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HomeMy WebLinkAbout01/18/18City of Wheat,Rj ge COMMUNITY DEVELOPMENT 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 34a 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 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 30 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 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 adj acent 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 401' (complete) — (Exhibit 5, Site Photos) • Widening 32°d 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 32°d, 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 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 (40"' 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 201h 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 4 WZ-16-07 / Clear Creek Crossing 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. Planning Commission WZ-16-07 / Clear Creek Crossing 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 40a' 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 - Planning Commission 6 WZ-16-07 / Clear Creek Crossing 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: Planning Commission 7 WZ-16-07 / Clear Creek Crossing 2011 Approval 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. Development centered around Super Walmart and Cablea's with a very suburban development pattern featuring large setbacks filled with parking. 35' — 50' depending on the lot. Current 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 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) Mix of permitted uses, including residential, retail, office, employment, hospitality, and entertainment. Maximum building height reflective of mixed-use propc 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. 401' 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. 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 401' 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 Planning Commission 10 WZ-16-07 / Clear Creek Crossing 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 ofI-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 Planning Commission 11 WZ-16-07 / Clear Creek Crossing 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. Planning Commission 12 WZ-16-07 / Clear Creek Crossing 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. Planning Commission 13 WZ-16-07 / Clear Creek Crossing 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 30 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." Planning Commission 14 WZ-16-07 / Clear Creek Crossing 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: 2. ... Planning Commission 15 WZ-16-07 / Clear Creek Crossing EXHIBIT 1: AERIAL Planning Commission 16 WZ-16-07 / Clear Creek Crossing EXHIBIT 2: ZONING MAP Planning Commission 17 WZ-16-07 / Clear Creek Crossing EXHIBIT 3: ANNEXATION HISTORY MAP Planning Commission 18 WZ-16-07 / Clear Creek Crossing EXHIBIT 4: APPLICANT LETTER [see neat page] Planning Commission 19 WZ-16-07 / Clear Creek Crossing ')J -)J NOIRIS DESIGN namng I iand���mI NOW%mo , December 15, 2017 City of Wheat Ridge Ms. Lisa Ritchie, Planner 11 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Re: Clear Creek Crossing— Outline Development Plan (ODP) Amendment Dear Ms. Ritchie, On behalf of the applicant, Clear Creek Crossing, L.L.C., it is our pleasure to submit this application for an Outline Development Plan (ODP) Amendment forthe project known as Clear Creek Crossing within the City of Wheat Ridge. The Clear Creek Crossing project is one of the largest undeveloped properties in the western part of the City of Wheat Ridge. Located along 1-70, between 32n6 Street and Highway 58, the property is at a high visibility location that is perfectly suited forthe proposed mixed-use development. This application is proposing to amend a portion of the Clear Creek Crossing (formerly Cabelas) ODP, originally approved in 2006 and amended in 2011, to expand the list of allowable uses to include higher density residential and employment. These changes generally only affect the permitted uses within the Planning Area (PA71) south of future 40th Avenue. Outside of small adjustments to the alignment of Clear Creek Drive and 40th Avenue, the permitted uses within the other planning areas are mostly unchanged with this application. The following further describes the proposal and addresses specific items as required by the City of Wheat Ridge land development code when amending PD zoning: Zone change review criteria 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; and Response: This application is proposing to amend a previously approved development plan. The Clear Creek Crossing project was previously found to be in compliance with these criteria, and this amendment does not change that fact that this development will not have an adverse impact on the community. This Amendment will allow for the development of a property that has sat stagnant for many years, which is will promote new business in the community, provide additional commercial and employment options for residents, and generate tax revenue for the City. 2. The development proposed on the subject property is not feasible under any other zone district, and would require an unreasonable number of variances or waivers and conditions; and Response: The property is currently zoned PD, this amendment is proposing to make adjustments to permitted uses in only a certain area of the property. Maintaining the PD zoning ensures consistency with the vision and standards for Clear Creek Crossing, and doesn't diminish what has been previously approved for other areas that are not proposed to be amended with this application. 3. Adequate infrastructuretfacilities are available to serve the types of uses allowed by the change of JjJJ NOI,I,IS DESIGN Manning I tandmzce Ncnaecmae l Pa,, Pmmoaan zone, or the applicant will upgrade and provide such where they do not exist or are under capacity; and Response: Adequate facilities and infrastructure are in place or will be in place in order to serve this property. Prior discussions with Staff have not identified any issues to -date. 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 city -approved policies or plans for the area. b. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. 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. d. The proposed rezoning is necessary in orderto provide fora community need that was not anticipated atthe time ofthe adoption of the City of Wheat Ridge comprehensive plan. Response: Condition" c." as identified above is the condition that exists that requires this amendment to the ODP. The original Clear Creek Crossing and subsequent amendment proposed a large Cabala's store on the parcel known as Planning Area 1 of this ODP amendment. During the economic downturn in 2011, Cabala's decided not to pursue the development of this store. With Cabelas no longer planned to be a large anchor tenant for the development and no other similar user interested in the site, new uses need to be contemplated for the property that would spur development. This amendment takes advantage of the change of conditions and permits more Flexibility in the potential users for this Planning Area. Justification: o Need for Zone Change Response: As noted above, when a large single -user, Cabelas, decided to no longer be a part of the Clear Creek Crossing project other options needed to be explored. With the current market, no other large format retailer was interested in area formerly slated for the Cabelas store so other potential were needed to be identified. In doing their market due diligence and research the Applicant has determined that adding additional permitted uses, including employment and residential, makes the project more attractive to developers in this market, at this location. o Present and future effect on the existing zone districts, development and physical character of the area. Response: The existing zoning will remain unchanged, with only a few additions to the permitted uses, shifts to the internal circulation, and an updating of the design guidelines being a part of the request. The overall layout is generally the same and no impacts, not already considered under the current PD zoning should be encountered with this approval. o Access to the area, traffic patterns and impact of the requested zone on these factors Response: In conjunction with the future development of this project are traffic -2- JJJJ NOKIQIS DESIGN Manning I tandmzce wcndecmm I P,,, Pmmonon improvements that will betters erve Clear Creek Crossing and the surrounding community. These include the addition of new access points from 1-70, intersection improvements at 32nd & 1-70, and a connection from 40th Ave to Youngfield under 1-70. These improvements are occurring independent of this project but are planned to occur in conjunction with the development of Clear Creek Crossing. o Availability of utilities Response: Through previous approvals it has been determined that there are adequate utilities already in place, or planned to be put in place as part of this development. The applicant is committed to working with City Staff and Utility providers to ensure all requirements are met to the extent necessary. o Present and future effect on facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. Response: Through previous approvals it has been determined that there is adequate infrastructure already in place, or planned to be put in place as part of this development. The applicant is committed to working with City Staff to ensure all requirements are met to the extent necessary for development to occur. o A discussion of the relationship between the proposal and adopted land and/or policies of the City Response: As previously discussed, Clear Creek Crossing is approved for extensive retail and commercial development. This amendment is further expanding the list of potential uses to further diversity and increase the opportunities for success at this location. The City of Wheat Ridge Comprehensive Plan identifies this area as a regional commercial area, which with this proposed amendment will continue to be, while also further providing opportunity to create employment and residential opportunities. This amendment will allow for a large mixed-use development to occur at a key gateway location for the City. As described above, it is clearthat this ODP Amendment request is consistent with City of Wheat Ridge requirements and standards and meets their goals for this part of the City. We appreciate your careful review of this application and look forward to working with you and City Staff through its review and, eventual, approval. Please don't hesitate to call (303.892.1166) ore -mail (rmcbreen(Etnorris-design.com) with any questions, comments or needs. Sincerely, Norris Design Ryan F. McBreen Principal -3- EXHIBIT 5: SITE PHOTOS cJr lffiwdejlil Looking south along Youngfield Service Road. Interstate 70 can be seen to the right, and the proposed development area is located to the left. Planning Commission 24 WZ-16-07 / Clear Creek Crossing Planning Commission 25 WZ-16-07 / Clear Creek Crossing View of the intersection of 32°a 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 40' 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. Planning Commission 26 WZ-16-07 / Clear Creek Crossing EXHIBIT 6: NEIGHBORHOOD MEETING NOTES 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: Tyler Carlson, Evergreen Development Company Christine McRight, Evergreen Development Company Lyle DeVries, Felsburg Holt & Ullevig (FHU) Jared Carlon, Norris Allison Wenlund, Norris Applicant Present?: Yes Existing Zoning: Planned Commercial Development Existing Comp. Plan: 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 Planning Commission 27 WZ-16-07 / Clear Creek Crossing 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 multifamily 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 upfront. 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 Planning Commission 28 WZ-16-07 / Clear Creek Crossing 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, '12 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 32°d Avenue. Planning Commission 29 WZ-16-07 / Clear Creek Crossing EXHIBIT 7: ODP DOCUMENT [see attached document] Planning Commission 30 WZ-16-07 / Clear Creek Crossing EXHIBIT 8: DESIGN PATTERN BOOK [see attached document] Planning Commission 31 WZ-16-07 / Clear Creek Crossing EXHIBIT 9: VISION BOOK [see attached document] Planning Commission 32 WZ-16-07 / Clear Creek Crossing LEGAL DESCRIPTION LOTS 1 AND 2, BLOCK 1; LOTS 1 AND 2, BLOCK 2; LOT 1, BLOCK 3; LOTS 1, 2 AND 3, BLOCK 4; AND TRACTS A AND B, CLEAR CREEK CROSSING SUBDIVISION FILING NO. 2, COUNTY OF JEFFERSON, STATE OF COLORADO TOTAL AREA OF ALL PARCELS = 4,791,287 SQ. FT. (109.993 ACRES) MORE OR LESS NOTE: THE PROPOSED PLANNING AREA LAND VALUES HEREIN HAVE BEEN ADJUSTED TO ACCOUNT FOR THE REVISED ROW DEDICATION. CHARACTER OF DEVELOPMENT THE CLEAR CREEK CROSSING MIXED USE DEVELOPMENT IS INTENDED TO PROVIDE THE CITY OF WHEAT RIDGE WITH A DESTINATION DEVELOPMENT THAT PROVIDES A WIDE RANGE OF USES TO HELP GROW THE CITY'S COMMERCIAL, RESIDENTIAL, AND EMPLOYMENT BASES. 