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HomeMy WebLinkAbout03/15/18I City of WheatP,idge PLANNING COMMISSION AGENDA March 15, 2018 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on March 15, 2018 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. *Agenda packets and minutes are available online at http://www.ci.wheatridge.co.us/95/Planning-Commission 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES—March 1, 2018 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. WZ-17-11: An application filed by SCHAL Investments for approval of a zone change from Agricultural -One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 5372-5392 Quail Street. The Outline Development Plan proposes a mix of single family homes and townhomes. B. Case No. WSP-17-09: An application filed by Quadrant Wheat Ridge Comers, LLC for approval of a master sign plan for the Comers development at the south west comer of West 3P Avenue and Wadsworth B oulevard including 7690 Yukon Court, 3765 Wadsworth Boulevard, 3637 Wadsworth Boulevard, 3545 Wadsworth Boulevard, and 3501 Wadsworth Boulevard. C. Case No. ZOA-18-01: An Ordinance amending Article VII (sign code) of Chapter 26 of the Code of Laws. 8. OLD BUSINESS 9. NEW BUSINESS 10. ADJOURNMENT Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Whew Ridge. Call Sara Spaulding Public Information Officer at 303-235-2877 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. 2. 3. 4. 5. 6. City of i�9r WheatMidge PLANNING COMMISSION Minutes of Meeting March 1, 2018 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:06 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29a' Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Dirk Boden Alan Bucknam Emery Dorsey Janet Leo Scott Ohm Donna Kimsey Amanda Weaver Vivian Vos Lauren Mikulak, Planning Manager Zack Wallace Mendez, Planner 11 Robin Eaton, Deputy City Clerk APPROVE ORDER OF THE AGENDA It was moved by Commissioner BUCKNAM and seconded by Commissioner DORSEY to approve the order of the agenda. Motion carried 5-0. APPROVAL OF MINUTES — February 15, 2018 It was moved by Commissioner DORSEY and seconded by Commissioner LEO to approve the minutes of February 15, 2018, as written. Motion carried 5-0 PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) No one wished to speak at this time. Planning Commission Minutes March 1, 2018 -1— PUBLIC HEARING A. Case No. WZ-18-02: An application filed by Chris Wedgwood, for approval of a zone change from Neighborhood Commercial (NC) to Mixed Use -Neighborhood (MU -N) on Property located at 6320 West 40 Avenue. Mr. Wallace Mendez gave a short presentation regarding the Zone Change and the application. He entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. He stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Commissioner BODEN asked if the property owner were to have commercial aspirations for this property if the height could potentially go to 50 feet. He also asked about commercial parking requirements. Mr. Wallace Mendez said it will depend on the square footage of the building. Ms. Mikulak added that there are minimums and maximums for parking in MU -N, but it is generally based on square footage, which averages one space for every 250 sq. ft. of interior space. This property could not park a large building because it is too small. Commissioner LEO asked if the sole purpose of this request is to make it easier to sell. Mr. Wallace Mendez said the owner would like to make the property more marketable. Some prospective buyers would like to have a startup business in part of the house as well as live in the other half which is not allowed in the current zoning. Van Wedgewood, 3251 Tabor Ct. Representative of the Owner Mr. Wedgewood explained that the property was under contract by a young couple, she is a lawyer and he is in law school. Their plan was to open a law firm and use the house as live/work until the firm grew. He mentioned there were other similar inquiries, but this home could not be rebuilt as a home if it was destroyed due to the zoning. No members of the public wished to testify. It was moved by Commissioner DORSEY and seconded by Commissioner LEO to recommend APPRIOVAL of Case No. WZ-18-02, a request for approval of a zone change from Neighborhood Commercial (N -C) to Mixed Planning Commission Minutes -2— March 2— March 1, 2018 Use -Neighborhood (MU -N) for property located at 6320 W. 44' Avenue, 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. Utility infrastructure adequately services the property. 3. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan and is consistent with the character of 44th Avenue. 4. The zone change will provide additional opportunity for reinvestment in the area. 5. The criteria used to evaluate a zone change support the request. Motion carried 5-0 8. OLD BUSINESS 9. NEW BUSINESS Ms. Mikulak mentioned there will be a meeting on March 15, 2018. 10. ADJOURNMENT It was moved by Commissioner BODEN and seconded by Commissioner BUCKNAM to adjourn the meeting at 7:24 p.m. Motion carried 5-0. Scott Ohm, Chair Tammy Odean, Recording Secretary Planning Commission Minutes March 1, 2018 3— ♦�4le 1W Ir Wh6atRiLd e g CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission MEETING DATE: March 15, 2018 CASE MANAGER: Zack Wallace Mendez CASE NO. & NAME: WZ-17-11 / Clark ACTION REQUESTED: Approval of a zone change from Agricultural -One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP). LOCATION OF REQUEST: 5372 and 5392 Quail Street APPLICANT (S): Summer Clark, SCHAL Investments OWNER (S): Arthur Joel Aho Revocable Trust and Barbara Jean Aho Revocable Trust Gregory Skalla APPROXIMATE AREA: 230,432 square feet (5.3 acres) PRESENT ZONING: Agricultural -One (A-1) COMPREHENSIVE PLAN: Neighborhood ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION Lc Planning Commission 1 Case No. WZ-17-11 /Clark Site JURISDICTION: All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WZ-17-11 is an application for approval of a zone change from Agricultural -One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP) for property located at 5372 and 5392 Quail Street. The purpose of the request is to permit development of single- family detached homes and townhomes (referred to as single-family attached). 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. 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. SDP applications 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, and will be reviewed by Planning Commission and City Council. II. EXISTING CONDITIONS/PROPERTY HISTORY The subject property is located in a northern peninsula of Wheat Ridge, and is surrounded on three sides by the City of Arvada. It is located along Quail Street north of Ridge Road and south of 54"' Avenue. Less than 500 feet south of the subject property is the Quail Ridge Estates subdivision, a planned development approved in 2006 for 25 homes. Construction in Quail Ridge Estates is currently underway and several homes are complete and have been issued Certificates of Occupancy. The subject property consists of two parcels, each of which contains a single-family home. The existing single-family homes were built in the late 1920s and early 1950s and have been utilized for residential and agricultural uses since that time The site is zoned Agricultural -One (A-1), which allows for residential estate living within a quasi -rural or agricultural setting (Exhibit 2, Zoning Map]. To the north and east of the subject property is the Skyline Estates neighborhood in the City of Arvada. This area consists of single-family homes constructed throughout the mid -2000s. To the southeast along Ridge Road, also within the Skyline Estates neighborhood, are five 8 -unit apartment buildings. To the west of the subject property is a large vacant parcel within the City of Arvada The current zoning on the property would allow residential uses to the north and industrial uses to the south. The City of Wheat Ridge recently received a referral from the City of Arvada for a proposed rezoning of this property to allow for approximately 500 dwelling units, consisting of single-family detached homes, paired homes, and apartments. This proposed development (Haskins Station) is currently under review by the City of Arvada, and has yet to be heard by the Arvada Planning Commission or City Planning Commission Case No. WZ17-11 /Clark Council. To the south of the subject property are two properties agriculturally zoned and utilized for single-family homes with potentially some accessory agricultural uses. Further to the south is the aforementioned Quail Ridge Estates development, zoned Planned Residential Development. III. OUTLINE DEVELOPMENT PLAN Attached is a copy of the proposed Outline Development Plan (ODP) which contains two sheets (Exhibit 3, Outline Development Plan). The first page is a typical cover page with certification and signature blocks for the property owners, and Planning Commission, City Council, and Mayor. Also on the first page is a character of development statement, list of permitted uses, and other notes. The second page incudes the conceptual layout of the property, including right-of-way, alley, and open space locations. Additionally, this page establishes the development standards that will govern future development on the site. Allowable Uses The property is currently zoned Agricultural -One, which allows for single-family homes on a minimum of one acre of land in addition to a variety of agricultural related uses such as farming, farmers markets, produce stands, riding academies and public stables, and governmental buildings and schools. The applicant has proposed allowances for single-family attached and detached homes and open space. Also allowed as accessory uses are home occupations and household pets. These accessory uses are in line with all residential zone districts in the City, and would be subject to the underlying regulations within the Code of Laws. Additionally, the applicant has proposed not allowing detached accessory structures or RV and boat storage within the development. This is typical of some of the City's more recent Planned Residential Developments. Site Configuration The ODP proposes 14 single-family homes located along the northern and eastern edges of the property, providing a buffer between existing single-family homes in Skyline Estates and the proposed townhomes which are centrally located on the site. The applicant has proposed a maximum of 42 attached (townhome) units located within 8-12 buildings, with 3-6 units per building. The single-family detached homes will gain access from the public right-of-way with garages and front doors facing the street. The townhomes (single-family attached) are proposed to gain garage access from alleys, while front doors face the proposed streets and open space areas. Lot Size Lot sizes are proposed to be a minimum of 4,500 square feet for single-family detached homes. The attached homes will be governed by building size, and limited to 3-6 units per building. As is typical with any townhome development, each individual unit would be exempt from any lot size, interior setback, or lot width standards. Front and rear setbacks apply, as do side setbacks for the building as a whole. Setbacks Single-family detached homes will be required to have a minimum 10 -foot front yard setback, with a variation of at least 2.5 feet to provide some variety in the front setbacks along the street. No two adjacent homes or homes across the street shall be allowed the same front setback. Side setbacks are proposed to be a minimum of 5 feet, with rear setbacks proposed to be a minimum of 15 feet. The ODP document currently indicates a minimum rear yard setback of 10 feet, and as such, revising this figure to 15 feet is a condition of approval. Planning Commission Case No. WZ17-11 /Clark For the attached homes front and side yard setbacks facing the street or an alley are proposed to be a minimum of 10 feet. Front and side yard setbacks facing open space are proposed to be a minimum of 5 feet. Rear setbacks along alleys are proposed to be allowed a 0 foot setback. The proposed side and rear setbacks are largely consistent with the City's standard residential zone districts and create appropriate buffers from surrounding neighborhoods. The 10 -foot front setbacks are appropriate for the proposed neo -traditional urban design and will help establish the character of this neighborhood. Height The maximum height permitted within the development is consistent with the current A-1 zoning and the maximum height permitted in all residential zone districts across the City at 35 feet. Lot Coverage/Open Space Single family detached homes are limited to 60% lot coverage, leaving the balance of the lots for driveways and landscaping. Landscaping for the single-family home lots defaults to Section 26-502 of the Code of Law which requires no less than 25% of the gross lot area be landscaped, and no less than 100% of the front yard be landscaped. The aggregate open space requirement for the single family attached homes in the central part of the site is 30%. Two primary open space amenities are proposed to traverse the site east to west connecting Quail Street with Pierson Court. Access Quail Street is the proposed point of access into the development. Currently Quail Street extends north from Ridge Road as a full width street through the Quail Ridge Estates, and then as a substandard street until it dead -ends within the subject property (Exhibit 4, Quail Street). This proposed development will bring Quail Street through the subject property and connect with West 54u' Avenue in the City of Arvada. Much of this Quail Street right-of-way from Quail Ridge Estates to W. 54u' Avenue is proposed to be located within the City of Arvada The development plan for Haskins Station (the project to the west) proposes that as Quail Street extends north from Quail Ridge Estates it shifts west into the City of Arvada This is necessitated by the fact that adequate right-of-way does not exist along Quail Street in front of the two properties which are not redeveloping between Quail Ridge Estates and this proposed Quail Run development. As shown in the section view on Sheet 2 of the ODP, the current development scenario proposes that only the eastern sidewalk along Quail Street would be located within the City of Wheat Ridge. The construction of Quail Street is necessary in order for the subject property to develop. If for some reason the Haskins Station project does not advance or does not advance at the same pace, the future Specific Development Plan (SDP) and subdivision plat applications for Quail Run will also not advance to public hearing until there are assurances that an adequately wide Quail Street is able to be constructed within dedicated right-of-way. These are conditions of approval of this SDP. In addition to Quail Street, a proposed Pierson Court, and two east -west public streets will provide access within the property. Pierson Court will also extend south and provide access to the detention pond and in anticipation of future street extensions. These will be dedicated by the future subdivision plat. Architecture For single family homes, the applicant has proposed a front fagade masonry requirement typical of single-family PRD's in the City, but with an aggregate calculation rather than a requirement for each Planning Commission Case No. WZ17-11 /Clark home. The applicant has requested this aggregate calculation in order to maximize the variation in architectural style between the homes. Staff is supportive of this approach as it will allow for unique and differing styles from house to house, and allow for a range of architectural styles, some of which may not require any masonry, while others rely heavily on the incorporation of masonry. For the single-family attached (townhomes), the developer has proposed utilizing the City's Architectural and Site Design Manual for multifamily architecture. The City is supportive of utilizing these existing standards. Parking The ODP requires that every home have a garage that accommodates two cars. Additionally, on -street parking has been provided along Pierson Court, Quail Street, and the two east -west public rights-of- way. At the request of adjacent neighborhoods, no on -street parking will be provided along 54a' Avenue in Arvada. Drainage With an ODP, applicants are requested to provide preliminary drainage information that indicates a conceptual design for drainage facilities. A full drainage report and final design is not required until the subsequent SDP or plat applications. The ODP proposes a large detention pond at the southeast corner of the property, partially located on-site and partially located off-site. The applicant is negotiating with the property owner to the south to purchase a portion of their property for drainage purposes. It should be noted that the sale of a portion of the neighboring property cannot be finalized until a plat is recorded, officially subdividing the land. The applicant has also acquired an 8 -foot strip of land which runs between 54a' Avenue and the northern edge of Quail Ridge Estates between the subject property and the Skyline Estates subdivision. This area is planned to be utilized for some drainage conveyance. In order for development to occur, the City will need to receive signed agreements between the developer and any affected Parfet Street homeowner. This is a recommended condition of approval. Relationship to Surrounding Area The site planning for this ODP has been sensitive to the immediately surrounding land uses, while also recognizing this property's location between two commuter rail stations and the higher density development occurring in the area Exhibit 5, Area shows this area of Wheat Ridge/Arvada at a higher level and demonstrates the key catalysts (Arvada Ridge Station and Wheat Ridge - Ward Station) prompting a variety of development proposals in this area. Much of the existing single-family residential areas were entitled and built prior to RTD's FasTracks plan being approved by voters in the mid -2000s. As a result of this voter -approved transit investment, and two stations being located in the immediate area, many vacant or underutilized pieces of land are currently under construction or undergoing entitlement processes to develop a variety of housing types. These projects include: • Quail Ridge Estates: small lot single-family development. • Arvada Ridge 2: additional multi -family north of the existing Arvada Ridge apartments. • Former Jolly Rancher site: A developer has held a pre -application meeting with Staff regarding atownhome development. Planning Commission Case No. WZ17-11 /Clark • Hance Ranch: the northern portion of the property has been approved for townhomes, and a pre -application meeting has been held with a developer wanting to build multi -family on the southern half. • Haskins Station: proposal for approximately 500 dwelling units consisting of both large and small lot single-family homes, paired homes, and apartments. Within this context, Quail Run is located halfway between the two rail stations and is immediately adjacent to existing single-family residential. As such the northern and eastern edges of the property are buffered with single-family homes. This transitions to townhomes moving southwest towards the proposed Haskins Station development and the development projects occurring around the Wheat Ridge - Ward Station. 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. By orienting denser residential uses on the west side adjacent to planned future development, and by buffering the existing Skyline Estates neighborhood with single-family homes, the change of zone will not result in adverse effects on the surrounding area. Portions of the subject property are underutilized, and have been the subject of Code Enforcement action in the past. The Planned Residential Development zoning is expected to have a positive impact on the neighborhood both aesthetically and from a property value perspective. The subject site serves as a transition between lower density residential uses to the east and higher intensity uses planned and under construction to the west, and supports compatibility between future redevelopment, existing land uses, and nearby transit stations. 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. All responding agencies have indicated they can serve the property with improvements installed at the developers' expense. Should the zone change be approved, a more detailed review will occur at the time of the Specific Development Plan and subdivision plat. 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: Planning Commission Case No. WZ17-11 /Clark 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. Envision Wheat Ridge, the City's 2009 comprehensive plan (Exhibit 6, Comprehensive Plan), identifies this area as a Neighborhood. This designation calls for places for people to own homes and thrive and where residents of all ages can live safely and comfortably. The plan includes the following goals for the Neighborhood designation associated with this location: 1. Maintain and enhance the quality and character of Wheat Ridge's established neighborhoods. 2. Increase housing options. 