Planning & Development Services

Planning Division 15151 E. Alameda Parkway, Ste. 2300 Aurora, Colorado 80012 303.739.7250

May 10, 2019

Jazzmine Clifton Northstar Commercial Partners 999 Broadway, Suite 3500 Denver, CO 80202

Re: Second Submission Review– Citadel on Colfax Retail/Restaurant Phase I - Site Plan Application Number: DA-1422-09 Case Numbers: 2017-6017-01

Dear Ms. Clifton:

Thank you for your second submission, which we started to process on Monday, April 22, 2019. We reviewed it and attached our comments along with this cover letter. The first section of our review highlights our major comments. The following sections contain more specific comments, including those received from other departments and community members.

Since several important issues still remain, you will need to make another submission. Please revise your previous work and send us a new submission on or before Tuesday, June 4, 2019. Your administrative decision date is tentatively set for Wednesday, June 26, 2019.

Note that all our comments are numbered. When you resubmit, include a cover letter specifically responding to each item. The Planning Department reserves the right to reject any resubmissions that fail to address these items. If you have made any other changes to your documents other than those requested, be sure to also specifically list them in your letter.

As always, if you have any comments or concerns, please give me a call. I may be reached at 303-739-7209.

Sincerely,

Juliana Berry, Planner II City of Aurora Planning Department cc: Brian Bratcher, Galloway & Company, 6162 S Willow Drive, Suite 320, Greenwood Village, CO 80111 Susan Barkman, Neighborhood Liaison Cesarina Dancy, ODA Filed: K:\$DA\1422-09rev2.rtf

Second Submission Review

SUMMARY OF KEY COMMENTS FROM ALL DEPARTMENTS

• Provide an approval letter from the Design Review Committee (see Item 1) • Make revisions to the Cover Sheet, including the Site Plan Notes, Vicinity Map and Data Block (see Item 1) • Amend all plan sheets to be consistent with layout, labeling, titles, and feature remnants (see Item 1) • Include cross sections of the view from Colfax Avenue south, including the street, , grade change, utility connection screening walls, and retaining wall (see Item 2) • Plan for mid-block pedestrian connections across the drive lanes per the Design Guidelines (see Item 3) • Label all head-in, angled, and handicap spaces and aisles appropriately, and consider providing figures instead (see Item 4) • Revise the wall sign outlines, labels, and notes on Sheets A1 and A2, and add to the Data Block on the Cover Sheet accordingly, per the redline comments (see Item 5) • Provide a material board for the north elevation with the next submittal, and do not utilize EIFS. The colored elevations should be submitted as a separate PDF (see Item 6) • Combine the Material Legend and Material Percentages boxes into one, fill in missing materials, eliminate the E- 1 EIFS material, and extrapolate the transparent glazing percentages for both the north and south elevation facades into a table (see Item 6) • Correct the public entrance doors versus service entrances for both buildings, per Design Guidelines and to be consistent from the Site Plan to the Building 1 and 2 Elevation labels (see Item 6) • Review all comments on the Landscape Plans and make necessary revisions (see Item 7) • Public Works/Civil Engineering cannot approve the Site Plan until the Preliminary Drainage Conformance Letter is approved (see Item 8) • Redesign the angled parking by Building 2 / Colfax Avenue to conform to head-in diagonal spaces (see Item 9) • Modify the fire hydrants as requested (see Item 10) • Adjust easement labels on the Site Plan, and start the easement dedication and license agreement processes. Finalize extinguishment of the Covenant restriction and Sideyard Agreement, and creation of a No-Build Agreement (see Items 12 and 13) • Respond to all additional redline comments on the Site Plan

PLANNING DEPARTMENT COMMENTS

1. Completeness and Clarity of the Application Previous Comments, updated: 1A. Revise the Letter of Introduction per redline comments. 1B. Match the proposed lighting to the approved Master Plan lighting, or concurrently submit a Master Plan amendment application, or request a waiver and proceed to the Planning Commission instead of administratively. 1C. Make changes to the Vicinity Map per redline comments. 1D. The Design Review Committee still needs to be formalized and a letter must be submitted with the third submission stating the approval of the Site Plan. 1E. Many elements are either missing or incorrect in the Data Block. Please review all redline comments and revise the Data Block with the next submittal. 1E. Revise the title block on all sheets per comments on the Cover Sheet. 1F. Please be consistent with labeling and names of plan features throughout the plan set; see the redline comments.

