HomeMy WebLinkAboutStudy Session Packet 07/18/2011STUDY SESSION AGENDA
CITY COUNCIL MEETING
CITY OF WHEAT RIDGE, COLORADO
Council Chambers
7500 W. 29th Ave.
July 18, 2011
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.
APPROVALOFAGENDA
1.:. Staff Report(s)
£. Employee Compensation
~ Redevelopment vision for southwest corner of 38th Ave. and
Wadsworth Blvd.
4. Amendments to Section 5-45, Chapter 26, Article 4-Public
Improvements
"1.4"
.... J ., City of ~Wheat&__dge ~DMINISTRATIVE SERVICES
Memorandum
TO: Mayor and Council
Patrick Goff, City Manager.~ FROM:
DATE: July 18, 2011
SUBJECT: 2011 Mid-Year Employee Compensation Analysis
INTRODUCTION
The purpose of this memorandum is to provide the City Council with information regarding the
2011 Mid-Year Employee Compensation Analysis. Each year the City conducts a market analysis
on staff positions for the purpose of determining the City's competitiveness in attracting and
retaining quality employees. Per City Council policy, non-sworn employees are paid at the 55tb
percentile of the market and sworn employees are paid at the 70th percentile of the market. The
market consists of cities within the Denver metropolitan area including:
Arvada Commerce City Lafayette Northglenn
Brighton Englewood Lakewood Thornton
Broomfield Golden Littleton Westminster
Castle Rock Greenwood Village Louisville
The annual market s urvey allow s the City to identify "best practices" in the market and recommend
changes accordingly. This year's process integrated recommendations provided through the Waters
Consulting Group external assessment conducted in October 2010, specifically, the review of
additional market comparisons:
• Addition of the Town of Parker
• Use of private sector data (Mountain States Employer's Council surveys) when availabl.e for
positions
• Adoption of a pay for performance system
Tbis year's analysis has indicated that on average non-sworn positions in the City of Wheat Ridge are
4.36% below the chosen market percentile and sworn positions are 5.16 % below.
HISTORY
The following information provides an overview of the steps the City took during the recess ion on
employee compensation:
• 2009: the review of the market indicated a few agencies placed freezes on salary ranges but the
majority granted range adju s tments and general acros s-the-board increases from 1.5 % to as
much as 18 %. This was the first year the City of Wheat Ridge did not grant rnid ~year
Employee Compen sation Memo
July 18 , 2011
Page 2
adjustments to sal a ry ranges. For thi s rrtid -year adjustment, the cost was calculated at $163,303.
However, taking th e economy into consideration during that time, it was deemed prude nt to
forgo rrtid-year adjustments. A majority of the agencies, as well as Wheat Ridge, maintained
merit in creases.
• 2010: the number of agencies that placed freezes on wage and s alary ranges doubled ; however,
there were still a few organizations that granted upward adjustments. In order to s tay
competitive with our market, it wa s deterrrtined that an adjustment of $210,985 would have been
necessary. Again, the decision was made to go without mid-year adjustments and in a<;ldition ,
temporarily eliminate merit increases saving approximately $200,000.
• 2011: thu s far, mos t agencies have yet to rein stitute a market salary range adjustment in 2011
and only a few are allowing merit increases . There i s a significant number th a t have internally
re s tructured re s ulting in an upward reclass ification of positions. This, in addition to the
percentage increases that other agencie s are providing, ranging from .5 % to 4.5 %, ha s impacted
our s alary ranges.
At thi s point in time, not all of the market data i s known for 2012. However, a number of
projections that hav e been received indicate agencies are pre paring to augment wages through
vari o us methods to include merit increases , ran ge adjustments, bonuses, and/or across-the -b oard
a ward s.
In addition to the annual market survey, s taff conducted a salary/benefits s urvey throu gh the
Colorado Municipa l League Managers Li s t-serve in order to identify the practices b y cities over the
past three years as a re s ult of the recession. OveraU observations includ e the fo llowing:
• On average, those Denver metro area municipalities that were s urveye d froze market
adjustments to their employee c ompensation plans 2 out of 3 years and fro ze merit
adjustments to their employee compensation plans 1 out of 3 years. If Wh eat Ridge chooses
to make no adjustments in 2011, the City will have frozen market adjustments for 3 years
and merit adjustments for 2 years, both above the Denver metro average.
• Over the last tw o years, City group insurance rates have continued to climb. For the las t tw o
years, the total prerrtium increase for health in s uran ce rose by 18.2 % and of thi s, employees
cost increased by 4.4 -22% (depending on choice of plan). In addition, de s ign changes to
the plan benefits were necessary to keep costs down, res ulting in an increased out-of-pocket
ex pen se of 6.6 % for the employee including:
Office Vi sits
Specialis ts
Inpatient Care
Emergency Room
Annual Out-of-Pocke t
Prescription Drugs
$20 to $30
$30 to $50
$500 to $ I 000
$100 to $200
$2,000 single/$4,500 family to $3,000 s in g le/$6,000 family
$10 generic/$20 brand to $15 generic/$40 br~d
Employee Compensation Memo
July 18, 201 J
Page 3
• Four mandatory unpaid furlough days were required of all employees in 2009 and 2010,
which equated to a temporary salary reduction of 1.5 % and a savings to the City of
approximately $240,000.
BUDGET
The City made significant strides in decreasing expenditures over the last several years with
minimal impact to programs and services provided to Wheat Ridge residents. Over $2.5 million was
cut from the 2009 budget in anticipation of declining revenues and the 2010 budget was decreased
by another 9%. These proactive steps taken by City Council had a positive impact on the City's
financial situation:
• Increased fund balance in 2010 by $1.9 million dollars, over $680,000 more than originally
projected
• $9.7 million unreserved fund balance or 40.4 % at the end of 2010. $3 .2 million more than
the targeted 25% unreserved fund balance
• Over $800,000 savings in employee compensation costs
• Sales tax for the 2nd quarter of 2011 has increased by 2% compared to the same period in
2010
• Total General Fund revenu es are trackin g at 97% of budget for the first 6-montbs of 2011
RECOMMENDATION
Based on our prudent financial management practices, the City is in a good financial position to
provide employees with an incremental award. It is important to acknowledge that because of
proactive steps taken early on, Wheat Ridge is in a better frnancial pos ition to be di scussing
e mployee compensation than many other communities, who are now in the position of making cuts,
layoffs, etc.
I believe providing an incremental award is an important step for the City to make in recogniz in g
the shared efforts of e mployees in proactively reducin g spending while minimizin g, and in some
cases eliminating, impact to service levels. The sacrifices made by employees over the past three
years are a reflection of the hardworking, committed and talented team we have at th e City. On a
daily basi s, employees look for ways to provide more efficient service s in ways often unseen to the
community, yet recognizable by the savings described above, and res ulting in more than a half
million dollars being added to the City fund balance las t year.
Two options have been drafted for Council's consideration of the 2011 Mid-Year Employee
Compensation Analysis. Option 1 reflects our current compensation practice and focuses on
maintaining market competitiveness. Option 2 is a strateg ic transitional option recognizing the City
needs to develop a new approach to employee compensation as we move forward. These effmts are
underway as a result of the City Council Strategic Planning Session and the Performance
Management Project's (PMP) new appraisal sys tem that is under development. Employee
recognition an.d appreciation is critical to maintaining a hi g h-performing workforce. I believe that
an incremental award is nece ssary and financially viable at this time.
