HomeMy WebLinkAboutOrdinance-1989-0807INTRODUCED BY COUNCILMEMBER IBBISON
Ordinance No. 807
Series of 1989
TITLE: AN ORDINANCE REPEALING AND REENACTING VARIOUS SECTIONS
OF APPENDIX A. ZONING ORDINANCE, OF THE CODE OF LAWS OF
THE CITY OF WHEAT RIDGE RELATING TO PLANNED DEVELOPMENT
AND HOSPITAL DISTRICTS:
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE,
COLORADO, THAT:
Section 1. Appendix A. Zoning Ordinance of the Code of Laws of
the City of Wheat Ridge Section 12. Planned Residential
Development District, Section 13. Planned Mobile Home-Recreation
Coach District, Section 20. Planned Commercial District, Section
21. Planned Industrial District, Section 22. Hospital-One
District, and Section 23. Hospital-Two District are hereby
repealed in their entirety.
Section 2. Appendix A. Zoning Ordinance of the Code of Laws of
the City of Wheat Ridge is hereby amended by the addition of the
following Section 20. Planned Development Districts:
SECTION 20. PLANNED DEVELOPMENT DISTRICTS
TABLE OF CONTENTS
I. Scope
II. Intent and Purpose
III. Applicability
IV. Use and Development Regulations
V. Application for Planned Developments
VI. Interpretation of Errors and Omissions
VII Construction
VIII.Binding Upon Successors and Assigns
IX. Amendments to Development Plans
X. Temporary Use Provision
I. SCOPE.
There is hereby created a Planned Development District to
further promote the public health, safety and general welfare
by permitting greater flexibility and innovation in land
development based upon a comprehensive, integrated plan. For
the purpose of applying certain regulations and standards, and
to insure maximum flexibility of this District, the District
is divided into the following subdistrict designations, based
on the primary land use of a proposed development plan or
portion thereof:
A. Planned Residential Development - PRD
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B. Planned Commercial Development- PCD
C. Planned Industrial Development- PID
D. Planned Mobile Home Development- PMHD
E. Planned Recreational Vehicle Park Development- PRVD
F. Planned Hospital Development- PHD
By creating the above subdistricts, the City Council recogniz-
es that all standards and regulations do not apply uniformly
to all land uses. These subdistricts may exist singly, or in
combination, within any approved Planned Development, provided
that the specific standards and regulations applicable to the
subdistrict are met.
II.INTENT AND PURPOSE.
The intent of the Planned Development District is to promote
the establishment of well designed innovative developments
which may not be permitted by a standard zone district, howev-
er which may be permitted through the use of an approved
Development Plan, by assuring greater control and specificity
of intended development character, use, operations, and main-
tenance, while at the same time allowing flexibility and
diversity. This district recognizes the great variety of land
use intensities, densities and environmental and land use
interfaces which are possible. The protective standards for
site use, development, operations and maintenance contained
herein are intended to minimize any adverse effect of the
Planned Development to the community, by achieving maximum
compatible integration of land uses, by assuring adequate
provision of public services and facilities, by preserving the
aesthetic qualities of the area, and by providing for safe and
efficient use of the land resource itself. It is the specific
intent and requirement that all land under consideration for a
Planned Development designation and all land so zoned shall
be and remain under UNIFIED CONTROL throughout the planning
and development phases, as well as after development through
continuous operation, use, and maintenance. Unified Control,
for purposes of this Section 20 , shall mean that the property
shall be:
1. Subject to a single ownership, either by an individual,
corporation, partnership or other legally recognized
entity; or
2. Subject to a comprehensive management agreement, or
other form of agreement, (which shall be denominated a
"Unified Control statement") which specifies that a
distinct person or entity possesses and maintains the
authority to make binding commitments on behalf of, and
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thereafter to enforce implementation of those
commitments upon and on behalf of, the owner(s) of the
property.
Said Unified Control shall be required to be in place and
maintained:
1. Throughout the application process to obtain a Planned
Development district zoning designation; and
2. Throughout construction and/or development of the
property so zoned; and
3. For so long as the property is zoned and/or used as a
Planned Development.
Unified Control is vital to the City to ensure that Planned
Development projects are developed according to their original
concept as approved and adopted by the City, and so that said
projects, once developed, continue to be operated and maintained
in accordance with the original concept as approved and adopted
by the City Council.
Unified Control shall be achieved through a written Unified
Control Statement, which shall be approved by the City Council as
part of the approval of the Outline Development Plan.
The general purposes of this section are as follows:
A. To accomplish compatible development with adjacent com-
mercial, residential and/or industrial land uses through
proper land use transitions and buffering techniques.
B. To promote flexibility in design and permit diversification
in the location of structures.
C. To promote the efficient use of land to facilitate a more
economic arrangement of building, circulation systems, land
use, and utilities.
D. To preserve, to the greatest extent possiblo the existing
landscape features and to minimize impacts on other natural
features of the site.
E. To provide for more usable space through the combination
and grouping of structures, parking, loading and storage
areas.
F. To combine and coordinate architectural styles, building
forms and building relationships within the Planned Devel-
opments.
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G. To minimize traffic congestion on public streets, control
street access, and to provide for well designed interior
circulation.
H. To insure that adequate public utilities and facilities are
available within the area, to serve the specific develop-
ment.
1. To promote conformance with the adopted Comprehensive Plan,
established policies and guidelines for the area and for
the community.
III. APPLICABILITY.
A Planned Development District of any nature (private, public
or quasi-public) may be approved for any single use, or any
combination of uses, provided that the intent and purposes of
this Section are met, and provided that the general health,
safety and welfare of the community are advanced through its
approval.
The provisions herein contained shall apply to the following:
A. Any new application for a rezoning to a Planned Development
District.
B. Any application for amendment to an existing Planned
Residential (PRD), Planned Commercial (PCD), Planned
Industrial (PID), Planned Mobile Home (PMHD), or Planned
Recreational Park (PRVD), Development District approved by
the City of Wheat Ridge prior to the date of adoption of
these provisions.
C. Any application for amendment to an existing Planned
Development District approved by Jefferson County prior to
incorporation or annexation.
IV. USE AND DEVELOPMENT REGULATIONS:
A. GENERAL REGULATIONS.
Each Planned Development District establishes its own list of
permitted uses, as well as development and use standards and
requirements, and such are specifically set forth in the
Development Plan, and reviewed by Planning Commission and
approved by City Council. However, approval of uses stated in
the Outline Development Plan constitutes tentative approval
only of the uses so stated. The Planning Commission and/or
City Council specifically retains jurisdiction to limit the
approved uses to be made of, and on, the property at the time
of Final Development Plan approval upon an expressed finding,
based upon evidence deemed persuasive and adequately appearing
in the record of the public hearing before either the Planning
Commission or the City Council, that the uses so limited or
denied are incompatible with uses made on surrounding
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properties or elsewhere within the Planned Development
District; or such uses as proposed would create excessive
traffic, noise or air pollution; or that such uses would
result in a density or intensity of use which would be
daamaging or deleterious to the stability, unified operation,
or integrity (both econimic and aesthetic) of the surrounding
area.
Approval of the Outline Development Plan shall not be
construed to be approval of a Preliminary Development Plan or
a Final Development except in respect to general concept.
In reviewing a specific request to establish a Planned
Development District, or amendment to an existing one,
Planning Commission and City Council shall consider standards
for similar uses in other Wheat Ridge zone districts, unless
otherwise specifically provided herein. Requirements for
setback, lot coverage, height, density, area, buffering,
landscaping, signage, etc., may be more or less restrictive
than such requirements in similar zone districts, based upon
findings of Planning Commission and City Council which consid-
er a combination of factors including but not limited to, type
and intensity of uses proposed, size and shape of parcel,
location, adjacent uses, adequacy of public facilities, etc.
It is the intent of this District to provide a means for
allowing innovation and flexibility in design and use of
specific sites, but the provisions of this district shall not
be used merely to circumvent the absolute standards of other
similar districts.
B. SPECIFIC REGULATIONS.
1. PLANNED RESIDENTIAL DEVELOPMENTS (PRD):
a. Allowable Uses: The following uses hereinafter listed
shall be permitted only as specifically designated on
the approved Final Development Plan:
(1) All permitted uses and accessory uses in the
Residential Districts.
(2) The following retail service uses may be included
within a PRD subject to the conditions set forth in
Subsection K.
(a) Barber and beauty shops
(b) Drugstore and pharmacies
(c) Grocery store, convenience-type limited to
5000 square feet maximum.
(d) Laundry and dry cleaning pick-up; and coin-
operated laundry establishments.
(e) Office for sales, lease, or other use
reasonably associated with the Planned Resi-
dential District.