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 PROJECT WILL FOCUS ON CREATING STRONG SENSE OF PLACE THAT PROTECTS THE CULTURAL HERITAGE AND PROMOTE CULTURAL AWARENESS AND STRONG KINSHIP TIES. CLEAR CREEK CROSSING WILL CELEBRATE THE INTRINSIC VALUES THAT DEFINE THE CITY OF WHEAT RIDGE AND WILL EMBRACE THE SIMPLE BEAUTIES OF THE LANDSCAPE IN AN AUTHENTIC GESTURE. THE OVERALL DESIGN THEME FOR THE PROJECT IS A MODERN AGRARIAN DESIGN AESTHETIC THAT BLENDS TRADITIONAL AGRARIAN FORMS AND MATERIALS WITH MODERN ARCHETYPES AND USERS. TO ACCOMPLISH THIS TEEMING WITHIN 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 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 THIS DEVELOPMENT WILL FOCUS ON A STRONG CONNECTION TO THE CREEK THROUGH THE USE OF TRAIL NETWORKS, SIGNAGE, WAYFINDING GRAPHICS, AND OTHER SITE AMENITIES. THIS DEVELOPMENT WILL FOCUS ON A COMMUNITY DRIVEN APPROACH, ACCOMPLISHED BY CREATING CONNECTIONS TO THE SURROUNDING NEIGHBORHOODS FOR EASYACCESS INTO THE SITE, UNIFYING DESIGN ELEMENTS, AND PROVIDING NUMEROUS OPPORTUNITIES TO SHOP, LIVE, WORK, AND PLAY WITHIN THIS DEVELOPMENT. GENERAL NOTE THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. CASE HISTORY ANX-05-01, SUP -05-01, WZ-05-01, WZ-05-02, SUP -05-04, SUP -06-05, WZ-06-03, WS -06-01, MS -06-09, MS -06-10, SUP -10-01, ANX-11-01, WZ-11-01, WZ-11-02, WS -11-01, WZ-16-07 CLEAR CREEK CROSSING AN OFFICIAL PLANNED MIXED USE OUTLINE DEVELOPMENT PLAN CITY OF WHEAT RIDGE, COLORADO A PARCEL OF LAND, LOCATED IN THE SE Y4 OF SECTION 19, THE SW Y4 OF SECTION 20, THE NE Y4 OF SECTION 29, T 3 S, R 69 W, OF THE SIXTH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO VICINITY MAP \ COVER SHEET 40th Ave. `I 03 PERMITTED USES 04 YOUNGFIB In St. REPRESENTS SAID SURVEY. IV CLEAR CREEK CROSSING, L.L.C. SURVEYOR'S SIGNATURE SURVEYOR'S SEAL 1873 S. BELLAIRE STREET SUITE 1200 DENVER, CO 80222 PLANNING COMMISSION CERTIFICATE YOUNGFIELD RECOMMENDED FOR APPROVAL THIS --- DAY OF— _—,20_BYTHE WHEAT RIDGE PLANNING COMMISSION. SERVICE ROAD CHAIRPERSON IT CITY CERTIFICATION / A Z DATE ATTEST DECEMBER 14,2016 O MAY 10 2017 I I JULY 21 2017 58 I i AUGUST 30, 2017 20, 2017 NOVEMBER JANUARY 02, 2017 APPLEWOOD GOLF COURSE w z 1 1 � / U 0 I Z 1� NORTH O )Ss NTS SHEETINDEX 01 COVER SHEET 02 LAND USE MAP 03 PERMITTED USES 04 PERMITTED USES CONTINUED PROJECT TEAM PREPARED FOR: CLEAR CREEK CROSSING, L.L.C. 1873 S. BELLAIRE STREET SUITE 1106 DENVER, CO 80222 FNC;INFFR MARTIN/MARTIN 12499 WEST COLFAX AVENUE LAKEWOOD, CO 80215 PLANNING & LANDSCAPE ARCHITECTURE: NORRIS DESIGN 1101 BANNOCK STREET DENVER, CO 80204 SITE PLANNING: GALLOWAY 6162 S. WILLOW DRIVE, SUITE 320 GREENWOOD VILLAGE, CO 80111 OWNER'S CERTIFICATE UNIFIED CONTROL STATEMENT THE BELOW -SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BYLAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF REZONING TO PLANNED DEVELOPMENT, AND APPROVAL OF THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. CLEAR CREEK CROSSING, L.L.C. STATE OF COLORADO ) )SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF AD 2018 BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES NOTARY PUBLIC BROKEN HILL 3. L.L.C. STATE OF COLORADO )SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF AD 2018 BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES NOTARY PUBLIC SURVEYOR'S CERTIFICATE JjJJ NORRIS DESIGN Planning I landmps AchbcWm I Bwding 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 www.noriis-design.com z a z W r^ V ZW VJ Lu 0 W OZ 0. � U° 0 W Lu Xo 0 t7O UW zC 'Ar' 4z u 0 W Q� J vw Uoc) I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF THE CLEAR CREEK CROSSING APPLICANT: DEVELOPMENT WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY Evergreen REPRESENTS SAID SURVEY. D.v pmmtlS."".1m... Gmft CLEAR CREEK CROSSING, L.L.C. SURVEYOR'S SIGNATURE SURVEYOR'S SEAL 1873 S. BELLAIRE STREET SUITE 1200 DENVER, CO 80222 PLANNING COMMISSION CERTIFICATE RECOMMENDED FOR APPROVAL THIS --- DAY OF— _—,20_BYTHE WHEAT RIDGE PLANNING COMMISSION. CHAIRPERSON CITY CERTIFICATION APPROVED THIS _DAY OF — — — BY THE WHEAT RIDGE CITY COUNCIL. Z DATE ATTEST DECEMBER 14,2016 O MAY 10 2017 JULY 21 2017 CITY CLERK MAYOR U AUGUST 30, 2017 20, 2017 NOVEMBER JANUARY 02, 2017 COMMUNITY DEVELOPMENT DIRECTOR JEFFERSON COUNTY CLERK & RECORDER Z STATE OF COLORADO ) O )Ss COUNTY OFJEFERSON ) U I HEREBY CERTIFY THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDED OF JEFFERSON COUNTY AT GOLDEN, COLORADO,AT_ _O'CLOCK_ _.M.ONTHE _ _DAYOF_ — — _ A.D.,INBOOK _ ,PAGE_ _,RECEPTIONNo. SHEET TITLE: O COVER SHEET JEFFERSON COUNTY CLERK AND RECORDER BY. O 01 OF 04 DEPUTY Z NORTH ZONING: PID OFFICEMAREHOUSE (EXISTING) 0 1 10011 200 400 CLEAR CREEK CROSSING AN OFFICIAL PLANNED MIXED USE OUTLINE DEVELOPMENT PLAN CITY OF WHEAT RIDGE, COLORADO A PARCEL OF LAND, LOCATED IN THE SE % OF SECTION 19, THE SW % OF SECTION 20, THE NE % OF SECTION 29, T 3 S, R 69 W, OF THE SIXTH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO UNq�RHS�S. Q FUTURE ..�.� ■�..�..�..�..�...�..�.. .L..�..�..�.. .�..� HOOK �..�..� .� �0�000000'OO{300fl0000000000000000000000000 .4 RAMPS i Q ■ I ; PLANNING ` / PLANNING ■ AREA 4 AREA 4 • ` I PLANNING 1 (2.98 ACRES) J Q (3.12 ACRES) I AREA 3 I I L—A ■ (11.04 ACRES) , : - / CLEAR CREEK I 1 ■ I �� CLEAR CREEK DRIVE ■ ■ PLANNING 'a■ �/-.�'-�A A� m7 -� ■ I . '��� 0 . _ • 000000 (25.43 ACRES) AREA 1 ' I �I ■ PLANNING AREA 8 ` • I . I PLANNING (15.48 ACRES) \� : ; I ; i % ; AREA 5 • (4.19 ACRES) Q : ` 1 I • PLANNING AREA 6 ■ • A0 (18.75 ACRES) ■ 410 • ��� OQ Q m m PLANNING .' PLANNING ;-__-_--_-1- AREA 2 AREA 7^� Q (13.84 ACRES) / Q• ,Q (3.43 ACRES) (#-�/ ■ I ` #^ _i MULTI -USE TRAIL CONNECTION Q - --T I res Q•► (BY PROSPECT RECREATION 0 ■�-���) ■ � ` � AND PARK DISTRICT) REGIONAL, G, �r I I WATER • / ZONING: PCD ■QUALITY COMMERCIAL `� I (11.72 ACRES) • / • (VACANT) I 0 • nQQQ/ ZONING: PCD I COMMERCIAL --�_-- I ■ I / .Of (VACANT) - TTi I Q� �f NOTES I RAILROAD R.O.W. LAND SUMMARY PLANNING AREA 1 25.43 ACRES PLANNING AREA 2 13.84 ACRES PLAN N I NG AREA 3 11.04 ACRES PLANN ING AREA 4 6.10 ACRES PLANN ING AREA 5 4.19 ACRES PLAN N I NG AREA 6 18.75 ACRES PLANN ING AREA 7 3.43 ACRES PLAN N I NG AREA 8 15.48 ACRES REGIONAL WATER QUALITY 11.72 ACRES TOTAL 109.99 ACRES 1 INTERNAL PEDESTRIAN CROSS ACCESS BETWEEN PLANNING AREAS SHALL BE PROVIDED, LOCATIONS AND ALIGNMENT OF SUCH CONNECTIONS SHALL BE FINALIZED DURING SPECIFIC DEVELOPMENT PLANS PROCESSING. 2. THE COLORADO DEPARTMENT OF TRANSPORTATION "ACCESS CONTROL LINE" DEPICTED AS THE CDOT W LINE IS USED TO REGULATE THE "CONTROL OF ACCESS' TO INTERSTATE RIGHTS-OF-WAYAND 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, INGRESS, AND EGRESS TO PROPERTIES ADJACENT AND ABUTTING THE ACCESS CONTROL LINE. LEGEND PLANNING AREA BOUNDARY EXISTING CLEAR CREEK TRAIL PROPOSED PRIMARY TRAIL OFF-SITE MULTI -USE TRAIL CONNECTION PROPOSED SECONDARY TRAIL CLEAR CREEK VEHICULAR ACCESS (CONCEPTUAL) PLANNING AREA PEDESTRIAN OR VEHICULAR CROSS ACCESS (CONCEPTUAL) CDOT'A' LINE C- D 0 0 0 0 0 000000 000000 _A—A JjJJ NORRIS DESIGN Planning I landmps AchbcWm I Bwding 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 www.noriis-design.com Z w U z a z Lu a O W W 0 W z J F- 0 0 O LuO LL x 00 LL z IS w< 0 Q= 0 LL LLO LL >- 0 c) Oc) APPLICANT: Evergreen Demkpmem l 9. m. l lnm m enx CLEAR CREEK CROSSING, L.L.C. 1873 S. BELLAIRE STREET SUITE 1200 DENVER, CO 80222 Z DATE DECEMBER 14, 2016 0 MAY 10 2017 JULY 21 2017 UAU GU ST 30, 2017 NOVEMBER 20, 2017 JANUARY 02, 2017 LL VJ z 0 U/ LL SHEET TITLE: 0 LL LAND USE 0 02 OF 04 Z LEGEND: P: PERMITTED USE NP: NOT PERMITTED USE SU: SPECIAL USE CLEAR CREEK CROSSING AN OFFICIAL PLANNED MIXED USE OUTLINE DEVELOPMENT PLAN CITY OF WHEAT RIDGE, COLORADO A PARCEL OF LAND, LOCATED IN THE SE %4 OF SECTION 19, THE SWY4 OF SECTION 20, THE NE %4 OF SECTION 29, T 3 S, R 69 W, OF THE SIXTH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ALLOWED USES PA -1 PA -2 PA -3 PA -4 PA -5 PA -6 PA -7 PA -8 NOVEMBER 20, 2017 RESIDENTIAL INCLUDING: ASSISTED LIVING FACILITY P P NP NP P P NP NP DWELLING, SINGLE ATTACHED NP P NP NP P P NP NP DWELLING, DUPLEX NP P NP NP P P NP NP DWELLING, MULTIPLE P P NP NP P P NP NP DWELLING, LIVE/WORK P P NP NP P P NP NP PUBLIC, CIVIC AND INSTITUTIONAL INCLUDING: COMMUNITY BUILDINGS INCLUDING LIBRARIES, AND MUSEUMS P P P P P P P NP GOVERNMENT AND QUASI -GOVERNMENTAL BUILDINGS AND OFFICES P P P P P P P NP HOSPITAL P NP NP NP NP NP NP NP PARKS, OPEN SPACE, PLAYGROUNDS AND PLAZAS P P P P P P P P PUBLIC USES AND BUILDINGS P P NP NP NP NP NP NP INDOOR AMUSEMENT AND RECREATIONAL ENTERPRISES P P P P P P P NP OUTDOOR AMUSEMENT FACILITIES P P P P P P P NP SCHOOLS, PUBLIC AND PRIVATE, COLLEGES, UNIVERSITIES, TRADE SCHOOLS P P NP NP NP NP NP NP UTILITIES, MAJOR NP NP NP NP NP NP NP P UTILITIES, MINOR P P P P P P P P URBAN GARDENS (SEE 26-637) P P NP NP NP NP NP NP TRANSIT STATIONS, PUBLIC OR PRIVATE P P P P P P P NP WATER STORAGE NP NP NP NP NP NP NP P COMMERCIAL SERVICES AND RETAIL INCLUDING: ADULT ENTERTAINMENT NP NP NP NP NP NP NP NP AMUSEMENT FACILITIES OR OUTDOOR RECREATION P P P P P P P NP ANIMAL DAYCARE, INDOOR WITH NO OUTDOOR RUNS OR PENS P P P NP P P P NP APPLIANCE, HOME IMPROVEMENT AND HOME FURNISHING STORES P P P P P P P NP AUTO SERVICE AS AN ACCESSORY TO PRIMARY P NP NP P P P P NP BANKS AND FINANCIAL INSTITUTIONS, NO DRIVE -THROUGH OR DRIVE -UP P NP P P P P P NP BANKS AND FINANCIAL INSTITUTIONS, DRIVE-THROUGH OR DRIVE -UP P NP P* P P P P NP BARS, TAVERNS AND NIGHT CLUBS P P P P P P P NP CAR WASHES, AS ACCESSORY TO RETAIL NP NP NP P P P P NP DAY CARE CENTER, CHILD AND ADULT P P P P P P P NP DRIVE -UP OR DRIVE-THROUGH USES (SEE 26-1106E WHEAT RIDGE MUNI. CODE) P NP P* P P P NP NP DRUG STORES, DRIVE-THROUGH OR DRIVE -UP P P P P P P P NP EATING ESTABLISHMENT, SIT DOWN P P P P P P P NP EATING ESTABLISHMENT, DRIVE-THROUGH OR DRIVE -UP P NP P* P P P P NP GROCERY & SPECIALTY FOOD STORES P P P P P P P NP HAIR, NAIL AND COSMETIC SERVICES P P P P P P P NP * DRIVE -UP OR DRIVE-THRU USES PERMITTED ONLY AS PART OF A MULTI -TENANT BUILDING NOTES: 1. OUTDOOR DISPLAY ALLOWED AS SHOWN ON THE SPECIFIC DEVELOPMENT PLAN AND IS SUBJECT TO SECTION 26-631 OF THE WHEAT RIDGE CODE OF LAWS. TEMPORARY SALES ARE ALLOWED PURSUANT TO SECTION 26-630 OF THE WHEAT RIDGE CODE OF LAWS. 2. ARCHITECTURAL DESIGN, SITE DESIGN, STREETSCAPE, SIGNAGE, FENCING, LIGHTING AND LANDSCAPING SHALL BE IN CONFORMANCE WITH THE CLEAR CREEK CROSSING DESIGN PATTERN BOOK, KEPT ON FILE WITH THE CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT DEPARTMENT. JjJJ NORRIS DESIGN Penning I landmpe Nchits=m I Bmnding 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 www.nords-design.com Z g a H Z W ffnn 2 VO Z w 0 (n w OZ J Uw U) i Lu w o o � o w U Z S Z ui cr 0 aIr QLu LLQ Q Lu J v0 r LL > - APPLICANT: Evergreen Oawbpnwnl Bervron I b•••b•••b CLEAR CREEK CROSSING, L.L.C. 1873 S. BELLAIRE STREET SUITE 1200 DENVER, CO 80222 0 03 OF 04 Z Z DATE DECEMBER 14, 2016 0 MAY 10 2017 JULY 21 2017 30, 2017 UAUGUST NOVEMBER 20, 2017 JANUARY 02, 2017 W z 0 U LL 0 SHEET TITLE: USE TABLE 0 03 OF 04 Z LEGEND: P: PERMITTED USE NP: NOT PERMITTED USE SU: SPECIAL USE CLEAR CREEK CROSSING AN OFFICIAL PLANNED MIXED USE OUTLINE DEVELOPMENT PLAN CITY OF WHEAT RIDGE, COLORADO A PARCEL OF LAND, LOCATED IN THE SE %4 OF SECTION 19, THE SWY4 OF SECTION 20, THE NE %4 OF SECTION 29, T 3 S, R 69 W, OF THE SIXTH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ALLOWED USES, CONTINUED PA -1 PA -2 PA -3 PA -4 PA -5 PA -6 PA -7 PA -8 COMMERCIAL SERVICES AND RETAIL INCLUDING (CONTINUED): JAN U ARY 02, 2017 I1/ HARDWARE STORES P P P P P P P NP LIQUOR STORES NP NP P P P P P NP MOTOR FUELING STATIONS NP NP NP P P P P NP MOTOR VEHICLE SALES, OUTDOOR DISPLAY NP NP NP NP NP NP NP NP MOTOR VEHICLE SALES, INDOOR DISPLAY P P P P P P P NP OPTICAL STORES P P P P P P P NP OUTDOOR STORAGE AS ACCESSORY USE P NP NP NP NP NP NP NP PAWN BROKERS NP NP NP NP NP NP NP NP PERSONAL SERVICES P P P P P P P NP PHOTOCOPYING AND PRINTING P P P P P P P NP PRODUCE STANDS (SEE 26-636 AND 26-613 FOR HOME OCCUPATION P P P P P P P NP RECREATIONAL FACILITIES, COMMERCIAL P P P P P P P NP REPAIR, RENTAL AND SERVICING OF AUTOMOBILES, NO OUTDOOR STORAGE P NP NP P P P P NP RETAIL P P P P P P P NP SPORTING GOODS STORE P P P P P P P NP VETERINARY CLINICS AND HOSPITALS, NO OUTDOOR RUNS OR PENS P P P P P P P NP HOSPITALITY AND ENTERTAINMENT INCLUDING: ART STUDIOS AND GALLERIES P P P P P P P NP HOTELS, MOTELS AND EXTENDED STAY LODGING P P P P P P P NP PRIVATE CLUBS AND SOCIAL CLUBS NP NP NP NP NP NP NP NP STUDIOS INCLUDING ART, MUSIC, DANCE,TV AND RADIO BROADCASTING STATIONS P P P P P P P NP TEMPORARY OUTDOOR THEATER / PERFORMANCE P P P P P P P NP THEATERS P P P P P P P NP OFFICE AND INDUSTRIAL INCLUDING: MEDICAL AND DENTAL CLINICS P P P P P P P NP OFFICES P P P P P P P NP OFFICE - WAREHOUSE, NO OUTDOOR STORAGE P NP NP NP NP NP NP NP PROCESSING, ASSEMBLY OR LIGHT INDUSTRIAL OPERATIONS SU NP NP NP NP NP NP NP RESEARCH LABORATORIES AND OFFICES P P NP NP NP NP NP NP WAREHOUSE NP NP NP NP NP P NP NP WHOLESALE NP NP NP NP NP P NP NP ANCILLARY USES INCLUDING: PARKING FACILITIES (INCLUDING STRUCTURES) P P P P P P P NP TEMPORARY USES INCLUDING: SPECIAL EVENTS, INCLUDING FESTIVAL AND FARMERS MARKETS (SEE 26-635) P P P P P P P NP OTHER SIMILAR USES PER SECTION 26-309 OF THE WHEAT RIDGE CODE OF LAWS P P P P P P P NP NOTES: 1. OUTDOOR DISPLAY ALLOWED AS SHOWN ON THE SPECIFIC DEVELOPMENT PLAN AND IS SUBJECT TO SECTION 26-631 OF THE WHEAT RIDGE CODE OF LAWS. TEMPORARY SALES ARE ALLOWED PURSUANT TO SECTION 26-630 OF THE WHEAT RIDGE CODE OF LAWS. 2. ARCHITECTURAL DESIGN, SITE DESIGN, STREETSCAPE, SIGNAGE, FENCING, LIGHTING AND LANDSCAPING SHALL BE IN CONFORMANCE WITH THE CLEAR CREEK CROSSING DESIGN PATTERN BOOK, KEPT ON FILE WITH THE CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT DEPARTMENT. JjJJ NORRIS DESIGN Penning I landmpe Nchits=m I Bmnding 1101 Bannock Street Denver, Colorado 80204 P 303.892.1166 F 303.892.1186 www.nords-design.com Z g a H Z W ffnn 2 V 0 Z W 0 (n w O Z LL � Uw U) i w ED LUx o 0 o 0 o w UZo Z ui cr 0 aIr Q LLQ Q J0 v W o r LL > - APPLICANT: Evergreen Oawbpnwnl Bervron I b•••b•••b CLEAR CREEK CROSSING, L.L.C. 1873 S. BELLAIRE STREET SUITE 1200 DENVER, CO 80222 0 04 OF 04 Z Z DATE DECEMBER 14, 2016 0 MAY 10 2017 JULY 21 2017 30, 2017 UAUGUST NOVEMBER 20, 2017 JAN U ARY 02, 2017 I1/ Z 0 U/ LL 0 LL SHEET TITLE: USE TABLE CONTINUED 0 04 OF 04 Z CLEAR CREEK WHEAT RIDGE, CO Design Pattern Book January, 2015 CROSSING OEvergreen Ga€owa NORRIS DESIGN "°""""'I"^'°"I'""""""" "��,a V, - e i.� Planning I Landscape Architecture I Branding TABLE OF C 0.0 DESIGN REVIEW PROCESS 0.1 Design Development Review .......................................... 1.0 OVERVIEW ................. 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 ................. 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 ...... 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 .......................................... CLEAR CREEK CROSSING 4.0 MATERIALS 75 4.1 Building Materials .................................................... 4.2 Material Types ....................................................... 5.0 LANDSCAPE........................................................... 5.1 General Landscape Design ........................................... 5.2 Landscape Design within Districts .................................... 5.3 Trees, Shrubs b Plants ................................................ 5.4 Streetscapes........................................................ 5.5 Site Furnishings..................................................... 5.6 Trail Furnishings.................................................... 6.0 LIGHTING ........................ 6.1 Street b 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 ................................................... DESIGN PATTERN BOOK CLEAR CREEK CROSSING DESIGN PATTERN BOOK GENERAL COMPLIANCE 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. APPLICABILITY 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. OBJECTIVE 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. SUBMITTAL REQUIREMENTS 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 specific issues. PRE -APPLICATION MEETING 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 SCHEMATIC DESIGN 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 ofthe 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 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. CLEAR CREEK CROSSING 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 Specific 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 Specific Development Plan public hearing. MODIFICATION OF DESIGN STANDARDS These Design Standards are intended to have some flexibility. The ACC, with Wheat Ridge Community Development Director review and approval, may grant an alternative to a design standard if it finds the Applicant has satisfied 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 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. ARCHITECTURAL CONTROL COMMITTEE (ACC) 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 significant differences from approved schematic design and including any additional comments relative to the design intent of the proposed site plan. DESIGN PATTERN BOOK CLEAR CREEK CROSSING DESIGN PATTERN BOOK Located at the southwest quadrant of Hwy 58 and 1-70 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 ofthe location while taking advantage ofvisibility and direct accessibility to a major freeway corridor, providing the communitywith 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 1-70 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 significant portion of Clear Creek and its associated trail, providing existing connections to regional trails and surrounding communities. Referto the Clear Creek Crossing ODP forthe allowable use chart and a depiction of the individual planning areas. Specific Project guidelines and land development standards are detailed in the Clear Creek Crossing Design Pattern Book, intended to provide clear and consistent direction forthe future development ofthe Project. 