Development Review

Below are general recommendations to help minimize review times:

There are several things you can do to help expedite your Engineering Division review. Please note the following suggestions and general guidelines to assist you with the Engineering review process.

1. Thoroughly read and review the Engineering Development Review information provided on the City of Wheat Ridge Website. The website contains a vast amount of information for use in submitting a complete set of civil documents required of most development projects. Please keep in mind however that all site developments are unique, and some projects may necessitate additional documentation beyond the typical submittal requirements. So while this information provides the typical requirements, it is not intended to be all-inclusive.
2. Follow the Site Drainage Requirements Outline. The City of Wheat Ridge Site Drainage Requirements cites specific information compulsory of all Final Drainage Reports in a standardized outline format. Final Drainage Reports that do not adhere to the Outline will require more time per review, receive a greater number of comments, will take longer for the developer’s engineer to revise, will require more re-submittals which lead to longer processing times and additional review fees. Only Reports that are complete and follow the Outline will be approvable.
3. American with Disabilities Act (ADA) - Ensure all plans include an accessibility route and that all ADA facilities and items constructed with the Right of Way are compliant with current ADA requirements including sidewalk, curb ramps, parking, and building entrances.
4. Plat Submittals need to include all items in the Plat Review checklist. For subdivision plat submittals, please make sure the plat includes all items found on the Final Plat Review checklist. This checklist is a compilation of all standard plat requirements and is used by staff in the review process. Following the checklist will minimize review times and the number of submittals, saving both time and money.  Please refer to the Engineering Fee Schedule regarding submittal fees. In addition, all plat submittals will need to meet all statutory criteria for land survey plats.
5. Include an AutoCAD Digital DWG and PDF File with the Final Plat. Include two electronic files of the Final Plat with each hardcopy submittal. One file is to be in an AutoCAD .DWG format as specified by the Engineering Division, and one file in Adobe PDF. Please keep in mind, the Final Plat submittal will not be considered as being under review until such time as the digital files have been received.
6. Geodetic Surveying Requirements. Be sure your plat submittal includes an initialed Geodetic Surveying Requirements with your plat submittal. Final Plat submittal will not be considered as being under review until such time as the Geodetic Surveying Requirements checklist has been received.
7. Include all applicable Civil Construction Details. Be sure to include all applicable and current City standard or CDOT Standard details with your civil construction plans. Failure to include these or using old, incomplete, or the wrong details will result in longer review times and additional submittals, costs, and delays.
8. Include Digital PDF Files with all Civil Submittals.  The Engineering Division performs all reviews electronically. Be sure to include a PDF of all civil documents along with a single hardcopy for each submittal. Please note that the review process cannot commence until the PDF has been received.
9. Ensure your submittal is complete and all outlines are followed. Incomplete submittals will be returned without being reviewed; be sure to follow all submittal guidelines and check that all required documents have been included and are signed and sealed by a licensed Engineer, Surveyor, and/or Architect licensed within the State of Colorado. Also, be sure to follow all outlines and include all of the outline requirements. Failure to follow all outlines will lead not only to additional reviews but also to costly resubmittal fees and unnecessary delays in the approval process for your development.  
10. Itemized Engineer’s Cost Estimate - For commercial, multi-family, or subdivision developments, be sure to include an itemized Engineer's Cost Estimate for all required public improvements with the civil document submittal. The Engineer’s Cost Estimate will be used to determine the amount of the letter of credit required for the project. The Cost Estimate will be reviewed and approved prior to the commencement of any construction activities. The City of Wheat Ridge references Colorado Department of Transportation (CDOT) cost items as well as City data both for quantity and cost when reviewing Cost Estimates for developments.
11. Stormwater Management Plan - For sites where the area of disturbance is 1 acre or more, a Stormwater Management Plan (SWMP) shall be included with future submittals as the project nears completion. Erosion Control Plans must be included with construction plans as well.  This will help to minimize any construction delays which may be associated with this important document. For these areas, no Grading or Building Permits can be issued until a SWMP has been reviewed and approved along with any required State permits.  For all sites requiring a SWMP, include a copy of the CDPS Stormwater Discharge Permit for Construction Sites with the grading, site, or applicable building permit. No Grading or Building Permits can be issued until a copy of this Permit has been received. The CDPS Permit is obtained from the Colorado Department of Health at Stormwater Permitting 
12. Stormwater Maintenance Agreement - All post-construction Best Management Practices (BMP’s) for water quality must be maintained and inspected by the property owner(s) per Section 20-34 of the City of Wheat Ridge Municipal Code of Laws. For all stormwater quality facilities, a fully executed Stormwater Maintenance Agreement shall be required prior to issuance of the Certificate of Completion and Final Acceptance by the City of Wheat Ridge. The water quality facility must be inspected annually by the property owner, and documentation of the inspection results submitted to the City. Said facility will be inspected on a regular basis by City staff to ensure compliance with City of Wheat Ridge requirements.
13. Please Utilize the City’s Website. The City’s website has a lot of valuable information a developer can use to fulfill the Engineering Division requirements. The information available will provide the developer 
    with the tools and means with which to submit a complete set of civil documents the first time. Even the City standard details have been provided free in AutoCAD DWG and Acrobat PDF formats on the City’s website. Please be sure to continue to search the City’s website – it has will save you both time and money, and of course if you can not find the 
    information you are seeking or even if you simply need clarification, please be sure and contact us. We are here to help you!. 
14. Lastly, all resubmittals must include a comprehensive comment response. A comprehensive comment response must be included with all resubmittals or the submittal may be returned without being reviewed.  When updating civil documents for resubmittal, thoroughly review that all responses were adequately addressed and if not obvious, include a detailed response. If there are any questions on comments, contract the City for clarification or to discuss possible solutions prior to submittal.  Please include a summary narrative of changes that are made which are not in response to prior comments or where comments have led to a major redesign that affects other aspects of the design.  A comprehensive response will minimize repeat comments and number of reviews significantly as well as improve review and approval times in addition to reducing fees.

