HomeMy WebLinkAboutCouncil Agenda Packet 03-26-18
AGENDA
CITY COUNCIL MEETING CITY OF WHEAT RIDGE, COLORADO 7500 WEST 29TH AVENUE, MUNICIPAL BUILDING
March 26, 2018 7:00 p.m.
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Sara Spaulding, Public Information Officer, at 303-235-2877 at least one week in advance of a
meeting if you are interested in participating and need inclusion assistance. CALL TO ORDER PLEDGE OF ALLEGIANCE
ROLL CALL OF MEMBERS APPROVAL OF City Council Minutes of March 12, 2018 and Study Session Notes of March 5, 2018
PROCLAMATIONS AND CEREMONIES Fruitdale Presentation FEMA Class 5 CRS Community Presentation
CITIZENS’ RIGHT TO SPEAK a. Citizens, who wish, may speak on any matter not on the Agenda for a maximum of 3 minutes and sign the PUBLIC COMMENT ROSTER.
b. Citizens who wish to speak on an Agenda Item, please sign the GENERAL AGENDA ROSTER. c. Citizens who wish to speak on a Public Hearing item, please sign the PUBLIC
HEARING ROSTER before the item is called to be heard.
d. Citizens who wish to speak on Study Session Agenda Items, please sign the STUDY SESSION AGENDA ROSTER.
APPROVAL OF AGENDA
PUBLIC HEARING AND ORDINANCES ON SECOND READING 1. Council Bill 01-2018– approving the rezoning of property located on the West of
Interstate-70, between approximately 34th Avenue and Clear Creek from Planned
Commercial Development (PCD) to Planned Mixed Use Development (PMUD) (Case No. WZ-16-07/Clear Creek Crossing ) (Postponed from February 12, 2018)
CITY COUNCIL AGENDA: March 26, 2018 Page -2-
PUBLIC HEARING AND ORDINANCES ON SECOND READING cont.
2. Council Bill 05-2018 – approving the rezoning of property located at 4433 Tabor Street
from Agricultural-One (A-1) to Mixed Use-Neighborhood (MU-N) (Case No. WZ-18-01/Kennedy) ORDINANCES ON FIRST READING
3. Council Bill 09-2018 – approving a zone change from Agricultural-One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan (OD) for property located at 5372 and 5392 Quail Street (Case No. WZ-17-11/Clark)
DECISIONS, RESOLUTIONS AND MOTION 4. Resolution 16-2018 – amending the Fiscal year 2018 General Fund Budget to reflect the approval of a Supplemental Budget Appropriation in the amount of $20,000 to fund a Landscape Inspection and Enforcement Program
5. Resolution 17-2018 – approving I-70 an Intergovernmental Agreement between the City of Wheat Ridge and the Longs Peak Metropolitan District for construction of the I-70 and 32nd Avenue Interchange
6. Resolution 18-2018 – authorizing approval of an Intergovernmental Agreement between
the City of Wheat Ridge and the Colorado Department of Transportation (CDOT) to approve a contract with CDOT for construction oversight and maintenance responsibilities associated with the Interstate 70 and 32nd Avenue Interchange Improvements
7. Resolution 19-2018 - approving an Intergovernmental Agreement between the City of Wheat Ridge and the Longs Peak Metropolitan District for Hook Ramp Cost Reimbursement
8. Motion to approve the use of the City’s 1% Utility Undergrounding Fund for the
Overhead Utilities on 38th Avenue between Kipling Street and Lee Street 9. Motion to approve appointments to Boards and Commissions
CITY MANAGER’S MATTERS CITY ATTORNEY’S MATTERS ELECTED OFFICIALS’ MATTERS
ADJOURNMENT
Memorandum
TO: Mayor and City Council FROM: Patrick Goff, City Manager DATE: March 16, 2018 (for March 26 study session) SUBJECT: Fruitdale School Lofts, City Loan Payment and Annual Report
The Fruitdale School has been successfully redeveloped into a 16-unit, mixed income family housing project. The redevelopment was made possible in large part through the terms of a joint Development Agreement among the City of Wheat Ridge, Fruitdale School Partners (HEI Development) and the Wheat Ridge Housing Authority. Pursuant to the terms of the
Development Agreement, the City was due to be paid back a significant portion of their $2,115,000 loan upon the sale of the project’s state and federal historic preservation tax credits. In late January, those tax credits were sold and on February 10, the City received $1,500,000 as the initial repayment of that loan.
Jim Hartman and Susan Ely with Hartman Ely Investments will be present at the meeting to present a ceremonial check for this initial loan repayment and to give an overall project update. ATTACHMENT: 1. Loan repayment letter from HEI, LLC, dated February 10, 2018
ATTACHMENT 1
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: COUNCIL BILL NO. 01-2018 – AN ORDINANCE APPROVING THE REZONING OF PROPERTY LOCATED ON THE WEST
SIDE OF INTERSTATE-70, BETWEEN APPROXIMATELY
34TH AVENUE AND CLEAR CREEK FROM PLANNED
COMMERCIAL DEVELOPMENT (PCD) TO PLANNED MIXED USE DEVELOPMENT (PMUD) (CASE NO. WZ-16-07/CLEAR CREEK CROSSING) PUBLIC HEARING ORDINANCES FOR 1ST READING (1/8/18)
BIDS/MOTIONS ORDINANCES FOR 2ND READING (3/26/18) RESOLUTIONS QUASI-JUDICIAL: YES NO
_______________________________ _____________________________________ Community Development Director City Manager ISSUE: Evergreen Devco, Inc. acquired 109 acres of undeveloped property on the west side of I-70 and
south of Clear Creek in December 2016 with the intent of developing a mixed-use commercial and residential development. Evergreen has applied for a rezoning of this property from the current Planned Commercial
Development (PCD) to a Planned Mixed Use Development (PMUD) designation. In contrast to the previous zoning on the property, which was focused on retail uses, the intent is to create a development with a much broader mix of residential, employment, retail, hotels, restaurants and entertainment.
The applicant is requesting approval of an Outline Development Plan (ODP), supported by a Vision Book that establishes the intended design and architectural themes and materials, as well as a Design Pattern Book that includes the more substantive development regulations.
Council Action Form – Clear Creek Crossing
March 26, 2018
Page 2 PRIOR ACTION: This zone change request was heard by the Planning Commission at a public hearing held on
January 18, 2018. The Planning Commission voted 5-1 to recommend approval of this project with two conditions: 1. There be an addition of maximum residential height of 65 feet in Planning Area 1. 2. At least 50% of the proposed total square footage at the ground floor level shall contain
nonresidential uses across all Planning Areas.
The Planning Commission staff report, draft minutes of the meetings are provided as attachments. Prior to this application, the property was annexed into the City in 2005, and two different Planned Commercial Development proposals were approved by the City in 2006 and 2011. The City has
worked with the Colorado Department of Transportation and Federal Highway Administration on
an Environment Assessment (EA) to determine the improvements necessary to the surrounding local street network and adjacent Interstate-70. The first EA was completed in 2006, with the City initiating an update to this document in 2014 to propose a phased approach to development of the site and infrastructure.
The applicant requested continuance of the public hearing at the February 12, 2018 City Council meeting. City Council voted to continue the public hearing to March 26, 2018. After continuing the public hearing, the City Council also voted to suspend their rules and accept testimony on the application, outside of the official public hearing process. The City Attorney advised at that time
that when the public hearing is re-opened, City Council would have the option to vote to enter into
the public hearing record the public testimony taken on February 12. If Council so desires, a motion should be made to enter said testimony in the public hearing record. FINANCIAL IMPACT: Fees in the amount of $27,175 were collected for the processing of Case No. WZ-16-07. If this
zone change request is approved, the subsequent development will support the City’s economic development goals. It is anticipated the City will enter into a public/private joint development agreement with the developer, Evergreen Devco, to fund portions of the necessary public infrastructure over a period of time through a share back of a portion of City tax revenues that are
generated from this site. The terms have not been negotiated, and will not be initiated until a
zoning document is approved. BACKGROUND: Existing Conditions
The property is undeveloped, with the exception of a portion of the local road network having
been built (40th Avenue underpass and short extension). There is an active grading and fill permit that authorizes the import of fill material and overlot grading. Denver Water is under construction for a new 80-inch water line, which replaces two existing water lines that traverse the property and have existed for many years.
Council Action Form – Clear Creek Crossing
March 26, 2018
Page 3 Surrounding Land Uses
Properties to the west are located in unincorporated Jefferson County, and are generally water
storage facilities for Coors and the Applewood Golf Course. Clear Creek is located to the north, along with additional vacant properties owned by Coors and zoned for low intensity office/industrial uses as part of the original Coors/Cabela’s ODP. Properties directly to the south are generally highway oriented commercial uses, including a gas station, hotel and restaurants, all
part of the 70 West Business Center Planned Commercial Development. Properties adjacent to the
southwest include larger lot single-family homes located in unincorporated Jefferson County. Across I-70 to the east is the Applewood Village shopping center with various retail/restaurant uses.
Zone Change Request
The applicant is requesting approval of an Outline Development Plan (ODP), supported by a Vision Book that establishes the intended design and architectural themes and materials, as well as a Design Pattern Book that includes the more substantive development regulations.
Much like the previous zoning document for the project, the current Outline Development Plan
divides the 109-acre site into Planning Areas (PAs) and creates a slightly different list of permitted uses in each of those PAs. The application seeks to ensure a fair amount of flexibility in the land use mix, as the developer is negotiating with numerous potential end users and tenants. Further, based on the highway adjacent location, a wide variety of land uses may be appropriate in each of
the planning areas and help to achieve the vision of a dynamic mixed-use development concept.
Following is a brief summary of the new land use concept by Planning Area. Refer to the Planning Commission staff report for a more detailed discussion of the proposed zoning and an analysis of the zone change criteria.
PA-1 – 25.43 acres – Located east of Clear Creek Drive and immediately adjacent to I-70 and therefore appropriate for a large variety of commercial retail, office, multi-family, entertainment and employment uses including hospitals, and research and development. The developer is negotiating with a potential major employer to anchor this planning area and provide a daytime
population that would benefit the retail and restaurant components of the project.
PA-2 – 13.84 acres – This area is also east of Clear Creek Drive, but further removed from I-70. It could have strong potential for multi-family, with the adjacency to Clear Creek and the associated greenbelt and the potential for attractive west facing views. It also has commercial potential and it
too has a great deal of flexibility in uses, not knowing specifically how the development program
for the project will evolve over time. PA-3 – 11.04 acres – This area is adjacent to I-70, Clear Creek Drive and 40th Avenue, offering prime commercial retail, restaurant, and entertainment potential. Residential uses and more
automobile-oriented uses are not allowed in this planning area. It is the intent in this planning area
to achieve a high degree of walkability and high quality urban design and architecture at the heart of the project.
Council Action Form – Clear Creek Crossing
March 26, 2018
Page 4 PA-4 – 6.10 acres in total – This area is adjacent on either side of the new on and off ramps from
I-70, as such a greater amount of auto oriented uses are allowed, including car washes and
restaurant drive-throughs and motor vehicle fueling. Residential uses are not allowed in this more auto-oriented district. PA-5 – 4.19 acres – This area borders existing single-family residential to the southwest, and as
such, intensive uses such as light industrial are not allowed. With proximity to the I-70 ramps, this
district is appropriate for commercial uses, including some auto-oriented uses. PA-6 – 18.75 acres – This area was previously planned as the Walmart site and is a large site that can accommodate larger format users, including possibly larger retail users and possibly larger
entertainment uses. However, with its western views and adjacency to water it could also have
potential for multi-family uses, particularly if PA-2 does not become a multi-family site. PA-7 – 3.43 acres – This is a small planning area located at a signalized intersection along Clear Creek Drive, so likely has good potential for smaller format retail, restaurant, office, etc.
PA-8 – 11.72 acres – This area straddles Clear Creek and was previously acquired from Jefferson County after Foothills (Table Mountain) Animal Shelter was decommissioned and moved. A large portion of PA-8 is in the floodplain and this district will function as privately owned/maintained open space.
Review Process Approval of this ODP is the first step in a Planned Development process. The ODP approves permitted uses, access configuration for cars, bikes and pedestrians. The Vision Book establishes the architectural design themes, and the Design Pattern Book establishes all of the development
regulations for site planning, landscaping, architectural details, etc. These regulatory documents
will be used during the Planning Commission’s subsequent review of Specific Development Plans for each phase of the project. These regulatory documents will also be utilized by an Architectural Control Committee proposed to be created by the developer, which will perform schematic design review prior to SDP application submittal to ensure that projects are achieving high quality design
and site configuration that in conformance with the regulatory documents from the outset.
The applicant will also be submitting a revised subdivision plat for the development, which will be reviewed and approved by both the Planning Commission and City Council.
RECOMMENDED MOTION:
“I move to approve Council Bill No. 01-2018 an ordinance approving the rezoning of property located on the west side of Interstate-70 between approximately 34th Avenue and Clear Creek from Planned Commercial Development to Planned Mixed Use Development with an Outline Development Plan, Design Pattern Book, and Vision book on second reading and that it take effect
15 days after final publication, for the following reasons:
Council Action Form – Clear Creek Crossing
March 26, 2018
Page 5 1. The proposed zone change will promote the public health, safety, or welfare of the
community and does not result in an adverse effect on the surrounding area.
2. The proposed zone change is consistent with the goals and objectives of the City’s Comprehensive Plan, which calls for a Regional Commercial Center on the site. 3. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of adoption of the City’s Comprehensive Plan, namely a more
diverse mix of uses, which responds to market demands, mitigates transportation impacts,
and yields a more robust development. 4. The proposed zoning includes a circulation network that supports the City’s goals related to bicycle and pedestrian connectivity, 5. The proposed zoning establishes enhanced design controls related to site design, building
design, materials, and landscaping that will result in a high-quality development.
6. The criteria used to evaluate a zone change support the request.” With the following conditions: 1. There be an addition of maximum residential height of 65 feet in PA 1.
2. At least 50% of the proposed total square footage at the ground floor level shall
contain nonresidential uses across all Planning Areas, and 3. ______.” Or,
“I move to deny Council Bill No. 01-2018 an ordinance approving the rezoning of property located on the west side of Interstate-70 between approximately 34th Avenue and Clear Creek from Planned Commercial Development to Planned Mixed Use Development with an Outline Development Plan, Design Pattern Book, and Vision book on second reading
and that it take effect 15 days after final publication, for the following reasons:
1. 2. 3.
REPORT PREPARED/REVIEWED BY: Zack Wallace Mendez, Planner II Kenneth Johnstone, Community Development Director
Patrick Goff, City Manager
ATTACHMENTS: 1. Council Bill No. 01-2018 2. Planning Commission Staff Report
3. Outline Development Plan
4. Design Pattern Book 5. Vision Book
Council Action Form – Clear Creek Crossing
March 26, 2018
Page 6
6. Planning Commission draft meeting minutes
7. Letters of opposition to WZ-16-07 Clear Creek Crossing 8. Letters of support for WZ-16-07 Clear Creek Crossing
CITY OF WHEAT RIDGE INTRODUCED BY COUNCIL MEMBER FITZGERALD
COUNCIL BILL NO. 01 ORDINANCE NO. _________ Series of 2018 TITLE: AN ORDINANCE APPROVING THE REZONING OF
PROPERTY LOCATED ON THE WEST OF INTERSTATE-70, BETWEEN APPROXIMATELY 34TH AVENUE AND CLEAR CREEK FROM PLANNED COMMERCIAL DEVELOPMENT (PCD) TO PLANNED MIXED USE DEVELOPENT (PMUD) (CASE NO. WZ-16-07 / CLEAR CREEK CROSSING)
WHEREAS, Chapter 26 of the Wheat Ridge Code of Laws establishes procedures for the City’s review and approval of requests for land use cases; and,
WHEREAS, Evergreen Devco, Inc. has submitted a land use application for
approval of a zone change to the Planned Mixed Use Development (PMUD) zone
district with an Outline Development Plan (ODP), Design Pattern Book, and Vision Book for property located west of Interstate-70, between approximately 34th Avenue and Clear Creek; and,
WHEREAS, the City of Wheat Ridge has adopted a comprehensive plan—
Envision Wheat Ridge—which calls for a Regional Commercial Center west of Interstate 70 and south of Clear Creek; and,
WHEREAS, the proposed planned development will permit a well-designed,
innovative development with greater control and specificity of intended development
character, use, operations, and maintenance that is not feasible under a standard zone district; and WHEREAS, the proposed planned development will further promote the public
health, safety and general welfare by permitting greater flexibility and innovation in land
development based upon this comprehensive, integrated plan.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WHEAT RIDGE, COLORADO:
Section 1. Upon application by Evergreen Devco, Inc. for approval of a zone change ordinance from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) with an Outline Development Plan (ODP),
Design Pattern Book, and Vision Book for property located west of Interstate-70,
between approximately 34th Avenue and Clear Creek , and pursuant to the findings made based on testimony and evidence presented at a public hearing before the Wheat Ridge City Council, a zone change is approved for the following described land:
ATTACHMENT 1
LOTS 1, 2 AND 3, BLOCK 1; LOT 1, BLOCK 2;
LOT 1, BLOCK 3;
LOT 1, BLOCK 4; THAT PORTION OF LOT 1, BLOCK 5 AS CONTAINED IN DEED RECORDED DECEMBER 23, 2004 UNDER RECEPTION NO. F2149072;
LOTS 3 THROUGH 6, BLOCK 5;
AND TRACTS A, B, C AND D; CLEAR CREEK CROSSING SUBDIVISION FILING NO. 1, COUNTY OF JEFFERSON, STATE OF COLORADO
Section 2. Vested Property Rights. Approval of this zone change does not
create a vested property right. Vested property rights may only arise and accrue pursuant to the provisions of Section 26-121 of the Code of Laws of the City of Wheat Ridge.
Section 3. Safety Clause. The City of Wheat Ridge hereby finds, determines,
and declares that this ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The
City Council further determines that the ordinance bears a rational relation to the
proper legislative object sought to be attained. Section 4. Severability; Conflicting Ordinance Repealed. If any section, subsection or clause of the ordinance shall be deemed to be unconstitutional or
otherwise invalid, the validity of the remaining sections, subsections and clauses
shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 5. Effective Date. This Ordinance shall take effect 15 days after final
publication, as provided by Section 5.11 of the Charter.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of 7 to 1 on this 8th day of January, 2018, ordered it published with Public Hearing and consideration on final passage set for Monday, February 12, 2018 at 7:00 o’clock p.m, postponed
to Monday, March 26, 2018 at 7:00 o’clock p.m. in the Council Chambers, 7500
West 29th Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by
a vote of _____ to _____, this _____ day of ___________, 2018.
SIGNED by the Mayor on this _______ day of _______________, 2018.
______________________________________ Bud Starker, Mayor
ATTEST:
_______________________________________ Janelle Shaver, City Clerk
Approved as to Form
_______________________________________
Gerald Dahl, City Attorney 1st publication: January 11, 2018; February 15, 2018
2nd publication:
Wheat Ridge Transcript: Effective Date:
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: Zack Wallace Mendez
and Kenneth Johnstone DATE OF MEETING: January 18, 2018 CASE NO. & NAME: WZ-16-07 / Clear Creek Crossing
ACTION REQUESTED: Approval of a zone change from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) LOCATION OF REQUEST: West of I-70 between Clear Creek and 34th Ave (approximately)
PROPERTY OWNER: Evergreen Clear Creek Crossing LLC and Broken Arrow 3 LLC APPROXIMATE AREA: Approximately 109 acres
PRESENT ZONING: Planned Commercial Development (PCD)
COMPREHENSIVE PLAN: Mixed-Use Commercial, Regional Commercial Center ENTER INTO RECORD:
COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS
ZONING ORDINANCE DIGITAL PRESENTATION VICINITY MAP
ATTACHMENT 2
Planning Commission WZ-16-07 / Clear Creek Crossing
2
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST Case No. WZ-16-07 is an application for approval of a zone change from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) with an Outline Development
Plan (ODP), supported by a Vision Book that establishes the intended design and architectural themes
and materials, as well as a Design Pattern Book that includes the more substantive development regulations. The purpose of the request is to permit the development of a 109-acre mixed-use development west of Interstate 70, south of Clear Creek, and north of 34th Avenue (approximately) (Exhibit 4, Applicant Letter).
Rezoning to a planned development in the City of Wheat Ridge involves a two-step process. The first step is the Outline Development Plan, which, if approved, changes the zoning designation on the land, establishes allowed uses and development standards for the property, and establishes access configurations for vehicles, pedestrians, and bicycles. The second step in the process is the Specific
Development Plan (SDP), which focuses on specific details of a development such as final drainage,
architecture, lot layouts, and specific building location and orientation. The SDP must be found to be compliant with the ODP in order to be approved. For this development, if the ODP is approved, there are likely to be numerous SDP applications for the different phases or “Planning Areas” identified by the applicant (Exhibit 7, Outline Development Plan).
The applicant is requesting a two-step approval, which is permitted pursuant to Section 26-302 of the Municipal Code. The ODP document requires public hearings before the Planning Commission and the City Council, with the City Council being the final deciding body. If the ODP is approved, the applicant can apply for SDP approval(s). Each application must be heard at a public hearing before
the Planning Commission, who is the final deciding body for SDP approval. A subdivision plat will
also be required with this development. The applicant recently submitted the subdivision plat application for its first review at the end of December, and it is currently being reviewed by Staff and referral agencies. The plat will be reviewed by Planning Commission and City Council.
II. EXISTING CONDITIONS/PROPERTY HISTORY
Annexation/Zoning Approximately 178 acres of land was annexed in 2005 west of I-70 and south of Highway 58 (Exhibit 3, Annexation History Map). The annexation was known as the Coors/Cabela’s annexation and Cabela’s subsequently purchased portions of the Coors properties with the intent of building a new
retail store. City Council approved a rezoning of the properties to Planned Commercial Development
with approval of an ODP in 2006 and a Final Development Plan for an 185,000 square foot store in August 2006. Many things changed in the corporate structure of Cabela’s shortly after those approvals. Notably, Cabela’s became a publicly traded company and their Board of Directors made a decision that they would no longer “self-develop” their properties/stores but would rather seek a
developer partner. Not long after, the economy entered the Great Recession.
In 2011, an additional 33 acres (approximately) of land along Clear Creek west of I-70 was annexed (Exhibit 3, Annexation History Map). The Cabela’s property was rezoned a second time, to accommodate a somewhat smaller Cabela’s store as well as a 177,000 square foot Walmart. In all,
Planning Commission WZ-16-07 / Clear Creek Crossing
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nearly 1,000,000 square feet of retail/office was proposed in that rezoning, which was an aggressive
amount of commercial space to get fully filled.
In 2012, Cabela’s made the corporate decision to locate two stores in Colorado along the I-25 corridor at the north and south ends of the Denver metropolitan area, both of which opened in 2013. Until recently, Walmart continued to be a part of the proposed Clear Creek Crossing project, seeking
to locate a Super Walmart in this location, which was part of the 2011 approval. In the summer of
2017, Walmart made the decision not to build in this location. Environmental Assessment for Road Improvements When the property was going through the annexation and rezoning process in 2005/2006, there was a
parallel process being coordinated through the Colorado Department of Transportation (CDOT) and
the Federal Highway Administration (FHWA) to determine what improvements would be needed to the adjacent street and highway network to serve the 100-acre site. At that time, the final state- and federally-approved Environmental Assessment (EA) required the construction of the following improvements:
• New underpass at 40th (complete) – (Exhibit 5, Site Photos)
• Widening 32nd near Youngfield and I-70 (complete) – (Exhibit 5, Site Photos)
• New on/off ramps from I-70 into the project (under design, funded through 2E bond)
• Construction of Clear Creek Drive from 32nd, north through the project, over Clear Creek and up to SH58
• Construction of an entirely new interchange at SH58 and Clear Creek Drive
The original EA required that all of these infrastructure upgrades be fully completed prior to any certificates of occupancy being approved for any portion of the Clear Creek Crossing development. This is an expensive list of public infrastructure projects to design and build, and the scope of these costs has always been a challenging aspect of getting the Clear Creek Crossing project completed.
For that reason, in 2014, the City initiated an update to the Environmental Assessment (EA) to determine whether the construction of road infrastructure could be phased, and thus reduce the initial cost for the project. The City hired a transportation consultant to determine whether the requirement to build Clear Creek Drive over the creek and up to SH58, including a new interchange, could become a second phase that gets built when properties north of the creek develop in the future.
Alongside a traffic consultant, the City has been working with CDOT and FHWA through that analysis. Phasing the project does appear to be a feasible alternative to constructing all of the originally required EA improvements at this time. Staff anticipates approval of an update to the EA in early 2018 to reflect this phased approach. The first phase includes the proposed rezoning before you
today, which involves development located only south of Clear Creek. This will allow Clear Creek Drive to end prior to crossing Clear Creek as a first phase, and a new interchange at SH58 will not be required at this time. It is important to note that the new mix of uses proposed as part of this PMUD application, including employment, multi-family, retail and entertainment often have varied peak
hours of activity, helping to spread the traffic out over the course of a day, reducing congestion at
certain intersections and helping to make the phasing of required improvements possible.
Planning Commission WZ-16-07 / Clear Creek Crossing
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Existing Conditions/Site Constraints
The subject property of today’s rezoning application consists of a portion of the 2005 annexed
property and all of the 2011 annexed property (Exhibit 3, Annexation History Map). This property is undeveloped, with the exception of a portion of the local road network having been built (40th Avenue underpass and short extension) (Exhibit 1, Aerial Photo). The subject property was previously used as a gravel mine, and Coors at one point anticipated using the property for additional
water storage facilities.
Based on physical aspects of the site, the project includes significant site development costs relative to grading, the import of significant amounts of fill materials, and the construction of a regional stormwater detention facility. There is an active grading and fill permit that authorizes the import of
fill material and overlot grading. The site features steep slopes, especially near Clear Creek, Interstate
70, and upon entering the site from the south (See Page 12 of the Design Pattern book, Exhibit 8) Denver Water is actively under construction for a new 80-inch water line, which replaces two existing water lines that traverse the property and have existed for many decades. This will result in a
substantial easement across the property and dictates the alignment of some roads and buildings in
the site. This multi-year Denver Water project includes boring under I-70 and the Applewood Shopping Center and terminates at the Moffat Treatment Center off of 20th Avenue in Lakewood. Page 12 of the Design Pattern Book (Exhibit 8) shows the alignment of the Denver Water easement on the site.
Surrounding Land Uses and Zoning Properties to the west are generally water storage facilities for Coors and the Applewood Golf Course, some are located within the City of Wheat Ridge and zoned Planned Commercial Development (PCD) with very limited uses while others further west are located in unincorporated
Jefferson County. Clear Creek is located to the north, along with additional vacant properties owned
by Coors and zoned PCD for low intensity office/industrial uses as part of the original Coors/Cabela’s ODP. Properties directly to the south are generally highway oriented commercial uses, including a gas station, hotel and restaurants, all zoned PCD per the 70 West Business Center development plans and amendments. Properties adjacent to the southwest include larger lot single-
family homes located in unincorporated Jefferson County. Across I-70 to the east is the Applewood
Village shopping center with various retail/restaurant uses (Exhibit 2, Zoning Map). III. PROPOSED ZONING
Much has happened since this property was first approved for a development project in 2006. The
country and region have endured the Great Recession and much has changed in the world of retail commercial development. Similar to the previous zoning document for the project, the proposed Outline Development Plan
divides the 109-acre site into multiple Planning Areas (PAs) but the proposed PMUD creates a
slightly different list of permitted uses and development standards in each of those PAs. The application seeks to ensure a fair amount of flexibility in the land use mix, as the developer is negotiating with numerous potential end users and tenants. Further, based on the highway-adjacent
Planning Commission WZ-16-07 / Clear Creek Crossing
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location, a wide variety of land uses may be appropriate in each of the planning areas and help to
achieve the vision of a dynamic mixed-use development concept.
As noted previously, this application is comprised of three central components: the Outline Development Plan, the Vision Book, and the Design Pattern Book. While it is rare for a project in Wheat Ridge to include these two supplementary books, it is not uncommon for a development of
this size to utilize these more graphic-heavy documents. The Design Pattern Book is akin to the
City’s own Architectural and Site Design Manual (ASDM), the formatting of which lends itself to more photographs and graphics to explain required development standards. The content and purpose of each of these documents is noted below:
• Outline Development Plan: This four-page document will be recorded with the Jefferson County Clerk and Recorder and is the document that officially changes the zoning on the property from PCD to PMUD. The first sheet includes standard declarations, signature blocks, the legal description, and a statement on the character of the development. The
second sheet includes a general graphic layout of the Planning Areas and proposed circulation
concepts, which is a required component of an ODP. The third and fourth pages establish the land uses for each Planning Area, which are permitted uses, special uses, and not permitted uses.
• Vision Book: The Vision Book expands upon the statement of the development’s character. It
was developed in the early stages of planning by the applicant, and while it is not a regulatory document (eg it lacks details regarding specific quantitative development standards) it is helpful in establishing the overall design intent and will certainly be used as a point of reference during the SDP review process and by the Design Review Committee (explained further later in this report). The Vision Book establishes five themed districts (mill, vineyard,
harvest, homestead, and wagon) which reflect the mix of functions and uses proposed for the site.
• Design Pattern Book: This nearly 100-page document is a regulatory document and includes the design standards for the site as a whole and each planning area. Similar to the City’s
ASDM, it is organized into different chapters addressing site design, building design, building materials, landscape design, lighting, and signage. Where standards differ by Planning Area, they are differentiated in this book. The Design Pattern Book also references the themed districts established by the Vision Book. Again, similar to the ASDM, the pattern book includes design standards and guidelines, and it is against this document that future
development and SDP applications will be assessed for compliance. Architectural Control Committee An Architectural Design Committee (ACC) will be established to ensure compliance with the Design Pattern Book, and conduct schematic design review prior to the City’s planning review. The City has
not seen this review model utilized on other developments, but is not uncommon for a development of this size. This will help to facilitate a clear, consistent, and predictable process for development within the project. The ACC will be comprised of 6 members: 3 appointed by mutual agreement between the Developer and the City of Wheat Ridge Community Development Director, 2 seats held by the Developer, and 1 seat held by a City of Wheat Ridge Planning Division staff member.
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Prior to submittal of a Specific Development Plan (SDP) application to the City, the ACC will review
an applicant’s schematic designs and provide comments to the City regarding the design and its
compliance with the Design Pattern Book. An applicant would then submit a SDP application to the City. The City will refer the SDP application to the ACC to ensure consistency with the approved schematic design, and to garner any additional comments on the SDP. As previously noted, the Planning Commission is the final authority for approval of a SDP.
Planning Areas Following is a brief summary of the proposed development by Planning Area. Permitted uses for each Planning Area are identified on sheets 3 and 4 of the ODP, and development standards are included in the Design Pattern Book as noted below.
PA-1 – This area is east of Clear Creek Drive and immediately adjacent to I-70 and therefore appropriate for a large variety of commercial retail, office, entertainment and employment uses. Multi-family residential would also be allowed, as would various employment based uses, notably offices, hospitals and research and development. The developer is negotiating with a potential major
employer to anchor this planning area and provide a daytime population that would benefit the retail
and restaurant components of the project. Refer to pages 24-27 of the Design Pattern Book (Exhibit 8) for Planning Area 1 site development standards. PA-2 – This area is also east of Clear Creek Drive, but further removed from I-70. It could have
strong potential for multi-family, with the adjacency to Clear Creek and the potential for attractive
west-facing views. It also has commercial potential and it too has a great deal of flexibility in uses, not knowing specifically how the development program for the project will evolve over time. Refer to pages 28-31 of the Design Pattern Book for Planning Area 2 site development standards.
PA-3 This area is adjacent to I-70, Clear Creek Drive and 40th Avenue, offering prime commercial
retail, restaurant, and entertainment potential. As a result, residential uses are excluded from this planning area. Motor fueling stations are not allowed in this planning area, as is also the case in PA-1 and PA-2. It is the intent in this planning area to achieve a high degree of walkability and high-quality urban design and architecture at the heart of the project. Refer to pages 32-35 of the Design
Pattern Book for Planning Areas 3 and 4 site development standards.
PA-4 – This area is adjacent on either side of the new on and off ramps from I-70, and as such a greater amount of auto-oriented uses are allowed, including car washes, restaurant drive-throughs, and motor vehicle fueling stations. Residential uses are not allowed in this more auto-oriented
district. Refer to pages 32-35 of the Design Pattern Book for Planning Areas 3 and 4 site
development standards. PA-5 – This area is adjacent to PA-6 to the north, a vacant commercial lot to the south, and a portion of an existing single-family residential neighborhood further to the southwest. The physical grade of
the property in this planning area is such that it sits somewhat below those adjacent properties. Multi-
family is allowed, but more intensive uses such as light industrial are not allowed. With proximity to the I-70 ramps, this district is appropriate for commercial uses, including some auto-oriented uses. A 20-foot landscaped setback is required as a buffer between this development site and adjacent single-
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family neighborhood. Refer to pages 36-37 of the Design Pattern Book for Planning Areas 5, 6, and 7
site development standards.
PA-6 – This area was previously planned as the Walmart site and is a large site that can accommodate larger format users, including possibly larger retail users and possibly larger entertainment uses. However, with its western views and adjacency to water it could also have potential for multi-family
uses, particularly if PA-2 does not become a multi-family site. A 20-foot landscaped setback is
required as a buffer between this development site and adjacent single-family neighborhood. Refer to pages 36-37 of the Design Pattern Book for Planning Areas 5, 6, and 7 site development standards. PA-7 – This is a small planning area located at a signalized intersection along Clear Creek Drive, so
likely has good potential for smaller format retail, restaurant, office, etc. Refer to pages 36-37 of the
Design Pattern Book for Planning Areas 5, 6, and 7 site development standards. PA-8 – This area straddles Clear Creek and was previously acquired from Jefferson County after Foothills (Table Mountain) Animal Shelter was decommissioned and moved. A large portion of PA-
8 is in the floodplain and this district will function as privately owned/maintained open space. Refer
to pages 38-39 of the Design Pattern Book for Planning Area 8 site development standards. Key differences between the approved 2011 PCD and the proposed PMUD can be found on the following page:
2011 Approval Current Proposal Larger development area including the areas north of Clear Creek, including Clear Creek Drive extending north of the Creek and
connecting a new interchange with Highway 58.
The development area is limited to areas south of Clear Creek, limiting the need for public improvements along Highway 58 and north of the
Creek. PA 8 extends North of the Creek but is restricted to open space and park uses.
Development centered around Super Walmart and Cablea’s with a very suburban development pattern featuring large setbacks filled with parking.
Development not centered around one or two particular tenants. Development pattern is a mix of suburban and urban, with a strong emphasis on placemaking. Build-to requirements are present in many of the Planning Areas (PAs)
Permitted uses were almost exclusively retail and commercial. Mix of permitted uses, including residential, retail, office, employment, hospitality, and entertainment. Maximum building height reflective of retail entitlement, ranging from 35’ – 50’ depending on the lot. Maximum building height reflective of mixed-use proposal, ranging from 50’ – 90’ depending on the Planning Area and use.
Sign Package
Both the proposed and previously approved sign packages include allowances for Landmark ID
signage for development visibility along the Interstate, project ID signage for development identification upon entering the site, primary monument signage which identifies multiple tenants, and major tenant ID signage which identifes one primary business. Both sign packages allow for tenant wall signage at approximately 1 square foot per linear eligible frontage. Additionally, the
previous approval and proposed package allow a total of 26 freestanding signs related to tenants. The
proposed sign package includes four additional sign types:
• Other tenant signs – similar to major tenant ID signs, but provide more flexibility in terms of design (more user oriented), but still must be associated with the Clear Creek Crossing brand.
Secondary monuments will be encouaged in leiu of multiple ‘other tenant’ signs.
• Secondary monument – simiar to primary monument but shorter, small sign area, meant for smaller tenants than the primary monument advertises.
• Interpretative/trailhead – related to the Clear Creek trailheads and trails through the site.
• Wayfinding signage – directional signage within the development. Circulation Concepts Among the purposes of an Outline Development plan is to establish general circulation concepts, and
these are reflected in both the ODP and Design Pattern Book. As shown in the graphic on the
previous page, the primary street grid is similar to the previous design with Clear Creek Drive bisecting the site on a diagonal and W. 40th Avenue connecting to I-70. Page 2 of the ODP and page 41 of the Design Pattern Book (Exhibit 8) show conceptual locations for the secondary street network which includes a series of signalized and full movement intersections as well as internal loop road.
Both public and private streets will include upgraded streetscape standards including detached sidewalks and tree lawns. Pedestrian and bicycle connectivity is critical in a site of this size and with proximity to the Clear Creek Trail. Page 49 of the Design Pattern Book (Exhibit 8) demonstrates the pedestrian connectivity
to and through the site. In addition to the standard 6-foot detached sidewalk, a multi-use trail will be
created on the west side of the site adjacent to the Coors Pond connecting existing and proposed Prospect Recreation and Park District facilities and trails to Clear Creek. The multi-use trail will have a portion that runs along Clear Creek Drive. This area will include a 10-foot wide sidewalk and connect directly with the Clear Creek Trail. A secondary trail will be established on the east side of
the property adjacent to I-70. Currently the Youngfield Service Road provides access to a parking lot
and trailhead, this access will remain, though in a different form than what is currently found at the site. Finally, in Planning Area 3, a public gathering space will be established. IV. ZONE CHANGE CRITERIA
Staff has provided an analysis of the zone change criteria outlined in Section 26-112.E. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met:
1. The change of zone promotes the health, safety, and general welfare of the community and
will not result in a significant adverse effect on the surrounding area.
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The change of zone will promote the health, safety and general welfare of the community by
providing multi-use trails (Page 49 of Exhibit 8, Design Pattern Book) into and through the site
and by formally connecting the Clear Creek Trail, the development site, and existing residential neighborhoods. The proposed PMUD zoning will add value to the property and surrounding community by enabling a more robust, economically sustainable, and vibrant regional center. The ODP, Vision Book, and specifically the Design Pattern Book, working in tandem with the
Design Review Committee, establish enhanced design controls, which should benefit the
community. The Wheat Ridge Police Department and West Metro Fire Protection District have received copies of these proposed development plans and have not noted any safety concerns.
Adverse effects to surrounding neighborhoods are mitigated by buffering. The proposed Planning Areas nearest the existing low-density residential neighborhoods will be buffered by a minimum 20’ wide landscaped setback.
Staff concludes that this criterion has been met. 2. Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity.
This parcel is undeveloped, and has sat vacant for many years. Previously it served as a gravel mine, and was at one time anticipated to be a water storage site for Coors. As such, there is currently a lack of infrastructure serving the site. The Youngfield Service Road and 40th Avenue underpass currently allow access to the perimeter of the site, but access to the interior portions of the site is non-existent. The same situation holds true for water and sanitary service to the site, as
well as telecommunications, gas, and electricity. As was previously noted, one of the chief obstacles in developing this site has been paying for the vast amount of new road infrastructure that is required. Reevaluation of the EA by the City, CDOT, and FHWA determined that the proposed development is possible without extending
Clear Creek Crossing Drive across Clear Creek and without constructing a new interchange along State Highway 58. This determination was based on the mixed use nature of the proposed development. Employment, multi-family, retail and entertainment uses, have different peak hours of activity, helping to disperse the traffic throughout the course of the day and reduce congestion at certain intersections.
That said the developer, will still be responsible for significant infrastructure investments to serve the development. In 2006, the City executed a redevelopment agreement with the developer at the time to formalize a public private partnership to fund the public infrastructure. In 2011, terms of an agreement could not be reached with the Cabela’s developers. It is anticipated that the City
will enter into a joint development agreement with the new developer, Evergreen Devco, to fund portions of the necessary public infrastructure over a period of time through a share back of a portion of the City tax revenues that are generated from this project. The terms of that agreement
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have not yet been negotiated with the Urban Renewal Authority or City Council, pending first the
approval of these zoning documents.
In 2016 voters approved Ballot Measure 2E, which funded several projects across the City. One key project included in the bond was the construction of new on- and off-ramps from Interstate 70 into the Clear Creek Crossing site.
The developer is aware that beyond roadway improvements, there is also a need for water, sanitary sewer, and other utility services to the site as well as significant drainage and storm sewer infrastructure. The specific phasing of infrastructure installment will be established in the future by a subdivision improvement agreement with requirements for adequate infrastructure
prior to Certificates of Occupancy and with consideration for the EA approval and emergency
response requirements. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that at least one (1) of the following conditions
exists:
a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. The proposed PMUD zoning is consistent with the City’s adopted plans, which have long called for a mixed used regional development on the site. The Comprehensive Plan
designates this area as “mixed-use commercial” with a “regional commercial center.” The Comprehensive Plan specifically calls out the “Crossing at Clear Creek” site in the Mixed-Use Commerical area designation: The future Crossing at Clear Creek development area (also designated as a Regional Retail Center) will develop with a mix of uses including large anchor retail, smaller
complementary retail, and additional secondary uses (including employment) (Page 22). The Regional Commercial Center designation is a designation that is not found anywhere else in the City other than the Clear Creek Crossing site, and states:
A 100-acre+ commercial center is located at the I-70 interchange and will serve a 5-
mile+ trade area. The center will feature several anchor stores and other retail
tenants, in addition to secondary uses such as employment, restaurants, or a hotel. Buildings could be higher intensity (possibly 5 or more stories) than other parts of the community east and south of I-70, so long as they are designed with landscaping, high
quality urban design and architecture, preserve significant views to the extent
possible, and incorporate green space (Page 29).
The Comprehensive Plan was adopted in October 2009, and the designations for the subject property were very clearly influenced by the Cabela’s development plans approved in the
2005/2006 timeframe, which called for Cabela’s to be the main anchor tenant with secondary
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retail and restaurants to be located on the site. Even the 2011 approvals were in line with this
2009 vision, and called for a large Cabela’s store, Super Walmart, and several smaller tenants.
Additionally, the northeast portion of the subject property is designated as “Parks and Open Space.” This portion is entirely encompassed by Planning Area 8, which permits only parks and open space.
While the proposed development falls in line with much of the Comprehensive Plan designations, there are a few elements that were not contemplated in 2009 that are proposed for the Clear Creek Crossing site: multi-family housing, a mix of smaller junior box restaurants, smaller retailers, office-type employment, and entertainment uses potentially
serving as anchors (as opposed to a Super Walmart or Cabelas). See subsection c below.
Staff concludes that this criterion has been met. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error.
Staff has not found any evidence of an error with the current Planned Commercial Development (PCD) zoning designation as it appears on the City zoning maps.
Staff concludes that this criterion is not applicable.
c. A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area.
Since the first development plans were approved in 2006, and the subsequent adoption of the Comprehensive Plan in 2009, the region and country have endured the Great Recession, and the world of retail commercial development has changed dramatically. Additionally, the housing market is currently experiencing a lack of supply, and the contemporary expectation
of regional developments is that they accommodate a desire to “live, work, and play.”
The current development plan differs slightly from the Comprehensive Plan designation, with the inclusion of a residential component and smaller tenants anchoring the site (rather than Walmart and Cabela’s). These components are indicative of changes in the retail market, as
well as changes in housing demand, employment locations, and smaller (though still
regionally significant) retailers in the Denver metropolitan area marketplace. The Comprehensive Plan is nearly 10 years old, and it is in the public interest to approve a zone change that responds to these changes and delivers a contemporary incarnation of a “regional commercial center.”
Staff concludes that this criterion has been met.
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d. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive
plan. Subsection c above also addresses this criterion. The need for a wider diversity of residential, employment, and retail spaces was likely not anticipated at the time the Comprehensive Plan
was adopted.
Staff concludes that this criterion has been met. Staff concludes that the criteria used to evaluate zone change support this request.
V. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, the applicant is required to hold a neighborhood input meeting in accordance with the requirements of section 26-109.
A meeting for neighborhood input was held on December 6, 2016. Approximately 60 residents and property owners from the neighborhood attended the meeting. General questions were asked about the potential tenants, 2E funds, on- and off- ramps at Highway 58, and general concerns over the amount of children who will attend local schools and the amount of traffic that could be generated
impacting 32nd Avenue. A complete summary of the meeting is included in Exhibit 6, Neighborhood
Meeting Notes. VI. AGENCY REFERRAL
All affected service agencies were contacted for comment on the zone change request and regarding
the ability to serve the property. Specific referral responses follow: Applewood Sanitation District: In January 2017, the district responded that the site could be served contingent upon review and approval of associated district forms, construction plans and a utility
report. During a second referral in May 2017, the District expressed the need for the applicant to
provide a Funding Agreement and/or Agreement for Extension of Sanitary Sewer Mains. The applicant has been working through designs with Applewood Sanitation and Consolidated Mutual in the months since, and is making forward progress. Century Link: No comments or objections.
Jefferson County Planning: Provided list of 46 comments on the development plan, many of which ensured thoughtful consideration of the residential neighborhoods to the southwest of the development site, which are located in unincorporated Jefferson County. Comments were addressed
in subsequent ODP reviews.
Urban Drainage: Wishes to incorporate Clear Creek as a true amenity to the development and City, and would like to be part of helping shape improvements along the creek front. Also noted there is floodplain on the site.
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Jeffco Schools: Provided standard comment letter indicating local schools and the potential number
of students the project would yield. Jeffco Public Health: Provided standard comments on air quality, environmental site assessment, types of uses that are regulated by the County health department, active living, noise, and radon.
West Metro Fire Protection District: No comments or concerns. Xcel Energy: No concerns, but asked for utility easements to be placed on the subdivision plat (which is currently being reviewed and is out on referral through January 19).
VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change promotes the health, safety and general welfare of the
community and will not result in a significant adverse effect on the surrounding area. Staff further
concludes that the public infrastructure and utilities will adequately serve the property. Finally, Staff concludes that the zone change is consistent with the goals and objectives of the Comprehensive Plan by promoting a mix of uses along a neighborhood commercial corridor, and also responds to changing conditions that were not considered by the 2009 Comprehensive Plan.
Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-16-07. VIII. SUGGESTED MOTIONS
Option A: “I move to recommend APPROVAL of Case No. WZ-16-07, a request for approval of a zone change from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) for property located west of Interstate 70 between Clear Creek and 34th Avenue, approximately, for the
following reasons:
1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City’s
Comprehensive Plan, which calls for a Regional Commercial Center on the site.
3. The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of adoption of the City’s Comprehensive Plan, namely a more diverse mix of uses which responds to market demands, mitigates transportation impacts, and yields a more robust development.
4. The proposed zoning includes a circulation network that supports the City’s goals related to
bicycle and pedestrian connectivity, 5. The proposed zoning establishes enhanced design controls related to site design, building design, materials, and landscaping that will result in a high-quality development. 6. The criteria used to evaluate a zone change support the request.”
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Option B:
“I move to recommend DENIAL of Case No. WZ-16-07, a request for approval of a zone change from Planned Commercial Development (PCD) to Planned Mixed Use Development (PMUD) for property located west of Interstate 70 between Clear Creek and 34th Avenue, approximately, for the following reasons:
1. 2. …”
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EXHIBIT 1: AERIAL
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EXHIBIT 2: ZONING MAP
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EXHIBIT 3: ANNEXATION HISTORY MAP
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[see next page]
EXHIBIT 4: APPLICANT LETTER
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EXHIBIT 5: SITE PHOTOS
View of the property looking north from the bend in Youngfield Service Road north of 32nd Avenue. The
future Clear Creek Crossing will be located here and enter the development to the north. The existing Ramada can be seen to the left.
Looking south along Youngfield Service Road. Interstate 70 can be seen to the right, and the proposed development area is located to the left.
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View looking northwest from Youngfield Service Road into the proposed development site. Construction crews can be seen to the right working on the Denver Water line that traverses the site. The bodies of
water seen in the photo are owned by Coors and are beyond the proposed development area.
Looking west from Youngfield Service Road into the proposed development site. Highway 58 can be
seen to the left of the photo.
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Looking south into the proposed development area from the parking area near the Clear Creek trailhead. This was the location of the Jefferson County Animal Shelter before it was demolished in the early 2010s.
View looking south along Youngfield Service Road and I-70. To the left is a pathway that provides access to the Clear Creek Trail. The developer has been very conscientious in ensuring trail access remains, as well as providing new connections through the site between Clear Creek and 32nd Avenue.
