HomeMy WebLinkAbout11.07 - Agenda Packet
PLANNING COMMISSION
A G E N D A
November 7, 2024
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on November 7, 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 January
17)
2. Virtually attend and participate in the meeting through a device or phone:
a) Click here to join and provide public comment (create a Zoom account to join)
b) Or call 1-669-900-6833 with Meeting ID 842 6457 0178 and Passcode: 513029
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 – August 15 , 2024 and October 3, 2024
6. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the Public Hearing agenda. Public comments may be limited to 3
minutes.)
(continued on next page)
Planning Commission Agenda – November 7, 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-24-05: An application filed by Point Consulting for approval of a
Specific Development Plan for a daycare center on property zoned Planned
Mixed-Use Development (PMUD) and located at 3905 Clear Creek Drive
(southwest corner of West 40th Avenue and Clear Creek Drive).
8. OLD BUSINESS
9. NEW BUSINESS
A. Lutheran Legacy Campus Draft of Zoning Regulations
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
ADA Accessibility Statement
The City of Wheat Ridge (City) is committed to providing accessible
facilities, services, and communication to all members of the public. As part
of this commitment, the City aims to provide an accessible website
compatible with W3C Web Content Accessibility Guidelines (WCAG 2.2)
that is in compliance with Colorado HB 21-1110, allowing individuals with a
disability to understand and use the website to the same degree as
someone without a disability. As the City works toward this goal, you may
have a need to access documents in an accessible format (e.g., Braille,
large print, audio, etc.). In that event, please contact the ADA Coordinator,
Kelly McLaughlin, at ada@ci.wheatridge.co.us or 303-235-2885 who will
make every effort to respond to your inquiry and provide an alternative
solution.
Planning Commission Minutes - 1 –
August 15, 2024
PLANNING COMMISSION
Minutes of Meeting
August 15, 2024
1. CALL THE MEETING TO ORDER
The meeting was called to order by Chair DISNEY at 6:33 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
Daniel Graeve
Krista Holub
Will Kerns
Michael Moore
Patrick Quinn
Syrma Quinones
Jonathan Schelke
Commission Members Absent:
Staff Members Present: Jana Easley, Planning Manager
Scott Cutler, Senior Planner
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 – August 1, 2024
It was moved by Commissioner QUINN and seconded by Commissioner MOORE to
approve the minutes of August 1, 2024, as amended. Motion carried 7-0-1 with
Commissioner KERNS abstaining.
6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the Public Hearing agenda.)
No one wished to speak at this time.
Planning Commission Minutes - 2 –
August 15, 2024
7. PUBLIC HEARING
No cases to be heard.
8. OLD BUSINESS
9. NEW BUSINESS
A. Lutheran Legacy Campus (LLC) – Update on City-Initiated Rezoning and Charter
Amendment
Ms. Easley and Mr. Cutler gave a brief presentation on the Lutheran Legacy
Campus explaining prior actions, purpose, overview of the LLC Master Plan,
legislative rezoning process, Charter amendment, zoning framework and next
steps.
In response to a question from Commissioner GRAEVE, Mr. Cutler explained
there will be a height limitation in the first row of development on the site, and
there are four zone districts, each with different permitted uses, with zone 4 being
less intensive.
Commissioner GRAEVE asked if there has been more in-depth transit connection
discussion.
Ms. Easley explained this will be part of the process, usually as part of the concept
plan, and it will depend on the developments and housing on the site. Mr. Cutler
added that nothing will be ruled out at this point.
With regard to the five-story height limit, Mr. Cutler explained that for anything
built over five stories construction types change and it becomes substantially more
expensive to build a building over five stories. He added that some zone districts
in the City allow around eight stories, but developers do not build that high because
of the expense.
In response to a question from Commissioner Quinones, Mr. Cutler explained that
the City will require some civic/commercial aspect to the mixed-use zone districts
of zones 2 and 3, so it is not just residential.
Commissioner KERNS asked if the current hospital is grandfathered in because of
its 91-foot height or will it be demolished.
Ms. Easley said it is grandfathered in and it can remain for possible adaptive reuse,
which may be investigated at a later date.
Commissioner SCHELEKE asked what a comfortable walking/biking environment
is.
Planning Commission Minutes - 3 –
August 15, 2024
Mr. Cutler explained that the intent is to have a network of paths in the
development where pedestrians will have their own network and will not have to
mix with vehicles.
In response to a question form Commissioner HOLUB, Mr. Cutler explained there
will be 3 different heights allowed in this development; the low-density overlay
would be dropped to 30 feet, the rest of the yellow portion on the map in the packet
will have a 35-foot height limit, and the purple and light purple will be a height
limit of 70 feet with the light purple being less intensive in terms of the building
forms.
Commissioner HOLUB asked if the open space on the site will be private or
public.
Mr. Cutler said most open space will be public unless on a home’s private
property. Ms. Easley added the tree canopy will attempt to be preserved as will
walkability around the Rocky Mountain Ditch, but that will have to include
conversations with the ditch company.
In response to a question from Commissioner HOLUB, Mr. Cutler confirmed that
before the site can be submitted or the site subdivided, the developer must go
through the process of a Concept Plan. This means that any other developer would
have to follow the standard in the approved concept plan and approved zoning.
Ms. Easley added that any developer trying to do a zone change at a later date
would be unsuccessful because it most likely would not align with the Lutheran
Legacy Master Plan or the Comprehensive Plan.
Commissioner MOORE wanted clarity on setbacks as being greater or equal to the
building height.
Mr. Cutler mentioned that residents do not want five-story buildings built on the
edge of 38th Avenue so it is an extra layer of protection. He added that backyard
setbacks along Alison Ct. and Dudley St. will be greater than 5 feet.
In response to a question from Commissioner MOORE, Ms. Easley clarified that
Metro Districts work well in the City because they act similar to an HOA and are
used to finance the infrastructure.
Commissioner QUINN inquired if there are lot sizes for the residential portion of
the site yet.
Mr. Cutler said the City has not gotten that detailed yet, but added the Lutheran
Campus is limited to only 21 dwelling units per acre, open space requirements will
take away from that number.
Commissioner QUINN also asked what the difference between zones 2 and 3 is.
Planning Commission Minutes - 4 –
August 15, 2024
Mr. Cutler mentioned that the main difference is the setback from 38th will be
greater in zone 2. Ms. Easley added the City is trying to solidify what the Lutheran
Legacy Master Plan requires.
In response to Commissioner DISNEY’s inquiry, Ms. Easley confirmed that the
appropriate stage to figure the exact heights of the building will be during the
Concept Plan process. She explained the City is trying to allow for a mix of
housing and civic types, adhere to the Plan and the low density and to even shorten
it around the perimeter with possible 4 to 5 stories in the center of the site. She
added that the goal is to set a zoning framework and have the basics to work off of
so there are no surprises and there is predictable for the City and the developer.
Commissioner GRAEVE inquired if there is a public process for the Concept Plan.
Mr. Cutler confirmed there is public input in the form of a neighborhood meeting,
adding that the Director of Community Development approves the plan.
Commissioner KERNS commented that he would like to see heights of buildings
taper from the Rocky Mountain Ditch as well, to let more light in. He also thought
the street names should be changed.
B. Upcoming Dates
Ms. Easley mentioned the September 5 and possibly the September 19 meetings
will be cancelled. The City Plan Meeting will be held on September 17 at the Rec
Center along with the Lutheran Legacy Campus neighborhood meeting.
C. Project and Development Updates
Ms. Easley said there is no expected CO date for the Lutheran Medical Office
Building, but it is moving forward. Mr. Cutler added that the Outlook Phase II
Apartments, trailhead, and picnic area should be opening this fall with COs in
September and October. Also, the Boards and Commission Dinner is on October
28 5:30-7:30pm.
D. Commissioner Updates
Commissioner GRAEVE and QUINN expressed their gratitude for their hard work
on the Lutheran Legacy Campus as well as on the Carnation Festival.
10. ADJOURNMENT
It was moved by Commissioner QUINN and seconded by Commissioner MOORE to
adjourn the meeting at 7:50 p.m. Motion carried 8-0.
Planning Commission Minutes - 5 –
August 15, 2024
__________________________ _______________________________
Kristine Disney, Chair Tammy Odean, Recording Secretary
Planning Commission Minutes - 1 –
October 3, 2024
PLANNING COMMISSION
Minutes of Meeting
October 3, 2024
1. CALL THE MEETING TO ORDER
The meeting was called to order by Chair DISNEY 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
Daniel Graeve
Krista Holub
Will Kerns
Michael Moore
Patrick Quinn
Jonathan Schelke
Commission Members Absent: Syrma Quinones
Staff Members Present: Jana Easley, Planning Manager
Ella Stueve, Senior Neighborhood Planner
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 – None
PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the Public Hearing agenda.)
No one wished to speak at this time.
6. PUBLIC HEARING
A. No Cases to be heard.
Planning Commission Minutes - 2 –
October 3, 2024
7. OLD BUSINESS
8. NEW BUSINESS
A. City Plan Update
Ms. Stueve introduced Eric Ameigh with the consultant group, czb Inc. They gave
a brief process overview of the City Plan update including engagement and focus
areas. There was also a discussion about place type framework, mobility
framework, and next steps.
In response to a question from Commissioner HOLUB, Ms. Stueve mentioned that
people who live outside the Wheat Ridge jurisdiction can also participate in the
City Plan process by going to the What’s Up Wheat Ridge website.
Commissioner GRAEVE wondered how the steering committee meetings are
going.
Ms. Stueve mentioned there have been a lot of deep conversations so the City and
czb can understand what the community wants and needs. In the process we are
building champions so they can take pride in implementing the City Plan.
Commissioner SCHELKE asked what network of pedestrian and bicycle facilities
means and the meaning of preserve our patchwork quilt.
Ms. Stueve clarified that it means what is built out in the City allows people to get
around without a vehicle (i.e. sidewalks and bike lanes). Mr. Ameigh said that
Wheat Ridge is a place of places; meaning Wheat Ridge does not have a main
downtown or center, along with no clear edges. He added there are distinct
different characters within it; a patchwork quilt that the City is aiming to preserve
and make the most of it because the community does not want a lot of change.
There was discussion about the different place types in the City. Mr. Ameigh
clarified that it is important to get these place types correct because there are a lot
of opportunities in the City that are there without becoming dramatically different,
and incremental development can help Wheat Ridge go to its next place as a
community. Ms. Stueve added the City is trying to achieve a peaceful coexistence
between commercial and residential areas and some of the commissioners added
they would like to see some of the place types more pedestrian friendly and gave
many examples of how they would like to see coexistence in Wheat Ridge.
Commissioner GRAEVE commented that he likes how The Green will help 38th
feel more like a Main Street because of the open space. He also mentioned he
would like to see some opportunities to get to the Clear Creek Trail.
Planning Commission Minutes - 3 –
October 3, 2024
Commissioner KERNS commented that he would like to see the Rocky Mountain
Ditch become like a Highline canal in the community.
Commissioner HOLUB said she would like the City to look at a regional view of
mobility more so with bike/ped access.
Commissioner SCHELKE mentioned he would like to see round-abouts as part of
the toolkits.
Ms. Stueve let the commissioners know that the survey will be open until October
11.
B. Upcoming Dates
Ms. Easley mentioned that the tentative dates for the next Planning Commission
meetings will be November 7 and 21, December 5 and possibly also the 19.
C. Project and Development Updates
Ms. Easley said the Lutheran Medical Office Building recently received their CO.
D. Commissioner Updates
Commissioner GRAEVE mentioned a Localworks One Mile Fun Run event
starting and stopping at Hopper Hollow Park on October 19 with an 80’s costume
contest.
Commissioner DISNEY commended the commissioners with all their thoughtful
comments tonight.
10. ADJOURNMENT
It was moved by Commissioner QUINN and seconded by Commissioner GRAEVE
to adjourn the meeting at 8:16 p.m. Motion carried 7-0.
__________________________ _______________________________
Kristine Disney, Chair Tammy Odean, Recording Secretary
Planning Commission 1
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Planning Commission MEETING DATE: November 7, 2024
CASE MANAGER: Scott Cutler
CASE NO. & NAME: WZ-24-05 / Primrose School at Clear Creek Crossing
ACTION REQUESTED: Approval of a Specific Development Plan (SDP) for a daycare center
LOCATION OF REQUEST: 3905 Clear Creek Drive (Planning Area 6 of Clear Creek Crossing)
APPLICANT (S): Primrose School supported by Point Consulting and Embree Dev. Group
OWNER (S): Evergreen-Clear Creek Crossing, LLC
APPROXIMATE AREA: approx. 59,430 square feet (1.36 Acres)
PRESENT ZONING: Planned Mixed Use Development (PMUD)
COMPREHENSIVE PLAN: Mixed Use Commercial
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
Location Map
Planning Commission 2
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
Case No. WZ-24-05 is an application for approval of a Specific Development Plan (SDP) for the
purpose of developing a two-story Primrose School building containing a daycare center, preschool,
and outdoor play areas. The subject site is located on the west side of Clear Creek Drive and south of
the W. 40th Avenue and Clear Creek Drive intersection, within the Clear Creek Crossing planned
development, known as Planning Area 6 of Clear Creek Crossing. It is a part of the large Block 4, Lot
1 of the Clear Creek Crossing Block 4 Replat, approved in 2022, which included platted access
easements defining the site’s shape. Block 4 is currently being replatted as part of a “Block 4 Replat
C” which will create unique lots for the daycare and other proposed developments in the area.
This request for SDP approval is the second step in a two-part approval process pertaining to planned
developments. The first step occurred in 2018 when Planning Commission and City Council
approved the Clear Creek Crossing Planned Mixed Use Outline Development Plan (ODP) which
established zoning (Case No. WZ-16-07). The zone change also included approval of a Vision Book
that establishes the intended design and architectural themes and materials, as well as a Design
Pattern Book (DPB) that includes the more substantive development regulations.
The second step is approval of the subject Specific Development Plan (SDP), which focuses on
specific details of a development such as site design, architecture, landscaping, and drainage. Section
26-302 of the Municipal Code allows for concurrent or sequential applications for the ODP and SDP.
This is one of many SDP applications to be heard before the Planning Commission for the different
phases or “Planning Areas” as the mixed-use project at Clear Creek Crossing is developed. SDPs
must be found to be compliant with the ODP and supporting documents in order to be approved.
Each SDP application must be heard at a public hearing before the Planning Commission, who is the
final deciding body for SDP approval.
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 SDP 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 SDP as their referral response, provided in Exhibit 6.
Planning Commission Review
As previously noted, the Planning Commission is the final authority for approval of an SDP. The
intent of the public hearing is to allow a publicly appointed body and the public at large to verify
staff’s conclusion that the project meets the intent and standards of the underlying zoning. The plan
Planning Commission 3
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
sheets and exhibits relevant to this purpose are included. Construction details, such as final utility and
grading plans, are not included for review by Planning Commission and are under review by the
Engineering Division.
II. PROPERTY HISTORY
Property History & Development Status
Rezoning to a planned development in the City of Wheat Ridge involves a two-step process, and for
the subject property, the 2018 approval of the ODP and DPB comprised the first step. These two
regulatory documents establish the allowed uses and development standards for the property and
establish access configurations for vehicles, pedestrians, and bicycles. While rare in Wheat Ridge, a
design pattern book is common for developments of this size, for which formatting flexibility
including photos and graphics are necessary to explain substantive development standards. Links to
the ODP, DPB, and Vision Book documents can be found at the following link:
https://www.ci.wheatridge.co.us/1559/Clear-Creek-Crossing.
The second step for development in a Planned Mixed Use Development (PMUD) requires approval
of Specific Development Plans (SDPs) for each building, lot, or phase. Several SDPs have already
been approved at Clear Creek Crossing, including the Outlook apartments (Phases I and II) at 40th
and Clear Creek Drive, the Life Time Fitness Facility farther south of the subject property, the gas
station and coffee shop to the east of the subject property, the Foothills Credit Union, and the IMH
SCL hospital campus.
Land Uses and Zoning
The site is currently vacant. To the northwest, a Hampton Inn is under construction. Farther
northwest along Clear Creek Drive, the Outlook II (Table Mesa) apartments have completed
construction, with final Certificates of Occupancy anticipated for late October after the date of this
staff report.
The site to the southwest is currently under review by the City for a restaurant and commercial
district fronting a large outdoor plaza (the Lookout). The internal roadway system and utility
infrastructure connecting Hampton and Life Time on the west side of Clear Creek Drive were
completed in late 2022, with some anticipated improvements to Crossing Drive slated to be
developed concurrently with the Primrose site. See Exhibits 1 and 2, Aerial and Zoning Map.
III. SPECIFIC DEVELOPMENT PLAN
The site is located in Planning Area 6 which is part of the Harvest Commercial District denoting this
area as a commercial subdistrict in the development (Exhibit 3, Design Pattern Book Excerpts). This
area is slated for large format retail and complementary commercial uses, and daycare centers are
permitted uses in this area. Key components of the site design are described below. The site data table
on the cover sheet confirms the SDP complies with the development standards provided by the ODP
(Exhibit 4, Specific Development Plan).
Site Design & Internal Circulation
The vacant site is proposed to be developed with a daycare center that is approximately 14,502 square
feet in size and two stories tall. Two access points are proposed into the site, one at the northwest
which will tie into the private street intersection also serving the Hampton Inn property, and one at
Planning Commission 4
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
the southeast onto an extension of Crossing Drive that will tie into future commercial development to
the south. Both access points feed into signalized intersections.
Parking
The SDP reflects 50 proposed parking spaces, including 2 accessible spaces, plus 4 bike parking
spaces. The parking is placed in front of the building between it and Clear Creek Drive; the Denver
Water easement traverses the site along Clear Creek Drive, which limits development in this area but
allows for parking. The amount of parking provided complies with the code for daycare uses, which
is based on the maximum number of staff plus 1 parking space per 8 children for staggered pick-up
and drop-off times. Staff analyzed the applicant’s responses regarding staffing and operational
characteristics and believe that 50 parking spaces are sufficient. EV parking will be provided off-site
as part of a future development, as EV parking is not permitted within the Denver Water easement.
Building Orientation
The Design Pattern Book establishes setback and building orientation requirements specific to each
development district within Clear Creek Crossing. For PA 6 within the Harvest District, and because
of the Denver Water easement which traverses the site along Clear Creek Drive, there are no build-to
requirements. Instead, buildings must be oriented proximate to primary pedestrian routes. The
building faces Clear Creek Drive and includes an accessible route southeast to Crossing Drive, which
will include a wide pedestrian paseo (walkway), and to the northwest toward the Hampton Inn site
and connecting sidewalk networks. This building orientation will allow for easy pedestrian access to
both signalized intersections and south to the future commercial development within Clear Creek
Crossing.
Architecture
The architectural style is driven by the Clear Creek Crossing Design Pattern Book and Vision Book
which call for a “modern agrarian” aesthetic that blends traditional agrarian forms and materials with
a modern feel. It also requires strong attention to the pedestrian realm. The applicant has evolved the
building design based on feedback from staff over the past few months.
The building will be two stories tall, and the architecture is comprised of primarily field stone and
fiber cement board and batten siding, with a shingled roof. The field stone will match the nearby
Outlook Table Mesa apartments. The materials carry over to all sides of the building resulting in
four-sided architecture. The building contains a stone base to enhance the pedestrian realm and
gabled roofs with overhangs to reflect the agrarian theme. Overall façade transparency on the street
facing façade meets requirements of the DPB. Black and white architectural elevations are found on
page 10 of the SDP (Exhibit 4, SDP), and color elevations can be found in Exhibit 5.
Landscaping, Open Space, and Amenities
The project exceeds the minimum requirements for 20% of the lot to be landscaped by utilizing
perimeter landscaping and parking lot landscaping buffers, with a variety of trees, shrubs, ornamental
grasses, and perennials. The daycare will also include two fenced outdoor play areas. The site borders
a tract to be maintained by the metropolitan district, the Crossing Drive private roadway, which will
include additional landscaping. The Denver Water easement through the site impacts the ability for
trees to be provided with the parking area, so additional shrubs and ornamental grasses were provided
instead. Additionally, 6 extra trees were provided elsewhere on site beyond the minimum requirement
to make up for the lack of trees in part of the site.
Planning Commission 5
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
Grading, Utilities, Drainage and Traffic
This SDP complies with all grading, utilities, drainage, and traffic plans for the overall Clear Creek
Crossing development. Sanitary sewer and water service will be provided by Applewood Sanitation
District and Consolidated Mutual Water Company, respectively. Final details are being coordinated
on the design of W. Crossing Drive at the site’s southern entrance to include streetscape upgrades,
such as a continuous wide sidewalk and enhanced crosswalks, which will be built by the master
developer.
IV. SDP CRITERIA
Staff has provided an analysis of the zone change criteria outlined in Section 26-305.D. The
Planning Commission shall base its recommendation in consideration of the extent to which the
following criteria have been met:
1. The proposed specific development plan is consistent with the purpose of a planned
development as stated in section 26-301 of this article.
The purpose of utilizing planned development zoning is to provide flexibility while
accommodating well-designed, innovative developments that demonstrate efficient use of land
and may not be feasible under a standard zone district. The SDP achieves these goals and
proposes a high-quality building product in close proximity to the interstate, residential, and
commercial facilities, supporting the mixed-use and interstate-oriented vision for the area. The
site and building were designed to reinforce the character of Clear Creek Crossing as established
in the Design Pattern Book.
Staff concludes this criterion has been met.
2. The proposed specific development plan is consistent with the design intent or purpose of
the approved outline development plan.
The SDP is consistent with the intent and character statements of the outline development plan.
The site layout and architecture follow the style guidelines of the modern agrarian theme of Clear
Creek Crossing.
Staff concludes this criterion has been met.
3. The proposed uses indicated in the specific development plan are consistent with the uses
approved by the outline development plan.
The SDP is consistent with the use standards of the outline development plan. Daycare centers are
a permitted use in PA 6 or the Harvest District of Clear Creek Crossing which includes the
subject site.
Staff concludes this criterion has been met.
Planning Commission 6
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
4. The site is appropriately designed and is consistent with the development guidelines
established in the outline development plan.
The site and buildings were designed to adhere with development standards for the Harvest
District. This includes the setback and building placement requirements applicable to PA 6,
landscaping coverage, and vehicle and bicycle parking. The design integrates with the existing
and proposed development sites surrounding it and takes into consideration vehicular and
pedestrian circulation. Accommodations for site improvements around the Denver Water
easement have been made and appropriately incorporated into the design.