10 CLEAR CREEK CROSSING 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 Specific 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 confluence 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 flexible. 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 flexibility 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. 12 CLEAR CREEK CROSSING 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, office and/or employment into a cohesive Project with strong patterns that are walkable and easily identifiable, 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 defined 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 efficient materials. 1.4 The ClearCreek Crossing Design Guidelines Each of the topics are then comprised of three are organized into six categories: major components that shall provide a guide for Site Design Building Design / Architectural Elevations Product Standards Landscape Lighting Signage developers and designers through the process. Design Intent Design Standards Design Guidelines The Intent Statement serves as a big picture Design Standards are prescriptive criteria that goal with objectives establishing principles provide specific directions based on the Intent forthe design topic In areas where there Statements. These Design Standards denote may not be a specific Standard or G uideline, 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. issues that are considered essential and will use the tens "shall" to indicate that compliance is required 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 ofthe development. Design Guidelines use the tens "should" or may to denote direction considered appropriate ratherthan mandatory in accomplishing the Intent Statement. DESIGN PATTERN BOOK 13 When developing the Clear Creek Crossing site plan, consider physical characteristics and surrounding interests. 1. First and foremost, recognize the impacts of traffic 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 1-70 Improvementscan support. 2. Consider there Iative ped ph era l l ovation of the site, and how it connects to surrounding estab lis he d neigh be rho ods as wel l as to the region/ city 3. Consider physical characteristics of the site including topography as well asset 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 orto 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 Drto 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'. 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 -]0" traffic, whether as commute or mountain trip. b. Multifamily residential and hotel parcels should capitalize on view corridors as well as connections to other parcels forworking and shopping c. Employment parcel should respond to a users likely site design requirements to maximize marketability including I . Multiple buildings with varying functions and required interconnectivity, ii Large parking fields to accommodate parking -ratio requirements and optimize access to buildings fork parking lots, iii. Ring road providing access to parking fields 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 ofthis Project. 3. Meet parking requirements of users as a peripheral location is vehicle -oriented. Design circulation networks (vehicular.pedestrian/bicycle) to be effective onsite as well as offsite 1. Consider who will be visiting CCC and facilitate where they need to go, both with the Project and in terms of access to/Rom CCC a. Employees and Employment Campus Visitors b. Apartment residents c. Hotel guests d. Retail shoppers e. Local and " Regional Traffic Diners f. Drive-through customers, whetherto bank(s), fuel, restaurants or other such as pharmacy, carwash, package pick-up, etc a Traffic with no intentions of stopping at CCC, including local traffic as well as "bypass' traffic avoiding 1-70 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. 2. Maintain pedestrian/cyclist connectivity. Safety should be a high priority in design. 14 CLEAR CREEK CROSSING a Determine the overall approach to site planning for the Project, from which development standards will be established. 1. Pea l kabi Iity and connectivity are high priorities for this mix ed -use development. 2. Interstate visibility corridors are significant 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 define the uniqueness ofthe site and should be embraced whetherthmugh 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 22 Streets& 23 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 orderto encourage an optimally functioning mixed-use development. DESIGN PATTERN BOOK 15 The site planning approach for Clear Creek Crossing is influenced 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 significant 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 forth e residents to the Clear Creek Trail. The 1-70 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 defined area associated with the freeway ramps, limits access point flexibility to several parcels also directing the overall traffic patterns in the development. Also, the steep slopes throughout the site drive where access points can be placed along public roadways and influence 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 flood plains further constrain the site overall. 16 CLEAR CREEK CROSSING DESIGN PATTERN BOOK Clear Creek Crossing will focus on creating a strong sense of place, protecting the area's heritage while introducing a wide army of land uses to a site located at a key confluence of a major traffic corridor. The planned development will celebrate the intrinsic values that define 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 unified 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 modem 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, wayfinding graphics, and other site amenities. 18 CLEAR CREEK CROSSING o'¢_ . a oL zaz _. W. DESIGN PATTERN BOOK 9 + f'.. '. o'¢_ . a oL zaz _. W. DESIGN PATTERN BOOK 9 20 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 21 2.1 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 traffic corridors, specifically 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, office and hotel uses. Refer to the CCC -ODP map for the permitted uses chart by Planning Area. The Districts have been created to define 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 defined areas, while still maintaining cohesive theming through the use of architecture, landscape, urban design and signage within the Project. There are five unique District types within the Project: MILL - Employment uses, encouraging medium to high density development, with uses including corporate campus -type uses such as office, research & development, hospital, and university/education uses. Parking is likely to be a combination of surface and structure. Building height, density and setbacks reflect 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 ofthe characteristics ofthe site, while placing priority on circulation, walkability and common site amenities. Parking will be in surface lots, with potential fora 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 ofbuildings should prioritize fronting to public orprivate streets with parking located behind to help establish placemaking. HOMESTEAD -Multifamily residential uses, including apartments and/ortown home formats. Buildings shall be placed according to the requirements of the use and inconsideration of the characteristics of the site, while placing priority on circulation and walkability to other Districts including the adjacent Clear Creek Tmil. 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 oflarge-format retail with accessory small retail, restaurants and hotel uses will create the Harvest District. Buildings shall be placed according to the requirements ofthe respective use and in consideration of the characteristics ofthe site particularly its shape and vehicular/pedestrian connections to other Districts. Parking will be in surface lots with potential fora structure to serve more intense retail orhotel uses. Signage will be brand -forward" as required bynational operators but will meet the requirements ofthe 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 Tmil 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, wayfinding 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. 22 CLEAR CREEK CROSSING •tea � IT '. ta.�,•f _ 3nNBAVONL£M. - — i - 10� C. •f 'rift L rr�.+. - ' r •... ......•- • v • � a � a • a \ NUu .• . w� •• � • a . DwaQ •• • \ Qfp \ =U •• ••••♦ TUUwa 'q • Zup a •,. LC'C`fGV44� ` •� • JUU •• WQF •• •� .t- • Jaa l FU N • .. •••.... • �£rn a • Nwa Q • �' p • £0 . Wp� a •• w • � O • fwo •• • •♦i.. • • •• Oa ••• ♦ j p • ••••• • .i.. ••• •• •� •••• ... r : ..... . • • 0 Da�=4l ♦ � z Qz rna ♦ •' 3ap '• •••.0..••• J: � ;- B .. - h 6N 2.2.2 P� AREA 1: MILL DIS Employment uses encouraging medium to high density development in area adjacent to 1-70 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. ♦u♦ diwJN410 PUBLIG GATHERING TRAIL CONNECTIONS TRAI LH EAD qp"PACE PROPOSED SIGNALIZED It , EXISTING SIGNALIZEDFULL MOVEMENT FULL MOVEMENT , FULL MOVEMENT INTERSECTION CTION INTERSEINTERSECTION �t PUBLIC SIDEWALK ■01,00 SECONDARY TRAIL MAJOR ACCESS S OR MARY INTERNAL ROAD MINOR ACCESS ULT-USETRAIL NETWORK 24 �EXISTING CLEAR CREEKTRAIL LIMITED MOVEMENT INTERSECTION -. -- -- COAL ALINE PLANNING AREA J� CONNECTIVITY CLEAR CREEK CROSSING I PERMITTED USES REFER TO CLEAR CREEK CROSS/NG OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES 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 5PER STORY COMMERCIAL / RETAIL / OTHER USES PRIMARY STREET FRONTAGE CLEAR CREEK DRIVE SETBACKS AND ' ATLEAST 50% OF THE PROPERTY S FRONTAGE ALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0.20 FOOT BUILD -TO AREA BUILDING ORIENTATION SECONDARY STREET FRONTAGE 40TH AVENUE • ATLEAST 30% OF THE PROPERTY S FRONTAGE ALONG 40TH AVENUE MUST CONTAIN 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% PRIMARY EMPLOYMENT USES. 90'-0" COMMERCIAL/RETAIL/OTHER SINGLE COMMERCIAL uses. 62'-0" MAXIMUM BUILDING HEIGHT MIXED USE (DEFINED AS VERTICAL INTEGRATION OF USES). 90'-0" PARKING SURFACE AND/OR STRUCTURED PARKING PER SECTION 234(PARKING AND SERVICE)AND SECTION 38(PARKING STRUCTURES). ALL PARKING SHALL MEET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26501 BICYCLE PARKING BICYCLE PARKING PER SECTION 24.1(BICYCLE PARKING) 1 BICYCLE SPACE PER EVERY 20 AUTOMOBILE PARKING SPACES, BUT NO LESS THAN 4 SPACES REFER TO SECTION 38 (BUILDING DESIGN) REFER TO SECTION 48 (MATERIALS) REFER TO SECTION 58 (LANDSCAPE) REFER TO SECTION 68 (LIGHTING) SIGNAGE REFER TO SECTION T.0 (SIGNAGE) PLAZAAND GATHERING AREA REQUIREMENT, REFER TO SECTION 2 OTHER REQUIREMENTS PUBLIC ART REQUIREMENT, REFER TO SECTION 29 DESIGN PATTERN BOOK 25 FIGURE is PLANNINGAREA 1: EMPLOYMENT USES BUILDING ORIENTATIONAND SETBACKS ILLUSTRATION (NOT TO SCALE) SETBACK 5 FEET PER STORY NO MORE THAN 3Ph OF THE FRONGGE OF PLANNING AREA 1 MY HAVE SURFACE PARKINGWITHIN 20 FEET OF THE ROADWAY. PARKING MUST BE BUFFERED BY LANDSCA PING AND I OR A BUILDING FIGURE2: PLANNINGAREAI COMMERC7ALC LETAIL/OTHER USES BUILDING ORIENTATIONAND SETBACKS ILLUSTRATION (NOT TO SCALE) SETBACK S FEET PER STORY AT LEAST50% OF THE PROPERTY'S FRONGGE ALONG CLEAR CREEK DRIVE MUSTOONTAINA BUILDING WITHIN THE REQUIRED 0 20 FOOT BUILD TOAREA 26 CLEAR CREEK CROSSING THE PROPERTY s FRONTAGE ALONG40TH RAI AVENUE MUST CONTAIN A BUILDING WITHIN THE REQUIRED20 FOOT SETBACK'. BUILDTOAREA LEFFLER TORY AT LEAST50% OF THE PROPERTY'S FRONGGE ALONG CLEAR CREEK DRIVE MUSTOONTAINA BUILDING WITHIN THE REQUIRED 0 20 FOOT BUILD TOAREA 26 CLEAR CREEK CROSSING FIGURE 3: PLANNiNGAPEAI MMAPYAND SECONDARY FPONTAGEILLUSTPATION (NOT TO SCALE) PRMARYAND SECONDARY STREET ERONGGEFOR THE PURPOSES OF CALCULATING BUILD TO REQUIREMENTS SHALL NOT INCLUDE PRIMARY ACCESS DRIVES, AS ILLUSTRATED DESIGN PATTERN BOOK 27 2: HOMESTEAD DISTRICT Residential uses encouraging medium to high density development at a location adjacent to 1-70 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. Flexibilityto shift the Homestead District to other planning areas that allow residential uses. SPACE GATHERING a 4TRAIL CONNECTIONS . TRAILHEADIL SPACE PROPOSED SIGNALIZED II , EXISTING SIGNALIZEDFULL MOVEMENT FULL MOVEMENT FULL MOVEMENT INTERSECTIONTION INTENSE'INTERSECTION . PUBLIC SIDEWALK ■01,00 SECONDARY TRAIL MAJOR ACCESS PRIMARY INTERNAL ROAD MINOR ACCESS MULTI -USETR IL NETWORK 28 sEXISTING CLEAR CREEKTRAIL LIMITED MOVEMENT INTERSECTION -. -- -- COAL ALINE PLANNING AREA J� CONNECTIVITY CLEAR CREEK CROSSING PERMITTED USES REFER TO CLEAR CREEK CROSS/NG 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 VIEW`. PEDESTRIAN CONNECTIVITY TO ADJACENT USES AS WELL AS WITH THE TRAIL NETWORK IS REQUIRED. WHENMULT I -FAMILY USES ARE PROPOSED IN OTHER PLANNING AREAS, THE FOLLOWING DEVELOPMENT STANDARDS FROM THE HOMESTEAD DISTRICT SHALLAPPLY MINIMUM LANDSCAPE REQUIRED, MAXIMUM BUILDING HEIGHT, PARKING, BICYCLE PARKING, BUILDINGS/ ARCHITECTURE, MATERIALS, LANDSCAPE, LIGHTING, SIGNAGE, AND OTHER REQUIREMENTS. SETBACKSAND BUILDING ORIENTATION RESIDENTIAL USES PRIMARY FRONTAGE CLEAR CREEK ORIENTATION • ATLEAST 50%OF THE PROPERTYS FRONTAGE ALONG CLEAR CREEK MUST CONTAIN ABU ILDING WITHIN 0.20 FEET OF THE PROPERTY LINE ORIENTED TOWARD CLEAR CREEK SECONDARY FRONTAGE. CLEAR CREEK DRIVE • ATLEAST 30%OF THE PROPERTY' S FRONTAGEALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0.20 FOOT BUILD TO AREA NON-RESIDENTIAL USES: PRIMARY FRONTAGE CLEAR CREEK DRIVE • ATLEAST 50%OF THE PROPERTY' S FRONTAGEALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN 0-20FEET OF THE PROPERTY LINE SECONDARY FRONTAGE INTERNAL DRIVE • ATLEAST 30%OF THE PROPERTY' S FRONTAGEALONG 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 23 4 (PARKING AND SERVICE)AND SECTION 38 (PARKING STRUCTURES). ALL PARKING SHALL MEET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26501 1 0 SPACE PER 1 BEDROOM MFR UNIT 20 SPACES PER 2-3 BEDROOM MFR UNIT 25 SPACES PER 4 BEDROOM MFR UNIT PLUS 10 GUEST SPACE PER 10 SPACES BICYCLE PARKING BICYCLE PARKING PER SECTION 24.1(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 3.102(MULTI-FAM ILY ARCH ITECTUR E) 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 T.0 (SIGNAGE) OTHER REQUIREMENTS PLAZAAND GATHERING AREA REQUIREMENT, REFER TO SECTION 2 PUBLIC ART REQUIREMENT, REFER TO SECTION 29 DESIGN PATTERN BOOK 29 FIGURE is PLANNINGAREA2 RESIDENTIAL USES BUILDING OFSENTATIONAND SETBACKS ILLUSTRATION (NOT TO SCALE) AT LEAST 50% OF THEY PROPERTY'S FRONTAGE ALONG CLEAR CREEK J0 ATLEAST30% OF THE MUST CONTAIN A BUILDING M� WITHIN 0 G FEET OF THE PROPERTY'S FRONTAGE A LONG CLEAR CREEK DRIVE PROPERTY LINE ORIENTED .