1. How long does the Engineering review take?For most developments, the typical review time required to complete an initial review is ten to fifteen working days from when the review is started. Larger or highly complex projects have additional or more complicated documents and therefore necessitate a longer review period. Subsequent submittal review times are based upon how well the initial review comments have been addressed, but generally have a shorter turn-around time when compared to initial reviews. The total length of the Engineering review process involves the items below, and ultimately the number of re-submittals required to address all comments in a satisfactory manner.  The time required to complete the review is based upon three criteria:
   1. The technical scope and complexity of the development. A highly complex project would involve many different technical documents and ultimately require more time to review than a less complex one.
   2. The quality of the submittal. Review time by staff will be minimized if the submittal is full and complete. Partial submittals will not be considered as being under review.
   3. The existing staff workload at the time of the application. In an effort to treat every applicant the same, all submittals to Engineering are reviewed on a first come first serve basis. Standard queue times given the number of active developments is 8-10 weeks per review and the department is constantly working to improve queue review times.
2. What can I do to help minimize the number of reviews? Be sure to include the required digital files with your submittals. The Engineering Division performs all reviews electronically, so without the inclusion of the digital files the review cannot commence. It is also highly recommended that prior to commencement of every project, the developer’s engineer visit the City’s website to ensure the most current criteria and information is being utilized. The information is updated continually so it is imperative the website be checked to ensure you are using the most current information. By using the City’s resources and providing the required digital files, it will save you both time and money by reducing your printing costs and review turnaround times.
3. How does the City determine the extent of the public improvements I may be responsible to construct? Public Improvements are required for most new developments per the City of Wheat Ridge Municipal Code of Laws. Depending on the scope of the development, Section 5-45 and/or Section 26-412 may apply. City staff will determine the extent of the improvements required for each individual case presented while maintaining compliance with the requirements set forth in the City Code.
4. What materials are acceptable for driveways? All driveways must be a hard surface (concrete or asphalt) for the first 25 feet inward from the property line, and also for the connection from the property line to the existing public roadway. This holds true whether any public improvements along the frontage are required or not. The hard surface connection will require a Right-of-Way Construction Permit available from the Department of Public Works. 
5. What are the typical improvements required of a development? In general, public improvements such as sidewalk, curb and gutter are required along all street frontages for all developments to address the stormwater drainage and accessible sidewalks.  As all developments are different, some may require additional improvements beyond the typical sidewalk, curb & gutter, such as turn lanes, traffic signals, storm sewer, or many other development-related items. In the case of commercial or subdivision developments where stormwater detention is required, the drainage facilities are considered as part of the public improvements.
6. Is there a time I wouldn’t need to construct improvements across my frontage? Circumstances may arise whereby the Engineering Division determines that construction of the public improvements would actually be detrimental to the City due to existing drainage, grade or other concerns . In these unique situations, fees may be taken in lieu of construction of the required public improvements
7. Where are my property lines? It is the responsibility of each property owner to determine the location of his or her lot lines. A legal description from your deed or title insurance policy will give you the dimensions of your property; however, locating the property pins located at the corners of your lot will help you determine your property boundaries. If you cannot find your property pins, you need to consider hiring a professional licensed land surveyor to survey your property. The City of Wheat Ridge does not survey private property.
8. How do I know if a property lies within a flood hazard area? Determine your flood risk at FloodSmart.gov.  Additional information can also be found on the City's website: Floodplain Information.
9. Are there any special requirements for building within the floodplain? Yes, all Building Permit Applications will need to comply with Sections 26-801 through 26-810 pertaining to Floodplain Control in the Municipal Code of Laws.
