welcome to the open house 1 - city of arvada update/print_ldc oh 2...august 29, 2018 advance arvada...

August 29, 2018 www.AdvanceArvada.org

Advance Arvada

LDC Update Open House #2

Welcome to the Open House 1

Welcome!

Welcome to the second in a series of Open Houses on the Land

Development Code (LDC) update.

Tonight’s Open House is an opportunity to:

Learn about some key and pressing

questions for the LDC update

Learn about the proposed zoning districts

View and discuss what land uses are

appropriate in these zoning districts

Ask questions and provide feedback

Learn how you can comment on Code

Module 2.

What is the LDC? The LDC is a set of rules that regulate development and land use and is

one of the most important documents to shape the future of

Arvada. The LDC classifies land into distinct areas called zoning

districts. Each zoning district specifies the uses that may occur and

establishes standards for new development and construction, such as

setbacks, height, and lot coverage. The LDC establishes districts for

residential, commercial, mixed-use, and industrial land use

classifications which are shown on the City’s zoning map.

Why update the LDC? The LDC was last updated in 2008 and currently doesn’t adequately

implement the community’s vision for the future as identified in the

Arvada Comprehensive Plan. Zoning regulations can change over

time, reflecting the city’s evolving vision for future development. In

addition, many of the zoning regulations may not relate to the current

built environment, creating nonconformities, or may not allow for

desired forms of development. An updated LDC can address these

problems by removing unnecessary regulations and provide for zoning

that will reflect the community’s vision.

Why is this project called Advance Arvada? This initiative is called Advance Arvada because we want to connect

the goals and policies of the Arvada Comprehensive Plan with the

LDC. The Arvada Comprehensive Plan contains the vision for growth

and development in Arvada and was developed through an extensive

public process that resulted in the adoption of the Plan in 2014.

The LDC is the key tool to implement the policies of the Arvada

Comprehensive Plan that apply to land use and the type and density

of development. The new version of the LDC that will result from this

update will use the Comprehensive Plan policies and community

feedback as the basis for updating the development regulations. Also,

the zoning map will be updated as part of this project to reflect any

changes in zoning districts.

Who is managing the LDC project? The project is being managed by the City’s Community Development

Department with a consultant team of Fairfield and Woods, LLC and

Logan Simpson. Fairfield and Woods, LLC has completed previous

zoning consulting work for the City, and Logan Simpson drafted the

Arvada Comprehensive Plan.

How can I learn more about the LDC Update? Visit www.AdvanceArvada.org to comment on the Code Modules and

view meeting summaries and presentations.

What are the goals of the LDC Update?

The primary goals are to:

Implement the Arvada Comprehensive Plan

and other City plans;

Implement City Council’s Strategic Results;

Update, simplify, and modernize zoning

districts and standards;

Streamline the development review process;

Make the LDC easier to understand and use;

and

Update the zoning map to reflect changes in

the zoning districts.


Advance Arvada


The Process

The Project Schedule

The update of the LDC is a complex project that will take approximately

24 months to complete. The project schedule, shown below, is made up

of five phases. There are opportunities for public input and City Council

and Planning Commission review and direction throughout the process.

Phase 1. Project Initiation

In this phase:

The Advisory and Technical

Committees were established to

provide oversight and direction.

There are 19 members on the

Advisory Committee, including

Councilmembers Ford and Fifer.

Members were selected to

represent the city’s diverse interests.

A series of eight focus group meetings were held to identify issues,

as well as workshops with City Council and Planning Commission.

This phase concluded with the 2018 update to

the LDC assessment documents. These

assessment documents identify general policy

directions and important issues to address and

layout the strategy for updating the LDC.

Council and Planning Commission confirmed

the key elements for the LDC update in early

2018 (see blue box to the right).

Phase 2: Code Module Preparation

We are currently in this phase. The new LDC will be written in three

parts, or modules, and each draft module will be presented at open

houses and placed on the City’s website for public comments. Each

module will also be presented to the Advisory and Technical

Committees, and City Council and Planning Commission for review. The

modules are:

Module 1 - Zoning Districts and Land Use

Module 2 - Development Standards. Since this is the largest

module, information will be presented tonight and at the next

open house on November 29.

Module 3 - Processes and Procedures.

Phase 3: Draft LDC Consolidation

In this phase, the three code modules will be combined into the

consolidated draft LDC which will be presented at an open house for

public review. This will be followed by a public comment period. The

consolidated draft LDC will also be reviewed by the Advisory and

Technical Committees, City Council and Planning Commission.

Phase 4: Remapping of Zoning Districts

During this phase, the zoning map will be updated with the new and

revised zoning districts. The public will be able to view the differences

between the existing and proposed zoning districts with a website

mapping application that presents existing and proposed zoning maps

side-by-side.

Phase 5: Public Hearings and Adoption

This is the final phase when the draft LDC is finalized and presented to

Planning Commission and City Council for review and approval.

Direction for the LDC Update:

Review PUDs and replace with standard zone

districts;

Identify elements to promote compatibility for

infill and redevelopment;

Review parking requirements;

Identify opportunities for affordable housing;

Investigate the different thresholds for public

hearing vs. administrative approvals;

Review heights and other dimensional standards;

Consider the Council Strategic Results; and

Simplify and streamline the LDC.

The LDC Update Process 2


Advance Arvada


What We’ve Heard 3

Comments from the June 7 Open House

We would like to thank everyone who provided comments on Code

Module 1 and at the last open house. The input we receive

throughout this process will be used to help inform priorities,

concepts and language for the updated LDC.