$ MUST CONGA IN A BUILD NG TOJVA RD THE CRE EK WITHIN 0 20 FEE TOF THE PROPERTY LINE FIGURE2: PLANNINGAREA2 NON—RESIDENTIAL USES BUILDING OFSENTATIONAND SETBACKS ILLUSTRATION (NOT TO SCALE) PRIMARY I NTE RNAL DRV E AT LEA STOCK OF THE PROPERTY'S FRONTAGE A LONG THE INTERNA L DRVE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0 G FOOT BUI LD TO AREA AT LEA ST50% OF THE PROPERTY'S FRONTAGE ALONG CLEA R CREEK DRIVE MUST CONTAIN A BUILDING WITHIN 0 20 FEET OF THE PROPERTY LINE 30 CLEAR CREEK CROSSING FIGURE 3: PLANNiNGAREA2 PPoMARYAND SECONDARY CRONTAGE ILLUSTRATION (NOT TO SCALE) INTERNAL DRIVE FRONTAGE FOR PURPOSES OF CALCULATING BUILD TO REQUIREMENTS SHALL NOT INCLUDE PRIMARY ACCESS DRIVES, AS ILLUSTRATED BY STREET FRONTAGE FOR PURPOSES OF CALCULATING SUI LD TO REQUI REME NTS S HALL NOT I NCLUDE PR NA BY ACCESS DRVES, AS ILLUSTRATED DESIGN PATTERN BOOK 31 2.2.4 P -4: VINEYARD DIST Planning Area 3: Commercial uses including retail, restaurant and entertainment at a highly visible and accessible location adjacent to 1-70. Planning Area 4: Commercial uses including retail and restaurant on highly visible and accessible pad locations north and south of the planned westbound 1-70 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. ♦w♦ PUBLIC GATHERING a 4TRAIL CONNECTIONS TRAILHEAD SPACE PROPOSED SIGNALIZED Ca , EXISTING SIGNALIZEDFULL MOVEMENT FULL MOVEMENT 4 FULL MOVEMENT INTERSECTION CTION INTERSEINTERSECTION . . PUBLICSIDEWALK SECONDARYTRAIL MAJOR ACCESS t i6ift PRIMARY INTERNAL ROAD MINOR ACCESS MULTI-USETRAIL NE] YORK 32 sEXISTING CLEAR CREEKTRAIL LIMITED MOVEMENT INTERSECTION -. -- -- COAL ALINE PLANNING AREA J� CONNECTIVITY CLEAR CREEK CROSSING PERMITTED USES REFER TO CLEAR CREEK CROSS/NG 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 SHALL BE REQUIRED ON CLEAR CREEK DRIVE, 40TH AVENUE AND/OR PRIVATE INTERNAL DRIVES. REFER TO SECTION 234 FOR FURTHER STANDARDS AND GUIDELINES. SETBACKSAND BUILDING ORIENTATION PRIMARY FRONTAGE CLEAR CREEK DRIVE • ATLEAST 50%OF THE PROPERTYS FRONTAGEALONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN THE REQUIRED 0.20 FOOT BUILD TO AREA SECONDARY FRONTAGE 40TH AVENUE • ATLEAST 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 MAYBE REDUCED BY AN EQUAL AMOUNT. THIS TRANSFERABILITY APPLIES TO 40TH AVENUE,' CLEAR CREEK DRIVE, AND THE INTERNAL PRIVATE DRIVE • ASETBACK OF 5 FEET PER STROY SHALLAPPLY FROM THE PROPERTY LINEABUTTING INTERSTATE 70 • MODIFICATIONS AND VARIATIONSTO THE BUILD -TO CAN BEAPPROVED DURING THE SDP PROCESS, WHERETHE INTENT OF THE BUILD -TO REQUIREMENT IS BEING MET • NO PARKING SHALL BEALLOWEDWITHIN 50 FEET OF THE RIGHTOF-WAYATTHE INTERSECTION OF CLEAR CREEK DRIVEAND 40TH AVENUE, ONLY BUILDINGS, LANDSCAPING AND HARDSCAPING SHALL BE PERMITTED (SEE PA -3 AND PAA 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 23 4 (PARKING AND SERVICE)AND SECTION 38 (PARKING STRUC- TRUGTURES). ALL PARKING SHALL MEET THE CITY OF WH EAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC. 26501 TURES) 1 0 SPACE PER 1 BEDROOM MFR UNIT 20 SPACES PER 2-3 BEDROOM MFR UNIT 25 SPACES PER 4 BEDROOM MFR UNIT PLUS 10 GUEST SPACE PER 10 SPACES BICYCLE PARKING BICYCLE PARKING PER SECTION 24.1(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 3.102(MULTI-FAM ILY ARCH ITECTUR E) 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 T.0 (SIGNAGE) OTHER REQUIREMENTS 7 PLAZAAND GATHERING AREA REQUIREMENT, REFER TO SECTION 2 PUBLIC ART REQUIREMENT, REFER TO SECTION 29 DESIGN PATTERN BOOK 33 DEVEL : VINEYARD PERMITTED USES REFERTO CLEAR CREEKCROSSING OUTLINE DEVELOAWENTPLANAMENDMENTFORALL PERMITTEDUSES SITE PLANNING BUILD TO STANDARDSARE NOT REQUIRED ON CLEAR CREEK DRIVE IN PLANNINGAREA4 SETBACKSANo BUILDING ORIENTATION FRONT( ADJ. STREET). SIDE (ADJ. STREET)' io'-o" REAR( ADJ. STREET. 15'_0" MAXIMUM LOT COVERAGE 00% MINIMUM LANDSCAPE REQUIRED 20% MAXIMUM BUILDING HEIGHT 50'-0" PARKING SURFACEAND/OR STRUCTURE PARKING PER SECTION 23 4 (PARKINGAND SERVICE) AND SECTION 3.0 (PARKING STRUCTURES) BICYCLE PARKING BICYCLE PARKING PER SECTION 241(BICYCLE PARKING) 1 BICYCLE SPACE PER EVERY 20 AUTOM OBILE PARKING SPACES, BUT NO LESS THAN 4 SPACES BUILDINGS/ARCHITECTURE REFERTO SECTION 30(BUILDING DESIGN) MATERIALS REFERTO SECTION 40(MATERIALS) LANDSCAPE REFERTO SECTION 50(IANDSCAPE) LIGHTING REFERTO SECTION 60 (UGHTING) SIGNAGE REFERTO SECTION 20 (SIGNAGE) 34 CLEAR CREEK CROSSING FIGURE is PLANNINGAREAS 3 & 4ALL ALLOWABLE USES BUILDING 0P ENTATIONAND SETBACKS ILLUSTRATION (NOTTO SCALE) SETBACK'.—]0 5 FEET PER STORY HOOK RAMPS ATLEAST TkOFTHE PROPERTY'S FRONTAGE PA-4 PA-4 ALONG ROLL] AVENUE -X MUSTCONGAIN A CLEAR DRIVE BUI LDI NG WI WI N THE REQUIRED 0-20 FOOT BUI LD TO A REA AT LEASTSO% OF THE PROPERTY'S FRONTAGE A LONG CLEAR CREEK DRIVE MUST CONTAIN A BUILDING WITHIN 0-20 FEETOF THE PROPERTY UNE BUILDING, LANDSCAPE OR HARDSCAPE ONLY, NO PARKING ALLOWED FIGURE2. PLANNINGAREAS 3 & 4 EOPMAI AND SECONDARY FRONTAGE ILLUSTRATION (NOTTO SCALE) HOOK RAMPS w PA -4 PA -4 € PA —3 CLEAR CREEK DRIVE SECONDARY STREET FRONTAGE FOR PURPOSES OF CALCULATING BUILD TO REQUIREMENTS SHALL NOT INCLUDE PRIMARY ACCESS DRIVES, AS ILLUSTRATED DESIGN PATTERN BOOK 35 2.2.5 P -7: 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 1-70. 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. PUBLIC GATHERING TRAIL CONNECTIONS TRAILHEAD w SPACE PROPOSED SIGNALIZED �a , EXISTING SIGNALIZEDFULL MOVEMENT FULL MOVEMENT FULL MOVEMENT INTERSECTION INTERSECTION INTERSECTION . PUBLICSIDEWALK SECONDARYTRAIL MAJOR ACCESS �i6iftPRIMARY INTERNAL ROAD MINOR ACCESS MULTI-USETRAIL NE] YORK 36 sEXISTING CLEAR CREEKTRAIL LIMITED MOVEMENT INTERSECTION -. -- -- COAL ALINE PLANNING AREA J� CONNECTIVITY CLEAR CREEK CROSSING I PERMITTED USES REFER TO CLEAR CREEK CROSS/NG OUTLINE DEVELOPMENT PLAN AMENDMENT FOR ALL PERMITTED USES BUILDINGS SHALL BE PLACED ACCORDING TO THE SETBACKS OUTLINED BELOW BUILD -TO STANDARDSARE NOT REQUIRED ON CLEAR CREEK DRIVE IN PLANNING AREA5, 6, OR 7. REFER TO SECTION 23 4 FOR FURTHER STANDARDS AND GUIDELINES. WYEN SITE PLANNING MULTIFAMILY USES ARE PROPOSED IN THE HARVEST DISTRICT (PAs, PA -6, OR PA 7) THE FOLLOWING DEVELOPMENT STAN- DARDS FROM THE HOMESTEAD DISTRICT SHALLAPPLY MINIMUM LANDSCAPE REQUIRED MAXIMUM BUILDING HEIGHT, PARKING, BICYCLE PARKING, BUILDINGS /ARCHITECTURE MATERIALS, LANDSCAPE, LIGHTING, SIGNAGE, AND OTHER REQUIREMENTS PLANNINGAREA5 • MINIMUM SETBACK IS5PER STORY • WHERE DEVELOPMENT ABUTS A LOW DENSITY RESIDENTIAL USE, A20 FOOT SETBACK LANDSCAPEDWITH GRASSAND TREESAND/OR SHRUBS SHALLAPPLY PLANNINGAREA6 SETBACKSAND BUILDINGS SHALL BE ORIENTED PROXIMATE TO PRIMARY PEDESTRIAN ROUTES WITHIN AND AMONG THE PLANNINGAREA,TO BUILDING ORIENTATION BEAPPROVED DURING SDP REVIEW • ALONG THE SOUTHERN AND WESTERN PROPERTY LINES OFTHE PLANNING AREA, AMINIMUM SETBACK OF 5 FEET PER STORY SHALLAPPLY • WHERE DEVELOPMENT ABUTS A LOW DENSITY RESIDENTIAL USE, A20 FOOT SETBACK LANDSCAPEDWITH GRASSAND TREESAND/OR SHRUBS SHALLAPPLY PLANNINGAREA]' • 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 234(PARKING AND SERVICE) AND SECTION 38 (PARKING STRUCTURES) BICYCLE PARKING BICYCLE PARKING PER SECTION 24.1 (BICYCLE PARKING) 1 BICYCLE SPACE PER EVERY 20AUTOMOBILE PARKING SPACES, BUT NO LESSTHAN 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 T.0 (SIGNAGE) DESIGN PATTERN BOOK 37 2.2.6 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. NEIGHBORHOOD TRAIL CONNECTION .av,msro, - i rl owes �G I_ Mev C NNECTION TO CLEAR CREEK TRAIL X TRAIL CORRIDOR CROSS-SECTION Note'. Both ofthe above trail alignment and amenity graphics are conceptual In nature and subject to change pursuant to future approvals bythe City ofwheat Ridge 38 CLEAR CREEK CROSSING DEVEL DEVELOPMENT.••. ISTRICT PERMITTED USES REFERTOCLEARCPEEKCPOSSING OUTLiNEDEVELOFl ENTPI NAMENDMENTFORALL PERMITTED USES SETBACKS 16'-6FROM ALL PROPERTY LINES BUILDING ORIENTATION N/A MAXIMUM LOT COVERAGE 26% MINIMUM LANDSCAPE REQUIRED 80% MAXIMUM BUILDING HEIGHT 35'-6" UPPER STORY STEPBACKS N/A OPEN SPACE REFERTO SECTION 28(OPEN SPACEANDVIEWS) TRAILSAND SIDEWALKS INTERCONNECTED SYSTEM INCLUDES SIDEWALKS, BIKEPATHS MULTI- USE TRAILS AND TRAILHEADS CIRCULATION DESIGN PER SECTION 231 (PUBLICTRAILS, SIDEWALKS AND BIKE LANES) AND TRAILAMENITIES PER SECTION 56 (TRAIL FURNISHINGS). PARKING SURFACE PARKING LOT AND STREET PARKING SHALLSERVE THE CLEAR CREEK TRAILAT THE CLEAR CREEK DRIVE CUL BE SAC TERMINATION PER SECTION 223OUBLIC STREET SECTIONS). ALLPARMNG SHALLM EET THE CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, SEC 26561 BICYCLE PARKING BODOR PARKING PER SECTION 241(BICYCLE PARKING)AND SECTION 56(TRAIL FURNISHING) 1 BICYCLE SPACE PER EVERY 26 AUTOM OBILE PARKING SPACES, BUT NO LESS THAN 4 SPACES BUILDINGS/ARCHITECTURE REFERTO SECTION 36(BUILDING DESIGN) MATERIALS REFERTO SECTION 46(MATERIALS) LANDSCAPE REFERTO SECTION 50(LANDSCAPE) LIGHTING REFERTO SECTION 66(LIGHTING) SIGNAGE REFERTO SECTION 76(SIGNAGE) DESIGN PATTERN BOOK Access to the surrounding thoroughfares will provide multiple opportunities to enter the development including connections planned forth e 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 Youngfield 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 Youngfield Service Rd, where it connects to 32nd Ave at a signalized intersection, just west of the existing 1-70 freeway bridge. To the north, Clear Creek Drive will cross a planned signalized intersection with the planned 1-70 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. Afuture 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 Youngfield Service Rd. The existing 40th Ave is also a two-lane street with a dedicated turning lane, extending westerly, under the 1-70 40th Ave bridge where the street intersects and terminates at Youngfield 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 five 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 1-70 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. 40 CLEAR CREEK CROSSING 'aZ. . H ouz w> s a -z a m'z z'z'z F °a mFo °oG 0 �0G Fo> o o- oG FG >° z o£m z£m £m om aY zo 4 3�g 8^ a +� # ouz w> s a -z a gi 3�g 8^ a ouz w> s a -z a 1J a a • zaz zaz i]SYCt7J7\117HJ:DID� 2.3.1 P&&i6eet Design and Circ 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 traffic. 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 identifies the Project and its users from the streets Enhanced paving at crosswalks 42 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-five (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 traffic conflicts 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. Sheathes selection and planting design along public streets shall be designed to unify the projectthrough consistent application of landscape patterns. Landscape design within tree lawns shall not interfere with walkability, accessibility, or safety along public streets. 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 wayfinding signage to communicate access to trail connection amenities is highly encouraged. Provide wayfinding 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. CLEAR CREEK CROSSING 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 (0') wide and contain trees, pedestrian lighting, streetscape elements, wayfinding, signage, and furnishings to maintain Project continuity. Pedestrian Walking Zones and bicycle lanes shall prioritize safety in design, particularly in areas near the planned -70 ramps. The branching height of mature trees shall be a minimum of eight (6) feet in height for unobstructed Walking Zones. Walking Zones shall be organized to create a continuity of walkable areas throughout the Project Specialty intersection treatments are encouraged to support pedestrian traffic. 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. Aspecialty 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 identifies the Project and its users Nom the streets. DESIGN PATTERN BOOK Assure through internal streets that traffic is dispersed efficiently 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 conflicts 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. 3nN3AV ONLE i s 3 0 a CLEAR CREEK CROSSING 7 4 � Niel • � `- � 3 2 m i5 J b b 2 u �-�-35'CUI9 NW GVlIER 35PAi�TNO WI19t �--� � W.PR.10R S6 CLEAR CREEK DRIVE n :NIyRiN:lqq:4;:71Vq DESIGN PATTERN BOOK 45 2 °e it-�24LlPBNIPGUfIER 29LLf®/J!0(#1!1'R S6 fi)PR.TO R.� :NIyRiN:lqq:4;:71Vq DESIGN PATTERN BOOK 45 `w 4k SECTION B 40TH AVENUE i ws w .1w3 I s s m OSTOROW. 2BWRB m Uaemwnaunm tf ISmR SECTION B 40TH AVENUE 46 CLEAR CREEK CROSSING 91O0.0W2YCIPBPHOGIIiiEA ' 24CIFBNU fVJf1EA �1 II�6100.0W. 11.0 R.lOR Ty MUROW CLEAR CREEK DRIVE SECTION C 46 CLEAR CREEK CROSSING PRIVATE DRIVE 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 Specific Development Plan. The above graphic demonstrates two street section instances, the left demonstrating a street abutting a parking field 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. DESIGN PATTERN BOOK 47 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. 48 CLEAR CREEK CROSSING os: � � } } }} }} } }} 9 .■!! ■ : : � � 2.4. 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 conflicts. 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 public amenity zone with enhanced streetscape amenities including street trees, plantings, benches, and pedestrian lighting that form a cohesive image for the Project. We modal ccnnechons Vehicular access shall be designed to minimize any conflicts 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 cutouts) 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 beat least six (6) feet wide. Asystem 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 office 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. Primary intersections may be set apart with aesthetic design elements that mirror the significance 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 traffic, are encouraged. 50 CLEAR CREEK CROSSING 2.4.3 Pede s & Circulation • 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. Clear walkways along building facade Material change at walkways Pedestrian connections 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. • 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 specific uses such as hotels, employment, and residential areas may be allowed when deemed appropriate and not in conflict with the general pedestrian and vehicular traffic 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. DESIGN PATTERN BOOK 51 Parking requirements by use are set forth in the Development Standards Table in Section 17 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 T 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-five (25) spaces shall have at least one (1) interior landscaped island per twenty-five (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. 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. 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. 