHOULD HAVE ROUGHENED SIDES AND FERTILIZER APPLICATION REMOVE GUYING AFTER ONE YEAR. INSTALL SPECIFIED MULCH TO DRIPLINE OF TREE WHERE PLANTED IN LAWN AREAS DO NOT PROVIDE WATER BASIN IN IRRIGATED LAWN AREAS EVERGREEN TREE PLANTING 3 NOT TO SCALE LANDSCAPE NOTES I ALL LANDSCAPED AREAS AND PLANT MATERIAL SHALL BE SERVED BY A FUNCTIONING AUTOMATIC IRRIGATION SYSTEM WHICH COMBINES DRIP 8 SUBSURFACE IRRIGATION WITH HIGH EFFICIENCY SPRINKLERS 2 AT A VERTICAL DISTANCE OF T TO 3 5' MAX., UNOBSTRUCTED VIEW SHALL BE PROVIDED AND MAINTAINED AT ALL TIMES WITHIN THE SIGHT DISTANCE TRIANGLES 3 USE OF NONLIVING MATERIALS SHALL NOT EXCEED 35% OF THE REQUIRED LANDSCAPE AREA CONCRETE CURB OR SIDEWALK PRUNE ALL DAMAGED OR DEAD WOOD IMMEDIATELY PRIOR TO PLANTING. SET SHRUB I' HIGHER THAN THE GRADE AT WHICH IT GREW. DIG PLANT PIT TWICE AS WIDE OR MORE AS THE CONTAINER. APPLY SPECIFIED MULCH 4' DEEP OVER SPECIFIED WEED MAT FINISHED GRADE ALL JUNIPER PLANTS SHOULD BE PLANTED SO TOP OF ROOT MASS OCCURS AT FINISH GRADE OF MULCH LAYER LOOSEN SIDES OF PLANT PIT AND ROOTBALL REMOVE CONTAINER BACKFILL ONE THIRD ORGANIC MATTER TWO THIRDS SITE SOIL THOROUGHLY MIXED. ANY BROKEN OR CRUMBLING ROOTBALL HALL BE REJECTED REMOVING THE CONTAINER WILL NOT BE AN EXCUSE FOR DAMAGED ROOTBALL. SHRUB PLANTING 4 NOT TO SCALE 1 COORDINATION THIS LANDSCAPE ARCHITECTURAL SITE PLAN IS TO BE USED IN CONJUNCTION WITH THE CIVIL ARCHITECTURAL, MECHANICAL. ELECTRICAL. STRUCTURAL AND IRRIGATION PLANS AND SPECIFICATIONS TO FORM COMPLETE INFORMATION REGARDING THIS SITE 2 COMPLIANCE CONSTRUCTION SHALL CONFORM TO ALL APPLICABLE STATE AND LOCAL CODES 3 GUARANTEE ALL MATERIALS AND WORKMANSHIP SHALL BE GUARANTEED FOR ONE YEAR. FROM DATE OF FINAL ACCEPTANCE. AT NO ADDITIONAL COST TO THE OWNER 4 COMPLETION AND MAINTENANCE A FINAL ACCEPTANCE: WITHIN TEN DAYS OF CONTRACTORS NOTICE THAT THE ENTIRE PROJECT IS COMPLETE. THE L A. SHALL REVIEW INSTALLATION IF FINAL ACCEPTANCE IS NOT GIVEN, THE L A. SHALL PREPARE A PUNCH LIST OF PENDING ITEMS THE PUNCH LIST ITEMS SHALL BE COMPLETED BY THE CONTRACTOR WITHIN TEN CALENDAR DAYS FROM DATE ISSUED SUBSEQUENT REVIEW AND APPROVAL SHALL SIGNIFY ACCEPTANCE B MAINTENANCE. ALL LANDSCAPING SHALL BE MAINTAINED FROM INSTALLATION TO FINAL ACCEPTANCE MAINTENANCE SHALL INCLUDE WATERING. FERTILIZING. WEEDING. MOWING. TRIMMING. ROLUNG. REGRADING. REPLANTING. DISEASE AND INSECT PROTECTION 5. SITE CONDITIONS LANDSCAPE CONTRACTOR SHALL EXAMINE THE SITE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED AND NOTIFY THE GENERAL CONTRACTOR IN WRITING OF UNSATISFACTORY CONDITIONS DO NOT PROCEED UNTIL CONDITIONS ARE CORRECTED. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR FINISHED GRADES AND POSITIVE DRAINAGE IN LANDSCAPE AREAS. 8 DAMAGE AND CLEANING A CONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMS DAMAGED DUE TO THIS WORK AT NO ADDITIONAL COST TO THE OWNER. 8 CONTRACTOR SHALL CLEAN ALL AREAS DUE TO THIS WORK AND PROPERLY REMOVE ALL UNUSED MATERIALS FROM SITE 7 RIGHT OF REJECTION OWNERIANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY MATERIALS AT ANYTIME ALLPLANT MATERIALS SHALL MEET THE MINIMUM CURRENT 'AMERICAN STANDARDS FOR NURSERY STOCK- BY THE AMERICAN ASSOCIATION OF NURSERYMEN CONTRACTOR SHALL PROVIDE SAMPLES. SPECS. AND OR TAGS FOR ALL MATERIALS 8 SOIL PREPARATION SOD AND SHRUB BED AREAS SHALL RECEIVE SIX INCHES OF APPROVED TOPSOIL. AMEND SOIL WITH FOUR CUBIC YARDS PER THOUSAND SQUARE FEET OF ORGANIC COMPOST. COMPOST TO HAVE A C RATIO BETWEEN 151 AND 301. LESS THAN 8 mmhos/cm SALT CONTENT. A PH BETWEEN 8.5 AND 8.5. AND OVER 30% ORGANIC MATTER. APPLY 5 USS. OF 20.1 0.5 GRANULAR FERTILIZER PER THOUSAND SO. FEET. ROTOTILL AMENDMENTS AND TOPSOIL TO A DEPTH OF SIX INCHES. VERIFY SOIL PREP SPECIFICATIONS WITH WATER PROVIDER STANDARDS. PROVIDE EVIDENCE OF APPLICATION AS REQUIRED 9 PUNTING TREES AND SHRUBS SHALL BE PUNTED PER DETAILS. STAKE AND GUY TREES PER DETAILS TREE AND SHRUB BED LOCATIONS SHALL BE APPROVED PRIOR TO PLANTING. BACKFILL WITH 113 SOIL AMENDMENT AND 213 SITE SOIL THOROUGHLY MIXED. FERTILIZE AS RECOMMENDED WITH AGRIFORM TABLETS. AT A VERTICAL DISTANCE OF Y TO 3.5' MAX.. UNOBSTRUCTED VIEW SMALL BE PROVIDED AND MAINTAINEOAT ALL TIMES WITHIN THE SIGHT DISTANCE TRIANGLES 10 EDGER INSTALL 4' ROLL-TOP RYERSON STEEL EDGING (14 GAUGE NRH GREEN FINISH) OR EQUAL INSTALL WITH STAKES AND SPLICERS PER MANUFACTURER'S RECOMMENDATIONS. INSTALL BETWEEN ALL SOD OR SEEDED AREAS AND MULCHEDAREAS 11 MULCH ALL SHRUB AND PERENNIAL BEDS SHALL BE MULCHED WITH 1 12' ROUNDED RIVER ROCK PLACED OVER DEWITT PRO 5 FILTER FABRIC. 3' DEEP (SUBMIT SAMPLES) 2 BODO,NG SOD SHALL BE "RTF' FESCUE BY GREEN VALLEY TURF (GVT) (303-7986784) SOIL PREP. INSTALL AND WATER ACCORDING TO GVT GUIDELINES 13 MAINTENANCE THE PROPERTY OWNER OF RECORD. THE OWNER'S AGENT OR TENANT SHALL KEEP ALL LANDSCAPING IN A WELL MAINTAINED AND HEALTHY GROWING CONDITION. 