Planning Department. March 7, Brian Ray Ray Design Development 724 Lake Davis Drive Orlando, FL 32806

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1 Planning Department Civic Center North 480 South Allison Parkway Lakewood, Colorado TTY/TDD Lakewood.org/Planning March 7, 2018 Brian Ray Ray Design Development 724 Lake Davis Drive Orlando, FL Re: Case # ZP Preplanning Application for Site Development 1204 & 1208 Wadsworth Boulevard, Lakewood CO Mr. Ray, The City of Lakewood Development Review staff have received and reviewed the Preplanning Application submitted for 1204 & 1208 Wadsworth Boulevard. The purpose of the preplanning process is to allow City staff the opportunity to provide preliminary feedback regarding your proposal early in the design process. The following comment letter identifies the primary issues that you will need to address if you move forward with a formal application. The preliminary proposal submitted with your application is to demolish the existing buildings and redevelop the site with 62 market rate multifamily residential units. The zoning for the property is Mixed Use Residential Transit (M-R-T). Multifamily residential is a permitted use in the M-R-T zone district and information about the zoning standards is available on our website at While it is your responsibility to understand the zoning standards that apply to this project, staff is available to help answer any questions you may have. As part of this preplanning application comment letter, we have provided a summary of the major planning related issues that may affect your project. General Comments 1. Process: The approval of a Major Site Plan and a Lot Line Adjustment plat are required in order to redevelop the site as proposed and both may be approved administratively provided there are no requests for major waivers, variances or easements on public property. 2. Review Standards: The site plan will be reviewed for compliance with the standards in the Lakewood Zoning Ordinance and the plat will be reviewed for compliance with the standards in both the Zoning Ordinance as well as the Lakewood Subdivision Ordinance. Articles 5, 6 & 8 of the Zoning Ordinance will be the primary sections used for the review of your proposal. Both the zoning and the subdivision ordinances are available on our website at S:\Development Review\Cases\ZP\2018\ZP & 1208 WADSWORTH BLVD\ZP COMMENTS.docx

2 Page 2 of 7 3. Outside Agency Standards: Please contact all outside agencies and service providers including: West Metro Fire Protection District, Xcel Energy, Century Link, Comcast Cable, Lakewood Sewer Utility and Consolidated Mutual Water Company to ensure your project can meet the standards that are applicable to the proposed development prior to submitting a formal application. 4. School & Park Land Fees: In lieu of dedicating land, school and park land fees are due with the construction of new residential units. The school and park land dedication requirements are currently under review by the Lakewood City Council and the fees will be determined at the time of Formal Application. Site Plan Comments 5. Site Design: The site design appears to maximize the developable area of the site to the greatest extent possible. Please keep in mind that although the Zoning Ordinance does not have maximum allowable densities, all the site development standards must be satisfied. On all future submittals, please submit drawings that are printed to a scale. 6. Architecture: No architectural elevations were submitted with your preplanning application but the anticipated massing seems generally acceptable. Please design the building façades with horizontal and vertical modulation that will break-down the scale of the buildings. Also, keep in mind that the buildings are required to meet the Building Design Standards, including the standards for transparency, and facades and entry ways. Refer to Section of the Zoning Ordinance for more information. 7. Setbacks: The setbacks in the M-R-T zone district are 0-foot front minimum and 20-foot front maximum as measured from the edge of the existing or future public improvements. The public improvements typically include a Pedestrian, Utility & Traffic Control Devices (PUTCD) easement which is the starting point for the front setback measurement (typically 2 feet away from the public sidewalk). The side and rear setbacks for both zone districts are zero or 5 feet. Buildings not located at the 0 foot setback shall be located a minimum of 5 feet from the property line. Based on the preliminary site plan, it appears that setbacks are satisfied but more information is needed to make a final determination. Please keep in mind, the City will require a Pedestrian, Utilities and Traffic Control Devices easement to 2 feet behind the edge of the sidewalk if one doesn t already exist. And, no encroachments will be allowed in the PUTCD easements including buildings, footings, walls, railings, balconies, signs or other similar elements. 8. Building Height: In the M-R-T zone district, the minimum building height is 40 feet (3 floors) and the maximum building height is 90 feet as measured from average grade. The minimum and maximum building height requirements appear to be satisfied. 9. Build-to-Zone: The M-R-T zone district has a 75% build-to-zone requirement, which means that 75% of the total lineal street frontage along Wadsworth Blvd. must have a building façade located within the minimum and maximum setback. This requirement applies to all three of the required floors. Based on the preliminary site plan, the standard is not satisfied because there is ~113 liner feet of building in the build-to-zone. That being said, if it is not possible to comply with both the build-to-zone requirement and the 55-foot sight triangle requirements, you may apply for a Minor Variance for relief to the standard. Please keep in mind that you can cantilever the upper stories over sight triangle with a post/column inside the sight triangle as long as the post/column does not create a significant sight obstruction.

