HomeMy WebLinkAboutComp Plan Addendum 2011City of'
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COMMUNiTy DrvuopmENT
I I
DATE: December 2, 2011
SUBJECT: Comprehensive Plan Addendum (3-Mile Plan)
Attached is a copy of the Comprehensive Plan Addendum adopted by Planning Commission on
Novernber 17, 2011. Colorado State Statutes require municipalities to adopt a Three-Mile Plan
on an annual basis. The last update to the City's Three Mile Plan was in November 2010. Since
the last adoption of the Three-Mile Plan, the City annexed the TMAC (Table Mountain Animal
Center) site and some land adjacent to it.
If you have any questions, please contact Sally Payne in Long Range Planning at 303-235-2852.
cc: Planning & Zoning Staff
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ommuNitTY DEVELOPMENT
City of Wheat Ridge Municipal Building
December 2, 201
7500 W. 29 Ave. Wheat Ridge, CO 80033-8001 P: 303-235.2846 F: 303,235.2857
Enclosed please find a certified copy of an Addendum to the Wheat Ridge
Comprehensive Plan, dated November 201 Please file this document pursuant to
C.R.S. 31-23-208.
Please do not hesitate to contact me if you have questions.
Sincerely
P
Kenneth P. Johnston AICP
Community Development Director
Enclosure
www.d.wheatridge.coms
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 12, 2009.
The adopted Comprehensive Plan identifies the area of potential development outside
the City's boundaries. The Plan does not recommend any future uses in the 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 economic benefit 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 32 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 2030. The identified urban growth area was generally
bounded by 1 -70, W. 32 Avenue, McIntyre Street, and W. 44th 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. The areas subject to this addendum are illustrated on Map 1. The West
Area was submitted to DRCOG as the City's urban growth boundary for the 2030 Metro
Vision update.
This addendum meets the requirement of C.R.S. 31 -12 -105 of having a plan in place
should the City consider any annexations in these areas.
Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
The following sections of this addendum address the following growth area as identified
below:
West Area: That area generally west of the City bounded by 1 -70, W. 32 114
Avenue, McIntyre Street, and W. 44 "' Avenue.
The City annexed a portion of the West Area of the Urban Growth Area in 2005, and it
was included in the 2006 and 2007 addendums. It now retains the "Regional
Commercial" or "Employment" land use designations for the annexed property.
In 2011, another portion of the West Area was annexed, as shown in Map 1. The area
annexed is generally known as the TMAC site or the since demolished Table Mountain
Animal Center. This annexation is included in this addendum and has the land use
designation of "Regional Commercial" and "Open Space."
Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
3
Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
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Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
LAND USE
Existing Land Use
West Area
Existing land uses in the urban growth area are varied. Along the north side of 32" d
Avenue are areas of low to medium densitX residential development. To the west of
1 -70 is industrial development along W. 44" 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
32" Avenue and 44 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
West Area
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.
Interstate -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.
County Plans
West Area
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.
Both the North Plains Plan and the Central Plains Plans were updated in 2011 by
Jefferson County. The process of updating this plan included extensive public
meetings.
4
Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
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. 44 Avenue is recommended as office, light industrial and commercial. The
bulk of the large, undeveloped area to the west of 1 -70 is shown as industrial.
Future Land Use Map
West Area
The Future Land Use Map (Map 2) 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 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 on the Structure Plan 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
• Existing golf course parks, and the Clear Creek floodplain as parks and open
space
• Employment along W. 44 Avenue and south of SH58 to Clear Creek to include
light industrial, storage, warehouse
• The large, vacant area west of 1 -70 between 32 Avenue and Clear Creek as
Regional Commercial to include retail, employment, restaurants, hotel
The designation of "open space" is a designation to indicate the land should not be
developed. This designation does not mean that the property so depicted necessarily is
owned or will be owned by a public entity.
Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
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Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
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. 44 Avenue at the north and W. 32 Avenue to the south.