14 IRRIGATION AN AUTOMATIC IRRIGATION SYSTEM. MEETING LOCAL REQUIREMENTS. SHALL BE DESIGNED AND INSTALLED PROVIDING ADEQUATE IRRIGATION COVERAGE TO PROPOSED LANDSCAPE AREAS ALL SHRUB AREAS SHALL USE DRIP IRRIGATION REFER TO THE UTILITY PLAN FOR THE IRRIGATION CONNECTION LOCATION. THE WATER SUPPLY AND BACKFLOW PREVENTER IS TO BE CONNECTED TO THE BUILDING SERVICE LINE AFTER THE WATER FLOWS THROUGH THE METER SEEDING NOTES SUBMIT ALL SEEDING, MULCHING. AND WATER SCHEDULE SPECIFICATIONS TO THE OWNER FOR FINAL APPROVAL PRIOR TO WORK SOIL PREP APPLY STOCKPILED TOPSOIL AND 100 LBS OF DIAMMONIUM PHOSPHATE PER ACRE TO AN APPROVED SUBGRADE USE A DISK OR HARROW TO PREPARE THE SEED BED AND COMPLETE FINISH GRADING REMOVE ALL STONES. DIRT CLODS. STICKS. FOREIGN MATERIALS, ETC. 1' OR LARGER SEEDING. USE A GRASS DRILL WITH A SEED AGITATOR TO ENSURE THAT THE SEED IS DRILLED EVENLY TO A 12' DEPTH MULCH'. CRIMP HAY OR STRAW INTO THE SOIL AT 3.000 LBS. PER ACRE. EROSION CONTROL BLANKETS SHALL BE UTILIZED ON SLOPES OF 3'.1 OR GREATER FOR GRASS ESTASUSHMENT. INSTALL SINGLE NET ALL NATURAL JUTE/SCRIM BIODEGRADABLE BLANKETS WITH A 12 MONTH BIODEGRADABLE 2- SPACED NETTING MADE FROM BIODEGRADABLE COTTON AND INSTALL PER MANUFACTURERS RECOMMENDATIONS WATER. CONTRACTOR SHALL APPLY MIN. 12" OF WATER TO SEED AREAS, TWICE PER WEEK, FOR FOUR WEEKS. CONTRACTOR TO SUPPLY ALL EQUIPMENT AND LABOR. RESEED AND MULCH BARE OR ERODED AREAS AFTER ONE MONTH PERIOD CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ESTABLISHMENT OF GRASSES LOW GROW GRASS MIX BY ARKANSAS VALLEY SEED 1877-907.3337) GRASS MIX PERCENT EPHRAIM CRESTED WHEATGRASS 30% SHEEP FESCUE 25% PERENNIAL RYE 20% CHEWINGS FESCUE 15% KENTUCKY BLUEGRASS 10% TOTAL 100% 22 0 LBS OF P L PER ACRE DRILLED O Sterling Design Associates, Ilc '.EERS LANDSCAPE ARCHITECTS 2009 W. Wd 1. MM. W00 .— CO WIM 302.794.4727 0 .�ww.SoaY�fapNas«ws mn PRE PARED UNDER THE DRECT SIPERW SIGN OF M -ET SMAUNG C0.CRADOREGIST _N0 IN FOR 6 OI3 BEHA.F 0FSTERLING CFSION ASSOCIATES. LLC PRELIMINARY NOT FOR CONSTRUCTION STERLING DESIGN ASSOCIATES. LLC 328N8 - uw✓.cFA m Ci rp WITS we.v.Ne. w.le nE MM 0 01220-031 STARBUCKS DRIVE-THRU 12755 W 32ND AVENUE WHEAT RIDGE, CO 80033 STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE, WA 98134 (208) 318.1575 LANDSCAPE NOTES & DETAILS 4 OF 11 L102 I I I L:� 0 10 20 40 NORTH SCALE 1'= 20'-0" STARBUCKS DRIVE-THRU - APPLEWOOD VILLAGE SHOPPING CENTER PCD AMENDMENT #1 1 AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4, SECTION 29, T 3 S., R 69 W. OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON. STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN 1-tumnrre Scnedde Label Urib Arg I M- WLS12096 STARBUCKS WHEAT RIDGE. CO PM: ROBBY -WMln Max/Min PLEASE CALL US FOR PRICING AT 14100833.8711 ft Symbol Ory L11bN Lume116 LLF D—dpi. Wm. WdM —M-* 4 A N.A. 0.880 WLS-EDG-4MB-06-E-UL-700-40K 18' MOUNTING HEIGHT 134 ) 0, 2 B NA. 0.990 WLS-EDG-2MB-06-E-UL-700-40K IB MOUNTING HEIGHT 133.8 � r®y 2 C N.A. 0.950 WLS-EOG-5M-06-E-UL-700.40K /B' MOUNTING HEIGHT 133 CalwlWpl Summary Label Urib Arg I M- Met -WMln Max/Min PtSpdU ft OVERALL PARKING SUMMARY FC 3.08 6.5 ID 3.08 8.50 10 fPtSp 0 NOTES 1. THE FOOTCANDLE LEVELS AS SHOWN ARE BASED ON THE FOLLOWING CRITERIA. ANY SUBSTITUTIONS IN SPECIFIED FIXTURES OR CHANGES TO LAYOUT WILL AFFECT LIGHTING LEVELS SHOWN AND WILL NOT BE THE RESPONSIBILITY OF WLS LIGHTING SYSTEMS 2. THE CONTRIBUTION OF THE SOFFIT I BUILDING LIGHTING IS NOT REFLECTED ON THE DRAWING UNLESS SOFFIT /BUILDING LIGHTING IS SPECIFIED IN THE FIXTURE SCHEDULE BELOW. 3 DISTANCE BETWEEN READINGS t0 4 FINAL ADJUSTMENTS TO AIMING ANGLE/DIRECTION OF FIXTURES MAY BE REQUIRED TO ELIMINATE LIGHT TRESPASS OR GLARE ONTO ADJOINING PROPERTIES OR ROADWAYS CAST ALUMINUM — LIGHT POLE AND FIXTURE POWDER COATED FINISH BRONZE COLOR QB CONCRETE BASE 2 CONCRETE FOOTING PER STRUCTURAL ENGINEER LIGHT POLE DETAIL 114` = T-0 Based on th formaeon Wovrded. all dmeneens and --e local, - shown repesenl recommended p—bons The _g—e, andrp xcmtect must det—une appbcablhty of the layout to ensang or }more field condt— Thrs Irghhng pattern represents ,11—haoon levels calculated Irom laboratory data taken once] controlled cond6ons utdohg current industry standard lamp ratings In -dance wltll 111—hang Englneenng Socrety appwed methods Amal redamance of any manufacturer s l—naue may vary due to v haIL rn electrical voltage. tolerance a lamps ands other vanable fide condbons Pe..ed-q 6, CREE* r IMn 4dlEU1 UYra •A• m 12,16• 4D law [0 14W so 1606• f0D 1606' 130 1606• 140 32A6' 169 DFA• 1p 2606• 360 Nub• 2N SDue• 24D 53.00' LEO ARFA ;:: EDGSERIES::: SPECIFICATIONS GEMINAL DESCRIPTION- SNn bwp9hN deMgn mYNnlM rend la4d r9giW4rn4rrll shh.peded nryyKl EaOaLmMNI,SMhiMegral.WeaenW !IgfrtlEOtrhW <arlpnment h:qh rarrrarre 6hNNnpn I,faninhi CpnrnlMt IrNemcun9 m9unthy rned,9d. 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CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN DRIVE-THRU LANE DIRECTIONAL SIGN A NOT TO SCALE ASPHALT CONCRETE FLOWLINE CONCRETE FLOWLINE % CONCRETE LANDSCAPING (1) 3/4' SCHD. 40 PVC CONDUIT ROUTE BACK TO ELECTRICAL PANEL (2) 1' SCHD. 40 PVC DATA CONDUIT -4 ROUTE BACK TO MANAGERS DESK, AND (1) 34' SCHD. 40 PVC CONDUIT ROUTE BACK TO ELECTRICAL PANEL rA C DIGITAL ORDER / 0709 C700 SCREEN WITH CANOPY HC PARKING ONLY LIGHT SIGN POLE CONCRETE SIDEWALK 16 LONG / CONCRETE PAVEMENT / CENTERED ON SPEAKER POST LANDSCAPING ., DETECTOR LOOP CENTERED ON SPEAKER POST Y BELOW FINAL GRADE 0700 ASPHALT \. 41F 5 PANEL MENU BOARD-20DEG ORIENTATION & DIGITAL ORDER SCREEN C DRIVE-THRU LANE CCNCRCTL LIGHT \\ POLE CONCRETE SIDEWALK B O c7alx DID2 PARKING DIRECTIONAL SIGN E9 NOT TO SCALE 1) ON' SCNO. 40 PVC CONDUIT K)UTE BACK TO ELECTRICAL PANEL CONCRETE FLOWLINE CONCRETE FLOWLINE LANDSCAPING OQ 0 4G I 4- c� 'fi A E C7012 C70Y t y LANDSCAPING Cm O DRIVE AISt E PRE -MENU BOARD-30DEG ORIENTATION & CLEARANCE BAR D NOT TO SCALE O Sterling Design Associates, Ilc S . 