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(f) Other uses approved by the Zoning Administra-
tor as being similar in character and impact
to those uses specifically permitted under
this Section when consideration is given to
traffic impact and parking needs associated
with the recommended use.
(3) Accessory uses and structures customarily
associated with the permitted uses as shown on the
approved plan.
b. Area: Each Planned Residential Development District
shall be a minimum of 1 acre.
C. Density: Maximum 21 dwelling units per acre.
d. Height: Maximum 35 feet
e. Perimeter Setbacks: Setback requirements for buildings
adjacent to the perimeter of a Planned Residential
Development district shall be established using setback
regulations established in standard Wheat Ridge Resi-
dential Zone Districts. Exceptions to those standards
may be approved by City Council based upon a finding
that a lessor setback would not be detrimental to the
use and enjoyment of adjacent properties, would not
negatively affect neighborhood property values, and
would not be otherwise injurious to the public health,
safety and welfare.
f. Lot Coverage: Maximum 75%.(See Section 28. for defini-
tion)
g. Landscaping: Minimum 25% (See Section 27.2)
h. Parking: based upon specific uses (See Section 27.1)
i. Fences and Walls: as specifically detailed on an
approved Final Development Plan, otherwise follow
requirements of Section 27.M.
j. Signage: as specifically detailed on an approved on
Final Development Plan, otherwise follow requirements
of Section 19.A.
k. Commercial Use Conditions:
(1) Commercial uses shall be allowed only where
specifically approved in a Final Development Plan.
(2) Commercial uses, including all associated land
used for building space, parking, and landscaping,
shall not exceed 25% of the gross area included
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within a particular Planned Residential Develop-
ment District.
(3) Land used for commercial uses shall be calculated
separately, and may not be included in the land
area used to calculate the maximum of 21 units per
acre mandated by Wheat Ridge Home Rule Charter. To
ensure this, where commercial uses are a part of a
Planned Residential Development, the area used for
commercial purposes shall be clearly delineated on
the plan, including areas used for parking,
ingress, egress, landscaping, etc. If the
commercial uses are part of a generally resi-
dential building, or for other reasons cannot be
clearly separated from the residential areas, the
land attributable to the commercial use shall be
considered to be the building square footage
occupied by commercial uses, the required parking,
and a proportionate share of the common areas such
as ingress-egress, landscaping, roadways, etc.
Commercial ventures solely for the use of the
residents, such as food service, laundry
facilities, etc., shall be considered an amenity
rather than a commercial use, and the land and
buildings occupied by such uses are not required tc
be subtracted from the total acreage before
computing the maximum of 21 units per acre.
2. PLANNED COMMERCIAL DEVELOPMENTS (PCD):
a. Allowable Uses: The following uses herein after listed
shall be permitted only as specifically designated on
the approved Final Development Plan:
(1) Any use permitted in the Commercial One (C-1) or
Commercial Two (C-2) Districts.
(2) Residential Uses as approved by City Council and
subject to the conditions set forth in subsection
B.2.j., hereof.
(3) Accessory uses and buildings customarily associated
with allowable uses, as shown on the approved plan.
b. Area: Each Planned Commercial Development district
shall be a minimum of 1 acre.
C. Height: Commercial structures shall not exceed 50 feet;
residential structures shall not exceed 35 feet; resi-
dential uses located within a commercial structure
shall not be permitted above 35 feet.
d. Perimeter Setbacks: Setback requirements for buildings
adjacent to the perimeter of a Planned Commercial
Development District shall be established using setback
regulations established in standard Wheat Ridge Commer-
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cial Zone Districts. Exceptions to those standards
may be approved by City Council based upon a finding
that a lessor setback would not be detrimental to the
use and enjoyment of adjacent properties, would not
negatively affect neighborhood property values, and
would not be otherwise injurious to the public health,
safety and welfare.
e. Lot Coverage: Maximum 90% (See Section 28. for defini-
tion.)
Landscaping: Minimum 10% (See Sections 27.2. and 27.2.)
g. Parking: Based upon specific uses (See Section 27.1)
h. Fences and Walls: as specifically detailed on
approved Final Development Plan, otherwise follow
requirements of Section 27.M.
i. Signage: as specifically detailed on an approved
Final Development Plan, otherwise follow requirements
of Section 19.A.
j. Residential Use Conditions:
(1) Residential uses shall not exceed 35 feet in
height.
(2) Residential uses, including associated parking,
land used for buildings, landscaping, etc., shall
not exceed 25% of the gross area included within a
particular Planned Commercial Development Dis-
trict.
(3) Where residential uses are part of a Planned
Commercial Development, the land used for commer-
cial uses shall be calculated separately, and may
not be included in the land area used to calcu-
late the maximum of 21 units per acre mandated by
the Wheat Ridge Home Rule Charter. To ensure
this, where residential uses are part of a Planned
Commercial Development, the area used for commer-
cial purposes shall be clearly delineated on the
plan, including areas used for parking, ingress,
egress, landscaping, etc. If the commercial and
residential uses are mixed in the same building or
for other reasons cannot be clearly separated from
the residential area, the land attributable to the
commercial use shall be considered to be the
building square footage occupied by commercial
uses, the required parking, and a proportionate
share of the common areas such as ingress-egress,
landscaping roadways, etc. Commercial ventures
solely for the use of residents, such as food
service, laundry facilities, etc., shall he con-
sidered an amenity rather than a commercial use,
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and the land and buildings occupied by such uses
are not required to be subtracted from the total
acreage before computing the maximum of 21 units
per acre.
3. PLANNED INDUSTRIAL DEVELOPMENTS (PID):
a. Allowable Uses: The following uses hereinafter listed
shall be permitted only as specifically designated on
the approved Final Development Plan:
(1) Any use permitted in the Light Industrial (I)
District.
(2) Other uses approved by the Zoning Administrator
which are similar in character and impact to those
uses specifically permitted under this Section when
consideration is given to the intent and purpose of
this Section.
(3) Accessory uses and buildings customarily associated
with allowable uses.
b. Area: Each Planned Industrial Development District
shall be minimum of 1 acre.
C. Height: Maximum 50 ft.
d. Perimeter Setbacks: Setback requirements for buildings
adjacent to the perimeter of a Planned Industrial
Development district shall be established using setback
regulations set forth in the Light Industrial (I) Zone
District (Section 21.). Exceptions to those standards
may be approved by City Council based upon a finding
that a lessor setback would not be detrimental to the
use and enjoyment of adjacent properties, would not
negatively affect neighborhood property values, and
would not be otherwise injurious to the public health,
safety and welfare.
e. Lot Coverage, Maximum 90% (See Section 28. for
definition)
f. Landscaping: Minimum 10% (See Sections 27.2. and 27.2.)
g. Parking: Based upon specific uses (See Section 27.1)
h. Fences and Walls: as specifically detailed on
approved Final Development Plan, otherwise follow
requirements of Section 27.M.
i. Signage: as specifically detailed on approved
Final Development Plan, otherwise follow requirements
of Section 19.A.
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j. Performance Standards:
The following standards and conditions shall apply to
the development, use, operations and maintenance of any
Planned Industrial District hereinafter created, as
well as to any Planned Industrial District created
prior to adoption of this Section. All environmental
performances standards set forth are subject to the
criteria established in current Federal, State or local
regulations, whichever criteria is most restrictive.
(1) Building enclosures. Every use shall be operated in
its entirety within a completely enclosed building
unless otherwise specifically provided by the
approved Final Development Plan.
(2) Outdoor Storage and Waste Disposal.
(a) All outdoor storage facilities shall be
enclosed by a view obscuring fence, wall and/or
landscaping which fully conceals such facilities
from adjacent properties, public streets and
pedestrian ways. Display of finished products for
retail sale on the premises may be allowed, as
such would be allowed and regulated in the C-1 and
C-2 Districts.
(b) No materials or wastes shall be deposited
upon a lot in such a form or manner that they
may be moved from the lot by natural causes
or forces.
(c) All materials or wastes which may cause fumes
or dust, constitute a fire hazard or may be
edible or other wise attractive to rodents
and/or insects shall be stored only in closed
containers.
(d) All toxic, corrosive, inflammable or
explosive liquids, gases or solids shall be
stored in compliance with currently adopted
Fire Prevention Code, Environmental
Protection Agency standards or other similar
standards or requirements adopted by an
agency of the State of Colorado.
(3) Noise. Noise shall be measured on any property
line of the tract on which the operation is locat-
ed and shall be muffled so as not to become objec-
tionable due to intermittence, beat frequently,
shrillness or intensity. Noise shall be regulated
so as to be in compliance with the Colorado Noise
Abatement Act, Colorado Revised Statutes, 25-12-
101, as amended.
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(4) Odors. Odors from any use hereafter begun shall
not be discernible at the property line to a
greater degree than odors from plants for the
manufacturing or fabrications of books, textile
weaves, electronic equipment, or other plants in
which operations do not result in greater degree
of odors.
