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AGENDA
April 3, 2014
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on April 3, 2014 at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the Citv
of Wheat Ridge, Call Heather GeYer, public In/brtnation Qlficer at 303-235-2826 at least one iveek in
advance Qfa meeting i1'vou arc interested in participating and need inclusion assistance,
3. PLEDGE OF ALLEGIANCE
A. Case No. ZOA-14-01: An ordinance amending Chapter 26 concerning the Subdivision
Regulations and making cei-tain related amendments to chapters 2 and 5 in association
herewith.
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9
LWIRIDDIV
Commission Members Present:
Silke
Scott
M
:05 p.m, in the City Council
te, Wheat Ridge, Colorado.
art, Urban Renewal Manager/Economic
nt Manager
al I, City Attomey
aggoner, Recording Secretary
0
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2KNEMM
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Moner TIMMS and seconded by Commissioner OHM to
agenda. Motion carried 6-0.
1,11 Ell
ill
Commissioner OHM requested item #1 to be changed from Chair BRINKMAN to Vice
Chair OHM and the signature line to be changed from Anne Brinkman, Chair to Scott
Ohm, Vice Chair,
It was moved by Commissioner OHM and seconded by Commissioner TIMMS to
approve the minutes of February 20, 2014, with the proposed changed as requested
Planning Commission Minutes
March 20, 2014
by Commissioner OHM. Motion carried 4-0 with Chair BRINKMAN and
Commissioner DORSEY abstaining.
3
PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the of
No one wished to speak at this time.
A. Case No. ZOA-14-02: Amendment to Public
109 of the Municipal Code.
in Section 26-
This case was presented by Lauren MikulaL She :entered all ,pertinent documents into the
record and advised the Commission there �#as'jurisdiction to ' hear the case. She stated the
city staff has adopted a sustainability poilic'y and plan and the 'Community Development
department has considered how to red&c inefficiencies and waste, She reviewed the
staff report and answered questions from ComnlissJoners.
Commissioner POPP asked if all locations in W- have street addresses. Ms.
Mikulak stated only vacant land is not addressed.
Commissioner DORSEY stated delivered certified mail` an be verified. Ms. Mikulak
stated more letters can be delivered to citizens via first class mail.
Commissioner BUCKNAM asked if there was any legal jeopardy for claims of
undelivered mail. Mr. Dahl stated there is no legal requirement that letter notices be sent
via certified mail.
Commissioner OHM stated he has no objection to first class mail in place of certified
mail for the convenience of not having to go to the post office to pick up mail after work.
He suggested residents provide an email address and sign a statement of notification
preference by email. Ms. Mikulak stated addresses are pulled from the Assessor's
ownership records which is a reliable source of information. The records are updated
quarterly. She stated email` addresses would be difficult to track. The city website does
have a "Notify Me" feature for events and public hearings.
Chair BRINKMAN closed the public hearing as there were no members in the audience
to speak.
lama
YTIVINTSTUTUCUTInt
109 of Chapter 26 of the Wheat Ridge Code of Laws, concerning public noticin
requirements. I
Planning Commission Minutes
March 20, 2014
-2—
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A. Resolution 02-2014: Second Amendment to the 1-70/Kipling Corridors Urban
Renewal Plan.
The resolution was presented by Steve Art. He stated the first amendment/modification
to the plan was presented to Planning Commission on December 19, 2013, The project
includes tax increment financing (TIF) and is therefore called a significant modification
to the plan. The first modification was for three parcels ,pp the southwest comer of 38"'
and Kipling. A purchase option has been acquired
W,"'Starbucks piece and it is to be
included in the plan and that is the reason for thesegg''d modification. The site includes
g p
the Family Thrift Shop, Clancy's Bar, Starbuckol;,0
xv.1-laircut and some smaller retail
and service industries on the site. The site is p"the ti'�"-",�'77,04' ipling Corridors Urban
Renewal Plan. The developer hired a consultant to do an it iri,a,c p " 1_t study for the TIF
funding and how the plan adheres to the Comprehensive Plan
It was moved by Commissioner OHM at
to adopt Resolution 02-2014, finding the
Corridors Urban Renewal :'
for the s
Street is in conformance wi" bat
Wheat Ridge.