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THE GROUND MUST NOT BE ALTERED AND MUST BE O� WELL DRAINED V'0 DIA 4 EXPECTED GROUND BEARING CAPACITY AT 3000 PSF BAR FOOTINGE CLEARANCE NOT TO SCALE STARBUCKS DRIVE-THRU - APPLEWOOD VILLAGE SHOPPING CENTER PCD AMENDMENT #11 AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE SITUATED IN THE 1/4, NW 1/4, SECTION 29, T 3 S., R 69 W. OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON SPECIFIC DEVELOPMENT PLAN SIGN WITH BASE AND PLATE I 'a COVER (BY STARBUCKS) A 4 FINISH GRADE CONCRETE FOOTING RE MENU BOARD FOOTING FREESTANDING PRE -MENU BOARD o NOT TO SCALE DIRECTIONAL SIGN DIRECTIONAL SIGN FOOTING n 9 -0' SIGN WITH BASE AND PLATE COVER (BY STARBUCKS) CONCRETE i FOOTING 5 PANEL MENU BOARD n NOT TO SCALE. I III III �- FREE-STANDING MENU ' ,111 ,III (DESIGNVARIES) VARIES, rt- n - I I1nI1 nI I c 24T LONG ANCHOR BOLTS 54 GRADE 364EACH) FINISHED GRADE MENU BOTTOM I 1 I I PLATE OUTLINE o 03 TIES (3 EACH - -- Q w _ z i 2 2 w 3/4' CONDUIT FOR 03 TIES. TYP i-1 I AC (CENTER f O Q 170 C IN FOOTING) b o PLAN a 'B EAC- ICALS 6 EADHI NOTE G C TO VERIFY IF EXIST FOOnG'. y.0- LA SE USED IN LIEU OF NEW FOOTING DIAMETER ITYP ) @ ALL FOOTINGS MENU BOARD FOOTING n GRAPHIC ONBACKSIDE ELEVATION SL IfL T YOU THIS DETAIL IS FOR REFERENCE SIGN HATH BASE ONLY SIGNAGESVPPLIED PND AND PLATE COVER INSTALLED By OTHERS UNDER (BY STARBUCKS) SEPARATE PERMIT EXPOSED FOOTING SEE SITE PLAN FOR ORIENTATION FINISHED OF GRAPHIC PANELS TO SITE GRADE I I I I SIDE ELEVATION CUSTOMER ELEVATION DIRECTIONAL SIGN - EXIT n NOT TO SCALE LJ 5 U4" r�� D THIS DETAIL IS FOR REFERENCE ONLY SIGNAGE SUPPLIED AND LANDPLATE GN WITH BASE INSTALLED By OTHERS UNDER COVERSEPARATE PERMT. Y STARBUCNSI EXPOSED FOOTING SEE SITE PLAN FOR ORIENTATION FINISHED OF GRAPHIC PANELS TO SITE GRADE I I SIDE ELEVATION CUSTOMER ELEVATION DIRECTIONAL SIGN - ENTRY NOT TO SCALE rl OSterling Design Associates, Ilc 2m. L— NA..XXI L,4e CO Wow 10 7 1914 711 pA .....5lnlnpe,p,Avro�w.a <an SIGNAGE FOR REFERENCE ONLY SMRLING DESIGN A550CIATES, LLC 3N25NS VIAE DIRECTIONAL m *cc NO OKK PLATE OUTLINE 3N- DIA 12'LONG ANCHOR BOLTS, IZ CONDUIT FOR EMBED6'MINIMLAA 120 yAC (CEMER (2 EA SIDE, INFOOTING) uLL FINISHED GRADE a0. _ Z 2 f3 TIES (3 EA ) O� zw6 - _ 03 TIES. TYP zO b94 VERTICALS (4 EA) PLAN � t'6"DIA DIRECTIONAL SIGN FOOTING n 9 -0' SIGN WITH BASE AND PLATE COVER (BY STARBUCKS) CONCRETE i FOOTING 5 PANEL MENU BOARD n NOT TO SCALE. I III III �- FREE-STANDING MENU ' ,111 ,III (DESIGNVARIES) VARIES, rt- n - I I1nI1 nI I c 24T LONG ANCHOR BOLTS 54 GRADE 364EACH) FINISHED GRADE MENU BOTTOM I 1 I I PLATE OUTLINE o 03 TIES (3 EACH - -- Q w _ z i 2 2 w 3/4' CONDUIT FOR 03 TIES. TYP i-1 I AC (CENTER f O Q 170 C IN FOOTING) b o PLAN a 'B EAC- ICALS 6 EADHI NOTE G C TO VERIFY IF EXIST FOOnG'. y.0- LA SE USED IN LIEU OF NEW FOOTING DIAMETER ITYP ) @ ALL FOOTINGS MENU BOARD FOOTING n GRAPHIC ONBACKSIDE ELEVATION SL IfL T YOU THIS DETAIL IS FOR REFERENCE SIGN HATH BASE ONLY SIGNAGESVPPLIED PND AND PLATE COVER INSTALLED By OTHERS UNDER (BY STARBUCKS) SEPARATE PERMIT EXPOSED FOOTING SEE SITE PLAN FOR ORIENTATION FINISHED OF GRAPHIC PANELS TO SITE GRADE I I I I SIDE ELEVATION CUSTOMER ELEVATION DIRECTIONAL SIGN - EXIT n NOT TO SCALE LJ 5 U4" r�� D THIS DETAIL IS FOR REFERENCE ONLY SIGNAGE SUPPLIED AND LANDPLATE GN WITH BASE INSTALLED By OTHERS UNDER COVERSEPARATE PERMT. Y STARBUCNSI EXPOSED FOOTING SEE SITE PLAN FOR ORIENTATION FINISHED OF GRAPHIC PANELS TO SITE GRADE I I SIDE ELEVATION CUSTOMER ELEVATION DIRECTIONAL SIGN - ENTRY NOT TO SCALE rl OSterling Design Associates, Ilc 2m. L— NA..XXI L,4e CO Wow 10 7 1914 711 pA .....5lnlnpe,p,Avro�w.a <an SIGNAGE FOR REFERENCE ONLY SMRLING DESIGN A550CIATES, LLC 3N25NS VIAE ;7- i.— OKK m *cc NO OKK wux�NO ca[ 0 Q1220-031 STARBUCKS DRIVE-THRU 12755 W 32ND AVENUE WHEAT RIDGE, CO 80033 STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE: WA98134 SIGNAGE DETAILS 7 OF 11 C702 FRONT ELEVATION DIGITAL ORDEI SCREEN VATH CANOPY (BY STARBUCKS) EXPOSED CON FOOTING CURB STARBUCKS DRIVE-THRU - APPLEWOOD VILLAGE SHOPPING CENTER PCD AMENDMENT #1 1 AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4, SECTION 29, T 3 S., R 69 W. OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN CONCRETE FoonNc.Tvv --------------� � ,RIGHT ELEVATION NON -ILLUMINATED BOLLARD NOT TO SCALE DIGITAL ORDER SCREEN HATH CANOPY (BY STARSUCKS) EXPOSED CONCRETE FOOTING FINISH GRADE THIS DETAIL IS FOR REFERENCE OHLY SIGNAGE SUPPLIEDAND INSTALLED BY OTHERS UNDER SEPARATE PERMIT LEFT ELEVATION DIGITAL ORDER SCREEN WITH CANOPY A NOT TO SCALE EXPOSED CONCRETE FOOnNG I 1 1 I L. J CURB CANOPY ABOVE I I I I I I I I I I PLAN I � I II IN III II I I II II IIIA DIGITAL ORDER SCREEN III II I II II I II IN WITH CANOPY III II 1 N II I II III III P IL JI r 9 III 4-I4 III314- J111 LI I lr7 II III1, DIAMETER ANCHOR BOLTS(4 EACH) FINISHED GRADE I — I I � I I I I Z w I I = OF Z I I z W I z z O I I ' < 0 03 TIES (3 EACH) 1W PLATE. 