Employee Compensation Memo
July 18, 2011
Page4
The 2011 Mid-Year Employee Compensation Analysi s options are as follows:
Option 1 -In order to regain competitiveness in our market while maintaining the percentiles the City has
established, 701ll for sworn po sitions and 55th for non-sworn positions and return to our attraction and
retention goals for 2011/2012, our compensation plans require adjustments that will cost approximately
$381,908.
This option, a practice that has been ongoing since 2006, includes the following:
• Merit increases for all employees retroactive to January 1, 2011-3.5% for non-sworn and 3.06%
to 5.86% for sworn, depending on position (merit increases are effective on the employees
anniversary date if they receive a satisfactory performance evaluation); and,
• Market salary range adjustments-4.36% average for non-sworn positions and 5.16% average for
sworn positions.
Option 2 -Although there are signs the economy is improving and the financial condition of the City has
improved, we realize there are continued concerns and uncertainty about the future of the economy.
Therefore, in our efforts toward reaching an alternative for a more s ustainable pay system and to offer an
incremental approach to rewarding our employees, we offer a seco nd option for consideration:
• Reinstate merit increase s for sworn personnel (3.06% to 5.86%, depending on position) effective
January 1, 2011 (merit increases are effective on the employees anniversary date if they receive a
satisfactory performance evaluation), $54,263
• Provide a 3% increase for non-sworn employees and sworn personnel that have reached the
maximum of their salary range, effective June 25, 2011, $199,482
• Budget for a 3% increase for non -sworn and steps for sworn in January 2012, which will be
conditional based upon 2011 revenue performance and budget savings
While the seco nd option does not reflect market adjustments to the salary ranges that are needed to
maintain the market competitiveness per City policy, this option can be viewed as movement from our
current merit pay arrangement for non-sworn employees to a tran sitional open range plan that allows us
the flexibility necessary for a pay-for-performance system. In addition, thi s option will incrementally
award employees for their sacrifices over the last three years whi le incrementaUy moving the City closer
to the competitive market percentiles as directed by City Council.
The 2011 Budget includes $145,000 for employee compensation adjustments. Therefore, Option 1 would
require a budget amendment of $236,908 and Option 2 would require a budget amendment of $108,745 .
In June/July 2012, the City will again conduct a market s tudy to determine what "gap" exists in the
market for non-sworn employees and develop our recommendations as to bow to complete the transition
to a pay-for-performance system with a proposed implementation date of January 2013.
/pg
~ ~ '~ ... "' City of rct:Wheat~dge ~OMMUNITY DEVELOPMENT
TO:
THROUGH:
FROM:
DATE:
SUBJECT:
Memorandum
The Mayor and City Council
Patrick Goff, City Manager -0}
Kenneth Johnstone, Community Development Director
July 8, 2011 (for July 18th Study Session)
Development Scenarios for southwest comer of Wadsworth and 38lh Ave
The property located at the southwest corner of Wadsworth Boulevard and W. 38lh Avenue
contains a former Go Ford car dealership, which has been vacant for over a year, as well as a
large vacant and undeveloped piece of land. This site, 14 acres in total , is one of the few large
redevelopment sites in Wheat Ridge. Given its prominent location at the intersection of two
major commercial streets, it is a key redevelopment site that could serve as a primary destination
and gateway for the City. In addition , City Council identified this area as a high priority in the
strategic plan.
This memo is structured as follows:
( 1) Existing conditions and zoning
(2) Existing plans
(3) Potential development scenarios
(4) Requested policy feedback
Existing Conditions and Zoning
The land that was once used for the dealership is approximately 3.8 acres and is under the control
of three different owners (see attached ownership map). The vacant piece to the south is
approximately 10.2 acres and is controlled by one owner. In total , the entire site is 14 acres. It
contains a large water detention pond on the I 0-acre vacant parcel to the south. This detention
facility would likely remain in place as it would be expensive to move or redesign.
Until very recently , the land at the north of the site, with the former car dealership, was zoned
Commercial-One (C-1). The large vacant parcel to the south was zoned Planned Commercial
Development (PCD) with an outline development plan designed specifically for a car dealership.
The entire site i s part of the City-initiated com~rehensive rezo ning to Mixed Use-Commercial
(MU-C), approved by City Council on July llL . Because staff has had direct contact with the
owners and they are aware of the re zoning, this memo assumes that the zoning for the s ite will be
MU-C.
Scenarios for SW comer of Wadsworth and 38th Ave.
July 18 ,2011
Page2
Existing Plans
Wadsworlh Corridor Redevelopment Plan (Urban Renewal Plan)-2001
This plan, adopted by City Council in 2001, covers Wadsworth between W. 35th and W. 44th
Avenues -including the entire site at the southwest comer of Wadsworth and 38th. Overall , the
plan calls for redevelopment along the Wadsworth corridor, with a focus on improving design ,
creating new retail opportunities, and promoting a pedestrian-friendly environment. The plan
calls out the southwest comer of 38th and Wadsworth as a "major development opportunity" for
mixed use development, with a focus on commercial and retail. This urban renewal plan gives
Renewal Wheat Ridge the ability to assist in redevelopment through such mechanisms as land
assembly or tax increment financing (TIF).
Wadsworth Corridor Subarea Plan -2007
The Wadsworth Corridor Subarea Plan, adopted in 2007, calls for higher density, mixed use
development along Wadsworth roughly between W. 35th and W. 44th Avenues. The plan's
recommended land use map shows the north end of the site at the southwest corner of
Wadsworth and 38th as medium to high density mixed use. The south end of the site is
designated as primarily medium to high density residential, with a small area of mixed use along
Wadsworth.
Envision Wheat Ridge -2009
The vision to redevelop the site in a higher density, mixed use pattern is also supported by the
City 's comprehensive plan, Envision Wheat Ridge. The plan calls for Wadsworth, designated as
a primary commercial corridor, to be redeveloped with higher density , mixed use nodes. The
plan calls for the City to create mixed use zoning and encourage redevelopment of key sites on
Wadsworth.
Potential Development Scenarios
The purpose of the Study Session on July 18 is to gain feedback from City Council about the
City's desired future for this site. Initial design concepts from interested developers are
characterized by low-density, auto-oriented retail, which does not clearly coincide with the
adopted plans for the area, which suggest that the site should contain a mix of uses, high quality
design, and medium to high density development.
The following section illustrates five different potential development scenarios for the site.
Option 1 (please see attached illustrative plan)
This is a good example of the low-density, auto-oriented commercial development that potential
developers seem most interested in for this site. The proposed plan includes a large retail anchor
(86,000 SF) as well as a grocery store ( 60,000 SF). The rest of the site is com posted of smaller
retail pads, including three drive-thru uses, one of which is located at the corner of Wadsworth
and 38th. The only use on the site is retail and this plan utilizes two adjacent existing multi-
family residential properties as part of the redevelopment.
2
Scenarios for SW comer of Wadsworth and 38th Ave.