3. Increase investment and stability in Neighborhood Revitalization Areas. The buffering of the existing single-family homes will help maintain and enhance the quality and character of the established adjacent neighborhoods in both Wheat Ridge and Arvada. The proposal provides an increase in housing options for the City. The applicant has proposed a mix of single-family homes and townhomes located approximately half -way between two RTD Gold Line stations, providing potential buyers with several options in close proximity to transit, Interstate 70, and adjacent commercial services. Finally, this increased investment in the area will help bring stability to underutilized and difficult to maintain large parcels which have been subjected to Code Enforcement action in the past. 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 A-1 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. The areas along Ridge Road between Kipling Street and Ward Road have, and continue to see, development pressure based on the construction of the RTD Gold Line. Closer to Ward Road, the City of Wheat Ridge has seen development interest that capitalizes upon the proximity to a commuter rail station in the form of townhouse and multi -family developments. Large portions of land near the Wheat Ridge - Ward Station are zoned Mixed Use -Commercial Transit Oriented Development (MU -C TOD), which encourages densities and uses compatible with close proximity to a transit station. The City of Arvada has seen similar interest and development closer to Kipling Street, with upwards of 350 established apartments and approximately 300 apartments under construction at Arvada Ridge. Between Kipling and Ward, the Skyline Estates subdivision consisting of single-family homes and condos was Planning Commission Case No. WZ17-11 /Clark constructed between the early and late 2000s. Quail Ridge Estates, directly to the south of the subject property, is currently under construction. Development interest is also present on the vacant parcel to the west, proposed to have single-family homes, townhomes, and apartments. (Exhibit 5Wa Overview) The proposed development complements both the existing character and the changing character of the area Staff concludes that this criterion has been met. 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. The proposed rezoning does not relate to an unanticipated need. The Comprehensive Plan was written with the rail station in mind, and anticipated residential neighborhoods at this location. Staff concludes that this criterion is not applicable. Staff concludes that the criteria used to evaluate zone change support this request. V. NEIGHBORHOOD MEETING Pursuant to section 26-109 of the Code of Laws, the applicant notified all property owners and residents within 600 feet of the site of the neighborhood meeting. Neighborhood meetings are required prior to submittal of an application for a zone change. Prior to the neighborhood meeting Staff received two letters stating concern with the proposed development. Both raised similar concerns regarding high density development and drainae, and one letter stated concerned about a loss of trees (Exhibit 9, Letters Prior to Neighborhood Meering). The neighborhood input meeting was held on December 5, 2017. Approximately 22 members of the public attended the meeting in addition to the applicant and staff. During the meeting concerns were raised about the townhomes fronting 54ffi Avenue, traffic impacts on Ridge Road, and general questions regarding architecture, drainage, and potential price points (Exhibit 10, Neighborhood Meering Notes). After the neighborhood meeting and prior to receivin the formal application, Staff received one additional letter (Exhibit 11, Letter AfterNeighbor]IMeeting) which discouraged multi -family homes in this development, but also stated that if the City will permit multi -family homes, it is requested they not be located along 54ffi Avenue, as was proposed on a draft site plan shown at the neighborhood meeting. The letter preferred single-family homes along 54a' Avenue for compatibility with the neighboring Skyline Estates neighborhood. The letter also requested parking not be located on 54u' Avenue, as was presented on a draft site plan. Staff and the applicant acknowledged these neighborhood concerns, and as a result the site plan presented to the Planning Commission is different that the plan shown during the neighborhood meeting: the townhomes have been internalized, parking has been removed from 54ffi Avenue, and all homes along 54a' Avenue are single-family homes. Planning Commission Case No. WZ17-11 /Clark Public noticing is also required prior to public hearings. This noticing began on March 1. As of the finalization of this Staff Report on March 9, no comments, letters, or calls have been received by Staff. Any letter submitted between March 9 and the Planning Commission public hearing on March 15 will be entered into the record and distributed to the Commissioners during the public hearing. 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: Wheat Ridge Public Works Department: No comments. Valley Water District: Connection can be made via 541' Avenue, applicant needs to work with Valley Water and Denver Water on creating a secondary access point, likely within Haskins Station right-of-way. Clear Creek Valley Sanitation District: Applicant will need to work with district to extend the main into the property. Access through the 15 -foot Quail Street right-of-way to the south is acceptable. Arvada Fire Protection District: Standard comments provided regarding access and compliance with the International Fire Code. Additionally, the applicant requested that two alleys be allowed a minimum unobstructed width of 24 feet wide, when 26 feet is typically required. Due to the other access options, the Fire District finds this to be an acceptable modification. City of Arvada: Regarding drainage, Arvada noted that coordination with effected property owners in Skyline Estates is necessary. Wheat Ridge Police Department: No objection. Century Link: No objection. Xcel Energy: No objection. 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 utility infrastructure is adjacentto and can serve the property atthe developer's expense. Finally, Staff concludes that the zone change is consistent with the goals and objectives of the Comprehensive Plan by promoting neighborhood compatible uses and promoting reinvestment in an older slowly diminishing agricultural peninsula of Wheat Ridge. Because the zone change evaluation criteria support the zone change request, staff recommends approval of Case No. WZ-17-11. Planning Commission Case No. WZ17-11 /Clark VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ-17-11, a request for approval of a zone change from Agricultural -One to Planned Residential Development with an Outline Development Plan (ODP) for property located at 5372 and 5392 Quail Street, for the following reasons: 1. The proposed zone change will promote the public health, safety, or welfare of the community and does not result in an adverse effect on the surrounding area. 2. The proposed zone change is consistent with the goals and objectives of the City's Comprehensive Plan. 3. The proposed zoning includes a circulation network that supports the City's 4. The proposed zoning establishes enhanced design controls related to site design and architecture that will result in a high-quality development. 5. The criteria used to evaluate a zone change support the request. And with the following conditions: 1. The Quail Run specific development plan and subdivision plat shall not be reviewed at public hearing until Quail Street has been dedicated as public right-of-way on the adjacent property to the west or on the subject property. 2. If final utility and/or drainage designs affect off-site property owners, written authorization shall be provided from those owners prior to public hearings for the Quail Run subdivision plat. 3. Revise single-family attached minimum rear yard setback to 15 feet. Option B: "I move to recommend DENIAL of Case No. WZ-17-11, a request for approval of a zone change from Agricultural -One (A-1) to Planned Residential Development (PRD) with an Outline Development Plan (ODP) for property located at 5372 and 5392 Quail Street, for the following reasons: 1. 2. ... Planning Commission 10 Case No. WZ17-11 /Clark ♦ I A I % Of WheatPjAe Geographic Information Systems Legend O Subject Property City of Arvada EXHIBIT 1: AERIAL n/ 7 54TH LN > '54TH PL -- Stare Pare coordinate Proiec0on N Colorado Central Zone p DaWm: NAD83 N Planning Commission 11 Case No. WZ-17-11 /Clark EXHIBIT 2: ZONING MAP Planning Commission 12 Case No. WZ-17-11 /Clark EXHIBIT 3: OUTLINE DEVELOPMENT PLAN Attached as an 11x17 document on the following page. Planning Commission 13 Case No. WZ17-11 /Clark a 0 (N U) 00 0 0 N to 0 U c`o 2 cc a� H OWNERS CERTIFICATE 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 by law. I (we) further recognize that the approval of a 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. Arthur J. Aho Arthur Joel Aho Revocable Trust State of Colorado County of Jefferson Barbara J. Aho Barbara Jean Aho Revocable Trust The foregoing instrument was acknowledged before me this day of , A.D. 20 by Witness my hand and official seal. My commission expires: Notary Public Gregory R. Skalla State of Colorado County of Jefferson The foregoing instrument was acknowledged before me this day of , A.D. 20 by Witness my hand and official seal. My commission expires: Notary Public Joel L. Lubker State of Colorado County of Jefferson Dawn R. Lubker The foregoing instrument was acknowledged before me this day of , A.D. 20 by Witness my hand and official seal. My commission expires: Notary Public Summer Clark State of Colorado County of Jefferson The foregoing instrument was acknowledged before me this day of , A.D. 20 by Witness my hand and official seal. My commission expires: Notary Public QUAIL RUN PLANNED RESIDENTIAL DEVELOPMENT AN OUTLINE DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE PI L( NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO VICINITY MAP (NO SCALE) LAND USE TABLE USE SF ACRES ATTACHED SINGLE FAMILY LOTS ±64,838 ±1.49 DETACHED SINGLE FAMILY HOMES ±76,014 ±1.75 OPEN SPACE/ LANDSCAPING 1 ±34,933 1 ±0.80 STREETS/ ALLEYS ±86,011 CHARACTER OF NEIGHBORHOOD: THIS PLANNED RESIDENTIAL DEVELOPMENT WILL ENHANCE AN UNDER UTILIZED INFILL AREA ON THE NORTHERNMOST TIP OF A PENINSULA IN WHEAT RIDGE SURROUNDED BY ARVADA NEIGHBORHOODS TO THE EAST, NORTH AND A FUTURE NEIGHBORHOOD TO THE WEST. THE DEVELOPMENT PROMOTES PEDESTRIAN CONNECTIVITY AND INTERACTION WITH THE SURROUNDING COMMUNITIES. IT PROVIDES SINGLE FAMILY ATTACHED AND DETACHED RESIDENTIAL HOMES AND MEETS THE CITY OF WHEAT RIDGE CODE REQUIREMENTS OF SECTION 26-301 C. THE PROPOSED DEVELOPMENT IS A TRANSITIONAL NEIGHBORHOOD DESIGNED TO ALLOW BUFFERING AND DENSITY TRANSITION FROM THE SKYLINE ESTATES DEVELOPMENT TO THE EAST AND NORTH, AND FOR HIGHER DENSITY MULTIFAMILY USES TO THE WEST. THE NEIGHBORHOOD FEATURES A UNIQUE CHARACTER WITH A VARIETY OF ARCHITECTURAL DESIGNS. HOMES WILL FEATURE TRADITIONAL ARCHITECTURAL DESIGN WITH ACCENTS OF STONE OR BRICK. THE DEVELOPMENT FEATURES CENTRAL LANDSCAPED OPEN SPACE ALLOWING RESIDENTS TO ENJOY THE NATURAL BEAUTY OF THE AREA CREATING COMMUNITY SYNERGY. MATERIALS AND COLOR PALETTES WILL BE PREDETERMINED DURING SPECIFIC DEVELOPMENT PLAN TO AFFIRM CONSISTENT STREETSCAPE. HOMES WILL VARY IN RANGE FROM 17200 - 3,000 SQUARE FEET WITH CUSTOM FEATURES CREATING AN ATTRACTIVE AND AESTHETICALLY APPEALING STREETSCAPE. THE NEIGHBORHOOD WILL FEATURE ENTRY SIGNAGE WITH TREES AND LANDSCAPING ALONG ITS ACCESS ROADS. THIS PEDESTRIAN FRIENDLY NEIGHBORHOOD ALLOWS CONVENIENT ACCESS TO BUS ROUTES, AND COMMUTER RAIL ON RIDGE ROAD. ON -STREET PARKING WILL BE PROVIDED ON CITY/PUBLIC STREETS. THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE. SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT-OF-WAY OR BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE DEVELOPMENT. DRAINAGE CONSIDERATIONS: PER CITY OF WHEAT RIDGE SITE DRAINAGE REQUIREMENTS, WATER QUALITY FEATURES MAY BE LOCATED THROUGHOUT THE SITE, AND A DETENTION FACILITY IS PROPOSED TO BE LOCATED IN THE SOUTHEAST CORNER OF THE PROPERTY. A FINAL DRAINAGE REPORT, DESIGN, AND EASEMENT SHALL BE PROVIDED WITH THE SUBDIVISION PLAT. THE HOA WILL BE RESPONSIBLE FOR MAINTENANCE. FLOOD PLAIN: PROPERTY LIES OUTSIDE OF THE 100 -YEAR FLOOD PLAIN. THIS PROJECT IS ANTICIPATED TO HAVE ONLY ONE PHASE, HOWEVER FUTURE PHASING, IF REQUIRED, WILL NOT REQUIRE AMENDMENT TO THIS PLAN. CASE HISTORY: CASE # WZ-17-11 INDEX OF SHEETS: 1. COVER SHEET 2. PRELIMINARY SITE PLAN SURVEYOR'S CERTIFICATE I, JOHN P. EHRHART, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF QUAIL RUN 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 REPRESENTS SAID SURVEY. o�p0 R ov. gip. EN9••% �p U�294.I49p"` a 'V29/20 -f o �AL LANO'� JOHN P. EHRHART, PLS 29414 QUAIL RUN PROPERTY DESCRIPTION - ZONING: A PARCEL OF LAND SITUATED IN THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST SIXTEENTH CORNER OF SAID SECTION 16; THENCE N89037'16"E ALONG THE EAST -WEST CENTERLINE OF SAID SECTION 16 A DISTANCE OF 471.14 FEET TO THE NORTHWEST CORNER OF TRACT A, SKYLINE ESTATES FILING NO. 2; THENCE S00012'24"E ALONG THE WEST LINE OF BLOCK 1 OF SAID SKYLINE ESTATES FILING NO. 2 A DISTANCE OF 499.28 FEET; THENCE S89034'25"W ALONG A LINE 160 FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE OF THE NORTH 7 ACRES OF THE WEST 14 ACRES OF THE SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16 A DISTANCE OF 430.76 FEET TO A POINT ON THE EAST LINE OF PROPERTY CONVEYED TO JEFFERSON COUNTY BY DEED RECORDED APRIL 6, 1954 AT RECEPTION NO. 572675; THENCE N00°15'01 "W ALONG SAID EAST LINE A DISTANCE OF 19.63 FEET TO THE NORTHEAST CORNER OF SAID PROPERTY; THENCE S89037'16"W ALONG THE NORTH LINE OF SAID PROPERTY A DISTANCE OF 40.00 FEET TO A POINT ON THE NORTH -SOUTH CENTERLINE OF SAID NORTHWEST QUARTER OF SECTION 16; THENCE N00°15'01 "W ALONG SAID CENTERLINE A DISTANCE OF 480.00 FEET TO THE POINT OF BEGINNING; CONTAINING 234,441 SQUARE FEET OR 5.382 ACRES, MORE OR LESS BASIS OF BEARINGS: N89032'47"E, ALONG THE EAST -WEST CENTERLINE OF SECTION 16, MONUMENTED AS SHOWN HEREON. SEE SHEET 2 OF 2 FOR DEVELOPMENT STANDARDS ALLOWED USES: 1. INTENT: 1.1. THIS PLANNED RESIDENTIAL DEVELOPMENT DISTRICT (PRD) IS ESTABLISHED TO PROVIDE FOR A QUALITY RESIDENTIAL NEIGHBORHOOD, CONSISTING OF SINGLE-FAMILY DETACHED AND SINGLE-FAMILY ATTACHED USES THAT ARE COMPATIBLE WITH ADJACENT EXISTING RESIDENTIAL AND OPEN SPACE USES. 2. USES: 2.1. ALLOWED USES 2.1.1. SINGLE-FAMILY DETACHED DWELLING 2.1.2. SINGLE-FAMILY ATTACHED DWELLING 2.1.3. OPEN SPACE 2.2 ACCESSORY USES 2.2.1 HOME OCCUPATION 2.2.2 HOUSEHOLD PETS QUASI -PUBLIC AND PUBLIC UTILITY LINES, STORM DRAINAGE, SANITARY SEWER AND WATER SUPPLY FACILITIES. DETACHED ACCESSORY STRUCTURES ARE NOT ALLOWED. RV AND BOAT STORAGE ARE NOT ALLOWED. CITY CERTIFICATION Approved this day of by the Wheat Ridge City Council. ATTEST City Clerk Community Development Director Mayor PLANNING COMMISSION CERTIFICATION Recommended for approval this day of by the Wheat Ridge Planning Commission. Chairperson COUNTY CLERK AND RECORDERS CERTIFICATE State of Colorado ) ) SS County of Jefferson ) I hereby certify that this plan was filed in the office of the County Clerk and Recorder of Jefferson County at Golden, Colorado, at o'clock M. on the day of , A.D., in Book , Page , Reception No. JEFFERSON COUNTY CLERK AND RECORDER Deputy PROJECT INFORMATION: OWNER/ DEVELOPER: SCHAL INVESTMENTS, LLC 665 S. DECATUR STREET DENVER, CO 80219 303-818-8187 SUMMER2CLARK@GMAI L.COM CONTACT: SUMMER CLARK ENGINEER: JUSTER CIVIL ENGINEERING LLC 12708 DEER CREEK DRIVE OMAHA, NE 68142 402-598-1171 SJUSTER@JUSTERCIVILENGINEERING.COM CONTACT: SORIN JUSTER, P.E., P.T.O.E. JNCC 'ILITY NOTIFICATION NTER OF COLORAD 800.922.1987 www.uncc.or Know what's below. Call before you dig. CALL 81 1 2 -BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE OR EXCAVATE FOR MARKING OF UNDERGROUND MEMBER UTILITIES JUSTER CIVIL ENGINEERING (JCE) ASSUMES NO RESPONSIBILITY FOR UTILITY LOCATIONS. THE UTILITIES SHOWN ON THESE DRAWINGS HAVE BEEN PLOTTED FROM THE INFORMATION AVAILABLE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY THE SIZE, MATERIAL, HORIZONTAL AND VERTICAL LOCATION OF ALL UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION. JUSTER CIVIL LNGINI !_F 1NG LLC 12708 DEER CREEK DR OMAHA NE 68142 sjuster@justercivilengineering.com SORIN JUSTER 39493 1-29-2018 Project: Quail Run 1712001 Address: 54th Avenue & Quail Street City of Wheat Ridge, CO Checked By: Drawn By: Dwg File: Sheet Title COVER SHEET Sheet PUD -R CITY OF ARVADA C PUD -I Q IL M 0 00 T C) N ti 0 _r_E ca ca Cn a� c a� QUAIL RUN PLANNED RESIDENTIAL DEVELOPMENT AN OUTLINE DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE NORTHWEST QUARTER OF SECTION 16, PUD -R TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF ARVADA CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO I I I I I I I ; I 12 I I I I I I I 13 I I I I I I I 14 I I I I I DETENTION POND DEVELOPMENT STANDARDS: 6. SFD MAXIMUM DENSITY: 14 UNITS 7. SFA MAXIMUM DENSITY: 42 UNITS (RANGING FROM 3 TO 6 UNITS WITHIN 8-12 BUILDINGS, SHOWN CONCEPTUALLY AS SFA1- 10) 40 20 0 40 8. MINIMUM SETBACKS (MEASURED TO FOUNDATION) 40 SCALE: 1" — 40' i. SINGLE FAMILY DETACHED: a. FRONT SETBACK= 10' b. FRONT SETBACKS SHALL VARY A MINIMUM OF 2.5 FEET. NO TWO ADJACENT HOMES OR HOME DIRECTLY ACROSS THE STREET SHALL HAVE THE SAME SETBACK. c. SIDE SETBACK = 5' d. REAR SETBACK = 10' e. MINIMUM DRIVEWAY LENGTH = 15' TO BACK OF WALK. f. MAXIMUM DRIVEWAY WIDTH = 18' g. BUILDING SETBACK ENCROACHMENTS ARE PERMITTED IN CONFORMANCE WITH SECTION 26-611 OF THE WHEAT RIDGE MUNICIPAL CODE. 1' ii. SINGLE FAMILY ATTACHED: INDIVIDUAL SINGLE FAMILY ATTACHED LOTS SHALL BE EXEMPT FROM THE FOLLOWING STANDARDS, SO LONG AS THE ENTIRE MULTI -UNIT BUILDING MEETS ALL STANDARDS ESTABLISHED BELOW. a. FRONT OR SIDE SETBACK FACING STREET OR ALLEY = 10' b. FRONT OR SIDE SETBACK FACING OPEN SPACE = 5' c. REAR SETBACK FACING ALLEY = 0' d. MINIMUM BUILDING SEPARATION = 10' e. BUILDING SETBACK ENCROACHMENTS ARE PERMITTED IN CONFORMANCE WITH SECTION 26-611 OF THE WHEAT RIDGE MUNICIPAL CODE. 2' UTILITY 2' UTILITY SSIGNAGE ZONE SIGNAGE ZONE 9. PARKING 53' R.O.W. 5' MIN. 2.5 6' 11' 11' 6' 2.5'5' MIN. SIDEWALK PARKING LANE LANE PARKING SIDEWALK 2% 2% 26' FIRE CLEAR ZONE ROAD SECTION A -A 2 -LANE LOCAL STREET WITH PARKING NOT TO SCALE GL i. OFF-STREET PARKING: ALL HOMES WILL HAVE TWO -CAR GARAGES. ii. VISITOR PARKING: a. SFA TO PROVIDE ONE ON -STREET VISITOR SPACE FOR EVERY 10 OFF- STREET SPACES PROVIDED. b. SFD TO PROVIDE ONE GUEST PARKING SPACE PER UNIT LOCATED EITHER WITHIN DRIVEWAY OR ON -STREET. 10. LANDSCAPING: i. SFA MINIMUM OPEN SPACE: 30% ii. ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 LANDSCAPING REQUIREMENTS OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 11. EXTERIOR LIGHTING: ALL LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 EXTERIOR LIGHTING OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 24' in. %� 12. SIGNAGE: ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII SIGN CODE OF THE CITY OF WHEAT RIDGE CODE OF LAWS, EXCEPT AS FOLLOWS FOR FREESTANDING SUBDIVISION SIGN. 24' Min. FIRE CLEAR ZONE ALLEY SECTION B -B NOT TO SCALE CITY OF CITY OF ARVADA WHEAT RIDGE 54' R.O.W. 5'MIN.' 13' GL 13' 2'11" 5' MIN. 2' UTILITY IDEWALK 8 LANE LANE SIDEWALK SIGNAGE ZONE 11" 11" 2% 1 2% ROAD SECTION C -C 2 -LANE LOCAL STREET WITH PARKING NOT TO SCALE i. MAXIMUM NUMBER: 1 ii. MAXIMUM SIGN AREA: 36 S.F. iii. MINIMUM SETBACK: 0' (SHALL NOT INTERFERE WITH SIGHT DISTANCE TRIANGLE) iv. MAXIMUM HEIGHT: 5' 13. FENCING: ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 FENCING OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 14. ARCHITECTURAL AND STREETSCAPE DESIGN i. STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE STREETSCAPE DESIGN MANUAL. ii. SINGLE FAMILY DETACHED ARCHITECTURE: a. FACADES FACING PUBLIC R.O.W. AND/OR OPEN SPACE SHALL UTILIZE THE SAME ARCHITECTURAL TREATMENTS AS FRONT FACADES. b. NO TWO ADJACENT HOMES OR HOMES ACROSS THE STREET SHALL UTILIZE THE SAME ARCHITECTURALLY DETAILED ELEVATION. c. A MINIMUM OF 30% MASONRY OF BRICK, BRICK VENEER, STUCCO, STONE, STONE VENEER, SYNTHETIC STONE, OR OTHER APPROVED MASONRY MATERIALS WILL BE APPLIED ON FRONT ELEVATIONS. THIS MASONRY REQUIREMENT MAY BE AGGREGATED FOR LOTS 1-14 SO LONG AS THE AVERAGE IS NO LESS THAN 30% FOR THE ENTIRE SFD USE AREA. THE PURPOSE OF THIS AGGREGATE AND AVERAGE APPROACH IS TO ACHIEVE MAXIMUM VARIETY AMONG ELEVATIONS. MASONRY SHALL WRAP A MINIMUM OF 4' ON SIDE ELEVATIONS. ii. SINGLE FAMILY ATTACHED ARCHITECTURE: a. WILL COMPLY WITH CHAPTER 4.3 OF THE ARCHITECTURAL AND SITE DESIGN MANUAL. THE MATERIAL VARIATION REQUIREMENT SHALL NOT APPLY TO THE ALLEY FACING FACADES. b. FRONT DOORS SHOULD BE ORIENTED TOWARDS PUBLIC RIGHT-OF-WAY AND OPEN SPACE. J,USTER 12708 DEER CREEK DR OMAHA NE 68142 sjuster@justercivilengineering.com SCRIN DUSTER 39493 1-29-2018 Project: Quail Run 1712001 Address: Quail Street & 54th Avenue City of Wheat Ridge, CO Checked By: Drawn By: Dwg File: Sheet Title Prel. Site Plan Sheet 2 of 2 1. USE AREAS: LEGEND i. USE AREA "A" IS THE SINGLE FAMILY DETACHED (SFD) UNITS DEFINED AS LOTS 1-14 BORDERING THE NORTH AND EAST SIDE OF THE DEVELOPMENT. PROPERTY LINE AND CITY OF WHEAT RIDGE BOUNDARY ■ ■ ii. USE AREA "B" IS THE CENTRAL AREA OF THE DEVELOPMENT AND SHALL BE SOUTH RE -ZONING LINE UTILIZED FOR SINGLE FAMILY ATTACHED (SFA) HOMES. CENTER LINE — 2. MAXIMUM HEIGHT: 35 FEET SETBACK LINE ------ CURB & GUTTER 3. SFD MINIMUM LOT AREA: 4,500 SQUARE FEET ASPHALT PAVEMENT 4. SFD MINIMUM LOT WIDTH: 50 FEET CONCRETE SIDEWALK ; -....' 