3'X3 r HEAVY HEX NUT 13TIE5. TYP ® To- OC 45 VERTICALS (6 EACH FOOTING) PLAN 2 -6- I. 01 DIGITAL ORDER SCREEN FOOTING n NOT TO SCALE E PLATE OLES FOR SITION ,...REEN OSterling Design Associates, III: CIVIL ENGINEERS - LANDSCAPE ARCHITECTS 1W9 w. LN --SW -XO L—CO WIN 101 A727ph SIGNAGE FOR REFERENCE ONLY STERUNG CESIGN ASSOCIATES. LLC .NO REv�sO BFi aTr wrwvl*s Nott., wrE B+ 10 1 DATE ]125/76 WAE u_E` IgOiECT NO OKK T OKK 01220-031 STARBUCKS DRIVE-THRU 12755 W 32ND AVENUE WHEAT RIDGE, CO 80033 STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE, WA 98134 SIGNAGE DETAILS 8 OF 11 C703 REFLECTIVE TAPE PER STARSUCKS STANDARDS Sti5',IIC STEEL POST PAINTED BLACK OR AS DIRECTED BY STARBUCKS CONSTRUCTION MANAGER CONTRACTOR TO VERIFY CROWN FOR POSITIVE DRAINAGE FINISHED GRADE II•, 7 1• CONCRETE FOOTING Y• I , ( I . l^J to ' "D. NON -ILLUMINATED BOLLARD NOT TO SCALE DIGITAL ORDER SCREEN HATH CANOPY (BY STARSUCKS) EXPOSED CONCRETE FOOTING FINISH GRADE THIS DETAIL IS FOR REFERENCE OHLY SIGNAGE SUPPLIEDAND INSTALLED BY OTHERS UNDER SEPARATE PERMIT LEFT ELEVATION DIGITAL ORDER SCREEN WITH CANOPY A NOT TO SCALE EXPOSED CONCRETE FOOnNG I 1 1 I L. J CURB CANOPY ABOVE I I I I I I I I I I PLAN I � I II IN III II I I II II IIIA DIGITAL ORDER SCREEN III II I II II I II IN WITH CANOPY III II 1 N II I II III III P IL JI r 9 III 4-I4 III314- J111 LI I lr7 II III1, DIAMETER ANCHOR BOLTS(4 EACH) FINISHED GRADE I — I I � I I I I Z w I I = OF Z I I z W I z z O I I ' < 0 03 TIES (3 EACH) 1W PLATE. 3'X3 r HEAVY HEX NUT 13TIE5. TYP ® To- OC 45 VERTICALS (6 EACH FOOTING) PLAN 2 -6- I. 01 DIGITAL ORDER SCREEN FOOTING n NOT TO SCALE E PLATE OLES FOR SITION ,...REEN OSterling Design Associates, III: CIVIL ENGINEERS - LANDSCAPE ARCHITECTS 1W9 w. LN --SW -XO L—CO WIN 101 A727ph SIGNAGE FOR REFERENCE ONLY STERUNG CESIGN ASSOCIATES. LLC .NO REv�sO BFi aTr wrwvl*s Nott., wrE B+ 10 1 DATE ]125/76 WAE u_E` IgOiECT NO OKK T OKK 01220-031 STARBUCKS DRIVE-THRU 12755 W 32ND AVENUE WHEAT RIDGE, CO 80033 STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE, WA 98134 SIGNAGE DETAILS 8 OF 11 C703 STARBUCKS DRIVE-THRU-APPLEWOOD VILLAGE SHOPPING CENTER PCD AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4. SECTION 29, T 3 S. R 69 W. OF THE 6TH P.M CITY OF WHEAT RIDGE. COUNTY OF JEFFERSON, STATE OF COLORADO ..,PFC,.IFI(: nF\/FI I)PRAFNT PI AN WEST ELEVATION 5 1 I TO ROOF 26' - 0" � T.O. HIGH PARAPE 20' - 8" T.O.LOW PARA_PAET �. 18 -66 B.O. CANOPY 9'-6" YP T.O. FINISH FLOOR 0" WEST FACADE - 873 S.F. MATERIALS 8 TRANSPARENCY SUMMARY ND. MATERIAL %OF FACADE BRK-I BRICK VENEER 7 % ST. STONE VENEER 37.BX E-1 I STUCCO 175% GLAZING 1 40% � S UTH ELEVATION SHEET NOTES I ADDRESS SIGN. W BLACK ANODIZED LETTERS WITH STANDOFFS BY GC 2 BUILDING SIGNAGE PER SCHEDULE SEE ELECTRICAL DRAWINGS. 3. 60' LOGO SIGN PER SCHEDULE ON INTERIOR WALL, CENTERED ON GLASS SEE ELECTRICAL DRAWINGS. DRIVE-THRU SIGNAGE PER SCHEDULE ALIGN RIGHT SIDE OF SIGN WITH EDGE OF WORDMARK SIGN ON SOUTH ELEVATION AS SHOWN. 5. EXTERIOR WALL SCONCE. ENSURE SCONCE IS CENTERED ON WALL SEE DETAIL 7/X5001 AND ELECTRICAL DRAWINGS 6 OUTDOOR SPEAKER PER SCHEDULE. CENTER ON WALL OVER SCONCE. TYP 7 DOWNSPOUT FROM CANOPY PAINT TO MATCH CANOPY (MTLJ) 8 KNOX BOX MOUNT AT 5'JT AFF PAINT TO MATCH STONE VENEER ISTN-I ). 9. CEMENT PLASTER CONTROL JOINT. TYP SEE DETAILS ON SHEET X5005 10 HOSE BIBS AT 1'.V SEE PLUMBING DRAWINGS FOR MORE INFORMATION I1 DASHED LINE REPRESENTS OUTLINE OF ROOF MEMBRANE AND ROOF TOP UNITS BEHIND 12 PATIO RAILINGS SEE DETAILS 6,7/X5001 13 RESERVE WINDOW VINYL SIGNAGE 14 STEEL CHANNEL TO MATCH CANOPY SEE DETAILS 10 a 11/X5003 15. STEEL CHANNEL TO TERMINATE AT WOOD PATIO ROOF BEAM 16 BOTTOM OF WOOD PATIO ROOF BEAM TO ALIGN WITH STEEL CHANNEL SEE STRUCTURAL SEE SHEET X1041 FOR FURTHER PATO ROOF INFORMATION. EXTERIOR FINISH SCHEDULE �I T.O. ROOF h. 26-(r Y I L.0. HIGH PARAP 2 - s" T.O. LOW PARAPA 4., 18'-8. _ B.O_CAN OPY FLOOR O' ll�r STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE. WASHINGTON 98134 THESE DRAWINGS AND SPECIFICATIONS ARE CONFIDENTIAL AND SHALL REMAIN THE SOLE PROPERTY OF STARBUCKS CORPORATION, WHICH IS THE OWNER OF THE COPYRIGHT IN THIS WORK THEY SHALL NOT BE REPRODUCED (IN WHOLE OR IN PART). SHARED WITH THIRD PARTIES OR USED IN ANY MANNER ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT WITHOUT THE PRIOR WRITTEN CONSENT OF STARBUCKS CORPORATION. ARCHITECT OF RECORD RFrolholt,& Ho architects °a i�ww�o.n: on K.�mO . ,mimamv 1aNs.rlwwwwaw.cw 0 J W M W LL r r) z $ � qO p O oW U Z0 Li it N Z zoo Ix 0W w z w U, LL N t+ LL a M 0. � STORE M: 251 PROJECT* 01220-031 CONCEPT. PALETTE' ISSUE DATE: 17 MARCH 2015 DESIGN MANAGER: MEUSSABODWAY LEEO®AP. PRODUCTION DESIGNER: CHECKED BY SHEET TITLE BUILDING ELEVATIONS SCALE SHEET NUMBER A-2001 9 OF 11 STARBUCKS DRIVE-THRU-APPLEWOOD VILLAGE SHOPPING CENTER PCD AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 114. SECTION 29. T 3 S. R 69 W. OF THE STH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON. STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN D C 2 B A 300 EG EO ED ED EAST FACADE -770 S. F. MATERIALS 8 TRANSPARENCY SUMMARY — T.O. HIGH PARAPET 7 S F T1 S.F. L — — 2(7 - � NO. MATERIAL % FACADE S U1D2 O S 11392 2 E-1 9 BRK4 I BRICK VENEER 1 13% T.O. LAW PARAPAET _ STN -1 STONE VENEER 118% E-1 STUCCO 38% GLAZING 2% �4a o og= goolma /7 p�ptry 1. E1 B.O. CANOPY 9 - 8' BRw, T.O. FINISH FLOOR 0' lqpl 1 EAST ELEVATION va• • ra 6 NORTH FACADE - 1 500 S F I — — — --— — 3 MATERIALS & TRANSPARENCY SUMMARY ISSUE DATE. 17 MARCH 2015 DESIGN MANAGER: MATERIAL %OFFACADECK LEED®AP PRODUCTION DESIGNER VENEER 128%ONE VENEER 31.8% ft UCCO 38.7X ZINO "% 2 1 I I EO ED EO EO 1T nP E.7 TYP 3nP 1`. - EO EO EO - -ED- T_ Ll j • 'cvl - =j a �.. t ro SHEET NOTES 1. ADDRESS SIGN 6 BLACK ANODIZED LETTERS WITH STAND-OFFS. BY GC 2 BUILDING SIGNAGE PER SCHEDULE SEE ELECTRICAL DRAWINGS. 