HomeMy WebLinkAboutStudy Session Packet 08-20-12STUDY SESSION AGENDA
CITY COUNCIL MEETING
CITY OF WHEAT RIDGE, COLORADO
7500 W. 29th Ave.
Wheat Ridge CO
August 20, 2012
6:30p.m.
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the
City of Wheat Ridge . Call Heather Geyer, Public Information Officer at 303-235-2826 at least one
week in advance of a meeting if you are interested in participating and need inclusion assistance.
PUBLIC COMMENT ON AGENDA ITEMS
APPROVAL OF AGENDA
.L Elected Officials' Report(s)
a) Business District Report -WR2020
2. Staff Report(s)
a) Revision to Section 26-238 Family Occupancy
b) Ordinance Amending 4-34 Kennel Variance
c) Ordinance amending 24-51 Vegetation
3. Housing Diversification Strategy
~Ridge
BUSINESS DISTRICT
Recent Activity Summary Since January 2012:
Regular Grants paid: 8 Additional Grants pending: 10
Total amount paid out: $41 ,025 Committed for grants pending: $36,701
Estimated total project costs on those 18 grants: $894,584
History: The Wheat Ridge Business District was incorporated as the 38'h Avenue Business District
in 2002 , with the following purposes, per the Articles of Incorporation :
I) To construct and maintain streetscape, pedestrian , and business fa~ade
improvements along the full length of 38th A venue .
2) To foster close and continuous working relationships with federal , state, city,
other nonprofit organizations, and members of the business community who
share a common interest in the objectives and purposes of the organization.
3) To collect or distribute information regarding streetscape and fa~ade
rehabilitation and maintenance.
4) To create a thriving business district by encouraging and assisting development
of small business along 38th Avenue.
5) And to develop and assist in the execution of a long term marketing strategy and
vision .
By 2005 , the program was expanded to the whole city of Wheat Ridge, not just 38th Avenue and the name
was changed to Wheat Ridge Business District.
The primary vehicle used to accomplish these goals was the Revitalization .Incentive Program that provides
matching grants to businesses for certain improvements.
Funding for the Wheat Ridge Business District has been $40,000 per year from the city of Wheat Ridge
until 20 I 0 when funding was $70,000 ($40,000 +$30,000). 2011 funding from the City was $95 ,000
($40,000 February + $55 ,000 July). Thus far, 2012 funding from the City included $40,000 received in
March for the Revitalization Incentive Program and an additional $20,000 received in May earmarked for
an accessibility grant program . In 2009 the Wheat Ridge Business District was awarded a CDBG grant for
$20 ,000 to fund the program (later raised to $60,000 and used for modmood, 7700 W 44 1h Ave .)
The Wheat Ridge Business District has an 11-member board of directors per the bylaws. City Council
appoints three directors and eight directors are elected by the members . The Wheat Ridge Business
Association (WRBA, formerly Enterprise Wheat Ridge) and the Wheat Ridge Business District share a
membership. The grant program is administered by Wheat Ridge 2020.
Since 2005 the program has been fine tuned by the board of directors to eliminate a separate category for
awning improvement grants and to add a small grant for painting facades. The board of directors also
changed the reimbursable grant ratio for signs, based on the applying businesses history, to ensure that
moneys spent on grants would have a high probability of success. In June 2011 the WRBD board of
directors began an incentive for grant applicants to use licensed Wheat Ridge businesses. Grant applicants
using a Wheat Ridge Business are eligible for I 0% more in grant funding .
In May 20 I 2 , the WRBD Board of Directors implemented a new program designed to address an ever
increasing need for business assistance in complying with the accessibility enhancements required by code.
This matching grant program allows for grants of up to $5 ,000 for accessibility compliance projects .
Wheat Ridge
BUSINESS DISTRICT
Revitalization Incentive Program Grant Examples
January-July 2012
Right Coast Pizza Restaurant
7100 W 38th Ave
Before After
Sign, Fa<;ade, and Architectural Design Assistance Grant
Grant Award: $g,ooo Total Project Cost: $190,770
April2012
T-Bird Roadhouse
9701W 44th Ave
Before Ad\er
Sign, Fa<;ade, & Architectural Design Assistance Grant
Grant Award: $8,645 Total Project Cost: $71,758
July 2012
Wheat Ridge
BUSINESS DISTRICT
Revitalization Incentive Program Grant Examples
January-July 2012
<$~ . ...
,-
--
Avenue Consignment
7777 W 38th Avenue
$1,000 Sign Grant
Jimmie Goddard
5310 W 38th Avenue
$7,840 Facade & Design Grant
Designers' Loft Hair Design
7110 W 44th Avenue
$290 Sign Grant
Wheat Ridge Auto Partners
9491 W 44th Ave
$3,500 Sign & Paint Grant
3:14PM Wheat Ridge Business District
08/02/12 2012 Profit & Loss Budget vs. Actual
Accrual Basis January through December 2012
Jan-Dec 12 Budget $ Over Budget
Ordinary Income/Expense
Income
ADA Program Grant 20,000
Membership Income 25
Donations 40,000 95,000 -55,000
Application Fees 250 175 75
Total Income 60,275 95,175 -34,900
Cost of Goods Sold
Grants Paid
ADA Assistance 3,217
Public Improvements 1,500
Paint Program 0 1,730 -1,730
Design 7,840 5,878 1,962
Signs 9,321 18,499 -9,178
Facade 24,974 24,003 972
Total Grants Paid 46 ,852 50,109 -3,257
Total COGS 46 ,852 50,109 -3,257
Gross Profit 13,423 45,066 -31,643
Expense
Bank Service Charges 0 25 -25
Insurance 1,066 1,066 0
Marketing 1,025 500 525
Outreach 1,071 1,000 71
Professional Fees
Accounting Fees 600 600 0
Management Fees 30 19 11
Total Professional Fees 630 619 11
Total Expense 3,792 3,210 582
Net Ordinary Income 9,631 41,856 -32,225
Other Income/Expense
Other Income
Expired Grants 3,211
Interest Income 30 19 11
Total Other Income 3,241 19 3,222
Net Other Income 3,241 19 3,222
Net Income 12,872 41,875 -29,003
Page 1
3:11PM Wheat Ridge Business District
08/02/12 Grants Payable
As of July 31, 2012
Current 1. 30 31-60 61-90 >90 TOTAL
Bud Starker 8,000 0 0 0 0 8,000
Curtis J. Mandril 1,514 0 0 0 0 1,514
Dean & Aldean Esmail 3,217 0 0 0 0 3,217
Edwards Meats 3,000 0 0 0 0 3,000
J & J Investments 8,000 0 0 0 0 8,000
O.R. Too, LLC 0 0 0 0 500 500
Ornamental Beads 0 0 0 0 4,500 4,500
Steve Casey"s Four Season 3,000 0 0 0 0 3.000
V"IVere, Inc. 974 0 0 0 0 974
Wheat Ridge 2020, Inc 1,071 0 0 0 0 1,071
TOTAL 28,776 0 0 0 5,000 33,776
Page 1
~ ~ ~
, ... J r City of • ~rP!:Wheat~dge
_jVpOLICE DEPARTMENT
TO:
THROUGH:
FROM:
DATE:
SUBJECT:
Memorandum
Mayor DiTullio and City Co~~l
Patrick Goff, City Manager~
Daniel Brennan, Chief of Police
Mary McKenna, Community Services Supervisor
August 20 , 2012
Revision to Section 26-238 of the Code of Laws -Family Occupancy
The Community Services Team is authorized to enforce certain provisions of Chapter 26 of the
Code of Laws. One of the enforcement challenges is the determination of the number of
occupants residing in a single residential unit. Section 26-123 defines the term "family" and
establishes limits on the number of unrelated individuals who may reside in a single dwelling
unit by the definitions of "family," and "dwelling unit." However, because there is not a specific
ordinance for violating the provisions of Section 26-123 , the City has to cite a violator in a
cumbersome manner. For example, citing a property owner for exceeding the number of
unrelated individuals residing in a single dwelling would entail a notice of violation citing
Chapter 26-204 (zone district schedule), 26-123 (definition of"dwelling unit" and "family") and
26-1004 (the declaration of a violation).
