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PLANNING COMMISSION
AGENDA
August 21, 2014
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on August 21, 2014 at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
Individuals vt disabilities are encouraged to participate in all public meetings sponsored b)' the City
(?f If"heat Ridge. Call Heather GejTr, Public Iqlbrination qfficer at 303-235-2826 at least one vveek in
advance ol'a meeting ifyou are interested in participating and need inclusion assistance,
3. PLEDGE OF ALLEGIANCE
A. Case No. WS-14-02: A request filed by William Lyons, Jr. for approval of a 13-lot major
subdivision with rigbt-of-way dedication for property zoned Residential -One (R-1) located at
3301 Quail Street and 3345 Quail Street. (This case was continued from the public hearing
on July 17, 2014.)
B. - Case No. WZ-14-06: A request filed by Calier Capital, LLC for approval of a zone
change from Residential-Two (R-2) to Planned Residential Development (PRD) with an
Outline Development Plan for property located at 7671 W. 32 d Avenue and 3299
Wadsworth Boulevard.
*Agenda packets and minutes are available online at http:Hwww.ci.wheatridge.co.us/95/Planiiing-Cotiiniissioii
The meeting was called to order by Chair TIMM
Chambers of the Municipal Building, 75
2. ROLL CALL OF MEMBERS 7
Commission Members Present:
Steve
Silke
M
9
61
9
Staff
No one wished to speak at this time,
p.m. in the City Council
rme, Wheat Ridge, Colorado.
W"ftd nn
h Reckert, Senior Plaer
T
Sc6ttBrink, Public Works Director
Kim
;goner, Recording Secretary
Planning Commission Minutes
August 7, 2014
7. PUBLIC UEARING
A. Case No. MS-14-02: A request filed by Patrickk. Stanley for approval of a subdivision
plat with right-of-way dedication for property located at 12000 Ridge Road for an RTD
commuter transit station.
Ms. Reckert presented the case. She introduced Scott Brink, Director of Public Works.
She entered into the record the contents of the case file and packet materials, the zoning
ordinance, the comprehensive plan and the digital presentation. She stated the public
noticing and posting requirements have been met. She stilted Planning Commission will
make a recommendation to City Council which is the zAna( authority. She reviewed the
staff report and digital presentation, She indicated Rte Road is formerly 50' Place.
The overall platting area is 9 acres but after all
,tl O'1f-way dedications occur the site
will be reduced to 6 acres.
Commissioner DORSEY stated he
Commissioner BUCKNAM asked for an exph
regarding the Subdivision Improvement Agret
Ms. Reckert stated it is for the construction of
Improvement Agreement
public improvements will
Chair TIMMS asked ifthere are
stated not with the subdivision a
(SUP) application for the height
period '" ' ic : h end&
J "
be ail provedA'draini
RM
site and it
the recd ti nded condition
on the recoi Mended motion.
improvements. The Subdivision
s of when construction of the
a letter of credit.
,onstruction. Ms. Reckert
with the Special Use Pen
wo for the site plan review and the SUP. Ms. Reckert
and , all ,SUP':s begin administratively. There is a 10-day
ugust 4"'.' No objections were received and it will most
Jasofi -RupOler
3837 Pe�St, Denver, CO
Mr. Bucclitor stated he is representing the design for Fluor/HDR which is a subcontractor
to Denver Transit ' Partti s which is the concessionaire for RTD.
Chair TIM asked if there are any unique attributes that are different since this is the
end-of-the line station. Mr. Buechler stated he didn't think the new end-of-line station
construction would dictate anything different.
Chair TIMMS opened the public hearing.
No one in the audience wished to speak.
Chair TIMMS closed the public hearing.
Planning Commission Minutes -2—
August 7, 2014
It was moved by Commissioner POPP and seconded by Commissioner WEAVER to
recommend approval of Case No. MS-14-02, a four-lot subdivision plat for property
located at 12000 Ridge Road, for the following reasons:
0
1. All requirements of the subdivision regulations have been met.
2. The proposed plat will facilitate construction of the end of line Gold Line
commuter rail station.
3. Utility districts can serve the property with improvements installed at the
developer's expense.
With the following conditions:
INNINHIHIM
azummm��
Ms. Reckert stated the case will be
A. Ms. Reckert stated City Conn
discussion with property owners
for the 38"' Ave e' rtnaj
strict deadline's need "
a tight and aggr
charter requires
was -,onJuN 1 4.
ballot iss
d by City
if the plan is online. Mr. Brink replied yes.
0
B. Ms. Reckert
August 2 1.
met td'
to start
start wi
recording.
MW
city personnel to begin preliminary
emporary casements and driveway access
Tb election is in November and there are
fundiii on track. Mr. Brink stated there is
'tion if the ballot issue passes. The City
year of approval by City Council which
WW ab Otthe vote in November. Mr. Brink clarified
authorize construction of the permanent improvements
on July uly 1 These were preliminary plans prepared by a
fleet section for narrowing 38"' Avenue and reconstructing
there will be two cases to be heard by Planning Commission on
C. Ms. Reckert stated Wade Sanner who was the Planner I resigned. Two out-of-state
applicants have been hired for the Planner I and Planner 11 position.
K"10iffsadism
It was moved by Commissioner BUCKNAM and seconded by Commissioner
Planning Commission Minutes
August 7, 2014
-3--
WEAVER to adjourn the meeting at 7:29 p.m. Motion carried 5-0.
Steve Timms, Temporary Chair Kim Waggoner, Recording Secretary
Planning Connnission Minutes -4—
August 7, 2014
♦ A 1(
City of
" , WheatR�idge
COMMUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: M. Reckert
CASE NO. & NAME: WS -14 -02 /Quail Hollow
DATE OF MEETING: August 21, 2014 (continued from July 17, 2014)
ACTION REQUESTED: A request for approval of a 14 -lot subdivision plat on
property zoned Residential -One (R -1)
LOCATION OF REQUEST: Approx. 3301 Quail Street and 3345 Quail Street
APPLICANT: William Lyons
APPROXIMATE AREA: 9.15 acres
PRESENT ZONING: Residential -One (R -1)
COMPREHENSIVE PLAN: Neighborhood
ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
Planning Commission 1
WS -14 -02 /Quail Hollow
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
The applicant is requesting approval of a 13 -lot major subdivision on property zoned Residential -One
to accommodate 12 new single family residential dwelling sites. The property is located at
approximately 3301 Quail Street and 3345 Quail Street.
Because this is a major subdivision, Planning Commission will be providing a recommendation to City
Council who will be the final authority for approval.
This case was heard by Planning Commission on July 17, 2014 but was continued due to
modifications to comply with Army Corps of Engineers requirements. Attached as reference are the
Planning Commission minutes from July 17, 2014. (Exhibit 1, minutes)
In this report, only the new plat design will be discussed, in addition to other items brought up at the
July 17 hearing.
II. SUBDIVISION PLAT MODIFICATIONS
Case No. WS -14- 02 was continued from the Planning Commission meeting on July 17, 2014 to
August 21, 2014 so that a revised plat could be prepared to meet the requirements of the Army Corps
of Engineers regarding stream modification. The applicant received the Nationwide Permit No. 29 on
July 25, 2014. The permit allows them to construct the improvements as proposed. Attached as
Exhibits B and C are copies of the July 17 plat and the August 21 plat. (Exhibits 2 and 3, original and
revised plat)
The plat and drainage system have been modified so that storm water enters the site at the southeast
corner and is conveyed in an open channel across what was formerly Lot 2 in an area identified as
Tract G. Once the creek meets Quail Street, it is piped under the street and then daylights from the
cul -de -sac bulb back into an open channel that runs northwest to the open space area.
The minor tributary to Lena Gulch carries a substantial amount of off -site drainage flows generated by
properties to the south and southwest, which must continue to be accommodated on the property. As
such, there is still a conveyance pipe that runs along the eastern perimeter of the subdivision to convey
these flows.
The drainage design revisions impact all of the lots on the eastern side of Quail Court. With new Tract
G, which accommodates a portion of the open drainage channel, the number of lots on the east side of
the street is reduced from 6 to 5. The excess land from original Lot 2 (minus Tract G) has been
primarily allocated to Lots 1 and new Lot 2 but all of the lots along the eastern perimeter are
somewhat modified in size and configuration.
The lots on the western side of Quail are not impacted in regard to size but they have been renumbered
because one lot is being displaced by the new drainage tract. Likewise, the two lots on Quail Street
have not been impacted but they have also been renumbered. Tract A has also modified to
accommodate the open channel and expands its size from 80,536 sf to 82,156 sf.
Planning Commission 2
WS -14 -02 /Quail Hollow
All of the lots within the revised plat meet or exceed the R -1 zone district standards. Below is a table
which compares lot sizes and numbers between the two plat versions.
Lot #
Lot #
Original plat
Revised plat
Lot 1
Lot 1
16, 043 sf
16,453 sf
Lot 2
Tract G
14,937 sf
6466 sf
Lot 3
Lot 2
15,625 sf
17,081 sf
Lot 4
Lot 3
14,465 sf
18,959 sf
Lot 5
Lot 4
20,393 sf
22,044 sf
Lot 6
Lot 5-
16,711 sf
14,410 sf
fonnerly Lot 6
Lot 7
Lot 6 —
14,869 sf
17,712 sf
formerly 7
Lot 8
Lot 7 —
17,712 sf
15,000 sf
fonnerly Lot 8
Lot 9
Lot 8 —
15,000 sf
14,966 sf
formerly Lot 9
Lot 10
Lot 9 —
14,966 sf
17,075 sf
formerly Lot
10
Lot 11
Lot 10—
17,075 sf
20,487 sf
fonnerly Lot
11
Lot 12
Lot I 1 —
20,487 sf
16,224 sf
formerly Lot
12
Lot 13
Lot 12
16,224 sf
23,281 sf
formerly Lot
13
Lot 14
Lot 13 —
23,281 sf
23,281 sf
fonnerly Lot
14
Planning Commission
WS -14 -02 /Quail Hollow
III. OTHER ITEMS
The following additional items were discussed on July 17 for which staff provides the following
information.
Flag lots
Discussion at the July 17 public hearing included the configuration of Lot 11 within the proposed
subdivision plat. It was referred to as a "flag lot" and it was asked whether alternate designs were
considered which eliminated the long drive portion of the property.
Lot 11 has an irregular lot shape with a large buildable portion on the north and a long driveway which
extends south to 33` Avenue. On Lot 11, a breakdown is provided as to square footage of the
buildable area and the driveway.
The subdivision regulations were recently amended and specifically address flag lots. While they are
discouraged, there are criteria that need to be met in order to plat in this configuration. See language
below:
" 1. Flag lots are not encouraged but are permitted when they are the most appropriate
development option as determined by the community development director. Use of a flag lot
design shall meet the following criteria:
a. The minimum width of the pole portion abutting a public street is 25 feet.
b. Use of a flag lot design is necessary for effective development of land.
c. The proposed design does not negatively affect public safety and includes clearly defined
access for private use and for emergency service. "
The applicant has provided exhibits which demonstrate how this property will likely develop and
treatment of the driveway. (Exhibits 4 and 5, flag lot renderings) Staff concludes that Lot 11 meets
the criteria specified in the Subdivision Regulations and recommends its configuration be left "as is ".
Fill dirt
On July 17 concern was expressed regarding the amount of fill dirt being put on the property and how
this will relate to adjacent homes on Quail Street. The applicant has provided exhibits which show
two section profiles and the relationship to the existing houses to the east. (Exhibits 6 and 7, plan view
and cross- section)
III. STAFF CONCLUSION
Staff concludes that the revised subdivision plat is consistent with the approval by the Army Corps of
Engineers. Staff further concludes that the plat is consistent with the City's R -1 zone district
minimums and that all requirements of the subdivision regulations have been met. For these reasons, a
recommendation of Approval is given with conditions itemized in Option A of the recommended
motions.
IV. RECOMMENDED MOTIONS
OPTION A:
"I move to recommend APPROVAL of Case No. WS- 14 -02, a request for approval of a thirteen -lot
major subdivision plat for property located at 3301 and 3345 Quail Street, for the following reasons:
Planning Commission 4
WS -14 -02 /Quail Hollow
I . The revised subdivision plat is consistent with the approval by the Army Corps of Engineers. 2.
The proposed lots meet or exceed the R -1 zone district regulations.
2. All requirements of the subdivision regulations have been met.
3. Utility districts can serve the property with improvements installed at the developer's expense.
With the following conditions:
1. A Subdivision Improvement Agreement be executed whereby all public improvements are in
place prior to issuance of building permits for individual lots.
2. The developer pay parks fees at the time of plat recording in the amount of $32,464.77.
3. The Homeowners' Association covenants be reviewed and approved by Staff."
OPTION B:
"I move to recommend DENIAL of Case No. WS -14 -2, a request for approval of a thirteen -lot major
subdivision plat for property located at 3301 Quail Street, for the following reasons:
1.
K
3."
Planning Commission 5
WS -14 -02 /Quail Hollow
EXHIBIT 1: PLANNING COMMISSION MINUTES
A. Case No. WS- 14 -02 :. A request filed by William Lyons, Jr. for approval of a 14 -lot major
subdivision with right -of -way dedication for property zoned Residential -One (R -1) located at
3301 Quail Street and 3345 Quail Street.
Ms. Reckert presented the case. She entered into the record the contents of the case file and
packet materials, the zoning ordinance, the comprehensive plan and the digital presentation.
She stated the public noticing and posting requirements have been met. Planning Commission
will make a recommendation to City Council which is the final authority. She reviewed the
staff report and digital presentation. Ms. Reckert added a condition to the recommended
motion regarding plat modifications and review by the Army Corps of Engineers.
Commissioner OHM asked for confirmation of the 2014 floodplain map and if any lots exist in
it. Ms. Reckert stated none of the lots are in the 100 -year floodplain.
Commissioner TIMMS had questions about proposed Lot 1.2 in regards to flag lots. Ms.
Reckert stated that the subdivision regulations were modified to exclude the flag pole portion
of the Lot in the area calculation but has not done the calculation for remaining lot size for Lot
12
Commissioner TIMMS wonders if any other design options were discussed because it looks
like a leftover and is not part of the rest of the subdivision. Ms. Reckert stated different plat
design options were considered and felt this was the best option.
Commissioner BUCKNAM inquired about Tract A which contains Lena Gulch and asked if
the development would require modifications to the water course. Ms. Reckert replied no.
Commissioner BUCKNAM asked whether it will remain in its current state in terms of
contours, vegetation, etc. Ms. Reckert replied yes.
Commissioner BUCKNAM asked if any modifications have been made in 1,000 meters in
either direction. Ms. Reckert stated in the late 1980's there was a channelization project
completed by the City and Urban Drainage and Flood Control from Parfet to Kipling which
impacted this area.
Chair BRINKMAN asked if street parking would be available since the roads will be
considered fire lanes per Wheat Ridge Fire Department. Ms. Reckert stated Wheat Ridge Fire
Department did approve on- street parking. The cul -de -sac bulb will be most affected.
Chair BRINKMAN stated it will not actually be a fire lane as read into record. Ms. Reckert
stated that will function as a fire lane but will be allowed to have parking.
Chair BRINKMAN asked if any future plat reviews would be administrative.
Ms. Reckert replied any major changes would be reviewed by Planning Commission.
Chair BRINKMAN inquired about the tributary to Lena Gulch that dissects the property. Ms.
Reckert deferred to the developer.
Planning Commission 6
WS -14 -02 /Quail Hollow
Chair BRINKMAN inquired about the drainage for the Applewood Baptist Church (ABC)
parking lot to the south of the project. Ms. Reckert stated when the ABC property was
originally subdivided, a drainage pond was built to the north with a conveyance pipe running
along the west side to Lean Gulch.
Chair BRINKMAN inquired if the property to the west is developed can they use 33` Avenue
to connect to Routt Street? Ms. Reckert said yes.
Chair BRINKMAN wondered what the impact would be if FEMA modifies the 100 -year
floodplain prior to the property being developed. Ms. Reckert stated FEMA does not often
update the limits of the floodplain and it is usually a long process.
William Lyons, Jr.
6003 Willow Creek Dr., Greenwood Village, CO
Creekside Communities
Mr. Lyons stated the goal of the project is to focus on homes built for the empty nester. The
homes will be single story with three and four car garages with steeper tiled roofs that have 12
foot ceilings with a focus on energy efficiency.
Mark Bishop
3645 Lewis St., Wheat Ridge, CO
Jelin Engineering
Mr. Bishop explained how the drainage for the church along the property lines will function
and drain into Lena Gulch. He presented a modified lot layout and stated potential design
changes are a result of a national permit issued in 2009 by the Army Corps of Engineers.
Discussion continued regarding the Army Corps' permitting process and impact on the
subdivision design. Lot 2 will be replaced by a drainage conveyance tract that will be turned
into an amenity for the development. The lot lines in tract A were widened to accommodate
the wetlands on the property.
Commissioner BUCKNAM asked if this new configuration will appease the Army Corp of
Engineers. Mr. Bishop stated yes.
Commissioner BUCKNAM asked what further approval is required to move forward. Mr.
Bishop stated a formal submittal followed by 30 to 45 days process and permit is issued.
Mr. Bishop stated he was hoping for approval of the plat in concept and will continue working
with the Army Corps. They hope to get City Council approval but cannot be recorded until the
Army permit is received.
Commissioner BUCKNAM asked if the case should be continued. Ms. Reckert answered that
if Planning Commission feels comfortable with moving forward with the plat in concept, then
the plat can be forwarded to City Council.
Commissioner DORSEY asked now that wetlands are being created within the development
will it be open area or will it connect to walking trails along Lena Gulch. Mr. Reckert stated
Lena Gulch currently is just a wildlife corridor and not designated as a walking trail.
Planning Commission 7
WS -14 -02 /Quail Hollow
Commissioner DORSEY asked if a Homeowners Association will maintain this new area. Mr.
Bishop replied yes.
Chair BRINKMAN asked if fill will be added for the lots. Mr. Bishop stated due to
groundwater there will need to be anywhere from 3 feet to 6 feet of fill brought in.
Chair BRINKMAN inquired about future drainage concerns and what entity would work with
the Army Corp of Engineers to review this. Mr. Bishop stated the Homeowners Association.
Chair Brinkman opened the public hearing.
Caroline Green
11254 W. 38` Ave, Wheat Ridge, CO
Ms. Green stated concerns about Lena Gulch and the coordination of all parties involved
including the Army, developer, City and Urban Drainage.
Arthur Gibbard
3415 Quail St., Wheat Ridge, CO
Mr. Gibbard wants to know how the fill will affect the properties on Quail Street as well as the
flood plain. He has seen Lena Gulch overflow over the years and is concerned that there will
be impacts as a result of the development. He would prefer the area remain undeveloped.
Amy Sares
3455 Quail St., Wheat Ridge, CO
Ms. Sares stated she has also seen the property flood over the past eight years from Lena
Gulch and is concerned.
Discussion continued regarding past storm events and impact on the property and the
neighborhood.
Commissioner BUCKNAM stated he was at Prospect Valley Elementary last fall just previous
to the September floods and saw how heavy the water can get on Quail Street. He wonders do
we need to take into consideration the amount of drainage down Quail along with the proposed
wetland mitigation to help this.
Mr. Brink stated the proposed drainage pipes are very large and will provide relief to the area
that they previously have not had in the past.
Mr. Bishop readdressed the Commission and citizens stating that in this project they have
designed it to also improve the Quail Street drainage issues to get the water to Lena Gulch.
Also with the added curb, gutter and sidewalks in this subdivision, water that has been flowing
down Quail Street should now be directed to 33` Avenue.
Commissioner OHM asked what would have happened if we didn't know about this change
from the Army and approved the plan as is, would it come back to Planning Commission and
City Council. Ms. Reckert stated it depends if it needs to have a new plat or not. When it
becomes more of an impact to the overall area, then they would be reviewed by Planning
Commission and City Council.
Planning Commission 8
WS -14 -02 /Quail Hollow
Mr. Brink also stated that the new proposal is consistent with the past plan and is really not a
large change as far as Public Works is concerned.
CHAIR BRINKMAN closed the Public Hearing
Commissioner BUCKNAM stated he appreciates the work the applicant has put into
accommodating the wetlands retention in the revised plat. Since that revision was included in
the presentation, it is part of the case. He would like to consider a continuance.
Commissioner TIMMS stated he concurs with Commissioner Bucknam and feels it warrants
further discussion.
Commissioner OHM stated he is okay with a continuance or to move forward tonight. He also
would like to see Lot 12 reconfigured if at all possible.
It was moved by Commissioner BUCKNAM to continue the case until August 21, 2014.
The applicants can resubmit their plans with a modified plat that reflects removal of Lot
2 thereby giving staff and Planning Commission enough time to review. The motion was
seconded by Commissioner OHM.
Motion approved 4 -1 with Commissioner Brinkman voting no.