July 18, 2011
Page 3
A preliminary analysis of this option suggests that it does not meet all of the goals for the site
outlined in the City 's plans. It also would not comply with standards in the MU-C zone district,
including:
• Separation requirements for drive thrus: The zoning requires a 500-foot separation for
two different categories of drive thrus -fast food drive-thrus and non-fast food drive
thrus. This means that a bank with a drive-thru (non-fast food) and a fast food drive thru
could be within 500 feet of each other, but two drive-thrus of the same type could not. It
appears this could be an issue for this site since there are at least two drive-thrus located
in close proximity.
• Build-to requirements: the proposed site layout does not meet requirements for buildings
to be built close to the primary street (the primary street could be an internal street or a
perimeter street, like Wadsworth).
• Maximum block sizes: this layout does not create a series of smaller blocks and would
likely not comply with the MU-C zone requirements for maximum block size.
Option 2 (please see attached illustrative plan)
This proposed plan is similar to Option 1 in that it focuses on low-density retail with several pad
sites. It offers some advantages that are not found in Option 1 since it has a more defined internal
circulation network, with a series of blocks, and it incorporates a multi-family housing
component toward the south. The plan includes a smaller retail anchor (25 ,700 SF) in the middle
of the site, proposed as a small grocery store. The corner of the site, at Wadsworth and 38th , is
proposed as a bank with a drive-through facility, and a gas station immediately to the south.
This option also does not comply with standards in the MU-C zone district, including:
• Separation requirements for gas stations: The zoning would not allow a new gas station
within 1000 feet of an existing gas station, and there is an existing gas station at the
southeast corner of Wadsworth and 38th Avenue.
• Separation requirements for drive-thrus (same as the discussion for Option 1 above)
• Build-to requirements (same as the discussion for Option I above)
Option 3 (please see attached illustrative plan and 3D view)
This option, suggested by the consultant for the 38th Avenue Corridor Plan, demonstrates how a
mid-box retailer (66,000 SF) plus smaller retail pads could fit on the majority of the site, with
multi-family residential at the southern end. It shows a similar program to Options 1 and 2 in that
it has a retail anchor with inline retail at the north, and multi-family at the south, but it illustrates
a different site design that orients buildings to Wadswmth and creates a more defined internal
network of streets/drives.
This design would likely comply with the MU-C zoning, especially since the retail is built close
to Wadsworth as the primary street. It would be possible for the internal north-south street to
serve as a pedestrian route through the site, though that street is almost entirely lined with
parking lots so it is not likely to be an environment that pedestrians would enjoy.
3
Scenarios for SW comer of Wadsworth and 38th Ave.
July 18, 2011
Page4
Option 4 (please see attached illustrative plan)
This option also has a mid-box retail anchor (60,000 SF) with some inline retail; however in this
scenario the retail is oriented toward an internal street as the focal point, rather than Wadsworth.
One potential advantage to this option is the ability to create a more pedestrian-friendly street at
the center of the development. One potential disadvantage is that retailers would not have as
much visibility from Wadsworth.
Option 4 also shows the possibility for an office use at the north of the site. Given the proximity
of the site to Exempla Lutheran, there is some market interest to place medical office at this site.
The footprint for the 2 to 3-story office building shown in this plan could also be a one-story
retail building with a floorplate of25,000 SF, which is typical for a small grocery store such as
Sunflower or Sprouts.
Option 5 (please see attached illustrative plan and 3D view)
This option shows a higher-density scenario with a true mix of land uses since it includes retail ,
office, and residential. The northern end of the site features low-density retail with surface
parking, anchored by a small25,000 SF grocery store. To the south, retail is oriented toward a
main pedestrian street that opens up to a large common green. This open space is lined by two
mixed use buildings, a multi-family residential building, and a parking garage with retail at the
ground floor.
The density in this option is only achieved through the use of structured parking. It presents the
possibility to have successful retail as well as a higher density, mixed use , pedestrian-oriented
environment at the center and south end of the site. While this option most clearly fits the City 's
goals for a mixed use development that will serve as a gateway along both Wadsworth and 38th ,
it is unclear whether the market would support this amount of density. The consultant for the 38th
A venue Corridor Plan has also suggested the possibility that a successful , pedestrian-oriented,
mixed use center could detract from the nearby Main Street sub-district on 38th.
Requested Policy Feedback
As staff talks with potential developers, it would be helpful to point toward an articulated vision
for the site that has City Council support. To that end, staff would like feedback on a few topics.
First, does City Council agree with the following assumptions about the site, which staff believes
are basic tenets that should guide design so that it complies with the City 's adopted plans and
economic development goals?
• The site should exhibit high quality design that will establish the development as a
primary destination in Wheat Ridge. This includes quality streetscaping along two of
the City's important corridors -Wadsworth Boulevard and 38th Avenue.
• The design should include an extension of the street network to create a network of
streets and blocks that are pedestrian-friendly.
• New development should contain a retail component since this is a primary
commercial corridor and one of few major redevelopment sites in the City.
Second, staff would like City Council 's input on the following questions:
1. To the extent that the project involves public participation , does the City want to require
4
Scenarios for SW corner of Wadsworth and 38th Ave.
July 18 , 2011
Page 5
mixed use for the site? This could mean retail and office, or retail and residential.
2. Does the Council want to restrict drive-thrus at the site, more than the MU-C zoning
already would? (the MU-C zoning allows drive-thrus as a conditional use as long as
separation requirements are met)
3. Does the Council want to require or encourage multi-story buildings (or at least 2-story
buildings) in order to meet the goals to best utilize the land and create more density along
Wadsworth?
Attachments:
1. Site/Ownership Map
2. Illustrative Plans -Options 1-5 with 3D Views of Options 3 and 5
5
ite Map with Ownershi~ ~
color represents a different owner '/ ;.:: •• ,
OPTION 1
SITE DATA :
SITFARFA
APPROXIMATElY 14 ACRES
AREA SUMMARY:
ANCHOR STORE
GROCERY
RETAIL SHOPS
DRIVE THROUGH PADS
TOTAL BUILDING AREA
P'ARKJNG:
(REQU IRED)
GROCERY/ANCHOR@ 5/1000
RETAIL SHOPS@ 5/1000
DRIVE THROUGH PADS@ 5/1000
TOTAl REQUIRED
PROVIDED
86.000 Sf
60.000 SF
19 900 SF
13.800 Sf 5700
179,700 Sf -
730STAllS
100 STALlS
69 STALLS
899 STALLS
899 STALLS
GROCERY
60,000SF
LL ANCHOR
STORE
86,000SF
\11111111 1111111 111111
~~~
6 6 ~Tim
0 111 111111 10 UF'll
G+ttttllll t0 ~ ~ I
0 I IIIII ~H1J Gl ~ H111D
232 STALLS
OtH+ttH H-0 GH tH I H I 0
Gtt+H+H It 0 OH-
ffi]III!:H-D
11111 ~:::::::::: ~ GrrrfTITTITffi1
D-t 1-H-tHt-Hi}f H+~l H11HD -
~IHrHH1D
335 STALLS
0 1111 1111110111111111 ~ItO
0 111 11111110 ~ -
OtHtiHH IO ~
lliillLLW
OPTION 2
OPTION 3
• Retail -80,000 SF total
Re sidential -50 new units) J
'
• 35TII AVE
OPTION 4
~l t1 AYt
II Retail -84,000 SF total
Office -60,000 SF total
Gross FAR = 0.20
t
•
OPTION 5
liTH AVE
-
Ill Retail -70,000 SF total
Ill Office-80,000 SF total
Residential-95,000 SF total
(92 units)
Gross FAR= 0.35
35Tif t\1/E
'
,
' ...