C. """ Art stated th
proiedliany Urban
projects ll be
sh o uld bo Id be Can S,
should only co,
asked if it was
in front of City
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T4 17 9 OM ITS
Plan, Division
i and the attachments, and
. Art replied no,
for public heating on April 3 and April
ate Treasttrer has ruled that any time there is tax increment to any
J�cwal Plah%` t is considered a significant modification, All TIF
............
Planning Commission. Chair BRINKMAN asked if TIF
tlik decision making process. Mr. Art stated the Commission
'plan adheres to the Comprehensive Plan. Chair BRINKMAN
p ublic notice. Mr. Art stated yes, there will be a public hearing
with public input.
Chair BRINKMAN recommended the public be educated on what the commission can
and cannot consider as pail of the decision making process. Mr. Dahl stated the role of
Planning Commission is relatively limited in comparison to the Comprehensive Plan and
this can be explained in a staff report, Mr. Art agreed,
D. Commissioner BUCKNAM inquired about bringing some aspects of the building
code in line to the progressive approach. Ms. Mikulak stated the city is currently
Planning Commission Minutes -3—
March 20, 2014
operating under the 2006 international building codes. The 2012 building codes are to be
adopted by the end of the year.
E. Chair BRINKMAN stated she was approached about micro lots and small houses on
lots. Ms. Mikualk stated there are no minimum lot size requirements in the mixed use
zone districts. From a building envelope standpoint the only minimum size addressed in
municipal code is 24' X 36' for a Manufactured home. A planned building group (PBG)
would allow for multiple buildings on a single lot.
9. ADJOURNMENT
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It was moved by Commissioner TIMMS and seconded by Commission
110M to adjourn the meeting at 7:38 p.m. Motjm�c�ed 6-0.
Anne Brinkman, Chair
Planning Commission Minutes
March 20, 2114
City of
��Wh6z�kp
,j,dge PLANNING COMMISSION
CommuNiTy DEwwrximm J,, LEGISLATIVE ITEM STAFF REPORT
MEETING DATE: April 3, 2014
Z PUBLIC HEARING Z CODE CHANGE ORDINANCE
Case Manager: Lauren Mikulak, Planner 11
Date of Preparation: March 21, 2014
ZOO- 1&4 -01 / Subdivision Regulations
this occurs within an infill or redevelopment context, so tile proposed amendment seeks to align
the City's regulatory environment with these physical realities. The amendment provides
simplified review procedures, more administrative review. clear design standards, uniform and
defensible exactions and fees, and improved organization.
'The proposed ordinance was reviewed by the Planning Commission at a study session on
February 6, 2014 and by City Council at a study session on March 17. 2014.
Overview of proposed amendments
Staff is proposing to repeal and reenact Article IV. This trierno includes an overview of the three
central amendments that are proposed. 'These relate to subdivision review. parkland dedication,
and public improvements.
Subdivision Review
Currently, the code identifies five different types of plats and three different processes for review.
The applicable review process depends on the number of lots and whether or not right-of-way
dedication is involved. Administrative review is limited only to two-lot consolidations or lot line
The proposed ordinance features a simplified classification of subdivisions with more
administrative review. Based on feedback from the Planning Commission and City Council
study sessions, the ordinances retains three levels of review, but redefines these three groups as
administrative, minor. and mq:Jor subdivisions. Tile table below outlines the three classifications
and respective review procedures.
'The proposed amendment expands the class of plats eligible for administrative review to include
those involving 3 lots or fewer. This is recommended as all appropriate change in large part
because a subdivision plat is a technical document that does not change the underlying land use
entitlements. 'File proposed review structure is more conservative than several other
ZOO -1 -0 i Subdivision Regulations
communities in the metropolitan area that depend on administrative review for a broader class of
subdivision applications.
Regardless of size, any application with a variance or waiver request will automatically be
processed as a major subdivision requiring review by Planning Commission and City Council.
This is consistent with current practice and ensures that administrative review remains entirely
objective—approval is all but certain if proposed lots meet the requirements of the subdivision
regulations and underlying zone district and can be served by utility districts.