Approximately 90 people attended, and these boards provide a

summary of what we heard

Area of Support:

Agree with proposed approach to reduce and consolidate the

zoning districts into the proposed new zoning districts

Mixed-use should include multiple uses

Agree with artist/creative studio as accessory structure on single-

family residential property

Areas of Concern:

Concern about growth, density and traffic impacts of development,

building materials and parking

Housing affordability

Approval process and roles of staff and City Council

Specific Comments from Response Sheet #1

Don’t make “workforce Housing” a mandatory requirements. Allow

independent decisions and choice to make the decision to develop

“workforce housing”

Continue to keep marijuana establishments out of Arvada

All residential land uses should include language that requires

construction of so many affordable housing units

Mixed-use should be more vertical – it’s too easy to create single

use

Commercial districts should all be mixed-use so every box store

has workforce housing above it.

Reduce parking areas that create urban heat effect

Make sure single-family use is mixed use zoning districts – don’t

continue trend of economic stratification being mirrored in

geographic stratification

Is there a reason why traffic studies or an increase in road usage

wouldn’t be addressed in the zoning code? I don’t see why the

existing road design would not be addressed as part of a project’s

approval process, even if it involves multiple agencies.

Can’t plan for every possible situation through the zoning districts.

Streamlining the development process so Planning Department

can make the decision is a mistake and should not happen.

Planning staff are not elected and have no accountability to the

citizens. Approval has to be done by Council.

Consider autonomous vehicles and their impact in the LDC (e.g.,

disruptive impact, storage, impact on elderly)

Maintain and foster human scale. Walkable development is key.

So far, Arvada still has an image of authenticity, character and

human scale. Let’s not jeopardize this positive image with classic

suburban development patterns like the Walmart development.

Diversity of housing, mixed use and limited parking parameters are

examples to promote.

Concerned about seeing reduced community input allowed in new

code.

When determining guidelines for church/assembly uses in

residential areas it would

be wise to include church

leaders to discuss size/

scale in different

residential areas.

Need to study

affordability better to

determine what is

actually economically

feasible as far as units/

acre being affordable.

Examine water tap fees.

Limit the number of

liquor licenses allowed in

Olde Town to encourage retail.

Outgrowing water supply is biggest concern.

Our infrastructure is already too crowded.

I feel there are too many people in Arvada already. It has ruined

the feel of this community. Too many cars, trucks, etc.

Mixed-use is too broad – not well defined.

Use tables are complicated – need definitions, for retail uses.

Roads/traffic need to be addressed.

The process has a focus for development who are not paying their

share on the impact on infrastructure.

Expand Art Studio to art studio, workspace and living space

You are saying all the right things about housing density/

affordability. My question is how will this continue to be a

cornerstone of the LDC? Will this idea endure?

Subdivide the “Public land, “parks or buildings” land use zoning

district into more districts that reflect the types and intensity of

diverse public uses – i.e., parks are a significant different use than a

fire training academy, a school, a new community swimming pool,

event center.

More definitive work needed to prepare definitions of each land

use to facilitate the drawing of the new zoning map. Without clear

definition how each proposed land use is different from a similar

one then it will be difficult to establish the boundaries between

adjacent but similar zoning districts.

In infill projects, the style and kind of building (brick, stick built)

should be respected. No shipping containers, modular, trailers.

ADUs should be of similar materials as the primary home (brick,

siding, stacked rock).

No metal or canvas carports or metal building should be seen from

the street.

No private streets.

If the City enforced their codes it would put an end to people not

taking care of their yards, old couches sitting on the street, trash

accumulating around houses, old refrigerators being set out on the

curb, and outdoor storage around houses.

Do not skimp on parking requirements. Even poor people and

apartment dwellers own cars. Quit kowtowing to developers who

whine about providing parking and wishing and hoping people will

not have cars and take transit. 3% of people use transit in Arvada

and it hasn’t changed in years. The bus service in Arvada is awful.

On infill projects, new construction should closely match what

exists. Buildings should be in scale and height to surrounding

properties.


Advance Arvada


What We’ve Heard (cont’d)

Comments from the LDC Update Survey on AdvanceArvada.org

1. What are the most important zoning and/or development issues

facing Arvada today?

The urgent need for more housing, especially housing that is

affordable for low and moderate income households.

Child care in residential zones should be allowed.

Mixed-use small business space. Renewable energy for new build.

Maintaining open space in the face of pressure to develop.

Looking at current zoning and determining if it’s compatible with

current uses (incompatibility of old industrial zoning near new

residential areas).

2. What do you think are the ways the update to the LDC can

address the issues identified in the question above?

The amount of land that is zoned for light density residential use

(i.e., single family homes only) needs to dramatically decrease.

Allow biz markets to open at first floor of new condos. Mandate

solar on all commercial development.

3. What type of development would you like to see in Arvada?

Multi-family housing, especially duplexes, multiplexes, condos, and

townhomes. Also mixed-use residential/commercial.

Mixed use TOD in Olde Town

Less development, more protection of open spaces.

Educational facilities

Development that is compatible with how certain areas have

changed overtime. Development that provides the services the

citizens want, not what the city or developers see as a way to make

more money. I fear shortsighted development that lets urgent care

centers, storage facilities, fast food, and RV storage facilities take

over. Let’s provide services that the community can support, use,

and be proud of.

4. What type of development do you like in your neighborhood?

Multi-family housing, especially duplexes, multiplexes, condos, and

townhomes. Also mixed-use residential/commercial, and

replacing/renovating poorly kept-up commercial properties.

Fixing roads and infrastructure.

Elementary school.

I live in a new area of Arvada (Candelas), so the development is just

beginning. I want there to be nice restaurants and shops...local

places...not so many national chains.

5. Mixed-Use Districts allow a variety of uses. Where do you see

mixed-use districts being desirable?

EVERYWHERE. Especially Urban and Transit-Oriented Mixed-Use

Districts.

Olde Town

Yes, if they are in the proper setting and environment to begin

with.

Transit

Multi-story development should be kept to the older urban center

of Arvada, and it should never be near the western edge of city

near foothills. Need to maintain open space out there and view

scape.

