Staff Report and Recommendation recommends approval with ...

Community Planning and Development

Planning Services

201 W. Colfax Ave., Dept. 205

Denver, CO 80202

p: 720.865.2705

www.denvergov.org/DS

TO: Denver Planning Board, Joel Noble, Chair FROM: Valerie Herrera, City Planner DATE: Wednesday, September 8, 2021 RE: Comprehensive Sign Plan 2018-CSP-0000020 HEARING DATE: Wednesday, September 15, 2021

Staff Report and Recommendation

Based on these findings, Community Planning and Development recommends approval with conditions of this Comprehensive Sign Plan 2018-CSP-0000020 Ball Arena CSP. The following conditions should apply:

1. The condition that the pre-existing painted signs located on the pavement (ground) of all parking lots surrounding the arena are not allowed to be replaced or changed in the future.

2. Rideshare drop-off/pick-up components may be utilized as a wayfinding/directional component of the entertainment facility, provided any name(s) of rideshare companies, such as Uber and Lyft, shall be identified in a uniformed design font. Utilization of rideshare companies’ market font is prohibited.

Request for Comprehensive Sign Plan – Large Facility

Address: 1000 Chopper Circle Neighborhood/Council District: Auraria Statistical Neighborhood / Council District 9 Zone Lot Area: Approximately 46 acres Ground Floor Area: 216,000 square feet Current Zoning: Former Chapter 59 C-MU-30 with waivers UO-1 (Originally PUD #440, PRV and R-5) Property Owner: Kroenke Arena Company, LLC Owner Representative: Bob Gnaegy, Tacito Design Inc

Summary of Comprehensive Sign Plan Request

• The request is for a new large facility comprehensive sign plan to allow flexibility in the size, type and location of signs that will assist with the identification, use, and location of the arena, to include surrounding parcels, and tenants included on-site.

• Flexibility requests are shown throughout the example pages 18-37. Requests that differ from the base code limits include the following:

o Sign Type A.1 Permanent/Temporary Ground Sign Gateway – up to 3 at one time out of 6 potential locations

o Sign Type A.2 Permanent/Temporary Ground Sign Monument – up to 4 at one time out of 6 potential locations

o Sign Type A.3 Permanent Ground Sign Banners – 1 banner per pole as shown on page 20 o Sign Type A.4 Permanent/Temporary Ground Sign Selfie Spot – up to 4 at one time out of 5

potential locations o Sign type B.1 Permanent Aerial Facility Identification – Shall fit within the area defined on page

24

http://www.denvergov.org/CPD

Comprehensive Sign Plan 2018-CSP-0000020 Ball Arena CSP – 1000 Chopper Circle September 8, 2021

o Sign type C.1 Permanent/Temporary Wall Sign Facility Identification – up to 4 at one time out

of 6 potential locations o Sign type C.2 Permanent Banner Facility Identification – Max of 25 of all banner locations may

be used at any one time o Sign Type D.1 Permanent Entry Area Wall Sign – up to 1 at one time out of 3 potential locations o Sign Type D.2 Canopy Sign – up to 3 at one time out of 3 locations o Sign Type A.5 Permanent Rideshare Identification Ground Sign – 6 at any one time in the

defined zone (wayfinding/directional) o Sign Type A.6 Pre-Existing Painted Signs (Parking Lot Pavement) – see conditional approval

language on Example Page 23 under section titled “Limitations for Continuance of Pre-existing Painted Signs (Parking Lot Pavement)” and “Termination of Parking Stall Signs”.

o Sign Type T.5 Temporary Window Signs – request to allow placement on the pedestrian bridge

encroachment that is located northwest of the arena and connects to Elitch Gardens Amusement Park. See attachment titled “Exception 47.a – Pedestrian Bridge Encroachment”.

• Off-site advertisement limitations for pre-existing signage can be found within Attachment No. 4 of page

2 of the original PUD #440 as shown below:


• The purpose of this comprehensive sign plan is to create a more efficient and clear process of regulation

of all signage to include permanent and temporary signs and identifies and regulates all pre-existing signage throughout the site.

