HomeMy WebLinkAbout03.21 - Agenda Packet
PLANNING COMMISSION
A G E N D A
March 21, 2024
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on March 21, 2024 at 6:30 p.m.
This meeting will be conducted as a virtual meeting and in person at 7500 W. 29th Avenue,
Municipal Building. The public may participate in these ways:
1. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on March 20)
2. Virtually attend and participate in the meeting through a device or phone:
• Click here to join and provide public comment (create a Zoom account to join)
• Or call 1-669-900-6833 with Meeting ID 892 3715 1354 and Passcode: 206517
3. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at
https://www.ci.wheatridge.co.us/view
4. Attend in person.
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA
5. APPROVAL OF MINUTES – February 15, 2024
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.)
(continued on next page)
Planning Commission Agenda – March 21, 2024 Page 2
Individuals with disabilities are encouraged to participate in all public meetings sponsored by
the City of Wheat Ridge. Call Amanda Harrison, 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.
7. PUBLIC HEARING *
A. Case No. WZ-23-04: Request for approval of a Master Sign Plan for the hospital
campus at Clear Creek Crossing.
B. Case No. ZOA-24-03: An ordinance amending Section 26-109 regarding public
hearing notice.
8. OLD BUSINESS
9. NEW BUSINESS
A. Welcome New Commissioners
B. Upcoming Dates
C. Project and Development Updates
D. Commissioner Updates
10. ADJOURNMENT
* Public comment is welcome during any public hearing item. The standard procedure for a
public hearing is as follows:
a. Staff presentation
b. Applicant presentation – if applicable
c. Public comment – time may be limited at the discretion of the Chair, often to 3 minutes
d. Staff/applicant response
e. Close public hearing
f. Commission discussion and decision
Planning Commission Minutes - 1 –
February 15, 2024
PLANNING COMMISSION
Minutes of Meeting
February 15, 2024
1. CALL THE MEETING TO ORDER
The meeting was called to order by Chair DITULLIO at 6:31 p.m. This meeting was held
in person and virtually, using Zoom video-teleconferencing technology.
2. ROLL CALL OF MEMBERS
Commission Members Present: Kristine Disney
Jerry DiTullio
Daniel Graeve
Will Kerns
Michael Moore
Patrick Quinn
Jonathan Schelke (arrived at 6:39)
Commission Members Absent: Janet Leo
Staff Members Present: Jana Easley, Planning Manager
Steve Art, Renewal Wheat Ridge Executive
Director
Tammy Odean, Recording Secretary
3. PLEDGE OF ALLEGIANCE
4. APPROVE ORDER OF THE AGENDA
It was moved by consensus to approve the order of the agenda.
5. APPROVAL OF MINUTES – January 18, 2024
It was moved by Commissioner QUINN and seconded by Commissioner KERNS to
approve the minutes of January 18, 2024, as written. Motion carried 4-0-2 with
Commissioners DISNEY and MOORE abstaining.
6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the agenda.)
Planning Commission Minutes - 2 –
February 15, 2024
No one wished to speak at this time.
7. PUBLIC HEARING
No cases to be heard.
8. OLD BUSINESS
9. NEW BUSINESS
A. Resolution 1-2024 Carr Street Urban Renewal Plan
B. Resolution 2-2024 Lutheran Legacy Urban Renewal Plan
Mr. Art gave a presentation about the Carr Street Urban Renewal Plan and the
Lutheran Legacy Urban Renewal Plan and explained how they conform with the
Wheat Ridge Comprehensive Plan, Envision Wheat Ridge.
Public Comment
No one wished to speak at this time.
Commissioner GRAEVE asked for more information regarding the floodplain
designation and if redevelopment would change anything.
Mr. Art mentioned that if Clear Creek were to have a 100- or 500-year flood it
would impact a lot of residences and businesses in the Carr Street area. He added
that this plan would allow the City to raise up the areas around the Creek so it will
not flood which will allow businesses and homeowners to get less expensive
insurance.
Commissioner GRAEVE also asked about the preservation of historic structures in
the Lutheran Legacy area and if there is a process to save them.
Mr. Art explained the historic structures are not a part of the Renewal Plan, but
Urban Renewal funds can be provided to fund any upgrades to the structures.
Commissioner DISNEY asked when the Tax Increment Financing (TIF) will start.
Mr. Art clarified the 25-year plan starts the day after City Council approves it. He
added the Carr Street Plan will be done first then the Lutheran Campus a little later,
just before the sale of the property. Mr. Art added taxes are always be collected in
arrears.
In response to a question about the sale of the truck driving school, Mr. Art
confirmed it was sold and that a new industrial building has been proposed for that
site, which will help remediate blight.
Planning Commission Minutes - 3 –
February 15, 2024
Commissioner SCHELKE, apologized for being late and mentioned he is
concerned about the recreation value at Lutheran and inquired about how alternate
modes of transportation will be incorporated into the site.
Mr. Art stated that what individually happens on the site is not at the purview of
the Urban Renew Authority until TIF money is requested to build something.
Commissioner DITULLIO asked Mr. Art to explain TIF.
Mr. Art gave a quick TIF 101 example of a vacant piece of land in which property
taxes are being paid and is divided up by the County and divvied out to special
districts. Once a building is built on the land there is more property tax to be paid
and that is called the increment. The increment is given to the Urban Renewal
Authority and used to improve Wheat Ridge for a period of 25 years. He added that
agreements will be made with all the special districts.
In response to a question from Commissioner GRAEVE, Mr. Art said there are
currently five existing plan areas.
It was moved by Commissioner MOORE and seconded by Commissioner
DISNEY to adopt Resolution 1-2024, finding the Carr Street Urban Renewal
Plan is in conformance with the Wheat Ridge Comprehensive Plan, Envision
Wheat Ridge.
Motion Approved 7-0.
It was moved by Commissioner QUINN and seconded by Commissioner
KERNS to adopt Resolution 2-2024, finding the Lutheran Legacy Campus
Urban Renewal Plan is in conformance with the Wheat Ridge Comprehensive
Plan, Envision Wheat Ridge.
Motion Approved 7-0.
C. CU Student Research Opportunity, presentation by Jake Carias
Mr. Carias gave a brief presentation on his dissertation regarding The Politics of
Designing Healthy Neighborhoods. He asked the commissioners to participate in a
survey and optional interview regarding health, social values, and their experiences
in their respective neighborhoods. He mentioned that participation is optional.
Commissioner DISNEY asked how they can participate.
Ms. Easley said she will email a link to all the commissioners along with the power
point presentation.
Planning Commission Minutes - 4 –
February 15, 2024
Commissioner KERNS asked how the commissioners can see the results of the
study.
Mr. Carias explained that once the study is produced, he can share a copy with the
participants.
D. Upcoming Dates
Ms. Easley mentioned the next Planning Commission meeting will be held on
March 21. She added that the new Bylaws will go into effect on March 1, and she
reminded the Commissioners about the new rules concerning unexcused absences.
E. Project and Development Updates
Ms. Easley announced the opening of Dutch Bros.; she also mentioned that on
March 11, 38th Avenue will be closed for a week and that the City is working to get
additional business accesses open so as not to interfere with patronizing those
businesses near 38th Avenue.
Commissioner DISNEY was concerned that when these types of closures happen
Balsam Street becomes the connecting street and would like the Police to do some
traffic mitigation to get people to drive slowly.
F. Commissioner Updates
Commissioner GRAEVE mentioned that the Clear Creek Makerspace is scheduled
to open this spring. He added the website is up and running at
clearcreekmakerspace.com and the membership portal is also open.
Commissioner DISNEY would like the community to follow the local speed limits.
Commissioner MOORE said he is happy to be a part of the Planning Commission.
Commissioner QUINN is eagerly awaiting the renovation of Colorado Plus and
added Appleridge Café is also undergoing a renovation.
10. ADJOURNMENT
It was moved by Commissioner QUINN and seconded by Commissioner SCHELKE
to adjourn the meeting at 7:40 p.m. Motion carried 7-0.
_____________________________ _______________________________
Kristine Disney, Vice Chair Tammy Odean, Recording Secretary
Planning Commission 1
Case No. WZ-23-04 / Lutheran Master Sign Plan
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Planning Commission MEETING DATE: March 21, 2024
CASE MANAGER: Stephanie Stevens
CASE NO. & NAME: WZ-23-04 / Lutheran Master Sign Plan
ACTION REQUESTED: Approval of a master sign plan for the hospital campus located in Planning
Area 1 of the Clear Creek Crossing Planned Mixed-Use Development
LOCATION OF REQUEST: 13155 W. 40th Avenue
APPLICANT (S): HDR Architects, Inc. on behalf of Intermountain Health
OWNER (S): Intermountain Health
APPROXIMATE AREA: 1,173,113 square feet (26.93 acres)
PRESENT ZONING: Planned Mixed-Use Development (PMUD)
COMPREHENSIVE PLAN: Regional Commercial
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
Location Map
Site
Planning Commission 2
Case No. WZ-23-04 / Lutheran Master Sign Plan
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
Case No. WZ-23-04 is an application by HDR Architects, Inc., requesting approval of a master sign
plan for the Intermountain Health Lutheran Medical Center hospital campus at Clear Creek Crossing.
The master sign plan proposes a deviation from typical standards to allow for internal directional signs
and larger wall signs, both of which are inherent to a hospital setting. If approved, the Design Pattern
Book will be amended administratively to refer to this master sign plan for Planning Area 1.
Section 26-708.D of the City Code establishes the procedure for master sign plan approval by the
Planning Commission:
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 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 current Lutheran Hospital
campus, Kipling Ridge (at 38th/Kipling), the Corners at Wheat Ridge (at the SWC 38th/Wadsworth),
Applewood Village Shopping Center, Gold’s Marketplace (at 26th/Kipling), and West End 38 (at the
NEC 38th/Wadsworth). Master sign plans are appropriate on these types of developments where
multiple buildings or uses 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,
including medical campuses with multiple street frontages and multiple buildings.
