HomeMy WebLinkAboutWPA-06-01CITY OF WHEAT RIDGE CITY COUNCIL
RESOLUTION NO. 21
Series of 2006
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF WHEAT
RIDGE, COLORADO, ADOPTING AMENDMENTS TO THE WHEAT
RIDGE COMPREHENSIVE PLAN
WHEREAS, the City Council of the City of Wheat Ridge adopted amendments to the
Comprehensive Plan on February 23, 2004 and February 28, 2005; and
WHEREAS, the Comprehensive Plan amendments included areas outside the corporate limits of
the City as is permitted under state enabling legislation, and
WHEREAS, prior to annexation, a city must have in place a plan for the area considered for
annexation pursuant to C.R.S. 31-12-105; and
WHEREAS, said plan for areas outside the city boundary must be adopted annually; and
WHEREAS, it is the desire of the City to extend its Comprehensive Plan boundary outside the
corporate limits; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be amended by the
City from time to time; and
WHEREAS, Planning Commission has held a public hearing as provided by C.R.S. 31-23-208 and
Section 2-60 (b) of the Wheat Ridge Code of Laws; legal notice thereof duly published in the Wheat Ridge
Transcript on April 13, 2006; with a written recommendation forwarded to the City Council; and
WHEREAS, the City Council has held a public hearing as provided by Section 2-60 (b) of the
Wheat Ridge Code of Laws; legal notice thereof duly published in the Wheat Ridge Transcript on May 11,
2006.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Wheat Ridge,
Colorado, as follows:
That the City Council of the City of Wheat Ridge hereby adopts the amendments to the
Wheat Ridge Comprehensive Plan attached as Exhibit A.
2. An attested copy of this resolution shall be attached to the Plan amendment and a copy of
the Plan as attested shall be certified to Jefferson County, Colorado.
DONE AND RESOLVED THIS Tx111)day of
CITY COUNCIL MINUTES: May 22, 2006
Page -2-
F. RESOLUTION NO. 24-2006 - A RESOLUTION AMENDING THE
FISCAL YEAR 2006 GENERAL FUND BUDGET TO REFLECT THE
APPROVAL OF A SUPPLEMENTAL BUDGET APPROPRIATION IN
THE AMOUNT OF $5,000.00 FOR THE PURPOSE OF
ABATEMENTS OF BUILDING CODE VIOLATIONS.
Consent Agenda was introduced and read by Mr. Stites.
Mr. Gokey arrived at 7:05 p.m.
Motion by Mr. Stites for approval of the Consent Agenda; seconded by Mrs. Rotola;
carried 7-1 with Mr. Gokey voting no.
PUBLIC HEARINGS AND ORDINANCES ON SECOND READING
Item 2. Public Hearing on proposed Street Width Designation for 33rd Avenue,
Fenton Street - Depew Street.
Mayor DiTullio opened the public hearing.
Item 2 was introduced by Mr. Womble; Deputy City Clerk read the executive summary.
Tim Paranto, Public Works Director, presented the staff report.
Roger Palm, 3370 Depew Street, stated that the money be better spent on 35thAvenue;
only widen the street if the neighbors want it.
Mayor closed the public hearing.
Motion by Mr. Womble that a street width of 27 feet be established for 33`d Avenue from
Fenton Street to Depew Street; seconded by Ms. Berry; carried 8-0.
Item 3. Public Hearing on RESOLUTION 21-2006 -ADOPTING AMENDMENTS
TO THE CITY OF WHEAT RIDGE COMPREHENSIVE PLAN.
(Case No. WPA-06-01)
Mayor DiTullio opened the public hearing.
Resolution 21-2006 was introduced by Mrs. Rotola. Mrs. Rotola read the executive
summary.
Alan White, Community Development Director, presented the staff report. Public
Notice of this hearing has been provided as required by State Statute, but they went
beyond that and kept core groups of citizens apprised of neighborhood meetings and
sent them electronic versions of the addendum presented tonight.
CITY COUNCIL MINUTES: May 22, 2006 Page -3-
Dave Kuehn, 4198 Xenon Street, District Manager for Prospect Recreation and Park
District, is supportive of the amendment except for the trail along the east side of the
Applewood Golf Course. It is not in the best interest of the community to have a trail at
that location. He supported all the other amendments proposed with regard to trails.
Neil Jaquet, Coors Brewing Company, 311 10th Street, Golden, is against the trail on
the east side of Applewood Golf Course. The Golf Course is owned by Coors Brewing
Company and is leased to American Golf. They have persistent problems with liability
with the public coming onto their private property, especially on recreational trails.
Mayor DiTullio closed the Public Hearing.
Motion by Mrs. Rotola to adopt Resolution 21-2006 with the following amendment:
Delete the proposed trail adjacent to Clear Creek from approximately Eldridge to
McIntyre as shown on the Parks and Open Space Map; seconded by Ms. Berry; carried
7-1 with Mr. Gokey voting no.
Item 4. Public Hearing on request for a Special Use Permit to allow a private
transit facility for Casino Bus Transportation located at 7340 West 44"
Avenue.
(Case No. SUP-06-02/Casino Transportations)
Mayor DiTullio opened the public hearing.
Item 4 was introduced by Mrs. Sang; executive summary read by the Deputy City Clerk.
Mayor DiTullio swore in all persons intending to testify in this matter.
Meredith Reckert, Senior Planner, presented the staff report and entered
Comprehensive Plan, zoning ordinance, case file & packet materials, and digital
presentation into the record.
Craig Caldwell, 2725 S. Filmore Street, applicant, stated that the majority of his
customers are Seniors. They have trash receptacles on the buses and will clean up the
parking area. All the buses have restrooms. They have been doing this for 15 years in
the metro area and never had problems.
Jane LaPean, 4420 Teller Street, spoke in opposition. She was concerned about
traffic, trash, car alarms going off. Let's build something nice there. Wheat Ridge is not
going to make one dime off this.
Richard Doyle, 4491 Upham Street, representing the neighborhood, spoke to oppose
the Special Use Permit. Concerns included traffic congestion, vandalism.
He presented petitions against the Special Use Permit. We need something to
generate revenue for the City.
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of wHea, ITEM NO:
m REQUEST FOR CITY COUNCIL ACTION
~~CORADO
~icax;
70 p,'
COUNCIL MEETING DATE: May 22, 2006
TITLE: RESOLUTION 21-20069 A RESOLUTION ADOPTING
AMENDMENTS TO THE CITY OF WHEAT RIDGE
COMPREHENSIVE PLAN (CASE NO. WPA-06-01)
® PUBLIC HEARING ❑ ORDINANCES FOR 1ST READING (Date: )
❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2ND READING
® RESOLUTIONS
Quasi-Judicial: ❑
Yes No
11141
Community Development Director City Manager
EXECUTIVE SUMMARY:
In 2004 Council first adopted amendments to the City of Wheat Ridge Comprehensive Plan that
extended the City's planning or growth area to the area bounded by I-70, W. 32nd Avenue,
McIntyre Street, and W. 44th Avenue. In 2005 the same amendment with minor modifications was
adopted. The plan is commonly referred to as the "Three Mile Plan" which is required by state
statute prior to annexing any property. The Plan must be adopted annually.
The 2006 Addendum addresses the same area as before and adds areas to the north of I-70 in the
vicinity of Kipling and 50th Avenue which Wheat Ridge agreed to annex in an IGA with Arvada.
The 2006 Addendum addresses the new Kipling/50th Avenue and makes some changes to the west
area previously included.
Planning Commission recommended approval with amendments.
COMMISSION/BOARD RECOMMENDATION:
The Planning Commission held two public workshops on a draft of the plan on February 16, 2006 and
March 30, 2006.
At a public hearing held on April 20, 2006, the Planning Commission recommended approval with
amendments. The amendments are discussed below.
Staff recommended language concerning the IGA among the City, Prospect Recreation and Park
District and Cabela's/Metro District was recommended for inclusion. This language has been
included on Page 8 under the discussion of the Prospect District.
2. Staff recommended language concerning the formation of the Longs Peak Metropolitan District as
a provider of infrastructure and services within the growth boundary was recommended for
inclusion. This language has been included on Page 9 under Future Service Provision.
3. Based on public comment, a proposed trail segment was recommended to be added to the Parks
and Open Space Map. This trail connects W. 32 Avenue to the Clear Creek trail on the east side of
Applewood Golf Course. This trail is shown on the Parks and Open Space Map.
4. The Commission had considerable discussion about the future land use of the area between the
proposed Cabela's store site and Clear Creek. This is County owned land, the western portion of
which isn't developable and the eastern portion which is occupied by TMAC and the asphalt
recycling facility. Planning Commission recommended showing the future land use as Open
Space. This change is not shown on the map.
STATEMENT OF THE ISSUES:
Most comments received during the public work sessions with Planning Commission concerned
details of the Cabela's development proposal and should be addressed at the time of hearings on those
applications.
Two proposed trails are of concern to the underlying landowner. Coors has indicated their objection to
these trails and their unwillingness to dedicate easements or rights-of-way for them for liability and
safety reasons. They are requesting that these two trails be deleted from the Parks and Open Space
Map. (See Attachment 1.) The landowner has valid points about the second trail adjacent to Clear
Creek and staff recommends this trail be deleted. The golf course may change ownership and use in
the future and a trail connection might be appropriate. If it's in a plan it can happen; if its not in a
plan, it won't happen. Staff recommends keeping this trail on the map.
Staff originally indicated "Community Commercial" as the recommended future land use for the
County land located between the Cabela's store and Clear Creek. It is the site of TMAC and the
asphalt recycling facility. It could be part of the retail complex in the future, although not likely as a
stand-alone retail use. The "Community Commercial" designation would not preclude this from
happening. A "Public/Semi-public" designation would reflect the current use. A "Parks and Opens
Space" designation is fairly limiting. Staff recommends that the designation remain as "Community
Commercial" as shown on the Future Land Use Map.
Arvada commented that the plan is consistent with previous discussions and agreements. (See
Attachment 2.)
]Xomdev\Comp PlamComp Plan Addendum 2006 CAF.doc
ALTERNATIVES CONSIDERED:
Do not adopt the Addendum.
FINANCIAL IMPACT:
There is no direct financial impact in adopting the amendments. There may be potential future
revenue generated by any development occurring within the proposed urban growth boundary, but
there will also be impacts of providing services and infrastructure to serve that development. The
decision to annex any such development is discretionary, but the decision should be guided by
weighing the potential benefits to the City against the potential costs.
RECOMMENDED MOTION:
"I move to adopt Resolution 21-2006, A Resolution adopting amendments to the Wheat Ridge
Comprehensive Plan."
(Ifyou want to delete one or both of the trails as requested by Coors, add the following corresponding
amendment to the motion:)
"With the following amendment(s):
Delete the trail connecting W.32 ml Avenue to the Clear Creek trail on the east side of the golf
course as shown on the Parks and Open Space Map.
2. Delete the proposed trail adjacent to Clear Creek from approximately Eldridge to McIntyre as
shown on the Parks and Open Space Map."