5. SFD MAXIMUM BUILDING COVERAGE: 60% 6. SFD MAXIMUM DENSITY: 14 UNITS 7. SFA MAXIMUM DENSITY: 42 UNITS (RANGING FROM 3 TO 6 UNITS WITHIN 8-12 BUILDINGS, SHOWN CONCEPTUALLY AS SFA1- 10) 40 20 0 40 8. MINIMUM SETBACKS (MEASURED TO FOUNDATION) 40 SCALE: 1" — 40' i. SINGLE FAMILY DETACHED: a. FRONT SETBACK= 10' b. FRONT SETBACKS SHALL VARY A MINIMUM OF 2.5 FEET. NO TWO ADJACENT HOMES OR HOME DIRECTLY ACROSS THE STREET SHALL HAVE THE SAME SETBACK. c. SIDE SETBACK = 5' d. REAR SETBACK = 10' e. MINIMUM DRIVEWAY LENGTH = 15' TO BACK OF WALK. f. MAXIMUM DRIVEWAY WIDTH = 18' g. BUILDING SETBACK ENCROACHMENTS ARE PERMITTED IN CONFORMANCE WITH SECTION 26-611 OF THE WHEAT RIDGE MUNICIPAL CODE. 1' ii. SINGLE FAMILY ATTACHED: INDIVIDUAL SINGLE FAMILY ATTACHED LOTS SHALL BE EXEMPT FROM THE FOLLOWING STANDARDS, SO LONG AS THE ENTIRE MULTI -UNIT BUILDING MEETS ALL STANDARDS ESTABLISHED BELOW. a. FRONT OR SIDE SETBACK FACING STREET OR ALLEY = 10' b. FRONT OR SIDE SETBACK FACING OPEN SPACE = 5' c. REAR SETBACK FACING ALLEY = 0' d. MINIMUM BUILDING SEPARATION = 10' e. BUILDING SETBACK ENCROACHMENTS ARE PERMITTED IN CONFORMANCE WITH SECTION 26-611 OF THE WHEAT RIDGE MUNICIPAL CODE. 2' UTILITY 2' UTILITY SSIGNAGE ZONE SIGNAGE ZONE 9. PARKING 53' R.O.W. 5' MIN. 2.5 6' 11' 11' 6' 2.5'5' MIN. SIDEWALK PARKING LANE LANE PARKING SIDEWALK 2% 2% 26' FIRE CLEAR ZONE ROAD SECTION A -A 2 -LANE LOCAL STREET WITH PARKING NOT TO SCALE GL i. OFF-STREET PARKING: ALL HOMES WILL HAVE TWO -CAR GARAGES. ii. VISITOR PARKING: a. SFA TO PROVIDE ONE ON -STREET VISITOR SPACE FOR EVERY 10 OFF- STREET SPACES PROVIDED. b. SFD TO PROVIDE ONE GUEST PARKING SPACE PER UNIT LOCATED EITHER WITHIN DRIVEWAY OR ON -STREET. 10. LANDSCAPING: i. SFA MINIMUM OPEN SPACE: 30% ii. ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION 26-502 LANDSCAPING REQUIREMENTS OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 11. EXTERIOR LIGHTING: ALL LIGHTING SHALL BE IN CONFORMANCE WITH SECTION 26-503 EXTERIOR LIGHTING OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 24' in. %� 12. SIGNAGE: ALL SIGNAGE SHALL BE IN CONFORMANCE WITH ARTICLE VII SIGN CODE OF THE CITY OF WHEAT RIDGE CODE OF LAWS, EXCEPT AS FOLLOWS FOR FREESTANDING SUBDIVISION SIGN. 24' Min. FIRE CLEAR ZONE ALLEY SECTION B -B NOT TO SCALE CITY OF CITY OF ARVADA WHEAT RIDGE 54' R.O.W. 5'MIN.' 13' GL 13' 2'11" 5' MIN. 2' UTILITY IDEWALK 8 LANE LANE SIDEWALK SIGNAGE ZONE 11" 11" 2% 1 2% ROAD SECTION C -C 2 -LANE LOCAL STREET WITH PARKING NOT TO SCALE i. MAXIMUM NUMBER: 1 ii. MAXIMUM SIGN AREA: 36 S.F. iii. MINIMUM SETBACK: 0' (SHALL NOT INTERFERE WITH SIGHT DISTANCE TRIANGLE) iv. MAXIMUM HEIGHT: 5' 13. FENCING: ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26-603 FENCING OF THE CITY OF WHEAT RIDGE CODE OF LAWS. 14. ARCHITECTURAL AND STREETSCAPE DESIGN i. STREETSCAPE DESIGN SHALL BE IN CONFORMANCE WITH THE STREETSCAPE DESIGN MANUAL. ii. SINGLE FAMILY DETACHED ARCHITECTURE: a. FACADES FACING PUBLIC R.O.W. AND/OR OPEN SPACE SHALL UTILIZE THE SAME ARCHITECTURAL TREATMENTS AS FRONT FACADES. b. NO TWO ADJACENT HOMES OR HOMES ACROSS THE STREET SHALL UTILIZE THE SAME ARCHITECTURALLY DETAILED ELEVATION. c. A MINIMUM OF 30% MASONRY OF BRICK, BRICK VENEER, STUCCO, STONE, STONE VENEER, SYNTHETIC STONE, OR OTHER APPROVED MASONRY MATERIALS WILL BE APPLIED ON FRONT ELEVATIONS. THIS MASONRY REQUIREMENT MAY BE AGGREGATED FOR LOTS 1-14 SO LONG AS THE AVERAGE IS NO LESS THAN 30% FOR THE ENTIRE SFD USE AREA. THE PURPOSE OF THIS AGGREGATE AND AVERAGE APPROACH IS TO ACHIEVE MAXIMUM VARIETY AMONG ELEVATIONS. MASONRY SHALL WRAP A MINIMUM OF 4' ON SIDE ELEVATIONS. ii. SINGLE FAMILY ATTACHED ARCHITECTURE: a. WILL COMPLY WITH CHAPTER 4.3 OF THE ARCHITECTURAL AND SITE DESIGN MANUAL. THE MATERIAL VARIATION REQUIREMENT SHALL NOT APPLY TO THE ALLEY FACING FACADES. b. FRONT DOORS SHOULD BE ORIENTED TOWARDS PUBLIC RIGHT-OF-WAY AND OPEN SPACE. J,USTER 12708 DEER CREEK DR OMAHA NE 68142 sjuster@justercivilengineering.com SCRIN DUSTER 39493 1-29-2018 Project: Quail Run 1712001 Address: Quail Street & 54th Avenue City of Wheat Ridge, CO Checked By: Drawn By: Dwg File: Sheet Title Prel. Site Plan Sheet 2 of 2 Parcels not being redeveloped Shift in Quail Street in order to accommodate a functional street for Haskins Station and Quail Run. Planning Commission 15 CaseNo. WZ-17-11 /Clark EXHIBIT 5: AREA OVERVIEW Attached as an 11x17 document on the following page. Planning Commission 16 Case No. WZ17-11 /Clark Legend _ ance Ranch lop �J single-family _� M I i f it , h _. _ North. Single-family 1 tam u- i �In �Townhomes ti and Air y I Aulexes - - FormerJoll Rancher sit - South. -- Pre-a ---------- -application for - - - - - , pp Pre -application for a - �n stri townhomes Multi -family '-- .cnl r i II �, - �P A �Cr - I � - ii i iii iiiir�i, 71- _ EXHIBIT 7: APPLICANT LETTER QUAIL RUN ZONE CHANGE REQUEST FROM A-1 to PRD SCHAL Investments, LLC proposes to rezone properties currently known as 5372-5392 Quail Street from Zone A-1 to PRD. This proposed development will feature unique character with a variety of architectural designs in homes ranging from 1,200 to 3,000 square feet, with two -car garages, and ample on -street parking. Residences will be comprised of 14 two-story single family detached homes, and 8-10 three-story buildings with 42 single family attached homes. Open space is planned in the most central part of the PRD for residents to enjoy the natural beauty of the area and create community synergy. The goal of the "Quail Rud' development is to bring quality housing to Wheat Ridge in an effort to renew aging housing and outdated agricultural habitats, while encouraging new homeownership opportunities for urban commuters frequenting the new RTD Gold -Line lite rail that runs near the project The planned residential development will enhance an under utilized infill area on the northernmost top of a peninsula in Wheat Ridge surrounded by Arvada neighborhoods to the east, north and a future neighborhood to the west Quail Run will provide pedestrian connectivity and interaction with the surrounding communities. It will serve as a transitional neighborhood designed to allow buffering and density transition from the Skyline Estates neighborhood to the east and north, and for higher density multifamily uses to the west h171[NIRiO171role] 0llgll[/]141 The proposed PRD is not in any specific subdivision, though the Jefferson County Assessor's office calls our neighborhood: Neighborhood: 2320 - APPLERIDGE ESTATES, STANDLEV HEIGHTS, WR GARDN Apple Mee fPflapp,t. %E,e µ Gedeleal 1. 1.npAe -£ - d 4,l-ee o Mess V..�e e� Our neighborhood description is still referenced in metes and bounds originating through deeds from Anna Nelson, a believed descendent of E.G. Tost who received the initial deed to the land from the State of Colorado on May 15, 1885. Anna Nelson received deed from E.G. Tost on July 25, 1920 as follows: "The West (W.)fourteen (14) acres of the Southeast (S.E) quarter of the Northwest (N.W.) Quarter of Section Sixteen (16), Township Three (3) South, Range Sixty-nine (69) West(WJ of the 6« P.M. Planning Commission 18 Case No. WZ17-11 / Clark subject to easements of County roads and the right-of-way of the Colorado and Southern Railway Company, together with Five(S) shares ofstock in the Wannamaker Ditch Company." Today approximately 6 acres of these 14 acres are proposed for the Planned Residential Development of 56 fee simple lots. NEIGHBORHOOD ANALYSIS The subject neighborhood sits close to the new RTD Gold Line not far from the Gold Line Ward Station and uniquely among residential and mixed use industrial and commercial areas within a Y4 mile span. REZONING The RTD -Gold Line is one of the drivers for rezoning the properties due to the area's' Ward G Line Station Vision' resulting from ten years of planning and citizen support Current market conditions and updated planning objectives around the RTD Ward Station area within a half mile radius result in a potential TND opportunity for the land bordering west of the "Quail Run' project Below is the "Schematic of plans for Transit -Oriented Development north of I-70" which details the desired changes for the area that positions it to be... "the premier location in the metro area for outdoor recreation focused companies and employers utilizing the concept of co -working spaces that fosters o shared working environment" (Quote from City Manager's Column, "Connections" publication from the City of Wheat Ridge, Issue 60, Fall/Winter 2016) Planning Commission 19 Care No. WZ17-11 /Clark As referenced below, Quail Run sits at a unique juncture between traditional single family housing to the east and north transitioning to high density apartment complexes, duplexes, patio homes, and single family homes to the west (i.e. "Haskins Station" for which formal application is being submitted to the City of Arvada to develop this open land bordering west and southwest of the proposed Quail Run project) The RTD Gold -Line Lite Rail sits less than 1,200 feet to the south of Quail Run and the Ward G Line Station is just over a quarter mile away via Ridge Road. PUBLIC UTILITIES • Water: Valley Water District. • Sewer: Clear Creek Valley Sanitation • Gas/Electric: Xcel Energy • Telecommunications: Comcast/Xfinity Planning Commission 20 Care No. WZ17-11 /Clark PRESENT AND FUTURE EFFECT ON PUBLIC FACILITIES AND SERVICES The agricultural properties represented in Quail Run for development are serviced with older private wells and septic systems. The new proposed development would create a safer and healthier environment for suburban community living eliminating concerns for fire or sanitary health in the neighborhood. Adhering to the fire code, hydrants will be installed every 300 feet throughout Quail Run, and serviced by Valley Water District from 541h Avenue bordering the project to the north. Sanitation lines would replace the septic systems. An extended detention basin will be designed to capture storm water runoff following historic overall drainage patterns that flow into an existing drainage basin easement bordering east and flowing southeast of Quail Run. Quail Run adds sidewalks while also increasing transportation connections by creating new roadways within the development and opening the area to connect 541h Avenue (currently dead ends north of the PRD) and Ridge Road via Quail Street. A dedicated open space centrally located within Quail Run in addition to landscaping throughout are planned to cultivate natural beauty and preserve a park like presence within the development. Due to its size, this development may enhance the Jefferson County School District with some students, and is not considered to bring an impact of concern to the district. Based on the Quail Run Traffic Generation Report, this development does not add significant traffic that would negatively effect the neighborhood. In summary, the requested zone change and proposed development embraces the City of Wheat Ridge's larger long-term vision as presented in its comprehensive plan by enhancing the quality of the established neighborhoods while increasing housing options within a plan designed for the creation of a healthy and active community. Planning Commission 21 Case No. WZ-17-11 /Clark EXHIBIT 8: SITE PHOTOS A View of the subject properties looking north along Quail Street. 5372 Quail Street can be seen in the foreground, while 5392 Quail Street can be seen through the trees in the background of the photo. Planning Commission 22 Case No. WZ-17-11 /Clark View of Quail Street looking north from Ridge Road, within the Quail Ridge Estates Subdivision. This image demonstrates the improvements that will be made to Quail Street, and what is currently the only access point into the subject property. View of Quail Street looking north from 53th Avenue within the Quail Ridge Estates subdivision. This is the point where Quail will shift into the City of Arvada to the left. The home that can be seen in this photo is not redeveloping, nor is the home to the north. Only 15 -feet of dedicated right-of-way exists where the dirt road begins in this photo, necessitating the shift of Quail Street westward. Planning Commission 23 Case No. WZ-17-11 /Clark Planning Commission 24 Case No. WZ-17-11 /Clark EXHIBIT 9: LETTERS PRIOR TO NEIGHBORHOOD MEETING Zackary Wallace From: Robert E & Susan R Wilson <rewsrw44@comcast.net> Sent: Sunday, December 3, 2017 7:46 PM To: Zackary Wallace Subject Our meeting about the Quail Run development Dear Zack, I want to thank you for taking the time to meet with me before Thanksgiving about my concerns about our property boundary on Parfet Street in Skyline Estates (in Arvada) related to the proposed Quail Run development (in Wheat Ridge) behind our back fence. Behind our wood fence are some metal stakes placed by our builder about one foot away and a barb wire fence about 8 feet behind the fence. My husband has been unable to locate official survey pins, which may be buried, even using a metal detector. Also uncertain to us is the actual location of the city boundary between Arvada and Wheat Ridge. We hope that a detailed survey conducted by the developer will clarify the property line so that the developer does not encroach on our property and observes appropriate set -backs. We are also concerned about potential drainage issues. The developer has apparently purchased a strip of land behind the fences of all the houses on the west side of the 5300 block of Parfet Street and has contacted homeowners at the south end of the block about possiblytying into our drainage pans and easement. This is unacceptable, as this could cause drainage problems for all the lots on Parfet, even those of us uphill. Because drainage and flood management are no doubt concerns for both cities, I believe care must be taken when approving drainage plans for the development of Wheat Ridge property so that it does not cause harm to our properties in Arvada. Perhaps the planners in both cities could work together on this. My final concern is the level of density of the proposed development. Quail Run will be surrounded on three sides by single-family detached homes in the city of Arvada. Skyline Estates borders Quail Run on the east and north. The proposed 44 attached multi-storytownhomes on that small parcel of land are just not compatible with our existing neighborhood. Plans for the new Arvada development on the west side of Quail Street show single family homes there as well that would be facing the townhomes. I am not surprised by nor opposed to residential development of this land. But I would like to seethe Wheat Ridge re -zoning process take into consideration the impact of this development on homes in your neighboring city of Arvada and approve development that would be consistent with the character of this area. I look forward to seeing you again at the community meeting Tuesday evening. Many thanks, Susan Wilson 5373 Parfet Street Arvada, CO 80002 303-420-7127 Planning Commission 25 Care No. WZ17-11 /Clerk December 1, 2017 City of Wheat Ridge - Planning Department ATTN: Zack Wallace Mendez 7500 W 29"1 Avenue Wheat Ridge, CO 80033-8001 Dear Zack, Our neighborhood group, the 5300 block of Parfet Street in Skyline Estates, met to discuss the proposed Quail Run development by the Clark family. This was prompted by the public notice we received regarding a neighborhood meeting to be held on Tuesday, December 51h. To begin, we received a draft plot of the proposed 11 single family homes and 44 attached units. We don't think this many units is a good fit for our neighborhood community. After discussion of this proposal we have the following concerns that we'd like the City of Wheat Ridge to strongly consider when deciding how to rezone: *Impact of high density additions to road usage in this area already at capacity: specifically Ridge Rd *Impact of high density additions to attendance in neighboring schools: specifically Vanderhoof *Drainage needs, detention ponds, and plans for possibly merging with our current drainage *High footprint percentages on small lots with multi-level homes *Loss of trees on east side of proposed development (bordering our yards) and loss of mature trees housing owl populations Our neighborhood group would be satisfied with the development of Quail Run if it incorporates the following parameters: 1. ALL single family homes or ranch patio homes which would incorporate into our existing community 2. Protecting established mature trees that support owl populations; mirroring City of Arvada's rule to replace trees 1 for 1 if removing them 3. Larger lot sizes and a maximum 35-40% footprint on lots, similar to Quail Ridge down the road. 4. Homes built directly adjacent to the fences of Skyline Estates being set -back at the rear an equivalent distance as to Parfet Street (appx. 30 ft) 5. Home designs with no roof patios, to preserve our privacy 6. Creation of drainage/detention pond that does not access, merge, or impede on existing drainage easement on properties located on the 5300 block of Parfet Street in Skyline Estates. We are not asking to stop the development, but we'd like to find a solution that pleases all parties and doesn't change the character of our neighborhood that we've enjoyed for so many years. We understand both the City of Arvada and Wheat Ridge are excited to build more high density housing near the commuter rails. This development falls geographically far enough outside the walkable distance for that to be a consideration. Planning Commission 26 Case No. WZ-17-11 /Clark Our concerns are compounded by the already proposed and upcoming high density housing in this immediate area and how adding more would increase the burden on city and county resources: *Apartments, patio homes and single family homes on Ridge road west of quail Ridge Estates *Townhomes and single family homes on the south west corner of Ridge and Robb *Apartments on southwest corner of 52nd Avenue and Tabor St *Apartments on Ridge road east of Ridge Home and north of the Commuter rail station *389 apartments on SWh and Simms by the Stenger Soccer Fields Please acknowledge receipt of our concerns and help us address protecting our neighborhood community. Planning Commission 27 Case No. WZ17-11 /Clark Our concerns are compounded by the already proposed and upcoming high density housing in this immediate area and how adding more would increase the burden on city and county resources: *Apartments, patio homes and single family homes on Ridge road west of Quail Ridge Estates *Townhomes and single family homes on the south west corner of Ridge and Robb *Apartments on southwest corner of 52nd Avenue and Tabor St *Apartments on Ridge road east of Ridge Home and north of the Commuter rail station *389 apartments on 58`h and Simms by the Stenger Soccer Fields Please acknowledge receipt of our concerns and help us address protecting our neighborhood community. Planning Commission 28 Case No. WZ-17-11 /Clark EXHIBIT 10: NEIGHBORHOOD MEETING Meeting Date: December 5, 2017 Attending Staff: Meredith Reckert, Senior Planner Zack Wallace Mendez, Planner II Scott Cutler, Planning Technician Location of Meeting: Wheat Ridge Recreation Center Property Address: 5352-5392 Quail Street Property Owner(s): Joel & Dawn Lubker (5352 Quail Street) Gregory Skalla (5372 Quail Street) Arthur Joel Aho Revocable Trust & Barbara Jean Aho Revocable Trust (5392 Quail Street) Applicant: Summer Clark Applicant Present? Yes Existing Zoning: Agricultural -One (A-1) Existing Comp. Plan: Neighborhood Existing Site Conditions: The subject properties are located along Quail Street north of Ridge Road and are currently unplatted. The site currently consists of three lots at the north end of Quail Street. Each lot is zoned Agricultural -One (A-1), each lot is under separate ownership, and each contains a single family home and various outbuildings. To the south at the intersection of Ridge and Quail Streets is a Planned Residential Development, Quail Ridge Estates, which is subdivided to allow the construction of single-family homes. It is currently under construction by Remington Homes. To the north, east, and west are properties in the City of Arvada. The property to the west is undeveloped, and properties to the north and east consist of single-family homes. Applicant Preliminary Proposal: The applicant would like to rezone and subdivide the property to develop 55 homes (11 single family, and 44 quadplex units). The single-family homes act as a transition from the lower density Skyline Estates subdivision on the east to the proposed quadplexes. The property owner of the southern parcel is not fully participating in the subdivision. The eastern half of the property will be retained for a detention pond and a future street, and the western half will be retained along with the existing home and barn. The following is a summary of the neighborhood meeting: Planning Commission 29 Case No. WZ17-11 /Clark • In addition to the applicant and staff, approximately 22 residents and property owners from the neighborhood attended the meeting; see attached sign-up sheets. • Staff explained the purpose of the neighborhood meeting, and informed the members of the public of the process for a rezone to Planned Residential Development (PRD) • Staff discussed the site, its zoning and surroundings. • The applicant presented their proposal and answered further questions, with help from staff. • The members of the public were informed of their opportunity to make comments during the process and at the required public hearings. The following issues were discussed regarding the zone change request and proposed development: Streets and ParkinQ Will Quail Street continue through to W. 54"' Avenue? Yes. How will the proposed parking along W. 54"' Avenue affect the Arvada residents across the street? The applicant