The values given in Table III (Odor Thresholds)
Chapter 5, "Physiological Effects", in the "Air
Pollution Abatement Manual"' by the Manufacturing
Chemist's Association, Inc., Washington, D.C.
copyright 1951, shall be used as standard in case
of doubt concerning the character of odor emitted.
In such cases, the smallest value given in Table
III shall be the maximum odor permitted. De-
tailed plans for the prevention of odors crossing
property lines may be required before the issuance
of a Building Permit. Colorado Department of
Health, Air Quality Control Commission's currently
adopted "Odor Emission Regulation", shall be
complied with when found to be more restrictive
than the values of the "Air Pollution Abatement
Manual".
(5) Glare and Heat. Any operation producing intense
glare and/or heat, e.g. welding conducted as a
regular function of an operation, shall be per-
formed within an enclosure in such a manner as to
be imperceptible along any lot line of such opera-
tion without instruments, and shall meet the
requirements of Section 27.S.
(6) Exterior lighting. Any lights used for exterior
illumination shall direct light away from adjoin-
ing properties, and shall meet the requirements of
Section 27.5.
(7) Vibration. Vibration shall not be discernible at
any property line to the human sense of feeling
for three (3) minutes or more duration in any one
hour. Vibration at any time shall not produce an
acceleration for more than 0.1 gravities or shall
result in any combination of amplitudes and fre-
quencies beyond the "safe" range of Table VII,
United states bureau of Mines Bulletin No. 442,
"Seismic Effects of Quarry Blasting"' on any
structure. The methods and equations of said
Bulletin No. 442 shall be used to compute all
values for the enforcements of this provision.
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(8) Emission control of smoke, dust and gases.
(a) Smoke. Smoke emissions and opacity levels
shall be regulated so as to be in compliance
with the currently adopted Colorado Depart-
ment of Health, Air Quality Control Commis-
sion's "Emission Control Regulations for
Particulates, Smokes, and Sulfur Oxides for
the State of Colorado".
(b) Dust and other particulates. Fugitive dust
and other particulate matter from fuel-burn-
ing equipment, refuse burning facilities, and
manufacturing shall be controlled in accor-
dance with the Colorado Department of Health,
Air Quality Control Commission's currently
adopted "Emission Control Regulations for
Particulates, Smokes, and Sulfur Oxides for
the State of Colorado".
(c) Gases. Detailed plans for the elimination of
fumes or gases may be required before the
issuance of a building permit. Sulfur oxide
emissions shall be governed by the above
stated "Emission Control Regulations for
Particulates, Smokes, and Sulfur Oxides for
the State of Colorado"
(9) Hazard: Any research operation sh811 be carried on
with reasonable precautinns against fire and
explosion hazards.
(10) Radiation control: Radiation and the utilization
of radioactive materials shall be regulated so as
to conform with Colorado Department of Health's
currently adopted "Rules and Regulations Pertain-
ing to Radiation Control".
(11) Electrical radiation: Any electrical radiation
shall not adversely affect at any point any
operations or any equipment other than those of
the creator of the radiation. Avoidance of ad-
verse effects from electrical radiation by appro-
priate single or mutual scheduling of operations
is permitted.
4. PLANNED MOBILE HOME DISTRICT (PMD):
a. Allowable Uses: The following uses hereinafter
listed shall be permitted only as specifically
designated on the approved Final Development Plan:
(1) Mobile homes which are used or intended to be
used as a single family residence upon the
premises. General sales of mobile homes
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shall not be permitted; however, sale of used
mobile homes which have been established as a
residence in the district will be permitted.
(2) Single family dwelling for park owner,
operator, and/or caretaker.
(3) Accessory uses and buildings customarily
associated with and incidental to a mobile
home park. This may include service uses,
such as a laundry, or retail sales of
convenience items where it is shown that such
service or retail use is exclusively provided
to serve the needs of the mobile home park
occupants.
b. Area and Density: The minimum site requirement
for a mobile home park site shall not be less than
ten (10) acres. Each mobile home lot shall
contain a minimum of three thousand (3,000) square
feet except lots for double wide mobile homes
where there shall be a minimum lot area of four
thousand (4,000) square feet. In no case shall
the density of a mobile home
park exceed nine (9) units per acre.
C. Height:
(1) The maximum height of mobile homes and
accessory structures is twenty (20) FEET.
(2) Permanent residence for park management or
park resident use only shall not exceed thirty-
five (35) feet in height.
d. Width of lot: The minimum width of lot for each
mobile home shall be forty (40) feet except for
lots for double wide mobile homes where there
shall be a width of fifty (50) feet. The minimum
width of lots on curved drives or cul-de-sacs
shall have an average width of not less than forty
(40) feet.
e. Setbacks: All mobile homes, recreational coaches
and accessory buildings shall be set back not less
than ten (10) feet from all perimeter property
lines, except the front or any other yard abutting
a public street shall be at least twenty (20) feet
and the yard space so formed shall be landscaped.
Greater yards or setbacks may be required where,
in the opinion of the planning commission and/or
city council, such yards or setbacks are necessary
due to the topographic conditions, grading,
drainage, and/or protections of adjacent property.
No part of any mobile home shall be located within
any yard of a required setback area.
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f. Yard requirements: Mobile homes shall be located
so that there is at least twenty-five (25) feet of
separation between any other mobile home on an
adjacent lot. Accessory structures shall be
located so that there is at least 10 feet of
separation between any other accessory structure
or mobile home on an adjacent lot. No mobile home
(including the hitch) or accessory structure shall
be located within five (5) feet from an interior
lot line, road or walk. There shall be at all
times adequate vision at intersections to preclude
obstruction to view.
g. Site and Lot Coverage: Overall lot coverage
within a mobile home park shall not exceed
seventy-five percent (75%). Additionally, lot
coverage of an individual mobile home lot shall
not exceed ninety percent (90%).
h. Landscaping: In addition to landscape areas
required under subsection e. hereof, the total
mobile home park shall be provided with at least
twenty-five percent (25%) landscape area, and each
mobile home lot shall be provided with at least
ten percent (10%) landscape area. There shall be
provided at least two (2) deciduous trees for each
mobile home lot. There shall also be provided at
the front or rear of the lots at least one (1)
evergreen tree for every three (3) lots.
All landscaping required herein shall meet the
minimum size and maintenance requirements of
Section 27.2 of this Appendix A., Zoning
Ordinance.
i. Enclosure of mobile home nark:
The following provisions are applicable,
in providing buffers between mobile home
parks and adjoining properties and abutting
public rights-of-way.
(1). A greenbelt planting strip of not
less than twenty (20) feet in width
shall be placed along the perimeter of
the park where it abuts public rights-
of-way or any other property.
The greenbelt shall be developed with a
mixture of hardy deciduous and
coniferous plant material, grass or
ground cover and maintained thereafter
in a neat and orderly manner.
(2). In addition, a continual ornamental wall
or fence six (6) feet in height above
grade, shall be erected along
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the property lines which abut other
properties and twenty (20) feet from
property abutting public rights-of-way,
so that the landscape area is between
the street and fence. Walls on right-
o£-way corners shall be constructed to
allow for line of sight on the rights-
of-way and in accord with the zoning
ordinance. Such wall shall be
landscaped with suitable materials along
both sides of such wall for the total
length of wall existing along right-of-
way. Walls used on property lines not
adjacent to streets or roads shall be
landscaped on the park side and
permitted with the approval of the
adjacent property owners. The
ornamental wall and landscape materials
shall be acceptable to the planning
commission and city council. The
remaining areas shall be landscaped and
maintained with a well-kept lawn or
other materials acceptable to the
planning and city council and shall be
continually maintained in a healthy
growing, neat and orderly condition.
j. Addressing & Internal Location System:
Mobile home parks shall be addressed to the
street from which primary access is obtained.
The entire mobile home park shall have one
address, with each lot being designated by
Unit Number" (e.g., John Q. Citizen, Unit 27,
7600 W. 29th Ave., Wheat Ridge, CO, 80033).
A location map shall be placed at all entrances
to the mobile home park, which illustrates the
internal road system, location of common
facilities and buildings, manager's office,
and each mobile home site. Each lot shall be
designated by consecutive numbers. Where there
is more than one continuous road serving the
park, the various roads should be designated as
loops (e.g., Loop A., Loop D, etc.).
k. Performance standards and requirements:
Any person desiring to enlarge, or establish a
mobile home park shall meet or exceed the design
standards as herein set forth:
(1) Access. All mobile home parks shall have
access to a collector street if directly
abutting thereon. Parks not abutting a
collector street shall show several direct
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routes to a collector street in order that
the traffic be dispersed along several
routes.