1 -70 and State Highway 58 provide regional, limited access highway connections in the
area.
Trails currently exist along Clear Creek from 1 -70 west to Golden and along 32 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. 1 -70 and SH58 will continue to serve the dual roles of
providing access to the area and carrying regional traffic. The proposed street network
for the area is shown on the Roadway Classification Map (Map 3).
A new interchange on SH58 at Cabela Drive has been approved to provide additional
access to the area. Improvements to the 1- 70/32 Avenue interchange to increase
capacity have also been approved.
Major east -west streets included in the future street network are 32 Avenue and 40
Avenue. Streets providing north -south connections are Ward Road, Youngfield Street,
and McIntyre Street. The new SH58 /Cabela Drive interchange has been approved
approximately one mile west of the SH58/1 -70 interchange and to the east of the
existing McIntyre interchange. Cabela Drive will connect 32 Ave. to 44 Ave. with an
interchange at SH58. Cabela Drive will also connect to the 40 Ave. underpass of 1 -70
which provides access to Youngfield St. Widening of 32 Avenue from Wright Court to
Braun Court is programmed for 2012. The improvement of 32 Avenue will greatly
improve mobility in the growth area.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
November 2011
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Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
Future Trails
West Area
The County community plans for the area show potential trails extending along W. 32
Avenue from Maple Grove Park to McIntyre and on McIntyre from W. 32 Avenue to
the Clear Creek Trail. The trail along 32 Avenue from Braun Court to Youngfield
Street will be improved in 2012 with the 32 Avenue widening project. A trail
connection is proposed from 32 Avenue to the Clear Creek Trail along Cabela Drive.
Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
November 2011
COMMUNITY AMENITIES AND COMMUNITY SERVICES
Community Services
West Area
Services in the unincorporated portions of 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 (UDFCD).
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 West Area are listed below.
Fire Protection Districts
Fairmount
• West Metro
Water and Sanitation Districts
• North Table Mountain Water and Sanitation
• Consolidated Mutual Water
Park and Recreation Districts
• Prospect Recreation and Park District
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.
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Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
November 2011
Future Service Provision
The City will provide general governmental services and police protection for any areas
annexed by the City. Because the City is not a full service City, water, sanitation, and
fire services will need to be provided by special districts in the future if any areas are
annexed. 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 its boundaries any areas within its
service area that are 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.
Stormwater facilities will need to be provided by developers as required by City and
UDFCD standards. Facilities will need to conform to any drainage basin master plans
prepared and adopted by UDFCD.
Parks and Open Space
Park and open space areas in the urban growth area are currently owned and managed
by Jefferson County and the Prospect Recreation and Park District with the exception of
the Applewood Gold Course which is privately owned. Two parks located just outside
the growth area, Maple Grove Park and Arapahoe Park, are provided by the Prospect
Recreation and Park District.
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Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
November 2011
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. Continuing communication is needed among these groups to achieve
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;
12
Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
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. 32 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 32
Avenue to the Clear Creek trail. These trail alignments are shown on Map 4.
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. prevent 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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Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
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Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
November 2011
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Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
November 2011
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 impacts 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 address liability concerns to the creation
of public 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 streets, roads,
and parking lots when possible. Landscaped buffers should be established
between the Clear Creek trail and adjacent land uses.
8. Roadway projects should provide equestrian, pedestrian and bicycle
crossings; (e.g., equestrian tunnels and grade separated bike crossings at
railroads).
9. The Clear Creek regional trail is outlined in the Jefferson County Trails Master
Plan and is complete to Golden.
10. Local trails could be jointly funded through the Jefferson County Open Space
Local Government Grants Program. This is a joint venture program with
adjacent cities and park and recreation districts per the City's request
depending on priorities.
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 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.
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Wheat Ridge Comprehensive Plan — Urban Growth Area Addendum
November 2011
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
1. 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.
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Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum
November 2011