BROOMFIELD URBAN RENEWAL AUTHORITY AGENDA MEMORANDUM

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Philippa May
5 years ago
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To: From: Prepared by: Mayor and Urban Renewal Authority Charles Ozaki, Executive Director of BURA Kevin Standbridge, Deputy City and County Manager David Shinneman, Community Development Director

Public Hearing on Proposed Broomfield Plaza Replat, Block 2 Urban Renewal Site Plan Regarding New Signs Agenda Title: Property Location: Northeast of West 120th Avenue and Sheridan Boulevard (5505

1 To: From: Prepared by: Mayor and Urban Renewal Authority Charles Ozaki, Executive Director of BURA Kevin Standbridge, Deputy City and County Manager David Shinneman, Community Development Director John Hilgers, Planning Director Lynn Merwin, Principal Planner Meeting Date Agenda Category Agenda Item # April 12, 2016 BURA Business 14(b) 1. Public Hearing on Proposed Broomfield Plaza Replat, Block 2 Urban Renewal Site Plan Regarding New Signs Agenda Title: Property Location: Northeast of West 120th Avenue and Sheridan Boulevard (5505 West 120 th Avenue) Applicant/Owner: Jax Broomfield Property, LLC 2. Consideration of Proposed Resolution No UR, Regarding the Application Summary The applicant is requesting consideration of an urban renewal site plan (URSP) for new wall signs at an existing property located at 5505 West 120 th Avenue, east of Sheridan Boulevard. The property was vacated by Kmart in 2012 and was recently acquired by Jax Broomfield Property, LLC, an outdoor gear, ranch and home retailer. Jax is expected to take full occupancy of the building and open to the public later this spring. The Broomfield Plaza subdivision is divided into two parcels with the subject property on the south now owned by Jax and the rest of the shopping center owned by Broomfield Associates LP UND 50% et al. The gas station at the corner of Sheridan Boulevard and West 120th Avenue is not a part of the Broomfield Plaza subdivision or shopping center. The proposed URSP for new signs pertains solely to the property owned by Jax. An administrative modification was approved for the property on March 8, 2016, for minor site improvements including enhancements to the south and west building facades and including a minor (30 square foot) increase in total permitted sign area. The new signs proposed with this application exceed the number and total sign area permitted by the Broomfield Municipal Code sign regulations for business uses and require approval through an URSP as variances from the sign code. The applicant is requesting approval of sign variances for new signs proposed on the west and south elevations to promote business and product visibility. On March 28, 2016, the Planning and Zoning Commission voted unanimously to recommend approval of the proposed URSP with no conditions. Proposed Resolution No UR would approve the URSP. Prior BURA Action The property was annexed into Broomfield on February 14, 1971, with the adoption of Ordinance No City Council approved the West 120 th Avenue Corridor Sub-Area Plan by Resolution No on November 9, The Broomfield Urban Renewal Authority (BURA) approved the Broomfield Plaza URSP for façade improvements within the northern parcel of the Plaza with the adoption of Resolution No. UR on March 1, City Council approved the Broomfield Plaza-Civic Center Urban Renewal Plan with the adoption of Ordinance No on August 13, BURA approved an URSP Amendment for the northern parcel for banner signs on light poles within the parking lot with the adoption of Resolution No UR on October 14, BURA approved a Cooperation Agreement and a Development and Reimbursement Agreement by Resolution Nos and UR, respectively, on February 9, Financial Considerations The proposal is consistent with the Long Range Financial Plan. Alternatives Based on the testimony and evidence presented on the record at the public hearing: City and County of Broomfield, Colorado BROOMFIELD URBAN RENEWAL AUTHORITY AGENDA MEMORANDUM If the proposed application complies with applicable Urban Renewal Area review standards and is consistent with the intent of the Comprehensive Plan: o Approval If the proposed application does not comply with applicable URA review standards or is inconsistent with the intent of the Comprehensive Plan: o Remand the case to the Planning and Zoning Commission for additional review and recommendations; o Postpone action on the resolution and continue the hearing to a date certain; or o Direct the City and County Attorney to draft findings to support denial of the application. Proposed Actions/Recommendations Hold the public hearing. Following and subject to the results of the public hearing, if the Authority wishes to approve the application it is recommended That Resolution No UR be adopted. 14(b) - Page 1