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View of the intersection of 32nd Avenue and Youngfield Street, with Interstate 70 in the background. The City completed the necessary improvements to this intersection and underpass, per the Environmental
Assessment associated with the prior Clear Creek Crossing plans.
View looking south along Youngfield Service Road. The 40th Avenue underpass, completed by the
Metropolitan District/Developer per the Environmental Assessment associated with the prior Clear Creek
Crossing, can be seen to the left.
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Meeting Date: December 6, 2016
Attending Staff: Meredith Reckert, Senior Planner Lauren Mikulak, Senior Planner Lisa Ritchie, Planner II
Patrick Goff, City Manager
Ken Johnstone, Community Development Director Scott Brink, Public Works Director Sara Spaulding, Public Information Officer
Property Address: SW Corner SH 58 and I-70
Applicant: Applicant Present?:
Tyler Carlson, Evergreen Development Company Christine McRight, Evergreen Development Company Lyle DeVries, Felsburg Holt & Ullevig (FHU) Jared Carlon, Norris
Allison Wenlund, Norris
Yes
Existing Zoning: Existing Comp. Plan:
Planned Commercial Development Regional Commercial Center Mixed Use Employment
Existing Site Conditions: The site is located at the southwest corner of State Highway 58 and Interstate 70. The majority of the
211- acre property was annexed into the City in 2005, and an Outline Development Plan and Final
Development Plan were approved shortly thereafter. The remainder of the site was annexed in 2011, the ODP was amended, and the Design Pattern Book was included to serve as design guidelines for the project. An Environmental Assessment was completed in 2006 which outlined the necessary transportation related improvements that were needed prior to retail site development.
In spite of the previous approvals, the site remains primarily vacant undeveloped land. The southwest corner contains a water storage pond owned by Coors Brewing Company. Clear Creek and the adjacent Clear Creek regional trail traverses the northern portion of the site. The site is currently undergoing fill operations under separate permit, but no permanent improvements are in
place.
Applicant/Owner Preliminary Proposal: The applicant is proposing to rezone to Planned Mixed Use Development (PMUD) to expand the allowed uses to include residential and employment. Generally, the southern portion of the site
EXHIBIT 6: NEIGHBORHOOD MEETING NOTES
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would have minor modifications to existing Outline Development Plan, with the majority of the
changes occurring on the central portion. At this time, no changes are proposed to the northern
portion on property owned by Coors Brewing Company. In 2016, the City of Wheat Ridge contracted with FHU to reevaluate the approved Environmental Assessment to determine the amount of phased development that may occur without constructing the
transportation improvements north of Clear Creek, including the bridge for Clear Creek Drive to
cross Clear Creek and a new interchange at SH 58 near Holman Street. Attendance from the neighborhood: Approximately 60 residents and property owners from the neighborhood attended the meeting; see
attached sign-up sheets.
The following is a summary of the neighborhood meeting:
• Staff explained the purpose of this neighborhood meeting, and briefly described the process
for rezoning to Planned Mixed Use Development.
• The applicant gave an overview of the history of the site, and explained the development concept that likely includes a large format retailer (potentially a Super Walmart), smaller
format retail, restaurant and entertainment, a new employment use, and multi-family
residential development.
• The meeting then transitioned to an “open house” format, with staff and the applicant taking questions in smaller group settings, with the following focus areas: Planning and Trails, Transportation and Engineering, and Leasing.
The following general issues and questions were discussed regarding the application: How many dwelling units are planned?
• The applicant is still determining the final number of proposed units. The multi-family is
proposed to be located in the central portion of the site, or Planning Areas 1 and/or 5. What is the reason for not constructing the improvements to State Highway 58 at this time? Can the phasing for the I-70 Hook Ramps and the State Highway 58 improvements be switched?
• At this time, it is cost prohibitive to require that all adjacent transportation improvements be constructed up front. The City of Wheat Ridge has been working with Colorado Department of Transportation (CDOT) and the Federal Highway Administration (FHWA) to allow a phased approach to improvements. Because the property north of Clear Creek is owned by
Coors Brewing Company, who is not interested in developing that area of the site at this time,
the adjacent SH 58 improvements are not currently warranted. The I-70 hooks would be adjacent to the development proposed by Evergreen and would be necessary as the first phase.
Why is Walmart a potential tenant and what is the proposed size?
• The Super Walmart is proposed to be roughly 190,000 square feet. Walmart has been located to the east of the site in the Applewood Village Shopping Center for approximately 40 years. Walmart was previously approved to expand into a larger facility in early Clear Creek
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Crossing approvals. Walmart and Evergreen are currently still negotiating as to whether or
not they will move into Clear Creek Crossing. A large format retailer is important in this type
of development for the success of the smaller tenants.
Will overnight camping in RVs be allowed on a potential Walmart site?
• The applicant does not intend to permit this, and will be determining the appropriate means
to prohibit overnight camping within the development.
What is the amount of the public investment that will be provided by the City?
• Wheat Ridge voters recently passed ballot question 2E, which approved a 12-year, ½ cent
sales tax increase to fund certain improvements within the City. As part of that measure,
approximately $10 million was allocated to the Clear Creek Crossing development to fund to construction of the I-70 hook ramps. Any additional public investment has not been determined, and will need to be approved by City Council and/or the Urban Renewal
Authority.
Will there be additional opportunity to comment on the development plans?
• Yes, the applicant intends to hold additional community meetings to hear feedback on desired tenants and on the development plans as they proceed. In addition, the application will
require public hearings before Planning Commission and City Council with opportunities for
public comment. What will the future trail network look like?
• A new trail is planned that will connect the Applewood Golf Course with the Clear Creek
Trail. It will be located along the south and east sides of the existing water storage pond, and
then likely align near Clear Creek Drive to connect to the Clear Creek Trail. In addition, general concern was expressed over the amount of children who will attend local schools, and the additional traffic that could be generated impacting 32nd Avenue.
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[see attached document]
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DECEMBER 14, 2016 MAY 10, 2017 JULY 21, 2017 AUGUST 30, 2017 NOVEMBER 20, 2017 JANUARY 02, 2017LEGENDPLANNING AREA BOUNDARY EXISTING CLEAR CREEK TRAIL PROPOSED PRIMARY TRAIL VEHICULAR ACCESS (CONCEPTUAL)
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DECEMBER 14, 2016 MAY 10, 2017 JULY 21, 2017 AUGUST 30, 2017 NOVEMBER 20, 2017 JANUARY 02, 2017 03 OF 04USE TABLE
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Design Pattern Book
January, 2018
CLEAR CREEK CROSSING2
TABLE OF CONTENTS
0.0 DESIGN REVIEW PROCESS 5
0.1 Design Development Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.0 OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1.1 Property Description & Vicinity Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.2 Purpose & Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.3 Planning Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.4 Document Organization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.5 Site Planning Approach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.5.1 Site Analysis and Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.6 Concept Description and Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.6.1 Concept Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.0 SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2.1 Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2 Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2.1 District Diagram. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2.2 Planning Area 1: Mill District Development Standards . . . . . . . . . . . . . .
2.2.3 Planning Area 2: Homestead District Development Standards . . . . . .
2.2.4 Planning Areas 3-4: Vineyard District Development Standards . . . . . .
2.2.5 Planning Areas 5-7: Harvest District Development Standards . . . . . . .
2.2.6 Planning Area 8: Wagon District Development Standards . . . . . . . . . .
2.3 Streets. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.3.1 Public Street Design and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.3.2 Private Street Design and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.3.3 Public Street Sections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.3.4 Conceptual Private Street Sections. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.4 Pedestrian Connectivity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.4.1 Pedestrian Connectivity Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.4.2 Public Trails, Sidewalks & Bike Lanes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.4.3 Pedestrian Access & Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.5 Parking & Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.6 Bicycle Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.7 Service & Loading Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.8 Fencing & Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.9 Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.10 Plaza & Gathering Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.11 Open Space & Views . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.12 Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.0 BUILDING DESIGN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
3.1 Building Form, Height & Massing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.2 Pedestrian Oriented Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.3 Variety and Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.4 Building Facades . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.5 Building Transparency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.6 Building Entries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.7 Awnings and Canopies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.8 Parking Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.9 Roof Top Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.10.1 Multifamily - Site Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3.10.2 Multifamily - Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DESIGN PATTERN BOOK 3
TABLE OF CONTENTS
4.0 MATERIALS 75
4.1 Building Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
4.2 Material Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5.0 LANDSCAPE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
5.1 General Landscape Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5.2 Landscape Design within Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5.3 Trees, Shrubs & Plants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5.4 Streetscapes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5.5 Site Furnishings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5.6 Trail Furnishings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
6.0 LIGHTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
6.1 Street & Parking Area Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
6.2 Pedestrian Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
6.3 Accent Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
6.4 General Light Standards and Intensity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7.0 SIGNAGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
7.1 Conceptual Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7.2 Signage Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7.3 Signage Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7.4 Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7.5 Building Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
APPENDIX A: GLOSSARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
APPENDIX B: MASTER MATERIAL PALETTE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
APPENDIX C: PLANT LIST . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
CLEAR CREEK CROSSING4
DESIGN PATTERN BOOK 5
0.0 - DESIGN REVIEW PROCESS
CLEAR CREEK CROSSING6
0.0 Schematic Design Review Process
Clear Creek Crossing ODP must comply with all applicable statutes, ordinances, rules and regulations
promulgated by the City and other governmental entities which have jurisdiction over the Project, including
revocable permits in the right-of-way (ROW), Americans with Disabilities Act, building permits, and
permits for other public works matters.
GENERAL COMPLIANCE
APPLICABILITY
OBJECTIVE
SUBMITTAL REQUIREMENTS
PRE-APPLICATION MEETING
SCHEMATIC DESIGN
A pre-application meeting shall be held between the Applicant and with both the ACC as well as
City of Wheat Ridge to review the scope of the Project, the design review process, and identify all
requirements, presumptions and considerations. The Applicant shall submit at the pre-application
meeting the following:
• Intent Statement
• Development scope, Project uses and adjacent uses, and Project description
• Context Photos
• Conceptual Site Plan
• Conceptual Elevations, are encouraged
• Any special considerations
The Applicant team shall submit a Schematic Design Development Plan to the ACC. The ACC will
request a meeting to discuss the application within 14 days from the receipt of the Schematic Design
Plan. At this meeting, the Schematic Plan will be reviewed for compliance with the ODP and Design
Pattern Book. In addition, the Application will be reviewed for its overall compatibility with the Project
Vision Book. The applicant shall submit the following:
• Narrative describing elements of Project design and their compliance with the ODP and DPB.
• Site Plan
• Floor Plans
• Elevations
All development within Clear Creek Crossing is subject to the Clear Creek Crossing Design Pattern Book.
Design review shall be conducted by the Architectural Control Committee (ACC) as established by the
Master Developer and the City of Wheat Ridge.
The objective of the design review process is to create a clear, consistent, and predictable process for
development at the Project. The ACC shall perform schematic design review prior to the planning review
process required and conducted by the City of Wheat Ridge.
The Applicant team shall meet with or submit approved design documents to the ACC at the following
four key Project phases: Pre-Application Conference, Schematic Design, Design Development, and Final
Recordation Phase. Informal design review meetings may be requested by the Applicant at any point in
the development process as necessary to identify solutions on specif c issues.
APPROVAL
The Schematic Design Development Plan shall be reviewed and comments shall be provided
by ACC to Applicant within 14 business days after receipt of such submittal. ACC shall approve,
recommend revision and re-submittal for subsequent Schematic Design Review or deny the
submittal.
DESIGN PATTERN BOOK 7
0.1 Design Development Review Process
DESIGN DEVELOPMENT
City Staff shall include the Clear Creek Crossing ACC in its referral process as it relates to documents
and plans submitted to City of Wheat Ridge within the requirements of Specif c Development Plan
review and approval processes. The ACC will provide comments on these documents and plans
to Wheat Ridge planning staff as requested in referral correspondence. Schematic Design review
comments and approval correspondence will be provided to Wheat Ridge planning staff as an
attachment to the referral comments. The City of Wheat Ridge Planning Commission has the ability to
grant waivers to the standards set forth in this Design Pattern Book through a Specif c Development
Plan public hearing.
MODIFICATION OF DESIGN STANDARDS
These Design Standards are intended to have some f exibility. The ACC, with Wheat Ridge Community
Development Director review and approval, may grant an alternative to a design standard if it f nds the
Applicant has satisf ed the following:
• Alternative is consistent with the stated intent of the design standard.
• Alternative achieves or implements the stated intent to the same degree or better than strict
compliance to the design standard would have achieved otherwise.
• Alternative will not create adverse impacts on adjacent developments.
AMENDMENT OF DESIGN PATTERN BOOK
ARCHITECTURAL CONTROL COMMITTEE (ACC)
The ACC shall be permitted to recommend amendment of the text of the Design Pattern Book at any
time. However, if the ACC elects to amend the text of any of the provisions, such amendment shall
not be effective until the ACC obtains written approval of the consent of the Wheat Ridge Community
Development Director.
Committee:
• 3 seats, appointed by mutual agreement between the Developer and City of Wheat Ridge
Community Development Director:
• 2 seats held by the Developer
• 1 seat held by City of Wheat Ridge Planning Staff member
Summary of Schematic Review Procedure and Architectural Control Committee’s Role:
• Submittal to ACC for Schematic Design Review and Approval
• ACC provides letter to City regarding required schematic design review indicating plans are
consistent with the intent of the overall development including any conditions or stipulations of
approval.
• City of Wheat Ridge referral to ACC during SDP review and approval processes.
• ACC provides letter from to City regarding SDP document referrals, describing any signif cant
differences from approved schematic design and including any additional comments relative to the
design intent of the proposed site plan.
CLEAR CREEK CROSSING8
DESIGN PATTERN BOOK 9
1.0 - PROJECT OVERVIEW
CLEAR CREEK CROSSING10
1.1 Property Description
Located at the southwest quadrant of Hwy 58 and I-70 in Wheat Ridge, Clear Creek Crossing is an 100-acre Planned
Mixed-Use development, including retail, entertainment, hotel, multifamily residential and employment land uses. With the
site’s proximity to Clear Creek, the Project will include a strong connection to the creek with its trail networks to and through
the planned development. Clear Creek Crossing’s community-driven approach will embrace simplicity in its design, taking
cues from the natural beauty and history of the location while taking advantage of visibility and direct accessibility to a major
freeway corridor, providing the community with exciting new opportunities to live, work, shop, dine, stay and play.
Clear Creek Crossing Outline Development Plan (ODP) includes eight (8) planning areas, each with unique development
standards. The site’s location at the junction of I-70 and Hwy 58 offers an opportunity for a wide mix of uses within the
planned development, given its superb visibility and accessibility, via planned ramps directly into Clear Creek Crossing.
The site envelopes a signif cant portion of Clear Creek and its associated trail, providing existing connections to regional
trails and surrounding communities. Refer to the Clear Creek Crossing ODP for the allowable use chart and a depiction of
the individual planning areas. Specif c Project guidelines and land development standards are detailed in the Clear Creek
Crossing Design Pattern Book, intended to provide clear and consistent direction for the future development of the Project.
11DESIGN PATTERN BOOK
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CLEAR CREEK CROSSING12
The Clear Creek Crossing Design Pattern Book, (the “CCC-DPB”) serves as a complementary document to the Clear Creek
Crossing Planned Mixed Use Outline Development Plan, (the “CCC-ODP”) approved pursuant to Case No. WZ-16-07.
The purpose of the CCC-DPB is to establish design and regulatory guidelines adopted by City of Wheat Ridge, intended
as a guiding document that works with the CCC-ODP. Included with the CCC-ODP submittal, the Clear Creek Crossing
Vision Book articulates the conceptual design direction of the planned mixed use development, whereas the CCC-DPB and
ODP provide the framework for guiding the development requirements and design direction through the various Specif c
Development Plan approvals that will be processed throughout the duration of Project’s development.
The CCC-DPB establishes guidelines as well as standards for Clear Creek Crossing, through the application of rules and
regulations with the intention of creating a unique mixed-use environment optimally suited to its location at the conf uence
of a state highway and interstate freeway. These guidelines will establish a framework to guide developers, users, tenants
and their respective design teams through the process of creating a clear and consistent design aesthetic that will work
in unity with each of the Project’s Planning Areas, while contributing to the greater whole that is the City of Wheat Ridge.
While the goals established in the CCC-DPB are meant to provide a clear and consistent direction for the initial and future
development, they are also intended to be reasonably f exible. As market conditions change and building uses and types
evolve over time, these guidelines are intended to encourage a level of design creativity that contributes to the uniqueness
and sense of place envisioned for Clear Creek Crossing. The guidelines and standards set forth must strike a balance
between f exibility and predictability as follows:
1. Recognize that the Project will be developed over time;
2. Create and maintain a standard of quality that will sustain value;
3. Promote a cohesive development pattern, while allowing for diversity and variety in the design and construction of individual Projects; and
4. Guide city planners, designers, developers and users/owners in making consistent choices that reinforce the Project goals.
1.2 Purpose and Guidelines
DESIGN PATTERN BOOK 13
1.3 Planning Goals
PROJECT GOAL:
The overall goal for Clear Creek Crossing is to create a thriving mixed use environment that creates a strong sense of
place and provides the community with a gathering place in an environment that is safe, comfortable, casual and enjoyable
to visitors of all ages. The development plan will guide the combination of a variety of uses such as retail, restaurant,
hospitality, entertainment, multifamily residential, off ce and/or employment into a cohesive Project with strong patterns that
are walkable and easily identif able, with well-balanced groupings of buildings that work together to enhance not only the
overall character of the Project, but its surroundings as well. The character of Clear Creek Crossing will be def ned by its
unique architectural style, pedestrian plazas, multi-use trail connections and cohesive unifying elements that integrate its
varied land uses into one Project that enhances the community with its unique identity.
CORE DESIGN OBJECTIVES:
The core architectural and urban design values in the Clear Creek Crossing Development Plan should be implemented
through the following objectives:
• Create a diverse, mixed use context that creates a strong sense of place and a destination for the surrounding communities.
• Develop a master site plan that encourages connectivity of uses through vehicular and pedestrian circulation where possible given the constraints present within the site.
• Provide a rich and diverse network of streets and pedestrian walks and bike ways that connect the Project both internally and externally to surrounding neighborhoods, in a meaningful way providing the user with a unique experience not found elsewhere.
• Create a walkable outdoor experience that extends the hours of activities and provides the community with a central gathering space that offers a variety of activities for everyone to enjoy.
• Establish an architectural theme that connects to the history of the site and community, while encouraging progressive design with high quality and eff cient materials.
DESIGN INTENT
The Intent Statement serves as a big picture
goal with objectives establishing principles
for the design topic. In areas where there
may not be a specif c Standard or Guideline,
the Intent Statements are used to provide the
design team with direction in resolving any
questions or lack of clarity that the Outline
Development Plan does not address. These
Intent Statements should not be used, in and
of themselves, as Standards or Guidelines.
1.4 Document Organization
The Clear Creek Crossing Design Guidelines
are organized into six categories:
• Site Design
• Building Design / Architectural Elevations
• Product Standards
• Landscape
• Lighting
• Signage
DESIGN STANDARDS
Design Standards are prescriptive criteria that
provide specif c directions based on the Intent
Statements. These Design Standards denote
issues that are considered essential and will use
the term “shall” to indicate that compliance is
required.
DESIGN GUIDELINES
Design Guidelines provide the designers
with additional considerations and alternative
ways to accomplish the Intent Statements.
The Design Guidelines are not mandatory
criteria but will be considered a strong desire
of the development. Design Guidelines use
the term “should” or “may” to denote direction
considered appropriate rather than mandatory
in accomplishing the Intent Statement.
Each of the topics are then comprised of three
major components that shall provide a guide for
developers and designers through the process.
• Design Intent
• Design Standards
• Design Guidelines
CLEAR CREEK CROSSING14
1.5 Site Planning Approach
When developing the Clear Creek Crossing site plan, consider physical characteristics and surrounding interests.
1. First and foremost, recognize the impacts of traff c to and through the site, outside of any site design, but given the uses being requested
based on relevant market demand. Limit allowable development based on what “Phase Two I-70 Improvements” can support.
2. Consider the relative peripheral location of the site, and how it connects to surrounding established neighborhoods as well as to the region/
city.
3. Consider physical characteristics of the site including topography as well as set public street and freeway ramp connections and their
related constraints such as A-line, the Colorado Department of Transportation “access control line” is used to regulate the “control of
access” to interstate rights-of-way and designated frontage roads for both transportation and non-transportation purposes. All land owners
adjacent to “access control lines” are restricted from each and every right of access, from or to any part of Clear Creek Crossing Drive
and the west-bound Interstate 70 off and on ramps, including the ability to ingress and egress properties adjacent and abutting the access
control. Recognize that there are two streets in the Project, connecting offsite to the east and south and terminating in the Project where
they connect to create a signalized intersection within the Project.
4. Ensure that site planning efforts on this phase of CCC will not constrain future phases, including Molson Coors land as well as proposed
extension/connection of Clear Creek Dr to Hwy 58, neither of which are included in this ODP.
Set site planning priorities to guide successful Project outcomes.
1. Create marketable parcels to support the feasibility of CCC:
Design circulation networks (vehicular.pedestrian/bicycle) to be effective onsite as well as offsite
i. Multiple buildings with varying functions and required interconnectivity,
ii. Large parking f elds to accommodate parking-ratio requirements and optimize access to buildings from parking lots,
iii. Ring road providing access to parking f elds as well as building entrances,
iv. Allow walls, fencing, security gate, etc. depending upon Employer’s operational needs.
2. Recognize that retail sales tax revenues from future users/tenants support the overall feasibility of this Project.
3. Meet parking requirements of users as a peripheral location is vehicle-oriented.
a. Parcels, especially retail and hotel, should maximize opportunities of an interstate location, focusing on accessibility as well as
visibility to broaden market as much as possible, capitalizing on “drive-by I-70” traff c, whether as commute or mountain trip.
b. Multifamily residential and hotel parcels should capitalize on view corridors as well as connections to other parcels for working and shopping.
c. Employment parcel should respond to a user’s likely site design requirements to maximize marketability, including:
a. Employees and Employment Campus Visitors
b. Apartment residents
c. Hotel guests
d. Retail shoppers
e. Local and “Regional Traff c” Diners
f. Drive-through customers, whether to bank(s), fuel, restaurants or “other” such as pharmacy, car wash, package pick-up, etc.
g. Traff c with no intentions of stopping at CCC, including local traff c as well as “bypass” traff c avoiding I-70 issues.
h. Visitors to Clear Creek Trail, whether driving, walking or cycling to and through the site, potentially with an intention of shopping or dining.
1. Consider ‘who’ will be visiting CCC and facilitate where they need to go, both with the Project and in terms of access to/from
CCC:
2. Maintain pedestrian/cyclist connectivity. Safety should be a high priority in design.
DESIGN PATTERN BOOK 15
Determine the overall approach to site planning for the Project, from which development standards will be
established.
1. Walkability and connectivity are high priorities for this mixed-use development.
2. Interstate visibility corridors are signif cant factors in marketability of parcels and drive value for many parcels. Given this consideration,
view corridors must be maintained and in many locations along both Clear Creek Dr. and 40th Avenue, the street-oriented building
placement is not the best approach to developing an effective master site plan.
3. Natural amenities def ne the uniqueness of the site and should be embraced whether through view corridors to the mountains and creek, or
through a circulation plan that integrates on the on-site multi-use trail and sidewalk system with existing sidewalks and regional trails.
Planning Area (PA) access points should respond to Circulation Plan as well as likely uses within each PA and
adjacent PAs.
1. PA site design should respond to street and pedestrian circulation system (see Sections 2.2 Streets & 2.3 Pedestrian Connectivity) as well
as future users’ site requirements in a way that supports parcel marketability but also promotes the Project vision, connecting the proposed
land uses within the Master Plan as well as to the community.
2. PA site design should consider requirements and constraints of physical characteristics of each respective area.
3. PA site design should facilitate connections between planning areas as well as throughout the Project in order to encourage an optimally
functioning mixed-use development.
1.5 Site Planning Approach (cont.)
CLEAR CREEK CROSSING16
1.5.1 Site Analysis and Constraints
The site planning approach for Clear Creek Crossing is inf uenced by several key opportunities as well as constraints
presented by the existing site conditions that drive the development plan. The proximity to Clear Creek as well as
its regional trail, and spectacular views of Green Mountain and South Table Mountain are signif cant to the site as a
whole and especially to Planning Area 2’s multi-family residential use; its location directly adjacent to this corridor aims
to embrace the Creek and associated views and to provide convenient access for the residents to the Clear Creek
Trail. The I-70 visibility corridor drives the location of all the site uses, especially as it pertains to visibility of retail and
commercial uses. The CDOT “access line” or “A-Line” which restricts any access drives in this def ned area associated
with the freeway ramps, limits access point f exibility to several parcels also directing the overall traff c patterns in
the development. Also, the steep slopes throughout the site drive where access points can be placed along public
roadways and inf uence opportunities for cross access between planning areas. The Denver Water easement that runs
through the site constrains land use options given the restrictions on various elements within that easement. Lastly, the
100-year and 500-year f ood plains further constrain the site overall.
17DESIGN PATTERN BOOK
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CLEAR CREEK CROSSING18
1.6 Concept Description & Site Plan
Clear Creek Crossing will focus on creating a strong sense of place, protecting the area’s heritage while introducing
a wide array of land uses to a site located at a key conf uence of a major traff c corridor. The planned development
will celebrate the intrinsic values that def ne the City of Wheat Ridge, embracing the simple beauties of the landscape
in an authentic gesture. Through a community-driven approach, Clear Creek Crossing has been planned around
the priority of connecting the surrounding neighborhoods and the Clear Creek Trail. The unif ed design elements will
connect the various uses within the planned mixed use development particularly at the ground plane, with site signage.
Pedestrian circulation, and landscape elements providing common visual cues across the development.
Through the use of unifying design elements, including architectural style, landscape design, urban design with special
attention paid to its public spaces, this Project is envisioned to be unique and authentic in its uses and architectural
style, while still providing a cohesive experience for the user. The overall design theme for the Project is a modern
agrarian design aesthetic that blends traditional agrarian forms and materials with modern architypes and users. The
Project is envisioned to be one grown from the earth with a strong emphasis on the base plane and the buildings
integration with the site and surrounding context. With the site’s proximity to Clear Creek, along with the rich history of
the area, the overall character of the Project will focus on a strong connection to the creek through the trail networks,
signage, wayf nding graphics, and other site amenities.
DESIGN PATTERN BOOK 19
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CLEAR CREEK CROSSING20
DESIGN PATTERN BOOK 21
2.0 - SITE DESIGN
CLEAR CREEK CROSSING22
2.2 Districts
The Districts have been created to def ne groupings of the eight (8) Planning Areas in the Project. The Districts are intended
to provide design direction unique to the use and character of these def ned areas, while still maintaining cohesive theming
through the use of architecture, landscape, urban design and signage within the Project. There are f ve unique District types
within the Project:
MILL - Employment uses, encouraging medium to high density development, with uses including corporate campus-type
uses such as off ce, research & development, hospital, and university/education uses. Parking is likely to be a combination
of surface and structure. Building height, density and setbacks ref ect the site’s location at the junction of a State highway
and on an interstate freeway.
VINEYARD - Retail and entertainment uses including stores, shop buildings, banks, restaurants including both full-service
and quick-serve and entertainment including theater and gaming. Buildings shall be placed according to the requirements of
the respective use and in consideration of the characteristics of the site, while placing a priority on circulation, walkability and
common site amenities. Parking will be in surface lots, with potential for a structure to serve entertainment uses. Site design
at the pedestrian level, will take an urban approach in that the site will encourage walkability, connecting Planning Areas and
various tenants/users/owners within them. Where possible, siting of buildings should prioritize fronting to public or private
streets with parking located behind to help establish placemaking.
HOMESTEAD - Multifamily residential uses, including apartments and/or town home formats. Buildings shall be placed
according to the requirements of the use and in consideration of the characteristics of the site, while placing a priority on
circulation and walkability to other Districts including the adjacent Clear Creek Trail. Parking will be in surface lots; with
above-grade garages tucked under units in buildings or in separate buildings allowed as well.
HARVEST - Retail , in the form of large-format retail with accessory small retail, restaurants and hotel uses will create
the Harvest District. Buildings shall be placed according to the requirements of the respective use and in consideration of
the characteristics of the site particularly its shape and vehicular/pedestrian connections to other Districts. Parking will be
in surface lots with potential for a structure to serve more intense retail or hotel uses. Signage will be “brand-forward” as
required by national operators but will meet the requirements of the Clear Creek Crossing Master Sign Package.
WAGON - Multi-use trail and sidewalk networks connect to all other Districts, as well as locations off-site to the north at
Clear Creek Trail and to the south, at the planned trail by Prospect District connecting to the existing Applewood Golf Course
and adjacent neighborhood. The trails will include common surface design, wayf nding signage, trash receptacles, benches
and other amenities. Landscape will be natural and native to the region. Shade will be provided by trees and a small
structure near a small surface parking lot located at the end of Clear Creek Dr. Additional street parking will be located along
Clear Creek Dr, near Clear Creek and for convenient access to the existing regional trail system.
2.1 Development Standards
The CCC-ODP includes eight (8) Planning Areas. Each Planning Area has a distinct set of development standards, providing
an overall foundation upon which all future development shall be built. In the CCC-ODP, employment uses abut the interstate
within PA-1, providing maximum visibility and access from high traff c corridors, specif cally I-70 to the east and Hwy. 58 to
the north. Residential uses are thoughtfully placed to the south of Clear Creek and west of the employment uses in PA-2,
providing opportunities for beautiful, unobstructed mountain and creek views, as well as excellent trail access. The balance
of the planned development allows various commercial uses including retail, off ce and hotel uses. Refer to the CCC-ODP
map for the permitted uses chart by Planning Area.
23DESIGN PATTERN BOOK23 |
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AN AN N AN AN AN A A A NT
)
NT
)
NT
)
NT
)
NT
)
N N
CL
E
A
R
C
R
E
E
K
NO
R
T
H
CLEAR CREEK CROSSING24
MILL DISTRICT KEY MAP
PLANNING AREA DIAGRAM
2.2.2 PLANNING AREA 1: MILL DISTRICT
DIDIDID
MILL
COMMERCIAL
DISTRICT
INEINENENEYARDYARDYARDYARDYARD
OMMEOMMEMEERCIALRCIALC
POTENTIAL FUTURE
CONNECTIVITY(FUTURE PHASE)
HOMHOMHOMHOMHOMOMOMO
RESIRESIRRERESIREES
COWAGOWAGOWWAGOWAGOWAGOWWAGOWAANNNNNN
OPEN OPEN OPEN OPEN ENOEOPEPESPSPACESPACESPACESPACEACCSPACEAAC
DISTRDISTRDISDISTRDISTRDISTSICTCTICTCTCICTICTCT
PA 4PA 4PA 4A4AAPA 4PA 4AVVVV
COCCO
VVV
PA 1
ISTRISTRSTRISTRSTRISTSICTICTICTICTTC
HHARVHAESTSSTT
COMMEMRCIALALALDISTRDISTRDISTISSTRRICTICTTII
OMMEOMMEMMERCIALCIALRCRDISTRDISTRDISTRSTRTRSICTICTICTICTCTCT
MEMEMEMEMEMEEESTEASTEASTEASTEASTEASTSDDDDDDDDDDDDD
IDIDIDDIDDENTIAENTIAENTIAENTIAENTIAENTIAENTIAENTILLLLLL
MILL
OMMERCIAL
DISTRICT
PA 5 5A 5AP
PA 6
PA 7PPA 7P
PA 3PA 3
CCO
PA 1
PA 2PA 2PAPA 2PAA2PAPA
C L E A R C R E E K D R I V E
40
T
H
A
V
E
N
U
E
APPLEWOOD GOLF COURSE(PROSPECT RECREATION
TIATIATIAIAAL L LLLREREE
TITITIIVITYVITYVITYIVITYYPHASE)PHASE)PHASE)SASE)
EEEEE
YYYYY
PPA 8PA 8PA 8A8PA 8A8 ZONING: S(EX
ZONING: PD COMMERCIAL(VACANT)
ZONING: PD COMMERCIAL
(VACANT)
CLEAR CREEK
Employment uses encouraging medium to high density
development in area adjacent to I-70 and visible from Hwy 58.
Consistent with intent, guidelines and standards set forth for
design theme and architecture as well as site elements detailed in
the Design Pattern Book.
PUBLIC GATHERING
SPACE TRAILHEAD EXISTING CLEAR
CREEK TRAIL
PRIMARY
MULTI-USE TRAIL
SECONDARY TRAIL
P
M
PUBLIC SIDEWALKP S
PLANNING AREA
CONNECTIVITY
TRAIL CONNECTIONS
EXISTING SIGNALIZED
FULL MOVEMENT
INTERSECTION
FULL MOVEMENT
INTERSECTION
LIMITED MOVEMENT
INTERSECTION
SS
E
F
I
S
E
F
II
PROPOSED SIGNALIZED
FULL MOVEMENT
INTERSECTION
P
F
N
P
F
IN
INTERNAL ROAD
NETWORK
CDOT ‘A’ LINE
MINOR ACCESS
MAJOR ACCESS
MILL
PA 1
PPPPAAA 7777
D R I V E
RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I VVVVVVVVVVVVVVVVV EE
D RRRRRRRRRRRRRRRRRRRRRRRRRRRRRR
40
T
H
A
V
E
N
U
E
MILLMILL
PA 1
VVVVVVIINNNNNEEEEEEYYYYYAAAAAAAARRRRRRDDDDD
PPPAAAAA 3333
4 4 4 4 4 4 4 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 4 4 4 4 4 0 0 0 0 0 4 4 4 4 0 0 4 0
U U U U U E E E E E U U U U U E E E U U U U U U U U U U U U U U U U U U U U U U U U U U U U E E E E E E E E E E E E E E E E E E E E E E E E E E E E U U U U U U U U U U U U U U U U U U U U U U U U U U U U U E
0 0 0 0 0 0 0 0 0 0 0 0 0 T T T T T T T T T 0 0 0 0 0 0 T T T T T T T T T T T T T 0 0 0 T T T T T T 0 T
N N N N N N N N N N N N N N U U U N N N N N N N N N N N N N N N N N N N N N N N N N N U U U U U U U U N U
T T T T T T T T T T
E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E
A A V V V V V V V A A V V
T T T T T T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H
A A
H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
A A A A A V V V
T T T T T T T T T T T T T H H H H H H H H H H A A A
T T T T T T T T T T T T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V E E E E E E E E E E E E E E E E E E E E E E E E
HHHHHHHHOOOOOOOMMMMMM
PPPPPPPPAAAAA 22222222
MMMMMMMMEEEEEEESSSSSSSSTTTTTTEEEEEEAAAAADDDDDD
V EE
MMMMMEEEEEEEESSSSSSSSSTTTTTTTEEEEEEEEAAAAAADDDDDD
DESIGN PATTERN BOOK 25
PERMITTED USES REFER TO CLEAR CREEK CROSSING OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES
SETBACKS AND BUILDING ORIENTATION
PRIMARY EMPLOYMENT USES
• NO MORE THAN 30% OF THE FRONTAGE OF PA-1 MAY HAVE SURFACE PARKING WITHIN 20 FEET OF A ROADWAY. PARKING MUST BE BUFFERED FROM THE ROADWAY BY LANDSCAPING AND / OR A BUILDING
• MINIMUM SETBACK ADJACENT TO PA-2 SHALL BE 5’ PER STORY
COMMERCIAL / RETAIL / OTHER USES
PRIMARY STREET FRONTAGE: CLEAR CREEK DRIVE
• AT LEAST 50% OF THE PROPERTY’S FRONTAGE ALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0-20 FOOT BUILD-TO AREA
SECONDARY STREET FRONTAGE: 40TH AVENUE
• AT LEAST 30% OF THE PROPERTY’S FRONTAGE ALONG 40TH AVENUE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0-20 FOOT BUILD-TO AREA
• WHERE THE PROVIDED BUILD-TO EXCEEDS THE MINIMUM REQUIREMENT, THE EXCESS SHALL BE TRANSFERED TO MEET THE STANDARD ON THE OTHER STREET FRONTAGE
• MINIMUM SETBACK ADJACENT TO PA-2 SHALL BE 5’ PER STORY
• NOTE: BUILDING PLACEMENT, HEIGHT, DENSITY AND SETBACKS REFLECT THE SITE’S LOCATION AT THE JUNCTION OF A STATE HIGHWAY AND AN INTERSTATE FREEWAY
MAXIMUM LOT COVERAGE 80%
MINIMUM LANDSCAPE REQUIRED 20%
MAXIMUM BUILDING HEIGHT
PRIMARY EMPLOYMENT USES: 90’-0”
COMMERCIAL / RETAIL / OTHER SINGLE COMMERCIAL USES:62’-0”
MIXED USE (DEFINED AS VERTICAL INTEGRATION OF USES):90’-0”
PARKING SURFACE AND/OR STRUCTURED PARKING PER SECTION 2.3.4 (PARKING AND SERVICE) AND SECTION 3.8 (PARKING STRUCTURES). ALL PARKING SHALL MEET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26-501
BICYCLE PARKING BICYCLE PARKING PER SECTION 2.4.1 (BICYCLE PARKING)1 BICYCLE SPACE PER EVERY 20 AUTOMOBILE PARKING SPACES, BUT NO LESS THAN 4 SPACES
REFER TO SECTION 3.0 (BUILDING DESIGN)
REFER TO SECTION 4.0 (MATERIALS)
REFER TO SECTION 5.0 (LANDSCAPE)
REFER TO SECTION 6.0 (LIGHTING)
SIGNAGE REFER TO SECTION 7.0 (SIGNAGE)
OTHER REQUIREMENTS PLAZA AND GATHERING AREA REQUIREMENT, REFER TO SECTION 2.7
PUBLIC ART REQUIREMENT, REFER TO SECTION 2.9
DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS: MILL DISTRICT
CLEAR CREEK CROSSING26
SITE PLANNING: MILL DISTRICT
FIGURE 1:
PLANNING AREA 1: EMPLOYMENT USES
BUILDING ORIENTATION AND SETBACKS ILLUSTRATION (NOT TO SCALE)
FIGURE 2:
PLANNING AREA 1: COMMERCIAL / RETAIL / OTHER USES
BUILDING ORIENTATION AND SETBACKS ILLUSTRATION (NOT TO SCALE)
CLEA
R
C
R
E
E
K
DRIVE
40
T
H
A
V
E
N
U
E
SETBACK:
5 FEET PER
STORY
SETBACK:
5 FEET PER STORY
NO MORE THAN 30%
OF THE FRONTAGE
OF PLANNING AREA 1
MAY HAVE SURFACE
PARKING WITHIN
20 FEET OF THE
ROADWAY. PARKING
MUST BE BUFFERED BY
LANDSCAPING AND / OR
A BUILDING
CLEA
R
C
R
E
E
K
DRIVE
40
T
H
A
V
E
N
U
E
SETBACK:
5 FEET PER
STORY
SETBACK:
5 FEET PER STORY
AT LEAST 50% OF THE PROPERTY’S
FRONTAGE ALONG CLEAR CREEK DRIVE
MUST CONTAIN A BUILDING WITHIN THE
REQUIRED 0-20 FOOT BUILD-TO AREA
AT LEAST 30% OF
THE PROPERTY’S
FRONTAGE ALONG 40TH
AVENUE MUST CONTAIN
A BUILDING WITHIN THE
REQUIRED 0-20 FOOT
BUILD-TO AREA
PA-1
PA-1
30
%
50%
30
%
DESIGN PATTERN BOOK 27
FIGURE 3:
PLANNING AREA 1
PRIMARY AND SECONDARY FRONTAGE ILLUSTRATION (NOT TO SCALE)
CLEA
R
C
R
E
E
K
DRIVE
40
T
H
A
V
E
N
U
E
PRIMARY AND
SECONDARY STREET
FRONTAGE FOR
THE PURPOSES OF
CALCULATING BUILD-TO
REQUIREMENTS SHALL
NOT INCLUDE PRIMARY
ACCESS DRIVES, AS
ILLUSTRATED
SITE PLANNING: MILL DISTRICT
PA-1
CLEAR CREEK CROSSING28
HOMESTEAD DISTRICT KEY MAP
PLANNING AREA DIAGRAM
2.2.3 PLANNING AREA 2: HOMESTEAD DISTRICT
HOMESTEAD
RESIDENTIAL
DISTRICT
CO
INEINENENEYARDYARDYARDYARDYARD
OMMEOMMEMEERCIALRCIALC
POTENTIAL FUTURE
CONNECTIVITY(FUTURE PHASE)
HOMHHH
RES
DI
COWAGOWAGOWWAGOWAGOWAGOWWAGOWAANNNNNN
OPEN OPEN OPEN OPEN ENOEOPEPESPSPACESPACESPACESPACEACCSPACEAAC
DISTRDISTRDISDISTRDISTRDISTSICTCTICTCTCICTICTCT
PA 4PA 4PA 4A4AAPA 4PA 4AVVVVVV
COCCO
MILLLM
OMMEOMMRCIALAL
HHARVHAESTSSTT
COMMEMRCIALALALDISTRDISTRDISTISSTRRICTICTTII
OMMEOMMEMMERCIALCIALRCRDISTRDISTRDISTRSTRTRSICTICTICTICTCTCT
MESTEADDD
IDENTIAL
I
OMMEERCIALCI
DISTRICTCTT
IDENTIAL
STRICT
PA 5 5A 5AP
PA 6
PA 7PPA 7P
PA 3PA 3
CCO
PA 1PA
PA 2
C L E A R C R E E K D R I V E
40
T
H
A
V
E
N
U
E
APPLEWOOD GOLF COURSE(PROSPECT RECREATION
TIATIATIAIAAL L LLLREREE
TITITIIVITYVITYVITYIVITYYPHASE)PHASE)PHASE)SASE)
EEEEE
YYYYY
PPA 8PA 8PA 8A8PA 8A8 ZONING: S(EX
ZONING: PD COMMERCIAL(VACANT)
ZONING: PD COMMERCIAL
(VACANT)
CLEAR CREEK
Residential uses encouraging medium to high density
development at a location adjacent to I-70 and visible from Hwy
58. Consistent with intent, guidelines and standards set forth for
design theme and architecture as well as site elements detailed in
the Design Pattern Book. Flexibility to shift the Homestead District
to other planning areas that allow residential uses.
PPPPPPPPAAAAA 8888888
PA 2
HOMESTEAD
PPPPAAA 7777
C L E A R C R E E K D R I V E
E GI
O
N
A
L
ER
Q
U
A
L
I
T
Y
ZONING: PD
COMMERCIAL
CLEAR CREEK
RRRRRRRRRRRRRRRRRRRRRRRRR I I I I I I I I I I I I I I I I I I I I I I I I I I I I I VVVVVVVVVVVVVVVVVVVVVVV EE
A R R
D RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR
A R R R R R C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C R R R R R EE EEE KKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKK DKDD RR
40
T
H
A
V
E E E E E E E E E GI GI G G G G G G G G
ON ON N ON ON ON ON N N O
L L AL AL AL AL L AL AL A A A
EEEEKKKKKKKK
4 4 4 4 4 4 4 4 4 4 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 0 0 40 0 0 0 0 0 0 0 0 0 0 0 0 0 0 T T T T T T T T T T T T T T T T 0 0 0 T T T T T T T 0T T T T T T T T T T T
A A V V
T T T T T T T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
A A A A AV
T T T T T H H H H H H H H H H A A A
T T T T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A V V V V V V V V V V V V V V V V V V V V V V V V
HOM
PA 2PA 2
MESTEAD
V EE
MESTEAD
C L
E E E E E R R R R R R
QU QU QU QU U U QU QU U QU QU Q Q
AL AL AL AL AL AL AL A A
PUBLIC GATHERING
SPACE TRAILHEAD EXISTING CLEAR
CREEK TRAIL
PRIMARY
MULTI-USE TRAIL
SECONDARY TRAIL
P
M
PUBLIC SIDEWALKP S
PLANNING AREA
CONNECTIVITY
TRAIL CONNECTIONS
EXISTING SIGNALIZED
FULL MOVEMENT
INTERSECTION
FULL MOVEMENT
INTERSECTION
LIMITED MOVEMENT
INTERSECTION
SS
E
F
I
S
E
F
II
PROPOSED SIGNALIZED
FULL MOVEMENT
INTERSECTION
P
F
N
P
F
IN
INTERNAL ROAD
NETWORK
CDOT ‘A’ LINE
MINOR ACCESS
MAJOR ACCESS
DESIGN PATTERN BOOK 29
PERMITTED USES REFER TO CLEAR CREEK CROSSING OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES
SITE PLANNING
BUILDINGS SHALL BE PLACED ACCORDING TO THE SETBACKS OUTLINED BELOW. GIVEN PLANNING AREA’S ADJACENCY TO CLEAR CREEK TO THE NORTH AND MOUNTAIN VIEWS TO THE SOUTH, BUILDINGS SHALL BE PLACED TO CAPTURE VIEWS. PEDESTRIAN CONNECTIVITY TO ADJACENT USES AS WELL AS WITH THE TRAIL NETWORK IS REQUIRED. WHEN MULTI-FAMILY USES ARE PROPOSED IN OTHER PLANNING AREAS, THE FOLLOWING DEVELOPMENT STANDARDS FROM THE HOMESTEAD DISTRICT SHALL APPLY: MINIMUM LANDSCAPE REQUIRED, MAXIMUM BUILDING HEIGHT, PARKING, BICYCLE PARKING, BUILDINGS / ARCHITECTURE, MATERIALS, LANDSCAPE, LIGHTING, SIGNAGE, AND OTHER REQUIREMENTS.
