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WSP-11-01
City of WheatR�jdge COMMUNITY DEVELOPMENT Memorandum TO: Case File WSP -11 -01 and Building Permit File FROM: Sarah Showalter, Planner II DATE: August 31, 2012 SUBJECT: Amended Site Plan for WR Town Center Apartments This memo is to confirm the approval of the amended Site Plan for 4340 Vance Street, Wheat Ridge Town Center Apartments. Amendment 1 to the Site Plan includes the following changes: (1) A slight shift of the front monument sign west to accommodate the sidewalk along the front access drive; (2) A slight shift in the dog run north because of the grading swale (the grades are too steep further to the south); (3) The addition of carports in the resident parking area; (4) The addition of a trash enclosure for the dumpster; (5) Some minor adjustments to a few plant material items on the landscape plan due to their lack of availability. These changes are all in conformance with the MU -C zoning and are so minor that a formal site plan review with referrals was not required. City of Wheat R ge COMMUNITY DEVELOPMENT Memorandum TO: Case File WSP -11 -01 and Permit File 20111253 FROM: Sarah Showalter, Planner II DATE: June 28, 2012 SUBJECT: Updated Landscape Plans for WR Town Center North (Permit # 20111253) The two attached drawings represent updated and approved landscape plans for the project at 4340 Vance Street (building permit #20111253). The approved changes comply with the zoning, MU -C, and include the following, as described by the owner, Wazee Development: 1) In the community garden area, the planter locations and sizes were reconfigured based on feedback from Denver Urban Gardens; 2) Because of the grade differential between the Vance Street sidewalk and the building, the pedestrian connection between the NW corner of the building and Vance Street was eliminated. The grade is way more significant than we anticipated so rather than put steps in a sidewalk for seniors, we added a new sidewalk along the west side of the front vehicular drop off area to tie into the cross walk; 3) We slightly expanded the front paver patio on the NW comer of the building; 4) We relocated the monument sign to move it a touch further away from the new sidewalk; 5) Because of the grades between the garages and the Upham Street sidewalk, we relocated the dog run further south so that there wouldn't be a huge grade /slope in the middle of the dog ran. Scale: V = 20' -0" North o to zo 40 3 -CS 2 -JS 1 -CI 6 -VC 1 -CI 3 -JS 5 -FEG I I I I I I I ®I I I I I_ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I _ I I I I I I I I I I I I I I I I I I I I I I I I I I I I ® I I I I I ®r _ I I I I I I I I I I I I I I PLANT LEGEND Deciduous Trees Buddleja davidii'Adonis Blue' 5 gal. 4' o.c. Sym. Botanic Name /Common Name Size Spacing Quanity GT Gleditisia lriacanthos inermis'Imperial' 2 1/2" cal. As Shown 6 9 Imperial Honeylocust Winter Gem Boxwood Dwarf European Cranberrybush TA Title americana'Redmond' 2 1/2" cal. As Shown 7 20 Redmond Linden Cranberry Cotoneaster AGC Aqastache cana Ornamental Trees CC Caryopteris x clandonesis'First Choice' 5 gal. AM Amelanchier grandiflora'Autumn Brilliant' 5' clump As Shown 2 Autumn Brilliant Serviceberry CH Cotoneaster horizontals 5 gal. Cl Crataegus crus- galli'lnermis" 5' clump As Shown 11 Thornless Cockspur Hawthorn CS Comus stolonifera'Isanti' 5 gal. MH Malus hope 2" cal. As Shown 3 New England Aster Hope Crabapple D13 Daphne x Burkwoodii'Carol Mackie 5 gal. PC Pyrus calleryana'Chanticleee 2 1/2" cal. As Shown 6 25 Chanticleer Pear EA Euonymous alatus compactus 5 gal. PT Populus Tremuloides'Bethel Spire' 5' clump As Shown 1 18" Bethel Spire Aspen EF Euonymus fortunei'Emerald n Gold' 5 gal. Deciduous / Everareen Shrubs BD Buddleja davidii'Adonis Blue' 5 gal. 4' o.c. 6 Sym. Compact Blue Butterfly Bush Size Spacing BM Buxus microphylla insularis'Winter Gem' 5 gal. 2' o.c. 9 36 Winter Gem Boxwood Dwarf European Cranberrybush CA Cotoneaster paiculatus 5 gal. 4' o.c. 20 Cranberry Cotoneaster AGC Aqastache cana 1 gal. CC Caryopteris x clandonesis'First Choice' 5 gal. 3' o.c. 14 First Choice Blue Mist Spires ALM CH Cotoneaster horizontals 5 gal. 4' o.c. 16 Rock Cotoneaster CS Comus stolonifera'Isanti' 5 gal. 4' o.c. 18 o.c. Isanti Dogwood New England Aster D13 Daphne x Burkwoodii'Carol Mackie 5 gal. T o.c. 9 1 gal. Carol Mackie Daphne D.C. 25 EA Euonymous alatus compactus 5 gal. 4' o.c. 43 DIN Dwarf Burning Bush 4" pots 18" D.C. EF Euonymus fortunei'Emerald n Gold' 5 gal. 4' o.c. 4 Emerald n Gold Euonymus ECP Echinacea purpurea 1 gal. HM Hydrangea macrophylla'Pink Elf 5 gal. T o.c. 5 Pink Elf Hydrangea GAG JS Juniperus sabina'Buffalo' 5 gal. 6' D.C. 14 Buffalo Juniper MA Mahonia aquifolium'Orange Flame' 5 gal. 4' o.c. 2 o.c. Oregon Grape Holly Dwarf Gold Daylily MR Mahonia repens 5 gal. 3' D.C. 22 1 gal. Creeping Oregon Grape Holly o.c. 11 PG Prunus glandulosa'Rosea Plena' 5 gal. 4' o.c. 20 LAA Pink Flowering Almond 1 gal. 18" D.C. RD Rubus deliciosus 5 gal. 4' o.c. 13 Boulder Raspberry HVA Hosta'Varigata' 1 gal. RN Rosa x'Meidiland Red' 5 gal. T o.c. 26 Single Red Shrub Rose OSE SJ Spirea japonica 'Anthony Waterer' 5 gal. T o.c. 47 Anthony Waterer Spirea SY Syringe patula'Miss Kim' 5 gal. 4' o.c. 35 D.C. Miss Kim Dwarf Lilac Creeping Cinquefoil VC Viburnum carlesii 5 gal. 5' o.c. 6 1 gal. Koreanspice Viburnum o.c. 14 O 6' BENCH - YOURKTOWN W /CHIPPENDALE BACK ESPRESSO COLOR MANUFACTURED BY URBANSCAPE FURNITURE- 2 Total PAVER - HOLLAND STONE - PARKWAY SERIES 60MM BY PAVESTONE PATTERN- PARQUET PATTERN COLOR -OLD TOWN BLEND PLANTING NOTES Deciduous / Evergreen Shrubs Calamagrostis acutiflora'Karl Foerster' 1 gal. 2' o.c. 61 Sym. Botanic Name /Common Name Size Spacing Quanity VO Viburnum opulus'nanum' 5 gal. T o.c. 36 Boulder Blue Fescue Grass Dwarf European Cranberrybush MIS Miscanthus sinensis purpurascens Perennials T o.c. 23 Purple Maiden Grass AGC Aqastache cana 1 gal. 24" o.c. 10 2' o.c. Mosquito Plant Dwarf Fountain Grass ALM Alyssum montanum'Mountain Gold' 1 gal. 18" o.c. 9 Basket of Gold ASN Aster novae - anglae 1 gal. 18" o.c. 10 New England Aster COG Coreopsis grandiflora'Sunray' 1 gal. 18" D.C. 25 Sunray Coreopsis DIN Duchesnea indica 4" pots 18" D.C. 40 Mock Strawberry ECP Echinacea purpurea 1 gal. 18" D.C. 7 Purple Coneflower GAG Gaillardia x Grandiflora'Fanfare' 1 gal. 18" o.c. 26 Fanfare Blanket Flower HEH Hemerocallis'Stella de Oro' 1 gal. 18" o.c. 15 Dwarf Gold Daylily IRE Iris ensata'Royal Robes' 1 gal. 18" o.c. 11 Purple Japanese Iris LAA Lavendula angustifolia'Hindcote' 1 gal. 18" D.C. 39 Hindcote Lavender HVA Hosta'Varigata' 1 gal. 18" o.c. 15 Verigated Hosta OSE Osteospermum ecklonis'Lavender Mist' 1 gal. 18" o.c. 5 Lavender Mist Sun Daisy PSP Potentilla reptans L 4" pots 18" D.C. 15 Creeping Cinquefoil RUH Rudbeckia fulgida'Goldstum' 1 gal. 18" o.c. 14 Black -Eyed Susan VIM Vince minor 4" pots 18" o.c. 32 Periwinkle VPV Verbena canadensis'Homestead Purple' 1 gal. 18" o.c. 17 Purple Verbena Ornamental Grasses CAD Calamagrostis acutiflora'Karl Foerster' 1 gal. 2' o.c. 61 2' Garden Ballard Light - 4 Total Feather Reed Grass FEG Festuca glauca'Boulder' 1 gal. 18" o.c. 17 Boulder Blue Fescue Grass MIS Miscanthus sinensis purpurascens 1 gal. T o.c. 23 Purple Maiden Grass PEA Miscanthus sinensis'Hameln' 1 gal. 2' o.c. 14 Dwarf Fountain Grass Grasses Turf Sod 2' Garden Ballard Light - 4 Total 1. Landscape Contractor shall be responsible for becoming familiar with all underground utilities, pipes and structures. The Contractor shall be held responsible for contacting all utility companies for field location of all underground utility lines prior to any excavation. The Landscape Contractor shall take sole responsibility for any cost incurred due to damage of said utilities. Call 811 Before You Dig. 2. Do not willfully proceed with construction as designed when it is obvious that unknown obstructions and /or grade differences exist that may not have been known during design. Such conditions shall be immediately brought to the attention of the General Contractor and Owner's Representative. The Landscape Contractor shall assume full responsibility for all necessary revisions due to failure to give such notification. 3. If conflicts arise between size of areas and plans, Landscape Contractor to contact Owner's Representative for resolution. Failure to make such conflicts known to the Owner's Representative will result in Contractor's liability to relocate materials. 4. The Landscape Contractor shall notify Owner's Representative 72 hours prior to commencement of work to coordinate project inspection schedules. 5. Landscape Contractor shall provide per unit costs for every size of plant material, and by type as called out on Planting Plans. Unit cost to include the plant material installed including all labor, equipment, amendments, fertilizers, and other materials as detailed and specified for each size. 6. It is the Landscape Contractor's responsibility to furnish plant materials free of pests or plant diseases. Pre - selected or "tagged" material must be inspected by the Landscape Contractor and be certified pest and disease free. It is the Landscape Contractor's obligation to warranty all plant material for two years after final acceptance. 7. Landscape Contractor shall be responsible for any coordination with subcontractors as required to accomplish planting operations. 8. Provide matching sizes and forms for all plants used for hedges. Space equally as called for on plans. 9. All plant material shall be acclimated to nearest conditions for minimum of 8 months before planting. 10. Obtain an agricultural suitability analysis of the site soil from an accredited soils laboratory at the contractors cost. The analysis shall verify the suitability of the existing soils, analyze the existing soil texture and recommend additional soil amendments beyond those specified. Additional amendments recommended by the analysis beyond those specified shall be an additional cost. A minimum of two (2) samples shall be taken from the site. Location to be determined by the Owner's Representative. The soil amendments currently specified will be the minimum incorporated. Test Agency: Colorado State University Soil Testing Lab, A319 -NESS, Fort Collins, CO 80523 -1120 or other reputable lab. 11. Plant names are abbreviated on drawings. See plant list for key and classification. 12. Final location of all plant material shall be subject to the approval of the Owner's Representative. 13. Apply 4 cubic yards of organic compost per 1,000 square feet to all sodded lawn and seeded areas. 14. Incorporate amendments thoroughly with top 6 in. of soil and bring amended soil to finish grade and elevations shown on drawings. Do not work soils under frozen or muddy conditions. 15. Approved soil amendments: A -1 Organics - BioComp or Premium 3 16350 WCR 76 Eaton, CO 80615 (970) 454 -3492 16. Do not commence amending of existing soil prior to acceptance of finish grade. 17. All planting bed areas and tree plantings will receive a minimum of 3" of mulch. The contractor is responsible for weed control on beds and seeded areas until final project acceptance. 18. Tree plantings and planting beds will be treated with Diehard transplant (Trees) and Diehard bed prep (Planting beds). Micorrhiza Innoculants installed at the rate recommended by the manufacturer. 19. See details for planting requirements, materials, and execution. 20. Stake /Guy all trees as per detail for a period of one year. 21. If annuals are specified on plans, the landscape contractor is to submit a list of seasonally available annuals to be used to the Owner's Representative for approval. 22. Ground cover areas are to be triangularly spaced, unless otherwise shown or noted on the plans. 23. All utility easements and emergency accesses shall remain unobstructed and fully accessible along their entire length for maintenance and emergency equipment and vehicles. 24. Contractor is responsible for restoring all disturbed landscape areas and repairing any damaged irrigation components and /or hardscape paving areas due to construction activity. BRITINA design group 7600 GRANDVIEW AVENUE SIT. 210 ARVADA, CO 60002 landscape architecture urban design planning phone: 303.456.2887 fax: 303.431.1039 web: www.biilina.com 111490 KEPHART community ■ planning ■ architecture 2555 WALNUT STREET DENVER. COLORADO 80205 www kepM1aM1<om W W O U � FEE' O 4 a O rT, O W FO'' A A W Number Date Issue 1 02.25.11 CHFA 2 08.18.11 50% CD SET 3 09.16.11 PERMIT SET 4 01.13.12 CONST. SET 5 06.20.12 CONST. SET Project Architect BC Project Designer Date 09.16.11 Job Number WP701 Drawn By BC Checked By Title LANDSCAPE PLAN Sheet Number L =1 F- Q 2 a W Y O F- 0 } a 0 F- Q 2 a W Y O F- 0 } a 0 TOTAL NUMBER OF PLANERS 20 -4' X 5' PLANTERS 2 -4 %15' PLANTERS ADD TOPSOIL TO PLANTERS HOLD DOWN FROM TOP 2" 4" X 4" TREATED LUMBER BURY 2 MIN. LUMBER TO BE SPIKED TOGETHER � �� ■ KEPHART community ■ planning ■ architecture I O FINISH GRADE. x 3" DEPTH MULCH W 3" HIGH WATER RETENTION BERM IN NON - V IRRIGATED TURF AREAS. SEE LANDSCAPE PLAN MULCH TYPE AND EASE BACK SLOPE ON UPHILL SIDE, WHERE DEPTH VARIES FINISHED GRADE #4 RE13AR 2' OC PLAN 1 ,_ n " ELEVATION NOTES: 1. CONTRACTOR TO SUBMIT STAMPED STRUCTURAL DRAWINGS FOR ALL FOOTING DESIGN, STRUCTURAL MEMBERS, CONNECTIONS, ETC. FOOTINGS SHOWN ARE JUST A GUIDELINE AND ARE NOT TO BE USED FOR CONSTRUCTION. 2. CONTRACTOR TO SUBMIT SHOP DRAWINGS, MATERIAL SAMPLES, AND PRODUCT LITERATURE TO OWNER FOR APPROVAL PRIOR TO ORDERING AND CONSTRUCTING ENTRY GATE, TRELLIS, FENCING, ETC. PLANT LAYOUT EITHER GRID OR 3. ALL COMPONENTS TO BE CEDAR. RAILING TO MATCH TRIANGLE WITH PRIOR APPROVAL 4. WOOD MEMBERS TO BE STAINED. CONTRACTOR TO PROVIDE SAMPLES ARCHITECTURE ED. ED. BY OWNER'S REPRESENTATIVE OF CEDAR STAIN FOR APPROVAL PRIOR TO CONSTRUCTION. TOP OF WALL ELEVATION TO REMAIN LEVEL PLANT 1" ABOVE EXISTING GRADES BY MOUNDING SOIL UNDER MULCH 3" DEPTH MULCH DO NOT COVER PLANT BASES, LEAVE PLANT TISSUES EXPOSED iii — ICI =II I� �l I =ICI I � �l I�LI �I� �l II = iu =1I TI -I =III I—_I PREPARE BACKFILL FOR TOP 6" MIN. 75% NATIVE SOIL EXCAVATED FROM PIT 25% ORGANIC COMPOST UNDISTURBED SOIL Z Y VARIES SEE PLAN ELEVATION BRICK VENEER TO MATCH BUILDING ARCHITECTURE PARKING LOT SCREEN WALL TYPICAL PERENNIAL PLANTING DETAIL A NOTES: 1. CONTRACTOR TO SUBMIT STAMPED STRUCTURAL DRAWINGS FOR ALL FOOTING DESIGN, STRUCTURAL MEMBERS, CONNECTIONS, ETC. FOOTINGS SHOWN ARE JUST A GUIDELINE AND ARE NOT TO BE USED FOR CONSTRUCTION. 2. CONTRACTOR TO SUBMIT SHOP DRAWINGS, MATERIAL SAMPLES, AND PRODUCT LITERATURE TO OWNER FOR APPROVAL PRIOR TO ORDERING AND CONSTRUCTING ENTRY GATE, TRELLIS, FENCING, ETC. 3. ALL COMPONENTS TO BE CEDAR. 4. WOOD MEMBERS TO BE STAINED, CONTRACTOR TO PROVIDE SAMPLES OF CEDAR STAIN FOR APPROVAL PRIOR TO CONSTRUCTION. 5. BRICK VENEER TO MATCH BUILDING ARCHITECTURE. NOTES 1. FINISHED GRADE FOR SOD TO BE 1/2" BELOW TOP OF EDGING. 2. TAMPER MULCH AT EDGING SO THAT IT DOES NOT SPILL INTO TURF. (3) 12 "z 1 1/2" NYLON /COTTON WEAVE TIES WITH 3/4" GROMMETS. #12 GAUGE WIRE FASTENED W/ (2) ZINC PLATED CABLE CLAMPS, COVER GUYS W/ 3' OF 3/8" DIA. SLIP PLASTIC TUBING. STEEL E SCALE: 1 " =1' -0" NOTES: 1. CRUSHER FINES TO BE RED BREEZE (COLOR) 2. CONTRACTOR TO SUBMIT SAMPLE FOR APPROVAL BY OWNER'S REPRESENTATIVE PRIOR TO CONSTRUCTION. EDGING TYPICAL BOTH SIDES 6" DEPTH CRUSHER FINES PATH WITH SOIL STABILIZER. 6" DEPTH COMPACTED SUBGRADE SOIL SEPARATING FABRIC MIRAFI 1405 TYPAR STYLE 3401 UNDISTURBED SOIL REMOVE PLANT FROM CONTAINER OR W/ B &B MATERIAL, REMOVE WIRE BASKET FROM ROOT BALL AND PEEL BACK BURLAP AFTER 2/3 BURIED IN PIT. PLANT CROWN AT 2" ABOVE FINISHED GRADE 3" DEPTH MULCH EASE BACK SLOPE ON UPHILL SIDE, WHERE APPLICABLE. 3" HIGH WATER RETENTION BERM EXCEPT IN DRIP IRRIGATED AREAS, REMOVE AT END OF MAINTENANCE PERIOD. SCARIFY SIDES OF HOLE PRIOR TO PLANTING BACK FILL MIX: 75% NATIVE SOIL EXCAVATED FROM PIT 25% ORGANIC COMPOST FOOT - TAMPED COMPACTED BACK FILL UNDER ROOT BALL TO ELIMINATE SETTLING. UNDISTURBED SUBSOIL. BRITINA design group 7600 GRANDVIEW AVENUE SU. 210 ARVADA. CO 80002 landscape architecture urban design planning phone: 303.456.2887 fac 303.431.1039 web: www.bri5oaxom (2)12" X 1 10 NYLON /COTTON WEAVE TIES WITH 3/4" GROMMETS AND 12 GUAGE WIRE FASTENED. WRAP OTHER END OF WIRE AROUND STAKE AND TWIST TO SECURE. COVER TRUNK WITH TREE WRAP - 4" BROWN CREPE PAPER_ (2)2" LODGEPOLE PINE STAKES. ALIGN STAKES PARALLEL W/ ROADIWALKS OR PARALLEL W/ DIRECTION OF PREVAILING WIND. ALL STAKES TO BE CONSISTANT. COORDINATE W/ LANDSCAPE ARCHITECT PLANT SO CROWN IS 2" ABOVE SURROUNDING FINISH GRADE. 3" DEPTH MULCH EASE BACK SLOPE ON UPHILL SIDE WHERE APPLICABLE. 3" HIGH WATER RETENTION BERM IN NON - IRRIGATED TURF AREAS, CUT AND REMOVE AT LEAST THE TOP 50% OF THE WIRE BASKET, AND TURN DOWN THE BURLAP AFTER THE ROOT BALL HAS BEEN STABLIZED IN THE PIT. MAKE SURE ALL ROPE IS REMOVED FROM AROUND THE TRUNK SCARIFY SIDES OF HOLE PRIOR TO BACKFILLING. BACKFILL MIX.: 75% NATIVE SOIL EXCAVATED FROM PIT 25% ORGANIC COMPOST NOTE: IF HOLE IS TOO DEEP. ANY SOIL ADDED TO RAISE THE ROOTBALL SHOULD BE COMPACTED. UNDISTRUBED SOIL. N TREE PLANTING & STAKING SCALE: 114 " =1'-0 111 �� ■ KEPHART community ■ planning ■ architecture PLANT CROWN AT 2" ABOVE SURROUNDING FINISH GRADE. L W 3" DEPTH MULCH W 3" HIGH WATER RETENTION BERM IN NON - V IRRIGATED TURF AREAS. SEE LANDSCAPE PLAN MULCH TYPE AND EASE BACK SLOPE ON UPHILL SIDE, WHERE DEPTH VARIES O rTl w APPLICABLE. SEE PLANS AND SPECS. 1�1 (3) 1'x2'518" STAKES TO ANCHOR GUYS. Qi W W Number Date Issue 1 02.25.11 CHFA 2 08.18.11 50% CD SET 3 09.16.11 PERMIT SET 4 01.13.12 CONST. SET 5 IIEI CONST. SET — I- LI — III III BC I' I Date 09.16.11 — _ CUT AND REMOVE AT LEAST THE TOP 50% OF WP101 Drawn By III III III c'. i� — III THE WIRE BASKET, AND TURN DOWN THE 1/8" X e" STEEL EDGING LANDSCAPE PLAN Sheet Number — _� L =2 BURLAP AFTER THE ROOT BALL HAS BEEN COLOR: BLACK _ _ _ _ STABILIZED IN THE PIT. MAKE SURE ALL ROPE IS REMOVED FROM AROUND THE TRUNK. EDGING STAKES SOIL SEPARATING FABRIC III- — SCARIFY SIDES OF HOLE PRIOR TO INSTALL PER MANUFACTURER'S SEE SPECS. BACK FILLING. RECOMMENDATIONS 2 X ROOT BALL WIDTH, MIN. BACK FILL MIX.: 75% NATIVE SOIL EXCAVATED FROM PIT 25% ORGANIC COMPOST NOTE: IF HOLE IS TOO DEEP, ANY SOIL ADDED TO RAISE THE ROOT BALL SHOULD BE COMPACTED. UNDISTRUBED SOIL. STEEL E SCALE: 1 " =1' -0" NOTES: 1. CRUSHER FINES TO BE RED BREEZE (COLOR) 2. CONTRACTOR TO SUBMIT SAMPLE FOR APPROVAL BY OWNER'S REPRESENTATIVE PRIOR TO CONSTRUCTION. EDGING TYPICAL BOTH SIDES 6" DEPTH CRUSHER FINES PATH WITH SOIL STABILIZER. 6" DEPTH COMPACTED SUBGRADE SOIL SEPARATING FABRIC MIRAFI 1405 TYPAR STYLE 3401 UNDISTURBED SOIL REMOVE PLANT FROM CONTAINER OR W/ B &B MATERIAL, REMOVE WIRE BASKET FROM ROOT BALL AND PEEL BACK BURLAP AFTER 2/3 BURIED IN PIT. PLANT CROWN AT 2" ABOVE FINISHED GRADE 3" DEPTH MULCH EASE BACK SLOPE ON UPHILL SIDE, WHERE APPLICABLE. 3" HIGH WATER RETENTION BERM EXCEPT IN DRIP IRRIGATED AREAS, REMOVE AT END OF MAINTENANCE PERIOD. SCARIFY SIDES OF HOLE PRIOR TO PLANTING BACK FILL MIX: 75% NATIVE SOIL EXCAVATED FROM PIT 25% ORGANIC COMPOST FOOT - TAMPED COMPACTED BACK FILL UNDER ROOT BALL TO ELIMINATE SETTLING. UNDISTURBED SUBSOIL. BRITINA design group 7600 GRANDVIEW AVENUE SU. 210 ARVADA. CO 80002 landscape architecture urban design planning phone: 303.456.2887 fac 303.431.1039 web: www.bri5oaxom (2)12" X 1 10 NYLON /COTTON WEAVE TIES WITH 3/4" GROMMETS AND 12 GUAGE WIRE FASTENED. WRAP OTHER END OF WIRE AROUND STAKE AND TWIST TO SECURE. COVER TRUNK WITH TREE WRAP - 4" BROWN CREPE PAPER_ (2)2" LODGEPOLE PINE STAKES. ALIGN STAKES PARALLEL W/ ROADIWALKS OR PARALLEL W/ DIRECTION OF PREVAILING WIND. ALL STAKES TO BE CONSISTANT. COORDINATE W/ LANDSCAPE ARCHITECT PLANT SO CROWN IS 2" ABOVE SURROUNDING FINISH GRADE. 3" DEPTH MULCH EASE BACK SLOPE ON UPHILL SIDE WHERE APPLICABLE. 3" HIGH WATER RETENTION BERM IN NON - IRRIGATED TURF AREAS, CUT AND REMOVE AT LEAST THE TOP 50% OF THE WIRE BASKET, AND TURN DOWN THE BURLAP AFTER THE ROOT BALL HAS BEEN STABLIZED IN THE PIT. MAKE SURE ALL ROPE IS REMOVED FROM AROUND THE TRUNK SCARIFY SIDES OF HOLE PRIOR TO BACKFILLING. BACKFILL MIX.: 75% NATIVE SOIL EXCAVATED FROM PIT 25% ORGANIC COMPOST NOTE: IF HOLE IS TOO DEEP. ANY SOIL ADDED TO RAISE THE ROOTBALL SHOULD BE COMPACTED. UNDISTRUBED SOIL. N TREE PLANTING & STAKING SCALE: 114 " =1'-0 111 �� ■ KEPHART community ■ planning ■ architecture 2555 WALNUT STREET DENVER COLORADO SM05 www.kephmlwm L W W o V �A O O rTl w O V 1�1 Qi W W Number Date Issue 1 02.25.11 CHFA 2 08.18.11 50% CD SET 3 09.16.11 PERMIT SET 4 01.13.12 CONST. SET 5 06.20.12 CONST. SET Project Architect BC Project Designer Date 09.16.11 Job Number WP101 Drawn By BC Checked By Title LANDSCAPE PLAN Sheet Number L =2 H Q _ d W Y O F } a Q U ♦ City of Wheatdge COMMUNITY DEVELOPMENT Memorandum TO: Case File WSP -11 -01 and Address File for 4340 Vance Street FROM: Sarah Showalter, Planner II DATE: Febmary 27, 2012 SUBJECT: Screen wall relocation Due to requirements from Xcel related to the clear area around the transformer that will be located at the southwest comer of the new building at 4340 Vance Street, the screen wall located adjacent to the transformer pad has been relocated 4 feet to the west. This does not impact the build -to requirements or other zoning requirements for the site. The revised screen wall location is shown below. In the original approved site plan, it was 16.3 feet from the west property line and it will now be 12.3 feet from the west property line. �g i 11 a � u uounL _ Q . IN !_ ■ KEPHART WHEAT RIDGE TOWN CENTER APARTMENTS X -008 270066 8000 Spurh Lincoln Street, #206 Littleton, CO 80722 �DL A N f ) Office: (720) 283 -6783 www.rcdiand.com Engineering Great Places October 4, 2011 Ms. Sarah Showalter, AICP, LEED AP Planner 11 City of Wheat Ridge Development & Zoning Services 7500 W. 29`" Avenue Wheat Ridge, CO 80033 -8001 Re: Traffic Conformance Letter — Wheat Ridge Town Center Apartments Dear Ms. Showalter: The purpose of this letter is to demonstrate that the trip generation associated with the proposed site plan for Wheat Ridge Town Center Apartments is conformance with the land use and unit density anticipated within the 7400 Block of W. 44 Avenue Mixed -Use Development Traffic Impact Stud v prepared by Martin / Martin Consulting Engineers dated July 11, 2011. The Traffic Impact Study utilized the Institute of Transportation Engineer's Trip Generation, Eighth Edition to determine trip rates based on a land use code 220 - Apartment and 97 apartment units. Since the proposed Wheat Ridge Town Center Apartments will consist of only 88 apartments, the project is in conformance with the above referenced study. If you have any questions, please contact me at (720) 283 -6783, ext 24. Sincerely, Cil` � L r! l p�;•�,� \GK G. • j� 30 6 Fred G. Tafoya iii, P.E. �'p l l Director of Engineering /Principal Fssr<;:, _, •� City of ~ Wheat�dge t 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 Approval of Site Plan The Wheat Ridge Town Center Apartments Site Plan for the proposed development on Lot 2 of the Town Center North Subdivision, case number WSP- 11- O1/Wazee, is hereby approved for the following reasons: 1. The site plan complies with zoning regulations in Chapter 26 of the Wheat Ridge Code of Laws. 2. The site plan is in conformance with the approved Town Center North Concept Plan, on record at 2011073094 with the Jefferson County Clerk and Recorder. This approval is conditioned by the following comments: 1. A photometric plan with exterior lighting shall be provided with the building permit application. 2. Final streetscape design drawings shall be provided with the building permit application. _2 Date City of W heatl<Oge 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 Approval of Site Plan The Wheat Ridge Town Center Apartments Site Plan for the proposed development on Lot 2 of the Town Center North Subdivision, case number WSP- 11- 01 /Wazee, is hereby approved for the following reasons: 1. The site plan complies with zoning regulations in Chapter 26 of the Wheat Ridge Code of Laws. 2. The site plan is in conformance with the approved Town Center North Concept Plan, on record at 2011073094 with the Jefferson County Clerk and Recorder. This approval is conditioned by the following comments: 1. A photometric plan with exterior lighting shall be provided with the building permit application. 2. Final streetscape design drawings shall be provided with the building permit application. (q -z � - I I Date Community De *lopment Director WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO STATEMENT OF PROPOSED USE AND COMPLIANCE WITH ZONING WHEAT RIDGE TOWN CENTER APARTMENTS IS A PROPOSED 88 UNIT AFFORDABLE SENIOR HOUSING APARTMENT PROJECT. THE PROPOSED PROJECT IS IN COMPLIANCE WITH THE MU -C ZONING IN THAT IT IS AN ALLOWED USE AND MEETS ALL OF THE REQUIREMENTS OF THE ZONE DISTRICT AND /OR ADMINISTRATIVE ADJUSTMENT (S) SPECIFIC TO THIS PROJECT. LEGAL DESCRIPTION LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN,CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. CONCEPT PLAN COMPLIANCE ALL DEVELOPMENT THAT IS PART OF THIS SITE PLAN SHALL COMPLY WITH THE TOWN CENTER NORTH CONCEPT PLAN. ON RECORD AT REC. NO. 2011073094. EXTERIOR LIGHTING ALL EXTERIOR LIGHTING SHALL COMPLY WITH SECTION 26-503 OF THE WHEAT RIDGE MUNICIPAL CODE. SITE AND BUILDING SIGNAGE ALL SIGNAGE SHALL COMPLY WITH SECTION 26 -1113 AND ARTICLE VII OF CHAPTER 26 OF WHEAT RIDGE MUNICIPAL CODE. VICINITY MAP 1" = 2000' OWNER'S CERTIFICATE THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED IN ACCORDANCE WITH THE RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS CONCEPT PLAN DOES NOT CREATE A VESTED PROPERTY RIGHT, VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. WHEAT RIDGE TOWN CENTER APARTMENTS, LLLP, A COLORADO LIMITED LIABILITY LIMITED PARTNERSHIP BY: WAZEE PARTNERS, WRTCA, LLC A COLORADO LIMITED LIABILITY COMPANY, ITS GENERAL PARTNER BY: TYLER A. —� ITS: MANAGER STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS Z8 DAY OF 5z0 A.D. 2011 BY Talmo t WITNESS MY HAND AND QFFICM -" L;, WiQQM$STpN EXPIRES: PUBLIC V NOTARY PUBLIC STATE OF COLORADO My Commission Expues b laa l J L CITY CERTIFICATION q �� APPROVED THISZ l DAY OF * , 16L BY THE CITY OF WHEAT RIDGE. ATTEST IRECTOR OF COM CASE HISTORY WSP -11 -01 WCP -11 -01 MS -11 -02 WZ -10 -07 WZ -77 -22 ARCHITECT KEPHART 2555 WALNUT STREET DENVER, CO. 80205 (303) 832 -4474 CONTACT: MR. DOUG VAN LERBERGHE ENGINEER It"' *++ KEPHART community � pinrtniny � nshitacturc REDLAND , ^ 8000 SOUTH LINCOLN STREET, SUITE 206 pE 1 n J Lam\ N r) LITTLETON, CO. 80122 (720) 283 -6783 w on« vam am ere�.�.,.redn.o�om CONTACT: MR. FRED TAFOYA ` W V 0 Q Lli 2 ►i cn H C W G a a Q W Z U Z O H Z F- Q w J w W w � O LANDSCAPE ARCHITECT SHEET BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, #210 ARVADA, CO. 80002 (303) 456 -2887 j • O CONTACT: MR. BOB COURI B R I T I N A SHEET INDEX a . o DESCRIPTION J m + COVER SHEET x SITE PLAN o cn GRADING AND UTILITY PLAN z LANDSCAPE PLAN 5.0 SITE a IRRIGATION DETAILS 8.0 -10.0 STREETSCAPE PLAN 3 x BUILDING ELEVATIONS W. 44TH AVE. GARAGE ELEVATIONS 14.0 ACCESSIBLE GARAGE ELEVATIONS 24.5% N 4 TOTAL OPEN SPACE 1 33 33.9% 1 14,693 1 15% IOF TOTAL SITE AREA 88 a x W. 38TH AVE. VICINITY MAP 1" = 2000' OWNER'S CERTIFICATE THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED IN ACCORDANCE WITH THE RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS CONCEPT PLAN DOES NOT CREATE A VESTED PROPERTY RIGHT, VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE WHEAT RIDGE CODE OF LAWS. WHEAT RIDGE TOWN CENTER APARTMENTS, LLLP, A COLORADO LIMITED LIABILITY LIMITED PARTNERSHIP BY: WAZEE PARTNERS, WRTCA, LLC A COLORADO LIMITED LIABILITY COMPANY, ITS GENERAL PARTNER BY: TYLER A. —� ITS: MANAGER STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS Z8 DAY OF 5z0 A.D. 2011 BY Talmo t WITNESS MY HAND AND QFFICM -" L;, WiQQM$STpN EXPIRES: PUBLIC V NOTARY PUBLIC STATE OF COLORADO My Commission Expues b laa l J L CITY CERTIFICATION q �� APPROVED THISZ l DAY OF * , 16L BY THE CITY OF WHEAT RIDGE. ATTEST IRECTOR OF COM CASE HISTORY WSP -11 -01 WCP -11 -01 MS -11 -02 WZ -10 -07 WZ -77 -22 ARCHITECT KEPHART 2555 WALNUT STREET DENVER, CO. 80205 (303) 832 -4474 CONTACT: MR. DOUG VAN LERBERGHE ENGINEER It"' *++ KEPHART community � pinrtniny � nshitacturc REDLAND , ^ 8000 SOUTH LINCOLN STREET, SUITE 206 pE 1 n J Lam\ N r) LITTLETON, CO. 80122 (720) 283 -6783 w on« vam am ere�.�.,.redn.o�om CONTACT: MR. FRED TAFOYA ` W V 0 Q Lli 2 ►i cn H C W G a a Q W Z U Z O H Z F- Q w J w W w � O LANDSCAPE ARCHITECT SHEET BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, #210 ARVADA, CO. 80002 (303) 456 -2887 j • O CONTACT: MR. BOB COURI B R I T I N A SHEET INDEX SHEET NO. DESCRIPTION 1.0 COVER SHEET 2.0 SITE PLAN 3.0 GRADING AND UTILITY PLAN 4.0 LANDSCAPE PLAN 5.0 IRRIGATION PLAN 6.0 -7.0 IRRIGATION DETAILS 8.0 -10.0 STREETSCAPE PLAN 11.0 -12.0 BUILDING ELEVATIONS 13.0 GARAGE ELEVATIONS 14.0 ACCESSIBLE GARAGE ELEVATIONS N U m � o CL V L7 J c O N — �L � M N '6) m C E N LLI O O C N J 7 u y U V) 0 O O 0 0 ro SITE DATA TABLE 2 0 v O W 29.8% LL u- Ci a z a z SITE DATA TABLE 2 0 W O W 29.8% ZONING MIXED USE COMMERCIAL MU -C l �= U > ' Ci a W W 11 75% OF TOTAL REQUIRED LANDSCAPED 25,084 75.5% 5,143 0 OF TOTAL REQUIRED SF AC TOTAL AREA OF PROPERTY1 9T9511 2.249 COVERAGE MAIN BUILDING 23 802 REQUIRED GARAGE BUILDINGS 5,410 SURFACE TOTAL BUILDING COVERAGE 1 29 29.8% OPEN SPACE PROVIDED REQUIRED SURFACE (SF) ( %) (SF) ( %) USABLE 31,755 95.5% 11 75% OF TOTAL REQUIRED LANDSCAPED 25,084 75.5% 5,143 35% OF TOTAL REQUIRED HARDSCAPEDI 8 24.5% SUBTOTAL HANDICAP 4 TOTAL OPEN SPACE 1 33 33.9% 1 14,693 1 15% IOF TOTAL SITE AREA PARKING STANDARD SURFACE 83 GA RAGE 23 _ __ SUBTOTALSTANDARD _ 106 HANDICAP STANDARD HC 2 VAN HC 1 GARAGE HC 1 SUBTOTAL HANDICAP 4 P ROVIDED REQUIRED _ TOTAL PARKING 110 88 m H N Z W o w o U U cr CC a a N N ff if O N n GROSS FLOOR AREA 1 87,941 ISF Z F N N N GROSS SF GROUND FLOORI 23,802 ISF � N N m cd of 0 0 0 NUMBER OF UNITS 88 DU's DENSITY 39.1 1 DU /AC WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO I► � � 4a� ■ 0:4 va000 C► 5 SPACE BIKE i�rE I P RACK §.III F 1 -MH 3 -RN 5 -ALM 4 -SJ 5 -VO I I m I I � I I I A I W I II I I I Wilk I " II W I I I I I � W I I I I � W i1 I I W W I I f C- 1 -GT 5 -HEH 5 -IRE 7 -MIS — 8 -RN 1 -TA AI T= 6 -COG 2 -SJ 5 -FEG 6 -CC GARDEN PLANTERS -TYP. I I I f I PLANT LEGEND 20 -EA G EN BOLLARD LIGHTTT—TYP. 21 -RUH I Deciduous Trees Deciduous /EvergreenShnlbs m 4 -RD _ 25 -VPV I I I I Svm. Botanic Name Comon Name Sin Soadng OuanlN Svm. Botanic Name Common Name Size 3oaclng Dual - � I - i I GT Gleditisie tdownthos inermis'lmpedel' 2 7/2" cal. As Shown 5 VO Viburnum opulus'nonum' 5 gal. T l 38 6 C I I I Imperial Honeylocust Dwarf European Cranber"ush + 4 -CH , : I I I TA Title americena'Retlmond' 2 1/2" mi. As Shown 7 — Redmond Linden 1 -HEH es •' ( {' Ornamental Train Perennials ^ ` - I I AM Amelanchler grentllflore'AUtumn England! 5' clump As Shown 3 AGC Aqastache cans 1 gal. 24" o.c. 18 Mosquito Plant Autumn Brilliant Servlceheny ALM Alyssum montanum'Mountain Gold' 1 gal. 19"l 9 •:. I I Cl Cretaegus crus-galli'Inermis" V clump As Shown 11 Basket of Gold El FLELL] El I Thornless Cackspur Hawlhom MH Melus hope 2 cal. As Shown 3 ASN Aster novaearplee 1 gal. 18 " o.a 10 12 -LAA O O p I I I Hope Crabapple New England Aster 4 -TA 17 -GAG w " I I I I PC Pyrus calleryana'Chanddece 21/Y cal. As Shown 6 COG Coreopsis grandiflora'Sunray 1 gal. 18" o.a 35 11 -HV `' - + .'G• ;' ;";,�;; /, 3 I Changdeer Pear Sunray Compete PT Populus TremulaMes'Bethel Spire' S' clump As Shown 1 DIN Duchasnee indite 4" pots 118"l 40 2-MA D G Bethel Spire Aspen Mock Strawberry " •. `kk �J'� I I ECP Echinecea purpurgo 1 gal. 118"l 7 Deciduous I Evergreen Shrubs Purple Coneflower GAG Gaillardia x GrendiflwaTardare' 1gal. 18 "0.0. 26 BD ButltlleJa tlavltlll'Atlonls Blue' Sgal. 4'o.c. 5 13 I Compact Blue Butterfly Bush Fanfare Blanket Flower HEH Hemerocallis'Stella do Oro' 1gal. 18 "l 15 BM Bums microphylla insulans Winter Gem' 5 gal. T o.c. 9 Dwarff Gold Dal 6 -CH 20 -VIM I I Winter Gem Boxwood IRE Iris ensata'Royal Robes' 1 gal. 18" o.a 11 4 -EF 14 -VO 15 -CS 5 -HM :: ; >;�f'a ; ;a � I CC Caryoptere x clendoneds Choice' 6 gal. T o.c. 14 Purple Japanese Ids 9-1313 First Choice Blue Mist Spires 5 -ASN I I LAA Lavenculaangustifolia'Hintlocts' 1gal. 18 "o.c. 43 TRELLIS -TYP. CH Cotoneaster horizontals 5 gel. 4'o.c. 16 Hintloots Lavender 5 -COG I I Rock HVA Hceta Vari COLUMN UP LIGHT -TYP. I I gata' 1 gal. 18" o.o. 15 CRUSHER FINE PATH -TYP. 9CA0 ,r I i — CS I Conusstolondere'Iiol 6gal. 4'o.c. 21 Verigated Hosts Dogwood OSE Osteoapeimum acklonis 'Lavender Not 1 gal. 19"l 12 5 -COG I DB Daphne x Burkwoodii'Ceml Mackie 5 gel. T o.c. 9 Lavender M st Sun Daisy Carol Mackie Daphne PSP Potentilla reptans L 4" pod 18" o.o. 15 EA Euony n ous status compactus 5 gal. 4'o.c. 57 Creeping Cinquefoil 5 -ASN I I I I Dwarf Burning Bush RUH Rudbeckie fulgida'Gddstum 1 gal. 18"l 31 {{ EF Euonymus fartunei'Emereld n Gold' 5 gal. 4'o.c. 4 Black -Eyed Susan DIN 4 -HVA I I Emerald n Gold Euonymus VIM Vince minor 4" pow ie "o.a Sz 9 -BM 1 -PT 20 - 6 -RN I 2 -PC 7 -CAO 6 -CS I HM Hydrangea mecrophylla'PinkEIP Sgel. 3'o.c. 5 Periwinkle 5 -OSE 8 C 9 -CAO Pink Elf Hydrangea VPV Verbena cenadensls'Homestead Purple' 1 gal. 18" o.a 42 "' � I JS Juniperus sabina'BWfale' Sgal. 6'o.c. 15 Purple Verbena 6 -CH 8-Sy ""' I Buffalo Juniper 1; �,_;.•, I I MA mahonie aquifolium'Orenge Flame' 5gal. 4'o.c. 2 Ornamental Grasses . . a. Oregon Grape Holly I ::.;•.x.;, I I CAD Calamagros8s awtlflore'Kari FeersteY 1 gal. 2' o.c. 43 I I PG Prunus weringlo Almond Feether Read Gran ea Plena' S gal. 4' o.c. 19 ss Pink Flowering Almond I 3 I RD Rubus dellclosus 5 gal. 4'o.c. 7 FED Festuce glauca'BouldeY 1 gal. 18" o.o. 25 O ~ N I I Boultler Raspberry Boulder Blue Fescue Grass I I RN Rosa x'Meidiland Red' S al. V o.c. 33 MIS Purple Maiden en n Gre purpurascens 1 gal. 3' o.a 25 Jy I 9 Purple ale Grass 5 SP CE IKE E I Single Red Shrub Rose I I I SJ S Irea a PEA C F u n sin Grew 1 gal. 2' o.c. 12 CK + d I "1" I Anthony i W terer Spl WatereY 5 gal. 3' o.c 44 Dwarf Fountain Gress 1 -PC 12 -VIM I Z I I _ BY Syringe Patula'MIssKim' 5gal. 4'o.c. 52 Grasses Min Klm Dwarf Lilac IN Yr"' I I I VC Viburnum cadeeii 5gal. 5'o.c. 6 Turf Sod Koreanspice Viburnum 4 -VO 1 -CI I 6 -VC � /jam ^., CI 13 f 2'Garden Bollard Light -4 Total 2 9 -COG \T/ V BENCH YOURKTOWN W /CHIPPENDALE 4 GT I BACK ESPRESSO COL RAILING TO MATCH I , Sign Up Light 1 Total 2 -SY I I MANUFACTUREDBY ARCHITECTURE ..� I URBANSCAPE FU ITURE -ATV WALL ELEVATION Column Up Light- 8 Total 3 -PG h 3 TO REMAIN LEVEL ;:j 5 -BD 1 -PC 4 15-SY - 4 -EA 6 -RUH W w W w w w w w w w w w W. 4 3rd Avenue � I II L 9 -CAO '-- SCREEN WALL 9 -CAO W W W W W W - -r— QI ttl I � 111 �i 11A IF ►r u. �r ul 1�� I 11 ►� �`�;1 �J N z ET " Hsu 2 -MH LU DENVER, CO. 8 rn 3 -SY (303) 832-4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE 3 -PEA o c ommu nity "planning "a arc <," 3 -PEA 0 3 -CI o Z a m 3 -RD 8 -MIS p'� 1 RE Q L A N' n ) N LITTLETON, CO. 80122 W 5 -VPV 3 -PG (720) 283-6783 Ur J 4 -VO 3 -VO 6 -RN rn � 1 -PC + 'v VARIES SEE PLAN t3 I 7 -O -PEA C C N 9 -PG LL ° 0 3 -SY SCREE WA L nj J a L 4 -PG 1-TA 0 8 }LAA 0 29 -SJ 00 8 - � 1 -TA 4 15-SY - 4 -EA 6 -RUH W w W w w w w w w w w w W. 4 3rd Avenue � I II L 9 -CAO '-- SCREEN WALL 9 -CAO W W W W W W - -r— QI ttl I � 111 �i 11A IF ►r u. �r ul 1�� I 11 ►� �`�;1 �J o ° O w w z a a i i d z CD z C W L G BRICK VENEER TO MATCH W ELEVATION BUILDING ARCHITECTURE ' n Q Q PARKING LOT SCREEN WALL Q SCALE: 1n" =r -0" LANDSCAPE TOTAL AREA ARCHITECT I Q W TOTAL LANDSCAPE AREA 26l of TOTAL TURF AREA 10,280 of TOTAL PLANTING BED AREA 11,205 of (NOTE: This area Includes shrobs, perennials, ground cover and mulch) COMMUNITY GARDEN AREA 1,680 of LANDSCAPE NOTES 1. ALL LANDSCAPE BEDS TO RECEIVE 3" DEPTH OF DECORATIVE ROCK OR WOOD MULCH. 2. ALL TURF AREAS TO BE IRRIGATED WITH AN AUTOMATIC POP UP AND/OR ROTOR SPRINKLER SYSTEM. 3. ALL PLANTING BEDS TO BE IRRIGATED WITH AN AUTOMATIC DRIP IRRIGATION SYSTEM. 4. ALL IRRIGATION TO BE CONTROLLED WITH AN AUTOMATIC IRRIGATION CONTROLLER WITH RAIN SENSORS. Scale: 1" = 20'1 North 0 10 20 40 KEPHART N z ET " Hsu r LU DENVER, CO. 8 rn V (303) 832-4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE O o c ommu nity "planning "a arc <," ENGINEER 0 o Z a m REDILAND 8000 SOUTH LINCOLN STREET, SUITE 206 p'� 1 RE Q L A N' n ) N LITTLETON, CO. 80122 W (720) 283-6783 Ur J CONTACT: MR. FRED TAFOYA" rn � 'v VARIES SEE PLAN o ° O w w z a a i i d z CD z C W L G BRICK VENEER TO MATCH W ELEVATION BUILDING ARCHITECTURE ' n Q Q PARKING LOT SCREEN WALL Q SCALE: 1n" =r -0" LANDSCAPE TOTAL AREA ARCHITECT I Q W TOTAL LANDSCAPE AREA 26l of TOTAL TURF AREA 10,280 of TOTAL PLANTING BED AREA 11,205 of (NOTE: This area Includes shrobs, perennials, ground cover and mulch) COMMUNITY GARDEN AREA 1,680 of LANDSCAPE NOTES 1. ALL LANDSCAPE BEDS TO RECEIVE 3" DEPTH OF DECORATIVE ROCK OR WOOD MULCH. 2. ALL TURF AREAS TO BE IRRIGATED WITH AN AUTOMATIC POP UP AND/OR ROTOR SPRINKLER SYSTEM. 3. ALL PLANTING BEDS TO BE IRRIGATED WITH AN AUTOMATIC DRIP IRRIGATION SYSTEM. 4. ALL IRRIGATION TO BE CONTROLLED WITH AN AUTOMATIC IRRIGATION CONTROLLER WITH RAIN SENSORS. Scale: 1" = 20'1 North 0 10 20 40 KEPHART N z ET " Hsu r LU DENVER, CO. 8 rn V (303) 832-4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE O o c ommu nity "planning "a arc <," ENGINEER 0 o Z a m REDILAND 8000 SOUTH LINCOLN STREET, SUITE 206 p'� 1 RE Q L A N' n ) a LITTLETON, CO. 80122 W (720) 283-6783 Ur J CONTACT: MR. FRED TAFOYA" rn � t3 Cc C C N LL ° 0 c N J Qj 0 0 0 00 o ° O w w z a a i i d z CD z C W L G BRICK VENEER TO MATCH W ELEVATION BUILDING ARCHITECTURE ' n Q Q PARKING LOT SCREEN WALL Q SCALE: 1n" =r -0" LANDSCAPE TOTAL AREA ARCHITECT I Q W TOTAL LANDSCAPE AREA 26l of TOTAL TURF AREA 10,280 of TOTAL PLANTING BED AREA 11,205 of (NOTE: This area Includes shrobs, perennials, ground cover and mulch) COMMUNITY GARDEN AREA 1,680 of LANDSCAPE NOTES 1. ALL LANDSCAPE BEDS TO RECEIVE 3" DEPTH OF DECORATIVE ROCK OR WOOD MULCH. 2. ALL TURF AREAS TO BE IRRIGATED WITH AN AUTOMATIC POP UP AND/OR ROTOR SPRINKLER SYSTEM. 3. ALL PLANTING BEDS TO BE IRRIGATED WITH AN AUTOMATIC DRIP IRRIGATION SYSTEM. 4. ALL IRRIGATION TO BE CONTROLLED WITH AN AUTOMATIC IRRIGATION CONTROLLER WITH RAIN SENSORS. Scale: 1" = 20'1 North 0 10 20 40 KEPHART z ET " Hsu >= �! LU DENVER, CO. 8 V (303) 832-4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE z c ommu nity "planning "a arc <," ENGINEER 0 REDILAND 8000 SOUTH LINCOLN STREET, SUITE 206 p'� 1 RE Q L A N' n ) LITTLETON, CO. 80122 (720) 283-6783 °:.:.��...1 1 CONTACT: MR. FRED TAFOYA" zg Q W IL JJ w aQ W o z vh g LANDSCAPE ARCHITECT SHEET DESIGN GROUP 7600 GR 7600 GRANDVIEW AVENUE, #210 w ARVADA, CO. 80002 /� . O (303) 456 -2887 T CONTACT: MR. BOB COURI B R I T I N A WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 1O THE IRRIGATION SYSTEM POINT -OF- CONNECTION (POC) SHALL BE DOWNSTREAM OF THE EXISTING IRRIGATION BACKFLOW, INSTALLED BY OTHERS, IN THE MECHANICAL ROOM. INSTALL MASTER VALVE AND FLOW SENSOR ASSEMBLY AS INDICATED, SAME SIZE AS POC. VERIFY EXACT LOCATION OF POC WITH OWNER'S REPRESENTATIVE. 2O WALL MOUNT THE IRRIGATION CONTROLLER AT THE APPROXIMATE LOCATION SHOWN, ON THE WALL OF THE GARAGE. COORDINATE ELECTRICAL POWER TO THE CONTROLLER WITH THE OWNERS REPRESENTATIVE. CARE SHOULD BE TAKEN TO INSTALL THE IRRIGATION CONTROLLER IN A LOCATION THAT IS ACCESSIBLE FOR MAINTENANCE,. FINAL LOCATION TO BE APPROVED BY OWNERS REPRESENTATIVE. O3 IRRIGATION EQUIPMENT SHOWN IN HARDSACPE FOR CLARITY ONLY. IRRIGATION EQUIPMENT SHALL BE INSTALLED IN LANDSCAPED AREAS. ARCHITECT 2555 WALNUT STREET DENVER, CO. 80205 (303) 832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE <e,nmunh a planning. erchitecum N o c O E U O � U Z �o N 7 rn ON C ON c d c� N� C c co 11.1 C N W n dco o m J IL H ro e ei u 5.0 INSTALLATION GENERAL NOTES 1. THE SYSTEM DESIGN ASSUMES A MINIMUM DYNAMIC PRESSURE FOR THE IRRIGATION SYSTEM OF 70 PSI REQUIRED (PER HYDRUALIC CALCULATIONS), AT A MAXIMUM DISCHARGE OF 10 GPM AT THE 3/4 —INCH IRRIGATION POINT —OF— CONNECTION (POC). TAP, METER, BACKFLOW AND MASTER VALVE SHALL ALL BE THE SAME SIZE. VERIFY PRESSURE AND FLOW ON SITE PRIOR TO CONSTRUCTION. 2. READ THOROUGHLY AND BECOME FAMILIAR WITH THE SPECIFICATIONS AND INSTALLATION DETAILS FOR THIS AND RELATED WORK PRIOR TO CONSTRUCTION. 3. COORDINATE UTILITY LOCATES ( "CALL BEFORE YOU DIG - ) OF UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION. 4. DO NOT PROCEED WITH THE INSTALLATION OF THE IRRIGATION SYSTEM WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS OR GRADE DIFFERENCES EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. IF DISCREPANCIES IN CONSTRUCTION DETAILS, LEGEND, NOTES, OR SPECIFICATIONS ARE DISCOVERED, BRING ALL SUCH OBSTRUCTIONS OR DISCREPANCIES TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE. 5. THE DRAWINGS ARE DIAGRAMMATIC. THEREFORE, THE FOLLOWING SHOULD BE NOTED: A. ALTHOUGH IRRIGATION COMPONENTS MAY BE SHOWN OUTSIDE PLANTING AREAS FOR CLARITY, INSTALL IRRIGATION PIPE AND WIRING IN LANDSCAPED AREAS WHENEVER POSSIBLE. B. TREE AND SHRUB LOCATIONS AS SHOWN ON LANDSCAPE PLANS TAKE PRECEDENCE OVER IRRIGATION EQUIPMENT LOCATIONS AVOID CONFLICTS BETWEEN THE IRRIGATION SYSTEM, PLANTING MATERIALS, AND ARCHITECTURAL FEATURES. C. USE ONLY STANDARD TEES AND ELBOW FITTINGS. USE OF CROSS TYPE FITTINGS IS NOT ALLOWED. 6. PROVIDE THE FOLLOWING COMPONENTS TO THE OWNER PRIOR TO THE COMPLETION OF THE PROJECT: A. TWO (2) OPERATING KEYS FOR EACH TYPE OF MANUALLY OPERATED VALVES. B. TWO (2) OF EACH SERVICING WRENCH OR TOOL NEEDED FOR COMPLETE ACCESS, ADJUSTMENT, AND REPAIR OF ALL ROTARY SPRINKLERS. 7. SELECT NOZZLES FOR SPRAY AND ROTARY SPRINKLERS WITH ARCS WHICH PROVIDE COMPLETE AND ADEQUATE COVERAGE WITH MINIMUM OVERSPRAY FOR THE SITE CONDITIONS. CAREFULLY ADJUST THE RADIUS OF THROW AND ARC OF COVERAGE OF EACH ROTARY SPRINKLER TO PROVIDE THE BEST PERFORMANCE. B. THE IRRIGATION CONTRACTOR IS RESPONSIBLE FOR THE INSTALLATION OF IRRIGATION SLEEVING. SLEEVES ARE REQUIRED FOR BOTH PIPING AND ELECTRICAL WIRING AT EACH HARDSCAPE CROSSING. COORDINATE INSTALLATION OF SLEEVING WITH OTHER TRADES. ANY PIPE OR WIRE WHICH PASSES BENEATH EXISTING HARDSCAPE WHERE SLEEVING WAS NOT INSTALLED WILL REQUIRE HORIZONTAL BORING BY THE IRRIGATION CONTRACTOR. 9. INSTALL ALL ELECTRICAL POWER TO THE IRRIGATION CONTROL SYSTEM IN ACCORDANCE WITH THE NATIONAL ELECTRIC CODE AND ALL APPLICABLE LOCAL ELECTRIC UTILITY CODES. 10. THE FOLLOWING SHOULD BE NOTED REGARDING PIPE SIZING: IF A SECTION OF UNSIZED PIPE IS LOCATED BETWEEN THE IDENTICALLY SIZED SECTIONS, THE UNSIZED PIPE IS THE SAME NOMINAL SIZE AS THE TWO SIZED SECTIONS. THE UNSIZED PIPE SHOULD NOT BE CONFUSED WITH THE DEFAULT PIPE SIZE NOTED IN THE LEGEND. 11. INSTALL TWO (2) #14 AWG CONTROL WIRES FROM CONTROLLER LOCATION TO EACH DEAD —END OF MAINLINE FOR USE AS SPARES INCASE OF CONTROL WIRE FAILURE. COIL 3 FEET OF WIRE IN VALVE BOX. CONSTRUCTION NOTES IRRIGATION LEGEND E� SLEEVES: CLASS 200 PVC MAINLINE PIPE: CLASS 200 PVC 1.25 —INCH SIZE UNLESS OTHERWISE INDICATED Lm LATERAL PIPE TO EMITTERS: UV RADIATION RESISTANT POLYETHYLENE (3/4 —INCH SIZE, ROUTING IS DIAGRAMMATIC) UNCONNECTED PIPE CROSSING POINT —OF— CONNECTION ASSEMBLY BACKFLOW PREVENTION ASSEMBLY: FEBCO 825 —YA T MASTER VALVE ASSEMBLY: HUNTER ICV —FS ❑F FLOW SENSOR ASSEMBLY: DATA INDUSTRIAL 220P N ISOLATION GATE VALVE ASSEMBLY: MATCO 514 c QUICK COUPLING VALVE ASSEMBLY: RAINBIRD SLRC ® REMOTE CONTROL VALVE ASSEMBLY FOR DRIP: RAINBIRD XCZ- 100 —B —COM O Lr FLUSH CAP ASSEMBLY INDICATES CONTROLLER AND STATION NUMBER Al INDICATES LATERAL DISCHARGE (GPM) 14 1" INDICATES VALVE SIZE (INCHES) INDICATES SPRINKLER RISER POP —UP HEIGHT (4 —INCH UNLESS OTHERWISE NOTED) OA IRRIGATION CONTROLLER UNIT WITH SOLAR SYNC: CONTROLLER A: HUNTER I —CORE, IC- 180OM: 3 STA. USED ENGINEER REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 ^' ^ n RE D IAN D LITTLETON, CO. 80122 w w (720) 283 -6783 �•��,..., <om�, CONTACT: MR. FRED TAFOYA �,,^^m .. HIKES INC LANDSCAPE ARCHITECT 811T .�� I�v9m BRITINA DESIGN GROUP D. S UE7 04 313 W. OE AD, SUITE 104 RVf 7600 GRANDVIEW AVENUE, #210 F09r COLUM, CO DRM 81)519 ARVADA, CO. 80002 Telephom.. 970.11121801) (303) 456 -2887 E Fa: 996215.9974 Web: 866.21&e974 CONTACT MR BOB COURT : . B R T N A N o c O E U O � U Z �o N 7 rn ON C ON c d c� N� C c co 11.1 C N W n dco o m J IL H ro e ei u 5.0 INSTALLATION GENERAL NOTES 1. THE SYSTEM DESIGN ASSUMES A MINIMUM DYNAMIC PRESSURE FOR THE IRRIGATION SYSTEM OF 70 PSI REQUIRED (PER HYDRUALIC CALCULATIONS), AT A MAXIMUM DISCHARGE OF 10 GPM AT THE 3/4 —INCH IRRIGATION POINT —OF— CONNECTION (POC). TAP, METER, BACKFLOW AND MASTER VALVE SHALL ALL BE THE SAME SIZE. VERIFY PRESSURE AND FLOW ON SITE PRIOR TO CONSTRUCTION. 2. READ THOROUGHLY AND BECOME FAMILIAR WITH THE SPECIFICATIONS AND INSTALLATION DETAILS FOR THIS AND RELATED WORK PRIOR TO CONSTRUCTION. 3. COORDINATE UTILITY LOCATES ( "CALL BEFORE YOU DIG - ) OF UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION. 4. DO NOT PROCEED WITH THE INSTALLATION OF THE IRRIGATION SYSTEM WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS OR GRADE DIFFERENCES EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. IF DISCREPANCIES IN CONSTRUCTION DETAILS, LEGEND, NOTES, OR SPECIFICATIONS ARE DISCOVERED, BRING ALL SUCH OBSTRUCTIONS OR DISCREPANCIES TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE. 5. THE DRAWINGS ARE DIAGRAMMATIC. THEREFORE, THE FOLLOWING SHOULD BE NOTED: A. ALTHOUGH IRRIGATION COMPONENTS MAY BE SHOWN OUTSIDE PLANTING AREAS FOR CLARITY, INSTALL IRRIGATION PIPE AND WIRING IN LANDSCAPED AREAS WHENEVER POSSIBLE. B. TREE AND SHRUB LOCATIONS AS SHOWN ON LANDSCAPE PLANS TAKE PRECEDENCE OVER IRRIGATION EQUIPMENT LOCATIONS AVOID CONFLICTS BETWEEN THE IRRIGATION SYSTEM, PLANTING MATERIALS, AND ARCHITECTURAL FEATURES. C. USE ONLY STANDARD TEES AND ELBOW FITTINGS. USE OF CROSS TYPE FITTINGS IS NOT ALLOWED. 6. PROVIDE THE FOLLOWING COMPONENTS TO THE OWNER PRIOR TO THE COMPLETION OF THE PROJECT: A. TWO (2) OPERATING KEYS FOR EACH TYPE OF MANUALLY OPERATED VALVES. B. TWO (2) OF EACH SERVICING WRENCH OR TOOL NEEDED FOR COMPLETE ACCESS, ADJUSTMENT, AND REPAIR OF ALL ROTARY SPRINKLERS. 7. SELECT NOZZLES FOR SPRAY AND ROTARY SPRINKLERS WITH ARCS WHICH PROVIDE COMPLETE AND ADEQUATE COVERAGE WITH MINIMUM OVERSPRAY FOR THE SITE CONDITIONS. CAREFULLY ADJUST THE RADIUS OF THROW AND ARC OF COVERAGE OF EACH ROTARY SPRINKLER TO PROVIDE THE BEST PERFORMANCE. B. THE IRRIGATION CONTRACTOR IS RESPONSIBLE FOR THE INSTALLATION OF IRRIGATION SLEEVING. SLEEVES ARE REQUIRED FOR BOTH PIPING AND ELECTRICAL WIRING AT EACH HARDSCAPE CROSSING. COORDINATE INSTALLATION OF SLEEVING WITH OTHER TRADES. ANY PIPE OR WIRE WHICH PASSES BENEATH EXISTING HARDSCAPE WHERE SLEEVING WAS NOT INSTALLED WILL REQUIRE HORIZONTAL BORING BY THE IRRIGATION CONTRACTOR. 9. INSTALL ALL ELECTRICAL POWER TO THE IRRIGATION CONTROL SYSTEM IN ACCORDANCE WITH THE NATIONAL ELECTRIC CODE AND ALL APPLICABLE LOCAL ELECTRIC UTILITY CODES. 10. THE FOLLOWING SHOULD BE NOTED REGARDING PIPE SIZING: IF A SECTION OF UNSIZED PIPE IS LOCATED BETWEEN THE IDENTICALLY SIZED SECTIONS, THE UNSIZED PIPE IS THE SAME NOMINAL SIZE AS THE TWO SIZED SECTIONS. THE UNSIZED PIPE SHOULD NOT BE CONFUSED WITH THE DEFAULT PIPE SIZE NOTED IN THE LEGEND. 11. INSTALL TWO (2) #14 AWG CONTROL WIRES FROM CONTROLLER LOCATION TO EACH DEAD —END OF MAINLINE FOR USE AS SPARES INCASE OF CONTROL WIRE FAILURE. COIL 3 FEET OF WIRE IN VALVE BOX. CONSTRUCTION NOTES IRRIGATION LEGEND E� SLEEVES: CLASS 200 PVC MAINLINE PIPE: CLASS 200 PVC 1.25 —INCH SIZE UNLESS OTHERWISE INDICATED Lm LATERAL PIPE TO EMITTERS: UV RADIATION RESISTANT POLYETHYLENE (3/4 —INCH SIZE, ROUTING IS DIAGRAMMATIC) UNCONNECTED PIPE CROSSING POINT —OF— CONNECTION ASSEMBLY BACKFLOW PREVENTION ASSEMBLY: FEBCO 825 —YA T MASTER VALVE ASSEMBLY: HUNTER ICV —FS ❑F FLOW SENSOR ASSEMBLY: DATA INDUSTRIAL 220P N ISOLATION GATE VALVE ASSEMBLY: MATCO 514 c QUICK COUPLING VALVE ASSEMBLY: RAINBIRD SLRC ® REMOTE CONTROL VALVE ASSEMBLY FOR DRIP: RAINBIRD XCZ- 100 —B —COM O Lr FLUSH CAP ASSEMBLY INDICATES CONTROLLER AND STATION NUMBER Al INDICATES LATERAL DISCHARGE (GPM) 14 1" INDICATES VALVE SIZE (INCHES) INDICATES SPRINKLER RISER POP —UP HEIGHT (4 —INCH UNLESS OTHERWISE NOTED) OA IRRIGATION CONTROLLER UNIT WITH SOLAR SYNC: CONTROLLER A: HUNTER I —CORE, IC- 180OM: 3 STA. USED w 0 a O rc v w °s 0 W 0 � �a a W Z 3W U Z 3 O H SHEET � w w U as O ¢ w 0 a O rc v w °s 0 W 0 � �a a W Z 3W U Z 3 O H SHEET WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO VALVE BOX WITH LOCKING COVER: ALUMINUM ENCLOSURE: CARSON 1419 -4. BRAND "FM" STRONGBOX SBOC -30AL OR GUARDSHACK GS -2 ON LID W/ 3 —INCH HIGH LTRS. REDUCED PRESSURE BACKFLOW PREVENTER PER LEGEND FINISH GRADE/TOP OF MULCH BRASS UNION (1 OF 2) 3/4 —INCH MALE ADAPTER WITH PVC CAP TYPE L COPPER SIZED 0 MATCH BACKFLOW) 3 —INCH SLEEVE OF 2� FINISH GRADE p 6 —INCH CONCRETE PAD, 6— INCHES LARGER THAN 1 ` 1rm7 ENCLOSURE (EACH SIDE) CLASS 200 PVC MAINLINE TO MASTER VALVE SCH 40 PVC MALE ADAPTER (SIZED TO MATCH BACKFLOW) COPPER FEMALE ADAPTER TYPE K COPPER FROM METER (SIZED TO MATCH BACKFLOW) NOTES: 1. INSTALL BACKFLOW DEVICE IN ACCORDANCE WITH ALL STATE AND LOCAL CODE REQUIREMENTS. 