is working with the City ofArvada. Arvada has requested improvements to the southern portion of 54`h Avenue along the subject property, which include sidewalks, on -street parking, and potentially bike lanes. The development itself will not infringe into the City of Arvada. Concerns were raised about traffic and the capacity of the surrounding roads. Staff noted that street connections are required and must meet Wheat Ridge standards if they are located in the City. They also noted that street designs and connections are being coordinated with the City ofArvada. The applicant noted that the southerly connection would focus on commerce and vehicles approaching I-70 and the TOD site, and the northerly connection would focus on pedestrian access to recreational facilities in Arvada. Will there be on -street parking on Quail Street? Yes. Will Quail Street be widened? Quail Street will need to follow street standards set forth by the City of Wheat Ridge and the City ofArvada. These standards and construction timelines are being coordinated and upgrades will be required as part of development on both sides of the street. A trip generation letter will be required by the City of Wheat Ridge as part of the ODP application. When a formal application is received, the City ofArvada will be referred on the application and will have the opportunity to provide comments. Concerns were raised about the lack of coordination between Wheat Ridge, Arvada, and Jefferson County regarding streets, and development in general. Staff noted they have met with Arvada several times and are coordinating efforts on street construction and connectivity as well as drainage. The cities are coordinating a "Memorandum of Understanding" regarding the roads. Site Design & Architecture How many stories will the homes be along 50' Ave.? While subject to change, the idea is two stories; however, all residential development in the City of Wheat Ridge is allowed up to 35' in height. Planning Commission 30 Case No. WZ17-11 /Clark What is the square footage of the single-family lots? They will likely be the same size or a little larger than the Quail Ridge Estates development to the south, which are approximately 6,500 to 7,500 square feet. The applicant noted the goal is to provide lots of at least 7, 000 square feet. Several residents were concerned about the 4-plexes along W. 50 Avenue as they are not compatible with the single-family homes to the north. It was suggested that single-family homes be relocated to front along 50 and the 4-plexes be placed to be internal to the site along the west side of Pierson Street. The applicant noted the suggestion and added that the 4-plexes would not detract from nearby home values as they will be underwritten as single-family homes and would be sold for approximately $500, 000. • What are the proposed designs of the single-family homes and 4-plexes? The plans are still in the conceptual stage, and will get more specific once a builder is confirmed. Staff noted that the Specific Development Plan, the second piece of the zone change, would focus on the architecture and site design. • Will there be a fence along W. 54"' Avenue? No, the homes will face the street (front yards) with sidewalks allowing access for residents to pass through from 54`h into the development. • Why aren't there more single-family homes and less 4-plexes? The applicant noted that they need to strike a balance between neighborhood transitions and balancing finances. This proposal was a result of a year of planning and plan iterations. • What is the possibility of the plan changing? That is up to the applicant. The plans will be subject to a review process through the City of Wheat Ridge, outside utility agencies, and public hearings at Planning Commission and the City Council. General Development Questions • Who is the engineer on the project? Juster Civil Engineering, which also developed part of the neighboring Skyline Estates in Arvada. • Who is the builder? Unclear at this point. The applicant is discussing options with various builders. • Where are the surrounding development proposals in their approvals process? Staff noted that these developments are in the City of Arvada. The vacant parcel to the west (Haskins Station) has submitted an application to Arvada, which shows 541h Avenue curving to the south to eventually connect with Ridge Road. • What are the potential list prices for the homes? The applicant noted that units in the 4-plexes would likely be listed for $500, 000 each, and the single-family homes would be listed for more. • What about drainage? The applicant noted interested parties should discuss with the Civil Engineer, and that she would provide his contact information. • Concerns were raised about owls that currently live in trees on the property. The applicant was not aware of the owls and noted that diseased or dead trees would need to be removed. • How does City staff feel about the development? Planning Commission 31 Case No. WZ17-11 /Clark Staff noted that the City supports a variety of housing options and that current housing trends are moving away from single-family development to mixed housing types or attached homes. The City wants compatibility with adjacent development and has been coordinating this for some time. How will this affect local schools? This area is part of the Jefferson County Public School District. Jefferson County schools will be referred on this application and will have the opportunity to provide comment. Staff noted that some schools in Wheat Ridge have actually closed due to low enrollment. Who will be responsible for the street frontages on W. 54h Avenue and Quail Street? Landscaping maintenance will be handled by the HOA. Planning Commission 32 Case No. WZ17-11 /Clark EXHIBIT 11: LETTER AFTER NEIGHBORHOOD MEETING 18, 2017 Meredith Reckert, AICP Senior Planner, City of Wheat Ridge 7500 West 29th Avenue Wheat Ridge, CO 80033 RE: Proposed Quail Run Rezoning and Residential Development Dear Ms. Reckert: This letter is intended to express our concerns with the proposed rezoning and development of the parcel located southwest of 54th Avenue and Parfet Street in Wheat Ridge, Colorado. We understand this development is named "Quail Run" and is proposed to contain both single family homes and town homes, with town homes proposed along the south side of 54t1 Avenue. Our primary concern with the proposed site plan is the addition of up to sixteen (16) townhomes along 54" Avenue to the north, which would face existing single-family homes of the Skyline Estates Subdivision. We believe construction of townhomes along this frontage would be inconsistent with the existing character and feel of the adjacent single-family subdivision. In addition, we are concerned that the proposed on -street parking to support multi -family homes would add unnecessary glare and congestion to 54th Avenue, which currently does not support on -street parking and is better suited to bike lanes as currently exist east of Parfet Street. We strongly oppose the development of multifamily homes in Quail Run and urge the City of Wheat Ridge to only approve rezoning of this parcel for single family development. Alternatively, if the City allows multifamily homes within this development, we request that only single family homes be allowed along 54" Avenue in lieu of townhomes. These would act as a buffer and allow the transition to townhomes to occur south of 53rd Court. Requiring single family homes along 54`1 Avenue would also be more consistent with the character of the existing adjacent Skyline Subdivision, have reduced glare by eliminating on -street parking, and reduce traffic congestion. This approach would also allow for continuation of the bike lanes and a more bike friendly neighborhood, similar to 54th Avenue east of Parfet Street. As neighbors living nearby this proposed development, we have also observed numerous wildlife living on or near the property, including nesting owls. We respectfully request that the City of Wheat Ridge require a thorough Phase 1 Environmental Study as part of this development application, to ensure that existing wildlife habitats are maintained to the extent practicable, and that any protected species are identified. We thank you in advance for considering our concerns and look forward to discussing this as part of the Wheat Ridge development process. Please direct correspondence to our neighborhood representative, Dennis Peter, at (303) 916-5965 or dpeter@martinmartin.com. Sincerely, Planning Commission 33 Case No. WZ17-11 /Clark QUAIL RUN REZONING AND RESIDENTIAL DEVELOPMENT December 18, 2017 Print Name Print Address Shift... Planning Commission 34 Case No. WZ17-11 /Clark F.,/ M! IMM M .1��. M Mlop-MOPM rg _ r_tlJ/!JJJ11�,� ® ..�►1ll►le,_.i ® �. 11 � i,:�arc� ■ ®:T�� M _ Planning Commission 34 Case No. WZ17-11 /Clark G Q,rUA7l RrUN 5411 Avenue single Family: 1 I Attached Units 44 55 Staff Note: This was the draft site plan presented at the neighborhood meeting on December 5, 2017 which was also included with this letter. Planning Commission 35 Case No. WZ-17-11 /Clark ♦,�� City of Wheatlk* ge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Lauren Mikulak DATE OF MEETING: March 15, 2018 CASE NO. & NAME: W SP -17-09 /Comers Sign Plan ACTION REQUESTED: Request for approval of a master sign plan for a unified development on property zoned Mixed Use -Commercial (MU -C) LOCATION OF REQUEST: West side of Wadsworth between 35`^ and 38`^ Avenues, including 7690 Yukon Court and 3501, 3545, 3637 and 3765 Wadsworth Boulevard APPLICANT(S): Quadrant Wheat Ridge Comers, LLC PROPERTY OWNER(S): Quadrant Wheat Ridge Comers, LLC APPROXIMATE AREA: Approximately 14 acres PRESENT ZONING: Mixed Use -Commercial (MU -C) PRESENT LAND USE: The Comers at Wheat Ridge (under construction) COMPREHENSIVE PLAN: Primary Commercial Corridor ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION LOCATION MAP Care No. WSP-1 7-09 /Corners Sign Plan All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WSP-17-09 is an application by Quadrant Wheat Ridge Corners LLC, requesting approval of a master sign plan for a mixed use development, The Corners at Wheat Ridge, located on the west side of Wadsworth Boulevard between W. 35"' Avenue and W. 38"' Avenue. The sign plan applies to all five lots that comprise the shopping center. The purpose of the request is to provide a unified sign plan for the development. Section 26-708.E* of the municipal code establishes the procedure for master sign plan approval by the Planning Commission: E. Master sign plan. 1. The planning commission may approve a master sign plan for any existing or proposed commercial, mixed use, or industrial development of at least two (2) acres or more in size which is under unified control either by ownership, legal association or leasehold. 2. The intent and purpose is to encourage well-planned and designed signage within a large multiple building or multiple use complex which expresses unification and integration by elements of architectural style, size, color, placement and lighting while at the same time allowing for reasonable individual business identification. An additional purpose is to encourage the elimination of existing nonconforming signs. The planning commission may grant as a bonus for well-designed plans additional signs and/or up to a fifty (50) percent increase in maximum square footage for each sign, and/or may permit signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose of this subsection relating to unification and integration of signage. 3. Once approved at a public hearing by planning commission, all master sign plans shall be recorded with the Jefferson County Recorder's Office and shall constitute a covenant and must be complied with by all owners, proprietors, lessees or assigns, whether current or future. No substantial variation from the plan shall be permitted without planning commission approval. Noticing requirements for a master sign plan process shall follow the procedures outlined in section 26-109. The City has only a few properties with master sign plans, including the Lutheran Hospital campus and the Kipling Ridge development at 38u' and Kipling. Master sign plans are appropriate on these types of projects where multiple buildings on multiple lots comprise a single cohesive development. The City's sign code works well for single buildings on single lots, but a master sign plan better serves these larger developments. *Although the sign code is proposed to be updated per case number ZOA-18-01, there is no change to the regulations related to master sign plans only the code section reference will change. Case No. WSP-17-09 /Corners Sign Plan II. EXISTING CONDITIONS The subject property is located on the west side of Wadsworth Boulevard between W. 35"' and W. 38"' Avenues with frontage on four public streets: Wadsworth Boulevard, W. 38"' Avenue, Yukon Court, and W. 35"' Avenue The property is zoned Mixed Use -Commercial (MU -C), a zone district which is generally located along major commercial corridors and at community and employment activity centers. MU -C zoning is established to encourage medium to high density mixed use development and allows for residential, civic, and a wide range of commercial and retail uses. The site is comprised of five lots and a drainage tract, and the total size of the subject property is approximately 14 acres. The property is under unified control and is owned by the applicant, Quadrant Wheat Ridge Corners LLC, who is also serving as the developer of the property. Several land use cases have been processed in recent years, which have resulted in the development that is currently occurring on site; these include: • a concept plan for the entire property, • a subdivision plat and associated subdivision improvement agreement, • a site plan for the first phase of development including three (3) retail buildings on Lot 1 and a 35,000 -square foot grocery store on Lot 3, and • a site plan for development of a four-story, market -rate apartment building with structured parking on Lot 4. Building permits have been issued and construction has commenced for the four commercial buildings that comprise the first phase of development. Lucky's Market will be the anchor tenant on Lot 3; other tenants have not yet been named. The redevelopment project has been named "The Corners," and the first phases are expected to open in mid -2018. The multifamily phase will likely begin construction in spring or summer 2018. Per code, the development is eligible for a master sign plan because it is over two acres in size, under unified ownership, and includes mixed-use development. III. CASE ANALYSIS The proposed master sign plan is comprised of three sheets . The first sheet contains signature blocks required for recordation as well as a summary of all proposed sign standards. Signage for the property is expected to comply with the standards in Article VII of Chapter 26 (the "sign code") except as modified by the master sign plan. Sheet 2 includes a site plan for the entire property as well as information regarding freestanding monument signs and blade signs. Sheet 3 provides details that better illustrate the proposed setbacks for freestanding signs relative to property lines and other site improvements. The standards proposed in the master sign plan are summarized below in the order they appear on Sheet 1. For each type of sign, the provided analysis compares the standards proposed in the master sin Elan with the standards in the City's sign code. The applicant's letter of request is provided in AW, Applicant) As the Commission is aware, we are currently in the process of updating the City's sign code. For that reason, the sign plan is compared to the current and proposed code, as appropriate, in the analysis that follows. Case No. WSP-17-09 /Corners Sign Plan Freestanding Signs • Allowed per Code: The sign code allows one freestanding sign per street frontage and a maximum of two per lot, so a total of seven (7) freestanding signs would be allowed on the property (two each for Lots 1, 2, and 4; 1 on Lot 3 and none on Lot 5). Maximum height is 15 feet with a minimum setback of 10 feet; signs that are 7 feet in height or less may have a 5 -foot setback. Maximum size is based on building footprint. These standards are the same in the City's current and proposed sign code. • Proposed by Applicant: The master sign plan proposes six (6) freestanding signs and a hierarchy of three sign types: o One "corner campus" sign is proposed at the northeast corner of the site that identifies the project by name but does not advertise for individual tenants. As shown in Detail 1.1 on Sheet 3, this curved sign will be located in a landscaped area and will serve as a buffer between the outdoor patio and the intersection of 38"' and Wadsworth. o The plan proposes only one "primary multitenant sign" to be located along Wadsworth in the middle of the project. This sign will advertise for multiple tenants. The height is taller than the code standard of 15 feet and the setback is reduced, but the overall size is less than what would otherwise be allowed. For example, Building H alone could have a sign that is up to 160 square feet, and this multitenant sign is approximately 135 square feet. o The plan proposed four "secondary signs," only two of which will be oriented to the street one along Wadsworth between Lots 3 and 4 and one on W. 38"' Avenue between Lots 1 and 2. The other two secondary signs will be interior to the site one at the northwest corner of Building H (Lucky's) and another on Lot 4 in association with the apartment building. These signs are significantly smaller in scale. The freestanding sign for the apartments on Lot 4 is limited to 40 square feet in size, but the sign code would normally allow a sign of 244 square feet based on the proposed size of this building. o Because the shopping center is comprised of multiple lots, a master sign plan is the only way to approve multi -tenant signs. The current code prohibits "off -premise signs," meaning a sign on a lot which advertises for a business located on a different lot. The updated code removes this "off -premise" terminology but retains the spirit of the provision. For the subject property, this would mean that a sign on Lot 3 can only advertise for the business on Lot 3. o As shown in the details on Sheet 3, the setbacks for the street facing signs are proposed to be reduced below what would otherwise be allowed, ranging from 3.25 to 5 feet from street -facing property lines. The majority of buildings in the development will be located within build -to areas with setbacks as small as 3 feet, so the reduced setbacks for signs are appropriate in order to provide reasonable identification. The details on Sheet 3 confirm that no sign will encroach into the sight distance triangle, and the Public Works Department has confirmed they have no concerns with the location of the signs. Because the property will include detached sidewalks and amenity zones around the entire perimeter, the setbacks to the roadway will be significantly larger. o The master sign plan prohibits electronic message centers (EMCs) which is otherwise allowed by the City's sign code. o The designs of all freestanding signs are cohesive with similar base and cap features. The materials of the signs will complement the materials of the buildings on the property. Case No. WSP-17-09 /Corners Sign Plan 4 Findings: Staff finds that the proposed freestanding signs are consistent with the intent of the sign code by promoting a cohesive design, by reducing the overall number of freestanding signs, and substantially reducing the size of freestanding signs. The proposed designs are more appropriate for the scale of the development and reduce sign clutter along the street frontages with only four freestanding signs along the length of four city blocks. The prohibition on EMCs will be a visual enhancement. The development could include up to 75,000 square feet of commercial space, and the master sign plan allows for an appropriate use of multi -tenant signs. Wall Signs • Allowed per Code: The sign code allows walls signs on building fagades that are adjacent to a public street or major interior drive. Size is limited to 1 -square foot for every linear foot of the fagade to which the sign is affixed (a 1:1 ratio). These standards are the same in the City's current and proposed sign code. • Proposed by Applicant: o The master sign plan proposes that eligible fagades for wall signs include not only those that face a public street or major interior drive, but also those which face a parking lot. This is because of the orientation of the buildings and is well illustrated on Sheet 2 where the entrances to Buildings B, C, and D face a parking field where signage would be appropriate. o The plan requires that wall signs be channel letters only (as opposed to cabinet signs), and limits the width of wall signs to preserve appropriate spacing along multitenant fagades. This is more strict that the City's sign code but will result in more attractive and cohesive designs. Because of the channel letter and width limitations, the plan proposes a slightly larger size allowance of 1.5 square feet per linear foot of fagade. The code allows this increase as part of a master sign plan. As the only anchor tenant in the development, Building H, is proposed to have a few unique standards. This tenant is proposed to be a Lucky's Market. The building design includes awnings and opportunities for murals or artwork. The brick architecture does not allow ample contrast with the red text of Lucky's