10. How do I know what the site drainage requirements are for my project? Since all projects are different, reviewing the City of Wheat Ridge Site Drainage Requirements is highly encouraged prior to finalizing plans for any development. Depending on the complexity and scope of the project, additional engineering may be required. Without the advance knowledge of all requirements it could cause costly delays for the project. In general, Site drainage requirements are based upon two general categories of developments: single-family or duplex residences and Multi-family, Commercial, or Subdivision developments. Single-family or duplex residence developments have minimal requirements, but multi-family and commercial or subdivision projects can require substantial civil engineering requirements. 
11. I’m just building a single-family home, are there still site drainage requirements? All new Single Family or Duplex residential developments not associated with a new or recent subdivision and disturb an area of one acre or less in size, are as a general rule not subject to the stormwater detention and water quality criteria found in the Site Drainage Requirements. A single family residence (SFR) or duplex that is constructed as part of a new or recent subdivision will need to conform to all of the approved civil engineering documents for the subdivision. SFR or Duplex residential developments not constructed as part of a new or recent subdivision will need to be completed in such a manner as to not adversely impact the adjoining properties. This includes directing roof drains and downspouts away from adjoining properties, either towards the street or into the yard, and grading the lot to direct as much runoff towards the public street as practical. Drainage-related items are to be shown on the Site Plan that is included with the Building Permit Application. The Site Plan needs to show the proposed drainage pattern and grades, and any associated drainage facilities. Building Permit Applications that do not include the above Site Plan information may be subject to rejection.
12. What is required if I am to submit more detailed information regarding site drainage?There are a couple of different answers depending on the magnitude of the development.  
    1. When an existing commercial property is undergoing a minor expansion or improvement (redevelopment), a Drainage Plan and Drainage Letter containing the following information may be required:
       1. Identify, compare and discuss historic and proposed runoff values utilizing the Urban Drainage & Flood Control District Drainage Criteria Manuals.
       2. A description of how the site drainage will be addressed, along with a confirmation that the proposed site grading will be performed in such a manner as to not adversely impact the proposed structure and/or adjacent properties.
       3. The Drainage Letter must be signed and stamped by a Professional Engineer licensed in the State of Colorado. 
       4. A signed and stamped Drainage Plan showing the proposed site grading, all proposed drainage facilities, and the direction of runoff, shall accompany the Drainage Letter.  
       5. Please be advised the if the property expansion or improvement is deemed to be substantial by the Engineering Division, additional information including the comprehensive Final Drainage Report discussed below may be required.
    2. For all new commercial and subdivision developments, a comprehensive Final Drainage Report shall be required.  A Final Drainage Report adhering to the outline format of the City of Wheat Ridge Site Drainage Requirements shall be required for all new commercial and subdivision developments. To minimize City Staff review time and subsequent re-submittals, the Final Drainage Report should be complete and in the outline as required in the Site Drainage Requirements prior to submittal.  
13. Does the Engineering Division perform development inspections? The site drainage and public improvements for all developments will be checked by a City Inspector prior to the issuance of the Certificate of Occupancy to ensure compliance.
14. When do water quality requirements apply to my development? In an effort to enforce the Clean Water Act as mandated by the federal government, permanent stormwater detention facilities incorporating water quality is required of all commercial and subdivision developments. Due to the complexity of the drainage being far greater than that of single family or duplex residences, these types of developments are required to submit detailed information regarding the site drainage in the form of a Final Drainage Report/Plan (please refer to the Site Drainage Requirements for additional details). All sites under construction are required to have erosion control protection in place prior to the commencement of construction activities to adhere to State and local stormwater quality regulations.
15. When is a Stormwater Maintenance Agreement required? If your site utilizes a stormwater detention or water quality facility, you are required to submit a Stormwater Maintenance Agreement accompanied by a Stormwater Operations and Maintenance Schedule. These documents must be received, reviewed, and approved prior to issuance of any Certificate of Occupancy.
16. What happens if I choose not to comply with the Public Works requirements? Approval of the requested Land Use or Building Permit Application will be withheld until such time as all requirements have been fulfilled.

