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Home My WebLink About10/19/2006AGENDA CITY OF WHEAT RIDGE PLEINNING COMMISSION October 19, 2006 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on October 19, 2006, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. ~ L CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES - October 5, 2006 6. PUBLIC FORUIVI (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. MS-06-07: An application filed by Applewood Baptist Church for approval of a 2-lot minor subdivision plat for property located at 11225 W. 32°a Avenue. 8. OTHER ITEMS 9. ADJOURNMENT CITY OF WHEAT RIDGE PLANiVING COMMISSION Minutes of Meeting October 5, 2006 ~ (Due to a technological failure, proceedings of this meeting could not be recorded. Minutes are based.on notes made by the recording secretary.) 1. 2. CALL THE MEETING TO ORDER The regular meeting of the Wheat Ridge Planning Commission was called to order by Acting Chair PLUNIMER at 7:00 p.m. in the City Council Chambers of the Muxricipal Building, 7500 West 29`h Avenue, Wheat Ridge, Colorado. ROLL CALL Commission Members Present: Commission Members Absent: Staff Members Present: 3. PLEDGE OF ALLEGIANCE Anne Brinlanan Jim Chilvers John McMillin Phil Plummer Cassie Spaniel Kim Stewart Jerry Scezney Scott Wesley Alan White, Community Development Director Meredith Reckert, Sr. Planner Joyce Manwaring, Pazks and Recreation Directar Ann Lazzeri, Recording Secretary 4. APPROVE THE ORDER OF THE AGENDA It was moved by Commissioner CHILVERS and seconded by Commissioner SPANIEL to approve the order of the agenda. The motion passed unanimously. 5. APPROVAL OF NIINUTES - September 21, 2006 It was moved by Commissioner McNIILLIN and seconded by Commissioner STEWART to approve the minutes of September 21, 2006 as presented. The motion passed with Commissioners SCEZNEY and WESLEY absent and Commissioner BRINKMAN abstaining. Pla.nning Commission October 5, 2006 - 1 - 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes each.) ~ There was no one present to address the Commission at this time. 7. PUBLIC HEAI2ING A. Case No. WPA-06-04: A resolution adopting the Parks and Recreation Master Plan Joyce Manwaring Parks and Recreation Director Joyce Manwaring was sworn in by Chair PLUMMER. She reviewed the process involved in developing the Parks and Recreation Master Plan. Much of the plan was based upon a needs assessment performed in the community to receive citizen input. The Neighborhood Revitalizarion Study, Wheat Ridge 2020 and the Open Space Management Plan were also considered in formulation of the Pazks Master Plan. Commissioner McMILLIN reiterated his concem from the last meeting regazding the hazardous dam on Clear Creek. Rather than following the recommendation that this dam be considered as part of the master pian as a whole, he suggested an expedited process for a Cleaz Creek master plan in order to address the dangers presented by the dam. Joyce Manwaring agreed that the situation should be reseazched to come up with a definite solurion. Comxnissioner STEWART commented that she did not want to see Fruitdale Park used for ball fields. Joyce Manwaring explained that residents around this park have expressed some uncomfortable feelings because of the park's isolation which has led to some undesirable activity in the pazk. Part of the Master Plan's recommendation is to do something that would increase activity in the park whether it be a dog park, ball fields, etc. In response to a question from Commissioner CHILVERS, Joyce Manwaring stated that she did not believe a master plan for the greenbelt is necessazy because of the existing open space management plan. Commissioner McMILLIN expressed concem about weed management on open space land. He specifically referred to the Zarlengo property and suggested that all of the weeds be cut periodically. Joyce