3. SCUPPER PAINT TO MATCH CANOPY (MTU) 1. DRNE-THRU SIGNAGE PER SCHEDULE. ALIGN RIGHT SIDE OF SIGN WITH EDGE OF WOROMARK SIGN ON SOUTH ELEVATION AS SHOWN. "(D S. EXTERIOR WALL SCONCE. ENSURE SCONCE IS CENTERED ON WALL SEE DETAIL 7/A -50W AND ELECTRICAL DRAWINGS. B. OUTDOOR SPENCER PER SCHEDULE. CENTER ON WALL OVER STARBUC KS COFFEE SCONCE, TYP COMPANY 7. DOWNSPOUT FROM CANOPY PAINT TO MATCH CA14OPY(MTL4) 2401 UTAH AVENUE SOUTH S. KNOX BOX. MOUNT AT S{P AFF. PAINT TO MATCH STONE VENEER SEATTLE, WASHINGTON 98134 (STN -0. (206) 318-1575 9. CEMENT PLASTER CONTRL JOINT. TYP SEE DETAILS ON SHEET A. THESE DRAWINGS AND SPECIFICATIONS ARE 5005 CONFIDENTIAL AND SHALL REMAIN THE SOLE PROPERTYOF STARSUCKS CORPORATION. 10. HOSE BIBB AT 1'-0- SEE PLUMBING DRAWINGS FOR MORE WHICH IS THE OWNER OF THE COPYRIGHT IN INFORMATION THIS WORK. THEY SHALL NOT BE REPRODUCED (IN WHOLE OR IN PART). SNARED 17 DASHED LINE REPRESENTS OUTLINE OF ROOF MEMBRANE AND WITH THIRD PARTIES OR USED IN ANY MANNER ROOF TOP UNITS BEHIND ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT WITHOUT THE PRIOR WRITTEN 12 PATIO RAILINGS SEE DETAILS 67/A.5001 CONSENT OF STARBUCKS CORPORATION 13 RESERVE WINDOW VINYL SIGNAGE 14. MANUFACTURED METAL SCREEN ON STANDOFFS WITH INTEGRATED LIGHTING 15 DIRECTIONAL SIGNAGE. 16 BOLLARD 17 STEEL CHANNEL TO MATCH CANOPY. SEEDETAILS 10&11 IA'SOM ARCHITECT OF RECORD 18 BOTTOM WOODPATIO ROOF BEAM iOALIGN IMTHSTEEL C� Freiheit, Hu CHANNEL SEEE STRUCTURAL. EXTERIOR FINISH SCHEDULE U51YLE I ___—_I T.O.ROOF� --— 26,_0. T.O_HIGH PARAPET OL T.O. LOW PARAPAET B O CANOPY 9' 6" 1 — — 2a -s- I — — — --— — CONCEPT 19.5 S.F. CMLJ-1 TYP architects aaui¢wuPaulau >m RwlilOn SGnUl1b RIr ONNBy Da ... ipd- B/7115 LAyo11 R-- and Remise Pe, Cly Comments W `'' LL W ch O zw D Q O Q O oW W N� Z i o t7 O z w Q w z w LoW IWi N r` T LL Q. (`) a ui STORE # 251 PROJECT # 01220-031 CONCEPT PALETTE. ISSUE DATE. 17 MARCH 2015 DESIGN MANAGER: MELISSA BODWAY LEED®AP PRODUCTION DESIGNER CHECKED BY'. SHEET TITLE BUILDING ELEVATIONS 2 NORTH ELEVATION m .•.,•� SCALE O SHEET NUMBER 5 A-2002 10 OF 11 STARBUCKS DRIVE-THRU-APPLEWOOD VILLAGE SHOPPING CENTER PCD AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, COLORADO SITUATED IN THE SE 1/4, NW 1/4, SECTION 29, T 3 S. R 69 W. OF THE 6TH P.M. CITY OF WHEAT RIDGE. COUNTY OF JEFFERSON, STATE OF COLORADO SPECIFIC DEVELOPMENT PLAN n EXTERIOR 3D VIEW 1 fs STARBUCKS COFFEE COMPANY 2401 UTAH AVENUE SOUTH SEATTLE. WASHINGTON 98134 (206)318.1575 PROPERTY OF STARBUCKS CORPORATION. WHICH IS THE OWNER OF THE COPYRIGHT IN THIS WORK. THEY SMALL NOT BE REPRODUCED (IN WHOLE OR IN PART). SHARED WITH THIRD PARTIES OR USED IN ANY MANNER ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT WITHOUT THE PRIOR WRITTEN CONSENT OF STARBUCKS CORPORATION. ARCHITECT OF RECORD R'Freiheit a Ho architects II A." -salsa. I J W w� 0 0 z o � QO p 0 o Lu v } w N0 Z w r�� oZSQ�� V) L) w LIn W U- aoN 3 r-2 LL ix Q. M CIE LIJi STORE #: 251 PROJECT #: 01220-031 CONCEPT PALETTE ISSUE DATE iT MARCH 2015 DESIGN MANAGER MELISSA BODWAY LEEO@AP PRODUCTION DESIGNER CHECKED BY SHEET TITLE AERIAL PERSPECTIVE SCALE SHEET NUMBER A-1000 11 OF 11 'SAI City Of c�7�IheatR�dge COMMUNITY DEVEIAPMENT Memorandum TO: Planning Commission THROUGH: Kenneth Johnstone, Community Development Director FROM: Lisa Ritchie, Planner II DATE: November 25, 2015 (for December 3 Study Session) SUBJECT: Accessory Dwelling Units ISSUE: Under direction from City Council, community development staff is undertaking a study of considerations to be included in a potential ordinance to permit accessory dwelling units. An accessory dwelling unit (ADU) is a self-contained, smaller living unit on the lot, typically, of a single-family home. An ADU is differentiated from a duplex, or a lot with two units, through more restrictive standards for size, location on the lot, ownership and occupancy. The City currently prohibits the use of an accessory building as a dwelling unit under Sec. 26- 625. For comparison, manyjurisdictions in the Denver metropolitan area currentlypermit accessory dwelling units (ADU) either by -right or through special review. There are three common types of ADUs: An Attached ADU is a living space that is added on to an existing dwelling. Attached ADU located at the rear of the primary structure. The entrance is located at the side or rear of the primary residence. X< A Detached ADU is structurally separate from the primary dwelling. LN Detached ADU located at the rear or side of the property, or sometimes on top of a garage. An Interior ADU is located within the primary dwelling, commonly built through conversion of existing space, such as a basement or attic. PRIOR DISCUSSION: In 2001, this issue was discussed during a City Council Study Session. At that time, most neighboring jurisdictions also did not permit them, and a "stay the course" decision was made. Overtime, many of these neighboring jurisdictions adopted ADU Ordinances and now allow them. More recently in Wheat Ridge, as part of the City Council commissioned Housing Diversification Strategy study that was undertaken in 2013 and 2014, a recommendation was made to allow ADUs, under a potential pilot program. On March 2, 2015, the Community Development Director discussed proposed zoning code amendments with City Council, including ADUs. On November 23, 2015, a discussion was held with City Council seeking initial feedback on whether or not advancing the discussion was