Traffic Impact Study

When any new development or the proposed land use will generate a peak hour traffic volume of the adjacent street or of generator of 60 trips or more, or when considered necessary by the City, the applicant shall provide a traffic impact study. The study shall be completed and sealed by a Colorado registered professional engineer with adequate experience in Transportation Engineering.

These information on this page are intended to be a guide for design, review, and construction for public and private development projects within the City of Wheat Ridge by licensed Engineers and Contractors designing or constructing within the City of Wheat Ridge. The PDF formatted documents provided on this page are intended to be printed or used in blank form. If you have issues accessing any materials; a file format prevents you from accessing the information; or require additional ADA assistance, please contact the Community Development Engineering Department at email Engineering@ci.wheatridge.co.us or 303-235-2864.

Responsibility for Traffic Studies

The traffic study shall provide the necessary data and analysis to adequately assess the impacts of a development proposal on the existing and/or planned street system. The primary responsibility for assessing the traffic impacts associated with a proposed development will rest with the developer, with the City serving in a review capacity. 

Typically, staff will review along with each submittal of Civil Engineering documents to the Engineering Department. Longer time periods will be necessary if the Colorado Department of Transportation is involved in the review process. No building permits shall be issued until the traffic impact study is reviewed and approved by the City as part of the civil plans package. 

All previous traffic studies relating to the development that are more than two years old will have to be updated, unless the City determines that conditions have not changed significantly. 

Where access points are not defined, or a site plan is not available at the time the traffic study is prepared, additional traffic work may be required when a site plan becomes available or the access points are defined.

The applicant will be notified at the pre-planning stage if a traffic study will be required, provided sufficient information is available for the City to determine whether the trip generation criterion has been met. If sufficient information is unavailable but the property appears to involve sufficiently intense land use, the applicant will be informed that a traffic study is required. 

The contents and extent of a traffic impact study will depend on the location and size of the proposed development and the conditions prevailing in the surrounding area. Larger developments proposed in congested areas obviously require more extensive traffic analysis, whereas smaller sites may only require minimal analysis of traffic on site and at immediate adjacent intersections. Transportation consultants are required to discuss projects with the City prior to starting the study. As a minimum, topics for possible discussion will include trip generation, directional distribution of traffic, trip assignment, definition of the study area, intersections requiring critical lane analysis, and methods for projecting build-out or horizon year volumes. This will provide a firm base of coordination and communication between the City, the owner or developer, and the project’s consultants in forecasting future traffic characteristics that realistically define traffic movements associated with the proposed development. Specific requirements will vary depending on the site location. 

Traffic Impact Study Format 

In order to provide consistency and to facilitate staff review of traffic studies, the following format shall be followed in the preparation of such studies by transportation consultants. A summary outline is provided for download. Selected items from the following list may be excluded if not applicable to the situation and exclusion is specifically authorized by the City. 