SETBACKS AND BUILDING ORIENTATION
RESIDENTIAL USES
PRIMARY FRONTAGE: CLEAR CREEK ORIENTATION
• AT LEAST 50% OF THE PROPERTY’S FRONTAGE ALONG CLEAR CREEK MUST CONTAIN A BUILDING WITHIN 0-20 FEET OF THE PROPERTY LINE ORIENTED TOWARD CLEAR CREEK
SECONDARY FRONTAGE: CLEAR CREEK DRIVE
• AT LEAST 30% OF THE PROPERTY’S FRONTAGE ALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0-20 FOOT BUILD-TO AREA
NON-RESIDENTIAL USES:
PRIMARY FRONTAGE: CLEAR CREEK DRIVE
• AT LEAST 50% OF THE PROPERTY’S FRONTAGE ALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN 0-20 FEET OF THE PROPERTY LINE
SECONDARY FRONTAGE: INTERNAL DRIVE
• AT LEAST 30% OF THE PROPERTY’S FRONTAGE ALONG THE INTERNAL DRIVE MUST CONTAIN A BUILDING WITHIN THE 0-20 FOOT BUILD-TO AREA
• NOTE: BUILDINGS SHALL BE PLACED ACCORDING TO THE REQUIREMENTS OF THE USE AND IN CONSIDERATION OF THE CHARACTERISTICS OF THE SITE, WHILE PLACING A PRIORITY ON CIRCULATION AND WALKABILITY TO OTHER DISTRICTS INCLUDING THE ADJACENT CLEAR CREEK TRAIL
MAXIMUM LOT COVERAGE 80%
MINIMUM LANDSCAPE REQUIRED 20%
MAXIMUM BUILDING HEIGHT
SINGLE USE, COMMERCIAL:56’-0”
MIXED USE (DEFINED AS VERTICAL INTEGRATION OF USES):90’-0”
RESIDENTIAL USES:65’-0”
PARKING
SURFACE AND/OR STRUCTURED PARKING PER SECTION 2.3.4 (PARKING AND SERVICE) AND SECTION 3.8 (PARKING STRUCTURES). ALL PARKING SHALL MEET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26-501
1.0 SPACE PER 1 BEDROOM MFR UNIT
2.0 SPACES PER 2-3 BEDROOM MFR UNIT
2.5 SPACES PER 4 BEDROOM MFR UNIT
PLUS 1.0 GUEST SPACE PER 10 SPACES
BICYCLE PARKING BICYCLE PARKING PER SECTION 2.4.1 (BICYCLE PARKING)1 BICYCLE SPACE PER EVERY 10 UNITS, BUT NO LESS THAN 3 SPACES
BUILDINGS / ARCHITECTURE REFER TO SECTION 3.0 (BUILDING DESIGN) AND 3.10.2 (MULTI-FAMILY ARCHITECTURE)
MATERIALS REFER TO SECTION 4.0 (MATERIALS)
LANDSCAPE REFER TO SECTION 5.0 (LANDSCAPE)
LIGHTING REFER TO SECTION 6.0 (LIGHTING)
SIGNAGE REFER TO SECTION 7.0 (SIGNAGE)
OTHER REQUIREMENTS PLAZA AND GATHERING AREA REQUIREMENT, REFER TO SECTION 2.7
PUBLIC ART REQUIREMENT, REFER TO SECTION 2.9
DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS: HOMESTEAD DISTRICT
CLEAR CREEK CROSSING30
FIGURE 1:
PLANNING AREA 2: RESIDENTIAL USES
BUILDING ORIENTATION AND SETBACKS ILLUSTRATION (NOT TO SCALE)
FIGURE 2:
PLANNING AREA 2: NON-RESIDENTIAL USES
BUILDING ORIENTATION AND SETBACKS ILLUSTRATION (NOT TO SCALE)
CLE
A
R
C
R
E
E
K
D
R
I
V
E
AT LEAST 30% OF THE
PROPERTY’S FRONTAGE
ALONG CLEAR CREEK DRIVE
MUST CONTAIN A BUILDING
WITHIN 0-20 FEET OF THE
PROPERTY LINE
CLEA
R
C
R
E
E
K
D
R
I
V
E
AT LEAST 50% OF THE
PROPERTY’S FRONTAGE
ALONG CLEAR CREEK
MUST CONTAIN A BUILDING
WITHIN 0-20 FEET OF THE
PROPERTY LINE ORIENTED
TOWARD THE CREEK
PA-2
PA-2
AT LEAST 50% OF THE
PROPERTY’S FRONTAGE
ALONG CLEAR CREEK DRIVE
MUST CONTAIN A BUILDING
WITHIN 0-20 FEET OF THE
PROPERTY LINE
PRIMARY INTERNAL DRIVE: AT
LEAST 30% OF THE PROPERTY’S
FRONTAGE ALONG THE
INTERNAL DRIVE MUST CONTAIN
A BUILDING WITHIN THE
REQUIRED 0-20 FOOT BUILD-TO
AREA
50
%
5
0
%
30%
50%
SITE PLANNING: HOMESTEAD DISTRICT
DESIGN PATTERN BOOK 31
SITE PLANNING: HOMESTEAD DISTRICT
FIGURE 3:
PLANNING AREA 2
PRIMARY AND SECONDARY FRONTAGE ILLUSTRATION (NOT TO SCALE)
PA-2
PRIMARY STREET FRONTAGE
FOR PURPOSES OF
CALCULATING BUILD-TO
REQUIREMENTS SHALL NOT
INCLUDE PRIMARY ACCESS
DRIVES, AS ILLUSTRATED
INTERNAL DRIVE FRONTAGE FOR
PURPOSES OF CALCULATING
BUILD-TO REQUIREMENTS SHALL
NOT INCLUDE PRIMARY ACCESS
DRIVES, AS ILLUSTRATED
CLEAR CREEK CROSSING32
VINEYARD DISTRICT KEY MAP
PLANNING AREA DIAGRAM
2.2.4 PLANNING AREAS 3-4: VINEYARD DISTRICT
HOMHOMHOMH
RESRESIRESI
DIDIDI
CO
VINEYARD
COMMERCIALDISTRICT
POTENTIAL FUTURE
CONNECTIVITY(FUTURE PHASE)
WAGOWAGOWWAGOWAGOWAGOWWAGOWAANNNNNN
OPEN OPEN OPEN OPEN ENOEOPEPESPSPACESPACESPACESPACEACCSPACEAAC
DISTRDISTRDISDISTRDISTRDISTSICTCTICTCTCICTICTCT
PA 4PA 4
PA 3
V
CO
MEMEMEESTEASTEASTEASTDDDDD
IDIDIDENTIAENTIAENTIALLL
ISTRISTRISTRICTICTICT
MILLLM
OMMEOMMERCIALCIAL
DISTRRICTCTT
HHARVHAESTSSTT
COMMEMRCIALALALDISTRDISTRDISTISTRSTRRICTICTTIIC
OMMERCIALDISTRICT
PA 5A 5A 5AP
PA 6
PA 7PPA 7P
PA 3
CO
PA 1P
PA 2PA 2PA 2
C L E A R C R E E K D R I V E
40
T
H
A
V
E
N
U
E
APPLEWOOD GOLF COURSE(PROSPECT RECREATION
TIATIATIAIAAL L LLLREREE
TITITIIVITYVITYVITYIVITYYPHASE)PHASE)PHASE)SASE)
EEEEE
YYYYY
PPA 8PA 8PA 8A8PA 8A8 ZONING: S(EX
ZONING: PD COMMERCIAL(VACANT)
ZONING: PD COMMERCIAL
(VACANT)
CLEAR CREEK
Planning Area 3: Commercial uses including retail, restaurant and
entertainment at a highly visible and accessible location adjacent
to I-70.
Planning Area 4: Commercial uses including retail and restaurant on highly visible and accessible pad locations north and south of
the planned westbound I-70 hook ramps.
Consistent with intent, guidelines and standards set forth for
design theme and architecture as well as site elements detailed in
the Design Pattern Book.
VINEYARD PA 4PA 4
PA 3
VVVEEEESSSSSTTTT
PPPPPPPPAAAA 5556666
HHHHHAAARRRVVVV
PAAA 66
ZONI
ET
PLANNED I-70
HOOK RAMPS
PA 4
AMAMAMAMAMAMPSPSPSPSPSPSSSSSSSSSSSSSSSPSS
PA 4
HOHOHOHOHOOKOKOKOKOKOK RRRRRAAAAA
40
T
H
A
V
E
N
U
E
VINEYARD
PA 3
4 4 4 4 4 4 4 4 4 4 4 4 4 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 4 4 0 0 4 4 0 4 0
U U U U U U E E E E E E U U U U U U U U U U U U U U U U U U U U U E E E E E E E E E E E E E E E E E U U U U U U U U U U E E E E E E E E E E E E E E E E E E E E E U U U U U U U U U U U U U U U U U U U E
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 T T T T T T T T 0 0 0 T T T T T T 0T
N N N N N N N N N U U N N N N N N N N N N N N N N N N U U U U U U U N U
T T T T T T T T T T
E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E
A A A V V V V V V
T T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H H H H
A A A A A A A V V V V V
T T T H H A
T T H H H H H H H H
A A A
T T T T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V E E E E E E E E E E E E E E E E E E E E E E E
PUBLIC GATHERING
SPACE TRAILHEAD EXISTING CLEAR
CREEK TRAIL
PRIMARY
MULTI-USE TRAIL
SECONDARY TRAIL
P
M
PUBLIC SIDEWALKP S
PLANNING AREA
CONNECTIVITY
TRAIL CONNECTIONS
EXISTING SIGNALIZED
FULL MOVEMENT
INTERSECTION
FULL MOVEMENT
INTERSECTION
LIMITED MOVEMENT
INTERSECTION
SS
E
F
I
S
E
F
II
PROPOSED SIGNALIZED
FULL MOVEMENT
INTERSECTION
P
F
N
P
F
IN
INTERNAL ROAD
NETWORK
CDOT ‘A’ LINE
MINOR ACCESS
MAJOR ACCESS
DESIGN PATTERN BOOK 33
DEVELOPMENT STANDARDS: PLANNING AREA 3
DEVELOPMENT STANDARDS: VINEYARD DISTRICT
PERMITTED USES REFER TO CLEAR CREEK CROSSING OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES
SITE PLANNING BUILDINGS SHALL BE PLACED ACCORDING TO THE SETBACKS OUTLINED BELOW. BUILD-TO STANDARDS FOR PLANNING AREA 3 SHALL BE REQUIRED ON CLEAR CREEK DRIVE, 40TH AVENUE AND/OR PRIVATE INTERNAL DRIVES. REFER TO SECTION 2.3.4 FOR FURTHER STANDARDS AND GUIDELINES.
SETBACKS AND BUILDING ORIENTATION
PRIMARY FRONTAGE: CLEAR CREEK DRIVE
• AT LEAST 50% OF THE PROPERTY’S FRONTAGE ALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0-20 FOOT BUILD-TO AREA
SECONDARY FRONTAGE: 40TH AVENUE
• AT LEAST 30% OF THE PROPERTY’S FRONTAGE ALONG 40TH MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0-20 FOOT BUILD-TO AREA
• WHERE PROVIDED BUILD-TO EXCEEDS THE MINIMUM REQUIREMENT, THE REQUIRED BUILD-TO REQUIREMENT ALONG THE OTHER STREET FRONTAGE MAY BE REDUCED BY AN EQUAL AMOUNT. THIS TRANSFERABILITY APPLIES TO 40TH AVENUE, ‘ CLEAR CREEK DRIVE, AND THE INTERNAL PRIVATE DRIVE
• A SETBACK OF 5 FEET PER STROY SHALL APPLY FROM THE PROPERTY LINE ABUTTING INTERSTATE 70
• MODIFICATIONS AND VARIATIONS TO THE BUILD-TO CAN BE APPROVED DURING THE SDP PROCESS, WHERE THE INTENT OF THE BUILD-TO REQUIREMENT IS BEING MET
• NO PARKING SHALL BE ALLOWED WITHIN 50 FEET OF THE RIGHT-OF-WAY AT THE INTERSECTION OF CLEAR CREEK DRIVE AND 40TH AVENUE, ONLY BUILDINGS, LANDSCAPING AND HARDSCAPING SHALL BE PERMITTED (SEE PA-3 AND PA-4 SITE PLANNING ILLUSTRATION)
MAXIMUM LOT COVERAGE 80%
MINIMUM LANDSCAPE REQUIRED 20%
MAXIMUM BUILDING HEIGHT
SINGLE USE, COMMERCIAL:56’-0”
MIXED USE (DEFINED AS VERTICAL INTEGRATION OF USES):90’-0”
RESIDENTIAL USES:65’-0”
PARKING
SURFACE AND/OR STRUCTURED PARKING PER SECTION 2.3.4 (PARKING AND SERVICE) AND SECTION 3.8 (PARKING STRUC-TURES). ALL PARKING SHALL MEET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26-501
1.0 SPACE PER 1 BEDROOM MFR UNIT
2.0 SPACES PER 2-3 BEDROOM MFR UNIT
2.5 SPACES PER 4 BEDROOM MFR UNIT
PLUS 1.0 GUEST SPACE PER 10 SPACES
BICYCLE PARKING BICYCLE PARKING PER SECTION 2.4.1 (BICYCLE PARKING)1 BICYCLE SPACE PER EVERY 10 UNITS, BUT NO LESS THAN 3 SPACES
BUILDINGS / ARCHITECTURE REFER TO SECTION 3.0 (BUILDING DESIGN) AND 3.10.2 (MULTI-FAMILY ARCHITECTURE)
MATERIALS REFER TO SECTION 4.0 (MATERIALS)
LANDSCAPE REFER TO SECTION 5.0 (LANDSCAPE)
LIGHTING REFER TO SECTION 6.0 (LIGHTING)
SIGNAGE REFER TO SECTION 7.0 (SIGNAGE)
OTHER REQUIREMENTS PLAZA AND GATHERING AREA REQUIREMENT, REFER TO SECTION 2.7
PUBLIC ART REQUIREMENT, REFER TO SECTION 2.9
CLEAR CREEK CROSSING34
PERMITTED USES REFER TO CLEAR CREEK CROSSING OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES
SITE PLANNING BUILD-TO STANDARDS ARE NOT REQUIRED ON CLEAR CREEK DRIVE IN PLANNING AREA 4
SETBACKS AND BUILDING ORIENTATION
FRONT (ADJ. STREET):15’-0”
SIDE (ADJ. STREET):10’-0”
REAR (ADJ. STREET):15’-0”
MAXIMUM LOT COVERAGE 80%
MINIMUM LANDSCAPE REQUIRED 20%
MAXIMUM BUILDING HEIGHT 50’-0”
PARKING SURFACE AND/OR STRUCTURE PARKING PER SECTION 2.3.4 (PARKING AND SERVICE) AND SECTION 3.8 (PARKING STRUCTURES)
BICYCLE PARKING BICYCLE PARKING PER SECTION 2.4.1 (BICYCLE PARKING)1 BICYCLE SPACE PER EVERY 20 AUTOMOBILE PARKING SPACES, BUT NO LESS THAN 4 SPACES
BUILDINGS / ARCHITECTURE REFER TO SECTION 3.0 (BUILDING DESIGN)
MATERIALS REFER TO SECTION 4.0 (MATERIALS)
LANDSCAPE REFER TO SECTION 5.0 (LANDSCAPE)
LIGHTING REFER TO SECTION 6.0 (LIGHTING)
SIGNAGE REFER TO SECTION 7.0 (SIGNAGE)
DEVELOPMENT STANDARDS: PLANNING AREA 4
DEVELOPMENT STANDARDS: VINEYARD DISTRICT
DESIGN PATTERN BOOK 35
SITE PLANNING: VINEYARD DISTRICT
FIGURE 1:
PLANNING AREAS 3 & 4: ALL ALLOWABLE USES
BUILDING ORIENTATION AND SETBACKS ILLUSTRATION (NOT TO SCALE)
PA-3
PA-4 PA-4
CLEAR CREEK DRIVE
40
T
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A
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N
U
E
I-70
HOOK
RAMPS
AT LEAST 30% OF THE
PROPERTY’S FRONTAGE
ALONG 40TH AVENUE
MUST CONTAIN A
BUILDING WITHIN THE
REQUIRED 0-20 FOOT
BUILD-TO AREA
30
%
BUILDING,
LANDSCAPE OR
HARDSCAPE ONLY,
NO PARKING
ALLOWED
AT LEAST 50% OF THE PROPERTY’S
FRONTAGE ALONG CLEAR CREEK DRIVE
MUST CONTAIN A BUILDING WITHIN 0-20
FEET OF THE PROPERTY LINE
50%
FIGURE 2:
PLANNING AREAS 3 & 4
PRIMARY AND SECONDARY FRONTAGE ILLUSTRATION (NOT TO SCALE)
SETBACK:
5 FEET PER STORY
CLEAR CREEK DRIVE40
T
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A
V
E
N
U
E
PA-3
PA-4 PA-4
I-70
HOOK
RAMPS
PRIMARY AND
SECONDARY STREET
FRONTAGE FOR
PURPOSES OF
CALCULATING BUILD-TO
REQUIREMENTS SHALL
NOT INCLUDE PRIMARY
ACCESS DRIVES, AS
ILLUSTRATED
CLEAR CREEK CROSSING36
HARVEST DISTRICT KEY MAP
PLANNING AREA DIAGRAM
2.2.5 PLANNING AREAS 5-7: HARVEST DISTRICT
HOMHOMHOMH
RESRESIRESI
DIDIDI
CO
HARVEST
COMMERCIALDISTRICT
INEINENENEYARDYARDYARDYARDYARD
OMMEOMMEMEERCIALRCIALC
POTENTIAL FUTURE
CONNECTIVITY(FUTURE PHASE)
WAGOWAGOWWAGOWAGOWAGOWWAGOWAANNNNNN
OPEN OPEN OPEN OPEN ENOEOPEPESPSPACESPACESPACESPACEACCSPACEAAC
DISTRDISTRDISDISTRDISTRDISTSICTCTICTCTCICTICTCT PA 5
PA 6
PA 7
PA 4PA 4PA 4A4AAPA 4PA 4AVVVVVV
COCCO
MEMEMEESTEASTEASTEASTDDDDD
IDIDIDENTIAENTIAENTIALLL
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OMMEOMMERCIALCIAL
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OMMEOMMEMMERCIALCIALRCRDISTRDISTRDISTRSTRTRSICTICTICTICTCTCT
HARVEST
COMMERCIALDISTRICT
PA 5
PA 6
PA 7
PA 3PA 3
CCO
PA 1P
PA 2PA 2PA 2
C L E A R C R E E K D R I V E
40
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APPLEWOOD GOLF COURSE(PROSPECT RECREATION
TIATIATIAIAAL L LLLREREE
TITITIIVITYVITYVITYIVITYYPHASE)PHASE)PHASE)SASE)
EEEEE
YYYYY
PPA 8PA 8PA 8A8PA 8A8 ZONING: S(EX
ZONING: PD COMMERCIAL(VACANT)
ZONING: PD COMMERCIAL
(VACANT)
CLEAR CREEK
Planning Area 5: Commercial uses including retail, restaurant and
hotel on accessible pad sites along Clear Creek Drive.
Planning Area 6: Commercial uses including retail, restaurant and
entertainment at a highly visible and accessible location adjacent
to I-70.
Planning Area 7: Commercial uses including retail, restaurant and
hotel on accessible pad sites along Clear Creek Drive at the 40th
Avenue intersection.
Consistent with intent, guidelines and standards set forth for
design theme and architecture as well as site elements detailed in
the Design Pattern Book.
HARVEST
PA 5PA 6
PA 7
VEST
PA 56
PA 7
HARV
PA 6
ZON
C R E E K D R I V E
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U U U U U E E E E E E E E U U U U U U U U U U U U U U U U U U U U U U U U U U E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E U U U U U U U U U U U U U U U U U U U U U U E
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 T T T T T T T T T T T T T T T T 0 0 0 T T T T T T 0 T
N N N N N N N N N N N N N N N N U U U N N N N N N N N N N N U U U U U U U N N N N N N N N N U
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T T T T T T T T T T T T
E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E
A A V V V V V V V V V
T T T T T T T T T T T T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
A A A A A V V V
T T T T T H H H H H H H H H A A A
T T T T T T T T T T T T T T T T T T H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V E E E E E E E E E E E E E E E E E E E E E E E E E E E E E
PUBLIC GATHERING
SPACE TRAILHEAD EXISTING CLEAR
CREEK TRAIL
PRIMARY
MULTI-USE TRAIL
SECONDARY TRAIL
P
M
PUBLIC SIDEWALKP S
PLANNING AREA
CONNECTIVITY
TRAIL CONNECTIONS
EXISTING SIGNALIZED
FULL MOVEMENT
INTERSECTION
FULL MOVEMENT
INTERSECTION
LIMITED MOVEMENT
INTERSECTION
SS
E
F
I
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E
F
II
PROPOSED SIGNALIZED
FULL MOVEMENT
INTERSECTION
P
F
N
P
F
IN
INTERNAL ROAD
NETWORK
CDOT ‘A’ LINE
MINOR ACCESS
MAJOR ACCESS
DESIGN PATTERN BOOK 37
PERMITTED USES REFER TO CLEAR CREEK CROSSING OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES
SITE PLANNING
BUILDINGS SHALL BE PLACED ACCORDING TO THE SETBACKS OUTLINED BELOW. BUILD-TO STANDARDS ARE NOT REQUIRED ON CLEAR CREEK DRIVE IN PLANNING AREA 5, 6, OR 7. REFER TO SECTION 2.3.4 FOR FURTHER STANDARDS AND GUIDELINES. WHEN MULTI-FAMILY USES ARE PROPOSED IN THE HARVEST DISTRICT (PA-5, PA- 6, OR PA-7), THE FOLLOWING DEVELOPMENT STAN-DARDS FROM THE HOMESTEAD DISTRICT SHALL APPLY: MINIMUM LANDSCAPE REQUIRED MAXIMUM BUILDING HEIGHT, PARKING, BICYCLE PARKING, BUILDINGS / ARCHITECTURE, MATERIALS, LANDSCAPE, LIGHTING, SIGNAGE, AND OTHER REQUIREMENTS
SETBACKS AND
BUILDING ORIENTATION
PLANNING AREA 5
• MINIMUM SETBACK IS 5’ PER STORY• WHERE DEVELOPMENT ABUTS A LOW DENSITY RESIDENTIAL USE, A 20 FOOT SETBACK LANDSCAPED WITH GRASS AND TREES AND/OR SHRUBS SHALL APPLY
PLANNING AREA 6
• BUILDINGS SHALL BE ORIENTED PROXIMATE TO PRIMARY PEDESTRIAN ROUTES WITHIN AND AMONG THE PLANNING AREA, TO BE APPROVED DURING SDP REVIEW• ALONG THE SOUTHERN AND WESTERN PROPERTY LINES OF THE PLANNING AREA, A MINIMUM SETBACK OF 5 FEET PER STORY SHALL APPLY• WHERE DEVELOPMENT ABUTS A LOW DENSITY RESIDENTIAL USE, A 20 FOOT SETBACK LANDSCAPED WITH GRASS AND TREES AND/OR SHRUBS SHALL APPLY
PLANNING AREA 7:
• MINIMUM SETBACK OF 5 FEET PER STORY SHALL APPLY
MAXIMUM LOT COVERAGE 80%
MINIMUM LANDSCAPE REQUIRED 20%
MAXIMUM BUILDING HEIGHT 65’-0”
PARKING SURFACE AND/OR STRUCTURE PARKING PER SECTION 2.3.4 (PARKING AND SERVICE) AND SECTION 3.8 (PARKING STRUCTURES)
BICYCLE PARKING BICYCLE PARKING PER SECTION 2.4.1 (BICYCLE PARKING)1 BICYCLE SPACE PER EVERY 20 AUTOMOBILE PARKING SPACES, BUT NO LESS THAN 4 SPACES
BUILDINGS / ARCHITECTURE REFER TO SECTION 3.0 (BUILDING DESIGN)
MATERIALS REFER TO SECTION 4.0 (MATERIALS)
LANDSCAPE REFER TO SECTION 5.0 (LANDSCAPE)
LIGHTING REFER TO SECTION 6.0 (LIGHTING)
SIGNAGE REFER TO SECTION 7.0 (SIGNAGE)
DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS: HARVEST DISTRICT
CLEAR CREEK CROSSING38
2.2.6 PLANNING AREAS 8: WAGON DISTRICT
POTENTIAL FUTURE
CONNECTIVITY(FUTURE PHASE)
WAGON
OPEN SPACE
DISTRICT PA 5PAPA 5A 5PA 5PAA5
C L E A R C R E E K D R I V E
40
T
H
A
V
E
N
U
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APPLEWOOD GOLF COURSE(PROSPECT RECREATION PHASE)PHASE)ASE)ASE)
PA 8 ZONING: S(EX
ZONING: PD COMMERCIAL(VACANT)
ZONING: PD COMMERCIAL
(VACANT)
HOHOMHOMHHHHHHHH
RESIRESI
DIDIDII
COCO
IINEININEEININNYARDARDYARDDDYARDDYARA
OMMEOMMOMMEMOMMOMOMEMERCIALIACIARCIAACCIA
PAPPA 4PAPAPA 4444VVVVVVVV
COCOCOCOCOCCCO
HHARVHARVHAHARVHAHARVAESTESTESTSTTTST
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OOMMEOOORCIALCCIDISTRTRTRTRTRTRDISTRRICTICTICICTICTCTCCIC
MEMEMESTEASTEAEADDDD
IDDIDENTIAENTTIALL
ISTRISIRIICTICTC
MILLMILLMILL
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DISTRDISTRISTICTICTCT
PA 6PA 6PA 6PA 6
PA 7PA 7PA 7PA7A 7A 7PA 7
PA PA PA 3PAA3PAPAAA
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PA 1PA 1P
PA 2PA 2PA 2
POTENTPOTENTPOTENTPOTEOTENTFUTURFUTURFUTFUTURFU
CONNECTCONNECTONNECCONNECTCC(FUTUR(FUTUR(FUTURE(FUTURE(FUTUREEPPHPHP
WAGON
OPEN SPACE
DISTRICT
C L L L L L EE AAAAAA RRR CCCCCC RRRRR EEEEEE EEE KKK DDD RRRR III VVVVVV EEE
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(VAC(VA(VACANVAN(VACAN(VACANACANA(VACANAANNT)NT)NT)NT)NNT)
CLEAR CREEK
Multi-use trail, open space and water storage land uses,
connected by a pedestrian network that links to the Clear Creek
Regional Trail. Consistent with intent, guidelines and standards set
forth for design theme and architecture as well as site elements
detailed in the Design Pattern Book.
WAGON DISTRICT KEY MAP
MULTI-USE TRAIL
NEIGHBORHOOD TRAIL CONNECTION
EXISTING POND
EXISTING TREES
MULTI-USE TRAIL
DRAINAGE SWALE CROSSING
EXISTING DRAINAGE SWALE
PROPERTY LINE
PROPOSED RETAIL (HARVEST DISTRICT)
EXISTING RESIDENTIAL
TRAIL CORRIDOR CROSS-SECTION
RETAIL CONNECTION
FUTURE CONNECTION TO PROSPECT DISTRICT BY OTHERS
Note: Both of the above trail alignment and amenity graphics are conceptual in nature and
subject to change pursuant to future approvals by the City of Wheat Ridge
SHADE STRUCTURE
PARKING
REGIONAL WATER QUALITY
EXISTING POND
CLEAR CREEK
CLEA
R
C
R
E
E
K
D
R
I
V
E
10’ MULTI-USE TRAIL
EXISTING CLEAR CREEK TRAIL
EXISTING TREES
6’ SIDEWALK
PARALLEL PARKING
BIKE RACK & MAP KIOSK
SIGN KIOSK
CONNECTION TO CLEAR CREEK TRAIL
MULTI-USE TRAIL
PROPOSED RETAIL PARKING
TRAIL MARKER
TRAIL CORRIDOR CROSS-SECTION
DESIGN PATTERN BOOK 39
PERMITTED USES REFER TO CLEAR CREEK CROSSING OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES
SETBACKS 10’-0” FROM ALL PROPERTY LINES
BUILDING ORIENTATION N/A
MAXIMUM LOT COVERAGE 20%
MINIMUM LANDSCAPE REQUIRED 80%
MAXIMUM BUILDING HEIGHT 35’-0”
UPPER STORY STEPBACKS N/A
OPEN SPACE REFER TO SECTION 2.8 (OPEN SPACE AND VIEWS)
TRAILS AND SIDEWALKS INTERCONNECTED SYSTEM INCLUDES SIDEWALKS, BIKE PATHS, MULTI-USE TRAILS AND TRAIL HEADS. CIRCULATION DESIGN PER SECTION 2.3.1 (PUBLIC TRAILS, SIDEWALKS AND BIKE LANES) AND TRAIL AMENITIES PER SECTION 5.6 (TRAIL FURNISHINGS).
PARKING SURFACE PARKING LOT AND STREET PARKING SHALL SERVE THE CLEAR CREEK TRAIL AT THE CLEAR CREEK DRIVE CUL-DE-SAC TERMINATION, PER SECTION 2.2.3 (PUBLIC STREET SECTIONS). ALL PARKING SHALL MEET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26-501
BICYCLE PARKING BICYCLE PARKING PER SECTION 2.4.1 (BICYCLE PARKING) AND SECTION 5.6 (TRAIL FURNISHING)1 BICYCLE SPACE PER EVERY 20 AUTOMOBILE PARKING SPACES, BUT NO LESS THAN 4 SPACES
BUILDINGS / ARCHITECTURE REFER TO SECTION 3.0 (BUILDING DESIGN)
MATERIALS REFER TO SECTION 4.0 (MATERIALS)
LANDSCAPE REFER TO SECTION 5.0 (LANDSCAPE)
LIGHTING REFER TO SECTION 6.0 (LIGHTING)
SIGNAGE REFER TO SECTION 7.0 (SIGNAGE)
DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS: WAGON DISTRICT
CLEAR CREEK CROSSING40
2.3 Streets
Access to the surrounding thoroughfares will provide multiple opportunities to enter the development including connections
planned for the Project density and trips produced. Four access points are planned to accommodate the development,
including a direct access to and from Interstate 70 through the use of planned hook ramps, a 40th Avenue underpass
connection to Youngf eld Road, a connection to the south to 32nd Avenue and a future extension of Clear Creek Drive to the
north of Clear Creek Crossing and connecting with Highway 58.
There are two primary streets within Clear Creek Crossing, both extending and connecting to existing streets adjacent to
the Site. Clear Creek Drive is a planned four-lane street with a dedicated turning lane extending southerly to its alignment
with the existing Youngf eld Service Rd, where it connects to 32nd Ave at a signalized intersection, just west of the existing
I-70 freeway bridge. To the north, Clear Creek Drive will cross a planned signalized intersection with the planned I-70
ramps, aligned at approximately 38th Ave, after which the collector street will cross the Site diagonally to the northwest,
intersecting with 40th Ave. Clear Creek Drive will terminate near the northwest boundary of the Site in a cul-de-sac near a
planned trailhead and trail, which will connect to the existing Clear Creek Regional Trail, along the creek. A future phase of
the development to the north and west future phase eventually will extend the street beyond the cul-de-sac to its proposed
connection with Hwy 58. The other planned primary street which runs east/west within the Site, 40th Avenue is a two-lane
street with a dedicated turning lane aligned to connect to existing 40th Ave, just east of the Site boundary at its intersection
with Youngf eld Service Rd. The existing 40th Ave is also a two-lane street with a dedicated turning lane, extending westerly,
under the I-70 40th Ave bridge where the street intersects and terminates at Youngf eld Rd.
The Project will require a variety of intersection types and design to enhance safety and connectivity throughout the
site. Within Clear Creek Crossing, there are four signalized full movement (primary) intersections and f ve additional full
movement and two limited movement intersections at various planned drive locations, primarily along Clear Creek Dr.
Treatments of the planned primary intersections, including the I-70 ramp entrance to Clear Creek Dr, as well as the 40th Ave
and Clear Creek Dr intersection may utilize design enhancements to include, raised crosswalks, change in pavement pattern
and/or materials and additional signage.
41DESIGN PATTERN BOOK
2.
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CLEAR CREEK CROSSING42
2.3.1 Public Street Design and Circulation
DESIGN INTENT
• Introduce a street and sidewalk pattern, orientation,
and hierarchy that encourages walkability between
and through the Districts.
• Design and construct streets that support a multi-modal environment, including vehicular, pedestrian and bicycle traff c.
• The streetscape treatments should be an element
that provides continuity throughout the Project.
• Maintain pedestrian safety at primary intersections within the Project.
• Signage on streets should be a cohesive design
element that clearly identif es the Project and its
users from the streets
DESIGN STANDARDS
• Ensure clear sight lines are maintained at public street intersections to provide for
vehicular, pedestrian, and bicycle safety.
• Public street design shall follow the appropriate street section templates included in 2.3.3
Public Street Sections in this document.
• Clear lane marking and signs for bicycle and vehicle travel shall be maintained
throughout the Project’s public streets.
• Vehicle access driveways on public streets shall meet the following requirements:
• No vehicle access driveways may be closer than twenty-f ve (25) feet to any
property line except when used for joint access for two (2) or more parcels
within a planning area. Flexibility in this requirement is allowed should the
Planning Areas be further subdivided in the future.
• Vehicle access drives on the same parcel shall be spaced at not less than 100’
intervals.
• Curb cuts in commercial districts shall not be more than 35’ in width when
serving an individual parcel and shall not in any instance be less than 20’.
• All curb cuts and driveways shall be not less than 10 degrees off perpendicular
to the street it serves.
• Any potential vehicular traff c conf icts with users of multi-use trails shall be minimized.
• Tree lawns (area between sidewalk and street) shall be landscaped with street trees and
sod, or in lieu of sod a combination of shrubs, ornamental grasses, and perennials.
• Street tree selection and planting design along public streets shall be designed to unify
the project through consistent application of landscape patterns.
• Landscape design within tree lawns shall not interfere with walkability, accessibility, or
safety along public streets.
DESIGN GUIDELINES
• Shared curb cuts and driveways are encouraged between multiple parcels. Where
access points are shared or where adherence to these standards would leave a parcel
without vehicular access, curb cut setback or spacing requirements may be adjusted.
• Use of wayf nding signage to communicate access to trail connection amenities is highly
encouraged. Provide wayf nding signage at key locations along public streets.
• Use of enhanced paving crosswalks or other alternative methods of making pedestrian
travel for clarity and safety is highly encouraged.
• Landscape islands with pedestrian walkways may be incorporated at street intersections,
amenity spaces, or building entrances creating clear separation from vehicular and
pedestrian circulation.
Vehicular, Pedestrian and Bicycle Network
Landscaped streetscape
Enhanced paving at crosswalks
DESIGN PATTERN BOOK 43
DESIGN GUIDELINES
• Specialty intersection treatments are encouraged to support pedestrian traff c.
• Throughout the Project the streets should be visually cohesive through the use of similar or complementary streetscape elements, hardscape treatments and planting.
• Street trees should be selected to create a continuous canopy at maturity allowing 30’
spacing where available.
• A specialty paving system or pattern, with or without a change in material is encouraged at primary street intersections with the Walking Zone.
• Signage on streets should be a cohesive design element that clearly identif es the
Project and its users from the streets.
2.3.2 Private Street Design and Circulation
DESIGN INTENT
• Assure through internal streets that traff c is dispersed
eff ciently and safely providing ease of entry to the
Project, as well as exit from the various Districts.
• Establish logical, safe and attractive connections to
and throughout the development.
• At Project’s vehicular entry points, provide clear
separation from bicycles and pedestrians.
• Minimize conf icts between vehicles and pedestrians
by limiting curb cuts along pedestrian centric streets.
• Encourage site access drives that promote effective
circulation among adjacent parcels within the Project.
DESIGN STANDARDS
• Internal streets shall include a Pedestrian Walking Zone (sidewalk) and an Amenity Zone.
• Pedestrian walking zones shall be unobstructed and clear along all streets. Private zones should connect to adjacent streets and Walking Zones through a combination of concrete
w/ pattern, texture, or concrete pavers.
• The Amenity Zone shall be a minimum of six ft. (6’) wide and contain trees, pedestrian
lighting, streetscape elements, wayf nding, signage, and furnishings to maintain Project
continuity .
• Pedestrian Walking Zones and bicycle lanes shall prioritize safety in design, particularly
in areas near the planned I-70 ramps.
• The branching height of mature trees shall be a minimum of eight (8’) feet in height for
unobstructed Walking Zones.
• Walking Zones shall be organized to create a continuity of walkable areas throughout the
Project.
Pedestrian walking zone
Landscaped amenity zone
Landscaping to enhance pedestrian zones
44 CLEAR CREEK CROSSING
2.
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DESIGN PATTERN BOOK 45
2.3.3 Public Street Sections (cont.)
CLEAR CREEK CROSSING46
2.3.3 Public Street Sections (cont.)
DESIGN PATTERN BOOK 47
2.3.4 Conceptual Private Street Section
The above conceptual private street section is intended to provide an idea of the spatial feel of the internal private
drives. Actual internal access drives will be proposed, reviewed and approved by the City of Wheat Ridge at the
time of the Specif c Development Plan. The above graphic demonstrates two street section instances, the left
demonstrating a street abutting a parking f eld primarily applicable to the Harvest and Mill Districts and the right
side of the section demonstrating a more pedestrian oriented section likely to be proposed in the Vineyard District.
48 CLEAR CREEK CROSSING
2.4 Pedestrian Connectivity
A major component of Clear Creek Crossing is pedestrian connectivity, both internal to the site, as well as externally
to existing adjacent neighborhoods and the Clear Creek Trail. This connectivity is intended to serve the needs of the
community encouraging use of the trail. Access to the Clear Creek Trail will be of importance in site planning efforts for
the Development, as Clear Creek and its associated trail not only drives the design inspiration of Clear Creek Crossing,
but also provides a regional connection to the community that should be celebrated.
Special emphasis placed on quality and functionality of the pedestrian environment improves social interaction,
connects the existing fabric of the adjacent neighborhood and encourages travel from destination to destination within
the larger community without the use of a motor vehicle.
49DESIGN PATTERN BOOK
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CLEAR CREEK CROSSING50
2.4.2 Public Trails, Sidewalks & Bike Lanes
DESIGN INTENT
• Provide entry points to the Project for vehicles, bicycles, and pedestrians.
• Create a vibrant streetscape
environment that focuses on the
pedestrian and complements the vision
for a walkable, mixed-use planned
development.
• Provide clear paths of travel for bicyclists, pedestrians, and vehicles with designated areas of travel to minimize conf icts.
• Encourage a safe and convenient
pedestrian and bicyclist experience at
the Project, maintaining safety as the
highest priority.
• Provide direct and comfortable pedestrian connections between developed uses and publicly accessible open space including Clear Creek Trail and plazas within the Project.
• Incorporate a public amenity zone
with enhanced streetscape amenities
including street trees, plantings,
benches, and pedestrian lighting that
form a cohesive image for the Project.
DESIGN STANDARDS
• Vehicular access shall be designed to minimize any conf icts between streets and primary pedestrian
or bicycle access at the Project.
• Detached sidewalks with tree lawns (which shall include street trees) or attached sidewalks with
Amenity Zones (which shall include street trees in cut-outs) between the curb and walking zone shall
be provided.
• Streets, pedestrian networks and bike routes shall be connected to the existing development in the
surrounding area.
• Sidewalks shall be at least six (6’) feet wide and the Amenity Zone shall be at least six (6’) feet wide.
• A system of pedestrian sidewalks shall be provided and designed to provide direct access and
convenient connections to and between the following:
• All site amenities or publicly accessible open spaces and plazas.
• Public and private sidewalks on adjacent properties that extend to adjoining land uses,
developments, and public facilities such as parks, green-ways, schools, recreational facilities
and public off ce buildings.
• Pedestrian lighting shall be provided on streets that are considered major pedestrian environments
within the Project. At plaza and trail locations, site amenities shall support the pedestrian and cyclist
experience, providing adequate and convenient facilities.
DESIGN GUIDELINES
• Primary intersections may be set apart with aesthetic design elements that mirror the signif cance of
the signalized full movement.
• Landscape should consider its purpose as a visual cue and unifying element. Landscape in the
Amenity Zones should not impede circulation for any of the modes of travel through the Project.
• Where possible, private amenity zones should be utilized to provide additional pedestrian amenities,
such as benches or planters. Additional seating areas within the streetscape, especially near corners
and areas with high pedestrian traff c, are encouraged.
Comfortable and direct connections
Multi-Use trail
Multi-modal connections
DESIGN PATTERN BOOK 51
2.4.3 Pedestrian Access & Circulation
DESIGN INTENT
• Create an inviting environment that has clear circulation
paths from parking areas to building entries.
• Provide accessibility for pedestrians to safely navigate
within Districts as well as between them.
• Provide clear, visually interesting accessible routes for
pedestrians to navigate through the mid-points of blocks
and intersections.
• Provide direct and comfortable pedestrian connections
between developed uses and publicly accessible open
space including Clear Creek Trail and plazas within the
Project.
DESIGN STANDARDS
• An on-site system of pedestrian walkways shall be provided and designed to provide direct access and convenient connections to and between the following:
• Primary entrances to each primary building, including pad site buildings;
• All surface parking areas or parking structures;
• Nearby site amenities.
• Walkways must be clear of low branches, vegetation and similar impediments.
• Areas within the Project where the pedestrian walkway crosses a parking area or
internal street, the walkway shall be clearly differentiated through a change in color
or material.
• Pedestrian walkways shall be continued across driveways and drive aisles in parking lots.
• Where walkways occur along a building facade, the required walkway must be
clear of door swings, exterior display areas, shopping cart storage, and similar
impediments.
DESIGN GUIDELINES
• The number of curb cuts should be minimized to the extent possible and be shared between uses and parking areas except in retail.
• Drop off areas for specif c uses such as hotels, employment, and residential areas
may be allowed when deemed appropriate and not in conf ict with the general
pedestrian and vehicular traff c patterns.
• Connections between pedestrian walking zones and multi-use trails are encouraged.
• Design of pedestrian elements should be cohesive throughout the Project, serving
as a visual connector between the Districts.
Clear walkways along building facade
Material change at walkways
Pedestrian connections
CLEAR CREEK CROSSING52
2.5 Parking and Service
DESIGN STANDARDS
• Parking requirements by use are set forth in the Development Standards Table in Section 1.7 of this document.
• When a parking lot or loading area is placed between the public right-of-way and a building, or adjacent to existing residential uses, view-obscuring screening shall be established between the ROW or residential use and the parking area and composed of live plantings, berms, or walls, or a combination thereof. The height of the screening shall be subject to the sight distance triangle requirements.
• Drive-through lanes are allowed within a “build-to” area as long as lane(s) is (are) screened with 3’ tall landscaping, berming, and/or wall.
• Landscaped islands and/or medians are required in larger parking areas to minimize the aesthetic impacts of large, uninterrupted parking areas. Large areas of surface parking shall be divided by landscaped medians, accordingly:
• All parking areas in excess of twenty-f ve (25) spaces shall have at least one (1) interior landscaped island per twenty-f ve (25) spaces. For double bay parking this space may be reduced to one parking lot island per thirteen (13) double bay parking spaces.
• Each such landscaped island shall occupy the equivalent of one (1) parking space (minimum) and each such required island shall be landscaped with a minimum of one (1) two-inch caliper tree or larger and four (4) shrubs or accepted groundcover.
• Parking lot islands shall be irrigated with an automated sprinkler and have raised concrete curbs.
• No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot.
• Parking lots over 400 spaces shall be broken up into smaller lots with landscaped pedestrian paths leading to primary building entrances.
• Stacking for drive-through facilities shall not be located directly adjacent to existing residential uses.
• Multifamily parking shall not be placed within the minimum frontyard setback. Where the sideyard or rearyard setback is adjacent to a public street, a landscape buffer of at least 10 feet is required.
DESIGN INTENT
• Promote a walkable, pedestrian-friendly site with minimizing visual impact of parking areas.
• Encourage a visually appealing appearance of surface parking areas while maintaining adequate facilities to serve various uses within the Project.
• Consider shared parking as a way to promote connectivity through the Project.
• Accommodate and encourage multi-modal transportation usage which may reduce parking through parking reductions.
• Provide adequate lighting levels to create a safe, secure environment while limiting negative impacts on adjacent properties.
Landscaped Parking Islands
Landscaped Parking Islands
DESIGN GUIDELINES
• The visibility of parking from the street should be minimized.
• Shared parking between users is encouraged.
• The use of perimeter walls, berms, landscaping, or placement of buildings may be used to reduce the visual impact of parking areas.
• Parking Structures are encouraged where appropriate and cost effective within the development to help manage large expanses of parking lots as well as to encourage effective pedestrian connectivity within the Project.
• In order to minimize large expanses of parking, interior landscaped pedestrian paths are suggested to break up large lots and provide safe pedestrian connection to the primary building entrances.
• Minimize surface parking where possible through the use of Shared Parking and Parking Reductions as outlined in 26-501.
Aggregate LandscapingLandscaped Parking Islands
DESIGN PATTERN BOOK 53
2.6 Bicycle Parking
DESIGN INTENT
• Accommodate and encourage multi-modal transportation usage which may reduce parking lot sizes overall through parking reductions.
• Provide adequate bicycle parking facilities to encourage
cycling as a viable transportation mode for visitors and
residents of the Project.
• Encourage the connection between Clear Creek Trail and the Project by providing conveniently located bicycle parking in all Districts.
• Maintain safety for cyclists through thoughtful location of
bicycle parking facilities.
DESIGN STANDARDS
• Bicycle parking requirements by use are set forth in the Development Standards
Table on Page 12 of this document.
• The required bicycle rack is the “inverted U” type and shall count as two (2) bicycle spaces. Other types of bicycle racks may be approved by the community development director
• Parking for bicycles shall be provided on site and shall be well-lit areas as near to
the building or facility entrance as possible but not more than f fty (50) feet away.
DESIGN GUIDELINES
• Bicycle parking should be encouraged near RTD bus stops to facilitate multi-modal
transportation.
• Bicycle parking facilities should be safely accessible from streets and multi-use
trails.
• Where possible, bicycle parking areas should utilize already existing weather
protected areas such as building overhangs.
• Bicycle parking facilities should include provisions for storage and locking of
bicycles in secure racks, or equivalent installation, in which the user may lock both
the bicycle frame and wheels to the rack.
Bicycle parking
Bicycle parking
Bicycle parking
CLEAR CREEK CROSSING54
2.7 Service & Loading Areas
DESIGN INTENT
• Minimize visibility and impact of service areas by locating parking and service access away from primary building access points, and pedestrian activity areas, providing screening as necessary.
• Eliminate conf icts between service areas, on-site
vehicular circulation and pedestrian connections.
• Provide clean, safe and functional service areas behind buildings.
DESIGN STANDARDS
• Loading shall not occur from any public street, major interior drive, nor occupy or intrude into any f re lane or required parking spaces. Where possible, loading docks must be located on the site so as not to be viewed from major roads, access ways, or residentially zoned property.
• On-site loading shall not be located near pedestrian-use areas such as sidewalks, plazas, or open spaces.
• Service and delivery activities shall be separated from primary building access points and shall be screened from the public view and avoided along the street.
• Suff cient loading and maneuvering space shall be provided for trucks and other service vehicles.
• Locate service areas and associated equipment (i.e. dumpsters, loading docks) away from residential zones, to limit smell and visual disturbance.
• Service areas that are visible from public/private streets will be screened from view with walls matching the architectural character of the building to which it is attached, or through extensive landscaping.
• 8’-0” Max. height for screen wall.
• Trash dumpsters shall be shielded from view by solid screen walls with a gate or door at least 6’-0” in height, creating a trash enclosure.
• Trash dumpsters may not project above the trash enclosure.
• Trash enclosures may not be located within f ve feet of windows, doors, combustible walls or roof eaves.
• Trash enclosures may not be located between the building and street unless screened from visibility.
DESIGN GUIDELINES
• Combining multi-tenant trash receptacles and service areas is encouraged to maximize
operations eff ciency and minimize obstacles in pedestrian zones.
• Screen walls and trash enclosures should be similar in design and materials within the
various Planning Areas.
Trash enclosure screening
Minimize visibility of service areas
Solid screening
DESIGN PATTERN BOOK 55
2.8 Fencing & Screening
DESIGN INTENT
• Minimize the visual presence of off-street service functions, such as deliveries and refuse pick up, by locating service areas away from primary public points.
• Screen or buffer service areas, refuse containers and
mechanical/utility equipment from views from streets,
open spaces and adjacent properties.
• Provide security for private and common spaces not open to the general public.
DESIGN STANDARDS
• Service and delivery facilities and utility appurtenances such as gas meters, transformers, and switch gear shall be separated from the primary public building entries and shall be screened if visible from the public right-of-way.
• All fencing must exhibit a high quality design and construction ref ecting the architectural
character, color and material of the building or buildings to which it is attached or directly
related.
• Screening enclosures for refuse container and service areas shall be consistent with building architecture and shall utilize similar materials.
• Screen walls and fences shall be a minimum of one foot higher than the object being
screened, but not more than eight feet high on all sides where access is not needed.
• An opaque metal gate shall be included where required for complete screening.
• All fences and railings must be securely fastened in place in pavement or footings.
• Pool enclosure fence = 60” minimum height.
DESIGN GUIDELINES
• Where topography or building forms create special conditions, screen wall height, and /
or location requirements may be modif ed.
• Where building form or architecture suggests that ancillary structures or walls contrast with the primary building, fences and screen walls may differ in design and materials from the primary building.
• Fencing may be combined with low walls for enhanced design.
• When possible, equipment screens should be placed back from building edges so as to not negatively affect building mass and scale.
• Fencing and walls in the commercial, retail and high density residential areas of Clear
Creek Crossing should be as minimal as possible.
• The height of fences and walls may vary depending on the purpose and location. Where pedestrian access needs to be limited, a fence or wall as high as 4 feet may be used. Where a parking lot screen is required, the fences or walls may be as low as 3 feet. Where a fence, wall or railing provides a safe barrier between severe grade changes, a minimum height of 42 inches must be provided.
Screen Wall
Screen Wall
Site Fencing
Screen Wall
CLEAR CREEK CROSSING56
2.9 Walls
DESIGN INTENT
• Walls, particularly in visible areas, will incorporate or give the appearance of f eld stone and natural stone to create an agrarian feel.
• Wall design, particularly in areas adjacent to ROW,
should incorporate color and materials to complement
the architecture and provide a unifying element
throughout the Project.
• Wall types will vary depending on visibility from the R.O.W.
• Highly visible walls in pedestrian areas should be
designed with materials for the pedestrian scale.