Staff concludes this criterion has been met.
5. Adequate infrastructure/facilities are available to serve the subject property, 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. All required infrastructure and services are provided for within this
SDP. Some regional infrastructure updates are being coordinated separately by the master
developer.
Staff concludes this criterion has been met.
6. The proposed specific development plan is in substantial compliance with the applicable
standards set forth in the Architectural and Site Design Manual, Streetscape Design Manual,
and other applicable design standards.
As described above, the SDP is in compliance with the Clear Creek Crossing Design Pattern
Book, which addresses architectural, site, and streetscape design.
Staff concludes this criterion has been met.
Staff concludes that the criteria used to evaluate the SDP support the request.
V. AGENCY REFERRAL
All affected service agencies were contacted for comment on the SDP and subdivision, specifically
regarding the ability to serve the property. Referral responses follow:
Wheat Ridge Engineering Division: No concerns with the SDP. Minor corrections remain
on the civil construction documents and will be approved prior to issuance of building permit.
Coordination is required between the Primrose team and the off-site teams managing the
regional infrastructure improvements on Crossing Drive.
Wheat Ridge Building Division: Building permit under review, comments to be provided.
West Metro Fire District: Can serve. Coordination will continue through development.
Xcel Energy: Can serve. Utility coordination is ongoing.
Planning Commission 7
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
Lumen/Century Link: No comments provided. Utility coordination is ongoing.
Comcast/Xfinity: No comments provided. Utility coordination is ongoing.
Consolidated Mutual Water District: Can serve. Utility coordination is ongoing.
Applewood Sanitation District: Can serve. Utility coordination is ongoing.
Longs Peak Metro District: No comments provided.
Denver Water: No concerns. The site is bisected by the 80’ Denver Water easement and
coordination is ongoing with Denver Water to allow other utilities and services access across
the easement.
Clear Creek Crossing Architectural Control Committee (ACC): The ACC has reviewed
and provided a recommendation of approval of the SDP. Refer to Exhibit 6.
VI. STAFF CONCLUSIONS AND RECOMMENDATION
Staff has concluded that the proposed SDP is consistent with the planned development regulations,
with the goals and policies of the City’s guiding documents, and with the proposed ODP and
supporting documents. Because the review criteria support the SDP, staff recommends approval of
the Specific Development Plan. As noted above, the Planning Commission is compelled to review the
application against the SDP criteria for review. The intent of the Planning Commission’s review is to
allow a publicly appointed body and the public at large to verify staff’s conclusion that the project
meets the intent and standards of the underlying zoning.
VII. SUGGESTED MOTIONS – SPECIFIC DEVELOPMENT PLAN
Option A:
“I move to APPROVE Case No. WZ-24-05, a request for approval of a Specific Development Plan
for a Primrose School on property located within Planning Area 6 of the Clear Creek Crossing
Planned Mixed Use Development at 3905 Clear Creek Drive, for the following reasons:
1. The specific development plan is consistent with the purpose of a planned development, as
stated in Section 26-301 of the Code of Laws.
2. The specific development plan is consistent with the intent and purpose of the outline
development plan.
3. The proposed uses are consistent with those approved by the outline development plan.
4. All responding agencies have indicated they can serve the property with improvements
installed at the developer’s expense.
5. The specific development plan is in substantial compliance with the applicable standards set
forth in the outline development plan and with the City’s adopted design manuals.
With the following conditions:
Planning Commission 8
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
1. Minor site adjustments may be required to the civil construction plans to coordinate this
development with surrounding infrastructure improvements and the replat.
Option B:
“I move to DENY WZ-24-05, a request for approval of a Specific Development Plan for a Primrose
School on property located within Planning Area 6 of the Clear Creek Crossing Planned Mixed Use
Development at 3905 Clear Creek Drive, for the following reasons:
1.
2. …”
Planning Commission 9
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
EXHIBIT 1: AERIAL
Planning Commission 10
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
The Clear Creek Crossing site is entirely zoned Planned Mixed Use Development (PMUD). The Coors Pond
to the southwest is zoned Planned Commercial Development (PCD).
EXHIBIT 2: ZONING MAP
Planning Commission 11
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
Planning Area Map
The Primrose School site is indicated by the red star.
EXHIBIT 3: DESIGN PATTERN BOOK EXCERPTS
Planning Commission 12
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
Planning Area Standards
Planning Commission 13
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
See attached.
EXHIBIT 4: SPECIFIC DEVELOPMENT PLAN
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PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
VICINITY MAP
SCALE: 1" = 1000'
SHEET INDEX
SHEET 1 OF 12 COVER SHEET
SHEET 2 OF 12 SITE PLAN
SHEET 3 OF 12 SITE DETAILS
SHEET 4 OF 12 FIRE LIFE AND SAFETY PLAN
SHEET 5 OF 12 LANDSCAPE PLAN
SHEET 6 OF 12 LANDSCAPE DETAILS
SHEET 7 OF 12 HYDROZONE PLAN
SHEET 8 OF 12 PHOTOMETRIC PLAN
SHEET 9 OF 12 LIGHTING DETAILS
SHEET 10 OF 12 ARCHITECTURAL BUILDING ELEVATIONS
SHEET 11 OF 12 ARCHITECTURAL DETAILS
SHEET 12 OF 12 ARCHITECTURAL SITE DETAILS
N
PROJECT TEAM
OWNER/DEVELOPER
EMBREE DEVELOPMENT GROUP, INC.
4747 WILLIAMS DRIVE
GEORGETOWN, TX 78633
CONTACT: JEFF FERRELL
PHONE: 512.819.4754
ARCHITECT
CASCO DIVERSIFIED CORPORATION
12 SUNNEN DR, SUITE 100
ST. LOUIS, MO 63143
CONTACT:
PHONE: 314.821.1100
CIVIL ENGINEER
POINT CONSULTING, LLC
8460 W KEN CARYL AVE, SUITE 101
LITTLETON, CO 80128
CONTACT: MITCHELL SHEARER, PE
PHONE: 720.258.6836
LANDSCAPE ARCHITECT
POINT CONSULTING, LLC
8460 W KEN CARYL AVE, SUITE 101
LITTLETON, CO 80128
CONTACT: MICHAEL TOLLEFSON, PLA
PHONE: 720.258.6836
LAND SURVEYOR
POINT CONSULTING, LLC
8460 W KEN CARYL AVE, SUITE 101
LITTLETON, CO 80128
CONTACT: CAMERON M. WATSON, PLS
PHONE: 720.258.6836
BASIS OF BEARINGS
AN ASSUMED BEARING OF N01°01'46”W BETWEEN THE NORTHWEST CORNER OF SECTION 29 AS ESTABLISHED BY FOUND #6 REBAR WITH A
2-1/2” ALUMINUM CAP STAMPED PLS #23899 AND A FOUND 3-1/4” ALUMINUM CAP MARKED PLS #29761 AT THE EAST QUARTER CORNER
OF SAID SECTION 30, WITH ALL BEARINGS HEREON RELATIVE THERETO.
BENCHMARK
CITY OF WHEAT RIDGE BENCHMARK PHAC 2 BEING A 9/16" STAINLESS STEEL ROD 12' LONG IN A MONUMENT WELL WITH DATUM ACCESS
COVER WITH CAP STAMPED CITY OF WHEAT RIDGE SURVEY MONUMENT PHAC 2 LOCATED AT THE LEWIS MEADOWS PARK SOUTH ENTRANCE
AT THE INTERSECTION OF UNION STREET AND WEST 32ND DRIVE.
ELEVATION = 5451.56' (NAVD 88)
SITE DATA TABLE
EXISTING ZONING PLANNED MIXED USE DEVELOPMENT
PROPOSED LAND USE DAYCARE FACILITY
TOTAL AREA 59,430 SQ FT, 1.36 ACRES
BUILDING HEIGHT 37'
BUILDING
CONSTRUCTION TYPE TYPE VB
FLOOR AREA BY USE
DAYCARE 14,502 SQ FT
REQUIRED/ALLOWED PROPOSED
LOT SIZE N/A 59,430 SQ FT
BUILDING COVERAGE 47,620 SQ FT (80%)7,314 SQ FT (12.3%)
USABLE OPEN SPACE 8,915 SQ FT (15%)12,240 SQ FT (20.6%)
(PLAYGROUND AREA)
LANDSCAPING 11,886 SQ FT (20%)16,295 SQ FT (27.4%)
SOD/SHRUB BED N/A 16,295 SQ FT
HARDSCAPE N/A N/A
PARKING*
STANDARD 50 50
ACCESSIBLE 2 2
BICYCLE 4 4
EVSC INSTALLED SPACES 1 0
EV READY SPACES 4 0
EV CAPABLE SPACES 5 0
EV CAPABLE LIGHT 5 0
*CITY CODE REQUIRES 1 PARKING SPACE PER STAFF PERSON ON MAX
SHIFT, PLUS 1 PARKING SPACE PER 8 CHILDREN AT MAX CAPACITY. BASED
ON APPLICANT'S NARRATIVE, 50 TOTAL PARKING SPACES ARE REQUIRED.
* NO EV PARKING SPACES WILL BE PROVIDED ON-SITE DUE TO DENVER
WATER EASEMENT RESTRICTIONS. TO SATISFY THE REQUIREMENT,
ADDITIONAL EV PARKING SPACES WILL BE PROVIDED ON ADJACENT
LOOKOUT AT CLEAR CREEK CROSSING SDP SITE.
OWNER'S 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 THIS SPECIFIC 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.
EVERGREEN-CLEAR CREEK CROSSING, LLC, AN ARIZONA LIMITED LIABILITY CORP.
TYLER CARLSON, CEO
STATE OF COLORADO )
) SS
COUNTY OF JEFFERSON )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS
DAY OF , A.D. 2024 BY .
WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES:
NOTARY PUBLIC
SURVEYOR'S CERTIFICATE
I, DO HEREBY CERTIFY THAT THE SURVEY OF THE
BOUNDARY OF PRIMROSE SCHOOL 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.
SIGNATURE
.
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
BY:
DEPUTY
PLANNING COMMISSION CERTIFICATION
APPROVED THIS DAY OF , , BY THE
WHEAT RIDGE PLANNING COMMISSION.
CHAIRPERSON
CITY CERTIFICATION
APPROVED THIS DAY OF , BY THE CITY OF
WHEAT RIDGE.
ATTEST
CITY CLERK MAYOR
COMMUNITY DEVELOPMENT DIRECTOR
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CHARACTER STATEMENT
“PRIMROSE SCHOOL IS PROPOSED TO BE LOCATED WITHIN PLANNING AREA 6, THE HARVEST DISTRICT, AS ESTABLISHED BY THE CLEAR CREEK
CROSSING OUTLINE DEVELOPMENT PLAN (ODP) AND CORRESPONDING DESIGN PATTERN BOOK (DPB). THE ODP ESTABLISHED A VARIETY OF
PERMITTED COMMERCIAL AND INSTITUTIONAL USES, INCLUDING SCHOOLS AND DAYCARES. THE PROPOSAL INCLUDES THE CONSTRUCTION
OF A TWO-STORY, 14,502 SQUARE FOOT SCHOOL WITH PLAYGROUNDS, PARKING, AND UTILITIES. THE CHARACTER OF THE DEVELOPMENT
WILL BE DESIGNED TO COMPLEMENT THE HARVEST DISTRICT AND ASSOCIATED CLEAR CREEK CROSSING PLANNED MIXED USE DEVELOPMENT
PROJECT.”
CASE HISTORY
WZ-24-05 AND MS-24-02 (PLAT)
IFC SECTION 510 DISCLAIMER
THE INTERNATIONAL FIRE CODE, SECTION 510, REQUIRES ALL BUILDINGS TO
BE ASSESSED FOR ADEQUATE EMERGENCY RESPONDER RADIO COVERAGE
(ERRC). AT THE TIME THE STRUCTURE IS AT FINAL FRAME AND FINAL
ELECTRICAL INSPECTIONS, THE GENERAL CONTRACTOR (GC) WILL BE
REQUIRED TO HIRE AN APPROVED AND QUALIFIED INDEPENDENT 3RD PARTY
TO ASSESS THE RADIO FREQUENCY LEVELS WITHIN THE STRUCTURE. ONCE
COMPLETED, THE 3RD PARTY WILL PROVIDE THE RESULTS OF THE TEST TO
BOTH THE GC AND THE AURORA BUILDING DIVISION AS TO WHETHER THE
STRUCTURE PASSED OR FAILED THE PRELIMINARY RADIO SURVEILLANCE. A
STRUCTURE THAT HAS PASSED THIS SURVEILLANCE REQUIRES NO FURTHER
ACTION BY THE GC. A FAILED RADIO SURVEILLANCE WILL REQUIRE A LICENSED
CONTRACTOR TO SUBMIT PLANS TO WEST METRO FIRE RESCUE TO OBTAIN A
BUILDING PERMIT FOR THE INSTALLATION OF AN ERRC SYSTEM PRIOR TO
INSTALLATION. THIS ASSESSMENT AND INSTALLATION IS AT THE OWNER OR
DEVELOPER’S EXPENSE. FUTURE INTERIOR OR EXTERIOR MODIFICATIONS TO
THE STRUCTURE AFTER THE ORIGINAL CERTIFICATE OF OCCUPANCY IS ISSUED
WILL REQUIRE A REASSESSMENT FOR ADEQUATE RADIO FREQUENCY
COVERAGE.
FIRE LANE EASEMENTS
RIGHT-OF-WAY FOR INGRESS AND EGRESS FOR SERVICE AND EMERGENCY
VEHICLES IS GRANTED OVER, ACROSS, ON AND THROUGH ANY AND ALL
PRIVATE ROADS AND WAYS NOW OR HEREAFTER ESTABLISHED ON THE
DESCRIBED PROPERTY. THE UNDERSIGNED DOES HEREBY COVENANT AND
AGREE THAT THEY SHALL CONSTRUCT UPON THE FIRE LANE EASEMENTS, AS
DEDICATED AND SHOWN HERE ON, A HARD SURFACE IN ACCORDANCE WITH
THE CITY OF WHEAT RIDGE’S PAVING STANDARDS FOR FIRE LANE EASEMENTS,
AND THAT THEY SHALL MAINTAIN THE SAME IN A STATE OF GOOD REPAIR AT
ALL TIMES AND KEEP THE SAME FREE AND CLEAR OF ANY STRUCTURES,
FENCES, LANDSCAPE MATERIALS, SNOW OR OTHER OBSTRUCTIONS. THE
MAINTENANCE OF PAVING ON THE FIRE LANE EASEMENT(S) IS THE
RESPONSIBILITY OF THE OWNER, AND THE OWNER SHALL POST AND
MAINTAIN APPROPRIATE SIGNS IN CONSPICUOUS PLACES ALONG SUCH FIRE
LANE EASEMENTS, STATING "FIRE LANE, NO PARKING." THE LOCAL LAW
ENFORCEMENT AGENCY(S) IS HEREBY AUTHORIZED TO ENFORCE PARKING
REGULATIONS WITHIN THE FIRE LANE EASEMENTS, AND TO CAUSE SUCH
EASEMENTS TO BE MAINTAINED FREE AND UNOBSTRUCTED AT ALL TIMES FOR
FIRE DEPARTMENT AND EMERGENCY APPARATUS USE.
APPLICANT OBLIGATION
THE APPLICANT HAS THE OBLIGATION TO COMPLY WITH ALL APPLICABLE
REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT (ADA). SHOW
THE ACCESSIBLE ROUTE OF TRAVEL ON THE SITE PLAN WITH A HEAVY DASHED
LINE. ACCESSIBLE EXTERIOR ROUTES SHALL INTERCONNECT THE PUBLIC
SIDEWALKS OF THE ADJACENT PUBLIC STREET WITH THE ACCESSIBLE PARKING
SPACES, ACCESSIBLE PASSENGER LOADING ZONES, AT LEAST 60% OF THE
ACCESSIBLE PUBLIC BUILDING ENTRANCES THEY SERVE, TO AT LEAST TWO
ACCESSIBLE MEANS OF EGRESS (WHERE MORE THAN ONE MEANS OF EGRESS
IS REQUIRED), AND TO ALL BUILDINGS ON THE SITE. THE SITE PLAN MUST
INDICATE ALL ENTRANCES AND REQUIRED EXITS OF THE STRUCTURE. PROVIDE
AN ACCESSIBLE RAMP IN AREAS WHERE THE ACCESSIBLE ROUTE CROSSES A
VERTICAL CURB AND A CROSS WALK IN AREAS WHERE THE ACCESSIBLE ROUTE
CROSSES A VEHICULAR DRIVE LANE. CROSSWALKS (MIN. 36” WIDTH) SHALL BE
WIDE ENOUGH TO WHOLLY CONTAIN THE CURB RAMP AND SHALL BE PAINTED
WITH WHITE STRIPES AND EXTEND THE ACCESSIBLE ROUTE OF TRAVEL INTO,
AND THE LENGTH OF, THE ACCESS AISLES ADJACENT TO THE ACCESSIBLE
PARKING STALLS.
LEGAL DESCRIPTION
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
TRACT CLS
90
90
90
90
90
90
154
154
154
154
16.6
16.6
16.6
16.6
11.3
75
11.3
11.3
11.3
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11.3
75
11.3
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EXISTING SANITARY
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EX. SANITARY
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EXISTING STORM
SEWER MANHOLE
EX. STORM
SEWER MANHOLE
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
8
8
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
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BUILDING
FLOOR 1: 7,314 SQ FT
FLOOR 2: 7,188 SQ FT
9
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PROPOSED FIRE
HYDRANT
7
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18
17
17
17
18
20
PROPOSED
TRANSFORMER
2
1
4
5
6
EX. ADA RAMP
FUTURE RTD BUS STOP TERMINAL DESIGN
AND CONSTRUCTION BY OTHERS.
ROW DEDICATION BY SEPARATE DOCUMENT
ADA PATH (TYP)
15
11
22
8
14
13
5
14
ADA PATH
9.0'
18.0'
8.0'
8.0'
9.0'18.0'
9.0'
18.0'
6.5'
6.0'
6.0'
93' PUBLIC R.O.W.
REC. NO. 2019087681
80' DENVER WATER
BOARD EASEMENT
BOOK 379, PAGE 66
BOOK 708, PAGE 336
REC. NO. 92130445
17.7' BUILDING
SETBACK
25.0'
18.0'
80' DENVER WATER
BOARD EASEMENT
BOOK 379, PAGE 66
BOOK 708, PAGE 336
REC. NO. 92130445
10' UTILITY EASEMENT
REC. NO. 202269364
CONSOLIDATED MUTUAL WATER
COMPANY EASEMENT
REC. NO. 2022084928
CONSOLIDATED MUTUAL WATER
COMPANY EASEMENT
REC. NO. 2022084928
20' SANITARY EASEMENT
REC. NO. 202269362
6.5'
8.5'
2421
21
21
21
21
23
23
23
DRIVEWAY SIGHT
DISTANCE TRIANGLE
LENGTH: 15 FEET
S41° 28' 07"W 14.65'
S41° 28' 07"W 10.50'
R=22.50'
Δ=015°27'58"
L=6.07'
CHB=S49°12'06"W
CHL=6.06'
N48° 31' 53"W 60.08'
R=607.50'
Δ=010°40'14"
L=113.14'
CHB=N53°52'00"W
CHL=112.98'
R=6.00'
Δ=045°00'00"
L=4.71'
CHB=N63°57'54"E
CHL=4.59'
R=6.00'
Δ=045°00'00"
L=4.71'
CHB=N18°57'54"E
CHL=4.59'
N03° 32' 06"W 5.17'
R=2.00'
Δ=045°00'00"
L=1.57'
CHB=N18°57'54"E
CHL=1.53'
S48° 32' 06"E 217.73'
R=102.50'
Δ=042°08'28"
L=75.39'
CHB=S27°27'52"E
CHL=73.70'
S06° 23' 38"E 35.44'
S83° 36' 22"W 6.50'
S06° 23' 38"E 26.81'
R=95.50'
Δ=041°59'49"
L=70.00'
CHB=S20°28'13"W
CHL=68.44'
COLLECTOR SIGHT
DISTANCE TRIANGLE
LENGTH: 55 FEET
DRIVEWAY SIGHT
DISTANCE TRIANGLE
LENGTH: 15 FEET
IMPROVEMENTS BY
MASTER DEVELOPER
IMPROVEMENTS BY
MASTER DEVELOPER
10' UTILITY
ESMT.
LOCATION OF RELOCATED LIGHT POLE
23
EX. STREET LIGHT -
MAINTAINED BY LPMD
8.5'
25
23
23
27
26
28
28
28
28
29
13
N41° 27' 54"E 15.30'
N86° 27' 54"E 1.02'
R=6.00'
Δ=045°00'00"
L=4.71'
CHB=S71°02'06"E
CHL=4.59'
S48° 32' 06"E 5.36'
R=9.00'
Δ=090°00'00"
L=14.14'
CHB=N86°27'54"E
CHL=12.73'
R=2.00'
Δ=045°00'00"
L=1.57'
CHB=N63°57'54"E
CHL=1.53'
N41° 27' 54"E 29.04'
N48° 31' 53"W 198.77'
N41° 27' 54"E 56.80'
LOT 4
N86° 27' 54"E 5.17'
N41° 27' 54"E 47.36'
PROPOSED CMW
POCKET EASEMENT
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6
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.
2
6
-----
PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
SI
T
E
P
L
A
N
SH
E
E
T
2 O
F
12
LEGEND
PROPERTY LINE
EXISTING CURB AND GUTTER
PROPOSED CURB AND GUTTER
PROPOSED 2' GUTTER PAN FLOWLINE
PROPOSED ASPHALT EDGE
PROPOSED SIDEWALK
HANDICAP PARKING STALL
EASEMENT BOUNDARY
PROPOSED ADA ROUTE
PARKING COUNT PER ROW
PROPOSED SIGN
PROPOSED SITE LIGHTING
EXISTING ELECTRIC LINE
EXISTING SANITARY SEWER
EXISTING STORM SEWER
EXISTING WATER MAIN
PROPOSED WATER SERVICE LINE
PROPOSED SANITARY SERVICE LINE
PROPOSED STORM SEWER LINE
PROPOSED WATER METER
EXISTING FIRE HYDRANT
LS LANDSCAPE AREA
4 FOOT TALL IMPACT RATED FENCE
6 FOOT TALL IMPACT RATED FENCE
11
STM
ELE ELE
SAN
WTR WTR
SAN
WW
GENERAL NOTES
1.REFER TO SHEET 1, COVER SHEET, FOR THE BENCHMARK AND
BASIS OF BEARINGS.