supported. Council was presented an overview of ADUs and related development standards, and they expressed support for continuing the discussion. City Council directed staff to bring this issue before the Planning Commission to develop a preliminary scope for a potential ordinance, and then conduct one or more public meetings, along with a survey, to solicit feedback from Wheat Ridge residents. In addition, staff will work to seek input from affected agencies, including water, sanitation and emergency services. FINANCIAL IMPACT: No direct impact. BACKGROUND: Staff provides the following as an initial examination of whether ADUs are appropriate in Wheat Ridge, what the impacts could be, what the standards should be, and how to permit and regulate them. There are numerous possible benefits to a household that could be realized by permitting ADUs. These include the provision of additional income to a household by renting the ADU, providing housing for aging family members or young adult children as they are entering the workforce, or providing the option for an aging person to remain on their property by renting out the primary residence. Benefits to the City as a whole may be realized from financial investment in properties, attracting new home buyers to the City, and the ability to retain current aging residents. ADUs are an efficient way to accomplish in -fill development and provide additional housing options with a lower cost and quicker permitting process without dramatically impacting the character of existing neighborhoods. Any new ordinance should consider what impacts may be associated with ADUs and provide regulations and processes that respond to the public's input, council direction and staff research findings. Most neighboring jurisdictions allow ADUs, including Arvada, Lakewood, Golden, Jefferson County, and Denver, as well as other regional communities, including Boulder, Aurora, Longmont, Loveland and Fort Collins. Likelihood ofADUs in Wheat Ridge Within the City of Wheat Ridge, there are conditions which may result in the construction of ADUs. These include rising home costs, an aging community and local and regional growth. It is worthwhile to note that staff receives inquiries regarding the ability to construct ADUs on a roughly weekly basis. Affordability Over the past 12 months, the median home price in Wheat Ridge has increased 14.2% to $312,400 in August 2015. This also represents a 47% increase from August 2010, when the median price was $213,000. (Zillow, 10/16/2015) Aging Community Within the City of Wheat Ridge, demographic indicators reveal an aging population and decreasing household size over the past decade. 2010 Census — Wheat Ridge —Average HH size — 2.12 3 2000 Census —Wheat Ridge —Average HH size — 2.2 2010 Census —Wheat Ridge —Median Age — 43.7 2000 Census —Wheat Ridge —Median Age — 40 2010 Census — Wheat Ridge —Living Alone — 38.4% 2000 Census — Wheat Ridge —Living Alone — 35.4% Community and Regional Growth Colorado Department of Local Affairs forecasts that the State of Colorado will grow in population by over 2.2 million residents between 2015 and 2040. Jefferson County is predicted to grow at rates less than the state as a whole, while Denver County is predicted to grow at higher rates. Long ranges plans for Wheat Ridge discuss the need for improvements to existing housing stock rather than accommodating large amounts of growth from new housing. The contemplation of an ADU often occurs when a homeowner is undertaking other improvements on the property or when a potential buyer is considering the initial purchase of the property. Older residents pursue the idea when the caretaking of a large home becomes burdensome; however they continue to desire to remain on the property. These triggers will likely occur in Wheat Ridge now and in the future as existing properties and the population continues to age. Anecdotal evidence from other jurisdictions reveals that most communities experience less ADU demand than what was anticipated. Challenges arise in the appraisal and finance process. Some communities find that their municipal regulations include unforeseen barriers for ADU development, such as regulations regarding parking or minimum lot size requirements. Consideration of potential obstacles should be given when determining ADU regulations. Analysis by some researchers reveals that although some communities permit ADUs, their regulations are so restrictive that ADUs are effectively undevelopable. Other Housing Issues During a discussion of ADUs, the subject of Tiny Houses may arise. At this time, City Council is not directing staff to pursue efforts related to this issue, but a brief discussion is provided for understanding of how Tiny Houses relate to ADUs. Tiny Houses Tiny House is a term associated with a movement that advocates living simply in a small home. The average size of these homes are 100-400 sq ft,. The homes in the smaller range are commonly on wheels and can be transported from place to place. Homes throughout the range can also be on foundations and have more permanent components for utilities and features. The motivation to live in a tiny home is commonly financial, environmental and a desire to live modestly. Within the City of Wheat Ridge, all new residential single family dwellings must comply with the 2012 International Building Code. It is possible to permit a tiny house under the