52 CLEAR CREEK CROSSING 2.6 Bicycle Parking • 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 fifty (50) feet away. Bicycle parking should be encouraged near RTD bus stops to facilitate multi modal transportation. Bicycle parking facilities should be safely accessible Nom 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. DESIGN PATTERN BOOK 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. Bicycle parking Bicycle parking oading Areas • 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 conflicts between service areas, on-site vehicular circulation and pedestrian connections. • Provide clean, safe and functional service areas behind buildings. Minimize visibility of service areas I Solid screening Trash enclosure screening Loading shall not occur from any public street, major interior drive, nor occupy or intrude into any fire 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. Sufficient 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 five feet of windows, doors, combustible walls or roof eaves. • Trash enclosures may not be located between the building and street unless screened from visibility. • Combining multi -tenant trash receptacles and service areas is encouraged to maximize operations efficiency and minimize obstacles in pedestrian zones. • Screen walls and trash enclosures should be similar in design and materials within the various Planning Areas. 54 CLEAR CREEK CROSSING _2.8 Fencing & Screening • 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 reflecting the architectural character, color and material ofthe 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. Where topography or building forms create special conditions, screen wall height, and / or location requirements may be modified. 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. DESIGN PATTERN BOOK • 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. Site Fencing Screen Wall Walls, particularly invisible areas, will incorporate or give the appearance of fieldstone 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 ROW Highly visible walls in pedestrian areas should be designed with materials for the pedestrian scale. IL L Nalural Slone Walls shall meet City of Wheat Ridge mini mum standards as reflected 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. 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 0 W. should have an enhanced finish similar to field stone or natural stone and may include faux stone products. Board Form 56 Gabion MSE CLEAR CREEK CROSSING 2.10 Plaza eas Plaza/gathering areas shall be required in PAL PAA, and PA6 only. Plaza/gathering areas shall provide a minimum :F5,000 square feet within each Planning Area, designated plaza/gathering areas may be divided into up to five (6) 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 16% 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 fines, brick or stone pavers, exposed aggregates and/or other decorative finish 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. • Formulti-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/fields. 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 than can accommodate special amenities such as cafe 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 efficient wayfinding. Provide multi junctional spaces that can accommodate special events and junctions. 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 modified for special plaza conditions, configurations, 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 fixtures at a pedestrian scale. Light bollards, step, and walkway lights are encouraged. DESIGN PATTERN BOOK 57 2.11 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. SileViews SileViews Site planning, landscape design and building orientation as well as placement shall respect the sites natural beauty as well as existing viewcorridors. 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. Multiusetrails, not included in rights of may be used as open space. 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. 58 CLEAR CREEK CROSSING 2 Engage the Citys 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. Mural DESIGN PATTERN BOOK ScWplural arl WON. 14R 9T•O Exterior art may be in the form of sculptures, statues, paintings or fountains. Art should be located where it is visible Nom 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 T3, 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. 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 fro m buildings or storefronts, nor should it obstruct pedestrian walkways or vehicular traffic. 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. 59 60 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 61 Create building forms that are consistent with the Agrarian style of architecture defined 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 reflect the Project's character. Create buildings with mass and form that provide a human scale relationship between structures, streets and open spaces/plazas. and Massing • Buildings shall use a graduation ofthe building height and mass through modulation ofthe building form. • Roofforms longerthan 100' shall be brokenwith avertical change ofnot lessthan2'in height • Building masses shall provideaclear delineation of entries through the use ofvaried 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 Agrariantheme ofthe 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 arevisible from a primary public right of way Architectural details shall occur on all four sides ofthe building to reducethe back of house appearance Roofforms and parapet heights should be varied, andwhere appropriate, should emphasize the facade articulation and variation of building materials. Roof forms over 50linear feet shall incorporate at least two ofthe following: • Changes in roof or parapet height • Decorative cornice or eave treatment • Differentiation in material anal • Changes in rooftype, such as hipped or gabled rooflines and modulated flat roof lines BIDS may be used as a material for rooftop 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 flat roofs. Encourage rooftop activation that captures scenic views ofthe mountains and Clear Creek. 62 CLEAR CREEK CROSSING 3.2 Pedestrian Oriented Design Ground floors 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 10ftabove the sidewalks except for signage Overhanging pendant/blade signs and awnings may extend as low as 6 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, etcin pedestrian areas in order to mitigate hazards, damage and nuisances in these areas. 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 traffic close to buildings. DESIGN PATTERN BOOK Use the location of building walls to define 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. Outdoor sealing 3.3 Variety and Scale • Create buildings that provide visual interest and variety. • Create buildings that provide human scale in the lower portions ofthe public facing facades. • Create buildings that are contextual with the Districts and transition well to adjacent Districts. • Take advantage ofview corridors into the site, using a variety and a range of building scale to pique curiosity oftraffic on adjacent highways and freeways. MW_ Projecting architectural elements Modern Agrarian aesthetic • 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 • Portions of the street -facing facade that are stepped back from the facade should be allowed greater simplicity in fagade 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 traffic, whereas buildings closer to pedestrian routes should scale to a more human level in design of architectural elements. 64 CLEAR CREEK CROSSING All building facades visible from a street or public space shall provide a level of finished architectural quality and be designed to the human scale. Each facade that is visible from a street or public space shall incorporate at least three of the following elements. Reveals • Belt courses Cornices • Deep overhangs a minimum of 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 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. Nonpermanentfeatures 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, fins, 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 reflects, at a minimum there must be at least of (1) foot in height in difference Nom 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 PATTERN BOOK Emphasize important elements, and attract interest in buildings along primary viewcorridors. As the physical constraints of the site allow, shape the location of building walls to define 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. Large areas of undifferentiated or blank building facades should be avoided. Where buildings have base, middle, and top, floor 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 facade Variation in building scaling and detail should relate to the scale and function of pedestrianactiveuses along the facade, creating humanscaledesign to support entrances, plazas, patios and amenity areas. Both horizontal and vertical architectural scaling patterns should be used. Enhanced arrival experience 3.5 Ground floor transparency shall be measured by the length of transparent area between 0 feet and 10 feet above finish floor 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 feet in vertical dimension. • Window glazing shall be clear and shall transmit at least 66% of the visible daylight. • There shall be no reflective coatings on the first surface of the glass. • Open display of individual merchandise is permitted. • Where operationally required for screening of utility spaces such as kitchens, stock rooms, offices, etcof commercial uses, use of graphic window coverings shall be permitted including vinyl decals or other artistic screening materials. A variety of glass types may be used at or above the ground floor, 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 significantly obstruct views through the windows. A lower ratio of transparency to opacity may be allowed on the upper floors of buildings if additional architectural treatments are provided. Retail or restaurant uses. Where a retail or restaurant use occupies the ground floor, the facade facing the primary street shall be at least 60% transparent. All other facades facing a street or public space shall be at least 30% transparent All other residential uses (excluding retail/restaurant) The facade facing the primary street shall beat least 40% transparent All other facades facing a street or public space shall be at least 26% transparent. Residential uses. Where a residential use occupies the ground floor, windows shall be provided where appropriate to create visual interest, while also balancing the need for residents' privacy. Transparency shall be calculated as the percentage endear, non reflective glass within the area between three (3) feet and eight (3) feet above the first floor finished elevation. • Transparent doors and window mullions shall count as transparent area. • Structural elements and opaque or reflective glass shall not be counted as transparent area. • Glass display cases maycount 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% In Districts with commercial uses provide glazing on the ground floor 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. Window display graphic 66 CLEAR CREEK CROSSING Visually emphasize the major entry or entries to a building or ground floor use Provide convenient access to buildings from streets, drives and pedestrian corridors. Enhance the scale, activity, and [unction of the public streets Promote the convenience of pedestrian activity and circulation along the street by creating external, streetoriented entries. Greater amcunl of transparency Buildings shall provide at least one primary building entry oriented to or visible from a public right of way. Acorner 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 streetfacing entrance located on the corner of building 45 degrees to the intersecting streets. 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. DESIGN PATTERN BOOK 67 Canlileoered delads 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. 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. Create clear identifiable entry points for specific 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. ldenhhable entries Lhigue malenalily Prowde shade in pedestrian zones 68 CLEAR CREEK CROSSING • 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 fit within the context of the District. Provide ground floor 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. Durable materials Durable materials Durable materials Durable materials • 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 fixtures. • Parking structures that front on public streets, shall incl ude retail, commercial, or office on 40% of the ground level. • Enhanced architecture with upgraded materials shall be required on first floor (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 floor level. • 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 floor 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 floor activation or to conceal the garage behind other street facing uses, the architectural treatment of the street facing garage facade, especially the ground floor, should be fenestrated or screened for variety and human scale. DESIGN PATTERN BOOK 69 3.9 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. Screened rooftop egwpmen! 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 facade 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. Rooftop patios shall not be oriented to adjacent residential properties located within 300 feet EFS may be used as a material for rooftop screening or enclosures. Consider views Nom 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 flat roofs. 70 CLEAR CREEK CROSSING 3.10.1 Multifamily - Site Planning ar Pedestrian cwcWahon Any parking lot adjacent to a public street shall be screened by a combination of a minimum 6 -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/fields. 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 Nom 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. Site design approach is suburban with buildings setback Nom the street and parking lots internal to the development, minimizing their view Nom 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). Landscape pullers Carpals DESIGN PATTERN BOOK 71 3.10.2 ture Create building forms that are consistent with the Modern Agrarian style of architecture defined in the Clear Creek Crossing Vision Book—Homestead District. Provide visual interest at pedestrian levels, reducing the bulk of large buildings through architecWml 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. Defined enhances Material variation Reinforce pedestrian activity Material variation Facade detail: Building facades visible from a street or public space shall provide a level of finished 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 quality 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 floor, windows shall be provided where appropriate to create visual interest, while also balancing the need for residents' privacy Fenestration: At least 25 kof 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 defined 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 succo 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 stmchi e, there shall be a clear delineation between parking stalls or garages. 