2.FINAL DESIGN OF THE "PASEO" SIDEWALK ON THE SOUTHEAST
SIDE OF THE SITE IS TO BE SUBMITTED SEPARATELY BY OTHERS.
3.PROPERTY LINES SHOWN ARE THE PROPOSED BOUNDARIES PER
THE CLEAR CREEK CROSSING BLOCK 4 REPLAT C THAT IS BEING
SUBMITTED AND REVIEWED CONCURRENTLY.
KEY NOTES
PROPOSED 6-INCH VERTICAL CURB WITH 1-FOOT PAN.
MATCH EXISTING CURB AND GUTTER.
PROPOSED ASPHALT PAVEMENT.
MATCH EXISTING ASPHALT PAVEMENT
PROPOSED CONCRETE PAVEMENT.
PROPOSED CONCRETE SIDEWALK, WIDTH PER PLAN.
MATCH EXISTING SIDEWALK.
PROPOSED ADA RAMP.
PROPOSED 2-FOOT DRAINAGE PAN.
PROPOSED CONCRETE CROSS PAN.
PROPOSED MASONRY TRASH ENCLOSURE.
RE: SHEET 10 OF 10.
PROPOSED 4-INCH THICK WHITE PARKING STRIPE. LENGTH AND SPACING PER PLAN.
PROPOSED 4-INCH THICK DIAGONAL PAVEMENT MARKING @ 2-FEET O.C.
PROPOSED WHITE ACCESSIBLE PARKING SYMBOL.
PROPOSED ACCESSIBLE PARKING SIGN. MUTCD R7-8 STANDARDS. WALL MOUNTED.
PROPOSED WHITE 1-FOOT WIDE STOP BAR WITH 2-FOOT HEIGHT "STOP" LETTERS.
PROPOSED 6-FOOT IMPACT RATED METAL FENCE.
RE: SHEET 3, DETAIL C.
PROPOSED 4-FOOT METAL FENCE.
RE: SHEET 3, DETAIL B.
PROPOSED PLAY STRUCTURES.
PROPOSED MONUMENT SIGN.
RE: SHEET 10 OF 10.
PROPOSED LIGHT POLE.
RE: PHOTOMETRIC PLANS.
PROPOSED TWO BIKE CIRCULAR BIKE RACK.
RE: SHEET 3, DETAIL A.
PROPOSED SIDEWALK CHASE.
PROPOSED (1) 4" CONCRETE STEP
PROPOSED FLAG POLE.
PROPOSED 6-INCH DIAMETER BOLLARD.
PROPOSED 4-INCH MOUNTABLE CURB.
PROPOSED RED CURB WITH "NO PARKING - FIRE LANE" LETTERING.
PROPOSED WHITE RIGHT TURN ARROW.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
R Callbefore you dig.
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PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
SI
T
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BIKE RACKANOT TO SCALE
6-FOOT FENCECNOT TO SCALE
4-FOOT FENCEBNOT TO SCALE
BELSON.COM, 2-BIKE CIRCULAR BIKE RACK,
STAINLESS STEEL, SURFACE MOUNT
MODEL # CBBR-2CR-SS
35"
24-3/8"
31"
2-3/8"
5-1/8"
6"
90
90
90
90
90
90
154
154
154
154
16.6
16.6
16.6
16.6
11.3
75
11.3
11.3
11.3
11.3
11.3
11.3
75
11.3
18
4
8
7
STO
P
ST
O
P
14
W
W
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P
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P
D
A
GM
LS
APPROX. LOCATION
OF EX. FIRE HYDRANT
LS
LS
LS
LS
LS
LS
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(9
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)
93' PUBLIC R.O.W.
REC. NO. 2019087681
80' DENVER WATER
BOARD EASEMENT
BOOK 379, PAGE 66
BOOK 708, PAGE 336
REC. NO. 92130445
LS
LS
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
80' DENVER WATER
BOARD EASEMENT
BOOK 379, PAGE 66
BOOK 708, PAGE 336
REC. NO. 92130445
10' UTILITY EASEMENT
REC. NO. 202269364
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OW
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OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
P
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CONSOLIDATED MUTUAL WATER
COMPANY EASEMENT
REC. NO. 2022084928
CONSOLIDATED MUTUAL WATER
COMPANY EASEMENT
REC. NO. 2022084928
20' SANITARY EASEMENT
REC. NO. 202269362
BUILDING
FLOOR 1: 7,314 SQ FT
FLOOR 2: 7,188 SQ FT
R15.0'
EX. FIRE HYDRANT
APPROX. LOCATION
OF EX. FIRE HYDRANT
25.0'
R25.0'
R25.0'
R50.0'
R75.0'
HYDRANT TO FDC PATH
(127 LF)
HOSE PATH
MAX LF = 189 LF
25.00'
FDC CONNECTION
IMPROVEMENTS BY
MASTER DEVELOPER
IMPROVEMENTS BY
MASTER DEVELOPER
RELOCATED FIRE
HYDRANT
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-----
PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
GENERAL NOTES
1.REFER TO SHEET 1, COVER SHEET, FOR THE BENCHMARK AND BASIS OF BEARINGS.
2.THE PROPOSED WILL BE FULLY SPRINKLERED, ALLOWING FOR A MAXIMUM FIRE HOSE
RUN OF 200 LF.
3.BUILDING CONSTRUCTION TYPE: VB.
FI
R
E
L
I
F
E
A
N
D
S
A
F
E
T
Y
P
L
A
N
LEGEND
PROPERTY LINE
EXISTING CURB AND GUTTER
PROPOSED CURB AND GUTTER
PROPOSED 2' GUTTER PAN FLOWLINE
PROPOSED ASPHALT EDGE
PROPOSED SIDEWALK
HANDICAP PARKING STALL
EASEMENT BOUNDARY
PROPOSED FIRE ROUTE
PARKING COUNT PER ROW
PROPOSED SIGN
PROPOSED SITE LIGHTING
EXISTING WATER MAIN
PROPOSED WATER SERVICE LINE
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
LS LANDSCAPE AREA
11
WTR WTR
WW
SH
E
E
T
4 O
F
12
90
90
90
90
90
90
154
154
154
154
16.6
16.6
16.6
16.6
11.3
75
11.3
11.3
11.3
11.3
11.3
11.3
75
11.3
18
4
8
7
STO
P
ST
O
P
B
F
14
W
W
R
P
R
P
D
A
T
E
M
GM
5
4
6
2
5
4
6
3
5
4
6
4
546
1
546
2
546
3
546
4
SEED
SEED
RM-1
RM-1
RM-1
RM-1
RM-1
RM-1
RM-1
RM-2
RM-2
RM-2
RM-1
RM-1
EX. LS TO REMAIN
COLLECTOR SIGHT
DISTANCE TRIANGLE
LENGTH: 55 FEET
COLLECTOR SIGHT
DISTANCE TRIANGLE
LENGTH: 55 FEET
DRIVEWAY SIGHT
DISTANCE TRIANGLE
LENGTH: 15 FEET
DRIVEWAY SIGHT
DISTANCE TRIANGLE
LENGTH: 15 FEET
80' DENVER WATER
BOARD EASEMENT
BOOK 379, PAGE 66
BOOK 708, PAGE 336
REC. NO. 92130445
80' DENVER WATER
BOARD EASEMENT
BOOK 379, PAGE 66
BOOK 708, PAGE 336
REC. NO. 92130445
10' UTILITY EASEMENT
REC. NO. 202269364
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
CONSOLIDATED MUTUAL WATER
COMPANY EASEMENT
REC. NO. 2022084928
CONSOLIDATED MUTUAL WATER
COMPANY EASEMENT
REC. NO. 2022084928
20' SANITARY EASEMENT
REC. NO. 202269362
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OW
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OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
RM-1
IMPROVEMENTS BY
MASTER DEVELOPER
IMPROVEMENTS BY
MASTER DEVELOPER
FUTURE RTD BUS STOP TERMINAL DESIGN
AND CONSTRUCTION BY OTHERS.
ROW DEDICATION BY SEPARATE DOCUMENT
EX. STREET
LIGHT
5
4
6
1
54
6
2
54
6
3
546
4
5
4
6
4
7 AAS
3 FNB
3 TBR 7 AAS
3 FNB
8 PBS
8 PPC
1 CAP
6 YRB
3 TBR
3 TBR
3 TBR
2 TBR
6 AAS
5 AAS
18 KFG
3 FNB
3 FNB
4 CML
6 MGM
5 SSC
2 SMH
9 TES
8 GBS
7 LLM
3 GBS
9 BAG
5 TES
1 SMH
6 CCJ
3 CCJ
5 AAS
6 CCJ
3 CCJ
1 SMH
CL
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(9
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BUILDING
14,502 SF
W C
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14 KFG
SOD
AT
AT
1 SSC
2 ITY
6 AMG
1 SMP
1 SMP
1 ITY
1 SMP
2 ITY
36 AMG
1 SMP
1 ITY
1 ITY
1 ITY
1 SMP
1 SMP
1 SMP
1 SMP
1 ITY
1 ITY
3 FNB
1 ITY
1 SMP
1 ITY
8 TES
4 SPW
3 BES
9 BES8 SPW
9 BES8 SPW
9 BES
6 SPW
5 LLM
4 SPW
3 BES
27 BAG
6 WBJ
P
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10 PBS
BOULDER (8)
BOULDER (5)
5
4
6
5
5
4
6
5
5
4
6
4
10' UTILITY
ESMT.
PROPOSED 25'
DW FIRE AND ACCESS
LICENSE
PROPOSED FIRE AND ACCESS
EASEMENT
PROPOSED CMW
POCKET EASEMENT
DRIVEWAY SIGHT
DISTANCE TRIANGLE
LENGTH: 15 FEET
R Callbefore you dig.
below.Know what's
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15 30030
SCALE 1" = 30'
15 30
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-----
PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
GENERAL NOTES
1.REFER TO SHEET 1, COVER SHEET, FOR THE BENCHMARK AND BASIS OF BEARINGS.
2.SHRUBS BEDS ARE TO BE IRRIGATION WITH DRIP IRRIGATION
3.SOD AND SEED AREAS ARE TO BE IRRIGATION BY SPRAY IRRIGATION.
4.LANDSCAPING ALONG CLEAR CREEK DRIVE THAT IS DAMAGED BY CONSTRUCTION SHALL
BE RESTORED TO ORIGINAL CONDITION.
5.REFER TO SHEET 5, LANDSCAPE DETAILS, FOR THE PLANT LIST, LANDSCAPE NOTES AND
LANDSCAPE DETAILS.
6.THE ARTIFICIAL TURF WITHIN THE PLAYGROUND AREAS IS NOT INCLUDED IN THE TOTAL
PROVIDED LANDSCAPE AREA.
7.IF THE PROPERTY SIZE IS REDUCED BY A FUTURE RIGHT-OF-WAY (ROW) DEDICATION FOR
AN RTD BUS TERMINAL ALONG CLEAR CREEK DRIVE, THE LANDSCAPING PLAN SHALL STILL
BE CONSIDERED CONFORMING PURSUANT TO SECTION 26-120.E.1.
LA
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F
12
LEGEND
PROPERTY LINE
EXISTING CURB AND GUTTER
PROPOSED CURB AND GUTTER
EASEMENT BOUNDARY
EXISTING CONTOUR
PROPOSED CONTOUR
EXISTING FIRE HYDRANT
4-INCH 12 GAUGE ROLLED TOP STEEL EDGER
PROPOSED BLACK GRANITE ROCK MULCH
PROPOSED TAN DRESSER TRAP ROCK MULCH
PROPOSED LOW GROW AND HONEYBEE SEED MIX
PROPOSED RTF WATER SAVER SOD
ENCUMBERED LANDSCAPE AREA (DENVER ESMT.)
ARTIFICIAL TURF PLAYGROUND SURFACING.
PROPOSED DECIDUOUS TREES
PROPOSED EVERGREEN TREE
PROPOSED DECIDUOUS SHRUBS
PROPOSED EVERGREEN SHRUBS
PROPOSED ORNAMENTAL GRASSES
PROPOSED PERENNIALS
EXISTING TREE TO REMAIN
PROPOSED GRANITE BOULDER (13 TOTAL)
RM
SOD
SEED
RM-2
RM-1
AT
LANDSCAPE AREA REQUIREMENTS
DESCRIPTION AMOUNT
(SF, LF, EA)FORMULA (SF, LF, EA)TREES
REQ.TREES PROV.SHRUBS
REQ.
SHRUBS
PROV.
OG
REQ.
OG
PROV.
STREET FRONTAGE 642 LF 1 T/30 LF 22 26
(13 EX IN ROW)N/A N/A N/A N/A
PARKING LOT ISLANDS 7 1 T & 4 SH / ISLAND 7 1 28 56 N/A N/A
TOTAL TREES 16,295 SF 1 T / 1000 SF 17 23 N/A N/A N/A N/A
TOTAL SHRUBS 16,295 SF 10 SH / 1000 SF N/A N/A 170 162 24 99
*OG = ORNAMENTAL GRASSES
*REQUEST TO SUBSTITUTE ORNAMENTAL GRASSES FOR SHRUBS AT A RATE OF 3 ORNAMENTAL GRASSES PER SHRUB.
LANDSCAPE DATA
DESCRIPTION CALCUATION SQUARE FEET
SITE AREA N/A 59,430 SF
REQUIRED LANDSCAPE AREA 59,430 X 20% = 11,886 SF 11,886 SF (20%)
TOTAL PROVIDED LANDSCAPE AREA N/A 16,295 SF (27%)
TOTAL PROVIDED ENCUMBERED LANDSCAPE
AREA (WITHIN DENVER WATER ESMT.)N/A 8,543 SF
REQUIRED VEGETATIVE AREA 11,886 X 50% = 5,943 SF 5,943 SF (50%)
PROVIDED VEGETATIVE AREA N/A 12,300 SF (103%)
MAXIMUM SOD/TURF COVERAGE ALLOWED 11,886 X 30% = 3,566 SF 3,566 SF (30%)
MAXIMUM SOD/TURF COVERAGE PROVIDED 1,115/11943= 0.09 1,115 SF (9%)
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PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
DO NOT CUT OR DAMAGE LEADER
PRUNE ALL DEAD OR DAMAGED WOOD PRIOR TO PLANTING
REMOVE ALL CONTAINMENT MATERIAL FROM THE TRUNK &
SIDES OF ROOTBALL THAT IS NOT 100% HEMP
REMOVE BURLAP & TWINE FROM THE TOP 13 OF ROOTBALL
REMOVE FIBER OR PLASTIC POT AFTER PLACING IN THE PIT
ROOTBALLS THAT ARE BROKEN APART AFTER CONTAINMENT
IS REMOVED ARE DAMAGED AND SHALL BE REJECTED
UNDISTURBED SUBGRADE
SPECIFIED BACKFILL MIXTURE AND FERTILIZER APPLICATION
HOLE SHOULD HAVE ROUGHENED SIDES
SHADE TREES: LOWEST LIMBS MIN. 6-8' FROM ROOT CROWN
AFTER TWO YEARS NO LIMB SHALL BE WITHIN 8' OF PAVEMENT
WRAP ENTIRE SURFACE OF TRUNK BELOW SECOND BRANCH
WITH SPECIFIED TREE WRAP AND SECURE
ATTACH GUY WIRE TO TRUNK WITH SPECIFIED TREE COLLAR
12" DIA. WHITE PVC PIPE OVER WIRE, 24" LONG MIN.
SET ROOT CROWN LEVEL WITH TOP OF SOIL IN BEDS.
IN IRRIGATED TURF AREAS PLANT 3" ABOVE FINISHED GRADE
APPLY SPECIFIED GROUNDCOVER TO REMAIN PERMANENTLY
FINISHED GRADE
DOUBLE STRAND OF 12 GA. GALVANIZED STEEL WIRE TWISTED
TEMPORARY 4" DEEP WATER RETENTION BASIN NOT
NECESSARY WHEN TURF OR DRIP IRRIGATION IS OPERATING
SPECIFIED STEEL POST (2 MIN.) DRIVEN VERTICALLY
TO EXTEND A MIN. OF 30" INTO UNDISTURBED SOIL
2 X ROOTBALL DIA.
ATTACH GUY WIRE TO TRUNK WITH SPECIFIED TREE COLLAR
DOUBLE STRAND OF 12 GA. GALVANIZED STEEL WIRE TWISTED
12" DIA. WHITE PVC PIPE OVER WIRE, 25" LONG MIN
TEMPORARY 4" DEEP WATER RETENTION BASIN
NOT NECESSARY WHEN TURF OR DRIP IRRIGATION IS OPERATING
SET ROOT CROWN LEVEL WITH TOP OF SOIL IN BEDS.
IN IRRIGATED TURF AREAS PLANT 3" ABOVE FINISHED GRADE
APPLY SPECIFIED GROUNDCOVER TO REMAIN PERMANENTLY
SPECIFIED 30" STEEL POST (3 MIN.) DRIVEN VERTICALLY
INTO UNDISTURVED SOIL FLUSH WITH GRADE
FINISHED GRADE
REMOVE ALL CONTAINMENT MATERIAL FROM THE TRUNK &
SIDES OF ROOTBALL THAT IS NOT 100% HEMP
REMOVE BURLAP & TWINE FROM THE TOP 13 OF ROOTBALL
REMOVE FIBER OR PLASTIC POT AFTER PLACING IN THE PIT
ROOTBALLS THAT ARE BROKEN APART AFTER CONTAINMENT
IS REMOVED ARE DAMAGED AND SHALL BE REJECTED
UNDISTURBED SUBGRADE
SPECIFIED BACKFILL MIXTURE AND FERTILIZER APPLICATION
HOLE SHOULD HAVE ROUGHENED SIDES
2 X ROOTBALL DIA.
REMOVE ALL CONTAINMENT MATERIAL FROM THE TRUNK &
SIDES OF ROOTBALL THAT IS NOT 100% HEMP
REMOVE BURLAP & TWINE FROM THE TOP 13 OF ROOTBALL
REMOVE FIBER OR PLASTIC POT AFTER PLACING IN THE PIT
ROOTBALLS THAT ARE BROKEN APART AFTER CONTAINMENT
IS REMOVED ARE DAMAGED AND SHALL BE REJECTED
UNDISTURBED SUBGRADE
SPECIFIED BACKFILL MIXTURE AND FERTILIZER APPLICATION
LIGHTLY COMPACTED
HOLE SHOULD HAVE ROUGHENED SIDES
SIDEWALK, TOP OF CURB, OR TOP OF SEAT WALL
PRUNE ALL DEAD OR DAMAGED WOOD PRIOR TO PLANTING
APPLIED SPECIFIED GROUNDCOVER TO REMAIN PERMANENTLY
SPECIFIED WEED BARRIER FABRIC UNDER INORGANIC MULCHES
SPECIFIED PREEMERGANT HERBICIDE BELOW FABRIC
PLACE 3" OF SPECIFIED BACKFILL BELOW THE ROOT BALL
CREATE A 2" DEEP WATER RETENTION BASIN &
APPLY A RING OF SPECIFIED MULCH WHEN NOT IN A BED
SET ROOT CROWN OF UPRIGHT SHRUBS 1" ABOVE TOP OF SOIL.
SET ROOT CROWN OF SPREADING SHRUBS AT TOP OF SOIL
FINISHED GRADE OR TOP OF MULCH 12" BELOW PAVED EDGE
2 X ROOTBALL DIA.
2' - 0" MIN.
EVERGREEN TREE PLANTING W/ GUY WIRESANOT TO SCALE
DECIDUOUS TREE PLANTING B NOT TO SCALE
SHRUB PLANTINGCNOT TO SCALE
EDGER
SOD ADJACENT TO WALKS AND CURBS
MULCH ADJACENT TO WALKS AND CURBS
FINISHED GRADE OR TOP OF SOD LEVEL WITH PAVED EDGE
SIDEWALK, TOP OF CURB, OR TOP OF SEAT WALL
FULL DEPTH OF SPECIFIED AMENDED TOPSOIL PLACED APPROX.
1" BELOW TOP OF PAVED EDGE FOR SOD AND LEVEL FOR SEED
SPECIFIED SOD OR SEED
FINISHED GRADE OR TOP OF SOD LEVEL WITH TOP OF EDGER
SIDEWALK, TOP OF CURB, OR TOP OF SEAT WALL
SPECIFIED MULCH
FINISHED GRADE OR TOP OF MULCH 12" BELOW PAVED EDGE
SPECIFIED WEED BARRIER FABRIC UNDER INORGANIC MULCHES
SPECIFIED PREEMERGANT HERBICIDE BELOW FABRIC
FULL DEPTH OF SPECIFIED AMENDED TOPSOIL PLACED
THE NECESSARY DISTANCE BELOW PAVED EDGE
SPECIFIED SOD OR SEED
FINISHED GRADE OR TOP OF MULCH 12" BELOW TOP OF EDGER
SPECIFIED MULCH
SPECIFIED WEED BARRIER FABRIC UNDER INORGANIC MULCHES
SPECIFIED PREEMERGANT HERBICIDE BELOW FABRIC
SPECIFIED EDGER
FULL DEPTH OF SPECIFIED AMENDED TOPSOIL PLACED THE
NECESSARY DISTANCE BELOW TOP OF EDGER
EDGE TREATMENTDNOT TO SCALE
ARTIFICIAL TURFENOT TO SCALE
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LANDSCAPE NOTES
1.THIS LANDSCAPE ARCHITECTURAL SITE PLAN IS TO BE USED IN CONJUNCTION WITH THE CIVIL, IRRIGATION, ARCHITECTURAL, MECHANICAL AND
ELECTRICAL PLANS TO FORM COMPLETE INFORMATION REGARDING THIS SITE.
2.LANDSCAPE CONSTRUCTION SHALL CONFORM TO ALL APPLICABLE STATE AND LOCAL CODES AND SPECIFICATIONS.
3.ALL MATERIAL AND WORKMANSHIP SHALL BE GUARANTEED FOR ONE YEAR, FROM DATE OF FINAL ACCEPTANCE.