Planning Commission 3
Case No. WZ-23-04 / Lutheran Master Sign Plan
Pursuant to City Code, the development is eligible for a master sign plan because it is over two acres in
size, is under unified control, and includes commercial development.
Architectural Control Committee
An Architectural Control Committee (ACC) was established specifically for this the Clear Creek
Crossing development to ensure compliance with the Design Pattern Book, third-party review,
consistency across the project, and to conduct schematic design review prior to the City’s planning
review. The ACC is comprised of 6 members: 3 appointed by mutual agreement between the
Developer and the City of Wheat Ridge Community Development Director, 2 seats held by the
Developer, and 1 seat held by a City of Wheat Ridge Planning Division staff member.
The ACC has fulfilled the requirement to review this master sign plan two times: first, prior to the
City’s pre-application meeting and second, as part of the City’s referral process. The ACC has
provided written approval of the subject master sign plan as their referral response, provided in Exhibit
6, ACC Approval.
Planning Commission Review
As noted above, per Section 26-708.D, the Planning Commission is the final authority for approval of
a master sign plan. The plan sheets and exhibits that will comprise the recorded master sign plan are
included. Construction details, such as sign permit plans showing exact locations of signs, are not
included for review by Planning Commission and are under review by staff.
II. EXISTING CONDITIONS
The site is located within the Clear Creek Crossing master-planned development and situated northeast
of the intersection of W. 40th Avenue and Clear Creek Drive. The total lot measures approximately
26.93 acres in size (Exhibit 1, Aerial). Clear Creek Crossing was zoned Planned Mixed Use
Development (PMUD) in 2018 with a regulating Outline Development Plan (ODP), Design Pattern
Book and Vision Book (Exhibit 2, Zoning Map and Exhibit 3, Design Pattern Book Excerpts). These
regulatory documents established the allowed uses and development standards for the property,
including sign standards.
The site is considered a part of Planning Area (PA) 1 of the PMUD and is located within Lot 1, Block
1, SCL Health Lutheran Medical Center Subdivision. PA 1 is also called the Mill District denoting this
area as an employment-based subdistrict in the Clear Creek Crossing development. The overall vision
for the 26.93-acre site along I-70 in the development is to create a medical campus to serve Wheat
Ridge residents and the West Metro community. Specific Development Plans were approved for the
hospital in 2021 and Medical Office Building (MOB) in 2023 (Case Nos. WZ-21-01 and WZ-22-06).
Neither SDP included proposed signage because it was understood that a master sign plan would
follow.
III. CASE ANALYSIS
The proposed master sign plan is comprised of six (6) sheets (Exhibit 4, Master Sign Plan).
• Sheet 1 contains signature blocks required for recordation, a vicinity map, and a brief
explanation of the purpose of the document. Signage for the site is expected to comply with the
standards in Chapter 7 of the Clear Creek Crossing Design Pattern Book except as modified by
the master sign plan.
Planning Commission 4
Case No. WZ-23-04 / Lutheran Master Sign Plan
• Sheet 2 includes the proposed signage standards for freestanding signs, wall signs, and canopy
signs.
• Sheets 3 and 4 include a site plan for the entire property, the proposed sign locations, and
details for the freestanding and wall signs.
• Sheets 5 and 6 show the elevations of the buildings with signage locations.
The standards proposed in the master sign plan are summarized below in the order they appear on
sheet 2. For each type of sign, the provided analysis compares the standards proposed in the master
sign plan with the standards that would otherwise apply (from Chapter 7 of the Clear Creek Crossing
Design Pattern Book). All other signage proposed on the property will comply with the Design Pattern
Book and is not represented on this plan; the purpose of the master sign plan is specifically to
document and approve deviations from the underlying sign requirements. The applicant’s letter of
request is provided in Exhibit 5, Applicant Request.
Freestanding Signs
• Allowed vs. Proposed: The Design Pattern Book regulates freestanding signs, but those
standards are intended for retail contexts, to advertise tenants and the Clear Creek Crossing
project as a whole. The master sign plan proposes a new category of freestanding signs that
better aligns with the needs of a hospital campus. In the context of a hospital campus,
directional signs are critical and necessitate a larger size. The master sign plan proposes two
types of directional signs – monument-style and post and panel – which are described in the
table below.
The deviations from the Design Pattern Book are indicated in the table below. Freestanding
sign details with elevations of the directional monument signs are on sheet 2 of the master sign
plan. The new signs are proposed to match, with basic concrete bases.
SIGN TYPE Design Pattern Book/code
ALLOWANCE REQUESTED
Freestanding Signs
Primary Directional
Monument
The Design Pattern Book does
not contemplate internal
directional monument signs.
Max #: 5
Max size: 32 SF
Max height: 7'
Min setbacks: 5' from property lines; and
Within landscaped areas 5' wide or less: 1' from back
of curb and 6" from adjacent sidewalks; or
Within landscaped areas that >5', 2' from back of curb
and 6" from adjacent walks
(continued on next page)
Planning Commission 5
Case No. WZ-23-04 / Lutheran Master Sign Plan
SIGN TYPE Design Pattern Book/code
ALLOWANCE REQUESTED
Freestanding Signs (continued)
Secondary Directional
Monument
The Design Pattern Book does
not contemplate internal
directional monument signs.
Max #: 1
Max size: 23 SF
Max height: 5'
Min setbacks: 5' from property lines; and
Within landscaped areas 5' wide or less: 1' from back
of curb and 6" from adjacent sidewalks; or
Within landscaped areas that >5', 2' from back of curb
and 6" from adjacent walks
Tertiary Directional
Monument Max #: 4
Max size: 12 SF
Max height: 4'
Min setbacks: 5' from property lines; and
Within landscaped areas 5' wide or less: 1' from back
of curb and 6" from adjacent sidewalks; or
Within landscaped areas that >5', 2' from back of curb
and 6" from adjacent walks
Regulatory Directional
Monument Max #: 6
Max size: 14 SF
Max height: 5'
Min setbacks: 5' from property lines; and
Within landscaped areas 5' wide or less: 1' from back
of curb and 6" from adjacent sidewalks; or
Within landscaped areas that >5', 2' from back of curb
and 6" from adjacent walks
Post and Panel Directional Max #: No limit Max #: 5
Max size: 4 SF Max size: 3 SF
Max height: 4' Max height: 9' (with 7’ clearance)
Min setback: None Min setback: None
• Findings: The Design Pattern Book standards for freestanding signs are limiting for the hospital
site which has multiple buildings with multiple uses, designated parking areas for specific uses,
and a designated circulation network for ambulances and emergency vehicles that need to be
clearly signed. The needs of a hospital campus are simply different than the needs of a retail
center. The proposed freestanding signs are intended for directional purposes. Setbacks have
been incorporated to reduce vehicular and pedestrian conflicts, and freestanding signs will be
required to be located outside of sight distance triangles. The height and size of the signs is
reasonable given the size and scale of the development. The freestanding signs will unify the
campus which has multiple buildings and uses and provide the directional guidance that is
needed for efficient and safe circulation.
Planning Commission 6
Case No. WZ-23-04 / Lutheran Master Sign Plan
Wall Signs
• Allowed vs. Proposed: In the Design Pattern Book, wall signs are allowed on building façades
that face a primary entry/exit, public right-of-way, parking areas, and private streets/drives.
Size is limited to one-square foot for every linear foot of the façade to which the sign is affixed
(a 1:1 ratio), equating to the maximum sizes per eligible elevation listed below with no limit on
number of signs so long as size requirements are met. Signs are allowed to project up to 15
inches beyond the building wall. Canopy signs are considered wall signs.
The master sign plan proposes an increased allowance of wall signs in four locations: on the
hospital’s south elevation (containing the primary entrance and visible from I-70 and W. 40th
Avenue), the parking garage east elevation (facing I-70), and the MOB north and south
elevations (which can be seen from Highway 58 and W. 40th Avenue).
To balance the request for larger signs on the most visible facades, the applicant is proposing to
prohibit any signs on other parking garage and MOB facades that are eligible for signage
pursuant to the Design Pattern Book. The proposed wall signs are shown on sheets 4 through 6
of the master sign plan.
The deviations from the Design Pattern Book are indicated in the table below.
SIGN TYPE Design Pattern Book
ALLOWANCE REQUESTED
Wall Signs
Hospital South Elevation Max #: No limit Max #: 3
Max wall sign area: 611 SF Max wall sign area: 900 SF
Max individual sign area: 611 SF Max individual sign area: 715 SF
Parking Garage East Elevation Max #: No limit Max #: 2
Max wall sign area: 219 SF Max wall sign area: 300 SF
MOB North and South Elevations Max #: No limit Max #: No limit
Max wall sign area: 137.5 SF Max wall sign area: 200 SF
Additional Standards N/A
No wall signs allowed on north, south or
west of parking garage
No wall signs allowed on east of MOB
Canopy Signs Max #: 1 Max #: 1
Max. size: 6 SF Max size: 12 SF
Counted towards wall sign
allowance Allowed in addition to wall signs
• Findings: Staff finds that while the size allowance is larger than what the Design Pattern Book
allows, the other restrictions put in place, such as prohibiting signage on other facades and
limiting the number of signs allowed, result in a more visible and cohesive development with
minimal overall impact. The hospital use is unique in that it requires a high level of visibility,
and the hospital campus is surrounded on three sides by major roadways that have a broad
range of sight visibility. The scale and mass of the buildings is larger than the average which
warrants larger signs. All signs that are proposed to be larger than the Design Pattern Book
allows are within a 50% increase and are found to meet the intent of purpose of Section 26-
708.D relating to unification and integration of signage.
Planning Commission 7
Case No. WZ-23-04 / Lutheran Master Sign Plan
The site will comply with the signage standards in Chapter 7 of the Clear Creek Crossing Design
Pattern Book except as modified by the master sign plan. Ultimately, the master sign plan is cohesive
and modestly-sized compared to the overall scale of the development. The additional signs will help
customers access and navigate the site.
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 and is consistent with the intent of the sign code. For these reasons, staff recommends
approval of the master sign plan.