2. SLOPE TOP SURFACE OF PAD AT 0.5 % WITH BROOM FINISH. MAKE PIPE SLEEVES WITH 1 -1/2 INCH LARGER DIAMETER PIPE THAN PENETRATING PIPE SIZE. 3. ALL HINGED CONNECTION LOCATIONS AND HARDWARE TO BE TAMPER PROOF. 4. ALL WELD JOINTS SHALL BE CONTINUOUS AND GROUND SMOOTH. BACKFLOW PREVENTION UNIT N. 10 PIPE DI STRNGFR PIPE 11 MIN. 5 PIPE D 58NdGHTIPfE TWO (2) CONDUCTOR TWISTED PAIR SHIELDED DIRECT BURIAL CABLE FOR CONNECTION TO TRANSMITTER WATER PROOF CONNECTION (1 OF 2) 3M SERIES 7000 EPDXY KIT METER PER LEGEND VALVE BOX WITH COVER: CARSON 1419 -4. BRAND LID WITH "MV" GRADE/TOP OF MULCH 30 —INCH LINEAR LENGTH OF COILED WIRE WATER PROOF CONNECTION (1 OF 2) CHRISTY ID TAG MASTER VALVE, SIZE TO MATCH POC MODEL PER LEGEND 3.0 —INCH MINIMUM DEPTH OF 3/4 —INCH WASHED GRAVEL MAINLINE TO SYSTEM MAINLINE (1 OF 4) 3.0 —INCH MINIMUM DEPTH OF 3/4 —INCH WASHED GRAVEL NON —WOVEN LANDSCAPE FABRIC FLOW SENSOR ASSEMBLY (1 OF 4) PVC SCH 40 MALE ADAPTER (SPEARS SR -2 -0801) NON —WOVEN LANDSCAPE FABRIC MASTER VALVE ASSEMBLY GRADE BOX WITH COVER: CARSON 910 -4. LID WITH VALVE "IGV" PVC CL 200 PIPE i AS REQUIRED) MINIMUM DEPTH OF CH WASHED GRAVEL (1 OF 2) 4LVE WITH CROSS HANDLE, SIZED TO MATCH E. MODEL PER LEGEND kINUNE :H. 40 MALE ADAPTER (SPEARS SR -2 -0801) NOTES: 1. NOMINAL SIZE OF GATE VALVE TO MATCH NOMINAL MAINUNE SIZE. ISOLATION GATE VALVE T ASSEMBLY KEPHART 2555 WALNUT STREET ,� ■■ DENVER, CO. 80205 (303)832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE community" planning architecture 30 —INCH UNEAR LENGTH OF WIRE, COILED WATER PROOF CONNECTION (1 OF 2) 8000 SOUTH LINCOLN STREET, SUITE 206 E� ^ n R.E D IA N CHRISTY ID TAG , l t� � em no— (720)283 -6783 •=Po�Pomn= VALVE BOX WITH COVER: CARSON 1419 -4. DIFFUSER BUG CAP: BRAND LID WITH VALVE NUMBER C w FINISH GRADE/TOP OF MULCH w w RAIN BIRD MODEL 5 o 1/4 —INCH STAKE: TUBING STAKE: RAIN BIRD #TS -025 REMOTE CONTROL VALVE, SIZED AS SHOWN ON 1/4 —INCH DISTRIBUTION TUBING DRAWINGS SPEARS PVC TRUE UNION BALL VALVE PVC SCH 40 EL (1 OF 2) APPROVED GEOTECH FILTER FABRIC (EXTEND 10" UP BOX WALL) BRICK (1 OF 4) PVC SCH 80 PIPE (LENGTH AS REQUIRED) 8 PVC MAINUNE PVC SCH 40 TEE OR EL LOOP 1' OF 2 SPARE WIRES IN VALVE BOX 3.0 —INCH MINIMUM DEPTH OF 3/4 —INCH WASHED GRAVEL COMBINED PRESSURE REGULATOR AND Y— STRAINER NOTE 1. USE BARBED INSERT FRTINGS ON DRIP LATERAL PIPE WITH HOSE CLAMPS. PLACE CLAMPS ON DRIP TUBING DIRECTLY OVER BARBED AREA OF FITTING. PINCH CLAMPS ARE NOT ACCEPTABLE. 2. UTILIZE RAIN BIRF XCZ —LF- 100 —PRF FOR FLOWS LESS THAN 5 GPM. REMOTE CONTROL DRIP VALVE ASSEMBLY MULCH BED FINSH GRADE hT717FT"T7:11111; ' DRIP EMITTER (REFER TO SPECIFICATIONS) SINGLE OUTLET EMITTER ASSEMBLY ARCHITECT HINES INC RM WAM ruuamrr SMM= M W. DPM eq SLIDE 204 FM COUNS. COLORIDO 80526 T&phmx 920.282.1800 E Fm: 866115.8974 WAk rw.Nnpinc.can ENGINEER REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 E� ^ n R.E D IA N LITTLETON, CO. 80122 , l t� � em no— (720)283 -6783 •=Po�Pomn= CONTACT: MR. FRED TAFOYA w N 0 � m E U O U Z W o Ur J C; C N (U aF � C � � U N � C N Ll.l c N `O d� 0 rt w 0 0 0 w 0 e ca G W w �E Q � Q = Z 3V Z 3 Z W CL W N IE LANDSCAPE ARCHITECT SHEET BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, #210 ARVADA, CO. 80002 C (303) 456 -2887 V CONTACT: MR. BOB COURI B R I T I N A ot"A,a,, � w w C w b w w o A rt w 0 0 0 w 0 e ca G W w �E Q � Q = Z 3V Z 3 Z W CL W N IE LANDSCAPE ARCHITECT SHEET BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, #210 ARVADA, CO. 80002 C (303) 456 -2887 V CONTACT: MR. BOB COURI B R I T I N A ot"A,a,, WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO RAIN BIRD MODEL # DBC -025 DIFFUSER BUG CAP 0 0-1: 0 o`b 0 DD �i GRADE/TOP OF MULCH FINISH GRADE RAIN BIRD MODEL # TS -025 1/4" TUBING STAKE (TYPICAL) 1/4 -INCH DISTRIBUTION TUBING RAIN BIRD MODEL # XB -10 -6 MULTI - OUTLET XERI -BUG EMITTER DRIP LATERAL TUBING a' DRIP EMITTER BOX 3/4" CRUSHED STONE VALVE BOX WITH COVER: CARSON 708 -4. BRAND LID WITH "FC" FLUSH CAP: AGRIFIM MODEL CETC -34 3/4 -INCH COMPRESSION FIT CROSS - THREADED CAP TUBING LOOP 3 -INCH DEPTH OF 3/4 -INCH WASHED GRAVEL BRICK (1 OF 2) 3/4 -INCH DRIP LATERAL PIPE COMPRESSION EL NOTE: 1. LOOP IRRIGATION DRIP TUBING INSIDE VALVE BOX FOR EXTENSION OUTSIDE OF BOX DURING BLOWOUT. MULTIPLE OUTLET EMITTER ASSEMBLY FOR TREES IN BEDS u DRIP FLUSH CAP ASSEMBLY ARCHITECT RAIN SENSOR: RAIN -CUK SET ADJUSTMENT TO 1 /8TH -INCH. MOUNT SECURELY TO ROOF WITH ALUMINUM SCREWS UNDER OVERLAPPING SHINGLE. Z WALL WALL MOUNTED CONTROLLER (REFER TO LEGEND FOR MODEL) PVC CONDUIT FOR CONTROL WIRES TO LANDSCAPED AREA MINIMUM 10 FT. 120 VOLT POWER SUPPLY WIRES IN PVC SWEEP ELL METAL CONDUIT 1.5" SIZE #6 BARE COPPER GROUNDING WIRE IN METAL CONDUIT MULCH BED FINISH GRADE DIRECT BURIAL CONTROL WIRES TO CONTROL VALVES PVC SWEEP ELL COPPER GROUNDING WIRE TO BRONZE CLAMP. COPPER CLAD GROUND ROD (5/8 X 8') PAIGE ELECTRIC PART NUMBER 182007. NOTES: 1. INSTALL ALL WIRING PER LOCAL ELECTRICAL CODES. 2. INSTALL GROUND ROD WITHIN IRRIGATED TURF AREA. IF IRRIGATED TURF AREA IS NOT IN CLOSE PROXIMITY TO CONTROLLER, INSTALL ONE (1) DRIP EMITTER FROM NEAREST DRIP VALVE IN VALVE BOX HOUSING GROUNDING ROD. o WALL MOUNT CONTROLLER ASSEMBLY MAINLINE, LATERAL, LATERAL PIPE & 24 -V WIRE ® EXCAVATED MATERIAL r...:;'. BEDDING & COVER MATERIAL PIPE AND WIRE SLEEVING �I 24" min. NOTES: 1. SLEEVE ALL PIPE AND WIRE SEPARATELY. 2. ALL PIPE TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. "SNAKE" UNSLEEVED PLASTIC PIPE IN TRENCH. PROVIDE A MINIMUM OF 2" CLEARANCE TO SIDE OF TRENCH AND BETWEEN PIPES. 3. ALL 120 -V WIRING SHALL BE INSTALLED IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. TAPE AND BUNDLE 24 -V WIRE EVERY 10' AND PROVIDE LOOSE 20" LOOP AT ALL CHANGES OF DIRECTION OVER 30 DEGREES. �n TYPICAL TRENCHING DETAIL T 36" i MIN. SEAL ENDS OF SLEEVES WITH CLOTH DUCT TAPE (TYPICAL) PVC SLEEVING (TYPICAL) NOTE: 1) ALL SLEEVING TO B E CLASS 200 BE PVC, SIZED AS NOTED. 2) INSATLL SLEEVES IN SIDE -BY -SIDE CONFIGURATION WHERE MULTIPPLE SLEEVES ARE TO BE INSTALLED. SPACE SLEEVES 4" TO 6" APART. DO NOT STACK SLEEVES VERTICALLY. TYPICAL SLEEVING DETAIL HINES INC art r�rM rWrl ---Fr 6�rCLY 327 W. MIKE W. SUR 204 FM COUNS. COIAMDO 80526 T&phmx W20.282.1800 E Fm: 866115.8974 WAk WWW.hIMBIM.t0111 KEPHART , 2555 WALNUT STREET ■■ DENVER, CO. 80205 „' (303) 832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE community" planning architecture ENGINEER REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 RE 1 n J ' ^ L/ \N n LITTLETON, CO. 80122 t� � em no— (720)283 -6783 . -- •=Po1.Pomn= �o.m CONTACT: MR. FRED TAFOYA N 0 � m E U O U Z W O W N Ur J C; C N (U aF � C � � ' N � C N Ll.l c N `O d� 0 0 rt w 0 z F rc rc 0 w e ca W Q c Q = Z 3V 3 O Z R CL W c LANDSCAPE ARCHITECT SHEET BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, #210 ARVADA, CO. 80002 �.® (303) 456 -2887 CONTACT: MR. BOB COURI B R I T I N A ot"A,a,, PAVED SURFACE CURB AND GUTTER IF APPUCABLE 12" min ROUGH GRADE 2" PVC PIPE SLEEVE MARKER - G. _ INSTALL AT BOTH ENDS OF EACH 4 SLEEVE LOCATION AND EXTEND AT I I LEAST 3' ABOVE GRADE. SPRAY EXPOSED PORTION OF MARKER WITH GREEN FLUORESCENT PAINT. 4 " -6 MIN. SLEEVE SLEEVE � w w C w w b w w a a o A rt w 0 z F rc rc 0 w e ca W Q c Q = Z 3V 3 O Z R CL W c LANDSCAPE ARCHITECT SHEET BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, #210 ARVADA, CO. 80002 �.® (303) 456 -2887 CONTACT: MR. BOB COURI B R I T I N A ot"A,a,, PAVED SURFACE CURB AND GUTTER IF APPUCABLE 12" min ROUGH GRADE 2" PVC PIPE SLEEVE MARKER - G. _ INSTALL AT BOTH ENDS OF EACH 4 SLEEVE LOCATION AND EXTEND AT I I LEAST 3' ABOVE GRADE. SPRAY EXPOSED PORTION OF MARKER WITH GREEN FLUORESCENT PAINT. 4 " -6 MIN. SLEEVE SLEEVE WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF y c u N o THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, o E CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO d o o d R J C O ON 69.9 u m VANCE ST. A c N c NO N w LU So - - - -- 70.1' 69.9' 50.5' LIMIT OF WORK J o u ., o ® ®�- _ - -� -- - - -- -- d 00 J- ___ _ - - -- - _ 6 o N w - ° p �� o oo cf) ZO ° p ° 0 J 30 �, , 3 3 - 2 ° p ° ° 1 -- -- z 41.3' o I ' _ 37.4 38.4 BOULDER C a LOT 2 m �1 PLANTING PLAN 0 20' 40' LOCATION KEY / Lu PANDA KIN > LLOT 1 — _-- - - - - -- L _-- - - - - -- — ---- - - - - -- _--- -. - - -- — - - -- I I C II >1 II � J S LOT 3 LOT 2 I 1 > 0 t- Z VANCE ST. °° I J PEDESTRAIN LIGHT, w TYP. SEE CIVIL B a STREET IMPROVEMENT PLANS _W SEW RD AVE W (� LIMIT OF LIGHT, TYP. > - - - - - -- Z WORK - - -, ' 45 .6 I __ w W it Q H ` ` - - - -- D - -- - -- THE FINAL DESIGN WILL BE SUBMITTED FOR REVIEW WITH THE BUILDING PERMIT APPLICATION. FINAL ARCHITECT ~ jr W Z J LL] Z DESIGN WILL COMPLY WITH THE CITY OF WHEAT RIDGE KEPHART 2555 WALNUT STREET — I II �' = Z W ^ Y• tl ® O 1 �' ° p ° p • = STREETSCAPE DESIGN MANUAL. DENVER, CO.80205 (303) 832 -4474 �� U CONTACT: MR. DOUG VAN LERBERGHE K EPHAR T :om mun itv , 0a nninq . hne Z ^' RD. AVE. a p O ENGINEER ai REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 REIN f MATCHLINE E (SEE SHEET L -2) LITT LITTLETON, CO. 80122 (720) 283 -6763 e„ cren,vce CONTACT: MR. FRED TAFOYA ° 2 0 ' `° PRELIMINARY LANDSCAPE ARCHITECT SHEET NOT FOR CONSTRUCTION ON SOLUTIONS, 3840 E. 3840 COMMONS AVE. ALBUQUERQUE, NM 8703703 1 8 .0 (505)837 -6562 CONTACT: MS, LOUISE JANNEY 5 a 3 0 rc c> z r z 3 a I N O N T J ' H W r w w W w 2E 2 U H Q W. 43TH AVE. LOCATION KEY - -- L-- �,IT-F- 44TH AVE i I , LOT 1 Lu F; N N 0. U 2 a: _ 3 D LOT 2 WHEAT RIDGE TOWN CENTER APARTMENTS W. 43RD AVE. 6' SIF)FWAI K. LOT 2 ENTRANCEI THE FINAL DESIGN WILL BE SUBMITTED FOR REVIEW WITH THE BUILDING PERMIT APPLICATION. FINAL DESIGN WILL COMPLY WITH THE CITY OF WHEAT RIDGE STREETSCAPE DESIGN MANUAL. 31 ARCHITECT co J H W LLI 2 w w �c() w Z J 2 U H a KEPHART 2555 WALNUT STREET DENVER, CO. 80205 (303) 8324474 CONTACT: MR. DOUG VAN LERBERGHE E P H 11 R ENGINEER PRELIMINARY NOT FOR CONSTRUCTION REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 N C ' ^ WE D LA'N N LITTLETON, CO. 80122 Exri.r.� (720) 283-6783 y CONTACT: MR. FRED TAFOYA U � 0 H Z w 2 w� 1) CL �a W Z = w �U Z O H Z J a Z Z a N O I.f. LANDSCAPE ARCHITECT SHEET WESTON SOLUTIONS, INC. 3480 COMMONS AVE.. NE [� . O ALBUQUERQUE, NM- 87109 7 (505)837 -6562 CONTACT: MS. LOUISE JANNEY N y U � � � U � O r` � d � m ZT N � C N L ` 1J C O W N O F) 0 0 0 H Z w 2 w� 1) CL �a W Z = w �U Z O H Z J a Z Z a N O I.f. LANDSCAPE ARCHITECT SHEET WESTON SOLUTIONS, INC. 3480 COMMONS AVE.. NE [� . O ALBUQUERQUE, NM- 87109 7 (505)837 -6562 CONTACT: MS. LOUISE JANNEY WHEAT RIDGE TOWN CENTER APARTMENTS MATCHLINE (SEE VIEW BELOW) N r N O C U00 li • O ° ° g PLANT LEGENDS Z ^ J d CA a I COMMON NAME SCIENTIFIC NAME SIZE QUANT. m ., O O �, N CO e ° Jack Pear Pyrus calleryana 'Jaczam' 2" cal. 7 C C N C L " I O Scarlet Oak Quercus coccinea 'Scarlet' 2" cal. 8 1D ^_ IS 4i N o I o Honey Locust Gleditsia triocanthos 'Shademaster' 2" cal. 10 d� m I Austrian Pine Pinus leucodermis 6 8 ° (.AI I a I O © Purple leaf plum Prunus cerosifera 'Krater Vesuvius' 1.5" cal. 4 d Snowberry Symphoricarpus alba 4' -5' B &B 7 ° eQ� Serviceberry Amelanchier 'Autumn Brilliance' 4' -5' B &B 21 CA O Chokecherry Prunus virginiona 4' -5' B &B 6 °g 117 I O Fernbush Chamaebatiera millifolium 5 gal. 14 I Compact European Cranberry Virburnum trilobum compactum 5 gal. 9 ° Q Golden Ninebark Physocarpus capitatus 5 gal. 10 a O Three leaf sumac Rhus aromatics trilobato 5 gal. 22 CA O ° O CIO o Blue Mist Spirea Caryopteris 5 gal, 18 Barberry Crimson pygmy Berberis candidular 'Crimson Pygmy' 5 gal. 10 � Creeping Grape Holly Mahonia repens 5 gal. 33 ' ° (,1 Hanoki cypress Cupressens Hanoki' 5 gal. 14 a r�el O Creeping juniper 'Huntington Blue' Juniperus horizontalis 'Huntington Blue' 5 gal. 24 O ® Mugo Pine Pinus mugo 'mugo' 5 gal. 21 V ° I LOT 2 �S j e Feather reed grass Calamagrostis x Karl Forester 1 gal. 69 a ® I I Indian rice grass Oryzopsis hymenoides 1 gal. 107 ° e Blue fescue Festuca glauca 1 gal. 39 LOT 2 ° Palmers penstemon Penstemon palmerii 1 gal. 13 Rocky Mountain penstemon Penstemon strictus 1 gal. 9 791 e Upright Coneflower Echinaceo 1 gal. 35 O O N ai (�1 o Western yarrow Achilles 1 gal. 42 I O Flowering flax Linum grandiflorum 1 gal. 50 0 o Purple sage Dalea purpurea 1 gal. 43 m Coreopsis Coreopsis 1 gal. 30 GROUND COVER SPACING S.F. Dwarf Plumbago Ceratostignea plumbaginoides 2' O.C. 1 gal. 6.5 3 Ground cover rose Rosa foetida 'bicolor' 2' O.C. 1 gal. 36 10 ° ° �� ° ° Honeysuckle vine Lonicera 'Clavey's Dwarf' 3' O.C. 1 gal. 481 61 Ali / I N �' _ - - -- 00 co Z Z a LOCATION KEY _ _ 2 J a W j - THE FINAL DESIGN WILL BE SUBMITTED FOR REVIEW O - WITH THE BUILDING PERMIT APPLICATION. FINAL W � ( ) W DESIGN WILL COMPLY WITH THE CITY OF WHEAT RIDGE 0 Q Z W W. 43RD. AVE. r ofcec CI O STREETSCAPE DESIGN MANUAL. ( a CO � ? N a ~ °C Z LL UJ 42.9 I Z: LOT 1 j ARCHITECT W� J 2E J _ 4 . I ° ' K 2555 WALNUT STREET „I ; o # = Z W ^ li ® \ w LOT S DENVER, CO. 80205 I (303) 832 -4474 E P H A R U Z U \ a \\ O ,1+ CONTACT: MR. DOUG VAN LERBERGHE a ° • ENGINEER REDLAND r ^ Q o ° \ I VIEW 8000 SOUTH LINCOLN STREET, SUITE 206 R . C � ' l s d I LOT 2 LITTLETON, CO. 80122 (720) 283 -6783 CONTACT: MR. FRED TAFOYA MATCHLINE (SEE ABOVE VIEW) PLANTING PLAN l rD PLANTING PLAN - VIEW PRELIMINARY LANDSCAPE ARCHITECT WESTON SOLUTIONS, INC. 3840 COMMONS AVE. NE. SHEET 0 0' zo' 0 70' 20' NOT FOR CONSTRUCTION ALBUQUERQUE, NM 87031 (505)837 -6562 LA/I eAIIJ \l�A� Q,Q CONTACT: MS. LOUISE JANNEY ATIEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO BUILDING SIGNAGE ILLUMINATED CABIN PUSH -THRU LETTER ARCHITECT N N_ N O U 0 U o c Z � � O N — .� O � C N W U O J U ` Z; U O 0 O O O EM 00 O z 0 0 O w w w jr U U ¢ a O= W BUILDING NORTH ELEVATION 3/32" = T-0" o z z w O } U } F J (� H � � W m o � w 245'- 2" BUILDING SOUTH ELEVATION 3/32" = T-0" ALTERNATIVE SOLAR SOUTH ELEVATION 3/64" = 11 -011 c� w (7 z 0 J_ M M F O N LU W O O _ N N (7 p ry z tp p O O I KEPHART 2555 WALNUT STREET DENVER, CO. 80205 (303) 832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE community ■planning ■architecture ENGINEER REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 LITTLETON, CO. 80122 (720) 283 -6783 CONTACT: MR. FRED TAFOYA LANDSCAPE ARCHITECT PE LAN f) ,,e Engineering Great Places awo swm L, o , w 206 LAW w. co 80r22 -rm1 283157a3 I ww—,%M,I— BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, # 210 ARVADA, CO. 80002 (303) 456 -2887 CONTACT: MR. BOB COURI BRITINA 11.0 V / 0 LL Q W v 1 z 5 W LU `L ' z LU U z O v ) Z Z O a w J ILL] w(D Z_ p J m SHEET SMOOTH FINISH IVORY u 246- 2" ATIEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ACCENT METAL ROOFING: CMG METAL: AGED COPPEI BUILDIN 3/32 = T-0 ACCENT METAL ROOFING: CMG METAL AGED COPPE BASE MASONRY: ROBINSON BLOCK SMOOTH FINISH IVORY 194'- 11" BUILDING WEST ELEVATION 3/32" = T-0" H x c� w x z 0 J_ m ARCHITECT KEPHART 2555 WALNUT STREET DENVER, CO. 80205 (303) 832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE community ■planning ■architecture ENGINEER REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 LITTLETON, CO. 80122 (720) 283 -6783 CONTACT: MR. FRED TAFOYA LANDSCAPE ARCHITECT PE LAN f) ,,e Engineering Great Places awo swm L, o , w 206 LAW w. co aorzs -rm1 283157a3 I ww—,%M,I— BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, # 210 ARVADA, CO. 80002 (303) 456 -2887 CONTACT: MR. BOB COURI BRITINA N N_ N O U 00 CID U U 2 c Z CD � � O N — I .� O � C N W U O J U ` Z; U O 0 O O O 00 z 0 0 O w w w jr U U Q 0 a � o z z w O } U } F J (� H of � o m w z � > w O N w o 0 N N Q V W � N � O O VJ z L LU U G Lu 0� Z 0 0 Q a J w W � W z 2 z ~ o LU Fn J U Z:) m z 3: O SHEET 12.0 EAST ELEVATION iT F- x � C7 o w O 2 (7 Z_ J_ m r r O ATIEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE - SLATE BRICK: ROBINSON'COLONIAL' SMOOTH STUCCO: MEDIUM SAND GARAGE DOORS: SAND /TAUPE COLOR: BENJAMIN MOORE #HC 98 W ❑■❑■❑■ ❑■■❑❑■ ❑■❑■❑■ MR 00o I IIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIII IIIIIIIIIII I IIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIII IIII VIII IIIIIIIIIIIIIIIIIIIIII I I II I I I I I II I III I I I II I I I I I I I II I I I II I I I I � IIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIII 1111111 VIII VIII 111111 I IIIIIIIIIIIIIII VIII IIII IIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIII IIII I II � ����������� ��� ����� ��1 IIIIIIIIIIIIIIIIIIIIII III III I IIIIIIIIIIIIIIII I VIII IIIIIIIIIIIIIIIIIII I III VIII VIII IIIIIIIIII ,,,,,�,�,,,, , �,,,,,m,,,,,,,,,,,,,�T,,,,�,,,� iiiiiiiiiiiii i iii iiiii iiiiiiiiiiiiiii IIII i ii Illllllllll�lllll IIIIIIIIIIIIIII�IIIIIIIIII IIIIIIIIIIIII IIIIIIIIIIII�IIIIII�IIIIIII -I 70'- 9" EAST GARAGE FRONT ELEVATION 1/8" = 1' - 0 " EAST GARAGE RIGHT ELEVATION ' ^ ^LONIAL' SMOOTH STUCCO: MEDIUM SAND COLOR: BENJAMIN MOORE #HC 98 BRICK: ROBINSON'COLONIAL' SMOOTH c V DI N SOUTH GARAGE FRONT ELEVATION ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE - SLATE BRICK: ROBINSON'COLONIAL' SMOOTH � I 70'-9" 19' -9" ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE -S' ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE - SLA -- STUCCO: MEDIUM SAI COLOR: BENJAMIN MOORE #HC N N_ N O U 00 CID 0 U 2 c Z � � � O N — .� co � C N W U O Cq - ` � U O O O O 00 z 0 0 O w w U ¢ a O= � o z z w O } U } F J (� H d' � w m Uj � w > D N STUCCO: MEDIU COLOR: BENJAMIN MOORE BRICK: ROBINSON'COLONIAL' ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE - T� STUCCO: MEDIUM COLOR: BENJAMIN MOORE # BRICK: ROBINSON'COLONIAL' SM 21' -9" STUCCO: MEDIUM COLOR: BENJAMIN MOORE #F BRICK: ROBINSON'COLONIAL' SMC 1/8" = 1' - 0 " SOUTH GARAGE REAR ELEVATION K elm* 1' - 0 " SOUTH GARAGE LEFT ELEVATION BRICK: ROBINSON'COLONIAL' SMOO' 1/8" = 1' - 0 " SOUTH GARAGE RIGHT ELEVATION 1/8" = 1' - 0 " ARCHITECT KEPHART 2555 WALNUT STREET �� ■'s DENVER, CO. 80205 (303) 832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE community .planning . architecture ENGINEER EAST GARAGE LEFT ELEVATION 1/8" = 1' - 0 " 1/8" = 1' - 0 " REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 LITTLETON, CO. 80122 (720) 283 -6783 CONTACT: MR. FRED TAFOYA LANDSCAPE ARCHITECT R,E LAN D / Engineering Great Places 80005 -0 L'l '5 -820%1 Ll( e- CO 80122 �Me: �T2Dr 2a36r831 �+.'IltlMM.iwH BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, # 210 ARVADA, CO. 80002 (303) 456 -2887 CONTACT: MR. BOB COURT BRITINA ZO � ii- Q a , W J LU W LL] o Q U) 0Y 13.0 w o 0 N N Q V W � N � (0 n O O U) z LL] G W (D Q / 0 LL 0L < LL , W 2 z LLJ U z O SHEET ATIEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 10'- 0" O.A.W. x d 0 0 M INNER ILLUMINATED CABINET W/ PUSH -THRU LETTERS /LOGO -ALUM. SIGN FACE 3/4" CLEAR ACRYLIC PUSH -THRU LETTERS /LOGO W/ OPAQUE FACES CABINET RETURNS PAINTED DARK BRONZE ILLUMINATE W/ T08 FLUORESCENT FLUSH MOUNT TO WALL _QTY. 1 BUILDING SIGNAGE NTS BRICK: ROBINSON'COLOI` "- V M (V 91'- 5 1/2" ACCESSIBLE GARAGE FRONT ELEVATION 1/8" = 1' - 0 " N N_ N O U 00 CO 0 U o c Z � � O N — .� 00 � C N W U O J U `Z; U O O O 00 Z 0 0 0 w w U ¢ a 0 Uj WHEAT RIDGE TOWN CENT L N TOWN IITM l NT'S WHEAT RIDGE IOWN CLNT[it APARTMI,\ i LEASING CENTER' ILURN RIGHT ON VANCEI SIDE 1 WHEAT RIDGE TOWN CENT EA APARTMENTS SIDE 2 SIDE 1 BRICK: ROBINSON'COLONIAL SMOOTH' BRICK: ROBINSON 'COLONIAL' SP '---' ' ACCESSIBLE GARAGE REAR ELEVATION DOUBLE SIDED DIRECTIONAL ALUM. SIGN FACE W/ APPLIED VINYL GRAPHICS QTY. 2 LEASING SIGNAGE 1/8" = 1' -0" 1" = 40' - 0 " ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE - SLATE STUCCO: MEDIUM SAND COLOR: BENJAMIN MOORE #HC 98 BRICK: ROBINSON'COLONIAL' SMOOTH 10'- 0" O.A.W. x O 0 Sl- 21' -9" ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE - SLATE STUCCO: MEDIUM SAND COLOR: BENJAMIN MOORE #HC 98 BRICK: ROBINSON'COLONIAL' SMOOTH ACCESSIBLE GARAGE LEFT ELEVATION 1' - 0 " 21' -9" ACCESSIBLE GARAGE RIGHT ELEVATION 1/8" = 1' -0" ARCHITECT MONUMENT SIGNAGE 1" = 40' - 0 " KEPHART 2555 WALNUT STREET DENVER, CO. 80205 (303) 832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE community a planning s architecture ENGINEER REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 LITTLETON, CO. 80122 (720) 283 -6783 CONTACT: MR. FRED TAFOYA LANDSCAPE ARCHITECT R,E LAN / Engineering Great Places 800051 0L,1 ,Sb 020%I Ll(bt CO 80121 'no' 233 6183 1 BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, # 210 ARVADA, CO. 80002 (303) 456 -2887 CONTACT: MR. BOB COURI BRITINA 14.0 O z z w O } U } F J (� H � � W m o � w > D N W 0 0 N N Q to � N V . (0 1 0 O W / 0 LL 1 C / ' W 2 VJ z W LL Q Q Lij 1 z Lij U z O Z a w LlJ z O > w J LU LU 0 ILL] J m CO co W U Q SHEET 4' -0" x 8' -0" SIGN FACE W/ 1/2" F.C.O. LETTERS AND LOGO PIN MOUNTED TO WHEAT R IDGE BACK PANEL - SINGLE SIDED - LETTERS PAINTED DARK BRONZE LOGO PAINTED GOLD METALLIC TOWN CENTER APARTMENTS BRICK: ROBINSON'COLONIAL SMOOTH' Affordable Senior Mousing Community 21' -9" ARCHITECTURAL COMPOSITION ROOFING: GAF TIMBERLINE - SLATE STUCCO: MEDIUM SAND COLOR: BENJAMIN MOORE #HC 98 BRICK: ROBINSON'COLONIAL' SMOOTH ACCESSIBLE GARAGE LEFT ELEVATION 1' - 0 " 21' -9" ACCESSIBLE GARAGE RIGHT ELEVATION 1/8" = 1' -0" ARCHITECT MONUMENT SIGNAGE 1" = 40' - 0 " KEPHART 2555 WALNUT STREET DENVER, CO. 80205 (303) 832 -4474 K E P H A R T CONTACT: MR. DOUG VAN LERBERGHE community a planning s architecture ENGINEER REDLAND 8000 SOUTH LINCOLN STREET, SUITE 206 LITTLETON, CO. 80122 (720) 283 -6783 CONTACT: MR. FRED TAFOYA LANDSCAPE ARCHITECT R,E LAN / Engineering Great Places 800051 0L,1 ,Sb 020%I Ll(bt CO 80121 'no' 233 6183 1 BRITINA DESIGN GROUP 7600 GRANDVIEW AVENUE, # 210 ARVADA, CO. 80002 (303) 456 -2887 CONTACT: MR. BOB COURI BRITINA 14.0 O z z w O } U } F J (� H � � W m o � w > D N W 0 0 N N Q to � N V . (0 1 0 O W / 0 LL 1 C / ' W 2 VJ z W LL Q Q Lij 1 z Lij U z O Z a w LlJ z O > w J LU LU 0 ILL] J m CO co W U Q SHEET PEDLAN 8000 South Lincoln Street #206 Littleton, CO 80122 Office: 1720) 283 -6783 ; www.rediand.com Engineering Great Places September 27, 2011 Ms. Sarah Showalter, AICP, LEED AP Planner ll City of Wheat Ridge Development & Zoning Services 7500 W. 29" Avenue Wheat Ridge, CO 80033 -8001 Re: Drainage Conformance Letter — Wheat Ridge Town', Center Apartments Dear Ms. Showalter: The purpose of this letter is to demonstrate that the proposed site plan for Wheat Ridge Town Center Apartments is conformance with the drainage calculations and assumptions provided in the Drainage Report for Wheat Ridge Town Center North Subdivision prepared by Weston Solutions, Inc, dated September 12, 2011 and approved by the City on September 21, 2011. Based on a landscaped area of 25,084 square feet, building coverage (roof area) of 29,211 square feet and hardscapeipavement area of 43,656 square feet, the proposed apartment project will have an impervious percentage of 71% which is less than the assumed 75% value that was utilized within the above referenced report. In addition, the drainage patterns for the proposed apartment project are consistent with the report in that all of the developed runoff will be routed to the proposed detention pond to be located in the southeast corner of Lot 1. If you have any questions, please contact me at (720) 283 -6783, ext 24. Sincere) C.— Fred G. Tafoya III, P.E. Director of Engineering /'Principal Page 1 of 1 Sarah Showalter From: Dave Brossman Sent: Tuesday, September 27, 2011 3:59 PM To: Fred Tafoya; Sarah Showalter Cc: David Beckner (DavidB @kephart.com) Subject: RE: Wheat Ridge Town Center Apartments - Drainage Conf Letter Fred — The letter looks good to me — thanks! h] David F. Brossman, PLS Development Review Engineer /city Surveyor Phone & Fax: 303.235.2364 City t)l � h� From: Fred Tafoya [mailto:ftafoya @redland.com] Sent: Tuesday, September 27, 20113:18 PM To: Sarah Showalter Cc: Dave Brossman; David Beckner (DavidB @kephart.com) Subject: Wheat Ridge Town Center Apartments - Drainage Conf Letter Hi Sarah, Please find attached our drainage conformance letter related to the Wheat Ridge Town Center Apartment project. Thanks, Fred Fred Tafoya, R.F. I Principal 8000 South uncoln Street, Suite 206 Littieton, CO 80122 Office: (720) 283-6783 x24 Cell: (720) 425 -9884 ftafovai�rediand.com v. 09/27/2011 City of l WheatRdge PUBLIC WORKS City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2861 F: 303.235.2857 September 26, 2011 Mr. Fred G. Tafoya, P.E. Redland Engineering 8000 S. Lincoln Street, #206 Littleton, Colorado 80122 (719) 283 -6783 Re: First Review Comments of the Civil Construction Plans dated September 16, 2011 for the Wheat Ridge Town Center Apartments. Dear Mr. Tafoya, I have completed the first review of the above referenced document received on September 17, 2011, for the Wheat Ridge Town Center Apartments located along Upham Street, between W. 44`" Avenue and W. 43` Avenue. This letter is to inform you that the above - mentioned documents for this development have been reviewed and are hereby approved with comments for construction by the Department of Public Works. Please be aware of the following items regarding the construction of the project: Public Improvements Cost Estimate & Guarantee Prior to any construction commencing for the required public improvements within the right -of -way, an itemized engineer's cost estimate will need to be submitted by Weston for review and approval. Upon acceptance of this estimate, a Letter of Credit reflecting total costs of the approved cost estimate plus 25% (125% of the total estimate) will need to be submitted by the owner /developer (WRURA) for review and approval. 2. 2 -Year Warranty Period for Public Improvements Upon completion of all public improvements and acceptance by the City Inspector, the original Letter of Credit shall be surrendered. At this time a 2 -year warranty period for the public improvements shall continence. If at any time during said 2 -year Warranty Period the City Inspector deems that the constructed public improvements are in such condition as to require repairs or replacement, the owner /developer shall complete such work upon request. Upon commencement of the 2 -year Warranty Period, a 2n Letter of Credit in the amount of 25% of the original itemized engineer's cost estimate shall be submitted to the City of Wheat Ridge and be dated as to expire on the 2 -year anniversary of the Warranty Period commencement date. The City shall retain said Letter of Credit for the entire 2 -year Warranty Period. Upon completion of the 2 -year Warranty Period, the 2 Letter of Credit shall be surrendered by the City of Wheat Ridge. 3. Public Improvement Restoration/Debris Tracking It will be the responsibility of the of the contractor for the project to repair any damage to the existing public improvements along Upham Street and W. 44th Avenue as a result of related construction traffic in the area. Also, the contractor will be responsible for maintaining Upham Street and W. 44th Avenue on a regular basis such that they remain free of construction debris and tracking from construction traffic accessing the site. 4. Right -of -Way Construction Permit(s)/Licensing Prior to any construction of utility service connections, public improvements, etc. which lie within the www.ei.wheatridge.co.us Public Works Engineering September 26, 2010 Page 2 public right -of -way, the necessary Right -of -Way Construction Permit(s) and respective licensing will need to be submitted for processing by the City. Right -of -Way Construction Permits are issued only after approval of all required technical documents, including but not limited to, the Final Drainage Report & Plan, Final Plat, Final Development Plan, Traffic Impact Study, Storm Sewer Plans, Street Construction Plans, Grading & Erosion Control Plan, and any easement or ROW dedications. 5. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading or construction activities, an application for a Grading/Fill Permit along with the fees due shall be submitted for review and approval. 6. Drainage Certification w /As -Built Plans required prior to C.O. Upon completion of the drainage improvements, the Engineer -of- Record Mr. Fred G. Tafoya, P.E., shall provide to the City of Wheat Ridge a written, signed and sealed Drainage Certification Letter stating that the overall site grading was completed per the approved Grading and Drainage Plans, all drainage facilities were constructed per the approved construction plans and shall function as defined in the approved Final Drainage Report/Plan, and that the site has been accurately surveyed to confirm that the grading and construction of all drainage facilities was completed in accordance with these documents. The Drainage Certification Letter shall be submitted to the City for review and approval, and shall be accompanied with As -Built Plans on the Current City Datum for all constructed drainage facilities prior to issuance of any Certificates of Occupancy or Completion. Three (3) copies of the "As- Built' Plans are to be submitted as follows: a. 1 copy is to be on full -size 24" X 36 "bond paper, signed and sealed, and b. 2 copies are to be on electronic media (DVD or CD -ROM): one (1) file in AutoCAD 2007 DWG format and one (1) file in PDF format. 7. No Parking Signs Due to insufficient roadway width, the west side of Upham Street will have to be signed "No Parking" at the time the public improvements are constructed by Weston or their contractor. 8. Materials Testing for any Construction within the Public Right -of -Way It will be the responsibility of the developer /owner, to provide the necessary testing, as applicable for the scope of this project, for sub -grade compaction and other related material tests for any improvements to be constructed within the public Right -of -Way. (SEE ATTACHED MATERIAL SAMPLING & TESTING REQUIREMENTS) The above comments are as of the date reviewed and may not reflect all comments from other departments or reviewing agencies. If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. City Surveyor/Development Review Engineer CC: Steve Nguyen, Engineering Manager Russ Higgins, Field Services Supervisor Sarah Showalter, Planner II Bill LaRow, Stormwater Quality Program Manager File wvnvxi.wheatridge.co.us Wheat Ridge Town Center Apts_Wazee - approval.ltr.docx Public Works Engineering September 26, 2010 Page 3 CITY OF WHEAT RIDGE MATERIALS AND TESTING REQUIREMENTS FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS DESCRIPTION Materials sampling and testing for public improvements shall be performed by an independent materials testing company at the expense of the developer, and/or utility district. Unless otherwise designated, all referenced specifications, standards or policies shall be the latest edition as revised or updated by approved supplements published and issued prior to the date of the building permit. REQUIREMENTS All materials sampling and testing shall be performed by certified, experienced and qualified materials testing technicians who work under the supervision of a registered professional engineer in the State of Colorado. All materials sampling and testing equipment shall be serviceable and have current calibrated certifications. Soil classifications and moisture- density curves shall be provided to the Department of Public Works inspector prior to in -place density testing. Materials testing technicians shall furnish copies of failed test results to the inspector as promptly as the results become available. On a weekly basis when testing is being performed, the developer shall furnish the inspector with copies of all test results taken during the prior week and a cover letter, signed by the supervising registered professional engineer, which summarizes the results and discusses any failed tests or inconsistencies. The City materials testing requirements are provided in Table 720 -1. All testing procedures of verification and central lab requirements shall be as specified in the Frequency Guide Schedule of the Colorado Department of Transportation Field Materials Manual. One test is required for any fraction of the specified frequency. The reference to Section 203.07 in the table is from the Colorado Department of Transportation Standard Specifications for Road and Bridge Construction. www.d.wheatrldge.com s Wheat Ridge Town Center Apts_Wazee - approvai.1h.dom Public Works Engineering September 26, 2010 Page 4 Table 720 -1 City of Wheat Ridge Materials Testing Requirements Type of Test Frequency Remarks Soil Survey (Classification), 1 per 500 feet of roadway, Surveys for roadway and trench AASHTO M145 Sidewalk or pipe trench may be combined Moisture - Density Curve, 1 per on -site soil type AASHTO method determined AASHTO T99 1 per import material source By soil or materials type Embankment in -place density, 1 per 250 feet per lane per 6 -inch Minimum density per soil Colorado Procedures loose lift classification, Section 203.07 Roadway subgrade in -place 1 per 250 feet per lane Minimum density per soil density, Colorado Procedures Classification, Section 203.07 Sidewalk subgrade in -place 1 per 250 feet of sidewalk Minimum density per soil density, Colorado Procedures Classification, Section 203.07 Pipe trench in -place density, 1 per 200 feet of trench per 18 Minimum density per soil Colorado Procedures inch vertical interval Classification, Section 203.07 Aggregate base course in -place 1 per 250 feet per lane Minimum 95% of maximum density, Colorado Procedures Density, T180 Lime treated subgrade in place 1 per 250 feet per lane No less than 95% of std. dry density, Colorado Procedures density and opt. moisture, T99 Cement treated base in place 1 per 250 feet per lane Density in accordance with contract density, Colorado Procedures documents, T134 Hot Bituminous Pavement 1 per 1000 tons Within specifications of asphalt content and gradation Approved mix design, binder PG 64 -22 Hot Bituminous Pavement in 1 per 100 tons 92 -96% of maximum density, T209 place density, Colo. Procedures Concrete compressive strength 1 set per 50 cubic yards PCC pavement, structural AASHTO Procedures Concrete, sidewalks and curbing Concrete air content and slump 1 per 25 cubic yards PCC pavement, structural AASHTO Procedures Concrete, sidewalks and curbing www.ci.wheatridge.co.us Wheat Ridge Town Center Apts_Wnee - approval.flcdoex community. planning •architecture " September 23, 2011 Ms. Sarah Showalter, AICP, LEED AP Planner II City of Wheat Ridge Development & Zoning Services 7500 W. 29 Avenue Wheat Ridge, CO 80033 -8001 RE: Revised Site Plan Submittal — Wheat Ridge Town Center Apartments KA #:210066 Dear Ms. Showalter: This letter is in response to your comments for the Site Plan for Wheat Ridge Town Center Apartments. Applicant responses are below each comment in bold /italicized text. Cover Sheet 1. Please make the signature lines for the City Clerk and Mayor longer. Applicant Response: Plans have been modified accordingly. 2. For the Concept Plan Compliance note, please add the reception number 2011073094 Applicant Response: Plans have been modified accordingly. Site Plan 1. Please add the bicycle rack locations to the site plan. Please note: a cut sheet showing the design of the bicycle rack should be included with the building permit submittal: Applicant Response: The plans have been modified accordingly. 2. Please add a "W." to 43` Avenue so that it reads W. 43` Avenue (applies to all sheets with this street): Applicant Response: The plans have been modified accordingly. N w a y m m b a e m n A W 0 N O N W 0 w co w N x w 0 w w N .i. V m F m b x d 0 a oil KE P HART = Landscape Plan 1. Please add street names to the streets Applicant Response: The plans have been modified accordingly. Streetscape Plans 1. Please add dimensions for the spacing between all street trees and pedestrian lights. Applicant Response: The plans have been modified accordingly. 2. Please add dimensions for the width of the sidewalk Applicant Response: The plans have been modified accordingly. 3. Please remove the boxes that say "WCP -11- 016/14/11 Submittal" Applicant Response: The plans have been modified accordingly. 4. Please add note to all pages with the streetscape design stating that the final design will be submitted for review with the buildings permit application and that the final design will comply with the requirements in the City of Wheat Ridge Streetscape Design Manual. Applicant Response: The plans have been modified accordingly. Building Elevations 1. Please clearly label the total height of the building. Please note that the height is measured as the distance between the average elevation of the finished grade and the midpoint between the roofline and the peak of the gable. The maximum building height may not exceed 62 feet per the zoning regulations. Applicant Response: The plans have been modified accordingly. If you have any questions, please contact me at (303) 832 -4474 Sincerely, David Beckner KEPHART City of Wheatl dge COMMUNRY DEVELOPMENT City of Wheat Ridge Municipal Building 303.235.2857 September 12, 2011 David Beckner Kephart Architects 2555 Walnut Street Denver, CO 80205 Dear Mr. Beckner, 7500 W. 29" Ave. Wheat Ridge. CO 80033 -8001 P: 303.235.2846 F: This letter is in regards to your second submittal of the Site Plan for Wheat Ridge Town Center Apartments. After reviewing the second submittal, I have the following comments. Please also refer to the enclosed redlined copy of the site plan submittal sheet. Cover Sheet 1. Please make the signatory lines for the City Clerk and Mayor longer. 2. For the Concept Plan Compliance note, please add the reception number 2011073094 Site Plan 1. Please add the bicycle rack locations to the site plan. Please Note: a cut sheet showing the design of the bicycle rack should be included with the building permit submittal. 2. Please add a "W." to 43 " Avenue so that it reads W. 43 Avenue (applies to all sheets with this street) Landscape Plan 1. Please add street naives to the streets. Streetscape Plans 1. Please add dimensions for the spacing between all street trees and pedestrian lights. 2. Please add dimensions for the width of the sidewalk 3. Please remove the boxes that say "WCP -11 -01 6/14/11 Submittal" 4. Please add a note to all pages with the streetscape design stating that the final design will be submitted for review with the building permit application and that the final design will comply with the requirements in the City of Wheat Ridge Streetscape Design Manual. Building Elevations 1. Please clearly label the total height of the building. Please note that the height is measured as the distance between the average elevation of the finished grade and the midpoint between the roofline and the peak of the gable. The maximum building height may not exceed 62 feet per the zoning regulations. City of Wheat Ridge Public Works Department: See enclosed comments from Dave Brossman. Please note that the Site Plan has been approved by Public Works. All that is needed at this point is the drainage conformance letter and traffic conformance letter. The TIS was approved so you should be w iv w. c i. w h e a t r i d g e. c o. o s able to submit the traffic conformance letter. The drainage report should be approved by the end of September, at which time you may also submit the drainage conformance letter. This concludes the summary of comments. For clarification on any of these issues, please feel free to contact any of the Development Review committee members: Community Development Sarah Showalter 303 -235 -2849 Public Works Dave Brossman 303 - 235 -2864 Please make al corresponding changes and email a proposed final PDF to me for final review. If you have any questions or need further clarification, do not hesitate to contact the at 303 - 235 -2849. Sincerely, Sarah Showalter, AICP, LEED AP Planner 11 c: WSP -11 -01 e 'r City of W heat j<idge PUBLIC WORKS Memorandum TO: Sarah Showalter, Planner II nrJ (� FROM: Dave Brossman, Development Review Engineer r 44 DATE: September 7, 2011 SUBJECT: WSP- 11- 01/Wazee Partners I have completed the second review of the Site Plan received on August 29, 2011 for the proposed Town Center North development property located at 7340 W. 44` Avenue, and I have the following comments: PLANNING Site Plan: 1. All previous comments have been addressed; the Site Plan is approvable from a Public Works standpoint.. CIVIL ENGINEERING Drainage Conformance Letter: 1. No Conformance Letter was included in this submittal. Once the Final Drainage Report has been approved for the Town Center North Subdivision the Conformance Letter will need to be revised to reflect the correct date of the (final) Report and resubmitted. 2. The engineer will need to provide a P.E. seal and signature on the revised Drainage Conformance Letter. Traffic Conformance Letter: 1. No Conformance Letter was included in this submittal. However, the Traffic Impact Study has been approved so the Conformance Letter may be revised to reflect the correct date of the (final) Report and resubmitted. 2. The engineer will need to provide a P.E. seal and signature on the revised Conformance Letter. Drainage Certification Required Prior to C.O. Upon completion of the drainage improvements and prior to Final Acceptance of said Wazee_TCN_Senior Residences Site Plan - approval.dom Public Works Engineering September 7, 2011 Page 2 improvements by the City of Wheat Ridge, the Engineer -of- Record shall provide to the City of Wheat Ridge a written, signed and sealed Drainage Certification Letter stating that the site grading was completed per the approved Civil Construction Plans and all drainage facilities were constructed and shall function as defined in the approved Final Drainage Report/Plan as referenced in the above - mentioned Drainage Conformance Letter for the Town Center North Subdivision, and that the site has been accurately surveyed to confirm that the grading and construction of all drainage facilities was completed in accordance with these documents. The Drainage Certification Letter shall be submitted to the City for review and approval and accompanied by "As- Built" Plans for all constructed drainage facilities prior to issuance of a Certificate of Occupancy (or Certificate of Completion). Two (2) copies of the "As- Built' Plans shall be submitted as follows: a. 1 copy is to be on full -size 24" X 36 "bond paper, signed and sealed, and b. 1 copy is to be on electronic media (DVD or CD -ROM) and shall be in AutoCAD 2007 .dwg format only. Right -of -Way Construction Permit(s), Licensing, and Bonding Prior to any construction within the public right -of -way, the necessary Right -of -Way Construction Permit(s) and respective licensing will need to be submitted for processing by the City. Right -of -Way Construction Permits are issued only after approval of all required technical documents, including but not limited to, the Final Drainage Report & Plan, Final Plat, Final Development Plan, Traffic Impact Study, Storm Sewer Plans, Street Construction Plans, Grading & Erosion Control Plan, Traffic Control Plan, and easement or ROW dedications. hi addition, if the cost of the proposed public improvements exceeds $10,000, additional warranty bonding shall be required. 2 -Year Warranty Period for Public Improvements The contractor shall warrant any work performed within the public Right -of -Way for a period of two (2) years, commencing upon completion of all constructed public improvements and Final Acceptance by the City Inspector. Prior to the expiration of said 2 -year Warranty Period, if the City Inspector at any time deems that the constructed public improvements are in such condition as to require replacement or repairs, the contractor shall complete such repair work upon request per the City of Wheat Ridge Permit Testing and Inspection Requirements. Materials Testing for any Construction within the Public Right -of -Way It will be the responsibility of the developer /owner, to provide the necessary testing, as applicable for the scope of this project, for sub -grade compaction and other related material tests for any improvements to be constructed within the public Right -of -Way. (SEE ATTACHED MATERIAL SAMPLING & TESTING REQUIREMENTS): Wazee_TCN_Senior Residences Site Plan - approval.docx Public Works Engineering September 7, 2011 Page 3 CITY OF WHEAT RIDGE MATERIALS AND TESTING REQUIREMENTS FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS DESCRIPTION Materials sampling and testing for public improvements shall be performed by an independent materials testing company at the expense of the developer, and/or utility district. Unless otherwise designated, all referenced specifications, standards or policies shall be the latest edition as revised or updated by approved supplements published and issued prior to the date of the building permit. REQUIREMENTS All materials sampling and testing shall be performed by certified, experienced and qualified materials testing technicians who work under the supervision of a registered professional engineer in the State of Colorado. All materials sampling and testing equipment shall be serviceable and have current calibrated certifications. Soil classifications and moisture- density curves shall be provided to the Department of Public Works inspector prior to in -place density testing. Materials testing technicians shall furnish copies of failed test results to the inspector as promptly as the results become available. On a weekly basis when testing is being performed, the developer shall furnish the inspector with copies of all test results taken during the prior week and a cover letter, signed by the supervising registered professional engineer, which summarizes the results and discusses any failed tests or inconsistencies. The City materials testing requirements are provided in Table 720 -1. All testing procedures of verification and central lab requirements shall be as specified in the Frequency Guide Schedule of the Colorado Department of Transportation Field Materials Manual. One test is required for any fraction of the specified frequency. The reference to Section 203.07 in the table is from the Colorado Department of Transportation Standard Specifications for Road and Bridge Construction. W.ee_TCN_Senio, Residences Site Plan - approval.doex Public Works Engineering September 7, 2011 Page 4 Table 720 -1 City of Wheat Ridge Materials Testing Requirements Type of Test Frequency Remarks Soil Survey (Classification), 1 per 500 feet of roadway, Surveys for roadway and trench AASHTO M145 Sidewalk or pipe trench may be combined Moisture- Density Curve, 1 per on -site soil type AASHTO method determined AASHTO T99 1 per import material source By soil or materials type Embankment in -place density, 1 per 250 feet per lane per 6 -inch Minimum density per soil Colorado Procedures loose lift classification, Section 203.07 Roadway subgrade in -place 1 per 250 feet per lane Minimum density per soil density, Colorado Procedures Classification, Section 203.07 Sidewalk subgrade in -place 1 per 250 feet of sidewalk Minimum density per soil density, Colorado Procedures Classification, Section 203.07 Pipe trench in -place density, 1 per 200 feet of trench per 18 Minimum density per soil Colorado Procedures inch vertical interval Classification, Section 203.07 Aggregate base course in -place 1 per 250 feet per lane Minimum 95% of maximum density, Colorado Procedures Density, T180 Lime treated subgrade in place 1 per 250 feet per lane No less than 95% of std. dry density, Colorado Procedures density and opt. moisture, T99 Cement treated base in place 1 per 250 feet per lane Density in accordance with contract density, Colorado Procedures documents, T134 Hot Bituminous Pavement 1 per 1000 tons Within specifications of asphalt content and gradation Approved mix design, binder PG 64 -22 Hot Bituminous Pavement in 1 per 100 tons 92 -96% of maximum density, T209 place density, Colo. Procedures Concrete compressive strength 1 set per 50 cubic yards PCC pavement, structural AASHTO Procedures Concrete, sidewalks and curbing Concrete air content and slump 1 per 25 cubic yards PCC pavement, structural AASHTO Procedures Concrete, sidewalks and curbing Wueo_TCN_Senior Residences Site Plan - approval.doex WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON. STA TE OF COLORADO STATEMENT OF PROPOSED USE AND COMPLIANCE WITH ZONING WHEAT RIDGE TOWN CENTEL APARTMEMB IS A PROPOSED AS UNIT AFFOROpALE SENIOR H WS VG APARTMENT PROJECT THE PROPOSED PROJECT IS IN COMPLIANCE NTH THE MHO ZONING IN THAT I T 0 AN ALLOWED USE AND MEETS 11 OF THE MEGA REMENTS OF THE HONE D STR CT A.. FLUR AwVSTMENT IS) SPECIF TO TH PROJECT LEGAL DESCRIPTION LOT 2 OF TOWN CANTER NORTH SUBLARION LOWEIEDN T A WEST HALF OF THE NORTIYEAST QUAR OF THE NORTERF$TDUMTE0.OF THE SOUTHEAST GLISTER. SECTION 2S. MAR IPI FORTH, RANGE6WESTCFTHESTHPR hGIPALMERIDMNCITYOF NHEATR E.000 \TYPE JEFFERSON. STATE OF COLCRADO. CONCEPT PLAN COMPLIANCE ALL DEVELOPMEM THAT IS PART OF TH SITE PLAN SHALL COMPLY A TH THE R CENTER 1.ORT1 CONCEPT A., ON MERGER AT EXTERIOR LIGHTING ALL EXTER LIGHT INC SHALL COMI WITH SECTION SYMO OF THE WHEAT BRAD MUNICIPAL CORE. SITE AND BUILDING SIGNAGE ALL SIGUAGE SHALL COMPLY XJNI SECTION 26 -1113 SIR ARTICLE VII CF CHAPTER 260F PRICE ROAD MINICIPAL COCA VICINITY MAP • -2Bm OWNER`S CERTIFICATE THE BELOW S O ERISI OR LEGALLY BESNFRAIEO AGENTIM THEREOF GO E E GREE THAT TIE 'ROPERTY LEGALLY DESCRIBED HEREON WILL BE OEVEI CARE IN ACCIXtGANCE WITH THE RESTRICTIONS AND GCND111ONS CONTAINED II: THIS PLAN.ANT ASMAY OTINMA'5E GF SECURED BY-CA ICA'EI FURT HER RECRUi THAT THE APPROVAL OF THIS CONCEPT PLAN DOES NOT CREATE A VESTED PROPERTY RIGHT JESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PLP,SVANT TO THE PROVISION$ OF SEC'ION 26121 OF THE WHEAT RIRGE CODE OF LAWS SIGNIA O s10R ADENTBI STALE OF C. RCVN I )SB COI OF JEFFERSON 1 THE GOADERING INSI RUMENI WAS ACNNOM£ODES BEFORE ME THIS .1 OF AD. 1. - I WITNEBB MY LOUD ART OFFICIAL SCAL. LAY COMMISSION EXPIRES NOTARY PUBLIC CITY CERTIFICATION APP ROVED THA DAY OF __.... .. SY ME CIN OF WHEAT RIDGE ATTEST CRY T EP% MAYOR OIRECTOROF COMMUNI TYOEVELWMENI SHEET INDEX SHEET NO DESCRIPTION 10 COVER SHEET 2.0 SITE PLAN Z _ 1i3 SITE A0 IANDSCAPEPIIFN L T 9YC — I IRRIGATION PLAN h i? IRRIGATION DETAILS BO -10.0 VICINITY MAP • -2Bm OWNER`S CERTIFICATE THE BELOW S O ERISI OR LEGALLY BESNFRAIEO AGENTIM THEREOF GO E E GREE THAT TIE 'ROPERTY LEGALLY DESCRIBED HEREON WILL BE OEVEI CARE IN ACCIXtGANCE WITH THE RESTRICTIONS AND GCND111ONS CONTAINED II: THIS PLAN.ANT ASMAY OTINMA'5E GF SECURED BY-CA ICA'EI FURT HER RECRUi THAT THE APPROVAL OF THIS CONCEPT PLAN DOES NOT CREATE A VESTED PROPERTY RIGHT JESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PLP,SVANT TO THE PROVISION$ OF SEC'ION 26121 OF THE WHEAT RIRGE CODE OF LAWS SIGNIA O s10R ADENTBI STALE OF C. RCVN I )SB COI OF JEFFERSON 1 THE GOADERING INSI RUMENI WAS ACNNOM£ODES BEFORE ME THIS .1 OF AD. 1. - I WITNEBB MY LOUD ART OFFICIAL SCAL. LAY COMMISSION EXPIRES NOTARY PUBLIC CITY CERTIFICATION APP ROVED THA DAY OF __.... .. SY ME CIN OF WHEAT RIDGE ATTEST CRY T EP% MAYOR OIRECTOROF COMMUNI TYOEVELWMENI SHEET INDEX SHEET NO DESCRIPTION 10 COVER SHEET 2.0 SITE PLAN 30 GRADING AND UTILITY PLAN A0 IANDSCAPEPIIFN 5.0 IRRIGATION PLAN 60-70 IRRIGATION DETAILS BO -10.0 STREETSCAPE PLAN 110-120 BUILDING ELEVATIONS 13.0 GARAGE ELEVATIONS 160 ACCESSIBLE GARAGE ELEVAI UP5 SITE DATA TABLE ADNING LIKED USE COMuERCWL IMJC x TOTAL AREA OF PROPERTY 9TA511 EAR A a EEL ct AT AT o A J ti ; - c NO \ 0 0 b V - o OVE REpUWED I MNNB 3W2i GARRGE BULO NGS 5410 TOTAL BULGING CplE0.AGf 23.211 b8% SUBIECTTO FIELDIN6PECTON6 PRONGED OPEN 6PACEUSABLFI - j_ ISFI `bl 31]55 X N A L 1t UA ]STH UIR OFTOTh. REO Ep LAIIOFCApED 2E,03f ]55% 5143 35% OFTOTALREOUIREO bt61 295% RECEIVED _oa /2q/ ARCHITECT 33N5 333% 14693 5% pE TOTAL SUE P REA NT COACT: MR DCVO VAN LERSEF;GHE N ." P , E ' K , PLR ST ANDARD _ 31l' B' 03 G4RAG__Ei. 6UBTO 103 NAYOICAFF STANDARD HC 2 VA E i N i AAE FURTJTAL'FIMIDICAP 4 y PRO VI DED REQUIRED TUTAL PPAKINu 1 1110 Pb NUMBEROFUNITS ba OVs DENSITY SET OUTAL PUBLIC WORKS. ENT APPROVED OORNNAGE ENGINEER RERMnD NFlB.UTH LINCOLN FTREFT SUITE ASA (ZED LANs LITTLETO, IS erMn p2DlxNPAE CONTACT. FIN. LESS iA . LANDSCAPE ARCH BRITIryA N GROUP - N. W GWW DIEYI AVENVE tlHiO ARYADA. CO. Bwm TSDJI A. "S CONTACT'. AN BOB COVRI BRITINA z Z W W U Q 0 Ea Q W W I— = W U Z O 1— Z a OL J w Lu x a� TO O N U 1.0 CASE HISTORY uvlL�En IREER T SUBIECTTO FIELDIN6PECTON6 WCP -11 -01 MS -it -02 WZ -10 -01 CRYOFWREATRIDGE vueuc WORKS DATE nel gI RECEIVED _oa /2q/ ARCHITECT KFALA 0.EEi DETVE NO TGNSI,11 KH RT NT COACT: MR DCVO VAN LERSEF;GHE N ." P , E ' K , ENGINEER RERMnD NFlB.UTH LINCOLN FTREFT SUITE ASA (ZED LANs LITTLETO, IS erMn p2DlxNPAE CONTACT. FIN. LESS iA . LANDSCAPE ARCH BRITIryA N GROUP - N. W GWW DIEYI AVENVE tlHiO ARYADA. CO. Bwm TSDJI A. "S CONTACT'. AN BOB COVRI BRITINA z Z W W U Q 0 Ea Q W W I— = W U Z O 1— Z a OL J w Lu x a� TO O N U 1.0 N community v planning • architecture August 24, 2011 t,l Ms. Sarah Showalter, AICP, LEED AP Planner II City of Wheat Ridge Development & Zoning Services 7500 W. 29 Avenue Wheat Ridge, CO 80033 -8001 RE: Revised Site Plan Submittal — Wheat Ridge Town Center Apartments KA #: 210066 Dear Ms. Showalter: This letter is in response to your comments for the Site Plan for Wheat Ridge Town Center Apartments. Applicant responses are below each comment in bold /italicized text. Cover Sheet 1. Please change the title to read Wheat Ridge Town Center Apartments Site Plan (remove the word "Review ") for all of the titleblock locations. Applicant Response: Plans have been modified accordingly. 