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HomeMy WebLinkAbout06/02/2016I City of WheatRdge PLANNING COMMISSION AGENDA June 2,2016 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on June 2, 2016 at 7:00 p.m., in the City Council Chambers of the Mould pal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. *Agenda packets and minutes are available online at http://www.ci.wheatridge.co.us/95/Planning-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—May 19, 2016 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 8. OTHER ITEMS A. Commercial Mobile Radio Service (CMRS) Discussion B. Self- Storage Discussion 9. ADJOURNMENT Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Whew Ridge. Call Maureen Harper, Public Information Officer W 303-235-2877 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. I City Of ]�9rWheatRoge PLANNING COMMISSION Minutes of Meeting May 19, 2016 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29a Avenue, Wheat Ridge, Colorado. 2. ROLL CALL OF MEMBERS Commission Members Present: Alan Buckram Emery Dorsey Donna Kimsey Scott Ohm Steve Timms Amanda Weaver Commission Members Absent: Dirk Boden Janet Leo Staff Members Present: Meredith Reckert, Senior Planner Dave Brossman, Development Review Engineer Tammy Odean, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE ORDER OF THE AGENDA It was moved by Commissioner TIMMS and seconded by Commissioner BUCENAM to approve the order of the agenda. Motion carried 6-0. 5. APPROVAL OF MINUTES—April 21, 2016 It was moved by Commissioner DORSEY and seconded by Commissioner WEAVER to approve the minutes of April 21, 2016, as written. Motion carried 5-0- 1 with Commissioner TIMMS abstaining. 6. PUBLIC FORUM (TMs is the time for any person to speak on any subject not appearing on the agenda.) No one wished to speak at this time. Planning Commission Minutes - 1 — May 19, 2016 PUBLIC HEARING A. Case No. PBG -15-01: an application filed by Parfet Storage for approval of a Planned Building Group to allow six proposed storage buildings and the existing office/home to be used as an office/home for the site manager for the property located at 5130 Parfet Street. Before the hearing Commissioner OHM asked Commissioner TIMMS three questions to see if he is eligible to vote for the motion because he was absent from the previous meeting. First, whether he had reviewed the minutes from the April 21st PC meeting along with the agenda packet. Second, whether he had viewed the video from the April 21 PC meeting. Third, whether he feels like he can make an informed decision. Commissioner TIMMS answered yes to all three questions. Ms. Reckert gave a short presentation regarding the continuance of PBG -15-01. She briefly explained what has transpired since the April 21 meeting and stated the piece of land in primary focus is the northern lot of the property which currently has an 1100 sq. ft. building with detached garage on it. The southern lot is undeveloped with only a detention facility on it and there is also a connecting piece of land connecting the two lots. The property was rezoned a year ago to Industrial - Employment (I -E). She continued that at the conclusion of the previous meeting a list of photometric and landscaping concerns, from Commissioner OHM, were given to the applicant; the applicant agreed to the ROW reservation for future construction of 50 Avenue; the drainage plan was modified to move the pond out of the ROW reservation; the internal drive aisles were not increased in width to 25 -feet, however the applicant said they will restrict trucks longer than 17 -feet, from entering the property with a sign at the entrance; modification were made to the landscape plan except species are still not specified; no changes were made to the PBG layout, photometric and building elevation sheets; and staff recommended again that an architect be hired to analyze the architecture and provide perspective drawings. Ms. Reckert explained that the applicant requests approval of the PBG with revised sheets with the following conditions: Commercial vehicles be limited to 17 -feet in length; architecture and building elevations be prepared by a licensed architect for the building permit submittal; and revisions will be made to the landscaping and lighting sheets prior to building permit submittal. She also stated that staff's recommendation is for denial for the following reasons: inability of staff to monitor truck sizes into the site and the potential negative impact on Parfet; circulation and interior aisle widths are substandard to industry standards; landscaping does not include species designation; building architecture has questionable fagade detail and articulation; primary and secondary material may not meet minimum coverage Planning Commission Minutes -2— May 2— May 19, 2016 percentages; and finally the unwillingness of the applicant to hire an architect to help resolve the former two issues. Commissioner DORSEY asked if the retention pond has been addressed on the southern lot. Also, he stated he had concerns with aisle widths. Mr. Brossman said he has received positive feedback, the pond will be moved out of the reservation area. Commissioner TIMMS asked how the City would monitor the length of trucks in and out of the property. Ms. Reckert replied that it will be difficult because there would have to be physical observation. Commissioner TIMMS asked if in the past an applicant hasn't listed the species of plants proposed to being used. Ms. Reckert added that a list of species has been given; it is just too open ended on where the plants will be placed. Commissioner TIMMS inquired about the architecture and asked if this level of architecture has been used before. Ms. Reckert stated the city has not seen this before and usually, at this point, City staff has an architect provide an analysis of all the materials being used. Due to the lack of detail and analysis makes it difficult to analyze the fayade articulation. Commissioner BUCKNAM had questions with regards to transparency and the Architectural and Site Design Manual's (ASDM) mandate of 15% transparency, but there is no mention of it. Ms. Reckert explained that faux glazing is allowed making it impossible to see into the western building. Commissioner OHM stated he did not think there is much change to the landscape plan and asked about the regulation for putting a tree next to curb and gutters. Also, he wanted to know if staff feels this submittal is complete. Ms. Reckert replied that staff does not believe the submittal is complete. She also stated that it is the applicant's choice to plant a tree next to curb and gutter and it is the chance they take if the curb cracks. Commissioner OHM asked whether sight triangles should be included on the plan. Planning Commission Minutes -3— May 3— May 19, 2016 Ms. Reckert stated that the sight triangle requirement would only be by the entrance and since it is not a public street, the sight triangle is 15 -feet. Commissioner OHM asked if there is a revised lighting plan due to light spillage on to adjacent properties as shown on the original plan. Ms. Reckert stated there is not. Commissioner BUCKNAM asked about the properties to the south that are zoned Agricultural and whether they contain residences. Ms. Reckert confirmed that the adjacent property to the south contains a residence and a green house. Commissioner BUCKNAM asked about the 6 -foot fence on the southern end of the property and if it will be part of a sight triangle once it gets closer to Parfet Street. Ms. Reckert stated the fence will need to taper down to 4 -feet as it gets closer to Parfet Street. Commissioner WEAVER stated concern about drainage impacts to the property to the south. Mr. Brossman explained there will be curb and gutter to help catch the water so there is no runoff onto the neighboring property. Noah Nemmers — Baseline Engineering 1950 Ford Street, Golden Mr. Nemmers thanked the Commission for the continuance and gave a brief update from his perspective since the April 21 meeting. The applicant received language regarding the right-of-way reservation from Mr. Brossman and landscape comments from Commissioner OHM. He received an inquiry from staff about revising plans but no mention of drive aisle or architecture concerns. He indicated that he thought they met the criteria and had heard that staff s original recommendation was for approval. He then found out Staff's recommendation in the report was for denial, even though he thought they met ASDM requirements. Mr. Nemmers felt that bringing an architect on -board without understanding the architectural deficiencies would be ineffective. Mr. Nemmers stated the primary materials reflect 40% stucco and would begin above the foundations and would not be in direct contact with the ground. Secondary material will include a combination of corrugated metal panels, wood accent trim and spandrel glass. He explained the glazing reflected on the elevations meets the 15% transparency and gives the appearance of windows but provides no security risk to the tenants. Planning Commission Minutes -4— May 4— May 19, 2016 Mr. Nemmers explained the site plan layout was provided by Mako, an industry leader in self -storage planning and construction, and aisles were widened from 20 - feet to 22 -feet to meet the minimum requirement for commercial drive aisles. The fire lane on the south and east side of the property is 24 to 26 -feet wide. He stated a 30 -foot moving truck is well in excess of the largest truck most consumers can rent. These are private access lanes and the owner/operator accepts the risks involved and building corners will be constructed with steel bollards for protection. Mr. Nemmers stated the photometric plan was not revised because it uses full cutoff approved LED fixtures to control spill light. If need be, they could revisit the plan to add some shielding to control any spill light. With regards to the landscaping plan, it can be refined if there is still more information wanted, but would like to keep the species list loose. Mr. Nemmers indicated that he feels the application is consistent with the PBG approval criteria which includes regulations in the zoning/development code and the standards in the ASDM. He feels staff gave insufficient direction regarding deficiencies of the proposed architecture. Mr. Nemmers stated that if the Planning Commission decision is denial than the applicant can appeal to Jefferson County District Court. He requested the Commission approve the request with conditions contained in the staff memo. Commissioner BUCKNAM stated with regards to the ASDM he has concerns with the southern fagades which face a residential property. He would like to see the fagade on the southern facing building ends be similar to that of Building A. He requested clarification on the window glazing on Building A. Commissioner TIMMS asked how the applicant is going to enforce access to trucks only 17 -feet and under onto the site and would a Suburban towing a trailer be able to access the site. Commissioner TIMMS also wanted to know how many storage units will be part of this facility. Mr. Nemmers stated a moving truck which is about '/z ton or under, will be allowed and the manager will be keeping an eye on who enters the facility. Also, the applicant does not believe there will be large trucks accessing this site because the storage unit sizes are not going to be for large items like a car. Mr. Nemmers indicated that there will be 106 units. Commissioner TIMMS inquired about the resistance to hiring an architect. Mr. Nemmers stated that the owner Mr. Greg Herbers has been doing the architectural drawing to this point because he knows what he wants to see done. An architect will be hired to do the drawings for the building permit submittal. Planning Commission Minutes - 5— May 19, 2016 Commissioner OHM expressed concerns about the landscape plan and asked if a licensed landscape architect had done the drawing for this site. Mr. Nemmers replied that one is not required per the code. Commissioner OHM stated that for a commercial property a licensed landscape architect will need to stamp the final plan before construction begins. He explained it is hard to keep a species list loose when it needs to be put on the plans to show caliper size of a tree or seed mix for grasses. Commissioner TIMMS asked how the structure plan to the south is designated. Ms. Reckert stated the property to the south is designated as Employment. She also explained to the Commission that she has worked with the applicant to upgrade the architectural drawings and to widen the drive aisles, but they have not wanted to move forward because it would be too expensive. Mr. Nemmers stated if the architectural design on the drawings is liked by all then they will move forward. Commissioner WEAVER stated she is not against this PBG, but she wants to see architectural drawing of exactly what the buildings are going to look like. She also wanted to know if the case is approved, can there be conditions for the drive aisles. Ms. Reckert replied that there definitely can be conditions, if approved. Commissioner BUCKNAM stated his primary concern is the southern elevations due to the residential home adjacent to the property. He also added that he wants to visit the transparency/ faux glazing issue with regards to the ASDM requirements. It was moved by Commissioner TIMMS and seconded by Commissioner BUCKNAM to recommend DENIAL of Case No. PBG -15-01, a request for approval of a planned building group site plan on property zoned I -E at 5130 Parfet Street, for the following g reasons: 1. The modifications are still not sufficient to meet the intent and purpose of the Planned Building Group plan. 2. There are still concerns for interior circulation as the plan is substandard to industry standards. 3. There are still concerns regarding the architecture being proposed for questionable compliance with the ASDM and suitability for the site. 4. The plan does not comply with section 26-502.B.4b: the locations, types, sizes and quantities of proposed plant and other materials. Common and botanical names should be identified adjacent to all plant material or by use of a key and legend. Planning Commission Minutes -6— May 6— May 19, 2016 5. There is light spillage onto adjacent property. Motion passed 5-1, with BUCKNAM, DORSEY, OHM and WEAVER approving; Kimsey not supporting; therefore, the case was denied. 