V. SUGGESTED MOTIONS
Option A:
“I move to APPROVE Case No. WZ-23-04, a request for approval of a master sign plan on property
zoned Planned Mixed Use Development (PMUD) located at 13155 W. 40th Avenue, 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 appropriate for a hospital campus which is a unique land use with
unique signage and wayfinding needs.
4. The master sign plan is consistent with the intent of the sign code and Design Pattern Book, and
is appropriate for the context of the development.
With the following condition:
1. The applicant will obtain building permits that comply with the master sign plan prior to
installation of the approved signs.
Option B:
“I move to DENY Case No. WZ-23-04, a request for approval of a master sign plan on property zoned
Planned Mixed Use Development (PMUD) located at 13155 W. 40th Avenue, for the following
reasons:
1.
2. …”
Planning Commission 8
Case No. WZ-23-04 / Lutheran Master Sign Plan
EXHIBIT 1: AERIAL
Planning Commission 9
Case No. WZ-23-04 / Lutheran Master Sign Plan
EXHIBIT 2: ZONING MAP
Planning Commission 10
Case No. WZ-23-04 / Lutheran Master Sign Plan
See attached.
EXHIBIT 3: DESIGN PATTERN
BOOK EXCERPTS
Design Pattern Book
January 2018
Revised – December 2019 – Case No. WZ-19-09
Revised – June 2020 – Case No. WZ-19-10
Revised – October 2023 – Case No. WZ-22-03
23DESIGN PATTERN BOOK23 |
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DESIGN PATTERN BOOK 97
7.2 SIGNAGE FAMILY, CONT.
Sign Type Allowable Planning Areas Max Sign Area Max # Max Sign Height Min. Setback
Landmark ID 1,4,8 900 SF 3 50‐75'30'
Primary Monument 1,3,6 400 SF 5 20'10'
Secondary Monument 1,3,4,6,7 150 SF 8 12'5'
Major Tenant ID 1,2,3,6 150 SF 4 12'5'
Other Tenant 1,2,3,4,5,6,7,8 50 SF 6 8'5'
Project ID 1,3,4 50 SF 4 6'5'
Wayfinding 1,2,3,4,5,6,7,8 25 SF 8 8'5'
Interpretive Trailhead 1,2,6,7 25 SF 4 8'5'
Primary Wall‐Mounted Sign 1,2,3,4,5,6,7,8
1 SF per LF of eligible wall
length
Secondary Wall‐Mounted Sign 1,2,3,4,5,6,7,8 May not exceed primary
Trail or Amenity‐Oriented Wall‐Mounted
Sign 6,7
0.5 SF per LF of eligible wall
length
Under Canopy Sign 1,2,3,4,5,6,7,8 6 SF 1
Projecting Sign 1,2,3,4,5,6,7,8
1 SF per LF of eligible wall
height
Painted & Creative Sign 3,4,6
Same as primary or
secondary
Other Signs
Refer to section 7.0 signage of this document for additional intent, guidelines, and standards
Tenant‐related signs fall within the identified category below and may not exceed a total of 26 tenant‐related signs.
SIGNAGE ALLOWANCE CHART
Building
Signage (Also
see Section 7.5)
(See section 7.5 for wall elibility)
Per City of Wheat Ridge Standards, Chapter 26, Article VII, 26‐701
Tenant related
freestanding
Signs (Also see
Section 7.4)
Other
Freestanding
Signs (Also see
Section 7.4)
N/A N/A
N/A
N/A
Note: The following sign location graphic map in the following Section 7.3 is conceptual and intended to give an idea of the overall sign plan for the site. The
signage allowance chart dictates the total number of signs allowed.
DESIGN PATTERN BOOK 99
7.4 FREESTANDING SIGNS
DESIGN GUIDELINES
• Visibility, location of trees and vegetation, and
compatibility with the surrounding landscaping and
hardscaping should be considered in the placement
and design of signs.
• Sign lighting should be consistent with the lighting of
building elements and storefront lighting.
• Signs adjacent to residential neighborhoods should be
turned off after business hours.
• Sign lighting should be designed to minimize light
pollution, in compliance with dark sky principles.
Pedestrian lights shall be semi-cutoff fixtures at a
minimum.
• Except for Other Tenant signs, all sign types should
have simple, modern, and efficient style that connects
to the sign family and material palette.
• This Chapter of the design Pattern Book is considered
the master sign plan.
DESIGN STANDARDS
• Freestanding signs will consist of the following types of site signage:
• Landmark ID Monument
• Primary Monument
• Secondary Monument
• Project ID Monument
• Major Tenant Sign
• Other Tenant Sign
• Wayfinding Signage
• Interpretive / Trail head Signage
• Landmark ID Monument Signs shall be designed to be visible by traffic along
the adjacent highways, with clear identification of CCC as well as major tenants.
Maximum height of these signs shall be 50 feet, unless the panels are not visible
to nearby highway traffic; Landmark signs may be up to 75 feet and only as tall
as necessary to provide adequate visibility as determined by the Community
Development Director.
• Monument and Project ID signs establish the character and identify of the
development and shall be sited in key locations, primarily at intersections or
important access drives.
• Project ID signs identify the development and shall be sited in key locations,
primarily at intersections or important gateways.
• Major Tenant signs shall include freestanding signs for users >30,000 SF.
• Other Tenant signs shall not be required to connect to the sign family but should
follow all other standards and shall be located on the lot which they advertise.
• All freestanding signs shall be integrated into the streetscape, complementing
items such as plantings, trees, paving patterns, and street furnishings.
• No signs shall obstruct designated sidewalks.
• Designated setback requirements begin at edge of ROW. The materials of
freestanding signs shall be similar or closely related to the materials of the primary
structures.
• Materials should connect to the Clear Creek Crossing palette (Sec 4.0) as
illustrated across the Sign Family, embracing a mix of natural color and material
selections while allowing use of sythetic, composite or laminated materials that
provide a similar look with added durability.
• Variations in design and location from Master Signage Plan are allowed subject to
approval of the Community Development Director.
• All freestanding signs shall contain a consistent design and be comprised of
compatible materials in order to be considered unified.
• All signs must comply with the method of measuring the surface area of the sign
as outlined in Chapter 26 of the Zoning and Development Code.
• All signs must comply with sight triangle requirements as outlined in Chapter 26 of
the Zoning and Development Code.
• Landmark ID, Project ID, and primary monument signs are allowed on
undevelopable sites absent buildings as generally depicted on the signage map
subject to approval of the Community Development Director
• See Section 7.2 for additional standards.
DESIGN INTENT
• Develop freestanding sign family for the site that
allows some flexibility while maintaining a brand
identity for the site that serves to connect the Districts.
• Through materials and color palette, design a
freestanding sign family that is inspired by the natural
and cultural cues that surround the site’s location
• Create a balance in both design and placement of
site signage, so that the Project brand is unique
while the users/tenants logos are prominently placed
appropriately based on relative significance within the
overall development.
CLEAR CREEK CROSSING102
7.4 FREESTANDING SIGNS (CONT.)
MAJOR TENANT MONUMENT
Freestanding signs are associated with large commercial
or employment users, generally greater than 30,000
square feet. Designed to associate with the CCC signage
family, Major Tenant signs provide clear identification
of the tenant along a public street within CCC. Primary
Monument signs will be encouraged to minimize the total
number of Major Tenant signs.
Sign Standards (See Pg. 99 for additional standards)
Maximum area: 150 SF
Maximum height: 12’
Minimum setback: 5’
Maximum number in project: 4
• Major Tenant signs may be submitted in lieu of Primary
and Secondary Monument locations so long as the
cumulative number of primary, secondary, and major
tenant signs does not increase.
• Identification of CCC is required
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
See Sections 7.2 and 7.3 for allowable locations.
OTHER TENANT SIGN
Freestanding ‘Other’ signs are associated with residential,
commercial or employment users. Designed to associate
with the CCC signage family, other tenant signs provide clear
identification of the tenant within the boundaries of the lot,
either on public street or visible from a public street within
CCC. Secondary Monument signs will be encouraged to
minimize the total number if Other Tenant signs.
Sign Standards (See Pg. 99 for additional standards)
Maximum area: 50 SF
Maximum height: 8’
Minimum setback: 5’
Maximum number in project: 6
• Identification of CCC is required
• Signs may be internally illuminated
• Signs must be placed within a landscaped area
Sign Area
• Tenant Cabinet: 45 Sq. Ft.
• Logo and copy: 12 Sq. Ft.
Sign Area
• Tenant Cabinet: 24 Sq. Ft.
• Logo and copy: 6 Sq. Ft.
*Note: Sign detail shown for illustrative purposes only.
Sign standards govern maximum sign area allowances.
See Sections 7.2 and 7.3 for allowable locations.
DESIGN PATTERN BOOK 105
7.5 BUILDING SIGNS
DESIGN GUIDELINES
• Painted signs and other creative signage expressions, including possible unique roof
signage, are encouraged in Vineyard and Harvest Districts only, subject to approval
of ACC and at the sole discretion of the Community Development.
• Building sign lighting should be designed to minimize light pollution, in compliance
with dark sky principles.
• Illuminated signs adjacent to residential neighborhoods and trail or amenity-oriented
signs should be turned off during non-business hours.
DESIGN INTENT
• Identify individual retail shops, anchor tenants,
commercial tenants, or Project with wall mounted
signs as required.
• Intended to be visible from both building entrances
as well as traffic thoroughfares, depending upon
orientation.
• Through materials and style, connects to building
architecture.
• Prioritize legibility and brand recognition, providing
clear identification and direction complementary to
freestanding signage.
DESIGN STANDARDS
• Building signs shall consist of the following types:
• Primary Wall Mounted Tenant Sign
• Secondary Wall Mounted Tenant Sign
• Trail or Amenity-Oriented Wall Mounted Tenant Sign
• Under Canopy Sign
• Projecting Sign
• Total allowable wall sign area shall be determined for each user by calculating
the linear footage of eligible sign frontage. See pages 106 and 107 for additional
standards and wall eligibility.