6. What would you like to see happen in Arvada’s commercial

corridors (e.g., Wadsworth corridor north of Olde Town)? Results in order of priority:

Bike racks and bike lanes

Walkable development with connections to neighborhoods

Mixed-use development with housing

Affordable/attainable housing

More restaurants

Incubator space

More retail

7. Should zoning allow artist studios or maker spaces in accessory

structures in residential zoning districts?

Yes (all respondents said Yes)

8. Do you have any other comments on the LDC?

I’m concerned about the Residential Conservation zoning. It sounds

like it’s designed to protect single-family home areas from even the

mild increase in density of townhomes and duplexes. If too many of

the current light density residential areas get this zoning, then it will

compound the housing affordability issue.

Other comments from AdvanceArvada.org

Reduce regulations for ADUs to encourage more ADUs (e.g.,

permit two bedrooms, increase occupancy, allow permit on-

street parking, allow use of manufactured housing, eliminate

owner-occupied requirements)

What's being done to increase housing density in areas of past

development/low density, and to control further sprawl? The

current plan only shows low density areas; but I'm curious what

could be done to increase density as to better provide more

efficient and effective public transit, incorporate green space/

noise reduction around neighborhoods, etc.

Will the codes change to allow tiny house buildings on land?. As

a home owner, I would like to build a tiny house on my property

and allow my daughter to live in it.

I want to echo the concerns of many other residents at our step

away from the word "compatible." if we limit the discussion on

what we, collectively, want to see in our neighborhood then we

continue the problem of the city distancing itself from the needs/

desires/concerns of its residents.

I think that every residential zoning district should have it written

into the district that it shall contain 25-30% affordable units so

that developers will be compelled to include affordable units. It

will also ensure that the city will not longer be stratified

economically, poor in the east side, rich on the west side.

Arvadans like to keep our history and that needs to be respected

and protected.

4


Advance Arvada


What We’ve Heard (cont’d)

Comments on Code Module 1 from AdvanceArvada.org

5

Thank you for your comments! This is a summary of the comments

we received on the proposed zoning districts and land use tables.

Neighborhood Character How can you "conserve the character" of the older neighborhoods

and have a "balanced mix of housing types?"

Concerned about "enhancing" established character. Definition of

"enhance"?? One person's enhancement may not be viewed by

others as positive

I'm interested in what seems to be a new zoning group

"Residential Conservation" and, specifically, understanding the

city's intentions in saying we/they want to "protect the character of

established neighborhoods." Who decides what that character is /

should be? This has been a hot topic in my neighborhood lately

with regards to Accessory Dwelling Units that I imagine will be

better defined in the "sub-zones."

Increasing infill density does not protect or enhance the integrity

of adjacent areas that are significantly different. Compatibility and

transition is needed from high density to low density.

I am concerned that these multiple zoning districts are being

combined into 1 ( reference to Residential Conservation). I worry

that each will lose its intended outcome. We spent nearly 3 years

changing zoning in Reno Park to R-SL and specifically chose not to

go with R-L because we believed the further downzoning would

give us more protection.

I am VERY concerned about areas previously zoned for the

purposes of conservation, with very specific prohibitions and

limitations to development (reference to Residential Conservation).

Stocke Walter is a gem and is preserved through the zoning. Large

lots cannot be subdivided. I am very concerned that this will get

obliterated through the Code update process to allow subdivision

of the only large lots we have left, destroying the character of the

neighborhood. The zoning was put in place for a purpose and

100% supported by everyone who lives here. Rezoning to

"conservation" opens up way too many opportunities for

evaluating "context" and qualitative decisions that could subvert all

the good work already done in our neighborhood.

Very concerned that Stocke Walter could become all duplexes. This

would be terrible.

Agriculture & Character My husband and I moved to Arvada because we LOVED the

amount of agriculture. We loved that we could see cows and

horses in various farms all over the town. It seems like the new

zoning is taking away a lot of the agricultural aspects of the city

which is what we love the most! I'd like to see more agriculture

allowed on smaller properties such as quarter acre properties.

One of the biggest appeals of Arvada is the larger lots with bits of

agriculture and small farms. Half my neighborhood has backyard

chickens and there has always been a lot of large lots and open

space. This is what has made Arvada desirable.

Why are we limiting agriculture in residential districts???

Agriculture is what makes Arvada special! We should be moving to

increase agriculture on smaller scales such as in small residential

areas not trying to get rid of it! Urban Homesteading is something

my family and I are very passionate about.

Extent of Development I can support some denser zoning areas so long as the open space

is protected. Arvada used to have some more open spaces that are

being rapidly developed and I fear it will end up being too crowded

with no space.

This might include not only "...residential buildings on streets that

are not necessarily desirable for residential addresses...", but

"...residential buildings AND PROPERTIES ADJACENT TO SUCH

PROPERTIES on OR WITHIN XXX (SUCH AS 200) FEET OF streets that

are not necessarily desirable for residential addresses...". (reference

to Business Residential) This is intended to allow business

properties that need to expand, such as behind their current

locations, the ability to acquire and use a property behind them.

Where do you see this being used? Is the intent to allow someone

to apply for rezoning of their home rather than assigning it to an

existing area? What are the unintended consequences of this? What

types of businesses would be allowed? What would be the rules for

parking, noise levels, business hours? (reference to Business

Residential)

Need far more of this type of zoning in and around TOD. (reference

to Mixed-Use Urban)

Business Uses As more businesses are added to light industrial and retail centers

adjacent to residential areas, it would be beneficial to see a more

restrictive noise ordinance for those businesses.

Short-Term Rentals: The competitive nature of short term housing

means guests and their tourism dollars go to the homeowner and

local businesses of a city that supports it.

Arvada needs to allow the marijuana industry as we voted to

approve it as a state! It will generate more business for our town!

Adult and Child Care I hope that you will work this so that we will see many group homes

and adult day cares. I hope that they will be an allowed use in all

residential zones. We have a very valuable elder population, and I

want to see them have plenty of options as they age.