Manwaring explained that the city doesn't mow the entire property but would take Commissioner McMILLIN's comments under advisement and fiirther reseazch wouid be conducted. Commissioner PLUNIMER reiterated his concem about the lack of ball fields in the city. Present ball fields are overscheduled and overused. He commented that he would vote against adoption of the plan because there aze not enough funds Plaimuig Commission October 5, 2006 - 2 - budgeted for additional ball fields. Joyce Manwaring stated that the study revealed Wheat Ridge to be above-average for the number of ball fields and the surveys did not indicate citizen desire for more ball fields. The study did recommend the addition of one more ball field. Commissioner PLUMMER also commented that more picnic areas are needed in Prospect Park. Commissioner STEWART expressed concern about the lack of handicapped accessible picnic azeas. She also commented that, in addition to organized sports activities, children need park space where they can just play, dig in the dirt, etc. She expressed concern that the area north of 44`h between Kipling and Tabor is served only by Fruitdale Pazk. She would like to see a safe crossing on 44`h Avenue to provide access to Prospect Pazk. Joyce Manwaring replied that the Master Plan recognizes this area's need for a neighborhood pazk. One possibility might be to develop the historic pazk as a neighborhood park. 7oyce Manwaring stated that she would report back to the Commissioners regazding their concerns expressed during this hearing. It was moved by Commissioner STEWART and seconded by Commissioner McMILLIN that Case No. WPA-06-04, Resolution 03 of 2006, the proposed draft of the Parks and Recreation Mater Plan, be recommended for APPROVAL for the following reasons: 1. Chapter 2-60 of the Code of Laws authorizes Planning Comtnission to give recommendations regarding amendments to the Comprehensive Plan and other supporting documents. 2. The proposed Parks and Recreation Master Plan will supersede outdated documents currently in place. Commissioner McNIILLIN offered a friendly amendment to include a statement that staff will research and conTirm tbe serious accidents at Willowhead Dam on Clear Creek and, by a separate expediting process from the overall Master Plan, investigate the hazards and remediation of those hazards. The amendment was accepted by Commissioner STEWART. Commissioner McNIILLIN offered another friendly amendment to state that the Zarlengo Park area needs restoration to natural landscaping with short or tall grass vegetation and/or riparian habitat. This amendment was accepted by Commissioner STEWART. \ ~ - Planning Commission October 5, 2006 -3- In response to a question from Commissioner BRINKMAN, Joyce Manwaring stated there are no funds presently available for restoration of the Zarlengo property. The motion passed 5-1 with Commissioner PLUMMER voting no and Commissioners SCEZNEY and WESLEY absent. 8. OTHER ITEMS A. Briefing on X Process Alan White reviewed the proposed X-Zone concept that resulted from the Neighborhood Revitalization Strategy and evolved into the X Process. The Commission will consider an ordinance to adopt the X Process at a later date. He explained that the X Process involves more of a change in process and streetscape and architectural design than rezoning. Commissioner BRINKMAN expressed concern that some of the ODP and FDP changes could possibly reduce community input. Commissioner McMILLIN suggested research that would show how many changes Planning Coxnmission has made at the ODP stage. Following discussion of subdivisions, Alan White stated that he would check with the city attorney regarding possible criteria to deny subdivisions. Comxnissioner McMILLIN suggested a review of the streetscape manual because of its elevated importance in the X Process. Alan White