Loading...
HomeMy WebLinkAbout09/04/2008City of ",oo'Wheat -Iidge PLANNING COMMISSION AGENDA September 4, 2008 A dinner meeting will be held in the lobby conference room beginning with dinner at 5:30 p.m. and a study session at 6:00 p.m. regarding the scope of work for the Comprehensive Plan Update. Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on September 4, 2008, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. 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 - August 7, 2008 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.) 7. PUBLIC HEARING A. Case No. WZ-07-06: An application filed by Ashton Woods Homes for approval of a zone change from Residential-One (R-1) and Agricultural-One (A-1) to Planned Residential Development (PRD) and approval of an outline development plan for construction of 53 homes for property located at 11885 W. 38th Avenue. 8. OTHER ITEMS 9. ADJOU:RNMENT City of Wheat ~dge PLANNING COMMISSION Minutes of Meeting August 7, 2008 1. CALL THE MEETING TO ORDER The regular meeting of the Wheat Ridge Planning Coimnission was called to order by Chair BRINICMAN at 7:05 p.m. in the City Council Chambers of the Municipal Building, 7500 West 291h Avenue, Wheat Ridge, Colorado. 2. ROLL CALL OF MEMBERS Commission Members Present: 3. 4. 5. 6. Commission Members Absent Anne Brinkman Jim Chilvers John Dwyer Dick Matthews Davis Reinhart Steve Timms Jerry Scezney Kim Stewart Staff Members Presenti PLEDGE OF ALLEGIANCE APPROVE ORDER OF AGENDA Meredith Reckert, Sr. Planner Jeff Hirt, Planner II Joyce Manwaring, Director of Parks & Recreation It was moved by Commissioner MATTHEWS and seconded by Commissioner REINHART to approve the order of the agenda. The motion passed 6-0. APPROVAL OF MINUTES - July 17, 2008 It was moved by Commissioner DWYER and seconded by Commissioner MATTHEWS to approve the minutes of July 17, 2008 as presented. The motion passed 5-0 with Commissioner REINHART abstaining. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) There was no one to address the Cominission at this time. Planning Commission - I - August 7, 2008 PUBLIC HEARING A. Case No. WZ-08-04: An application filed by Design Concepts for the City of Wheat Ridge Parks & Recreation Department for approval of a change of zoning conditions, approved pursuant to Case No. WZ-82-15, to allow a park and approval of an amended outline development plan The case was presented by Meredith Reckert. She entered all pertinent documents into the record and advised the Cominission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff recominended approval for reasons, and with conditions, as outlined in the staff report. Commissioner MATTHEWS asked if 35`h Avenue would be straightened out to align with 35`h Avenue on the west side of Kipling. Ms. Reckert stated that public works recommended aligrunent, but due to cost it will remain "as is" Commissioner REINHART asked if there was an alternative option to have fliese decisions made administratively under park zoning. Ms. Reckert explained that it was considered rezoning the property to PF (Public Facilities) but staff was more comfortable going with this process because the plan would be recorded and therefore more of a pennanent document as an assurance to the neighborhood. Commissioner CHILVERS commented that he would like to approve zoning for a park but had questions abouf the design. Commissioner DWYER commented that it seems out of the Commission's prevue to make comments on the design of a park. Commissioner BRINKMAN asked why commercial uses were dropped from the plan. Ms. Reckert stated that it is an assurance to the neighborhood that the land will be developed into a park. She believed there was allowance for support uses such as bike rentals or farmers markets. Commissioner BRINKMAN asked if the entire path meets ADA requirements. Ms. Reckert explained there is a portion of the path that does not meet the requirements because of the grade. In response to a question from Commissioner DWYER, Ms. Reckert explained that the subject property was excluded from the blight study. Joyce Manwaring Director of Parks & Recreation. Ms. Manwaring summarized the process which led to the subject application. The 1992 Parks Master Plan identified this neighborhood as underserved regarding Planning Commission - 2 - August 7, 2008 park facilities. The City purchased the subject parcel in 2000 with Jefferson County Open Space funds to meet that need. The master plan was redone in 2006 and again identified this neighborhood as underserved. There is no design process for parks in the city code. The Outline Development Plan (ODP) process is more comprehensive than a simple zoning change. With the history and controversy surrounding this property, it was decided the ODP process would best serve the community. Regarding commercial uses, Jefferson County Open Space policies generally do not allow commercial activity for private profit in open space. The ODP language would allow for supplemental uses such as bike rentals. Ms. Manwaring explained that disposal of the park property associated with the Apple Ridge Cafe will allow for current and future development on the site. This will require approval by City Council and Open Space. In response to a question from Commissioner REINHART, Ms. Manwaring stated that, up to this time, she has not gone through an ODP process to develop a park. Commissioner MATTHEWS asked if plans for a dog,park had been excluded from the plan. Ms. Manwaring replied that, through the public input process, it was decided this was not a good use for this park. Commissioner REINHART asked if it would be necessary to rezone the property if park uses changed such as adding or eliminating a skate board area. Ms. Reckert explained there is flexibility to make such changes. Commissioner CHILVERS asked if neighborhood parking had been resolved. Ms. Manwaring stated that she was assured those issues had been satisfactorily resolved. In response to a question from Commissioner DWYER, Ms. Manwaring explained that the final design concept was chosen as a result of neighborhood, City Council and Park Coinmission input. Commissioner TIMMS asked when construction would begin. Ms. Manwaring replied that, if the concept plan is approved and staff is given direction to move forward, construction contracts would be solicited. Whether or not construction will be phased will depend on budget appropriations. Commissioner BRINKIVIAN asked if revenue generating uses such as batting cages, etc. were considered in design of the park. Ms. Manwaring stated these types of uses were considered and cost analyses were done, but were not made part of the Master Plan. She also stated that a maintenance budget has not yet ~ been developed. Planning Commission - 3 - August 7, 2008 In response to a question from Coinmissioner BRINKMAN, Ms. Manwaring stated that parking will be allowed on 35"' Avenue and Johnson Street. She also explained that 75% of any revenue from the sale of the Apple Ridge Cafe portion of the property would be returned to Open Space and the remaining 25% would come back to the City for reinveshnent in open space. Eric Spring Design Concepts Mr. Spring, landscape architect for the park reviewed the design for the park. Commissioner DWYER asked if a 2% grade would allow the field to be used for organized sports. Mr. Spring replied that 2% is the maximum allowed for a sports field. He believed the field would be playable. ` In response to questions from Commissioner BRINKMAN, Mr. Spring explained that he tried not to duplicate any uses available at other parks in the area. He also stated that the planned skate park is larger than the one at Anderson Park. He explained that in the original sketches, all walks were ADA accessible but changes had to be made due to right-of-way issues: ' Therefore, there is a portion of the walks that will not be ADA accessible. In response to a question from Commissioner DWYER, Ms. Manwaring stated that it is not planned to keep the skate park at Anderson Park. Dalmon Larson? 9940 West 35"' Avenue Mr. Larson stated that'he was not opposed to the zoning but wanted to know what assurances the neighborhood has that the proposed zoning change for park use is not a temporary change. He also wanted clarification about the parking space issue far the soutli side of the proposed park. He expressed concern that the neighborhood was not aware of the skate board component of the park before it was approved. He stated that he wanted the park to be created with the best expertise available. He was pleased with the efforts of Design Concepts but felt they were being forced into including the skate board park feature. Ms. Reckert spoke to the parking issue on 35`i'. The city does not allow head-in parking anywhere because backing directly out into traffic is an unsafe situation. That is why the change was made to parallel parking. Douglas Linder 3610 Johnson Street Mr. Linder stated that he bought his house because he knew there would be a park there some day. He stated that he was happy with the design of the park. He had no opinion one way or the other concerning the skate board park. He was i Planning Commission - 4 - Augbst 7, 2008 opposed to any commercial use in the park. He would like to see trees planted in the park that would not grow so tall that they would block views. There was no one else to address the Commission at this time. The public comment portion of the meeting was closed. Commissioner REINHART stated that he thinks this matter is a misuse of the zoning code and it is not the business of the Planning Commission to pass judgment on the design or contents of a city park. He stated he was in favor of the zoning for open space because the neighborhood wants it, but an ODP is the wrong tool for the job and he planned to vote far denial. Commissioner BRINKMAN stated that she was also leaning toward denial based on the facts stated by Coinmissioner REINHART. She stated her understanding that the neighbors want a park and times have changed since 1982 when citizens voted to zone this land Planned Commercial Development; however, the city is starved for coinmercial development and there is a park between 26th and 32"d and another soccer field is located a couple of blocks away. It was moved by Commissioner REINHART and seconded by Commissioner DWYER to recommend denial of Case No. WZ-08-04, a request for approval of a change in zoning conditions approved pursuant to Case No. WZ-82-15 and for an amended Outline Development Plan for property at 3700 Kipling Street for the following reason: 1. The Outline Development Plan is not the appropriate tool to rezone the site. The motion failed by a vote of 2 to 4 with Commissioners CHILVERS, DWYER, MATTHEWS and TIMMS voting no, and Commissioners SCEZNEY and STEWART absent. It was moved by Commissioner DWYER and seconded by Commissioner TIMMS to recommend approval of Case No. WZ-08-04, a request for approval of a`change in zoning conditions approved pursuant to Case No. WZ-82-15 and for an amended Outline Development Plan for property located at 3700 Kipling Street for the following reasons: 1. The property was rezoned to Planned Commercial Development pursuant to Case No. WZ-82-15. 2. A zone change process is required to modify zoning conditions. 3. The criteria used to evaluate a change in zoning condirions support the request. 4. The proposal is consistent with the recommendations made in the Parks and Recreation Master Plan. Planning Couunission - 5 - August 7, 2008 5. The Parks and Recreation Commission recommended approval of the Master Plan. With the foltowing conditions: 1. A note be added on page 2 that up to 36,000 square feet of the site may be used to support adjacent commercial development. 2. On Sheet 3, the "bulb" portion of the parking area be widened to provide a drop-off area. 3. On Sheet 3, designate locations where parallel parking will be allowed on West 35o' Avenue and Johnson Street. 4. A note be added on page 5 that the designs shown are conceptual and that the final structure designs willbe determined at the time of Final Development approval. The motion passed 4-2 with Commissioners BRINKMAN and REINHART voting no and Commissioners STEWART andrSCEZNEY absent. (Chair BRINKMAN declared a recess at 833 p.m. The meeting was reconvened at 8:39 p.m.) 8. STUDY SESSION (continued from July 17, 2008) A. Short Term Code Amendments Jeff Hirt presented a briefsummary of items discussed at the July 17, 2008 study session. As a result of those discussions, an open house has been scheduled to be held in the council chambers on August 21, 2008 from 6:30 to 8.30 p.m. Planning Commissioners agreed they would like to participate in the open house. 9. OTHER ITEMS A. State APA Conference Meredith Reckert reminded Commissioners of the State APA Conference to be held in Breckenridge September 10-13. 10. ADJOURNMENT It was moved by Commissioner DWYER and seconded by Commissioner REINHART to adjourn the meeting at 9:04 p.m. The motion passed unanimously. Anne Brinkman, Chair Ann Lazzeri, Secretary Planning Commission - 6 - August 7, 2008 CITY OF WFIEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission CASE NO. & NAME: WZ-07-06/Ashton Woods CASE MANAGER: M. Reckert DATE OF MEETING: September 4, 2008 ACTION REQUESTED: A request for a rezoning from Residential-One (R-1) and Agriculture One (A-I) to Planned Residential Development (PRD) and approval of an Outline Development Plan. LOCATION OF REQUEST: 11885 W. 38'h Avenue APPLICANT (S): Ashton Woods Homes APPROXIMATE AREA: 15.017 acres OWNER (S): Calvin L. Jenks/Lee Doud Inc. PRESENT ZOIVING: Residential-One (R-1) and Agriculture One (A-1) COMPREHENSIVE PLAN DESIGNATION: Single Family Detached Residential (Not to exceed four dwelling uniY s per acre). ENTER INTO RECORD: (X) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION Location Map Planning Commission 1 WZ-07-06/Ashton Woods All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQLTEST The applicant is requesting a rezoning from Residential-One and Agriculture One to Planned Residential Development on property located at 11885 W. 38th Avenue. (Exhibit 1, Letter of Request) An associated Outline Development Plan is included with the request. The current Agriculture One zoning (north hal fl designation allows single family residential with associated agricultural uses on lots with a minimum of one acre of size. The R-1 zone district (south hal fl allows single family residences on lots which are 12,500 s.f. in size and 100' wide. The property contains an existing single family residence with associated out-buildings and grazing land which ultimately would be removed. The applicant has received proper consent from the property owners to pursue this application. An Outline Development Plan will rezone the property and set development standards and conceptual site design. The applicant wishes to rezone the property to a11ow 53 new singie family dwelling units. The property is bounded by W. 38`h Avenue on the south, and the Clear Creek greenbelt open space on the north. The property slopes from southwest to northeast and is 15.017 acres in size. There is an existing sanitary sewer line with 30' easement which traverses the property. The Lee-Stewart and Eskins ditch crosses to the property from the south side of 38`h Avenue by a diversion gate and continues north across the property to the bluff. Property ownership stops at the bluff on the north end just behind the existing home. It does not extend down the slope towards Clear Creek. The slope property was conveyed to Coors in the late 1960's and in 2000 became part of the Clear Creek greenbelt, owned by Jefferson County. (Exhibit 2, ALTA survey) II. OUTLINE DEVELOPMENT PLAN The Outline Development Plan (ODP) will set all allowed uses and development standards for the property (Exhibit 3, ODP). Sheet 2 of the ODP also contains a conceptual layout of the property which includes street alignment and general properiy divisions. Included also in the plan set are a declaration page (Sheet 1), typical elevations (Sheet 3), landscape plan (sheet 4) and a massing perspective (Sheet 5). Allowed Uses The subject property is currently zoned Residential-One (R-1) and Agriculture One (A-1). The A-1 zone district allows single family residences and associated agricultural uses. The R-1 zoning is lunited to single family dwellings and customary ancillary uses. Additionally, churches, day care centers, bed and breakfasts, schools and golf courses are listed as special uses in both the R-1 and A-1 districts. The applicant has proposed that only single family residences and home occupations as defined in the Code shall be allowed uses for this property. Plarming Commission WZ-07-06/Ashton Woods Density The ODP is proposing a total of 53 residential lots. The property is 15.017 acres in size, which would equate to a gross density of 3.5 residential units per acre. However, the Comprehensive Plan Future Land Use map specifies that the density analyses should be based on net density which is calculated without the area devoted for rights-of way. Based on the net acreage of 11.757, net density proposed for the property is 4.5 units per acre, slightly over the recommended density of 4 du's/acre in the Comprehensive Plan. If the proposal were to be strictly in line with the future land use designation, the project would have to be reduced to 47 units. See further discussion of the density and the Comprehensive Plan in Section III. of this report. Landscaping The ODP refers to Section 26-502 of the zoning and development code which sets the minimum amount of landscaping for each proposed lot at 25%. All front, side or rear yards adjacent to open space or right-of-way shall be 100% landscaped, exclusive of driveways, sidewalks to the homes, etc. The areas listed as tracts on the ODP will be 100% landscaped and maintained by the homeowner's association. Minimum Lot Size/Width The ODP specifies that the minimum lot size shall be 6,800 square feet in size. The minimum lot width shall be 65 feet. Building Coverage A maximum building coverage is proposed at 40%. Accessory structures are not allowed. Parking The ODP specifies that parking shall be in conformance with Section 26-501 of the Code of Laws. The Code requires 2 parking spaces for residential structures where on-street parking is allowed, and 4 parking spaces where there is no on-street parking. RV and boat parking will not be allowed in the development. Driveways are limited to 24' in width. Building Height/Setbacks Sheet 2 of the ODP depicts building setbacks which are generally 20' front setbacks, 15'-20' rear setbacks and 7.5'- 10' side setbacks. Lots fronting cul-de-sac bulbs may have a front setback of 10'. Lots around the perimeter of the subdivision are required to have 20' setbacks from the adjacent subdivision. Due to the number of irregulazly shaped parcels, the minimum setbacks are depicted for each lot on the site plan. This drawing is not intended to show a maximum building coverage with a note added clarifying this. The required setbacks have been established on the ODP to allow flexibility and greater diversity. The Code specifies that residential zone districts shall have a minimum 30 foot front yard setback, and side and rear yard setbacks which are between 5 feet and 15 feet, depending on zone district. While the setbacks proposed are slightly smaller than those required for adjacent properties, they are not inconsistent with other single family residential zone districts in the city. See table below. Planning Commission WZ-07-06/Ashton Woods Front Setback Side Setback Rear setback Lot Coverage Height R-1 30' 15' 15' 25% 35' R-lA 30' 10' 15' 30% 35' R-1B 30' S' (total of 15') 10' 40% 35' R-1C 30' S' S' 40% 35' Proposed ODP 20' 7.5'-10' 15'-20' 40% 35' Each adjacent lot must stagger the front yard setback by at least 2.5 feet to avoid a linear development pattern. This will create front yard setbacks of 20 feet, 22.5 feet and 25 feet. Any structure located in a side yard which is adjacent to right-of-way will require a 17 foot setback. The maximum building height is being established at 35 feet. This is consistent with the maximum allowed height established in the Code for residential zone districts. Architecture The ODP includes architectural standards for the structures which can be viewed on sheet 3 of the plan set. The front elevation shall have at least 64% stone, brick or stucco, with a four-foot wainscoting of the same material on the side and rear first floor elevations. The side elevations for corner lots must meet the front elevation requirements. Identical house models may not be located on adjacent lots or across the street. Accessory structures are not permitted in the development. Fencing The ODP refers to Section 26-603 of the Code of Laws for interior fencing. The perimeter fence is upgraded in design to 6' high solid vinyl fencing with masonry pillars interspersed. The fence along W. 38fl' Avenue will be solid masonry with decorative columns. Proposed fencing is shown on Sheet 4 of the plan set. Site Plan Sheet two of the ODP shows a conceptual site layout. The lots are between 6,900 squaze feet and 15,000 square feet in size. The larger parcels are located around the perimeter in an attempt to mimic the lot sizes in the adjacent subdivisions. Along the eastern perimeter, adjacent to McLaughlin's Applewood Subdivision which is zoned R-lA, the lots aze a minimum of 9000 square feet in size with several of the parcels 10,000 s.f. or greater in size. The parcels abutting the eastern subdivision boundazy average in size as 9966 s.f. The parcels along the western subdivision boundary adjacent to Prospect Ridge Subdivision, which is zoned R-1 and A-2, are larger; varying in size from 11,000 s.f. to over 14,000 s.f. in size. The average lot size along this boundary is 12,750 s.f. The "view" lots along the northern bluff of the property have an average size of 10,843 s.