Planning Commission 9
WS -14 -02 /Quail Hollow
EXHIBIT 2: JULY 17, 2014 PLAT
Planning Commission 10
WS -14 -02 /Quail Hollow
FINAL PLAT
MER'S CERTIFICATE:
WE, OM HOLLOW PATIO MMES. U.C. OEM THE OWNERS G REAL PROPERTY CONTAINING
9.145 APES MORE OR LESS, BONG DESCRIBED AS FOLLOW
LOT 2. APW2MDOD BAPTIST CHINCH SUBON19pl.
COUNTY OF JCFFEDISION, STATE OP COLOMDO,
AND BEING FURTHER DESCRIBED AS FOUDn
LOTS, THE SOWN 10 FEET a LOT 4. AM THE NORM 20D FEET OF L07 6, APPLEW000
KNOLLS - R2TN RING. COUNTY OF JEFFERSON. STATE OT COLORADO.
:111: iilua 1 7 "116 1.. :M� :a :tom: N :t.TL�•71V >•. :'Ij_�, 4r l -
1. �. . Itr f.lH ^.
,•t�A'N.Ir, II.. . . •A ,,N A.Atr
A PARCEL OF LAND SEW A PORTION OF APPLEWOOD BAPTIST CHURCH SUBOMSION REC.
/2006142621, AN0 A P'OR1gN OF APPLEWOOD KNOLLS IZM FILING REC. /FC397126. BOTH
BENC LOCATED IN 11E WORTHMEST OLARTER OF SECTION 28. TOWNSYAP 3 SOUTH, RANGE 69
NEST OF THE 6TH PRINCIPAL MERIDIAN, CRY OF WHEAT RIM. COUNTY OF JER[RSCl STATE
Of COLORADO AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS.
BASS OF BEARRIGS!
BEARINGS ARE BASED ON THE SOUTH LINE OF THE NORTHWEST OUARiER OF SAID SECTION
28, BONG CONSIDERED TO BEAR SOUTH B9'H9'5r REST, A DISTANCE OF 262364 FEET
BETWEEN THE FOLLOW140 DESCRIBED MOIRRE)RS:
- -CENTER OUARTEA CORNER SECTION 20 BEND A FOUND J15' BRASS GAP IN RANGE BOX
MkTCHWr MONUMENT RECORDS ON FILE. WHEAT RIDGE CONTROL PONT NUMBER 16309.
- WEST DIMRIER CORNER SECTION 28 SEW A FOUND 3 25' BRASS CAP N RANGE BOX
UkTC4ES MONUMENT RECORDS ON FILE. WHEAT RIDGE CONTROL PONT NUMBER 162%
COMMENCING AT SAD CENTER OWRTER CORNER;
THENCE ALOI$ SAID SOJ M TH L OF THE NORTHWEST QLARTER SOUTH 89'19'53' WEST, A
DISTAIICC OF 1,475.70 FEET TO A POINT WHERE THE EAST LINE C LOT T G SAC
APPLEW000 BAPTIST CHURCH SLWASION EXTENDED NTERSECTS SAD SOUTH LAZE:
THENCE ALONG SAID EAST UK AND EAST LINE EiTEIDED NORTH 00'30'57' WEST. A
DISTANCE OF 6!0.80 FEET M THE SOiLTEAST CORNER O LOT 2 OF SAID APP:EM,X70
SAM CHURCH AND THE PONT OF BEGINNING;
THENCE AILING THE CpNDN LINE OF SAID LOTS 1 AND 2 SOUTH 89'19'54' WEST, A
DISTANCE OF 492.70 FEET 10 THE SOUDLMEST CORNER OF SAD LOT 2.
THENCE ALONG THE DOIMDVM OF SAD LOT 2 THE FO:LOWNG DIKE (3) COURSES AND
OMAN=
1)THENCE kWh 003434' WEST, A DISTANCE Of 696.M FEET:
2) THENCE NORM 89'1526' EAST, A DISTANCE OF 493.43 FEET;
3)TTENCE SOUTH W30'5r EASY, A DISTANCE OF 432.45 FEET:
THENCE ALONG THE NORTH LINE OF THE SWAP TOM FEET DO LOT 4 $AD APLEWDpD
KNOLLS 17TH RING NORTH 8MV* EAST, A DISTOCE OF 177.57 FIJI TO THE WESTERLY
RIGHT -O -WAY Of DIVA St.:
THENCE ALONE SAD WESTERLY RIGHT-OF-WAY SOUTH 002745' EAST. A DISTANCE OF
309.96 FEET;
THENCE ALONG THE SOUTHERLY LIE OF THE NORTH 200.00 AID
FEET OF LOT 6 OF S
APPLLWOOD KNOLLS 12TH FILM SOUR W2Jb7' WEST, A DISTANCE OF 17710 FEET TO
THE EASTERLY MME OF SAD LOT 1 APgE.16DDD BAPW CH UBCI;
THETICE ELAND SAID EASTERLY UME M" W3WST WEST, A DISTANCE OF 45.74 FEET TO
THE POINT or BEGINNING.
CONTAINING 3M.355 SDIVE FEET OR 9.145 AMCS, MORE OR LESS.
HAVE LAID WT. SURYWDEO AND PLATTED SAID LAND AS PER THE DRAWING HEREON
OWN" UNDER THE WINE AND SITE OF AMOL - to4oLUMM M A S1IBOASKON OF
A PART A THE CRY OF WHEAT RIDGE, OM MOD, AND BY THESE PRESENTS DD DEDICATE
TO THE CRY OF WHEAT RODE AND THE KOM I"= PORTIONS OF REAL PROPERTY
SNOW AS TIGHT -OF- WRY. AND W FURTIEH DEDICATE TO THE CRY Of WHEAT RIDGE AND
THOSE MUNICIPALLY DINED AND/OR MJNICIPALLY fWWHGW UTILITIES AND SERVICES
THESE PORTIONS OF WA PROPERTY SHOWN AS EASEMENTS FOR THE CDRSTRUCIXTH.
INSTALLATION, OPEMTION, MUNTEAMCE. REPAR AND REPLACEMENT FOR ALL SERVICES. THIS
INCLUDES BUT 6 NOT LIMITED W TELEPHONE AND ELECTRIC LINES. GAS LINES, WATER AND
SANITARY SEWER LINES. HYDRANTS. STORM MATER SYSTEMS AND PIPES. OFTEMR7N "M.
SITEET LIGHTS AND ALL APRNTEWN4ES TIAETO.
BY; WILLIAM S. LYONS J!t.. AS MANAGER
WAIL HO10W PAID HOMES ES, LLC
6143 S WILLOW DRIVE. SATE 300
GROENWOOD VILLAGE, CO 60111
STATE OF COLD TOO )
) SS
COIRRTY OF MnRSCN )
THE FOREGOING INSTRUTA T WAS ACKNOWLEDGED BEFORE ME THIS,
My HAND AND OFFICIAL SEAL. w COMMISSION O[PIES: WITNESS
BY: LEILA J HIL AND ICARTVJR 0. HAL
AS OWNERS LOTS 13 AND 14
3345 WM ST.
WESTMNSTER. COLORADO
Q U A 11, 1-10 1 ..;BDIVISION
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28,
TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PAGE 1 OF 3 „
STATE OF COLORADO )
) SS
CDLNTY G JEFFERSON )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED WTORE WE TINS
-PAY Of A.D. 20 BY WITNESS OT HAND
AND OFFICIAL SEAL W ONWWSSON EXPIRES:
GENERAL NOTES:
1.) PER COLORADO REVISED STATUTES SEC. 35 -51 -105 (L), ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER
EOUALS 39.37 DIYOED BY 12 U.S SURVEY FEET ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY.
2.) ANY PERSON WHO KNOWINGLY REMOVES. ALTERS OR DEFACES ANY PUBLIC LAND SURVEY MONUMENT. LAND SURVEY BOUNDARY MONUMENT OR
ACCESSORY COMMITS A CLASS TWO (2) MISDEMEANOR PURSUANT TO STATE STATUE 18 - -506, C.R.S.
3. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN 71 SURVEY WITHIN TREE YEARS
YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DETECT IN THIS SURVEY BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON,
4.) FIRST AMERICAN TITLE COMPANY, INC. FM,E NUMBER 5520 - 2225760. EFFECTIVE DATED MARCH 1B. 2014 AT 5:00 P.M. (AS TO LOT 2. APPLEWOOD
BAPTIST CHURCH SUBDIVISION), AND FIRST AMERICAN TITLE COMPANY, INC. FILE NUMBER 5520 - 2264851, EFFECTIVE DATED MAY 30, 2014 AT S:OO PAC (AS
TO THE HILL PROPERTIES), WAS ENTIRELY RELIED UPON FOR RECORDED RIGHTS -OF -WAY, EASEMENTS AND ENCUMBRANCES IN THE PREPARATION OF TINS
SURVEY.
5.) JEHN ENGINEERING INC. HAS MADE NO INVESTIGATION OR INDEPENDENT SEARCH FOR RECORDEDAWRECORDED EASEMENTS, ENCWMAMCES. RESTRICTIVE
COVENANTS, oWINCRSHLP TITLE EVIDENCE OR ANY OTHER FACTS THAT AN ACCURATE AND CURRENT TITLE SEARCH MAY DISCLOSE.
6.) ALL LOT CORNER MONUMENTS SHALL BE SET PER COLORADO STATE STATUTE 38 -5t -105.
7.) BASIS OF BEARINGS: BEARINGS ARE BASED ON ME SOUTH LIE OF ME NORTHWEST OuARTER OF SECTION 26 BEING CONSIDERED TO BEAR S 99'19'53'
W BETWEEN MONUMENTS AS SHOWN WITHIN THIS PLAT BETWEEN CITY OF WHEAT RIDGE CONTROL POINTS /16309 AND 116209.
6.) TEN -FOOT (10') WIDE FASEMCNTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL PUBLIC STREETS AND FRONT AND REAR PROPERTY
ORES OF EACH LOT IN THE SUBDIVISION OR PUTTED AREA FIVE -FOOT (5') WIDE WWMEMS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL
SIDE LOT LINES OF EACH LOT IN THE SUBDIVISION OR PUTTED AREA THESE EASEMENTS ARE DEDICATED FOR THE INSTAlAT10N, MAINTENANCE, AND
REPLACEMENT OF ELECTRIC. GAS. TELEVISION CABLE. ORMNACE AND TELECOMMUNICATIONS FACnfMS. UTILITIES SHALL ALSO BE PERMFFTED WITHIN ANY ACCESS
CASEMENTS AND PRIVATE STREETS IN THE SUBDIVISION. PERMANENT STRUCTURES AND WATER METERS SHALL NOT BE PERMITTED WITHIN SAID UTILITY
EASEMENTS.
9.) THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM ME NAD 93 HARN STATE PLANE COLORADO CENTRAL FIPS 0502
C DONATE SYSTEM, AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.07 U.S. SURVEY FEET AT THE 9$% CONFIDENCE LEVEL, AS DEFINED IN THE
GEOSPATIAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (FGDC STD - 007.2 1996).
10.) THIS PUT IS ON THE CITY OF WHEAT RIDGE 'CURRENT CITY DATUM', DEFINED AS FOLLOWS:
A. A GROIUND -BASED MODIFIED FORM of THE MAD53 /92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502.
B. VERTICAL DATUM USED IS THE NORM AMERICAN VERTICAL DATUM OF 1989 (HAVD88).
C. GROUND TO GRID COMBINED SCALE FACTOR IS 0.99974790300, SCALED FROM BASE POINT PHAC I (PERMANENT HIGH ACCURACY CONTROL POINT 01)
HAVING THE FOLLOWING NAD83/92.
STATE PLANE COORDINATES; PHAC I! NORTHING: 1701259.75, EASTING 3118217.58. ELEVATION 5471.62.
11.1 ME AREA HEREIN SHOWN AS - TRACT A•CONTAINS A REGULATED FLOOOPLAIN AND IS HEREBY DESIGNATED AS A NON- BUILDAAE TRACT THAT SHALL BE
MAINTAINED BY ME OWNERS. SUBSEOUENT OWNERS, HEIRS. SUCCESSORS. AND ASSIGNS A DRAINAGE EASEMENT OVER ME ENTIRETY OF TRACT A IS
HEREBY GRANTED 10 ME CITY Of WHEAT RIDCE.
12.) THE STORVWATER DUALITY DEtENTtCN AREA HEREIN SHOWN AS 'TRACT B' SHALL BE CONSTRUCTED AND MAINTANEO BY THE OWNER AND SUBSEQUENT
OWNERS, HENS SUCCESSORS AND ASSIGNS. A DRAINAGE EASEMENT OVER THE ENTIRETY OF TRACT B IS HEREBY GRANTED BY TINS PLAT TO THE CITY OF
WHEAT RIDGE, SO THAT IN THE EVENT THAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAID OWNER, THE CITY Of WHEAT RIDGE SHALL
HAVE ME RIGHT TO EN M
TER SUCH DETENTION AREA AND PERFORM NECESSARY WORK, THE COST WHICH SAD OWNER, HEIRS. SUCCESSORS. AND ASSIGNS
AGREES TO PAY. NO BURRDING OR STRUCTURE WILL BE CONSTRUCTED WITHIN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTING THE
HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA WILL BE MADE WITHOUT APPROVAL OF THE Dl%WCTOR OF PUBLIC WORKS.
13.) ME AREA HEREIN SHOWN AS TRACTS 'C AND - D' ARE HEREBY DEDICATED BY THIS PLAT AS PUBLIC RIGHT -OF -WAY. W. AT A FUTURE DATE, THE
CITY WISHES TO VACATE ME TRACT 'C' AND 'D' RIGHT -OF -WAY, TRACT 'C' WILL BECOME A PART OF LOT it AND TRACT 'D' WALL BECOME A PART OF
LOT Q.
14.) PROPERTY IS ZONED RESIDENTIAL-ONE (R -I).
15.) ACCORDING 70 FEMA FIRM PAWLS 194 AI 273 OF 675 BERING MM NUMBERS OW59CO194F k OW59CO213F BOTH DATED FEBRUARY 5. 2014, ME
SUBJECT PROPERTY LIES WITHIN BOTH AE k X (UNSHADED):
ZONE AE: BASE ROOD ELEVATIONS DETERMINED.
ZONE K (UNSHADED} AREAS DETERMINED TO BE OUTSIDE ME 0.24 ANNUAL CHANCE FLOODPLAN.
16.) TRACTS E AND F ARE HEREBY DEDICATED TO ME DUAL HOLLOW HOME OWNERS ASSOCIATION FOR LANDSCAPING, ACCESS, DRAINAGE AND UTILITIES,
17.) LOTS 13 AND 14 ARE EXCLUDED FROM, AND NOT SUBJECT 70, THE OVAIL. HOLLOW HOME OWNERS ASSOCIATION. AT SUCH TIME AS THE OWNERS, HEIRS
OR ASSIGNS DESIRE TO JON THE OUAL HOLLOW HOME OWNERS ASSOCIATION, THEY MAY PETITION TO DO SO IN ACCORDANCE MTN THE OUAL HOLLOW
COVENANTS.
18) THE PORTION OF THAT CERTAIN DETENTION EASEMENT AS DELINEATED ON THE PLAT RECORDED IN ME OFFICE OF THE CLERK AND RECORDER OF
JEFFERSON COUNTY. COLORADO, ON DECEMBER 1. 2006, AT RECEPTION NO. 2006142621 THAT LIES WITHIN THE BOUNDS OF THE OUAI. HOLLOW SUBDIVISION,
AND HEREIN NDENTIFED ON THIS PLAT AS BENC 'HEREBY VACATED BY THIS PLAY SHALL FOREVER BE VACATED, TERMINATED, AND EXTINGUISHED BY ME
CITY OF WHEAT ROM UPON RECORDATION Of THIS PUT WM ME JEFFERSON COUNTY C.fRK k RECORDER'S OFFICE.
:PARCEL NAME j
ji0UARE FEET A
ACRESi
I LOT I -
;
--- � - � I - W -- 43 - �� - _
1 14937 �
_0 .360 ;
LOT 3 I
I 15625 0
0.350
( PARCEL ACR - ES { II
TRACT A 8056) i.6a9 I
TRACT B 10878 0.250
TRACT C 2925 0.067
TRACT 0 1751 0,040
TWICE E ISSS 0.1736
TRACT F 5370 0.123
TOTAL OF
TRACTS 103041 2.365
TOTAL 0�_ 237 _ 5.458 f
IM -II Y lzm i.J 1 ,
L T it)TAL SITE 398355 9.145
PAGF. 7 OF 3
.L RAFI
PLANNING COMMISSION CERTIFICATION•
PLA4NNL COVYSVA CERIIFICAnON
P.F.CTWYFNCFD FA APPROVAL IN.S __ DAY OF
E` IKE W-. A! FM PLANNING COFAT65D/1. ____. -..
_ CWRPERSCN
CASE HISTORY
MS -06 -07
IBS -07 -01
ITS -14 -02
CITY CERTIFICATION•
A D THIS SAY DT 2014 BY THE WHEAT WOCE CRY CojK&,
OTY CtFJW "YOR
COMMUNITY DEVELOPMENT DIRECTOR
RECTOR OF KWIC WOR S
SURVEYOR'S CERTIFICATE'
1 ROBERI J. HENNESSY. A REGSTERED LAND SURVEYOR IN THE STATE OF COLORADO, DO HEREBY
CERTIFY THAT ME SURVEY OF QUAIL HOLLOW SUBDIVISION WAS MADE UNDER MY SUPERVISION AND THE
ACCOMPANYING PLAT ACCURATELY AND PROPERLY SHOWS SAID SUBDIVISION.
ROBERT J. HENNESSY. P-LS. 3458E
FOR AND ON BEHALF OF JEAN ENGWEERmC, INC.
CLERK AND RECORDER'S CERTIFICATE:
RECEPTION k'JMG'q ._
ACCEPTING FOR FILING N ME OFFICE OF THE CLERN AND RECORDER OP JEFFERSON COUNTY, AT GOLDEN COLORADO
ON THIS -_ DAY Or 2014 AT O'CLOCK.
JEFFERSON COUNTY CLERK AND RECORDED
020 QJ4i: ,.'_a h,• ,A'� „ , A -02 PAT F.NAL.OWC
EXHIBIT 2
VICINITY MAP
u -ALE 11 -SW
PAGF. 7 OF 3
.L RAFI
PLANNING COMMISSION CERTIFICATION•
PLA4NNL COVYSVA CERIIFICAnON
P.F.CTWYFNCFD FA APPROVAL IN.S __ DAY OF
E` IKE W-. A! FM PLANNING COFAT65D/1. ____. -..
_ CWRPERSCN
CASE HISTORY
MS -06 -07
IBS -07 -01
ITS -14 -02
CITY CERTIFICATION•
A D THIS SAY DT 2014 BY THE WHEAT WOCE CRY CojK&,
OTY CtFJW "YOR
COMMUNITY DEVELOPMENT DIRECTOR
RECTOR OF KWIC WOR S
SURVEYOR'S CERTIFICATE'
1 ROBERI J. HENNESSY. A REGSTERED LAND SURVEYOR IN THE STATE OF COLORADO, DO HEREBY
CERTIFY THAT ME SURVEY OF QUAIL HOLLOW SUBDIVISION WAS MADE UNDER MY SUPERVISION AND THE
ACCOMPANYING PLAT ACCURATELY AND PROPERLY SHOWS SAID SUBDIVISION.
ROBERT J. HENNESSY. P-LS. 3458E
FOR AND ON BEHALF OF JEAN ENGWEERmC, INC.
CLERK AND RECORDER'S CERTIFICATE:
RECEPTION k'JMG'q ._
ACCEPTING FOR FILING N ME OFFICE OF THE CLERN AND RECORDER OP JEFFERSON COUNTY, AT GOLDEN COLORADO
ON THIS -_ DAY Or 2014 AT O'CLOCK.
JEFFERSON COUNTY CLERK AND RECORDED
020 QJ4i: ,.'_a h,• ,A'� „ , A -02 PAT F.NAL.OWC
EXHIBIT 2
VICINITY MAP
u -ALE 11 -SW
\ r 2 300 i i I I
P
i ! , I i ; CA`P`oW 34
REC 5S4
K . 1200042621 I I I tt5 34Sbe
M00'J�T"M 5,9:7, - --A - - -- -- - -� -_ I I - -. .-.. _ _ - _. .. -t -'� V -{ -I I w n
1g,^ i �TY CAS MENT
P
z { 1 b i� BY THIS FDEDICATED D
1 S
tor $ I �I av TH6 LIT
7' r 20393 SQ. ft. 1446 Q. FT. mr r I ri Lor z Lor !
Cia I I "
o I i f?e� I 15625 1 FT.
I � 1493 Pr. I � 16 oi
11A7CHIN I *
I .I
159077
G REPRESENTS
S k MAINTENANCE I I UTILI EASEMENT TYP LOTLINE D RAINAGE ICAL
� �
t� 11, \`\ EASEMENT RFC. I � UNLESS OTHERWISE
N OT
i I I I ( I i i ti
<-
FLOOD LINE 1 1 ` /fro 087.69 !0 OE 14ERERY DEDICATED BY T1415 PLAT �'
I i DO CUME N T N SEPARATE \ i t I I I I i
\ I \ DO CUME N T R.