• The proposed placement and location of all new signs are intended to reflect a coordinated and elevated design outcome for the entertainment facility.

Background Context

• History of this site dates back to the original PUD #440 brought before Planning Board on March 22, 1995. The PUD included 4 tracts (A-D) that are described as follows (see attachment labeled “PUD 440_03.22.1995” and site map attachment labeled “PUD440 Site Map_Tracts A-D”).

o Tract A – Entertainment and Sports Arena o Tract B – Retail (limited) and Eating Place (Restaurant) o Tract C – Office, Research/Development, and Technical Services o Tract D – Retail (limited), Automobile Gasoline Filling Station, and Auto Laundry as an accessory

use.

• To date, all tracts remain as parking lots surrounding the arena, with the exception of Tract D and are identified as such:

o Tract A – Arena and Camry Parking Lot North o Tract B – Tundra Parking Lot o Tract C – Rav4 Parking Lot o Tract D - Automobile Gasoline Filling Station

• A significant part of the history of this site after the Planned Unit Development (PUD) was established is the change of zoning that took place on November 30, 2001. The site was originally classified as PUD #440, Platte River Valley (PRV), and R-5 Institutional District and was officially rezoned to Commercial Mixed-Use District (C-MU-30) with reasonable waivers and conditions applied. (See attachment labeled “ORD#2001203739_Pepsi Center C-MU-30 WVRS”.) On page 5 of this attachment, there is a specific requirement for existing or replacement signage on the property. All existing or replacement signage shall comply with signage that was authorized under PUD #440.However, all new signage shall comply with section 59-430.13 of the Denver Revised Municipal Code.


o Section 59-430.13 of the DRMC was removed from the code which transitioned all

new/proposed signage to comply with Former Chapter 59 C-MU-30 sign allowance specifications.

o Per Section 59-315(1)(e) of Former Chapter 59 (Permitted Signs), signs on all zone lots in C-MU-30 and districts containing any nonresidential primary uses shall be subject to those conditions set forth in section 59-551 (signs permitted in the B-A-2, B-A-3, B-A-4, B-4, B-7, B-8, I-1 and I-2 districts), with exceptions (1) and (2) which reference specifically permitted sign types and maximum height above grade.

Ball Arena is multi-purpose entertainment facility that is home to multiple teams such as the National Basketball Association team – the Denver Nuggets, the Colorado Avalanche National Hockey League, and the Colorado Mammoths of the National Lacrosse League. When not in use by one of Denver’s sports teams, the building frequently serves as a concert and event venue. Every sold-out event brings 20,000 people into downtown Denver to enjoy not only their destination event but before and after activities as well. The subject site is intended to be an entertainment district that is bounded by Wewatta Street to the north and west, Speer Boulevard to the east, Auraria Parkway to the south. The standards set forth within the Ball Arena CSP creates a cohesive signage theme throughout the site. This Large Facility Comprehensive Sign Plan (CSP) will serve as the basis for approval of permits for the arena, parking lots, and tenant signs through zoning permits. This CSP is intended to build upon the regulations set forth in the City and County of Denver’s Former Chapter 59 Commercial Mixed-Use (C-MU-30). It is also intended to consolidate signage to avoid visual clutter and bring pre-existing signage throughout the site into compliance with conditions applied.


Intent of the Comprehensive Sign Plan (CSP)

This project consists of identifying the sizes, types, and potential locations of proposed signage for the development located at 1000 Chopper Circle and establishes a rigorous framework of design standards and guidelines for each Sign Type proposed. The intent of this type of Comprehensive Sign Plan is to allow flexibility in the size, type and location of signs identifying the use and location of large facilities and the tenants within them. Flexibility is generally offered because these facilities often have a need for additional or different types of signage due to the varied physical layout of the facility and a desire for the facility to evolve and remain flexible over time. This flexibility is offered in exchange for a coordinated program of signage ensuring a higher standard of design quality for such signs. This Comprehensive Sign Plan will serve as the basis for approval of permits for the arena and tenant signs.