8. OTHER ITEMS Ms. Reckert mentioned a few items going before City Council Study Sessions including: Wadsworth EAS, 38th Corridor design and ADU's. 9. ADJOURNMENT It was moved by Commissioner WEAVER and seconded by Commissioner BUCKNAM to adjourn the meeting at 8:17 p.m. Motion carried 6-0. Scott Ohm, Chair Tammy Odean, Recording Secretary Planning Commission Minutes May 19, 2016 7— ♦SII City Of c�7�IheatR�dge COMMUNITY DEVEIAPMENT Memorandum TO: Planning Commission THROUGH: Kenneth Johnstone, Community Development Director FROM: Lisa Ritchie, Planner II DATE: June 2, 2016 Study Session SUBJECT: Self Storage Developments ISSUE: Over the past months, the Community Development Department received three land use applications for new self storage development, all of which have now been before the Planning Commission. These are more specifically defined in the code as mini -warehouse for inside storage. On February 22, 2016 and May 2, 2016 at staff s request, City Council held Study Sessions on self storage facilities in Wheat Ridge. Staff is seeking direction regarding possible future applications, including whether or not additional facilities are desired in the City, and what revisions or additions to development standards could be appropriate. Staff received preliminary direction from City Council on possible modifications, and they directed that Planning Commission consider this topic as well. PRIOR ACTIONS: City Council discussed this topic during study sessions held on February 22 and May 2, 2016. The zoning code has included mini -warehouses for inside storage as permitted uses in the Commercial -Two (C-2) and Industrial -Employment (I -E) zone districts as far back as 1973. The City's Architectural and Site Design Manual was updated in 2012 to address design requirements for building types that are Heavy Commercial/Light Industrial in nature, but the applicability to self storage facilities was not specifically evaluated at that time. FINANCIAL IMPACT: No direct impact. Within Wheat Ridge, there are currently two self storage facilities in operation. The first is a Public Storage located at 12351 W. 44th Avenue, approved under case number WZ- 83-31 as a Planned Commercial Development. The second is a Public Storage located at 6161 W. 48th Avenue, approved under case number WZ-85-31 also as a Planned Commercial Development. In roughly 2009, a self storage facility was demolished to make way for the relocated I-70 on and off ramps near 44th Avenue and Tabor Street. Beyond the City itself, there are a number of self storage facilities located in close proximity to Wheat Ridge, including a facility at 27th and Sheridan in Denver, and at least six facilities between the City's northern border and 58th Avenue in other jurisdictions. The Community Development Department has received three three land use applications for new self storage developments since October 2015. One has since been approved by Planning Commission at 4901 Marshall Street, and one was denied by Planning Commission at 5130 Parfet Street. The final application for property at 12700 W. 44th Avenue has been considered by Planning Commission, and is scheduled for a public hearing before City Council on June 27, 2016. When considering whether or not additional self storage facilities are appropriate in Wheat Ridge, staff notes that these types of facilities are generally not high revenue producing for the City. They employ small numbers of people, do not generate sales tax, and are typically not economic development drivers for the surrounding area. Single - story developments require a large amount of land relative to other uses in order to provide drive up access to most or all units. The Comprehensive Plan generally identifies the areas zoned as I -E and PID as Employment Areas and Mixed -Use Employment Areas. The following is included: The Future Character and Uses section of the Plan for Employment Areas states, "In general, these existing light manufacturing, storage, warehouse, and other industrial related uses in the city will remain as they are today. As infill occurs, the City will promote efficient use of land and require adequate screening for residential neighbors." The Future Character and Uses section of the Plan for Mixed -Use Employment Areas states, "The TOD site will include a mix of uses (see NW Subarea Plan) focused around the station, with employment being a major component." The Goals related to Economy and Land Use for these areas is "Retain and diversify local employment" and "Increase the diversity of land uses." In 2012, the City adopted an Ordinance creating the Industrial -Employment zone district, replacing the former Light Industrial zone district. The intent of the change was to remove from the code outdated uses and include a few more current uses, such as renewable energy uses, and to encourage more employment related uses. At that time, self storage was not specifically discussed. In terms of safety, the Wheat Ridge Police Department provided a summary of the calls for service for the two existing facilities between January 1, 2011 and December 21, 2015. hi general, the facilities require little attention by the Police and are considered safe and secure with adequate fencing and management onsite. Additional facilities would not cause undue concern by the Police Department. Staff conducted a review of adjacent jurisdictions regulations for self storage. Arvada, Lakewood, Littleton, Westminster, Golden, Denver, and Jefferson County were surveyed. 2 These jurisdictions all permit self storage in similar zone districts as permitted in the City of Wheat Ridge. Four of the seven jurisdictions have development standards in place specifically related to self storage facilities, a tool that Wheat Ridge does not currently employ. These standards included provisions for landscape buffers, architecture and site design, operational practices, and types of materials permitted to be stored. Arvada is also currently evaluating their self storage regulations. The industry is continuing to develop the type of self storage that is typical of the two existing facilities in the City, which consist of multiple single story buildings, with drive up access to individual storage units. There appears to continue to be a market demand for these facilities. In addition, some new facilities are now being constructed that are targeting the professional office storage market or a higher end residential storage customer. These newer facilities are commonly multi -story with a smaller footprint. Access to the individual climate controlled units is from an interior hallway with elevator access to the upper floors. The exterior of these buildings more resemble an office building, however they tend to use brighter accent colors and/or larger signs in order to draw attention to attract customers. There may be greater potential for long term reuse of these building types than of more typical mini -warehouse facilities. It should be noted however that these newer models have less parking needs than more traditional office users and reuse potential may be compromised if additional parking cannot be identified. RECOMMENDATIONS: At the previous Study Sessions, City Council identified the following items that should be evaluated further with respect to self storage facilities: • An evaluation of what may be an appropriate amount of self storage development within Wheat Ridge and recommendations for possible means to regulate this, and • Recommendations for new or revised architectural standards related to self storage facilities. The Council also discussed the consideration of operational standards. At this time, staff recommends not including operational standards in any regulations as, to staff's knowledge, there are no operational concerns that warrant additional means of regulation in any of the current facilities. One of the desires expressed by City Council was to try and determine an appropriate level of self storage for Wheat Ridge businesses and residents, and in turn, not exceed this in order to become a regional provider of self storage. Determining the exact need for Wheat Ridge now and in the future is difficult without the completion of a market study. Short of this, there are a few options staff has utilized to begin to develop what may be an appropriate level of service. The Self Storage Association, an industry non-profit trade organization, published afact sheet in July 2015 that provides information about the industry. It is provided as an attachment. The group indicates that there currently is 7.3 square feet of self storage space for every American, and that 9.5% of all households currently rent a unit. When the Marshall Street project is constructed, and if the Stor-All project is approved (177,500 square feet in total), in addition to what is currently built (144,558 square feet), there would be approximately 322,058 square feet of self storage. Based on an estimated population of 31,000, this would result in 10.4 sf of self storage space per Wheat Ridge resident. This analysis does not conclude that the market need will be met if these two are approved and constructed, but it does provide one point of data to begin assessing the supply and demand for self storage in Wheat Ridge. If additional analysis is desired in the future, following the approval and construction of the proposed developments, occasional inquiries could be made regarding vacancy rates at each project. Again, this would provide just one data point used in a bigger analysis, recognizing that price point, hours of operation, type of storage units offered and other considerations play into vacancy rates. City Council discussed options for modifications to the zoning regulations that could limit excessive proliferation of self storage facilities. On May 2nd, City Council reached consensus on the following: • Consider a buffer distance that prohibits any new facilities from locating within a certain distance of an existing facility, with an early nod to one half (1/2) mile. • Consider removing self storage as an allowed use in the C-2 zone district. • Consider higher quality architectural standards to potentially limit future applications and to ensure that those who apply will provide a higher quality project. Buffer limitation During the May 2 City Council study session, staff presented different options for a buffer distance that would prohibit new facilities from locating within a certain distance of an existing facility. Staff has provided an attachment of what this could look like. The City utilizes buffer restrictions for other land uses, including restaurant drive throughs, massage parlors, and marijuana related uses. Council is interested in limiting future potential applications, but not prohibiting them. A buffer restriction is a possible way this could be regulated, however they expressed that Planning Commission should feel free to explore and discuss other options for limitations on future applications. Removal from the G2 zone district City Council discussed the appropriateness of self storage facilities in the Commercial -Two zone district. When evaluating the presence of C-2 zoning in the City, staff notes that these parcels are generally smaller and are more commonly located along the higher visibility commercial corridors, including 44u' Avenue, Harlan Street, and Ward Road. It is noted that there are few properties with C-2 zoning, and that the majority of them are already developed. The City Council reached consensus that self storage use in C-2 is not desired in these areas in the future. Separately regulating architecture for different types of facilities In order to better craft architectural standards and to recognize that different types of facilities may be more appropriate in certain areas than others, staff recommends the consideration of different architectural standards for the two common types of self storage facilities. The first category would be for the type of facility that currently exists in Wheat Ridge which consists of a set of single story structures with exterior doors that have units with drive up access. This memo will refer to this use as an "exterior unit access facility". The other category would be for a single or multi -story structure that has all units accessed from interior hallways, is climate controlled, and commonly has higher quality architecture, referred to in this memo as an "interior unit access facility". 4 Staff proposes to require within the ASDM that the exterior unit access facilities are subject to the Heavy Commercial/Light Industrial architectural standards and the interior unit access facilities be subject to the Commercial/Retail/Mixed-Use architectural standards. Exterior Unit Access Facility, representative photo: Interior Unit Access Facility, representative photo: Architectural Standards City Council expressed interest in improving the architectural standards related to self storage facilities. Currently, staff reviews development proposals for compliance with architectural and site design standards set forth in the Architectural and Site Design Manual (ASDM). This manual is a set of regulations adopted by the City by reference in the zoning code; and per Section 26-224 the Community Development Director has the authority to update and amend. Staff evaluated the ASDM not only for opportunities to improve the design of self storage uses, but also to improve the manual as it applies to all proposals. The proposed changes outlined below respond to self storage concerns, as well as to improve the standards of architecture and site design for other projects the City would review. Staff provides the draft changes for the Planning Commission's review and comment and intends to administratively amend the ASDM. Staff recommends changes to the ASDM in the following areas: • Roofform requirements for all building designs. Currently, the ASDM has no architectural requirements for roof form. Adding a requirement for variable roof lines and parapet heights should improve the architecture for self storage, and all other development proposals. The proposed regulation is actually consistent with higher quality projects that the City has already approved, and the new regulation is not considered overly onerous or difficult to achieve, in staff's opinion. • Applicability ofHeavy Commercial/LightIndustrial Standards. Currently, these standards only apply to fagades that are within 50 feet of a public street, but has no regard for visibility of a fagade. Staff suggests expanding the threshold for which proposals must comply with the ASDM to include all facades that face a public street, are adjacent to residential properties, and/or to facades that are visible within 0 to 100 feet of a public street. Making these improvements will elevate the design of visible buildings and is consistent with the City's goal of providing high quality development. At the same time, this change will still provide for a reduced standard for buildings located in the heavy commercial/light industrial districts. • Improved guidelines for overhead roll -up doors. The ASDM currently includes a guideline, which means the regulation is preferred but not required, that overhead roll -up doors not be visible form the public street or adjacent residential property. Staff suggests adding language for architectural enhancement if overhead doors are visible. This could include canopies, recessed entries, or material variation. ATTACHMENTS: • Buffer map for consideration • Draft ASDM Update 6 - TI TA Tx 1 iPID - I ir � PID PID. PID 1 PID