Concept Plan Review

The Concept Plan review process is administrative. This means that there are no public hearings before City Council or Planning Commission.  

Pre-Application Meeting

Prior to a Concept Plan application, 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 site plan process and requirements. There is a $200 fee for the pre-application meeting. If the site is less than 10 acres in size, the application may be submitted after the pre-application meeting is completed.

Neighborhood Meeting

For sites 10 acres in size or larger only: After the pre-application meeting, but prior to application submittal, 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 development in their neighborhood, and to allow the developer 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.  It will be the responsibility of the applicant to coordinate with staff and to notify area residents of the date, time, and location of the meeting.  Staff provides the notification list.   There is a $150 fee for the neighborhood meeting. 

A staff planner will attend the meeting to discuss City policy and regulations, and the process involved; however, the planner will remain impartial regarding viability of the project.

Submittal

After the pre-application meeting (or after the neighborhood meeting for sites 10 acres or larger), a formal application may be submitted. Please refer to the Concept Plan Checklist for all submittal requirements; staff is unable to accept incomplete applications.

Submittal Review

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 Concept Plan review 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.  Comments will address any areas in which the proposed development concept does not meet zoning requirements related to access, circulation, and overall site design.

Modifications to the application may be required as a result of these comments. The applicant must address all comments and resubmit the relevant documents and drawings to show that the proposed development meets the zoning requirements.

Public Notice

Public Notice Period (for sites 10 acres or larger only): For Concept Plans on sites 10 acres or larger, at the time that the Concept Plan application is submitted, the applicant shall notify adjacent property owners that the application is on file at the Community Development Department. The notice shall inform adjacent property owners that they have a 15-day period to review the Concept Plan and submit any comments on the application to the Community Development Department. During this same 15-day period, the applicant shall also post a sign on all public street frontages at the site notifying the public of the Concept Plan application and its availability for review at the Community Development Department.

Administrative Approval

Once all comments and requirements have been met, and for sites 10 acres and larger, once the 15-day public notice period has been met, the case manager will refer the Concept Plan application to the Community Development Director for final approval. A blackline mylar copy of the approved Concept Plan will be recorded with the Jefferson County Clerk and kept on file at the Community Development Department.

Next Steps

Once the Concept Plan is approved, any proposed development will still require an approved Site Plan and building permit. Depending on the proposed use, a Conditional Use Permit may also be required. Any applications for a Site Plan, Conditional Use Permit, or building permit will be reviewed for compliance with the approved Concept Plan for that site.

Please be aware that this information is only a general overview of the process and submittal requirements. 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 Site Plan application is different, the purpose of the aforementioned pre-application meeting is for staff to review the conceptual plans and give the applicant more information specific to his or her proposal.

Questions?

Contact the Community Development Department at 303-235-2846.

Standard Concept Plan Review Schedule - Sites less than 10 Acres

Standard Concept Plan Review Schedule - Sites greater than 10 Acres

Review timelines:

Concept Plans typically take roughly four to six months to process and are reviewed administratively.  

Application Contents:

The following items represent a complete concept plan application.

• Completed 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)
• Written request and description of the proposal
• Concept plan—one PDF in 24 x 36 inch format
• Civil documents, if required (typically included with future site plan applications)
• Electronic (Adobe .pdf) files of all submittal documents—these may be provided via email or Dropbox/Drive link

Form and content of Concept Plan:

Project Information

• Title of document—centered at top of page
• 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
• Case history with applicable land use case numbers (will be provided by staff)

Graphical Information

• Adjoining property lot lines, buildings access, and parking
• Location of existing improvements/encumbrances that will remain on site:
• Buildings
• Parking and loading areas
• Easements, utilities, or other encumbrances that may impact development
• 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
• Curbs, gutters, sidewalks, and bike paths
• Sketch plan of proposed development concepts:
  • Proposed building footprints and land uses
  • Proposed circulation concepts, including proposed streets, sidewalks, drive aisles, bike lanes, access points, and parking areas
  • Proposed development parcels
  • Proposed open space concepts—include proposed location if aggregating for more than one development site
  • Approximate boundaries of each phase
• Location of 100-year floodplain, if applicable

Descriptive Information

• Statement of compliance with zoning
• Description of overall development intent/character 
• For concept plan amendments, describe the reason for amendment
• Explanation of phasing, if applicable, including how/when build-to and open space requirements will be met 
• Site data in table form, including proposed land use concepts by block, lot, or pad and approximate tabulations of lot areas, density, gross square feet of buildings, building height, number of units, open space, and proposed parking counts/ratios

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
• Soils report 
• Erosion control plan

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.

Concept Plan

Required Cover Sheet Items Signature Blocks

Use this signature block if your project is reviewed under the City of Wheat Ridge Zoning Code. Repeat owner and notary blocks for as many owners or lien holders on the subject property.

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 in accordance with the restrictions and conditions contained in this plan, and as may otherwise be required by law. I (we) further recognize that the approval of this Concept 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 ______________   )

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