4.LANDSCAPE CONTRACTOR SHALL EXAMINE THE SITE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED AND NOTIFY THE GENERAL
CONTRACTOR IN WRITING OF UNSATISFACTORY CONDITIONS. DO NOT PROCEED UNTIL CONDITIONS HAVE BEEN CORRECTED.
5.BEFORE COMMENCING WORK, CONTACT APPROPRIATE UTILITY COMPANIES FOR UTILITY LOCATIONS, AND COORDINATE WITH GENERAL
CONTRACTOR IN REGARD TO LOCATION OF PROPOSED UTILITIES, IRRIGATION SLEEVES, CONDUITS, ETC.
6.ALL PLANT MATERIALS SHALL MEET OR EXCEED SIZE IN SCHEDULES.
7.OWNER'S REPRESENTATIVE RESERVES THE RIGHT TO REFUSE PLANT MATERIALS WHICH DO NOT MEET THE QUALITY REQUIRED FOR THE PROJECT.
ALL DECIDUOUS TREES SHALL HAVE FULL, WELL-SHAPED HEADS, ALL EVERGREENS SHALL BE UNSHEARED AND FULL TO THE GROUND. PLANTING
PROCEDURES SHALL CONFORM TO DETAILS.
8.ALL TREE AND SHRUB BED LOCATIONS ARE TO BE STAKED OUT ON SITE FOR APPROVAL BY OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION.
9.ALL B&B PLANT MATERIAL SHALL HAVE ALL WIRE, TWINE OR OTHER CONTAINMENT MATERIAL, EXCEPT FOR THE BURLAP, REMOVED FROM THE
TRUNK AND ROOT BALL OF THE PLANT PRIOR TO PLANTING.
10.IRRIGATION: ALL LANDSCAPE AREAS TO BE SERVED BY AUTOMATIC IRRIGATION SYSTEM. IRRIGATION SYSTEM SHALL INCLUDE: A RAIN SENSOR WITH
AUTOMATIC SHUT-OFF OF THE SYSTEM DURING PERIODS OF HIGH MOISTURE;A DRIP, SUB-SURFACE, BUBBLER OR LOW VOLUME IRRIGATION SYSTEM
FOR ALL PLANTING STRIPS LESS THAN 8' WIDE AND ALL PLANTING BEDS INVOLVING TREES, SHRUBS, PERENNIALS AND GROUNDCOVER;AND N
IRRIGATION CLOCK WHICH ALLOWS PROGRAMMING TO MEET THE A DIFFERENTIAL NEEDS OF THE SPECIFIED PLANTING PLAN.
11.SOIL PREPARATION - SHRUB BEDS: PRIOR TO PLANTING, ALL SITES FOR PLANTINGS SHALL INCORPORATE SOIL AMENDMENTS AT A RATE OF 3 CUBIC
YARDS PER 1,000 SQUARE FEET TO A MINIMUM DEPTH OF 6". A LESSER A MOUNT SHALL BE ALLOWED IF A SOIL TEST SHOWS THAT 3 CUBIC YARDS
PER 1,000 SQUARE FEET IS NOT NECESSARY FOR WATER RETENTION AND DEEP ROOTING OF PLANT MATERIALS. IF THE SPECIFIED PLANT MATERIAL
REQUIRES LESS FERTILE SOIL, THOSE AREAS MAY HAVE LESS SOIL AMENDMENTS INSTALLED IF APPROVED BY THE COMMUNITY DEVELOPMENT
DIRECTOR. EXISTING TOPSOIL SHALL BE SALVAGED AND STOCKPILED FOR USE AS SOIL AMENDMENTS OR TOPSOIL. NO TOPSOIL SHALL BE REMOVED
FROM THE SITE UNLESS THE CITY APPROVES THE TRANSFER OF TOPSOIL TO A CITY-OWNED PARK OR OPEN SPACE AREA. EXAMPLES OF ACCEPTABLE
SOIL AMENDMENTS INCLUDE COMPOST AND AGED MANURE. MOUNTAIN PEAT AND INORGANIC MATERIALS SUCH AS SAND, GYPSUM AND LIME ARE
PROHIBITED SOIL AMENDMENTS. ALL SITES ARE SUBJECT TO INSPECTION BY THE CITY FOR COMPLIANCE WITH SOIL AMENDMENT REQUIREMENTS.
MATERIALS:
12.ROCK MULCH: IN THE SPECIFIED AREAS, INSTALL 3-INCHES OF 3/4" BLACK GRANITE ROCK MULCH PER DLM LANDSCAPE SUPPLY, ARVADA, CO (303)
421-2693, OVER WEED MAT, AFTER APPLYING PRE-EMERGENT HERBICIDE.
13.ROCK MULCH: IN THE SPECIFIED AREAS, INSTALL 3-INCHES 1 1
2" GOLD ORE ROCK MULCH PER DLM LANDSCAPE SUPPLY, ARVADA, CO (303) 421-2693,
OVER WEED MAT, AFTER APPLYING PRE-EMERGENT HERBICIDE.
14.SOD: IN THE SPECIFIED AREA, INSTALL RTF WATER SAVER SOD PER GREEN VALLEY TURF, LITTLETON, CO (303) 798-6764.
12.SEED: IN THE SPECIFIED AREAS, GROUNDCOVER SHALL A MIXTURE OF THE LOW GROW SEED MIX AND HONEY BEE WILDFLOWER SEED MIX BY
ARKANSAS VALLEY SEED. THE SEED SHALL BE MIXED AT A RATIO OF 90% LOW GROW MIX TO 10% HONEY BEE WILDFLOWER MIX. THE MIXTURE SHALL
BE APPLIED AT 20-25 LBS AN ACRE.
13.EDGING: IN THE SPECIFIED AREAS, INSTALL 4-INCH, 12 GAUGE ROLLED TOP STEEL EDGING.
14.BOULDERS: IN THE SPECIFIED AREAS, INSTALL 2' DIAMETER BLACK GRANITE BOULDERS PER DLM LANDSCAPE SUPPLY, ARVADA, CO (303) 421-2693.
BOULDER PLACEMENTFNOT TO SCALE
FINISH GRADE OF SIDEWALK
FINISH GRADE
BLACK GRANITE BOULDER, AVERAGE DIAMETER
2', BURIED 1
4-1
3 DEPTH AS SHOWN,
LOCALLY AVAILABLE
FINISH GRADE OF MULCH IN
SHRUB BEDS
COMPACTED SUBGRADE
STO
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OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
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OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
OWNER:
EVERGREEN CLEAR
CREEK CROSSING, LLC
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273 SF
285 SF
4,377 SF
1,100 SF
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489 SF
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114 SF
265 SF
1,869 SF
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PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
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LEGEND
PROPERTY LINE
EXISTING CURB AND GUTTER
PROPOSED CURB AND GUTTER
MODERATE HYDROZONE
LOW HYDROZONE
ANNUAL WATER BUDGET TABLE
HYDROZONE CATEGORY TOTAL SQ. FT/CATEGORY TOTAL GALS/YEAR/CATEGORY
HIGH WATER ZONES 0 SF X 0 GALS/SF =0 GALS/YEAR
MODERATE WATER ZONES 1,869 SF X 10 GALS/SF =18,690 GALS/YEAR
LOW WATER ZONES 12,929 SF X 3 GALS/SF =38,787 GALS/YEAR
VERY LOW WATER ZONES 0 SF X 0 GALS/SF =0 GALS/YEAR
14,798 SF TOTAL ALL ZONES
57,477 GALS/YEAR TOTAL ALL ZONES
3.88 GALS/SF/YEAR AVERAGE
(GALS/YEAR TOTAL ALL ZONES DIVIDED BY SF TOTAL ALL ZONES)
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PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
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PRIMROSE SCHOOL AT CLEAR CREEK CROSSING
SPECIFIC DEVELOPMENT PLAN
LOT 4, BLOCK 4, CLEAR CREEK CROSSING BLOCK 4 REPLAT C,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
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T.O. PARAPET
32' - 3" A.F.F. ±
T.O. RIDGE
38' - 6" A.F.F. ±
T.O. RIDGE
29' - 8" A.F.F. ±
T.O. RIDGE
20' - 5" A.F.F. ±
SECOND FLOOR
13' - 1" A.F.F. ±
TRUSS BEARING
24' - 1" A.F.F. ±
TRUSS BEARING
8' - 1" A.F.F. ±
FINISH FLOOR
0' - 0" A.F.F. ±
T.O. RIDGE
38' - 6" A.F.F. ±
T.O. RIDGE
29' - 8" A.F.F. ±
T.O. RIDGE
20' - 5" A.F.F. ±
SECOND FLOOR
13' - 1" A.F.F. ±
TRUSS BEARING
24' - 1" A.F.F. ±
TRUSS BEARING
8' - 1" A.F.F. ±
FINISH FLOOR
0' - 0" A.F.F. ±
T.O. PARAPET
32' - 3" A.F.F. ±
T.O. RIDGE
38' - 6" A.F.F. ±
T.O. RIDGE
29' - 8" A.F.F. ±
T.O. RIDGE
20' - 5" A.F.F. ±
SECOND FLOOR
13' - 1" A.F.F. ±
TRUSS BEARING
24' - 1" A.F.F. ±
TRUSS BEARING
8' - 1" A.F.F. ±
FINISH FLOOR
0' - 0" A.F.F. ±
T.O. PARAPET
32' - 3" A.F.F. ±
T.O. RIDGE
38' - 6" A.F.F. ±
T.O. RIDGE
30' - 3" A.F.F. ±
SECOND FLOOR
13' - 1" A.F.F. ±
TRUSS BEARING
24' - 1" A.F.F. ±
TRUSS BEARING
8' - 1" A.F.F. ±
FINISH FLOOR
0' - 0" A.F.F. ±
WD-4
WIN-1
DS-1
WD-1
DR-1DR-1DR-1
WD-4WD-4
FAS-1
FAS-1
ACC-2
ST-1
ST-1 DR-2
WD-3
FAS-1
WD-2
WIN-112 12 12
DS-1
DS-1
9 WV-1
MR-1ACC-1WD-1
10
3
WIN-1
WD-1
65 6 514
14
7
7
7
WIN-1
3
16 5 16
DS-2
ST-2
WD-1
WD-4FAS-1 FAS-1WD-4
WD-4
WD-4
WD-1ST-2
3
3
WD-2WD-2
DR-1
DR-1
WIN-2
WD-3
11
11 ST-1ST-2ST-1
WV-1
9
ACC-1FAS-1
WIN-1WIN-1WD-3ST-2 ST-1WIN-1WD-3 ST-1
WIN-1
WIN-1
WD-3
WIN-1
WD-3
8
5 6 56
DS-1
DS-1 ACC-2
15
10
MR-1
12121212
7
7 7
DS-1
DS-1
14
7
7
WIN-2
DS-2
WD-2
DS-2
WD-2
DS-2DS-2
16
12 12 16
ACC-2
7'
-
3
"
10
'
-
5
"
WD-4
WIN-1
WD-2
WD-1
DR-1 DR-1
WD-4
WD-4
FAS-1FAS-1 WD-1
WIN-1
ST-1DR-2
FAS-1 WD-3
ST-1
9WV-1
MR-1ACC-1
ST-1
WIN-1WD-3 DR-1
11
DR-1
6
5
5
6 5
6
DS-1
WD-3WIN-1
121212
WD-1
TRIM
10
DS-1
DS-1
4
1413
7
7 7
WIN-1 16
DS-2
16 5
16
ST-2
3
WD-2
6
WD-4FAS-1 FAS-1WD-4
WD-4
WD-4
WD-1WD-1
33
DS-2DS-2
DR-1
WIN-1
DR-1 WIN-1 ST-1ST-1ST-1 16WIN-1
DS-1
DS-1
DS-1
DS-1
WIN-1WD-3WIN-1WD-3DR-1 16 5 6 65WIN-1WD-3
WIN-1WD-3
WIN-1
WD-3
DS-1WIN-1 WD-3
WIN-1
WD-3
121212121212
7
7
7 7
7
7
7
14
14
ST-1
16
11
WD-2
WD-2
DS-2
ST-2
TRIM-1 WD-2
ACC-2
ACC-2ACC-2
GROUND FLOOR TRANSPARENCYGROUND FLOOR TRANSPARENCY
EAST
NORTH
SOUTH
WEST
PRIMARY MATERIALSPRIMARY MATERIALS
NORTH
EAST
SOUTH
WEST
REQUIREDREQUIRED
25% / 96 S.F.
40% / 229 S.F.
25% / 96 S.F.
25% / 143 S.F.
75% / 286 S.F.
60% / 344 S.F.
75% / 286 S.F.
75% / 290 S.F.
PROPOSEDPROPOSED
28% / 106 S.F.
41% / 237 S.F.
36% / 138 S.F.
32% / 186 S.F.
100% / 383 S.F.
100% / 573 S.F.
100% / 383 S.F.
100% / 573 S.F.
GLAZING PERCENTAGE BETWEEN 3' & 8'GLAZING PERCENTAGE BETWEEN 3' & 8'
Project Number
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Professional of Record:Professional of Record:
PRIMROSE SCHOOL FRANCHISING COMPANY
3200 WINDY HILL ROAD, SUITE 1200 E
ATLANTA, GEORGIA 30339-5640
THESE DRAWINGS AND THE DESIGN REPRESENTED HEREBY ARE THE EXCLUSIVE
PROPERTY OF PRIMROSE SCHOOL FRANCHISING CO. REPRODUCTION OR ANY
USE OF THESE DRAWINGS OTHER THAN FOR THE PROJECT INTENDED WITHOUT
THE EXPRESS WRITTEN CONSENT OF PRIMROSE SCHOOL FRANCHISING CO. IS
PROHIBITED. ANY UNAUTHORIZED USE WILL BE SUBJECT TO LEGAL ACTION.
For Construction
8/
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EXTERIOR
ELEVATIONS
DCD / ALS
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2303426
08/19/24
08/19/24
--/--/--
LEVI HAUSMAN
LICENSE NO: ARC.00407704
EXP. DATE: 10/31/25
ELEVATION KEYED NOTES
1 NOT USED
2 NOT USED
3 5/4 x 4 TRIMBOARD, WD - 2
4 42" ROUND LED LIGHTED SIGN (INTERNALLY LIT). SEE 6/A2.4 FOR MOUNTING DETAIL.
5 LIGHTING, REFER TO ELECTRICAL DRAWINGS.
6 DRYER VENTS PAINT TO MATCH ADJACENT MATERIALS
7 TRIMBOARD AT ALL EXTERIOR DOORS AND CLASSROOM WINDOWS TO BE 5/4 x 6, WD - 3
8 60" ROUND LED LIGHTED SIGN ()INTERNALLY LIT). SEE 6/A2.4 FOR MOUNTING DETAIL
9 CUPOLA WITH WEATHERVANE. PAINT ALL SURFACES TO MATCH "GRAYS HARBOR", ROOF TO
BE MR - 1 REFER TO 1A/A6.3 FOR CONSTRUCTION.
10 ROOF LINE BEHIND PARAPET WALL.
11 GLAZING TO RECIEVE WINDOW FILM, TINT - 1. SEE FINISH SCHEDULE SHEET A2.2
12 DOWNSPOUTS TIED INTO UNDERGROUND STORM SEWER BELOW GRADE.
13 KNOX BOX OR APPROVED EQUAL. COORDINATE LOCATION WITH LOCAL FIRE OFFICIAL
14 4' - 0" HIGH SOLID VINYL FENCE WITH (2) 3' - 0"W GATES. COLOR TO MATCH "ARCTIC WHITE"
15 BEIGE ALUMINUM PLAQUE W/6" REFLECTIVE BLACK VINYL NUMBERS. PROVIDED BY 1 HOUR
SIGN. COORDINATE LOCATION WITH LOCAL FIRE OFFICIAL.
16 4" REFLECTIVE NUMBERS SEE SIGNAGE PACKAGE
X
SCALE: 1/8" = 1'-0"A4.1
EAST ELEVATION4
SCALE: 1/8" = 1'-0"A4.1
NORTH ELEVATION1
SCALE: 1/8" = 1'-0"A4.1
WEST ELEVATION3
SCALE: 1/8" = 1'-0"A4.1
SOUTH ELEVATION2
EXTERIOR FINISH LEGEND
MARKMARK DESCRIPTIONDESCRIPTION SPECIFICATIONSPECIFICATION
ACC-1 LOUVERS AMERICAN LOUVER & VENT COMPANY. COLOR TO
MATCH ARTIC WHITE
ACC-2 LOUVERS 24" DIAMETER VENT LOUVER NON-FUNCTIONAL, SEE
DETAIL 4/A6.3. PAINT TO MATCH ARCTIC WHITE
DR - 1 HALF LITE DOORS EXTERIOR INSULATED METAL HALF LITE DOOR; COLOR
(EXTERIOR): ARTIC WHITE. SEE DOOR SCHEULDE FOR
ADDITIONAL INFORMATION.
DR - 2 1/2 LITE DOOR W/SIDE LITE EXTERIOR INSULATED METAL HALF LITE DOOR WITH
SIDE LITE; COLOR (EXTERIOR): ARTIC WHITE SEE DOOR
SCHEDULE FOR ADDITIONAL INFORMATION.
DS - 1 DOWNSPOUTS COLOR TO MATCH: 6" GUTTERS AND DOWNSPOUTS.
COLOR: GRAYS HARBOR: SW6236 TO MATCH ADJ.
APARTMENTS
DS-2 GUTTERS COLOR: GRAYS HARBOR: SW6236 TO MATCH ADJ.
APARTMENTS
FAS-1 FIBERGLASS ASPHALT SHINGLES MANUFACTURER: GAF OR (CERTAINEED), STYLE:
TIMERLINE HD OR (LANDMARK) COLOR: WEATHERED
WOOD, LIFETIME WARRANTY.
MR-1 METAL ROOF AEP-SPAN SNAPSEAM - 12". COLOR: DARK BRONZE
ST-1 BEAVER CREEK FIELDSTONE FIELD STONE - STONE TO MATCH APARTMENTS
ST-2 STONE CAP @ WAINSCOT BULLNOSE SILL - NATURAL WHITE COLOR
TRIM MISC METAL TRIM & FLASHING ANY MISC METAL SHOULD MATCH COLOR OF
ADJACTENT SURFACE. CONTACT ARCHITECT FOR
DIRECTION AS REQ'D.
WD-1 BOARD & BATTEN SIDING HARDIE PANEL (4' X 10') & AHRDIE TRIM BARREN
BOARDS (2 1/2" WIDE @ 2'-0" O.C.) FINISH: SMOOTH
COLOR: GRAYS HARBOR: SW6236 TO MATCH ADJ.
APARTMENTS
WD-2 TRIM (FASCIA, FRIEZE, RUNNING
TRIM)
HARDIE TRIM BOARDS, 5/4 NT3 SMOOTH, VARIOUS
WIDTHS AS REQUIRED (SEE ELEVATIONS). COLOR:
GRAYS HARBOR (PRIMED AND FIELD PAINTED)
WD-3 TRIM (WINDOW TRIM)HARDIE TRIM BOARDS, 5/4 NT3 SMOOTH, VARIOUS
WIDTHS AS REQUIRED (SEE ELEVATIONS) COLOR: ARTIC
WHITE(PRIMED AND FIELD PAINTED)
WD-4 HORIZONTAL LAP SIDING (HARDI
BOARD)
PAINT SW 0037 "MORRIS ROOM GREY"
WIN - 1 VINYL WINDOWS ANDERSEN: SILVERLINE 2200 SERIES. COLOR: ARTIC
WHITE. SEE WINDOW SCHEDULE.
WIN - 2 VINYL WINDOWS (@ VESTIBULE)FIXED WINDOW WITH TINTED GLASS.
WV-1 WEATHER VANE LARGE COPPER ROOSTER WEATHERVANE. SEE 1A/A6.3
FOR ADDITIONAL INFORMATION.
NOTE: NOTE: SEPARATE SIGN PERMIT REQUIRED.
SIGNAGE NOT APPROVED AS PART OF SDP.
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SHEET 10 OF 12
WINDOW, SECURE @
PERIMETER WITH S.S.
SCREWS AS REQUIRED
BY MANUF. TO MEET
WIND LOAD CRITERIA
DRYWALL TRIM WITH
3/8" SEALANT JOINT,
TYP. @ INTERIOR
PERIMETER
WOOD HEADER, SEE
STRUCT. DWGS. FOR
FRAMING
1/4" MAX SHIM, PROVIDE
WINDOW AND DOOR
INSULATING FOAM
SEALANT BETWEEN SHIMS
HARDIE BOARD LAP SIDING,
SEE EXTERIOR ELEVATIONS
NON-VENTED
ALUMINIUM SOFFIT
USE THIS DETAIL WHERE DOUBLE
WALL OCCURS SEE FLOOR PLAN
CONTINUOUS
METAL FLASHING
2 x 6 BRACING @ 16" O.C.
WINDOW, SEE ELEVATIONS
FOR SIZE AND LOCATION.
HARDWOOD SILL SECURED WITH CONST.
ADHESIVE, FINISH TO MATCH CHAIR RAIL
3/8" SEALANT JOINT, TYP. @ INTERIOR
PERIMETER AND TOP OF EXTERIOR SILL
3'-2" AFF
B.O. WINDOW
STONE MANTEL, SEE
EXTERIOR ELEVATIONS
RADIUS EDGES AT SILL
& CHAIR RAIL, TYP.
HARDIE BOARD LAP
SIDING, SEE EXTERIOR
ELEVATIONS
1' - 7 1/4"
2
5
/
8
"
USE THIS DETAIL WHERE DOUBLE
WALL OCCURS SEE FLOOR PLAN
2' - 0 1/2"
BOARD AND BATTEN, SEE
EXTERIOR ELEVATIONS
STONE MANTA, SEE
EXTERIOR ELEVATIONS
PRE-FINISH METAL
FLASHING WITH HEMMED
EDGE, ENSURE NO
EXPOSED SHARP EDGES
SUSPENDED LAY-IN
ACOUSTIC TILE CEILING
5/8" GYP. BOARD
HEADER, SEE STRUCTURAL
WINDOW FLASHING WRAP
PER MFR, ALL SIDES, TYP.
OPERABLE WINDOW, SEE
EXTERIOR ELEVATIONS
CONT. SEALANT @
PERIMETER
5/4X10 TREATED WOOD SILL.