Parkland Dedication
Park dedication is currently required for all new residential subdivisions or development and
is based on the assumption that additional residents create additional demands on parks, open
space, and recreational facilities.
In the proposed ordinance, the parkland dedication provisions are significantly revised to meet
two primary goals: ensuring the requirements are aligned with standard planning practice and
ensuring the requirements can be implemented more consistently and objectively, To this end,
the ordinance includes three fundamental changes: how land dedication is calculated. how fees-
in-lieu of dedication are calculated, and whether or not an applicant can seek relief, ,
Up to now, the land dedication formula has been based on 0.1 C acres per dwelling unit. The
revised calculation is based on projected population, This type of metric or density multiplier is
more common and is more defensible because it is related to actual impact.
ZOA- 14-01 /Subdivision Regulations
Residential 2.12**
Within '/.,-mile of transit 1.7
Within all urban renewal area 1.7
Within a mixed use development 1.7
Senior housing 1.5
I i)efinitions for each categoti are provided in section 26-414.
** 11iis number is based on the cAN -N\ ide average household size. it will not be
codified so it can be upated annually based on census data.
Through the use of reductions, relief can be offered to broad classes of development instead of
assessed on a case-by-case basis. Based on these categories, higher density projects will no
longer be penalized by having to provide a disproportionately high land dedication. In addition.
reductions will help to incentivize or direct higher density and mixed use development to
appropriate areas of the City as identified in adopted plans. In the same spirit. this type of
incentive supports the regionally adopted goal of locating fifty percent (50%) of all new housing
units in designated urban centers; the City has two designated urban centers--along Wadsworth
and the Northwest Subarea.
Public hnP•oveinents
Public improvements can include but are not limited to the installation of curb. gutter., sidewalk.
drainage facilities, amenity zones, utilities. street lights, and paving. Provision of public
improvements (or a fee- it's -lieu) is a condition of approval for certain types of subdivisions and
development where adjacent improvements are substandard or nonexistent. There are several
references that authorize this requirement. including the subdivision regulations. S1ree1scq1?e
Devi,qn 14(intiul, and section 5-45 Of the Municipal code (related to building permits).
Because these three documents have been updated separately and incrementally, staff has
struggled to consistently implement public improvement requirements and to reconcile
inconsistencies. New development is subject to public improvement requirements based on tile
size of the development. the classification of adjacent streets, and the presence of similar
improvements on the subject block. For subdivisions, the required public improvements have
been less clear in the code and among residential projects (new lots or new homes) the code has
created inequities. For example. a residential lot split on a local street can result in no need for
improvements, but the same project on a bike/ped route can require thousands of dollars' worth
of improvements. This difference is simply by virtue of location not of project scope.
With these issues in mind, the ordinance includes a revised approach to public improvements that
meets three goals: ensuring consistency when requiring public improvements or fees-in-lieu for
;ZOO -14 -01 / Subdivision Regulations
plats and pert supporting the City's goals of providing bicycle and pedestrian facilities, and
promoting tair and equitable requirements and fees.
Project Type
Any project with new public
Required Streed Streetsc!ee litterovements
An applicant must build the new street to current city standards.
streets
The timing of constrLICti011 is determined by a subdivision
improvement agreement or is deferred with a development
covenant.
Multifamily residential or
An applicant is responsible for all strectscape improvements if
commercial
frontage does not meet current right-of-way standards.
Applicants are required to construct improvements or pay a fee-
in-lieu based on the decision of the Public Works Director.
If fees are paid in lieu of construction, they are calculated for the
specific improvements that would otherwise be built and are,
based on an engineer's estimate of all removal and installation
costs.
An applicant is responsible far curb, gutter, sidewalk. In most
circumstances applicants may choose to build the improvements
or pay a fee-in-I ieu. Where construction would be impractical an
applicant may be required to pay the fee-in-lieu.