_��_�Q �6'_ \ � \ i I i I
L--- - - - - -I L- - -j L Rl
- - - - --
I ■ -\ �V EASEMENT
\ - -
20' SA"ER-- 10.0' DRAONAGL a UTILITY EASEMENT
90.52 , �'s'> \\ \ �� - - - N00'40'06'M 301.07' - - "
\ ` NITARY `'+ \ \ .0' WATER ON L CASEYCNT
\ \ EA_SCMENT DEDICATED BY 4p \\ SE PARATE DOCUMENT BY T HIS
s1P►RAn DOCUMENT �7r;� cu. / --- - -- QL C
UTILITY _ _ EfSE _ D _ I
DRAINAGE k �'\ `REC. /
Y' \ � � - -• " - - -- _ - - TNEIPgBY Dd'DICATBDJ 900'4G05 310.00 � WATER 10 NEnt RW MEN
REC .
. (2068142621 \ \ S.0' lNP19'S4 -E f39' R/CRT -Oi -KAY/ I SEPARATE DOCUMCNI X9345
a! 9�OO' k
REC. i_ - -�- -
Row MoN.
ri ; LOT 8 1 -+�' _ -- _ - - -� - - --- - - -
I
r I ` fEMA 70 YR 16711 SQ. ft. I 1 SZ 79 1 00 t0.0' DRAINAGE k Ul`Lm EASEMENT 67.50 I
.�" I 7RTC14Tt JlTjS THC P -OH 1
v
FLOOD ONE �-.L -� (9115 20� IOF MENTION EASEMENT REC.
in m I SANITARY SEWER \\ \ \ �� \ \ 54.50 J/ I I \S ARA DEDIC ENDi BY tI BOUNDS Or IK O NL HOLLOW' I f I � per. I j
w S AXM R+7 ,�y HE
i "' c \ / I I I REC. ! 1 I VACATED By THIS PUT AND ALSO I Cic z 'C
b' I REC. /675715 \ ` �� y �� i RELEASED BY Sr 7, I ! r e N Q
BY SEPARATE �\ \ ! ri , �' I I (SET N REC. /__
ti I MENT \, ^' Fr r --5• I f5EY NOTE 77)
ME TABLE
FINAL PLAT
LENGTH
RADIUS
Y g } c , 4 F o �gg( 1�{�� S
QI JAIL L O L L O�
�_ENTIR 1/4 CORNER Cl:r Of WwfAT RWE DATUM
CHORD LENGTH
3: E o
rOUN^ ?5' BRASS CAP CCNTR01 POINT 16`09
54.50'
n
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M. d"
NJ , RANGE Box MATCI.ES NORTH.. 703080.'7
rLE. M Pot" 01 ON LAST, 1078S4 1B
29.62'
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
3000'
1 54.50'
PAGE 2 OF 3
N5211'09'W
29.62'
_ �o o'TOD a -; 20N MC I ARIF.. A R LINDA GUBAkO R-1 ZONING J ', ,V SHEET - 3
W s 'A MAR A t ANY LO 3 ROM f SCE2NEr SEF. SHF.FT 3 FOR QUAIL A
70.95'
5450'
E:i l c SARF
<� FOUND REBAR & LDT LOT T , MPLE9AOD KNOLLS 12TH Rc LOT + ACCESS DE'TA /I, d H HIM, PkOPf' T /LAS , FOR QUA!!. ST.
$74
68.05'
t.'MIN:•M APpLEWD00 KNOLL$ 12TH FLG I L1M7C0 KNOUG 7TTN RG R[C F1531571 APPLE dJ
APPE WOOD T40pp KNOLL$ 12TH RC lA! l4 ' LOT 2J PINT OT 'C'ESS UF, TAIL d•
n AF p• .S 4 }g ( R- t i GEC y►FO < SQ. R. B G
5094'
54.50•
- - - - REC 89017556 - -97 - - 2�EBt
13281 S R .- -- REC /F1 ----- 9_ - - - - -- - - - - -- r - -- -- - - - -- 1 -- ------ -lti.Ar. sGG' _ 7 7'S9f a9zoa)- ---------- - - - - -- - - -- - - - -- L! PROPERT /E SC50
SIO'40'34'W
49.10'
- E 432.45'
65.65'
54.50'
+v' - - - 150.59- - - 1 - - - - t4Flr - - _ -10'a - - 'o,9i_ - - 2534 " -
- - - T
$5076'23'E
61 75'
]-
U
\ rl EASFMEN' 3C O'
4.00'
\ r 2 300 i i I I
P
i ! , I i ; CA`P`oW 34
REC 5S4
K . 1200042621 I I I tt5 34Sbe
M00'J�T"M 5,9:7, - --A - - -- -- - -� -_ I I - -. .-.. _ _ - _. .. -t -'� V -{ -I I w n
1g,^ i �TY CAS MENT
P
z { 1 b i� BY THIS FDEDICATED D
1 S
tor $ I �I av TH6 LIT
7' r 20393 SQ. ft. 1446 Q. FT. mr r I ri Lor z Lor !
Cia I I "
o I i f?e� I 15625 1 FT.
I � 1493 Pr. I � 16 oi
11A7CHIN I *
I .I
159077
G REPRESENTS
S k MAINTENANCE I I UTILI EASEMENT TYP LOTLINE D RAINAGE ICAL
� �
t� 11, \`\ EASEMENT RFC. I � UNLESS OTHERWISE
N OT
i I I I ( I i i ti
<-
FLOOD LINE 1 1 ` /fro 087.69 !0 OE 14ERERY DEDICATED BY T1415 PLAT �'
I i DO CUME N T N SEPARATE \ i t I I I I i
\ I \ DO CUME N T R.
_��_�Q �6'_ \ � \ i I i I
L--- - - - - -I L- - -j L Rl
- - - - --
I ■ -\ �V EASEMENT
\ - -
20' SA"ER-- 10.0' DRAONAGL a UTILITY EASEMENT
90.52 , �'s'> \\ \ �� - - - N00'40'06'M 301.07' - - "
\ ` NITARY `'+ \ \ .0' WATER ON L CASEYCNT
\ \ EA_SCMENT DEDICATED BY 4p \\ SE PARATE DOCUMENT BY T HIS
s1P►RAn DOCUMENT �7r;� cu. / --- - -- QL C
UTILITY _ _ EfSE _ D _ I
DRAINAGE k �'\ `REC. /
Y' \ � � - -• " - - -- _ - - TNEIPgBY Dd'DICATBDJ 900'4G05 310.00 � WATER 10 NEnt RW MEN
REC .
. (2068142621 \ \ S.0' lNP19'S4 -E f39' R/CRT -Oi -KAY/ I SEPARATE DOCUMCNI X9345
a! 9�OO' k
REC. i_ - -�- -
Row MoN.
ri ; LOT 8 1 -+�' _ -- _ - - -� - - --- - - -
I
r I ` fEMA 70 YR 16711 SQ. ft. I 1 SZ 79 1 00 t0.0' DRAINAGE k Ul`Lm EASEMENT 67.50 I
.�" I 7RTC14Tt JlTjS THC P -OH 1
v
FLOOD ONE �-.L -� (9115 20� IOF MENTION EASEMENT REC.
in m I SANITARY SEWER \\ \ \ �� \ \ 54.50 J/ I I \S ARA DEDIC ENDi BY tI BOUNDS Or IK O NL HOLLOW' I f I � per. I j
w S AXM R+7 ,�y HE
i "' c \ / I I I REC. ! 1 I VACATED By THIS PUT AND ALSO I Cic z 'C
b' I REC. /675715 \ ` �� y �� i RELEASED BY Sr 7, I ! r e N Q
BY SEPARATE �\ \ ! ri , �' I I (SET N REC. /__
ti I MENT \, ^' Fr r --5• I f5EY NOTE 77)
ME TABLE
DANE I
LENGTH
RADIUS
DELTA
DIORO HAf6NC
CHORD LENGTH
Ct
30.00
54.50'
O3t7720'
K10
29.62'
C2
3000'
1 54.50'
03172'20
N5211'09'W
29.62'
C3
70.95'
5450'
07475'40'
$74
68.05'
C4
5094'
54.50•
05372'54'
SIO'40'34'W
49.10'
CS
65.65'
54.50'
069D1
$5076'23'E
61 75'
C6
4.00'
54. ST
60412'32'
N2
4.00'
C7
251.54'
54.50'
26476'46'
S471D6'30'w
8077
Ce
11.05'
7.50'
05476'46'
N4273'30W
IO.Oe'
- co
is 63'
12.50'
090WOO
545 - E
17.68'
CIO
1943'
1250'
090
144419
17.65'
oil
10.85
7.56'
08217
549116'31'1
99i
C12
89.52'
54.50'
09425'40'
X54 w
°000'
C13
54.56
0lr3r09'
Surwn
69.05'
C11
!AK
1737LT'o6'
w5i'28'W
106.50'
Cis
E
99.97
01704'27'
N79'16'01'*
29.68'
C16
000'
150'41'50`
02
kwve w
53aq'
C7
54.50'
0217014
N86be'4'0
2033'
CIe
39.32' 1
118.50'
01600'38'
SW13 - JO
39.11
Cis
4359'
126.50'
OI9'44'3r
S007525'E
43.37'
C20
2.59
14.00'
011"30'01
143nllo•E
2.69'
G21
331'
14.00'
013'40'4°'
51'16'E
562
NLLS!IC
CAP RS 17689
022
6013'
'
174.50'
019'"'35'
SOM271
59.83'
C23
2635
7W'
0109'54
SW4S06 - E
1617
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1 FLOOD F� i � \
0.
R
TYPICAL SIDE LOTLR7E I I
DRAINAGE k UTILITY I
EASEM H EREB Y
I
LOT 0 (
15000 SQ. ft.
-
'
10710
149°6 SQ_ ft..
� y
' 'Q
�
( � j
__
fi
`
20' SANITARY S R \ \
EASEMENT OEDGA7f0 BY \
\ `
}
••�
7 �`� STANDARD SIDE I
,7 y , �1� Lot L'NE DRANACE 6
(
DEDIC P
Ui
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ton
1JA5 v I..I
20' SAN ;7ARY SEWER
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OEaCIliEO I
i
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1771 SQ. R.
t \
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i 1
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\
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BY THS PLAT
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v.
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T A \;
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I
1751 SQ. nt f
\\
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801
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/'�-NSrJ6'44'W LaT T
47.05'
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OEduITfO ^ ` X1
T R.O.w. ° t
OR
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Pt_S
i
i
i -T
`-
2 99' 9'0635'r SET /5x24' RESAN
( 3
2. 14{66� ft. LEGEND
T I I i lI I 01 F
ADDRESS ASSIGNED
ASSIGNED
-- �- 536 ( ( i I - - - I I- - - -� - "1 AHO t• YELLOW -
` ..\ 7756' I I N G qU LOT LINE -
` _�E NT SEX7'R ) I � - - - - _... %.LI MOl- _ _ I - 5i.0 1 v x n I EASEMENT LR4E
BOOK 7 6.6 / \ \ b�" I '6 .7'I I I I II , I Qj 1 in ¢ : S ET E PE R CITY STA ON TO BE - - - _-
PACE 158 \l '� ,L AN R Ctn - 51-105 ROAD CENTER LINE
SANITARY SEWER ` rn? 4T I 2D s 6 "' ` m AND C.R.S. 35 - 51 - 105
° EASEME \\ �i n. [: I I� I 2G' SANrtARY SEWER SUBSECTION 4 S ECTION LI . A84119721
VACATE \ �'n h `'a' I I - _ _ r -I- _1 I i i SEPARA E DOCUMEN�
REC E4 t 19727 01
t0 SE / / 5• .1 "= -
- J n U FOUND SECTION B011teflARY LINE
WT \ _'��'� u
Z ° I B+ SEPARATE l \ w; JT17• -; ^ A'7d"` ` i - I I� REC. Y� 17075 �l ft• / c I I i � � CORNER A5 f�W' -N- %2[ -WA!
LINE
I Fr- "co YR DOCUMENT 1 u� 7 ' S11i0 W N 2 DESCRIBED HEREON
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PAGE 2 OF 3
S @y FINAL PLAT t S t
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PAGE 3 OF 3
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CURVE TABLE
CURVE 9 LEMGTM RADIUS DELTA CHORD KARNG 000 U34CTH
Ct 3000' 5150' 031'3720' N20 29.62'
C2 30.00' 54.50' ON7T20' N5217'O9'W 2912'
W 70.95' 54.50• 074 S74*"51'W 6605
C4 50.94' 54.50' DMV54' S10'4034'40 A9.10'
C5 6565' 54.50' 06991'01' S50'36'23'E 6175'
C6 C00• 51.50' 0041732' N2'46'22'W 400'
C7 25,.5,' Ss.SO' 26426'48' 54 T96'30'W 80.72'
Cd 11.05' 7.50 0476'46' 11425r3D'W t008'
C9 19.63' 1250' 09090'00' S4540b6'E 17.65'
GIG 19.63' 12,50 09090'00' NN19'54'E 17.66'
C11 1085' 756' 0821700' S4998'32t 9.94'
C12 69.82' 54.50' 09475'40' X54'49'56''0' 8000'
C13 74.76' 54.50' 0769709' 53876'20'40 69.05'
C14 16461' $4.50 1 IMS' 58531'28'40 10t80'
C15 2919' 99.97' 01794'23' 47916'01'9 29.66'
C16 54.18' 150.00 020'41'50' N8t196'50'40 5189'
CI) 20.45' 54.50' 0217014' 06898 70.33'
C18 39.32' 116.50 01990'38' SSDIY2WE 39.14'
C19 43.59' 12.50 019'44'33' S8075'25'E 4137
C20 z89' 14.00 011'50'07 43671'101 2.69'
C21 131 14.00' 013'40'48' 53671'16'[ 133'
C22 60.13' 174.50 1 019'44'35' S8075'27E 59.83'
C23 16.35' 75.50' 01959'54' 580'43'06'[
I SET (5X24' REW LEGEND FENCES
O AND " YELLOW
PLASTIC CAP LOT LINE
PLS 34580
CASEMENT LINE
FE-FI MONUMET17A7XM1 TO RE - - -
� SET PER CRY STANDARDS -- ROAD CENTER LINE
AND C.R.S. 38 -51 -105 - --
SUBSECTION 4 S ECTION LI
A FOUND SECTION 6OUNDARI" LRiE
c CORNER AS RMrH1 -Of =WAY UNE
DESCRIBED HEREON --
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MONUMENT RECORDS ON 14ORT-1- 703049 56
FILE. FAST- 1052W. ?2
WEST 114 CORNER
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REC. /60023784
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SECTION 76 COO; PONT 16309
i FOUND 3.25' BRASS CAP
IN RANGE BOX MATCHES NORTH'7C306C.17
N MONUMEN' RECORDS ON EP51- 107864.18
I FILE POINT OF
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CURVE 9 LEMGTM RADIUS DELTA CHORD KARNG 000 U34CTH
Ct 3000' 5150' 031'3720' N20 29.62'
C2 30.00' 54.50' ON7T20' N5217'O9'W 2912'
W 70.95' 54.50• 074 S74*"51'W 6605
C4 50.94' 54.50' DMV54' S10'4034'40 A9.10'
C5 6565' 54.50' 06991'01' S50'36'23'E 6175'
C6 C00• 51.50' 0041732' N2'46'22'W 400'
C7 25,.5,' Ss.SO' 26426'48' 54 T96'30'W 80.72'
Cd 11.05' 7.50 0476'46' 11425r3D'W t008'
C9 19.63' 1250' 09090'00' S4540b6'E 17.65'
GIG 19.63' 12,50 09090'00' NN19'54'E 17.66'
C11 1085' 756' 0821700' S4998'32t 9.94'
C12 69.82' 54.50' 09475'40' X54'49'56''0' 8000'
C13 74.76' 54.50' 0769709' 53876'20'40 69.05'
C14 16461' $4.50 1 IMS' 58531'28'40 10t80'
C15 2919' 99.97' 01794'23' 47916'01'9 29.66'
C16 54.18' 150.00 020'41'50' N8t196'50'40 5189'
CI) 20.45' 54.50' 0217014' 06898 70.33'
C18 39.32' 116.50 01990'38' SSDIY2WE 39.14'
C19 43.59' 12.50 019'44'33' S8075'25'E 4137
C20 z89' 14.00 011'50'07 43671'101 2.69'
C21 131 14.00' 013'40'48' 53671'16'[ 133'
C22 60.13' 174.50 1 019'44'35' S8075'27E 59.83'
C23 16.35' 75.50' 01959'54' 580'43'06'[
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PLASTIC CAP LOT LINE
PLS 34580
CASEMENT LINE
FE-FI MONUMET17A7XM1 TO RE - - -
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AND C.R.S. 38 -51 -105 - --
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MONUMENT RECORDS ON 14ORT-1- 703049 56
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SECTION 76 COO; PONT 16309
i FOUND 3.25' BRASS CAP
IN RANGE BOX MATCHES NORTH'7C306C.17
N MONUMEN' RECORDS ON EP51- 107864.18
I FILE POINT OF
.- CommENCIEU T
i
I SET (5X24' REW LEGEND FENCES
O AND " YELLOW
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PLS 34580
CASEMENT LINE
FE-FI MONUMET17A7XM1 TO RE - - -
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AND C.R.S. 38 -51 -105 - --
SUBSECTION 4 S ECTION LI
A FOUND SECTION 6OUNDARI" LRiE
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MONUMENT RECORDS ON 14ORT-1- 703049 56
FILE. FAST- 1052W. ?2
WEST 114 CORNER
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SECTION 76 COO; PONT 16309
i FOUND 3.25' BRASS CAP
IN RANGE BOX MATCHES NORTH'7C306C.17
N MONUMEN' RECORDS ON EP51- 107864.18
I FILE POINT OF
.- CommENCIEU T
i
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WEST 1/4 CORNER CRY OF WHEAT
SECIION 2C RIDGE DATUM
FOUND 3.25' BRASS CAC CONTROt PC4N7
IN RANGE FOX MATCHES 76209
MONUMENT RECORDS ON 14ORT-1- 703049 56
FILE. FAST- 1052W. ?2
WEST 114 CORNER
\212'1\2' - 020 O..wt\c,!RVE Y\q A "\214 - 020 P. INk
PAGI7 3 OF 3
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REC. /60023784
=Irl-a- 25 8•1 -26-26 2�50145 t
1.97745'40
.19
' CENTER 1. 7 4 CORNEF CITY OF Ip:fCAT RIDGE
SECTION 76 COO; PONT 16309
i FOUND 3.25' BRASS CAP
IN RANGE BOX MATCHES NORTH'7C306C.17
N MONUMEN' RECORDS ON EP51- 107864.18
I FILE POINT OF
.- CommENCIEU T
i
EXHIBIT 3 - AUGUST 21, 20 14 PLAT
0QWNER'S CERTIFICATE:
WE. QUAIL PIOLLOW PATIO HWE5, LL.C, AND W -ARVUR O 8 UTA J. HILL BEING THE
OWNERS Or REA PROPEPTY CONTAI 9.145 ACRES MORE OR LESS, BEING DESCRIBED
AS FOLLOWS,
LOT 2, APPLEWOOD BAPTIST CET,IRCH SUBOWsok.
COUNTY OF JEFrCRSON, STATE Of COLORADO.
AND DEN, FURTHER DESCRIBED AS FOLLOIWS
LOTS. THE SIXTH 10 FTC, OF LOT 4, AND THE NORTH ZOO FEET OF LOT 6. APPLE%=
KNOLLS - 17N FILING, COUNTY OF JEFFERSON. STATE OF COLORADO
A PARCEL OF LAND BEING A PORTION OF APPLEMODO BAPTIST CHURCH $SUBDIVISION REC.