• In determining wall eligibility, only the footprint of the structure can be used. The
floor area of gas station and drive-thru canopies cannot be applied toward the
freestanding sign allowance.
• Wall sign allowance may be transferred from one eligible primary or secondary
frontage to another (including from primary to secondary) so long as the total size
of secondary signs on a given frontage is less than the total size of all signs on the
primary frontage.
• Building signs shall be constructed of durable materials permanently affixed to an
exterior surface of any building, wall or structure.
• Building signs shall not extend more than 15 inches beyond the wall, with exception
of projecting signs, which are allowed when oriented toward pedestrians.
• Signs placed upon marquees, canopies or awnings shall be considered as signs.
• Sign design shall correspond to a set signage family, with variations allowed subject
to approval of the Community Development Director.
• Building signs located within 300 feet of and/or highly visible from existing residential
uses shall be constructed either with an opaque background and translucent text and
symbols, or with a dark (not white, off-white, light gray, cream or yellow) background
and generally lighter colored text and symbols.
• House or building address number signs shall be consistent with section 26-639 of
the Zoning and Development Code.
CLEAR CREEK CROSSING106
7.5 BUILDING SIGNS (CONT.)
Primary Wall Mounted Tenant Sign Standards:
These signs identify the individual tenants within the building
and are located on the exterior of the building in which the
tenant is located. The side of the building with primary
entry/exit to the tenant space is considered the eligible frontage.
For tenants with a corner entry, the tenant may choose which
side is considered primary. Tenants are permitted multiple signs
on the primary entry/exit facade of the building, as long as the
overall permitted sign area is not exceeded. Total allowable
wall sign area of primary wall-mounted signs shall not exceed
one (1) square foot per linear foot of eligible frontage.
Wall sign allowance may be transferred from one eligible
primary or secondary frontage to another within limitations. See
page 105.
Eligible frontage, primary signs means the side of the building
with primary entry/exit to the tenant space.
Secondary Wall Mounted Tenant Sign
Standards:
Tenants are also permitted secondary wall mounted signs that
may be placed on a non-entrance/exit side of the building that
contains the tenant’s space. Eligible frontages include facades
that face public rights-of-way, parking areas, private streets or
drives. Secondary signs may not exceed the size of primary
signs on the same building meaning that the total size of
secondary signs on a given frontage must be less than the total
size of all signs on the primary frontage.
Wall sign allowance may be transferred from one eligible
primary or secondary frontage to another within limitations. See
page 105.
Eligible frontage, secondary signs means facades that face
public rights-of-way, parking areas, private streets or drives.
Trail or Amenity-Oriented Wall Mounted Tenant
Sign Standards:
Tenants abutting the trail within the Harvest District (PA 6 and
7) are permitted trail or amenity-oriented wall mounted signs
that may be placed on building elevations facing public spaces.
Eligible frontages include any side of a building that faces the
public trail or amenity space. Trail or amenity-oriented signs
may not exceed half of the allowed size of primary signs on the
same building or one-half (0.5) square foot per linear foot of
eligible wall.
Eligible frontage, trail or amenity-oriented signs means any side
of a building that faces the public trail or amenity space.
See Pg. 105 for additional standards.
DESIGN PATTERN BOOK 107
7.5 BUILDING SIGNS (CONT.)
Under Canopy Sign Standards:
In addition to the wall mounted tenant signs, each
tenant is permitted one pedestrian-oriented under
canopy or arcade sign with a maximum area of 6
SF. These under canopy signs are not permitted to
be internally illuminated, must maintain 9’ vertical
clearance above pedestrian walkways, and shall only
contain the tenant name and logo associated with the
space. May use up to 50% of the allowed wall sign
allocation for canopies
Projecting Sign Standards:
Projecting signs are defined as signs affixed to any
building, wall or structure, extending beyond the
building more than 15”. Projecting and wall signs are
not permissible on the same wall. Tenants are allowed
one projecting sign per street frontage per business
and should be oriented toward pedestrians. Sign area
is limited to 1 SF for each foot of height of the building
to which the sign is attached. The maximum height is
the top of the wall or parapet, and signs may not be
roof mounted. The maximum projection is 10’. The
sign must maintain a minimum distance of 7’from the
street frontage or sidewalk.
Painted & Creative Sign Standards:
These signs are expressive and intended to be
used sparingly, in order to maximize impact while
maintaining a tasteful aesthetic at the Project. Limited
to use in the Vineyard and Harvest Districts, artistic
signs shall count toward total allowed sign area for
wall mounted signs. Individual designs are subject
to the approval of the ACC and the Community
Development Director.
See Pg. 105 for additional standards.
Planning Commission 11
Case No. WZ-23-04 / Lutheran Master Sign Plan
See attached.
EXHIBIT 4: MASTER SIGN PLAN
INTERMOUNTAIN HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
A SPECIFIC MASTER SIGN PLAN IN THE CITY OF WHEAT RIDGE, CO
BLOCK 1, LOT 1, SCL HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
SITUATED IN SECTIONS 19, 20, 29, & 30, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PREPARED BY:
PREPARED FOR:
PEAKS REGION
500 ELDORADO BLVD., SUITE 4300
BROOMFIELD, CO 80021
CONTACT: BRUCE FONG
HOSPITAL ARCHITECT:
1670 BROADWAY, SUITE 3400
DENVER, CO 80202
CONTACT: ANDREW SCHWABE
CIVIL AND STRUCTURAL ENGINEER:
MARTIN/MARTIN CONSULTING ENGINEERS
12499 WEST COLFAX AVE.
LAKEWOOD, CO 80215
CONTACT: NICOLE KONTOUR
MOB ARCHITECT:
DAVIS PARTNERSHIP ARCHITECTS
2901 BLAKE ST., SUITE 100
DENVER, CO 80205
CONTACT: ANN H. ADAMS
MECHANICAL, ELECTRICAL,
PLUMBING ENGINEER:
CATOR, RUMA, & ASSOC.
896 TABOR ST.
LAKEWOOD, CO 80401
CONTACT: CRAIG PERRY
MASTER SIGN PLAN
PAGE 1 OF 6
COVER1-1/2” = 4000’
LEGAL DESCRIPTION
LOT 1, BLOCK 1,
SCL HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
26.931 ACRES OR 1,173,113 SQ. FT. +/-
SITE DATA
Current Addresses:
Hospital: 13155 W. 40th Ave., Wheat Ridge, CO 80401
MOB: 12905 W. 40th Ave., Wheat Ridge, CO 80401
Garage: 13051 West 40th Avenue, Wheat Ridge CO 80401
Future Addresses:
Hospital: 12911 W. 40th Ave., Wheat Ridge, CO 80401
MOB: 12905 W. 40th Ave., Wheat Ridge, CO 80401
Garage: 13051 West 40th Avenue, Wheat Ridge CO 80401
CASE HISTORY
WZ-23-04
WZ-22-06
WZ-22-03
MS-21-01
WZ-21-01
WZ-19-01
WZ-19-09
WZ-19-10
MS-19-02
WS-19-04
WS-17-07
WZ-16-07
WS-11-01
WZ-11-02
WZ-11-01
ANX-11-01
SUP-10-01
MS-06-10
MS-06-09
WS-06-01
WZ-06-03
SUP-06-05
SUP-05-04
WZ-05-02
WZ-05-01
SUP-05-01
ANX-05-01
STANDARD NOTES
1 OF 6 COVER SHEET
2 OF 6 SIGN STANDARDS
3 OF 6 FREESTANDING SIGN LOCATION MAP
4 OF 6 WALL AND CANOPY SIGN LOCATION MAP
5 OF 6 BUILDING ELEVATIONS
6 OF 6 BUILDING ELEVATIONS
SHEET INDEX
Bruce Fong, Intermountain Health
1. The site is zoned Planned Mixed Use Development and regulated by the
Clear Creek Crossing PMUD Outline Development Plan, Design Pattern
Book, and Vision Book. The Master Sign Plan shall supersede requir-
ments for site-specific signage, while maintaining unified signage for the
overall Clear Creek Crossing development in compliance with the Design
Pattern Book.
2. The purpose of the Master Sign Plan is to create an integrated plan for the
hospital campus that remains cohesive with Clear Creek Crossing.
3. Any signage not referenced herein shall be subject to compliance with the
Clear Creek Crossing Design Pattern Book.
4. All illuminated signs must apply for and receive an electrical permit.
5. For the purposes of illustration, this Master Sign Plan shows specific sign
copy and dimensions. Sign copy may be changed so long as all future
signage complies with applicable standards set forth in this document per-
taining to number, size, height and setbacks; the Clear Creek Crossing De-
sign Pattern Book, and Chapter 6, Article VII of the Wheat Ridge Sign Code.
6. For the purposes of illustration, this Master Sign Plan shows specific sign
locations.
Sign locations may be adjusted so long as all future signage complies with
applicable standards set forth in this document and the Clear Creek Cross-
ing Design Pattern Book, as applicable.
7. Signs on the interior of the project shall not block sight distance for vehi-
cles using internal streets, parking areas, and drives within the property.
INTERMOUNTAIN HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
A SPECIFIC MASTER SIGN PLAN IN THE CITY OF WHEAT RIDGE, CO
BLOCK 1, LOT 1, SCL HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
SITUATED IN SECTIONS 19, 20, 29, & 30, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PREPARED BY:
PREPARED FOR:
PEAKS REGION
500 ELDORADO BLVD., SUITE 4300
BROOMFIELD, CO 80021
CONTACT: BRUCE FONG
HOSPITAL ARCHITECT:
1670 BROADWAY, SUITE 3400
DENVER, CO 80202
CONTACT: ANDREW SCHWABE
CIVIL AND STRUCTURAL ENGINEER:
MARTIN/MARTIN CONSULTING ENGINEERS
12499 WEST COLFAX AVE.
LAKEWOOD, CO 80215
CONTACT: NICOLE KONTOUR
MOB ARCHITECT:
DAVIS PARTNERSHIP ARCHITECTS
2901 BLAKE ST., SUITE 100
DENVER, CO 80205
CONTACT: ANN H. ADAMS
MECHANICAL, ELECTRICAL,
PLUMBING ENGINEER:
CATOR, RUMA, & ASSOC.
