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Home My WebLink About10-19-2026 Study Session Agenda PacketSTUDY SESSION AGENDA CITY COUNCIL MEETING CITY OF WHEAT RIDGE, COLORADO Monday, October 19, 2026 6:30 p.m. This meeting will be conducted as a virtual meeting, and in person, at: 7500 West 29th Avenue, Municipal Building, Council Chambers. City Council members and City staff members will be physically present at the Municipal building for this meeting. The public may participate in these ways: 1. Attend the meeting in person at City Hall. Use the appropriate roster to sign up to speak upon arrival. 2. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on October 19, 2026) 3. Virtually attend and participate in the meeting through a device or phone: Click here to pre-register and provide public comment by Zoom (You must preregister before 5:00 p.m. on October 19, 2026) 4. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at https://www.ci.wheatridge.co.us/view Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. The City will upon request, provide auxiliary aids and services leading to effective communication for people with disabilities, including qualified sign language interpreters, assistive listening devices, documents in Braille, and other ways of making communications accessible to people who have speech, hearing, or vision impairments. To request auxiliary aid, service for effective communication, or document in a different format, please use this form or contact ADA Coordinator, (Kelly McLaughlin at ada@ci.wheatridge.co.us or 303-235-2885) as soon as possible, preferably 7 days before the activity or event. Public Comment on Agenda Items 1. Site Triangles and Clear Zones 2. Updates to Appendix F of the City Plan 3. Zoning Code Updates – 2026 and Beyond 4. Staff Report(s) 5. Elected Officials’ Report(s) ITEM NO. 1 Memorandum TO: Mayor and City Council THROUGH: Patrick Goff, City Manager FROM: Lauren Mikulak, Community Development Director DATE: October 19, 2026 SUBJECT: Sight Triangles and Clear Zones ISSUE: In 2012, the city’s regulations pertaining to sight triangles and clear zones were updated; however, there was no change to the lower limit of the clear zone. City Council has requested a discussion regarding the height limits for objects located within sight distance triangles at intersections and driveways. Specifically, the request is to consider reducing the allowable height of objects within the clear zone to improve visibility and safety. The purpose of this study session is to review the current code standards related to sight distance triangles, discuss how those standards compare with other communities, and identify potential implications of lowering the clear zone height limit. Staff are seeking direction on whether Council would like staff to pursue a potential code amendment. PRIOR ACTION: No recent action has been taken on this matter. FINANCIAL IMPACT: No financial impact is expected because of this action. BACKGROUND: Current Code A “sight distance triangle” or “sight triangle” is the horizontal area near an intersection of streets and driveways that must remain clear of visual obstructions in order to maintain adequate visibility for drivers, cyclists, and pedestrians. Within the sight triangle, the code limits the heights of features such as landscaping, fences, walls, and signs to preserve safe sightlines. The size of the sight triangle depends on the type of intersection, as shown in the image below and prescribed in Section 26-603 of the code. Study Session Memo – Sight Triangles and Clear Zones October 19, 2026 Page 2 Figure 1. This image from Section 26-603 of the zoning code illustrates that the size of a sight triangle varies based on the type of intersection. The “clear zone” is the vertical area within which objects must remain low enough or high enough to avoid obstructing visibility. The current code establishes the upper limit at 96 inches or 8 feet. The lower limit in the code depends on the type of intersection: 36 inches at intersections involving an arterial or collector street and 42 inches at other types of intersections. The clear zone is illustrated in the image below. Figure 2. This image from Section 26-603 of the zoning code illustrates upper and lower clear zone limits. Study Session Memo – Sight Triangles and Clear Zones October 19, 2026 Page 3 The lower limit represents the maximum allowable height of objects within the sight triangle. Objects below this height are generally considered low enough to allow drivers to see over them. Measurements for the clear zone are generally intended to align with the eye height of drivers in passenger vehicles and commercial trucks. In Wheat Ridge, those measurements are taken from the edge of pavement or at the flowline (which means the base of curb); the measurement is not taken from the top of the curb. This is important to consider when comparing requirements with other communities. The prescriptive dimensions for sight triangles and clear zones may not work well in all scenarios, so the code also allows for discretion where conditions may warrant a different approach. Per code, the Public Works Director may modify any dimension to ensure safe sight distance or may use guidance from AASHTO (American Association of State Highway and Transportation Officials) when more detailed sight distance calculations are required, including where curves and hills are present. For new development, sight distance is enforced during plan review, where sight triangles may be required to be depicted on plans. For existing conditions or overgrowth, sight distance is enforced by the city’s Community Services Unit, and a violation can result in an administrative citation. The most recent amendment to the sight triangle regulations occurred in 2012. That amendment increased the upper limit of the clear zone from 84 inches to 96 inches. That amendment also clarified the measurement methodology (from asphalt or flowline) to improve field enforcement. The lower limits were not modified and have remained in place since at least the 1990s. Comparison with Peer Communities Clear zone height limits vary among peer jurisdictions. Many communities establish limits of 30 inches or 36 inches within sight triangles. However, the measurement point can differ. Some communities measure from the top of curb or adjacent roadway, whereas Wheat Ridge measures from the edge of pavement or flowline/base of curb. Because the measurement point can vary, a direct comparison of numerical standards does not always reflect equivalent conditions in the field. Table 1 below compares clear zone requirements among peer communities. Figure 3 below visualizes the same information and illustrates that peer requirements fall into high, medium, and low cohorts with Wheat Ridge regulations spanning the medium to high range. Wheat Ridge regulations are unique in creating a different standard based on street type. Study Session Memo – Sight Triangles and Clear Zones October 19, 2026 Page 4 Table 1. Summary of Clear Zone Limits and Methodology (generally from highest to lowest) Jurisdiction Lower Limit Upper Limit Measured From Denver 42" 84" Base of curb; edge of pavement if no curb Wheat Ridge 36” for collector 42" for local street 96" Base of curb; edge of pavement if no curb Arvada 24” for plants 36” for fences 96” Top of curb/driveway; in line with yard areas Golden 36" 96” Base of curb; edge of pavement if no curb Lakewood 30” 84” Top of curb Edgewater 36" none Base of curb Littleton 30" general 33" for hedges 120” Adjoining street level; gutter grade Boulder 30" 96” Roadway surface Westminster 24" 96" Top of curb Figure 3. This image visually standardizes the lower limits of each jurisdiction showing the lower limit height and basis of measurement (from top of curb or base of curb). Study Session Memo – Sight Triangles and Clear Zones October 19, 2026 Page 5 Policy Question and Considerations The question before Council is whether the city should modify the lower limit of the clear zone to improve visibility at intersections and driveways. If Council chooses to pursue a change, key considerations include 1) how the standard would be modified, 2) how it would apply to existing and new development, and 3) how compliance would be enforced. Modifying the height standard would be relatively straightforward from a code-writing standpoint and could be readily applied to new development. However, lowering the allowable height would create a significant number of nonconformities involving fences, walls, landscaping, signs, and other site improvements. Implementation would also differ depending on whether the obstruction is a structure or landscaping. The practical implications of a change would differ depending on whether the property or improvement is new or existing, and whether the obstruction is a structure or landscaping: x New development: If the lower limit of the clear zone is reduced, the revised standard would apply to new development through the city's development review process. x Existing non-living structures: Section 26-120.F of the Zoning Code addresses existing improvements that were legally constructed under prior regulations. Under this provision: o Existing fences, walls, or similar structures that exceed a new height limit could remain in place as legal nonconforming improvements. o If those improvements were voluntarily removed, replaced, or reconstructed, they would need to comply with the updated standard. x Existing landscaping: Because landscaping can grow and change over time, compliance could be addressed through ongoing maintenance. The Zoning Code already requires landscaping within sight-distance triangles to be maintained below the clear zone height. If the clear zone height were reduced, this maintenance requirement would apply to both existing and new landscaping. Certain plantings may be affected more than others, particularly where plants were selected based on their expected mature height. Regarding enforcement and given the number of intersections and driveways throughout the city, it would not be possible to proactively enforce compliance at every location. Enforcement would therefore likely continue as it does today, primarily when a specific visibility or safety concern is identified and in response to complaints. Study Session Memo – Sight Triangles and Clear Zones October 19, 2026 Page 6 Figure 3. Landscaping and fences are common corner treatments on private property. If the lower limit of the clear zone is reduced, landscaping could be trimmed or maintained below a lower clear zone limit, while existing fences would remain as a legally nonconforming condition even if they exceed the new clear zone limits. DISCUSSION ITEMS FOR COUNCIL: Staff are seeking direction from the City Council on whether or how to modify the lower limit of the clear zone. Several options are available. x Option 1 – No Change - Retain the current standards of 36 inches at arterial or collector intersections and 42 inches at other intersections from base of curb. x Option 2 – Establish a Single Lower Limit - Amend the zoning code to establish a single height limit within sight triangles. This could remove the 42 inch threshold and retain the 36 inch threshold citywide; such approach would create nonconformities at collector and arterial streets but not everywhere. x Option 3 – Reduce the Lower Limit - Amend the zoning code to a more restrictive single height limit within sight triangles (for example, 30 inches citywide, from base of curb). This approach would create widespread nonconformities. If there is direction to modify the code, an amendment would be advanced as an ordinance to Planning Commission and City Council. Planning and code enforcement staff would also coordinate on a communication and education plan. ITEM NO. 2 Memorandum TO: Mayor and City Council THROUGH: Patrick Goff, City Manager FROM: 7XIƼ7^VIO7IRMSV4PERRIV Jana Easley, Planning Manager Lauren Mikulak, Community Development Director DATE: October 19, 2026 SUBJECT: Updates to Appendix F of the City Plan ISSUE: The City Plan was adopted in late 2025 and included seven appendices. Appendix F of XLI'MX]4PERJYPƼPPWVIUYMVIQIRXWJVSQXLI'SPSVEHS6IZMWIH7XEXYXIWVIPEXIHXS comprehensive plans, and it needs to be updated in order to comply with state VIUYMVIQIRXWWTIGMƼGEPP]VIPEXIHXSXLIƈWXVEXIKMGKVS[XLIPIQIRXƉ8LIETTIRHM\EPWS includes the city’s annual update of the Three-Mile Plan. The purpose of this agenda item is informational. This update will be brought to the Planning Commission on November 19, 2026, for their recommendation. A resolution will be brought to City Council for consideration on December 14, 2026. The updated Appendix F will be resubmitted to the Colorado Department of Local Affairs (DOLA) before the end of the year. BACKGROUND: Strategic Growth and Water Supply Element 8LI'MX]SJ;LIEX6MHKIOMGOIHSJJXLI'MX]4PERIJJSVXMR.ERYEV]ERHSn September 8, 2025, the City Plan was adopted by City Council. In the middle of the city’s planning process, the Colorado Legislature adopted Senate Bill (SB) 24-174. Among SXLIVXLMRKWXLMWFMPPIWXEFPMWLIHWTIGMJMGVIUYMVIHIPIQIRXW[MXLMREGSQQYRMX]ƅW comprehensive plan, including a water supply element and strategic growth element. The purpose of XLIWXEXIVIUYMVIQIRX is to ensure that cities and counties are appropriately planning for growth and infrastructure and limiting urban sprawl. The WXEXIPE[EPWSMRGPYHIWEVIUYMVIHVIGVIEXMSRERHXSYVMWQIPIQIRXXLSYKLXLMWMWPIWW VIPIZERXMR;LIEX6MHKI Because of the framework and formatting of the City Plan, the document does not MRGPYHIEGLETXIVGEPPIHƈ7XVEXIKMG+VS[XL)PIQIRXƉ-RWXIEHXLIadopted City Plan addressed those VIUYMVIHelements in Appendix F based on the limited guidance that was available at that time. Since then, DOLA has created additional guidance, and DOLA Study Session Memo – Appendix F of the City Plan October 19, 2026 Page 2 has reviewed Appendix F for compliance with SB24-174. In accordance with DOLA’s recommendations, Appendix F of the City Plan is being updated in the following ways: Add statement explicitly committing to updating water element and strategic growth element, every five years Elaborate on the tools and policies within the City Plan which address strategic growth Elaborate on how housing tools and policies align with strategic growth and how growth is anticipated to be infill in nature Incorporate the consultant-written memo (written in 2025) that documents prior outreach to utility providers as an additional attachment to the appendix Incorporate State Statute language for easy reference Three-Mile Plan Appendix F also includes the city’s Three-Mile Plan, which is a long-standing state VIUYMVIQIRXwhich gets updated annually (per '67i-12-105, et. WIU . The purpose of a Three-Mile Plan is to anticipate the potential annexation of any land that could extend a municipal boundary more than three miles in any direction. While this is not anticipated JSV;LIEX6MHKI, it is nonetheless EVIUYMVId component of a municipal comprehensive plan. Other than updating the date, no changes have been made to the substance of the Three-Mile Plan which has been relatively unchanged over the last decade. NEXT STEPS The proposed amendments to Appendix F can be found in Attachment 1. Questions and feedback are welcome at the October 19 study session. These updates are scheduled to be presented to Planning Commission on November 19, and City Council will be asked to approve the updated Appendix F by resolution on December 14. If approved, the City Plan will be updated to include the revised Appendix F, and the document will be submitted to DOLA. ATTACHMENTS: 1. Proposed amendments to Appendix F 1 APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / 2025 Appendix F: Compliance with State Requirements A Comprehensive Plan for the City of Wheat Ridge Wheat Ridge City Plan 2025 Revised Dec. 2026 APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 1 COMPLIANCE WITH STATE REQUIREMENTS: Strategic Growth Element, Water Element, Recreation and Tourism Element and Three Mile Area Plan This document details how the City Plan complies with applicable state