will bring the streetscape manual to the Commission for review before the ordinance is considered. Alan White stated that the next step in the process would be to gather input from the development community. The goal is to be able to adopt the ordinance by the end of this year or the begiuuing of next year. B. Light Rail Commissioner McMILLIN reported that he attended a public meeting in Arvada where he learned that RTD does not have a firm commitment to use Union Pacific right-of-way far the "Gold Line" light rail. Union Pacific does not want to allo.w light rail in their right-of-way because of liability issues. RTD wili continue attempts to negotiate with Union Pacific. (Note: The right-of-way proposed for the Gold Line is owned by Burlington Northern/Sante Fe.) Plamung Commission October 5, 2006 - 4 - 9. ADJOURNMENT It was moved by Commissioner CHILVERS and seconded by Commissioner STEWART to adjourn the meeting at 9:14 p.m. The motion passed unanimously. Phil Plummer, Acting Chair Ann Lazzeri, Secretary Planning Commission October 5, 2006 -5- ,oFW"~"Tqa ~ CITY OF WHEAT RiDGE ~ m I PLANNING DIVISION STAFF REPORT c~(ORp~O TO: Planning Commission CASE MANAGER: M. Reckert DATE OF MEETING: October 19, 2006 CASE NO. & NAME: Case No. MS-06-07/Applewood Bapfist church ACTION REQUESTED: Approval of a two-lot minor subdivision plat LOCATION OF REQUEST: 11225 W. 32"a Avenue APPLICANT/OWNER: Applewood Baptist Church APPROXIlVIATE E1REA: 14.73 acres PRESENT ZONiNG: R-1, Residential One ENTER INTO RECORD: O COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION (X) SUBDIVISION REGULATIONS Location Map Planning Commission 1 MS-06-07/Applewood Baprist Church Jurisdiction All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting approval of a two-lot minor subdivision on property zoned Residential-One located at 11225 W. 32°d Avenue. The property is comprised of three pazcels platted in 1892 as part of the Brookside Subdivision with a combined total size of 14.73 acres. There is a three-story education building on the southem portion with associated drives, parking areas, landscaping and detention areas. The applicant has expressed that the intent of the subdivision request is to allow the sale of the rear lot to a private individual. U. ANALYSIS The request is only for the subdivision of the property and does not include any site plan approval, variances or subsequent subdivision of the rear parcel. Any future division of either the rear or front piece will require another subdivision process. The new, reaz lot (Lot 2) will be roughly 7.9 acres in size with the front lot (L,ot 1) retaining 6.8 acres. The front property is currently used by the Applewood Baptist Church for education puxposes and pazking for the main church structure which is located on the south side of the street in the City of Lakewood. The church intends on maintaining ownership of Lot L A church is a special use in the R-1 zone district. Govemment and quasi-government buildings and uses require a minimum of one acre of lot area with 200' of lot width. Proposed new Lot 1 will meet these development standards. The church currently has an application submitted for approval of a special use permit to expand the education building. The SUP application is not a subject of this subdivision request and should be not germane to discussion regazding the subdivision approval. The plat establishes typical urility easements around the perimeter. A storxn water detention easement is being shown along the common property line. Notes regarding these easements have been added to the front page. Lena Gulch traverses the rear of the property and encumbers Lot 2 with 100-year flood plain on the northwestem one-third of the lot. The limit of the 100-yeaz flood plain is depicted on the plat drawing. Planning Commission 2 MS-06-07/Applewood Baptist Church No additional