896 TABOR ST.
LAKEWOOD, CO 80401
CONTACT: CRAIG PERRY
MASTER SIGN PLAN
PAGE 2 OF 6
SIGN STANDARDS
Sign Standards
Sign Type De fini�on Re qui re me nts
Fre e standing
Primary Monume nt
Se condary Monume nt
Primary Dire c�onal Monument
Maximum numbe r: 5
Maxi mum size : 32 SF
Maxi mum he i ght: 7'
Minimum se tback: 5' f rom prope rty lines,
Within landscaped areas 5' wide or less: 1' from back of curb and 6"
from adjacent sidewalk. Within landscaped areas that >5', 2' from back
of curb and 6" from adjacent walks
Se condary Dire c�onal Monument
Maxi mum numbe r: 1
Maxi mum size : 23 SF
Maxi mum he ight: 5'
Minimum se tback:
Te r�ary Di re c�onal Monument
Maximum numbe r: 4
Maximum si ze : 12 SF
Maxi mum He i ght: 4'
Minimum se tback:
Re gulatory Dire c�onal Monument
Maxi mum numbe r: 6
Maxi mum size : 14 SF
Maxi mum he ight:
Minimum se tback:
Post and Pane l Di re c�onal Si gns
A f re e standi ng si gn, typi cal l y l ocate d i n cl ose prox i mi ty to an
e ntrance or se rvi ce de s�na�on, not l ocate d wi thi n the publ i c stre e t
ri ght-of -way, provi di ng ne ce ssary di re c�onal i nf orma�on to motor
ve hi cl e ope rators or pe de stri ans, such as e ntrance , e x i t, parki ng
l i mi ta�ons or l oca�on of onsi te bui l di ngs or f aci l i �e s. Di re c�onal
si gns shal l be cl e arl y i nci de ntal to the pri mary si gnage on a
prope rty, i n both he i ght and si gn are a.
Maxi mum numbe r: 5
Maxi mum size : 3 SF
Maximum he ight: 9'
Mi ni mum se tback: 0'
Minimum he ight cl e arance : 7'
W al l Signs
Canopy Signs
A si gn mounte d to a roof -l i ke structure se rvi ng the purpose of
prote c�ng ve hi cl e s and/or pe de stri ans and whi ch may be
f re e standi ng or a�ache d to a bui l di ng, i s provi de d wi th supports,
and i s ope n on thre e (3) si de s i f a�ache d and on al l si de s i f
f re e standi ng.
Maxi mum numbe r: 1
Maxi mum size : 12 SF
Maxi mum he ight: 9'
Minimum se tback: 0'
Minimum he ight cl e arance : 7'
Addre ss Si gns
A ddi �onal Standards:
Si gns are pe rmi �e d to be i l l umi nate d subj e ct to approval of a si gn pe rmi t and e l e ctri cal pl ans.
Fre e standi ng si gns shal l compl y wi th si ght di stance re qui re me nts pursuant to Se c�on 26-603 of the Whe at Ri dge Code of Law s.
Fre e standi ng si gns shal l not obstruct e ase me nts unl e ss approval i s obtai ne d f rom the e ase me nt hol de r.
Fre e standi ng si gns shal l be pl ace d wi thi n l andscape d are as.
To compl y wi th Ch. 26, A r�cl e V II of the Ci ty Si gn Code
To compl y w i th Ch. 7 of the Cl e ar Cre e k Crossi ng De si gn Pa�e rn Book
To compl y w i th Ch. 7 of the Cl e ar Cre e k Crossi ng De si gn Pa�e rn Book
The largest f re e standi ng si gn, typi cal l y l ocate d at maj or de ci si on
poi nts along public roadways, not l ocate d w i thi n the publ i c stre e t
ri ght-of -w ay, provi di ng ne ce ssary di re c�onal i nf orma�on to motor
ve hi cl e ope rators or pe de stri ans, such as e ntrance , e x i t, parki ng
l i mi ta�ons or l oca�on of onsi te bui l di ngs or f aci l i �e s. Di re c�onal
si gns shal l be cl e arl y i nci de ntal to the pri mary si gnage on a
prope rty, i n both he i ght and si gn are a.
The second-largest f re e standi ng si gn, typi cal l y l ocate d at secondary
de ci si on poi nts along public roadways and within the campus, not
l ocate d w i thi n the publ i c stre e t ri ght-of -way, provi di ng ne ce ssary
di re c�onal i nf orma�on to motor ve hi cl e ope rators or pe de stri ans,
such as e ntrance , e x i t, parki ng l i mi ta�ons or l oca�on of onsi te
bui l di ngs or f aci l i �e s. Di re c�onal si gns shal l be cl e arl y i nci de ntal to
the pri mary si gnage on a prope rty, i n both he i ght and si gn are a.
The third-largest f re e standi ng si gn, typi cal l y l ocate d at ter�ary de -
ci si on poi nts within the campus, not l ocate d wi thi n the publ i c
stre e t ri ght-of -w ay, provi di ng ne ce ssary di re c�onal i nf orma�on to
motor ve hi cl e ope rators or pe de stri ans, such as e ntrance , e x i t,
parki ng l i mi ta�ons or l oca�on of onsi te bui l di ngs or f aci l i �e s.
Di re c�onal si gns shal l be cl e arl y i nci de ntal to the pri mary si gnage
on a prope rty, i n both he i ght and si gn are a.
A regulatory si gn, typi cal l y l ocate d within the campus where warn-
ings are required, not l ocate d wi thi n the publ i c stre e t ri ght-of -w ay,
provi di ng ne ce ssary di re c�onal i nf orma�on to motor v e hi cl e ope r-
ators or pe de stri ans, such as e ntrance , e x i t, parki ng l i mi ta�ons or
l oca�on of onsi te bui l di ngs or f aci l i �e s. Di re c�onal si gns shal l be
cl e arl y i nci de ntal to the pri mary si gnage on a prope rty, i n both
he i ght and si gn are a.
NOTE: Canopy sign permi�ed in addi�on to wall signs.
A si gn constructe d of durabl e mate ri al s or pai nte d and whi ch i s
pe rmane ntl y affi x e d to an e x te ri or surf ace of any bui l di ng, wal l or
structure and whi ch doe s not e x te nd more than fi �e e n (15) i nche s
be yond the bui l di ng wal l , e x ce pt that si gnage pl ace d upon
marque e s, canopi e s or awni ngs shal l be consi de re d as wal l si gns.
Hospital South Eleva�on
Maxi mum numbe r: 3
Maximum wall sign area: 900 SF.
No single sign can be larger than 715 SF.
Parking Garage East Eleva�on
Maxi mum numbe r: 2
Maximum wall sign area: 300 SF.
MOB North & South Eleva�ons
Maxi mum numbe r: No Limit
Maximum wall sign area per
eleva�on: 200 SF.
5' f rom prope rty lines,
5' f rom prope rty lines,
5' f rom prope rty lines,
5'
Addi�onal Standards:
1.Wall signs shall not be permi�ed on the north, south, or west
eleva�ons of the parking garage nor the easteleva�on of the MOB.
2.All other wall signs comply with Ch. 7 of the Clear Creek Crossing
Design Pa�ern Book.
Within landscaped areas 5' wide or less: 1' from back of curb and 6"
from adjacent sidewalk. Within landscaped areas that >5', 2' from back
of curb and 6" from adjacent walks
Within landscaped areas 5' wide or less: 1' from back of curb and 6"
from adjacent sidewalk. Within landscaped areas that >5', 2' from back
of curb and 6" from adjacent walks
Within landscaped areas 5' wide or less: 1' from back of curb and 6"from adjacent sidewalk. Within landscaped areas that >5', 2' from backof curb and 6" from adjacent walks
0 50’100’200’
INTERMOUNTAIN HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
A SPECIFIC MASTER SIGN PLAN IN THE CITY OF WHEAT RIDGE, CO
BLOCK 1, LOT 1, SCL HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
SITUATED IN SECTIONS 19, 20, 29, & 30, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PREPARED BY:
PREPARED FOR:
PEAKS REGION
500 ELDORADO BLVD., SUITE 4300
BROOMFIELD, CO 80021
CONTACT: BRUCE FONG
HOSPITAL ARCHITECT:
1670 BROADWAY, SUITE 3400
DENVER, CO 80202
CONTACT: ANDREW SCHWABE
CIVIL AND STRUCTURAL ENGINEER:
MARTIN/MARTIN CONSULTING ENGINEERS
12499 WEST COLFAX AVE.
LAKEWOOD, CO 80215
CONTACT: NICOLE KONTOUR
MOB ARCHITECT:
DAVIS PARTNERSHIP ARCHITECTS
2901 BLAKE ST., SUITE 100
DENVER, CO 80205
CONTACT: ANN H. ADAMS
MECHANICAL, ELECTRICAL,
PLUMBING ENGINEER:
CATOR, RUMA, & ASSOC.
896 TABOR ST.
LAKEWOOD, CO 80401
CONTACT: CRAIG PERRY
MASTER SIGN PLAN
PAGE 3 OF 6
FREESTANDING SIGN
LOCATION MAP
FREESTANDING SIGNS
PRIMARY DIRECTIONAL MONUMENT - 7’ H X 4.5’ W
SECONDARY DIRECTIONAL MONUMENT - 5’H X 4.5’ W
TERTIARY DIRECTIONAL MONUMENT - 4’ H X 3’ W
REGULATORY DIRECTIONAL MONUMENT - 5’ H X 2.75’ W
LEGEND
NOTES:
1. FOR THE PURPOSES OF ILLUSTRATION, THIS MASTER SIGN PLAN SHOWS SPECIFIC SIGN COPY AND
DIMENSIONS. SIGN COPY MAY BE CHANGED SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE
STANDARDS SET FORTH IN THIS DOCUMENT PERTAINING TO NUMBER, SIZE, HEIGHT, AND SETBACKS; THE CLEAR
CREEK CROSSING DESIGN PATTERN BOOK, AND CHAPTER 6, ARTICLE VII OF THE WHEAT RIDGE SIGN CODE.