2. Please remove the Surveyor's Certificate. Applicant Response: Plans have been modified accordingly. 3. Please add the Owner's Certificate and City Certificate, the wording for which is attached in the Site Plan Cover Items sheet. Applicant Response: Plans have been modified accordingly. 4. Please a note titled "Concept Plan Compliance" that states "All development that is part of this site plan shall comply with the Town Center North Concept Plan, on record at " Once the final Concept Plan is recorded with the County, we can fill in the recordation number. Applicant Response: Plans have been modified accordingly. 5. Please add a Case History Box with the following cases: Case History WCP -11 -01 MS -11 -02 WZ -10 -07 WZ -77 -22 C_ w 0 A r: 00 0 0 O w 0 w m w v .P v x w 0 w a w .i> v f F F F s a 3 ■.. KEPHART■ Applicant Response: Plans have been modified accordingly. 6. Sheet Index: please change the sheet numbers to 1.0, 2.0, 3.0 (or 01, 02, 03), etc. Applicant Response: Plans have been modified accordingly. 7. Site Data Table: a. Add the zoning- Mixed Use - Commercial (MU -C) Applicant Response: Plans have been modified accordingly. b. Add the gross SF for the ground floor of the building Applicant Response: This information was provided under the Coverage portion of the Site Data Table. c. Please provide separate documentation that depict which areas were utilized to calculate usable open space Applicant Response: We have provided a separate drawing to illustrate the coverage calculations. 8. Exterior Lighting: please add a note called "Exterior Lighting" that states "All exterior lighting shall comply with Section 26 -503 of the Wheat Ridge Municipal Code." Please note: a photometric plan showing the location of all exterior lights, a numerical grid of lighting levels in foot candles or isoilluminance curves, and a fixture schedule with the mounting height and fixture type for all exterior lights will be required at the time of building permit application. Applicant Response. Plans have modified accordingly. We will provide a Photometric Plan at time of Building Permit application. 9. Signage: please add a note called "Site and Building Signage" that sates "All signage shall comply with Section 26 -1113 and Article VII of Chapter 26 of the Wheat Ridge Municipal Code." Applicant Response: Plans have been modified accordingly. Site Plan 1. Section 26- 1106.F of the MU -C zoning has screening requirements for all loading, service areas, and utilities. In order to comply with these requirements: a. Please confirm that there are no trash storage or collection areas external to the building Applicant Response: The trash storag %ollection for the property is located internal to the main building. The dumpster bins will be rolled outside during trash pick -up times. Please provide information about the transformer location, which conflicts with the language in Section 26- 1106.F.6 that states "wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the street." The transformer has a fairly visible location at the front of the building. It is clearly visible from the community garden area and from Upham Street. Would it be possible to shift the transformer to the south, closer to the building? Please also work with Xcel on what screening options are available. Applicant Response: The proposed transformer location has been revised to the southwest corner of the building and will be screened from Vance Street with a wall extension from the building. Access to the transformer will be along it's south side. 2. Parking lot screening: a. Please provide an elevation drawing of the proposed screen wall along the southern edge of the parking lot. Applicant Response: The plans have been modified accordingly. It appears that the only screening provided between the parking lot and Vance Street is a landscaped area. Section 26- 1107.C.1 allows landscaped buffers to count as parking lot screening. However, where a parking lot has frontage along a street over 20 linear feet along a street, the landscape buffer can only make up 30% of the length of the screening area. Since about 40 feet of the parking lot area is exposed to Vance Street, which is over the 20 feet limit, a screening device (masonry wall, decorative iron fence, or solid hedge) will be needed for at least 70% of the 40 linear feet where the parking lot is adjacent to the street. Applicant Response: The plans have been modified accordingly. 3. Bicycle parking: a. Section 26- 1109.J spells out bicycle parking requirements. For residential development, 1 bike parking space is required for every 10 units. Since this development has 88 units, 9 bike parking spaces will be required. Please note that the bike racks or lockers will need to be within 50 feet of the primary building entrance. Applicant Response: The plans have been modified accordingly. 4. Please provide a dimension between the outside edge of the monument sign (near Vance Street) and the adjacent property line. Please note that the required minimum setback is 5 feet. Applicant Response: The dimension has been added and the sign is set at the minimum setback of 5 feet. Streetscaping: please note that the Site Plan cannot be approved until we have full streetscape drawings showing compliance with the Streetscape Design Manual. We understand that these drawings are being prepared by Weston. If possible, please include them in your next submittal. Applicant Response: Streetscape plans by Weston are included. 6. Legend: a. Can the dashed lines for proposed easements and the build -to area be slightly more differentiated? Applicant Response: The plans have been modified accordingly. However, the build -to line and the easement are both 20 ft west of the property line along Upham Street. We have included dimensions and labels to more clearly illustrate. b. The line for the proposed wall should be thicker to match the line eight of the wall on the site plan drawing Applicant Response: The plans have been modified accordingly. c. Please add a hatch pattern to the legend for the material that is shown in the walkway in the garden area (it appears different than the concrete sidewalks) Applicant Response: We have added this to the legend as "Crusher Fines Path ". Build -to requirements: please note that the requested administrative adjustment from the build -to requirements was approved on July 12, 2011. The approval form is enclosed. Applicant Response: Thank you. We appreciate your consideration and approval of the request. Landscape Plan 1. Please provide an elevation drawing of the screen wall for the parking lot. Applicant Response: A detail showing the parking lot screen wall elevation has been added. 2. Please remove note number S. Any notes about the status of the streetscape drawings can be included in the cover letter. The next submittal of the Site Plan should include the streetscape drawings prepared by Weston. Applicant Response: Note number 5 has been removed from both the plan and notes. Streetscape plans by Weston are included. The Irrigation plans by Hines Irrigation Consultants for the Weston ROW Landscape Plans are also included. 3. Please label the trellises in the garden area. Applicant Response: The trellis in the garden area is labeled. 4. For the landscaped area east of the porch, over the 20' storm sewer easement, would it be possible to integrate some perennials or shrubs, rather than just sod? Applicant Response: Perennials and shrubs where added in the porch area, east side of the building. Also two garden boxes were added to the north of the porch area. Utility Plan 1. Please coordinate with Weston on the potential need for a switch cabinet for Xcel at the southeast corner of the site. Applicant Response: Please see response above regarding the transformer location. We have coordinated with both Xcel and Weston and no further cabinetry will be required beyond the buildings transformer. 122 lease note that the easement required for the private electric service line to this lot is not on the subdivision plat and will need to be coordinated by your team directly with Xcel. Applicant Response: Thank you. We will coordinate directly with Xcel on this easement. 3. ease see attached comments from Wheat Ridge Sanitation District and the Wheat Ridge Fire District, which impact the utility plan. Applicant Response: We have revised the utility plan based on both the Sanitation and Fire Districts comments. PLANNING Site Plan: General Comments for All Sheets: ) 6e southernmost garage on the east side (along Upham Street) must be eliminated to comply with Section 26 -603 of the Municipal Code of Laws (sight triangle). The structure encroaches into the minimum unobstructed sight distance triangle of 15' X 15', measured from the property /ROW line and the edge of the proposed driveway, as stated in the Code. Applicant Response: We have removed the last garage unit in this area and added it to the east end of the garage building that lies perpendicular to Vance Street. We have also revised the plan to illustrate the 15 ft sight triangles at the private drive intersection with 43 (formerly indicated as 42 "d ). 2. tc Works suggests the "island" between the two entrances along W. 42 Avenue be extended northward by the width of a parking space. This will allow for a safer distance between vehicles entering the site and those backing out of the southerly parking stalls (please refer to the attached redlined plans). Applicant Response: We have modified the plans accordingly Sheet C3.0: l 3.. a storm sewer on Sheet C3.0 (Grading & Utility Plan) is currently shown as being "PUBLIC "; please remove this text. The only portion of the proposed storm sewer system that will be public is the portion lying within the Right -of -Way along W. 42 Avenue between the inlet and the manhole. The future maintenance of the remainder of this system will be the sole responsibility of the Town Center North Association (or whatever the name will be for the Association that will maintain the common elements of this subdivision). The City does reserve the right to enter and maintain this facility in the event the Association does not effectively do so. Therefore the system must lie within a drainage easement. Applicant Response: We have modified the plans accordingly. However, we originally identified the storm sewer as "Public" since it is capturing public storm water runoff from the 43 Avenue right -of -way. Past experiences with other municipalities have required the entire downstream system to remain as public under these circumstances. CIVIL ENGINEERING Drainage Conformance Letter: 1. Once the Final Drainage Report has been approved the Conformance Letter will need to be revised to reflect the correct date of the (final) Report. Applicant Response: Thank you. We will provide a final letter once the Final Drainage Report has been approved. 2. The engineer will need to provide a P.E. seal and signature on the revised Drainage Conformance Letter. Applicant Response: Thank you. We will provide a final letter with a P.E. seal and signature once the Final Drainage Report has been approved. Traffic Conformance Letter: 1. Once the Traffic Impact Study has been approved the Conformance Letter will need to be revised to reflect the correct date of the (final) Report. Applicant Response: Thank you. We will provide a final letter once the Traffic Impact Study has been approved. 2. The engineer will need to provide a P.E. seal and signature on the revised Conformance Letter. Applicant Response: Thank you. We will provide a final letter with a P.E. seal and signature once the Traffic Impact Study has been approved. Wheat Ridge Sanitation District: See enclosed letterfrom Leanne Miller. Please coordinate with Weston regarding her comments. Applicant Response: These items are being coordinated directly between Weston and Wheat Ridge Sanitation District. The service line is now shown as being perpendicular to the existing main. Xcel: See enclosed letter from Donna George. Applicant Response: Comments Noted. Thank you. Wheat Ridge Fire District: Please see the enclosed letter from Kelly Brooks, Fire Marshall. Applicant Response: We have coordinated with Weston to add the additional fire hydrant requested, which will be placed along Upham Street near the northeast corner of the property. ARCHITECTURE Changes in addition to comments: 1. Main building roof pitch has changed from 3.12 to 4.25:12 2. All garages have been updated to reflect grading through the site. 3. A garage bay has been removed from the southernmost garage on the east side to accommodate the site triangle. The garage bay was added to the southernmost garage on the west side. If you have any questions, please contact me at (303) 832 -4474 Sincerely, David Beckner KEPHART a City of Wheatjdge COA AMBIT Y DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29 Ave. 303.235.2857 Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: July 14, 2011 Fred Tafoya Redland Engineering 8000 South Lincoln Street, Suite 206 Littleton, CO 80122 Doug Van Lerberghe Kephart Architects 2555 Walnut Street Denver, CO 80205 Dear Mr. Tafoya and Mr. Van Lerberghe, This letter is in regards to your submittal of the Site Plan for Wheat Ridge Town Center Apartments. After reviewing the first submittal, I have the following comments. Please also refer to the enclosed redlined copy of the site plan submittal sheet. Cover Sheet Please change the title to read Wheat Ridge Town Center Apartments Site Plan (remove the word "Review ") for all of the titleblock locations. Please remove the Surveyor's Certificate. Please add the Owner's Certificate and City Certificate, the wording for which is attached in the !6® Site Plan Cover Items sheet. lease a note titled "Concept Plan Compliance" that states "All development that is part of this 0 site plan shall comply with the Town Center North Concept Plan, on record at " Once the final Concept Plan is recorded with the County, we can fill in the recordation number. O P`fease add a Case History Box with the following cases: Case History WCP -11 -01 MS -11 -02 WZ -10 -07 WZ -77 -22 40 Index: please change the sheet numbers to 1.0, 2.0, 3.0 (or 01, 02, 03), etc. 7 Ite Data Table: b,-',?�dd the zoning - Mixed Use - Commercial (MU -C) Ub the gross SF for the ground floor of the building C. Please provide separate documentation that depict which areas were utilized to calculate f � usable open space /,-fxterior Lighting: please add a note called "Exterior Lighting" that states "All exterior lighting shall comply with Section 26 -503 of the Wheat Ridge Municipal Code." Please note: a photometric plan showing the location of all exterior lights, a numerical grid of lighting levels in foot candles or isoilluminance curves, and a fixture schedule with the mounting height and www.ci.wheatridge.co.us fi re type for all exterior lights will be required at the time of building permit application. ignage: please add a note called "Site and Building Signage" that sates "All signage shall comply with Section 26 -1113 and Article VII of Chapter 26 of the Wheat Ridge Municipal Code." Site P n ection 26- 1106.F of the MU -C zoning has screening requirements for all loading, service areas, and utilities In order to comply with these requirements: .'lease confirm that there are no trash storage or collection areas external to the building „b/ ease provide information about the transformer location, which conflicts with the language PP n Section 26- 1106.1 that states "wherever possible, exterior utility boxes and above- ground utility installations shall be located to the side or rear of buildings, and not visible from the street." The transformer has a fairly visible location at the front of the building. It is clearly visible from the community garden area and from Upham Street. Would it be possible to shift the transformer to the south, closer to the building? Please also work with Xcel on what screening options are available. arking lot screening: �a. _Pease provide an elevation drawing of the proposed screen wall along the southern edge of � the parking lot. b. appears that the only screening provided between the parking lot and Vance Street is a V landscaped area. Section 26- 1107.C.1 allows landscaped buffers to count as parking lot screening. However, where a parking lot has frontage along a street over 20 linear feet along a street, the landscape buffer can only make up 30% of the length of the screening area. Since about 40 feet of the parking lot area is exposed to Vance Street, which is over the 20 feet limit, a screening device (masonry wall, decorative iron fence, or solid hedge) will be needed for at least 70% of the 40 linear feet where the parking lot is adjacent to the street. icycle parking: a. Section 26- 11093 spells out bicycle parking requirements. For residential development, 1 bike parking space is required for every 10 units. Since this development has 88 units, 9 bike parking spaces will be required. Please note that the bike racks or lockers will need to be within 50 feet of the primary building entrance. X 4 se provide a dimension between the outside edge of the monument sign (near Vance Street) and th adjacent property line. Please note that the required minimum setback is 5 feet. Streetscaping: please note that the Site Plan cannot be approved until we have full streetscape drawings showing compliance with the Streetscape Design Manual. We understand that these A drawings are being prepared by Weston. If possible, please include them in your next submittal. 6. Legend: p C n the dashed lines for proposed easements and the build -to area be slightly more differentiated? b. e line for the proposed wall should be thicker to match the line eight of the wall on the site plan drawing a - ase add a hatch pattern to the legend for the material that is shown in the walkway in the ,garden area (it appears different than the concrete sidewalks) -to requirements: please note that the requested administrative adjustment from the build -to requirements was approved on July 12, 2011. The approval form is enclosed. Landscape Plan t 1 ease provide an elevation drawing of the screen wall for the parking lot. 2. ease remove note number 5. Any notes about the status of the streetscape drawings can be 2 included in the cover letter. The next submittal of the Site Plan should include the streetscape dra#k ings prepared by Weston. j ease label the trellises in the garden area. 4. he landscaped area east of the porch, over the 20' storm sewer easement, would it be possible to integrate some perennials or shrubs, rather than just sod? Unlit Plan lease coordinate with Weston on the potential need for a switch cabinet for Xcel at the southeast confer of the site. b 2.,-�Kease note that the easement required for the private electric service line to this lot is not on the subdivision plat and will need to be coordinated by your team directly with Xcel. T ease see attached comments fiom Wheat Ridge Sanitation District and the Wheat Ridge Fire O District, which impact the utility plan. City of Wheat Ridge Public Works Department: See enclosed comments Wheat Ridge Sanitation District: See enclosed letter from Leanne Miller. Please coordinate with Weston regarding her comments. Xcel: See enclosed letter firom Donna George. Wheat Ridge Fire District: Please see the enclosed letter from Kelly Brooks, Fire Marshall. This concludes the summary of comments. Please address each of these comments by revising the Site Plan submittal. For clarification on any of these issues, please feel free to contact any of the Development Review committee members: Community Development Sarah Showalter 303 - 235 -2849 Public Works Dave Brossman 303- 235 -2864 Once the changes are made, please submit five copies of the revised plan sets, with 2 reduced 1 1x17 copies. If you have any questions or need further clarification, do not hesitate to contact me at 303 - 235 -2849. Sinee � Sarah Showalter, AICP, LEED AP Planner II c: WSP -11 -01 s a City of Wheat�dge COMMUNITY DEVELOPMENT Address: Zoning Mixed Use Zone Districts Site Plan Review Checklist 3 y� 60. '/ V k"- Ay- IN Proposed Use: i C-J /� v Approved Concept Plan (if applicable): -ewv" b-`'`'� Section 26 -1104 Building Height Required Minimum Height: zo Required Maximum Height: 6 5 h/w , u M Proposed Height: y Compliant? Yes U No ❑ Review Notes: ✓ Any site with MU -N zoning must meet the height restrictions from the City Charter (35' maximum height with residential use; 50' maximum height for all other buildings). There is no minimum height requirement for MU -N. ✓ Parapet walls may be utilized to meet minimum height requirement. ✓ Any portion of a building within 100 feet of a residentially or agriculturally zoned lot with a single or two family home (where not separated by a collector or arterial), may not exceed 4 stories or 62 feet, whichever is more restrictive. ✓ For any building over 75 feet in height, the upper story setbacks in Section 26- 1106.G will apply. Section 26 -1105 Building Placement and Orientation • For MU -N district only: there must be at least one public entry facing a public street or open space. Compliant? Yes ❑ No ❑ N/A PQ � ` ®� " � ' City of Wheatidge COMMUNITY DEVELOPMENT • For development sites with more than one building, all buildings that do not directly front a public street must have at least one primary entry that adjoins a pedestrian walk that connects to the street. Compliant? Yes ❑ No ❑ N/A ❑ Notes: Setbacks Side Setbacks Minimum Required Provided y"�" Minimum Required D Provided 1461 i Cp Compliant? Yes [Z No ❑ Notes: Rear Setbacks: Minimum Required '37 Compliant? Yes ® No ❑ 0_1� 41; (� Provided ° S Required Primary Street Build -To Percentage: S"6 to Provided Primary Street Build -To Percentage: �_S_to Compliant? Yes K No ❑ Notes: 2 Build -To Requirements Primary Street Frontage: Primary Street: ILL ° s City of Wheat�dge COMMUNiIY DEVELOPMENT Secondary Street Frontage: Secondary Street: U Note: typically the seconds .S' ?�_ street is the street street. Does the provided primary street build -to exceed the minimum requirement? Yes`®„ No ❑ N/A ❑ If yes, the secondary street build -to may be reduced by the amount that the primary street build -to exceeds the minimum requirement, subject to approval by the Community Development Director. Required Secondary Street Build -To Percentage: WN Provided Secondary Street Build -To Percentage: /S Compliant? Yes ❑ No © N/A ❑ Notes: c�� til S> i V� G u;t' 5f, Lt(Z Section 26 -1106 Building Design Fagade Design • Each fagade shall contain at least one change in color or texture. Compliant? Yes ® No ❑ • Each fagade should contain at least three of the following items: ❑ Reveals ® Belt courses ❑ Cornices ® Expression of a structural or architectural bay ® Articulation of windows and doorways, which may include sills, mullions, or pilasters that create a three dimensional expression K Change in material Compliant? Yes No ❑ Notes: City of Wheatl d COMMUNITY DEVELOPMENT • Fagade variation for public streets: each fagade facing a street or public space shall have at least one variation in plane depth of at least 1 foot for every 50 linear feet of the length of the fagade. Compliant? Yes E4 No ❑ • Fagade variation for all other streets: any fagade not facing a street or public space shall have at least one variation in plane depth of at least 1 foot for every 100 linear feet of the length of the fagade. Compliant? Yes ❑ No ❑ N/A 4t( Review Notes: " ✓ Glass curtain walls are exempt from the fagade variation requirement. ✓ Non - permanent structures such as canopies and awnings cannot quality as plane variation. ✓ Plane variation is generally obtained through elements such as recessed entries, porticos, upper level stepbacks, dormers, and offsets in the general plane of the fagade including columns, pilasters, protruding pays, reveals, fins, ribs, balconies, cornices and eaves. • Emphasis of primary entry: the primary entrance shall be emphasized by at least two of the following architectural elements: ® Changes in wall planes or building massing Q Differentiation in material and /or color ❑ Higher level of detail ❑ Enhanced lighting Compliant? Yes ® No ❑ N/A ❑ Materials • Each fagade may only contain primary building materials and may not use any materials that are not allowed (see Section 26- 1106.C). Compliant? Yes ® 1 N o ❑ / Nntpc /u-2.�.u-�, -:-c.' <GC.�x J'1 -cvj 6L-U-Q-'ti f U 4 A ' I City of Wheatj�idge COMMUNITY DEVELOPMENT • EIFS: if EIFS is used, it must be textured, may not be utilized below the height of 8 feet on any building fagade, and may not exceed more than 25 percent per building fagade. Percent of fagade that contains EIFS: South fagade North fagade West fagade East fagade _ Compliant? Yes ❑ No ❑ N/A EN Nntpc /U Review Notes: ✓ The allowable amount of EIFS maybe consolidated on a fagade(s) that does not face a street or public space, provided that the total amount of EIFS, calculated cumulatively for the entire building, does not exceed 25 percent. • Material variation: any building fagade that faces a street or public space shall have at least one change in material for each 10 feet (and portion thereof) of wall height. A change in material must be at least 12 inches in height. Masonry patterns, such as headers or rowlocks, can count as a change of materials. Window, canopies, and doorways will not count as a change in material. Compliant? Yes 0 No � / NA � // / , ❑ g - Nntpc• I.Z. If G�A� C Qt /JCLJ— �- — C"(z!� %a�f Lv� 2'-c1l i0 Ground Floor Transparency c_LlL-- L-414 LL� Retail Uses Minimum required for fagade facing primary street: Transparency provided for primary street fagade: Minimum required for all other facades facing a street or public space: Transparency provided: Compliant? Yes ❑ No ❑ N/A Retail windows on the ground floor must all be at least 5 feet in height. Compliant? Yes ❑ No ❑ N/A aK 5 I I City Of Wheatfidge COMMUNITY DEVELOPMENT Non - Residential Uses (Excluding Retail) Minimum required for fagade facing primary street: Transparency provided for primary street fagade: Minimum required for all other facades facing a street or public space: Transparency provided: Compliant? Yes ❑ No ❑ N/A Notes: Review Notes: ✓ Transparency shall be calculated as the percentage of clear, non - reflective glass within the area between 3 feet and 8 feet above the first floor finished elevation. ✓ Glass display cases may count toward the transparency requirement only if they give the appearance of windows, are at least 18 inches deep, and are maintained with items of interest, including window display graphics. ✓ Transparent doors and window mullions shall count as part of the transparent area. Structure elements and opaque or reflective glass shall not count toward the transparency requirement, except that up to 20 percent of the transparency requirement for any one fagade maybe fulfilled by spandrel glass Drive - Throughs and Drive -Ups • Drive - through windows shall be placed at the rear or side of a building and shall not be located at street corners. Compliant? Yes ❑ No ❑ N/A • Placement and number of drive - through lanes: Maximum number of drive up lanes allowed: Number of drive up lanes provided: In the MU -N and MU -C TOD districts, drive -up lanes are not allowed between the building and primary street. Compliant? Yes ❑ No ❑ N/A A � City of i�WheatWdge COMMUNITY DEVELOPMENT • Screening of drive -up lanes: any drive - through lane visible from a street or public space shall incorporate the following elements: ❑ A screen wall, at least 36 inches in height, with materials that are consistent with the primary building. ❑ A landscaped buffer, at least 4 feet in width. ❑ Canopies or structural elements (only required where there is more than one drive -up lane). Compliant? Yes ❑ No ❑ N/A 0 Screening — Loading, Service Areas, and Utilities • All loading docks, utility structures, and other service areas associated with the building shall be fully screened from view by walls or fences. Compliant? Yes% No P(f N/A ❑ K-d &vS rw '4T4-A A'VW ( v � 91 S G;t42 AA- W A.( -<.. • Screening elements shall be composed of materials consistent with the primary building. All screening elements shall be at least as tall as the object being screened. Screen walls and fences over 10 feet in length shall be bordered by a 4 -foot wide landscape buffer. Compliant? Yesio No ❑ N/A ❑ • Trash enclosures shall be compatible with the building design and materials and screened with full wall enclosures. Such enclosures may not be located between the building fagade and the street. �? Compliant? Yes No ❑ N/A ❑ 0 Notes: A10 h-4441.- cLA� avf 1 City Of Wheat ' dge COM MUNITY DEVELOPMENT • Rooftop equipment shall be screened by parapets or enclosures. Screening elements shall be composed of forms, materials, and colors that are compatible with the architectural qualities of the building, including materials, scale, form, and color. Compliant? Yes ® No ❑ N/A N� vuz • Wherever possible, exterior utility boxes and above - ground utility installations shall be located to the side or rear of buildings, and not visible from the public street. 7 Compliant? Yes No ❑ N/A ❑ e Notes- wal Upper S acks • For buildings over 75 feet in height, an upper level stepback is required for any fagade that faces the street or a public space. For such facades, the portion of the fagade over 75 feet in height must stepback at least 10 feet from the outer edge of the first story. Compliant? Yes ❑ No ❑ N/A N Residential Transitions Note: Residential transitions only apply where development abuts a residentially or agriculturally zoned lot that contains a single- or two- family home. Landscape Buffers • The required side and rear setbacks (see Section 26- 1105.D) must be landscaped with grass and trees and /or shrubs. Compliant? Yes ❑ No ❑ N/A Notes: e City of ' WheatRddge COMMUNITY DEVELOPMENT Upper Story Setbacks Required Minimum Setback Stories 1 -2: Required Minimum Stepback Stories 3 -4: Required Minimum Stepback Stories 4 +: Compliant? Yes ❑ No ❑ N/A ❑C, Notes: Section 26 -1107 Off - Street Parking Placement and Design Surface Parking • Parking areas shall be located to the rear or side of the building. For development sites with more than one building, parking is not allowed in front of the building(s) closest to the street. Compliant? Yes ® No ❑ N/A ❑ • Where a surface parking lot directly abuts a street or public space, one or more of the following screening elements shall be used: Minimum 5-foot 5 -foot wide landscape buffer with grass, or groundcover plantings, and trees located a minimum of 30 feet on center. The landscape buffer may also contain perennials and shrubs. A vertical screening device, 30 to 46 inches in height (see Section 26 -1107. C.1 for design requirements for the screening device) r , t � V � dZ_1Z CA� yZ • Where a parking lot's frontage along the street or public space is greater than 20 linear feet, no more than 30 percent of the screening requirement may be fulfilled by a landscape buffer. Compliant? YesK No ® N/A ❑ Provided: Provided: Provided: u } & -- (/6�- S V i �- C,e- tip -z-�� 0 �a �cr..0 u, wa-U tAI&(_ -to peLjLw-�� l o� a,d. � aA-e.- (se,c 9 aC s-71" r VJ—) e City Of Wheatj(jge COMMUNITY DEVELOPMENT • Where a surface parking lot or drive -thru directly abuts a residentially or agriculturally zoned lot with a residential use, a landscape buffer of at least 6 feet from said lot boundary shall be required. Along the boundary of the lot with a residential use, a 6 -foot high view - obscuring fence, decorative wall, or landscaped hedge with a natural height of 6 feet shall be provided. In addition, grass or other ground cover and trees and /or shrubs shall be planted within the landscape buffer. Compliant? Yes ❑ No ❑ N/A Notes: • Parking lots shall meet the requirements for the design of off - street parking, including surfacing, landscaping, lighting, and space /aisle dimensions, stated in section 26- 501.E.5, section 26- 501.E.6, section 26- 501.E.7, and section 26- 501.E.11 Compliant? Yes No ❑ N/A ❑ / / ni,.w,.... 7e/ 4�VV,�-2- N- et-t-c�c.<L L C/ 4-L � • Parking areas over 20,000 SF shall contain a well- defined pedestrian walk, whether by change in paving material or landscaping, that connects the parking area to the adjacent street and the building(s) on site. Compliant? Yes ❑ No ❑ N/A Notes: - FL - ) � ^-Af 7L r bZ' g'&O _ Cat Y i 3 ry 's F Parking Structures • Parking garage design should be compatible with adjacent buildings in terms of form, massing, scale, materials, and fagade articulation. Spandrel panels or opaque screening systems, such as louvers, at least 36 inches in height shall be used to screen vehicles from view on all levels. Compliant? Yes ❑ No ❑ N/A JNr 10 a City of � Wheat�dge COMMUNITY DEVELOPMENT • Any parking garage fagade visible from public view shall be orthogonal in composition so that ramping systems are not visible. Compliant? Yes ❑ No ❑ N/A tN • Any ground -level fagade of a parking garage that is visible from the street and does not provide retail, commercial, or other active ground floor uses shall include at least two of the following design features: ❑ Fagade articulation through change in vertical plane or a change in building material. ❑ The use of windows or false windows defined by frames, lintels, and /or sills. ❑ Integration of multiple building entrances. ❑ Buffering along the street edge with landscaping, street trees, green walls, or trellises with vines. Compliant? Yes ❑ No ❑ N/A XN Section 26 -1108 Site Circulation and Vehicular Access • Block size: where new public or private streets are proposed, blocks with a perimeter of 1,600 -1,800 feet are encouraged. Blocks shall not be greater than 2,000 feet in perimeter. Compliant? Yes ® No ❑ N/A ❑ Nntes- fa,--, " L 1r1 'r' � • Curb cuts: for new development along existing streets, where a curb cut already exists, the number of curb cuts to the site shall not be increased. Where possible, existing curb cuts should be consolidated. Wherever possible, vehicular access should occur through an alley, rather than from the street. Where an alley is not available, curb cuts on the primary street are discouraged. Compliant? Yes ® No ❑ N /A ❑ Nntes' Wc-p o,,- 5'7 - f / vt eLU i r 11 w ee City of �Wheatldge COMMUNITY DEVELOPMENT • Vehicular entrances: vehicular entrances to buildings and parking garages that contain a ramp shall be screened from view of the street or adjacent public space. Where a vehicular ramp into a garage directly abuts a pedestrian walk, appropriate cautionary signs shall be used to alert pedestrians of the presence of vehicles and to inform drivers that pedestrians have the priority. Compliant? Yes ❑ No ❑ N/A Nf Section 26 -1109 Parking Requirements Required Number of Parking Spaces Required minimum number of spaces: •i Required maximum number of spaces: .2; 0 Number of spaces provided: // Compliant? Yes N] No ❑ N/A ❑ Notes: Review Notes: • On- street parking spaces directly abutting the use may count toward the total number of required parking spaces. • Parking requirements may be met off -site, up to a walking distance of 1,000 feet via a publicly - accessible route from the use, subject to an off -site parking agreement. The publicly - accessible route must be approved by the Community Development Director. The off -site parking agreement must be submitted for approval by the Community Development Director and, once approved, recorded. • Shared parking is permitted and encouraged. Shared parking shall be approved subject to review and approval of a shared parking study citing ULI accepted share parking ratios. • Transit parking reductions: properties within the MU -C TOD sub - district may reduce minimum parking requirements by 20 percent. • Accessible parking shall be provided in accordance with Section 26- 501.E.9 Compliant? Yes ® No ❑ N/A ❑ 12 I e City Of �WheatRdge COMMUNITY DEVELOPMENT • Off - street loading shall be provided in accordance with Section 26- 501.E.8 Compliant? Yes g] ninro� A/o rf� No [:1 N/A ❑ Required Bicycle Parking Required minimum number of bicycle parking spaces: 0 Number of bicycle spaces provided 1 U Parking for bicycles shall be provided on site. Bicycle parking areas shall be well - lighted and located not more than 50 feet from the primary building entrance. Bicycle parking for residential uses is encouraged to be sheltered and secured. Compliant ? / Ye No ® N/A F1 Nntpc Al Vd, AA_ 4 9� 6 -LZ 7 fnd SrvS6u f ki: 1 0 ?'uc¢ �/l (f l L f L A�.� / �V✓ V't C ',& _ J Q Section 26 -1110 Open Space Requirements Required Open Space Area Minimum total open space required: `1 i b -02 SF Total open space provided: 32, 930 SF Compliant? Yes No ❑ N/A /❑ Notes: 6JU_. � • Minimum landscaping: at least 35 percent of the required open space area shall be composed of landscaped materials, including trees. Compliant? Yes M / No // ❑ pp N/A F - 1 Nntec' �% �c 4f 1Z/r �U•x 1 � CA�- i 13 City of "WheatRjd c / COMMUNITY DEVELOPMENT • Usable open space: at least 75% of the required open space must be usable open space. Minimum usable open space required: 1/ ozo SF Usable open space provided: 3 3 2 - 4 1 SF Up a " a 3l 1 ST S-F Compliant? Yes No ❑ N/A ❑ Notes: / u C/ • Streetscape Design: design for all streetscaping shall comply with the Streetscape Design Manual. Compliant? Yes a No ❑ N/A ❑ !�-e. S t 44ec Section 26 -1111 Permitted Uses Proposed Use(s) M Ugh', Compliant? Yes N No ❑ N/A ❑ • Separation requirements for fast food drive - through uses: there shall be a minimum 500 -foot separation between fast food eating establishments with a drive - through, measured radially from any fast -food drive through use, including existing uses, regardless of zone district. Compliant? Yes ❑ No ❑ N/A Notes: 14 City of "WheatMidge COMMUNITY DEVELOPMENT Section 26 -1113 Signs • Signage shall comply with Article VII of Chapter 26, with special regulations for mixed use zone districts outlined in Section 26- 1113.6 Compliant? Yes E No ❑ N/A ❑ FA (,, / f Section 26 -1114 Exterior Lighting • Exterior lighting shall comply with Section 26 -503. Pedestrian walks internal to the site shall be lit with full cutoff lighting fixtures no more than 12 feet high. Compliant? Yes ❑ No ❑ N/A E] Notes: /�w r-e- }' c-ev e. 16 , City of WheatJge COMMUNITY DEVELOPMENT • Separation requirements for all other drive - through uses: there shall be a minimum 500 -foot separation between non -fast food drive - through uses, including pharmacies, banks, and non -fast food eating establishments with a drive -up window, measured radially from any drive -up use, including existing uses, regardless of zone district. Compliant? Yes ❑ No ❑ N/A 0 • Separation requirements for gas stations: there shall be a minimum 1000 -foot separation between gas stations, measured radially from any gas station, including existing uses, regardless of zone district. Compliant? Yes ❑ No ❑ N/A Review Notes: ✓ None of the separation requirements apply in the MU -C Interstate sub - district. ✓ Separation requirements apply only to new drive - through and gas station uses. Section 26 -1112 Requirements for Mixed Use Development • For sites within the MU -C or MU -C Interstate districts that are over 5 acres in size and subject to new development: at least 50 percent of the proposed total square footage at the ground floor level shall contain non - residential uses. Total ground floor square footage: Percent that is non - residential: Compliant? � & Y es ❑ No E] N/A NntPC d I "S LA-__d-li .f- 0.04 15 I City of WheatJAe PUBLIC WORKS Memorandum TO: Sarah Showalter, Planner II FROM: Dave Brossman, Development Review Engineer 1)46 DATE: July 12, 2011 SUBJECT: WSP- 11- 01/Wazee Partners I have completed the first review of the Site Plan received on June 27, 2011 for the proposed Town Center North development property located at 7340 W. 44` Avenue, and I have the following comments: PLANNING Site Plan: General Comments for All Sheets: 1. The southernmost garage on the east side (along Upham Street) must be eliminated to comply with Section 26 -603 of the Municipal Code of Laws (sight triangle). The structure encroaches into the minimum unobstructed sight distance triangle of 15' X 15', measured from the property/ROW line and the edge of the proposed driveway, as stated in the Code. 2. Public Works suggests the "island" between the two entrances along W. 42 " Avenue be extended northward by the width of a parking space. This will allow for a safer distance between vehicles entering the site and those backing out of the southerly parking stalls (please refer to the attached redlined plans). Sheet C3.0: 3. The storm sewer on Sheet C3.0 (Grading & Utility Plan) is currently shown as being "PUBLIC"; please remove this text. The only portion of the proposed storm sewer ystem that will be public is the portion lying within the Right -of -Way along W. 42" Avenue between the inlet and the manhole. The future maintenance of the remainder of this system will be the sole responsibility of the Town Center North Association (or whatever the name will be for the Association that will maintain the common elements of this subdivision). The City does reserve the right to enter and maintain this facility in the event the Association does not effectively do so. Therefore the system must lie within a drainage easement. Wazee TCN Senior Residences Site Plan -.e imt.docx Public Works Engineering July 12, 2011 Page 2 CIVIL ENGINEERING Drainage Conformance Letter: 1. Once the Final Drainage Report has been approved the Conformance Letter will need to be revised to reflect the correct date of the (final) Report. 2. The engineer will need to provide a P.E. seal and signature on the revised Drainage Conformance Letter. Traffic Conformance Letter: 1. Once the Traffic Impact Study has been approved the Conformance Letter will need to be revised to reflect the correct date of the (final) Report. 