code, if the plans comply with minimum habitable room size, horizontal dimension requirements, and bathroom and kitchen requirements and is constructed on a permanent foundation. The City has 4 no minimum standard for dwelling size in residential zone districts. hi Sec. 26-626 discussing residential uses in commercial zones, a 500 sq ft minimum size is required. With regards to tiny homes on wheels, these fall under regulations for RVs and are licensed through the DMV, constructed to RV standards and should comply with zoning requirements for locations permitted, and generally are not allowed to be occupied within the City. Within the ADU discussion, questions regarding Tiny Houses may arise. A Tiny House could be an ADU, or it could be a primary residence. Given the growth of the movement, thought should be given to any ADU standards with regard to Tiny Houses to differentiate them. A minimum size standard for ADUs of roughly 400 sq ft should be adequate to prevent the construction of a Tiny House. RECOMMENDATIONS: Staff recommends that the following topics be included in any potential ADU regulations and processes. A brief discussion and examples of options are provided below: Architecture Compatibility with the primary residence on the property is a common requirement for an ADU. Regulations may include provisions for: 1. Entrances: It is common for regulations to discuss minimizing a second entrance from view at the street frontage, or prohibit an entrance along the front of the property. Other jurisdictions require entries to be made from alleys. As Wheat Ridge has a limited number of properties that are on an alley, this restriction seems unnecessary. It is also common to see a requirement that the entry shall not be visible from the street frontage, so as to appear as only a single family home. This may become a problem for emergency services not recognizing a separate dwelling unit if the entry area is concealed from the street. 2. Windows: A small number of regulations require that windows of a new ADU not infringe on neighbors privacy. Exactly how to enforce this may be difficult as this is a matter of opinion and it may not be possible to determine until construction or renovation is near completion. So long as the ADU complies with the primary use setbacks, this regulation seems problematic. 3. RoofPitch: It is common that regulations require the same, or visually similar, roof pitch on an ADU as the predominant pitch of the primary residence. 4. Eaves: Similar to roof pitch, an ADU is commonly required to have the same, or visually similar, eave design. 5. Building Materials: The exterior materials, including siding, masonry, and windows, are typically required to be the same or visually compatible with the primary residence. Size By definition, the term Accessory Dwelling Unit requires that it be incidental and subordinate to the primary use and structure. In order to accomplish this, it is common to have size restrictions on ADUs. There are generally two ways to accomplish this, either a range of allowed sizes, such as 400 sf to 850 sf, or a percentage of the primary use, such as 50% of the primary, or 1,000 sf, whichever is less. The size restriction should be compatible with any other restrictions on ADU development, such as occupancy, relationship to primary, zoning etc. If these restrictions aren't compatible, the full possibility may not be realized. During the November 23, 2015 City Council discussion, a comment that the permitted range be between 400 and 800 square feet was offered. Parking The requirement of one (or more) off-street parking spot is common. It should be noted that this requirement can prevent ADUs from being developed in certain areas and many organizations that promote ADUs recommend that this restriction not be put in place. However, as with other types of developments, this is one of the primary concerns of existing residents. Studies have shown that in most cases, the provision of parking isn't necessary and ADUs have minimal to no impact on availability of on -street parking in neighborhoods. Staff suggests developing parking standards that would require the provision of an off-street parking space for an ADU under certain conditions, such as if there is no on -street parking available due to unique circumstances in the adjacent street condition, or if the primary residence does not meet the off-street parking requirements. Density Certain communities, due to concerns over density and parking impacts, regulate how many ADUs can be constructed in a given area and/or regulate how many occupants may live there. Neighborhood caps Some communities restrict the number of permitted ADUs by neighborhood or by radius. Examples include: 1. No ADU maybe nearer than 500 feet of another ADU 2. No more than 10% of the parcels in a neighborhood area may contain an ADU. Neighborhood area is determined by a radius, such as 300 or 600 feet of the perimeter or the lot proposed. 