DESIGN STANDARDS
• Walls shall meet City of Wheat Ridge minimum standards as ref ected in the
Architectural and Site Design Manual.
• Large retaining walls where hidden from view can be MSE type walls.
• Incorporate tiering of walls where possible and provide planting area between tiered
wall partitions.
• Select materials for high quality and durability.
• Where segmental block walls are used, the masonry units shall have multiple sizes,
textures, or a randomized pattern to add interest.
• Provide blended color throughout block selection to be visually appealing.
DESIGN GUIDELINES
• Emphasize raw material in gathering areas. May include board formed concrete or
gabion type walls.
• Utilize landscape design to screen retaining walls where visible from the ROW.
• Walls visible from the R.O.W. should have an enhanced f nish similar to f eld stone or
natural stone and may include faux stone products.
GabionBoard Form
Segment Block
MSE
Natural Stone
DESIGN PATTERN BOOK 57
2.10 Plaza & Gathering Areas
DESIGN INTENT
• Provide spaces that are open and inviting to the public, which serve as areas for relaxation and community interaction, and create variety and interest in the public realm.
• Allow for spaces adjacent to building and public
rights-of-way than can accommodate special
amenities such as café seating, public art, water
features, and planters.
• Design spaces that can accommodate high levels of pedestrian use.
• Create a comfortable night ambiance in publicly
accessible open space and plazas utilizing adequate
light levels to achieve safety and eff cient wayf nding.
• Provide multi-functional spaces that can accommodate special events and functions.
DESIGN STANDARDS
• Plaza/gathering areas shall be required in PA1, PA3, and PA6 only.
• Plaza/gathering areas shall provide a minimum of 5,000 square feet within each Planning Area; designated plaza/gathering areas may be divided into up to f ve (5) non-contiguous locations within each Planning Area, as required.
• Locate plazas and gathering areas for high visibility and public safety.
• Each plaza shall provide at least one (1) tree for every 1000 square feet of plaza area.
• A minimum of 15% of the plaza shall be composed of planting materials (grass, ground covers, planting beds, etc.)
• Deciduous shade trees shall be provided near seating areas.
• Lighting shall be designed to illuminate pedestrian pathways and provide for human safety and security.
• Paving materials shall incorporate colored, patterned or decorative concrete, crusher f nes, brick or stone pavers, exposed aggregates and/or other decorative f nish elements.
• At least two of each of the following design elements shall be incorporated in the
Homestead, Mill, Vineyard and Harvest Districts:
• 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 activities such as seating areas, arcades, bike racks, benches and seat
walls should be placed on site, close to building entrances.
• For multi-family residential properties, open space shall incorporate amenities for
play or congregation. Acceptable amenities include play structures, picnic tables,
benches, community gardens, doggie yard or sporting area/f elds.
DESIGN GUIDELINES
• Design of plazas should take into consideration ease of maintenance and snow removal.
• Paving/hardscape should be considered as the primary surface treatment, with landscaping and or turf as secondary surface treatments.
• Where possible, permeable paving or landscaping should be used to reduce water run off on site.
• Trash receptacles should not be placed immediately adjacent to benches or other seating areas.
• Other amenities, such as water features, public art, power outlets, and drinking fountains, should be incorporated into a plaza.
• Plaza standards may be modif ed for special plaza conditions, conf gurations, functions or size.
• Plazas should be oriented to take advantage of views and sun exposure.
• Plazas should feature entrances to retail spaces along their perimeter where possible to activate the space.
• Keep lighting f xtures at a pedestrian scale. Light bollards, step, and walkway lights are encouraged.
Plazas and gathering areas
CLEAR CREEK CROSSING58
2.11 Open Space & Views
DESIGN INTENT
• Open space should feature high-quality amenities and encourage pedestrian activity.
• In site planning, emphasize views toward the foothills
and other prominent natural features around the site
including Clear Creek.
• Public areas and landscape features should embrace scenic view corridors unique to the Project’s location.
DESIGN STANDARDS
• Site planning, landscape design and building orientation as well as placement shall
respect the site’s natural beauty as well as existing view corridors.
• Site planning shall require pedestrian connections from the planning areas to points of
accessibility to the multi-use trail system, whether direct of indirect.
• Detention areas may be used as open space, provided that they are designed to be
usable and do not allow standing water.
• Multi-use trails, not included in rights-of-way, may be used as open space.
DESIGN GUIDELINES
• All open spaces should be designed with quality hardscape and planting materials.
Ornamental trees and other plantings that provide seasonal interest are encouraged.
• Open spaces should be oriented to take advantage of views and sunlight; where
possible, open spaces should connect visually and physically to adjacent sidewalks and
multi-use trails.
• Rooftop amenities and patios are encouraged to maximize opportunities for the
enjoyment of scenic views of both the mountains and the creek.
Site Views
Multi-use trail
Site Views
DESIGN PATTERN BOOK 59
2.12 Public Art
DESIGN INTENT
• Engage the City’s diverse communities by creating
collaborations between artists and community
members to achieve works of artistic excellence.
• Creatively express the memory, values, traditions, customs or aspirations of community members.
• Support the opportunity for public art to respond to
the character and history of particular places.
• Use public art and the public input process to promote a sense of unity among various groups within a community.
DESIGN STANDARDS
• Exterior art may be in the form of sculptures, statues, paintings or fountains. Art should
be located where it is visible from the public right-of-way or in a prominent location in a
public plaza.
• Public Art is required in the Mill, Vineyard and Harvest Districts (Planning Areas 1,3,
and 6).
• All Public Art shall be submitted to the Design Review Process of the ACC.
• All Public Art installations shall be approved by the City of Wheat Ridge Cultural
Commission.
• The ACC will interview and approve the artists for these amenities.
DESIGN GUIDELINES
• Locate artwork in public plazas near major entries or where otherwise visible and
accessible for public enjoyment.
• The provision of public art is encouraged and may be functional or purely an art form.
• Public art should be considered a complement to other amenities in plazas, private amenity zones, public amenity zones or other public areas.
• Public art should not compete with or detract from buildings or storefronts, nor should it
obstruct pedestrian walkways or vehicular traff c.
• Public Art may include but is not limited to: sculpture, two-dimensional works, wall murals and graphics, hardscape, towers, landscape and water features. Art installations
should be constructed of durable and maintainable materials such as stone or metal.
• Public Art shall be encouraged in any of the Planning Areas where it is not required,
with exception of PA-4.
• Proposed public art should represent a reasonable investment relative to the scale of
the development within the Planning Area.
Sculptural art
Mural
Sculptural art
CLEAR CREEK CROSSING60
DESIGN PATTERN BOOK 61
3.0 - BUILDING DESIGN
CLEAR CREEK CROSSING62
3.1 Building Form, Height, and Massing
DESIGN INTENT
• Create building forms that are consistent with the Agrarian style of architecture def ned in the Clear Creek Crossing Vision Book.
• Provide for continuity between the Districts and varied building types.
• Form the building edges that reinforce pedestrian activity and create a sense of place.
• Enhance corners and facades of buildings with architectural elements that support their function as ‘gateway’ buildings as well as providing iconic features throught the Project.
• Provide visual interest at pedestrian levels, reduce the bulk of large buildings and use architectural features and materials to ref ect the Project’s character.
• Create buildings with mass and form that provide a human-scale relationship between structures, streets and open spaces/plazas.
DESIGN STANDARDS
• Buildings shall use a graduation of the building height and mass through modulation of the building form.
• Roof forms longer than 100’ shall be broken with a vertical change of not less than 2’ in height.
• Building masses shall provide a clear delineation of entries through the use of varied building forms and roof elements.
• The base of buildings shall provide visual mass utilizing a variety of materials that grounds the building and ties it into the Agrarian theme of the Project.
• Buildings shall utilize forms (such as corner elements, protruded or recessed bays, changes of materials or, expressed structural elements), to transition between higher and lower buildings.
• Architectural features such as corners or tower elements shall be 4 sided elements and clearly be differentiated at the parapet line if all sides are visible from a primary public right of way.
• Architectural details shall occur on all four sides of the building to reduce the back of house appearance.
• 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 roof ines and modulated f at roof lines.
Varied roof form
Agrarian forms
Clear delineation of building entries
Creating a sense of place
DESIGN GUIDELINES
• EIFS may be used as a material for roof top screening or enclosures.
• Consider views from neighboring buildings in the design and enclosure of rooftop equipment.
• Consider the possibility of rooftop patios, green roofs, or decorative ballast on f at roofs.
• Encourage rooftop activation that captures scenic views of the mountains and Clear Creek.
DESIGN PATTERN BOOK 63
3.2 Pedestrian Oriented Design
DESIGN INTENT
• Use the location of building walls to def ne pedestrian areas and streetscapes at a human scale.
• Reinforce pedestrian activity and create a pedestrian-
friendly environment.
• Create continuity of edges to articulate the pedestrian walking zone.
DESIGN STANDARDS
• Ground f oors along primary pedestrian routes shall be given extra attention to achieve a
higher level of architecture, by using pedestrian scaled facades.
• Overhanging elements shall be a minimum of 10-ft above the sidewalks except for
signage.
• Overhanging pendant/blade signs and awnings may extend as low as 8-ft.
• A variety of large overhangs, projecting roof forms, extension of entries or overhead trellises shall be encouraged in pedestrian areas to provide cover and visual interest to
the public areas.
• High Quality durable building materials shall be used in major pedestrian areas.
• Special attention is required to manage rain water, snow melt, etc. in pedestrian areas in order to mitigate hazards, damage and nuisances in these areas.
DESIGN GUIDELINES
• Canopies, awnings, blade signs, balconies, and other architectural elements may
overhang and extend from buildings, creating shade, amenities and pedestrian scale
signage in order to activate buildings and encourage pedestrian traff c close to buildings.
Activate pedestrian zones
Outdoor seating
Sculptural design in pedestrian zones
Durable materials
Pedestrian scale environment
CLEAR CREEK CROSSING64
3.3 Variety and Scale
DESIGN INTENT
• Create buildings that provide visual interest and
variety.
• Create buildings that provide human scale in the
lower portions of the public facing facades.
• Create buildings that are contextual with the Districts
and transition well to adjacent Districts.
• Take advantage of view corridors into the site,
using a variety and a range of building scale to
pique curiosity of traff c on adjacent highways and
freeways.
DESIGN STANDARDS
• Buildings shall be designed to accommodate human scale, providing interest and variety,
using the following:
• Expression of architectural or structural modules.
• Varied window sizes, shapes, and patterns pertaining to visible/logical changes in
massing and/or function.
• Varied shadow patterns using Projecting architectural elements.
• Variation of material modules, joints and connection details, surface relief, color and
texture.
• Building form such as recessed or Projecting bays or balconies, contrasting shapes, or changes in basic modules
• Emphasis of building entries or important corners through Projecting or recessed forms,
detail, color or materials, or windows/glazing.
• Facades or forms of a building that face the pedestrian or open space shall receive a high level of design attention and detailing, using materials consistent with Clear Creek Crossing Building Design Standards.
• Breaking up long building facades is required. Maximum length of blank wall along
pedestrian zone is 20 horizontal feet
DESIGN GUIDELINES
• Portions of the street-facing facade that are stepped back from the facade should be
allowed greater simplicity in façade detailing and scale.
• Buildings that are immediately adjacent to residential neighborhoods should minimize the
impact of building height, shadow and sun exposure on adjacent properties.
• Buildings closest to major highways should embrace scale as an opportunity to mirror the
intensity of nearby traff c, whereas buildings closer to pedestrian routes should scale to a
more human level in design of architectural elements.
Use of varied materials
Projecting architectural elements
Modern Agrarian aesthetic
Creative use of materials and signage
DESIGN PATTERN BOOK 65
3.4 Building Facades
DESIGN INTENT
• Emphasize important elements, and attract interest in buildings along primary view corridors.
• As the physical constraints of the site allow, shape
the location of building walls to def ne and contain
the street space in a way that reinforces pedestrian
activity and creates a coherent “place”.
• Provide human-scaled architectural elements through changes in plane, material, texture and detail.
• Moderate scale changes between adjacent buildings.
• Take advantage of opportunities to enhance the arrival experience, terminate vistas, and identify building entries.
DESIGN STANDARDS
• All building facades visible from a street or public space shall provide a level of f nished
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
• Deep overhangs a minimum of 3 feet in depth
• Expression of a structural or architectural repeating element of at 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
• When changes in plane and material occur, materials shall return to the inside corner of the projecting element.
• 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.
• 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
• Offset in the general plane of the facade including columns, pilasters, protruding bays, reveals, f ns, ribs, balconies, cornices or eaves.
• Building parapet heights shall be varied and provide vertical relief to the parapet line.
Parapet changes should be proportionate to the building element that it ref ects; at
a minimum there must be at least of (1) foot in height in difference from the adjacent
parapet.
• 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 feature that creates visual interest: cupola, rotunda, spire, dome or clock.
• Base elements shall not exceed two stories in height unless overall height of the building
form and massing dictate a taller base.
• Base elements shall be detailed to enhance the architectural character of the streetscape and provide pedestrian friendly scale.
• Provide appropriate building accent lighting above street level to highlight architectural
elements.
DESIGN GUIDELINES
• Large areas of undifferentiated or blank building
facades should be avoided.
• Where buildings have base, middle, and top, f oor
lines in buildings should be articulated, helping to
differentiate each layer.
• Scaling elements and details should be integral with
the building form and construction, not a thinly applied
façade.
• Variation in building scaling and detail should relate to
the scale and function of pedestrian-active uses along
the facade, creating human-scale design to support
entrances, plazas, patios and amenity areas.
• Both horizontal and vertical architectural scaling
patterns should be used.
Varied treatment of adjacent facades
Enhanced arrival experience
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3.5 Building Transparency
DESIGN INTENT
• In Districts with commercial uses provide glazing on
the ground f oor that increases the visibility of active
uses or goods.
• Create a pedestrian-friendly street environment and encourage visitors to walk between multiple destinations within the Project.
• Reveal the activity of the building to the pedestrian, to
activate and secure the street.
DESIGN STANDARDS
• Ground f oor transparency shall be measured by the length of transparent area between 0 feet and 10 feet above f nish f oor divided by the total length of that same building facade.
• Windows used to meet the transparency requirements shall comply with the following standards:
• Windows shall be a minimum of 5 feet in vertical dimension.
• Window glazing shall be clear and shall transmit at least 65% of the visible daylight.
• There shall be no ref ective coatings on the f rst surface of the glass.
• Open display of individual merchandise is permitted.
• Where operationally required for screening of utility spaces such as kitchens, stock rooms, off ces, etc. of commercial uses, use of graphic window coverings shall be
permitted including vinyl decals or other artistic screening materials.
DESIGN GUIDELINES
• A variety of glass types may be used at or above the ground f oor, such as translucent glass, etched glass, glass block, acrylic channel glass, as long as the minimum transparency standards are met.
• Operable openings that integrate indoor and outdoor spaces are encouraged where uses permit and is relevant to the building use.
• Opaque glass or spandrel glass may be used but may not be counted towards meeting the minimum percentage for transparency.
• Low-E coating are encouraged on the second and third surfaces to provide greater energy conservation.
• Sun screens and shades are encouraged as long as they don’t signif cantly obstruct views through the windows.
• A lower ratio of transparency to opacity may be allowed on the upper f oors of buildings if additional architectural treatments are provided.
• Retail or restaurant uses: Where a retail or restaurant use occupies the ground f oor, 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% transparent.
• All other 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.
• Residential uses: Where a residential use occupies the ground f oor, windows shall be provided where appropriate to create visual interest, while also balancing the need for residents’ privacy.
• Transparency shall be calculated as the percentage of clear, non-ref ective glass within the area between three (3) feet and eight (8) feet above the f rst f oor f nished elevation.
• Transparent doors and window mullions shall count as transparent area.
• Structural elements and opaque or ref ective 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 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%.
Ground f oor transparency
Ground f oor transparency
Window display graphic
DESIGN PATTERN BOOK 67
3.6 Building Entries
DESIGN INTENT
• Visually emphasize the major entry or entries to a building or ground f oor use.
• Provide convenient access to buildings from streets,
drives and pedestrian corridors.
• Enhance the scale, activity, and function of the public streets.
• Promote the convenience of pedestrian activity and
circulation along the street by creating external,
street-oriented entries.
DESIGN STANDARDS
• Buildings shall provide at least one primary building entry oriented to or visible from a
public right-of-way. A corner building may combine two required entrances in one “corner
entrance”.
• Street oriented building entries shall be directly connected to the public sidewalk by a
paved walk, stair or ramp.
• The primary entry of each building shall be emphasized through at least two of the
following:
• Changes in the wall plane or building massing
• Differentiation in material and/or color
• Higher level of detail
• Enhanced lighting
• Greater amount of transparency
• The following are standard acceptable entrance types:
• Flush: An entrance on the same plane as the subject building facade.
• Recessed Entrance: An entrance inset behind the plane of the subject building
facade by no more than 10 feet.
• Corner Entrance: An angled or rounded street-facing entrance located on the corner of a building 45 degrees to the intersecting streets.
DESIGN GUIDELINES
• Primary entries that are located on the side of a building may be allowed so long as they
are visible from the public right-of-way and are directly connected to the public sidewalk
by a paved walk, stair, or ramp.
• Where parking is located internal to the site, multiple building entries are encouraged to
allow direct access to the buildings.
Recessed entrance
Change in material
Greater amount of transparency
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3.7 Awnings and Canopies
DESIGN INTENT
• Create clear identif able entry points for specif c users.
• Enhance the pedestrian-oriented design and
attractiveness, adding visual interest.
• Enhance the pedestrian environment, reinforce building patterns and rhythms.
• Create shade and comfort on the sidewalks.
DESIGN STANDARDS
• Generally, awnings shall be cantilevered from the building face to keep the sidewalk as
clear and unobstructed as possible.
• Awnings shall be an integral part of the architectural design of the building to which they
are attached and shall be compatible with the building.
• No back lit awnings shall be permitted.
• Awnings shall be durable and designed with high quality materials.
DESIGN GUIDELINES
• Awnings should be unique, creative and pedestrian in scale.
• Awnings should be consistent with and relate to the facade of the building.
• Awnings should be durable and designed with high quality materials.
• Awnings should be positioned so that signage is not obstructed.
Cantilevered details
Unique materiality Provide shade in pedestrian zones
Modern Agrarian aesthetic
Identif able entries
DESIGN PATTERN BOOK 69
3.8 Parking Structures
DESIGN INTENT
• Mitigate the visual impact from parking garages onto public streets, open spaces and residential units such as glare of vehicle headlights, and the light trespass of internal lighting.
• Create parking structures with signage that clearly
identify parking opportunities and f t within the
context of the District.
• Provide ground f oor pedestrian-active fenestration within parking garage facades that adjoin a public street or open space.
• Avoid large areas of undifferentiated or blank walls
along public streets or open spaces.
DESIGN STANDARDS
• Spandrel panels, decorative panels or walls shall be at least 3 foot 6 inches high in order to conceal the headlights of parked cars from pedestrians on the opposite side of the street.
• Rooftop parking deck lighting shall be limited to 20 feet in height, and shall be low cut-off type f xtures.
• Parking structures that front on public streets, shall include retail, commercial, or off ce on 40% of the ground level.
• Enhanced architecture with upgraded materials shall be required on f rst f oor (minimum).
• Parking garage facades oriented to public streets shall include a minimum of three (3) architectural elements that provide variety and human scale, such as the following:
• Expression of building structure;
• Differing patterns or sizes of openings.
• Changes in plane of walls.
• Changes in material, pattern or color.
• Expression of material or cladding system modules;
• Joint patterns and attachment details.
• Signs, art or ornament graphics integral with the building.
• Quality, durable materials with smaller scaled modules, patterns, or textures.
• Concealment of the parking garage interior at the street or aggregated open space-facing
ground f oor level.
DESIGN GUIDELINES
• Encourage parking garage facades adjoining public pedestrian areas to be partially or wholly concealed behind a building structure that can accommodate other active uses such as commercial, institutional or residential.
• When public garages occur along major street frontages, ground f oor activation/uses should be implemented.
• Architectural and/or pedestrian active use standards for a parking garage may be waived if planned future building phases conceal the parking garage or add further building elements that provide pedestrian active uses or architectural interest to it.
• Where it is impractical due to depth or slope to include ground f oor activation or to conceal the garage behind other street facing uses, the architectural treatment of the street facing garage façade, especially the ground f oor, should be fenestrated or screened for variety and
human scale.
Durable materials
Durable materials
Durable materials
Durable materials
CLEAR CREEK CROSSING70
3.9 Roof Top Design
DESIGN INTENT
• Reduce the visual clutter of rooftop equipment as
seen from the street.
• Reduce equipment noise impacts onto adjacent
residential uses.
• Incorporate rooftop screening elements into the
architectural design of the building.
DESIGN STANDARDS
• Roof mounted mechanical, electrical and communication equipment that is visible from
public streets, adjacent to residential uses or open spaces shall be screened from public
view.
• Rooftop design shall be designed either to be unobtrusive or subordinate to the building’s form and façade architecture, or should be designed to complete the building’s architectural expression.
• Sloped roofs are acceptable. If asphalt shingles are used they must be high quality
architectural shingles.
• Rooftop equipment shall be screened via extended parapet or other compatible screening material.
• Roof top patios shall not be oriented to adjacent residential properties located within 300
feet.
DESIGN GUIDELINES
• EIFS may be used as a material for roof top screening or enclosures.
• Consider views from neighboring buildings in the design and enclosure of rooftop equipment.
• Encourage rooftop activation that captures scenic views of mountains and Clear Creek
including rooftop patios, green roofs or decorative ballast on f at roofs.
Rooftop views
Screen wall
Screened rooftop equipment
DESIGN PATTERN BOOK 71
3.10.1 Multifamily - Site Planning
DESIGN INTENT
• Site design approach is suburban with buildings setback from the street and parking lots internal to the development, minimizing their view from surrounding street(s).
• Take advantage of view corridors from the site,
providing residents opportunities to enjoy adjacency
to Clear Creek as well as mountain vistas to the
South and West of the site.
• Design site with a convenient system of travel for residents, including connections within the site as well as to adjacent street(s).
DESIGN STANDARDS
• Any parking lot adjacent to a public street shall be screened by a combination of a
minimum 5-foot wide landscape buffer and a vertical screening device, 30” to 42”
• Where a parking lot abuts a property with a residential use such as where the Mill District
shares a boundary with the Homestead District, a minimum 10-foot wide landscape
buffer is required between the parking lot and the adjacent property line.
• On-street parking on adjacent streets may count toward minimum required visitor parking
and requires approval by Public Works Department.
• 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/f elds.
DESIGN GUIDELINES
• Pedestrian circulation should be incorporated into the design of each site with a network of walkways into, across, and through the site.
• Parking lots should be arranged to maximize the connectivity and continuity of pedestrian
walkways and minimize the distances pedestrians must travel between buildings.
Wherever possible, parking lots should be placed in locations internal to the site, where
they are not visible from the street.
• Parking areas should be in safe, convenient locations for residents and guests. Carports and garages are encouraged for resident parking spaces.
• Subject to approval of Community Development and Public Works Departments,
detention areas may be used as open space.
Pedestrian circulation
Landscape buffers
Carports
CLEAR CREEK CROSSING72
DESIGN INTENT
• Create building forms that are consistent with the Modern Agrarian style of architecture def ned in the Clear Creek Crossing Vision Book – Homestead District.
• Provide visual interest at pedestrian levels, reducing the bulk of large buildings through architectural detail, landscaping and site amenities.
• Place buildings on the site in a way that reinforces pedestrian activity and creates a coherent place.
• Relate building height and scale to
neighboring properties.
DESIGN STANDARDS
• Facade detail: Building facades visible from a street or public space shall provide a level of f nished architectural quality and be designed to the human scale.
• 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.
• 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
• Higher level of detail
• Enhanced lighting
• Transparency: Where a residential use occupies the ground f oor, windows shall be provided where appropriate to create visual interest, while also balancing the need for residents’ privacy.
• Fenestration: At least 25% of each facade shall contain openings such as doors, windows, or balconies.
• Multiple unit entrances: For buildings with multiple exterior entrances to multiple units, each unit’s entrance shall be def ned with recessed entrance, projecting entrance, change in height, change in material
• Buildings shall be constructed of durable materials. Approved materials include, but are not limited to:
• Stone
• Integral colored textured concrete block
• Hard coat stucco
• Synthetic stone and masonry materials
• Fiber Cement Siding/Panel
• Material variation: All building facades visible from a street or public space shall employ differentiation in materials and/or colors
• When multiple garages or carports are attached as one structure, there shall be a clear delineation
between parking stalls or garages.
DESIGN GUIDELINES
• Roof forms and parapet heights should be varied, and where appropriate, should emphasize the facade articulation and variation of building materials.
• Accessory structures such as carports, garages, and storage units should be designed to be consistent with the primary building(s) and to avoid monotonous facades. Wherever possible, garage doors should be placed so that they are not visible from the street.
• Service, loading, and utility areas should be screened from view and minimize impact to surrounding
properties.
3.10.2 Multifamily - Architecture
Reinforce pedestrian activity Material variation
Def ned entrances
Varied roof heights
Material variation
DESIGN PATTERN BOOK 73
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DESIGN PATTERN BOOK 75
4.0 - MATERIALS
CLEAR CREEK CROSSING76
4.1 Building Materials
DESIGN INTENT
• Utilize materials that are compatible with the modern
Agrarian design aesthetic.
• Encourage human-scaled buildings through the use of well-detailed and articulated materials, individually and in combination.
• Use materials that convey a sense of quality,
permanence and attention to detail, creating a rich
variety of materials, colors and textures.
• Use materials that support a more sustainable environment.
• Ensure that building facades are visually active and
are appropriately scaled through the use of varied
architectural details, materials, textures and colors.
• Use of materials to create continuity between buildings and Districts.
DESIGN STANDARDS
• Buildings shall be comprised of materials from the Agrarian Materials Palette consisting of Primary and Secondary Materials.
• Alternative materials are allowed but are required to be submitted by the applicant as such, subject to ACC and City of Wheat Ridge approval.
• Materials shall be selected with the objectives of quality and durability appropriate to the development.
• Building color schemes shall tie building elements together, relate separate buildings to each other, and shall be used to enhance the architectural form and character of the building.
• Intense bright or f orescent colors shall be limited in use, as accents or to create brand identify and shall not be the predominate color on any wall or roof of a building.
• Primary materials shall consist of more than 50% of the overall buildings material palette.
• Primary materials shall be focused in areas where public interaction and visibility is more prominent.
• Secondary materials shall be utilized in non-pedestrian areas or areas that are less visible from public view.
• Buildings should incorporate at a minimum of (3) primary materials.
• Facades at street level that are adjacent to the public right-of-way, private streets or sidewalks shall be constructed of material that is durable and appropriate to pedestrian contact.
• EIFS is not allowed at ground level or adjacent to primary pedestrian activity areas without appropriate hard surface material treatment to protect lower portion of wall.
DESIGN GUIDELINES
• Building colors should utilize earth and other natural tones as found in the surrounding environment as their primary consideration.
• Building materials at the pedestrian level should respond to the character of the streetscape environment through scale, texture, color and detail.
• In selecting materials, consideration should be given to ongoing maintenance and vandalism.
• Natural wood siding or an equivalent synthetic product should be considered for use in areas as accent features on the buildings.
• Building materials should incorporate new technologies and materials when possible in order to promote sustainability and energy resource responsibility.
Accent stone
Modern Agrarian materials
Mix of materials
DESIGN PATTERN BOOK 77
PRIMARY BUILDING MATERIALS:
A. STONE: A variety of stone options are
available throughout the Project. The three
primary stone options shall be the following:
• Field Stone: Large random sized shapes
laid in a random pattern.
• Coursed Stone: Varied sizes of cut and
tumbled stone with natural face features
laid in an ashlar coursing.
• Cut Stone: Regular sized stone modules
laid in traditional masonry patterns, i.e.
running bond, stacked bond, etc.
B. METAL: A variety of metal options are
available through the Project. Colors are to
be consistent with the overall Project. Bright
colors are discouraged and shall not make up
more than 20% of the building’s surface area.
• Natural copper, rust colored, bronze or
zinc f nishes having self-healing patinas
are preferred over painted f nishes.
• The three primary metal panel options are
the following:
a. Standing Seam: Metal panels that utilizes a raised seam in a regular pattern or spacing.
b. Ribbed or Corrugated: Metal panels that have curved or ribbed linear patterns.
c. Flat Panel: Metal panels that have a f at surface and utilize dry or wet sealed joints in rhythmic or random
patterns for articulation.
C. WOOD: A variety of wood products are
available through the Project: The three
primary wood f nishes are the following:
• Board and Batten: Flat panel
• Pre-f nished or painted wood panels with
protruding vertical smaller wood strips
creating a regular vertical pattern.
• Cedar Siding: Natural rough sawn or
milled cedar lap siding with overlapping
or f ush joints. May be installed in vertical
or horizontal patters and can be used on
vertical or horizontal surfaces.
• Reclaimed Wood or Barnwood: Wood that
has been reclaimed and has a natural
aged aesthetic.
• Additional Wood Note: Synthetic or
Alternative wood options may be utilized
in lieu of natural wood if it is deemed to be unf t for the application but the desired look is to mimic or represent a wood product..
D. FIBER CEMENT PANELS: Acceptable
material. Colors and textures to be
complementary to overall development.
E. GLASS: All glass or glazing is considered a primary building material and counts towards the overall building materials percentage.
F. ARCHITECTURAL PRECAST &
DECORATIVE STONE ELEMENTS: Include
caps, lintels, cornices. All aforementioned are
acceptable. Colors shall be complementary
to overall Project.
SECONDARY BUILDING MATERIALS:
A. COLORED AND TEXTURED CONCRETE
MASONRY UNITS (CMU): Standard gray
colored CMU is NOT acceptable, unless
covered by another building f nish material.
Split faced or honed CMU must be used as
the primary element when exposed to view.
CMU shall not be painted except where not
visible from public streets or walkways.
B. MASONRY BRICK: Acceptable material. Colors and textures to be complementary to overall development. Design and detail is to be varied and interesting and not portray a neo traditional or faux historic character. Shall not be painted unless requested and approved by the Community Development Director.
C. STUCCO: Acceptable material. Generally
discouraged at the bases of buildings and
adjacent to pedestrian walkways. Should
have natural stone aggregates and texture.
Standard sand or quartzputz textures are
prohibited. Break up large components and
fascias through the use of joints and changes
in plane and color to maintain scale of the
facade.
D. EIFS: Allowed on the ground f oor, street facing facades directly abutting the R.O.W. in a limited amount (20%) and should only be used as ornamental details such as parapet caps, cornices, belt courses, window details, etc.
• Allowed material in non-pedestrian
areas such as loading areas and internal
courtyards not visible from public view.
• Allowed on the upper f oors (2nd Floor
and above) on all building types but may
not exceed 75% of the façade material
including windows and fenestration.
• If located on the ground f oor in any
location of a building shall have a masonry
or stone base provided as a water table
feature.
• In limited applications EIFS or Synthetic
Stucco may be used as a primary
building materials that exceeds the above
requirements at the discretion of the ACC
and the City of Wheat Ridge’s Planning
Director’s approval.
• EIFS reveals are required to break up big
f elds of EIFS walls.
4.2 Building Material Types
Mix of materials
Mix of materials
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DESIGN PATTERN BOOK 79
5.0 - LANDSCAPE
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5.1 General Landscape Design
DESIGN INTENT
• Obtain landscape design inspiration from native regions proximate to the site as well as from the site’s rich cultural history.
• Complement the overall modern agrarian design theme with landscape design through use of consistent patterns, texture, and form.
• Provide seasonal interest and visual enhancement of the Project.
• Create an overall landscape design that is ecologically sensitive, demanding fewer resources than a typical landscape.
• Promote diversity of tree and plant material, while maintaining sustainable, water-wise, and low maintenance landscape approaches.
• Utilize landscape to enhance site user experience by emphasizing views, providing screening, and offering a comfortable experience in outdoor spaces throughout the Project.
• Promote a walkable, pedestrian friendly site utilizing landscape design to enhance the site experience.
• Improve the appearance of surface parking areas with landscape that complements without creating hindrances.
• The metropolitan district will maintain and install 40th Avenue and Clear Creek Drive Right of Way landscaping on both sides of the road, with the exception of the Coors frontage along Clear Creek Drive.
DESIGN STANDARDS
• The Project shall meet the City of Wheat Ridge Landscape Regulations as referenced in the Code or Ordinances, Chapter 26-502.
• The Project shall utilize the concepts of water-wise and xeriscape landscaping as a means to water conservation in a semi-arid climate.
• Specif ed plant materials shall meet industry standards and City requirements and be suited to the environment.
• Landscape and irrigation design shall reduce the impact of drought on landscape and provide for eff cient water usage.
• All landscaped areas shall be irrigated with an underground automatic irrigation system. All new irrigation systems shall utilize automatic rain shut-off technology.
• Artif cial turf or artif cial plants are not allowed.
• Reference the recommended plant list in Appendix C. Final plant selection to be reviewed at time of specif c plan review.
DESIGN GUIDELINES
• Use plants with more naturalized form in the buffers and open spaces throughout the Project, whereas planting selection for central gathering spaces should complement the form and architecture of the surrounding buildings and amenities.
• Select trees, shrubs and perennials for their hardiness and demonstrated success in this semi-arid environment.
• Encourage lower water use turf grasses in select locations. In high visibility areas, manicured turf or ground cover should be used to maintain a well-kept appearance. In other areas, native and/or adapted grass plantings may grow to maintain a naturalized appearance.
• Utilize high eff ciency irrigation systems capable of adjusting water application according to plant’s needs.
• Inconspicuous landscape lighting shall be provided to enhance landscape features.
• General landscape design, including the location of landscape areas, their type, form and materials, should aim to control erosion and prevent sedimentation in municipal water drainage systems.
Seasonal landscaping
Agrarian aesthetic
DESIGN PATTERN BOOK 81
5.2 Landscape Design Within Districts
DESIGN INTENT
• Emphasize the modern agrarian design theme as a commonality among all Districts.
• Coordinate the landscape design between and through the Districts including landscape areas surrounding buildings, parking lots, streetscape, plaza areas or other gathering spaces, as well as the multi-use trails, which connect to regional trail systems including Clear Creek.
• Create distinct patterns within each District through plants selection and overall design while still providing cohesive elements throughout the Project that relate back to the overall theme. Use of each District’s distinct character can further drive the landscape design. Refer to the Clear Creek Crossing Vision Book precedents for District character guidance.
• Provide consistent landscape elements and materials throughout the Project, while adhering to the District design direction as well as guidelines and standards for other elements outlined herein.
DESIGN STANDARDS
• In all Districts, any area of the lot not covered by building, parking, walkways, storage, service areas or display shall receive landscape treatment.
• Within commercial zones landscaping shall not be less than 20% of the gross lot size. No more than 30% of the total landscape coverage can be manicured turf.
• Within multi-family residential zones landscaping shall not be less than 30% of the gross lot size. No more than 60% of the total landscape coverage can be manicured turf.
• When a use / structure is adjacent to an existing residential use, a 20 foot landscape buffer is required in addition to the required setback
DESIGN GUIDELINES
• Plant materials should be predominantly drought tolerant species suitable to the climate
and/or native to the region.
• Where substantial pedestrian traff c and informal recreational activities are likely to occur, irrigated turf, either native or non-native, may be used so long as the overall plant palette is primarily drought tolerant. High water use turf types should be conf ned to high visibility areas, such as tree lawns, and active parks, retail/commercial building frontages.
• Consider use of low water demand turf varieties such as Texas hybrid bluegrass, buffalo
grass, blue grama grass, and tall fescue grass in low visibility, passive areas, and areas
outside of retail/commercial building frontages.
• To enhance the water quality leaving the site, water may be treated with water quality ponds or swales where appropriate. Water quality ponds or swales should be designed with the naturalized landscape strategy in mind.
Agrarian aesthetic
Agrarian aesthetic
Design cues from site and site history
CLEAR CREEK CROSSING82
5.3 Trees, Shrubs & Plants
DESIGN INTENT
• Convey a strong connection to agrarian land patterns as a design theme through landscape planting design.
• Maintain both variety and distinct geometry in the landscape to recall cultivated land. Maintain strong year-round form in landscape design utilizing variety within landscape layout and plant selection.
• Plant massings and monocultures can contribute to communicating the agrarian design theme. However, large plant massings should be designed in a way that can accommodate plant life cycles or disease within a species without detracting from the overall landscape appearance and character.
• Provide seasonal interest and visual enhancement of the Project.
• Utilize landscape design to add value to the community while maintaining sustainable, water-wise, and low maintenance landscape
approaches.
DESIGN STANDARDS
• Specif ed plant materials shall meet industry standards and City requirements and be suited to an urban environment.
• Artif cial turf or artif cial plants are not allowed.
• All new plantings shall meet these minimum size requirements:
• Deciduous Trees: 2-inch caliper
• Ornamental Trees: 2-inch caliper
• Evergreen and coniferous trees: 6-feet tall
• Shrubs: #5 container
• Vines, perennials, and ornamental grasses: #1 container
• Mass Ground covers: #1 container
• Street trees, whether on public or private property, shall conform to the plant list contained in the City of Wheat Ridge Streetscape Design Manual.
• Deciduous trees in key public gathering areas shall be up-sized to 2.5” caliper.
• Reference the recommended plant list in Appendix C. Final plant selection to be reviewed at time of specif c plan review.
DESIGN GUIDELINES
• Strong patterning in landscape layout is encouraged throughout the project to communicate the agrarian design theme. Design form should emphasize simple lines and agricultural character.
• To ensure the landscape design provides an appealing and low-maintenance result, avoid over-use of a single plant species or excessively large mono-culture plant groupings. Evergreen and deciduous plants, as well as cool and warm season grasses should be mixed with enough variety to provide seasonal interest and visual enhancement.
• Select trees and other plant materials that are drought tolerant and suitable to the climate or native to the region.
• Natives should be given preference where appropriate.
• Native plants should be used in designated natural areas and trail corridors to transition from developed areas to open space and the Clear Creek Trail.
• Adapted and commonly accepted species may be used in high visibility areas. Use the recommended plant list in Appendix C as a guide for plant characteristics when selecting plants. Seasonal landscaping
DESIGN PATTERN BOOK 83
5.4 Streetscapes
DESIGN INTENT
• Create a functional streetscape environment that unif es the Project while providing necessary amenities to pedestrians.
• Provide unique character by using cohesive plantings, street trees, and other amenities within the Project.
• Create a streetscape that promotes overall pedestrian circulation in a safe manner.
• Encourage pedestrian activity on the sidewalk, supporting adjacent activities such as shopping, dining, strolling and gathering.
• Each District’s character should drive the landscape design, with agrarian style inf uencing elements within the streetscape.
DESIGN STANDARDS
• Amenity Zone shall be a minimum of 6 (six) feet in width. Reference the Wheat Ridge Streetscape Design Manual for further information on Amenity Zone design.
• Trees must be provided within a required Amenity Zone, with minor adjustments for elements such as signage, light pole spacing, driveways, or required public/private utility facilities.
• Street lights shall be placed as generally required by the City of Wheat Ridge standards.
• Trees shall be located in tree openings that are 6’ x 10’ minimum with an understory treatment that contains either sod, ornamental grasses, perennials, shrubs or a combination thereof.
• Avoid random changes in street tree species. One tree species on both sides of street shall be utilized on the same block.
• Vary street tree species in logical locations to limit potential impacts from loss of a particular species. Utilize trees with similar form, color, and texture characteristics for design continuity.
• Aside from trees, the R.O.W. landscape from the back-of-curb and the property line shall not exceed a height of 36” above the level of the roadway.
DESIGN GUIDELINES
• Active uses should be placed along the streets to encourage and enhance pedestrian circulation within Districts, and enhance overall experience. Follow industry standards to address potential public safety concerns.
• Streets should be visually consistent and a have a cohesive rhythm created by street trees, plantings, furnishings, paving, and lighting.
• Street furnishings, trees and amenities should occupy consistent, well def ned amenity zones parallel to the pedestrian walking zone.
• Sidewalk uses, outdoor seating, street-carts and vendors are subject to compliance with all applicable City laws and regulations, and are encouraged outside of the pedestrian walking zone.
• Temporary lighting for special events and holidays is allowed and should be used for decorative purposes only.
Interactive design elements
Agrarian aesthetic
Pedestrian scaled elements
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5.5 Site Furnishings
DESIGN INTENT
• Enhance the pedestrian experience along public rights-of-way as well as within the Districts through use of appropriate site furniture.
• Provide visual cohesiveness through site furnishings that are consistent and complementary throughout the Project while also allowing for distinctive variation within each District.
• Although site furniture in each District may vary, site furniture selection should achieve a recognizable agrarian style through the use of common materiality and form.
• Provide necessary elements for pedestrian comfort and convenience, as well as site orderliness.
• Complement the simple agrarian materiality relating to architecture, paving, walls, etc.
DESIGN STANDARDS
• Benches along sidewalks shall be oriented so they will not impede pedestrian movement.
• A consistent standard for site furniture shall be developed before any installation is approved.
• Seating shall be placed near building entrances, plazas, and gathering spaces.
• Site furniture shall meet minimum City of Wheat Ridge and ADA requirements.
• Placement of site furniture shall complement the overall walkability of the development.
• Bicycle and scooter parking shall utilize cohesive and consistent bicycle parking f xtures.
• A minimum of one bench is suggested for every 200 feet of commercial building frontage. Benches shall be grouped where appropriate.
• At least one trash and one recycling receptacle shall be located at each main building entry, common courtyard, or seating area.
• Raw, simple materials such as corten steel, concrete and natural wood or wood-look shall be emphasized in furnishings to relate to the modern agrarian theme.
• A simple unif ed color palette and agrarian feel shall be maintained in site furnishing choices.
DESIGN GUIDELINES
• Maintenance, safety, and comfort should be considered in the selection, design and placement of site furniture.
• Site furniture should be used to create public open spaces and plazas where heavy pedestrian use is anticipated.
• Adequate quantities of site furniture should be implemented in all public areas, including benches, bicycle racks, and trash receptacles.
• Patio seating for restaurants, coffee houses, or similar uses is encouraged.
• Within plazas and gathering spaces more unique site furniture is encouraged to provide added visual interest and promote the use of these spaces.
Site Furnishings
Site Furnishings
DESIGN PATTERN BOOK 85
5.6 Trail Furnishings
DESIGN STANDARDS
• Benches shall be located along the perimeter of the Trail and out of the main throughways.
• Trail furnishings shall not block the minimum unobstructed pedestrian walking zones.
• Simple forms emphasizing concrete, wood, and steel shall be used. Manufactured, wood-look materials are acceptable.
• 42” height 3-rail fence with wire mesh shall be used where necessary for trail user safety and must be compatible with site furnishing design direction. Trail fencing shall comply
with Parks & Recreation Guidelines as well as City of Wheat Ridge Code.
DESIGN INTENT
• Provide furnishings along the multi-use trail for comfort and convenience, as well as cleanliness.
• Create visual continuity across the Project by connecting trail furnishings to the agrarian style.
• Enhance the Trail with amenities to better serve those who live, work, and play nearby.
• At the trailhead, provide adequate site amenities to serve a larger group of users such as parking and other facilities commonly found along the regional Clear Creek Trail.
• Locate trail benches to provide respites for enjoyment of key views of surrounding natural features or points
of interest.
DESIGN GUIDELINES
• Maintenance, safety, and comfort should be a primary consideration in the type, design, and placement of trail furniture.
• Site furniture should be placed along trail in locations that have heavy pedestrian use.
• Durable, high quality site furniture should be employed along the trail.
• Bicycle parking for convenience of visitors to the trail should be located so that stopping at the Project to shop or dine is convenient.
• Adequate quantities of site furniture should be provided in all public areas, including benches, bicycle racks, and trash receptacles.
Trail Head Example
Bicycle Parking
Site Furnishings
CLEAR CREEK CROSSING86
DESIGN PATTERN BOOK 87
6.0 - LIGHTING
CLEAR CREEK CROSSING88
6.1 Street and Parking Area Lighting
DESIGN STANDARDS
• Provide adequate lighting for safety and security following IESNA illumination guidelines.
• All exterior lights for streets, parking drives, walkways and buildings shall be LED.
• Pole height shall not exceed 25 feet, including pole base height.
DESIGN INTENT
• Lighting design provides an opportunity to unify the Project through connectivity of f xtures, harmonizing with the agrarian theme.
• The street and parking area light f xture design should be minimalistic with a clean appearance that diminishes visually during the day time without detracting from the overall design theme.
• Streets and parking areas should be illuminated in a consistent, attractive and unobtrusive manner that minimizes light pollution, light trespass and glare.
• Lighting provides an opportunity to demonstrate energy eff ciency and promote sustainability initiatives at the Project.
DESIGN GUIDELINES
• Parking area light f xtures should complement the lighting of adjacent streets and properties using consistent f xtures, LED color temperature and illumination levels.
• Street lighting f xture placement should create an organized appearance that is coordinated with the location of trees, curb cuts, signage and other design features to provide a coordinated and consistent streetscape.
• Light poles should be located in a manner that provides a unif ed, organized appearance throughout the development, with spacing that meets the lighting criteria standards, as outlined.
• Accessories and banners may be included in pole and f xture design if there is a clear connection to the overall agrarian design theme.
• Lighting design should minimize light pollution, light trespass, uplight and glare.
Downcast lighting
LED lighting
Parking Lot Lighting
DESIGN PATTERN BOOK 89
6.2 Pedestrian Lighting
DESIGN STANDARDS
• Provide adequate lighting for safety and security following IESNA illumination guidelines. This shall include areas providing pedestrian connection to the primary multi-use trail.
• All light f xtures shall be integral LED type.
• Light f xtures and pole height shall not exceed 14 feet (this includes the pole base height).
• Lighting shall be directed to the pedestrian zone avoiding glare to adjacent areas.
• Lighting shall be designed to provide even and uniform light distribution.
• Pedestrian light f xture design shall be of a consistent type, color temperature and illumination levels.
DESIGN INTENT
• Lighting on-site will promote a safe environment in all areas.
• Incorporate pedestrian lighting at a useful and appealing scale to create visual interest in public areas, plazas and on-site amenities.
• Use lighting f xtures as a design element that unif es the Districts through connections to the modern agrarian style at the Project.
DESIGN GUIDELINES
• When pedestrian lighting is used on streets or in parking areas it should be distinguishable, clearly def ning the pedestrian path of travel.
• Raw, simple materials and f nishes should be emphasized in lighting components to relate to the modern agrarian design aesthetic to complement the overall unifying theme of the Project.
• Lighting within Districts should be relevant and useful, connecting to the character and use of each respective District.
• Various post attachment methods may be used, but priority should be given to maintaining a cohesive look throughout the Project.
• Lighting design should minimize light pollution, light trespass, uplight and glare.
Streetscape lighting Pedestrian scale lighting
Streetscape / Pedestrian lighting
CLEAR CREEK CROSSING90
6.3 Accent Lighting
DESIGN STANDARDS
• Lighting shall be used to highlight entrances and other prominent architectural features to provide clear direction for both pedestrian and vehicular traff c through the Districts.
• Fixture color selection shall correlate with the material palette as well as natural color choices. Galvanized aluminum or similar f nishes are also acceptable.
• Simple, rustic, or plain forms shall be emphasized over ornate or decorative styles.
• A unif ed color temperature and lamp type shall be maintained wherever possible.
• Fixtures shall contain only low wattage bulbs that are not greater than f fty lumens per bulb (equivalent to a seven watt C7 incandescent lamp); LED lamps are preferred.
• Light f xtures shall be approved by the ACC and the City of Wheat Ridge.
DESIGN INTENT
• Enhance night-time views of buildings with accent lighting highlighting key amenities and architectural elements.
• Incorporate pedestrian lighting to enhance the building entrances and facilitate ease of circulation.
• Accent lighting fxtures should enhance and unify the Districts through connection to the agrarian style of the Project.
• Select accent lighting for highlighting key areas of the site as appropriate.
• The accent lighting design should add to the character and aesthetic appeal of the Project.
• Enhance or highlight key architectural elements and informational displays.
• Accent lighting f xture selection should enhance and unify the Districts through connection to the modern agrarian style of the Project.