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. SeMce, loading, and utility areas should be screened from view and minimize impact to surrounding properties. 72 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 73 74 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 75 4.1 Utile 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. 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 florescent 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 ata 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. 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. 76 CLEAR CREEK CROSSING F 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, is 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 finishes having self healing patinas are preferred over painted finishes. 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 flat 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 finishes are the following. • Board and Batten: Flat panel Prefinishedor 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 flush 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 unfit 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. A COLORED AND TEXTURED CONCRETE MASONRY UNITS (CMU). Standard gray colored CMU is NOT acceptable, unless covered by another building finish 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 quarfzpufz textures are prohibited. Break up large components and fascias through the use ofjoints and changes in plane and color to maintain scale of the facade D. EIFS. Allowed on the ground floor, street facing facades directly abutting the R 0 W. in a limited amount (200/4 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 floors (2nd Floor and above) on all building types but may not exceed 75% of the facade material including windows and fenestration. If located on the ground floor in any location of building shall have masonry or stone base provided as a water table feature In limited applications EFS 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 Ridges Planning Directors approval. EFS reveals are required to break up big fields ofEIFS walls. Mix of materials Mix of malenais DESIGN PATTERN BOOK 77 78 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 79 F5.1 G • The Project shall meet the City of Wheat Ridge Landscape Regulations as referenced in the Code or Ordinances, Chapter 26-502. • The Project shal l on l ve the concepts of water -wee and xeriscape land wa ping as a means to water conservation in a semiarid climate Specified 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 efficient water usage. All landscaped areas shall be irrigated with an underground automatic irrigation system. All new irrigation systems shall utilize automatic rain shutoff technology. Artificial turf or artificial plants are not allowed. Reference the recommended plant list in Appendix C. Final plant selection to be reviewed at time of specific plan review. 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 and environment. Encourage lower water use turf grasses in select locations. In high visibility areas, manicured turf or ground ewer should be used to maintain a well kept appearance In other areas, native anal adapted grass plantings may grow to maintain a naturalized appearance Utilize high efficiency 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 Obtain landscape design inspiration from native regions proximate to the site as well as from the sites 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 atypical 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 I mprovethe 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 Agrarian aesthetic 80 CLEAR CREEK CROSSING L.2 Landscape Design Within Districts 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. Agrarian aesthetic Design cues from site and site history Agrarian aesthetic • 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 • Plant materials should be predominantly drought tolerant species suitable to the climate and/or native to the region. • Where substantial pedestrian traffic 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 confined to high visibility areas, such as tree lawns, and active parks, retail/commercial building frontages. • Consider use of low water demand turfvarieties 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. DESIGN PATTERN BOOK 81 • Specified plant materials shall meet industry standards and City requirements and be suited to an urban environment. • Artificial turf or artificial 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 specific plan review. 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. 82 • 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 aooroaches. CLEAR CREEK CROSSING 5.4 Streetscapes • 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 ora 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 similarform, 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. 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 defined amenity zones parallel to the pedestrian walking zone. Sidewalk uses, outdoorseating, street -carts and vendors are subject to compliance with all applicable City laws and regulations, and are encouraged outside ofthe pedestrian walking zone. Temporary lighting for special events and holidays is allowed and should be used for decorative purposes only. DESIGN PATTERN BOOK • Create a functional streetscape environment that unifies 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 influencing elements within the streetscape. fir+ Pedestrian scaled elements Agrarian aesthetic 5.5 Site Furnishings 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. Site Furnishings • 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 fixtures. • 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 unified color palette and agrarian feel shall be maintained in site furnishing choices. • 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. 84 CLEAR CREEK CROSSING • 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. Site Furnishings Bicycle Parking • 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. • 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. DESIGN PATTERN BOOK 85 86 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 87 M StregMd • Lighting design provides an opportunity to unify the Project through connectivity of fixtures, harmonizing with the agrarian theme. • The street and parking area light fixture 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 efficiency and promote sustainability initiatives at the Project. qopmo LED lighting Parking Lot Lighting • 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. • Parking area light fixtures should complement the lighting of adjacent streets and properties using consistent fixtures, LED color temperature and illumination levels. • Street lighting fixture 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 unified, organized appearance throughout the development, with spacing that meets the lighting criteria standards, as outlined. • Accessories and banners may be included in pole and fixture design if there is a clear connection to the overall agrarian design theme. • Lighting design should minimize light pollution, light trespass, uplight and glare. 88 CLEAR CREEK CROSSING 6.2 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 fixtures shall be integral LED type. Light fixtures 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 fixture design shall be of a consistent type, color temperature and illumination levels. When pedestrian lighting is used on streets or in parking areas it should be distinguishable, clearly defining the pedestrian path of travel. Raw, simple materials and finishes 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 SreeAscape lighting DESIGN PATTERN BOOK 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 fixtures as a design element that unifies the Districts through connections to the modern agrarian style at the Project. 89 6.3 Accen 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 fixtures 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 Accent lighting fixture selection should enhance and unify the Districts through connection to the modern Lighting shall be used to highlight entrances and other prominent architectural features agrarian style of the Project. to provide clear direction for both pedestrian and vehicular traffic through the Districts. The accent lighting should minimize light pollution, light trespass, uplight and glare. Accent lighting • Fixture color selection shall correlate with the material palette as well as natural color choices. Galvanized aluminum or similar finishes are also acceptable. • Simple, rustic, or plain forms shall be emphasized over ornate or decorative styles. • A unified color temperature and lamp type shall be maintained wherever possible. • Fixtures shall contain only low wattage bulbs that are not greater than fifty lumens per bulb (equivalent to a seven watt C7 incandescent lamp), LED lamps are preferred. Light fixtures shall be approved by the ACC and the City of Wheat Ridge. 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 fixture 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 wayfinding. • Holiday lighting is encouraged. Accent lighting to highlight pedestrian spaces 90 CLEAR CREEK CROSSING The light intensity levels within all Al exterior lights for streets, parking drives, walkways and buildings shall be LED (light emitting diode), areas should correspond to use and casting a white light. potential hazards. Full cut offfixtures shall be used on all exterior locations. Lighting should provide adequate for adequate safety and security A photometric lighting plan is required for all Specific Development Plans to ensure adequate and 2D Is20 fool can appropriate light levels are provided for each site condition. Lighting should not be placed to cause glare or excessive light Light levels at the property line shall be measured as line of sight from five (5) feet above the ground at spillage on neighboring sites the property line to the nearest and brightest light source on the property. Light plans shall reflect the 10Is20 foolcandies theoretical light levels at the property line using this method. Site lighting should provide consistent levels of illumination, Lighting plans shall identify the light loss factors (adjustments for dirt and age offixture/lamp) for all types avoiding pockets of very high or low of exterior lights proposed. The specified lighting levels for any use are maximums under any fixture and levels of illumination. are the light levels allowed without adjustments for light loss factors. • Al 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 ED 33-99 by the Illuminating Engineering Society of North America (IESNA) Lighting shall provide uniform illumination in compliance with the following maximum levels of light fixture illumination: Commercial and Retail Uses Minimum to Maximum" Parking Lois iD Is 50 fool candles Driveways iD Is 20 fool candies Properly Line No Minimum Is 0.10 foolcandle (line ofsilfi Waikways 2D Is20 fool can Canopy Areas/Entryways 5 0 Is 5 0 fool can dies Loading Docks 50 Is 5D foolcandies Bikeways, lvR" UsLraiis 10Is20 foolcandies Courls, Plazas, Terraces 15 N20 foolcandies 'Values given are a minimum average maintained horizontal, footcandles which are measured at the average point of illumination between brightest and darkest areas, 45 feet above the ground surface. (Source: AS Lighting Handbook - 4th Edition) DESIGN PATTERN BOOK 91 92 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 93 FAI Creates a unified 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 unified 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 end large mixed- use planned development with a functional signage program that supports a wide spectrum of uses and visitors 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 freestanding 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 40. 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 26-603 of the Zoning and Development code. Signage locations must generally comply with the Project Signage Map and/or general specifications 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 In master sign plan, as approved by the Planning Commission. 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 efficient style that connects to the Projects agrarian theme and the material palette, with some flexibility 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 conflicts, blockages and obstructions of both circulation patterns and viewcorridors. CLEAR CREEK CROSSING 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 refined metal, again reinforcing the relationships betty Clear Creek and the Project and uniquely identifies Cl Creek Crossing with a logoa beautiful natural amenit 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. Landmark ID DESIGN PATTERN BOOK OPrimary Monumenl O Major Tenanl lD OSecondary Monumenl ® Inlerpre0oe/TrafHead Wayhnding © Projecl lD C O ® O .fa. Newmart CLEAR CREEK CROSSING E 96 CLEAR CREEK CROSSING SIGNAGE REFER TO SECTION 70 S IGNAGE OF THIS DOCUMENT FOR ADDITIONAL INTENT, GUIDELINES, AND STANDARDS SIGN TYPE PLANNING MAX SIGN MAX NUMBER AREA' AREA OF SIGNS MAX. SIGN HEIGHT MIN. SETBACK LANDMARK ID' 1,3,6 900 SF 3 76' 30' PRIMARY MONUMENT' 1,3,6 400 SF 4 20' 10' SECONDARY MONUMENT' 1,3,4,6,7 160 SF 10 12' 6' MAJOR TENANT ID' 1,2,3,6 160 SF 4 12' 6' FREESTANDING OTHERTENANT' 1,2,3,4,6,6,7,8 50 SF 12 3' 6' SIGNAGE PROJECT ID 1,3,4 60 SF 4 6' 6' WAYFINDING 1E,3 6,7,6 1 25 SF INTERPRETIVETRAIL HEAD 1,2 1 25 SF 2 3' 6' 'MAXIMUM TOTAL NUMBER OF TENANT RELATED SIGNS. 