02006142621, AND A POSMl W
N OF APPLEOD KNOLLS 12TH FILING RED. /FO397126. BON
BENC LOCATED N THE AORTHWES' QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH. RANGE 69
WEST Of THE 6 114 PRINCIPAL WERm1All CITY OF WHAT RIDGE. COUNTY Of JEFFERSON, SATE
Of COLORADO AND BEING MORE PARTICU DESCRIBED AS FOLLOWS:
BAGS OF BEARING'S
i EARINGS ARE BASED ON THE SOUTH LINE OF THE NDRTHWF51 QUARTER OF SAID SECTION
:8. BEING CONSIDERED TO BEAR SOUTH W19'Sr WEST, A DISTANCE Of 2623.64 FEET
BETWEEN THE FOLLOWING DE SCRIBED MONUMENTS:
- CENTER OURTER LOANER SECTION 28 BEING A FOUND 3.25' BRASS CAP IN RANGE BOX
WTCR6NG MONUMENT RECORDS ON ENE WHEAT RIDE CONTROL POINT NUMBER '6309
- WEST QUARTER CORNER SECTION 28 BEING A FOUND 3.25* BRASS CAP N RANGE BOX
MATCHES MONUWEW RECORDS ON FILL WNW RIDGE CONTROL PONY RLA48ER 16209
COMMENCING AT SAID CENTER QUARTER CORNER,
THERY'E AL RFN
ONG SAO SOUTH LINE OF THE NORES7 DWYER SOUTH BITIV53' WEST. A
(STANCE OF 1 !75 70 FEE' TC A POINT WHERE THE EAST LINE OF LOT I DF SAID
APPLEWDOO BAPTIST CHURCH SUBDIVISION EXTENDED INTERSECTS SAID SOUTH UHF:
THENCE ALONG SAID EAST UNE AND EAST LINE EXTENDED NORTH 0030'57' WEST. A
DISTANCE OF 630.80 FEET TO THE SOUTHEAST CORNER OF LOT 2 OF SAID APPLEWOOG
BAPTIST CHURCH AND THE POINT Of BE:GIkiNG:
THENCE ALONG TIC COMMON LIE OF SAO LOTS 1 AND 2 SOLRH 8719'54' WEST, A
DISTANCE OF 492.70 FEET 70 THE SOWiHWFST CORNER Or SAA LOT 2,
THENCE ALONG 111E BOUNDARY OF SAID TAT 2 THE FOLLOWING THREE (3) COURSES AND
DISTANCES:
1) I SINCE NORTH 0034'34' WEST. A DISTANCE Or 60 05 FEET:
2)TtENCE NORTH 691576' CAST, A DISTANCE OF 49343 FEET:
3) THENCE SOUTH 00'30'57' IAST. A DISTANCE OF 43245 TER:
THENCE ALONG THE NORTH LINE OF THE SOUTH 10.00 FEET Of LOT 4 SAID APPLEWOOD
KNOLLS 12 FILING NORTH 0923'02' FAST. A DISTANCE OF 177.57 FEET TO THE WESTERLY
RIGHT-OF-WAY OF QMAI'', S.;
THENCE ALONG SAID WESTERLY RKAR -OF -WAY SOUTH 00'77'45' EAST. A DISTANCE OF
309.98 FEET:
TIERCE KONG n4: SOUTHERLY LINE OF THE NORTH 200.00 FEET Or LOT 5 OF SAID
APPLEWOOD KMILLS 12TH FILING SOUTH 8523'02' WEST, A DSTAWA ()1 177.28 FEET To
R[ EASTERLY LINE OF SAID LO' 1 APPLEWOOD BAPTIST CHURCH.
THENCE ALONG SAPS EASTERLY UK NORM W30'57' WEST. A DISTANCE Of 45.74 FEE.' TO
THE POINT OF BEGINNING
CONIAMNG 398.355 SQUARE FEET OR 9 145 ACRES. MORE OR LESS.
HAVE LAD OUT, SUBDIVDEO AND PLATTED SAID LAND AS PER THE DRAWING HEREON
CONTAINED UNDER THE SAME AND STYIE OF DUAL HOLUM SU?nAASKPN. A SU80MSWq OF
A PART OF TIC CRY OF WHEAT ROOF. COLORADO, NO BY RISE PRESENTS DO DEDICATE
TO THE Urr OF WHEAT RIDGE AND THE PUBLIC THOSE PgRgNS OF REAL PROPERTY
SHOWN AS RIGHT -OF -WAY. AND DO FURTHER DEDICATE TO THE CITY OF WHEAT RIDE AND
THOSE MUNICIPALLY OWNED ANC/ DR MUNICIPALLY FRANCHISES UTILITIES AND SfAWC'f5
THOSE PORTIONS Of REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSMUCTKW.
NSALUTON, OKRAMk. MAINTENANCE, REPAIR 00 REPLACEMENT FOR ALL SERVICES. M5
NCLIIDES 9U' 15 NOT LAMED TO TELEPHONE AND ELECTRIC LINES. GAS LINES. WATER AND
SANITARY SEVER LINES, MDRANTS, STORM WATER SYSEES AND PIPES. DETENTION PONDS,
STREET : -4TS AND ALL APPURTENANCES DfRCFO.
BY WILLIAM S LYONS A, AS MANAGER
QUAIL HOLLOW PATIO HOMES. LLC
6143 S. WALLOW DRIVE, SUITE 300
GREENW000 VILLAGE, CO 80m
SATE OF COLORADO )
) SS
COUNTY Of JE%fERSON )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME IRIS
__SAY OF __- AD. 20- BY___ . WITNESS
W HAND MID OFFHCML SEAL VY COWFSSON Down,
NOTARY PUBLIC
BY LEILA I HRL
AS COWERS OF LOTS 13 A140 14
3345 WAIL ST.
MEAT RIDGE. COLORADO
STATE OF COLORADO )
) SS
COUNTY OF JEFFERSON )
FINAL PLAT
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28,
TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
GENERAL NOTES: PAGE 1 OF 3
1.) PER COLORADO REVISED STATUTES SEC. 38 -51 -106 (L), ALL UNEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S SURVEY FEET. ONE METER
EQUALS 39.37 DIVIDED BY 12 U.S. SURVEY FEET ACCORDING TO THE NATIONAL. INSTITUTE OF STANDARDS AND TECHNOLOGY.
2.) ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES ANY PUB" LAND SURVEY MONUMENT. LAND SURVEY BOUNDARY MONUMENT OR ACCESSORY
COMMITS A CLASS TWO (2) NISOEMEANOR PURSUANT TO STATE STATUE 18 -4 -508, C.R.S.
3.) NOT;CE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON AN" DEFECT IN THIS SURVEY WITHIN THREE *EARS AFTEP
YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM
THE DATE OF CERTIFICAi0N SHOWN HEREON.
4.) FIRST AMERICAN TILE COMPANY, INC. FILE NUMBER 5520- 2225780. EFFECTIVE DATED MARCH 16, 2014 AT 5:00 RMI (AS 70 LOT 2. APPLEWOOD BAPTIST
CHURCH SUBDIVISION), AND FIRST AMERICAN TITLE COMPANY. INC. FILE NUMBER 5520- 2264651. EFFECTIVE DATED MAY 30. 2014 AT 5:00 P.M. (AS TO THE
MU PROPERTIES). WAS ENTIRELY REUED UPON FOR RECORDED RIGHTS -OF -WAY, EASEMENTS AND ENCUMBRANCES IN THE PREPARATION OF THIS SURVEY
5.) JEHN ENGINEERING, INC. HAS MADE NO INVESTIGATION OR INDEPENDENT SEARCH FOR RECORDED /UNRECORDED EASEMENTS, ENCUMBRANCES. RESTRICTIVE
COVENANTS, OWNERSHIP TITLE EVDENCE OR ANY OTHER FACTS THAT AN ACCURATE AND CURRENT TITLE SEARCH MAY DISCLOSE.
6.) ALL LOT CORNER MONUMENTS SHALT BE SET PER COLORADO STATE STATUTE M -51 -105
7.) BASIS OF BEARINGS. BEARINGS ARE BASED ON THE SOUTH LINE Of THE NOPTNWEST QUARTER OF SECTION 26 BEING CONSIDERED TO BEAR S 89 '
W BETWEEN MONUMENTS AS SHOWN WITHIN THIS PUT BETWEEN CRY OF WHEAT RIDGE CONTROL POINTS J16309 AND #16209.
8.) TEN -FOOT (SO'; WIDE EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL PUBLIC STREE75 AND FRONT AND REAR PROPERTY
LINES OF EACH LOT IN THE SUBDIVISION OR PLATED AREA FIVE -FOOT (5) WIDE EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL
SIDE LOT LINES OF EACH LOT IN THE SUBDAASION OR PUTTED AREA THESE CASEMENTS ARE DEDICATED FOR THE INSTALLATION, MAINTENANCE, AND
REPLACEMENT OF ELECTRIC. GAS. TELEVISION CAB,.E. DRAINAGE AND TELECOMMLJNICATHONS FACILITIES. UTILITIES SHALL ALSO BE PERMITTED WITHIN ANY ACCESS
EASEMENTS AND PRIVATE STREETS IN THE SUBDIVISION. PERMANENT STRUCTURES AND WATER METERS SHALL NOT BE PERMITTED WITHIN SAID UTILITY
EASEMENTS.
9.) THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN RAS BEEN DERIVED FROM T.NRE NAD 83 HARN STATE PLANE COLORADO CENTRAL rLPS 0502
COORDINATE SYSTEM, AND HAS A HORIZONTAL ACCURAC.: CLASSIFICATION OF 0.07 US. SURVEY FEET Al THE 95X CONFIDENCE LFVEL, AS CEFINED IN THE
GEOSPAPAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (F41OC -STC- 007.2 -1998)
70.) THIS PUT IS ON THE CITY OF WHEAT RIDGE - CURRENT CITY DARIU'. DEFINED AS FOLLOWS.
A A GROUND - BASED MONFIEO FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502.
B. VER7KAL DAT'JV USED IS THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAV088).
C. GROUND TO CRID COMBINED SCALE FACTOR IS 099974780300, SCALED FROM BASE POINT PWAC 1 (PERMANENT HIGH ACCURACY CONTROL POINT /1)
HAVING THE FOLLOWING NAD83 /92.
STATE PLANE COORDINATES: PHAC 1: NORTHING: '701258.75, CASTING. 3118217.58, ELEVATION 5
11 ) THE AREA HEREIN SHOWN AS 'TRAC7 A CONTAINS A REGULATED FLOODPIAIN AND IS HEREBY CESM,NATED AS A NON - BUILDABLE TRACT THAT SHALL BE
MAINTAINED BY THE DINNERS. SUBSEQUENT OWNERS, HEIRS. SUCCESSORS, AND ASSIGNS. A ORANAGE EASEMENT OVER THE ENTIRETY OF TRACT A 1S HEREBY
GRANTED BY THIS PUT TO THE CRY OF WHEAT RIDGE.
12.) THE STORMWATER QUALITY CEIEN74ON AREA HEREIN SHO AS 'TRACT B' SHALL BE CONSTRUCTED AND MAINTAINED BY THE OWNER AND SUBSEQUENT
OWNERS, HEIRS, SUCCESSORS ANO ASSIGNS. A DRAINAGE EASEMENT OVER THE ENTIRETY Of TRACT B IS HEREBY GRAINED BY THIS PUT TO THE CITY OF
WHEAT RIOGE. SO THAT IN THE EVEN' THAT SUCH CONSTRUCTION AND MANTENANCE I$ NOT PERFORMED BY SAD OWNER. THE CITY OF WHEAT RIDGE SHku
HAVE THE RIGHT TO ENTER SUCH DETENTION AREA AND PERFORM NECESSARY WORK, THE COST WHICH SAID OWNER, HEIRS. SUCCESSORS. ASO ASSIGNS
AGREES TO PAY. NO BUILDING OR STRUCTURE WILL RE CONSTRUCTEO 'WITHIN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTING THE
HYDRAUUC CHARACTERISTICS Of THE DETENTION AREA WILL BE MADE WITHOUT APPRCVAL OF THE DIRECTOR OF PUBLIC WORKS.
13.) THE AREAS HEREIN SHOWN AS TRACTS 'C' AND b" ARE HEREBY DEDICATED BY THIS PUT AS PUBLIC RIGHT -OF -WAY. IF, Al A FUTURE DATE, THE
CITY WISHES TO VACATE THE TRACT 'C' AND 'D' R(GHT -OF -WAY, TRACT 'C' WILL BECOME A PART OF LOT 17 AND TRACT 'D' WILL BECOME A PART OF LOT
12.
14.) PROPERTY S ZONED RESIDENTIAL -ONE (R - 1) .
15.) ACCORDING TO FEMA FIRM PANELS 194 NY 213 OF 675 BEING MAP NUMBERS 00059CO194F k 08059CO213F BOTH EATEO FEBRUARY 5. 2014. THE
SUBJECT PROPERTY LIES WITHIN BOTH AE 6 X (UNSHADED):
ZONE AE: BASE FLOW E:EVATIONS DETERMINED.
ZONE X (UNSHADED): A4EA5 DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOOOPLAIN.
16.) TRACTS E AND F ARE HEREBY DEDICATED TO IKE GUAR HOLLOW' HOME OWNERS ASSOCIATION FOR LANDSCAPING, ACCESS, DRAINAGE AND UnUTIES.
SPECIFIC IMPROWNENS WILL BE DETERMINED BY THE DEVELOPER AND GTY STAFr. A DRAINAGE EASEMENT OVER THE ENTIRETf OF TRACT F IS HERE81
GRANTED BY THIS PLAT TO THE CITY Or WHEAT ROOF-
17.) LOTS 13 AND 14 ARE EXCLUDED FROM. AND NOT SUBJECT 70. THE DUAL HOLLOW HOME OWNERS ASSOCIATION. 47 SUCH TIME AS THE OWNERS, HEIRS
DR ASSIGNS DESIRE TO JOIN THE DUAL HOLLOW HOME OWNERS ASSOCIATION, THEY MAY PET!T!ON TO DO SO IN ACCORDANCE WITH THE OUA!L HOLLOW
COVENANTS.
18.1 THE PORTION OF THAT CERTAIN DETENTION EASEMENT AS DEUNEATED ON INC PUT RECORDED IN THE OFFICE OF THE CLERK AND RECORDER OF
JEFFERSON COUNTY, COLORADO, ON DECEMBER 1. 2006, AT RECEPTION NO 2006142621 THAT LIES WITHIN THE BOUNDS OF THE OUAL HOLLOW SUBDVTSION.
AND HEREIN INOENTIFIED ON THIS PUT AS BEING 'HEREBY VACATED BY TICS PUT' SHALL FOREVER BE VACATED, TERMINATED. AND ExTINGUISHED BY THE
CITY OF WHEAT RIDGE UPON; RECORDATION OF THIS PUT WITH THE JEFFERSON COUNTY CLERK k RECORDER'S OFFICE. 1 FIT nATA TART F
DEED OF TRUST HOLDER'S ACKNOWLEDGEMENT:
� PARCEL NAME SQUARE FEETI ACRES
LAT 1_ _ 115 0.378
iLOT 2 _ 17081 0.392
LOT 3 18959 1 0.433
LOT 4 22044 0.506
LOT 5 16039 0.36e
LOT IS 1"10 0 -331
LOT 7 17712 0,4071
L EFT L EFT 8 - 15000 0.344 I
LOT 9 1.4966 I 0.344
'LO 17075 j 0.
T 10 392
- L ____ ..}-
L?L2 1 204e7 I�-- -0.470
LOT 12 1 0.3
(LOT 1.1 23281 1 0.5341
t'
A 9
D
a1LNM�
..`.YN■
CASE HISTORY
,N'IS -06 -07
WS-07-01
DVS -14 -0-
PLANNING COMMISSION CERTIFICATION: CITY CERTIFICATION:
PLANNING COMMISSION CERTIFICATION APPROVED THIS - CAY CF __ 2014 BY THE WHEAT RIDGE CRT'
RECOMMENDED FOR APPROVAL THIS - CAS OF 2014, COUNCIL.
BY THE WHEAT RIDGE PLANNING COMMISSION. ATTEST
CHAIRPERSON
CITY CLERK
CONWNGV DEVELOPMENT D;REC7DR
DIRECTOR OF p Lifli F WORKS -
�1
I
■
(,Y
SURVEYOR'S CERTIFICATE:
I ROBERT J. HENNESSY. A REGSTERED LAND SURVEYOR IN THE STATE OF COLORADO. DO HEREBY
CERTIFY THAT NE SURVEY OF QUAIL HOLLOW SUBDIMSION WAS MADE UNDER MY SUPERVISION AND THE
ACCOMPANYING PUT ACCURATELY AND PROPERLY SHOWS SAID SUBDIVISION
PARCEL NAME
TRACT A.._..__
TRACT B
TRACT C -
TRACT D
TRACT E
TRACT F
TRACT G
82156
,ae7e
- 2925
1751
1548
5 362
$466
1.886
0.250
THE W'.ERESTS OF THE LNOERYGNED LIEN HOLDER N PE
THE PROPERTY PLATTED FEREEN
ARE SUBORDINATED TO SUCH FEE SIMPLE DEN AND GRANTS OF EASEMENTS TO
THE Cm Of WESTWNSTER AS ARE DEPICTED OR REFERENCED HEREON
COMPANY: MEGASTAR FI NANCIAL AFFILIATES. AN ARKANSAS CORPORATION
VLGKSTAR FINANCIAL AIFLIATES, AN ARKANSAS CORPORATION
AND vCARiHUP 0 HL.L NOTARY'
STATE OF
)SS
COUNTY Or --- , - - --�
NE FOREGOING INSTRUMENT WAS ACKNOWLFDCED BEFORE ME THIS _- DAY OF , 2074,
BY
MEWSTAR FINANCIAL AFFILIATES. AN ARKANSAS CORPORATION
WITNESS MY HAND AND SEAL
MY COMMISSION EXPIRES
THE FOREGOING INSTRUMENT WAS AFKNOWLFDGLD BEFORE ME rNIS
_-JAY OF A.D 20__ BF.__ __.. WITNESS W HAND
AND OFTICML SEAL. W COMMISSION EYRIES:
ROBERT J. HENNESSY, P.L.S. 34580
FOR AND ON BEHALF OF JE:HN ENGINEERING. INC.
U.U4U I
___j CLERK AND RECORDER'S CERTiFiCA
0.036 1 RECEPTION NUMBER
_T ACCF'PONG FOR FILING IN THE OFFICE OF THE CLERK AND RECORDER OF JEFFERSON COUNTY, AT GOLDEN COLORADO
0.123 1
ON THIS _ -_ -- DAY OF - 2014 AT - - O'CLOCK.
T. , - --
VIAL I JEFRSON CLERK AND RECO RDER
RAG E ,,,oea f 2.� FE COUNTY
1 ,
)781.�f_L9J ZW3"' 5.279_
sAHT_f#_VWY + ' . __ 57338 1 1 `.2 \7!4 -020 OUNL \SURVEY\PLAT\214 .. 111: S ".A •.1W NF,W TQACTS.JWG
)SK- SQL.__.. _. 39e355_ .H.3liJ 10 REV,S!OH6
Sw T4'SUNnr,W W RAP 9.
EXHIBIT 3 ,� °. 4X [Li _ Idn^4µ _A
- - xf6W9TiB+S /RIFF'
AIYNIA CSI Im@
PAGE L OF 3 W 7L0; 4T34p16 FAXfIIJ.. Ml411°
VICINITY MAP
SCALE: 1•_500
FINAL PLAT
QT A I I ITA 0 T j 1-1 0 11 It '.
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PAGE 2 OF 3
a R- 1 ZONING R zON1NG AR!HG+7 A A _!NDA G18BARD R I ZONiNC / ,. SEE - I/EF."I` .J
� 3 'r OLa1D REBAR & 'ADel MOrr'U. O'TOOtE ! MARK 4 & AMY C SARES �. LOT 3 'EROVE F' SCEZNE`! f FC1K G'A /I, ST.
'Ot 2 AP W000 KNOLLS 12N FLG LCT a
�u T.,5' ALU"LlI! ` APPI,L'W000 KNOLLS 2TH FIG REC /Fl5325 ?1 - WOOD KNOi.LS +2TH FLG 575 till - f Fl
PES 118 REC /F15732t2 RE.. PF0397126 Y3Ee SG�P_[,-- __ - -_ - I69Y4 S�R
;11 AP APPLFWOOD KN OLLS 12TH FIG T AC SS UETAIL
/ _ REC 7178902. 7886--__.___ ____..__..�_..._____:.__,,;,,,. : aOr+oG' !y7 ^J'i- _____- -__ }. - i - -_�_ ___ '^� PROPE'KT /L
- - -_- __ ll/
i S00'30'57`E 432.45' - 6400'30'57 W
_ _ _ 72 636.80'
71 1 0' _ r ' + 66' .- - _ _. - .__ _ - E ?.2.6 - _ - _95.26'. - - - - - -.._r i- - ..._ -F-• \
•F- -� DRAINAGE & - T 155.52' / �r I I �i »0 RE BAR &
J14.!TY EASEMENT \ JYt�1ir EASEMENT 30V I I /_ i 1 YELLOW !C
{\ z:EREB" OED4'ATED r 6{66 SY. R. �' O I LLOw P LS }cy94
/ YE P
REC. 62006142621 \ \ BY TH5 PLAT 1 095" ! POINT IN OF
4041'.70 ; \ I L f
LOT 3
18958 SQ. FT. 1 4
22o{4 SQ. 3'r. , I I LOT
5' SIDE LOT LAE DRANAGE & " MMI SQ. FT.
�b I ' , + ut1LfN £45£04£64; (TYPICAL I 133Jf0 / LOT I
3'• 'A'! '�' ' HATCHiNC REPRESENTS \ \ UNLESS OTHER*W NOTED) I 18633 �' F!3'.