right-of-way is needed for West 32°a Avenue. Access for Lot 2 will be by-way of a 25' wide access easement through the church's eastern pazldng lot. This access easement aligns with an existing drive aisle and curb cut to 32°d Avenue. Staff had originally considered a public street dedication for Robb Circle along the western line of the subdivision aligning with Robb Circle to the south of W. 32"a Avenue. However, there aze grade complications between the church property and the adjacent property to the west. There would also be the requirement for the relocation of a sizable nd storxn water pipe which runs under W. 32 Avenue and down the western property line. The Wheat Ridge Fire Protection District has approved this access through the church'spuking lot. ff future alternate access to a pubiic street is provided for Lot 2, this easement could be vacated. All regulations and standards of Article IV of the Code of Laws have been met III. AGENCY REFERRALS All agencies aze currently able to serve the property and can continue to do so with the proposed minor subdivision. Any service upgrades required by the referral agencies will be addressed if and when future development occurs on the property. Wheat Ridge Fire Protection District: Has approved the 25' wide access easement across Lot i. Any development on Lot 2 will be evaluated for fire issues at the time of submission. Public Works: E-Ias reviewed a preliminazy drainage report and a traffic impact report. Has approved the plat document. Xcel Energy: Has requested standard easement language be included on the plat. City of Lakewood: Has commented regarding the detention azea and the access. Consolidated Mutual Water Company: Is currently serving the property. Any new constnxction will require upgrades to the existing service. Northwest Lakewood Sanitation District: There is an existing sanitary sewer line in 32"d Avenue. Any new construction will require separate sanitary sewer lines. Staff would note that this subdivision was not reviewed by the Parks and Recreation Commission for a pazkland dedication recommendation. Section 26-421.D. of the zoning and development code specifies that parkland dedication is assessed only for residential development and is based on a per unit calculation. Parkland dedication requirements will be assessed at the tune that either of the lots is further subdivided for residential development. Plaiming Commission MS-06-07/Applewood Baprist Church IV. STAFF CONCLUSIONS AND RECOMIVIENDATION The requirements of the Subdivision Regulations have been met and both parcels meet the minimum development standards for the R-1, Residential-One zone district. For these reasons, a recommendation of approval is given with the following conditions: The dedicarion for pazkland be assessed at the time of future subdivision of L,ot 2. V. 5UGGESTED MOTIONS: Option A: "I move to APPROVE Case No. MS-06-07, a request for approval of a two-lot minor subdivision on Residential-One zoned property located at 11225 W 32nd Avenue for the following reasons: l. All applicable development standazds requirements of the R-1 zone district have been met. 2. All requirements of the Subdivision Regulations have been met. With the following condition: 1. The dedication for parkland be assessed at the time of future subdivision of Lot 2." Option B: "I move to DENY Case No. MS-06-07, a request for approval of a two-lot minor subdivision on Residential-One zoned property located at 11225 W 32"a Avenue for the following reasons: 2.