2. FOR THE PURPOSES OF ILLUSTRATION, THIS MASTER SIGN PLAN SHOWS SPECIFIC SIGN LOCATIONS.
SIGN LOCATIONS MAY BE ADJUSTED SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH
APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND THE CLEAR CREEK CROSSING DESIGN
PATTERN BOOK, AS APPLICABLE.
SITE TRIANGLE
AASHTO SITE TRIANGLE
SITE TRIANGLES
A FUTURE RTD BUS PULL-OUT IS BEINGCONTEMPLATED NEAR THIS LOCATION. MPACTED SIGNS MAY BE RELOCATEDIN NEAR PROXIMITY TO WHAT IS SHOWNON THIS PLAN.IF LOCATED IN CDOT ROW, CDOT APPROVALSHALL BE REQUIRED.
T
T
T
T
PROPERTY LINE
SIGHT TRIANGLE
AASHTO SIGHT TRIANGLE
T
T
T
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VALET LANE VALET LANE
AM
B
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K
A SPECIFIC DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE, CO
BLOCK 1, LOT 1, SCL HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
SITUATED IN SECTIONS 19, 20, 29, & 30, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
1. ROW TREES TO BE PROVIDED BY MASTER DEVELOPER
2. TREE CANOPIES WILL BE PRUNED TO A MINIMUM CLEARANCE OF 13'-6"
OVER ANY FIRE LANES. THE FULL WIDTH OF THE FIRE LANE SHALL BE
CLEAR OF ANY LANDSCAPE MATERIAL UP TO 13'-6" IN HEIGHT.
SIGHT TRIANGLE
AASHTO SIGHT TRIANGLE
NOTES
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
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Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
Container
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Container
Container
Container
NORTH
AA
D
D
D
D D
B
A
A
A
A
B
C
D
A
B
C
D
C
D D
AREA = 31.5 SF
ACRYLIC AND ALUMINUM PAINTED
SIGN CABINET WITH CHANGEABLE COPY
A B
HospitalEntrance Drop-Off Valet
Medical Office Drop-Off
Outpatient Surgery
Drop-Off
Garage
Clear Creek Dr.
7'
-
0
"
4'-6"
AREA = 22.5 SF
ACRYLIC AND ALUMINUM PAINTED
SIGN CABINET WITH CHANGEABLE COPY
A B
W 40th Drive
Clear Creek Dr.
Deliveries Exit
Clear Creek Dr.
W 40th Drive
5'
-
0
"
4'-6"
ACRYLIC AND ALUMINUM PAINTED
SIGN CABINET WITH CHANGEABLE COPY
ACRYLIC AND ALUMINUM PAINTED
SIGN CABINET WITH CHANGEABLE COPY
AREA = 12 SF
A B
Deliveries
4'
-
0
"
3'-0"
AREA = 13.75 SF
Ambulance
and
Deliveries
Only
Beyond
This Point
2'-9"
5'
-
0
"
611'-4"
43
1
'
-
1
"
21
9
'
-
1
-
1
/
2
"
137'-6-1/2"
22
9
’
-
8
”
137'-5 1/4"
D
C
C
SCALE: 1” = 100’-0’
SCALE: 1/64” = 1’C1 HOSPITAL EXTERIOR ELEVATIONS - SOUTH
SCALE: 1/64” = 1’C5 HOSPITAL EXTERIOR ELEVATIONS - EAST
SCALE: 1/64” = 1’B1 HOSPITAL EXTERIOR ELEVATIONS - NORTH
SCALE: 1/16” = 1’A1 PARKING GARAGE EXTERIOR ELEVATIONS - GARAGE EAST
SCALE: 1/64” = 1’B5 HOSPITAL EXTERIOR ELEVATIONS - WEST
SCALE: 1/64” = 1’A5 PARKING GARAGE EXTERIOR ELEVATIONS - SOUTH
4
2
2
5
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02/25/2022
14'-5"
5'
-
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"
INTERMOUNTAIN HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
A SPECIFIC MASTER SIGN PLAN IN THE CITY OF WHEAT RIDGE, CO
BLOCK 1, LOT 1, SCL HEALTH LUTHERAN MEDICAL CENTER AT CLEAR CREEK CROSSING
SITUATED IN SECTIONS 19, 20, 29, & 30, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PREPARED BY:
PREPARED FOR:
PEAKS REGION
500 ELDORADO BLVD., SUITE 4300
BROOMFIELD, CO 80021
CONTACT: BRUCE FONG
HOSPITAL ARCHITECT:
1670 BROADWAY, SUITE 3400
DENVER, CO 80202
CONTACT: ANDREW SCHWABE
CIVIL AND STRUCTURAL ENGINEER:
MARTIN/MARTIN CONSULTING ENGINEERS
12499 WEST COLFAX AVE.
LAKEWOOD, CO 80215
CONTACT: NICOLE KONTOUR
MOB ARCHITECT:
DAVIS PARTNERSHIP ARCHITECTS
2901 BLAKE ST., SUITE 100
DENVER, CO 80205
CONTACT: ANN H. ADAMS
MECHANICAL, ELECTRICAL,
PLUMBING ENGINEER:
CATOR, RUMA, & ASSOC.
896 TABOR ST.
LAKEWOOD, CO 80401
CONTACT: CRAIG PERRY
MASTER SIGN PLAN
PAGE 5 OF 6
BUILDING ELEVATIONS
ELEVATION SHOWN FOR CONTEXT ONLY. ALL SIGNS ON HOSPITAL WEST ELEVATION TO COMPLY WITH DESIGN PATTERN BOOK.
ELEVATION SHOWN FOR CONTEXT ONLY. NO WALL SIGNS PROPOSED ON GARAGE SOUTH ELEVATION.
ELEVATION SHOWN FOR CONTEXT ONLY. ALL SIGNS ON HOSPITAL NORTH ELEVATION TO COMPLY WITH DESIGN PATTERN BOOK.
NOTES:
1. FOR THE PURPOSES OF ILLUSTRATION, THIS MASTER SIGN PLAN SHOWS SPECIFIC SIGN COPY AND DIMENSIONS. SIGN COPY MAY BE CHANGED SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH APPLICABLE
STANDARDS SET FORTH IN THIS DOCUMENT PERTAINING TO NUMBER, SIZE, HEIGHT, AND SETBACKS; THE CLEAR CREEK CROSSING DESIGN PATTERN BOOK, AND CHAPTER 6, ARTICLE VII OF THE WHEAT RIDGE SIGN CODE.
2. FOR THE PURPOSES OF ILLUSTRATION, THIS MASTER SIGN PLAN SHOWS SPECIFIC SIGN LOCATIONS. SIGN LOCATIONS MAY BE ADJUSTED SO LONG AS ALL FUTURE SIGNAGE COMPLIES WITH
APPLICABLE STANDARDS SET FORTH IN THIS DOCUMENT AND THE CLEAR CREEK CROSSING DESIGN PATTERN BOOK, AS APPLICABLE.
3. SOUTH AND WEST ELEVATIONS FOR THE PARKING GARAGE HAVE BEEN EXCLUDED BECAUSE THERE ARE NO WALL SIGNS PROPOSED OR PERMITTED ON THE GARAGE SOUTH AND WEST ELEVATIONS.
F F
E
G
I
ELEVATION SHOWN FOR CONTEXT ONLY. ALL SIGNS ON HOSPITAL EAST ELEVATION TO COMPLY WITH DESIGN PATTERN BOOK.
13051
14'-5"
5'
-
0
"
30
'
-
1
1
"
23'-0"
17
'
-
3
3/4
"
1'
-
1
0
"
17'-9 1/2"
9'
-
2
"
611’-4”431’-1”
431’-1”611’-4”
13'-4 3/4"
32'-0"
219’-1-1/2”
137’-6-1/2”
Planning Commission 12
Case No. WZ-23-04 / Lutheran Master Sign Plan
EXHIBIT 5: APPLICANT LETTER
OF REQUEST
Planning Commission 13
Case No. WZ-23-04 / Lutheran Master Sign Plan
EXHIBIT 6: ACC APPROVAL
LETTER
MEETING DATE: March 21, 2024
TITLE: AN ORDINANCE AMENDING SECTION 26-109 OF THE WHEAT RIDGE
CODE OF LAWS CONCERNING PUBLIC HEARING LETTER NOTICE
CASE NO. ZOA-24-03
PUBLIC HEARING CODE CHANGE ORDINANCE
Case Manager: Jana Easley
Date of Preparation: March 4, 2024
______________________________________________________________________________
SUMMARY:
Prior to a public hearing for a quasi-judicial application, the zoning code requires that notice of the
hearing be sent by letter to owners and occupants within 600 feet of the subject property. City
Council recently discussed the requirements and practice associated with letter notice and directed
staff to increase this radius to 1000 feet.
Notice for this public hearing was provided pursuant to the Code of Laws.
BACKGROUND:
For several years, City Council and staff have prioritized improvements in public information and
engagement. This has included several changes related to public notice associated with private
development and quasi-judicial hearings. Changes in practice and in code are summarized below.
These changes have improved the City’s ability to inform and engage the public by providing
more options and by better aligning with best practice.
Code Updates
Public notice is a critical legal requirement for a variety of development-related applications.
Notice requirements for public hearings are detailed in Charter Section 5.10 and Code Section 26-
109 which stipulate four types of notice for public hearings: sign notice, letter notice, publication
in a newspaper, and publication on the City’s website.
Letter notice has been expanded in two ways through recent code amendments:
Letter notice for public hearings was expanded from 300 to 600 feet in October 2020. This
was discussed at length in a study session in August 2020. See Exhibit 2, Staff Memo from
August 3, 2020. At that time, the mailing radii for similar notice forms in other
communities was reviewed and ranged from 200 to 1000 feet. A 600-foot distance was
determined to be appropriate in part because it extends approximately two blocks in width.