• The accent lighting should minimize light pollution, light trespass, uplight and glare.
DESIGN GUIDELINES
• Accent lighting design should minimize light pollution, light trespass, up-light and glare.
• The overall scale of architectural accent lighting should be proportional to the building or structure to which the f xture is mounted.
• Public gathering areas are encouraged to utilize decorative lighting, overhead string lighting or outdoor track lighting, as long as it connects to the character and use of the District.
• Low level bollards, tree accent lights, or similar accent lighting should be provided in key landscape areas for night-time interest and wayf nding.
• Holiday lighting is encouraged.
Accent Lighting
Selective use of accent lighting
Accent lighting
Accent lighting to highlight pedestrian spaces
DESIGN PATTERN BOOK 91
6.4 General Light Standards and Intensity
DESIGN STANDARDS
• All exterior lights for streets, parking drives, walkways and buildings shall be LED (light emitting diode), casting a white light.
• Full cut-off f xtures shall be used on all exterior locations.
• A photometric lighting plan is required for all Specif c Development Plans to ensure adequate and appropriate light levels are provided for each site condition.
• Light levels at the property line shall be measured as line of sight from f ve (5) feet above the ground at the property line to the nearest and brightest light source on the property. Light plans shall ref ect the theoretical light levels at the property line using this method.
• Lighting plans shall identify the light loss factors (adjustments for dirt and age of f xture/lamp) for all types of exterior lights proposed. The specif ed lighting levels for any use are maximums under any f xture and are the light levels allowed without adjustments for light loss factors.
• All canopy lights shall be recessed so that no lens or light source drops below the ceiling surface of the canopy.
• Site lighting shall conform to the standards contained in the Lighting for Exterior Environment RP-33-99 by the Illuminating Engineering Society of North America (IESNA).
DESIGN INTENT
• The light intensity levels within all areas should correspond to use and potential hazards.
• Lighting should provide adequate for adequate safety and security.
• Lighting should not be placed to cause glare or excessive light spillage on neighboring sites.
• Site lighting should provide consistent levels of illumination, avoiding pockets of very high or low levels of illumination.
DESIGN GUIDELINES
• Lighting shall provide uniform illumination in compliance with the following maximum levels of light f xture illumination:
Commercial and Retail Uses Minimum to Maximum*
Parking Lots 1.0 to 5.0 foot-candles
Driveways 1.0 to 2.0 foot-candles
Property Line No Minimum to 0.10 foot-candle (line of sight)
Walkways 2.0 to 2.0 foot-candles
Canopy Areas / Entryways 5.0 to 5.0 foot-candles
Loading Docks 5.0 to 5.0 foot-candles
Bikeways, Multi-Use Trails 1.0 to 2.0 foot-candles
Courts, Plazas, Terraces 1.5 to 2.0 foot-candles
*Values given are a minimum average maintained horizontal, foot-candles which are measured at the average point of illumination between brightest and darkest areas, 4-5 feet above the ground surface. (Source: IES Lighting Handbook - 4th Edition)
CLEAR CREEK CROSSING92
DESIGN PATTERN BOOK 93
7.0 - SIGNAGE
CLEAR CREEK CROSSING94
DESIGN GUIDELINES
• Overall signage design should embrace the use of natural materials, juxtaposed with the contemporary materials, using a natural color palette, accented by one or more vibrant colors.
• Sign design should correspond to the set signage family; variations may be allowed
subject to ACC review and City approval.
• Signage should have simple, modern, and eff cient style that connects to the Project’s agrarian theme and the material palette, with some f exibility allowed to accommodate users, whether more creative or more programmed.
• Signage should be designed to minimize clutter, with an emphasis on managing
locations to minimize conf icts, blockages and obstructions of both circulation
patterns and view corridors.
7.1 Conceptual Signage
DESIGN INTENT
• Creates a unif ed signage family, encouraging well-placed shared signs throughout the development.
• Provide guidelines and standards for master sign
plans to be submitted for each planning area, or
portion thereof at least two (2) acres or more in size
which is under unif ed control either by ownership,
legal association or leasehold.
• Through materials, parallels the relationship between the development and the nearby Clear Creek with its natural trails as well as the Project’s agrarian design theme.
• An innovative design approach to signage is
encouraged and is important to establishing the
Project’s unique brand and image.
• Accommodates the varied needs of a large mixed-use planned development with a functional signage program that supports a wide spectrum of uses and visitors.DESIGN STANDARDS
• All signage shall be designed according to the standards and guidelines of the
signage family.
• Two types of signage shall be allowed at the Project: free-standing signage or site
signs and wall-mounted signage or building signs.
• Temporary signs shall be allowed according to City Code.
• All signs shall be constructed of materials from the Clear Creek Crossing palette, see Section 4.0.
• All sign design including color and materials, must be submitted to the ACC and the
City for review and approval, respectively.
• All illuminated signage shall comply with Section 26-503 of the Zoning and Development code.
• Signage locations must generally comply with the Project Signage Map and/or
general specif cations for placement of signs as determined by type included herein.
• All signs must comply with Chapter 26 of the Zoning and Development Code, including sight triangle requirements, subject to a future master sign plan, as
approved by the Planning Commission.
DESIGN PATTERN BOOK 95
7.2 Signage Family
BRAND DESIGN
The brandmark “C” and “Clear Creek Crossing” are both
die cut through the various materials to reveal the layered
aspects of both the literal materials and the diversity of
businesses and services offered at this development.
Detail on the signage creates dimensionality and
interaction between the natural wood material and the
ref ned metal, again reinforcing the relationships between
Clear Creek and the Project and uniquely identif es Clear
Creek Crossing with a logo: a beautiful natural amenity
along with its associated regional trail, both crossing
through the newly developed site. The accent color is
a fresh and modern green, inspired by new growth at
the Project with the option to further expand upon and
integrate additional brand accent colors.
50’-75’
Landmark ID
CLEAR CREEK CROSSING96
7.2 Signage Family, Cont.
20’
12’
8’8’
12’
6’
1
2
3
4
5
6
1
2
3 4 5
6
Primary Monument
Major Tenant ID
Secondary Monument
Interpretive / Trail Head
Wayf nding
Project ID
DESIGN PATTERN BOOK 97
7.2 Signage Family, Cont.
SIGN TYPE PLANNING AREA*MAX SIGN AREA MAX NUMBER OF SIGNS MAX. SIGN HEIGHT MIN. SETBACK
LANDMARK ID*1,3,8 900 SF 3 75'30'
PRIMARY MONUMENT*1,3,6 400 SF 4 20'10'
SECONDARY MONUMENT*1,3,4,6,7 150 SF 10 12'5'
MAJOR TENANT ID*1,2,3,6 150 SF 4 12'5'
OTHER TENANT *1,2,3,4,5,6,7,8 50 SF 12 8'5'
PROJECT ID 1,3,4 50 SF 4 6'5'
WAYFINDING 1,2,3,4,5,6,7,8 25 SF 8 8'5'
INTERPRETIVE/TRAIL HEAD 1,2 25 SF 2 8'5'
26
TOTAL SIGN AREA PERMITTED
EQUAL TO:
PRIMARY WALL-MOUNTED SIGN 1,2,3,4,5,6,7,8
SECONDARY WALL-MOUNTED SIGN 1,2,3,4,5,6,7,8
UNDER CANOPY SIGN 1,2,3,4,5,6,7,8
PROJECTING SIGN 1,2,3,4,5,6,7,8
PAINTED & CREATIVE SIGN 3,4,6
OTHER SIGNS
REFER TO SECTION 7.0 SIGNAGE OF THIS DOCUMENT FOR ADDITIONAL INTENT, GUIDELINES, AND STANDARDS
SIGNAGE
PER CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, 26-701
MAXIMUM = TOTAL SIGN AREA (SF) ALLOWED
LENGTH OF ELIGIBLE WALL X 1 SQUARE FOOT (SEE SECTION 7.5 FOR WALL ELIGIBILITY)
BUILDING
SIGNAGE
FREESTANDING
SIGNAGE
*MAXIMUM TOTAL NUMBER OF TENANT RELATED SIGNS:
* Note: The following sign location graphic map is conceptual and intended to give an idea of the overall sign plan for the site. The signage allowance chart
dictates the total number of signs allowed.
CLEAR CREEK CROSSING98
DESIGN PATTERN BOOK 99
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CLEAR CREEK CROSSING100
7.4 Freestanding Signs
DESIGN GUIDELINES
• Visibility, location of trees and vegetation, and
compatibility with the surrounding landscaping and
hardscaping should be considered in the placement
and design of signs.
• Sign lighting should be consistent with the lighting of
building elements and storefront lighting.
• Signs adjacent to residential neighborhoods should be
turned off after business hours.
• Sign lighting should be designed to minimize light
pollution, in compliance with dark sky principles.
Pedestrian lights shall be semi-cutoff f xtures at a
minimum.
• Except for Other Tenant signs, all sign types should
have simple, modern, and eff cient style that connects
to the sign family and material palette.
• A Master Sign Plan shall be submitted for each
Planning Area, and shall conform to the overall intent,
standards and guidelines set forth in this document.
DESIGN STANDARDS
• Freestanding signs will consist of the following types of site signage:
• Landmark ID Monument
• Primary Monument
• Secondary Monument
• Project ID Monument
• Major Tenant Sign
• Other Tenant Sign
• Wayf nding Signage
• Interpretive / Trail head Signage
• Landmark ID Monument Signs shall be designed to be visible by traff c along the
adjacent highways, with clear identif cation of CCC as well as major tenants, with
no more than six tenant panels. Maximum height of these signs shall be 50 feet,
unless the panels are not visible to nearby highway traff c; Landmark signs may be
up to 75 feet and only as tall as necessary to provide adequate visibility.
• Monument and Project ID signs establish the character and identify of the
development and shall be sited in key locations, primarily at intersections or
important access drives.
• Project ID signs identify the development and shall be sited in key locations,
primarily at intersections or important gateways. Project ID and Monument signs
are intended for a similar purpose; these sign types shall be interchangeable at
gateway locations and key intersections.
• Major Tenant signs shall include freestanding signs for users >30,000 SF.
• Other Tenant signs shall not be required to connect to the sign family but should
follow all other standards and shall be located on the lot which they advertise.
• All freestanding signs shall be integrated into the streetscape, complementing
items such as plantings, trees, paving patterns, and street furnishings.
• No signs shall obstruct designated sidewalks.
• Designated setback requirements begin at edge of ROW. The materials of
freestanding signs shall be similar or closely related to the materials of the primary
structures.
• Variations in design and location from Master Signage Plan are allowed subject to
approval of the Community Development Director.
• All signs must comply with the method of measuring the surface area of the sign
as outlined in Chapter 26 of the Zoning and Development Code.
• All signs must comply with sight triangle requirements as outlined in Chapter 26 of
the Zoning and Development Code.
DESIGN INTENT
• Develop freestanding sign family for the site that
allows some f exibility while maintaining a brand
identity for the site that serves to connect the Districts.
• Through materials and color palette, design a
freestanding sign family that is inspired by the natural
and cultural cues that surround the site’s location
• Create a balance in both design and placement of
site signage, so that the Project brand is unique
while the users/tenants logos are prominently placed
appropriately based on relative signif cance within the
overall development.
DESIGN PATTERN BOOK 101
LANDMARK ID MONUMENT
Freestanding sign, signif cant in height to allow visibility from
freeway and highway corridors
Maximum area: 900 SF
Maximum height: 50’-75’
Minimum setback: 30’
Maximum number in project: 3
Maximum number of panels: 6 (per sign)
• Signs may be internally illuminated
• May utilize a digital reader board
• Signs must be placed within a landscaped area
7.4 Freestanding Signs (cont.)
SIGNAGE AREA CALCULATION
Dimensions Total
CCC Logo 9’ x 6’ 54 SF
‘Clear Creek Crossing’: 41’ x 2’ 82 SF
Store Panels (6) 6’ x 18’ 648 SF
Total Sign Area: 784 SF
36’
18’
6’
9’
41’
50’-75’
2’
Landmark ID
6’
CLEAR CREEK CROSSING102
4’
2’
12’
2’
4’
1’
7.4 Freestanding Signs (cont.)
Primary Monument
Secondary Monument
PRIMARY MONUMENT
Freestanding sign, providing prominent onsite identif cation
of both CCC and its most signif cant retail, entertainment
and employment uses at CCC. Primary Monument Signs
will be encouraged to minimize the total number of Major
Tenant Signs
Maximum area: 400 SF
Maximum height: 20’
Minimum setback: 10’
Maximum number in project: 3
Maximum number of panels: 6 (per sign)
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
SIGNAGE AREA CALCULATION
Dimensions Total
CCC Logo 3’ x 2’ 6 SF
‘Clear Creek Crossing’: 11’-6” x 1’ 11.5 SF
Major Tenant / User 5’ x 1” 6” 45 SF
Panels (6)
Total Sign Area: 62.5 SF
SECONDARY MONUMENT
Freestanding sign, designed to identify CCC as well as
smaller tenants/users. Located along public streets, near
access drives within CCC. Secondary Monument signs will
be encouraged to minimize the total number of ‘Other Tenant
signs.
Maximum area: 150 SF
Maximum height: 12’
Minimum setback: 5’
Maximum number in project: 6
Maximum number of panels: 4 (per sign)
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
SIGNAGE AREA CALCULATION
Dimensions Total
CCC Logo 2’ x 2’ 4 SF
Tenant / User Panels (4) 4’ x 1’ 16 SF
Total Sign Area: 20 SF
2’
3’
5’
7’ 6”11’6”20’
1’
1’ 6”
DESIGN PATTERN BOOK 103
7.4 Freestanding Signs (cont.)
MAJOR TENANT MONUMENT
Freestanding signs are associated with large commercial
or employment users, generally greater than 30,000
square feet. Designed to associate with the CCC signage
family, Major Tenant signs provide clear identif cation
of the tenant along a public street within CCC. Primary
Monument signs will be encouraged to minimize the total
number of Major Tenant signs.
Maximum area: 150 SF
Maximum height: 12’
Minimum setback: 5’
Maximum number in project: 5
• Identif cation of CCC is required
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
SIGNAGE AREA CALCULATION
Dimensions Total
CCC Logo 3’ x 2’ / 4’ x 4’ 22 SF
‘Clear Creek Crossing’: 11’-6”’ x 1’ 11.5 SF
Major Tenant Logo 12’ x 2’-6” 30 SF
Total Sign Area: 63.5 SF
OTHER TENANT SIGN
Freestanding ‘Other’ signs are associated with residential, commercial or employment users. Designed to associate with the CCC signage family, other tenant signs provide clear identif cation of the tenant within the boundaries of the lot, either on public street or visible from a public street within CCC. Secondary Monument signs will be encouraged to minimize the total number if Other Tenant signs.
Maximum area: 50 SF
Maximum height: 8’
Minimum setback: 5’
Maximum number in project: 12
• Identif cation of CCC is required
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
2’
3’
4’
4’
2’ 6”
1’
12’
11’ 6”
12’
Major Tenant
CLEAR CREEK CROSSING104
7.4 Freestanding Signs (cont.)
PROJECT ID
Freestanding Project ID signs are located at gateway entrances to CCC at the I-70 ramps and 40th Avenue. The Project ID signs are designed to convey a sense of arrival as well as an identif cation of CCC that connects to the balance of the signage family design. Flanked signs are encouraged in a well landscaped buffer. Length of the sign at its base should be guided by site characteristics and may employ a wrap design.
Maximum area: 250 SF
Maximum height: 6’
Minimum setback: 5’
Maximum number in project: 4
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
SIGNAGE AREA CALCULATION
Dimensions Total
CCC Logo 5’ x 6’ 30 SF
‘Clear Creek Crossing’: 30’ x 2’ 60 SF
Total Sign Area: 90 SF
6’
30’
2’
5’
6’
Project ID
DESIGN PATTERN BOOK 105
4’
2’
8’
3’ 6”
6”
7.4 Freestanding Signs (cont.)
INTERPRETIVE / TRAIL HEAD
Freestanding Interpretive / Trail head signs are directional
signs associated with the multi-use trail and have the
similar design and scale of the Wayf nding signs within
the Project. The Interpretive / Trailhead signs are located
where they best assist pedestrians, hikers and cyclists.
Maximum area: 25 SF
Maximum height: 8’
Minimum setback: 5’
Maximum number in project: 2
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
SIGNAGE AREA CALCULATION
Dimensions Total
CCC Logo 1’ x 1’ 1 SF
Info Panels 4’ x 2’-6” 10 SF
Total Sign Area: 11 SF
WAYFINDING
Freestanding Wayf nding signs are directional signs within the Project, providing distance/direction to tenants/users, trails and other CCC Project amenities. Wayf nding signs are located where they can provide guidance within CCC.
Maximum area: 25 SF
Maximum height: 8’
Minimum setback: 5’
Maximum number in project: 8
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
SIGNAGE AREA CALCULATION
Dimensions Total
‘Clear Creek Crossing’: 0’-6”’ x 4’ 2 SF
Info Panels 3’-6” x 2’ 7 SF
Total Sign Area: 9 SF
Interpretive / Trail Head
4’
2’ 6”
8’
1’
Wayfi nding
1
’
CLEAR CREEK CROSSING106
7.5 Building Signs
DESIGN GUIDELINES
• Painted signs and other creative signage expressions, including possible unique roof
signage, are encouraged in Vineyard and Harvest Districts only, subject to approval
of ACC and at the sole discretion of the Community Development.
• Building sign lighting should be designed to minimize light pollution, in compliance
with dark sky principles.
DESIGN INTENT
• Identify individual retail shops, anchor tenants, commercial tenants, or Project with wall mounted signs as required.
• Intended to be visible from both building entrances
as well as traff c thoroughfares, depending upon
orientation.
• Through materials and style, connects to building architecture.
• Prioritize legibility and brand recognition, providing
clear identif cation and direction complementary to
freestanding signage.
DESIGN STANDARDS
• Building signs shall consist of the following types:
• Primary Wall Mounted Tenant Sign
• Secondary Wall Mounted Tenant Sign
• Under Canopy Sign
• Projecting Sign
• Total allowable wall sign area shall be determined for each user by calculating the
linear footage of eligible sign frontage and allowing one (1) square foot of signage
per lineal foot of eligible frontage.
• In determining wall eligibility, only the footprint of the structure can be used. The f oor area of gas station and drive-thru canopies cannot be applied toward the freestanding sign allowance.
• Total allowable wall sign area may be re-distributed among signs provided signs are
located on an eligible building frontage.
• Building signs shall be constructed of durable materials permanently aff xed to an exterior surface of any building, wall or structure.
• Building signs shall not extend more than 15 inches beyond the wall, with exception
of projecting signs, which are allowed when oriented toward pedestrians..
• Signs placed upon marquees, canopies or awnings shall be considered as signs.
• Sign design shall correspond to a set signage family, with variations allowed subject
to approval of the Community Director.
• Building signs located within 300 feet of and/or highly visible from existing residential uses shall be constructed either with an opaque background and translucent text and symbols, or with a dark (not white, off-white, light gray, cream or yellow) background and generally lighter colored text and symbols.
• House or building address number signs shall be consistent with section 26-639 of
the Zoning and Development Code.
DESIGN PATTERN BOOK 107
7.5 Building Signs (cont.)
Primary Wall Mounted Tenant Sign:
These signs identify the individual tenants within the building
and are located on the exterior of the building in which the
tenant is located. These signs should be located on the side
of the building that is considered the primary entry/exit to the
tenant space. For tenants with a corner entry, the tenant may
choose which side is considered primary. Tenants are permitted
multiple signs on the primary entry/exit facade of the building,
as long as the overall permitted sign area is not exceeded.
Secondary Wall Mounted Tenant Sign:
Tenants are also permitted secondary wall mounted signs that
may be placed on a non-entrance/exit side of the building that
contains the tenant’s space. Secondary Wall Mounted Signs are
permitted provided they face public right-of ways, parking areas,
private streets or drives. Secondary signs may not exceed the
size of primary signs on the same building.
CLEAR CREEK CROSSING108
7.5 Building Signs (cont.)
Under Canopy Sign:
In addition to the wall mounted tenant signs, each
tenant is permitted one pedestrian-oriented under
canopy or arcade sign with a maximum area of 6
SF. These under canopy signs are not permitted to
be internally illuminated, must maintain 9’ vertical
clearance above pedestrian walkways, and shall only
contain the tenant name and logo associated with the
space. May use up to 50% of the allowed wall sign
allocation for canopies
Projecting Sign:
Projecting signs are def ned as signs aff xed to any
building, wall or structure, extending beyond the
building more than 15”. Projecting and wall signs are
not permissible on the same wall. Tenants are allowed
one projecting sign per street frontage per business
and should be oriented toward pedestrians. Sign area
is limited to 1 SF for each foot of height of the building
to which the sign is attached. The maximum height is
the top of the wall or parapet, and signs may not be
roof mounted. The maximum Projection is 10’. The
sign must maintain a minimum distance of 7’from the
street frontage or sidewalk.
Painted & Creative Signs:
These signs are expressive and intended to be
used sparingly, in order to maximize impact while
maintaining a tasteful aesthetic at the Project. Limited
to use in the Vineyard and Harvest Districts, artistic
signs shall count toward total allowed sign area fro
wall mounted signs. Individual designs are subject
to the approval of the ACC and the Community
Development Director.
DESIGN PATTERN BOOK 109
CLEAR CREEK CROSSING110
DESIGN PATTERN BOOK 111
APPENDIX A : GLOSSARY OF TERMS
CLEAR CREEK CROSSING112
The terms included
here are terms that are
consistently referenced
throughout this
design guidelines and
standards document.
Active Use
A use that invites and plans for pedestrian activity.
Acrylic Channel Glass
Channel glass wall system consisting of self-supporting translucent glass channels and an
extruded metal perimeter frame. The end result is a wall that obscures vision but allows light to
pass through.
Amenity Zone
The portion of the public rights-of-way adjacent to the back of the curb reserved for amenities.
The purpose of the amenity zone is to locate elements of the streetscape, such as trees,
benches, lights, bicycle racks and trash receptacles, in a consolidated area outside of the
pedestrian walking zone.
Applicant
Any owner, developer, builder, or other person seeking approval from the City as required by
these Urban Design Standards and Guidelines.
Architecture Review Board
The applicant will have a Covenants, Controls, and Restrictions review board that will review
all development for the compliance with this Off cial Development Plan prior to submission to
the City of Wheat Ridge. After review of the proposal, a letter of approval or disapproval will be
submitted to the City.
Tenants of the development will have the opportunity to design and develop their own buildings
and storefronts, which designs will be reviewed by the Covenants, Controls, and Restrictions
review board.
The Covenants, Controls, and Restrictions review board reserves the right to reject any
submittal that does not comply with the intent of this document.
Block
For purposes of these Standards and Guidelines, a tract of land within the Site bounded by
public streets, private streets, or by private drives.
Build-to Line
A line extending through a lot which is generally parallel to the front property line and marks
the location from which the principle vertical plane of the front building elevation, exclusive of
porches, bay windows, canopies, awnings and similar appurtenances, must be erected.
CDOT ‘A’ Line
The Colorado Department of Transportation “access control line” depicted as the CDOT ‘A’
Line is used to regulate the “control of access” to interstate rights-of-way and designated
frontage roads for both transportation and non-transportation purposes. All land owners
adjacent to “access control lines” are restricted from each and every right of access, from or
to any part of Clear Creek Crossing Drive and the west-bound Interstate 70 off and on ramps,
including the ability to ingress and egress properties adjacent and abutting the access control.
Detached Sidewalk
A paved walkway that is not attached to the street curb or a building and is commonly
separated from the curb by a tree lawn or by an amenity zone.
Glossary of Terms
DESIGN PATTERN BOOK 113
Developer
The owner of a site, or a Project proponent or agent authorized by the owner to act on
behalf of the owner in the design and construction of any development within the site.
EIFS
Exterior Insulating Finishing System.
Façade
The exterior vertical walls of a building and any face of a building given special
architectural treatment.
Fenestration
The arrangement, proportioning and design of windows and openings within a building
façade.
Floor Area Ratio (FAR)
The ratio of gross f oor area of a building to the area of the zone lot on which the building
is located.
Furnishings
Any of numerous types of street furniture, f xtures, or equipment most commonly used
on commercial streets. Examples include pedestrian lights, benches, newspaper
vending boxes, trash receptacles, planters, tree grates, fences railings, bicycle racks,
mailboxes, fountains, kiosks, and public telephones.
Gabion Wall
A gabion is a cage, cylinder, or box f lled with rocks used for landscaping. A gabion wall
is a retaining wall made of stacked stone-f lled gabions tied together with wire.
LEED® Certifi cation, Leadership in Energy and Environmental Design.
Green Building Rating System, developed by the U.S. Green Building Council (USGBC),
which provides a suite of standards for environmentally sustainable design.
Live Work buildings
A building type that has a commercial use on the main f oor and residential above or
attached.
Mixed Use Buildings
The use of a structure that combines or integrates both residential and non-residential
uses in the same structure/building.
Modifi cation
Any departure from a standard or requirement contained in these Urban Design
Standards and Guidelines as reviewed during the Design Review Process (Chapter
10.0).
Mechanically Stabilized Earth (MSE)
Glossary of Terms
CLEAR CREEK CROSSING114
Mechanically Stabilized Earth or MSE walls stabilize unstable slopes and retain soil on steep slopes
and under crest loads.
Non-Residential Uses
All uses of property other than residential use.
Open Space
Open Space is def ned to include plazas and landscape areas open to the sky. This def nition includes
both green landscapes and hardscape areas outside of the public rights-of-way.
Parking Structure
Any building or part of a building wherein more than three (3) motor vehicles are or can be housed or
stored, including, but not limited to, parking decks and multilevel parking structures.
Park
An area of land which is developed or intended for development with landscaping and other features
which promote recreational activities, passive or active, by the public. May be either publicly or
privately owned.
Parkway
Parkways are typically characterized by landscape features such as broad medians incorporating
tree and shrub masses, spacious tree lawns and linear tree plantings f anking wide streets. The term
parkway and boulevard are often used interchangeably.
Pedestrian Active Uses.
Business or activities that engages the interest of people passing by on adjacent sidewalks and allows
views into store windows and building interiors.
Pedestrian Walking Zone
The portion of sidewalk either within public rights-of-way or on private property, between the amenity
zone and the building related zone and reserved for unimpeded pedestrian travel. The purpose of
the pedestrian walking zone is to provide an area outside of the amenity zone the remains clear for
pedestrian walking. See Illustration No. 2.
Plaza
An open area at ground or elevated level accessible to the public at all times, and not within the right-
of-way, which is unobstructed from its lowest level to the sky, although it may contain arbors, trellis,
gazebos, picnic covers, sun shades and other non-enclosed roof-like forms that add to the usability
and enjoyment of outdoors. The majority of the surface is hardscaped, but any portion of a plaza
occupied by landscaping, statuary, pools, and open recreation facilities shall be considered to be a
part of the plaza for the purpose of computing a f oor area premium credit. The term “plaza” shall not
include off-street loading areas, driveways, off-street parking areas or pedestrian ways accessory
thereto.
Quality
Refers to the use of a material that is low maintenance, will stand up to wear and tear and is
appropriate for the intended use or design application.
Glossary of Terms
DESIGN PATTERN BOOK 115
Glossary of Terms
Quartzputz
Quartzputz is one of the original stucco textures. Not an acceptable texture at Clear Creek Crossing.
Retail
Any space or building used for the sale of goods to the ultimate consumer for direct consumption and not for
resale.
Right-of-Way
The area of land under public ownership and commonly reserved for public use as a street, which may also
include areas devoted to tree lawns, sidewalks, trails, bicycle paths, benches, and other public amenities and
subsurface utilities.
Scale
The perceived size of a building, space, or roadway in relation to a human or automobile that affects the apparent
size of street spaces and how comfortable they feel to pedestrians and drivers. Architectural design details and
overall organization of the street can affect scale.
Story
Where the term “story” is used in the various zone districts for the purpose of determining setback from perimeter
lot lines for nonresidential buildings, each twelve (12) feet of building height shall be considered a story, and for
residential buildings, each ten (10) feet of building height shall be considered a story
Street Trees
Trees that line the street in a right-of-way between the curb and the abutting property line, or pedestrian path.
Streetscape
A term generally referring to pedestrian amenities and landscape improvements located within the public-right-
of-way or public easement. The term “streetscape” generally refers to the public amenity zone, the unobstructed
pedestrian zone and the pedestrian amenities, furnishings and landscape improvements such as tree lawns or
trees in grates.
Terminating Vistas
A term generally referring to points of interest at the end of certain important street view corridors through the
Development.
Tree Lawn
The area of lawn or planting between the curb and the detached sidewalk where street trees are planted.
Wayfi nding
How occupants traverse a space. Supplemented with signage and the built environment.
CLEAR CREEK CROSSING116
DESIGN PATTERN BOOK 117
APPENDIX B : MATERIAL LIST
CLEAR CREEK CROSSING118
Materials
STONE
• Field Stone: Large random sized shapes laid in a random pattern.
• Coursed Stone: Varied sizes of cut and tumbled stone with
natural face features laid in an ashlar coursing.
• Cut Stone: Regular sized stone modules laid in traditional masonry patterns, i.e. running bond, stacked bond, etc.
METAL
• Standing Seam: Metal panels that utilizes a raised seam in a regular pattern or spacing.
• Ribbed or Corrugated: Metal panels that have curved or ribbed
linear patterns.
• Flat Panel: Metal panels that have a f at surface and utilize dry or wet sealed joints in rhythmic or random patterns for articulation.
WOOD
• Board and Batten: Flat panel pref nished or painted wood panels
with protruding vertical smaller wood strips creating a regular
vertical pattern.
• Cedar Siding: Natural rough sawn or milled cedar lap siding
with overlapping or f ush joints. May be installed in vertical or
horizontal patters and can be used on vertical or horizontal
surfaces.
• Reclaimed Wood or Barnwood: Wood that has been reclaimed
and has a natural aged aesthetic.
• Additional Wood Note: Synthetic or Alternative wood options may
be utilized in lieu of natural wood if it is deemed to be unf t for the
application but the desired look is to mimic or represent a wood
product.
FIBER CEMENT PANELS
• Nichiha - Acceptable material. Colors and textures to be
complementary to overall development.
GLASS
• All glass or glazing is considered a primary building material
and counts towards the overall building materials percentage.
PRECAST & DECORATIVE STONE ELEMENTS
• Include caps, lintels, cornices. All aforementioned are
acceptable. Colors shall be complementary to overall Project.
SECONDARY MATERIALS
• COLORED AND TEXTURED CONCRETE MASONRY UNITS (CMU): Standard gray colored CMU is NOT acceptable, unless covered by another building f nish material. Split faced or honed CMU must be used as the primary element when exposed to view. CMU shall not be painted except where not visible from public streets or walkways.
• MASONRY BRICK: Acceptable material. Colors and textures to be complementary to overall development. Design and detail is to be varied and
interesting and not portray a neo traditional or faux historic character. Shall not be painted.
• STUCCO: Acceptable material. Generally discouraged at the bases of buildings and adjacent to pedestrian walkways. Should have natural stone aggregates and texture. Standard sand or quartzputz textures are prohibited. Break up large components and
• ARCHITECTURAL PRECAST CONCRETE: Shall be integrally colored and may be textured if desired. May be used as a veneer applied over an
independently constructed enclosure and substrate. Break up large components and fascias through the use of joints and changes in plane and
texture to maintain scale of the facade.
• EIFS or Synthetic Stucco: Allowed on the ground f oor, street facing facades directly abutting the R.O.W. in a limited amount (20%) and should only be used as ornamental details such as parapet caps, cornices, belt courses, window details, etc.
DESIGN PATTERN BOOK 119
CLEAR CREEK CROSSING120
DESIGN PATTERN BOOK 121
APPENDIX C : PLANT LIST
CLEAR CREEK CROSSING122
Plant List
DECIDUOUS CANOPY TREES
Scientif c Name Common NameAcer Miyabei ‘Morton’ State Street Maple Catalpa speciosa Western Catalpa Celtis occidentalis Western Hackberry Gleditsia triacanthos inermis ‘Imperial’ Imperial HoneylocustGleditsia triacanthos inermis ‘Shademaster’ Shademaster Locust Gymnocladus dioicus Kentucky CoffeetreePopulus x acuminata Lanceleaf CottonwoodPopulus sargentii Plains CottonwoodQuercus macrocarpa Burr OakUlmus Parvifolia ‘Emerii’ Allee Elm
EVERGREEN TREES
Scientif c Name Common NameAbies concolor White FirJuniperus scopulorum Rocky Mountain JuniperPicea pungens Colorado SprucePicea engelmanni Engleman SprucePinus aristata Bristlecone PinePinus edulis Pinyon PinePinus f exilis Limber PinePinus nigra Austrian Pine
Pinus ponderosa Ponderosa Pine
DECIDUOUS SHRUBS
Scientif c Name Common NameAmelanchier alnifolia Saskatoon ServiceberryAmorpha fruticosa False IndigoAronia arbutifolia ‘Brilliantissima, Brilliant Red ChokeberryAronia melanocarpa ‘Iriquois Beauty’ Dwarf ChokecherryBuddleia davidii Butterf y BushCaryopteris x clandonensis Blue Mist SpireaCercocarpus intricatus Littleleaf Mountain MahoganyChamaebatiaria millefolium FernbushChrysothamnus nauseous RabbitbrushCornus sericea ‘Isanti’ Isanti DogwoodForsythia ‘Arnold Dwarf’ Arnold Dwarf Forsythia Lonicera involucrate Twinberry HoneysuckleMahonia repens Creeping Oregon GrapePhiladelphus microphyllus Littleleaf MockorangePhysocarpus monogynus Mountain NinebarkPrunus besseyi Western SandcherryPrunus besseyi ‘Pawnee Buttes’ Pawnee Buttes SandcherryRhus Glabra Smooth Sumac Rhus trilobata Three Leaf SumacRibes cereum Golden CurrantRosa woodsii Woods RoseSalix purpurea ‘Nana’ Dwarf Arctic Blue Willow
ORNAMENTAL TREES
Scientif c Name Common NameAcer grandidentatum Bigtooth MapleAmelanchier x grandif ora Autumn Brilliance ServiceberryBetula occidentalis fontinalis Western Red BirchCraetageus crus-galli ‘Inermis” Thornless Cockspur HawthornCrateagus phaenopyrum Washingtion HawthornKorelreuterisa paniculatat Goldenrain TreeMalus X ‘Spring Snow’ Spring Snow CrabapplePrunus americana American PlumSyringa reticulata Japanese Tree Lilac
EVERGREEN SHRUBS
Scientif c Name Common NameArctostaphylos ‘Panchito’ Panchito ManzanitaCotoneaster dammeri ‘Coral Beauty’ Coral Beauty CotoneasterEuonymus Fortunei ‘Emerald Gaiety’ Emerald Gaiety EuonymusPicea pungens ‘Globosa’ Globe SprucePicea pungens ‘R.H. Montgomery’ R.H. Montgomery SprucePinus mugo ‘Slowmound’ Slowmound Mugo PinePinus mugo ‘Tannenbaum’ Tannenbaum Mugo PinePinus mugo ‘White Bud’ White Bud Mugo PineJuniperus communis ‘Mondap’ Alpine Carpet Juniper Juniperus sabina ‘Monna’ Calgary Carpet Juniper Juniperus sabina ‘Buffalo’ Buffalo JuniperJuniperus virginiana ‘Blue Arrow’ Blue Arrow JuniperYucca f lamentosa ‘Ivory Tower’ Ivory Tower Yucca
Scientif c Name Common NameSpiraea Japonica ‘Goldf ame’ Goldf ame SpireaSpriaea Nipponica ‘Snowmound’ Snowmound SpireaSpirea Japonica ‘Little Princess’ Little Princess SpireaSymphoricarpos albus Snowberry Syringa patula ‘Miss Kim’ Miss Kim LilacSyringa vulgaris Common Purple Lilac Physocarpus monogynus Mountain NinebarkPrunus besseyi Western SandcherryPrunus besseyi ‘Pawnee Buttes’ Pawnee Buttes SandcherryRhus Glabra Smooth Sumac Rhus trilobata Three Leaf SumacRibes cereum Golden CurrantRosa woodsii Woods RoseSalix purpurea ‘Nana’ Dwarf Arctic Blue WillowSpiraea Japonica ‘Goldf ame’ Goldf ame SpireaSpriaea Nipponica ‘Snowmound’ Snowmound SpireaSpirea Japonica ‘Little Princess’ Little Princess SpireaSymphoricarpos albus Snowberry Syringa patula ‘Miss Kim’ Miss Kim LilacSyringa vulgaris Common Purple Lilac
DESIGN PATTERN BOOK 123
Plant List (Cont)
ORNAMENTAL GRASS
Scientif c Name Common NameAndropogon Gerardii Big BluestemBouteloua curpitendula Side-Oats GramaBouteloua gracilis ‘Blonde Ambition’ Blonde Ambition Grama GrassCalamagrostis acutif ora ‘Karl Foerster’ Feather Reed GrassDeschampsia caespitosa Tufted HairgrassMiscanthus sinensis ‘Adagio’ Adagio Maiden GrassPanicum virgatum SwitchgrassSchizachyrium scoparium Little BluestemSporobolus heterolepis Prairie Dropseed
PERENNIALS
Scientif c Name Common NameAchillea millefolium Common White MarrowAquilegia caerulea Native ColumbineArnica cordifolia Heartleaf ArnicaCoreopsis tinctoria Plains CoreopsisErigeron speciosus Aspen Daisey Dalea purpurea Purple Prairie CloverDelphinium virescens Plains LarkspurGaillardia aristata Blanket FlowerGeranium richardsonii Richardson GeraniumIris missouriensis Rocky Mountain Wild IrisLiatris puncata Spotted Gayfeather Oenothera caespitosa Tufted Evening Primrose Penstemon strictus Rocky Mountain PenstemonRatibida columnifera Mexican HatRudbeckia hirata Black Eyed SusanThermopsis divaricarpa Gold BannerYucca glaua SoapweedZinnia Grandif ora Rocky Mountain Zinnia
January, 2018
VISION BOOKCLEAR CREEK CROSSING
WHEAT RIDGE, CO
1CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018 VISION
Located at the southwest
quadrant of Hwy 58 and I-70 in
Wheat Ridge, Colorado, Clear Creek
Crossing is an 110-acre planned mixed
use development, including retail,
entertainment, hotel, multi-family
residential and employment land
uses. With the site’s proximity to Clear
Creek, the project will include a strong
connection to the creek through the
use of trail networks to and through
the planned development. Clear
Creek Crossing’s community-driven
approach will embrace simplicity in its
design, taking cues from the natural
beauty and history of the location
while taking advantage of visibility and
direct accessibility to a major freeway
corridor. It will provide the community
with exciting new opportunities to live,
work, shop, dine, stay and play.
2CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY 2018
Community is not a place, but the
connection among people with something
in common - sharing experiences. Where
communities connect to the place, that is
Clear Creek Crossing.
VISION
3CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
ZONING: SF RESIDENTIAL
(EXISTING)
COORS’ WATER STORAGE
MAPLE GROVE
ELEMENTARY
SCHOOL
PA 1
PA 2
PA 3
PA 4 PA 4
PA 5
PA 6
PA 7
ZONING:
INDUSTRIAL
(EXISTING)
C LEAR CREEK DRIVE
C L E A R C R E E K D R I V E
40
T
H
A
V
E
N
U
E
YOUNGFIELD STREET
W
3
2
N
D
A
V
E
N
U
E
RAILROAD
APPLEWOOD GOLF COURSE
(PROSPECT RECREATION
& PARK DISTRICT)
PLANNED I-70
HOOK RAMPS
PA 8
REGIONAL
WATER
QUALITY
ZONING: PD
COMMERCIAL
(VACANT)
ZONING: PD
COMMERCIAL
(VACANT)
CLEAR CREEK
PROJECT
Clear Creek Crossing Outline
Development Plan (ODP) includes eight (8)
planning areas, each with unique development
standards. The site’s location at the junction of
I-70 and Hwy 58 off ers an opportunity for a wide
mix of uses within the planned development, given
its superb visibility and accessibility, via planned
ramps directly into Clear Creek Crossing. The site
envelopes a signifi cant portion of Clear Creek and
its associated trail, providing existing connections
to regional trails and surrounding communities.
Refer to the Clear Creek Crossing Offi cial
Development Plan for the allowable use chart
and a depiction of the individual planning areas.
Specifi c project guidelines and land development
standards are detailed in the Clear Creek Crossing
Design Pattern Book, intended to provide clear and
consistent direction for the future development of
the project.
4CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018 PROJECT
SITE HISTORY
This site has a rich history that extends all the way back to
the Colorado Gold Rush. Clear Creek is renowned for its
part in the most intense and early mining activity during
the Gold Rush of 1859. Later on, this site, also known as
the Arapahoe Bar, was the location of the fi rst irrigation
ditch and commercial farming operation in Colorado.
For over 155 years men, women and children have come
to this place to experience the thrill of discovery and the
connection with the great Colorado outdoors.
OVERALL CHARACTER OF DEVELOPMENT
The Clear Creek Crossing Planned Mixed Use Development is intended to provide the City of
Wheat Ridge with a destination development that includes a wide range of uses to grow the
City’s commercial, residential, and employment bases. Through the use of unifying design
elements, including architectural style, landscape design and urban design with special
attention paid to its public spaces, this project will be unique in uses and authentic in its
architectural style, while providing a cohesive experience for the user. The development
will focus on creating a strong sense of place that respects the cultural heritage, promoting
cultural awareness as well as strong kinship ties. Clear Creek Crossing will celebrate the
intrinsic values that defi ne the City of Wheat Ridge, seeking to embrace the simple beauties
of the landscape in an authentic gesture.
The overall design theme for the project is a modern agrarian aesthetic that blends
traditional agrarian forms and materials with modern archetypes and users. To accomplish
this theming among the distinct land uses within the project, a group of districts have been
established to allow a unique treatment for each land use while maintaining cohesive design
elements throughout all districts. The project is envisioned to be one grown from the earth
with a strong emphasis on the base plane and building integration with the site as well as
surrounding context. With its proximity to Clear Creek, along with the rich history of the
area, the overall character of this development will focus on a strong connection to the creek
through the use of trail networks, signage, wayfi nding graphics, and other site amenities.
Clear Creek Crossing will focus on a community-driven approach, accomplished by creating
connections to the surrounding neighborhoods for easy access into the site, unifying design
elements, and providing numerous opportunities to shop, live, work, and play.
5CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
HOMESTEAD
RESIDENTIAL
DISTRICT
MILL
COMMERCIAL
DISTRICT
HARVEST
COMMERCIAL
DISTRICT
VINEYARD
COMMERCIAL
DISTRICT
COORS’ WATER STORAGE
POTENTIAL
FUTURE
CONNECTIVITY
(FUTURE PHASE)
RAILROAD
YOUNGFIELD STREET
W
3
2
N
D
A
V
E
N
U
E
WAGON
OPEN SPACE
DISTRICT
PA 5
PA 6
PA 7
PA 4PA 4
PA 3
PA 1 PA 5
PA 2
C L E A R C R E E K D R I V E
40
T
H
A
V
E
N
U
E
APPLEWOOD GOLF COURSE
(PROSPECT RECREATION
& PARK DISTRICT)
HASHASHASAAE)E)E))
PA 8
E NU
EZONING: SF RESIDENTIAL
(EXISTING)
ZONING:
INDUSTRIAL
(EXISTING)
ZONING: PD
COMMERCIAL
(VACANT)
ZONING: PD
COMMERCIAL
(VACANT)
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CLEAR CREEK
NORTH SCALE: 1”=300’
0 300 600
Project Districts
The Clear Creek Crossing Planned Mixed Use Outline
Development Plan includes eight planning areas;
based on the proposed use within each planning
area, distinct groupings or Districts have been created
in order to apply distinct and varied treatment
that is unique to the use within that district, while
maintaining cohesive theming through the use of
architecture, landscape, urban design, and signage.
DISTRICTS 5
6CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018 DISTRICTS
The Harvest District encompasses retail
and hospitality uses. Design inspiration
comes from cultivated agrarian land
patterns. Defi ned with landscape treatment
recalling plentiful harvest, the District is
characterized by form following function.
The Mill District’s form follows function of
activity and productivity. The employment
land use is complemented with raw
agrarian materials. Landscape design and
form may refl ect working mills using key
agricultural imagery like storage silos or
water wheels as inspiration in this District.
The Vineyard District includes
entertainment, restaurant, and retail uses
creating a central social destination. Strong
unifi ed architecture and design refl ecting
cultivated land forms will establish this
portion of Clear Creek Crossing creating a
unique community experience.
Anchored by multi-family land use,
the Homestead District is for dwelling.
Agrarian forms in architecture, landscape,
and amenities create a community that
off ers a place to call home. Opportunities
for community gardens can refl ect
the nature of a traditional homestead.
The Homestead will make the most of
mountain views and proximity to Clear
Creek, with strong connectivity to the rest
of the community.
Consisting of the foot trails and bike
ways, the creek area, and scenic views,
the Wagon District will be a place of
activity and leisure that provides strong
connectivity throughout the entire site
including convenient access to Clear
Creek. The Wagon District will serve the
community by providing an important link
to the great Colorado outdoors.
HARVESTMILLVINEYARD HOMESTEAD WAGON
7CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
MILL
The Mill District encompasses
employment uses, encouraging medium
to high density development, with uses
including corporate campus-type uses
such as offi ce, research & development,
hospital, and university/education uses.
Buildings shall be placed according to the
requirements of the respective use and in
consideration of the characteristics of the
site. Parking is likely to be surface with
a potential for structured parking where
appropriate. Building height, density and
setbacks refl ect the site’s location on an
interstate.
The Vineyard District is comprised of
retail and entertainment uses including
stores, shop buildings, banks, restaurants
including both full-service and quick-
serve, theater and gaming. Buildings shall
be placed according to the requirements
of the respective use and in consideration
of the characteristics of the site, while
placing a priority on circulation, walkability
and common site amenities. Parking
will be in surface lots, with potential for
structured parking to serve entertainment
uses. Site design at the pedestrian level
will encourage walkability by connecting
users to the planning areas and the various
tenants within them. Where possible, siting
of buildings should prioritize fronting
to public or private streets with parking
located behind to help establish place-
making.
Retail, in the form of large format with
accessory small retail uses, restaurant and
hotel uses will create the Harvest District.
Buildings shall be placed according to the
requirements of the respective use and in
consideration of the characteristics of the
site, while placing a priority on circulation
and walkability. Parking will be in surface
lots. Signage is intended to be “brand-
forward” as required by national operators
but should coordinate with the overall
Clear Creek Crossing signage design.
Multifamily residential uses, including
apartment complex and/or townhome
formats comprise the Homestead District.
Buildings shall be placed according to the
requirements of the respective use and in
consideration of the characteristics of the
site, while placing a priority on circulation
and walkability. Parking will be in surface
lots. In addition, above grade garages
tucked under units in buildings or in
separate buildings shall be allowed.
The Wagon District is a multi use trail
network connecting to all other Districts
by sidewalks. It connects to locations off -
site to the north at Clear Creek Trail and to
the south, at the planned trail by Prospect
Recreation and Park District connecting
to the Applewood neighborhood
through the existing Applewood Golf
Course. The trails will include common
surface design, wayfi nding signage, trash
receptacles, benches and other amenities.
Landscaping should be natural and native
to the region. Shade shall be provided by
trees and a trailhead shade structure with
a small surface parking lot at the northern
end of the site as well as street parking
along Clear Creek Drive will be utilized to
provide access to the Clear Creek Trail.
HARVESTVINEYARD HOMESTEAD WAGON
DISTRICTS
8CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018 ARCHITECTURE
Architectural design is grounded
in the beauty and history of the site with
a modern agrarian aesthetic, blending
traditional forms with modern users.
Simple yet expressive structures create a
strong sense of place while respecting the
cultural heritage of the location.