branding, so a backer panel is permitted behind the channel letters for this building only. Because a sign plan runs with the land, the plan document does not include specific copy. A draft of the Lucky's sign package has been prepared to test the pro osed standards in the master sign plan, and some images are provided in Exhibit 4, B� for the purpose of illustration. On Sheet 1 of the sign plan, wall sign standards A, B, and C are consistent with the City's requirements but are included here for clarity so all applicable wall sign standards are provided within this document. Findings: Staff finds that the proposed wall signs are consistent with the intent of the sign code. The applicant has requested signage on additional fagades (those facing parking lots) and at a higher ratio (1.5 square feet per 1 linear foot), but these are appropriate requests given the orientation of the buildings and when considered in combination with their more strict standards which require channel letters and limited sign widths. Case No. WSP-17-09 /Corners Sign Plan Leasing Signs • Allowed per Code: This sign category will not exist in the City's updated sign code because the updated code will be content -neutral. In the updated code, leasing signs will be considered temporary large yard signs, which are limited to one per business or lot and cannot coexist with other temporary signs. • Proposed by Applicant: A content -related provision is permitted in a master sign plan, and the applicant is proposing to allow up to 4 leasing signs on the property. Standards are provided for freestanding or banner designs, both of which are limited to 32 square feet. Findings: Staff finds that the proposed standards for leasing signs are appropriate for a property of this size. With five lots, 14 acres, and eventually 75,000 square feet of commercial space, the proposed standards are proportional to the development. Blade Signs • Allowed per Code: The current sign code recognizes projecting signs and prohibits them from coexisting with wall signs. The updated sign code recognizes blade signs (a more common terminology), allows them to coexist with wall signs, and limits the size to 1 -square foot per 1 -foot of building height. Minimum height clearance from the sidewalk is 7 feet. Proposed by Applicant: The master sign plan is consistent with the City's updated sign code, but requires a taller clear height (9 feet) and limits the dimensions and size of the signs to 4'x4' (as shown on Sheet 2). These requirements will function as architectural controls and will result in visual consistency across the project. Findings: Staff finds that the standards for blade signs are more restrictive than the City's updated sign code and appropriate for the development. Window or Door Sign • Allowed per Code: The current sign code limits window and door signs to 25% of window or door area with no other requirements. The updated sign code requires interior mounting. The updated code also distinguishes window/door signs from both merchandise display and back of house privacy film. Proposed by Applicant: The master sign plan is consistent with the City's updated sign code. Staff advised that these standards be incorporated into the master sign plan because of the unknown timing and disposition of the sign code update. Findings: Staff finds that the standards for window or door signs are appropriate for the development. As noted above, the property will comply with the standards in the City's sign code (Article VII of Chapter 26) except as modified by the master sign plan. For example, directional signs, temporary signs, and signs oriented to drive-through lanes will all comply with the City's standard regulations. Case No. WSP-17-09 /Corners Sign Plan IV. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the subject property is eligible for a master sign plan and that the proposed plan promotes well-planned and well-designed signage. Staff further finds that the sign plan is reasonable in its requests, consistent with the intent of the sign code, and appropriate for the context of the development. For these reasons, staff recommends approval of the master sign plan. V. SUGGESTED MOTIONS Option A: "I move to APPROVE Case No. W SP -17-09, a request for approval of a master sign plan for a unified development on property zoned Mixed Use -Commercial (MU -C) and located on the west side of Wadsworth between 35th and 38th Avenues, including 7690 Yukon Court and 3501, 3545, 3637 and 3765 Wadsworth Boulevard, for the following reasons: 1. The site is eligible for a master sign plan. 2. The master sign plan promotes well-planned and well-designed signage. 3. The master sign plan is consistent with the intent of the sign code and appropriate for the context of the development. Option B: "I move to DENY Case No. W SP -17-09, a request for approval of a master sign plan for a unified development on property zoned Mixed Use -Commercial (MU -C) and located on the west side of Wadsworth between 35th and 38th Avenues, including 7690 Yukon Court and 3501, 3545, 3637 and 3765 Wadsworth Boulevard, for the following reasons: 2. ... Case No. WSP-17-09 /Corners Sign Plan EXHIBIT 1: AERIAL The five lots and one drainage tract that comprise the subject site at The Comers at Wheat Ridge development are outinedin blue in the image below. (Note: The underlying aerial is from 2016 and does not reflect current conditions.) Case No N P-17OP/ Corners sagn Plan EXHIBIT 2: MASTER SIGN PLAN See attached. Case No. WSP-17-09 /Corners Sign Plan The below signed owner(s), or legally designated agent(s) thereof, do hereby agree that the property legally described hereon will be developed in accordance with the restrictions and conditions contained in this plan, and as may otherwise be required by law. I (we) further recognized that the approval of this master sign 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. RODNEY K.JONES, AUTHORIZED REPRESENTATIVE QUADRANT WHEAT RIDGE CORNERS, LLC State of Colorado ) )SS County of Jefferson ) The foregoing instrument was acknowledged before me this_ — day of A.D. 2018 by. Witness my hand and official seal. My commission expires: CITY CERTIFICATION Approved this_ day of — , a.d. 2018 by the City of Wheat Ridge ATTEST City Clerk Mayor Community Development Director VICINITY MAP THE CORNERS AT WHEAT RIDGE MASTER SIGN PLAN COUNTY CLERK AND RECORDERS CERTIFICATE State of Colorado ) ) SS County of Jefferson ) I hereby certify that this plan was filed in the office of the County Clerk and Recorder of Jefferson County at Golden, Colorado, at --- o'clock_ M. on the day of A.D. 2018, i n Book— ,Page— , Reception No. . JEFFERSON COUNTY CLERKAND RECORDER by: Deputy PLANNING COMMISSION CERTIFICATE Approved this — —day of — ,a.d. 2018 by Wheat Ridge Planning Commission. Chairperson AN OFFICIAL DEVELOPMENT PLAN A PORTION OF THE NORTHWEST QUARTER OF SECTION 26, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE STH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SIGN STANDARDS All signage on this property shall comply with Chapter 26, Article VII except as modified by this document. PROJECT LOCATION GOVERNING CODES ACREAGE The Corners at Wheat Ridge City of Wheat Ridge, Colorado Approx. W 38th & Wadsworth Boulevard - SW corner Code of Laws, Chapter 26, Article VII 14 Acres Wheat Ridge, Colorado 80033 Zoning: MU -C *:1 J WMA Ll /e71 II us] Ll [0] a 1I�Z4111l i14L II I The intent and purpose of a Master Sign Plan is to encourage well-planned and well-designed signage within a multi -tenant development and to promote unified and integrated design (style, size, color, placement, and lighting) while at the same time allowing for reasonable individual business identification. LEGAL DESCRIPTION LOTS 1-5 AND TRACTA, THE CORNERS FILING NO. 1, A SUBDIVISION OFA PART OFTHE CITY OF WHEAT RIDGE RECORDED AT RECEPTION NO. 2017012080 IN THE OFFICIAL RECORDS OFTHE COUNTYOFJEFFERSON, STATE OF COLORADO GENERAL NOTES 1. Signs on the interior of the project shall not block sight distance for vehicles using internal streets, parking areas, and drives within the property. 2. All directional signs can be internally illuminated. 3. All illuminated signs must apply for and receive an electrical permit. 4. For the purpose of illustration, this Master Sign Plan shows specific sign copy. Sign copy may be changed so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. 5. If tenants change in the future, sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. CASE HISTORY WZ-11-03 WSP-15-04 WCP-14-01 WS -15-03 WCP-16-01 WS -16-03 WSP-17-02 WSP-17-09 QUADRANT P R O P E R T I E S PREPARED BY YESCO® Custom Electric Signs. 11220 E. 53rd Avenue, Suite 300 Denver, Colorado 80239 Phone: 303-375-9933 SIGN TYPE DEFINITION REQUIREMENT FREESTANDING A sign that is permanent and self A. All new freestanding signs shall be placed within landscaped SIGN supporting, being nondependent areas. on supportfrom a building or B. Base materials shall be consistentwith the development's otherstructure. Includes signs building materials. placed upon fences or C. No electronic message center(s) (EMC) shall be allowed. non -supporting walls. D. Atotal of six (6) freestanding signs shall be permitted on the development: 1. Corner Campus ID Sign (CC) a. Maximum number: 1 b. Maximum size: 160 sf c. Maximum height: 8'6" 2. Primary Multitenant Sign( PS) a. Maximum number: 1 b. Maximum size: 285sf c. Maximum height: 25' 3. Secondary Sign(SS) a. Maximum number:4 b. Maximum size: 40 sf c. Maximum height: 8' E. Locations forfreestanding signs shall be as shown on Sheets 2 and3. Setbacks forthe freestanding sign on Lot4 shall beat least 5 feet from the property line. WALL A sign constructed of durable A. Signs affixed to marquees or awnings shall be considered wall SIGN materials or painted and which is signs and shall be calculated based upon the length of the wall permanently affixed to an exterior to which they are attached. surface of any building, wall or B. For buildings with flat roofs, wall signs shall not extend above structure and which does not the top of parapet or mansard, and if placed upon a parapet or extend more than fifteen (15) mansard, shall not extend more than 3 feet above deck line. inches beyond the building wall, C. For uses which have rear entry or delivery door,1 except that signage placed upon non -illuminated wall sign per use. marquees, canopies or awnings D. All copyto be channel letters; logos/trademarks are not shall be considered as wall signs. included in this requirement. E. Tenants shall be granted U.5) Square Feet(SF)/(1)Linear Foot (LF) of tenant frontage. Total length shall not exceed 75% of total tenant frontage. F. Tenant shall be granted (1) wall sign per eligible frontage. Eligible frontages shall be limited to those facing a public street, a major internal drive and/or parking lots. G. For Building H the following regulations apply: 1. Tenant logos applied to awnings and not exceeding (5) Square Feet (SF) each shall not be counted as signage. 2. Up to 2 artistic panels of 150 sf each which display imagery shall not be counted as wall signage. These panels shall be limited to imagery only and shall not 3 include text, trademarks or logos. A contrasting low profile ( < 6") backer panel may be installed behind channel letters. LEASING A temporary sign that is self A. Shall be non -illuminated. SIGN supporting orattached to an B. Leasing signs may be single -sided ordouble-sided. existing building orother C. Leasing signs may be constructed of wood or banner material. structure. Includes signs placed D. Max perdevelopment: 4total. upon fences or non -supporting 1. Freestanding Sign walls. a. Max height: 8 feet. b. Max size: 32 Square Feet (SF). c. Min setback: 3 Feet. 2. Banner a. Max height: Not to exceed the height of the building to which it is affixed. b. Max size: 32 Square Feet (SF). BLADE A sign which projects from and is A. Blade signs must be double -sided. SIGN supported by a wall or parapet of a B. No wood orfoam construction, with the exception of graphic building with the display surface of components. the sign in a plane perpendicularto C. Lighting of blade signs must be indirect. or approximately perpendicular 1. Indirect is defined as lighting which illuminates the front to the wall. of a sign orthe entire building facade upon which the sign is displayed, the source of the light being shielded from public view and from surrounding properties. D. Blade signs must be mounted to a minimum of nine feet (9') from finished floor to the bottom of the sign. E. Projection of signs must not exceed the property line. F. Max size: Dimensions and size as shown on sheet 2. G. Max number: 1 per business perfrontage facing a public street, major interior drive, and/or parking lot. WINDOWor A sign attached to, placed upon or A. Shall be applied to the interior surface of the window. DOORSIGN painted on the interior of a B. Shall not exceed 25% of the window surface forwindows window or door of a building, or adjacent to front of house operations. located insidethe buildingwithin C. The interior application of solid, dark coloron back of house two (2) feet of a door orwindow, windows shall not be considered window or door signs and shall forthe purpose of advertising be permitted. goods or services sold or provided D. Window display cases that are at least 18 inches deep and from the premises. maintained with items of interest shall not be considered window or door signs and shall be permitted. PROJECT LOCATION GOVERNING CODES ACREAGE The Corners at Wheat Ridge City of Wheat Ridge, Colorado Approx. W 38th & Wadsworth Boulevard - SW corner Code of Laws, Chapter 26, Article VII 14 Acres Wheat Ridge, Colorado 80033 Zoning: MU -C *:1 J WMA Ll /e71 II us] Ll [0] a 1I�Z4111l i14L II I The intent and purpose of a Master Sign Plan is to encourage well-planned and well-designed signage within a multi -tenant development and to promote unified and integrated design (style, size, color, placement, and lighting) while at the same time allowing for reasonable individual business identification. LEGAL DESCRIPTION LOTS 1-5 AND TRACTA, THE CORNERS FILING NO. 1, A SUBDIVISION OFA PART OFTHE CITY OF WHEAT RIDGE RECORDED AT RECEPTION NO. 2017012080 IN THE OFFICIAL RECORDS OFTHE COUNTYOFJEFFERSON, STATE OF COLORADO GENERAL NOTES 1. Signs on the interior of the project shall not block sight distance for vehicles using internal streets, parking areas, and drives within the property. 2. All directional signs can be internally illuminated. 3. All illuminated signs must apply for and receive an electrical permit. 4. For the purpose of illustration, this Master Sign Plan shows specific sign copy. Sign copy may be changed so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. 5. If tenants change in the future, sign copy may change without an update to the Master Sign Plan so long as all future signage complies with applicable standards set forth in this document and in Chapter 26, Article VII. CASE HISTORY WZ-11-03 WSP-15-04 WCP-14-01 WS -15-03 WCP-16-01 WS -16-03 WSP-17-02 WSP-17-09 QUADRANT P R O P E R T I E S PREPARED BY YESCO® Custom Electric Signs. 11220 E. 53rd Avenue, Suite 300 Denver, Colorado 80239 Phone: 303-375-9933 THE CORNERS AT WHEAT RIDGE MASTER SIGN PLAN AN OFFICIAL DEVELOPMENT PLAN A PORTION OF THE NORTHWEST QUARTER OF SECTION 26, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 3S 1.2 SS 3.3 ------- i4;5�13OULEVARD EXISTING PUBLIC R.O.W. - WIDTH VARIES FULL — — — — — — MOVEMENT �iIGHT1N — — — — 1 FUTUq�� 1 PnGE3 --- �__ �________ �_� — — / 1 RIGHT OUT 3 & FUTURE x3 RETAIL DEVELOPMENT 00 0 SHOPSTH T1 6,387 SIF s n I I I L 1 RIGIT IN RIG4 OUTI 1 ' I I FUTURE , L• PC1p 'DEVELOPMENT i _ I W a W �f W3 FUTURE Q '. DEVELOPMENT Fo U1.2 V FUTURE ! L FENCEwALL LS DEVELOPMENT FENCEWALL I FUTURE EEC 6,387 SF 6,387 SIF 1. DEVELOPMENT H AN OFFICIAL DEVELOPMENT PLAN A PORTION OF THE NORTHWEST QUARTER OF SECTION 26, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 3S 1.2 SS 3.3 ------- i4;5�13OULEVARD EXISTING PUBLIC R.O.W. - WIDTH VARIES FULL — — — — — — MOVEMENT �iIGHT1N — — — — 1 FUTUq�� 1 PnGE3 --- �__ �________ �_� — — / 1 RIGHT OUT 3 & FUTURE x3 RETAIL DEVELOPMENT 00 0 SHOPSTH T1 6,387 SIF s n I I I L 1 RIGIT IN RIG4 OUTI 1 ' I I FUTURE , L• PC1p 'DEVELOPMENT i _ I W a W �f W3 FUTURE Q '. DEVELOPMENT Fo U1.2 V SITE PLAN SCALE: 1 "-35'-0" NORTH FUTURE ANCHOR c TENANT FUTURE TENANT FUTURE TENANT 4 26'10" 5' 8" FUTURE TENANT AIL 22'7112" L FUTURE TENANT- C O F[]RRNES-N FUTURE ANCHOR TENANT c AT WHEAT RIDGE FUTURETENANT c - jk FUTURE TENANT SCALE: 1/4"-1'-0" SCALE: 1/4"-1'-0" f SCALE: 1/4"-1'-0" FREESTANDING SIGN - FREESTANDING SIGN - FREESTANDING SIGN - MULTI -TENANT PRIMARY SIGN CAMPUS CORNER ID SIGN SECONDARY SIGN PS 1.2 CC 1.1 SS 3.3, SS 4.4, SS 3.5, SS 2.6 SCALE: 3/16"-1'-0" BLADE SIGN (SHOWN ON BUILDING) 4-_6" 4-0" 16.0 SF MAXIMUM c SCALE: 1/4"-1'-0" BLADE SIGN SIGN TYPE LOT# # OF SIGN PS 3.1 PS - PYLON SIGN CC - CORNER CAMPUS ID SIGN SS - SECONDARY SIGN DS- DIRECTIONAL SIGN WS - WALL SIGN BS- BLADE SIGN LOT 2 L{ LOT 1 o a„ NOTA PART LOT 5 11a A3 � KEY MAP SCALE: N.T.S. LOT 4 00ZO QUADRANT P R O P E R T I E S PREPARED BY Ej YESCO® Custom Electric Signs_ 11220 E. 53rd Avenue, Suite 300 Denver, Colorado 80239 Phone: 303-375-9933 FUTURE ! L FENCEwALL LS DEVELOPMENT FENCEWALL I FUTURE DEVELOPMENT H NOT A PART RETAIL GROCERY I FENcewnu I 35,326 SF III IIFSS 4.4 II I�1 I I I " FREESTANDING SIGN - ' PROPOSED M MOVEMENT YUKON COURT I--._..,__, ____ , FOR FUTURE DEVELOPMENT SIGNAL rI - so'Pueuc R.O.W. I ��--- , --- - ' �'� `S SIZE NOT TO EXCEED: 40SF 1 numuir�' _ _,. 1 Rf j _- FULL v PARF a 1 WTR— WTR WTR— WTR— WTR— WTR— WTR— WTR— WTR— WTR— Wi 0' EVENT SS 2.6 I SS 3.5 13'0" 8'_938" SITE PLAN SCALE: 1 "-35'-0" NORTH FUTURE ANCHOR c TENANT FUTURE TENANT FUTURE TENANT 4 26'10" 5' 8" FUTURE TENANT AIL 22'7112" L FUTURE TENANT- C O F[]RRNES-N FUTURE ANCHOR TENANT c AT WHEAT RIDGE FUTURETENANT c - jk FUTURE TENANT SCALE: 1/4"-1'-0" SCALE: 1/4"-1'-0" f SCALE: 1/4"-1'-0" FREESTANDING SIGN - FREESTANDING SIGN - FREESTANDING SIGN - MULTI -TENANT PRIMARY SIGN CAMPUS CORNER ID SIGN SECONDARY SIGN PS 1.2 CC 1.1 SS 3.3, SS 4.4, SS 3.5, SS 2.6 SCALE: 3/16"-1'-0" BLADE SIGN (SHOWN ON BUILDING) 4-_6" 4-0" 16.0 SF MAXIMUM c SCALE: 1/4"-1'-0" BLADE SIGN SIGN TYPE LOT# # OF SIGN PS 3.1 PS - PYLON SIGN CC - CORNER CAMPUS ID SIGN SS - SECONDARY SIGN DS- DIRECTIONAL SIGN WS - WALL SIGN BS- BLADE SIGN LOT 2 L{ LOT 1 o a„ NOTA PART LOT 5 11a A3 � KEY MAP SCALE: N.T.S. LOT 4 00ZO QUADRANT P R O P E R T I E S PREPARED BY Ej YESCO® Custom Electric Signs_ 11220 E. 53rd Avenue, Suite 300 Denver, Colorado 80239 Phone: 303-375-9933 THE CORNERS AT WHEAT RIDGE MASTER SIGN PLAN AN OFFICIAL DEVELOPMENT PLAN A PORTION OF THE NORTHWEST QUARTER OF SECTION 26, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE STH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO CC 1.1 PS 1.2 - --------------------------- s ----- --------- 1 , 1 1 1 1 1 ; 1 1 ' � 1 , ARIES1 55'0" ' —)� 55._0.. I 1 ;_ TUBE SIGHT TRIANGLE) 55'0" 1 ; �T (CURRENTSICHT iBIANCLEI 1 ' 1 1 4.9..1; D l i l 5•9SEiBP KFBOM ; PROPERTY LINE) \ , 1 ' \ 1\ I n 6.10 O 1 ' 3. ETBACK F ;! LS \ 1 �` y 1 ; PROPERTYLINE) O e 70 1 ; 1 7 I \\ I O ' 1 4.0.. 1 )SETBPCKFRam \ C ' 1 1 PROPERTY LI NE) ; 1 1 1 17� ; 1 M 1 ; ' G ' D W 7) ' 1 Rl Z FA /--� /�/ i Lk. _ _L__ ti_____________________ ____ _______________ _____ I ............ J.JU..... ;____________________ Qr__ 1 �1 DETAIL OF SETBACK -CC 1.1 SCALE: 1/16"-1'-0" SS 3.5 1 WADSWORTH BOULEVARD I / / 1L'I I 1 *2SCALE: OF SETBACK - PS 1.2 SCALE: 1/16"-1'-0" SS 2.6 1 ; , L D ; L 1 RIGHT 1 1 r.• 1 , ' , 1 L aw . 1 1 , , ; Y_ WADSWORTH BOULEVARD I / / 1L'I I 1 *2SCALE: OF SETBACK - PS 1.2 SCALE: 1/16"-1'-0" ; 1 ' 1 4.8.. I O 1 ' I ' � 1 1 1 1 ; 1 I1 S10P ' 1 9'-10' 1 , 1 )SE BACKM 1 ; , PR THEY ERTY II�E) 1 , 1 ; 1 INI j 1 1 1 x 1 , 1 2 •------------------------ - -- I ----- ----------------------------------------! '---------------- 1 *4 DETAIL OF SETBACK - SS 3.5 SCALE: 1/16"-1'-0" SS 3.3 ;________________________________________1YIYJ ii 7:.77V _____________________________� NIlH9Rl 1 ' 1 WADSWORTH BOUEVARD - 1 , 1 1 ; 1 1 ' 1 1 1 1 ' I 1 1 ' \ • 1 1 ' 1 1 1 ' I ' 1 1 30'-00" ; 1 1 BETBACK(BOM 1 1 ' EAOPBRY LINE( O J 1 1 ' 1 1 ' 1 1 ' 1 1 ' 1 1 ' 1 1 ' 1 1 1 ' 1 G ' m 1 o �� 1 J J 1 1 N) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 *3 DETAIL OF SETBACK - SS 3.3 SCALE: 1/16"-1'-0" SS 2.6 1 --- , 1 D ; 10 1 RIGHT 1 , 1 1 , ' , 1 - 1 1 , , ; ; 1 ' 1 4.8.. I O 1 ' I ' � 1 1 1 1 ; 1 I1 S10P ' 1 9'-10' 1 , 1 )SE BACKM 1 ; , PR THEY ERTY II�E) 1 , 1 ; 1 INI j 1 1 1 x 1 , 1 2 •------------------------ - -- I ----- ----------------------------------------! '---------------- 1 *4 DETAIL OF SETBACK - SS 3.5 SCALE: 1/16"-1'-0" SS 3.3 ;________________________________________1YIYJ ii 7:.77V _____________________________� NIlH9Rl 1 ' 1 WADSWORTH BOUEVARD - 1 , 1 1 ; 1 1 ' 1 1 1 1 ' I 1 1 ' \ • 1 1 ' 1 1 1 ' I ' 1 1 30'-00" ; 1 1 BETBACK(BOM 1 1 ' EAOPBRY LINE( O J 1 1 ' 1 1 ' 1 1 ' 1 1 ' 1 1 ' 1 1 ' 1 1 1 ' 1 G ' m 1 o �� 1 J J 1 1 N) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 *3 DETAIL OF SETBACK - SS 3.3 SCALE: 1/16"-1'-0" - 1 sI ESETBGCK FROM PROPERTYLINE) 38TH AVENUE- _ Pi 1 m SS 2.6 C.i --- -- --- -----------------I--------------------; D � 10 RIGHT IN ; - 1 sI ESETBGCK FROM PROPERTYLINE) 38TH AVENUE- _ Pi 1 m I C.i DETAIL SCALE: 1/16"-1'-0" O D � 10 I LS / 1 QUADRANT �J P R O P E R T I E S PREPARED BY 10 03 YESCO® 1 1 pp Custom Electric Signs. 11220 E. 53rd Avenue, Suite 300 IK301 Denver, Colorado 80239 ------------- Phone: 303-375-9933 1 C.i DETAIL SCALE: 1/16"-1'-0" OF SETBACK - SS 2.6 / 1 QUADRANT �J P R O P E R T I E S PREPARED BY 10 03 YESCO® 1 1 pp Custom Electric Signs. 