PID 11=11 1 1 TtU-F� PID i— '11D �U lkw City of Wheat Ridge Geographic Information Services Self Storage Facilities Proposed Approved Buffer Distances 1 Mile Buffer 3/4 Mile Buffer 1/2 Mile Buffer 1/4 Mile Buffer Zoning C-2 I -E PID N State Plane Coordinate Projection Colorado Central Zone oisc�nirvtsa rvoncs. Datum: NAD83 This Is a pic[onal representation of geographic and demographic Information. Reliance upon thea maty, reliability and authority of this Information is solely r,q,,st0,s responsibiliryc The City of Wheat Ridge, in Jefferson County, Colorado - a political subdivision of [he S[a[e of Colorado, has compiled for i6 use certain computerized information. This imorma00, is vailable to assist in identifying general a of Dm only. The computerized information provided should only be relied usonwith rroboration of the methods, ass umptions, and results by a qualified independent so'r'e The user of this information shall indemnify and hold free the City of Wheat Ridge from any an d all liabilities, damages, lawsuits, and causes of action that result as a consequence of his reliance on imorma0on provided herein. A �of WheatRdge City of Wheat Ridge, Colorado 7500 West 29th Avenue Wheat Ridge, CO 80033-8001 303.234.5900 Data Source: City of Wheat Ridge City of Wheat Ridge Architectural and Site Design Manual Adopted July 16, 2012 Amended June 3, 2016 41 City of �grWheatf<ijge City of Wheat Ridge Architectural and Site Design Manual Originally Adopted June 2007 - Acknowledgements Wheat Ridge City Council MAYOR Jerry DiTullio DISTRICT I DISTRICT II Karen Berry Dean Gokey Terry Womble Wanda Sang City of Wheat Ridge Staff Randy Young, City Manager COMMUNITY DEVELOPMENT DEPARTMENT Alan White, Director Sally Payne, Senior Planner Meredith Reckert, Senior Planner Travis Crane, Planner II Adam Tietz, Planner I DISTRICT III DISTRICT IV Karen Adams Lena Rotola Mike Stites Larry Schulz PUBLIC WORKS DEPARTMENT Tim Paranto, Director Updated July 2012 - Acknowledgements Wheat Ridge City Council MAYOR Jerry DiTullio DISTRICT I DISTRICT II DISTRICT III DISTRICT IV Davis Reinhart Joyce Jay Mike Stites Joseph De Mott William "Bud" Starker Kristi Davis George Pond Tracy Langworthy Wheat Ridge Planning Commission DISTRICT I DISTRICT II DISTRICT III DISTRICT IV Anne Brinkman Steve Timms Richard Matthews Tracy Guildner Alan Bucknam, Chair Scott Ohm Amanda Weaver Monica Duran City of Wheat Ridge Staff Patrick Goff, City Manager COMMUNITY DEVELOPMENT DEPARTMENT Kenneth Johnstone, Director Sally Payne, Senior Planner Meredith Reckert, Senior Planner Sarah Showalter, Planner II Lauren Mikulak, Planner I PUBLIC WORKS DEPARTMENT Tim Paranto, Director The Architectural and Site Design Manual is formally amended by the Community Development Department by the authority granted in Section 26-224 of the Wheat Ridge Code of Laws. Wheat Ridge Architectural and Site Design Manual TABLE OF CONTENTS CHAPTER 1 - INTRODUCTION 1.1 Historical Context ..................................... 1 1.2 Purposes of the ASDM................................. 2 1.3 Goals of the ASDM.................................... 3 1.4 ASDM Contents ...................................... 3 1.5 Applicability .......................................... 4 1.6 How to Use This Manual ............................... 6 1.7 Review Procedure .................................... 6 1.8 Varying from the Requirements ......................... 8 CHAPTER 2 - OVERLAY AREAS 2.1 Traditional Overlay .................................... 9 2.2 Contemporary Overlay ................................. 9 2.3 Suburban Overlay ..................................... 9 2.4 Inclusion in an Overlay Area ............................ 9 CHAPTER 3 - SITE DESIGN 3.1 Pedestrian Connectivity ................................ 11 3.2 Building Entrance Placement ........................... 12 3.3 Building Placement: Build -To Areas ...................... 12 3.4 Parking Placement .................................... 14 3.5 Shared and On -Street Parking .......................... 14 3.6 Parking Lot Design .................................... 14 3.7 Screening, Buffers, and Transitions ....................... 15 3.8 Open Space Design .................................... 16 CHAPTER 4 - BUILDING DESIGN 4.1 Commercial/Retail and Mixed -Use ....................... 19 4.2 Heavy Commercial/Light Industrial ....................... 24 4.3 Multifamily Residential ................................ 27 CHAPTER 5 - SIGNAGE 5.1 Wall Signs ........................................... 31 5.2 Freestanding and Monument Signs ...................... 31 5.3 Sign Lighting ......................................... 32 CHAPTER 6 - DEFINITIONS ............................ 33 ii Wheat Ridge Architectural and Site Design Manual CHAPTER 1 - INTRODUCTION The Architectural and Site Design Manual (ASDM) for the City of Wheat Ridge establishes a clear blueprint for site development and architectural standards for commercial, industrial, mixed-use and multifamily structures. The Manual contains principles, standards, and guidelines which will provide consistent yet flexible design guidelines for the City of Wheat Ridge. 1.1 Historical Context Wheat Ridge had its origins in the silver and gold rush days of Colorado in the late 1800's. Miners traveled back and forth between Golden, Black Hawk and Central City through what is now the City of Wheat Ridge to Denver. Eventually, farmers settled Wheat Ridge and the routes between Denver and points west became established as the main thoroughfares we know today. Wheat Ridge became an incorporated City in 1969. Wheat Ridge, like many satellite suburban communities, does not have an historical main street or town center. Residential development radiated out from Denver and the commercial activity developed along the main thoroughfares. Today these thoroughfares remain as Wheat Ridge's main commercial corridors: W. 38th Avenue, W. 44th Avenue, Sheridan Boulevard, Wadsworth Boulevard, Kipling Street and Youngfield Street. The City's suburban development pattern has created a diverse and eclectic character in the community. On the east side of Wheat Ridge development followed the traditional Denver urban grid pattern. The development pattern east of Wadsworth Boulevard is more dense and compact and the structures are older. As development moved west of Wadsworth, the pattern became more suburban with curved streets, cul-de-sacs and lower -density development. Farther to the west, agricultural uses and a rural setting and density remain. Historically, many of the commercial corridors were pleasant, tree - lined country lanes with smaller scale neighborhood -oriented retail shops. The proliferation of automobile travel as the main mode of transportation was at odds with creating pedestrian -friendly and pedestrian oriented developments. The suburban development pattern moved buildings from the street edge and placed large parking lots between the building and street. What were once small-scale buildings with intimate settings are now disorganized streetscapes dominated by parking lots, over -scaled signs and under-utilized or non-existent sidewalks. Wheat Ridge's commercial corridors provide many benefits to the Chapter 1 - Introduction The Wheat Ridge float in a 1914 parade along an early Denver streetscape. Wheat Ridge's first post office, now preserved in the Wheat Ridge Historical Park. Wheat Ridge Architectural and Site Design Manual Chapter 1 - Introduction The Architectural and Site Design Manual (ASDM) is intended to promote quality new development, especially along major commercial corridors such as 38th Avenue, shown above. City and surrounding neighborhoods. These corridors serve as gateways into the City and establish the image of the City. They provide service, shopping, dining, cultural and entertainment opportunities for residents of the adjacent neighborhood, the city and the region. Business activity along these corridors provides a significant tax base for the City. Through thoughtful design, the corridors can connect the residential neighborhoods and add to a sense of community pride. 1.2 Purposes of the ASDM Much of the City's current zoning code is focused on "greenfield" development - development of open, undeveloped land. The size of properties and proximity of the commercial corridors to residential neighborhoods in Wheat Ridge, a City that has little undeveloped land left, is not conducive to greenfield development. Today, the major development opportunities in Wheat Ridge's commercial areas are redevelopment -oriented, making many aspects of the current zoning regulations difficult to apply. The purpose of the Architectural and Site Design Manual (ASDM) is to provide effective design and planning guidance for the design and physical appearance of Wheat Ridge's commercial, industrial, mixed-use, and multi -family residential buildings and sites. If this purpose is fulfilled, Wheat Ridge's commercial corridors will become more attractive and successful and Wheat Ridge will become a more desirable, livable city for residents, businesses and visitors. Quality design and planning will provide a positive image, vibrant environment, and increased revenue to the City. The manual is intended to: • Bring about greater consistency and predictability in the City's design review process • Build upon the rules and regulations of Chapter 26 Zoning and Development of the Wheat Ridge Code of Laws • Implement the directions outlined in the City's Neighborhood Revitalization Strategy and Comprehensive Plan, Envision Wheat Ridge. The ASDM is not intended to preclude an individual planner or architect's creativity. This manual presents important, but general, design concepts. It is intended to address site and architectural design; two aspects of development which are largely ignored in the City's traditional zone districts. The City has adopted several subarea plans which address future development for a particular area of the City. These subareas are unique in character, and present different development and redevelopment opportunities. Subarea plans may suggest or 2 Wheat Ridge Architectural and Site Design Manual recommend specific design themes or inclusion of an area into one of the overlay districts shown on Figure 2-1. The requirements of this manual may be modified in specific areas of the City through additional overlay zones. 1.3 Goals of the ASDM This manual is intended to encourage: 1. Creative site and building design that creates unique and sustainable places. 2. Site and building design that balances traffic needs with those of pedestrians and adjacent land uses. 3. Buildings and landscaping that contribute to the physical definition of streets and sidewalks as civic places. 4. Building design that acknowledges that uses within buildings may change over time, while the form of the building and its relationship to the street is more enduring. Therefore the placement, form and design of buildings are integral and important aspects of regulating community development. 5. New buildings that relate to any positive established character of adjacent existing buildings and streetscape design elements. 6. Building and site design that creates a consistent edge to the street and sidewalk, thereby encouraging pedestrian activity. 7. Pedestrian -friendly site and building design and convenient pedestrian accessfrom the public right-of-wayto each business. 8. Buildings with visual interest and human scale through the use of architectural elements such as mass, bulk, height, entry features, articulation and fenestration of facades, materials, texture, detail, and color. 1.4 ASDM Contents In addition to this introductory chapter, the ASDM includes the following: • Chapter 2 - Overlay Areas. Some design standards apply to certain areas of City based on inclusion in a design overlay. Chapter 2 establishes three design overlay districts. • Chapter 3 - Site Design. Site design includes consideration of building orientation, parking layout, open space design, and screening. Many of the site design requirements in Chapter 3 are determined by the property's overlay district. • Chapter -Building Design. Building design includes materials, facade design, transparency, and screening. Chapter 4 provides guidance on building design based on the building's type, or use. • Chapter 5 - Sign Design. Sign regulations are established in the zoning code but Chapter 5 provides supplementary guidance for freestanding signs, walls signs, and sign lighting. • Chapter 6 - Definitions. Terms that are used throughout the ASDM are defined in Chapter 6. Chapter 1 - Introduction an The Architectural and Site Design Manual (ASDM) encourages quality architecture and site design that creates a pedestrian friendly environment. Wheat Ridge Architectural and Site Design Manual 3 Chapter I - Introduction Chapters 3 through 5 contain three levels of guidance: Design Principles: the principles establish design goals that the standards and guidelines are created to achieve. Compliance with design principles must be achieved to gain approval of the site and building design. Design Standards: typically indicated by "shall," design standards give specific direction for fulfilling a design principle and they require compliance. Design Guidelines: typically indicated by "may," design guidelines suggest additional measures for fulfilling the design principle. The guidelines are not required but are highly recommended. This manual contains photographs and illustrations which should provide direction and clarity. Where the text in the manual and graphics conflict, the text shall control. 