3. The total of ADUs permitted in one year cannot exceed more than 1% of total number of dwelling units within the city. Occupancy Limits Some regulations include limits on the number of occupants, such as no more than 2 occupants, or no more than 1 for every 200 sf or no more than 2 unrelated. If occupancy restrictions are put in place, they should relate to the total size allowed or the regulations may be restricting them more than intended. During the November 23, 2015 City Council session, a comment to consider an occupancy cap of two was offered. Zoning Regulations typically include ADU development standards for all permitted zone districts. They can be crafted to reflect conditions of each zone district, or can be the same for all zone districts. Zone Districts Permitted Given the context in Wheat Ridge, staff suggests permitting ADUs in all residential and agricultural zone districts, so long as the primary use is a single family home. Consideration could also be given whether or not ADUs will be permitted on lots that already have more than one unit. 6 Setbacks, Location Regulations typically include location requirements on the lot that are equal to the primary structure's for side and rear setbacks and are equal to or further inward than front yard setbacks for the primary structure. The intent is that the ADU appears incidental to the primary residence. Minimum Lot Size Similar to the City's requirements for minimum lot size to allow two or more dwellings in R2 and R3 zones, most jurisdictions have a minimum lot size to add an ADU. For jurisdictions with the requirement, common ranges for lot size are between 5,000 and 9,000 sq ft minimum. Staff believes high minimum lot size is a barrier to ADU development and believes that the maximum building coverage regulations will provide appropriate massing restrictions. In Wheat Ridge, RI zoned parcels (approx. 3, 300 parcels), when removing parcels greater than I acre and random smaller parcels, have a median lot size of roughly 12, 000 ft In R2 and R3 zoned parcels (approx. 5, 500 parcels), the median parcel size is also roughly 12, 000 although the range ofparcel size is much greater due to smaller condominium lots and larger multifamily parcels. Maximum Building Coverage As noted above, staff believes that massing of buildings on lots could be appropriately regulated through the maximum building coverage standards for each zone district. For example, all structures' combined footprints cannot exceed 40% lot coverage in the Residential -Two zone district. Owner Occupancy It is common to find restrictions on ownership for ADU occupancy. Most regulations require the owner to occupy either the primary dwelling or ADU. Given the City adopted plans and supported documents that encourage owner occupancy, staff supports this requirement. Deed Restriction or Covenant In order to ensure that the owner is an occupant, many jurisdictions required that a deed restriction or covenant be recorded. Ongoing Registration In order to ensure that the ADU continues to be used as permitted, including owner occupancy and occupancy limits, some communities include an annual renewal or permitting process. Staff will research this issue and provide additional information at a later date. Services and Fees In order to permit ADUs, there are common fees associated with their applications and construction. If the discussion to permit ADU advances, staff will work to understand what may be an appropriate fee structure. Permit Fees As part of the permit application, a fee is typically associated for its review. These fees should be in line with other fees for Land Use applications, and should not be arbitrarily high as to prohibit the application. 7 Utilities and Services Wheat Ridge is not a full service city; therefore will not have the ability to completely determine the requirements for these provisions. It is more common to see jurisdictions prohibit separate utilities to an ADU as an effort to ensure the unit is lot is never subdivided or condominiumized. Staff will begin a dialogue with providers over the neat few months to gain understanding of how these issues will be approached. Process There are two common ways in which jurisdictions approve an ADU. Some jurisdictions do so under their zoning regulations as a by -right use. All required standards are defined, and an application that complies shall be allowed in all instances, similar to a sign permit. Some require a special or limited use land use application for all applications in order to ensure that all context considerations are met and/or to allow public review of each application. Generally, all jurisdictions have an application form specifically for an ADU, and have supplementary materials which describe the process and standards. Some jurisdictions require a pre -application meeting as well. Staff recommends crafting clearly defined standards for a by -right use. ATTACHMENTS: • Table of Comparison Community Regulations Table of Comparison Community ADU Regulations 1 ,All wner ADU Size Neighborhood PermittedJurisdiction ..off Zones ..q ..q RestrictionDensity Y - Min of 200 sf, not to Single exceed 40% Arvada Y Y Family N Y Y of primary, or N Zones 800 sf whichever is less Y - Min of 300 sf, not to Y- with posting exceed 33% Boulder Y and adjacent N Y - 6,000 sf Y Y of primary or Y owner notice 1,000 sf, whichever is less Y - with adjacent Y - Varies by Y - Varies by Denver Y owner notice N Zone District N Y Zone District N N- Undergoing Englewood Consideration Y - Not to Single exceed 50% Golden Y Y Family Y- 5,000 sf Y Y of primary, or N 800 sf, Zones whichever is less Single Varies with Jefferson Y Y - with adjacent Family and N Y Y size of lot County owner notice and type of Ag Zones ADU Lakewood Y - 9,000 sf Y Y 700 sf N Littleton N - Undergoing Consideration Westminster