This project consists of identifying the sizes, types, and potential locations of proposed signage for Ball Arena and establishes a rigorous framework of design standards and guidelines for each Sign Type proposed. These sign types include different variations of Ground Signs, an Aerial Facility Project Identification, Wall, Canopy, Banner, Projecting, and Window Signs as referenced in the key legend in the aerial site map shown above.

Site and Building Description

The subject site is in the Auraria Neighborhood. Its primary address is 1000 Chopper Circle. The lot size is 46 acres and the proposed building ground floor area is 216,000 square feet. The project is located within the Downtown Area Plan Amendment for Central Platte Valley – Auraria District. The major uses within the study area are entertainment related. The arena is 137 feet in height and is directly adjacent to surface parking lots to the west, south and east. To the north borders BNSF railway train tracks. North of the tracks is where Elitch Gardens Amusement Park is located. The subject property is zoned as Commercial Mixed-Use (C-MU-30) zone district with waivers and Use Overlay (UO-1). The C-MU-30 district provides for a wide range of commercial, office, retail, industrial, and residential uses that allow property owners the flexibility to respond to the long-term evolution of development trends. Although residential uses are permitted in the “C-MU” districts, it is expected that residential uses shall be responsible for buffering themselves from nonresidential uses that may locate on adjacent property. Use-Overlay 1 (UO-1) is the Adult Use Overlay District.


City location map:

Neighborhood:


Aerial Image:

Zoning Map:


Legal Notice and Community Response

As required by the Denver Zoning Code provisions, notice of receipt of the complete Comprehensive Sign Plan, and notice of the Planning Board meeting were provided to RNOs within 3,000 feet of the Plan area and to the district and at-large City Council representatives. The property was posted as required for at least 30 days prior to the meeting date. Notified Registered Neighborhood Organizations (RNOs):

1. The Points Historical Redevelopment Corp 2. The Points Historical Redevelopment Corp 3. LoDo District, Inc. 4. District 9 Neighborhood Coalition, Inc. 5. District 3 Neighborhood Coalition, Inc. 6. Downtown Denver Business Improvement District 7. Jefferson Park United Neighbors 8. Lower Downtown Neighborhood Association 9. United Northwest Denver 10. La Alma Neighborhood Association 11. The Central Platte Valley - Auraria District RNO 12. Highland United Neighbors, Inc. 13. Denver for All 14. Monarch Mills HOA 15. District 1 Neighborhood Coalition, Inc.Riverfront Park Association 16. Windsor Condominium Association 17. Brooks Tower Residence Condo Association Inc. 18. La Alma / Lincoln Park Neighborhood Association 19. Inter-Neighborhood Cooperation (INC) 20. Center City Denver Residents Organization 21. Frontview 40 Condominium Association 22. Sun Valley Community Coalition

As of the preparation of this staff report, staff has not received any comments from the public to date.

Review Criteria and Findings

Each section of the criteria for review is listed below.

a) The sign plan shall exhibit design excellence, inventiveness, and sensitivity to the context.

This Comprehensive Sign Plan for Ball Arena sets the framework for a variety of high-quality signs that will exhibit design excellence and inventiveness in the C-MU-30 Zone District. Each of the individual sign types proposed on pages 18-37 provide a high-quality outcome tailored to individual locations on the multiple building faces and on the site. The site is not adjacent to any landmark or residential districts.