3 Page 3 of Open Space: The minimum open space requirement in the M-R-T zone district is 15%. The at-grade courtyard/pool amenity area may be counted towards open space requirement and please ensure that the perimeter landscape, especially the streetscape, is well designed and meets or exceeds the minimum standards. 11. Utility Boxes: Utility boxes or equipment on private property shall not be located along a public street frontage. See Section of the Zoning Ordinance for more information. 12. Parking: The plan appears to satisfy the minimum parking standards; however, staff encourages you to add more parking to the project. Even for projects immediately adjacent to the light rail, we rarely see projects with less than 1.25 spaces per unit due to market demand. Please be aware that we are making improvements to the Zoning Ordinance and the minimum parking ratio in the future may be more than 0.75 spaces per unit. 13. Motorcycle Parking: Motorcycle parking is an acceptable substitution for regular parking spaces; however, the motorcycle parking spaces must be directly accessible from the drive isle. 14. Guest Parking: Although guest parking is not required by the Zoning Ordinance, guest parking is still a consideration with site development. Please indicate where guests will park. 15. Bicycle Parking: There are requirements for short term and long term bicycle parking. More information is available in Section of the Zoning Ordinance. Show and label the bicycle parking on the site plan 16. Landscape: The landscape was neither shown nor evaluated with this preplanning application; however, please be aware that the design and dimensional standards in Article 6 of the zoning ordinance will apply. Also, please be aware that ornamental trees will not be an acceptable substitute for street trees. 17. Trash Enclosure: Trash enclosures must be covered with a roof or be completely selfcontained compactor type units. 18. Waste Reduction: The City of Lakewood has adopted goals to reduce waste and build a sustainable community. This includes ensuring new developments provide adequate space for the collection of multiple waste streams and that the appropriate waste collection services applicable to the use (e.g., single-stream recycling, compost, cardboard recycling, etc.) are part of the development review conversation from the beginning. For more information, please contact the Lakewood Sustainability Division at (303) Existing Tree Preservation: Please be aware that the City has a tree preservation ordinance. Prior to the removal of any trees, please contact me to set-up a site inspection with the City Forester. See Section of the Zoning Ordinance for more information. 20. Public Improvements: Curb, gutter and sidewalk were installed with the Colorado Department of Transportation project along Wadsworth Boulevard, however based on the site plan, it appears that there is a proposed shift in the location of the existing drive entrance. If this is the case then curb, gutter and sidewalk to replace the existing drive entrance and construction of a new drive entrance will be required. 21. Required Right-of-Way / Easement Dedications: If the required improvements don t fall within the existing right-of-way or easement, then right-of-way to the back of curb and a pedestrian, utility, traffic control devices easement to 2 feet behind the walk will be required.

4 Page 4 of Drainage Information: Detention and water quality measures are required and must be incorporated into the site design. A concentrated flow onto adjacent properties will not be allowed without permission of the downstream property owners. A curb chase to the CDOT right-of-way will not be allowed and water quality discharge must be piped to a suitable outfall location. 23. Sight Triangles: Sight triangles must be observed at the entrance to Wadsworth Boulevard. The City of Lakewood Traffic Department is asking to see the front elevation of the buildings to see what obstructions are proposed in the sight triangles before they approve anything. 24. Grading Information: The proposed site design will need to meet the City of Lakewood Grading Ordinance. Generally, any proposed grades within 10 feet of the property boundaries must match the existing grades. Any proposed retaining walls must be set back from the property line a minimum of 10 feet. 25. Sewer Service Information: Lakewood Sewer Utility will be the sanitary sewer service provider for the project and their comments are as follows: a. There are sanitary sewer capacity limitations downstream of this site. A sanitary sewer flow study is needed in order to assess the developments proposed contribution to the system. Please prepare a Sanitary Sewer Flow Study for the proposed development per Lakewood Water and Sewer Rules and Regulations ( Use the appropriate form to prepare the study and submit to Marty Wilson-Lloyd at marllo@lakewood.org. b. If the existing sanitary sewer system has capacity for the proposed development, sanitary sewer tap fees will be due. The fees will be determined during the Site Plan and Building Plan review process. Tap fees are payable prior to building permit issuance. Please contact Marty Wilson-Lloyd at or marllo@lakewood.org for a preliminary assessment of the fees. c. Both properties have an existing sanitary sewer service line. These service lines must be located and abandoned per the attached City of Lakewood Sewer Service Line Abandonment detail. Contact Ms. Wilson-Lloyd directly regarding sanitary sewer main profile. d. The pre-planning site plan includes a resident club/activity room and coffee bar in separate buildings. A grease interceptor will be required on the grease lines for these areas. The grease interceptor(s) shall be sized per the City of Lakewood Water and Sewer Rules and Regulations With the appropriate form, prepare the sizing calculation(s) and submit with the formal engineering submittal. 26. Public Improvements Agreement: If there are public improvements, a Public Improvements Agreement (PIA) will be required. The PIA will be prepared by the City and sent to the property owner for approval/signatures. 27. Fire Protection: West Metro Fire Protection District (WMFPD) review, via City referral, is required for all site plan submittals and WMFPD acceptance of site layout is required prior to City approval. The WMFPD enforces the 2009 edition of the International Fire Code as adopted and amended by the City of Lakewood. If your fire protection consultant has specific questions about the application of the code, they may contact Bruce Kral, Fire Marshall with WMFPD at

