Planned Developments
What is a planned development?
A planned development is a type of zone district, and many properties in Wheat Ridge are part of a planned development zone district. There are five (5) types of planned development districts:
- Planned Residential Development (PRD)
- Planned Commercial Development (PCD)
- Planned Industrial Development (PID)
- Planned Hospital Development (PHD)
- Planned Mixed Use Development (PMUD)
A planned development is essentially a property specific zoning document. Each planned development has its own list of permitted uses and development standards that apply to that specific property and run with the land.
Why use a planned development?
Historically in Wheat Ridge, all zone changes for commercial or industrial uses were required to be planned developments, which explains why there are so many properties zoned PCD and PID (there are approximately 70 PCDs and PIDs). The City Code also requires that all residential zone changes for properties over 1 acre in size are required to be zoned to a planned development. The benefit to this requirement is that through a PRD, the City has the ability to control architectural design and require higher quality design, which would not be the case under a straight residential zone district (the City does not have architectural design standards for single-unit and duplex homes in R-1, R-2, R-3, etc). Many homes built since the 1980s in Wheat Ridge are within PRDs.No zoning code is a one-size-fits-all solution, so a planned development is also an appropriate option for an unusually shaped lot, a property with unique topography and/or access challenges, or a project with an innovative or unique development proposal.
What’s the purpose of a planned development?
The Code explicitly states that a planned developments may not be used to circumvent the spirit and intent of the zoning code; this means a planned development must still meet the overall intent of the zoning code (Section 26-102) which is to encourage high quality design, logical growth, and appropriate use of land. The purpose of a planned development, as stated in the Code, is specifically to “permit the establishment of well-designed, innovative developments which may not be feasible under a standard zone district, but 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 maintenance, while at the same time allowing flexibility and diversity” (Section 26.301.C).
What is the zone change process for a planned development?
Unlike a traditional zone change, there are two distinct steps in establishing a planned development. Step one is approval of an Outline Development Plan (ODP) that establishes the planned development zoning designation, permitted uses, underlying development parameters, and general design concepts. Step two is approval of a Specific Development Plan (SDP) to provide specific site plans, building elevations, and civil documents. The SDP and ODP are both approved at public hearings.The details in the ODP and SDP mean that each planned development has its own “rule book” in terms of how the land can be used and what development can look like. Planned developments are often very specific, so the owner, the City, and the public know exactly what a project will look like. ODP’s contain specific use allowances, density limitations, and development standards (similar to the City’s straight zone districts) that must be complied with even if ownership or designs change.
Does a planned development run with the land?
Yes, a planned development is property specific, recorded with the County, and runs with the land in perpetuity unless and until it is updated or amended.
How is a planned development amended?
Zoning standards (such as permitted uses, height, setbacks, density, parking ratios, landscape coverage, or the overall character of the development) cannot be changed without going through a zone change process. This means if zoning standards are proposed to be changed, a neighborhood meeting and two public hearings would be required again.Changes in the design that still meet the zoning standards may be reviewed by the Planning Commission or staff, depending on the scope of the change as outlined in Section 26-307 (amendments to development plans).
Learn More
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There are two distinct steps in establishing a planned development:
Step 1. Approval of an outline development plan (ODP) that establishes the planned development zoning designation, permitted uses, underlying development parameters, and general design concepts; and
Step 2. Approval of a specific development plan (SDP) to provide specific site plans, building elevations, and civil documents.
The SDP and ODP are both approved at public hearings; however, applicants have two options for review, including concurrent and subsequent submittal of the ODP and SDP.
Option 1: An applicant may concurrently submit an outline development plan and a specific development plan to seek approval of a zone change and approval of specific site layout and architectural design. A neighborhood meeting is required for the zone change (ODP) component. Both documents are approved by city council, but the zone change (ODP) is approved by ordinance; the SDP is approved by resolution.