£ Parcels in the subdivision interior are somewhat smaller at 6919 s.f. minimum with 65' of lot width. These lots Planning Commission 4 WZ-07-06/Ashton Woods would be smaller than the R-1B zone district standazds (7500 s.f. of area with 75' of lot width), but larger than the R-iC zone district standards (5000 s.f. of area with 50' of lot width). These lot sizes shown are approximates, and because this rezoning does not include a subdivision plat, the lot sizes may change slightly. The homeowners' association will be responsible for maintenance of the detention pond in the northeastern corner of the site and the landscaped tracts adjacent to 380' Avenue. Other common maintenance responsibilities will be required for the landscaped islands in the three cul de sac fingers and at the subdivision entrance. The property will be served by a new public street which has a"looped" configuration. This new street will align with Tabor Court south of 38`h Avenue. An alternative street design section is proposed for the interior street which meets the minimum 50' wide local street width but varies with street section. The typical local street standard is a 34' curb face to curb face width with attached sidewalks on both sides. The modified street section is sti1134' curb face to curb face but has a tree lawn and detached sidewalk on one side with "roll-over" curb. The entrance to the subdivision is 60' wide with vertical curb and an interior median. This street design has been approved by the Wheat Ridge Fire Protection District. These streets will be named at the subdivision plat stage. Proposed improvements to W. 38"' Avenue include a 10' right of way dedication at platting, and construction of a 10' wide meandering separated sidewalk which will align with existing sidewalks to the east and west of the subdivision. A tree lawn and masonry wa11 will also be provided. All of the proposed street sections can be viewed on Sheet 2 of the plan set. III. COMPREHENSIVE PLAN The Comprehensive Plan Future Land Use Map designation for this property is Single Family Detached Residential (Not to exceed four dwelling units per acre). The Comprehensive Plan states that SF (4) areas are to consist of neighborhoods with single-family detached houses which can easily be preserved and whose character can be reinforced through the future land use plan. The Comprehensive Plan lists the desired attributes of the SF (4) areas as: • Well maintained dwellings • Well maintained lots. • Variety of housing styles. . The scale and siting of the residential unit should be appropriated to the lot size and configuration. • Off-street parking in private driveway or garage. • Garages should be visually subordinate to the primary structure. • At least 60% of land between the primary structure and the street shall be landscaped. • No externalities that adversely impact residents such as non-residential use that creates traffic volumes in excess of commonly generated traffic volumes in such neighborhoods. Open space and parks, • 1-4 dwelling units per acre. • Curbs, gutters and sidewalks only if the majority of owners on a particular street want them. Planning Commission WZ-07-06/Ashton Woods The ODP is showing 53 proposed lots which equates to a gross density of 3.5 residential units per acre. The proposed net density of 4.5 units per acre is slightly higher than the recommended density in the Comprehensive Plan. The Comprehensive Pian also identifies the following goals: • Provide quality, aesthetically-pleasing housing choices that are convenient to needed services and amenities. • The City of Wheat Ridge shall strive to be a community that provides a variety of residential units - both in terms of price and type of unit - allowing households with different incomes and needs to live in Wheat Ridge. • New development or redevelopment shall be so designed as to be a positive contribution to the entire community and compatible with surrounding uses. Although slightly higher than the recommended density, the proposed rezoning is consistent with all of these goals. The ODP contains strong architectural controls which will regulate the type of housing constructed. The housing will be similar in nature to the surrounding single family residential to the east and south and in general, the proposed development will be in character with the surrounding area. The Neighborhood Revitalization Strategy was a document prepared for the City Council that set out principals and goals for revitalizing Wheat Ridge by repositioning it in the marketplace and becoming again a"community of choice" The NRS contains goals, principles and strategies in order to make this happen. In June of this year, the City Council adopted the NRS as an addendum to the Comprehensive Plan. As such, this document must be referenced when evaluating any proposed land use actions. The NRS acknowledges that the City of Wheat Ridge has not kept up with surrounding communities and has the following demographic attributes when compared with other cities in Jefferson County: lower home ownership rates, lower median income, lower median home values and aging housing stock. The proposed development meets the goals of the NRS for updating the City's existing housing stock and for the development of new housing which will attract strong households. Strong households are defined in the NRS as people that "are consistently employed, haue the potential for upwazd mobility, demand quality rentals ar own and reinvest in their homes, take good care of their property, and participate in and contribute to civic life." VI. ZONE CIIANGE CRITERIA Staff has the following comments regarding the zone change criteria. The Planning Commission shall base its recommendation in consideration of the extent to which the applicant demonstrates the following criteria have been met: 1. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error; The official zoning map is not in error. The parcel is currently zoned R-1 and A-1. 2. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, There have been changes to the western portion of the city which has impacted development of the subject property. Most notably is the annexation of 178 acres to the west. The approved ODP/FDP Planning Commission 6 WZ-07-06/Ashton Woods allows over 300,000 square feet of retail, service and office uses and while the Cabela's project is currently "on hold", Staff anticipates development of this area in the next few years. The Applewood shopping center provides a regional draw with several of the existing businesses among the top sales tax generators in the city. The Youngfield corridor continues to commercialize with new redevelopment of and reinvestment in tired, outdated structures and sites. Examples of this are the new First Bank building at the southeast corner of 32"d and Youngfield and the "facelift" to the old Blockbuster building at 3500 Youngfield. The City and CDOT have substantially invested in the existing infrastructure with the Youngfield and Highway 58 improvements. As the western area continues to develop commercially, it will become a new activity center resulting in an increased employment base. New housing in proximity to the new development will be in demand, especially as fuel costs continue to increase. If the proposed zone change is approved, it will provide an alternative housing option for new residents and existing residents who want upgraded housing with smaller lots and less yard maintenance. This parcel has historically been used agriculturally. It is one of the only remaining vestiges of Wheat Ridge's agrarian past on 38`h Avenue. Other parcels previously zoned and used agriculturally, including the property to the east and south, have been rezoned and subdivided for housing. The Planning Commission shall also 6nd that the evidence supports the finding of at least four of the following: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goais, objectives and policies, and other related policies or plans for the area; The Comprehensive Plan Future Land Use Map designation for this property as Single Family Detached Residential (Not to exceed four dwelling unit's per acre). The proposed rezoning is for single family residential dwellings, which is consistent with the SF (4) designation; however the proposed net density is a little higher than targeted density of 4.0 du's at 4.5 units per acre. Gross density is 3.46 units per acre. The change in zone will be in conformance with several goals of the Comprehensive Plan, specificaily providing quality, aesthetically pleasing housing, providing a variety of housing and development that is a consistent and compatible with the surrounding neighborhood. The proposal is also consistent with the goals of the NRS of providing new quality housing stock which will attract strong households. Staff concludes that this criterion has been met. b. The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived; Planning Commission 7 WZ-07-06/Ashton Woods The subject property is surrounded to the south, east and west by single family residential neighborhoods. Adjacent zoning includes R-lA to the east and south, and R-1 and A-2 to the west. Abutting the property to the north is the Clear Creek greenbelt open space zoned A-1. The subdivision to the west is named Prospect Ridge and is zoned R-i with the rear quarter zoned A-2. With 121ots on 5.683 acres, gross density is 2.11 units per acre. The majority of the parcels are around 12,500 s.f. with the reaz two lots both over 40,000 s.f. (Exhibit 4, Prospect Ridge Subdivision) McLaughiin's Applewood Estates Subdivision was rezoned from A-1 and R-1 to R-lA in 1986 and subdivided into 521ots. The limits of the subdivision include the property extending from the top of bluff down into the Cleaz greenbelt open space. As such, lot sizes vary from just over 9000 square feet to 41,000 s.f. The gross acreage of the subdivision including the slope down from the bluff, property dedicated for parkland purposes and right-of-way is 2.5 units per acre. Net acreage including removal of the slope down to the greenbelt is roughly 3.8 units per acre. (Exhibit 5, McLaughlin's Applewood Subdivision) The subdivision directly to the southeast portion of the property and across 38`h Avenue was platted in 1969 under the name of Applewood Ridge Subdivision. It is zoned R-lA and contains 51 lots. On 13.82 acres, gross density (including rights-of-way) is 3.7 units per acre. Average lot sizes are around 9000 square feet. (Exhibit 6, Applewood Ridge Subdivision) The most recent subdivision to be approved in the vicinity is the Prospect Gardens Subdivision. This subdivision is located opposite the southwestern portion of the property across 38th Avenue. It is zoned R-lA and contains four lots, having been subdivided around the existing farmhouse on the property which was built in 1919. The property is zoned R-lA and the average lot size is 11, 680 s.f. (Exhibit 7, Prospect Gardens Subdivision) The proposed single family subdivision with a gross density of 3.46 units per acre and net density of 4.5 units per acre is compatible with adjacent development. The ODP contains architectural and development standards which will include requirements for double car garages and upgraded architectural materials. At least 64% of the front fagade with a four-foot wide wainscoting on the other sides will be brick, stone or stucco. These architectural similarities will help create cohesion between adjacent subdivisions. Staff concludes that this criterion has been met. c. There will be social, recreational, physical and/or economic benefits to the community derived by the change of zone; This proposed zone change should create a benefit to the community. The proposed zone change will allow construction of 53 new single family homes. The change of zone will provide more quality housing for existing and future residents. There should be economic benefits due to increased property tases and additional disposable income of the strong households living in the new subdivision. Staff concludes that this criterion has been met d. Adequate infrastructure/facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity; Planning Commission WZ-07-06/Ashton Woods All agencies can serve the property with upgrades to infrastructure. The developer will be responsible for off-site sanitary sewer improvements which will benefit other househoids using the 38th Avenue mainline. Staff concludes that this criterion has been met. e. The change of zone will not adversely affect public health, safety or weifare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties; The change in zone will not negatively affect public health, safety or welfare in the area. Traffic will increase from existing conditions; however, the amount of traffic generated by the single family residences will not overburden the roadway system. All site generated drainage will be conveyed to a detention pond at the northeast corner of the site, into a manhole which will be bored into the slope and released in the Clear Creek greenbelt open space. The developer is working with Jefferson County Open Space to acquire an easement to convey the drainage to Cleaz Creek. Staff concludes that this criterion has been met. 3. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. Single family homes are exempt from the design standards in the Architectural and Site Design Manual. Staff concludes that this criterion is not applicable. IV. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Consolidated Mutual Water: Can serve the property with needed improvements. A water main extension will be required. Westridge Sanitation District: Service will require inclusion of the property into the district. Downstream mainline improvements will be required to a distance of 1300'. The cost of this improvement will be shared between the developer and the district. Wheat Ridge Police Department: Can serve. Wheat Ridge Fire Protection District: The proposed entry road with a divided median meets the requirement for second point of emergency access. All street widths and corner turn radii have been approved. Installation of fire hydrants will be required. Wheat Ridge Public Works: The Public Works Department has reviewed preliminary drainage and has found the report to be acceptable. A full drainage report will be reviewed at the time of submittal of a subdivision plat. A traffic study was also reviewed and it was determined that 38`h Avenue has Planning Commission WZ-07-06/Ashton Woods adequate capacity to serve the subdivision with required improvements. Although the interior street designs do not meet the city's typical standard, Public Works is not objecting to the design. Wheat Ridge Parks and Recreation Department: ConsideraUon was given to the developer paying for construction of a trail connection from the subdivision to the Clear Creek greenbelt open space. However, it was determined that due to the slope of the hill behind the property, this is not feasibie. Therefore, fees in lieu of dedication will be required. The amount will be based on the anticipated value of the land after land entitlements have been approved and subdivision improvements have been installed. This valuation will be determined by a certified appraiser, the cost of which will be born by the applicant at the time of subdivision platting. The developer has hired a consultant to evaluate the location of Lady Tresses' orchids, which are protected, on the slope. V. NEIGHBORHOOD MEETINGS Neighborhood meetings were held regarding this request on July 10, 2007 and October 15, 2007 Both of the meetings were well-attended with 79 people at the first meeting and 53 attendees at the second one. Questions ranged from roadway improvements proposed to the quality of construction of the new homes. There was a large amount of discussion regarding the proposed density. The number of dwelling units was reduced from 72 down to 53 between the two neighborhood meetings. Meeting synopses have been included as Exhibits 8 and 9. Written correspondence received regarding the proposal is attached. (Exhibit 10, written correspondence) VI. STAFF CONCLUSION & RECOMMENDED MOTION(S): Staff concludes a change in the character of the area has occurred due to adjacent properties having been rezoned and/or subdivided and developed with single family homes. Staff further concludes that the rezoning is compatible with surrounding zoning and land uses and while slightly over the density recommendation on the Future Land Use map, is consistent with the goals and objectives of both the Comprehensive Plan and Neighborhood Revitalization Strategy. Because the zone change evaluation criteria support the zone change request, a recommendation of approval with conditions is given. VII. RECOMMENDED MOTIONS OPTION A: "I move to recommend APPROVAL of Case No. WZ-07-06, a request for approval of a rezoning from Residential-One and Agriculture-One to Planned Residential Development, and an Outline Development Plan for properiy located at 11885 W. 38th Avenue, for the following reasons: 1. A change in the character of the area has occurred due to adjacent properties having been rezoned and/or subdivided and developed with single family homes. 2. The rezoning is compatible with surrounding zoning and land uses and while slightly over the density recommendation on the Future Land Use map, is consistent with the goals and objectives of both the Comprehensive Plan and Neighborhood Revitalization Strategy. 3. Adequate infrastructure will be constructed as a result of development. There will be further benefit to the area to the upgrade of the sanitary sewer main line east of the property. 4. The change in zone will not adversely affect the public health, safety or welfare, Planning Commission 10 WZ-07-06/Ashton Woods With the following conditions: 1. The developer continue working with Jefferson County Open Space regarding design of the storm drainage channel to Clear Creek and easement procurement. 2. At the time of final plat, the property be assessed for fees in lieu of parkland dedication based on the anticipated value of the land after land entitlements have been approved and subdivision improvements have been installed." OPTION B: "I move to recommend DENIAL of Case No. WZ-07-06, a request for approval of a rezoning from Residential-One and Agriculture-One to Planned Residential Development, and an Outline Development Plan for property located at 11885 W. 381" Avenue, for the following reasons: 2. 3." Planning Commission 11 WZ-07-06/Ashton Woods Doud Overlook Outline Development Plan Written Request In accordance with the requirements of the Wheat Ridge Code of Laws, this submittal includes a description of the request, a response to the rezoning criteria, and an explanation of compliance with the intent of the Planned Development District requirements. Description of Request Ashton Woods Homes is pleased to present this application for rezoning a 15 acre site located on the north side of W. 38`h Avenue between Simms and Union Streets. The site is bounded by Prospect Ridge Subdivision on the west, McLaughlin's Applewood Subdivision on the east, and Wheat Ridge Open Space is on the north. The subject site is currently a residential and agricultural site zoned R-1 and A-1. We are requesting a change in zoning to Planned Residential Development (PRD) for the development of 53 single family homes in a neighborhood called Doud Overlook. This name was selected to honor the Doud family, long-time members of the Wheat Ridge community. The homes have been designed specifically to draw upon the Wheat Ridge heritage, while complimenting the architecture of adjacent neighborhoods. The development of this site will also result in improvements along W. 38`" Avenue, a sidewalk providing a connection to sidewalks to the east and west, a new masonry wall, and improved landscaping. Existing viable trees on 38`h Avenue will be integrated into the new landscaping design to the extent possible. We are also proposing a landscaped entry to the neighborhood, and the new sidewalk on 38'" Avenue will continue through the neighborhood and provide pedestrian connections. Rezoning The following demonstrates how the proposed Outline Development Plan (ODP) and the proposal for the Doud Overlook neighborhood meet the criteria for rezoning in the Wheat Ridge Code of Laws. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, and that the evidence supports the finding. The subject property has been farmed by the Jenks family for many years. However, new development has built up around the Jenks farm in the last seventeen years McLaughlin in the early 1990's and Prospect Ridge in the late 1990's resulting in it being an anomaly of an agriculture use surrounded by single family homes. In recent years the farming activities have become out of place and are causing negative impacts on the surrounding homes. Developing this land as new single family homes will make it compatible with the neighborhood and will bring much- needed new high quality housing to the City. EXHIBIT 1 2. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. This change of zone will bring the property into general conformance with the 2000 Comprehensive Plan Goals and Policies as well as the Neighborhood Revitalization Strategy adopted in 2005, as evidenced by the following: Nei4hborhood Revitalization Strate As found in Resolufion #6 adopting the Neighborhood Revitalization Strategy, `Yhe purpose of the Neighborhood Revitalization Strategy was to lay a strong foundation for programming that provides quality housing and encourages new homeownership opportunities': The Neighborhood Revitalization Strategy found that the existing housing stock in Wheat Ridge is generally older, smaller and /ess diverse than neighboring communities. Housing stock for families and more aftluent househo/ds looking for larger homes is limited. Eighty-nine percent of the houses in Wheat Ridge were built prior to 1970, and one half of all housing units were built between 1940 and 1959. In order to off-set this trend, the Neighborhood Revitalization Strategy states that the City must be intentional about going after the strong Jefferson County households that have for too long been increasingly choosing someplace other than Wheat Ridge to call home. To meet this goal, the Neighborhood Revitalization Strategy recommends that revitalization efforts continually add befween 50 and 150 new homes a year in the next twenty years. The Neighborhood Revitalizafion Strategy states, "The central cha//enge facing Wheat Ridge is its /oss of strong households that are the backbone of every thriving community. The basic combination of houses that strong households want - large, new, attractive - does not exist in Wheat Ridge. If desired housing remains unavailab/e, strong households will frnd it someplace else. For these reasons the message is c/ear. Wheat Ridge needs more housing attractive to strong households." Strong households are defined in the Neighborhood Revitalization Strategy as the group that "are consistently employed, have the potential for upward mobility, demand quality rentals or own and reinvest in their homes, take good care of their property, and participate in and contribute to civic life. " Strong households demand good family housing and good retail. Doud Overlook provides exactly what Wheat Ridge needs: large, new attractive homes in a pedestrian friendly neighborhood that is compatible with the existing adjacent homes and open space, designed to attract strong households. Comprehensive Plan a. Future Land Use Goa/ #2. Policv 2.3: "New development shall not adversely impact surrounding residential areas and the City of Wheat Ridge as a who%. This shaH apply to all development and be measured by proving the following: 1. The development does not substantially increase traffic generation from the site, 2. The development will decrease traffic to other parts of the City,• and 3. The development will provide adequate landscaped buffers between different land use categories." Policy 2.4: "Ensure thaf new development does nof increase the number of vehicle trips or allow access so as to require a change in the streets designated road classification. " Our Land Use Application includes the traffic study performed by Hanak Engineering. As found in the report, there are no significant impacts to the roadway system as a result of traffic generated by this new neighborhood. The site is expected to generate 580 daily trips; 47 trips will be added to the roadway network during the morning peak period and 61 during the evening peak period. Modeled delays and levels of service were found to be acceptable and remain relatively unchanged with the addition of site traffic to the background conditions, and there are no recommended roadway improvements as a result of traffic generated by this site now and into the year 2030. As seen on the ODP, a landscape buffer is designed along W. 38"' Avenue to separate the new residential development from the transportation corridor. A new masonry wall is integrated into the design of the landscape buffer. b. Future Land Use Goa/ #3: "New development or redeve%pment shall be so designed as to be a positive contribution to the entire community and compatib/e with surrounding uses." Policy #3.4: "Each development shall demonstrafe how it has established compatib/e re/ationships with adjacent land uses" and Policy #3.5: "The compatibility and gross density of any new development or redeve/opment site shall complement existing development by transitioning between different land uses through proper site design, establishing pedestrian connections between parcels, demonstrating smooth and coherent vehicle movements and minimizing impacts of traffc on adjacent residential areas, siting buildings to maintain public view corridors fo the mountains and to natural amenities and open space, and providing effective buffers and landscaping between different land uses." To establish compatibility with existing adjacent residential subdivisions, McLaughlin to the east and Prospect Ridge to the west, the proposed site plan intemalizes the local road network and places residential lots adjacent to existing residential lots. Furthermore, lot sizes were varied to increase compatibility. Lot sizes in Prospect Ridge adjacent to the Doud Overlook property line average 12,052 square feet; Doud Overlook proposes lots averaging 12,398 square feet along this property line. The McLaughlin subdivision to the east is zoned R-1A with a minimum lot size of 9,000 square feet; lots in Doud Overlook along the common property line average 9,946 square feet. Additionally, there are eleven lots in McLaughlin along the property line common to Doud Overlook, while Doud Overlook has only nine lots along this line. The graphic titled Perspective Massing Study, which is included in this application submittal, clearly demonstrates how the careful planning of lot sizes and lot placements in Doud Overlook complement the adjacent neighborhoods. The gross density of Doud Overlook is also very similar to McLaughlin. Although the property is currently 15.2 acres, it was originally 20 acres. Some years ago the Jenks donated 5 acres of their land to Wheat Ridge Open Space. If this land were still owned by the Jenks and thus part of the Doud Overlook, the gross density wouid be 2.65 dwelling units per acre. The steep drop-off into the open space is not buildable, and the lots at the north end of Doud Overlook would have been similar to those in McLaughlin, where the unbuildable area reduces the lots to an average of 12,347 square feet. In fact, in comparing the gross density on the buildable area of Doud Overlook with McLaughlin found that the gross density of usable land in McLaughlin is 3.2 dwelling units per acre, slightly less than the gross density of usable land in Doud Overlook, which is 3.5 dwelling units per acre. Proposed setbacks on the ODP show that Doud Overiook is providing a transition to the adjacent neighborhoods through the use of increased setbacks. Both McLaughlin and Prospect Ridge have 15' setbacks to the property lines common to Doud Overlook. We are proposing 20' setbacks along these property lines common to both McLaughiin and Prospect Ridge. As a transition and additional buffering from the transportation corridor, all lots along W. 38"' Avenue have a 20' rear setback. These lots are also buffered with the streetscape improvements being made with this proposal, including a new masonry wall, a fourteen-foot wide landscape area, and additional right-of-way dedication. Access from Doud Overlook is being provided directly onto W. 38'" Avenue, therefore minimizing impacts of traffic on adjacent residential areas. As seen in the analysis of the traffic study, there are no significant impacts to the roadway system as a result of traffic generated by this development. Buffers between Doud Overlook and the adjacent residential areas will be achieved by the installation of a new perimeter solid fence, with masonry columns, on both the east and west sides of the new development. This is an improvement over the existing wire fences and oider privacy fences that vary in height, materials, and condition. c. Future Land Use Goa/ #10. "Provide quality, aesthetically-p/easing housing choices that are convenient to needed services and amenities." Policy #10.2: "Any new residential development shall include /andscaping which shall be continually maintained. " Ashton Woods is proposing high-quality single family homes which have been architecturally designed to be compatible with the adjacent homes and which reflect the rich architectural heritage of Wheat Ridge. Architectural and landscaping standards have been established on the ODP, including type of materials, placement of homes, and typical elevations. The landscape plan in the ODP shows the proposed common area landscaping along W. 38°i Avenue and at the entry into Doud Overlook, both which will be maintained by the Homeowner's Association. This landscaping will not only serve to buffer the new homes from traffic on W. 38'" Avenue, it will improve the streetscape along that roadway with the addition of new trees, shrubs, and ground cover which will include grasses, perennials, wild flowers, etc. 3. The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived. As discussed above, the proposed neighborhood of single family homes is compatible with the surrounding neighborhoods in design, lot size, and traffic patterns. The streetscape improvements along 38"' Avenue will improve that section of roadway with new curb, gutter, sidewalk, landscaping, and entry monumentation, and will provide a connection to improvements to the east and west. There are no adverse impacts on the surrounding neighborhoods or transportation corridors. 4. There wilt be social, recreational, physical and/or economic benefits to the community derived by the change of zone. The change in zone will bring much-needed new high-quality housing to Wheat Ridge, attracting new families and strong households to the City. Strong households will support the schools and businesses, and will contribute to improving the social fabric of the community. As stated in the Neighborhood Revitalization Strategy, strong households are the "backbone of every thriving community". 5. Adequate infrastructure/facilities are available to serve the type of uses allowed by the change of zone, or the applicant will upgrade and provide such where they do not exist or are under capacity. Ashton Woods Homes has met with the water district and the sewer district that serve the new neighborhood and have an agreement to serve from the water district with no issues. We have been in discussions with the sewer district, and will be petitioning for inclusion into their district during the review process. We have identified issues with existing drainage off of W. 38"' Avenue and the adjacent properties onto our site. The Drainage Report proposes solutions for handling this run-off, and details will be provided on the plat. Additionally, ten feet of right-of-way on W. 38~' Avenue will be dedicated to the City on the plat. 6. The change of zone will not adversely affect public health, safety or weifare by creating excessive traffic congestion, creating of drainage problems, or seriously reducing light and air to adjacent properties. As shown in the Traffic Study, delays and Ievels of service were found to be acceptable and remain relatively unchanged with the addition of site traffic to the background conditions, and there are no recommended roadway improvements as a result of traffic generated by this site. The Drainage Report shows how Ashton Woods will handle additional run-off created by this neighborhood, and the development will improve existing conditions caused by off-site drainage onto the property. The developments south of the Jenks property currently discharge developed flows to three area drains located at the intersection of 38"' Avenue and Tabor Street which are then conveyed by way of a 12" steel pipe northerly under 380' Avenue to an existing private irrigation channel located on the easterly property line of our site. Currently these flows are neither detained nor treated for water quality. Easements for these off-site flows were never obtained from the Jenks; nevertheless our engineering design will accommodate these flows and provide proper detention and treatment. 7. The application is in substantial compiiance with the applicable standards set forth in the Architectural and Site Design Manual. This is not applicable to a single family residential development. Compliance with the Intent of the Planned Development District as stipulated in Section 26-301(C) The following demonstrates how the proposed ODP and the proposed Doud Overlook neighborhood meets or exceeds the intent of the Planned Development District. 1. To accomplish compatible development with adjacent commercial, residential and/or industriai land uses through proper land use transitions and buffering techniques. As explained under "Comprehensive Plan, Future Land Use Goal b." above, Doud Oyeriook has been carefully planned to be compatible with both Prospect Ridge to the west and McLaughlin to the east. The use of a Planned Residential Development (PRD) allows flexibility in lot design; setbacks and Iot sizes for each lot have been analyzed to create an open feel within the neighborhood. Building envelopes were created for each lot in accordance with its location within the neighborhood as well as compatibility with each lot in the neighborhoods to the east and west of the site. The eastern perimeter of Doud Overlook has nine lots, which are adjacent to eleven lots in McLaughlin. These nine lots in Doud Overlook average 9,946 square feet. Although the minimum required lot size under the R-1A zoning in McLaughin is 9,000 square feet, two lots adjacent to Doud Overlook are less than this requirement - one is only 8,382 square feet. The lots on the perimeter on the west side of Doud Overlook have been designed to compliment Prospect Ridge. Five lots in Doud Overlook are adjacent to five lots in Prospect Ridge. Four lots in Doud Overlook are adjacent to the large lot at the north end of Prospect Ridge. In order to be compatible with this large lot, the four lots in Doud Overlook are larger, with an average of 13,297 square feet. Building envelopes along this perimeter have been designed to carefully site these homes to provide view corridors and a sense of openness. Ashton Woods will install solid perimeter fencing along both the east and west property lines, and buffer the new development from W. 38t' Avenue with a new masonry wall and landscaping. 2. To promote flexibility in design and permit diversiFcation in the location of structures. Ashton Woods has created an architectural theme for the Doud Overlook, which is compatible with the adjacent neighborhoods while establishing its own identity. The setbacks for each lot have been planned to provide generous separation from both Prospect Ridge and McLaughlin, and building envelopes have been designed to site the homes for a variety of setbacks from the streets. The setbacks take into account unusual lot shapes and sizes, which could not be done without a Planned Development zoning. 3. To promote the efficient use of land to facilitate a more economic arrangement of building, circulations systems, land use and utilities. The neighborhood has been designed to achieve the best arrangement of internal streets, land uses compatible with existing adjacent properties, location of access onto public roadways, and use of utilities. 4. To preserve, to the greatest extent possible, the existing landscape features and to minimize impacts on other natural features of the site. An arborist did an evaluation of the existing trees on site and proposed which trees could be incorporated into the overall development plan. Existing trees will be integrated into the new landscaping buffer along W. 38~' Avenue to the extent practical and feasible, which will be determined at time of final engineering design with the plat. The sidewalk will be designed to meander around the existing trees that are to be preserved. 5. To provide for more usable space through the combination and grouping of structures, parking, loading and storage areas. This is not applicable for a single family development. 6. To combine and coordinate architectural styles, building forms and building relationships within the planned development. The homes in Doud Overlook have been architecturally designed for the location and to complement each other. Four different models with three different elevations each, are planned for the project, each incorporating stone, brick, or stucco elements. Architectural standards have been established on the ODP. 7. To minimize traffic congestion on public streets, control street access, and to provide for welt-designed interior circulation. Access onto W. 381h Avenue has been planned to meet the requirements of the City of Wheat Ridge Public Works Department, and improvements on 38I' Avenue will be in compliance with Wheat Ridge Code. The site plan was redesigned from the original proposed configuration to change the access point onto W. 38"' Avenue to meet the city requirement of 300' separation from Union and Tabor Streets. Using a single point of entry to reduce the number of access points onto 38t" Avenue will minimize traffic congestion. The traffic study submitted with this application found that delays and leveis of service were found to be acceptable and remain relatively unchanged with the addition of site traffic to the background conditions, and there are no recommended roadway improvements as a result of traffic generated by this site. 8. To ensure that adequate public utilities and facilities are available within the area, to serve the specific development. We have determined that adequate public utilities and facilities are available in the area to serve this new neighborhood. We will continue to meet with the utility service providers to design these facilities in accordance with their regulations. 9. To promote conformance with the adopted comprehensive plan, established policies and guidelines for the area and for the community. See analysis of compliance with the Comprehensive Plan and Neighborhood Revitalization Strategy on pages two through five above. 10. To promote handicapped accessibility. ADA requirements will be met on the public rights-of-way as appropriate. N 00'452AV - ( \ I~ IN \ ~m ~O Ilv luI~ ~ I 5 II m N006233°VI 1324.72 `•I~ `~n ~ 9 LOi d i - I m Iz I A I a ~n _ li N ~o N L I I N z O I 10 DEDICqIlO FPOM I PLAi OF FROPEGi I GAROENS $lI8~IN510N & _or s g ~ < LOT I I - - - - - - - - t32399 'I Ie ~v ~n ~ NI ` I 1 ~ DEEDS nRE HOT CONtiCU01 PROSPECT~RIDGE SUBOIVISION Lat IP I LOi ll ~ I LCi 10 ~ LOT 9 J ~0' UiILITT ASEMENi ALTA;/A,CSM SURVEY A FART OF THE SOUTHEAST ONE-QUARTER OF SECTION 20, TOWNSHIP 3 SOUTH, RAfJGE 69 'V`JEST OF 1HE 6TH PRINCIPAL MERIDIAN CI"tl' OF VlHEAT RIDGE COUNTY OF JEFFEP,SON, STATE OF COLORADO SHEET 1 GF 2 N 001503Vl 265413 OfiICINAL SCFLE 1'= 100 m868.wmf ~OG 0 50 100 15L PROSPECT ftIDGE SUBDIVISION AMENONENT NO. 1 LOTS 7 Bc 8 900K 155 PAGE 34 ALONG THIS LINE \ wsr u~ oF THE sEJ/a. sri/a--` 15 ExcErnoN ~ i0i 8 LOT / N 0095'55-W \ 906.E5' s OT2 1 ~ i Lor i ~ /E%GPPON inc5 u ~ 0 TH fi5_.52 I / ~i NI FEEi ,ll Lor z m _ I iori ll ~ n ~ N I / oj / I ~ IN I ~ 55 LOT 34 Y ----tY CMP- FOUNO f BftA55 WASHER SiPlnPED "LS 1v496. LOi 1!8 I LOT 19 I LOT 20 ~ CORNER ml ~~.P I 5^FIC:I=]0' ml vSONRY WFLI \ ~f a' wrzuess 0 u'I / CORrvER \ I MASONPT E4'SPN~i E%CEPl10N POP qCC' F0633961 i N ~ N 0019'S4"N' S2~11' Y i n O I G%LEPiION I 9 z JERERSON COONiY 04EN SPPCE I nm ADMINISiRAl10N v11 BOON 2325 PALE 309 i ~F v~ EN~ Of MPSONKV I weu is zo'N nuo ~ 11W OF PROPERO Llie GASt trvi LOT 29 LOi 30 LOi 33 LOT 3/ lOT 30 LOT 24 LOT 45 LOi 28 MCLALIGHLNS APPLEWOOD SVBOIVISION PLAT BOOK 80 PAGG 16 CEEDS ARE NOT CON¶G00115 ALONG 1H15 ONE la ~I (A£nl I1 1-o1 I D6C0.1PTION: ~ THEW6TLIOFTMESUIIiMFASf1/iOfiHE50UMEA5Tf/40FSECTONlO,TOWMHIP15011iH,PNVGE69WE5TOFlHEbTH 0 PflINCIP4MER101ANJEFFEA50NC0UNTYWLOflMO,IXCEPiTNE501IrMfi53.53FEEfiXEqEOFIJJDIXCfMTHEWESfISfEEfOFTiE . WEST1/20FTIFSOIIiHFAR1/90FTHESOUTHEfST1HOF5EQI0N30,PND E%CEPTTHATPARTUESCRIBEOIN800KD35ATPAGE 103,PNDIXCFPiTXpTPpRTqECOftMD JUNfD.199B,RfCfPTI0NN0.FOI3N6LCIttOFWHEATWWE,JEFffR50NC011NiY, ~ COLOFPDO. . I IDASIRONOFNVFRPE510ENTIqL,LLC, ACOLOPACOLWftf➢tJABR1iYCOMPANV,I£EWVDINL,AWLORADOCORPOIVAl10NAND IIiLE I I qM[qlC[-W6T. ~ THISISTOCERTIFYT1ATiH15MAPORPLATAND TIESURVFYONWHICHITI58A5E0WEftEMPOEMKCORDANCEWITHMINVAUM I STANUARDOEfAILREQUIflEM£NTSFOflPLT4IPC5MIPNpTITLFSUftVEYi,-JOIMLYESTA9l15XmAND AWREDBYd1TA.FCSMANON5P5 I IN1999,ANDINCWOFSITFH51,]A,B,9,IO,dNO H OFTABI£AiHEItEOF. I PpqSUPNTTOTHEACNMCYSTNIDPP05/SADOPTED BYAITp,MMPNOA6MPNUMff£FCTqVTHfUATE0FTH6CERlIFI(AiION, I pN0E0.51GNE0NPRIERCERTIFlESTHATIHWOSITIONALUNCEiRPIMIESRESOITINGFROMiHE511RVEVMEA50RFN£1R5lMDEONRIf z I NftVEY00NOTE%<EEOiNEµLOWAet£POS?IONALIDL[PANCE. I ~ I DATE: I ~ STEVEN D.LISiER ~ REG6iE0.EDIANp50FVEY00. ~ COLOPAOO N0.168P NOPCE: ACCO0.DINLTOCOLOflADOIAW,Y00MUSfCOMNENCEANYLEGPlPCl10NBlSED I1PoNANYOEFERINlHI550PVEYWITHIN THAEE VEAflS AFfEP YOU FlRST DISCOVFfl SIICH UfFECT. IN NO EVEM. M4YANY ACTION BASEU UPON AM' DEF£Q IN iHli SURVEY 6E COMMENCED MOFE iHAN TEN YEAftS FRaM THE DAiE OF THE CERTIFICATION SHOWN NEREON. ~ NOiES: ~ l. 5I8 INCHOIPMEIERMTBRA55WA5HEfl4LMPED'61603TI5 SEfATPOMTSHOWNTHi15: • m 5/8-WCHOIM1EfERIRONPINWIiMCAPStNMEOlANEENGSRVINCf68lT5ETpTP01M5NOWNTHUS: • I'~O Iv 3114'ALLOYCAPSTNAPED'WNEENGSRVMCEI1161007 L51683TSFfATP01NT5NOWN1N115: T~ 4. 5/8 INCHPIPMEfERRfBARWIiH(APSTNAPEOlANEENGRSERVWC6438"PECOVFREUATPOIN(SXDWN II THUS: o m 5. iXI55UR`/E1'OOESNOiW4U0EATTtESGRCHBYT1155URVETOR TOOEI'EPMME: Im p.OWNERSHIVOFTMISTPACTORVERIFICpTIONOFTNEDFSCRIGT10N5HOWN; I B. FASFMEIRSORRIGIR&OF-WAYOFRECORO; BUTflEIJE➢ ~n ONTIREPMERICAWESTCOMMITM£NTFORTITLEINSURFNCENO.T006t0IDOqTED APWL9,3W] 6. THEBASISFOPTHEBfAPINGSSNOWNISTHECITYOPWNEATRIDGEBEAAINGOFS.99'R']4"W.ON I~ ~ THfNDPTHIlNEOFTHEN00.THFA5TV40FffRION19. e I 6 iHE IOCATION 0(TIE E%ISTING ffNCE50ROTHER5INJIAX ffAT11RE50ENOTING LINESOFPOSSfS510NIN I IN THEVICINfttOFTHEPEFIMETE0.0FlHI5iRRR, PSTMEPEPIMEIEPHA58fENESTRBL15HE0BYTH15 I m. OESCRIPTION,MpY MDICATE OWNERSHIVqCQU1PEDORtOSfiX0.0UGH pNRECOR0E0MEAN5. ANATfOflNEY I m SHOUIDBECONSIILTEUPEGAROIN6THISNdTE0. i Iv S. FLWATIONSSHOWNAPEBASEOONTHECIlYOFWHE4T0.IDGEELEVATI0NOf5d56.90pNTOPOF5ECT10N Im COftNERMONUMENTATiHE500iHGSfCOftNEROF5ERI0NIU. Iv I~ 9. DIMfN510N5 M PARfNME515 AREPIATfEN -0IMFNSIONSWHICH VA0.T FROMFlE(➢NE4SUftEM£NT. 10. TIEOEEOF0.DMLEEW.DOIIOTOADOVHWOPSCOMPANYftECOPpED IN8WKt3t5ATVAGE3P3 COMPINS, IN PART, THE FOLLOWING WUPSES'N 02 27.6 E 41.06 PEEf tHFNCE 506'l6S E 8f.80 FEEf: THENCE N]0')4 E 310 93 FEEf TO A P01!? ON THE GTT lME OF THE W 11E SE 114 SE 1145A10 SECTION t0'. THE OEEI) RECORDEb IN RfCfPTION NOMBEP F1t56916 CON(AMSTIE FOLLOWIN4 TIMCE NONG THE SOUrHEILLT ONE OF 541D BWNt3t5 AT PAGE J(I9 THE FOLLOWING 6 COURSES (1) 5001H fl OEL0.EE559MINilTE$56iECONDS WEST308.05 FEtT;(3)SOIIiH 86DEGREE2 511NNIIlE5185ECONDSWESf01.80ffER (3) 5011TH82MGREE511MIN11TESW5ECOND5WE5T41.i6F£ET- THISSURVEYHK BEQI P0.EPAflEO OSIN6 THE ONGIIIAR flElATI0N5HIPSPNO UISTANC6 NUND IN 6COK 2315 pT PqGE 3S PATIER TNAN iHME IN RE<EPTON fl1X936. 11. THELOL4TIONOFiHEONUERGROUND Ui1LRIE5150A5E0UPONNdRNINGSONM4P5PROVIDNOYiHE UTILRYPURVEYOP pNpMODIFIEp BYTNEV196IFIITIOTY fEANPFS. ~ 4mIP ° ~ ~°mn0_ ~ I ~ aw , a ol~o LINE TABLE II mum LINE LENGTH 6FARING I o~ Li 44.fi5 44.54 563'29'01 'W N63 '05 '56'E ~ ~ -oAo ~ - z I z L2 14949 149.96 N83'24'S5'E M93'15'tYE I I - ~ - A ➢ I~ nm L3 66.98 46.91 (S79'24'3]'W N79'21'51"E ~ I I ym I aP L4 41.46 41.41 N82'2493E NB'1o'26"E y y ~I oDm i oa~n m~~ m~~N L6 81.80. 