2 Page 2 BROOMFIELD PLAZA URBAN RENEWAL SITE PLAN (REGARDING SIGNS) Report Contents Subject Page I. SUMMARY OF APPLICATION 3 Property Owner and Applicant 3 Concept Review 3 II. ZONING, PROPERTY STATUS, PREVIOUSLY APPROVED 4 DEVELOPMENT PLANS FOR THE PROPERTY Zoning 4 Property Status 4 Previously Approved Development Plans 4 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS 5 Relationship to Comprehensive Plan and Financial Plan 5 Relationship to Urban Renewal Plan 7 IV. AREA CONTEXT 8 Property Location 8 Surrounding Land Uses 8 V. CURRENT APPLICATION DETAILED DESCRIPTION AND 8 STAFF REVIEW Project Description 8 Background/Base Data 8 Signs 8 VI. STAFF REVIEW OF KEY ISSUES 10 VII. PLANNING AND ZONING COMMISSION RECOMMENDATION 10 VIII. APPLICABLE STANDARDS 10 14(b) - Page 2

3 Page 3 I. SUMMARY OF APPLICATION The property at 5505 West 120th Avenue was vacated by Kmart in 2012 and has remained primarily unoccupied since that time. The property was recently acquired by Jax Broomfield Property, LLC which is an outdoor gear, ranch and home retailer selling outdoor clothing and equipment and a full assortment of hardware and ranch supplies. Jax is expected to take full occupancy of the vacant building in the Broomfield Plaza shopping center and open to the public later this spring. The proposal is to consider new signs for a portion of the existing Broomfield Plaza shopping center located at the northeast corner of Sheridan Boulevard and West 120th Avenue. The applicant believes the proposed signs will provide an updated image for the center and enhanced business and product visibility. Property Owner and Applicant The property owner and applicant is Jax Broomfield Property, LLC.. Concept Review A concept review was not required for the proposed signs. 14(b) - Page 3

Page 4 Zoning II. ZONING, PROPERTY STATUS, AND PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY The property is zoned B-2, General Business District.

4 Page 4 Zoning II. ZONING, PROPERTY STATUS, AND PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY The property is zoned B-2, General Business District. The site is located within the Broomfield Plaza-Civic Center Urban Renewal Area and is subject to the Broomfield Plaza-Civic Center Urban Renewal Plan approved by City Council by Ordinance 1978 on August 13, The uses permitted for the property are the uses permitted under the B-2, General Business, zone district and the West 120th Avenue Gateway Corridor Sub-Area Plan (Sub-Area Plan). The planned retail use is consistent with zoning and the Sub-Area Plan. Property Status The property was vacated by Kmart in Redevelopment of the site has been a City Council priority. In February 2016, the Broomfield Urban Renewal Authority (BURA) approved a Redevelopment and Reimbursement Agreement with JAX and a Cooperation Agreement with the City and County of Broomfield. Previously Approved Development Plans Broomfield Plaza includes two parcels. Jax is planned on the south parcel as shown in the map below. The north parcel includes existing in-line retailers and the former Hobby Lobby space. 14(b) - Page 4

5 Page 5 Broomfield Plaza - Northern Parcel BURA approved the Broomfield Plaza URSP Amendment for the northern parcel within the Plaza with the adoption of Resolution No. UR on March 1, (The URSP Amendment amended the existing development which was approved prior to the Urban Renewal Area designation for the property.) BURA subsequently approved an URSP Amendment for the northern parcel for banner signs on light poles (sign variances) within the parking lot with the adoption of Resolution No UR on October 14, Broomfield Plaza - Southern Parcel (Jax Site) A small portion of the subject site related to a shared monument sign was included in Broomfield Plaza URSP approved by BURA on March 1, An administrative modification was approved for the Jax property on March 8, 2016, to allow the following minor improvements for the new Jax buisiness: Minor façade improvements to the west elevation to improve the entries, The addition of four new trees along the west side of the building, A new metal fence to replace a chain link fence on the south elevation, and Up to five wall signs totaling 330 sf of sign area as permitted by the Broomfield Municipal Code (BMC). Based on these approvals, the applicant is proceding with preparation of building plans and expects to open to the public later this spring. The subject URSP proposes additional signage that is beyond the scope of an administrative approval. The proposed signage is described in greater detail on page 8 and 9. III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Comprehensive Plan The planned retail use is consistent with the 2005 Broomfield Comprehensive Plan land use designation of Commercial/Retail. The property location is shown in a portion of the Comprehensive Plan map provided on page 6. 14(b) - Page 5