ARCHITECTURAL INTENT & CHARACTER
With respect to the surroundings of this site as well as its rich history and relation to
Clear Creek, the architecture of this development should be one that is grounded
in its site, both from a local and regional perspective. While the intent of the
development as a whole is intended to create a cohesive and inviting environment,
the architectural style of individual buildings is intended to remain fl exible in design in
order to allow for a unique development and discourage monotony. The architecture
is intended to be of a modern expression while including hints of vernacular
architectural styles of the Front Range and the Rocky Mountain region. This will
manifest itself in the building forms and massing, roof forms, fenestration patterns &
openings, overhangs and canopies, materials and fi nishes, building transparency and
the utilization of indoor/outdoor spaces which provide a strong connection to the
outdoor lifestyle.
Key themes to be considered to achieve this vernacular Colorado style include
modern interpretations of authentic architectural styles including ranch, agrarian,
prairie, and western industrial. It is imperative that some fl exibility in the following
standards and guidelines be considered to allow for architectural variety and franchise
architecture, as long as the proposed quality is consistent with these guidelines.
9CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Connected to the rich history of the
location as well as its proximity to Clear
Creek, simple forms and materials drawn
from barns, sheds and stone buildings
inspire the modern agrarian design
direction. These buildings are utilitarian,
with design and materials intended to serve
a functional purpose, built to last over time.
Pure yet expressive structures, these simple
forms are a response to the site and in
many ways contemporary in approach.
ARCHITECTURE
10CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Key architectural themes
call for a utilitarian approach to building and
roof forms arising from basic needs, where
every element has a purpose.
Rugged but inviting, these structures
refl ect the outdoor lifestyle embedded in
the culture of the community, manifested
through building and roof forms, massing,
transparency, fenestration patterns, openings
and canopies.
ARCHITECTURE
11CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
The building forms at Clear Creek
Crossing utilize simple modern agrarian
archetypes. Buildings are to be broken
down into smaller human scaled
elements that are seamlessly integrated
into the ground plane. Buildings are
designed to feel indigenous to the area
and representative of the agricultural
history of the site.
The roof forms of the
buildings are intended to
be one of the key design
elements for the buildings
at Clear Creek Crossing.
Buildings will incorporate a
variety of roof types, slopes,
and materials.
ARCHITECTURE
12CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Material palette may
apply to architecture,
signage and site
amenities at Clear
Creek Crossing.
Materials should
be simplistic in
approach to the
agrarian design and
provide a connection
to the natural cues of
the site.
ARCHITECTURE
AGRARIAN MATERIAL PALETTE
CMU
STUCCO
BOARD FORMED CONCRETE
SECONDARY
BOARD & BATTEN
WOOD
CEDAR SIDING STANDING SEAM CUT STONE
WEATHERED
METAL
COURSED STONE
STONE
RECLAIMED RUSTIC FIELDSTONE
13CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
The overall material palette for
Clear Creek Crossing should
be applied using the basic
agrarian principles illustrated
throughout the Vision Book.
Material applications should
be authentically applied with
a focus on simplicity and an
emphasis towards enhancing
the building forms.
ARCHITECTURE
14CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
While a cohesive and
inviting environment
is the intention,
the architectural
style of individual
buildings may remain
reasonably fl exible,
responding to the
needs and expression
of the respective uses,
as suggested within
the Districts.
ARCHITECTURE
15CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Mill District
Employment uses including corporate campus
facilities, offi ces, hospital, research and
development buildings.
DISTRICT ARCHITECTURE
16CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Vineyard District
Retail uses including stores
and shop buildings, banks,
and restaurants arranged
both individually and in a
collective format.
DISTRICT ARCHITECTURE
17CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Homestead District
Multi-family residential uses including
apartments and townhomes.
DISTRICT ARCHITECTURE
18CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Harvest District
Larger format retail and hotel
uses with potential for smaller
retail uses as an accessory to
the District.
DISTRICT ARCHITECTURE
19CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Wagon District
Multi-use trail and sidewalk
network connecting the Districts
as well as providing a link to Clear
Creek and nearby neighborhoods.
DISTRICT ARCHITECTURE
20CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
21CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018 EXISTING TRAIL
Existing Clear Creek Trail
A key goal of Clear Creek Crossing is
to maintain equivalent opportunities
to access the Clear Creek trail system
as they exist in the pre-development
condition. Parking, interpretive signage,
and access points are all considered
as amenities to carry into the fi nished
project.
BRIDGEBRIDBRIDGEGE
EXISTING CLEAR CREEK TRAILEEXISEXISNTINGTINGCLECLEAR CAR AR R
CLEAR CREEK
EXISTING TRAILHEAD/PARKING LOT
AAIILLLL EXISTING REGIONAL DETENTION
EXISTING CLEAR CREEK TRAIL
EXISTING CLEAR CREEK TRAIL CONNECTIONIEXISEXISEXISSSSTINGTINGTINGCLECLECLEAR CAR CAR CREEKREEKREEK TRATRATRAIL CIL CIL CONNEONNEONNECTIOCTIOCTIONNN
EXISTING UNPAVED PARKING WITH ARAPAHOE BAR INTERPRETIVE SIGN
ARAPAHOE BAR INTERPRETATIVE SIGN
REGIONAL DETENTION AREA
OBLIQUE AERIAL OF SITE NORTH
CLEAR CREEK CROSSING SITE
BRIDBRIDRIDGEGEGE
EXISTING CLEAR CREEK TRAIL
22CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018 PEDESTRIAN CIRCULATION
ZONING: SF RESIDENTIAL
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ZONING:
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CONNECTIVITY
TRAIL CONNECTIONS
SIGNAL
NORTH SCALE: 1”=300’
0 300 600
Trail connections throughout
Clear Creek Crossing connect
pedestrian and bicyclists to the Districts,
emphasizing the underlying theme of
the development: the great Colorado
outdoors. Fundamental to the culture
of the surrounding communities, the
trail network links to both the existing
Clear Creek Regional Trail as well as the
surrounding neighborhoods.
23CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
NEIGHBORHOOD TRAIL CONNECTION
*NOT TO SCALE - applies to all graphics on this page.
Multi-use trail and sidewalk connections will encourage residents, workers and visitors alike to
enjoy the outdoors and stay awhile. With links to Clear Creek as well as connections to the trail
connection to Applewood Golf Course planned by the Prospect Recreation and Park District, it
is an important amenity to Clear Creek Crossing.
Wider than typical and with off site connections, the multi-use trail will be suitable for walkers,
cyclists and families and will include wayfi nding signage, benches and natural landscaping.
Parking and a small shelter for users will be located at the northern end of Clear Creek Drive,
where the network connects to the Clear Creek Regional Trail.
Note: Both of the above trail alignment and amenity graphics are conceptual in nature and
subject to change pursuant to future approvals by the City of Wheat Ridge
NORTH
MULTI-USE TRAIL
PROPOSED RETAIL PARKING
TRAIL MARKER
TRAIL CORRIDOR CROSS-SECTION
EXISTING POND
EXISTING TREES
MULTI-USE TRAIL
DRAINAGE SWALE CROSSING
EXISTING DRAINAGE SWALE
PROPERTY LINE
PROPOSED RETAIL (HARVEST DISTRICT)
EXISTING RESIDENTIAL
TRAIL CORRIDOR CROSS-SECTION
RETAIL CONNECTION
FUTURE CONNECTION TO PROSPECT DISTRICT BY OTHERS
CIRCULATION
SHADE STRUCTURE
PARKING
REGIONAL WATER QUALITY
EXISTING POND
CLEAR CREEK
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EXISTING TREES
6’ SIDEWALK
PARALLEL PARKING
BIKE RACK & MAP KIOSK
SIGN KIOSK
CONNECTION TO CLEAR CREEK TRAIL
24CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
ZONING: SF RESIDENTIAL
(EXISTING)
COORS’ WATER STORAGE
MAPLE GROVE
ELEMENTARY
SCHOOL
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H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H
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EXISTING SIGNALIZED
FULL MOVEMENT
INTERSECTION
FULL MOVEMENT
INTERSECTION
LIMITED MOVEMENT
INTERSECTION
ACCESS DRIVE
PROPOSED SIGNALIZED
FULL MOVEMENT
INTERSECTION
INTERNAL ROAD
NETWORK
CDOT ‘A’ LINE
NORTH
0 300 600
Ensuring fluid vehicular circulation
and access into and within the
development is integral to the success
of the project. Traffi c through Clear
Creek Crossing from the planned
I-70 hook ramps must be responsibly
managed to provide safe traffi c
patterns within the areas surrounding
the development.
Local drives that provide access into
individual planning areas will be
fi nalized at the time of the Specific
Development Plan for each develop-
able lot. An update to the 2007 traffi c
impact study has been prepared to
determine future traffi c impacts and to
recommend necessary on-site and off
-site infrastructure improvements.
VEHICLE CIRCULATION
25CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Signage design for Clear Creek Crossing
further introduces the brand into the built
environment. The use of synthetic wood
juxtaposed with the contemporary and vibrant
acrylic and metal elements, further parallels
the relationship between the development,
the nearby Clear Creek with its natural trails
and the agrarian style found throughout the
development.
Primary design consideration is given to
legibility and brand recognition in order to
provide viewers with clear direction and a
sense of arrival.
SIGNAGE
26CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018 SIGNAGE
Freestanding Signs
Clear Creek Crossing site signage
allows fl exibility while maintaining a
brand identity. Through materials and
color palette, the freestanding sign
family is inspired by the natural and
cultural cues that surround the Site.
Building Signage
Wall-mounted signs will prioritize legibility
and brand recognition, providing clear
identifi cation and direction complementary
to freestanding signage. Building signage
calls for attention to detail, especially at the
pedestrian-level and encourages creativity
in the Harvest and Vineyard Districts.
27CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
High quality landscaping
and urban design will unify Clear
Creek Crossing and create a place for
the community to gather. Landscape
treatment will bring added interest to
walkways, entries, parking areas, and
open space areas. Site amenities will
add layers of interest by inviting visitors
to stop and enjoy the outdoors with
conveniences such as benches, shade,
and bike racks.
LANDSCAPE
28WHEAT RIDGE, CO | JANUARY, 2018
CLEAR CREEK CROSSING
RADIATING LINES
SIMPLE NATURAL FORM
CROP PATTERNS
Landscape design inspiration is taken from
agrarian land and farming precedents to
anchor this project in its rich environmental
heritage. Adding to that theme will be a
strong focus on creating a naturalized
landscape setting that relates closely to
Clear Creek and the adjacent foothills.
More concentrated urban settings will be
developed on the interior of Clear Creek
Crossing and will be inspired by this theme.
LANDSCAPE INSPIRATION
29CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
In developed areas, raw materials and simple
forms will bring unity to the landscape
theme. A more naturalized landscape
approach is encouraged near the Clear
Creek and Trail. Naturalized open space and
views will be prioritized wherever feasible.
Sustainable, locally appropriate planting and
design will be common to the landscape
treatment throughout. Overall, the
landscape and urban design will focus on
creating modern-feeling spaces with a tie to
the past using raw, authentic materials.
LANDSCAPE IMPLEMENTATION
30CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
SOCIALIZE
PLAY
Clear Creek Crossing is
a special development opportunity,
off ering an excellent I-70 location
ripe for a mixed use development.
With a community-driven approach
to sourcing demand, the planned
development will become a place as
unique and welcoming as its beautiful
location, naturally connecting the
community to Clear Creek Crossing.
LIVE
WORK
DINE
SHOP
EXERCISE
STAY
LIFESTYLE
31CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
Galloway provides you with superior
development solutions for retail, commercial,
mixed-use, residential, industrial and
infrastructure projects. Our unique,
collaborative approach provides all key
services under one roof in order to streamline
the development process and facilitate
communication and coordination between
project team members.
Our comprehensive team consists of the
most knowledgeable, dedicated and talented
individuals in the industry who truly care
about your success. We off er thoughtful,
creative design solutions at every stage
of the process, and our extensive industry
knowledge helps minimize surprises
throughout the development process.
Evergreen Devco is a fully diversifi ed real
estate company with deep experience
in retail, commercial and multi-family
development, asset management, property
management and leasing. The development
and consulting company was founded in
1974 by Bruce Pomeroy and Andrew Skipper,
and has offi ces in Phoenix, Los Angeles, and
Denver and recently expanded into Salt Lake
City. Evergreen has completed more than
500 development projects across the United
States in more than 175 municipalities.
Established in 1985, Norris Design’s
strategic partnership in planning, landscape
architecture and project promotion
encompasses local, regional, national
and international projects. We combine
responsive service with creative solutions
that are grounded in realism to deliver a
design that thrives, both today and in the
future. Our knowledge and implementation of
green building strategies is key to our design
process and the success of our projects.
Our designs always refl ect our clients’ vision,
goals and resources. We take great care
to ensure that our solutions can be built
and built well, not just for an immediate
transformation – but a successful continuum
that will continue to unfold.
Clients ask us most often if their vision will
come to life. At Norris Design we can say “yes”
every time.
PROJECT TEAM
32CLEAR CREEK CROSSING
WHEAT RIDGE, CO | JANUARY, 2018
CLEAR CREEK CROSSING
www.cccrossing.com
Clear Creek Crossing is envisioned to be unique and authentic in its variety of land
uses, architectural style and use of unifying design elements, providing a cohesive
experience for residents visitors, workers and shoppers. The project’s design will
pay special attention to its public spaces and will respond to the site’s unique shape,
historical relevance, topographical features, and both proximity and direct access
to freeway corridors. With a strong emphasis placed on the base plane and the
connection to Clear Creek and its established regional trail system, Clear Creek
Crossing will be a place where a community comes together.
SUMMARY
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: COUNCIL BILL NO. 05-2018 – AN ORDINANCE APPROVING THE REZONING OF PROPERTY LOCATED AT 4433 TABOR
STREET FROM AGRICULTURAL-ONE (A-1) TO MIXED USE-
NEIGHBORHOOD DISTRICT (MU-N) (CASE NO. WZ-18-
01/KENNEDY) PUBLIC HEARING ORDINANCES FOR 1ST READING (02/26/2018)
BIDS/MOTIONS ORDINANCES FOR 2ND READING (03/26/2018) RESOLUTIONS QUASI-JUDICIAL: YES NO
_______________________________ _____________________________________ Community Development Director City Manager ISSUE: The applicant is requesting approval of a zone change from Agricultural-One (A-1) to Mixed Use - Neighborhood (MU-N) for property located at 4433 Tabor Street. The purpose of the rezoning is to modify and expand the list of permitted uses and to simplify the review and approval process for future redevelopment on the property.
PRIOR ACTION: Planning Commission heard this request at a public hearing on February 15, 2018, and gave a recommendation of approval for the following reasons:
1. The proposed zone change will promote the public health, safety, and welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City’s Comprehensive Plan and Fruitdale Subarea Plan. 3. The proposed zone change is consistent with the character of Tabor Street.
4. The zone change will provide opportunity for reinvestment in the area. 5. The criteria used to evaluate a zone change support the request.
Council Action Form – 4433 Tabor St. Rezoning
March 26, 2018
Page 2 The staff report and meeting minutes from that meeting are attached.
FINANCIAL IMPACT: The proposed zone change is not expected to have a direct financial impact on the City. Fees in the amount of $950 were collected for the review and processing of Case No. WZ-18-01.
If the proposed rezoning is approved, there could be an advancement of the City’s goals for the
redevelopment of underutilized properties. BACKGROUND: The property is located on the west side of Tabor Street, north of W. 44th Avenue and south of
Interstate-70. The eastbound on-ramp for I-70 is immediately adjacent to the property to the west.
The site is just under one acre in size, and it currently includes a single family home that was built in 1934 (per Jefferson County Assessor records). The majority of the site is undeveloped. Access is provided from Tabor Street, although the existing driveway is not paved. The width of the frontage on Tabor Street is approximately 130 feet.
Surrounding Land Uses The subject property is zoned Agricultural-One (A-1) and the surrounding properties include a variety of land uses and zoning designations. The west side of Tabor Street is generally more commercial in nature. To the north are two properties zoned Planned Commercial Development
(PCD). This includes an office/warehouse, which was rezoned from A-1 to PCD in 1986 and built
in 1998, and Trailer Source, which was rezoned from A-1 to PCD in 1995 and was built in 2006. To the south is Heinie’s Market which has been in this location for decades and is zoned Commercial-One (C-1).
Across Tabor to the east, properties are zoned residentially and agriculturally. The property
immediately across the street is approximately 2 acres in size, is vacant, and is zoned A-1. To the north at W. 46th Avenue is a neighborhood predominantly zoned Residential-Two (R-2). To the southeast is a single-family home zoned R-1 and several properties at 44th Avenue zoned R-3 containing multifamily apartments.
Current and Proposed Zoning The existing zoning on the property is Agricultural-One (A-1) which allows single-family dwellings and farming operations if the property is over one acre in size. Because the property is smaller than one acre, the only use allowed is a residence.
The applicant is requesting to rezone the property to Mixed Use-Neighborhood (MU-N), a zone district that is intended for neighborhood main streets and neighborhood commercial centers. In addition to residential, civic, and office uses, this zone district allows for a limited range of neighborhood-serving commercial and retail uses.
Council Action Form – 4433 Tabor St. Rezoning
March 26, 2018
Page 3 A request for a rezoning to any of the City’s mixed use districts may be made as a speculative
zone change without specific future plans. In this case, the applicant has indicated that he intends
to develop live/work units if the zone change is approved. Any redevelopment of the site under MU-N would be reviewed as part of a separate land use application in the future. Site plan review would confirm compliance of new development with the mixed use design standards.
In this location, Tabor Street is designated as a collector street and is a primary north-south route
between W. 44th Avenue and W. 52nd Avenue, connecting to both the I-70 Frontage Road and the Wheat Ridge · Ward commuter rail station. The character of Tabor varies, but in this particular location MU-N may be an appropriate zone district because of the presence of both commercial and residential uses.
The application has been through the standard referral process with no concerns raised by any outside agencies or City departments. A separate referral process will be required as part of future site development. RECOMMENDED MOTION:
“I move to approve Council Bill No. 05-2018, an ordinance approving the rezoning of property located at 4433 Tabor Street from Agricultural-One (A-1) to Mixed Use – Neighborhood (MU-N) on second reading and that it take effect 15 days after final publication for the following reasons:
1. City Council has conducted a proper public hearing meeting all public notice requirements as required by Section 26-109 of the Code of Laws. 2. The requested rezoning has been reviewed by the Planning Commission, which has forwarded its recommendation of approval.
3. The requested rezoning has been found to comply with the “criteria for review” in
Section 26-112-E of the Code of Laws.” Or,
“I move to deny Council Bill No. 05-2018, an ordinance approving the rezoning of property
located at 4433 Tabor Street from Agricultural-One (A-1) to Mixed Use – Neighborhood (MU-N) for the following reasons: 1.
2.
3.”
Council Action Form – 4433 Tabor St. Rezoning
March 26, 2018
Page 4 REPORT PREPARED/REVIEWED BY: Meredith Reckert, Senior Planner
Lauren Mikulak, Planning Manager Kenneth Johnstone, Community Development Director Patrick Goff, City Manager
ATTACHMENTS:
1. Council Bill No. 05-2018 2. Planning Commission Staff Report 3. Planning Commission draft meeting minutes
CITY OF WHEAT RIDGE INTRODUCED BY COUNCIL MEMBER DOZEMAN
COUNCIL BILL NO. 05 ORDINANCE NO. _________ Series of 2018 TITLE: AN ORDINANCE APPROVING THE REZONING OF PROPERTY
LOCATED AT 4433 TABOR STREET FROM AGRICULTURAL-ONE (A-1) TO MIXED USE-NEIGHBORHOOD (MU-N) (CASE NO. WZ-18-01/KENNEDY) WHEREAS, Chapter 26 of the Wheat Ridge Code of Laws establishes
procedures for the City’s review and approval of requests for land use cases; and, WHEREAS, Tom Kennedy submitted a land use application for approval of a zone change to the Mixed Use-Neighborhood (MU-N) zone district for property located at 4433 Tabor Street; and,
WHEREAS, the City of Wheat Ridge has adopted a Comprehensive Plan – Envision Wheat Ridge — which calls for the redevelopment of and reinvestment in underutilized properties; and,
WHEREAS, the designation of the subject property on the Comprehensive Plan
Structure Map is Mixed Use Commercial, and, WHEREAS, the City of Wheat Ridge Planning Commission held a public hearing on February 15, 2018 and voted to recommend approval of rezoning the property to
Mixed Use-Neighborhood (MU-N),
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO:
Section 1. Upon application by Tom Kennedy for approval of a zone change
ordinance from Agricultural-One (A-1) to Mixed Use-Neighborhood (MU-N) for property located at 4433 Tabor Street, and pursuant to the findings made based on testimony and evidence presented at a public hearing before the Wheat Ridge City Council, a zone change is approved for the following described land:
PARCEL DESCRIPTION: (REC. #F1712798 OF APRIL 02, 2003) A PORTION OF LOT 9. LEES SUBDIVISION MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 132' SOUTH OF THE EAST LINE OF THE
NORTHEAST CORNER; THENCE 315' WEST; THENCE 132' SOUTH; THENCE 315' EAST;
THENCE 132' NORTH TO THE POINT OF BEGINNING, EXCEPT THAT
ATTACHMENT 1
PORTION CONVEYED IN QUIT CLAIM DEED RECORDED MARCH 8, 1985 AT RECEPTION #85021775
COUNTY OF JEFFERSON STATE OF COLORADO
Section 2. Vested Property Rights. Approval of this zone change does not
create a vested property right. Vested property rights may only arise and accrue
pursuant to the provisions of Section 26-121 of the Code of Laws of the City of Wheat Ridge. Section 3. Safety Clause. The City of Wheat Ridge hereby finds, determines,
and declares that this ordinance is promulgated under the general police power
of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the ordinance bears a rational relation to the
proper legislative object sought to be attained. Section 4. Severability; Conflicting Ordinance Repealed. If any section, subsection or clause of the ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses
shall not be affected thereby. All other ordinances or parts of ordinances in
conflict with the provisions of this Ordinance are hereby repealed. Section 5. Effective Date. This Ordinance shall take effect 15 days after final publication, as provided by Section 5.11 of the Charter.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of 7 to 1 on this 26th day of February 2018, ordered it published with Public Hearing and consideration on final passage set for Monday, March 26, 2018 at 7:00 o’clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado, and that it
takes effect 15 days after final publication.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of _____ to _____, this _____ day of ___________, 2018.
SIGNED by the Mayor on this _______ day of _______________, 2018.
______________________________________ Bud Starker, Mayor
ATTEST:
_______________________________________ Janelle Shaver, City Clerk
Approved as to Form
_______________________________________ Gerald Dahl, City Attorney
1st publication: March 1, 2018 2nd publication: Wheat Ridge Transcript:
Effective Date:
ATTACHMENT 2
1.PUBLIC HEARING
A.Case No. WZ-18-01: an application filed by Tom Kennedy for approval of a zonechange from Agricultural-One (A-1) to Mixed Use-Neighborhood (MU-N) for theproperty located at 4433 Tabor Street.
Ms. Reckert gave a short presentation regarding the zone change and the
application. She entered into the record the contents of the case file, packetmaterials, the zoning ordinance, and the contents of the digital presentation. Shestated the public notice and posting requirements have been met, therefore thePlanning Commission has jurisdiction to hear this case.
Commissioner BUCKNAM asked if the small strip of land to the southwest of thesubject property is also A-1.
Ms. Reckert said it is A-1 and is a part of the water detention that was created
when I-70 on/off ramps were relocated about seven years ago. She added that the
zoning on it will not be changed and that much of the right-of-way for I-70 iszoned A-1.
Commissioner BUCKNAM then asked if there are any concerns with drainage if
the zone change is approved due to the possibility of higher density on the land.
Mr. Brossman said that during the design phase drainage will be addressed and anynew development would have to have adequate facilities on site to handle drainage.
Commissioner VOS wanted to confirm the zoning of the building to the north and
asked if the zone change to MU-N will run with the land if the owners decide notto develop, but to sell instead.
Ms. Reckert confirmed that the MU-N zoning would remain, regardless of
ownership.
Tom Kennedy, Applicant11194 I-70 Frontage Rd North
Mr. Kennedy gave a brief explanation behind his desire for the zone change to
MU-N. He said the concept of becoming more environmentally conscious isbeneficial and would create less vehicular traffic by developing a live/workproduct. The units would include office space on the main floor and apartmentsabove, on the 2nd floor. He also added that he had enjoyed working with the City
of Wheat Ridge staff.
ATTACHMENT 3
John Clark, Resident 4665 Swadley Street
Mr. Clark believes the staff at the City of Wheat Ridge is hard to work with and he felt it was inappropriate to indicate that three people had attended the neighborhood meeting in May because the two other people showed up late. He said he is not
against development, but in fact is against changing the zoning for something in the
future that could be much bigger or more intensive. He feels that MU-N is more valuable than an A-1 zoning and will just be sold for money. Mr. Clark does not want to see A-1 properties disappear because we need more grassland and feels Wheat Ridge is not sustainable if it is all asphalt. He expressed concerns that a
vacant A-1 property on the east side of Tabor Street would be rezoned and
redeveloped commercially. He expressed distrust of the City and of staff. Commissioner VOS commented that if the maximum height for residential use in MU-N is 35 feet and 50 feet for all other uses, she is worried something other than
live/work will be developed.
Ms. Mikulak explained that zoning runs with the land and it is appropriate to compare the different development standards to the commercial properties adjacent to this one not only the A-1 that it is zoned currently. Commercial-One (C-1) also
has a height limit of 50 feet for buildings with commercial uses. The Commission
needs to focus on the zoning not the potential for a live/work development because it is always possible that future development could be for any of the permitted uses. It was moved by Commissioner BUCKNAM and seconded by Commissioner WEAVER to recommend APPROVAL of Case No. WZ-18-01, a request for
approval of a zone change from Agricultural-One (A-1) to Mixed Use-Neighborhood (MU-N) for property located at 4433 Tabor Street, for the following reasons: 1. The proposed zone change will promote the public health, safety, or
welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City’s Comprehensive Plan and Fruitdale Subarea Plan 3. The proposed zone change is consistent with the character of Tabor
Street. 4. The zone change will provide opportunity for reinvestment in the area. 5. The criteria used to evaluate a zone change support the request.
Commissioner BUCKNAM explained he is going to support the motion because Tabor Street is between the neighborhood on the east and the commercial on the west and it is appropriate for a mixed use zoning and the uses would be in character with the neighborhood.
Commissioner WEAVER added that she works and lives among agricultural uses
and when you don’t have large continuous spaces it is hard to do agricultural work. She explained that when you look at the zoning map there are not agricultural activities being done in the A-1 zone districts. Commissioner WEAVER added that the City of Wheat Ridge has done an excellent job at creating zone districts for
what is appropriate for the neighborhoods.
Vice Chair BODEN called for a vote. Motion recommending APPROVAL carried 5-1 with Commissioner VOS voting no.
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: COUNCIL BILL NO. 09-2018 – AN ORDINANCE APPROVING A ZONE CHANGE FROM AGRICULTURAL-ONE (A-1) TO
PLANNED RESIDENTIAL DEVELOPMENT (PRD) WITH AN
OUTLINE DEVELOPMENT PLAN (ODP) FOR PROPERTY
LOCATED AT 5372 AND 5392 QUAIL STREET (CASE NO. WZ-17-11/CLARK) PUBLIC HEARING ORDINANCES FOR 1ST READING (03/26/2018)
BIDS/MOTIONS ORDINANCES FOR 2ND READING (04/23/2018) RESOLUTIONS QUASI-JUDICIAL: YES NO
_______________________________ _____________________________________ Community Development Director City Manager ISSUE:
The applicant is requesting approval of a zone change from Agricultural-One (A-1) to Planned Residential Development (PRD) for property located at 5372 and 5392 Quail Street for the purpose of developing single-family homes and townhomes.
The proposed rezoning area includes two parcels, the total size of which is approximately five and
one-quarter acres. PRIOR ACTION: Planning Commission heard the request at a public hearing on March 15, 2018 and recommended
approval. The staff report and meeting minutes from the Planning Commission meeting will be
included with the ordinance for second reading. FINANCIAL IMPACT: The proposed zone change is not expected to have a direct financial impact on the City. Fees in the
amount of $1,756.62 were collected for the review and processing of Case No. WZ-17-11.
Council Action Form – 5372/5392 Quail St. Rezoning
March 26, 2017
Page 2
Case No. WZ-17-11/Clark
BACKGROUND: The subject property is located in a northern peninsula of Wheat Ridge, and is surrounded on three
sides by the City of Arvada. It is located along Quail Street north of Ridge Road and south of 54th Avenue. Less than 500 feet south of the subject property is the Quail Ridge Estates subdivision, a planned development approved in 2006 for 25 homes. Construction in Quail Ridge Estates is currently underway and several homes are complete and have been issued certificates of
occupancy.
The subject property consists of two parcels, each of which contains a single-family home. The existing single-family homes were built in the late 1920s and early 1950s and have been utilized for residential and agricultural uses since that time.
Surrounding Land Uses The property is nearly equidistant between two Gold Line stations (Wheat Ridge · Ward to the west and Arvada Ridge to the east). Historically, the neighborhoods in the area have been comprised predominantly of single-family homes and with some condominiums and multifamily.
The housing stock is diversifying with the rail line catalyzing new developments.
To the north and east of the subject property is the Skyline Estates neighborhood in the City of Arvada. This area consists of single-family homes constructed throughout the mid-2000s. To the southeast along Ridge Road, also within the Skyline Estates neighborhood, are five 8-unit
apartment buildings. To the west of the subject property is a large vacant parcel within the City of
Arvada. The current zoning on the property would allow residential uses to the north and industrial uses to the south. The City of Wheat Ridge recently received a referral from the City of Arvada for a proposed rezoning of this property to allow for approximately 500 dwelling units, consisting of single-family detached homes, paired homes, and apartments. This proposed
development (Haskins Station) is currently under review by the City of Arvada, and has yet to be
heard by the Arvada Planning Commission or City Council. To the south of the subject property are two properties agriculturally zoned and utilized for single-family homes with potentially some accessory agricultural uses. Further to the south is the aforementioned Quail Ridge Estates development, zoned Planned Residential Development.
Current and Proposed Zoning The site’s current zoning, Agricultural-One (A-1), allows for residential estate living within a quasi-rural or agricultural setting with single-family homes being permitted on a minimum of one-acre of land. Other uses permitted within this zone district are primarily agricultural uses such as
farming, farmers markets, produce stands, riding academies and public stables, in addition to a few
non-agricultural uses such as governmental buildings and schools. The applicant has proposed a Planned Residential Development which allows for single-family attached and detached homes and open space. Also allowed as accessory uses are home occupations and household pets. These accessory uses are in line with all residential zone districts in the City, and would be subject to the
underlying regulations within the Code of Laws. Additionally, the applicant has proposed not
allowing detached accessory structures or RV and boat storage within the development. This is typical of some of the City’s more recent Planned Residential Developments.
Council Action Form – 5372/5392 Quail St. Rezoning
March 26, 2017
Page 3
Case No. WZ-17-11/Clark
RECOMMENDED MOTION:
“I move to approve Council Bill No. 09-2018 an ordinance approving the rezoning of property located at 5372 and 5392 Quail Street from Agricultural-One (A-1) to Planned Residential Development (PRD) on first reading, order it published, public hearing set for Monday, April 23, 2018 at 7 p.m. in City Council Chambers, and that it take effect 15 days after final publication.”
REPORT PREPARED/REVIEWED BY: Zack Wallace Mendez, Planner II Kenneth Johnstone, Community Development Director
ATTACHMENTS:
1. Council Bill No. 09-2018
ATTACHMENT 1
CITY OF WHEAT RIDGE INTRODUCED BY COUNCIL MEMBER __________
COUNCIL BILL NO. 09 ORDINANCE NO. _________ Series of 2018 TITLE: AN ORDINANCE APPROVING A ZONE CHANGE FROM
AGRICULTURAL-ONE (A-1) TO PLANNED RESIDENTIAL DEVELOPMENT (PRD) WITH AN OUTLINE DEVELOPMENT PLAN (ODP) FOR PROPERTY LOCATED AT 5372 AND 5392 QUAIL STREET (CASE NO. WZ-17-11/CLARK)
WHEREAS, Chapter 26 of the Wheat Ridge Code of Laws establishes
procedures for the City’s review and approval of requests for land use cases; and, WHEREAS, Summer Clark of SCHAL Investments, LLC has submitted a land use application for approval of a zone change to the Planned Residential Development
(PRD) zone district for property located at 5372 and 5392 Quail Street; and,
WHEREAS, the City of Wheat Ridge has adopted a comprehensive plan—
Envision Wheat Ridge—which calls for residential uses along Quail Street north of Ridge Road; and,
WHEREAS, the subject property lies equidistant between two Gold Line stations, and the housing stock in the area is diversifying with the rail line catalyzing new development in the area; and,
WHEREAS, the City of Wheat Ridge Planning Commission held a public hearing
on March 15, 2018 and voted to recommend approval of rezoning the property to Planned Residential Development (PRD), NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WHEAT RIDGE, COLORADO:
Section 1. Upon application by Summer Clark for approval of a zone change ordinance from Agricultural-One (A-1) to Planned Residential Development (PRD) for property located at 5372 and 5392 Quail Street, and pursuant to the
findings made based on testimony and evidence presented at a public hearing
before the Wheat Ridge City Council, a zone change is approved for the following described land: A PARCEL OF LAND SITUATED IN THE SOUTHEAST CORNER OF THE
NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING MORE PARTICULARY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTWEST SIXTEENTH CORNER OF SAID SECTION 16; THENCE N89°37’16”E ALONG THE EAST-WEST CNETERLINE OF SAID
SECTION 16 A DISTANCE OF 471.14 FEET TO THE NORTHWEST CORNER
OF TRACT A, SKYLINE ESTATES FILING NO. 2; THENCE S00°12’24”E ALONG THE WEST LINE OF BLOCK 1 OF SAID SKYLINE ESTATES FILING NO. 2 A DISTANCE OF 499.28 FEET; THENCE S89°34’25”W ALONG A LINE 160 FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE OF THE
NORTH 7 ACRES OF THE WEST 14 ACRES OF THE SAID SOUTHEAST
QUARTER OF THE NORTHWEST QUARTER OF SECTION 16 A DISTANCE OF 430.76 FEET TO A POINT ON THE EAST LINE OF PROPERTY CONVEYED TO JEFFERSON COUNTY BY DEED RECORDED APRIL 6, 1954 AT RECEPTION NO. 572675; THENCE N00°15’01”W ALONG SAID EAST LINE
A DISTANCE OF 19.63 FEET TO THE NORTHEAST CORNER OF SAID
PROPERTY; THENCE S89°37’16”W ALONG THE NORTH LINE OF SAID PROPERTY A DISTANCE OF 40.00 FEET TO A POINT ON THE NORTH-SOUTH CENTERLINE OF SAID NORTHWEST QUARTER OF SECTION 16; THENCE N00°15’01”W ALONG SAID CENTERLINE A DISTANCE OF 480.00
FEET TO THE POINT OF BEGINNING.
Section 2. Vested Property Rights. Approval of this zone change does not create a vested property right. Vested property rights may only arise and accrue pursuant to the provisions of Section 26-121 of the Code of Laws of the City of
Wheat Ridge.
Section 3. Safety Clause. The City of Wheat Ridge hereby finds, determines, and declares that this ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and
welfare of the public and that this ordinance is necessary for the preservation of
health and safety and for the protection of public convenience and welfare. The City Council further determines that the ordinance bears a rational relation to the proper legislative object sought to be attained.
Section 4. Severability; Conflicting Ordinance Repealed. If any section,
subsection or clause of the ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed.
Section 5. Effective Date. This Ordinance shall take effect 15 days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of __ to __ on
this 26th day of March, 2018, ordered it published with Public Hearing and consideration
on final passage set for Monday, April 23, 2018 at 7:00 o’clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of _____ to _____, this _____ day of ___________, 2018.
SIGNED by the Mayor on this _______ day of _______________, 2018. ______________________________________
Bud Starker, Mayor
ATTEST:
_______________________________________
Janelle Shaver, City Clerk Approved as to Form
_______________________________________ Gerald Dahl, City Attorney 1st publication:
2nd publication:
Wheat Ridge Transcript: Effective Date:
ITEM NO: ___ DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: RESOLUTION NO. 16-2018 – A RESOLUTION AMENDING THE FISCAL YEAR 2018 GENERAL FUND BUDGET TO
REFLECT THE APPROVAL OF A SUPPLEMENTAL
BUDGET APPROPRIATION IN THE AMOUNT OF $20,000 TO
FUND A LANDSCAPE INSPECTION AND ENFORCEMENT
PROGRAM PUBLIC HEARING ORDINANCES FOR 1ST READING BIDS/MOTIONS ORDINANCES FOR 2ND READING RESOLUTIONS QUASI-JUDICIAL: YES NO
______________________________ ______________________________
Community Development Director City Manager ISSUE: City Council has prioritized maintaining and enhancing the physical appearance of the City. One
way the City accomplishes that goal is through requiring quality landscaping on all new construction projects. After landscaping is installed, it requires regular maintenance to remain healthy and living, particularly in the arid Colorado high desert climate. A City landscape inspection and enforcement program is one way to ensure ongoing landscape maintenance is occurring. In 2017, the Community Development Department initiated a pilot landscape
inspection and enforcement program, utilizing a paid seasonal intern. To continue this program in 2018, a budget supplemental of $20,000 is requested. PRIOR ACTION: City staff briefed City Council on the 2017 pilot program at a March 5, 2018 study session. City
Council expressed support for the program and provided a consensus direction to bring back the item for a supplemental budget resolution in the amount of $20,000.
CAF - Landscape Inspection Supplemental Budget Appropriation
March 26, 2018
Page 2 FINANCIAL IMPACT: Staff did not budget for the continuation of the program in 2018, wanting to first brief City
Council on the program and the 2017 results to gauge Council support. The program cost less than $10,000 in 2017, but that did not allow for as thorough a program approach as would be ideal. Funding at the $20,000 level will allow a seasonal part time intern to be hired in April, just prior to the start of the growing season to prepare for a proactive inspection program. Funds are
available in General Fund undesignated reserves to fund this request.
BACKGROUND: City Council has prioritized the community’s physical appearance and image. Maintaining the City’s public and privately owned landscaping is one way of achieving that goal. To that end,
City staff initiated a proactive landscape inspection and enforcement pilot program in 2017. Staff
performed landscape inspections on 45 sites, with a focus on recently developed commercial, multi-family and multi-lot single-family projects. The inspections determined whether plant materials, mulch and irrigation were being adequately maintained. The program was generally well received and numerous properties were fully restored to comply with their approved
landscape plans. The memo from the March 5, 2018 study session is attached for a more detailed
description of the 2017 pilot program
RECOMMENDATIONS: Staff recommends approval of the resolution in order to provide for a supplemental budget
appropriation of $20,000 for the purpose of amending the fiscal year 2018 General Fund budget
to reflect the approval of a landscape inspection and enforcement program. RECOMMENDED MOTION: “I move to approve Resolution No. 16-2018, a resolution amending the fiscal year 2018 General
Fund budget to reflect the approval of a supplemental budget appropriation in the amount of
$20,000 to fund a landscape inspection and enforcement program.” Or,
“I move to table indefinitely Resolution No. 16-2018, a resolution amending the fiscal year 2018
General Fund budget to reflect the approval of a supplemental budget appropriation in the amount of $20,000 to fund a landscape inspection and enforcement program for the following reason(s) _____________________________________.” REPORT PREPARED/REVIEWED BY:
Kenneth Johnstone, Community Development Director Patrick Goff, City Manager ATTACHMENTS: 1. Resolution No. 16-2018
2. Staff memo from March 5, 2018 study session
CITY OF WHEAT RIDGE, COLORADO RESOLUTION NO. 16 Series of 2018
TITLE: A RESOLUTION AMENDING THE FISCAL YEAR 2018 GENERAL FUND BUDGET TO REFLECT THE APPROVAL OF A SUPPLEMENTAL BUDGET APPROPRIATION IN THE AMOUNT OF $20,000 TO FUND A LANDSCAPE INSPECTION AND ENFORCEMENT PROGRAM
WHEREAS, City Council has prioritized the physical appearance and beautification of the City’s public realm; and WHEREAS, requiring quality landscaping in association with new development is
one means of achieving those beautification goals; and WHEREAS, the City requires irrigated landscaping be installed on all new commercial, mixed-use, multi-family and multi-lot single-family developments; and
WHEREAS, City Code requires said landscaping be properly maintained in
perpetuity; and WHEREAS, the arid high desert climate requires consistent irrigation for trees and other plant materials to remain healthy and living; and
WHEREAS, regular maintenance often includes replacement of dead or diseased plant material, replacement of mulch and repair and maintenance of underground irrigation systems; and
WHEREAS, the requested funding is available in the General Fund undesignated
reserves. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Wheat Ridge, Colorado as follows:
Section 1. A transfer of $20,000 from General Fund undesignated reserves to account 01-120-600-617 is hereby approved and revenues are amended accordingly.
DONE AND RESOLVED this 26th day of March 2018.
William “Bud” Starker, Mayor
ATTEST:
Janelle Shaver, City Clerk
Attachment 1
Memorandum
TO: City Council and Mayor THROUGH: Kenneth Johnstone, Community Development Director
FROM: Meredith Reckert, Senior Planner DATE: February 23, 2018 (for March 5, 2018 study session) SUBJECT: Landscape Inspection Pilot Program
The intent of this memorandum is to update City Council regarding the process and results of a landscape inspection pilot program conducted by the Community Development Department last summer. If there is a desire to continue the program in 2018, there will be a need for a budget
supplemental.
Purpose of the Program The City Council has identified the physical appearance of the City to be a priority. The primary tool used to achieve this is through code enforcement inspection efforts. One of the identified
strategies to maintain high quality community aesthetics in the City is to create a more proactive
program for the enforcement of landscaping violations, where required landscaping has died or been removed. Background One of the integral components of the building permit plan review function for multi-family,
commercial and large single-family subdivision projects is review of a landscape plan. The plan is reviewed for compliance with the landscaping requirements detailed in the City Code. Prior to the issuance of a Certificate of Occupancy for new structures, a landscape inspection is required to verify conformance with the approved plan. However once this final inspection occurs,
continued maintenance of a property’s landscaping may not occur or plant materials die and are
not replaced. Section 26-502.G of the City Code requires perpetual maintenance of landscaping approved through the building permit and development processes. Process In the summer and fall of 2017, the Community Development planning division created and
managed a pilot program for proactive enforcement of landscape plans for existing properties in the City. A temporary intern was hired and was employed from June through mid-November to implement the program.
The following is a general summary of steps performed by the intern to assess landscaping and
address compliance issues:
ATTACHMENT 2
2
• A list of properties to inspect was developed by planning staff and provided to the intern. This list included properties that were developed within the last several years.
• The originally approved building permits and landscape plans were located for
each property in the City’s archive files.
• Our intern visited each site and documented the existing landscaping through photographs, maps, and written notes. Items noted included dead or missing plant materials, exposed irrigation pipes and inadequate mulch in planting beds.
• For all properties, a follow-up letter was prepared and sent explaining the purpose of the program and notifying the property owner that an inspection had been performed. The findings were documented in the letter and a copy of the original landscape plan. Letters were provided to both compliant and non-
compliant properties, and these template letters are attached for reference.
(Exhibit 1, Template letters)
• The property points of contact were given two weeks to respond back upon receipt of the letter. Those not responding in the specified timeframe were sent follow-up letters.
• A subsequent site visit occurred with the property owner (or with their representative or landscaper) to discuss the findings and trouble shoot issues that staff may not have been aware of (maintenance problems, inappropriate species, etc.).
• Staff then worked with the property owner and/or landscaper to establish a schedule for remedy of the issues identified. This could include replacing plant species, modifying irrigation, or redesigning landscape plans among other remedies.
• Once the improvements were completed, a letter of compliance was provided. It is important to note, that every property and the processes varied slightly with variables such
as how quickly they would respond to us, who we were working with (property owner or
business manager), the extent of property issues, etc. As the program continued into the fall,
some property owners expressed concern for end-of-year maintenance budgets, and end of
planting season constraints. A landscaping restoration agreement was created and provided to
those who requested to defer until June 1, 2018 to finish their improvements.
Attached is an example of the correspondence provided to Chase Bank at 7405 W. 38th Avenue
regarding their landscaping. This interaction was considered a success due to their timely
response and willingness to work with staff on not only replacement of plant materials, but to
address other items on the site. (Exhibit 2, Chase correspondence)
Program Results A total of 45 sites were inspected during the 2017 pilot program. As shown in the map below
the sites were spread throughout the City. Each site is noted by a red pinpoint.
3
The following are statistics based on the pilot program.
• A total of 45 sites were visited, and 35 property owners responded to initial correspondence (a 77% response rate).
• Twelve of the sites were brought into full compliance.
• Eight of the property owners have done some initial work and executed the Landscape Restoration Agreement which postpones a compliance date until June 1, 2018.
• Eleven of the property owners are still in correspondence with staff about next
steps.
• Ten of the property owners did not respond and need to be contacted again this spring.
• Two of the property owners objected to additional investment in their property.
• Other than the intern’s wages, there was minimal monetary investment on the part of the City as resources were already on hand (City Hall computer station, city vehicle, office supplies, etc.).
• Most of the property owners agreed that quality landscaping is vital to maintain a
positive image of the city and were willing to work with us. 2018 Program If there is a desire to continue the program in 2018, there will be a need to assess budget
and staffing resources. As noted above the Department will need to hire an intern to start
in May 2018. The cost of the program last year was $6240, which allowed us to pay an intern for part-time work for 25 hours per week for five months.
4
Request for City Council Direction If City Council wishes to continue this landscape inspection program, a budget
supplemental will be needed. To optimize the program, staff recommends beginning the inspection program in late spring and continuing through early fall at the end of the ideal planting season. A budget supplemental of $10,000 would be necessary and could be brought for City Council action on the March 26 agenda.
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: RESOLUTION NO. 17-2018 - A RESOLUTION APPROVING AN
INTERGOVERNMENTAL AGREEMENT BETWEEN THE
CITY OF WHEAT RIDGE AND THE LONGS PEAK METROPOLITAN DISTRICT FOR CONSTRUCTION OF THE I-70 AND 32ND AVENUE INTERCHANGE PUBLIC HEARING ORDINANCES FOR 1ST READING BIDS/MOTIONS ORDINANCES FOR 2ND READING RESOLUTIONS QUASI-JUDICIAL: YES NO
______________________________ ______________________________
Director of Public Works City Manager ISSUE: As part of the proposed Clear Creek Crossing project, the City has been working with Longs
Peak Metropolitan District (the District) and CDOT to design and attain approvals for construction of the I-70 westbound hook-ramps just north of 32nd Avenue, including modifications to the I-70/32nd Avenue interchange. These improvements are needed not only to accommodate the project, but also to improve overall transportation access and safety in the immediate area. Included in the many discussions that have occurred throughout this process
have been logistics regarding how construction of the improvements would occur and by whom. As a result, agreements between the City, CDOT, and the District have been developed for approval by the respective entities. These agreements are necessary to assign roles and responsibilities for actual construction, funding, long-term maintenance, as well as addressing other logistics.
Essentially, the District will be constructing the improvements in accordance with the requirements of an Intergovernmental Agreement (IGA) with the City of Wheat Ridge. Because the work involves construction of facilities in CDOT right of way the was also be owned and maintained by CDOT, the City of Wheat Ridge must also enter into an IGA with CDOT.
CAF – Longs Peak Metropolitan District Hook Ramp IGA
March 26, 2018
Page 2 The request for Council action as described herein is for approval of an IGA between the City of
Wheat Ridge and the District only. A separate agreement between the City and CDOT is
addressed in a separate Council action request. PRIOR ACTION: The proposed roadway improvements and a pending development have been contemplated for
several years, as far back as 2006-2007 when a previous property owner intended to develop the
same property. More recently, a different property owner has been working to plan a different development over much of the same property. Since 2014, the City has re-engaged with CDOT, FHWA, the community, and other stakeholders to pursue a similar process for the approval of infrastructure improvements. These improvements, more commonly referred to as the
westbound “hook ramps” are needed not only to serve the proposed development, but also to
improve overall access and safety in the immediate area. At the January 8, 2018 Study Session, Council was provided an update on this process, including a general overview of two proposed IGAs; one between the City of Wheat Ridge and CDOT, and
the other between the City of Wheat Ridge and the Longs Peak Metropolitan District.