(2) Vehicle travel lanes. All roads and
driveways shall be hard surfaced and so
constructed as to handle all anticipated peak
loads, adequately drained and lighted for
safety and ease of movement of vehicles.
Minimum pavement widths shall be twenty (20)
feet for two-way roads with no on-street
parking allowed, twelve (12) feet for one-way
roads with no on-street parking allowed, and
ten (10) feet for all driveways. The mobile
home park road system should be so designed
as to prevent the use of such roads for
through traffic. The entire width of the
vehicle travel lanes shall be surfaced with
approved materials and design on a suitable
road base as approved by the city engineer.
Concrete curb and gutters shall be placed
along both sides of all roads. Types of
curbs and gutters shall reflect topographic
conditions and road design. Walkways may be
required on one or both sides of roads
providing access to park. Approval of the
design for road system, curb and gutter, and
walkways will be subject to the city
engineer's approval.
(3) Walkways. Public walks shall be provided on
the public street side of each mobile home
site. All public walks, such as from mobile
homes to service buildings and along road and
driveways, shall be at least four (4) feet in
width. Walks used in common by one (1) to
three (3) units, connecting the units to a
common area or primary walk, shall be at
least thirty (30) inches in width. Walks may
be required on only one (1) side
of drives leading to service areas.
(4) Utilities and other services.
(a.) All sanitary sewage utilities and
water facilities, including
connections provided to
individual lots, shall
meet the requirements of the
applicable water and sanitation
district operating within the city
limits of Wheat Ridge and the
Jefferson County Health Department.
(b.) The plumbing connections to each
mobile home lot shall be constructed
so that all lines are protected from
freezing, from accidental bumping or
16
from creating any type of nuisance or
health hazard.
(c.) An adequate amount of culinary water
shall be piped to each mobile home
lot.
The water distribution system shall be
acceptable to the water organization
servicing such park.
(d.) A drainage plan shall be submitted to
the City and approved by the city
engineer. Drainage facilities shall
be constructed so as to protect those
that will reside in the mobile home
park as well as the property owners
adjacent to the park.
(e.) All electric, telephone and other
lines from supply poles to each mobile
home lot shall be underground. When
meters are installed, they shall be
uniformly located.
(f.) Fuel, oil and propane gas storage and
distribution systems shall be located
designed in conformance with
applicable state and city codes, and
shall be reviewed and approved by the
fire department. When separate meters
are installed, each shall be located
in a uniform manner.
(g.) Facilities for the storage and
disposal of trash and garbage in a
sanitary manner shall be provided in
each park.
(h.) When exterior television antenna
installation is necessary, a master
antenna shall be installed and extend
to individual units by underground
lines. Such master antenna shall be
so placed as not to be a nuisance to
park residents or surrounding areas.
(i.) Yard lights, attached to standards
approved by the city shall be provided
in sufficient number and intensity to
permit the safe movement of vehicles
and pedestrians at night, and shall be
effectively located to buildings,
trees, walks, steps and ramps;
however, these yard lights shall not
cause off-site glare, and shall meet the
requirements of Section 2".3.
(j.) The erection, construction,
reconstruction, repair, relocation
and/or alteration of all permanent
buildings and structures located
17
within a park shall conform to the
requirements of the building and fire
code adopted by the City of Wheat Ridge.
(5) Pads, mats or platforms. Each mobile home
lot shall be provided with a gravel pad
acceptable to the department of public
works for each location and shall be
treated to prevent the growth of weeds, or
a concrete pad, mat or platform not less
than four (4) inches in thickness, or of
equal bearing strength if reinforced is
used.
Minimum pad dimensions for single mobile
homes shall be twelve (12) feet by fifty
(50) feet; minimum pad dimensions for
double wide mobile homes shall be twenty-
four (24) feet by fifty (50) feet. Anchor
rings shall be provided every fifteen (15)
feet in the parking pad, the design of
which shall be approved by the building
inspector.
(6) Fire extinguishing equipment. Every
mobile home park shall be equipped at all
times with fire extinguishing equipment in
good working order of such type, size and
number and be so located within the park
as to satisfy applicable regulations of
the appropriate fire district.
(7) Storage Sheds. Each mobile home lot shall
be provided with one (1) storage shed
constructed of metal or other suitable
material, which shall be uniform as to
size and location throughout the mobile
home park site. All sheds shall be
kept clean, shall be maintained in good
condition and kept painted, and shall
contain a minimum of ninety (90) cubic
feet of storage area and be a minimum of
six (6) feet in height, and shall meet
minimum setback and yard requirements as
set forth in subsections e. and f., hereof.
(8) On-site laundry. An on-site common
laundry facility shall be provided if all
mobile homes are not furnished with
individual washers and dryers.
(9) Service area enclosures. The city council
may require fencing or screen planting
around areas containing garbage, rubbish
or waste disposal or around service or
recreational areas as a condition of
approval of a mobile home park.
(10) Recreational requirements. In addition to
the minimum landscape requirements, a
18
minimum of eight (8) percent of the gross
site area shall be reserved for
recreational development. These
facilities and areas shall be designed
with trees, grass, benches, equipment,
etc., in relationship to park users.
Provision of separate adult and tot lot
recreational areas is encouraged.
(11) Mobile home skirt. All mobile homes shall
have the space between ground level and
the underside of the floor enclosed by an
opaque or solid, durable screening
material.
(12) Patios. An outdoor patio area of not less
than one hundred twenty (120) square feet
shall be provided at each mobile home lot,
conveniently located to the entrance of
the mobile home and approximately related
to open areas on the lot and other
facilities for the purpose of providing
suitable outdoor living space to
supplement the interior space of a mobile
home. A permit shall be required for any
canopy or awning used as a patio cover and
for any screened, glassed-in or otherwise
enclosed awning used as a patio cover and
for any screened, glassed-in or otherwise
enclosed awning or canopy. Any patio
cover or enclosure must meet setback and
yard requirements as set forth in subsection
e. and f. hereof.
(13) All mobile homes placed on lots or sites
within a mobile home park must meet federal
standards which are no older than five (5)
years at the time of placement.
(14) Building Permit Requirement:
(a.) It is unlawful for any person to
construct, enlarge, alter, improve or
convert any mobile home park or to
improve any lands for use as a park, or
improve any lands for use as a park, or
to cause the same to be done, or to set
or establish a mobile home within a
mobile home park unless such person
holds a valid and existing permit issued
by the building inspector or the
performance of such work. No building
permit shall be issued for any mobile
home park, or any mobile home, unless
plans for development are in full
compliance with the approved Final
19
Development Plan and other related
development codes.
(b.) Certificate of occupancy:
Upon completion of any such
mobile home park and prior
to the use thereof, and upon the placement of
a mobile home upon a lot on site within such
mobile home park, the owner or operator of
said park, or mobile home, shall obtain a
Certificate of Occupancy.
5.
PLANNED RECREATIONAL VEHICLE PARK DISTRICT (PRVD)
It is the intent of this district to provide for safe, well-
designed recreation vehicle parks as a commercial use of land,
approximately located to serve the needs of the tourist and
interstate traveler.
a. Allowable Uses: The following uses hereinafter listed
shall be permitted only as specifically designated on the
approved Final Development Plan:
(1) Recreational vehicle park which provides
facilities to accommodate tourist or itinerant
campers. Sale or storage of campers, motor homes,
etc., is not permitted upon the premises.
(2) Accessory uses and buildings customarily
associated with and incidental to a recreational
vehicle park district.
b. Area and Density: The minimum size requirement for a
recreational vehicle park shall be not less than three (3)
acres. In no case shall the density of the recreational
vehicle park exceed twenty (20) units per acre.
C. Height: Maximum 35 feet for permanent structures.
d. Perimeter Setbacks & Buffer Yards: All main
structures, recreational vehicles and accessory buildings
shall be set back not less than ten (10) feet from all
property lines, except the front or any other yard abutting
a public street shall be at least thirty (30) feet and the
yard space so formed shall be landscaped. Greater yards or
setbacks may be required where, in the opinion of the
planning commission and/or city council, such yards or
setbacks are necessary due to the topographic conditions,
grading, drainage, and/or protections of adjacent property.
No part of any recreational vehicle shall be located within
any yard of a required setback area.