I hope Child care and Adult care remain allowed in all residential

uses. Adult and Child care are already hard to find. Please, don't

limit it to commercial zoning … Leave it open to residential!

Home child care programs offer a very valuable and desired service

to many families living and working in Arvada. They are an asset to

our community. Even with all the currently licensed child care

programs in Arvada, there is still a shortage in many areas. In order

to support a healthy city economy, it is important the city assures

there are quality and affordable child care services within Arvada for

working families.

Creative Spaces Allowing Live/work units in areas that are already residential is not

really a meaningful change. Or course you can live there and have a

home business. Live/work situations are desired by artists, designers

and craftspeople who would like to be in more commercial or

industrial areas.

There is no definition here for Art Studio. A clear definition should

be added. Also, it is being proposed that Art Studios will only be

allowed in the new RA zoning district. Artists in other residential

zoning areas may have something to say about this.

Rather than focusing on specific activities to be allowed or

disallowed, setting MEASURABLE, QUANTITATIVE noise, vibration,

odor, and traffic standards would solve any issue this is attempting

to prevent without making the activities of all artists and craftpeople

in the city subject to the vagaries of a nebulous review process.


Advance Arvada


Short-Term Rentals

What is a short-term rental?

A short-term rental (or STR) is a rental of all or a portion of a home for

periods of less than 30 nights.

Currently, short-term rentals are not allowed in Arvada. However,

through websites such as AirBnB, VRBO and others, there have been an

increasing number of short-term rentals in Arvada neighborhoods.

With the increasing popularity of short-term rentals, many cities in the

region have adopted regulations and licensing to address the impacts

these rentals can have on neighborhoods. With the last few years,

Denver, Golden, Aurora, Boulder, and Fort Collins as well as many

mountain communities have adopted approaches to regulate short-

term rentals.

The City of Arvada has received inquiries from homeowners who are

interested in using their homes as short-term rentals. Currently, there

are no regulations in the LDC that can address their impacts. While

short-term rentals offer several positive opportunities, they also present

certain challenges.

Pros and Cons of Having Short-Term Rentals in Arvada

Pros:

Invites more visitors to Arvada that can support local businesses

Helps homeowners with a new income stream

A “hosted” short-term rental (where the property-owner is present)

provides oversight on visitors

Cons:

Can create concerns about parking, noise, and disruption to

neighborhoods, particularly when entire houses are rented

Whole house rentals remove housing from the long-term rental

market, which can result in increasing rents

Needs to be fairly regulated and enforcement can be an issue

Why should this be part of the LDC update?

Comments?

Do you think that short-term rentals (i.e., rentals less than 30 days

through services such as AirBnB, VRBO) should be allowed in single

-family residential areas in Arvada, unless excluded by HOA rules?

We’d like to hear what you think the positive aspects are as well as

the potential issues in the box below. Some issues to consider are:

Should short-term rentals be licensed by the City?

Where should short-term rentals be permitted? In all

residential areas (depending on HOA), or only in certain areas?

Should the owners use the property as their primary residence

and live on the site (this would be a “hosted” short-term

rental)?

Should the whole house be available as a short-term rental

(this would be with no owner living on-site)?

Should there be a maximum number of rental days in a year?

Should off-street parking be provided for the short-term

rental?

Yes

as long as neighborhoods can be

protected from negative impacts (green dot)

No

short-term rentals shouldn’t be

allowed in residential areas (red dot)

6


Advance Arvada


ADUs and Accessory Structures

Current situation Issues which have arisen

Comments?

Accessory Dwelling Units (ADU) have been allowed in Arvada since July,

2007. The goals for ADUs are to provide housing options that:

Are more affordable, and allow through income generation, seniors

and others on a fixed income to retain their homes, or fund

maintenance expenses;

Foster a diverse mix of housing in the community;

Increase the opportunity for affordable housing; and

Encourage infill development that is compatible with the city’s

single-family housing stock.

ADUs are allowed only on lots with single-family detached dwellings in

residential zoning districts, they must meet the setback requirements,

and should be complementary in design to the primary residence.

Types of ADUs in Arvada

Type A - Detached and separate dwelling, which

can be rented.

There are eight Type A ADUs in Arvada.

They typically have fit in well with

neighborhoods, although height and

architectural compatibility may be a concerns

Type B - Inside or attached to the dwelling, and

can be locked and rented.

There are 11 Type B ADUs in Arvada.

These have ranged from additions over

garages to basement conversions.

Type C - Located in the principal dwelling, and

not locked or rented.

There are approx. 25 Type C ADUs in Arvada.

These are typically basement units where a

kitchen is added.

Some issues have arisen about the current regulations which can be

modified through this LDC update. These are:

The height and scale of ADUs since currently the maximum height

allowed is 35 feet, the same height as the primary residence.

Size maximums are dependent on the size of the primary dwelling

and are not related to lot size.

Some of the design standards in the LDC pose a challenge, such as

having “similar materials” and elements such as roof pitch to the

primary dwelling.

There is high visibility of ADUs on corner lots due to challenges

with setback requirements.

Options To address these issues, some options being considered are:

Reduce the height of Type A ADUs from 35 feet to 27 feet.

Type B ADUs would be within the proposed maximum height of

the primary dwelling in the zoning district.

Scale the maximum size of ADUs relative to the size of the

primary dwelling and lot. Currently, ADUs can be between 400

and 800 sq. ft., depending on the size of the primary dwelling, and

the maximum size allowed is 800 sq. ft. The proposal being

considered could establish new maximum ADU sizes:

Lots less than 6,000 sq. ft. could have a maximum ADU size of

650 sq. ft. (this is based on current ADU sizes);

lots between 6,000 - 12,500 sq. ft. could have a maximum

ADU size of 800 sq. ft. (the current maximum);

Lots larger than 12,500 sq. ft. could have ADUs with a

maximum size of approx. 1,000 sq. ft. (for additional flexibility).