Report Prepared by: Alan White
Reviewed by:
Attachments:
1. Letter from Coors.
2. Email from Arvada
3. Planning Commission Resolution
4. Resolution 21-2006, with Addendum attached
]9Comdev\Comp Plan\Comp Plan Addendum 2006 CAF.doc
Page 1 of 2
Alan White
From:
Jaquet, Neil [Neil.Jaquet@coors.coml
Sent:
Thursday, April 20, 2006 3:11 PM
To:
Alan White
Cc:
MacDonald, Don
Subject:
Addendum to Comprehensive Plan
Attachments: Trails.pdf
Alan,
I wanted to confirm our conversation of April 19 about the pending Addendum to the Wheat
Ridge Comprehensive Plan. I understand that plan will be considered by the Wheat Ridge
Planning Commission on the evening of April 20.
Map 5 of the Plan concerns open space and trails. Two trail proposed trail segments drew my
attention. The first lays along the south border of a newly constructed, Coors-owned reservoir,
on the extreme southwest corner of the Cabela's / Coors properties, annexed into Wheat
Ridge about 1 year ago. The map shows the trail alignment along the south side of that
reservoir (Lake B-5), then turning north along the east side of Applewood Golf Course. I've
shown this as Area "1" on the attached PDF.
The second trail segment of concern extends west on the north bank of Clear Creek, from a
point at about the Eldridge Street alignment (as extended) to McIntyre Street. I've circled this
segment as Area "2" on the attached PDF.
Both of these proposed trail segments lay on private property owned by Coors Brewing
Company. Coors is not willing to grant trail easements for the suggested alignments.
Homeowners east of Applewood Golf Course have already expressed concern about traffic on
an existing service road and placing a trail adjacent to several homes will be problematic with
those owners. Introducing the public on private property entails unacceptable liability risks to
Coors.
The trail alignment along Clear Creek will also involve dedication of additional right-of-way.
We have already granted right-of-way for the existing Clear Creek trail between Eldridge and
McIntyre, adjacent to the Highway 58 Service Road. That existing alignment is within a few
hundred feet of the proposed alignment, and they parallel each other for about a mile, a
situation of redundant facilities. Also, the proposed alignment along Clear Creek would place
the public directly adjacent to an active, private rail line. That is a safety concern.
Coors has no interest in granting a new right-of-way along Clear Creek for reasons of liability,
safety and the redundancy of trail alignments.
Our disapproval of these proposed trail alignments has previously been communicated to local
home owners groups and the Colorado Department of Transportation in their ongoing
Environmental Assessment of the 32nd and 1-70 interchange area.
My request is that the trail alignments noted above be removed from Map 5 of the proposed
ATTACHMENT 1
5/9/2006
Page 2 of 2
Addendum to the Wheat Ridge Comprehensive Plan.
Please call me if you have questions @ 303.277.2028.
Neil Jaquet
Director, Water Resources and Real Estate, MS CC370
Coors Brewing Company
PO Box 4030
Golden. CO 80403
303.277.2028 (Voice)
303.277.3833 (Fax)
neil.jaquet@coors.com
5/9/2006
Alan White
From: Kevin Nichols [KNICHOLS@arvada.org]
Sent: Monday, April 17, 2006 3:42 PM
To: Alan White
Subject: Re: Comp Plan Addendum
Alan,
I looked this over and it is consisent with previous discussions and agreements. We have no
objections or concerns.
Kevin Nichols
Senior Planner
City of Arvada
Phone: 720-898-7464
Fax: 720-898-7437
Email: knichols@ci.arvada.co.us
"Alan White" <awhite@ci.wheatridge.co.us> 04/13/06 11:00 AM
ATTACHMENT 2
CITY OF WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO. 01
Series of 2006
A RESOLUTION CONCERNING ADOPTION OF AN AMENDMENT TO THE WHEAT
RIDGE COMPREHENSIVE PLAN AND FORWARDING SAID RECOMMENDATION TO
THE WHEAT RIDGE CITY COUNCIL.
WHEREAS, the City of Wheat Ridge adopted a Comprehensive Plan on October 25, 1999 and
amendments were considered and adopted on January 24, 2000; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be amended by the
City from time to time; and
WHEREAS, the Comprehensive Plan did not include any areas outside the corporate limits of the
City as is permitted under state enabling legislation, and
WHEREAS, prior to annexation, a city must have in place a plan for the area considered for
annexation pursuant to C.R.S. 31-12-105, and
WHEREAS, addenda to the Comprehensive Plan were adopted by City Council on February 23, 2004
and February 28, 2005 adopting a growth area outside the city limits of the City; and
WHEREAS, it is the desire of the City to extend its Comprehensive Plan boundary outside the
corporate limits; and
WHEREAS, the City has entered into an Intergovernmental Agreement with the City of Arvada
agreeing to annex certain parcels of land disconnected from the City of Arvada in August 2005; and
WHEREAS, the Planning Commission held a public hearing as provided by Section 2-60(b) of the
Wheat Ridge Code of Laws; legal notice thereof being duly published in the Wheat Ridge Transcript on April
13, 2006, said public hearing held on April 20, 2006.
NOW, THEREFORE BE IT RESOLVED by the Wheat Ridge Planning Commission this 20th day
of April, 2006:
1. The Comprehensive Plan amendment attached hereto as Exhibit A is recommended for approval
to the City Council
2. A copy of this Resolution shall be forwarded to the City Council.
ATTEST:
- '~-2 , , " "
Secretary to the Commiss n
WjJEAT RIDGE PLANNING COMMISSION
hair
ATTACHMENT 3
\\srv-ci-eng-002\usen;g\awEte\AU Files\COMP PLAN\uga am
CITY OF WHEAT RIDGE CITY COUNCIL
RESOLUTION NO. 21
Series of 2006
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF WHEAT
RIDGE, COLORADO, ADOPTING AMENDMENTS TO THE WHEAT
RIDGE COMPREHENSIVE PLAN
WHEREAS, the City Council of the City of Wheat Ridge adopted amendments to the
Comprehensive Plan on February 23, 2004 and February 28, 2005; and
WHEREAS, the Comprehensive Plan amendments included areas outside the corporate limits of
the City as is permitted under state enabling legislation, and
WHEREAS, prior to annexation, a city must have in place a plan for the area considered for
annexation pursuant to C.R.S. 31-12-105; and
WHEREAS, said plan for areas outside the city boundary must be adopted annually; and
WHEREAS, it is the desire of the City to extend its Comprehensive Plan boundary outside the
corporate limits; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be amended by the
City from time to time; and
WHEREAS, Planning Commission has held a public hearing as provided by C.R.S. 31-23-208 and
Section 2-60 (b) of the Wheat Ridge Code of Laws; legal notice thereof duly published in the Wheat Ridge
Transcript on April 13, 2006; with a written recommendation forwarded to the City Council; and
WHEREAS, the City Council has held a public hearing as provided by Section 2-60 (b) of the
Wheat Ridge Code of Laws; legal notice thereof duly published in the Wheat Ridge Transcript on May 11,
2006.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Wheat Ridge,
Colorado, as follows:
That the City Council of the City of Wheat Ridge hereby adopts the amendments to the
Wheat Ridge Comprehensive Plan attached as Exhibit A.
2. An attested copy of this resolution shall be attached to the Plan amendment and a copy of
the Plan as attested shall be certified to Jefferson County, Colorado.
DONE AND RESOLVED THIS day of 2006.
JERRY DITULLIO, MAYOR
ATTEST:
PAMELA Y. ANDERSON, CITY CLERK
ATTACHMENT4
City of Wheat Ridge
Comprehensive Plan Addendum
A Plan for the
Urban Growth Area
And the
Recently Annexed Area
DRAFT
May 2006
ADDENDUM TO THE CITY OF WHEAT RIDGE
COMPREHENSIVE PLAN
URBAN GROWTH AREA ADDITION
INTRODUCTION
This document serves as an addendum to the City's Comprehensive Plan adopted by
City Council on October 25, 1999. Amendments ffl~ were considered and
adopted on January 24, 2000.
The adopted Comprehensive Plan does not identify areas of potential development
outside the City's boundaries. The Plan contains a general discussion of areas of
potential annexation, but does not illustrate the areas on any maps or recommend any
future uses in these general areas. Prior to any annexation, C.R.S. 31-12-105
requires that a municipality have in place a plan for the area, including proposed land
uses. Such plan may extend up to three miles from the municipality's boundary.
cu areas to the northeast, north, west and southwest of the
There are unincorporated
current City boundaries. Areas to the northeast and north are primarily unincorporated
industrial ormulti-family enclaves which, although eligible for annexation, present
enefit to the City versus the costs of providing services.
A majority of the area to the west of Ward Road north of 1-70 consists of established
residential neighborhoods, public uses (schools), and a cemetery. These uses
provide little benefit to the City compared to the costs of providing services. A large
area west of 1-70 between 32nd Avenue and Clear Creek is vacant and may provide
development opportunities of benefit to the City. Southwest of the City are
commercial areas along Youngfield and the established residential area of
Applewood.
In the mid-1990's the City submitted to the Denver Regional Council of Governments
(DRCOG) its proposed urban growth boundary as part of the preparation of the
regional plan known as Metro Vision 2020. The identified urban growth area was
generally bounded by 1-70, W. 32nd Avenue, McIntyre Street, and W. 52"d Avenue.
Containing a little over two square miles, this area was not incorporated into the
Comprehensive Plan.
This Comprehensive Plan addendum addresses the potential urban growth area to the
west of the City =
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
PA
.
o MG'RtYFB Street aRd West„ n0 e- The areas subject to this addendum
is are illustrated on Map 1 . This area was submitted to
DRCOG as the City's urban growth boundary for the 2030 Metro Vision update.
The addendum meets the requirements of C.R.S. 31-12-105 of having a plan in
place should the City consider any annexations in this Ell areal.
1.
2.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
LAND USE
Existing Land Use
Existing land uses in the urban growth area are varied. Along the north side of 32nd
Avenue are areas of low to medium density residential development. To the west of I-
70 is industrial development along W. 44th Avenue and State Highway 58. A CDOT
maintenance facility is adjacent to SH58 at 1-70. The area to the west of 1-70 between
32nd Avenue and 44th Avenue contains a golf course, and several old gravel pits now
used for water storage. A majority of this land is vacant and undeveloped.
Development Constraints
Few natural hazard areas are present in the planning area. The Clear Creek 100- and
500-year floodplains generally parallel SH58 in the center of the planning area. No
other natural hazards exist in the area.
1-70, SH 58, and Clear Creek present constraints to development by acting as barriers
to providing road, utility and other infrastructure improvements to the central portion of
the planning area. State and federal rules mandate where access can occur and the
manner in which rights-of-way may be crossed for installing utilities. Responding to
calls for service in the planning area is made more challenging by the restricted
access these barriers present.
IRNMEM
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
County Plans
Because the urban growth area is currently unincorporated, Jefferson County has
jurisdiction over planning and zoning matters. The urban growth area lies within two
subareas the County has identified for planning purposes. The North Plains Plan
covers that portion of the urban growth area north of Clear Creek and the Central
Plains Plan covers the area to the south of Clear Creek.
Originally prepared in the late 1990's, the Central Plains Community Plan has recently
been updated. The process of updating this plan included extensive public meetings.
These subarea plans show recommended land uses in the urban growth area as
residential in existing established residential neighborhoods. Applewood Golf Course
and Clear Creek are shown as major park/recreation/open space areas. The area
along W. 44th Avenue south to Clear Creek is recommended as mixed use areas
containing office, light industrial, retail, and residential (up to 15 du/ac) uses. The bulk
of the large, undeveloped area to the west of 1-70 is shown as industrial.
Future Land Use Map
The Future Land Use map reflects the recommended land uses for the area. The
recommended land uses were matched as closely as possible to the land use
categories contained in the Wheat Ridge Comprehensive Plan.
The Future Land Use Map (Map 2) illustrates recommended land uses for the urban
growth area. The categories used and the definitions, desired character, and
attributes of the various land use categories shown are the same as defined in
Chapter 2 of the Comprehensive Plan and are hereby incorporated as a part of this.
Addendum.
Future land uses for the planning area are shown on the Future Land Use Map on the
following page. The Plan establishes the following recommended land uses:
• Existing residential neighborhoods at the approximate density shown in the
County subarea plan, SF (4)
• Existing golf course parks, and the Clear Creek flood plain as parks and open
space
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
Planned Business Park along W. 44th Avenue and south of SH58 to Clear
Creek
The large, vacant area west of 1-70 between 32nd Avenue and Clear Creek as
Community Commercial
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
TRANSPORTATION
The existing street network consists of the major north-south connectors of Youngfield
on the eastern border of the planning area and McIntyre Street on the western border.
East-west connectors are W. 44th Avenue at the north and W. 32nd Avenue to the
south.
1-70 and State Highway 58 provide regional, limited access highway connections in
the area. The 1-70/SH58 interchange is currently a partial interchange with only
limited movements provided. The Colorado Department of Transportation (CDOT)
has prepared plans for the completion of the movements at this interchange, making it
a full-movement interchange. This entails relocating the current eastbound on-ramp at
38th Avenue to the south and relocating the eastbound on-off ramps at Ward Road to
the east. Timing of the construction of these improvements is currently uncertain.
Trails currently exist along Clear Creek from 1-70 west to Golden and along 32nd
Avenue from 1-70 west to Maple Grove Park.
Future Street Network
The future street network in the area will build upon the existing grid system of north-
south and east-west streets. The roadway classifications in this plan are based upon
the recommendations of the Countywide Transportation Plan. The proposed street
network for the area is shown on the Roadway Classification Map (Map 4).
Improvements to complete the 1-70/SH58 interchange movements are needed to
improve not only access to the area, but to increase mobility for the region. Because
of minimum spacing requirements, no new interchanges are proposed for 1-70 and SH
58. Improvements to the 1-70/32"d Avenue interchange to increase capacity will be
needed.
1-70 and SH58 will continue to serve the dual roles of providing access to the area and
carrying regional traffic.
Major east-west streets included in the future street network 32nd Avenue and 44th
Avenue. Streets providing north-south connections are Ward Road, Youngfield Street,
and McIntyre Street. A new connection from the
Younafield Service Road at 32nd Avenue so me _ is proposed.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
McIntyre/32/32® "Avenue collector with an underpass at 1-70.
additional access to the Community Commercial area.
Future Trails
The County community plans for the area show potential trails extending along W.
32"d Avenue from Maple Grove Park to McIntyre and on McIntyre from W. 32nd
Avenue to the Clear Creek Trail. A trail connection is proposed from 32nd Avenue to
the Clear Creek Trail in an alignment to be determined at the time of development of
the area.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
COMMUNITY AMENITIES AND COMMUNITY SERVICES
Community Services
Services in the planning area are currently provided by
Jefferson County and several special districts. Jefferson County currently provides
general governmental services and law enforcement. Portions of the area are
included in the Urban Drainage and Flood Control District EWA.
A large area in the central portion of the planning area is not currently served by a
sanitation provider. A small parcel of land is not provided with fire protection.
Special districts serving the MOM area are listed below
Fire Protection Districts
• Fairmount
• West Metro
Water and Sanitation Districts
• North Table Mountain W& S
• Consolidated Mutual Water
Park and Recreation Districts
• Prospect
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
Future Service Provision
The City will provide general governmental services and police protection for any
areas annexed by the City. `
Fire protection will continue to be provided by existing districts currently providing
services.
Water and sanitation services will continue to be provided by districts currently
providing services within their respective boundaries. Within the area currently not
served by water or sanitation districts, there are three options to consider: .
Inclusion into existing water or sanitation districts.
Formation of a new water and sanitation district, or metropolitan district, with
provision of services by the new district.
Formation of a new water and sanitation district, or metropolitan district, with
provision of services by another district or districts by contract with the new
district.
Provision of services by an existing or new district will depend upon the capacity of
that district to provide treated water or sewage plant capacity and the financial ability
to construct improvements. It is likely a developer will need to pay for any
infrastructure improvements, upgrades, or expansions. Any new sewage treatment
plants or expansions must be included in the Regional Clean Water Plan and be
approved by the State Department of Public Health and Environment.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
Parks and Open Space
Park and open space areas in the urban growth area are currently acquired and
managed by Jefferson County and the Prospect Part rk And Recreation
District. Two parks located just outside the growth area, Maple Grove Park and
Arapahoe Park, are provided by the Prospect Park aad Recreation MMM District.
Policies:
At the time of rezoning, the following items should be requested of a
developer, if applicable:
a. Access easements across private property to public land;
b. Dedication of private land;
c. Open space required with the development if located adjacent to public
land;
2. Open space purchases should be based on regional demand for recreation
in the area and on the goal of preserving an open character and significant
natural features.
3. The growth area is currently served by the Prospect Recreation and Park
District and the Jefferson County Open Space Department. There should
be improved communication among the district, governmental agencies,
and private organizations responsible for buying and managing public land
in the area. Improved communication among these groups could result in
more efficient management of public lands and a higher level of use.
Coordination among these public entities and the planning departments of
the City and the county should facilitate more effective siting of private open
space to:
a. secure access easements across private property to public land;
b. encourage dedication of private land by providing information about
open space incentive programs, and
c. suggest, where appropriate, that the open space required in a
development be located to augment adjacent public land.
4. The acquisition of undeveloped land should be related to the following
planning objectives:
a. Maintenance of important visual resources;
b. Maintenance of open spaces between developments;
10
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
c. Provision of needed recreational opportunities;
d. Protection of significant wildlife habitats and wildlife corridors;
e. Protection of areas subject to significant natural hazards, (e.g.
floodplains);
f. Protection of areas having cultural and historical significance;
g. Provision of connecting trail systems;
h. Retention of unique or relict flora, (i.e., tall-grass prairie, sites with rare
and endangered plants, and sites with high quality riparian vegetation);
i. Protection of ecologically sensitive areas;
j. Prevention of soil erosion; and
k. Protection and conservation of vegetation.
While these areas are desirable as open space, development should not be
precluded if sensitive site planning accommodates these concerns. .
5. Public acquisition, management agreements between owners, and private
dedication of land to public entities, i.e., conservation easements, are only
three of the methods that could be used to increase the amount of land
which remains undeveloped.
6. Plantings in open space areas should be native or naturalized species and
should be varieties that require minimal maintenance, are drought tolerant,
and benefit desirable wildlife needs.
Trails
Existing trails have been constructed along W. 32nd Avenue and Clear Creek by
Jefferson County. Future trails planned for the area include the extension of the W.
32nd Avenue trail from Maple Grove Park to McIntyre and a trail along McIntyre from
32nd Avenue to the Clear Creek trail. A connection between 32nd Avenue and the
Clear Creek trail is proposed. These trail alignments are shown on Map 5.
The provision of trails in the urban growth area should be based on the following
policies:
Policies:
An expanded trails network should be developed that provides additional
trails for hiking, biking and equestrian use, and that precludes motorized
vehicles. These trails should:
A. vary in length, ascent and nature experience;
11
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
B. traverse diverse landscape;
C. access views and vistas;
D. intersect to allow the traveler a choice of paths to a destination;
E. avoid damaging or impairing areas containing endangered species,
fragile environments, or high hazard areas; and
F. Link communities and other Plan areas, and link these areas to
adjacent cities and open space lands along the foothills to the west.
2. Accessible trails should be provided for all citizens, including barrier-free
trails where possible, recognizing that trail users have different levels of
ability and seek different levels of challenge.
New trail systems in critical wildlife habitat areas, i.e. nesting and calving
areas, and wintering grounds, should be routed in a sensitive fashion,
and/or have seasonal closures to minimize stress to the wildlife.
4. Trail corridors should be negotiated which utilize floodplains, public rights-
of-way, leased private property, parks, and public open space.
5. Liability releases should be used to remove this obstacle to the creation of
trails across private land.
6. Areas of development should have trail connections to areas of natural open
space.
7. Trails should be se arated and buffered with landscapin from tie
acid roads, : o _ when possible.
8. Roadway projects should provide equestrian, pedestrian and bicycle
crossings; (e.g., equestrian tunnels and grade separated bike crossings at
railroads).
9. The Jefferson County Open Space Department should be'requested to
assist in funding the Clear Creek regional trail corridor.
10. Local trails could be jointly funded through the Jefferson County Open
Space Joint Venture Grants Program. This is a joint venture program with
adjacent cities and park and recreation districts.
11. Equestrian and jogging trails should be unpaved and marked.
12
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
12. Parking areas should be provided at trailheads to facilitate trail usage by
equestrians, hikers, bicyclists, etc.
13. Public facilities, e.g. restrooms and telephones, should be provided at major
trail intersections and significant open space sites where feasible.
14. The local park and recreation agencies should be consulted to determine
potential trail connections.
15. Developers should coordinate with public entities to provide trails and public
access along flood plains and/or easements such as ditches, roads, power
lines, etc., whenever possible.
16. Developers should provide trail connections to adjacent open space areas,
trails, schools, bus stations, Regional Transportation District park-n-rides,
and light rail stations. This includes providing a safe crossing at roads
whenever possible.
Trail Design Criteria
A variety of trail systems should be provided with appropriate fencing and
signage to minimize trespassing.
Trails should connect with others in the City and surrounding jurisdictions to
provide opportunities for commuting to other jurisdictions and to provide
multiple recreational alternatives.
3. The trails should intersect at strategic points to allow travelers a number of
choices to reach a desired location.
4. Areas containing endangered species or fragile environments should be
. avoided.
5. Intersections between paths should be defined with a good visual warning of
an intersection as it is approached.
6. Trails should take advantage of the diversity of the landscape through which
trails pass. As the landscape changes, its dominant features should be
clearly seen from the paths, i.e., good observation points for views and
vistas that feature landmarks.
Bicycle paths should be designed for safety and be clearly marked. Safe
bicycle paths can be provided in the following ways:
A. Providing wider roadways with paved shoulders.
13
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
B. Providing off-road paths for multiple users.
C. Utilizing road, rail, ditch or power line rights-of-way or easements.
14
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
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NOTICE OF PUBLIC HEARING
Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge
CITY COUNCIL on May 22, 2006, at 7:00 p.m. in the City Council Chambers of the
Municipal Building at 7500 West 29th Avenue, Wheat Ridge, Colorado. All interested
citizens are invited to speak at the Public Hearing or submit written comments. The
following petitions shall be heard:
Case No. WPA-06-01: A resolution adopting an amendment to the City of
Wheat Ridge Comprehensive Plan to include areas outside the current city limits.
Case No. SUP-06-02: An application filed by Casino Transportation for approval
of a Special Use Permit to allow for casino buses on property zoned PCD
(Planned Commercial Development), located at 7340 West 44th Avenue and
legally described as follows:
THE WEST ONE-HALF OF THE NORTHEAST ONE-QUARTER
NORTHWEST ONE-QUARTER SOUTHEAST ONE-QUARTER OF SECTION
23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., EXCEPT
THE NORTH 30 FEET IN USE AS WEST 44TH AVENUE, EXCEPT THE
EAST 25 FEET IS USE AS UPHAM STREET, AND EXCEPT THE EAST 125
FEET OF THE NORTH 130 FEET THEREOF, AND EXCEPT THAT
PORTION CONVEYED TO THE CITY OF WHEAT RIDGE IN DEED
RECORDED JUNE 30, 1987 UNDER RECEPTION NO. 87085220.
Kathy Field, Administrative Assistant
ATTEST:
Pamela Y. Anderson, City Clerk
To Be Published: Wheat Ridge Transcript
Date: May 11, 2006
1. It reflects the right-of-way acquisition by CDOT.
2. Staff recommends approval.
3. All regulations and standards of Article IV of the Code of Laws have been met.
With the following conditions:
1. Ten feet of right-of-way be dedicated for the southern portion.of Tabor Street.
2. The drainage easement on the south end of the property be shown.
3. Correct miscellaneous typographical errors.
4. The property owner's signature block be modified so that all three documents are
consistent.
The motion passed 7-0 with Commissioner BRINI{MAN absent.
E. Case No. WPA-06-01: A resolution adopting an amendment to the City of Wheat
Ridge Comprehensive Plan to include areas outside the current city limits.
This case was presented by Alan White. He advised the Commission that proper noticing
procedures were followed and there was jurisdiction to hear the case. He reviewed the draft
Comprehensive Plan Addendum for 2006 which included revisions from past work sessions
concerning the Three Mile Plan. He handed out an additional memorandum regarding the
Intergovernmental Agreement with the City, Prospect Recreation and Park District and the
Long's Peak Metropolitan District. He also provided copies of a memorandum from Neil
Jaquet, Director of Water Resources for Coors Brewing Company indicating that Coors has no
interest in granting new right-of-way along Clear Creek for reasons of liability, safety and
redundancy of trail alignments.
Flora Andrus
Prospect Recreation and Park District
She stated that she was very pleased with the way the plan has been worked out.
It was moved by Commissioner McMILLIN and seconded by Commissioner PLUMMER
to recommend adoption of the addendum as presented with one change: the zone
between the Cabela's property and Clear Creek be designated as open space. Alan asked
if his language from his memo could be included in the motion. It was so moved by
Commissioner McMILLIN.
The motion passed 7-0 with Commissioner BRINKMAN absent.
8. OLD BUSINESS
There was no old business to come before the Commission.
9. NEW BUSINESS
There was discussion about methods of notification when a Commissioner is unable to
attend the meeting after working hours. There was a consensus to amend the bylaws to the
Planning Commission Page 5
April 20, 2006
ORIGINAL
CITY OF WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO. 01
Series of 2006
A RESOLUTION CONCERNING ADOPTION OF AN AMENDMENT TO THE WHEAT
RIDGE COMPREHENSIVE PLAN AND FORWARDING SAID RECOMMENDATION TO
THE WHEAT RIDGE CITY COUNCIL.
WHEREAS, the City of Wheat Ridge adopted a Comprehensive Plan on October 25, 1999 and
amendments were considered and adopted on January 24, 2000; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be amended by the
City from time to time; and
WHEREAS, the Comprehensive Plan did not include any areas outside the corporate limits of the
City as is permitted under state enabling legislation, and
WHEREAS, prior to annexation, a city must have in place a plan for the area considered for
annexation pursuant to C.R.S. 31-12-105, and
WHEREAS, addenda to the Comprehensive Plan were adopted by City Council on February 23, 2004
and February 28, 2005 adopting a growth area outside the city limits of the City; and
WHEREAS, it is the desire of the City to extend its Comprehensive Plan boundary outside the
corporate limits; and
WHEREAS, the City has entered into an Intergovernmental Agreement with the City of Arvada
agreeing to annex certain parcels of land disconnected from the City of Arvada in August 2005; and
WHEREAS, the Planning Commission held a public hearing as provided by Section 2-60(b) of the
Wheat Ridge Code of Laws; legal notice thereof being duly published in the Wheat Ridge Transcript on April
13, 2006, said public hearing held on April 20, 2006.
NOW, THEREFORE BE IT RESOLVED by the Wheat Ridge Planning Commission this 20th day
of April, 2006:
1. The Comprehensive Plan amendment attached hereto as Exhibit A is recommended for approval
to the City Council.
2. A copy of this Resolution shall be forwarded to the City Council.
ATTEST:
Secretary to the Commis n
T RIDGE PLANNING COMMISSION
L~7~ ~
hair
Asrv-ci-eng-002\mers$\ white\AII Files\COMP PLAN\uga amendment pc res 06.doc
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PUBLIC HEARING ROSTER
CITY OF WHEAT RIDGE
~L)%ft-0 -o/
j-.;2
Please sign this roster if you wish to speak. (Public comment may be limited to three minutes)
N'~a/me( Address For Against
ELC.i.~ y
City of Wheat Ridge of ""EqT
Community Development Department
Memorandum ~~~ORPDO
TO: Planning Commission
FROM: Alan White, Community Development Director
SUBJECT: Comprehensive Plan Addendum
DATE: April 20, 2006
City Council recently approved and Intergovernmental Agreement among the City, Prospect
Recreation and Park District, and the Long's Peak Metropolitan District (organized to finance and
construct the infrastructure for the Cabala's project). Because of the IGA and the formation of the
metro district, I recommend making the following additions to the Addendum:
1. Page 8: Add the following under Prospect District:
Park and Recreation Districts
~~C1 Prospect
The City, Prospect Recreation and Park District, and the Long's Peak
Metropolitan District have entered into an Intergovernmental Agreement
(IGA). The IGA provides that the boundaries of the Prospect Recreation and
Park District will not be affected by the formation of the Long's Peak
Metropolitan District, any future inclusions into the metro district, and any
future annexations by the City. Coordination will be needed among these
entities to provide park and recreation services and facilities in the growth
area.
2. Page 9: Add the following to the first paragraph under Future Service Provision:
Future Service Provision
The Long's Peak Metropolitan District has been formed to provide financing,
construction, and maintenance of infrastructure within a portion of the growth area. The
Service Plan for the District sets out the services to be provided, which include streets,
water, sanitary sewer, storm sewer, parks and recreation, parking, and TV and fiber
optic. The District is required to include within it boundaries any areas within its service
area that are annexed by the City.
The motion to recommend adoption of the Addendum should include reference to these changes.
]:\Comdev\Comp Plan\Comp Plan Addendum 2006 PC Additions.doc
3-Mile Plan Re-adoption
Annual re-adoption of the 3-mile
plan
Planning Commission SWdy Session
ni,,W y Febman• 16, 2006
A 3-mile plan is required by State Statute
• Areas outside of City limits (up to 3 miles)
Includes land use, transportation and parks/open space
If land is annexed, must follow the plan
the City first adopted the 3-mile plan for an
North of W. 32nd Ave.
South of 44111 Avenue
East of McIntyre St.
statute requires annual adoption of the 3-mile
was re-adopted in 2005
2
Another area is being included this year:
• 50th Ave. & Miller St.
In accordance with the IGA with Arvada, the
City agreed to annex these areas
These areas were disconnected from Arvada
in August 2005
New area 50p & Miller
(per IGA with Arvada)
1..
City of Wheat Ridge of ""EqT
Community Development Department °
Memorandum OR
TO: Planning Commission
FROM: Alan White, Community Development Director RW
SUBJECT: Comprehensive Plan Addendum
DATE: April 13, 2006
Attached is the draft Comprehensive Plan Addendum for 2006. It contains revised text and maps.
Text revisions are shown by st ikeeut (deletions) or with hd"lig~~ (additions). Two new maps
are included to cover the areas at 50th/Kipling which the City has agreed to annex.
At the work session on March 30th, several comments were addressed with one change suggested by
the Commission on Page 1 dealing with economic benefits of annexing residential areas.
Planning Commission requested the following additional information and changes:
1. Obtain counts of trail usage on the Clear Creek Trail.
Trail activity is not normally monitored. During the mine reclamation process for the annexed
area, the contractor performing the reclamation work monitored the number of pedestrians and
bicyclists using the Clear Creek trail at the temporary crossing. The following counts were
obtained in 2005 for the week indicated, Monday through Friday, 7:00 am to 3:30/4:00 pm:
Week of April 18 to April 22: Total - 670; Average - 134; Peak -193; % Bicyclists - 69.
Week of April 25 to April 29: Total - 390; Average - 78; Peak -159; % Bicyclists - 52.
Week of May 2 to May 6: Total - 651; Average -130; Peak- 307; % Bicyclists- 83.
The figures do not reflect total trail usage as some users might be on the trail before 7:00 am and
after 3:30/4:00 pm. Some days usage was extremely low due probably to weather conditions.
2. Discuss potential alternative land uses for the area between the Clear Creek floodplain and
the Community Commercial area to the south.
The area under consideration is currently used for the County's asphalt recycling facility and
Table Mountain Animal Center (TMAC). The western "leg" of the property has been altered
from its natural state over time. The "leg" isn't usable as a stand-alone parcel. Its only real
usefulness is in combination with the parcel to the south. The land where the asphalt facility and
TMAC sit has some environmental challenges. While the parcel could be developed if these
issues were addressed, the use would be one that could exist as stand-alone use apart from the
development to the south. Neither commercial nor residential make sense here.
L\Comdev\Comp Plan\2006 Addendum 2nd comments.doc
Until and unless the land is sold by the County, the use probably won't change. In the short term
the uses will probably remain as they are today. And until there is a new owner, the land won't
be requested to be annexed by the City. In the long term the land use should be open space. As
an alternative, the "leg" could be shown as open space and the area where TMAC and the asphalt
facility could be shown as "public/semi-public."
3. Add a trail to the east side of the golf course connecting the Clear Creek trail to 32"d
Avenue.
The trail has been added to Map 4.
STAFF RECOMMENDATION
Staff recommends adoption of the addendum as presented. A motion to adopt the attached
resolution is needed.
SUGGESTED MOTION:
"I move to adopt Resolution 01-2006."
I:\Comdev\Comp Plan\2006 Addendum 2nd comments.doc
CITY OF WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO. 01
Series of 2006
A RESOLUTION CONCERNING ADOPTION OF AN AMENDMENT TO THE WHEAT
RIDGE COMPREHENSIVE PLAN AND FORWARDING SAID RECOMMENDATION TO
THE WHEAT RIDGE CITY COUNCIL.
WHEREAS, the City of Wheat Ridge adopted a Comprehensive Plan on October 25, 1999 and
amendments were considered and adopted on January 24, 2000; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be amended by the
City from time to time; and
WHEREAS, the Comprehensive Plan did not include any areas outside the corporate limits of the
City as is permitted under state enabling legislation, and
WHEREAS, prior to annexation, a city must have in place a plan for the area considered for
annexation pursuant to C.R.S. 31-12-105, and
WHEREAS, addenda to the Comprehensive Plan were adopted by City Council on February 23, 2004
and February 28, 2005 adopting a growth area outside the city limits of the City; and
WHEREAS, it is the desire of the City to extend its Comprehensive Plan boundary outside the
corporate limits; and
WHEREAS, the City has entered into an Intergovernmental Agreement with the City of Arvada
agreeing to annex certain parcels of land disconnected from the City of Arvada in August 2005; and
WHEREAS, the Planning Commission held a public hearing as provided by Section 2-60(b) of the
Wheat Ridge Code of Laws; legal notice thereof being duly published in the Wheat Ridge Transcript on April
13, 2006, said public hearing held on April 20, 2006.
NOW, THEREFORE BE IT RESOLVED by the Wheat Ridge Planning Commission this 20th day
of April, 2006:
1. The Comprehensive Plan amendment attached hereto as Exhibit A is recommended for approval
to the City Council.
2. A copy of this Resolution shall be forwarded to the City Council.
WHEAT RIDGE PLANNING COMMISSION
ATTEST: Chair
Secretary to the Commission
\\srv-ci-eng-002\men$\awhite\Al1 Files\COMP PLAN\uga amendment pc res 06.doc
ADDENDUM TO THE CITY OF WHEAT RIDGE
COMPREHENSIVE PLAN
URBAN GROWTH AREA ADDITION
INTRODUCTION
This document serves as an addendum to the City's Comprehensive Plan adopted by
City Council on October 25, 1999. Amendments k were considered and
adopted on January 24, 2000.
The adopted Comprehensive Plan does not identify areas of potential development
outside the City's boundaries. The Plan contains a general discussion of areas of
potential annexation, but does not illustrate the areas on any maps or recommend any
future uses in these general areas. Prior to any annexation, C.R.S. 31-12-105
requires that a municipality have in place a plan for the area, including proposed land
uses. Such plan may extend up to three miles from the municipality's boundary.
There are unincorporated areas to the northeast, north, west and southwest of the
current City boundaries. Areas to the northeast and north are primarily unincorporated
industrial or multi-family enclaves which, although eligible for annexation, present
questionable e rrfre benefit to the City versus the costs of providing services Tkje
A majority of the area to the west of Ward Road north of 1-70 consists of establishec
residential neighborhoods, public uses (schools), and a cemetery. These uses
provide little benefit to the City compared to the costs of providing services. A large
area west of 1-70 between 32nd Avenue and Clear Creek is vacant and may provide
development opportunities of benefit to the City. Southwest of the City are
commercial areas along Youngfield and the established residential area of
Applewood.
In the mid-1990's the City submitted to the Denver Regional Council of Governments
(DRCOG) its proposed urban growth boundary as part of the preparation of the
regional plan known as Metro Vision 2020. The identified urban growth area was
generally bounded by 1-70, W. 32nd Avenue, McIntyre Street, and W. 52nd Avenue.
Containing a little over two square miles, this area was not incorporated into the
Comprehensive Plan.
This Comprehensive Plan addendum addresses the potential urban growth area to the
west of the City eric he at ~ceJs dlv ft~te to r~ i Ari+ad~~nf Tru wand
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
is are illustrated on Maps 1A as .
DRCOG as the Citv's urban arowth b
~'-Ayefm The areas subject to this addendum
Th+s area was submitted to
undary for the 2030 Metro Vision update TFre
The M addendum meets the requirements of C.R.S. 31-12-105 of having a plan in
place should the City consider any annexations in this tk -46, areas.
1.
2.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
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LAND USE
Existing Land Use
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Existing land uses in the urban growth area are varied. Along the north side of 32nd
Avenue are areas of low to medium density residential development. To the west of I-
70 is industrial development along W. 44th Avenue and State Highway 58. A CDOT
maintenance facility is adjacent to SH58 at 1-70. The area to the west of 1-70 between
32nd Avenue and 44th Avenue contains a golf course, and several old gravel pits now
used for water storage. A majority of this land is vacant and undeveloped.
Development Constraints
fNes___
Few natural hazard areas are present in the planning area. The Clear Creek 100- and
500-year floodplains generally parallel SH58 in the center of the planning area. No
other natural hazards exist in the area.
1-70, SH 58, and Clear Creek present constraints to development by acting as barriers
to providing road, utility and other infrastructure improvements to the central portion of
the planning area. State and federal rules mandate where access can occur and the
manner in which rights-of-way may be crossed for installing utilities. Responding to
calls for service in the planning area is made more challenging by the restricted
access these barriers present.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
County Plans
Because the urban growth area is currently unincorporated, Jefferson County has
jurisdiction over planning and zoning matters. The urban growth area lies within two
subareas the County has identified for planning purposes. The North Plains Plan
covers that portion of the urban growth area north of Clear Creek and the Central
Plains Plan covers the area to the south of Clear Creek.
Originally prepared in the late 1990's, the Central Plains Community Plan has recently
been updated. The process of updating this plan included extensive public meetings.
These subarea plans show recommended land uses in the urban growth area as
residential in existing established residential neighborhoods. Applewood Golf Course
and Clear Creek are shown as major park/recreation/open space areas. The area
along W. 44th Avenue south to Clear Creek is recommended as mixed use areas
containing office, light industrial, retail, and residential (up to 15 du/ac) uses. The bulk
of the large, undeveloped area to the west of 1-70 is shown as industrial.
Future Land Use Map
The Future Land Use map reflects the recommended land uses for the area. The
recommended land uses were matched as closely as possible to the land use
categories contained in the Wheat Ridge Comprehensive Plan.
The Future Land Use Map (Map 2) illustrates recommended land uses for the urban
growth area. The categories used and the definitions, desired character, and
attributes of the various land use categories shown are the same as defined in
Chapter 2 of the Comprehensive Plan and are hereby incorporated as a part of this
Addendum.
Future land uses for the planning area are shown on the Future Land Use Map on the
following page. The Plan establishes the following recommended land uses:
• Existing residential neighborhoods at the approximate density shown in the
County subarea plan, SF (4)
• Existing golf course parks, and the Clear Creek flood plain as parks and open
space
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
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• Planned Business Park along W. 44th Avenue and south of SH58 to Clear
Creek
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
• The large, vacant area west of 1-70 between 32nd Avenue and Clear Creek as
Community Commercial
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TRANSPORTATION
The existing street network consists of the major north-south connectors of Youngfield
on the eastern border of the planning area and McIntyre Street on the western border.
East-west connectors are W. 44th Avenue at the north and W. 32nd Avenue to the
south.
1-70 and State Highway 58 provide regional, limited access highway connections in
the area. The 1-70/SH58 interchange is currently a partial interchange with only
limited movements provided. The Colorado Department of Transportation (CDOT)
has prepared plans for the completion of the movements at this interchange, making it
a full-movement interchange. This entails relocating the current eastbound on-ramp at
38th Avenue to the south and relocating the eastbound on-off ramps at Ward Road to
the east. Timing of the construction of these improvements is currently uncertain.
Trails currently exist along Clear Creek from 1-70 west to Golden and along 32nd
Avenue from 1-70 west to Maple Grove Park.
Future Street Network
West Area
The future street network in the area will build upon the existing grid system of north-
south and east-west streets. The roadway classifications in this plan are based upon
the recommendations of the Countywide Transportation Plan. The proposed street
network for the area is shown on the Roadway Classification Map (Map 4).
Improvements to complete the 1-70/SH58 interchange movements are needed to
improve not only access to the area, but to increase mobility for the region. Because
of minimum spacing requirements, no new interchanges are proposed for 1-70 and SH
58. Improvements to the 1-70/32nd Avenue interchange to increase capacity will be
needed.
1-70 and SH58 will continue to serve the dual roles of providing access to the area and
carrying regional traffic.
Major east-west streets included in the future street network 32nd Avenue and 44th
Avenue. Streets providing north-south connections are Ward Road, Youngfield Street,
and McIntyre Street. A new connection from MG'RtYFG StFe se th of SH68 to the
Younafield Service Road at 32nd Avenue foNa7 crest--5~is proposed.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
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McIntyre/32"~ Avenue collector with an underpass at 1-70. This will provide an
additional access to the Community Commercial area.
Future Trails
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The County community plans for the area show potential trails extending along W.
32nd Avenue from Maple Grove Park to McIntyre and on McIntyre from W. 32"d
Avenue to the Clear Creek Trail. A trail connection is proposed from 32nd Avenue to
the Clear Creek Trail in an alignment to be determined at the time of development of
the area.
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Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
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COMMUNITY AMENITIES AND COMMUNITY SERVICES
Community Services
WE a
Services in the tauELCOiora#ed:rtio- planning area are currently provided by
Jefferson County and several special districts. Jefferson County currently provides
general governmental services and law enforcement. Portions of the area are
included in the Urban Drainage and Flood Control District ~U[3FG: .
Special districts serving the' 0 area are listed below.
Fire Protection Districts
• Fairmount
• West Metro
Water and Sanitation Districts
• North Table Mountain W& S
• Consolidated Mutual Water
Park and Recreation Districts
• Prospect
A large area in the central portion of the planning area is not currently served by a
sanitation provider. A small parcel of land is not provided with fire protection.
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Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
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Future Service Provision
The City will provide general governmental services and police protection for any
areas annexed by the City. McausG~~u(Ese~lc~~er
Fire protection will continue to be provided by existing districts currently providing
services.
Water and sanitation services will continue to be provided by districts currently
providing services within their respective boundaries. Within the area currently not
served by water or sanitation districts, there are three options to consider:
Inclusion into existing water or sanitation districts.
Formation of a new water and sanitation district, or metropolitan district, with
provision of services by the new district.
Formation of a new water and sanitation district, or metropolitan district, with
provision of services by another district or districts by contract with the new
district.
Provision of services by an existing or new district will depend upon the capacity of
that district to provide treated water or sewage plant capacity and the financial ability
to construct improvements. It is likely a developer will need to pay for any
infrastructure improvements, upgrades, or expansions. Any new sewage treatment
plants or expansions must be included in the Regional Clean Water Plan and be
approved by the State Department of Public Health and Environment.
Parks and Open Space
Park and open space areas in the urban growth area are currently acquired and
managed by Jefferson County and the Prospect Park and Recreation C
District. Two parks located just outside the growth area, Maple Grove Park and
Arapahoe Park, are provided by the Prospect Park and Recreation ~arkl T3 District.