OPTION 3: 30 (looking south from corner of Wadsworth and 38th)
~ ~ ' .. ... ~ ~ City of
.. ~Wheat~,.e ~PUBLIC WORKS ~
Memorandum
TO: Patrick Goff, City Manager .oA
FROM: Tim Paranto, Director of Public Works
DATE: July 11, 2011
SUBJECT: City Code Revisions
The Public Works Department suggests several changes to the City Code at this time. The
general purpose of the changes includes :
1. Reducing the current requirement of constructing curb, gutter and sidewalk in association
with certain building permits and land use actions
2. Reducing the need to obtain grading permits
3. Update some technical requirements
Curb, Gutter and Sidewalk Requirements
Section 5-45 of the City Code has historically been interpreted to require construction of public
improvements adjacent to properties where new buildings are being constructed and where
significant additions to existing bui ldings are being constructed. Section 26-412 requires that
public improvements be provided for all subdivisions.
The attached draft changes to Section 5-45 would limit the requirement for sidewalks on
pedestrian routes identified in the City Bicycle and Pedestrian Master Plan . It should be noted
that the adopted City Streetscape Design Manual provides for sidewalks on all collector and
arterial streets. While most of the collector and arterial streets are routes in the City Bicycle and
Pedestrian Mas ter Plan, several collectors are not. Curbs, gutters and sidewalks would only be
required if such improvements exist within the block on which the subject property fronts. The
draft ordinance also would eliminate the currently required escrow of funds when construction of
public improvements is not practical. The estimated cost of the required public improvements
would, instead , be paid as an impact fee to be used for construction of public improvements in
the City. The intent is to use the impact fees to fund sidewalk, curb and gutter projects, similar
to those previously provided by the "Missing Links Sidewalk Construction Program". Should
the City Council choose to implement an impact fee, the City Attorney will insert additional
language to insure compliance with the State Statutes.
The proposed changes to Section 26-412 would limit the requirement for construction of curbs,
gutters and sidewalks to new streets proposed with a subdivision and on adjacent existing streets
that are pedestrian routes identified in the City Bicycle and Pedestrian Master Plan.
Grading Permits
The existing City Code Section 26-623 requires a grading permit when more than 50 cubic yards
of dirt is excavated or imported. Typically, projects that require grading permits also require
building permits. To develop a less restrictive development environment, Staff is suggesting that
a grading permit be requi red only when one acre or more of a property is disturbed and the
activity is not associated with a building permit. Additional changes are recommended to assist
in compliance with the Stormwater Management Program. The permit bond insuring re-
vegetation of the site should also be increased to $20,000 to provide sufficient funding if City
involvement is necessary.
Technical Updates
Chapter 26 of the City Code should be amended to incorporate current requirements concerning
land use document submittals. The changes will provide the necessary documentation in
compliance with the City's adopted survey and GIS standards.
Attachments:
1. Proposed Amendments to Sections 5-45
2. Proposed Amendment to Section 26-412
3. Proposed Amendment to Section 26-623
4. Proposed Amendment to Chapter 26
Sec. 5-45. -Public improvements required.
(a) Applications for building permits shall be reviewed by the department DIRECTOR of public
works to determine whether the proposed construction will require the installation or
construction of public improvements including, but not limited to, street paving, curbs, gutters,
sidewalks, drainage facilities, or other public improvements as may be required by THIS
ordinance or the subdivision regulations .
(b)
(c)
(D)-t-1}
(E)~
(F)(d)
If it is determined by the department DIRECTOR of public works that any such public
improvements (INCLUDING, BUT NOT LIMITED TO, DRAINAGE, TRAFFIC, STREET
CONTINUITY, CURB, GUTTER AND SIDEWALK, RELOCATION OR UNDERGROUNDING
OF UTILITIES, STREET LIGHTING, ROADWAY CONSTRUCTION) are necessitated by the
proposed construction based upon the specific adverse effects created by the proposed
construction, includin~. but nat limited to, draina~e. traffic, street continuity, cure, ~utter and
sidewalk, relocation or under~raundin~ of utilities, street li~htin~. roadway construction), the
department DIRECTOR of public works shall so inform the building official, and in such event
a condition shall be inserted in the building permit which shall require the construction of such
public improvement or public improvements by the property owner and the dedication thereof
to the city. All such improvements are to be constructed in full compliance with the city's
engineering division regulations , design standards and construction specifications. The cost of
any such improvements shall be borne by the property owner, and the construction thereof
shall be at the sole cost, risk and expense of the property owner, subject to the provisions of
any applicable city ordinance, regulations or policies. Subject to the requirements of para~raph
(c) below THIS SECTION , failure to construct any such required public improvements shall
entitle the city to withhold any certificate of occupancy.
SIDWALKS SHALL ONLY BE REQUIRED ON STREETS IDENTIFIED AS PEDESTRIAN
ROUTES IN THE CITY OF WHEAT RIDGE BICYCLE AND PEDESTRIAN MASTER PLAN.
If it is determined by the department of public ·.varks, after consideration of the factors set forth
below that such public impravements may be placed at a later date. An escraw amount
equallin~ one hundred (1 00) percent of the estimated cost of the required public improvements
shall ee deposited with the city. The cost estimate will be prepared ey the en~ineering division,
eased upon current co nstruction costs prior to issuance of a building permit.
The installation of curbs, gutters and sidewalks and related roadway improvements may nat be
required where less than half of the properties on the stFeet e*tendin~ five hundred (500) feet
from the lot lines of the property in question, an both sides of the fronting street, have in
e*istence cures, ~utters and sidewalks . SHALL ONLY BE REQUIRED IF SUCH
IMPROVEMENTS ARE PRE-EXISTING ADJACENT TO ANY PROPERTY ON EITHER SIDE
OF THE STREET BLOCK ON WHICH THE PROPERTY IS LOCATED.
No curbs , gutters and sidewalks shall be required for a remodeling of an existing bu ilding .
f3}
Installation of cures, gutters and sidewalks would be impractical or economically
unfeasible or not in the best interest of the city at the time of issuance of the certificate
of occupancy.
In no event shall installation of curbs, gutters or sidewalks be required if the cost of installation
of such curbs, gutters, sidewalks and other improvements exceeds ten (1 0) percent of the cost
Attachment 1
(G)~
(H)~
of the building permit value. In this case , an escrow in the amount of ten (1 0) percent of the
value of the building permit shall be deposited with the city by the property owner prior to
issuance of a building permit for the impro'Jements .
In addition , the installation of curbs, gutters and sidewalks shall neither be re~uired nor allowed
upon any street designated as an e:Kempt local street in the city's comprehensi'Je plan nor shall
the department re~uire an escrow for public improvements.
In any such e'Jent , a de'Jelopment agreement shall be signed by the owner of the property ,
pursuant to the subdi'Jision regulations of the city, which de· .. elopment agreement shall remain
in full force and effect for ten (1 0) years from the date of e:Kecution by the property owner,
unless sooner released of record by the city .