Any yard which abuts property zoned residential shall be
required to provide a ten (10) foot wide landscape buffer
strip and a six (6) foot high ornamental, solid
20
wall or fence along such border. This landscape buffer
shall be developed with an acceptable mixture of ground
cover, shrubs and/or trees to provide both a visual and
a noise barrier between the recreational vehicle park
and adjacent residential properties.
e. Lot Coverage: Overall lot coverage within a
recreational vehicle park shall not exceed seventy-five
percent (75%).
f. Landscaping: In addition to the specific requirements
set forth herein, the overall minimum landscaping area
shall not be less than 25%. (See Sec. 27.2 for
additional requirements.)
g. Parking and Circulation: Parking to be determined
based upon the specific design and uses. All interior
roads shall be constructed as to handle all anticipated
peak loads, adequately drained and lighted for safety
and ease of movement of vehicles. Minimum widths shall
be twenty (20) feet for two-way roads with no on-street
parking allowed, twelve (12) feet for one-way roads
with no on-street parking allowed. The recreational
vehicle park road system shall be so designed as to
prevent the use of such roads for through traffic. The
entire width of the vehicle travel lanes shall be
surfaced with an all weather, dust-free material as
approved by the city engineer.
h. Addressing & Internal Location System:
Recreational vehicle parks shall be addressed to the
street from which primary access is obtained. The entire
park shall have one address, with each site being designated
by unit number.
A location map shall be placed at all entrances to the
park, which illustrates the internal road system,
location of common facilities and buildings, manager's
office, and each recreational vehicle site. Each lot
shall be designated by consecutive numbers. Where
there is more than one continuous road serving the
park, the various roads should be designated as loops
(e.g., Loop A., Loop D, etc.).
i. Fences and Walls: As specifically detailed on an
approved Final Development Plan; otherwise, follow
requirements of Section 27.M.
j. Signaae: As specifically detailed on the approved
Final Development Plan; otherwise, follow requirements of
Wheat Ridge Code of Laws, Chapter 19A. Signs.
21
k. Utilities: All water and sewer service and connections
shall be designed and constructed so that they are
protected from freezing, from accidental bumping, or
from creating any type of nuisance or health hazard.
All water and sewer systems shall be reviewed and
approved by the District which will serve the park, and
are subject to review and inspection by the Jefferson
County Health Department.
All electric supply lines to each recreational vehicle
site shall be underground.
1. Area Lights: Each park shall be designed to provide
adequate lighting for pedestrians and vehicles within
the park; however, the lights shall be designed so as
to eliminate off-site glare, and shall meet the
requirements of Section 27.S.
M. Recreational requirements: In addition to the minimum
landscape requirements, a minimum of eight (8) percent
of the gross site area shall be reserved for
recreational development. These facilities and areas
shall be designed with trees, grass, benches,
equipment, etc., in relationship to park users.
Provision of separate adult and tot lot recreational
areas is encouraged.
n. Building Fire and Other Codes:
(1) It is unlawful for any person to construct,
enlarge, alter, improve or convert any recreational
vehicle park or structures within such a park, or to
improve any lands for use as a park, or to cause the
same to be done, unless such person holds a valid and
existing permit issued by the building inspector for
the performance of such work. No building permit shall
be issued for any recreational vehicle park unless
plans for development are in full compliance with the
approved Final Development, and applicable building,
fire, health, or other related development codes.
(2) Certificate of occupancy. Upon completion of any
such recreational vehicle park and prior to the use
thereof, the owner or operator of said park shall
obtain a certificate of occupancy.
o. Business License Required
Recreational vehicle parks are business establishments,
and therefore must obtain and maintain a valid business
license, and shall collect and pay sales, use, lodger
and other taxes as may otherwise be required by law.
22
6. Planned Hospital District (PHD)
a. Allowable Uses: The following uses hereinafter listed
shall be permitted only as specifically designated on the
approved Final Development Plan:
(1). Public and private general hospital
(2). Hospitals or sanitariums for contagious diseases,
or the mentally disturbed or handicapped.
(3). Homes for the aged, nursing homes, congregate care
homes, hospice, or similar residential facilities
which are accessory to a hospital or sanitarium
principal use.
(4). Accessory uses and structures customarily associated
with the permitted uses as shown on the approved
Final Development Plan.
b. Area: Each Planned Hospital District shall be a minimum
of 5 acres, except as provided under subsection
6.e.(1) hereof.
C. Lot Width: 200 feet minimum.
d. Setback Requirements:
(1). Front: 50 feet minimum.
(2). Side: 25 feet minimum plus 10 feet for each story.
The intent is to provide a minimum 25 foot landscape
buffer adjacent to residential zoned property.
(3). Rear: 25 feet minimum, plus 10 feet for each story.
The intent is to provide a minimum 25 foot landscape
buffer adjacent to residential zoned property.
e. Height:
(1). Hospital buildings: 50 feet maximum, except as
follows:
a. 65 feet where the lot on which the building is to
be constructed is at least 50 acres in size.
b. Additions attached to existing hospitals may be
built to a height not to exceed the height of the
existing building.
(2). Offices: 50 feet maximum.
(3). Residential: 35 feet maximum.
(4). Accessory: 35 feet maximum.
f. Lot Coveraae: 75% maximum overall site coverage.
g. Residential Density: No residential development,
excluding nursing homes or intermediate nursing care
facilities, shall exceed 21 dwelling units per acre.
h. Landscaping:
(1) Minimum •25% overall site requirement.
(2) 25 foot landscape buffer required along property
lines adjacent to residential zoned property.
(3) Unless otherwise specifically provided for on the
approved plan, all landscaping shall meet the
requirements set forth in Section 27.2. Landscaping.
i. Parking: based upon specific uses. (See Sec. 27.1)
j. Fences and Walls: as specifically detailed on an approved
Final Development Plan, otherwise foj ,,w requirements of
Sec. 27.M.
23
k. Sicnaae: as specifically detailed on an approved Final
Development Plan, otherwise follow requirements of
Wheat Ridge Code of Laws, Chapter 19.A.
V. APPLICATION FOR PLANNED DEVELOPMENTS.
All applications for approval of a Planned Development,
redevelopment, alteration, or addition shall be filed with
the Department of Planning and Development. There are three
(3) basic steps to the development approval process prior to
issuance of a building permit. The three basic steps are: (1)
Rezoning, (2) Site Plan and Platting Approval, and (3) Build-
ing Plan Approval. These regulations deal only with the
rezoning and site plan requirements. Platting or subdivision
is regulated by the Subdivision Regulations, Wheat Ridge Code
of Laws, Appendix C. Building plan approval is regulated by
the rules and regulations of the Building Inspection Division
in accordance with the Uniform Building Code, and Chapter 5
of the Wheat Ridge Code of Laws.
There are requirements for an Outline Development Plan, a
Preliminary Development Plan, and for a Final Development
Plan, and in certain cases, Subdivision approval. These
plans may be submitted for review and approval either sepa-
rately (Regular Procedures) or combined (Expedited Procedures)
as described below.
A. EXPEDITED REVIEW PROCEDURE:
1. Development Plans
There are several discretionary options available to an
applicant depending on the size and complexity of the
proposed development, and on the confidence an applicant
has that his plan is viable, as well as acceptable to the
City.
The Outline Development Plan may be submitted for consider-
ation by itself, or it may be combined with a Preliminary
Development Plan, and/or Final Development Plan. When the
Outline Development Plan is combined with Preliminary
and/or Final Plans, the plan shall be so designated, and
all informational requirements of the combined plans shall
be met. All the plans may be merged onto a single com-
bined plan which contains all the required information in a
legible form.
2. Subdivision/Platting
Subdivision or plat review may be carried out simultaneous-
ly with the review of development plans required herein.
All requirements of the Subdivision Regulations for a
24
Preliminary and Final Plat, in addition to those of Prelim-
inary and Final Development Plan, must be satisfied if
there are any parcel divisions created, or if there are any
dedications for streets, easements or other public purpos-
es, or if a previously approved subdivision is amended in
any way by the proposed development. In cases where subdi-
vision requirements are to be met simultaneous with devel-
opment plan review, the applicant may submit separate
sheet(s) in addition to the subject Development Plan or the
required platting information may be included on the same
sheet(s) as the Development Plan so long as the title of
the sheet(s) indicate that they are both a Development
Plan and Plat.
B. REGULAR REVIEW PROCEDURES
1. OUTLINE DEVELOPMENT PLAN
a. SUBMITTAL REQUIREMENTS.
(1) An applicant shall submit an Outline Development
Plan for approval of a change of zone to a
Planned Development District. The Outline
Development Plan is the zoning and general concept
step. It provides generalized graphic and written
information on layout, tentative uses, and intended
character of the development. Since minimal
engineering detail is required, this step provides
the lowest cost option for an applicant to gain
approval of a change of zone and approval of
general development and use concept.
The change of zone to Planned Development and the
Outline Development Plan shall be reviewed by
Planning and Development staff and other affected
departments and agencies, prior to being set for
public hearings before Planning Commission and City
Council. For the purpose of these review steps,
there will be three (3) different submittals of the
Outline Development Plan:
First Submittal - 17 copies of the Outline Development Plan
for staff and agency review.
Second Submittal - 15 copies of the Outline Development
Plan for Planning Commission Public Hearing.