5 Page 5 of 7 Plat Comments 28. Plat: Based on the proposal, a Lot Line Adjustment plat is required. If you have questions about the plat name, please call Spencer Curtis, Lakewood Property Management, at Questions & Answers 29. Q.1: Can the non-compliant Build-To be Administratively Approved in Lieu of a Variance request? A.1: Projects that meet the standards can be approved administratively. If there is an aspect of a project that doesn t meet a standard and the proposed variation from the standard is less than 20%, the relief to the standard may be approved administratively with a minor variance or minor waiver. 30. Q.2: What is the City of Lakewood definition of Open Space? I assumed it means all areas that are without a building structure and open to the sky. This would include grass, landscaping, and paved areas as well. A.2: Please see the definition of Open Space in Article 13 of the Zoning Ordinance ( Usable paved areas for pedestrians may be counted towards open space and paved areas for vehicles may not be counted towards open space. 31. Q.3: Would a scooter qualify as a motorcycle? A.3: Yes. 32. Q.4: What is the required dimension of a motorcycle space? Is it 5 x 8? A.4: 4 feet wide by 8 feet deep. 33. Q.5: My partners and I are very concerned about the residential cap that has been proposed and could be adopted. If city council votes to approve this proposal, when would the ordinance take effect? Would it be immediately or would the City offer a Grace Period for property owners to entitle their site by obtaining site plan approvals or building permits? A.5: The effective date of a possible future growth cap has not been determined and there is no additional information at this time. 34. Q.6: What is the City of Lakewood requiring of property owners in order to grandfather (protect) their rights to develop their properties without being subject to any housing restriction? Is an Approved Site Plan Sufficient or does the property owner or his/her representative need to submit drawings for Building Permit Review as well? I ask because there is a very large difference in scope of work (as well as expense) to a property owner when one compares Site Plan Submittal from a Civil Engineer versus a Building Permit Submission which requires all scopes (Civil, Arch, Mechanical, Electrical, Plumbing, Structural, etc.) to prepare documents. A.6: Staff understands the scope and magnitude of the different types of required submittals. It is impossible to predict the future so the only answer we can provide at this time is that projects that are far enough along in the process, with plans submitted to the building department, are likely to be safe from future regulations. Please keep in mind that final engineering plans are required with a site plan application. 35. Q.7: Has anyone from the Planning/Zoning or Building Department spoken with City Leaders or City Council about the potential adverse effects of this proposed cap or it s immediate implementation if adopted? A.7: Yes.

6 Page 6 of 7 Next Steps If you choose to proceed with a Formal Application, submit the required electronic and hard copies of the items listed below. All electronic copies must be PDF files unless DWFX files are specifically requested in the table. The application is available online at: You can complete the application online however please provide a CD with digital files of the documents along with your paper submittal. Application Instructions (please read) 1. Applications must include an electronic copy (E) in PDF and DWFX format AND paper copy(s), # provided, to be accepted. 2. If submitting concurrent applications, duplicate sets of documents are NOT necessary. One set is sufficient. 3. FORMAL APPLICATIONS ARE ACCEPTED BY APPOINTMENT ONLY. Please contact your Case Planner to set up an appointment when you are ready to submit your formal application. Applications brought to the City without an appointment will not be accepted. Item Major Site Plan Plat Land Development Application E + 1 Land Subdivision Application E + 1 Vesting Deed E + 1 E + 1 Deed(s) of Trust E + 1 E + 1 Letter of Authorization from Property Owner E + 1 E + 1 Title Commitment with an effective date within 2-weeks of E + 1 E + 1 the application submittal with hyperlinks Detailed written description of the request E + 3 E + 3 Final Plat (folded to 9" x 12", PDF & DWFX) E + 1 Final Site Plan (folded to 9" x 12", PDF & DWFX) E + 1 Survey of the property (folded to 9" x 12") E + 3 E + 3 Final Street Construction Plans (folded to 9" x 12") E + 1 Grading Plan (folded to 9" x 12") E + 1 Final Drainage Report E + 1 Storm Water Management Plan (SWMP) E + 1 Formal Application Submittal Appointment contact Stephen Wilson at stewil@lakewood.org or to set up a time to Required Required drop-off your formal application. Application fee: $1,375 $1,080 Note: Application fees were calculated based on an application with 1.14 acres. The Site Plan review fee is $1,250 per acre for the first 5 acres (rounded to the nearest 1/10 th of an acre). The Plat review fee is $540 per lot or tract included.

7 Page 7 of 7 Please be aware that the above comments are for general information purposes only. The final public improvements and other site requirements may vary from this preliminary review and will be determined upon review of final plans, and/or other documents that may be required for approval and issuance of building permits. If you have additional questions or need further assistance you may also contact me at or stewil@lakewood.org. Sincerely, Stephen Wilson Project Planner cc: Case File # ZP Paul Rice - Manager, Planning, Development Assistance Keith Hensel - P.E., Engineering Development Assistance Shawn DeJong - Engineering Development Assistance Coordinator Spencer Curtis - Right-of-Way Agent