If it is determined by the department DIRECTOR of public works, after consideration of the
factoFS set forth below that IN STALLATION OF such public improvements WOULD BE
IMPRACTICAL O R ECON O MICALLY UNFEASIBLE OR NOT IN THE BEST INTEREST OF
THE CITY AT THE TIME O F ISSUANCE OF THE BUILDING PERMIT, THE ESTIMATED
COST OF THE PUBLIC IMPROVEMENTS SHALL BE PAID TO THE CITY AS AN IMPACT
FEE TO BE USED TO CO NSTRUCT PUBLIC IMPROVEMENTS THROUGHOUT THE
CITY.may be placed at a later date . .A.n escrow amount e~ualling one hundred (1 00) percent of
the estimated cost of the re~uired public impro'Jements shall be deposited with the city. The
cost estimate will be prepared by the engineering di• .. ision , based upon current constR:161iaR
costs prior to issuance of a building permit.
Any owner, c ontractor or developer who is aggrieved by a decision of the Elepartment
DIRECTOR of public works requiring installation of such public improvements or escrowing
PAYMENT of funds in lieu of construction shall have the right to appeal the department's
DIRECTOR'S determination to the board of adjustment pursuant to sect ion 2-61 of the city's
Code of Law s.
I 29 96)
Sec. 26-412.-Required subdivision improvements.
A.
B.
c.
[Engineering specifications.] Engineering specifications for all improvements are to be specified
by the public works department.
{Approval required.} No improvements shall be made until all engineering plans are approved
and specifications for all permanent improvements have been reviewed and approved by the
department of public works and all applicable permits have been obtained.
Surface improvements.
1.
The following improvements shall be provided by the developer to the current
department of public works standards:
a.
b.
c.
d.
e.
f.
g.
h.
i .
j .
Permanent survey monuments, range points, and lot pins. Range boxes may
be acquired from the city.
Concrete curbs, gutters, and sidewalks. CURBS, GUTTERS AND
SIDEWALKS SHALL BE PROVIDED FOR ALL SUBDIVISIONS THAT
REQUIRE NEW STREETS. SUBDIVISIONS OF PROPERTY LOCATED
ADJACENT TO EXISTING STREETS WILL REQUIRE CONSTRUCTION
OF CURBS, GUTTERS AND SIDWALKS IF THE EXISTING STREETS
ARE DESIGNATED AS PEDESTRIAN OR TRAIL ROUTES IN THE CITY
OF WHEAT RIDGE BICYCLE AND PEDESTRIAN MASTER PLAN.
Paved streets.
Paved alleys (when platted).
Traffic control devices including, but not limited to street name signs and
signals.
Bridges, storm sewers, or open drainage channels and related facilities.
Installation of landscaping in areas held in common by a subdivision's
homeowners association.
Improvements required with the expansion of existing developments as
specified in section 26-421
Monumentation of right-of-way . City will furnish hardware.
Other improvements as specified by the director of public works or other
reviewing agencies.
Attachment 2
Sec. 26-623. -Excavation and deposit control.
A . Generally. FOR OPERATIONS WHEREBY A BUILDING PERMIT IS NOT REQUIRED PURSUANT TO THE UNIFORM
CODES ADOPTED BY THE CITY AND CONTAINED IN CHAPTER 5 OF THIS CODE: .
No deposit, GRADING, and/or extractive operation DISTURBING AN AREA OF ONE (1) ACRE OR MORE, OR LESS
THAN ONE (1) ACRE IF SUCH OPERATION IS A PART OF A LARGER COMMON PLAN OF DEVELOPMENT LARGER
THAN ONE (1) ACRE IN SIZE, shall be permitted in any district except in the manner prescribed herein. It is the intent and
purpose of this section to establish reasonable uniform limitations , safeguards and controls in the City of Wheat Ridge for the
conservation and wise utilization of property through deposit, GRADING, and/or extraction of soil, sand, gravel, rock, minerals,
CONCRETE OR ASPHALT PAVEMENT, and other similar resources MATERIALS. However, a primary intent and purpose is
to protect surrounding properties from adverse impacts, including, but not limited to, drainage problems, soil erosion, traffic
problems , changes in ground elevation relative to adjacent properties , etc., which may be created by such operations. All fees
shall be in accordance with those fees established by the Uniform Building Code.
ALL OPERATIONS SHALL COMPLY WITH ALL PROVISIONS IN CHAPTER 20-STORMWATER QUALITY AND
CONTROL OF THIS CODE, AND any AA-operation which is proposed for a parcel located within a 1 00-year floodplain shall
additionally comply with the Floodplain Zoning Ordinance, article VIII of this chapter.
B. MiRor 9*ea·~-atieR aRe fill pe1mit8.
1. ORe #a fifty (60) G~,JI:JiG yams. Ne permit is required for dumping or excavation of materials which does not exceed fifty
(50) cubic yards, pro•Jided, however, that any fill deposited is on natural terrain of less than three (3) to one (1), or such
fill is less than three (3) feet in depth and is not intended to support permanent structures, and such fill or excavation
does not obstruct er othel'\vise adversely affect any drainageway. Should any of the above standards be exceeded or a
drainage· .... ay be affected , a permit as required in subsection B.2 ., below, shall be required.
2. Fifty eRe (61) to fi~~e huRdR:Je (500) cubic yams. Dumping or excavation of earth materials not exceeding five huf~Gfea
(500) cubic yards may be allowed with a permit approved by the city engineer. Application shall be made to the public
works department on the appropriate form and shall be accompanied by the appropriate fee. A sketch plan indicating
the following information shall also be submitted:
a . Location and dimensions of all property boundaries and structures on the site.
b. Location and extent of areas to be filled or exca•Jated.
c . Location of existing and proposed drainageways , irrigation ditches, etc., and indication of how and '#here
historic runoff will be maintained on site.
d. Cross section of area to be filled or excavated , indicating original slope, new slope and depth of fill .
e. Statement which indicates the proposed use or purpose for said fill or excavation.
3. Fi~'e huRclFee oRe (601) to tweR#y theusaRe (20,000) cubic yams. Operations in which earth material fill or excavation
exceeds five hllndred (500) cubic yards but does not exceed twenty thousand (20,000) cubic yards may be allo•#ed by
a permit issued by the city engineer after reviewing an applicatien and supporting information submitted to the public
w o rks department. The following information shall be submitted with the required applicatien form :
Site plan, prepared by a registered professional engineer, at a scale of no less than one (1) inch to twenty (20)
feet, which illustrates the following :
a . Location and dimensions of all property boundaries and structures on the site.
b. Location and extent of areas to be filled or excavated.
c. Lecation of existing watei'\'Jays and drainage courses indicating any change. (For any site containing an
established irrigation ditch, a letter of approval from the appropriate ditch company or agency is required .)
d . Location of existing and proposed points of ingress/egress.
e. Location and extent of existing vegetati on , proposed changes in such vegetation and including methods to
rehabilitate the vegetation after filling.
f. A complete drainage and grading plan and report, if required, at the discretien of the city engineer.
g. Plans for wind and water erosion control during operations, and plans for rehabilitation anEI stabilization upon
completion.