1. Introduction- The following portion of the report must contain the following:
   1. Land Use, Site and Study Area Boundaries - A brief description of the size of the land parcel, general terrain features, the location within the jurisdiction and the region must be included in this section. In addition, the roadways adjacent to the site must be identified, along with a description of the roadway’s characteristics. The exact limits of the study area should be based on engineering judgment, and an understanding of existing traffic conditions surrounding the site. In all instances, however, the study area limits must be mutually agreed upon by the developer, his engineer, and the City. These limits will usually result from initial discussions with staff. A vicinity map that shows the site and the study area boundaries, in relation to the surrounding transportation system, must be included.
   2. Existing and Proposed Site Uses - The existing and proposed uses of the site must be identified in terms of the various zoning categories of the City. In addition, the specific use for which the request is being made must be identified if known, since a number of uses may be permitted under the existing ordinances. It will be the intent of the traffic study to evaluate the reasonable worst-case traffic impacts for the proposed development allowed by the zoning. If several different uses are permitted by the zoning, the highest trip generation uses must be assumed for the study.
   3. Existing and Proposed Uses in Vicinity of Site - A complete description (including a map) of the existing land uses in the study area as well as their current zoning and use must be included. In addition, all vacant land within the study area and its assumed future uses must be identified. This latter item is especially important where large tracts of undeveloped land are in the vicinity of the site, and within the prescribed study area. Generally much of this information can be obtained from the City’s Planning and Development Department staff or from the neighboring jurisdiction if the study area extends beyond the Wheat Ridge city boundary.
   4. Existing and Proposed Roadways and Intersections - Within the study area, the applicant must describe and provide volumes for existing roadways and intersections including geometrics and traffic signal control as well as improvements contemplated by government agencies. This would include the nature of the improvement project, its extent, implementation schedule, and the agency or funding source responsible. A map must be provided showing the location of such facilities.
2. Trip Generation and Design Hour Volumes- A summary table listing each type of land use, the size involved, the average trip generation rates used (total daily traffic and A.M./P.M. peaks of generator or adjacent street traffic), and the resultant total trips generated must be provided. Trip generation must be calculated for the maximum uses allowed under the existing and proposed zoning based on the data contained within the most current edition of Institute of Transportation Engineers (ITE) Trip Generation Manual. In the event data is not available for the proposed land use, the City must approve estimated rates prior to acceptance. The calculation of design hour volumes used to determine study area impacts must be based on:
   1. Peak hour trip generation rates as published in the most current edition of ITE Trip Generation Manual.
   2. Traffic volume counts for similar existing uses, if no published rates are available.
   3. Additional sources from other jurisdictions if acceptable to the City.
3. Trip Distribution - The estimates of percentage distribution of trips from the proposed

   development to destinations in the metro region must be clearly stated in the report using the north, south, east, and west compass points. Market studies and/or information concerning origin of trip attractions to the proposed development may be used to support these assumptions where available. A map showing the percentage of site traffic on each street must be provided as part of the traffic study graphic material.

4. Trip Assignment - The direction of approach of site-generated traffic via the area’s street system will be presented in this section. The technical analysis steps, basic methods, and assumptions used in this work must be clearly stated and agreed to by the City. The assumed trip distribution and assignments must represent the most logically traveled routes for drivers accessing the proposed development. These routes can be determined by observation of travel patterns to existing land uses in the study area.

5. Existing and Projected Traffic Volumes - Graphics must be provided which show the following traffic impacts for private access points, intersections and streets:

   1. A.M. peak hour site traffic (in and out) including turning movements.

   2. P.M. peak hour site traffic (in and out) including turning movements.

   3. A.M. peak hour total traffic including site generated traffic (in and out). These volumes must include through and turning movement volumes for current conditions and a separate set of numbers that also includes 20-year projections or build-out (whichever is specified by the City).

   4. P.M. peak hour traffic total including site generated traffic (in and out). These volumes must include through and turning movement volumes for current conditions and a separate set of numbers that also includes 20-year projections or build-out (whichever is specified by the City).

   5. Any other peak hour which may be critical to site traffic and the street system in the study area should be included in the graphics and show the same information as is provided for the A.M./P.M. peak hours.

   6. Actual counts of existing total daily traffic for the street system in the study area at the time the study is being prepared.

   7. Projected total daily traffic for the street system in the study area based on traffic from the proposed development and counts of existing daily traffic obtained in item f. The component of the existing daily traffic attributable to the existing uses must be identified and the increase to total daily traffic from the proposed uses.

   8. Projected total daily traffic for the street system in the study area on traffic from the proposed development, counts of existing daily traffic obtained in item f above, and traffic projections based on build-out of land use within the study area or a 20-year projection (whichever is specified by the City).

6. All raw traffic count data (including average daily volumes and peak hour turning movements) and analysis worksheets must be provided in the appendices of the report. Computer techniques, and the associated printouts may be used as part of the report.

7. Volume projections for background traffic growth will be provided by the City, or alternatively a method for determining these volumes will be recommended by the City.

8. All total daily traffic counts must be actual machine counts and not based on factored peak hour sampling. Latest available machine counts from Colorado Department of Transportation, the City, and other agencies may be acceptable if not more than two years old

9. Level of Service - Level of service “C” will be the design objective for all movements and under no circumstances will be less than the level of service “D” be accepted for site and non-site traffic including existing traffic at build-out of the study area. The design year will be approximately 20 years following construction and include volumes generated by build-out of the study area or a 20-year projection in background traffic (whichever is specified by the City). The interpretations of “Level of Service” shall be based on the definition specified in the TRB Highway Capacity Manual Special Report 209. 