SHAPE TO DIMENSIONS SHOWN.
FINISH TO MATCH CHAIR RAIL.
1x4 CHAIR RAIL. RADIUS EDGES @
SILL/CHAIR RAIL
5/8" GYP. BOARD
STONE MANTA, SEE
EXTERIOR ELEVATIONS
STONE VENEER WITH
ANCHORS @ 16" O.C.
MAC VERT. & HORIZ.
B.O. AWNING
ELEV. 7'-3" A.F.F.
(2)2x WOOD BLOCKING MIN. 1-1/2"
ABOVE AND BELOW LAG SCREWS.
STANDING SEAM METAL AWNING ON 1"
STEEL TUBE FRAME. VERTICAL FRAME
SPACING SHALL BE 24" O.C. MAX. FRAME
SHALL BE PAINTED DARK BRONZE TO
MATCH METAL ROOF
STEEL TUBE AWNING FRAME
TO BE MOUNTED TO THE
PLYWOOD
1/2" DIA. 4" LAG BOLTS 24" O.C.
ALL TUBE CONNECTIONS SHALL
BE SHOP/FIELD WELDED (NOT
BOLTED).
12
7
4' - 0"
9"
9"
10
"
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Drawn/Checked
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Professional of Record:Professional of Record:
PRIMROSE SCHOOL FRANCHISING COMPANY
3200 WINDY HILL ROAD, SUITE 1200 E
ATLANTA, GEORGIA 30339-5640
THESE DRAWINGS AND THE DESIGN REPRESENTED HEREBY ARE THE EXCLUSIVE
PROPERTY OF PRIMROSE SCHOOL FRANCHISING CO. REPRODUCTION OR ANY
USE OF THESE DRAWINGS OTHER THAN FOR THE PROJECT INTENDED WITHOUT
THE EXPRESS WRITTEN CONSENT OF PRIMROSE SCHOOL FRANCHISING CO. IS
PROHIBITED. ANY UNAUTHORIZED USE WILL BE SUBJECT TO LEGAL ACTION.
For Construction
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ARCHITECTURAL
DETAILS
Author /
Checker
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2303426
08/19/24
08/19/24
--/--/--
LEVI HAUSMAN
LICENSE NO: ARC.00407704
EXP. DATE: 10/31/25
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SCALE: 1 1/2" = 1'-0"A7.5
WINDOW HEAD @ BUMP-OUT1
SCALE: 1 1/2" = 1'-0"A7.5
WINDOW SILL @ BUMP-OUT2
SCALE: 1 1/2" = 1'-0"A7.5
WINDOW HEAD & SILL3
SCALE: 1 1/2" = 1'-0"A7.5
TYP. AWNING SECTION4
SHEET 11 OF 12
16
'
-
8
"
C
M
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GATE POST: 6" DIA. STEEL
PIPE, WITH 18" DIA. x 48"
DEEP FOOTING.
(2) 6"DIA POSTS W/ 18"
DIA. x 36" DEEP FOOTING
FOR DUMPSTER STOP
6" CONC SLAB
#5 REBAR IN GROUT
FILLED CELL AT 32"
O.C. VERT. (TYP.).
CONFIRM REQUIRED INSIDE
DIMENSIONS WITH THE LOCAL
SOLID WASTE MANAGEMENT CO.
3/4" DIA. x 1" DP. RECESS
IN PAVEMENT FOR CANE
BOLT AT CLOSED & 90 DG.
OPEN POSITIONS
(1) #5 REBAR IN GROUT,
EACH CELL VERT. IN (1)
FULL BLOCK MIN.
4
A7.1
3' - 6"
8"
3' - 6"
13' - 4" CMU
1'
-
8
"
3'
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4
"
M
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4"4"
T.O. SLAB
ELEV. = 0'-0"
T.O. SLAB
ELEV. = 0'-0"
T.O. CMU
ELEV. = 7'-4" AFF
T.O. SLAB
ELEV. = 0'-0"
T.O. CMU
ELEV. = 7'-4" AFF
T.O. CMU
ELEV. = 7'-4" AFF
PRECAST CONCRETE SLOPED CAP
STONE TO MATCH BUILDING
PRECAST CONCRETE SLOPED CAP
STONE TO MATCH BUILDING
PRECAST CONCRETE SLOPED CAP
STONE TO MATCH BUILDING
4" RIBBED 20 GA min METAL
SIDING. PAINT "TATE OLIVE".
CANE BOLT
EACH GATE
STEEL ANGLE FRAME ALL SIDES
6"DIA STEEL POST
SIM.
SIM.
(LEFT SIDE OPPOSITE,SIMILAR)
REAR ELEVATIONREAR ELEVATION
RIGHT SIDE ELEVATIONRIGHT SIDE ELEVATION
FRONT ELEVATIONFRONT ELEVATION
7a
A7.1
3
A7.1
7b
A7.1
7c,d
A7.1
4
A7.1
4
A7.1
4'
-
8
"
3' - 4"
6"
3"
6"x4"x1/2" STL. PLATE
WELDED ALL AROUND
TO HINGE COLLAR
1/4" THICK WELDED STEEL
CAP, WELD IN FIELD.
HINGE COLLAR W/ GREASE
FITTINGS 2 PER JAMB
STL. COLLAR WELD ALL
AROUND TO POST2"x2"x1/4" STL.
ANGLE FRAME
3/4"∅ BOLT
12"x12"x1/4"
GUSSET PLATE AT
EA. CORNER
GROUT PIPE SOLID
T.O. CMU
ELEV. = 7'-4" A.F.F.
T.O. SLAB
ELEV. = 0'-0"
PRECAST SLOPED CAP,
TYPICAL.
NOTE: PAINT INTERIOR SIDE
OF C.M.U. TO MATCH STONE.
8" CMU W/ #5 REBAR @ 32" O.C. VERT.
GROUT FILLED CELL. ALL CELLS TO BE
GROUTED SOLID.6" DIA. STEEL POST BOLLARD
WITH CONCRETE CAP.
DOWELS W/ STANDARD ACI
HOOK TO MATCH SIZE &
SPACING OF WALL REINF. LAP
SPLICE 48 BAR DIA. MIN.
BOLLARD FOOTING: 18" DIA. x
36" DEEP.
6", 3000 PSI CONC ON
GRANULAR BASE W/ #4
@ 18" o.c.
HORIZ. REINF. AT 16" O.C.
CONCRETE FOOTING W/ (3) #5
REBAR CONT. AND #5
TRANSVERSE BAR @ 12" O.C.
2' - 6"
1'
-
4
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3"
M
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4'' CMU WITH GROUT BEHIND
MANUFACTURED STONE
VENEER TO MATCH BUILDING
FLAG POLE FOUNDATION.
SEE S2.1
ALUMINUM FLASH COLLAR
25'-0" HIGH ALUMINUM FLAG
POLE
ALUMINUM CLEAT
A.
D
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48
"
M
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3/4" DIA. GALV.
MACHINE BOLT
10" LONG
ROUND CONCRETE
CROWN
STEEL PIPE FILLED
W/ CONCRETE,
SEE PLAN FOR SIZE
PAINT (PER FINISH
SCHEDULE)
FIN. GRADE OR TOP
OF PAVEMENT
CONC. FOOTING
4'
-
3
"
(
6
'
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0
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6"
1' - 6"
47
-
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/
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PRIMROSE SCHOOL FRANCHISING COMPANY
3200 WINDY HILL ROAD, SUITE 1200 E
ATLANTA, GEORGIA 30339-5640
THESE DRAWINGS AND THE DESIGN REPRESENTED HEREBY ARE THE EXCLUSIVE
PROPERTY OF PRIMROSE SCHOOL FRANCHISING CO. REPRODUCTION OR ANY
USE OF THESE DRAWINGS OTHER THAN FOR THE PROJECT INTENDED WITHOUT
THE EXPRESS WRITTEN CONSENT OF PRIMROSE SCHOOL FRANCHISING CO. IS
PROHIBITED. ANY UNAUTHORIZED USE WILL BE SUBJECT TO LEGAL ACTION.
For Construction
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08/19/24
08/19/24
--/--/--
LEVI HAUSMAN
LICENSE NO: ARC.00407704
EXP. DATE: 10/31/25
SCALE: 3/8" = 1'-0"A7.4
DUMPSTER PLAN1
SCALE: 1/4" = 1'-0"A7.4
DUMPSTER ELEVATION2
SCALE: 1/2" = 1'-0"A7.4
HINGE3
SCALE: 3/8" = 1'-0"A7.4
DUMPSTER ENCLOSURE SECTION4
SCALE: 1" = 1'-0"A7.4
FLAG POLE8
SCALE: 3/8" = 1'-0"A7.4
NOT USED9
SCALE: 3/4" = 1'-0"A7.4
BOLLARD POST6
SCALE: 1 1/2" = 1'-0"A7.4
DUMPSTER GATE HARDWARE7
SCALE: 1/2" = 1'-0"A7.4
NOT USED10
SCALE: 1 1/2" = 1'-0"A7.4
NOT USED5
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SHEET 12 OF 12
Planning Commission 14
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
See attached.
EXHIBIT 5: COLOR ELEVATIONS
Planning Commission 15
Case No. WZ-24-05 / Primrose School at Clear Creek Crossing
EXHIBIT 6: ACC APPROVAL LETTER
1
Memorandum
TO: Mayor and City Council
FROM: Jana Easley, Planning Manager
Scott Cutler, Senior Planner
Stephanie Stevens, Senior Planner
Alayna Olivas-Loera, Planner II
DATE: November 1, 2024 (November 7, 2024 Study Session)
SUBJECT: Lutheran Legacy Campus Zoning Requirements – Updates
PRIOR ACTIONS:
On May 13, 2024, City Council passed Resolution 26-2024 in support of initiating a legislative
zone change for the Lutheran Legacy Campus. The legislative zone change will be based on the
Lutheran Legacy Campus Master Plan, adopted by City Council on October 25, 2021, through
creation of a new mixed use zone district specifically for the campus.
Staff presented a draft zoning framework to City Council on July 15, 2024 and Council gave
consensus to proceed with the zoning framework presented, which will follow the
recommendations of the Master Plan. Council also gave additional directions on some topics that
were not specified in the Master Plan, such as signage and permitted uses.
Staff presented the same zoning framework to Planning Commission on August 15, 2024, with
some additional details based on the proposed ballot question language.
On September 17, staff presented some details of the proposed zoning rules at the City Plan open
house. This meeting also served as the required neighborhood meeting for the legislative zone
change. Owners and occupants within 1000 feet of the property were invited; over 1700
postcards were mailed. The public was also invited to comment specifically about the zoning
through an online form on What’s Up Wheat Ridge from September 3 to 17.
On October 7, staff received consensus from City Council at a study session to continue drafting
the regulations as presented.
PURPOSE:
The purpose of this November 7, 2024, study session is to present the updated draft zoning
requirements to Planning Commission which are based on prior consensus, additional research,
and public comments. This study session will serve as a preview to the full ordinance which will
be presented at a Planning Commission public hearing in December if the Charter amendment
passes. A rough draft version of the regulations is attached; there will still be some minor
revisions to text and graphics as staff and the City Attorney continue to review the document.
2
PROPOSED ZONING:
The Planning Division is developing a custom zone district for the Lutheran Legacy Campus
which will comply with the recommendations of the Master Plan. This zoning framework is
similar to the current mixed-use zoning regulations in Article XI of Chapter 26 but is highly
customized to include specific recommendations and requirements of the Master Plan. A new
Article XIV (14) will be created in the zoning code, specific to the Lutheran Legacy Campus
zoning to be named the “Mixed Use – Lutheran Legacy Campus (MU-LLC)” zone district.
The below framework includes all the proposed sections of Article XIV.
Section 26-1401 - Purpose Statement
All zone districts include a purpose statement. The intent of this purpose statement is to
recognize the goals of the Master Plan and zoning. The MU-LLC zoning:
1. Creates a balanced mix of land uses, including residential, institutional, civic, office, and
neighborhood-serving commercial;
2. Improves the public realm through high-quality design;
3. Integrates existing assets, both built and natural;
4. Provides a network of open space, trails, and sidewalks;
5. Prioritizes pedestrians, bicyclists, and transit users; and
6. Respects the character and integrity of adjacent residential neighborhoods.
Section 26-1402 - Districts Established
This section establishes the MU-LLC zone district and overlay districts. This allows custom
regulations to apply to different areas of the campus:
• A “low-density overlay” will apply to the first row of development around the perimeter
to ensure compatibility of land uses and building form, and to align with the Charter
question regarding lower building heights around the perimeter (see Figures 1 and 2
below).
• The four zones presented in the Master Plan will be called “sub-districts” in the zoning
code (see Figure 3 below). The enables custom zoning regulations for each zone,
particularly related to permitted uses and open space.
Section 26-1403 - Applicability
This section is based on existing Section 26-1103, which discusses how the MU-LLC standards
apply to new development, to expansion of existing structures, and to nonconforming structures.
This section specifically encourages the re-use of legally nonconforming or existing hospital
structures such as the north tower, even though the City cannot require adaptive reuse.
If the MU-LLC zoning is approved for the campus, it will result in legal nonconforming uses and
structures—those which currently exist on the property but are not permitted in the future, such
as the West Pines inpatient behavioral health and substance use disorder clinic. Per this code
section, the current use will be permitted to continue, but a new residential clinic and treatment
center could not open and once West Pines closes.
3
Figure 1: A map of the approximate location of the
“low-density overlay” which applies to the first row of
development around the perimeter. This overlay
includes regulations on building height and form that
will be described in later sections, to align with the
Charter question. The overlay helps buffer existing low-
density neighborhoods from the moderate and higher
intensity uses allowed elsewhere on the campus.
Figure 3: Chapter 5 of the Master Plan identifies four
primary sub-geographies within the campus that will
need to have custom regulations due to their locations
and the existing/adjacent conditions (Zones 1, 2, 3 and
4). For the purposes of the zoning rules, they are called
“sub-districts” 1 through 4, and permitted uses and
open space requirements vary by zone.
Figure 2: This image shows the ballot measure proposal
to lower the maximum allowed height for residential
structures from 35 to 30 feet (2.5 stories) when in
proximity to adjacent residential neighborhoods. The
yellow aligns with the proposed “low-density overlay”
shown in Figure 1.
4
Section 26-1404 - Building Height and Residential Density
This section describes the permitted building heights throughout the campus. The draft code
corresponds with the ballot question with the goal of tapering height between the center and
perimeter of the site. This approach allows a variety of building heights and ensures taller
buildings are not adjacent to existing surrounding residential areas.
• In the low-density overlay, height is limited to 2.5 stories and 30 feet.
• In the areas where the Charter limit would be lifted (shown in purple in Figure 2 above),
height is limited to 70 feet (5 stories maximum).
• In areas not exempted from the Charter limits and outside of the low-density overlay,
height is limited to 35 feet for any building containing a residential use and 50 feet for
non-residential buildings. (This aligns with current Charter limitations.)
• Accessory buildings in any area are limited to 15 feet for an accessory building or 25 feet
for a detached ADU above a garage. (This aligns with current regulations throughout the
City’s residential zone districts.)
This section also describes the density limitations. The campus as a whole cannot exceed 21
dwelling units per acre. This aligns with current Charter limitations.
Section 26-1405 - Building Placement and Orientation
This section contains requirements about building setbacks, placement of building entrances,
activation of streets and open spaces, and standards for attached residential development.
Thoughtful building placement and consideration of building entrances enhances the public
realm and creates a walkable, human-scaled environment.
The Master Plan clearly calls for more strict requirements on the perimeter of the site and more
flexibility in the interior, and this code section reflects that desire with a customized approach.
The existing and surrounding conditions also necessitate a customized approach—on the eastern
side of the campus, new development abuts backyards and on the western side of the campus,
new development faces a public street and front yards. The combined impact of this section and
the following section (26-1406 regarding building design) is a set of strict requirements that
mimic or even exceed the City’s current bulk-plane restrictions on residential development.
The following setback requirements apply:
• Along 38th Avenue:
o New buildings must be set back as far from the street as they are tall.
o For example, a 70-foot tall building would need to be set back 70 feet from the
property line. Sometimes a taller structure implements a stepped back design for
upper stories. If a building is tiered, then upper stories would need to be stepped
back farther from 38th Avenue the equivalent to the upper story height. Refer to
graphics below for examples (Figures 4 and 5). In short, the taller the building,
the greater the distance from 38th Avenue.
5
• In the eastern and southern low-density overlay (adjacent to Allison Ct, Zephyr Ct,
Balsam Street, 33rd Ave, 32nd Pl, and Cody Ct):
o Primary structures must be set back 30 feet from the campus boundary. This will
ensure that a yard faces the adjacent backyards. This also ensures that the setback
is similar to the maximum height of the building, which is 30 feet (2.5 stories) in
this area.
o Single-story accessory buildings (such as sheds and garages) must be set back 5
feet from the property line, which is the same requirement as in the adjacent R-2
zone districts. Taller accessory structures must be set back 15 feet.
• In the western low-density overlay (parallel to Dudley Street):
o Homes must have a front setback of 15 feet.
Figure 4: Graphic illustrating that buildings must be set back as far from the
street as they are tall. For example, a 70-foot tall building would need to be
set back at least 70 feet from the property line.
Figure 5: Graphic illustrating upper story step-backs. If the building is tiered,
the lower story setback is equivalent to the lower story height, and the upper
story step-back is equivalent to the upper story height.
6
o Dudley Street will be required to have on street parking and a continuous
detached sidewalk. The setback will be measured from the back of the new
sidewalk.
• Interior setbacks:
o In the interior of the site, setbacks align with standards throughout the city.
o 10 feet of separation is required between townhome buildings.
o Side setbacks are a minimum of 5 feet.
The following requirements apply to building orientation and building entrances:
• Buildings must have at least one (1) entry that faces a public or private street or public
open space. For non-residential buildings or multi-unit residential buildings, this entrance
must be a public/primary entrance. This enhances the public realm.
• Houses along Dudley Street must have their front door face Dudley Street. The only
exception would be if open space is located along Dudley, then front doors may face that
open space. Rear yards cannot face Dudley Street, which will prevent new development
from “turning its back” on the neighborhood. Curb cuts will be limited on Dudley Street
to minimize the appearance of garages and to minimize sidewalk conflicts.
• In the interior of the site, buildings must be oriented towards streets and open space
(including the internal trail network) instead of turning their backs on public spaces or
having large front setbacks.
• As described more in the parking section below, parking lots cannot be placed between
the building and the street, which encourages an active and interesting street or open
space frontage. This requirement is intended to be flexible and mimic the City’s current
“build-to” requirement for mixed-use zones.
• The City’s current design requirements for townhomes (Section 26-1105.F) applies to the
campus to avoid “slot homes” and ensure that townhome front doors predominately face
streets or open space.
Section 26-1406 - Building Design, Form, and Materials
This section describes requirements for building massing, façade, and materials; the building’s
relationship to surrounding areas and the street; and how to emphasize human-scaled design.
The following requirements apply for building design and form:
• In the low-density overlay:
o If structures are over 2 stories (up to the 2.5 story limit), pitched roofs are
required. Flat or shed roofs are only permitted for single and two-story homes
(refer to Figure 6 on the next page for examples).
o Rooftop or 2nd story decks are prohibited in the low-density overlay where new
development directly abuts existing residential development.
o Additional design requirements to prevent cookie-cutter designs:
▪ Adjacent residential structures shall not be matching designs.
▪ Adjacent residential structures shall have variety in material and color.
▪ Adjacent residential structures shall be offset from one another (i.e., the
exact same setback from the street may not be used).
▪ Eaves are required for all pitched and shed roofs.
7
▪ Porches or other projecting features such as entry awnings are required for
all residential structures.
• For commercial uses: Transparency, human-scaled signage and lighting, enhanced
entries, activated uses, and adjacent outdoor seating or spaces are all required.
• For commercial and multi-unit residential: Material and material variation requirements
apply. These standards match the existing code in Section 26-1106.
• Screening of loading, service areas, and utilities is required. These standards match the
existing code in Section 26-1106.F.
Section 26-1407 - Parking Requirements, Design Standards, and Quantities
This section includes all standards related to parking with the goal of containing parking impacts
on site. Most parking requirements align with the existing code in Sections 26-1107 and 1109.
The following requirements apply for parking:
• Parking areas must be located to the rear or side of buildings and may not be placed
between the building and primary streets and open spaces of the development. Surface
parking areas that are not screened by buildings must include a landscape buffer and
screen walls. The only exception to the parking placement requirement will be along 38th
Avenue, where parking will be allowed in the large setbacks if screened, which also
reflects the current conditions.
• Shared parking is encouraged, and a regional parking approach is required for
commercial and civic uses, meaning common parking lots and not separate parking lots
for each individual user or building to the greatest extent possible. Blanket parking
easements with cross-access will be required for commercial surface parking.
• Traffic and parking studies are required with concept plan and site plan applications. The
developer is responsible for any infrastructure improvements required to accommodate
the proposed development including sidewalks, streets, and off-street parking.
o Street parking may be included on adjacent public and private streets to
accommodate guest parking. Visitor parking shall be provided throughout the
development.
Figure 6: Graphic illustrating 2.5-story homes with pitched roofs.
8
o Parking needs to be self-contained, meaning no additional spillover into existing
neighborhoods, with the exception of allowing street parking on the east side of
Dudley Street.
• The minimum and maximum parking requirements from Section 26-1109 apply, with
some modifications and clarifications made for the types of uses allowed in the MU-LLC
zoning. These requirements may need to be modified later in 2025 to comply with the
State legislation regarding minimum parking requirements, but the maximum parking
allowance can still apply. Maximum parking requirements ensures that developers do not
build large swaths of parking which goes unused, which is typical of more suburban-
style, big-box development.
• The recently adopted bicycle parking and storage requirements and EV parking
requirements in Section 26-501.E.4 and E.13 apply.
Section 26-1408 - Site Circulation and Vehicular Access
This section includes requirements for vehicle, pedestrian, and bicycle access and networks.
The following requirements are included for site circulation:
• Prohibition on vehicular street connections to adjacent residential streets such as 34th or
35th Avenue at Dudley Street, 33rd Avenue or Balsam Street, Cody Court, and Allison
Court.
• Require a pedestrian and bike connection into the site at Dudley Street and allow at other
locations. Secondary vehicular connections are allowed for fire/emergency access and/or
indirect alley access; the latter would allow for alley-loaded garages, since garage doors
and driveways can’t face Dudley Street.