Option 2: The two-step process includes two subsequent applications. First the outline development plan is approved to establish the planned development zoning designation, and then a specific development plan is reviewed to establish site layout and architecture. Under this two-step procedure, only the ODP application requires a neighborhood meeting; it is processed as a zone change to a planned development district, and the ODP is approved by ordinance by city council. In the second step, the SDP is approved by resolution by planning commission.
If platting is required, subdivision or plat review may be carried out simultaneously with the review of the specific development plan.
Pre-Application Meeting
Prior to application for a planned development, the applicant will need to schedule a pre-application meeting. Staff has initiated this meeting as a means of reviewing the proposal and to provide input on the amendment process and requirements. There is a $200 fee for the pre-application meeting.
Neighborhood Meeting
For Outline Development Plan applications only:
After the pre-application meeting, but prior to application, the applicant will need to hold an informal neighborhood meeting. The purpose of the meeting is to provide the opportunity for citizens to become aware of the proposed use in their neighborhood, and to allow the applicant to respond to citizen concerns regarding the proposed project. All residents and property owners within 600 feet will need to be notified of the meeting. Staff will provide the applicant with the notification list of all properties and property owners within the 600 foot radius. It will be the responsibility of the applicant to coordinate with staff to notify area residents of the date, time, and location of the meeting. There is a $150 fee for the neighborhood meeting. This is not required for a Specific Development Plan application.
Outline Development Plan (ODP)
Submittal
Once the neighborhood meeting is held, a formal application may be submitted. Please refer to the ODP Checklist for all submittal requirements; staff is unable to accept incomplete applications.
Review and Referral
When the application is submitted, a staff planner will be assigned to handle the case. This person is the project manager for the case and will be the contact at the City throughout the entire zone change process.
The case manager will review the submittal application for content. If all submittal requirements have been met, the proposal will be referred to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for their review and comment, generally for a period of 15 days. After all comments have been received, the case manager will forward those to the applicant. Modifications to the Outline Development Plan document may be required as a result of these comments.
Planning Commission Hearing
Once all comments and requirements have been met, the ODP application can be scheduled for public hearing in front of Planning Commission.
The Planning Commission is a body of appointed Wheat Ridge citizens that reviews various land use proposals and makes a recommendation to City Council. Publication in the Wheat Ridge Transcript, notice to adjacent landowners within 600 feet, and posting of the property with signs are required prior to the Planning Commission hearing. The City will coordinate the publication, will mail the notices of the hearing, and will provide the applicant with the posting signs. The notifications and postings must occur at least 15 days prior to the public hearing.
The case manager will prepare a staff report which will be presented at the Planning Commission public hearing. There is a specific set of criteria used to evaluate a zone change to a planned development (see section 26-303.D. of the zoning and development code). A recommendation to Planning Commission will be made in the staff report based on these criteria.
At the hearing, after the staff report is given, the applicant and members of the audience will be given a chance to give testimony regarding the application. Generally, a decision for recommendation will be made that same night. Sometimes a case will be continued to another hearing date for further study and input.
City Council Hearing
Regardless of the Planning Commission recommendation, the case is automatically scheduled for public hearing in front of City Council.
A zone change to a planned development district must be approved by ordinance by the City Council which requires two readings. The first reading of the ordinance is not a public hearing and no testimony is given regarding the case. The first reading date is solely for the purpose of publicly setting the public hearing date.
The second reading of the ordinance is a public hearing. The same requirements for adjacent landowner notification and posting will be followed as for the Planning Commission public hearing. A staff report with recommendations will be presented at the public hearing. However, the ordinance approving the zone change does not go into effect until 15 days following the final publication of the ordinance.
Recording
Within 60 days of zoning approval, a blackline mylar of the ODP with original signatures must be provided to the City for recording with the Jefferson County Clerk & Recorder’s office.
Specific Development Plan (SDP)
After the approval of the outline development plan, a specific development plan must be approved before right-of-way or building permit applications may be submitted. The purpose of the specific development plan is to establish a site layout, architectural standards, and building elevations for one (1) or more phases of development and to demonstrate feasibility through preliminary or final engineering.