4. Per:fo!maRGe staRdaFfls. The follo•Ning pmvisions shall apply to all minor excavation and fill permits:
a. Rehabili#atieR. Within thirty (30) days after the cessation of filling or excavation , rehabilitation of the site shall
have been completed in accordance with the approved plans. Rehabilitation shall consist of acceptable leveling,
grading, landscaping or any combination thereof to minimize potential erosion.
b . Deblis. Debris and/or contaminants shall not be useEI except when endorsed by the city engineer. For the
purpose of this section, the term "Eiebris" shall ha•.'e the same meaning as the terms "garbage," "trash" or "junk;-
as defined in the '.IIJheat Ridge Code of Laws, section 20 24 .
5. LimiteR pe1mit8. In no event shall a single pmperty receive accumulati•;e permits in excess of twenty thousand
(20 ,000) cubic yards within any consecutive tvJel•.'e month period, except as previEied under paragraph C., below .
C. Majer!aRC:Jiill aRe 9*Ga'.'atieR eeRtrolef)eFatieRs: Dumping, landfill and/or extraction operations which exceed twenty thousand
(20,000) cubic yards may be alloweEI in any zone Eli strict only by special use permit under section 26 11 4 . Sllch Eleposit-ar-
extrac tion of earth, sand, gravel , rock, minerals, broken co ncrete or broken asphalt or other s imil ar resources, and/or storage
thereof, are sllbject to the fo llowing co nditions. (In cases of isolation or llnUslJal characteristics of the operation or the location
thereof;-partia l waiver of these requirements Atl:~hd~:Jte~allJse permit may be isslJed for a period of time not to
eMceed one (1) year and may be renewed UJ30n written reEluest:
B. GRADING PERMITS. DUMPING, LANDFILL, GRADING, AND/OR EXTRACTION OPERATIONS WHICH DISTURB AN
AREA OF ONE (1) ACRE OR MORE IN SIZE MAY BE ALLOWED BY A PERMIT ISSUED BY THE ENGINEERING
MANAGER AFTER REVIEWING AN APPLICATION AND SUPPORTING INFORMATION SUBMITTED TO THE PUBLIC
WORKS DEPARTMENT. SUCH DEPOSIT OR EXTRACTION OF EARTH, SAND, GRAVEL, ROCK, MINERALS, CONCRETE
OR ASPHALT PAVEMENT, OR OTHER SIMILAR MATERIALS, AND/OR STORAGE THEREOF, ARE SUBJECT TO THE
FOLLOWING CONDITIONS. A GRADING PERMIT MAY BE ISSUED FOR A PERIOD OF TIME NOT TO EXCEED ONE (1)
YEAR AND MAY BE RENEWED UPON WRITTEN REQUEST:
1. Application. An application for SJ30Cial use GRADING permit shall be submitted to the community DEVELOPMENT
PUBLIC WORKS department and shall be accompanied by the appropriate fee and by engineered plans and drawings
which illustrate the following minimum information:
a. Certified survey of the site SHOWING EXISTING EASEMENTS AND RIGHT-OF-WAY with A corresponding
metes and bounds legal description FOR THE BOUNDARY ON THE CURRENT CITY DATUM .
b. Name and address of property owner(s) and lessee(s), both within the site and adjacent to the site's perimeter.
c. Location and el<tent of areas to be filled and/<lr Ol<Ga'lated A GRADING AND EROSION CONTROL PLAN
SHOWING THE LOCATION AND EXTENT OF AREAS TO BE FILLED AND/OR EXCAVATED, EXISTING &
PROPOSED CONTOUR LINES USING ELEVATIONS CONSISTENT WITH THE CURRENT CITY DATUM
DRAWN AT A SCALE ACCEPTABLE TO THE ENGINEERING MANAGER, AND ANY EROSION CONTROL
ITEMS REQUIRED PER THE STORMWATER MANAGEMENT PLAN.
d. A STORMWATER MANAGEMENT PLAN DEFINING BOTH CONSTRUCTION AND POST-CONSTRUCTION
BEST MANAGEMENT PRACTICES (BMP'S).
e. Drainage plan and report, which identifies el<isting 'Naterways and drainage courses, indicating any sl=tanges,
el<isting grades and J3roJ3osed finished grades, and method of maintaining historic drainage from the site, and
methods for controlling erosion from both wind and water during operations and upon comJ3Ietion DRAINAGE
REPORT AND PLAN IN CONFORMANCE WITH THE CITY'S SITE DRAINAGE REQUIREMENTS.
f. Location of existing and proposed points of ingress/egress.
g. Location of residences , structures, AND utilities and roadways within one quarter (~ile distance of LYING
INSIDE THE SITE in question AND WITHIN A FIFTY (50) FOOT PERIMETER ADJACENT TO THE SITE.
h. Location and type or 13erimeter fencing NAME, LOCATION, AND SURFACING OF ALL ROADWAYS BOTH
WITHIN AND ADJACENT TO THE SITE TO BE USED FOR HAULAGE.
i. Location and surfacing of all roads both-within and acljacent to the site to be used for haulage SCHEDULE OF
OPERATIONS, INCLUDING COMPLETION DATE.
j. Location and character of 13roposed lighting on the site COPIES OF ANY PERMITS ISSUED BY THE STATE
OF COLORADO REQUIRED FOR THE OPERATION.
k . Schedule of operations, including completion date. COPIES OF ALL MATERIALS REQUIRED TO BE
SUBMITTED TO THE STATE OF COLORADO OR THE U.S. GOVERNMENT, WHERE SUCH AGENCIES
ARE INVOLVED IN PERMIT REVIEWS AND/OR APPROVALS.
I. Copies of all materials require a to be submitteEl to the State of GoloraElo or the U.S. Go11emment, where such
agencies are in'lol>~ed in permit re•Jiews and!or approvals.
2. Performance standards.
a. SetbaGk. Subject to maintaining a thirty foot setback from all property lines. Roads. Subject to operators
maintaining all haulage roads used in connection with this operation, under their control or ownership, as much
as possible in a dust-free condition . Such haulage roads shall not be established along existing residential
streets except as may be provided by a special permit. This shall not preclude collector or major streets from
being used for this purpose.
b. EROSION CONTROL. EROSION CONTROL PROVISIONS UTILIZED DURING OPERATIONS SHALL
ADHERE TO THE BMP'S IDENTIFIED IN THE STORMWATER MANAGEMENT PLAN.
c . FeRGiRg. The property containing the el<trasti'le operation shall be encloseEl by a V mesh, cyclo ne, chainlink, or
other similar type metal fence with a minimum height of seventy two (72) inches. Three (3) stranEls of barbeEl
wire shall be plaseEl abo'le the metal fencing anEl canted to a forty fi'le degFOe angle to the outsiEle . At such time
as the site has been rehabilitateEl in conformance with the reEluirements as contained herein , the fencing may be
remo\'eEl Drainage. DEBRIS AND/OR CONTAMINANTS SHALL NOT BE ACCUMULATED OR
DISCHARGED BEYOND THE PROPERTY LINE BY ANY MEANS OF TRANSPORTATION INCLUDING
THAT OF NATURAL DRAINAGE. THE OPERATION SHALL BE CONDUCTED SO THAT THE EXCAVATED
AREA WILL NOT PERMIT WATER OF A STAGNATED NATURE TO COLLECT OR REMAIN.
d. Ero&ieR 6<lRtrol. Pro'lisions for c ontrol of winEl ana water erosion Eluring operations shall be maEle ana followed.