• Require pedestrian and bicycle connections throughout the site to allow access where
vehicle access is more limited, including to open space, and to ensure people can easily
enter and access the site from surrounding neighborhoods.
• Limitations on curb cut spacing on public and private streets to reduce conflicts between
vehicles and pedestrians.
o Prohibit individual driveway/garage curb cuts on Dudley Street to ensure homes
are alley-loaded and garages don’t face Dudley Street.
• Requirement for primary private/public streets to have sidewalks on both sides of the
street a minimum of 6 feet in width.
Section 26-1409 - Open Space and Landscaping Requirements
This section establishes requirements for open space including requirements for parks and plazas
to enhance the public realm. The Master Plan clearly establishes a community desire for public
open space, so the MU-LLC code requires more than the City’s other mixed use districts.
The following requirements apply for open space and landscaping:
• Twenty (20) percent of the net development site area shall be publicly-accessible open
space. Net development site area means the total site area less public rights-of-way and
tracts containing private streets (including the Parkways).
o The term “publicly-accessible” open space recognizes that public open space may
be owned and maintained by the City, or it may be owned and maintained by a
metropolitan district with a recorded perpetual public access easement.
9
• At least 75% of the required publicly-accessible open space shall be “usable” which
includes areas that can be used for passive or active recreation, and matches the
percentage required by Section 26-1110, such as:
o Plazas, parks, outdoor dining areas, public courtyards, and community gardens.
o Sport and play areas including athletic fields, playgrounds, and dog runs.
o Walking paths or sidewalks at least 6 feet wide if part of a larger pedestrian or
bicycle network (not just along the side of a road).
o Natural areas with native landscapes that abut a walking path.
Areas that would not be considered “usable” would include the below, even if included in
publicly-accessible tracts:
o Steep slopes.
o Parking lot islands, medians, and buffers.
o Most water detention ponds.
• Total open space and landscaping area on the site will exceed 20% due to additional
private open space and landscaping including:
o Private yard space on low-density residential lots and all landscaped setbacks on
private lots (they do not count towards the overall 20% requirement since they are
not accessible to the public).
o Private amenity spaces for multi-unit residential buildings, such as pool decks,
rooftop patios, or private courtyards, for the exclusive use of the occupants.
o Required landscaping within streetscapes.
o Landscaping which by virtue of its size and configuration does not qualify as
publicly-accessible and/or usable open space such as parking lot islands or narrow
landscape buffer strips.
• Publicly-accessible open space shall be required along Dudley Street for at least 100 feet
of street frontage with continuous ped/bike connections into the campus.
• A regional stormwater system shall be provided, utilizing existing assets where feasible.
Section 26-507 regarding low impact stormwater design shall apply.
• All open space shall have a bike/ped route adjacent to it or through it, connecting to
surrounding areas.
• A good faith coordination effort with Rocky Mountain Ditch shall be required to retain
the open ditch and the trail amenity alongside the ditch to the greatest extent feasible.
• An arborist analysis of existing trees shall be required as part of site plan applications and
a good faith effort shall be made to preserve the healthy mature tree canopy to the
greatest extent feasible.
• Publicly-accessible open space may fulfill a portion of the parkland dedication
requirements of section 26-414, based on configuration, size, location, design, and
amenities provided, at the sole discretion of the community development director.
Section 26-1410 - Permitted Uses and Requirements for Mixed Use Development
This section includes a list of permitted uses within the MU-LLC zone, including additional use
restrictions within the low-density overlay. The section is similar to Section 26-1111 in Article
XI, which is not intended to be overly prescriptive or exhaustive in providing a list of specific
uses, but rather provide for a range of uses while emphasizing the importance of building form.
Additionally, it requires a mix of uses in some sub-districts to ensure a range of uses is provided
and the site will not be developed entirely as residential.
10
The following requirements apply for permitted uses:
• Generally follow the permitted use chart from Article XI and allow for a wide range of
uses, especially within the interior of the campus in line with the suitability maps
provided in the Master Plan. Refer to the simplified table of uses below.
• Prohibit auto-oriented uses including drive-throughs, gas stations, car washes, auto repair
and auto sales.
• Limit uses within the low-density overlay to single-unit homes, duplexes, open space,
and civic/institutional uses only (to match those allowed in standard low-density zones),
to provide assurance to the community about what types of development will be next to
them. No townhomes or apartments will be allowed in the low-density overlay.
• Ensure a mix of uses by requiring the development to provide at least two different use
groups as primary uses from the following categories: Residential; Public, Civic, and
Institutional; Commercial Services and Retail; Hospitality and Entertainment; and Office.
• Some uses require conditional approvals, following the current requirements of section
26-1118, to give staff additional leverage and give the public additional protection,
because the suitability maps in the Master Plan do not align perfectly with the sub-district
boundaries. For example, retail uses in sub-district 4 may be appropriate in some areas
near 38th Avenue and with certain designs but should be reviewed on a case-by-case
basis.
The below table of uses is a simplified version of what will appear in the zoning code. P =
Permitted, NP = Not Permitted, and C = Conditional.
Use Group Low-Density
Overlay
Sub-district 1
(outside of Low-
Density Overlay)
Sub-district 2 Sub-district 3 Sub-district 4
(outside of Low-
Density Overlay)
Residential
Assisted living NP P P P P
Single-unit and duplex P P NP NP P
Townhome NP P P P P
Multi-unit apartments NP NP P P C
Civic
Community buildings P P P P P
Open space P P P P P
Schools and places of
worship
P P P P P
Commercial
Auto-oriented uses1 NP NP NP NP NP
“Big-box” retail2 NP NP NP NP NP
“Small format” retail2 NP NP P P C
Day Care Center C P P P P
Eating establishment NP NP P P C
Personal services NP C P P C
Hospitality & Entertainment
Studios and galleries NP C P P P
Hotels NP NP C C NP
Extended stay lodging
and motels
NP NP NP NP NP
11
Office & Industrial
Offices NP C P P P
Medical and dental NP C P P P
Outdoor storage NP NP NP NP NP
Light industrial
(including
office/warehouse,
wholesale, and self-
storage)
NP NP NP NP NP
1 Auto-oriented uses include but are not limited to drive-throughs, gas stations, car washes, and auto sales/repair.
2 The current mixed-use code differentiates between different sizes of retail spaces by gross square footage. The
intent is to prohibit the larger-format “big box” retail spaces while still allowing smaller retail spaces.
Section 26-1411 - Preservation of Existing Buildings
The blue house, chapel, and tuberculosis tent were identified as key community assets with
historic value through the master planning process, but they are not designated on any historic
registers. Understanding that there is a strong community desire to preserve the structures in
some capacity, this section includes the following requirements:
• As part of the concept plan application, the developer shall provide justification as to how
they intend to comply with the intent of the Master Plan and the Council resolution
related to the existing assets.
• Approval of the concept plan (which gets recorded) would then bind the developer to
their commitment, and future site plan approvals shall show how the structures are being
rehabilitated and/or incorporated into new development.
o Commitments to reuse or preserve can also be documented through a
development agreement between the City and developer, including some
incentives to require preservation through Tax Increment Financing (TIF)
agreements.
Section 26-1412 - Signs
Signage is an important consideration for large-scaled developments to ensure some unity in
design and standards. The City’s sign code (Chapter 26, Article VII) is best applied to single
buildings on single lots but less applicable to a campuswide development. Given the low-density
nature of the surrounding area, the MU-LLC will regulate signage to ensure limited visual
impacts to neighborhoods.
This section includes the following approach to signage:
• Prohibit electronic messaging center (EMC) signage. This type of signage can have
greater impacts on the surroundings and is more appropriate in a purely commercial area.
• Require downcast lighting for signs and limit internally illuminated wall signs.
• Limit the height of monument signs for commercial and multi-unit development to be
pedestrian-scaled.
• Allow regional identification or gateway signage at primary site entrances to create
branding for the overall development.
• Require pedestrian-scaled wall signage including blade/arcade signs for commercial
spaces.
12
• Allow for significant flexibility on directional and wall signage to ensure buildings and
tenant spaces internal to the site can be identified. Current code requirements are very
prescriptive and do not work well for mixed use development.
Section 26-1413 – Exterior Lighting
This section includes standards for lighting, including any changes from the City’s standard
lighting requirements. The requirements align with Section 26-1114, including the need for full-
cutoff fixtures and no uplighting to ensure limited spillover and low impacts on the night sky. All
lighting shall be energy efficient and comply with the City’s adopted building codes.
Section 26-1414 - Site Plan Review
This section requires review of site plans for individual buildings or regions of the campus. No
changes are proposed to the City’s standard site plan review.
Section 26-1415 - Concept Plan Review
This section requires a developer to submit a concept plan application prior to any individual site
plan or building permit review.
Specifically for this site, the concept plan must include:
• Proposed circulation concepts including roads, access points, and major pedestrian
routes.
• Proposed building areas and/or preliminary land use concepts.
• Open space concepts.
• Traffic study with specific land use assumptions.
• Preservation concepts for the blue house, chapel, and TB tent.
Because concept plans are the first opportunity for staff and the public to see a proposed
development approach, a neighborhood meeting is required for the developer to present their
plan. Staff intends to use the City’s existing requirements for concept plans, including both the
neighborhood meeting requirement and public notice.
Additionally, amendments to an approved concept plan will require a new process, with a new
neighborhood meeting and application. This will ensure that the community is aware of any
overarching changes to the circulation, building, open space, and preservation concepts.
Section 26-1416 - Administrative Adjustments
Administrative adjustments are minor adjustments to some zoning standards intended to relieve
unnecessary hardship in complying with the strict letter of the law, especially in cases where
unique site or building characteristics exist. These types of minor adjustments include items like
window transparency, minor setback changes, and landscaping types and quantities. This section
will align with the relief already provided in Sections 26-502 and 26-1117. These adjustments
can only be approved if the applicant proves that the alternate design is still consistent with the
intent and goals of the MU-LLC zoning.
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Section 26-1417 - Definitions
Definitions not already within the municipal code (in Section 26-123 and 26-1119) will be
added. For example, a new definition will need to be added to clarify what “publicly-accessible
open space” is and how it is different from other types of open space.
NEXT STEPS
Staff intends to continue working on the zoning code requirements, but no formal hearings
would be scheduled until after the outcome of any potential ballot question is known.
If the ballot question is approved, staff will present the final MU-LLC zone district regulations
for approval at public hearings, starting with Planning Commission in December 2024 and City
Council in January 2025. The regulations will need to be approved by ordinance—just like any
other zoning code amendment—before the campus itself can be rezoned to the new MU-LLC
zone district.
Attachment
1. Draft MU-LLC Regulations as of 10/31/2024
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ARTICLE XVI. MIXED USE LUTHERAN LEGACY CAMPUS DISTRICT
Sec. 26-1401. Purpose. This section is customized for LLC.
A.The purpose of the mixed use Lutheran Legacy Campus (MU-LLC) zone district is to support the
redevelopment of the campus and to comply with the goals and intent of the adopted Lutheran Legacy
Campus Master Plan. It shall create a flexible approach to land uses and promote development of the
Lutheran Legacy Campus (“campus”) that:
1.Creates a balanced mix of land uses, including residential, institutional, civic, office, and neighborhood -
serving commercial;
2.Improves the public realm through high-quality design;
3.Integrates existing assets, both built and natural;
4.Provides a network of open space, trails, and sidewalks;
5.Prioritizes pedestrians, bicyclists, and transit users; and
6.Respects the character and integrity of adjacent residential neighborhoods.
Sec. 26-1402. Districts established. This section officially establishes the MU-LLC zone district.
A.Mixed use Lutheran Legacy Campus (MU-LLC) zone district. This district is established to support
redevelopment of the former Lutheran Hospital campus and to encourage a mix of uses , create buffers
between new development and existing neighborhoods, and to provide substantial and meaningful open
space throughout the campus.
1.Low-density overlay. This overlay shall apply to the first row of development on the east, south, and
west sides as illustrated upon Figures XX and XX. The requirements of the overlay are intended to
ensure compatibility of land uses and building form with surrounding existing residential
neighborhoods. INSERT NEW GRAPHICS
2.Sub-districts. Four sub-districts, numbered one (1) through four (4) and illustrated on Figure XX shall
determine the permitted uses within the MU-LLC zone district and in some cases, shall determine some
development standards unique to that sub-district. INSERT NEW GRAPHICDR
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Sec. 26-1403. Applicability. This section is based on the existing Section 26-1103.
A.All standards and requirements within article XI shall apply to:
1.Site development;
2.Expansion of existing structures by more than fifteen (15) percent of the gross floor area.
B.Legal nonconforming uses. Where a use lawfully existed at the time of rezoning of the subject property to
the MU-LLC zone district, and which is not a permitted use at that time under section 26-1410, Permitted
Uses, such nonconforming use may continue to operate and exist, subject to section 26 -120.C.6, and subject
to the following.
1.A structure containing a nonconforming use may expand its gross floor area by a maximum of twenty -
five (25) percent without requiring a change to a conforming use.
2.Legal nonconforming use chart. The list below shall serve as a non-exhaustive list of legal
nonconforming uses that currently exist on the property at the time of the adoption of this article but
which are not a permitted use under section 26-1410.
•Inpatient behavioral health and substance use disorders clinics
•Hospital
•Major utilities such as the steam plant
C.Legal nonconforming structures. Where a structure lawfully existed at the time of rezoning of the subject
property to the MU-LLC zone district, and which would not be allowed by the provisions within this article
because of either building height, building placement or orientation, building design, parking placement or
design, parking requirements, or site and vehicular access, such structure may continue to exist and may be
enlarged, altered or added to provided that the alteration or addition does not increase the nonconformity.
1.Any new addition or expansion to a nonconforming structure shall comply with all provisions within
this article, where practical. The community development director shall determine if there is a
requirement that cannot be practically met.
2.No use that lawfully existed at the time of rezoning of the subject property to MU-LLC shall be deemed
a nonconforming use due to the requirement for a conditional use permit. However, if an existing use
is designated as a conditional use in section 26-1410, any expansion of that use shall require a
conditional use permit.
3.Re-use of legally nonconforming structures shall be permitted and encouraged, including the hospital
building and historical assets identified in section 26-1411.
D.Wherever provisions within this article conflict with other articles in chapter 26, the provisions within article
XIV shall apply.
E.The illustrations that appear in this article are for illustrative purposes only.DR
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Sec. 26-1404. Building height and residential density. This section is based on the existing
Section 26-1104, with customized regulations for LLC.
A. Principle. Taller buildings within the center of the campus allow for a diversity of building types and sizes, by
keeping height in the center of the campus and tapering it off toward the edges to respect the surrounding
community.
B. The following table establishes required building heights, in maximum number of stories and maximum feet.
Both the measurement types—maximum stories and maximum feet—shall apply. For example, a building in
the Charter-exempted area may only be a maximum of five (5) stories and seventy (70) feet; a building that is
70 feet tall may not include additional stories in excess of five (5), even if additional stories may fit within the
70-foot height limit. Additionally, a five (5) story building may not exceed seventy (70) feet in height.
D. Building height and city charter. Where there is conflict regarding maximum building heights between this
section and the city charter, the maximums established in the city charter section 5.10.1 shall apply.
E. Density of residential dwelling units and city charter. A net density approach is permitted, whereby the
overall campus is limited to 21 dwelling units per acre to comply with the limitations imposed by the city
charter. Dispersion or concentration of those units shall be permitted on individual lots, such that individual
lots may be higher or lower than 21 dwelling units per acre, but the maximum number of dwelling units on
the entire campus shall not exceed the net site area multiplied by 21. For the purposes of this calculation,
the net site area shall mean all land included in the MU-LLC zone district boundary, less any necessary right-
of-way dedications.
Sec. 26-1405. Building placement and orientation. This section is based on the existing Section
26-1105, with customized regulations for LLC.
A. Principle. In order to activate streets and open space and to enhance the pedestrian experience, buildings
must be placed close to the street and pedestrian pathways and oriented toward the public realm. For areas
adjacent to the perimeter of the campus, larger buffers are required in order to reduce impact on existing
established neighborhoods.
B. Building setbacks. Setbacks establish the minimum distance between a building façade and the nearest
property line (Figure XX). Front setbacks are generally not required except for some circumstances around
the perimeter of the campus or for low-density uses; instead, building placement and orientation
Building Height Maximums
MU-LLC (Low Density
Overlay)
MU-LLC (Non-Exempt
Areas and Not In Low-
Density Overlay)
MU-LLC (Charter
Exempted Areas)
Primary building(s) 2.5 stories (30’) Charter limit of 35’ for
any building containing a
residential use, or 50’ for
all other buildings
5 stories (70')
Accessory building(s) 15', except detached
ADUs which may be up
to 25'
15', except detached
ADUs which may be up
to 25'
25’
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requirements established in subsections C and D require buildings to be built close to the street or publicly-
accessible open space.
Notes:
(a) Required separation between single attached dwelling buildings shall follow the requirements of 26-
14XX.
(b) Additional building orientation requirements apply to Dudley Street. Refer to the building entrances
requirement within this section.
(c) Front setbacks for single- and two-unit dwellings shall vary by at least one (1) foot from adjacent
structures. Refer to requirements in section 26-1406.G.
(d) If an applicable setback cannot be easily determined, the community develop ment director shall
determine which setback applies.
1. 38th Avenue setback and stepbacks. New buildings shall be set back as far from the property line as they
are tall. If a building is tiered, utilizing a design that steps back upper stories, the upper stories shall be
stepped back from the edge of the façade the equivalent to the height they add to the building; the
Building Setbacks (Primary Buildings)
Low Density Overlay Remainder of MU-LLC
Minimum side setback 5', or 30’ from perimeter
property line in east and
south low-density overlay
0' (a)
Minimum rear setback 5', or 30’ from perimeter
property line in east and
south low-density overlay
0' (a)
Minimum setback from 38th Avenue
property line
Equivalent to the height of
the building, with some
exceptions for tiered
buildings; Refer to
requirements below and
Figure XX
Equivalent to height of the
building, with some
exceptions for tiered
buildings; Refer to
requirements below and
Figure XX
Minimum front or side setback for any
building abutting Dudley Street
15’ (b) (c) N/A
Minimum front setback for single- and
two-unit dwellings, all other locations
10’ (c) 10’ (c)
Minimum front setback for multi-unit
(including single attached) and
nonresidential uses
N/A No setback, building
orientation and placement
requirements apply.
Building Setbacks (Accessory Buildings)
Minimum side setback Single story: 5' or 0’ from
edge of private alley
0'
Two story: 5’
Minimum rear setback Single story: 5’, or 0’ from
edge of private alley
0’
Two story: 5’, or 15’ from
perimeter property line in
east and south low-density
overlay DR
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lower story setback is equivalent to the lower story height, and the upper story stepback is equivalent to
the upper story height. INSERT GRAPHICS
C. Building entrances. All buildings shall have at least one (1) entry that faces a public or private street, or a
publicly-accessible open space.
1. For non-residential buildings or multi-unit dwellings, this entrance shall be a public/primary entrance
available to all tenants, customers, residents, and guests and is not permitted to be a “back -of-house”
or delivery-only entrance. For corner lots with more than one (1) street frontage, the public entry may
be oriented toward the corner.
2. For development sites with more than one (1) structure, those buildings that do not directly front a
street shall have at least one (1) primary entrance that adjoins a pedestrian walk of at least five (5) feet
in width. The primary entrance shall be connected to the street by a walkway at least five (5) feet in
width that is clearly defined and separated from parking areas.
3. Within the low-density overlay along Dudley Street, buildings shall be required to have their front door
face Dudley Street and/or the required publicly-accessible open space(s) on Dudley Street. Sides of
buildings may be permitted to face Dudley Street only if their front doors face a publicly-accessible
open space in the form of a pocket park, cottage court, or similar. Rear yards and garage doors shall
not face Dudley Street. ADD DUDLEY STREET GRAPHIC BELOW
Figure XX
Figure XX: GRAPHIC TO BE UPDATED
D. Building orientation and parking lot visibility. Buildings shall be oriented towards the street or publicly-
accessible open space, with building façades placed close to the edges of the street or open space,
encouraging an active and interesting street or open space frontage. The requirements of this section shall
apply in lieu of a build-to requirement with specific percentages, but shall serve the same purpose of
requiring buildings to be built close to the street and publicly-accessible open space.
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1. Parking shall be located to the rear and side of buildings pursuant to the requirements of section 26 -
1407.B.
2. Building facades must meet the design requirements of section 26-1406.C. The entire façade does not
need to be placed at the edge of a street or open space, allowing for some building façade variation
including exposed courtyards, and breaking up an otherwise continuous street wall.
3. The community development director shall determine whether a building is placed and oriented
appropriately in order to meet the intent of this section.
4. A low screen wall, fence, or garden wall may not be used as a substitute alone for a building meeting
orientation requirements. It may be used in combination with other methods.
5. Accessory buildings shall not be located between the primary building and the street with the following
exceptions. Garages and other accessory structures must be built in line with the primary building and
may be used to screen parking areas from view of the street or publicly-accessible open space.
• If part of an outdoor gathering or dining area such as a freestanding patio cover or pergola , which
may be used to meet building orientation requirements.
• If a kiosk-style building that includes an active public commercial use such as retail or food and/or
beverage sales.
E. Attached residential development. The following requirements shall apply to single attached dwellings as
defined in section 26-1119.
1. For units adjacent to streets or publicly-accessible open space, front doors shall be located on the
façade that faces the street or publicly-accessible open space. For developments with more than one
(1) building, street- or open space-facing orientation of front doors is not required for all buildings or
dwelling units but shall be the predominant orientation in that sub-district, as determined by the
community development director.
2. Structures shall be comprised of no more than eight (8) side -by-side units.
3. Separation between primary structures shall be a minimum of ten (10) feet.
Sec. 26-1406. Building design, form, and materials. This section is based on the existing Section
26-1106, with customized regulations for LLC.
A. Principle. Quality architecture is a vital component to creating a unique sense of "place." Creative design that
pays careful attention to the building's contribution to the public realm — through massing, form, materials,
and its relationship to the street or open space — is required. Additional design considerations must be
made for lower-density residential uses to ensure variety in design.
B. Applicability. The requirements of subsections C, D, E, and F shall apply to all nonresidential buildings, mixed-
use buildings, multi-unit residential buildings, and single attached dwellings. The requirements of subsection
G shall apply to single detached dwellings and duplexes.