If fees are paid in lieu of construction, they are calculated based
on the linear frontage of the lot and the cost of curb, gutter, and a
5-foot attached sidewalk (the mininnum local street standard),
Where partial improvements are existing, the flee will be
The Bic�ycle tindPedestritin Alaster Plan (2010) outlines a need for more complete streets and
enhanced bicycle and pedestrian facilities in the City, including curb, gutter, and attached
sidewalk (at a minimum) on all local streets. The proposed approach eliminates a series of
confusing and conflicting provisions, and it ensures that all residents and developers bear an
equal and proportionate cost of enhancing the city's roadways.
Because the single- and two-family fee calculation represents a development fee that will apply
uniformly to a broad class of projects, an impact fee study is included as an attachment to this
ZOA- 14-01 / Subdivision Regulations
report. The study documents the fee calculation and establishes a legislative basis for such
requirement. Staff estimates the single-Awo-family fee t()r installation of curb, gutter. and
sidewalk is about $52 per linear foot. Fees will be based on prevailing costs and may rise or fall
accordingly. For a typical 75-foot wide R-2 zoned lot, the resulting fee would be $3900.
other atnenthnents
In addition to the three major revisions described above, the attached ordinance also includes the
following changes:
• Subdivision design standards are consolidated and reorganized to ensure appropriate
infrastructure, connectivity and logical lot layouts.
• Certain sections are reordered for clarity and for consistency with other articles in the
zoning code.
• The street naming and numbering regulations are removed from Article IV and relocated
to Article V1 of Chapter 26 (supplementary regulations) because they apply to all
development within the City.
• The definitions section is updated and includes the addition of several new terms that are
related to the subdivision process.
• Outdated quantitative standards are removed from the coder where these standards are
still relevant they will be provided by the Community Development or Public Works
Departments.
• Appendix A is removed from Chapter 26. 'rhis includes an outdated fee schedule that
was codified in 2003. Current administrative fees associated with development
applications are maintained in the Community Development Department.
• All references to the subdivision regulations throughout the code of laws are updated to
reflect the changes within Article IV,
RATIONALE FOR AMENDMENT
The purpose of this code amendment is to establish a more logical and efficient review
procedure. and to update subdivision regulations to reflect the infill environment of the City of
Wheat Ridge. Ultimately, the proposed ordinance supports City goals by creating a regulatory
environment that is reasonable. efficient, contemporary. and predictable.
RECOMMENDED MOTION:
*1 move to recommend approval of the proposed ordinance amending chapter 26 of the Wheat
Ridge code of laws, concerning the Subdivision regulations and making certain related
amendments to chapters 2 and 5 in association therewith."
Exhibits:
I . Proposed Ordinance
2. Streetscape Impact Fee Study
ZOO -14 -01 / Subdivision Regulations
CITY OF HEAT R IDG E, COLORADO
I NTROD UC ED : . COU MEM 2 ,
C OUNCI L B I NO
.. .
ORDINAN
Seri $ ! ..
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NOW THEREFORE BE y ORDAINED B COUNCIL OF THE
OF WHEAT R COLORADO: ..
S ection : Article ° of Chapter 26 o f the od is hereby -peale . in its entirety
a nd - enacte to read as f o ll ows -
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7. To provide open space and recreation facilities for residents.
8, To establish consistent and reliable land records and monumentation.
9. To provide a process for review and substantive requirements for approval.
Sec. 26-402. — Applicability.
A. Jurisdiction. These subdivision regulations shall be applicable within the following
areas*
I All land located within the City of Wheat Ridge.
2. Land in the process of annexation to the City of Wheat Ridge.
3, All unincorporated land located within three (3) miles of the corporate limits of tl I
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City of Wheat Ridge for major street plan purposes when a major street plan ha
been approved in accordance with the requirements of C.R.S. • 31-23-212.
C. Exemptions, This article shall not apply to the following
t S shall
*r diminish such private restrictions, and the existence of such private restric ion
neither enhance nor diminish the application or enforceability of these regulations.
As used in these regulations, the following words shall be interpreted and defined in
accordance with the provisions set forth in this article
Adjacent property owners: Those persons who are shown in the then current records
of the Jefferson County Assessor, as owning real property adjoining the land being
proposed for subdivision platting; disregarding intervening public streets, alleys, or other
public right-of-way;.
•• • �►• • •
Waiver A waiver is a permitted exemption or reduction from a design principle or
required improvement based on the specific conditions, circumstances or design
context • a development proposal.
B. Minor plat.
1. Any subdivision, consolidation, or lot line adjustment meeting all of the following
criteria:
C. Majorplat.
I . Any subdivision, consolidation, or lot line adjustment that does not meet the
definition of an administrative or minor plat, including any plat with a right-of-wa
vacation or dedication of new or full-width public streets, I
2. Review and approval of a major subdivision plat requires two (2) public hearings;
the review procedure is outlined in section 26-406.C.
Sec. 26-406. — Review procedures.
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8, No building permits shall be issued until the plat is recorded.
E, Review considerations, Decisions on subdivision applications are technical and
non-discretionary in nature. The regulations and standards of this article shall be use4
ON
1. Appeals may be filed by the applicant or property owner.
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2. Incorrect seals.
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4. Monumentation incorrectly noted, drawn ♦ missing,
5. Incorrect • missing bearings and/or dimensions on the drawin
• Missing • incorrectly displayed arrows or symbols.
7. Street name changes or corrections. •
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The redivision of any lot, tract, or parcel or the relocation of public streets within an
approved subdivision shall be considered a resubdivision or replat and shall require a
new application subject to the procedures described in section 26-406.
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iii. Shall not be in conflict with the comprehensive plan • the spirit of
approved policies and regulations and
iv. Shall not endanger public safety.
Sec. 26-410. — Application contents.
A. Application contents. A complete subdivision application shall include:
d. Stormwater management plan (SWMP);
e. Stormwater operations and maintenance manual (O&M Manual);
f. Civil construction plans;
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2. Graphical information,
a. All items on the City of Wheat Ridge geodetic surveying requirements for final
plats shall be adhered to and provided on the plat.
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V Graphical representation of property boundary consistent with legal
description.
j. Identification • zoning within and adjacent to subject property,
k. Identcation • areas reserved for future public acquisition,
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1, Extent of 100-yearfloodplain and floodway, if applicable,
m. Legend, north arrow, and scale (not to exceed I" = 1 00')
1, All lots shall be developable and capable of being built upon, Where
undevelopable tracts are necessary for purposes other than building, the plat
should designate the tract and identify the purpose, maintenance, and ownership
ofsuch,
2. Lots shall meet all applicable zoning requirements.
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b. Use of a flag lot design is necessary for effective development of land,
c. The proposed design does not negatively affect public safety and includes
clearly defined access for private use and for emergency service.
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1 . In all subdivisions, the vehicle access and circulation system shall accommodate
the safe, efficient, and convenient movement of vehicles, bicycles, pedestrians
and transit through the development as well as to and from adjacent properties
and land uses.
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Sec. 26-412. — Street design.
A. General.
4, Fire apparatus access roads shall comply with the requirements of the-
appropriate fire protection district.
5. Street names shall conform to the standard metropolitan grid pattern, as outlined
in section 26-639,
G. Connectivity.
IN
a. Street and alley rights-of-way shall conform to the city's current standards for
width, grade, and design as determined by the public works department.
a. Dead-end streets, with the exceptions of cut-de-sacs, shall be prohibited
unless they are designed to connect with future streets in adjacent land that
has not been platted, in which cases a temporary cul-de-sac bulb shall be
required. The "eyebrows" of temporary cul-de-sac bulbs shall be designated
as tracts on the plat.
a. Reverse curves on arterials shall be joined by a tangent section at least two
hundred (200) feet in length. Reverse curves on collectors shall be joined by
a tangent section at least one hundred (100) feet in length.
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6. Grade and Topography.
a. Streets shall be designed to bear a reasonable relationship to the topography
• the land to the maximum extent feasible.
W. The maximum grade by street classification shall not be exceeded; maximum
grade is determined by the public works department.
Sec. 26-413. — Dedications and exactions, general provision
A, Plat dedications. i
1. Dedications of rights-of-way for public streets, utility easements, drainage and
maintenance easements, and other interests required under the provisions of this
article shall be made by the subdivider on the plat unless otherwise directed by
these regulations or city council.
Sec. 26-414. — Dedication of public parks and sites.
A. Public parks and trails.
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iii. Replatting or redevelopment that results in an increase in the number of
dwelling units.
b. Exemptions, Nursing homes and similar confined care or skilled nursing
facilities are exempt from the requirements of this section.
4. Requirement for parkland dedication.
a. Land dedication or cash-in-lieu required. The owner/developer of land to
which this section applies shall, at the option of the city, either:
i. Residential development: citywide average household sill
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v. Housing for seniors'. 1.5 persons per dwelling unit
1 . Dedication of sites for public use, such as schools and fire stations, shall be
delineated on the final plat with appropriate dedicatory statements on the plat.
Z At the discretion of the public agency requiring the dedication, cash in lieu of land
dedication may be required. The cash-in-lieu fee shall be equivalent to the full
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market value of the acreage required for park land dedication, Value shall be
based on anticipated market value after completion of platting and construction
public improvements.
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1. Any subdivision application including a request for right-of-way vacation shall be
processed as a major subdivision in accordance with sections 26-406 and 26-
11&
2. Right-of-way vacations by plat shall be noted as being "hereby vacated by this
plat."
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1. Easements vacated • plat shall be noted as being "hereby vacated and
released by this plat."
2. Easements requested to be vacated separately from a plat application may be
processed as error correction, The applicant shall include written and notarized
approval from affected property owners and utility agencies, See section 26-407
C. Separate sheets for vacation and rededication may be necessary for clarity,
Sec. 26-417. — Required public improvements.
A. Applicability. Provision • public improvements may be required as a condition of
approval of a subdivision or development application.
B. Compliance with city standards.
C. Types ofpublic improvements:
I . Street andlor streetscape improvements, Construction of street improvements
payment in lieu is required only for certain types of subdivision or development
applications as outlined in subsection E below. Street improvements include, b
are not limited to, the following- �I
raved streets.
• Paved alleys (when platted).
c. Curbs and gutters,
d. Sidewalks, attached • detached,
e. Streetscape enhancements, including but not limited to -street lights, amenity
zones, and street furniture. Refer to the city's Streetscape Design Manual.
f. Traffic control devices, including but not limited to street name signs and
signals,
h. Other improvements as specified by the director of public works or other
reviewing agencies.
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1. Applicable projects. The provision of street and/or streetscape improvements
may be required as a condition of approval for any subdivision or development
application that results in the following:
c. New development or redevelopment, or
d. Additions that increase existing floor area by 60% or more.
iii If fees are paid in lieu of construction, the fee shall be based on an
engineer's estimate of the cost the public improvements that would
otherwise be built.
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Sec. 26-418. — Agreement and financial security for required improvements.
In the event that public improvements are required by section 26-417, an applicant shall
enter into an agreement with the City that clearly establishes the responsibility of the
subdivider/developer to construct any required public improvements.
1. With the subdivision improvement agreement, a letter • credit acceptable to the
city must be furnished by the subdivider to ensure the installation and
construction of the required improvements in a manner approved by the city and
in a reasonable period of time.
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2. The amount of the letter of credit shall be based upon an itemized cost estimate
prepared by the developer and approved by the city,
3. The minimum guarantee shall be for one (1) clearly defined block or one (1) filing
of the subdivided area. Each filing shall be clearly defined on the plat and be
addressed in the agreement.
i. The letter of credit may be from any financially responsible tender that is
not directly or indirectly owned or controlled by the subdivider,
5. The letter of credit shall be in effect for a minimum period of one (1) year
and shall be renewable for subsequent one-year periods at the city's sole
discretion.
iii. The letter of credit shall be such that the city is assured that the subdivider
has funds committed to the amount and for the purpose stated in the
agreement and that in the event of a default by the subdivider, the city
shall have available to it, upon demand, funds necessary to construct
any/or all of the public improvements and pay for the same.
a. Guarantee shall be held in perpetuity until released by the director of public
works.
The city may release portions of the letter of credit in increments of no less "
than twenty-five percent (25%) at the discretion • the director of public works
upon written request of the subdivider. In such case, an amended letter of
credit shall be required.
1. Where prior construction of required improvements under section 26-417 wou
be impractical and if it is recommended by the director of public works and the
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community development director, a development covenant may be entered in
by the City of Wheat Ridge and the owner.