The change from 300 to 600 feet also aligned the distance for public hearing notice with
the distance used for neighborhood meetings which was historically 600 feet.
PLANNING COMMISSION
LEGISLATIVE ITEM STAFF REPORT
ZOA-24-03 / Letter Notice 2
Letter notice was expanded to include owners and occupants in November 2021. This
topic was discussed in a study session in August 2021, at which time the Council
acknowledged a stakeholder’s right to information regardless of their status as an owner or
renter. This practice is rare among peer communities but an increasingly best practice.
When the review process for subdivisions was modified in September 2023, letter notice
was added as a code requirement such that letters are sent to property owners and
occupants within 600 feet of a subdivision which is two (2) acres or greater in size. This
notice provides information on the zoning, permitted uses, subdivision approval, and the
status of potential development resulting from subdivision.
Sign notice was improved and expanded in October 2020 as well:
Public hearing posting signs were increased from one per street frontage to instead be
based on the length of the property frontage and based on the parcel configuration.
Applications comprised of multiple parcels or subject properties wider than 200 feet have
at least two signs per street frontage. Larger properties require one sign per 400 feet of
street frontage.
Posting signs were also redesigned in late 2020 to reduce clutter, provide key information
more clearly, and to include a QR code for more information.
New Practices
In addition to codified changes, the City has instituted several tools that improve public
engagement options and provide information more readily:
Wheat Ridge Speaks was adopted in November 2019. The platform was originally
discussed in a study session in October 2019 at which Council and staff agreed with the
need to provide more inclusive public hearings. Wheat Ridge Speaks does not replace the
public hearing but augments the public’s ability to participate by providing a convenient,
online location for reviewing meeting agenda packets and submitting comments. The
platform was originally adopted only for development-related cases but was adopted for
the full Council agenda in March 2020 because of the COVID-19 pandemic. The site has
over 2,000 users annually with a peak of 6,686 users in 2022.
Zoom technology was implemented for public hearings in March 2020 due to the COVID-
19 pandemic. It was decisively retained after the pandemic to enable a hybrid meeting
format. Zoom allows the public to join meetings remotely online or by phone to provide
public comment. This provides the public with an alternative to attending in person and
having to wait until the agenda item of interest to them.
An interactive online development map was recently launched on November 1, 2023
allowing the public to look up and learn about private development in various stages:
under review, pending hearing, approved, and under construction. Dubbed the “Projects &
Property Map,” the online map allows residents to look up key details of mid- to large-size
projects and find more information either online or through staff contact. Delayed by the
2022 cyber security incident, the recent launch of the map responds to a Council strategic
priority and to the public’s desire for more self-serve information.
Recent Policy Direction
In a November 20, 2023 study session, City Council discussed these public notice requirements
and procedures. Council requested the discussion based on a specific zone change processed near
ZOA-24-03 / Letter Notice 3
44th and Wadsworth which raised concerns about the radius for mailed letter notice. Several
options were presented in the staff memo and discussed in the meeting.
Ultimately, Council provided the following direction:
Expand the letter notice from 600 feet to 1000 feet for neighborhood meetings and public
hearings.
Share the mailing cost of letter notice with applicants.
Revisit mailing language to ensure that it clearly communicates not only the specific
request but also any other relevant information that helps the public to understand the
context and development potential.
PROPOSED ORDINANCE:
The noticing requirements associated with public hearings are contained within Section 26-109 of
the Code of Laws. The attached ordinance amends the letter notice from 600 to 1000 feet for
neighborhood meetings and public hearings. This would mean increased notice for the following
types of meetings and applications:
Neighborhood meetings:
Special Use Permit
Zone Change
Concept Plan (for sites 10 acres or larger)
Outline Development Plan
Public hearings:
Special Use Permit
Zone Change
Outline Development Plan
Specific Development Plan
Type II Subdivision
Planning Building Group
Master Sign Plan
Right-of-Way Vacations
Historical Designation
The November 2023 Council discussion focused on case types reviewed by the Planning
Commission and City Council. In preparing the ordinance, staff discussed applications heard
before the Board of Adjustment. These include variance requests and temporary use permits. The
nature of these applications is significantly more localized in nature. Therefore, the draft ordinance
(see Exhibit 1, Proposed Ordinance) proposes retaining the existing mailing radius of 600 feet
which coincides with a distance of one to two blocks.
RECOMMENDED MOTION:
“I move to recommend approval of the proposed ordinance amending Section 26-109 of the Wheat
Ridge Code of Laws concerning public hearing letter notice.”
ZOA-24-03 / Letter Notice 4
Exhibits:
1. Proposed Ordinance
2. Staff Memo from August 3, 2020, City Council Study Session
EXHIBIT 1: PROPOSED ORDINANCE
CITY OF WHEAT RIDGE, COLORADO
INTRODUCED BY COUNCIL MEMBER ___________
COUNCIL BILL NO. _______
ORDINANCE NO. _________
Series 2024
TITLE: AN ORDINANCE AMENDING SECTION 26-109 OF THE WHEAT RIDGE
CODE OF LAWS CONCERNING PUBLIC HEARING LETTER NOTICE
WHEREAS, the City of Wheat Ridge is a home rule municipality having all powers
conferred by Article XX of the Colorado Constitution; and
WHEREAS, pursuant to its home rule authority and C.R.S. § 31-23-101, the City,
acting through its City Council (the “Council”), is authorized to adopt ordinances for the
protection of the public health, safety, or welfare; and
WHEREAS, in the 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, the Council recognizes that from time to time the City’s zoning code
needs to be updated; and
WHEREAS, the Council finds that expanded letter notice for public hearings is
necessary and appropriate.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WHEAT RIDGE, COLORADO:
Section 1. Subsection 26-109.A.1 of the Wheat Ridge Code of Laws, concerning
letter notice for neighborhood meetings is amended as follows:
A. Pre-application neighborhood meeting. Prior to submitting any application, for
approval which requires a neighborhood meeting under the provisions of section 26-
106, Review process chart, an applicant shall be required to do the following:
1. Applicant shall, by first class mail or by pamphlet or flyer personally delivered,
notify all property owners and occupants within six hundred (600) one
thousand (1,000) feet of the area subject to the land use application of a
meeting to be held, at a time and place selected by the applicant but
reasonably convenient both to the applicant and those property owners and
occupants notified, for the purpose of allowing the applicant to present to said
parties the nature, character and extent of the action requested by the
applicant, and further to allow said parties to give input to the applicant
regarding said proposal.
Section 2. Section 26-109.D of the Wheat Ridge Code of Laws, concerning letter
notice for public hearings is amended as follows:
D. Letter notice. At least fifteen (15) days prior to any public hearing which requires
notification by letter, the director of community development shall cause to be sent,
by first class mail, a letter to adjacent property owners and occupants within six
hundred (600) one thousand (1,000) feet of the property under consideration and to
property owners and occupants of property included within the area under
consideration. As an exception, the mailing radius for applications heard before
the board of adjustment per section 26-115 shall be six hundred (600) feet.
The letters shall specify the kind of action requested; the hearing authority; the time,
date and location of hearing; and the location of the parcel under consideration by
address or approximate address. Failure of a property owner or occupant to receive
a mailed notice will not necessitate the delay of a hearing by the hearing authority
and shall not be regarded as constituting inadequate notice.
Section 3. Fee Schedule. The 2024 fee schedule shall be updated to share
the cost of the mailing between the City and the applicant.
Section 4. 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 5. Effective Date. This Ordinance shall take effect fifteen (15) days
after final publication, as provided by Section 5.11 of the Charter. All mailings on and after
the effective date shall comply with the updated mailing radius.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of ___ to ___
on this ____ day of _____________2024, ordered published by title and in full on the
City’s website as provided by the Home Rule Charter, and Public Hearing and
consideration on final passage set for ______________, 2024, at 6:30 p.m., as a virtual
meeting and in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge,
Colorado.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by
a vote of ___ to ___, this __ day of ________________, 2024.
SIGNED by the Mayor on this _____ day of _______________, 2024.
_______________________________
Bud Starker, Mayor
ATTEST:
_________________________
Stephen Kirkpatrick, City Clerk
Approved as to Form
_________________________
Gerald E. Dahl, City Attorney
First Publication:
Second Publication:
Jeffco Transcript
Effective Date:
Published:
Jeffco Transcript and www.ci.wheatridge.co.us
Memorandum
TO: City Council and Mayor
THROUGH: Patrick Goff, City Manager
FROM: Ken Johnstone, Community Development Director
Lauren Mikulak, Planning Manger
DATE: July 20, 2020 (for August 3, 2020 study session)
SUBJECT: Legal Notice for Public Hearings for Planning and Development Items
PURPOSE
Public notice is a critical legal requirement for a variety of zoning and subdivision cases. The
City’s Charter and Code of Laws establish legal notice requirements not only for the purpose of
informing the public on proposed developments, but also to protect the due process rights of
stakeholders. The extent of notice generally corresponds to the level of review and impact with
the highest level of notice required for those applications which require public hearings.
In April 2020, members of Council requested that staff prepare a study session item that
addresses a few targeted issues related to public notice. Specifically, these issues relate to the
sign and letter notice associated with public hearings. This memo is organized as follows:
Current Notice Requirement for Public Hearings
Analysis of Sign and Letter Notice Procedures
Future Opportunities
BACKGROUND
Current Notice Requirements for Public Hearings
Notice requirements for public hearings are described in Charter Section 5.10 and Code Section
26-109. The Charter requirements are specific to zone changes, and the code section applies to all
quasi-judicial public hearings associated with planning and development items. This includes a
variety of case types before a variety of deciding bodies:
Type of Request
Public Hearing Body
City
Council
Planning
Commission
Board of
Adjustment
Zone change D R
Special use permit D
Major subdivision D R
Minor subdivision D
Specific development plan D
Planned Building Group D
Master Sign Plan D
Variance D
R = Recommend to Council
D = Decide upon request
2
In combination, Charter Section 5.10 and Code Section 26-109 stipulate four types of notice for
public hearings related to zoning and subdivision and prescribes the duration and content of notice.