61.84 58640b5'E 566'%7 '19"E V \p~ I I ycy y I'^y 289.83 2B9.Bt MO'35'3TE N70 2e28"E I SI/IV~BOL LEVEND ~ - - I - L8 36.09 533'47'1o'E ~ L9 21.O J 5]005Sfi W aRe Hvoawi \VAiER LVE - - - - - - - - - - - - - - - - - - - - - - - SEYIER MqNHOLE 5_R 5/06RASS 415HER 4MIPED _L1693]' ~ 4w, 00 _ (nHY) Nao~as 3cT w _ zssz_v i s eo'2a'ao'E zaeasz' ((att) !u ooz<'S3" 'r. 2564,50) • W-IAH s~r xeaw r. cra srawreo u"rve [rvc sm~ we iaxn' ~ ~ I ~ W wn*Ere NnHnuLc I ~ f --toa R OGE OV' aSPHqQ I I~ ~ OVfflXG➢ Ui1LRIF5 -AFN 11NRFRCPOUY^ RENSION: 07/29/2008 FEPCE LMf '2DC6 -F q FENfE LINI 2008 - - PP.EPN2EC 9Y IFNE -^IGMEERING SERVICE. INC GAS GS L1NE 24C8 . p 9500 WESi iN nvErvUE, NNEwGOD. CO BObS . Ix aoRE 0], iEL (303) 233-<0<2 F4%: (303) 233-0796 07 /Ol T VTTTTTT .1 - ' L 1v111"11 G ALTA/A,CSM SURVEY P. PART OF THE SOUTHEAST GNE-GUARTER OF SECTION 20, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDI.4N CITY OF WHEAT RIDGE, CGUNiY OF JEFFERSGN, STATE OF COLORADO SHEET 2 GF 2 EJO GF M45DNRY WALL IS 3.0N PND } yYl OP PFOPEftiY ~q COPNER - il is' LWE TABLE LME IEN GTH BEA RING LI 44.65 44.54 563'29'01"\V N63'0556"E L2 149.49 149.96 N83'24'S5'E) N83"1513"E l3 46.98 46.91 99'24'3J"W M9"41'51"E L4 4t46 4141 N8224'13E N82'19'26 'E L6 (51 8g), 8t.84 (St36"40'OS"F)_ 586"4Tt9'E . V '289.83 28981 M03537 "E N70'22'28"E LB 36.09 533'47'i6"E 1.9 . 21.07 S70 "05 '56'W \ ! I \ N ~1 ~ RIM=]5.18 ~ - - ~ IV N =63.]3 I ~ - ti1JV-E=634 . NV W.=63.68 ~ ~INY 5: 63.58 ~ 30.00 ' scv+Ea \ ) / EaSEMENT , , E%CEPiION JEFFERSON C011NiY OPEN SPACE ApMIMSTRATION BOOK 2325 PPGE 509 / u.~oNa.~ : w YOZE 10 VIALL I ~ LS$ W CORNEF FEBFR YII1H CAP. CNP ~ MPfD 15 ]}51` 1 I \ ry~ J I~ r.,_ \ ~n \ ~ ~ I I ~y 60 ' 1 \ o . ~ I , ~ l p \ \ I I \ ~ J FIM=69 96 ` INV E. 5891 ~ ~ IW INV 1 .=59.0S NV 5 =59.07 RIM=6~.BJ 878 SQ /FT- 143 ~ ~~E~pss-- 5] B5 ~ , / 330 ACRE$ \ i ~ ~rse-v - INV W = ¢w - E, ` lf / ~ ~ ~ ~ Q ~ y' l ~ \ ~ti ~ ~ \ EXCEOPON ~ ~ \ \ TMe soutx 55352 rEer ~ ~ w 651.40 ~ ~ \ I \ 1 ~ \ \ \ \ I \ ~ \ ' \ ~ ~J ' ~ ~ 1 ! I . 1 4 PREPqRED BY- VNE %^IGINEERING SERVICE INL. 9500 WCST lbill PVENUE. WKEk'GCC, CO 80215 TEC (}OS 2p-4p44 fp%: l3:BJ 433-0796 SYMBOL LEGEND Flrec NroanNr ~ WqiEP VP1VE • $EWER M.WNOLE scr s/s' awss wasn[a sramv[o 'ts ieaa~" ♦ SEf #5 RE9FR h CAP SLaIAPED 'UrvE ENG SRJ MC IEBll' 'W-MH µqiEft WNHOLE -i2^ 5E - yJJRARY SflVFR ECCE Of ASPM4Li ~-MU WERHFAp Ui1LITE5 - IINDERGftaI1NC ELECiRIL FENCE LME . ~ FENCE LINE - GAS GPS ONE GH lESi BORE SRE END OF AII WµL IS 6 4'S PNO 3. E OF PROPERN CoPNER 0 0 O 0 J N ~ w ~ a a a z r ~ ~ a f o - o€ °~zo 9 4 ORIGINPL SLPLE 1'= 33 30 0 C 30 J5 RENSION: 07/24/2008 ftENSION: 0]/1]/1008 REVISION'. 05/12/2008 FEVISION: 03/19/2008 REYSiO11 V/30/07 RENSICN: 0]/06/0] RE\ASIGN: 05/30/0' vP.EO?REII: 05/22/07 FaOJECi' AlOa-tl ~L D ~VFI C~PI~F~IT A PART OF THE SOUTHEAST ONE-QUARTER OF SECTION 20, TOWNSHIP 3 SOUTH, RANGE 89 WEST OF THE ~T )F WHEAT RIDGE CITY OF WHEAT RIDCE, COUNTY OF JEFFERSON, STATE OF COLORADO OF THE ~TH PRiNCf~AL MERIDIAN )RA~CI • ► i~/CI►iT ~T A A11"'~ x nnn _t'fl A 1►IAItt►rI"► ~+r►~ ~~nc~'n►~ n~-nT~r-ir~ a~~~. ~ ~ . .i, i STEVEN D. USTER DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF 9. MAXIMUM HEIGHT: 35' , DOUD OVERLOOK WAS MADE BY ME OR UNDER MY DIRECT SUPERVISI4N AND TO THE BEST OF MY KNQWLEDGE, INFORMATI(~N AND BELIEF, IN ACCORDANCE WITH ALL 2. M.AXIMUM BUILDING COVE APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDEQ, THE ACCOMPANYiNG PLAN ACCURATELY FCEPRESENTS SURVEY. 3. MINIMUM LOT AREA: 6,~00 ~ L ~ ~ ~ . P 4. MlNIMUM LOT WIDTH. 65' ~ w ~J y i ~ 5. SETBACKS ~ 'y 1 A. MINIMUM FRONT YARD STEVEN Q, LISTER REGISTEREQ LAND SURVEYOR ~1) FRONT SETBACKS I 44TH AVENUE r CIO LANE ENGINEERING SERVICES, INC. WHICH ABUT CUL-DE-; W W TO TEN 10 FEET. W W 9504 WEST 147H AVENUE ~ ~ u, ; LAKEWOt?D, COL~RADO 80215 o a PROSPEC TEl: 303 233-4042 B. MINIMUM SIDE YARD SE ~ o ~ ) ~ ~ ~ LAKE : ~ Q - I I ~ TABOR LAKE ~ f°°° 2 SIDE YARD SETBAC . ~ r.._-...-...-...-' SHALL BE A MINIMUM ~ .r ' CLEAR CREEK t 1 C. MINIMUM REAR YARD S v...~`".. WEST LAKE 8A5 ~ K 1. INTENT: ~ r ; LLI ~ THIS PLANNEQ RESIDENTIAL DEVELOPMENT DISTRICT IS D. MINIMUM SETBACK ALC ~ ~ ° ESTABIISHED TO PR4VIDE FOR A HIGH QUALITY RESIDENTIAL SHALL BE 20 FEE7. E ~ ~ i r ~ IGHBORH04D CONSISTING 0~ SiNGLE FAMILY DETACHED ~ g NE , ~ ~ RESIDENTIAL USES THAT ARE COMPATIBLE WITH ADJACENT 6. MAXIMUM QRIVEWAY WID' ~ V NU '~w ~T EXISTING RESIDENTIAL AND OPEN SPACE USES. ~ 7. PARKING: ALL PARKING S S ~ ~ ~ ~ ~ OFF-STREET PARKING REt ~ o u, 2. USES: ° ~ w A. ALLOWED USES ~ o ~ LLING. 8. LANDSCAPING: ALL LAND f o m Q - ONE ~AMILY DWE Z a n, LANOSCAPING REQUIREN ~ ~ ~ - OPEN SPACE NOTED ON SHEET 4 OF 5 L B. ACCESSORY USES - HOME OGCUPATIONS. 9. EXTERI4R LIGHTING: ALL - HOUSEHOLD PETS EXTERtOR LIGHTING OF T - QUASI-PUBLIC AND PUBLIC UTILITY LINES, STORM DRAINAGE, 10. SIGNAGE: ALL SIGNAGE CODE OF THE INHEAT RID ~ SANITARY SEWER, AND WATER SUPPLY FACILITIES. aGALE i -I000 TRUCTURES ARE NOT ALLOWED A, RESIDENTIAL SU~D - DETACHED ACCESSORY S MAXIMUM SIGN ARI GHT: 35' RECOMMENDED F~R APPROVAL 7HIS DAY OF , - RV AND BOAT STORAG~ ARE NOT ALLOWED 11. FENCING: ALL FENCINC ~ LDING COVERAGE: 40°fo , BY WHE~4T RlDGE PLANNING COMMISSION. OF THE WHEAT RIDGE G~ AREA: 6,~00 SF. FT. FENCING. CHAIRPERSON WIDTH. 65' ONE UARTER OF SECTIa~ 20 AND THE THIS PLANNED RESIDENTIAL DEVELOPMENT MEETS THE CITY OF WHEAT ~ TR~ACT OF LAND L~CA~TED IN THE SOUTHEAST -Q DIRECTOR OF COMMUNITY DEVELOPMENT TOWNSHIP 3 SOUTH RANGE 69 ~NEST OF THE 6TH RIDGE CODE REQUIREMENTS OF SECTION 26•301C. BY PROVIDING A ~~RTNEAST ONE•QUARTER OF SECTION 29g 9 C~ NTY COLORAQO pESCRIBED ~S FOLLOWS: PEDESTRIAN FRIENDLY, SINGLE FAMILY DETACNED RESIDENTIAL P.M,, C~ OF WHEAT R9DGE, JEFFERSON U , ]A►IT V A ~R @CT~ A f+V. RC~ f'~A\i/►CtfTl l A 1 ltiiTC !11 A~i ~fa'~t!<< ~~~-~13~~~~' l~~.'~'--- NEIGHBORHOOD COMPATIBLE IN S(ZE AND CHARACTER WITH ADJACENT THIS PROJECT IS ANTICIPA C{~~R~ENCINC AT TH~ ~fVE~U~RTER CORNER COMMON T~ SAId SECTIONS 2fl AND 29; , - ~ SIDENTIAL NEIGHBORHOODS ADJACENT OPEN 5PACE AND LOT SIZE5. PHASING IF REQUIRED WILL ° 4 E. A L O N G T H E L I N E B E T W E E N S E C T l O N S 2 0 A N D 2 9 A~ I S T A N C E O F R E } THE~CE N. ~9 22 3 i ~ NOR7HWEST CORNER OF 'tHE WEST T H E N E I G H B O R H O O D W I L L F E A T U R E L I F E S T Y L E L I V I N G W IT H A V A R I E T Y O F 1,34~672 FEET TU A POINT 15.00 ~EET EAST OF THE OF THE SOUTNEAST ONE-QUARTER 1i2 SE114 ARCHITECTURAL STYLES INCLUDING ONE AND TWO STORY HOMES. LOT ONEOHALF ~F 7HE SOUTHEAST 4NE-QUARTER M~ E P~INT OF BEGINNINC; THENCE N. 40° 19' 54" W. SIZES VARY TO ~E COMPATIBLE WITH ADJACENT EXISTING RESIDENTIAL ~ ~E°l~4~ OF S~ID SECTI~N 20 e4N[? THE TRU 04 FEET OF THE W1/2 S~1/4 SE114 A DISTANCE OF NEIGHBORHOODS. A LANDSCAPED OPEN SPACE BUFFER WITH A ~ L~ 3 N~ T~ I E E A S T l. I N E ~ F T H E V 1 1 E S T 9 5 0 SETBACKS FOR STRUCTURES ON LOTS OR PORTIONS OF LOTS CITY COUN~IL APPROVAL RLY LINE OF THAT TRACT OF LAND DESCRIBED IN D E T A C H E D S I D E W A L K, T R E E L A W N W I T N S T R E E T T R E E S, A N D A N ~14.~2 FE fi T~ ~4 POINT ~N THE S~UTNE UT CUL-DE-SACS OR REQUIRE AN ACCESS SLEEVE MAY BE REDUCED L LANDSCAPED OPEN SPACE AREA WILL ENHANCE 7HE THE BELOW SIGNED OWNEI AGE 309 OF THE RECORDS OF THE OFFICE OF THE JEFFERSflN COUNTY ADDITIONA ~~~K 2325 AT P I) FEET. P ALONG W. 38th AVENUE. THE NEIGHBORHOOp FEATURES HEREBY AGREE THAT THE I RDER° THENCE EASTERLY ALONG SAID SOUTHERLY LINE THE FOLLOWING STREETSCA E CLERK AND RECO , DEVEI.OPED AS A PLANNEQ AFPROVED THIS ~AY OF , BY WHEAT RIDGE ENTRY MONUMENTATION SIGNA~E AND AN ENTRY PARKWAY WITH A S1X C~URSES AND DISTANGES: 'DE YARD SETBACK: PER CONCEPTUAL SITE PLAN CITY COt1NCIL. APED MEDIAN INCLUDING DETAGHED WA~KS AND 7REELAWN ON RESTRICTIONS AND CONDII E. A DISTANCE OF 44.49 FEET, LANDSC 1. N. 63 13 44 ~ TH SIDES. TH1S PEDESTRIAN FRIENDLY WALKABLE NEIGHBORHOOD REQUIRED BY LAW. I FURTF ° 1' 13' E. A DISTA,NGE ~F ~49096 FEET, BO IRD SETBACK FOR ~07S WHICH ABUT A PUBLIC STREET 2Q ~1, ~3 5 NVENIENT ACCESS TO EXISTING BUS ROUTES ON WEST 38TH PLANNED RESIOENTIAL DE1 TANCE ~F 46,91 FEET~ Al.LOWS CO A MINIMUM OF SEVENTEEN (17) FEET. 3. N, 79 2~ 59 E, A DI5 ~ NUE. DEVELOPMENT PLAN DOES ATTEST~ E. A D I S T A N G E ~ F 4 1. 4 1 F E E T• A V E 4a N. ~2 ~9 26 ~ PROPERTY RIGHTS MAY ~N EAR YARD SETBACK: PER CONCEPTUAL SITE PLAN 5e S. ~ 6° 4?' 1 9" E. A D I S T A N C E O F 8 1.$ 4 F E E T; SECTION 26-1210F TEiE CIT 6a Na 7Q° 22' 28" E. A ~ISTANCE OF 289.81 FEET TO A P~INT ON THE WESTERLY LINE OF THAT ETBACK ALONG THE VItEST, SOUTH AND EAST SUBDMSION BOUNDARY CITY CLERK TR~CT ~F LAND DESCRIBED 1N RECEPTION NUMBER F06334610F THE RECORDS OF THE 20 FEE7. ~FFICE ~F THE JEFFERS~N C~UNTY C~.ERK AND RECORDER; THENCE S. 33° 47' 16" E. A D[ST~4NCE OF 36e11 FEET TQ A POINT ON THE EAST LINE OF THE 1NEST ONE-HALF OF THE ~ S~UTHE~►ST +DNE-QUA~tTER THE SOUTHEAST ONE•QUARTER (W1/2 SE114 SE114); THENCE S. Bg SAID ST LINE A DISTANCE OF 921.63 FEET TO THE SaUTHEAST ~ oa 22 21 ALO~G ~ CORNER OF SAID W112 SE1/4 SE114 OF SAID SECTtON 20, TNENCE S. 00° 41' 04" E. AL4NG TNE ~ r _ ~ T LINE OF THE WEST ONE•HALF OF THE NORTHEAST ONE•QUARTER OF THE NORTHEAST , EAS ; ~pNEnQUARTER W1t2 NE1/4 NE114) OF SAlD SECTION 29 A DISTANCE OF 7fi.4~ FEET TO A POi W ~ THOMAS KRABOT PRESIDE HICH LIES T0.00 FEET NORTHERLY FROMI THE SOUTN RIGHT•OF WAY LINE ~DF WEST 38TH , BDIVISION FCECORDED IN THE ASHTON WOODS HOMES ~ AVENUE AS SHOINN ON THE PLAT OF APPlEW00D RID~E, A SU x . ~f ~ 1080 HOL I i ~ OF TNE JEFFERSON CQUNTY C~ERK AND RECORDER AT PLAT BOOK 73 AT PAGE 7; ~F C s a~ n BUILDING 200 SUITE 350 ~ ~ ~HENCE S. 84 07 13 IN. PARALLEL WITH AND 70.00 FEET DISTANT FROM S/4ID SOUTH ~ A DISTANCE OF 660.29 FEET TO A POINT ON THE EAST LINE OF THE WEST R4SWELL~ GA 30476 RIGHT~F•WAY LINE ~ ET OF THE W1l2 NE114 NE114 OF SAID SECTION 29, THENCE N. 00° 4Z' 08" W. ALONG u 15.00 FE 'r- t ~ A,ID ST LINE A DISTANCE 0~~ 182.66 FEET TO THE TRUE POINT OF BEGIN~IING, CONTAINING ~ STATE OF COLORADC► AN ~R~A ~F 15,017 AC#tESg lNORE ~tt L~SS. z ~ COUNTY OF JEFFERSON ~ n ~ ~ ~O~ ~L~~~~~~. ~ ~ ~ a THE FOREGOING INSTRUMI ~ ~ ~EARINGS ARE BASE~ UP~N THE SOUTH LINE OF THE SOUTHEAST ONE-QUARTER OF 3 nivn~- • n nn ~ SECTION 20 BEARING N. $90 22" 34" E. AS SHOVIIN ON THE CiTY OF WHEAT R{QGE MAP OF THE uH r vr , H.u Lu ' M.M. LU DI , ~~1- uwv- i ~ v~rv, ,iiJ- e-iv vi,nr vv_.uvaivv i LlSL!'t ULVL.+7iL nv. 6REENN~JOD VILLA6E, GOLC~RADO 80111 G12EENV~l00D VILLAGE, GOLURftDO &OHI ~~~~Ot1S 02•25-08 ~ WITNESS MY ~ SOUTH ST ONE-QU,4RTER. THE LINE IS MONUMENTED AT EACH END BY A BRASS CAP IN A 9ND AND OFF►CIAL SEAL. MY COMMISSION EXPIRES: TEL (303)-221-3303 TEL. (303)-741-141I 5'6'08 ~ ' NGE ROINT BOX STAMPED Vli1TH THE APPROPRIATE P.L.S.S. DESIGNQTION AND "LS 13212". FRX; (303)-741-14q2 8-13-08 A ENGINEER ~ f2G GONSULTiNG ENGINEERS a ~ a 1331 17TH 5T12F-ET, 5TE rtIO DENVEK, GO 80202 ; , NOTARYPUBLIC rFI sheet 1 of 5 L3n3~-7a3-B~n't ~ ~ ~ ~ ~ z - 'V~ - ° . h \j _ AL ELOPMENT LAND USE TABI.E 4 2' GUTTER 2' CU7TER 4 WWFAT Rinc~F USE AC. DU DUTAG. %AC. 2 1'-3" CURB TRAVEL LANES 1'-3" CURB 2 a~ s=ao° ~5' 4' OF THE SO THEAST ONE-QUARTER 4F SECTION 20, TOWNSHIP S SOUTH, RANGE 69 WEST OF THE 6' z w z 6' ur irv A PART U 10' UT1Lf7Y ~ w ~ ~~s~~sEMT EasE ~Nr CITY FAWHEAT RIDGE, COUNTY 4F JEFFERSON, STATE OF C4LORADO ~ ~ , ~ I ~ ~ W` ~ ~,s~ ~ ~ ~ ~ W ~ ~ ~ ) ~ ~ v ~ U ~MI ~ J * ~ ~ .y Rf„',a ~ ~'s ~ ~ 5 0 ~ ~ ~ ~ ~ r~ ~ w . ~ ~ ~ ~ . r ft ~ ~°I ~ ~ yWV~ ~ ~ s ti L4 6 [ ~ ~ ~ - ~t~ ~f, ~ L3 ~ ~ ~ ~ ~ z r. _ ~ e ~ ~ d ~ 3 ~ 49 32' ~ u ~ ( a ( ~ ~2 ~ 56~., ~ ~ ~ ~ 3 10' SIDE 0 I t ~ V V ~ ° I~) ~ 15' REAR ~ ~ ~ y o - - a ~ Q ~ ~ , SETBACK ` ~ W y ~ v ~ ~ ~ 15 REAR SFTBACK ~ 1' . V - u, ~wE taN o ~ i j ~ BACK ~ g, i E ' 'LAND CAP S ~ 2 Y _ , , ~ ~ 9' 11' 19' 9' y¢ I i ~ r-~ ~SErwEr~T v, ~ ~ / !20' S1DE , I r ~ , ~ ~ r~E ~o, ~ ~ 9,086 SF. Y 'c _ 1 ~wN so~ ~WN ~aNOSCa ' SETBACK - 9,035 SF. Q lANDSCAPE r~ ~ 10,601 SF. ~ ~ 1 EASEMEN7 ROW EA EMENTNOfENCE 1•, I' E ZONE ' ( J 50' NO FENCE - ~ I , $O L~ ' : , Row zon~~ ~ 10' SIDE ~ gp I, ~r; ~ 1 ~ _ r ► ' SETBACKiJ g0 ' _ 50 ROW Y PARKWAY 60 R , A LOCAL STREET ROAD B ENTR R~AD 6 ~ . F~ i 1 ~ ~ ; ~ 4,421 SF. / _ s ~ ~ NTS ~ o ~ ~ . s P~AN V~W NTS 2 SECTION VIEW ~ o f- 1 2 6 , _ G ~ ~ ✓ 6 0 FF2~ONT~ , 1 I iz ~ ~ - _ ~ ~ SE ~ w~ ~ yw~ , TAG`K ~ ~ S ~ ~ ~ ~y°, ~ ~ ~ i~ 92' 9 ~ . - ~ ~ ~ ~ ~ W ~ o, , ~ ~ ~ _ ~ tiW u ~w j - ~ s~ ~ y , 40 SIL~ ~ ~ v ~ ~ ~ ' i~ ~ ~ r ~ , sFre,~K , ; ~ D ~ ~ 3 ~ y~~ ~ y ~ .t ~ yi W y ~ ~0 ~ ~ o ~ ~ ~ ~ w ~ , ~ ^ ~ ~ -s 9,00 , n- "~I'^ 2 ~ W m ~ ' , ~ ~ 4 ~ ~ ~ ~ ~ ~ w 0 FRO ~ r~r - ~ ~ ~ , ~ ~ ~ y ~ ~ ~ ~ ~ t 12 320 SF. ~ ~ ~ ~ ~ W ~ ~ ~ i ~ \ SET~ ~ 15' REAR w Q \ ~ . . t_ s ~ ( ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 20' REAR _ ~ ~'►Q,; ~ , ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ ti SETSACK ~ ~ ~ ~ W ~ ~ ~ ~ ~ a~ ~ ~ ° ~ ~ ~~TBACK , ~ , ~ ~ ~ ~I - 5 .a ~r~ I I ~ ~ ~ . . t w ~UR ~ ~ ti ~ W ~ ~ ~ . ~ v ~ ~ ~~C' , 7~= _ v r~`~~~ ~ y ~ ~ ~ ~ , i I - - ~s~_ ~ 1 ~-='{5'1~E r ~ ~ ~~S~ti~ G ~ W ~ R ~ u L `~~r ~ w y ~ ~ ~ W 1 ~AOUNTABtE ~ FL t R a MOUNT~iBLE w ~ ~ ~ ~ ~ ~ ~'7~ ~ ~ ~ I ~S T$A ~ I CURB ~ W ~ . ~ w~ 1 CURB ~ ~ ~ ~ - ~ - - i; ~ ~ a W ~ ~a~ a~~ 2 s~ o ~ , , 10, T8 SF.~ ~ s Q ~ ~ S E~ ~ V 6,962 SF. ~ ` e~ TREE RAI E TREE . ~ ~ ~ c~ w z w ~ ~ M t0' UFIt17Y p-xi W y~ w 6' U7 LITY 10' tq~yN MEDIAN tAN1N 1~ S~~ ~ ~ _ ¢ ~ ~ EASE ENT LANDSCA ~ ' ~ A S ~ T _ ~ - , EASEMfN c~ ~y ti~ t- NDSCAPE EASEMENT I T$ , <_.15 R~l - „ ~ 8, 2 ~5, 13~ 2` 4~ EASEMENT , NO FENCE l` q-1 V ' TO~ ' ~ J SETBA P ! ~ 5 a' 2' L A N Q S C A E N O F E N C E 6 0 i ~ j R OW EASEMEN7 ZONE Z O N E I A R ~ Row i 15 REAR , I ; , ~ ~ETBACK ' i - - - ~ 7.5 ID ~ { ~ ~ I ~ ; ! i~~ ACK t0 RKWAY 60 ROW ; , I ROW B ENTRY PA ~ ; Er ac AL TREET 50 ROAD 6 919 5F. AD A LOC S 7 RU , 2 , ~ 122 . _ 1 1 NTS ; ~ , c~ ; NTS PLAN VIEW ~ ` - p SECTION VIEW 2 - 2 ~ i , - ~ , ~o,~ ~ ~~s~. _ , ~ ~o s~oE ~ ~ ~ , ~ ~ _ . ~ 10 S! R~ ~ ~ 0 D ~ ~ SETBACK \ , ~ ~ ' frit ~ NOTES: i : ~ ~ ~ ' . SETBA K ~ ~ CN EJ(ISTING OCEL ~ ~ ~ ~ ~ 6,919, 24° ~s~ 1. PROPOSED DECEL LANE TO MAT ~ 15' REA ~ ~ ~ ~ ~ r LANf FROM MCLAUGHLIN S APPLEWDOD SUBDIVISION. 13,354 SF. ~ 36 . ~ SE3"BAC i ~ " ~p t i , ~ 5" ~ , i ~p,\ i I, - i ~ DEWALK AND TREELAWN TO ~ i ,I 10 SfDE, ~ , ~ J a 2. PROPOSED SI ~ _ / ~y0 D fRONT \ ' 1~ TRANSITION INTO EXISTING SIDEWALK AND TREELAWN. ,SETBACK_ ~ ~ ~ ; ' ~~ETBACK~ . , ° ~ . a • . ~ ~ ~ ~ . ~ . a . . . ~ 2= - I ~ 1 ~ ~ . e . . ~ : . ~a ~ . ~ T P ~ , ~~27~ - - ~3 - - ' ' ~ a~ , . d a . . a ~ ~ ~ I ~ pF ` - 1- ~ 6,919 S . , . ~ ~ - ~t a ~ a . N ~ F~ . a 0 ~ I ~ ~ , Q Z ,1 . ,u 20 FRONT , 20 FRO~dT ~ ~ , 1 T.6 SlDE , ~ " ~ SETBACK ' ~ S~A2iC" ~ ~ N , ~ SEF~ CK b, ~ 0 ti ~ ~ 'l ~ I ~ 0.~-- h o- ~ ~ , ~ { , , ~n 11,667 SF: , ~D~ I ~ 36 \ ; ~ ' t D A MOUNTA . _ ~ ~ , , , RB ~ BLE CU - - PROPOSED R~A 3 . o - 0 REAR o ' ~t I ~ 6,9 SF. o ~ NTS • TBACK ~ ~ , 2 sEC~riota vi~w ~ ~ , ~ , ~ , , ~ ~ ~ ~~$so3s ~ ~ ~ ~ ~ 5~0 ~ ~ 10 s. R ~ ~ ~ 20' RE~1R _ ~ ~ ~ z , _ ; , ~ ~ _ 0__ ~ 10' SID~ SETBACK ' ~ 7.\ ' S1DE ~ ~ ~ ~ ' ~ ~ SETBACK ` ~ , S TBACK ~ ~ , ~ ~ \ - ~ ~ ~ p I 20'~ ~ , ~a ' 6919~ i. ~ t~ w~ c~ U~ WIY ca ~ r a ? Q U ti ~ ~ SETBA 0 ~ ~ s- ~ ti ~ I Q , v~ ~ F., v~ 7 SF. v~~ u~ m L.-, ~,~r a~,~° ~ ~ I ~ j ~ W i '1~065 ~F. I I ~ I ~ - h~ ~0~..=-- c ~ sr~~-r~ ~ ~ ° _ _ - - - i ~ ~y w ~ ( i. 2d RONT ~ ~ r `t,~ ~ I ' ~ ~ ~ lll a i I - J ~ S i BACK ~ _ ~ ( ~ ~i ~ ~ ; , , . r I tY ; 1 ~ ~ ' ~ ao~ - 40' _ - i W ~ Y w ~ 6,919 S ~ z U ' , - 15' RE ~ ~ 4 f ~ w ~ , ~ ~ ~ I m 20 ~FRON7 ~ ~ z q ` 20 REAR 10' SIDE SE76A SETBA~l4 MEANDERIN~ EXISTfNG EXfST1N~ W ~ O~ \ W rRavE~ ~ N 0 SETBACK SETBAC I ~ I ~~--5~ . M NDERING AtK TREE LAWN TRAVEL ~ ~ ; ~ ~ ~ O! t• 9Q 1MIN. 2' LANE tANE Q . - ~C0 I in~, ' 42' t1 Iv t~l W y i ~o~ ( ` 10 43 ' SF. ~ ~ i E t0' LAKOSCAP R.O.W. ( ~ ~ ' ~~U1 m ( _ EASEMEN7 DEDICAFID 80` , ~2,377SF. ~ N ~ NO FENCE ~~W N W ~,8.59 SF ; , ~ - - ~ , ~ ZONE ~ ~ , I 6 ~ 99 ~ • ~ ~ ( ~ - . ' ~ w ~ w ~ ~ E 84 ROW w 3a, < < D W. 38TH AVENU ROA C ~ 4 Zo FRa 9 _ , rJ~ NTS ~ i , I ETBACK . ~ SECTION VIEW i , ~i. ~S \ . ~ ~ ~o_~ , ' ~ I~ ~ ; - , y y ~ ~ ~ ~ j~ 11;329 SF. ~ . ° ~ ~ ~ - ""SETBACK _ ~y~~~~~ ~ ~ - ~ ~ , <~w ~ . ~tiy~ nw ~ ~3. i' ~ I ' ~ ~~y ,W~~ ~~~.,W~ ~ i~~~~~20`REAR 10 ID tia~ . Ww ~W ~ , ~ I ~~~W ~ ~ ~~~,ST ~ - ' - z, ~~~~y - ..•6~ , y ~ ~ ~ , ~ , ~ ~ ~ . ~ ~ ~ ~ ~ 7 ~ > ~ w ~ ~ v ~ d ~ ~ ~ y y~ ~ ~ ~ ` O, „ 1. 6i ~ ~ u , , ~ y ~ ~ ~ ~ ~ ~ , W y d ~ ~ . ~ . w y 1348:7~ ~ ~ ~ w ~ ~ 3' ~ ~yy~v~~ ~ ; - ~ , 6 y $ 5 f ~ ~ W w r ~ ~ y W. W ~ ~ ~ r' I ol w w i " " ~ v W v w W . . I~ ~ ~ 1 T W W W~ , ~ SIDE 1 ; WWW D yW~~ ~wW ~ ~;o. y y y W~ ~ ~ ~ 1 ~ r~ W W W LL, w. S~TBACK ~~~A 8,357 SF. i i w . W W ~ ~ W ~ 8 429 SF. ~ i, rcJ'8,357 SF. , , ~ ~ ~ ~ , y~ ~ . ~ ~y~. ~~y~~~~~ ~~~Wr~r ; ' ,~iDE , ~ ~ ti . W ~ ~ ~ y . ~ ~ ~ ~ ' ' p' S~pE ~ ~ 10 S 1 ; yy~~ y~w ,~y~ , _ . ~ 1 ~ Gi~-' "v~~~~ ~~~~y ~ ywu.,~~ I , E ~ 'fB~ ~ o~ y y y I 13,794 SF. ~~.~AS~ SID ~SE , ~w~ Q w ~ S 0 ~ ~ WK~w ~~W.~~~~ ~ ~ ~ ~IDE ~ ` ~ ~ ~ ~ ° Ic~ ~ ~ ~ ~ ~ , ~ ~ ~ 10 5 A~ 1 ~ ~ ? ~~'~~~~y ~ ~ ~ W ~ ~ ~ ~ gpCK ~ ~ . v , . _ ~ X ' ~ ~ ~ S~T 6 x ; ~~w~aw~ ~ ~~uw ~ , _ W~ ~ ~~RWp , _ ~~~y~ ~ ~~~y ~ ~ ~ ~ u,W~y.~ ~wWwy~u " , ; 2Q.'E~E ' V ~ , ~ ~ ~ , W ~ • j X - ~ , ~`w ~ a W w~ ~ w y W W I~ i, SETBACK _ ; y ~ W, V , W pEt p RO , I i ~ i i I ~z ~c:++~'7' ~ i 'T / ~ ~ MEANDERING EXIS7ING ~ W ; fxrsziNG w Z ~ OPEN SPAC , i~°w . . i..v w~vvt.viv-vv vviii TEL (303)-221-3303 TEL• (303)--T41-1411 5-6-08 - rREFLawrr rRavEL ~,yvEL o> ' 9,966S _.--SSO•o~ - ; 10 ME NQERtNG AtK TMIN. p LANE ~E 777- O~AD C: 5 PAX: (303)-141-14q2 6•19-08 qp~ 4 , . C. . EN IN ER 8-25-08 1 'LANDSCA E ~ "-R 2 2 ~IN:,. . ~ ~ EASEMENT 40' CL TO ROW 41P CL TO ROW ` = "~f F OM ROAD i2G GONSULTING EN6INEE3Z5 ' 1331 IITH STREET, 5TE 710 w - ~ ~ NO FENCE ' ~r i DENVER, Ga 80202 ~ ZONE ' ; TEL (303)-2q3-8107 R4 - - - ~ TH AVENUE 80( ROW ~ 3 , AD C W. 8 5 _ Q 3 60 120 sheet 2 of 5 THE REPRODUCTION OF A N ` f INFORMATiON GENERATfD I~ P L A N VII E S T I N G PLAN VIEW NTS ~ 2 BY ARCHffEC15, ENGINEERS OR OTNER CONSULTANis ON THESE DRAWINGS IS fOR THE IXPRESS PURPOSE Of COORDINATION AND FASE OF REFERENCE ONLY. INCLUSION OF SAiD INFORMAttON ON THESE DRAWINGS 6130 Greenwood Plaza Blvd., 5uite 110 DOFS NOT CONSi1TUTE A REPRESENTATION 8Y PIAN Greenwood Yllage, Colorado 80111 INra ¶oN TNE SUFFlCIENCY OR ACCURACY OF SAID N01°th Scaie 1' •6tD' fatel: ~t: ((3Q3) 74741-1411 1 1492 _ LO MEN WHEAT R~~GE A PAAT OF THE SOUTHEAST ON~-QUARTER OF SECTION 20, TOWNSHIP S SOUTH, RANGE 69 WEST OF THE ~TH PF THE ~TH PRINCIPAL ~IER~IAN CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 10 RpOFING: GQMPOSITION GQMPOSITION SHINGLES OR CbNCRETE ~ ~ . ~ ~ ~ OR CbNCRETE ~ - < < ~ ~ rit~s . , ~ , ~ SIDING: STUCCO, BOARD ' 'UCCO, BOARD 8~ - ' ' a a ; , ; RQOFIN~: COMPOSITION , , ~ , N, l,A G, _ , , ~ AP SIDING, ' _ , , ~ _ ~ ; , , } - - - SHINGLES OR CONGRETE ~ ~ _ ~ - r _ , . . BRICK E , , ; , , VEN ER, SHAKE, , ~ i ! i ~ ! ' ; ' ~ , ~ i ! , _ i ~ :r ~eeri eu~ve y. i- t - ~ _ ~ ~ _ , ~ , _v,~ . ~ , _ 1 ' , i ~ , ~ , STONE VENEER, OR , , ,r , ~ , ~ ~ T: i~ ~ i'~ ` i : , ~ ~ a , ~ , ~ ~ . ~ r- ~ , _ ~ ; ~ , ' SYNTHETIC STONE , „ ~ i ~ ~ ~ ~ ~ i ~ ~ , , , , ; , , ~ , ~ , ; , ~ ~ ~ . , r ~ ~ , . ~ , _ ~ . ~ _ - , - ~ ~ . , , i ~ , . , ! ~ ~ ~ , ~ ~ , , ~ ~ + ~ i , ~!i ~ i ~rl~ ! . ~ i~ ~ ~ ~ , i; , ~ ,r i ~ i s , „ ; i i ~I I I ~ ~ _ , ~ , -_'u ~ ~ a - . ~ , _ ~ . ~ _ , . _ ~ i ~ ~ ~ , ~ ` i i~ , ~ , , ~ ' ~ - - J ~ ~-..1 - ~ _ _J_ ~ ~ il i I ~ ( ~ ~ ~ }I ~l ~ ~ 4 I ~ j! i i f' i '~f ~ _ ~ _ : , -.J- _ . : . '~~J-~ - - - . I . ; ~ - ~ . : i i , ~ - . i ~ ~ i ~ Y;~. _ ~ y ~ 1~ ~ - - ~ ~ ~ ~ ~ ~ , . . - ' ; ~ - ~ R OFIN . COMPOSiTtON - - ~E ~ ~ , ~ ; ~ ~ ~ ~ , , ~ i - ~ ~ ' ' ' SHING~ES OR CONCRETE _ - - _ ~ ~ , ~ - - ~ ~ ~ , _ . ~ ~ , ~ ~ _ TILES ~ ' ~ r ~ - , ~ . , ~ _ ~ ~ . . ~I_~ _ ~ , . , ..i ; ! ~ WAINSCOTING: BRICK , ~ ' , ~ i ! IDIN . Tt1C 0 BOARD & ~ ! ~ ~ = ~ ~ ~ i_ ~ - - _a a S G' S C , ' VENEER, BRICK, STUCCO, ~ - ; ~ ~ ' . ~ ~ ~ BAITEN LAP SIDING ~ ~ - i ~ ~ ~ _ - , - ~ STONE, SYNTHETIC V ER SHAKE BRICK ENE , ~ ; - STONE, OR STONE - - STONE VENEER, OR VENEER - ~j : ~ SYNTHETIC STONE - ~ SIDING: STUCCO, SQARD $ - - - ( BATTEN, LAP SIDlNG, - I BRICK VENEER, SHAKE, - - ~ STONE VENEER, OR - r ~ SYNTHETIC STQNE _ I - I - STONE VENEER, OR BRICK VENEER . . ica eva ion ~ - ROOFING: COMPOSITION SHINGLES OR CONCRETE TILES ~ ~~i I~ ~ ~ ~i ' i . i~ ~ t _ . , t~ I , I ~ i , i ~ I ~i~ i , i i ii ~ ~ i i I il _ r' i _ . i~- _.1_~ - r'aa_. - - , ; ~ - ~ ~i ❑ - ~ ~ , , ~ ; , ~ ~ ' ; i' ~ . ~ ~~,_~._.._,u ~a_~ ` { ! _ - _ . , ~ , ~ ~ ~ , ~ _ , - ~ ; ~ ; ; ~ ~ < < 4 ~ ARD ' ~ SIDING: STUCCO BO 8~ ~ ~ ~ , ~ ~ . ~ . , . . _ - - - ~ ~ ! ! ! " ~ BAl`TEN LAP SIDING BRIGK ; ~ , I ~ ~ ' ~ , ~ - , - J,~ ' ~ ~ ' VENEER, SHAKE, STONE ~ ; _ ~ ~ ~ ~ i ~ ' ~ ~ ~ ~ ~ ~ VENEER OR SYNTHETIC STONE ~ „~i ~ i ~ , ~ , , i - i__ ~ _ ~ _ - - 4 ~ ~ ~ ~ ~ ~ ~ ~ ~ - i : ~ { ~ ROOFING: COMPOSITION ~ . s ~ _ ~ - ' , ~ ~ ~ " SHINGLES OR GONCRETE - RO(?FING: COMPpSIT14N i ` , , , . TILES ~ SHfNGLES OR C4NCRETE ' ' ` ' ' ` TfLES , I ~ ROOFING; COMPOSITION _ SHINGLES OR CONCRETE 5iDING: STUCG~, ~C9ARD 8~ ~ F. i . ~ . , ` , ROOFING: COMPOSITION TILES BATTEN, I.~P SlD1NG, BRICK ~ ; ~ ~ ~ ~ ` - SHINGLES OR CONCRETE r , , VENEER,SNAKE,STONE ; , „ ~ ~ , , , ~ ~ ~ , _ . ~ ~ ~ TII.ES , , , , VENfER, OR SYNTNETIC STONE - - ' , ~ ~ , , ~ ~ , ~ , r ~ , ; ~ ~ ~ , _ - ~ ~ ~ ; _ . . , , , , , ~ ~ ~ ~ ~ ~ ~ , i ~ ~ , , ~ ~ ~ ; ; ~ ' i_ ' ~ ! ~ _ WAINSCOTING; BEtICK ` ~ ` ~ } - _ - . ,.,_.a. . _ ~ ~ ~ ! i_ . ~ _ . I ' ' . _ ~ _ _ ~ R ~RICK STUCC~ ' ~ ~ ' ' ' , I ' , ~ ; ~ , ~ ; ; SIDING: STUCCO, BOARD 8 VENEE , , , , , , i , ; ; , ~ a ~ _ ~ - ~ . _ ; , BATTEN, LAP SIDlNG, BRICK STONE, SYNTH~TIC - ` ' VENEER,SHAKE,STONE STONE, 0R STONE - VEIVEER VENEER, OR SYNTHETIC STONE WAtNSCOTING: BRICK - ~4~- VENEER, BRICK, STUCCO, n~. T i ( STONE SYNTHETIC i ~ STONE, OR STONE ~ VENEER ~ , \ ~ I ~ i ~ ~ i .o ~ - . . ica eva ion ~ .'y°_ ._.'!-':-.-r ~ . . . IC R.O.W. ANDIOR OPEN SPACE TRACTS SHALL 1. HOMES ON LOTS SIDING TO PUBL > ' UTILIZE SAME MiNIMUM ARCHITECTURA~ TREATMENTS ON SIDE FACADE FACIN~ 1. TYPICA~ ELEVATIONS REPRESENT THE MINIMUM OF FOUR MODELS PROPOSED, s L > ' R,O.W, OR OPEN SPACE AS FRONT FACADES. EACH M(?DEL HAS A MINIMUM OF THREE ELEVATiON OPTIONS REPRESENTING A ~ MINIMUM OF TWELVE ELEVATION OPTIONS. . INIM M OF 2.5 FEET. N~3 THREE ADJACENT 2o FRONT SETBACKS SHALL VARY A M U ) - S THE STREET SHALL l~tAVE THE SAME FRONT 2,THE WESTERN AND NORTHERN PORTIONS OF TNE SITE MAY BE DEVELOPED AS HOMES OR HOME DIRECTI.Y ACROS P AL SET~ACK. CUST~M HOMES, THAT MAY INCLUDE SIDE-LOADED GARAGES TNUS TY IC ~ VATIONS REPRESENT MlNIMUM ARCHITECTURAL FINISHES ON THOSE HOMES. ELE ~ MES AGROSS TNE STREET SHALL UTILIZE THE ; 3. NO TWO ADJACENT HOMES OR HO ' SAME ARCHITECTURALLY DETAILED ELEVATION. 1 4. ARCHITECTt1RAL FEATURES SUCN AS CORNICES, EAVES, BELT COURSES, BAY TI S NIES MAY ; WINDOWS, SILLS, CANOPIES, PORCHE5, DECKS, PA 0 A~l~D BALCO . t.rr.-.