Article V of Chapter 2 encompasses violations of Chapter 26 (zoning) pursuant to Section 2-80 .
In reviewing this option, staff recommends that the City adopt a single ordinance concerning
occupancy limits for residential units , Section 26-238 . The adoption of a single ordinance would
facilitate the public's understanding of what is permitted and prohibited , as well as facilitate the
City 's enforcement of the occupancy limits .
There is no financial impact associated with these proposed changes.
Attachment
1. Proposed ordinance, Section 26-238
2. Wheat Ridge Code of Laws , Section 26-123
TITLE:
CITY OF WHEAT RIDGE, COLORADO
INTRODUCED BY COUNCIL MEMBER------
Council Bill No.
Ordinance No. ___ _
Series of 2012
AN ORDINANCE ADDING A NEW SECTION 26-638 TO CHAPTER 26 OF
THE WHEAT RIDGE CODE OF LAWS, CONCERNING ZONING, TO
DEFINE OCCUPANCY LIMITS AND AUTHORIZE THE ENFORCEMENT
OF SUCH LIMITS AS A CIVIL MATTER
WHEREAS , the City of Wheat Ridge , Colorado (the "City"), is a Colorado home rule
municipality, duly organized and existing pursuant to Section 6 of Article XX of the Colorado
Constitution; and
WHEREAS, pursuant to its home rule authority and Article 23 of Title 31 of the Colorado
Revised Statutes , the City, acting through its City Council (the "Council "), previously adopted
planning and zoning regulations, codified as Chapter 26 of the Wheat Ridge Code of Laws (the
"Code "); and
WHEREAS, the City 's zoning regulations currently limit the number of unrelated individuals
who may reside in a residential dwelling unit by virtue of the definitions of "family ," "dwelling unit ,"
and the permitted use schedule and table codified in various sections throughout Chapter 26 of
the Code; and
WHEREAS , the Council finds that adopting a single Code section concerning occupancy
limits in regards to dwelling units would facilitate public understanding of what is permitted and
prohibited as well as facilitate the City's enforcement of the occupancy limits ; and
WHEREAS, the Council further finds that it is appropriate and desirable to designate a
violation of such occupancy limits as a civil matter, for which violators may not be sentenced to jail
and for which the City 's burden of proof is by a preponderance of the evidence.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
WHEAT RIDGE, COLORADO:
Section 1. Article VI of Chapter 26 of the Wheat Ridge Code of Laws , concerning
zoning supplementary regulations, is hereby amended by the addition of a new Section 26-638 , to
read in its entirety as follows:
Sec. 26-638. Occupancy Limits.
A Except as provided in subsections B. and E. hereof, the maximum occupancy
allowed per dwelling unit in a one-family, two-family or multi-family dwelling shall
be either:
1. One ( 1) family , as defined by Section 26-123 of this Code, and not
more than one (1) additional person ; or
2 . Two (2) adults and their dependents, if any, and not more than one (1)
additional person.
Attachment 1
B. Exceptions. The following shall be exempt from the maximum occupancy
limit established in Subsection A above:
1. Residential group homes that conform to the requirements of Section
26-612 of this Code ; and
2. Dwellings owned and operated by a nonprofit organization incorporated
under the laws of this state for the purpose of providing housing to victims
of domestic violence as such is defined in C.R.S. § 18-6-800.03.
C. A violation of this Section shall be proven by a preponderance of the
evidence. The owner and any other person responsible for the management or
control of a dwelling unit shall be liable for allowing occupancy in excess of this
Section if he or she knew, or through reasonable diligence should have known,
that a violation of this Section was occurring.
D. Definitions. The following words, terms and phrases, when used in this
Section, shall have the following meanings:
1. Adult shall mean any person eighteen ( 18) years of age or older who
is not a dependent.
2. Dependent shall mean the biological child of an adult occupying a
dwelling unit , or a person related to an adult by reason of adoption,
guardianship or other duly authorized custodial relationship, who receives
financial support from the adult and who resides with the adult in the
dwelling unit at least three (3) calendar months in a calendar year.
3. Occupancy or occupy shall mean the use of a dwelling unit or any
portion thereof for living and sleeping purposes by a person acting in any
of the following capacities:
a . As an owner of the unit ;
b. As a tenant under an express or implied lease or sublease of
the unit or of any portion thereof;
c. As the dependent of such an owner or tenant; or
d. As a guest or invitee of the owner, property manager, lessee or
sublessee of the unit or of the dependent of any of the same, if
such guest or invitee stays overnight at the unit for a total of thirty
(30) or more days within any twelve-month period.
E. Nothing in this Section shall operate to amend, abrogate or otherwise affect
the validity of occupancy limitations as applied to building standards and
regulations of the City, as set forth in Chapter 5 of this Code, including all
technical codes adopted by reference therein . In the event of a conflict between
two applicable occupancy standards, the stricter (lower) occupancy limit shall
apply.
2
Section 2. Safety Clause. The City Council hereby finds, determines, and declares
that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that
it is promulgated for the health, safety, and welfare of the public and that this Ordinance is
necessary for the preservation of health and safety and for the protection of public convenience
and welfare. The City Council further determines that the Ordinance bears a rational relation to the
proper legislative object sought to be attained.