11220 E. 53rd Avenue, Suite 300 IK301 Denver, Colorado 80239 ------------- Phone: 303-375-9933 EXHIBIT 3: APPLICANT REQUEST See attached. Case No. WSP-17-09 /Corners Sign Plan 11 Point Consulting, LLC *; q r*,, November 8, 2017 Ms. Lauren E. Mikulak City of Wheat Ridge 7500 W. 291h Avenue Wheat Ridge, Colorado 80033 RE: Project Narrative The Corners at Wheat Ridge — Master Sign Plan Dear Ms. Mikulak: In conjunction with site plan, site construction documents, plat and building plans for the Corners at Wheat Ridge we would request your consideration of the following master sign plans to further develop the overall project design and continuity. The Master Sign Plan will provide for the overall project sign standards, including; sign types, site locations, building locations, definitions and requirements. Within the overall submittal we look for the following consideration if the Freestanding Sign Setback: Based on the table in Section 26-708 typically commercial signs have required setbacks based on overall height. Within the Overall Master Sign Plan, we have included setbacks that are based on the design features, street frontages, public walks, amenity zones and setbacks related to building locations, height and use. Within the MUC zoning there is a build to requirement that could have the building on the property line; similarly, we would like to have the freestanding signs in a build to scenario. If buildings are at or near the property line and the signs have required setbacks of 5', 10' or even 30', the signs could essentially be eliminated from view. Secondly within the overall development, ROW has been dedicated creating landscape amenity zones as well as wider public sidewalks. The landscape and walk zone is 12' on 35th and 381h Avenue and 20' on Wadsworth Boulevard. Prior to the redevelopment and ROW dedications signs could have been placed within 10' of the street curb line, now they are a minimum of 12' and 20' from the curb line. Land Use application includes the Completed, notarized land use application form, Application fee, Signed submittal checklist, Proof of ownership, Written request and description of the proposal, Plan set, Electronic files. If you have any questions or need further clarification, please feel free to contact me directly. Sincerely, J' Shipton Point Consulting, LLC 8460 W Ken Caryl Avenue, Littleton, CO 80128 720-258-6836 1 www.pnt-llc.com EXHIBIT 4: BUILDING H SIGNS A draft of the Lucky's sign package has been prepared to test the proposed standards in the master sign plan; these images are provided for the purpose of illustration. This front elevation shows the channel letters, canopy signs, and placeholders for potential artistic panels flanking the main entry. dpi //[(lYkCL The channel letters are proposed to be placed over a backer panel to allow increased contrast between red letters and the brick on the facade as shown in the section view below. TYPICAL END VIEW Thin aluminum backer panel that projects 4" from the facade 1� 5" deep channel letters 5 Q Descender for "y" extends below backer panel, but most channel letters will terminate above the bottom of the panel as shown in the elevation view Care No. WSP-1 7-09 /Corners Sign Plan 13 City of 'Wheatpge PLANNING COMMISSION COM Mw DE WPMFNT LEGISLATIVE ITEM STAFF REPORT MEETING DATE: March 15, 2018 TITLE: AN ORDINANCE AMENDING ARTICLE VII (SIGN CODE) OF CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CASE NO. ZOA-18-01 ® PUBLIC HEARING ® CODE CHANGE ORDINANCE Case Manager: Zack Wallace Mendez, Planner II Date of Preparation: March 6, 2018 SUMMARY In June of 2015, the United States Supreme Court decided the case of Reed v. Town ofGilbert, Arizona. This decision, which held the Town of Gilbert's sign code unconstitutional, has a significant impact on local government sign codes throughout the nation. In brief, signs cannot be regulated by their content, so sign codes must be modified to regulate signage utilizing time, place and manner standards. This has prompted cities nationwide, including the City of Wheat Ridge to evaluate their signs codes and make amendments to ensure they are constitutional. The City found it advantageous to also use this opportunity to update the Code with modem standards and reaffirm former policy directions on signs. Notice for this public hearing was provided as required by the Code of Laws. In May 2017, Staff briefed City Council on the Reed v Town ofGilbert decision by the Supreme Court and how that ruling impacted the City's sign code. Also at that meeting Staff asked for direction on several other sign -related items, and Council provided input on some items they wanted to see addressed in the update, including blade signs, iconic (3D) signs, temporary signs, and illumination. In October 2017, Staff presented Council with a sign code draft and requested further direction on several issues. Staff presented the same code draft and Council's input to the Planing Commission in November 2017. Due to the complexity of some issues, conflicting input from City Council and Planing Commission, and with a newly seated Mayor and Councilmember, Staff took Planning Commission's recommendations to City Council in December 2017 for a final round of "checks and balances" to consider some of the differing input ZOA-18-01 /Sign Code provided before finalizing a draft for public hearings. The enclosed ordinance a represents a culmination of the input provided throughout 2017. Below is a summary of the proposed updates to the Sign Code which is located in Article VII of Chapter 26 of the Code of Laws. Specific development standards (height, size, setbacks, etc.) for existing sign types have not been altered. However, some sign types that are content -based categories (e.g. real estate, political, and community event signs) have been removed and reorganized into different categories that are not content based. The ordinance aligns the existing development standards with the new generalized sign categories as best as possible. In addition to the content -based "scrub" of the code, other amendments include adding and modifying definitions, correcting existing typographical errors, updating outdated cross-references, and adding illumination standards. A full summary of updates by section is provided below: • 26-701 (Intent and purpose.) —Subsection F is modified for compliance with Reed v Gilbert. • 26-702 (Definitions.) — The following definitions were added, modified and deleted respectively: Added: Modified: Deleted: o Balloon or inflatable o Awning o Community event/sponsorship sign o Animated sign banner o Barber shop poles o Canopy sign o Farmers' market sign o Blade sign o Changeable copy o Informational sign (replaced by o Directional sign sign directional sign category) o Flag o Flashing sign o Menu Board/Drive Through o Pennant, streamer, o Freestanding sign Directory Signs (replaced by and other similar o Major interior drive signs oriented to a drive-through devices o Portable sign lane) o Sign setback o Public sign o Off -premise sign o Signs carried by o Surface area of sign o Order confirmation boards persons o Temporary sign (replaced by signs oriented to a o Signs oriented to a drive-through lane) drive-through lane o Pole sign o Size of sign o Political sign o Three-dimensional o Produce stand sign (3D) signs o Projecting sign (replaced by o Window or door sign blade sign category) o Yard sign o Semipublic sign o Surface area of sign o Urban garden sign (absorbed into yard signs -large). • 26-703 (Enforcement and penalties.) — Various sections from Article VII have been ZOA-18-01 / Sign Code 2 migrated to this section and adjusted for more effective code enforcement. • 26-704 (Contractor's license required.) — No changes have been made to this section. • 26-705 (Permit required.) — A requirement has been added that the property owner or lessee of the property on which a sign will be located shall be the same person applying for the sign permit. • 26-706 (Non -conforming signs.) o In subsection A.2, one content -related sentence has been deleted for compliance with the Reed v Gilbert decision. o Subsection C has been added based on Council direction to amortize non- conforming LED changeable copy signage within one year of the passage of this ordinance. 26-707 (General provisions/performance standards.) o Minor text amendments have been made to fix existing typographical errors, and several subsections have been modified to remove content -based language. Several provisions have been removed and relocated to Section 26-703 (Enforcement and penalties) in order to keep similar provisions together. o Subsection G (Illumination) has been modernized to include illumination measurement standards for effective enforcement and to consolidate all illumination provisions into one place. • 26-708. (Miscellaneous provisions.) o Minor text amendments have been made to fix existing typographical errors. • Existing sections 26-709 and 26-710 (Sign charts) o These two sections have been removed because the signs standards have been reformatted into three new sections: • 26-709 (Permitted sign types) • 26-710 (Permanent sign standards) • 26-711 (Temporary sign standards) o No specific development regulations (size, height, setbacks, etc.) have been altered. o Per Council direction, commercial properties are limited to one (1) temporary sign per business, while residential properties may have an unlimited number of temporary signs. Council directed that there be a one-year deferral on enforcement of this newly created maximum number of temporary signs for commercial businesses. o These sections include new or redefined categories, including signs carried by persons, blade signs, and 3D signs which are permitted as freestanding or blade designs. • Existing Section 26-711 (Billboards.) — The content of this section has not been amended, but it has been renumbered as Section 26-712. For those sections that have extensive amendments, they have been repealed and reenacted in the ordinance. For those sections that have only minor amendments, the ordinance includes redlined changes. RECOMMENDED MOTION: ZOA-18-01 / Sign Code "I move to recommend approval of the proposed ordinance amending Articles VII of Chapter 26 of the code of laws, concerning the sign code." Exhibits: 1. Proposed Ordinance ZOA-18-01 / Sign Code CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER COUNCIL BILL NO. 08 ORDINANCE NO. Series 2018 TITLE: AN ORDINANCE AMENDING ARTICLE VII (SIGN CODE) OF CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS. WHEREAS, the City of Wheat Ridge ("City") is a home rule municipality operating under a charter adopted pursuant to Article XX of the Colorado Constitution and vested with the authority by that article and the Colorado Revised Statutes to adopt ordinances for the regulation of land use and protection of the public health, safety and welfare; and WHEREAS, in exercise of that authority, the City Council of the City of Wheat Ridge has previously enacted Chapter 26 of the Wheat Ridge Code of Laws (the "Code") pertaining to zoning, land use, and development; and WHEREAS, in June of 2015 the Supreme Court of the United States decided the case of Reed v. Town of Gilbert, Arizona; and WHEREAS, the Supreme Court's decision held the Town of Gilbert's sign code unconstitutional due to its regulation of signs by their content; and, WHEREAS, this decision has a significant impact on all local government sign codes throughout the nation, including the City of Wheat Ridge sign code; and WHEREAS, the City Council finds it necessary to update the Wheat Ridge Code of Laws to ensure Article VII, Chapter 26 is constitutional in light of the Supreme Court decision; WHEREAS, it is necessary and appropriate for the City of periodically update and modernize sign regulations to be consistent with current industry standards; NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Subsection 26-701.F. (Intent and purpose.) of the Code is amended to read: F. To encourage the erection of signs which are legible in their surroundings AND compatible with the visual character of the surrounding, appFepFiate to the aati ,,tier identifier; and Section 2. Section 26-702 (Definitions.) of the Code is hereby repealed in its entirety and reenacted to read as follows: Sec. 26-702. — Definitions. For the purposes of this article, the following words and phrases shall have the meanings respectively ascribed to them by this section: Animated sign. A sign or parts thereof, which revolve, whirl, twirl or utilize motion, mechanical or actual, in a horizontal or vertical plane or both. The only animated type of signs that are permitted are barber shop poles. Arcade sign. Any sign projecting beneath and attached to the underside of any balcony, canopy, awning or other structural overhang or passageway. Artistic mural or sculpture. A freestanding statue or sculpture or a graphic illustration or design, or an architectural design or relief applied directly to or incorporated within a wall of a building, which does not advertise or promote a particular business, service or "branded" product. Awning. A shelter supported entirely from the exterior wall of a building and/or a type which can be retracted against the face of the supporting building. Balloon or inflatable sign. Any sign consisting of material intended to be filled with air or helium, or have air blown through in order to create a visual attraction; this is inclusive of air dancers, inflatable caricatures, all types and sizes of balloons, and similar devices. Banner. A sign or advertising display constructed of cloth, canvas, fabric or other light material that is mounted with no enclosing framework intended to be displayed for a short period of time. Barber shop poles. A sign with a striped interior which may or may not rotate, which is traditionally utilized to signify the presence of an establishment within which the practice of barbering is engaged or carried out. Billboard. Any sign in excess of fifty (50) square feet in size oriented to the interstate highway utilized to advertise a product or service that is not produced or conducted on the same property as the sign. Blade sign. A sign which is affixed to any building, wall or structure and which extends beyond the building wall more than fifteen (15) inches. Building front. The exterior wall(s) of a building facing a public street or streets or other public right-of-way other than alleys, or one (1) exterior wall containing the primary entrance to the building if not directly facing upon a public street. Canopy sign. A sign mounted to a roof -like structure serving the purpose of protecting vehicles and/or pedestrians and which may be freestanding or attached to a building, is provided with supports, and is open on three (3) sides if attached and on all sides if freestanding. Changeable copy sign. A sign, either illuminated or nonilluminated, which is designed so that the message or any part of the message may be periodically changed, either mechanically or electronically, however, where a change in message occurs no sooner than every eight (8) seconds. This includes signs that utilize computer-generated messages or some other electronic means of changing copy, including displays using incandescent lamps, LEDs, LCDs or a flipper matrix. Messages shall be static and a change in message shall be instantaneous. Development. A single lot, parcel ortract of land or portions or combinations of lots, parcels or tracts of land which are held in single or common ownership and which exist as a distinct functional entity. Multi -use and multi - tenant buildings and multiple building complexes which are held in singular or common ownership, either by individual, corporation, partnership or other legally recognized entity, shall be considered a "development' for the purpose of signage. Directional sign. A freestanding or wall -type sign, not located within public street right-of-way, providing necessary directional information to motor vehicle operators or pedestrians, such as entrance, exit, parking limitations or location of onsite buildings or facilities. Directional signs shall be clearly incidental to the primary signage on a property, in both height and sign area. Erect. To build, construct, attach, hang, place, suspend, affix, relocate or reconstruct any sign or sign -supporting structure. Flashing sign. A sign that is illuminated with intermittent lighting, animated lighting or with varying intensities including a moving light or lights. Flashing signs are prohibited. Flag. Any fabric or other flexible material attached to or designed to be flown from a flagpole or similar device. Freestanding sign. A sign that is permanent and self-supporting, being nondependent on support from a building or other structure, including signs placed upon fences or nonsupporting walls. This includes pole -mounted or monument signs. Illuminated sign. A sign that is illuminated with constant intensities of light of a non -varying nature. There are three (3) types of illuminated lights as follows: (a) Direct. Lighting by means of an unshielded light source which is effectively visible as a part of the sign. Neon lighting is considered direct lighting. (b) Indirect. Lighting which illuminates the front of a sign or the entire building facade upon which the sign is displayed, the source of the light being shielded from public view and from surrounding properties. Indirect illumination does not include lighting which is primarily used for purposes other than sign illumination, such as parking lot lighting. (c) Internal. Lighting by means of a light source which is within a sign having a translucent background and which silhouettes opaque letters or designs, or lighting within or behind letters or designs which are themselves made of translucent or opaque material. Lot. A tract, building site, parcel or portion of land separated from other parcels or portions by description, as on a subdivision plat of record or survey map or by metes and bounds, for the purpose of sale, lease or use. Major interior drive. A drive aisle located on private property which connects two (2) public streets or provides access to two (2) or more parcels of land or developments. Where the regulations allow 'one sign per major interior drive," the intent is that the sign allowed is placed upon or facing the major interior drive, unless specifically otherwise permitted. Nonconforming sign. A sign which does not conform with the regulations set forth in this article, but which did meet the requirements of the regulations existing at the date of its erection. Painted sign. A sign that is painted directly onto the exterior surface of a building, wall or structure. Pennant, streamer, and other similar devices. A sign made of flexible materials intended to create a visual attraction through movement. This is inclusive of flutter flags. Portable sign. Any sign which is supported by one (1) or more uprights or braces upon the ground and which is of portable design, such as A -frame or pedestal style signs. Public sign. A sign that is required by federal, state or local law or ordinance, or is deemed necessary for public information. Revolving sign. A sign utilizing an axis point to pivot the sign surface. Roof sign. A sign erected, constructed and maintained above the eaves and attached to the roof of a building. Sign. Any object or device or part thereof situated outdoors or indoors, viewed from outdoors by the general public, and which object or device or the effect produced thereby is used to advertise, announce, identify, declare, demonstrate, display, instruct, direct or attract attention by means including, but not limited to, words, letters, figures, designs, fixtures, colors, motion, illumination, sound or projecting images. Sign permit. A building permit issued for the erection, construction, enlargement, alteration, repair, relocation, improvement, removal, conversion or demolition of any sign issued pursuant to the building code of the city or this sign code. Sign setback. The total distance between the property line and the leading edge of the sign face. Sign structure. Any supports, uprights, braces or framework of a sign which does not include any portion of the sign message. Signs carried bypersons. Any sign, which is carried or worn by any person, typically in or along the right-of-way for the purpose of attracting and directing traffic to a particular place of business. Street frontage. For the purpose of signage, frontage upon a street is obtained by ownership, easement or leasehold only if used for vehicular access to the property, or if not used for vehicular access, only if such street frontage is at least fifty (50) feet in width. Where the regulations allow 'one sign per street frontage," the intent is that the sign allowed is placed upon or facing the street, unless specifically otherwise permitted. Sign oriented to a drive-through lane. A freestanding or wall -mounted sign, oriented predominantly towards a drive-through or drive -up lane, which is clearly incidental to the primary signage on a property, in both height and sign area. Size of sign. When two (2) identical sign faces are placed back to back so that both faces cannot be viewed from any point at the same time, and are part of the same sign structure, the sign area shall be computed as the measurement of one (1) of the two (2) faces. For a sign which is framed, outlined, painted or otherwise prepared and intended to provide a background for a sign display, the area and