2. The engineer will need to provide a P.E. seal and signature on the revised Conformance Letter. Wnee TCN Senior Residences Site Plan - review Ldoex Wheat Ridge Sanitation District 7100 West 44 Avenue, Suite 104 P.O. Box 288 Wheat Ridge, Colorado 80034 -0288 Phone: 303- 424 -7252 Fax: 303- 424 -2280 July 12, 2011 Sarah Showalter 7500 West 29" Avenue Wheat Ridge, Colorado 80033 Re: Case No. WSP -11 -01 Wazee Partners Dear Ms. Showalter This letter is in response to your request for confirmation of availability of sanitary sewer service for the Town Center North Senior Residences. The property is within the boundary and service area of the Wheat Ridge Sanitation District (District), and the District will be able to provide sanitary sewer service. There are 8 -inch sanitary sewer mains within West 44" Avenue, Wadsworth Boulevard and Upham Street. There are two current tap permits in the vicinity. These addresses include: 4395 Upham Street and 7360 West 44" Avenue. The submitted site plan depicts an 8 -inch sanitary sewer service line connecting to existing manhole C -14 within Upham Street. The District would require a new four foot diameter manhole be added between manhole C -14 and C -15 to connect the proposed service line. The proposed sanitary service line should run perpendicular to the building and connect to the existing sanitary sewer main at the new manhole. Further specifications regarding the District policies on sanitary sewer service line installation are available in the District's Rules and Regulations, Detail Sheet 1. Tap fees for the development will be assessed as information regarding the new lots and how they pertain to the previous tap permit addresses is provided. For reference, the plans depict a 3 -inch water tap, which would equate to 42 single family residential equivalents (SFREs). The 2011 tap fees are $5,290 per SFRE, which would result in a total tap fee of $222,180. In addition, review fees will be assessed at the rate of $135 per hour and all service line abandonment and connection inspections incur a fee of $100 per inspection. Additional requirements for the proposed site plan include the abandonment of unused sanitary sewer service lines in the vicinity. If the new sanitary service does not use the previously abandoned service lines associated with 4395 Upham Street and 7360 West 44`" Avenue, they must be properly abandoned at the sanitary sewer main. Inspection of the sanitary sewer service line by a District representative during abandonment will be required. As previously discussed, the District has recommended an 8 -inch sanitary sewer main extension running north -south within Vance Street to provide future service to the surrounding lots. Installation of the sanitary sewer main extension will not be required for this development, but should be considered now if the surrounding lots will require sanitary sewer service. Wheat Ridge Sanitation District 7100 West 44 Avenue, Suite 104 P.O. Box 288 Wheat Ridge, Colorado 80034 -0288 Phone: 303 -424 -7252 Pax: 303 -424 -2280 The District requires that the owner provide updated information if and when plans for construction move forward. If you have any questions, please feel free to contact me at your convenience. My telephone number at Martin/Martin Inc. is 303 - 431 -6100 x350. Sincerely, ', g�� Leanne Miller, B.I.T. Cc: Sue Matthews — Wheat Ridge Sanitation District jo Xcel Energy PUBLIC SERVICE COMPANY July 5, 2011 City of Wheat Ridge Community Development 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Attn: Sarah Showalter Right of Way & Permits 1123 West 3 rtl Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303.571.3826 Re: Wazee Partners — Town Center North Senior Residences — Lot 2 Case # WSP -11 -01 Public Service Company of Colorado (PSCo) has reviewed the plans for Wazee Partners — Town Center North Senior Residences — Lot 2. The developer must contact the Builder's Call Line at 1 -800- 628 -2121 and complete the application process for any new gas or electric service, or modification to existing facilities. It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. Additional easements may need to be acquired by separate document for new facilities. When planting around underground electric or gas lines, avoid placement of shrubs and trees over underground facilities and in front of the access doors of pad- mounted underground equipment. This will help avoid having to move, and possibly destroy plants, during maintenance and repair operations. Damaged or destroyed plant material will not be replaced. If planting above underground facilities cannot be avoided, plant materials with roots that extend less than 18 inches below grade at maturity should be used. As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center, at 1 -800- 922 -1987 to have all utilities located prior to any construction. If you have any questions about this referral response, please contact me at (303) 571 -3306. Thank you, Donna George Contract Right of Way Processor Public Service Company of Colorado E �bEI S Jq y,[S Iz' SSS Ij� t WHEAT RIDGE FIRE PROTECTION DISTRICT DOING THE RIGHT THINGS AT THE RIGHT TIMES FOR THE RIGHT REASONS 3880 Upham Street Wheat Ridge, Colorado 80033 • ph303.403.5900 • www.wrfire.org DIVISION OF FIRE PREVENTION July 13, 2011 Sarah Showalter City of Wheat Ridge Community Development 7500 West 29 Ave Wheat Ridge, CO 80033 RE: Community Development Referral CASE No.: WSP -11 -01 Wazee Partners The Wheat Ridge Fire Protection District has reviewed the Community Development Referral and has the following comments regarding our ability to serve this property: 1. Refer to the previously provided Commercial Site Planning Guide for an overview of the Fire District requirements and considerations during the site planning process. For complete requirements, reference the 2006 International Fire Code and adopted City of Wheat Ridge amendments. 2. Additional Fire Hydrant (C2.0) - Based on Fire Flow requirements, one additional fire hydrant shall be required. - Required fire flow: 3937.5 gpm - Hydrants provided: 3 - Hydrants required: 4 (20061FC table C105.1) - Hydrant spacing provided: up to 530 ft. - Hydrant spacing required: 350 ft. (20061FC table C105.1) - Suggest one additional hydrant located at the north east corner of the property accessible from Upham Street. 3. Fire hydrants shall be in place and operational prior to the delivery of combustible construction materials. lFC 1412.1 An approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. Community Development Referral WSP -11 -01 Wazee Partners 4. Insure infrastructure and roadways are in place and sufficient to provide Fire Department access as required. IFC 1410.1 Required access. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet (30 480 mm) of temporary or permanent fire department connections. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be maintained until permanent fire apparatus access roads are available. 5. The applicant should be made aware that the proposed project(s) may require one or more of the following Fire Department permits: • Fire District building permit • Fire alarm system permit • Sprinkler system permit It is the responsibility of the property owner /tenant to verify that all required Fire Department permits are acquired. Please feel free to contact me if there are any questions or concerns with respect to this review. Reviewed by, Kelly Brooks Fire Marshal Wheat Ridge Fire Protection District Community Development Referral WSP -11 -01 Wazee Partners City of ' The - MNWNITYX O 7500 West 29th Avenue Wheat Ridge, Colorado 50033 303.235.2846 Pax: 303.235.2357 Referral Form Date: June 27, 2011 Response Due: July 13, 2011 The Wheat Ridge Community ff9velepTh6nt Department received the Site Plan submittal for the proposed Town Center North Senior Residences, located at 7340 W. 44 Avenue. Please note that this is phase 1 of the 8 -acre development area recently placed on referral for a Concept Plan and Subdivision Plat. The developer of the residences, Wazee Partners, anticipates applying for a building permit later this summer and beginning construction in the early fall. Case No.: WSP -11 -01 Wazee Partners Request: The applicant is requesting site plan approval. The site plan is required per the zoning, Mixed Use - Commercial (MU -C) to ensure compliance with all zoning requirements. The development site is 2.25 acres and 88 units are proposed. After site plan approval, the applicant will need to apply for building permit. Please respond to this request in writing regarding your ability to serve the property or with related concerns pertaining to this application. Please specify any new infrastructure needed or improvements to existing infrastructure that will be required. Include any easements that will be essential to serve the property as a result of this development. Please detail the requirements for development in respect to your rules and regulations. If you need further clarification, contact the case manager. Case Manager: Sarah Showalter Voice: 303- 235 -2849 Fax: 303 - 235 -2857 Email: sshowalter @ci.wheatridge.co.us DISTRIBUTION: Wheat Ridge Public Works Wheat Ridge Economic Development/Urban Renewal Authority Wheat Ridge Building Division Wheat Ridge Parks and Recreation Wheat Ridge Fire Department Wheat Ridge Water Wheat Ridge Sanitation Xcel Owest ° w Site Plan Required Items for Cover Sheet OWNER'S CERTIFICATE The below signed owner(s), or legally designated agent(s) thereof, do hereby agree that the property legally described hereon will be developed in accordance with the restrictions and conditions contained in this plan, and as may otherwise be required by law. I (we) further recognize that the approval of this Concept Plan does not create a vested property right. Vested property rights may only arise and accrue pursuant to the provisions of Section 26 -121 of the Wheat Ridge Code of Laws. Signature of Owner(s) or Agent(s) State of Colorado County of Jefferson SS The foregoing instrument was acknowledged before me this _Day of , A.D. 20 by Witness my hand and official seal. My commission expires: Notary Public CITY CERTIFICATION Approved this day of by the City of Wheat Ridge. ATTEST City Clerk Mayor Director of Community Development Page 1 of 1 Sarah Showalter From: Meredith Reckert Sent: Wednesday, July 20, 2011 10:37 AM To: Sarah Showalter Subject: FW: Referrals One for you and one for me. Meredith Reckert, AICP Senior Planner Office Phone: 303 -235 -2848 [Avuf W hcai I icic C+�sntib!vltt d)i.. exrs�l;yt �° From: Steve Art Sent: Wednesday, July 20, 2011 10:15 AM To: Meredith Reckert Cc: Rick Adams (rcadams7777 @msn.com) Subject: Referrals Meredith, At our last night meeting the URA board found that both items (WSP -11 -01 and LLA -11 -01 /Jefferson County Housing Authority) did not conflict with the Urban Renewal Plan for that area Steve Art Economic Development A. Ciban Renewal Manaeex D rcct: 303-235-2806 Cell: 720-454-9040 Fax: 303- 235 -2806 "500 W. 29th Avenue Wheat Ridnc, Colorado 80033 www. ci.orhcatridLexo.us �` '� J City of -, Y MANAGER - 5 Off I T CONFIDENTIALITY NOTICE: This e -mail contains business- cortfidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message from your computer, and any network to which you computer is connected. Thank you. 07/20/2011 City of 7500 West 29th Avenue Wheat N dge Wheat Ridge, Colorado 80033 COMMUNITY DEVELOPMENT 303.235.2846 Fax: 303.235.2857 Community Development Referral Form Date: June 27, 2011 Response Due: July 13, 2011 The Wheat Ridge Community Development Department received the Site Plan submittal for the proposed Town Center North Senior Residences, located at 7340 W. 44 Avenue. Please note that this is phase 1 of the 8 -acre development area recently placed on referral for a Concept Plan and Subdivision Plat. The developer of the residences, Wazee Partners, anticipates applying for a building permit later this summer and beginning construction in the early fall. Case No.: WSP -11 -01 Wazee Partners Request: The applicant is requesting site plan approval. The site plan is required per the zoning, Mixed Use - Commercial (MU -C) to ensure compliance with all zoning requirements. The development site is 2.25 acres and 88 units are proposed. After site plan approval, the applicant will need to apply for building permit. Please respond to this request in writing regarding your ability to serve the property or with related concerns pertaining to this application. Please specify any new infrastructure needed or improvements to existing infrastructure that will be required. Include any easements that will be essential to serve the property as a result of this development. Please detail the requirements for development in respect to your rules and regulations. If you need further clarification, contact the case manager. Case Manager: Sarah Showalter Voice: 303 - 235 -2849 Fax: 303 - 235 -2857 Email: sshowalter @ci.wheatridge.co.us DISTRIBUTION: Wheat Ridge Public Works Wheat Ridge Economic Development/Urban Renewal Authority Wheat Ridge Building Division Wheat Ridge Parks and Recreation Wheat Ridge Fire Department Wheat Ridge Water Wheat Ridge Sanitation Xcel Qwest s City of �WheatRclge 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 Approval of Administrative Adjustment An administrative adjustment for a 7% reduction in the secondary street build -to requirement for the proposed development at 7430 W. 44"' Avenue (Lot 2 of the Town Center North Subdivision), per case number WSP- 11- 01/Wazee, is hereby approved for the following reasons: 1. The intent of the build -to requirement — to create an attractive street edge — has been fulfilled. 2. The accessory structures adjacent to Upham Street are within the build -to area. Because they contain fagade articulation and material variation, they contribute to a quality street edge along the secondary street. 3. The reduction in build -to occurs along the secondary street, rather than the primary street. The secondary street is not part of the larger Town Center North mixed use development, and contains low- density residential uses on the other side, thus achieving an urban street wall on this street is less important. 4. The lot has a unique c dition with a street or private drive on al four frontages. i i 7-1 a-- I I enneth ohnstoneYAICP Date Community DM pment Director City of Wheat OFFICE OF THE CITY CLERK Memorandum TO: Kenneth Johnstone, Community Development Director COPY: Case File for WSP -11 -01 FROM: Sarah Showalter, Planner II DATE: July 8, 2011 SUBJECT: Administrative Adjustment Request for 7430 W. 44 Avenue (Site Plan application WSP -11 -01 /Wazee) APPLICANT: Wazee Partners, LLC ADDRESS: Lot 2 of Town Center North Subdivision (7430 W. 44 th Ave) PRESENT ZONING: Mixed Use - Commercial (MU -C) I. Request Wazee Partners, LLC (Wazee) applied for Site Plan approval for an 88 -unit senior apartment complex on a 2.25 acre lot (Lot 2) within the Town Center North Subdivision. The Site Plan application included an application for an administrative adjustment from the build -to requirements in Section 26- 1105.E of the zoning code. Because the site is zoned Mixed Use - Commercial (MU -C), the build -to requirements are 50% along the primary street (within a 0 to 20 foot build -to zone) and 30% along the secondary street (within a 0 to 20 feet build -to zone). For this site, Vance has been designated as the primary street and Upham Street is the secondary street. The proposed site plan (see Attachment 1, Site Plan) shows a proposed build -to of 55% along Vance Street, thus the primary street build -to is exceeded by 5 %. The code allows excess build - to along the primary street to be credited toward the secondary street build -to percentage. In this case, the additional 5% along the primary street reduces the required secondary street build -to percentage to 25 %. The applicant is requesting an administrative adjustment to allow 18% build - to along Upham Street, which is a shortage of 7% from the required 25 %. Section 26 -1117 enables the Community Development Director to grant administrative adjustments from certain standards within the mixed use zone districts, including MU -C. The Director may grant an administrative adjustment of up to 10% from the build -to requirements. The requested 7% variance falls within the 10% administrative threshold. II. Analysis The main intent of the build -to requirements in Section 26- 1105.E is to bring building facades close to the street, creating an attractive edge along the sidewalk. This encourages an urban, walkable environment where pedestrians do not have to walk next to inactive, unattractive spaces such as parking lots. The proposed site design meets this intent since the primary building, in combination with landscape screening and accessory garages along the perimeter of the parking lot, creates an attractive edge around almost the entire lot (see Attachment 2, Illustrative Plan). There is only a small portion of the site where the surface parking lot is adjacent to a public street — mainly on W. 42 " Avenue. In addition, the accessory parking garages along Upham Street are within the build -to area for over 160 feet (47 %) of the lot's frontage. While these structures do not contribute the same level of quality and interest as the primary building, they have fagade articulation and material variation that meet the design requirements for primary buildings in Section 26 -1106 (see Attachment 3, Building and Garage Elevations). Their presence, especially with the landscape buffer in front of them, creates an attractive street edge along Upham Street. The site design also meets the intent of the requirement since the build -to percentage not only meets, but exceeds, the minimum requirements along the primary street. Vance Street is the most important street on which to achieve an urban street edge since it is the main street connecting the mixed uses within the Town Center North development. The requested reduction in build -to percentage occurs on the secondary street. This street is on the perimeter of the Town Center Development and contains low- density residential uses to the east. Because of its existing character as a local residential street, it is less important to establish an urban street edge along Upham Street. Another important consideration is the unique characteristic that this lot is bounded by streets on three sides and a private drive on the fourth. If the southern and eastern edges of the lot were not adjacent to public streets, and adjacent to other private lots instead, the site design would meet the build -to requirements since there would be no secondary street. Because there are multiple street frontages, however, it is difficult to orient the L- shaped building in a way that places the corner /main entry at the northwest corner of the lot — which is desirable since this is the one corner that is central to the larger Town Center North development — but also attain full build -to along a secondary street (either Upham or W. 42 "d ). Rather than reorienting the L- shaped building so that the corner is at the southwest corner of the lot and the second long edge of the "L" is on W. 42 "d Ave, it seems preferable to keep the building oriented toward the northwest corner and the private drive, since that intersection will be a focal point for the greater mixed use development. III. Recommendation Based on the preceding analysis, staff recommends approval of an administrative adjustment of 7% to the secondary build -to requirement for the following reasons: 1. The intent of the build -to requirement — to create an attractive street edge — has been fulfilled. 2. The accessory structures adjacent to Upham Street are within the build -to area. Because they contain fagade articulation and material variation, they contribute to a quality street edge along the secondary street. 3. The reduction in build -to occurs along the secondary street, rather than the primary street. The secondary street is not part of the larger Town Center North mixed use development, and contains low- density residential uses on the other side, thus achieving an urban street wall on this street is less important. 4. The lot has a unique condition with a street or private drive on al four frontages. PROPERTY LOT 3 TOWN CENTER NORTH SUBDIVISION 189.1 (55% OF BUILD TO AREA) PRIMARY FRONTAGE DRIVEWAY CUTS. WALK 3,14' ..,12NDAVENUE� 42ND AVENUE BY OTHERS OW R.O.WE RTY 12.9' OF BUILD IOU I DO d D LOTS EXISTING LEGEND E EMSTING PROPERTY LINE MEETING PROPERTY LINE EXISTINGROW. 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BOBCOURI BftITINA ', City of s��- Wheatj�idge COMMUNITY DEVELOPMENT Administrative Adiustment Application Form Application Date: June 24, 2011 Applicant Name: Wazee Partners, LLC Applicant Phone: (720) 420 -1568 Project Address: SE Comer of 7430 W. 44th Avenue Project Site Plan Name: Wheat Ridge Town Center Apartments Current Zoning: MU -C Project Planner: Sarah Showalter The mixed use zone districts allow applicants to apply for minor adjustments from certain standards within the mixed use code. Administrative adjustments are intended to relieve hardship in complying with the strict letter of the law, especially in cases where unique site or building characteristics existing. According to Section 26 -1117 of the zoning code, the Community Development Director may grant the following administrative adjustments: Allowed Administrative Adjustments Standard Maximum Allowable Administrative Adjustment Building setback requirements 10% (section 26- 1105.C) Build -to requirements 10% (section 26- 1105.E) Transparency requirements 10% (section 26- 1106.D) Block size requirement 10% (section 26- 1108.8) Maximum number of drive -up One additional drive -up lane lanes (section 26- 1106.E) Minimum parking requirements 25% fewer parking spaces than required (section 26- 1109.B) Please note: For adjustments within mixed use zone districts that either exceed the maximum allowable administrative adjustment or seek relief from standards not in the table above, an applicant will be required to apply for a non - administrative variance and submit a separate land use application. To apply for an Administrative Adjustment, please submit items 1 -5 below: 11 Tvoe of Adiustment (check all that are part of this application Building setback requirements x Build -to requirements Transparency requirements _ Block size requirement Maximum number of drive -up lanes _ Minimum parking requirements OWN][] City of Wheatdge COMMUNITY DEVELOPMENT (2) Amount of Adiustment Please provide a written description (attach to this form) of the amount of the adjustment being requested. Please include any relevant calculations. (3) Documenting Drawings Please include a site plan and/or building elevations, to scale, that clearly depict the measurements related to the requested adjustment. For build -to or setback adjustments, for example, include a site plan showing all proposed setbacks. For an adjustment to the transparency requirements, include drawings of each building elevation with areas and amounts of transparency clearly labeled. (4) Rationale for Adiustment Please attach a written explanation of why you are requesting the adjustment. Please document why it is difficult to meet the full standard and include any unique site or building characteristics that impact your request. (5) Applicant Signature I attest that all of the information included in this application are true and correct to the best of my knowledge. Signature of Applicant: Date: Note: applicants other than owners must submit power of attorney or written approval of the current owner to make this request. 06 -2011 F E D L \ N' / 8000 South Lincoln Street, #206 Littleton, CO 80122 . �r �� / Office: 17201 283 -6783 1 w .redlanclxom Engineering Great Places June 24, 2011 Ms. Sarah Showalter, AICP, LEED AP Planner II City of Wheat Ridge Development & Zoning Services 7500 W. 29 Avenue Wheat Ridge, CO 80033 -8001 Re: Administrative Adjustment Rationale — Wheat Ridge Town Center Apartments Dear Ms. Showalter: On behalf of Wazee Partners, LLC, I am writing to request an Administrative Adjustment to Chapter 26, Article XI, Section 26- 1105.E Build -To Areas of the Wheat Ridge Code of Laws, which requires building fagade within at least 50% of the primary frontage and 30% of the secondary frontage build -to Area. A site plan has been attached to illustrate the build -to percentages proposed. The project will provide building fagade in 55% of the primary frontage and 18% in the secondary frontage for a combined coverage of 73 %. Since the primary street build -to exceeds the minimum requirement, we are requesting the secondary frontage build -to requirement be reduced by an equal amount or a requirement of 25% in the secondary frontage. Based on a re- allocation of build -to requirement, an administrative adjustment is required to accept 18% coverage in the secondary street frontage (shortage of 7 %). The shortage of building fagade within the secondary build -to area is a result of the proposed site layout configuration, which consists of an 'L' shaped building with one leg of the structure parallel to a private drive rather than public right -of -way. This places the secondary frontage along Upham Street, where only the width of the building occurs. However, this building orientation is important as it places the main entry of the building at the northwest corner of the lot and central to the overall WRURA redevelopment parcels. Although we are not requesting proposed garage buildings to count toward the secondary frontage build -to requirement, they will provide additional architectural character along the frontage. Sincerely, Fred G. Tafoya III, P.E. Director of Engineering / Principal -- -- #= : - -��_ �,1 - - -- -- - -- - - ©- - .. - \ \6 �= \! } | j w 3001M IV3HM - §,•n •!8 8 \() ? ;! , &� \| §ƒ :9 \ \ \ | Hoo Fin 4 (I,_ -- -- #= : - -��_ �,1 - - -- -- - -- - - ©- - - \ \6 § |; \! } | \(� � � � �§ \ � � ()( | ] §) | s � I yc e b .. .. .. - EE� awl■ I 1 P� 4 0 y S� Am 3� 7�s ao o �c�5m m �+ o m A m - �a$ a ate$ I Z� ` �� e ��ll�lllil �Iliii��,l l��I Ilill 36884se4 €d9ad3a69@ °a "s =ss $5fi " q"s g ^eoF Ca 3 g eaeaa� $ 3 a 2FAs F WHEATRIDGE N TOWN CENTER APARTMENTS P.E�N n SITE PLAN REVIEW e.�•a,. „y ri�.rk�. O srt vvs� I yc b .. .. .. - "s � m soars sry- s.a� v.,sseax._ s: - �a$ a ate$ I Z� ` �� e ��ll�lllil �Iliii��,l l��I Ilill 36884se4 €d9ad3a69@ °a "s =ss $5fi " q"s g ^eoF Ca 3 g eaeaa� $ 3 a 2FAs F WHEATRIDGE N TOWN CENTER APARTMENTS P.E�N n SITE PLAN REVIEW e.�•a,. „y ri�.rk�. O srt vvs� ■ �E • l V ` N I) I 800 0 LANI) 0 South Lincoln Street, #206 Littleton, CO 80122 �� / ON+ce: 1720) 283 -6783 1 www.redland.com / Engineering Great Places June 24, 2011 Ms. Sarah Showalter, AICP, LEED AP Planner II City of Wheat Ridge Development & Zoning Services 7500 W. 29 Avenue Wheat Ridge, CO 80033 -8001 Re: Administrative Adjustment Rationale — Wheat Ridge Town Center Apartments Dear Ms. Showalter: On behalf of Wazee Partners, LLC, I am writing to request an Administrative Adjustment to Chapter 26, Article XI, Section 26- 1105.E Build -To Areas of the Wheat Ridge Code of Laws, which requires building fagade within at least 50% of the primary frontage and 30% of the secondary frontage build -to Area. A site plan has been attached to illustrate the build -to percentages proposed. The project will provide building fagade in 55% of the primary frontage and 18% in the secondary frontage for a combined coverage of 73 %. Since the primary street build -to exceeds the minimum requirement, we are requesting the secondary frontage build -to requirement be reduced by an equal amount or a requirement of 25% in the secondary frontage. Based on a re- allocation of build -to requirement, an administrative adjustment is required to accept 18% coverage in the secondary street frontage (shortage of 7 %). The shortage of building fagade within the secondary build -to area is a result of the proposed site layout configuration, which consists of an 'L' shaped building with one leg of the structure parallel to a private drive rather than public right -of -way. This places the secondary frontage along Upham Street, where only the width of the building occurs. However, this building orientation is important as it places the main entry of the building at the northwest corner of the lot and central to the overall WRURA redevelopment parcels. Although we are not requesting proposed garage buildings to count toward the secondary frontage build -to requirement, they will provide additional architectural character along the frontage. Sincerely, Fred G. Tafoya III, P.E. Director of Engineering / Principal Page 1 of 1 Sarah Showalter From: Steve Art Sent: Friday, June 17, 2011 2:05 PM To: Sarah Showalter Cc: Rick Adams (rcadams7777 @msn.com); Patrick Goff Subject: RE: Wazee Please use this email as confirmation that Wazee Partners has permission from Renewal Wheat Ridge, the Urban Renewal Authority for the City of Wheat Ridge to act as an applicant for the site plan application for the age- restricted apartment complex at the southeast corner of the URA lot at 44 Avenue and Wadsworth Boulevard, Steve Art Economic Development & Urban Renewal Manager Office Phone: 303- 235 -2806 Cell: 720 -454 -9040 Fax: 303- 235 -2806 City of OITY i4id M1rALailfS C3rP1Cr' From: Sarah Showalter Sent: Friday, June 17, 2011 11:42 AM To: Steve Art Subject: Wazee Could you please send me an email stating that Wazee has permission from RWR to act as applicant for a site plan application? Thanks, Sarah Showalter, AiCP, LEED AP Planner II 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 - 235 -2849 Fax: 303 - 235 -2857 www.ci.wheatridge.co.us t., City of WxatRde �4J61Mf3hr11'1r Df?.r4 ° 4 ?7E's1FNT CONFIDENTIALITY NOTICE: This e-mail contains business - confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage m use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching tite original message, and delete the original message from your computer, and any network to which you computer is connected. Thank you. 06/17/2011 P..,,E / /�✓ \ N , / I 8000 :South Lincoln Street, #206 Littleton, CO 80122 J Otlice: 1720) 283 -6783 1 w w.redland.com Engineering Great Places June 24, 2011 Ms. Sarah Showalter, AICP, LEED AP Planner II City of Wheat Ridge Development & Zoning Services 7500 W. 29 Avenue Wheat Ridge, CO 80033 -8001 Re: Drainage Conformance Letter — Wheat Ridge Town Center Apartments Dear Ms. Showalter: The purpose of this letter is to demonstrate that the proposed site plan for Wheat Ridge Town Center Apartments is conformance with the drainage calculations and assumptions provided in the Drainage Report for Wheat Ridge Town Center North Subdivision prepared by Weston Solutions, Inc. dated June 3, 2011. Based on a landscaped area of 26,776 square feet, building coverage (roof area) of 28,924 square feet and hardscape /pavement area of 42,251 square feet, the proposed apartment project will have an impervious percentage of 70% which is consistent with the assumed 70% value that was utilized within the above referenced report. In addition, the drainage patterns for the proposed apartment project are consistent with the report in that all of the developed runoff will be routed to the proposed detention pond to be located in the southeast corner of Lot 1. The referenced drainage study proposes an 18'/24" storm sewer that will traverse the apartment project in Lot 2. We are currently coordinating with Weston Solutions to refine the location of the anticipated curb inlet, which will serve to collect runoff from the apartment site parking lot. However, the Weston Study has included this runoff in the sizing of the storm sewer. If you have any questions, please contact me at (720) 283 -6783, ext 24. Sincerely, Fred G. Tafoya III, P.E. Director of Engineering / Principal DE , 1 LA N' ! I 8000 South Lincoln Street, #206 Littleton, CO 80122 /�..�� J Office: (720) 283 -6783 1 www.redlanclxom Engineering Great Places June 24, 2011 Ms. Sarah Showalter, AICP, LEED AP Planner II City of Wheat Ridge Development & Zoning Services 7500 W. 29 Avenue Wheat Ridge, CO 80033 -8001 Re: Traffic Conformance Letter —Wheat Ridge Town Center Apartments Dear Ms. Showalter: The purpose of this letter is to demonstrate that the trip generation associated with the proposed site plan for Wheat Ridge Town Center Apartments is conformance with the land use and unit density anticipated within the 7400 Block of W 44` Avenue Mixed -Use Development Traffic Impact Stud v prepared by Martin / Martin Consulting Engineers dated June 2, 2011. The Traffic Impact Study utilized the Institute of Transportation Engineer's Trip Generation, Eighth Edition to determine trip rates based on a land use code 220 - Apartment and 97 apartment units. Since the proposed Wheat Ridge Town Center Apartments will consist of only 88 apartments, the project is in conformance with the above referenced study. If you have any questions, please contact me at (720) 283 -6783, ext 24. Sincerely, Fred G. Tafoya III, P.E. 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FRED TPFOYP LANDSCAPE ARCHITECT D NADMGNG.P 210 GRANDY�EW AVENUE.R z ,/ I A3.0 ARVAM CO .aW'02 7 J BRITINA CONiACT:MR.60DC011al WNTA M WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ACCESSIBLE GARAGE FRONT ELEVATION 1 W =1W ACCESSIBLE GARAGE REAR ELEVATION ACCESSIBLE GARAGE LEFT ELEVATION b v � � a � d d J g C d � � C w- yy a I �I z z W W� c� a 0 a w N 3 � 0 WQ >w w z� g` ARCHITECT W F— NERNMr 2 Z w 25zw.UTsTREET W ,o L ''� v m D ENVEA,Go.20A5 W a W CO P H 'T1 RT :: z W TACT COUGVMIERDERGNE I � / � v+ 0 Q ENGINEER F RED W eooD� uTx uxcary srREEr, surtE RE� urnErox, w. BB+2z ''. z CCNrACT: MR. FAEDTPFOYA CO LANDSCAPE ARCHITECT En 760 GR DMEW WN W 8 HAVM N0NEW AYENUE,p ® R 210 A4.0 ARVAUA.00.=. 'M WW BRITINA CONTACYw BORCAURI - WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEASTQUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO STATEMENT OF PROPOSED USE AND COMPLIANCE WITH ZONING WHEAT RIDGE TOWN CENTER APARTMENTS IS A PROPOSED 3B UNIT AFFO IB1E SENIOR HWSING APMTMENT PROJECT, ME PROPOSE. PROJECT IS IN DOWPLIANCE WITH THE MUCZONWG IN TERT R M M A UCWEO USE MD MEEM ALL OF THE REQUIREMENTS OF THE ZONE DISTRICT MOIOR ADMINISTRATIVE AOIUSTMENT S) SPECIFIC TO TH6 PRCUF T. LEGAL DESCRIPTION LOT 2 O TOWN CENTER NORTH BEBDMSION LOCATED IN THE WEST HALF OF ME NONMEAST 011PATER OF ME NORTHWEST QUARTER QU ME S W iREAST OLW 3TER BECTON a TOWNSHIP 3 SOUTH, MNGE 69 WEST OF ME 6TH FRMgPAL MEPJDIM,CITY CE WHEAT RODE, COUNTY OF JEFFERSON. STATE OF COLORADO SURVEYOR'S CERTIFICATE: 1, J[MN L MLEY W HEREBY CERTIFY MAT ME SURVEY OF ME .0UNM Y CA LOT 2, TOWN CENTER NORM WAS MADE BY ME OT UNDER MY DIRECT SUPERNSIIXi MO TO ME BEST OF MY DGE. INFIXWATCN AND BELIEF, IN ACCOROMCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMEN.EO. THE ACCOMPANYING SITE PAN ACCURATELY REPRESENTS MID SORYEY. JOHN L. BARLEY RLS, NO.1DBS5 VICINITY MAP 1-2WJ SHEETINDEX 0 : nSITE- \ g S " COVER SHEET a SITE PLAN C3.0 GRADING AND UTILITY PLAN w. BeMAVE. LANDSCAPE PLAN VICINITY MAP 1-2WJ SHEETINDEX SHEET NO. DESCRIFDON C1.0 COVER SHEET C2.0 SITE PLAN C3.0 GRADING AND UTILITY PLAN L1.0 LANDSCAPE PLAN A1.0 -A2.0 BUILDING ELEVATIONS A3.0 GARAGE ELEVATIONS A4.0 ACCESSIBLE GARAGE ELEVATIONS OPENSWiE PROVIDED REQUIRED RFl1 LANDSCAPED SITE DATA TABLE 5143 SF AC TOTALAREAOF PROPQRY 31.951 ] GOVERASE TOTALOPENSPACE 32930 W." 1 14.893 FWJN BUILDING OFTOTALSREAREA m620 GS G 53D4 TOTAL GDING A BIIILDN COYERACE I I OPENSWiE PROVIDED REQUIRED RFl1 LANDSCAPED 26Ti8 31.3% 5143 35% OF TOTAL REQUIRED HMDSCAPM 6.923 21.0% .O CONTACT. MR LCMACi: Ma.90B COVaI BRITUNA TOTALOPENSPACE 32930 W." 1 14.893 1 15% OFTOTALSREAREA DMSRY I 39.1 DWAL 2SSSWAINUT STREET DENVER, BE. BN[6 „l „ (.1B32M24 KEPHART CONTACT: MR, DOUGVM IFRBEACHE n Mn ENGINEER eDe S°DM LINCOLN BTREEF.GUREYS R,EDLAAN() ETT ETOMODIST22 CONTACT: FQI. FRED TAFOYA c� � V . Z` a m d C �w w `s w ` co) F- Z W LLI W 5; W H a w �¢ m Z w W H J p = z d u U W Z F �: W O F- LANDSCAPE ARCHITECT BRNINA WP HOWE , 76CBGR C SDD Q AVENUE. MAO ARMADA. C. &IX ^ 1 IlJ- .O CONTACT. MR LCMACi: Ma.90B COVaI BRITUNA GROSSFLOORAREA I BTb11 GF CRO_GS PN! AND VANCE STREET IMPROVEMENTS BT OTHERS PROPER Y LINE I LOT " ° 3 TOWN CENTER m u . NORTH SUBDIVISION F WI K £ .p LOT3 Um W $ N a > I 189.1' EXISTING LEGEND (55% OF BUILD TO AREA) I PRIMARY FRONTAGE EXISTING PROPERTY WE I WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE COUNTY OF JEFFERSON, STATE OF COLORADO FMURE CVRD AND GUTTER _ _ _ ��YOLfEBi -- M6m YCURB RUNOJWN PROPOSm -.. s.•er$1w - -.. -- AND DRAeuGE LOT1 �P 2..05 UERT GLLV!✓0 E45EMENT _ _ RAMP 9rc ACCEw TOWN CENTER roEOA °N- Mmfflrn NORTH SUBDIVISION r —_ R1R VERTIUL NRB E0.EMEM fmTRUm �cnw I I . LCWTTI9E_ _ _ _ _ _ _ _ _ — SG SON Buwr� AREA I 5 w IA RN+ LOT Y EASEMENT 6 EASEMENT .. � TNRO GINS a C R10' 3 I B DR E X EASFNEM 3z G +E 193 SC WPll �TBC TOLL SEE OSC 1 "� 0 1 42ND AVE _ LNE „- _ _ - (56 R.O.Wj u c�mE " ° 3 m u . F � C O LOT3 . m CP ^ W $ N uj \ EXISTING LEGEND o d EXISTING PROPERTY WE Z EXISTING RiWERTY LINE — - — EXISTINGRO.W. - – – – - EXISTINGEASEMEM SECO LINE y LOT % - - ROAD -EDGE OT PAVEMENT G IUNLm, L IZ , -- CURB. GUTTER rA GE O e EASEMENT X PEOPLE 3 RETAINING WALL �1 e w w w WATERLINE o Ey EXI$iING ® XISi1NG SANITARY SEWER u p g d¢ D L g Q- > ro EXISTING STORM SEWER 62.9' E- �. _E- - EXISTINGELECTR6LME OF BUILD - ARE EXISTING GAS LINE T - EXISTING TELEMgiE UNE F - EXISTING FIBER LINE - - CU w -. EXISTING CONTOUR MAJOR F O EXISTING COMNRMINOR w PROPOSEDLEGEND a PROPERTY 11NE a PROPOSED PROPOSED LOT LINE OT 5 PROFOSEDBUILDTOAREA SCE SE wuoscAPE _ PROPoSEOEASEMEM -1 pN PROPOSED ROAOCEMERLINE NW'1T 59W PROPoSEDNRBANDGUTTER PROPOSED BIDS.. I w'Iz �PPROPOSED STORM $EWER I ECQNDARY ) — _ PROPOSED 54NRAW SEWER FRONTAGE —N. PROFOSEOWAIERUNE 3E3.1' ® PROPOSED MANHOLE PROPOSE) INLET 1 ® PROPOSEOFIANEDENDSECTION PROPOSEDFlREHYDRANT a PROPPSEO SLOPE ARRGW _ IBM PROPOSED SPOT ELEVATION = PROPOSEDMAORCONTCVR PROP.EDMINORCIXYINR o PROPOSED WALL –XX — PROPOSED FENCE N LOTS I F J PROFEft1Y rLINE LU �! D G ��! V W I�I�wro Q OT 7 N E Q a m Z � ar iANO�D�� E y ARCHITECT = Z J y j 0£N �a nB ;� Y �l 1 a R CO. KEPHART o U W ~ CONTACT, MR. OOVG VPN LERBER@IE Z O N ENGINEER 0 E EDLAND I D H LINCOLN STREET, ELITE AA RE�N� LNRETON. CO .1. VIR)2msTB5 CONTACT: Mi. FRED. LANDSCAPE ARCHITECT I BR S R -� I 1. RINA LOTS DGRAANDNONF WAVEN ENVE.IYHO ARVAOA.LG. bJ033 C2.0 L CONTACT : MR. BOBCNRI BRITI NA WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHE4STQUARTER OF THE NORTHWEST QUARTER OF In E C E THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL M RI lA �I 7 a $ e Z CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO _. _x<6 I l; d- — _ - -- _— —. — _ — — I _ �__ $ -r a LOTS ,. EXISTING LE GEnsnDxGPROPE W LINE LwE g o j I . �. TYPEC INLET 51t ` ' 3 �. EXISi1NGEPSEMENI _ • ry � , 3 , - — -- - m ROeO CENIERIl1E y J 8 IOT4 -EDGE OF PAVEMENT _ CVRBPND GNITER CONCRETE MNCE A o $C13 I • ; RETAINWG WALL WhTE. _ "- \ - . •p `.. 3 p ,EISNNG ;u _ -- -- EASnNGSANITARYSEWER FT g EXISTINGGTORMSEWER E S o EASnNGELECTRICLINE , B y d' •' LOTS \ � m � L .. `__. ___ _- .'. - -_ -.- 8 °wCSANITPAY '� 2+ p s EASnNG GPS MNE K 2 TOWN CENTER ' LOT2 °• -.- -. •- - -_ _. ." 3• 1p),rDE } Icl HE LINE -T T _FJOSTINGIELEFCN NORTH SUBDIVISION " _ t �t GnMRLINE - FXIBnN FFE = 5414.50 ., �- - NGCONIWRM0.KK1 EYIB WI F I I $ t 3 $ .O F.WUNE j 21.P IPIIBMC) h "ISMNGCO RMINDR y 3 I`s PROPOSED LEGEND W a .\ U'9 iN vn 9 °TYPEKLWPER '." TYPE 13 COMBO INLET GOMESnC WATER LINE .: a �O vROPOSED FROPERtt LINE .. 1 PVC Op ._..__ —. PROPOSEDLOTLINE r r OTJ � PWPoMDWILDTOA I a AREA GRAW P R GULTER f �I ow N ', _._ PROPOSSO SmEwam \ `. �.' : I ._ t ` - r I � Nlie °12s9W �7 PROPOSED PUBLIC STGRMSEwER 1T — PRDPoSEDp15RE PRNAIE STOMI q PAEADRU. tSPVC mI I } j I 6 3 —mom PRO WDSTIXtMBEWERBYOTRER3 F W90.5. R=i30 W 1T PVC I ) —) PRDPDSEDWAWRLYSEWEft 36yR PAEADRPM � - PROPoSED WRTER LINE �x3 I • PROPoSED MANHIX FFE = 5414.50 • g. 3 \ vROPoSEO WLEr • n w° _ I ,� I ® PROPGSPD NANEn END SE M E 3 f •x I `,g I AREwoRAm I ry I $' I PRGPGSEDFIRERYDRANT $ V AREA N Stu ` R _— PROPOSEDSLOPEAPotp4 t I I [{ 'm J I3 x PROPoSFD SPoT EIEVA. o .il LOTG' ._" PROPOSED MAIIXxWNTWR - - W I AREADRAM __ PROPOSED WNW. CON(WR o A 12PVL ryI , � PROPJBED REIPMMG WPLL $ i II m fr , lz we _ - IN a t I I Im N AREADRNN PftFAORPIN T � I M - 1 F I P Cy e 1 3 W g •G 4 r \ I ; a 1 x I In Lu 21Y 0 1 I I ,, � N s I I f ? O COT 7 omra��NiE«el Z 7 • , r{fi r� 1tt 0f m i Esnrt. I� Q '� :IYi� h A RCHITECT 2 Z J i 6 s•ts $ I Q 2 y us N1n STREET 11@ I ®E c9 d z S m P \ I 's : DENVER,W.WhG „ �! U W { - T I - - R 13m1 Bat"asu KEPHART CONTACT: MR, DWG VAN IERPFIMilE Z F ¢ I O Yla, a •.•s..wen g y S I < 5+1s r el _ I ' r ' 'j 1 ENGINEER ENGINEER BDwsO1mILWCOLn srtrtEr.sDlTezas PEDLANr) - P ,su A LrrnETOx, W. 801T1 �� eo l rACCTT Ma.m TA A ®,•...am_,___ 2.6 LANDSCAPE ARCHITECT B'RCP PIIBIK _ _ W i LOT8 BRFNNADE31GNf P - WG�RANO DE,n10 fi EWA N nn B]OD2 C3.0 W W —W W =W —W— W -� _ .. W— W —IIfx W .� (3031 4S$?891 42 AVE - CO ACT MR BOB CWRI BRIIT _ _ _ _ _ 1 1E C BOWLET <MH - ;NA WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW PLANT LEGEND as LOT 2 O TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF r e�_Nm..�ro, ,,, . z rza. a y�uemw.emv L' C $ E THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, TA q�"' ^°n'°iP x" °` ^`s'°" e � ° $ a "F CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO __. 26FA I 1 I I smmmca.°'xmm� a sn.. a – I 6_C1 21 RUH : u . m 20.EA — — 6-RU — — t`✓VPV I ESI 4-CH p3 A l l I em'� r 10 -HE O O � 1 1 I amearFwv=esnm I ] -FEG - ,. I I I w waax9a..w.awao. sal. .ate 3 o f A I 10-AGC 1 &VO m - 12 LPA 1 a mTna.ra sal. & P 3- -is 4 -TA 1] GAS I I .. 1t-HV .4d-f }it } 3 O wy sam . « z� !1 I l; I v x- m,��mena�cor sa+. I 0.EF 10.V0 6 20 -VIM 3SJ J I� S �Da rr I I s ,,,,me .aN .o� ,e 3 2 £ 145V NPT.# 5 UNDGRH�.oma °^'"' w E NG §CAPENOTE$ — e�o.sa�++�+� sue. a I ttt i F RRbMENT I I I l L I WTREAT I.MH &6M 4-HVA 2&DIN RCAON i - j 1 fits I sr sal. aa� v I m 54iM 5-0SE 2 PC 6 -cc I 4 GAN 6 C VC VEUnumo�ev Spw. 8SV .1 -;. I Nwaalmva.wm &ALM 9-HVA S E T UN E t &VIM ✓ _ I I `° om seN. rac ze N S N FO RC N f 4SJ 5-VO i &RN 7. �. I au, 4on �wnur, TUC , sa. ie o.o 10 P GT I nsx 'a^.dt» 1 I i MH 1 -PC 12 -VIM ' 1 A I_ cvuvwms�.n �aa ie o� xs 9 2 P &IRE 2&DIN I I 6CA0 E I owso..eon awe +roc w I Lp I F 440 t -0I 3 &VC I E Fcv.z..rrrware em �r :� n I 2SJ� 9-COG I443T� I 3JS A i I @� , o•. I 3SY I xu, xsw.ao� ,aoo i - �G 5SD I I 1 -PC i I 1411 6J5 35Y i.)� 3 I °�OaiMr°°°"`zmasa'"am.rT'"ieimw ,ar ,ae� ,s I L I 3 -PEA LANDSCAPE TOTAL AREA 1 Tou - eymnasse.k +m. 3 - I 3-CI = I I T aRV, xsarsa mm I I F 6430 "IS - -- —_ _. 13 I Tmu nunwFem nvTw ,awn a ie« ss 5-VPV 3 -PG ' cwaswm�cww uaFn aWV�m m 1 I & ~ 4V0 &VO l I t I.PC I 13 LANDSCAPE NOTES I 1. I - A I ue wrosuvewwroRemrsa ommTaracowarve Fc�m�mue +w. 3r o� A Z f `i -PC.' ^ aMr«.wc W W 4- RN7-0SE 6 -PEA 1 I I I _ _ I I �� 1 zD au wixr T twwm,n.umwnc 10.5 wp.uw.. zee ,: W Z I I aw. ,a. < W 5 { _ �- I J. 1 3 I s D iu x�Nw roee�x rnnw,awlx Q Q (L w Z a -GT ,L �'I ARCHITECT W W J D I jl EE _._._ 1 -TA 44'G +`. ; I &Mls 6�1-AA I 35Y ..• j DE 2s�ss waiNUrsTReEr U W J NVER. CO wms 1 I IzNtl 74 = 1 - I I 9- G I_ 1-C I _ CONTACT'MR WUG VPN LERBEftGHE KEPHART TA Z 1 f I 4,1.5 I I i ENGINEER IIII()O WO LINCOLN STREET. Sl1(IE ZCfi PEDLef N� 1 • •4 � 4-RDH A 1 L 3 N. CD. eo1a F 1-TA 14SY 10-MIS &RUH 9-0AO /ALVU^ iEA ]4AA ; COMRCT:MR FRED TPFOYa W m w w w_w w w w w— w —w w ww —w w I ,� I i LANDSCAPE ARCHITECT SEENO OUNDEIT _ _ _ .. — LANDSCAP�NOTES I Sde 1 2N-0' S ]6fq GR D EWAVENUE.f1210 1 FOR ROW TREATMENT I - ,I z,I ww _ (=) .7 ;D L 1.0 CgMaCi:MA BOBCOURI BRIT _%A Y Imo\ WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 1 BUILDING NORTH ELEVATION 3132' =1' -0' cm u E o g Z a << J` m � � m w w d m� �s � ■ ■I ■ _ NONE No ME 5 _ 11 MEN I ■I ■■ __ 17,7 III In _ .., .. . I ■I ■.■ I ■I ._. � ■■ ■■ 1 1 ■1 ■■ ■ ■ I ■I I ■1 ■■ ■■ 1 ■1 I ■1 ■■ �I ■■ I I" I I �� ! ■■ ■■ I ■ 1 I ■ 1 INN . =_ "..' I ■II I ■I —I —� Ir' I�. —�I■ — . e .. .. ii:s ■si:: ®sass. ®: ®I�s::e::®:;iil: oml..ii..l!::ISSII: ®s:iui= !wl••iullssiial! ®��e !e:dh®i smm>pm. 1�ll : :iliii�l.l� ®�lmmm!■ ®•�mmmi. ® ®i:: ®gym ®::Iai ®n>olm "ilil 1L6111= m ®.amh _= :I ®�Im ®6.A..ill1::1� °� ml 1lll:i■i: il•'16!fslei! aaareml • .. - .. .. �..L.ii.. .. .. m I I'•I I:!I w w i.. ® wi Lq Lq ! 1■ ul •II••ly m _ _• ••• • � P O W " ..ruluivaee ! ••m••en ••• •• •• •m!eii :: :: !_: !:! •• III ALTERNATIVE SOLAR SOUTH ELEVATION 3 LANDSCAPE ARCHITECT eBnv+q DESIGN GNwP yam cBaNDUlew gveNDPU A1.0 � 0 VMq CG.90.U2 Cam. T.x Gw C.El BBI INA WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO cm u E o g Z OR a c m a � 6 c � w dm BUILDING EAST ELEVATION 3132' =t' -0" 1 ■1 1 ■1 ®a C iNEI 0e e: Ir11.1 ■1■li ®� =1 == ®i MI . == ®.. ® ®i ilai ■_ ° pp �.� -., r.. � ®:CIS : 1:1 : : iil ® I�.1 l.I�i1 ■I ®1 ■1! ®! =-R�i! ®— ■■ . 1 ■1 �■■� ■■ 1 ■1 1 ■1 ■■ �,� _ — .. .� 1 ■1 1 ■1 l.■, - - NEI os�e�a•ee�+ms ®' �I I' � �r� � � 11 ■1 1 ■1' ■■ ■■ 1�1 1 ■1 ■■ i— ©BUILDING WEST ELEVATIO DENCER DO El CONTACT MR ..U. LFE.EF.lE K E HART ENGINEER REDLAND DOI MR FRED TAFOL'A • LANDSCAPE ARCHITECT "' AFM ALIC..S. ► HL CONTACT m BHI eNA BOB CO BI I IIIIII LANDSCAPE ARCHITECT "' AFM ALIC..S. ► HL CONTACT m BHI eNA BOB CO BI WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW o LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF m m E THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEA T RIDGE, COUNTY OF JEFFERSON, STA TE OF COLORADO Z 4 `Eg F c o f EE c m � m c�- w- ba.aoa..o.«.�...,.00.. a 1 , j ogu GARAGE FRONT ELEVATION 1 � GARAGE REAR ELEVATION 2 ,1a� =, -o� 4 Eo.aa. B.ruvrix.ao.E..e of - �.a. een,nr�in 111 0 H z 3 EEIE1Ea.w E —u, — - w Ll.l ur a z o 1�l 1 1 ZZ Lu w GARAGE LEFT ELEVATION GARAGE RIGHT ELEVATION ARCHITECT w F— J 3 „a.._,. -a. : 11 1.o:e ms °� �� ` 3 L) W � COBTAFT i.+a. DO VU+ DERFERCNE KKEPHHART z �— �: to ENGINEER 0 a emo swTHUNCOLN STREET. SUITE REIj N� TT�TOn. co. m+az cOnrncr. ma. PReo iPFOVA I LANDSCAPE ARCHITECT °ET BRIT' DIET PDDP DvlEw nveNUe a . .G, ...l A3.0 cON Ma. BFI aoe COURI WHEAT RIDGE TOWN CENTER APARTMENTS SITE PLAN REVIEW o LOT 2 OF TOWN CENTER NORTH SUBDIVISION LOCATED IN THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF v m E THE SOUTHEAST QUARTER, SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, m 8 CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO Z % wc, Town Center .— -.u.. a w� 0 m BUILDING SIGNAGE ACCESSIBLE GARAGE FRONT ELEVATION 5 TN. ACCESSIBLE GARAGE REAR ELEVATION �TM 2 ar , 6 LEASING SIGNAGE NTS .emuco su.mccauxo-su.E A-1-111I 03111—INI -1—LIE ILATI NED111 I"' - 17 z h o ACCESSIBLE GARAGE LEFT ELEVATION ACCESSIBLE GARAGE RIGHT ELEVATION 3 Lu w W F w Town Center` Q w �...`...7 a °a`=M A62. ARCHITECT I l W F - 5 O 11 s DENVER. CDiBOlOS <m° 'x ,I � „ e x z U a w W l��A N Im6Ie3z couracr: mre owcvAU �reeereaRE KK KE EPHART Z Imo' w N u 7 MONUMENT SIGNAGE ENGINEER NTS IXN 0 ec6oseurreuucow siREEr, suire REpLANn uniEiou,co. m,u CONTACT : MR. FREDTNDYA LANDSCAPE ARCHITECT ILI INN E WA N A 210 o A4.0 V )4WM BW03 M(0) Im)ARTMR CONTA Cr'. Mre. eaaCWRI BRITINA Preliminary Geotechnical Engineering Report PROPOSED TOWN CENTER SENIOR RESIDENCES AT WHEAT RIDGE TOWN CENTER NORTH, LOT 2 West 44th Avenue and Upham Street Wheat Ridge, Colorado June 20, 2011 Project No. 25115058 Prepared for: Wazee Partners, LLC Denver, Colorado Prepared by: Terracon Consultants, Inc. Wheat Ridge, Colorado Irerracon June 20, 2011 Wazee Partners, LLC 2300 15 Street, Suite 425 Denver, Colorado 80202 Attention: Mr. Tyler H. Downs TDowns@WazeePartners.com Regarding: Preliminary Geotechnical Engineering Report Proposed Town Center Senior Residences at Wheat Ridge Town Center North, Lot 2 West 44 Avenue and Upham Street Wheat Ridge, Colorado Terracon Project Number: 25115058 Dear Mr. Downs, Terracon Consultants, Inc. (Terracon) has completed the preliminary geotechnical engineering exploration for the above referenced project. This study was performed in general accordance with our proposal number P25110443 dated May 24, 2011. This report presents the findings of the subsurface exploration and provides preliminary geotechnical recommendations concerning earthwork and the design and construction of foundations, floor slabs and pavement thickness recommendations for the proposed project. Supplemental field and laboratory testing will be required upon completion of Site Development and Grading Plans. We appreciate the opportunity to be of service to you on this project. If you have any questions concerning this report, or if we may be of further service, please contact us. Sincerely, TERRACON CONSULTANTS, INC. 0 RECj ,FFFF_ 36508 � 6/20/1 William D. Rethamel, P.E. ' � Project Engineer Enclosures cc: 3 — Above and PDF 1 - File r' Thomas J. Nevin, P.E. Senior Project Engineer Terracon Consultants, Inc. 10625 W. 1 -70 Frontage Rd N, Ste 3 Wheat Ridge, Colorado 80033 P [303] 423 -3300 F [303] 423 -3353 www.terracon.com TABLE OF CONTENTS Responsive ® Resourceful ® Reliable Page EXECUTIVE SUMMARY ................................................................................ ............................... i 1.0 INTRODUCTION ................................................................................. ..............................1 2.0 PROJECT INFORMATION ................................................................. ..............................1 2.1 Project Description .................................................................. ..............................1 2.2 Site Location and Description .................................................. ..............................2 3.0 SUBSURFACE CONDITIONS ............................................................ ..............................3 3.1 Geology ................................................................................... ..............................3 3.2 Typical Profile .......................................................................... ..............................3 3.3 Groundwater ............................................................................ ..............................5 4.0 PRELIMINARY RECOMMENDATIONS FOR DESIGN AND CONSTRUCTION .............5 4.1 Geotechnical Considerations... ............................................................. ................ 5 4.1.1 Existing Fill ................................................................... ..............................6 4.1.2 Expansive Soils and Bedrock ...................................... ..............................6 4.1.3 Structural Design Considerations ................................ ..............................7 4.2 Earthwork ............................................................................... ............................... 7 4.2.1 Site Preparation ........................................................... ..............................8 4.2.2 Import Material Specifications ...................................... ..............................9 4.2.3 Compaction Requirements .......................................... ..............................9 4.2.4 Excavation and Trench Construction .......................... .............................10 4.2.5 Grading and Drainage ................................................ .............................10 4.2.6 Construction Considerations ....................................... .............................11 4.2.7 Corrosion Protection ................................................... .............................12 4.3 Preliminary Foundation Recommendations ............................ .............................12 4.3.1 Preliminary Drilled Pier Design Recommendations .... .............................12 4.3.2 Construction Considerations ....................................... .............................13 4.3.3 Preliminary Post- Tensioned Slab Design Recommendations .................13 4.3.4 Construction Considerations ....................................... .............................15 4.3.5 Preliminary Spread Footing Design Recommendations ..........................15 4.3.6 Construction Considerations ....................................... .............................16 4.4 Seismic Considerations .......................................................... .............................16 4.5 Interior Floors ......................................................................... .............................17 4.5.1 Design Recommendations .......................................... .............................17 4.6 Lateral Earth Pressures .......................................................... .............................18 4.7 Preliminary Pavement Design and Construction .................... .............................19 4.7.1 Design Traffic .............................................................. .............................20 4.7.2 Subgrade Soils ........................................................... .............................20 4.7.3 Recommended Minimum Pavement Sections and Materials ..................20 4.7.4 Drainage Adjacent to Pavements ............................... .............................21 4.7.5 Compliance ................................................................. .............................22 4.7.6 Pavement Performance .............................................. .............................22 4.7.7 Construction Considerations ....................................... .............................23 5.0 GENERAL COMMENTS .................................................................... .............................23 Responsive ® Resourceful ® Reliable TABLE OF CONTENTS (Cont'd) APPENDIX A — FIELD EXPLORATION Exhibit A -1 Field Exploration Description Exhibit A -2 Boring Location Diagram Exhibit A -3 to A -6 Logs of Borings APPENDIX B — LABORATORY TESTING Exhibit B -1 Laboratory Testing Exhibit B -2 to B -5 Swell Consolidation Testing Exhibit B -6 to B -7 Grain Size Distribution Exhibit B -8 Summary of Laboratory Test Results APPENDIX C — SUPPORTING DOCUMENTS Exhibit C -1 General Notes Exhibit C -2 Unified Soil Classification Exhibit C -3 General Notes — Description of Rock Properties Exhibit C -4 Laboratory Test Significance and Purpose Exhibit C -5 to C -6 Report Terminology Responsive ■ Resourceful Reliable Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences a Wheat Ridge, Colorado June 20, 2011 ® Terracon Project No. 25115058 EXECUTIVE SUMMARY A preliminary geotechnical engineering exploration has been performed for the proposed Town Center Senior Residences at Wheat Ridge, located on Lot 2 of Town Center North, located southwest of West 44"' Avenue and Upham Street in Wheat Ridge, Colorado. Based on the information obtained from our subsurface exploration and the laboratory testing completed, the site appears suitable for the proposed construction; however, the following geotechnical conditions will need to be considered: ® Based upon laboratory swell /expansion test data, it is our opinion the existing sand fill materials will likely not be able to support foundations, floor slabs and pavements. The fill materials can to re -used as structural fill, provided deleterious materials are not present and these materials are properly processed, moisture conditioned and recompacted. Additional Feld and laboratory testing is recommended to further evaluate the fill materials prior to construction. ® Based on the preliminary geotechnical engineering analyses, subsurface exploration and laboratory test results, post- tensioned slab (PTS) foundations or spread footing foundation systems are acceptable in areas of non- to low expansive soils, provided foundations bottom on natural soils or new, properly compacted fill, and the owner is willing to accept the risk associated movement. If less risk of foundation movement is desired, or if expansive claystone is encountered near foundation levels during the design -level investigation, the safest alternative would be use drilled pier foundation systems. e Slab -on -grade construction associated with the spread footing and drilled pier foundation options is generally considered acceptable when bearing on non -to low expansive native and acceptable fill soils, or newly placed fill, provided some movement can be tolerated. As mentioned previously, the existing fill is likely not acceptable for supporting floor slabs without modification. If the fill is not modified or if the owner is sensitive to movement, structurally supported floor systems should be considered. s Preliminary pavement sections have been provided. Loose sand fill materials will likely be encountered at pavement construction elevation. If encountered, partial modification consisting of overexcavation of the materials to depths of about 2 to 3 feet, proper processing, moisture conditioning and recompaction will likely be required prior to construction. s The 2009 International Building Code, Table 1613.5.2 IBC seismic site classification for this site is C. e The amount of movement associated with foundations, floor slabs, pavements, etc. will be related to the wetting of underlying supporting native clay soils and claystone bedrock. Therefore, it is imperative the recommendations outlined in the "Grading and Responsive ■ Resourceful ■ Reliable Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences a Wheat Ridge, Colorado June 20, 2011 o Terracon Project No. 25115058 Drainage" section of this report be followed to reduce potential movement. Reworking of the existing fill soils should follow the recommendations outlined in the "Earthwork" section of this report. ■ This summary should be used in conjunction with the entire report for planning purposes. It should be recognized that details were not included or fully developed in this section, and this report must be read in its entirety for a comprehensive understanding of the items contained herein. The section titled GENERAL COMMENTS should be read for an understanding of the report limitations. ■ Supplemental exploration and analyses will need to be performed in order to develop final structural design parameters and to confirm and/or modify the preliminary recommendations and conclusions contained in this report. Responsive ■ Resourceful ■ Reliable PRELIMINARY GEOTECHNICAL ENGINEERING REPORT PROPOSED TOWN CENTER SENIOR RESIDENCES AT WHEAT RIDGE TOWN CENTER NORTH, LOT 2 WEST 44 AVENUE AND UPHAM STREET WHEAT RIDGE, COLORADO Project No. 25115058 June 20, 2011 1.0 INTRODUCTION A preliminary geotechnical engineering report has been completed for the proposed Town Center Senior Residences at Wheat Ridge development, located on Lot 2 of Town Center North, southeast of West 44` Avenue and Upham Street in Wheat Ridge, Colorado. As part of our subsurface exploration, a total of four (4) borings were drilled at the site, designated as Boring Nos. 1 through 4. The Logs of Borings and Boring Location Diagram are included in Appendix A of this report. The purpose of these services is to provide information and preliminary geotechnical engineering recommendations relative to: ■ Subsurface soil conditions ■ Groundwater levels ■ Foundation design and construction ■ Earthwork ■ Lateral earth pressures 2.0 PROJECT INFORMATION 2.1 Project Description ITEM I DESCRIPTION Site layout I See Append A, Exhibit A -2, Boring Location Diagram We understand the proposed 88 unit apartment complex will consist of a four -story, V- shaped building with three detached garages. We understand the apartment building will be wood - Proposed Construction framed with a post- tensioned slab (PTS) foundation. We assume the garages will be one -story, wood - framed or pre- fabricated metal structures with concrete slab -on -grade floors. We understand basement construction will not be incorp ■ Floor slab design and construction ■ Seismic considerations ■ Preliminary pavement construction ■ Grading and Drainage Responsive ■ Resourceful ■ Reliable 1 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ® Terracon Project No. 25115058 ITEM DESCRIPTION Columns: 50 to 200 kips (assumed) Maximum loads Walls: 3 to 4 kif (assumed) Slabs: 125 psf max (assumed) Maximum allowable settlement Columns: 1 -inch (assumed) Walls: % inch over 40 feet (assumed) Preliminary Grading Plans were not provided. We anticipate Grading maximum fills on the order of about 2 to 4 feet will be required Adjacent Development to bring the site to construction grade. Installation of underground utilities within about 5 feet of Infrastructure finished site grades. Installation of pavements for private drives and parking areas. 2.2 Site Location and Description ITEM DESCRIPTION The proposed senior living apartment complex will be located Location on Lot 2 of Town Center North, located southwest of the intersection of West 40 Avenue and Upham Street in Wheat Ridge, Colorado. The site is bounded to the north and east by vacant parcels. The parcel to the north, Lot 1, contains a treatment system for a former gas station. West 44" Avenue is farther north, with Adjacent Development commercial and residential development across the street. A bank building is farther west, across the vacant parcel. Upham Street is to the east, with single - family residences across the street. A restaurant is to the northwest. Review of available aerial photographs indicated the site once contained a low -rise commercial building and paved parking lot. Previous Development We were informed by a utility locator with the City of Wheat Ridge that the building was demolished in the past year. Information on the previous structures was not available. Current ground cover The site is currently barren as the result of recent grading. Existing topography Topographically, the site is considered relatively flat with relief on the order about 2 to 3 feet. Responsive ■ Resourceful a Reliable Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences a Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 3.0 SUBSURFACE CONDITIONS 3.1 Geology Surficial geologic conditions at the site, as mapped by the U.S. Geological Survey (USGS) ('Trimble and Machette, 1979), consist of windblown sand and silts of Holocene and Pleistocene Ages. These materials, as mapped in this area, are generally on the order of 15 to 25 feet in thickness. Bedrock underlying the surface units consists of the Denver and Arapahoe Formations of Paleocene and Upper Cretaceous Age. These formations within this area have been reported to include claystone, sandstone, and siltstone. The thickness of these units has been reported to be on the order of 900 feet. Mapping completed by the Colorado Geological Survey (2 Hart, 1972) indicates the site is located in an area of "Windblown Sand and Silt ". These materials are identified as being predominantly low swelling, but may be moderate swelling. Some deposits have the potential to settle or collapse after wetting under applied loads. Due to the relatively flat nature of the site, geologic hazards at the site are anticipated to be relatively low, provided that the recommendations contained herein are followed. Seismic activity in the area is anticipated to be low, and the property should be relatively stable from a structural standpoint. With proper site grading around the proposed structures, erosional problems at the site should be reduced. 3.2 Typical Profile Based on the results of the borings, subsurface conditions encountered on the project site can be generalized as follows: Approximate Depth to Bottom Density /Consistency/ Material Description of Stratum below existing site Hardness nrade fff I Fill materials consisting of silty or About 3 to 4 feet Loose clayey sand Silty or clayey sand About 7 to 22 feet Loose to medium dense 'Trimble, Don E. and Machette, Michael N., 1979, Geologic Map of the Greater Denver Area, Front Range, Urban Corridor, Colorado, United States Geological Survey, Map 1- 856 -H. 2 Hart, Stephen S., 1972, Potentially Swelling Soil and Rock in the Front Range Urban Corridor, Colorado, Colorado Geological Survey, Sheet 2 of 4. Responsive a Resourceful a Reliable 3 Preliminary Geotechnical Engineering Report Proposed Town Center Senior Residences a Wheat Ridge, Colorado June 20, 2011 a Terracon Project No. 25115058 Material Description of Stratum below existing site grade (ft.) lrerracon Density /Consistency/ Hardness Sandy lean clay with occasional About 13 to 16 feet Very stiff to hard gravel (Boring Nos. 1 and 3 only) Claystone, siltstone or sandstone bedrock of about 30 feet (Not encountered in Boring No. 4) Medium hard to very hard Subsurface conditions encountered at each boring location are indicated on the individual Logs of Borings. Stratification boundaries on the Logs of Borings represent the approximate depths of changes in soil and bedrock type, the transition between materials may be gradual. The Logs of Borings are attached in Appendix A of this report. Laboratory testing indicates the sand fill and natural sand materials have nil or low plasticity. Swell /expansion testing performed on representative clay and claystone samples indicated low to moderate swell potential at the samples' in -situ moisture content. The sand fill and natural sand are judged to be nil or low swelling. Samples tested have the following laboratory tested properties: Boring ,.. No. Soil Type Depth (ft.) Fines Content ( %u) liquid Limit (° /U) Plasticity Index ( %). Expansion/ Consolidation 1 Fill, silty sand 4 18 NV* NP* 1 Claystone 14 +1.6 1 Siltstone 19 74 33 8 2 Claystone 24 +3.1 3 Silty sand 9 21 NV NP 3 Sandy lean clay 14 +0.3 3 Claystone 19 +1.8 4 Fill, silty sand 4 19 4 Silty sand 9 27 NV NP +1.3 * No Value ** Non - Plastic * ** Expansion /Consolidation testing was performed under a 500 psf surcharge load Results of water soluble sulfate testing performed on the existing soils indicated negligible values of 1 mg /I or less. A summary of the laboratory test results is presented in Appendix B. Responsive a Resourceful ■ Reliable 4 Preliminary Geotechnical Engineering Report Proposed Town Center Senior Residences o Wheat Ridge, Colorado June 20, 2011 a Terracon Project No. 25115058 3.3 Groundwater lrerracon The borings were observed while drilling and after completion for the presence and level of ground water. After a minimum of one day after drilling, supplemental groundwater levels were measured in the borings. The groundwater levels are noted on the attached Logs of Borings, and are summarized below. Boring No. Depth to groundwater while drilling (ft.) Depth to groundwater several days after drilling (ft.) 1 Not encountered 16.2 2 Not encountered 17.2 3 Not encountered 15.6 4 20 18.4 These observations represent groundwater conditions at the time of the field exploration, and may not be indicative of other times or at other locations. Groundwater levels can be expected to fluctuate with varying seasonal and weather conditions. Based upon review of USGS maps, (3 Hillier, et al, 1979), regional groundwater beneath the project area is generally expected to be encountered at a depth greater than 100 feet below ground surface. Zones of perched and /or trapped groundwater may also occur at times in the subsurface soils overlying bedrock, on top of the bedrock surface or within permeable fractures in the bedrock materials. The location and amount of perched water is dependent upon several factors, including hydrologic conditions, type of site development, irrigation demands on or adjacent to the site, fluctuations in water features, seasonal and weather conditions. 4.0 PRELIMINARY RECOMMENDATIONS FOR DESIGN AND CONSTRUCTION 4.1 Geotechnical Considerations Based on subsurface conditions encountered in the borings, the site appears suitable for the proposed construction from a geotechnical point of view provided certain precautions and design and construction recommendations outlined in this report are followed. We have identified geotechnical conditions that could impact design and construction of the proposed structures and other site improvements. 3 Hillier, Donald E.; and Schneider, Paul A., Jr., 1979, Depth to Water Table (1976 -1977) in the Boulder -Fort Collins- Greeley Area, Front Range Urban Corridor, Colorado, United States Geological Survey, Map 1- 855-1. Responsive n Resourceful o Reliable 5 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 a Terracon Project No. 25115058 Supplemental exploration and analyses should be undertaken in order to develop final design parameters and to confirm and /or modify the preliminary recommendations and conclusions contained in this report. 4.1.1 Existing Fill As previously noted, about 3 to 4 feet of fill materials consisting primarily of silty or clayey sand were encountered in all of the borings drilled at the site. We assume the fill was associated with previous development and may not have been placed under controlled conditions. We should be provided with records of fill placement and compaction (if available), to evaluate the suitability of the fill for the proposed development. Regardless of the initial condition of the fill, we anticipate recent demolition operations may have loosened the fill, rendering previous information on placement conditions obsolete. Support of the structures' foundations and associated flatwork on or above existing fill materials is discussed in this report. However, even with the recommended construction testing services, there is an inherent risk for the owner that expansive fill or unsuitable material within or buried by the fill will not be discovered. This risk cannot be eliminated without completely removing the existing fill, but can be minimized by thorough exploration and testing. Terracon's services did not include delineating the horizontal or vertical extent of the existing fill material. In addition, it should be noted there exists the potential for construction debris and /or domestic trash to be encountered within the fill on some portions of the site. This should be verified by additional geotechnical exploration or evaluation at the site. If additional exploration is not performed, the owner should make allowances for such conditions to exist in the preparation of the project budget and /or construction plans. Based upon laboratory swell /expansion test data, it is our opinion the existing fill materials will likely not be able to support foundations, floor slabs and pavements without modification. The fill materials can to re -used as structural fill, provided deleterious materials are not present and these materials are properly processed, moisture conditioned and recompacted. Additional field and laboratory testing is recommended to further evaluate the fill materials prior to construction. The specific depth of overexcavation within each building pad should be verified through further borings and laboratory testing and confirmed in the field during earthwork operations. 4.1.2 Expansive Soils and Bedrock Laboratory testing indicates the natural clay soil and bedrock materials exhibited low to moderate expansive potential at the samples' in -situ moisture content. However, it is our opinion these materials will exhibit a higher expansive potential if the clay and /or claystone bedrock undergo a significant change of moisture. This report provides recommendations to help mitigate the effects of soil /bedrock shrinkage and expansion. However, even if these procedures are followed, some movement and cracking in Responsive ■ Resourceful ■ Reliable 6 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 a Terracon Project No. 25115058 the structures, pavements, and flatwork should be anticipated. The severity of cracking and other damage such as uneven floor slabs will probably increase if any modification of the site results in excessive wetting or drying of the expansive materials. Eliminating the risk of movement and distress is generally not be feasible, but it may be possible to further reduce the risk of movement if significantly more expensive measures are used during construction. It is imperative the recommendations outlined in the "Grading and Drainage" section of this report be followed to reduce movement. 4.1.3 Structural Design Considerations Based on the geotechnical engineering analyses, subsurface exploration and laboratory test results, the proposed structures could be supported on spread footing or post- tensioned slab foundation systems, or grade beam and straight shaft pier systems. Spread footing and post - tension slab foundation systems are acceptable in areas of non- to low expansive soils, provided the foundations bottom on natural soils or new, properly compacted fill. Drilled pier foundation systems should be considered in areas where potentially expansive clay soils or claystone bedrock are encountered at or near foundation bearing elevations, or if the owner is less tolerant of risk of foundation movement and distress. Spread footing foundation systems are considered acceptable when bearing on non- to low expansive on -site native and acceptable fill soils, and /or newly placed engineered fill. Supporting spread footing foundation systems on the existing fill materials is not likely without modification and provided the owner is willing to accept the risk associated with additional movement. Structurally supported floor systems are considered acceptable for use with drilled pier foundation systems. Slab -on -grade construction associated with the spread footing and drilled pier foundation options is generally considered acceptable when underlain by non- to low expansive native and acceptable fill soils, or newly placed engineered fill, provided that some movement can be tolerated. As mentioned previously, the existing fill is likely not acceptable for supporting floor slabs without modification. Preliminary design and construction recommendations for foundation systems and other earth connected phases of the project are outlined in subsequent sections. The recommendations presented herein are preliminary and should not be relied upon for design. Supplemental field and laboratory testing will be required upon completion of Site Development and Grading Plans. 4.2 Earthwork The following presents recommendations for site preparation, excavation, subgrade preparation and placement of engineered fills on the project. All earthwork on the project should be observed and evaluated by Terracon on a full -time basis. The evaluation of earthwork should include observation of overexcavation operations, testing of engineered fills, subgrade Responsive c Resourceful s Reliable 7 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ® Terracon Project No. 25115058 preparation, foundation bearing soils and other geotechnical conditions exposed during the construction of the project. 4.2.1 Site Preparation Strip and remove existing vegetation and other deleterious materials from proposed building and pavement areas. All exposed surfaces should be free of mounds and depressions that could prevent uniform compaction. Aerial photographs indicated a building once existed on the site. It is not known if the building was constructed on piers or footings. Existing foundation elements (if encountered) should be completely removed. If drilled pier foundations are exposed, the piers should be abandoned in place by cutting and removing the piers to a depth of 3 feet below the planned foundation level. The contractor should consider surveying existing pier locations so new construction does not encounter abandoned pier locations. Any existing utilities to be abandoned should either be completely removed or properly grouted. Stripped materials consisting of vegetation and organic materials should be wasted from the site or used to revegetate landscaped areas or after completion of grading operations. The site should be initially graded to create a relatively level surface to receive fill and to provide for a relatively uniform thickness of fill beneath proposed building structures. All exposed areas that will receive fill, once properly cleared, should be scarified to a minimum depth of 12 inches, conditioned to near optimum moisture content and compacted. It is imperative the moisture content of prepared materials be protected from moisture loss. Although evidence of unsuitable fills or underground facilities such as septic tanks, cesspools, and private utilities was not observed during the site reconnaissance, such features could be encountered during construction. If significant amounts of fills or underground facilities are encountered, such features should be removed and the excavation thoroughly cleaned prior to backfill placement and /or construction. It is anticipated excavations for the proposed construction can be accomplished with conventional earth moving equipment. The stability of the subgrade may be affected by precipitation, repetitive construction traffic or other factors. If unstable conditions are encountered or develop during construction, workability may be improved by scarifying and drying; however, processed clay should not be allowed to dry out below the optimum moisture content. If such conditions occur, the affected area should be overexcavated and replaced with granular materials and /or non- to low expansive materials. As an alternative, chemical treatment such as lime, fly ash, kiln dust, cement or geotextiles could also be considered as a stabilization technique. Laboratory evaluation is recommended to Responsive ■ Resourceful ® Reliable 8 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ® Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 determine the effect of chemical stabilization on subgrade soils prior to construction. Lightweight excavation equipment may be required to reduce subgrade pumping. The individual contractor(s) is responsible for designing and constructing stable, temporary excavations as required to maintain stability of both the excavation sides and bottom. All excavations should be sloped or shored in the interest of safety following local and federal regulations, including current OSHA excavation and trench safety standards. 4.2.2 Import Material Specifications Clean on -site soils or approved imported materials may be used as fill material. Imported soils (if required) should meet the following material property requirements: Gradation 6 " ................... 3" ................... No. 4 Sieve.... No. 200 Sieve Liquid Limit .................. ............................... Plasticity Index ............ ............................... Maximum expansive potential ( %) *............ Percent finer by weight (ASTM C136) .....................100 ...............70 -100 ...............50 -100 ................ 15-70 ....35 (max) ....15 (max) .............1.5 *Measured on a sample compacted to approximately 95 percent of the ASTM D698 maximum dry density at about optimum water content. The sample is confined under a 100 psf surcharge and submerged. 4.2.3 Compaction Requirements Engineered fill should be placed and compacted in horizontal lifts, using equipment and procedures that will produce recommended moisture contents and densities throughout the lift. ITEM DESCRIPTION Fill Lift Thickness 8 to 12- inches or less in loose thickness 95% of the materials' standard Proctor maximum dry density (ASTM D 698) Exceeding 10 feet below the Compaction Requirements finished floor elevation, 98/0 of the standard Proctor maximum dry density (ASTM D 698) +1 to +4 % of the optimum moisture content Moisture Content Cohesive Soil 0 to +2% of the optimum moisture content in pavement (clay, processed clays tone) areas Moisture Content Cohesionless Soil (sand, gravel, imported granular -3 to +3 % of the optimum moisture content materials) Responsive o Resourceful ■ Reliable 9 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ® Terracon Project No. 25115058 ITEM I DESCRIPTION 1. We recommend engineered fill be tested for moisture content and compaction during placement. Should the results of the in -place density tests indicate the specified moisture or compaction limits have not been met, the area represented by the test should be reworked and retested as required until the specified moisture and compaction requirements are achieved. 2. Specifically, moisture levels should be maintained low enough to allow for satisfactory compaction to be achieved without the fill material pumping when proofrolled. 3. Moisture conditioned clay materials should not be allowed to dry out. A loss of moisture within these materials could result in an increase in the materials expansive potential. Subsequent wetting of these materials could result in undesirable movement. 4.2.4 Excavation and Trench Construction Excavations into the on -site soils will encounter a variety of conditions. Caving soils are likely when excavating into sand soils. Excavations into the clays (if performed) can be expected to stand on relatively steep temporary slopes during construction. The individual contractor(s) should be made responsible for designing and constructing stable, temporary excavations as required to maintain stability of both the excavation sides and bottom. All excavations should be sloped or shored in the interest of safety following local and federal regulations, including current OSHA excavation and trench safety standards. Soils penetrated by the proposed excavations may vary significantly across the site. The soil classifications are based solely on the materials encountered in the exploratory test borings. The contractor should verify that similar conditions exist throughout the proposed area of excavation. If different subsurface conditions are encountered at the time of construction, the actual conditions should be evaluated to determine any excavation modifications necessary to maintain safe conditions. As a safety measure, it is recommended that all vehicles and soil piles be kept to a minimum lateral distance from the crest of the slope equal to no less than the slope height. The exposed slope face should be protected against the elements. 4.2.5 Grading and Drainage All grades must be adjusted to provide positive drainage away from the buildings during construction and maintained throughout the life of the structures. Infiltration of water into utility or foundation excavations must be prevented during construction. Landscaped irrigation adjacent to the foundation system should be minimized or eliminated. Water permitted to pond near or adjacent to the perimeter of structures (either during or post- construction) can result in significantly higher soil movements than those discussed in this report. As a result, any estimations of potential movement described in this report cannot be relied upon if positive drainage is not obtained and maintained, and water is allowed to infiltrate the fill and /or subgrade. Responsive ® Resourceful a Reliable 10 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ® Terracon Project No. 25115058 Exposed ground should be sloped at a minimum of 10 percent grade for at least 5 feet beyond the perimeter of each building, where possible. The use of swales, chases and /or area drains may be required to facilitate drainage in unpaved areas around the perimeters of the buildings. Backfill against footings, exterior walls and in utility and sprinkler line trenches should be well compacted and free of all construction debris to reduce the possibility of moisture infiltration. After building construction and prior to project completion, we recommend verification of final grading be performed to document positive drainage, as described above, has been achieved. Faatwork and pavements will be subject to post construction movement. Maximum grades practical should be used for paving and flatwork to prevent areas where water can pond. In addition, allowances in final grades should take into consideration post- construction movement of flatwork, particularly if such movement would be critical. Where paving or flatwork abuts the structure, care should be taken that joints are properly sealed and maintained to prevent the infiltration of surface water. Planters located adjacent to structures should preferably be self- contained. Sprinkler mains and spray heads should be located a minimum of 5 feet away from the building line. Roof drains should discharge on pavements or be extended away from the structures a minimum of 10 feet through the use of splash blocks or downspout extensions. A preferred alternative is to have the roof drains discharge to storm sewers by solid pipe or daylighted to a detention pond or other appropriate outfall. It is recommended that all permanent cut and fill slopes in soil materials be made no steeper than 3 horizontal (H) to 1 vertical (V). Steeper slopes, including areas where retaining walls are planned, should be evaluated for slope stability. The recommended 3H:1V slopes are based on experience with slopes in soils such as those at this site. The 3H:1 V slopes are also widely used by state and local government agencies. However, the use of 3H:1 V slopes does not guarantee that slope failures will not occur. It is recommended that all exposed earth slopes be seeded to provide protection against erosion. Seeded slopes should be protected with erosion mats until the vegetation is established. 4.2.6 Construction Considerations Upon completion of grading operations, care should be taken to maintain the moisture content of the subgrade prior to construction of foundations, floor slabs, pavements, etc. Construction traffic over prepared subgrade should be minimized and avoided to the extent practical. Construction traffic over processed clay subgrade will eventually reduce the moisture content and increase the density of the subgrade. Subsequent wetting of these materials will result in undesirable movement. The site should also be graded to prevent ponding of surface water on prepared subgrade or in excavations. In areas where water is allowed to pond over a period of time, the affected area should be removed and allowed to dry out; however, allowing the clays to dry out below the optimum moisture content is not recommended. If such conditions occur, the affected area Responsive ■ Resourceful ® Reliable 11 Preliminary Geotechnical Engineering Report 1 ferr�con Proposed Town Center Senior Residences a Wheat Ridge, Colorado June 20, 2011 a Terracon Project No. 25115058 should be overexcavated and replaced with granular materials and /or non- to low expansive materials. As an alternative, chemical treatment such as lime, fly ash, kiln dust, cement or geotextiles could also be considered as a stabilization technique. Trees or other vegetation whose root systems have the ability to remove excessive moisture from the subgrade and foundation soils should not be planted next to the structures. Trees and shrubbery should be kept away from the exterior edges of foundations, a distance at least equal to 1.5 times their expected mature height. The geotechnical engineer should be retained during the construction phase of the project to observe earthwork and to perform necessary tests and observations during overexcavation operations, excavations, subgrade preparation; proof - rolling; placement and compaction of controlled compacted fills; backfilling of excavations into the completed subgrade, and just prior to construction of building floor slabs. 4.2.7 Corrosion Protection Results of water soluble sulfate testing performed on the existing soils indicated negligible values of about 1 mg /I or less. Results of soluble sulfate testing indicate that ASTM Type I Portland cement is suitable for all project concrete on and below grade. However, if there is no (or minimal) cost differential, use of ASTM Type II Portland cement is recommended for additional sulfate resistance of construction concrete. Foundation concrete should be designed in accordance with the provisions of Section 318, Chapter 4, of the ACI Design Manual. 4.3 Preliminary Foundation Recommendations 4.3.1 Preliminary Drilled Pier Design Recommendations If areas of expansive clay soil or claystone bedrock materials are encountered near anticipated foundation levels during the design investigation, or if the owner is less tolerant of risk of foundation movement, the lowest risk alternative would be to construct the proposed structures on grade beam and straight shaft pier or spread footing foundation systems. Bedrock was encountered in three of the four borings at depths of about 13 to 17 below ground surface in most boring locations. Drilled piers should bottom in bedrock to resist uplift in the event of heave of expansive soils and bedrock. Foundations should be designed using information from subsequent, structure specific geotechnical studies; however, for preliminary design purposes the following information could be considered: Responsive ® Resourceful ■ Reliable 12 Preliminary Geotechnical Engineering Report 1 �erracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 DESCRIPTION VALUE Minimum pier length 25 to 30 feet Maximum end - bearing pressure 20,000 to 30,000 psf Minimum Bedrock Embedment 8 to 12 feet Skin friction 2,000 to 3,000 psf Void Thickness 4 to 6 inches 1. Drilled shafts should be embedded into firm or harder bedrock materials. 2. Required shaft penetration should be balanced against uplift forces for the portion of the shaft below a depth of 15 feet to resist axial loads and uplift forces. 4.3.2 Construction Considerations All piers should be reinforced full depth for the applied axial, lateral and uplift stresses imposed. The amount of reinforcing steel for expansion should be determined by the tensile force created by the uplift force on each pier, with allowance for dead load. Drilling to design depth should be possible with conventional single -flight power augers; however, very hard and potentially cemented bedrock layers could require the use of heavy - duty equipment. In addition, if caving soils are encountered, temporary steel casing could be required in some areas to properly drill and clean some piers prior to concrete placement. Groundwater (if encountered) should be removed from each pier hole prior to concrete placement. Pier concrete should be placed immediately after completion of drilling and cleaning. If pier concrete cannot be placed in dry conditions, a tremie should be used for concrete placement. Due to potential sloughing and raveling, foundation concrete quantities may exceed calculated geometric volumes. Pier- bearing surfaces must be cleaned prior to concrete placement. A representative of the geotechnical engineer should observe the bearing surface and shaft configuration. 4.3.3 Preliminary Post - Tensioned Slab Design Recommendations Based on the soil conditions encountered, use of post- tensioned slabs is feasible for support of structures provided the existing fill materials are modified, some potential for movement can be tolerated and: • The post- tensioned slab foundations are properly designed and constructed. • Approved materials supporting the foundation are properly placed and compacted. • Proper surface drainage is maintained throughout the life of the structures. • Managed landscaping measures are used. In our opinion, provided the sand fill materials are modified properly, total foundation movements on the order of about 1 inch or more should be expected, provided our recommendations are followed. Proper drainage should be provided on the design and during construction to reduce potential movement. Responsive ■ Resourceful a Reliable 13 Preliminary Geotechnical Engineering Report 1 terracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 a Terracon Project No. 25115058 Provided foundations are properly designed, foundation movements could result in periodic, and possibly seasonal, cosmetic distress to drywall, window frames, door frames and other features. We would anticipate that the frequency of distress and amount of movement would generally diminish with time provided proper drainage is established and /or maintained. If the amount of movement and potential distress discussed cannot be tolerated, the use of drilled pier foundations and structural floor systems should be considered. It should be noted that the presences of 1 to 2 -foot steps within long spans of post- tensioned slabs could create a situation where the slabs at different elevations perform independently of one another unless the steps are properly reinforced and designed to tie the slabs together to act as one rigid structure. We strongly recommend that joints be designed within the full height of the structure of the building over each step in order to help the structure be capable of withstanding movements on the order of 1 inch or more. Based on the subsurface conditions and the recommended modification of the on -site materials, post- tensioned slabs should be designed using criteria outlined by the Post - Tensioning Institute based on the following: Post- tensioned Slab Design Parameter PTI, Third Edition 2006 IBC /IRC Edge Moisture Variation Distance, e Center Lift Condition 8 -1/2 to 9 (feet) Edge Lift Condition 4 -1/2 to 5 Differential Soil Movement, ym Center Lift Condition 1 /z to 1 1 -1/2 to 2 Maximum Allowable Bearing Pressure Slab - Subgrade Friction Coefficient, µ • on polyethylene sheeting ..................... • on cohesioniess soils .......................... • on cohesive soils .. ............................... ............2,000 to 3,000 psf ................... 0.75 ...................1.00 ................... 2.00 Post - tensioned slabs, thickened or turndown edges and /or interior beams should be designed and constructed in accordance with the requirements of the PTI and the American Concrete Institute (ACI). It should be noted that ym is the estimated vertical movement at the edges of a uniformly loaded slab. These are theoretical values that are used in the design of post- tensioned slabs -on -grade and do not represent the movements that would be expected from the actual loading conditions. " , (2004, Third Edition), Design (and Construction) of Post - Tensioned Slabs -on- Ground, Post - Tensioning Institute. Responsive a Resourceful a Reliable 14 Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences ® Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 As previously discussed, the use of post- tensioned slabs assumes that some potential movement and cosmetic distress is considered acceptable. Exterior slab edges should be placed a minimum of 36 inches below finished grade for frost protection. Finished grade is the lowest adjacent grade for perimeter beams. If portions of the building floor slab will be unheated, such as patios and entryways, consideration should be given to structurally separating these areas of the slab from the remaining interior portion of the slab. Exterior slab areas may be cantilevered portions of the slab that are subject to uplift from frost heave and swelling of the expansive soils, sometimes beyond those used for design, due to over watering of adjacent landscaped areas. Such movement in the exterior slabs can result in change in slab grade to the point where negative grade results and water ponds adjacent to the interior areas of the slab. Repairs of such conditions are difficult and costly, particularly if the floor slabs are post- tensioned slabs. Exterior slabs in unheated areas are subject to frost heave beneath the slab. Therefore, in design of the exterior slabs, potential movement from frost heave should be considered in the design. As the slabs are subject to frost development beneath the slab, the perimeter beams around exterior post- tensioned slabs need not be 36 inches in depth as frost protection is not possible. Masonry walls should be reinforced as necessary to reduce the potential for distress caused by differential foundation movement. The use of joints at openings or other discontinuities in masonry walls is recommended. 4.3.4 Construction Considerations The above outlined movement estimates should also be considered as the potential amount of tilting of the structure, which could be caused by non - uniform, significant wetting of the subsurface materials below the post- tensioned slab. Failure to maintain soil water content below the slab and to maintain proper drainage around the structure will nullify the movement estimates provided above. Foundation excavations should be observed by the geotechnical engineer. If the soil conditions encountered differ from those presented in this report, supplemental recommendations will be required. 4.3.5 Preliminary Spread Footing Design Recommendations Spread footing foundation systems are acceptable in areas of non- to low expansive soils provided the existing fill materials are modified as discussed previously and the and the owner is willing to accept the risk associated with additional movement. Spread footing foundation systems can be considered in areas underlain by expansive clay soils provided the existing fill materials are modified as described previously, the depth of overlying non- to low expansive materials is Responsive ■ Resourceful ® Reliable 15 Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ® Terracon Project No. 25115058 sufficient to separate the foundation from the expansive soils and the owner can accept the risk of movement. Preliminary design recommendations for a spread footing foundation system are presented in the following paragraphs: DESCRIPTION VALUE Maximum Net Allowable Bearing Pressure 2,000 to 3,000 psf Minimum Dead -Load Pressure 800 to 1,000 psf, or what is practical Void Thickness, if needed 4 to 6 inches 1. Exterior footings should be placed a minimum of 36 inches below finished grade for frost protection and to provide confinement for the bearing soils. 2. Interior footings should bottom a minimum of 12 inches below finished grade in heated areas. 3. Finished grade is the lowest adjacent grade for perimeter footings and floor level for interior footings. 4. Parameters assume existing fill or expansive materials are addressed as discussed below. In areas of non - expansive, native soils, no modification is required. 4.3.6 Construction Considerations Spread footing construction should only be considered if some foundation movement can be tolerated. Spread footing foundations should be supported on non- to low expansive on -site native and acceptable fill soils, and /or newly placed engineered fill. As mentioned previously, supporting spread footings on the existing fill without modification is not likely. It is imperative the clay fills (if any) be protected from moisture loss. A loss of moisture will result in increasing the expansive potential of the fill. Spread footing construction on moderate to highly expansive materials is not recommended. The geotechnical engineer should be allowed to observe the foundation supporting soils prior to foundation construction to assess the suitability of the fill materials. If unstable, yielding or dry conditions are observed, supplemental recommendations will be provided. Footings, foundations and masonry walls should be reinforced as necessary to reduce the potential for distress caused by differential foundation movement. The use of joints at openings or other discontinuities in masonry walls is recommended. 4.4 Seismic Considerations Code Used I Site Classification 2009 International Building Code (IBC)' I C 1. In general accordance with the 2009 International Building Code, Table 1613.5.2. Responsive ■ Resourceful ® Reliable 16 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 4.5 Interior Floors Slab -on -grade floors may be utilized for the interior floor system when underlain by non- to low expansive subgrade materials, provided the existing fill materials are modified (as discussed previously) and /or replaced, and provided some slab movement can be tolerated. If very little movement can be tolerated, structural floors, supported independent of the subgrade materials, are recommended. Just prior to construction, subgrade soils beneath interior and exterior slabs and beneath pavements should be scarified, moisture conditioned and compacted to a minimum depth of 8 inches. The moisture content and compaction of subgrade soils should be maintained until slab or pavement construction. 