\IIJinEl blown materials or sediment loaEls shall not be aiiO'tveEl to escape the site Site stabilization. ALL
GRADING PERMITS SHALL CONTAIN PROVISIONS TO STABILIZE THE SITE AS NEAR OR CLOSELY AS
IS PRACTICABLE TO ITS PRIOR NATURAL STATE OR CONDITION OR IN SUCH STATE OR CONDITION
AS THE ENGINEERING MANAGER MAY APPROVE. METHODS OF SITE STABILIZATION SHALL
ADHERE TO ALL BMP'S PER THE APPROVED STORMWATER MANAGEMENT.
e. DFaiRage. Debris and/or contaminants shall not be accumulateEl or disc hargeEl beyond-tAo property line by any
means of transportation including that of natural Elrainage . The operation shall bo condu~
Ol<ca·;ateEl area will not permit water of a stagnated nature to collect o r r emain.
f. UghtiRg. All Ol<terior lighting shall be in compliance with section 26 503
g. RehaiJilitafi.oR. All spesial permits shall santa in pre>Jisiens fur rehabilitation ef the property as near er slesely as
is prastisable te its prier natural state or somlitien er in sush state er senElitien as the sity oounsil may appre\'e.
Rehabilitation of tt:le site shall insluEle replasement ef topsail whish is spreaEl e>Jenly e•1er tt:le rehabilitateEl site te
a EleptR oomparable te that of aEljeining areas. Property net ultimately useEl klr lake purposes er strustures, ets.,
sA all be planteEl with trees , sA rubs, grasses er similar grounElse>Jer to presluEle erasion of tAo sail by eitt:ler winEl
or water.
3. Bond. To insure rehabilitation of the site as prescribed in subsection g ., above, there shall be required at the time the
original permit is issued a performance bond naming the city council of the City of Wheat Ridge as obligee in an
amount and type to be determined by the city engineer, based on and with consideration for the magnitude of the
excavation activities and rehabilitation requirements . In no instance shall the amount of the bond be less than five
thousand dollars ($5,000.00$20,000.00).
4 . Insurance. Every operator, before commencing operations, shall be insured to the extent of two hundred fifty thousand
dollars ($250,000.00) per person, one million dollars ($1 ,000,000.00) per occurrence against liability arising from
production, activities or operations incidental thereto conducted or carried on under or by virtue of any law, resolution
or condition imposed by these regulations , and such insurance shall be kept in full force and effect during the period of
such operations. including site rehabilitation . A certificate indicating protection by such insurance shall be filed with the
application for special permit.
5. Equipment. All equipment used shall be maintained and operated utilizing standard items, such as mufflers, filters , etc.,
as much as possible to eliminate noise, vibration, dust, etc .. which are injurious or substantially annoying to persons
living in the vicinity.
6. Hours of operation. All activities shall operate from 7 :00 a.m. to 5 :00 p.m . Operations shall not be permitted on
Saturdays, Sundays or holidays, UNLESS OTHERWISE APPROVED BY THE ENGINEERING MANAGER.
7. Tt:le sity spesifisally reserves tRe right to appre>Je , appro•.•e with oonElitiens, or Eleny spesial use permits for major lanGfill
anEl e)(sa•.•atien sentrel operations baseEl upon eYaluatien ef the proposal relati>Je te the criteria klr reYiew set forth in
SeGtien2~
I N Or fv L .... I ~ ( I ! fl} I 16 1 -b (}
June 14 ,2011
Amendments to Chapter 26
26-111-D.l.m Plan requirements:
m. followin g s upportive information may be required IN HARD COPY, IN ELECTRONIC FILE FORMAT,
OR BOTH:
I . FrNAL Drainage REPORT AND Pplan ;
2 . E le vations and pers pective drawings;
3. Traffic [mpact R-report.
4 . CIVIL CONSTRUCTION PLANS;
5. STORMWATER MANAGEMENT PLAN (SWMP);
6. STORMWATER OPERATIONS & MAINTENANCE MANUAL (0 & M MAN1J~L).
26-308-C-2. Form and content oftbe outline development plan:
p. METES AND BOUNDS Yeg al description (metes ood beuRds) OF THE TOTAL SITE INCLUDING
AREA, WITH SECTION TIES ON THE CURRENT CITY DATUM, IN CONFORMANCE WITH
CITY GEODETIC SURVEYING REQUIREMENTS. of total site, in e ludiR g BfeB.
26-308-D-2. Form and content of tbe final development plan:
a. METES AND BOUNDS l:,lcga l d escription WITH SECTION TIES ON THE CURRENT CITY
DATUM, IN CONFORMANCE WITH CITY GEODETIC SURVEYING REQUIREMENTS, of the
entire planned deve lopment, and if the final developm ent plan is for only a po rtion o f the s ite, a legal
d escription of that portion of th e site included within the final d eve lopm ent plan.
Sec. 26-403. Definitions:
C ity datum: Those three-dimensio nal co ordinate values es tabli shed durin g U1 e city monume ntation prog ram
STATE PLANE COORDINATE C ONVERSION PROGRAM for all quarter come rs, aRd SECTION CORNERS,
AND PERMANENT HIGH ACCURACY CONTROL (PHAC) POINTS within and adj acent to th e City of Wheat
Rid g e.
(additions to Sec. 26 -403 :)
GEODETIC SURVEYING: "GEODETIC SURVEYING" MEANS THE PERFORMANCE OF SURVEYS IN
WHICH MEASURE OR ACCOUNT IS TAKEN OF THE SHAPE, SIZE, AND GRA VITATlONAL FORCES
OF THE EARTH TO DETERMINE OR PRE-DETERMINE THE HORIZONTAL OR VERTICAL
POSITIONS OF POINTS, MONUMENTS, OR STATIONS FOR USE IN THE PRACTICE OF
PROFESSIONAL LAND SURVEYING OR FOR STATING THE GEODETIC POSITION OF CONTROL
POINTS, MONUMENTS, OR STATIONS BY USING A COORDINATE SYSTEM OR DERIVATIVE
TH.EREOF RECOGNIZED BY THE NA TlONAL GEODETIC SURVEY.
PHAC POINTS: PERMANENT HIGH ACCURACY CONTROL POINTS ESTABLISHED DURING
THE CITY OF WHEAT RIDGE STATE PLANE COORDINATE C ONVERSION PROGRAM BY AND FOR
USE IN GLOBAL POSITIONING SURVEYS.
Attachment 4
26-407-C. Form of final plat:
I. Maps of the subdivis ion plat s hall be drawn at not le ss than a scale of one (I) inch equals o ne hundred (I 00) feet
with th e usc of bl ack, waterproof dmwing ink and the outer dimensions of the map s ha ll be twenty-four (24) inches by
thirty-six (36) inches with a marg in of at least two (2) INCHES to be reserved a long the narrow left side of each
drawing, A MARGL"'I OF AT LEAST ONE (I) INCH ALONG THE TOP MARGIN, a nd a margin of at least one-
hal f (Yz) inch s ha ll be reserved around th e balance of th e drawing.