PORTION OF LENA GULCH '1 NEW. OED!CATEp BY T41S PLAT /
ACCESS & MA;NENANCE \ / (3.750) I
I , EVA :EO 8
�T: ll EASEMENT REC. \ / 1 I C ': e ki `W W
I N '1 020269 VACATED E BY
UN +J
`LOOC• E 1 REC. 5
` SEPARATE DOCUMENT
- - L - - - - --
�
Y �l13J(1E_tg2,� -F •� /'JJti \ \� - - - - �'- -1 100' DRAINAGE & UTIii EASrMFNT n
! l t ate- 1 50114'IO W �fy
\ ROp.W'061t
WATER uNE EA5EMENT I
+U• -1--� 1 t . !`� t J / DEDICATED BY HEREBY OED;CATEO I
i \ L y s SEPARATE DOCUMENT- BY IHIS PLAT 5,. _� _ _ _- _ -
1 1 Q3J, - 13' Ql/AIL COURT_ �1 _ _ _
DRAINAGE & \ Tjye&,RY DEDICA733DJ 390'40'06'£ N&W wA,F.R UNE EASEMENT ROW NON
UTIutY EASEMENr ` \ 2D' EASEME SANIT SEWER- �, - i DEDICATED BY 9345 !
- REC. 200614262 1 \ `' \ FASEME »i OEDIC<TED RY /bJ' RfGHT -O /' 22.47) -
d ` d , T9'SCE SEPIRATE DOC
SEPARATE UMEN! SEPARATE OOCUkE1 :T
REC. tl�_...__._. ._ LOTS ROW MON. • REC. I - ----------
'+ i 16057 + /� J
EVA !00 YR / SQ. PT. /9346 --c x7.30'_ O ;
.P F \ 3445/
I I 52.79 10000 100' ORAI7NGE & UTLU� EASEMENT
FLODD UNE 1 \ T'1i RCATNd'IEATi1. PORTIO
OF DETENTION EASE
\ 1 I MEN T REC. l
N EIL E= A
TDEd� ^ T
ED BY I BOUNDS OF THE QUAIL HOLLOW I 0,,
2 „ I SIU7rARY SEWER 11 , � \ ) \ / + I I
SEPARATE DOCUMENT I I V BY THAI 15 HEREBY TKS PLAT
RE /6157 25 { , assLTT .1 / I RELEASED BY SEPARAE AND ALSO I I i : a
1 YACAT'ED BY 1, �� ��5. I �' S' I I ICOCUMENt REC. /__- - -__ -- a
SEPARATE 1 8)
5' (SEE NO
a�J, / / TE
JWENT
,
I '700' T9 "F / ^ \ a '� L� 1 I \ c.
ti EC. WNX 570E LOT TIME ! i I I i 4 " ti
DRAINAGE & OVL;ry I LOT R , �!
4 3 I 2D' SANrt.aY Sit £R ' y 1 � /1 I 1
DEDICATE HEREON 1 � I 2. FT. I � I � �mm
o.^• 1 £' 7 �� a/� DEDICATED BY THIS PLAT a0 5
T 'A NON- STANDARD SIDE
1 '!.O EASEMENT DEDt TED t0T LINE ORNNAGE &
•� '� I DQC SEPARATE IA ENT ` 1 UTILITY j j LITY EASEMENT 1 LAT 7 I 1 LOr S
Ref ` I 17712 SQ. 6T. I t
n m p----------- , „ ' "• �ii By HIS PLAt ATED I I 1 {986 SQ. Pr. 1 1
I 1^ tor Q
1 62166 sQArr. 1� f 1441 6t.
S .�
el SANRARY SEWER 1 - - - - ±De�oS�t z�rL 07 -
L'�ASFMENT }�16' � � ti � \ I I - t I d c?
1` BOOR 1616
AGE • 58 J am. \ 1
P ` 3'n «• 1
i�
` I SEWER 1' `3n ( I „°, ?0 I I I 20 EVEN!DKA7 E^• 9" �� '25:5' 0 00
Y 1 ( / REF 680/9721 1 I SFPMATE DOCUMENT
YACATED BY J �J
L'L 17 - 38.71' i r I �i REC. (____ -__-
SEPARATE LOT 70 1
FEMA loc YR ` S 4 5!1203 54 ! ! $� t ! c
I I DOCUMENT - - }i 15 - - - 1 - 1 8t I O 17075 SQ. Pr. S I
r IDtn FLOOrLINE (1130) TRKTC
�i RFC./' 5
_.__,___ >,
i x t I I aT`� / hi 1 1 25- Oby
.� J � AT RADNS gg
s v I I , t 20.09 I / OEDICAEO I 1 ( 25 -W Do
7
' I I POINT R.C.W. I I !#
70' "IARY SEW R , ` I I ' SEf NOTE 13 i
EASEMENT DEDICATED BY 2 . � O � 1 LOT 11
t? I I SEPARATE DOCUMENT „ 'L 10676 SQ. FT.
I I R f - --- \ �= 20667 SQ. Fr. I L - - - - - - - --- = -
- I
2 {SEE CENCRFi
EF. 00 & /1.?35 4i
Note 12 ON 1 -. - -1 t..7 -_ - - - 7Jp0�,Q6, 1�1 },g„2 - - TRIl.T D !
SHEET I) _1 (AREA OF PRIMARY 3't. ^,
FDA WAIF Ff '{ POmoN OP LOT IARRA OP PLAC SWIM SQ. fT. ) HEREBY t FCUWJ RERM &
I I PEPMA.NENT DRAINAGE EASEMf F R ROW. NT I { CuAL!7Y POND 1 19521 SQ. PTJ \ DEDICATED �1 YFLL.Ow PLASTIC
1 O S 1
REC. /6411977! ' ' t PURPOSES \ EE NO *E 2.5 L CAP PL 4594
C _ 1 ,-
t '
R. I ZONING N00'34'34W 696.
RALPH J & DEBORAH PERR+ (r M N00'34 _ W E - .C4;
01 - JN0 REBAR & BLOCK 23
-N N? YELLOW PLAS ?IC BROOKS +DE
N ! CAP PLS 17669
b O D ,' REC 985005204 r
I '.'� . ` (MR cap IAL t('N.E: 1'- 30' HC!N7
!:\ 217•' \2` -070 OJMI \SVRK Y \PLAT \2 +a -020 PLA: F•NA'. NEW ,0' CONF;G NEW TRACTSOWG
PAGE: 2 01. 3
I�
b
^w 22
m� a;
NID
04
ID �
CURVE TABLE
CENTER 1 /4 CORNFP.
C•`Y lit W +EA: 4•�1G
I
SECTION .6
=,*
04011D LENGTH
FOUND 3.25' BRASS CAP
CONTR POINT 16309
.OL
54.50'
.N RANGE 8004 MATCHES
NORTPI
2147
MONUMENT RECORDS ON
Is
EA5T.1CT88< 8
v
F'LE POINT OF
N4111'06'W
30.00'
COMMENCEMENT
61.96
54.50'
I
S"'w29'w
I�
b
^w 22
m� a;
NID
04
ID �
CURVE TABLE
LURK f
LDFGM
RADNS
DELTA
D40RD BEARNC
04011D LENGTH
C1
21W
54.50'
02452'13'
N13'W'12'W
2147
C2
30.39'
54.46'
03158'35'
N4111'06'W
30.00'
C3
61.96
54.50'
065M'.N'
S"'w29'w
36.62'
C4
5094'
54.50
05Y3234'
S10'4074'
49.16
CS
65.65
54.50'
069
S50'36'231
61.75'
06
19.01•
54.50
01959'13'
Sa7- 6'36'W
16.92'
C7
251.54'
54.W
264-6'46'
S47%'30'W
80.72'
C6
11.05
7.30
064 -6'46'
N4?W'30'W
1008'
C9
19.63
17.50
OWWO0'
545'40'061
17.66'
CIO
19.63'
12.50'
090'00'00'
N44IV54
17.60'
C11
10.85'
1.56'
06217
549738'327
9.94'
C12
69.87
54.50
094w4e
N54
80.00
C13
74.79
54.50
07&3'rW
S3679'29'W
69.05
C14
164.61'
54.50'
173SY06'
58531'269!
100 -W
013
29.79'
99.97
01704'23'
N7916'01'W
29.68'
C16
54.18'
15D.00'
020'47'50'
N60ffi'S0'w
53.69'
C17
20.36'
54.62'
021127Y
1157101'w
20.26'
018
39.32'
11850'
019W36'
5601728'£
39.4'
09
4159'
126.60'
079'4133'
S60'0251
4137
C20
7.29'
12.50'
033 2571'
TIM7117
7.t9'
C21
US
12.50
037
S31'"43'E
SOS
C22
6047
174.50
01914W
SW3527E
59.85
C23
26.35
7w It
01959'34'
560'43'06'£
26.22'
G �Nv
R -! ZONING
SET 057424' REM
FENCES
RALPH i k DEBORAH A PERRI
AND 1' YELLOW
O
PLASTIC CAP
L07 LINE
REC 185005204
PLS 34560
RIME.
POW'
C
I
325' SRASS
EASEMENT lRK
•
FOUND NOARIMENT
R -
QAO CENTER LINE
AS DESCRIBED
EAST 105780.72
LI
q -j MONUMENTATTON 10 BE
SET PER CITY STANDARDS
BOUNDARY LINE
AND C.R.S. 38 -51 -105
SUBSECTION 4 - RIGHT-OF-WAY
UNE_
FOUND SECTION
FE MA +OOYR FLOODPL
CORNER AS
I
DESCRIBED HEREON
UW=
ADDRESS AS%NEC
By CITY
RDA MON lvuv JT J+ n
R -! ZONING
15347
RALPH i k DEBORAH A PERRI
BLOCK 23
BROOKSIDE
WEST :/a CORNER
�!TY OF w!¢AT
F W
REC 185005204
Sf.CT 664 28
1 00110 ^APO
RIME.
POW'
C
325' SRASS
�ROI
VA :1
IN RANGE ,CnES di
>
NORTH 7030 56
C DNUMENT RECOR -S ON m
EAST 105780.72
FINAL FLAT
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PAGE30F3
j JEFFERSON COUNTY SCRODL D,S7 RI i WiIFRED M SUCM
1 3400 PIERSON ST L CL 4 1 S t I 8 W 33RD AV R
BRONSIDE S UBDIVISION h C { BROOKSDE SUBOA/SON
RED ('9660168 IREC 1940721705 a 94072
i C 1
- -- - - _ _QUAIL_ STREET
ejw=5C 30' RIGHT -OF -RAY) ROW
14344 1
5(10'97'45 'F 30398' 945 19.55'-. 30A6' -. ,613'1
{ N ry
- U
a
REC ►__
REC 1_-
LOT 13
2s281 SQ. FT.
0313)
JMITS OF 100
YR. FIOODWAY --
REC. /80023784
DRAINA..F. AND
OTILPY EASEMENT
HEREBr DEDICAtE0
BY 7.+4 aLAT
SC. SC'SY[ 130.911; ;1• FASE FNI
'2S 2F
��
CTI 0 MIEAT IT=
bOT 2 TRAIT f,
5 a I
10' LACE EASEMENI
U10R0 LEnc
h (
PEC. 60023
i
5450'
IN RANOE BOIf MAtC14E5
TO BE VACATED.
FERM:NATEO. AND
`
W
E%TiNOUS -'E0 9`.' I'F
i
:I,
RECORDiNC OF TH,S
L07 I2 1
n
P At
16224 SQ. R, i
C I I b
R I ,a
fA1 /27.VG AD DRESS)
C4
50.94'
I 00' UTILITY
'c"
i0
_ DRaNACE
EMENi
s .
q
85.65'
JMITS OF 100
YR. FIOODWAY --
REC. /80023784
DRAINA..F. AND
OTILPY EASEMENT
HEREBr DEDICAtE0
BY 7.+4 aLAT
SC. SC'SY[ 130.911; ;1• FASE FNI
'2S 2F
W ><
LIMONU SCALE: I'- 30 HOR+
REC. ►20! ?09381C �
��
CTI 0 MIEAT IT=
bOT 2 TRAIT f,
5 a I
17051 SQ. 9T. 64670 SQ. FT.
U10R0 LEnc
f'OUNO 3.75 BRASS G1P
ED•N IRDL "0"' !6309
5450'
IN RANOE BOIf MAtC14E5
W ><
LIMONU SCALE: I'- 30 HOR+
REC. ►20! ?09381C �
��
CTI 0 MIEAT IT=
I
SECTION ;8
i
U10R0 LEnc
f'OUNO 3.75 BRASS G1P
ED•N IRDL "0"' !6309
5450'
IN RANOE BOIf MAtC14E5
OR 7680.1)
R10.!i_OF -WAY'
f20EME0911609
MONUMENT RECORDS ON
EAS IC 7884.'8
i
REC.
N41'31'99
30.00'
W
p
61.90
5454
t _ k; � w A.
R I ,a
56.62
C4
50.94'
REC:.
1800.37841
5,0'40'34'W
49.10
570'1�'
85.65'
54 50'
06941'01'
550
61 75'
C6
t9.0
54.50'
50'.1'30'5 79.06' -
398'
1 �(}}_-.
16.92'
C7
251-54'
1
32 6'
1bS
1
45.74'
'Ot_IND REAAR A
11.05'
S6:.Ofi
.OT I ,
16469
c4GW PLASTr-
;AP
C9
S HEFT 2
POINT OF
AECINNING
090700'00'
I
_
CIO
19.63'
1258
CURVE TABLE
CENTER 1/4 CORNER
CTI 0 MIEAT IT=
I
SECTION ;8
DATUM
U10R0 LEnc
f'OUNO 3.75 BRASS G1P
ED•N IRDL "0"' !6309
5450'
IN RANOE BOIf MAtC14E5
OR 7680.1)
pj
MONUMENT RECORDS ON
EAS IC 7884.'8
54.46'
F;LE. POINT OF
COMMENCEMENT
I
N41'31'99
CURVE TABLE
QIR4 ►
tF7KTN
RA0975
DELTA
DIM WW AR
U10R0 LEnc
C
23.66'
5450'
02451'IY
N13D5'12'W
21.4;
C2
3539'
54.46'
03158'35'
N41'31'99
30.00'
W
p
61.90
5454
063'04'34'
56936'29'W
56.62
C4
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PAGE 3 OF 3
EXHIBIT 4 - RENDERING OF LOT I I LAYOUT
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WS -14 -02 /Quail Hollow
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Planning Commission 14
WS -14 -02 /Quail Hollow
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Planning Commission 14
WS -14 -02 /Quail Hollow
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WS -14 -02 /Quail Hollow
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WS -14 -02 /Quail Hollow
♦
City of
1� 9 CIOMAAMUNay Wheat
DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission
CASE MANAGER: M. Reckert
DATE OF MEETING: August 21, 2014
CASE NO. & NAME: WZ- 14- 06/Yukon Grove
ACTION REQUESTED: Approval of Planned Residential Development (PRD) zoning and
an Outline Development (ODP)
LOCATION OF REQUEST: 7671 W. 32 Avenue and 3299 Wadsworth Blvd
PROPERTY OWNER: Jefferson County
APPROXIMATE AREA: 3.48 acres
PRESENT ZONING: Residential -Two (R -2)
COMPREHENSIVE PLAN: Neighborhood Buffer area
ENTER INTO RECORD:
COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS
ZONING ORDINANCE DIGITAL PRESENTATION
SIIfC'
Planning Commission
WZ -14 -06 /Grove 21
All notification and posting requirements leave been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
This application is for approval of a zone change from Residential -Two (R -2) to Planned Residential
Development (PRD) for property located at 7671 W. 32 Avenue and 3299 Wadsworth Boulevard
with an Outline Development Plan (ODP).
The Planning Commission originally reviewed this case on June 19, 2014 and recommended approval.
Subsequent to that hearing but prior to City Council, the applicant realized that several of the proposed
lots could not accommodate certain home models due to the maximum building coverage of 40%
which was included on the ODP as a development standard. The applicant is requesting the maximum
building coverage for the project be increased. Staff has concluded that this is a substantial change to
the ODP and therefore has referred it back to Planning Commission for their input. All other
components of the June 19 ODP remain the same. (Exhibit 1, Original staff report for June 19, 2014)
Attached also are a copy of the minutes from June 19, 2014 (Exhibit 2, PC minutes)
II. PROPOSED MODIFICATION TO BUILDING COVERAGE
The City's planned development approval is a two -step process. The first step is for the zone change
and approval of an Outline Development (ODP). The ODP document establishes permitted uses and
development standards for the property. The ODP also contains a general concept plan which labels
areas of landscaping, parking, building footprints and access points.
The development standards required to be included on the ODP include the following: a list of
permitted land uses, minimum lot size, minimum perimeter setbacks, maximum building height and
minimum lot coverage.
When analyzing the development standards for a new planned development, the most closely related
straight zone district is typically referenced as a starting point for negotiating standards with the
developer. As an example, if a developer was requesting a zone change and ODP approval for a large
lot single family project, staff would initially reference the standards in the R -1 zone district for
setbacks, lot coverage, etc.
The proposed minimum lot size in the subject project is 3500 square feet with a minimum lot width of
45'. Proposed lot sizes on the ODP plan vary in size from 3519 sf to 6192 sf. The smallest single
family zone district in the straight -zone districts is R -1C. The R -1C zone district requires a minimum
of 5000 sf of lot size with 50' of lot width. The maximum lot coverage of 40% is a standard used
throughout the residential zone districts (R -1 B, R -1 C, R -2, R -2A, R -3 and R-3 A).
Planning Commission 2
WZ -14 -06 /Grove 21
The applicant has provided an exhibit whereby the lots are laid out with home model templates
identified to illustrate where the increase in building coverage would be applicable. (Exhibit 3, Lot
coverage analysis) According to this information, the lots which an increase in lot coverage would
benefit are those which would have single -story ranch homes or Model A on the graph. According to
the figures provided, the maximum estimated building coverage would be 46.45 %. The applicant has
provided modified language in Note 2 on the front sheet to address the needed increase in building
coverage. (Exhibit 4, revised front sheet of ODP plan set)
Staff has considered the potential impact on the development and the surrounding neighborhood and
has concluded that the proposed single story models will complement and be consistent with the single
story neighborhood to the west. Staff has also concluded that the increase in building coverage is
negligible and will not be easily identified on a lot -by -lot basis.
However, the language in Note 2 should be modified to remove the reference to an average in the
development of 40% as this would be difficult to administer and track. Staff also feels that 48%
should be increased to 50% and be applicable to only single -story homes. Two -story homes would
still need to meet a maximum of 40 %.
III. STAFF CONCLUSIONS AND RECOMMENDATION
Staff has concluded that the proposed Planned Residential Development zoning and accompanying
Outline Development Plan are consistent with the goals and policies of the City guiding documents
including the Wadsworth Subarea Plan, the Neighborhood Revitalization Plan and Envision Wheat
Ridge. Staff further concludes that the proposed zoning and density provide a logical land use
transition between Wadsworth, the surrounding higher density developments and the low density
neighborhood to the west. Because the proposed zoning and ODP meet the criteria used to evaluate a
zone change, a recommendation of approval is given for Case No. WZ -14 -06 with the conditions listed
below.
With regard to the increase in building coverage, Staff has concluded that the increase for single story
home models should be negligible and could encourage construction of ranch -style homes which
would complement the neighborhood to the west.
Staff has provided suggested motions which reflect the Commission's motion made at the June 19
public hearing and added a condition of approval regarding the increase in building coverage.
IV. SUGGESTED MOTIONS:
Option A: "I move to recommend APPROVAL of Case No. WZ- 14 -06, a request for approval of
zone change from Residential -Two (R -2) to Planned Residential Commercial Development (PRD)
zoning and an Outline Development Plan (ODP), on property located at 7671 W. 32 Avenue /3299
Wadsworth Blvd for the following reasons:
1. The proposal is consistent with the City's guiding documents including the Wadsworth
Subarea Plan, the Neighborhood Revitalization Strategy and Envision Wheat Ridge.
2. The proposed zoning and density provide a logical land use transition between Wadsworth, the
surrounding higher density developments and the low density neighborhood to the west.
Planning Commission 3
WZ -14 -06 /Grove 21
3. The proposal meets the zone change criteria.
4. All requirements for an Outline Development Plan have been met.
With the following conditions:
1. Additional architectural design be required and reviewed at the time of SDP.
2. The schematic detail for Lots 7 — 20 must be revised to more accurately represent the larger,
narrower lots.
3. The developer is encouraged to work with the City Forester to create a tree friendly plan with
consideration of old and new plantings.
4. The developer work with City staff to add a crosswalk on Yukon Court.
5. Note #2 under Development Standards be modified to indicate that ranch home models are
allowed a 50% building coverage and two -story homes have a maximum of 40% building
coverage."
Option B: "I move to recommend DENIAL of Case No. WZ- 14 -06, a request for approval of zone
change from Residential -Two (R -2) to Planned Residential Commercial Development (PRD) zoning
and an Outline Development Plan (ODP), on property located at 7671 W. 32 Avenue /3299
Wadsworth Blvd for the following reasons:
1.
2.
3. 11
Planning Commission 4
WZ -14 -06 /Grove 21
Exhibit 1, i report
M
Planning Commission
WZ- 14- 06/Grove 21
or City of
"�9 W heat Ijge
COMMUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission
CASE MANAGER: M. Reckert
DATE OF MEETING:
June 19, 2014
CASE NO. & NAME:
WZ -14 -06 /Grove 21
ACTION REQUESTED:
Approval of Planned Residential Development (PRD) zoning
and an Outline Development (ODP)
LOCATION OF REQUEST:
7671 W. 32 Avenue and 3299 Wadsworth Blvd
PROPERTY OWNER:
Jefferson County
APPROXIMATE AREA:
3.48 acres
PRESENT ZONING:
Residential -Two (R -2)
COMPREHENSIVE PLAN:
Neighborhood Buffer area
ENTER INTO RECORD:
COMPREHENSIVE PLAN
CASE FILE & PACKET MATERIALS
ZONING ORDINANCE
DIGITAL PRESE NTATION
Site
Planning Commission
WZ -14 -6 /Grove 21
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
This application is for approval of a zone change from Residential -Two (R -2) to Planned Residential
Development (PRD) for property located at 7671 W. 32 Avenue and 3299 Wadsworth Boulevard.
The City's planned development approval is a two -step process. The first step is for the zone change
to PRD and approval of an Outline Development (ODP). The ODP document will set allowed uses
and development standards for the property. The ODP also contains a general concept plan which
labels areas of landscaping, parking, building footprints and access points. The ODP approval requires
a public hearing in front of each Planning Commission and City Council. City Council is always the
final authority for approval of zone changes so Planning Commission will be making a
recommendation.
The Specific Development Plan (SDP) and plat is the second step of the process which focuses on the
details of the development such as final drainage, street improvements, architecture and final lot
layout.
The applicant is requesting approval of the zone change to allow the construction of a twenty -unit
small lot, single family neighborhood. (Exhibit 1, Letter of Request)
II. EXISTING CONDITIONS/PROPERTY HISTORY
The site is located at 7671 W. 32 Avenue and 3299 Wadsworth Boulevard and both properties are
zoned Residential -Two (R -2). Neither property has ever been platted. (Exhibit 2, Aerial photo)
Surrounding properties include a variety of Land uses. To the west are parcels also zoned R -2
including single and two- family homes. To the southeast at 32 and Wadsworth are two multifamily
apartment complexes zoned Residential -Three (R -3). Immediately to the north, the property is
bordered by the Rocky Mountain Ditch, across which there are additional properties zoned R -2 and R-
3. Finally, to the south across W. 32 Avenue is Crown Hill Cemetery which is outside of the City of
Wheat Ridge boundary and is part of unincorporated Jefferson County. (Exhibit 3, Zoning map)
The subject parcels both have unusual shapes and each currently have vacant houses built around
1930. The total size of the two sites combined is 3.48 acres. The property at 7671 W. 32 Avenue is
long and narrow with about 110 feet of street frontage along W. 32 Avenue. The property at 3299
Wadsworth is essentially a flag lot. The main portion of the property is rectangular with the exception
of the northern property line which is angled and parallel to the Rocky Mountain Ditch. The southeast
corner of the property includes a "pole" portion which extends east to Wadsworth and provides 60 feet
of street frontage. The property is heavily wooded but most of the trees are cottonwoods and Siberian
elm suckers, which are species the City encourages. (Exhibit 4, Site photos)
The property was subject to a prior land use application. Case No. WZ -05 -13 was a request by
Jefferson County Housing Authority for a zone change to PRD for construction of 42 multi - family
Planning Commission 2
WZ -14 -6 /Grove 21
dwelling units in multiple structures. Planning Commission reviewed this request at a public hearing
held on March 2, 2006. Planning Commission gave a recommendation of denial for the following
reasons:
I . This is a high- density project that is not compatible with the existing neighborhood. This is
not a reason to degrade the neighborhood from R -2 zoning.
2. This project is not compatible with the recent 2020 Plan that recommends more strong
households to upgrade Wheat Ridge.
3. This area has a high vacancy rate in both homes for sales and units for rent in the Jefferson
County /Wheat Ridge areas. There are plenty of houses for young people to purchase a
starter homes.
The application was subsequently withdrawn and did not proceed to City Council public hearing.
II. OUTLINE DEVELOPMENT PLAN
Attached is a copy of the proposed Outline Development Plan which contains two sheets. The ODP
will set allowed uses and development standards for the property. The ODP also contains a general
concept plan which designates a street layout, proposed lots, building footprints and general
architectural themes. (Exhibit 5, ODP document)
The applicants have proposed two -story and raised ranch homes with front porches. Shared driveways
will reduce the impervious area in the front yards and will provide access to garages at the back of the
lots.
The neighborhood design is more urban in character and will feature smaller lots with a minimum of
3500 square feet of area. Side setbacks are proposed to be 5 feet. Front and rear yards will be modest
in size, no more than 10 feet in depth on the front with a minimum of 15' on the rear.
The properties on the southern portion of the site will be slightly wider than those on the northern
portion. The proposed public street will extend north from W. 32nd Avenue with a cul -de -sac bulb at
the north end of the site. The street would be dedicated as public right -of -way via a future plat
document.
Allowable Uses:
The property is currently zoned R -2 which allows single- or two - family dwellings (depending on lot
size), foster care homes, governmental buildings and group homes. The proposed uses are limited to
single family homes, in -home businesses and household pets. There is a restriction included
prohibiting RV and boat parking. Detached accessory structures are not allowed.
Lot size, Setbacks and Lot coverage:
Lot sizes proposed are a minimum of 3500 square feet with 50' of lot width. On the conceptual
layout, the smallest lots are Lots 1 -4 on the southern portion of the site with the smallest lot being
3519 square feet in size. The largest is Lot 14 at the end of the cul -de -sac bulb with 6980 square feet
of area.
Building envelopes are shown which depict minimum setbacks. Proposed setbacks are 10' from the
front property line, 15' from the rear property line and 5' on the sides.
Planning Commission
WZ -14 -6 /Grove 21
Maximum building coverage is 40% which would allow a maximum of a 1400 square foot structure
pad on a 3500 square foot parcel. On Sheet 2, schematic layouts are shown which depict building
setbacks, house locations and the shared driveways. The detail for Lots 7 — 20 must be revised to
more accurately represent the larger, narrower lots.
Maximum building height allowed is 35' which is consistent with all residential zone district
classifications in the City.
Parking
Each of the homes will have an attached two car garage accessed via a shared drive reducing the
amount of impervious surface in the development. On- street parking will be allowed on the eastern
side of the southern portion of the street. Parking on both sides of the street will be allowed on the
north.
Section 26 -501 of the City's zoning and development code requires that two spaces per dwelling unit
be provided when there is street parking available. Staff concludes that the parking is consistent with
the city code.
Street System and Drainage
The development gains access from a single cul -de -sac extending north from 32 Avenue. The street
sections being required by the City are detailed on Sheet 2. The southern portion of the street will
have 48' of right -of -way with detached 5' sidewalk and a tree lawn on the western side with no
parking allowed. The eastern side of the street will have curb and gutter with a 5' landscaped buffer
without a sidewalk but parking will be allowed.
After the "bend" in the street, the right -of -way width increases to 59'. Both sides of the street will
have curb and gutter with a 5' tree lawn and a 5' detached sidewalk. Parking will be allowed on both
sides of the street on this wider stretch. The Wheat Ridge Fire Protection District has reviewed these
street sections and has indicated that they have adequate room for maneuvering through the
development. As such the additional access point from the "leg" that extends east to Wadsworth is
not required for emergency access. The street designs are consistent with the Streetscape Design
Manual.
Public Works has reviewed and approved a preliminary drainage study. The lot is relatively flat. As
such, the drainage system has been designed to split the flows between the north and south portions of
the site. The stormwater on the south part will be directed to a detention pond adjacent to 32 Avenue
(Tract C on page 2). Another pond will capture flows on the north side in a pond labeled Tract B. The
outlet from this pond will release to a pipe system bored under the Rocky Mount Ditch and release
onto the property to the north. A preliminary agreement has been made with that property owner
which will be finalized at the time of SDP and plat.
Another smaller pond will be located on Tract A which is the "leg" that extends east over to
Wadsworth. The remainder of Tract A will be utilized for an amenity such as a community garden for
the development. The southern 30' of the Tract A will be paved to accommodate the looped water
system required by Consolidated Mutual. It is not required for emergency fire access but could
provide pedestrian access over to Wadsworth. All three tracts will be maintained by the Homeowners'
Association.
Planning Commission 4
WZ -14 -6 /Grove 21
Proposed Density and Relationship to Surrounding Area
The proposed density for the project results in a gross density of 5.75 dwelling units (du's) per acre.
This figure includes street right -of -way. When street right -of -way areas are removed from the
calculation, the net density is 8.73 units per acre.
The existing neighborhood currently contains a mix of residential densities. Directly to the south and
east of the subject properties is an existing apartment building (7669 W. 32 " Avenue) containing 33
units. This property is owned by the Jefferson County Housing authority and contains 18 dwelling
units per acre. Directly north of the site is another apartment complex addressed as 3445 Wadsworth.
This complex contains 40 du's for a density of 22.9 du's per acre.
Directly west of the site is a well - established neighborhood which contains single and two - family
dwelling units. The neighborhood extends generally from 32 Avenue to 34 Drive, between Yarrow
and Zephyr. These properties are zoned R -2. The R -2 zone district density can vary from 4.84 du's
per acre to 6.9 du's per acre depending on the mix of housing types (single or two - family).
Staff concludes that the proposed zoning and density provides a logical land use transition between
Wadsworth, the surrounding higher density developments and the low density neighborhood to the
west.
Architecture
The applicant has indicated that the homes will be designed around a "cottage theme" and will be one
and two stories in height. Design concepts include covered front porches and trim detail which will
include brackets, corbels, sills and lintels. Materials will be primarily painted lap siding. Staff
recommends that at least 50% of the front fagade have brick, stone or other masonry material.
Additional architectural designs be required and reviewed at the time of SDP. (Exhibit 6, Architectural
elevations)
1V. ZONE CHANGE CRITERIA
Staff has provided an analysis of the zone change criteria outlined in section 26- 122.E. The Planning
Commission shall base its recommendation in consideration of the extent to which the following
criteria have been met:
1. The change of zone promotes the health, safety, and general welfare of the community and
will not result in a significant adverse effect on the surrounding area.
The change of zone will not result in adverse effects on the surrounding area. The property is
currently poorly maintained and an eyesore. It has been an attractive nuisance for the
neighborhood attracting vagrants and wildlife. The new homes should have a positive impact on
the neighborhood both aesthetically and from a property value perspective.
Staff concludes that this criterion has been met.
2. Adequate infrastructure /facilities are available to serve the types 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.
Planning Commission
WZ -14 -6 /Grove 21
All utility agencies have indicated that they can serve the property with improvements installed at
the developer's expense. Should the zone change be approved, a more detailed review will occur
at the time of Specific Development Plan and plat.
Staff concludes that this criterion has been mer
3. The Planning Commission shall also find that at least one (1) of the following conditions
exists:
a. 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.
The following documents are applicable to the property and are to be used for guides when
considering zone changes.
NEIGHBORHOOD REVITALIZATION STRATEGY — adopted 2005
This document identified strategies for the city to become a "community of choice ". It
established goals for Wheat Ridge to be competitive with adjacent jurisdictions by upgrading
housing stock, increasing the variety of housing stock available, targeting underutilized
properties for redevelopment and redevelopment of the Wadsworth Corridor.
WADSWORTH CORRIDOR SUBAREA PLAN — adopted 2007
This document is considered an addendum to the Comprehensive Plan for this portion of the
city. It is intended to be used as both a short-term and long -term planning document by
providing guidance for the future development and redevelopment of properties along
Wadsworth.
The property is shown as Medium High Density Residential (brown color) on the edge of
Medium Density Residential to the west (yellow color) and Medium High Density Mixed Use
to the east (red and brown striped). In the description of land use categories, Medium High
Density Residential is defined as having 10 — 21 units per acre including townhomes,
condominiums and apartments. Medium Density Residential is defined as 5 — 10 units per
acres including single family homes on small lots to be compatible with adjacent single family
homes.
Other identified goals being met are:
1. Encouraging a gradual increase in density closer to Wadsworth
2. Preservation and enhancement of the residential neighborhoods to the east and west of the
corridor
3. Increased pedestrian opportunities
Planning Commission 6
WZ -14 -6 /Grove 21
32h d
Unincorporated
Jeffco
A
i
COMPREHENSIVE PLAN: Envision Wheat Ridge — adopted October 2009
The property is shown as being a Neighborhood Buffer (brown on the map below) on the edge
of Commercial Corridor (red). The intent of the Neighborhood Buffer designation is for
buffering and transition between low intensity residential areas and higher intensity
commercial corridors. An identified goal of this designation is to encourage investment and
redevelopment of properties.
Logically, the Primary Commercial Corridor designation relates to Wadsworth Blvd.
Wadsworth is the major north -south commercial corridor in the city and is a key target for
redevelopment of outdated and underutilized properties.
Goals identified for Neighborhood Buffer Areas include:
1. Increasing housing options
2. Promoting strong households
3. Encouraging new housing types
4. Encouraging improvement of underutilized properties.
5. Promoting pedestrian connections
6. Ensuring quality design for development and redevelopment areas
Planning Commission 7
WZ- I 4-6/Grove 21
Staff concludes that this criterion has been met.
b. The existing zone classification currently recorded on the official zoning maps of the City
of Wheat Ridge is in error.
Staff has not found any evidence of an error with the current Residential -Two zoning
designation as it appears on the City's zoning maps.
Staff concludes that this criterion is not applicable.
c. A change of character in the area has occurred or is occurring to such a degree that it is
in the public interest to encourage redevelopment of the area or to recognize the changing
character of the area.
Commercial development along the Wadsworth Blvd. corridor continues to intensify.
Wadsworth is one of the heaviest traveled corridors in the metropolitan area. On the city's
street classification plan, it is designated as a major regional arterial and carries over 41,000
vehicles per day (2009 count). Based on increased traffic and intensification of commercial
land uses, Staff concludes that there are changed conditions which make this property
undesirable for low density residential use.
The proposed small lot single family will meet several goals of the city including providing
additional housing options, providing entry level housing stock and providing a land use
transition between Wadsworth and the lower density residential neighborhood to the west.
Staff concludes An this criterion has been met.
d. The proposed rezoning is necessary in order to provide for a community need that was
not anticipated at the time of the adoption of the City of Wheat Ridge comprehensive
plan.
Planning Commission 8
WZ -14 -6 /Grove 21
The proposed rezoning does not relate to an unanticipated need.
Staff concludes that this criterion is not applicable.
V. NEIGHBORHOOD MEETING
The required pre - application meeting for neighborhood input was held on February 11, 2014. There
were approximately 20 persons in attendance (Exhibit 6, Neighborhood meeting recap, Exhibit 7, Sign -
up sheet,)
VI. 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 District: Can serve the property subject to installation of
improvements. A "looped" system will be required so a paved connection must be made to
Wadsworth via Tract A.
Wheat Ridge Fire Protection District: Can serve the property. Water plan and hydrant locations
will be addressed at the time of SDP and plat. Does not need a secondary access into the
development.
Wheat Ridge Parks and Recreation Department: Will require fees -in -lieu of land dedication
assessed at the time of final plat.
Wheat Ridge Police: Can serve the new development.
Wheat Ridge Public Works: Has reviewed and approved preliminary drainage design and a traffic
study. All requirements are being met.
Wheat Ridge Sanitation District: Has adequate capacity to accommodate development. Final
design review will occur at the SDP and plat stage.
Xcel Energy: Can serve.
VII. STAFF CONCLUSIONS AND RECOMMENDATION
Staff has concluded that the proposed Planned Residential zoning and accompanying Outline
Development Plan are consistent with the goals and policies of the City guiding documents including
the Wadsworth Subarea Plan, the Neighborhood Revitalization Plan and Envision Wheat Ridge.
Staff further concludes that the proposed zoning and density provide a logical land use transition
between Wadsworth, the surrounding higher density developments and the low density neighborhood
to the west. Because the proposed zoning and ODP meet the criteria used to evaluate a zone change,
a recommendation of approval is given for Case No. WZ -14 -06 with the conditions listed below.
Planning Commission 9
WZ -14 -6 /Grove 21
VIII. SUGGESTED MOTIONS:
Option A: "I move to recommend APPROVAL of Case No. WZ- 14 -06, a request for approval of
zone change from Residential -Two (R -2) to Planned Residential Commercial Development (PRD)
zoning and an Outline Development Plan (ODP), on property located at 7671 W. 32" Avenue /3299
Wadsworth Blvd for the following reasons:
1. The proposal is consistent with the City's guiding documents including the Wadsworth
Subarea Plan, the Neighborhood Revitalization Plan and Envision Wheat Ridge.
2. The proposed zoning and density provide a logical land use transition between Wadsworth, the
surrounding higher density developments and the low density neighborhood to the west.
3. The proposal meets the zone change criteria.
4. All requirements for an Outline Development Plan have been met.
With the following conditions:
1. At least 50' of the front fagade have brick, stone or other masonry material.
2. Additional architectural designs be required and reviewed at the time of SDP.
3. The schematic detail for Lots 7 — 20 must be revised to more accurately represent the larger,
narrower lots.
4. The developer is encouraged to salvage as many healthy trees as possible."
Option B: "1 move to recommend DENIAL of Case No. WZ- 14 -06, a request for approval of zone
change from Residential -Two (R -2) to Planned Residential Commercial Development (PRD) zoning
and an Outline Development Plan (ODP), on property located at 7671 W. 32 Avenue /3299
Wadsworth Blvd for the following reasons:
I.
2.
3."
Planning Commission 10
WZ -14 -6 /Grove 21
Exhibit 1, Letter of Request
Grove 21 at Wheat Ridge
-Overview -
This project will consist of 21 single family homes gathered around a new street running off of 32 Avenue
West of Wadsworth Blvd.
Currently the site is owned by Jefferson County and is surplus property that was proposed for a multi family
project It was submitted to the City in and subsequently withdrawn in 2006 / 2007.
We feel that this proposal creates a buffer between the Hilltop Apartments and the single family & the duplex
homes immediately to the West.
Figure one, attached, shows the current character of the site. The 3 existing single family houses and
outbuilding are derelict and provide haven for squatters and present a danger to the children living adjacent,
-Why change the zoning -
Currently zoned R -2 (9,000 SF lots). The site does not lend itself to the larger single family homes that such
zoning would mandate The proximity to Wadsworth Blvd and the adjacent multi family projects suggests a
higher density and moderately priced neighbourhood. Utilizing this parcel as a transition between Wadsworth
Blvd and existing R -2 is the appropriate solution.
The proposed community will promote an active lifestyle and neighborhood interaction by utilizing a village
concept that is walker friendly and invites interaction by reduced front setbacks and front porches on each
home. In addition, the shared driveways minimize the impact of automobiles.
- Existing zone district physical character -
To the North, South, and East, older apartment complexes exist in neighboring zone districts. To the West is
Yarrow Street zoned R -2.
The rear of the community abuts a 1 acre parcel also zoned R -2 that also abuts Wadsworth Blvd- Across 32
Avenue is the Crown Hill Mortuary & Cemetery.
Close by is the intersection of 32' Avenue & Wadsworth Blvd with its varied commercial uses.
This community will be a positive addition to the character of the area. With its new construction and additional
residents, it will help revitalize an area that is a bit long in the tooth.
- Access/Traffic Patterns/Impact-
As the included Traffic Impact Study indicates the majority of the traffic generated will utilize Wadsworth Blvd
and to a lesser extent 32 Avenue. We anticipate that a portion of the new residents will utilize the Light Rail
conveniently located nearby at 13'" Avenue & Wadsworth Blvd.
With the minimal amount of additional car trips, the overall impact in the area and adjacent streets will be
negligible.
- Utilities- X -Cel Energy currently serves the site for Electrical and Gas. The City of Wheat Ridge supplies
Sanitary Sewer. Consolidated Water serves the Northern half of the site and they have expressed a
willingness to annex and supply all 21 homes
-Effect on Public Facilities -
Preliminary meetings have been held with the City to examine and explore services and their impact. A quick
summary:
Planning Commission
WZ -14 -6 /Grove 21
Fire- Our consultants have met with the Fire Department and no secondary access will be necessary. All road
designs meet their standards.
Police- No adverse effects are anticipated.
Water- Service lines are available on 32 nd .
Storm Water- The site will have two detention facilities for controlled release into the existing storm
Sewer. We anticipate an offsite discharge pipe running through the Northern adjacent Oak Hill partments
). The easements and agreements are currently underway.
Roadways — A R.O.W will be reserved on Wadsworth Blvd for future CDOT expansion. A R.O.W will be
dedicated on 32 Avenue and appropriate improvements made along the street frontage.
Parks & Schools — City mandated contributions, in lieu, have been discussed and are anticipated
-City Policies -
Discussions have been held with the City to adhere to all requirements for the rezone process.
A neighbourhood meeting was held on February 11, 2014 to solicit neighbourhood input. We feel that the
feedback was positive and the adjacent landowners are looking forward to the removal of the adjacent blight.
We have committed to meet the requirements for roads, setbacks, heights and associated municipal codes.