4.5.1 Design Recommendations Even when bearing on properly prepared soils, movement of the slab -on -grade floor system is possible should the subgrade soils undergo an increase in moisture content. If the owner cannot accept the risk of slab movement, then a structural floor should be used. If conventional slab -on- grade is utilized, the subgrade soils should be prepared as outlined in the "Earthwork" section of this report. For preliminary structural design of concrete slabs -on- grade, a modulus of subgrade reaction of 100 to 150 pounds per cubic inch (pci) may be used for floors supported on existing or engineered fill consisting of on -site soils. A modulus of 200 pci may be used for floors supported on 24 inches of non - expansive imported fill meeting the specifications outlined previously. Additional floor slab design and construction recommendations are as follows: ■ Positive separations and /or isolation joints should be provided between slabs and all foundations, columns or utility lines to allow independent movement. ■ Control joints should be provided in slabs to control the location and extent of cracking. ■ A minimum 3 -inch void space should be constructed above or below non - bearing partition walls (if any) placed on the floor slab. Special framing details should be provided at doorjambs and frames within partition walls to avoid potential distortion. Partition walls should be isolated from suspended ceilings. ■ Interior trench backfill placed beneath slabs should be compacted in accordance with recommended specifications outlined below. ■ The use of a vapor retarder should be considered beneath concrete slabs on grade that will be covered with wood, tile, carpet or other moisture sensitive or impervious Responsive ■ Resourceful ■ Reliable 17 Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 s Terracon Project No. 25115058 coverings, or when the slab will support equipment sensitive to moisture. When conditions warrant the use of a vapor retarder, the slab designer and slab contractor should refer to ACI 302 for procedures and cautions regarding the use and placement of a vapor retarder. ■ Floor slabs should not be constructed on frozen subgrade. a Other design and construction considerations, as outlined in Section 302.1 R of the ACI Design Manual, are recommended. 4.6 Lateral Earth Pressures Reinforced concrete walls with unbalanced backfill levels on opposite sides should be designed for earth pressures at least equal to those indicated in the following table. Earth pressures will be influenced by structural design of the walls, conditions of wall restraint, methods of construction and /or compaction and the strength of the materials being restrained. Two wall restraint conditions are shown. Active earth pressure is commonly used for design of free - standing cantilever retaining walls and assumes wall movement. The "at- rest" condition assumes no wall movement. The recommended design lateral earth pressures do not include a factor of safety and do not provide for possible hydrostatic pressure on the walls. For active pressure movement S = Surcharge —► (0.002 H to 0.004 H) S For at -rest pressure q. No Movement Assumed Horizontal Finished Grade Horizontal Finished Grade �_ - Retaining Wall Responsive ® Resourceful ® Reliable 18 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 EARTH PRESSURE COEFFICIENTS Earth Pressure Coefficient For Equivalent Fluid Surcharge Earth Pressure, Conditions Backfill Type Density (pcf) Pressure, p (psf) p (psf) Active (Ka) Granular- 0.33 40 (0.33)S (40)H Lean Clay - 0.42 50 (0.42)S (50)H At -Rest (Ko) Granular - 0.50 60 (0.50)S (60)H Lean Clay - 0.59 70 (0.59)S (70)H Passive(Kp) Granular -3.0 360 - -- - -- Lean Clay —1.7 200 - -- - -- Applicable conditions to the above include: ■ For active earth pressure, wall must rotate about base, with top lateral movements of about 0.002 H to 0.004 H, where H is wall height ■ For passive earth pressure to develop, wall must move horizontally to mobilize resistance. ■ Uniform surcharge, where S is surcharge pressure ■ In -situ soil backfill weight a maximum of 120 pcf ■ Horizontal backfill, compacted to at least 95 percent of standard Proctor maximum dry density ■ Loading from heavy compaction equipment not included ■ No hydrostatic pressures acting on wall ■ No dynamic loading ■ No safety factor included in soil parameters ■ Ignore passive pressure in frost zone To control hydrostatic pressure behind the wall we recommend that a drain be installed at the foundation wall with a collection pipe leading to a reliable discharge. If this is not possible, then combined hydrostatic and lateral earth pressures should be calculated for lean clay backfill using an equivalent fluid weighing 90 and 100 pcf for active and at -rest conditions, respectively. For granular backfill, an equivalent fluid weighing 85 and 90 pcf should be used for active and at -rest, respectively. These pressures do not include the influence of surcharge, equipment or floor loading; these pressures should be added if applicable. Heavy equipment should not operate within a distance closer than the exposed height of retaining walls to prevent lateral pressures more than those provided. 4.7 Preliminary Pavement Design and Construction Preliminary design of pavements for the project has been based on the procedures outlined by the Asphalt Institute (AI) and the American Concrete Institute (ACI). If improvements to public roadways are anticipated, a pavement design report meeting the City of Wheat Ridge specifications will need to be prepared for submittal, subsequent to final grading. Responsive ■ Resourceful ■ Reliable 19 Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 4.7.1 Design Traffic We assumed the following preliminary design parameters for Asphalt Institute flexible pavement thickness design: • Automobile Parking Areas • Parking stalls and parking lots for cars and pick -up trucks, up to 200 stalls • Main Traffic Corridors • Parking lots with a maximum of 25 trucks per day • Subgrade Soil Characteristics • USCS Classification — SC (Medium Subgrade) We assumed the following design parameters for ACI rigid pavement thickness design based upon the average daily truck traffic (ADTT): o Automobile Parking Areas • ACI Category A -1: Automobile parking with an ADTT of 1 over 20 years • Main Traffic Corridors • ACI Category B: Commercial entrance and service lanes with an ADTT of 25 over 20 years • Subgrade Soil Characteristics • USCS Classification — SC • Concrete modulus of rupture value of 600 psi The above automobile traffic areas correspond to a Equivalent (18 kip) Daily Load Applications (EDLA) of about 3 and the main traffic corridors correspond to an EDLA of about 10. We should be contacted to confirm and /or modify the recommendations contained herein if actual traffic volumes differ from the assumed values shown above. We should be contacted to confirm and /or modify the recommendations contained herein if actual traffic volumes differ from the assumed values shown above. 4.7.2 Subgrade Soils Based on a subgrade soil Unified Soil Classification of SC, Al classifies the subgrade soil as medium. Nil to low expansive sand fill materials will likely be encountered at pavement construction elevation. There is risk of settlement and distress for pavements and flatwork on existing fill. Where encountered, partial modification consisting of overexcavation of the materials to depths of about 2 to 3 feet, proper processing, moisture conditioning and recompaction will likely be required prior to construction. 4.7.3 Recommended Minimum Pavement Sections and Materials Preliminary recommended alternatives for flexible and rigid pavements are summarized for each traffic area as follows: Responsive • Resourceful ■ Reliable 20 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 o Terracon Project No. 25115058 ' Minimum pavement section thickness per ACI The placement of a partial pavement thickness for use during construction is not suggested without a detailed pavement analysis incorporating construction traffic. In addition, we should be contacted to confirm the traffic assumptions outlined above. If the actual traffic varies from the assumptions outlined above, modification of the pavement section thickness will be required. For areas subject to concentrated and repetitive loading conditions such as dumpster pads, truck delivery docks and ingress /egress aprons, we recommend using a Portland cement concrete pavement with a thickness of at least 7 inches underlain by at least 4 inches of crushed stone. Prior to placement of the crushed stone, the areas should be thoroughly proofrolled. For dumpster pads, the concrete pavement area should be large enough to support the container and tipping axle of the refuse truck. For preliminary analysis of pavement costs, the following specifications should be considered for each pavement component: Pavement Component Asphalt Concrete Surface ....................... Aggregate Base Course .......................... Portland Cement Concrete ...................... Colorado Department of Transportation Criteria .Grading S or SX ........Class 5 or 6 ...............Class P 4.7.4 Drainage Adjacent to Pavements The clayey sand soils can expand and /or lose stability with increases in moisture content. Therefore, to reduce pavement distress due to wetting of the subgrade in areas of water intensive landscaping or other nearby water sources (or if aggregate base course is used) Responsive ® Resourceful ® Reliable 21 Preliminary Pavement Thickness Recommendations (inches) d Asphalt Aggregate Portland Traffic Area E Concrete Base Cement Total d Q Surface Course Concrete A 5 -'/2 -- – 5- 1 /2 Automobile Parking B 4 6 ___ 10 (Al Class I and ACI Category A) C — – 5. 5' Main Traffic A 6 -- — 6 Corridors (Al Class III and B 4 -' /z 8 — 12 -' /z ACI Category B) C _ 6 6 ' Minimum pavement section thickness per ACI The placement of a partial pavement thickness for use during construction is not suggested without a detailed pavement analysis incorporating construction traffic. In addition, we should be contacted to confirm the traffic assumptions outlined above. If the actual traffic varies from the assumptions outlined above, modification of the pavement section thickness will be required. For areas subject to concentrated and repetitive loading conditions such as dumpster pads, truck delivery docks and ingress /egress aprons, we recommend using a Portland cement concrete pavement with a thickness of at least 7 inches underlain by at least 4 inches of crushed stone. Prior to placement of the crushed stone, the areas should be thoroughly proofrolled. For dumpster pads, the concrete pavement area should be large enough to support the container and tipping axle of the refuse truck. For preliminary analysis of pavement costs, the following specifications should be considered for each pavement component: Pavement Component Asphalt Concrete Surface ....................... Aggregate Base Course .......................... Portland Cement Concrete ...................... Colorado Department of Transportation Criteria .Grading S or SX ........Class 5 or 6 ...............Class P 4.7.4 Drainage Adjacent to Pavements The clayey sand soils can expand and /or lose stability with increases in moisture content. Therefore, to reduce pavement distress due to wetting of the subgrade in areas of water intensive landscaping or other nearby water sources (or if aggregate base course is used) Responsive ® Resourceful ® Reliable 21 Preliminary Geotechnical Engineering Report 1 f�rr�con Proposed Town Center Senior Residences ® Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 located adjacent to pavements, we recommend shoulder drains be considered. The drain system should consist of a properly sized pipe embedded in free - draining material directed to a suitable outfall such as an underdrain or storm sewer. 4.7.5 Compliance Recommendations for pavement design and construction presented depend upon compliance with recommended material specifications. To assess compliance, observation and testing should be performed under the observation of the geotechnical engineer. 4.7.6 Pavement Performance The performance of all pavements can be enhanced by minimizing excess moisture that can reach the subgrade soils. Future performance of pavements at this site will be dependent upon several factors, including: • Maintaining stable moisture content of the subgrade soils both before and after pavement construction. • Providing for a planned program of preventative maintenance. Since the clay soils on the site have shrink/swell characteristics, pavements could crack in the future primarily because of expansion of the soils when subjected to an increase in moisture content to the subgrade. The cracking, while not desirable, does not necessarily constitute structural failure of the pavement, provided that timely maintenance, such as crack sealing is performed. Excessive movement and cracking could result if the subgrade soils are allowed to dry out before paving and subsequently become rewetted. The performance of all pavements can be enhanced by minimizing excess moisture that can reach the subgrade soils. The following recommendations should be considered at minimum: • Site grading at a minimum 2 percent grade onto or away from the pavements. • Water should not be allowed to pond behind curbs. • Compaction of any utility trenches for landscaped areas to the same criteria as the pavement subgrade. • Sealing all landscaped areas in or adjacent to pavements to minimize or prevent moisture migration to subgrade soils. • Placing compacted backfill against the exterior side of curb and gutter. • Placing curb, gutter and /or sidewalk directly on subgrade soils without the use of base course materials. • Placing shoulder or edge drains in pavement areas adjacent to water sources. Preventative maintenance should be planned and provided for an ongoing pavement management program in order to enhance future pavement performance. Preventative Responsive ■ Resourceful n Reliable 22 Preliminary Geotechnical Engineering Report 1 ��rracon Proposed Town Center Senior Residences o Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 maintenance activities are intended to slow the rate of pavement deterioration and to preserve the pavement investment. Preventative maintenance consists of both localized maintenance (e.g. crack sealing and patching) and global maintenance (e.g. surface sealing). Preventative maintenance is usually the first priority when implementing a planned pavement maintenance program and provides the highest return on investment for pavements. 4.7.7 Construction Considerations Site grading is generally accomplished early in the construction phase. However, as construction proceeds, the subgrade may be disturbed due to utility excavations, construction traffic, desiccation, or rainfall. As a result, the pavement subgrade may not be suitable for pavement construction and corrective action will be required. The subgrade should be carefully evaluated at the time of pavement construction for signs of disturbance or excessive rutting. If disturbance has occurred, pavement subgrade areas should be reworked, moisture conditioned, and properly compacted to the recommendations in this report immediately prior to paving. We recommend the pavement areas be rough graded and then thoroughly proof rolled with a loaded tandem axle dump truck prior to final grading and paving. Particular attention should be paid to high traffic areas that were rutted and disturbed earlier and to areas where backfilled trenches are located. Areas where unsuitable conditions are located should be repaired by removing and replacing the materials with properly compacted fills. All pavement areas should be moisture conditioned and properly compacted to the recommendations in this report immediately prior to paving. The placement of a partial pavement thickness for use during construction is not recommended without a detailed pavement analysis incorporating construction traffic. In addition, if the actual traffic varies from the assumptions outlined above, we should be contacted to confirm and /or modify the pavement thickness recommendations outlined above. 5.0 GENERAL COMMENTS Supplemental exploration and analyses must be undertaken in order to develop final design parameters and to confirm and /or modify the preliminary recommendations and conclusions contained in this report. Terracon should be retained to review the final design plans and specifications so comments can be made regarding interpretation and implementation of our geotechnical recommendations in the design and specifications. Terracon should also be retained to provide testing and observation during the excavation, grading, foundation and construction phases of the project. Responsive ® Resourceful a Reliable 23 Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences ® Wheat Ridge, Colorado June 20, 2011 ® Terracon Project No. 25115058 The analysis and recommendations presented in this preliminary report are based upon the data obtained from the borings performed at the indicated locations and from other information discussed in this report. This report does not reflect variations that may occur between borings, across the site, or due to the modifying effects of weather. The nature and extent of such variations may not become evident until during or after construction. If variations appear, we should be immediately notified so that further evaluation and supplemental recommendations can be provided. The scope of services for this project does not include, either specifically or by implication, any environmental or biological (e.g., mold, fungi, bacteria) assessment of the site or identification or prevention of pollutants, hazardous materials or conditions. If the owner is concerned about the potential for such contamination or pollution, other studies should be undertaken. This preliminary report has been prepared for the exclusive use of our client for specific application to the project discussed and has been prepared in accordance with generally accepted geotechnical engineering practices. No warranties, either express or implied, are intended or made. Site safety, excavation support, and dewatering requirements are the responsibility of others. In the event that changes are planned in the nature, design, or location of the project as outlined in this report, the conclusions and recommendations contained in this report shall not be considered valid unless Terracon reviews the changes, and either verifies or modifies the conclusions of this report in writing. Responsive ■ Resourceful ■ Reliable 24 APPENDIX A FIELD EXPLORATION Preliminary Geotechnical Engineering Report 1 ��rr�con Proposed Town Center Senior Residences ■ Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 Field Exploration Description The location of borings was based upon the proposed development shown on the provided site plan. The borings were located in the field by measuring from property lines. The accuracy of the boring locations should only be assumed to the level implied by the methods used. The borings were drilled with a Dietrich 50 truck mounted drill rig with solid -stem augers. During the drilling operations, lithologic logs of the borings were recorded by the Feld engineer. Relatively undisturbed samples were obtained at selected intervals utilizing a 3 -inch outside diameter ring barrel sampler (RS). Disturbed bulk samples (BS) were obtained from auger cuttings. Penetration resistance values were recorded in a manner similar to the standard penetration test (SPT). This test consists of driving the sampler into the ground with a 140 - pound hammer free - falling through a distance of 30 inches. The number of blows required to advance the ring - barrel sampler 12 inches (18- inches for standard split -spoon samplers, final 12- inches are recorded) or the interval indicated, is recorded and can be correlated to the standard penetration resistance value (N- value). The blow count values are indicated on the boring logs at the respective sample depths, ring barrel sample blow counts are not considered N- values. A CME automatic SPT hammer was used to advance the sampler in the borings performed on this site. A greater efficiency is typically achieved with the automatic hammer compared to the conventional safety hammer operated with a cathead and rope. Published correlations between the ring barrel blow counts, SPT values, and soil properties are based on the lower efficiency cathead and rope method. This higher efficiency affects the standard penetration resistance blow count value by increasing the penetration per hammer blow over what would be obtained using the cathead and rope method. The effect of the automatic hammer's efficiency has been considered in the interpretation and analysis of the subsurface information for this report. The standard penetration test provides a reasonable indication of the in -place density of sandy type materials, but only provides an indication of the relative stiffness of cohesive materials since the blow count in these soils may be affected by the soils moisture content. In addition, considerable care should be exercised in interpreting the N- values in gravelly soils, particularly where the size of the gravel particle exceeds the inside diameter of the sampler. Groundwater measurements were obtained in the borings at the time of site exploration and one day after drilling. Upon completion of the supplemental groundwater measurements, the borings were backfilled with auger cuttings. Some settlement of the backfill and /or patch may occur and should be repaired as soon as possible. Exhibit A -1 - - - = i I I I , I ill at a j I 'I I I � AM IT I I P � I I I 'I !I I N 1 � 1 ir GRAPHIC SCALE LEGEND BASE PLAN PROVIDED BY 1 W 2011. OLUTIONS, APPROXIMATE BORING LOCATION DATED MAY W STO DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES 0' 50' 100' FA��B Pro1edm BORING LOCATION DIAGRAM EXHIBIT 25115058 Irerracan seal°` 1" =100• PROPOSED TOWN CENTER SENIOR Fde N. Consulting Engineers &Scientists RESIDENCES AT WHEAT RIDGE A_2 a 25115058/BLD WEST 44T' AVENUE AND UPHAM STREET /—� Date: a sxw. v°rm+.ae PC x. Imwn 6/9/2011 RE1M]I aTf>iW w FPR I]W,aZ4AV WHEAT RIDGE, COLORADO I I xonvn LOT 1 5°9Jt Sf_ I I I 1.]53 I Ef COMMERCIAL 1 I I I IP Pwn n rvrv+0 �� roM•tw I I I 1 I II ll I f I 1 1 I I I I I 1 1 I. Ium/ uvu+ I ___ �J l a + I �A'row + h as I I I I �o I mum ar�urotYM eu� °i�anl 1 Ijl I 1 I LOT 2 5)SJ9 sf. � = � +nom II I i �a I 1.P]9 CRES f 9i MAX UN yN OQ XW9NL I II I x'xXV�W.s I I ; I 3 i I I I! ' III m, e I 1 e I I I I.I I amm /�.xu� I �, i � as �a—wtw r 5 I 4 _ J, �___ �� qy ST. PueucL LOG OF BORING NO. 1 Page 1 of 1 CLIENT Wazee Partners, LLC SITE PROJECT Town Center Senior Residences at Wheat Ridge, Colorado Wheat Ridge SAMPLES TESTS U, DESCRIPTION J _ � rr 5 y Z= 0 O N W > _ � z r Z o a = `n m w ° u! 0_'W tuz i z J02 Wza W vi 0 > w 0 J a0 x 00Z zl- 300 U' 0 D z F K m �0 0n 7U1 WOW FILL, SILTY SAND fine to medium grained, brown, loose SM 1 RS 12 11 4 CLAYEY SAND fine to medium grained, SC 2 RS 12 15 8 109 brown, loose 5 7 SANDY LEAN CLAY brown, very stiff CL 3 RS 12 37 10 13 1s 1.6 %/ 500psf CLAYSTONE with silt, brown and gray, medium hard 4 RS 11 50111" 22 103 S 17 x x SILTSTONE with clay, brown and gray, x x x x very hard x x x x 5 RS 5 50/5' 18 109 x x x x x x 20 x x x x x x 'x 23 SANDSTONE fine grained, brown, very hard, weak to moderately cemented 6 RS 3 5013" 25 25 BOTTOM OF BORING The stratification lines represent the approximate boundary lines ' 14011b. SPT manual hammer between soil and rock types: in -situ, the transition may be gradual. WATER LEVEL OBSERVATIONS, it Irerracon BORING STARTED 6 -3 -11 WL g None WD - 16.2 6/6/2011 RIG D BO RING M T D LOGGED 6 LKC APPROVED TJN I JOB# 25115058 WL Y Y ExhibitA -3 m LOG OF BORING NO. 2 Page 1 of 1 CLIENT Wazee Partners, LLC SITE Wheat Ridge, Colorado PROJECT Town Center Senior Residences at Wheat Ridge (7 DESCRIPTION W O W SAMPLES TESTS DD z U1 } a F w o K 01 Z Irw a0 iQ Qy 0n Z o� Dw X02 305 Wom FILL, CLAYEY SAND fine to medium grained, brown, loose 4 5 10 15 20 25 30 3.1%/ 500psf SC 1 RS 12 14 10 115 CLAYEY SAND fine to medium grained, brown, loose to medium dense 17 SC 2 RS 12 18 SC 3 RS 12 31 SC 4 RS 12 33 CLAYSTONE with silt, brown and gray, hard to very hard, heavy iron staining 30 BOTTOM OF BORING 5 RS 4 50/4" 6 RS 6 50/6" 21 106 7 RS 5 50/5" The stratification lines represent the approximate boundary lines ' 1401b. SPT manual hammer between soil and rock types: in -situ, the transition may be gradual. WATER LEVEL OBSERVATIONS, ft 1 ��rr�con BORING STARTED 6 -3 -11 Q None WD = 17.2 6/6/2011 BORING COMPLETED 6 -3 -11 RIG Dietrich 50 LOGGED LKC APPROVED TJN I JOB 4 25115058 [WL Y Exhibit A-4 LOG OF BORING NO. 3 Page 1 of 1 CLIENT Wazee Partners, LLC SITE Wheat Ridge, Colorado PROJECT Town Center Senior Residences at Wheat Ridge DESCRIPTION o 0 2 0 > SAMPLES TESTS W CO ? W o. 0 w of 0i m o F KW ~ o Q �i0 2 ❑ n 0o z Y ZZ w ztr 7m w J02 WZ 3:0n mUm FILL. SILTY SAND fine to medium grained, brown, loose 3 5 0 15 20 25 30 0.3 0 /0/ 500psf 1.8 %/ 500psf SM 1 RS 12 9 T. SILTY SAND. fine to medium grained, brown, medium dense 13 SM 2 RS 12 19 SM 3 RS 12 29 8 115 SANDY LEAN CLAY with gravel, brown, hard 16 = CL 4 RS 6 50/6" 10 123 CLAYSTONE olive brown and brown, hard 23 5 RS 6 50/6" 24 96 SANDSTONE fine grained, brown, very hard, weakly cemented, with occasional claystone 27 6 RS 3 5013" CLAYSTONE gray, very hard BOTTOM OF BORING 1 30 7 RS 5 50/5" The stratification lines represent the approximate boundary lines ' 1401b. SPT manual hammer between soil and rock types: in -situ, the transition may be gradual. WATER LEVEL OBSERVATIONS, ft 1 �erracon BORING STARTED 6 -3 -11 WL IV None WD y 15.6 6/6/2011 6 WL y RIG Di 50EDLOGGED LKC Exhibit A-5 APPROVED TJN JOB# 25115058 LOG OF BORING NO. 4 Page 1 of 1 CLIENT Wazee Partners, LLC SITE PROJECT Town Center Senior Residences at Wheat Ridge, Colorado Wheat Ridge SAMPLES TESTS DESCRIPTION J C F N z= y Z ZZ _ a. : E W O0 N WUJ �z > OVIX J0= wz(r Q- U Z =) a w 0 J a0 �6 ZP 305 0 0 U) K m 3:6 0 n 5o! wow FILL. SILTY SAND fine to medium grained, brown, loose SM 1 RS 12 11 4 SILTY SAND fine to medium grained, SM 2 RSI 12 1 16 1 9 109 brown, loose to medium dense; with 5 occasional layers of clayey sand SM 3 RS 12 25 8 119 10 SM 4 RS 12 22 scattered gravel and coarse sand at 15 feet 15 2 4 SM 5 RS 12 30 20 '..25 25 SM 6 RS 12 25 BOTTOM OF BORING The stratification lines represent the approximate boundary lines " 1401b. SPT manual hammer between soil and rock types: insitu, the transition may be gradual. WATER LEVEL OBSERVATIONS, ft l rerracon RIG BORING STARTED 6 -3 -11 WL Q 20 WD = 18.4 6/6/2011 BORING COMPLETED 6 -3 -11 WIL Y Dietrich 50 LOGG ED LKC Exhibit A-6 APPROVED TJN JOB # 25115058 APPENDIX B LABORATORY TESTING Preliminary Geotechnical Engineering Report 1 �err�con Proposed Town Center Senior Residences ® Wheat Ridge, Colorado June 20, 2011 ■ Terracon Project No. 25115058 Laboratory Testing Samples retrieved during the field exploration were returned to the laboratory for observation by the project geotechnical engineer, and were classified in general accordance with the Unified Soil Classification System described in Appendix C. Samples of bedrock were classified in general accordance with the general notes for Rock Classification. At this time, an applicable laboratory- testing program was formulated to determine engineering properties of the subsurface materials. Following the completion of the laboratory testing, the field descriptions were confirmed or modified as necessary, and Logs of Borings were prepared. These logs are presented in Appendix A. Laboratory test results are presented in Appendix B. These results were used for the geotechnical engineering analyses and the development of foundation and earthwork recommendations. Laboratory tests were performed in general accordance with the applicable local or other accepted standards. Selected soil and bedrock samples were tested for the following engineering properties: • Water content • Atterberg Limits • Dry density . Grain size • Water soluble sulfate content • Swell /Consolidation Exhibit B -1 PRESSURE, psf Specimen Identification Classification T pcf WC,% 1 01 1 14.0ft CLAYSTONE 103 22 Notes: SWELL CONSOLIDATION TEST Project: Town Center Senior Residences at Wheat Ridge 1 rerracon Site: Wheat Ridge, Colorado Job M 25115058 11 Exhibit B -2 10 7y pcf WC,% • 2 24.Oft CLAYSTONE 106 21 8 6 0 4 Z a F- J Q_ 2 -2 4 100 1,000 10,000 PRESSURE, psf Specimen Identification Classification Notes: SWELL CONSOLIDATION TEST Project: Town Center Senior Residences at Wheat Ridge 1 rerracon Site: Wheat Ridge, Colorado Job #: 25115058 Date: 6 -08 -11 Exhibit B3 7y pcf WC,% • 2 24.Oft CLAYSTONE 106 21 Q _Z K r m J Q I PRESSURE, psf Specimen Identification I Classification Y,, pcf WC,% 3 14.0ft 1 SANDY LEAN CLAY 123 10 Notes: SWELL CONSOLIDATION TEST Project: Town Center Senior Residences at Wheat Ridge 1 rerracon Site: Wheat Ridge, Colorado Job M 25115058 Date: 6 -08 -11 Exhibit B-4 U) J a 0 s s 4 2 2 4 100 1,000 10,000 PRESSURE, psf Specimen Identification I Classification Y pcf WC,% 1 91 3 19.Oft I CLAYSTONE 96 24 Notes: SWELL CONSOLIDATION TEST Project: Town Center Senior Residences at Wheat Ridge 1 �erracon Site: Wheat Ridge, Colorado Job #: 25115058 Date: 6 -08 -11 Exhibit B-5 1 INCHES I U.S. SIEVE NUMBERS HYDROMETER 11118��1 I i■ d i C\■ o■ 811118 ■ 81 m 8 tl oil "I GRAIN SIZE IN MILLIMETERS COBBLES GRAVEL SAND SILT OR CLAY coarse I fine coarse medium I fine Specimen Identification Classification LL PL PI Cc Cu 10 1 4.Oft SILTY SAND(SM) NP NP NP Specimen Identification D100 D60 D30 D10 %Gravel I %Sand %Silt I %Clay 1 *1 1 4.Oft 4.75 0.276 0.111 0.0 1 82.4 17.6 GRAIN SIZE DISTRIBUTION Project: Town Center Senior Residences at Wheat Ridge 1 rerracon Site: Wheat Ridge, Colorado Job #: 25115058 Date: 6 -13 -11 Exhibit B-6 N M Vf � O u E m E w 3 m rn a m a a c a z z z K `m w a• W m (7 Q J z Z z ❑ O N O A N O N m Q � # C W a o N H • °. 0 � v (n Q N_ O O ry W U) V O N n E D W Z m W w < < m Ea ❑ r •L - O O N m 0 LO (n N IL 6 W �c Z Z N v H of o< o E E N m � a C C E X m x m J Q' v a a E E° LL W U y t H N N N N O �N @ O I— I 3 ` v O O O O N Z y > > ❑o ° m W y > Z de << QQ c j O d aD N H OD N OI at ° 00 N N - mm a ❑ U U dm c W E U EE 3 a o y G m M m In m N M O N Of a o o c v jQ 0 ° O O O< O< N O O< d y a < < M nnm LL C N'N N U IL d = o U d w m c 0 Y o�Ew y C f V f J f f m a d m o E c V . N y y y U N y 2i Em W O M O o m mmm EEm-uc U -dam 0 a v N o «5c v 'oom' -_o a c u d V p rn N N O� V O N@ O. °° E S T 7 > y E E J 2'N C n -- V E00 Vx(/)c >m rn Li -V 0cc o 'OZ < << N N M M M R V Z t > I ZZ W-Nm�ow m N � N N t tD 1 1f1 r rfl h h N N O O V O O 1 1 •' ►m►3s] SUPPORTING DOCUMENTS GENERAL NOTES DRILLING B SAMPLING SYMBOLS: SS: Split Spoon - 1- I.D., 2" O.D., unless otherwise noted HS: Hollow Stem Auger ST: Thin - Walled Tube - 2" O.D., unless otherwise noted PA: Power Auger RS: Ring Sampler - 2.42" I.D., 3" O.D., unless otherwise noted HA: Hand Auger DB: Diamond Bit Coring - 4 ", N, B RB: Rock Bit BS: Bulk Sample or Auger Sample WB: Wash Boring or Mud Rotary The number of blows required to advance a standard 2 -inch O.D. split -spoon sampler (SS) the last 12 inches of the total 18 -inch penetration with a 140 -pound hammer falling 30 inches is considered the "Standard Penetration" or "N- value ". For 3" O.D. ring samplers (RS) the penetration value is reported as the number of blows required to advance the sampler 12 inches using a 140 - pound hammer falling 30 inches, reported as "blows per foot," and is not considered equivalent to the "Standard Penetration" or "N- value ". WATER LEVEL MEASUREMENT SYMBOLS: WL: Water Level WS: While Sampling WCI: Wet Cave in WD: While Drilling DCI: Dry Cave in BCR: Before Casing Removal AB: After Boring ACR: After Casing Removal Water levels indicated on the boring logs are the levels measured in the borings at the times indicated. Groundwater levels at other times and other locations across the site could vary. In pervious soils, the indicated levels may reflect the location of groundwater. In low permeability soils, the accurate determination of groundwater levels may not be possible with only short- term observations. DESCRIPTIVE SOIL CLASSIFICATION: Soil classification is based on the Unified Classification System. Coarse Grained Soils have more than 50% of their dry weight retained on a #200 sieve; their principal descriptors are: boulders, cobbles, gravel or sand. Fine Grained Soils have less than 50% of their dry weight retained on a #200 sieve; they are principally described as clays if they are plastic and silts if they are slightly plastic or non - plastic. Major constituents may be added as modifiers and minor constituents may be added according to the relative proportions based on grain size. In addition to gradation, coarse - grained soils are defined on the basis of their in -place relative density and fine- grained soils on the basis of their consistency. FINE- GRAINED SOILS COARSE - GRAINED SOILS BEDROCK RjJS, (SS) (RS) ,(S1 Relative (RS) (SS) Blows /Ft. Blows /Ft. Consistency Blows /Ft. Blows /Ft. Dens! Blows /Ft. Blows /Ft. Consistency <3 0 -2 Very Soft 0 -6 < 3 Very Loose < 30 < 20 Weathered 3 -4 34 Soft 7 -18 4 -9 Loose 30 -49 20 -29 Firm 5 -9 5 -8 Medium Stiff 19 -58 10 -29 Medium Dense 50 -89 30-49 Medium Hard 10 -18 9 -15 Stiff 59 -98 30 -50 Dense 90 -119 50 -79 Hard 19-42 16 -30 Very Stiff > 98 > 50 Very Dense > 119 > 79 Very Hard > 42 > 30 Hard RELATIVE PROPORTIONS OF SAND AND GRAIN SIZE TERMINOLOGY GRAVEL Descriptive Terms of Percent of Major Component Other Constituents Dry Weight of Sample Particle Size Trace <15 Boulders Over 12 in. (300mm) With 15 -29 Cobbles 12 in. to 3 in. (300mm to 75 mm) Modifier > 30 Gravel 3 in. to #4 sieve (75mm to 4.75 mm) Sand #4 to #200 sieve (4.75mm to 0.075mm) Silt or Clay Passing #200 Sieve (0.075mm) RELATIVE PROPORTIONS OF FINES PLASTICITY DESCRIPTION Descriptive Terms of Percent of Other Constituents Dry Weight Term Plasticity Index Non - plastic 0 Trace <5 Low 1 -10 With 5 -12 Medium 1 Modifiers >12 High 30+ 0+ Exhibit C -1 UNIFIED SOIL CLASSIFICATION SYSTEM Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests Coarse Grained Soils Gravels Clean Gravels Cu > 4 and 1 s 3` More than 50% of coarse Less than 5 % fines` Cu <4 and /or 1 > Cc> 3` More than 50% retained fraction retained on Gravels with Fines More Fines classify as ML or M on No. 200 sieve No. 4 sieve Sands 50% or more of coarse fraction passes No. 4 sieve Fine - Grained Soils Silts and Clays 50% or more passes the Liquid limit less than 50 No. 200 sieve Silts and Clays Liquid limit 50 or more Highly organic soils than l2 % fines` Fines classify as CL or CH Clean Sands Cu >_ 6 and 1< Cc< 3` Less than 5% fines° Sands with Fines More than 12% fines° Inorganic Group Symbol GW GP GM GC SW Cu <6 and /or 1 > Cc> 3` Fines classify as ML o MH Fines class as C o C PI > 7 and plots on or above "A" line' PI <4 or plots below "A" line' SP SM SC CL ML Organic Liquid limit -oven <0.75 dried Liquid limit - not dried Inorganic PI plots on or a b o ve "A" line PI plots be l o w "A" line Organic Liquid limit - oven dried < 0.75 Liquid limit- not dried v organic matter, dark in color, and organic odor A Based on the material passing the 3-in. (75 -mm) sieve 6 I field sample contained cobbles or boulders, or both, add "with cobbles or boulders, or both" to group name. c Gravels with 5 to 12% fines require dual symbols: GW -GM well graded gravel with silt, GW -GC well graded gravel with clay, GP -GM poorly graded gravel with silt, GP -GC poorly graded gravel with clay. D Sands with 5 to 12% fines require dual symbols: SW -SM well graded sand with silt, SW-SC well graded sand with clay, SP -SM poorly graded sand with sill, SP -SC poorly graded sand with clay z `Cu = D50ID10 Cc = (Da.) Duo x DW 'If soil contains> 15% sand, add "with sand" to group name. 0 1f fines classify as CL -ML, use dual symbol GC -GM, or SC -SM. so 0. W 40 U Z 30 U 5 20 a 10 7 4 0 0 10 16 'CI 30 40 5o Go 70 80 90 100 110 �1 Soil Group Name Well graded gra Poorly graded gravel` Silty gravel a Clayey gravel Well graded sand' Poody graded sand' Silty sand'"' Clavev sand' "' Silt — Organic day"`"" Organic silt CH Fat clay MH Elastic silr OH Organic clay" Organic silt' PT Peat All, fines are organic, add "with organic fines" to group name. ' If soil contains 215°/ gravel, add "with gravel" to group name. ' If Atterberg limits plot in shaded area, soil is a CL -ML, silty clay. "If soil contains 15 to 29% plus No. 200, add "with sand" or'with gravel," whichever is predominant. L If soil contains 2 30% plus No. 200 predominantly sand, add "sandy" to group name. M Y soil contains > 30% plus No. 200, predominantly gravel, add "gravelly" to group name. N PI >_ 4 and plots on or above "A" line. ° PI <4 or plots below "A" line. `PI plots on or above "A" line. O R plots below "A" line. I For classllicatim of flrla-gralruid soils and ftn"ralned fraction Lof coarse- grahred cogs s Equation of W- Hne •P Horizontal at PI=4 to 1 1-95.5. M en Pi- 0.73(LL -2a) ° Equation of'P -Tina +ot i Vertical at LL--16 to P1 =7, G F Men PI =0.9 ILL-6) o� a� MH or OH I �- ML or OIL ROCK CLASSIFICATION (Based on ASTM C -294) Sedimentary Rocks Sedimentary rocks are stratified materials laid down by water or wind. The sediments may be composed of particles or pre- existing rocks derived by mechanical weathering, evaporation or by chemical or organic origin. The sediments are usually indurated by cementation or compaction. Chert Very fine- grained siliceous rock composed of micro - crystalline or cyrptocrystalline quartz, chalcedony or opal. Cheri is various colored, porous to dense, hard and has a conchoidal to splintery fracture. Claystone Fine - grained rock composed of or derived by erosion of silts and clays or any rock containing clay. Soft massive and may contain carbonate minerals. Conglomerate Rock consisting of a considerable amount of rounded gravel, sand and cobbles with or without interstitial or cementing material. The cementing or interstitial material may be quartz, opal, calcite, dolomite, clay, iron oxides or other materials. Dolomite A fine- grained carbonate rock consisting of the mineral dolomite [CaMg(CO May contain noncarbonate impurities such as quartz, chert, clay minerals, organic matter, gypsum and sulfides. Reacts with hydrochloric acid (HCL). Limestone A fine - grained carbonate rock consisting of the mineral calcite (CaCO May contain noncarbonate impurities such as quartz, chert, clay minerals, organic matter, gypsum and sulfides. Reacts with hydrochloric acid (HCL). Sandstone Rock consisting of particles of sand with or without interstitial and cementing materials. The cementing or interstitial material may be quartz, opal, calcite, dolomite, clay, iron oxides or other material. Shale Fine - grained rock composed of or derived by erosion of silts and clays or any rock containing clay. Shale is hard, platy, of fissile may be gray, black, reddish or green and may contain some carbonate minerals (calcareous shale). Siltstone Fine grained rock composed of or derived by erosion of silts or rock containing silt. Siltstones consist predominantly of silt sized particles (0.0625 to 0.002 mm in diameter) and are intermediate rocks between claystones and sandstones and may contain carbonate minerals. Exhibit C -3 LABORATORY TEST SIGNIFICANCE AND PURPOSE TEST SIGNIFICANCE PURPOSE California Bearing Used to evaluate the potential strength of subgrade soil, Pavement Thickness Ratio subbase, and base course material, including recycled Design materials for use in road and airfield pavements. Consolidation Used to develop an estimate of both the rate and amount of Foundation Design both differential and total settlement of a structure. Direct Shear Used to determine the consolidated drained shear strength Bearing Capacity, of soil or rock. Foundation Design, and Slope Stability Dry Density Used to determine the in -place density of natural, inorganic, Index Property Soil fine- grained soils. Behavior Expansion Used to measure the expansive potential of fine- grained Foundation and Slab soil and to provide a basis for swell potential classification. Design Gradation Used for the quantitative determination of the distribution of Soil Classification particle sizes in soil. Liquid & Plastic Limit, Used as an integral part of engineering classification Soil Classification Plasticity Index systems to characterize the fine- grained fraction of soils, and to specify the fine- grained fraction of construction materials. Permeability Used to determine the capacity of soil or rock to conduct a Groundwater Flow liquid or gas. Analysis pH Used to determine the degree of acidity or alkalinity of a Corrosion Potential soil. Resistivity Used to indicate the relative ability of a soil medium to carry Corrosion Potential electrical currents. R -Value Used to evaluate the potential strength of subgrade soil, Pavement Thickness subbase, and base course material, including recycled Design materials for use in road and airfield pavements. Soluble Sulfate Used to determine the quantitative amount of soluble Corrosion Potential sulfates within a soil mass. Unconfined Used to obtain the approximate compressive strength of Bearing Capacity Compression soils that possess sufficient cohesion to permit testing in the Analysis for unconfined state. Foundations Water Content Used to determine the quantitative amount of water in a soil Index Property Soil mass. Behavior Exhibit C-4 REPORT TERMINOLOGY (Based on ASTM D653) Allowable Soil The recommended maximum contact stress developed at the interface of the foundation Bearing Capacity element and the supporting material. Alluvium Soil, the constituents of which have been transported in suspension by flowing water and subsequently deposited by sedimentation. Aggregate Base A layer of specified material placed on a subgrade or subbase usually beneath slabs or Course pavements. Backtill A specified material placed and compacted in a confined area. Bedrock A natural aggregate of mineral grains connected by strong and permanent cohesive forces. Usually requires drilling, wedging, blasting or other methods of extraordinary force for excavation. Bench A horizontal surface in a sloped deposit. Caisson (Drilled A concrete foundation element cast in a circular excavation that may have an enlarged Pier or Shaft) base. Sometimes referred to as a cast -in -place pier or drilled shaft. Coefficient of A constant proportionality factor relating normal stress and the corresponding shear stress Friction at which sliding starts between the two surfaces. Co/luvium Soil, the constituents of which have been deposited chiefly by gravity such as at the foot of a slope or cliff. Compaction The densification of a soil by means of mechanical manipulation Concrete Slab -on- A concrete surface layer cast directly upon a base, subbase or subgrade, and typically used Grade as a floor system. Differential Unequal settlement or heave between, or within foundation elements of structure. Movement Earth Pressure The pressure exerted by soil on any boundary such as a foundation wall. ESAL Equivalent Single Axle Load, a criteria used to convert traffic to a uniform standard, (18,000 pound axle loads). Engineered Fill Specified material placed and compacted to specified density and /or moisture conditions under observations of a representative of a geotechnical engineer. Equivalent Fluid A hypothetical fluid having a unit weight such that it will produce a pressure against a lateral support presumed to be equivalent to that produced by the actual soil. This simplified approach is valid only when deformation conditions are such that the pressure increases linearly with depth and the wall friction is neglected. Existing Fill (or Materials deposited throughout the action of man prior to exploration of the site. Man -Made Fill) Existing Grade The ground surface at the time of field exploration. Exhibit C -5 REPORT TERMINOLOGY (Based on ASTM D653) Expansive Potential The potential of a soil to expand (increase in volume) due to absorption of moisture. Finished Grade The final grade created as a part of the project. Footing A portion of the foundation of a structure that transmits loads directly to the soil. Foundation The lower part of a structure that transmits the loads to the soil or bedrock. Frost Depth The depth at which the ground becomes frozen during the winter season. Grade Seam A foundation element or wall, typically constructed of reinforced concrete, used to span between other foundation elements such as drilled piers. Groundwater Subsurface water found in the zone of saturation of soils or within fractures in bedrock. Heave Upward movement. Lithologic The characteristics that describe the composition and texture of soil and rock by observation. Native Grade The naturally occurring ground surface. Native Soil Naturally occurring on -site soil, sometimes referred to as natural soil. Optimum Moisture The water content at which a soil can be compacted to a maximum dry unit weight by a given Content compactive effort. Perched Water Groundwater, usually of limited area maintained above a normal water elevation by the presence of an intervening relatively impervious continuous stratum. Scarify To mechanically loosen soil or break down existing soil structure. Settlement Downward movement. Skin Friction (Side The frictional resistance developed between soil and an element of the structure such as a Shear) drilled pier. Soil (Earth) Sediments or other unconsolidated accumulations of solid particles produced by the physical and chemical disintegration of rocks, and may or may not contain organic matter. Strain The change in length per unit of length in a given direction. Stress The force per unit area acting within a soil mass. Strip To remove from present location. Subbase A layer of specified material in a pavement system between the subgrade and base course. Subgrade The soil prepared and compacted to support a structure, slab or pavement system. Exhibit C -6 WAZEE PARTNERS, LLC 230015 Street, Suite 425 Denver, CO 80202 720- 420 -1568; FAX: 877- 444 -1877 WHEAT RIDGE TOWN CENTER APARTMENTS PROJECT NARRATIVE / STATEMENT OF PROPOSED USES I. General Proiect Description Wheat Ridge Town Center Apartments is a proposed 88 unit affordable senior housing apartment project. The project will be 100% rent restricted to persons whose incomes do not exceed 40 %, 50% and 60% AMI categories. The proposed project is located in the Town Center Redevelopment Project, at the southeast corner of 44 Ave. and Wadsworth Boulevard in Wheat Ridge, CO. • Occupancy will be restricted to persons aged 62 and older. II. Building Profile and On -Site Amenities • There will be 66 1- BR/1 -BA units and 22 2-BR/IBA units consisting of a total of three unit types: o 66 Type A -1 Units (1BR/1BA) at 632 net rentable square feet (705 SF gross); o 19 Type B -1 Units (2BRABA) at 770 net rentable square feet (852 SF gross); o 3 Type B -2 Units (2BR/1BA) at 820 net rentable square feet (902 SF gross); • The building will be situated on a roughly 2.2 acre site; The building will be 88,141 square feet, of which 66,224 square feet is gross rentable apartment space (59,602 net rentable) and 16,196 square feet is common area space with the balance (5,721 square feet) being garages; The common spaces will consist of a fitness room, outdoor patios, outdoor courtyard, mail room, library with fireplace, community room, bistro /coffee bar, entertainment kitchen, multi - purpose space (movies and Wii fitness), offices, mechanical equipment, computers with internet access, equipment storage, resident storage, two elevators and corridors; • The Project will consist of four stories of wood frame construction, elevator served, slab on grade; • Resident parking will consist of 86 surface spaces and 24 garages, for a total of 110 car spaces. This equates to a parking ratio of 1.25 to 1. The garages will be provided free of charge on a first come first served basis; • The four story building will have two elevator and four entries- all of them secure; • Exterior amenities include a landscaped exterior courtyard located on the ground floor on the south side of the building, which will feature sun shades, outdoor seating, resident gas grills and flower planters along with partially covered patios at the ground floor on the north side. • Surrounding the building will be trees and landscaped planting beds located between the perimeter sidewalks and the building. • Management and activities coordination will be offered on the first floor. • The building will also contain 21 auxiliary storage closets for the residents that will be offered on a first come first serve basis free of charge. They are located on floors two, three and four — at seven per floor. On each of those floors, there are three storage closets of 35 square feet (5'x6') and four storage closets of 16 square feet (4'x4'). III. Exterior Building Materials • Roof Type and Color: 30 year Asphalt Shingles Rooftop solar panels are currently being considered. If solar panels will be used, they will be integrated into the design of the roof to minimize appearance. • Wall Treatment: Brick and Stucco • Glass and Glazing: Vinyl Single Hung windows IV. Construction Timing • We anticipate at September 12` plat approval and are targeting all building approvals and permits to be ready as soon as possible thereafter. HAYES, PHILLIPS, HOFFMANN & CARBERRY, P.C. 1350 Seventeenth Street, Suite 450 Denver, Colorado 80202 -1576 Telephone: (303) 825 -6444 Facsimile: (303) 825 -1269 John E. Hayes Corey Y. Hoffmann Kendra L. Carberry Jefferson H. Parker Of Counsel Herbert C. Phillips Fairplay Office Hilary M. Graham 675 Main Street Gregory D. Graham P.O. Box 1046 Charissa A. Eckhout Fairplay, CO 80440 Telephone: (719) 836 -9005 Facsimile: (719) 836 -9010 April 16, 2008 Attn: Jodie King LandAmerica 710 Kipling St., Suite 403 Lakewood, Colorado 80215 Re: Wheat Ridge Urban Renewal Authority — Closing Documents and Related Material Dear Jodie: Enclosed, please find all the documents necessary to close on the purchase and sale of the Karl and Vohoska properties in the City of Wheat Ridge. I have enclosed the following documents: Karl Closin¢ Closing documents Closing instructions Purchaser's Settlement Statement Seller's Settlement Statement Real Estate Tax Agreement Real Estate Water and Sewer Agreement Real Property Transfer Declaration Final Affidavit and Agreement Warranty Deed Quit Claim Deed 4116108 Q- IOSERSIRT URAVKARLVOHOSK ACLOSINGILANDAMERICA COVERLETTER LOI.DOC April 16, 2008 Page 2 Rate Classification Disclosure Payoff Letter Payoff Instructions Payoff Indemnification Agreement Seller's Certification of Non - Foreign Status DR 1083 Substitute Form 1099 S Purchase and Sale Agreement Agreement dated March 17, 2008 First Addendum Second Addendum Other Escrow Wiring Instructions Affidavit of Milloie E. Karl (pertaining to month- to-month leases) Vohoska Closin¢ Closing documents Closing instructions Purchaser's Settlement Statement Seller's Settlement Statement Real Estate Tax Agreement Real Estate Water and Sewer Agreement Final Affidavit and Agreement Warranty Deed Rate Classification Disclosure DR 1083 Seller's Certification of Non - Foreign Status (Majorie Vohoska) Seller's Certification of Non- Foreign Status (Vernon Vohoska) Substitute Fomi 1099 S Escrow Instructions (and Exhibit A and Schedule A and B, and Schedule B Attachmnent) Purchase and Sale Agreement Agreement dated December 17, 2007 Other Affidavit of Majorie Vohoska (pertaining to leases) Affidavit of Vernon Vohoska (pertaining to leases) I believe these are all the documents necessary to complete the closing tomorrow, April 17, 2008. If you have any questions or concerns, please do not hesitate to contact me at my d /16!08 Q: IUSERSUYRURAI KARL VOHOSKACLOS/ NGILANDAMERICA_COVERLEMR_LOLDOC April 16, 2008 Page 3 office, or if I am out of the office, on my mobile phone at 303 - 905 -2393. Thank you very much for your assistance with this matter. I truly appreciate your hard work in pulling all the documents together. Very truly yours, Jeff Lkson H. Parker i hparker(ryhnhcl aw.com Encl. Closing documents for Karl and Vohoska properties CC. Milloie E. Karl Vernon and Marjorie Vohoska Patrick Goff, WRURA Executive Director f/!6 /08 Q.