On March 15, 2018, the State of Colorado Transportation Commission approved the City’s request for an Interstate Access Request (IAR), thus allowing for construction of the I-70/32nd Avenue interchange improvements, which includes the hook ramps.
Council also approved an IGA with Denver Water on September 11, 2017, approving relocation of Denver Water’s access and staging location for Conduit 16 tunneling work so as not to interfere with potential timing and construction conflicts with construction of the hook ramps.
FINANCIAL IMPACT:
Funding in the amount of $10 million for construction of the roadway improvements has been allocated by the City through funds attained from 2E sales tax bonds. The Agreement is structured such that the District will submit progress payments to the City for payment on a periodic/monthly basis as work is completed.
At this time, both parties have been working with an estimated base project cost of $10 million. However, actual costs will not be known until bids are received and the work is ultimately completed. As a result, the Agreement includes provisions for acceptance of bids, change orders, cost overruns, and other anticipated and unanticipated events. In the event project costs exceed
$10 million, the City is responsible for those cost overruns and the District will reimburse the
City as provided in the Hook Ramp Cost Reimbursement Agreement (Exhibit E). BACKGROUND: Development of the property located west of I-70, south of Highway 58, and north of 32nd
Avenue has been considered for several years. Over a decade ago, the property owner at the
time proposed a significant regional destination type of development. Although approvals by the City, CDOT, and FHWA were attained at the time, the development did not come to fruition and
CAF – Longs Peak Metropolitan District Hook Ramp IGA
March 26, 2018
Page 3 the property has remained vacant since. More recently, the property turned over to new owners
(Evergreen Development Co.). A mixed-use development is now being proposed over the same
area with the exception of the property between Clear Creek and Highway 58, where no development is proposed at this time. Under the provisions of the IGA between the City and the District, construction of the public
improvements (hook-ramps) will be performed by Evergreen Development, through their
construction manager, Mortenson Construction. The construction will be coordinated and managed by Evergreen on behalf of the District. Mortenson Construction (Evergreen’s Construction Manager) will be conducting the overall construction management, bidding, contract awards, overall contract management, payments to contractors, inspection, and other
necessary construction management logistics. The IGA provides the necessary provisions,
requirements and safeguards needed to assure that the project will be completed in accordance with both City and CDOT requirements. Oversight of construction by the City will be provided with the assistance of the City’s technical consultant (AECOM) under the direction of City staff.
RECOMMENDATION:
Staff recommends approving the attached resolution authorizing approval of an IGA with the Longs Peak Metropolitan District for construction of the I-70 and 32nd Avenue interchange improvements. RECOMMENDED MOTION:
“I move to approve Resolution No. 17-2018 - a resolution authorizing approval of an IGA between the City of Wheat Ridge and the Longs Peak Metropolitan District for construction of the I-70 and 32nd Avenue interchange.
Or,
“I move to postpone indefinitely Resolution No. 17-2018 - a resolution authorizing approval of an IGA between the City of Wheat Ridge and the Longs Peak Metropolitan District for construction of the I-70 and 32nd Avenue interchange, for the following reason(s)
___________________________________.”
REPORT PREPARED/REVIEWED BY: Scott Brink, Director of Public Works Patrick Goff, City Manager
ATTACHMENTS: 1. Resolution No. 17-2018 2. Intergovernmental Agreement for Construction of the I-70 and 32nd Avenue Interchange
3. Access Improvements Illustration
CITY OF WHEAT RIDGE, COLORADO RESOLUTION NO. 17 Series of 2018 TITLE: A RESOLUTION APPROVING AN INTERGOVERNMENTAL AGREEMENT BETWEEN THE CITY OF WHEAT RIDGE AND THE LONGS PEAK METROPOLITAN DISTRICT FOR CONSTRUCTION OF THE I-70 AND 32ND AVENUE INTERCHANGE WHEREAS, pursuant to Charter Section 14.2 and C.R.S. § 29-1-203, the City of Wheat Ridge is authorized to enter into cooperative agreements with other governmental entities; and
WHEREAS, the City and the Longs Peak Metropolitan District have negotiated
an intergovernmental agreement for construction of hook ramps in connection with the I-70/32nd Avenue interchange project; and
WHEREAS, in accordance with Section 14.2 of the City’s Home Rule Charter, the City Council wishes to approve said intergovernmental agreement by resolution.
NOW, THEREFORE, BE IT RESOLVED by the Wheat Ridge City Council, that:
The Intergovernmental Agreement by and between the Longs Peak Metropolitan District and the City of Wheat Ridge attached to this resolution and incorporated herein by reference, is hereby approved, and the Mayor and City Clerk are authorized and directed to execute the same.
DONE AND RESOLVED this _____ day of ____________, 2018.
Bud Starker, Mayor
ATTEST:
Janelle Shaver, City Clerk
ATTACHMENT 1
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INTERGOVERNMENTAL AGREEMENT FOR CONSTRUCTION OF THE I-70 AND 32ND AVENUE INTERCHANGE
This INTERGOVERNMENTAL AGREEMENT FOR CONSTRUCTION OF THE I-70 AND 32ND AVENUE INTERCHANGE (“Agreement”) is entered into this ___ day of________________, 2018, by and between the City of Wheat Ridge, a Colorado home-rule
municipality, and the Longs Peak Metropolitan District, a quasi-municipal corporation and political subdivision of the State of Colorado (the “District”).
RECITALS
A.The City of Wheat Ridge, Colorado (the “City”), is a Colorado home rule municipality,organized and existing pursuant to Section 6 of Article XX of the Colorado Constitution.
B.The City has authority under Article XIV Section 18 of the Colorado Constitution andC.R.S., 29-1-201 et seq. to enter into intergovernmental agreements for lawful purposesauthorized to it.
C.City of Wheat Ridge 2016 Ballot Issue 2E authorized debt in the amount of Thirty-ThreeMillion Dollars ($33,000,000) to finance the design and construction of City projects. Estimatedcosts of Ten Million Dollars ($10,000,000) were allocated for the I-70 and 32nd Avenue hookramp interchange construction (the “2E Funds”).
D.The City entered into an intergovernmental agreement with the Colorado Department ofTransportation (“CDOT”) concerning the design, construction, and operation and maintenanceof the ramps (the “CDOT IGA”). The CDOT IGA identifies the ramp project as the “I-70 and32nd Avenue Interchange”, project CC 0703-453 (22417), a depiction of which, together withassociated improvements that include but are not limited to that portion of Clear Creek Drive
necessary to make the ramps functional, is attached as Exhibit A (the “Project”). The Districtis not a party to the CDOT IGA.
E.The City and CDOT have approved or will be approving the design and construction documentsand CDOT will issue a construction/access permit for the Project. All approved documents
governing the Project, including permits, design and construction documents, will be attached tothis Agreement as Exhibit B (the “Project Documents”) prior to the District executing anyconstruction contracts.
F.The Project is a regional improvement to facilitate traffic flow in and around the City including
a planned mixed-use subdivision known as Clear Creek Crossing (“CCC”). CCC is being
developed by Evergreen-Clear Creek Crossing, L.L.C. (“Evergreen”). CCC’s publicinfrastructure is being provided by the District (the “CCC Project”).
G.The District finds that the Project is a public improvement that serves CCC, The City and its
residents, and the District’s constituents.
ATTACHMENT 2
{00334893} 2
H. The District has entered into a Pre-Construction and Construction Management Services
Agreement with M.A. Mortenson Company (the “CM”) to provide pre-construction and construction management services for the CCC Project (the “CM Agreement”). I. The District has entered into an Agreement for Development Director Services with Evergreen (hereinafter referred to as the “DD”), to direct, coordinate and administer the pre-construction
and construction phases of the CCC Project in conjunction with the CM (the “DD Agreement”). J. The District has or will enter into an Agreement for Engineering Services with Martin/Martin, Inc. (the “Engineer”) to provide pre-construction and construction engineering services for the
CCC Project (the “Engineer Agreement”). K. The City desires to use 2E Funds to pay for the District’s construction of the Project in coordination with the CCC Project.
L. The City has entered into an Investing 4 The Future Projects Professional Consulting Services Agreement with AECOM Technical Services, Inc. (“AECOM”) to provide (1) management and review of public infrastructure projects; (2) construction project management and inspection; (3) assistance in obtaining additional funding; and, (4) assistance in communications during projects to be paid for with 2E Funds on behalf of the City (the “AECOM Agreement”).
M. The City and the District have entered into this Agreement in order to: i. Provide for the District to construct the Project on behalf of the City pursuant to the Project Documents;
ii. Provide for the City’s payment to the District of all costs of the Project utilizing the City’s 2E Funds and other City funds necessary to complete the Project; iii. Provide for reimbursement to the City of any Construction Costs, as defined
herein, paid in excess of the 2E Funds; and iv. Provide for coordination of activities performed under the CM Agreement, DD Agreement, Engineer Agreement and AECOM Agreement in a manner that ensures the Project is completed in accordance with the Project Documents.
NOW THEREFORE, the parties have entered into this Agreement.
COVENANTS AND AGREEMENTS
1. SCOPE OF SERVICES. The District will provide pre-construction, construction management and construction services for the Project (the “District Services”), all as required under the CM Agreement, the DD Agreement, the Engineer Agreement, and those
certain construction contracts the district is required to enter into in order to complete the District
Services.
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A. Scope. The scope of the District Services is more specifically described in Exhibit C.
B. Coordination. District Services will be provided in coordination with the City’s authorized representative: Stephen McQuilkin, AECOM Technical Services, Inc., 6200 S. Quebec Street, Greenwood Village, CO 80111 (303.843.2127; stephen.mcquilkin@aecom.com) (the “City Representative”) (references to the City include the City Representative).
C. No Intended Beneficiaries. The District is responsible only for construction of the Project pursuant to the Project Documents, this Agreement and the intergovernmental Agreement for Hook Ramp cost Reimbursement attached hereto as Exhibit E. It is not responsible to the City for any obligations or performance owed to CDOT, AECOM or any other person or entity. Neither CDOT, AECOM nor any other person or entity is an intended
beneficiary of this Agreement.
D. Additional Services. The City may request the District to provide additional services not set forth in Exhibit C in writing (the “Additional Services”). The City and the District will negotiate the scope, cost and method of payment for Additional Services, which must be memorialized by a written agreement.
E. Standard of Performance. The District will perform the District Services using that degree of skill and knowledge customarily employed by professionals performing similar general contracting/construction management services in the Denver metropolitan area.
i. The City represents that the Project Documents listed in Exhibit B are all the documents and information necessary to complete the Project as
required by this Agreement.
ii. The District acknowledges that coordination of certain District Services with the City Representative is necessary (the “Coordinated Services”). The Coordinated Services are separately identified in Exhibit C. The City Representative is the agent of the City for all Coordinated Services.
2. TERM OF AGREEMENT. The term of this Agreement begins on the date of execution and ends (1) three years after the Project has been deemed substantially completed in the manner described at Paragraph 4.C.ii, (2) by mutual written agreement of the parties; or, (3) by the exercise of the termination provisions in paragraph 9.
3. SCHEDULE. The District will undertake the District Services in a manner and
sequence that assures their timely completion in light of the purposes of this Agreement and
coordination with the CCC Project requirements. Estimated performance dates for components of the District Services are set forth separately in Exhibit C.
4. Payment of Project Costs.
A. Waiver of District Fee. The District will not charge a construction
management or other fee for the District Services. The City shall waive any Right of Way
Permit Fee(s) or other fees customarily imposed by the City.
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B. Cost of District Services and the Project to be Paid by City. Except as provided in Paragraph 4(F) below, the City acknowledges that the District is agreeing to complete the Project with the understanding that no cost whatsoever will be borne by the District. The City shall pay to the District all amounts necessary to pay District costs, obligations and expenses incurred in the performance of the District Services (the “Construction Costs”). A
list of some estimated Construction Costs is attached as Exhibit D (the “Construction Cost Estimates”). The City represents that it shall consider appropriation of funds for payment in 2018 in an amount equal to or in excess of the total Construction Cost Estimates for the Project and that it shall consider appropriation of appropriate additional funds needed in future years. The District is not obligated to enter into any construction contracts until sufficient funds to pay
the contract amount have been appropriated and made available by the City. C. Applications for Payment. The City acknowledges that the District is relying on payment from the City to pay Construction Costs and that funds therefor must be made available to the District to pay Construction Costs in a timely manner. The District will
submit applications for payment to the City requesting funds to pay Construction Costs. (each an “Application for Payment” and together, the “Applications for Payment”). Applications for Payment shall be submitted on a form approved by the City as substantially set forth in Exhibit G. Applications for Payment will (a) describe and provide a copy of any Trade/Construction Contract the District intends to enter into and provide construction cost schedules for each
construction, materials or trade contract, outlining those costs and the schedule under which such costs are anticipated to become payable; and, (b) describe any other Construction Costs that (i) have been incurred and (ii) are anticipated to be incurred during the ensuing 60 day period along with a similar construction cost schedule. The construction cost schedules shall be provided to the City in advance off any Application for Payment, and may be revised from time to time, so
long as the revised schedules are similarly provided to the City. The City will consider and approve the Application for Payment and make all approved funds available to the District to timely pay costs as they become due under the construction cost schedule or when actually due. The City shall deliver or otherwise make the approved funds available for use by the District so the District can timely pay Construction Costs in a manner to be agreed upon by the District
accountant and City Finance Director. i. The District, using a form approved by the City, shall submit on a monthly basis an itemized list demonstrating the Construction Costs paid with funds approved under an Application for Payment (the “Evidence of Costs”), including but not limited to
the following: 1) an itemized list of costs paid by the District pursuant to the CM Agreement, including the “applications for payment” for “services”, trade contractor “work”, materials, supplies, and equipment performed
or procured for purposes of the Project; and
2) an itemized list of costs paid by the District pursuant to the DD Agreement for services under that Agreement; and
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3) an itemized list of costs paid by the District pursuant to the Engineer
Agreement for services under that Agreement; and 4) an itemized list(s) demonstrating other costs paid by the District for purposes of performing such District Services, including but not limited to costs of legal, accounting, testing, insurance, performance or other
bonds, or any other consulting or construction services, to the extent such costs are within the scope of Exhibit C. ii. In no event shall the City be obligated to pay or reimburse any Construction Costs when payment or reimbursement is requested more than three (3) years after the
Project is deemed substantially completed as "substantial completion" is defined in §24-91-102(5), Colorado Revised Statutes so long as the delay is not the fault of the City. The District is not obligated to accept bid proposals, execute contracts for construction or incur
other obligations for construction of the Project without funds approved under an Application for Payment being made available to the District. D. Payment Objection Resolution. The City and District acknowledge the importance of timely performance of and payment for the Project. If the City has an objection to
Construction Costs that have been submitted on a monthly Application for payment or Evidence of Costs, the City shall immediately notify the District, CM, and DD of the objection. If the issue cannot be resolved, the City may submit the issue to mediation pursuant to Paragraph 13 of this Agreement. The District agrees to reimburse the City the amount of Construction Costs agreed to by the Parties in mediation, if any, pursuant to the Reimbursement Agreement attached
as Exhibit E. Either party may pursue the collection of a disputed amount in the Jefferson County District Court after mediation. E. Multi-Year Fiscal Obligation. The District acknowledges that the City’s obligation to pay all of the District’s Construction Costs under this Agreement is subject to its
appropriation of sufficient funds therefor. City represents that it presently intends to properly consider for appropriation the necessary funds to complete the Project in 2018 and budget years subsequent to 2018 and will instruct its budget officer to include the appropriation in all draft budgets. Non-appropriation of such funds shall be a cause for immediate termination of this Agreement by the District. The City hereby waives the District’s obligations under this
Agreement if the District exercises its right to terminate under this sub-Paragraph E. F. Contingency Payment. The City and District acknowledge that the City shall allocate the 2E Funds to pay for the Project, and that such funds shall be utilized entirely to pay Construction Costs until Project completion (the “Allocation”). The District acknowledges
the City has or will first utilize the 2E Funds to pay 1) Denver Water conduit work located within
the hook-ramp construction limits in the estimated amount of $557,335.63 (or actual cost); 2) Reimbursement Request #1 for Engineering and Design Services from Evergreen Development in the amount of $176,305 (or actual cost); 3) Reimbursement Request #2 for Preconstruction Management Services from Evergreen Development in the estimated amount of $74,442.32 (or
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actual cost); and 4) Reimbursement Request #3 for Engineering, Design and Preconstruction
Services in the amount of $250,747.32 (or actual cost) (the actual costs paid being “Construction Costs” for purposes of this Sub-Paragraph F). The City acknowledges that the District currently lacks and may continue to lack sufficient funds to pay Construction Costs that exceed the Allocation.
i. If Construction Costs exceed the Allocation, the City will appropriate and make available to the District additional funds to pay Construction Costs necessary to complete the Project (the “Contingency Funds”). ii. The District will reimburse the City for the Contingency Funds paid to the District
(i.e. funds paid to finance Construction Costs that exceed the $10,000,000 Allocation) (the “Contingency Reimbursement”) in the manner described in the Longs Peak Metropolitan District/City of Wheat Ridge Hook Ramp Cost Reimbursement Agreement attached as Exhibit E (the “Reimbursement Agreement”).
5. STATUS OF DISTRICT AND RELATIONSHIP TO CITY. A. District is an independent contractor and nothing contained herein shall be
construed as constituting any relationship with the City other than that expressed herein, nor shall it be construed as creating any relationship whatsoever between the City and the District’s employees. Neither the District nor any of its employees, nor the CM, DD, or Engineer are or shall be deemed employees or agents of the City. The District is not, and shall not act as, the agent of the City. The District shall be responsible for paying all amounts due to consultants, the
CM, DD, and Engineer in connection with the performance of the District Services. Further, except as otherwise provided herein, the District has sole authority and responsibility to contract with, terminate, and otherwise control whom it engages to perform the District Services. The District has sole authority and responsibility for its agents, employees, sub-contractors and all others it hires to perform or assist in performing the District Services.
B. The District and the District's employees and subcontractors are not entitled to workers' compensation benefits under any workers' compensation insurance policy of the City. The District is responsible for any federal and state income tax and other applicable taxes and other amounts that may be due on any moneys pursuant to this Agreement.
6. WARRANTIES AND REPRESENTATIONS. The District represents,
warrants and covenants that:
A. It has the required authority, ability, skills and capacity to, and shall, perform the District Services in a manner consistent with this Agreement.
B. It has knowledge of all of the legal requirements and business practices in
the state of Colorado that must be followed in performing the District Services, and the District
Services shall be performed in conformity with such requirements and practices.
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C. The execution, delivery and performance of this Agreement and the
consummation of the transactions contemplated hereby have been duly authorized by all necessary action of the board of directors of the District. All such consents and approvals are in full force and effect.
D. This Agreement constitutes the legal, valid and binding obligation of the District enforceable in accordance with its terms.
7. INSURANCE, INDEMNIFICATION AND BONDS.
A. Governmental Immunity. Neither the District nor the City waive(s) any of the immunities or limitation of liability, defenses, and protections provided by the Colorado Governmental Immunity Act, CRS 24-10-101et seq. or the common law.
B. Indemnification. Within the limitation of the Colorado Constitution and
Statutes, the District shall defend, release, indemnify and save harmless the City, its officers, agents and employees from any and all claims or damages, including but not limited to death, personal injury, property loss or damage occurring as a result of the negligence of the District, its agents, employees or contractors, and, the City shall defend, release, indemnify and save harmless the District, its officers, agents and employees from any and all claims or damages, including but not
limited to death personal injury, property loss or damage occurring as a result of negligence of the City, its agents, employees or contractors. The Parties acknowledge that provisions of this paragraph are not intended to waive any of the rights and defenses afforded the City or the District under the Colorado Governmental Immunity Act (Section 24-10-101, et. seq., C.R.S.). In addition, the Parties acknowledge that all such liabilities, claims and demands made by third parties shall be subject to any
notice requirements, defenses, immunities, and limitations of liability that the City, the District, and their officers, agents and employees may have under the Colorado Governmental Immunity Act and under any other law.
C. District Insurance.
i. The District shall not commence District Services under this
Agreement until it has obtained all insurance required herein. For the duration of this Agreement, the District will maintain the insurance coverage required in this Paragraph 7(C).
ii. The District agrees to procure and maintain, as Construction Costs, the following policy or policies of insurance. The District shall not
be relieved of any liability, claims, demands, or other obligations arising from the District Services by reason of its failure to procure or maintain insurance, or by reason of its failure to procure or maintain insurance in sufficient coverage amounts, durations, or types. All policies shall be continuously maintained from the date
of commencement of the District Services. In the case of any
claims-made policy, the necessary retroactive dates and extended reporting periods shall be procured to maintain such continuous coverage.
{00334893} 8
iii. Workers' Compensation insurance to cover obligations imposed by
the Workers' Compensation Act of Colorado and any other applicable laws for any employee engaged in the performance of District Services under this Agreement, and Employers' Liability insurance with minimum limits of FIVE HUNDRED THOUSAND DOLLARS ($500,000) each accident, FIVE HUNDRED
THOUSAND DOLLARS ($500,000) disease - policy limit, and FIVE HUNDRED THOUSAND DOLLARS ($500,000) disease - each employee.
iv. Comprehensive General Liability insurance with minimum combined single limits of TWO MILLION DOLLARS ($2,000,000)
each occurrence and TWO MILLION DOLLARS ($2,000,000) aggregate. The policy shall be applicable to all premises and operations. The policy shall include coverage for bodily injury, broad form property damage (including completed operations), personal injury (including coverage for contractual and employee
acts), blanket contractual, independent contractors, products, and completed operations. The policy shall include coverage for explosion, collapse, and underground hazards. The policy shall contain a severability of interest provision and shall name the City as an additional named insured.
v. Comprehensive Automobile Liability insurance with minimum combined single limits for bodily injury and property damage of not less than ONE MILLION DOLLARS ($1,000,000) each occurrence and ONE MILLION DOLLARS ($1,000,000) aggregate with respect to each of the District's owned, hired and/or non-owned
vehicles assigned to or used in performance of the District Services. The policy shall contain a severability of interest provision.
vi. Every policy required above shall be primary insurance, and any insurance carried by the City, its officers, or its employees, shall be excess and not contributory insurance to that provided by the
District. Deductible losses under each of the required policies above are Construction Costs.
vii. Certificates of insurance shall be completed by the District's insurance agent as evidence that policies providing the required coverages, conditions, and minimum limits are in full force and
effect, and shall be subject to review by the City upon request.
Failure on the part of the District to procure or maintain policies providing the required coverages, conditions, and minimum limits shall constitute a default of this Agreement. Upon written notice to the District of such default, the District shall have 30 days to cure
the default, the failure of which shall constitute a material breach of
contract upon which the City may immediately terminate this Agreement, or at its discretion may procure or renew any such policy or any extended reporting period thereto and may pay any
{00334893} 9
and all premiums in connection therewith, and all monies so paid by
the City shall be considered Construction Costs.
8. CONTRACTOR/ PROJECT SUB-CONTRACTORS. The District is solely and fully responsible to the City for the performance of the District Services. Every agreement entered into by the District for services, materials or supplies related to the District Services shall
require the posting of adequate performance and payment bonds to extent customarily required in the industry with the City included as an additional beneficiary or obligee. The District is solely and exclusively responsible for payment to all contractors, subcontractors, consultants and materials suppliers. The District will ensure contractors and sub-contractors comply with all insurance requirements in forms and amounts as set forth in Exhibit F and all warranties
(express or implied) resulting from any such agreements shall inure to the benefit of the City and its successors and assigns. The District shall require performance and payment bonds of all contractors and materials suppliers adequate, in form and amount, to ensure the completion of all phases of the Project subject to such contracts. The District shall obtain from all contracted entities providing service the statutory illegal alien certifications, in form approved by the City
Attorney.
9. TERMINATION: REMEDIES. A. This Agreement may be terminated by either party in the event of a
material breach by the other party. Upon material breach, the non-breaching party will give the other party 45 days’ notice and an opportunity to cure or to enter into an agreement with the non-breaching party as to how the cure will be accomplished. B. The District may terminate this Agreement immediately upon failure of
the City to appropriate funds for the Project in any fiscal year or to make funds available to pay Construction Costs pursuant to Paragraph 4(C) herein. C. In the event this Agreement is terminated, the City will pay for all District Services performed prior to the designated termination date. Neither party shall be entitled to
claim or receive any form of damages, whether economic (including lost profits), consequential, punitive or compensatory; the only remedies permitted hereunder for termination of the Agreement being the right of the District to receive payment for so much of the District Services as have been performed by the date of termination, and the right of the City to receive all physical Project improvements, whether complete or incomplete, interests in real property,
materials delivered to the Project site or in transit and which have been paid for by the City, all warranties, and rights of collection on performance and payment bonds obtained or owing under Paragraph 8, and all Work Product of the District (as described in Paragraph 10). 10. WORK PRODUCT. All work product of the District prepared pursuant to this
Agreement, including, but not limited to, all maps, plans, drawings, specifications, reports,
electronic files, as-built drawings, and other documents, in whatever form, shall become the property of the City, whether or not the District Services are completed. When requested, all work product shall be delivered to the City in a format compatible to the City’s computer
{00334893} 10
applications. Work product in original or modified form will be provided to the District without
charge if needed for maintenance, operation or construction of other public infrastructure. 11. REAL PROPERTY CONVEYANCES. The District shall convey the completed Project by quit claim bill of sale as directed by the City upon completion of the District Services, or upon Termination of this Agreement, in the event of termination under
Paragraph 9. Such conveyance shall be free and clear of all liens and include all warranties and as built drawings. 12. NOTICES. Any notices or other communications required or permitted by this Agreement or by law to be served on, given to or delivered to either party hereto, by the other
party shall be in writing and shall be deemed duly served, given or delivered when personally delivered to the party to whom it is addressed or in lieu of such personal service, upon receipt in the United States mail, first-class postage prepaid, or by personal delivery service addressed as follows:
to the City of Wheat Ridge:
Patrick Goff, City Manager City of Wheat Ridge 7500 W. 29th Ave., Wheat Ridge, CO 80033
with a copy to Wheat Ridge City Attorney:
Gerald Dahl, City Attorney Murray Dahl Kuechenmeister & Renaud, LLP 710 Kipling Street, Suite 300 Lakewood, CO 80215
with a copy to the City Representative
Stephen McQuilkin AECOM Technical Services, Inc. 6200 S. Quebec Street Greenwood Village, CO 80111
to the Longs Peak Metropolitan District c/o:
Kim J. Seter, Esq. Seter & Vander Wall, P.C. 7400 E. Orchard Rd., Suite 3300 Greenwood Village, CO 80111
with a copy to Evergreen-Clear Creek Crossing, L.L.C. c/o:
Christine McRight, Development Director Tyler Carlson, Executive Vice President Evergreen Devco, Inc.
{00334893} 11
1873 S. Bellaire St., Suite 1200
Denver, CO 80222
with a copy to the CM:
Derek Brown, Construction Executive M.A. Mortenson Company 1621 18th Street, Suite 400
Denver, CO 80202
Either party, the District or the City, may change its address for the purpose of this paragraph by giving written notice of such change to the other party in the manner provided in this paragraph.
13. DISPUTE RESOLUTION. All conflicts shall be discussed for immediate resolution between the individuals involved. Conflicts shall include unsettled claims,
counterclaims, disputes and other matters in question arising out of or relating to this Agreement or the breach thereof. All conflicts shall be brought to the attention of the relevant parties within a reasonable time period after the dispute has arisen. Should the individuals fail to resolve the conflict, then the conflict shall be raised to the next level of management within the structure of each party. Should these efforts fail to resolve the conflict, the City and District shall submit to
mediation of the dispute, which shall be a requirement prior to any litigation or other dispute resolution. The City and District agree that each is entitled to terminate this Agreement should mediation fail to settle the dispute. 14. USE TAX. Pursuant to Section 22-67 of the City’s Code of Laws, building
materials and supplies purchased for the District Services are exempt from the City’s use tax. If necessary, the District shall make application for this exemption on behalf of its contractors and suppliers, on forms provided by and in compliance with the procedures of the City’s Tax Division.
15. ENTIRE AGREEMENT. This Agreement constitutes the entire agreement between the parties hereto relating to the District Services and sets forth the rights, duties and obligations of each party to the other as of the date of this Agreement. Any prior City and District agreements, promises, negotiations or representations regarding the Project or District Services not expressly set forth in this Agreement are of no force and effect. This Agreement
may not be amended except in writing executed by both the District and the City. 16. BINDING AGREEMENT. This Agreement shall inure to and be binding on the successors, and assigns of the parties hereto.
17. NO WAIVER. No waiver of any of the provisions of this Agreement shall be
deemed to constitute a waiver of any other of the provisions of this Agreement, nor shall such waiver constitute a continuing waiver unless otherwise expressly provided therein, nor shall the waiver of any default hereunder be deemed a waiver of any subsequent default hereunder.
18. OBSERVE ALL LAWS. The District shall keep fully informed and comply
with all federal, state and local laws, ordinances and regulations and all orders and decrees of
{00334893} 12
bodies or tribunals that may affect those engaged or employed in the performance of this
Agreement. 19. CONTROLLING LAW. This Agreement shall be governed by and construed in accordance with the laws of the state of Colorado, and any disputes hereunder shall be tried in the courts of the state of Colorado. Jurisdiction and venue shall be proper and exclusive in the
district court for Jefferson County. 20. INCONSISTENCIES WITH SCOPE OF SERVICES. The intent and purposes of this Agreement and the scope of District Services provided in Exhibit C is to complement each other; however, the terms and provisions of this Agreement shall prevail in the
event of discrepancies with, or conflicts of, terms or provisions contained in Exhibit C and other contract documents. 21. FORCE MAJEURE. Neither party will be liable or responsible for any delay or failure in performance if such delay or failure is caused in whole or in part Force Majeure. Force
Majeure means delays resulting from causes beyond the reasonable control of the City or District, including, without limitation, acts of God, any delay caused by any action, inaction, order, ruling, moratorium, regulation, statute, condition or other decision of any governmental or quasi-governmental agency or entity having regulatory jurisdiction over any portion of the Project property, over the construction of the Project or over any uses thereof, or by delays
caused by any action, inaction, condition or other decision by any utility company responsible for “dry” utilities, or by delays in inspections or in issuing approvals or permits by governmental or quasi-governmental agencies, or by fire, casualty, flood, adverse weather conditions such as, by way of illustration and no limitation, wind, snow storms which prevent outdoor work from being accomplished, severe rain storms or below freezing temperatures of abnormal degree or for
an abnormal duration, tornadoes, earthquakes, floods, strikes, lockouts or other labor or industrial disturbance (whether or not on the part of agents or employees of either party hereto engaged in the construction of the Project), civil disturbance, order of any government, court or regulatory body claiming jurisdiction or otherwise, act of public enemy, war, riot, sabotage, blockage, embargo, inability to secure materials or labor due to regional or national shortages
(including labor and materials shortages caused by national weather or other national events), or other natural or civil disaster, delays caused by any dispute resolution process, or any delays by injunctions or lawsuits concerning the Project. Lack of funds and inability to obtain internal or CDOT approvals shall not constitute Force Majeure.
22. ADDITIONAL MATTERS.
A. Wheat Ridge Code of Laws. This Agreement is subject to the applicable requirements of the Wheat Ridge Code of Laws, including without limitation, Code Section 2-3 (Fiscal year, budget contains appropriations,
no contract to exceed appropriation), and Section 2-4 (No-damages-for-
delay clauses in public works contracts.
{00334893} 13
IN WITNESS WHEREOF, the parties have executed this Agreement on the date first
above written. By the signature of its representative below, each party affirms that it has taken all necessary action to authorize said representative to execute this Agreement.
CITY OF WHEAT RIDGE A home-rule municipality of the State of Colorado
By: _______________________________________ Bud Starker, Mayor
ATTEST:
____________________________
Janelle Shaver, City Clerk
APPROVED AS TO FORM:
_____________________________ Gerald Dahl, City Attorney
LONGS PEAK METROPOLITAN DISTRICT A quasi-municipal corporation and political subdivision of the State of Colorado
By: _____________________________________ Michael Glade, President
ATTEST:
_____________________________
Tyler Carlson, Secretary
{00334893} 14
EXHIBIT A
CDOT Approved Depiction of Project
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GUARDRAIL
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CHAINLINK FENCE
LANDSCAPED AREA BETWEEN RAMPS
PROPOSED ROW
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,//\.'' GUARDRAIL TYPE 7
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CLEAR CREEK DRIVE
Print Date: 111912017 Sheet Revisions
Fiia Name: IGA Sheet 1.dgn Date: Comments I nit.
Horiz. Scale: 1:100 Vert. Scala: As Noted
Unit Information Unit Leader Initials
CLEAR CREEK DRIVE/ RAMP TRAFFIC SIGNAL
1 249fal Wm;:BT COLF"AX AV�.
L..Atcii;:waoc, c:::a eaz1 5
3CJ3.4:il 1 .& 1 cc FAX 30:3.4:31 .4038
For Review
No Revisions:
Revised:
Void:
._Des __ ig_n_a_r_: _______ __, Structure
Detailer: Numbers
Sheet Subset: Subsel Sheets:
Project No./Code
Project Number
Coda
Sheet Number
T
W
W
?
WW
ST
ST
ST
ST
ST
M BMB MB
U PS
UPS
ST
ST
ST
ST
ST
T
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S A
S A
S A
S A S A
S A
S A
S A
S A
S A
S ASA
S A
S A
S A
WW
TFOT
12" ROCKY MOUNTAIN LATERAL
24" JENKS LATERAL
1 2
"
ROCKY
MOUNTA
I
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LATE
RAL
LOCAT
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BASED
ON
VERBAL
DESCR
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I
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BY
DOUG
J
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F O
S A
0
S T
ST
ST
ST
GUARDRAIL
CHAINLINK FENCE OVER 32ND AVE.
RAMP B BRIDGE GUARDRAIL TYP 7
BEGIN RETAINING WALL
TRAFFIC SIGNALS
AND 32ND AVE.
EXISTING FRONTAGE ROAD
EXISTING R.O.W.EXISTING R.O.W.
EXISTING ROW
EXISTING ROW
EXISTING ROW
SOUNDWALL
BEGIN NEW
I-70 RAMP METER
GUARDRAIL TYPE 7GUARDRAIL TYPE 7GUARDRAIL TYPE 7
M ARTIN/M ARTIN
C O N S U L T I N G E N G I N E E R S
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\C D s \I-70
R a m p s \I GA
\I GA
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No Revisions:
Revised:
Void:
Code
Project Number
Sheet Number
Init.CommentsDate:
11/9/2017Print Date:
Horiz. Scale:1:100 Vert. Scale: As Noted
Unit Leader Initials
File Name:
Unit Information
Numbers
Structure
Sheet Subset:
Detailer:
Designer:
IGA Sheet 2.dgn
Subset Sheets:
Sheet Revisions Project No./CodeIT
A RWHE
DORLOA
G
E
D
C
I T Y
OF
C
O
303.431.6100
12499 West Colfax Ave.
Lakewood, CO 80215
FAX 303.431.4028
For Review
PC
W138W139W140W141W142W144
W145W146
W147W148
W143
YOUNGFIELD
ZINNIA STREET
3
2
n
d
A
V
E
N
U
E
RAMP C
CLEAR CREEK DRIVE
RAMP B
100'0'50'200'
I-70
C
P
6
3
3
FO
T
I NV: 5540
.9
12" CMP
I RRIGATION LINE
12" R O C KY
MOUN
T A I N L A TE R A L
24" J ENKS LATERAL
I RRIGATION GATE STRUCTURE
I RRIGATION GATE S T R UCTURE
I
N
V
:
5
5
3
9
.6
I
R
R
I GA
T
I
O
N
L I N E
2
4
" C M P
ST
ST
I-70 RAMP METER
(TO BE REMOVED)
EXISTING SOUNDWALL
NEW SOUNDWALL
MATCH EXISTING SOUNDWALL
END NEW SOUNDWALL
EXISTING R.O.W.
EXISTING R.O.W.
M ARTIN/M ARTIN
C O N S U L T I N G E N G I N E E R S
e b e r n a l 1 :46
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\C D s \I-70
R a m p s \I GA
\I GA
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No Revisions:
Revised:
Void:
Code
Project Number
Sheet Number
Init.CommentsDate:
11/9/2017Print Date:
Horiz. Scale:1:100 Vert. Scale: As Noted
Unit Leader Initials
File Name:
Unit Information
Numbers
Structure
Sheet Subset:
Detailer:
Designer:
IGA Sheet 3.dgn
Subset Sheets:
Sheet Revisions Project No./CodeIT
A RWHE
DORLOA
G
E
D
C
I T Y
OF
C
O
303.431.6100
12499 West Colfax Ave.
Lakewood, CO 80215
FAX 303.431.4028
For Review
YOUNGFIELD 100'0'50'200'
I
-7
0
RAM
P D
{00334893} 15
EXHIBIT B
PROJECT DOCUMENTS
1. I-70/32nd Avenue Interstate Access Request/1601 System Level Feasibility Study February 2018
2. CDOT Resolution Approving Interchange Modifications at I-70 and 32nd Avenue
3. Department of Transportation State of Colorado, Final Highway Construction Bid Plans
of Proposed CDOT Project No. CC M361-004, Interstate 70/32nd Ave Interchange Jefferson County Construction Project Code No. 16063, Bid Set December 14, 2017.
4. FHWA IAR Approval
5. NEPA Re-Evaluation
6. CDOT and City Contract Project: CC 0703-453 (22417)
7. Permits
{00334893} 16
EXHIBIT C
SCOPE OF DISTRICT SERVICES
The District shall perform the District Services necessary to construct the Project more or less consisting of the following items:
A. Pre-Construction Services
1. Program Review and Evaluation. The District shall, in coordination with the CM
and DD, review the Engineer’s program, Project Documents, and the contractual requirements to ascertain the requirements to construct the Project, or any phase thereof. 2. Construction Schedule. The District shall provide the City with a construction schedule for the Project, or any phase thereof. The construction schedule shall coordinate
services required by the District, CM, DD, Engineer, AECOM and any related City responsibilities with the anticipated schedule(s). The construction schedule shall also include a list of anticipated vendor purchase orders, trade contracts, recommended form of contract and summary of the services and work to be performed under each.
3. Construction Cost Estimate and Budget. The District shall provide the City with a construction cost estimate for the Project, or any phase thereof, including an itemized budget for work, materials, equipment and other costs based on requirements set forth in the Engineer’s program for the same. The construction cost estimate shall include value engineering cost evaluations of alternative materials and systems, if any.
4. Design and Project Documents Review. The District shall provide the City with the CM’s written reports regarding the CM’s review of the Project Documents and any other design document related to the Project, or any phase thereof.
5. City Approval. Prior to commencement of any Bidding and Contracting Services for construction of the Project, or any phase thereof, the City must approve the most current construction schedule, construction cost and budget, and the form of contract document(s) for the same.
6. Other Professional Services. The District shall select, retain and coordinate the professional services of surveyors, special consultants and testing laboratories required for the Project, or any phase thereof, and shall otherwise coordinate surveys and other pre-mobilization activities.
7. Obtaining Permits. The District shall ensure that all permits and governmental
approvals are obtained for the Project by the “Trade Contractors”, except for the CDOT construction and access permit which shall be obtained by the City. The City will not unreasonably require any inspection prior to issuance of a permit and will expedite the issuance of all permits necessary to complete the Project or obtain final acceptances.
{00334893} 17
8. CDOT Approvals. The City shall ensure that CDOT has provided its approval(s)
of the Project Documents pursuant to Section B(A)(1)(h) of the CDOT IGA. B. Bidding and Contracting
1. Compliance. The District shall ensure compliance with all bidding and contracting requirements of the District, including all laws of the State of Colorado with respect
to public projects of a special district.
2. Bidding Package Preparation and Approval. Upon the City’s approval pursuant to Paragraph A(5) above, and, the approval of any applicable governmental entity of the Construction Documents for the Project, or any phase thereof, the District shall prepare and provide for the City’s approval the Bidding Package(s) for the Project, or applicable phase
thereof.
3. Bidding Packages. Upon the City’s approval of a Bidding Package for the Project, the District shall issue the Bidding Package. The District shall review and forward to the City for the City’s review, a tally of all bids received for a Bidding Package, including a detailed bidding analysis prepared by the CM and the District’s determination of the lowest responsible,
and if applicable, responsive bidder.
4. Award of Bid Trade Contracts/Purchase Orders. Upon the City’s approval of the District’s recommended lowest responsible and responsive bidder, or alternative bid, and subject to the requirements of Paragraph 4(C), including those regarding Application(s) for Payment and making funds available, the District shall accept the bid and award the respective trade
contract(s) or purchase order(s). All awarded trade contracts and purchase orders shall be between the District and the trade contractor or vendor. The City shall not be a party to any trade contract, purchase order, or other agreement approved for a Bidding Package.
5. No Bid; Rejection of Bid. If the District receives no bid for a Bidding Package, the District shall re-advertise the Bidding Package. If only one bid is received or the lowest
negotiated bid from a responsible bidder for a Bidding Package exceeds the construction budget for such Bidding Package work, materials, equipment or services, the District shall recommend to the City whether to re-advertise the Bidding Package or accept such bid. The City shall have sole discretion in determining whether the District may accept such bid or re-advertise the Bidding Package.
6. Insurance and Bonds. The City shall be named as a beneficiary on all required insurance and performance bonds related to construction of the Project.
7. Assignment and Termination. In the event the Agreement is terminated, the City may instruct the District to assign, to the extent it is authorized to, any trade contract or vendor purchase order related to the Project, provided the District is released from any obligation
thereunder and the City agrees to indemnify the District from and against any and all claims or
damages related thereto.
{00334893} 18
C. Construction
1. Coordination. The District shall ensure that construction of the Project, or any phase thereof, is administered, managed and coordinated in a manner consistent with the Project Documents, the latest approved construction cost, budget and schedule, and the Contract Documents for the same. 2. Meeting Records. The District shall keep for the City’s review upon request all records from any meetings held to discuss procedures, progress and scheduling related to construction of the Project. The District shall forward to the City all progress reports prepared by the CM that relate to construction of the Project. 3. Schedule Update. The District shall ensure the construction schedule for the Project, or any phase thereof, is updated at appropriate times but not more frequent than monthly to reflect current conditions. The District will provide the City written notice if the District learns that the construction schedule for the entire Project will not be met and inform the City of actions it is taking to correct or mitigate the effects thereof.
4. Construction Observation. The District shall ensure that on-site observations of the Project construction are made at all appropriate intervals, and that it is apprised of the progress, quantity and quality of the construction work, and that such work, when completed, will be in accordance with the Project Documents and Contract Documents. The District shall
ensure that on-site observations include the exercise of reasonable judgment to guard the City against any defects or deficiencies in the Project construction. The District shall keep all reports of on-site observations for the City’s review and shall promptly provide written notice to the City, including the applicable report, should a report identify material defects or deficiencies in such construction or any other issue that may affect compliance with the Project Documents,
Contract Documents, or the construction cost, budget or schedule. The City may, but is not required to, perform on-site observations of the Project construction. 5. Limits on District Responsibilities. The District is exclusively responsible for the construction of the Project in the manner described in the Paragraph 1 of this Agreement
pursuant to the Project Documents.
6. Testing. The District shall ensure that all third-party structural, mechanical, soils, laboratory, tests, inspections and reports required by, the Construction Documents, or by federal, State or local regulatory approvals are performed in accordance with the same.
7. Unforeseen or Concealed Conditions. The District shall give the City written notice of any unforeseen or concealed condition related to or that may otherwise impact the Project construction within a reasonable time after discovery of such condition, including but not limited to notice of pre-existing hazardous materials or toxic substances. Such notice shall
include estimated impacts on the construction cost, budget and schedule, and recommendations
to correct or mitigate such impacts. 8. Hazardous Materials. The District’s mitigation of hazardous materials or toxic substances discovered on the construction site, their handling, removal, and/or disposal are each
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Construction Costs to be paid by the City. However, such mitigation costs incurred by the
District will not be included as Construction Costs for purposes of calculating any Contingency Reimbursement. The District shall, to the fullest extent permitted by law, defend, indemnify and hold harmless the City and any City employees or agents from and against claims, damages, losses and expenses, including but not limited to attorneys’ fees, fines, judgements and penalties arising out of or resulting from the introduction of hazardous materials or toxic substances from
the performance of the District Services in any area affected by hazardous materials or toxic substances, except to the extent that such damage, loss or expense is due to the fault or negligence of the City. 9. Change Orders. The District shall have sole discretion in executing change orders
for or amendments to trade contracts, vendor purchase orders or any other agreement related to Project construction, except that the District must obtain the City’s approval of any change order or amendment that would result in the inability to meet the construction schedule. If a change order would cause Construction Costs to exceed the amount made available under the corresponding Application for Payment, the District shall submit an Application for Payment for
such additional funds and shall have no obligation to execute the change order until the application is approved and the funds are made available. 10. Record Copies. The District shall make available to the City record copies of all Contract Documents and any permits, reports, drawings, test results, required submittals, or other
documentation related to the Project.
11. Provision of Warranties. The District shall secure and assign (or otherwise transmit) to the City warranties and similar submittals required by the Contract Documents for the Project construction, and deliver to the City all keys, manuals, record drawings and
maintenance stocks. The District shall ensure that annual warranty inspections are performed in accordance with a warranty period set forth in the Contract Documents. If any unsatisfactory condition or damage develops within the warranty period due to materials or workmanship that are defective, inferior, or not in accordance with this Project Documents, as reasonably determined by the City, then the District shall, when notified by the City, immediately place such guaranteed
work in a condition satisfactory to the City. The District shall, at the City’s request, enforce all warranty obligations to correct the work. Costs incurred by the District to enforce warranties or otherwise place guaranteed work in a condition satisfactory to the City, and, costs paid by the City, shall be considered Construction Costs. 12. Evidence of Satisfaction of Liens. The District shall provide the City with written evidence that all persons who have done work or furnished material under this Agreement and are entitled to liens therefor under any laws of the State of Colorado have been fully paid or are not entitled to such liens. 13. Acceptance of Improvements. No act of the City or of any representative thereof,
whether providing approvals required hereunder, performing the Coordinated Services, or through granting or any extension of time for the completion of the Project, shall be regarded as an acceptance of such District Services or improvements or any part thereof, or of materials used therein, either wholly or in part. Acceptance of the Project, or a designated portion thereof, shall
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be evidenced only by a final certificate of the City. Before any final certificate shall be issued, the
District shall execute an affidavit on the certificate that it accepts the same in full payment and settlement of all Construction Costs. D. Accounting Records. The District shall maintain and keep accurate records consistent with general accounting standards, as applicable, and satisfactory to the City, regarding the
District’s incurrence of Construction Costs.
E. Coordinated Services.
1. Preconstruction; Bidding and Contracting. The District shall ensure that the City has a reasonable opportunity to observe or, otherwise verify its satisfaction with the District’s performance of District Services set forth in Paragraphs A and B of this Exhibit C.
2. Construction. The District shall ensure that the City has a reasonable opportunity to observe or, otherwise verify through inspection, testing or other means, the satisfactory performance of the District Services set forth in Paragraph C of this Exhibit C.
3. Applications for Payment and Evidence of Costs. The District shall direct the CM, DD, Engineer, and other applicable consultants to coordinate with the City the preparation
of Applications for Payment and Evidence of Costs as follows:
i. The CM, DD and District consultants, as applicable, in consultation with the City, shall prepare and submit Applications for Payment.
ii. The DD, in consultation with the City, shall review, and as appropriate, either certify an “application for payment” from the CM to the District or return the
“application for payment” to the CM indicating in writing the Construction Costs in dispute as set forth in Section 2.5.5 of the CM Agreement and Section 6 of the DD Agreement.
iii. The DD, in consultation with the City, shall review and verify the CM Fee and CM Cost of Services submitted with an “application for payment” to be paid
to the CM pursuant to Section 4.2.1 of the CM Agreement.
iv. The DD, in consultation with the City, shall prepare and submit to the District a request for reimbursement of costs incurred by the DD in the performance of the DD Agreement.
v. The Engineer, in consultation with the City, shall prepare and submit to the
District invoices for payment of services related to the Project.
vi. Other consultants, in consultation with the City, shall prepare and submit to the District invoices for payment of services related to the Project.