Pre-Application Meeting
If the SDP is submitted subsequent to the ODP, a second pre-application meeting may be required to discuss the SDP application. There is a $200 fee for the pre-application meeting.
Submittal Requirements
After the pre-application meeting, a formal application may be submitted. Please refer to the SDP Checklist below for all submittal requirements; staff is unable to accept incomplete applications.
Review and Referral
When the application is submitted, a staff planner will be assigned to handle the case. This person is the project manager for the case and will be the contact at the City throughout the entire zone change process.
The case manager will review the submittal application for content. If all submittal requirements have been met, the proposal will be referred to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for their review and comment, generally for a period of 15 days. After all comments have been received, the case manager will forward those to the applicant. Modifications to the Outline Development Plan document may be required as a result of these comments.
Planning Commission Hearing
Once all comments and requirements have been met, the SDP application can be scheduled for public hearing in front of Planning Commission.
The same requirements for adjacent landowner notification and posting will be followed as for the ODP public hearings.
The case manager will prepare a staff report which will be presented at the Planning Commission public hearing. There is a specific set of criteria used to evaluate a specific development plan (see Section 26-305.D. of the zoning and development code). A recommendation to Planning Commission will be made in the staff report based on these criteria, and the staff report with recommendations will be presented at the public hearing.
Subsequent review. Planning Commission is the final authority for an SDP submitted separate from and subsequent to an approved ODP.
City Council Hearing
Concurrent review. If the outline development plan and specific development plan applications are submitted concurrently, Planning Commission will make a recommendation to City Council, and City Council will review the SDP and ODP. The ODP is approved by ordinance, but the SDP is approved by resolution.
Recording
Within 60 days of approval, a blackline mylar of the SDP with original signatures must be provided to the City for recording with the Jefferson County Clerk & Recorder’s office.
ODP/SDP Amendment Review Process
Amendments are required when an applicant wishes to develop or redevelop a property in a way that varies from the originally approved documents for a planned development. Proposed changes that affect the character of a development, the underlying development standards, or the permitted land uses often require an amendment to the approved outline development plan. These types of amendments are generally subject to the same approval procedure described above for the original ODP.
A specific development plan may vary from the approved outline development plan so long as the variations are within the parameters of the ODP. Minor amendments to an approved SDP may be approved administratively. More extensive amendments may require review by the Planning Commission subject to the same SDP approval process described above.
For planned developments approved prior to July 23, 2012, amendments may be reviewed based on the provisions of the current code or based on the regulations under which the planned development was originally approved. The procedure for processing amendments will be determined on a case-by-case basis by the community development director and communicated to the applicant at the pre-application meeting. In most cases, for the purpose of amendments, an existing outline development plan will be treated as an outline development plan under these regulations; an existing final development plan will be treated as a specific development plan.
A pre-application meeting is required for all amendments. See Section 26-307 of the city code for more information regarding amendments to approved ODP and SDP documents.
Considerations
Keep in mind that all public hearings for planned developments are quasi-judicial in nature. Please do not contact Planning Commissioners or City Council representatives to discuss the merits of the case prior to the public hearing. It could jeopardize their ability to hear the case.
Please be aware that this information is only a general overview of the process and submittal requirements for planned development district zone changes. There may be additional requirements specific to each case, and the overall length of the process can vary greatly depending on the circumstances of the case. As each zone change request is different, the purpose of the aforementioned pre-application meeting is for staff to review conceptual plans and give the applicant more information specific to his or her proposal.
Questions?
Contact the Community Development Department at 303-235-2846.
Review timelines:
- When submitted concurrently, an Outline Development Plan and Specific Development Plan take roughly eight to twelve months to process and require Planning Commission and City Council approval at public hearings.
- When submitted sequentially:
- An Outline Development Plan takes roughly eight months to process and require Planning Commission and City Council approval at public hearings.
- A Specific Development Plan takes roughly six months to process and required Planning Commission approval at a public hearing.