1.5 Applicability This design manual applies to building and site design on private property throughout the City. Specifically, there are three factors that determine the applicability of the ASDM: project type, building use or type, and design overlay district. Project Type The ASDM applies to the following three types of projects: • New buildings • Major additions • Facade improvements A major addition is defined as development or redevelopment that increases existing building square footage by 50% or more. In the case of major additions, the manual shall apply where practical. For example, it may not be feasible to meet the build -to requirements if the existing building is setback from the front property line. For facade improvements and additions to an existing building, the manual shall apply where practical. For example, it may not be possible to meet all requirements for facade articulation or ground floor transparency given the existing facade design. Overlay District Some of the site design requirements in Chapter 3 apply based on the location of property within one of three design overlay areas: • Traditional • Contemporary • Suburban 4 Wheat Ridge Architectural and Site Design Manual The overlay areas recognize that the character of the built environment varies throughout the City. Descriptions of the three overlays are provided in Chapter 2. Building Type Building design requirements in Chapter 4 apply based on the use or type of the building. For simplicity, this manual organizes architectural requirements into three categories of building type: • Commercial/Retail and Mixed Use • Heavy Commercial/Light Industrial • Multifamily Residential Definitions of Building Types: Commercial/Retail: buildings that house commercial or retail uses such as office, restaurants, or any type of retail. Mixed -Use: buildings that combine commercial/retail and residential uses. Heavy Commercial/Light Industrial: buildings that house uses such as car or truck repair, warehousing, mini -storage, or flex/office space. Multifamily Residential: buildings with three or more residential units. Cases Where the Manual Does Not Apply The manual specifically does not apply to the following: • Single- and two-family homes, • Property in a mixed use zone district, • Property in an agricultural zone district, and • Property in a planned development zone district for which the planned development contains standards which explicitly supersede this manual. Relationship to Zoning The manual is intended to work in concert with a property's underlying zoning. Where there is conflict between the zoning regulations and this manual, this manual shall take precedence. For example, if the property is in an overlay that requires a build - to zone close to the front property line but the underlying zoning requires a large front setback, the build -to in this manual shall apply. Streetscape Improvements The ASDM only applies to building and site design on private property. For streetscape improvements that may be required in the right-of-way adjacent to your property, please see the Wheat Ridge Streetscape Design Manual, available on the City's website and in hard copy at the Community Development Department. Chapter I - Introduction Wheat Ridge Architectural and Site Design Manual 5 Chapter I - Introduction How To Use This Manual Figure 1.1- How to Use the Architectural and Site Design Manual (ASDM). 1.6 How to Use this Manual To use this manual, you will need to: 1. Determine Applicability- Does this Manual Apply? The manual applies to the following project types: • New buildings • Major additions • Facade improvements Please refer to Section 1.5 above for the list of cases in which the manual does not apply (such as single- and two-family homes and properties with agricultural or mixed-use zoning). 2. Determine the Overlay Area -What is my Overlay Area? Refer to Chapter 2 and the Overlay Map (Figure 2.1) to determine which overlay area applies: • Traditional • Contemporary • Suburban 3. Determine Applicable Site Design Requirements Chapter 3, Site Design, applies to new buildings and major additions. It does not apply to facade improvements. Most requirements in the site design chapter will depend on your project's overlay area. 4. Determine Applicable Building Design Requirements Chapter 4, Building Design, applies to each of the three project types - new buildings, major additions, and facade improvements. Requirements will depend on the building type: • Commercial/Retail and Mixed -Use • Heavy Commercial/Light Industrial • Multifamily Residential S. Determine Applicable Sign Design Requirements Chapter 5, Signage, applies to new signs that are part of any project type - new buildings, major additions, or facade improvements - for all building types except multifamily. 1.7 Review Procedure In order to ensure compliance with this manual, all applications will follow the below review procedure. A. Pre -Application Meeting A pre -application meeting with the City's development review staff will be required for all proposed development other than single- or two-family residential homes. At the pre -application meeting, staff will provide assistance to the applicant and clarify the principles, goals, standards, and guidelines from the ASDM that are relevant to their project. If staff determines that major adjustments to the Wheat Ridge Architectural and Site Design Manual concept design are needed, a follow-up pre -application meeting may be required. Staff will provide a written record of the pre -application meeting and provide it to the applicant(s) or agent of the applicant(s). The meeting and written record will include guidance as to which subsequent submittals, such as Site Plan Review, Land Use Applications, and Building Permit Applications are required. The following items must be submitted to City staff prior to the pre - application meeting: 1. General Information: • Project title and location; • Written request and description of project; • Date of submittal; • Contact information for applicant(s) and consultants. 2. Site plan: • To -scale drawing of existing and proposed conditions; • Location of required setbacks for buildings and parking; • Location of all driveways, parking areas, and pedestrian walkways; • Location (footprint) for all proposed structure(s) with entrances identified; • Location and type of outdoor storage and/or trash disposal facilities; • Location and dimensions of all signs including setback dimensions; • Location, size, and number of parking spaces to be provided, including handicapped spaces. 3. Concept architectural elevations: • Preliminary elevations of any proposed structure(s) or additions to existing structure(s) with notations as to the types of materials and colors; • Preliminary elevations of any accessory structures including trash enclosures. 4. Concept landscape plan: • General location of trees, shrubs, groundcover, screen walls, fences, retaining walls or other site landscape features. 5. Any other information as determined at the pre -application meeting. B. Application Review At the pre -application meeting, staff will inform the applicant what application(s) will be required for the proposed development in order to ensure compliance with this manual. Most projects with new construction or major additions will be required to complete the Site Plan Review Process, which is outlined in Section 26-111 Chapter I - Introduction Review Procedure Figure 1.2 - Review Procedure. This diagram shows the Steps in the review procedure to ensure compliance with the Architectural and Site Design Manual (ASDM). Depending on the project, additional steps and/or land - use applications, such as a subdivision or rezoning, may also be required. Wheat Ridge Architectural and Site Design Manual 7 Chapter I - Introduction of the Wheat Ridge Zoning Code. The Site Plan Review will ensure compliance with the ASDM and zoning prior to Building Permit application. Most facade improvements and some additions will only be required to submit a Building Permit application and will not have to complete the Site Plan Review process. For either a site plan or building permit application, the applicant will be required to include a written narrative explaining, in general terms, how the proposed project complies with the ASDM design principles and standards. 1.8 Varying from the Requirements The requirements listed in this manual shall not be completely waived. The requirements are structured in a manner to provide some latitude for site and building design. Only a few requirements are exact, such as the build -to requirements in the traditional and contemporary overlays. For these 'exact' regulations, and only these 'exact' regulations, the variance process in Section 26-115 of the Wheat Ridge Code of Laws applies. A variance cannot be processed for anything specifically prohibited in this manual. For instance, a requirement exists which prohibits parking between the building fayade and front property line in the traditional areas. This is not eligible for a variance. 8 Wheat Ridge Architectural and Site Design Manual CHAPTER 2 - OVERLAY AREAS The City contains three overlay areas: traditional, contemporary, and suburban. Many of the design standards and guidelines in this manual will vary depending on the overlay. Please refer to the Overlay Map, Figure 2.1, to find the overlay area that applies to your property. 2.1 Traditional Overlay The traditional overlay applies to those portions of the City where a vibrant, walkable environment is most important. Traditional areas are envisioned to have an attractive, pedestrian -friendly environment. This overlay has the strictest build -to requirements to encourage a consistent street edge where buildings line the sidewalk and parking areas are located behind or beside the building. 2.2 Contemporary Overlay The contemporary overlay applies on commercial corridors where a walkable environment is desired but where greater flexibility for the placement of buildings and parking lots is sensible. It promotes site design that makes buildings visible from the street but utilizes a greater build -to range than the traditional overlay. 2.3 Suburban Overlay The suburban overlay applies everywhere that the traditional and contemporary overlays do not. In these areas, buildings must meet the required front setback pursuant to the property's zoning in the Wheat Ridge Code of Laws. If redevelopment of a commercial, industrial, mixed-use, or multi -family property occurs within the suburban overlay, the owner may request to be included within either the traditional or contemporary overlay and comply with the build -to requirement for that overlay. If the property does not meet the requirements for inclusion into one of the overlay areas and the front setback required by the zoning cannot be met, the applicant may request a variance pursuant to Section 26-115 of the Code of Laws. 2.4 Inclusion in an Overlay Area Properties are shown in a particular overlay area (traditional, contemporary or suburban) in Figure 2.1. Where a property owner wishesto applythe standards of a different overlay, a written request must be submitted to the Director of Community Development. Additionally, the Director can, at his or her sole discretion, include a property in an overlay area. A property can be included into an overlay area based upon adjacency to other areas, recent development trends or recommendations in an adopted subarea plan. The Director also has the ability to interpret the overlay area Chapter 2 - Overlay Areas Traditional Overlay Example. This image shows the pedestrian friendly streetscape, with buildings placed close to the street, that is encouraged within the Traditional Overlay. Contemporary Overlay Example. This image shows an example of a large-scale retailer where the building is placed close to the street with parking to the side, which is encouraged in the Contemporary Overlay. Wheat Ridge Architectural and Site Design Manual 9 Chapter 2 - Overlay Areas 10 Wheat Ridge Architectural and Site Design Manual CHAPTER 3 - SITE DESIGN This Chapter contains design principles, standards, and guidelines that pertain to site design. Standards or guidelines that apply to a particular overlay will note that overlay in bold (e.g. Traditional Overlay). All other design standards and guidelines shall apply in all overlay areas. Please refer to the Overlay Map, Figure 2.1, for the overlay that applies to your property. 3.1 Pedestrian Connectivity Sites should be designed to accommodate a safe and convenient system of travel for pedestrians. This includes connections within the site as well as to adjacent streets. For requirements related to sidewalks, streetscaping, and bicycle facilities on public streets please refer to the Wheat Ridge Streetscape Design Manual and the Wheat Ridge Bicycle and Pedestrian Master Plan. Design Principle: A connected, continuous pedestrian sidewalk system makes pedestrian activity more convenient and safe. Pedestrian travel should be incorporated into the design of each site with a network of walkways into, across, and through the site. Design Standards: 1. The streets, bikeways, paths and trails of adjacent neighborhoods shall be extended into the proposed development. 2. Continuous, wide pedestrian sidewalks shall connect to the main entries of all buildings to promote a safe, pleasant walking environment. Walkways shall connect the main entrance of each building to sidewalks on the street. 3. Pedestrian walkways shall be continued across driveways and drive aisles in parking lots. All pedestrian walkways shall be clearly defined and separated from parking areas. 4. Pedestrian walkways shall be constructed to minimum industry standards. Design Guidelines: 5. Pedestrian walkways internal to the site are encouraged to be at least five feet in width. 6. Detailed accents such as brick, flagstone, scored or colored concrete are encouraged at main entrances of buildings to delineate and accentuate the pedestrian travel way into the building. 7. Where pedestrian walkways cross parking lots or drive aisles, enhanced paving, such as patterned concrete, is encouraged to provide for pedestrian safety. Chapter 3 - Site Design Pedestrian Connectivity. Pedestrian walkways are required to continue across drive aisles and driveways. Wheat Ridge Architectural and Site Design Manual 1 1 Chapter 3 - Site Design Building Entry Placement. Building entrances oriented to the street create a pedestrian friendly environment. PRIMARY STREET FRONTAGE = 0-12' Build -To Area = Property Lines Figure 3.1 - Build -To For Traditional Overlay. At least 60% of the property's frontage on the primary street must contain a building within the required 0-12 foot build -to area. 3.2 Building Entrance Placement Design Principle: Building entrances should be oriented toward the street to create convenient pedestrian access and encourage an active, attractive streetscape. Design Standards: 1. Traditional Overlay: each building shall have at least one main public entrance that faces an adjacent street or public open space. For corner lots with more than one frontage, the entry may be oriented toward the corner. Design Guidelines: 2. Contemporary and Suburban Overlay: each building is encouraged to have at least one public entrance that faces an adjacent street or public open space. 3.3 Building Placement: Build -To Areas Design Principle: Buildings should be placed close to the street to promote an interesting and pedestrian -friendly street environment. Build -to areas establish a zone close to the front property line within which a building should be located. The build -to requirements shall not preclude the ability to access parking to the side or rear of buildings. Design Standards: 1. Traditional Overlay: a 0-12 foot build -to area shall apply to 60% of the primary street frontage. This means that at least 60% of the property's frontage along the primary street must be occupied by buildings within the 0-12 foot build -to area (see Table 3.1 and Figure 3.1). — For sites with more than one building, the build - to requirement may be fulfilled by one building or multiple buildings. Not every building is required to be in the build -to area as long as at least one structure meets the build -to requirements. — For corner lots with more than one street frontage, the primary street frontage may be reduced to 50% if at least 25% the secondary street frontage is occupied by buildings within the 0-12 feet build -to zone (see Figure 3.2). — Within the 60% primary street frontage where the build -to applies, any area between the building facade and the property line shall be reserved for pedestrian activity, outdoor seating, plazas, and/or landscaping. 