1G. As a reminder, the City has developed CAD Data Submittal Standards for internal and external use to streamline the process of importing AutoCAD information into the city’s Enterprise GIS. Please note that a digital submission meeting the CAD Data Submittal Standards is required before your final Site Plan mylars can be routed for signatures or recorded. Please review the CAD Data Submittal Standards and email your Case Manager the .DWG file before submitting your final Site Plan mylars. Once received, the City’s AutoCAD Operator will run an audit report and your Case Manager will let you know within 2-3 days whether the .DWG file meets or does not meet the City’s CAD Data Submittal Standards.

2. and Issues 2A. Additional bicycle racks for each building are required to satisfy the SIR Handbook’s emphasis on ample bike spaces. 2B. Please provide a cross section(s) showing how visible buildings, utilities and roof equipment, and landscaping will be from Colfax Avenue given the walls and grade differences. 2C. In the Letter of Introduction, please outline which of the energy and resource conservation strategies will be used with this development per Section 146-737. The options are: passive solar, renewable energy, green infrastructure, heat island effect reduction, local production of healthy food, or building that exceeds current code requirements for energy efficiency.

3. Streets and Pedestrian Issues 3A. Please plan for mid-block connections across the “drive lane”s per the requirements in the Design Guidelines. Pedestrians should be able to safely cross here as these drive lanes intersect Planning Areas 2 and 3. Connectivity should be provided within each Planning Area and to adjacent Planning Areas. Please note that per Section 146-735, “there shall be a complete system of sidewalks and bicycle and pedestrian routes connecting to all uses on the site and to perimeter sidewalks or to adjacent properties and neighborhoods.” Any future land uses to the south will need to craft their layout to connect to yours. 3B. Include a color example of what the pavers crossing the drive lane will look like. 3C. Pedestrian lighting is required along Altura Boulevard per the approved Master Plan, but is not currently shown in your plan set. Please identify the locations of pedestrian lights on the Site Plan and Photometric Plan.

4. Parking Issues 4A. The angled parking spaces by Building 2 and Colfax Avenue should be reconfigured based on comments received from Traffic Engineering. Please account for these changes with the next submittal. 4B. Please be consistent and thorough when labeling the dimensions of the handicap, head-in, and angled parking spaces and associated aisles, and consider providing figures demonstrating compliance with Section 146-1509 (Figure 15.3) on Sheet C1.1 instead of cluttered labeling on the Site Plan sheet. 4C. Required handicap spaces are based off of the total number of spaces provided (which yields a requirement of 2)- reflect this in the Data Block, and eliminate any reference to required standard parking as the SIR district does not “require” any specific number of standard spaces. See redline comments. 4D. Clarify how the off-loading of trucks larger than the proposed loading spaces will be handled in the Letter of Introduction.

5. Signage Issues 5A. Eliminate illustration of the off-site monument signs on the Site Plan, and call out the on-site monument sign as “multitenant” per the approved Master Plan. 5B. Add a detail of the multitenant monument sign base to Sheet C1.1 (include material, height and size). 5C. Remove the wall sign outlines, dimension labels, and labels referring to Section 146-1613 and 70 square feet maximums from Sheets A1 and A2, but keep the first bulleted note under “Signage and Address Notes”. Add the “Signage and Address Notes” to Sheet A2.