dimensions shall include the entire portion within such background or frame. For a sign comprised of individual letters, figures or elements on a wall of a building or surface of a structure, the area and dimensions of the sign shall encompass a regular geometric shape (rectangle, circle, trapezoid, triangle, etc.) or a combination of regular geometric shapes, which form or approximate the perimeter of all elements in the display, the frame and any applied background that is not part of the architecture of the building or structure. When separate elements are organized to form a single sign but are separated by open space, the sign are and dimensions shall be calculated by determining the geometric form, or the combination of forms, which comprises all of the display areas, including the space between different elements. Temporary sign. Any sign, banner, pennant, balloon, inflatable, portable sign, yard sign or other outdoor advertising sign constructed of light fabric, cardboard, wallboard, plywood, sheet metal, paper or other light materials, with or without a frame, intended or designed to be displayed for a limited period of time. Three-dimensional (3D) signs. Any sign, which by virtue of its shape, design, and location of copy provides advertisement in a three dimensional manner and is distinctly different from an artistic sculpture, wall sign, or blade sign. Traffic and regulatory signs. Signs, signals or markings placed or erected by federal, state or local authority for the purpose of regulating, warning or guiding traffic. Unlawful sign. Any sign or outdoor advertising device erected in the absence of a permit required by this article, or in violation of any of the limitations, prohibitions or requirements of this article. Unsafe sign. Any sign or advertising structure found unsafe or insecure or creating a hazard or menace to the public safety, health and welfare. Wall sign. A sign constructed of durable materials or painted and which is permanently affixed to an exterior surface of any building, wall or structure and which does not extend more than fifteen (15) inches beyond the building wall, except that signage placed upon marquees, canopies or awnings shall be considered as wall signs. Window or doorsign. Any sign or decal affixed to, painted on, applied to, or hanging within twelve (12) inches of the interior of a window and that can be seen through the window from the exterior of the structure, but excludes merchandise included in a window display. Yard sign. Temporary, ground -mounted, portable sign constructed of paper, vinyl, plastic, wood, metal or other comparable material, and designed or intended to be displayed for a limited period of time. Section 3. Section 26-703 (Enforcement and penalties.) of the Code is hereby repealed in its entirety and reenacted to read as follows: Sec. 26-703. — Enforcement and penalties. Enforcement and penalties shall be in accordance with those provisions set forth in article X. In addition to any remedies set forth in section 26-1004 et seq., specific authority is granted to the enforcement officer to remove, or have removed, the following signs: A. Unsafe signs and temporary signs found by an enforcement officer to be located within city right-of-way or in violation of sight triangle requirements shall be removed by such enforcement officer with no requirement of notice. B. Signs which are prohibited pursuant to this article may be removed after posting of a notice at least twenty-four (24) hours prior to removal upon the premises where such sign(s) is located. C. In the discretion of the enforcement officer a sign which is otherwise not in compliance with this article may be removed upon sixty (60) days prior notice. Section 4. Section 26-705 (Permit required.) of the Code is hereby amended as follows: A. No sign or modification to an existing sign shall be erected, placed or displayed outdoors within the city limits until a permit for such sign has been issued by the city, unless such sign is exempt from a permit in accordance with this sign code. B. An application, accompanied by a "to scale" drawing, for each separate sign permit shall be made to the department of community development on a form supplied by the department. Such applications shall set forth the name and address of the applicant; the location where such sign is to be erected or located; the name, phone number and address of the owner of the property; the size, height, type and general description of such proposed sign, including the materials of which it is constructed, the sign contractor's name, phone number and address and such other pertinent information required or deemed necessary by the department to determine the sign's safety and conformance to this article. A "to scale" plot plan of the lot or parcel shall accompany the application and shall show the location of the proposed sign and the location, type and size of other signs which exist upon the lot. The meFe appliGatiGR for a GigR permit doe� „o+ e +he+ e permit will he i ed; therefore it OR advised that GigRG no# he fehrioe#erl . THE COMMUNITY DEVELOPMENT DIRECTOR MAY REQUIRE ADDITIONAL SUBMISSION INFORMATION IN CONNECTION WITH A SPECIFIC APPLICATION. C. THE MERE APPLICATION FOR A SIGN PERMIT DOES NOT ASSURE THAT A PERMIT WILL BE ISSUED; THEREFORE, IT IS ADVISED THAT SIGNS NOT BE FABRICATED, CONSTRUCTED OR PURCHASED PRIOR TO ISSUANCE OF A SIGN PERMIT. G D. Fees for the erection of signs are assessed as part of building permit review and issuance. Permit fees and city use tax will be waived where a nonconforming sign is removed and replaced by a sign conforming with these regulations. E. THE PROPERTY/BUILDING OWNER, PRINCIPAL LESSEE, OR AUTHORIZED AGENT OF THE PROPERTY/BUILDING ON WHICH THE SIGN WILL BE LOCATED SHALL BE THE SAME PERSON APPLYING FOR THE SIGN PERMIT. DOCUMENTATION SHALL ACCOMPANY THE PERMIT FOR VERIFICATION. F. A COPY CHANGE WITH NO MODIFICATIONS TO THE SIGN STRUCTURE, SUPPORT, CABINETS, ELECTRICITY, OR OTHER FEATURES SHALL BE EXEMPT FROM BUILDING PERMIT. Section 5. Section 26-706 (Nonconforming signs.) of the Code is amended as follows: A. Nonconforming signs. A lawful sign existing on the effective date of the ordinance from which this article is derived may be continued, although such sign does not conform to the provisions of this article, subject to the following provisions: 1. Relocation, or replacement of a nonconforming sign is not permitted unless such sign is brought into conformance with this article. Enlargement or extension of a nonconforming sign is permitted so long as the nonconformity is not increased. Rebuilding or reconstructing a nonconforming sign is permitted only if the rebuilding or reconstruction is limited to installing a new sign cabinet on an existing support structure. Installing a new sign cabinet together with a new support structure shall constitute replacement of the nonconforming sign and shall require conformance with this article. 2. In the event the use of a nonconforming sign is discontinued for a period of sixty (60) consecutive days, the nonconforming sign shall thereafter conform to the provisions of the zoning district in which it is located or be removed. For the purpose of this section, the term "discontinued" shall apply to uses which customarily operate on a continuous basis versus a seasonal basis. men#h n nrl Of RQR g fell n nlienae vii#h there regi latinnr 'cya'aT'vrr`r. 3. A nonconforming sign that is destroyed or damaged more than fifty (50) percent of its net wei4h REPLACEMENT COST VOLUNTARILY OR due to natural causes may not be reconstructed except in accordance with the provisions of this article; however, any sign destroyed or damaged to any extent by vandalism may be rebuilt to its original state within six (6) months or otherwise it must be reconstructed in conformance with this article. B. Discontinued business, etc. Whenever a use of land and/or building using an identification sign is discontinued, except for seasonal uses pursuant to subsection A.2., above, the sign shall be removed or obscured by the person owning the property within thirty (30) days after the discontinuance of such use. Any such sign which is nonconforming to these regulations and which is not used to advertise an active business within sixty (60) days of discontinuance shall be removed or otherwise brought into compliance. C. NON -CONFORMING ELECTRONIC CHANGEABLE COPY SIGNS. SUCH SIGNS WHICH ARE MADE NON -CONFORMING BY THE ADOPTION OF ORDINANCE <##> SHALL BE BROUGHT INTO CONFORMANCE WITH THE REQUIREMENTS OF THIS ARTICLE ON OR BEFORE <DATE, 2019>. Section 6. Section 26-707 (General provisions/performance standards.) of the Code is hereby repealed in its entirety and reenacted to read as follows: Sec. 26-707. — General provisions/performance standards. A. Sight distance triangle. 1. No sign is allowed which would violate the sight distance triangle requirements of section 26-603.13. 2. At signalized intersections, where both streets are collectors and/or arterials, the required sight distance shall be governed by the standards set forth in the most current edition of the policy on geometric design of highways and streets, published by the American Association of State Highway and Transportation Officials (AASHTO). B. Location of signs. 1. All signs allowed by this article, except billboards, public signs, and signs permitted under the criteria in section 26-708.E must be owned by the property/building owner, or principal lessee of the property/building on which the sign is placed. C. Streets and rights-of-way. 1. No sign shall be erected in such a location as to interfere with motor vehicle or pedestrian traffic. 2. No sign is allowed in or above the public right-of-way, with the exception of: a. Signs on bus benches and shelters pursuant to Article IV of Chapter 21; b. Public, traffic, regulatory, or licensed sign; and c. Signs permitted under the criteria in section 26-708.E. 3. For temporary signs, where it is difficult to determine the public right- of-way boundary due to lack of curb, gutter and/or sidewalk, or survey markers, such boundaries shall be presumed to be ten (10) feet from the edge of pavement or back of curb. Where a sidewalk exists, such boundaries shall be presumed to be two (2) feet from outside edge of sidewalk. 4. Attachment of any sign to utility poles or other poles or structures within public right-of-way is prohibited, except as approved by the public works director pursuant to this article. D. Interference. 1. No sign is allowed which employs a lighting or control mechanism which causes radio, radar, cellular telephone or television interference. 2. No sign is allowed which, even though in general conformance with the standards and requirements of this sign code, is judged by the chief of police and public works director as a dangerous sign due to interference with a traffic control device by being in direct line between the control device and oncoming traffic or otherwise in visual competition with a traffic control device. 3. No sign is allowed which may be construed as a traffic sign or signal or which may be confusing to motorists or mistaken as a traffic signal. E. Compliance with building codes. 1. No sign shall be erected, constructed or maintained which obstructs or is attached to any fire escape, window, door or opening used as a means of egress or ingress or for firefighting purposes, or is placed which interferes with any opening required for light or ventilation. 2. No sign is permitted which is structurally unsafe as determined by the chief building official, based upon criteria established in the adopted building codes. 3. The design of all sign structure members and foundation shall conform to the requirements of the building code relative to allowable stresses, materials and engineering standards. Loads, both vertical and horizontal, shall not produce stresses exceeding those specified in the building code, and material construction shall be of the quality and grade required by the building code. All signs and structures shall be designed and constructed to meet the adopted building and electrical codes. F. Outside display. 1. Notwithstanding the provisions of section 26-631, any merchandise displayed outside of a building in such a way as to attract attention when viewed by the general public by placement upon a pole, a fence, a platform, roof or other similar device or structure shall be considered a sign and is prohibited. This shall not, however, be construed to prohibit merchandise customarily stored outside of buildings and placed upon shelves or tables, such as automobiles, campers, boats, plant materials, produce or lumber. G. Illumination. 1. All illuminated signage shall comply with section 26-503 of the zoning and development code. 2. Signs within one hundred (100) feet of a residential structure, may be lighted indirectly or internally. 3. Signs over one hundred (100) feet from a residential structure, may use any type of lighting source, except search or flashing lights, provided that they are shaded, shielded or directed so that the light shall not adversely affect surrounding premises or interfere with safe vision on public or private roadways, including highways. 4. All direct and indirect lighting sources shall be downcast to reduce glare, sky glow and light pollution. 5. In the MU -N district, illuminated signs are encouraged to be turned off when businesses are not in operation. 6. Internally illuminated, translucent signs should have the typography lighter than the sign background. Opaque sign faces with internally - illuminated translucent typography or internally -illuminated individual channel letter with translucent faces are acceptable. 7. Sign lighting should be consistent with the lighting of building elements and storefront lighting. 8. It is encouraged that sign faces be of darker hue with light colored text to prevent light glare emitted at night. 9. The nighttime illumination of changeable copy signs shall conform with the following criteria: a. Illumination measurement methods shall be consistent with established city policy. b. Illumination Limits: The difference between the off and solid - message measurements using the measurement criteria shall not exceed 0.3 footcandles at night. c. Dimming Capabilities: All permitted changeable copy signs shall be equipped with a sensor or other device that automatically determines the ambient illumination and programmed to automatically determines the ambient illumination and programmed to automatically dim according to the ambient light conditions, or that can be adjusted to comply with the 0.3 footcandle measurements. H. Maintenance. i. Any sign, including temporary signs that becomes discolored, ragged, shredded, detached, etc., shall be removed ore repaired. Section 7. Section 26-708 (Miscellaneous provisions.) of the Code is hereby repealed in its entirety and reenacted to read as follows: Sec. 26-708. — Miscellaneous provisions. A. Building addresses. 1. House or building address number signs shall be consistent with section 26-639 of the Code of Laws and established city policy. B. Signs located on bus benches and bus stop shelters. 1. Signs located on bus benches shall be in conformance with Section 21-124 of the Code of Laws. 2. Signs located on a bus stop shelter shall be in conformance with Section 21-151 of the Code of Laws. Such signs shall be limited to two (2) faces per shelter with a maximum of twenty-four (24) square feet perface. C. Home Occupations ii. Home occupations must comply with Section 26-613 of the Municipal Code. iii. Residential units with an approved home occupation business license through the City, are allowed one freestanding or wall -mounted non - illuminated sign. D. Master sign plan. 1. The planning commission may approve a master sign plan for any existing or proposed commercial, mixed use, or industrial development of at least two (2) acres or more in size which is under unified control either by ownership, legal association or leasehold. 2. The intent and purpose is to encourage well-planned and designed signage within a large multiple building or multiple use complex which expresses unification and integration by elements of architectural style, size, color, placement and lighting. An additional purpose is to encourage the elimination of existing nonconforming signs. The planning commission may grant as a bonus for well-designed plans additional signs and/or up to a fifty (50) percent increase in maximum square footage for each sign, and/or may permit signs in locations other than normally permitted, based upon a finding that the proposed master sign plan substantially meets the intent and purpose of this subsection relating to unification and integration of signage. 3. Once approved at a public hearing by planning commission, all master sign plans shall be recorded with the Jefferson County Recorder's Office and shall constitute a covenant and must be complied with by all owners, proprietors, lessees or assigns, whether current or future. No substantial variation from the plan shall be permitted without planning commission approval. Noticing requirements for a master sign plan process shall follow the procedures outlined in section 26- 109. E. Signs in the right-of-way. 1. The community development director and public works director may jointly approve freestanding signs which are otherwise permitted to advertise a property, to be located in the public right-of-way immediately adjacent to that property, subject to all of the following criteria: a. There are no viable alternative locations on the subject property; b. The sign is for a property with commercial, industrial -employment, mixed use, or planned development zoning; c. The sign will be within right-of-way that is immediately adjacent to the subject property; d. The sign is not in the right-of-way of a state highway; e. There are no immediate plans for widening the street as identified in the five-year capital investment program (CIP) or planning documents; f. The sign is not for a site being completely redeveloped with new construction, in which case the proposed design should incorporate the sign on site; g. No underground utilities, except for electricity, exist in the proposed location for the sign; h. The sign does not obstruct the sidewalk or vehicular traffic; i. The sign complies with sight distance triangle requirements per section 26-603.6; j. The sign is not a pole sign; and k. The sign must be in lieu of a freestanding sign otherwise located only on the immediately adjacent property for which sign is permitted. 2. Signs that meet the above criteria shall obtain a sign permit through the community development department and a right-of-way use permit through the department of public works. 3. Notwithstanding section 26-115, the decision of the community development director and public works director to grant or deny a permit under this subsection F. shall be the final decision of the city, appealable only to the district court. F. Signs in mixed use zone districts. Signs in any mixed use zone district must also comply with requirements in section 26-1113. G. Signs for marijuana -related businesses. No permanent or temporary sign associated with a marijuana -related business licensed pursuant to Articles XII and/or XI II of Chapter 11 may be installed or located until reviewed and approved by the city. See sections 11-296, 11-306, 11-406 and 11-417. Section 8. Section 26-709 (Residential, agriculture and public facilities zone districts sign standards chart.) of the Code is hereby repealed in its entirety and reenacted to read as follows: Sec. 26-709. — Permitted Sign Types. A. A summary of sign types addressed in this article are listed in the following tables. The tables identify if signs are permitted (P), not permitted (NP), or permitted in limited (L) circumstances, based on the land use of the property upon which a sign is located. B. For purposes of this article only, the following definitions shall apply: 1. Low Density Residential. Land use category for determining allowable signage, both permanent and temporary, for single-family and duplex units. 2. Multifamily Residential. Land use category for determining allowable signage, both permanent and temporary, for residential uses with three (3) or more attached dwelling units. 3. Nonresidential. Land use category for determining allowable signage, both permanent and temporary, for all commercial, industrial, and other nonresidential uses. C. Permanent Signs. For signs that are permitted (P or L), additional standards are found in Section 26-710. Table 1. Permanent Signs by Land Use Type of Sign Low Density Multifamily Residential Residential Use Use Nonresidential Use Address numbers P P P Animated NP NP NP Arcade NP NP P Barber shop poles NP NP P Blade NP NP P Canopy NP P P Changeable copy NP NP P Directional NP P P Flag P P P Freestanding L P P Roof NP NP NP Sign oriented to a drive-through lane NP NP P Traffic control or regulatory P P P Vehicle P P P Wall or painted L P P Window or door P P P D. Temporary Signs. For signs that are permitted (P or L), additional standards are found in Section 26-711. Table 2. Temporary Signs by Land Use Type of Sign Low Density Residential Use Multifamily Residential Use Nonresidential Use Balloon or inflatable NP P P Banner NP P P Pennant, streamer, and similar devices NP P P Portable NP P P Signs carried by persons P P P Yard — Small P P P Yard — Large L L L Section 9. Section 26-710 (Commercial, industrial and mixed use zone districts sign standards chart.) of the Code is hereby repealed in its entirety and reenacted to read as follows: Section. 