2. Contemporary Overlay: a 0-20 foot build -to area shall apply to 40% of the primary street frontage. This means that at least 40% of the property's frontage along the primary street must be occupied by buildings within the 0-20 foot build -to area 12 Wheat Ridge Architectural and Site Design Manual (see Table 3.1 and Figure 3.3). — For sites with more than one building the build - to requirement may be fulfilled by one building or multiple buildings. Not every building is required to be in the build -to area as long as at least one structure meets the build -to requirements. 3. Suburban Overlay: there are no build -to requirements and buildings shall be placed according to the setbacks for the property's underlying zoning. The following table depicts build -to requirements depending on (a) the scope of the project and (b) the applicable overlay. Table 3.1- Build -To Requirements New Major Facade Building Addition Improvement Traditional Does Build -to Does Build -to Does Build -to Overlay Apply? Yes Apply? Yes Apply? No Requirement: Requirement: Requirement: 0-12 feet for 0-12 feet for N/A 60% of the 60% of the primary street primary street frontage (see (see Figure Figure 3.1). 3.1), where practical. Contemporary Does Build -to Does Build -to Does Build -to Overlay Apply? Yes Apply? Yes Apply? No 0-20 feet for 0-20 feet for Requirement: 40% of the 40% of the N/A primary street primary street frontage (see (see Figure Figure 3.3). 3.3), where practical. Suburban Does Build -to Does Build -to Does Build -to Overlay Apply? No, Apply? No, Apply? No, refer to zoning refer to zoning refer to zoning for required for required for required setbacks. setbacks. setbacks. Chapter 3 - Site Design LU CD Z O LL >_ 25% SECONDARY STREET FRONTAGE = 0-12' Build -To Area = Property Lines L Figure 3.2 - Build -To for Corner Lot in Traditional Overlay. For a corner lot, the primary street frontage within the build -to area may be reduced to 50% if at least 25% of the secondary street frontage contains a building within the 0-12 foot build -to area. ----------- � 40% 40% PRIMARY STREET FRONTAGE = 0-20' Build -To Area = Property Lines L - - - J Figure 3.3 - Build -To For Contemporary Overlay. At least 40% of the property's frontage on the primary street must contain a building within the required 0-20 foot build -to area. Wheat Ridge Architectural and Site Design Manual 13 Chapter 3 - Site Design Parking to side of Parking bind building building Figure 3.4 - Parking Lot Placement. Parking areas should be placed to the side or back of the building. Figure 3.5- Contemporary OverlayParking and Drive Aisle Location. Within the Contemporary Overlay, vehicular areas are allowed between the building and the primary street within the 0-20 foot build -to area as long as all screening requirements are met. 3.4 Parking Placement Design Principle: Parking lots detract from the pedestrian environment and should be placed to minimize their view from the street. Design Standards: 1. Traditional Overlay: parking lots shall be placed to the side or rear of buildings. Within the minimum 60% build -to area along the primary street frontage, no parking area or drive aisle is permitted. The remaining 40% of the primary street frontage may have parking areas or drive aisles, subject to the screening requirements in Section 3.7. 2. Contemporary Overlay: parking areas and drive aisles are allowed within the 40% build -to area, between the building and the property line, subject to the screening requirements below in Section 3.7 (see Figure 3.5). Design Guidelines: 3. Parking lots should be arranged to maximize the connectivity and continuity of pedestrian walkways and minimize the distances pedestrians must travel between buildings. 4. Wherever possible, parking lots, drive aisles, and drive-thru lanes should be placed behind buildings where they are not visible from the street 3.5 Shared and On -Street Parking Design Principle: Shared parking and on -street parking should be utilized to minimize the size and presence of on-site parking lots. Design Standards: 1. On -street parking on adjacent streets may count toward minimum required parking. On -street parking must be approved by Public Works. Design Guidelines: 2. Shared parking is encouraged, especially within the traditional overlay. Please refer to the shared parking regulations in Section 26-501.0 of the Code of Laws for shared parking allowances. When adjacent to a City -owned parking lot, required parking may be accommodated in that lot. 3.6 Parking Lot Design Design Principle: Parking areas should allow for safe, convenient pedestrian travel for clients, residents, and/or guests. Design Standards: 1. Parking lots shall contain clearly defined pedestrian walkways, differentiated by change in material and/or landscaping, to 14 Wheat Ridge Architectural and Site Design Manual provide a safe means of travel by foot through the parking area to the building(s) on site. 2. Parking access drives shall be consolidated to minimize curb cuts along the street. 3. Within the same development, parking lots shall be interconnected to allow users to circulate without re-entering the street. Design Guidelines: 4. Parking areas should be well lit to provide security. 5. For residential uses, parking areas should be in safe, convenient locations for residents and guests. Carports and garages are encouraged for resident parking spaces. 6. Large parking lots should be divided into smaller segments and generously planted with shade trees. Landscaped islands should be used to delineate circulation for cars and pedestrians. 3.7 Screening, Buffers, and Transitions Design Principle: New development or redevelopment should minimize impact to surrounding properties. Parking lots and drive- thrus should be de-emphasized and screened from view. Design Standards: 1. Any parking lot, drive aisle, or drive-thru lane adjacent to a public street shall be screened with one or more of the following: — A minimum 5 -foot wide landscape buffer with grass or other acceptable groundcover and regularly -spaced trees and/or shrubs to soften the parking edge. — A vertical screening device, 30 to 42 inches in height (and in compliance with the sight triangle requirements in Chapter 26 of the Code of Laws). The screening device may be a continuous masonry wall constructed of stone, brick, or split -face concrete block, a combination pier and decorative iron railing, or any other decorative and durable screening device that is consistent with the materials of the main building. 2. Where a parking lot abuts a property with a residential use, a minimum 10 -foot wide landscape buffer is required between the parking lot and the adjacent property line. This width may be reduced to 5 feet if an opaque 6 -foot fence or decorative wall is placed at the property line. In either case, the landscape buffer shall contain grass or other acceptable groundcover and trees and/or shrubs at a regular spacing. Chapter 3 - Site Design Parking Lot Design. Parking lots must incorporate clearly defined pedestrian walkways, which should be differentiated by landscaping and/or change in material. Parking Lot and Drive Aisle Screening. A low screen wall, in combination with a landscape buffer, demonstrates appropriate screening of vehicular areas such as parking lots and drive- thru lanes. Wheat Ridge Architectural and Site Design Manual 15 Chapter 3 - Site Design Open Space Design. High-quality materials and amenities create attractive and well -used plazas and parks. Open Space Design. Seating areas should be incorporated into site design. Design Guidelines: 3. The edges of commercial development should provide a safe, quiet, and visually pleasant transition to adjacent residential neighborhoods. Large buildings should be located adjacent to commercial corridors and transition to smaller buildings closer to residential, low-density neighborhoods. Landscape buffers and screen walls may help ease the transition between commercial and residential properties. 4. Buildings should be placed so as not to impact the supply of light to adjacent properties. Building height and scale should relate to neighboring properties. 3.8 Open Space Design Please refer to Section 26-502 of the zoning code for minimum landscape requirements. The standards and guidelines listed below shall serve as additional requirements, beyond the minimum zoning requirements, to ensure quality design. Design Principle: Open space should feature high-quality amenities and encourage pedestrian activity. Design Standards: 1. Traditional Overlay: at least two of the following design elements shall be incorporated. 2. Contemporary Overlay: at least one of the following design elements shall be incorporated. Open space design elements: — Areas of Congregation: Plazas or courtyards that contain open eating areas, landscaping, and/or fountains. Where possible, buildings should be placed to enclose these spaces on three sides. These areas shall count toward the minimum required landscaped area established in Chapter 26 of the Code of Laws. — Pedestrian Amenities: pedestrian amenities such as seating areas, arcades, bike racks, benches and seat walls should be placed on site, close to building entrances. — Exterior Art: exterior art may be in the form of sculptures, statues or fountains. Art should be located where it is visible form the public right-of-way. Only approved art objects may be placed in the public right- of-way. 3. For multi -family residential properties, open space shall incorporate amenities for play or congregation. Acceptable amenities include play structures, picnic tables, benches, or sporting area/fields. 4. Subject to approval of Community Development and Public Works staff, detention areas may be used as open space 16 Wheat Ridge Architectural and Site Design Manual provided that they are designed to be usable and do not allow standing water. Design Guidelines: 5. All open spaces should be designed with quality hardscape and planting materials. Ornamental trees and other plantings that provide seasonal interest are encouraged. 6. Open spaces should be oriented to take advantage of views and sunlight and, where possible, should visually and physically connect to the adjacent sidewalk. Chapter 3 - Site Design Open Space Design. Art such as sculptures and fountains help to create quality open space. Wheat Ridge Architectural and Site Design Manual 17 This page is intentionally left blank. 18 Wheat Ridge Architectural and Site Design Manual Chapter 4 - Building Design (Commercial/Retail/Mixed-Use) CHAPTER 4 - BUILDING DESIGN This Chapter contains design principles, standards, and guidelines that pertain to buildings design. The applicable design standards vary by the type of building. The following table outlines how to identify which standards apply to your project: Table 4.1 - Building Design Categories Use the type of building to locate the applicable building design requirements Building Type Applicable Building Design Requirements Commercial/Retail Section 4.1 and Mixed -Use Heavy Commercial/ Section 4.2 Light Industrial Multifamily Section 4.3 Residential Definitions of Building Types: 1. Commercial/Retail: buildings that house commercial or retail uses such as office, restaurants, inr-any type of retail, or multi- story indoor access mini -storage facilities. 2. Mixed -Use: buildings that combine commercial/retail and residential uses. 3. Heavy Commercial/Light Industrial: buildings that house uses such as car or truck repair, warehousing, exterior access mini - storage, or flex/office space. 4. Multifamily Residential: buildings with three or more residential units. 4.1 Commercial/Retail and Mixed -Use A. Facade Design Design Principle: Building design should contain significant interest, level of detail, and human scale. Where these elements are already present on adjacent buildings, architecture should be consistent with surrounding buildings. Design Standards: 1. Facade detail: All building facades visible from a street or public space shall provide a level of finished architectural quality and be designed to the human scale. Each facade that is visible from a street or public space shall incorporate at least three of the following elements: — Reveals — Belt courses �� Commercial and Mixed -Use Facade Design. Example of a facade on a mixed-use building that utilizes articulation, changes in texture, and other details to create a quality, human -scaled design. Wheat Ridge Architectural and Site Design Manual 19 Chapter 4 - Building Design (Commercial/Retail/Mixed-Use) Facade articulation. Offsets in the plane of building facade create visual interest. ti � ,f __z � Facade variation. A large architectural feature (cupola) creates variation in the facade and emphasizes the primary entrance. — Cornices — Deep overhangs a minimum of 3 feet in depth — Expression of a structural or architectural repeating element of least one foot in depth — Recessed windows and/or storefronts — Color and/or texture differences — Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three- dimensional expression 2. Facade articulation: Each facade that faces a street or public space shall have at least one variation in plane depth, a minimum of one foot for every 50 linear feet of the length of the facade. Non -permanent features such as canopies or awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: — Upper level stepbacks — Dormers — Recessed entries — Porticos — Recessed windows and/or storefronts — Offsets in the general plane of the facade including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves. 3. Primary entrance: The primary entry of each building shall be emphasized through at least two of the following: — Changes in wall plane or building massing — Differentiation in material and/or color — Higher level of detail — Enhanced lighting — Greater amount of transparency 4. Facade variation: For facades longer than 200 feet, at least one major identifying feature shall be incorporated into the building design. This feature shall be one of the following or a similar architectural feature that creates visual interest: — Cupola — Rotunda — Spire — Dome — Clock 5. Roof form: Roof forms and parapet heights should be varied, and where appropriate, should emphasize the facade articulation and variation of building materials. Roof forms over 50 linear feet shall incorporate at least two of the following: — Changes in roof or parapet height — Decorative cornice or eave treatment — Differentiation in material and/or color — Changes in roof type, such as hipped or gabled 20 Wheat Ridge Architectural and Site Design Manual Chapter 4 - Building Design (Commercial/Retail/Mixed-Use) rooflines and modulated flat roof lines Design Guidelines: 6. For buildings taller than one story or setback 20 feet or more from the street, changes in plane depth to achieve facade articulation should be greater than one foot. 7. The character of the facade and overall building design should relate to positive examples from the surrounding neighborhood, including existing facades and rooflines. 8. The form and character of an addition should relate to the form and character of the existing building. 9. Buildings that express a standardized corporate identity are discouraged. B. Materials Design Principle: Buildings should utilize high-quality, durable materials that create visual interest and give buildings a human scale. Design Standards: 1. Primary materials: buildings shall be constructed of durable materials. Approved materials include, but are not limited to: — Brick — Stone — Integral colored textured concrete block — Hard coat stucco — Synthetic brick and masonry materials — Terra-cotta 2. Secondary materials: the following materials are allowed in limited amounts: — Architectural metal panels may not exceed 40% of any facade. — Smooth -faced concrete masonry units (CMU) may not constitute more than 25% of any facade. — Exterior insulating finishing system (EIFS) may be used as an accent material, not to exceed 25% of the facade, subject to the following restrictions: • EIFS must have a textured finish. • EIFS may not be utilized below the height of 8 feet on any building facade visible from a street or public space. • The allowable amount of EIFS may be consolidated on a facade(s) that does not face a street or public space provided that the total amount of EIFS, calculated cumulatively for the entire building, does not exceed 25%. 3. Prohibited materials: The following materials are not allowed: — Plywood paneling — Vinyl and aluminum siding Materials. Durable materials such as stone or masonry should be utilized at the base of the building with secondary materials such as EIFS above. Materials. This commercial facade demonstrates the use of architectural metal as a secondary material. Wheat Ridge Architectural and Site Design Manual 21 Chapter 4 - Building Design (Commercial/Retail/Mixed-Use) Material variation. Changes in material and masonry patterns create a quality building facade. Transparency. Windows at the ground level create a pedestrian friendly environment. — Un -articulated large format concrete panels — Exposed raw concrete — Solid metal roll -up doors 4. Material variation: All building facades visible from a street or public space shall have at least one change in material for each 12 feet (and portion thereof) of wall height. A change in material must be at least one foot in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. 5. Building additions: The materials used in an addition shall relate to the materials of the existing building. Design Guidelines: 6. Building materials should relate to positive examples from adjacent buildings. 7. Materials with the greatest durability, such as brick or stone, should be used on ground floor facades that face public streets and public spaces. C. Transparency Design Principle: Facades at the ground level should incorporate windows to create visual interest and enhance the pedestrian environment. Design Standards: 1. Retail or restaurant uses: Where a retail or restaurant use occupies the ground floor, the facade facing the primary street shall be at least 60% transparent. All other facades facing a street or public space shall be at least 30 percent transparent. 2. All other non-residential uses (excluding retail/restaurant): The facade facing the primary street shall be at least 40% transparent. All other facades facing a street or public space shall be at least 25% transparent. 3. Residential uses: Where a residential use occupies the ground floor, windows shall be provided where appropriate to create visual interest, while also balancing the need for residents' privacy. 4. Transparency calculation for all uses: transparency shall be calculated as the percentage of clear, non -reflective glass within the area between 3 feet and 8 feet above the first floor finished elevation. — Transparent doors and window mullions shall count as transparent area. — Structural elements and opaque or reflective glass shall not be counted as transparent area. — Glass display cases may count toward transparent area if they give the appearance of windows and are 22 Wheat Ridge Architectural and Site Design Manual Chapter 4 - Building Design (Commercial/Retail/Mixed-Use) maintained with items of interest, including window display graphics that do not include advertisements. — For retail or restaurant uses on corner lots, the minimum transparency required for the primary street facade may be transferred to the secondary street facade provided that the primary street transparency is not less than 30%. Design Guidelines: 5. Large areas of glass should be subdivided by mullions, joints, or similar scaling elements to provide a reasonable level of scale and detail. D. Screening - Loading, Service Areas, and Utilities Design Principle: Service, loading, and utility areas should be screened from view and minimize impactto surrounding properties. Design Standards: 1. All loading equipment and service areas shall be adequately screened and located towards the rear of the building. 2. Rooftop equipment shall be screened with a parapet wall or similar device that is at least as tall as the item being screened. The screening element may be shorter than the equipment only if the equipment is set back so that it is not visible from the street or adjacent residential properties (to be demonstrated by drawings by the applicant). 3. Trash enclosures shall be incorporated into the building design and be fully screened with full wall enclosures or wing walls that are consistent with the building's materials. Trash enclosures shall not be located between the building facade and right-of-way. 4. Screening elements and/or enclosures shall be composed of forms, materials, and colors that are consistent with the primary building. 5. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. Design Guidelines: 6. Where possible, exterior utility boxes and above -ground utility installations shall be located to the side or rear of buildings, and not visible from the street. Transparency. An example of how a large - format retailer can utilize windows and glass display areas to create an interesting facade along the street. Screen wall. An example of a wing wall used to screen a utility area on a commercial building. Wheat Ridge Architectural and Site Design Manual 23 Chapter 4 - Building Design (Heavy Commercial/Light Industriao Heavy commercial/light industrial facade design. This building, home to a truck repair shop, demonstrates how quality materials, changes in plane depth, and street facing windows can create an attractive facade. Facade articulation. This mini -storage facility uses setbacks in the building facade and changes in texture and material to create quality design. 4.2 Heavy Commercial/Light Industrial A. Facade Design The following requirements shall apply only to building facades that meet one of the following conditions: 1. The facade faces a public street and as within e to 5e feet of - 2. The facade is visible to adjacent residential properties. 3. The facade is visible within 0 to 100 feet of a public street. All other facades are encouraged to follow as many of the below standards and guidelines as possible. Design Principle: Buildings serving heavy commercial and light industrial uses should include variation and human -scaled components to prevent monotonous and two-dimensional design and to contribute to the character of the community. Design Standards: 1. Facade detail: Each facade shall incorporate at least two of the following elements: — Reveals — Belt courses — Cornices — Deep overhangs a minimum of 3 feet in depth — Expression of a structural or architectural repeating element of least one foot in depth — Recessed windows and/or storefronts — Color and/or texture differences — Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three- dimensional expression 2. Facade articulation: Each facade shall have at least one variation in plane depth, a minimum of one foot in depth for every 100 linear feet of the length of the facade. Non- permanent features such as canopies or awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: — Upper level stepbacks — Recessed entries — Recessed windows and/or storefronts — Offsets in the general plane of the facade including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves. 3. Primary entrance: The primary entry shall be emphasized through at least two of the following: — Changes in wall plane or building massing 24 Wheat Ridge Architectural and Site Design Manual — Differentiation in material and/or color — Higher level of detail — Enhanced lighting Roofform: Roof forms and parapet heights should be varied, and where appropriate, should emphasize the facade articulation and vanation of building materials. Roof forms over 100linear feet shall incorporate at least two of the following: — Changes in roof or parapet height — Decorative cornice or eave treatment — Differentiation in material and/or color — Changes in roof type, such as hipped orgabled roof lines and modulated flat oof Tines. Design Guldellnes: 5. Overhead roll up doors should be placed on facades that are nonvisible from the public meet or visible from an adjacent residential property. If roll up doors are visible from the meet, architectural enhancement shall be provided, such as canopies, recessed entries, orvanation in the surrounding building materials. B. Materials The following requirements shall apply only to building facades that meet one of the following conditions: 1. The facade faces a public street sno,>old .1. to 50 Feet of 2. The facade is visibleto adjacent residential properties. 3. The facade is visiblewithin Oto 100 feet of a public street. All other facades are encouraged to follow as many of the below standards and guidelines as possible. Design Principle: Buildings should utilize high quality, durable materials that provide vanation and visual interest. Design Standards: 1. Primary materials: each facade shall contain at east40%of oneor more of the following materials: Brick — Stone — Integral colored textured concrete block — Hard coat stucco — Synthetic brick and masonry materials — Terraaotna 2. Secondary materials: the following materials are allowed but may not exceed 60Y, of any facade: — Smooth faced concrete masonry units (CMU) — Exterior insulating finishing system(EIFS) Materials. Light Industrial buildings may use metal panes, up to 60% of the facade area, In combination with higher quality materials such asmason ho Materials. Quality masonry creates an attractive facade for this office warehouse building. Wheat Ridge Architectural and Site Design Manual 25 Chapter 4 - Building Design (Heavy Commercial/Light Industrial) Transparency. An example of windows that create transparency in the facade of a flex office - warehouse building. Screening. An example of a trash enclosure with materials that are consistent with the primary structure. — Metal panels — Articulated concrete panels 3. Prohibited materials: The following materials are not allowed: — Plywood paneling — Vinyl and aluminum siding — Un -articulated large format concrete panels — Exposed raw concrete 4. Material variation: Each facade shall include at least three different materials. A change in color or texture may count as one material variation. Windows, canopies, and doorways will not count as a change in material. Design Guidelines: 5. Building materials should relate to positive examples from adjacent buildings. C. Transparency The following requirements shall apply only to building facades that meet one of the following conditions: 1. The facade faces a public street and as within e to se feet of 2. The facade is visible to adjacent residential properties. 3. The facade is visible within 0 to 100 feet of a public street. All other facades are encouraged to follow as many of the below standards and guidelines as possible. Design Principle: Facades at the ground level should incorporate windows to create visual interest. Design Standards: 1. Each facade shall be at least 15 percent transparent. 2. Transparency calculation: transparency shall be calculated as the percentage of clear, non -reflective glass within the ground floor facade. — Transparent doors and window mullions shall count as transparent area. — Structural elements and opaque or reflective glass shall not be counted as transparent area. D. Screening - Loading, Service Areas, and Utilities Design Principle: Service, loading, and utility areas should be screened from view and minimize impact to surrounding properties. Design Standards: 1. All loading equipment and service areas shall be adequately screened and located towards the rear of the building. 2. Rooftop equipment shall be screened with a parapet wall or similar device that is at least as tall as the item being 26 Wheat Ridge Architectural and Site Design Manual Chapter 4 - Building Design (Multifamily Residential) screened. The screening element may be shorter than the equipment only if the equipment is set back so that it is not visible from the street or adjacent residential properties (to be demonstrated by drawings by the applicant). 3. Trash enclosures shall be incorporated into the building design and be fully screened with full wall enclosures or wing walls that are consistent with the building's materials. Trash enclosures shall not be located between the building facade and right-of-way. 4. Screening elements and/or enclosures shall be composed of forms, materials, and colors that are consistent with the primary building. 5. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. Design Guidelines: 6. Where possible, exterior utility boxes and above -ground utility installations shall be located to the side or rear of buildings, and not visible from the street. 