Policies:
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
At the time of rezoning, the following items should be requested of a
developer, if applicable:
a. Access easements across private property to public land;
b. Dedication of private land;
c. Open space required with the development if located adjacent to public
land;
2. Open space purchases should be based on regional demand for recreation
in the area and on the goal of preserving an open character and significant
natural features.
3. The growth area is currently served by the Prospect Recreation and Park
District and the Jefferson County Open Space Department. There should
be improved communication among the district, governmental agencies,
and private organizations responsible for buying and managing public land
in the area. Improved communication among these groups could result in
more efficient management of public lands and a higher level of use.
Coordination among these public entities and the planning departments of
the City and the county should facilitate more effective siting of private open
space to:
a. secure access easements across private property to public land;
b. encourage dedication of private land by providing information about
open space incentive programs, and
c. suggest, where appropriate, that the open space required in a
development be located to augment adjacent public land.
4. The acquisition of undeveloped land should be related to the following
planning objectives:
a. Maintenance of important visual resources;
b. Maintenance of open spaces between developments;
c. Provision of needed recreational opportunities;
d. Protection of significant wildlife habitats and wildlife corridors;
e. Protection of areas subject to significant natural hazards, (e.g.
floodplains);
f. Protection of areas having cultural and historical significance;
g. Provision of connecting trail systems;
h. Retention of unique or relict flora, (i.e., tall-grass prairie, sites with rare
and endangered plants, and sites with high quality riparian vegetation);
i. Protection of ecologically sensitive areas;
j. Prevention of soil erosion; and
k. Protection and conservation of vegetation.
io
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
While these areas are desirable as open space, development should not be
precluded if sensitive site planning accommodates these concerns.
5. Public acquisition, management agreements between owners, and private
dedication of land to public entities, i.e., conservation easements, are only
three of the methods that could be used to increase the amount of land
which remains undeveloped.
6. Plantings in open space areas should be native or naturalized species and
should be varieties that require minimal maintenance, are drought tolerant,
and benefit desirable wildlife needs.
Trails
Existing trails have been constructed along W. 32nd Avenue and Clear Creek by
Jefferson County. Future trails planned for the area include the extension of the W.
32nd Avenue trail from Maple Grove Park to McIntyre and a trail along McIntyre from
32nd Avenue to the Clear Creek trail. A connection between 32nd Avenue and the
Clear Creek trail is proposed. These trail alignments are shown on Map 5.
The provision of trails in the urban growth area should be based on the following
policies:
Policies:
An expanded trails network should be developed that provides additional
trails for hiking, biking and equestrian use, and that precludes motorized
vehicles. These trails should:
A. vary in length, ascent and nature experience;
B. traverse diverse landscape;
C. access views and vistas;
D. intersect to allow the traveler a choice of paths to a destination;
E. avoid damaging or impairing areas containing endangered species,
fragile environments, or high hazard areas; and
F. Link communities and other Plan areas, and link these areas to
adjacent cities and open space lands along the foothills to the west.
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2. Accessible trails should be provided for all citizens, including barrier-free
trails where possible, recognizing that trail users have different levels of
ability and seek different levels of challenge.
3. New trail systems in critical wildlife habitat areas, i.e. nesting and calving
areas, and wintering grounds, should be routed in a sensitive fashion,
and/or have seasonal closures to minimize stress to the wildlife.
4. Trail corridors should be negotiated which utilize floodplains, public rights-
of-way, leased private property, parks, and public open space.
5. Liability releases should be used to remove this obstacle to the creation of
trails across private land.
6. Areas of development should have trail connections to areas of natural open
space.
7. Trails should be separated and buffered with landscaping from the
aad roads and palnq'ttit when possible. aedffers
8. Roadway projects should provide equestrian, pedestrian and bicycle
crossings; (e.g., equestrian tunnels and grade separated bike crossings at
railroads).
9. The Jefferson County Open Space Department should be requested to
assist in funding the Clear Creek regional trail corridor.
10. Local trails could be jointly funded through the Jefferson County Open
Space Joint Venture Grants Program. This is a joint venture program with
adjacent cities and park and recreation districts.
11. Equestrian and jogging trails should be unpaved and marked.
12. Parking areas should be provided at trailheads to facilitate trail usage by
equestrians, hikers, bicyclists, etc.
13. Public facilities, e.g. restrooms and telephones, should be provided at major
trail intersections and significant open space sites where feasible.
14. The local park and recreation agencies should be consulted to determine
potential trail connections.
15. Developers should coordinate with public entities to provide trails and public
access along flood plains and/or easements such as ditches, roads, power
lines, etc., whenever possible.
12
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
16. Developers should provide trail connections to adjacent open space areas,
trails, schools, bus stations, Regional Transportation District park-n-rides,
and light rail stations. This includes providing a safe crossing at roads
whenever possible.
Trail Design Criteria
A variety of trail systems should be provided with appropriate fencing and
signage to minimize trespassing.
2. Trails should connect with others in the City and surrounding jurisdictions to
provide opportunities for commuting to other jurisdictions and to provide
multiple recreational alternatives.
3. The trails should intersect at strategic points to allow travelers a number of
choices to reach a desired location.
4. Areas containing endangered species or fragile environments should be
avoided.
Intersections between paths should be defined with a good visual warning of
an intersection as it is approached.
6. Trails should take advantage of the diversity of the landscape through which
trails pass. As the landscape changes, its dominant features should be
clearly seen from the paths, i.e., good observation points for views and
vistas that feature landmarks.
Bicycle paths should be designed for safety and be clearly marked. Safe
bicycle paths can be provided in the following ways:
A. Providing wider roadways with paved shoulders.
B. Providing off-road paths for multiple users.
C. Utilizing road, rail, ditch or power line rights-of-way or easements.
13
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
7. WORK SESSION ON THREE-MILE PLAN
State statutes require cities to adopt a Three-Mile Plan annually. This plan is required prior to a
city annexing any area. Board members of homeowners associations in the affected county
areas were invited to join the Planning Commission in this work session in order to hear their
concerns prior to conducting public hearings to adopt the plan.
Alan White reviewed the planning/growth area map, the future land use maps, the roadway
classification map, and the open space and trails map for the area from 32"d Avenue to 44
Avenue between McIntyre and Youngfield.
Rhonda Tietelbaum, Applewood Property Owners Association representative to the Clear
Creek Neighborhood Council, voiced opposition to annexation of the area marked in yellow on
the future land use map north of 32nd Avenue. She was appreciative of open space components
of the plan and would like to be able to provide input on the open space areas in the future. She
requested an update on fire, police, water, and sewer services for the subject area. She gave
Alan White a copy of a letter the Council sent to CDOT regarding trails and asked that
alignment of trails be included in the plan in accordance with CDOT proceedings. She would
also like to see the community commercial area along the northern edge of the south creek bank
be changed to open space so it won't impact the trail.
Flora Andrus, representing Fairmount District, requested that 58`h Avenue, rather than 32"d
Avenue, be the front door to development in the area. She also expressed concern about a
connection from 44`h Avenue that would impact the residential area there. She also expressed a
desire for continued cooperation with the City of Wheat Ridge.
Edna Miklos expressed concern about the collector street from Cabela's down to 32"d Avenue.
She would like to see it made smaller so it doesn't dump so much traffic onto 32"d Avenue.
Jean Osborne, representing the Clear Creek Neighborhood Council, expressed concern about
the Cabela Drive connection to 32"d Avenue which would put all the traffic onto 32"d Avenue
and Youngfield until such time as the I-70, Highway 58 interchanges are completed. These
interchanges could take years and she asked that the city take mitigation measures to control
the amount of traffic flowing onto Youngfield and 32nd Avenue in the meantime.
Tim Paranto reviewed the present traffic plan for this area.
Chair McMILLIN expressed appreciation to the citizens for expressing their views.
The Commission requested that another work session be scheduled with staff preparing
recommendations for changes or additions based upon the comments received tonight. The
work session should be scheduled on a night with no other items.
8. OLD BUSINESS
There was no old business to come before the Commission.
Planning Commission Page 2
February 16, 2006
~►E E T~N6~
PUBLIC FINt6 ROSTER
CITY OF WHEAT RIDGE
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Community Development Department
Memorandum C~~ORp~O
TO: Planning Commission
FROM: Alan White, Community Development Director SN v
SUBJECT: Three-Mile Plan Work Session
DATE: February 9, 2006
State Statutes require a city to adopt a "Three Mile Plan" annually. This plan is to indicate in a
general way how the city envisions areas outside their boundaries will develop in the future. Such a
plan is required prior to a city annexing any area.
The last update to this addendum to the Comprehensive Plan was adopted last year prior to the
annexation of the Cabela's/Coors parcel. An update is needed this year to update the maps for that
area to show the annexed area and to include areas near I-70 and Kipling in order to annex those
areas. These areas were disconnected by Arvada and, under an intergovernmental agreement with
Arvada, the City of Wheat Ridge agreed to annex those disconnected parcels. This is the primary
reason for the update.
Included in the packet is the addendum as adopted last year with updated maps. We will need to
prepare text changes to reflect land uses, service providers, etc. in the I-70/Kipling area.
We have invited board members of homeowners associations in the affected County areas to join us
at this work session to provide input. This is being done in an effort to hear their concerns prior to
conducting public hearings to adopt the plan.
This is not a hearing where you will be asked to adopt the plan. That hearing will be scheduled for a
later date. This is also not a hearing on Cabela's and discussion should focus on broader planning
issues in the planning area, rather than on a single land use project.
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NOTICE OF PUBLIC HEARING
Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge
PLANNING COMMISSION on April 20, 2006, at 7:00 p.m. in the City Council
Chambers of the Municipal Building at 7500 West 29m Avenue, Wheat Ridge, Colorado.
All interested citizens are invited to speak at the Public Hearing or submit written
comments. The following case shall be heard:
Case No. WPA-06-01: A resolution adopting an amendment to the City of
Wheat Ridge Comprehensive Plan to include areas outside the current city limits.
Kathy Field, Administrative Assistant
ATTEST:
Pamela Y. Anderson, City Clerk
To Be Published: Wheat Ridge Transcript
Date: April 13, 2006
CITY OF WHEAT RIDGE PLANNING COMMISSION
Minutes of Meeting
March 30, 2006
1. CALL THE MEETING TO ORDER
The regular meeting of the Wheat Ridge Planning Commission was called to order by Chair
Wesley at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29th
Avenue, Wheat Ridge, Colorado.
2. ROLL CALL
Commission Members Present: Anne Brinkman
Jim Chilvers
John McMillin
Phil Plummer
Jerry Scezney
Cassie Spaniel
Kim Stewart
Scott Wesley
Staff Members Present: Alan White, Community Development Director
Ann Lazzeri, Recording Secretary
Following is the official set of Planning Commission minutes for the public hearing of March
30, 2006. A set of these minutes is retained both in the office of the City Clerk and in the
Community Development Department of the City of Wheat Ridge.
3. APPROVE ORDER OF AGENDA
It was moved by Commissioner PLUMMER and seconded by Commissioner STEWART
to approve the order of the agenda as presented. The motion passed unanimously.