~n nn nr~n ien~r uirn ~ eeTQA/ri[ A IlAAY1M11~11 [1~ T41iGTV IAIP4IGC GA I CIVU VR fRVdGN 1 11\ 1 V M VG.1 unvn m m~nunvon vm EA n~vi.v. _ . . , .m ~ . _ . TEL (303)-2213303 TEL: (303)-741-1411 5""8 i r a FRX: (303)-741-14q2 8-8-08 S 5. THE FIRST FLOOR OF THE FRONT ELEVATION SHALL HAVE A MINtMUM OF 67% EN NEER 8-25.08 . MASt7NRYo BRICK, BRICK VENEER, STUCCO, 5TONE, STONE YENEER OR SYNTHETIC RG GON50LTIN6 ENGINEEERS 1331 17TH STREET, 5TE 110 STONE, IIVITH ,4 FULL RETURN (MINIMUM OF 4' HIGH) WAINSCOTING ON THE SIDES OF DENVER,CA 80202 ~ ; THE HOMES. TEL (303)-293-810-7 sneet 3 of 5 9 ~ 6. ROOFING MATERIAL SHALL BE COMPOSITION SHINGLES OR CONCRETE TILES. THE 8Y A R C H R I T E C i S , ~ENGiNEERS OR INFORMATION C o ~ s u i n rs ° P L A N VV E S ? I N C > ON THESE DRAWINGS IS fOR THE IXPRESS PURPOSE OF COQRDINATION AND EASE OF REFERETICE ONLY. INClUSION OF SAID INFORF1ATiON 4N THESE DRAH9NGS 6130 Greenwood Ptaza Bhrd., Suite 110 DOES NOT CONSTtME A REPRESENTATION BY PLAN Greemvood Yilage, Colorada 80111 WESi AS TO THE SUfFlCIENCY OR AGCURACY QF SND tel: (303) 741-1411 > INFORK4ATION. FK4 fax: (303) 741-9492 !i L I : L DEVEL C~PMENT N~TES 9 D ONE STREET TREE IS REQUl12ED PER SEVENTY FEET OF STREET FRONT AGE PLAN7ED WlTHIN THE FRONT SETBACK, PER CITY CODE ALONG INTERIOR LOCAL ROA~Se ARE PLACING THESE TREES WITNIN THE RI~;HT OF W A PART OF THE SOUTHEAST ONE- A AY. QU RTER OF SECTION 20, TOWNSHIP 3 SOUTH , RANQE ~9 WEgT OF THE 6TH F THE ~~TA~ ST~EET ~`~tON°~ACE IS 4,295 FT. REQUIRING fi2 TREES TOTAL, THE CITY QF WHEAT RIDGE, COUNTY OF JEFFERS ON, STATE 0~ COLbRAQO TREEBS FINAL LOC~TION SMALL ~E DETERMINED AFTER THE CaNSTR ~ UCTlON OF THE H~INES, 2. ~XISTIN~ VIA ~ r-- , BLE TREES (HEALTHY AND WORTHY OF PRE3ERVING ie~ NOT p i ' ~ ~"DoA PROHEBITED LIKE SIBERIAN ELM OR HAZARDOUS UKE t,.ARGE VERY OLD ~ C07TONWOODS.1 SHALL BE PRESERVED TO THE EXTENT PRACTICAL AND c~ DETENTION POND . ~ ~ . . FEASI~LE. EXISTING TREE PRESERVATION SHALL BE DETERMINED AT TIME 0 F : APPROVAL OF FINAI~ PLAT. ALL TREES REMOVED SHALL BE REPLACED WI ~ ~ TH A ~ T1N - ~ 4 INCH CALIPER TREE. ~ 1r' 3. DETACHED INALK ' AND STREET LANDSCAPING TO BE INSTALLED AFTER HOMES ~ I AFtE CONSTRUCTED. ~ ~ ~4 s ~ ~z 3 o r 4. LANDSGAPING IS ENCOURAGED TO BE AS DROUGHT TpLERANT ~ p AS POSSIBLE. ~ 4: q~ .t 5, LANDSCAPE ISLANDS TO RECElVE 4NE DECIDU L2 ~ ~ , ~ . ~ US TREE AND ~'EN SHRUBS PER ~ SEVEN HUNDRED SQUARE FEET SHRUBS SHALL BE ' USED FOR THE REMA - ~ ~ INDER ~ ~ , I RIP,~--69.4r ~F THE SQUARE F~OTAGE AT A RATE OF ONE SHRUB PER ONE HUNDRED % i . 1 INV E.='~~.91 . ~ SQ~1l#RE FEETo r;~ - _ ~ ~ 1 } ~ I~ ~ INV ~~.-5~ ~7 r ~ . LI HTING SHALI BE USED FOR THE FRONT ENTRY MONUMEF~~' SIGN THE ~ i ~ ~ i~vv =5~ / . ~ ' ~ ~ , ~ : LIGHTS SHALL ONLY PROJECT ONTO THE SiGN ITSELF, LIGHT SPILLOVER I I ' ' , S ~ . PROHIBtTED. ~ ~ _ _ ~ ~ ~ . . - 3 . , 7. ALL 1.i~1NDSCAPING SHALL BE SERVEQ BY A FUL.LY AUTOMATI , oo R ' ....--s'. , ~ ~ SPRINKLER ~ _ _ ~2 , " _ SYSTEI~. ~ ~ _ _ , ~S'" ~ . • f ~ : . . _ _ _ _ _ , _ - . . _ rn . ~ SS ! / _..y ~ . . . . . THE HOMEOWNERS ASSOCIATION WILL BE RESPONSIBLE FOR MAINT ~ ENANCE OF , i~ ( o ° ~ , . ~ i_ ~ i - PRIVATE COMMCyN ELEMENTS SUCH AS STOR k ; o ~ \ , : . _ __,_ss , . ~ ~ ~ ~ 6~ ~i~- MWATER QUAlITY POND, ~ ti ~ z ~ " ~ ~ . . . _ , ~ ; ~N~.,~ DRA ~ ~ ~ RF INAGE SWA . . . , . . ~ ~ a~ LES LANDSCAPING IN RIGMT ~ ~ , OF WAY INCLUDIN . A ~ - ~ . . . . _ G CUL DE-SAC , . , _ . _ ~ , ; z4-r~~ ~ iN~i v ~ : = . . . , i _ , g r , . ~ ISLANDS AND THE LANDSCAPING ALONG W. 38TH AVENUE. ` ~ . . . . . . . / ~ ; ~ ~:3 _ ~ T / 204' R . • 1 ~ ; MATERIAL OF tHE MASONRY COLUMNS i ~ R~ I ` ~ ' / , / , / 200' R i AND WALL ~ ~:.1 ~ , ~ ~ 5 i . ~ (MAY BE PANELIZED) SHALL i ; ~~.~~~:1~~~ , ; . ~ ~ ~ 6~ ~ i ~ - INCLUDE BUT N4T BE LIMITED T ~ ~ ~ O THE ~ , ~ . .i ~ i ~ ~ 1 , _ FOLLOWING• T " ` ~ ~ ~ ~ ~ ~ ~ ' ~ - _ , S ONE, FAUX STONE, , ~ - ~ - i ' i ' ,~,c,~,/' i 52 TYPICAL SECTION BRICK, BRICK VENEER, FAUX BRICK, OR i 1 - ~ s 89°22'34°w 65~.ao' ~ COBBLE. ! ~ ' ~ ; . ~ ` , ~ ~ . , . . = ~ _ ~ ~ 5 ~ ~ , ` _ ; _ . , ~T \ ~ _ ~ ~ ~ MASONRY WALL TO TAPER AT THE ~ . ; 5 Y: ~ _.r _ _ ~ - J _ ~ ~ ~ -----a _ _ ~ ,c5 , ' - . E_ I, r ~ ~ _ i I ` G'. i ~ , - - ~ ~ ~ ..z. , ~ ~ w'~ ~ --~T- ~ m~~~ - ~ - - . - _ ~ ~ ~sQ~ FRONT SETBACK ALONG THE ENTRY - ' a ~ ~ , . ~ ~ ~x - r .'~.'a, _-,1t~..~_.-~.. ..,t~... ` t~. . , ~ 1 ~ ~ ~ t~' . .`.I ( , , h , ~ ~ _ rt,~~_,_ . - _ -_w-~,~_ ~ - _ ~ ; - PARKWAY. ~ ~ s ~ _ i, I :~~~t-~~~ _ ~ _ u . _ ~ . j i I / ~ v,:(. ~ ~ I ~ _ r~ - ~ _ _ . _ ~ m , ; „ M ~ - _ . J~'- - - I; ~ - _ , ~ • . ~"~~-'~~-s. _ ~S . ~ . :1-~, . ,a ~ _ m , ~ . , f~ ~c~`~-t,~ ~ ,rt-~--~~ X _ ~ - '3 ~ ~ ' ' ~+v - ~ t : ~ - _ \ ~ i _ ~ ' _ _ = C ~ ~ ~ - \ ~ ' I ! - IA ( ..~i` c"> , ~ _ i~.~ .._.~.1~- ~~-r i ~ i1~ I~J~ ~ -r . ~ ~ ~ ~ f'~ ~ ~.~...1 ' ~1 ~ ~ ~ J 'l'~.~ " - ~ ~ . ~7. ( f~ ~ ( . _ - ~ , ~f - _ ~ ' ~P~'~ N. s~ ~ ~ E ~ ' _ ` _ _ _ - - ~f~ _ 1 30. OQ SEW _ ~'l r-.--~.~'-r~,. ~ F _ _ - II i~~V` E.= ; E~? ' _ _ ~ ~ ~ t _ ~ . ..~r L.~~+ ~C. V. f _ i. r ~ _ ~ ~ . -t' '~.I '.~i _-r ~ J ~ ~ `-~:.f I~'..... = ` ~ i ~c`i" - -`;lC~-=~~- ----C -~-J[ ~M ~ - T I~~~`w ~V~,! _ ' I. ti ~ - _ _ ~ -w. ~ = - ~ ~ ' r _ ~ _ ~ a~„-J - ~ ~ , k~ ' ~ - _ Q ~ _ _ ~;c~} j ; ~IAI11 ~ ~i~ ~ ~ . ~ ~ REC F03410 i ~ , a~ i - - ~ ~ ' 1: : I 1 MASONRY WALL ~ 4 ~ ~ i.~. _ ~ , C}, ~ ~ I:~: ~ ~ ~ NottaScale . ~ . I~ . , { . ' L, . _ . ~ I i ~ . . , ' r ~ - II ( ~ ~ i~:: ~:ii I . , ' , ; ~ ;I 8 TYPtCAL SECTION ~ , ~ i'~ ~ ; I 2X $ MAX. 4 TOP BEA . M 1. ~ ~i j ~ ~c ~ ,i ~ ~ f I _ ~ / ~ ~ , ~ _ 2 X4 CROSSBEAMf~ i' ` ~ ~ - ~5" . . ~ , ~ ~r ~ ::i ~ - :v . . ~ . . ~ / . ~ ~ ~ j'. T . f t i ~ ` ~ ~ ~ ~ . ~ ~ ~ , t , ~ . ~ j ~v : ~ _ _-i I ~~i Mir~e ~ . ~ 1t 1D ~ I . . ~V ' I . 4 X 4 P~S7S ~c ! , ~ ~ (i ~ ~ i ,~i 1 ` ~ ~ SEE NOTE #1 „ ~ OR ~ ~:I 1 FENCiNG ~ ! I ~ . :J ~ t ; , ~ ~ TRE~..6~1R~MENT.1 ~ : , ~ PLANKS - 2" X 4" CROSS B ~ ~ - EAMS ~ , j ~ } in w ' ~ l ~ . , _ ~ ~ ~ : I I, II ~ ~ ~ ~ ~ I ~ . A i J~ ~ 2 PRIV o ~ I ~ rn ~ ~ ~ ~ ACY FENCING e ~ , I , ° ~ o ~ ~L.I ' , ~ ~~'i _ ~1 ~ 4 ~~ros~~ z ; o , i~~:~; v ~ ~ ~ , ~ ~ ~ ; ~ _-_----~1`~~ _ _ ~ , r.. ! ~ ~ I ~ ~ ~ 1 ; ~ . ~ " ~ ~ ~ ~ ~a ~ ~ ~ ~ ~ , . . LOT LINE LOT LINE ~ \ - ' ~ ~ ~ ~ ~ I~' ~ ~ i , , I '1 , ~ ~ VARIES ~--COLUMNS SHALL BE " ~ ~ ~ ~ ~ _ i , ~ ~ ~ ~ PLACED AT THE ~ _J ~ ~ 2 VINYL Tt7P ~ ~ . - . ~EAM ~ ~ :~:i ~ PERPENDIGULA ~ I ~ ~ ~ ~ ~ ~ C _ ~ R LOT ~ ~ ~e ~ ' ; I : : ` Q r ~ _ ~ ~ V1NYL CROSS BEAM _ LINES i ( ~ i r ~ \ ~ ~ ; ~ i~. ~ ' ; ~ -MATERIAL OF THE MASONRY ~ ~ ' ~ f - N ~',r,?;Q ~ 1 _ , ' COLUMNS (MAY BE PANELI2ED) j, ~ ~ r~ ' ~ ~ , ~ ' - -r ! II ~ 6" VINYL ~ SHALL INGLUDE BUT NOT BE ~ _ ~ ~ . LIMITED TO T ~ ~ ~ ` ~ ~EI~C~NC ~ NE FOtLOWING; I ~ I ~ -~--~~t?~~ : '~a` ~t < STONE, FAUX STONE BRICK _ ~ ~ ~ ~ j ; ~ _ I i ~ , - ~ ~ ' ' ~ ~ I ~ ~ , ~ FAUX BRICK, BRICK VENEER ' ' ~ ~ : ~ ' i ~'~7~~~ ~ ; ~ ~ i,~ a ) ' OR COBBLE. ' ! l' ~ ' ~.F ~ MASONRY WA ~ r:-~-'~ _ L WEI T t - ' ' I ~ ~ TQ T , ~ : APER AT RONT , ~ ~ ~ ~ ~ ~ I~, ~ , . : : ~ SETB~ i : - ACK. ; ~ _ _ . ~ ~ ~ , .,1 . . , PERIMETER VINYL FENGING SHOWN WITH MASONRY COBBLE COLUMNS ~ - . . ~ ~ ~ ~ ~ ~ - ~ . ~ . _ f , 4 ` . 9-SNT P . NotWScale f i~~i ~ - ~ ~ - - 6-DKS 1 ~ IGHT DISTAN ~ ~ 14-BAR ~ o o ~p ~~ri.:~ . ~ ~ ~ 2-HA ~ ~ ~ ~ i'.~~~ ~.~;~a:~.~.~.~.~.~.~:~:~~:~.~: T I ~ . ~ ~ ~ d I . . . R ANGL . . . , ~ ~ ~ ~ ~ ~ ~ I.: ~~:a~~::::~:: \ , i _ . _ . . . _ ~ ~ ~ ~ o ~ ~ ~ _ _ ~ . ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ; ~d' , . - 12'BAI c~ ~ ~ ~ ~i ~ ~ ~ : 0 0 ~ ~ ~j' . . . . . „I . ~r : ' ~ h~ , ~ . . . . . . . . ~ ~ ` ~ o . . _ c~ ,r . . : . . . i + . O O ' . . . ~ ~ ~ ' . . . ~ . . . . ~ ~ . ~o~ ~ ~ ~ ~ ~ ~ o 20 ~ ~ ~ ` . ~~,.._--Y-s, _ _ ~ . ~ ~-Hl4 a o ~ _ . HAC `~'o`~' ~ ~ o o ' ~I _ , 651. 6 ~ ~ : °q ~ ~ o ~ ~ I;~ , _ _ , ~ ~ ~ ~ ~ ~ ° ~ o~ ~ ~ 8 ~ , d ~ . ~ ~ 9-DK' ~ ~ ~ ~ ~ o s o ~ ~ ~ , f 5 DKS g ~ , ~ ~ ~ ~ ~ ~ g ~ a ~ ~ ~ ~ ~ ~ ; ~ ~ a ~ ~ ~=o ~ '~I ~ ~ \ . 1-HAC , ~ ~ _ ~ ~ ~ ~ :i~; ~ ~ ~ ~ ~ ~ 2 HAC . ~o ~ I~; ~ ~ i , ~ ' ~ , , ° ~ ~ ~ ` - cP - ~ ' 3-PFi~ _ 3-PI ~.f ~ _ ~ ~ 2 AUS _ _ . ~ , ~ ~i . . . 2-GLL ` _ ~ . G ~ - ~ t~ ~y C _ _ ~ . . . ~ . 1-B , OA ~ ~ ~ ~ , ~ _ _ ' M/~TERIAL OE THE MASQNRY - - - ~ ~ \ '1~BOA ~ . . _ : . ~~:i=~~ ~ ; ~ _ ~ _ ~ _ - , ;~_t.--__ - - ~ - ~ _ . _ . , , _~r _ _ ~ ~ 4 , . _ ~ ~ ~ - ~ ~ ~ ~ ~ ~ C4LUMNS AND WALL MAY BE ! ~ ~ ~ II . . , _ ~ ~ ~ - - ~ ~ ~ - - ~ . . ~ ~ ~ ~ ~ . ~ . ~~,~~v-~ . ~ - _ - : ~ ~ ~ , y F ~ _ ~ ~ _ ` ' " ' ' . ~ PANELIZED) SHALL lNCLUDE ~ ~ . . a.1~ _ . . _ ~ ° I ' 2- ~S j . ~ X_--- - - ~r - ~ • . BUT NOT BE LIMITED TO THE i~ 1-PON ~ 4 Y ~ . _ , .'~',Y _ _ _ q(7[TD z- _ . _ R_ _ . u~ . ~ : . . . _ , . . _ ' : QAA ~ II _ • rU1.LpwiNG; STONE, FAUX . _ C✓ C„~>. A , , , _ : ~ 11 5- , _ . ~ . ' • ; . _ 2-PON - - - - - _ - STONE, BRICK, BRICKVENEER, - $.S . . _ . DISTANCE _ _ .nr~. . . . s. N FAUX BRICK, OR COBBLE. 7A . 2 ~ . - ~ri~~ - . . . . . ~ ~ v ~ A = il~~►NGLES 6-YCU ~ . MONUMENT SIGN ~ • ~ , 5, 4 g r , , - ~ ~ 12" SANITARY - GROUP OF EXiST1NG , . . . ~ ~ . . . , - - _SEWER _ ASH TREE S TO RE N _ , NOTE: F vf=8r.~3 ' IF POSSIBLE ~ 1. 4NALLS ANDIOR FEPlCES MUST TAPER TO 42" lNCHES AT - GR ~F E~C~~IG - , O . TWO_LARGE _ TNE FRONT SETBACK - - AS TR~ ~ --k~ ~AIN co~oNwooo rO ~~S~~ ~ . ~ ~III_ BE REMOVED. IF POSS1Hl.E:- 1. ~IA Y~~~o ii ~ a a~r wr~ A PART OF THE SOUTHEA~'~ ONE-QUARTER tJF SECT[4N 20, TOWNSHIP 3 SOUTH, RANQE 69 WEST OF THE 8Tf CITY OF WHE~1T RIDGE, C4UNTY dF JEFFERSON, STATE OF COLORADO ; dF ~ y. ~ x. ~ ~ . ~ ~ , > ~ ' ~ ~ ~ ~ ~ ~ ~ ~ : ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~o, ~ , ~ ~ T .sj ' . ~3'~t~~ ~4~ . . „ ~ ~ ~ ~ - w; 7,.; . ° ~ . , n ~ ~ ~ . " " r ~ ~ ~,r" ~ ~ - ~ ~ ' a ~ ~ z' : a . ~ j , „r*.,~ ~ ~ ; ~ . , f a . . ~ . ~ ~ , . . ~ , ~ .;,.sfe , _ .P~?~.~ a;~~~"~~,,vx . . . . ~`~,'aJ y ~ . v ~ : ~ ~ . . . r ~y~~s ~F. ..Y ~ ' ~ ' ~ ~ x r, ,4 _ ; r , ~ , ~ ~ . . a ~~m~ ~ ~ % 5` P ~ ~ ~w ~ ~ a ~ t ~ ~ ° ~ , r_. :ir~ ~ , ~ , . .,?;~~s~;:.~~~~~.. ` ~ 3.:~. z A' , .v, , e,,, . . , ~ . „ , . . . . . . . . „ ~ , m ~ , . . .-,.v.,; . , , , ~ s s,. r~..,, t,, . . x„ . , „ , ~ , e. s , r:~~ t ;...a~: . . f,. d . . . ~ . ~ , . . . , , ; ~ ...x 4 , . , , . a e ~ ..y . ~ .s:..'8 '9.. ..x . ~ ~ _ , ~ , , . . , , ~ .7' 1 , - .M ~ ~ x . x . ~ <.s~-~ . 5a~ . _ x . s.. . . . , . :k~ .,s.. .-s*-..~ ~ ,h . . , . ~ . - x ~ . . . . ~ _ _ ~ . . M . .a.~ , . , . , _ , . , . . . . ~ . . . ..~v~ . ..t, . . t ~ _ . ~ r. v ~ , o- _ ~ . . . < r. ~ _ _ ~ , ~ , . { , , r . F e~ , . ~ x . . x, ~ ~ , _ M ~ , . . _ v, . , . r, ..,:r~ 'C . A....... . n s ..r , . , ....r _ 4 , t., .e , , , . . q"m x a . . :3~`- ~ ~ r. . + t . , . . ':...o ..~r Yv. ,'v -?r ~ . ' . , ..i . s . 5~ . ..3 . _ , ~ . , . R . . < t . ~ 4_. , . . , , ~ ~s . . .a. , a ...z: . ~ , , . . . n: . . ~ e ..,,w-x: ~ , . , , , , . . . . . . . . . ~ w. , . ~ . .s. . . , . . . . . ~ , . . . . . . : . ~ , .,..dh~,. 4 s . , , . . r . .,~5°.. ne S .~.fv~...... .s.°E'.k.+ '4. . . ...,,.,.F , . „ ~ . . . .v ~ "a:.. . -s . ,.N ~ . . , . , y , , . . , ..d. . , . _ x . n . . . , . > , , , . ~ . . , : _ , ~ „ t_ , _ v r , r ~ „ , . . _ s . . s. ~ . , w , . 2..~ , , y , _ . ,a ~o.. .,..e , ...r, . ~ . . k , ~ . , . , , . , , : . , . . ~ ~ , . , . , . . . . . , < . . , r; x , , , . . ~ . , ~z.. . . . _ . ~ , , r . . > , . . . . . . ~ . w . . _ . .i. , , x.. VR.. . r r . . . . , x . , , . .;M*tp _ a . . ..e. . , x ~ . _ , , , , r . , „ . . . . ~ ` - ...s m s. . . ..rz . , i ~s , xi.. ~ . ~ ..n. n. Y. , x v., f> . . . . . ~`~i~ „ , i, . ...m . . . . , .r . . . . 1 . . . zi. . , 'lz .:<r , M1 , , . . ~ . ,~'T . . : . , , , fi k . . . , , N. . , , . , ~ , r ~ , : a . f . . . ~ , . . . ,,n ~~i, r# x...M , . ~ ~ .',~s= v.~vas , . „ . . , s . . ~...s... , . f ....e . N ,.r , . . . . . , _ r .u F ~ . :r ad' ~ , .k. , . ~ .r . , . E._.. ~ . .y . . ~ . "i'' ~ ....K~. 5' :3. . . . . . s , , . , . .r... _ . . ~3~.. .,:.x.,_, v < . , , a,,.... . , . . ~ ...,.a , .n , „ , , , . . , , . . , n , , 7 ~u.,.. , , . . ....a. , ~ . : . .2'.. . , , . r. . . . . . . , , . . , , , : , 5 ~ . 3 • . t'P t. ' , , ' . a ..nl v ~.r. , ..z. ~ „ _ f . , . . . ~ ~ . ~ , , _ , . , . • +3.' . ~n . .'R ' . . . . . . , . Y r.,.. F . c.. „ : „ ~ . .~v7 , ~ .-.m~ .~.n , . , i...,.. , . . s. „ , ,i , , .Yi.s~y .n_. ,x.. .t... . . ...:n t. , , . ..+.d. < . . . . .:n aL . » ~:,v . , .x . . ~ ~ t ~ . . .1, , . .e Z , , ,.r. . ' s , , . . >e~ , . , „ . , . . s, . . ~ 4 e a>~_ „w*r, ~ . . ..a , . r , .,._r . . . , r , . r , ~ . ~I: , . . _ r . . ~ . . . . rF ~.r.. , . . ..,.o ..~:ryz~`,~' . , a. T ~ ,f~"^„F . ..i' . 3' ..a. . . . . . , , . " . . . _ .`z. a . .,3 -ua~.. r. 'i" . . t. H. , , ~ , ~ ~3. . . ~ , „ . . ,..;a r , ; . . i. , r ~ ~ ,.v , e . , ~t. . , . . . . ~ ~ , . , ~ , P , r 4 _ e a, z. , , z « .w... , ~ , ' „ .c , , :r., ~-.e. . ra.::.. Sn . x^ . . , s. , . .f. . 5, ~ , P~ . ~ ......4 . , . . _R ...r . . , .:,w, r . , e , ; v,.... . . ~ . , x . , . . , < . . . . . , ~~v,. , , , . w.. ~-.w..., . s~,,......,.. „ . . . . < : , _ , ..x. _ ^ , ~r. . _ . . , ~ x~ .i,. .,.,,.:,^°E~ ...3. . . . , .a,,. . .z?ti,.: .3,. . , . .s.... - r , . . . . ~ - a., . . . . , , . . . . , . . . . . ~ . . ~ . . . . _ a * r . _ a ~ , . , . . . , r. . . . . . , : . , , . . . . . , . ~.r~ ~ . .w , , s. . n-,::, . r..:x , ..v- .y -r . ~ . , s,., _ 6 :.,4... . . , , ,~..,"~as., r;. . . , . . -,..,w. x. . ~ .~n, ~ ~ . > ~ , . _ ,x. , t . ~ . -v.. ~ , . . . . . ~ t ~ , . . . . ~ ~ c.+, . , , „ . ~ . , , ..tx.. , , ..r,.-,:. ,.s . . . . , . ~..~u , s~-. sa . ; . . . , _ . . , . . i. , . , . . _m. . tr . . . . , . . , ..,a,,:... r, , ..cx. ..a,. . ~ . : ~~m . ~ ~"I.~ . .x . ' - ~ . X r. ~ , . ,.u., , ~.e. . . . h ~e.. ,u~ , . ~ , , . . . ..s . . . fi . ,"Y . w . k.~ , ~ ~ ~ ~ . , , : -q ...5` . r. , . , . . ~ e' _ .C,. ..v < r . , , , , . .~.a ~ ~ ~ . „ ~ . . „ . , . , ss , . rs . . ~ ; ~ , , ~ s. . , . . ..,v::.. t . x. . ~ , , . f : - -~w . . . , S ~ , . . . v _ , . ~ a . , + , t,,~~c~'a~`"' _ t~_ r , u . , , ~ z. . _ . , . h . . e.. 4,. , . t...~s ...x.,.~. . ,-r~.. . .4. ~ . , ~ , ~t.._ s°. „ . „ _ v..,~. . . . . . , r ~ .:r, .....,r rv. a _ . . , . ~ , . . . . x . . , . r . . . . . . . . . r ~s,. . , . t~, . . . . .r~- L . . . ,._i: , s , . . , . ~ 4 . . , . ..,,~..~-F . .r , . . . . ~ , . „ _ .r.. ,t. < < . . s- . ~ - > . . , . ~ et... . ~ : . ,...y.r:.. _ . , , . ~ ,.f.. ~Y.. . . , . . < r. . 3 v , '~5~.+. . . ~ , . . . . , , ~ ~ A ..tin.; ~ . , . . . ~ s.. :s..~ , , . „ r .,.,,...-.G , , , . ..y .......u.:. .«,r .,..s.s~_ b .,;~a . , : . . . ~ Lv e ~ : , , ~.Y . : , _ a r . ~ z~ , , . , z . _ ' # ~r , . , . _ . . . ~ . ' , . , , . t . . , . . y , s , . . . ~ . , ,m ~ . . . ~m _ t . ~ , ~ _ . A.. _ . . . ~ . ~ , < . : .a , . , . . . ~ < ~ . , , r ~~.`2 . E. ~ . .:.r,,...a . < ..sS.~. .„z,va'k.,. . , ...3 _.r. \ ~.~~a'. .,...~V£S. . . ...,..w. . „ ,h r . k r n.. . . . . ,~r,~. ..,._F,.,, . .e ,r~ .N . f . . , . , . . ~ S :,;w . _ .v.~. .:z . „ .~...w.. . : . . . A C,. - ~ . . . t.,.. . . . . . . ~ . _ , 4.~x. , . , _....a .~.Y > . .t. n.,, .e::...,, ..,..a2~ ..a . -ti„ .,...f P:,~a . :xt , .xiT R. ~ .r `A., w. ..n. . ~ . , .'m > . .sa'..v'.. .n . ~ , , _r . . _ . r _ . w s ..r~' , ,~r. ~ „ 4 n , , „ ~ „ . ~ ~ „ , . . _ , , . _ 7.~ „ ~ v . . , . . t ...,v. $ , * „ , .r , r . <.,tx ~a >s . , ~ , ~ x,. , + ~ _ , ~ s, . . i ` , : , , . . . . , ~ , , . . . . . _ ~ ~ . . . . ~ ~ . _ _ u, . , , , ~ . . , z . . ~ : ..r... . ...a .:.t.,. „ „ . . . . . r.. , . . ~ t . . . . . . . , , , -.s~~ „ . . , , . _ . , „ a~' _ ~ . . „ x. *s. , , ...f:.ri . ...;z. , : . ' , . _ .a . , v,., r'<~..c,. r ~ ~ ~.r ,~,..d'... . , . ..,s, , r.... , , -.3_... . . ;,+,a . . . . ,Y . - ~ _ , ~ . . . , . „ .-.n . ,s ~ .~i , ~ , < . ~ ~ . ,..w , ._.,x;. , . . .....:J...:. , . ~ _ . ~.s~ ; , - „ «s.. „ . T _ , , . a , „ . : . . ...~.w„ 3-.:., : .o., rsa.. , . . ~..~xF.: : :a .,,a_. ...,.,v i . ' c , ,.Y. , . t_.f, .,.b.i n .,...t . , s~_. ...r,~ .2 :.:~F 2 ~ -~...r . . ' ' .~--ti.~ , . ' . ..r...,.x. , . . < ~ . .5 . . v . , ...,<+:+~k- . . xn. v . : . _ w.. _ ~ x =K . ~ , . a. «l~Y. 'b`-~ x~`"s`. , , e.. ~ ~ . . . . , . . ~ . , ; . . , .i. ~T ..e . k~.= . a f~ . . , w . ...x..: . 4 ..a . ~,~i,.. . . . . . , . , , ~ , i , ~ ~ 3:,.~KN 'X. . .a . . , , , , .,c ~ .,5, , - . , ..e : _ . . , . i - . = 5 ~.:u_.. ~s:. ~i .b ~ .r~...,_, .wi.v,..: . . , `:Y',f ...E,,. . .n ~„y e i . ~.'.r:'+.x . . ..,....wKF. ..Y. ~.n, , ~ i~;, r ~ s ~ . ~ ~ . ~ ~ . . < . . a . . : ~ j. 7; ...,3. a. , _ 4. . r._ , , , . _ ~ , . N _ . ~ > . . , xi , ~ _ , ~ v F ~ . , r . z~ _ . ~ f~ ~ ~ . . . . , . . ,r~. , ~ ~ . . s . ..i. wE a~~ . Y. ._.k ~~t.-£~. . 3 ,.-:...t . : ~ . .s: ...Y',, .v . . , . .M . .na ~ r a~ .3~ . _ _...r r . s , . . . c , < e ~ . ~ . . . : . ~e,u } ~ 5.. 5... . . . . ~'.a^..,, ..X . v . . . . ~ V. ~ . e . . .r ..,t. „ e r. ! . .._c .4'..e.t...>.. .v .!V ....a- ....v . ,a...: r av _-s , . . ~ .If.,~. . 'rt . . . Y, , , . , . . . _ . , . , , ~ x'F..h.. . , :....t. . x"a~. : r. . . . . _ , . . z , . , . v. ~~e + .r~ "Sa... ? '2:,.*Fi , . . i.: * . . ~ , . . , , ',nt.....,,. . , ~ ..^H`~,. . . sA..~ s.. . v` ~ ~ .a . e.. . , .~n.a,.. . . . k, . Y. . & . , . .r.. , a c...:.. ~ r . . . ~s , E , , , , , ~ . . . . a. , . .a:, . ~m,. _ .k. , , , _ , , ~ . . 1 .,4a . . . . , . . . . . . . , , . . . rK.. ~ _.v. „ ~ . . ,x. . . 1 < . . . r a . . : ~ , . , . ~ ~ , . ~ . .~3. _ 9?!... ~ ~ ..«5°.:,. . . . . ~.t . . s . . , a 5 . , . . ..2'v . , . , . . . . . , .a ` - : ,:..t .,s , . , ,...f 4% . . , . . ..r . . ~ .n. ,"4.. . . „-k k r. 1 ?:e . ~ ~n w..,...:. . ~S- „ ~ n. ,.Y r. . . .w. ....,t. , .a.. .,S .a ~.x. :.'t... ..x,.... . . a. . RE:.. *3.. . P ,........e~ .K . _ _.ku .....rov, C'. -9:' .e, v~:. ......~..t f.~_,=e. . a. . , ~ , ~ . . ~ , . . i. . e4r.. ~ : , . . ; ~ . , . v . . . . . . . : ~ , . ~ ~ y . , ' i aY,....z~' , ss.,.. . , i4 -..:r ..,i. , . . . . .~r. `€-k , . : . : , . ~ , . ~ "`~a. . ~ .r.:r"~ v., . G~~ v..... . . .e_..,., a..,~. ...a. t:.. ~.a,. . , . . 4 t.w.... , . , , . . . . . . . . . . t , , „ . > ~ . . . , ..~:f . ' , . . i . , , s, . . . ~ z 5...... ..i, rv., r ~ u..x € ~ ...a, . .k ..rz^` u h: , . . " . , r.... x . , r : s'. S,. : u. ~ . L...sz.,s iv , _ r.,:..v~. . . A ~ v. 5 . ~ : . .;~r s , . ~ ~ g. . ~ v, , , n £ . N . , . . 1 .xt . , . . ~f.... $ ~4<. ,h.. ' . . : ,t- , ~ . . . . : ~ ~u ~ , . .'~,~.r ~ : . ; _ . t . . , .t N . . . : . ~ . _ : . . . a .cY,. ,.s..r~ z~ x , . ' , . r . + _a r . a. . . ; .,.,w.. , k..,,.. . , x. . , „ . . . . ~ , :,,t . . . .,.,N . , ~ , , . . , ..,.xq:b; . , a:, . , . , , . . . ana°` _ . 1~ . . , :t. , . .E. ~ y.:. ...v., u w i.. i?#~ , v~. ~z" . , . 3 . .s. . . . , u _ . . . . , . ~ , . .4~ ~ . . . . . . , L . . s:c ..ao-~ . _ , ...f . . . , x. . ~ . ~ . . ~ „r . r , , . , . . , _ ~ . .::5 . , .y... . . x . ~ _ _ , . , , . x.£h.. . . , . . . . . . . , ~ . . , , ~ , . . .v : y, . .t. , :~.4 , ,.,'r .a . ~r~ . 'fryr~.. . . , . ~ . , . . r.... x.`» „ . ~ . , _ . . , . F . . , . ~ , _ ~.z-.: k . a , , ~ < .__a . . :...v .~t ...,,5'~ ~~.I . , . ~R~ . . r... . _ r . . . ~ c s. e,... ~ . ~ } . , , . a a . . , r..x_, z.,.. .W. . . . , . r . . ~ v . _ . . < , , .a r ~ . . . . . ~ w- g.. . , . a. F . , _ s ' , u . e.>. ~ , t.r. , . . r . ~ a~~ .~~ak.`. . . . . , N F.. , . , ~ . -s ,c .r. >y . „ „ . r . . . ~ s: ~ :r:..a~ . .E :s~~..:.~.* , . x .L .9,. _ . . . . ~ . _ . ro.:. .r, y ,.K.. , f~. . . , . 4.. , x. . . . . # w~.. x.., ~ . . . s.. ~ ~ , > . < . . ~a. . ,n . ..Y , , . . . s . , . .r , „ , . . . . a,.... fi. . , Ms . , , . . n , m~- . . . . . . ~ , ~ . ~ . _ . . . . v. ~.r ~ . ,,.~,.v , . . .x. , ~ , ~3 ha r., , w. . , . i w . . .n.. , `%k. i.. c .n :t 1.x ,.x. o. ~v. .a....r ..t......N rM. . v. .r . ,tii~ . ~tc .e .5 3" . . J . , .s . ~ ~ . . . . _a. ~ . _ . ~ . . x. . . . . . . , a , , e .,..r . ....i, Y., - . . ,5 . _ . , .P*. « , a .e~`:". . ~ ~-d . ...i... ,.,2 „ . „ e . ~Y , a . . r i,., _ ~ z.. , , °fc~ . _ . ,,,a„ , . . . .3.. n'c ~ . n w~ ..W.~.. ~ . .s , . 5 -.k,.. . - ~ , . . . . . . . . . . ~ e.. ..g. , , ' _ _ . , , . , . , . ~ . . , „ x. . . w.~.~ . . . . K.... . . _ . , . . . . ..u~ . . . . m,. ~ , , . - ~ ~a_.5. .:F... . , , . . . , , . , , , . . . . t., . ~ . . , . 'v_.. . . ~ . : s~. ,.u ~ . . ~ > s , : ` s ~ S _ ~ . . . ~ r . , ~ ~ , s~'. , f~'a v~.. _ . . N , _ , . . , , . ~ -s..,,. . w ..r~-. s, ...n.. „ , . _;v n,~. , . . 1. ._...F , . ~ s .A~... , ...x u,.. . ~~stv . . , . .h, ~ . .i,.. . _ K.. .1 x .t ; . . . 1 . ~ , . . . : ~ _ . , , ~ x . . :::4. . ~ r„ . . r _ _ _ . . , . . , , ~ r. . , . .~...d t k, . > _..t., . . x,. ~ , , ~.~:r ~ _ . . < ; _ e , k. , .s . „ _ n. . ~ . w~, Y _ , . . ~ _ . . ~ ~ . r . ~ . ~ w . _ . ~ . . , _z , ~ ~ , . , , ~ 4 . , ~ , , .r a , . . . :,v L~ ~ > , . , . .i.rv H. ~'f. , 2... _ . . ~ , r~~... s. 4~`"~b. 'h . . , ..a... . „Y~ a~ . , . ..-.."y,,. f~Yrr~ . x~ e , ~ . . .w~. ~r; ' . , , . ti ; r „ . ,...lx: . , . . . . _s... _ , , . . ~ . ~ , , . r ~ v,.. , . ',s~. ~.r:.. . a.,., n,. . w . , . . 'W n. . ~ . , . , ,.z.„... ~ I......., , ~ ' . ~ :._u_ t< i ..:<,~;-..s ~ .,4 r,> . . a~ . . . ~ w..... , d . . , ~ . . , .-a.•. .ys v...... , . . . ~ . . .o... .u„ .3' . , . » c'". . . . . .a..... - , j , . . .a~ „ .~.u,.. . ~ ...7" "!:u a~k 7 r . . , . . . Y . . , ~ . . , . . . . _ . . s , , , ~ . ~ , ~Y . < - ..~..1?~-~.~~~„', . , , . ~ . ::t r...u.7. ~ , z . , . .s e ,~'V,. . .-r. . , . , v~~ . u t . . . .i a aicw' 5 : ~i.'~.,.. .i.~. , ..n k ,v. ;':YE . . eNi.' . ....,t.. „vx .~.r-, > , , ~ .E .J.u , , p~ t . " ~ u , . • ; ~ a ~ ~4 n~.. . ~ ~ , ~ -ah - . , ~ „ . , n . „ ~ . ~ ..,..a . , . r v::: ~ .~.r . y. . . ' . . . . `4~'~ . 4 . . ~ ~ + ~ :..n>- . . z. . r ~ , ~ ~ 1,. . . . . . . e . . . .....,~;r . ..:.pz_ . ~f~~~.-~`t l~x t. , ~ ; , ~ . . _ ~ a ,~c` , , ~ , + , „ ~ ~iu t~ , _ ~ ~ , _ . . . r , , . , . z.. 4 ~ , , , ~ , ~ , , , s . , , ~ : ~s . ~ ~ , . : . , . x . . ~ ~ , . ' ~ f : ~ , M,~ _ „ . 4 ~ ~ a . x. ~ , . . . ~ , E. , e~, . ~ . ~ . ~ ~x , r . . , , t „ . u . . . , , . ~ ~.k~ . . . ~ , ~ . . , v. . t. ~a., i, . . .:<rw ~ , , „ . , ..o . , . . =~c. a , , .>.,.r F „ . . . . a ~ . . r . , ` y . ~ , , _ . . . . ~ ; s ~ , t, . . : . ~ , . . , , . , , n ; > . ~ N , . , 5 .r . . W . r , t»'~~ ....~o,. r> „a , , a. , . .~t' , . „ . . . . , . , . . . . . . a ,c . .:~,r1 , r ~ . ~i+k.. .A . ..:~t.. ~ ~,y , 3 ~ . ' , , . n . , „ 'v . . , :?;*~'~e . # . ,.n. , , ~ . . ...,r.. , . . ....s, ~ ~ M1 . .tr'. , ~?k.. .t.... ~ "d . „ ~ . . t;.;: . . F . ».t,. .v...E , , , , . . ~.r,. ; , . , ..P~ :'K, '4 . . . r . ~ ~ ;.,~*,..i . . ..~v. . ~ r : . s~.,;u.t . . , . . , . , , , . . ;~:b:>. wer ~ . „ F ,ma'x`z~. . , . ,eC`:: , . ~ . . . , ...a _ ~ , , , r~ . , .R , . . . _ ~ . ~ .z, , . . . . ~ . , . ~.