- IOSERSIlyRURAIKARLVOHOSK ACLOSINGILANDAME)ZICA COVERLETTER LOI.DOC CLOSING INSTRUCTIONS THIS IS A LEGAL INSTRUMENT. IF NOT UNDERSTOOD, LEGAL, TAX OR OTHER COUNSEL SHOULD BE CONSULTED BEFORE SIGNING. TO: Transnation Title Insurance Company RE: 7540 W 44th Ave DATE: April 17, 2008 Wheat Ridge, CO 80033 1. PARTIES, PROPERTY. Vernon D. Vohoska and Marjorie I. Vohoska (Seller) and Wheat Ridge Urban Renewal Authority (Buyer) engage Transnatlon Title Insurance Company (Closing Agent) who agrees to provide closing and settlement services in connection with the closing of the following described real estate in the County of Jefferson, Colorado, to wit: LOT 3 EX S82 M/L KEY A TOTAL 3.766 AM /L / 164,047 SF EX N87.57 OF LOT 3 CON .562 AM /L PER F0460101 TOTAL 3.204 AM /L / 139,582 SF LOT 3 EX S82 M/L KEY Also known as: 7540 W 44th Ave, Wheat Ridge, CO 80033 2. INFORMATION, PREPARATION. Closing Agent is authorized to obtain information, and agrees to prepare, obtain, deliver and record all documents, excluding preparation of legal documents, necessary to carry out the terms and conditions of the contract to buy and sell real estate, dated December 17, 2007, with ALL amendments and counterproposals attached (Contract), and made part of this document. 3. CLOSING FEE. Closing Agent will receive a fee not to exceed $230.00 for providing these closing and settlement services to be the expense of the buyer. 4. GOOD FUNDS. Closing agent is authorized to receive funds and to disburse funds when all funds received are either: (a) available for immediate withdrawal as a matter of right from the financial institution in which the funds have been deposited; (b) or are available for immediate vthdrawal as a consequence of an agreement of a financial institution in which the funds are to be deposited or a financial institution upon which the funds are to be drawn (Good Funds). S. RELEASE, DISBURSEMENT. Closing Agent is not authorized to release any documents or things of value prior to receipt and disbursement of Good Funds, except as provided in paragraphs 10, 11 and 17. 6. DISBURSER. Closing Agent shall disburse all funds in closing except those funds as may be separately disclosed in writing to Buyer and Seller by Closing Agent or Buyer's lender on or before closing. 7. SELLER'S NET PROCEEDS. Seller will receive the net proceeds of closing as indicated _ X Closing Agent Trust Account Check — Cashier's Check at Seller's expense Funds Electronically transferred to an account specified by Seller at Seller's expense 8. FURNISH INFORMATION AND DOCUMENTS. Buyer and Seller will furnish any additional information and documents required by closing Agent which will be necessary to complete this transaction, and Buyer and Seller further agree to sign and complete all and customary required documents at closing to fulfill the Contract 9. CLOSING STATEMENT. Closing Agent will prepare and deliver an accurate, complete, and detailed closing statement to Buyer and Seller at time of closing. 10. FAILURE OF CLOSING. If closing does not occur, Closing Agent, except as provided herein, is authorized and agrees to return all documents, monies, and things of value to the depositing party and Closing Agent will be relieved from any further duty, responsibility or liability in connection with these instruments. In addition, any promissory note, deed of trust, or other evidence of indebtedness signed by Buyer, shall be voided by Closing Agent, with the original(s) returned to Buyer and copy to Buyer's lender. 11. EARNEST MONEY DISPUTE. Except as otherwise provided herein, Closing Agent shall release the Earnest Money as directed by written mutual instructions signed by both Buyer and Seller. In the event of any controversy regarding the Earnest Money held by Closing Agent (notwithstanding any termination of the Contract), Closing Agent shall not be required to take any action. Closing Agent, at its option and sole ,,ic — i^n mm%i rat await anv nmraadina_ (b) internlead all Darties and deoosit Earnest Money and other money 13. WITHHOLDING. The Internal Revenue Service and the Colorado Department of Revenue may require Closing Agent to withhold a substantial portion of the proceeds of this sale when Seller either (a) is a foreign person or (b) will not be a Colorado resident after Closing. Seller should inquire of Seller's tax advisor to determine if withholding applies or if an exemption exists. 14. SPECIAL INSTRUCTIONS. None IS. COUNTERPARTS. This document may be executed by Buyer, Seller and Closing Agent, separately, and when each party has executed a copy such copies taken together shall be deemed to be a full and complete contract between the parties. 16. TAXES AND SPECIAL ASSESSMENTS. The Closing Agent is to comply with the instructions of the Buyer's Lender regarding the payment of all real property taxes and special assessments despite any provision in these printed Closing Instructions or the Sale and Purchase Agreement to the contrary. The parties agree to, and do hereby, hold Closing Agent and the Title Insurance Company harmless regarding said real property taxes and special assessments paid or to be paid by others. 17. ESCROW MONEY DISPUTE. If any conflicting demands are made on the Closing Agent, at it's sole discretion, Closing Agent may hold any monies, documents, and things of value received from any party except Buyer's tender. Closing Agent shall retain such items until (1) receipt of mutual written instruction from Buyer and Seller; or (2) until a civil action between Buyer and Seller shall have been finally concluded in a Court of competent jurisdiction; or (3) in the alternative, Closing Agent may, in its' sole discretion, commence a civil action to interplead, or, interplead in any existing civil action, any documents, monies or other things of value received by Closing Agent. Such deposit with the Court shall relieve Closing Agent of all further liability and responsibility and Closing Agent shall be entitled to all court costs and reasonable attorney's fee. 16. NOTICE, DELIVERY AND CHOICE OF LAW. a. Physical Delivery. Except as provided in § 18b below, all notices must be in writing. Any notice to Buyer shall be effective when received by Buyer or Selling Brokerage Firm, any notice to Seller shall be effective when received by Seller or Listing Brokerage Firm, and any notice to Closing Agent shall be effective when physically received by Closing Agent. b. Electronic Delivery. As an alternative to physical delivery, any signed documents and written notice may be delivered in electronic form by the following indicated methods only: ❑ Facsimile ❑ E -mail ❑ No Electronic Delivery. Documents with original signatures shall be provided upon request of any party. c. Choice of Law. This contract and all disputes arising hereunder shall be governed by and construed in accordance with the laws of the State of Colorado that would be applicable to Colorado residents who sign a contract in this state for property located in Colorado. APPROVED AND ACCEPTED A 4 ' 4 � Wheat Ridge Urban Renewal Authority Ia by: _6>l!ti Terrell Williams, Chairman Closing Agent: Transnation Title Insurance Company Escrow Officer: Jodie King LandAmerica Transnation Title Insurance Company 710 Kipling Street, Suite 403 Lakewood, CO 80215 Settlement Date: 04/17/2008 Proration Date: 04/17/2008 PURCHASER'S SETTLEMENT STATEMENT Buyer(s): Wheat Ridge Urban Renewal Authority Seller(s): Vernon D. Vohoska and Marjorie I. Vohoska Property: 7540 W 44th Ave Wheat Ridge, CO 80033 LOT 3 EX S82 M/L KEY A TOTAL 3.766 AM /L / 164,047 SF EX N87.57 OF LOT 3 CON .562 AM /L PER F0460101 TOTAL 3.204 AM /L / 139,582 SF LOT 3 EX S82 M/L KEY DEBIT Contract Sales Price Deposit or earnest money Principal amount of new loan(s) Option per Contract County taxes 1/1/2008 to 4/17/2008 Settlement or closing fee to LandAmerica Transnation Title insurance to LandAmerica Transnation Tax Information Services to LandAmerica Transnation Recording Fees: Deed $11.00 State Tax /Stamps $1,500,000.00 $230.00 $125.00 $30.00 $11.00 $150.00 Sub Total $1,500,546.00 Balance Due to Purchaser $1,626.34 Total $1,502,172.34 The above figures do not include sales or use taxes on personal property. APPROVED AND ACCEPTED Broker: Wheat Ridge Urban Renewal Authority By: CREDIT $75,000.00 $1,417,500.00 $7,500.00 $2,172.34 $1,502,17234 $1,502,172.34 LandAmerica Transnation Title Insurance Company , l.L � By: Jodie King by: Escrow Officer Terrell Williams, Chairman LandAmerica Transnation Title Insurance Company 710 Kipling Street, Suite 403 Lakewood, CO 80215 Settlement Date: 04/17/2008 Proration Date: 04/17/2008 SELLER'S SETTLEMENT STATEMENT Seller(s): Vernon D. Vohoska and Marjorie I. Vohoska . Buyer(s): Wheat Ridge Urban Renewal Authority Property: 7540 W 44th Ave Wheat Ridge, CO 80033 LOT 3 EX 582 M/L KEY A TOTAL 3.766 AM /L / 164,047 SF EX N87.57 OF LOT 3 CON .562 AM /L PER F0460101 TOTAL 3.204 AM /L / 139,582 SF LOT 3 EX S82 M/L KEY DEBIT CREDIT Contract Sales Price $1,500,000.00 County taxes 1/1/2008 to 4/17/2008 $2,172.34 Title insurance to LandAmerica Transnation $3,333.00 2% Colorado withholding to State of Colorado $30,000.00 Sub Total $35,505.34 $1,500,000.00 Balance Due To Seller $1,464,494.66 Total $1,500,000.00 The above figures do not include sales or use taxes on personal property. APPROVED AND ACCEPTED S Vernon D.VOhoska Ma ' o' oska $1,500,000.00 LandAmerica Transnation Title Insurance Company By: Jodie King Escrow Officer File No.: 43- 0002124 REAL ESTATE TAX AGREEMENT 1. With respect to the property known as 7540 W 44th Ave, Wheat Ridge. CO 80033, Buyer and Seller understand and agree that taxes for the current year have been prorated as of this date on the basis of: The most recent assessment ($ ) and mill levy ( ) as obtained from the County Assessor's/Treasurer's Office. X Tax proration was based on taxes for the calendar year immediately preceding closing. ($2,172.34 has been prorated based on a total of $7,430.62.) No prorations have been made. Other: Such proration shall be a final settlement unless otherwise agreed to In writing by buyer and seller. If the proration is not a final settlement, the Buyer and Seller being the undersigned hereto, hereby agree that they assume full responsibility for pursuing and effecting the adjustment, and that Transnatlon Title Insurance Company shall have no responsibility in regard thereto. ASSESSMENTS 11. It is understood and agreed by and between the Buyer and Seller that: _A_ Seller hereby certifies to the Buyer and the Escrow Agent that there are no special assessments or outstanding tax sales affecting subject property. _ Unless otherwise agreed to in writing by the parties, Special Improvements Installed as of the date of Buyer's signature on the contract for the purchase and sale of real estate, whether assessed or not, shall be paid by Seller and paid in Full. _ Special Improvements now to and being paid In annual Installments are to be assumed by the Buyer. In the event Information concerning real estate property taxes and special assessments is obtained verbally from the County Assessor's /Treasurer's Office, Transnatlon Title Insurance Company shall have no liability for any erroneous Information. DATED: April 17, 2008 APPROVED AND ACCEPTED Buyer Wheat Ridge Urban Renewal Authority by: t'i- Terrell Williams, Chairman Smeller �J Vohoska . C\ NOTE TO SELLER: WE MUST COLLECT THE PRIOR YEARS TAXES ON YOUR CLOSING STATEMENT, IF NOT SHOWN PAID BY THE COUNTY. IF YOUR LENDER IS ESCROWING TAXES FOR YOU. IT IS POSSIBLE THAT THEY MAY PAY YOUR TAXES TO THE COUNTY AND NOT SEND YOU A FULL ESCROW FUND CHECK AFTER THE LOAN IS PAID OFF. IT IS YOUR RESPONSIBILITY TO SECURE A REFUND FROM YOUR LENDER OR THE COUNTY. CL -Real Estate Tax Agmt Re No. 43 -0002124 REAL ESTATE WATER AND SEWER AGREEMENT Closing Date: April 17, 2008 it is hereby understood and agreed between the purchasers) and seller(s) of property known as: 7540 W 44th Ave, Wheat Ridge, CO 80033. The water and sewer account is: Metered: Escrow Agent has withheld $ pending receipt of a final water /sewer statement. Funds withheld In excess of the amount due on the final statement shall be returned to the seller. Flat Rate for the following service for the billing period From through In the amount of $ Is: _ paid _ due. Escrow Agent has prorated water /sewer account from date of closing per contract. Escrow Agent has prorated the storm drainage assessment for the billing period from through in the amount of $ I5: _ paid _ due. waterlsewer are Included In the HOA dues. Escrow Agent has not adjusted for water and sewer. Adjustment required will be made between buyer(s) and seller(s) and are not a part of the closing. Property is well and septic; no adjustment or proration required. Escrow Agent has received the final waterfsewer statement. Any payment(s) as Indicated on the T settlement statement shall be considered a final settlement x Other: vacant land it funds withheld and /or prorated are insufficient to pay the final water /sewer statement in full, then Escrow Agent shall make a partial payment equal to the withheld funds. Escrow Agent shall mall seller and purchaser a copy of the check and final statement. Escrow Agent shall have no further responsibility and seller and /or purchaser must complete payment. OTHER UTILITIES ADIUSTED OUTSIDE OF CLOSING The undersigned Buyer(s) and Seller(s) agree that the payment and /or adjustment of any other utility(les), including but not limited to gas, electric, cable, etc., shall take place outside closing, if at all. Buyers) and Seller(s) agree that they assume full responsibility for pursuing and effecting such payment and /or adjustment, and that Transnation Title Insurance Company shall have no responsibility in regard thereto. APPROVED AND ACCEPTED: Buyer setter Wheat Ridge Urban Renewal Authority er on D. Vohoska bY: -��V lr� _? Marjorie 1. oska Terrell Williams, Chairman File No.: 43- 0002124 11245073 Real Estate water a Sewer Agmt -0. .3135/08 2:00 PH Seller Forwarding Address: Use Current Address: 10991 E. Onyx Ct, Scottsdale, AZ 85259 ❑ Use Forwarding Address: %AR0- %Go' ks Phone Number File No.: 43- 0002124 11245073 Real Estate Water 6 Sewer Agmt-CL 3725/08 2:00 PM FINAL AFFIDAVIT AND AGREEMENT The undersigned (collectively and /or individually, "Affiant") being first duly sworn, and under penalty of perjury on oath do state, covenant with and warrant to Transnation Title Insurance Company and /or the Grantee(s) Wheat Ridge Urban Renewal Authority: 1. That Affiant has an interest in the land described in Transnation Title Insurance Company Commitment /Policy No. 43- 0002124 and /or in the proceeds from the sale and /or refinance of the land described as follows: See Legal Description in the above - referenced Title Commitment /Policy Property Address: 7540 W 44th Ave, Wheat Ridge, CO 60033 2. That no labor or material has been furnished to the subject property within the last six months and there are no pending contracts for improvements to the subject premises. Exceptions, if any: 3. That since Affiant acquired his /her /their /its interest in the subject property, Affiant has not done or suffered to be done anything that could in any way affect the title to said property, and no proceedings have been filed by or against Affiant, nor has any judgment or decree been rendered against Affiant, nor is there any judgment note, other instrument or judicial proceeding that can result in a judgment or decree against Affiant within 60 days from the date hereof. Exceptions, if any: 4. That all water bills, taxes, real estate taxes and special assessments, except current bills, are paid, that all insurance policies assigned, if any, are paid, and that all Homeowner, Subdivision, and /or Condominium Association dues, if any, are paid current. 51 That the improvements (house, garage, outbuildings, etc.) on subject property are within the boundary lines and setback lines, if any, of said property and do not encroach upon any easement or right of way; that there are no encroachments by improvements (fences, walkways, driveways, eaves, drains, etc.) on adjoining property onto subject property and that I /we /it know(s) of no assertion being made by any adjoining property owner, nor by me /us /it against them, as to the location of boundary lines or disputes as to occupancy of any portion of my /our /its property on their property except: - 6. That Affiant is in undisputed and peaceful possession of the premises and no other parties have any rights or claims to the possession of the premises, except as set forth herein: This instrument is made to induce Transnation Title Insurance Company, to issue an owner's and /or loan title policy and Affiant agrees to indemnify the Grantee's and /or Transnation Title Insurance Company and /or its assigns against any loss arising out of any false or erroneous statements) rendered therein. Dated: April 17, 2008 Vernon D. Vohoska M rjori ska STATE OF COLORADO )SS COUNTY OF ) Subscribed and sworn to before me on V_4—Avg U by Vernon D. Vohoska and Marjorie I. Vohoska. WHEN RECORDED RETURN TO: Wheat Ridge Urban Renewal Authority 7500 W. 29th Ave - Wheat Ridge, CO 80033 -8001 WARRANTY DEED THIS DEED, dated April 17, 2008, between Vernon 0. Voho*a and Mariorie 1. Vohoska of the County of Pkf� and State of Arizona, grantor(s), and Wheat Ridge Urban Renewal Authority, whose legal address is 7500 W. 29th Ave., Wheat Ridge, Co 80033 -8001, of the County of Jefferson and State of Colorado, grantee(s): WITNESS, that the grantor(s), for and in consideration of the sum of One Million Five Hundred Thousand and 00 /300 Dollars ($1,500,000.00), the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto the grantee(s), his heirs and assigns forever, all the real property, together with Improvements, if any, situate, lying and being in the County of Jefferson and State of Colorado, described as follows: SEE ATTACHED EXHIBIT *A" also known by street and number as: 7540 W 44th Ave, Wheat Ridge, CO 80033 TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of the grantor(s), either in law or equity, of, in and to the above bargained premises, with the hereditaments and appurtenances; TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the 9rantee(z), his heirs and assigns forever. The grantor(s), for himself, his hens, and personal representatives, does covenant, grant, bargain and agree to and with the grantee(s), his heirs and assigns, that at the time of the ensealing and delivery of these presents, he is well seized of the premises above conveyed, has good. sure, perfect, absolute and indefeasible estate of inheritance. In law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature whatsoever, except general taxes for the year 2005 and subsequent years, and except easements, covenants, conditions, restrictions, reservations, and rights of way of record, if any. The grantors) shall and will WARRANT AND FOREVER DEFEND the above - bargained premises in the quiet and peaceable possession of the grantee(s), his heirs and assigns, against all and every person or persons lawfully claiming the whole or any part thereof. The singular number shall include the plural, the plural the singular, and the use of any gender shall be applicable to all gende I ESS}01}tEREgF, qM for has executed this deed on the date sett bov Vernon D. Vohoska ska STATE OF COLORADO 1 )SS (.'OUNY OF { w� ) " " The forego;ng instrument was acknowledged before me on 4 -0 -O0' by Vernon D. Vohoska and Marione I. vohost:a. Witness my hand and official seal. My Commission Expires: ublic SDF $150.00 File No.: 43-0002124 11245073 WD Indv to Indv -DOC 3f2sioe 1:47 PM Exhibit'A" Lot 3, Time Square Subdivision, Except that portion of said Lot 3, lying South of the Northerly line of Lot 1 Time Square Subdivision as if extended from the East line of said Lot 1 to the West line of said Lot 1, which line bears South 89 55' 50" West and which is the South line of the Northwest 1/4 of the Northwest 1/4 of the Southeast 114 of Section 23, Township 3 South, Range 69 West of the 6th P.M., and Except a parcel of land bemg a portion of Lot 3, Time Square Subdivision, being more particularly described as follows: Beginning at the Northwest corner of Said Lot 3, Time Square Subdivision, thence North 89 56' 20" East, along the North line of said Lot 3, a distance of 195.00 feet; thence South 00 02'46m West, a distance of 32.25 feet; thence North 89 56' 20" East, a distance of 133.54 feet to a point on the Easterly line of said Lot 3; thence South 00 02' 46' West, along said Easterly line, a distance of $5.92 feet; thence leaving said Easterly line, South B9° 56' 20" West, a distance of 328 -67 feet to a point on the Westerly line of said Lot 3; thence North 00 03' 46" East, along said Westerly line, a distance of 87.57 feet to the Point of Beginning, County of Jefferson, State of Colorado File No.: 43- 0002124 11245073 wD lady to Indv -DOC 3125108 1;47 PM M LandAmerica RATE CLASSIFICATION DISCLOSURE NOTE: This Is a sale transaction. The specific rate classifications applied to this transaction are disclosed in Schedule A of the commitment. A list of other rate classifications, including discount rates, that may apply are: Basic Rate Concurrent Rate Short Term Rate Expanded Bundled Concurrent Rate Builder /Developer Rate PLEASE ADVISE YOUR TITLE OFFICER IF YOU THINK YOUR TRANSACTION QUALIFIES FOR ONE OF THE ABOVE RATE CLASSIFICATIONS. Please acknowledge your understanding of the above by signing below. n Wheat Ridge Urban Renewal Authority Vernon D. Vohoska by: Terrell Williams, Chairman Date: ` -15 -vs File No.: 43- 0002124 11245073 Rate ClassifiCation Disclosure-CL 3/25/08 1:47 PM OR 0005 WWI) colomoo MPARrMfMr OP.p ...e ...R, co W]OlweoS 343.2W seRVOalst INFORMATION WITH RESPECT TO A CONVEYANCE OF A COLORADO REAL PROPERTY INTEREST 1. Name(s) and address of transferor(s): Vernon ( D. Vohoska and Marjorie 1. Vohoska p Use Current Address: 10991 E. Onyx Ct. Scottsdale, AZ 85259 ❑ Use Forwarding Address: 2. Transferor is (check one): pr individual ❑ Estate ❑ Corporation ❑ Trust ❑ Other 3. Social Security Number(s) or Colorado account number of transferor: 4. Federal employer Identiflcation number of transferor: 5. Type of property sold: Vacant Land 8, Address or legal description of property sold: 7540 W 44th Ave, Wheat Ridge, CO 80033 7. Date of closing: April 17, 2008 8. Selling price of the property ..... ............................... $1,500,000.00 9. Selling price of this transferor's interest ......- ....... $ 10. If Colorado tax is withheld, check this box ......................................................... ............................... C9 11. Amount of tax withheld ............... ............................... 12. If withholding is not made, give reason (check one): a. Affirmation of Colorado residency signed .............................. ............................... ❑ b. Affirmation of permanent place of business signed ............ ............................... ❑ c. Affirmation of principal residence signed ........ ...... .............................. I................ ❑ d. Affirmation of partnership signed ... .... ......... ............... ............ - ............. ......... ❑ e. Affirmation of no tax reasonably estimated to be due or no gain on sale signed ................ ❑ f No net proceeds ........................................................................... ............................... ❑ Name, address and telephone number of the title insurance company or other person providing closing and settlement services with respect to this transfer: LandAmerica 710 Ktpling Street. Suite 403 Lakewood CO 80215 303. 987.0471 File this form together with form 1079 If applicable, within 30 days of the closing date with the COLORADO DEPARTMENT OF REVENUE Denver, CO 80261 -0005 File No.. 43- 0002124 11245073 DR 1093 -CL 3125/08 1;47 PM AFFIRMATION OF COLORADO RESIDENCY I (we) hereby affirm that I am (we are) the transferor(s) or the fiduciary of the transferor of the property described on this Form 1083 and that as of the date of closing I am (we are) or the estate or the trust is a resident of the State of Colorado Signed under the penalty of perjury: Signature of transferor or fiduciary Date spouse's signature if applicable Date AFFIRMATION OF PERMANENT PLACE OF BUSINESS I hereby affirm that the transferor of the property described on this Fonn 1083 is a corporation which maintains a permanent place of business in Colorado. Signed under the penalty or perjury: Signature of corporate officer Date AFFIRMATION OF SALE BY PARTNERSHIP I hereby affirm that the transfer of property described on this form 1083 was sold by an orga uzation defined as a partnership under section 761(a) of the Internal Revenue Code and required to file an annual federal partnership return of Income under section 6031(a) of the Internal Revenue Code. Signed under the penalty of perjury: Signature of general partner Date AFFIRMATION OF PRINCIPAL RESIDENCE I (we) hereby affirm that i am (we are) the transferor(s) of the property described on this Form 1083 and Immediately prior to the transfer it was my (our) principal residence which could qualify for the exclusion of gain provision of section 121 of the Internal Revenue Code. Signed under the penalty of perjury! Signature of transferor Date Spouse's signature if applicable Date AFFIRMATION OF NO REASONABLY ESTIMATED TAX TO BE DUE I (we) hereby affirm that I am (we are) the transferor(s) or an officer of the corporate transferor or the fiduciary of the estate or trust transferor of the property described on the front side of this form, and 1 (we) further affirm that there will be no Colorado income tax reasonably estimated to be due on the part of the transferor(s) as the result of any gain realized on the transfer idefstand before you sign this affirmation that nonresidents of Colorado are subject to tax on gains from the safe of Colorado real estate to the extent such gains are included Signed under the penalty of perjury: Signature of transferor, officer, or fiduciary Spouse's signature If applicable Date Date Hie No.: 43-0002124 DR 1083 -CL 11 245073 3125100 1:47 PM INSTRUCTIONS FOR FORM DR 1083 In partial. With certain ¢xcep0ons, all sales of Colorsoo real property In excess of ;100.000 made by nonresidents of Colorado will be subject to a withholding tax In anticipation of the Colorado Income tax that wilt be due on the gain from the sale. A transferor who Is an Individual, estate, or trust will he subject to the withholding tax If either the federal Farm 1099 -5 to he filed with the Internet Revenue Service to report the transaction or the authOrRdUOn for the disbursement of the funds resulting from the transaction shows a non-COlorada address for the transferor. A corporate translator will be subject to the withholding tax If Immediately after the transfer of the title to the Colorado real property Interest, It has no permanent place of business Inn Colorado. A c0mporadon will be deemed t0 have a permanent place of business in Colorado if It is a Colorado domestic corporation, If It is qualified by law m transact business in Colorado, or If it maintains and staffs a permanent office In Colorado. Amount Of Withholding. The withholding shall be made by the title Insurance company or Its authorized agent or any attorney, bank, savings and can association, savings bank, corporation, partnership, association, joint stock company, trust, unmcorporated orgam;iatloo or any combination thereof acting separately or In concert that provides closing and settlement services. The amount to be withheld shall be the lessor of: two percent of the selling price of the pmperty interest or, the net proceeds that would otherwise be due to Me transferor as shown on the settlement statement. "Closing and Settlement services" are services for the benefit of Oil necessary parties m connection with the sale, leasing, encumoenng, mortgaging, creating a secured interest in and to the real property, and Me receipt and disbursement of money In connection with any sale, lease, encumbran e, mortgage, or deed of trust, (10- 11.302 (3.5), C.R.S..I Excaptions to withholding. Withholding shall not be made when: 1. Me selling price of the property is not more than $100,000; or 2, the transferor is an In6mci al, estate, or trust and both the form 1099 -5 and the authunzadon tot disbursement of funds show a Colorado address for the transferor; or 3. the transferee Is a bank or corporate beneficary under a mortgage or beneficiary under deed of trust and the Colorado real property Is acquired in Judicial or nonjuriaal foreclosure or by deed in lieu of foreclosure; or 4. the transferor Is a corporation Incorporated under Colorado law or comently registered with We Secretary of State's Office as authorized to transact business In Colorado: or S. the title Insurance company or the person providing the dosing and settlement services, In grad faith, relies upon a written of rmatlon executed by the transferor, certifying under the penalty of perjury one of the following: (a) that the transferor, If an mdNldual, estate, or trust. I$ a resident of Colorado; (b) that the transferor, If a corporation, has a permanent place of business in Colorado; (c) that the transferor is a partnership as de0ned In section 761(a) of the Internal Revenue Cade required to file on annual federal return of Income under section 6031(a) of the Internal Revenue Code; (d) that the Colorado real property being conveyed is the principal residence of the transferor which could quality for the exclusion of gain provisions of section 121 of the internal revenue code: (e) that the translator will not owe Colorado income tax reasonably estimated to be due from the inclusion of the actual gain required to be recognized on the transaction in the gross income of the transferor. Normally Colorado tax will be due on any transattion upon which gain will be recognized for federal income tax purposes. Gain will normally be recognzed for federal income tax purposes any time the selling price of the property exceeds the total of the taxpayer's adjusted basis in the property plus the expenses Incurred in the sale of the property. The taxpayer's adjusted basis of the property will normally be the taxpayers total Investment In the property minus any depreciation thereon he has previously claimed for federal income tax purposes. Partrwrship as Transferor. Sales of real property interests by organnadens recognized as partnerships for federal income tax purposes and required to ate annual federal partnership returns of income will not be subject to the Colorado wlthhoking tax. This exception will not apply to Cant ownerships of property which are not recognized as partnerships for federal income tax purposes. The sale of property jointly owned by a husband and wife, for example, is a sale by two individuals, not a sale by a partnership, and not exempt from withholding tax. Completion of Form DR 1083. Form DR 1083 must be completed and submitted to the Department of Revenue with respect to sahas of Colorado real property if Colorado tax was withheld from the net proceeds from the sale. or If Colorado tax would have been withheld but for the signing of an affirmabOn by the transferor. Information. For additional mformahon or assistance contact the Department of Revenue at (303) 238 -SERV (7378) Or www.taxtolorado.com. File No.: 43-0002124 DR 1003 Instrucdons -CL /1245073 3(25(08 1.47 PM Line 1. Enter on line 1 Of Form OR 1D83 the name and address OF the transferor. In the Case of multiple transferors Of the same real property, a separate Form DR 1083 must be filed for each transferor except that if the transferors are hustiand and wife at the time of dosing who Field the property as joint tenants, tenants by the enli tenants in common, Or as community property, and they are both subject to withholding or both exempt from withholding, treat them as a single transferor and Ilst both of their names on line I- Do not list husband and wife as one transreror If they do not Choose W be listed as one transferor. Use the some address as is used on the Farm 1099- 5 If one is required t0 be Flied. Otherwise, use the most current address available. Line 3. If both husband and wife are listed on line 1, show bath Social Security Numbers on line 3. Line S. Type of property sold would be residential, rental, commercial, unimproved land, farm- etc. Line 0. Acidness or legal description would be the same as shown on Form 1099 -S. Line 7. Date of dosing would be the same as shown on Form 1099-5. Line B. Selling pnce of the property is the contract sales price. selling pnce means the sum of: the cash paid or to be paid but not including Interest: (b) the tai, market value of other property transferred or to be transferred: and (c) the outstanding amount of any ;lability assumed by the transferee to which the Colorado real property Interest is subject immediately before and after the transfer, File No.: 43- 0002124 OR 19831nstructIOns -CL Line 9. Selling Price of the transferors Interest Is that part of the selling price entered on line a apportioned to the Ownership interest of the transferor for whom the Fonn DR 1083 Is being prepared. For example. if the property was owned 60q by Smith and 40% by lones and the property was sold for $150,000, the Form DR 1083 being prepared for ]ones would show $15D,ODU on One 8 and $60,000 on line 9. Note that It is the amount on fine 8 that determines whether or not the $100.000 withholding tax threshold Is met, not the amount entered on line 9, but the withholding Is to be computed on the amount an lisle 9 If It is sneither then the amount on line B. Lines 10 if Colorado tax Is withheld on the transaction. and 11. check the box on line 10 and show the amount withheld on line 11. If Colorado tax is being withheld on the transfer, the title Insuranca company or me person providing the closing and settlement services must complete Form DR 1079 which is the form used W transmit the tax withheld to the Colorado Department of Revenue. Line 12. if Colorado tax is not withheld on the transaction, check appropriate box in line 12. Due date and penalty. The title insurance company or other Person providing the dosing and settlement services must file Form DR 1083, together with FOnn DR 1079 if Colorado tax w65 withheld on the transfer, with the Colorado Department of Revenue within 30 days of the closing date of the transaction. Any Utle insurance company or its authorized agent which Is required to withhold any amount pursuant to section 39 -22- 604.5, C.R.S. (relating to withholding on transfers of Colorado real prop" Interests) and falls to do so shall be liable for the greater of five hundred dollars or ten percent of the amount regopad to be withheld, not to exceed twenty five hundred doifars- [1245073 3125108 1:47 PM SELLER'S CERTIFICATION OF NON - FOREIGN STATUS Section 1445 of the Internal Revenue Code provides that a transferee (buyer) of a U.S. real property interest must withhold tax it the transferor (seller) Is a foreign person. For U.S. tax purposes (including §1445), the owner of a disregarded entity (which has legal title to a U.S. real property interest under local law) will be the transferor of the property and not the disregarded entity. To inform the transferee that withholding of tax is not required upon the transfer of the U.S, real property Interest by Vernon D. Vohaska ( "transferor'), the undersigned hereby certified the following: A. INDIVIDUAL TRANSFERGR(S) 1. I am not a nonresident alien for purposes of United States income taxa ion, 2. My U.S. taxpayer identification number (social security number) is and 3. M home address is: Use Current Address: ❑ Use Forwarding Address: 1 991 E. Onyx Ct. Scottsdale. Az 55259 B. The transferor understands that this certificate may be disclosed to the Internal Revenue Service, that any false statement contained In this certificate may be punished by fine or imprisonment or both, that transferee Is relying on this certificate in determining whether withholding is required, and that transferee may face liabilities if any statement In this certificate is false. C. Transferor hereby mdemnifles transferee from any liability or cost which transferee may incur as a result of (1) the Seller's failure to pay any U.S. Federal Income tax which such transferor is required to pay under applicable U.S. law, or (2) any false or misleading statement contained in this certification. Under penalties of perjury I declare that I have examined this certification and to the best of my knowledge and belief it is true, correct and complete. .�� , • V4. -T HIi Notice to Transferor and Transferee - In the case of multiple transferors, Certification should be obtained from each. File No.: 43- 0002124 11245073 FMPTA seller Carp -CL / FIRPTA Seller Non - Foreign CL 3/25108 1:47 PM SELLER'S CERTIFICATION OF NON - FOREIGN STATUS Section 1445 of the Internal Revenue Code provides that a transferee (buyer) of a U.S. real property interest must withhold tax If the transferor (seller) is a foreign person. For U.S. tax purposes (including §1445), the owner of a disregarded entity (which has legal title to a U.S. real property interest under local law) will be the transferor of the property and not the disregarded entity. To Inform the transferee that withholding of tax Is not required upon the transfer of the U.S. real property Interest by vemon D. Vohoska ( "transferor "), the undersigned hereby certified the following: A. INDIVIDUAL TRANSFERORS) 1. t am not a nonresident alien for purposes of United States Income to on1� ,cw 2. my U.S. taxpayer identification number (social security number) is `moo �? •�, and 3. m home address is: Use Current Address: []Use Forwarding Address: 00991 E. Onyx Ct. Scottsdale, AZ 85259 B. The transferor understands that this certificate may be disclosed to the Internal Revenue Service, that any false statement contained In this certificate may be punished by fine or Imprisonment or both, that transferee is relying on this certificate in determining whether withholding Is required, and that transferee may face liabilities if any statement in this certificate Is false. C. Trans hereby indemnifies transferee from any liability or cost which transferee may incur as a result of (1) the Seller's failure to pay any U.S. Federal income tax which such transferor Is required to pay under applicable U.S. law, or (2) any false or misleading statement contained in this certification. Under penalties of perjury I declare that I have examined this certification and to the best of my knowledge and belief it is true, correct and complete. Dated: b d 03 ernon D. Vohoska Notice to Transferor and Transferee - In the case of multiple transferors, Certification should be obtained from each. File No.: 43- 0002124 11245073 nRFTA Seller Corp -CL / FIRPTA Seller Non - Foreign -CL 3/25108 1:47 PM SUBSTITUTE FORM 1099 S * * *x* THIS FORM SHOULD NOT BE SENTTO THE IRS Transnation Title Insurance Company Tax Information Reporting Service THIS IS IMPORTANT TAX INFORMATION AND IS BEING FURNISHED TO THE INTERNAL REVENUE SERVICE, IF YOU ARE REQUIRED TO FILE A RETURN, A NEGLIGENCE PENALTY OR OTHER SANCTION WILL BE IMPOSED ON YOU IF THIS ITEM IS REQUIRED TO BE REPORTED AND THE INTERNAL REVENUE SERVICE DETERMINES THAT IT HAS NOT BEEN REPORTED. Transnation Title Insurance Company 710 Kipling Street. Suite 403 Lakewood, CO 80215 303 - 987 -0471 File No.: Department No.: Filer's Tax I.D.: 43- 0002124 11832 86- 0719450 Transferor's Name and Forwarding Address: Vernon D. Vohoska and Marjorie I. Vohoska Use Current Address; [ Forwarding Address: 10991 E. Onyx Ct. Scottsdale,, 35259 {{AD�Z 25 QC's + SSN /TIN: � ` , 0 O LL Property: 7540 W 44th Ave Wheat Ridge, CO 80033 Gross Sales Price Check Box if consideration Closing Date: other than cash was or will be received: ❑ April 17, 2008 Buyer's part of real estate tax: $0.00 Seller Is required by law to provide the correct Taxpayer Identification Number. If correct Taxpayer Identification Number is not provided, then he /she may be subject to civil or criminal penalties imposed by law. UNDER PENALTIES OF PERJURY, I CER THAT THE TAXPAYER IDENTIFICATION NUMBER SHOWN IN TTHHH STATEMENT 155 MY COO RRE AX PAYER IDENTIFICATION NUMBER. Vernon D. Vohoska Ma on hoska File NO.: 43.0002124 11245073 1099 5 -CL W25/06 1:47 FH ESCROW INSTRUCTIONS The undersigned has deposited with Transnation Title Insurance Company ( "Escrow Agent "), the items described in Schedule A attached to this agreement on April 17, 2098. This ESCROW ACCOUNT and Escrow Agent are subject to the following instructions: (a) The Escrow Agent shall not be personally liable for any act It may do or omit to do hereunder as such agent, while acting in good faith and in the exercise of its own best judgment and any act done or omitted by it pursuant to the advice of Its own attorneys shalt be conclusive evidence of such good faith. (b) The Escrow Agent is hereby expressly authorized to comply with and obey all orders, judgments or decrees of any court relating to this transaction and It shall not be liable to any of the parties hereto or to any other person, firm or corporation by reason of such compliance therewith, notwithstanding any such order, judgment or decree being subsequently reserved, modified, annulled, set aside or vacated, or found to have been entered without jurisdiction. (c) If at any time a dispute shall exist as to the duty of the Escrow Agent under the terms hereof or the items deposited hereunder are not withdrawn or used on or before April 17, 2008, then the Escrow Agent may deposit those items described in Schedule A, or such of those items that it still has in Its possession, with Me clerk of a court of competent jurisdiction in the State of Colorado, in whose jurisdiction the subject property lies, and may interplead the parties hereto. Upon so depositing such Items and filing its complaint, the escrow holder shall be released from all liability under the terms of this agreement, as to the items so deposited. The parties, for themselves, their heirs, successors and assigns, do hereby submit themselves to the jurisdiction of said Court and do hereby appoint the Clerk of said Court as their agent for the service of process. (d) In consideration of the acceptance of this escrow by the Escrow Agent, the undersigned agree, jointly and severally, for themselves, their heirs, executors, administrators, successors and assigns, to Indemnify and hold the Escrow Agent harmless as to any lability Incurred by the Escrow Agent to any other person or corporation by reason of the Escrow Agent having accepted the same, or in connection herewith, and to reimburse the Escrow Agent for all expenses Including but not limited to attorney fees and court costs incurred. The undersigned further agree, jointly and severally, for themselves, their heirs, executors, administrators, successors and assigns that the Escrow Agent shall have a first and prior lien upon all deposits made to secure the performance of said agreement of Indemnity and charges to be distinguished from other expenses shall be written In above the Escrow Agent's signature at the time of the Escrow Agent's acceptance of this agreement. (e) The Escrow Agent is also subject to the "Special Instructions" set forth in Schedule a attached hereto and those General provisions shown In Exhibit A. This agreement shall be binding upon the undersigned depositor and Its successors and assigns. Initial ), e Initials i Initlals____�� Initials FIIE Na.: 43- 0002124 11345073 Escraw Instructions (Master)-ESC 3/25109 218 PM EXHISrf A (General Provisions) These instructions may be supplemented, altered, amended, modified In writing only; signed by all of the parties hereto and approved by the Escrow Agent, upon payment of all fees, costs and expenses incident thereto. No assignment, transfer, conveyance or hypothecation of any right, title or interest in and to the subject matter of the Escrow shall be binding upon the Escrow Agent unless written notice thereof shall be served upon the Escrow Agent and all fees, costs and expenses incident thereto shall have been paid and then only upon the Escrow Agent's consent thereto in writing. Any notice required to be given by the Escrow Agent may be given by mailing to the postage prepaid to the person at the address given below the signature or the most recent address of such person as shown on the records of the Escrow Agent, and notice so mailed shall be for all purposes as effectual as served upon such party in person at the time of depositing such notice in the mail. The Escrow Agent may receive any payment called hereunder after the due date of this agreement unless subsequent to the date of such payment and prior to the receipt the Escrow Agent shall have been instructed In writing to refuse any such payment, The Escrow Agent is hereby expressly authorized to disregard any and all notices or warnings given by any of the parties, or by any other person or entity accepting only orders of process of the court, and Is hereby expressly authorized to comply with and obey and all process, orders, judgments or decrees of any court, and it shall not be liable to any of the parties or any other person or entity by reason of such compliance, notwithstanding any such order, judgment or decree be subsequently reserved, modified, annulled, set aside or vacated, or found to have been issued or entered without jurisdiction. The Escrow Agent shall be under no duty or obligation to ascertain the Identity, authority or rights of the parties executing or delivering or purporting to execute or deliver these instructions or any documents or papers or payments deposited or called for herein, and assumes no responsibility or liability for the validity or sufficiency of these instructions or any documents or papers or payments deposited or called for herein. The Escrow Agent shall not be liable for the outlawing of any rights under any statutes of limitations or by reason of latches in respect to the Instructions or any document or papers deposited. In the event of any dispute between the parties as In the facts or default, the validity or meaning of these instructions or any other fad or matter relating to the transaction between the parties, the Escrow Agent is Instructed as follows: (a) That it shall be under no obligation to act, except under process or order of court, or until It has been adequately Indemnified to Its full satisfaction, and shall sustain no liability for its failure to act pending such process or court order or Indemnification; (b) That it may In its sale and absolute discretion, deposit the Items held in escrow, or so much as remains in its hands with the Clerk of the District Court, State of Colorado, in whose jurisdiction the subject property . lies, and interplead the parties, and upon so depositing such items held in escrow shall be relieved of all liability under the terms of this agreement as to the items held in escrow, and Furthermore, the parties hereto for themselves, heirs, legal representatives, successors and assigns do hereby submit themselves to the jurisdiction of said court as their agent for the service of all process m connection with such proceedings. The institution of any such Interpleader action shall not Impede the rights of the Escrow Agent. If the subject matter of this escrow consists in whole or in part of funds, that same shall not be co- mingled by the Escrow Agent with its own funds; provided however, that anything contained In the Escrow Agreement of which these General Provisions are made a part, notwithstanding the Escrow Agreement shall NOT BE REQUIRED TO DEPOSIT THE SAME IN ANY INTEREST BEARING OR INCOME PRODUCING ACCOUNT, AND SHALL NOT IN ANY WAY BE LIABLE TO ANY OF THE PARTIES HEREIN FOR THE PAYMENT OF INTEREST UPON SAID Initial Initials Initials Initials File No.. 43- 0002124 11245073 Escrow Inswmons (Master) -ESC 3125108 2:21 PM FUNDS. It Is intended that the provisions hereof shall supersede any other terms. conditions, covenants or provisions contained In the Escrow agreement which expressly or by implication are In conflict herewith. Initials_ ESC Page 3 of 4 Instructions SCHEDULE A The following Items have been deposited with Transnation Title Insurance Company: ® All closing documents including but not limited to the Warranty Deed and Bill of Sale. ❑❑ All real estate and loan documents. ❑ Purchaser funds In the amount of $ (held in a non - interest bearing account). ❑ Seller's funds In the amount of $ (held in a non - interest bearing account). 