Application Contents:
The outline development plan (ODP) establishes the planned development zoning and summarizes overall development concepts, permitted uses, and development parameters. It also provides a general graphic layout of proposed building pads and proposed circulation concepts. The following items represent a complete ODP application.
- Completed, notarized land use application form
- Application fee
- Proof of ownership—e.g. deed
- Written authorization from property owner(s) if an agent acts on behalf of the owner(s)
- Mineral rights certification form
- Approved legal description on the Current City Datum with proper section and PHAC ties per City Geodetic Requirements, in Microsoft Word format
- ODP document—one PDF in 24 x 36-inch format
- Civil documents, if required (typically provided with SDP application)
- Written request and description of the proposal
- Include a response to the zone change review criteria—these are found in Section 26-303.D of the municipal code
- Include a justification of why the zone change is appropriate addressing these issues:
- The need for the zone change.
- Present and future effect on the existing zone districts, development and physical character of the area.
- Access to the area, traffic patterns and impact of the requested zone on these factors.
- Availability of utilities.
- Present and future effect on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc.
- A discussion of the relationship between the proposal and adopted land and/or policies of the city.
- Electronic (Adobe .pdf) files of all submittal documents—these may be provided via email or Dropbox/Drive links
Form and content of Outline Development Plan:
Note: ODP amendments may not require all items listed herein. Required content will be determined at the pre-application meeting.
Project information
- Title of document – centered at top of page in the following format:
[Name] Planned [Commercial/Residential/Industrial…] Development
An Outline Development Plan in the City of Wheat Ridge, Colorado
A Part of the ___ 1/4 Section, Township 3 South …
- Vicinity map
- Scale and north arrow—scale not to exceed 1”=100’
- Date of plan preparation and name/address of who prepared the plan
- Legal description
- Appropriate signature blocks – see cover sheet handout
- Signed surveyor’s certification
- Case history with applicable land use case numbers (will be provided by staff)
- Ownership/unified control statement, if applicable
- Name/Address/Phone number(s) of architect, engineer, or surveyor associated with the project
- Character of development – summarize in paragraph form the character of the project
- Description of amendment, if applicable
- Standard ODP note:This outline development plan is conceptual in nature. Specific development elements such as site layout and building architecture have not been addressed on this document. As a result, a specific development plan must be submitted and approved by the City of Wheat Ridge prior to the submittal of a right-of-way or building permit application and any subsequent site development.
- Standard notes unless modified by the planned development:
- All parking shall be in conformance with Section 26-501 of the Wheat Ridge Code of Laws.
- All landscaping shall be in conformance with Section 26-502 of the Wheat Ridge Code of Laws.
- All exterior lighting shall be in conformance with Section 26-503 of the Wheat Ridge Code of Laws.
- All fencing shall be in conformance with Section 26-603 of the Wheat Ridge Code of Laws
- All signage shall be in conformance with Article VII of the Wheat Ridge Code of Laws.
- Architectural, site, and streetscape design shall be in conformance with the Architectural and Site Design Manual (ASDM) and Streetscape Design Manual.
Development standards
Note: ODP documents should not list exact square footage, setbacks, and other dimensions/quantities even if they are known for a particular development. The ODP shall identify the development parameters in terms of maximum and minimum standards. The SDP is the document that will identify exact dimensions, quantities, etc.
The following information may be provided in text and/or table format.
- List of permitted land uses
- Standards for signage, lighting, fencing, screening and landscaping
- Standards for off-street vehicular parking, bicycle parking, and loading
- Standards for accessory structures and outdoor storage, display, and sales
- Standards for architecture and site design, if varying from the Architectural and Site Design Manual or other applicable design standards.
The following standards shall be provided in table format.