Revise the ADU design standards to better define compatible

design elements and allow a greater variety of roof pitches

and building materials.

For corner lots, could allow greater reductions in setbacks and

additional screening requirements from the street.

7


Advance Arvada


Examples of home artist studio and office in accessory structures.

Expanded Business Use of the Home

What is a home occupation? Options for home occupations

Comments?

The definition in the LDC is:

“A business, profession, occupation, or trade that is conducted for

gain as an accessory use within a dwelling unit by a resident of the

dwelling unit.”

In Arvada, home occupations are an “accessory use” of your home and

the LDC identifies the following standards to delineate their impact on

the neighborhood. Currently, home occupations can:

Occur in the principal dwelling unit only and not in a garage, any

accessory building, guest house, or ADU;

Be carried out only by residents of the dwelling;

Only sell commodities that are made on the premises, though on-

site storage for products sold off the premises is allowed;

Not store material or equipment outside;

Not alter the appearance of the principal dwelling with mechanical

equipment or construction features (though one small sign is

allowed); and

Not create a traffic burden in the neighborhood, parking is limited

to two vehicles and must be off-street.

Through the focus groups and the June 7th open house, we have heard

from Arvada residents that there is a need for artist studios and

expanding the space where people can work in their home. An option is

to allow accessory structures in backyards, which could look similar to

those in the photos.

We have also heard that there are different impacts with home

occupations. Some cities address this by having two categories of home

occupations – one category for less intensive home businesses (e.g.,

professional office, artist/writer studio, small-scale manufacturing) and

a second for more intensive home occupations (e.g., beauty parlor,

organized classes with several students, woodworking / furniture

making) to balance the impacts on the neighborhood.

To address these concerns, we are considering a few options and

we’d like to hear your opinions:

Should home occupations be allowed in garages?

Should home occupations be allowed in ADUs? The resident of

the ADU may be the property owner who is renting out the

primary dwelling. The question is whether home occupations

should be limited to the primary structure when either the

owner (or a renter) in an ADU may wish to have a home

business.

Should home occupations be allowed in accessory structures in

the backyard (for artist studio, home office, etc.)? This arises

from the strong interest we have heard for artist and creative

spaces in accessory structures.

Should there be more than one category of home occupations

that address impacts such as parking, materials storage, etc.?

Why should this be part of the LDC update?

Studio Shed Square Foot Studios

8


Advance Arvada


Neighborhood Conservation

Building heights in existing neighborhoods

Comments?

In Arvada, there is a universal maximum building height of 35 feet (with

some exceptions as approved by City Council). This means that the

existing maximum height for buildings in single-family neighborhoods

is 35 feet, which is considerably higher than the height of existing two-

story dwellings.

To maintain existing neighborhood character in the proposed

Neighborhood Conservation zoning districts, we’re considering

reducing this maximum height to approximately 27 feet. The purpose of

this is to ensure that the height of new dwellings or additions does not

overwhelm the adjacent dwellings. This would preserve the

predominant housing types and retain the character of existing

neighborhoods.

Currently, the maximum height for ADUs is also 35 feet and with this

proposal, the height of ADUs could be reduced to 27 feet. Other

accessory structures would be in the range of 16 to 18 feet in height.

In the LDC, building height is measured from ground level to the

average height of the roof. This is the average distance between the

peak or ridge and the eaves, or the midpoint of a roof or of the tallest

gable on the building.

No (red dot)

Yes (green dot)

We’re considering decreasing the maximum height of single-family

residential dwellings from 35 feet to approximately 27 feet to

better fit with the character of existing neighborhoods. Do you

agree with this approach?

Different

neighborhoods in

Arvada showing

characteristics

based on age of

neighborhood

and housing

types.

9


Advance Arvada


DRAFT Proposed Residential Zoning Districts... …replace these existing Districts

RA

Residential /

Agricultural

Character: Rural, Countryside or Estate

This zoning district is intended to provide for “semi-rural” (rural, countryside, or estate)

character (i.e., meaningful public or private open space must be provided), in the form

of large lot single-family residential (on the order of 1/2 acre and up); and agriculture,

urban agriculture, greenhouses, stables, or other equestrian uses (including as

accessory to residential uses, provided that lots for equestrian purposes are on the

order of 2.5 acres and up).

Agricultural (A-1)

RC

Residential

Conservation

Character: Varies, depending on location

To protect the character of established neighborhoods where residents expect the

character to be relatively stable. The zoning district is not intended to apply to

“greenfield” development areas. The zoning district includes “sub-zones” based on the

character and lot patterns that already exist, and creates regulations that prevent

further subdivision if that subdivision would materially alter the development pattern,

as well as to limit building height and mass so redevelopment or expansions do not

overwhelm the neighborhood. The “sub-districts” are: 1 acre min. lot area; 12,500 sf.

min. lot area; 7,500 sf. min. lot area; 6,000 sf. min. lot area; and 4,000 sf. min. lot area.

Residential Countryside Estate (R-

CE); Residential R-E); Residential

Low Density (R-L); Small Lot, Low

Density (R-SL); One & Two Family

Residence (R-I); Mixed-Use

Industrial, Commercial, Office &

Residential (NC-MU-C); PUD-R

(where built-out)

RI

Residential Infill


The residential infill zoning district is intended to operate like the RC zone, except that

it would allow for a greater range of housing types and additional building mass to be

developed. The zoning district also includes “sub-districts” based on the lot patterns

that already exist.

To be determined

R6

Residential

(6 u/a)

Character: Auto-oriented

The R6 zoning district is intended for new (greenfield) residential development of a

variety of housing products up to a gross density of six units per acre.

Note that the Comprehensive Plan “suburban residential” designation should be

updated from 5 u/a to 6 u/a to accommodate this zoning district.