26 TOTAL SIGN AREA PERMITTED EQUALTO. LENGTH OF ELIGIBLE WALL X 1 SQUARE FOOT (SEE SECTION 7 b FOR WALL ELIGIBILITY) BUILDING SIGNAGE PRIMARY WALLMOUNTEDSIGN 1,2,3,4,6,6,7,8 MAXIMUM= TOTAL SIGN AREA (SD ALLOWED SECONDARY WALL -MOUNTED SIGN 1,2,3,4,6,6,7,8 UNDER CANOPY SIGN 1,2,3,4,6,6,7,8 PROJECTING SIGN 1,2,3,4,6,6,7,8 PAINTED & CREATIVE SIGN 3,4,6 OTHER SIGNS PER CITY OF WHEAT RIDGE STANDARDS, CHAPTER 26, ARTICLE V, 26701 ' Cold : The (allowing sign location graphic map is conceplual and inlended to give an idea of the overall sign plan for the sile. The signage allowance chart diclales the lolal number o(signs allowed. DESIGN PATTERN BOOK 97 98 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 1 ■ 7.4 Freestanding signs will consist of the following types of site signage: Develop freestanding sign family for the site that Landmark ID Monument allows some flexibility while maintaining a brand Primary Monument identity for the site that serves to connect the Districts. Secondary Monument Through materials and color palette, design a Project ID Monument 6eestanding sign family that is inspired by the natural Major Tenant Sign and cultural cues that surround the sites location Other Tenant Sign Wayfinding Signage Create balance in both design and placement of Interpretive/Trail head Signage site signage, so that the Project brand is unique while the users/tenants logos are prominently placed Landmark ID Monument Signs shall be designed to be visible by traffic along the appropriately based on relative significance within the adjacent highways, with clear identification of CCC as well as major tenants, with overall development. no more than six tenant panels. Maximum height of these signs shall be 60 feet, unless the panels are not visible to nearby highway traffic, Landmark signs may be up to 76 feet and only as tall as necessary to provide adequate visibility. Monument and Project ID signs establish the character and identify of the Visibility, location of trees and vegetation, and development and shall be sited in key locations, primarily at intersections or compatibility with the surrounding landscaping and important access drives hrdscaping should be considered in the placement and design of signs. Project ID signs identify the development and shall be sited in key locations, primarily at intersections or important gateways. Project ID and Monument signs Sign lighting should be consistent with the lighting of are intended for a similar purpose, these sign types shall be interchangeable at building elements and storefront lighting. gateway locations and key intersections. Signs adjacent to residential neighborhoods should be Major Tenant signs shall include freestanding signs for users 130,000SF. turned off after business hours. Other Tenant signs shall not be required to connect to the sign family but should Sign lighting should be designed to minimize light follow all other standards and shall be located on the lot which they advertise pollution, in compliance with dark sky principles. Pedestrian lights shall be semi -cutoff fixtures at a Al 6eestanding signs shall be integrated into the streetscape, complementing minimum. items such as plantings, trees, paving patterns, and street furnishings. • Except for Other Tenant signs, all sign types should No signs shall obstruct designated sidewalks have simple, modern, and efficient style that connects Designated setback requirements begin at edge of ROW. The materials of to the sign family and material palette. 6eestanding signs shall be similar or closely related to the materials of the primary A Master Sign Plan shall be submitted for each structures. Planning Area, and shall conform to the overall intent, Variations in design and location from Master Signage Plan are allowed subject to standards and guidelines set forth in this document. 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. 100 CLEAR CREEK CROSSING Freestanding sign, significant in height to allow visibility from freeway and highway corridors Lots Maximum area. 900 SF Maximum height. 60'-76' 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 DESIGN PATTERN BOOK 9' Fill INTEL CO. ■ Millard's ■ THEATRES 41' ■ TRIPLETREE • .fie. Potential Additional Panel Landmark ID M1 50'-75' Dimensions Lots CCC Logo 9'x6' 54SF 'Clear Creek Crossing' 41'x2' 62 SF Store Panels (6) 6'x16' 646 SF Total Sign Area: 784 SF DESIGN PATTERN BOOK 9' Fill INTEL CO. ■ Millard's ■ THEATRES 41' ■ TRIPLETREE • .fie. Potential Additional Panel Landmark ID M1 50'-75' 7.4 Freestandi�ont.) Freestanding sign, providing prominent onsite identification of both CCC and its most significant 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 Dimensions • Signs must be placed within a landscaped area • 2'x2' Dimensions Total CCC Logo Tx 2' 6 S 'Clear Creek Crossing': 11'-6"x 1' 11.5 SF Major Tenant/User 5'x1"6" 45 SF Panels (6) Total Sign Area: 62.5 SF 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 2' El Mallards 2,6„ 11'6" ] 1'6" • S' Primary Monument Fill Secondary Monument no CLEAR CREEK CROSSING Dimensions Total CCC Logo 2'x2' 4SF Tenant/ User Panels (4) 4'x1' 16 SF Total Sign Area: 20 SF 2' El Mallards 2,6„ 11'6" ] 1'6" • S' Primary Monument Fill Secondary Monument no CLEAR CREEK CROSSING 7.4 FreAtanding Signs (cont.) 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 identification 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 • Identification of CCC is required • Signs may be internally illuminated • Signs must be placed within a landscaped area • Dimensions Total CCC Logo Tx2'/4'x4' 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 Freestanding 'Other' signs are associated with residential, commercial or employment users. Designed to associate With the CCC signage family, othertenant signs provide clear identification ofthe tenant within the boundaries ofthe lot, either on public street orvisible 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 Identification of CCC is required Signs may be internally illuminated Signs must be placed within a landscaped area 3' F--1 I), u 4' 11'6" Major Tenant 1 DESIGN PATTERN BOOK 103 7.4 Freestanding Signs (cont.) 30' u 6' 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 identification 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 CLEAR CREEK CROSSING Dimensions Total CCC Logo 5'x6' 30 SF 'Clear Creek Crossing': 30'x2' 60 SF Total Sign Area: 90 SF CLEAR CREEK CROSSING 7.4 Fre Freestanding Interpretive/Trail head signs are directional signs associated with the multi use trail and have the similar design and scale of the Wayfinding signs within the Project The Interpretive/ Trailhead signs are located where they best assist pedestrians, hikers and cyclists. Maximum area. 26 SF Maximum height. 3' Minimum setback. 6' Maximum number in project. 2 • Signs may be internally illuminated • Signs must be placed within alandscaped area Dimensions Total CCC Logo 1'x1' 1 S Info Panels 4'x2'-6" 10 SF Total Sign Area: 11 SF Freestanding Wayfinding signs are directional signs within the Project, providing distance/direction to tenants/users, trails and other CCC Project amenities. Wayfinding signs are located where they can provide guidance within CCC. Maximum area. 26 SF Maximum height. 3' Minimum setback. 6' Maximum number in project. 6 Signs may be internally illuminated Signs must be placed within a landscaped area Total Sign Area: 9 SF DESIGN PATTERN BOOK Interpretive /Trail Head 6" F] Wayfinding Dimensions Total 'Clear Creek Crossing' 0'-6"'x4' 2SF Info Panels 3'-W x2' 7 SF Total Sign Area: 9 SF DESIGN PATTERN BOOK Interpretive /Trail Head 6" F] Wayfinding 7.5 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 traffic thoroughfares, depending upon orientation. Through materials and style, connects to building architecture. • Prioritize legibilityand brand recognition, providing clear identification and direction complementary to freestanding signage 94 O$i�� r� Joe 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 floor area of gas station and drive Nor canopies cannot be applied toward the freestanding sign allowance. Total allowable wall sign area may be redistributed among signs provided signs are located on an eligible building frontage. Building signs shall be constructed of durable materials permanently affixed to an exterior surface of any building, wall or structure. Building signs shall not extend more than 16 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. Painted signs and other creative signage expressions, including possible unique roof signage, are encouraged in Vineyard and Harvest Districts only, subject to approval ofACC 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. CLEAR CREEK CROSSING Primary Wall Mounted Tenant Sian: 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. 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. DESIGN PATTERN BOOK Under Canopy Sian: 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 Proiectina Sian: Projecting signs are defined as signs affixed 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 Tfrom the street frontage or sidewalk. Painted & Creative Sians: These signs are expressive and intended to be used sparingly, in orderto 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. 108 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 109 110 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 111 Active Use The terms included here are terms that are A use that invites and plans for pedestrian activity consistently referenced throughout this Acrylic Channel Glass design guidelines and Channel glass wall system consisting of self-supporting translucent glass channels and an standards document. extruded metal perimeterframe. The end result is a wall that obscures vision but allows light to passthrough. 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 Official 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'W 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. 112 CLEAR CREEK CROSSING 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. Facade 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 facade. Floor Area Ratio (FAR) The ratio of gross floor 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, fixtures, 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 filled with rocks used for landscaping. A gabion wall is a retaining wall made of stacked stone -filled gabions tied together with wire. LEEDO Certification, 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 floor 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. Modification 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) DESIGN PATTERN BOOK 113 Mry of Terms 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 defined to include plazas and landscape areas open to the sky. This definition 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 flanking 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 floor 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. 114 CLEAR CREEK CROSSING 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 con sumer 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 wh ere street trees are planted. Wayfinding How occupants traverse a space. Supplemented with signage and the built environment. DESIGN PATTERN BOOK 115 116 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 117 Field Stone: Large random sized shapes laid in a random pattern. Coursed Stone Varied sizes ofcut 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. Board and Batten: Flat panel prefinished or painted wood panels with protruding vertical smaller wood stripscreatinga regular vertical pattern. Cedar Siding: Natural rough sawn or milled cedar lap siding with overlapping or flush joints. Maybe 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 unfit for the application but the desired look is to mimic or represent a wood product Standing Seam: Metal panels that utilizes a raised seam in regular pattern or spacing. Ribbed or Corrugated: Metal panels that have curved or ribbed linear patterns. Flat Panel: Metal panels that have flat surface and utilize dry or wet sealed joints in rhythmic or random patterns for articulation. FIBER CEMENT PANE Nichiha-Acceptable material. Colors and textures to be complementary to overall development. All glass or glazing is considered a primary building material and counts towards the overall building materials percentage. DECORATIVE STONE ELEMENTS • Include caps, lintels, cornices. All aforementioned are acceptable Colors shall be complementary to overall Project. COLORED AND TEXTURED CONCRETE MASONRY UNITS (CMU): Standard gray colored CMU is NOT acceptable, unless covered by another building finish 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 quarfzpufz 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 ofjoints and changes in plane and texture to maintain scale of the facade. EIFS or Synthetic Stucco: Allowed on the ground floor, street facing facades directly abutting the R 0 W. in a limited amount (20%) and should only be used as ornamental details such as parapet caps, cornices, belt courses, window details, etc. 118 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 119 120 CLEAR CREEK CROSSING DESIGN PATTERN BOOK 121 Plant List DECIDUOUS CANOPY TRE ORNAMENTAL TRE Scientific Name Acer Miyabei'Motloh Catalpa speciosa Colds occidentalis Gleditsia triacanthos inermis'Imperial' Gleditsia triacanthos inermis'Shademastef Gymnocladus actions Populus x acuminata Populus sargermi Quercus macrocarpa Ulmus Parvifolia'Emerii' EVERGREEN TREES Scientific Name Ades concolor Juniperus scopulorum Picea pungens Picea engelmanni Pinus aristata Pinus edulis Pinus flexilis Pinus nigra Pinus ponderosa _DUOUS SHRU Scientific Name Amelanchier alnifolia Amorpha truticosa Aroma arbutifolia'Brilliantissima, Aroma melanocarpa'Iriquois Beauty Buddleia davidii Caryopteris xclandonensis Cercocarpus intricatus Chamaebatiaria millefolium Chrysothamnus nauseous Cornus serioea'Isaff' Forsythia' Arnold Dwarf Lonicera involucrate Mahonia repens Philadelphus microphyllus Physocarpus monogynus Prunus besseyi Prunus besseyi 'Pawnee Buttes' Rhus Glabra Rhus trilobata Ribes cereum Rosa woodsii Salix purpurea'Nana' Common Name Scientific Name Stale Street Maple Acer grandidentatum Western Catalpa Amelancharx grandiflora Western Hackberry Betula occidentalis fonlinalis Imperial Honeylocud Craetageus cruagalli'I nermis" Shademasler Locust Crateagus phaenopyrum Kentucky Coffeetree Korelreuterisa paniculatat Lanceleaf Cottonwood Mains X'Spring Snow Plains Cottonwood Prunus americana Burr Oak Syrups reticulata AlleeElm Juniperus communis'Mordap Common Name Saskatoon Serviceberry False Indigo Brilliant Red Chokeberry Dwarf Chokecherry Butterfly Bush Blue Mist Spires Littleleaf Mountain Mahogany Fernbush Rabbitbrush Isand Dogwood Arnold Dwarf Forsythia Twinberry Honeysuckle Creeping Oregon Grape Littleleaf Mockorange Mountain Ninebark Western Sandcherry Pawnee Buttes Sandcherry Smooth Sumac Three Leaf Sumac Golden Currant Woods Rose DwarfArctic Blue Willow Scientific Name Cpiraea Japonica 'Goldflame' Cpriaea Nipponica'Cnowmoun8 Spires Japonica 'Little Princess' Symphoricarpos albus Syrups cards 'Miss Kirk Syrups vulgaris Physocarpus monogynus Prunus besseyi Prunus besseyi 'Pawnee Buttes' Rhus Glabra Rhus trilobata Ribes cereum Rosa woodsii Salix purpurea 'Nana' Cpiraea Japonica 'Goldflame' Cpriaea Nipponica'Cnowmoun8 Spires Japonica 'Little Princess' Symphoricarpos albus Syrups cards 'Miss Kirk Syrups vulgaris Common Name Biglooth Maple Autumn Brilliance Serviceberry Western Red Birch Thornless Cockspur Hawthorn Washinglion Hawthorn Goldenrain Tree Spring Snow Crabapple American Plum Japanese Tree Lilac Common Name Panchito Manzanita Coral Beauty Cotoneaster Emerald Gaiety Euonymus Globe Spruce RIT Montgomery Spruce Slowmound Mugo Pine Tannenbaum Mugo Pine White Bud Mugo Pine Alpine Carpet Juniper Calgary Carpet Juniper Buffalo Juniper Blue Arrow Juniper Ivory Tower Yucca Common Name Goldflame Spires Snowmound Spires Little Princess Spires Snowberry Miss Kim Lilac Common Purple Lilac Mountain Ninebark Western Sandcherry Pawnee Buttes Sandcherry Smooth Sumac Three Leaf Sumac Golden Currant Woods Rose DwarfArctic Blue Willow Goldflame Spires Snowmound Spires Little Princess Spires Snowberry Miss Kim Lilac Common Purple Lilac 122 CLEAR CREEK CROSSING MGREENSHRUBS Common Name Scientific Name White Fir Arctostaphylos'Panrhito Rocky Mountain Juniper Cotoneaeler dammeri'Coral Beauty Colorado Spruce Euonymus Lemma 'Emerald Gaiety Engleman Spruce Does pungens'GlobosA Briellecone Pine Does pungens 'RIT Montgomep/ Pinyon Pine Pinus muso'Blowmoun8 Limber Pine Pinus must, Tannenbaum Austrian Pine Pinus must, Whine Bud Ponderosa Pine Juniperus communis'Mordap Juniperus sabina'Round Juniperus sabina'Buffalo Juniperus virginiana 'Blue Arrow Yucca filamenlosa'Ivory Towel' Common Name Saskatoon