- Maximum building coverage
- Minimum landscape coverage and open space
- Minimum lot sizes, dimensions, net density, and gross density
- Minimum perimeter setback or build-to lines
- Minimum separation between buildings
- Maximum building height
Sketch plan
The site plan drawing shall be to-scale, but may be in sketch format. The plan shall include the following:
- Scale and north arrow (scale not to exceed 1” = 100’)
- Property boundary – must correspond to legal description
- Proposed/internal lot lines – if they differ from the existing legal description or will be modified by a subsequent subdivision plat
- Proposed circulation concepts – include rights-of-way, access points, drive aisles and sidewalks
- General areas to be used for landscaping, parking, and building pads
- General areas to be used for drainage, parks, and other areas to be reserved or dedicated to public use
- Location and type of significant land features within or adjacent to the property, such as irrigation ditches, streams, lakes, and topography
- Zoning for adjacent properties
- Adjoining property lot lines, building access, and parking – show sufficient information so that that development compatibility can be determined
Additional information which may be required:
Depending on the size, scope, and complexity of the request additional documents may be required. The submission of these documents will be discussed during the pre-application meeting. This includes, but is not limited to, the following documents (Adobe .pdf file is required):
- Trip generation letter or traffic study
- Drainage report and plan
- Soils report
- Erosion control plan
- Drainage study and plan
- Traffic impact report
- Grading plan
- Geological stability report
- Floodplain impact report
- General environmental impact report
Applicants must ensure that all of the above requirements have been included with submittal. If any items listed on this checklist have been excluded, the documents will NOT be distributed for City review. In the event that any revisions need to be made after the second full review, applicable resubmittal fees shall apply.
Application Contents:
The specific development plan (SDP) is a site plan for property that is zoned planned development. The SDP must be approved with or after an outline development plan and before right-of-way or building permit applications may be submitted. The SDP illustrates a site layout and building elevations for one or more phases of development and demonstrates feasibility through preliminary or final engineering.
- Completed, notarized land use application form
- Application fee
- Proof of ownership—e.g. deed
- Written authorization from property owner(s) if an agent acts on behalf of the owner(s)
- Mineral rights certification form
- Approved legal description on the Current City Datum with proper section and PHAC ties per City Geodetic Requirements, in Microsoft Word format
- SDP document—one PDF with all required plans in 24 x 36-inch format
- One (1) color reduction of building elevations
- Civil documents, if required (typically provided at second submittal)
- Written request and description of the proposal
- Include a response to the SDP review criteria—these are found in Section 26-305.D of the municipal code
- Electronic (Adobe .pdf) files of all submittal documents—these may be provided via email or Dropbox/Drive links
Form and content of Specific Development Plan:
Note: SDP amendments may not require all items listed herein. Required content will be determined at the pre-application meeting.
Project information
- Title of document – centered at top of page in the following format:
[Name] Planned [Commercial/Residential/Industrial…] Development
A Specific Development Plan in the City of Wheat Ridge, Colorado
A Part of the ___ 1/4 Section, Township 3 South …
- Vicinity map
- Scale and north arrow—scale not to exceed 1”=100’
- Date of plan preparation and name/address of who prepared the plan
- Legal description
- Appropriate signature blocks – see cover sheet handout
- Signed surveyor’s certification
- Case history with applicable land use case numbers (will be provided by staff)
- Ownership/unified control statement, if applicable
- Name/Address/Phone number(s) of architect, engineer, or surveyor associated with the project
- Character of development – summarize in paragraph form the character of the project
- Description of amendment, if applicable
- Site data in tabular form (numeric and percentage), including the following:
- Total area of property, gross and net
- Building coverage
- Amount of open space required and provided—include breakdown of usable open space, hardscaped open space, and landscaped open space
- Number of parking spaces required and provided
- Gross floor area by use
- Number of residential units and density
- Justification of provided parking ratio, especially where shared parking is proposed
Sample Site Data Table
Site Plan
- Legend
- Scale and north arrow (scale not to exceed 1”=100’)
- Property lines and dimensions
- Adjoining property lines, buildings, access, and parking
- Location of improvements that are proposed and those that are existing and will remain:
- Buildings—identify floor area, setback dimensions, proposed land use
- Parking and loading areas—identify accessible parking
- Open space/landscaping—identify size (sq ft) and type (eg living, sod, hardscape)
- Fences, walls, or hedges—identify height and material
- Exterior lighting
- Signs—identify type and height
- Trash containers or storage area—identify height and material of screen walls
- Areas for outside storage/display—identify height and material of screen walls
- Easements, utilities, or other encumbrances that may impact development
- Accessible routes from public sidewalk(s) into site connecting all accessible buildings, facilities, elements, and parking spaces
- Drainage ways, pond areas, ditches, irrigation canals, lakes and streams—if applicable
- Streets and rights-of-way both adjacent and within the site—include names, widths, location of centerlines
- 100-year floodplain—if applicable
Landscape Plan
- Title of document (centered at top of page)
- Scale and north arrow (scale not to exceed 1”=100’)
- Legend
- Property lines and dimensions
- Proposed buildings and parking areas
- Proposed open space/landscape areas—identify dimensions/square footage
- Proposed materials for all landscape and hardscape areas—identify type of ground cover, pavers, and plant material
- Schedule of proposed plantings, including:
- Amount of open space required and provided—include breakdown of usable open space, hardscaped open space, landscaped open space, required and provided shrubs, required and provided trees, required and provided street trees
- Species name—common and botanical
- Quantity of each species
- Size of plants/trees—gallon size of container, caliper or height of trees
- Type of ground cover
- Quantity of ground cover—identify total size in square feet and as a percentage of total open space
- Supplementary notes—regarding irrigation, size of plant container, balled and burlapped, depth of non-living material/rock/bark, etc.
Sample Landscape/Plan Schedule
Architectural Elevations
- Title of document (centered at top of page)
- Detailed elevations for each façade
- Detailed elevations for accessory structures
- Detailed elevations for trash enclosures/screen walls
- Material and color information
- Structure dimensions—overall building height, overall building width, floor-to-floor heights
- Summary table of materials and transparency by façade—where material or transparency standards apply, include a table identifying required and proposed materials
Sample Building Materials Summary Chart
Streetscape Plan
It may be possible to combine this sheet with the Landscape Plan as long as public street trees are disaggregated in the plant schedule. Refer to the Wheat Ridge Streetscape Design Manual for streetscape design requirements.
- Title of document (centered at top of page)
- Scale and north arrow (scale not to exceed 1"= 100’)
- Location of all existing and proposed streetscape elements/furnishings, including:
- Sidewalk and amenity zones—location, dimensions, materials
- Street trees—identify spacing dimensions
- Street lights
- Pedestrian lights
- Street furniture—benches, trash cans, etc
- Bus stops
- Signs
- Irrigation system
- Utilities and utility boxes
- Curbs and ADA ramps
- Schedule of proposed plantings, including:
- Species name—common and botanical
- Quantity of each species
- Size of plants/trees—gallon size of container, caliper or height of trees
- Type of ground cover
- Quantity of ground cover—identify total size in square feet and as a percentage of total open space
- Supplementary notes—regarding irrigation, size of plant container, balled and burlapped, depth of non-living material/rock/bark, etc
- Schedule of proposed streetscape furnishings, including:
- Manufacturer
- Product number
- Color
- Quantity
Photometric Plan
- Title of document (centered at top of page)
- Scale and north arrow (scale not to exceed 1"= 100’)
- Site plan showing the location of all exterior lights and a numerical grid of lighting levels in foot candles or as isoilluminance curves
- A fixture schedule that includes all luminaries shown on the plan and specs for each fixture:
- Manufacturer and model
- Fixture type and wattage
- Mounting height of all fixtures
- Cut sheets showing the design and finishes of all fixtures, including designation of cutoff fixtures (these may be provided separately from the plan sheet, if appropriate)
Aerial Perspective - if required, confirm with case manager
- Title of document (centered at top of page)
- A blackline aerial perspective or “birds’-eye-view” image of the project shall illustrate building location, layout, bulk, and height in three dimensions.
Additional information which may be required:
Depending on the size, scope, and complexity of the request additional documents may be required. The submission of these documents will be discussed during the pre-application meeting. This includes, but is not limited to, the following documents (Adobe .pdf file is required):
- Trip generation letter or traffic study
- Drainage report and plan
- Civil construction plans
- Stormwater management plan (SWMP)
- Stormwater operations and maintenance manual (O&M Manual)
Applicants must ensure that all of the above requirements have been included with submittal. If any items listed on this checklist have been excluded, the documents will NOT be distributed for City review. In the event that any revisions need to be made after the second full review, applicable resubmittal fees shall apply.
Outline Development Plan
Required signature blocks for ODPs
OWNER’S CERTIFICATE
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 a rezoning 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 to the provisions of Section 26-121 of the Wheat Ridge Code of Laws.
_____________________
[Insert name of owner(s) or agent(s) who will sign]
State of Colorado )
) SS
County of Jefferson )
The foregoing instrument was acknowledged before me this ____day of ________, A.D. 20___ by__________________.
Witness my hand and official seal. My commission expires:
_________________
Notary Public
SURVEYOR’S CERTIFICATE
I, ___________________ do hereby certify that the survey of the boundary of (development plan name) was made by me or under my direct supervision and to the best of my knowledge, information and belief, in accordance with all applicable Colorado statutes, current revised edition as amended, the accompanying plan accurately represents said survey.
_____________________
(Surveyor’s Seal) Signature
CITY CERTIFICATION
Approved this ____ day of ______________, ______ by the Wheat Ridge City Council.
ATTEST
_____________ _____________
City Clerk Mayor
_______________________________
Community Development Director
PLANNING COMMISSION CERTIFICATION
Recommended for approval this _______ day of ___________, _______, by the Wheat Ridge Planning Commission.
_________________
Chairperson
COUNTY CLERK AND RECORDERS CERTIFICATE
State of Colorado )
) SS
County of Jefferson )
I hereby certify that this plan was filed in the office of the County Clerk and Recorder of Jefferson County at Golden, Colorado, at ________o’clock ___.M. on the ____ day of ________________, _______ A.D., in Book_____, Page______, Reception No.__________________________________.
JEFFERSON COUNTY CLERK AND RECORDER
By: ______________
Deputy
Specific Development Plans
Required signature blocks for SDPs
OWNER’S CERTIFICATE
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 this specific development plan, does not create a vested property right. Vested property rights may only arise and accrue pursuant to the provisions of Section 26-121 of the Wheat Ridge Code of Laws.
_____________________
[Insert name of owner(s) or agent(s) who will sign]
State of Colorado )
) SS
County of Jefferson )
The foregoing instrument was acknowledged before me this ____day of ________, A.D. 20___ by__________________.
Witness my hand and official seal. My commission expires:
_________________
Notary Public
SURVEYOR’S CERTIFICATE
I, ___________________ do hereby certify that the survey of the boundary of (development plan name) was made by me or under my direct supervision and to the best of my knowledge, information and belief, in accordance with all applicable Colorado statutes, current revised edition as amended, the accompanying plan accurately represents said survey.
_____________________
(Surveyor’s Seal) Signature
COUNTY CLERK AND RECORDERS CERTIFICATE
State of Colorado )
) SS
County of Jefferson )
I hereby certify that this plan was filed in the office of the County Clerk and Recorder of Jefferson County at
Golden, Colorado, at ________o’clock ___.M. on the
____ day of ________________, _______ A.D., in
Book_____, Page______, Reception No.___________.
JEFFERSON COUNTY CLERK AND RECORDER
By: ______________
Deputy
The appropriate language for the following two certifications will be based on whether the SDP is submitted concurrent with or subsequent to an approved ODP. Please confer with your staff planner.
PLANNING COMMISSION CERTIFICATION
[Recommended for approval / Approved] this _______ day of ___________, _______, by the Wheat Ridge Planning Commission.
_________________
Chairperson
CITY CERTIFICATION
Approved this ____ day of ______________, ______ by the [City of Wheat Ridge / Wheat Ridge City Council].