Third Submittal - 15 copies of the Outline Development Plan
for City Council Public Hearing.
(2) The maps which are a part of the Outline Development
Plan may be in general schematic form and shall
contain the following minimum information:
25
(a) Ownership/Unified Control Statement.
A list of all existing owners of real property
included within the proposed Planned Development
District, and a written statement which describes
anticipated future ownership character (i.e.
single ownership, partnership, condominium,
etc.), and which indicates proposed manner of
maintaining UNIFIED CONTROL throughout the
planning, development, use, operation and
continued maintenance of the Planned Development.
(b) Character of Development.
A written description of the general character of
the development and of the objectives to be
achieved by the particular development concept
being proposed. This statement shall include, but
not be limited to, the manner in which the
proposed development meets or exceeds the intent
of the Planned Development District as stipulated
in Section II hereof; the proposed architectural
and site design concepts including style, siting
of structures to maximize views and to take
advantage of the site's natural characteristics,
building materials (type, textures and colors);
specific concepts by which the proposed
development will make an orderly transition from
existing adjacent development including varied
setbacks and facade treatment, additional open
space, screening of parking areas, architectural
compatibility, and density; and specific concepts
for the use and landscaping of all public and
private open spaces, including recreational
facilities. It is the intent of this requirement
that the applicant provide a clear, concise
statement for the reviewing authorities to better
understand the proposed development concept and
upon which their decision regarding the proposal
can be based.
(c) The existing topographic character of the land at a
contour interval not larger than five (5) feet.
(d) General indication of areas to be landscaped.
(e) Property boundaries as per accompanying legal descrip-
tion.
(f) Existing and proposed lot lines, easements and rights-
of-way on and adjacent to the site.
(g) Adjacent zoning, land use, streets, streams, etc.
26
(h) Location of all existing and proposed streets within
the site and ingress/egress points.
(i) Approximate location and extent of major use areas.
(j) Any significant landscape or land use features which
may influence development.
(k) Scale (no less than one inch = 100 feet) and north
arrow.
(1) Small scale location map as an inset which shows the
subject property centered within a quarter mile radi-
us.
(m) Proposed name of the Planned Development.
(n) A general indication of the expected utilization, of
the land and a list of possible uses to be included in
the development.
(o) Legal description (metes and bounds) of total site,
including area.
(p) Surveyor's Certification.
(q) Project data for the entire site, and including by
phase, building area and percent, paved area and
percent, landscape area and percent, etc.
(r) Development time schedule by phase (see Section VII.
for limitations).
(3) The Outline Development Plan shall be recorded with the
Jefferson County Clerk and Recorder and therefore must
meet
their basic requirements for recordation.
The following certifications, in addition to the required
Surveyor's Certificate, shall also be placed upon the
Outline Development Plan:
OWNER'S CERTIFICATION
The below signed owner(s), or legally designated agent(s)
thereof, do hereby agree that the pic~perty legally de-
scribed hereon, will be developed as a Planned Development
in accordance with the uses, restrictions, and conditions
contained in this plan, and as may otherwise be required by
law. I (we) further recognize that the approval of rezon-
ing to Planned Development, and approval of this Outline
Development Plan does not create a vested property right.
Vested property rights may only arise and accrue pursuant
27
to the provisions of Section 26 of Appendix A of the Code
of Laws of the City of Wheat Ridge.
Signature of Owner(s) or Agent(s)
NOTARY PUBLIC
Subscribed and sworn to before me this day of
19 .
Witness my hand and official seal.
My commission expires
PLANNING COMMISSION CERTIFICATION
Approved this day of
Ridge Planning Commission.
19_, by the Wheat
Chairman
PLANNING AND DEVELOPMENT DIRECTOR
CITY COUNCIL CERTIFICATION
Approved this day of
Ridge City Council.
CITY SEAL
ATTEST:
19_, by the Wheat
Mayor
City Clerk
COUNTY CLERK AND RECORDERS CERTIFICATE
This document accepted for filing in the office of the
County Clerk and Recorder of Jefferson County at Golden,
Colorado, on the day of A.D. 19_, in Book
Page , Reception
Jefferson County Clerk and Recorder
By:
Deputy
(4) Accompanying the application, the following is required:
(a) Fee: $250.00; covers rezoning and Outline Plan, or
Combined Plan review. Additional plans submitted
NOTARY
SEAL
28
later for review (preliminary, final, or plan
amendment) shall be charged $100.00 each process.
(b) Evidence that the required Neighborhood Referral
meeting has occurred (See Section 26.F.1.)
(c) Complete and notarized application.
(d) Proof of ownership, such as copies of deeds or title
commitment.
(e) Power of Attorney from owner(s) where an agent acts
on behalf of the owner(s).
(f) Names and address of all adjacent property owners,
including property across abutting streets.
(g) Names, addresses, telephone numbers of architects
and engineers associated with the preparation of the
plans.
(5) Additional information may be required, including but not
limited to, geological stability report, traffic impact
report, flood plain impact report, or general
environmental impact report.
b. REVIEW PROCEDURES
(1) Staff Review:
Upon filing of an application and other required docu-
ments, Planning and Development Staff will refer copies
of the plans to affected departments and agencies for
review. All comments shall be forwarded to the appli-
cant so that necessary revisions may be made by the
applicant prior to scheduling the application before
Planning Commission. Once Staff is assured that all
required documents and revisions thereto have been
received, NOTICE OF PUBLIC HEARING shall occur in
accordance with requirements set forth in Section 26.F.
(2) Planning Commission Hearing:
Planning Commission shall hold a public hearing and
within 90 days of the public hearing date, exclusive of
time requested by the applicant for continuances, shall
adopt a resolution which recommends to City Council
approval, approval with modifications, or denial, and
such resolution shall state the reasons for such recom-
mendations.
(3) City Council Hearing:
Upon receipt of the Planning Commission's resolution,
the City Clerk shall schedule a public hearing before
City Council and cause public notice as required by
Section 26.F. City Council shall hold a publir- hearing
and within 90 days of the public hearing, exclusive of
time requested by the applicant for continuances,
shall approve, approve with modifications, or deny the
application. City Council shall hold a public hearing
and within ninety (90) days of the public hearing,
exclusive of time requested by the applicant for
29
continuances, shall approve, approve with conditions or
modifications, or deny the application.
c. RECORDATION:
All approved outline Development Plans shall be recorded
with the Jefferson County Clerk and Recorder. Such Plans,
and associated recording fees, shall be submitted to Plan-
ning and Development Department within 30 days of Council's
final action. Should a recordable approved Outline Devel-
opment Plan not be provided to staff within 60 days of
Council's final action, Staff shall schedule a public
hearing before City Council, and City Council shall recon-
sider the previous approval.
2. PRELIMINARY DEVELOPMENT PLAN (AND PRELIMINARY PLAT)
a. SUBMITTAL REQUIREMENTS:
(1)An application for approval of a Preliminary Development
Plan is required only for a multi-phased project where a
Final Development Plan is, or will be submitted for only a
portion of the area included within a Planned Development
District. It permits the consideration of the platting
details for the entire site as they relate to lots,
streets, access, drainage, utilities, easements and other
public (or common) improvements or needs. This step re-
quires detailed preliminary plat information, but does not
require the detailed site development information required
with a Final Development Plan. The Preliminary Develop-
ment Plan shall be consistent with the Approved Outline
Development Plan.
The Preliminary Development Plan (and Plat) shall be re-
viewed by Planning and Development staff and other affected
departments and agencies, prior to being set for public
hearing before Planning Commission. For the purpose of
these review steps, there will be two (2) different submit-
tals of the Preliminary Development Plan (and Plat), ex-
cept where an appeal of a Planning commission decision to
City Council occurs.
First Submittal 17 copies of the Preliminary Development
Plan (and Plat) for staff and review agencies.
Second Submittal 15 copies of the Preliminary Development
Plan (and Plat), for Planning Commission Public Hearing.
30
Third Submittal (optional) 15 copies of the Preliminary
Development Plan (and Plat), for City Council appeal hear-
ing.
(2) Accompanying the application, the following is required:
(a) Fee: $100
(b) Complete and notarized application.
(c) Proof of ownership such as copies of deeds or title
commitment.
(d) Power of Attorney from owner(s) where an agent acts on
behalf of the owner(s).
(e) Names and address of all adjacent property owners,
including property across abutting streets.
(f) Names, addresses and telephone numbers of owner,
licensed surveyor, licensed engineer and designer of
plat.
(g) Agreements, provisions, condominium declarations,
covenants, etc. which govern the development, use,
maintenance and continued protection for the planned
development and any of its common areas or facilities.
It is specifically required that UNIFORM CONTROL be
demonstrated.