4. DISCUSSION OF THREE-MILE PLAN
W Alan White reviewed the proposed Three-Mile Plan. In response to previously stated concerns
that portions of the plan area would someday be annexed to Wheat Ridge, Mr. White stated tha
annexation in Colorado is totally driven by requests from landowners. The plan shows what
the city thinks are appropriate land uses should someone express interest in annexation in the
future.
Flora Andrus, Prospect Recreation and Park District, stated she was very pleased with the plan
and looked forward to completion of new trail connections.
at
Planning Commission Page
March 30, 2006
Rhonda Tietelbaum, Applewood Property Owners Association representative to the Clear
Creek Neighborhood Council, expressed appreciation for the forum provided by the City of
Wheat Ridge to allow for proactive discussions. She also stated that she was also very pleased
with the plan. She wanted to make sure that directional signs would be placed for access into
Cabela's to lessen traffic impact in nearby neighborhoods. In regards to Coors' position that
trails passing by the lake would present too much liability, she commented that recent
legislation removes liability from property owners for trail access to the fourteeners. Perhaps
this could apply to the lake situation. She also stated that they have been working with CDOT
to request that the road from 32°d Avenue to Highway 58 be two lanes instead of four.
Direction was given to Alan White to have counts done on the Clear Creek Trail to actually see
how many people use it, and to add a trail connection to the east of the reservoir and the golf
course.
A public hearing is scheduled on April 20 to consider adoption of the Three-Mile Plan.
5. OLD BUSINESS
There was no old business to come before the Commission.
5. NEW BUSINESS
There was no new business to come before the Commission.
COMMISSION REPORTS
There were no commission reports.
8. COMMITTEE AND DEPARTMENT REPORTS
There were no committee and department reports.
9. ADJOURNMENT
It was moved by Commissioner McMILLIN and seconded by Commissioner STEWART to
adjourn the meeting at 8:15 p.m.
Scott Wesley, Chair
Planning Commission
March 30, 2006
Ann Lazzeri, Recording Secretary
Page 2
City of Wheat Ridge of "HEgrP
Community Development Department
Memorandum c~~ORP~~
TO: Planning Commission
FROM: Alan White, Community Development Director Guo
SUBJECT: Comprehensive Plan Addendum
DATE: March 22, 2006
Attached is the draft Comprehensive Plan Addendum for 2006. It contains revised text and maps.
Text revisions are shown by strikeext (deletions) or with (additions). One new map is
included to cover the areas at 50t1 /Kipling which the City has agreed to annex.
At the work session on February 16th, several comments were made concerning the plan, specifically
the area to the west of I-70. Many of the comments are in response to a specific development
proposal or the environmental assessment prepared for highway and interchange improvements.
Below are responses to those comments.
Planning Commission is reminded that a Comprehensive Plan (including this Addendum) is a
general policy guide for future development in the area. It is a broad brush look at what the City
generally envisions for future development in the area.
1. Exclude residential areas north of 32"d from the Plan; they are opposed to annexation.
32nd Avenue is a logical boundary to the growth area. It forms a logical boundary for DRCOG to
track growth area changes buy jurisdiction. Inclusion in the City's growth area DOES NOT
mean the area will be annexed. Annexation is accomplished only with the consent of the
landowner.
2. Need to include updated plans for services - stormwater, fire, water, and sewer.
Development in the planning area will be made to conform to the standards of the City and the
respective fire, water, and sanitary sewer providers during the development process. It is not
possible to identify exactly what requirements may be placed on future development by those
districts and it is a level of detail that is not appropriate for a comprehensive plan.
3. See letter from CCVHC regarding trail connections. (Letter attached.)
Many of the comments relate to a specific development proposal and should be addressed at the
time the property is zoned.
1:\Comdev\Comp Plan\2006 Addendum comments.doc
4. A buffer should be established between the Community Commercial area and the Clear
Creek trail; designate the area between the retail area and the creek as open space, not
Community Commercial.
The area between the Community Commercial area and the Clear Creek floodplain contains the
Table Mountain Animal Shelter and the County's asphalt operation. Since it is not in the
floodplain, this land could be developed in the future. Uses relating to the Community
Commercial designation are appropriate.
Language has been added to Policy 7 under trails to address buffering the Clear Creek trail from
adjacent land uses.
5. Designate the open space around the lakes something else.
The areas are narrow and have limited development potential. Our open space designation does
not imply public ownership and the open space designation is appropriate.
6. The Community Commercial area should be the gateway to the mountains.
If this is felt to be appropriate, this could be added to the future land use description of the West
Area.
7. SH58 should be the front door to development, not 32"d Avenue.
Several accesses to the planning area are proposed: I-70, SH58, Youngfield, McIntyre and 32"d
Avenue. Traffic will be dispersed to all of these points of access. Given the relative ease of
ingress and egress from the proposed I-70 ramps and the new interchange on SH58, these are
likely to be the most-used access points, creating two front doors.
8. Traffic from the street connecting the new SH58 interchange to 44th Avenue should be
mitigated.
The traffic accessing the planning area via this connection is more likely to be local traffic than
regional traffic. Regional traffic would more likely use I-70, and either the proposed new ramps
off I-70 or Ward Road/Youngfield/40th Avenue, and SH 58 to access the area than 44th Avenue.
This connection might also draw traffic away from 44th Avenue by providing easier access to
SH58 and I-70, assuming the I-70/SH58 interchange missing ramps are added.
9. Address the impacts to Prospect Park at 44th and Indiana.
Park users are typically residents. No residential development is proposed in the vicinity of this
park. Use of the park by travelers and visitors is questionable given the limited visibility of the
park from the major accesses into the planning area. If someone can't see it, why would they
know to go there?
10. Address the overlap of the Prospect Recreation and Park District with areas the City might
annex; include the policy that was recommended last year.
C\Comdev\Comp Plan\2006 Addendum comments.doc
The policy the Commission recommended last year encouraged landowners which sought
annexation to the City to work with the district to resolve the issue of potential loss of property
tax revenue by the District. Council did not include this policy when the Addendum was
adopted last year.
11. The collector connecting SH58 to 32nd Avenue should be smaller than 4 lanes near 32nd
Avenue to discourage its use.
The traffic analysis for the area indicates that this connection needs to be four lanes to
accommodate the projected traffic.
12. An independent utility is being proposed to build the roads.
A metropolitan district was recently approved by City Council to provide a mechanism to
finance, construct and maintain the infrastructure needed to serve a portion of the planning area.
The metropolitan district operates under the powers granted to special districts under state
statutes.
I:\Comdev\Comp Plan\2006 Addendum comments.doc
City of Wheat Ridge
Comprehensive Plan Addendum
A Plan for the
Urban Growth Area
And the
Recently Annexed Area
DRAFT
March 2006
ADDENDUM TO THE CITY OF WHEAT RIDGE
COMPREHENSIVE PLAN
URBAN GROWTH AREA ADDITION
INTRODUCTION
This document serves as an addendum to the City's Comprehensive Plan adopted by
City Council on October 25, 1999. Amendments were considered and
adopted on January 24, 2000.
The adopted Comprehensive Plan does not identify areas of potential development
outside the City's boundaries. The Plan contains a general discussion of areas of
potential annexation, but does not illustrate the areas on any maps or recommend any
future uses in these general areas. Prior to any annexation, C.R.S. 31-12-105
requires that a municipality have in place a plan for the area, including proposed land
uses. Such plan may extend up to three miles from the municipality's boundary.
There are unincorporated areas to the northeast, north, west and southwest of the
current City boundaries. Areas to the northeast and north are primarily unincorporated
industrial or multi-family enclaves which, although eligible for annexation, present
A majority of the area to the west of Ward Road north of 1-70 consists of established
residential neighborhoods, public uses (schools), and a cemetery. These uses
provide little benefit to the City compared to the costs of providing services. A large
area west of 1-70 between 32nd Avenue and Clear Creek is vacant and may provide
development opportunities of benefit to the City. Southwest of the City are
commercial areas along Youngfield and the established residential area of
Applewood.
In the mid-1990's the City submitted to the.Denver Regional Council of Governments
(DRCOG) its proposed urban growth boundary as part of the preparation of the
regional plan known as Metro Vision 2020. The identified urban growth area was
generally bounded by 1-70, W. 32nd Avenue, McIntyre Street, and W. 52"d Avenue.
Containing a little over two square miles, this area was not incorporated into the
Comprehensive Plan.
This Comprehensive Plan addendum addresses the potential urban growth area to the
west of the City
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
A,VenU8, N4m +yF St + and Wes nn- -_nA moo. The areas subject to this addendum
is are illustrated on Map 1. Th+s NEM afea was submitted to DRCOG as the
Citv's urban qrowth boundary for the 2030 Metro Vision update Q ^ ,P
The addendum meets the requirements of C.R.S. 31-12-105 of having a plan in
place should the City consider any annexations in this . areal.
1.
2.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
LAND USE
Existing Land Use
Existing land uses in the urban growth area are varied. Along the north side of 32nd
Avenue are areas of low to medium density residential development. To the west of I-
70 is industrial development along W. 44th Avenue and State Highway 58. A CDOT
maintenance facility is adjacent to SH58 at 1-70. The area to the west of 1-70 between
32nd Avenue and 44th Avenue contains a golf course, and several old gravel pits now
used for water storage. A majority of this land is vacant and undeveloped.
Development Constraints
Few natural hazard areas are present in the planning area. The Clear Creek 100- and
500-year floodplains generally parallel SH58 in the center of the planning area. No
other natural hazards exist in the area.
1-70, SH 58, and Clear Creek present constraints to development by acting as barriers
to providing road, utility and other infrastructure improvements to the central portion of
the planning area. State and federal rules mandate where access can occur and the
manner in which rights-of-way may be crossed for installing utilities. Responding to
calls for service in the planning area is made more challenging by the restricted
access these barriers present.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
County Plans
Because the urban growth area is currently unincorporated, Jefferson County has
jurisdiction over planning and zoning matters. The urban growth area lies within two
subareas the County has identified for planning purposes. The North Plains Plan
covers that portion of the urban growth area north of Clear Creek and the Central
Plains Plan covers the area to the south of Clear Creek.
Originally prepared in the late 1990's, the Central Plains Community Plan has recently
been updated. The process of updating this plan included extensive public meetings.
These subarea plans show recommended land uses in the urban growth area as
residential in existing established residential neighborhoods. Applewood Golf Course
and Clear Creek are shown as major park/recreation/open space areas. The area
along W. 44th Avenue south to Clear Creek is recommended as mixed use areas
containing office, light industrial, retail, and residential (up to 15 du/ac) uses. The bulk
of the large, undeveloped area to the west of 1-70 is shown as industrial.
Future Land Use Map
The Future Land Use map reflects the recommended land uses for the area. The
recommended land uses were matched as closely as possible to the land use
categories contained in the Wheat Ridge Comprehensive Plan.
The Future Land Use Map (Map 2) illustrates recommended land uses for the urban
growth area. The categories used and the definitions, desired character, and
attributes of the various land use categories shown are the same as defined in
Chapter 2 of the Comprehensive Plan and are hereby incorporated as a part of this
Addendum.