requirements. Per C.R.S. 31-23-206(1.7) these elements are required components of a comprehensive plan and may be subject to updates every five years. This document is arranged to align with C.R.S. 31-23-206 and includes the following organization: Section 1 (1.5) Master Plans (a) A narrative description of the procedure used for the development and adopted of the master plan. (b) Areas for potential growth as per the Three Mile Area Plan (See also Attachment 1) (c) Water Supply element (see also Attachment 2 and Attachment 3) (d) Strategic Growth Element (I) Description of existing and potential policies and tools to promote strategic growth x Infill housing opportunities x Actions x Place Types (II) And (III) Analysis of vacant, underutilized, and undeveloped sites (see also Attachment 3) (e) Most Recent Approved Housing Action Plan Section 5 (5) Other Master Plan Requirements – Recreation and Tourism Because the Wheat Ridge City Plan does not include chapters specifically focused on each state- required element, this document details how the City Plan content fulfills the statutory requirements to address each topic. C.R.S. 31-23-206 MASTER PLAN SECTION 1 Section (1.5) of the State Statute requires that an adopted master plan for the physical development of the municipality must include the following elements: (a) A narrative description of the procedure used for the development and adopted of the master plan. Chapter 1 of the City Plan describes the process to develop the City Plan. During the public review of the draft described in that chapter, the draft plan was shared with neighboring jurisdictions. No objections were received. APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 2 (b) The most recent version of the plan for the areas of potential growth within three miles of the municipality’s existing borders The Three Mile Plan is included as Attachment 1 to this memorandum. (c) A water supply element developed in consultation with entities that supply water for use within the municipality to ensure coordination on water supply and facility planning. As a city in the arid Front Range, limited water resources are an ongoing challenge. As Wheat Ridge continues to evolve and grow, aiming for lower per capita water use is an important sustainability goal and critical in managing the area’s overall water use. Wheat Ridge does not provide or control water in the city, as described in Chapter 2 of the City Plan. Attachment 2 of this memorandum narrates the history and sources of water in Wheat Ridge. Wheat Ridge has already undertaken steps to reduce water use. One large source of water use in the city has been to support grass and turf in the arid climate. In 2024, the city adopted changes to the city’s landscape code to integrate waterwise and xeric landscaping principles and practices. To support these new standards, staff also: x Created a one-page zoning code hand out to convey revised landscaping requirements for single detached and duplex residential sites; x Updated the Wheat Ridge Approved Plant List to include a greatly expanded list of recommended trees, shrubs, perennials, and ornamental grasses for use throughout the city, particularly expanding the water-conserving options; and x Created a Wheat Ridge Landscape Design Guidebook: How to Create a Waterwise, Colorado-Friendly Home Landscape that also references a wide variety of programs and resources. The City Plan reinforces the goal of lowering water use in several ways, many of which align with strategies listed in Integrating Water Efficiency Into Land Use Planning in the Interior West: A Guidebook for Local Planners, the 2019 report authored by the Land Use Law Center for Western Resource Advocates: x Water planning: Chapter 5 includes Action C5 about developing a shared water and sewer master plan to better assess capacity constraints, proactively plan for future development, and coordinate capital planning and maintenance efforts. x Land Use: Wheat Ridge is a land-locked, built out city with no plans for outward growth. Surrounding municipalities act as an urban growth boundary for the city. Part Two of the plan details the character and development vision for the city, which includes elements like encouraging infill redevelopment at a higher density to provide a variety of housing types and a mix of uses. Chapter 5 lists goals, strategies, and actions to accomplish this vision, including examining things like lot APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 3 size requirements, setbacks, and landscaping. Similarly, the Place Type structure reinforces the need for a variety of housing types, and it includes a transit village to support the Transit-oriented development desired near the city’s rail station. x Equipment: Chapter 2 details the challenges with the city’s stormwater system, including a discussion of strategies to explore that involve green infrastructure solutions on both public and private property. x Landscape: To augment the waterwise landscape code updates detailed above, the City Plan also includes actions to support and grow the city’s tree canopy, detailed in Chapter 5. It also reinforces the importance of the city’s current investment via staff and resources into the city’s trees. The city has maintained a long-standing commitment to coordination with water providers. This includes referrals for all development to water districts and quarterly meetings with all water districts to coordinate development and forward planning. The City Plan does not propose new areas of significant growth that differ from the City's prior planning efforts. This comprehensive plan reiterates the city's commitment to continued coordination with Action C5 as described in the first bullet above. See Attachment 3 for an overview of the detailed outreach to was performed as part of the planning process for the City Plan. (d) Strategic growth element (I) Description of existing and potential policies and tools to promote strategic growth: Wheat Ridge is a land-locked city that is built out and does not have greenfield areas. The City Plan details what strategic growth looks like in Wheat Ridge in Part Two, and Part Three details how to implement policies that promote this strategic growth. These strategic growth policies and tools include: x Chapter 3 “Applying Tools to Shape Community Character” – This chapter defines what the City Plan means by character, what the community shared about its current and desired character. It also describes how 4 key tools can shape character based on context: use tools, form tools, going places tools, and staying places tools (see image below). x Chapter 4 “Imagining Our Future: Applying Tools in Wheat Ridge” – This chapter strategically applies use and form tools to illustrate how those tools can lead to strategic growth and evolution in five locations throughout Wheat Ridge. This chapter affirms that growth in Wheat Ridge is inherently infill and focuses on how strategic growth relates to existing infrastructure and neighborhoods. x Chapter 5 “Implementing What We Know” – This chapter enumerates goals, strategies, and actions which includes several policies related to strategic growth. 1. Strategy D calls for wholesale review of zoning codes and policies to align with the infill growth strategy and goals described in Chapter 3. 2. Strategy F calls for protection of parks, open space, and tree canopy and the policies that result in that outcome. This section is largely expanded to better communicate how the City Plan addresses strategic growth, housing policy, and infill development. The added text responds to feedback from DOLA requesting more information. APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 4 3. Strategy G relates to housing development and specifically seeks to explore policies that allow production of a diversity of housing types and price points along existing corridors and within existing neighborhoods. As the City Plan moves further into its implementation phase, these tools and policies will serve as the foundation for mid-term growth management. Demonstrating this commitment, the city is initiating a Zoning Code Audit in late 2026 to align local development regulations with strategic plan priorities. Figure 1. Exhibit showing Tools from the City Plan including Use, Form, Going Places, and Staying Places Tools. The City Plan also directly speaks to housing production via dispersed infill development rather than through sprawl or targeted locations. The City’s 2023 Affordable Housing Strategy (AHS) acknowledges the need for a diversity of housing types and price points. It did not set specific housing production targets, butrather, provided guidance and direction to support housing production in a variety of ways. DRCOG’s Regional Housing Needs Assessment (RHNA) provided a more quantitative analysis than the city’s AHS and estimates that the housing need in Wheat Ridge is 2,410 units. The majority of these units are required for households earning below 50% of the Area Median Income (AMI). The image below is excerpted from the RHNA and illustrates the anticipated 10-year housing need in Wheat Ridge. In August 2025, City Council acknowledged that housing need, and the City Plan incorporates many policies and tools that can advance targeted infill housing development. The City Plan supports the premise that there is a need for varying APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 5 housing types in different place types. Due to the City’s landlocked nature, infill development is the primary solution for growth. The City Plan specifically outlines several action steps and policies to consider to advance infill housing. The Place Types framework also supports a thoughtful and effective infill housing approach that meets the city’s housing goals while preserving peaceful coexistence. Housing-Related Actions One of the three overarching City Plan implementation goals is related to Thriving Business and Neighborhoods. It states: The community wants to have vibrant business and residential environments that complement each other. Local businesses need customers, and neighborhoods are more livable when they offer access to amenities that residents want and need, including attractive retail options and “third places” like local drinking and dining establishments. New housing accommodates additional residents who can become the new customers that local businesses need in order to thrive. At the same time, Wheat Ridge has been clear that new housing should be diverse in type and price point so the community can continue to appeal to a variety of different households (pg. 139 of the City Plan). Within this goal are four specific strategies that support infill housing (provided below and in pages 150-151 of the City Plan) H1) Review and revise the zoning code to allow housing production to support businesses. 1.1) Analyze the zoning code to identify barriers to housing in the vicinity of commercial areas such as 26th Avenue, 29th Avenue, 38th Avenue, and 44th Avenue. Update the zoning code to address identified barriers. 1.2) Review and update zoning map and tools to allow residential uses appropriate to the Place Types near commercial areas. H2) Review and revise zoning code to allow production of a diversity of housing types and price points. 2.1) Create a new R-4 district that allows townhomes while including appropriate limitations to ensure that future development peacefully coexists with existing neighborhoods. 2.2) Evaluate lot size and width requirements and update to allow appropriate development. 2.3) Explore an approach to allow one-for-one replacement of residential units when redeveloping a site, called a “no net loss” approach. 2.4) Assess zoning map to determine if zoning map updates are needed. H3) Support, incentivize, and invest in housing when the market cannot deliver what is needed. APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 6 3.1) Explore an approach to require expedited review for projects with an affordable component. 3.2) Continue to study inclusionary housing options for Wheat Ridge. 3.3) Deploy Wheat Ridge Housing Fund to support qualifying projects in need of subsidy. H4) Support development to provide housing in key locations. 4.1) As opportunities arise, coordinate with property owners and developers to proactively support housing development in Urban Renewal areas where exceptions to Charter limits on height and density exist. 4.2) Leverage key sites such as Lutheran Legacy Campus and the Wheat Ridge/Ward Road Station to deliver needed housing units. H5) Track and monitor housing development over time. 5.1) As implementation of the City Plan progresses, including zoning code updates to allow Wheat Ridge to peacefully grow and evolve, evaluate if the production of new housing is meeting community needs. This would include both the number of new units as well as the diversity of types and price points. 5.2) If housing production continues to lag behind housing goals and needs, consider a discussion of the City Charter height and density limits. Discussions could include: 5.3) Evaluating market conditions, political will, and public interest, and 5.4) Considering scenarios such as density and height bonuses for provision of voluntary affordable housing Place Types Instead of utilizing a traditional future land use map to direct growth opportunities to any specific focus areas, the City Plan acknowledges that nature of the Wheat Ridge will be infill throughout the city’s existing neighborhoods and along mixed- use corridors. The Place Type framework acknowledges not only land use, but also building form and surrounding context. Place Types were created based on the past and the present, and they are intended to inform the future. The City Plan is focused on enhancing the existing Place Types to make Wheat Ridge the best version of itself. Residential Place Types include four categories, each with primary and secondary uses: Lower Variety Neighborhood, Moderate Variety Neighborhood, Higher Variety Neighborhood and Transit Village. The names and approaches of each not only acknowledge the existing land use and zoning, but also acknowledge that future infill development may increase the APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 7 variety of housing types in a given Place Type. See image below, refer to pages 71 and 77 to 80 for more detail on residential Place Types, or explore the Place Types story map. Figure 2. Exhibit showing Residential Place Types from the City Plan. (II) Analysis of vacant,underutilized, and undeveloped sites:Wheat Ridge has very few vacant or underutilized sites. One of the most significant sites is the Legacy Lutheran Campus. The history of this site is detailed in Chapter 2, including a community-led Master Plan for redevelopment of the site. A second significant site is Clear Creek Crossing, which now has the new, relocated Lutheran Hospital, and a mixed-use redevelopment of the site is underway. Additionally, Wheat Ridge conducted an analysis to identify vacant and underutilized sites. The map of these sites isincluded as Attachment 3. (e) Mostrecent Housing Action Plan The 2023 Affordable Housing Strategy and Action Plan is available online at https://whatsupwheatridge.com/housing SECTION 5 Section (5) of C.R.S. 31-23-206 also requires an adopted master plan to contain a recreational and tourism uses element. Wheat Ridge draws regional visitors to the Clear Creek trail and greenway that extends through the city. Similarly, the city’s parks draw visitors for events such as the annual Carnation Festival or Ridgefest. Wheat Ridge is developing a Parks and Recreation Master Plan, called the Parks and Recreation Pathway, which includes specific direction for these key APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 8 amenities. Information about this plan is on the project website: https://whatsupwheatridge.com/parks-and-recreation-pathway Within the City Plan, Chapter 1 describes the recreation amenities under the section “Our Assets.” The Mobility Framework includes parks and the trail as key destinations, and the