6 Page 6 Goals and Policies Elements of the proposed project could help meet the following Comprehensive Plan goals: Goal LU-E.5 Encourage commercial centers to be unique in design and uses and architecture to help reinforce Broomfield's vision and community identity. Policy LU-E.7 - Maintain, enhance and expand shopping opportunities in Broomfield. Policy ED-A.2 Retain existing and recruit new retail businesses and developments that contribute positively to Broomfield s financial structure Policy ED-D.6 Actively recruit appropriate users, new and/or existing, to locate in and revitalize older or underutilized commercial centers Council Priorities Elements of the new business could help further the following 2016 Council Priorities regarding economic development: Continue efforts to provide a strong commercial tax base, desirable shopping opportunities and employment opportunities for residents. Fill empty big box structures on West 120th Avenue. 14(b) - Page 6

7 Page 7 West 120th Avenue Corridor Sub-Area Plan The property lies within a portion of the West 120th Avenue Corridor Sub-Area Plan. The planned retail use is consistent with the "Commercial/Retail" land use designation for the area. The map provided below shows the portion of the Sub-Area Plan Land Use Plan pertaining to the subject property and surrounding area. The proposal supports the West 120th Avenue Corridor Sub-Area Plan project goals to improve the visual appearance along the corridor, eliminate blight, enhance land values, and generate higher sales tax revenue. Financial Plan The comprehensive plan anticipates commercial uses within the development. The proposal is consistent with the land use assumptions established in the Long Range Financial Plan. Relationship to Urban Renewal Plan The property is within the boundaries of the Broomfield Plaza-Civic Center Urban Renewal Plan (adopted in 2013). The Plan requires site plan review and approval by BURA prior to issuing a permit for any new structures or significant exterior modification within the urban renewal area. The planned use supports the Broomfield Plaza-Civic Center Urban Renewal Plan project goals to eliminate blight and attract capital investment and new retail businesses, retention of, and expansion of, existing businesses. 14(b) - Page 7

8 Page 8 IV. AREA CONTEXT Property Location The Broomfield Plaza shopping center is generally located east of Sheridan Boulevard and north of West 120th Avenue (5505 West 120 th Avenue). The majority of property along the West 120 th Avenue corridor in Broomfield has been developed with commercial and retail uses. Surrounding Land Uses ADJACENT USE/ZONING COMPREHENSIVE PLAN DESIGNATION North Broomfield Plaza Shopping Center/B-2 and URA Commercial/Retail South City of Westminster Commercial City of Westminster East Mini-Storage/PUD Commercial/Retail West Broomfield Plaza Shopping Center and Fuel Station/B-2 and URA Commercial/Retail V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW Project Description The proposal is for additional signs to support the new Jax retail business. Background/Base Data Signs 1. PROPERTY OWNER Jax Broomfield Property, LLC 2. APPLICANT James Quinlan 3. PROPERTY LOCATION North and East of Sheridan Boulevard and West 120th Avenue (5505 West 120th Avenue) 4. PROPERTY SIZE 7.6 acres 5. CURRENT ZONING B-2 and URA 6. PROPOSED ZONING B-2 and URA 7. CURRENT LAND USE Commercial/Retail 8. PROPOSED LAND USE Commercial/Retail 9. COMPREHENSIVE PLAN Commercial/Retail DESIGNATION Existing Approved Signs The Jax property has received administrative approval for five wall signs totaling 330 sf of sign area. Four of the signs will be located on the longer, west elevation and one sign located on the shorter, south elevation. This signage complies with the BMC business sign regulations. 14(b) - Page 8

Page 9 Proposed Additional Signs (Variances from the BMC) The applicant is requesting an additional 81 sf of signage to be distributed among 11 additional wall signs.

The new signs include two types: One business identification sign totaling 140 sf in sign area as depicted in the following image at the primary entrance on the west elevation.

9 Page 9 Proposed Additional Signs (Variances from the BMC) The applicant is requesting an additional 81 sf of signage to be distributed among 11 additional wall signs. The intent is to place eight of the additional signs on the west elevation and three of the additional signs on the south elevation. The new signs include two types: One business identification sign totaling 140 sf in sign area as depicted in the following image at the primary entrance on the west elevation. This sign requires a variance because it exceeds the maximum 100 sf allowable sign area of a given sign for the west elevation. West Elevation Primary Entrance Seven, smaller product signs, each ranging in size from 8 to 16 sf in sign area as depicted on a portion of the west elevation, to the left of the main entrance. These signs are intended to identify products or brands sold within the Jax business (i.e., Patagonia, North Face, Columbia). Products are customarily displayed in store-front windows of many retail businesses. These signs are proposed in lieu of storefront windows featuring product placement. These signs require variances because they exceed the maximum number of allowable signs for the business (five wall signs total). West Elevation North (Left) of Primary Entrance 14(b) - Page 9