Section 3. Severability; Conflicting Ordinances Repealed. If any section, subsection or
clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of
the remaining sections, subsections and clauses shall not be affected thereby. All other
ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby
repealed.
Section 4. Effective Date. This Ordinance shall take effect fifteen (15) days after final
publication, as provided by Section 5.11 of the Charter.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on
this _ day of , 2012, ordered published in full in a newspaper of general
circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set
for , 2012, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th
Avenue, Wheat Ridge, Colorado.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of
___ to , this day of , 2012.
SIGNED by the Mayor on this ____ day of _________ , 2012.
ATTEST:
Janelle Shaver, City Clerk
First Publication:
Second Publication:
Wheat Ridge Transcript
Effective Date:
Jerry DiTullio, Mayor
Approved As To Form
Gerald E. Dahl, City Attorney
3
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Sec. 26-123.-Definitions.
For the purpose of this zoning code , and as used or referred to in other sections , chapters or
articles of the Wheat Ridge Code of Laws , unless specifically defined otherwise , the following words
and terms are defined as follows . Words used in the present tense include the future ; words in the
singular number include· the plural , and words in the plural number include the singular; the word
"building" includes the word "structure" and the word "shall" is mandatory and not directory . Any
word or term used in this chapter not specifically defined above shall be interpreted as that word is
defined elsewhere in the Wheat Ridge Code of Laws, or if not defined elsewhere in the Code of
Laws , as defined in Colorado Revised Statutes, or if not defined in the statutes , as defined in
Webster's Dictionary.
Agricultural operation. A purpose related to the production , harvest, exhibition , marketing ,
transportation , processing or manufacture of agricultural products by a natural person who
cultivates , plants , propagates or nurtures the agricultural products.
Auto seNice, repair and maintenance shops, major. Tire recapping , major mechanical repair
shops, body work and painting , engine repair, and transmission repair. This term does not include
any such use primarily for service , repair or maintenance truck-tractors or semi-trailers .
Auto service, repair and maintenance shops, minor. Auto detail shops, tune-up shops ,
upholstery shops , radiator repair shops , lubrications service , sound system shops , and alignment
services.
Automobile and light-duty truck sales and rental lots . Use of a parcel of land, either with or
without structures , for the purpose of offering for sale, rent or lease , more than one (1) automobile
or light-duty truck parked upon a parcel of land at any time , or where more than three (3) such
vehicles are offered for sale , rent or lease within a twelve-month period.
Automobile storage yard. Any lot , plot , parcel of land or contiguous parcels of land used for
the purpose of storing damaged , wrecked , inoperable or impounded automobiles. The aforesaid
use shall not include scrap metals , processing yards, automobile dismantling yards or junk yards .
Bail bonds business. A business whose primary purpose is to act as a surety to secure the
presence of an accused person at a court proceeding in a criminal matter.
Bed and breakfast rooms . A subordinate use of a one-family dwelling which offers sleeping
rooms for overnight transient occupancy , wherein there are no cooking facilities located within the
sleeping rooms ; where , however, meals may be prepared by the resident owner in the dwelling
kitchen and taken in a common dining room (see section 26 -608 ). "Bed and breakfast" means
rooms accessory to a one-family dwelling primary use .
Boat. A craft designed to float upon water with or without passengers or motorized
propulsion .
Body art. The practice of physical body adornment by establishments or artists utilizing , but
not limited to , the techniques of body piercing , tattooing , branding , sculpting , and scarification . This
definition does not include practices conducted under the supervision of a physician licensed to
Attachment 2
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practice medicine under Colorado law nor piercing of the outer perimeter of the ear by means of
sterilized stud-and-clasp ear piercing systems.
Body art establishment. Any location , whether temporary or permanent, where the practices
of body art are performed .
Building. A structure having a roof supported by columns or walls .
Building code . The Uniform Building Code (UBC), as adopted by the City of Wheat Ridge ,
and as amended from time to time .
Building contractor's service shop. Carpenters, painters, roofers, electricians , plumbers ,
heating and air conditioning contractors, and similar uses which do not use heavy equipment in the
business but do have vehicles, tools, machinery and supplies used in the business stored upon the
premises , either inside or outside, and where some custom work may occur upon the premises .
Building coverage. The portion of percentage of the total lot area which is covered by the
main or accessory buildings.
Building height. The vertical distance measured from the average elevation of the finished
grade of the building to the highest point of the roof surface if a flat roof, or to the deckline of a
mansard roof, or to the mean height level between eaves and ridge for a gable , hip , gambrel or
other roof (see Figure 26-123.1 at the end of this section). The height of a stepped or terraced
building is the maximum height of any segment of the building . The building height limitations
established herein shall not apply to the following: church steeples , silos , decorative domes and
cupolas not used for human occupancy or any commercial , business or industrial use, nor to
windmills, chimneys , ventilations , transmission towers , solar heating and cooling devices, or
necessary mechanical appurtenances normally carried above the roofline .
Building, accessory. A subordinate building or portion of a main building the use of which is
incidental to that of the main building or use on the same lot. These accessory buildings shall
include , but are not limited to, private storage sheds , detached garages , detached carports ,
membrane structures that meet current building code requirements , chicken coops, gazebos,
greenhouses and barns. An urban garden use may but is not required to have a main building .
Except for urban garden uses, an accessory building must be clearly subordinate to a main building
located on the same lot and an accessory structure shall not be located on a vacant lot devoid of a
main building .
Building, main. The building housing the principal (primary and most important) use(s)
permitted for the lot upon which it is located, and provided that to be classified as one (1) main
building the total structure shall have a continuous roof and must share a common wall of at least
five (5) feet in length.
Building or structure-mounted commercial mobile radio service (CMRS) facility. A CMRS
facility in which antenna are mounted to an existing structure (e .g., water tower, light pole , steeple ,
etc.) or building face .
Change of use. Any use which substantially differs from the previous use of a building or
land.
Church . An establishment for the conduct of religious activities, including accessory housing.
This term includes the terms temple , seminary , retreat , monastery and similar terms .
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Club or lodge , private. An association of persons for the promotion of some nonprofit
common object, such as literature, science, politics or good fellowship, meeting periodically , limited
to members , within a building having not more than one-third (1/3) of the 'gross floor area' used for
residential occupancy . Examples: Elks, Masons , Kiwanis , etc.
Commercial mobile radio service (CMRS) accessory building or cabinet. An unmanned
building or cabinet used to house equipment associated with a CMRS facility .