(3) The Preliminary Development Plan (and Plat) shall be drawn at
a scale of not less than one (1) inch to one hundred (100)
feet and containing the following:
(a) Name of Proposed Plan (and Plat), date of preparation,
scale and north arrow.
(b) Legal description and area of entire parcel included
within the Planned Development District.
(c) Small scale location map with zoning of adjacent
surrounding properties.
(d) Location of all existing and proposed lot lincc and
numbering of lots and blocks. Where a Plat or
subdivision approval is proposed simultaneously with
Development Plan review, the requirements of the Subdi-
vision regulations for a Preliminary Plat must be met.
(Wheat Ridge Code of Laws, Appendix C, Section 3.B.2.).
(e) Location of all existing and proposed public and pri-
vate rights-of-way and easement lines located on and
adjacent to the property which are proposed to be continued,
created, relocated or abandoned.
(f) Existing grade and proposed finish grade of the site
shown by contours with intervals not larger than two (2)
feet.
31
(g) The approximate location of every existing and pro-
posed structure or building envelope in the described
parcel, the expected use or uses to be contained therein,
the number of dwelling units (if applicable) and the maxi-
mum gross floor area.
(h) Location, dimension and elevations of all existing and
proposed streets, sidewalks, curbs, gutters, alleys,
easements, drainage areas, irrigation ditches, lakes or
ponds, and other significant features within or adjacent to
the tract to be subdivided or developed.
(i) Quantitative tabulations and percentages for building
coverages, total lot coverage, parking areas, landscaped
areas, open areas, etc.
(j) Locations of all proposed curb cuts, parking areas and
loading areas.
(k) Location of all proposed walks, malls and other open
area as they may relate to the entire site.
(1) All existing and proposed water and sewer lines and
their source of supply and all electric lines and their
maximum capacity.
(m) A drainage plan of the entire site. The approximate
volume of water generated by expected development and
the proposed method of disposing of said water.
(n) All irrigation ditches shall be located and
with name of ditch company or owner(s),
address(es) of the appropriate contact.
changes to irrigation ditches must be i
letter from the ditch owner(s) approving
must be submitted.
labeled
and name(s) and
Any proposed
ndicated, and a
of such changes
(o) Geological stability information when requested by the
City.
(p) Designation of the 100-year flood plain and/or wetlands
where applicable.
(q) Development schedule by phase which indicates expected time
of beginning and ending of construction. Where improvements
will be needed outside of an area for which a Final
Development Plan is, or is proposed to be approved in order
for that area to properly function, a detailed phasing
schedule and Design plans shall be required for those
improvements. (e.g. storm drainage facilities located
within the Planned Development District, but outside of the
area proposed for final Development Plan approval). All
temporary or interim facilities shall be so designated, and
32
design specifications provided therefore. (See Section
VII. for limitations).
b. REVIEW PROCEDURES:
(1) Staff Review:
Upon filing of an application and other required documents,
Planning and Development Staff shall refer copies of the
plans to affected departments and agencies for review. All
comments shall be forwarded to the applicant so that
necessary revisions may be made by the applicant prior to
scheduling the application before Planning Commission. Once
Staff is assured that all required documents and revisions,
thereto have been received, NOTICE OF PUBLIC HEARING shall
occur in accordance with requirements set forth in Section
26.F.
(2) Planning Commission Hearing:
Planning Commission shall hold a public hearing and within
90 days of the public hearing date, exclusive of time
requested by the applicant for continuances, shall adopt a
resolution which approves, approves with modifications, or
denies the Preliminary Development Plans (and Plat) and such
resolution shall state the reasons for action. Any
applicant may appeal a decision of Planning Commission to
City Council, however such appeal must be filed with the
City Clerk within ten (10) working days of that decision.
(3) City Council Hearing:
Upon receipt of a petition of appeal, the City Clerk shall
schedule a public hearing before City council and cause
public notice as required by Section 26.F. City Council
shall hold a public hearing and within 90 days of the public
hearing, exclusive of time requested by the applicant for
continuances, shall approve, approve with modifications, or
deny the application. City Council shall hold a public
hearing and within ninety (90) days of the public hearing,
exclusive of time requested by the applicant for
continuances, shall approve, approve with conditions or
modifications, or deny the application.
3. FINAL DEVELOPMENT PLAN (AND FINAL PLAT).
a. SUBMITTAL REQUIREMENTS
(1) The Final Development Plan (and Plat) provides the final
engineering, platting, and site design details for final
approval of one or more phases of a proposed development.
This is the final development plan and platting step and
culminates all of the requirements prior to submittal of
building plans. The Final Development Plan (and Plat) shall be
reviewed pursuant to the requirements of Section 20(V)(B) (1)
hereof.
33
(2) Accompanying the application, the following is required:
(a) Fee: $100.00;
(b) Complete and notarized application.
(c) Proof of ownership, such as copies of deeds or title
commitment.
(d) Power of Attorney from owner(s) where an agent acts
on behalf of the owner(s).
(e) Names and address of all adjacent property owners,
including property across abutting streets.
(f) Names, addresses and telephone numbers of architects
and engineers associated with preparation of the
plans and plat.
(g) Copies of proposed agreements, provisions,
covenants, condominium declarations, etc. which
govern the use, maintenance and continued protection
of the planned development and any of its common
areas and facilities, and which will guarantee
UNIFIED CONTROL.
(h) Additional information may be required, including
but not limited to, geological stability report,
traffic impact report, flood plain impact report, or
general environmental impact report.
(3) Form and content of the Final Development Plan.
The Final Development Plan (and Plat) shall be consistent
with the approved Outline and Preliminary Development Plans
(if applicable). The Final Development Plan (and Plat) shall
be drawn at a scale of no less than one (1) inch to one
hundred (100) feet and contain the following:
(a) The requirements of both this section as well as the Subdi-
vision Regulations for a Final Plat must be met. If a
Preliminary Development Plan has not previously been ap-
proved, the requirements of the Subdivision Regulations for
a Preliminary Plat must be met.
(b) Legal description of the entire Planned Development,
and if the Final Development Plan is for only a portion of
the site, a legal description of that portion of the site
included within the Final Development Plan.
(c) Location, extent, type, and surfacing materials of all
proposed walks, malls, paved areas, turfing and other
areas not to be covered by buildings or structures.
(d) Location, size, type, height and orientation of all
signs. Signs not specifically approved as part of a Final
Development Plan shall not be permitted.
(e) A landscape plan which provides location, type, size and
quantities of all existing (to remain) and proposed plant
material and other landscape features and uaterials.
34
Common and botanical names of all plant materials shall be
indicated. Location and type of irrigation system shall
be indicated. All landscaping shall meet the requirements
of this section as well as Section 27.2.
(f) Location, extent, types of materials and height of all walls
and fences.
(g) Exterior lighting devices; type, height, location and
orientation.
(h) Location, extent, maximum height, number of floors and total
floor area of all buildings and structures.
(i) Total number of dwelling units and typical floor plans for
residential projects.
(j) Elevations and perspective drawings of all proposed
structures and improvements indicating architectural style
and building materials. The drawings need not be the result
of final architectural design but of sufficient detail to
permit evaluation of the proposed structure(s).
(k) Off-street parking and loading plan which indicates the
size, location, and number of parking and loading spaces and
which shows the proposed circulation of vehicles and
pedestrians within the Planned Development and to and from
existing or proposed public thoroughfares. Any special
engineering features and traffic regulation devices needed
to facilitate and insure the safety of this circulation
pattern including fire lanes must be shown.
(1) Indication of all proposed uses
structures and open areas. Outside
areas must be indicated if proposed
proposed temporary or interim uses
buildings prior to development in
approved Final Development Plan.
for all buildings,
storage and display
Description of any
of land or existing
accordance with the
(m) A development schedule indicating the approximate date on
which construction of the project can be expected to begin
and approximate dates when construction will be completed.
If multi-phased project, indicate times for each phase.(See
Section VII. for limitations)
(n) The Final Development Plan (and Plat) shall be recorded
with the Jefferson County Clerk and Recorder and therefore
must meet their basic requirements for recordation.
The following certifications, and
required Surveyor's Certificate,
Final Development Plan (and Plat):
approvals in addition to the
shall also be placed upon the
35
OWNER'S CERTIFICATION
The below signed owner(s), or legally designated agent(s)
thereof, do hereby agree that the property legally described
hereon, will be developed as a Planned Development in accordance
with the uses, restrictions, and conditions contained in this
plan, and as may otherwise be required by law. I (we) further
recognize that the approval of Final Development Plan (and
Plat) does not create a vested property right. Vested property
rights may only arise and accrue pursuant to the provisions of
Section 26 of Appendix A of the Code of Laws of the City of
Wheat Ridge.