>, Planning Commission 4 MS-06-07/Applewood Baptist Church CASE HISTORY MS-06-07 i SUP--06-02 SUP-~04~04 MS-Q4-01 ~lr f i - - . ~ ~ ~ ~ ' ~ 3 ~ ' ~ ~ ,F_ f ~ . t, BASfS OF BEARINGS, THE SOUTH APPLEW000 BAPTIST CNURCH, a Color~do non-profit corporatian, being the owner of the reai ro ert of 14.73 acres described as foilows: SOUTH, RANGE 69 WEST, 6TM PRINCIE P p Y AND SHOWN HEREON, AND AS SHOW~ n th West 1 2 of Tract 21 Brookside Subdivision Count of Jefferson MONUMENTS MAP. Tract 22 a d e / , , y , State of Colorado, together with that portion of West 32nd Avenue ~djoining subject F N IMIT ARE SHOWN ~ j v Ordinance No, 940 Series of 1993 and recorded October 1 ~~D ZO E L S property os acated by . • MAP FOR JEFFERSON COUNTY CQ~OR 1993 under Reception No. 93155172 in the County of Jefferson, Stote of Colorado, ' 08059C0215-E AND MAP NUMBER 08 i' 41 re feet or 14 73 acres more or less AND bein PRQPERTY NORTM OF THIS LINE IS IN ALTOGETNER conta ning 6,640 squa , ~ 9 AND HAVING BASE FI.000 ELEVATION~ fi also described as follows; INCLUQING THE SOUTHERN LOT, I.IES I h -1 4 c rner of Section 28 Townshi 3 South Ran e 69 West of 100-YEAR F~000 HAZARD AREA. Commencing at t e C / o , p , g , L the 6th Principal Meridian; thence S89'19'S5"W a distance of 1475.77 feet olong the 3, THIS SURVEY OQES NOT CONSTITI south line of the NW-t/4 of said Sectian 28; thence N00'30'56"W a distance of 220Q ENGINEERING ASSOCIATES P.C. TO DE feet to the southeast corner of a portion of vacated right of way f4r West 32nd WAY, EASE~IENTS, AND ENCUMBRANCE Avenue described at Reception No. 93155172 of the Jefferson County records and the BY ~AND TITLE GUARANTEE CQMPANY Point of 8eginning; thence N00'30'S6"W a distance of 1305,49 feet along the east line 2001 AT 5;00 P,M. of said vacated right of way and along the eost line of the W-1/2 of said Troct 21 to the nartheast corner of the W-t/2 of said Troct 21; thence S$9`15°27"W a distance of 4, NpTiCE. ACCQRDING TO COLORADi 493.43 feet along the north line of said Tract 21 and the north line of soid Tract 22 BASEQ UPON ANY DEFECT IN THIS Sl Y 'r of Brookside Subdivision to the northwest corner of said Tract 22, thence S04°34'33NE DISCOVERED SUCH DEFECT. IN NO E' o distonce of 1296.85 feet along the wes# line of soid Tract 22 ta the southwest IN THIS SURVEY BE COMMENCED MOR corner #hereof; thence N89'19'55"E a dista~nce of 188,99 feet along the south line of CERTIFICATION SHOWN FlEREON, said Tract 22 to the Northwest corner of the vacoted portion of West 32nd Avenue as I 1 described nt Rece tion No, 93155172~ thence S00'33'14"E a distonce of 8.Q0 feet alon 5, AN EASEMENT FOR A 4" FIRE LIN ~ ~ - _ + P ' 9 F IPTI N DO N the west line of said vocated ri ht af wa to the southwest corner thereof; thence 0057376, THIS OESCR 4 ES g Y THIS EASEMENT, N89'19'55"E a distance of 303,07 feet along the south line of soid vacated right of way to the ~int of Beainnina, i 6. SUBJECT PROPERTYlS ZONED R- have loid out, subdivided and latted said land as per the drawing hereon con#ained WHEAT RIDGE. P under the name and styie of Appiewood Baptist Church Subdivision, o subdivision af a art of the Cit of Wheat Rid e, Colorodo and b these presents do dedicate to the 7, THE ORAINAGE DITCH SHOWN IS i P Y 9 Y City of Wheat Ridge and those portions of real property shown as eusements for the construction, instollation, c~peration, maintenonce, repair and repiocement far ail 8. TEN--FOOT (10~) WIDE EASEMENTS t services. This includes but is not limited to telephone and electric lines, gas lines, EACH LOT IN THE SUBDIVISION OR PL 1 water and sanitary sewer lines, hydrants, storm water systems and pipes, detention FIVE-FOOT (5') WIDE EASEMENTS ARE onds, street li hts and ail a urtenances thereto. EACH LOT IN THE SUBDIVISION OR Pl. P 9 PP TNESE EASEMENTS ARE DEQICATED Ff REPLACEMENT 4F ELECTRIC, GAS, TEL TELECOMMUNICATIONS FACILITIES. UT ACCESS EASEMENTS AND PRIVATE ST ROBERT KUNTZ, TRUSTEE STRUGTURES AND WATER METERS SH, APP~EWOOD BAPTIST CHURCH, A CQLORADO NON-PROFIT CORPORAI1QN EASEMENTS. 9, THE STORM OETENTION AREA HEF CONSTRUCTED AND MAWTAWED BY TI SUCCESSORS AND ASSIGNS. IN THE E MAINTENANCE fS NOT PERFORMED BY NAVE THE RIGHT TQ ENTER SUCH AR 1 STATE OF COLORA00 } WHICH SAID OWNER, HEIRS, SUCCESSt t )SS OR STRUCTURE WILL BE CONSTRUCTE'. CQUNTY OF JEFFERS~N AI.TERATiONS AFFECTING THE HYDRAI, ~ WILL BE MADE WITHOUT THE APPROV, THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS ~ DAY OF , A.D. 2006, BY RO~~RT KUNTZ~ AS TRUSTEE. 10, A 10 WIDE UTIIITY & DRAINAGE r I ~ COINCIDENT WITH THE EXISTING 10' DI I WITNESS MY MAND AND OFFICIAL SEAL. MY GOMMISSION EXPIRES; 84119721 AND EXTENDING TO THE NC ' r= APPRpVED THIS r DAY ~ t RIDGE. 7 { NOTARY PUBLIG ~ ATTEST; ~ ~ CITY CIERK Approved this day of 2006, by the Wheat Ridge Planning Commission, COMMUNITY DEVEI.OPMENT pIRECTOR ~ CHAIRPERSON OIRECTOR OF PUBLIC WQRKS M i I ~ JEFFERSON COUNTY CLERK AND RECORDER BY: - DEPUTY 'm'tlv"UNTAIN STATES ENGINEERING q",/~ e«"a,ts h cM &O,~ ~ Land Dwolo;w~t Idt1t MOUNTAIN STATES ENGINEERING ASSOCIATES. P.C. E REVISEO SEP, 26, 2006 CBS/GDT 2130 Kiplrnq Street F Lakewood Colorado 80215 REVISED AUG. 31, 2006 CBS/GDT (303) 987-3980 (303) 987-3488 Fax Pi PLAT.DWG MAY 18, 2006 CBS/GDT EXHIBIT 1 _ _ _ _ . _ _ _ _ ~ _ - `t 1~ ~ ~ ~ ~ . y._ 1 > > r~ > > t ~ nz ~ ~ a A P P L E W 0 0 D K N 0 ~ L S 1 2 T H F I L I N G F i ~ Q. PORTION OF TRACT 12 ~ a Z~NEO R-1 B R O O K SI D E S U B D I V I S I O N ~ ~QT 1 LOT 2 ~OT 3 LOT 4 LOT 5 o ~o ~N ~Y SET 5/8" REBAR . m „ W/ PLASTIC CAP FNO 5/8 REBAR LS 34594 ~I W/ALUM, CAP ~ LANE ENGR. LS 438 ~ , „ ' ~ , N 00 30 56 W-/ 1305.49 i 62.90 _ - r / , 896.69 , 39.30 ~ ~ r ~ ~ ~ , 5.00 ~ - r' . \ S00'30'56"E ' . ~ ~ S 5 dRAINAGE & ° 15,63° 3A, ~ ~ • ~n i ~ 8.20 UTILJTY EASEMENT ~ N ~ , ~ ~~A ~S~ t 4 , - >~L~~ ~ ' 9s ~y o 1 ~ ~ N l 1 . 1 i 14 ' ~--t ~ i PORTI~N OF TRACT 12 ~ ~ r i ~ BROOKSIDE SUBDIVISION ~ ~ ~i ~ ~ ~ ~ , ~ FQRMER 7 ZONED R-1 ~ 8 SANITARY SEWER DRAINAGE DITCH ~ i E W-t/; 4~ ASEMENT SEE PLAT NOTE 7. ~ TRACT ~ ~Z BK. 939, PG. 40$ ~i _ ~ ~ ' ~ . ~ . t ~rn . ~ ~ ~ ~~~w ti . . Z ~ ti~ ~ ~ 10` DRAINAGE & ~ ~ ' . a 1 1(~ J N UTfLiTY EASEMENT ~ ~ a _ _ ~ _ _ - ~ - - , ~ „ - , - - - S0031 57 E t297,28 W rt u~ 3 Z ~ 1 ~ ~ ~ o , ~ ~ w ~ ^ + g-.S tr~ W p~ N9 ~ ` ~ Q.. ~ . ~-s ~ 1 d' ~'1 ~w ~ W rn t ~ ~ `~a » / o Q ~ t~ ~ ~z , r'' w Ml ! ~N ~ ~ ~a? ~9 , cv ~ ~ENA ~ ~ Z~i~~ o~ Z , C~ ~~1 f- ~ ~ p ~ w~ ~ . ~ Z t= GUL~H t ~ PARCEL LINES w W ~ ' ~ ~ ' HEREBY REMOVED ~ ~ ~ W FORMEI PORTION OF TRACT 11 ~ ~ ~ . N ~ E-1 ~ ~ N BY TNIS PI,AT z N w ~ r~- _~zo E x 343,400 Sq. Ft. Q BROOKSIDE SUBDIVISION N ~ o TRACT ~ ~ ONED R-1 ~ ACCESS AND ti ~ ZONE AE Q r z . z ~ rn ~ MAINTENANCE ~ ~ 3 oa o0 ' EASEMENT ti k ~ Z p~ LENA GULCN Z w pp REC. N0. F0208269 ~ ~ ~ 1 ~ ~ 100 YEAR FLOOD ZONE r r ~ t n 4 ti N N W S 0 0 4 0 1 9 E S 0 0 3 3 1 4 E ( S E E P~ A T N O T E 2.) ~ o ~ > ~ ~ 18,67 ~ - s,2o _ 1 ' _ _ _ - - - - , , - - - - S00'3314 E 1297.06 , , „ 500 3314 E ~'.s - . - I , . „ ~ 16.00 S00 3314 E o S2 ~ 16.87' ~ ~ ~3~ ~r W 39 25~, \N~ ~28. W a~ ~ c~ ~ ~ . ~Z ~ o~ 1 ~ ~ ~ N o. 3 FORMEI TRACT B BANZHAF SUBDIVISION ~rn N1 ~ ~ ~ w'1/ W • o~ 16 SANITARY SEWER N TRACT ZQNED R-1 ~ , , „ ~Z\ ~ rn ~ ~ = N75 38 45 W EASEMENT ~ N ~ `N• BKI, 964, PG, 580 3 °i ~ N 169,85 ~ ~o ~n ~ 16' SANITARY SEWER ~ ~ rn ~ EASEMENT ~ ~ N ~n ~ ° rn~ BK, 1616, PG, 158 z cCOn J~ ~1~ W N ~~N ~ 1 . O ti+ ~ N89'15'27"E i°~w~ W c~ .,1,, 10.01' ~N ~ _ _ ^ ~ _ - - - - - - - ~ - - ~ ~ - ~ 69fi.Q5 45.00 58, 00 ~ 146.18 J_ - - ~ • ► » - ~ S00 34 33 E 1296.85 8 .51 ~ L PORTION OF TRACT 10 S00°34'33"E S00'34'33"E , SET 5/8" REBAfi BROOKSIDE SUBOIVISION ~ 16.25' 10 ORAINAGE & ~ , 16.00 10 DRAINAGE EASEMENT W/ PLASTIC CAF 1 ~ ZONED R-1 UTILITY EASEMENT PORTION OF TRACT 23 4 4 SEE PIAT N T 1 REC. N0. 84119721 LS 3 59 FND 5/8 REBAR 0 E 0 BROOKSIDE SUBDIVISION W/PLASTIC CAP ZONED R-1 i LS 1~669 ~ ~u ( PY~ I ~ ~ ~ ` - i ~ 'm'rv"UNTAIN STATES ENGINEERING q,"~ C~~wAants h CM & I_end Daveloptnent MOUNT,~itl ATES ENGINEERING ASSOCIATES. P.C. t . ~ 2130 Kipling Street : - - takewood, Colorodo 80215 L (303) 987-9980 (303) 987-3988 Fax P