26-710. — Permanent sign standards. A. General. 1. Where a property is eligible for a permanent sign based on Section 26- 709, the standards of this section shall apply. 2. Building permits are required for all permanent signs. 3. Residential zone districts include the entire Residential series (R-1, R- 1 A, R-1 B, R-1 C, R-2, R -2A, R-3, R -3A, PRD), Agricultural series (A-1, A-2), and Public Facilities (PF) 4. Nonresidential zone districts include the entire Commercial series (NC, RC, C-1, C-2), Mixed Use series (MU -C, MU -C TOD, MU -C Interstate, MU -N), Industrial Employment (I -E), and Planned Developments including PCD, PID, PHD, and PMUD. 5. With the exception of billboards permitted under section 26-712, no permanent sign shall be erected or maintained upon a lot, tract, or parcel devoid of an established primary use. B. Address Numbers. 1. Must be compliant with Section 26-639 of the Code. 2. Must be compliant with established city policies regarding addressing. C. Arcade Signs. 1. Definition: Any sign projecting beneath and attached to the underside of any balcony, canopy, awning or other structural overhang or passageway. 2. Maximum number: 1 per business 3. Maximum size: 4 square feet 4. Height: Minimum height above street frontage or sidewalk level is 7 feet. 5. Location: May not extend above the bottom of eave, balcony, canopy, awning or other structural overhang or passageway to which it is affixed. Can extend into right-of-way with an approved right-of-way permit. D. Barber Shop Poles. 1. Definition: A sign with a striped interior which may or may not rotate, which is traditionally utilized to signify the presence an establishment within which the practice of barbering is engaged or carried out. 2. Maximum number: 1 per street frontage or major interior drive 3. Height: Pole height cannot exceed 5 feet in total, may not exceed height of building to which it is attached. 4. Location: Must be wall mounted. May extend into the right-of-way with an approved right-of-way permit. E. Blade signs. 1. Definition: A sign which is affixed to any building, wall or structure and which extends beyond the building wall more than fifteen (15) inches. Projection shall extend no more than 48 inches away from the structure to which the sign is attached. 2. Maximum number: 1 per street frontage or business 3. Maximum size: a. For two-dimensional (2D) signs: 1 square foot for each 1 foot of height of the building wall to which the sign is to be attached. b. For three-dimensional (3D) signs, as defined in subsection 26- 702, 1.75 cubic feet for each 1 foot of height of the building wall to which the sign is to be attached. 4. Height: a. May not extend above the top of the wall or parapet; not to be roof mounted. b. Minimum height clearance 7 feet above street frontage or sidewalk. 5. Location: May extend into the right-of-way with an approved right-of- way permit. 6. Additional standards: a. Blade signs are encouraged in the Traditional Overlay areas, as defined by the Architectural and Site Design Manual. b. Wall signs and blade signs are allowed on the same wall. c. Blade signs should not be located closer than twenty-five (25) feet apart unless the signs work together to make a unified and compatible design or the sign group is integral to the building architecture, reinforcing a significant building feature such as a primary entry. The structural support of projecting signs shall be integrated into the design of the sign, either by being simple and inconspicuous, or by being creative in the use of structural elements, lighting, color and materials. Canopy Signs. 1. Definition: A sign mounted to a roof -like structure serving the purpose of protecting vehicles and/or pedestrians and which may be freestanding or attached to a building, is provided with supports, and is open on three (3) sides if attached and on all sides if freestanding. 2. Maximum number: 1 per street frontage or major interior drive 3. Maximum size: Canopy signs may use up to 50% of the allowed wall sign allowance. The size of the canopy sign is to be subtracted from the allowable wall signage. G. Changeable Copy signs. 1. Definition: A sign, either illuminated or nonilluminated, which is designed so that the message or any part of the message may be periodically changed, either mechanically or electronically, however, where a change in message occurs no sooner than every eight (8) seconds. This includes signs that utilize computer-generated messages or some other electronic means of changing copy, including displays using incandescent lamps, electronic message centers (EMCs), LEDs, LCDs or a flipper matrix. Messages shall be static and a change in message shall be instantaneous. 2. Prohibition: Changeable copy signs are not be permitted in the MU -N district or the MU -C TOD sub -district. 3. Maximum number: 1 per street frontage, but no more than 2 per development 4. Maximum size: a. In residential zone districts, a maximum of 32 square feet per sign b. In nonresidential zone districts, the freestanding and wall signage size regulations (Sec. 26-710.J. and 26-7101.) apply. 5. Height: a. In residential zone districts , a maximum of 7 feet b. In nonresidential zone districts, freestanding and wall signage height regulations (Sec. 26-710.J. and 26-710.L.) apply 6. Location: For freestanding changeable copy signs, the minimum setback is 5 feet from any property line 7. The time lapse between the change in information shall not be less than eight (8) seconds. H. Directional signs. 1. Definition: A freestanding or wall -type sign, not located within the public street right-of-way, providing necessary directional information to motor vehicle operators or pedestrians, such as entrance, exit, parking limitations or location of onsite buildings or facilities. Directional signs shall be clearly incidental to the primary signage on a property, in both height and sign area. 2. Maximum number: No limit 3. Maximum size: 4 square feet per side 4. Height: If freestanding, shall not exceed 36 inches in height if within a required sight distance triangle, or 48 inches where outside of a sight distance triangle. I. Flag. 1. Definition: Any fabric or other flexible material attached to or designed to be flown from a flagpole or similar device. 2. Maximum flagpole height of 35 feet. J. Freestanding signs. 1. Definition: A sign that is permanent and self-supporting, being nondependent on support from a building or other structure, including signs placed upon fences or nonsupporting walls. This includes pole - mounted or monument signs. 2. Owner authorization required: Building permit applications for single tenant signs on multitenant properties shall include property owner authorization with the building permit application. 3. Design: a. For new development or total redevelopment new pole signs shall not be allowed, unless the development is located within 1/4 mile of the interstate and a highway -oriented sign is proposed. b. The base of a freestanding monument sign shall be consistent with the materials of the building with which it is associated. c. For new development or total redevelopment, all freestanding signs shall be placed within landscaped areas. d. When not associated with new development or total redevelopment, pole signs are permitted, but strongly discouraged. 4. Multiple signs: Where multiple freestanding signs are permitted pursuant to this section, the following standards shall apply: a. Where two (2) freestanding signs are permitted by virtue of multiple street frontages, each permitted sign shall be allowed to have the maximum square footage allowed as noted in this subsection. In addition, the sign area allowed may be transferred from one (1) sign to another; provided, that no freestanding sign shall exceed four hundred (400) square feet in area. b. Where multiple signs are permitted because of multiple street frontages, the signs may be erected on the same street frontage. c. For double-faced signs, each sign face can have the maximum square footage allowed. 5. For low density residential uses: a. Not permitted, except for as allowed by the home occupation regulations. 6. For multifamily uses: a. Maximum number: 1 per street frontage, not to exceed 2 b. Maximum size: 32 square feet c. Minimum setback: 5 feet from any property line d. Maximum height: 7 feet 7. For nonresidential uses in residential zone districts: a. Maximum number: 1 per street frontage, not to exceed 2 b. Maximum size: 32 square feet c. Minimum setback: 5 feet from any property line d. Maximum height: 7 feet 8. For nonresidential uses in nonresidential zone districts: a. Maximum number: 1 per street frontage, not to exceed 2 b. Maximum size: Based upon Table 3 below. c. Minimum setback: Based upon height and adjacent zoning: i. 10 feet if adjacent to residentially zoned properties ii. 5 feet from ROW if under 7 feet tall iii. 10 feet from ROW if 7-15 feet in height iv. 30 feet for signs over 15 feet in height d. Maximum height: Based upon zoning and location: i. 7 feet in all mixed use zone districts ii. 50 feet for retail and service businesses within % mile of an interstate highway measured from the property line iii. 15 feet for all other freestanding signs Table 3. Maximum sign area for freestanding signs for nonresidential uses in nonresidential zone districts Floor Area of Single Tenant Sign Multiple Tenant Sign Building' 0-1,500 s.f. 35 s.f. 60 s.f. 1,501-5,000 35 s.f. plus 1 s.f. per each additional 60 s.f. plus 1 s.f. per each additional s.f. 50 s.f. of floor area over 1,501. 40 s.f. of floor area over 1,501. 5,001— 100 s.f. plus 1 s.f. per each additional 150 s.f. plus 1 s.f. per each 300 s.f. of 50,000 s.f. 500 s.f. of floor area over 5,001. floor area over 5,001. Over 50,001 190 s.f. plus 1 s.f. per each additional 300 s.f. plus 1 s.f. per each additional s.f. 1,000 s.f. of floor area over 50,001 up 1,000 s.f. of floor area over 50,001 up to a maximum size of 300 s.f. to a maximum size of 400 s.f. 'In computing allowable sign size, only the footprint of the structure can be used. The floor area of gas station canopies and drive-thru canopies cannot be applied toward the freestanding sign allowance. 9. Home Occupations a. Must be in compliance with Section 26-613 of the Municipal Code. b. Must have an approved business license through the City. c. Permitted one (1) non -illuminated sign not to exceed two (2) square feet in size. 10.3D signs: Three-dimensional (3D) signs, as defined in subsection 26- 702, are permitted the sign allowances listed in this subsection multiplied by 1.75, as measured in cubic feet. K. Sign oriented to a drive-through lane. 1. Definition: A freestanding or wall -mounted sign, oriented predominantly towards a drive-through or drive -up lane, which is clearly incidental to the primary signage on a property, in both height and sign area. 2. Maximum size: 35 square feet per drive-through lane 3. Maximum height: Six (6) feet 4. Additional standards a. May be illuminated by internal lighting only. b. Must be screened from the right-of-way such that signs do not violate section 26-707.D. Traffic control or regulatory signs. 1. Definition: Signs, signals or markings placed or erected by federal, state or local authority of the purpose of regulating, warning or guiding traffic 2. Location: May be placed by the federal, state or local authority within the public right-of-way. M. Wall or painted signs. 1. Definition: A sign constructed of durable materials which is permanently affixed to an exterior surface of any building, wall or structure or painted directly on the exterior surface of a building, wall or structure which does not extend more than fifteen (15) inches beyond the building wall, except that signage placed upon marquees, canopies or awnings shall be considered wall signs. 2. Maximum size: a. Total size for any single or combined wall sign is no larger than 1 square foot for every linear foot of the side of the building to which it is affixed. 3. Location: a. Signs may only be affixed to walls which face public streets or major interior drives, as determined by the community development director b. For buildings with flat roofs, wall signs shall not extend above the top of the parapet or mansard, and if placed upon a parapet or mansard shall not extend more than 3 feet above the deck line. c. For uses which have a rear entry or delivery door, 1 nonilluminated wall sign not to exceed four (4) square feet per tenant is permitted. 4. Other: Signs affixed to canopies shall be considered wall signs and shall be calculated based upon the length of the wall to which they are attached or adjacent. 5. Home Occupations a. Must be in compliance with Section 26-613 of the Municipal Code. b. Must have an approved business license through the City. c. Permitted one (1) non -illuminated sign not to exceed two (2) square feet in size. 6. Additional standards a. Building wall signs shall complement the building's architecture and fit within the architectural features of the fagade so they do not overlap windows or columns. N. Window or door signs. 1. Definition: Any sign or decal affixed to, painted on, applied to, or hanging within twelve (12) inches of the interior of a window and that can be seen through the window from the exterior of the structure, but excludes merchandise included in a window display. 2. Maximum size: Sign shall not obstruct more than 25 percent of the door or window area 3. Additional standards: a. The material, installation and/or size of window or door signs shall not negatively affect compliance with the transparency standards established in Article XI. Mixed Use Zone Districts and in the Architectural and Site Design Manual. b. The interior application of a solid, dark color on back of house windows shall not be considered window or door signs and shall be permitted. Section 10. A new Section 26-711 of the Code is hereby inserted as follows: Sec. 26-711. — Temporary sign standards. A. General. 1. Where a property is eligible for a temporary sign based on Section 26- 709, the standards of this section shall apply. 2. Maximum number: a. One (1) temporary sign per business may be placed on eligible property at any given time. b. This limitation on maximum number of temporary signs shall take effect on <DATE, 2019>. 3. Illumination of temporary signs is prohibited. 4. Temporary signs do not require building permits. B. Balloon orinflatable. 1. Definition: Any sign consisting of material intended to be filled with air or helium, or have air blown through in order to create a visual attraction; this is inclusive of air dancers, inflatables caricatures, all types and sizes of balloons, and similar devices. 2. Height: Cannot exceed 25 feet above existing grade. 3. Location: May not be located within the public right-of-way. CWGrrellMeMIMMTFTi'13 a. Shall be securely anchored or attached so as to prevent dislocation, entanglement or encroachment onto adjacent properties or public streets, or undue hazard to motorists or pedestrians. Roof mounting is not permitted. b. Notwithstanding any other provision of this article, balloon or inflatable signs may be maintained for no longer than 30 consecutive days within any calendar year. C. Banner. 1. Definition: A sign or advertising display constructed of cloth, canvas, fabric or other light material that is mounted with no enclosing framework intended to be displayed for a short period of time. 2. Maximum size: Total size for any single or combined banners affixed to a wall based on one half (1 /2) the allowance for wall signs. 3. Location: May be placed upon a building wall but shall not be attached to fencing, landscaping, freestanding posts or utility poles. Banners may be placed only on walls facing a public street or major interior drive. 4. Other: Shall be securely anchored or attached so as to prevent dislocation, entanglement or encroachment onto adjacent properties or public streets, or undue hazard to motorists or pedestrians. D. Pennant, streamer, and other similar device. 1. Definition: A sign made of flexible materials intended to create a visual attraction through movement. This is inclusive of flutter flags. 2. Location: Shall be securely anchored or attached so as to prevent dislocation, entanglement or encroachment onto adjacent properties or public streets, or undue hazard to motorists or pedestrians. F. Portable. Definition: Any sign which is supported by one (1) or more uprights or braces upon the ground and which is of portable design, such as A - frame or pedestal style signs. 2. Maximum size: 6 square feet per side per sign 3. Setback: a. 5 feet from any street right-of-way line if taller than 36 inches b. 2 feet from any street right-of-way line if 36 inches or less in height 4. Location: a. May be located on a sidewalk within private property, provided that adequate clearance exists to meet ADA requirements. b. Must be anchored to the ground or weighted sufficiently to prevent movement by wind c. May not be located outside when business is closed. G. Signs carried by persons. 1. Definition: Any sign, which is carried or worn by any person, typically in or along the right-of-way for the purpose of attracting and directing traffic to a particular place of business. 2. Maximum size: 6 square feet per side. 3. Location: Permitted along any public right-of-way, provided there is no negative impact to vehicular, bicycle, or pedestrian safety as determined by the Director of Public Works or Chief of Police or their designee. Signs shall be limited to the exterior edges of the right-of- way, and completely outside of the vehicular and bicycle travel lanes. Shall be located behind the outermost curb and gutter, not impede pedestrian traffic, and are completely prohibited to be stationed in any median, island, or other refuge within the right-of-way. H. Yard —small. 1. Definition: A temporary, ground -mounted, portable sign constructed of paper, vinyl, plastic, wood, metal or other comparable material, and designed or intended to be displayed for a limited period of time 2. Maximum number: a. For all nonresidential uses: Limit of 1 per business b. For all residential uses: No limit 3. Maximum size: Shall not exceed four (4) square feet in size per sign 4. Location: Shall not be placed within city right-of-way or municipally owned property. I. Yard —large. 1. Definition: A temporary, ground -mounted, portable sign constructed of paper, vinyl, plastic, wood, metal or other comparable material, and designed or intended to be displayed for a limited period of time. 2. Maximum number: 1 per street frontage or major interior drive, not to exceed 2 3. Maximum size: a. For low density residential uses and multifamily (3-9 units): 9 square feet b. For multifamily (10+ units): 32 square feet c. For nonresidential uses: 32 square feet 4. Minimum setback: 5 feet 5. Maximum height: Shall not exceed 7 feet in height 6. Location: Allowed only on properties with active listings for sale or for rent, or on properties with active building permits. Also allowed for urban gardens. Section 11. The existing Section 26-711 (Billboards.) of the Code is renumbered as Section 26-712 (Billboards). Section 12. The remaining Sections 26-713 through 26-800 are reserved for future enactment. Section 13. Subsection 26-613.A.5. (Home occupations.) of the Code is hereby amended as follows: 5. Each home occupation is permitted to have one non -illuminated sign up to 2 square feet in size. The sign may be freestanding or wall -mounted. See sestina 26 799 ARTICLE VII, CHAPTER 26. Section 14. Subsection 11-296(a). (Application for license.) of the Code is hereby amended as follows: (a) A person seeking to obtain a license pursuant to this division shall file an application with the local licensing authority on a form provided by the state, a sign application and all additional information required by the Colorado Medical Marijuana Code. If proposed signage is not available at the time of initial application, an applicant may file the sign application as soon as practical. No permanent or temporary signage may be installed or located on the property until approved by the city. See rpatm n �26 7OR u ARTICLE VII, CHAPTER 26. Section 15. Subsection 11-406(a). (Application for license.) of the Code is hereby amended as follows: (a) A person seeking to obtain a license pursuant to this division shall file an application with the local licensing authority on a form provided by the state, a sign application and all additional information required by the Colorado Retail Marijuana Code. If proposed signage is not available at the time of initial application, an applicant may file the sign application as soon as practical. No permanent or temporary signage may be installed or located on the property until approved by the city. See s;eatinn 702 W ARTICLE VII, CHAPTER 26. Section 16. Severability, Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 17. Effective Date. This ordinance shall take effect fifteen (15) days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of_ to _, this 9th day of April, 2018 and ordered published in full in a newspaper of general circulation in the City of Wheat Ridge, and Public Hearing and consideration on final passage set for April 23, 2018 at 7:00 p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED, AND ORDERED PUBLISHED on second and final readying by a vote of _ to _, this day of 12018 SIGNED by the Mayor on this day of 2018. Bud Starker, Mayor ATTEST: Janelle Shaver, City Clerk Approved as to Form Gerald E. Dahl, City Attorney First Publication: Second Publication: Wheat Ridge Transcript: Effective Date: