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Home My WebLink About900874.tiff RESOLUTION RE: APPROVE COMPREHENSIVE PLAN FOR THE CITY OF BRIGHTON WHEREAS , the Board of County Commissioners of Weld County, Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and WHEREAS, pursuant to Section 31-23-208, C.R.S. , the City of Brighton has certified to the Board the new Comprehensive Land Use Plan of the City of Brighton, and WHEREAS, after study and review, the Board finds that it is in the best interests of the citizens of Weld County to approve the Comprehensive Land Use Plan of the City of Brighton. WHEREAS , the effect of such approval is to provide assurance that the Planning Commission and the Board of County Commissioners will fully consider the advice and recommendations of the City of Brighton, based upon its Comprehensive Land Use Plan, when the County considers land use issues involving the area within the Brighton Comprehensive Planning Area. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, Colorado, that the Comprehensive Land Use Plan of the City of Brighton be , and hereby is, approved as an advisory document. The above and foregoing Resolution was, on motion duly made and seconded, adopted by the following vote on the 26th day of September, A.D. , 1990 . /01A44 BOARD OF COUNTY COMMISSIONERS ATTEST: WELD COUNTY, COLORADO Weld County Clerk to the Board EXCUSED Gene R. Brantner, Chairman BY: Skit� 7( 4 .OOoN e rge K nnedy, ro- Deputy ¢gerk to the Board �- a�— APPROVED AS TO FORM: C ns ance M. Harbe i C.W. Cir County At orney Gord c 900874 l� MEMORANDUM f e WilkTo Weld County Planning Commission Data September 18, 1990 _ COLORADO Fem Chuck Cunliffe CI--( 1 — Subject: Brighton's Comprehensive Land Use Plan Colorado Revised Statutes, 31-23-208, requires a municipality to certify its comprehensive plan to each governmental body that has territory affected by the plan. Each affected governmental body must approve the plan before it is filed by the municipality with the County Clerk and Recorder. The Department of Planning Services recommends that the Planning Commission recommend endorsement of Brighton's Comprehensive Land Use Plan to the Board of County Commissioners. Brighton's adopted goals and policies or the recommendation of the land-use decision making body will be considered as recommendations by Weld County when reviewing development proposals within the unincorporated areas of Brighton's Comprehensive Land Use Plan area. 900874 BEFORE THE WELD COUNTY, COLORADO PLANING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS Moved by Jean Hoffman that the following resolution be introduced for passage by the Weld County Planning Commission. Be it resolved by the Weld County Planning Commission that Colorado Revised Statutes, 31-23-208, requires a municipality to certify its comprehensive plan to each governmental body that has territory affected by the plan. Each affected governmental body must approve the plan before it is filed by the municipality with the County Clerk and Recorder. The Planning Commission recommends endorsement of Brighton's Comprehensive Land Use Plan to the Board of County Commissioners. Brighton's adopted goals and policies or the recommendation of the land-use decision making body will be considered as recommendations by Weld County when reviewing development proposals within the unincorporated areas of Brighton's Comprehensive Land Use Plan area. Motion seconded by LeAnn Reid. VOTE: For Passage Against Passage Jerry Kiefer Bud Clemmons LeAnn Reid Judy Yamaguchi Jean Hoffman Ann Garrison Richard Kimmel The Chairman declared the resolution passed and ordered that a certified copy, along with the attached materials, be forwarded to the Board of County Commissioners for further proceedings. CERTIFICATION OF COPY I, Bobbie Good, Recording Secretary of the Weld County Planning Commission, do hereby certify that the above and foregoing Resolution is a true copy of the Resolution of the Planning Commission of Weld County, Colorado, adopted on September 18, 1990, and recorded in Book No. XIII of the proceedings of the Planning Commission. Dated the 18th of September, 1990. Q\o C ci, Bobbie Good Secretary 0IC7°It C COMPREHENSIVE TAAND USE PLAN , ,.s,�h r/a%',. %',41 ✓ a ,,..'�'3+� .r, v B�Jp r/ ro xa i gj r » SdR d W t r s 4 t Q. .e t .. " . y ; SY'F r 1. f' CITY OF BRIGHTON V900874 DECEMBER 1989 PREFACE LIST OF FIGURES I. INTRODUCTION: PREPARE FOR CHANGE 1 II. STATEMENT OF IMAGE 2 III. STATEMENT OF TOOLS 15 IV. GOALS AND POLICY 20 ECONOMIC DEVELOPMENT AND REDEVELOPMENT 20 URBAN FORM: LAND USES 22 . CITY FORM: RESIDENTIAL DISTRICTS 22 CITY FORM: SCHOOLS 26 CITY FORM: COMMERCIAL ACTIVITY CENTERS 26 CITY FORM: INDUSTRIAL DISTRICTS 30 CITY FORM: RECREATIONAL FACILITIES 32 SITE PLANNING AND BUILDING DESIGN 32 SITE PLANNING: BUILDING DESIGN 32 SITE PLANNING: FENCES 33 SITE PLANNING: HEIGHT 34 SITE PLANNING: ILLUMINATION 35 SITE PLANNING: LANDSCAPING 35 SITE PLANNING: PARKING LOTS 37 SITE PLANNING: SCREENING UTILITY EQUIPMENT 38 SITE PLANNING: SECURITY 38 SITE PLANNING: SETBACKS 39 SITE PLANNING: SNOW STORAGE AND REMOVAL 39 ACCESS 39 ACCESS: STREETS 39 ACCESS: TRAILS 42 ACCESS: WATER 44 ACCESS: SEWER 45 RESOURCE OPPORTUNITIES 46 RESOURCE OPPORTUNITIES: OPEN SPACE 46 RESOURCE OPPORTUNITIES: FLOOD PLAINS AND DRAINAGE . 48 RESOURCE OPPORTUNITIES: NOISE 50 RESOURCE OPPORTUNITIES: SOILS AND EROSION CONTROL . 51 RESOURCE OPPORTUNITIES: WILDLIFE 52 RESOURCE OPPORTUNITIES: VEGETATION 53 RESOURCE OPPORTUNITIES: BARR LAKE 53 RESOURCE OPPORTUNITIES: RIVERDALE ROAD 55 RESOURCE OPPORTUNITIES: HISTORIC PRESERVATION . . . 56 RESOURCE OPPORTUNITIES: MINERAL PRODUCTION 56 RESOURCE OPPORTUNITIES: ENERGY CONSERVATION 57 WASTE MANAGEMENT 58 WASTE MANAGEMENT: HAZARDOUS MATERIALS 58 WASTE MANAGEMENT: LANDFILLS 58 WASTE MANAGEMENT: RESOURCE RECOVERY 59 COST RECOVERY 59 PREFACE There are two equally important parts of this land use planning endeavor. One part is to describe what sort of city citizens and policy makers want. The other part is to devise the means of how to achieve the desired city. The introduction to the comprehensive land use plan does both: it provides a "statement of image," which is a description of the desired city, and a "statement of tools," which provides a summary of the administrative principles and philosophy of how to obtain the desired city. The statement of tools is followed by a more traditional statement of land use goals and policy. More detail as to how the desired city is achieved will be provided in a separate "Implementation Document," which will contain revised zoning and PUD documents. LIST OF FIGURES FIGURE NAME I REGIONAL VICINITY MAP II CITY LIMITS III LOCATION OF ACTIVITY CENTERS IV PARKS V IMAGE MAP VI FLOOD PLAIN VII NOISE CONTOURS VIII SOIL CONSTRAINTS IX WILDLIFE HABITAT X FRAGILE GRASSLANDS XI SAND AND GRAVEL RESOURCES XII OIL AND GAS WELLS XIII TRANSPORTATION XIV WATER MAINS XV SEWER MAINS I. INTRODUCTION: PREPARE FOR CHANGE BRIGHTON'S STRATEGIC LOCATION Brighton, Colorado, is on the threshold of change. In the late nineteenth and early twentieth centuries, although connected with Denver from the first by railroad, Brighton remained physically, socially and economically separate from Denver. Brighton retained its own economic independence through the railroad, agricultural processing, and oil. But by the 1960s and 1970s this independence began to deteriorate with the demise of the of the sugar beet industry and the fluctuating anemia of oil and agriculture. The construction of expressways, notably U.S. 85 and I-76, made it increasingly possible to live in Brighton and work and shop elsewhere, a bedroom suburb in the making. With the possible construction of E-470 and the New Denver Airport, expectations for Brighton are changing. Developers have anticipated and speculated on anticipated growth. Within the past three years, Brighton has annexed and zoned for 21,000 potential dwelling units, 20 million square feet of commercial development (equal in square footage to downtown Denver) , and more than 4 million square feet of proposed industrial development. (See Figure I, Regional Map and Figure II , City Limits) Even if the airport and E-470 do not materialize, Brighton is in a strategically advantageous position, and will grow when the regional economy improves. Within 30 minutes of Downtown Denver, Brighton's growth area includes the largest undeveloped sector of land in the Denver metropolitan area. The growth area is a "piece of undeveloped metropolitan pie." Given this location, Brighton will expand along the U.S. 85 and I-76 corridors during the next growth period, even without E-470 and the airport. Brighton's growth is dependent, and has always been dependent, on its location adjacent to major transportation facilities. If they do occur, E-470 and the New Denver Airport will accelerate and rearrange growth by the last half of the 1990s. Brighton could become home for many of the employees associated with the new airport. Residential housing will begin appearing within the growth area. Commercial and industrial development will cluster around the interchanges of U.S. 85, I-76 and E-470. The citizens of Brighton should confront change and make fundamental decisions. The following issues should be addressed: • Will metropolitan growth engulf Brighton, leaving it a faceless suburb, or will it retain a positive image, the outstanding city in Adams County? • What are the benefits and costs of growth in terms of life-style and city budget? Will the city be prepared to measure the benefits and costs of development, and to discourage development that does not measure up to accepted policies or will create long term deficits? Comp Plan, page 1 • What level of performance will the city expect of new development? • Will the older portions of the city be forgotten, creating a decaying hole in a growing donut? • How will the new city function and what will it look like? • Will the city try to regain and attract basic jobs? Brighton now has a fundamental choice: either sculpt a future city guided by its own program or let things happen haphazardly and hope for the best. Part of the creation of a coherent image is being able to confront questions such as these. A good place to begin to answer them is through the comprehensive planning process. A description of future Brighton, a statement of "image" and the principles of how to achieve this future city, a statement of "tools", follow. II. STATEMENT OF IMAGE CITY IMAGE: BUILDING A SUCCESSFUL AND DISTINCTIVE CITY The single most important goal of this plan is to establish Brighton as the most successful, distinctive, attractive, and livable city within Adams County. Brighton is, and will continue to be, a part of the Denver metropolitan area, but being a "part of" the metropolitan area does not mean that Brighton should or will become another bland suburban municipality. The city should strive to maintain and enhance its own identity, distinct from other suburban municipalities in Adams County and along the Front Range. There are five components to the continuation and creation of this distinctive and attractive city: • Economic Development and Partnership; • Urban Form; • Site Planning; • Access and Mobility; and • Using and Protecting Natural Resource Opportunities. A successful city is created by building balanced policies which combine all of these components. Comp Plan, page 2 A. CITY IMAGE: ECONOMIC DEVELOPMENT AND PARTNERSHIP Obviously, economic development is of paramount importance. Policy makers should realize that economic development and quality land use planning go hand in hand. Consistently administered land use planning does not retard economic development. Economic development is dependent on factors both internal and external to the community. Economic development is dependent on the health of the economy of the Denver region and the Mountain West. The success of the regional economy is beyond local control. But given this very real limitation, Brighton can take advantage of its strategic location and its own internal human resources--a partnership of business and government--to secure a competitively advantageous position when the regional economy does regain strength. This partnership and the products they produce--a package of amenities--are briefly outlined below: 1. Economic Development as a Partnership A successful city can be created by a partnership composed of business, government, the school district, volunteers and non-profit organizations. The partnership will invest in and promote the creation of an "amenity package." Over the long-term this "amenity package" will enhance Brighton as a quality place in which to live, work, shop, go to school and recreate. Government will offer efficient services in terms of police protection, recreation, parks, and utilities. Employers will find Brighton a quality place in which to conduct business and in which to live. Schools will continue to offer quality education to the young. Builders, in partnership with the city, will provide quality housing opportunities for diverse markets. The partnership will offer its citizens a range of amenities that go beyond minimal service levels. 2. The Partnership Packages Amenities In this packaging of amenities, the partnership is acting very much like a developer who offers a quality product to potential customers searching for a good place to live and/or work. The durable and pleasant city, once portions of it are literally set in concrete, not only creates a livable city but also doubles as a package to market Brighton to prospective residents and businesses. Amenities Brighton can offer include quality regional and neighborhood retail services, good schools, a first rate transportation network, employment opportunities for a wide range of incomes, efficient and fair government services, and recreational opportunities. Offering an amenity package is the key to a profitable bottom line for both public and private budgets. Quality land use and economic development are interrelated, because business organizations seek quality locations in which to reside and work. Comp Plan, page 3 3. A Long-Term Proposition Creating a city with an amenity package is a long-term proposition, and the public and private costs and benefits of implementing this vision are spread over decades, not months or years. It can not be accomplished in the short term. The vision of Brighton should be handed down from one City Council to the next, from one generation to the next, by public and private organizations. It can not be accomplished by speculators, developers or builders who wish to earn maximum profit on shoddy products, then move onto other jurisdictions. It is the partnership's responsibility to create a durable and pleasant city for future generations. B. CITY IMAGE: URBAN FORM A paramount aspect of a successful, distinctive city is urban form. The partnership should recognize that development location and site design of Brighton is of primary importance to the city. Good urban form has two attributes: it produces functional products and pleasant living and working environments. A well-designed city integrates components into a functional and livable whole. These components are: • Quiet, pleasant and safe residential districts; • Activity centers, including regional, community and neighborhood shopping/mixed use centers; • Functional and pleasant industrial and warehousing districts; • Open space, trails, storm water drainage and wildlife corridors. Most cities have these components. The difference between cities with a poor image and ones with a positive image is a matter of how well these elements are designed, both internally and in relation to one another. Goals and objectives concerning these design elements follow: 1. The Residential Neighborhood: A Quiet, Safe and Pleasant Place to Live Brighton is, and will continue to be, a quality place to reside. This is Brighton's niche and