Commercial mobile radio service (CMRS) site . An unmanned facility consisting of equipment
for the reception , switching and transmission of wireless telecommunications, including , but not
limited to, personal communications service (PCS), enhanced specialized mobile radio (ESMR),
paging, cellular telephone and similar technologies .
Commercial use. An activity which is carried out for monetary gain , or the use of real or
personal property, including vehicles, in such activity.
Commercial vehicle . Any vehicle utilized with or as a part of a commercial venture .
Condominium. A building or group of buildings in which units are owned individually and the
structure , common areas and facilities are owned by all of the owners on a proportional , undivided
basis.
Confinement facility. A publicly or privately owned or operated facility or building used for the
short-term or long-term confinement, incarceration or holding of persons upon order of any law
enforcement entity , court of competent jurisdiction or the Colorado Department of Corrections .
Confinement facilities shall include , without limitation , jails, prisons , correctional institutions , halfway
houses , and any other similar facility. Confinement facilities shall not include residences to which an
individual is confined pursuant to electronic detection , group homes otherwise authorized by the
city's zoning code to which juvenile offenders are sentenced and residential treatment facilities
which are otherwise permitted within the city. Except for any holding facilities which are a part of a
building owned or used by the city and which are controlled and utilized solely and exclusively by
the Wheat Ridge Police Department, confinement facilities are a prohibited use within any zone
district within the city . Confinement facilities are hereby expressly excluded from the definitions of
public buildings/use , public facility , governmental building , or quasi-governmental building as those
phrases variously appear in this chapter.
Congregate care home . See residential group homes .
Cul-de-sac. A non-through or dead -end local street with special features (e .g .: bulb) for the
turn ing around of vehicles . (See Figure 26-123 .2 at the end of this section .)
Cul-de-sac lot. A parcel of land that is designed to be occupied by a main building and
accessory buildings , which attaches to the turnaround feature of a dead-end street.
Cul-de-sac lot width . A cul-de-sac lot will have at least thirty (30) feet of street frontage . The
average width of this lot shall be equal to the minimum required frontage of standard lots within any
given zone district. (See Figure 26 -123 .3 at the end of this section .)
Day care center, large . A facility licensed by the State of Colorado which provides care of
children with or without compensation , for more than twenty-four (24) children .
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Day care center, small. A facility licensed by the State of Colorado which is used exclusively
for the purpose of providing care , with or without compensation , for seven (7) to twenty-four (24)
children .
Day care home, large. A home which is licensed under the State of Colorado and which
provides care , with or without compensation , for seven (7) to twelve (12) children , from twenty-four
(24) months to sixteen (16) years of age , including the caretaker's children , not attending full-day
school , such as a day care , preschool , day nursery or child care service .
Day care home, small. A home which is licensed under the State of Colorado and which
provides care , with or without compensation , for not more than six (6) children under the age of
sixteen (16), including the caretaker's children , not attending full-day school, such as a day care ,
preschool , day nursery or child care service .
Dumpster: A receptacle used for the collection of trash .
Dwelling, multiple. A building or group of buildings designed for occupancy by three (3) or
more families living in separate dwelling units as tenants from month to month or for a term longer
than one (1) month .
Dwelling, one-family. A building designed for occupancy by not more than one (1) family .
Dwelling, two-family. A building designed for occupancy by two (2) families living in separate
dwelling units as tenants from month to month or for a term longer than one (1) month .
Dwelling unit. A building or any portion of a building designed for occupancy as complete ,
independent living quarters for one (1) or more persons , having direct access from the outside of
the building or through a common hall , and having living , sleeping , kitchen and sanitary facilities for
the exclusive use of the occupants .
Easement. A grant by a property owner for use of land for designated purposes by another
person or agency , public or private . Easements may be granted by a recorded real estate
documents or on a recorded plat.
Family. One (1) or more persons related by blood , marriage , adoption , or legal custody plus
domestic servants employed for service on the premises , or a group of not more than three (3)
persons who need not be so related living together as a single housekeeping unit. Five (5) people
over the age of sixty (60) years sharing one (1) housekeeping unit shall also be deemed to be a
family . Notwithstanding the foregoing , a family shall be deemed to include four (4) or more persons
that are not related by blood , marriage , adoption , or legal custody occupying a residential dwelling
unit and living as a single housekeeping unit if the occupants are handicapped persons as defined
in title VIII of the Civil Rights Act of 1968 , as amended by the Fair Housing Amendments Act of
1988 , or disabled persons as defined by § 24-34-301 , C . R.S . A family shall not include more than
one (1) person required to register as a sex offender pursuant to § 18-3-412 .5 , C .R.S ., as
amended , unless related by blood , marriage or adoption.
A household that includes four (4) or more persons identified above shall not be excluded
from the definition of "family" by the residence in the household of additional necessary persons
(and their families) employed in the care and supervision of such handicapped or disabled persons .
Farmers' market. A publicly or privately operated , open -air establishment where primarily
agricultural products such as raw vegetables , fruits , herbs , flowers , plants , nuts , honey and eggs
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~ A " ~.,. r City of
~~Wheat~dge ~OLICE DEPARTMENT
TO:
THROUGH:
FROM:
DATE:
SUBJECT:
Memorandum
Mayor DiTullio and City Co;\_cil
Patrick Goff, City ManageclJ>
Daniel Brennan , Chief of Police
Mary McKenna, Community Services Supervisor
August 20 , 2012
Amending Section 4-34 , Kennel Licenses , of the Wheat Ridge Code of Laws
Section 4-34 , Kennel Licenses, of the Wheat Ridge Code of Laws requires a person who wishes
to keep or harbor more than three dogs or four cats , or wishes to operate a commercial kennel , to
obtain a kennel license from the Chief of Police. The Code currently does not authorize the
Chief of Police to consider whether a requested variance is in conflict with Chapter 26 , zoning
regulations.
In reviewing the current ordinance, the Chief of Police could potentially approve a kennel license
variance that would allow a certain number of animals or allow a person to conduct a business
that is prohibited by zoning regulations. If the proposed kennel were located in a residential
district , a variance granted by the Chief of Police would be in conflict and prohibited by Section
26-204, which expressly authorizes , as an accessory use in residential districts , "Household pets ,
limited to no more than three dogs and four cats ." Section 26-204(A) provides that uses not
expressly permitted or allowed cannot be considered as special or accessory use . Thus, keeping
more than three dogs or four cats is a prohibited use in residential districts , and beyond the scope
of the decision-making powers granted by the Chief of Police to consider a variance noted in
Section 4-34.
Because of this issue, the Police Department recommends the City adopt the attached code
amendment in order to bring consistency to the provisions of Chapters 4 and Chapter 26 of the
Municipal Code of Laws . The benefits of the requested change to Section 4-34 clarify the City
zone regulations as they relate to the approval of variances by the Chief of Police.