0 Borrower's funds in the amount of $ (held In a non - interest bearino account). ❑ Loan proceeds in the amount of $ (held In a non - Interest bearing account). (held In a non - Interest bearing account, if applicable). SCHEDULEB (Special Instructions attached hereto and incorporated herein by reference) NOTE: These instructions should be specific and must be complete In and of themselves, and not refer to or adopt any other Instrument or contract. The Escrow Agent shall not be required to undertake to make, construe or determine compliance therewith. 0 Closing In Counterparts ❑ Divorce Proceeds Documents Held pending Payoff ❑ FHA Payoff ❑ Foreclosure Proceeds ❑ Good Funds ❑ Judgment ❑ Lender Required Repairs ❑ Lis Pendens ❑ Mechanics Liens [] Repairs /Improvements [] Taxes ❑ Miscellaneous Escrow Fee: $ Vernon D. Vohoska Marjo I. hcska Transnation Title Insurance Company By: 7odle King Phone: 303 - 987 -0471 Fax: 866 - 601 -8036 F C-tS ow lnsavalons (Master) SCHEDULE B ATTACHMENT TO ESCROW INSTRUCTIONS (For closings signed in counterpart) Escrow Agent shall hold items listed in Schedule A. Release and disbursement of these items shall take place upon presentation to and receipt by the Escrow Agent of the following: 1. Properly executed, original loan and/or real estate documents signed by the seller. 2. Good Funds from all parties as required pursuant to Settlement Statements from this transaction. 3. Evidence sufficient to show that any and all loan closing conditions (per the lender's written closing instructions) have been satisfied. 4. Evidence that all title commitment requirements have been satisfied. If all of the above- described items are not delivered to the Escrow Agent on or before the date shown on Page E of the Escrow Instructions, then the closing shall be null and void and all documents and funds held shall be returned to the appropriate parties. Escrow Agent shall have no responsibility for any decision concerning performance or effectiveness of the Purchase Agreement, but shall only be responsible to act upon the joint and mutual direction of Buyer(s) and seller(s). In aid of this, both parties undertake to hold Escrow Agent harmless from any claims or defenses arising out of this Escrow Agreement and indemnity and for all costs and expenses in connection with this escrow, including court costs, attorney's fees, except for Escrow Agent's failure to account for the funds held. Initials 1 , Initials Initials i Initials File No.: 43- 0002124 11245073 Closing in Counterpart -ESC 3/25/08 2:17 PM AFFIDAVIT OF MARJORIE VOHOSKA STATE OF COLORADO ) } ss. COUNTY OF ) I, Marorie Vohoska, being duly sworn upon oath, state and aver as follows: There are no existing tenancies or leases on the property subject to the Land America Commitment No. 43- 0002124, which has a street address of 7540 West 4e Avenue, Wheat Ridge, Jefferson County, Colorado. FURTHER AFFIANT SAYETH NAUGHT_ Marjorie V�ho ka Subscribed and sworn to before me this c2 - day of 6?, 2008, by My commission expires: 9— /q— _ t AFFIDAVIT OF VERNON VOHOSKA STATE OF COLORADO ) ) ss. COUNTY OF 1/(/ V � . ) I, Vernon Vohoska, being duly sworn upon oath, state and aver as follows: There are no existing tenancies or leases on the property subject to the Land America Commitment No. 43- 0002124, which has a street address of 7540 West 44 Avenue, Wheat Ridge, Jefferson County, Colorado. FURTHER AFFIANT SAYETH NAUGHT. 61'z Vernon Vohoska Subscribed and sworn to before me this a ot- day of 2008, by Mycommissicnexpires: 4 M CONTRACT TO BUY AND SELL REAL ESTATE December 17, 2007 1. PARTIES AND PROPERTY. The Wheat Ridge Urban Renewal Authority, a body corporate and politic (Buyer), having accepted the assignment from Wheat Ridge 2020 of a Purchase Option Agreement dated January 3, 2007, between the undersigned seller(s) (Seller) and Wheat Ridge 2020, agrees to buy, and the Seller, having agreed to the assignment of the aforementioned Purchase Option Agreement, agrees to sell, on the terms and conditions set forth in this contract, the following described real estate in the County of Jefferson, Colorado, to wit: LOT 3, TIME SQUARE SUBDIVISION, EXCEPT THAT PORTION OF LOT 3 LYING SOUTH OF THE NORTHERLY LINE OF LOT 1, TIME SQUARE SUBDIVISION AS IF EXTENDED FROM THE EAST LINE OF SAID LOT 1 TO THE WEST LINE OF SAID LOT 1, WHICH LINE BEARS SOUTH 89 DEGREES 55 MINUTES 50 SECONDS WEST AND WHICH LINE IS THE SOUTH LINE OF THE NW '/ NW '/< SE V. OF SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., AND EXCEPT A PARCEL OF LAND BEING A PORTION OF LOT 3, TIME SQUARE SUBDIVISION, AS RECORDED IN BOOK 70 AT PAGE 42, RECORDS OF JEFFERSON COUNTY, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 3, SAID TIME SQUARE SUBDIVISION; THENCE NORTH 89 DEGREES 56 MINUTES 20 SECONDS EAST, ALONG THE NORTH LINE OF SAID LOT 3, A DISTANCE OF 195.00 FEET; THENCE SOUTH 00 DEGREES 02 MINUTES 46 SECONDS WEST, A DISTANCE OF 32.25 FEET; THENCE NORTH 89 DEGREES 56 MINUTES 20 SECONDS EAST, A DISTANCE OF 133.54 FEET TO A POINT ON THE EASTERLY LINE OF SAID LOT 3; THENCE SOUTH 00 DEGREES 02 MINUTES 46 SECONDS WEST ALONG SAID EASTERLY LINE, A DISTANCE OF 55.32 FEET; THENCE LEAVING SAID EASTERLY LINE, SOUTH 89 DEGREES 56 MINUTES 20 SECONDS WEST, A DISTANCE OF 328.67 FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT 3; THENCE NORTH 00 DEGREES 03 MINUTES 46 SECONDS EAST ALONG SAID WESTERLY LINE, A DISTANCE OF 87.57 FEET TO THE POINT OF BEGINNING, COUNTY OF JEFFERSON, STATE OF COLORADO with a Parcel ID No. of 39- 234 -04 -002 and a street address of 7540 West 44 Avenue, Wheat Ridge, Jefferson County, Colorado together with all interest of Seller in vacated streets and alleys adjacent thereto, all easements and other appurtenances thereto, all improvements thereon and all attached fixtures thereon, except as C:\UO uments and Seaings\pgoff\Lo al Settings \Temporary lnte et Fits OLKI \Vohoska PS 3 (2).dm JAI -15 -09 11:43Aa FROWHayer Phillips, aotteann f Carberry. K ♦303an?Z99 T -06Z PA0UM F -M herein excluded (collectively the °Property")• 2. INCLUSIONSlEXCLUSIONS. The purchase price includes the following items (a) if attached to the property on the date ofthis courract: lighting, heating pltunbing ventilating and air TV antennas, water softeners, smokedirelbtaglar alarms, sectuity devices, conditioning fixtures {� min ors, floor coverings, intercom inside telephone wiring and connecting blocksljaeks, p is systems, built -in kitchen appliances, sprinkler systems and controls, bat -in vacuum systems (including accessories), and garage door openers including all remote controls; and (b) if an the Property whether attached or not on the date ofthis centred: storm windows, storm doors, window and porch shades, awnings, blinds, screens, curtain rods, drapery rods, fireplace inserts, fireplace screens, fireplace grates, heating stoves, storage sheds, all keys. The above - described included items (inclusions) are to be conveyed to Buyer by Seller by bill of sale at the closing, free and clear of all taxes, liens and encumbrances, except as provided in Section 10. 3. PURCHASE PRICE AND TERMS. The purchase price shall be One Million five Hundred Thousand Dollars ($ l 500 00Mg). plus closing costs, to be paid byBuyer at closing in fiords which comply with all applicable Colorado laws, which include cash, electronic transfer funds, certified check, savings and loan teller's check, and cashier's check (Good Funds). In addition, and subject to the provisions of Section 15 of this Contract, Buyer shall upon execution of this Contract place earnest money in the amount of Seventy Five Thousand Dollars ($75,000.00) ( "Earnest Money ") into an escrow account. At the time of closing, the Seventy Five Thousand Dollars ($75,000.00) in Eamcst Money plus the Seven ThousandFive Hundred Dollars (57,500.00) that was placed into escrow pursuant to Section 6 of the Purchase option Agreement dated January 3, 2007, between Wheat Ridge 2020 and Seller (which was assigned to Buyer) shall be released to Seller and credited to the purchase Price. Except as otherwise expressly provided, the Earnest Money shall be refunded to Buyer if the conditions of this contract are not satisfied. 4. ASSIGNABLE. This contract shall be assignable by Buyer without Seller's prior consent. Except as so restricted, this contract shall inure to the benefit of and be binding upon the heirs, personal representatives, successors and assigns of the parties. 5. EVIDENCE OF TITLE. Seller shall furnish to Buyer, at Sellers expense, either a current commitment for owner's title insuamce policy in an amount equal to the pwchaseprice or at Seller's choice, an abstract of title certified to acurrent date, on or before February 1.20M (Title Deadline). If a title insurance commitment is famished, Buyer may require of Seller that copies of instruments (or abstracts of instruments) listed in the schedule of exceptions (Exceptions) in the title insurance commitment also be f to Buyer at Seller's expense. This requirement sball pertain only to instruments shown of record in the office of the clerk and retarder of the designated county or counries. The title insurance commitment, together with any copies or abstracts of instruments furnished pursuant to this Section 5, constitute the title documents (Title Documents). Buyer, or Buyer's designee, must request Seiler, in writing, to furnish copies or abstracts of instruments listed in the schedule of exceptions no later than FFebnwgy 11, 20013 If Seller furnishes a title insurance com nimica Seiler will pay the premium at closing and have the title insurance policy delivered to Buyer as soon as practicable after closing. Q WSEMWRURAwnp"sb_PkS_4 dx 6. TITLE. (a) Title Review. Buyer shall have the right to inspect the Title Documents or abstract. Written notice by Buyer of unmerchantability of title or of any other unsatisfactory title condition shown by the Title Documents or abstract shall be signed by or on behalf of Buyer and given to Seller on or before March 3, 2008 or within five (5) calendardays after receipt by Buyer of any Document(s) or endorsement(s) adding new Exception(s) to the title commitment together with a copy of the Title Document adding new Exception(s) to title. If Seller does not receive Buyer's notice by the date(s) specified above, Buyer accepts the condition of title as disclosed by the Title Documents as satisfactory. (b) Matters Not Shown by the Public Records. Seller shall deliver to Buyer, on or before the Title Deadline set forth in Section 5, true copies of all lease(s) and survey(s) in Seller's possession pertaining to the Property and shall disclose to Buyer all easements liens or other title matters not shown by the public records of which Seller has actual knowledge. Buyer shall have the right to inspect the Property to determine if any third party(s) has any right in the Property not shown by the public records (such as an unrecorded easement, unrecorded lease, or boundary line discrepancy). Written notice of any unsatisfactory condition(s) disclosed by Seller or revealed by such inspection shall be signed by or on behalf of Buyer and given to Seller on or before March 3, 2008 If Seller does not receive Buyer's notice by said date, Buyer accepts title subject to such rights, if any, of third parties of which Buyer has actual knowledge. (c) Right to Cure. If Seller receives notice of unmerchantability of title or any other unsatisfactory title condition(s) as provided in subsection (a) or (b) above, Seller shall use reasonable effort to correct said unsatisfactory title condition(s) prior to the date of closing. If Seller fails to correct said unsatisfactory title condition(s) on or before the date of closing, this contract shall then terminate; provided, however, Buyer may, by written notice received by Seller, on or before closing, waive objection to said unsatisfactory title condition(s). 7. INSPECTION. Seller agrees to provide Buyer on or before February 1, 2008 with a Seller's Property Disclosure form completed by Seller to the best of Seller's current actual knowledge. Buyer or any designee shall have the right to have inspection(s) of the physical condition of the Property and Inclusions, at Buyer's expense. If written notice of any unsatisfactory condition, including but not limited to any environmental conditions, signed by or on behalf of Buyer, is not received by Seller on or before March 3. 2008 (Objection Deadline), the physical condition of the Property and Inclusions shall be deemed to be satisfactory to Buyer. If such notice is received by Seller as set forth above, and if Buyer and Seller have not agreed, in writing, to a settlement thereof on or before March 21, 2008 (Resolution Deadline), this contract shall terminate three calendar days following the Resolution Deadline; unless, within the three calendar days, Seller receives written notice from Buyer waiving objection to any unsatisfactory condition. Buyer is responsible for and shall pay for any damage which occurs to the Property and Inclusions as a result of such inspection. S. DATE OF CLOSING. The date of closing shall be ApnI 17, 2008 or by mutual agreement at an earlier date. The hour and place of closing shall be as designated by Buyer. 9. TRANSFER OF TITLE. Subject to tender or payment at closing as required herein and C:\Doeurnwn and Settings \pgoft\Lo al Settings \Temporary hitmet FileskM I wohoska_PS_) (2).doc compliance by Buyer with the other terms and provisions hereof, Seller shall execute and deliver a good and sufficient warranty deed to Buyer, on closing, conveying the Property free and clear of all taxes except the general taxes for the year of closing, and except matters shown by public records satisfactory to Buyer. Title shall be conveyed free and clear of all liens for special improvements installed as of the date of Buyer's signature hereon, whether assessed or not; except (i) distribution utility easements (including cable TV); (ii) those matters reflected by the Title Documents accepted by Buyer in accordance with subsection 6(a); (iii) those rights, if any, of third parties in the Property not shown by the public records in accordance with Subsection 6(b); (iv) inclusion of the Property within any special taxing district; and (v) subject to building and zoning regulations. 10. PAYMENT OF ENCUMBRANCES. Any encumbrance required to be paid shall be paid at or before closing from the proceeds of this transaction or from any other source. I ] . CLOSING COSTS, DOCUMENTS AND SERVICES. Buyer and Seiler shall pay, in Good Funds, their respective closing costs and all other items required to be paid at closing, except as otherwise provided herein. Fees for real estate closing services provided by the title company shall be paid by Buyer. Buyer and Seller shall sign and complete all customary or required documents at or before closing. 12. PRORATIONS. General taxes for the year of closing, based on the taxes for the calendar year immediately preceding closing, rents, water and sewer charges, homeowner's association dues, and interest on continuing loan(s), if any, shall be prorated to date of closing. 13. POSSESSION. Possession of the Property shall be delivered to Buyer at closing. If Seller, after closing, fails to deliver possession on the date herein specified, Seller shall be subject to eviction and shall be additionally liable to Buyer for payment of $500 per day from the date of agreed possession until possession is delivered. 14. CONDITION OF AND DAMAGE TO PROPERTY. Except as otherwise provided in this contract, the Property and Inclusions shall be delivered in the condition existing as of the date of this contract, ordinary wear and tear excepted. In the event the Property shall be damaged by fire or other casualty prior to time of closing, in an amount of not more than ten percent (10 %) of the total purchase price, Seller shall be obligated to repair the same before the date of closing. In the event such damage is not repaired within said time or if the damages exceed such sum, this contract may be terminated at the option of Buyer. Should Buyer elect to carry out this contract despite such damage, Buyer shall be entitled to credit for all the insurance proceeds resulting from such damage to the Property and Inclusions, not exceeding, however, the total purchase price. Should any Inclusion(s) or service(s) fail or be damaged between the date of this contract and the date of closing or the date of possession, whichever shall be earlier, then Seller shall be liable for the repair or replacement of such Inclusion(s) or service(s) with a unit of similar size, age and quality, or an equivalent credit, less any insurance proceeds received by Buyer covering such repair or replacement. 15. TIME OF ESSENCE /REMEDIES. Time is of the essence hereof. If any note or check received as earnest money hereunder or any other payment due hereunder is not paid, honored or tendered when due, or if any other obligation hereunder is not performed or waived as herein provided, there shall be the following remedies: CADauments and Setlings\pgofflLo al Sediags\Temporary Into el Fits \OLK[ \Vohoska_PS 3(2).da (a) IF BUYER IS IN DEFAULT (Specific Performance). Seller may elect to treat this contract as cancelled, in which case all payments and things of value received hereunder shall be forfeited and retained on behalf of Seller, or Seller may elect to treat this contract as being in full force and effect and Seller shall have the right to specific performance. Seller waives all rights to recover damages against Buyer, except the retention of the Earnest Money in the event of default by Buyer. (b) IF SELLER IS IN DEFAULT. Buyer may elect to treat this contract as cancelled, in which case all payments and things of value received hereunder shall be returned and Buyer may recover such damages as may be proper, or Buyer may elect to treat this contract as being in full force and effect and Buyer shall have the right to specific performance or damages, or both. (c) COSTS AND EXPENSES. Anything to the contrary herein notwithstanding, in the event of any arbitration or litigation arising out of this contract, the arbitrator or court shall award to the prevailing party all reasonable costs and expenses, including attorney fees. 16. ADDITIONAL PROVISIONS: Are attached as Exhibit A and incorporated by this reference. (The language of these additional provisions has not been approved by the Colorado Real Estate Commission.) 17. RECOMMENDATION OF LEGAL COUNSEL. By signing this document, Buyer and Seller acknowledge that the Selling Company or the Listing Company has advised that this document has important legal consequences and has recommended the examination of title and consultation with legal and tax or other counsel before signing this contract. I S. TERMINATION. In the event this contract is terminated, all payments and things of value received hereunder shall be returned and the parties shall be relieved of all obligations. CADmunnenm and Settings\pgoffila al Seningffennpaary Internet Files \OLKI\Vohoska_PS 3 (2).d% WHEAT RIDG / E�UURBAN RE t 'VAL AUTHORITY — BUYER By: f f 949 / Terrell Williams, Chairman Date: December 17, 2007 Buyer's Address: Wheat Ridge Urban Renewal Authority 7500 W 29th Ave Wheat Ridge, CO 80033 -8001 VERNON AND MARJORIE V - SELLER By: Vernon Voho / Date: C5 y 5 B Majorie Voho Date: 0 Seller's Address: 6 Ck 0 ©�\' X C- � -65a -G C:\L)Muments and Setting. \pgoff�Locat Selling$ \Temporary lntemeL Files \OLKI \Vahws a PS_3 (2) da EXHIBIT A To that certain Contract to Buy and Sell Real Estate dated December 17, 2007, by and between V_ ernon and Marjorie Vohoska collectively as Seller, and the Wheat Ridge Urban Renewal Authority, as Buyer, regarding the acquisition of any and all interest in the land described herein. To the extent these Additional Provisions conflict with, modify, or supplement other portions of the Contract, the provisions contained in these Additional Provisions shall govern and control the rights and obligations of the parties. ADDITIONAL PROVISIONS (continued): 16.A. Broker Commission Both parties agree that there is no broker commission to be paid 16.B. Facsimil Signatures Facsimile signatures are acceptable. 16.C. Counterparts This Contract may be executed in any number of counterparts, each of which shall be considered an original for all purposes, and all of which when taken together shall constitute one and the same Contract. 16.13, Notices Any notices which a party desires or is required to give hereunder shall be in writing and shall be deemed given when delivered personally to each party, delivered by facsimile, or deposited in the United States mail, postage prepaid, either registered or certified, return receipt requested, to the parties at the following addresses: i1 Seller: 1Dgtl — ©v� Attn: Buyer: Wheat Ridge Urban Renewal Authority Attn: Patrick Goff, Executive Director 7500 W 29th Ave Wheat Ridge, CO 80033 -8001 16.E. Next Business Day In the event any date described herein for payment or performance of the provisions hereof falls on a Saturday, Sunday or legal holiday, the time for such payment or performance shall be extended to the next business day. 161. Entire Document Seller and Buyer acknowledge that there are no statements, warranties, or representations between them that are not included in this contract, and this contract shall not be modified or changed in any manner, unless in writing, and executed by all the parties hereto. C.\Dmuments and Settings %pgoffga - al sedings \Temporary Ini met FilesDLK(wohoska_PS_3 (2).do 16.G. Survival of Contract Provisions To the extent that the provisions herein set forth require performance to be completed subsequent to the closing, such provisions shall survive the closing and be binding upon the parties hereto, and shall not merge into the deed or deeds to be delivered in accordance with this Contract. 16.H. Hazardous Materials Seller has not used hazardous materials (as defined hereinafter) on, from, or affecting the Property in any manner which violates federal, state, orlocal laws, ordinances, rules, regulations, or policies governing the use, storage, treatment, transportation, manufacture, refinement, handling, production, or disposal of hazardous materials, and that, to thebest of Sellers knowledge, no person or entity has used hazardous materials on, from, or affecting the Property in any manner which violates federal, state, or local laws, ordinances, rules, regulations, or policies governing theuse, storage, treatment, transportation, manufacture, refinement, handling, production, or disposal of hazardous materials. Seller has never received any notice of any violations of federal, state, or local laws, ordinances, rules, regulations, or policies governing the use, storage, treatment, transportation, manufacture, refinement, handling, production, or disposal of hazardous materials, and, to the best of Seller's knowledge, there have been no actions commenced or threatened by any person or entity for noncompliance therewith. For purposes of this Contract, "hazardous materials" shall mean and include any flammable explosives, petroleum (including crude oil) or any fraction thereof, radioactive materials, hazardous wastes, toxic substances or related materials, including, without limitation, asbestos, formaldehyde compounds, PCBs, radon, and any other substances defined as or included in the definition of toxic or hazardous substances, wastes, or material sunder any federal or applicable state or local laws, ordinances, or regulations dealing with or otherwise pertaining to toxic or hazardous substances, wastes, or materials. 16.I. Ste: Seller shall provide to Buyer an existing survey prepared and sealed by a surveyor that is licensed in the State of Colorado on or before Febru�• The Buyer shall have until March 3, 2008 to notify Seller of any defects in the survey or boundary line. Seller shall have until March 21. 2008 to correct any defects or boundary line discrepancy. In the event Seller does not correct these defects within the time specified, this Contract may, at the Buyer's sole discretion, be terminated and the earnest money shall be returned in full to Buyer. 16.J. Inspection Seller shall allow Buyer and all authorized representatives of Buyer to enter upon the Property during normal business hours from time to time prior to closing in order to inspect the Property, to conduct soil tests, well drilling, and other developmental drilling, studies or tests. If any mechanic's lien is indirectly claimed under, by or through Buyer, Buyer shall cause same to be discharged of record (whether by payment and release or by bonding over it pursuant to statute) within twenty (20) days after it was recorded. 16.K. Financing Buyer's obligation to purchase the Property shall be conditional upon Buyer's receipt of financing satisfactory to Buyer in Buyer's sole discretion. In the event Buyer does not obtain financing satisfactory to Buyer this Contract may, at the Buyer's sole discretion, be terminated any time prior to closing and the earnest money shall be returned in full to Buyer. C:�Docamenis and Se@inpslpgoirlLocar SeRingsxremporary rummer Pi &OLK I \Vohwka_PS 312).dw 16.L. Purchase of Karl Properties. Buyer's obligation to purchase the Property shall be conditional upon Buyer's purchase of two related parcels of property owned by Milloie E. Karl, described as follows: 7340 West 44' Avenue, Wheat Ridge, Jefferson County, Colorado, Parcel ID Nos. 39 -234- 00 -096 and 39 -23400 -009 with a more detailed description set forth in Exhibit B (the "Karl Properties "). In the event Buyer does not purchase the Karl Properties before or at the time of closing for the Property, Buyer at the Buyer's sole discretion, may terminate this Contract any time prior to closing and the earnest money shall be returned in full to Buyer. 16.M. Extension of Option The Purchase Option Agreement entered into by and between the parties on January 3, 2007, is hereby amended to extend the term of the option until the date of closing as set forth in section 8 of this contract and to any subsequent extensions of the date of closing as agreed to by the parties. SELLF,I / FODI - iU Wheat Ridge Urban Renewal Authority Chairman Can Ulnen6 and SeningS*goa\Lnat Setting gemporary Int me File %OLKINVAho ,a_PS_3 Q)Aoc EXHIBIT B DESCRIPTION OF KARL PROPERTIES THEW %3 OF THE NE % NW '/ SE % OF SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., EXCEPT THE NORTH 30 FEET IN USE AS WEST 44TH AVENUE, EXCEPT THE EAST 25 FEET IN USE AS UPHAM STREET, AND EXCEPT THE EAST 125 FEET OF THE NORTH 130 FEET THEREOF, AND EXCEPT THAT PORTION CONVEYED TO THE CITY OF WHEAT RIDGE IN DEED RECORDED JUNE 30, 1987 UNDER RECEPTION NO. 87085220, COUNTY OF JEFFERSON, STATE OF COLORADO with Parcel ID No. 39- 234 -00 -096 and with a street address of 7340 West 44` Avenue, Wheat Ridge, Jefferson County, Colorado, and Parcel ID 39- 234 -00 -009, with a street address of 7340 West 44' Avenue, Wheat Ridge, Jefferson County, Colorado, 10 C: \DO umenta and scat ags\pgoa\Laal Settings \Temporary Internet Files \OLKI \VohoskaPS 3 (2).dm City of Wheat P, CUMMUNnT DEVELOPMENT Site Plan Review: Submittal Checklist Project Name: Wheat Ridge Town Center Apts Project Location: SE Corner of 7430 W. 44th Ave. Applicant: Wazee Partners, LLC Date: June 24, 2011 Project Planner: Sarah Showalter Fee Paid: $650.00 Required information to be included with all Site Plan Submittals x 1. Completed, notarized land use application x 2. Fee x 3. Proof of ownership (deed) =4. Power of Attorney (if an agent is acting for property owner) x 5. Signed submittal checklist x 6. Site Plan 15 24 11 x 36" paper copies - one 11x17 reduction will also be required) x 7. Landscape Plan (1524"x 36" paper copies - one 11x17 reduction will also be required) x 8. Building Elevations 15 24 "x 36" paper copies - one 11x17 reduction will also be required) N/A 9. Streetscape Plan, if required(_ 24 "x 36" paper copies -one 1 lx17 reduction will also be required) (To be coordinated w/ WRURAtWeston Solutions) x 10. One color reduction of site plan and elevations Site Plan Review Submittal Requirements: Site Plan (24" x 36 ") x 1. Title of document (centered at top of page) x 2. Vicinity map x 3. Scale and north arrow (scale not to exceed 1" =100') x 4. The boundary of the site described in bearings and distances and existing and proposed lot lines x 5. Legal description of the site matching the certified survey x 6. Signed surveyor's certification (Final Site Plan to be signed prior to formal approval) x 7. Scale and north arrow x 8. Date of plan preparation and name /address of who prepared the plan N /A9. Location of 100 -year floodplam, if applicable x 10. Existing and proposed contours at 2 -feet intervals x 11. Adjoining property lot lines, buildings access, and parking x 12. Location of all existing and proposed: x A. Fences, walls, or screen plantings and their type and height x B. Exterior lighting, location, height and type • C. Signs, including type, height, and sign • D. Open space and special buffers, including type and coverage • E. Parking and loading areas, including handicap parking areas • F. Easements and rights -of -way Note: Depending on the size of the site, it may be necessary to provide one overall site plan and then additional pages to show the location of all buildings, fences, signs, parking, etc. x G. Drainage ways, pond areas, ditches, irrigation canals, lakes and streams, if applicable X H. Buildings to be developed or retained on the site, including use, height, size, floor area, setback dimensions and type of construction City of W heat Rdge - COMMIINITV U[vE�or,��enr x L Existing and proposed streets, both adjacent and within the site, including names, widths, location of centerlines, acceleration/deceleration lanes x J. Curbs, gutters, sidewalks, and bike paths • K. Location of trash containers and screening • L. Areas to be used for outdoor storage or display, if any, and screening Additional Information to Supplement the Site Plan: x 1. Statement of proposed uses and compliance with zoning x 2. Site data (numeric and percentage) in tabular form, including: x A. Total area of property, gross and net x B. Building coverage x C. Amount of open space required and provided (including break -outs of usable open space, hardscaped open space, and landscaped open space) x D. Number of parking spaces required and provided x E. Gross floor area by use x F. Number of residential units and density N/A 3. Justification of provided parking ratio, especially where shared parking is proposed (Project exceeds required parking ratio and no shared parking is proposed) Architectural Building Elevations (required for all proposed structures) x 1. Detailed elevations for the fagade of each structure, including: x A. Labels of all materials and colors • B. Labels and areas of all transparent areas at the ground floor level • C. Labeled dimensions of building height, floor -to -floor heights, and building width • D. Elevations for any accessory structure, such as trash enclosures, with materials clearly labeled Landscape Plan (24" x 36 ") x 1. Title of document (centered at top of page) x 2. Scale and north arrow (scale not to exceed 1 "= 100) x 3. Location and dimensions of all open space areas x 4. Proposed materials for all landscaped and hardscaped areas x 5. Schedule of proposed plantings, to include: x A. Species name (common and botanical) x B. Exact quantity of each species • C. Size of plants /trees (size of container, caliper or height of tree) • D. Quantity of ground cover(s) (measure in square feet and show as a percentage of total landscaped area) x E. Type of ground cover (sod, rock or bark) x F. Remarks (size of plant container, balled & burlapped, depth of any non - living landscaping (e.g.) rock or bark) City of WhcatRdge C.OMMLINI'IY DEVELOPMENT Streetscape Plan (24" x 36 ") – if required (To be coordinated w/ WRURA/Weston Solutions) Note: Please refer to the Wheat Ridge Streetscape Design Manual for streetscape design requirements 1. Title of document (centered at top of page) 2. Scale and north arrow (scale not to exceed V= 100) _3. Location and dimensions of all streetscape improvements, including sidewalk and amenity zone locations 4. Location of all existing and proposed elements in the streetscape, including: A. Utilities and utility boxes _B. Street lights C. Pedestrian lights D. Street furniture (benches, trash cans, etc) E. Bus stops F. Signs G. Irrigation system 5. Location of all existing and proposed street trees, including dimensions for spacing _6. Proposed materials for all landscaped and hardscaped areas _7. Schedule of proposed plantings, to include: A. Species name (common and botanical) B. Exact quantity of each species _C. Size of plants /trees (size of container, caliper or height of tree) D. Quantity of ground cover(s) (measure in square feet and show as a percentage of total landscaped area) E. Type of ground cover (sod, rock or bark) _F. Remarks (size of plant container, balled & burlapped, depth of any non - living landscaping (e.g.) rock or bark) Additional information which may be required: x 1. = Frafffie-stndy (2 copies) Traffic Study Conformance Letter x 2. I3rninxge- repart (2 copies) Drainage Study Conformance Letter x 3. Soils report (2 copies) N /A4. Erosion Control Plan (2 copies) Not required per pre - application meeting notes (Sign and return) As applicant for this project, I hereby ensure that all of the above requirements have been included with this submittal. I fully understand that if any one of the items listed on this checklist has been excluded, the documents will NOT be distributed for City review. In addition, I understand that in the event any revisions need to be made after the second (2 full review, I will be subject to the applicable resubmittal fee. Signature: Name (please print): — Date: ( /a- jll (v) 7o - e- 1 a- - !S Phono: 30 3 - -5 -OYYS .�'. Cit of 'r Wheat l?,�i�e LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 29 Avenue • Wheat Ridge, CO 80033 • Phone (303) 235 -2846 (Please print or type all information) Tyler Downs Applicant Wazee Partners, LLC Address 2300 15th Street, Suite 425 Phone 420 -1568 City Denver State CO Zip 80202 Fax 877- 444 -1877 Owner WRURA Address W. 29th Avenue City Wheat Ridge State CO Zip 80033 Contact Doug Van Lerberghe Address 2555 Walnut Street Phone 303-832-447 City Denver State CO Zip 80205 Fax 832 -4476 (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) 2M Location of request (address): SE Corner ot7A -<W. 44th Avenue Type of action requested (check one or more of the actions listed below which pertain to your request): Application submittal requirements on reverse side ❑ Change of zone or zone conditions ❑ Special Use Permit ❑ Subdivision: Minor (5 lots or less) ❑ Consolidation Plat ❑ Conditional Use Permit Cl Subdivision: Major (More than 5 lots) ❑ Flood Plain Special Exception A Site Plan approval ❑ Temporary Use, Building, Sign ❑ Lot Line Adjustment ❑ Concept Plan approval ❑ Variance/Waiver (from Section ) ❑ Planned Building Group ❑ Right of Way Vacation ❑ Other: Detailed description of Site Plan review on Required information: Assessors Parcel Number: 39- 234 -99 -005 Size of Lot (acres or square footage): 2.25 acres Current Zoning: MU -C Proposed Zoning: MU -C Current Use: Vacant Proposed Use: Multi- family Residential I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with the knowledge and consent of those persons listed above, without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must submit power -of- attorney from the owner whi _ x iw _ f this action on his behalf. Signature of Applicant Nv •Z �weaal� tue this c7n'day of�, 20 I �••?�UBLIC � nx- Notary Public MY Commission Expires My commission expires (D _ 3i — a0 1 To be filled out /by /staff: /. 1 Date received Q'( Fee $ �d� ReQQ�eipt No �90�� 3 'R Case No. WS� 11-6 Comp Plan Desig. Zoning ;/l. �L — G' Quarter Section M7a �$' Related Case No. Pre- App Mtg. Date Case Manager S"6.cV�a -1 e 4� City of Wh6 at Co, ""MNITY DEVROP.&UNT LAND USE APPLICATION FORM Case No. Date Received 1 612412 1 Related Cases �PMO Case Planner Case Description !, S ite Plamapp - roval - For an - 8 - 0 - -u - — nit Applicant /ntomwfmir Name FW_azee_P_arners,LLC Name Tyler Downs Phone 1(720] 4201568 1 Address 2300 15th St., Suite 425 1 City "Denver E State 1C0 I Zip 16020&_ Name [Renewal Wheat Ridge Name Phone I Address Ci State Zip 1 Contact trfemvafmn Name " Doug Van Lerbeighe Name L Ph one _3) �832-4474_____' r�U Address x2555 Walnut — St. City ( Den v er State `C0__ Zip Fmectnfarmalron Address Street City Wheat Pox7t state I m I Zip abom Location Description "SEC, - 743 - 0 W. 44th Ave. Project Name Parcel No. J9_-234_99 I3105 Qtr Section' iSE_23 District No.: Ill 17e yk� Pre-App Date Review Type i 6/9/2011 Neighborhood Meeting Date r App No. APP1118 Review Body Review Date Disposition Comments Report CITY OF WHEAT RIDGE 06/24/11 9-57 AM COBB Wazee Partners RECEIPT NO.-CDD006348 AMOUNT FMSD ZONING APPLICATION F 650.00 ZONE PAYMENT RECEIVED AMOUNT CK 1226 659.06 TOTAL 650.00 ---------------------------------------- ri City of Wheatl�JAe City of Wheat Ridge Pre - Application Transmittal Sheet Date: June 9, 2011 Property location: Southeast corner of 7340 W. 44th Avenue Now that the required pre - application meeting has been held, the next steps in the process will be: ® Submit land use application for Site Plan Review The following documents are required upon submittal of the Site Plan Application: ® Pre - application transmittal sheet ® Property deed ® Land use application ® Letter of request ❑ Building permit application ® Property owner consent ❑ Full set of civil drawings ® Drainage report (letter of compliance) ❑ Outline Development Plan ❑ Traffic impact letter ❑ Final Development Plan ® Traffic study (letter of compliance) ❑ Final Plat ❑ Soils report ® Site Plan ❑ Grading /erosion control plan ® Survey /I.L.C. ❑ Electronic copy of Plat (In AutoCAD format) ® Other: All requirements of the Site Plan Review Submittal Checklist All of the listed items must be submitted to constitute a complete application. If any of the items are not included in the submittal, the application will be returned without review. City of Wheat Ridge Community Development Department 7500 W. 29 Avenue Wheat Ridge, CO 80033 Building Division - 303.235.2855 Planning Division - 303.235.2846 Inspection line - 303.234.5933 www.ci.wheatddge.co.us WAZEE PARTNERS, LLC 230015` Street, Suite 425 Denver, CO 80202 720- 420 -1568; FAX: 877- 444 -1877 WHEAT RIDGE TOWN CENTER APARTMENTS PROJECT NARRATIVE I. General Project Description • Wheat Ridge Town Center Apartments is a proposed 88 unit affordable senior housing apartment project. The project will be 100% rent restricted to persons whose incomes do not exceed 40 %, 50% and 60% AMI categories. • The proposed project is located in the Town Center Redevelopment Project, at the southeast corner of 44` Ave. and Wadsworth Boulevard in Wheat Ridge, CO. • Occupancy will be restricted to persons aged 62 and older. II. Building Profile and On -Site Amenities • There will be 66 1- BR/1 -BA units and 22 2-BR/IBA units consisting of a total of three unit types: o 66 Type A -1 Units (1BR/1BA) at 632 net rentable square feet (705 SF gross); o 19 Type B -1 Units (2BR/1BA) at 770 net rentable square feet (852 SF gross); o 3 Type B -2 Units (2BR/1BA) at 820 net rentable square feet (902 SF gross); • The building will be situated on a roughly 2.2 acre site; • The building will be 82,157 square feet, of which 66,224 square feet is gross rentable apartment space (59,602 net rentable) and 15,933 square feet is common area space; • The common spaces will consist of a fitness room, outdoor patios, outdoor courtyard, mail room, library with fireplace, community room, bistro /coffee bar, entertainment kitchen, multi - purpose space (movies and WE fitness), offices, mechanical equipment, computers with internet access, equipment storage, resident storage, two elevators and corridors; • The Project will consist of four stories of wood frame construction, elevator served, slab on grade; • Resident parking will consist of 90 surface spaces and 24 garages, for a total of 114 car spaces. This equates to a parking ratio of 1.25 to 1. The garages will be provided free of charge on a first come first served basis; • The four story building will have two elevator and four entries- all of them secure; • Exterior amenities include a landscaped exterior courtyard located on the ground floor on the south side of the building, which will feature sun shades, outdoor seating, resident gas grills and flower planters along with partially covered patios at the ground floor on the north side. • Surrounding the building will be trees and landscaped planting beds located between the perimeter sidewalks and the building. • Management and activities coordination will be offered on the first floor. • The building will also contain 21 auxiliary storage closets for the residents that will be offered on a first come first serve basis free of charge. They are located on floors two, three and four — at seven per floor. On each of those floors, there are three storage closets of 35 square feet (5'x6') and four storage closets of 16 square feet (4'x4'). III. Exterior Building Materials • Roof Type and Color: 30 year Asphalt Shingles Rooftop solar panels are currently being considered. If solar panels will be used, they will be integrated into the design of the roof to minimize appearance. • Wall Treatment: Brick and Stucco • Glass and Glazing: Vinyl Single Hung windows IV. Construction Timing • We anticipate at September 12` plat approval and are targeting all building approvals and permits to be ready as soon as possible thereafter. (Continued) Page 1 of 3 Sarah Showalter From: Sarah Showalter Sent: Thursday, January 20, 2011 8:37 AM To: 'Tyler H. Downs' Cc: 'Reinsma, John' Subject: RE: Wheat Ridge meeting Hi Tyler, I am writing to let you know that we think the two revised site plans that we reviewed on Tuesday would work, though we favor the option with the L- shaped building for the following reasons: it creates a street wall along Vance Street, it places the main entry of the building on Vance and relates well to the view corridor down 43 Place, and it creates a nice open space connection to the neighborhood to the east. Based on preliminary review, this concept appears to comply with the zoning code. The density, number of units, and parking ratios are all in accordance with the code. A couple of other points to keep in mind for compliance with the zoning: • There is a required build -to along Vance of 50% (50% of the property frontage must have a building within 0 -20' of the property line) • The open space would be 15% of net area if it is calculated for the individual site. If open space is aggregated for the whole development, then the requirement is a minimum of 10% • We have some concern about the garages on the east side of the parking lot since they directly abut Upham, a residential street. As we talked about in the meeting, we would like to see a landscaped buffer between the sidewalk on Upham and the garages, and they would be required to have materials that match the primary building. As for the access to the parking lot from the fire lane, this does not appear to be an issue. One option is to keep this is a private drive with an access easement for emergencies. In this scenario, there would be a gate where the drive intersects with Upham and residents would have to access the road via Vance Street. A second option, which we will be discussing with Weston in the coming weeks, is to make that road a public street that connects Vance to Upham. Whether that road is private or public is not something that we will have figured out in the next 1 -2 weeks while Patrick and Ken are out of town, but hopefully it is enough for you to know that we can have access to the parking area for your site in either scenario. Does this give you what you need to move forward with the CHFA application? If not, please let me know. Best, Sarah Showalter, AICP, LEED AP Planner II Office Phone: 303 -235 -2849 t ll4 c)1 /h z is4� .- ( o_wS t+,wJIIF €'II V1 I C wmI MI CONFIDENTIALITY NOTICE: This e -mail contains business-confidential intonnation. It is intended only ton the use of the individual or entity named above. Ifyou are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e -mail, attaching the original message, and delete the original message tiom your computer, and any network to which your conputer is connected. Thank you. From: Tyler H. Downs [ mailto:TDowns @WazeePartners.com] Sent: Tuesday, January 18, 2011 11:10 AM To: Sarah Showalter Cc: Reinsma, John Subject: RE: Wheat Ridge meeting 01/20/2011 I I \ Z: t G m t � � l 9 s lip WA 4410 T 81-� CH Z(do1b I P I `6 a AAA r � of , k 1 ! %n Y r,. N p 11 t. i e i 6 F. f r -t� 2-: �tr. Cujj E C z R f p M ,tv1`. i Wh � 1 rMr ' ►4c--Pe% P 7 7 � �r M AI r .. 4 1* °zd OAT= s �a a City of Whea - W, dge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building Tyler Downs Wazee Partners, LLC 2300 15th Street, Suite 425 Denver, CO 80202 Dear Mr. Downs, 7500 W. 29 Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.2352857 I am writing to confirm that the property located at 7340 Wadsworth Boulevard is zoned Mixed Use - Commercial (MU -C). This zone district allows for multi- family residences and contains no limit for the number of residential units per acre. The MU -C zoning on the site would allow for a 4 -story multi - family apartment building with 88 units and a parking ratio of 1.25 spaces per unit. Sincerely, Sarah Showalter, AICP, LEED AP Planner II City of Wheat Ridge ar tviv.ci.+sheatridge.co.tfs w t, a r -: r Y u lei 3 drr r 3 r• 4p C9 r re - - •r��o PreappNo: JAPP1118 PreappDate: 6j9J2011 ApplicantName: Wazee Partners, LLC —� ProjectStreetNo; 7340 W. 44th Ave. PreappFeePd PreappFee: 17- - $07 NbadmeetingDate: NbadmeetingFeePd NbadmeetingFee; $0 Notes; fees unpaid Case #: ---------_� Permit: Record: 14 a 412 QH►E of 412