calling card. The challenge of the future will be to maintain, enhance and market Brighton as a good place to live--without becoming a faceless "bedroom suburb." The central theme in all land use planning will be to "give your house a good home." The residential neighborhood is a place where a family can live safely in quiet, pleasant, and private surroundings, close to a full array of retail services, educational and employment opportunities, and multi-functional open space. Comp Plan, page 4 Just as much attention will be given to existing neighborhoods as the new neighborhoods. Policies will be formulated to protect existing neighborhoods from incompatible uses, densities, and traffic. Other services, such as storm drainage, should be enhanced. The design of residential areas emphasize a pedestrian environment, ideal for the safety of children. Public open space along a creek or ditch are easily accessible to nearby residences. Trails and sidewalks lead to logical destinations, including elementary schools, parks, and neighborhood stores, and child care facilities. Pedestrians, bicycle and motor vehicle traffic are separated whenever possible. Shopping centers and high schools are within a reasonable walk or short drive from home. The noise, glare and other pollution generated by industry and commerce does not reach the residential neighborhood. All residences are landscaped, some with plants with low water requirements, others with more traditional blue grass lawn. At minimum, all single family detached dwellings are landscaped with sod and a tree in the front yard. Additional landscaping will be encouraged. Fences will be allowed for privacy reasons, particularly along the arterial streets. Motor traffic will be slow and light within the residential neighborhood. On local streets traffic will be limited to that of your immediate neighbors. Traffic is slow on these residential streets, approximately 15 to 20 miles per hour. Streets are not only designed for motor vehicles, but for the safety of children. An important part of the design of residential neighborhoods is the location of educational facilities, including day care, elementary, and high schools. Each street and neighborhood should be designed with the safety and mobility of children in mind. Sidewalks and trails should connect residential areas with schools. Elementary school children should not have to cross a busy arterial street on the way to school. Sidewalks should be wide enough to accommodate pedestrians without forcing children onto streets. Intersections should be designed to minimize potential accidents between children and vehicles. There also should be distinct physical boundaries which help define neighborhoods. Collectors, arterials, paths, rivers, creeks or lakes may help define the boundaries of neighborhoods. The division of Brighton into neighborhoods should be made with physical items such as roads and ditches, not with ethnic differences. Every effort should be made to find design solutions which will help erase the north-south division of Brighton. One possible solution is to encourage the placement of one or more "activity centers" north of Bridge Street. Comp Plan, page 5 2. Activity Centers Another component of Brighton's urban form will be activity centers. Activity centers are places of intense human action. The most logical places for intense human activity are where streets cross. In Brighton, commercial activity will be located where business is most apt to be successful: the intersection of streets. Intersecting streets provide high visibility and accessibility. Activity centers will be arranged in a hierarchy, including regional, community, and neighborhood centers. The scale of the activity center is tied to the scale of the street. The more traffic, the larger the center. The scale of the center is not only tied to the scale of the street, but to the market the center serves. Neighborhood centers serve a local residential market, community centers serve community-wide markets, and regional markets serve markets beyond Brighton. (See Figure III, Location of Activity Centers) This heirachy of commercial centers is summarized below: a. Regional Activity Centers (RACs) The most intense activity centers, called regional activity centers, take place at the interchange of arterials and expressways, ensuring high accessibility and visibility. K-Mart and McDonald's is the closest current example of a regional center, although the new activity centers along I-76 will exhibit more intense use. The regional activity centers will become places for people, with pedestrian plazas, eating areas, fountains and extra landscaping adorning the centers. Regional activity centers are designed to be more than mere shopping centers, with opportunities for mixed-use recreation, entertainment, higher density housing, and office development. The primary means of access to the regional center will be the automobile, but pedestrian access will not be overlooked. Building height, density, and human activity will reach a crescendo at these regional activity centers. Through quality design and successful business, they will project an image of Brighton as a thriving, suburban metropolis. Lower density residential uses, outside storage and other inappropriate uses should be discouraged from locating within activity centers. Regional activity centers should compete for retail sales, drawing customers from Commerce City, Thornton and from other jurisdictions. b. Community Activity Centers (CACs) The community activity centers are geared for the Brighton market and will be located at the intersection of arterials. The center will be accessible to pedestrians via trails and Comp Plan, page 6 sidewalks. Mixed-uses will also be encouraged at community centers. Like the regional center, the success of the community center is linked to visibility and accessibility. c. Neighborhood Activity Centers (NACs) Neighborhood centers will be located at the intersection of arterials and collectors, or at "higher order" community or regional centers. Neighborhood activity centers serve consumer demands from adjacent residential areas. Neighborhood centers should be within walking distance of most of the residential development within a neighborhood, and should be designed to accommodate pedestrian as well as vehicular traffic. The size of these centers are limited in order to protect residential neighborhoods from traffic, noise and fumes. d. Mom and Pop Stores (MAPS) Provisions should also be made to allow for small-scale retail and service (mom and pop) establishments at the intersection of collectors, as long as these establishments are compatible with the neighborhood and traffic flow. The size and uses allowed within a mom and pop establishment are limited to protect the neighborhood. e. Existing Activity Centers Policies and programs should also be initiated to redevelop and enhance selected areas of historic Brighton. All methods which would achieve redevelopment should be explored, particularly public/private partnerships. Alternatives to consider include: establishment of an urban renewal authority, special improvement districts, and capital improvement programs. Land use policies should be developed which will encourage and not restrict redevelopment. Long-term, market-oriented solutions that would bring business and people to the existing commercial areas should be sought. Meanwhile, incremental improvements in terms of facade treatment, signs, landscaping will be encouraged. Bridge Street is improved when properties are redeveloped. Vehicular movement is enhanced through encouraging shared curb cut programs. Landscaping is encouraged not only along the street, but also to the rear of lots. Lighting, traffic and drive through windows are designed so they do not disturb nearby residential properties. Fourth Street is preserved through current residential zoning; further strip commercial development along this important corridor is discouraged. 3. Industrial and Warehousing Like commercial development, industrial and warehousing uses are located adjacent to arterials and expressways where they are accessible. Location will also be limited to where, noise, Comp Plan, page 7 traffic or other negative external effects will not disturb residential neighborhoods. Campus-style light industrial and office parks, potential homes for multinational corporations seeking locations near the airport, will be encouraged. Developers of industrial and warehousing property will be encouraged to provide quality development, with attention paid to integrating all development within the project into a pleasant and functional whole. Jumbled masses of ugly industrial development will be discouraged. Unsightly outside storage yards should be screened from residential areas and arterials. 4. The Emerald Chain: Open Space, Trails, Storm Water Drainage, Wildlife and Streets One of the keys to making Brighton a successful and distinctive city will be the development of emerald chains, composed of open space corridors along irrigation ditches, creeks, parks, Barr Lake, the South Platte River and tree-lined streets. The open space corridors along irrigation ditches and Second and Third creeks will tie the residential and commercial centers of the city together, an interlocking thread which will give the community a social and physical urban form. Residents of each future neighborhood should have access to the emerald chain. The emerald chain will make Brighton the queen metropolitan city in terms of recreational amenities. The open space corridors are particularly important because they will be multi-functional. They will serve storm drainage, irrigation, trail, and wildlife functions as well as for open space and recreation. (See Figure IV, Parks, Open Space and Trails. ) The components of the emerald chain are outlined below: a. Trail City One trademark of Brighton will be "Trail City." From home the pedestrian will follow sidewalks along residential local and collector streets, which will in turn connect to "pedestrian arterials" along the open space corridors formed by the ditches, storm drainage facilities, and Second and Third creeks. Along the ditches, the trail leads to community and regional shopping centers, making possible a trip to the store without interference with vehicular traffic. Sections of dirt trail, built because of budget constraints or because of undeveloped adjacent tracts, interconnect sections of concrete. b. Open Space Corridors The trail system will follow the open space corridors, which will be anywhere from 200 to 1,000 feet wide, depending on how successful the city is in obtaining and maintaining open space. The open space corridors will exhibit a "natural western" theme, and will be seeded with native grasses. This Comp Plan, page 8 continuous open space will give residents opportunities for both active and passive recreation and solitude. The open space corridors along Second and Third Creek will be inter-regional, climbing towards the airport in Commerce City. c. Surface Storm Water Drainage Open space will also serve as corridors for surface storm water drainage systems. Grass covered swales, capable of carrying a major rainfall event without damage to nearby structures, will generally follow the trail system in the drainage basins. Drainage swales connect to basin-wide drainage systems. The Second and Third Creek flood plains will be free of residential development and provide a cross-section of approximately 800 feet of linear open space along the streams. Trails and drainage lead to clustered detention facilities, which also serve as parks. d. Wildlife Corridors Wildlife, particularly mule deer, use the open space along the creeks and ditches at night, using them as dispersal corridors linking wetlands. The basin-wide detention facilities also function as new wildlife habitat. e. Tree-Lined Streets In addition to the open apace corridors, part of the emerald chain are tree-lined streets. Brighton's tradition of tree-lined, residential streets will be carried into the new areas of the city. As existing street trees in the older residential areas reach old age, a program of replacement should be initiated. Brighton's pioneers planted the desert to create a verdant, tree-lined city. Citizens should not become complacent and let this image die. Tree-lined streets are an important aspect of the emerald chain. This emerald chain will become the hallmark of Brighton and become an economic development tool. C. CITY IMAGE: SITE PLANNING AND BUILDING DESIGN Of equal importance to the location of streets, activity centers, industrial areas, open space, trails and other features, is site and building planning. It is from the immediate, three-dimensional site at hand that we gain our experience of a city, and have a notion of how well it performs. It is how well the details of a site plan mesh together--buffering, landscaping, parking, fences, handling of trash and mechanical equipment, building massing and design, and illumination, among others--that determines the success or failure of a city. Some site planning elements and objectives are outlined below. Comp Plan, page 9 1. Buffering and Boundaries One important function of site planning is the protection of property values. Property can be devalued if incompatible uses are permitted adjacent to one another. When smoke, noise, dust, glare, vibration, odor and unsightly views pass over a property line, values drop. Development should be designed so that these negative externalities are mitigated through buffering and the design of boundaries between uses and streets. These boundaries should be designed to minimize or, if possible, to eliminate negative external effects through the use of landscaping, setbacks, or other buffering methods. Every effort should be made to internalize external costs. 2. Landscaping Landscaping serves various functions which are not only aesthetic, but are directly related to preserving and enhancing a safe, clean and efficient city. Plants remove carbon dioxide from the air and produce oxygen, a prerequisite for human existence. Plants can be used to enhance energy efficiency by baffling winds and by providing shade. They help to reduce erosion and help to enhance water quality. They are also an economic development tool, which helps to secure an economic base from image conscious corporations. Thus every plant should serve a purpose and should be sited in such a manner that it has a chance to survive and be maintained. 3. Parking Lots One major site planning objective is to produce safe, efficient and pleasant parking lots. Parking lots are often dangerous places, and they should be designed to direct traffic flow safety with minimal pedestrian-automobile conflicts. They should also not became a sea of asphalt, which are visually displeasing and can cause runoff and water quality problems. 4. Fences Fences, like landscaping, should be used where they serve an appropriate function. They can serve as buffers between different land uses, can provide privacy and security, and safety for children. But they should not be used inappropriately: in sight triangles, between similar uses, or to create walls between neighborhoods. 5. Utility Equipment Most utility, mechanical and trash equipment can be effectively screened from view. Not only will this make everyday life a bit more pleasing visually, but it protects health and safety by preventing blowing trash, protects the equipment against the weather, and prevents dogs, vermin, and children from interfering with trash or mechanical equipment. Comp Plan, page 10 6. Building Design Quality, three-dimensional, 360-degree building and site planning will be encouraged. Building design is vitally important to the image of a city, but good design can not be dictated by government. Therefore entrepreneur-developer will assume the primary responsibility for providing a planned, well-designed community within broad design parameters. The discussion of design should not degenerate into hour-long discussions of which way the siding should be mounted. However, most obnoxious designs should not be allowed within Brighton. For example, an endless parade of multi-family boxes, each with an identical facade, belong in other suburbs. Along with this commitment to quality design, the partnership will encourage the development of Brighton on a "human scale." Buildings will generally not exceed 40 feet in height, although a special review process is available for property owners wishing to build above that limit. High rise buildings should be located within community or regional activity centers. The public discussion of building design should stop at the exterior wall. The internal layout and decoration of a building is up to the owner, as long as the structure meets Uniform Building Code and associated mechanical standards. 7. Illumination The illumination of parking lots, facades and signs is an important part of city image. All lights should be shielded to prevent glare. D. ACCESS AND MOBILITY Another objective in building a distinctive city is to carefully design and integrate transportation and land use. Design streets so that they perform well in serving a tripartite purpose: mobility, and access to land, and as contributors to a pleasant place to live. 1. A Functional Hierachy of Streets Each street will be designed and maintained to serve a particular function. Local streets should be designed to directly serve land use. Collectors intercept local streets and do not have direct access to land. Collectors feed directly into community activity centers, making the trip from home to the supermarket a short trip, or to an arterial. On the arterial, the motorist zips along at 40 to 45 miles an hour, coming to signalized intersections only two or three times in a typical mile. Aurora-like strip development is avoided by clustering commercial activity around the intersections and by not allowing it to spread out along the arterials, thus ruining the traffic flow along a very expensive street. Access to collectors and arterials is limited. Arterials Comp Plan, page 11 are designed and maintained in order to provide mobility. Local streets are designed for access. Mobility and access should not be confused. (See Figure III. ) 2. Attractive Streets Street trees and landscaped medians, built as budgets allow, add immeasurably to Brighton's emerald chain of landscaped boulevards and open space. As Brighton becomes home for larger corporations, the City holds an "adopt (pay for) a median" program. Attention is paid to the design of street lights, signals and other utility equipment, concentrating on achieving something better than the Denver norm, signals swinging in the breeze mounted on wire. Inter-regional arterials, including 120th and Buckley, are designed as 200 foot-wide boulevards, reminiscent of Mayor Speer's master plan for Denver. The right of way will be able to accommodate high occupancy vehicles, and, in the distant future, mass transit vehicles will connect Brighton to the new airport and to the Denver metropolitan area. 3. Entrance Statements Like any quality development, Brighton should provide attractive entrance statements. Special attention should be given to the interchange of Bromley and U.S. 85. , U.S. 85 itself, and the interchange at Bridge Street and U.S. 85. At a later date, other entrances could be improved, such as the I-76 corridor and Sable. A landscaped corridor should also be designated along U.S. 85 from 120th to Baseline Road. Here the partnership should build a screen of trees along U.S. 85 to buffer the potential industrial district to the east of the highway. E. CITY IMAGE: RESOURCE OPPORTUNITIES Distinctive cities cultivate their natural resources. Brighton is fortunate in having abundant natural resources: relatively flat topography, most of which is suitable for building, the South Platte River, Second and Third creeks, Barr Lake, native grasses, wildlife habitat, and irrigation ditches. Many of these resources provide opportunities for valuable open space and trail corridors. One of the most important tasks facing the citizens of Brighton is to conserve these resources and use them appropriately in order to enhance economic development and quality of life in the long term. Some of the key resources of how to manage them are briefly outlined below: 1. Conserve Resources Through Engineering and Planning Quality engineering and planning are the key management tools for these special areas. Engineering can overcome difficulties such as natural hazards and soils with severe building limitations. Proper planning of the South Platte River flood plain and the area around Barr Lake will ensure protection of these areas as Comp Plan, page 12 well as provide recreational amenities. The idea is not to shut these special districts off from development of any sort, but to design development to complement and enhance these natural resources. 2. Flood Plains Flood plains exist along the South Platte River, Second and Third Creeks and Todd Creek. Residential development should be prohibited within flood plains, but other compatible and profitable uses should be allowed. These flood plains should be used as an amenity and a resource for the residents and wildlife of the city, an opportunity to retain open space, provide recreation, and, when handled properly, allow the development of flood plain-compatible uses, such as gravel mining. 3. Barr Lake Barr Lake is a premier natural resource for Brighton. The lake is important not only as a wildlife refuge and as a recreational facility, but also as an amenity which will ultimately make the developable areas around Barr Lake a valued location for compatible land uses. The objectives in the Barr Lake area are to protect wildlife habitat, to provide recreational opportunities and open space, and to provide a quality, high amenity, location for compatible land use. Land use and water quality should be carefully controlled in order to protect and enhance Barr Lake. Land aquisition programs and a non-residential buffer area should be implemented to carry out these goals. 4. Wildlife Resources The Platte River, Barr Lake, and associated wetland areas provide an important habitat for many species of mammals and birds, including foxes, herons, and birds of prey. Wildlife has an economic value in terms of recreation and hunting as well as value in terms of maintaining and enhancing quality of life. 5. Ground and Surface Waters Quality of ground and surface waters should be constantly monitored, protected, and improved. This is particularly important given the history of using Adams County as a dumping ground for toxic wastes and other assorted trash. Although the state and federal governments have taken much of the responsibility for protecting the quality of ground and surface waters, the leaders and citizens of Brighton should constantly monitor, plan, conserve, and safeguard their sources and quality of water. Local regulation is the last bastion protecting this vital resource. Comp Plan, page 13 6. Energy Resources and Urban Form Along with the flood plains, creeks, lakes, soils, and wildlife, one resource that can not be forgotten is energy. If any prediction of the future can be made, it is that fossil fuel sources will become more scarce and expensive in the long term. The partnership should have enough foresight to build their city to anticipate this shortage. This entails not only measures such as building well-insulated structures, but also carefully designing city form. The city should become relatively compact, where citizens live, work, go to school and shop in close proximity. The city should be designed so that it is possible to walk or ride a bicycle to your destination. City form must not be entirely dictated by our collective love affair with that energy hog, the automobile. A city which is more energy efficient has a competitive advantage over other cities. CONCLUSION Every city has an image which resides in the minds of residents, visitors, and those who conduct business. Think of the images that come to mind of cities around the county and around the state: some cities bring to mind junk cars and exposed storage yards, some of affluent dwellings and streets full of mink coats and skis, some cities have indistinct images with no sense of place. Image, which is related to products and markets, does help determine the success or failure of a city. This "image" statement does make a number of assumptions. The most important assumptions are: economic development and image-creation are possible and worthwhile goals; Brighton should prepare for change; government and business share the common goal of providing an amenity package for citizens and visitors; and the creation of a livable city is a long-term proposition. Brighton's image includes: establishing a coherent system of streets to facilitate movement about the city and access to property; building an "emerald chain" composed of landscaped creeks, streets, parks, trails, Barr Lake and the South Platte River; improving entrances to Brighton; encouraging commercial business to locate along streets of appropriate traffic flow and scale; redeveloping and enhancing the existing portions of Brighton; and protecting property values by minimizing the flow of negative externalities, such as noise, glare, dust, smoke, odor and traffic congestion over property lines. This summary is presented on the "Image Map", Figure V. Comp Plan, page 14 III. STATEMENT OF TOOLS A. INTRODUCTION None of the land use goals and objectives outlined above--the creation of an "emerald chain", the activity centers, buffering and so on--can be achieved without skilled administration, an atmosphere of cooperation, and all the other necessary "tools" which will be required to create the successful and distinctive city. This section describes the zoning and performance systems which are designed to create future Brighton. There are two prevalent land use management schemes operating in the United States: performance and zoning based systems. The proposed land use scheme for Brighton is to use the best of both techniques to promote flexible land use regulation and guidance for development within the city. A carpenter carefully chooses the appropriate tool to be used to achieve desired effects; in the proposed land use management system the carpenters--developers and builders--in partnership with city government, will have the choice of using a conventional underlying zone or a system based on performance policies. The zoning tool is best used to preserve existing well-kept neighborhoods and to segregate noxious industrial uses. The performance tool, flexible and negotiable, is best used when developing new areas of the city or redeveloping selected, existing commercial and industrial areas. After an analysis of the land use system's alternatives and the proposed project, city-builders will choose the tool which best achieves their desired ends. Both the conventional zoning code and the PUD are presented in the "Implementation Document." Zoning in Brighton will remain very much the same. Permitted and conditional uses will be listed for each zoning category. The intention is to allow for development with easily understood regulations with explicit, but non-negotiable, design standards for setbacks, density, and height. The performance system, incorporated into the PUD, is allowed as an alternative to conventional zoning. The system will feature performance policies, allow for mixed use, provide flexible policies for such items as landscaping and parking, allow for negotiation, and emphasize quality site planning as well as providing guidance toward city objectives. Policies common to both systems concerning basic items, including minimum standards for parking, landscaping, and fences, will be incorporated into the "Implementation Document." Safeguards should be built into both systems that would not allow development which does not "fit," in other words: development that devalues adjoining property, development which would disturb neighbors in terms of traffic or noise, or development which is inappropriately massive for a particular neighborhood. Neither system should allow for areas of the city to become substandard in terms of parking, landscaping, and traffic and access control. Comp Plan, page 15 B. ADMINISTRATIVE PRINCIPLES Any land use management system, zoning or performance based, should function according to sound administrative principles. These principles are outlined below and should be followed in the creation and administration of the dual zoning/performance system: 1. Market Driven Systems Administration of land use policy is eased when zoning is able to respond, and not dictate market forces. When the performance option is employed the Brighton land use management process becomes "market driven." It will be the private property holder, not the government, who will make the fundamental, initial decisions concerning the use and location of proposed development. After an analysis of market trends and forces, the developer will make initial decisions concerning the proposed use and location of a project. These initial decisions will be brought to the city and compared directly against the city's objectives, as stated in the performance policies and in this Comprehensive Land Use Plan. 2. Property Owner is Responsible for Quality Development With this discretion comes the responsibility to develop a quality project which will benefit the community at large. Given the performance option the property owner has the primary responsibility for providing a quality product. It is the applicant's responsibility to be a good developer and neighbor. The role of the city is to encourage quality development and business, and to ensure that basic policies that protect the community from poorly planned development are followed. Having been given the primary responsibility for the project, the owner can not blame the city for the possible failure of the project. The performance option will not mandate precisely how many trees or how many parking places will be required for a project. It will be up to the developer to design within the broader parameters of the performance system, which emphasizes quality site planning, attention to what is next door, and the relationship o£ the proposed development to the street. 3. Encouraging Negotiation Toward Common Objectives One of the prime characteristics of a good plan is that cooperation and negotiation between government, neighbors, and business is sought. More can be accomplished through a partnership aiming at common objectives than through a conflicting relationship between those who are regulated and those who regulate. Negotiation should be directed toward common objectives and goals as outlined in the land use management system, and should not degenerate into "contract zoning" or dispensation of special political favors. Land use policy provides the direction and consistency necessary for the Comp Plan, page 16 administration of the plan. Negotiation and flexibility should not imply administrative chaos. Policy provides control and direction. 4. Provide Incentives A related concept is the provision of incentives. A plan can offer incentives to "encourage" certain activities. In a point/performance system "encouraged" development activity earns positive points. Americans become angry, stubborn and frustrated when faced with a long list of "do this, and this, and then this. . ." Working incentives into the plan allows for negotiation and is much more successful in obtaining a quality product which serves both the developer and the community well over the years. 5. Provide Both Flexibility and Predictability Policies should be flexible but yet predictable. A wide range of creative solutions should be allowed for any given project; yet the outcome of the process should be fairly predictable. The key is to stress how a development performs, and not try to inflexibly dictate in advance the specific details which compose a project. Cities are in constant flux as people and markets change. The performance option allows for flexibility and change in conditions and plans. 6. A Commitment To Fairness A city which allows for flexible land use regulations must pay special attention to the issue of fairness. Applicants for similar types of projects should all be treated the same. For example, one person who wishes to build a new single-family house should face the same policies as the next person, given similar site conditions. Given different projects and sites, differences in applications and procedures will arise. But differences should not arise because of the individuals involved. Everyone should be treated the same with no special favors. 7. Institute Consistency A concept closely related to fairness is one of consistency. The city should develop an institutional consistency which lasts through time and which transcends the constant turnover of individuals in decision making or administrative roles. Only through the development of institutional consistency can those developers who have a long term stake (often measured in decades) in a piece of property obtain the stability and the assurance that their long range plans can be fulfilled. Comp Plan, page 17 8. Information for Decisions As part of government service, the land use management system should provide information to help the applicant construct a quality product which will protect and enhance the land and the community. The land use management system will have a series of maps flagging critical areas, which include flood plain, severe soil conditions, and wildlife habitat. These special areas require more information, planning, and sometimes engineering than in other areas without these limitations. The key to good planning and successful projects is good information. The performance system calls on zoning administrators, the Planning Commission, the City Council, and applicants to make decisions based upon factual information. Each party involved is asked to submit evidence about whether the project meets or does not meet specified performance policies. Decisions are based on factual evidence. 9. Allocation of Costs The plan should develop a fair, consistent, flexible, and simple strategy for allocating costs, including the costs for the information needed to make good decisions. The strategy should fairly allocate necessary improvement costs to the sources of demand. The process of cost allocation should be applied consistently and to all property and all individuals. Existing residents (old-timers) should not be asked to subsidize the costs of new development (newcomers). If the costs of creating a special city are allocated fairly and evenly, most builders and developers will shoulder their fair portion of the cost. 10. Streamlining The land use management system should minimize time and cost for all applicants. One principle of reducing time and cost for the applicant is: "simple projects require simple permits." Common sense tells us that an application to enclose a porch on an existing residence should take much less time, effort and information than to subdivide a quarter section. Efforts should be made to minimize the time and the number of steps it takes to obtain a permit for larger projects. For these larger projects the principle is "one stop shopping," meaning the number of trips to the Planning Office, Planning Commission and City Council should be minimized. This whole effort is called "streamlining." 11. Provide Notice The city should provide appropriate and adequate notice to those having a stake in a land use decision. Inform neighbors, public and private agencies, and other individuals of pending projects in a timely fashion. Allow for community input into the planning process. Comp Plan, page 18 12. Link Comprehensive Planning to Implementation Any land use scheme should be designed so that in can be carried into action. Sometimes comprehensive plans and policy plans are written with lofty goals and objectives, only to shelved and ignored in the everyday administration of land use. Policy planning and implementation are an integrated concept: goals and policies should be directly compared against proposed development. The performance option accomplishes this by integrating policies and tools for their implementation within the same document. By directly linking a policy plan to an implementation scheme, the discussion surrounding land use proposals is directed to important issues. In other words, the plan should accurately reflect commonly held community values. Discussion of a project should not deteriorate to trivial details which do not add to the enhancement of the city. Policies that address items which do not reflect community values and expectations slow down the development process and undermine planning efforts, as the Planning Commission and Council try to sidestep the unwanted rule though variances and lax enforcement. Rules or issues which do not enhance a desired objective should be removed from the plan. They are a hindrance. There should be a direct link between means (implementation) and desired ends (policies and goals). CONCLUSION The goal is to create a positive and quality community, both in terms of what appears on the ground and how business, government, and individuals view each other and the products they--together--create. Businessmen will be able to protect their investments by having assurance it will not be ruined by what is built next door. Individuals will benefit from the flexibility and information available from the administrative system. Government will benefit from doing what it should be doing: serving, protecting, and encouraging quality land use and business. It is within this context of a plan which promotes and encourages, as well as carefully regulates, that a successful and distinctive city is created. By employing the principles of administration listed above, Brighton will provide a service to the public, not an ordeal. Comp Plan, page 19 Base Line Rd. `1!;at .. n /4. " ss ; St. ? ;i p to tito t •;t `9 s't a v Q :a = tPP atiY= ' cc Qva;::3 :Pi `>:3#gh�F� BARB NORTH � t".' LAKE U s ... U • a A i � A. .0th A tat' .. PROp• �'• ,,„:„ I f 3;E cc 4� / E. 104th Ave. in ¢ m d o PRAOIPROpSOERDT SETS ER a E. 88th Ave. A E. 64th Ave. FIGURE I. Regional Vicinity Map __-.... _ - r W 2J11'. Z za a F .o]. O p N w W < < O U 2 = CO Z Up `! z F = 0 C f 2 w v c p Z r 11 lim e J o z c� Z ,, u' � ........ 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E...W UW= V G O = N .1;m m •v ro c = ` =FF O C H m W m /A O J �I a a & a y 0 3 V U c�a t}7 i° w o Y v 44 o E o Y m m d ' Q o 0 a< W o - S Z W JJ U I o U A o e0 0 K a ` W<I e N ¢ U H a U m Z � � � � � � � m tv,.a _ mzK4c0 Wo <� < K R W U 0-00"4$ w ac—O§0 0 cc IL Q D \1r i NI, - ',,. c ,-4,ipi Y 5il Illitiltlii :milkiv �iiri ��plilli r : —.. ett ►, r ��•.Julius%gigi ah,/,,, �1iv, , z -w t yo 47-1.. � _ \'6 8 R 3 £ hliy "'?„ W W ' "1�unt len� ir. ,--z wri %or, , , �� ,.iiiID,r 77„... 4p 44c,4.,,,,„ . • T.�, ,_ 1S nw3e _.......... ._ �� IA 1 II \',.... ., 4 iiIA 1111111 1 - \._ ir,,, ,, ,, ..7 ,- ,,„ 1S 3U/Y3SOA IV. GOALS AND POLICY ECONOMIC DEVELOPMENT AND REDEVELOPMENT ECONOMIC DEVELOPMENT Promote and implement a balanced policy which emphasizes GOAL 1 both economic development and design issues. Policy: Create Balanced, Long-Term Economic Development Efforts Enhance and promote Brighton using a balanced policy. Equal weight should be given to: economic development; continual promotion of the city; advanced marketing techniques; and quality aite and building design. Recognise the importance of economic development, but do not forget the role of design, including site, building and sign design, in promoting economic development. Do not allow the deterioration of Brighton in the name of economic development. ECONOMIC DEVELOPMENT Create a partnership of business and government in order to GOAL 2 attract new business and halt the deterioration of any area in the existing city. Promote measures which will eventually create a quality mixed use environment which will generate sales and sales taxes. a. Policy: Create a Business Improvement District Investigate the advantages and disadvantages of creating a Business Improvement District. b. Policy: Create a "Shell" Redevelopment Authority This authority would not adopt an urban renewal plan until feasible projects are on the drawing boards. Tax increment bonds would be issued only for limited geographic areas which incorporate these feasible projects. "Feasible projects" are those in which produce sufficient revenue to adequately service tax increment bonds. c. Policy: Support Economic Development and Renovation Efforts Coordinate and support the efforts of the Economic Development Corporation, the Downtown Development Authority and the Chamber of Commerce. Comp Plan, page 20 d. Policy: Hire an Economic Development Coordinator Pool resources to hire an economic development coordinator with the tasks of finding prospective business and to respond to inquiries concerning Brighton. e. Policy: Implement the Commercial Development Action Plan Regularly update the information within the Commercial Development Action Plan (December, 1967) and make this information available to prospective businesses. Implement policies outlined in the plan. ECONOMIC DEVELOPMENT Take incremental steps toward the long-range goal of bringing GOAL 3 people and revenues to Brighton. Initiate projects which are limited in scope to gain credibility for renovation efforts. a. Policy: Take Incremental Steps Take incremental steps to renovate selected areas of Brighton; for example, the city should support the Economic Development Corporation in their efforts. b. Policy: Investigate and Initiate Farmers Market Concept Efforts should proceed to determine whether a farmers' market would work in Brighton. If so, implement the concept. c. Policy: Buy and Demolish Vacant Buildings Buy and demolish buildings deemed unworthy of saving. Land and buildings are cheaper when the market is depressed and when there is no active urban renewal authority. d. Policy: Encourage "Start Up" Business Allow for and encourage "start up" businesses throughout Brighton. Comp Plan, page 21 URBAN FORM: Lain USES CITY FORM: RESIDENTIAL DISTRICTS CITY FORM GOAL 1 Protect health, safety and welfare within residential districts by ensuring access to light, air, open space, and transportation services, by providing an environment free of annoying noise and other negative influences, and by building a pleasant neighborhood for each home. a. Policy: Ensure Access to Air, Sunlight, and Open Space Protect the health, safety and welfare of residents by ensuring adequate open space, access to sunlight and air, reducing energy consumption, and ensuring adequate access for both residential and emergency vehicles. b. Policy: Promote Quality of Life Protect the health and ensure the quality of life of residents by creating mechanisms which will ensure the development of quality building design, site planning, landscaping, and drainage. CITY FORM GOAL 2 Build residential neighborhoods with complete array of services, amenities, and employment opportunities. a. Policy: Build Housing Within Walking Distance of Neighborhood Services. Develop dwelling units within walking distance of elementary schools, neighborhood activity centers, recreational facilities, open space, and child care facilities. b. Policy: Build Housing in Proximity to Employment Centers Develop housing within a short commuting distance of employment opportunities. CITY FORM GOAL 3 Build dwelling units with private open space. Policy: Build Each Dwelling Unit With Private, Outdoor Space Every dwelling unit, whether detached, attached, or multifamily, should have usable, private, outdoor space. Comp Plan, page 22 CITY FORM GOAL 4 Conserve resources by reducing land and energy consumption in residential housing. a. Policy: Minimize Dimensions of Utilities Minimize the dimensions of utilities, including streets, sewer, water, power and cable services, while maintaining a functional and safe environment. b. Policy: Encourage Clustering Encourage the clustering of single family detached dwelling units into clusters of eight to fifteen units in order to create open space, discourage through traffic, reduce energy consumption and to encourage social interaction between residents. CITY FORM GOAL 5 Provide equal housing opportunities for all, regardless of gender creed, race, or age. Provide access to the handicapped. a. Policy: Provide Equal Housing Opportunities Provide opportunities and incentives for housing all groups within the population, regardless of race, creed, gender, or age, throughout the community. b. Policy: Provide Housing and Access For the Handicapped Provide housing and access to the handicapped throughout the community. Apply adopted Uniform Building Code requirements for access for the handicapped. CITY FORM GOAL 6 Create quality, compatible, higher density residential development in appropriate locations in the community. a. Policy: Locate Higher-Density Housing Adjacent to Community and Regional Activity Centers Locate multifamily and attached dwelling units adjacent to or within community and regional activity centers. b. Policy: Locate Multifamily and Attached Housing On Streets Appropriate For Such Use. Link multifamily and attached residential development to the transportation system in such a way as to not cause safety, congestion, or disturbance of lower density, detached residential development. Comp Plan, page 23 c. Policy: Location of Multifamily and Attached Products Do not scatter multifamily or attached dwelling units within or throughout a single family detached housing area. Do not locate high density housing adjacent to low density residential development without an adequate buffer. d. Policy: Avoid Bland Multifamily Development Design each attached and multifamily dwelling unit so that each has a unique identity, but yet fits well with adjacent and surrounding development. e. Policy: Density Commensurate With Site Design The higher the density, the higher the standards become in regard to building design, site planning, open space, neighborhood compatibility and landscaping. CITY FORM GOAL 7 Preserve and enhance existing residential neighborhoods. a. Policy: Infill Development Restrict infill and replacement development to land uses which demonstrate compatibility with, and sensitivity to, existing neighborhoods in terms of use, quality, density, building height, placement, scale, landscaping and architectural character. b. Policy: Conduct Neighborhood Plans Conduct and implement neighborhood plans. Involve residents in the planning process. c. Policy: Preserve Semi-Rural Life-style Where Possible Protect existing large lot, semi-rural development by taking into consideration in subdivision and zoning actions the prevailing lot size in the area, and the presence of animals and stables. d. Policy: Enforcement of Codes Maintain enforcement of zoning, housing and building codes in order to halt deterioration of neighborhoods. e. Policy: Neighborhood Rehabilitation Promote programs which will encourage the rehabilitation of substandard housing stock. Comp Plan, page 24 CITY FORM GOAL 8 Create pleasant, well-landscaped, and quality manufactured home parks which are located in appropriate places in the community and fit well with surrounding uses. Allow manufactured homes in conventional residential districts when they are designed and built to meet performance standards that ensures compatibility with conventional stick built housing. a. Policy: Locate Manufactured Home Parks Away From Critical Areas Locate manufactured home parks where they will not endanger Brighton's resource opportunities: site such parks at least a mile away from the boundaries of Barr Lake State Park; and do not site such parks in the Dam Inundation District, the Riverdale District, or in any flood plain. b. Policy: Manufactured Homes in Residential Districts State statute allows manufactured homes to be located in any residential district as long as they meet performance standards which bring them up to par with the rest of the residential neighborhood. Such performance standards in Brighton include applying all the requirements of such residential zone, including landscaping, parking and building codes, and requirements for appearance and foundations. c. Policy: Screen Manufactured Home Parks Screen manufactured home parks from activity centers, conventional residential development, industrial development, and arterial streets. d. Policy: Apply Stringent Site Planning Standards Stringent site planning standards and maintenance controls should be applied to manufactured home parks so that they do not become a blight in the community. These controls include applying the same street, parking, sidewalk and utility standards as those imposed in conventional residential districts. Given the densities of manufactured home parks, such development should actually become "parks," with stringently applied landscaping and open space requirements. e. Policy: Provide Amenities Within Park Manufactured home parks should provide recreational facilities, recreational vehicle storage facilities, and space for maintenance of vehicles within the site. Comp Plan, page 25 CITY FORM: SCHOOLS CITY FORM GOAL 9 Seek out appropriate locations for every type of educational facility, including day care facilities, elementary schools and high schools. Emphasize safety and the creation of quiet and secure learning environments. a. Policy: Locate high school facilities in clustered, campus-type settings served by appropriate access, recreational and open space opportunities. b. Policy: Locate elementary schools within residential neighborhoods away from arterials and freeways. c. Policy: Locate all schools away from uses which create noise and other negative effects, including airports and noisy industrial areas. Do not locate schools in an area with any known or potential environmental hazards, including toxic fumes or groundwater contamination. d. Policy: Provide safe pedestrian access with grade separated crossings or signalized pedestrian crossings. Minimize the number of potential points of conflict between children and automobiles. Increase sight distances and lower traffic speeds around schools. CITY FORM: COMMERCIAL ACTIVITY CENTERS CITY FORM GOAL 10 Generate public and private revenues by promoting the development of a hierarchy of quality activity centers which offer a wide range of goods and services associated with mixed-use urban cores. a. Policy: Allow Mixed-Uses To Generate Sales and Activity Promote the development of quality, compatible mixed-uses within activity centers, including retail, recreation, entertainment, office and higher density residential mixed uses in order to generate sales and quality places conducive to human interaction. b. Policy: Create Vibrant Retail Centers Provide quality retail shopping centers which will become vibrant and interesting places to shop. Attract a sufficient number and mix of uses which will create a destination for shoppers and a place for citizens to meet and interact. Create activity centers with the "critical mass" necessary for successful business. c. Policy: Exclude Uses Which Detract From Activity Centers Comp Plan, page 26 Avoid and disallow uses within and adjacent to activity centers which will degrade property values and activity center ambiance. d. Policy: Make a Commitment to Commercial Quality Provide places for people to gather, work, converse, walk, eat, and be entertained in a carefully designed, quality, urban environment. Enhance economic development and image of Brighton by promoting the development of quality landscaping and architecture of commercial centers. e. Policy: Compete Successfully With Other Jurisdictions Establish Brighton as the most competitive and attractive location for commercial activity in the north metropolitan region. Efforts should be made to ensure that Brighton becomes the site for regional commercial activity and not surrounding communities or unincorporated areas. f. Policy: Build Attractive Entrance Statements Activity centers along U.S. 85, E-470 and I-76 should become attractive centers which speak well of Brighton as a quality community. Use activity centers as landscaped entrance statements to the city. CITY FORM GOAL 11 Promote successful activity centers by locating them where they will be visible and accessible by both pedestrians and vehicles. Locate activity centers where streets cross. a. Policy: Build Activity Centers Where Streets Cross Build activity centers where they will be most accessible and visible--where streets cross. b. Policy: Disallow Strip Development Do not spread activity centers or commercial centers along arterials to create strip development. c. Policy: Link Commercial Activity to Pedestrian System Link activity centers with the master trail system and arterial sidewalk systems. Make every center accessible to pedestrians. Comp Plan, page 27 CITY FORM GOAL 12 Build a hierarchy of activity centers which are strategically located to best take advantage of market potential without consequent degradation of residential neighborhoods or the transportation system. Match the scale of the activity centers to the scale of the street. Serve regional, community, and residential markets by locating commercial activity on streets which can most efficiently serve these uses. a. Policy: Locate Regional Activity Centers at the Intersection of Freeways and Arterials Regional Activity Centers should be designed to serve markets beyond Brighton. Given such markets, they should be located at the intersection of freeways and arterials. The primary means of access to the regional center will be the automobile, but pedestrian access to the regional centers from the trail and sidewalk system should be encouraged. b. Policy: Regional Activity Center Function/Uses To qualify as a regional activity center the development shall serve a regional market. The "anchor" uses should be designed to serve such a market. Lower intensity and incompatible uses shall not be allowed within regional activity centers, such as single family residential development and outside storage. c. Policy: Locate Community Activity Centers at the Intersection of Arterials. Locate Community Activity Centers at the intersection of arterials. Pedestrian access should equally important as vehicular access to a Community Activity Center. d. Policy: Community Activity Center Function/Uses A community activity center is designed to serve Brighton as a whole or a major geographic part of Brighton. To qualify as a community center, development should serve a community-wide market. e. Policy: Locate Neighborhood Activity Centers at the Intersection of Arterials and Collectors Locate neighborhood activity centers adjacent to a full movement intersections of arterials and collectors. Such centers may also be contiguous to and functionally a part of a community or regional activity center or an industrial park. Comp Plan, page 28 f. Policy: Neighborhood Activity Center Function/Use A neighborhood activity center is a shopping and service center which is designed to meet the consumer demands of adjacent neighborhoods. g. Policy: Scale of Neighborhood Activity Centers--Upper Limit In order to protect neighborhoods from the intrusion of higher intensity commercial uses and to protect collectors from high volumes of traffic, the development of any one intersection of an arterial and collector--all four quadrants--is limited to 5 acres. h. Policy: Scale of Neighborhood Activity Center--Lower Limit In order to prevent the piecemeal development of very small parcels in the undeveloped areas of the city, the minimum lot size for such neighborhood community centers is 1.5 acres. This minimum may be waived for lots within the existing city which have already been platted. i. Policy: Location of Uses: Examples Locate proposed uses according to their scale and intended market: for example, larger scale uses intended for community and regional markets, such as free-standing department stores, supermarkets and automobile dealerships, should be located at community or regional centers. Small scale office development, such as a local insurance agency, may be located in a neighborhood or higher order center. Locate larger scale office development at community or regional centers, depending on the intended market. j. Policy: Adult Entertainment and Services Adult entertainment, including adult book stores, movie houses and the like, should not be located within 1,000 feet of any residential lot, church, child care center, school, public park, or similar use. Adult entertainment services should be a part of a community or regional activity center. They do not belong in a neighborhood activity center. k. Policy: Treat the Downtown district like Any Other Regional Activity Center Treat downtown as any other activity center. Apply the same rules and guidelines to downtown as any other regional activity center. Comp Plan, page 29 CITY FORM GOAL 13 Minimize environmental pollution within and emanating from activity centers. a. Policy: Mitigate External and Internal Nuisances Developers should take all necessary steps to mitigate any existing or potential use or nuisance, including noise, odor, smoke, or traffic congestion or outside storage, which would cause devaluation of property values within or adjacent to an activity center. b. Policy: Minimize Noise, Fumes and External Visibility of Drive-Through Operations Minimize the noise, fumes, and visibility of a drive-through operation through buffering, landscaping, fencing, or other site design measures. CITY FORM: INDUSTRIAL DISTRICTS CITY FORM GOAL 14 Mitigate and contain the negative external effects of industrial development, including, but not limited to, noise, traffic, smoke, dust, odor, vibration, glare, and toxic and hazardous waste pollution. a. Policy: Measure, Study and Mitigate Negative External Effects Study and measure all effects of the development, factually and objectively, which could negatively influence the adjacent development and/or the community. Draw up plans and specifications which will mitigate these effects. b. Policy: Allow Industries Which Mitigate Nuisances Protect from arbitrary exclusion or persecution of industries which do mitigate negative externalities, nuisances and unsightly views. Allow light industries which can be good neighbor to surrounding commercial and residential development. c. Policy: Separate and Isolate Hazardous Uses and Materials Contain, manage, and isolate the storage, handling, use or sale of hazardous and highly flammable or explosive materials; contain, separate and isolate significant producers of nuisances. Comp Plan, page 30 d. Policy: Refurbish Existing Industrial Areas Flexible and workable regulations concerning the buffering, landscaping, screening of outside storage and paving should be developed for existing industrial centers, particularly when industrial uses are near residential development. Develop incentive programs to improve the appearance of existing industrial districts through the addition of landscaping and screening, improvement of off-street parking facilities, and removal of weeds and debris from the site. CITY FORM GOAL 15 Locate new industrial areas where they have good access to necessary transportation facilities without creating environmental problems or disturbing existing or planned residential neighborhoods. Emphasize the development of quality industrial areas in terms of landscaping and design. a. Policy: Location of Planned Industrial Areas Industrial development should be located in planned developments which are designed to accommodate proposed uses. The industrial parks should be located on sites appropriate for their use in terms of soils, topography, transportation, and adjacent development. No industrial development should be placed in locations where noise, traffic and other negative external effects will disturb residential neighborhoods. b. Policy: Boundaries of Industrial Area The boundaries of an industrial area should be clearly defined and improved. Industrial areas should be adequately buffered from activity centers and residential development. Provide an entrance statement into an industrial area. Views into the industrial area from nearby arterials, residential areas and public activity areas should be composed with quality materials, architecture and landscaping. c. Policy: Interior of the Industrial Area Tie the massing, layout, materials, design and landscaping of the industrial area together so that it becomes a coherent whole. Keep the streets clear of employee vehicles and trucks. Allow for diverse architecture without any one structure calling undue attention to itself. Design and implement a sign and lighting program which will enhance the image of the industrial park and will not adversely effect nearby residential areas. Comp Plan, page 31 d. Policy: Campus-Like Industrial Areas Campaign to attract multi-national corporations interested in locating near the new airport in campus-like industrial parks. Save from subdivision into small tracts an area or areas large enough to accommodate such development. CITY FORM: RECREATIONAL FACILITIES CITY FORM GOAL 16 Provide recreational facilities commensurate with the needs of the population. a. Policy: Build a Recreation Center Study, locate and finance an indoor recreation center for the city. b. Policy: Conduct Needs Analysis Conduct a needs analysis for outdoor recreation facilities, such as tennis courts, swimming pools, archery and rifle ranges, and softball fields. Devise implementation schemes as part of the needs analysis. SITE PLANNING AND BUILDING DESIGN SITE PLANNING: BUILDING DESIGN SITE PLANNING Encourage the quality design of building massing and facades GOAL 1 which functions well and contributes to the image of Brighton as the most distinctive and beautiful city in Adams County. a. Policy: Control of PUDs Plan, develop, and manage PUDs as a single entity in order to provide visually pleasing and unified design solutions for exterior facades, parking, landscaping, maintenance and access . b. Policy: Within Development: Relate the Whole Encourage the design of subdivisions and other development as a whole. Relate each building site, facade, street and open space within the development as part of a whole. Relate mass, height, materials, colors, signs, drainage, parking, access, landscaping, and luminaires, to each other. Avoid blank facades. Comp Plan, page 32 c. Policy: Relate to External Development The design of sites and buildings which relate well to external planned or existing development in terms of mass, height, fenestration, proportions, and materials, without becoming excessively similar, is encouraged. d. Policy: Excessive Similarity Structure(s) which are excessively similar are discouraged. Do not "soldier" duplicate residential dwelling units or design elements along a street. No two facades should be identical or nearly identical. e. Policy: Avoid Box-Like Structures Large-scale buildings with undistinguished masses, bulk and/or blank facades are discouraged. f. Policy: Entrance Statements and Public Views Entrances and public views to development are encouraged to be inviting through the provision of landscaped entrance statements, attractive facades, and the use of quality materials. Landscape streets adjacent to and leading into the development. Present an interesting and landscaped site and facade to public streets, walks, trails and surrounding development. g. Policy: Undue Attention Buildings which call undue attention to