Implementation Action A2 specifies that parks and trailheads are a priority destination for filling gaps in the bicycle and pedestrian network. Another key destination to prioritize connections around is commercial areas, which will also benefit recreation and tourism. Additionally, two of the four priorities detailed in Chapter 2 support commercial activity in Wheat Ridge. The kinds of retail establishments that this plan aims to support and grow include the kinds of places that would draw not only local community members but also visitors from beyond Wheat Ridge. APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 9 ATTACHMENT 1: THREE MILE AREA PLANPL APPENDIX F: Compliance with State Requirements Wheat Ridge City Plan /Attachment 1 1 City of Wheat Ridge – Three-Mile Plan 2026 CITY OF WHEAT RIDGE 2026 THREE-MILE PLAN This document constitutes the City of Wheat Ridge’s Three-Mile plan for the unincorporated area extending three miles outside the City’s boundary, as required by and in conformance with Section 31-12-105(1)(e) of the Colorado Revised Statutes (C.R.S.). The document consists of an introduction, description of pertinent land use plans, brief descriptions of potential infrastructure and services and applicable planning maps. The Plan is adopted as an addendum to the City Plan. SECTION 1: INTRODUCTION Background and Existing Conditions As part of the City Plan adoption, C.R.S. §31-12-105 requires that a municipality have in place a plan for unincorporated areas within three miles of its jurisdictional boundaries. The plan should indicate recommended land uses in the three-mile area and address potential infrastructure and service needs if land should be annexed. The attached Three-Mile Plan Map 1 indicates the three-mile area around the city. The Plan addresses unincorporated land within three miles of the corporate limits of the city and excludes all incorporated lands in the City and County of Denver, Adams County, the cities of Arvada, Lakewood, Golden, Edgewater and Westminster and the towns of Mountain View and Lakeside. The Three-Mile Plan applies only to those unincorporated areas located primarily to the northwest, west and southwest of the city limits. The city’s annexation policy refers to C.R.S. §31-12-105 as the guiding document for city annexations. Currently there are unincorporated areas to the northeast, north, southwest and west of the current city boundaries. Areas to the northeast and north are primarily unincorporated industrial or multi-family. Unincorporated areas to the west of Ward Rd. and north of I-70 consist of established residential neighborhoods, public uses (schools), and a cemetery. Southwest of the city are a commercial area along Youngfield St. and the established residential area of Applewood. The area west of I-70 between 32nd Ave. and Clear Creek currently consists of Applewood Golf Course and ponds owned by Coors Brewing Company. SECTION 2: LAND USE PLANS Jefferson County Land Use Plans Jefferson County has jurisdiction over the unincorporated areas within three miles of the city boundary to the west. The three-mile boundary lies within two county plan areas: the North Plains Area Plan and the Central Plains Area Plan. Map 2 shows the areas covered by these County Plans in relation to the city boundaries. Map 3 shows the Jefferson County subarea APPENDIX F: Compliance with State Requirements Wheat Ridge City Plan /Attachment 1 2 City of Wheat Ridge – Three-Mile Plan 2026 plan areas in relation to the three-mile boundary. Map 4 shows the uses within those plan areas. x North Plains Area Plan The North Plains Plan, formally known as the North Plains Community Plan, was updated and adopted by the Jefferson County Planning Commission in November of 2011. This plan covers the area north of Clear Creek and west of I-70. Recommended land uses in the plan for this area are primarily residential to be consistent with the existing established residential areas and large open space areas west of Easley Rd. Industrial uses are shown adjacent to State Highway 58 east of McIntrye St. x Central Plains Area Plan The Central Plains Area Plan, formally known as the Central Plains Community Plan, was updated and adopted by the Jefferson Planning Commission in September of 2011. This plan covers the area south of Clear Creek and west of I-70. Recommended land uses in the plan for this area are residential to the south of 32nd Ave. and west of I-70 with large areas of open space west of Indiana St. and south of Highway 58 including Applewood Golf Course and Clear Creek. Industrial uses are recommended for a large area west of McIntrye St. and south of Highway 58. 2025 City Plan The City Plan does not recommend land uses for areas outside of the city boundaries. If areas outside the city boundaries were to be considered for annexation, land uses recommended for these areas would be evaluated for compatibility and consistency with existing land use patterns. Along with an existing conditions analysis and a review of adjacent land uses, the above plans would be the primary documents to be considered when reviewing and determining land uses for any potential annexations. The above-mentioned county subarea plans can be found at the Jefferson County website as part of the county’s comprehensive plan. Several county plans were finalized and adopted in 2024-2025 and can be found at the Together Jeffco website. SECTION 3: TRANSPORTATION AND SERVICES Jefferson County Comprehensive Master Plan provides overall guidance related to County transportation and infrastructure services in the unincorporated areas of the County. County documents related to specific elements are listed below. APPENDIX F: Compliance with State Requirements Wheat Ridge City Plan /Attachment 1 3 City of Wheat Ridge – Three-Mile Plan 2026 Transportation The Jefferson County Transportation and Mobility Plan (TMP), which was newly adopted in 2025, provides direction for transportation improvements in the unincorporated areas. Developed in coordination with the cities, the TMP provides the vision for the future of Jefferson County roadways and would be guiding documents in identifying transportation needs for any areas considered for annexation. General comments Current east-west connectors in the unincorporated areas to the west are currently W. 44th Ave. at the north and W. 32nd Ave. to the south. North-south roadways are McIntyre St., Indiana St., and Eldridge St. Interstate 70 and SH58 will continue to serve the dual roles of providing access to the area and carrying regional traffic. These roadways would continue to provide street access to the area. Future Street Network As part of the redevelopment of the Clear Creek Crossing area, which includes the new hospital, retail, and residential uses, a new interchange was from I-70 to SH 58 was constructed. A future connection from Clear Creek Dr. to SH 58 was approved but not built. This may be constructed in the future. North of Clear Creek More specific transportation guidance for the area north of Clear Creek can be found in the Jefferson County North Plains Area Plan. South of Clear Creek More specific transportation guidance for the area south of Clear Creek can be found in the Jefferson County Central Plains Area Plan. Community Services and Utilities General Comments 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 Mile High Flood District (MHFD). Special districts serving the unincorporated area are listed below. Fire Protection Districts Ɣ Arvada Ɣ West Metro Water and Sanitation Districts APPENDIX F: Compliance with State Requirements Wheat Ridge City Plan /Attachment 1 4 City of Wheat Ridge – Three-Mile Plan 2026 Ɣ Fruitdale Sanitation Ɣ Valley Water Ɣ Consolidated Mutual Water Ɣ Wheat Ridge Water and Sanitation (Olinger Funeral/Cemetery) Ɣ North Table Mountain Water and Sanitation Ɣ Clear Creek Valley Water and Sanitation Future Service Provision The city would provide general governmental services and police protection for any areas annexed by the city. Wheat Ridge receives water, sanitation, and fire services through special districts, so those districts would be involved if any areas were annexed. Fire protection would continue to be provided by existing districts currently providing services. Water and sanitation services would 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: Ɣ Inclusion into existing water or sanitation districts. Ɣ Formation of a new water and sanitation district, or metropolitan district, with provision of services by the new district. Ɣ 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 would 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 would need to pay for any infrastructure improvements, upgrades, or expansions. Any new sewage treatment plants or expansions must be included in the Colorado Clean Water Plan and be approved by the State Department of Public Health and Environment. Stormwater facilities would need to be provided by developers as required by the city and meet the Mile High Flood District (MHFD) standards. Facilities would need to conform to any drainage basin master plans prepared and adopted by MHFD. North of Clear Creek For unincorporated areas north of Clear Creek the Jefferson County North Plains Area Plan provides more specific guidance on issues related to community services and utilities. South of Clear Creek For unincorporated areas north of Clear Creek the Jefferson County Central Plains Area Plan provides more specific guidance on issues related to community services and utilities. APPENDIX F: Compliance with State Requirements Wheat Ridge City Plan /Attachment 1 5 City of Wheat Ridge – Three-Mile Plan 2026 Parks, Trails and Open Space The Jefferson County Transportation and Mobility Plan (TMP) and the county’s Bicycle Plan provide direction on improvements related to bicycle and pedestrian connections in the unincorporated county. General Comments Park and open space areas in the unincorporated areas are currently owned and managed by Jefferson County and the Prospect Recreation and Park District, except Applewood Golf Course which is privately owned. Two parks, Maple Grove Park and Arapahoe Park, are provided by the Prospect Recreation and Park District. The city, Prospect Recreation and Park District, and the Long’s Peak Metropolitan District 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. Trails currently exist along Clear Creek from I-70 west to Golden and along 32nd Avenue from I-70 west to Maple Grove Park. A new multimodal path was built between W. 32nd Ave. and the Peaks to Plains regional trail as part of the Clear Creek Crossing development, which creates a connection to the regional trail system. Future Trails and Open Space The county TMP and Bicycle Plan indicate multimodal extensions along W. 32nd Ave. from McIntyre St. to Youngfield St. and along W. 44th Ave. from McIntyre St. to the I-70 underpass. North of Clear Creek The Jefferson County North Plains Area Plan provides more specific guidance on parks and trails in the area north of Clear Creek. South of Clear Creek The Jefferson County Central Plains Area Plan provides more specific guidance on parks and trails in the area north of Clear Creek. SECTION 4: THREE-MILE PLAN MAPS 11 AP P E N D I X F : C o m p l i a n c e W i t h S t a t e R e q u i r e m e n t s Wh e a t R i d g e C i t y P l a n / 2 0 2 5 WhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWh eaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaea t t ttttttttt t t t ttt t t tt RiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRi dgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdg eeeeeeeeeeeeeeeeeee CiCiCiCiCiCiCiCiCiCiCiCiCiCiCiCiCiCiCiCCi tytytytytyytytytytytytyyytytytyttyyy PPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPlalalallalalalaalalalallalalalalalalllalalalalalaaalalalalalaaalalaalaaalaaannnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnn Up d a t e d S e p t 2 0 2 6 AP P E N D I X F : C o m p l i a n c e W i t h S t a t e R e q u i r e m e n t s Wh e a t R i d g e C i t y P l a n / 2 0 2 5 12 /////////////////////////////////// 222222222222222222222222222222222222222222222020202020202020020202020202020020200220220202002022020202002020220202200202020202000022000000 5 Up d a t e d S e p t 2 0 2 6 13 AP P E N D I X F : C o m p l i a n c e W i t h S t a t e R e q u i r e m e n t s Wh e a t R i d g e C i t y P l a n / 2 0 2 5 WhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWhWh eaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaeaea ttttt tttttttttttttt RiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRiRR dgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdgdgddgdgdg eeeeeeeeeeeeeeeeeee CiCiCiCiCCiCiCiCiCiCiCiCiCiCiCiCiCiCiCiCi tytyttyyyyyyytytyyyyyyyyyyyyyytyyytyyy PPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPlalaaaaaaaaaaaaalaaaaalaaaaaaaaaaaannnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnn Up d a t e d S e p t 2 0 2 6 AP P E N D I X F : C o m p l i a n c e W i t h S t a t e R e q u i r e m e n t s Wh e a t R i d g e C i t y P l a n / 2 0 2 5 14 //////////////////////////////// 22222222222222222222222222222222222222222202020202020202022020202022020202020202020202020200020202022002020202202020202020020202020220202000202 5 Up d a t e d S e p t 2 0 2 6 APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 10 ATTACHMENT 2: WHEAT RIDGE WATER HISTORY, SOURCE & CYCLE, AND WATERWISE LANDSCAPING AND XERISCAPING Water History Years of continuous drought coupled with local area growth and development have raised awareness and concerns about the availability and use of water in Colorado and particularly the Front Range. Seven states are within the Colorado River basin, including Arizona, California, Colorado, Nevada, New Mexico, Utah, and Wyoming. Water levels of the Colorado River and its two reservoirs, Lake Mead and Lake Powell, have reached record lows over the past few years, triggering a series of water shortage declarations by the Department of Interior. Historically, states have been the ones to figure out how to share Colorado River water, but the failure of the seven basin states to reach an agreement on reductions could place the responsibility on the federal government. Front Range communities are actively seeking ways to reduce water use, encourage water efficiency, and establish stronger links between water supply and land use planning. The goal is to create a common framework for reliably managing water systems to meet public and environmental needs while reducing costs, improving resilience, and enhancing community livability. Water Source & Cycle In Wheat Ridge, water users are serviced by six water districts: x Consolidated Mutual Water Company x Denver Water x Edgewater Water Company x North Table Mountain Water x Valley Water x Wheat Ridge Water The majority of water provided by these suppliers is purchased from Denver Water, Colorado’s oldest and largest water utility. Established in 1918, Denver Water is responsible for the collection, storage, quality control and distribution of potable water to 1.5 million people, nearly one-fourth of all Coloradans. Almost all of the water provided by Denver Water comes from mountain snowmelt in mostly forested, high-elevation watersheds. The collection system covers 4,000+ square miles, or 2.5 million acres, and extends into more than eight counties, including Park, Grand, Jefferson, Summit, Teller, Douglas, Clear Creek and Gilpin. Denver Water adopted the One Water Plan in September 2021 along with several community partners including the Mile High Flood District, Colorado Water Conservation Board, Metro Wastewater Reclamation District, and the City and County of Denver. The plan includes a simple summary of the urban water cycle, in which all urban water flows are recognized as potential resources: APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 11 x The Denver metro obtains its drinking water from snowmelt precipitation, originating in the mountains and foothills of the South Platte and Colorado River watersheds. x Drinking water is produced at local treatment plants and delivered to homes and businesses. x Wastewater is collected and conveyed to local water reclamation facilities. x After treatment, the majority of reclaimed water is returned to the South Platte River or local irrigation ditches. x A portion of the reclaimed water is further treated and re-used for non-potable purposes, such as outdoor irrigation and industrial applications. x Stormwater and urban runoff are managed by local flood districts and communities, and supplements flows in the South Platte River, Cherry Creek, and other local waterways. Figure 3. Denver's Urban Water Cycle (Source: One Water Plan) APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 12 ATTACHMENT 3: UTILITY OUTREACH MEMO New attachment added per DOLA recommendation. 