There is no financial impact associated with this change.
Attachment:
1. Proposed amendment of Section 4-34 , City Code of Laws , Section 26-204
CITY OF WHEAT RIDGE, COLORADO
INTRODUCED BY COUNCIL MEMBER------
Council Bill No.
Ordinance No. ___ _
Series of 2012
TITLE: AN ORDINANCE AMENDING SUBSECTION 4-34(E) OF THE
WHEAT RIDGE CODE OF LAWS, CONCERNING KENNEL
LICENSE REQUIREMENTS, TO PROHIBIT VARIANCES THAT
CONFLICT WITH THE CITY'S ZONING REGULATIONS
WHEREAS, the City of Wheat Ridge, Colorado (the "City''), is a Colorado home rule
municipality, duly organized and existing pursuant to Section 6 of Article XX of the Colorado
Constitution; and
WHEREAS, pursuant to its home rule authority and C .R.S. § 31-15-401(1)(m), the City,
acting through its City Council (the "Council"), is authorized to regulate the keeping of animals
within the City; and
WHEREAS, pursuant to this authority, the Council previously adopted dog and cat kennel
license requirements, including the imposition of a maximum number of dogs and cats permitted,
codified as Section 4-34 of the Wheat Ridge Code of Laws ("Code");
WHEREAS, Code Subsection 4-34(e) authorizes the Chief of Police to grant variances
from the requirements of Section 4-34; and
WHEREAS, in rendering a decision on such a variance application, Code Subsection 4-
34(e) does not currently authorize the Chief of Police to consider whether the keeping of animals
proposed by the variance is permitted or prohibited by the City's zoning regulations, codified as
Chapter 26 of the Code; and
WHEREAS, as a result, the Chief of Police could grant a kennel license variance
application that authorizes a use of property that is prohibited by another portion of the Code; and
WHEREAS, while the City's zoning regulations are valid and enforceable against a
property regardless of action taken by the Chief of Police on a kennel license variance application
for the same property, City staff believes it would provide clarity and consistency to the Code to
prohibit Chapter 4 variances that conflict with the City's zoning regulations .
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
WHEAT RIDGE, COLORADO:
Section 1. Subsection 4-34( e) of the Wheat Ridge Code of Laws, concerning kennel
license requirements, is hereby amended as follows:
(e) This section shall not apply to and will not be construed to require a
kennel license for any pet shop which sells animals of less than six (6)
months of age.
Any person or business applying for or holding a kennel license must be
currently licensed by the State of Colorado. Pursuant to the Pet Animal Care and
Facilities Act, C .R.S . §§ 35-80-101 -35-80-117.
Attachment 1
The issuance of a new kennel license shall be based on the following
minimum requirements:
Application for a new kennel license or for transfer of an existing license shall
be made to and a recommendation of approval obtained from the commission.
The application shall include a detailed description of the property to be licensed.
The commission may require a public hearing before a new kennel license is
recommended for approval. The hearing shall be posted and published in the same manner
as in section 26-6.
The animal welfare and control commission shall have the authority to conduct a
hearing to consider whether to recommend that the chief of police grant a variance to
subsection (a) above as to the number of animals permitted and the commission shall
inform the chief of police of its decision.
The recommendation of the commission shall be forwarded to the chief of police, who
shall act to approve, approve with conditions, or deny the application within thirty (30) days
of the commission's recommendation. THE CHIEF OF POLICE SHALL NOT APPROVE A
VARIANCE APPLICATION THAT PROPOSES THE USE OF PROPERTY IN VIOLATION
OF CHAPTER 26 OF THIS CODE.
The chief of police may promulgate rules and regulations to establish minimum
standards for the care and treatment of animals at any facility licensed under this section,
after review and approval by the animal welfare and control commission .
Community service officers or any agent of the chief of police have the authority to
inspect any licensed facility under this section during normal posted business hours.
Violations of any of this section may be brought before the animal welfare and control
commission for review, and a hearing may be initiated by the commission for suspension,
revocation or non renewal of the kennel license. The animal welfare and control commission
may recommend, and the chief of police may revoke, suspend or not renew a license for
failure to comply with any of the requirements of this section . No such action may be taken
without prior notice to the licensee and an opportunity for the licensee to present evidence
and testify. No decision by the chief of police under this section shall bind , alter, or affect a
subsequent decision on a subsequent application, either for a new kennel license or for
renewal of an existing license. Nothing in this section shall affect the independent authority
of appropriate city officials to take action with respect to vicious animals, threats to public
safety, or the enforcement of any other provision of this Code of Laws.
Section 2. Safety Clause. The City Council hereby finds, determines, and declares
that this Ordinance is promulgated under the general police power of the City of Wheat Ridge , that
it is promulgated for the health, safety, and welfare of the public and that this Ordinance is
necessary for the preservation of health and safety and for the protection of public convenience
and welfare . The City Council further determines that the Ordinance bears a rational relation to the
proper legislative object sought to be attained.
Section 3. Severability; Conflicting Ordinances Repealed. If any section, subsection or
clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid , the validity of
2
the remaining sections, subsections and clauses shall not be affected thereby. All other
ordinances or parts of ord inances in conflict with the provisions of this Ordinance are hereby
repealed.
Section 4. Effective Date . This Ordinance shall take effect fifteen (15) days after final
publication, as provided by Section 5.11 of the Charter.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on
this_ day of , 2012 , ordered published in full in a newspaper of general
circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set
for , 2012 , at 7 :00 o'clock p .m ., in the Council Chambers, 7500 West 29th
Avenue, Wheat Ridge, Colorado.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of
___ to , this day of , 2012 .
SIGNED by the Mayor on this ___ day of _________ , 2012.
ATIEST:
Janelle Shaver, City Clerk
First Publication :
Second Publication :
Wheat Ridge Transcript
Effective Date :
Jerry DiTullio , Mayor
Approved As To Form
Gerald E. Dahl , City Attorney
3
~~j~
.... ~ ., City of • ~Wheat~dge ~OLICE DEPARTMENT
TO:
THROUGH:
FROM:
DATE:
Memorandum
Mayor DiTullio and City Co~~cil
Patrick Goff, City ManageJJ'J'
Daniel Brennan , Chief of Police
Mary McKenna, Community Services Supervisor
August 20 , 2012
~+mt-'1 c..
SUBJECT: Ordinance Amending Section 24-51 of the Code of Laws -Vegetation
The Community Services Team is empowered with enforcing provisions of Section 24-51 ,
Vegetation, of the Wheat Ridge Code of Laws. There are two challenges that have arisen
regarding this code. First, there is no opportunity for property owners or occupants to appeal the
enforcement or abatement provisions related to Section 24-51. Secondly, the time given to
property owners to address code violations conflict with the requirements found in Article V of
Chapter 2.