4.3 Multifamily Residential A. Facade Design Design Principle: Building design should contain significant interest, level of detail, and human scale. Where these elements are already present on adjacent buildings, architecture should be consistent with surrounding buildings. Design Standards: 1. Facade detail: All building facades visible from a street or public space shall provide a level of finished architectural quality and be designed to the human scale. Each facade that is visible from a street or public space shall incorporate at least three of the following elements: — Reveals — Belt courses — Cornices — Expression of a structural or architectural bay — Color and/or texture differences — Articulation of windows, which may include sills, mullions, or pilasters that create a three-dimensional expression 2. Facade articulation: Each facade that faces a street or public space shall have at least one variation in plane depth, a minimum of one footfor every 50 linear feet of the length of the facade. Non -permanent features such as canopies or awnings will not qualify as variation. Plane depth variation may be accomplished through elements such as: Multifamily facade design. Balconies, changes in material, and a cornice help to create a quality, human -scaled facade. Facade articulation. Changes in plane of the facade, balconies, and details such as cornices prevent monotonous design. Wheat Ridge Architectural and Site Design Manual 27 Chapter - Building Design (Multifamily Residentiao Facade articulation and building entries. This building utilizes changes in height, changes in material, and recessed entries to highlight unit entries and to create a quailty facade. Materials. Quality materials such as masonry should be used for multifamily buildings. — Upper level stepbacks — Dormers — Recessed entries — Porticos — Porches, patios or balconies — Offsets in the general plane of the facade including columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices or eaves. 3. Primary entrance: The primary entry of each building shall be emphasized through at least two of the following: — Changes in wall plane or building massing — Differentiation in material and/or color — Higher level of detail — Enhanced lighting 4. Multiple unit entrances: For buildings with multiple exterior entrances to multiple units, each unit's entrance shall be defined through at least one of the following variations: — Recessed entrance — Projecting entrance — Change in height — Change in material 5. Roof form: Roof forms and parapet heights should be varied, and where appropriate, should emphasize the facade articulation and variation of building materials. Roof forms over 25 linear feet shall incorporate at least two of the following: — Changes in roof or parapet height — Decorative cornice or eave treatment — Differentiation in material and/or color — Changes in roof type, such as hipped or gabled roof lines and modulated flat roof lines. Design Guidelines: 6. The character of the facade and overall building design should relate to positive examples from the surrounding neighborhood, including rooflines, architectural themes, and building character. 7. If the development contains more than one building, each structure should be unique in size, height, shape, and roofline to prevent standardized or formulaic design. 8. Wherever possible, garage doors should be placed so that they are not visible from the street. B. Materials Design Principle: Buildings should utilize high-quality, durable materials that create visual interest and give buildings a human scale. 28 Wheat Ridge Architectural and Site Design Manual Chapter 4 - Building Design (Multifamily Residential) Design Standards: 1. Primary materials: buildings shall be constructed of durable materials. Approved materials include, but are not limited to: — Brick — Stone — Integral colored textured concrete block — Hard coat stucco — Synthetic brick and masonry materials — Terra-cotta 2. Secondary materials: the following materials are allowed as accent materials. Cumulatively, one or more of the following materials may not exceed 30% of any facade: — Smooth -faced concrete masonry units (CMU) — Cement board siding — Architectural metal panels 3. Prohibited materials: The following materials are not allowed — Plywood paneling — Vinyl and aluminum siding — Un -articulated large format concrete panels — Exposed raw concrete — Exterior Insulation and Finishing System (EIFS) 4. Material variation: All building facades visible from a street or public space shall have at least one change in materials for each 12feet (and portion thereof) of wall height. A change in material must be at least one foot in height. Masonry patterns, such as headers or rowlocks, can count as a change of material. Windows, canopies, and doorways will not count as a change in material. 5. For any facade visible from a public street, at least 25% of the facade shall contain stone, hard coat stucco, brick or a similar mortar building material. C. Fenestration Design Principle: Windows and openings in the facade provide visual entrance and interesting facade design. Design Standards: 1. At least 25% of each facade shall contain openings such as doors, windows, or balconies. Design Guidelines: 2. Large windows should be divided with mullions to provide visual interest. D. Accessory Structures Design Principle: Accessory structures such as carports, garages, and storage units should be designed to be consistent with the 4001 // 1 �fl Materials. Windows create a visually -pleasing facade. Garages. Garages and accessory structures such as carports should be oriented to face an alley or rear drive where possible. Wheat Ridge Architectural and Site Design Manual 29 Chapter - Building Design (Multifamily Residentiao Screening. Utilities serving the building should be fully screened from view. primary building(s) and to avoid monotonous facades. Design Standards: 1. Accessory structures shall be made of materials similar to the primary structure(s). 2. Accessory structures shall not be located in the build -to area in the Contemporary or Traditional Overlays and shall not be located in the front setback area in the Suburban Overlay. 3. When multiple garages or carports are attached as one structure, there shall be a clear delineation between parking stalls or garages. Design Guidelines: 4. Where possible, accessory structures should be placed so that they are not visible from the street and so that access is gained from an alley or rear drive. E. Screening - Loading, Service Areas, and Utilities Design Principle: Service, loading, and utility areas should be screened from view and minimize impact to surrounding properties. Design Standards: 1. All loading equipment and service areas shall be adequately screened and located towards the rear of the building. 2. All rooftop equipment shall be screened with elements, such as a parapet wall, that are at least as tall as the item being screened. 3. Trash enclosures shall be incorporated into the building design and be fully screened with full wall enclosures or wing walls that are consistent with the building's materials. Trash enclosures shall not be located between the building facade and right-of-way. 4. Screening elements and/or enclosures shall be composed of forms, materials, and colors that are consistent with the primary building. 5. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility structure) being screened. Design Guidelines: 6. Where possible, exterior utility boxes and above -ground utility installations shall be located to the side or rear of buildings, and not visible from the street. 30 Wheat Ridge Architectural and Site Design Manual CHAPTER 5 -SIGNAGE This Chapter contains design principles, standards, and guidelines regarding the design of signs for retail, commercial, light industrial, or mixed-use properties. Please refer to the sign regulations for your zone district in Chapter 26 of the Code of Laws for all signage requirements, including allowable size and location. 5.1 Wall Signs Design Principle: Signs attached to a structure should be human - scaled and well-designed to contribute to the character of a street. Design Standards: 1. Building wall signs shall complement the building's architecture and fit within the architectural features of the facade so that they do not overlap windows or columns. Design Guidelines: 2. Innovative and unique sign graphics are encouraged. 3. Projecting signs: Projecting signs are encouraged in the Traditional Overlay areas. Wall signs and projecting signs are allowed on the same wall within the traditional overlay. — Projecting signs that encroach into the right-of-way must be approved by the Public Works Department. — Projecting signs should not be located closer than twenty-five (25) feet apart unless the signs work together to make a unified and compatible design or the sign group is integral to the building architecture, reinforcing a significant building feature such as a primary entry. — The structural support of projecting signs should be integrated into the design of the sign, either by being simple and inconspicuous, or by being creative in the use of structural elements, lighting, color and materials. 5.2 Freestanding and Monument Signs Design Principle: Signage should be scaled to the pedestrian and minimize the impact of advertising. Design Standards: 1. The materials of new freestanding signs shall be similar or closely related to the materials of the primary structure(s). 2. For new development or total redevelopment, freestanding signs shall be located in landscaped areas. Design Guidelines: 3. Monument signs, rather than pole signs, are strongly Chapter 5 - Signage Wheat Ridge Architectural and Site Design Manual 31 x"10 ' s �T Wall signs. Pedestrian -scaled wall signs and projecting signs are encouraged. Wheat Ridge Architectural and Site Design Manual 31 Chapter 5 - Signage Monument sign. Monument signs, rather than pole signs, are encouraged to create a more pedestrian friendly environment. Sign typography. For internally lit signs, the typography should be lighter than the sign background. encouraged for all new development. 4. Pole signs are strongly discouraged with new development, unless the development is located within % mile of the interstate and a highway -oriented sign is proposed. 5. Consolidated monument signage is encouraged in multiple use developments. 5.3 Sign Lighting Design Principle: The lighting of signage should be well-designed, minimize glare, and prevent light pollution. Design Standards: 1. Flashing or pulsing lights are not allowed. Changeable message signs shall only be allowed where permitted by the property's zoning, per Article VII of the zoning code. Design Guidelines: 2. Internally illuminated, translucent signs should have the typography lighter than the sign background. Opaque sign faces with internally -illuminated translucent typography or internally -illuminated individual channel letters with translucent faces are acceptable. 3. Sign lighting should be consistent with the lighting of building elements and storefront lighting. 4. It is encouraged that sign faces be of a darker hue with light colored text to prevent light glare emitted at night. 5. Signs adjacent to residential neighborhoods should be turned off after business hours. 32 Wheat Ridge Architectural and Site Design Manual CHAPTER 6 - DEFINITIONS The following chapter defines terms used throughout the ASDM. In the event of conflicts between these definitions and those of the Wheat Ridge Code, those of the ASDM shall take precedence for projects with the jurisdiction of the ASDM. Amenity Zone An area along the street curb, between the roadway and the sidewalk, where trees, planters, furnishings and lighting are arranged. Architectural Bay The area between two vertical elements, usually structural supports, which are usually spaced in repetition. Articulation A juncture in the face of a building that generally provides relief in an otherwise flat surface. Belt Course Usually referred to in masonry construction as a continuous row of a pattern of masonry around the fayade of a building. Build -to Area An area established adjacent to the primary street frontage where a building (or portion thereof) must be located. Character A viewer's impression of the elements which make up a particular composition of the landscape, trees, buildings, space, furniture, materials and colors. Corner Lot A lot which fronts at least two public streets. Curb Cut Any break in the street curb for a driveway which provides vehicular access from the street. EIFS Exterior Insulating Finish System or a synthetic stucco building material. Elevation The exterior face of a building. The north elevation is the north side of the building. Chapter 6 - Definitions M V Zone/ Buffer I I I Amenity Zone. The area along the street curb located between the sidewalk and roadway. Curb cut. A break in the street curb for a driveway to provide vehicular access. Wheat Ridge Architectural and Site Design Manual 33 Chapter 6 - Definitions Groundcovers. Low -growing plant material typically used in place of turf. Hardscape. Exterior ground surface areas paved with an impervious material. Facade The exterior of a building that faces a street or public space. Fenestration The openings (doors and windows) in a building. Form The three dimensional shape and structure of a building. Groundcovers Low growing plant materials which are typically used in place of turf in tree lawns and as foreground plants in landscape shrub beds. Ground covers usually do not exceed 6" in height. Hardscape Exterior ground surface areas which are paved with an impervious material such as concrete or pavers. Human Scale Proportions of elements that relate to the size of a human body. Large Format Retailer A retail store in excess of 50,000 square feet, also known as a `big box' store. These retailers often construct large, rectangular structures which have a standardized design, high ceilings, and generally little architectural interest. Luminaires The light source of a light fixture. Typically located on poles or are wall mounted. Mass The exterior form and shape of a building. Major Additions Development or redevelopment which increases existing building square footage by 50% or more. Median A raised island of paving or planting located in the center of the street dividing the two ways of travel along a street. Mixed -Use A development that has a mixture of different uses within its boundaries. Mixed use developments typically contain commercial on the ground floor and residential above, or if a one story building, commercial in front with residential behind. 