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&ŝŐƵƌĞϮ͘tĞƚhƚŝůŝƚǇ;^ĂŶŝƚĂƌǇ^ĞǁĞƌͿŽŶƐƚƌĂŝŶƚDĂƉ͘ :DWHU 'LVWULFWVH[FHSW1RUWK7DEOH0RXQWDLQGHIHUWR'HQYHU:DWHUPRGHOLQJWR GHWHUPLQHK\GUDXOLFVZLWKLQWKHLUV\VWHPV 'HQYHU:DWHUXVHVUHJLRQDOSRSXODWLRQDQGMREJURZWKSUHGLFWLRQVIRU:KHDW 5LGJHVHUYLFHDUHD 3ODQQHGFDSLWDOSURMHFWVZLWKLQ&LW\RI:KHDW5LGJHZHUHQRWSURYLGHG :DWHUFDSDFLW\XSJUDGHVDUHPRVWOLNHO\WREHWULJJHUHGE\SURMHFWVWKDWLQFUHDVH ILUHIORZGHPDQG APPENDIX F: Compliance with State Requirements Wheat Ridge City Plan / Attachment 3 :KHDW5LGJH&RPSUHKHQVLYH3ODQ 3DJHRI *DV 7ZR6\VWHPV±LQWHUPHGLDWHSUHVVXUHDQGORZSUHVVXUH³GRZQVWUHDP´ 6HYHQDUHDVRISRWHQWLDOFDSDFLW\FRQVWUDLQWV o 1RXSVWUHDPSUHVVXUHUHLQIRUFHPHQWVWRLQWHUPHGLDWHSUHVVXUHDQWLFLSDWHG %XWWKUHHDUHDVNLQGRIFORVH :DGV%OYGJHWWLQJFORVHWRVWDWLRQFDSDFLW\ZRXOGUHTXLUH XSVL]LQJSLSHDWVWDWLRQ WK+LJKHU9DULHW\1HLJKERUKRRGDSSURDFKLQJPLQLPXPLQOHW SUHVVXUHZRXOGUHTXLUHXSVL]LQJLQOHWSLSLQJWRVWDWLRQ &OHDU&UHHNPRVWRIWKHIXOOEXLOGRXWORDGLVDVVXPHGWRDOUHDG\ KDYHEHHQDFFRXQWHGIRUEXWODUJHQHZORDGZRXOGUHTXLUHVRPH 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o3OHDVHQRWHWKDWWKHVHSODQVDUHQRWILQDOL]HGDQGDUHVXEMHFWWR FKDQJH APPENDIX F: Compliance with State Requirements Wheat Ridge City Plan / Attachment 3 :KHDW5LGJH&RPSUHKHQVLYH3ODQ 3DJHRI /XWKHUDQ/HJDF\&DPSXVVKRXOGKDYHVRPHFDSDFLW\XQWLOQHZIHHGHUSURMHFWV FRPHRQOLQHDQGUHOLHYHLWPRUHIXOO\ &ŝŐƵƌĞϯ͘yĐĞůůĞĐƚƌŝĐĂů&ĞĞĚĞƌĂƉŝƚĂů/ŵƉƌŽǀĞŵĞŶƚDĂƉ͘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ompliance with State Requirements Wheat Ridge City Plan / Attachment 3 EĂ ŵ Ğ ŵ Ă ŝ ů WŽǁĞƌ yĐ Ğ ů Ŷ Ğ ƌ Ő Ǉ ů Ğ Đ ƚ ƌ ŝ Đ Ă ů Ă Ŷ Ě ' Ă Ɛ Ś ƌ ŝ Ɛ ƚ Ž Ɖ Ś Ğ ƌ D Ă ũ Ž ƌ Ɛ Ă Ŷ ŝ Ğ ů d ƌ Ƶ ũ ŝ ů ů Ž ϯͬ ϰ ͬ Ϯ Ϭ Ϯ ϰ Ă Ɖ Ă Đ ŝ ƚ Ǉ Đ Ă Ŷ Ŷ Ž ƚ ď Ğ Ɛ Ă ǀ Ğ Ě Ĩ Ž ƌ Ă Ɖ ƌ Ž ũ Ğ Đ ƚ ͕ ď Ƶ ƚ Ɖ ƌ Ž ũ Ğ Đ ƚ ƐŚ Ž Ƶ ů Ě Đ Ž Ž ƌ Ě ŝ Ŷ Ă ƚ Ğ Ğ Ă ƌ ů Ǉ ƚ Ž ď Ğ Ő ŝ Ŷ Đ Ž ŵ ŵ Ƶ Ŷ ŝ Đ Ă ƚ ŝ Ž Ŷ ͘ KŶ Đ Ğ Ě Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ŝ Ɛ ƌ Ğ Ă Ě Ǉ ƚ Ž Ă Ɖ Ɖ ů Ǉ Ĩ Ž ƌ Đ Ž Ŷ Ŷ Ğ Đ ƚ ŝ Ž Ŷ ͕ ŝ Ɛ ǁŚ Ğ Ŷ ŝ ƚ ǁ ŝ ů ů ď Ğ Ĩ ŝ Ŷ Ă ů ŝ ǌ Ğ Ě ͘ E Ž ƚ Ğ ƚ Ś Ă ƚ ƚ Ś Ğ Ɛ Ž ů Ă ƌ Ă Ŷ Ě Đ ů Ğ Ă Ŷ ƚƌ Ă Ŷ Ɛ Ɖ Ž ƌ ƚ ŝ Ɛ Ŷ Ž ƚ Ă ƌ Ğ Ƌ Ƶ ŝ ƌ Ğ Ě Đ Ž Ŷ ƚ Ă Đ ƚ ͕ ď Ƶ ƚ Đ Ă Ŷ Ɖ ƌ Ž ǀ ŝ Ě Ğ ŝŶ Ɛ ŝ Ő Ś ƚ ŝ Ĩ Ă Ě Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ŝ Ɛ Ɖ ů Ă Ŷ Ŷ ŝ Ŷ Ő Ă Ŷ Ǉ Ɖ ƌ Ğ Ě ŝ Đ ƚ Ğ Ě ů Ă ƌ Ő Ğ ƵƐ Ğ Ɛ ƌ Ğ ů Ă ƚ Ğ Ě ƚ Ž Ɛ Ž ů Ă ƌ Ž ƌ Ğ ů Ğ Đ ƚ ƌ ŝ Đ ǀ Ğ Ś ŝ Đ ů Ğ Ɛ ͘ Eͬ tŚ Ğ Ă ƚ Z ŝ Ě Ő Ğ ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ŝů ů t ŝ ů ů ŝ Ɛ Ƶ ƌ ƌ Ğ Ǉ ' Ă Ŷ Ě Ă dŚ ŝ Ɛ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ƶ ƚ ŝ ů ŝ ǌ Ğ Ɛ Ă D Ă Ɛ ƚ Ğ ƌ & ů Ž ǁ ^ ƚ Ƶ Ě Ǉ ͘ d Ś Ğ ĚĞ ǀ Ğ ů Ž Ɖ Ğ ƌ Ŷ Ğ Ğ Ě Ɛ ƚ Ž Đ Ž ŵ Ɖ ů Ğ ƚ Ğ ƚ Ś Ğ Ɛ ƚ Ƶ Ě Ǉ Ă Ŷ Ě Ɛ Ƶ ď ŵ ŝ ƚ ƚ Ž ŝƐ ƚ ƌ ŝ Đ ƚ ͘ DĂ ƌ ƚ ŝ Ŷ Ͳ D Ă ƌ ƚ ŝ Ŷ Ɖ Ɖ ů Ğ ǁ Ž Ž Ě ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ^Ă ƌ Ă Ž Ŷ Ɛ ƚ Ă Ŷ ƚ ŝ Ŷ Ğ :ŝ ŵ > Ă Ŷ Ě Ğ ƌ Ǉ Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ Ŷ Ğ Ğ Ě Ɛ ƚ Ž Đ Ă ů Đ Ƶ ů Ă ƚ Ğ Ě Ğ ŵ Ă Ŷ Ě Ă Ŷ Ě ŝ ŵ Ɖ Ă Đ ƚ Ă Ŷ Ě ďƌ ŝ Ŷ Ő Đ Ă Đ ů Ƶ ů Ă ƚ ŝ Ž Ŷ Ɛ ƚ Ž ƚ Ś Ğ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ͘ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ǁ ŝ ů ů ƚ Ś Ğ Ŷ ĂƉ Ɖ ƌ Ž ǀ Ğ Ž ƌ Ɖ ƌ Ž ǀ ŝ Ě Ğ Đ Ž ŵ ŵ Ğ Ŷ ƚ Ɛ ͘ Z' Ŷ Ő ŝ Ŷ Ğ Ğ ƌ Ɛ ůĞ Ă ƌ ƌ Ğ Ğ Ŭ s Ă ů ů Ğ Ǉ t Ă ƚ Ğ ƌ Ă Ŷ Ě ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ DŝŬ Ğ E Ğ ů Ɛ Ž Ŷ ŝů ů t ŝ ů ů ŝ Ɛ Ƶ ƌ ƌ Ğ Ǉ ' Ă Ŷ Ě Ă dŚ ŝ Ɛ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ƶ ƚ ŝ ů ŝ ǌ Ğ Ɛ Ă D Ă Ɛ ƚ Ğ ƌ & ů Ž ǁ ^ ƚ Ƶ Ě Ǉ ͘ d Ś Ğ ĚĞ ǀ Ğ ů Ž Ɖ Ğ ƌ Ŷ Ğ Ğ Ě Ɛ ƚ Ž Đ Ž ŵ Ɖ ů Ğ ƚ Ğ ƚ Ś Ğ Ɛ ƚ Ƶ Ě Ǉ Ă Ŷ Ě Ɛ Ƶ ď ŵ ŝ ƚ ƚ Ž ŝƐ ƚ ƌ ŝ Đ ƚ ͘ DĂ ƌ ƚ ŝ Ŷ Ͳ D Ă ƌ ƚ ŝ Ŷ &ƌ Ƶ ŝ ƚ Ě Ă ů Ğ ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ŝů ů t ŝ ů ů ŝ Ɛ Ƶ ƌ ƌ Ğ Ǉ ' Ă Ŷ Ě Ă dŚ ŝ Ɛ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ƶ ƚ ŝ ů ŝ ǌ Ğ Ɛ Ă D Ă Ɛ ƚ Ğ ƌ & ů Ž ǁ ^ ƚ Ƶ Ě Ǉ ͘ d Ś Ğ ĚĞ ǀ Ğ ů Ž Ɖ Ğ ƌ Ŷ Ğ Ğ Ě Ɛ ƚ Ž Đ Ž ŵ Ɖ ů Ğ ƚ Ğ ƚ Ś Ğ Ɛ ƚ Ƶ Ě Ǉ Ă Ŷ Ě Ɛ Ƶ ď ŵ ŝ ƚ ƚ Ž ŝƐ ƚ ƌ ŝ Đ ƚ ͘ DĂ ƌ ƚ ŝ Ŷ Ͳ D Ă ƌ ƚ ŝ Ŷ EŽ ƌ ƚ Ś d Ă ď ů Ğ D Ž Ƶ Ŷ ƚ Ă ŝ Ŷ t Ă ƚ Ğ ƌ Ă Ŷ Ě ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ă ƌ ƚ ^ Ɖ Ğ ƌ ƌ Ǉ dŚ Ğ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ƌ Ğ Đ ŝ ǀ Ğ Ɛ ƌ Ğ Ĩ Ğ ƌ ƌ Ă ů Ɛ Ğ ŝ ƚ Ś Ğ ƌ Ĩ ƌ Ž ŵ : Ğ Ĩ Ĩ Ğ ƌ Ɛ Ž Ŷ Ž Ƶ Ŷ ƚ Ǉ Ž ƌ ƚ Ś Ğ ŝ ƚ Ǉ ͘ d Ś Ğ ƌ Ğ Ĩ Ğ ƌ ƌ Ă ů Ɛ Ă ƌ Ğ ƌ Ğ Đ Ğ ŝ ǀ Ğ Ě Ă ƚ Ğ Ă Đ Ś ƉŚ Ă Ɛ Ğ Ž Ĩ ƚ Ś Ğ ǌ Ž Ŷ ŝ Ŷ Ő Ɖ ƌ Ž Đ Ğ Ɛ Ɛ ǁ Ś ŝ Đ Ś Ƶ Ɛ Ƶ Ă ů ů Ǉ ď Ğ Ő ŝ Ŷ Ɛ ǁ ŝ ƚ Ś Ă Ğ ƌ ƚ ŝ Ĩ ŝ Đ Ă ƚ Ğ Ž Ĩ t Ă ƚ Ğ ƌ Ă Ŷ Ě ^ Ğ ǁ Ğ ƌ ^ Ğ ƌ ǀ ŝ Đ Ğ ͕ ^ ŝ ƚ Ğ Ɖ ů Ă Ŷ ĂƉ Ɖ ƌ Ž ǀ Ă ů Ă Ŷ Ě ƚ Ś Ğ Ŷ t Ă ƚ Ğ ƌ Ă Ŷ Ě ^ Ğ ǁ Ğ ƌ Ž Ŷ Ɛ ƚ ƌ Ƶ Đ ƚ ŝ Ž Ŷ ƌ Ă ǁ ŝ Ŷ Ő Ɛ ͘ Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ŝ Ɛ ƌ Ğ Ɛ Ɖ Ž Ŷ Ɛ ŝ ď ů Ğ Ĩ Ž ƌ Ă ů ů Ě Ğ ŵ Ă Ŷ Ě ĐĂ ů Đ Ƶ ů Ă ƚ ŝ Ž Ŷ Ɛ ͘ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ǁ ŝ ů ů Ğ Ŷ Ő Ă Ő Ğ ǁ ŝ ƚ Ś Ě Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ͛ Ɛ Ɖƌ ŝ Ž ƌ ƚ Ž Ž ƌ Ě Ƶ ƌ ŝ Ŷ Ő Ă Ŷ Ǉ Ɖ Ž ƌ ƚ ŝ Ž Ŷ Ž Ĩ ƚ Ś Ğ ǌ Ž Ŷ ŝ Ŷ Ő Ɖ ƌ Ž Đ Ğ Ɛ Ɛ ͕ ŝ Ĩ ƌĞ Ƌ Ƶ Ğ Ɛ ƚ Ğ Ě ͘ Eͬ EŽ ƌ ƚ Ś ǁ Ğ Ɛ ƚ > Ă Ŭ Ğ ǁ Ž Ž Ě ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ŝů ů t ŝ ů ů ŝ Ɛ Ƶ ƌ ƌ Ğ Ǉ ' Ă Ŷ Ě Ă dŚ ŝ Ɛ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ƶ ƚ ŝ ů ŝ ǌ Ğ Ɛ Ă D Ă Ɛ ƚ Ğ ƌ & ů Ž ǁ ^ ƚ Ƶ Ě Ǉ ͘ d Ś Ğ ĚĞ ǀ Ğ ů Ž Ɖ Ğ ƌ Ŷ Ğ Ğ Ě Ɛ ƚ Ž Đ Ž ŵ Ɖ ů Ğ ƚ Ğ ƚ Ś Ğ Ɛ ƚ Ƶ Ě Ǉ Ă Ŷ Ě Ɛ Ƶ ď ŵ ŝ ƚ ƚ Ž ŝƐ ƚ ƌ ŝ Đ ƚ ͘ DĂ ƌ ƚ ŝ Ŷ Ͳ D Ă ƌ ƚ ŝ Ŷ tĞ Ɛ ƚ ƌ ŝ Ě Ő Ğ ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ 'Ă ƌ Ǉ t Ğ ů Ɖ ^Ă ƌ Ă Ž Ŷ Ɛ ƚ Ă Ŷ ƚ ŝ Ŷ Ğ Ő Wƌ Ž Đ Ğ Ɛ Ɛ Ž Ŷ ƌ Ğ Ƌ Ƶ ŝ ƌ ŝ Ŷ Ő Ƶ Ɖ Ő ƌ Ă Ě Ğ Ɛ ŝ Ɛ Ž Ŷ Ă ǀ Ğ ƌ Ǉ Ɖ ƌ Ž ũ Ğ Đ ƚ ď Ǉ Ɖƌ Ž ũ Ğ Đ ƚ ď Ă Ɛ ŝ Ɛ ͘ Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ Ŷ Ğ Ğ Ě Ɛ ƚ Ž Đ Ă ů Đ Ƶ ů Ă ƚ Ğ Ě Ğ ŵ Ă Ŷ Ě ĂŶ Ě ŝ ŵ Ɖ Ă Đ ƚ Ă Ŷ Ě ď ƌ ŝ Ŷ Ő Đ Ă Đ ů Ƶ ů Ă ƚ ŝ Ž Ŷ Ɛ ƚ Ž ƚ Ś Ğ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ͘ ŝƐ ƚ ƌ ŝ Đ ƚ ǁ ŝ ů ů ƚ Ś Ğ Ŷ Ă Ɖ Ɖ ƌ Ž ǀ Ğ Ž ƌ Ɖ ƌ Ž ǀ ŝ Ě Ğ Đ Ž ŵ ŵ Ğ Ŷ ƚ Ɛ ͘ Z' Ŷ Ő ŝ Ŷ Ğ Ğ ƌ Ɛ EŽ ƌ ƚ Ś d Ă ď ů Ğ D Ž Ƶ Ŷ ƚ Ă ŝ Ŷ t Ă ƚ Ğ ƌ Ă Ŷ Ě ^ Ă Ŷ ŝ ƚ Ă ƚ ŝ Ž Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ă ƌ ƚ ^ Ɖ Ğ ƌ ƌ Ǉ dŚ Ğ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ƌ Ğ Đ ŝ ǀ Ğ Ɛ ƌ Ğ Ĩ Ğ ƌ ƌ Ă ů Ɛ Ğ ŝ ƚ Ś Ğ ƌ Ĩ ƌ Ž ŵ : Ğ Ĩ Ĩ Ğ ƌ Ɛ Ž Ŷ Ž Ƶ Ŷ ƚ Ǉ Ž ƌ ƚ Ś Ğ ŝ ƚ Ǉ ͘ d Ś Ğ ƌ Ğ Ĩ Ğ ƌ ƌ Ă ů Ɛ Ă ƌ Ğ ƌ Ğ Đ Ğ ŝ ǀ Ğ Ě Ă ƚ Ğ Ă Đ Ś ƉŚ Ă Ɛ Ğ Ž Ĩ ƚ Ś Ğ ǌ Ž Ŷ ŝ Ŷ Ő Ɖ ƌ Ž Đ Ğ Ɛ Ɛ ǁ Ś ŝ Đ Ś Ƶ Ɛ Ƶ Ă ů ů Ǉ ď Ğ Ő ŝ Ŷ Ɛ ǁ ŝ ƚ Ś Ă Ğ ƌ ƚ ŝ Ĩ ŝ Đ Ă ƚ Ğ Ž Ĩ t Ă ƚ Ğ ƌ Ă Ŷ Ě ^ Ğ ǁ Ğ ƌ ^ Ğ ƌ ǀ ŝ Đ Ğ ͕ ^ ŝ ƚ Ğ Ɖ ů Ă Ŷ ĂƉ Ɖ ƌ Ž ǀ Ă ů Ă Ŷ Ě ƚ Ś Ğ Ŷ t Ă ƚ Ğ ƌ Ă Ŷ Ě ^ Ğ ǁ Ğ ƌ Ž Ŷ Ɛ ƚ ƌ Ƶ Đ ƚ ŝ Ž Ŷ ƌ Ă ǁ ŝ Ŷ Ő Ɛ ͘ Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ŝ Ɛ ƌ Ğ Ɛ Ɖ Ž Ŷ Ɛ ŝ ď ů Ğ Ĩ Ž ƌ Ă ů ů Ě Ğ ŵ Ă Ŷ Ě ĐĂ ů Đ Ƶ ů Ă ƚ ŝ Ž Ŷ Ɛ ͘ ŝ Ɛ ƚ ƌ ŝ Đ ƚ ǁ ŝ ů ů Ğ Ŷ Ő Ă Ő Ğ ǁ ŝ ƚ Ś Ě Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ͛ Ɛ Ɖƌ ŝ Ž ƌ ƚ Ž Ž ƌ Ě Ƶ ƌ ŝ Ŷ Ő Ă Ŷ Ǉ Ɖ Ž ƌ ƚ ŝ Ž Ŷ Ž Ĩ ƚ Ś Ğ ǌ Ž Ŷ ŝ Ŷ Ő Ɖ ƌ Ž Đ Ğ Ɛ Ɛ ͕ ŝ Ĩ ƌĞ Ƌ Ƶ Ğ Ɛ ƚ Ğ Ě ͘ Eͬ tŚ Ğ Ă ƚ Z ŝ Ě Ő Ğ t Ă ƚ Ğ ƌ ŝ Ɛ ƚ ƌ ŝ Đ ƚ : Ğ Đ Ŭ ŵ Ă Ŷ Ž Ƶ Ő Ğ ƌ ů ŝ Ŷ Ő tŝ ů ů ' ƌ Ğ Ğ Ŷ Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ǁ Ž Ƶ ů Ě Ŷ Ğ Ğ Ě ƚ Ž Đ Ă ů Đ Ƶ ů Ă ƚ Ğ Ě Ğ ŵ Ă Ŷ Ě Ă Ŷ Ě ǁŽ Ƶ ů Ě Ő Ğ ƚ ƌ Ğ Ĩ Ğ ƌ ƌ Ğ Ě Ĩ ƌ Ž ŵ ƚ Ś Ğ ŝ ƚ Ǉ ͘ Ĩ ƚ Ğ ƌ ƚ Ś Ğ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ζ Ɛ ƌĞ ǀ ŝ Ğ ǁ ͕ ŝ ƚ ǁ Ž Ƶ ů Ě ď Ğ Ɛ Ğ Ŷ ƚ ƚ Ž Ğ Ŷ ǀ Ğ ƌ t Ă ƚ Ğ ƌ Ĩ Ž ƌ ƌ Ğ ǀ ŝ Ğ ǁ ͘ ǆ Ɖ Ğ Đ ƚ Ă ƌ Ž Ƶ Ŷ Ě Ž Ĩ Đ Ś Ă Ŷ Ő Ğ Ɛ Ă Ɛ Ɛ Ž Đ ŝ Ă ƚ Ğ Ě ǁ ŝ ƚ Ś Ğ Ŷ ǀ Ğ ƌ tĂ ƚ Ğ ƌ Ζ Ɛ ƌ Ğ ǀ ŝ Ğ ǁ ͘ Eͬ Ž Ŷ Ɛ Ž ů ŝ Ě Ă ƚ Ğ Ě D Ƶ ƚ Ƶ Ă ů t Ă ƚ Ğ ƌ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ă Ɛ Ğ Ǉ Ƶ ƌ ƚ ŝ Ɛ ,Ğ Ă ƚ Ś Ğ ƌ , Ž Ő Ă Ŷ Eͬ Ě Ő Ğ ǁ Ă ƚ Ğ ƌ t Ă ƚ Ğ ƌ ŝ Ɛ ƚ ƌ ŝ Đ ƚ <ŝ ƚ > Ă ŵ ŵ Ğ ƌ Ɛ Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ǁ Ž Ƶ ů Ě Ŷ Ğ Ğ Ě ƚ Ž Đ Ă ů Đ Ƶ ů Ă ƚ Ğ Ě Ğ ŵ Ă Ŷ Ě Ă Ŷ Ě ǁŽ Ƶ ů Ě Ő Ğ ƚ ƌ Ğ Ĩ Ğ ƌ ƌ Ğ Ě Ĩ ƌ Ž ŵ ƚ Ś Ğ ŝ ƚ Ǉ ͘ Ĩ ƚ Ğ ƌ ƚ Ś Ğ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ζ Ɛ ƌĞ ǀ ŝ Ğ ǁ ͕ ŝ ƚ ǁ Ž Ƶ ů Ě ď Ğ Ɛ Ğ Ŷ ƚ ƚ Ž Ğ Ŷ ǀ Ğ ƌ t Ă ƚ Ğ ƌ Ĩ Ž ƌ ƌ Ğ ǀ ŝ Ğ ǁ ͘ ǆ Ɖ Ğ Đ ƚ Ă ƌ Ž Ƶ Ŷ Ě Ž Ĩ Đ Ś Ă Ŷ Ő Ğ Ɛ Ă Ɛ Ɛ Ž Đ ŝ Ă ƚ Ğ Ě ǁ ŝ ƚ Ś Ğ Ŷ ǀ Ğ ƌ tĂ ƚ Ğ ƌ Ζ Ɛ ƌ Ğ ǀ ŝ Ğ ǁ ͘ Eͬ sĂ ů ů Ğ Ǉ t Ă ƚ Ğ ƌ ŝ Ɛ ƚ ƌ ŝ Đ ƚ <Ă ƚ Ś Ǉ < Ă Ě Ŷ Ƶ Đ Ŭ Ğ ǀ Ğ ů Ž Ɖ Ğ ƌ ǁ Ž Ƶ ů Ě Ŷ Ğ Ğ Ě ƚ Ž Đ Ă ů Đ Ƶ ů Ă ƚ Ğ Ě Ğ ŵ Ă Ŷ Ě Ă Ŷ Ě ǁŽ Ƶ ů Ě Ő Ğ ƚ ƌ Ğ Ĩ Ğ ƌ ƌ Ğ Ě Ĩ ƌ Ž ŵ ƚ Ś Ğ ŝ ƚ Ǉ ͘ Ĩ ƚ Ğ ƌ ƚ Ś Ğ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ζ Ɛ ƌĞ ǀ ŝ Ğ ǁ ͕ ŝ ƚ ǁ Ž Ƶ ů Ě ď Ğ Ɛ Ğ Ŷ ƚ ƚ Ž Ğ Ŷ ǀ Ğ ƌ t Ă ƚ Ğ ƌ Ĩ Ž ƌ ƌ Ğ ǀ ŝ Ğ ǁ ͘ ǆ Ɖ Ğ Đ ƚ Ă ƌ Ž Ƶ Ŷ Ě Ž Ĩ Đ Ś Ă Ŷ Ő Ğ Ɛ Ă Ɛ Ɛ Ž Đ ŝ Ă ƚ Ğ Ě ǁ ŝ ƚ Ś Ğ Ŷ ǀ Ğ ƌ tĂ ƚ Ğ ƌ Ζ Ɛ ƌ Ğ ǀ ŝ Ğ ǁ ͘ Eͬ Ğ Ŷ ǀ Ğ ƌ t Ă ƚ Ğ ƌ 'ƌ Ğ Ő & ŝ Ɛ Ś Ğ ƌ ϭϭ ͬ Ϯ Ϯ ͬ Ϯ Ϭ Ϯ ϰ WŽ Ɖ Ƶ ů Ă ƚ ŝ Ž Ŷ Ă Ŷ Ě ũ Ž ď Ő ƌ Ž ǁ ƚ Ś Ŷ Ƶ ŵ ď Ğ ƌ Ɛ Ɖ ƌ Ž ũ Ğ Đ ƚ ŝ Ž Ŷ Ɛ Ĩ Ž ƌ tŚ Ğ Ă ƚ Z ŝ Ě Ő Ğ Ɛ Ğ ƌ ǀ ŝ Đ Ğ Ă ƌ Ğ Ă Ă ƌ Ğ ď Ă Ɛ Ğ Ě Ž Ŷ Z K ' Ɖƌ Ž ũ Ğ Đ ƚ ŝ Ž Ŷ Ɛ ͘ Eͬ tĂƚĞƌŝƐƚƌŝĐƚƐ <ŝĐ Ŭ Ž Ĩ Ĩ D Ğ Ğ ƚ ŝ Ŷ Ő Ă ƚ Ğ hƚŝ ů ŝ ƚ Ǉ ^ĂŶŝƚĂƌǇ^ĞǁĞƌŝƐƚƌŝĐƚƐ Wƌ Ž Đ Ğ Ɛ Ɛ Ĩ Ž ƌ Ğ ǀ Ğ ů Ž Ɖ ŵ Ğ Ŷ ƚ & ŝ ƌ ŵ ŝ Ĩ Ě ŝ Ĩ Ĩ Ğ ƌ Ğ Ŷ ƚ ƚ Ś Ă Ŷ ŝ Ɛ ƚ ƌ ŝ Đ ƚ Ŷ Ă ŵ Ğ Wƌ ŝ ŵ Ă ƌ Ǉ Ž Ŷ ƚ Ă Đ ƚ Ϯͬ Ϯ ϵ ͬ Ϯ Ϭ Ϯ ϰ ϯͬ ϰ ͬ Ϯ Ϭ Ϯ ϰ AP P E N D I X F : C o m p l i a n c e w i t h S t a t e R e q u i r e m e n t s Wh e a t R i d g e C i t y P l a n / A t t a c h m e n t 3 APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 13 ATTACHMENT 4: VACANT AND UNDERUTILIZED SITES Figure 4. Map showing identified sites APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan / Rev Dec 2026 14 ATTACHMENT 5: STATE STATUTE EXCERPT ON MASTER PLANS (CRS-31-23-206) New attachment added for quick reference. APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan /Attachment 5 C.R.S. § 31-23-206 “Master Plan” (1.5) The master plan must include: (a) A narrative description of the procedure used for the development and adoption of the master plan, including a summary of any objections to the master plan made by neighboring jurisdictions pursuant to section 24-32-3209 and a description of the resolution or outcome of the objections; (b) The most recent version of the master plan required by section 31-12-105 (1)(e) or a similar master plan for areas of potential growth within three miles of the municipality’s existing boundaries and a description of how the municipality intends to integrate that plan into the master plan; (c) (I) A water supply element developed in consultation with entities that supply water for use within the municipality to ensure coordination on water supply and facility planning. Nothing in this section requires the public disclosure of confidential information related to water supply or facilities. (II) The water supply element must: (A) Estimate a range of water supplies and facilities needed to support the potential public and private development described in the master plan; and (B) Include water conservation policies, to be determined by the municipality, which may include goals specified in the Colorado water plan adopted pursuant to section 37-60-106.3 and policies to implement water conservation and other Colorado water plan goals as a condition of development approval, including subdivisions, planned unit developments, special use permits, and zoning changes. (III) A municipality with a master plan that includes a water supply element shall ensure that its master plan includes water conservation policies at the first amending of the master plan, but not later than July 1, 2025; (IV) Nothing in this subsection (1.5)(c) supersedes, abrogates, or otherwise impairs the allocation of water pursuant to the state constitution or any other provision of law, the right to beneficially use water pursuant to decrees, contracts, or other water use agreements, or the operation, maintenance, repair, replacement, or use of any water facility; and (V) The department of local affairs may hire and employ one full-time employee to provide educational resources and assistance to municipalities that include water conservation policies in the water supply elements of master plans as required by this subsection (1.5)(c). (d) A strategic growth element that integrates elements of the master plan to discourage sprawl and promote the development or redevelopment of vacant and underutilized parcels in urban areas to address the municipality’s demonstrated housing needs and mitigate the need for extension of infrastructure and public services to develop natural and agricultural lands for residential uses. The strategic growth element must include: (I) A description of existing and potential policies and tools to promote strategic growth and prevent sprawl; (II) An analysis of vacant and underutilized sites that: (A) Identifies vacant, partially vacant, and underutilized land near existing or planned transit or job centers that could be used for infill APPENDIX F: Compliance With State Requirements Wheat Ridge City Plan /Attachment 5 development, redevelopment, and new development of housing; (B) Assesses the general feasibility of the development or redevelopment of such sites for residential use based on existing and needed infrastructure, transportation capacity, access to public transit, and public facilities and services to serve such sites; (C) Describes the public benefits of the development or redevelopment of such sites to the municipality as an alternative to the development of previously undeveloped natural or agricultural land; and (D) In a manner that is consistent with the master plan, designates such sites for which development or redevelopment is deemed to be generally feasible for future uses that include residential uses in a manner that addresses the municipality’s demonstrated housing needs at all income levels; and (III) An analysis of undeveloped sites that: (A) Identifies previously undeveloped parcels that are not adjacent to developed land, including existing natural and agricultural land, under consideration for future development, and, for a municipality in a metropolitan planning organization established under the “Federal Transit Act of 1998,” 49 U. S. C. sec. 5301 et seq., as amended, land outside of census urban areas as defined by the United States bureau of the census; (B) Assesses the general feasibility of the development of such sites for residential use based on existing and needed infrastructure, transportation capacity, access to public transit, and public facilities and services to serve such sites; and (C) Describes the long-term fiscal impact to the municipality of the construction, ownership, maintenance, and replacement of infrastructure and public facilities and the provision of public services to serve development of such sites; and (e) The most recent housing action plan adopted by the municipality pursuant to section 24-32-3705. (5) A master plan adopted in accordance with the requirements of subsection (4) of this section shall contain a recreational and tourism uses element pursuant to which the municipality shall indicate how it intends to provide for the recreational and tourism needs of residents of the municipality and visitors to the municipality through delineated areas dedicated to, without limitation, hiking, mountain biking, rock climbing, skiing, cross country skiing, rafting, fishing, boating, hunting, and shooting, or any other form of sports or other recreational activity, as applicable, and commercial facilities supporting such uses. ITEM NO. 3 Memorandum TO: Mayor and City Council THROUGH: Patrick Goff, City Manager FROM: Lauren Mikulak, Community Development Director DATE: October 19, 2026 SUBJECT: Zoning Code Updates – 2026 and Beyond ISSUE: The city is beginning a multi-year effort to update the zoning code (Chapter 26 of the Municipal Code) to implement the recently adopted City Plan. The effort will also address other code changes identified through staff experience, City Council and community feedback, state