Planning Commission 12
WZ -14 -G /Grove 21
Exhibit 2, Aerial Photo
Planning Commission 13
WZ -14 -6 /Grove 21
7679 W. 32nd Ave and 3299 Wadsworth • Planned Residential Development
Exhibit 3, Zoning Map
7nnina Mao
Planning Commission 1
W Z -14 -6 /Grove 21
Exhibit 4, Site photos
View of property from W. 32 Avenue
Planning Commission 32 Avenue looking west
WZ -14 -6 /Grove 21
32 Avenue looking east
View of property from Wadsworth
Planning Commission 16
WZ -14 -6 /Grove 21
House on western portion of property
Planning Commission 7
WZ -14 -6 /Grove 21
House on eastern portion of property
Interior view of property
L - Interior view of property
Planning Commission 18
WZ -14 -6 /Grove 21
Exhibit 5, ODP document
Planning Commission 9
WZ -14 -6 /Grove 21
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Exhibit 6, Architectural design
Planning Commission 20
WZ -14 -6 /Grove 21
STREETS 'APE VIEW X MIUARY 11.704
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with about 110 feet of street frontage along W. 32nd Avenue; the size of the lot is 41,382 square feet
Z
(0.95 acres).
The property at 3299 Wadsworth is 104.544 square feet (2.4 acres) but is essentially a flag lot. The
main portion of the property is rectangular with the exception of the northern property line which is
angled and parallel to the Rocky Mountain Ditch. The southeast corner of property includes a pole
portion which extends east to Wadsworth and provides about 60 feet of street frontage. The existing
home is located on the southeast corner of the property.
Applicant/Owner Preliminary Proposal:
The applicant is proposing to rezone the property from R-2 to Planned Residential Development
(PRD) for the development of small lot single-family homes. The applicants have proposed two-story
and raised ranch homes with front porches. Shared driveways will reduce the impervious area in the
front yards and will provide access to garages at the back of the lots.
The neighborhood design is more urban in character and will feature smaller lots varying in size from
abOL10.750to4,100 square feet. Side setbacks are proposed to be 5 feet. Front and rear yards will be
modest in size, no more than 20 fieet in depth.
The properties on the Southern portion of the site will be slightly smaller than those on the northern
portion. Primary access will extend from W. 32nd Avenue with a cul-de-sac bulb at the north end of
the site. The street would be dedicated as public right-of-way.
The following is a summary of the neighborhood meeting:
• In addition to staff; 19 members of the Public attended the neighborhood meeting.
• Staff explained the site conditions, zoning in the neighborhood, and the reason for the rezoning
request.
• The applicant explained the proposed single-family development, the market conditions that
trend to smaller lots, and the village-like feel of the design.
0 The members of the public were informed ofthe process for a zone change.
• The members of the public were informed of their opportunity to make comments during the
process and at the public hearings.
0 Neighbors compared the proposed design to a previous multi - family development and were
more receptive the applicant*s single-family proposal. Concerns were related to drainage,
preservation of existing trees, additional traffic on W. 32` Avenue, and perimeter fencing.
The following issues were discussed regarding the zone change request and proposed
development:
Rim
How many lots are proposed?
The proj)osal includes 21 sing e-filmiy lols.
What is the size of the home?
The homes will rang efi 1500 lo 2000 squareftel
0 What is the price point for the hornes'?
Planning Commission 22
WZ- I 4-6/Grove 21
The homes will be around S3(t( ), 000,
• Will the homes include basements?
Some may include basements.
• How tall are the homes?
Thej will be (#
,fering tuw-story and ranch sdyles. The homes arc custom built,, so the total cif
each design will be a qfthe market, The al.?plicani isseeingan equal l)re -
bath desigms recemlj7.
• Will the homes be energy efficient?
The enerD e
,fflciencyy is ineasured in HERS (home ener�!,y rating) and consumes about 60%
the enerk ref normal home. Because the homes tire custom, the�y can include I)assivesolar
and other features at the request of the buyer.
• Has the perimeter fencing been designed?
The details ql'the (Yesig�n, such as the 4 qfI)eritnelerfincing have not yet been designed
Neighbors e'q7rcssed a prt,
ftrencefior something more durable than a cedar privaijfience,
such as masom-y or vitty/.
Will there be an HO :r
The al)plicants do not expect an 110A; each lot vill befte sinilile ownershil,),
0 What are the proposed setbacks?
The preliminarysJte plan shoics a minimum 5-
foot setback ithich is the standard minimum in
till residential zone districts. The rear setback will wny based on the shol)e q/ *the lots, The
deeper lots could include tq) to a 25 setback to maximize back J'ardspace,
• Will the trees be saved?
The tyydicants have the desire to 1:)reserve as martyr trees as 1,)ossib1c. Staf
f noted that a
required subininal will likely include an ini, and analysis ofexisting? trees on the site.
Is the theme of the architecture Victorian in nature?
The homes include a somewhat Victorian design u4thfironi I)orches and clal,)board siding that
evoke a cottage- or villoW
• How will the residents access the garages?
,Shared drivewqys and garages behind the homes tire a centralftature of the design,
Residents ivill access the side - loaded giii-agcs.li otii the street. The garages arc setback about
25ftel•oin the ivestern 17roliertiy line,
• The notification letter indicated the site is mostly vacant—what does that mean`?
There tire hvo homes and several outbuildings on the site, but they tire not current d
and the mqjori�y cif the site is undeveloped. �y oc C ul*,
• What is the expected timeline for the project?
The rezoning process alone can take 4 to 6 months, 1,Aitting and specific site design will h),
There is not jet an estimated coml,)1etion date,
• How does this compare to the previous proposal by Jefferson County for the site?
In 2005, a dif
to construct 8 residential buildings with a total of abouf 43 dwelling units. The current
1,)rol)osali,vtitttch less tlei only` 2,11(rtstitiditit°ltitlt, detached siiiglc The
Planning Commission 23
WZ- I 4-6/Grove 21
current 1,)rolfosal still rej)resents a transitional land use with inoderate density between the
inuiti-
jivnily anti commercial uses on [Vadsworth and the R-2 neighborhood to the west.
Who currently owns the two lots that comprise the site?
The property ivas jfreviouslv owned ky the{ Jet . 71-lousing , A uthorily, but now
Werson Counti
.kfterson Counq7 useh"owns the site.
• Is PRD a zoning designation and if so is there any minimum lot size in the PRD district?
A Planned Residential Development is a zone district, but it does not include co(4fied
develol-nnent standards in the same ivqy as other "straight " residential zone (Astricts. A
1,Vanned develoInnent is intended to be usedfin- unique physical conditions ora unique
develoinnent proj)osal. In this case, the unique conditions include the shape qflhe lot and the
desire to iwovide a inore urban, smaller lot develoifinent that is not considered in other
residential zone districts.
The PRD is a negotiated coning that allows a develoj)er more flewibilif ' y to propose a design
that nu�y not be perinilled in another zone district. The intent is not to circunwenl the zoning
code, and the ex1fectation is the provision of a high quality design in exchange fin- the
jlexihiliw q/
. jered h a PRA
Is each PRD established on an ad hoc basis?
Each IVanned develolwnent is reviewed individnal1v on its own merits. Staff and service
agencies will review the documents and1frovitle comments. Slqffand (Planning ("onnnission
will ill make a recommendation a 'apjn-oval or denial, bill ultimately 011� Council alyn-oves each
planned develoinnent. Because a PRD is a inore,flexible, negotiated tyjfe q1'zone district, the
oplVication includes more detail about the pt-(,)I)(,)sed design and is reviewed with more scrutinY
than other ljj)es of i right develol)tnenl.
Why are the lets SO Much smaller than the 9000 square feet required in R-2?
Housing !ly slufting awaj=fttnn large lot
jw-e Irences in the real estate market are increasing
4
suburbanhoines. Enlffty nesters, seniors, and jwung jorolessionals are seeking smaller lots
with less inaintenance but the ' v still want the independence that conies with singlefunnij
hoineoivnership. The 1,n-qposeddesign is more similar to the neighborhoods seen inStopleton,
Lower y% and Belmar that reslfond to this new pre
,lerence and increase the variety q/` housing
oj)lions in Jf Ri(4ge.
Utility, 1�)raina �
Flow will you address the abandoned ditch along the southwest perimeter of the property'?
A neigrhbor described an abandoned ditch along the west side oflots I through 6. She
explained that water rights had been sold. but the ditch had neither been backfilled nor was the
easement vacated. The al)plicants e.vj)lained Me ' v would be using surv,_,vs and title uwrk to
clean ul) and remove as many encumbrances as Ifossible. An abandoned ditch would be
included in that effort fa alfccls the subject property.
Will the development impact existing utility casements on the neighboring lots?
No, the utilities and easements on the existing lots to the ivcv/ will not be intiiocled. The neiv
develoI)tnent will include its own utility easements along the perimeters (#'each lot.
Will utilities be under rounded;'
Platining Commission 24
Cpl - I 4-6/Grove 21
Ulililies,lbr nest developments arc- 0,y,)ically required to be undergrounde.-I Xcel will be given
the chance loc, the al�7plic, AI,)pliccint8aic riot t
existing utilities in adjacent neighborhoods.
Wil drainage in the surrounding area be better or worse after the project is completed?
The 17r(,)13osal will result in on increase in imixervious surface, hoivever, the applicants will be
r(, complete a(lr(iiiieiW report cruel keep and treat cell i The
proposed site design includes two detention ponds that will discharge into the storin seiner
. ystent. The prt3I)osal will not res ult in surface runof onto neighboring prol,)erlies which may
be happening now since now drainage syslenf is in place.
• Will there be any access on or off of Wadsworth?
[Yadsivorth is a state highwaY controlled bj) CDOT The onljt access to If'odsworth will be, for
eniergenCy vehicles. CDOTwill not allow acc(,.?ssJbr several reasons, include the fact that a
iiart-oi,i prohibits construction o fe,iccelc?ratioti.ldc The topogrqf)h),�ql'
the area and the presence cif the Rocky Mountain Ditch complicate access in this area
Primary access will be qfft?f W 32" venue,
• Will a traffic signal be added at W. 35`'' .venue?
The applicants would not be responsible, or a neiv stop light at IT. 35"' Avenue because it is
not adjacent to the subject site and their project alone would not increase trqfi
ie , fie at this area.
CDOTwould have to txlrlrrove the addition qI'a trql
,fie signal in this location --nenv sigynals arc
added ivhen tra0c counts reach a certain threshold,
• Will Wadsworth be widened?
R'adsivorth Boulevard is slated to be widened in the but there is no Ihneline the
In-qject, To accommodate flit, ' future widening, the applicants will be required to ln-ovide a
22-foof wide rig:jV-q/-wqy dedication and a 4 -l w=ide reservation along the Wadsivorth
,frontage,
What can be done to fix traffic issues and the bus stop location on W. 32 nd Avenue?
The neighbors noted that curb cuts at the gas station and multi- wedolmient are too
fi�nfilj� tic
close to the intersection and make it dif f ic ult �
fficult to turn lqli (eastbound) onto W 32" Avenue, As
a result, vehicles frequently turn right (ivesibound) and turn around on Yorrow S'Ireel or by
iveaving through the neighborhood There is also a bus .stop at the gas station that
conil)licatesturiiii7ginoi area. The neighbors are concerned about this issue in
,general, and don't want to the see the issue exacerbated bJ' the newdevelol"nient,
The applicants will be required to complete a traffic study to understand the iny.,xicts of the new
develolmient. They y expect that the new road will befiar enottgh west that the residents will be
able to turn le asibound) onto W 32 "d Avenue without the same trouble experienced (it the
gas station.
Staff received no written comment prior to the neighborhood meeting
Planning Coininission 25
WZ- 14-ti /Grove 21
Planning Commission 26
WL_ 14- 6/Grove 21
Planning Commission
W -14 -6 /Grove 21
Exhibit 2- June 19, 2014 minutes
A. Case No. WZ-14-06:. A request filed by Calier Capital, LLC for approval of a zone change
from Residential-Two (R-2) to Planned Residential Development (PRD) with all Outline
Development Plan for property located at 7671 W. 32 `r Avenue and 3299 Wadsworth
Boulevard.
Commissioner BUCK AM asked for a clarification of the setbacks and inquired about the lot
on the north of the pole on the flag oil Wadsworth and what the status of that property. Ms.
Reckert stated the firont setback is I 0-teet, 5-feet oil the sides and I5 -feet on the rear and the lot
is vacant.
Commissioner DORSEY inquired about the name of the new street and asked if the developer
will develop the whole area at the same tirne. Ms. Reckert stated she didn't know what the
street name will be yet but it would follow the Denver Metro grid system and it will be decided
at the tune of plat. She deferred the development question to the developer.
Commissioner Dorsey inquired about parking; that on the south portion parking will only be
permitted on one side of the street and parking on the cul-de-sac is permitted on both sides.
Ms. Reckert stated that is correct.
Commissioner TIMMS asked if staff calculated the potential oil-street parking availability.
Ms. Reckert stated she has not done the calculation. The development meets the minimurn
parking requirements.
Commissioner TIMMS asked if staff has received any additional emails or phone calls from
the public since the public notice. Ms. Reckert replied no.
Planning Commission 7
WZ- I 4-06"Grove 21
Commissioner BUCKNAM asked if there was any discussion between staff and tile applicant
about making the west slightly shallower in depth to provide more space for sidewalks on both
sides of the street. Ms. Reckert stated that the first five lots are at the minimum of 3519 square
feet, so there would probably be a reduction of lots on that side.
Commissioner WEAVER inquired about first condition for the masonry. Ms. Reckert stated
the masonry was to upgrade the architecture.
Commissioner DORSEY inquired about the "flag pole" portion of the lot. Ms. Reckert replied
that it is 60 feet wide. The southern portion will be used for the water line looping into the
development. The water companies require a 30 foot paved easement or all unpaved 50 foot
easement.
Chair BRINKMAN inquired that since this is going to be a public street would the city plow it.
Ms. Reckert stated there is a hierarchy plowing policy and this would be a low priority. It
would be plowed into the pond.
Chair BRINKMAN asked staff to confirm that there is no flood plain related to the Rocky
Mountain Ditch. Ms, Reckert stated there is not.
Discussion continued regarding the proposed drainage system and whether the off-site
easement would vest with the owner or the property.
Commissioner DORSEY asked if the number of houses on the south side could be reduced to 5
to accommodate a sidewalk oil the east side, Ms. Reckett stated that could be discussed with
the applicant.
Applicant, Bill Fritz
10827 Bobcat Terrace, Littleton, CO 80124
Mr. Fritz spoke briefly about the history of the project. Mr. Fritz introduced his partners to
speak and answer questions,
Commissioner TIMMS inquired about the masonry condition. The applicant indicated they
envision a "cottage style" with doesn't accommodate for a lot of masonry accents.
Bob Nettleton
Project Builder
220 S. Cherry St, Denver, CO
Mr. Nettleton stated masonry requirements are not architecturally correct for cottages. He
stated masonry accents are desired without a specific percentage of coverage.
Commissioner BUCKNAM asked if Lots 1-6 could be configured to accommodate a sidewalk
on the east. Mr. Nettleton stated there is a five foot buffer between the street and the
apartments which could be a sidewalk instead of a landscape buffer
Commissioner DORSEY asked about fencing for the apartments. Mr. Nettleton stated there is
a wire fence. Ms. Reckert stated she didn't think there was enough room for a sidewalk and
fence and there is a grade change between the "C Court" to the south and the property.
Discussion on possible solutions continued.
Commissioner TIMMS stated lie didn't think there was room to extend the sidewalk around the
curve. He thought a better option was to stop it at the pavement.
Chair BRINKMAN inquired about the pipe installation under the ditch and impact on the
adjacent property. She also asked where the snow from the street would be directed.
Chair BRINKMAN asked if they can push any snow to the Rocky Mountain Ditch. Mr.
Thornbrough stated no.
Chair BRINKMAN opened the hearing to members of the audience.
Pat Hott
3330 Yarrow St.
Planning Commission 9
- 14- 06/Grove 21
Ms. Hatt spoke in favor of the development but voiced concerns with an existing easement
behind the homes on Yarrow Street and possible privacy issues. She inquired about the empty
lot to the north on Wadsworth and wanted to know what could be developed there. Ms.
Reckert stated that is under separate ownership and the applicant was encouraged to
incorporate it into the site.
Ms. Reckert stated there is a strip of land on the west side of the subdivision with unclear title.
Mr. Johnstone clarified it is a plat issue, not a zoning issue.
Frank Stites
3354 Zephyr Ct.
Mr. Stites had questions about where the setback will be in regards to the easement.
Carol Greene
3300 Yarrow St.
Ms. Greene has requested construction of a masonry privacy fence between the properties.
Mike Greene
33107 Yarrow St.
Mr. Greene stated he is in favor of the project but wants to be cautious about putting too many
restrictions on the developer. Mr. Greene is seeking feedback regarding the property lines oil
Yarrow and the easement.
Pat Hott
3330 Yarrow St.
She hopes the development will have an HOA. Chair BRINKMAN confirmed that it would.
Mark Thornbrough
Mr. Thombrough stated the easement at the rear of the property did not show up in the title
commitment. He stated the developer is intending to provide a six foot privacy fence and the
setback from the rear of the homes will be from the property lines defined in the legal
description.
Commissioner OHM asked staff if a landscape buffer is required for the paved connection to
Wadsworth and if a condition would be required for the crosswalk. Ms. Reckert stated no for
the landscape buffer and yes for the condition for the crosswalk.
Commissioner BUCKNAM asked if there is a requirement for on-street parking in a PRD. Ms.
Reckert stated this is referred to in Section 26-501. Single or two-family has a require for 4 off
street parking space if there is no on street parking or 2 if there is on street parking but it
doesn't specify ]low many on street parking spaces are needed.
Chair BRINKMAN closed the public hearing.
P
1 1004#1111 1114 W W I W KIM I
Planning Commissim 10
WZ- 14-06/Grove 21
Outline Development ' property
Wadsworth Blvd. for the following M
Commissioner BUCKNAM stated his ca cem for public safety.
Motion carried 5 -1 with Commissioner BUCKNAM voting no
Planning Commission
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WZ -14 -t 6/Grove 21
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.ARCHITECT
EXHIBIT 3
Planning Commission 13
WZ- 14 -06/Grove 21
SURVEYOR'S CERTIFICATE:
I, RICHARD A. NOBBE, DO HEREBY CERTIFY THAT THE SURVEY
OF THE BOUNDARY OF THE OUTLINE DEVELOPMENT PLAN WAS
MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE
BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN
ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES,
CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING
PLAN ACCURATELY REPRESENTS SAID SURVEY.
(SURVEYOR'S SEAL)
SIGNATURE
WNER'S CERTIFICATE/UNIFIED C ONTROL STATEMENT:
THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF,
DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE
DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES,
RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY
OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE
APPROVAL OF A REZONING TO PLANNED DEVELOPMENT, AND APPROVAL OF
THIS OUTLINE DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY
RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT
TO THE PROVISIONS OF SECTION 26 -121 OF THE WHEAT RIDGE CODE OF
LAWS,
KEVIN HERINGER, OWNER - CAUER CAPITAL, LLC
STATE OF COLORADO )
) SS
COUNTY OF JEFFERSON )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS
___DAY OF AD. 2014 BY
WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES
NOTARY PUBLIC
THIS OUTLINE DEVELOPMENT PLAN IS CONCEPTUAL IN NATURE.
SPECIFIC DEVELOPMENT ELEMENTS SUCH AS SITE LAYOUT AND
BUILDING ARCHITECTURE HAVE NOT BEEN ADDRESSED ON THIS
DOCUMENT. AS A RESULT, A SPECIFIC DEVELOPMENT PLAN
MUST BE SUBMITTED AND APPROVED BY THE CITY OF WHEAT
RIDGE PRIOR TO THE SUBMITTAL OF A RIGHT -OF -WAY OR
BUILDING PERMIT APPLICATION AND ANY SUBSEQUENT SITE
DEVELOPMENT.
COUNTY CLERK AND RECORDER'S CERTIFICATE:
STATE OF COLORADO )
) SS
COUNTY OF JEFFERSON )
I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF
THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT
GOLDEN, COLORADO, AT __O'CLOCK _.M.
ON THE __ DAY OF 2014 A.D., IN
RECEPTION NO.
JEFFERSON COUNTY CLERK AND RECORDER
(DEPUTY)
ALLOWED USES:
1. INTENT:
• THIS PLANNED RESIDENTIAL DEVELOPMENT DISTRICT IS
ESTABLISHED TO PROVIDE FOR A HIGH DUALITY RESIDENTIAL
NEIGHBORHOOD, CONSISTING OF SINGLE FAMILY DETACHED
RESIDENTIAL USES THAT ARE COMPATIBLE WITH ADJACENT
EXISTING RESIDENTIAL AND OPEN SPACE USES.
2. USES:
A. ALLOWED USES
• ONE FAMILY DWELLING
• OPEN SPACE
B. ACCESSORY USES
• HOME OCCUPATIONS
• HOUSEHOLD PETS
QUASI -PUBLIC AND PUBLIC UTILITY LINES, STORM DRAINAGE,
SANITARY SEWER AND WATER SUPPLY FACILITIES.
DETACHED ACCESSORY STRUCTURES ARE NOT ALLOWED
RV AND BOAT STORAGE ARE NOT ALLOWED.