~~c , . , :u s , `:3' . , , , . , i- . . . . .v ~ . , ~ e.. o- . .i:~ c. . . b .m. : r"i.. , C~'.. . ~sc ~ , . .~y~.-, „ , ..r . . . .,,.a. ...It'i . . . . . : a:2. Y , . , . s~.. . s :'s''.. Y , . . ..t.... . . . , , ~ ~ ; . ~ x.....~...- r ,.v.' . ,n_~. , . . , z. . . . . . ~....?te e „ , . „r .p..,,.-... . , . ..;~,.x=~ n - -3 W , _ _ . 3' l?<,r . ~ . . ~ , , a~. , .i~.: ~ . , . . . ._o. .:'a P N . , ~ rWe . , ..r,. . , ~ = tt+ , . ..c . ~,e. . . , . , ~ :.,,?.'r.. ..,x~. , . . , . . rc>,.:. . r. , ..r. ~ , . . . z~.. ~ , , ~ . k~', t~ ~ ~ , , . . . :.f - . . ; . ~x . .i i - : . , . X..~°.~.*., a„ _ , e . , . .s't' . . . . . . , . . . . ~ . , . . . . . r . . _ . , , ...x- . . . .-u. , ~ . . , :~w : u` , w . ,-,s. > . .r ~ .~v c~ ~ y ~ ? _ . _ , ~ . . # , r . ~ , t ~ , , w. , . . ~ . r . ~ , : , , ~ . , . , , „ n,.. . co , _ ~ . t,~ . . . w ~ . . „ _ , . r. v . , , n n. . , ~ . „ a , ~ _ . . ~ . R f . ~ , , , . _ . , . . a , s,. . . . - x~ ~ . . t~ ~ . ~ . A _ ~ ~ , r ~ . k . e _ ~ ~ _ » , . . . ~ e. ~ : ~ , . ~ . . _ : , , _ ~ e . . ~ . , ~ . . , ~ ~ ~ _ . ~ ~ .Y , , . ~ : . , , . , ~ ~ , .J~ , F T,~ ~ _ . , ~ F ~ . _ ~ ~ ~ , ~ .,m.. ~ , ~ . ; . , ~r< ~ ~ ~ , ~ _ . ~ ~ o. : , . ~ ~ : . , . <w A, ~ . ks, ~ . w £ , . . € , zx~ , : : , . , , ~ ~ . r ~ = n x„ . , . : . w . ~ „ y. ~ ~ , ~ ~ „ M , _ ~ ~ n r . - , z~' n~ , . n f. , M i . • , . a~ : s . a . x . c, 3 . < .a : ~ . , : : ~ a:.. . . Kw , . Y. r, ~ m'Y`. .ni'~: y..,,. ' t m a... .va . ' ~ . . . ..m~ , 1'~ . wA..~..,.., , . 4;, ~-,a~.... .x .i . N x. , .~w~ . ~h..'. ,i ,-cs r,. . ~ , . , i~..... , . . ~ , r: i .I. . e '~lFa :'n . . ~ .:x . ~ . . . . . :m , ia . , , Ece°~' _ . . a.r..Rt. ,f ~k' . 4.+ ~ r. . . , . .,i. t > ~ . uv.. ~..=r,~ . a:~ k , . .-r, , ..:wds,~.. , , ,..~?'.s < ..i~~ fi. , s., x... ~t, 5 h.~t.~ :i. . . d ~v . ;i. , r , . . . , ....:.i: . e~"d'§ .1. . . .n,. . . .s.. ,x c,5.!.tpF wa. r`+ k,.~:v r . , .r .,f 4';.4,,..3 .pyr .h ~ . , . . . ~m .«i. . ~ , ~ ,.'..:..,~2. ~ , ~ r ~ '>e ~ . . . . ,.~.Y . , , a. : ..a:......Y,. „ :s`~ . . A ~ . , , , 2: ,m .,r, . . , .x.. ~ o- -.::t w ,~r_,.. „ ..,r.. „r . ~ ~ .M.. ` , t,.~" . , . ~k. „ , , X"~ . , . ~ ~ . , b E. s. . '~7 a - ~ , u , , ~ ~ , . x , ~5:. u,_,,. , ~ t ~ ~ „ ~u _ , ~ . , .r, ~ ' , , s. ~t. _x ~3e , , . S..<... . . ..r. .,.x~, ..*k.,. ,r ro. .iS. ~ l~ :ia~ ,:L ` ,~'5...... . Vi sN. € ' a .1 , ~ ~ ~ _ , y, ~ , ~ e ? t . r : : , . ~ ~ ~ , . ~ x K ~ ~ . _ . , x ~ . u g . . ~ . _ !.s. , , . > ,,r., ~ M r ~ ~ n, ~ ~s , u , . >w ~ . ' . , , ~ ,i... w a,. : k ...,w ,a. ,n~k:m , ~ , .°F. .z , q, . , . , . , . a;. P~~` ~ . , ~F. „ ~ .s . . . , , t ~.es ~ 'u~:;.~ rs«~",: . ~ . , , c n . . r,. a.. , r, . , , . „r:~ r. . :~ws . , . . . . . , . . . ` .z . r, . , , r ~ . . . , ~ „ , r d`w' , , .o- ~!r:~-, .,,~`t . t , . . . . . f ~ .m:. , . ~:~r . . . . . , , . .a.... -r: , . a . ..t~,,~ st ~~v.., .,,,~..~".'~s r ~ rt ~ a. , „ . ,.r~r . ~ ~ . . , . . .n ,...,.ur;~,. , e r , . , e' r . . , , , k , , . ,,k^:.. , . . > ,....k. . s . . . s'~~ . ..:'~c. r., k. . , , , F ..r,,. t,.::., xMt ~ z~< u.4k"~ ~i~4.- . _..a.. S. ~ ~:s' . , - ~ . s... r. . . ~ , , . - . a .p..: " ~ i. , , , . . ..,...~,v a t.:.K ~ 2 . . , e . A ~r' „ F , , ~ , . x..., . . , . . < „ . . x . e~~:`. . ,,.m.. ~ ~ . ~ , . . . _ . , . . ~ , . , . , r ~ , , : n.. ,,;a".:-.u "~~,~ku .v` u.. , ..7,~.ny . . . ..,'t° h , . , , ~ Y .4 ; ~r. z~. , . ,.5, b . ..~:.k s u...3.a . ~ _.:.:r~57 . ~v~~'~:.. ~'u ' , > , , ~ € , ~ , ~ . x . . ~ , . . ~ , m ` , , ~s , ~ , . ~ , ti 3. . , . . . ; . > . , a~... , r ~:r . , x ~ ...5.. . t.. „ ' ~ .,v~ , ~.~q ,n... „ . . n~:. . y`°':~,. . , , . . r . ~ . o F .~n .,1~<.~, s. X` , z » . . . . ~a , ~ , . ; . ~ .Y fix.t, .r' S d>. _.i . . , , . , . . :x.. , . . ~ ' _:w. , , . ~ ,a 3 3" , s; s~. _ Y , . ~s"~` .a . , . . , . . ~ ~ ~ s "4 - -,I_. , s ..s, . . , , x r . ~ , , . „ i"'~ ~ . , ua~e F ~ ~ a.,3~ti,, ~.e .e~.:,^n , ~ r~m,.,., :,x~ . . a . . , ~ . .,,.r > , k e : , , w; ih..,. , , ~ A~- m.r ..r....,ab~.. ~ 'a..., .;~.e.~ , ..,.s , . • . : . , n . , „ .a Fl . . _ ~ ~ ,a ~a: , ~ , , ~ . . . , . , . . . . . ~ ~ . ~ , : , , ~ . . . , . . , , , , ~ F. , . . , . ~r, > . .,.s: t . .:.,r , . T . . . . . , ~3~, kw , ~ ~ > ~v , , . , ~.t, , ~ ~ , . , . `~~'~i~' , i~~,~" , . . ~ :;,,a... n . ..x.. , , > > , . ~ . . ~ : - r ~.s:.. , x:.. ~s. ; _r~r ~,..i . . „ . . ,...h,.' .4 ~ . t „ , .y~ , v,,... , .<M.. . s,: . , . . . , K v. ~ . . , ~ ~ ~ . . „ . . , , . , , , ; ~~w:. a~ - x_,.. ~ ,r~«-, d: n . 3z. r , c...,.,. . . ~ F,.. ~ ~ , tiz, H,r , a ..A > .W ' ..,4. . : . ~ . a . , . , v „ ~ _ ~a . , , . . , m , r N e , x, r r . . . r_~.., s.:~~ ~.c;. , . ,k;. 'y., st`~ r"x. :r..... .a Y' t . « „ , i.._...'+4 .cr . .~..r ~ ,hK ~ ~„I `N . ~ i, ..,+a' v~G, ..,..a., e . A . . .....,.w . , , s.. ...,n .x....42 . . . > , ; .6 .~i x. s < . r . , 9✓ , '~J ~ , . . . J+ ,~s.. ~...,.K,. . tv . . , , . . . e:~.,.. , . ~ ,s~.: , , . . tF,'` . , . . . '"~.a _ . , . ..i"r..~: , . , :,.su ..N,: . " 'f ~ n 'u. w . . ...t i , , , ,a...., r.::,. ~ . . o ~ <<,. . a~: n,~:.. . ~'.k : rv, , a , . ~ ~ . . . . _ , , . "`4 . ~ ~ F .Y.... . ;..s,~ . , ~k:... . , . , „c an... ~s Y . . . „s, ,:~E. .r,.,a? , , . , .,x a I, . ~ ~ . . .n. .f,:~ ;~"'r. - , s r,z.~. , °~u e . u.... i . . , aku~.. . , ~ . : 'i~+ : . x , t , , , , ~ . . . ; . ~.t. a!~ : , ? .s. .,r.:...;. . h . . . ...z~, ~ w~.. x . . , ~k,. i ~ ~ ~ n ~ . , q , k. . ' . . , , , , 3 . . . . .t ~ ~ : ~ ~h%' ~ , ~ .~,r< , t , . „ Y . , , . . ~ y,, .s.. , ,..n ~ ~.r~ ~la , , ~,,...,..v. . 'e ~ . , , -~i. :a. ~ ~ « , ~ n a ; A3." y . , < r , , . . . . , t, ~ , ~ ._a:+~.~,. ,.4:.,.,, . , 2~ . , , . ,..,,r ,Y,a ...fi^_ . . ~ , , ..,.a c , ......:5. ...:k, +.~~ss:r::~ u3. t.~ a"°" „,~1'„Y". ID . z:;. , . ~,.r ~ < . ~ a~ . ~ . ~~"~5~.;, . . ~ F,~r~ t . ~E ~4 . , , , . . q , ro{~ , fi. - - ~ . .e k...a.y. . .r, an :i , . e~ .:.,~k c .:..,f., ~ :~xi, ~ 1 ak.. . , ~i . „ L , r. . v . . .3, a . . , „ .x.., eu... ~"~'~'~.w : k?# ^'3 . ...:.i -a:. ~ ..:a,.. ~ t ^ ~ "-:d . „ ,h µ ' ~~.y ,fii ~ ~ ; . , .<<. . ..U . ~..w.. . .k.:s „A "hz~ . . 3~ : , . .:.a:. N` . 6'.^~, ,..s.,}" ~ , ..1.... -aa,. ,~'6 ,a r,. ~ ~:~k,. ~f+ .`k ;i s , , z. 1 ~ ras 'a ~ : :e.~.: . 2 ~ F. ~ . « . k~ ^,s_ , .r 1 „ . f' ~ ' ~ y.,.~~~ . , te. ~ ~.J.~ , . ~S.s'~ :~.:r 4^~~ . d, e~ ' '~^SSi~~., . < n.:, .y.. ~.q~ , , ~ v .az.t ~..::...'Fs ~ _ ~ . ~ ~ , . , ~ - w , ~P TA 1r n~~ e nn~a eneF. e e 9~l~l'41~►i ! L B . ~ . . ~ w _ . ~ ~ r,. , . , .,a s n. ~ . , , . ~ ~ . ~ , . ~ ~ , ~ . ~t ~ , ~ ~ h q, , , . . . ~ ~ , . i~ . ~ . . z. . . , w ~ > ~ , r ~ . . . . ~ . Y ~ ~ . ~ . . a.. : . , ~ , a ~ ~ , , ~r ~ . . t , > ~ . . , , . fr . ~ ~ ~ Y z... . _ a~ t'` . .xM. „ . ~r, ...a t + .e . . . . ..ri. , ; ~ . , o. ~ 5.~._ ~ . . ; ~ ~ . . .r: u .z _.A a~: r_.. u r~. , r, s,. ,.5~.. A a,. . „ r~.y . , , , . , , r,..~. , ~ r ~ , . , , . . . , . . . . , . , . ;,Y? r~ ~"'"y ~ > ~ , u~ , ~ ~ ;.:s , , , ~ , , aa t ~ . ~~t" , _s~ ~,.,~t., ,w~ w.. . ~~~~~m ..,.r... , :.a : < ~ . . > • ~ ..;ra . ;s;: ~ : . ~ w~ . ,r "a~~ .>y.. i«, , . a" ..tz.~~.` , 5,~: . , s= ~ T. ..a„ . . , ,'s , ar-: . . , , , . ,p. . , ku a-. ..x. ,u~.. i~,, .3..fi,`~' , , , , ~.y„ aa4, „ ,a ~ 1,. r ~ r~...._a a!°, ,o-~...~ ^ `~a. . . , , , . . . . ~ r .a.;...,:^. y : „ ,.s. . , , , i , , ,,,5~, ,y*e~ ;;y : , , 4 ~ 4 . , ~ . .r' .~.7.~ s. , A° .aa' ~ ~ ,.~tn ,~n. . „ , „ k , . . . ~ . , . . °e, ~ * ' 4 s'~ ~ . ~ .s. .r, a'~.~r e:~,., e' ~ ~ ~ . zl.a „ i ~ ...a. .r ~ :rt'., . ~ , : , ~ , s.s. 1r~:~. w . ~~u . , . , e.a: { a . ~ . . . . . . ~'3~",,.. . , T , . , . ; ~ . 3~.. ~;3 .,R~ ",.,.:r• . , . , . , e .i,:..;• d ..~.;'S, ; ax . „`+r" ~,a,. k,. . k v . .i. , . , M "m,E, E ~d~eA ..:;,"^s~ . . , , ,_..u. x. a, . x, s . ..,%k~, ?a~G' p>~,.,.~ ~ ~ ?s: ~ , : , ,~r..., . : x'~< ~ i:.."~ r r%.'3 : ~ , I . ; . r n . , +s p d, . ~,:.n . . ~~'$5:,, q ~ i~~.~..i"s}• . . _ . ~ r' . , a<. . >"sn. ~ 'a ) .4.s. t. . : . . . ' . ti%. ""?A6. ^'i r.P . . , w.rt . . , , , ` EP t~ , „ t: . , .y., 'e~ ,.~n "t 2.. .d ~ , , , , i . ~'i^~... N= >k $ , r . , ~ s m ~..1 s°,' ~ g ; r=" . Tk ,a ,.::a. `i ~ re._ ~ . , . . „ .,a...... , , ~ .,1... . . , , or ....,.a: . . , < . . . s t , . . , ~ < -.;y , s?' "~'~s:;~~~ , . , . ~ x.. , ~,w, a .u. <<..c . ~h . , . , , ,w : a~ ._c . . .z>. , f .._t~':_ . ~ , ~ ~ s. ' s~ - . .:.6z' 4 n,~'h, . ~ , .a.~. . . T. ~ . + ~i { : . . ~ r" , at..~~„`~F ; ~ . ;g ,c ,f~s^ ; ~ . M. . ~ ~ ~ _y _ _ , I;~ „ , ~ . : , ~ , . . w. r : . . ....gr, ,:;:~',:s w . ~ . > r:r., . "~v. . ~X`~.,. ' ~ x ..sn.. . . , , , En f . .......r ..-J v.b, ~~.h, a;A ~Sy.:'",,. . 9~9.a Y~S. Y ,~i 9 v ~ s .x:~:. } - ~ r . . ~ . ~ ~ ,z , r , 5.. . .d .s.... ~ . 1. fi~. . F, ~ . , ~ , r.,.,.. .._.3.. , x. . ~ , ~ nC..,... , r.~.., , : v ~ . , , c^ n.? fi. . s~`~. vMw v. f ~ , .d,:.,, .....w.~ .3"'`'~_ ~ ~ .......r ~ -s, . ~ v.,.. ...v„ . ,.,:~,s, , . . . , . , ~ , . .u.. ~ . .3 . . a~ . w,- . . . . ~ . . , , . , : ~ . , , . , u .s-: , , Z~ ~ . ,e f , „ , . .w. . -.ti ~ ~sTR ..z`Ai ~s '-.Y : , ( ,,.:.rc: ~ . , .:,.r.~ . . , . . t~~w.,.. - : ~ ~ v . ~ : ~ z , . .u „s, ~ , , .U , . ; ...w. , , , a . . „a , . : g a~. , . , . . . . ~'f . , a , ~ a~r~' , 3'~ , . , r . . , _a . , , ~ ~ , , . . ~ ~ . ~ .a~ .F :r,.. .;.r~~,.. . ,.~v. , .r' . ..,.s~. ,a Mt ~'~r ~k ~ .::t,~ aw „ ..4 . ...c , s. ~,.r . ~ ..s , . ~ , ~r,"a~.., a~ ~t,>~ .s~ ~ 4;~ . _ , :a~"n..;-, > . , :..K. • . ~ - .'J°" , . , h ~ne..,~ , , . ,s.^ . . ~2. ~ R6 , ~ . , ~ ~ f~;. .w,,.,. 6~i„x~., i~.,,, ~ . ~~m . :._r 5;~~.~,~ k~:.. . . , s; ,..:~k. s ,3, ..,,w ~a , r . ~e., :.s._. . ,.,~.'a<r~ , r ~.at # . . . ~s- :t a ..,:z.. R, a~ . . . ..a.. ,.s.., . i ~taS~'' . ..n~, ~ ~a ~ . ~ . . -Y , . .~s~ . i«?.,.. . „ a . , ,F, , . , .X . s,...~ „ ~i> . : 'P~ , . , ~ ar. e u . ,t~., x , . " , , .+v , ~ v-r. r , s . , , I 3~. ~ ~ , 3 ~y , . ar,~ ~ ~ . ~ ~ ,r s., . ~ , , , . . . . ~ , ~ . . , . - z?' . . . o „ ,..„x„~. ..9. . . , . ~,a' < , „ . , , . .m:~ 6;~, c ,d~' . . . . ~,i.. „'Y^~, , , , . , fr.. . >c . „ ~I .c r,n: ,k3, ~ - : m , ! ~;,,a ~ f~-.~: :..m.. . a ~ , o.> . ~p . .rv .e, . .,w;<. . , ~ ':u'~~ . . ~n.. rt ";'J. , "y, ...ny. . : .?'r~`i . s s;,.. ~ t .s„ n ~ h.. ~ c . , . ~ .r. . , v , „ , , 1~.~ 'a: ~`ti; ~ ~ , ..~t .«,ut:.. , : . , *'v _L , . ,Ya . +u°.r 'cR~. ~..~:r. , .i' „ . ..t4~ , ~ r~K .....'px v' ,~y ~ ~ .r x.:.:: . ..;9~ , ~.a.. brc~ `k~:~ a"'' a,.. x . ~ ,s-;S" „ . ,s. ,.r'.. 9t.. _ a f , K . , , . . .:;4 , .,.:,:.,N~ , ~„a.,.~v z w . e n . . ~ . . . , ~ ~ 4 az .3~ , .a;n~' ~s~' ~ ra r" ' . , . : ~ , ~ . . , 3. .f ~a",6~ ,,p. . m. :i , . , . ~ y ~ ~ . , , ~ . c~ . ~ ' ~ , •:3r . f ~ , ~ ,.s r ~ ~ ~ "~a . . . ~ „ S_ . ` t ~~Y . ~ i,. d a~ ~ . : i;~ ~ " ¢a> s~ , z~ ' ~ ~ t ~ y+!,?. Sr> ~ . . > . , _ ~ . ~vn . . , .r - -x .s'~ .uE M. ~~p.;~:td~ „ r~ ~ ,,,f.., ` ~ ;;~ikd ^Ax y Ny ~i £ . f h ` . : 7~ ..x ~ A.w . k~ . `~y .i w},a ~g,~;~t~u~'~iµ, ;o',. :'~i ~ ~ .,u~~` e~ " i:'. ~ ~ ~ -,t ~ ~ w ~ yx . r" ~ x:,..., ~ "~4 '~'v.,; ,z°' . s ,.k,~,.~ ,P' Y~.. ~v.n. z% ,„>:;~:a." . . <u , . r Z.; ,r. , f y ~s :~;.i.. ~s. 2 7.i"~...~;,t.. i'r: , ,3r,:-,~t , s.~. .~.;r, , x C:' , ,t ~ z . , f~ :;i~ r .s"~ A>...,,. ~ ~ ~>,x.:.'h € :.~c,F ra : ~ ~ . s.f,. . ~s.,. . ^t . ~ .s. v.. ~R.. . . Y'=l:a~' M1EG ~;,Y. ~'R i~rt.d", i ...sy,~. . . , : , .,,'H .v:.: 4 -5.-rs '~s ~ ~ .,5`n :s3;.,, ~.x„ , .h.. '.a° ~ , §P. Nu~U`~. ~ ~ .m ~ . , ~ , .er..Y~ a?!. .u . ,";t i~~ f~.. ~;,.du t, r~..'+~, +E . ~a~ . <?.U"^' 3fT,~ ~ '~N~s . a~,..~. ~ , . ~ ' ~ r . „3~ z` , a ~i~ `F~.F:...<..,. ;M e. z.fi?~. d~'sxr~hg. ~ }y.,' „ q ~ ~ ,~a"'t~ A _.gay::r,,. '~x, •:I, ~..~~'vz. , . . ` IHk~yz:i~ ..ti~ ~'N.. a'>'~° , . ~~fi ..:fi~ p : q' . ~ , . ~ ~*~y -a ~ . ,;,r°. s ; ~ r . , ".k,~ *h , ~?t,;: at~s~~~.:; i~'. , h ..i..,, .z~<.. . f~~`~ ~ ~ . a.: , vr, ~ . ~ x, . :4 , ~ ~s~ > 3h ; x~~ , ~ ~y" ` , . ;s ,~~i+' ~ , , . ~ o, i:2 , , , , . ...f#~'F,r~,Y ,g ,r,;t.,.. 3s.;:3 aw';'~ ~ RADt~ Y' ';i x;~ ~ 1x..~ ~ e, . . , x.;~ vt'i ~.s< , K~re~ . ~ , ~ . ,Ya~.:, t.,,. '~i a+ k ~ ;'S~ s. . ~.~f 'T : '~'i X~ ,y~ ~ r ~ b .i ,n~,...,_ ,xi~:. ~S: ~ c~~;. . „ , , , M. , ~.3 s~ , z.; ra" . ~ . , ; . w<~a c~~, . x~ : , ~,~w., a.~~ . x a~ ~~-~a. v ~ , , ; . ':,s c~. 5~ . r~, ~ . , . A. ~E ~a~, ~ . , u~. , , , . k . , ~ ,~'.a.= ~ ~ . ,.^fis. .x>s ,~a~_ . t ..,i . , + , ~5 : , , ~ ~.c~,wwc ~ . ~ , ~ ' ~ .iY. ....:i:, ~sz: .,i... c.,, ,r . ,sz.:~ ~ ' ~ . . . ~ k,.... , , ~ . . , . , . , t , r R,~. > , . ~ i " s, w~ ~ i3 ...i.y ~r ,:a~"~ ,mJk s. 'ie. . ~ . , mL., ~ , . u , . v''tvo.u~w, ~ , a,!~ ' ~ ^ , , . .z .~s, ,:h: S.. ;~<e~:: , r { . :~~.~kz. :~~<=s r~. , - , . '~a ..,...:<N ~ ^ , . . e a,.. . , , „~:,d, ..;>z,, , ..s. ? > .r ,~t . ,s: ..t.R 4t ~ f> , . : „r 3 :ti, ..:t .r. . , . , . i .;~n ~~~'r,~ ^Y . , .<a.w. ,a>F,. 3 : ~ .X:..~, . s . -nr . . ~r. , .i: . , ~ .2?~ ~s:, , . r~ ..x~3A„ . . . ...x~, , . . $ :3§., .:41^. ; p 1,.. . ~ .T+S~ „ ~.,~„p:-.. y z ..a.. . ~.>~;.>v: YS S4 :~.;.,r„ ~a..p . . ..,J,~ , „ . F . "2. ~ ..;~'F` . . 3 n 1-, , :.f . . , ' . 8F'-... ' ~ .v^ r*'..... .t, ,~t` . s ..4.>N.s, s i .;zl`" " :Y' ~ a av,:, aviF'~cs..: . , fi^r~...: s .x.. ~n , ,.'w-. ~ ~ , .~,¢r% . s s i . ..,:<fi~. . _ ~ n,:> ~ , f , . " ~ z . ,r r , . . . i 4 ~ ,«W . ,€l.~' , . ~:~x~..~,.T. »a ,..c.. '~`as s ,:.:A:R ~ 5~~~~, .k.,. , .'y~ ......3>« ; : ~ . .3~..rr . x ,=..>a_ . „ r.«,: r..h x~ , u , ~ . ,y~'"' , ..a9~ r'»,:a , p ..r a >t .~.r.~1}. . ~~55~' -x.~ ~ „~'S. ~ ..9 r Ss.. , .H - § ` , : }e,, ~R „ .a u. t~ ~ -~t, z`. ~5 "x , , ~ „a, k. ~ ~ ~ , , . ..a . .P;, t 6 ~ ; ~ , e ~ e ~:d. : . , . ,r . ~5-r~,~s?u.. ~ ~ ....,~,x6.7 ~>'~~zr ~3, ..,~.Y. strSm n i s a,.~ ~ „ ~ ,x , ~ w~ ~.~Yx . . ,r. . , , ~ ; a , , ~ , . . ~ . t r _ . „ir. . , . , . .,x, F. » . ~ F„ . N . H ~ , _ n W. ^ . ~ , ~ ~ „ `ts „ m, "e ~4`~ ...r. fi. v~, ~ qr' .r ,s' "S ~ ~ „ . ' . azsv, , :,,r,,;, ~,a :e ,,,s t: , : :;.v>.. . £ ,,.r. , , , e-. .,x i~., , , , > > . g , , ic~ .i~5,.u- ~,,,~n .:t , , . . .-.05. r ..:.e, ~ . . . . ~s , x ~ x ::F . ~ . t : . , . ~ . 6 r . ~s ~.,~..F , „ , d3 d~~~'+ 4 ; . ,..i ~ o-, .xd, . ~ , .-.~,::,w.u. t ..,r~~ ~ Y# '~-4,x , SL.. . 7""~~ ~ . .3n.~. ,'.~..~3. S n A..~~.. .L..:. ~ ,n ~ ~w $ r . . , , > . . , .^.'~?r^ . ° . P . . . . . ~ i'~£ Y , ,~5~.;. ~ . 5.,..~ . : . A, r b"` ~ . ~..~.2m. rsx u °t . ~ . , , Arr , E , : , , . a ~ .e,t. . ~i::. 5 , .;.+,.,n ~ . . { . . ~ r .a.n ~ ' .xw s, <<"~:r ;Y' t, 1 e~.. " ...w,. 'g.x.,.fi ..~.a,' , .¢-~y .,~'"P . , . . . , . f> . , ...3>~. Y. a3 . , . . . >t r~ . s ,,.f* .:ar* , , . ~ ; , ~ ~ , e:. . ~ + n ,..w. v . A • . : iF ~P . . ~ ~ ,<:3;, r < .i ~ . . , , , . . .H. ~ ~ ;~€,.x~= _ . 3'`~> : ....a' x F . . . , ;~r , , ,:W , . . . , .s 5~. A.. : , . , :-nt . , . , '~L.,, a>, .,~a~e ''k,~ . , , . . ss... ,w;~. ...a „ , . . °~R , " ; , r , , F e~~.e a~ ar>: t ~ _ < . t . .a . , , , , , , , t;,~ : „ . , A : ~..~x , c.,:.~ ~ ~ m, . nx,... ,<;=s"~ , ~ x ~.,z ~ ~ , , , '~t.~: . :,a. : - : ~ . .k, , '..ws . ~ , t;~ .~;,x,. ' r~,, ~,N,. ~ , n ~~n f c ' ~ k K , n. - - F.. ; . N.€~;~.s,, ~ H, ~"~u, ~ ~r~ ~ , a „t. , .i.,,. , , . ~ ~w... .a', t~:~ ,y.. .r> . i + . "j, . . '3 a , . , . a .;w..,,. ~ a . ~ s '~a,s 'x "~ks 2S r"~ . .,c :.~s. .FS> A'~ , ; .s. ~ :i. ; ~ , f, r~ - t .r: „ ~ ,a . u,. •r>,.., .w,, -:~x ::.w a:...... , ,r>" xn>•`~~=f" , dc, a. < r. , . ~~.s, . ,4 "v ~ ,.,;x.#~ ..z: , . ..~v..:,.;v. az st' ,a'". ^~a., i. ~ "fi,:; ,t . r . 'u~ . . . , x> h i~ . . B , < . 'v .k, ,t. ,i r ~ ' : < : ~ £ . .~Y N . „ v. ::ns¢: t .3.. :r'. e. ,,:,y I...:q '^`~nn > ' ,~:~s T .-r: . .x, t: ;;,U' 3] . P ~,y : ,t , . z ,m ~ ~ ~ , >.,r. s<~ ; t~ ~ , ~ , ~ . .z ~?s ~ a ~ u.~. , z~< h, ~ = t' fs ~ ~ , ~ ~a"x ;z~...; g , a^i ~ a^','~ u'. 1~'~ a~`~ rtay ~ ,?i€~ v'' ,a . ~ . ~ . ~ ~ . ~ ~ . ~ E'rr ~w" ,.,k.. a~ . : i ~ ~~a '.~a ~ . ~ , v n '~~a~, _ r' ~ ~ r . . ~ ,~.,x~'Sa~ , 5~ ~r x~=~ss ~ y - ' . . ' ~ , ~ t~ n ~ , .r : ~~:i . ~ ~ , s~'i". . , . : , . , ~ >w ~ ~ z~r ~.'Y ~ ~ . ~ ~ . ~,r . , ~ ' ~ ~ ~ , n~ ' ~ qx. ~ ~ ~ v ~ ~ s ~ ~ ~ ~ ~ ,c' °e a'9~ . . , ~'a~ . ~ . `~s:~„ M i~ . ; , . o ~ 3"~` , ~ ~ et + x . , , ^ . , c m~.t'~,;~~~~~?.~ . ~ : 't ,a . . - r nrt~, ,'~5~ :s^ t, ~ ti u , : ~.u u y : ~ " : "~aF '~s. v,. '.a~ ~t z ~ t , e,,,._ , ~ z ~ ~ . . . . . , • ,e; ~ 1~.n . ~ ~a r~, i" ~ ~ ~ . s.. r~ : , . - . ~ t , k..-?-. ~ 9. a; ~ , _ , , t. , - . „ ~ . . . a .z,~. , 6 ~ ~ y y . ~ , . . . . ~ ,~,v,=r e~~ , . ' ' . . ~ „ ~ , _ , , ..>:a . . h . ~ ~ . ' , . . 'c'.~ s .p z°..e:'" i 1 "'~;.E: ~ ~ ' . , . ~ , , ~ , „ .t 4~'`~ . , : . y; ' " ,Y ^t~, f ~ ~ . , , « ~ ~ , ~.k ..t.,, . r . ^.T'.' y ~ r : a : . " , ' s, ~„~s,,: ` . ' ~ .,>y ~.f, .-.,~,y . ' ,Y.;r, " 'r~~~, Y~ r~,, ~ „ _ ~ , " ! '~"~S~ . . ~ " ~ f' ~ ,:v. ~ a~ . - 4. ~ta , t z r ~v w~. . ~ . , ~ . ~ , . ,w~.:: . ~ ~v ~ . . a :~Ft "i4 i .z.5' ~v„ , n. . ' ✓a v . , . . . . ~ ~~.t 1.~;., ~ " ~ , m,y~;y. ' . ' ag~~. ~ ~ ' sx . . ' . P . „ ,.u . ~ - a._3 4=,,,, , , ~ u_ s~ r.,~r:. t .x~ , „ . : . . ~ „ ~ ~ ~ A; ~ ~ ~ ~ , r t ~ o-, ~z„' r ~"s' tr,'~" ~'w~ a a < ~ g . . , . „ , . , ~ . ~ _ . . , k a~,~, 3 ~~a-: . . ~a. ~ ~ ~:r, ^K.~ . .o~: ~ " ~r ~ ~ ~ ' e ' E~., " ~ ~ . ,''s'"~ 3 ^',~y~, zs~`4sy~.., U. , aF` s`. -h~ `~y ~ . E q, ' , . ~ 'v.,N n,,,, * ' ; ' _ , "'~r~ " .9 ,c ~ ~ a , ,r ; ~ ~t ~ ° ~ . ~ , ~ r ^ ~*r , a, ~ ' : . , ~ ~ ~ ~ ~ , ~ , ~ } ~ - s ~r= , ~ ~ ~ ~ . . . ~ w - ~ ax.. r>~ . : ° w: ? y ? . ~ € k' . ~ . . ~ ~ 3. ~ . v~ , ~ ~ ~ t~ , , ~r, - z ~ ' , ~.;,•r , ,x. ~ ~ . ~z . ~n ~a„ .,r.: „y,.. w°~ s,: `~&d,,, , s~. ~a ~ b. >a,,. . „ i ,.a ' ~ - ~-.r:.: ~a~ `~te~ ~ - ''~~,k ,v , , x„ , . ~ , > „ . ; ~ ~ , ~ N. , , ~ ~ , , ~ ~ . ~ ~ ~ .rt, , , a . , k . ~ F ~ ~ v ; " . ~ ~ << r.:~, n: ~ ~ r P~ : . „ , , r.kp . . ~ . . .r~. ! . ~ ; ; a ` : ; , ~ s ~ e 7 t 3 -°~r.. P '-4~ ~ ~.t . f ~ , .i': . < . , , , . . . ~,s., *t~, ~`~oi. ~ a'.,.. ~ w~• s~s ..3;~r ,.4 - . , „ ,~,s: , ~ . , " . ,i;"r. a 9' ~ j~:' ,a~,,. ; ~ `s Y ~ t a~ . , ~ - . ~ . s; . .t 't+, : ' ; . ' ~~~~i o, . . ~ . _ , ~ ~ . ~i; , ~ £ ~ ~ ~ ~ ' tk. r~ ~ . r ` ~~3^ , ~r . ' i. ; r - I- ~ ~ ~ , , . :i~~ > , ¢S ~f' ( ~ ~ ~ ~ ~ ~ . ` w , °vh . ~ ~ ~ ~ g ~ ~ ; p `C k'^a , M'.. L%' 'n.-. . ,5 ,X b r:'t±`- ~ . ' ~,,~s .,fs. ~-i?~. ~ ~ . `M.. , ..:u. ~ ..':',-P... y.~ "::"x~` , :7. , . ~ . , . vW " 4G ai~~.: ' :~a.v., , h'> x vr . ' @ ~ o `5. '4 ,.r? . '~ay 4 ~ . ' t1v '3# C7' ~ s~ , +rv~~` - , ~!r , ; „ , ` a~'" .::.hr ~ ~4 ~e ~4 yY' ~ ms,;. ~ , °3;, ~ ; 3~ - ~ c,,,~ . w "iF ~°,p~ .:~y. s G~,~: 1`.~:., ~ N~ w~;,;:- d~. k., „ . ~ :.^~r, ~ ; ~c 2t.~~. >'~S~ w.~ ~ ..'Y+ ~k~- ' ~ y~b Y.. ~ ~~r'. S~„ Ga. ~ ; 5' d~ ~ . Rs.... 1 ~r . £ t,. . . . . . , ~ a~ . s, , 'v . , ~„'y'~'"` s ' . ~v,,, `.y* ~a . ; Y,~ '"'``~x~-t><, uY'"~S >;.j; ra. ~ ` ~i G: ,~f ~1:, , '*=a„;' .t`^ , ~ . . ~ ~ ~ , ` : ~ ~ c. _ t. ~ ~ ~ . : ~ , » , , : ~ ~ b ' N ` ' ,-,~Z~; ~V'k_ x ~ 3~ .F.~ ~~,a ~ . .,r ~,<v R. r,t' s x L r; r „ YY~ ~<5 ~i '~%~;kZ ,~Sk ~ i k d' ~ 4 . 4? . , r%" - s. ~h'q 3* ~ ~ ~ s : ~ . - c. a' 4 a a. i f: Y ~ > ' ~ P ' ; No- .2w.., . . i a s.;-i s> . ~J_ °9 ~i~~ v ~k`~ + n k ( 'rE' ~"~'k§[u.~~'~; r . . , .r :n,~? . r., : Fn ~ _ ~ ~ .~s"~ ~x ~ ~ , ~ ~ „ L~ ~ ~r ~ ~ ~ ~ ~ , ~ ~ v ~ ~ ~ ~s,. w . I y~ . , ~'r ~ , ~ ~ w~ ,e. ~ ~ ~ r = ~ ~ , ~ , , ¢ ~ , ~ ~ ' ,v ~ - ~x ~ ~r ~ s~? ~ ~ ~ ~ ~ i`,~" ; r . t~ ~a ~ j` m r ~ ~ ~ ~ „ ~ ~ _ ~ r- , ~ , ~ ~z ~ _ . ' r ~ ~ § . . , .ak . # u : r ~ ~ , ~ , . ~N:, , „ ~ ,.r,,,~.,.; , ~ ' ,f, ~ , sFO ~ st . . , , - _ a _ . . ,r , `w , . ~ia~ , . . „ .r _ ~ • ~ ~ . ; ~ h ~ ~ ~ , ,r . .:5 . 4~ s y: - . . . . , " " 1r F' ~ G,rir a; „ . c , . , ,m' , e a ~ 1 . . ~ . r`~~ " ~ 3 ~ • _ , , • . . . , ha "a. W~ u ~ ; < y ~ .,l ~ Y ; . , t" ~ ' d(, ~ ~ . . ~ ~ ~ . ,F~ ~ d~ : „ , , ~ ~v • ` • : , • x 2 $ ~ m~ : ~ ,#r m 4,j<; _ ` : , . . , ~ . y . ~ ~ a r ~ < ~ r w : ~ ~ ~ ~ ~ ~ ~ , ~ ~ + ~ .r k , . . ~ ~ ~ 4~.,,: h7 . „ ~ . , '~r;.~ . ~ ? ~ ~ ~f ~ ~ a ~ : - ~ ~ , < , - T r" , ~ . ' 4 ~ ~ 1. ~ ~ t~, , > . ,a=, ~f ~ ~ ~ „ Xf. ~ ; ; . r ~ ~ , ~ „ . i~~. F ..t . r < ~ . , ~ y ~ ~ , . . ~ . : ~ ti ~ ~ ~ K`,~ ~ „ ~ ~ ~ - ~ ~ . .R.,r.r~ M , . ~ ~ , ° : . , : . . . ' , . ~S , , , ' , , ~ ; < _ F.: . . ~ , . , , ~ ' ~ . . ' .z, r 5 ` ^ ~ ~ ~ ~ ,u'.~Y k4 , ~ ~ , z „ . K ~ ~Y , , , • r~4 - ~ ~ ' ^ ~ rp . ~ i- na{ Y,. : s ; . ,r ~ ~ ~ s . . ~ . y „ : ~ ' ~ " ~ ~ . ~ , ~ , r s . ~ . ~ .r . . - , ~ »r , ` ~ , = ; ~ : , =~i ~ . . . . . , . < ; . . ~ : „ . ' . , ~ . ~ . +x„ . i M. ~ , ~ t 1' , . . . . . , ~ ~ k~ . t . . . , ; . , ~ , . ' . , ~ ~ . . " 'i,+tN': , . . ~ . . : . . . . . . , , . „ S w.' T aRr. r,. . ~ # ~i ~ u . . , : . . „ h • . . . . ~ . ~ . . . . . :.trz."., . . . r: \ K i33 :YG l('CC0 NRVE DELiA dNSLE FO➢IVS RRC C I 76'5837' l5.00 20.15 C 2 103'-01'23' IS.CO' 26.97 C 3 l0•JI'M" I5.00' I8i16' < t 29O'31 I5.00 193J6~ LINE IEApII1G L I N 5 W 36: I 6 E L 2 X]6' 4F 16 E L 3 N pl 26'13'E L 9 N 53 4q N-E L 5 N 10'4629M l6 -NH'02'11"11 V N 83.43'Qp'E CH00.D CFpAp'aEMING' 18.67 N$B' 13 19'E 23.a6 ' M 5I'47'41"X 17.32- M31'Sd"52"W A-2 ZOHING 01 StAKE 12 M H.9E' ~ 3.02" ~ J0.21 4 as.w' IS 13' OS - - 20.00' Q ¢ G `S w lQP ( I'x I' toXC4ETE PILLAR ~ I I U?LL~tt~ Q E.~SEI~ENT SEE IbiE ) P-I ZOtlIHG Z9N1~.~' I- - OT 6 43.563 50 FT. ~ R I ZONiNG I . . I . Ir5 55.39 ' ~ LL ea .aoa-E-.g 115.28 ~ UTILITY T . / EASEi1EIVT i ` SEE NOTE - I - ~ ~ . 'SCALE I~ ' S~~. lOT 5 , - 12.697 SII.FT. LOT 4 12556 S0. FT LOi 3 12.539 54.1 SOI1iH I/4 C6PNEp SECTION 10 NONTH I H<ORNEK SEQ I ON 39 3 IH' BkASS UP IN.RAtY£ POIM1?BOk LS 13412 I'% 3' VICINITY ""A` I OT 3 -12:361 Sa.FT. ~ I SO.FT. P LOT ) luI 19..223 $O.FS. ~I II ]4.63' i}p1 I\f~~TENSIC31 PoxD I I I~ j II . tlr i i a ~ ~ ~ 1I p T6~ II ia li I~a r % L01 e 3.504 SO.FT: 1: i ? I ~ 1 'to 1 ~ XLS"00' ~ I 10 LIOi 9 I m ~.f. Ii560 £o.Fr[ . q I IV6.00' 5 If ~I~ lOt 10 q f152E50FT~jme 9 I~ IL -1 I i I . I I I LOT tl I - n ia s2a suc€r.. : µ '.ll~l Y.~ 1f6 00' L61I1 I ~ l2 61 I 54. f T I._ lo' uTll4lir-.I - ERSEMENT . Q.qS -i~ p•41f3~ ~ ~ ' )HERET - 1 yqtA ~_cEMTE0.L11'.~5. ~ e ` ZONING 0.-IA .29NING 0.-IA I ~ . 5pp' Of.•;S"G:s'r~ COC<.ti~y o~ -~~Sc~crso••r 5Zr2z/e Oir Co s t2ECEPT1QN NO_ tntc'.fS6'~ : 6ATF 17- 97- . . Pf24SPECT RIDGE SU8DIVIS{ON A RESU:BDIV1540N OF LOTS I THROUGH 4 AND TRACTS A AND B OF PROSPECT RIDGE MFNOR SUBDIVISION. $E1NG PORTIONS 0F SfGTIONS 20 AND 29 TOWAt5H6P 3 S6UTH. RANGE 69-WEST OF THE fiTH-PRINCfPkL MERIDIAN L1TY OF M¢ATRLD6E. Jf5FER50N COUXTY. COLOH,NO 1YyOp'S ~Ai'IFIGTIOM.: T115 IS-Tn CQRiIiT THi.T THE CITVqF lfEpi cMORA00 B q WTIM:UF IFS CI£T COUNClL OiQ. a11 THI$ ~T 19p.1 AUORT AMC NPPROVE TME 1I THIN PLAT: A ST..." . C~ p-I ZONING R-IZONING MISSION _ SWYETOR 3 CERTKIUTE- - 1$TFV£Nj.LtbTER. DD HER£bY CERTfF°TXAT TtiE SIN(VEY OFtffE BdA41FAY -IHE PROSP[CT BiDfaE SUgDIYIi~ON NAS UNDEft !fl' ~ 15. 