26-407-D. Contents of final plat:
(Four (4) cha nges and two (2) additions; s ix (6) total modifi cati ons for t hi s section)
2. Accurate dime nsions for all lines, angles, and curves used to de scribe boundaries, st reets, alleys, easements,_arcas
to be reserved for public use, a nd other important features. All c urves s hall be circular arcs and sha ll be defined by at
least three (3) eflhe fellewiftg: th e radius, central an g le , tftftgeftt; ARC LENGTH, CHORD LENGTH, AND
CHORD BEARING. All dimen sions, both linear and angular, arc to be de te rmined by an acc ura te control survey in
the fi e ld which mu st balance and close within a limit of at least o ne (I) in fifty th o usand (50,000). No final plat
s howing plus or minu s dimens io ns will be approved.
6. Total acreage and a surveyed METES AND BOUNDS legal description of the area, with SECTION tics kHwe
(2) seetie11 eer11ers IN CONFORMANCE WITH CITY GEODETIC SURVEYING REQUfREMENTS.
Coordinates for all section corners, 8f*i.; QUARTER-SECTION CORNERS, AND PHAC POINTS used will
SHALL be consistent with th e CURRENT City of Wheat Rid ge Datum and are available from the public works
department.
8. MONUMENTS:
i. A description of all monuments THAT MARK TilE BOUNDARIES OF TilE PROPERTY, both found
a nd set, and a description of all control monuments used in conducting the s urvey.
11. RIGHT-OF-WAY SURVEY MONUMENTS SHALL BE ESTABLISHED PER CITY OF WHEAT
RIDGE STANDARD SPECIFICATIONS FOR ALL NEW ROADWAYS OR RELOCATION OF
EXISTING ROADWAYS, AT ALL NEW ROAD RIGHT-OF-WAY CENTERLINE
INTERSECTIONS, CENTER OF RADIUS FOR CUL-DE-SACS, AND AT THE END OF THE
CENTERLINE FOR DEAD END STREETS. RIGHT-OF-WAY SURVEY MONUMENTS MAY
ALSO BE REQUIRED AT ROADWAY CENTERLINE POINTS OF CURVATURE, POINTS OF
REVERSE OR COMPOUND CURVATURE, AND POINTS OF TANGENCY, AS DETERMINED
BY THE DEPARTMENT OF PUBLIC WORKS.
111. Coordinates for all control mo numents used will SHALL be consistent witb the CURRENT C ity of Wheat
Rid ge datum.
9. A stateme nt by the IBflEI s1:1rveyerTHE COLORADO LICENSED PROFESSIONAL LAND SURVEYOR th at
the s urvey was performed by him o r under his direct respons ibility, superv is ion, and c hecking, and in accordance with
a ll CITY OF WHEAT RIDGE REQUIREMENTS AND applicable Colo rado Statutes. current revised edition, as
amended. THE PROFESSIONAL LAND SURVEYOR SHALL PROVIDE A STATEMENT OF ACCURACY
WHICH CERTIFIES THE ACCURACY AND CONFORMANCE OF THE FINAL PLAT DOCUMENT TO
ALL APPLICABLE STATE LAWS AND REQUIREMENTS SET FORTH HEREIN.
• Two (2) Additions:
17 . ALL ITEMS ON THE CITY OF WHEAT RIDGE GEODETIC SURVEYING REQUIREMENTS FOR
FINAL PLATS SHALL BE ADHERED TO AND PROVIDED ON THE PLAT.
18. THE P URPOSE, WIDTH, LENGTH, AND LOCATION OF ALL EASEMENTS AND ALL ABUTTING
EASEMENTS SHALL BE CLEARLY LABELED AND IDENTIFIED. IF ANY EASEMENT ALREADY OF
2 II 0718 Attachmcut Pub he lmprov Sec 26 Dave's changcs2 doc
RECORD CANNOT BE DEFINITELY LOCATED, A STATEMENT OF ITS EXISTENCE AND ITS
RECORD E D REFERENCE SHALL APPEAR ON THE PLAT TITLE SHEET.
26-407-E. Required supplemental reports.
3. Complete engineering plans a nd s pecifications SHALL BE SUBMITTED IN HARDCOPY AND MAY BE
REQUlRED lN AN ELECTRONIC FILE FORMAT ACCEPTABLE TO THE CITY for a ll public facilities to be
in stall ed, i.e., water and sewer utiliti es, traffic contro l devices, traffic calming features, s treets, street li g hts, street signs
a nd re lated public improvements, bridges, and storm drainage, including design analysis when requi red.
13 . A computer readable drawing OF TilE FINAL PLAT SHALL BE SUBMITTED on may be reEJHired te be
SHbmiHed en a fle~~y dislc CD-ROM, DVD-ROM, OR OTHER ELECTRONIC FILE FORMAT ACCEPTABLE
TO THE CITY. The informatio n shall be ON THE CURRENT CITY OF WHEAT RIDGE DATUM lN .
C ONFORMANCE WITH CITY GEODETIC SURVEYING REQUIREMENT STANDARDS AS
ESTABLISHED BY THE PUBLIC WORKS DEPARTMENT, be compatible with the c urrent AHleeaEI release
C ITY MAPPING SOFTWARE AND LAYERING STANDARDS, and include, but not li mited to, SECTION
TIES, lies lea miAiFRHRl eftwe (2) seetie11 (la nd) earners, C ONTROL MONU MENTS, exterior boundaries, interior
lot lines, easements. rights-of-way (existing and p roposed), a ll to include bearings and distances.
• Two (2) Additions:
18. A CLOSURE REPORT FROM THE PROFESSIONAL LAND SURVEYOR CONTAINING THE
C LOSURE CALCULATIONS AND ERROR OF CLOSURE WITH AREA (ROUNDED TO THE NEAREST
SQUARE FOOT) FOR HIE SUBDIVISION BOUNDARY.
] 9. A COPY OF THE CITY GEODETIC SURVEYING REQUIREMENTS CHECKLIST, C OMPLETED
AND INITIALED BY THE PROFESSIONAL LAND SURVEYOR CERTIFYING TilE PLAT.
26-412-H. "As-built" plans.
I . In conjunctio n with the required drain age certi ficat ion , the owne r w ill furnish the city, free of charge, A
HARDCOPY, SIGNED AND SEALED BY THE ENGINEER OF RECORD, OF THE drawings a nd
specifications, including suppl emental drawings, relating to improvements, s howing them in their as-bu ilt
locatio ns ON THE CURRENT CITY OF WHEAT RIDGE DATUM.
2 . T h e as-built's sha ll be prepared and certified by a registered professional e ngineer in accordan ce with the
requirements of Wheat Ridge and prior to the city's issuance of the fir st certifi cate of occupancy in the
subdivision.
3 . AN ELECTRONIC FILE CONTAINING HIE AS-BUILTS SHALL ACCOMPANY THE SIGNED
AND SEALED HARDCOPY, AND BE FURNISHED IN A FORMAT COMPATffiLE WITH THE
CITY MAPPING SOFTWARE AND LAYERING STANDARDS ON C D -ROM, DVD-ROM , OR
OTHER ELECTRONIC MEDIA ACCEPTABLE TO THE CITY .
26-413-B. Subdivision Improvement Agreements.
I . T h e COMMUNITY DEVELOPMENT DEPARTMENT and the subd ivider s ha ll prepare an agreement in
substantiall y the form of Appendix B [on tile in the office of the city clerk], w h ich details the obligations of
the c ity and the subdivider, the es timated costs of publi c improvemen ts to the property and the amount of
letter of credit to be supplied by the subdivider.
3 1107 18 Attachment Public lmprov Sec 26 Dave's chru1 ges2.doc