YUKON GROVE PLANNED RESIDENTIAL DEVELOPMENT
OUTLINE DEVELOPMENT PLAN
NW '4 OF SECTION 26, T.3S., R.69W., OF THE 6 P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
I OH Q
� APPROX. SITE LOCATION
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1
I
I I
VICINITY MAP
NOT TO SCALE
CHARACTER OF NEIGHBORHOOD•
THIS PLANNED RESIDENTIAL DEVELOPMENT MEETS THE CITY OF WHEAT RIDGE CODE
REQUIREMENTS OF SECTION 26 -301C BY PROVIDING A PEDESTRIAN FRIENDLY,
SINGLE FAMILY DETACHED RESIDENTIAL NEIGHBORHOOD. THE PROPOSED
DEVELOPMENT IS A TRANSITIONAL NEIGHBORHOOD BETWEEN LARGER LOT
RESIDENTIAL TO THE WEST AND COMMERCIAL AND MULTIFAMILY USES TO THE
NORTH AND EAST. THE NEIGHBORHOOD WILL FEATURE LIFESTYLE LIVING WITH A
VARIETY OF ARCHITECTURAL STYLES INCLUDING ONE AND TWO -STORY HOMES WITH
TWO -CAR GARAGES. ARCHITECTURAL SINE OF HOMES WILL ENTERTAIN A COTTAGE
THEME, KEEPING WITH HISTORIC DESIGN ELEMENTS IN THE AREA. COVERED FRONT
PORCHES WILL BE PART OF ALL HOMES TO ENGAGE THE STREETSCAPE AND
FOSTER COMMUNITY INTERACTION. MATERIALS WILL CONSIST OF PAINTED LAP SIDING
WITH TRIM DETAILS THAT ARE ARCHITECTURALLY CORRECT FOR COTTAGE HOMES
INCLUDING BRACKETS, CORBELS, SILLS AND LINTELS. ALL HOMES WILL HAVE
EITHER STONE OR BRICK ACCENTS. COLORS SHALL BE SELECTED FROM BENJAMIN
MOORE'S HC (HISTORICAL COLORS) PALETTE OF EARTH TONE AND LIGHT PASTELS.
ALL COLOR SCHEMES WILL BE PREDETERMINED TO ASSURE A CONSISTENT
STREETSCAPE. ALL HOMES WILL HAVE ATTACHED TWO -CAR GARAGES BEHIND THE
HOME SERVED FROM COMMON DRIVES ON PAIRED LOTS AVOIDING AN OVERLOADING
OF CONCRETE AND GARAGE DOORS ON THE STREET. A COMBINATION OF RANCH
PLANS, WITH ELEVATED BASEMENTS, AND TWO -STORY PLANS, RANGING IN SIZE
FROM 1200 -1800 SQUARE FEET WILL BE THE PRODUCT MIX CREATING A VARIETY
OF SCALE AND MASS ON THE STREET. THE NEIGHBORHOOD WILL FEATURE ENTRY
MONUMENTATION SIGNAGE AND TREE LAWN ON BOTH SIDES OF THE ACCESS ROAD.
THIS PEDESTRIAN FRIENDLY WALKABLE NEIGHBORHOOD ALLOWS CONVENIENT
ACCESS TO EXISTING BUS ROUTES ON W. 32ND AVENUE. AS NOTED ABOVE, EACH
RESIDENCE WILL HAVE A TWO -CAR GARAGE, PROVIDING TWO OFF- STREET PARKING
SPACES PER LOT. ON STREET PARKING WILL ALSO BE PROVIDED. THE SOUTHERN
HALF OF THE DEVELOPMENT WILL PROVIDE ON- STREET PARKING ON THE EAST
SIDE OF THE STREET, AND THE NORTH HALF OF THE DEVELOPMENT WILL PROVIDE
ON- STREET PARKING ON BOTH SIDES OF THE STREET. THE PROPOSED PLANNED
RESIDENTIAL DEVELOPMENT WILL ALLOW FOR BUFFERING AND DENSITY TRANSITION
FROM WADSWORTH TO THE ESTABLISHED NEIGHBORHOOD TO THE WEST.
PLANNING COMMISSION CERTIFICATION'
RECOMMENDED FOR APPROVAL THIS DAY OF 2014,
BY THE WHEAT RIDGE PLANNING COMMISSION.
CHAIRPERSON
CITY CERTIFICATION:
APPROVED THIS DAY OF 2014 BY THE
WHEAT RIDGE CITY COUNCIL
ATTEST:
CITY CLERK MAYOR
COMMUNITY DEVELOPMENT DIRECTOR
GAL DESCRIPTION
A PARCEL OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION 26. TOWNSHIP 3
SOUTH, RANGE 69 WEST, OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO AND BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
COMMENCING AT THE CENTER QUARTER CORNER OF SAID SECTION 26; THENCE
S89'45'02 V' 423.03 FEET ALONG THE SOUTHERLY LINE OF SAID NORTHWEST QUARTER
OF SECTION 26; THENCE DEPARTING SAID SECTION LINE NOO'14'58'W, 25.00 FEET TO
THE NORTHERLY RIGHT -OF -WAY LINE OF 32ND AVENUE, AND THE POINT OF BEGINNING:
THENCE S89'45'02'W, 111.41 FEET ALONG SAID NORTHERLY RIGHT -OF -WAY LINE TO A
POINT ON THE EASTERLY LINE OF RIDGEVIEW ESTATES SUBDIVISION; THENCE DEPARTING
SAID NORTHERLY RIGHT -OF -WAY LINE AND ALONG THE EASTERLY LINE OF SAID RIDGEVIEW
ESTATES SUBDIVISION NOO'19'27 W, 370.00 FEET; THENCE CONTINUING ALONG SAID
EASTERLY LINE N89'45'02'E, 111.41 FEET; THENCE NOO'19'27'W, 466.00 FEET; THENCE
S53'44'06'E, 278.98 FEET; THENCE SDO'19'27'E. 300.00 FEET; THENCE N89
184.00 FEET TO THE WESTERLY RIGHT -OF -WAY LINE OF WADSWORTH BOULEVARD;
THENCE SOO 60.00 FEET ALONG SAID RIGHT -OF -WAY UNE; THENCE DEPARTING
SAID RIGHT -OF -WAY LINE S89'45'02'W. 408.00 FEET; THENCE SOO'19'27'E, 310.00 FEET
TO THE NORTHERLY RIGHT -OF -WAY LINE OF 32ND AVENUE AND THE POINT OF
BEGINNING SAID PARCEL CONTAINS 151,495 SF (3.48 ACRES) MORE OR LESS.
BASIS OF BEARINGS: BEARINGS ARE BASED ON THE SOUTHERLY LINE OF THE NORTHWEST
N QUARTER OF SECTION 26, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL
1 MERIDIAN BEARING N89'45'02 "E BETWEEN THE WEST QUARTER CORNER BEING A FOUND 3
( X ALUMINUM CAP PLS p 13212 IN RANGE BOX AND THE CENTER QUARTER CORNER
BEING A FOUND 3 V ALUMINUM CAP PLS Ir 13212 IN RANGE BOX.
DEVELOPMENT STANDARDS:
1, MAXIMUM HEIGHT: 35'
2. BUILDING COVERAGE: THE AVERAGE BUILDING COVERAGE; DEFINED AS
GROUND FLOOR AREA OF HOME. GARAGE AND COVERED PORCHES; FOR ALL
LOTS AS A WHOLE SHALL NOT EXCEED 40%. ON NO INDIVIDUAL LOT CAN
THE COVERAGE EXCEED 48%.
3. MINIMUM LOT AREA: 3,500 S.F.
4. MINIMUM LOT WIDTH: 45'
5. SETBACKS:
A. MINIMUM FRONT YARD SETBACK: TEN (10) FEET
B. MINIMUM SIDE YARD SETBACK: FIVE (5) FEET
C. MINIMUM REAR YARD SETBACK: FIFTEEN (15) FEET
6. MAXIMUM DRIVEWAY WIDTH: TWELVE (12) FEET
7. NET DENSITY: 8.73 DWELLING UNITS PER ACRE
8. GROSS DENSITY: 5.75 DWELLING UNITS PER ACRE
9. MINIMUM BUILDING SEPARATION: SIXTEEN (16) FEET
10. PARKING: ALL PARKING SHALL BE IN CONFORMANCE WITH SECTION 26 -501
OFF- STREET PARKING REQUIREMENTS OF THE WHEAT RIDGE CODE OF LAWS.
11. LANDSCAPING: ALL LANDSCAPING SHALL BE IN CONFORMANCE WITH SECTION
26 -502 LANDSCAPING REQUIREMENTS OF THE WHEAT RIDGE CODE OF LAWS.
12. STREET TREES: STREET TREES SHALL BE PLACED EVERY 30' WITHIN THE
LANDSCAPE BUFFER. THE MINIMUM CALIPER DIAMETER FOR STREET TREES
SHALL BE NO LESS THAN 2.5'.
13. EXTERIOR LIGHTING: ALL LIGHTING SHALL BE IN CONFORMANCE WITH
SECTION 26 -503 EXTERIOR LIGHTING OF THE WHAT RIDGE CODE OF LAWS.
14. SIGNAGE: ALL SIGNAGE SHALL BE IN CONFORMANCE WITH SECTION 26 -709
SIGN CODE OF THE WHEAT RIDGE CODE OF LAWS. EXCEPT AS FOLLOWS:
A RESIDENTIAL SUBDIVISION SIGNS:
• MAXIMUM SIGN AREA: 36 S.F.
14. FENCING: ALL FENCING SHALL BE IN CONFORMANCE WITH SECTION 26 -603
FENCING OF THE WHEAT RIDGE CODE OF LAWS.
15. EXISTING ZONING: RESIDENTIAL TWO (R -2)
16. PROPOSED ZONING: PLANNED RESIDENTIAL DEVELOPMENT (PRD)
17. THE PROPOSED DEVELOPMENT LIES OUTSIDE THE 100 -YR FLOOD PLAIN.
LAND USE TABLE
USE
AC.
DU
DU /AC.
%AC.
RESIDENTIAL AREA
1.78
51X
OPEN SPACE / DETENTION
0.51
15X
SUB TOTAL OF RESIDENTIAL AREA
2.29
20
8.73
66X
RIGHT -OF -WAY W. 32ND AVE.
0.03
1%
RIGHT -OF -WAY WADSWORTH BLVD
0.08
2X
INTERNAL STREETS
1.08
31%
SUB TOTAL OF RIGHT -OF WAY 1
1.1 9
34X
TOTALS 1
3,481
201
5.75
100%
PHASING:
THIS PROJECT IS ANTICIPATED TO HAVE ONLY ONE PHASE, HOWEVER FUTURE
PHASING, IF REQUIRED, WILL NOT REQUIRE AMENDMENT TO THIS PLAN.
CASE HISTORY - EXHIBIT 4
CASE /WZ- 05- 13,WZ -14 -06
PROJECT INFORMATION
OWNER /DEVELOPER
CALIER CAPITAL. LLC
2305 W. BERRY AVE.
LITTLETON. CO 80120
CONTACT: KEVIN HERINGER
ENGINEER
MARTIN /MARTIN CONSULTING ENGINEERS
12499 W. COLFAX AVE.
LAKEWOOD, COLORADO 80215
PH:303- 431 -6100
CONTACT: MARK THORNBROUGH, P.E.
SHEET INDEX
ODP1 TITLE PAGE
ODP2 PRELIMINARY SITE PLAN
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CALL 811 2- BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR
MARKING OF UNDERGROUND MEMBER UTILITIES
MARTIN /MARTIN ASSUMES NO RESPONSIBILITY FOR UTILITY
LOCATIONS. THE UTILITIES SHOWN ON THIS DRAWING HAVE BEEN
PLOTTED FROM THE BEST AVAILABLE INFORMATION. IT IS, HOWEVER,
THE CONTRACTORS RESPONSIBILITY TO FIELD VERIFY THE SIZE,
MATERIAL, HORIZONTAL AND VERTICAL LOCATION OF ALL UTILITIES
PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION.
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YUKON GROVE RESIDENTIAL DEVELOPMENT
OUTLINE DEVELOPMENT PLAN
NW '4 OF SECTION 26, T.3S., R.69W., OF THE 6 P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
THTACT 'C"
DETENTION POND
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6' WIDE ON- STREET
.5' VERTICAL
CURB GUTTER a n PAVEMEI4T� [PARKING LANE, TYP. \ I
1 1 R58.00'
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23.5'
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SITE PLAN (LOTS 1 -61 SCHEMATIC
NOT TO SCALE
5' DETACHED WALK
10.00'
PROPERTY LINE
(AT BACK OF WALK)
29.5'
CL TO PL
SITE PLAN (LOTS 7 -20) SCHEMATIC
NOT TO SCALE
GENERAL NOTES'
1. TRACT A SHALL BE FOR DRAINAGE, UTILITY EASEMENT (30' WIDE) AND DRAINAGE EASEMENT FOR EAST
DETENTION POND AND WILL BE MAINTAINED BY THE HOA. TRACT A MAY ALSO BE USED FOR OTHER
DEVELOPMENT AMENITIES SUCH AS COMMUNITY GARDENS OR OTHER SUCH USES AT THE HOA'S DISCRETION.
2. TRACT B SHALL BE FOR DRAINAGE AND WILL BE MAINTAINED BY THE HOA. DRAINAGE COLLECTED IN TRACT B
WILL BE CONVEYED TO THE CITY'S STORMWATER SYSTEM VIA BURIED PIPE AND DRAINAGE APPURTENANCES.
STORMWATER FLOWS CONVEYED FROM TRACT B WILL BE AS ALLOWED PER CITY STANDARDS AND REGULATIONS.
3. TRACT C SHALL BE FOR DRAINAGE AND WILL BE MAINTAINED BY THE HOA. DRAINAGE COLLECTED IN TRACT C
WILL BE CONVEYED TO THE CITY'S STORMWATER SYSTEM VIA BURIED PIPE AND DRAINAGE APPURTENANCES.
STORMWATER FLOWS CONVEYED FROM TRACT C WILL BE AS ALLOWED PER CITY STANDARDS AND REGULATIONS.
,I - '4.70' 40.31' 45.00' • 45.00' ' 45.00' - � - 42.63'
I W -- -2_38
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1 3966.54 SF i 3697.57 SF I 3690.00 SF 7690.00 SF 1 3690.00 SF I
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50019'27"E 300.00'
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UTILITY EASEMENT
TRACT 'A'
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FUTURE WADSWORTH
BLVD ROW LINE 1
AREA RESERVED FOR
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22 FUTURE WADSWORTH BLVD
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�(TO BE BY PLAT)
15.00' S00'19'27'E 60.00' ^QUARTER SECTION UNE
V /
WADSWOR7H BDULEYARD
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1 BUFFER
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( SIDEWALK LANE LANE I � BUFFER
L 26' FIRE LANE I�
(FL TO 2' INTO PKG LANE)
ROAD SECTION A -A
2 -LANE LOCAL STREET MODIFIED CROSS- SECTION
NOT TO SCALE
�- __ -- -- NOO'19'27"W 466.00 �-
40.37 74500' a5.00' 45.00' a5.00' 52.00' 69.00' 99.72' :: •
63'
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6' WIDE ON- STREET
[PARKING LANE. TYP. 5' WALK TYP. PAVEMENT
LANDSCAPE STRIP
LEGEND
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EASEMENT
SECTION LINE
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SETBACK LINE -
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DESCRIPTIONS DRIVE
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CALL 8 1 1 2- BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR
MARKING OF UNDERGROUND MEMBER UTILITIES
MARTIN /MARTIN ASSUMES NO RESPONSIBILITY FOR UTILITY
LOCATIONS. THE UTILITIES SHOWN ON THIS DRAWING HAVE BEEN
PLOTTED FROM THE BEST AVAILABLE INFORMATION, IT IS, HOWEVER,
THE CONTRACTORS RESPONSIBILITY TO FIELD VERIFY THE SIZE.
MATERIAL, HORIZONTAL AND VERTICAL LOCATION OF ALL UTIUTIES
PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION.
c11 � I
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BUFFER I 5' LANDSCAPE
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2 -LANE LOCAL STREET MODIFIED CROSS- SECTION
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(AT BACK OF WALK)
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CL TO PL
SITE PLAN (LOTS 7 -20) SCHEMATIC
NOT TO SCALE
GENERAL NOTES'
1. TRACT A SHALL BE FOR DRAINAGE, UTILITY EASEMENT (30' WIDE) AND DRAINAGE EASEMENT FOR EAST
DETENTION POND AND WILL BE MAINTAINED BY THE HOA. TRACT A MAY ALSO BE USED FOR OTHER
DEVELOPMENT AMENITIES SUCH AS COMMUNITY GARDENS OR OTHER SUCH USES AT THE HOA'S DISCRETION.
2. TRACT B SHALL BE FOR DRAINAGE AND WILL BE MAINTAINED BY THE HOA. DRAINAGE COLLECTED IN TRACT B
WILL BE CONVEYED TO THE CITY'S STORMWATER SYSTEM VIA BURIED PIPE AND DRAINAGE APPURTENANCES.
STORMWATER FLOWS CONVEYED FROM TRACT B WILL BE AS ALLOWED PER CITY STANDARDS AND REGULATIONS.
3. TRACT C SHALL BE FOR DRAINAGE AND WILL BE MAINTAINED BY THE HOA. DRAINAGE COLLECTED IN TRACT C
WILL BE CONVEYED TO THE CITY'S STORMWATER SYSTEM VIA BURIED PIPE AND DRAINAGE APPURTENANCES.
STORMWATER FLOWS CONVEYED FROM TRACT C WILL BE AS ALLOWED PER CITY STANDARDS AND REGULATIONS.
,I - '4.70' 40.31' 45.00' • 45.00' ' 45.00' - � - 42.63'
I W -- -2_38
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I I I I I I I I I I
I I I I I I I I I I
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DETENTION POND
1 3966.54 SF i 3697.57 SF I 3690.00 SF 7690.00 SF 1 3690.00 SF I
I 1 3689.87 SF I
I I I TRACT '8"
1 _
30.00' 15.00' 45_00' 45..M. 4 Oa 45.00' 4_.os' - 6O:DO'
50019'27"E 300.00'
I / PROPERTY BOUNDARY, TYP.
UTILITY EASEMENT
TRACT 'A'
/ Ic
r IW
0
a
I DETENTION POND
FUTURE WADSWORTH
BLVD ROW LINE 1
AREA RESERVED FOR
T
22 FUTURE WADSWORTH BLVD
ROW
37.47' _ _- - - -- -� - BLVD OF WADSWORTH CA ON
�(TO BE BY PLAT)
15.00' S00'19'27'E 60.00' ^QUARTER SECTION UNE
V /
WADSWOR7H BDULEYARD
Y
� 10 5' LANDSCAPE 48' ROW
1 BUFFER
I I
5' MIN 2'5' 11' 11' --{- 6' 2.5' 5' LANDSCAPE
( SIDEWALK LANE LANE I � BUFFER
L 26' FIRE LANE I�
(FL TO 2' INTO PKG LANE)
ROAD SECTION A -A
2 -LANE LOCAL STREET MODIFIED CROSS- SECTION
NOT TO SCALE
�- __ -- -- NOO'19'27"W 466.00 �-
40.37 74500' a5.00' 45.00' a5.00' 52.00' 69.00' 99.72' :: •
63'
II ____- _____ _______-
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I g g 4001.53 SF
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3820.27 SFI 1 3735.00 SF 3735.00 SFI 3735.00 SFI }735.00 SF I 3942.56 SF,- 58.51' I a�
' / / ry a/
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5' LANDSCAPE STRIP & o 6' WIDE ON- STREET
_ _ PARKING LONE. TYP.
6' WIDE ON- STREET
[PARKING LANE. TYP. 5' WALK TYP. PAVEMENT
LANDSCAPE STRIP
LEGEND
PROPERTY LINE - -
EASEMENT
SECTION LINE
CENTER LINE -
SETBACK LINE -
PARKING LINE
CURB k GUTTER
ASPHALT
PAVEMENT
CONCRETE/
SIDEWALK
DESCRIPTIONS DRIVE
f�
�0 W\
• .�� `ROCKY MOUNTAIN DITCH
-N�-
30 15 0 30 60
SCALE: 1 " -30'
ALL DMENS�S SHOWN ARE U.S. SURVEY FEE'
0 it
UNCC W.
1 /tT{.� NIO TIFK:ATpN Ca" b0 4
�Ntt=_a aF CiILLLTiA00 you dl
CALL 8 1 1 2- BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR
MARKING OF UNDERGROUND MEMBER UTILITIES
MARTIN /MARTIN ASSUMES NO RESPONSIBILITY FOR UTILITY
LOCATIONS. THE UTILITIES SHOWN ON THIS DRAWING HAVE BEEN
PLOTTED FROM THE BEST AVAILABLE INFORMATION, IT IS, HOWEVER,
THE CONTRACTORS RESPONSIBILITY TO FIELD VERIFY THE SIZE.
MATERIAL, HORIZONTAL AND VERTICAL LOCATION OF ALL UTIUTIES
PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION.
c11 � I
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