10. Capacity Analysis - A capacity analysis will be conducted for all public street intersections impacted by the proposed development and for all private property access points to streets adjacent to the proposed development as specified in the traffic study requirements form and within the limits of the previously defined study area. The A.M., P.M., and any other possible peak period will be tested to determine which peak hours need to be analyzed. Capacity calculations should also include an analysis for 20th year projections or study area build-out conditions. The capacity analysis calculations should be based on the analysis techniques contained in the TRB Highway Capacity Manual Special Report 209. All capacity analysis work sheets must be included in the appendices of the report.

11. Traffic Signals - The need for new traffic signals will be based on warrants contained in the latest edition of Manual on Uniform Traffic Control Devices (MUTCD). 

    1. In determining the location of a new signal, traffic progression is of paramount importance. Generally a spacing of one-half mile for all signalized intersections should be maintained. This spacing is usually desirable to achieve good speed, capacity, and optimum signal progression. Pedestrian movements must be considered in the evaluation and adequate pedestrian clearance provided in the signal cycle split assumptions.

    2. To provide flexibility for existing conditions and ensure optimum two-way signal progression, an approved traffic engineering analysis must be made to properly locate all proposed accesses that may require signalization. The section of roadway to be analyzed for signal progression will be determined by the City and will include all existing and possible future signalized intersections.

    3. The progression pattern calculations must use a cycle consistent with current signal timing policies of the City. A desirable bandwidth of 50% of the signal cycle must be used where existing conditions allow. Where intersections have no signals presently, but are expected to have signals, typically a 60% mainline, 40% cross street cycle split should be assumed. Cycle split assumptions must relate to the volume assumptions in the capacity analysis of individual intersections, and where computerized progression analysis techniques are used, they must be of the type which utilizes turning movement volume data and pedestrian clearance times in the development of time/space diagrams. The green time allocated to the cross street will be considered no less than the time which is required for a pedestrian to clear the main street using Manual on Uniform Traffic Control Devices standards. Those intersections which would reduce the optimum bandwidth if a traffic signal were installed may be required by the City to remain unsignalized and have turning movements limited by access design or median islands.

12. Traffic Accidents - Traffic accident data for affected street corridors may be required for the
    study. The study period will normally be three years. Such locations will be specified by the City. Where this is necessary, estimates of increased or decreased accident potential must be evaluated for the development, particularly if the proposed development might impact existing traffic safety problems in the study area, and safely improvement recommended where necessary.

13. Noise Attenuation - If a residential development is planned adjacent to a freeway or arterial
    roadway, the need for noise attenuation measures may be required as part of the impact analysis. It is recommended that the need for noise attenuation measures be determined using the methods outlined in Fundamentals and Abatement of Highway Traffic Noise Textbook, FHWA, September 1980.

14. Assumptions - All assumptions must be clearly stated and summarized along with justification to support the use of the assumptions within the analysis.  These include assumptions regarding the use of Covid-related traffic counts, truck percentages, internal capture and peak hour factors.  Assumptions should be discussed and generally agreed upon with the City prior to the start of the Traffic Impact Study.

15. Conclusions - This chapter of the report must be a clear, concise description of the study findings. It is anticipated that this conclusion chapter will serve as an executive summary

16. Recommendations - In the event that analysis indicates unsatisfactory levels of service on the
    study area roadways, a description of proposed improvements to remedy deficiencies must be
    included. These proposals would include projects by the City or the Colorado Department of
    Transportation for which funds have been appropriated and obligated. The assumptions regarding all future roads and laneages in an analysis will require approval from the City. In general, the recommendation section should include:

    1. Proposed Recommended Improvements - This section must describe the location, nature, and extent of proposed improvements to assure sufficient roadway capacity. A sketch of each improvement (similar to Figure 1) should be provided showing the length, width and other pertinent geometric features of the proposed improvements.

    2. Volume/Capacity Analysis at Critical Points - Another iteration of the volume/capacity analysis must be described, which demonstrates the anticipated level of service as a result of making these improvements. This level of service must be “D” or better.

    3. Traffic Volume Proportions - Percentage based on the traffic impact analysis may be required by the City to determine the proportion of traffic using various public improvements (both existing and proposed) from several developments with the study.

Revisions to the Traffic Study - Revisions to the traffic study must be provided as required by the City. The need to require revisions will be based on the completeness of the traffic study, the thoroughness of the impact evaluation and the compatibility of the study with the proposed access and development plan. The revised study or report shall be signed and sealed by the Professional Engineer.