34 Wheat Ridge Architectural and Site Design Manual Mullion An upright dividing bar in a window. Open Space An outdoor, unenclosed area designed and accessible for recreation, pedestrian access, or passive leisure. May be hardscaped or landscaped. Pedestrian Lighting Human scale lighting that provides special effects in pedestrian areas along the street. Typically, lighting fixtures are pole mounted luminaries, lighted bollards or other low level light fixtures. Pre -Application Meeting A meeting between a potential developer, landowner or representatives or combination thereof and City staff members to discuss development or redevelopment. The meeting occurs prior to the submittal of a land use application or building permit application. Primary Street The street toward which a building is oriented. The primary street for each site shall be approved by the Community Development Director. Primary Street Frontage The property line of a parcel which is directly adjacent to and parallel to the primary street. Public Space A physical place accessible to the public including sidewalks, rights- of-way, parks, plazas, and other publicly -accessible open areas. Public Street A street that is owned by the City. Reflective Glass Glass that has a percentage of outdoor visible light reflectivity greater than 19%. Reveal A space or an indention in the surface of a building that separates materials or is used as an accent in the field of the same material. Right-of-way The area of the street that is in public ownership. Chapter 6 - Definitions Mullion. An upright dividing bar in a window Right-of-way. The area of the street under public ownership. Wheat Ridge Architectural and Site Design Manual 35 Chapter 6 - Definitions M V Zone/ Buffer Sidewalk. A paved surface intended for pedestrian use. Scale The proportions of elements that relate to the street in relation to a human or automobile. Scale affects the arrangement ofstreetscape elements to form spaces that are comfortable for pedestrians and drivers alike. Secondary Street Frontage The property line perpendicular to the primary street frontage. The secondary street frontage is only applicable for lots with multiple street frontages. Sidewalk A paved surface expressly intended for pedestrian use. Street A publicly or privately owned street. Street Trees Trees that line the street in a regularly spaced row. They are typically located within the tree lawn. 36 Wheat Ridge Architectural and Site Design Manual Wheat Ridge Architectural and Site Design Manual 37 38 Wheat Ridge Architectural and Site Design Manual ♦SII City Of c�7�IheatR�dge COMMUNITY DEVEIAPMENT Memorandum TO: Mayor and City Council FROM: Lisa Ritchie, Planner II THROUGH: Kenneth Johnstone, Community Development Director DATE: June 2, 2016 study session SUBJECT: Commercial Mobile Radio Service (CMRS) Regulations ISSUE: Identified during the March 2, 2015 City Council study session regarding proposed zoning code updates by the community development department is the City's Commercial Mobile Radio Service (CMRS) regulations, specifically Section 26-615. Commercial mobile radio service (CRMS) facilities. CMRS facilities are commonly known as cellular communications towers, antennas and related support equipment. Current city regulations are outdated and should be revised to respond to technology improvements, recently adopted Federal Communications Commission (FCC) rules, and to consider changes to the review and approval process for certain applications and associated development standards. PRIOR ACTIONS: The current regulations were last updated in a substantial manner in 1996 following the passage of the Telecommunications Act of 1996. Minor reference terminology updates have occurred since that time. FINANCIAL IMPACT: No direct impact. BACKGROUND: The City's code currently contemplates three general categories of CMRS facilities. These categories are typical when comparing other neighboring jurisdictions and changes are not proposed to include additional categories. The three categories are building or structure -mounted, roof -mounted and freestanding CMRS facilities. The following local examples are provided below: Building or Structure -Mounted CMRS Facilities: 2 Roof -Mounted CMRS Facilities: Foothills Medical Center at 8506 W. 38a` Avenue. Multiple roof -mounted panel antennas are placed on the edge of the roof, with screening to match the color of the building. Staff suggests requiring equipment be placed further inward from the roof edge whenever feasible. 3 Freestanding CMRS Facilities: Freestanding Facility at City Hall Multiple antenna are mounted on a lattice tower, with accompanying accessory equipment located on the ground behind masonry wall screening. Overviews of the areas proposed to be amended are covered in this section. More 4 detailed discussions are included in the recommendations section below. FCC Regulations As part of the Middle Class Tax Relief and Job Creation Act of 2012, Section 6409(a), the "Spectrum Act", required changes to local governments' CMRS review and approval procedures. The ruling went into effect in April of 2015, and requires all local governments to approve all applications within 60 days for any request for modification to an existing facility that does not substantially change, as defined by the FCC, the facility. The application may be for upgrading or swapping existing equipment, or for adding additional equipment. The approval timeline that the City must meet under this regulation may not be possible as applications are currently processed under the code and staff suggests that an examination of both the regulations and processes should be undertaken to ensure the City can comply. Staff conducted an evaluation of regional codes that have been updated in response to the FCC ruling, and in conjunction with the City Attorney, are proposing an approach that should ensure compliance and will provide adequate guidance for staff when administering review of CMRS requests. Development Standards The code, as currently written, provides some development standards for CMRS facilities. However, in staffs opinion, there are areas in which the code is silent with respect to certain standards and zone districts for which additional guidance is desired. Additionally, staff suggests revising other development standards in response to updated technology or in response to the ability of applicants to minimize visual impacts in manners not contemplated when the current regulations were put in place in 1996. Review and Approval Process In addition to the need to update the review and approval processes to align with the FCC ruling, staff suggests an examination of the review and approval process for all applications. Should development standards be broadened and refined, staff suggests permitting additional application types to be reviewed and approved administratively. This approach is proposed to encourage or incentivize well-designed facilities. RECOMMENDATIONS: A complete repeal and reenact of Section 26-615 is recommended by staff. At this time, staff is not recommending a general public outreach effort beyond the required public notices for a public hearing to consider adoption of a new ordinance. However, they will forward any proposed ordinance to contacts in the industry, requesting comments and feedback to ensure any proposed changes are compatible with industry standards. An overview of staff's recommendations for the proposed components of the city's CMRS regulations is provided below: Purpose and Intent Currently, there is no Purpose and Intent section for the CRMS regulations. Draft language is provided below: The purpose and intent of this Section 26-615 is to accommodate the communication needs of residents and businesses while protecting the public health, safety, and general welfare of the community. These regulations are necessary in order to: 1. Facilitate the provision of wireless telecommunication services to the residents and businesses of the city. 2. Minimize adverse impacts of facilities through careful design, siting and screening standards. 3. Encourage and maximize colocation and the use of existing and approved towers, buildings, and other structures to accommodate new wireless telecommunication antennas in order to reduce the number of towers needed to serve the community. 4. Provide specific regulations related to the review processes for CMRS facilities. 5. Align the review and approval process for CMRS facilities with the FCC and any other agency of the federal government with the authority to regulate CMRS facilities. Applicability The City's code currently does not include an applicability section. This type of section is commonly included and provides information regarding which types of facilities and applications the section regulates. Staff recommends that Section 26-615 should apply to all new CMRS facility applications, and that existing approved facilities shall continue to meet provisions related to safety standards, abandonment, and other FCC or other federal regulating authority requirements. Review and Approval Process Under the current City code, the review and approval process for facilities is prescribed. Staff recommends the consideration of the following: Application Type Current Procedure Proposed Procedure Building or Structure -Mounted CMRS Building Permit Building Pennit Facility Roof -Mounted CMRS Facility Special Use Permit Building Pennit Freestanding CMRS Facility — Special Use Permit Special Use Permit Straight Zone District Amendment to ODP, Freestanding CMRS Facility — Amendment to ODP, unless identified on ODP, Planned Development Zone District unless identified on unless CDD determines ODP facility is compatible, then Special Use Permit Colocation or Modification on an Per Facility Type Existing Facility — Procedure Above Building Permit Substantial Change Colocation or Modification on an Existing Facility — Not included Building Permit Not a Substantial Change Development Standards The code currently includes some development standards for CMRS facilities. The standards in place are generally appropriate, however staff recommends additional 6 provisions that are common in other jurisdictions and would provide additional measures for mitigation of potential impacts and visual considerations. The code currently includes two provisions for development standards related to all facilities; that no facility shall exceed the height limit applicable in the underlying zone district; and a regulation regarding what constitutes abandonment of a facility. Staff recommends the establishment of the following additional development standards related to all facilities: Colocation: Staff recommends including language encouraging, and in some cases, requiring colocation on existing facilities as an effortto minimize adverse impacts associated with the proliferation of towers. This is typical language when surveying neighboring jurisdictions. The new regulation will require applicants to demonstrate that no existing facility can accommodate their needs, that no existing facility owner shall unreasonably exclude a telecommunication competitor from sharing facilities, and that new facilities shall be constructed in a manner that additional equipment can be colocated in the future. Federal Requirements: Staff recommends including provisions that all facilities shall meet current standards and regulations of the FCC, the FAA, and any other agency of the federal government with authority to regulate CMRS facilities. Safety Standards: Staff recommends including language requiring all facilities to conform to the requirements of the International Building Code, or National Electrical Code, as applicable. Residential Uses: Staff recommends including clarifying language regarding CMRS facilities in residential areas. The following is proposed: o The city prohibits freestanding CMRS facilities in all residential districts. o The city prohibits all CMRS facilities on properties where the principal use is a single or two-family dwelling. o Building, structure or roof -mounted CMRS facilities may be located on a property containing a nonresidential or multi -family use. In addition to the above standards for all CMRS facilities, staff recommends consideration of the following development standards for each facility type: Fre standing CMRS Facilit Develo ment Standards Development Standards Current Standard EM Proposed Standard Necessary when adjacent Necessary when adjacent Screening; Base residential development and residential development and public ROW public ROW Setbacks Consistent with Accessory Uses in the underlying zone district Not to exceed maximum Not to exceed permitted height Height height in underlying zone for a principal use district Shall not be permitted between Location on Property the principal structure and the street 7 Roof -Mounted CMRS Facilit Development Standards Development Standards Current Standard Proposed Standard Shall be screened by materials Shall be screened by materials Screening; Color and that are architecturally that are architecturally Screening compatible with and colored to compatible with and colored to match the building or structure match the building or structure to which it is mounted to which it is mounted Shall be setback to the greatest Setback from roof edge Not to exceed 2 feet from face extent possible so that it is not visible from the street or No more than 10 feet above adjacent residential property Height — Whip Antenna No more than 10 feet above highest point of the building or Height — Whip Antenna the parapet of any flat roof or No more than 12 feet, as ridge of a sloped roof to which measured from the roof deck they are attached Shall not extend above the Height—Panel Antenna No more than 7 feet above any No more than 12 feet, as Height —Panel Antenna parapet of a flat roof, not measured from the roof deck permitted on a sloped roof Height — Accessory No more than 7 feet above any No more than 12 feet, as Equipment parapet of a flat roof, not measured from the roof deck, permitted on a sloped roof not permitted on a sloped roof Bu ding or Structure -Mounted CMRS Facility Development Standards Development Standards Current Standard Proposed Standard Shall be architecturally Shall be architecturally Screening; Color and compatible with and textured compatible with and textured Texture and colored to match the and colored to match the building or structure to which building or structure to which they are attached they are attached Shall be mounted as flush as Mounting Not to exceed 2 feet from face possible, not to exceed 2 feet from face No more than 10 feet above No more than 10 feet above the Height — Whip Antenna the highest point of the highest point of the building or building or structure to which structure to which they are they are attached attached Shall not extend above the Height—Panel Antenna building wall or parapet to which they are attached In addition to the above, staff recommends the consideration of an additional category of development standards related to accessory equipment that is placed on the ground or within a separate building on the site. Depending on the facility, it is possible that any of the above facilities could require separate accessory equipment and, in staff's opinion, development standards related to these accessory equipment units or buildings housing accessory equipment should be crafted independent of the categories above. The current code addresses some accessory equipment structure development standards in their associated category. As such, staff recommends the following: Ground -Mounted CMRS Facility Accessory Equipment Development Standards Development Standards Current Standard Proposed Standard Setbacks Consistent with Accessory Uses in the underlying zone district Height Shall not exceed 12 feet Shall be totally screened from Equipment not contained in a Screening - Equipment view from adjacent property building shall be fully screened from adjacent residential lines properties and public ROW Shall be compatible with the Shall be architecturally Compatibility - Buildings existing character of the site compatible with existing structures on the property and and adjacent properties character of the neighborhood ATTACHMENTS: None 9