themselves through the excessive use of loud colors or other devices are discouraged. SITE PLANNING: FENCES SITE PLANNING Use Fences to Provide Security and Safety and Buffer GOAL 2 Development a. Policy: Protect Safety and Welfare With Fences Regulate fences so that they do not encroach into established setbacks, site triangles, or interfere with drainage. Control the construction of electrically charged and barbed wire fences in urban areas to protect the safety of citizens. Comp Plan, page 33 b. Policy: Screen Dissimilar Uses Use fences as one means of buffering dissimilar uses, such as the perimeter of industrial uses which are adjacent to a residential or commercial use. c. Policy: Discourage Unneeded Fences Avoid and discourage the use of the opaque, stockade fence where they are not needed, such as between two similar industrial uses or between parking lots. d. Policy: Screen Outdoor Storage Where Needed Use fences to screen outside storage in industrial areas between dissimilar uses while leaving design flexibility to aid security within the development. e. Policy: Discourage Stockade Fences Along Open Space Corridors Discourage the use of stockade fences along the open space corridors of the creeks and ditches and adjacent to parks. f. Policy: Encourage the Use of Quality Materials Encourage the use of fences which incorporate brick, stone, wrought iron, and other quality materials. SITE PLANNING: HEIGHT SITE PLANNING Locate high-rise buildings in appropriate locations in the GOAL 3 city where they will enhance city image and public and private revenues without having adverse effects on other properties. a. Policy: Site High Rises Carefully Build a city where high-rise buildings are sited in locations where they will not block views, destroy privacy, block access to sunlight, cause problems with ice or snow buildup. b. Policy: Locate High Rises in Community and Regional Activity Centers Locate buildings over 40 feet in height in Community or Regional Activity centers, the Downtown District, or in employment centers which have over 100 employees. Comp Plan, page 34 c. Policy: Create Gradual Transitions Create gradual transitions between high rise commercial buildings and lower residential structures using buildings of intermediate height, larger setbacks, or other effective site planning measures. SITE PLANNING: ILLUMINATION SITE PLANNING Provide sufficient illumination to safely facilitate the flow GOAL 4 of pedestrian and vehicular traffic without glare or waste of energy. a. Policy: Provide Lighting Assure adequate lighting along streets, walkways, parking lots, trails, entrances to buildings, and other development used at night. b. Policy: Avoid Glare All luminaires should be shielded to eliminate glare. SITE PLANNING: LANDSCAPING SITE PLANNING Protect the health, safety and welfare of citizens by using GOAL 5 landscaping to conserve resources and beautify the environment. a. Policy: Use Landscaping to Protect Soil and Air Quality Use landscaping materials to clean the air, conserve the soil and to prevent blowing dust and dirt. b. Policy: Use Landscaping to Conserve Energy and Water Purposefully site landscaping materials where they will help to conserve energy and water resources. Encourage the use of xeriscaping. c. Policy: Each Plant Should Serve Function Design landscaping plans so that each plant serves a function, whether it be preventing soil erosion, unifying a site, screening outside storage, or buffering adjacent development. Comp Plan, page 35 SITE PLANNING Protect and enhance the economic welfare of the city by GOAL 6 creating a pleasant place to live and work through landscaping. a. Policy: Create Quality Image Through Landscaping Encourage the quality design and implementation of landscaping schemes which will enhance Brighton's image as a quality place to live and work. b. Policy: Plant Canopy Trees Encourage the replacement and planting of canopy trees which tie the site together and match neighboring landscape character and identity. c. Policy: Install Intermediate Trees and Shrubs Encourage the installation of intermediate trees and shrubs for underatory screen, windbreak, and visual interest. d. Policy: Limit Number of Species Limit the number of different species for reasons of economy and design, but do not rely on a single species of plant due to possible disease. e. Policy: Buffer the Street With Trees. Encourage the installation of street trees. f. Policy: Landscape Along Fences Provide a landscaped buffer between fences and streets. g. Policy: Encourage Irrigation and Maintenance Programs Irrigation systems and other means to achieve adequate maintenance of contemplated landscape schemes should be encouraged. SITE PLANNING Mitigate any adverse effects of siting different uses near GOAL 7 or adjacent to one another through buffering. Policy: Buffer Dissimilar Development Use buffers to mitigate problems associated with traffic, noise, vibration, odor, dust, glare, dust, smoke, pollution, water vapor, conflicting land uses and/or density, height, mass, layout of adjacent uses, loss of privacy, loss of views, or other potential or negative effects due to the Comp Plan, page 36 mixture of development. Buffering may be achieved by altering setbacks, using landscaping, building a fence, alteration of building location, fenestration and mass, or a combination of techniques. SITE PLANNING: PARKING LOTS SITE PLANNING Provide safe, well-designed, landscaped, and durable GOAL 8 off-street parking lots with an adequate number of spaces and ingress and egress facilities. a. Policy: Residential Units Establish a minimum number of stalls to be provided for all dwelling units. For any single family unit, attached or detached, the requirement is one stall per bedroom plus two. For multifamily development, the requirement is two stalls per dwelling unit. b. Policy: Commercial and Industrial Development In a PUD application, (other than residential) let the developer initially set forth his or her parking proposal in terms of the most appropriate number of stalls which would be necessary for the particular development. The City Council will be able to review, and deny if necessary, the PUD application if they find it to be inadequate. c. Policy: Provide Adequate Off-Street Loading Areas Loading facilities shall be provided as necessary. d. Policy: Provide Parking For the Disabled Dedicate parking stalls for the disabled in commercial and multifamily residential projects. e. Policy: Plan Internal Traffic and Parking Circulation Provide for the integrated design of the street, ingress, egress and parking lot systems to facilitate the smooth, safe, and functional movement of vehicles both on and off site. Construct acceleration and deceleration lanes and a definite, safe and logical system of access and parking lanes within the development where necessary. Comp Plan, page 37 f. Policy: Landscape Parking Lots Screen the periphery of parking lots with landscaping, trees, or a low fence or wall. Parking lot interiors with 50 stalls or more are encouraged to be equipped with landscaped islands. SITE PLANNING: SCREENING UTILITY EQUIPMENT SITE PLANNING Protect utility equipment, enhance the safety of children, GOAL 9 and beautify the city by enclosing utility and trash equipment and storage. a. Policy: Screen Trash Provide enclosures or other means to screen trash from public view. b. Policy: Screen Utility Equipment Enclose utility boxes and other mechanical equipment from public view. SITE PLANNING: SECURITY SITE PLANNING Plan and develop site plans which incorporate security and GOAL 10 measures and facilitate police patrols in order to prevent crime. a. Policy: Incorporate Security Measures Into Site Planning Arrange access, lighting, parking, landscaping, buildings, fences and other structures to facilitate personal safety and police patrol effectiveness. b. Policy: Provide Security along Trails Plan trails and other open spaces to facilitate effective security and patrol measures. Provide adequate lighting and access to public phones along trails and within parks. Comp Plan, page 38 SITE PLANNING: SETBACKS SITE PLANNING Provide adequate setbacks which will fulfill a number of site GOAL 11 planning objectives, including protecting privacy, providing safe sight distances at intersections, safe fire separation between structures, and space for landscaped buffers between development and between development and the street. a. Policy: Provide Adequate Setbacks Provide setbacks which will prevent the spread of fire, protect the privacy of neighbors, preserve setback lines along the street, allow access to sunlight and air, and allow for the clear vision triangles along driveways and intersections. b. Policy: Provide For Landscaped Setbacks Along Streets Setbacks for all development along the expressways shall be 100 feet, arterials shall be 50 feet, and collectors 25 feet unless the applicant demonstrates that an alternative setback is compatible with the majority of existing setbacks along the street and develops a superior landscaped buffer in terms of the size, quality and quantity of street trees, shrubs, and ground cover. Setbacks should be landscaped. SITE PLANNING: SNOW STORAGE AND REMOVAL SITE PLANNING GOAL 12 Plan for the storage and removal of snow in each development. Policy: Each new development should allow room and plan for snow storage and removal. ACCESS ACCESS: STREETS ACCESS GOAL 1 Conserve transportation related resources in both the public and private sectors. a. Policy: Minimize Public Expenditures Minimize the expenditures of public and private sectors by not over-building streets. Comp Plan, page 39 b. Policy: Conserve Energy Conserve energy for the pedestrian, cyclist, and driver by providing for relatively compact development, and by providing opportunities to reside, work, and go to school in close proximity. ACCESS GOAL 2 Plan and build a transportation system which will enhance air quality, urban design and neighborhood cohesiveness. The Transportation Plan is presented in Figure %III. a. Policy: Link Street Design to Site Design Create harmonious relationships between atreetscape and the residential environments they serve. b. Policy: Link Street to Land Use Use the street system to help implement the Comprehensive Plan, in terms of locating activity centers where major streets cross, by locating residential property on quiet streets away from busy arterials, and by creating an "emerald chain" of tree lined streets. ACCESS GOAL 3 Provide for mobility and access to land for all citizens, including bicyclists and pedestrians. a. Policy: Establish a Hierarchy of Streets Establish and maintain a hierarchy of streets: local roads and streets serve as access to individual parcels of land; collectors gather traffic from local streets and channel traffic onto arterials; arterials provide mobility for points both inside and outside Brighton. Limit access to arterials and collectors. b. Policy: Provide Transit Service Provide all residents with convenient, accessible and affordable transit service, developed through cooperation of the City of Brighton, the Regional Transportation District, and other agencies. If Brighton secedes from the Regional Transportation District, equivalent or superior transit service should be provided at lower costs. c. Policy: Provide For the Free Flow of Traffic Provide a street system which will accommodate 80 percent of all trip making at approximately Level of Service C in a way that minimizes negative influences on the environment and Comp Plan, page 40 neighborhoods. (Level of service "C" is where traffic flow is stable, but the driver is significantly affected by interaction with other vehicles, and requires substantial vigilance on the part of the driver. ) d. Policy: Avoid Driveway Access Onto Collectors and Arterials Private driveway access and parking on collector and arterial streets should be avoided whenever possible. ACCESS GOAL 4 Protect the health, safety and welfare of the citizens of Brighton by designing and implementing a safe system of streets and trails. a. Policy: Plan For Emergency Access Ensure emergency access to every dwelling unit and commercial and industrial building. b. Policy: Separate Traffic By Type Protect the safety of moving vehicles and pedestrians by separating motor vehicle, pedestrian, and bicycle whenever possible. c. Policy: Provide Safe Sight Distances Sight distances should be consistent with traffic speed, terrain, alignments, and snow considerations. d. Policy: Build Durable Streets Pavement design shall be appropriate for the specific traffic load, subgrade soil, surface and ground water, and probable snow conditions. ACCESS GOAL 5 Spur the economic development and redevelopment of Brighton by improving points of vehicular and rail access to the city. a. Policy: Implement Brighton Transportation Study Work to fund and implement interchange and arterial improvements as outlined in the Brighton Transportation Study, as amended. b. Policy: Improve U.S. 85 Interchanges Build the U.S. 85/Bromley and U.S. 85/ Bridge Street interchanges and link them with frontage roads, as outlined in the South Brighton Transportation Study. Comp Plan, page 41 c. Policy: Plan Ahead to Accommodate Interchanges Make short term land use decisions which will not hamper efforts to fund or build the interchange network. d. Policy: Improve Brighton's Entrances and Freeway Corridors When the interchanges and freeways are built, implement landscaping and design plans which will provide quality "gateways" to Brighton. As land along U.S. 85 develops and redevelops, add a landscaped buffer between development and the freeway. Do not allow open storage, junk yards, and other detrimental uses to locate along the freeways. Establish a landscaped setback along the freeways. e. Policy: Improve Railroad Rights-of-Way A joint city-railroad improvement project should be implemented to improve selected portions of railroad rights-of-way within the city. These rights-of-way should be made more attractive and pedestrian-friendly. ACCESS: TRAILS ACCESS GOAL 6 Provide a system of walks and trails which connects dwelling units with activity and employment centers and recreational facilities, and to protect health by providing an interconnected trail and sidewalk system. a. Policy: Build For Pedestrians Elevate the status of pedestrians by providing a linked, city-wide system of walks and trails which will be safe, convenient, and provide opportunities to travel to home, work, and school, and for recreation, exercise, and pleasure. The general location of arterial sidewalks and trails are presented in Figure IV, Parks, Open Space and Trails. b. Policy: Separate Trails From Streets Trails should allow continuous pedestrian/bicycle flow with minimum interruption by motor vehicle traffic and crossings. Where feasible and safe, the trail system should be grade separated from major arterials. At-grade crossing should be well marked and signaled where necessary. Comp Plan, page 42 c. Policy: Work With Ditch Companies The City Council may elect to negotiate use agreements with ditch companies defining maintenance, access and liability issues. Separate agreements concerning trail easements may be necessary with private property owners. d. Policy: Developers' Provide Trail On Own Development Where designated trail(s) pass through a development, as outlined in Figure IV, the applicant is required to construct the on-site portion of the trail and dedicate the trail for public use and maintenance. e. Policy: Trail Design Policy i. Whenever possible, separate pedestrian from bicycle traffic. Build a trail of 11 foot minimum width whenever bicyclists and pedestrians share the trail. Alternative widths shall be considered by the City Council when pedestrians and bicyclists are grade separated. ii. When trails are located within any flood plain, they shall be constructed of concrete. When constructed outside the flood plain, the City Council may elect to consider alternative materials. iii. An equestrian path is planned along the Brighton Lateral. The equestrian path should be built 8 feet wide with a wood chip, soil or other appropriate material as a base. At least 15 feet should be left for vertical clearance. f. Policy: Develop Trail Design Program Develop a trail sign, bench, lighting, and landscaping program to be used throughout the Brighton trail system. Generally, trails design should at least meet the minimum requirements outlined in the Trail Construction Guidelines published by the Colorado State Recreational Trails Program, latest edition, and the policy above. Alignment shall consider safety, shade, wind protection, security, sight lines, bicycle stopping distances, drainage, grades, adjacent vegetation, and views. g. Policy: Provide Regional Trail Connections Connect Brighton's trail system to the regional trail system being planned by Adams County, including the Brighton Lateral, O'Brian Canal, and South Platte trails. If trails are built along Second and Third Creeks from the airport, connect with these trails. Comp Plan, page 43 ACCESS: WATER ACCESS GOAL 7 Enhance and maintain water quality and quantity sufficient to supply Brighton's long and short term needs. Existing and proposed water mains for the city are presented in Figure %IV. a. Policy: Reduce Dependency On Particular Water Sources Brighton should reduce its dependency on GASP augmented wells. b. Policy: Develop Long Term Water Supplies The development of a central water supply to serve the long term need of the city should be implemented. c. Policy: Require Sufficient Water Rights The procedure by which the amount of water to be contributed to the City of Brighton is outlined in Estimating Water Contributions For Land to be Annexed to the City of Brighton. This report is adopted by Resolution 86-1. d. Policy: Collect Appropriate Water Rights Collect the most appropriate water rights to supply the long term needs of the city. Avoid collecting inappropriate, downstream water rights. e. Policy: Investigate Alternative Water Sources Development of a local water resource and distribution system is Brighton's primary goal. However, the long-term possibility of a regional or inter-jurisdictional water supply system should be considered. f. Policy: Enhance Water Quality Methods of potable water treatment which enhance all aspects of water quality should be studied and implemented. Study the use of ozone treatment. g. Policy: Use Water Saving Devices Conventional water saving devices should be required for each new dwelling unit, as outlined in the Uniform Building Code. Comp Plan, page 44 h. Policy: Plan for Water Main Extension As new developments are processed, the general extension plan should be reviewed and modified as necessary to meet demand. A hydraulic computer modeling program to size future mains should be implemented. i. Policy: City Council May Impose Water Rationing In dry years the City Council may impose water rationing schemes. ACCESS: SEWER ACCESS GOAL 8 Enhance and improve sewerage collection and treatment systems to serve Brighton's short and long term needs. The existing and proposed sewer mains are presented in Figure XV. a. Policy: Inspect Sewer Mains Monitor the existing collection system using television inspection of major mains. b. Policy: Reduce Infiltration Into Sewers Reduce the infiltration of ground and surface water into the sewer system through inspection and repair of joints and manhole structures. c. Policy: Eliminate Septic Systems for Small Lots Eliminate existing septic systems except for large lot development of 2.5 acres or more. d. Policy: Discourage Lift Stations The use of lift stations is discouraged, although the use of lift stations to serve areas east of the ridge in Bromley Park and areas west of the South Platte should be investigated as a viable option for those areas. e. Policy: Plan For Sewer Main Extension Sewer mains shall be sized and extended to property limits to allow adjacent, upstream properties to connect to the system. Comp Plan, page 45 RESOURCE OPPORTUNITIES RESOURCE OPPORTUNITIES: OPEN SPACE RESOURCE GOAL 1 Protect and utilize natural resources. Build the city so that natural resources, including vegetation, soils, flood plain and wildlife are protected; use these natural resources for the social and economic benefit of the community. Recognize and investigate environmental limitations and design the city given these limitations. a. Policy: Use Natural Areas Appropriately Turn the limitations posed by flood plains, soils with severe limitations, wildlife habitat and other environmentally sensitive areas into opportunities for open space, trails and other community benefits. b. Policy: Use Open Space For Multiple Use Use open space for multiple activities, including passive and active recreation, storm drainage, wildlife habitat and dispersal,flood discharge, aquifer recharge and appropriate developmental activities. RESOURCE GOAL 2 Protect the health, safety and welfare through the provision and conservation of open space. a. Policy: Provide Opportunities For Open Space Promote the health and welfare of the citizens of Brighton and the State o£ Colorado through the creation of usable open space which will provide opportunities to enjoy light and air, exercise, conversation, recreation, and solitude. b. Policy: Conserve Open Space Conserve open space through the implementation of creative open space financing, land trades, the transfer of development rights, clustering, the purchase of development rights, dedication, and the use of conservation easements. Comp Plan, page 46 RESOURCE GOAL 3 Use natural assets to promote economic development of the City of Brighton by creating a city known for an emerald chain of park land and open space. a. Policy: Create Specific Open Space Areas Create open space in the following areas: the flood plains along South Platte River, Todd Creek, Second Creek, Third Creek, and the slopes above Riverdale Road, and park land as it appears in the Parks, Open Space and Trails Map, (Figure IV) . b. Policy: Create Open Space Along Ditches Create linked chains of open space and trails along McCann Ditch, Fulton Ditch, Brighton Lateral Ditch, and the Speer Canal, as outlined on the Open Space and Trails Map (Figure IV). Obtain a minimum of 200 feet of open space along these ditches. Cluster development along ditches and creeks to create open spaces along such corridors. Discourage the use of opaque fences along the open space corridors. Seed open space corridors with native grasses. c. Policy: Use Open Space as An Economic Development Tool Use the open space created along the flood plains and ditches to market Brighton to potential business and residents. RESOURCE GOAL 4 Provide open space for neighborhoods, the community at large and in private developments. a. Policy: Provide Community and Local Park Land Provide community and local park land commensurate with the scale and density of proposed development, through the reservation and dedication of open space. Local parks and open space is dedicated at a rate of 3 acres per 1,000 population; community park and open space is dedicated at a rate of 3 acres per 1,000 population. b. Policy: Create Private Open Space Attached and multifamily residential development should provide common outdoor recreational space. The percentage of land dedicated to common outdoor space should increase with density. Cluster development to create private open space. Common outdoor recreational space should be usable and free of environmental limitations. Comp Plan, page 47 RESOURCE OPPORTUNITIES: FLOOD PLAINS AND DRAINAGE RESOURCE GOAL 5 Protect the health, safety and welfare of the citizens of Brighton by restricting the use of the 100-year flood plain to development compatible with the discharge of flood waters. The flood plain is presented in Figure VI. a. Policy: No New Residential Development Flood plain compatible development does not include new residential development. Allow the improvement of existing dwelling units in the flood plain only when federal regulations are followed. b. Policy: Use Flood Plain For Wildlife, Open Space and Recreation Promote and enhance the use of the flood plain for open space, pedestrian, bicycle and equestrian transportation, wildlife habitat, and appropriate recreational activities. c. Policy: No Expansion of Non-Conforming Uses Do not allow the expansion of non-conforming uses within the 100-year flood plain, except for the replacement and limited expansion of existing residential dwelling units. d. Policy: Limit Connection to Municipal Utilities Within the Flood Plain Limit development within the flood plain by not allowing connection of non-conforming and/or flood plain incompatible uses to municipal water or sewer facilities within the flood plain. RESOURCE GOAL 8 Protect property values by avoiding drainage problems. Investigate, plan and build the city to accommodate drainage and the discharge of flood waters without damage to property. Policy: Preserve Stream and River Channels Prevent the destruction of the flood plain, stream channels, and natural terraces, by regulating filling, grading, dredging, and other development which may increase flood damage and by preventing the construction of flood barriers which will unnaturally divert flood waters or which may increase flood hazards in other areas. Comp Plan, page 48 RESOURCE GOAL 7 Maintain a stable tax base and allowing return on investment by allowing flood plain compatible uses and by developing of most revenue producing uses away from areas susceptible to flood damage. a. Policy: Allow Return on Investment for Flood-Compatible Uses Allow for the economic return on investment for development which is compatible and designed for the discharge of the 100-year flood without injury or loss of life or property, such as turf farms, gravel mines, and golf courses. b. Policy: Minimize Public and Private Expenditures Minimize expenditures of public and private money for costly flood control, emergency measures and damage by limiting development in flood plains. Costs which are avoided by limiting development in the flood plain include: the need for rescue and relief efforts associated with flooding; the costs associated with prolonged business interruptions; and the costs associated with damage to public facilities and utilities, such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in areas of special flood hazard. RESOURCE GOAL 8 Protect and inform property owners within areas of flood hazard a. Policy: Participate in the National Flood Insurance Program Actively and effectively participate in the National Flood Insurance Program in order to allow property holders within the flood plain to obtain insurance and to minimize the loss of life and property during a 100-year flood event. b. Policy: Promote Knowledge of Flood Plain Boundaries and Hazards Promulgate information concerning the location and hazards associated with the 100-year flood; ensure that buyers of property within the flood plain are notified and informed of the flood hazard. RESOURCE GOAL 9 Plan, build, and maintain comprehensive surface drainage systems, at minimum cost, for the City of Brighton. a. Policy: Build Surface Storm Water Systems Design, construct and maintain surface storm drainage where appropriate, which will be less expensive than subsurface systems, allow for aquifer recharge, serve as limited Comp Plan, page 49 wildlife habitat, and as a site amenity. Clustering surface storm water systems in basin-wide facilities will eliminate the need for costly on-site systems and lower the total cost of building and maintaining such facilities through economies of scale. b. Policy: Create Storm Water Construction and Maintenance Mechanisms Study and create institutional arrangements which would equitably fund storm water improvements and maintenance of facilities. Consider the creation of a storm water utility. Construct permanently maintainable storm-water and erosion control facilities in order to assure perpetual protection from erosion and flood damage. c. Policy: Adopt City-Wide Drainage Plan Study, create and adopt a city-wide plan which outlines a storm water drainage and detention for each of the basins within the Brighton growth area, including Second and Third Creeks, Beebe Seep, South Platte River, and Todd Creek. d. Policy: Solve Storm Water Problems in Existing City Rebuild and provide adequate subsurface storm sewers in the portions of Brighton which need such facilities. RESOURCE OPPORTUNITIES: NOISE RESOURCE GOAL 10 Protect the health of citizens and provide for the quiet enjoyment of homes, hospitals, schools, libraries, and churches through noise containment and regulation. a. Policy: Promote Economic and Physical Well-being Protect and enhance the physical and economic well-being of citizens by isolating areas devoted to healing, instruction, prayer, family conversation and sleep from the annoying and obtrusive noise from aircraft, trains, automobiles and trucks. b. Policy: Cluster Like Noise Generators Mitigate noise problems and promote a healthy and safe environment by grouping land uses as to their relative noise production. Separate and/or buffer noise generators from noise sensitive receivers; for example, buffer and/or separate noise generated by industrial and commercial uses from nearby residential uses. Comp Plan, page 50 c. Policy: Residential Development and Aircraft Noise No new residential dwelling units should be built within the 60 LDN contour of the New Denver Airport. Known noise contour locations are illustrated in Figure VII. d. Policy: Undertake Noise Study A detailed, city-wide noise study should be undertaken when the Brighton Transportation Plan is updated. The plan should outline detailed noise contours for the major arterials, I-76, U.S. 85 and the railroads. The purpose of the study should be to help guide development to appropriate locations. RESOURCE OPPORTUNITIES: SOILS AND EROSION CONTROL RESOURCE GOAL 11 Prevent damage and costs associated with development on soils with severe building limitations. Protect the health, safety, welfare of the citizens of Brighton by preventing soil erosion, siltation and loss of property values due to development on soils with severe limitations, including, but not limited to, expansive clays, steep slopes, flood, alluvial, and wet soils. Areas of severe soil limitations are presented in Figure VIII. a. Policy: Investigate Subsurface Conditions Protect property values of development built upon soils with severe building limitations, such as expansive soils, by investigating and requiring engineered solutions for such soil limitations. b. Policy: Prevent Soil Loss and Downstream Damage Limit soil erosion, flooding and damage to downstream properties by preventing unnecessary and or excessive cut or fill, creation of unstable slopes, and the destruction of topsoil. Comp Plan, page 51 RESOURCE OPPORTUNITIES: WILDLIFE RESOURCE GOAL 12 Protect and enhance wildlife and fisheries habitat. Promote the health and welfare of the citizens of Brighton and the State of Colorado by protecting and enhancing wildlife and fisheries habitat and wildlife dispersal corridors. High value wildlife areas and dispersal corridors are presented in Figure IX. a. Policy: Wildlife Habitat Preservation Encouraged Develop a built environment which effectively coexists with wildlife by buffering habitat with compatible development and by discouraging development within high value wildlife habitat, as outlined on the City of Brighton Wildlife Map (Figure IX). b. Policy: Replacement of Critical Wildlife Habitat Encouraged Replacement of critical wildlife habitat where it has been or will be destroyed or adversely impacted is encouraged. Replacement should be accomplished so that there is no net loss of habitat values. c. Policy: Preservation of Wildlife Dispersal Corridors Encouraged