1996 4dD SUPERYlSL011. 0.ESP9N61B'ILITY kN0 CMCCItING.:OM OCTDBE D BELIQF. AMO IN TO iXE 8E9TOF 31Y KN9REOOE IMFOP4>TION llJ ntt'qRBANCE YITH 4LL 4VPL1<4BlE CAL00.A9G S74ii1TE5 CtAtXENT PEViSED m1T19M. A5 MENDED ~ r k5 9 YE R i6A.9i ~ r,@Loa;on r8ea~ p5pp q litN A4EMif~ 1Od ' . L#KEGOLMlAIlO. HQ215 'y'~ LF'"'-- 3ad-153-+642 . . O N t IC E ' 6 6 ~ 9 B CO 4f T . T~ p ~ , gp v9U g p5 M~ 6M ~EU ECT~~PS~~E EXT 6~ ~ ACi~hMV ~f~ {T 9mY£0. . Si YEARS . IIrW I~NT 9EGECT IM TH13 SURYEY BE COWEMCED #qRE. iNIM T . F11W TNE UATE OF RIE CERTIFIEATIOq SMONi1.HERE-0H_ . . MTES:.. . . 1. 5/8' ItKH D1lNETER'REW 4'[TN 4P 34AWED "L.Vff EMG SRV~ INC . . 16lS7 " SET.4T P01pT 51qMk iNUS. • 2.5/$ INOt DIMAEi£F &PA9S $(SNfiR'5TdMPED lS 16837 9ET 4TPOINT . 6MOMI} 5W19: p . 3 T1I15 5UryYEY DOES AbT CONSTtTUiE < TITLE SZARCH9Y LANE EM6iilE£A+/fG:5ERYi IMC. 8UT pEpElqS ON IpFORWY1aN SUPVLIED BY- . . ~ ' . TX[ ayNEIXS FOR EA TS kN0 XIGHiS OF NI.M / TNE-iI315 FW BEARIN85 SIqNX ON iME~pL PN}C ADRTIDN OF iH15 SE LOIIMEP SELTiON-20 NE CORNER SEC?IaN 29 PLAT 14 Bi.SED ON THE n%1.kIPT1011 fl}Ai iN6 NARA1 IIME'~ TM€ . - ~R1HEAgT 1/4 OK SELTION 29 BE/.RS & 89 36 42'If. TO qgTAIH Gtt OF "ME>T PIOV'E '~vRINeS RO'FaTE nLL 9EAdtp65 fp1wT£9 CLbCI[iFISE ] ii4' BAnS5 Cav IN - RANGE POINi BOX LS i3212 " a'T6 I8". SUBiAfCT1NG FRQM SOU}IME$.T yi0 AIORiiEiST 9fAA3NG5. AMD - IAOING TO M3RTHME9T 41q 90UTHEAST BGIRINGS . n A9! ,A `5 89' 36 "92'W BF -F - ~ S. THE STON}ATER DETENTIOX/REfENTlONSHWM NEREMI BNALL BE <OHBiRUCTED ANO MAINTAINEOBY TNE ORIE0.5. HEIAS. SUCC£5300.5, ANO- ~ lZl9.T4 ASSIqlS. IN iXE EVFNT THAi $A10 CQMSfRYCTIA[1 LD NilNiEMAHLE IS NoT PREF6RIED BY sAtq oMHE@. THE ciTY OF WIEkT R196C Ylfalt HAVE . TNE RIpIT TA FNiER SUCH sREI. ANSI PERFy~ iNF I~.GESSAPY WRK: itlE 5T OF VH1CN. 5410. ONNER. MEIk5. sLLCf.5WR3. kW A551.pi5 AfiR£E5 m - io PAr Ujlk! BI,LtiXG. NO.k04lDIN6 OR SiRIC Itl BC CaKSiRUC'fED S - - AR M:TEfl/~TIONS I% bETEHi16N/RETEMION eq~45 I}q N6 E 2 O 1' E " ~ ' . - . 1C5 i H - AffEC ItG iME HYDP 4UCIC CHIAACTER14 DEiENTIqI/%ETENTION PI IIILL 8E 114UE W7?NdJT THE APPROVAL OF iNE . . Cm EN3INEER. 6 10 UTILISY EASEWEMTS p¢£ NE0.£BY qUttTED Mi PRIYnTE fHUPERTT - fOJaLFNT TA THE FAOet PN6-fifAR LCi L1ME5 OF £aCH LOT IN YlE S16-- - DIYISIQN OR PLPTTEp d0.D. TNESE F.ASEYENTS /.RE DEOIfdTED iOlf Tiff . . INST4NTIV[I M0.IPTEINryEE. AM 8fv~,ttaEnr of~ craIc. ers TELEVf3Y0N CABLE. ANQ 7FLECdMtlH111{fhTl 5-FhC{4l?IES. UifLiTiES SIW.L /150 99 PE9piTTEb t1iNIH hVY 5 IS IN TME . ~ tE85 SwLt NOT BE SUBMiYIS10X. PEAI4HENT 5iA1KilRES Mffi RASEA . . PE0.MITiEDWIiNIN SLID EAS(i1ENT5 , ' . } E%ISTING EA69ENT5 DEDIUTED BY THE PL~T Q G)F06PEGF R10t£ M~MR SUBDfYisltiN ME 1ER£BY vAGT6D 9Y~TH15 00CUMENT-. . P0.EPAPfD Bx-LM1E E PING SEAVi[E. IXC. 9500 WSi 11T1 pvEKIE. LAYEMOOD. CO - 8p215 TEL 13031 230-4043 FA%: 13031 233-0796 CASE HISTORY MS-96 5 lrY-96-15 MS-96-2 WF OINIEL f.. fiClME1DER. blD 5lERql E. SfJiNElOEP. PEIi1G THE OYlEHSOF TYE kEal vROIEPtt flf 5.684 MAESUESCRiBEDASfMk.O'I6 . OE4CftIPTIp}f: . . . . I X SY3t 16'E F 0f6T ~F 42 ~0' . 2 N X6•59 1604 a DISi~I OF 61 48 e N EI'Zb Y2'E A DI6 CF R 6X2l X 53'48 30. D~STNCE OG Jp ' 5 N.10'f6 39'A A D15T1NfE F 1151, P1' . b N K'02 If'W A DI$?dtlfE t3" ) N 45`57 K'E • DfST1NCE OF 16 Td THE t(QRTii[EAST CAP~1Eft OF F SAID LOi4. iM€tll:E S.W li'U6'E ~L911$ TNE FA51 LIKE OF LOT 4 kN~. THE EAST Lllff OF iNACT'B. A 614TAtK£ OF L97 Zi ffET TO i1[ T0.VE FOFNT OF 8E91MViNG.. . . . : T 2361' TAiT CT r ~2 2 C i 8b215 . 09 ~ BOYIS ~5fip ~ b a . 03, ~ 0 ~03. CDUNTY OF JEFFERSON 1 - 1 S4: STPiE OF COIA0.AOP 1 ' . i!£ FOPEfA~y(~ taSTRWENt lln9 Acp14WLEWEO-lE£opE uE iMlS ~ 00.1 SC4ME1 W S FPPl C CItME IDER A CF .,VG-.. 149 fiv. DMIIFI F. S M . 1CIt11E55- 4r HMA AnD Of ICI e~, ~ J": MY Q1MA155tCIf bfGBES l~~`~T~~ ~VIA0.Y P . .'FA2lONFiEEY0.~lE )~4Se~YiItAI1 14 SS .IOlDER K OEED OF TFUlT srAYExF arLA~126 LAItEtl000 SiAiE BANK ~ l . - . . 1858 56. WnDSiIORTH %.YD LP%EPOOy C0, 8 32 SOd 9%-5581 . . ~r~T ir LNOX AE%Etl]iIVE VIT-PRESIOENT . . C4tWTT OF JEFFEASON. ~ 35.: . StATE'.OF COldtiDO . iryE F.PRFbq1~1~1G INSTAVYENi VS ACKMOREBGE3 AEFOREIE TXIS 6Ax . OF.b6:. 1R43 9Y IA.IENE NBRTON M:EIFENTINE YItE-tRE5lpEpi 6F ~.z ~r„S BANX. Ml]pE55 MY Xpt&~ AND OFitC1AL A~ M MY CdM.I55~OH EXPIF£S NO T . K4'~t[~EYUVE - rm~,wrraac - tlT - EF11EY.fafW(qDo RECOit£ER 5 cEflTiGI MNAER FaR F 1IiW IN ME OFfI tE OF iHE WUni"i' pp~~ Ni ..m'£D: THfS s rcc te ~~m fiit i C K a~w..teiurx e~ ~~EN~, CN.OLOMD] ON R~?4 ~ R 1~5 EY15 0 ~ 4 EXHIBIT ~ - ~ " . . . k ~ MCLAUGHLIN' S APPLEW~OD SUBDIVISION AMENDED FINAL RLAT ~ TMAT PORTION OF TFIE.E 1/2 OF TFiE SE 1/4 OF THE 5E 1/4 5ECTION 20 ANO THE NE 1!4 OF THE NE Y/4 OF THE NE 1l4. - - qo - t~ 0 3? - aoa. f5o SECTI9N 29: T. 3 5.: R. 89 M.; OF 7HE 6TH P.M.: CDUNTV OF .JEFFERSON; STATE OF COLOHA[30 . . - ' . . ' APPLEVSEWqiUB0IVS5I0N SHEET 2 OF 2 I . i.mn Lax zc 1o*. za Imz3 . La*. ic To* Is im-e Lor I Lo*. az (30.40) . . . ± i 4 ~ (N+ 10'3B~W) 11301.9L7 (N00`If/36"/I) iq/D BN/55 CiY ff WMER ~L14 I gt*iax Eo:ras, e:~+ N 0 'SOW 3301.90 fn so sss_oo s oa es.oo 100.01 .oo se.oo ioo.oo e oo ms.oo _~ozaa_ . b~ . ~ ro' u n~ w o w. w r a s o E n* o I ~x ~ ~s o:r cT C:sehe~ v e o i s o r i l I^ ~ ~ i. ~ , . 15653 SO FT lo `f/10lI I Sp FT Iry i 99]5 90 R 10500 80 fT 10290 50 FT 10290 SO Ff I 10500 SO FT iozao so rr Y ISO SO R . 1 SCEW0..R F f S E f EN T LOT 49 X ~§3v LOT-10 LOT 43 LOT' 42 LOT 43 ~'I=W LOT 4B ^m I w 1 . ~~~f LOT 44 LOT~ 45 ~ LOT 46 10T~ ~7 -Y''' . . . . A~TS""e Iy'X 3~0 ~tg}sb !M~ 2i ~N f+W S~w+ aazo _ n ~i c•s Zncro~t mz s oeszs ~ F, 1 i - _ - ~ ~kyY . ~Le Cyq V ~16 4 B 93.OU 100 00 99.00 90.00 100.00 90.40 L19 T.xy . LQT39 eaq ~o' urx~ * ensexex. ~a' vn~i.r ensenExr y~ 83F~ su rT ~1 ~ ~ ' ~ e~oee w er I _ ryt aoo 00 _ SIMMS 9TRE€T _ soe es ___50R. 0 W. ss sz_ ~zs.o~~ S$ LOT 50 N N - -iyni:~: \ ' ~ ( . 1 ST""s 1 _ 3e.es ~o~ eo 00 _ so.oo _ _ so oa so.oo _ _so 00 so n^ ~ xs~~'% io un~Trr~ ~ . 9~4~ W1 3GO9 SBOe \ ~ 14 SO 3B S51~~ ~ j ol / 42 E>SEMEVT t y o 1q ~ I ~l 3~1~ ~ I U\ 5. V11L11Y W W ~ En'.[M[NT P~' 3 I I L07~ SU LOT1! LOT SE LOTb3 LOT 14 LOT 33 ~LOt 31 a I1 O i • . ae~~ so vr ~ lR LO716 I u LOT 9 99W 50 FT 9900 SO fT 9900 ~ FT 89p0 50 iT 9900 50 FT 9900 50 fT NI~ 9035 $0 FT g LUT9! h~' Irert so er 1 t O ~ W 11993 90 FT v. EnSEnEUi n1 ~I ~JO 0~ m ~ MIiN I ' Z 0' I1TILITY EASEXENT 5fi'EY 1 I ~ 4 3' • . P2p~~5~T~PI W 44~N~Y~ gp3 0 9093011 90 g 0` 90.93.1] LIr90>do<6 ~3~ _ N' S 09'29' 3 ({1 Pm ~ - . RE45ENFNi Ir N. \ _90.59 ~ - 0- 00_ v ~ - ~ i ~ • k rv oa•~6'oa'E ~ N ^ ~ Z ff 9703 sa rt'o 1i25q ~ +ev.9e . . oe'~ays~s 3 ~952 50 FT 102{2 50 iT ~ oI 10242 50 fi 102.2 30 FT o 10242 50 R I I ol 10212 50 iT o 10119 SQ fT o 10610 90 FT 1o A LOT . Im (5 ~ 00° 26'00" E) LOT B _LOT 7 Fil LOT 6 LOT 9-;-LOT 4 dW ~2I L0T 3-~-10T 2-°o-LOT S-MIm„1 . Jy~ ' ~ ~f ry ~ (500'10' 3CE1 11331.60 c 1 LOT 37 3~6~ -3910' ~ - ae05 aeox. ~ s - io de l . ~ ~ .f0' ViIIIiY EASEMEN?N 1 C5 1 ~ . 95.00 93.f 93.f~ 93.f 93 1 93.f 93.11 W.39 4E1R~ 54. • ~ yj I 3T316 SO FT ~ N 9 2-~ ~ ~ r ( H oo'vo~3 ~ N oo -m ~e'w SIMMS COURT H oo'ao ae'• _50'_ R.O.W. _ " 0°sssse M - - °9AO 5z-w ~ i 1 W 5 DIUS Q. S~WALKL ~e~NNi . 0 RP . .I60.00 l_ 2]; ~j .yr ' 32'N ~ I . ~ ~ 'M ~ ~O 0~~ ~ ~ ~i yV 1~ ~6 Z950 I N I yyy~~~ _ 130.00 n _ _ 9].f]_ C~ u >.1] 9]._ _ C W ~5 A / / 9J.1'/ I _85.02 = 010 u I W r 1 . o ^I p N 1 w lo ry Ni ILIiY E15EME l1i T3LILY EsSEHENi S ~ 10' IIiIIIiY E<SEMENL 11 aKC I sW ~ IN. nI I I LO T35 aas<i so~ra 4oi3 71i9 n 31~i7" i ~C'x~o P~" Ip.~ " Jm,r1 ~i . 1~. ~or zz m° ` m W 1 i o~ -„o s ~o -LOT~ 32 Imm LOT~ 31 m~ F~~ ~ LOT 27 LOT 26 LOT 21 W 179 30 Fi 7 m LOT 17 m i W ~ I'm~~ m iossem 3a'w J iim so r* n~ 11182 90 fT 1m ~ I I192 SO Ff ` J IIIB9 SO R 1m 106f6 30 FT V ~ao 00 (J ~ ~N m 1 i ~ . I 1 u 1 ~ I u J {0 ~~~pry. ~1f l22 N 105.~~9 I f J IN ~ 33 w ~ l+~ L20 N~ ~ p~ / I N.; I 5 01'28' 2'M I 6 Bl N a I 5. 96.90 I ge 90 N 96 I I 13~,~ E\ ~ ; a 9~~ 5 8B ~qG ° E' q S -93 9 1 8~~~7 ~ f 'a ~e'59 50 .b 3 U 4 n~ la'a~ 22'M 5 15 4 ~O p S . 2 P\Ru e. l . ' ~e E~ ei ~ 0~ B a 3B - ~ ~~'3 . . J` b \ „ w I 5 5 d. 9 `s X bb ~N 5 ~P ~ ~B r ~6J ~ ,F ]O.y iI I S~ nN ~f9 ~SO I J 9~ Cv0 1 ~ $k y~ . ~~,~0~ p9 EOGE. UF BLUFF"~ 6p~ i N I v"~ 11660 ~ ~ ~ zi ~ LOT 35 N I :11 10T~ 28 ' ~m e 10T~ 25 LOT - 24 a LOT 33 L0T 23 j -1 I.. LOT 30 I f 41169 so n . W~, LOT 29 LOT 20 q~ LOT 19 WLOT SB y, e I N mm ry : LOT 34 J i ~m 1369i 50 FT m Im ROII 50 Ff 9464 W FT Imm m ~2025 9~ FT ° 2026 50 PT 9461 50 PT Im ml 12020 9~ Ff mIm I@OBB 30 FT m 9203 W FT I~ a~ ~ N ~b26 !C ol 1 <I II I 1200050fT nwl'^ ~ m I m _ _ ~ ~ . a 1 91A5 91a5 N 9 ~Q 91.05 47 . . 269P3 <IIB 90.W . . . io unur. enscmriiT S 00° 10 38 E 1331.03 ic' u*artr Ensii,axt LI . .~„g~gpiVi[#0 . - (S W 26'00`fl . . 10'JB' O 1f330.891 ~5 00' ~ i ~ p , :,tlYE ~ D15TANCE C11flVE DELiP P pI115 PPC TANGENT CMOPO CVRVE OELTe flPOIVS - FC T/.NGENT LXqiO - e+ ~Q : x 1 N 9Y'X ~3.00 1 BQ'<0 <2' S- 0 ]05fi35..fi9 9).10 30 fi2'S8 02" IS.OO 19Aa5 21.56 41.C 0 N$'.jr~d2'E 10.00 2 90'00 00' S.Op ]1).B I00 IOfi O) 31 40']1 23" f5 00 12.62 6 ll 12 25 t ~ ~ 3 M 2f~➢I Y3 E 21.16 3 9a 00'00' ]5 DO 23.56 5 00 21.21 32 90'00 00' f5 00 23 S6 15 DO 21 21 ryp7[g, . . A . 5 IN.'dY'M X .~0.67 < 99'19'I6 15.00 2fi'.00 22.81 33 90 00 5 00 23.56 I5.04 2121 p ' 5~9 id'19'22'M - tI.00 5 90'00'00 15.00 23.56 15.00 21.2t 3< JO 3f a0' 15.00 1B.d6 10 6f I1.32 - 1. ALL IXTERX/.L IIOXVIIEXT.IFIOM TO BE SET IIPOM C011YLETIOM Oi d O ~ G N~'$9']3'X 35.<8 9O0000' 15.00 23.56 15.00 21.21 35 ]524' 45.00 59.01 34.6< 50.90 OV6RLOT GRADIXU .1XD MSI,L 6E XO. 4 REB10. VITN C1p. - . - I 7 5 f2'S°y'X 35.51 > <8-1123' 15.00 12.82 6.71 12.25 % 40'5355' 45.00 32.12 1fi )B 31.« . i Y 4-vp'15'M'M .35.W 8 29° C5.00 61.63 36.J5 56.93 37 J3'Of'4.' <5.00 5'1.36 33.32 53.55 2 $ET XO. 4 flEBAX' M}TN CI.P. I $'12'f5'FM.GB 19 41'39 13' 0.5.00 3?.65 1l.OB 3f.94 30 61'29'<I' <5 00 98.25 26.'3 <5.9) . . - . I Yi~ 9~'Z!-'21`115I.69 3f] 14 6126'22' S 00 <B.25 26.1Y 15,98 39 13'l)'3f" 125.00 29.00 < 6 2B 93 3. IIAIPTEXAMCf Oi PEUESTRIAN VALN YAY AXO DPAIMG6E E~5611CNT MF$$CAP 11 6 S~b/'W'E 26.] <O'A 51 95 00 31.09 16.65 3f.22 i0 fi6'O~ 26' l5.OJ 1~.33 '9.)6 16.3~ p[qy[EN LOT6 37 /.MD 39 SNALL BE BY 11GL1UGMLIX'S 1PPLELLOOU - C9^„E^ 5 1.07 33 a9'S<' d5.00 26.5> ]3 69 26 19 ppwL OYNfft9 A59[{~IATIOX. XIFXTERAXCE OP TNE LANDSCAPE K ~ pn5 tP N35.5] 12 5a 11 <8' 4500 42.6d 23.0 ~ ]3 S~Yr ~E 15.{6 13 48'S1 23" 15.00 32.62 6 74 12.25 42 57 <5 3200' 15.00 15.36 1.92 43.<6 SH/rLL BE BT I~DJACEXT P~lOPERTY OMXEflS. R W I 1A N 09'fp.'%-M 30.b ]f9 BO"IQ 12" 15.00 21.12 f2.]9 19.<2 43 5<20 `.00 42.68 Y3.10 <].f0 15.28 - 5 90'OO 00' 15.00 R.S. ]5-00 2f.2f 4 3'I'03'33' 95.00 29.1] 5.OB 20_60 I~ r 3~ 4. TM6 C6XT6R ISLAMD SNOMX .1T TNE EMTIIAXCE TO $IIIXS CAUPT f3.J3 16 CB'1] 23' ]5.00 ]2.fi2 6.71 12.25 <5 66'J] 26' 15.00 9.7fi 16.37 @CARIIIliS 111D DISlA11C6 IX PAR[FtN68Ib Al1E ~E11 DC[Dr ~u .66 28.83 56.19 F1~011 YESt 38TM I.YEIIVE SNALL 9E DEDIL1Tfi0 TO TXE CITT OF ' f] N a'~'Y2'E ]O.OB t~ 63'4323' ~5-.00 a9.52 2J.61 47.06 <6 25'58 2f" .25.00 5fi S3.10 l8 a0'3a'f6' 45.00 3f.66 f6.s3 3f.20 <J 5'S>'36' 125.00 f3.00 6.5f f3.oo YNE~T RI06fi ~5 P/.RT OF TXE RI~Xi OF X~T. TXI6 ISLp4 MMA BR'MTM'S AND Ot5fAI1C66 AME lI~SED OM 11EAv~ E11 OF YH~I.T 280t - S@6'f0'39'E ]6.>1 39 fie'OB'23' 45.00 51.30 3t.01 S1.U'I d0 55'O6'na' 15.00 1a.93 >.B3 f3.9B 6XALL BE IIAINTAIMEL BY IICLnU6NlIX'S AYFLEVp'~O XOIIE MXER$ 11A UMU 08 !Y EMT~TIOP OILL111'S YA6 116XOI56U 116 I[11 112NOr SECT]OX M. CITT BNFANOOXX. j0 5 Oi'S9~2i'E ~5.1J 20 90'36O1 95.00 31.69 ]6.65 31.22 <9 fif'2b'S]' 45.00 ?8.26 26 45.98 '~°~'6~1'~TT~' 11II ~ ~21 5 OB'%"'00'E - 15.~0 21 63-00i3' <5.00 49.C9 2J.50 17 ,O 9a 39'<3'O6' 45.00 -3].20 1fi 26 30.50 0 . 2 N 00'f0'3B'M . 20,00 22 OB'ff'23' 15.00 12.82 6.J1 12.25 51 585925' 45.00 ;fi.33 25.95 4,3I 5. TNE FIVE i00T STflIF OF LAHDSCAPEO ARE1 9HaMX IX YEST 30TX ' 23 5 B9't9'22~• 20.00 ~ 23 9O'00"00' v5,00 23.56 15.00 2f.2f 52 55"O6Va' f5.00 <.a3 9.03 f3.B AVEMUE'S R1fiHt-OF-MAY 4RALL 06 MAINTAIXEU.BY RCLAUGHLIN'9. . . 21 90'0000' 55.0 23.56 15.00 21 .2] {+3 B'SO'3B' ]25.0~ f9.29 . 9.67 39.2B 8 ApPLEYCOO POXE OMNEPS"ASSOCI/.TIOR.'1: E . 25 <B'l1'23' 35.00 12.b2 fi.Jf ]2.25 54 155533 123.0a 39.16 ]J.I9 3C.fi< , D TXCT E 26 fi3~00'<3' 45.00 49 J9 2,.59 p.1~3 55 00' 19.00 23.56 15.00 21.21 6. TXIS SIIBDSVISIOX IS MOt LMATED IX L 10! YEAfl PLOOD PLAIX r LNZ ~ 2J10'31 3]' S.00 31.96 ]6.63 3].20 Sfi 9b'Op'00" I5.00 23.56 15.00 21.2] ACCOHUIXG TO H.U.D. XAPS. CVMIIUXITY~X~III&EB BB~A'!9-BM3 Br RTMa 2b fi9'13 5~' E5.a0 5~.3J 31.06 51.f3 5J 90 00'00" 40.00 ]5>.OB 100. O <1.u2 O1TLO IAXUARY 3. L9B]. ~ ~ 29 .10~35<S.OU 31.89 ]6.fi5 31.22 SB BO <0'a2' 100 N. IIO.fif 6.92 129.46 T 'I EXHIBIT 5 ~ ~ raaP : wo'`ta r i i f OEDIGATION NE14 vFt~A ; ' - • ~ " . . ' . 00 ~ az (1f [FtE 6TH M. I NE rer nE%y 5ec ~9, t ,x~ r s Y d~ ~ f,•~ - - ~ NNOk'-aLl M£rv B✓ THESf PAESENTS~ Thot .MeYmo~ Deve/oo n' lnC., . ~ ~ )31 4 69 Lafqe boUldc? h ~ . - ; . ~ RADO c CDIa/odo co~'poraticn wha.e ~re. den M rl B: ~ ~ e OQ-~~- Nunenkomp ond hoie secreto,^y is Mo/" 5 Benteon be lq the ' l o~qround s:. ~ 4~# zz t: t `5 - . orvner the °a/la O d cnFed prooe,fy 9 9 r' n P-n' ' TR4G? IB _ y~ ) .~r fh sf ~~c f th. NE;p fh NE4< 0 5 ~n 2`1 i.R69n' I ~_T < f th 6}h PM, h ch ' t s165 fe 1 rth F a s /h 3t } I F R n~E a of th /"E /4 0f soid j ri i r ~ I' ~ comets' qra ~fs ; eet ~lea~~ otherwry ~tior+n }`~4 zg ht -4 h P E 4a tof "°4:'^ •r c y/ s fo r2 t inc f n 1vE ~ , . i . _ " WEST '~BrN ~ga'219'E ~ i. V.,~ .89 3iE . Z. f . to c oc 6 c - o- ne of w p~}Y~~t s o1 Y~U~:dGd o;.v~/~ e ore 1 lHet ic.'er.srdicn oF Icl +h^ NE~n f hc ¢ uf s,rd 5 c h c crh: easr linc cf JY N!a AE~ v . P. . d~nle h, mtAtfj+i§ek sha n ` Ne3i 3BJh . a n .i. or rne c a e a~~ uez.33 r r rr, sr i-.,e G: - m~ i. `~25I25e prerfT%y I~,e. )~,a bYerc 56C 2l3"IV 01119 Th outh We ' "th A en~l I- > . ~ nhorvn . Sec`i .J nc i~~3.es' ~ rv so . I'~ I ~mz ms ada:` fWY ch, . E ce,• ~+c. o C a o ea . 5 o :.4 I l/ E`a f5 ;d 5 29 5 0°29 9 r x 4 t e~`n 5of th /YE 0 B^~ i$te forufilily ond droma0e ~0 E pca,/~a I th rorv s ~ t ~ 5 N GS f M nc YO 9f ,73 1 le~ f fF SD~ho'y r~,qi;ohlc~U'.o}hethdrrroYC~. ~FOOpoin1 i - . ei.so~ "rz> zs "a3 ~'s .id" .3 s - e9za ~ s J wp ! ~ • i ~ s'eoee'n'F 1.~1.63' ' ~ ' ~ .e~s{x.$/,oyrn ~+e~on delkr'maned by~. o/o~ ab~ervotion . , on t 5 2°CIo.on hhevwe3f~Lna o~he NE a~o 'n tflE!aZOfsoiC ~ _ ~ - ~ WEST 3~7H PLAGE thc 9 y I is fe f to th po Fof e s W z~ ~I~ ~I ~I Q ~~~I'm c e, hF f/'oclde5c'ribed hpreon /3.82 ecfes 29 1/7 Z4 _ . i2 I . Q 3. E J~ ~ ~ ~ 3~hd- d_d onC . .o fed . n -~k tro o: ~APPLEW000 a d vo ✓e~ I 5 39 P.3 ~t 9_`^ I ~C J I J 0 N~ / ~ I I llue l. (en(.' S. O. 7. 'vn!- . O g N 9.-3 :.~Q~/p 1.°31E 414,01 t. ~ . . RIDC~E c d by thce pre en~o . o r arv f ee . WEST 11TH PLACE r p I y'.. ~ ' , . o~_ly Yrv {h ut coe~cio , th ot c~ b s' ss c le i g q' anp' . f e a npl f ' e all ' . . . . ` c ' - t re°fer~on Co~n*y ne~ Vlr T' 4>.~ 1 t.c+ i eo I 6'. F: f ~Ir . . sP~erf p b..'- rvoys o~y o l- ~ ea ~ soJ~j . . ZSI . m lecofin~~5 6hcrvr c ~:m~mc Pl~3 . 25~m Y~~97E. onC oc .a 5ald -lotn o; 10~."-"'~ 2° ' ~ +az4e' . p` . . e~ c~ don ro!/on ond main!e o re aF Ies ond ~ < vei 3r'e-~ I 'V~ 5B ; I i 37 36 ~tl ~ ~ erhe~TCi $eck,'a t~}/omey o7 /ow du/y licmxd ' rY~cina5u rod/iF~v. ts o0. he~e6y fhi^ . . ~N WITNE55 WHEREOF e hove 5cb~c~iUeo o~1 hand+ enn ,=eol , al ,✓+ee be~r8 ~ P~~t1 of r2c6cd of ~oloYadq l~~'z. .aoe exrst~rexd}He ♦}.e o 1 a/1 nd> > _.y_.__dc~. If N^~ A' d,S1 ed' cnd 9hawn 'upa fhep(of b> a i . F 5 }he fitk,la IDu^h IOnde i thc de~Ji::?fo: f, MERMAR DEVELOPMENT ING. I ijg .Ic ae so oH /ien3 imd e.~<umbro4re.z I ~ . fMra doy of I „4Rl WESF 37TH AVENUE ~rI I aTTEST ,aE ¢i ~ I O` pp 599°iiW /9900 3 5 ' oc9 .wES~ 6TH , GACE y ~ I I c P . 4. I V P. 4 'aGI ae.seT P srare ov coLoRnP rao.zd' COUNTY OF JfFFER50N I ] t ~ I . ~ F' . i ~ ' - / ~ I ~ ( ~ ~ . . - . . . ~ a ae °~'i s ~ . i- i ~ < A . The abovc anH fo y n p ond ~e or of APPCEwOpO R/OGE 0 b fore - n Fh s - ` ~ iJG9 b~ _ ww ocBncwleoned . 26 ~ ~ n1 d 5er , on W II _ ~ k1ve fe a Y ~ ap ct' /I of M i„ C'o~enr n. I ..:~-92 Il .SE,n I \ I _ . 3_ , . y~~' ~ti C{ ~ i: I I a . ~ ; . . . . 25 _y. as 1 l xlPI EPCN~NE~~ . uEf~9SOx E n . . C C. 3 ~ p NM4 I_ Q B'J :~F C' S . 395 2J ' ZS . . I i a7z `1 a ? Iz L i e N + --._-JWEST 36TH A✓~`NUE^ 6 z, B .z 99 a a.~ o q~ P SURVEYOF S LERTIflGATE . \q eYT~ . \T /.•r-_ 4~ ' o _ a . ::1?r o,' ~ " ` . ..raac. c YJEST 36TH AvENUE $ 5 G ~.m P2 3a c/ ~ . . ~ ~.pr d f h" ! . I,'. • Yfi hY ..~1 j o APPC WOOD R/OGf I _ 5 d . io . q 1 .V Y 2 A.. F I n, is Eum.q For I 1 : . um: O onde~ ~ e!. ~;e s ond iho 1h r aa . ti j ~ zz x nYI ~ 5onifo~ . wcr 1 ~ occ_ ~ y on9 n : sh s 9~J. - ohdiv n D . ~ . 1 r~ ~02 9' ioz.53_. ~ B2. ~_BZ z _az.zc ia .sa__ i ~ F a ~ nlt~~ ar55] e~ i I. ..I l + / f /c''3GAVI2'wH r.ec s J f IR ~ I I ~ ~ / ( APPROVEO ` >f SE Corn ~ fh._ _:,bdi H nI ~ f li y _ m Ie . , , I 1-1 r•'~fc_ e_dL~ ~ I ~ ~ - r✓~ /p,~~A,__ .1_V_ . ~ -WEST 357H AVPNU£ . -'_TL r . I I . r ~ I I I f~ ' , h J q' g ,I ~ / ) 7 ~ ihe h~ rd I'rcet oho t A/' e! oc ~v i I P o., y ° Jef~er' Co o da a L~~ de o yJA/ I: ~ • el ,~~,.y i '.1969 t e.S~, h. c~dr! r P{ of Yh Cou y s 1 ~ d ue . ~ ! r -0~~:,: . j moinfenonce f er s h h c rv y.s, r ds o~ = v ' ~ after conp{rvcfib of sc`~ pu„~~c r.oy~ rood o h E/ ~ -I I been sohisfocdor ~ c cla d by the s bd de•' a o..-_.? - 80AFD OF GOVNTY G~1MMISSIONE , . ~ . ' . , i. x 'hc ✓Pffer'~aa~oa~~ ~I s 1 . ~ ; x care . . ~ 4 k~er~u < t t ,ob a I Rx E11H1LTT i 1 6 _a eaaai~ev--eneinECerv~ sEr+vice ~ i . L.,E„ooa ~oLoa.oo ~ : ~ F,~ Y ~ t 3~, ; ..7~:• . ; r.,_., " ~ • ~ : ~ Ii 3c-1 SC PRnSPECT GARDENS SUBDI\/iSION, - A PART OF THE NORTHEAST ONE-QUARTER OF SECTION 29, TOWNSHIP 3 SQUTH, RANC° 69 WE5T OF THE 6TH PRIP' :IPAL MERIDIAN r CI7Y Or WHEAT RIDGE, COUNTY OF JEFFERSUN, STP.TE (~F CO'.ORA00 SHEET 1 OF t zec>." s M/zY'xs" w - _ - - _ _ _ NE LWR~R 3Cf10M 9D ' NW l~A1FR NE 1/1 SFL91a r 8RA55 GP N RME 3 1I1 ran eoz ar.m Zs la~. ~ a,/r gMss cw Nl wHC pppif gplt 3(Mp~ED LS 13 : I 1 PROSPECT RIOGE I U N P L A T T E D Lor 12 ~ - I A~NUE N~(SU g[ noi[ to 57 7Qy'M --,Ir_ - ~ £ rare 4 - IJnutt E/5& P&E xo~ ~ ~ iar a T s LOT 3 R-1A ZONI ~QMC A-lA ZMNG ~a 4EWOOD NSi _ 3 F ~ 1 1 LOT 2 R-tA ZONING ISW GORNER NW 1/4 DE 1/4 gCTKW 2Y 21/Y CM SfM&m':$ 1065Y ~ an /t PIDM M NM f VM11M BOX I N 862550' E+.32.5_ T J B/94 FtXt BNRII: .My) . N scn~e i'- o. 74449'Gs"'~ iancr • 10' Nqfi-0F-'Y~Y XFA~T OEDIItATFD RY iN6 IkAT . 3,wn s Sf£ N()lE 10, ~ e T l0T 2 O N 3 a i ~ a I ^ I I U-2 ~ R-fA ZIXNno I r DRAINAGE 11.F~4 p. R E$ ~ u~TM I q~11 ZW FASiYOiT 4rt+c uo l sEE noic e} --J ~---J / LOi } AT MOTEk' 6/8 lKTI PNE1fR IE9M WT1 1 1/Y MLOY GP SfN&m YNE iG 9tV NC 16831 4 gT AT PUNT 410W1 TUS J - 2 IfF BA85 FUt THE BEAPoMG 9i0W1 q1 THE pt1PIMC PQitt10N OF 'i5 IlIR~k~' LS M fAbi-ME'+~ CEMIWIF OF lFE MW11El$T " E-0UMf1ER OF ~ECf10N Y0. AS OF11NEA1FD BY T:a NUlFIIFNIS . twaan an n¢ atuw rwna+ ar TMs xwr ,uus x eazYSO'e aM. 20W. a. DAIF OF PLAT PREPNtATqM IS OECFlA9FR W. a. xo roxm+ av nus ~ 4 Wn«+ THE too Y(rx+ ]v,wao vwx ws ~((i~Ci6BRM~~ .EFF4R4CM. W3NiY.AMQI81Wjl'~PN1FL N0.0F 1NEAT ,IBU5pBLY5~91E. D~TEU ~/IE iJ. 2003. . tXl1X;: TO CGARlLJO IAK TW 1U5: p1 INY EGK /<TISM4~ /tlY OffECT W 1W5 SVMIEY~Ni1W~TNH l~Ans Kt~'l~ myT aS~Ex wo+ oo-r,er. w lo E~Mr w~r ANY ACIIW BISFD W~ON ~"N OFFEE4T IN TMS ~w wYi[ Fux RN 1£APS A r THE DAIE OF THE 1MM 4Ww s. INY PERSOfI YN9 IfNUM1[lC1Y XENOVES ILiFRS OR Off~ .W~pRY WMR A m(2J WSGEi1LWp" MdJANTTlO 'iAR STANtF fb4d% GQqt/~O IE`A9FD 3(~ w. l. 1FACI A IS M99IBBY ~IED N TIE dtt OF W1EAT PIDGE AS weuc wpir-ov-mr. & 1Q1 FWT HI WOE Eh`El(ENlS PAE !¢IFBY GRAN W PAIVAIE wac smr~+s w+n ' + 4(etRE~i ammw ~rr ro w.L l1R PKOf4ATY I1N~5fF tll LOT M 1NE SU~INA4M %Aflm NffA. V Fl~S-FOOT (5'7 Y~E EASEMFHl5 AXf HEEBY GRt1IlEU ON HAVA4E PRflPERiV bYLflIT ro.vi TIOE Lor LW4 M um+ Lot wNE ~ aR MnFn ~~E/. 1H~ ~~!F-~.$n voN CMIL ORINM.E ND iWM F ifS. UlN1E5 SHNL N.SO 6E PaORME9 WTXX AMY AC • 3 5= WC PItlVAiE SIPEEIS W T£ 4181lINSAON. VFRMR '1T 1R1FR5 91Ill. NOT BE Pl1N6ilED NIllMN SMO UitrY 8. .IWT AGDESS POM15 VfAl11T1E0 BETWEEl1 LOIS 1 AM 2 MIO 6ElVFIII L019 3 IfA 1. q~~ ~~YJUqt1~~{ qp(ry}~9~~iN~$ ~IkEW910YN 01 M ~ •i /5 PIIRqc~A~l.Y rFAYNc1 nlt£.. dR qR11~5 ~~'Oq~nlEDIllfiNOltffMTpES. gJp4EyqR'S CEq11FlCPlE 1. S1EAfl1 0. IISMEflFdY QR~ T1AT TIE ~R~i'Y Oi THE 5 SU001N9Q1 WAS NADE BY NE pt urn~m~ ~ e++o ro TMc §ES* tlr pr `~127kNf MI ~MICE Whl NL IPR{P~ ~ NEP=75EV= ~M~IfHUF57. THE NYftNG iAAT AiF1Y ~ ~ n maaaa, BEfAHNRIG ~ n P P L E W 0 0 D R I D G E I, N$ LOi S LOT 8 LOT 6 R-lA ZONING \R-lA ZUNING LOT ] A 20NING 1 R-1A ZONING T SW CORNER NE 1/t NE 1/{ 5£CTOl1 lawr 1 ~6 CPEBI~R M ~PORIT ~ / L0T 5 ~ R-tAZOVING y.ff~6.~~ t~~~~¢ IEfRA -_--mpCAlES IEE. siEweRT. N9 EqtlMS 9LEGATdi dttFi _ _.Mdc~~s noncv wounv,w ~ancnnon onr MpC/~1E5 IFE. SIEWMT. MN E9VNS N1D FIXXY - - -N0.M1'M~ WtlCAINM~ piO1FS N COMApi dRH/PIOE 79 RIEP/12a HY: lHR FNGtl1E~MNG SFRNCE. pM. BSW Wf~i 1tiH A~i,1WE, LVfEMOW CO tl1R15 fEt (JW) 23J-ML2 FF%: i10.1f 243-0998 OWOM CERTIFINDAW W NOp~ECT CIImEMS 0lWAPf1EM1 CIpIP. Llll.. E1C AIE OY1EA5 aF MEN. PROPFRiY wrw i.isa AOREll xsoiem..~s rtucMS A IPILT Oi VtN =D N 11E NOkTiEI4f dE-W!NtIER OF ME M1ORTIEAS~ IIfli0U/l C1tt OF Wf.AI N92. OqM~Y OF .ERER90lI~ SfAtE 1~1P Ca1DRAB0~ MOIF ~ PMIIp&IJiY OLSCW~ A4 Fq11X@ . f P~EC~ GYWBIS~ A OF P YM2Y Qf 11~ q1Y fi WAEAT RIIAFE, ~ppppp ,y~ gy rs op # ro nE qfY 6 PICAT RpW p10 if¢ . PU&K IfIP+E PGtl10f5arBFwPFJL xnM .Y4D SW1, AS NGift-Ci-MAY. N6 CD N(tiH(A o[ac~lE m lxE att Fwr ~S€ ~Hnf NUtlOPN.LY U1U~ ~ ~ ~ H!~ FCR N1- - M+ lq 1F1EPxIXE Nq -noftC 41ES CAS ItE4. WIER R10 SktlTNtY 1lBt IiiFS, Mlbk<N1S. ~ ~ AlURlO~ P: OEIEMIpM VpOS. SiflHf UIXiS N!D NL ,,Ni0E5 pyM~ pq~~~~~~~ i fSGIIP. L10. OANIEL F. 9dk1El0ER. Y~ SiAIE Cf COL(iflIDO ) can„r cF ~ > THE FORE p~~51MWEMT Wh5 ApWOME9Gm BFFOHE NE 1f115 ~i'~ 4AY p pF M.10~'1AEn 2005rBT 0 N4fl i SPBIBOER A5 NeNk&fit OF 11iE oE~# ma.+PECi cWm1s ]+ouF A_11~ M LpNMLAION AND AND SEM. p'I~q'L--p rMr W6UC ~EpFCO~°w 1yfVMne~ ~LMNWN; comI ~,cm NECqAMQIOm fOR MRtOVN. TMSJ,LDI.Y OF EbMY'1 . Y005. BY iHE WIEAT Poq£ PIAMdp C01ItlSA0N. EASCN an cmnnann+ /,PPItO~£D IIMS -~DAY OF y~_. BY 111E 'MiFAT RSIGE £D QTY 4U' MCL . AT1Etif MAYOR N cau'n utwc Nu xccamex's cFxmc~h nA,~M COLORADO , cIx,«,r OF .cFFE«sDN ~ i xci¢er cEanar nur ixa rur wAs FxID n THE ars¢[ or mc aw+tt y; . aEwc un ~¢CIXNEq ar .fsv¢x~x cawtt At eaDxt+ cttw a Ar .,o~.~'?l , /YaN tltIOIXL' LL pd Tff - DAY OF aaos- sHr: r _ soo' . ~asEU ai~/as REWSm: aaMles IE.