Chapter 24-51 encourages property owners or occupants to promptly control the growth of
weeds and grass on their property by cutting, spraying, or any suitable method of control. Tall
grass and weeds in excess of 12 inches are considered a nuisance. The ordinance states the
property-owner/occupant shall be issued a notice of violation with a seven day compliance date.
If the owner or occupant fails to cut the weeds or tall grass , as required by the code, the City may
order the abatement of property. The property owner or occupant is then charged the actual cost
of the abatement, plus administrative fees. The code does not currently provide the owner or
occupant the opportunity to appeal , and sets forth a different number of days in which to comply.
The Code of Laws currently contains two enforcement processes that include the opportunity for
a pre-abatement hearing: Article V of Chapter 2 , Administrative Enforcement and Chapter 15 ,
Nuisances , provide an opportunity to appeal and request a hearing. Chapter 2 , Administrative
Enforcement, currently references Chapter 24 in providing administrative penalties that may be
imposed for a violation. In addition , Article V of Chapter 2 sets forth a requirement for a
property owner to comply with a notice of violation or administrative violation at ten , not seven.
In reviewing this ordinance, staff recommends the attached revision to Section 24-51 , to provide
property owners or occupants with the opportunity to appeal and request a hearing. Providing an
opportunity for a hearing provides property owners and occupants with due process.
There is no financial impact associated with these proposed changes.
Attachment:
1. Draft Ordinance reflecting revision to Section 24-51
CITY OF WHEAT RIDGE, COLORADO
INTRODUCED BY COUNCIL MEMBER------
Council Bill No. ---Ordinance No. ----Series of 2012
TITLE: AN ORDINANCE AMENDING SECTION 24-51 OF THE WHEAT RIDGE CODE
OF LAWS, CONCERNING WEED AND TALL GRASS CONTROL, TO
AUTHORIZE ABATEMENT OF VIOLATIONS THEREOF THROUGH
NUISANCE ENFORCEMENT AND ADMINISTRATIVE ENFORCEMENT
WHEREAS, the City of Wheat Ridge, Colorado (the "City"), is a Colorado home rule
municipality, duly organized and existing pursuant to Section 6 of Article XX of the Colorado
Constitution; and
WHEREAS, pursuant to its home rule authority and C.R.S . § 31-15-401, the City, acting
through its City Council (the "Council"), is authorized to declare and abate nuisances and to
declare as unlawful and prohibit activity that is detrimental to the public health, safety and welfare;
and
WHEREAS, pursuant to this authority, the Council previously adopted certain requirements
concerning the control of weeds and tall grass upon properties within the City, codified as Section
24-51 of the Wheat Ridge Code of Laws ("Code"), and declared certain violations thereof to be a
nuisance; and
WHEREAS, Code Section 24-51 currently authorizes the City to summarily abate weeds
and tall grass upon private property after providing the owners and occupants of such property
seven (7) days' written notice; and
WHEREAS, the Council finds that it is equitable and desirable to provide property owners
and occupants an opportunity to have a hearing on an alleged violation of Code Section 24-51
prior to the City's abatement of any such violation.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
WHEAT RIDGE, COLORADO:
Section 1. Section 24-51 of the Wheat Ridge Code of Laws, concerning weed and tall
grass control, is hereby amended as follows:
Sec. 24-51.-Weed and tall grass control.
(a) All owners and occupants of land shall prevent property owned or
occupied by them from becoming overgrown with weeds or tall grass .
(b) It shall be unlawful for the owner or occupant of any undeveloped
property zoned as agricultural, excluding the city's owned or leased
greenbelt natural areas, to permit weeds or tall grass to grow on such
property to a height of more than twelve (12) inches within a distance of
one hundred ( 1 00) feet from any public street, highway or park, or within
a distance of one hundred ( 1 00) feet from property lines adjoining any
residential, commercial, industrial or open zone or use .
Attachment 1
(c) Weeds and tall grass shall be controlled by cutting, spraying or other
lawful and suitable method of control. Such methods shall include
irradication, containment and/or suppression, as appropriate and as
deemed by the city to be consistent with 35-5.5-101 et seq., C.R.S.
(d) It shall be unlawful and shall be deemed a nuisance for the owner of any
property, regardless of its zoning , to allow weeds or tall grass in excess of
twelve (12) inches height to grow on the adjacent street or right-of-way,
OR TO VIOLATE ANY OTHER SUBSECTION OF THIS SECTION .
(e) The city may ABATE ANY VIOLATION OF THIS SECTION AND
RECOVER ITS COSTS OF THE SAME AS AUTHORIZED BY ARTICLE
V OF CHAPTER 2 OF THIS CODE AND AS AUTHORIZED BY ARTICLE
II OF CHAPTER 15 OF THIS CODE , EXCEPT THAT THE CITY SHALL
BE ENTITLED TO RECOVER, IN ADDITION TO ITS ACTUAL COSTS ,
notify property owners and occupants in 'liolation of this section either by
posting the property, or by first class or certified mail , at the city's option
Such notice shall be dated and shall include a statement directing that
failure to cut and remove the weeds or tall grass within seven (7) days of
the notice will result in the city cutting such weeds or tall grass and the
actual cost of the cutting and/or removal , plus administrative fees of
twenty-five (25) percent for the first cut, fifty (50) percent for the second
cut and seventy-five (75) percent for the third cut within the same growing
season, plus a fifteen ( 15) percent fee if not paid within thirty (30) days,
charged to the owner notwithstanding the provisions of section 15-11 (a).
THE ABATEMENT AND COST RECOVERY PROCESSES AVAILABLE
TO THE CITY ARE ALTERNATIVE TO EACH OTHER FOR ANY
PARTICULAR VIOLATION, BUT CUMULATIVE IN RELATION TO ANY
OTHER ENFORCEMENT REMEDY AVAILABLE TO THE CITY
(f) If the owner or occupants shall fail to cut weeds or tall grass, as required
by this section, within sm•en (7) days after being notified to do so, the city
may direct that the weeds or tall grass be cut and charge the cost thereof
to the owner in the manner permitted by section 24 10
(F§) This section shall not apply to :
(1) Lots or parcels zoned for and also used for agricultural operations,
or
(2) Lots or parcels larger than twelve thousand, five hundred ( 12,500)
square feet, under a single ownership, used for the growing and
harvesting of agricultural crops, regardless of the zoning of the
lots or parcels.
(Gl:\) The city may pursue the remedies set forth herein with or without also
filing a complaint in the municipal court, at the city's sole discretion .