10 Page 10 The following table summarizes: (1) the existing approved signage as allowed by the BMC, (2) the additional proposed signs requested as a variance from the BMC sign code regulations, and (3) the total signage for both categories. Wall Signs* West Elevation South Elevation Total Existing Approved Signage (Per BMC) 5 Wall Signs Not to exceed 330 sf Proposed Sign Variances (By URSP) Up to 4 wall signs Up to 8 additional signs** Up to 1 wall sign Up to 3 additional signs Up to 11 wall signs Not to exceed 81 sf Total Signage (Approved and Proposed Variances) Up to 12 signs Up to 4 signs Up 16 wall signs Not to exceed 411 sf *All signs will be backlit LED. **Includes a 140 sf JAX business identification sign which exceeds the maximum allowable sign area for a given sign. Justification The signs are requested to: Improve the business and product visibility due to the lack of storefront windows, and Articulate an otherwise blank façade using products signs in a window-like pattern. The west elevation of the building is 442 feet long and the south elevation is 211 feet long. The typical sign area calculation allows 1.5 sf of sign area for each horizontal linear foot of frontage for up to two sides of the building. The typical calculation would result in 663 sf of sign area on the west elevation and 316 sf of sign area on the south elevation for a hypothetical total of 979 sf of sign area. The BMC caps the maximum allowable sign area to 330 sf for the business unless approved as a variance in the URSP. VI. STAFF REVIEW OF KEY ISSUES There are no key issues identified for this proposal. VII. PLANNING AND ZONING COMMISSION RECOMMENDATION On March 28, 2016, the Planning and Zoning Commission held a public hearing concerning the proposed application. The Commission unanimously recommended approval of the proposed application (by a vote of 6-0) with no conditions. VIII. APPLICABLE REVIEW STANDARDS The Broomfield Urban Renewal Authority reviews the application based on the following provisions of the Urban Renewal Area Plan: Urban Renewal Site Plan Review Standards: 1) The proposal is consistent with any element, purpose, vision and standard of this Plan and, if applicable, the Sub-Area Plan and Design Guidelines and Standards. 2) The proposal identifies and specifies factors that mitigate any potential negative impacts on nearby properties. 3) The proposal identifies and specifies factors that maximize potential positive impacts on nearby properties. 4) The proposal includes adequate facilities for pedestrians, bicyclists and motorists. 5) The proposal optimizes conservation of energy, water, and other resources on a site-specific scale. 6) The land uses within the proposal are compatible with one another. 7) The proposal includes any common areas serving the site, and contains adequate provisions for ownership and maintenance of such areas. 8) The proposal includes adequate public improvements (both on and off site) to be provided in a timely fashion. 14(b) - Page 10

11 RESOLUTION NO UR A RESOLUTION APPROVING THE BROOMFIELD PLAZA REPLAT, BLOCK 2 (JAX MERCANTILE) URBAN RENEWAL SITE PLAN BE IT RESOLVED BY THE BROOMFIELD URBAN RENEWAL AUTHORITY: Section 1. The Authority has reviewed the Broomfield Plaza Replat, Block 2, Urban Renewal Site Plan and finds it in compliance with the Broomfield Plaza-Civic Center Urban Renewal Plan. The Use by Special Review and Urban Renewal Site Plan are hereby approved. Section 2. This resolution is effective upon its approval by the Broomfield Urban Renewal Authority. APPROVED on April 12, BROOMFIELD URBAN RENEWAL AUTHORITY ATTEST: Chairman Secretary /r- r\ A O ~rr\ rr*ni\ n. City and County Attorney 14(b) - Page 11

Broomfield Plaza Replat, Block 2 (JAX Mercantile) Urban Renewal Site Plan EXISTING. 5IDEHALK 2-o y 11-0 LANE! L 14-q LANE NEW LANDSCAPE WITH TREE NEW GONG.