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(1) The escrow has been held by the city for ten (10) years or more;
(2) Written notice and an opportunity for hearing before the public works director
shall be given by certified mail to the last known address of the developer;
(3) The director must find that the original purpose of the escrowed funds has
been or cannot be fulfilled,
RE
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Section 4. Section 26-106 of the Code, entitled "Review process chart" is
hereby amended to read:
TABLE INSET:
I re-A tication Final otes
0
--F ff pp� PC CC B
[Approval Requested Pre-Application Final Notes
Staff Neighborhood Staff PC CC OA�URPC
I-A
ART IV
Major Subdivision
x
H
H
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A deg;
Min
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§-26-404-9
Appeal to CC
Minor Subdivision
x
H
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ART IV
ADMINISTRATIVE
x
A
ART IV
SUBDIVISION
Min
A
x4a4tjC'
A
§46-440
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Section 6,. Section 26-110, subsection A of the Code, pertaining to public
dedications and improvements, is hereby amended to read:
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or develot)mer.
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D. Temporary permit for uses, buildings, signs and nonoperative vehicles.
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2. One-month temporary permit: The director of community development is
empowered to decide upon applications for temporary buildings, uses or sig
which would not otherwise be permitted in a particular district, without
requirement of a public hearing, under the following conditions I
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Section 11. Section 26-210, subsection B of the Code, pertaining to Residential-
Two A zone distri�t regulations, is hereby amended by the addition of footnote (h) as
follows:
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A I KI A A 1" 6 IZO 11 lr-- 1 1 M I RIN kM I IQ r4 JWME I at IQ I L# I.Q!! m NA I a WL I* R I I I I IFOI A
Section 14. Article VI of Chapter 26 of the Wheat Ridge Code of Laws,
concerning supplementary development regulations, is hereby amended by the addition
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6. Developments with multiple main structures, In cases where a single
development that is under common • unified control or ownership has more than
one (1) main structure, each such structure shall be assigned a single address
based upon orientation of the primary building access and with regard to the
normal grid system for address numbering.
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f. Where identical numbers are found on the same street, or on streets which
have the same number or name but different suffixes (Le, street, avenue,
Alace,
Section 16. Section 26-708, subsection A of the Code, pertaining to building
addresses, is hereby amended as follows:
A. Building addresses.
1 . House or building address number signs shall be consistent with section 245-
4444 --- E—. 26-639 of the zoning and development code.
Section 1.7. Section 26-709, subsection 13.g of the Code, pertaining to
. signs, is hereby amended as follows:
EN
building provisions of Q�apter
address 26, AFfiGIe-W-,-SeG-46-
number 444G- SEE § 26-639
signs
Section I$. Section 26-710, subsection 13,g of the Code, pertaining to
residential signs, is hereby amended as follows:
•
Section 19. Appendix A of Chapter 26, pertaining to a proposed fee schedule, is
hereby repealed.
Section 21. SeverabiliW, Conflicting Ordinances Repealed. If any section,
subsection or clause of this Ordinance shall be deemed to be unconstitutional or
*therwise 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
#,rovisions of this Ordinance are hereby repealed.
Section 22. 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 14th day of April, 2014, ordered published with Public Hearing and co�s`ide4t
on final passa I? e set for Monday, April 28, 2014 at 7.00 p.m., in the Council Chambers,
7500 West 29 Avenue, Wheat Ridge, Colorado.
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READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by
a to of — to —, this _ day of 2014.
SIGNED by the Mayor on this — day of 2014
Janelle Shaver, City Clerk
First Publication:
Second Publication:
Effective Date:
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Streetscape Impact Fee Study
City of Wheat Ridge, Colorado
Prepared March 19, 2014
City of
W heat Ridge
I. Introduction
The City of Wheat Ridge has identified a need for public streets to include (at a minimum) curb,
gutter, and attached sidewalk. This study evaluates a streetscape impact fee that will apply to
certain types of development for the purpose of financing curb, gutter, and sidewalk
improvements. A development fee or impact fee is a legislatively created, one -time fee that
applies to a broad class of development. Impact fees are a common means of generating revenue
to finance public improvements.