C. Façade design and articulation.
1. All façades of a building shall provide a level of finished architectural quality and be designed to human
scale. Each façade shall contain at least one (1) change in color or texture. Additional detail should be
incorporated into the façade design by the use of at least three (3) of the following methods:
• Reveals.
• Belt courses.
• Cornices.
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• Expression of a structural or architectural bay.
• Articulation of windows and doorways, which may include sills, mullions, or pilasters that create
a three-dimensional expression.
• Change in material.
• Variation in rooflines.
2. All façades of a building that face a street or a publicly-accessible open space shall have at least one (1)
variation in plane depth of at least one (1) foot for every fifty (50) linear feet of the length of the
façade. All other façades shall have one (1) variation in plane depth of at least one (1) foot for every
one hundred (100) linear feet of the length of the façade. Any portion of a façade that is a glass curtain
wall shall be exempted from this requirement.
For single attached dwellings as defined in section 26-1119, the façade(s) containing front doors shall
have a change in plane depth of at least one (1) foot for every unit. This may be achieved by a change
in the wall plane within a single unit facade or by varying the plane depth of adjacent units. See figure
XXXX.
Figure XXXX—Variation in Plane Depth for Single Attached Dwellings: For the building on the left, changes in plane
depth occur by varying the plane depth of adjacent units. For the building on the right, changes in plane depth
occur within each unit facade. The requirement to vary plane depth does not necessarily require offsets in the
building foundation and may be achieved by a variety of articulation and design elements noted in subsection 26-
XXXX., below.
3. Non-permanent features such as canopies and awnings will not qualify as variation. Plane depth
variation may be accomplished through elements such as:
• Recessed entries.
• Porticos.
• Projecting porches.
• Upper level stepbacks.
• Dormers.
• Offsets in the general plane of the façade, including columns, pilasters, protruding bays, reveals,
fins, ribs, balconies, cornices or eaves.
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4. The primary entrance of a building shall be emphasized through at least two (2) of the following
architectural elements:
• Changes in wall plane or building massing.
• Differentiation in material and/or color.
• Higher level of detail.
• Enhanced lighting.
This requirement for an entry feature shall also apply to the primary exterior entrances for single attached
dwellings.
D. Materials.
1. Only primary building materials shall be used for all façades. Primary building materials include, but are
not limited to:
• Brick.
• Stone.
• Architectural pre-cast concrete.
• Synthetic brick and masonry materials, subject to the approval of the community development
director to ensure quality.
• Hard coat stucco.
• Integral textured colored concrete block.
• Terra-cotta.
• Architectural metal panels.
• Cement board siding or board and batten, with the following additional requirements:
◦ Shall only be used as a material if additional primary materials such as brick, stone, or
stucco are also used on the façade.
◦ Shall not exceed seventy-five (75) percent of any façade facing a public street or publicly
accessible open space.
◦ Shall not be the predominant material on a public-facing ground floor façade.
2. Materials that are not allowed include, but are not limited to:
• Plywood paneling.
• Vinyl and aluminum siding.
• Un-articulated large format concrete panels.
3. Exterior insulating finishing system (EIFS) may be used as an accent material subject to the following
restrictions:
• EIFS must have a textured finish.
• EIFS may not be utilized below the height of eight (8) feet on any building façade.
• The total amount of EIFS may not exceed twenty-five (25) percent per building façade.
• The allowable amount of EIFS may be consolidated on a façade(s) that does not face a street or
publicly-accessible open space provided that the total amount of EIFS, calculated cumulatively for
the entire building, does not exceed twenty-five (25) percent.
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4. Material variation: All building façades that face a street or publicly-accessible open space shall have at
least one (1) change in material for each ten (10) feet (and portion thereof) of wall height. A change in
material must be at least twelve (12) inches in height. Masonry patterns, such as headers or rowlocks,
can count as a change of material. Windows, canopies, and doorways will not count as a change in
material.
• As an exception, building façades may be predominantly brick or masonry materials and no
material variation shall be required, provided changes in the brick pattern (such as headers or
rowlocks) are included. This exception shall not apply to synthetic brick or masonry materials.
• For retail EVCS canopies, if provided, primary materials such as brick or stone shall be required
around the canopy poles, at least two-thirds (⅔) of the total height of the pole.
5. Accessory buildings: Accessory structure(s) shall have exterior materials that are architecturally
compatible with the primary structure(s).
E. Ground floor transparency.
1. Retail uses. The façade with the primary entrance shall be at least sixty (60) percent transparent. All
other façades facing a street or publicly-accessible open space shall be at least thirty (30) percent
transparent.
2. All other nonresidential uses (excluding retail). The façade with the primary entrance shall be least
forty (40) percent transparent. All other façades facing a street or publicly-accessible open space shall
be at least twenty-five (25) percent transparent.
3. Transparency shall be calculated as the percentage of clear, non -reflective glass within the area
between three (3) feet and eight (8) feet above the first floor finished elevation.
4. Transparent doors and window mullions shall count as part of the transparent area. Structural
elements and opaque or reflective glass shall not count toward the transparency requirement, except
that up to twenty (20) percent of the transparency requirement for any, one (1) façade may be fulfilled
by spandrel glass. The percentage of non-reflective spandrel glass used may be increased in limited
circumstances if back-of-house portions of buildings must face a public street, subject to the approval
of the community development director.
5. Glass display cases may count toward the transparency requirement only if they give the appearance of
windows, are at least eighteen (18) inches deep, and are maintained with items of interest, including
window display graphics.
6. For retail uses, windows at the ground floor shall be at least five (5) feet high .
7. For nonresidential uses on corner lots, the minimum transparency required for the façade with the
primary entrance may be transferred to another façade facing a street or publicly-accessible open
space provided that the transparency on the façade with the primary entrance is not less than thirty
(30) percent.
F. Screening—Loading, service areas, and utilities.
1. All loading docks, utility structures, and other service areas associated with a building shall be fully
screened from view by walls or fences.
2. Screening elements shall be composed of materials consistent with the primary building. Wood and
vinyl fences shall not be allowed as screening materials, with the exception of four (4) foot tall wood
fences being permitted to screen ground-mounted air conditioning units for residential development.
Screen walls and fences over ten (10) feet in length shall be bordered by a minimum four-foot-wide
landscape buffer.
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3. Trash enclosures shall be compatible with the building design and materials and screened with full wall
enclosures. Such enclosures may not be located between the building façade and the street. Wood
fences or chain link fences shall not be permitted as trash enclosures.
4. All screening elements shall be at least as tall as the object (e.g. trash enclosure, loading dock, or utility
structure) being screened.
5. Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be
composed of forms, materials, and colors that are compatible with the architectural qualities of the
building, including materials, scale, form, and color. The screening element shall be at least as tall as
the item being screened and may be shorter than the equipment only if the equipment is set back so
that it is not visible from the a street or publicly-accessible open space, to be demonstrated by the
applicant. The community development director may reduce or waive these screening requirements in
the following circumstances:
• The equipment is not visible from the street, existing residential development, or adjacent
publicly-accessible open spaces, to be demonstrated by drawings by the applicant.
• For existing buildings, the existing condition and construction of the roof makes attaching a new
enclosure impractical or would compromise the integrity of the roof membrane.
• For existing buildings, there is existing unscreened rooftop equipment and screening new
facilities would result in a more conspicuous design.
6. Wherever possible, exterior utility boxes and above-ground utility installations shall be located to the
side or rear of buildings, and not visible from the street or publicly-accessible open space.
G. Design requirements for single detached dwellings and duplexes.
1. Adjacent residential structures shall not be matching designs.
2. Adjacent residential structures shall have variety in material and color .
3. Residential structures shall not have the same front setback as the adjacent structures. Front setbacks
shall vary a minimum of 1 foot and no two adjacent homes shall have the same front setback.
4. Minimum 12 inch eaves shall be required for all pitched and shed roofs.
5. Porches or other projecting features such as entry awnings shall be required for all dwelling units.
6. Wherever possible, garages should be accessed from rear alleys and garage doors should not face the
street.
7. Within the low-density overlay, the following additional requirements shall apply:
a. Primary structures are limited to 2.5 stories and 30 feet. A 2.5 story structure maximum can
allow for a small third half story while minimizing additional bulk. Where a half story is utilized, it
shall meet the following requirements. ADD GRAPHIC
• The total gross floor area of the half story shall be no greater than 75 percent of the
gross floor area of the story below.
• The half story shall be fully contained within the form of a pitched roof. Additional
dormers or expansions modifying the pitched roof form are not permitted.
• For duplexes, the half story must be contained within the same dwelling unit as the
floor below it.
b. If structures are over two (2) stories, up to the 2.5 story limit, pitched roofs are required. Flat and
shed roofs are only permitted for one (1) and two (2) story homes.
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c. Rooftop or second-story decks shall be prohibited where new development directly abuts
existing residential development. Second-story decks shall only be permitted where the deck is
located on the side opposite the side which directly abuts existing residential development.
d. For dwelling units on Dudley Street, garage doors shall not face the street and must only be
accessed from a rear alley.
8. The façade design and material requirements of subsections C, D, E, and F shall not apply, except for
the prohibited materials listed in subsection D.
9. Accessory buildings. Accessory structure(s) shall have exterior materials that are architecturally
compatible with the primary structure(s).
10. Wherever possible, exterior utility boxes and above-ground utility installations shall be located to the
side or rear of buildings, and not visible from the street or publicly-accessible open space. Four (4) foot
tall wood fences are permitted to screen ground-mounted air conditioning units.
Sec. 26-1407. Parking requirements, design standards, and quantities. This section is based on
the existing Sections 26-1107 and 26-1109, with customized regulations for LLC.
A. Principle. Streets and open spaces are more vibrant and interesting to people if they are lined with buildings
and active uses. Surface parking shall be located behind buildings, toward the interior of lots, and shall be
screened from view from adjacent streets and publicly-accessible open space. Structured parking shall be
placed to minimize impacts on surrounding development and be designed to be compatible — in terms of
form, materials, and architectural style — with adjacent development.
Large areas of free parking encourage automobile use and detract from the land available for high quality
development. Strategies to utilize parking areas effectively — such as shared parking and parking structures
— are highly encouraged.
B. Surface parking placement. Parking areas shall be located to the rear or side of the building, and shall not be
located between a building and a street. For properties with more than one (1) building, parking is not
allowed in front of the building(s) closest to the street, but is allowed in front of permitted buildings interior
to the development site as long as they are not adjacent to another street (Figure XX).
1. As an exception to this rule, parking may be placed between buildings and 38th Avenue within the
required building setback on this frontage. The surface parking buffer and screening requirements of
this section shall apply.
Figure XX – add graphic
Figure XX: Off-street Parking Location for Development Site with Multiple Buildings. Parking must be to the rear or
side of buildings closest to a street, but is permitted in front of buildings interior to the site not adjacent to a
street.
C. Surface parking buffers and screening.
1. Where a surface parking lot must directly abut a street or publicly-accessible open space, one (1) or
more of the following screening elements shall be used:
• Minimum five-foot wide landscape buffer with regularly spaced trees and/or shrubs to soften the
parking edge.
• A vertical screening device, thirty (30) to forty-two (42) inches in height (and in compliance with
the sight triangle requirements of section 26-603). The screening device may be a continuous
masonry wall constructed of stone, brick, or split-face concrete block, a combination masonry
pier and decorative iron railing, or any other decorative and durable screening device that is
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consistent with the materials of the primary building. Wood, chain link and vinyl picket fencing
shall not be permitted.
• Where a parking lot's frontage along the street or publicly-accessible open space is greater than
twenty (20) linear feet, no more than thirty (30) percent of the screening requirement may be
fulfilled by a landscape buffer alone.
2. Where a surface parking lot boundary abuts a residentially or agriculturally zoned lot with a residential
use, a minimum ten (10) foot wide landscape buffer is required between the parking lot and the
adjacent property line. This width may be reduced to six (6) feet if an opaque six (6) foot fence or
decorative wall is placed at the property line. The landscape buffer shall contain regularly spaced trees
and/or shrubs (Figure XX).
3. Retail EVCSs abutting a street or publicly-accessible open space shall be screened following the same
requirements as parking lots.
Figure XX
Figure XX: Parking Lots Adjacent to Residential Use. Such parking areas require a minimum six-foot landscaped
buffer and screen wall between the parking area and residential use.
D. Surface parking design.
1. Parking areas shall meet the requirements for the design of off-street parking — including surfacing,
landscaping, lighting, and space/aisle dimensions — stated within section 26-501.E.5., section 26-
501.E.6, section 26-501.E.7 and section 26-501.E.11.
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2. Parking lots that utilize permeable paving are encouraged. Permeable pavers are subject to review and
approval by the Engineering Division and applicable fire department.
3. Parking areas over twenty thousand (20,000) square feet shall contain a well-defined pedestrian walk,
whether by change in paving material or landscaping, that connects the parking area to the adjacent
street and the building(s) on site.
E. Parking structure design.
1. Parking structure design shall be compatible with adjacent buildings in terms of form, massing, scale,
materials, and façade articulation. Parking structure façades that are visible from a street or publicly-
accessible open space shall be subject to the following requirements:
a. Spandrel panels or opaque screening systems, such as louvers, at least thirty -six (36) inches in
height shall be used to screen vehicles from view on all levels.
b. Shall be orthogonal in composition so that ramping systems are not visible (Figure XX).
c. Shall include a minimum of three (3) architectural elements that provide variety and human
scale, including:
• Expression of building structure;
• Differing patterns or sizes of openings;
• Changes in plane of walls;
• Changes in material, pattern, or color;
• Expression of material or cladding system modules;
• Joint patterns and attachment details;
• Art or ornamentation integral with the building.
3. Wherever possible, especially for parking structure façades that face a street or publicly-accessible
open space, the ground floor of the parking structure should incorporate retail, commercial, or other
nonresidential uses to help activate the frontage, or should be wrapped with multi-story residential
uses.
4. Any ground-level façade of a parking structure that is visible from the street or publicly-accessible open
space and does not provide retail, commercial, other active ground floor uses , or wrapped with multi-
story residential, shall include at least two (2) of the following design features:
• Façade articulation through change in vertical plane or a change in building material.
• The use of windows or false windows defined by frames, lintels, or sills.
• Integration of multiple building entrances.
• Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines.
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Figure XX
Figure XX: Parking Garage Design. The image on top illustrates a garage façade with an expressed ramping system,
which is not allowed. The image below illustrates the same garage with a façade that is orthogonal, with all floors
at ninety (90) degree angles.
B. The following table specifies the number of parking spaces required by general use group.
Use Group Minimum Required
Parking
Maximum Allowed
Parking
Lodging — Hotels or bed and
breakfast
1 space per 2 rooms 1.5 spaces per room
Office/bank 2 spaces per 1,000 square feet 5 spaces per 1,000 square feet
Place of worship 1 space per each 5 seats 1 space per seat
Residential 1 space per unit 2.5 spaces per unit
Residential, deed-restricted
affordable
0.5 spaces per unit or 0.25 spaces
per unit if within ¼ mile of a fixed
guideway transit station or bus
rapid transit
2 spaces per unit
Restaurant 4 spaces per 1,000 square feet 10 spaces per 1,000 square feet
Retail or personal services 3 spaces per 1,000 square feet 5 spaces per 1,000 square feet
Theater or assembly space 1 space per 5 seats 1 space per 2 seats
All other uses Uses not specifically listed above shall submit a parking analysis as part of
development review for approval by the Community Development
Director
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Note: Square feet is measured as the gross interior floor area of the entire building or portion of building devoted to
a specific use or uses, less the following: mechanical/utility rooms, restrooms, elevators, stairwells, show windows,
hallways, common areas such as building lobbies, and kitchen areas. For the purpose of estimating parking
requirements where detailed calculations for the above -stated exceptions are lacking, it shall be assumed that such
excepted space covers no more than ten (10) percent of gro ss floor area.
C. On-street parking. On-street parking spaces directly abutting the use may count toward the total number of
required parking spaces and may also count as guest parking.
D. Off-property parking. If the campus is platted and buildings are built on separate lots, parking requirements
for a particular building may be met off-property, meaning on another property within the campus, up to a
walking distance of one thousand (1,000) feet via a publicly accessible route from the property subject to an
off-property parking agreement. The publicly accessible route must be approved by the community
development director. The off-property parking agreement must be submitted for approval by the
community development director and, once appro ved, recorded against all properties subject to the
agreement.
E. Shared parking. Shared parking is permitted and encouraged. Shared parking shall be approved subject to
the review and approval of a shared parking study citing ULI accepted shared parking ratios, as may be
amended.
F. Accessible parking shall be provided in accordance with section 26-501.E.9.
G. Off-street loading shall be provided in accordance with section 26-501.E.8.
H. Bicycle parking. Bicycle parking shall be provided in accordance with section 26-501 E.4.
I. The community development director shall have authority to request that on -site visitor parking or loading
areas be provided if there are no on-street parking spaces abutting the use or if the parking is predominantly
provided in private garages. Visitor parking shall be provided throughout the campus.
J. Electric vehicle (EV) parking shall be provided in accordance with section 26-501 E.13.
Sec. 26-1408. Site circulation and vehicular access. This section is based on the existing Section
26-1108, with customized regulations for LLC.
A. Principle. Access and circulation for automobiles shall be designed to minimize the number of curb cuts,
increase connectivity, and encourage shared access points from streets so that disruptions to the pedestrian
environment are minimized.
B. Block sizes. Where new public or private streets are proposed, blocks with a perimeter of one thousand six
hundred (1,600) to one thousand eight hundred (1,800) feet are encouraged and shall not be greater than
two thousand (2,000) feet in perimeter.
C. Curb cuts. For new development along existing streets, where a curb cut already exists, the number of curb
cuts to the site may not be increased, to the extent feasible. Where possible, existing curb cuts should be
consolidated.
1. Wherever possible, vehicular access to a site or building shall occur through an alley, rather than by a
curb cut from the street.
2. Where an alley is not available, curb cuts along the secondary street, rather than the primary street ,
are encouraged.
3. Driveway curb cuts for individual dwelling units are prohibited on Dudley Street. All garages must be
accessed through a rear alley.
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D. Vehicular entrances. Vehicular entrances to buildings and parking garages that contain a ramp shall be
screened from view of the street or adjacent publicly-accessible open space. Where a vehicular entrance or
ramp directly abuts a pedestrian walk, appropriate cautionary signs shall be used to alert pedestrians of the
presence of vehicles and to inform drivers that pedestrians have the priority.
E. Vehicular connections to adjacent residential development. Vehicular street connections shall be prohibited
to streets in adjacent residential development, including Dudley Street, Cody Court, Balsam Street, W. 33rd
Avenue, Ammons Court, Allison Street, and Allison Court. Pedestrian and bicycle connections to these streets
are permitted, and in some cases, required. This prohibition on a direct vehicular street connection to Dudley
Street shall not prohibit a secondary vehicular connection to be allowed for fire and emergency access
and/or indirect alley access to access alley-loaded garages for dwelling units along Dudley Street. This
prohibition shall not apply to W. 32nd Avenue or W. 38th Avenue.
F. Street design. New private streets and improvements to public streets shall meet the requirements for the
Lutheran Legacy Campus in the City of Wheat Ridge Streetscape Design Manual. All streets (private or public)
shall include detached sidewalks on both sides of the street, a minimum of six (6) feet in width.
Sec. 26-1409. Open space and landscaping requirements. This section is based on the existing
Section 26-1110, with customized regulations for LLC.
A. Principle. Parks, plazas, squares, trails and other forms of publicly-accessible spaces play an important role in
the quality of a place. Landscaped and hardscaped areas contribute to the public realm by providing places
for people to gather, relax, and recreate.
B. Open space required. Twenty (20) percent of the net development site area (total site area less public right s-
of-way and tracts containing private streets) shall be preserved as publicly-accessible open space, as
described within subsection C and defined in section 26-1417. Open space shall be distributed throughout
the campus in each sub-district. At least seventy-five (75) percent of the required publicly-accessible open
space must be usable open space, as described within subsection D and defined in section 26-1417.
C. Publicly-accessible open space. Throughout the campus, open space shall be required to be dedicated as
publicly-accessible. This type of open space must be usable and accessible by the general public in addition
to residents, guests, and tenants of the campus development.
1. Publicly-accessible open space shall be owned and maintained by an appropriate owners’ association
or metropolitan district with a recorded perpetual public assess easement.
2. Each sub-district shall include areas of publicly-accessible open space. Specific requirements are
contained within this section for certain areas.
3. Minimum landscaping. At least thirty-five (35) percent of the required publicly-accessible open space
area shall be composed of living landscaped materials, including trees. The requirements of sections
26-502.C, D, and F shall apply.
4. Aggregated open space. Open space requirements may be aggregated into larger parks, plazas, and
squares for, rather than calculated per parcel. This means that an individual lot will not need to meet
the publicly-accessible or usable open space requirements and rather the entire development site will
need to meet that requirement.
5. Dudley Street. A publicly-accessible pocket park or plaza shall be dedicated along Dudley Street
generally aligning with the intersection with W. 35th Avenue and shall be subject to the following
requirements:
• Minimum 100-foot frontage on Dudley Street.
• Shall include continuous walking and bicycle paths to access the interior of the development from
the intersection of Dudley Street and W. 35th Avenue, which shall extend beyond the boundary of
the pocket park or plaza to the edge of Sub-District 3.
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• Shall not provide a direct vehicular connection from Dudley Street into the development.
• Shall provide clear wayfinding to connections and amenities within the development.
6. Rocky Mountain Ditch. Publicly-accessible open space shall be provided along the entire extent of the
Rocky Mountain Ditch within the campus, subject to the following requirements:
• The developer shall engage with the Rocky Mountain Ditch Company, who controls the rights to the
ditch and what types of development and landscaping are permitted within its boundaries. The
Rocky Mountain Ditch Company may determine whether existing trails, trees, and other
improvements are permitted to remain within its easement/area of control and what changes may
need to be made to those improvements or the ditch itself.
• The existing trail and trees along the ditch shall be preserved to the greatest extent feasible per the
Rocky Mountain Ditch Company’s requirements , with necessary upgrades to meet ADA
requirements. If the Rocky Mountain Ditch Company requires relocation of the trail, a trail shall be
placed parallel to the ditch outside of the Company’s easement/area of control.