legislation, and development review. This work will include both policy-driven amendments and technical code cleanup, with the goal of ensuring that the regulations governing development in Wheat Ridge are aligned with the community’s adopted vision. Historically, City staff have completed zoning code amendments in-house. However, the city has currently budgeted to hire outside zoning expertise to assist with a comprehensive audit of the code and development of recommended amendments. The consultant will evaluate both residential and non-residential regulations, identify barriers to development, outdated or unclear provisions, and provide best-practice research and technical assistance to staff as amendments are developed. The purpose of this study session is to preview the zoning code work anticipated over the next several years and provide Council an opportunity to discuss the overall approach and individual topics. No specific Council consensus or direction is requested at this time. Staff expects to bring individual amendments or groups of related amendments to Council for discussion and action as the work progresses. PRIOR ACTION: No recent action has been taken on this specific matter. The City Plan was adopted by City Council on September 8, 2025. FINANCIAL IMPACT: The consultant-supported zoning code audit and policy support is budgeted to cost $220,000. This work is funded through a combination of city General Fund, Housing Study Session Memo – Zoning Code Updates October 19, 2026 Page 2 Fund, and $160,000 from a Colorado Energy Office (CEO) Local IMPACT Accelerator Grant. BACKGROUND: City Plan Implementation The City Plan establishes a 15-year vision for Wheat Ridge, including how the city’s character and development should evolve over time. Much of this vision will be implemented through private development, with the city establishing the rules and processes that guide that development. Consistent with this relationship between planning and development, the City Plan identifies zoning code updates as an implementation priority. Part Three of the City Plan organizes implementation priorities into three goals, nine strategies, and 31 related actions. Eight of the 31 actions relate directly to updating the zoning code. The City Plan identifies zoning code updates as both near-term “quick wins” and longer-term work that may continue over the next several years. The City Plan identifies several specific areas where zoning regulations should be reviewed, including temporary and short-term commercial uses, housing near commercial corridors, creation of an R-4 district, lot size and width requirements, housing preservation, and parking requirements. These recommendations support the City Plan’s broader outcomes of context-sensitive development, peaceful coexistence, improved connectivity and access, and great places. Attachment 1, City Plan Excerpts, identifies the action items specifically related to zoning code updates. Several of these actions overlap with other guiding documents, including the Affordable Housing Strategy and Sustainability Action Plan. Zoning Code Audit The city is currently engaging a consultant to assist with a comprehensive zoning code audit. The consultant is expected to be under contract by the end of October. The project is structured around three tasks: x Analyze the existing code, x Provide technical support for staff-drafted amendments, and x Support policy adoption through study session facilitation, stakeholder outreach, and best-practice research. The audit will include a review of both residential and non-residential regulations through the lens of the City Plan, its character and development vision, and its goal of peaceful coexistence. Among other things, the consultant team will evaluate barriers to the city’s housing goals, barriers to commercial and mixed-use development, housing preservation strategies, parking flexibility, and the city’s permitted use tables. As part of Study Session Memo – Zoning Code Updates October 19, 2026 Page 3 the 2023 Affordable Housing Strategy and 2025 Business Prosperity Plan, developers and builders were engaged to understand how unclear or outdated provisions operate in practice. Targeted engagement may occur through the zoning code audit to build on that prior feedback. City staff will continue to lead the drafting and adoption of code amendments, with the consultant providing research, best-practice information, technical recommendations, and assistance with policy discussions with Planning Commission and City Council in 2027. The consultant-led code review and an initial set of code amendments are anticipated to take approximately 12 to 18 months. Potential Zoning Code Updates In addition to the consultant-led audit, staff maintains a running list of code amendments identified through day-to-day administration, development review, Council and community feedback, state legislation, and adopted plans. Some of these items are straightforward technical corrections; others require policy discussion before an amendment can be drafted. These items, together with the City Plan recommendations, are organized into the major categories of zoning code work presented below. While the code will undergo a comprehensive review, staff does not anticipate replacing the zoning code or undertaking a wholesale rewrite. Instead, targeted amendments will be advanced in logical phases based on identified needs, priorities, and resources. This list will continue to evolve as additional issues are identified. Code cleanup and corrections: x Remove or update outdated permit requirements and references x Correct errors and missing cross-references x Codify existing administrative policies x Clarify provisions that have proven difficult to administer Residential regulations: x Evaluate lot size and width requirements to support appropriate infill x Review accessory structure standards x Create an R-4 zone district x Explore alternatives to the Planned Residential Development process for larger residential projects x Explore a “no net loss” approach to preserve existing housing units through redevelopment x Implement the Colorado legislature’s HOME Act (HB26-1001) which removes barriers to residential construction on qualifying properties x Review opportunities for residential uses near commercial corridors consistent with City Plan Place Types Study Session Memo – Zoning Code Updates October 19, 2026 Page 4 Commercial and mixed-use regulations: x Review, simplify, and modernize commercial permitted use tables, including use categories, home occupations, accessory commercial uses and special uses x Evaluate temporary, short-term, and pop-up uses x Review redevelopment and infill barriers x Evaluate parking requirements and opportunities for greater flexibility x Update lighting standards x Evaluate tree preservation and replacement approaches x Comply with state law related to electric fences x Evaluate site plan expiration x Evaluate utility undergrounding requirements and possible fee-in-lieu provisions x Update grading and retaining wall provisions based on lessons learned Council-Raised Code Amendments Two commercial land use topics were raised by Council within the last year following concerns related to the Lakeside Autowash: revisiting special uses (particularly those with noise impacts on neighboring businesses and residents) and regulating 24/7 business operations which lack an on-site employee. Staff will be incorporating both topics into the broader review of commercial land uses. Below is a brief discussion of each. Special Use Permits (SUPs): SUPs remain a common zoning tool for land uses that may be appropriate in a particular zone district but have characteristics or potential impacts that warrant additional review of the specific site or operation. Communities use a variety of terminology and approaches for this type of discretionary review. Wheat Ridge’s permitted use tables identify land uses as either permitted, not permitted, or special/conditional. A special use is one that may or may not be permitted depending on its location, operations, and compatibility. Review includes a neighborhood meeting, compliance with code-established criteria, and approval by either the Community Development Director or City Council. In the city’s residential zone districts, most non-residential uses are considered special uses (e.g., schools, churches, day cares, large group homes, etc.). The city’s commercial use chart has grown over time to enumerate 183 different land use categories, and 45% are considered a special use in at least one commercial zone district. The city’s Neighborhood Commercial (NC) and Restricted Commercial (RC) zones are the most restrictive. These zones were inherited from Jefferson County when the city was incorporated in 1969; in the NC zone, there are more special uses than permitted uses. Staff will evaluate SUPs as part of the broader review of the commercial use chart. This Study Session Memo – Zoning Code Updates October 19, 2026 Page 5 will provide an opportunity to consider whether particular land uses (including those with potential noise impacts) warrant SUP review or whether noise and other operational impacts could instead be addressed through clear, objective standards. The review can also consider how SUPs are reviewed and how SUPs relate to the City Plan Place Types and the City Plan’s goal of peaceful coexistence. Noise regulations are addressed outside of zoning code and are located in Chapter 16. The City Attorney is currently evaluating the city’s noise regulations, including potential approaches for addressing noise impacts, and this topic will be brought forward for further discussion separately from the zoning code update. Commercial uses without an on-site manager: Council also raised questions about 24/7 business operations for businesses without an on-site operator or staff person. These uses vary considerably and can include self- service carwashes, ATMs, laundromats, self-storage facilities, fueling stations, membership businesses (such as gyms or golf simulators), and RV/boat storage lots. Other comparable communities address on-site management requirements for specific land uses, but a broad category of commercial uses without an on-site operator is not a common standalone zoning classification. Instead, communities may address the operational characteristics of individual business types through standards related to management, security, hours of operation, lighting, access, or other potential impacts. The Lakeside Autowash highlighted questions about how a business can respond when issues arise when no staff is present, and whether the City’s regulations adequately address 24/7 operations without an on-site operator. Staff will examine these types of uses as part of the comprehensive commercial use review to determine whether additional distinctions or standards are warranted for particular uses or operating characteristics, including whether hours of operation or on-site staffing requirements are appropriate for certain uses. FEEDBACK AND NEXT STEPS: Questions or comments are welcome about the overall approach, the various topics identified for future work, or any specific zoning issue Council would like staff to consider as the work is prioritized. This is an informational update, and staff are not seeking specific Council direction at this time. Code updates will take several years, with the audit being the first step of the first phase. Staff will return to Council with individual amendments or groups of related amendments as the work progresses. Some items may be addressed as straightforward code cleanup, while others will require additional policy discussion, analysis, or public engagement before an amendment is proposed. Study Session Memo – Zoning Code Updates October 19, 2026 Page 6 ATTACHMENT 1. City Plan Excerpts from Chapter 5, Bringing the Plan to Life Im p l e m e n t i n g Wh a t W e K n o w CH A P T E R 5 13 6 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w PG 1 3 6 Ch a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w PG 1 3 8 Br i n g i n g t h e P l a n t o L i f e PG 1 4 0 Mo d e r n I n f r a s t r u c t u r e PG 1 4 4 Th o u g h t f u l P l a c e m a k i n g PG 1 4 9 Th r i v i n g B u s i n e s s e s a n d N e i g h b o r h o o d s PG 1 5 3 Im p l e m e n t a t i o n T i m e l i n e Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C 13 7 Mo d e r n I n f r a s t r u c t u r e Th e c o m m u n i t y ’ s d e m a n d s f o r b a s i c i n f r a s t r u c t u r e f u n c t i o n a l i t y a n d qu a l i t y - o f - l i f e c a p i t a l i n v e s t m e n t s a r e g r o w i n g . T h e s e a r e s t a n d a r d ex p e c t a t i o n s f o r a 2 1 s t C e n t u r y s u b u r b a n D e n v e r - a r e a c o m m u n i t y . T h e co m m u n i t y u n d e r s t a n d s t h a t t h e r e i s s u b s t a n t i a l c a t c h - u p w o r k t o b e do n e o n i n f r a s t r u c t u r e f r o m y e a r s p a s t , a n d m o r e k e e p - u p w o r k t o b e do n e i n t h e f u t u r e . T h e s u c c e s s f u l p a r t n e r s h i p b e t w e e n t h e c o m m u n i t y an d c i t y g o v e r n m e n t i s g r o w i n g W h e a t R i d g e ’ s c a p a c i t y t o p l a n f o r , in v e s t i n , a n d s u s t a i n t h e q u a l i t y a n d d i v e r s i t y o f i n f r a s t r u c t u r e t h e c i t y ne e d s . Pa r t O n e a n d P a r t T w o a r t i c u l a t e d wh a t t h e c o m m u n i t y w a n t s i n t h e fu t u r e . T h i s c h a p t e r d e t a i l s h o w we w o r k t o w a r d s t h a t v i s i o n . I t i s or g a n i z e d b y t h r e e o v e r a r c h i n g go a l s t h a t a r t i c u l a t e w h a t W h e a t Ri d g e w a n t s . E a c h o f t h e s e g o a l s i s su p p o r t e d b y a s e t o f s t r a t e g i e s . E a c h st r a t e g y i n c l u d e s s e v e r a l a c t i o n s t h a t d e t a i l i n c r e m e n t a l st e p s t o b r i n g t h i s p l a n t o l i f e . GO A L S Mo d e r n I n f r a s t r u c t u r e Th o u g h t f u l P l a c e m a k i n g Th r i v i n g B u s i n e s s e s a n d N e i g h b o r h o o d s Es t a b l i s h a l o n g - t e r m f u n d i n g a n d p r i o r i t i z a t i o n st r a t e g y f o r p u b l i c i n f r a s t r u c t u r e p r o j e c t s . A Im p r o v e t h e b i c y c l e a n d p e d e s t r i a n n e t w o r k th r o u g h i n c r e m e n t a l , t a r g e t e d i n v e s t m e n t s . B Co n t i n u e p l a n n i n g a n d c a p i t a l e f f o r t s f o r k n o w n in f r a s t r u c t u r e i s s u e s . C St r a t e g i e s Br i n g i n g t h e Pl a n t o L i f e 13 8 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Th r i v i n g B u s i n e s s e s a n d N e i g h b o r h o o d s Th e c o m m u n i t y w a n t s t o h a v e v i b r a n t b u s i n e s s a n d r e s i d e n t i a l en v i r o n m e n t s t h a t c o m p l e m e n t e a c h o t h e r . L o c a l b u s i n e s s e s n e e d cu s t o m e r s , a n d n e i g h b o r h o o d s a r e m o r e l i v a b l e w h e n t h e y o f f e r ac c e s s t o a m e n i t i e s t h a t r e s i d e n t s w a n t a n d n e e d , i n c l u d i n g a t t r a c t i v e re t a i l o p t i o n s a n d “ t h i r d p l a c e s ” l i k e l o c a l d r i n k i n g a n d d i n i n g es t a b l i s h m e n t s . N e w h o u s i n g a c c o m m o d a t e s a d d i t i o n a l r e s i d e n t s w h o ca n b e c o m e t h e n e w c u s t o m e r s t h a t l o c a l b u s i n e s s e s n e e d i n o r d e r t o th r i v e . A t t h e s a m e t i m e , W h e a t R i d g e h a s b e e n c l e a r t h a t n e w h o u s i n g sh o u l d b e d i v e r s e i n t y p e a n d p r i c e p o i n t s o t h e c o m m u n i t y c a n co n t i n u e t o a p p e a l t o a v a r i e t y o f d i f f e r e n t h o u s e h o l d s . Th o u g h t f u l P l a c e m a k i n g Wh e a t R i d g e i s a p l a c e o f p l a c e s . S o m e o f i t s p l a c e s a r e co n s i d e r e d i m p o r t a n t a n d s p e c i a l t o d a y , w h i l e o t h e r s h o l d pr o m i s e t h a t t h e y c o u l d e v o l v e i n t h a t d i r e c t i o n . A m o n g o u r pl a c e s a r e r e s i d e n t i a l n e i g h b o r h o o d s , c o r r i d o r b u s i n e s s d i s t r i c t s , an d p a r k s a n d o p e n s p a c e . C e l e b r a t i n g a n d p o s i t i v e l y s h a p i n g Wh e a t R i d g e ’ s p l a c e s m e a n s c u r a t i n g p h y s i c a l c h a r a c t e r t h r o u g h th e p r o p e r a p p l i c a t i o n o f t o o l s i n b o t h p r i v a t e d e v e l o p m e n t pr o j e c t s a n d c i t y i n v e s t m e n t s i n t h e p u b l i c r i g h t - o f - w a y . Im p l e m e n t o u r c h a r a c t e r a n d de v e l o p m e n t v i s i o n . D In v e s t i n p l a c e m a k i n g . E Pr o t e c t a n d i m p r o v e o u r p a r k s , op e n s p a c e , a n d t r e e c a n o p y . F Mo d e r n i z e p a r k i n g a p p r o a c h . I Su p p o r t e x i s t i n g a n d n e w b u s i n e s s e s . G H Su p p o r t h o u s i n g d e v e l o p m e n t t o me e t c o m m u n i t y g o a l s . St r a t e g i e s St r a t e g i e s 13 9 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C Mo d e r n In f r a s t r u c t u r e Es t a b l i s h a l o n g - t e r m fu n d i n g a n d p r i o r i t i z a t i o n st r a t e g y f o r p u b l i c in f r a s t r u c t u r e p r o j e c t s . Ef f e c t i v e m a n a g e m e n t o f a c i t y ’ s in f r a s t r u c t u r e s y s t e m s i s a n e v e r - e n d i n g pr o c e s s . T h e c o m b i n a t i o n o f n e e d s a n d wa n t s w i l l a l w a y s e x c e e d t h e a v a i l a b l e re s o u r c e s . P l a n n i n g , p r i o r i t i z a t i o n , a n d ƓQ D Q F L D O V W U D W H J \ ŋ L Q F R O O D E R U D W L R Q ZL W K D Q G V X S S R U W H G E \ W K H S X E O L F ŋ ar e t h e r e f o r e n e c e s s a r y t o m a k e a n d ma i n t a i n c r i t i c a l c a p i t a l i n v e s t m e n t s . A Ac t i o n s A1 De v e l o p a n d i m p l e m e n t f u n d i n g st r a t e g i e s f o r b u i l d i n g a n d m a i n t a i n i n g mo d e r n i n f r a s t r u c t u r e . 