Google maps image of arena from Chopper Circle, looking west

Google maps image of arena from Chopper Circle, looking north


Google maps image of arena from Speer Blvd, looking west

Google maps image of adjacent parking lots, looking east

b) Signs shall not be oriented or illuminated so that they adversely affect the surrounding area, particularly existing nearby residential uses or structures. Examples of adverse effects are glare from intense illumination, and large signs or structures which visually dominate and area. The proposed signs, as anticipated, are appropriate for an entertainment district in a commercial mixed-use context. Page 8 reflects the sign allowance table and page 49 titled “Acceptable Sign Illumination


Examples” both reference specific language on illumination. Although residential uses are permitted in the “C-MU” districts, it is expected that residential uses shall be responsible for buffering themselves from nonresidential uses that may locate on adjacent property.

c) Roof signs shall not be allowed unless such signs are designed to appear as an integral part of the building to which they are attached. Roof signs as defined by Former Chapter 59: Sign, Roof: (1) A sign attached to the roof of a building which sign projects above the Roof Line of the building, or (2) a sign attached to an exterior wall or Parapet Wall which sign extends above the Roof Line and encloses roof or floor area on at least 3 sides. The project is introducing a new Aerial Facility Identification with certain limitations applied as part of this Comprehensive Sign Plan. See page 11 titled “Building Location Sign Plan” where this sign type is shown in orange as type B.1 on the roof of the arena, and pages 24-25 for the limitations applied for this sign type. This new sign type does not project above the roof line of the building and is not attached to an exterior wall and does not meet the definition of a roof sign. This new sign type is only allowed to be painted or applied so that it does not stick out above the roof line and will not be visible from the public rights-of-way off of the zone lot.

d) The Comprehensive Sign Plan shall include design guidelines to ensure that all features of the proposed signage, including the illumination, support structure, color, lettering, height and location,


shall be designed so that it will be an attractive and complimentary feature of the building which it serves. All features of the new signage are thoroughly detailed and described in the plan and will ensure that signs are attractive and complimentary to the Building and the site. Reference to Design Principles are located on pages 6-7, and page 48 “Acceptable Building Sign Material Examples”.

e) Sign design should reflect the existing or desired character of the area. Signage opportunities are shown in anticipation of creative solutions and opportunities for signage in a Commercial Mixed-Use context with an entertainment facility component. As shown, signage allowances will reinforce the commercial, retail, and entertainment nature of the mixed-use structures and the adjacent parking lots. Pages 18-36 of the CSP reference the appropriate examples of each sign type in further detail. Page 48 describes what are the acceptable building sign material examples and page 49 describes what are the prohibited building sign types.

f) Signs shall be professionally designed and fabricated from quality, durable materials. The specifications contained in the Comprehensive Sign Plan require the use of quality materials in creating professionally designed and fabricated signs referenced on page 48 of the CSP. To maintain a high level of quality and character appropriate to the project, the sign types and fabrication described on page 50 “Prohibited Building Sign Types” will not be permitted for any business within the project. Selected materials should reflect their use and the anticipated longevity of the sign.

g) Signs for accessory uses, which are prohibited by other provisions of Division 10.10 (DZC), are allowed

as part of an approved sign plan. Not applicable.

Board Authority and Role

This Denver Planning Board authority is established in Former Chapter 59, Section 59-537. This section allows large facilities to submit a comprehensive sign plan that provides more flexibility in the size, type, and location of signs in exchange for a coordinated program of signage with a higher standard of design quality. Flexibility is not allowed for an increase in the number of signs proposed. This section also establishes the process content and approval criteria for a comprehensive sign plan. This same process is required for an amendment to a Comprehensive Sign Plan.

The Planning Board is required to conduct a public hearing for the purposes of receiving staff and public review comments and forwarding a recommendation to the Zoning Administrator of approval, approval with conditions, or denial not later than 15 days after the public hearing. All previously notified neighborhood organizations are notified of this public hearing.

Attachments

1. Application & Letter of Justification 2. Final Draft Comprehensive Sign Plan #2018-CSP-0000020 3. Background Information

a. PUD 440_03.22.1995 b. PUD440 Site Map_Tracts A-D


c. ORD#2001203739_Pepsi Center C-MU-30 WVRS d. Exception 47.a – Pedestrian Bridge Encroachment

Staff Report and Recommendation recommends approval with ...

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