Residential, Low Density (R-L); One

& Two-Family Residence (R-I)

R13

Residential

(13 u/a)

Character: Auto-oriented or urban


variety of housing products (including single-family, townhomes, duplex, multiplex,

cottages, micro-homes, and low-scale multifamily) up to a gross density of 13 units per

acre. Note that the Comprehensive Plan “medium density residential” designation

should be updated from 12 u/a to 13 u/a to accommodate this zoning district.

Residential, Medium Density (R-MD);

Residential, Multi-Family (R-M)

R24

Residential

(24 u/a)

Character: Auto-oriented or urban


variety of higher density housing products, including multiplex, multifamily, cottages,

and micro-homes, as well as small-lot single-family homes, townhomes, and duplexes.

This zoning district implements the “high density residential” future land use category

in the Comprehensive Plan.

Note: The City may consider amending its Comprehensive Plan to increase the density

limit to 30 or 40 units per acre, in which case the name of the R24 zoning district could

change.

Residential, Multi-Family (R-M)

DRAFT Proposed Planned Unit Development Zoning District... …replace these existing Districts

PUD

Planned Unit

Development

Character: Varies

The PUD zoning district is intended to provide an opportunity to develop project-

specific standards for extraordinary projects for which there is a community need, but

for which no other zoning district is available within which a comparable development

could be approved.

Existing PUDs that cannot be

rezoned to a “straight zone”

DRAFT Proposed Agriculture and Open Space Zoning District... …replace these existing Districts

OS

Parks and Open

Space

Character: Natural or Rural

This zoning district is intended for public parks, open space, nature preserves,

recreation facilities, greenbelts, waterways, trails, protected floodplains, and fields. This

zoning district is primarily to identify large-scale public open space and parks on the

zoning map. However, a private property owner could also request this designation.

Conservation (C-1)

Proposed Zoning Districts 10


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Proposed Zoning Districts

DRAFT Proposed Commercial and Mixed-Use Zoning Districts... …replace these existing Districts

BR

Business,

Residential

Character: Varies, depending on context

The BR zoning district is intended to allow adaptive re-use and redevelopment of

residential buildings on streets that are not necessarily desirable residential addresses

due to traffic or other contextual factors (e.g., proximity to industrial uses). The

objective is to promote reinvestment while upgrading existing buildings and

maintaining single-family neighborhood scale.

The BR zoning district could also be used on certain blocks or corners of existing

neighborhoods where neighborhood serving retail or restaurants are desired.

No corresponding districts

CG

Commercial,

General


The CG zoning district is intended to provide a wide variety of general retail, business,

and service uses, as well as professional and business offices. This district is typically

(but not necessarily) situated at the intersection of two arterial streets or where other

appropriate access is available.

Professional Office (P-1);

Neighborhood Business (B-1);

General Business (B-2); PUD-BP, as

appropriate

OT

Olde Town

(with 7

subdistricts)

Character: Varies by subdistrict

The Olde Town zoning district is intended to protect the established character of Olde

Town Arvada based on the City’s adopted plans and design guidelines for the area.

The Olde Town zoning district is divided into seven sub-districts that have different

characteristics and different allowable land uses: OT-E, OT-EY, OT-GV, OT-OW, OT-RR,

OT-RN, and OT-W.

Note: Subdistricts will be detailed in the Olde Town Standards in Chapter 1.4.

No changes to the Olde Town (OT)

and existing OT subdistricts (OT-E,

OT-EY, OT-GV, OT-OW, OT-RR, OT-

RN, and OT-W)

MU-S

Mixed-Use,

Suburban

Character: Suburban or Auto-Oriented

MU-S is a mixed-use zoning district that allows a variety of residential and

nonresidential uses, in vertically mixed-use, horizontally mixed-use or single-use

configurations. The zoning district would promote suburban or auto-oriented character,

and while non-vehicular modes of transportation would be provided for, the primary

transportation emphasis would be vehicular.

The MU-S zoning district would apply to development such as suburban office,

research, or medical campuses and small-scale shopping centers.

Professional Office (P-1);

Neighborhood Business (B-1);

General Business (B-2); PUD-R,

PUD-BPR, and PUD-BP, as

appropriate

MU-U

Mixed-Use,

Urban

Character: Urban

MU-U is a mixed-use zoning district that would allow a variety of residential and

nonresidential uses (including light industrial), in vertically mixed-use, horizontally

mixed-use, or single-use configurations.

The zoning district promotes urban character and non-vehicular modes of

transportation.

General Business (B-2); Intensive

Business (B-4); PUD-R, PUD-BPR,

and PUD-BP, as appropriate

MU-T

Mixed-Use,

Transit

Character: Urban

MU-T is a mixed-use zoning district that allows a variety of residential and

nonresidential uses (including light industrial), in vertically mixed-use, horizontally

mixed-use, or single-use configurations (although single-use configurations may not be

allowed in certain areas). MU-T areas are generally located within ½ mile of reliable

transit. The zoning district promotes urban character, and promotes transit and non-

vehicular modes of transportation. MU-T is generally more intense than MU-U.

General Business (B-2); PUD-R, PUD-

BPR, and PUD-BP, as appropriate

DRAFT Proposed Industrial Zoning Districts... …replace these existing Districts

IL

Industrial,

Light


The IL zoning district provides an area for light industries, office, research, food and

beverage processing, packaging, or bottling, and compatible recreational activities.

Light Industrial (I-1); New

Communities, Industrial & Office

(NC-I/OF); PUD-I

IG

Industrial,

General


The IG zoning district provides an area for heavy industries and heavy logistics centers,

storage yards, and comparable uses and activities.