F. Estimated Performance Dates. Substantial completion of the Project shall be achieved no later than 24 months after the date on which the District awards the first bid for the Project, or
the City and all other authorities have issued final permits necessary for construction, whichever
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occurs later. The 24-month window shall be extended to accommodate any delay caused by Force
Majeure. The City shall determine whether the work has been substantially completed, using factors deemed appropriate by the City, listed in the definition of "substantial completion" provided in §24-91-102(5), Colorado Revised Statutes.
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EXHIBIT D
CONSTRUCTION COST ESTIMATES
To be provided before or at the public hearing on March 26, 2018
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EXHIBIT E
INTERGOVERNMENTAL AGREEMENT FOR HOOK RAMP COST REIMBURSEMENT This INTERGOVERNMENTAL AGREEMENT FOR HOOK RAMP COST
REIMBURSEMENT (“Agreement”) is entered into this ___ day of ________________, 2018, by and between the City of Wheat Ridge, a Colorado home-rule municipality (the “City”), and the Longs Peak Metropolitan District, a quasi-municipal corporation and political subdivision of the State of Colorado (the “District”).
RECITALS
N. The City is a Colorado home rule municipality, organized and existing pursuant to Section 6 of Article XX of the Colorado Constitution. O. The City has authority under Article XIV Section 18 of the Colorado Constitution and CRS
29-1-201 et seq. to enter into intergovernmental agreements for lawful purposes authorized to it. P. The City and District entered into that certain Intergovernmental Agreement for Construction of the I-70 and 32nd Avenue Interchange dated ___________________, 2018 (the “IGA”),
whereby the City agreed to finance the construction of the I-70 and 32nd Avenue Interchange (the “Project”) and the District agreed to construct the Project pursuant to the terms set forth therein. Q. The IGA requires the City to finance all “Construction Costs” incurred by the District in
performance of the “District Services” provided therein. R. Paragraph 4(F)(ii) of the IGA requires the District to reimburse the City for Construction Costs paid by the City in excess of the City’s “Allocation” of $10,000,000 for the Project (the “Contingency Reimbursement”).
S. Paragraph 4(D) of the IGA requires the District to reimburse the City for Construction Costs that have been objected to and are subsequently agreed to at mediation (the “Mediation Reimbursement”).
T. The City and District desire to enter into this Agreement to set forth the terms and conditions
for the District’s payment to the City of any Contingency Reimbursement and Mediation Reimbursement arising from the IGA.
NOW THEREFORE, the City and District have entered into this Agreement.
1. PURPOSE. This Agreement sets forth the terms by which the District will reimburse
the City for certain Construction Costs paid to the District pursuant to the IGA. The City’s
payment to the District of (1) any Mediation Reimbursement, and, (2) Construction Costs
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amounting to Contingency Funds pursuant to Paragraph 4(F)(ii) of the IGA are each made in
consideration of the District’s completion of the Project and the execution and performance of this Agreement. Capitalized terms not defined herein shall have the meaning provided in the IGA. 2. REIMBURSEMENT. The District covenants to pay to the City any Contingency
Reimbursement and Mediation Reimbursement (collectively, the “Reimbursement”) as follows: a. Distribution Agreement. The District is a party to that certain Distribution Agreement for Reimbursement of Capital Advances and Purchase of Public Infrastructure by and between the District, Cabela’s Wholesale, Inc., Evergreen-Clear
Creek Crossing, L.L.C., and Coors Brewing Company dated December 16, 2016 (the “Distribution Agreement”). Paragraph 6 of the Distribution Agreement sets forth a mandatory order for the District’s distribution of “district revenues” to reimburse certain capital advances and pay for public infrastructure identified as the “Additional Infrastructure”. Paragraph 6(II) provides that the District may distribute “district
revenues” to “cause the construction of the Additional Infrastructure, by financing the construction directly and/or paying to Evergreen the cost of any Additional Infrastructure constructed by Evergreen and acquired by the District... until the District has financed the cost of all Additional Infrastructure”. The “Additional Infrastructure” is the Project and CCC Project.
b. Payment from Bond Proceeds. The District currently anticipates the issuance of one or more series of bonds to finance the distributions set forth in Paragraphs 6(I) and 6(II) of the Distribution Agreement (the “Bonds”). The District covenants to include the Reimbursement in the approved uses for the Bonds subject to its ability to
issue the Bonds with sufficient proceeds and reasonable terms therefor. If the Reimbursement is included in the approved uses for the Bonds, the District shall pay to the City all remaining proceeds up to the Reimbursement amount after the CCC Project has been financed and completed in its entirety. In no event shall the City be entitled to any Reimbursement payment from the Bonds until the District has
completed and paid for the CCC Project “Additional Infrastructure” in its entirety.
c. Payment from General Fund. If the District is unable to pay to the City the entire Reimbursement pursuant to Paragraph 2(b) of this Agreement, the District, in any year, and subject to the requirements of the Distribution Agreement, may appropriate
and pay from its general fund some or all of the Reimbursement. d. Subject to Annual Appropriation. The District’s obligation to pay the Reimbursement to the City is subject to the annual appropriation of funds by the District upon a determination by the District’s Board of Directors that funds are
available therefor and that such funds are not needed or pledged for other District
obligations. Accordingly, the District’s obligation to pay the Reimbursement to the City does not constitute a debt, indebtedness, or multiple fiscal year obligation of the District.
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e. No Interest. The City agrees that the Reimbursement shall accrue interest at a rate of
zero percent (0%) per annum and shall not be subject to any statutory interest or penalty of any kind whatsoever. 3. TERM. This Agreement shall become effective upon the creation of a Contingency Reimbursement or Mediation Reimbursement and shall continue in effect until the District has
paid the Reimbursement in full. This Agreement may be terminated by the mutual agreement of the City and District, upon which all obligations herein shall be deemed satisfied. 4. ACCOUNTING FOR FUNDS. The City and District shall direct their accounting staff and consultants to account for and determine the amount of any Reimbursement obligation to be
paid by the District. Any dispute over the amount of the Reimbursement shall be resolved in the same manner as a payment objection as set forth in Paragraph 4(D) of the IGA. 5. NOTICES. Any notices or other communications required or permitted by this Agreement or by law to be served on, given to or delivered to either party hereto, by the other
party shall be in writing and shall be deemed duly served, given or delivered when personally delivered to the party to whom it is addressed or in lieu of such personal service, upon receipt in the United States mail, first-class postage prepaid, or by personal delivery service addressed as follows:
to the City of Wheat Ridge:
Patrick Goff, City Manager City of Wheat Ridge 7500 W. 29th Ave. Wheat Ridge, CO 80033
with a copy to Wheat Ridge City Attorney:
Gerald Dahl, City Attorney Murray Dahl Kuechenmeister & Renaud, LLP 710 Kipling Street, Suite 300 Lakewood, CO 80215
to the Longs Peak Metropolitan District c/o:
Kim J. Seter, Esq. Seter & Vander Wall, P.C. 7400 E. Orchard Rd., Suite 3300 Greenwood Village, CO 80111
Either party, the District or the City, may change its address for the purpose of this paragraph by
giving written notice of such change to the other party in the manner provided in this paragraph.
6. ASSIGNMENT. This Agreement may be assigned only with the prior written consent of the non-assigning party.
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7. AMENDMENT. Any amendment or modification to this Agreement shall be made in
writing executed by both the City and District.
8. GOVERNING LAW/VENUE. This Agreement shall be governed by and construed in accordance with the laws of the State of Colorado in the District Court for Jefferson County, Colorado.
9. COUNTERPART EXECUTION. This Agreement may be executed in counterparts,
and the authorized signatures of either the City or District affixed to a counterpart signature shall be deemed to constitute execution of the original Agreement.
10. SEVERABILITY. If any provisions of this Agreement shall for any reason be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby and shall be enforced to the greatest extent permitted by law.
11. NO THIRD-PARTY BENEFICIARIES. Nothing in this Agreement, express or implied, is intended to or shall confer upon any other person or entity any right, benefit or remedy of any nature whatsoever under or by reason of this Agreement, including any persons or entities who have advanced monies to the District, but are not parties hereto.
IN WITNESS WHEREOF, the parties have executed this Agreement on the date first
above written. By the signature of its representative below, each party affirms that it has taken all necessary action to authorize said representative to execute this Agreement.
CITY OF WHEAT RIDGE A home-rule municipality of the State of Colorado
By:_______________________________________ Bud Starker, Mayor
ATTEST: ____________________________
Janelle Shaver, City Clerk
APPROVED AS TO FORM: _____________________________ Gerald Dahl, City Attorney
LONGS PEAK METROPOLITAN DISTRICT
A quasi-municipal corporation and political subdivision of the State of Colorado
By:_____________________________________ Michael Glade, President
ATTEST:
_____________________________
Tyler Carlson, Secretary
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EXHIBIT F
CONTRACTED ENTITY INSURANCE REQUIREMENTS
For the duration of this Agreement, the following insurance requirements apply.
1. Contracted entities shall not be relieved of any liability, claims, demands, or other obligations assumed pursuant to the contract documents by reason of failure to
procure or maintain insurance, or by reason of failure to procure or maintain insurance in sufficient amounts, durations, or types.
2. Unless a contracted entity’s activity is insured under the District’s own policy required by this Agreement under Paragraph 9(C), a contracted entity shall procure and maintain, and shall cause each of its subcontractor(s) to procure and maintain (or shall
insure the activity of the subcontractor(s) in the contracted entity’s own policy with respect to), the minimum insurance coverages listed below. Such coverages shall be procured and maintained with forms and insurers acceptable to the District, as required by the City. All coverages shall be continuously maintained from the date of commencement of the contracted entity’s work or services. In the case of any claims-made policy, the necessary
retroactive dates and extended reporting periods shall be procured to maintain such continuous coverage.
A. Workers' Compensation insurance to cover obligations imposed by the Workers' Compensation Act of Colorado and any other applicable laws for any employee engaged in the performance of work or services under the agreement, and
Employers' Liability insurance with minimum limits of FIVE HUNDRED THOUSAND DOLLARS ($500,000) each accident, FIVE HUNDRED THOUSAND DOLLARS ($500,000) disease - policy limit, and FIVE HUNDRED THOUSAND DOLLARS ($500,000) disease - each employee.
B. Comprehensive General Liability insurance with minimum
combined single limits of TWO MILLION DOLLARS ($2,000,000) each occurrence and TWO MILLION DOLLARS ($2,000,000) aggregate. The policy shall be applicable to all premises and operations. The policy shall include coverage for bodily injury, broad form property damage (including completed operations), personal injury (including coverage for contractual and employee acts),
blanket contractual, independent contractors, products, and completed operations. The policy shall include coverage for explosion, collapse, and underground hazards. The policy shall contain a severability of interests provision.
C. Comprehensive Automobile Liability insurance with minimum combined single limits for bodily injury and property damage of not less than ONE
MILLION DOLLARS ($1,000,000) each occurrence and ONE MILLION
DOLLARS ($1,000,000) aggregate with respect to each of the contracted entity’s owned, hired and/or non-owned vehicles assigned to or used in performance of the services. The policy shall contain a severability of interests provision.
3. The policies required above, except for the Workers' Compensation
insurance and Employers' Liability insurance, shall be endorsed to include the District, the
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City, and their officers and employees, as additional insureds. Every policy required above
shall be primary insurance, and any insurance carried by the District, its officers, or its employees, shall be excess and not contributory insurance to that provided by the contracted entity. The additional insured endorsement for the Comprehensive General Liability insurance required above shall not contain any exclusion for bodily injury or property damage arising from completed operations. The contracted entity shall be solely
responsible for any deductible losses under each of the policies required above.
4. Certificates of insurance shall be completed by the contracted entity’s insurance agent as evidence that policies providing the required coverages, conditions, and minimum limits are in full force and effect, and shall be subject to review and approval by the City. Each certificate shall identify the Project and shall provide that the coverages
afforded under the policies shall not be cancelled, terminated or materially changed until at least 30 days prior written notice has been given to the District. If the words "endeavor to" appear in the portion of the certificate addressing cancellation, those words shall be stricken from the certificate by the agent(s) completing the certificate. The City reserves the right to request and receive a certified copy of any policy and any endorsement thereto.
5. Failure on the part of the contracted entity to procure or maintain policies providing the required coverages, conditions, and minimum limits shall constitute a material breach of contract upon which the District may immediately terminate its contract with the entity, or at its discretion may procure or renew any such policy or any extended reporting period thereto and may pay any and all premiums in connection therewith, and all
monies so paid by the District shall be repaid by the contracted entity to the District upon demand, or the District may offset the cost of the premiums against any monies due to the contracted entity from the District .
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EXHIBIT G
CITY APPLICATION FOR PAYMENT FORM
INTERGOVERNMENTAL AGREEMENT FOR CONSTRUCTION OF THE I-70 AND 32ND AVENUE INTERCHANGE
Application for Payment
No. __________
[Date]
A. Trade Contract
Bid Approved on [add date]
Bid/Contract Amount
B. Additional Construction Costs
[List of Incurred Construction Costs]
[List Construction Costs Anticipated to be Incurred in Ensuing 60 Days]
[Attach Trade Contract]
[Attach Construction Cost Schedule re Trade Contract]
[Attach Invoices for Incurred Construction Costs]
[Attach Construction Cost Schedule for Anticipated Construction Costs]
ACCESS IMPROVEMENTS ILLUSTRATION
ATTACHMENT 3
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: RESOLUTION NO. 18-2018 - A RESOLUTION AUTHORIZING
APPROVAL OF AN INTERGOVERNMENTAL AGREEMENT
BETWEEN THE CITY OF WHEAT RIDGE AND THE COLORADO DEPARTMENT OF TRANSPORTATION (CDOT) TO APPROVE A CONTRACT WITH CDOT FOR CONSTRUCTION OVERSIGHT AND MAINTENANCE RESPONSIBILITIES ASSOCIATED WITH THE INTERSTATE 70 AND 32ND AVENUE INTERCHANGE IMPROVEMENTS
PUBLIC HEARING ORDINANCES FOR 1ST READING BIDS/MOTIONS ORDINANCES FOR 2ND READING RESOLUTIONS
QUASI-JUDICIAL: YES NO ______________________________ ______________________________
Director of Public Works City Manager ISSUE: As part of the proposed Clear Creek Crossing project, the City has been working with Longs Peak Metropolitan District (the District) and CDOT to design and attain approvals for construction of the I-70 westbound hook-ramps just north of 32nd Avenue, including
modifications to the I-70/32nd Avenue interchange. These improvements are needed not only to accommodate the development, but also to improve overall transportation access and safety in the immediate area. Prior to the construction of improvements, agreements between the City, CDOT, and the District
must be approved. These agreements are necessary to assign roles and responsibilities for actual construction, funding, long-term maintenance, and address other items. Essentially, the District will be constructing the improvements in accordance with the requirements of an Intergovernmental Agreement (IGA) with the City of Wheat Ridge. Because
the work involves construction of facilities in CDOT right of way that will also be owned and
Council Action Form – CDOT I-70 Hook Ramp IGA
March 26, 2018
Page 2 maintained by CDOT, the City of Wheat Ridge must also enter into an IGA with CDOT. This
IGA not only assigns roles and requirements, but also assures proper construction and
assignment of future maintenance roles and responsibilities. The request for Council action as described herein is for the IGA between the City of Wheat Ridge and CDOT only. The IGA between the City and the District is addressed in a separate
Council action request.
PRIOR ACTION: The proposed roadway improvements and a pending development have been contemplated for several years, as far back as 2006-2007 when a previous property owner intended to develop the
same property. More recently, a different property owner has been working to plan a different
development over much of the same property. Since 2014, the City has re-engaged with CDOT, FHWA, the community, and other stakeholders to re-engage in a similar process for the approval of infrastructure improvements. These improvements, more commonly referred to as the westbound “hook ramps.” are needed not only to serve the proposed development, but also to
improve overall access and safety in the immediate area.
At the January 8, 2018 Study Session, Council was provided an update on this process, including a general overview of two proposed IGAs; one between the City of Wheat Ridge and CDOT, and the other between the City of Wheat Ridge and the Longs Peak Metropolitan District.
On March 15, 2018, the State of Colorado Transportation Commission approved the City’s request for an Interstate Access Request (IAR), thus allowing for construction of the I-70 access improvements.
In addition, Council approved an IGA with Denver Water on September 11, 2017, approving
relocation of Denver Water’s access and staging location for Conduit 16 tunneling work so as not to interfere with potential timing and construction conflicts with construction of the hook ramps.
FINANCIAL IMPACT:
Funding for construction of the roadway access improvements will be provided by the City per funds attained from 2E sales tax bonds. Under the terms of this contract between the City and CDOT, the City is obligated to pay CDOT a maximum amount of $20,000 for review of the project by a CDOT Engineer, who will represent CDOT interests with regard to work quality and
impact to the traveling public on westbound I70.
BACKGROUND: Development of the property located west of I-70, south of Highway 58, and north of 32nd Avenue has been contemplated for several years. Over a decade ago, the property owner at the
time proposed a significant regional destination type of development. Although approvals by the
City, CDOT, and FHWA were attained at the time, the development did not come to fruition and the property has remained vacant since. More recently, the property turned over to new owners
Council Action Form – CDOT I-70 Hook Ramp IGA
March 26, 2018
Page 3 (Evergreen Development Co.). A mixed-use development is now being proposed over the same
area with the exception of the property between Clear Creek and Highway 58, where no
development is proposed at this time. Over the past couple of years, the City, CDOT, the community, and other stakeholders re-engaged in a similar approval and authorization process. An updated Environmental
Assessment (EA) has been completed and an Interstate Access Request (IAR) in accordance with
CDOT and FHWA requirements has been completed and approved by the State Transportation Commission. The majority of the recent process efforts included an extensive revisit and update of traffic projections and impacts, based on the anticipated new development, as well as combining those figures with revised existing and projected future background traffic levels.
RECOMMENDATION: Staff recommends approving the attached resolution authorizing approval of an IGA (contract) with the Colorado Department of Transportation (CDOT) providing for I-70 Access and interchange work, as described and attached.
RECOMMENDED MOTION: “I move to approve Resolution No. 18-2018 - a resolution authorizing approval of an IGA between the City of Wheat Ridge and CDOT to approve a contract with CDOT for construction oversight and maintenance responsibilities associated with the Interstate 70 and 32nd Avenue
interchange improvements.”
Or, “I move to postpone indefinitely Resolution No. 18-2018 - a resolution authorizing approval of
an IGA between the City of Wheat Ridge and CDOT to approve a contract with CDOT for
construction oversight and maintenance responsibilities associated with the Interstate 70 and 32nd Avenue interchange improvements, for the following reason(s) ___________________________________.”
REPORT PREPARED/REVIEWED BY:
Scott Brink, Director of Public Works Patrick Goff, City Manager ATTACHMENTS: 1. Resolution No. 18-2018
2. City of Wheat Ridge and CDOT IGA 3. Access Improvements Illustration
ATTACHMENT 1
CITY OF WHEAT RIDGE, COLORADO RESOLUTION NO. 18 Series of 2018
TITLE: A RESOLUTION AUTHORIZING APPROVAL OF AN INTERGOVERNMENTAL AGREEMENT BETWEEN THE CITY OF WHEAT RIDGE AND THE COLORADO DEPARTMENT OF TRANSPORTATION (CDOT) TO APPROVE A CONTRACT WITH CDOT FOR
CONSTRUCTION OVERSIGHT AND MAINTENANCE RESPONSBILITIES ASSOCIATED WITH THE INTERSTATE 70 AND 32ND AVENUE INTERCHANGE IMPROVEMENTS WHEREAS, pursuant to Colorado Revised Statutes, the City of Wheat Ridge and
the Colorado Department of Transportation (CDOT) are authorized to enter into
cooperative agreements with other governmental entities to provide any function, service or facility each is authorized to undertake; and WHEREAS, The City has completed construction plans providing for
improvements at Interstate 70 and 32nd Avenue; and
WHEREAS, the City and CDOT agree that said improvements are necessary to improve access and traffic safety; and
WHEREAS, said improvements and related facilities will be located in right of
way owned and maintained by CDOT; and WHEREAS, CDOT has granted authorization to the City to construct said improvements in accordance with an Intergovernmental Agreement drafted and
reviewed by both agencies; and
WHEREAS, in accordance with Section 14.2 of the City’s Home Rule Charter, the City Council wishes to approve said Intergovernmental Agreement by resolution.
NOW, THEREFORE, BE IT RESOLVED by the Wheat Ridge City Council, that:
The Intergovernmental Agreement by and between the City of Wheat Ridge and CDOT approving a contract with CDOT to provide construction oversight and maintenance responsibilities for roadway improvements at I-70 and 32nd Avenue, attached to this Resolution and incorporated herein by reference, is hereby approved, and the Mayor
and City Clerk are authorized and directed to execute the same.
DONE AND RESOLVED this _____ day of ____________, 2018.
Bud Starker, Mayor
ATTEST: Janelle Shaver, City Clerk
ATTACHMENT 2
ACCESS IMPROVEMENTS ILLUSTRATION
ATTACHMENT 3
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: RESOLUTION NO. 19-2018 - A RESOLUTION APPROVING AN
INTERGOVERNMENTAL AGREEMENT BETWEEN THE
CITY OF WHEAT RIDGE AND THE LONGS PEAK METROPOLITAN DISTRICT FOR HOOK RAMP COST REIMBURSEMENT PUBLIC HEARING ORDINANCES FOR 1ST READING BIDS/MOTIONS ORDINANCES FOR 2ND READING RESOLUTIONS QUASI-JUDICIAL: YES NO
______________________________ ______________________________
Director of Public Works City Manager ISSUE: The City and the Longs Peak Metropolitan District (the District) entered into an
Intergovernmental Agreement (IGA) for the construction of the I-70 and 32nd Avenue Interchange whereby the City agreed to finance the construction and the District agreed to construct the project. The City has $10 million available from 2E bonds to pay for all costs related to the project. Actual costs will not be known until bids are received for the project this spring and the work is actually completed. Per the aforementioned IGA, the City is responsible
for all costs for the project exceeding $10 million. This Agreement set forth the terms by which the District will reimburse the City for project costs that exceed $10 million. PRIOR ACTION: None
FINANCIAL IMPACT: Funding in the amount of $10 million for construction of the roadway improvements has been allocated by the City through funds attained from 2E sales tax bonds. At this time, both parties have been working with an estimated base project cost of $10 million. However, actual costs will
not be known until bids are received and the work is ultimately completed. In the event project costs exceed $10 million, the City is responsible for those cost overruns and the District will
CAF – Longs Peak Metropolitan District Hook Ramp Reimbursement IGA
March 26, 2018
Page 2 reimburse the City from the issuance of one or more series of bonds as provided in the Hook
Ramp Cost Reimbursement Agreement. The City maintains adequate General Fund reserves to
pay for any cost overruns for this project until the District reimburses the City. BACKGROUND: Development of the property located west of I-70, south of Highway 58, and north of 32nd
Avenue has been considered for several years. Over a decade ago, the property owner at the
time proposed a significant regional destination type of development. Although approvals by the City, CDOT, and FHWA were attained at the time, the development did not come to fruition and the property has remained vacant since. More recently, the property turned over to new owners (Evergreen Development Co.). A mixed-use development is now being proposed over the same
area with the exception of the property between Clear Creek and Highway 58, where no
development is proposed at this time. Under the provisions of an IGA between the City and the District, construction of the public improvements (hook-ramps) will be performed by Evergreen Development, through their
construction manager, Mortenson Construction. The construction will be coordinated and
managed by Evergreen on behalf of the District. Mortenson Construction (Evergreen’s Construction Manager) will be conducting the overall construction management, bidding, contract awards, overall contract management, payments to contractors, inspection, and other necessary construction management logistics. The City entered into an IGA providing the
necessary provisions, requirements and safeguards needed to assure that the project will be
completed in accordance with both City and CDOT requirements. Oversight of construction by the City will be provided with the assistance of the City’s technical consultant (AECOM) under the direction of City staff.
RECOMMENDATION:
Staff recommends approving the attached resolution authorizing approval of an IGA with the Longs Peak Metropolitan District for hook ramp cost reimbursement. RECOMMENDED MOTION: “I move to approve Resolution No. 19-2018 - a resolution approving of an IGA between the City
of Wheat Ridge and the Longs Peak Metropolitan District for hook ramp cost reimbursement. Or,
“I move to postpone indefinitely Resolution No. 19-2018 - a resolution approving of an IGA
between the City of Wheat Ridge and the Longs Peak Metropolitan District for hook ramp cost reimbursement, for the following reason(s) ___________________________________.” REPORT PREPARED/REVIEWED BY: Scott Brink, Director of Public Works
Patrick Goff, City Manager
CAF – Longs Peak Metropolitan District Hook Ramp Reimbursement IGA
March 26, 2018
Page 3 ATTACHMENTS: 1. Resolution No. 19-2018
2. Intergovernmental Agreement for Hook Ramp Reimbursement
CITY OF WHEAT RIDGE, COLORADO RESOLUTION NO. 19
Series of 2018 TITLE: A RESOLUTION APPROVING AN INTERGOVERNMENTAL AGREEMENT BETWEEN THE CITY OF WHEAT RIDGE AND THE LONGS PEAK METROPOLITAN DISTRICT FOR HOOK
RAMP COST REIMBURSEMENT
WHEREAS, pursuant to Charter Section 14.2 and C.R.S. § 29-1-203, the City of Wheat Ridge is authorized to enter into cooperative agreements with other governmental entities; and
WHEREAS, the City and the Longs Peak Metropolitan District have negotiated an intergovernmental agreement for reimbursement of certain costs incurred in the construction of the hook ramp project at the intersection of Interstate 70 and 32nd Avenue within the City; and
WHEREAS, in accordance with Section 14.2 of the City’s Home Rule Charter, the City Council wishes to approve said intergovernmental agreement by resolution. NOW, THEREFORE, BE IT RESOLVED by the Wheat Ridge City Council, that:
The Intergovernmental Agreement by and between the Longs Peak Metropolitan District
and the City of Wheat Ridge attached to this Resolution and incorporated herein by reference, is hereby approved, and the Mayor and City Clerk are authorized and directed to execute the same.
DONE AND RESOLVED this _____ day of ____________, 2018.
Bud Starker, Mayor
ATTEST:
Janelle Shaver, City Clerk
ATTACHMENT 1
{00334456 3}
INTERGOVERNMENTAL AGREEMENT FOR HOOK RAMP COST REIMBURSEMENT
This INTERGOVERNMENTAL AGREEMENT FOR HOOK RAMP COST REIMBURSEMENT (“Agreement”) is entered into this ___ day of ________________, 2018,
by and between the City of Wheat Ridge, a Colorado home-rule municipality (the “City”), and the Longs Peak Metropolitan District, a quasi-municipal corporation and political subdivision of the State of Colorado (the “District”).
RECITALS
A.The City is a Colorado home rule municipality, organized and existing pursuant to Section 6of Article XX of the Colorado Constitution.
B.The City has authority under Article XIV Section 18 of the Colorado Constitution and CRS29-1-201 et seq. to enter into intergovernmental agreements for lawful purposes authorized to
it.
C.The City and District entered into that certain Intergovernmental Agreement for Constructionof the I-70 and 32nd Avenue Interchange dated ___________________, 2018 (the “IGA”),whereby the City agreed to finance the construction of the I-70 and 32nd Avenue Interchange
(the “Project”) and the District agreed to construct the Project pursuant to the terms set forththerein.
D.The IGA requires the City to finance all “Construction Costs” incurred by the District inperformance of the “District Services” provided therein.
E.Paragraph 4(F)(ii) of the IGA requires the District to reimburse the City for ConstructionCosts paid by the City in excess of the City’s “Allocation” of $10,000,000 for the Project (the“Contingency Reimbursement”).
F.Paragraph 4(D) of the IGA requires the District to reimburse the City for Construction Coststhat have been objected to and are subsequently agreed to at mediation (the “MediationReimbursement”).
G.The City and District desire to enter into this Agreement to set forth the terms and conditions
for the District’s payment to the City of any Contingency Reimbursement and MediationReimbursement arising from the IGA.
NOW THEREFORE, the City and District have entered into this Agreement.
1.PURPOSE. This Agreement sets forth the terms by which the District will reimbursethe City for certain Construction Costs paid to the District pursuant to the IGA. The City’s
payment to the District of (1) any Mediation Reimbursement, and, (2) Construction Costs
amounting to Contingency Funds pursuant to Paragraph 4(F)(ii) of the IGA are each made in consideration of the District’s completion of the Project and the execution and performance of
ATTACHMENT 2
{00334456 3} 2
this Agreement. Capitalized terms not defined herein shall have the meaning provided in the
IGA. 2. REIMBURSEMENT. The District covenants to pay to the City any Contingency Reimbursement and Mediation Reimbursement (collectively, the “Reimbursement”) as follows: a. Distribution Agreement. The District is a party to that certain Distribution Agreement for Reimbursement of Capital Advances and Purchase of Public Infrastructure by and between the District, Cabela’s Wholesale, Inc., Evergreen-Clear Creek Crossing, L.L.C., and Coors Brewing Company dated December 16, 2016 (the “Distribution Agreement”). Paragraph 6 of the Distribution Agreement sets forth a
mandatory order for the District’s distribution of “district revenues” to reimburse certain capital advances and pay for public infrastructure identified as the “Additional Infrastructure”. Paragraph 6(II) provides that the District may distribute “district revenues” to “cause the construction of the Additional Infrastructure, by financing the construction directly and/or paying to Evergreen the cost of any Additional
Infrastructure constructed by Evergreen and acquired by the District... until the District has financed the cost of all Additional Infrastructure”. The “Additional Infrastructure” is the Project and CCC Project. b. Payment from Bond Proceeds. The District currently anticipates the issuance of
one or more series of bonds to finance the distributions set forth in Paragraphs 6(I) and 6(II) of the Distribution Agreement (the “Bonds”). The District covenants to include the Reimbursement in the approved uses for the Bonds subject to its ability to issue the Bonds with sufficient proceeds and reasonable terms therefor. If the Reimbursement is included in the approved uses for the Bonds, the District shall pay
to the City all remaining proceeds up to the Reimbursement amount after the CCC Project has been financed and completed in its entirety. In no event shall the City be entitled to any Reimbursement payment from the Bonds until the District has completed and paid for the CCC Project “Additional Infrastructure” in its entirety. c. Payment from General Fund. If the District is unable to pay to the City the entire Reimbursement pursuant to Paragraph 2(b) of this Agreement, the District, in any year, and subject to the requirements of the Distribution Agreement, may appropriate and pay from its general fund some or all of the Reimbursement.
d. Subject to Annual Appropriation. The District’s obligation to pay the Reimbursement to the City is subject to the annual appropriation of funds by the District upon a determination by the District’s Board of Directors that funds are available therefor and that such funds are not needed or pledged for other District obligations. Accordingly, the District’s obligation to pay the Reimbursement to the
City does not constitute a debt, indebtedness, or multiple fiscal year obligation of the
District.
{00334456 3} 3
e. No Interest. The City agrees that the Reimbursement shall accrue interest at a rate of
zero percent (0%) per annum and shall not be subject to any statutory interest or penalty of any kind whatsoever. 3. TERM. This Agreement shall become effective upon the creation of a Contingency Reimbursement or Mediation Reimbursement and shall continue in effect until the District has
paid the Reimbursement in full. This Agreement may be terminated by the mutual agreement of the City and District, upon which all obligations herein shall be deemed satisfied. 4. ACCOUNTING FOR FUNDS. The City and District shall direct their accounting staff and consultants to account for and determine the amount of any Reimbursement obligation to be
paid by the District. Any dispute over the amount of the Reimbursement shall be resolved in the same manner as a payment objection as set forth in Paragraph 4(D) of the IGA. 5. NOTICES. Any notices or other communications required or permitted by this Agreement or by law to be served on, given to or delivered to either party hereto, by the other
party shall be in writing and shall be deemed duly served, given or delivered when personally delivered to the party to whom it is addressed or in lieu of such personal service, upon receipt in the United States mail, first-class postage prepaid, or by personal delivery service addressed as follows:
to the City of Wheat Ridge:
Patrick Goff, City Manager City of Wheat Ridge 7500 W. 29th Ave. Wheat Ridge, CO 80033
with a copy to Wheat Ridge City Attorney:
Gerald Dahl, City Attorney Murray Dahl Kuechenmeister & Renaud, LLP 710 Kipling Street, Suite 300 Lakewood, CO 80215
to the Longs Peak Metropolitan District c/o:
Kim J. Seter, Esq. Seter & Vander Wall, P.C. 7400 E. Orchard Rd., Suite 3300 Greenwood Village, CO 80111
Either party, the District or the City, may change its address for the purpose of this paragraph by
giving written notice of such change to the other party in the manner provided in this paragraph.
6. ASSIGNMENT. This Agreement may be assigned only with the prior written consent of the non-assigning party.
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7. AMENDMENT. Any amendment or modification to this Agreement shall be made in
writing executed by both the City and District.
8. GOVERNING LAW/VENUE. This Agreement shall be governed by and construed in accordance with the laws of the State of Colorado in the District Court for Jefferson County, Colorado.
9. COUNTERPART EXECUTION. This Agreement may be executed in counterparts,
and the authorized signatures of either the City or District affixed to a counterpart signature shall be deemed to constitute execution of the original Agreement.
10. SEVERABILITY. If any provisions of this Agreement shall for any reason be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby and shall be enforced to the greatest extent permitted by law.
11. NO THIRD-PARTY BENEFICIARIES. Nothing in this Agreement, express or implied, is intended to or shall confer upon any other person or entity any right, benefit or remedy of any nature whatsoever under or by reason of this Agreement, including any persons or entities who have advanced monies to the District, but are not parties hereto.
IN WITNESS WHEREOF, the parties have executed this Agreement on the date first
above written. By the signature of its representative below, each party affirms that it has taken all necessary action to authorize said representative to execute this Agreement.
CITY OF WHEAT RIDGE A home-rule municipality of the State of Colorado
By:_______________________________________ Bud Starker, Mayor
ATTEST:
____________________________
Janelle Shaver, City Clerk
APPROVED AS TO FORM:
_____________________________ Gerald Dahl, City Attorney
LONGS PEAK METROPOLITAN DISTRICT
A quasi-municipal corporation and political subdivision of the State of Colorado
By:_____________________________________ Michael Glade, President
ATTEST:
{00334456 3} 5
_____________________________
Tyler Carlson, Secretary
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: MOTION TO APPROVE THE USE OF THE CITY’S 1%
UTILITY UNDERGROUNDING FUND FOR THE OVERHEAD
UTILITIES ON 38TH AVENUE BETWEEN KIPLING STREET AND LEE STREET PUBLIC HEARING ORDINANCES FOR 1ST READING
BIDS/MOTIONS ORDINANCES FOR 2ND READING RESOLUTIONS QUASI-JUDICIAL: YES NO
______________________________ ______________________________ Director of Public Works City Manager ISSUE: The City of Wheat Ridge’s franchise agreement with Xcel Energy provides for natural gas and
electric utilities within the City. This agreement includes provisions that the company maintain a fund to be used for undergrounding overhead electric facilities at the request of the City. The fund represents an accrual of 1% of all charges for electric service within the City of Wheat Ridge. All accumulated monies, as well as up to three years of future estimated allocations, are
available for designated projects.
The City has engaged with Xcel and property owners at the northwest corner of Kipling Street and 38th Avenue to investigate the feasibility for undergrounding the existing overhead lines as part of the redevelopment of the Circle K property. Xcel has completed a design and cost
estimate for undergrounding work along the north side of 38th Avenue between Kipling Street
and Lee Street. Staff is recommending that the City Council pass a motion authorizing the City Manager to sign an agreement with Xcel Energy to allow for the undergrounding work to proceed.
PRIOR ACTION:
None
Council Action Form – 1% Undergrounding Fund
March 26, 2018
Page 2 FINANCIAL IMPACT: The cost to perform the undergrounding work as provided by Xcel is $144,888.59. Consistent
with similar redevelopment projects, the property owner is responsible for the cost of relocating overhead utility lines when necessary to facilitate the redevelopment, provided the utility poles are relocated and the lines remain overhead. As undergrounding the lines is a significantly higher expense, City policy has typically been that the City (through use of the 1% Fund), would
fund the difference in cost between undergrounding and relocating to a revised overhead
location. The cost to just relocate the poles is $62,259.92 which will be reimbursed by Circle K. Therefore, the financial impact to the City’s 1% Utility Undergrounding Fund will be
$82,628.67. The City’s current 1% Fund balance is $869,557.
BACKGROUND: As part of redevelopment activities at the Circle K at the intersection of 38th Avenue and Kipling Street, the City has engaged with Xcel and property owners to investigate the feasibility of
undergrounding the existing overhead lines. Investigating and implementing the undergrounding
of utility lines along high visibility corridors for both safety and aesthetic reasons has consistently been pursued, especially where leveraging opportunities present themselves. In this particular area, lines were undergrounded recently as part of the Kipling Trail Project and with redevelopment at Kipling Ridge .
RECOMMENDATION: Staff recommends approval authorizing the City Manager to sign an agreement with Xcel Energy, authorizing the use of 1% Funds, for the undergrounding of overhead utilities along 38th Avenue between Kipling Street and Lee Street.
RECOMMENDED MOTION: “I move to approve a motion authorizing the City Manager to sign an agreement with Xcel Energy, authorizing the use of City 1% Funds for the undergrounding of overhead utilities on 38th Avenue between Kipling Street and Lee Street.”
Or,
“I move to deny a motion authorizing the City Manager to sign an agreement with Xcel Energy, authorizing the use of City 1% Funds for the undergrounding of overhead utilities on 38th Avenue between Kipling Street and Lee Street, for the following reason(s)
___________________________________.”
REPORT PREPARED/REVIEWED BY: Scott Brink, Director of Public Works Patrick Goff, City Manager
ATTACHMENTS: 1. Scope Document (Agreement) with Xcel Energy
Scope Document March 8, 2018
Wheat Ridge 1% Project:
W 38th Ave between Kipling Street & Lee Street Overhead to Underground Distribution Conversion
Xcel Energy Notification# 10093827; DS# 723347; WO# 101073490
General:
Total Job Cost
Wheat Ridge 1% funding portion
Xcel Energy (Plant Betterment)
$ 144,888.59 (100%)
$ 144,888.59 (100%)
$ 0.00 (0%)
Other $ 0.00 (0%) Boundaries:
From Kipling Street to Lee Street, parallel to W 38th Avenue, converting overhead
electrical feeder to underground electrical feeder on the North side of W 38th Avenue in Wheat Ridge, CO. All overhead conductors on the North side of W 38th Avenue will be removed. Primary & secondary distribution to be rerouted to the South side of W 38th Avenue to maintain existing feeds. City of:
City of Wheat Ridge
Job Description:
Convert approximately 625’ of 795 AL OH conductor with 1000 Aluminum UG conductor. Place (1) 600A PMH 9 switch cabinet on the North side of W 38th
Avenue.
Scope:
This project is for relocating OH feeder for the City of Wheat Ridge’s "Circle K Project" which requires Xcel Energy to convert the overhead conductor along the North side of W 38th Avenue from Kipling Street to Lee Street. Approximately 625’ + of OH feeder will be converted to UG feeder for beautification. This work will be performed per the request of the City of Wheat Ridge and qualifies for 1% funding.
*Installation and removal as per attached engineering print and in accordance with current Xcel Energy construction standards. This job does not include installing of new UG Residential Service Laterals
ATTACHMENT 1
Scope Document
Project Challenges:
1. A location needed for staging equipment and material has not yet been determined. If permission for staging area be cannot found in the vicinity, then the material must be delivered as it is installed resulting in more transportation time and cost.
2. Coordination of the project with other utilities, such as telephone, CATV, water, and other contractors.
3. Pot holing and boring may require traffic control for the closure of all lanes in W 38th Avenue between Kipling Street & Lee Street. It may require a detour around the affected area. 4. Location and running line of new 3 phase 1000 AL Feeder parallel to W 38th Avenue with consideration of other existing utilities and clearance requirements. 5. Having to work around many obstructions. 6. All new and removal construction work may be done during normal Xcel Energy
construction hours between 8:30 am – 3:30 pm or 7 pm – 5:30 am Monday – Friday, as needed, and weekend work which follow City of Wheat Ridge standards.
Timeline Contingencies
1. The timeline is contingent on getting the Scoping Document approved. 2. The timeline is contingent on getting the Traffic Control plan approved. 3. The timeline is contingent on all necessary parties having adequate access to the area.
Any restrictions may result in project delays and increased costs.
4. Xcel Energy has assumed that we will not encounter any major obstructions, such as sand, shale, environmental issues, or hazardous materials. If any hazardous materials are encountered, all work will cease until the City resolves the issue(s). If any major obstructions are encountered, the project cost and timeline are subject to change.
5. The timeline is contingent on all surface obstructions being removed prior to Xcel
Energy arriving on site.
6. The timeline is contingent on weather conditions. 7. The timeline is contingent upon labor availability during emergency conditions. 8. The timeline is contingent on when crews can work to impact traffic the least.
Timeline:
1. Work-order issued to construction: Tentatively by 3/9/2018. 2. Start construction: Tentatively by 4/16/2018. 3. Installation complete, removal of all existing overhead poles, wire, and lighting tentatively completed by the week of 5/7/2018.
4. Restoration work completed: Tentatively completed by the week of 5/7/2018.
Understanding:
Scope Document
1. There will be no charge to Xcel Energy by City of Wheat Ridge for city and
permits, no fees will be required.
2. Repair or replacement will be provided by Xcel Energy only for surfaces and existing landscaping damaged by Xcel Energy construction work. 3. Any foreign attachments to Xcel Energy existing overhead lines will need to be removed by the owner of the attachment at no cost to Xcel Energy prior to the
removal of the existing poles.
4. Working hours for Xcel Energy Construction Crews and/or Contractors will be permitted between the hours of 08:30 AM - 3:30 PM Monday – Friday. Overtime is likely required as the crews may have to work overnight as W 38th Avenue may have to be closed off and a detour established. Overnight is preferred as to limit
detour traffic impacts on the surrounding neighborhood.
Indicators
1. 20% Complete: When boring has been completed 2. 30% Complete: When the electric distribution equipment is installed 3. 80% Complete: When all conduit and conductor has been installed and terminated including terminal pole installations.
4. 100% Complete: When all overhead facilities have been removed and restoration
work has been completed.
Project Scoping Document prepared by:
Travis DeWeese, Power Engineering Technologist III @ (303) 592-2740 Preston Gibson
Community Service Area Manager
303.425.3944 April Ward
Design Manager
303.425.3811 Matt Botruff Operations Program Manager, Contract & Utility Services
303.425.3976 Aaron Heap Manager, Field Operations and Contract Services
303.425.3945
Approval by:
Scope Document
City of Wheat Ridge Date:
ITEM NO: DATE: March 26, 2018 REQUEST FOR CITY COUNCIL ACTION
TITLE: MOTION TO APPROVE APPOINTMENTS TO BOARDS
AND COMMISSIONS
PUBLIC HEARING ORDINANCES FOR 1ST READING BIDS/MOTIONS ORDINANCES FOR 2ND READING RESOLUTIONS QUASI-JUDICIAL: YES NO
_______________________________ ______________________________ City Clerk City Manager ISSUE: The City’s Board and Commission seats are due for appointment. The positions were advertised in the Wheat Ridge Transcript and on Channel 8, Facebook and the City’s Website. Current members were contacted by mail and asked if they wanted to serve another term. All applications were received and compiled by the City Clerk’s Office and forwarded to the City
Council. PRIOR ACTION: None
FINANCIAL IMPACT: None BACKGROUND: March of the current year is the annual renewal period for Board and Commission appointments.
RECOMMENDATIONS: See Applicant List (Attachment 2) for detailed list of positions to be appointed, and applicants.
Council Action Form
March 26, 2018
Page 2 RECOMMENDED MOTIONS: See Attachment 1 with Motions
“I move to appoint ______________________ to the ______________________Board/Commission: term to expire _______________________.
REPORT PREPARED BY: Robin Eaton, Deputy City Clerk Janelle Shaver, City Clerk
ATTACHMENTS: 1. Detailed appointments by position and Council District
2. Applicant List
3. Board and Commission applications received
ATTACHMENT 1
2018 BOARD AND COMMISSION APPOINTMENTS BY DISTRICT DISTRICT I I move to appoint: ______________________to the Board of Adjustment, term ending 3/2/21
______________________to the Cultural Commission, term ending 3/2/21 ______________________to the Liquor Authority Board, term ending 3/2/21
______________________to the Parks and Recreation Commission, term ending 3/2/21 ______________________to the Planning Commission, term ending 3/2/21 DISTRICT II I move to appoint:
______________________to the Cultural Commission, term ending 3/2/21 ______________________to the Parks & Recreation Commission, term ending 3/2/21
______________________to the Liquor Authority Board, term ending 3/2/21
DISTRICT III
I move to appoint:
______________________to the Board of Adjustment, term ending 3/2/21 ______________________to the Building Code Advisory Board, term ending 3/2/21
______________________ to the Cultural Commission, term ending 3/2/21 ______________________to the Liquor Authority Board, term ending 3/2/21
______________________to the Parks & Recreation Commission, term ending 3/2/21 ______________________to the Planning Commission, term ending 3/2/21
DISTRICT IV
I move to appoint: ______________________to the Board of Adjustment, term ending 3/2/21
______________________to the Building Code Advisory Board, term ending 3/2/21
______________________to the to the Cultural Commission, term ending 3/2/21 ______________________to the to the Liquor Authority Board, term ending 3/2/21
______________________to the Planning Commission, term ending 3/2/21 AT-LARGE
I move to appoint: ______________________to the Cultural Commission, term ending 3/2/21
______________________to (as) the JeffCo Library Board Liaison, term ending 3/2/21
______________________to the Board of Adjustment (to fill a vacancy), term ending 3/2/20
ATTACHMENT 2
Term Ending Board District Current Member Other Applicants
DISTRICT I
03/02/2018 Board of Adjustment I Dan Bradford None
03/02/2018 Cultural Commission I Ronald Gehauf Scott Wesley, Jessica Schwartz
03/02/2018 Liquor Authority I Carolyn Peterson None
03/02/2018 Parks & Rec Commission I David Feiertag** Robert DeVries
Sandra Banghart
03/02/2018 Planning Commission I Dirk Boden Richard Peterson
Robert DeVries
Sandra Banghart
DISTRICT II
03/02/2018 Cultural Commission II Jill Shannon None
03/02/2018 Liquor Authority II Elizabeth Nazarenus Leonard Ortiz
03/02/2018 Parks & Rec Commission II Charles Spielman Chad Schneckenburger
Krystal Knutson
DISTRICT III
03/02/2018 Board of Adjustment III Janet Bell None
03/02/2018 Building Code Advisory III Ronald Abo None
03/02/2018 Cultural Commission III David Opp None
03/02/2018 Liquor Authority III Paul Shaver None
03/02/2018 Parks & Rec Commission III Guy Nahmiach None
03/02/2018 Planning Commission III Amanda Weaver Melissa Antol
DISTRICT IV
03/02/2018 Board of Adjustment IV Sally Banghart* Daniel Larson
03/02/2018 Building Code Advisory IV John Kellow None
03/02/2018 Cultural Commission IV Sandra Nance** Val Nosler
03/02/2018 Liquor Authority IV Bruce McIntyre None
DISTRICT IV Continued
03/02/2018 Planning Commission IV Janet Leo Daniel Larson
03/02/20 Planning Commission IV Vacant Daniel Larson, Melissa Antol,
Richard Peterson, Robert
DeVries
AT-LARGE
03/02/2018 Cultural Commission AL Gay Porter DeNileon None
03/02/2018 JeffCo Library Board AL Nicole Carter** Alejandra Major,
Kimberly Ibbison
03/02/2020 Board of Adjustment AL Vacant Robert Devries
Daniel Larson
* DENOTES:
* Lives out of District –appointed to fill a position
** Did not re-apply for position
Please Note: The vacant position in District IV for the Planning Commission is a recent vacancy due
to the resignation of Donna Kimsey. Advertising requirements for this position have been met,
therefore it is appropriate to fill this position at this time.
ATTACHMENT 3