1. 1 I d e n t i f y a l o n g - t e r m C a p i t a l I m p r o v e m e n t Pr o g r a m ( C I P ) f u n d i n g s o u r c e , s u c h a s a de d i c a t e d s a l e s t a x p e r c e n t a g e . 1. 2 Ma i n t a i n a n n u a l s i d e w a l k f u n d i n g a i m e d at c o m p l e t i n g a n d s t r e n g t h e n i n g t h e pe d e s t r i a n n e t w o r k . ( S e e B 2 ) 1. 3 E s t a b l i s h a S t o r m w a t e r U t i l i t y a n d as s o c i a t e d f e e t o a d d r e s s o p e r a t i o n a l an d c a p i t a l i n v e s t m e n t n e e d s a s p a r t o f im p l e m e n t i n g t h e S t o r m w a t e r M a s t e r Pl a n . ( S e e C 1 ) A2 De v e l o p a n d i m p l e m e n t a p r i o r i t i z a t i o n st r a t e g y f o r b u i l d i n g m o d e r n in f r a s t r u c t u r e . 2. 1 In c o r p o r a t e p u b l i c e n g a g e m e n t i n pr o c e s s e s i n t w o k e y s w a y s : a I n c o r p o r a t e p u b l i c i n p u t a n d t h e di r e c t i o n f r o m p a s t p l a n n i n g p r o c e s s e s in t o p r i o r i t i z a t i o n o f p r o j e c t s . b I n c l u d e a m e c h a n i s m t o r e p o r t b a c k t o th e p u b l i c h o w f u n d s a r e b e i n g s p e n t , wh a t i m p r o v e m e n t s h a v e b e e n m a d e , an d h o w t h e c i t y i s p r o g r e s s i n g t o w a r d s it s p r o a c t i v e i n f r a s t r u c t u r e p r i o r i t i e s . 2. 2 I n c o r p o r a t e d i r e c t i o n f r o m t h e c a l l ou t , “ H o w s h o u l d t h e C i t y P l a n i n f o r m pr i o r i t i z a t i o n i n m o b i l i t y - r e l a t e d pr o c e s s e s ? ” i n t o p r i o r i t i z a t i o n p r o c e s s e s . Ho w s h o u l d t h e C i t y P l a n i n f o r m pr i o r i t i z a t i o n i n m o b i l i t y - r e l a t e d pr o c e s s e s ? Se v e r a l e l e m e n t s o f t h e C i t y P l a n a r e re l e v a n t t o h e l p i n g p r i o r i t i z e p r o j e c t s wi t h i n p r o c e s s e s r e l a t e d t o o u r s t r e e t s an d s i d e w a l k s . T h e s e i n c l u d e : • R e v i e w i n g t h e M o b i l i t y F r a m e w o r k i n Ch a p t e r 2 ( p a g e 4 8 ) a n d c o m p a r e i t t o wh a t c u r r e n t l y e x i s t s t o i d e n t i f y g a p s i n th e n e t w o r k • 3U L R U L W L ] H D U H D V W K D W Ɠ O O W K H V H J D S V Z L W K a p a r t i c u l a r f o c u s o n b u i l d i n g o u t t h e ne t w o r k a r o u n d k e y d e s t i n a t i o n s s h o w n on t h a t f r a m e w o r k : Č Sc h o o l s Č Pa r k s a n d t r a i l h e a d s ( s e e F 2 ) Č Co m m e r c i a l d i s t r i c t s a n d o t h e r a r e a s LG H Q W L Ɠ H G D V * D W K H U L Q J / R F D W L R Q V b In t h e s e p r i o r i t i z a t i o n c o n v e r s a t i o n s , t h e Ci t y P l a n s h o u l d b e c o n s i d e r e d a l o n g wi t h o t h e r a d o p t e d p l a n s t h a t p r o v i d e re l e v a n t c o n t e n t , i n c l u d i n g t h e B i c y c l e an d P e d e s t r i a n M a s t e r P l a n . Pr i o r i t i e s Fi s c a l P o s i t i o n Pr i n c i p l e s 38 t h A v e n u e Re t a i l E n v i r o n m e n t Pe d e s t r i a n / B i c y c l e N e t w o r k In f r a s t r u c t u r e 14 0 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Im p r o v e t h e b i c y c l e an d p e d e s t r i a n n e t w o r k th r o u g h i n c r e m e n t a l , ta r g e t e d i n v e s t m e n t s . Bu i l d i n g a b e t t e r m o b i l i t y n e t w o r k i s a l o n g - t e r m e n d e a v o r . T h e n u m b e r of i n d i v i d u a l p r o j e c t s n e c e s s a r y t o up g r a d e s t r e e t s , s i d e w a l k s , t r a i l s , DQ G F R Q Q H F W L R Q V L V I R U H Y H U L Q Ŵ X [ D V co n d i t i o n s o n t h e g r o u n d c h a n g e , a n d as r e s i d e n t d e s i r e s e v o l v e . H o w e v e r , fo r w a r d l o o k i n g a c t i o n s a n d p o l i c y ad j u s t m e n t s c a n c r e a t e c o n d i t i o n s f o r su c c e s s t o b e a c h i e v e d o v e r t i m e . BMo d e r n In f r a s t r u c t u r e Pr i o r i t i e s Mi x o f I n c o m e s Pa t c h w o r k Q u i l t Su s t a i n a b i l i t y Fi s c a l P o s i t i o n Pr i n c i p l e s 38 t h A v e n u e Re t a i l E n v i r o n m e n t Pe d e s t r i a n / B i c y c l e N e t w o r k B1 Ut i l i z e t h e C i t y P l a n , i n c l u d i n g S t r e e t T y p e de s i g n a t i o n s , t h e M o b i l i t y F r a m e w o r k , an d G o i n g P l a c e s a n d S t a y i n g P l a c e s t o o l s , wh e n p l a n n i n g a n d d e s i g n i n g p r o j e c t s . ( S e e di a g r a m a t r i g h t . ) 1. 1 F i r s t , d e t e r m i n e S t r e e t T y p e C o n t e x t f r o m t h e 6W U H H W 7 \ S H 0 D S V H H S D Q G * R L Q J 3 O D F H V 7R R O V L G H Q W L Ɠ H G D V D S S U R S U L D W H I R U W K D W V S H F L Ɠ F co n t e x t ( s e e p . 9 0 - 9 5 ) 1. 2 T h e n , c o n s u l t t h e M o b i l i t y F r a m e w o r k ( p . 4 8 ) DQ G G H W H U P L Q H L I W K H O R F D W L R Q L V L G H Q W L Ɠ H G D V D Lo w S t r e s s B i k e C o r r i d o r , a N e i g h b o r h o o d B i k e Co n n e c t o r , o r a n E n h a n c e d C r o s s i n g . P r o j e c t s WK D W D U H L G H Q W L Ɠ H G D V R Q H R I W K H V H W \ S H V R I fa c i l i t i e s s h o u l d p r i o r i t i z e t h e b e s t f e a s i b l e to o l s : a F o r L o w S t r e s s B i k e C o r r i d o r : b e s t f e a s i b l e Bi c y c l e L a n e o p t i o n f r o m p . 9 3 b F o r N e i g h b o r h o o d B i k e C o n n e c t o r : b e s t fe a s i b l e S h a r e d L a n e o p t i o n f r o m p . 9 5 c F o r E n h a n c e d C r o s s i n g : b e s t f e a s i b l e En h a n c e d C r o s s i n g o p t i o n f r o m p . 9 2 1. 3 D e t e r m i n e t h e a p p r o p r i a t e t o o l s f o r t h i s lo c a t i o n . F o r m o s t o f t h e c i t y , t h e d e s i g n o f pr o j e c t s s h o u l d p r i o r i t i z e t h e b e s t f e a s i b l e *R L Q J 3 O D F H V W R R O V L G H Q W L Ɠ H G I R U W K D W V S H F L Ɠ F co n t e x t , a n d S t a y i n g P l a c e s t o o l s s h o u l d b e ad d e d a n d b u d g e t e d f o r a s p o s s i b l e . 1. 4 I n p a r t s o f t h e c i t y t h a t a r e d e s i g n a t e d a s *D W K H U L Q J / R F D W L R Q V V H H S W K H U H D U H D fe w k e y c h a n g e s t o t h e p r o c e s s : a T h e d e s i g n p r o c e s s s h o u l d i n c l u d e b o t h Pu b l i c W o r k s a n d C o m m u n i t y D e v e l o p m e n t . b I n t h e p r o j e c t d e s i g n , t h e b e s t f e a s i b l e St a y i n g P l a c e s t o o l s s h o u l d b e p r i o r i t i z e d DQ G E X G J H W H G Ɠ U V W 7 K H Q W K H E H V W I H D V L E O H *R L Q J 3 O D F H V W R R O V V K R X O G E H V H O H F W H G W R co m p l e m e n t t h e S t a y i n g P l a c e s t o o l s . Ac t i o n s Se l e c t r e l e v a n t G o i n g P l a c e s To o l s f r o m C h a p t e r 3 FO R L O W S T R E S S B I K E CO R R I D O R : Be s t f e a s i b l e B i c y c l e L a n e o p t i o n fr o m p a g e 9 3 FO R N E I G H B O R H O O D B I K E CO N N E C T O R : B e s t f e a s i b l e Sh a r e d L a n e o p t i o n f r o m p a g e 9 5 FO R E N H A N C E D C R O S S I N G : Be s t f e a s i b l e E n h a n c e d C r o s s i n g op t i o n f r o m p a g e 9 2 Is p r o j e c t l o c a t i o n a Ga t h e r i n g L o c a t i o n ? NO Pr i o r i t i z e b e s t f e a s i b l e Go i n g P l a c e s t o o l s f o r th e S t r e e t T y p e C o n t e x t an d i n c o r p o r a t e St a y i n g P l a c e s t o o l s a s po s s i b l e . C o m b i n e i n a wa y t h a t w o r k s b e s t f o r lo c a t i o n . YE S G Th e n , c o n s u l t t h e M o b i l i t y F r a m e w o r k ( p a g e 4 8 ) a n d de t e r m i n e i f t h e l o c a t i o n i s i d e n t i Ɠed a s a L o w S t r e s s Bi k e C o r r i d o r , a N e i g h b o r h o o d B i k e C o n n e c t o r , o r a n En h a n c e d C r o s s i n g . Do e s p r o j e c t l o c a t i o n i n v o l v e : Fi r s t , d e t e r m i n e S t r e e t T y p e C o n t e x t f r o m t h e S t r e e t T y p e Ma p ( s e e p a g e 3) a n d G o i n g P l a c e s T o o l s i d e n t i Ɠed a s ap p r o p r i a t e f o r t h a t s p e c i Ɠc c o n t e x t ( s e e p a g e s ) ST R E E T TY P E GO I N G P L A C E S TO O L S LO C A T I O N S GA T H E R I N G LO W S T R E S S BI K E C O R R I D O R EN H A N C E D CR O S S I N G NE I G H B O R H O O D BI K E C O N N E C T O R NO In c l u d e b o t h P u b l i c Wo r k s a n d Co m m u n i t y De v e l o p m e n t i n t h e de s i g n p r o c e s s . Pr i o r i t i z e b e s t fe a s i b l e S t a y i n g Pl a c e s t o o l s a n d in c o r p o r a t e co n t e x t - a p p r o p r i a t e Go i n g P l a c e s t o o l s as p o s s i b l e . Co m b i n e i n a w a y th a t w o r k s b e s t f o r lo c a t i o n . YE S 1 2 (S e e p a g e 1 0 3 . ) 14 1 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C B2 Co m p l e t e p l a n n i n g n e e d e d f o r s h o r t e r - te r m m u l t i m o d a l i m p r o v e m e n t s . 2. 1 I d e n t i f y k e y c o r r i d o r c r o s s i n g s a n d / o r in t e r s e c t i o n s f o r e n h a n c e d p e d e s t r i a n cr o s s i n g s . 2. 2 P u r s u e a f u t u r e t r a i l c o n n e c t i o n t h r o u g h th e c l o s e d K u l l e r s t r a n d E l e m e n t a r y s c h o o l ca m p u s , p r o v i d i n g a n e e d e d c o n n e c t i o n be t w e e n 3 8 t h A v e n u e a n d t h e C l e a r &U H H N W U D L O H D V W R I < R X Q J Ɠ H O G 6 W U H H W D Q G we s t o f K i p l i n g S t r e e t . 2. 3 R e v i s i t t h e f e e - i n - l i e u o p t i o n s a s s o c i a t e d wi t h n e w d e v e l o p m e n t t o a c h i e v e co n s t r u c t e d s i d e w a l k s a s f r e q u e n t l y a s po s s i b l e . B3 Co m p l e t e l o w e r c o s t i m p r o v e m e n t s t o pr o v i d e k e y c o n n e c t i o n s . 3. 1 I d e n t i f y a n d c o n s t r u c t i m p r o v e m e n t s a t ke y i n t e r s e c t i o n s a l o n g w e l l - u s e d b i k e ro u t e s , e s p e c i a l l y d i s t r i c t c o r r i d o r s l i k e Pi e r c e S t r e e t , H a r l a n S t r e e t , a n d 2 9 t h Av e n u e , w h e r e p a i n t i n g t r e a t m e n t s a n d / o r VL J Q D J H F R X O G V X S S R U W W U D I Ɠ F F D O P L Q J D Q G ca l l a t t e n t i o n t o c y c l i s t p r i o r i t y . 3. 2 C o n s t r u c t l o w e r - c o s t b i k e r o u t e o p t i o n s li k e n e i g h b o r h o o d b i k e c o n n e c t o r s th a t f e a t u r e s h a r e d - l a n e m a r k i n g s a n d si g n a g e . 3. 3 I n c o r p o r a t e b i c y c l e a n d p e d e s t r i a n im p r o v e m e n t s i n t o r o u t i n e m a i n t e n a n c e , in c l u d i n g i m p l e m e n t i n g s h a r e d l a n e , bi c y c l e l a n e , a n d p e d e s t r i a n c r o s s i n g pa i n t i n g a n d r e s t r i p i n g i m p r o v e m e n t s in t h e d e s i g n p r o c e s s f o r m i l l i n g a n d pa v i n g p r o j e c t s o n c i t y s t r e e t s . R e f e r to p a s t p l a n n i n g e f f o r t s ( i n c l u d i n g t h e Ci t y P l a n a n d t h e B i c y c l e a n d P e d e s t r i a n Ma s t e r P l a n ) f o r d i r e c t i o n o n a p p r o p r i a t e fa c i l i t i e s . B4 Co n t i n u e o n g o i n g m u l t i m o d a l p r o j e c t s th r o u g h c o m p l e t i o n . 4. 1 D e s i g n a n d c o n s t r u c t o n g o i n g m u l t i m o d a l im p r o v e m e n t p r o j e c t s t h r o u g h 2 J a n d ot h e r f u n d i n g s o u r c e s , i n c l u d i n g o n g o i n g pr o j e c t s o n 3 8 t h A v e n u e W e s t , 3 5 t h Av e n u e , T a b o r b r i d g e o v e r I - 7 0 , a n d C l e a r Cr e e k t r a i l c r o s s i n g a t K i p l i n g S t r e e t . Pe r s i s t e n t l y s e e k c o n s t r u c t i o n f u n d i n g f o r th o s e p r o j e c t s w h i c h o n l y h a v e d e s i g n fu n d s a l l o c a t e d . Ac t i o n s B5 Le v e r a g e o p p o r t u n i t i e s t o i m p r o v e bi c y c l e a n d p e d e s t r i a n f a c i l i t i e s w h e n in f r a s t r u c t u r e n e e d s t o b e r e p l a c e d . 5. 1 I f i n f r a s t r u c t u r e i m p a c t i n g s t r e e t s a n d si d e w a l k s n e e d s t o b e r e p l a c e d , d e s i g n an d c o n s t r u c t i o n s h o u l d p r i o r i t i z e im p r o v e d b i c y c l e a n d p e d e s t r i a n f a c i l i t i e s . On e e x a m p l e o f t h i s o p p o r t u n i t y i s t h e 44 t h A v e n u e b r i d g e , w h i c h m a y n e e d t o be r e p l a c e d t o a c c o m m o d a t e a n t i c i p a t e d FU H H N Ŵ R R G L Q J , Q Y H V W P H Q W L Q D Q H Z br i d g e s h o u l d a d d r e s s t h e n e e d e d im p r o v e m e n t s i n b i c y c l e a n d p e d e s t r i a n in f r a s t r u c t u r e o n t h e b r i d g e a n d a l o n g 44 t h A v e n u e . B6 Up d a t e t h e B i c y c l e a n d P e d e s t r i a n M a s t e r Pl a n o r c r e a t e a M o b i l i t y P l a n b y 2 0 3 5 . 14 2 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Co n t i n u e p l a n n i n g a n d ca p i t a l e f f o r t s f o r k n o w n in f r a s t r u c t u r e i s s u e s . At t h e t i m e o f t h i s C i t y P l a n , r e c e n t fo c u s e d p l a n n i n g a n d c o m m u n i t y en g a g e m e n t h a d r e s u l t e d i n a p p r o v a l RI V L J Q L Ɠ F D Q W I X Q G L Q J I R U F D S L W D O S U R M H F W V to b e c o m p l e t e d i n t h e a p p r o x i m a t e pe r i o d 2 0 2 5 - 2 0 3 0 . T h o s e p r o j e c t s sh o u l d b e e x e c u t e d a s p l a n n e d . In a d d i t i o n , p l a n n i n g , p o l i c y , a n d im p l e m e n t a t i o n e f f o r t s r e l a t e d t o w a t e r , wa s t e w a t e r , a n d s t o r m w a t e r i s s u e s sh o u l d c o n t i n u e a n d b e e x p a n d e d . C Ac t i o n s C1 Im p l e m e n t t h e S t o r m w a t e r M a s t e r P l a n . (S e e A 1 ) C2 Co n t i n u e t o i m p l e m e n t e x i s t i n g a n d on g o i n g p r o a c t i v e i n f r a s t r u c t u r e e f f o r t s , in c l u d i n g t h e p a v e m e n t a n d s i d e w a l k ma i n t e n a n c e p r o g r a m a n d t h e A n d e r s o n Pa r k p o o l r e p l a c e m e n t . C3 Co m p l e t e e m e r g e n c y s t o r m w a t e r r e p a i r s as a n t i c i p a t e d t h r o u g h 2 J f u n d i n g . C4 Re g u l a r l y r e v i e w a n d u p d a t e t h e s t r e e t FO D V V L Þ F D W L R Q V \ V W H P V E R W K I R U W U D I Þ F en g i n e e r i n g p u r p o s e s a n d t o e m p h a s i z e al i g n m e n t w i t h D R C O G ’ s R e g i o n a l S t r e e t Ty p o l o g y . Mo d e r n In f r a s t r u c t u r e Pr i o r i t i e s Mi x o f I n c o m e s Fi s c a l P o s i t i o n Pr i n c i p l e s Pe d e s t r i a n / B i c y c l e N e t w o r k In f r a s t r u c t u r e C5 Pa r t n e r w i t h l o c a l u t i l i t y d i s t r i c t s t o co o r d i n a t e f o r w a r d p l a n n i n g . 