Signature of Owner(s) or Agent(s)
NOTARY PUBLIC
Subscribed and sworn to before me this
19 .
Witness my hand and official seal.
My commission expires
day of
NOTARY
SEAL
PLANNING COMMISSION CERTIFICATION
Approved this day of
Planning Commission.
19_, by the Wheat Ridge
Chairman
PLANNING AND DEVELOPMENT DIRECTOR
CITY COUNCIL CERTIFICATION
Approved this day of
City Council.
, 19_, by the Wheat Ridge
CITY SEAL Mayor
ATTEST:
City Clerk
COUNTY CLERK AND RECORDERS CERTIFICATE
This document accepted for filing in
Clerk and Recorder of Jefferson County
the day of A.D. 19
Reception
the office of the County
at Golden, Colorado, on
in Book Page ,
36
Jefferson County Clerk and Recorder
By:
Deputy
In addition to the above Certifications and required Land
Surveyor's Certificate, the following APPROVAL signature blocks
shall be placed upon Plats and Subdivisions.
Public Service Company of Colorado
Mountain States Telephone and Telegraph
City of Wheat Ridge, Director of Public Works
City of Wheat Ridge, Director of Parks and Recreation
b. REVIEW PROCEDURES
(1) Staff Review:
Upon filing of an application and other required documents,
Planning and Development Staff will refer copies of the
plans to affected departments and agencies for review. All
comments shall be forwarded to the applicant so that
necessary revisions may be made by the applicant prior to
scheduling the application before Planning Commission. Once
Staff is assured that all required documents and revisions,
thereto have been received, NOTICE OF PUBLIC HEARING shall
occur in accordance with requirements set forth in Section
26.F.
(2) Planning Commission Hearing:
Planning Commission shall hold a public hearing and within
90 days of the public hearing date, exclusive of time
requested by the applicant for continuances, shill adopt a
resolution which recommends to City Council approval,
approval with modifications, or denial and such resolution
shall state the reasons for action.
(3) City Council Hearing:
Upon receipt of the Planning Commission's resolution, the
City Clerk shall schedule a public hearing before City
Council and cause public notice as required by Section 26.F.
City Council shall hold a public hearing and within 90 days
of the public hearing, exclusive of time requested by the
applicant for continuances, shall approve, approve with
modifications, or deny the application. City Council shall
hold a public hearing and within ninety (90) days of the
public hearing, exclusive of time requested by the applicant
37
for continuances, shall approve, approve with conditions or
modifications, or deny the application.
C. RECORDATION:
All approved Final Development Plans (and Plats) shall be
recorded with the Jefferson County Clerk and Recorder. Such
Plans, and associated recording fees, shall be submitted to
Planning and Development Staff within 30 days of Council's final
action. Should a recordable approved Final Development (and
Plat) not be provided to Staff within 60 days of Council's final
action, Staff shall schedule a public hearing before City
Council, and City Council shall reconsider their previous
approval.
VI. INTERPRETATION OF ERRORS AND OMISSIONS:
Detailed specifications and standards which should have been
specifically set forth by an approved Final Development Plan, but
which were found subsequent to approval to have been omitted, may
be interpreted by the Zoning Administrator to be those
specifications and standards set forth in the Wheat Ridge Zone
District in which the approved uses contained within the Final
Development Plan would be permitted. In the event the approved
uses are in fact permitted in more than one other zone district,
the Zoning Administrator is hereby authorized to determine, based
upon the overall intent of the underlying districts, to determine
the appropriate zone district's standards which shall be applied.
The owner of any property who/which feels aggrieved by such
determination by the Zoning Administrator shall be entitled to
appeal said determination pursuant to the provisions of Section
26(D)(4) of this Zoning Ordinance.
VII. CONSTRUCTION:
A. All construction shall be in accordance with the approved and
recorded Final Development Plan and shall be completed within
the time limitations as stipulated on the Final Development Plan
unless an extension of such time limit is approved by the
Director of Planning and Development.
B. Upon expiration of such established time limitation or extension
thereof, the Planning and Development Director shall notify City
Council of the status of the Planned Development. Failure to
complete construction by the termination of the initial time
limitation, or such extension of time as may have been granted
the owner, shall be cause for action by City Council to consider
reclassification and rezoning of said site to a more
restrictive zone classification or classifications.
VIII. BINDING UPON SUCCESSORS AND ASSIGNS
All approved development plans shall be binding upon the owner(s),
their successors and assigns and shall limit the development to all
38
conditions and limitations established in such plans, and as may be
contained in separately recorded agreements, covenants, condominium
declarations, etc. which were approved by City Council as part of a
Planned Development approval.
IX
AMENDMENTS TO DEVELOPMENT PLANS:
A. The procedures and requirements for amending an approved
development Plan (Outline, Preliminary, or Final) shall be
the same as prescribed for original approval, except as
provided for under Subsection B. Administrative Amendments.
All applications for amendment must be approved in writing by
all owners of real property contained within the area
originally approved by the Outline Development Plan, unless
specific alternative provisions have been approved by City
Council as part of the UNIFIED CONTROL AGREEMENT.
B. ADMINISTRATIVE AMENDMENTS:
Based upon showing of necessity therefore, minor changes in
the locations of structures and their accessory uses,
fences, parking areas, landscaping, and other site improve-
ments may be permitted as an "Administrative Amendment" by
the Director of Planning and Development, if such changes
will not cause any of the following circumstances to occur:
1. Change in the character of the development.
2. Increase in the intensity (or density) of use.
3. Increase of the problems of circulations, safety and
utilities.
4. Increase of the external effects on the adjacent
properties.
5. Increase in maximum building height.
6. Reduction in the originally approved setbacks from
perimeter property lines.
7. Reduction in landscape area of total site, or
relocation of landscape areas which are required as
buffer yards or establish project character.
8. Increase in the gross floor area of structures beyond
the authorized maximum allowed with the approved Planned
Development.
C. Any changes or revisions of a Final Development Plan which
are approved, either administratively or by Council action, must
be recorded with the Jefferson County Recorder as amendments to
the original recorded Development Plan.
39
X. TEMPORARY USE PROVISION
Subsequent to rezoning to a Planned Development District and
approval of a Final Development Plan, but prior to development and
use of a parcel in accordance with the approved plan, the property
may continue to be used in accordance with the previous zoning or
for cultivation of agricultural products, or the raising and
keeping of livestock, as would be permitted in any Residential
district, provided however that no new permanent structures or
additions to existing structures will be permitted.
Section 3.
Any property zoned Hospital-One (H-1) or Hospital-Two (H-2) on the
effective date of this ordinance shall be subject to the rights and
requirements of the Hospital-One district regulations, if zoned H-
1, or Hospital-Two district regulations, if zoned H-2, which were
in effect at the time of adoption of this ordinance, until such
property is rezoned to Planned Hospital District (PHD) or another
zone category.
SECTION 4. Safety Clause. The City Council hereby finds, determines,
and declares that this ordinance is promulgated under the general
police power of the City of Wheat Ridge, that it is promulgated for
the health, safety, and welfare of the public, and that this ordinance
is necessary for the preservation of health and safety and for the
protection of public convenience and welfare. The City Council
further determines that the ordinance bears a rational relation to
the proper legislative object sought to be attained.
SECTION 5. Severability. If any clause, sentence, paragraph, or part
of this ordinance or the application thereof to any person or
circumstances shall for any reason be adjudged by a court of competent
jurisdiction invalid, such judgment shall not affect application to
other persons or circumstances.
SECTION 6. Supersession Clause. If any provision, requirement or
standard established by this Ordinance is found to conflict with
similar provisions, requirements or standards found elsewhere in the
Code of Laws of the City of Wheat Ridge, which are in existence as of
the date of adoption of this Ordinance, the provisions, requirements
and standards herein shall supersede and prevail.
SECTION 7. This ordinance shall take effect one (1) day after final
publication.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of
_ 8 to 0 on this 14th day of August , 1989, ordered pub-
lished in full in a newspaper of general circulation in the City of
Wheat Ridge and Public Hearing and consideration on final passage set
for September 25 , 1989, at 7:30 o'clock p.m., in the Council
Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado.
40
READ, ADOPTED, AND ORDERED PUBLISHED on second and final reading
by a vote of 8 to 0 this 25th day of Septembe; 1989.
SIGNED by the Mayor on this 26th day of September , 1989.
ATTEST:
Wanda Sang, City
1st Publication:
2nd Publication:
Wheat Ridge Sent
Effective Date:
ldr/ord/pd/hosp
{a
Clerk
August 17, 1989
September 28, 1989
inel:
September 29, 1989
kjy .x-- ✓
Dan Wilde, Mayor
APPROVED AS TO FORM BY
OFFICE OF,-;CITY ATTORNEY:
r'
John E. Ha s.~
10-02-89
41