6. Architectural and Issues 6A. Please provide a material board for the north elevation and colored building elevations with the next submittal, and revise all boards to eliminate EIFS. Upgraded and durable stucco is acceptable, however. 6B. The colored building elevations should be a separate PDF, and should show the “RTU Beyond” facades. 6C. The public entrance doors versus service doors on the Site Plan should match Sheets A1 and A2 while keeping in mind that, per the Design Guidelines, buildings shall provide at least one primary building entry oriented to or visible from the public ROW. 6D. Match the two wall light names from the Photometric Plan to Building 1 and 2 Elevations. 6E. Combine the Material Legend and Material Percentages boxes on Sheets A1 and A2, fill in the missing materials, and eliminate the EIFS material (E-1). 6F. Break down the transparent glazing percentages for both the north and south elevation facades in a table on Sheets A1 and A2. 6G. Provide an approval letter from the Design Review Committee with the next submittal. Sheet A2 6H. The trash receptacle enclosures should be constructed of the primary building material (i.e. stone).

7. Landscaping Issues (Kelly Bish / 303-739-7189 / [email protected] / Comments in bright teal) Sheet L1.0 7A. There are two building 1 perimeter landscape requirement call-outs. One of them should be “2”. 7B. The southern building perimeter landscape requirement is not being met for building number two. 7C. Provide an updated water use table per the comment on the plan. Sheet L1.1 7D. Show/Label the easement along the E. Colfax Ave. frontage. 7E. Label the retaining wall. 7F. Label what the box is. 7G. Label the screen walls. 7H. The dashed line along Building 2 appears to be or represent the retaining wall. Make sure it is the same line type as the retaining wall in front of Building 1. 7I. Measure the buffer distance to the nearest encroachment. 7J. Provide an elevation/detail with material call-out, color, height etc. for the proposed wall along Colfax. Please keep in mind, Planning Staff does not have access to Civil drawing files and therefore a detail needs to be included on this plan set with the information as requested. 7K. Code requires that parking lots be screened. If there is an issue with the plant material location, the applicant should accommodate the landscaping on their lot. 7L. Add a tree where indicated at the end of the parking.

REFERRAL COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES

8. Civil Engineering (Kristin Tanabe / 303-739-7306 / [email protected] / Comments in green) 8A. Public Works cannot approve this Site Plan until the Preliminary Drainage Conformance Letter is approved (re-submit request was sent by the City on April 26, 2019). 8B. A pedestrian railing is required for the landscape retaining wall if the wall height is greater than 30 feet. 8C. See all comments regarding slopes and contours on Sheet C2.0. 8D. See comments regarding storm sewers on Sheets C2.0 and C3.0.

9. Traffic Engineering (Brianna Medema / 303-739-7336 / [email protected] / Comments in orange) Sheet C1.0 9A. Reconfigure the angled parking for Building 2 off of Colfax Avenue to conform to head-in diagonal parking. 9B. Include arrows to indicate the direction of traffic flow internally to the site for each building (not meant to signify intent to stripe). 9C. Consider the City’s thermoplastic standard enhanced crosswalk instead of the proposed existing stamped concrete pedestrian crossing.

10. Fire / Life Safety (Ted Caviness / 303-739-7628 / [email protected] / Comments in blue) SHEET C1.0 / SITE PLAN 10A. Remove two fire hydrants as shown on plans. 10B. Relocate one fire hydrant as shown on plans. 10C. Verify fire hydrant distance from fire lane. SHEET C3.0 / UTILITY PLAN 10D. Revise note #8 as shown on plans.

11. Aurora Water (Steve Dekoskie / 303-739-7490 / [email protected] / Comments in red) 11A. Amend labels related to the water meter and onsite stormwater infrastructure per the redline comments on Sheet C3.0

12. Real Property (Maurice Brooks / 303-739-7294 / [email protected] / Comments in magenta) 12A. Make changes to the easement labels throughout the Site Plan per redline comments. 12B. Dedicate any additional easements by separate document. 12C. Begin the license agreement process for the items shown on the Site Plan by contacting Grace Gray at 303-739- 7277.

13. Easements (Andy Niquette / 303-739-7325 / [email protected] / Comments in magenta) 13A. Extinguishment of the Covenant restriction and Sideyard Agreement, as discussed previously with Andy Niquette, must be finalized before final approval, with a No-Build Agreement to follow.