Heavy Industrial (I-2)

11


Advance Arvada


Table 1.2.303

Special Residential Land Use by Zoning District

Land Use

Zoning Districts

Open Space

Residential Commercial / Mixed-Use1 Industrial Reference

Assisted Living Facilities

- - - A A - L A C A A A A A A - A - - 1.2.404

Boarding, Lodging, or Rooming House

- - - L A - - A - A A A A A A A A - - 1.2.404

Group Home for Developmentally Disabled, Elderly, or Mentally Ill Persons

- L L L L L L L - L L L L L L L L - - 1.2.404

Group Home for Juvenile Offenders

- C C C C - - C - C - - - - - - - - - 1.2.404

Group Home, Not Specified Above

- L L L L L L L - L L L - - L L L - - 1.2.404

Live-Work Unit - - - A A - - A C A A A A A A A A - - 1.2.404

Nursing Home - - - A A - - A - L - - - - - - - - - 1.2.404

Table Note: 1The MU column includes the MU-S, MU-U, and MU-T zoning districts.

Table 1.2.302

Residential Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Single-Family Detached

- A A A A A A L - L - - A A A A A - - 1.2.403

Two-Family - - A A A L A L - L - - A A A A A - - 1.2.403

Townhome - - A A A - L L - A - - - - - - - - - 1.2.403

Multiplex - - A A A - L L - A - - A A A - A - - 1.2.403

Multifamily - - - A A - L L - A A A A A A - A - - 1.2.403

Clustered Small Housing

- - A A A - L - - A - - - - - - - - - 1.2.403

Manufactured Home

- A L L L - - - - - - - - - - - - - - 1.2.403


What is a Land Use Table? Legend for the Land Use Table

The following symbols are used in the Land Use Tables:

“A” means “as-of-right.” These uses are subject to staff review for

compliance with the general requirements of the LDC.

“L” means “limited use.” Limited uses are subject to staff review for

compliance with specific standards that pertain to the use, as well

as the general requirements of the LDC.

“C” means “conditional use.” Conditional uses are subject to public

hearing review for compliance with specific standards for that use,

the general standards for all conditional uses, and the general

requirements of the LDC.

“-” means that the use is not allowed in the specified zoning

district.

A Land Use Table presents the total range of land uses and the lineup

of zoning districts, and indicates whether a land use is allowed or not.

In the current LDC, there are two classifications for land uses, “A” –

Allowed-by-right and “C” – Conditional Use. It is proposed that a third

category be added, which is the “L” – Limited Use category. This

provides for staff review of a project, but identifies that there are

specific standards that will apply.

Proposed Residential Land Uses - updated from Code Module 1

Proposed Land Use Tables 12

Reference to

use-specific

standards Land Uses

Legend:

A - “as-of-right”

L - “limited use”

C - “conditional use”


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Hospitality, Recreation and Entertainment Land Uses

Legend: A - “as-of-right” L - “limited use” C - “conditional use”

The following uses are not allowed in any zoning district:

1. Detention facilities;

2. Disposal of radioactive wastes;

3. Outdoor shooting ranges;

4. Intensive agriculture; and

5. Marijuana uses.


Table 1.2.304

Hospitality, Recreation, and Entertainment Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Adult Entertainment / Adult Retail Sales

- - - - - - - - - - - - - - - - - L - 1.2.405

Amusement, Outdoor

- - - - - - - - L L - - - - - - - L - 1.2.405

Bar / Tavern / Night Club

- - - - - - - L L L A A A A A L A - - 1.2.405

Bed and Breakfast - L L L L - - A A A A A A A A A A - - 1.2.405

Brew Pub / Distillery Pub / Limited Winery

- - - - - - - L A A A A A A A L A A A 1.2.405

Campground / RV Park

- - - - - - - - L - - - - - - - - - - 1.2.405

Hotel / Motel - - - - - - - - A A A A A A A - A - - 1.2.405

Recreation and Amusement, Indoor

- - - - - - - A A A A A A A A - A L - 1.2.405

Recreation, Outdoor (playing fields)

A A A A A A A - A L - - - - - - - - - 1.2.405

Recreation, Outdoor (pools, ice-skating)

- A A A A L L A A C - - - L - - L - - 1.2.405

Recreation, Outdoor (not listed above)

A A A A A A A - A L L L L L L L L - - 1.2.405

Restaurant2 - - - - - - - A A A A A A A A L A L - 1.2.405

Stables and Riding Academies, Commercial

- A - - - - - - - - - - - - - - - - - 1.2.405

Table Note: 1The MU column includes the MU-S, MU-U, and MU-T zoning districts. 2All drive-thru facilities are subject to the standards in section TBD, which may prohibit drive-thrus in certain locations.

Legend:





Advance Arvada


Table 1.2.306

Community, Civic, Educational, Health Care, and Institutional Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Ambulance Services

- - - - - - - - - - - - - - C - - L L 1.2.407

Cemetery L L - - - L - - - - - - - - - - - - - 1.2.407

Crematorium - - - - - - - - - - - - - - - - - L L 1.2.407

Day Care Center, Adult or Child

- - L L L C C A A A - - - - A - A L - 1.2.407

Funeral Home / Mortuary

- - - - - - - L L - - - - - A - A - - 1.2.407

Hospital - - - - - - - - A A - - - - A - A - - 1.2.407

Medical Office - - - - - - - A A A L L L L L L L - - -

Public Lands, Parks, or Buildings

A A A A A A A A A A A A A A A A A A A -

Place of Assembly

- A L L L L L A A A A A A A A L A L - 1.2.407

School, Kindergarten, Elementary, Middle, or High

- A A A A A A A A A - - - - A - A - - 1.2.407

School, Vocational, Trade, College, or University

- - - - - - - A A A A A A A A - A A A 1.2.407


Commercial , Community, Civic, Educational, Health Care, and Institutional Land Uses

Legend:





Table 1.2.305

Commercial Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Animal Day Care / Training

- - - - - - - L L L - - - - - - - L - 1.2.406

Animal Hospital (Large Animal)

- A - - - - - - - - - - - - - - - - - 1.2.406

Artist Studio

- A - - - - - L A A L L L L L L L A A 1.2.406

Auction House or Yard

- - - - - - - - - - - - - - - - - L A 1.2.406

Kennel - L - - - - - L L - - - - - - - - A - 1.2.406

Office, General or Professional

- - - - - - - A A A A A A A A A A A A -

Retail Sales and Services Type 12

- - - - - - - A A A A A A A A A A A L 1.2.406

Retail Sales and Services Type 22

- - - - - - - - L L - - - - - - - - - 1.2.406

Veterinary Offices or Clinics

- - - - - - - A A A A A A A A - A L - 1.2.406

Table Note: 1The MU column includes the MU-S, MU-U, and MU-T zoning districts. 2All drive-thru facilities are subject to the standards in section TBD, which may prohibit drive-thrus in certain locations.