12 Broomfield Plaza Replat, Block 2 (JAX Mercantile) Urban Renewal Site Plan EXISTING. 5IDEHALK 2-o y 11-0 LANE! L 14-q LANE NEW LANDSCAPE WITH TREE NEW GONG. WALK SUMMARY PROPOSAL LAND USE TABLE - EXISTING APPROVED REQUEST FOR SIGN VARIANCES TO WEST AND SOUTH LOT AREA ACRES ELEVATIONS. REFER TO SHEET A2 FOR DETAILS. APPROVED 89,790 SF 27,192 SF 216,007 SF BUILDING COVERAGE PRIVATE OPEN AREA PARKING & DRIVES PRIOR ADMINISTRATIVE MODIFICATION APPROVED FOR MINOR SITE AND BUILDING FACADE CHANGES ON MARCH REFER TO CASE FILE PZ NOTES: Sheet I of 2 1. ANY ELEMENT OF THE CONSTRUCTION. LOCATION. DESIGN, USE. OR OPERATION OF LAND OR BUILDINGS NOT SPECIFICALLY SHOWN ON THE APPROVED SITE PLAN IN GRAPHIC OR WRITTEN FORM SHALL PARKING" AI5LES CONFORM TO THE B-2 ZONE DISTRICT NEW COLUMNS UNDER EXISTINGROOF (TYP 5) 2. CROSS ACCESS PARKING AGREEMENT PREVIOUSLY RECORDED 3. PROPERTY INCLUDING ADJACENT SIDEWALKS AND LANDSCAPING ALONG I20TH AVE. SHALL BE PRIVATELY MAINTAINED CERTIFICATE OF OWNERSHIP:. BEING THE OWNER OR REPRESENTATIVE OF JAX MERCANTILE, HEREBY SUBMIT THIS 4. SETBACKS, BUILDING HEIGHT. PRINCIPAL AND ACCESSORY USES. SHALL URBAN RENEWAL SITE PLAN AND AGREE TO PERFORM UNDER THE TERMS NOTED HEREIN. OWNER: REMAIN. UNCHANGED. DATE: NOTARY PUBLIC: STATE OF COLORADO b- THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS EXISTING FACE OF EXISTING. BUILDING. DAY OF BHCOunsU) PU.ZA ASSOCIATES BUILDING HEIGHT 19.8' FOUND BY: WITNESS MY HAND AND OFFICIAL SEAL NEW STONE VENEER PARKING. MY COMMISSION EXPIRES: NOTARY ADDRESS: Trash (E) PLANNING & ZONING COMMISSION: P THIS URBAN RENEWAL SITEPLAN IS RECOMMENDED FOR APPROVAL BY THE CITY AND COUNTY OF BROOMFIELD PLANNING AND ZONING COMMISSION ON THIS DAY OF POUND n at at BAR BAR *i/ v/ POUND n YELLOW PLASnC CAP MARKINGS RJXG8LE RJXG8LE MARKINGS S62*43'Vi 0.55' 0.55' OT S62*43'Vi CO OT CO CHAIRMAN NEW LANDSCAPE WITH TREE Loading Dock (E) SECRETARY URBAN RENEWAL AUTHORITY CERTIFICATE: THIS URBAN RENEWAL SITE PLAN IS HEREBY APPROVED BY THE URBAN RENEWAL AUTHORITY OF THE V CITY AND COUNTY OF BROOMFIELD, COLORADO, ON THIS DAY OF EXISTING- SIDEWALK EXISTING RETAIL BUILDING (Building Footprint = 90,991 SF) 3ETAIL PLAN DETAIL 1 / 1 >"= 1'-O" \\J BEGINNING 1 2-O" LANE PLANT LEGEND AMELANGHIER X 6R.ANPIFLORA 'AUTUMN BRILLIANCE' = AUTUMN BRILLIANCE SERVICEBERRY. SIZE: 2" GAL. (DRIP IRRIGATION; NEW COLUMNS AND ROOF P EXISTING ENTRANCE EXISTINGASPHALT DRIVE EXISTING PATIO FACE OF EXISTING. BUILDING- aooo ZONE X- REPLACE EXISTING FENCING NEW STONE VENEER PARKING- > * NC SEV CO Ru 0.13' S0U1M 0? FLOOD ZONE X WEST 120TH AVENUE NEW LANDSCAPE WITH TREE FLOOD ZONE AH HIGHWA Y NO. V EXISTING- SIDEWALK r~l_r~l_r ^ PLAN DETAIL 1 / 1 6"= 1 -O" APR n (D PLANNING JAX MERCANTILE Stewart ARCHITECTURE 1132 Jefferson Ave. Louisville. CO (tel) JAX Mercantile PO Box 469 Bellvue, Colorado Broomfield Plaza Replat, Block West 120th Avenue, Broomfield, Colorado Sheet Issue: Date Comments Init. March Submital-I PS 1) March ) April 1,2016 Revision-1 Revision-2 PS PS»(D SITE PLAN FT ruu i i Sheet Title Site Plan and Plan Details Sheet No. Al 14(b) - Page 12