Create, preserve and enhance wildlife dispersal corridors by encouraging the clustering development and by allowing the free and safe passage of wildlife along the dispersal corridors, which are outlined in Figure IX. d. Policy: Solve Potential Problems Through Study Anticipate, through study, problems concerning the conflict between humans and wildlife, and solve potential problems before they occur through mitigation plans; cooperate with the Colorado Division of Wildlife in the drafting of these studies. RESOURCE GOAL 13 Use wildlife as an economic development tool. Recognize and promote the idea that the preservation and enhancement of wildlife values are related to the quality of human life and the economic well-being of the City of Brighton. Policy: Use Wildlife to Sell Brighton Through the preservation of wildlife habitat and dispersal corridors, Brighton may become known as a community which has learned to successfully coexist with wildlife and as a city interested in the preservation of wildlife habitat. This reputation can be used as an economic development tool. Comp Plan, page 52 RESOURCE OPPORTUNITIES: VEGETATION RESOURCE GOAL 14 Preserve and replace vegetative cover. Protect the health, safety and welfare of the citizens of Brighton by preserving and replacing vegetative cover which will prevent soil erosion, prevent flooding, clean the air, provide shade, and enhance the attractiveness of the community. a. Policy: Preservation of Vegetation Encouraged The preservation of native grasses, valuable trees, and other vegetative cover by clustering development and replacing native grasses and trees when they are destroyed by development is encouraged. The location of native grass communities are outlined on the Fragile Grasslands Map, Figure X. b. Policy: Revegetation Revegetate exposed soils in a timely fashion to prevent erosion. c. Policy: Control Noxious Plants Control and eliminate noxious weeds and plants. d. Policy: Preserve Vegetation Within Natural Drainage Areas Protect natural drainage areas by preserving native vegetation. RESOURCE OPPORTUNITIES: BARR LAKE RESOURCE GOAL 15 Promote the health, safety and welfare of the citizens of Brighton and the State of Colorado by protecting and enhancing Barr Lake as a recreational and wildlife resource. Policy: Protect Wildlife by Controlling Surrounding Uses Protect wildlife habitat on the southern and western sides of Barr Lake State Park by discouraging uses which would create problems for the Park, including the presence of domestic dogs and cats, and uses which create wildlife- disturbing noise and/or night-time activity. Comp Plan, page 53 RESOURCE GOAL 16 Develop the area surrounding Barr Lake to enhance the recreational and wildlife values of the park as an economic asset; use the Park to preserve and enhance property values in the Barr Lake environs. a. Policy: Create a Buffer Area Protect and enhance the recreational and wildlife values of Barr Lake through the creation of a wildlife buffer area on private lands between 124th Ave. and 120th Ave. between E-470 and Picadilly Road, as outlined in Figure V, Image Map. Within this buffer area allow only high quality, non-residential, wildlife compatible development, including agricultural, office, research and development, and light industrial uses. Exclude warehousing, accommodation and residential units from the Barr Lake Buffer Area. b. Policy: Create An Acquisition Area Acquire open space from approximately 124th Ave. to the park boundary in between E-470 and Picadilly Road, as outlined in Figure V, Image Map. The land in the acquisition area should be purchased by all the jurisdictions and entities having a stake in the future of Barr Lake, including Adams County, Commerce City, the State of Colorado, Brighton, E-470, and Denver. RESOURCE GOAL 17 Protect the health and safety of citizens within the Barr Lake Dam Inundation District. The Dam Inundation District is outlined in Figure VI, Flood Plain. a. Policy: Limit Uses Within the Dam Inundation District Protect the safety of citizens and the value of property within the Dam Inundation District by not allowing intensive residential, commercial and industrial development. b. Policy: Allow Traditional Agricultural and Low Density Residential Uses Within the Dam Inundation District Allow the continuation and development of less intensive uses appropriate to a traditional agricultural zone, including greenhouses, turf farms, riding stables, golf courses and similar development within the Dam Inundation District. Allow traditional, agricultural-type residential densities of one dwelling unit for each 35 acres of land. Comp Plan, page 54 c. Policy: Limit Utilities in Dam Inundation District Limit intensive development by discouraging the connection of uses to municipal utilities within the Dam Inundation District. Allow sewer to pass through the District in order to connect lands to the south to future sewer facilities in the BeeBe Draw. RESOURCE GOAL 16 Protect Barr Lake water quality. Protect wildlife habitat, recreational resources and municipal water supplies in and around Barr Lake State Park by protecting the quality of water which flows into Barr Lake. Policy: Protect Water Quality by Controlling Runoff Protect the water quality of Barr Lake by controlling the quality and volumes of ground and surface waters, including urban runoff, which flow into Barr Lake. Develop and enforce stringent but reasonable storm water drainage standards for development surrounding Barr Lake. RESOURCE OPPORTUNITIES: RIVERDALE ROAD RESOURCE GOAL 19 Protect property values by preventing problems associated with building on steep slopes. Protect property values by preventing the foundation, erosion and access problems associated with development on steep slopes. Policy: Protect the Slopes Above Riverdale Road Cluster development along the western edge of Riverdale Road and the flat areas above the slopes; leave the slopes and gullies undeveloped. Carefully monitor the design of foundations, drainage and other development upon soils in the Riverdale District. RESOURCE GOAL 20 Retain the character of Riverdale District Policy: Allow Low Intensity, Rural Uses Retain the rural character of the Riverdale District by limiting use and density of development. Low density, large lot, residential development, recreational uses, and low intensity commercial and industrial development are uses appropriate for the Riverdale District. Allow densities equivalent to the Adams County A-1 District. Comp Plan, page 55 RESOURCE GOAL 21 Avoid subsidizing development in the Riverdale District. Policy: Balance Benefits and Costs of Riverdale Development Do not allow the extension of municipal sewer or water service to areas west of the South Platte River, unless it can be demonstrated that such extensions will not cause a net deficit to Brighton on a short or long term basis in terms of both capital and maintenance costs. RESOURCE OPPORTUNITIES: HISTORIC PRESERVATION RESOURCE GOAL 22 Preserve, rebuild, and enhance the worthwhile historical aspects of Brighton. Policy: Adopt a historic preservation plan outlining which structures should be saved and which demolished. Establish criteria for making these decisions. Involve citizens, historical societies, and appropriate boards in the creation of such a plan. RESOURCE OPPORTUNTIES: MINERAL PRODUCTION RESOURCE GOAL 23 Allow the extraction of commercial mineral deposits without consequent damage or devaluation of adjacent or nearby property. Promote the effective reclamation and reuse of gravel-mined property. a. Policy: Conserve Mineral Deposits Adopt a master plan for extraction of commercial mineral deposits and implement state statutes concerning the preservation of commercial mineral deposit. The Mineral Conservation Zone, as required by state statutes, is presented in Figure XI , Sand and Gravel. b. Policy: Mineral Conservation Zone No zoning, rezoning, granting a variance, or other official action shall permit the use of land within the Mineral Conservation Zone which would interfere with the present or future extraction of such deposit by an extractor. c. Policy: Promote Beneficial Reuse Promote effective multiple and sequential use which would result in the optimum benefit to the landowner, neighboring residents, and the community as a whole. d. Policy: Protect Nearby Property Protect the quality of life of residents around areas which contain commercial mineral deposits by controlling dust, Comp Plan, page 56 noise, setbacks, truck traffic, and unsightly views of gravel storage deposits, pits, and equipment. e. Policy: Reclaim the Land Adopt reclamation plans which will return land to its most appropriate and beneficial use after minerals are extracted. Create and adopt a master plan for the integrated reuse and reclamation of gravel pits along the South Platte for recreational and other productive end uses. f. Policy: Mine Economic Deposits Land within the designation of mineral conservation should be of sufficient size to justify the extraction and reclamation of commercial mineral deposits. g. Policy: Oil and Gas Wells Subject to Performance Standards Oil and gas production are subject to noise, buffering, fence and other performance standards if located within 1,000 feet of any commercially or residentially zoned property. h. Policy: Moving to a Mineral Well Nuisance No residentially zoned lot shall be created within 500 feet of a producing oil or gas well unless the applicant notifies potential lot buyers of the noise and other external effects associated with such production. The location of oil and gas wells is presented in Figure XII. RESOURCE OPPORTUNITIES: ENERGY CONSERVATION RESOURCE GOAL 24 Build energy efficient development. Policy: Encourage the Conservation of Energy Encourage the retrofit and new construction of buildings which exceed the energy efficiency requirements of the Uniform Building Code. Also encourage builders to specify energy saving appliances, passive or active solar heating, solar hot water heating, and double or triple pane windows. Comp Plan, page 57 WASTE MANAGEMeNT WASTE MANAGEMENT: HAZARDOUS MATERIALS WASTE MANAGEMENT GOAL 1 Protect the health, safety and welfare of residents and visitors to the City of Brighton by controlling the use of hazardous wastes within city limits. a. Policy: Require Permits For Hazardous Waste Handling Require the issuance of a hazardous materials permit when any such materials are found within the city limits or used within any production process. Require hazardous materials reports, applications and site audits when necessary. b. Policy: Use Hazardous Materials Properly Hazardous materials and waste should be used, stored, handled, transported, disposed, treated, and managed in such a manner as not to pose a threat to the health, safety or welfare of residents and non-residents. WASTE MANAGEMENT: LANDFILLS WASTE MANAGEMENT GOAL 2 Provide safe, sanitary, screened landfill sites in which the negative effects of such landfills, including noise, odor, dust, truck traffic, ground and surface water pollution, smoke, and other possible effects, are fully mitigated by the landfill operator. Provide for the reclamation of landfill sites. a. Policy: Regulate Operation of Landfills Establish and enforce stringent rules for the operation of landfills. Operational standards include, but are not limited to, trash blowing around the site and from trucks, fencing, the dumping of automobile parts and bodies, methane generation, rodent and pest control, leachate control and recycling operations. b. Policy: Disallow Dumping of Hazardous Materials Do not allow the dumping of toxic or hazardous materials within any landfill site. c. Policy: Meet or Exceed Other Regulations Meet and/or exceed all county, state and federal regulations concerning landfills. d. Policy: Mitigate Nuisances Regulate the location of landfills so they will not devalue Comp Plan, page 58 adjacent property values or create nuisances in terms of noise, fumes, dust, blowing trash and other associated problems. e. Policy: Avoid Becoming Dumping Ground Do not allow Brighton to become a dumping ground for the Denver metropolitan area or state in terms of landfills, or the storage of toxic, radioactive and other hazardous wastes. f. Policy: Require Detailed Reclamation Require and enforce detailed reclamation plans for landfill sites. WASTE MANAGEMENT: RESOURCE RECOVERY WASTE MANAGEMENT GOAL 3 Plan and implement a recycling program where valuable resources are not lost to the economy. Policy: Implement a program where waste paper, tin, aluminum, glass and other materials are recycled into the economy in order to save these valuable resources and to conserve landfill capacity. COST RECOVERY COST RECOVERY GOAL New development should pay their own way in terms of water resources, supply and distribution, transportation improvements, sewer capacity collection systems and other services. a. Policy: Development Pays For Itself Applicants for new development shall pay for the sewer and water distribution and collection systems, transportation systems, storm water drainage systems, water resources, and sewer plant capacity which is attributable to such new development. The City Council may elect to recover such costs through the imposition of fees. Such fees should be reviewed annually by the City Council. Comp Plan, page 59 b. Policy: Sewer Reimbursements When sewer or water mains are planned through ground which is undeveloped, the City may elect to establish a cost recovery program. Proportionate costs of main extensions should be collected when affected properties are platted or otherwise developed. c. Policy: Sewer and Water Main Reimbursement Threshold The City Council may elect to establish a cost recovery system or elect to participate in the cost of construction only when the required sewer and water main capacities for new development call for sewer mains over 18 inches and water mains over 12 inches in diameter. The City Council may elect to waive this requirement for economic development reasons. d. Policy: Sludge Disposal The city should investigate and the City Council may elect to impose a cost recovery system for sludge disposal. e. Policy: Transportation Costs Require that growth pay for the full cost of providing expansion of transportation services caused by such growth. This is partly accomplished through the establishment of a street improvement fund and fee as outlined in the Brighton Transportation Study. (August, 1987) f. Policy: Street Network Responsibility The costs of building the arterial network are divided as follows: Abutting property (one side) 33 percent Abutting property (other side) 33 percent City 14 percent Fee fund 20 percent g. Policy: Cost Recovery in Areas of Insufficient Improvement If a development occurs adjacent to a public street with insufficient capacity and/or improvements to safely and efficiently serve the traffic resulting from such development, the applicant is responsible to make those off-site improvements necessary to serve the traffic needs of such development on the public right(s)-of-way. The city may elect to establish a cost recovery program in which proportionate costs of street improvements are collected when development along the right-of-way(s) occurs. Comp Plan, page 60 h. Policy: Costs of Local and Collector Streets The construction costs of all public local and collector streets are to be borne by the applicant. Maintenance of such public streets is borne by the city. i. Policy: Capital Improvement Plan The city should create, implement and annually update a 5-year capital improvement program and budget. Long range projections of sewer and water resources, transportation needs and related capacities should be created and annually reviewed by the City Council. j. Policy: Newcomers and Old-timers Do not burden existing property owners with the cost of new development. 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