• For areas along the ditch that do not include an existing trail, a new trail shall be constructed
parallel to the ditch.
• The ditch trail(s) shall be integrated with other publicly-accessible open spaces along the trail and
shall include direct connections to streets and other walking and bicycle paths.
• A pocket park or plaza shall be provided adjacent to the Rocky Mountain Ditch in sub -district 2 or 3
with a minimum 100-foot frontage along the ditch trail.
D. Usable open space. At least seventy-five (75) percent of the required publicly-accessible open space
percentage must be usable open space. The 75 percent value is based on the required value of publicly -
accessible open space, not the provided value. Usable open space includes open space which, by its
configuration, size, and design, can be used for passive or active recreation.
1. Usable open space shall include:
• Plazas, parks, outdoor dining areas, courtyards, and community gardens.
• Sport and play areas including athletic fields, playgrounds, gaming areas, and dog runs.
• Walking paths or sidewalks of at least six (6) feet in width if part of a larger pedestrian or bicycle
network, such as a walking loop or paths through other usable open spaces such as a common lawn
or plaza.
• Natural areas with native landscapes such as native seed or xeric landscaping that abut a qualifying
walking path or sidewalk, or abut another qualifying usable open space area.
• Turf grass areas that exceed the restrictions on non-functional turf (i.e. “functional” turf areas).
• Drainageways, ponds, and other areas required for stormwater quality or detention may qualify
only if such areas are designed for passive or active use and are landscaped with living material,
subject to approval of the community development director.
1. The following do not qualify as usable open space, but may count towards the overall percentage of
publicly-accessible open space if the ownership and maintenance requirements of publicly-accessible
open space are met:
• Land with a slope steeper than one (1) foot (vertical) in three (3) feet (horizontal).
• Drainageways, ponds, and other areas required for stormwater quality or detention if not designed
for passive or active use.
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2. The following do not qualify as usable open space and may not be used to count towards the overall
percentage of publicly-accessible open space:
• Sidewalk along a public or private street that is required to be placed in right-of-way or a tract
containing a private street.
• Paved areas serving as parking, loading, delivery, or utility areas, including driveways, parking lots,
alleys, and delivery ramps.
• Parking lot islands and parking lot medians.
• Required surface parking lot buffers and screening.
• Areas occupied by buildings or structures, except for shade structures that cover a space that would
otherwise qualify as usable open space.
• Private fenced yards for the exclusive use of a single owner or occupant of a single-unit, two-unit, or
single attached dwelling. These areas still contribute to additional open space and landscaped areas
on the campus, but may not be used to meet the publicly-accessible or usable open space
requirements.
• Private amenity spaces for multi-unit residential or commercial buildings, such as pools and pool
decks, rooftop patios, or courtyards, for the exclusive use of the occupants.
E. Single Detached and Duplex Uses. For all single detached and duplex uses within the campus, including all
residential development within the low-density overlay, the following requirements shall apply:
1. One-hundred (100) percent of the front yard shall be landscaped, excepting pedestrian and vehicular
access.
2. One (1) shade tree per lot shall be required, to the placed within the front setback area . If a lot is wider
than seventy (70) feet, one (1) shade tree shall be placed within the front setback per seventy (70)
linear feet of frontage.
3. A maximum of two-thirds (2/3) of the front yard shall consist of non-living material and features. A fully
rocked or mulched front yard must contain a minimum one-third (1/3) living plant coverage, as
measured by projected growth after two (2) years.
4. The use of xeric/waterwise plant materials is encouraged.
5. Native grasses and/or wildflower mixes of a height greater than twelve (12) inches must be confined to
the rear yard or planted within a defined bed with a structural or spaded edge in the front yard.
F. Xeric/Waterwise Required: The use of xeric/waterwise plant materials and principles are required and shall
be used to guide design and promote water conservation.
G. Artificial turf.
1. Artificial turf is permitted in limited circumstances, as follows:
• Sport and play areas specifically designated for athletic purposes including but not limited to
athletic fields, playgrounds, gaming areas, and dog runs.
• Private fenced side and rear yards of single detached, duplex, and single-attached dwellings,
including townhomes, up to a maximum of 400 square feet per dwelling unit.
• The location shall be approved through a site plan application, civil construction documents,
site work permit, or building permit, whichever is applicable, and permeability shall be
accounted for in drainage plans. Artificial turf shall not qualify as liv ing landscape materials as
required by section 26-1110.D, but does qualify as non-living landscape materials.
2. Artificial turf is prohibited in the following locations:
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• Required parking lot landscape buffer areas.
• Areas owned and/or maintained by owner’s associations, except where used for athletic
purposes.
• On commercial, industrial, and institutional properties, except where used for athletic
purposes.
H. Non-Functional Turf. In additions to the limitations set forth in 26-502.D, non-functional turf shall also be
prohibited in the following locations.
• Landscaping with slopes greater than 4:1, and
• Landscape strips less than six (6) feet in width.
I. Tree replacement. Existing healthy trees shall remain, to the extent practicable. If healthy trees are proposed
to be removed, a tree survey shall be completed by a licensed arborist, and tree(s) shall be replaced on a per
caliper basis elsewhere on the campus. *Need to coordinate per caliper basis replacement calculation*
J. Streetscaping. All new development, including expansions of an existing structure by 50 percent or more of
the floor area, shall meet the requirements in the City of Wheat Ridge Streetscape Design Manual.
K. All requirements of section 26-502, subsections C, D, and F shall apply to the MU-LLC district. The remaining
subsections of section 26-502 shall not apply.
L. The requirements of section 26-507 shall apply.
M. The requirements of section 26-508 shall apply.
Sec. 26-1410. Permitted uses and requirements for mixed use developments. This section is
based on the existing Sections 26-1111, 26-1112, and 26-1118, with customized regulations for
LLC.
A. Principle. The MU-LLC zone district emphasizes building form, rather than permitted uses. A range of uses is
permitted to promote mixed use development targeted in certain sub-districts of the campus.
B. Permitted and conditional uses are shown in the following table. This table, and not the tables in section 26-
204 or 26-1111, shall apply for the MU-LLC zone district. Uses not listed shall be deemed excluded.
1. The community development director has the authority to determine that a use not specifically listed
should be so permitted or allowed on the basis of it being similar to a listed use, compatible in
character and impact with uses in the zone district, consistent with the intent of the district, and which
would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation,
heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to
the health and safety of surrounding areas through danger of fire or explosion. The director's decision
may be appealed to the board of adjustment as an interpretation request.
Permitted Uses within MU-LLC Overlays and Zones
Use Group Low-Density
Overlay
Sub-district 1
(outside of Low-
Density Overlay)
Sub-district 2 Sub-district 3 Sub-district 4
(outside of
Low-Density
Overlay)
Residential
Assisted living facility NP P P P P
Dwelling, single detached P P NP NP P
Dwelling, single attached NP P P P P
Dwelling, duplex P P NP NP P
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Dwelling, multiple NP NP P P C
Dwelling, live/work NP P P P P
Residential group homes for 8 or
fewer persons, plus staff
P P P P P
Residential group homes for 9 to 14
persons, plus staff
C C C C C
Residential group home for 15 or
more persons, plus staff
NP NP NP NP NP
Short-term rental (see § 26-645) P P P P P
Public, Civic, and Institutional
Community buildings and cultural
facilities, including libraries,
museums, and art galleries
C P P P P
Hospital NP NP NP NP NP
Freestanding emergency room
facilities
NP NP NP NP NP
Parks, open space, playgrounds, and
plazas
P P P P P
Place of worship C P P P P
Public uses and buildings P P P P P
Recreation facilities, indoor and
outdoor
P P P P P
Schools, public and private; colleges,
universities, and trade schools
C P P P P
Utilities, major NP NP NP NP NP
Utilities, minor P P P P P
Urban gardens (See § 26-637) P P P P P
Transit stations, public or private NP P P P P
Commercial Services and Retail
Adult entertainment and night clubs NP NP NP NP NP
Animal daycare facility (See § 26-644) NP NP P P NP
Bail bonds (per § 26-634) NP NP NP NP NP
Banks and financial institutions, no
drive-through or drive-up
NP NP P P C
Bars and taverns NP NP P P NP
Bed and breakfast C P P P P
Car washes NP NP NP NP NP
Day care center, child and adult C P P P P
Drive-up or drive-through uses, any
type
NP NP NP NP NP
Eating establishment / restaurant NP NP P P NP
Electric vehicle charging station
(EVCS), retail
NP NP P P NP
Food truck park NP NP P P NP
Massage business (See chapter 11,
article X, Code of Laws for additional
restrictions)
NP NP P P P
Microbrewery, microdistillery, or
microwinery; with a tap room
NP NP P P NP
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Microbrewery, microdistillery, or
microwinery; without a tap room
NP NP NP NP NP
Motor fueling stations NP NP NP NP NP
Motor vehicles sales NP NP NP NP NP
Outdoor storage NP NP NP NP NP
Pawn brokers NP NP NP NP NP
Personal services NP NP P P C
Produce stands (See § 26-636 and §
26-613 for home occupations)
P P P P P
Recreation facilities, commercial NP NP P P NP
Repair, rental and servicing of
automobiles
NP NP NP NP NP
Retail sales, kiosk or eating
establishment, kiosk
NP NP P P C
Retail sales — up to 20,000 gsf for one
tenant space
NP NP P P C
Retail sales — up to 60,000 gsf for one
tenant space
NP NP P P NP
Retail sales — over 60,000 gsf for one
tenant space
NP NP NP NP NP
Urban gardens (See § 26-637) P P P P P
Veterinary clinics and hospitals, no
outdoor runs, play yards, pens, or
training areas
NP NP P P P
Hospitality and Entertainment
Hotels NP NP C C NP
Motels and extended stay lodging
(See ch. 11, art. XVI)
NP NP NP NP NP
Studios, including art studios and
galleries, music, dance, television and
radio broadcasting stations
NP C P P P
Theaters (indoor) NP NP P P NP
Office and Industrial
Maker space/workshop NP C P P P
Medical and dental clinics NP C P P P
Offices NP C P P P
Office-warehouse, no outdoor storage NP NP NP NP NP
Outdoor storage NP NP NP NP NP
Restricted light industrial NP NP NP NP NP
Self-storage facility NP NP NP NP NP
Wholesale NP NP NP NP NP
Ancillary Uses
Accessory dwelling unit (see § 26-
646), as an accessory use to a single
detached dwelling
P P NP NP P
Day care home, small or large, as an
accessory use to a single detached,
duplex, or single attached dwelling
P P P P P
Electric vehicle charging station
(EVCS), retail or non-retail
P P P P P
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Home occupation (see § 26-613) P P P P P
Parking facilities P P P P P
Short-term rental (see § 26-645) P P P P P
Temporary Uses
Special events, including festivals and
farmers markets. For farmers'
markets, see § 26-635
P P P P P
Key: P = Permitted, C = Conditional Use, NP = Not Permitted
C. Requirements for mixed-use development. To ensure a mix of use types in zones 2 and 3, each zone will be
required to contain primary uses from two different use groups from the permitted use table. A primary use
shall be anything listed in these permitted use table use groups, with exceptions listed below: residential;
public, civic, and institutional; commercial services and retail; hospitality and entertainment; and office and
industrial. For the purposes of this mixed-use requirement, “parks, open space, playgrounds, and plazas”,
“urban gardens”, and “utilities, minor” shall not be counted as a primary use.
D. Conditional use permits. Any use with a “C” in the permitted use table shall only be allowed if reviewed and
approved by the community development department pursuant to the standards set forth below.
1. Pre-application meeting. Prior to submittal of a conditional use permit application, the applicant shall
attend a pre-application conference, as described in section 26-104.
2. Conditional use permit application. Conditional use permit applications shall be submitted only after a
pre-application meeting. All applications shall be submitted to the community development
department and may be reviewed concurrently with a site plan application . Applications shall conform
to the submittal requirements established by the community development department. A conditional
use permit may be transferrable, subject to the discretion of the community development director. The
director may determine if a new conditional use permit is required for a new user if the proposed use is
more intensive than what the current conditional use permit may allow.
3. Conditional use permit criteria. The following criteria shall be used in evaluating each application.
a. The compatibility of the proposed use with the comprehensive plan, the Lutheran Legacy
Campus master plan, and any future adopted plans for the campus;
b. The compatibility of the proposed use with existing and proposed adjacent uses, in terms of
scale, site design, and operating characteristics (including traffic generation, lighting, noise, and
hours of operation);
c. The ability to mitigate adverse and undesirable impacts to the surrounding area, including but
not limited to, visual impacts, air emissions, noise, vibrations, glare, heat, odors, water pollution,
and other nuisance effects;
d. Amount of traffic generation and capacity and design of roadways to handle anticipated traffic;
e. The incorporation and integration of architectural and landscape features to mitigate impacts
from the proposed use.
4. Conditional use permit approval. The community development director shall have the authority to
approve or deny any conditional use permit application. In approving the application, the community
development director may place conditions necessary to meet the criteria outlined in this section.
5. A decision by the community development director to deny a conditional use permit application or any
conditions on approval imposed by the community development director may be appealed to the
board of adjustment in the same manner as administrative variances pursuant to section 26-115.
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6. Time limit on conditional use permits. For any applicant to exercise the right to develop a conditional
use permit, a certificate of occupancy for the development of the conditional use must be issued within
three (3) years of the date of approval.
Sec. 26-1411. Preservation of existing buildings. This is a new section customized for LLC.
A. Principle. The Lutheran Legacy Campus Master Plan and a City Council resolution identified three existing
assets with historic value. These assets contribute to the character of the campus and must be integrated
within the development.
B. Existing assets identified. The three structures identified are the chapel, the “Blue House”, and the
tuberculosis tent.
C. Requirements. The concept plan applicant shall provide justification as to how they will comply with the
intent of the Master Plan and City Council resolution to preserve, rehabilitate, or restore the existing assets.
The application shall include concepts for the integration of the existing assets into the proposed
development. Approval of the concept plan shall bind the applicant (master developer and any sub-
developers) to the commitments identified in the concept plan. Future site plan approvals shall identify how
the existing assets are being rehabilitated and/or incorporated into the development.
Sec. 26-1412. Signs. This section is based on the existing Section 26-1113, with customized
regulations for LLC.
A. Principle. Signage should complement building and site design and be strategically located to minimize the
impact of advertising on the public realm. Signs shall be oriented toward and scaled to the pedestrian.
B. All signage shall comply with chapter 26, article VII except as modified below:
1. No roof signs are allowed, except for single-story kiosk-style commercial spaces where wall signage is
severely limited by the size and height of the building, in which case a sign can extend above the roof
line up to five (5) feet.
2. Commercial uses shall include pedestrian-scaled wall, arcade, or blade signage.
3. Wall signs placed on a vertical architectural element or above a pedestrian entrance may extend above
the roof deck by up to ten (10) feet. This provision shall not apply to mansard roofs.
4. Wall signs shall be permitted to be affixed to walls which face streets (public or private), alleys, parking
areas, and publicly-accessible open space including trails.
5. Freestanding signs shall only take the form of monument signs and shall not exceed seven (7) feet in
height, measured from the finished grade of the nearest adjacent pedestrian walk. The base of the
monument sign shall be consistent with the materials of the building to which it is associated.
6. Freestanding sign setbacks… *to be added once determined*
6. Pole signs shall not be permitted.
7. Changeable copy signs, including flashing signs, electronic messaging center (EMC) signs, and LED
electronic signs shall not be permitted.
8. If signs are externally illuminated, lighting must be downcast.
9. Signs may not be internally illuminated if they face adjacent existing residential development. Other
internally illuminated signs are encouraged to be turned off when businesses are not in operation.
10. Regional identification and gateway signage at primary campus entrances shall be permitted with the
intent to create identifiable entrances and branding for the overall development. These signs shall not
exceed six (6) feet in height and shall be set back from any public right-of-way at least five (5) feet.
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Created: 2024-07-02 14:58:02 [EST]
(Supp. No. 72)
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C. A master sign plan following the requirements of 26-708.D may be utilized to encourage well-planned and
cohesively-design signage for the development.
Sec. 26-1413. Exterior lighting. This section is based on the existing Section 26-1114, with
customized regulations for LLC.
A. Principle. Outdoor lighting should provide safety for pedestrians and reduce glare onto adjacent properties
and into the night sky.
B. All exterior lighting shall comply with section 26-503 and downcast LED lighting shall be permitted. All
lighting shall be energy efficient and comply with the City’s adopted building codes.
C. Pedestrian walks internal to a site shall be lit with full cutoff lighting fixtures no more than twelve (12) feet
high. Bollard lighting is encouraged in natural landscaped areas where taller lighting fixtures may be
impractical.
D. Light shields for pole lights may be required to prevent glare onto properties with a residential use.
Sec. 26-1414. Site plan review. This section is based on the existing Section 26-1115, with
customized regulations for LLC.
A. All site development within the MU-LLC zone district shall be subject to the site plan review process outlined
in section 26-111.
B. All site plan applications shall be reviewed for consistency with all standards within this article and with the
applicable concept plan that has been approved for the campus property.
C. All approved site plans shall be kept on file in the community development department.
D. Under certain circumstances, subject to approval by the community development director and to be
determined at the required pre-application meeting or during the site plan review process, site plan review
applications may be processed simultaneously with building permit applications.
Sec. 26-1415. Concept plan review. This section is based on the existing Section 26-1116, with
customized regulations for LLC.
A. A concept plan application for the entire development site shall be submitted and approved by the
community development director prior to any site plan application(s).
B. Prior to submittal of the concept plan, the applicant must complete a pre -application conference per the
requirements in section 26-104.
C. A neighborhood meeting shall be required prior to submittal of the concept plan application. The applicant
shall follow the neighborhood meeting requirements per subsection 26 -109.A.1.
D. After the pre-application conference and after the neighborhood meeting, the concept plan application may
be submitted to the community development department for review. The concept plan application shall
include the following information:
1. The concept plan shall be prepared in a twenty -four (24) × thirty-six (36) inch format.
2. Vicinity map.
3. The boundary of the entire development site.
4. Scale and north arrow.
5. Date of map preparation and name and address of person who prepared the map.
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6. Proposed circulation concepts, including roads, right-of-way (public and private), access points, and
major pedestrian routes.
7. Proposed building areas and preliminary land use concepts.
8. Open space concepts, including identifying areas of larger publicly-accessible open space.
9. Traffic study with specific land use assumptions.
10. Preservation concepts of existing assets as defined and required in Section 26-1411.
E. Upon receipt of the concept plan application, the community development department shall review the
application and refer the application to affected public agencies for review and comment, if applicable.
F. Public comment period. Upon submittal of the concept plan application, the applicant shall notify adjacent
property owners and occupants that the application is available on file at the community development
department for review, in a manner required for neighborhood meetings, s ubject to subsection 26-109.A.1.
Public comments related to the proposed concept plan may be submitted to the community development
department within fifteen (15) days of the original date of notification.
1. During the same fifteen-day notification period, the applicant shall also post a sign on all public street
frontages at the development site notifying the public that the concept plan is available for review and
public comment at the community development department.
G. The approved concept plan shall be recorded with Jefferson County Clerk and Recorder's Office and kept on
file with the community development department.
H. Amendments to a recorded concept plan will be required to follow the same review process as the initial
concept plan application.
Sec. 26-1416. Administrative adjustment process. This section is based on the existing Section
26-1117 and Section 26-502, with customized regulations for LLC.
A. The community development director may approve minor adjustments to some standards within this article.
Administrative adjustments are intended to relieve unnecessary hardship in complying with the strict letter
of this article, especially in cases where unique site or building characteristics exist.
B. In order to relieve unnecessary hardship, the community development director may grant administrative
adjustments to the following standards to the extent shown in the table below:
Allowed Administrative Adjustments
Standard Maximum Allowable Administrative Adjustment
Building setback requirements (section 26-1405) 10%
Transparency requirements (section 26-1406.XX) 10%
Block size requirement (section 26-140X.XX) 10%
Minimum parking requirements (section 26-14XX) 25% fewer parking spaces than required
Landscaping administrative adjustments identified in
section 26-502.F.5
Refer to section 26-502.F.5
Modification of design standards (section 26-1406) Refer to section 26-1416.D
C. Any proposed variances from the requirements within this article that do not fall within the table of allowed
administrative adjustments shall be required to follow the process for variances specified in section 26-
115.C. Primary building height is not permitted to be increased through the variance process.
D. The community development director may grant an alternative to a design standard if it finds the following
requirements are met:
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• Alternative is consistent with the stated intent of the design standard.
• Alternative achieves or implements the stated intent to the same degree or better than strict compliance
to the design standard would have achieved otherwise.
• Alternative will not create adverse impacts on adjacent residential development, or adjacent streets and
publicly-accessible open space.
Sec. 26-1417. Definitions. This section will contain definitions for terms unique to LLC.
Definitions are a work in progress and additional definitions may need to be added, or terms
listed here modified as the code continues to be refined.
Except as expressly modified below, the definitions in sections 26-123 and 26-1119 shall apply. If a term is
defined in both section 26-123 and 26-1119, the definition used in 26-1119 shall apply. The following modified and
additional definitions shall apply to the MU-LLC zone district only.
Campus. – includes all areas within the mu-llc boundary and meant to be the entire site taken as a whole.: “A
large area of contiguous land that is planned, developed, and operated as an integrated facility under a single zone
district…” *Definition may not be necessary if defined in 26-1401*
Development site. An area of land, which may contain more than one (1) parcel, that is subject to proposed
site development.
Existing residential development. – Those areas of low-density neighborhoods that existing prior to January
1, 2025, outside of and adjacent to the Lutheran Legacy Campus boundaries.
Mixed use development. A sub-district containing at least two (2) different use groups as primary uses in the
permitted use table, section 26-14XX.
Open space, publicly-accessible. *Add definition based on open space section, once finalized.*
Regional identification and gateway sign. A freestanding sign designed to convey a sense of arrival and
identify a cohesive development. This type of sign may be placed only at primary entrances to the campus and may
be placed without the requirement to be on a lot with a building.
Retail sales, kiosk or eating establishment, kiosk. A small, freestanding, permanent structure containing a
commercial services/retail use. The structure shall be no larger than 200 square feet and shall be subject to the
accessory building height and setback requirements.
Usable open space. *Update definition based on open space section, once finalized*
The final ordinance will also include “conforming amendments” which are modifications to
existing code sections that will need to be updated to include cross-references to the MU-LLC
zone district.
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