13 Broomfield Plaza Replat, Block 2 (JAX Mercantile) Urban Renewal Site Plan Sheet 2 of 2 PRE-FiNlSHEP METAL ROOF PROPUCT SK3N CTYP; BUSINESS IP SK3N C\AO SF; EXISTING. FALSE FRONT STONE CAP 4 WAINSCOT TIMBER FRAME ENTRY (&REEH) ST ONE CAP 4 KSAINSCOT ("DUFF SANPSTONE COLOR; STEEL FENCE (BLACK) APJACENTI BLDck TIMB LUMNS OLUMNS REMOPEL EXISTING ENTRANCE TIMBER FRAME COVEREP ENTRY d-fcot deptn - LANPSCAPE AREAS (4) SEE. PLAN WEST ELEVATION 1/16"- Y-O' TIMBER FRAME COVEREP ENTRANCE JUL ii II f ft 1? ft U aril - DOUBLE RING Adornamcnl option - l.h"montageplus^rsil (See (IONS- Seel ion Below) WITH PRE-FINISHEP METAL ROOFING NEKN STEEL FENCE CBLACK; PRODUCT SIGN BUSINESS IP SIGN r53sf; Post x 14ga EXISTING WALLS fpaintep CMU; With Height Standard Heights v. 8' y*"?. 14ga Picket SOUTH ELEVATION 1/16"- Y-O" NOTE: EAST ANP NORTH ELEVATIONS TO REMAIN AS EXISTING _U y U U U U U!l U U U U U U U «ii II 3%" TYPICAL TT \ N Brackci Oplions SIGN AREAS SIGNAGE SUMMARY AND PROPOSED VARIANCES 36" Min. Fooling Dcpih FENCE ELEVATION N.T.S Location Size Area (SF) Qty Total (SF) WEST FRONTAGE 19.9'x 9' OVAL I2'x5.4' OVAL 140 I I 53 4'x2.8' 11 I 11 E 4'x4' en 5'x2' TOTAL SIGN AREA (WEST FRONTAGE) 330 Category Maximum Sign Area Maximum Wall Sign Surface Area Maximum Number of Signs Maximum Height of Signs City & County standard 1.5 SF per I LF of Bldg Frontage. Maximum of 300 SF West: 442' x 1.5' = 663 SF South: 211' x I.S* = 316 SF Building Wall Area SF & above =100 SF Max ,000 SF = 90 SF Max 3 Signs per building frontage not to exceed 5 Wall signs not above roof or parapet Approved by Proposed Variances Administrative Modification URSP Amendment Total Proposed West: 330 SF South: 81 SF West: 330 SF South: 81 SF Total: 411 SF West: 140 SF West: 140 SF (Business ID Sign) South: 53 SF West: 4 West: 8 West: 12 South: 1 South: 3 South: 4 Justification West: 1 0% above max. approved by Admin. Mod. South: Additional 81 SF Requested Variance Wall Area = SF Request 40% increase (see note 1) 653 foot frontage (see notes 2 &3) Complies SOUTH FRONTAGE 12'x5.4' OVAL S3 53 ES3 5'x2' NOTES: 1) 140 SF business ID sign is in proportion with the large site and building frontage 2) 653 foot frontage of the existing building has limited storefront for product display. LEI 4x2' 8 8 TOTAL SIGN AREA (SOUTH FRONTAGE) 81 Product signage is therefore necessary for product viability. 3) Product signage will articulate otherwise blank facade with fenestration like pattern. 4) All signs are backlit LED illuminated. TOTAL SIGN AREA 41 I Stewart J ARCHITECTURE 1132 Jefferson Ave. Louisville, CO (tel) JAX Mercantile PO Box 469 Bellvue, Colorado JAX MERCANTILE Broomfield Plaza Replat, Block West 120th Avenue, Broomfield, Colorado Sheet Issue: Date Comments Init. March Submitnl-1 PS 1) March Revision-1 PS 2) April Revision-2 PS Sheet Title Building Elevations Signage Sheet No. _ ^ 14(b) - Page A2 13

CITY COUNCIL AGENDA MEMORANDUM

City and County of Broomfield, Colorado CITY COUNCIL AGENDA MEMORANDUM To: Mayor and City Council From: Charles Ozaki, City and County Manager Prepared by: Anna Bertanzetti, Principal Planner David Shinneman,