5. 1 C o o r d i n a t e t o b e t t e r a s s e s s c a p a c i t y co n s t r a i n t s , p r o a c t i v e l y p l a n f o r f u t u r e de v e l o p m e n t , c o o r d i n a t e c a p i t a l p l a n n i n g an d m a i n t e n a n c e e f f o r t s , a n d c o n s i d e r po s s i b l e f u t u r e r e q u e s t s f o r s t a t e s u p p o r t of l o c a l u t i l i t i e s i f a p p r o p r i a t e . O n e po t e n t i a l o u t c o m e o f t h i s c o o r d i n a t i o n co u l d b e a W a t e r a n d S e w e r M a s t e r P l a n . 14 3 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C Th o u g h t f u l P l a c e m a k i n g Im p l e m e n t o u r c h a r a c t e r a n d d e v e l o p m e n t vi s i o n . Pa r t T w o : O u r C h a r a c t e r a n d D e v e l o p m e n t V i s i o n a r t i c u l a t e s th e o u t c o m e s t h a t t h e c o m m u n i t y d e s i r e s t o b e c o m e t h e b e s t ve r s i o n o f i t s e l f . T u r n i n g t h i s v i s i o n i n t o a r e a l i t y w i l l l a r g e l y r e s u l t fr o m p r i v a t e d e v e l o p m e n t . T h e c i t y ’ s r o l e i n i m p l e m e n t a t i o n i s t o en s u r e t h a t t h e r u l e s a n d r e q u i r e m e n t s t h a t r e g u l a t e t h i s p r i v a t e de v e l o p m e n t w i l l r e s u l t i n t h e o u t c o m e s i l l u s t r a t e d i n t h i s p l a n . Th i s i n c l u d e s : 1. U p d a t i n g o u r r e g u l a t i o n s t o a l i g n w i t h p l a n re c o m m e n d a t i o n s : M a n y o f t h e t o o l s d e s c r i b e d i n P a r t T w o ar e a l r e a d y i n t h e z o n i n g c o d e . H o w e v e r , l e g i s l a t i v e c o d e up d a t e s a r e n e e d e d t o f u l l y a l i g n o u r r e g u l a t i o n s w i t h t h i s pl a n . A l l d e v e l o p m e n t i s r e v i e w e d b a s e d o n t h e z o n i n g c o d e . Th e r e f o r e , n e w d e v e l o p m e n t i m p l e m e n t s t h e p l a n w h e n o u r zo n i n g i s a l s o a l i g n e d w i t h p l a n d i r e c t i o n . 2. E v a l u a t i n g n e w d e v e l o p m e n t a g a i n s t t h i s p l a n : S o m e pr o c e s s e s f o r h o w t o e v a l u a t e p r o p o s a l s f o r p r i v a t e p r o p e r t y in v o l v e e v a l u a t i o n a g a i n s t t h e a d o p t e d c o m p r e h e n s i v e p l a n , in c l u d i n g z o n e c h a n g e s a n d s p e c i a l u s e p e r m i t s . I n b o t h c a s e s , th e C i t y ’ s q u a s i - j u d i c i a l r e v i e w p r o c e s s i n c l u d e s e v a l u a t i n g h o w th e p r o p o s a l s u p p o r t s t h e g o a l s a n d p r i o r i t i e s o u t l i n e d i n t h e Ci t y P l a n . D Wh a t i s Z o n i n g ? Th e z o n i n g c o d e i s p a r t o f t h e m u n i c i p a l c o d e , o r t h e W h e a t R i d g e Co d e o f L a w s . T h e z o n i n g c o d e i s a s e t o f r e g u l a t i o n s t h a t d i c t a t e s th e u s e a n d d e v e l o p m e n t o f p r i v a t e p r o p e r t y . Z o n i n g r u l e s es s e n t i a l l y a n s w e r o n e o f t w o q u e s t i o n s : 1. W h a t c a n I d o w i t h m y p r o p e r t y ? 2. A n d w h a t c a n i t l o o k l i k e ? FO R M TO O L S US E TO O L S Th e z o n i n g c o d e i s h o w w e r e g u l a t e t h e ap p l i c a t i o n o f Us e T o o l s a n d Fo r m T o o l s on p r i v a t e p r o p e r t y . Pr i o r i t i e s Pa t c h w o r k Q u i l t Fi s c a l P o s i t i o n Pr i n c i p l e s 38 t h A v e n u e Re t a i l E n v i r o n m e n t Pe d e s t r i a n / B i c y c l e N e t w o r k 14 4 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Ac t i o n s D1 Up d a t e t h e z o n i n g c o d e t o a l i g n w i t h th e C i t y P l a n w i t h p a r t i c u l a r a t t e n t i o n to s e c t i o n s r e f e r e n c e d i n t h e “ A l i g n i n g de v e l o p m e n t w i t h t h e C i t y P l a n ” s i d e b a r . 1. 1 I d e n t i f y a n d c o m p l e t e q u i c k w i n u p d a t e s to t h e z o n i n g c o d e . 1. 2 C o m p l e t e a f u l l a u d i t o f t h e z o n i n g c o d e to e v a l u a t e a n d c o m p l e t e a n y a d d i t i o n a l up d a t e s n e e d e d t o f u l l y a l i g n w i t h C i t y Pl a n d i r e c t i o n . 1. 3 A l i g n r e v i e w p r o c e s s e s i n t h e z o n i n g c o d e to t h e C i t y P l a n ’ s d e s i r e d o u t c o m e s ( p a g e 66 ) . F o r e x a m p l e , c o n s i d e r e x p a n d i n g t h e us e o f C o n c e p t P l a n s f o r S p e c i a l C a s e s ( a s de s c r i b e d i n C h a p t e r 3 ) o r w h e r e t h e r e is a p o t e n t i a l f o r o p e r a t i o n s t o d i s r u p t Pe a c e f u l C o e x i s t e n c e ( s u c h a s o d o r s , no i s e , l i g h t i n g s p i l l o v e r , e t c . ) . D2 Ev a l u a t e n e w d e v e l o p m e n t t o i m p l e m e n t ou r c h a r a c t e r a n d d e v e l o p m e n t v i s i o n . 2. 1 E n s u r e t h a t d e v e l o p m e n t p r o p o s a l s o r re q u e s t s t h a t i n v o l v e e v a l u a t i o n a g a i n s t th e C i t y P l a n , i n c l u d i n g z o n e c h a n g e s a n d sp e c i a l u s e p e r m i t s , a l i g n w i t h t h i s p l a n b y co n s i d e r i n g t h e c h e c k l i s t o n t h e r i g h t . Co r e V a l u e s Se e p a g e 3 2 Pr i n c i p l e s Se e p a g e 3 3 Wh a t a r e w e t r y i n g t o ac h i e v e Se e p a g e 6 6 Pl a c e T y p e M a p Se e p a g e 7 0 St r e e t T y p e M a p Se e p a g e 7 3 Re l e v a n c e o f S p e c i a l C a s e s Se e p a g e 9 8 Us e a n d F o r m t o o l s b a s e d on P l a c e T y p e Se e p a g e s 7 6 - 8 9 Go a l s , S t r a t e g i e s , a n d Ac t i o n s Se e p a g e s 1 4 0 - 1 5 2 70 70 70 70 Sp e c i a l C a s e s FO R M TO O L S US E TO O L S Pr o c e s s e s d e t a i l e d i n D 1 a n d D 2 c o u l d co n s i d e r t h e f o l l o w i n g c o n t e n t f r o m t h i s pl a n : Al i g n i n g d e v e l o p m e n t w i t h t h e C i t y P l a n Ad d i t i o n a l l y , F o c u s A r e a s ( p a g e s 1 1 2 - 1 3 2 ) ca n h e l p i l l u s t r a t e a p p l i c a t i o n o f t h e s e to o l s a n d m a y p r o v i d e h e l p f u l o p t i o n s f o r po t e n t i a l o u t c o m e s t o c o n s i d e r . 14 5 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C In v e s t i n p l a c e m a k i n g . Wh e a t R i d g e ’ s “ p l a c e o f p l a c e s ” in c l u d e s a c o l l e c t i o n o f a r e a s th a t s h o u l d r e c e i v e p u b l i c s p a c e en h a n c e m e n t s . A s d e s c r i b e d i n Ch a p t e r 3 , t h e C i t y P l a n c a l l s t h e s e *D W K H U L Q J / R F D W L R Q V * D W K H U L Q J Lo c a t i o n s i n t h e c i t y ’ s c o m m e r c i a l GL V W U L F W V E H Q H Ɠ W I U R P I H H O L Q J Y L E U D Q W at t r a c t i v e , a n d w a l k a b l e w i t h s t r e e t l i f e as a m a j o r a t t r i b u t e . C u s t o m e r s a n d pa t r o n s s h o u l d w a n t t o s t o p a n d s p e n d ti m e , b o t h i n d o o r s a n d o u t . E Ac t i o n s E1 &R P S O H W H W K $ Y H Q X H U H I U H V K V W X G \ Þ Q D O de s i g n , a n d c o n s t r u c t i o n e m p h a s i z i n g t h e ap p r o p r i a t e a p p l i c a t i o n o f S t a y i n g P l a c e s to o l s . E2 Pl a n f o r p r o p e r a p p l i c a t i o n o f S t a y i n g Pl a c e s t o o l s . 2. 1 F o r c i t y i n v e s t m e n t i n t h e p u b l i c r i g h t - of - w a y , P u b l i c W o r k s a n d C o m m u n i t y De v e l o p m e n t s t a f f s h o u l d w o r k t o g e t h e r WR G H W H U P L Q H * D W K H U L Q J / R F D W L R Q V W D W X V DQ G W K H E H V W P L [ R I * R L Q J 3 O D F H V D Q G St a y i n g P l a c e s t o o l s . ( S e e B 1 ) 2. 2 F o r r e g u l a t i o n o f d e v e l o p m e n t o n p r i v a t e pr o p e r t y , i n c o r p o r a t e p l a c e m a k i n g a n d re q u i r e m e n t s f o r S t a y i n g P l a c e s t o o l s i n t o re g u l a t o r y c o d e s a u d i t a n d u p d a t e s , a s we l l a s d e v e l o p m e n t r e v i e w p r o c e s s e s . 2. 3 F o r i n c e n t i v e p r o g r a m s f o r p r o p e r t i e s on c o m m e r c i a l c o r r i d o r s , i n i t i a t e a pi l o t p r o g r a m f o r p r o a c t i v e f r o n t a g e im p r o v e m e n t s s o t h a t t h e c o r r i d o r s c a n be c o m e m o r e a t t r a c t i v e a n d f u n c t i o n a l f o r EX V L Q H V V H V D Q G W K H L U F X V W R P H U V 6 H H * Th o u g h t f u l Pl a c e m a k i n g Pr i o r i t i e s Mi x o f I n c o m e s Pa t c h w o r k Q u i l t Fi s c a l P o s i t i o n Pr i n c i p l e s 38 t h A v e n u e Re t a i l E n v i r o n m e n t 14 6 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Pr i o r i t i e s Pr o t e c t a n d i m p r o v e ou r p a r k s , o p e n s p a c e , an d t r e e c a n o p y . Th i s C i t y P l a n r e c o g n i z e s t h a t t h e Wh e a t R i d g e c o m m u n i t y c h e r i s h e s it s p a r k s , o p e n s p a c e , a n d t r e e ca n o p y . T h e s e f e a t u r e s o f t h e p h y s i c a l la n d s c a p e p l a y a n i m p o r t a n t r o l e i n th e c i t y ’ s s e n s e o f p l a c e . T h e y s h o u l d be c e l e b r a t e d a n d p r e s e r v e d , b u t a l s o pr o t e c t e d a n d n u r t u r e d o v e r t i m e w i t h ca r e a n d n e w i n v e s t m e n t . F Pa t c h w o r k Q u i l t Su s t a i n a b i l i t y Mi x o f I n c o m e s Pr i n c i p l e s Ac t i o n s F1 Le v e r a g e o p p o r t u n i t i e s t o c r e a t e o r pr e s e r v e p a r k a n d r e c r e a t i o n s p a c e , pa r t i c u l a r l y i n u n d e r s e r v e d a r e a s . 1. 1 C o o r d i n a t e w i t h J e f f e r s o n C o u n t y S c h o o l Di s t r i c t t o p u r s u e a p a r t n e r s h i p t h a t a l l o w s pu b l i c p a r k s a n d p r i v a t e r e d e v e l o p m e n t on c l o s e d c a m p u s e s i n W h e a t R i d g e . F2 Im p l e m e n t t h e P a r k s a n d R e c r e a t i o n Pa t h w a y , i n c l u d i n g r e c o m m e n d a t i o n s t h a t su p p o r t t h o u g h t f u l p l a c e m a k i n g . 2. 1 , P S U R Y H F R Q Q H F W L R Q V D Q G Z D \ Ɠ Q G L Q J W R pa r k s . ( S e e A 2 ) 2. 2 U p g r a d e c o m f o r t a n d c o n v e n i e n c e el e m e n t s i n o u r p a r k s , i n c l u d i n g b i c y c l e pa r k i n g t o s u p p o r t a c c e s s i n g p a r k s b y bi c y c l e . Th o u g h t f u l Pl a c e m a k i n g Pe d e s t r i a n / B i c y c l e N e t w o r k Pa r k s a n d R e c r e a t i o n P a t h w a y Th e P a r k s a n d R e c r e a t i o n P a t h w a y i s th e p l a n f o r p a r k a n d r e c r e a t i o n c a p i t a l im p r o v e m e n t a n d p r o g r a m m i n g RY H U W K H Q H [ W G H F D G H , W G H Ɠ Q H V an d d e s c r i b e s a r e a s i n t h e c i t y t h a t ar e u n d e r s e r v e d b y p a r k s , a n d i t re c o m m e n d s p r i o r i t i z i n g i n v e s t m e n t s in t h o s e a r e a s f o r n e w p a r k s s p a c e . Th e t w o c l o s e d e l e m e n t a r y s c h o o l ca m p u s e s o f f e r a u n i q u e o p p o r t u n i t y to i m p l e m e n t t h i s r e c o m m e n d a t i o n . Th e c l o s e d W i l m o r e - D a v i s c a m p u s i s ju s t o u t s i d e o f P r i o r i t y A r e a 3 , a n d t h e cl o s e d K u l l e r s t r a n d c a m p u s i s w i t h i n Pr i o r i t y A r e a 1 . A d d i t i o n a l l y , t h e p l a n re c o m m e n d s a c q u i r i n g p o r t i o n s o f bo t h c l o s e d c a m p u s e s t o p r e s e r v e a s pu b l i c p a r k s a n d f o r y o u t h a t h l e t i c s pr o g r a m m i n g . 14 7 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C F3 Su p p o r t a n d g r o w t h e u r b a n t r e e c a n o p y . 3. 1 P l a n t t r e e s i n a r e a s o f n e e d b y s e e k i n g fu n d i n g t o c o n t i n u e t h e c i t y ’ s p l a n t i n g pr o g r a m i n n e i g h b o r h o o d s w i t h f e w e r tr e e s . 3. 2 P r o t e c t m a t u r e t r e e s . a E x p l o r e i n c e n t i v e s t o d e v e l o p e r s / pr o p e r t y o w n e r s w h o p r e s e r v e m a t u r e tr e e s d u r i n g r e d e v e l o p m e n t . b C o n s i d e r m o r e n u a n c e d t r e e re q u i r e m e n t c a l c u l a t i o n s f o r m a t u r e tr e e s t h a t a r e m e a n t t o b e p r e s e r v e d a t si t e p l a n n i n g b u t a r e d a m a g e d o r k i l l e d in c o n s t r u c t i o n . c E s t a b l i s h b e s t p r a c t i c e s a n d UH T X L U H P H Q W V W R S U R W H F W W U H H V ŋ E R W K th o s e l o c a t e d o n p u b l i c l a n d / i n t h e ri g h t - o f - w a y a n d t h o s e d e s i g n a t e d f o r SU H V H U Y D W L R Q L Q W K H V L W H S O D Q ŋ G X U L Q J co n s t r u c t i o n . 3. 3 E x p a n d t h e a n n u a l t r e e s a l e . a E x p a n d m a r k e t i n g o f t h e a n n u a l t r e e sa l e t o i n c l u d e l o c a l b u s i n e s s e s . b S e e k a d d i t i o n a l f u n d i n g t o e x p a n d t h e an n u a l t r e e s a l e . Ac t i o n s Th e I m p o r t a n c e o f T r e e s i n W h e a t R i d g e Wh e a t R i d g e ’ s a b u n d a n t a n d m a t u r e t r e e ca n o p y i s a s t r o n g a s s e t , a n d i t c o n t r i b u t e s to t h e c i t y ’ s c h a r a c t e r . M a t u r e t r e e s o f f e r D P X F K O D U J H U E H Q H Ɠ W W K D Q Q H Z O \ S O D Q W H G tr e e s . H o w e v e r , p r e s e r v i n g m a t u r e t r e e s on p r i v a t e p r o p e r t y c a n s o m e t i m e s b e at o d d s w i t h d e v e l o p m e n t . I n c e n t i v e s to p r e s e r v i n g t r e e s c a n i n c r e a s e t h e li k e l i h o o d t h a t m a t u r e t r e e s a r e r e t a i n e d ZK L O H S U R W H F W L Q J W K H Ŵ H [ L E L O L W \ D Q G pr o p e r t y r i g h t s t h a t r e s i d e n t s v a l u e . So m e t i m e s s i t e p l a n s i n c l u d e p r e s e r v a t i o n of m a t u r e t r e e s , b u t t h e t r e e s t h e n d o n o t su r v i v e t h e d i s r u p t i o n o f c o n s t r u c t i o n . Ma n y c i t i e s m a n d a t e t r e e p r o t e c t i o n z o n e s wi t h a s s o c i a t e d r e q u i r e m e n t s t h a t p r o t e c t th e t r e e s d u r i n g c o n s t r u c t i o n . T h e s e re g u l a t i o n s a r e g e n e r a l l y s u c c e s s f u l a n d sh o u l d b e c o n s i d e r e d f o r W h e a t R i d g e . 14 8 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Su p p o r t e x i s t i n g a n d ne w b u s i n e s s e s . Wh e a t R i d g e b u s i n e s s e s r e p r e s e n t em p l o y m e n t o p p o r t u n i t i e s , a n d ma n y a r e c r i t i c a l c o n t r i b u t o r s t o sa l e s a n d u s e t a x r e v e n u e s t h a t p a y fo r p u b l i c s e r v i c e s . I n a d d i t i o n , l o c a l re t a i l a n d r e s t a u r a n t e s t a b l i s h m e n t s of f e r “ t h i r d p l a c e s ” t h a t r e s i d e n t s de s i r e . S u p p o r t i n g b u s i n e s s e s i n Wh e a t R i d g e i s n e c e s s a r y f o r t h e c i t y ’ s ƓV F D O K H D O W K D Q G W R P H H W U H V L G H Q W ex p e c t a t i o n s f o r g o o d s a n d s e r v i c e s . G Ac t i o n s G1 In i t i a t e a p i l o t p r o g r a m f o r p r o a c t i v e fr o n t a g e i m p r o v e m e n t s o n c o m m e r c i a l co r r i d o r s , s o t h a t t h e c o r r i d o r s c a n be c o m e m o r e a t t r a c t i v e a n d f u n c t i o n a l f o r bu s i n e s s e s a n d t h e i r c u s t o m e r s . 