`~E& 02l+0/05 PPBAffk 12/201W PRpECh Stry-11 . EXHIBIT 7 CdlTp@NNC 1.153 KNES. YdE dt IESS HAVE WO WT. 91801\\JEO Mlkl tUT1ED SNB AS PEX lNE tlUNYW klE1£ON ar+r,veo uxoet ~ wac ~u+o srna a v~~ nious aea~aa Nl`,INITY MAP ~ , . 7500- West 29th Avenue Wheat Ridge, Colorado 80033 303/235-2846 Fax:303/235-2857 ti>~~ WHEAT~O The City of U 'm Wheat Ridge Date: July 10, 2007 City Staff Present Meredith Reckert, Senior Planner, Adam Tietz, Plaimer 1 Location of ineeting: Glory of God Lutheran Church 12200 W. 38"' Avenue Wheat Ridge, CO Property address: 11885 W. 381h Avenue Property owners: Calvin Jenks, Jr. Property Owner(s) present? Yes Applicant representatives: Babette Morrow RG Consulting Engineers 1331 17t" Street, Suite 710 Denver, CO 80202 ' 303-468-8461 Roger Thiret, Greg Epp, Bruce Stokes Ashton Woods Homes 5990 Greenwood Plaza Blvd., Suite 210 Greenwood Village, CO 80111 303-221-3303 Bill Howard, Ross Brazil Plan West Inc 6130 Greenwood Plaza Blvd., Suite I 10 Greenwood Village, CO 80111 303-741-1411 Existing Zoning: R-1, Residential-One on south 570' (approx.) and A-1, Agriculture-One on north 400' (approx). Comprehensive Plan Designation: Single Family Detached Residential (Not to exceed four dwelling uniYs per acre) Existing Use/site conditions: The property on which the action is being requested is 15 acres in size and is currently zoned R-1 and A-1. There is an existing single family residence ou the property. This parcel has historically been used for agricultural purposes. Applicant's Proposal: The applicant is proposing to rezone the property to Pluuied Residential EXHIBIT 8 Development (PRD) and subdivide to create 721ots approximately 4000 s.f. in size. A single spine road is proposed from W. 38"' Avenue with three sets of cul-de-sac "fingers" extending from the main road. All roads will be publia Landscaped buffers are interspersed through the development to create a feeling of openness. No fences will be permitted and all landscaped areas will be maintained by the homeowners' association. The target market group is einpty-nesters. House prices will start in the low $400,000's. The following issues were discussed regarding the zone change request and proposed development: • Are the elevations shown what will be built? They are representative. House designs have not been finalized. • What is the proposed density? The plan presented showed 72 lots. • What are the proposed lot sizes? The plan presented has lots with around 4000 square feet in size. • What is the starting price? $400, 000 • Is the proposal inconsistent with the Comprehensive Plan designation? The Comprehensive Plan fuzure land use map designates this property as Single Family Detached Residential (Not to exceed four dwelling units per acre) or a maximum of 60 units. Tlze proposal as shown has a gross density of 4.8 units per acre without accounting for street rights-of-way. • Will a concwrent Comprehensive Plan amendment be processed concurrently? Typically, the Comprehensive Plan is not modif ed until a zone change is completed. • Will right-of-way dedications be required to accommodate increased traffic? A roadway dedication would be reguired along West 38`i' Avenue. The existing right-of-way varies in width from I S' at the east to over 32' at the west end of the properry. Additional dedication of right-of-way would be required to increase the half street width,from center line to approximately 40'. Streetscape improvements will be required along 38`h Avenue and will include a S' detached sidewalk with 5' wide tr^ee lawn. A traffec report will be needed to be submitted at Outline Development Plan (ODP) for evaluation for needed street improvements for 38`l' Avenue (eastbound left-hand turn lane). • Will this be a gated development? No • What will the parkland dedication be? At this point, staff does not know. There is adjacency to the Clear Creek greenbelt which may provide an opportunityfor greenbelt access. YVhen McLaughlin's Applewood Subdivision was rezoned and subdivided, the developer dedicated and built a path leading down to the greenbelt. The parks and recreation cammission will be sent a referral regarding the projectfor their input. • Why targeting "empty nesters"? • What about overflow parking? • Why providing "affordable housing"? • Why not luxury single family homes? In general, many of the neighborhood attendees were concerned about the number of units, the lot sizes proposed and the quality of the homes being built in context with the two adjacent subdivisions. A letter of objection with a petition was provided. It is unknown at this point whether an additional neighborhood meeting will occur or not. l O~ C3i -P T ) \ ~ , ~ w ~ ~ a ~ W N 3 ~l Z ~ ~ ~ m ~ N Ifi 0 ~ cD m ~ c~ m ~ -h O 3 3 ~ D ~ Q D W ~ CD Q m w ~ Q. N -U 00 ~ ~ ~ -I < CD O ° v G, -h o V ~ 0 'a (D ~ l< a) 0 ~ ~ op Z cD cQ~ L C7 ~ 0 ~ =r j 0 (D Q. O g O tD N ~ to I I ~ .3 I (D 00 00 -14 0') ()1 h~ w N 1 0 . . . ~ ~ ~ T IV IDv ~ w ~ V o ~ ~ ~ ~k p 1 ~ ~ ~y oP n m i ~ V) ~ W ~ ~ ~ ~ a ~ G ~ ~ ~ ~ t9 00 --l m m -P. W N ~ CD (9 . . . W 3 N ; ~ ~ ~ Cll ~ \ ~ ;i a ~ m ~ !AN, I N ~ ~ W ~ ~ ~ ~ E: I~ Ft zoI 2 s ~ U U 1 ~ r Ile ~ , ~ C31 ~ W N ~ ~ ~ ~ ~ VY ~ ~ A ~ ~ I iz i (D ~ J~ Q Q ~ rn D m ~ ~ z ~ ~ r\ i ~ N O ~ <D 0 S S31 ~ ~ ~D 0) -h 3 O o~o D ~ w a. 00 ;o Dj N 0 C ~ fD v 0 ~ ~ 0 "a CD ~ ~ ~ ~ O 0 ~ ciTr Z lD (QS L^ 0 Y n %Z =r 3 O O rL o ~o cD ~ cc o ~T o ~ A ~ y a o ~ 3~o~-D d~ C3~ -P W N ~ L , r W O ~ ~v 0 G G1 ~ a ' G, ~ z ~ J i a (Z ~ (D o ' ~ C (D 0 - =r m ~ ca (D , -h j ~r o~o D ~i Q m ~ ~ > U) w m m c ~ W ~ vi ~ C~ ~ N ~ s ~ ~ "J -I D O _ ~ ~D v Y o a ~ ~ -0a (D l/~ ~ oV V a) ~ ~ OP CL O (D y ~ ~ O O ~ Z m cQ~ L O ~ O o ~ o lD 3 C4 d) Ui -p- W N ~ ~ < I r I I ~ CR% ~ ~ y °Q Q W ~ ~ V" ~ ~ ~ ~ ~ ~ N ~ v~ i ~ Uv v ; N 0 CD 0- ~ ~ ~ Z m ~ CD o vi ~ 3 oo oo R D O a) ~ ~ j L-i D 0- m ~ cr j O O - (D -s N m -o ~ wa Q , N o CD ~ Z D ,y (D ° ' ~ v -h 0 i ~ 0 'a m ~ ~ h ~ fJ W W i ~ ~l I I In I (D OC) 00 --4 0') CYI Y-Cl) N ~ Q • L- ~ Lm 4 ~ ~ ~ 3 0 f 0 ~ v ~ A ~ clr~ ~ ; N O ~ Q~ G ~ ~ ~ ~ T N N N N N N N Cfl QO ~I (3) CP 4~- W 1 Q Q N N N N I O VU OO ~ ~ ~ vi r-7r I, L/ `t ~ r-- ri.. _ ~ tJV ~ QD VV w 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303/235-2846 Fax:303/235-2857 OF WHE4T~i ~ ~ The City of U m Wheat Ridge °°`°Rp°° Date: October 15, 2007 City Staff Present: Meredith Reckert, Senior Planner Location of ineeting: Kullerstrand Elementary School 12225 W. 38`' Avenue Wheat Ridge, CO Property address: 11885 W. 38`hAvenue Property owners: Calvin Jenks, Jr. Property Owner(s) present? Yes Applicant representatives: Brett Woodland RG Consulting Engineers 1331 17`h Street, Suite 710 Denver, CO 80202 ' 303-468-8461 Bruce Stokes, Mark Thoinas Ashton Woods Homes 5990 Greenwood Plaza Blvd., Suite 210 Greenwood Village, CO 80111 303-221-3303 Ross Brazil Plan West Inc 6130 Greenwood Plaza Blvd., Suite 110 Greenwood Village, CO 80111 303-741-1411 Existing Zoning: R-1, Residential-One on south 570' (approx.) and A-1, Agriculture-One on north 400' (approx). Comprehensive Plan Designation: Single Family Detached Residential (Not to exceed four dwelling uniYs per acre) Existing Use/site conditions: The property on which the action is being requested is 15 acres in size and is currently zoned R-1 and A-1. There is an existing single family residence on the property. This parcel has historically been used for agricultural purposes. ApplicanYs Proposal: This meeting is beiug held as a follow-up to the first neighborhood ineeting EXHIBIT 9 held on July 10, 2007. The applicant is proposing to rezone the property to Planned Residential Development (PRD) but has redesigned the project to create 53 lots which vary in size from 7000 s.f. to over 13,000 s.£ The road system has been redesigned to have a looped configuration similar to that in the McLaughlin's Applewood Subdivision to the east. All streets will have 50' of right-of- way except for at the entrance where there will be 60' of width to accommodate an entrance island. All streets will be publicly maintained. There will be perimeter fencing consisting of wood and masonry columns. Fences will be permitted in the interior and all landscaped areas will be maintained by the property owners. It is anticipated that house prices will start in the low $500,000's. The following issues were discussed regarding the zone change request and proposed development: • What are the proposed architectural materials? The units will be offrame construction with a mixture of stone, brick and stucco,faqade accents. • What is the proposed density? The plan presented has been reduced from 72 lots to 53, a reduction of 25%. • How do the lots vary in size? On the east side the lots are around 9000 s.f so that they are consistent with the adjacent R-IA zoning. On the west side the Zots will be around 13,000 s f for comparibility with the adjacent R-I development. • Why are the interior lots only 7000 s.f. in size? Will these small lots have a negative iinpact on adjacent property values? Will there be the potential for those to become rentals? • What is the starting price of the homes? $SOQ 000 is the anticipated starting price but the prices will also be "market driven " during the construction process. • Will there be a homeowners' association. Yes,.for maintenance of common elements such as the entrance landscaping and architectural control. • What is the green area shown on the north end of the site? Is it a park? No, it is to be used for stormwater detention and water quality purposes. • How many homes will be two-story? It is anticipated that around 75% of the homes will be lwo- stories in height. • How much off-street parking will be provided? Most units will have garage space for three cars. • Will there be access into the greenbelt from the top of the bluff like McLaughlin's? Pr^operty ownership doesn't extend down past the top of the bluffso this access is unli7cely. • Will there be sidewalks? An alternative design is being proposed that will not include traditional sidewalks. There will be "valley pans " for drainage conveyance which can be walked in when stormwater isn't.flowing. CD Ul ~ ~ ~ ~ N-r1 v Jv ~ J s" ~ IZZ) (D ~ N O ~ ~ (D 0 d ~ tQ ~ a ~ rt 3 O ~ = D ~ Q ~r m > o~o cn ~ D ~ m a CD m ~ w Q. 3 ~ O°~ , vJ z -I D < (D ~ O os ~T c=D -p ;o v ~ ~ R o ~ 0 I 'a cD -n rt ~ ~ 0 0 ~ op (D (~S 0 ~ n 0 CD O m Ul ~ o rt CD (Q O) Cn -P W N ~ Q 5 F ~ W P 5 ~ ~ ~ 9 m w ~ ~tF- UN -r- ~ ~ C Iz (D N w ~ ~ y ~ ~r ~ r ~ ~ ~ tia ~ 1 O ~ O ~ ~ m n s ~ ~ ca m ~ lh O ~ j ~ Q D co D , ~3 ~ N ~ m w Q. _ ' N -p 00 ;o r z D ~ ~ CD o CD v 0 ~ ~ ~ 0 -0 m rt ~ ti 0 0 ~ ~ v Z cD tF S 0 a' 0 0 O O caD o ~ Q 3 9 Lil ~ -4 c~ .f I I I 1 Cfl W ~I J O~ Ui P W N 3 O . . . (I) N .l dD C3i _P:- W N ~ 2 ~ I y CK~ D ~ ~ 1- ~ ~ ~ ~ ~ ~ ~ ~ ~I c ~ ~ S Iz CD ~ N ~ O ~ CD ~ n S Q lD ~ rt -h O ~ ~ o~o D U~ D m C/) cn :i j 2) ~ y m w Q. 00 ~ ~ Z ~ D j o (D w o ~ N W Z -I p , C ~ `D v ~ 00 , ~ ~ o , ~ 2 1 o ~ a rt l< I~ ~ ~ -4 0 0 ~ ow Z fD H = Q cr n 0 O a ~ O cD O ~ CL FM cm l~D O =o ~ V ~ ~ ~ ~ ~ I co OC) J ~J 6> (n ~ W N O • . . ~ ~ ~ ~ , ^ ✓ ~ C ~ G a u N ~ a ~ ~ ~ U ~ Cn' V ~ o., ~ w 14) h ~ 3 ~m ~ ~ ~ ~ N N N N N N N N Cfl 00 -I m Cn ~ W ~ ~ ~ ~ P N N N ~ N ~ O Cfl b ~ , 2~-I e ~ o ~ l~ l ( ~ ' I \ co ~ ~ X 5-1 ~ \ ~ \ c ~ ~ ~ b' J ~ ~ Uj VI 3S ~ d w M~ July 1, 2007 To: See attached Distribution List From: Concemed Wheat Ridge Residents Subject: Proposed Development of 11885 W. 38"h Avenue by Ashton Woods Homes We, the residents within 600 ft. of the proposed Ashton Development, would like to express our objections, concems and suggestions regazding this new development. Obiections and Concerns 1. We believe the proposal submitted by Ashton Woods Homes to the Wheat Ridge Community Development Departrnent on May 17, 2007 should meet the Wheat Itidge Comprehensive Development Plaa. This plan requires single family development on 12,500 S.F. lots for R-I zoning, and one home per acre on A-1 zoning. 2. We feel the project should meet all current zoning regulations. 3. T'he proposal dces not meet the Wheat Ridge 600 foot (approximate) zoning rule from the center of 38"' Avenue. 4. The proposed density does not meet current Wheat Ridge zoning requirements. Sueeestions l. We would like to see the Ashton Development have a density similar to the homes on the east and west side of the proposed new development. 2. Current zoning for the property should not be changed to accommodate a higher density development. 3. We, as a group of concerned Wheat Ridge citizens, do not object to the properiy being developed. We only request that it be done in a manner that murors the existing homes sutrounding the Ashton development. We feel this is one of the last premier R-1 development opportunities in Wheat Ridge and would like to see homes on this site that highlight our Sne city. See attached signature pages from surrounding residents. EXHIBIT 10 Proposed Development of 11885 W. 38h Avenue by Ashton Woods Homes Distribution Page July 1, 2007 Jerry DiTulliq Mayor Council Members• Terry Womble Karen A. Berry Dean Gokey Wanda Sang Mike Stites Karen Adams Lena Rotola I,any Schulz Plannine Commission: Anne Brinlmian Davis Reinhart Cassandra Spaniel James Chiivers Richard Matthews Jerry Scezney Kim Stewart 7ohn McMillin Plannin2 Deaartment: Alan White, Planning Director Meredith Reckert, AICP, Senior Planner Trauis Crane, Planner Steven N. Nguyen, P.E., Engineering Manager U SIGNATURE PAGE Residents Sarroanding Proposed 11885 W. 38"' Avenne Development NO. NAME STREET ADDRESS SIRNATURE ~(gco z 3 C) 4 ~fQdC~ ~i5 e/s G`i/`~I /l ~~~/~C/~ J'~~<% (~(i7i~~J ~ /•J 5 ,NIII~I'z j ~9u3d~Gra ~d2'Z U.r/ic,v Cr< , 7 8 9 10 11 12 13 14 15 ~ ~ SIGNATURE PAGE Residents Sarronnding Proposed 11885 W. 38"' Avenne Development NO. NAME STREET ADDRES3 SIGNATf7RE 2 fti.qu~A ~e ~,~,vd ~g~9CLraca►~C~J. 3 ~ U~(ra 4 5 6 3 G 7 ~ 8 2 / ~Jr ro.,~ C % g 14 38a ' . 9 A DS a1o,~ C~-~ 'o r~Wv \N. SaSk 32 n S[t n ~L) N ~A. ~5 k -39/10 4c ?I~~~ 12 -l-r, !1. Lkar,ks 3 8a5 l,U-bar) 13 14 3 S55 15 3C~- v 1 c/~/~~ sV- ~ v C~ ~ SIGNATURE PAGE Residents Snrroanding Proposed 11885 W. 38m Avenne Development NO. NAME 5TREET ADDRESS SIGNATURE 1 3853 v'~` ~ ~ ~ W Y1214 CA 5d53 U ~c-~ z t4t, QDD ~DD03 3 r , 3g0~ 1.l 51 L~t--t.~l'(e I,J -ec~t 2+ eG~ 8X33 4 ~ ~L32o w, 3 -f{v~ N~ c~c1~ h r:i d w G6 5 - . 3 k~uni~rnG~ Sdo 3 I 1 6 l>n ipn 3`795, r/ I o_r r an. ~ 1 I'1 7 ~4 5 ` g Ja M-e5 KR~'~o z ssy o J6 ~ ca l, 9 2 V~'YNak-~ wkur- 4-7-*cc G TV03 io • / 3 o iQual~ 3g ^~/~GG ~ uG; ~O~ ` /C r"V ii ~,G►~~ 383~ Aff~ ~d 3 12 Aml F-(' w~-d co SDa33 ~.G ~-L /z /oa ~3 D~vt1J ~u,p~F ia 1a W oW . 35-!b-~ve . ► 15 (~QJ ~G ~VIl~S l/✓ ~Gwl 1~a Wi ,f J SIGNATURE PAGE Residents Sarrounding Proposed 11885 W. 38'b Avenne Development NO. NAME STREET ADDRESS SIGNATURE 1 -~eu 3 l3 Sivk&ks , - 2 -5 3Q a s~&jtnms 3 5 7 4 CP . 5 ~►0 3 3 S 6 ' -46 ~~xav 3Q30 StM s CT- . ,W44iAagafA~ g ~ . 9 ler~"' 10 ~ a ri C wet,h, 't~~S6 Srrn~ ~ G~- we~ 12 o~ i ~f054 ~ 13 ~ ~ 4 << 5 ~ ~'I 14 ~~5 l~v ~5' ST 15 4vz~ ~~-se~ Z !6 tn~ s v~ ~ i s ~ SIGNATURE PAGE Residents Sarrounding Proposed 11885 W. 38`° Avenue Development NO. NAME STREET ADDRESS SIGNATURE h ,4 r, OA (16 C iU Ab A;!~ Z r-- 3 , 01<`Qc(~t.~ E~/y~{2~5 ~~b~o ~iGtNlS CT ~A>~,cG 4 5 ~ ~ 'V1. f S N 1 C f MACA~L ~ 9 SrYr ars io 4E:fl 14 6(&IL 4s-6 33-"FL ' 11 jva-Ll.V C~7f+0.t:A,- 11~,3'16 W P 12 13 14 ~ 15 o nl r c~ ' 01~- / / yJ SIGNATURE PAGE Residents Surroanding Proposed 11885 W. 38"' Avenne Developmeat NO. NAME STREET ADDRESS SIGNATURE ' ~ts~V, ~ri'~tC~s 3936 Sirnms ST ~ 2 S~SA-n! ~,,~oo~ 3936 SmMs st. ~ 3 ~ 3 9 8 s~,n - 4 ~oRt3 A~Li San/ S 1 rn w~s 5 t 2$ 5 6 7 6/6,ft s 9 T ~ dL~ot.) ~O S ~ 10 Z d'0 ~ JT 1 11 Q N,rn Q Q~~ 6S Sd- ~ l~T 5 12 ~ST ttE ~su~ e// 39oq Sf, l~caurf.2~i 13 PP~v~ EG►k~ 3~i~7 s.~~.s Sr. ,c~-. 14 Cyw%tti.'0. is E/~ ( / P1' .1 . ~2Yi'I u h J2 i . y / „ _ _ ~ 4~1- ( ! SIGNATURE PAGE Residents Surrounding Proposed 11885 W. 38"' Avenne Development NO. NAME STREET ADDRESS SIGNATURE 1 ~"~sc~" ~ L6 ~'t~►n~l. ~ ` z c ~ ~ ~ ~vt5 3 W~ ~GD ~ l wi vtrs 4 5 6 7 8 9 10 11 12 13 14 15 c SIGNATURE PAGE 00 Residents Sarrounding Proposed 11885 W. 38'h Avenae Development NO. NAME STREET ADDRESS SIGNATURE 1 j i E-Fikem f Rerz 1( We2 w 3a""Fi-, Z ~ &-Jey liteu 4J3~F'L 3 4 ~r'Qarrr~ra U~' l0 5 c'rnmS~ s 6 7 8 9 10 11 12 13 14 15 Page 1 of 2 Meredith Reckert From: Greta Walker [GWalker@denrescue.org] Sent: Tuesday, July 10, 2007 10:58 PM To: klpa@comcast.net; BFTireCO@aoLcom; Jerry DiTuliio Cc: Clark Walker; Meredith Reckert; Adam Tietz; conniegibson@msn.com; Guy Nahmiach Subject: Ashton Woods Homes Proposai Mayor DiTullio, Councilwoman Adams and Councilman Stites, We missed you tonight at the neighborhood meeting where we discussed the proposed project by Ashton Woods Homes and the rezoning and development of the property between Union and Simms on 38th Avenue. First, we are very excited to see that this property may finally be developed, but we do not think this is the right plan for the job. My husband, Clark Walker, and I are against the current project as proposed. There are several issues that we tried to address at this meeting tonight and our concerns were echoed by the neighbors in attendance. We want Wheat Ridge to grow and are excited about the future of this great city and the development of this premier piece of land. Clark and I both have experience being on the other side of a neighborhood meeting as the presenter and understand the difficult process. Our presenters tonight would not give direct answers to our questions. The developers and their design team incorrectly assumed that the people in attendance were naive to the intricacies of development and the practical realities of the local real estate market where we reside. To their detriment they acted as though they knew more than the audience even though it was obvious our neighbors are quite educated on the residential development and the planning requirements of Wheat Ridge. Density, Lot Size, Starting Price, Number of Homes There are too many issues within these topics to mention in one email, so I will stick to the development plan presented and not go into the issues of rezoning approval. Ashton Woods' goal is to have 69 lots on this site which is simply an inappropriate density when considering the context of the adjacent homes. According to the developer, each house will sit on 5,000 feet or approximately an 1/8th of an acre. You could not see the distance befiveen the houses but it is easy to imagine what this will look like. They have also created smaller streets and have taken away any street parking for guests. As someone who lives across the street, I am not thrilled about overflow parking in front of my home when parking within the project proves inadequate. When asked the price point, they guessed it to be $500,000 which seemed to be a disconnect from the modest home concept they showed. We would like to see $500,000 homes built on this lot, but this is not the product they showed us. Houses they showed this evening would simply not command these prices. Two new houses have been built across the street from this property are around this price with lot sizes and houses that are much larger than the ones proposed. Our belief is if smaller homes are built, the price for the new houses will be much lower and negatively impact the value of older house stock that is a comparable size. We are currently in a neighborhood of 60's ranch homes with prices from mid 200's to low 300's. People are moving here and updating these homes. Our property values will go up as long as higher end homes and neighborhoods are being built. Ashton Woods explained that our neighborhood cannot sell houses in this price range but if that was the case, the custom homes built recently would be not exist. Buyer Profile: Empty Nester Ashton Woods Homes explained that this development is designed to attract empty nesters defined as middle-aged adults in their 50's or 60's who have raised children in college. They believe that there are not properties for this generation of folks who are already living in Wheat Ridge and are ready to downsize to a smaller property. After looking at recent real estate sales, it seems that there are a range of properties and price points available if people want to downsize. There are not properties for people 7/1 ll2007 Page 2 of 2 who would like to move up the property ladder in Wheat Ridge or for families looking to relocate to the area and to higher end neighborhoods. Later in the discussion, Ashton Woods Homes tried to take back this comment and contradicted themselves on who their buyer profile is for this property. My husband and I are both 33 years old and have a 10 year old son who attends Kullerstrand Elementary. For the past five years i have chaired Kullerstrand's accountability committee and continue to be concerned with the state of our schools in the area, especially at Kullerstrand. Our school has been very excited about the possibility of this development and the positive impact it could have on the local schools. The result could be more people our age with children coming to this community. We were hoping to bring Kullerstrand Elementary back to the neighborhood school that I have heard it used to be years before I moved to the area. I have lived in Wheat Ridge for over 6 years and have heard wonderful things from people my age who grew up in this area. They had a great experience growing up here and would like to move back and raise a family but are disappointed in the new residential development in the area. How can we keep Wheat Ridge growing and keep it revitalized if we refuse to attract this group of people? How can we make sure that infill development in Wheat Ridge is striving for the highest and best use for the underlying real estate. I would like to know your thoughts on the future of Wheat Ridge and your thoughts on this plan Thank You, Greta Walker Director of Public Relations Denver Rescue Mission 303 313 2410 Direct 303 618 4004 Cell 303 295 1566 Fax www.DenverRescueMission.org Denver Rescue Mission's Greatest Needs: hygiene items, socks, new underwear, razors, mentor teams for refugee families, weight room items (dumbbells, weight tree), and livestock hay. Call 303-297-1815 for more info DCOp Off I OCatIO11S"' Lawrence Sireet: 1130 Park Ave. West (23`d and Lawrence St.), 7:00am-7:00pm ' Minisiry Outreach Center: 3501 E. 46m Ave. (exit 276A VasquezJSteele oH I-70), Monday-Friday 8:30am-5:00pm ' The Cmssing: 6090 Smith Rd. (between Holly and Monaco on Smith), Monday-Friday 8:30am-5:00pm 7/11/2007