Serviceberry False Indigo Brilliant Red Chokeberry Dwarf Chokecherry Butterfly Bush Blue Mist Spires Littleleaf Mountain Mahogany Fernbush Rabbitbrush Isand Dogwood Arnold Dwarf Forsythia Twinberry Honeysuckle Creeping Oregon Grape Littleleaf Mockorange Mountain Ninebark Western Sandcherry Pawnee Buttes Sandcherry Smooth Sumac Three Leaf Sumac Golden Currant Woods Rose DwarfArctic Blue Willow Scientific Name Cpiraea Japonica 'Goldflame' Cpriaea Nipponica'Cnowmoun8 Spires Japonica 'Little Princess' Symphoricarpos albus Syrups cards 'Miss Kirk Syrups vulgaris Physocarpus monogynus Prunus besseyi Prunus besseyi 'Pawnee Buttes' Rhus Glabra Rhus trilobata Ribes cereum Rosa woodsii Salix purpurea 'Nana' Cpiraea Japonica 'Goldflame' Cpriaea Nipponica'Cnowmoun8 Spires Japonica 'Little Princess' Symphoricarpos albus Syrups cards 'Miss Kirk Syrups vulgaris Common Name Biglooth Maple Autumn Brilliance Serviceberry Western Red Birch Thornless Cockspur Hawthorn Washinglion Hawthorn Goldenrain Tree Spring Snow Crabapple American Plum Japanese Tree Lilac Common Name Panchito Manzanita Coral Beauty Cotoneaster Emerald Gaiety Euonymus Globe Spruce RIT Montgomery Spruce Slowmound Mugo Pine Tannenbaum Mugo Pine White Bud Mugo Pine Alpine Carpet Juniper Calgary Carpet Juniper Buffalo Juniper Blue Arrow Juniper Ivory Tower Yucca Common Name Goldflame Spires Snowmound Spires Little Princess Spires Snowberry Miss Kim Lilac Common Purple Lilac Mountain Ninebark Western Sandcherry Pawnee Buttes Sandcherry Smooth Sumac Three Leaf Sumac Golden Currant Woods Rose DwarfArctic Blue Willow Goldflame Spires Snowmound Spires Little Princess Spires Snowberry Miss Kim Lilac Common Purple Lilac 122 CLEAR CREEK CROSSING Plant List (c - ORNAMENTAL GRA Scientific Name Common Name And ropogon Gera mi Big Bluestem Bout eIoua curb itendula Side Oats Grams Echelons gracilis 'Blonde Ambition' BlondeAmbition Grams Grass Oalamagrostis ocutiAora'Karl Foerstef Feather Reed Grass Deschampsia caespitosa Tufted Hairgrass Miscanthus sinensis 'Adagio' Adagio Maiden Grass Panicum virgatum Switchgrass Sch¢achyrium scoparium Little Bluestem Sporobolus heterolepis Prairie Dropseed DESIGN PATTERN BOOK PERENNIALS Scientific Name Common Name Pchillea millefolium Common White Marrow Aquilegia caerulea Native Columbine Arnica cordifolia HeartleafArnica Coreopsis tinctoria Plains Coreopsis Erigeron spociosus Aspen Daisey Dales purpurea Purple Prairie Clever Delphinium virescens Plains Larkspur Gaillardia aristata Blanket Flower Geranium richardsonii Richardson Geranium Iris missouriensis Rocky Mountain Wild Iris Liatris punrata Spotted Gayfeather Oenothera caesphosa Tufted Evening Primrose Penstemon strictus Rocky Mountain Penstemon Randal columnifera Mexican Hat Rudbockia hirsts Black Eyed Susan Thermopsis divaricarpa Gold Banner Ymcsglans Soapweed Zinnia Grandiflora Rocky Mountain Zinnia CLEAR CREEK WHEAT RIDGE, CO Gfl aoway ,lure. Fngineering. ROSS I N VICInKI Rnnk AAb6 . Evergreen �� •stiff C JjJJ NOKKIS DESIGN Planning I Landscape Architecture j Branding Located at the southwest quadrant of Hwy 58 and 1-70 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. _ As: AV - -N,r r. j •• _ _ � 3 1_ _`.ter � -' 1 JJJJ Evergreen Galloway NOIIAIS DESIGN Dmkpmm l YMc.2 I Mm .• Phming. MhlW.m Rgleadig. Planning l lendacaca NMlbcWm l Branding r— �I � MWAMW VISION I CLEAR CREEK CROSSING WHEAT RIDGE, CO I JANUARY 2018 PLANNED I-70 • HOOK RAMPS V -'�>t BLEAR CREEK DRIVE ZONING: SF RESIDENTI r (EXISTING) i CLEAR CREEK i '� /��.0� \ \-•�•,/ • [5 ]81 I REGIONAL WATER ZONING: 1 QUALITY �(VQ.- • MAPLE GROVE i i INDUSTRIAL .. ZONING: PD ELEMENTARY . (EXISTING) i y COMMERCIAL SCHOOL (VACANT) ZONING: PD I / COMMERCIAL (VACANT) I /� _ t APPLEWOOD GOLF COURSE �'t. -. _ - • (PROSPECT RECREATION ;rte &PARK DISTRICT) COORS' WATER STORAGE RAILROAD _ L •, •I x:116 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 1-70 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 significant portion of Clear Creek and its associated trail, providing existing connections to regional trails and surrounding communities. Refer to the Clear Creek Crossing Official Development Plan for the allowable use chart and a depiction of the individual planning areas. Specific 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. 3 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 attention paid to its public spaces, this project will be unique in uses and auther 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 define 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, wayfinding 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. JJJJ Evergreen GallowaykanningNORAJS DESIGN Dm. Pmm I YMc.2 I MmE.• Ph I.g. NrM .RgYft. lantlgcgpe NchlbcWn Bnntling SITE HISTORY rich history that extends all the way back to part in the most intense and early mining activity during of the first irrigation ditch and commercial farming operation in Colorado. For over 155 years men, to this place to experience the thrill of discovery and the connection with the great Colorado outdoors. PROJECT I CLEAR CREEK CROSSING WHEAT RIDGE, CO I JANUARY, 2018 .N s ■ YOUNGFIELD STREET 70' ■■■■■ 0 VINEYARD PA 4 PA 4 ♦ ■HOMESTEADS• fns COMMERCIAL ■ • j MILL f9 DISTRICT ""■"""' CLEAR;i Jp • PAA 2 ♦�♦ ♦ •■■.0CZONING •• ��■ • WAGON •♦ ■ COMMERCIAL PA 3 ' --•---------- — ■ ■ ■ r; ♦•♦ � • ■ OPEN SPACE • DISTRICT �;� ■ ■ DISTRICT • ♦ • pq I■ ' ■ PA $• •• HARVEST PAs ; • : • .• FUTURE ■ :�♦ COMMERCIAL ■ ♦ • ♦ DISTRICT*MENNEN ■ •MEMNON 0 ,/ 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 I CLEAR CREEK CROSSING IN WHEAT RIDGE, CO I JANUARY, 2018 ■ ■HOMESTEADS• �� • ■ ■ ' _' ; ■ ♦♦ ' RESIDENTIAL ♦ •.......... ' PA 7 ♦ ♦ • • ■ DISTRICT 4W♦ ♦ ♦ ♦ + CLEAR;i Jp • PAA 2 ♦�♦ ♦ •■■.0CZONING •• ■■■ ■ ■ .• FUTURE ■ :�♦ . ■ Y� ,/ 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 I CLEAR CREEK CROSSING IN WHEAT RIDGE, CO I JANUARY, 2018 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 reflect 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 unified architecture and design reflecting cultivated land forms will establish this portion of Clear Creek Crossing creating a unique community experience. The Harvest District encompasses retail and hospitality uses. Design inspiration comes from cultivated agrarian land patterns. Defined with landscape treatment recalling plentiful harvest, the District is characterized by form following function. 1 Anchored by multi -family land use, the Homestead District is for dwelling. Agrarian forms in architecture, landscape, and amenities create a community that offers a place to call home. Opportunities for community gardens can reflect 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. ® g I Y I �JJJ DISTRICTS I CLEAR CREEK CROSSING Evergreen NOI�IS DESIGN Gallowa gmk•m•�I�•Me••li••••u••a• Phming.NrMx mRgYmMg. plgnning lentlgcgpe NchlbcWn Branding WHEAT RIDGE, CO I JANUARY, 2018 The Mill District encompasses employment uses, encouraging medium to high density development, with uses including corporate campus -type uses such as office, 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 reflect 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, wayfinding 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. ® g I Y himning �JJJ DISTRICTS I CLEAR CREEK CROSSING Ever reen Gallowa NOI�IS DESIGNPhming.NrhlxWre. FngYmiYp. lentlecepe NchlbcWnBnnEing WHEAT RIDGE, CO I JANUARY, 2018 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 flexible 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 JJJJ Evergreen GallowaykanningNORAJS DESIGN Dm. Pmm I YMc.2 I MmE.• Ph I.g. NrM .RgYft. lantlgcgpe NchlbcWn Bnntling manifest itself in the building forms and massing, roof forms, fenestration patterns b openings, overhangs and canopies, materials and finishes, 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 flexibility 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. ARCHITECTURE I CLEAR EADCROI J CROSSING 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. 11 ADIMM_tMWIFrMMID N%LO#* 1i \ F� , i 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 reflect the outdoor lifestyle embedded in the culture of the community, manifested through building and roof forms, massing, transparency, fenestration patterns, openings and canopies. 10 •` The building forms at Clear Creek Crossing utilize simple modern agrarian�.� archetypes. Buildings are to be brokenIM: 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 theagricultural history of the site. 111 111 The roof forms of the 111 oil 191 pl 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, �1 and materials. B C H ITECTU R E I CLEAR CREEK CROSSING SECONDARY AGRARIAN MATERIAL PALETTE WOOD METAL STONE BOARD FORMED CONCRETE BOARD & BATTEN WEATHERED COURSED STONE CEDAR SIDING CMU Evergreen I Galloway I RYJ J DESIG J u i....nelwmvwliw.nmwu Rm m.NCHbtW..Eipnmdg NO S DESIGN Rann1m1LaIXb mArc 11*Wm1&and1m RECLAIMED STANDING SEAM RU, CUT STONE ONE ARCHITECTURE CLEAR CREEK CROSSING WHEAT RIDGE, CO I JANUARY, 2018 STUCCO CEDAR SIDING CMU Evergreen I Galloway I RYJ J DESIG J u i....nelwmvwliw.nmwu Rm m.NCHbtW..Eipnmdg NO S DESIGN Rann1m1LaIXb mArc 11*Wm1&and1m RECLAIMED STANDING SEAM RU, CUT STONE ONE ARCHITECTURE CLEAR CREEK CROSSING WHEAT RIDGE, CO I 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 1 be authentically applied with a focus on simplicity and an 4 a emphasis towards enhancing ✓,, the building forms. 13 While a cohesive and inviting environment is the intention, the architectural style of individual buildings may remain reasonably flexible, responding to the needs and expression of the respective uses, as suggested within the Districts. lw� ` F'd � JL V To:[ Fig i .;L !r- * phowe 1-4 -- �C H ITECTU R E I CLEAR CREEK CROSSING JUI Mylan .' � :6 _ 01531: owl A Mill District Employment uses including corporate campus facilities, offices, hospital, research and development buildings. 15 r Mill District Employment uses including corporate campus facilities, offices, hospital, research and development buildings. 15 Vinevard District Retail uses including stores and shop buildings, banks, and restaurants arranged both individually and in a collective format. c� v'u R. a Ci KI pOfIP M" ' - 7Y vaa. W IL I* - - -� kII hill tl e D .. Homestead District Multi -family residential uses including apartments and townhomes. 17 'J f )i , J 17 Harvest District Larger format retail and hotel uses with potential for smaller retail uses as an accessory to the District. l/ } ti G � Hr�a-._ - j � h�bas r!! 00 00 10 oil I M / N { L VM-„ I • ,I I� I11 IIIJ II II - Orchard 6YPPLY NAROWAR�� `u$ RE I CLEAR CREEK CROSSING \A/WPAT PinnF rc)I.IONI IDRY J(NR V �• ___ - � � .1 � �t A '9�. It X14 ♦ }'C Ak 4 �11 rcr• a �I Y ;, 1 j `ar, .� f 1` w i,•s. , . ! y 1 ' k� f ^Mss' .�� VIM DISTRICT AF Wagon District Multi -use trail and sidewalk ISPW'-" network connecting the Districts E fir" as well as providing a link to Clear .s" Creek and nearby neighborhoods. a ii Alb �i� Mme. -OarArt 20 � - J IN IAW Aw 20 TIE AIAIII u , {LIP p�rMs�•�•^\wvl.'�.WaMe�L4LOYLEO �'•"Yw • • . • OILMEN • 1 1 ill •.♦ YIY• S-A S ' 9 � • u 7A aAF qL Existina 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 finished project. 21 JJJJ EvergreenGalloway NOWS DESIGN gmk•mmll•�•I•••lim•e•••�• Phming. Mhlm W .Engineering. Planning lentlgcgpe ArchlbcWn Branding PEDESTRIAN CIRCULATION 0 300 600 SCALE: 1"=300' CLEAR CREEK CROSSING WHEAT RIDGE, CO I JANUARY, 2018 w •� CLEAR CREEK ' 3 i r JJ \ 581 10 00 ` ZONING: I INDUSTRIAL ZONING: PD a 1w � (EXISTING) r(OMMPPMAI JJJJ EvergreenGalloway NOWS DESIGN gmk•mmll•�•I•••lim•e•••�• Phming. Mhlm W .Engineering. Planning lentlgcgpe ArchlbcWn Branding PEDESTRIAN CIRCULATION 0 300 600 SCALE: 1"=300' CLEAR CREEK CROSSING WHEAT RIDGE, CO I JANUARY, 2018 NEIGHBORHOOD TRAIL CONNECTION EXISTING POND EXISTING DRAINAGE SV DRAINAGE SWALE CROS NTURECONNECTION TO EXISTNG RESIDE!{ PROSPECT DISTRICT BY OTHERS TRAIL CORRIDOR CROSS-SECTION I �i{ NORTH *NOT TO SCALE - applies to all graphics on this page. J�JJ EvergreenGalloway NOWS DESIGN gmM•mm I•M••• ImuE••M Plarft AnhlxWa, Rgleang. Planning Lentlgcgpe ArchlbcWn Bnntling -D RETAIL 'DISTRICT) TRAIL MARKER MULTI -USE TRAIL PROPOSED RETAIL PARKING L CONNECTION TO CLEAR CREEK TRAIL CLEARCREEK EXISTING TREES EXISTING CLEAR CREEK TRAIL EXISTING POND Y REGIONALWATER QUALITY 101MULTI-USE TMIL BIKE RACK 8 MAP KIOSK SHADE STRUCTURE Y SIGN KIOSK/j, PARKING t 6'SIDEWALK PAMLLEL PARKING c��cRFFk `� 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 CIRCULATION IW EEAR�CROIJ CROSSING IM 0 300 600 NORTH Evergreen I Galloway Da. nI a.M...l lm .m Phming.NrA1xW.. Fn9Ym�Yq. 9 J i CLEAR CREEK I \ �'� O REGIONAL WATER ZONING: PD I QUALITY ZONING: PD COMMERCIAL COMMERCIAL (VACANT) (VACANT) POTENTIAL I'— TRAILHEAD FUTURE ENLARGEMENT '.E CONNECTIVITY (FUTURE PHASE) f COORS' WATER STORAGE ■ JjJJ NOWS DESIGN Planning I landscape AmInI ra I Branding PLANNED 1-70 HOOK RAMPS i APPLEWOOD GOLF COURSE (PROSPECT RECREATION & PARK DISTRICT) ZONING: SF RESIDENTIAL (EXISTING) MAPLE GROVE ' ELEMENTARY SCHOOL PROPOSED SIGNALIZED FULL MOVEMENT INTERSECTION 46 IL Te EXISTING SIGNALIZED FULL MOVEMENT INTERSECTION 4! 4 FULL MOVEMENT S'bas #INTERSECTION VEHICLE CIRCULATION IW EAARDCROIJ NRO0S$NG LIMITED MOVEMENT INTERSECTION ACCESS DRIVE INTERNAL ROAD — NETWORK - - - - - CDOT 'A LINE VEHICLE CIRCULATION IW EAARDCROIJ NRO0S$NG a ! i ANT LROSS1N15 Ir -1 R.J 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. 25 Freestanding Signs Clear Creek Crossing site signage allows flexibility 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. M M M m n 0 W PAI b7a-l— aLjoga •� f Mr t �c ki _epl �s Buildina Sianaae Wall -mounted signs will prioritize legibility and brand recognition, providing clear identification 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. 26 : �:-._ter:",.. � • � � SIA r<<•: .r'?i` 1 1 . .ea 91 W Oce ! rrr.7r�oicsa �J L�{r7�- rt'• 0.0 _ •\ytT �i. _� .r'. ... t )/�' __'. �� �_ �ys��.. Via. �� `� -�, '. -- • _ ,:. "�'' � s;t - • 4�?..:-,' •`' ?'. t y y k f 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. 27 , f 71- o.. N ' k— :11:l!\I[* 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. n :11:l!\I[* 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. 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. PLL - - QF 7 i 29 1•� i 1I �. Clear Creek Crossing isi a special development opportunity, offering an excellent 1-70 location ripe for a mixed use development. in 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 j - ��- t community to Clear Creek Crossing. am Evergreen Devco is a fully diversified 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 offices 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. • ly,kyr. 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 offer thoughtful, creative design solutions at every stage of the process, and our extensive industry knowledge helps minimize surprises throughout the development process. x:10 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 reflect 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. 31 PP LEAR CREEK CROSSING � • ,. /� -:moi/ Clear Creek Crossing is envisioned to be unique and authentic in its variety of land I 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.. ki V 32