Advance Arvada


Table 1.2.308

Motor Vehicle Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Fueling / Service Station

- - - - - - - - L L - - - - - - - L L 1.2.409

Heavy Logistics Center

- - - - - - - - - - - - - - - - - C L 1.2.409

Motor Vehicle Repairs and Service, Heavy

- - - - - - - - C - - - - - - - - L A 1.2.409

Motor Vehicle Repairs and Service, Light

- - - - - - - L A L - - - - - - - A A 1.2.409

Motor Vehicle Storage

- - - - - - - - C - - - - - - - - L L 1.2.409

Motor Vehicle Towing Services

- - - - - - - - - - - - - - - - - L L 1.2.409

Motor Vehicle Wash

- - - - - - - - L L - - - - - - - L L 1.2.409

Parking Lot (Surface or Structured)

- - - - - - - - A A - - - - - - - A A 1.2.409

Vehicle / Equipment Sales or Rentals

- - - - - - - - L L - - - - - - - L L 1.2.409


Industrial, Processing, Recycling, Storage, Disposal, and Motor Vehicle Land Uses

Legend:





Table 1.2.307

Industrial, Processing, Recycling, Storage, and Disposal Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Brewery / Winery / Distillery

- - - - - - - - A A - - - - - - - A A 1.2.408

Heavy Industry

- - - - - - - - - - - - - - - - - - C 1.2.408

Light Industry - - - - - - - C C L - - - - - - - A A 1.2.408

Recycling Drop-Off (Attended)

- - - - - - - - - L - - - - - - - A A 1.2.408

Resource Extraction (Minerals)

C C C C C C C C C C - - - - - - - C C 1.2.408

Resource Extraction (Oil and Gas)

C C C C C C C C C C - - - - - - - C C 1.2.408

Salvage Yard - - - - - - - - - - - - - - - - - - L 1.2.408

Self-Storage - - - - - - - - C - - - - - - - - L L 1.2.408

Storage Yard - - - - - - - - - - - - - - - - - L L 1.2.408

Waste Removal Fleet Storage and Administration

- - - - - - - - - - - - - - - - - C L 1.2.408

Waste Transfer Station

- - - - - - - - - - - - - - - - - - C 1.2.408

Workshop - - - - - - - A A A - - - - - - - A A 1.2.408



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Utility, Communications, and Agricultural Land Uses


Table 1.2.309

Utility and Communications Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Utilities, Major - - - - - - - - - - - - - - - - - - L 1.2.410

Utilities, Minor L L L L L L L L L L L L L L L L L L A 1.2.410

Data Center - - - - - - - - L L - - - - - - - A A 1.2.410

Overhead Power Lines (110 kV+)

C C C C C C C C C C - - - - - - - C C 1.2.410

Radio or Television Transmission Tower

C - - - - - - - C C - - - - - - - C C 1.2.410

Freestanding Towers

C C C C C - - - C C - - - - - - - C C TBD

Other Wireless Telecommunications Facilities

L L L L L L L L L L L L L L L L L L L TBD

Utility-Scale Wind Energy Conversion System

- - - - - - - - - - - - - - - - - - C


Table 1.2.310

Agricultural Land Use by Zoning District

Land Use

Zoning Districts

Open Space


Agriculture A A L - - - - - - - - - - - - - - A A 1.2.411

Agriculture, Community

A A A L L A A A A A L L - L L L L A - 1.2.411

Greenhouses / Nurseries (with retail sales)

- C - - - - - L L L - - - - - - - A A 1.2.411

Greenhouses / Nurseries (without retail sales)

- A - - - - - - - - - - - - - - - A A 1.2.411


Legend:





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What’s next?

What’s the next step?

Updating the LDC is occurring in modules. It’s also an iterative process since the comments you provide on draft Code Module 2 will

inform the next modules and help shape the LDC.

You have seen some key topic areas in Code Module 2 as well as updates to the proposed land use tables tonight, and we welcome

your feedback during the comment period which extends through to October 18.

The next Modules and Open Houses are:

Open House #3 on the continuation of Code Module 2 – Thursday, Nov. 29, 6:00 – 8:00 p.m., City Hall.

Open House #4 on the consolidated draft LDC - to occur in early in 2019.

We want to hear from you!

There’s a number of ways you can provide feedback on draft Code Module 2:

Talk to City planning staff and the project team tonight.

Fill out a Response Form here or at home. If you’ve filled out a response form

tonight, please drop it off at the sign-in table, or mail, fax or email it to us

(addresses are on the form).

Go to www.AdvanceArvada.org and review and comment on draft Code

Module 2. You’ll be able to comment on draft Code Module 2 until

October 18. You can also see what others are saying about the Module.

Fill out the survey on Short-Term Rentals on www.AdvanceArvada.org or

SpeakUp.Arvada.org

Join our email list by signing in at the front table or on www.AdvanceArvada.org

to stay informed about next steps.

You can comment or ask questions on the LDC update at any time on www.AdvanceArvada.org – just look for the blue

button at the bottom of the page

Come to the next open house for the continuation

of Code Module 2 on

Thursday, November 29 at 6:00 p.m. at City Hall.

Thank you for attending tonight and sharing your thoughts with us!

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