1. 1 F o c u s o n F r o n t a g e I m p r o v e m e n t s a n d Pa r k i n g S c r e e n i n g a s d e s c r i b e d i n S t a y i n g Pl a c e s t o o l s . G2 Re v i e w a n d r e v i s e t h e z o n i n g c o d e t o al l o w a p p r o p r i a t e t e m p o r a r y a n d s h o r t - te r m c o m m e r c i a l d e v e l o p m e n t , s u c h a s fo o d t r u c k p a r k s o r b u s i n e s s p o p - u p s . 2. 1 A n a l y z e t h e z o n i n g c o d e t o i d e n t i f y ED U U L H U V W R Ŵ H [ L E O H X V H R I V X F K V L W H V D Q G de v e l o p s t a n d a r d s f o r t e m p o r a r y a n d no n - t r a d i t i o n a l , o r r e p u r p o s e d , s t r u c t u r e s su c h a s s h i p p i n g c o n t a i n e r s o r o t h e r s . 2. 2 U p d a t e t h e z o n i n g c o d e t o a d d r e s s LG H Q W L Ɠ H G E D U U L H U V G3 Im p l e m e n t a B u s i n e s s I m p r o v e m e n t Di s t r i c t o n 3 8 t h A v e n u e . G4 Im p l e m e n t t h e W h e a t R i d g e P r o s p e r i t y Pl a n . Th r i v i n g Bu s i n e s s e s a n d Ne i g h b o r h o o d s Pr i o r i t i e s Pa t c h w o r k Q u i l t Fi s c a l P o s i t i o n Pr i n c i p l e s 38 t h A v e n u e Re t a i l E n v i r o n m e n t 14 9 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C Su p p o r t h o u s i n g de v e l o p m e n t t o m e e t co m m u n i t y g o a l s . Ne w h o u s i n g p l a y s a c r i t i c a l r o l e i n me e t i n g c o m m u n i t y g o a l s i n W h e a t Ri d g e . M e e t i n g r e s i d e n t d e s i r e s f o r be t t e r s h o p p i n g a n d d i n i n g o p t i o n s re q u i r e s a d d i n g m o r e h o u s e h o l d s n e a r ci t y b u s i n e s s d i s t r i c t s l i k e t h o s e o n 2 6 t h Av e n u e , 2 9 t h A v e n u e , 3 8 t h A v e n u e , an d 4 4 t h A v e n u e . I n a d d i t i o n , W h e a t Ri d g e h a s a d o p t e d a n a f f o r d a b l e ho u s i n g s t r a t e g y t h a t c a l l s f o r m o r e ho u s i n g d i v e r s i t y i n t e r m s o f t y p e a n d pr i c e p o i n t s , m a k i n g n e w h o u s i n g de v e l o p m e n t a n i n d i s p e n s a b l e t o o l i n ac h i e v i n g a f f o r d a b i l i t y g o a l s . H Ac t i o n s H1 Re v i e w a n d r e v i s e t h e z o n i n g c o d e t o al l o w h o u s i n g p r o d u c t i o n t o s u p p o r t bu s i n e s s e s . 1. 1 A n a l y z e t h e z o n i n g c o d e t o i d e n t i f y ba r r i e r s t o h o u s i n g i n t h e v i c i n i t y o f co m m e r c i a l a r e a s s u c h a s 2 6 t h A v e n u e , 29 t h A v e n u e , 3 8 t h A v e n u e , a n d 4 4 t h Av e n u e . U p d a t e t h e z o n i n g c o d e t o DG G U H V V L G H Q W L Ɠ H G E D U U L H U V 1. 2 R e v i e w a n d u p d a t e z o n i n g m a p a n d t o o l s to a l l o w r e s i d e n t i a l u s e s a p p r o p r i a t e t o th e P l a c e T y p e s n e a r c o m m e r c i a l a r e a s . H2 Re v i e w a n d r e v i s e z o n i n g c o d e t o a l l o w pr o d u c t i o n o f a d i v e r s i t y o f h o u s i n g t y p e s an d p r i c e p o i n t s . 2. 1 C r e a t e a n e w R - 4 d i s t r i c t t h a t a l l o w s to w n h o m e s w h i l e i n c l u d i n g a p p r o p r i a t e li m i t a t i o n s t o e n s u r e t h a t f u t u r e de v e l o p m e n t p e a c e f u l l y c o e x i s t s w i t h ex i s t i n g n e i g h b o r h o o d s . 2. 2 E v a l u a t e l o t s i z e a n d w i d t h r e q u i r e m e n t s an d u p d a t e t o a l l o w a p p r o p r i a t e de v e l o p m e n t . 2. 3 E x p l o r e a n a p p r o a c h t o a l l o w o n e - f o r - o n e re p l a c e m e n t o f r e s i d e n t i a l u n i t s w h e n re d e v e l o p i n g a s i t e , c a l l e d a “ n o n e t l o s s ” ap p r o a c h . 2. 4 A s s e s s z o n i n g m a p t o d e t e r m i n e i f z o n i n g ma p u p d a t e s a r e n e e d e d . Th r i v i n g Bu s i n e s s e s a n d Ne i g h b o r h o o d s H3 Su p p o r t , i n c e n t i v i z e , a n d i n v e s t i n ho u s i n g w h e n t h e m a r k e t c a n n o t d e l i v e r wh a t i s n e e d e d . 3. 1 E x p l o r e a n a p p r o a c h t o r e q u i r e e x p e d i t e d re v i e w f o r p r o j e c t s w i t h a n a f f o r d a b l e co m p o n e n t . 3. 2 C o n t i n u e t o s t u d y i n c l u s i o n a r y h o u s i n g op t i o n s f o r W h e a t R i d g e . 3. 3 D e p l o y W h e a t R i d g e H o u s i n g F u n d t o su p p o r t q u a l i f y i n g p r o j e c t s i n n e e d o f su b s i d y . H4 Su p p o r t d e v e l o p m e n t t o p r o v i d e h o u s i n g in k e y l o c a t i o n s . 4. 1 A s o p p o r t u n i t i e s a r i s e , c o o r d i n a t e w i t h pr o p e r t y o w n e r s a n d d e v e l o p e r s t o pr o a c t i v e l y s u p p o r t h o u s i n g d e v e l o p m e n t in U r b a n R e n e w a l a r e a s w h e r e e x c e p t i o n s to C h a r t e r l i m i t s o n h e i g h t a n d d e n s i t y ex i s t . 4. 2 L e v e r a g e k e y s i t e s s u c h a s L u t h e r a n Le g a c y C a m p u s a n d t h e W h e a t R i d g e / Wa r d R o a d S t a t i o n t o d e l i v e r n e e d e d ho u s i n g u n i t s . Pr i o r i t i e s Mi x o f I n c o m e s Pa t c h w o r k Q u i l t Fi s c a l P o s i t i o n Pr i n c i p l e s 38 t h A v e n u e Re t a i l E n v i r o n m e n t 15 0 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w H5 Tr a c k a n d m o n i t o r h o u s i n g d e v e l o p m e n t ov e r t i m e . 5. 1 A s i m p l e m e n t a t i o n o f t h e C i t y P l a n pr o g r e s s e s , i n c l u d i n g z o n i n g c o d e up d a t e s t o a l l o w W h e a t R i d g e t o pe a c e f u l l y g r o w a n d e v o l v e , e v a l u a t e i f th e p r o d u c t i o n o f n e w h o u s i n g i s m e e t i n g co m m u n i t y n e e d s . T h i s w o u l d i n c l u d e bo t h t h e n u m b e r o f n e w u n i t s a s w e l l a s th e d i v e r s i t y o f t y p e s a n d p r i c e p o i n t s . 5. 2 I f h o u s i n g p r o d u c t i o n c o n t i n u e s t o la g b e h i n d h o u s i n g g o a l s a n d n e e d s , co n s i d e r a d i s c u s s i o n o f t h e C i t y C h a r t e r he i g h t a n d d e n s i t y l i m i t s . D i s c u s s i o n s co u l d i n c l u d e : a E v a l u a t i n g m a r k e t c o n d i t i o n s , p o l i t i c a l wi l l , a n d p u b l i c i n t e r e s t , a n d b C o n s i d e r i n g s c e n a r i o s s u c h a s d e n s i t y an d h e i g h t b o n u s e s f o r p r o v i s i o n o f vo l u n t a r y a f f o r d a b l e h o u s i n g . Wh e a t R i d g e C i t y C h a r t e r H e i g h t a n d De n s i t y L i m i t s Mo s t c o m m u n i t i e s r e g u l a t e h e i g h t a n d de n s i t y t h r o u g h t h e z o n i n g c o d e . W h e a t Ri d g e i s a u n i q u e c o m m u n i t y i n t h a t i t al s o l i m i t s h e i g h t a n d d e n s i t y i n t h e C i t y Ch a r t e r . I n m o s t p l a c e s i n t h e c i t y , h e i g h t s ar e l i m i t e d t o 3 5 f e e t f o r r e s i d e n t i a l u s e s , an d 5 0 f e e t f o r n o n - r e s i d e n t i a l u s e s . De n s i t y i s l i m i t e d t o 2 1 d w e l l i n g u n i t s pe r a c r e . T h e c o m m u n i t y h a s v o t e d t o re m o v e o r a m e n d t h e s e l i m i t s i n a f e w VS H F L Ɠ F S O D F H V 7 K H V H L Q F O X G H S R U W L R Q V R I Wa d s w o r t h B o u l e v a r d , L u t h e r a n L e g a c y Ca m p u s , W h e a t R i d g e / W a r d R o a d St a t i o n , t h e a r e a a r o u n d t h e K i p l i n g / I - 7 0 in t e r c h a n g e , a n d C l e a r C r e e k C r o s s i n g . Ac t i o n s 15 1 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C Mo d e r n i z e p a r k i n g ap p r o a c h . Pa r k i n g r e q u i r e m e n t s r o u t i n e l y ch a l l e n g e s i t e d e s i g n s , r e d e v e l o p m e n t , an d o t h e r i n v e s t m e n t s . I n m a n y c a s e s , pa r k i n g r e q u i r e m e n t s c a n e v e n p r e v e n t in v e s t m e n t o n s m a l l o r o t h e r w i s e co n s t r a i n e d s i t e s , c h a l l e n g i n g t h e k i n d of i m p r o v e m e n t s t h a t t h e c o m m u n i t y ha s r e q u e s t e d . A h o l i s t i c , c r e a t i v e ap p r o a c h t o p a r k i n g i s n e e d e d t o h e l p al l e v i a t e u n n e c e s s a r y r e q u i r e m e n t s wh i l e c o n t i n u i n g t o m e e t p a r k i n g n e e d s . I Ac t i o n s I1 Ev a l u a t e p a r k i n g r e q u i r e m e n t s t o de t e r m i n e i f f l e x i b i l i t y c a n b e o f f e r e d , pa r t i c u l a r l y t o a l l o w r e d e v e l o p m e n t an d i n v e s t m e n t o n s m a l l o r o t h e r w i s e co n s t r a i n e d s i t e s . I2 Ex a m i n e t h e n e e d f o r p a r k i n g m i n i m u m s fo r t y p i c a l u s e s i n c o m m e r c i a l d i s t r i c t s , ex p l o r e o p p o r t u n i t i e s f o r s h a r e d o r di s t r i c t / r e g i o n a l p a r k i n g a r r a n g e m e n t s , an d r e v i e w o n - s t r e e t p a r k i n g ma n a g e m e n t s t r a t e g i e s . Th r i v i n g Bu s i n e s s e s a n d Ne i g h b o r h o o d s Pr i o r i t i e s Pa t c h w o r k Q u i l t Fi s c a l P o s i t i o n Pr i n c i p l e s 38 t h A v e n u e Re t a i l E n v i r o n m e n t 15 2 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Im p l e m e n t a t i o n Ti m e l i n e Th e i m p l e m e n t a t i o n a c t i o n s d e t a i l e d i n t h e p r e c e d i n g pa g e s r e p r e s e n t a s u b s t a n t i a l a m o u n t o f w o r k ap p r o p r i a t e f o r t h e 1 5 - y e a r h o r i z o n o f t h i s p l a n . T h e Ci t y o f W h e a t R i d g e w i l l n e e d t o e s t a b l i s h a l o n g - t e r m wo r k p l a n t o i m p l e m e n t t h e C i t y P l a n , a n d i n c o r p o r a t e it s a c t i o n s i n t o a n n u a l b u d g e t i n g a n d p l a n n i n g . T h e C i t y Pl a n ’ s p r o m i s e i s t h a t W h e a t R i d g e c a n b e c o m e t h e b e s t YH U V L R Q R I L W V H O I L I W K H K D U G Z R U N Ɠ Q D Q F L D O L Q Y H V W P H Q W D Q G di s c i p l i n e e n v i s i o n e d b y t h e p l a n a r e i m p l e m e n t e d o v e r mo r e t h a n a d e c a d e . Bu t w h i l e t h e c o m m u n i t y s h o u l d u n d e r s t a n d t h a t m a k i n g pr o g r e s s o n t h e p l a n ’ s v i s i o n i s a l o n g - t e r m e n d e a v o r , it i s a l s o t h e c a s e t h a t W h e a t R i d g e i n 2 0 2 5 a l r e a d y h a s ma n y c o n t r i b u t i n g e f f o r t s u n d e r w a y o r n e a r i n g t h e i r s t a r t . In i t i a t i v e s a l r e a d y i n a d v a n c e d s t a g e s o f p l a n n i n g w i l l co m b i n e w i t h n e w l y p r o p o s e d u n d e r t a k i n g s t o c r e a t e th e c o m m u n i t y ’ s f u t u r e . T h e f o l l o w i n g p a g e s i l l u s t r a t e wh e n t h e s t r a t e g i e s a n d a c t i o n s i n s u p p o r t o f M o d e r n In f r a s t r u c t u r e , T h o u g h t f u l P l a c e m a k i n g , a n d T h r i v i n g Bu s i n e s s e s a n d N e i g h b o r h o o d s a r e a n t i c i p a t e d t o oc c u r . T h i s t i m e l i n e s h o u l d i n f o r m t h e c i t y ’ s l o n g - t e r m ma n a g e m e n t o f C i t y P l a n i m p l e m e n t a t i o n . Fo r m o r e d e t a i l o n t h e a n t i c i p a t e d t i m i n g f o r d i f f e r e n t s t r a t e g i e s , s e e A p p e n d i x D : I m p l e m e n t a t i o n M a t r i x 15 3 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C De v e l o p f u n d i n g s t r a t e g y f o r p u b l i c in f r a s t r u c t u r e p r o j e c t s A1 Pl a n f o r f u t u r e i m p r o v e m e n t s B2 De s i g n a n d c o n s t r u c t p l a n n e d m u l t i m o d a l i m p r o v e m e n t p r o j e c t s B4 Le v e r a g e i n v e s t m e n t s i n i n f r a s t r u c t u r e t o i m p r o v e b i k e / p e d f a c i l i t i e s B5 Cr e a t e a M o b i l i t y P l a n B6 Co m p l e t e e m e r g e n c y s t o r m w a t e r r e p a i r s C3 Pa r t n e r w i t h l o c a l u t i l i t y d i s t r i c t s f o r fo r w a r d p l a n n i n g C5 De v e l o p a n d i m p l e m e n t p r i o r i t i z a t i o n s t r a t e g y f o r b u i l d i n g m o d e r n i n f r a s t r u c t u r e , i n c l u d i n g i n c o r p o r a t i n g p u b l i c e n g a g e m e n t zat i nc l On g o i n g : A 2 In v e s t i n i n c r e m e n t a l b i k e / p e d n e t w o r k i m p r o v e m e n t s t h r o u g h B 1 C a p i t a l p r o j e c t s ; B 3 L o w e r c o s t n e t w o r k c o n n e c t i o n , i n c l u d i n g pe d n e ed ec r ti n m a i n t na n On g o i n g : B 1 , B 3 Co n t i n u e p l a n n i n g a n d c a p i t a l e f f o r t s , i n c l u d i n g C 1 S t o r m w a t e r M a s t e r P l a n i m p l e m e n t a t i o n ; C 2 P r o a c t i v e m a i n t e n a n c e a n d nd Pl UH S O D F H P H Q W H I I R U W V & 6 W U H H W F O D V V L Ɠ F D W L R Q V \ V W H P X S G D W H V & On g o i n g : C 1 , C 2 , C 4 NE A R T E R M 0- 3 Y E A R S 20 2 6 - 2 0 2 8 MI D - T E R M 4- 8 Y E A R S 20 2 9 - 2 0 3 3 LO N G - T E R M 9- 1 5 Y E A R S 20 3 4 - 2 0 4 0 Im p l e m e n t a t i o n T i m e l i n e Mo d e r n I n f r a s t r u c t u r e 15 4 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w Ev a l u a t e n e w d e v e l o p m e n t t o i m p l e m e n t v i s i o n pl em On g o i n g : D 2 Pr o t e c t a n d i m p r o v e n a t u r a l r e s o u r c e s t h r o u g h F 2 P a r k s a n d R e c r e a t i o n P a t h w a y i m p l e m e n t a t i o n ; F 3 S u p p o r t o f t h e u r b a n t r e e c a n o py re i On g o i n g : F 2 , F 3 Up d a t e r e g u l a t i o n s : 1 . 1 I d e n t i f y a n d co m p l e t e q u i c k w i n s ; 1 . 3 I n c o r p o r a t e ad d i t i o n a l r e v i e w a s n e e d e d D1 Up d a t e r e g u l a t i o n s : 1 . 2 A u d i t t h e zo n i n g c o d e D1 Co m p l e t e 3 8 t h A v e n u e r e f r e s h s t u d y a n d c o n s t r u c t i o n E1 Co o r d i n a t e w i t h J e f f C o S c h o o l s f o r p u b l i c p a r k s a n d r e d e v e l o p m e n t o n cl o s e d c a m p u s e s F1 Ap pl y St ay in g Pl a c e s t o o l s i n c i ty i n v e s t m e n t a n d pr iv a t e d e v e l o pm en t in v On g o i n g : E 2 NE A R T E R M 0- 3 Y E A R S 20 2 6 - 2 0 2 8 MI D - T E R M 4- 8 Y E A R S 20 2 9 - 2 0 3 3 LO N G - T E R M 9- 1 5 Y E A R S 20 3 4 - 2 0 4 0 Im p l e m e n t a t i o n T i m e l i n e Th o u g h t f u l P l a c e m a k i n g 15 5 Wh e a t R i d g e C i t y P l a n / 2 0 2 5 / © c z b L L C Mo n i t o r h o u s i n g d e v e l o p m e n t o v e r t i m e a n d a d j u s t r e g u l a t i o n s a s n e e d e d H5 Es t a b l i s h i n c e n t i v e s t o s u p p o r t a f f o r d a b l e ho u s i n g H3 Up d a t e h o u s i n g r e g u l a t i o n s t o s u p p o r t H 1 B u s i n e s s e s ; H 2 D i v e r s i t y o f h o u s i n g t y p e s a n d p r i c e s H1 , H 2 Im p l e m e n t a B u s i n e s s I m p r o v e m e n t Di s t r i c t o n 3 8 t h A v e n u e G3 Up d a t e R e g u l a t i o n s : A l l o w a p p r o p r i a t e t e m p o r a r y a n d s h o r t - t e r m c o m m e r c i a l d e v e l o p m e n t G2 In i t i a t e a p i l o t p r o g r a m f o r p r o a c t i v e fr o n t a g e i m p r o v e m e n t s G1 Mo d e r n i z e p a r k i n g a p p r o a c h t h r o u g h I 1 E v a l u a t i o n o f p a r k i n g r e q u i r e m e n t s ; I 2 S h a r e d p a r k i n g I1 , I 2 NE A R T E R M 0- 3 Y E A R S 20 2 6 - 2 0 2 8 MI D - T E R M 4- 8 Y E A R S 20 2 9 - 2 0 3 3 LO N G - T E R M 9- 1 5 Y E A R S 20 3 4 - 2 0 4 0 Th r i v i n g B u s i n e s s e s a n d N e i g h b o r h o o d s Im p l e m e n t a t i o n T i m e l i n e Im p l e m e n t t h e W h e a t R i d g e P r o s p e r i t y P l a n osp On g o i n g : G 4 Su p p o r t h o u s i n g d e v e l o p m e n t t h r o u g h H 3 T h e W h e a t R i d g e h o u s i n g f u n d ; H 4 S u p p o r t o f h o u s i n g i n k e y l o c a t i o n s men t 4 S On g o i n g : H 3 , H 4 15 6 PA R T T H R E E / C h a p t e r 5 : I m p l e m e n t i n g W h a t W e K n o w