Local governments are specifically authorized by state statute (C.R.S. §29 -20- 104.5) to adopt,
calculate, and collect impact fees or other similar development charges for the purpose of capital
facilities. The purpose of this study is to establish a reasonable fee that meets three goals:
• Ensures consistency when requiring fees -in -lieu of construction for public improvements,
• Supports the City's goals of providing bicycle and pedestrian facilities, and
• Promotes fair and equitable requirements and fees.
II. Level -of- Service Standards for Public Streets
Among local streets in the Wheat Ridge, curb and gutter are intermittent and sidewalks are rare.
Even along arterial and collector roadways, sidewalks are sparse and segmented. Given these
existing conditions, the City's comprehensive plan, Envision Wheat Ridge (2009), includes
several goals and policies related to transportation. These address the City's desire to offer
expanded travel options, improve the bicycle and pedestrian network, provide multi -modal
connections, and identify funding sources to implement bicycle and pedestrian improvements.
In order to implement the comprehensive plan and promote high - quality streets, the City has
adopted two guiding documents. The Bicycle and Pedestrian Master Plan (BPMP) was adopted
by City Council by motion on August 9, 2010, and the Streetscape Design Manual (SDM) was
adopted by City Council on March 28, 2011 through Ordinance 1481. These documents
establish cross - sections and minimum design standards for public streets in the City. They also
affirm the policy goal of improving street infrastructure and accommodating all users and travel
modes within the right -of -way. While the cross - sections in these documents range in size and
amenities, the minimum standard provides curb, gutter, and a five -foot attached sidewalk.
III. Applicability of Development Fee
Funding for implementation of bicycle and pedestrian improvements continues to be a challenge,
but incremental improvements have been made with new development. Section 26 -417 of the
Wheat Ridge Municipal Code addresses public improvement requirements. Where adjacent
improvements are substandard or nonexistent, the provision of streetscape improvements can be
required as a condition of approval for any subdivision or development application that results in
one or more of the following:
a. Dedication or construction of new roads,
b. Platting of new lots,
c. New development or redevelopment, or
d. Additions that increase existing floor area by 60% or more.
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The code differentiates between construction requirements or fees-in-lieu for three categories of
development: projects with new public streets, projects for multi-fionily or commercial land uses,
and projects for single- or two-family homes. Of these, the third category is the subject of this
impact fee study.
IV. Calculation of Fee Amount
3. Sidewalks—This include the material costs for a sidewalk that is 6 inches in depth and 5
feet in width. For each linear foot this area is 0.56 square yards in size (5 feet - 9 square
feet).
4. Curb and Gutter—This includes the material costs for a standard vertical curb and gutter.
Table I on the following page shows the median cost of each component as determined by the
Public Works Department. These costs will be used to determine the streetscape impact fee and
will be adjusted annually based on price fluctuat�ions and inflation.
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Table 1. Streetscape Improvement cost per linear foot, as of March 2014
Appendix A includes the City's standard construction details that are associated with these cost
estimates. Using the costs outlined above, the following formula shall be used to determine the
street improvement fee for each applicable property:
(linear feet of public street frontage) x (streetscape improvement cost per linear foot)
V. Timing and Collection of Fees
C.R.S. §29-1-803 provides for the collection of land development fees and allows such fees to be
aggregated. All collected fees will be deposited into a city account dedicated for streetscape
improvements.
El
SY = square yard LF = linear feet
APPENDIX A
AT MAXIMUM 10' SPACING,
MINIMUM 5SPACING.
MEASUREMENT: LINEAR FOOT (LF)
PAYMENT: BY CG TYPE
J-�
A
T
kEt
VERTICAL CURB & GUTTER (CG) SECTION
SCALE: I-U'
DETAIL
CITY OF WHEAT RIDGE C-DOI VCG
CODE
DEPT, OF PUBLIC WORKS VERTICAL CURB AND c
ENGINEERING DIVISION
GUTTER (CG) SECTION
OR APPROVED SY SNN OW07
CDOT SEC
WR STD
A
IIB
CG2
61w
NA
CG2A
61
NA
CG2B
lolt