(Hi) For the purposes of this section, the following terms shall be defined :
Agricultural crop . Cultivated grain and non-grain plants grown for food or fiber,
including vegetables, fruits, nuts, and nursery plants.
2
Agricultural operation. A purpose related to the production, harvest, exhibition,
processing or manufacture of agricultural products by a natural person who
cultivates, plants, propagates or nurtures the agricultural products.
Section 2. Safety Clause . The City Council hereby finds, determines , and declares
that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that
it is promulgated for the health, safety, and welfare of the public and that this Ordinance is
necessary for the preservation of health and safety and for the protection of public convenience
and welfare . The City Council further determines that the Ordinance bears a rational relation to the
proper legislative object sought to be attained.
Section 3. Severability: Conflicting Ordinances Repealed. If any section, subsection or
clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid , the validity of
the remaining sections, subsections and clauses shall not be affected thereby . All other
ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby
repealed.
Section 4. Effective Date. This Ordinance shall take effect fifteen (15) days after final
publication, as provided by Section 5.11 of the Charter.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on
this _ day of , 2012 , ordered published in full in a newspaper of general
circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set
for , 2012, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th
Avenue , Wheat Ridge, Colorado.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of
___ to , this day of , 2012.
SIGNED by the Mayor on this ____ day of _________ , 2012.
ATIEST:
Janelle Shaver , City Clerk
First Publication:
Second Publication :
Wheat Ridge Transcript
Effective Date :
Jerry DiTullio, Mayor
Approved As To Form
Gerald E. Dahl, City Attorney
3
,~A~
... ~ r City of • .. ~Wheat&_dge ~OMMUNilY DEVELOPMENT
TO:
THROUGH:
FROM:
DATE:
SUBJECT:
Introduction
Memorandum
Mayor and City Council 0J
Kenneth Johnstone, Community Development Directo ~j\
Sally Payne, Senior Planner
August 8, 2012 (August 20 Study Session)
Housing Diversification Strategy
A goal identified in City Council's 2011/2012 Strategic Plan is the creation of a Diverse Housing
Plan or Housing Diversification Strategy (HDS). The purpose of the HDS is to develop
strategies to address the challenges the City faces with its current housing stock and to address
the changing population demographics and trends in housing preferences that will impact
housing markets in the near and long term future.
This memo presents some of the current population and housing trends at the national and local
levels. These trends provide direction on how the Wheat Ridge housing market needs to be
repositioned to capture the housing needs ofkey segments of the population. Also included are
the issues and challenges presented by the current Wheat Ridge market. A draft Scope of Work
(SOW) is also attached that would be used in soliciting proposals from firms to prepare the HDS.
The approved 2012 budget included $15,000 in professional services for this effort. While much
of the data and background information needed for such a report is available, City staff believes
it is important to have an outside perspective on our current housing situation and to have a fim1
with housing expertise pull the data and trends that are available into one cohesive report. The
report would include specific strategies to address our current housing challenges. At the August
20th City Council Study Session, staff would like direction to move forward with hiring a firrn to
prepare the HDS.
Most ofthe data and statistics provided here were gathered and compiled by Wheat Ridge 2020
(WR2020). A goal in WR2020 Board's Strategic Plan is to "promote and ensure a diversity of
quality housing options." Because of this, WR2020 has been gathering data on population and
housing trends at the local, state and national levels to ensure their work is in line with current
and future trends. As stated in the Neighborhood Revitalization Strategy (NRS) the City needs
to attract more strong households and in order to do that the City needs a high quality and diverse
housing stock.
National and Local Population and Housing Trends
The U.S. Census Bureau reports the fastest growing areas in the U.S. from 2000 to 2010 were the
west at a 13.8% growth rate and the south at 14.3%. Locally, between 2000 and 2010, the state
of Colorado grew by 17%. These growth trends are expected to continue. These growth trends
plus a recovering job market will equate to increased demand for housing in these parts of the
country.
U.S. Census Bureau data show that Generation Y (Gen Y), born between 1977 and 1994, is the
largest segment ofthe U.S . population at 77.4 million. The Baby Boomers, born between 1946
and 1964, are the second largest segment of the U.S. population at 76.2 million. Together Gen
Y and the Baby Boomers represent 50% of the total U. S. population. Population trends show
families with children are representing less and less of the total population
Studies from the Brookings Institute and Urban Land Institute indicate that about one-third of the
Gen Ys and Baby Boomers want to live in walkable, transit-oriented, economically-dynamic
neighborhoods in one to three-bedrooms homes. Studies also show that the Gen Ys prefer homes
in an urban or close-in urban location.
Between 2008 and 2010, Denver ranked #I in the top ten destination cities for the Gen Y
population of25 to 34 year olds. In terms of the Gen Y housing picture, a large number will be
renters for many years due to limited incomes, lack of savings and more stringent mortgage
lending practices. Many will not have a job or a well-paying job. Some will return to their
parent's homes due to financial needs and many are delaying forming households.
For the Baby Boomers, many desire smaller, less expensive homes in their retirement. Many lost
money in the recent market crash and their pensions and savings saw a loss. Some cannot sell
their homes in the current housing market or must sell for less than they had planned for in their
later years. Many of the Baby Boomers are similar to the Gen Ys in that they desire an urban or
close-in urban location over the suburbs where they may have raised a family. They too are
increasingly interested in renting later in life.
Nationally and in Denver the rental housing market is the only housing sector that is growing. It
has been the first to come out of the recent recession. Nationally, the percent of renters is
growing while home ownership is declining.
An observation by the Urban Land Institute states that: "The recession has brought the 50 year
expansion of suburban development to a halt. It is also accelerating the trend to "retrofit" dead
malls, office parks and other declining property ...... the big development project for the next 50
years will likely be retrofitting suburbia .......... "
This reversal of infill over sprawl can be explained by a few different factors . Smaller in fill is
easier to finance, is less risky, there is a built-in market and the infrastructure is in place. As
identified above from the Baby Boomers and Gen Y segments of the population, there is and will
continue to be demand for close-in locations. Nationally, building pennit trends show infill and
central city development and redevelopment is outpacing building in the suburbs. Large retailers
such as Wal-Mart and Target are developing smaller store formats for infilllocations as a
reaction to these market changes.
City of Wheat Ridge Issues and Challenges
The City's population is approximately 30,166. The City has a large senior population, ages 60
and above, which represents 2 0 % of the total population above the regional and national
averages. The median age is higher in Wheat Ridge at 43 .7 versus 36.1 for the State and 3 7.2 for
2
U. S. The City is primarily Caucasian at 86%, with a Latino population of 21%. The percent of
rental properties is higher than surrounding communities at 55% owner-occupied and 45%
renter-occupied. The demand for rental housing is increasing, which without new construction
could mean the conversion of single family homes to rentals. A reduction in owner-occupied
households has been seen particularly in east Wheat Ridge as compared to west Wheat Ridge.