The Code sections have been minimally changed in recent years. The last substantive change to
26-109 was in 2014 to increase the number of days for posted and letter notice from 10 days to
15 days.
Sign Notice (Sec. 26-109.C and Charter 5.10)
Posted for 15 consecutive days (includes the day of the posting and the day of the hearing)
One sign per street frontage
Required to be within property boundaries
Must be visible from street, legible, and maintained in good condition
Minimum size is 22” x 28” posted at a height of 30” to 72”
Sign must include: the request; reviewing body; time, date and location of hearing; and the
location/address of the subject property (for zone changes only, the Charter also requires
this statement: “specific plans for the proposed changes are available for inspection at the
Wheat Ridge City Hall”)
Letter Notice (Sec. 26-109.D)
Sent 15 days before the hearing by first class mail
Sent to property owners within 300 feet of the boundary of the subject property
Letter must include: the request; reviewing body; time, date and location of hearing; and the
location/address of the subject property
Newspaper Notice (Sec. 26-109.B and Charter 5.10)
Published at least 15 days before a zone change hearing and at least 10 days before other
hearing types
Published in a newspaper of general circulation
The Clerk’s Office typically publishes in the Wheat Ridge Transcript (now Jeffco
Transcript) for which the publishing deadlines are several days before distribution;
publications are occasionally printed in the Denver Post
Newspaper notice must include: the request; reviewing body; time, date and location of
hearing; and the location/address of the subject property (for zone changes only, the Charter
requires the legal description in the newspaper and also requires this statement: “specific
plans for the proposed changes are available for inspection at the Wheat Ridge City Hall”)
Web Notice (Sec. 26-109.B)
Published at least 10 days before the hearing
Located on the City’s Legal Notices page on the website
Web must include: the request; reviewing body; time, date and location of hearing; the
location/address of the subject property; and the legal description
No single method of notice can capture all possible audiences and there are strengths and
weaknesses to each type of notice. In addition to these codified requirements, the public can find
information on upcoming hearings on the City’s online calendar, on the Wheat Ridge Speaks site,
and on the public notice posting board at City Hall (formerly in the lobby and now outside the front
door).
3
Analysis of Sign and Letter Notice Procedures
The specific discussion items requested for this study session relate to the size of posting signs,
the location of posting signs, and the distance of letter notification. Staff has analyzed the City’s
requirements and practice, other community requirements and practice, and specific examples in
Wheat Ridge.
Size of Sign
As noted above the minimum size for a posting sign is 22 x 28. Most communities do not codify
a minimum size, but Wheat Ridge size requirements appear to be similar to the signs of other
communities.
The purpose of posted notice is to capture the attention of passing pedestrian or vehicular traffic,
so the critical design feature of posting signs may be less about the size and more about the
overall design: Does it catch your attention? Is it legible? Does it clearly communicate the
message?
An image of a recent sign posting is shown in Attachment 1. The City’s posting signs have not
changed in design in at least two decades. While the yellow and red may be visible, the sign
content is cluttered and could be improved.
Staff does not recommend any change to the code as it pertains to the size of sign, but does
recommend a redesign of posting signs to better achieve the purpose of posted notice.
Location of Sign
As noted above, posting signs must be located within the subject property boundaries and must
have at least one sign per street frontage. These requirements are common in other jurisdictions
as well.
Staff does not recommend that signs be located off-premise to avoid confusion about the location
of the subject property. Likewise, staff does not recommend that all individual lots within a
subject property contain a sign as this too could create confusion about the scope of a change
being requested in a given land use application.
The goal of the sign location requirements is to maximize the opportunity for affected people to
see the sign and become aware of the proposal. Generally, this means that the sign(s) are highly
visible to people traveling near the subject property. However, with such a wide range of site
sizes and configurations, affected people see mixed results in achieving this goal.
Staff is recommending that the number of posting signs be required based on the length of the
property frontage. This approach is employed in some jurisdictions and would be appropriate for
a target audience of passerby traffic. Under this approach, the code could be amended to require:
A minimum of one sign per street frontage,
At least two signs for properties with frontage length of 200-400 feet, and
One sign per 400 lineal feet for properties with longer street frontages.
The images in Attachment 2 provide examples of how this would apply to several different
properties in Wheat Ridge.
4
Distance of Letter Notification
As noted above, letter notice is sent to the owners of property within 300 feet of the boundary of
the subject property for public hearings. This distance is on the lower end of the spectrum as
compared with other metro area communities. What’s more notable, however, is how this
distance compares to the letter notice for neighborhood meetings.
For two specific application types, those which deal with land use rights—zone changes and
special use permits—City Code requires a neighborhood meeting. Letter notice is required to the
residents and property owners within 600 feet of the boundary of the subject property. (This
practice of reaching out to both owners and residents for neighborhood meetings is broader than
other communities. While different than others and different than the notice for hearings, staff
recommends maintaining this practice since Wheat Ridge has a higher rate of renters than other
communities.)
Not all jurisdictions require neighborhood meetings, but for those that either require or
recommend a neighborhood meeting, the letter notice distance for the meeting and the hearing
are usually the same. The tables below show where Wheat Ridge ranks among other
jurisdictions.
Neighborhood Meeting
Letter Notice (in feet) Public Hearing Letter
Notice (in feet)
Aurora abutting Aurora abutting
Lakewood 300-500 Denver 200
Westminster 300 Commerce City 300
Arvada 400 Westminster 300
Denver 400 Wheat Ridge 300
Commerce City 500 Lakewood 300-500
Golden 500 Arvada 400
Broomfield 500 Broomfield 500
Wheat Ridge 600 Golden 500
Littleton 700 Louisville 500
Lafayette 750 Littleton 700
Englewood 1000 Lafayette 750
The table on the following page illustrates that the letter notice distance is usually aligned for
neighborhood meetings and public hearings. Staff recommends that the code be modified such
that the letter notice in Wheat Ridge is also the same distance for both types of meetings.
Attachment 3 shows the difference between a 300- and 600-foot mailing distance relative to
three recent zone change requests in different areas of the City. Wheat Ridge is part of the
Denver Metropolitan Street Grid and like much of the metro area the short end of a single block
in Wheat Ridge is about 230-280 feet in width. This means that a 300-foot mailing usually
reaches the properties within one block of subject property, and a 600-foot mailing reaches the
properties within two blocks.
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Neighborhood Meeting
Letter Notice (in feet)
Public Hearing Letter
Notice (in feet)
Aurora abutting abutting same
Lakewood 300-500 300-500 same
Westminster 300 300 same
Arvada 400 400 same
Broomfield 500 500 same
Golden 500 500 same
Littleton 700 700 same
Lafayette 750 750 same
Englewood 1000 1000 same
Denver 400 200 differs by 200
Commerce City 500 300 differs by 200
Wheat Ridge 600 300 differs by 300
Future Opportunities
Aside from meeting the legal notice obligations associated with public hearings, staff recognizes
there are other ways to help residents stay in the know about potential development. This will be
an important discussion point with residents as part of the Let’s Talk engagement program to
implement the 2019 Neighborhood Revitalization Strategy.
Staff recommends addressing these targeted public notice changes in the short term and having
feedback in the early rounds of Let’s Talk inform a potentially broader set of changes addressing
this issue more holistically. For example, improved notice could include more mailings or
meetings, better information online, or notice at the outset of a development application.
Information and public notice could be differentiated between notice that is seeking input versus
notice that is merely informational. Procedural or code changes responsive to Let’s Talk
feedback will be presented to Council and could be good as an early implementation task.
NEXT STEPS
Staff Recommendations
In summary, staff recommends the following updates:
Revise the design of posted signs to better communicate with passersby (administrative
adjustment)
Revise the number of posted signs required based on frontage length (code amendment
by Ordinance)
Revise the letter notice to align the distance for neighborhood meetings and public
hearings (code amendment by Ordinance)
Council Direction Requested
Staff is seeking direction on the following items:
Does Council support the updates noted above to address the public notice signs and
distance requirements?
What letter notice distance is recommended?
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ATTACHMENTS:
1. Sample posting sign
2. Posting sign frontage examples
3. Mailing distance examples
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The image below show s a completed posting sign. Staff recommends a redesign to better
communicate with passersby.
ATTACHMENT 1
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44th & Kipling – If developed in the future, a
subdivision would be necessary. The parcel lines that
make up the property today are irregularly spaced, so
one sign per parcel would not be meaningful. If signs
were required at one per 400’ of frontage, there would
be 3 signs on Kipling and 2 signs on 44th Ave which is
more appropriate for a project of this size.
Applewood Village Shopping Center – In recent years
this property had public hearings for an updated
zoning document and master sign plan. Signs were
posted on the three street frontages. If signs were
required at one per 400’ of frontage, there would have
been 3 signs on W. 38th Ave, 5 signs on Youngfield, and
2 signs on W. 32nd Avenue.
Quail Ridge Subdivision – This property was originally
platted in 2008 and then replatted in 2015. For the
replat, a posting sign on each lot would not have been
meaningful, but 2 signs on Ridge and Quail Streets
would have been more effective than 1 each.
4000-4066 Upham – A single sign advertised public
hearings on this property. This frontage is 260 feet and
a single sign advertised public hearings. If 2 signs were
required, they would better bookend the subject
property and signal the full limits of the subject site.
32nd AVE
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44th AVE
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ATTACHMENT 2
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The images below show the difference between a 300-foot (left) and 600-foot (right) mailing
distance relative to three recent zone change requests in different areas of the City. As part of
the Denver Metropolitan Street Grid system, the short end of a single block in Wheat Ridge is
about 230-300 feet in width. This means that a 300-foot mailing usually reaches the properties
within one block of subject property, and a 600-foot mailing reaches the properties within two
blocks.
ATTACHMENT 3
6985 W. 38th Avenue 300’ =
3300 Ames Street 300’ =
4440 Tabor Street 300’ =