ATTEST
_____________ _____________
City Clerk Mayor
_______________________________
Community Development Director
An Outline Development Plan (ODP) establishes the planned development zoning and summarizes overall development concepts, permitted uses, and development parameters.
Per Section 26-303.D of the Wheat Ridge Municipal Code, the Planning Commission and City Council shall base their decision to approve, approve with conditions, or deny an ODP application in consideration of the following criteria:
- The change of zone promotes the health, safety, and general welfare of the community and will not result in a significant adverse effect on the surrounding area; and
- The development proposed on the subject property is not feasible under any other zone district, and would require an unreasonable number of variances or waivers and conditions; and
- Adequate infrastructure/facilities are available to serve the types of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity; and
- At least one (1) of the following conditions exists:
- The change of zone is in conformance, or will bring the property into conformance with, the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other city-approved policies or plans for the area.
- The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error.
- A change of character in the area has occurred or is occurring to such a degree that it is in the public interest to encourage redevelopment of the area or to recognize the changing character of the area.
- The proposed rezoning is necessary in order to provide for a community need that was not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive plan.
A Specific Development Plan (SDP) establishes the site layout, architectural standards, and building elevations for one or more phases of a planned development. Per Section 26-305.D of the Wheat Ridge Municipal Code, the Community Development Director, Planning Commission or City Council shall base their decision to approve, approve with conditions, or deny an SDP application in consideration of the following criteria:
- The proposed specific development plan is consistent with the purpose of a planned development as stated in section 26-301 of this article; and
- The proposed specific development plan is consistent with the design intent or purpose of the approved outline development plan; and
- The proposed uses indicated in the specific development plan are consistent with the uses approved by the outline development plan; and
- The site is appropriately designed and is consistent with the development guidelines established in the outline development plan; and
- Adequate infrastructure/facilities are available to serve the subject property, or the applicant will upgrade and provide such where they do not exist or are under capacity; and
- The proposed specific development plan is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual, Streetscape Design Manual, and other applicable design standards.
What is zoning?
All properties within the City of Wheat Ridge are zoned. Zoning regulates what land uses are allowed and establishes standards for construction including building setbacks, lot coverage, and building height.
There are many different zone districts within the City including residential, commercial, industrial, mixed use, and planned development zoning.
What is a zone change?
A zone change is the process of changing the current zone district to a different zone district. A property owner may choose to change the zoning to use his property differently from what the existing zoning allows (e.g., residential vs. commercial).
All proposed commercial, industrial and residential applications for property exceeding one acre in size must be rezoned to a planned development district.
Why is a neighborhood meeting required?
A neighborhood meeting is required for all zone change requests. The purpose of the meeting is to provide the opportunity for citizens to become aware of the proposed development in their neighborhood, and to allow the developer to respond to citizen concerns regarding the proposed project. All residents within 600 feet are notified of the meeting.
How do I give my opinion on a zone change?
All public hearings for proposed zone changes are open to the public to appear and give testimony. Testimony can include written correspondence or a statement made at the public hearing. Any written correspondence provided to staff will be forwarded to the Planning Commission and City Council as part of the evidence of the case. All pertinent correspondence should be routed through planning staff.
Can I contact my council representative?
Public hearings for zone changes are quasi-judicial in nature. This means that the deciding body should make a decision only based on testimony presented at public hearings. Please do not contact the Mayor, Planning Commissioners, or City Council representatives to discuss the merits of the case prior to the public hearings; it could jeopardize their ability to hear the case.
What is a zone change protest?
A zone change protest is a formal, written protest which can be submitted by adjacent property owners within 100’ of a subject property. If 20% of property owners on one side within a 100’ radius file a protest, it requires a three-fourths vote of City Council (6 out of 8 members present) to approve a zone change instead of a simple majority (5 out of 8 members present). A zone change protest is usually filed after the Planning Commission public hearing. For more details and guidance on the protest process, refer to the Zone Change Protest Procedure.