Wheat Ridge is an inner ring suburb and has the advantage of being a close-in urban location.
The City is land locked, built out and physically aging. With few large vacant tracks for new
development the focus is on infill housing and existing housing renovation. Between 2005 and
2011 only 15 new home permits were filed , indicating the lack of sites and lack of opportunities
for assemblage. Based on the data and trends being seen , the market exists for conversion of
single family homes to rentals.
Challenges the City faces in the current single family housing stock is the age, with most of the
housing being built in the 1940s, 1950s and 1960s. Given the age, much of this housing is
deteriorating and in need of reinvestment. The City's multi-family housing stock lacks diversity
and has not seen significant new investment in several decades. Experiences ofboth the Wheat
Ridge Housing Authority (WRHA) and WR2020 with renovations of single family homes shows
that on average, approximately $80,000 is needed to bring these older homes up to code and to
provide the amenities and upgrades that many home buyers today desire. In many cases,
acquisition and renovation costs exceed what the home could be resold for. This creates an
incentive to rent rather than renovate.
The City also lacks diversity of housing in both the single and multi-family housing markets.
There is a lack of upscale, executive housing that would benefit many Exempla Lutheran
Hospital employees as well as a lack of newer, quality, multi-family housing for other segments
of the employees at the hospital and elsewhere.
Finally, a growing trend that is being seen in the Denver area as well as nationwide is the
demand for accessory dwelling units to provide housing for extended family members or as
home work space. The City of Wheat Ridge zoning codes do not currently allow for accessory
dwelling units.
On the up side, resale in the single family housing market has been stable in the City. Between
January and September 2011 , the median sales price in the City was $192,200. This is compared
to median prices in Arvada at $223 ,000, Lakewood at $225 ,000 and even higher median prices in
northwest Denver. Many young families state they moved to Wheat Ridge because of its lower
housing price point and proximity to northwest Denver and downtown.
Conclusion
As can been seen from the changing population demographics and housing trends, with its aging
housing stock and lack of housing diversity, the City may need to take actions to be better
positioned to meet much of the anticipated housing demand particularly for the Gen Ys and Baby
Boomers which trends show desire more quality rental housing. If these trends are corre ct, the
City needs to provide a quality rental housing product for thes e segments of the popul ation . T h e
City's location close to downtown can be considered a close-in urban location which trends show
to be the more desired location by both the Gen Ys and the Baby Boomers. The City 's housing
3
stock is price competitive with surrounding neighborhoods offering the potential for increasing
investment interest from homebuyers. The City needs to position itselfto capture its share of the
expected growth in the region by providing the housing options and community amenities trends
show to be desired by large segments ofthe population. The goal of the HDS will be to provide
direction and strategies on how the City can achieve this.
Attachments
1 . HDS Scope of Work
2 . HDS Timeline
4
.... ~~~
... ~ r City of • .. U Wheat&_dge ~OMMUNJTY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W . 29 'h Ave. Wheat Ridge , CO 80033-8001 P: 303 .235.2846 F: 303.235 .2857
CITY OF WHEAT RIDGE
HOUSING DIVERSIFICATION STRATEGY
PROJECT SCOPE OF WORK FOR CONSULTANT SERVICES
1. Initial meeting with City staff
a. define project goals
b. review/finalize project scope
c . identify partners
2. Review of existing plans and documents
a. City Council Strategic Plan
b. NRS
c. WR2020
d . Envision Wheat Ridge and subarea plans
e . City zoning codes , ASDM
f. Jefferson County Housing Ch ice Market Study
g. CTOD West Corridor Study
· h. RTD Quality of Life Report
1. Mile Hi Connec s Equity Atlas
J. WRHA Fruitdale Market Analysis -Mike Rinner
3. Meeting with housing partners
a. WR2020
b. JCHA
c . WRHA
d. Denver Metro Area Association of Realtors (formerly JCAR)
e. Home builders
f. Wheat Ridge Business Association
g. Others?
4. Prepare Community Profile from housing perspective (or use Cornnmnity Profile in Envision Wheat
Ridge?)
a. Location in Denver metro area
b . City demographics
c. Population trends
d. Land use
e. Economy and fiscal conditions
f. Parks and recreation
g. Schools and education
h . Health and safety
1. Transportation
Attachment 1
www.ci.wheatridge.co.us
5. Analysis of current Wheat Ridge housing market
a. Number of single and multi-family units
b. Single family home sales prices
c. Rental rates
d. Square footage of housing units
e. Lot square footages
f. Number of bedrooms and bathrooms
g. Age of housing properties
h. Ownership and rental rates
1. Assessed values
J. Vacancy rates
6. Analysis of current and future trends in housing demand with focus on Denver and Jefferson County
a. Expected population growth in the region
b. Large and expanding Baby Boomer population
c. Large Gen Y population
d. Changing household size
e. Housing preferences and ofBoomers and Gen Y
f. Future sales and rental demands
7. Identification of issues/challenges within W11eat Ridge based on future housing demands
a. Age and condition of housing stock
b. Current home prices
c. Size of single family homes
d. Lack of variety in housing stock
e. Lack of quality rental and for sale multi-family units
f. Lack of high end , executive housing
g. Costs of upgrading existing housing stock
h. Lack of vacant lands for new development
1. Financing challenges of condos
J. Height and density restrictions
k. Prohibition of accessory dwelling units
I. Other potential zoning code obstacles
8. Prepare draft recommended strategies/plan for addressing City housing issues including
implementation/action steps
a. Review by City staff and housing partners
b. Present to City Council
c. Finalize strategies/plan
d. Approval/adoption by City Council
.... ~-·~
.. ~ r-. City of •
.. ~Wheat~dge
.J:Vc"oMMUNITY DEVELOPMENT
City ofWheat Ridge Municipal Building 7500 W. 29'h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303 .235.2857
CITY OF WHEAT RIDGE
HOUSING DIVERSIFICATION STRATEGY
TIM ELINE
7/25112
Tentative dates:
August 20-City Council study session
September 4 -meet with housing partners to review scope of services
September 17-solicit quotes for proposals from consultants
October 1-deadline for quotes to City
October 8 -review proposals and short list consultants for interviews
October 15 -schedule consultant interviews
October 22 -consultant selection
November 5 -negotiate contract/agreement with consultant
November 26 -City Council approval of contract
December 3-kick-off work with consultant
Attachment 2
www.ci.wheatridge.co.us