Future land uses for the planning area are shown on the Future Land Use Map on the
following page. The Plan establishes the following recommended land uses:
• Existing residential neighborhoods at the approximate density shown in the
County subarea plan, SF (4)
• Existing golf course parks, and the Clear Creek flood plain as parks and open
space
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
• Planned Business Park along W. 44th Avenue and south of SH58 to Clear
Creek
• The large, vacant area west of 1-70 between 32"d Avenue and Clear Creek as
Community Commercial
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
TRANSPORTATION
The existing street network consists of the major north-south connectors of Youngfield
on the eastern border of the planning area and McIntyre Street on the western border.
East-west connectors are W. 44th Avenue at the north and W. 32nd Avenue to the
south.
1-70 and State Highway 58 provide regional, limited access highway connections in
the area. The 1-70/SH58 interchange is currently a partial interchange with only
limited movements provided. The Colorado Department of Transportation (CDOT)
has prepared plans for the completion of the movements at this interchange, making it
a full-movement interchange. This entails relocating the current eastbound on-ramp at
38th Avenue to the south and relocating the eastbound on-off ramps at Ward Road to
the east. Timing of the construction of these improvements is currently uncertain.
Trails currently exist along Clear Creek from 1-70 west to Golden and along 32nd
Avenue from 1-70 west to Maple Grove Park.
Future Street Network
The future street network in the area will build upon the existing grid system of north-
south and east-west streets. The roadway classifications in this plan are based upon
the recommendations of the Countywide Transportation Plan. The proposed street
network for the area is shown on the Roadway Classification Map (Map 4).
Improvements to complete the 1-70/SH58 interchange movements are needed to
improve not only access to the area, but to increase mobility for the region. Because
of minimum spacing requirements, no new interchanges are proposed for 1-70 and SH
58. Improvements to the 1-70/32nd Avenue interchange to increase capacity will be
needed.
1-70 and SH58 will continue to serve the dual roles of providing access to the area and
carrying regional traffic.
Major east-west streets included
Avenue. Streets providing north-
and McIntyre Street. Anew connection from MG!Rtyre Street
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
in the future street network 32nd Avenue and 44th
south connections are Ward Road, Youngfield Street,
'ePr~:~ s 11 QUUILIUIIQI L VllOlLWS N
McIntyre/32"d Avenue collector with an underpass at 1-70. This will provide an
additional access to the Community Commercial area.
Future Trails
The County community plans for the area show potential trails extending along W.
32nd Avenue from Maple Grove Park to McIntyre and on McIntyre from W. 32nd
Avenue to the Clear Creek Trail. A trail connection is proposed from 32nd Avenue to
the Clear Creek Trail in an alignment to be determined at the time of development of
the area.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
COMMUNITY AMENITIES AND COMMUNITY SERVICES
Community Services
Services in the planning area are currently provided by
Jefferson County and several special districts. Jefferson County currently provides
general governmental services and law enforcement. Portions of the area are
included in the Urban Drainage and Flood Control District I
Special districts serving the l e area are listed below.
Fire Protection Districts
• Fairmount
• West Metro
Water and Sanitation Districts
• North Table Mountain W& S
• Consolidated Mutual Water
Park and Recreation Districts
• Prospect
A large area in the central portion of the planning area is not currently served by a
sanitation provider. A small parcel of land is not provided with fire protection.
~gr era 'tptt rr r15 area
Mm 10 1
a ~ afr
a
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
Future Service Provision
The City will provide
areas annexed by th
Water and sanitation services will continue to be provided by districts currently
providing services within their respective boundaries. Within the area currently not
served by water or sanitation districts, there are three options to consider:
• Inclusion into existing water or sanitation districts.
• Formation of a new water and sanitation district, or metropolitan district, with
provision of services by the new district.
• Formation of a new water and sanitation district, or metropolitan district, with
provision of services by another district or districts by contract with the new
district.
Provision of services by an existing or new district will depend upon the capacity of
that district to provide treated water or sewage plant capacity and the financial ability
to construct improvements. It is likely a developer will need to pay for any
infrastructure improvements, upgrades, or expansions. Any new sewage treatment
plants or expansions must be included in the Regional Clean Water Plan and be
approved by the State Department of Public Health and Environment.
Parks and Open Space
Park and open space areas in the urban growth area are currently acquired and
managed by Jefferson County and the Prospect park aRd Recreation a - r:
District. Two parks located just outside the growth area, Maple Grove Park and
Arapahoe Park, are provided by the Prospect wand Recreation aa, - District.
Policies:
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
Fire protection will continue to be provided by existing districts currently providing
services.
At the time of rezoning, the following items should be requested of a
developer, if applicable:
a. Access easements across private property to public land;
b. Dedication of private land;
c. Open space required with the development if located adjacent to public
land:
2. Open space purchases should be based on regional demand for recreation
in the area and on the goal of preserving an open character and significant
natural features.
3. The growth area is currently served by the Prospect Recreation and Park
District and the Jefferson County Open Space Department. There should
be improved communication among the district, governmental agencies,
and private organizations responsible for buying and managing public land
in the area. Improved communication among these groups could result in
more efficient management of public lands and a higher level of use.
Coordination among these public entities and the planning departments of
the City and the county should facilitate more effective siting of private open
space to:
a. secure access easements across private property to public land;
b. encourage dedication of private land by providing information about
open space incentive programs, and
c. suggest, where appropriate, that the open space required in a
development be located to augment adjacent public land.
4. The acquisition of undeveloped land should be related to the following
planning objectives:
a. Maintenance of important visual resources;
b. Maintenance of open spaces between developments;
c. Provision of needed recreational opportunities;
d. Protection of significant wildlife habitats and wildlife corridors;
e. Protection of areas subject to significant natural hazards, (e.g.
floodplains);
f. Protection of areas having cultural and historical significance;
g. Provision of connecting trail systems;
h. Retention of unique or relict flora, (i.e., tall-grass prairie, sites with rare
and endangered plants, and sites with high quality riparian vegetation);
i. Protection of ecologically sensitive areas;
j. Prevention of soil erosion; and
k. Protection and conservation of vegetation.
10
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
While these areas are desirable as open space, development should not be
precluded if sensitive site planning accommodates these concerns.
5. Public acquisition, management agreements between owners, and private
dedication of land to public entities, i.e., conservation easements, are only
three of the methods that could be used to increase the amount of land
which remains undeveloped.
6. Plantings in open space areas should be native or naturalized species and
should be varieties that require minimal maintenance, are drought tolerant,
and benefit desirable wildlife needs.
Trails
Existing trails have been constructed along W. 32nd Avenue and Clear Creek by
Jefferson County. Future trails planned for the area include the extension of the W.
32nd Avenue trail from Maple Grove Park to McIntyre and a trail along McIntyre from
32nd Avenue to the Clear Creek trail. A connection between 32nd Avenue and the
Clear Creek trail is proposed. These trail alignments are shown on Map 5.
The provision of trails in the urban growth area should be based on the following
policies:
Policies:
An expanded trails network should be developed that provides additional
trails for hiking, biking and equestrian use, and that precludes motorized
vehicles. These trails should:
A. vary in length, ascent and nature experience;
B. traverse diverse landscape;
C. access views and vistas;
D. intersect to allow the traveler a choice of paths to a destination;
E. avoid damaging or impairing areas containing endangered species,
fragile environments, or high hazard areas; and
Link communities and other Plan areas, and link these areas to
adjacent cities and open space lands along the foothills to the west.
11
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
2. Accessible trails should be provided for all citizens, including barrier-free
trails where possible, recognizing that trail users have different levels of
ability and seek different levels of challenge.
3. New trail systems in critical wildlife habitat areas, i.e. nesting and calving
areas, and wintering grounds, should be routed in a sensitive fashion,
and/or have seasonal closures to minimize stress to the wildlife.
4.
5.
6.
7
9
Trail corridors should be negotiated which utilize floodplains, public rights-
of-way, leased private property, parks, and public open space.
Liability releases should be used to remove this obstacle to the creation of
trails across private land.
Areas of development should have trail connections to areas of natural open
space.
Trails should be separated and buffered with
and roads. - M_ when possible.
Roadway projects should provide equestrian, pedestrian and bicycle
crossings; (e.g., equestrian tunnels and grade separated bike crossings at
railroads).
The Jefferson County Open Space Department should be requested to
assist in funding the Clear Creek regional trail corridor.
10. Local trails could be jointly funded through the Jefferson County Open
Space Joint Venture Grants Program. This is a joint venture program with
adjacent cities and park and recreation districts.
11. Equestrian and jogging trails should be unpaved and marked.
12. Parking areas should be provided at trailheads to facilitate trail usage by
equestrians, hikers, bicyclists, etc.
13. Public facilities, e.g. restrooms and telephones, should be provided at major
trail intersections and significant open space sites where feasible.
14. The local park and recreation agencies should be consulted to determine
potential trail connections.
15. Developers should coordinate with public entities to provide trails and public
access along flood plains and/or easements such as ditches, roads, power
lines, etc., whenever possible.
12
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
16. Developers should provide trail connections to adjacent open space areas,
trails, schools, bus stations, Regional Transportation District park-n-rides,
and light rail stations. This includes providing a safe crossing at roads
whenever possible.
Trail Design Criteria
A variety of trail systems should be provided with appropriate fencing and
signage to minimize trespassing.
2. Trails should connect with others in the City and surrounding jurisdictions to
provide opportunities for commuting to other jurisdictions and to provide
multiple recreational alternatives.
3. The trails should intersect at strategic points to allow travelers a number of
choices to reach a desired location.
4. Areas containing endangered species or fragile environments should be
avoided.
5. Intersections between paths should be defined with a good visual warning of
an intersection as it is approached.
6. Trails should take advantage of the diversity of the landscape through which
trails pass. As the landscape changes, its dominant features should be
clearly seen from the paths, i.e., good observation points for views and
vistas that feature landmarks.
7. Bicycle paths should be designed for safety and be clearly marked. Safe
bicycle paths can be provided in the following ways:
A. Providing wider roadways with paved shoulders.
B. Providing off-road paths for multiple users.
C. Utilizing road, rail, ditch or power line rights-of-way or easements.
13
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
Case No.: PA0601 Quarter Section Map No.:
App: Last Name: Citywide _ r Related Cases: PA0501
App: First Name: Case History: Resolution concerning
Owner: Last Name: doption of an amendment
F the WR Comp Plan
Owner: First Name:
App Address: Review Body: PC: 416106
City, State Zip:
App: Phone: APN:
Owner Address: r- 2nd Review Body: ]CC: 4124106
City/State/Zip: 2nd Review Date:
Owner Phone: Decision-making Body: CC: 4/24/06
Project Address: Approval/Denial Date:
Street Name:
City/State, Zip: Reso/Ordinance No.:
Case Disposition: Conditions of Approval:
District: J
Project Planner: hite
File Location: ctive
Date Received: ,/14/2006
Notes:
Follow-Up:
Pre-App Date: