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HomeMy WebLinkAboutWZ-06-08o"opy To' PlArn;ns ✓ 11111111111111111111111111111111111111111111111111111111Jill COVO.oo ~rJ 01/15/2008 02:46:42 PM 7 Page(s) Jefferson County, Colorado J~ CZ) c f?7 T" N U;,. E.:x DEVELOPMENT COVENANT AGREEMENT THIS DEVELOPMENT COVENANT AGREEMENT is made as of the 12th day of October, 2007 by and between the CITY OF WHEAT RIDGE, COLORADO, a home rule municipal corporation (the "City"), and Touchstone Holdings LLC, (the "Applicant'), together referred to as the "Parties". RECITALS: / WHEREAS, the Applicant is the owner of certain real property located in the City of Wheat Ridge, which is more particularly described in Exhibit A and made a part hereof (the "Property"), commonly known as 5220 Quail Street; and WHEREAS, the City, after holding all required public hearings and granting all administrative approvals as prescribed by the Wheat Ridge Code of Laws (the "Code of Laws"), approved the Final Plat for the Property titled Quail Ridge Estates. Copies of the Final Plat and/or Final Development Plan are attached hereto as Exhibit B, and is incorporated herein; and WHEREAS, the Applicant may not in the future be involved with development of the Property, and in that event should not be responsible for the site improvements to the Property shown on the approved Final Development Plan and Final Plat held by the Community Development Department and civil drawings held in the Department of Public Works of the City, herein referred to collectively as the "Final Plans"; and WHEREAS, the Parties understand and agree that the intent of this Agreement is to establish the obligations and expectations for future development of the Property in accordance with the Final Plans; and THEREFORE, in consideration of the mutual promises, covenants and agreements of the Parties, the approval of the Final Plans by the City, the dedication of certain land and/or easements to the City and other good and valuable consideration, the receipt and sufficiency which is acknowledged and confessed, the Parties hereto agree as follows: 1. Compliance with Final Plan: The entity which develops the Property ("Developer") consistent with the Final Plans, whether the Applicant or a successor or assign of the Applicant, shall be required to comply with all applicable sections of Chapter 26, Articles III and IV of the Wheat Ridge Code of Laws. The Developer shall also furnish all financial guarantees required for development of the Property by the Director of Public Works and the Community Development Director acting jointly. documents teasonitsly necessary to do so. 3. Safe of PMrllr. No sate of kxWdtW k*& or any colledion of bb which do not equal the et r of the Pmpedy as desorbed eh Ehdttbtii A may occur until such One as a Fuhm Agreement has been execubW - This para h shalt not prevent the Applicart or a Developer Um convOM or srtg the entirety of the Property to a third party. 4. issuance of f @ft fir: The City shag not Mw any W&ft pence t fiat any hrdividuel lot vet the Ompedy until an qp ved Future Agreemnt has been errecxtt d by the, try and ft then owner Of fire PMPO ty for kOvidual khts tray be issued by the City eoref mW upon otmViiame with all terms isted in the Fu lu a rrerrt. h. Saft Aid w1h OayelCa mgd of ftberty, At trtilct'mg permit fees, park land dedicalm bees, r Vww fem and WM* for MWRICbOft of pry rroveaw is shalt be pain by the Applicant, or in the event the Property is Conveyed, by the Developer vft executes the Frke Ag Vement. The Applicant shaft not be resporusrbte for the payrnert of such fees unite the Appftwt eats the Future, Agreeiment as the Property Developer. 6. Horrterrwger's Altus The Developer, as executor of the Future Agrement shy be r ortstTale for due estabWr *WA of and fire r elation of rules governing a horneownem asso err for the Pa rty. The Applicant shall not be r for the esubfishimert of a ho#oaw*Ws emu, unless, the Applicant is the Developer, the Property, may not be developed, and no lots may be sold pw to, creation of the hwMwr et5 association- 7. (ttmroy rreruts to Pnyerfv- No site work shall be perforimed on dre Property until a signed Future Agreement has been executed and the proper pen uils for the sane: have been issued by the City. For the purposes of this paragraph, site woW is defined as any gnx*q, clearing, or drug of try conpAxtion vAh she dew went with the approved Final Plans. Nothing in this paragraph shall prevent the carr ion of -2- pjoW poinfftwe ftsued Wthe QJY- 8. ecc # Tin A"effsmt s be fNed far r #t ; x d %"loaf," fem for w%ch I* Md &I the IAWmant. Dated #w5 ~ ST da~r Elf NOY~ beh- 2O7. CITY "eATIO , ` MOPMO stone i ~~4So,.,w? ~Ne e- Nam yr,a- i'Gr ~ Tn Pte" TMe [ 4.7}~ I31-1/1,r, if S X10 ~ ~ EWOtM r~ {aO2L Yi Addrem -3- ) STATE OF COLORADO COUNTY OF JEFFERSON ) Ttle ~ at~rte~drbe~One me S~~t ~ 20M. byM~!M 1p f 1 as , of Wit. 8 8UR0 '~No~ARy~ j-- _ My oonvniWmewkew. - V s UBLI n My Conan. -4- EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY KNOW ALL MEN BY THESE PRESENTS: THAT THE UNDERSIGNED, TOUCHSTONE HOLDINGS, INC., A COLORADO CORPORATION, BEING THE OWNER OF REAL PROPERTY, DESCRIBED AS FOLLOWS: A PARCEL OF LAND LOCATED IN THE WEST ONE HALF OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING A PORTION OF LAND DESCRIBED IN RECEPTION NO. 83042942, COUNTY PUBLIC RECORDS, INCLUDING A 7.5 FEET, MORE OR LESS, WIDE STRIP OF LAND DESCRIBED IN RECEPTION NO. 2007001840, MORE PARTICULARLY DESCRIBED AS FOLLOWS: NOTE: FOR THE PURPOSE OF THIS DESCRIPTION THE BASIS OF BEARINGS IS THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16 AS BEARING NORTH 89°32'45" EAST BETWEEN THE FOUND 3 INCH DIAMETER ALUMINUM PIPES WITH 3-1/4 INCH DIAMETER BRASS CAPS STAMPED L.S. 13212 MARKING THE SOUTHWEST CORNER AND THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER. COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER OF SECTION 16; THENCE NORTH 89°32'45" EAST ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER OF SECTION 16, 1329.63 FEET TO A FOUND 3/4 INCH DIAMETER REBAR WITH 2-1/2 INCH DIAMETER ALUMINUM CAP STAMPED L.S. 16427 MARKING THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID NORTHWEST QUARTER OF SECTION 16; THENCE CONTINUING ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER OF SECTION 16, NORTH 89°32'45" EAST, 15.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE ALONG THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET EAST OF THE WEST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16, NORTH 00°15'09" WEST, 381.40 FEET TO A FOUND 5/8 INCH DIAMETER REBAR WITH PLASTIC CAP, L.S. 29043; THENCE NORTH 89°32'45" EAST, 447.89 FEET TO A POINT ON THE WEST LINE OF A STRIP OF LAND DESCRIBED IN RECEPTION NO. 2007001840; THENCE NORTH 89°32'45" EAST, 7.69 FEET TO A POINT ON THE WEST LINE OF SKYLINE ESTATES FILING NO. 2, RECEPTION NO. F1816752, COUNTY PUBLIC RECORDS, SAID POINT ALSO BEING ON THE EAST LINE OF SAID STRIP OF LAND; THENCE SOUTH 00°13'03" EAST, ALONG SAID WEST LINE OF SKYLINE ESTATES FILING NO. 2, AND ALONG THE EAST LINE OF SAID STRIP OF LAND, 381.40 FEET, TO A POINT ON THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16, SAID POINT BEING THE SOUTHWEST CORNER OF SKYLINE ESTATES FILING NO. 2, SAID POINT ALSO BEING THE SOUTHEAST CORNER OF SAID STRIP OF LAND; THENCE SOUTH 89°32'45" WEST, ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16, AND ALONG THE SOUTH LINE OF SAID STRIP OF LAND, 7.44 FEET TO THE SOUTHWEST CORNER OF SAID STRIP OF LAND; THENCE SOUTH 00°15'21" EAST, 181.49 FEET TO THE BASE OF A BENT #4 REBAR; THENCE ON THE NORTHERLY RIGHT-OF-WAY RIDGE ROAD AS DESCRIBED IN BOOK 184 AT PAGE 132, SOUTH 74°44'11" WEST, 463.62 FEET; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET EAST OF THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16, NORTH 00°16'33" WEST, 300.00 FEET TO THE TRUE POINT OF BEGINNING; CONTAINING AN AREA OF 6.463 ACRES, MORE OR LESS. HAS LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWING HEREON CONTAINED UNDER THE NAME AND STYLE OF QUAIL RIDGE ESTATES, A SUBDIVISION OF A PART OF THE CITY OF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTILITIES AND SERVICES THOSE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION, OPERATION, MAINTENANCE, REPAIR AND TELEPHONE AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. 7 Q a>m w~,~ BFI § 9•^^~ ° :y .ry IBC 3.CBl 5 !N ° mn e O a .a zio 16': Z w R Q N~N F 0o 0oy~ w 6W~ 2 W g0N 1 0 aI-~o 0zp<Z K W O F=jU J 0 0 w Q O'¢ /~y p2~ V 4NW QO~ 0 z U S tljq 3popl i~ l i ii 14g Ii 3 ~ nz \-.wa ~a 3; JAYBt 3.IL.SlA s ww R uw I gppp969 oil g® ~ ~ HIA'J o Is II II- II II III R ~e q 15 gig 11 H a ~ p Ia~ i iE~ i ~C\1 9 s^ ' Snt"s l i \ Rk~ B$5a Iggy~ ONO wiana~n B S~ ~ p6R r.~ sb5R I 9 6B \ ' S'-fix§~9 ~ ~RE 4g ~ i 9 a4 ~ ~i ~I ggg e l g 6 lt~ ~ ~a ~ I p a k a E l n C® a b I E JHP b ll b q i s~ 5~ ` ~ o t 4 :g8 i Elva ~ b i; b 45 ~ a `e 3 ~ 4 8 b d~iRi~ 3~~~ T JOHNSO MICHAEL C. VILLANO DIRECT DIAL 303-575-7547 MVILLAN090JRNR. COM September 27, 2007 John Solheim 6878 Wyman Way Westminster, Colorado 80030 Robert R. Short Touchstone Holdings, Inc. 390 Union Boulevard, Suite 580 Lakewood, Colorado 80228 Re: Easement Vacation and Substitution Agreement Dear John and Bob: Enclosed is a fully executed original of the Easement Vacation and Substitution Agreement between The Consolidated Juchem Ditch and Reservoir Company and Touchstone Holdings, Inc. Please note that I have replaced the first page to date the document September 27, 2007 in the preamble and to insert the date of the engineering plans in the fourth Recital, and revised Exhibit B to reference the approved plans, as it was agreed the attaching the actual plans was impractical. Do not hesitate to call me if you have any questions regarding the foregoing. Very truly ours, Michael C. Villano for CITTEN, JOHNSON, ROBINSON, NEFF & RAGONETTI, P.C. Enclosure cc: Steve Wilson (via email, w/encl.) dal 9ttiEUTEENr& S,'RE ' a.:'.TE 10.7 JBY. a -0;10202 P 306 525 F C1;5 'JJ f; JU C!':? DENVER ASPEN SHAMF.^.A' SPC!NCS EASEMENT VACATION AND SUBSTITUTION AGREEMENT THIS EASEMENT VACATION AND SUBSTITUTION AGREEMENT (this "Agreement") is made and entered into as of September 27, 2007, by and between THE CONSOLIDATED JUCHF.M DITCH AND RESERVOIR COMPANY, a Colorado non-profit corporation ("Juchem Ditch"), whose legal address is 5320 W. 67°i Avenue, Arvada, Colorado 80002, and TOUCHSTONE HOLDINGS, INC., a Colorado corporation ("Touchstone"), with offices at 390 Union Boulevard, Suite 580, Lakewood, Colorado 80228. WITNESSETH WHEREAS Touchstone is the owner of certain real estate owned located north of Ridge Road and east of Quail Street in the City of Wheat Ridge, County of Jefferson, State of Colorado and more particularly described in the attached Exhibit A (the "Property"); and WHEREAS Juchem Ditch has historically and continuously utilized and maintained an open irrigation water transmission ditch (the "Main Ditch") entering the Property from the southwest and flowing to the east through the subject Property, exiting through the east property line of the Property, to convey irrigation water to Juchem Ditch shareholders east of the Property; and WHEREAS Juchem Ditch claims ownership and rights to irrigation ditch easements (the "Prior Easement") burdening the Property; and WHEREAS Touchstone desires to subdivide the Property pursuant to the Final Plat of Quail Ridge Estates (the "Plat"), and as part of the engineering plans for the subdivision has prepared plans for the relocation and piping of the Main Ditch (collectively, the "New Pipeline") as set forth on sheet C16 thereof, entitled Juchem Ditch Plan and Profile dated September 19, 2007, prepared by Alliance Consulting Engineers and Surveyors ("Alliance"), and approved by the City of Wheat Ridge, a copy of which is attached hereto as Exhibit B (the "Pipeline Plans"); and WHEREAS Juchem Ditch has historically shut down the irrigation water now in the Main Ditch for each winter season (November through April) and has resumed flow again for the irrigation season (May through October) in each year; and WHEREAS, in addition to irrigation water flow in the Main Ditch, storm water and snow melt flows enter and are transmitted through the Main Ditch intermittently each year; and WHEREAS Juchem Ditch requires free, open, continuous, and uninterrupted access to the portion of the Property which will contain the New Pipeline, to maintain, repair, service, test, flush, cleanout, reconstruct and operate said New Pipeline for the efficient, proper, and necessary functions of the Juchem Ditch irrigation water transmission along and through the Property. NOW THEREFOR in consideration of the mutual covenants, promises, representations, and obligations contained herein and above, the parties hereto, intending to be legally bound, agree as follows: ]10950.9 I . New Easement. In exchange for the relinquishment of Prior Easement by Juchem Ditch, upon completion of the New Pipeline by Touchstone, Touchstone will grant to Juchem Ditch a new 20 foot wide easement centered along the New Pipeline (the "New Easement") as depicted on the Plat, by the execution, acknowledgement and delivery by Touchstone and Juchem Ditch of a Ditch Easement Agreement and Grant of the form attached hereto as Exhibit C (the "Easement Agreement"), which shall be recorded in the Office of the Clerk and Recorder of Jefferson County, Colorado. 2. Relinquishment of Prior Easement. Contemporaneously with the execution and delivery of the Easement Agreement, Juchem Ditch shall execute, acknowledge and deliver to Touchstone a Quitclaim Deed of the form attached hereto as Exhibit D (the "Quitclaim Deed"), which shall be recorded in the Office of the Clerk and Recorder of Jefferson County, Colorado, relinquishing all of Juchem Ditch's right, title and interest in and to the Prior Easement. The Quitclaim Deed shall be recorded immediately prior to the Easement Agreement. 3. Construction of New Pipeline. At such time as Touchstone elects to develop the Property, Touchstone shall construct, install, test and place into service the New Pipeline (the "Construction"). Touchstone acknowledges and agrees that during the irrigation season from May through October, Juchem Ditch will only shut down the irrigation water flow in the Main Ditch for one day each week with two days written notice for each such shut down period to allow the Construction by Touchstone and its contractors. 4. Warranty. Upon completion of the Construction, Touchstone will warrant the labor, construction and materials of the New Pipeline furnished in construction of the New Pipeline against defective construction and workmanship for a period of one (1) year from the date of substantial completion of the Construction (the "Warranty Period"). Upon successful completion, testing and operation through the warranty period, the New Pipeline shall be the sole and exclusive property of Juchem Ditch. In the event repair or reconstruction of any defect is required during the Warranty Period for proper operation, the warranty for such repair or reconstruction work shall continue for a period of one (1) year after completion of such repair or reconstruction. 5. Maintenance and Repair of New Pipeline. Juchem Ditch and Touchstone agree that after expiration of the Warranty Period, it shall thereafter be the responsibility of Juchem Ditch to maintain, repair, and upkeep said New Pipeline as may be required for efficient and proper transmission of irrigation water through the Main Ditch. The foregoing notwithstanding, Touchstone shall be responsible for any damage, maintenance or repair caused by the negligence of Touchstone or its agents and contractors. Upon notification of any such damage, the responsible party or parties shall promptly pay for all costs of repair or replacement to the New Pipeline as may be required as a result of such negligent acts. 6. Insurance. Touchstone and Juchem shall each obtain and maintain general liability insurance in an amount not less than $1,000,000 throughout the time any work or construction is being conducted by such party upon the New Pipeline, and each party hereby agrees to indemnify and hold harmless the other party from and against all claims which arise or are made by any third parry arising out of the performance of the work or activities on the New Pipeline or within the New Easement by the indemnifying parry. 74 WS 2 7. Representations and Warranties. Juchem Ditch represents and warrants that it has requisite power, right and authority to enter into this Agreement, and that each person or entity executing this Agreement on behalf of Juchem Ditch is duly authorized to do so. Touchstone represents and warrants that it has requisite power, right and authority to enter into this Agreement, that each person or entity executing this Agreement on behalf of Touchstone is duly authorized to do so, and that Touchstone is well seized and in title, as fee simple owner of the Property, subject to all easements, rights-of-way, covenants, conditions, restrictions and other matters of record. 8. Cooperation; Further Assurances. Juchem Ditch agrees to cooperate, at no cost to Juchem Ditch, as reasonably requested by Touchstone in connection with Touchstone's entitlement, engineering, platting and development of the Property, which cooperation may include, without limitation, providing such consents and approvals to the City of Wheat Ridge, as Touchstone may reasonably request in connection with the platting and development of the Property, Each of the parties hereto undertakes and agrees to execute and deliver such documents, writings and further assurances as may be requisite to carry out the intent and purpose of this Agreement. 9. Assigmnent. Prior to substantial completion of the Construction, Touchstone may not assign this Agreement without Juchem Ditch's prior written consent, which consent shall not be unreasonably withheld, except that Touchstone may assign this Agreement to a party acquiring all or substantially all of Touchstone's interest in the Property. Following substantial completion of the Construction, Touchstone may assign this Agreement without Juchem Ditch's consent to any homeowners association formed for the Property. Upon any permitted assignment of this Agreement, Touchstone shall be released from any further obligations under this Agreement. 10. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties and their respective heirs, personal representatives, successors and assigns. 11. Facsimile Signatures; Counterparts. The facsimile signature of any party on this Agreement shall be deemed an original for all purposes. This Agreement may be executed in counterparts, each of which shall be deemed a duplicate original. IN WITNESS WHEREOF, this Agreement is executed as of the day and year first above written. TOUCHSTONE: TOUCHSTONE HOLDINGS, INC., a Colorado corporation By: 0',M Short, Vice President )40950.5 JUCHEM DITCH: THE CONSOLIDATED JUCHEM DITCH AND RESERVOIR COMPANY, a Colorado nonprofit corporation By: - Thomas Fletcher, resident 74 50.5 4 FXt11IJIT A LEGAL DESCRIPTION OF PROPERTY BEING A PORTION OF LAND DESCRIBED IN RECEPTION NO. 83042942 WITH THE JEFFERSON COUNTY CLERK AND RECORDER, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, MARKED BY A 44 REBAR WITH A YELLOW PLASTIC CAP, NUMBER ILLEGIBLE; THENCE CONTINUING ON SAID SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16; THENCE NORTH 89 DEGREES 32 MINUTES 45 SECONDS EAST, 15.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET FROM SAID W LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16, NORTH 00 DEGREES 12 MINUTES 20 SECONDS WEST, 381.40 FEET; THENCE NORTH 89 DEGREES 32 MINUTES 45 SECONDS EAST, 447.58 FEET; THENCE SOUTH 00 DEGREES 15 MINUTES 21 SECONDS EAST, 562.89 FEET TO THE BASE OF A BENT #4 REBAR; THENCE ON THE NORTHERLY RIGHT-OF-WAY RIDGE ROAD AS DESCRIBED IN BOOK 184 AT PAGE 132, SOUTH 74 DEGREES 44 MINUTES I1 SECONDS WEST, 463.62 FEET; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET FROM THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16, NORTH 00 DEGREES 16 MINUTES 33 SECONDS WEST, 300.00 FEET TO THE TRUE POINT OF BEGINNING. COUNTY OF JEFFERSON, STATE OF COLORADO. THE BASIS OF BEARING IS THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, ASSUMING SAID LINE TO BEAR NORTH 89 DEGREES 32 MINUTES 45 SECONDS EAST. THE WEST QUARTER CORNER OF SAID SECTION 16 BEING MARKED BY A 3 1/4" BRASS CAP ON A 2" PIPE IN A RANGE BOX STAMPED "CITY OF WHEATRIDGE SURVEY MONUMENT, L/S 13212, T3S, R69W, S17/S16 1984". THE CENTER CORNER OF SAID SECTION 16 BEING MARKED BY A 3 1/4" BRASS CAP ON A 2" PIPE IN A RANGE BOX STAMPED "CITY OF WHEATRIDGE SURVEY MONUMENT, L.S. 13212 CIA SEC 16, T3S,,1986", COUNTY OF JEFFERSON, STATE OF COLORADO. 74 50.5 A-1 EXHIBIT B PIPELINE PLANS Refer to Sheet C 16 of the engineering plans for Quail Ridge Estates, Jefferson County, Colorado, approved by the City of Wheat Ridge, entitled Juchem Ditch Plan and Prole dated September 19, 2007, prepared by Alliance Consulting Engineers and Surveyors. 74095(1,5 B-1 EXHIBIT C FORM OF DITCH EASEMENT AGREEMENT After recording return to: Michael C. Villano Often, Johnson, Robinson, Neff & Ragonetti, P.C. 950 17th Street, Suite 1600 Denver, Colorado 80202 DITCH EASEMENT AGREEMENT AND GRANT THIS DITCH EASEMENT AGREEMENT (this "Agreement') is made and entered into as of , 2007, by and between TOUCHSTONE HOLDINGS, INC., a Colorado corporation ("Grantor"), with an address of 390 Union Boulevard, Suite 580, Lakewood, Colorado 80228, and THE CONSOLIDATED JUCHEM DITCH AND RESERVOIR COMPANY, a Colorado nonprofit corporation ("Grantee"), with an address of 5320 West 67th Avenue, Arvada, Colorado 80003. RECITALS A. Grantee is the owner and operator of an irrigation ditch commonly known as the Juchem Ditch or the Reno-Juchem Ditch (the "Ditch"), which flow across certain real property located in the County of Jefferson, State of Colorado. B. A portion of the Ditch and related ditch facilities has been relocated and piped (collectively, the "Ditch Facilities') within the real property described on Exhibit A attached hereto and incorporated herein by reference (the "Easement Area"). C. Grantor now desires to grant unto Grantee an easement over the Easement Area for the use and operation of Grantee's Ditch Facilities, all on the terms and conditions set forth herein. AGREEMENT NOW, THEREFORE, in consideration of the covenants and agreements set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Grantor and Grantee hereby declare and agree as follows: 1. Grant of Easement. Grantor hereby grants, declares and creates a nonexclusive easement (the "Easement") over, under, and across the Easement Area for the purposes of permitting the construction, use, operation, maintenance, repair, reconstruction, inspection and removal, at any time and from time to time, of the Ditch Facilities located in the Easement Area. Grantee shall have the nonexclusive right of ingress and egress on, over, through and across the Easement Area for any purpose reasonably necessary or incidental to the foregoing uses of the Easement. ]4x950.5 C-1 2. Grantor's Use of the Easement Area. Grantor shall not construct or place any buildings, trees, shrubs or other woody plants, fences or similar improvements on any part of the Easement Area; provided, however, that Grantor may construct wooden fencing and install landscaping, other than trees and large woody plants, within the portion of the Easement Area lying within Lot 7, Block 2, Quail Ridge Estates. Subject to the foregoing, Grantor reserves that right to use the Easement Area for all purposes which do not materially and unreasonably interfere with the Easement uses and purposes as granted herein, which reserved uses shall include, without limitation, the right to construct and install irrigation systems, utilities, walks, landscaping and pedestrian trails and related improvements in, through, over and across the Easement Area. In the event any improvements are placed within the Easement Area which interfere with Grantee's Easement uses, removal shall be performed at Grantor's expense. 3. Additional Easements. Grantor reserves the right to grant additional easements in, over and across the Easement Area, including, without limitation, easements for ingress, egress, access, drainage and utilities, so as long as such easements do not materially interfere with Grantee's use of the Easement and operation of the Ditch Facilities. 4. Improvements. Subject to any warranty provided by Grantor to Grantee relating to construction of the ditch facilities by Grantor, Grantee, at its sole cost and expense, shall be responsible for all maintenance, repair, replacement and reconstruction of the Ditch Facilities, and shall at all times maintain the Ditch Facilities in good and safe condition and repair. 5. Maintenance of Surface. Grantor and its successors shall be responsible for maintenance of the surface of all lands lying within the Easement Area, including landscaping, mowing, weed removal and trash control and pickup. 6. Abandonment. In the event that Grantee or its successors permanently abandon and cease to use the Ditch Facilities located within the Easement Area, all right, title and interest hereunder of the Grantee shall revert to the Grantor or its successor and the Easement shall terminate. 7. Successors and Assigns. The terms and provisions of this Agreement shall be binding upon and inure to the benefit of any successor owners of the Easement Area and the Ditch Facilities, and the respective benefits and burdens hereunder shall run with the land. 8. Remedies, Attorneys' Fees. In the event that any party is required to commence any action or proceeding against the other in order to enforce the provisions hereof, the prevailing party's remedies shall include, without limitation, foreclosure of the lien (if applicable), injunctive relief and/or damages for the alleged breach of any of the provisions hereof. The prevailing party in any such action shall be entitled to recover, in addition to any amounts or relief otherwise awarded, all reasonable costs incurred in connection therewith, including attorneys' fees. 9. Recitals. The Recitals set forth above are hereby incorporated into and made a part of this Agreement. 7~ G.5 C-2 above written. GRANTOR: TOUCHSTONE HOLDINGS, INC., a Colorado corporation By: _ Name: Title: STATE OF COUNTY OF ss: The foregoing instrument was acknowledged before me this , 2007, by as Touchstone Holdings, Inc., a Colorado corporation. Witness my hand and official seal. IN WITNESS WHEREOF, this Agreement is executed as of the day and year first My commission expires: Notary Public day of of ]aov 5 C-3 GRANTEE: STATE OF COUNTY OF THE CONSOLIDATED JUCHEM DITCH AND RESERVOIR COMPANY, a Colorado nonprofit corporation By: tow- Name: Title: ?~~T ss: The foregoing instrument was acknowledged before me this 30 day of J\tk 4u S`r , 2007, by -tA,,,o ab.-5 L., t ! r cat~Yt as pte Gsa aC t s-[' of The Consolidated Juchem Ditch and Reservoir Company. Witness my hand and official seal. My commission expires: o4-ck- Cc) k ik Not,gy Public .J 740505 C-4 EXHIBIT A Ley-al Description of Easement Area (see attachment) 740950,5 C-` EXI 11111 D FORM OF QUITCLAIM DEED After recording return to: Michael C. Villano Otten, Johnson, Robinson, Neff & Ragonetti, P.C. 950 17th Street, Suite 1600 Denver, Colorado 80202 QUITCLAIM DEED THIS DEED is made as of , 2007, between THE CONSOLIDATED JUCHEM DITCH AND RESERVOIR COMPANY, a Colorado nonprofit corporation ("Grantor"), and TOUCHSTONE HOLDINGS, INC., a Colorado corporation ("Grantee"), whose address is 390 Union Boulevard, Suite 580, Lakewood, Colorado 80228. WITNESSETH, that Grantor, for TEN AND NO/100THS DOLLARS ($10.00), and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, has remised, released, transferred and QUITCLAIMED, and by these presents does remise, release, transfer and QUITCLAIM unto Grantee, its successors and assigns, forever, all the right, title, interest, claim and demand which Grantor has, if any, in and to the real property, together with improvements, if any, situate, lying and being in the County of Jefferson, State of Colorado, which is legally described on Exhibit A attached hereto and by this reference incorporated herein, including, without limitation, any and all right, title and interest in and to any irrigation ditch casements, whether express granted, historical, prescriptive or otherwise. TO HAVE AND TO HOLD the same, together with all and singular the appurtenances and privileges thereunto belonging or in anywise thereunto appertaining, and all the estate, right, title, interest and claim whatsoever, of Grantor, either in law or equity, to the only proper use, benefit and behoof of Grantee, its successors and assigns forever. IN WITNESS WHEREOF, Grantors have m p~ C,, r-, ful~-7,~:. GRi:; t~ rana r TH' AN not. ,t forth above- A DITCH a Colorado Name: 40046t Tide: T CONSIDERATION UNDER $500 -NO DOCUMENTARY FEE REQUIRED ]40950.5 D-1 STATE OF ) ss: COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2007, by as of The Consolidated Juchem Ditch and Reservoir Company, a Colorado nonprofit corporation. Witness my hand and official seal. My commission expires: Notary Public 740503 D-2 EXHIBIT A to Quitclaim Deed Legal Description of Propert y BEING A PORTION OF LAND DESCRIBED IN RECEPTION NO. 83042942 WITH THE JEFFERSON COUNTY CLERK AND RECORDER, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, MARKED BY A #4 REBAR WITH A YELLOW PLASTIC CAP, NUMBER ILLEGIBLE; THENCE CONTINUING ON SAID SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16, THENCE NORTH 89 DEGREES 32 MINUTES 45 SECONDS EAST, 15.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET FROM SAID W LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16, NORTH 00 DEGREES 12 MINUTES 20 SECONDS WEST, 381.40 FEET; THENCE NORTH 89 DEGREES 32 MINUTES 45 SECONDS EAST, 447.58 FEET; THENCE SOUTH 00 DEGREES 15 MINUTES 21 SECONDS EAST, 562.89 FEET TO THE BASE OF A BENT #4 REBAR; THENCE ON THE NORTHERLY RIGHT-OF-WAY RIDGE ROAD AS DESCRIBED IN BOOK 184 AT PAGE 132, SOUTH 74 DEGREES 44 MINUTES 11 SECONDS WEST, 463.62 FEET; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET FROM THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16, NORTH 00 DEGREES 16 MINUTES 33 SECONDS WEST, 300.00 FEET TO THE TRUE POINT OF BEGINNING. COUNTY OF JEFFERSON, STATE OF COLORADO. THE BASIS OF BEARING IS THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, ASSUMING SAID LINE TO BEAR NORTH 89 DEGREES 32 MINUTES 45 SECONDS EAST. THE WEST QUARTER CORNER OF SAID SECTION 16 BEING MARKED BY A 3 1/4" BRASS CAP ON A 2" PIPE IN A RANGE BOX STAMPED "CITY OF WHEATRIDGE SURVEY MONUMENT, L/S 13212, T3S, R69W, S17/S16 1984". THE CENTER CORNER OF SAID SECTION 16 BEING MARKED BY A 3 1/4" BRASS CAP ON A 2" PIPE IN A RANGE BOX STAMPED "CITY OF WHEATRIDGE 74 SDs D-3 SURVEY MONUMENT, L.S. 13212 CIA SEC 16, T3S,, 1986", COUNTY OF JEFFERSON, STATE OF COLORADO. 74W5U.5 D-4 Cay of Wheat ffidye Department of Punic Works May 17, 2007 DEPARTMENT OF PUBLIC WORKS 303.235.2861 7500 WEST 29r" AVENUE WHEAT RIDGE, CO 80033 FAX 303.235.2857 Mr. David E. Moore, P.E. Alliance Development Services 5440 Ward Road, Suite 240 Arvada, CO 80215 720.898.0660 Re: - Fourth Review Comments of the Final Drainage Report, Final Development Plan, Final Plat, and Civil Construction Plans for the Quail Ridge Estates Subdivision located at 5220 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Moore, I have completed the fourth review of the above referenced documents received on May 10, 2007, and have the following comments: DRAINAGE Final Drainage Report (Discussion) 1. All previous comments have been addressed; the Final Drainage Report is hereby approved. I will retain both copies of the approved Report until such time as approval is given for all documents. At that time I will return to you a copy of all the approved documents 2. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. All comments have been addressed. Final Drainage Plan 1. All comments have been addressed; the Drainage Plan is hereby approved. Final Plat 1. The Plat is hereby approved for Mylar® with the completion/addition of the following: 2. Please include the Wadsworth Irrigation Ditch easement recordation information on the Mylar® copy. 3. Please submit a copy of the deed for the 7.5' tract along the northeasterly portion of the subdivision, Reception Number 2007001840, with the Mylarg. Final Development Plan 1. All comments have been addressed; the FDP is approvable from a Public Works standpoint. CIVIL CONSTRUCTION PLANS General Comments For all Plan Views : 1. The text for the ADA ramps needs to be simply CDOT Type 1. They are currently shown as CDOT Type 1A on all sheets (I don't believe CDOT has a Type IA). Please modify this to correspond with the standard detail. 2. The CL-CL street monument positions for Quail Street should not move with the baseline. The 2.0' westerly shift of the Quail Street baseline should not affect the position of the ROW monuments (they are to remain located at the CL-CL intersection of the Right-of-Way positions, and not centered on the roadway . These positions need to be revised to reflect this on all plan sheets (refer to the Plat if need be - it still shows the correct positions). Sheet C4 (Master Utility Plan): 1. The above-mentioned 2.0' westerly shift of the Quail Street BL will also affect the stationing of constructed items at both the Ridge Road and W. 53dr Ave. intersections. You need to double-check the pipe length of the storm sewer from MH A-8 to the outfall into the westerly detention facility. There is a discrepancy of this pipe length between the various sheets (for example, please compare this sheet to the pipe length found on Sheet C5). Please revise and standardize the pipe length so ALL sheets correspond, and be sure to take into account the 2' westerly Quail Street BL shift. Sheet C8 (Quail Street Plan & Profile): 1. Be sure that the BL stations are correct at the Ridge Road & W. 53`d Ave. intersections. 2. Modify the baseline stations and offsets for the ROW CL-CL street monuments (they appear to be 2.0' RT of the new Quail Street baseline). 3. The Typical Section does not reflect what is proposed. Again, the ROW centerline will not change as there's no change in the ROW width; only the roadway will shift west 2' (the centerline remains the centerline by definition). Sheet C 11 (Ridge Road Plan & Profile): 1. The End Transition and End Construction station needs to be 45+35 to reflect the 250' taper. Sheet C13 (Ridge Road Signing & Striping Plan): 1. The ending station for the fog line (white line along the roadway edge) needs to be 45+35 to correspond to the 250' re-direct taper. Sheet C 14 (Storm Sewer Line A Plan & Profile): 1. In the profile, the hydraulic grade line lies above the pipe in the area between manhole A-5 and manhole A-7. This indicates that the storm system will be under pressure throughout this area and therefore will need to be designed as such. Please provide details for the conduit, joints, manholes, and include ALL specific information necessary to properly construct this pressurized system. 2. Please be sure that the pipe length of 25.59 linear feet of 18" RCP from MH A-8 that outfalls to the westerly detention area has taken into account the two foot westerly shift in the Quail Street baseline. Sheet C16 (Wadsworth Ditch, Plan & Profile): 1. The RCBC grade across Pierson Court is now shown as 0.35% in the profile, which is acceptable to the City. However, since only the invert elevation for box base manhole I-3 was raised to 5440.60 to achieve this grade without adjusting anything to the west, the remaining pipe grades and ME inverts lying west of this section will also need to be adjusted upward so that the sewer will flow in the correct direction. 2. In the profile, the hydraulic grade line lies above the pipe in the area west of the Pierson Court crossing. This indicates that the storm system will be under pressure throughout this area and therefore needs to be designed accordingly. Please provide details for the conduit, joints, manholes, any special materials Quail Ridge Estates (5220 Quail St) - review4 ltr.doc needed, and include ALL specific information necessary to properly construct this pressurized system. Under no circumstances will a system be approved whereby the hydraulic grade line is above the manhole rim (be sure your rim elevation is correct at Quail Street as you show only a couple of inches to the top of rim). 3. FYI: Box-base ME's and arch pipe typically do not have the proper kind of joints to withstand being under pressure - you may wish to check into this. STORMWATER MANAGEMENT PLAN (SWMP) This submittal was forwarded to the Stormwater Coordinator, Mr. Bill LaRow 303.235.2871 for review, and the following is his response: There was no SWMP included with this submittal. A copy of the completed CDPS Permit accompanied by a SWMP shall be submitted (by the developer of the site) to Public Works for review and approval prior to the issuance of any Grading/Fill or Building Permits. TRAFFIC ENGINEERING This submittal was forwarded to the Engineering Division Manager, Mr. Steve Nguyen, P.E., 303.235.2862 for review, and the following is his response: I have reviewed the Final Drainage Report, Final Development Plan, Final Plat, and Civil Construction Plans received on May 10, 2007. Please find my comments (in the form of a Memo to Mr. Brossman) attached to this letter. The Public Works Department requires 2 signed and stamped copies, and a CD or DVD-ROM containing the digital (DWG) files of the revised Civil Construction Plans. Please provide these with the next submittal. NPDES (CDPS) Permit The Federal Clean Water Act implemented by the EPA requires that stormwater discharges from certain types of facilities as part National Pollutant Discharge Elimination System (NPDES) be authorized under stormwater discharge permits. An NPDES permit is required for all construction sites greater than one (1) acre in size. The area of disturbance for the proposed expansion is greater than one acre and shall therefore comply with NPDES regulations. The NPDES permit for construction activities is issued by the State through the Colorado Discharge Permit System (CDPS), and may be obtained by contacting the Colorado Department of Public Health & Environment, Water Quality Control Division. A copy of the CDPS Permit shall be submitted to the Department of Public Works prior to issuance of any Grading/Fill or Building Permits. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading, an application for a Grading/Fill Permit along with the fees due will need to be submitted for review and approval. Quail Ridge Estates (5220 Quail St) - review4 ltr.doc Right-of-Way Construction Permit(s)/Licensing Prior to any construction of utility service connections, public improvements, etc. which lie 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, and any easement or ROW dedications. Drainage Certification Required Prior to C.O. Upon completion of the drainage improvements, the Engineer-of-Record Mr. David E. Moore, 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 & Erosion Control and Drainage Plans, all drainage facilities were constructed 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 the 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 for all constructed drainage facilities prior to issuance of any Certificates of Occupancy. The As-Built Plans shall be submitted as follows: Two (2) copies of the "As-Built" Plans are to be submitted: a. I copy. is to be on bond paper, and b. I copy is to be on electronic media (CD-ROM) and is to be in AutoCAD.dwg format. In addition, upon completion of individual lot construction, a Lot Drainage Certification stating that the lot grading and drainage has been completed and conforms to the original approved documents shall be submitted for review and approval prior to issuance of the Certificate of Occupancy. Subdivision Improvement Agreement Upon City Council approval of the Final Plat, a Subdivision Improvement Agreement (SIA) will need be executed by the project owner/developer. The City of Wheat Ridge Community Development Department will provide the SIA to the project owner/developer for execution. Public Improvements Cost Estimate & Performance Guarantee (Letter of Credit) Prior to the issuance of any grading permits, building permits, or commencement of construction activities of any kind, an Irrevocable Letter of Credit in the amount of $700,802.74, reflecting 125% of the approved engineer's itemized cost estimate as required by the City Code of Laws, shall be submitted by the owner/developer for review and approval. The Letter of Credit shall be required at the time of SIA submittal. 2-Year Warranty Period for Public Improvements Upon completion of all public improvements and Final Acceptance has been granted by the City Inspector, the original Letter of Credit shall be surrendered. At that time a 2-year warranty period for the completed and approved public improvements shall commence. 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 Developer shall complete such work upon request. Upon commencement of the 2-year Warranty Period, a 2ad 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 2ad Letter of Credit shall be surrendered by the City of Wheat Ridge. The above comments are as of the date reviewed and may not reflect all comments from other departments or reviewing agencies. Quail Ridge Estates (5220 Quail St) - review4 ltr.doe If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. Development Review Engineer XC: Steve Nguyen, Engineering Division Manager Travis Crane, Planner File Quail Ridge Estates (5220 Quail St) -review4 ltr.doe 14Q City of Wheat ledge Department of Public Woft MEMORANDUM TO: Dave Brossman, Development Review Engineer FROM: Steve Nguyen, Engineering Manager DATE: Wednesday, May 23, 2007 SUBJECT: Quail Ridge Estates Development, 5220 Quail Street WZ-06-02/Wilson, Civil Plan 4th Review I have reviewed the above plans dated 5/10/07 and have the following comments: 1. No parking signs placement on both sides of street will be required to maintain for through traffic. Please include this on the signing and striping plan. 2. Please include notes on the striping plan as provided in the red lined set. 3. Please include note to install a reflective flexible (safe hit) delineator at about station 39+65 at the north side edge of pavement. This is for the roadway delineation in the west bound direction. 4. Westbound lane width on Ridge Road at Station 39+65 needs to be 11 feet minimum (sheet C11). Additional asphalt paving is required if the minimum width is not met. \44 City of Wheat Ridged I Department of Pubic Works April 17, 2007 DEPARTMENT OF PUBLIC WORKS (303) 235-2861 7500 WEST 29TH AVENUE WHEAT RIDGE, CO 80033 FAX (303) 235-2857 Mr. David E. Moore, P.E. Alliance Development Services 5440 Ward Road, Suite 240 Arvada, CO 80215 720.898.0660 Re: - Third Review Comments of the Final Drainage Report, Final Development Plan, Final Plat, and Civil Construction Plans for the Quail Ridge Estates development located at 5220 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Moore, I have completed the third review of the above referenced documents received on April 12, 2007, and have the following comments: DRAINAGE Final Drainage Report (Discussion) Under Section IV. Developed Drainage Facility Design, include the following: a. Under Section B. Offsite Analysis, please include the following text at the end of the 4's paragraph (please see redlined Report): written permission from all affected property owners shall be obtained prior to the commencement ofany offsite construction activities". b. Under Section C. Specific Details, include the following: i. The proposed landscape timbers are not an acceptable material for use in detention pond. Please select either modular block or concrete and revise the text accordingly. In addition, all retaining walls 36" or higher need to be engineered; please provide the wall design or state in the Report that "the walls shall be engineered and the design shall be submitted to the Cityfor review and approval prior to the commencement of construction". ii. Detention ponds are required to have a minimum of 1.0' of freeboard. iii. It is stated that the ponds are designed to drain in the standard 40 hours as recommended by UDFCD. However, the City of Wheat Ridge Site Drainage Requirements state that all detention ponds shall fully drain within 24-40 hours. In an effort to keep the calculations for this slight deviation from UDFCD guidelines simple (you don't need to take head into account, for example), a full 12 hour window has been provided by the City to easily attain this. Also, by lowering the drain time of the pond by a few hours, which may be accomplished by slightly increasing the lowermost orifice of the water quality plate, it may also decrease the total detention volume needed (which may yield a lower WSELWOCV - thus providing the necessary 1.0' of freeboard). But this is only a suggestion - you can provide the freeboard in any manner. iv. Please double-check the word "smaller" in the last paragraph. It appears you may have meant this to read "greater" rather than smaller. c. Under Section G. Storm Sewers and Culverts: L In the 1st paragraph the inlet along Ridge Road is described as Wheat Ridge Standard Single Inlet. Please revise this to read: "Wheat Ridge Standard Double Inlet". 2. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. All comments have been addressed. Final Drainage Plan 1. All comments have been addressed; the Drainage Plan is approvable. 2. Please provide a P.E. seal and signature on the Final Drainage Plan (having the same date as the Report) and include with the revised Final Drainage Report. Final Plat 1. Please include the Wadsworth Irrigation Ditch easement recordation information on the MylarO copy. 2. Please submit a copy of the deed for the 7.5' tract along the northeasterly portion of the subdivision, Reception Number 2007001840, with the Mylar®. Final Development Plan 1. All comments have been addressed; the FDP is approvable from a Public Works standpoint. CIVIL CONSTRUCTION PLANS General Comments: 1. For all Plan Views: The ADA ramps are drawn as CDOT Type 1 ramps, but the text calls out CDOT Type 2A. Please modify so the text matches what is drawn. Sheet C4 (Master Utility Plan): 1. Please be advised that where the utility street cut (trench) nears the existing roadway crown, even if the area does not lie within the crown re-direct and therefore would not normally require that particular area be milled and overlaid, that the area shall still be milled to the existing crown. The City won't allow for small "slivers" of existing pavement to lie between trench patching and the existing crown due to structural concerns. You may wish to include a note pertaining to this on this sheet as well. Sheet C13 (Ridge Road Signing & Striping Plan): 1. Remove the rotomill hatching from the plan view - it makes identifying the striping very difficult. Sheet C16 (Wadsworth Ditch, Plan & Profile): 1. The RCBC grade across Pierson Court is shown as 0.34% in the profile, which is acceptable to the City. However, the invert elevations for the box base manholes calculate the grade to be 0.03% which is NOT acceptable per our previous conversations. In addition, the profile indicates that about a foot of additional fall from what is shown can be attained by moving the location of the Quail Street manhole to the west (and/or modifying the connection to the existing CMP lying to the west). 2. Please be sure the te4xt in the profile and plan views correspond to each other (the plan view shows a RCBC but the text calls out 4-18" RCP's). Sheet C18 (Construction Details, Sheet 2): 1. Please remove all references to "Pay Items" and Pay Areas (see the redlined plans). Quail Ridge Estates (5220 Quail St) -revi.w31t.do. Itemized Engineer's Cost Estimate 1. All items have been addressed; the Cost Estimate is hereby approved. STORMWATER MANAGEMENT PLAN This submittal was forwarded to the Stormwater Coordinator, Mr. Bill LaRow 303.235.2871 for review, and the following is his response: I have reviewed the Stormwater Management Plan received April 12, 2007. Please find my comments (in the form of a Memo to Mr. Brossman) attached to this letter. TRAFFIC ENGINEERING This submittal was forwarded to the Engineering Division Manager, Mr. Steve Nguyen, P.E., 303.235.2862 for review, and the following is his response: I have reviewed the Final Drainage Report, Final Development Plan, Final Plat, and Civil Construction Plans received April 12, 2007. Please find my comments (in the form of a Memo to Mr. Brossman) attached to this letter. The Public Works Department requires 2 signed and stamped copies of the Final Drainage Report/Plan, and Civil Construction Plans. Please provide these with the next submittal. NPDES (CDPS) Permit The Federal Clean Water Act implemented by the EPA requires that stormwater discharges from certain types of facilities as part National Pollutant Discharge Elimination System (NPDES) be authorized under stormwater discharge permits. An NPDES permit is required for all construction sites greater than one (1) acre in size. The area of disturbance for the proposed expansion is greater than one acre and shall therefore comply with NPDES regulations. The NPDES permit for construction activities is issued by the State through the Colorado Discharge Permit System (CDPS), and may be obtained by contacting the Colorado Department of Public Health & Environment, Water Quality Control Division. A copy of the CDPS Permit shall be submitted to the Department of Public Works prior to issuance of any Grading/Fill or Building Permits. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading, an application for a Grading/Fill Permit along with the fees due will need to be submitted for review and approval. Right-of-Way Construction Permit(s)/Licensing Prior to any construction of utility service connections, public improvements, etc. which lie 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, and any easement or ROW dedications. Drainage Certification Required Prior to C.O. Quail Ridge Estates (5220 Quail St) - r"imIltr.doc Upon completion of the drainage improvements, the Engineer-of-Record Mr. David E. Moore, 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 & Erosion Control and Drainage Plans, all drainage facilities were constructed 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 the 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 for all constructed drainage facilities prior to issuance of any Certificates of Occupancy. The As-Built Plans shall be submitted as follows: Two (2) copies of the "As-Built" Plans are to be submitted: a. 1 copy is to be on bond paper, and b. 1 copy is to be on electronic media (CD-ROM) and is to be in AutoCAD.dwg format. In addition, upon completion of individual lot construction, a Lot Drainage Certification stating that the lot grading and drainage has been completed and conforms to the original approved documents shall be submitted for review and approval prior to issuance of the Certificate of Occupancy. Subdivision Improvement Agreement Upon City Council approval of the Final Plat, a Subdivision Improvement Agreement (SIA) will need be executed by the project owner/developer. The City of Wheat Ridge Community Development Department will provide the SIA to the project owner/developer for execution. Public Improvements Cost Estimate & Performance Guarantee (Letter of Credit) Prior to the issuance of any grading permits, building permits, or commencement of construction activities of any kind, an Irrevocable Letter of Credit in the amount of $700,802.74, reflecting 125% of the approved engineer's itemized cost estimate as required by the City Code of Laws, shall be submitted by the owner/developer for review and approval. The Letter of Credit shall be required at the time of SIA submittal. 2-Year Warranty Period for Public Improvements Upon completion of all public improvements and Final Acceptance has been granted by the City Inspector, the original Letter of Credit shall be surrendered. At that time a 2-year warranty period for the completed and approved public improvements shall commence. 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 Developer shall complete such work upon request. Upon commencement of the 2-year Warranty Period, a 2"d 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"1 Letter of Credit shall be surrendered by the City of Wheat Ridge. 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. Development Review Engineer XC: Steve Nguyen, Engineering Division Manager Travis Crane, Planner File Quail Ridge Estates (5220 Quad St) - reviewIlu doc To: Dave Brossman, Development Review Engineer From: William C. LaRow III, Stormwater Coordinator Date: April 18, 2007 Subject: Proposed Quail Ridge Estates Housing Development located at Quail St. and Ridge Rd., Wheat Ridge, CO. I have reviewed the plans dated April 10, 2007 for the above project and I have the following comments: It is understood that the above project is not being developed by the design engineer, however the SWMP is still considered to be incomplete and prior to receiving a grading permit the following comments will need to be addressed by the contractor developing the above property. SWMP Text Comments: 1. General Application is incomplete. 2. The City of Wheat Ridge will require a copy of the CDPS permit 3. Tables are incomplete. 4. Need to show the location of the stabilized staging area. 5. Need to show where, if any, stock piles will be located. 6. Original and final run-off coefficient range should be more precise. 7. Erosion Control Supervisor will need to be determined. SWMP/Plan Comments: 1. Details are needed for the native seed mix to be used. There are different native seed mixes used depending on the soil type and site conditions. 2. Maintenance of the detention ponds needs to be assured. Signature: William C. LaRow, P.G., C.H.M.M. Stormwater Coordinator City of Wheat Ridge PW Eng Dept 7500 West 29th Ave Wheat Ridge, CO 80033 Date: y~~Elo 7 ph (303) 235-2871 fx (303) 235-2857 ti14 e: Gty of Wheat 15dge Depamnent of Public Works MEMORANDUM TO: Dave Brossman, Development Review Engineer FROM: Steve Nguyen, Engineering Manager DATE: Tuesday, May 01, 2007 SUBJECT: Quail Ridge Estates Development, 5220 Quail Street WZ-06-02/Wilson, Civil Plan 3`d Review I have reviewed the above plans dated 4/10/07 and have the following comments: 1. Evergreen trees need to be relocated away from the intersection corners to maintain sight distance see sheet C 19 red lined set for details. 2. The typical street section on Quail Street needs to be revised as indicated in the red lined set. The section needs to be shifted west to allow 1.5 feet between the edge of sidewalk and the right of way for placement utilities such as traffic signs, fire hydrant and power pole etc. 3. An approved roadway lighting plans will be required as part of the design and construction. Please coordinate this process with Xcel Energy on both plan design and construction. The City will need a letter from Xcel approval letter of the design. 4. It is anticipated that ponding will exist at the sump inlets at station 14+25 on Pierson Court for storm beyond the 5-yr magnitude. The ponding level could potentially rise above the finish floor elevation of the adjacent houses. Could not locate any language to address such in the report. Please provide language or point out in the drainage report on how the ponding at the sump inlets will take place and how it will be addressed. The City will require remedial measure or solution to avoid this concern. 5. Please verify with the appropriate Fire Department to determine if the proposed street width of 53`d Avenue meet or exceed the fire access width. In addition, no parking signs placement on both sides of street will be required to maintain for through traffic. Please include this on the signing and striping plan. 6. Please include signing element on the signing and striping plan sheet related to this development such as stop signs, no parking signs etc. Specifically, the plan needs to include sign face, location, MUTCD code and size. 7. Please include lane with dimensions on the striping plan. 8. The following comment was generated in the last review and is not addressed in the latest submittal. Please revise the proposed typical section for Ridge Road in sheet CI l to allow four traffic lanes: 2 thru, 1 EB left turn and one WB accel-decel lane. Please refer the red- lined comment for the correct lane dimensions in the marked up cross section. 9. Due to changes needed to the Ridge Road Cross section as required by comment #7, please lengthen the roadway tapers on Ridge Road as shown on sheet CI 3 to meet the minimum 25:1 ratio. On Ridge Road frontage, it is anticipated that this section of roadway will consist of an EB left turn lane, 2 thru lanes and a westbound accel-decel lane as discussed in comment V. With a 10 left turn lane, 25:1 shift is achievable and the respected minimum taper length should be 250 ft. This should be a minimal change from the previous taper length of 240 feet. 10. Please refer to marked up set if it is needed to clarify each of the comments discussed in this memo. Please note that some comments require clarification and actually may not need correction on the plan. Please include this type of response in the letter addressing point by point on the comments. This would beneficial and help expedite the review process. Alliance Consulting Engineers £t Surveyors David F. Brossman April 6, 2007 City of Wheat Ridge Department of Public Works 7500 West 20'h Avenue Wheat Ridge, Co. 80033 Re: Quail Ridge Estates Response to Written Comments from Second Review. Final Drainage Report (Discussion): 1. Under Section IV: a. Under Sections A and B, the design points have been included in the discussion of the sub-basins. They have also been added to the Final Developed Drainage Plan for referencing. b. Under Section B - The offsite analysis has been expanded to more clearly explain the offsite grading to the east that will need tote completed - during the construction of Quail Ridge to prevent flooding of downstream properties. c. Under Section C i. The walls will not exceed 36". This information as well as the material type was added. ii: The anticipated drain time was added. iii. The total designed detention volume including freeboard is actually 46050 cubic feet. This was information that was added to the report, d. Under Section D i; The section now clearly states that the ponds will be graded of 2%0 toward the trickle channels which will then help drain within the 40 hour drain-time. . ii. The total provided volume in the reporthas been revised to match the appendix. iii. Outlet Structure Design 1. This statement was added to the outlet "structure description: "The lowermost orifice will be placed at the flow line elevation of the 2' concrete trickle channel, which shall be at an elevation of 5440.5 to ensure that the ponds can fully drain." 2. The City specifications were added to the well-screen description. 3. A statement was added to insure that the out structure grate shall be bolted to the box. iv. The description of the emergency spillway was revised to read that in a storm event greater than the 100-year, runoff will spill into Ridge Road. e. Under Section E - i. Discussion of curb overtopping was added. The only anticipated curb overtopping occurs in the 100-year event at design points C, Dand1. ii. Ridge Road has been redesigned to prevent by-pass flows, and the flow velocities have changed accordingly. f. Under Section F - i. There will be no swales in this project. The site has been graded" such that all lots will drain without the conveyance of swales. ii. Templates have been utilized to complete an ;Overlot Grading Plan, and they are in conformance with the Grading, Erosion Control, and Final Drainage Plans. A copy of the templates used has been included in the construction plans. g. Under section G is A reference to the calculations (support) in our Appendix has been added. ii._ The 15" storrnline along Ridge Road shall be A-2000 pipe and this reference has been added to the discussion of the 15" line. 2. Under Section V. Conclusions: a. Additional information was added to support the statement that "this development improves the drainage situation." is `Discussion of the site release rates and how run-off sheet flows onto adjacent properties have been included as part of the support for our statement. ii. Discussion of our innovative engineering along Ridge Road to prevent by-pass flows was also included as support foie our statement: 3. A P.E. seal and signature have been included with the revised Final Drainage Report. Final Drainage Report (Appendix): 1. The design points are now referenced in the runoff tables. 2. References to Pierson Street have been corrected to read Pierson Court. 3. In order to capture 100% of the flow, the inlet in Ridge Road has been revised to be an in-sump inlet, so this comment is no longer applicable; 4. Ridge road has been re-graded to create in-sump conditions to capture 100% of ' the flow. 5. The spreadsheet used for the inlets for Sub-basin 50 and 60 were not re-run prior to printing the Appendix. After re-running the spreadsheets, the inlets will be adequate and there will be no crossing of at the crown. 6. The spreadsheets for all the inlets have been double-checked and re-run, and they should all adequately carry the developed runoff. 7. A P.E. seal has been provided with the revised drainage report. Final Drainage Plan: 1. Design points have been added. 2. The detail for the outlet structure has been expanded to include atop, and side view, in order to include the information necessary to build the structure. Also, a detail of the well screen per City specifications has been added, I The vertical datum NGVD29 is now referenced in the benchmark note. 4: There are no anticipated swales at this time, but if is understood that prior to the issuance of the Certificate of Occupancy, a Lot Drainage Certification Letter will be required stating that the individual lots meet the criteria of the Final Grading and Over-lot Grading Plans. 5. The improvements to Ridge Road have been revised such that the inlet located on Ridge Road will be in sump and prevent by-pass flows. 6. A P.E. seal has been provided with the revised drainage report. Civil Engineering - Stormwater Management Plan: 1. SWMP text comments: a. The General Application has, intentionally been left blank. The current owner will not be developing the property, and it will be the new developer's responsibility to complete and submit the permit' application. b. The pages have been numbered. c. The tables have been labeled, however because the current owner will not be developing the property, some tables cannot be completed. at this time. The developer will be required to complete the tables and update the SWMP prior to construction. d. A brief description of the projectwas added under the permit eligibility of the site. e. The third column in the "Potential Pollutant Sources Used or Found On- site has been re-titled to be "Description" which more accurately defines the column. In addition, some descriptions have been revised for clarity. f There is no Appendix C in this report and the reference has been removed. g. An "Endangered/Historical Properties" tab was not created. The pertinent information can be located in the Appendix to the SWMP and the reference under the Historic Properties has been revised. h. The description of the SWMP states that there is to be one overall SWMP. i. The "Off-site System" table has been revised to include the Juchem Ditch. j. Under the "Intended Sequence of Major Activities" the year for final stabilization should be 2008, not 2007. - I k. The original run-off coefficients are exact number taken from the drainage report, and the range is the range between a 5-year event and a 100-year event. 1. Because the property will be sold to a developer, it will be the responsibility of the developer to hire his or her own Erosion Control Supervisor: m. In the BMP section, all unused BMPs have been removed. 2. ` SWMP plan comments: a. Silt fencing has been added along the Northern property line to prevent erosion from entering the site. b. Silt fencing has been added along the east side of Quail Street and along the west side of Pierson Court. c. Details for the riprap at the outlet structures have been added to the detail sheet. d. 'The, erosion control legend was expanded to help clarify the items within the plan, and the line type for the silt fencing was changed to a boxed line to stand out from the other line work in the plan. -e. Details are not available at this time for the native seed mix. The actual mix will need to be included in the Developer's Agreement as agreed' upon at the meeting on March 23, 2007. f. Inlet protection was added to Quail Street and Ridge Road inlets. g. It will be the responsibility of the Homeowner's Association to maintain the detention ponds. This will need to be stated within the Developer's Agreement. h. Anote has been added to the plan stating that street sweeping will be required, and that the frequency will be determined based on site inspections. i. A note has been added that if groundwater is encountered and dewatering is required, a State-dewatering permit will be required before discharging to the City's "storm sewer system. j. It is stated within the Storm, water Management Plan that temporary stabilization is required for areas -after 14 days of dormancy. i Surveying: Final Plat 1. Zoning of A-1 has been added to plan for the property to the south and east of the site. 2. Recepti on numbers and the book and page per City web site have been shown for the 15' north of the S. line of the NW'/a section 16. There is no information South of said line on the City maps. 3. Reception number shall be added to plan when separate documents has been recorded and we have a reception number. 4. The locations of the 4 monuments have been modified. 5. Reception number has been added to plat. 6. Chord distance has been added to the curve data of the SW corner of 53`a Avenue and Pierson Court: 7. AutoCAD file has been included with this submittal. Final Development Plan 1. Legal description has been changed to match the plat. 2. All other comments have been addressed. Civil Construction Plans -General Comments. for all Sheets: 1. Line type for limits of construction has been modified. 2. CL -CL monuments have been called out as requested. 3. Revised drainage plan has been included. 4. Plans have been or will be submitted to Xcel. 5. RCP has been called out on storm plan sheets. Sheet CI - Cover Sheet: 1. NGVD29 Vertical Datum designation; has been added to note. 2. Typo in the index has been corrected: Sheet C2 - Final Grading Plan: 1. Percent of grade has been called out in the bottom of the ponds. 2. 2' trickle channels have been called out in the bottom of the ponds. 3.- Disclaimer has been reworded as agreed upon in the meeting with the city on March 23, 2007. 4. Curb has been regraded but is not reflected on grading plan but spot elevations have been added to Ridge Road plan and profile sheet to help clarify concept. Sheet C3 - Master Utility Plan: 1. Note stating "all utility trenches within the public ROW shall be f dlybackfilled using flowable fill has been added to plan sheet. 2. Note has been added on the x-section sheet for Ridge Road-pertaining; to no small slivers of asphalt shall not be allowed by the city. Sheet C4 - Erosion Control Plan: _ 1. It was agreed in the meeting on March 23, 2007 that the material used in the detention ponds shall be addressed in the development agreement and that we should leave the plans as is. . 2 Outlet protection has been shown on the plans. Sheet C5 - Erosion Control Details: 1. Outlet Protection detail has been added to sheet. Sheet C6 - Drainage Plan: 1. Revised Drainage Plan has been added to plans. Sheet C7 - Quail Street Plan and Profile: 1. CL-CL ROW notes have been added. 2. The south ROW line of Ridge Road, the existing edges of asphalt, and the proposed north ROW of Ridge Road (projected west since the ROW line does not actually cross the ROW for Quail Street) all have been shown. Sheet C8 Pierson Court, Plan and Profile: I CL-CL ROW notes have been added: 2. The south ROW line of Ridge Road, the existing edges of asphalt, and the proposed north RO w of Ridge Road (projected since the ROW line does not actually cross the ROW for Pierson Court) all have been shown.. Sheet C9 - West 53`d Plan and Profile: 1. North arrow has been rotated. 2. CL-CL ROW notes have been added. Sheet C10 - Ridge Road Plan and Profile: 1. Note has been added to indicate that monuments shall be set prior to placement of top lift of asphalt. 2. Type III barricade has been moved to the east side of section line to get it out of the City of Arvada property. This is the best place for it so jliat it is not in the middle of the intersection. 3. Curb and gutter have been identified as type CG2A. 4 Typos have been corrected and the typical section has been revised. 5. WI-4L warning signs have been removed as requested. 6. Changes to the profile have been made to smoothen the ride. 7. Crown redirect has been modified to adhere to the 20:1 CDOT standard. 8. " Separate signing and striping plan has been created. 9. Same comments as note #1. 10. Note for the stop sign on the west side of Quail Street has been added, note already calls out the stop sign on the west side of Pierson Court. Both notes reference the MUTCD standard stop sign as Ri-1. 11. Striping has been modified on the plan as requested. Sheet Cl I - Ridge Road X-Sections 1. X-sections have been redrawn due to the change in the profile. 2. It was agreed in the meeting held on March 23,_2007 that the station intervals between x-sections would be adequate but that critical stations such as beginning and ending of crown redirect stations would be added. Sheet C12 - Storm Sewer Line A, P&P: 1. Detention ponds have been identified. 2. Ridge Road has been shown and called out on the plan: 3. All inlets and manholes have been numbered. 4. Inlet has not been added but some inlet sizes have been changed. Sheet C13 - Storm Sewer Line E, P&P: 1. All inlets and manholes have been numbered. 2. Invert elevation has been revised as suggested. Sheet C14 - Wadsworth Ditch, Plan & Profile: 1. The grade of the box under Pierson Court has been increased to 0.34%. The rest of the ditch relocation is rather flat due to the limited elevation difference along the length of the ditch relocation. 2. The 4 18" pipes have been removed from the Pierson Court crossing and replaced with a 2x12"x42" concrete box. 3. Note requiring flowable backfill has been added to the plan. Sheet C15 - Construction Details; Sheet 1: 1. Trickle channel has been added to detail. 2:. Orifices have been changed. 3. City specs have been added. 4. Detail has been added as requested. Sheet C16 - Construction Details, Sheet 2: 1. All references to "pay items" have been removed. Sheet C17 - Landscape Plan: 1. It was agreed in the meeting on March 23, 2007 that the material used in the detention ponds shall be addressed in the development agreement and that we should leave the plans as is. Sheet C18 -Landscape Details: 1. It was agreed in the meeting on March 23, 2007 that the material used in the detention ponds shall be addressed in the development agreement and that we should leave the plans as is. Therefore materials have not been changed on this plan. Steve Nguyen, Engineering Manager: 1. Class III pipe has been called out where appropriate. 2. Sign base detail has been added to detail sheets. 3.. Evergreen shrubs at the intersection of Ridge Road and Pierson Street have been changed to a smaller shrub with a shorter mature height as to not interfere with the sight triangle: 4. Lighting plan has been or will be coordinated with Xcel. 5. Overlot Grading Plan has been included in plan set along with Final Grading Plan to clarify how site will progress from one to the other. 6: The plat has a 10' utility and drainage easement along the east side of the site. It has been widened to 15' in the rear of lots 6 and 7, block 2 to accommodate storm sewer and irrigation lines: 7. Area has been looked at and regarded to force as much water to the ponds a possible. Inlet in Ridge road has been upsized to a double and curb to the east tipped up to create a sump condition at this location. 8. (I was told in meeting on March 23, 2007) Ignore this comment. Inlets are placed where they need to be based on driveway locations and potential water elev. in pond. 9. The 4 pipes for the Juchem Ditch crossing at Pierson Court have been removed, a 2x12"x42 concrete box has been shown in place of the pipes. 10. Excess ponding at sta: 14+25 on Pierson Court has been revised in the drainage report and should not occur. 11. It is our understanding that at the time of PDP the Fire department-signed off on the street widths for the site. 12. There are no street stations 54+50. The only 50 vertical curve is at 30+75 on West 53`d Avenue and that has been'changed to 100' vertical curve. 13. Signing and striping plan sheet has been added to the plan set as requested. 14. Crown tapers on Ridge Road have been revised to 20:1. 15. Ridge road typical section has been revised to accurately show proposed lanes. 16. Cross slopes do not exceed 4% 17. Cross slope values have been added. 18. It was agreed upon ,inthe meeting on March 23, 2007 that 0.1' drops in the inlets and manholes would be adequate. 19. Hydraulic and energy grade lines have been added to Juchem Ditch profile sheet. 20 Inlet detail has been added. DEPARTMENT OF PUBLIC WORKS City of Wh sat Rkige Departmerit of Pubic works 7500 WEST 29ra AVENUE WHEAT RIDGE, CO 80033 March 2, 2007 Mr. David E. Moore, P.E. Alliance Development Services 5440 Ward Road, Suite 240 Arvada, CO 80215 720.898.0660 (303) 235-2861 FAX (303) 235-2857 Re: - Second Review Comments of the Final Drainage Report, Final Development Plan, Final Plat, and Civil Construction Plans for the Quail Ridge Estates development located at 5220 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Moore, I have completed the second review of the above referenced documents received on January 24, 2007 and February 12, 2007, and have the following comments: DRAINAGE Final Drainage Report (Discussion) 1. Under Section IV. Developed Drainage Facility Design, include the following: a. Under Section A. General Concept, provide a brief description of the Design Points (and show them on the Final Developed Drainage Plan). b. Under Section B. Offsite Analysis, please expound on the "plan" referenced on page 7, and since it appears that the offsite improvements will need to be completed with this project to avoid negatively impacting downstream properties lying to the south, need to state this in the Report as well. Also include the offsite basin comparison mentioned on page 7. c. Under Section C. Specific Details, include the following: i. Need to give a brief description of the proposed walls, including the height, material, and if the walls are 36" or taller who will be engineering them, etc. ii. Provide a statement of the (actual) anticipated drain time of the ponds. Refer the reader to percolation rate data, outlet structure release rates, etc. in support of this statement. iii. State that the total detention design volume of 28,861 includes the required F freeboard. d. Under Section D. Detention, include the following: i. A statement regarding the use of concrete trickle channels, and that the sides of the pond will be graded to a minimum of 2% towards the trickle channels which will help to fully drain the ponds within the required 24-40 hours. ii. The total provided volume on page 9 does not match the volume calculations found in the Appendix of this Report. Please revise so these coincide. iii. Still need some outlet structure design information: 1. State that the lowermost orifice opening shall be placed at the flowline of the trickle channel of the southeasterly pond to ensure the ponds fully drain. 2. Include a statement that a well-screen adhering to City approved specifications (US Filter (or approved equivalent) with #93 vee wire, 0.139" openings between wires, TE 0.074"X0.5" support rods on 1" centers) shall be utilized to ensure long-term orifice functionality. 3. Please state that the outlet structure grate shall be bolted to the box (also for maintenance purposes). iv. Describe where the excess stormwater will flow in the event of a greater than 100-yr event, and modify the statement found at the bottom of page 9 which currently states the emergency spillway will allow for stormwater passage during the 100-yr storm (please see redlined comments). e. Under Section E. Streets, include the following: L Discuss whether or not any curb overtopping is anticipated, and specifically where the overtopping will occur. ii. Double-check the Ridge Road velocity calculations for both the minor and major storm events. They seem a bit high given the longitudinal profile of Ridge Road is less than 1%. f. Include the following in the discussion Section F. Open Channel Flow: L All swales necessary for the drainage of this project need to be discussed and identified on the Final Developed Drainage Plan. Include all specifics such as width, grade channel lining material, etc., and show these swales on the Grading & Erosion Control Plan. ii. If templates are to be utilized for the individual lots, the templates shall be in conformance with the Grading & Erosion Control and Drainage Plans. All proposed templates shall be discussed in the next Final Drainage Report submittal and also included in the Civil Construction Plans. The discussion should specifically state that "all lot templates shall conform to the Final Developed Drainage Plan g. Under Section G. Storm Sewers and Culverts: L Provide evidence (i.e., see Appendix inlet calculations) that the proposed inlet at the east end of the Ridge Road frontage is sufficient to handle the runoff produced as a result of this development. ii. Need to specify the type of 15" pipe to be used in the connection to the existing storm sewer lying to the east. Currently it would be assumed to be RCP based upon the statement in the top paragraph on page 11. 2. Under Section V. Conclusions: a. Provide a statement to support the statement that "this development improves this drainage situation... detailing precisely what measures have been taken to prevent any negative impacts from the runoff produced by this development, such as: i. A comparison of the historical vs. developed release rates and discuss impacts to adjoining and downstream properties (i.e., reduced site runoff volumes). ii. The use of innovative drainage design, such as the "warping" of the easterly 20' of curb & gutter (at a 4% grade to the west) at the easterly end of the Ridge Road improvements to direct flows to the inlet, thus preventing runoff by-pass from occurring and flowing to the property lying to the east, etc. 3. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. Need to identify the design points in all runoff tables. 2. Please change Pierson Street to Pierson Court for all calculations pertaining to this roadway. 3. Double-check that the street flow velocity of 9.04 fps for the Ridge Road inlet is correct (seems a bit high for a roadway less than 1% in grade); this could help you with the capture percentage. 4. The inlet on Ridge Road shall be designed to capture the developed runoff-no flow by-pass will be allowed. If need be, you may need to add another inlet to capture flows produced by sub-basin 120 (or possibly re-grade this area to direct the flow to the proposed inlet lying to the northeast). 5. The inlet calculations for Sub-Basins 50 and 60 (along Pierson Street) indicate the roadway will be flooded (43" at the crown for sub-basin 50?). Please double-check your calculations and/or modify the design as needed to adequately handle the developed runoff (may need to build a triple inlet and/or upsize the pipe, etc.). Quail Ridge Estates (5220 Quail St) - review2.ltr.doc 6. The inlet calculations indicate that the inlets as designed will not handle the runoff for several of the Sub- Basins. Please double-check your calculations, and/or modify the design to handle the developed runoff. The inlets which drain directly into the southeasterly detention pond should have no problem capturing the required flows and carrying them to the facility (if need be, upsize the convetance). 7. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Plan I. Include the points of release (Design Points) on the Developed Drainage Plan. 2. A complete detail for the outlet structure showing all information to properly construct needs to be included with the Drainage Plan in the back of this Report (add the top & side views and also the well- screen to the detail). Show the lowermost orifice opening lying in the flowline of the trickle channel to ensure the pond fully drains. Also include the well-screen detail with the City approved specifications (US Filter (or approved equivalent) with #93 vee wire, 0.139" openings between wires, TE 0.074"X0.5" support rods on 1" centers) with the outlet structure detail. In addition, state the grate shall be bolted to the box (for maintenance purposes). Also need to properly show the 2' concrete trickle channel (please refer the redlined Plan). 3. Identify the benchmark used as being on the NGVD29 vertical datum. 4. Need to identify all swales, including those along lot lines, the channel material (i.e., sod), the direction of flow(s), and the grade percents on both the Grading & Erosion Control & Final Drainage Plans. (Please keep in mind that all individual lots will require a Lot Drainage Certification Letter from the Engineer-of- Record prior to the issuance of the Certificate of. Occupancy. The Drainage Cert. will state that the lot grading has been completed in accordance and shall function per all of the approved civil engineering/drainage plans). 5. The inlet on Ridge Road shall be designed to-fully capture the developed runoff - no flow by-pass will be allowed. If need be, you may need to add another inlet in this area or possibly add another inlet to capture flows produced by sub-basin 120 (or maybe re-grade this area to direct the flow to the proposed inlet lying to the northeast). 6. Please provide a P.E. seal and signature on the revised Final Drainage Plan. Final Plat 1. Please show the zoning for the adjacent residence located southeasterly of this site. 2. Include the reception number or book and page for the existing 15' Quail Street ROW. (This information may be found on the Half-Section ROW maps found on the City's website: www.ci.wheatrid eg co.us 3. Include the Wadsworth Irrigation Ditch easement recordation information. 4. Please show the location of the 4 ROW CL Intersection monuments to be set with this development as indicated on the redlined plat. 5. Need to include the County Reception Number for the 7.5' tract along the northeasterly portion of the subdivision in both the Legal Description and on the graphical portion. 6. Need to include the chord bearings and chord distances for ALL curves. (Need the chord length for the SW corner of 53`s Avenue and Pierson Court). 7. Please include a CD-ROM or floppy disk containing the revised Plat (in AutoCAD.dwg) format with the next submittal. Final Development Plan 1. Need to modify the Legal Description to match the Final Plat. 2. All other comments have been addressed. Quail Ridge Estates (5220 Quail St) - review2ltr.dm CIVIL CONSTRUCTION PLANS General Comments: 1. Please modify the linetype for the limits ofconstruction on all plan views so it doesn't blend in with all other lines. 2. Please clearly identify the street ROW CL-CL monuments as "CL-CL ROW MONUMENTS TO BE SET PRIOR TO PLACEMENT OF THE FINAL ASPHALT LIFT" on all plan views. 3. Please include the revised Drainage Plan in the Civil Construction Plans. 4. Need to submit a copy of the revised (roadway) plans to Xcel Energy for placement of street lighting facilities. (Please find the attached Street Lighting Indemnity Agreement to be executed with this subdivision). 5. Include the RCP pipe classifications on all storm plan sheets. Sheet Cl (Cover Sheet): 1. The Benchmark needs to be identified as being on the NGVD29 vertical datum. 2. Correct the typo in the Index. Sheet C2 (Final Grading Plan): 1. Show the minimum percent grades that the detention pond bottoms are to be graded. (Detention areas shall slope a minimum of 2% towards the trickle channel to ensure the pond fully drains). 2. Identify the 2'-wide concrete trickle channels in the ponds. 3. Remove the "disclaimer" regarding the Plan showing final grades. This Plan shall show final grades as the plan name implies, and if any lot templates are to be used they shall be included in these Final Construction Plans prior to approval. 4. The City highly recommends that you grade the easterly 20 feet of the proposed curb and gutter along Ridge Road to flow to the west at a minimum grade of 4% to prevent runoff by-passing the proposed inlet. (Please see redlined plans - you may wish to include a detail similar to our recommendation so this will be properly constructed). Sheet C3 (Master Utility Plan): 1. Please include a Note stating "ALL UTILITY TRENCHES WITHIN THE PUBLIC ROW SHALL BE FULLY BACKFILLED USING FLOWABLE FILL". 2. Please be advised that where the utility street cut (trench) nears the existing roadway crown, even if the area does not lie within the crown re-direct and therefore would not normally require that particular area be milled and overlaid, that the area shall still be milled to the existing crown. The City won't allow for small "slivers" of existing pavement to lie between trench patching and the existing crown due to structural concerns. You may wish to include a note pertaining to this on this sheet as well. Sheet C4 (Erosion Control Plan): 1. You may want to double-check on the material proposed in the detention facilities. In order for the developer to receive "credit" towards the site landscaping and the required parkland dedication, a better landscaping material than just the native seeding as shown will be required. 2. Show the Outlet Protection locations. Sheet C5 (Erosion Control Details): 1. Show the Outlet Protection detail on this sheet. Sheet C6 (Drainage Plan): 1. Please include the revised Drainage Plan (see redlined comments found in the Final Drainage Report). Quail Ridge Estates (5220 Quail St) - nview2lt.doc Sheet C7 (Quail Street, Plan & Profile): 1. Include a Note or indicate on the plan view that the street CL-CL ROW monuments shall be set prior to the top lift of asphalt. This Note needs to be found on all roadway plan & profile sheets. 2. In the profile view, need to identify the south ROW line, the existing edge of asphalt, and also the proposed north ROW line for Ridge Road. Sheet C8 (Pierson Court, Plan & Profile): 1. Include a Note or indicate on the plan view that the street CL-CL ROW monuments shall beset prior to the top lift of asphalt. This Note needs to be found on all roadway plan & profile sheets. 2. In the profile view, need to identify the south ROW line, the existing edge of asphalt, and also the proposed north ROW line for Ridge Road. Sheet C9 (W. 53 s Ave., Plan & Profile): 1. Please rotate the north arrow to point north. 2. Include a Note or indicate on the plan view that the street CL-CL ROW monuments are to be set prior to the top lift of asphalt. Sheet C 10 (Ridge Road, Plan & Profile): 1. Include a Note or indicate on the plan view that the street CL-CL ROW monuments are to be set prior to the top lift of asphalt. This Note needs to be found on all roadway plan & profile sheets. 2. The Type III barricade to be placed at the westerly end of the widened Ridge Road section needs to be redrawn to lie within the City of Wheat Ridge ROW, rather than on private property lying in the City of Arvada as it is currently shown. 3. Identify the proposed lip of gutter as being Type CG2A (which provides information regarding the thickness of the gutter pan, etc.). 4. The Ridge Road typical section has numerous typos and will also need to reflect the stations for which it applies (between the crown redirect areas, i.e., 41+90 to 42+85 as suggested, or whatever the stations you decide it will be). 5. Remove the WI-41, warning signs on either side of the project. Since the roadway crown re-direct shall adhere to the CDOT 20:1 taper criterion these are no longer necessary. 6. The proposed longitudinal (profile) grade of Ridge Road has too many grade breaks, which will make for poor ride quality. See redlined plans for a suggestion of how to minimize these GB's and let the cross- slope float instead (since most of the irregularities will come out during the paving process anyway): 7. The "crown re-direct" and accompanying striping shall adhere to the 20:1 CDOT specifications. In this instance, since there is to be a 12' lane transition: 20(12) = 240'. Therefore, please modify the plan to correspond to this requirement (again, see the redlined plans for suggested starting and ending stations to meet these criteria) and also include a Note directing the reader to Sheet C 1 I which shows the cross- sections. 8. Please provide the signage and striping for Ridge Road on separate plan sheet (it's simply too difficult to see it all on the same sheet). 9. Include a Note or indicate on the plan view that the street CL-CL ROW monuments shall be set prior to the top lift of asphalt. 10. Need to identify the stop signs (use MUTC sign code) on the plan view. 11. Stripe the Ridge Road crown re-direct as a left turn for eastbound, and a double-yellow bubble "transition" for westbound (see redlined plans). Sheet CI I (Ridge Road X-Sections): 1. The Ridge Road cross-sections will need to be redrawn due to the changes in profile (fewer grade changes in longitudinal slope). Let the cross-slopes vary rather than the roadway profile grades. 2. The cross-sections need to be drawn at standard intervals (25' stations) beginning at 39+25 with the last cross-section station being 45+50. This will provide one cross-section on either end of the project which will show the existing side slopes. In addition, the only "odd-ball" stations that need to be included will Quail Ridge Estates (5220 Quail St) -review2ltr.doc be the beginning and ending crown redirect stations. Sheet C 12 (Storm Sewer Line A, Plan & Profile): 1. Identify the detention ponds. 2. Please identify Ridge Road, and show the existing south edge of asphalt. 3. Number all inlets and manholes, on both the plan and profile views. 4. Depending on how you decide to address the drainage comments, there may be another inlet on the southwesterly side of Pierson Court. Sheet C 13 (Storm Sewer Line E, Plan & Profile): 1. Number all inlets and manholes, on both the plan and profile views. 2. The PW Department suggests that the invert elevation of the proposed inlet along Ridge Road be re- evaluated. Unless the box needs to absolutely be that deep it is suggested that the invert be raised to the elevation of 5439.36 as opposed to the current proposed elevation of 5438.66. This would allow the pipe to be straight laid at a 0.48% grade which is much easier to construct than the 0.33% as proposed. Sheet C14 (Wadsworth Ditch, Plan & Profile): 1. The pipe grade as proposed is too flat across Pierson Court. You need to straight grade from the proposed manhole at 72+30.28 to the box-base manhole at 74+86.57 lying on the easterly side of Pierson Court. The amount of rise should be easily accommodated into the roadway design (only raises the pipe about 2" on the west side of Pierson Ct.) and also allow for the pipe in this area to be constructed at a grade of 0.28% (which is still difficult to build properly). 2. The proposed design for the Wadsworth Ditch using 4 18" RCP's will not be acceptable for the Pierson Court crossing due to maintenance concerns. During one of the previous discussions between Pat Domagall, Tim Paranto (Director of Public Works), and I a while back indicated that the original intent was to utilize a box culvert type of structure. The box culvert is the structure preferred by the City, but the use of a 26X43 arch pipe (such as the one proposed at the Quail Street crossing) is also acceptable. 3. Please include a Note stating "ALL UTILITY TRENCHES WITHIN THE PUBLIC ROW S14ALL BE FULLY BACKFILLED USING FLOWABLE FILL". Sheet C15 (Construction Details, Sheet 1): I. The 2' wide concrete trickle channel needs to be correctly shown on the SOUTHEAST POND OUTLET STRUCTURE DETAIL. 2. The orifice perforation detail needs to reflect what is being proposed for construction, i.e., the correct number of orifice openings and spacing, showing one opening at the FL of the 2' wide concrete trickle channel (which also needs to be shown), etc. (Basically make it match the southeast pond outlet structure detail, which will help avoid confusion during construction). 3. The standard City specifications for Well-Screens need to be included in the WQCV Trash Rack section. The following City specs need to be added: a. Well Screen shall be bolted on the outlet box using galvanized bolts. b. Well Screen shall be a US Filter (or approved equivalent) with #93 vee wire, 0.139" openings between wires, TE 0.074" X 0.5" support rods on centers. 4. Include the detail for the Wheat Ridge standard double inlet. Sheet C 16 (Construction Details, Sheet 2): 1. Please remove all references to "Pay Items". This information is strictly for use by City-hired contractors. Sheet C17 (Landscape Plan): 1. Need to double-check with the developer regarding the proposed landscaping in and around the detention facilities. In an effort to receive "credit" towards the required parkland dedication and to add to the percentage of landscaping for the project, a better quality landscaping material will need to be chosen for these areas rather than just the usual "native seeding". Quail Ridge Eswes (5220 Quail St) - reviewUv.doe Sheet C18 (Landscape Details): 1. May need to add the material(s) to be utilized in and around the detention facilities. Itemized Engineer's Cost Estimate 1. Please revise the cost estimate per the City of Wheat Ridge (actual) 2006 costs which have been noted on the estimate. Need to include flowable fill (for utility trenches within ROW) in the cost estimate. STORMWATER MANAGEMENT PLAN This submittal was forwarded to the Stormwater Coordinator, Mr. Bill LaRow 303.235.2871 for review, and the following is his response: I have reviewed the Stormwater Management Plan received January 24, 2007. Please find my comments (in the form of a Memo to Mr. Brossman) attached to this letter. TRAFFIC ENGINEERING This submittal was forwarded to the Engineering Division Manager, Mr. Steve Nguyen, P.E., 303.235.2862 for review, and the following is his response: I have reviewed the Final Drainage Report, Final Development Plan, Final Plat, and Civil Construction Plans received January 24, 2007. Please find my comments (in the form of a Memo to Mr. Brossman) attached to this letter. The Public Works Department requires 2 signed and stamped copies of the FDP, Final Drainage Report/Plan, Itemized Engineer's Cost Estimate for all Public Improvements, and Civil Construction Plans. Please provide a hardcopy accompanied by a floppy disk, CD-ROM, or DVD-ROM containing the revised Final Plat (in AutoCAD dwg format) with the next submittal. NPDES Permit The Federal Clean Water Act implemented by the EPA requires that stormwater discharges from certain types of facilities as part National Pollutant Discharge Elimination System (NPDES) be authorized under stormwater discharge permits. An NPDES permit is required for all construction sites greater than one (1) acre in size. The area of disturbance for the proposed expansion is greater than one acre and shall therefore comply with NPDES regulations. The NPDES permit for construction activities is issued by the State through the Colorado Discharge Permit System (CDPS), and may be obtained by contacting the Colorado Department of Public Health & Environment, Water Quality Control Division. A copy of the CDPS Permit shall be submitted to the Department of Public Works prior to issuance of any Grading/Fill or Building Permits. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading, an application for a Grading/Fill Permit along with the fees due will need to be submitted for review and approval. Quail Ridge Estates (5220 Quail St) -revimIhr.doe Right-of-Way Construction Permit(s)/Licensing Prior to any construction of utility service connections, public improvements, etc. which lie 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, and any easement or ROW dedications. Drainage Certification Required Prior to C.O. Upon completion of the drainage improvements, the Engineer-of-Record Mr. David E. Moore, 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 & Erosion Control and Drainage Plans, all drainage facilities were constructed 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 the 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 for all constructed drainage facilities prior to issuance of any Certificates of Occupancy. The As-Built Plans shall be submitted as follows: Two (2) copies of the "As-Built" Plans are to be submitted: a. 1 copy is to be on bond paper, and b. I copy is to be on electronic media (CD-ROM) and is to be in AutoCAD.dwg format. In addition, upon completion of individual lot construction, a Lot Drainage Certification stating that the lot grading and drainage has been completed and conforms to the original approved documents shall be submitted for review and approval prior to issuance of the Certificate of Occupancy. Subdivision Improvement Agreement Upon City Council approval of the Final Plat, a Subdivision Improvement Agreement (SIA) will need be executed by the project owner/developer. The City of Wheat Ridge Community Development Department will provide the SIA to the project owner/developer for execution. Public Improvements Cost Estimate & Performance Guarantee (Letter of Credit) Prior to any construction commencing for the required public improvements within the Public Right-of-Way, a revised itemized engineer's cost estimate will need to be submitted to the Public Works Department for review and approval. Upon acceptance of this estimate, an Irrevocable Letter of Credit reflecting the total of the approved cost estimate plus 25% (125% of engineer's estimate) will need to be submitted by the owner/developer for review and approval. The Letter of Credit shall be required at the time of SIA submittal. 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 commence. 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 Developer shall complete such work upon request. Upon commencement of the 2-year Warranty Period, a 2ad 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 2nd Letter of Credit shall be surrendered by the City of Wheat Ridge. The above comments are as of the date reviewed and may not reflect all comments from other departments or reviewing agencies. Quail Ridge Estates (5220 Quail So- mview2.lmdae If you have any questions, please contact me at 303.235.2864. Sincerely, p David F. Brossman, P.L.S. Development Review Engineer XC: Steve Nguyen, Engineering Division Manager Travis Crane, Planner File Quail Ridge Estates (5220 Quail St) - review2.ltr.doc STREET LIGHTING INDEMNITY AGREEMENT R.E. CREG NUMBER: SERVICE ADDRESS/SUBDIVISION THIS AGREEMENT made this day of , 20 by and between XCEL ENERGY COMPANY OF COLORADO, a Colorado corporation, (XCEL) and _ (Indemnitor). RECITALS WHEREAS, Indemnitor desires to develop certain property within the (City/Town) of (Municipality); WHEREAS, Municipality has requested that XCEL Energy provide an estimate for installation of (CH/UG) fed street light(s), (Street Lights or Street Lighting Facilities); WHEREAS, a copy of the estimate for installation of the Street Lights and engineer's drawing has been forwarded to the Municipality for approval and authorization of the Street Lighting Facilities design; WHEREAS, Street Lighting Facilities must be paid in full prior to installation of same; WHEREAS, the obligation for payment of the Street Lights is that of the Municipality within which such facilities are located; WHEREAS, the Indemnitor has been requested to pay for the Street Lighting Facilities on behalf of the Municipality; and WHEREAS, from time to time refunds are due to the Municipality when additional street lighting units are connected to the Street Lighting Facilities in accordance with XCEL Energy's tariffs relating to Electric Line Extensions on file with and approved by the Public Utilities Commission of the State of Colorado. NOW THEREFORE, pursuant to the performance of the terms and conditions hereinafter stated, the parties agree as follows: 1. Upon XCEL Energy's receipt of the amount of $ XCEL Energy will proceed to schedule the installation of Street Lighting Facilities. 2. Indemnitor acknowledges and agrees that it is making this Street Lighting Facilities payment on behalf of the Municipality. Further, Indemnitor acknowledges and agrees that any refund due pursuant to the connection of additional street light units to these Street Lighting Facilities is accordance with XCEL Energy's tariffs related to Electric Line Extensions is refundable only to the Municipality. 3. Indemnitor releases and disclaims any rights, title or interest to any refund related to the Street Lighting Facilities. Indemnitor shall indemnify and hold harmless XCEL Energy, its officers, employees, agents, successors and assigns from any and all liability, loss or damage XCEL Energy may suffer as a result of claims, XCEL Energy relating to the Street Lighting Facilities to the Municipality. 4. Each party, and the individual executing this Agreement, warrants to the other party that the individual executing this Agreement has the proper authority to enter into this Agreement and bind his/her respective party to all of the terms, conditions and covenants contained herein. IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year above first written. INDEMNITOR XCEL ENERGY COMPANY OF COLORADO By: By: Title: Title: To: Dave Brossman, Development Review Engineer From: William C. LaRow III, Stormwater Coordinator Date: February 28, 2007 Subject: Proposed Quail Ridge Estates Housing Development located at Quail St. and Ridge Rd., Wheat Ridge, CO. I have reviewed the plans dated January 16, 2007 for the above project and I have the following comments: The SWMP that was submitted for the Quail Ridge Estates Site is currently unacceptable. Please remember that the SWMP is a site specific document, so any missing/incomplete information, or references to other sites, may lead to rejection of the plan. I have listed below some of the current issues with the SWMP, but I suggest that you completely review the plan for completeness and accuracy with regard to the Quail Ridge Estate Project. SWMP Text Comments: I. General Application is incomplete. 2. Pages are not numbered, please number the pages. 3. Tables are not labeled, and are incomplete. 4. It would be very helpful to have the project description sooner in the SWAM. 5. The "Potential Pollutant Sources Used or Found On-Site" table is confusing. For example: you currently have listed in the "Comment" column that roofing tar will be used onsite; but then in the "Used/Found On-Site" column it is marked "No". This is very unclear and happens throughout the plan. 6. c. "Endangered and Threatened Species and Critical Habitat Protection" references Appendix C, and there is no Appendix C included with this plan. 7. d. Historic Properties - There is a reference to the "tab "Endangered/Historical Properties" of the SWMP", however, this is not found in the SWMP. Again, this SWMP is intended to be a site specific document and should not include references to other properties or projects. 8. Throughout the SWMP there is mention of multiple SWMPs, but, there should only be one plan that addresses the entirety of the site. However, this does not relieve the home builders of the responsibility of keeping their lots clean and having the necessary BMPs in place for unforeseen work at a specific lot. 9. Under "Off-Site System" it is stated that there are no drainage channels entering the site. This is not true, as there is one entering at the south side of the site. ! 10. Under "Intended Sequence of Major Activities" the date for final stabilization seems out of sequence. 11. Original run-off coefficient range should be more precise. 12. It is not clearly stated who is the Erosion Control Supervisor, Crystal Sullivan? 13. In the BMP section, remove all the BMPs that are not being called out in the SWMP/Plans. SWMP/Plan Comments: 1. The northern construction boundary along West 53`d Avenue will be receiving significant sheet flow from the adjacent property to the north. We suggest using reinforced silt fence along the northern construction boundary. 2. Silt fencing is required along the east side of Quail Street, and along the west side of Pierson Court. This will reduce sediment from migrating on to the adjacent streets, and will act as vehicle traffic control. 3. Construction details are needed for rip rap at for each outlet structure. 4. Clarification is needed for the line types (i.e. silt fence) on the drawings and the construction site boundary needs to more defined. 5. Details are needed for the native seed mix to be used. There are different native seed mixes used depending on the soil type and site conditions. 6. Inlet protection is missing along Quail Street, Ridge Road, and along the curb and gutter upgrade to the inlets. We suggest using some type of curb sock. 7. Who will be maintaining the detention ponds? 8. Street sweeping will be required on both the existing road (Ridge Road) and the proposed roads (Quail Street. and Pierson Street.). The frequency of the street sweeping will be determined by site inspection findings. Under Chapter 20 "Stormwater Quality and Control" mud on the streets constitutes an illicit discharge to the City municipal separate storm sewer system (MS4). 9. If groundwater is encountered and dewatering of the excavation is required, then a State dewatering permit will required before discharging to the City's MS4. 10. Temporary stabilization is needed for lots that will be dormant for greater than 30 days. E'tI t City of Wheat Midge ` I Department of Public Works MEMORANDUM TO: Dave Brossman, Development Review Engineer FROM: Steve Nguyen, Engineering Manager DATE: Monday, March 12, 2007 SUBJECT: Quail Ridge Single Family Development, 5220 Quail Street WZ-06-02/Wilson, Civil Plan Review I have reviewed the above plans dated 1/24/07 and have the following comments: 1. Reinforced concrete pipe Class III or higher shall be specified for storm sewer pipes place in shallow cover at street crossing. 2. Please include a sign base standard in the detail sheet. Evergreen trees should be placed away from the intersection comers to maintain sight distance. 4. An approved roadway lighting plans will be required as part of the design and construction. Please coordinate this process with Xcel Energy on both plan design and construction. 5. Please include a typical detail of single lot grading to specify the necessary grading for positive drainage of individual lots. 6. Please clarify whether there is an existing easement or the need for a new one to allow the placement of both the irrigation and storm line behind lot #6 and #7 7. Tributary basin to the proposed inlet on the north side of Ridge Road at the southeast corner of the development should be reduced to just street flow to lessen the flow at the inlet. Specifically, tribute area should be redirect to the detention ponds via grading. 100% capture should be designed for the subject inlet to minimize the drainage impact to the existing properties immediately to the east. 8. The proposed pair of inlets at about Station 11+54 on Pierson Street are set at a location where it collected a limited amount of flow. Please clarify why it is need to be place at this location or consider placing these inlets at optimum location to capture additional flow. 9. The proposed 4-18" diameter storm crossing at Station 10+59 on Pierce Street should be replaced with a single concrete box culvert. Furthermore, flow fill or equivalent material should be specified to protect the shallow crossing. 10. It is anticipated that ponding will exist at the sump inlets at station 14+25 on Pierson Court for storm beyond the 5-yr magnitude. The ponding level could potentially rise above the finish floor elevation of the adjacent houses. Please clarify how the ponding at the sump inlets will be addressed. The City will require remedial measure or solution to avoid this concern. 11. Please verify with the appropriate Fire Department to determine if the proposed street width of 53`d Avenue meet or exceed the fire access width. In addition, no parking signs placement on both sides of street will be required to maintain for through traffic. Please include this on the plan. 12. The vertical curve at station 54+50 should be lengthened to 100 feet minimum. 13. Please provide a separate plan sheet for all proposed signing and striping sheet related to this development. 14. Proposed roadway tapers on Ridge Road as shown on sheet C10 are inadequate and need to be lengthened to meet the minimum 20:1 ratio. 15. Please revise the proposed typical section for Ridge Road in sheet C10 to allow four traffic lane, 2 thru, 1 left turn and one right turn lane. Please refer the red-lined comment. 16. Maximum cross slope not to exceed 4% and this should reflect the proposed section in sheet C10. Please refer the red-lined comment. 17. Please provide actual cross slope values for all cross sections as shown in sheet Cl 1. 18. All minimum grade drop in the manholes shall be 0.2' and 0.25' for all inlets. Please revise the grade for all structures accordingly and this should reflect all storm sewer plan/profile sheet. 19. Please provide velocity and hydraulic grade/energy line for the proposed ditch as shown in sheet C14. The proposed grade is flat which will be problematic from a maintenance standpoint. Thus, the proposed facility should be redesigned at a steeper grade. 20. Please include a Wheat Ridge double inlet detail in the detail sheet. 21. The proposed orifice plate for pond release structure is most likely to be clogged due to small openings. Thus, alternative orifice plate should be considered. 22. Please replace all C and CX asphalt mix with S and SX respectively in the typical asphalt detail in sheet 16. 23. Please provide the actual handicap ramp detail as proposed in the plan/profile sheet. The current handicap ramp detail does not represent the proposed one. 24. Please revise the 10 feet cross pan to have a 10 inch thick section. 25. Please refer to marked up set if it is needed to clarify each of the comments discussed in this memo. 21. Orifice plate has been designed per Urban Drainage criteria and should not clog 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 The City of Wheat Ridge 9 January 2007 Steve Wilson Wilson Community Development 162 South Corona Street Denver, Colorado 80209 RE: Quail Ridge Estates Final Development Plan & Plat Dear Mr. Wilson: On November 27, 2006, City Council approved the request for a Final Development Plan and Final Plat for the property located at 5220 Quail Street. Approval of each document was granted with conditions. To date, the mylars have not been submitted to the Community Development Department. Pursuant to Section 26-308(D) (4) (d) of the Wheat Ridge Code of Laws, the approved Final Development Plan shall be submitted to the Community Development Department within 60 days of approval by City Council. This section of the Code does allow one thirty-day extension for submittal of the documents. This request must be submitted in writing and received prior to the expiration of the sixty day deadline. In addition to the submittal of these mylars, the following items must be addressed prior to recordation of the mylars: • The final drainage report must be approved by the Public Works Department. The first review produced multiple comments from the Public Works Department. Most notably, a solution for the drainage outfall on the southern edge of the subdivision must be addressed. • An engineer's estimate for all the public improvements must be submitted. • A subdivision improvement agreement must be completed and signed. This agreement will bind the developer to the construction of the public improvements. • A letter of credit in the amount of 125% of the cost of the public improvements must be submitted. This letter of credit will be held until the construction of the public improvements is complete. After acceptance of these public improvements by the Public Works Department, the letter of credit shall be released, less 25% for warranty. • The detention area/parkland feature must be finalized. This will involve discussion with the Director of Parks and Recreation to determine the level of credit for any play structures. • A homeowner's association must be created which discusses maintenance of the common areas (detention tracts). This HOA document must be reviewed by staff prior to recordation at the County Clerk's office. Steve Wilson 162 S. Corona St. Either the mylars or a written request to extend the deadline must be submitted by Friday, January 26, 2007. If the mylars are not submitted or a written request is not submitted to the Community Development Department prior to Friday, January 26, a hearing will be scheduled before the City Council to reconsider the approvals. Please contact me with any questions. I can be reached at 303.235.2849 or tcranegei.wheatridge.co.us. Sincerely, Travis R. Crane Planner II Steve Wilson 162 S. Corona St. Page 1 of 1 Travis Crane From: Travis Crane Sent: Wednesday, December 27, 2006 8:41 AM To: 'wilsoncd' Subject: 5220 Quail St. Steve - I wanted to give you a gentle reminder that we need the mylars for the property at 5220 Quail Street. On November 27, the City Council approved the request for a final development plan and final plat for the property. Pursuant to Section 26-308 of the Code of Laws, the mylars must be submitted within 60 days of the Council's final action. You do have the ability to request one 30-day extension. This request must be submitted in writing and delivered to the Community Development Department prior to January 27, 2007. If the mylars are not submitted, or an extension is not requested, a hearing shall be scheduled before the City Council to reconsider the previous approvals. The following items must be addressed prior to recordation of the mylars: • The final drainage report must be approved by the Public Works Department. The first review produced multiple comments from the Public Works Department. Most notably, a solution for the drainage outfall on the southern edge of the subdivision must be addressed. • An engineer's estimate for all the public improvements must be submitted. • A subdivision improvement agreement must be completed and signed. This agreement will bind the developer to the construction of the public improvements. • A letter of credit in the amount of 125% of the cost of the public improvements must be submitted. This letter of credit will be held until the construction of the public improvements is complete. After acceptance of these public improvements by the Public Works Department, the letter of credit shall be released, less 25% for warranty. • The detention area/parkland feature must be finalized. This will involve discussion with the Director of Parks and Recreation to determine the level of credit for any play structures. • A homeowner's association must be created which discusses maintenance of the common areas (detention tracts). This HOA document must be reviewed by staff prior to recordation at the County Clerk's office. These items must be completed prior to the recordation of the final development plan and plat. If you have any questions, please feel free to email or call. Hope you had a great holiday and have a happy new year. Travis Crane Planner II City of Wheat Ridge, CO 303.235.2849 (v) 303.235.2857 (f) www.ci.wheatridqe.co.us 12/27/2006 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Telephone 303/235-2846 FAX 303/235-2857 December 5, 2006 Steve Wilson Wilson Community Development 162 S. Corona St. Denver, CO 80209-2424 Dear Mr. Wilson: The City of Wheat Ridge At its meeting of November 16, 2006, Planning Commission recommended APPROVAL of Case No. WZ-06-08, a request for approval of a Final Development Plan, and Case No. WS-06-02, a request for approval of a 25-lot major subdivision plat, for property located at 5220 Quail Street. Enclosed is a draft copy of the minutes stating Planning Commission's decision. At its meeting of November 27, 2006, City Council APPROVED Case No. WZ-06-08, a request for approval of a Final Development Plan for property located at 5220 Quail Street, for the following reasons: 1. The Final Development Plan meets the development standards as listed on the Outline Development Plan 2. The Final Development Plan meets the requirements for Final Development Plans, as defined in Article III of the Code of Laws. With the following condition: That the owner/developer of the property be granted appropriate credits for the incremental cost of improving the detention area so that it is suitable for use as active play area. The credit shall not exceed a total of $35,000. The amount of credit for incremental improvements shall be determined by staff and addressed in the Subdivision Improvement Agreement. City Council also APPROVED Case No. WS-06-02, a request for approval of a 25-lot major subdivision plat for property located at 5220 Quail Street, for the following reasons: Steve Wilson Page 2 December 5, 2006 1. All requirements of the Subdivision Regulations have been met. 2. All required utility easements are being provided. 3. Adequate infrastructure will be constructed with the development to serve the proposed use. With the following conditions: 1. The drainage report shall be approvable prior to recordation of plat. 2. The lateral ditch serving Mr. Wheling to the west of Quail Street should not be impeded or impinged by expansion of Quail Street. It is the developer's responsibility to keep the ditch intact and functional during development of the site. Enclosed is a draft copy of the minutes stating City Council's decision. Please submit blackline photographic mylars for recording with Jefferson County. Enclosed are Jefferson County's recordation requirements. Also, prior to recordation of the mylars, a subdivision improvement agreement with financial guarantees for construction of all public improvements is required. A Homeowner's Association must also be established to maintain common areas. Please submit HOA documents for review by staff. Mylars and the agreement need to be submitted for recording with Jefferson County within 60 days of final action. The fees for recording with Jefferson County are $11 per page for plats and development plans and $5 per page for other documents. Please submit payment along with the mylars and SIA. Please feel free to contact me at 303-235-2846 if you have any questions Sincerely, Kathy Fiel Administrative Assistant Enclosures: Planning Commission Draft Minutes City Council Draft Minutes cc: Charles & Jill Richardson 5220 Quail St. Wheat Ridge, CO 80033 WZ-06-08, WS-06-02 (case files) cA...\VMy Documents\Kathy\PCRPTS\PLANGCOM\CORRESP\2006\WZ0608&WS0602 Commissioner PLUMMER. The motion carried 6-0 with Commissioners BRINKMAN and STEWART absent. 6. 7. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) There was no one present to address the Commission at this time. (Commissioner BRINKMAN arrived at 7:10 p.m.) PUBLIC HEARING A. Case No. WZ-06-08: An application filed by Wilson Community Development for approval of a Final Development Plan for property located at 5220 Quail Street. B. Case No. WS-06-02: An application filed by Wilson Community Development for approval of a 25-lot subdivision plat for property located at 5220 Quail Street. These cases were presented concurrently by Travis Crane. He entered all pertinent documents into the record and advised Commission members that there was jurisdiction to hear the case. He reviewed the staff report and digital presentation. Staff recommended approval of these cases for reasons, and with conditions, outlined in the staff report. Commissioner BRINKMAN asked if open space would be irrigated. Mr. Crane explained that plans do not call for irrigation because it is a detention area, however a drought tolerant sod would be used. Commission McMILLIN stated that he was pleased that there would be a recreational use for the detention pond. He expressed concern about non-irrigated sod and suggested that the developer or homeowners association be required to keep the sod watered in times of drought. Commissioner WESLEY expressed concern about an inherent risk to children by placing play equipment in a soggy detention area that could be flooded. Mr. Crane commented that detention ponds must be designed to drain within 24-40 hours and children would not be outside playing in the area during a heavy downpour. In response to a question from Commissioner BRINKMAN, Mr. Crane explained that the homeowners association would be responsible for maintenance of the detention area. If the area is not maintained, the city would issue a citation. Board of Adjustment November 16, 2006 -2- P, R AF T Steve Wilson 162 South Corona Street, Denver Mr. Wilson, the applicant, was sworn in by Chair WESLEY. He noted that Charles Richardson, owner of the property, was present. He reviewed the drainage plans. In response to concerns expressed about the detention area, he stated that he would probably end up with an irrigation water tap to ensure that the area would be maintained. He agreed with the conditions of approval as set forth by staff. Frank Whaling 5006 Parfet Street Mr. Whaling was sworn in by Chair WESLEY. He expressed concern about the effect of the development on his water rights from a ditch along the west side of Quail Street. He was concerned that widening the street would cause his ditch to be relocated or else it would be under the intersection. He wanted assurance that his water would not be cut off because of the development. Steve Wilson returned to the podium. He stated that he believed the ditch is located outside of the right-of-way. He assured Mr. Whaling that he would do whatever it takes to protect his water rights. Mr. Crane stated the city would also ensure that Mr. Whaling's water rights are protected. Frank Whaling returned to the podium and stated that he has lived at his present location for 45 years and he believed Mr. Richardson's property line extends into the middle of Quail Street. He stated that portion of Quail was originally a private drive and he didn't believe it had ever been declared as a city street. Mr. Crane stated that he believed the subject property line is just on the east side of Quail Street. Further, that portion of Quail Street is publicly dedicated right- of-way. Steve Wilson stated that an American Land Title survey was done on this property. There is an existing 15 right-of-way for Quail and Mr. Richardson's property line is east of Quail. The existing right-of-way will be expanded to 40 feet. The final plat accurately represents what is on the ground. He believed the ditch is east of the right-of way but stated that he would reconfirm that information. He also stated that he is committed to make sure Mr. Whaling continues to get delivery of his water. Commissioner CHILVERS asked Mr. Whaling if his concerns had been satisfied. Mr. Whaling stated that he would continue to work with the developer regarding his concerns. It was moved by Commissioner CHILVERS and seconded by Commissioner PLUMMER to recommend approval of Case No. WZ-06-08 a request for Board of Adjustment November 16, 2006 -3- approval of a Final Development Plan for property located at 5220 Quail Street for the following reasons: 1. The final development plan is consistent with the outline development plan. 2. The final development plan meets the standards established in Chapter 26, Article III of the Wheat Ridge Code of Laws. DRAFT With the following condition: 1. The detention area shown as Tract B on the Final Development Plan must consist of sod ground cover. This tract shall be a partial credit toward the fee in lieu of parkland dedication. The motion passed 7-0 with Commissioner STEWART absent. It was moved by Commissioner CHILVERS and seconded by Commissioner PLUMMER to recommend approval of Case No. WS-06-02 a request for approval of a 25-lot major subdivision plat for property located at 5220 Quail Street. For the following reasons: 1. All requirements of the subdivision regulations have been met. 2. All required utility easements are being provided. 3. Adequate infrastructure will be constructed with the development to serve the proposed use. With the following conditions: 1. The drainage report shall be approved prior to recordation of the plat. 2. The lateral ditch serving Mr. Whaling's property at 5006 Parfet Street shall not be impinged or impeded by the expansion of Quail Street, and it shall be the developer's responsibility to keep the ditch L intact and functional throughout the expansion of Quail Street. The motion carried 7-0 with Commissioner STEWART absent. 8. OTHER ITEMS • In response to a question from Commissioner WESLEY, Mr. Crane explained that residential use is allowed above commercial use as long as the residential use does not exceed 50% of the property. Board of Adjustment November 16, 2006 -4- CITY COUNCIL MINUTES: November 27, 2006 Page -3- Item 3. COUNCIL BILL 29-2006 - AN ORDINANCE ADOPTING THE 2005 EDITION OF THE NFPA 99 HEALTH CARE FACILITIES CODE. Mayor DiTullio opened the public hearing. Council Bill 29-2006 was introduced on second reading by Mr. Schulz and he read the executive summary. City Clerk Pamela Anderson assigned Ordinance 1379. Community Development, Director Alan White presented the staff report. [ Mayor DiTullio closed the public hearing. •ft Motion by Mr. Schulz to approve Council Bill 29-2006 (Ordinance 1379) on second reading and that it take effect 15 days after final publication; seconded by Mr. Womble; carried 8-0. Item 4. PUBLIC HEARING ON A REQUEST FOR A FINAL DEVELOPMENT PLAN AND FINAL PLAT FOR PROPERTY LOCATED AT 5220 QUAIL STREET. (Case No. WZ-06-08 and WS-06-02/Wilson) Mayor DiTullio opened the public hearing. Mrs. Rotola introduced the item and read the executive summary. Mayor DiTullio administered the oath to those present who wished to testify. Senior staff planner Meredith Reckert presented the staff report. She entered into the record the case file and packet materials, the zoning ordinance, the subdivision regulations and digital presentation into the record. She stated that all notification and posting requirements have been met and there is jurisdiction to hear the case. Steve Wilson, applicant, was present to comment on the application. Charles Richardson, property owner, was also present and available for questions. Mr. Wilson requested an amendment regarding the detention area and park dedication and approval of the application. City Council members asked questions of staff and the applicant. Mayor DiTullio closed the public hearing. CITY COUNCIL MINUTES: November 27, 2006 Final Development Plan: DRAFT Page -4- Motion by Mrs. Rotola to approve Case No. WZ-06-08, a request for approval of a Final Development Plan for property located at 5220 Quail Street, for the following reasons: 1. The Final Development Plan meets the development standards as listed on the Outline Development Plan. 2. The Final Development Plan meets the requirements for Final Development Plans, as defined in Article III of the Code of Laws. With the following condition: 1. That the owner/developer of the property be granted appropriate credits for the incremental cost of improving the detention area so that it is suitable for use as active play area. The credit shall not exceed a total of $35,000. The amount of credit for incremental improvements shall be determined by staff and addressed in the Subdivision Improvements Agreement. Seconded by Mr. Schulz; carried 8-0. Final Plat: Motion by Mrs. Rotola to approve Case No. WS-06-02, a request for approval of a twenty five lot subdivision plat for property located at 5220 Quail Street, for the following reasons: 1. All requirements of the Subdivision Regulations have been met. 2. All required utility easements are being provided. 3. Adequate infrastructure will be constructed with the development to serve the proposed use. With the following conditions: 1. The drainage report shall be approvable prior to recordation of plat. 2. The lateral ditch serving Mr. Wheling to the west of Quail Street should not be impeded or impinged by expansion of Quail Street. It is the developer's responsibility to keep the ditch intact and functional during development of the site. Seconded by Mr. Schulz; carried 8-0. ORDINANCES ON FIRST READING Item 5. COUNCIL BILL 30-2006-AN ORDINANCE AMENDING SECTION 5-84 OF THE WHEAT RIDGE CODE OF LAWS PERTAINING TO THE PRESCRIPTIVE ENERGY CODE. (Case No. WCA-06-05) Council Bill 30-2006 was introduced on first reading by Mr. Gokey. 5220 Quail Street A request for a Final Development Plan and Final Plat City G""'I WMay, Nowmeer n. 2006 Si property (from Ridge Rd) Request is for a Final Development Plan and Final Plat The Final Development Plan must conform to the approved Ougme Development Plan • Approved July 2006 Allows single-family residential • Min. lot size 6,250 sq, ft. • Min. lot width 25 ft. (at frontage) The Final Plat will subdivide the property into 25 single family lots z: Final Development l - Plan Site Plan 9 • Lots identical to 1 I ll i tl ~y - - lots shown on ODP t i. L -Common areas t _ (detention areas) fully landscaped ul 4 T fig" . 2 Final Development Plan Elevations Typical elevations - meet standards set oa ODP The required neighborhood meeting was held in March 2006 All referral agencies have responding they can serve property • drainage report needs to address one final situation regarding run-off solution is available, applicant must choose which to utilize Subdivision regulations require parkland dedication (or a fee in lieu of) for residential subdivisions Applicant wishes to receive parkland dedication creditfor tact 6 (as shown on plat) Staff recommends (applicant agrees) Nat groundcover be changed to sort • Applicant would receive partial credit for open Space Tract would not be dedicated to City If applicant wants more than partial credit, play structures must be installed One neighbor appeared at Planning Commission hearing • Does not want his water rights affected by expansion of Quail 3 Conclusions Each request requires a separate motion FDP Staff is recommending approval of FDP win one condition: Tract B must consist of sod groundcover. This tract shall be a partial credit towards parkland dedication. Plat Staff is recommending approval of Plat with one condition: • Drainage report shall be approvable prior to recordation of plat • The lateral ditch to the west of Quail Street should not be impeded or impinged by expansion of Quail Street. It is the developer's responsibility to keep the ditch intact and functional during development of ne site 4 of wnegr ITEM NO: o V m REQUEST FOR CITY COUNCIL ACTION ~oGORP00 I 1 o, COUNCIL MEETING DATE: November 27, 2006 TITLE: A REQUEST FOR A FINAL DEVELOPMENT PLAN AND FINAL PLAT FOR PROPERTY LOCATED AT 5220 QUAIL STREET (CASE NO. WZ-06-08 & WS-06-02/WILSON) ® PUBLIC HEARING ❑ ORDINANCES FOR I ST READING (Date:) ❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2ND READING ❑ RESOLUTIONS Quasi-Judicial: ® ❑ Yes No t%A_ Community Development Director EXECUTIVE SUMMARY: City Manager Wilson Community Development is requesting consideration of a Final Development Plan and Final Subdivision Plat. The property is currently zoned Planned Residential Development (PRD) and is located at 5220 Quail Street. The subject parcel is approximately 6.39 acres in size. A rezoning request and Outline Development Plan were reviewed and approved by City Council in July 2006. The existing Outline Development Plan allows single family residential. The site currently contains one existing single family residence, which would be removed if these requests were approved. The Final Plat subdivides the property into 25 buildable single family lots. Two new streets are being dedicated to the City to serve the subdivision. Along the subject property frontage, Quail Street would be improved from a two-lane dirt road to a paved roadway. This request relates to City Council goals of the City being prepared for growth and opportunities and providing quality housing stock. Planning Commission heard the requests on November 16, 2006, and recommended approval of each request with conditions. COMMISSION/BOARD RECOMMENDATION: Planning Commission heard the request on November 16, 2006, and recommended approval of each request with some conditions. Staff and the applicant agree with all of the recommended conditions. Final Development Plan Planning Commission recommended approval of the Final Development Plan for the following reasons: 1. The Final Development Plan meets the development standards as listed on the Outline Development Plan. 2. The Final Development Plan meets the requirements for Final Development Plans, as defined in Article III of the Code of Laws. With the following condition: 1. The detention area shown as "tract B" on the Final Development Plan must consist of sod groundcover. This tract shall be a partial credit towards the fee in lieu of parkland dedication. Final Plat Planning Commission recommended approval of the Final Plat for the following reasons: 1. All requirements of the Subdivision Regulations have been met. 2. All required utility easements are being provided. 3. Adequate infrastructure will be constructed with the development to serve the proposed use. With the following conditions: 1. The drainage report shall be approvable prior to recordation of plat. 2. The lateral ditch serving Mr. Wheling to the west of Quail Street should not be impeded or impinged by expansion of Quail Street. It is the developer's responsibility to keep the ditch intact and functional during development of the site. STATEMENT OF THE ISSUES: Parkland dedication or a fee in lieu of parkland dedication is required with all residential subdivision plats. More typically, a fee in lieu is paid, but in the past the City has allowed open space in a subdivision as credit to the parkland dedication. The applicant has discussed the possibility of including tract "B" as a landscaped amenity, which would then be a credit towards the parkland dedication fee. The Final Development Plan shows hydroseed as the groundcover in this tract. City Council should decide if tract B should be allowed as a partial or full credit towards the parkland dedication fee. It should be noted that for the tract to be a fully functional open space area, sod should be installed and play equipment should be included. Staff is recommending that the tract be treated with sod and partial credit given. This tract will not be dedicated to the City; it will be maintained by the established homeowner's association. One neighbor did attend and speak at the Planning Commission hearing. This neighbor has water rights in the ditch which runs on the west side of Quail Street. He was concerned about the impact to his water rights with the widening of Quail Street. Quail Street will be widened to east, not to the west towards the ditch. The widening should not impact the ditch. The applicant agreed to work with the neighbor to ensure his water rights were not impacted. ALTERNATIVES CONSIDERED: Do not approve the Final Development Plan and Final Plat. FINANCIAL IMPACT: The City has received a one-time application fee for the land use application. Building permit fees and use taxes will be collected during construction of each single family structure. Once constructed, the City will receive property tax revenue from the development. There are two separate requests associated with this application. Two separate motions are required. Final Development Plan "I move to approve Case No. WZ-06-08, a request for approval of a Final Development Plan for property located at 5220 Quail Street, for the following reasons: 1. The Final Development Plan meets the development standards as listed on the Outline Development Plan. 2. The Final Development Plan meets the requirements for Final Development Plans, as defined in Article III of the Code of Laws. With the following condition: 1. The detention area shown as "tract B" on the Final Development Plan must consist of sod groundcover. This tract shall be a partial credit towards the fee in lieu of parkland dedication." Final Plat "I move to approve Case No. WS-06-02, a request for approval of a twenty five lot subdivision plat for property located at 5220 Quail Street, for the following reasons: 1. All requirements of the Subdivision Regulations have been met. 2. All required utility easements are being provided. 3. Adequate infrastructure will be constructed with the development to serve the proposed use. With the following conditions: The drainage report shall be approvable prior to recordation of plat. 2. The lateral ditch serving Mr. Wheling to the west of Quail Street should not be impeded or impinged by expansion of Quail Street. It is the developer's responsibility to keep the ditch intact and functional during development of the site." Report Prepared by: Travis Crane Reviewed by: Alan White Attachments: 1. Planning Commission Staff Report (with exhibits) n414HF4, CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission CASE MANAGER: Travis Crane CASE NO. & NAME: WZ-06-08 & WS-06-02/Wilson DATE OF MEETING: November 16, 2006 ACTION REQUESTED: A request for a Final Development Plan and Final Plat LOCATION OF REQUEST: 5220 Quail Street APPLICANT (S): Steve Wilson OWNER (S): Charles and Jill Richardson APPROXIMATE AREA: 278,650 sq. ft. (6.39 ac.) PRESENT ZONING: Planned Residential Development (PRD) ENTER INTO RECORD: ( ) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION (X) SUBDIVISION REGULATIONS Location Subject Propert} All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. ATTACHMENT 1 Planning Commission WZ-06-08 & WS-06-02/Wilson I. REQUEST The applicant is requesting approval of a Final Development Plan and Final Subdivision Plat (Exhibit 1, Letter of Request). The current Planned Residential Development zoning designation allows single family residential uses. The applicant wishes to construct 25 single family homes. The property contains an existing single family residence, which ultimately would be removed. The applicant has received proper consent from the property owners to pursue this application. The property is bounded by Quail Street to the west and Ridge Road to the south. The property slopes from northwest to southeast and is 6.3 acres in size. II. FINAL DEVELOPMENT PLAN The Final Development Plan (FDP) shows a general layout of the lots to be created by the plat, street alignment, common landscape areas and typical building elevations (Exhibit 2, FDP). The FDP conforms to the general layout and development standards as established in the Outline Development Plan. The FDP does not detail plans for each individual lot. Any structure constructed on the property will require a building permit. The permits will be reviewed in accordance with the development standards established on the Outline Development Plan. Site Plan Page two of the FDP shows a conceptual site layout. The lots are between 7,380 square feet and 10,443 square feet in size. The average lot size in the subdivision is 7,895 square feet. There are two tracts of land shown directly north of Ridge Road which will be used for detention. These tracts will be fully landscaped and maintained by the homeowner's association. Minimum Lot Size/Width The ODP specifies that the minimum lot size shall be 6,250 square feet in size. The minimum lot width shall be 25 feet at the frontage (the front property line) and 40 feet at the front setback line. All lots meet the minimum lot size established on the Outline Development Plan. Landscaping The Final Development Plan addresses landscaping to be installed in common areas - the two tracts of land to be used as detention facilities. There will be 18 trees located around the perimeter of tract A and 15 trees located around the perimeter of tract B. Tracts A & B will be fully landscaped. Each residential lot must conform to the landscape standards established on the Outline Development Plan, which are consistent with the landscaping standards for residential properties in the Code of Laws. Elevations Page 3 of the Final Development Plan shows some typical building elevations. These elevations are representative of the standards established on the Outline Development Plan. These are typical elevations - all proposed structures must meet the architectural standards established on the Outline Development Plan. The Outline Development Plan requires a minimum amount of brick or stone on the front elevation, staggered setbacks and increased standards for houses adjacent to open space or right-of-way. Planning Commission WZ-06-08 & WS-06-02/Wilson III. FINAL PLAT The plat will subdivide the property into 25 lots to be developed with single family structures (Exhibit 3, Final Plat). The number and size of lots are consistent with what was shown on the Outline Development Plan, and all lots meet the minimum size requirements established on the Outline Development Plan. There are 2 new roads shown on the plat: a new north/south road called Pierson Court and a new east/west road called West 53`d Avenue. These new roads will become dedicated right-of-way. West 53`d Avenue is shown as being 25 feet wide. Chapter 26 states that any street proposed on the boundary of a development may be 25 feet wide, or half the `normal' right-of-way width of 50 feet. This street will be signed `no parking'. If the property to the north of the subject parcel were to redevelop, the other half of the street would be constructed. Pierson Court is shown with a total right-of-way width of 46 feet. Even though the Code requires a minimum right-of-way width of 50 feet for neighborhood streets, the ability exists to reduce the right-of-way width to as little as 40 feet. The 46-foot width will accommodate two through lanes and parking on each side of the street. The right-of-way widths for the new streets were shown on the Outline Development Plan. The right-of-way widths shown on the Final Development Plan and Plat are consistent with the widths shown on the Outline Development Plan. There is additional right-of-way dedication required on Quail Street and Ridge Road. Twenty five feet of right-of-way will be dedicated on the east side of Quail Street. Twenty feet of right- of-way will be dedicated on the north side of Ridge Road. Curb, gutter and sidewalk will be installed around the perimeter of the subdivision with one exception: only curb and gutter will be constructed on the north side of West 53`d Avenue. Curb and gutter will be installed on the west side of Quail Street. Parkland Dedication A fee in lieu of parkland dedication is required for any residential subdivision. The applicant has indicated he might be amenable to create a park amenity in tract B. In the past, detention areas have been treated as a credit towards the fee in lieu of parkland dedication, in effect serving as a small amenity for the adjacent residents. Staff requests that if this tract B is to be credited towards the parkland dedication fee, that sod be installed as the groundcover. The FDP shows tract B to be covered with hydroseed, a surface which is not conducive to play areas. Staff recommends that if partial credit is given for tract B towards this parkland dedication fee, the tract should be landscaped with sod. IV. AGENCY REFERRAL All responding agencies have indicated that they can serve the property, and the applicant will bear the cost of upgrading any service to the property. A final drainage report and plan has been reviewed by the Public Works Department. While some minor issues need to be resolved, Public Works is satisfied that the applicant will detain all drainage onsite to be released at historic flow rates and will mitigate any negative impacts to surrounding properties. Planning Commission WZ-06-08 & WS-06-02IWilson V. NEIGHBORHOOD MEETING The required neighborhood meeting was held on March 15, 2006. There were five attendees at the neighborhood meeting. General questions ranged from roadway improvements proposed to the effect on wells in the area. There was a large amount of discussion regarding the proposed density. Some of the attendees felt that there would be too many lots created and one- or two- acre lots would be more appropriate. A meeting synopsis has been included as Exhibit 4. VI. STAFF CONCLUSION & RECOMMENDED MOTION(S): Staff concludes that the Final Development Plan and Final Plat conform to the standards established on the Outline Development Plan. Each request will require a separate motion. FINAL DEVELOPMENT PLAN OPTION A: "I move to recommend APPROVAL of Case No. WZ-06-08, a request for approval of a Final Development Plan for property located at 5220 Quail Street, for the following reasons: 1. The Final Development Plan is consistent with the Outline Development Plan. 2. The Final Development Plan meets the standards established in Chapter 26, Article III of the Wheat Ridge Code of Laws. With the following condition: The detention area shown as "tract B" on the Final Development Plan must consist of sod groundcover. This tract shall be a partial credit towards the fee in lieu of parkland dedication. OPTION B: "I move to recommend DENIAL of Case No. WZ-06-08, a request for approval of a Final Development Plan for property located at 5220 Quail Street, for the following reasons: Planning Commission WZ-06-08 & WS-06-02/Wilson FINAL PLAT OPTION A: "I move to recommend APPROVAL of Case No. WS-06-02, a request for approval of a 25-lot subdivision plat for the property located at 5220 Quail Street, for the following reasons: 1. All requirements of the Subdivision Regulations have been met. 2. All required utility easements are being provided. 3. Adequate infrastructure will be constructed with the development to serve the proposed use." With the following condition: The drainage report shall be approvable prior to recordation of the plat. OPTION B: "I move to recommend denial of Case No. WS-06-02, a request for approval of a 25-lot subdivision plat for the property located at 5220 Quail Street, for the following reasons: Planning Commission WZ-06-08 & WS-06-02/Wilson WILSON COMMUNITY DEVELOPMENT September 19, 2006 Mr. Travis Crane Senior Planner City of Wheat Ridge Dear Travis, I am pleased to submit this application for approval of Quail ridge Final Plat and Final Development Plan together with required fees and supporting material and plans. This application and plans are consistent with the City's recent approval of the Rezoning and Overall Development Plan for the same property. We are not seeking City approval of detailed construction plans at this time. However, at the urging of Dave Brossman, we have included with our application fairly detailed engineering plans and supporting, detailed studies for drainage, utilities and streets. Mr. Brossman urged us to submit plans that are sufficiently detailed as to allow staff to determine the overall feasibility of the Final Plan and FDP, without having to review `final' engineering and construction plans prior to Planning Commission and Council consideration of our Final Plat/FDP application. I am looking forward to working with you and other City staff on the City's review of this application. SincerellAt y,I v, Cc: Charles, Jill Richardson EXHIBIT I 162 S. Corona St. • Denver, CO 80209 (303) 345-5019 • Email: wilsoncd@gwest.net QUAIL RIDGE ESTAT FINAL DEVELOPMENT PLAN Y ti A TRACT OF LAND LOCATED IN THE SOUTHEAST 1 /4 OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WE CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, S CHARACTER OF DEVELOPMENT i i' ~y i r, a . ~ HOMES IN THE QUAIL RIDGE COMMUNITY SHALL BE CONSISTENT WITH THE ELEVATIONS IN THE FINAL DEVELOPMENT PLAN. OVERALL FACADE AND ARCHITECTURE SHALL CONFORM LEGAL DESCRIPTION AND DEDICATION: ,y WE, CHARLES L. RICHARDSON, JILL E. RICHARDSON, AND RS SHORT, LLC, BEING THE PLANS INCLUDED IN THE FINAL DEVELOPMENT PLAN. THE ELEVATIONS SHOWN ON THIS F OWNERS OF REAL PROPERTY, DESCRIBED AS FOLLOWS: V~Op~ENT PLANARE REPRESENTATIVE IN NATURE. BUILDING ELEVATION MAY CHANGE _ A PARCEL OF LAND LOCATED IN THE WEST ONE HALF OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING A PORTION OF LAND DESCRIBED IN RECEPTION N0. 83042942, COUNTY PUBLIC RECORDS, INCLUDING A 7.5 FEET, MORE OR LESS, WIDE STRIP OF LAND DESCRIBED IN RECEPTION N0. _ MORE PARTICULARLY DESCRIBED AS FOLLOWS: NOTE: FOR THE PURPOSE OF THIS DESCRIPTION THE BASIS OF BEARINGS IS THE SOUTH i LINE OF THE NORTHWEST QUARTER OF SECTION 16 AS BEARING NORTH 89'32'45" EAST BETWEEN THE FOUND 3 INCH DIAMETER ALUMINUM PIPES WITH 3-1/4 INCH DIAMETER BRASS CAPS STAMPED L.S. 13212 MARKING THE SOUTHWEST CORNER AND THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER. COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER OF SECTION 16; THENCE NORTH 89'32'45" EAST ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER OF SECTION 16, 1329.63 FEET TO A FOUND 3/4 INCH DIAMETER REBAR WITH 2-1 /2 INCH DIAMETER ALUMINUM CAP STAMPED L.S. 16427 MARKING THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID NORTHWEST QUARTER Of SECTION 16; THENCE CONTINUING ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER OF SECTION 16, NORTH 89'32'45° EAST, 15.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE ALONG THE WEST LINE OF LAND DESCRIBED IN RECEPTION N0. 83042942, BEING PARALLEL TO AND 15 FEET EAST OF THE WEST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16, NORTH 00'15'09" WEST, 381.40 FEET TO A FOUND 5/8 INCH DIAMETER REBAR WITH PLASTIC CAP, L.S. 29043; ~ ~ ■ THENCE NORTH 89'32'45" EAST, 447.89 FEET TO A POINT ON THE WEST LINE OF A STRIP a t ~G~~ ~ = 2 OF LAND DESCRIBED IN RECEPTION N0. THENCE NORTH 8932'45" EAST, 7.69 FEET TO A POINT ON THE WEST LINE OF SKYLINE ESTATES FILING N0. 2, RECEPTION N0. F1816752, COUNTY PUBLIC RECORDS, SAID POINT ALSO BEING ON THE EAST LINE OF SAID STRIP OF LAND; THENCE SOUTH 00'13'03" EAST, ALONG SAID WEST LINE OF SKYLINE ESTATES FILING N0. 2, AND ALONG THE EAST LINE OF SAID STRIP OF LAND, 381.40 FEET, TO A POINT ON THE .1- ~ ~ SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16, SAID POINT BEING THE H ~ ~ w SOUTHWEST CORNER OF SKYLINE ESTATES FILING N0. 2, SAID POINT ALSO BEING THE • c~ .~T.. ~ ~ SOUTHEAST CORNER OF SAID STRIP OF LAND; ~ ~ ~ THENCE SOUTH 89'32'45" WEST, ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16, AND ALONG THE SOUTH LINE OF SAID STRIP OF LAND, 7.44 FEET TO THE SOUTHWEST CORNER OF SAID STRIP OF LAND; THENCE SOUTH 00'15'21" EAST, 181.49 FEET TO THE BASE OF A BENT #4 REBAR; THENCE - ON THE NORTHERLY RIGHT-OF-WAY RIDGE ROAD AS DESCRIBED IN BOOK 184 AT PAGE °A 132, SOUTH 74'44'11" WEST, 463.62 FEET; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION N0. 83042942, BEING PARALLEL TO AND 15 FEET EAST OF THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16, NORTH 00'16'33" WEST, 300.00 FEET TO THE TRUE POINT OF BEGINNING; CONTAINING AN AREA OF 6.463 ACRES, MORE OR LESS. ~k~. HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWING HEREON CONTAINED UNDER THE NAME AND STYLE OF QUAIL RIDGE ESTATES, A SUBDIVISION OF A ~ r: -3 1 PART OF THE CITY OF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE v,~_ :,i. .t t i t TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE i i k AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTILITIES AND SERVICES THOSE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE i- CONSTRUCTION, INSTALLATION, OPERATION, MAINTENANCE, REPAIR AND TELEPHONE AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM WATER `r SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. k. j. ~ . 1~ i_ F. SURVEYOR'S CERTIFICATE 4 .r_ u~ t 1 l.,' I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF QUAI ESTATES WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNO a d 1 1 INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURR REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SUR SIGNATURE 1 1 _ J~ i ,1- ~ b y m- 1 +i _s  jolftk in AO-%k 44k Lj_ z C:) w JEFFERSON COUNTY CLERK & RECORDER M U) 13 U) az OCS 0. z CL rt (.C) us <C) a- m w Ce. 04 G1 ~ C3 +~C B Y: JOB NUMBER: DEPUTY 2 &0% ^ uo-080 DATES .E. s SCALE: ■ ' 40' SHEET N0: Avenue , Colorado 80215 .one(303)235-2846 k303)235-2857 F WHEgT City of h ~ Wheat Ridge m Q OR PO° Date: 15 March 2006 City Staff Present: Travis Crane Location of Meeting: Municipal Building, 2"d floor conference room Property Address: 5220 Quail St. Property Owner: Charles & Jill Richardson Property Owner Present? No Applicant: Steve Wilson Existing Zoning: Agriculture One (A-1) Comp Plan Designation: Agriculture Estate Residential (AER) Existing use/site conditions: Single family house on approximately 6 acres Applicant proposal: Would like to apply for a rezoning to Planned Residential Development (including an outline development plan). The rezoning would accommodate development of approximately 25 single-family homes. Two new streets would be constructed to serve the development. Issues discussed: There were five neighbors in attendance. A question was asked about the property values in the neighborhood; specifically what would happen to property values if the rezoning were approved. A few neighbors expressed concern over the number of new houses. A continent was made that this will continue the trend of development that has occurred to the east. Some felt that either one- or two-acre lots would be more appropriate. There was some concern in regard to the existing wells in the neighborhood, specifically, if the level of water would drop. A few follow up questions were asked regarding drainage and utility service to the properties. A neighbor suggested that the east-west street should be located on the northern property line to create a buffer. Finally, a question was asked about the widening of Ridge Road. EXHIBIT 4 Nov 27 06 09:24p p,l 7 SUMMARY INCREMENTAL COSTS OF MODIFYING DETENTION AREA FOR USE AS AN ACTIVE PLAY AREA 4s ammf 0A11yi Extension of Storm water Pipe: 100' @ $40/L,F. Installation of Detention Pond Wall: 330' @ $30/ L.F. 3/4 " Water Tap Fee: Installation of Turf 6000 sq. ft. @ $1/sq. ft, Irrigation of Turf Area: 6000 sq. ft. @ $1.25/sq. ft. TOTAL FOR SPECIFIED IMPROVEMENTS: $ 4000 $10500. $13000 $ 6000 $ 9000 $42500 Proposed Change in language for Recommended Condition #1 for approval of the Final Development Plan: "That the owner/developer of the property be granted appropriate credits for the incremental cost of improving the detention area so that it is suitable for use as active play area. The credit shall not exceed a total of $35,000. The amount of credit for incremental improvements shall be determined by staff and addressed in the Subdivision Improvements Agreement." J. City of Wheat Ridge I Depamb t of Public Works November 16, 2006 DEPARTMENT OF PUBLIC WORKS 7500 WEST 29r" AVENUE WHEAT RIDGE, CO 80033 Mr. David E. Moore, P.E. Alliance Development Services 5440 Ward Road, Suite 240 Arvada, CO 80215 720.898.0660 (303) 235-2861 FAX (303) 235-2857 Re: - Second Review Comments of the Final Development Plan and Final Plat for the Quail Ridge Estates Subdivision development located at 5220 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Moore, I have completed the second review of the above referenced documents received on November 8, 2006 and have the following comments: SURVEYING Final Plat 1. If the irrigation ditch is to be realigned to the proposed location, you will need to either provide the County Reception Number for the separate easement or show it as "hereby dedicated by this plat". Please be advised that if it is to be dedicated by this Plat, the Ditch Company will need to sign this Plat. You may also wish to confer with Patrick Domogall with regards to the final location of the ditch (it may move to the south and lie within public ROW if needed to address drainage issues). 2. Double-check that the name of the ditch is in fact the Wadsworth Ditch and not the Juchem-Reno Ditch as identified on City maps. 3. Please include the chord distance for the radius on the southwest corner of West 53 d Avenue and Pierson Court. Upon receipt of this information the area and closure for Lot 10 will be checked by PW. 4. Clearly identify all 4 of the ROW CL Intersection monuments to be set with this development. These monuments are to be located along the centerline of the Ridge Road ROW, at the intersection points of the Quail and Pierson Street ROW centerlines. Since West 53 s Avenue is only a half-width ROW, the monuments at the north end of Quail Street and Pierson Court will be placed at the intersection of the ROW centerlines of these streets and the subdivision boundary (please see redlined Plat). 5. Show the zoning for the (Dion) property lying to the southeast of the subject property. 6. Please show the County Reception Number for the 7' strip along the easterly side of the subdivision. 7. Please include a CD-ROM containing the revised Plat (in AutoCAD.dwg) format with the next submittal. Final Development Plan 1. The Legal Description will need to be modified to exactly match the Legal Description found on the revised Final Plat. 2. Include the surveyor information on sheet 1. 3. Need to modify this sheet as necessary to match the civil design, which at the time of this review was not yet complete. The Public Works Department requires 2 signed and stamped hardcopies of the FDP and Final Plat. Also provide a CD-ROM (or DVD-ROM) containing the Plat (in AutoCAD dwg format) with the next submittal. Incomplete submittals will not be considered as being under review. NPDES Permit The Federal Clean Water Act implemented by the EPA requires that stormwater discharges from certain types of facilities as part National Pollutant Discharge Elimination System (NPDES) be authorized under stormwater discharge permits. An NPDES permit is required for all construction sites greater than one (1) acre in size. The area of disturbance for the proposed expansion is greater than one acre and shall therefore comply with NPDES regulations. The NPDES permit for construction activities is issued by the State through the Colorado Discharge Permit System (CDPS), and may be obtained by contacting the Colorado Department of Public Health & Environment, Water Quality Control Division. A copy of the CDPS Permit is to be submitted to the Department of Public Works prior to issuance of the Major Grading/Fill and Building Permits. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading, an Application for Minor Grading/Fill Permit, along with the fees due will need to be submitted for review and approval. This Permit is generally issued at the time of the Building Permit. Drainage Certification Required Prior to C.O. Upon completion of the drainage improvements, the Engineer-of-Record Mr. David E. Moore, P.E., 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 Grading & Erosion Control and Drainage Plans, all drainage facilities were constructed 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 the 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 for all constructed drainage facilities prior to issuance of any Certificates of Occupancy. The As-Built Plans shall be submitted as follows: Two (2) copies of the "As-Built" Plans are to be submitted: a. 1 copy is to be on bond paper, and b. 1 copy is to be on electronic media (CD-ROM) and is to be in AutoCAD.dwg format. Right-of-Way Construction Permit(s)/Licensing Prior to any construction of utility service connections, storm sewer, or other public improvements, etc. which lie 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, and any easement or ROW dedications. 2-Year Warranty Period for Public Improvements The Contractor shall warrant all 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 deems that the constructed public improvements are in such condition as to require repairs or replacement, the Contractor shall complete such repair work upon request per the City of Wheat Ridge Permit Testing and Inspection Requirements. Quail Ridge Estates (5220 Quail St) FDP & Plat_mviewlltr.doc 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. Development Review Engineer XC: Steve Nguyen, Engineering Division Manager Travis Crane, Planner File Quail Ridge Estates (5220 Quail Sa FDP & Plat_reviee,21r.doc 7500 West 29th Avenue Wheat Ridee, Colorado 80033 FAX 303/235-2857 November 2, 2006 Dear Property Owner: The City of Wheat Ridge This is to inform you of Case No. WZ-06-08 which is a request for approval of a Final Development Plan for property located at 5220 Quail Street AND Case No. WS-06-02 for approval of a 25-lot major subdivision plat for property located at 5220 Quail Street. These requests are scheduled for public hearings in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The schedule is as follows: Planning Commission November 16, 2006 62 7:00 p.m. City Council November 27, 2006 a, 7:00 p.m. As an area resident or interested party, you have the right to attend these Public Hearings and/or submit written comments. If you have any questions or desire to review any plans, please contact the Planning Division at 303-235-2846. Thank you. Planning Division. C:t000m is and SettmV\kathyAMy D cumeats thyWCMSTLA OWcnoticet200awz 602.wpd k)'7 v l r~ (2 ~ cC c - `•'getroScaa / Jefferson (CO) • Owner :Walinder Mark R Parcel :042688 C. Site :11001 Ridge Rd Wheat Ridge 80033 O 6 7006 0100 0002 831 0 Mail :11001 Ridge Rd Wheat Ridge Cc 80033 w~ , Use :1112 Res,Improved Land Phone F,4+ Bedrm: 3 Bath:1.00 TotRm: YB: 1942 Pool: B1dgSF:1,518 Ac: * - - - - - - - MetroScaa / Jefferson (CO) • Owner :Cook Lester M Trustee Parcel :042787 Site :5250 Quail St Wheat Ridge 80033 xf A,.,l •n~/~i l~nn~ Mail :5250 Quail St Wheat Ridge co 80033 7006 0100 0002 8317 1611 Use :1112 Res,Improved Land one - - 301 Bedrm: 2 Bath:2.25 TotRm: YB: 1962 Pool: B1dgSF:1,212 Ac:1.67 * : MetroScaa / Jefferson (CO) • Owner :Skalla Gregory R Parcel :naOonA 8317 1628 Site :5290 Quail St Wheat Ridge 80033 7006 13100 0002 Mail :5290 Quail St Wheat Ridge Cc 80033 ,500 Use :1112 Res,Improved Land Phone Bedrm: 2 Bath:1.00 TotRm: YB:1951 Pool: B1dgSF:1,144 Ac:1.58 * • MetroScaa / Jefferson (CO) • Owner :Dana Dion Parcel :042809 Site :11005 Ridge Rd Wheat Ridge 80033 7006 0100 000'2--8-317 1635 Mail :11005 Ridge Rd Wheat Ridge Cc 80033 Use :1112 Res,Improved Land Phone Bedrm: 2 Bath:1.00 TotRm: YB: 1961 Pool: B1dgSF:1,066 Ac:.73 * • MetroScaa / Jefferson (CO) • Owner :Richardson Charles L Parcel :042817 Site :5230 Quail St Wheat Ridge 80033 ----a •nQ/2a/2005 Mail :5220 Quail St Wheat Ridge Cc 80033 7006 0100 0002 8317 1642 Use :1155 Vacant,Residential Phone Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:2.14 * • Metroscan / Jefferson (CO) Owner :Richardson Charles L/Jill E Parcel :042818 Site :5220 Quail St Wheat e 33 Xfered :10/12/2005 Mail :5220 Quail SS Meat Ridge Cc 80033 Price Use :1112 Re proved Land Phone Bedrm: l ath:1.00 TotRm: YB:1932 Pool: B1dgSF:940 Ac :4.37 * • MetroScaa / Jefferson (CO) • Owner :Franchois Paul R 1, h Parcel :069951 Site :5230 Quail st wheat Ridge 80033 5 tj4^V OA-"-' Mail :5230 Quail St Wheat Ridge Cc 80033 J~,t/1,1, W 7006 0100 0002 8317 1659 Use :1112 Res,Improved Land ~ O W ~ ( Phone Bedrm: 3 Bath:3.75 TotRm: YB:1958 Pool: B1dgSF:3,944 Ac:2.85 * • MetroScaa / Jefferson (CO) Owner :Rcd Llc Parcel :200588 Site :*no Site Address* xfP,.H ,n4/10/1997 Mail :9555 Ralston Rd #100 Arvada Cc 80002 7006 0100 0002 8317 1666 Use :4141 Agr,Grazing Land on Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:26.37 * ; MetroScaa / Jefferson (CO) Owner :State Of Colorado Parcel :202789 Site :*no Site Address* Xfered :12/17/1986 Mail :3550 w oxford Ave Denver co 80236 7006 0100 0002 8317 1673 Use :9129 Exempt,State,Land Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:59.32 * ---MetroScaa / Jefferson (CO) Owner :Gilligan Family Limited Partnership Parcel :203816 Site :*no Site Address* Xfered :08/in/-- 8317 1680 Mail :12354 E Caley Ave #1G Centennial Cc 4 7006 p100 0002 Use :4141 Agr,Grazing Land Bedrm: Bath: TotRm: YB: 01-- B1dgSF: Ac:30.25 * : MetroScaa / Jefferson (CO) (1 : Owner :Gilligan Family Limit ers ip Parcel 205257 Site :*no Site Add Xfered :08/10/20 : Mail :12354 E eY Ave #1G Centennial Cc 80111 Price :$968,600 ~ n~ Use :414 gr,Grazing Land Phone _ Bedrm: ' Bath: TotRm: YB: Pool: B1dgSF: .78 C2 . 0n. Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. : MetroScan / Jefferson (CO) • Owner :H F Investment Company Llc Parcel :206342 Site :*no Site Address* Xfered :12/31/1998 Mail :210 University Blvd #300B Denver Co 80206 7006 0100 0002 8317 1697 Use :1111 Vacant,Residential sxxexxe Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:.20 * • MetroScan / Jefferson (CO) • Owner :Skyline Ridge Arvada Lle Parcel :443560 Site :5293 Parfet St Arvada 80002 Mail :390 Union Blvd #580 Lakewood Co 80228 7006 0100 0002 8317 1703 Use :2111 Vacant,Commercial P one Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:1.53 * • MetroScan / Jefferson (CO) • Owner :Demoulin James/Tammy - Parcel :443561 Site :5313 Parfet St Arvada 80002 xf.,"P,l •na/~9/900s Mail :5313 Parfet St Arvada Co 80002 7006 0100 0002 8317 1710 Use :1112 Res,Improved Land Pnone Bedrm:3 Bath:2.25 TotRm: YB:2005 Pool: B1dgSF:3,151 Ac:.20 * • MetroScan / Jefferson (CO) • Owner :Abbate Richard V Parcel :443562 Site :5323 Parfet St Arvada 80002 -^°t^"'^^^" Mail :5323 Parfet St Arvada co 80002 7006 0100 0002 8317 1727 Use :1112 Res,Improved Land Phone Bedrm:5 Bath:2.50 TotRm: YB:2005 Pool: B1dgSF:2,604 Ac:.18 * : MetroScan / Jefferson (CO) • Owner :Connors John F Parcel :443563 Site :5327 Parfet St Arvada 80002 -07/23/2004 vada Usel :1112 ReParsfet St Lanaco e0002 7h7006 [11(10 0002 8317 1734 Bedrm:3 Bath:2.25 TotRm: YB:2005 Pool: B1dgSF:2,346 Ac:.18 * MetroScan / Jefferson (CO) • Owner :Conway Joyce A Parcel :443564 Site :5333 Parfet St Arvada 80002 Xfereel , Mail :5333 Parfet St Arvada Co 80002 7006 0100 0002 8317 174 Use :1112 Res,Improved Land Bedrm:3 Bath:1.75 TotRm: YB:2005 Pool: B1dgSF:2,102 Ac:.18 * MetroScan / Jefferson (CO) Owner :Johnson James B Parcel :443565 Site :5337 Parfet St Arvada 80002 f _ - ° "^'t'^^d Mail :5337 Parfet St Arvada Co 80002 'ld 7006 0100 0002 8317 1758 Use :1112 Res,Improved Land Phone Bedrm:4 Bath:2.25 TotRm: YB:2005 Pool: B1dgSF:2,027 Ac:.18 * MetroScan / Jef rson (CO) • Owner :Reed Lisa M Parcel :443566 Site :5343 Parfet St Arvada 80002 e 0 Xfered :06/09/2004 Mail :5343 Parfet St Arvada Co 80002 A6W 7006 0100 0002 8317 1765 Use :1112 Res,Improved Land `~,Pf . Bedrm:3 Bath:1.75 TotRm: YB:2005 Pool: B1dgSF:1,731 Ac:.18 * ---------------------------MetroScan / Jefferson (CO) • Owner :Franklin Karl W/Corrine Parcel :443567 site :5347 Parfet St Arvada 80002 10/03/2006 Mail :5347 Parfet St Arvada Cc 80002 7006 0100 0002 8317 1772 Use :1112 Res,Improved Land V~ Phone Bedrm:3 Bath:2.25 TotRm: YB:2005 Pool: B1dgSF:3,014 Ac:.18 * • MetroScan / Jefferson (CO) • Owner :King Steven H Parcel :443566 Site :5353 Parfet St Arvada 80002 Xfered Mail :5353 Parfet St Arvada Cc 80002 7006 0100 0002 8317 1789 Use :1112 Res,Improved Land Bedrm:3 Bath:2.25 TotRm: YB:2005 Pool: B1dgSF:2,125 Ac:.18 * • MetroScan / Jefferson (CO) • Owner :Haymond Darrin R Parcel :443569 Site :5357 Parfet St Arvada 80002 - 76 Mail :5357 Parfet St Arvada Co 80002 7006 0100 00}'~ Use :1112 Res,Improved Land Phone I ym Bedrm:4 Bath:2.25 TotRm: YB:2005 Pool: BidgSF:3,151 4\\ a Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. *-I------- - - - - MetroScan / Jefferson (CO) • owner :Ames Rodger L Parcel :443570 Site :5363 Parfet St Arvada 80002 ---A !04/20/2004 Mail :5363 Parfet St Arvada Co 80002 7006 0100 0002 8317 1802 Use :1112 Res,Improved Land Phone Bed=: 3 Bath:2.25 TotRm: YB:2005 Pool: B1dgSF:2,588 Ac:.18 * MetroScan / Jefferson (CO) • Owner :Trinder John M Parcel :443571 Site :5367 Parfet St Arvada 80002 7006 0100 0002 8317 1819 Mail :5367 Parfet St Arvada Cc 80002 Use :1112 Res,Improved Land Phone Bed=: 3 Bath:2.25 TotRm: YB:2005 Pool: B1dgSF:2,362 Ac:.18 * - MetroScan / Jefferson (CO) • Owner :Pavlov Anatoliy Parcel :443576 Site :5332 Parfet St Arvada 80002 Xfered :05/18/2004 Mail :5332 Parfet St Arvada Cc 80002 7006 0100 0002 8317 1826 Use :1112 Res,Improved Land Bedrm: 4 Bath:2.50 TotRm: YB:2005 Pool: B1dgSF:3,135 Ac:.17 * MetroScan / Jefferson (CO) • Owner :Aspari Jean K Parcel :443577 Site :5336 Parfet St Arvada 80002 Xfered :06/03/2004 Mail Use :5336 :1112 1 Parfet St Arvada Cc 80002 Res,Improved Land 7006 0100 0002 8317 1833 Bedrm: 3 Bath:1.75 TotRm: YB:2005 Pool: B1dgSF:2,200 Ac:.17 * : MetroScan / Jefferson (CO) • Owner :Bird Richard J Parcel :443578 Use :1112 Res,Improved Land Bedrm:4 Bath:2.50 TotRm: YB:2005 Pool: * MetroScan / Jefferson Owner :Nguyen Phuong D Site :5346 Parfet St Arvada 80002 Mail :5346 Parfet St Arvada Cc 80002 Use :1112 Res,Improved Land Bedrm:4 Bath:2.50 TotRm: YB:2004 Pool: * MetroScan / Jefferson Owner :Schultz Keith R Site :5352 Parfet St Arvada 80002 Mail :5352 Parfet St Arvada Cc 80002 Use :1112 Res,Improved Land Bedrm:3 Bath:2.25 TotRm: YB:2004 Pool: * MetroScan / Jefferson Owner :Dulick Joseph Jr Site :5356 Parfet St ( No Mail ) Arvada 80002 Mail :5356 Parfet St ( No Mail ) Arvada Cc 80002 Use :1112 Res,Improved Land Bedrm:3 Bath:1.75 TotRm: YB:2004 Pool: * MetroScan / Jefferson Owner :Blumenberg Paul G Site :5362 Parfet St Arvada 80002 Mail :5362 Parfet St Arvada Cc 80002 Use :1112 Res,Improved Land Bedrm:4 Bath:2.25 TotRm: YB:2004 Pool: * MetroScan / Jefferson Owner :Skyline Ridge Arvada Llc Site :*no Site Address* Mail :390 Union Blvd #58 akewood Co 80228 Use :1111 vacant, ential Bedrm: ---8 TotRm: YB: Pool: * MetroScan / Jefferson Owner :Skyline Estates Flg #1 Master Assn Inc Site :*no Site Address* Mail :13585 W Colfax Ave Golden Cc 80401 Use :4151 Agr,Home Owner Association Bedrm: Bath: TotRm: YB: Pool: Site :5342 Parfet St Arvada 80002 Mail :5342 Parfet St Arvada Co 80002 V (CO) (CO) - - - - - - Phone (CO) Parcel :443Xfered iii/nz/0nnt Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. Phone B1dgSF:2,604 Ac:.17 (CO) - Parcel :443579 G/~^^^ Xfered :10/1 7006 0100 0002 8317 1857 B1dgSF:3,135 Ac:.17 (CO) 5 * Parcel :44380 YFo+-e.i 0002 8317 1864 7006 0100 one B1dgSF:2,346 Ac:.17 (CO) : 5 * Parcel :4438 0002 1 8317 1871 7006 0100 e B1dgSF:2,200 Ac 582 Parcel :4430 7006 0100 00 2 8317 1888 Phone B1dgSF:2,081 Ac: .17 6 * Parcel :44330 Xfered :07/26/2006 Price Ac: 3.22 B1dgSF: 7006 0100 0002 _ 7006 0100 0002 8317 1840 B1dgSF: ~ `Ac:,: - - - - - - - - - - - - - F I I I i I ( I I I I ARVADA I ~ w z ~.Z I I ~ i R i OFFICIAL ZONING MAP WHEAT RIDGE COLORADO 5W 16 PARCEULOT BOUNDARY (DESIGNATES OWNERSHIP) WATER FEATURE * DENOTES MULTIPLE ADDRESSES 100-YEAR FLOOD PLAIN (APPROXIMATE LOCATION) NW 16 0 100 200 300 400 Feet lm~ S M 9j DEPARTMENTOF MAP ADOPTED: June 15, 1994 PLANNING AND DEVELOPMENT Last Revision: September 10, 2001 N ui N OFFICIAL ZONING MAP WHEAT RIDGE COLORADO NW 21 PARCELILOT BOUNDARY (DESIGNATES OWNERSHIP) WATER FEATURE * DENOTES MULTIPLE ADDRESSES 100-YEAR FLOOD PLAIN (APPROXIMATE LOCATION) SW 16 0 100 ® 9W f'A 3wxrarye m DEPARTMENT OF MAP ADOPTED: June 15,1994 PLANNING AND DEVELOPMENT Last Revision: September 10, 2001 Mark Walinder & Jenna Patterson Lester Cook Gregory Skalla 11001 Ridge Rd 5250 Quail St 5290 Quail St Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Dion Dana 11005 Ridge Rd Wheat Ridge, CO 80033 Charles Richardson & Jill Richardson 5220 Quail St Wheat Ridge, CO 80033 Charles & Jill Richardson 5220 Quail St Wheat Ridge, CO 80033 Paul Franchois & Kathryn Aragon 5230 Quail St Wheat Ridge, CO 80033 Gilligan Family Limited Partnership 12354 E Caley Ave #1G Centennial, CO 80111 Skyline Ridge Arvada Llc 390 Union Blvd #580 Lakewood, CO 80228 John Connors & Esther Connors 5327 Parfet St Arvada, CO 80002 Lisa Reed & Michael Reed 5343 Parfet St Arvada, CO 80002 Darrin Haymond & Jennefer Haymond 5357 Parfet St Arvada, CO 80002 Anatoliy Pavlov & Angelina Pavlov 5332 Parfet St Arvada, CO 80002 Red Llc 9555 Ralston Rd #100 Arvada, CO 80002 Gilligan Family Limited Partnership 12354 E Caley Ave #1G Centennial, CO 80111 James & Tammy Demoulin 5313 Parfet St Arvada, CO 80002 Joyce Conway 5333 Parfet St Arvada, CO 80002 Karl & Corrine Franklin 5347 Parfet St Arvada, CO 80002 Rodger Ames & Bernadine Ames 5363 Parfet St Arvada, CO 80002 Jean Aspari 5336 Parfet St Arvada, CO 80002 State Of Colorado 3550 W Oxford Ave Denver, CO 80236 H F Investment Company Llc 210 University Blvd #300B Denver, CO 80206 Richard Abbate & Carol Abbate 5323 Parfet St Arvada, CO 80002 James Johnson & Amber Johnson 5337 Parfet St Arvada, CO 80002 Steven King & Angella Wells 5353 Parfet St Arvada, CO 80002 John Trinder & Kristen Trinder 5367 Parfet St Arvada, CO 80002 Richard Bird & Janell Bird 5342 Parfet St Arvada, CO 80002 Phuong Nguyen & Ha Nguyen Keith Schultz & Mom Sencion-schultz Paul Blumenberg & Nancy Blumenberg 5346 Parfet St 5352 Parfet St 5362 Parfet St Arvada, CO 80002 Arvada, CO 80002 Arvada, CO 80002 Skyline Ridge Arvada Llc Skyline Estates Flg #1 Master Assn Inc 390 Union Blvd #580 13585 W Colfax Ave Lakewood, CO 80228 Golden, CO 80401 * Search Parameters * Jefferson (CO) * 10/27/2006 * 10:44 AM Parcel Number ...33 39 162 00 002 39 162 00 003 39 162 00 004 39 162 00 005 39 162 00 006 39 162 00 012 39 162 00 013 39 162 10 001 39 162 12 003 39 162 12 004 39 162 12 005 39 162 12 006 39 162 12 007 39 162 12 008 39 162 12 009 39 162 12 010 39 162 13 006 39 162 13 007 39 162 13 008 39 162 13 009 39 162 13 010 39 162 13 011 39 162 13 012 39 162 13 013 39 162 13 014 39 162 13 015 39 162 13 016 39 162 13 017 39 163 00 002 39 163 00 003 39 163 00 025 39 163 00 027 39 163 94 001 NOTICE OF PUBLIC HEARINGS Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge PLANNING COMMISSION on November 16, 2006, at 7:00 p.m. with the CITY COUNCIL public hearing to be held on November 27, 2006, at 7:00 p.m. Public hearings are held in the City Council Chambers of the Municipal Building at 7500 West 29`h Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearings or submit written comments. The following cases shall be heard: Case No. WZ-06-08: An application filed by Wilson Community Development for approval of a Final Development Plan for property located at 5220 Quail Street and legally described as follows (see legal description for Case No. WS-06- 02): Case No. WS-06-02: An application filed by Wilson Community Development for approval of a 25-lot major subdivision plat for property located at 5220 Quail Street and legally described as follows (the following legal description pertains to both cases): DESCRIPTION OF PARCEL B: BEING A PORTION OF LAND DESCRIBED IN RECEPTION NO. 83042942 WITH THE JEFFERSON COUNTY CLERK AND RECORDER, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6'N P.M., MARKED BY A #4 REBAR WITH A YELLOW PLASTIC CAP, NUMBER ILLEGIBLE; THENCE CONTINUING ON SAID SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16, NORTH 89°32'45" EAST, 15.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET FROM SAID WEST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16, NORTH 00°12'20" WEST, 381.40 FEET; THENCE NORTH 89°32'45" EAST, 447.58 FEET; THENCE SOUTH 00°15'21" EAST, 562.89 FEET TO THE BASE OF A BENT #4 REBAR; THENCE ON THE NORTHERLY RIGHT-OF-WAY RIDGE ROAD AS DESCRIBED IN BOOK 184 AT PAGE 132, SOUTH 74-44'11" WEST, 463.62 FEET; THENCE ON THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 15 FEET FROM THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16, NORTH 00°16'33" WEST, 300.00 FEET TO THE TRUE POINT OF BEGINNING. THE BASIS OF BEARING IS THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6Te PRINCIPAL MERIDIAN, ASSUMING SAID LINE TO BEAR NORTH 89°32'45" EAST. THE WEST QUARTER CORNER OF SAID SECTION 16 BEING MARKED BY A 3 1/4" BRASS CAP ON A 2" PIPE IN A RANGE BOX STAMPED "CITY OF WHEAT RIDGE SURVEY MONUMENT L/S/ 13212, T3S, R69W, S 17/S 16 1984". THE CENTER CORNER OF SAID SECTION 16 BEING MARKED BY A 3 1/4 BRASS CAP ON A 2" PIPE IN A RANGE BOX STAMPED "CITY OF WHEAT RIDGE SURVEY MONUMENT, L.S. 13212 C/14 SEC 16, T3S, R69W, 1986". COUNTY OF JEFFERSON, STATE OF COLORADO. MORE PARTICULARLY DESCRIBED AND REVISED AS FOLLOWS: A PARCEL OF LAND LOCATED IN SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16 WHENCE THE WEST QUARTER OF SAID SECTION 16 BEARS S 89°32'45" W A DISTANCE OF 1329.63 FEET; THENCE N 89°32'45" E ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER OF SECTION 16 A DISTANCE OF 15.00 FEET TO THE POINT OF BEGINNING; THENCE N 00°15'09" W ALONG A LINE 15.00 FEET EAST AND PARALLEL WITH THE WEST LINE OF SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, A DISTANCE OF 381.40 FEET; THENCE N 89°32'45" E A DISTANCE OF 447.89 FEET; THENCE S 00°15'21" E A DISTANCE OF 562.89 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF RIDGE ROAD RECORDED AT BOOK 184, PAGE 132 JEFFERSON COUNTY PUBLIC RECORDS; THENCE S 74044'11 " W ALONG SAID NORTHERLY RIGHT-OF WAY LINE A DISTANCE 463.62 FEET; THENCE N 00°16'33" W ALONG A LINE 15.00 FEET EAST AND PARALLEL WITH THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16 A DISTANCE OF 300.00 FEET TO THE POINT OF BEGINNING. CONTAINING 278,650 SQ.FT. OR 6.397 ACRES MORE OR LESS. Kathy Field, Administrative Assistant ATTEST: Pamela Y. Anderson, City Clerk To Be Published: Wheat Ridge Transcript Date: November 2, 2006 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 The City of Wheat Ridge 10 October 2006 Steve Wilson Wilson Community Development 162 South Corona Street Denver, Colorado 80209 RE: Quail Ridge Final Development Plan & Plat/151 Review Dear Mr. Wilson: I have completed my initial review of the land use application for a Final Development Plan and Final Plat of 5220 Quail Street ("Quail Ridge Estates'), and I have the following comments: General: A. I have included referral comments from all responding agencies. If you have any questions regarding these referral comments, please direct them to the agency which generated said comment. Please be aware that comments have not been received from the Public Works Department to date. Those comments will be forwarded to you as soon as they are received. B. The proposed development contains two large tracts of land which will accommodate drainage. As such, these tracts should be held in ownership by a homeowner's association. Please submit a copy of the homeowner's association documentation which will address maintenance of these common tracts. This documentation must be recorded with the Jefferson County Clerk and Recorder upon final approval of the Final Development Plan and Final Plat. C. Pursuant to Section 26-421 (D) of the Wheat Ridge Code of Laws, a fee in lieu of parkland dedication is required for any residential subdivision in the City of Wheat Ridge. The fee is based upon the number of new dwelling units created and value of the land being subdivided. The parkland dedication fee for this subdivision proposal must be paid to the Community Development Department prior to recordation of the plat. D. A Subdivision Improvement Agreement will be required prior to the recordation of the Final Plat. This agreement will detail the extent of the public improvements to be installed (all curb, gutter, sidewalk and roadway improvements) in conjunction with the subdivision. A security deposit will be required in the amount of 125% of the value of these public improvements. The security deposit can take the form of a letter of credit or cash. E. I have included a mineral rights certification form for your completion and submittal. F. I have included all red-lined plans for clarification of comments. 2. Final Development Plan, Page One: A. Please remove the title block named "Allowed Uses". B. Please remove the title block named "Development Standards". Steve Wilson 162 S. Corona St. C. Please add the following case numbers to the Case History box: "WS-06-02, WZ-06- 02, WZ-06-08". D. In Character of Development, please remove all text after the first statement. Additional language should be added to the first statement which reads: "The elevations shown on this Final Development Plan are representative in nature. Building elevations may change slightly on a lot-by-lot basis. All buildings will conform to the standards established on the Outline Development Plan." E. In the Legal Description, please correct line ten to read: C114 Sec 16, T3S, R69W... " F. In the Surveyor's Certificate, please correct the spelling of "hereby" in line one. 3. Final Development Plan, Page Two: A. Please add a title to sheet two consistent with the title shown on sheet one. B. Please remove the existing and proposed contours from this page. C. Please remove the ownership note and other land characteristic notes from this page. D. Please add a landscaping legend to this page. This legend should detail the genus/species of each type of landscaping item proposed for tracts A & B, size and quantity. Areas of groundcover should also be detailed. E. Please show the areas of groundcover in tracts A & B. F. The outlet structure for the eastern-most detention pond is crossing a portion of land described on the plat as a `gap in legal descriptions'. Staff is concerned about the legality of placing an outlet pipe on land which may be owned by a third unknown party. This ownership issue should be rectified prior to the scheduling of a Planning Commission hearing. If the current owner is identified, an easement for the outlet structure will suffice. G. Please denote that the east-west street will not accommodate on-street parking. H. Please ensure the top margin meets the standards of the Jefferson County Clerk and Recorder. 4. Final Development Plan, Page Three: A. Please add a title to sheet three consistent with the title on the previous pages. B. Please add a note which reads: "These elevations are typical representations of the building style proposed. The final elevations may vary slightly. All building elevations will be consistent with the character established on the Outline Development Plan." Final Plat: A. Please remove "Preliminary" from the title of this document, and replace with "Final". B. Please add zoning for the subject parcel and surrounding parcels. The red-lined copy details the appropriate zoning classifications. C. Please add the following case numbers to the Case History box: "WS-06-02, WZ-06- 02, WZ-06-08". D. Please clarify the 20' Wadsworth Ditch easement. The boundary shown on the plat is somewhat confusing. Additionally, please complete the reception number for the easement. E. Please clarify the side yard easements for lots 3 and 4 in block 1. F. Please change the Owner's Certificate to accurately reflect the current property ownership. G. Please amend the proposed street names. The new north/south street should be renamed from "Quail Court" to "Pierson Court". The new east/west street should be renamed from "Quail Court" to "W. 53`a Avenue". Steve Wilson 162 S. Corona St. H. Please amend the fifth line in note number 6 to read: "City installed regulatory signage is allowed in easements adjacent to public right-of-way." Please make all required corrections and resubmit 4 full-sized (24" x 36") copies and one reduced (11" x 17") copy of the Final Development Plan and Final Plat. Once all issues have been resolved, a Planning Commission hearing will be scheduled. If you have any f irther questions regarding these comments or about the public hearing process, please feel free to contact me. I can be reached at 303.235.2849 or tcraneooki.wheatridge.co.us. Sincerely, DFa- Travis R. Crane Planner lI Steve Wilson 162 S. Corona St. DEPARTMENT OF PUBLIC WORKS myofWhe Mdge 7500 WEST 29TH AVENUE WHEAT RIDGE, CO 80033 Departrnent of PtMc Works October 13, 2006 Mr. David E. Moore, P.E. Alliance Development Services 5440 Ward Road, Suite 240 Arvada, CO 80215 720.898.0660 (303) 235-2861 FAX (303) 235-2857 Re: - First Review Comments of the Final Drainage Report, Final Development Plan, Final Plat, and Civil Construction Plans for the Quail Ridge development located at 5220 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Moore, I have completed the first review of the above referenced documents received on September 20, 2006 and have the following comments: DRAINAGE Final Drainage Report (Discussion) 1. The Q5 & Qroo historic release rates have been provided in the Appendix. These need to be included in the discussion, and also describe the points of discharge for historic sub-basins (see page 4). 2. Include the developed sub-basin areas, Q5 & Qloo, and relocate these paragraphs under Section IV. Drainage Facility Design. 3. State what, if any, are the impacts to adjacent properties as a result of the current historic flows from the subject property. 4. Discuss any proposed offsite grading. 5. Under Section IV. Drainage Facility Design, include the following: a. Need to complete the last sentence on page 5 to read, "...south end of Skyline Estates Filing No. 2. " b. Please clarify the I" paragraph under Section IV B. Specific Details. c. Section C. Summary includes a discussion of the detention volumes. This section should be renamed C. Detention and include the City's standard Site Drainage Requirements: i. Water quality outlet structure design, including the well-screen. ii. The use of concrete trickle channels, and grading the sides of the pond to a minimum of 2% towards the trickle channels to fully drain the ponds within the required 24-40 hours. iii. Emergency overflow weir location and design. iv. Include the water surface elevations in the Detention Volume Summary table provided. V. Excess stormwater passage. d. Need to include a section ((Section D. Streets) for the required discussion of the proposed streets to include the following: i. A discussion of the depth and velocity of flow for both the initial and major storm events. ii. The street grade percents. iii. Discuss whether or not any curb overtopping is anticipated. iv. Please state if 4" mountable curbing is adequate to handle the quantity of runoff, then this type of monolithic sidewalk may be used. If the 4" is deemed inadequate then the MS4 sidewalk cannot be used. In that instance, a 7.5' curbwalk (the vertical curb standard) shall be used, which is comprised of 6" vertical curbing with a 5' monolithic sidewalk. V. The structure to be employed to intercept the flows produced from Ridge Road before flowing onto the Dion property. It appears that a standard Wheat Ridge inlet will be required near the easterly end of the proposed curb & gutter. e. Include a discussion section (Section E. Open Channel Flow) for any proposed open channel flows, including swales between lots: i. For swales long lot lines, identify the specific lots involved, the location, channel material (i.e., sod), the direction of flow(s), the grade percents, and anticipated channel depths and velocities. f. Include a discussion of the proposed storm sewer system (Section F. Storm Sewers and Culverts): i. Describe the pipe runs, including the pipe type, class (min. Class III for street crossings), linear footage, and grade percentage for each pipe run. ii. Include the type of inlets (i.e., Wheat Ridge Standard Single hnlet, etc.), culverts, and manholes (i.e., slab-base) in the discussion. iii. Describe all proposed inlet locations; including the 2 additional inlets this site appears to require near the south end of Pierson Street (see redlined Drainage Plan). iv. Describe the additional inlet that will be required at the east end of the Ridge Road frontage, and the measures to be taken to prevent any runoff by-pass to the Dion property (i.e., warping the easterly 20' of curb & gutter at a 4% grade to the west). 6. Need to create a Section V. Conclusions, and move the 1st paragraph under the current Summary sect ion to this new conclusion section. Also provide a comparison of the historical release rates and impacts to adjoining and downstream propoerties vs. developed rates & impacts, and also provide specifics as evidence that the proposed drainage system will not negatively impact and may even improve the existing conditions. If the proposed development will not improve the site drainage situation, state what solutions are to be implemented to mitigate any negative impacts to downstream properties. 7. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. The appropriate outlet structure discharge calculations need to be included in the Appendix; include offsite flows, consider head at entrance, and compute outlet velocity. 2. State whether or not the outlet velocity exceeds the maximum permissible channel velocity per UDCFD guidelines. If the velocity exceeds this amount, provide an energy dissipater and include a design detail. 3. Provide the depths and velocities of flow for the streets, for both he initial (5-yr) and major (100-yr) storm events. 4. It appears some swales will be required for this site. If the quantity of runoff these swales will cant' is above the level of nuisance flow 0.lcfs for the major storm), please provide the following information for open channel flows: a. Roughness coefficient. b. The use of trickle channels. c. Depth & velocity for 5-yr and 100-yr events. d. Channel protection e. Minimum freeboard (1' is the minimum allowable). 5. Include the following calculations for the proposed hydraulic structures, pipes, culverts, inlets, etc.: a. Culvert capacity using standard nomographs of the UDFCD Inlets & Culverts chapter. b. Storm sewer capacity at each design section. c. Inlet capacities and depths at inlets. d. Flow depth or headwater depth at inlet. e. Any proposed drop structures (if none in this system, state this in the discussion section of the Report). f. Weirs, streets, gutters, cross-pans, etc. g. Energy dissipaters. h. Include hydraulic grade lines, and the storm sewer profile in Appendix (or as a plan sheet with the Drainage Plans). Quail Ridge Estates (5220 Quad St) - nviewl.ltc.doc i. Maximum and minimum velocities. 6. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Plan 1. Include the points of release (Design Points) on the Historic Drainage Plan. 2. The detail for the outlet structure, showing all information necessary to properly construct need to be included with the Drainage Plan in the back of this Report. The diameter of the lowermost orifice opening shall be no smaller than 0.5" (0.75" is recommended), and shall be placed at the flowline of the trickle channel to ensure the pond fully drains. 3. It appears that three (3) additional inlets will be required to prevent excess runoff from flowing onto the Dion property to the east (please see redlined Plan) 4. Include the location and provide the elevation of the benchmark used (shall be on the current City datum, NGVD29 per City Code of Laws). 5. Provide a detail for the emergency overflow weir with the Drainage Plans. 6. Show all street names and grade percentages, including all high points, low points, and grade breaks. 7. It appears that some offsite grading and construction work (for the detention outlet pipe) will be necessary for this project. Express written approval for the offsite grading and also separate drainage easements for offsite construction of drainage outlets/structures shall be obtained from all affected property owners, and a copy of each of these provided to the City prior to issuance of the Grading/Fill or Building Permits. 8. Show the linear footage length, type, class, and grade percent for all storm sewer pipe runs. 9. Provide the to-scale cross-sections A-A through H-H in the locations identified on the Plan. 10. There are 2 areas which appear to require an open channel or swale for the lot drainage to function properly. Please identify all proposed drainage swales with the channel lining(s) and grade percent(s). (Please keep in mind that all individual lots will require a Lot Drainage Certification Letter from the Engineer-of-Record prior to the issuance of the C.O. stating the lot grading has been completed in accordance and shall function per all approved engineering plans). 11. Need to identify the (re-located) Wadsworth Ditch. 12. Extend the existing contours and open irrigation channel lying on the Dion parcel 50' beyond the subject property boundary. If a drainage outlet structure is proposed to be constructed on the Dion property, a separate drainage easement shall be obtained prior to issuance of the Grading/Fill or Building Permits. 13. Please identify the line show,-, on the westernmost portion of the Plan, and also what the arrows are showing on the southeasterly portion of the subject property. 14. Need to remove all unnecessary text as identified on the Plan. 15. Please see the Construction Plans for the southeasterly detention pond design. It is highly suggested that the number and severity of the curves proposed for the concrete trickle channel be kept to a minimum for better functionality (e.g., water "prefers" to flow in a straight line). 16. Please provide a P.E. seal and signature on the revised Final Drainage Plan. Final Plat 1. The City Attorney has outlined specific language pertaining to ROW dedication. Please modify all statements regarding dedication to follow the following wording, 20' ROWHEREBYDEDICATED BY THIS PLAT, 25' ROW HEREBYDEDICATED BY THIS PLAT, etc. This terminology also holds for any easements to be dedicated by this Plat. 2. Per Section 26-407-D. of the City of Wheat Ridge Code of Laws, the section tie (Point of Commencement) shall be either a Section Corner or a Quarter Section Corner. Since the C''/, Corner, Section 16 is used for the Basis of Bearings, this point would seem to be a logical P.O.C. 3. Be sure that the 10' ROW radii shown at the Ridge Road intersections will be adequate to accommodate Quail Ridge Estates (5220 Quail St) - reviewl.ltr.doc the CDOT Type 2A ADA ramps as required of new developments. May need to confer with the designing civil engineers regarding this issue. 4. The portion in Note 6 pertaining to stormwater detention areas (identified as Tracts A & B) needs to be separated and shown as a separate Note 7. 5. The proposed detached sidewalk along Ridge Road appears to lie outside of the 20' of ROW to be dedicated. The proposed sidewalk shall lie within either public ROW or within a sidewalk easement to be dedicated by this Plat. If a sidewalk easement is to be used, include a Note 8 clearly identifying that THE PURPOSE OF THE SIDE WALK EASEMENTS SHO WN HEREON AP E FOR THE CONSTRUCTION AND MAINTENANCE OFA SIDEWALK. 6. Please include the Case History WS-06-02 in the Case History Box. 7. Need to include a Date of Preparation (and all revision dates). 8. Please show all zoning, both onsite and offsite. 9. Revise the signature block for the DIRECTOR OF COMMUNHYDEVELOPMENT as shown. 10. Include the reception number or book and page for the existing 15' Quail Street ROW. (This information may be found on the Half-Section ROW maps found on the City's website: www.ci.wheatridge.co.us 11. Need to include the proper street names (see redlined Plat). 12. Include the Wadsworth Irrigation Ditch easement information, or dedicate the realignment "by this plat". 13. Show all 4 of the ROW CL Intersection monuments to be set with this development (please see redlined Plat). 14. Need to include the chord bearings and chord distances for ALL curves. 15. Need to change the 2 street names to West 53 d Avenue (on the north) and Pierson Court (on the east). 16. Please include a CD-ROM containing the revised Plat (in AutoCAD dwg) format with the next submittal. Final Development Plan 1. The Legal Description needs to be modified to exactly match the Legal Description found on the Final Plat. 2. Need to include the following items on the Site & Landscape Plan (Sheet 2): a. The boundary of the site described in bearings and distances and existing and proposed lot lines. b. Identify all drainageways & swales, as well as the detention facilities & storm sewer (including the additional inlets - see Construction Plan comments) currently shown. c. Show the existing buildings on the adjoining properties. d. Identify the Wadsworth Irrigation Ditch. e. Show all existing and proposed street names. f. Clearly identify all existing and proposed easements per the revised Final Plat. g. Show the existing and proposed ROW lines and area of dedication. 3. Need to include the section-tie and (revised) Point of Commencement (C % Corner, Section 16) exactly matching the Final Plat in both the Legal Description and on the graphical Site & Landscaping Plan. 4. Need to modify some of the linetypes and/or lineweights on the Site & Landscaping Plan for clarity. Currently it is quite difficult to discern what is proposed vs. existing on the southerly end of the site. Stormwater Management Plan As this site is greater than 1 acre in size, the MS4 requirements per the Federal Clean Water Act state that a Storm Water Management Plan (SWMP) shall be submitted for review and approval. The SWMP shall be approved and be accompanied by an NPDES (CDPS) Permit prior to the issuance of the Grading/Fill or Building Permits. Please include the SWMP with the next submittal. Quail Ridge Estates (5220 Qmil St) - reviewl.W.doe Civil Construction Plans General Comments for all Sheets: 1. Need to include all baselines on the plan views. Include sufficient baseline information to establish in the field (i.e., bearings, distances, the northing & easting for 1+00, etc.). 2. Remove all unnecessary text as indicated on the redlined plans. 3. Show the limits of construction. 4. Identify all ADA ramps as being CDOT Type 2A on all plan views. 5. On all plan views, identify the type of monolithic curbwalk to be constructed, i.e., 6.5' MS4 monolithic mountable curbwalk, or 7.5' vertical curbwalk; the 2 different City standards ( the type chosen being based upon the gutter capacity needed). 6. Please correct the street names on the vicinity maps for all sheets. 7. Show the street ROW CL-CL monuments that are to be placed with the subdivision development on the appropriate plan views (refer to the Final Plat for locations). Sheet C1 (Cover Sheet): 1. The Benchmark used for these plans is NOT acceptable. Per the City of Wheat Ridge Code of Laws, the benchmark to be used shall be a section or quarter-section monument on the current City datum (NGVD29). 2. Need to revise the General Notes to reflect the most current version (available in PDF form online) - please see the attached sheets. 3. Need to provide the necessary baseline information to establish in the field - including bearings, distances, starting coordinates, and coordinates for all equation stations. 4. Please include the following sheets in the next submittal of the Final Construction Plans: a. The Developed Drainage Plan. b. A Signing & Striping plan. c. The current City standard Erosion Control Notes and Details (can be obtained from the City's website: www.ci.wheatridge.co.us). d. Ridge Road Crown Transition and EOA Taper Plans (see Sheet C9 for info). Sheet C2 (Grading Plan): 1. Detention areas shall slope a minimum of 2% towards the trickle channel to ensure the pond fully drains. 2. There are two areas that are shown which are very flat. Please re-look at these to ensure proper drainage for all lots. 3. Please extend the existing contours 50 feet beyond the subject property boundary on the southeasterly area as shown. 4. Identify/show the following: a. All grade breaks, high points and low points. b. All grade percents necessary to ensure proper drainage for all lots, streets, swales, etc. Please be advised that a Drainage Certification shall be required for each individual lot subsequent to construction, verifying that the grading/drainage were completed in accordance with these plans. c. Limits of construction. d. Existing and proposed ROW. 5. Show the 3 additional inlets on the southeasterly portion of the site (see Developed Drainage Plan for info). 6. For the detached sidewalks a minimum of 2 feet of "flat" area will be required behind the walk. 7. Show the easterly 20 feet of the proposed curb and gutter along Ridge Road to flow to the west at a minimum grade of 2%. Sheet C3 (Master Utility Plan): 1. Need to identify all proposed utility street cuts into Ridge Road. Quail Ridge Estates (5220 Quail St) - reviewl.lh.doc Sheet C4 (Erosion Control Plan): 1. In appears off-site grading is proposed west of the subject property. All off-site activities shall require expressed written approval from all affected property owners. 2. Silt fencing needs to be placed along the westerly property boundary. (See redlined plans). 3. Need to provide outfall protection as indicated on the redlined plans. 4. Provide a detail for the outfall protection. 5. Please include the following items on this plan: a. A concrete washout area (and provide a detail on the detail sheet). b. State what landscaping material is to be placed in and around the detention areas. c. Limits of construction. Sheet C5 (Erosion Control Details): 1. Provide a concrete washout detail. 2. Need to use the current City details (available on the City's website- www.ci.wheatridge.co.us 3. Use the standard City erosion control notes. Sheet C6 (Quail Street, Plan & Profile): 1. Identify the 8 foot crosspan in the profile view, providing the flowline elevation and station information. 2. Need to identify the south ROW line and existing edge of asphalt for Ridge Road. 3. Identify Ridge Road and West 53'd Avenue. 4. In the Quail Street typical cross-section, the curb and gutter on the west side shall be Type CG2A. In addition MS4 (6.5 foot mountable curbwalk) may be used on all residential streets if the 4 inch gutter has sufficient capacity for the drainage. If not, 7.5 foot vertical curbwalk with monolithic sidewalk shall be utilized. 5. Be advised the grading for the Ridge Road and Quail Street intersection may change due to the 10-foot northerly transition of the Ridge Road crown. Sheet C7 (Street B, Plan & Profile): 1. Be advised the grading for the Ridge Road and Pierson Court intersection may change due to the 10-foot northerly transition of the Ridge Road crown. 2. Include an equation station for the Pierson Court and Ridge Road baseline intersection. 3. The vertical curves in the profile are too short in length. Per AASHTO specifications, these vertical curves need to be a minimum of 150 feet in length due to the amount of grade change. 4. Move the text on the easterly end of the profile view (16+00) so that it's readable. 5. Type R inlets are shown on this plan and profile. Type R inlets are not allowed in Wheat Ridge; Wheat Ridge standard inlets shall be utilized. 6. Label street B as Pierson Court, and label West 53`d Avenue as well. 7. Label the type of sidewalk to be constructed on Pierson Court (MS4?). 8. Modify the easterly detention area per the redlined comments on the Developed Drainage Plan. 9. Relocate the segment of storm sewer (60+00 to 61+50) to a different sheet which corresponds to where this is located. 10. The MS4 (6.5 foot mountable curbwalk) shown in the typical cross-section may be used on all residential streets if the 4 inch gutter has sufficient capacity for the drainage. If not, 7.5 foot vertical curbwalk with monolithic sidewalk shall be utilized. 11. Rename this Sheet from Street B to Pierson Court. Sheet C8 (Street A, Plan & Profile): 1. Name all streets. 2. The MS4 (6.5 foot mountable curbwalk) shown in the typical cross-section may be used on all residential streets if the 4 inch gutter has sufficient capacity for the drainage. If not, 7.5 foot vertical curbwalk with monolithic sidewalk shall be utilized. Quail Ridge Estates (5220 Quail Su - reviewlAr.doc 3. Rename this Sheet from Street A to West 53`s Avenue. 4. The sump at 32+50 in the profile view indicates that a Wheat Ridge standard inlet needs to be constructed at this location. 5. Please show the inlet and storm pipe in the profile view and include all information necessary to construct. Sheet C9 (Ridge Road, Plan & Profile): 1. Please identify the existing ROW (south, north, centerline), edge of asphalt, and crown. 2. Need to identify the proposed ROW and ROW centerline, and new crown location (see redlined plans and comment 3 below). 3. The Ridge Road roadway centerline is going to change with the 20 foot ROW dedication. Therefore, the roadway crown will be changing as well. The new crown location will be centered upon the new ROW centerline (shifting 10 feet north of existing). In order to facilitate this transition, the edge of asphalt will need to be tapered a certain length on either side of the subject property. The transition for the approach from the westbound lane will be a minimum of 200 feet, while the transition on the westerly side will need to be 100 feet minimum. This design will be used as a basis for the full built-out for the standard 60 foot Ridge Road section. This design was also utilized along the frontage for both Skyline Estates Filings 2 and 3 lying to the east of the subject property. I have included sheets from the Ridge Road roadway design for Skyline Filing 3 to use as an example for this project. (Also see redlined comments for example). 4. A Type III barricade will need to be placed at the westerly end of the widened Ridge Road section. 5. Identify the proposed lip of gutter as being Type CG2A. 6. Identify the proposed sidewalk as being 5 foot detached. 7. The Ridge Road typical section will need to be modified. The transition of the crown will require a portion of the existing Ridge Road asphalt to be milled/ overlaid. To-scale cross sections showing the crown transition and edge of asphalt width changes shall be required from stations 38+50 through 47+00. Sheet C10 (Storm Sewer, Line A): 1. The City recommends minimizing the number and severity of the curves for the trickle channel (for constructability purposes and functionality). See redlined plans for information. 2. Need to place 3 additional Wheat Ridge standard inlets at the locations identified on the redlined plans. 3. Show the detention ponds. 4. Identify Ridge Road, and show the proposed curb and gutter, and existing edge of asphalt. 5. Again, Type R inlets are not allowed. Please use Wheat Ridge standards. 6. Use the City standard slab-based manhole instead of the flattop manhole shown. 7. Rename the Type D inlet to Outlet Structure. Sheet C11 (Construction Details): 1. Remove the Type R inlet detail. 2. Please identify the location on all plan views where the mid-block ramp is to be utilized. 3. Please include the following Wheat Ridge standard details on this sheet: a. Orifice plate design for the outlet structure. b. Well-screen for use with outlet structure. c. 5 foot detached sidewalk. d. CDOT Type 2A ADA ramp detail. e. Wheat Ridge inlets. f HMA paving/patching detail. g. Standard trench details: i. Rigid pipe ii. Utilities h. Rip-rap (may place on Erosion Detail Sheet instead). Quail Ridge Estates (5220 Quail St) - reviewl.ltr.doc i. Modify the vertical curb detail below to reflect that only Type CG2A curb and gutter will be used. 4. Rename the Type D outlet box detail to Type D outlet structure. Sheet C12 (Landscape Plan): 1. Please identify the landscaping to be used within the detention areas. Sheet C13 (Landscape Details): 1. Need to specify the landscaping materials to be utilized in the detention areas. ADDITIONAL CIVIL ENGINEERING This submittal was forwarded to the Engineering Division Manager, Mr. Steve Nguyen, P.E., 303.235.2862 for review, and the following is his response: I have reviewed the Final Drainage Report/Plan and Constructions Plans dated 9/20/06 and have the following comments: • Please see attached Memo for Mr. Steve Nguyen's comments. The Public Works Department requires 2 signed and stamped copies of the FDP, Final Drainage Report/Plan, Itemized Engineer's Cost Estimate for all Public Improvements, and Civil Construction Plans. Please provide a hardcopy of the Final Plat document, along with a CD-ROM (or DVD-ROM) containing the Plat (in AutoCAD dwg format) with the next submittal. NPDES Permit The Federal Clean Water Act implemented by the EPA requires that stormwater discharges from certain types of facilities as part National Pollutant Discharge Elimination System (NPDES) be authorized under stormwater discharge permits. An NPDES permit is required for all construction sites greater than one (1) acre in size. The area of disturbance for the proposed expansion is greater than one acre and shall therefore comply with NPDES regulations. The NPDES permit for construction activities is issued by the State through the Colorado Discharge Permit System (CDPS), and may be obtained by contacting the Colorado Department of Public Health & Environment, Water Quality Control Division. A copy of the CDPS Permit is to be submitted to the Department of Public Works prior to issuance of the Major Grading/Fill and Building Permits. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading, an Application for Minor Grading/Fill Permit, along with the fees due will need to be submitted for review and approval. This Permit is generally issued at the time of the Building Permit. Right-of-Way Construction Permit(s)/Licensing Prior to any construction of utility service connections, public improvements, etc. which lie 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, and any easement or ROW dedications. Quail Ridge Estates (5220 Quail St) - mviewI ltr.doc Drainage Certification Required Prior to C.O. Upon completion of the drainage improvements, the Engineer-of-Record Mr. David E. Moore, P.E., 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 Grading & Erosion Control and Drainage Plans, all drainage facilities were constructed 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 the 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 for all constructed drainage facilities prior to issuance of any Certificates of Occupancy. The As-Built Plans shall be submitted as follows: Two (2) copies of the "As-Built" Plans are to be submitted: a. 1 copy is to be on bond paper, and b. 1 copy is to be on electronic media (CD-ROM) and is to be in AutoCAD.dwg format. 2-Year Warranty Period for Public Improvements The Contractor shall warrant all 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 deems that the constructed public improvements are in such condition as to require repairs or replacement, the Contractor shall complete such repair work upon request per the City of Wheat Ridge Permit Testing and Inspection 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. Development Review Engineer XC: Steve Nguyen, Engineering Division Manager Travis Crane, Planner File Quail Ridge Estates (5220 Quail St) - nviewl.ltr.doc MEMORANDUM TO: Dave Brossman, Development Review Engineer FROM: Steve Nguyen, Engineering Manager-:~;4 DATE: Monday, October 16, 2006 SUBJECT: Quail Ridge Single Family Development, 5220 Quail Street WZ-06-02/Wilson, I have reviewed the above plans dated 9/20/06 and have the following comments: Based on the review of the preliminary drainage report for the proposed development, there is major drainage concern for the two properties located on the north side of Ridge Road immediately east of the proposed development. Specifically, the discharge from the proposed site will be released directly to these two properties are situated around a fairly flat area and adjacent to unimproved road side. Specifically, there is no existing drainage conveyance to carry the drainage eastward along Ridge Road to a nearby storm water facility. Please provide mitigation plan as part of the drainage improvement on the next submittal to avoid a drainage problem in this area. The minimum design shall provide an inlet at the east end of the improvement on Ward Road as indicated in the red lined set. 2. Ridge Road frontage improvement will be required to a full standard width of a collector street similar to the east of this location under the Skyline Estates development. Please see the provided cross section for reference. Asphalt roadway transition at each end of the widened section is required and should be accompanied with related signing and striping. 3. Please lengthen vertical curves as indicated in the red lined set. 4. Reinforced concrete pipe shall be specified for storm sewer pipe due to shallow cover at street crossing. 5. Please verify whether a set of street inlets needed on Quail Street to capture street drainage at approximately between Ridge Road and 53`d Avenue. This is to ensure that storm water to be captured with storm sewer when it exceeds the street capacity. 6. Please set flowline radius at 25 feet for all curb return on Ridge Road. 7. A pair of storm sewer inlets should be included on Pierson Court at Ridge Road as shown on the red lined plan. 8. Please set the storm sewer point at the northwest corner of Quail Street and Ridge Road to situate outside of the intersection improvements. 9. Please provide signing and striping information in the plan set. 10. Wheat Ridge standard storm sewer inlet shall be specified for the sewer facility. 11. All proposed pavement sections to conform to City standards as provided. 12. Please verify if the rip rap other channel protection is needed at the culvert end at station 50+00. 13. Please include hydraulic and energy gradeline for the storm sewer if applicable. 14. Manhole standard shall be provided in the detail sheet. 15. Please include a sign base standard in the detail sheet. 16. Evergreen trees should be placed away from the intersection corners to maintain sight distance. Arvada Fire Protection District Division of Fire Prevention September 28, 2006 Mr. Travis R. Crane, Case Manager Department of Community Development City of Wbeat Ridge 7500 W. 29d Ave. Wheat Ridge, CO 80033 RE: Quail Ridge Estates Ridge Road and Quail St. Dear Mr. Crane, O We have reviewed this site plan for conformance with the 2003 International Fire Code and have the following comments. 1. Fire protection is provided to this site by Station 2, 12195 W. 52"d Ave. and Station 1, 7900 W. 57 h Ave. 2. All-weather fire dept. access roadways minimum of 26 feet of unobstructed width, consisting of the first lift of asphalt, capable of supporting the imposed loads of 58,000 lb. fire apparatus will need to be provided to within 150 feet of all portions of the proposed buildings prior to above grade construction. IFC 03 503.2.1, 503.2.3 Amended. 3. The proposed 25-foot street on the north side of the development will need to be posted on each side No Parking Fire Lane or other approved signs that will prohibit parking in the access lane for fire apparatus. IFC 03 503.3 4. Street signs temporary or permanent will need to be installed prior to above grade construction. IFC 03 505.2. 5. Water lines and fire hydrants will need to be installed, operational and capable of providing with minimum required fire flows prior to above grade construction. IFC 03 508.1. 6. The proposed fire hydrant locations are acceptable to the Division of Fire Prevention and will need to be approved by the Valley Water District. IFC 03 508.1. 6503 Simms Street • Arvada, Colorado 80004-2607 • (303) 424-3012 • Fax (303) 432-7995 Page Two 7. Landscaping and fences will need to be installed and maintained to provide a minimum of a three (3) foot clear space around the circumference of fire hydrants. IFC 03 508.5.5. 8. The minimum required fire flow for single-family residences of Type V-B construction will be 1,000 gallons per minute. IFC 03 Appendix B. If you would have any questions or would need any additional information, please feel free to contact me at 303-425-0905, ext. 234. Sincerely, Arvada Fire Protection District Steve Steigleder Deputy Fire Marshal CLEAR CREEK VALLEY WATER AND SANITATION DISTRICT 5420 Harlan Street Arvada, Colorado 80001 September 25, 2006 Mr. Travis Crane Department of Planning and Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 REUE SEP 2 7 ?000 REF: Case No. WZ-06-08 S WS-o6-02/Wilson Quail Ridge Estates @ 5220 Quail Street, Wheat Ridge, Colorado. Dear Mr. Crane: Reference is made to your request regarding proposed development at Quail Ridge Estates in the vicinity of Ridge Road and Ouail Street, Wheat Ridae, Colorado. The referenced site is within the boundary of the Clear Creek Valley Water and Sanitation District. At this date, there is sufficient capacity in the downstream District system of facilities to serve the development. The District will serve the proposed development of this site subject to compliance with all applicable District rules and regulations and subject to availability of downstream capacity at the time of actual formal application for sewer connection permits. If you have any questions regarding this matter, please contact this office at 303-233-2058. I would be pleased to discuss this matter with you in greater detail at your request. Ofr s District cc: District Office File: C77-0 ~ P 2 7 ?006 FRUITDALE SANITATION DISTRICT L 4990 Miller Street Wheat Ridge, Colorado 80033 September 25, 2006 Mr. Travis Crane Department of Planning and Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 REF: Case No. WZ-06-08 & WS-o6-02/Wilson, Quail Ridge Estates @ 5220 Quail Street, Wheat Ridge, Colorado. Dear Mr. Crane: Reference is made to your request regarding proposed development at Quail Ridge Estates, in the vicinity of Ridge Road and Quail Street, Wheat Ridge, Colorado. The referenced site is not in the boundary of the Fruitdale Sanitation District. At this date, there is sufficient capacity in the downstream District system of facilities to serve the development. The District will serve the proposed development of this site subject to compliance with all applicable District rules and regulations, subject to inclusion of the property into the District, Sanitary sewer main extensions to serve this proposed development and subject to availability of downstream capacity at the time of actual formal application for sewer connection permits. If you have any questions regarding this matter, please contact this office at 303-233-2058. I would be pleased to discuss this matter with you in greater detail at your request. Very District cc: District Office File: F24-0 10/09/06 MON 08:33 FAX 303 424 0828 VALLEY WATER DIS a 001 VALLEY WATER DISTRICT 12101 WEST 52ND AVENUE WHEAT RIDGE, COLORADO 80098 TELEPHONE 303-424.8661 FAX 308.424•g828 O C T 0 October 9, 2006 L_ Travis Crane City of Wheat Ridge 7500 W. 291' Avenue Wheat Ridge, CO 80033 Dear Travis: In reference to Case #WZ-06-02, and WS-06-02, Wilson,Valley Water District has reviewed the inquiry and offers the following comments: 1. Valley Water District can provide water service to your proposed development subject to Valley Water District rules and regulations. 2. Valley Water District is supplied water through a distributors contract with the Denver Water Department and must follow Denver Water operating rules and regulations. The District must also follow all Denver Water mandates with regard to drought and conservation that may be imposed. 3. Additional water main lines, fire hydrants and fire sprinkler lines will be needed to serve the property that meet Arvada Fire Protection District requirements which will be at owner's expense. 4. Each separate building would require a separate water tap at owner's expense. 5. The District is currently working with Steve Wilson, developer, to address meeting looping requirements to achieve two separate connection points to the existing water line. These two connections are a requirement of the Denver Water Department to assure water quality. 6. The owner will be required to provide a recorded plat of the project to the Valley Water District. 10/09/06 MON 08:39 FAX 905 424 0828 VALLEY WATER DIS 2002 7. The owner will need to provide necessary easements for water service that meet Denver Water requirements If you have any questions, please feel free to contact me. Sincerely, Robert Arnold District Manager 10/09/06 MON 08:33 FAX 303 424 0828 VALLEY WATER DIS 2003 Community Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.236.2857 The City of "eat Ridgd`" Community Development Referral Form Date: 19 September 2006 Response Due: 4 October 2005 The Wheat Ridge Community Development Department has received a request for approval of a Final Development Plan and Final Plat at the property located at 5220 Quail Street. No response from you will constitute having no objections or concerns regarding this proposal. Case No.: WZ-06-08 & WS-06-02/Wilson Request: The applicant has submitted a Final Development Plan and Final Plat, The property currently has Planned Residential Development (PRD) zoning, which allows single- family residential. The property is approximately 6.4 acres in size. The Final Development Plan will show general building types and lots, while the Final Plat will subdivide the property. Please respond to this request in writing regarding your ability to serve the property. 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: Travis R. Crane VOIce: 303.235.2849 Fax: 303.235.2857 Email: tcransi ci.whestridge.co.us DISTRIBUTION: Valley Water District Clear Creek Valley Sanitation District Fruitdale Sanitation District Arvada Fire District City Arvada / Jefferson County Schools Xcel Energy Owest Communications AT&T Broadband RTD Colorado & Southern Railroad Wheat Ridge Parks & Recreation Dept. Wheat Ridge Public Works Subject Property P Am M III .mm. Pin "The Carnation City" FM Community Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 The City of Wheat Ridge Community Development Referral Form Date: 19 September 2006 Response Due: 4 October 2006 The Wheat Ridge Community Development Department has received a request for approval of a Final Development Plan and Final Plat at the property located at 5220 Quail Street. No response from you will constitute having no objections or concerns regarding this proposal. Case No.: WZ-06-08 & WS-06-02/Wilson Request: The applicant has submitted a Final Development Plan and Final Plat. The property currently has Planned Residential Development (PRD) zoning, which allows single- family residential. The property is approximately 6.4 acres in size. The Final Development Plan will show general building types and lots, while the Final Plat will subdivide the property. Please respond to this request in writing regarding your ability to serve the property. 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: Travis R. Crane Voice: 303.235.2849 Fax: 303.235.2857 Email: tcrane@ci.wheatridge.co.us DISTRIBUTION: Valley Water District Clear Creek Valley Sanitation District Fruitdale Sanitation District Arvada Fire District City of Arvada Jefferson County Schools / Xcel Energy Qwest Communications AT&T Broadband RTD Colorado & Southern Railroad Wheat Ridge Parks & Recreation Dept. Wheat Ridge Public Works Subject Property III v PID PM "The Carnation City" City of Arvada October 3, 2006 Community Development Department 8101 Ralston Road Arvada, Colorado 80002 R E C E Q City of Wheat Ridge 0 C T 0 3 2006 7500 West 29`h Avenue Wheat Ridge, Colorado 80033 - Re: Comments regarding Quail Ridge Estates - WZ-06-08 & WS-06-02/Wilson To Travis R. Crane: The City of Arvada Community Development Department is in receipt of the referral for Quail Ridge Estates located at 5220 Quail Street. A review of the plan has generated the following comments: The Arvada Civil Engineer made the following comments: a. The developer will need a drainage easement across the southwest corner of Lot 1, Block 1, Skyline Estates Filing No. 2 to allow the drainage pipe from the detention pond to the existing drainage swale. This pipe will need to be maintained by either the developer or the City of Wheat Ridge. The Arvada Traffic Engineer made the following comments: a. The developer should provide a Traffic Study for the site that shows the impact of the development on Miller Street and Ridge Road. b. Quail Court (east and west) appears to be a half-street design. Is this wide enough for two direction of traffic? c. What about Quail Street north and south? The Arvada Community Development Department made the following comments: a. How will the improvements to the north side of Ridge Road impact the existing residential lots, east of this proposal? Additional right-way has been dedicated and curb and gutter provided, east of Parfet Street, by the developer of Skyline Estates in Arvada. We thank you for the opportunity to review and to comment on this project. If you have any questions concerning this matter do not hesitate to contact me. Sincerely, Gary W. Hammond Community Development Department City of Arvada, Colorado gary(a)arvada.org (720) 898-7435 - Phone (720) 898-7437 - Fax Air AN Xcel Energ ysm QOFF/ PUBLIC SERVICE COMPANY October 3, 2006 City of Wheat Ridge Community Development 7500 West 29th Avenue Wheat Ridge, CO 80033 Attn: Travis R. Crane Re: Referral Response for Quail Ridge Estates, Case No. WZ-06-08 0 C T 0 3 2006 Public Service Company of Colorado (PSCo) has no conflict with the above- mentioned referral. PSCo's utility easements as previously requested are shown on the Preliminary Plat. However, for future development regarding gas and electric service, relocation and/or any grading activities on or near existing facilities contact PSCo's Engineering Department at 1-800-628-2121 (builder's call line). Please, contact the Utility Notification Center at 1-800-922-1987, to have all underground utilities located prior to any digging. If you have any questions about this referral response, please contact me at (303) 571- 7596. Thank You, Agent, Siting and Land Rights Siting and Land Rights 550 15th Street, Suite 700 Denver, Colorado 80202-4256 Telephone: 303.571.7799 Facsimile: 303.571.7877 Travis Crane From: Joyce Manwaring Sent: Thursday, October 19, 2006 10:39 AM To: Travis Crane Subject: 5220 Quail Street Travis, Staff and Parks and Recreation Commission have reviewed the Final Development Plan for 5220 Quail Street. That area of the City is currently underserved for community and neighborhood parks provided by the City of Wheat Ridge. Joyce Manwaring Joyce Manwaring, Director Parks and Recreation 4005 Kipling St. Wheat Ridge, CO 80033 (303) 231-1308 (303) 231-1350 FAX jmanwaring@ci.wheatridge.co.us www.ci.wheatridge.co.us Community Development Department 7500 West 29th Avenue, Wheat Ridge, CO 80033 Phone (303) 235-2846 (Please print or type all information) Applicant u)/LSO" 1!,OWII*NY111I9J 01 City ?~t~nlJGit. Fax 17/ 517_ l c Contact Address IL Z s, t:t)vGW1 A drr Phone City - State Zip _ Fax (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when neces public hearing signs, will receive a copy of the staff report prior to Public Hearing and shall be responsible for forwarding all verbal and communication to applicant and owner.) Location of request (address): 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 - Consolidation Plat - Subdivision: Minor (5 lots or less) - Flood Plain Special Exception Lot Line Adjustment - Planned Building Group - Site Development Plan approval - Other: ft P! Detailed description Subdivision: Major (More than 5 lots) - Right of Way Vacation - Temporary Use, Building, Sign - Variance/Waiver (from Section ) Required information: 11' 147-"W , 604 Assessors Parcel Number: 39- 4012 ^Oy- O q Size of Lot (acres or square footage): IA Current Zoning: PVA - R Proposed Zoning: Current Use: Raisrc/t.nhp;.P ,04c Proposed Use: R1P5idao.;4, 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 froq;~the owner which approved of this action on his behalf. Signatur(e~ of Applicant 3+&+e et Coloro.do,Cnfy. To be filled out by staff: Date received Comp Plan Desig. Related Case No. F-- q' CCP.,: $ ki, 09~ l'UBOr- p V '3' . •~P. F pF CoL 0 My commission Expires 9161206 this day of 20 Notary Public My commission expires Fee $ Receipt No. Case No. Zoning Quarter Section Map Pre-App Mtg. Date Case Manager ruer7 Submittal Requirements: .k ~~Rl, l~~a~: ~tDvo+(2sxfloo~ = X5'00 Original signed & notarized Application Form fi p / 2 / Fee $1 a (Amount submitted per Fee Schedule) ~~+~r'" f i ~J~~ l.`"~k x 7 /Zd~ o Letter of request indicating full intent and purpose of request t'IAf71l ur~~l/u~. Proof of ownership (Copy of Recorded Deed) Om ~t SO v - Limited Power of Attorney (:f applicant is not owner) . Certified Survey of the property O t~ T-t tt Mineral Rights Certification (Change of Zone, Special Use, Subdivision and Plan Development) a- Site Plan: (Ifpage size is 24"x 36", must provide 11"x 17" reduction) (Special Use, Variance, Planned Building Group, Planned Development) Neighborhood meeting (except for Flood Plain exception, TUPs and Variances) ON T-i UIF Names and address of attendees Date, time, location of meeting ✓ - Legal description (except TUPs and Variances) 00 fAt'C ✓ - Building Elevations (optional) V - Copy of Pre-application meeting notes (if applicable) L) Q jr- L, C Additional Submittal Requirements: 1( - 16 pre-folded plans 24" x 36" and 1 reduction at 11" x 17" (Subdivision and PD only) Traffic Impact Report (may be required for Change of Zone, Special Use, Subdivision, and PD) Drainage, Grading and Erosion Control Plan (Subdivision and PD only) Mylars plus recording fees (See Fee Schedule) (Will be required after approval for Subdivisions, Remnings, and Annexations) Please note: Incomplete application submittals will not be accepted. There may be other items required that are not listed depending on type and complexity of application. Revised 9/27/04 Quail Ridge Character of Development Quail Ridge is a proposed new neighborhood of quality for sale, single-family detached homes in Wheat Ridge. Quail Ridge is to provide new homes of a quality, style, size and value consistent with the homes in nearby Skyline Estates. The design of these new homes will be controlled by architectural guidelines consistent with those of Skyline Estates. Quail Ridge will be developed at a density comparable to Skyline Estates. Quail Ridge is to be buffered from Ridge Road by landscaped areas south of the proposed residential lots. A new interior street parallel to Quail Street will serve the interior lots of this new community. The new street will connect to Ridge Road approximately 250' east of Quail Street. Quail Street, currently an unpaved, 15' wide country lane, will be widened and paved. Ridge Road will be also widened to meet current City standards. Storm water runoff will be detained on site and released at historic rates. Approval of the Quail Ridge proposal provides the City of Wheat Ridge with the opportunity to upgrade the current quality of development present on this site. This proposal is an appropriate response to changing conditions in the neighborhood, specifically the development of a high quality new neighborhood to the east, proposed new high density development to the west, and the significant benefits resulting from the future construction of new commuter rail lines adjacent to this property. Jun 12 06 05:42p wtae4r,~ ootoeao° The City of p.1 7500 W. 29h Avenue Wheat Ridge, Colorado 80033 Wheat Ridge Planning Department 303-235-2846 NOTICE TO MINERAL ESTATE OWNERS APPLICANTS: You must submit this completed form to the Community Development Department no later than ten (10) days before the public hearing on your application. Failure to complete and submit this Certification of Notice shall constitute sufficient grounds to reschedule your public hearing. as _ t VA11 of/with _ _ W I I 1 l dd/Qd2 (Pent name) (Position/Job Title) (Entity applying for permit/app oval) / (hereinafter, the "Applicant"), do hereby certify that notice of the application for T~ /OAP set for public hearing on (descri~e type ofap cation) T 2006, has been sent to all mineral estate owners at leasi thirty (30) days before the public hearing, as required by § 24-65.5-103(1), C.R-S., or, in the alternative, that the records of the Jefferson County Clerk and Recorder do not identify any mineral estate owners of any portion of the property subject to the above referenced application. Fj~l Check here if there are no mineral estate owners of any portion of the subject property. 7ifk ~»•nrfrr~ezjl`' /I"/3 Q~f70 ,,LF~ct~rrc~/ ~i~~t°, d`cfFc+7:t/e f~Z ~I he y~9ki-fy~ramauthorized"by the I (t to m6ke seif[ations contained herein and act as the Applicant's agent for purposes of this Certificate of Notice and bind the Applicant to these representations by my signature below. . Dated this 17,_ day of 200,6 ay: Land Title Guarantee Company CUSTOMERDTRUTION Land Tdk GIr wu ILN . Date. 10-20-2005 Our Order Number- ABJ70121438-3 Property Address: Ifyou have auymquuies or reo a fwtwr assistance, please contact one oftbe numbers beiow.• For Tide Acaetapm: Commercial ride ^ABJ^ Unit Jeffrey Young 14001 E ILIFF AVE #500 AURORA, CO 80014 Phone: 303-636-2773 Fax: 303-755-7957 EMail: Je6reyyamg@Ngc.com For Closing Assistance: Sue hickey 3033 E 1ST AVE 5600 PO BOX 5440 DENVER, CO SM06 Phone. 303-331-6223 Fax: 303-322-5883 EMail: shickey@ltgc.com For Further Assistance: Michelle McMacken Plane: 303-321-1880 Fax: 303-322-5883 mmcmacketi ligc.com CHARLES AND JILL RICHARDSON 5330 QUAIL STREET WHEATRIDGE. CO 80033 Attn: CHARLES AND JILL RICHARDSON Phone: 303-467-2283 Fax: 303120-4073 Copies: 1 EMail: aichardsun@refcopcg.com sent Via US Postal Service LAND TITLE GUARANTEE COMPANY 3033 E 1ST AVE #600 PO BOX 5440 DENVER, CO 80206 Alfa Sue Hickey Phone: 303-331-6223 Fax: 303-322-5883 Copies 1 EMail: sMckey@Itgc.cnm GRANT, GRANT & GOI2AN LLP 436 COFFMAN STREET SUITE 200 LONGMONT, CO 80502 Attn: CAMERON A GRANT Phone: 303-7763100 Fax: 303-774-2349 Copies: 1 Sent Via US Postal Service WILSON COMMUNITY DEVELOPMENT, LLC 162 S. CORONA STREET DENVER, CO 80209 Attn: STEVEN D. WILSON Phone: 303-345-5019 Fax: 303871-8512 Copies: I Entail: a ilsoneA@gwest.net Sent Via Courier"' f~vYL~ GRANT GRANT & GOIRAN LLP 436 COFFMAN ST #200 LONGMONT, CO 80502 Attn: SUZAN D. FRITCH EL Phone: 303-776-3100 Fax: 303-774-2349 Copies: 1 EMaO: sfritchelOgglaw.cem Sent Via Entail FRANK H. ROBERTS 44 UNION BLVD #615 LAKEWOOD, CO 80228 Phone: 303-987-0770 Fax: 303-987-1401 Copies: 1 Sent Via US Postal Service SON COMMUNITY DEVELOPMENT April 4, 2006 Mr. Travis Crane City of Wheat Ridge Re: 5220 Quail St/Quail Ridge Development Dear W. Crane, This letter confirms that Steve Wilson, dba Wilson Community Development, has our approval, as owners of the subject property, to make application to the City of Wheat Ridge andto seek all City approvals required to proceed with the rezoning, subdivision and development of this property. Sincerely, ~0 Q~jAq,rd gpi Charles Richardson, Owner Jill Richardson, Owner ~w n of . 7)nnanr Cn R0269 Submittal Checklist (Final Development Plan) Project Name: / .C _ Project cation: 5^ZZDA1,9/L Sr Applicant: s. / LSOIZ Date: JF 00 f 2 o Z Project Planner: Fee Paid: Neighborhood Meeting Held: Information to be submitted and accepted with Final Development Plan: 1. Completed, notarized application %/2. Fee r 73. Proof of ownership (deed) Oln t'1 k 74. Power of Attorney (if an agent is acting for property owner) ~5. Written request (does the proposed use conform with the Preliminary Development Plan?) 6. Signed submittal checklist _V/7. 18 copies of the FDP (2406 paper copies - one I lxl7 reduction will also be required) _8. One color reduction of site plan and building elevations Form and Content of Final Development Plan Page One (Title Page) ✓ 1. Title of document (centered at top of page) ~2. Legal description 3. Small scale location map, with north arrow and scale ✓ 4. Ownership/Unified control statement 5. Phasing/development schedule (if any) -76. Character of development v7. Name/Address/Phone number(s) of architect and engineer associated with the project ✓ 8. Signature blocks (examples included) Page Two (Site Plan) ✓ 1. Property boundary (which corresponds with legal description) ✓ 2. Existing/Proposed lot lines (with distance) =3. Delineation of building footprints, areas for: parking, landscaping, loading, trash receptacles, drive aisles _4. Land Use Chart (all figures should be square feet and percentage of lot) ✓A. Allowable and proposed building coverage _A/B. Allowable and proposed building height ✓ C. Lot sizes (in square feet and acreage) Z D. Breakdown of all use areas (building, landscaping, parking and any additional) T _[D. Required and proposed building setbacks - E. Breakdown of interior space (by use) measured in square feet and as a percentage of the total building 5. Zoning for adjacent properties ✓ 6. Existing and proposed infrastructure A. Internal drive aisles (with dimensions) ~B. Existing and proposed city streets ✓ C. Existing and proposed curb, gutter and sidewalk ✓ D. Existing and proposed access points (with any turn islands or signage as required by city ✓7. Scale and north arrow (scale not to exceed 11'= 1001) ✓8. Project data, including building area and percentage, paved area and percentage and landscaped area and percentage 9. Location of signs; include drawing with dimensions - 10. Location of sight distance triangles (as defined by city) ✓ 11. Location, height and material of any proposed fencing, retaining walls or berms 12. Location and type of any proposed exterior lighting (include detail of any freestanding lights) ✓13. Location of any irrigation ditches 14. Location, height and material of any proposed trash enclosures ?15. Location of parking areas _ A. Dimensions of parking stalls (typical and handicapped accessible) =B. Chart which includes required and provided parking spaces F.xamnle- City standard parking ratio Parking spaces required Parking spaces provided Page Three (Landscaping Plan) PveI whun LX4,"d 1. Landscape Schedule Chart I a- _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) Example: Abbreviation Common/botanica Quantity Size Remarks I name _1(_2. Location of all landscape material. 3. Landscape Required Chart fd-e lw MA Jrw, i _A. Required and proposed landscaping for ntire lot (measure in square feet and show as a percentage of the entire lot) _B. Required and proposed quantities of street trees C. Required and proposed quantities of additional trees and/or shrubs Example: Common/botanical name Quantity Provided Quantity Required 4. Scale and north arrow (not to exceed I"= 100') Page Four (Architectural Detail) 1. Elevations of each building face T~F+t a•~Y1T~'j (uv. S~. twv. ✓ 2. Description of architectural design features, including size, color and material 3. Detail of any proposed freestanding or wall signs =4. Detail of any trash enclosures _5. Scale not to exceed 1" = 100' Additional information which may be required: 1. Traffic study (2 copies) v2. Drainage report (2 copies) 3. Soils report (2 copies) 4. HOA covenants (Sign and return) Eighteen (18) copies of the Final Development Plan will be required to be submitted with all required documents 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"d) full review, I will be subject to the applicable resubmittal fee. Signature: Name (please print): 577&~ / LS 0 V Date: ►~f'i Phone: 1,pw-3 734 S^ SAO/ C i QUAIL RIDGE ESTATES FINAL DEVELOPMENT PLAN TRACT OF LAND LOCATED IN THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ~e 3[~ i Bp N sa rn o LEGAL DESCRIPTION AND DEDICATION: WE, CHARLES L. RICHARDSON, JILL E. RICHARDSON, AND RS SHORT, LLC, BEING THE OWNERS OF REAL PROPERTY, DESCRIBED AS FOLLOWS: A PARCEL OF LAND LOCATED IN THE WEST ONE HALF OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING A PORTION OF LAND DESCRIBED IN RECEPTION NO. 83042942, COUNTY PUBIC RECORDS, INCLUDING A 7.5 FEET, MORE OR LESS, WIDE STRIP OF LAND DESCRIBED IN RECEPTION NO. MORE PARTICULARLY DESCRIBED AS FOLLOWS: NOTE: FOR THE PURPOSE OF THIS DESCRIPTION THE BASIS OF BEARINGS IS THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16 AS BEARING NORTH 8932'45" EAST BETWEEN THE FOUND 3 INCH DIAMETER ALUMINUM PIPES WITH 3-1/4 INCH DIAMETER BRASS CAPS STAMPED LS. 13212 MARKING THE SOUTHWEST CORNER AND THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER. COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER OF SECTION 16; THENCE NORTH 3745" EAST ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER OF SECTION 16, 1329.63 FEET TO A FOUND 3/4 INCH DIAMETER REBAR WITH 2-1/2 INCH DIAMETER ALUMINUM CAP STAMPED LS. 16427 MARKING THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER SAID NORTHWEST QUARTER OF SECTION 16; THENCE CONTINUING ALONG THE SOUTH LINE SAID NORTHWEST QUARTER OF SECTION 16, THENCE NORTH 89'3 EAST, 15.00 FEET EET TO THE E TRUE POINT BEGINNING; THENCE ALONG THE THE WEST LINE OF LAND DESCRIBED IN RECEPTION NO. 83042942, BEING PARALLEL TO AND 75 FEET EAST OF THE WEST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16, NORTH 0015'09- WEST, 381.40 FEET TO A FOUND 5/8 INCH DIAMETER REBAR Y PLASTIC CAP, L.S. 29043; THENCE NORTH 89'32'45" EAST, 447.89 FEET TO A POINT ON THE WEST LINE OF A STRIP OF LAND DESCRIBED IN RECEPTION N NO. N0. THENCE NORTH 5" EAST, 7.69 FEET TO A POINT ON THE WEST LINE OF SKYLINE ESTATES FILING NO N0.. 2, 2, RECEPTION NO. COUNTY PUBLIC RECORDS, SAID POINT ALSO BEING BEING ON THE EAST LINE OF SAID STRIP O LAND; THENCE SOUTH 0EAST EAST, ALONG SAID WEST ST LINE OF SKYLINE ESTATES FILING NO. 2, AND ALONG THE EAST LINE SAID STRIP OF LAND, FEET, A POINT THE SOUTH LINE OF THE NORTHWEST QUARTER FILING 16, SAID POINT BEING THE E SOUTHWEST CORNER OF SKYLINE ESTATES FILING NO. 2. SAID POINT ALSO BEING THE THENCE SOUTH 8932'45" WEST, ALONG THE SOUTH UNE OF THE NORTHWEST QUARTER OF SECTION 16, AND ALONG THE SOUTH LINE OF SAID STRIP OF LAND, 7.44 FEET TO THE SOUTHWEST CORNER OF SAID STRIP OF LAND; THENCE SOUTH 0095'21" EAST, 181.49 FEET TO THE BASE OF A BENT $4 REBAR; THENCE ON THE NORTHERLY RIGHT-OF-WAY RIDGE ROAD AS DESCRIBED IN BOOK 184 AT PAGE 132, SOUTH 7444'11" WEST, 463.62 FEET; THENCE ON THE WEST UNE OF LAND DESCRIBED IN RECEPTION NO. 63042942. BEING PARALLEL TO AND 15 FEET EAST OF THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16, NORTH 0016'33" WEST, 300.00 FEET TO THE TRUE POINT OF BEGINNING; CONTAINING AN AREA OF 6.463 ACRES, MORE OR LESS. HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWING HEREON CONTAINED UNDER THE NAME AND STYLE OF QUAIL RIDGE ESTATES, A SUBDIVISION OF A PART OF THE CITY OF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTIUTIES AND SERVICES THOSE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION, OPERATION, MAINTENANCE, REPAIR AND TELEPHONE AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. SURVEYOR'S CERTIFICATE I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF QUAIL RIDGE ESTATES WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY. CHARACTER OF DEVELOPMENT HOMES IN THE QUAIL RIDGE COMMUNITY SHALL BE CONSISTENT WITH THE ELEVATIONS INCLUDED IN THE FINAL DEVELOPMENT PLAN. OVERALL FACADE AND ARCHITECTURE SHALL CONFORM TO THE PLANS INCLUDED IN THE FINAL DEVELOPMENT PLAN. THE ELEVATIONS SHOWN ON THIS FINAL DEVELOPMENT PLANARE REPRESENTATIVE IN NATURE. BUILDING ELEVATION MAY CHANGE SUGHTLY ON A LOT BY LOT BASIS . ALL BUILDINGS WILL CONFORM TO THE STANDARDS ESTABLISHED ON THE OUTLINE DEVELOPMENT PLAN. THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S) THEREOF, DO HEREBY AGREE T THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN AND AS MAY OTHERNSE BE REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF A REZONING PLANNED DEVELOPMENT, AND APPROVAL OF THIS FINAL DEVELOPMENT PLAN, DOES 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 ) ) SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF A.D. 20 BY WITNESS MY HAND AND OFFICIAL SEAL MY COMMISION EXPIRES: NUIPRT rVOLIU SHEET INDEX 1 COVER SHEET 2 SITE & LANDSCAPE PLAN 3 BUILDING ELEVATIONS CASE HISTORY WS-06-02 W2-06-02 W2-06-08 G t SITE C d a OD pF 9 ~ R LOCATION MAP PLANNING COMMISSION CERTIFICATION RECOMMENDED FOR APPROVAL THIS DAY OF _ 200-, BY THE WHEAT RIDGE PLANNING COMMISSION. CHAIRPERSON CITY CERTIFICATION APPROVED THIS DAY OF 200- BY THE WHEAT RIDGE CITY COUNCIL. ATTEST CITY CLERK MAYOR COMMUNITY DEVELOPMENT DIRECTOR COUNTY CLERK & RECORDERS CERTIFICATE STATE OF COLORADO ) ) SS COUNTY OF JEFFERSON ) I HEREBY CERTIFY THAT T HIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT _ 0' CLOCK -M. ON THE DAY OF , 200 A.D., IN BOOK - PAGE RECEPTION N0. JEFFERSON COUNTY CLERK & RECORDER BY: DEPUTY C 9 ON € ° $ ~w um P y' ~W ~ a W F F-W W c7 Q rai Q a z 5 a Z F Z W W ~ S a m 0, w ~ O ~ Q Z LL aCa 1 1"=40' 1 GIWGAN FAMILY UNITED PARTNERSHIP, A COLORADO LIMITED PARTNERSHIP RED. NO. F1299177 POINT OF COMMENCEMENT ' SX LU. NM/4 SEC 16 EOVHO ]-1/f "MIN CAP IN RW4£ BOIL L 13212 GIWGAN FAMILY LIMITED PARTNERSHIP, 1 A COLORADO UMITED PARTNERSHIP RED. NO. `1299177 fNgCRA EqW) nc tam OF 6EG I6 FliIXOR . RASNC CIP Li 29 fAM'Olq$ PAUL L NED. IGM41N L PEC NO. Fl551061 QUAIL RIDGE ESTATES FINAL DEVELOPMENT PLAN A TRACT OF LAND LOCATED IN THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO DT N 89'32'45° El 1 -,1 7 I i;11 I I F r== L------J L---.--J III I L------J L----7 F-~~-__1 F==--~ i III I I III I L------J L------J I ~ ICI I I I L ----J L------J - i ~OFUBEGINlNjiNG I t-- ~~r I ' I I L---_ J F__-~---I r----~ I III I III I I {L- _---_-J L-_-----J r-- - 7 I III *u ' 6o. ux[axvrt I L-- F 4, I L F I I L - - - - - - I L--- I_-_ _ I F - F - I I ( I LOT ] ITX FIM FAWIFHT REG. I- NO. I616J52 II II LOT 2 3V UNHDSGPE EANO ENEHT (BY TCARATE 0..EHT AB ON MARS RUNG NO 2) II Yh51FRLT UHE OF S(ttII1E ESi11F5 flIIXG NA 2 ~ i Lm 1 I N j I~ HA6£ ..T 2q CRN 2W LY NO, FI616]52 ENYUNE ESTATES RUNG NO. \ 2 REC. NO. 8816752 BOOK 172, PAGE 60 \ Btcef 1 I\ y ' ' o-.BDr /.~W 483 6. / 5X444 R\D ?'0 15z j 89'32'45" W 7.44' i 0075'21" E 181.49' DION DANA RED. NO. 27250590 4 NOUN ,w.M~,m,gXLaN>~~,o~mX~mm,iv~. mm~m. o u - a N M Ogg l L L g3a CONTRACTOR TO a w b VERIFY EXISTING UTILITIES PRIOR a G 'S l TO CONSTRUCTION wi l - NE rn 0l " d d 6 " 3p N 1 a I 0 N 6 s a e o ' 55 3 ° b ~ p i m p 58 $ L gt S b ~ 2 Bs ~ R M 5~ o E a ~~s I 11 40 0 4D BO ORIGINAL SCALE 1'-4 00 s c12 O_ e (D t2 ~ G ! I a Tn 3 = IL w f W a u~ (L 0 W Q UI U U) LANDSCAPE LEGEND Q a SOD SMALL ORNAMENTAL SHRUB 0 0 0 W ~ VAERGREEM S°. a , N DECIDUOUS SHRUB 0 EVERGREEN MEE ° € g g rncmanes14.NC a §a $R g MEDIUM MEDIUM ORNAMENTAL DECIDUOUS TREE ~ W § S m zw:., . ON, „n,n,,m wNE 206-080 LARGE DECIDUOUS MEE .me. w v aenr lua6aanr V. = 40' - QUAIL RIDGE ESTATES FINAL DEVELOPMENT PLAN A TRACT OF LAND LOCATED IN THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO NOTE: THESE ELEVATIONS ARE TYPICAL REPRESENTATIONS OF THE BUILDING STYLE PROPOSED. THE FINAL ELEVATIONS MAY VARY SLIGHTLY. ALL BUILDING ELEVATIONS WILL BE CONSISTENT WITH THE CHARACTER ESTABLISHED ON THE OUTLINE DEVELOPMENT PLAN. Representative Elevations stoic: i/a•-r-a Quail Ridge Estates Final Development Plan Sheet 3 m~ r SITE T ti b oo W.f9T AOC ° sa S ❑ AVE D . R Yl0 33 W. Md AK x (pE NW I% .4C „ NW CQL N09Yf5B'Ey]6620.1' _ ME gG IB SEG 16 - 1331:01 - T 1331.01 ~XWI/f ea~ nI~ 7A ~ ~ ~NaDa, - 5_99']nVw :_BBPn'M'W SW AY I//A NM/4. £~I SlY]2' 1330.J3-~ SEG 10 £n I ~ 1 h bb sl R s° POINT OF COMMQRCEIAENT ? SY CM, NWI/4 YC I01 l~ ~ ~ N45 Fp1NO }I 1• BRAR _ _ x09']1'45'E 3055.R_6' Fw Ix ~2 D]2 ~ Xx L5. ISR13 I]19.83 1 SE O]S NWI f SEC 10 $X 0.K. $1/4. x'N SES 18 PoODC BOND CP~XW FLVND 1-1/Y AWMINWGP - 1 L8 11311 LS 1641] r 1(£ 90X5 ir° Ife y~~l ''\S§ - FOIXF. XEI/f. SM/f SEC. 15 F~ FCUHO E-1 /2' AILMIHIIN GP. LS t6f9 FINAL PLAT QUAIL RIDGE ESTATES A PORTION OF THE WEST ONE-HALF OF SECTION 16, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO .O/M4.NW1/A SIDi6 (N..... FWxO) FOUNDD.-C USAR R9O13 y' „WEST 53 3 RS' R6W. XEP£BY 6 a N 11-11. • E 11295 LOCATION MAP CONTROL DIAGRAM LEGAL DESCRIPTION AND DEDICATION: NOTES M. CHARLES L RICHARDSON, JILL E. RICHARDSON. AND RE SHORT, LLC, BEING THE 1) THE BASIS OF BEARING IS THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 16 OWNERS OF REAL PROPERTY, DESCRIBED AS FOLLOWS: AS BEARING NORTH 89'32'45• EAST BETWEEN THE FOLLOWING DESCRIBED MONUMENTS: THE SOUTHWEST CORNER AND THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER OF SECTION A PARCEL OF LAND LOCATED IN THE WEST ONE HALF OF SECTION 16, TOWNSHIP 3 SOUTH. 16 BEING FOUND 3-1/4 INCH DIAMETER BRASS CAPS STAMPED LS. 13212 ON 3 INCH RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON. STATE OF DIAMETER ALUMINUM PIPES IN RANGE BOXES COLORADO, BEING A PORTION OF (AND DESCRIBED IN RECEPTW NO. W042942 COUNTY 2) ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTON BASED UPON PUBUC RECORDS, INCLUDING A 7.5 FEET, MORE OR LESS, WIDE STRIP OF LAND DESCRIBED ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN RECEPTION NO. MORE PARTCULARLY DESCRIBED AS FOLLOWS: NOTE FOR THE PURPOSE OF THIS DESCRIPTION THE BASIS OF BEARINGS IS THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 18 AS BEARING NORTH • EAST BETWEEN THE FOUND 3 INCH DIAMETER ALUMINUM PIPES WITH 3-1/4 INCH CH DIAMETER BRASS CAPS STAMPED LS 13212 MARKING THE SOUTHWEST CORNER AND THE SOUTHEAST CORNER SA NORTHWEST QUARTER. IER COMMENCING AT T THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER OF SECTION 16; THENCE NORTH 32'45• EAST ALONG THE SOUTH LINE TE SAID NORTHWEST QUARTER OF SECTION 16, 13229.6.63 ROET TO A FOUND 3/4 INCH DIAMETER REBAR WTH 2-1/2 INCH DIAMETER W M CM AP STAMPED LS. 16427 MARKING THE SOUTHWEST CORNER OF THE NORTHEAST T WARM OF SAID NORTHWEST WARIER OF SECTION 16; THENCE CONTINUING ALONG THE SOUTH LINE STUD NORTHWEST QUARTER OF SECTION 16, NORTH 5• EAST, 15.00 FEET TO THE E TRUE POINT OF BEGINNING, THENCE ALONG NG THE WEST UNE OF LAND DESCRIBED IN RECEPTION NO. 8BM42942, BEING PARALLEL TO AND 15 FEET EAST T THE WEST LINE THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16, NORTH 0015-09- WEST, 301.40 FEET TO A FOUND 5/8 INCH DIAMETER SEEM WTH T CAP L.S. 2904.Y THENCE NORTH 89'32' EAST, 44].89 .89 FEET EET TO O A POINT ON THE WEST LINE OF A STRIP OF NAND DESCRIBED IN N RECEPTION NO. THENCE NORTH 89'32. .EAST, 7.69 FEET TO A POINT ON THE WEST UNE OF SKYUNE ESTATES RUNG NO. 2 RECEPTION N F15115752. COUNTY PUBUC RECORDS, SAO POINT ALSO BEING ON TH THE EAST LINE OF SAID STRIP STRIP OF LANE THENCE SOUTH B " EAST. ALONG SAID WEST UNE OF SKYLINE ESTATES FILING NO. 2, AND ALONG THE EAST EAST UNE OF SAID STRIP LAND, 381.40 FEET, A POINT ON THE SOUK UNE OF THE NORTHWEST QUARTER OF F SECTION 16, , SAID POINT BEING THE SOUTHWEST CORNER OF SKYLINE ST ESTATES RUNG NO. 2, SAID PONT ALSO BEING THE SOUTHEAST CORNER SMAID D STRIP OF LAND; THENCE SOUK • WEST, ALONG THE SOUTH UNE OF THE NORTHWEST QUARTER OF BECTON 16. AND '4D ALONG ATHE O SOUTH UNE OF SAID STRIP OF LAND, J.44 FEET TO THE SOUTHWEST CORNER R OF OF S STRIP OF LAND; HENCE SOUTH 0015'21' EAST, 181.49 FEET TO THE BASE A BENT y4 SEEM; THENCE ON THE NORTHERLY RIGHT-OF-WAY RIDGE ROAD AS DESCRIBED IN BOOK 184 AT PAGE 132, SOUTH 74 WEST. T, M3.6 FEET; THENCE ON THE E MST UNE OF F LAND DESCRIBED IN RECEPTION RNO. T 83042942 BEING PARALLEL TO AND 15 FEET EAST THE WEST UNE THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 16. NORTH 0016-33- WEST, 300.00 FEET TO THE TRUE POINT OF F BEGINNING; CONTAINING AN AREA OF 6.463 ACRES, MORE OR LESS. HAVE LAID OUT. SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWNG HEREON CONTAINED UNDER THE NAME AND STYLE OF QUAIL RIDGE ESTATES. A SUBDIVISION OF A PART OF THE CITY OF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE N THE CITY OF WHEAT RIDGE AND THE PUBUC THOSE PERSONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND 00 FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTILITIES AND SERVICES THOSE PORTONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTOR, INSTALLATION, OPERATON, MAINTENANCE, REPAIR AND TELEPHONE AND ELECTRIC ONES, GAS USES. WATER AND SANITARY SEWER ONES, HYDRANTS, STORM WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. OWNER'S CERTIFICATE: CHARLES L RICHARDSON JILL E. RICHARDSON NOTARY: STATE OF COLORADO GOUNTf OF JEFFERSON ~SS THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS _ MY OF . 2006 2005, BY CHARLES L RICHARDSON AND JILL E. RICNMDSON NOTARY PUBLIC MY COMMISSION EXPIRES OWNER'S CERTIFICATE: RS FAMILY INVESTMENTS, LLC. A COLORADO LIMITED UABIUTY COMPANY R. SHORT, MANAGER NOTARY: STATE OF COLORADO 355 COUNTY OF JEFFERSON THE FOREGOING INSTRUMENT WAS ACKNCIMEDGED BEFORE ME THIS _ WY OF . 2000 2006, BY R. SHORE. AMMER WITNESS MY HAND AND CMCNL SFPL NOTARY PUBUC MY COMMISSION EXPIRES 3) ANY PERSON WHO KNOWNGLY REMOVES, ALTERS OR DEFACES ANY PUBUC LAND SURVEY MONUMENT AND/OR BOUNDARY MONUMENT OR ACCESSORY, COMMITS A CLASS TWO (2) MISDEMEANOR PURSUANT TO STATE STATUTE 18-4-508, C.R.S. 4) THIS SURVEY IS VALID ONLY IF PRINT HAS ORIGINAL SEAL AND SIGNATURE OF SURVEYOR. 5) TEN-FOOT (16) WIDE EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT - TO ALL PUBLIC STREETS AND FRONT AND REAR PROPERTY USES OF EACH LOT AND ' m ) WIDE EASEMENTS PRE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO FIVE-FOOT (5 ALL SIDE LOT UNES OF EACH LOT IN THE SUBDIVISION OR PLATTED AREA. THESE EASEMENTS AND REPLACEMENT OF ELECTRIC GAS TED FOR THE INSTALLATION MAINTENANCE S , , ARE DEDICA , . TELEVISION CABLE, DRAINAGE AND TELECOMMUNICATIONS FACIUTES. CITY INSTALLED z ~ REGULATORY SIGNAGE IS ALLOWED IN EASEMENTS ADJACENT TO PUBUC RIGHT-OF-WAY. U UTILITIES SHALL AMC BE PERMITTED WTHIN ANY ACCESS EASEMENTS AND PRIVATE STREETS IN rc THE SUBOIVISION. PERMANENT STRUCTURES AND WATER METERS SHALL NOT BE PERMITTED WITHIN SAID UTUTY EASEMENTS. 6) THE STORM OETENTON AREA HERE SHOWN AS TRACTS A k 8 SHALL BE CONSTRUCTED AND MAINTAINED BY THE OWNER AND SUBSEQUENT OWNERS HEIRS SUCCESSORS AND ASSIGNS. IN THE EVENT THAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAD OWNER, THE CITY OF MEAT RIDGE SHPLL HAVE THE RIGHT TO ENTER SUCH AREA AND OWNER, HEIRS. SUCCESSORS. AND PERFORM NECESSARY WORK, THE COST OF WHICH SAD LI RE ASSIGNS AGREES TO PAY. BUILDING OR STRUCTURE WILL BE CONSTRUCTED THE DETENTION AREA AND NO CHANCES OR ALTERATIONS AFFECTING THE H C gERISTICS OF THE DETENTW AREA WLL BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBUC WORKS. 7) SIDEWALK EASEMENTS SHOWN HEREON ARE FOR THE CONSTRUCTION AND MAINTENANCE OF A SIDEWALK. 8) STREET R-O-W MONUMENTS SHALL BE SET PRIOR TO FINAL UFi OF ASPHALT PAVEMENT PLANNING COMMISSION CERTIFICATION RECOMMENDED FOR APPROVAL THIS DAY CHAIRPERSON CITY CERTIFICATION APPROVED THIS _ DAY OF . 2006 BY THE MEAT RIDGE CITY COUNCIL ATTEST CITY CLERK MAYOR DIRECTOR OF COMMUNITY DEVELOPMENT DIRECTOR OF PUBUC WORKS CLERK AND RECORDER'S CERTIFICATE RECEPTION NUMBER ACCEPTED FOR RUNG IN THE OFFICE OF THE CLERK AND RECORDER OF JEFFERSON COUNTY. AT GOLDEN COLORADO ON THIS _ DAY OF 2006 AT O'CLOCK _.M. JEFFERSON COUNTY CLERK AND RECORDER 25' I R=15.00' I L-23.51' LOT 1 o f Cm144518'12•E 8,265 S.F. n 21.18' 3 € rz7.yD.____ ZONE A-1 UNPLATTED REC. NO. F1651081 A V E N U E BY.. R=15.00' LOT 10 L=23.61' 8.141 S.F. C=S4521.IrE 1 I FIr IS r-'°------------ Im r------------- I I~ I m S 8 LOT 2 °o LOT 11 o~ 7,674 S.F. a 7.560 S.F. B bii o ~g L_____ UT.w _____JW L_____ J b IU; GO r_ ____1~ r_____________ J 3 N o I a l LOT 3 1- 1> 1 ° I LOT S12 560 G 7 m °m 7,674 S.F. . . . l • I J L L_____ J rz7.y0.___rz------- I I I LOT 4 o LOT 13 ~ 7,674 S.F. I I 7,580 S. SF. el ~ III. UI LOT 5 1 LOT 1 o 7.674 SF. U 75fi0 5.F. JI I L_____-7y1.Mj L_____rzS.______ 8 a LOT 6 7,675 S.F. OF BEARINGS / h 3 -T2T.9F ,6T ~ Y59.Efi' J/J w br xerss'WE r A Gov I G w 0 0 MMENCEMENT i of LOT 7 gc. 16 °n 7.874 S.F. BRASS CM LS 1]E1E N i nl LOT 8 I, 7.673 SF. ° I M u I _ L_____,., ~LL w 5~ N I15 SCALE: 1" m 40' 511 BY. DEPUTY MURK SURVEYOR'S CERTIFICATE: 1. JAMES M. PECK, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF QUAIL RIDGE ESTATES WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BEUEF, IN ACCORDANCE WTH ALL APPLICABLE COLORA00 STATUTES, CURRENT REMSED EDITION AS AMENDED, THE ACCOMPANTNG PLAT ACCURATELY REPRESENTS SAID SURVEY. JAMES M. PECK COLORADO R.LS. 29425 FOR AND ON BEHALF OF AWANCE DEVELOPMENT SERVICES LOT 9 7,671 S.F. ~ of I ~'IgI --a91 i I I I I d. a Ulm UI a Zlo 01m N w w s ali OT 4 N 89'32'45" E a 7.89 !+O~N0. 5 R®M 0lcn iox X.., g LIT ] I1I z i 4 DT 1 to 8,494 S.F. m 5' IITNtt 8 pWNA6 FASELFHT (TPJ I ~ YI £ LY"w.ei wnw,ru eL,_.+.u_Ji 11 W LOT 2 p 8 g 6,491 SF. I~ I ~e I 1 m L -T3T. -Ji ,:z LOT 3 6.776 S.F. H Ian I I a L_____ _Sy- r____________~i M I Nmll w LOT 4 b Si n 10.443 S.F. mRlu O I N I L N U I U LOT 5 ],829 SF. I J 1 r-- I ~ I LOT 2 2 G'_n 6 j o az~ w 0 pOm . 1 LOT 15 560 SF 35 sE coR xm 4 SEG 16 8 1 LOT 6 $ FaDUO 2- uuulx6u l . 110 LsP 1. cE BIX g! 7,709 S.F. rj € m m " ' ' l I r_ _ _ _ _ _ _ _ _ 1 ~ 45 W S 89 32 _____________ID• 7.44' r I 1 I xw S LOT 16 l E° l to 'o a I 7.560 S S.F. S. jm ' o LOT 7 c' 38o S.F. OR 7 ° 6 , ml L_____ . _ m m ° L____ J m jam- - o I r------ 3 I I w n i I e LOT 17 ' 7.560 SF. i e N I 1(] IV UTNTYk DP WE HINT (79.)1 m 1 TRACT I ,F . xFAEOY o6wulm 9Y Txls FuT 6ffi-----J I r l 12415 S.F. I m Q IW I ,L to I I LOT 16 7.560 S.F. x9.4 N®Ax I a104'S9'15 TRACT A I R=17.59' 12768 S.F. 1 L=3207' ~~,,~TH ~1p18A=ad ' 1 C=NS2'48.... 11•W xI+^-g3'~~' 74? 27.77ia~/ Ep1m T,ns 1A+1 W 4('13 62 ~zzs _ 0X c s32 Q a6 0.aw. wor' IEDw P E oOAD ' DF~N RN BC, ce9 eR \ R \ D ,d 0.paPC4 C~~~O 8 SOU PREPARATON DATE: 9/9/2006 CASE HISTORY: SW OX. NEI/4, SWI/4 SEG 18 WS-06-02 FOUND 2-1/2' }LUWNUN WL-06-02 u . LS tfim W2-06-08 . i Lt _ ]tjjs . J Y cau EXISTING PROPOSED RIDGE CITY OF WHEAT IN THE .j L~RADO T 0~ COL ~ N TY 0~ JEFFERSON . STA E L RIGHT-OF-WAY - - SHEET INDEX LOT LINE C1 COVER SHEET SANITARY SEWER - - 8~~ - - GENERAL NOTES: STORM SEWER ?s' sT/L _ _ 18" ST/L WATER LINE - - 8~ w~ - - W~~ C2 GRADING PLAN O: f CONTOUR LINE n { 5101-- 1. ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY OR EASEMENT SHALL CONFORM TO THE CITY OF WHEAT C3 MASTER UTILITY PLAN . 5101 RIDGE ENGINEERING REGULATIONS, AND DESIGN STANDARDS. EROSION CONTR CURB & GUTTER f i SECTION LINE - - 2. AN APPROVED RIGHT-OF-WAY CONSTRUCTION PERMIT AND A MUNICIPAL CONTRACTOR'S LICENSE IS C5 TROL DETAILS EDGE OF ASPHALT - - REQUIRED PRIOR TO ANY WORK COMMENCING WITHIN THE PUBLIC RIGHT-OF-WAY. ANY WORK PERFORMED IN CHAINLINK FENCE x WITHIN STATE RIGHT-OF-WAY SHALL REQUIRE AN APPROVED STATE CONSTRUCTION PERMIT PRIOR TO ANY r f OVERHEAD POWER OHP WORK COMMENCING. SANITARY SEWER MH QS ~ 3. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE OWNER/DEVELOPER OF ANY PROBLEM IN { crnau cGwcR uu rnl ~ CONFORMING TO THE APPROVED CONSTRUCTION PLANS FOR ANY ELEMENT OF THE PROPOSED IMPROVEMENTS J v VI I 1 J it\VI LV 1 VI\~ II IV 111VV11 IVI111 V1\J 1 1\VI V~lLV V 1 II IV 1IV ~I..V VI 4..1♦ • ~ ~~v vv • v.. ...v vv.r vv v ~ ~ n - ~ n~~v r ~~vl 11~G INLET O O wv SIGNIFICANT CHANGES TO THE CHARACTER OF THE WORK OR TO FUTURE CONTIGUOUS PUBLIC OR PRIVATE IMPROVEMENTS, THE DEVELOPER SHALL BE RESPONSIBLE FOR SUBMITTING REVISED PLANS TO THE CITY OF WATER VALVE pQ N WHEAT RIDGE FOR APPROVAL PRIOR TO ANY FURTHER CONSTRUCTION RELATED TO THAT PORTION OF WORK. FIRE HYDRANT YY y~ ANY IMPROVEMENTS CONSTRUCTED NOT IN ACCORDANCE WITH THE APPROVED PANS, OR THE APPROVED BLOWOFF VALVES • REVISED PLANS, SHALL BE REMOVED AND THE IMPROVEMENTS SHALL BE RECONSTRUCTED TO THE APPROVED r LIGHT POLE ' ~M PLANS. i } TELEPHONE PEDESTAL Y9l m ELECTRICAL TRANSFORMER ~ 5. BLUE STAKES- THE CONTRACTOR SHALL CONTACT BLUE STAKES FOR LOCATION ON UNDERGROUND GAS, ELECTRIC AND TELEPHONE UTILITIES AT LEAST 48 HOURS PRIOR TO THE COMENCEMENT OF ANY r. t OVERHEAD U11UTY POLE $ CONSTRUCTION. PHONE (303) 534-6700. a 0 STOP SIGN 6. ALL UTILITY POLES SHALL BE RELOCATED PRIOR TO THE PLACEMENT OF CONCRETE. 7. WITH NOTIFICATION OF THE RESPECTIVE OWNER, ADJUST RIMS OF ALL CLEANOUTS, MANHOLES, VALVE COVERS AND SURVEY MONUMENTS PROIOR TO THE FINAL PAVING LIFT. 8. THE CONTRACTOR SHALL PROVIDE ALL LIGHTS, SIGNS, BARRICADES, FLAGMEN OR OTHER DEVICES Z NECESSARY TO PROVIDE FOR THE PUBLIC SAFETY IN ACCORDANCE WITH THE CURRENT MANUAL ON UNIFORM O TRAFFIC CONTROL DEVICES. N w 9. THE CONTRACTOR SHALL PROVIDE AND MAINTAIN INGRESS AND EGRESS TO PRIVATE PROPERTY ADJACENT TO THE WORK THROUGHOUT THE PERIOD OF CONSTRUCTION. PRIOR TO BEGINNING ANY WORK, THE z 0 F NOTES: CONTRACTOR SHALL OBTAIN A WRITTEN AGREEMENT FROM THE AFFECTED PROPERTY OWNER(S) IMPACTED BY d THIS ACCESS. ~D STORM SEWER PLAN AND PROFILES U N W 10. PRIOR TO THE FINAL LIFT OF SURFACE PAVEMENT, ALL UNDERGROUND UTILITY MAINS SHALL BE O THE CONTRACTOR IS REQUIRED TO HAVE THE WHEAT RIDGE STANDARDS AND SPECIFICATIONS FOR THE DESIGN AND CONSTRUCTION OF PUBLIC INSTALLED AND SERVICE CONNECTIONS STUBBED OUT BEYOND THE BACK OF CURB/SIDEWALK LINE WHEN C10 STORM SEWER LINE 1 -PLAN Ally PROFILE IMPROVEMENTS ON SITE. ALL CONSTRUCTION PERFORMED SHALL A~LOWEQ BY THE UTILITY. SERVICE FROM PUBLIC UTILITIES AND FROM SANITARY SEWERS SHALL BE MADE C11 CONSTRUCTION DETAILS CONFORM TO SAID STANDARDS AND SPECIFICATIONS. AVAILABLE FOR EACH LOT IN SUCH A MANNER THAT WILL NOT BE NECESSARY TO DISTURB THE STREET PAVEMENT, CURB, GUTTER AND SIDEWALK WHEN CONNECTIONS ARE MADE. O Z THE POLICY OF THE CITY REQUIRED THAT MAINTENANCE ACCESS BE LANDSCAPE PLAN AID DETAILS PROVIDED TO ALL STORM DRAINAGE FACILITIES TO ASSURE CONTINUOUS 11. A MYLAR COPY OF "AS BUILT" PLANS SHALL BE SUBMITTED TO THE CITY OF WHEAT RIDGE PRIOR TO OPERATIONAL CAPABILITY OF THE SYSTEM. THE PROPERTY OWNER SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL DRAINAGE FACILITIES FINAL ACCEPTANCE OF THE WORK. C12 LANDSCAPE PLAN INCLUDING INLETS, PIPES, CULVERTS, CHANNELS, DITCHES, HYDRAULIC 12. THE CONTRACTOR SHALL NOTIFY THE CITY INSPECTOR AT LEAST 24 HOURS PRIOR TO THE DESIRED STRUCTURES, AND DETENTION BASINS LOCATED ON THEIR LAND UNLESS INSPECTION. C13 LANDSCAPE DETAILS MODIFIED BY THE SUBDIVISION DEVELOPMENT AGREEMENT. SHOULD THE v 1 OWNER FAIL TO ADEQUATELY MAINTAIN SAID FACILITIES, THE CITY SHALL 13. NO PORTION OF THE STREET MAY BE FINAL PAVED UNTIL ALL STREET LIGHTING IMPROVEMENTS, Li"~ HAVE THE RIGHT TO ENTER SAID LANDS FOR THE SOLE PURPOSE OF DESIGNED TO SERVE THE STREET AND/OR DEVELOPMENT, HAVE BEEN COMPLETED. OPERATIONS AND MAINTENANCE. ALL SUCH MAINTENANCE COST WILL BE ASSESSED TO THE PROPERTY OWNER. 14. SURVEY MONUMENTS MUST BE SET WITHIN 60 DAYS OF COMPLETION OF PROJECT. 0 THE CONTRACTOR WILL BE HELD CONTINUALLY RESPONSIBLE FOR THE F- ~ CLEANLINESS AND SAFETY OF ALL ROADWAYS ADJACENT TO THIS SITE. BY W D IF AT ANY TIME, THESE ROADWAYS ARE FOUND TO BE DANGEROUS OR UNPASSABLE DUE TO DEBRIS OR MUD, THE PROJECT WILL BE SHUT DOWN BY WHEAT RIDGE IN IT'S ENTIRETY, UNTIL THE ROADWAY "~1 ~ I~- CONDITIONS HAVE IMPROVED AND ARE DEEMED ACCEPTABLE BY WHEAT RIDGE. IF THE CONTRACTOR/APPLICANT FAILS TO KEEP THESE ADJACENT w Z ROADWAYS CLEAN AND FREE FROM DEBRIS, WHEAT RIDGE MAY, AT ITS o ~ OPTION, DECIDE TO DO THE REQUIRED CLEAN UP AND BILL THE CHARGES DIRECTLY TO THE CONTRACTOR/APPLICANT. U O 41NNER: U Z WILSON COMMUNITY DEVELOPMENT ~ O BEARINGS: 162 S. CORONA STREET J DENVER, COLORADO 80209 BEARINGS ARE BASED ON THE ASSUMPTION THAT THE SOUTH LINE OF THE ATTN: STEVE WILSON SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 16, TOWNSHIP 3 PHONE: (303) 345-5019 SOUTH, RANGE 69 WEST, OF THE 6TH PRINCIPAL MERIDIAN BEARS S 89'42' FAX: (303) 871-8512 E BETWEEN THE MONUMENTS SHOWN AND DESCRIBED HEREON.  DRAWING NO. C206080CVR-SHT ENGINEER: WHEAT RIDGE: DRAWN BY: DESIGNED BY: QEblQHMABK: ALLIANCE DEVELOPMENT SERVICES PLANNING DEPARTMENT P S D PSD 5440 WARD ROAD, SUITE 240 7500 W. 29TH AVENUE BENCHMARK: CITY OF ARVADA BENCHMARK NO. 873, 2" BRASS CAP IN ARVADA, COLORADO 80002 WHEAT RIDGE, CO. 80215 206-080 CONCRETE. ATTN.: DAVID E. MOORE ATTN.: TRAVIS CRANE DAZE:,,: PHONE: (720) 898-0660 PHONE: (303) 235-2849 y ELEVATION = 5420.43, CITY OF ARVADA DATUM. FAX: (303) 424-8134 SCALE: AS NOTED SHEET NO: c 1 W > ESPONSIBiUTY FAR UTILITY LOCATIONS. THE _ ~ ~ NW COR, SE 1 /4, NW /4 SEC. 16 x ~ ~ ~ ' T3S. R§9W, 6TH P.M. JOT ~ FOUNQ=CALCULATED f~01NT v, p :3' k F~R~I u'~1RAG I ' i' rl f REC. I y, LOT 4 3~ ,0 1 r, R F ANCH0IS PAUL FND:ORAN~E PLASTIC CAP i "ARAGON KATHRYN L ~ . ~ r ;LS. 29043 i AP FND.OR NGE PLASTIC C REC. NO. F1551481 ~ L.S. 29 ~3 4.5 VI~ST OF . PROPS TY- Cad:.,. l` i 3 1 LOT 3 ~ , 4~ ~ . 14 AC, uNE uES 50 A y ~ UTILITIES SHOWN ON THIS ORANANG HAS 8~ r"° ~ f INFORMATION. IT IS, HOWEVER, THE CONTRACT VERIFY THE LOCATION OF ALL UTIL111ES PRIOR CONSlRUCTiON. y f : r r! ~ --FOl3P~ATION ~ ~L _ .Y i CONTRA T _ - VERIFY y~r a - - 1 j ~ ~ ` 3` ~ , i UTILITIE TO CON N I ~ i I f } xgF £ f Y ~L~L I ~ I ~ S I I I 1,3d I 7 J i . ` tr ~ ~ I ~ P.F ,mod, I ~I e I I Is ( I 3 ~ - - SITE f/1 y a r ~y~ m g ~ N R ~ Rp. ~ ~ ~ ! F 3 ~ ~ 10 I i w~~un avF x ~ ~ r 45 ~ ( ~ L ■ti - - - - L f 5------~ GILLIGAN FAMILY LIMI'~ED PARTNERSI~IP, i r t A COLORADO LIMITED PAaT1~~RSHfiF~, I ' REC. N0. F1299177 I I I f "i ( ~ ~I -r a ~ ~ ~ s i i .r tt ~ s R~' * a _il  u L t I i W 1 /4 COR. OF SEC. 16 I T3S, R69W, 6TH P.M. FND: 3 1/4" BRASS CAP IN RANGE BOX STAMPED: CITY OF WHEATRIDGE SURVEY MONUMENT I ~ ~ y r m L.S. 13212-1984 ~ ~ l / ~ I N T3S R69W ~ ~ ~ ~ S17 S16 ~ ~ s~ ( ' a 0 5449 a - - - - ~-'--G _ - _ ~ . _ ~ - _ ,5' ~ .a~ i POINT OF COMMENCEMENT , ' = I~ X I ~ SW COR. SE 1 /4, NW 1 /4 OF SEC: 16 ( r ~y rF T3S, R69W, 6TH P.M. I Z FND: 2 1 /2" ALUM. CAP I O STAMPED: A&R, PLS 16427, 2002 x, w W 1/16 I S 16 I' - s ~ I - - - z O F a. I I ~ , v w 0 Ih~ I I~'~ I r, I'°, 5448 I I x ~ _ _ _ d z r- X ~ I ( ~I ~e i 4 I i~ Z ~_ny ~ GILLIGAN FAMILY LIMITED PARTNERSHIP, I ~ ~ " . ~ I h°~ L- - - _ _ - J i~ A COLORADO LIMITED PARTNERSHIP ~ , ' -544T REC. N0. F1299173 I „~~.•~544 ~ O a 24' S7' -A Q x - x DETENTION cnoN 'i- ~ w Z ~ r_ ■ r ~.T,~ W Q D CL. 5 x ' , ~ z ~ q o z Xe ( M , . X ~ '-r # l ti ~ ~ / 38' IRRIGA110 x ~ w , i~ , - s ~ o ~ U SEC110N ~ ~ , „ r y r ~ Z r , ~ O r ~ - ~ ~c Cc t i P .p J X - ~ NGE PLASTIC CAP ~ I (ILLEGIBLE,.,- a 4 I J DRANANG N0. C20608pGR DRAWN BY: DESIGNED BY:  PSD I PSD 206-080 DATE: 1 JN SW COR. NE 1/4, SW 1 /4 OF G. =16 T3S, R69W, 6TH P.M. SCALE. FND: 2 1/2° ALUM. CAP 1 40 STAMPED: A&R, PLS 16427, 2002 T3S R69W SHEET Nth: SW 1/16 SEC 16 C2 ~ N W COR. SE 1 /4, N W 1 /4 SEC. 16 T3S, R69W, 6TH P.M. NOT FOUND-CALCULATED POINT j FRAN ARA I REC. j FND:ORANGE PLASTIC CAP L S. 29043 5.00 lF 8' W ALLIANCE DEVELOPMENT ASSUMES NO ~E~~ U71LIT1ES SHOWN ON THIS DRAWING H+~ BEE INFORMATION. IT IS, HOWEVER, THE ~'tiN~TRAC VERIFY THE LOCATION OF ALL UTiIJTIE'a PRIOR 'r 292.89 LF 8' W 28.45 Lf 8' W f MH i ll 7 L CONSTRUCTION. cs 1 _w ! t- # - 4 J rT i Co~ 1 R/ r I i- ~ ,F~~ r~ I I I 29.50 LF 6' W r~ _ -FOIi~DATION I - f:~EEkV,4~tON-~R 1 ~v I I I I • f F- I ( ~ ~ L~ t-' 1 - - - - - f~ I~ _ r~~r . L I I y -S~ _ - f ~---.----~1 i i-~ ~3 • I' N 1 ec I I x I I Z~ ° N I I I I ~ ( 1 I.. J ~ SITE ~L~ v► N a MH ~ GILLIGAN FAMILY LIMITED PARTNERSHIP, I I I ~ ~ ' A COLORADO LIMITED PARTNERSHIP I ri W. 52ND AVE. ~ ~ _ I REC. N0. F1299177 f` n -~..c,,~ I~ I ~ t ~ ~ e I _ W 1 /4 COR. OF SEC. 16 I ~ ~ - ~ - + 86.61 LF 14 T3S, R69W, 6TH P.M. ~ I ST -A WITH END SEC1i~N D~-~~I~L~-- FND: 3 1 /4" BRASS CAP IN RANGE BOX STAMPED: CITY OF WHEATRIDGE SURVEY MONUMENT ~ I 1~ L.S. 13212-1984 I / N T3S R69W S17 S16 I ~ R J » F-~ ~H W» 14 AG» UNE UES Q»53 •t N WEST QF' PRA', LINE SEE a 11 1_ m ~ ( 1 C/1i t"1'LJCt5t1 V i ihl[" !1[" ~C`VVI IAif SKYLINE ~ ~ POINT OF COMMENCEMENT I I Ix s SW COR. SE 1 /4, NW 1 /4 OF SEC. 16 I F~ T3S, R69W, 6TH P.M. ~ FND: 2 1 /2" ALUM. CAP STAMPED: A&R, PAS 16427, 2002 x 8 W,i,s I I L-~-=-J- s S 16 S T3S R69W ~x - I f ~ - - ~ Y- _ P i x ~ ( ( i ~ _ 29.50 LF 6' WL_ I ' 9 i T IX i i T~ ,9o.a3 ~ s• s I,~H ~ r - ■ .1 J 1 l x ~ ( ~ ~ I 1 x I L-.~----~ GILLIGAN FAMILY LIMITED PARTNERSHIP, 'u A COLORADO LIMITED PARTNERSHIP I x - - - - - n REC. N0. F1299177 t~ l 10' TYPE 'R' 36.16 LF IX 24 ST -A ST/L-A MATH a~w sECnoN ` i ~i 4 i i i • ~~µ`GpT~ v/ 10' TYPE 'R' 3 2' CONCRETE ~ ~ ~ r 42~• co x CHANNEL ~ tt i1 4: x ~ I MH , i L a ~ x eg~,41 ~g W I 70.25 LF 36` x / IRRIGATION UN . ~ / ~ w • MATH END SECTION t L 1 i J i x i ~i ' ~x X i FyD; NGE PLASTIC CAP (ILLEGIBLE) .r""". i 1 i f '  GNED BY: DRAM 6Y: [!IPSD i PSD 206-080 i SW COR. NE 1/4, SW 1 /4 OF SEC. 16 DATE: T3S, R69W, 6TH P.M. FND: 2 1/2" ALUM. CAP STAMPED: A&R, PLS 16427, 2002 SCALE: T3S R69W 1" = 40 SW 1/16 SEC 16 SHEET N0: C3 ~ AWANCE DEVELOPMENT ASSUMES NO r.ESPONSI - ESPON51E31LlTY FOR UTILITY LOCATIONS. THE ~ ~ ~A~ BEEN PLOTTED FROM THE BEST AVAILABLE ~ ~ ~ NW COR. SE 1/4, NW, 1/4 OF SEC. 16 5~ ~ ~ T3S, R69W, 6TH P.M. ;NOT UTil1T1ES SHOWN aJ THIS DRAWING HA~`~ BEEN F~ . ~ FOUNp-CALCULATED ROINT INFORMATION. IT IS, HOWEVER, THE C+'~~ACT VERIFY THE L~AT10N OF ALL UTILJTIE ~ PRIOR CONSTRUCTION. i/ v f I F t FRANC 1 . ARAG I REC. t I '`f ~ ~ CONTRA i f F ANCHQIS PAUL R. ~~~Qe~n~ k'eT~-IRYt~I I r~• a k~F I FND:ORANGE PLASTIC CAP ~ ~ s °:L.S. 29043 r~r I r.~ . l , - -y, _ _ - ~ ~ { t. t ~ ~ I-' Yy 3 T ;I =i --FOtii~ATION I I~ 7 l- 1~ k~ L t~ I ~ I ~ ~ _ ri , e? t J t-' ~i I f `s u~ _ ~ i ~ L - c f ~ 's ~ ~ ~3 f r. , i~ f J ~ a SITE N N a 4 1 i ~ ~ N 3 ~ J R`o~ t` i X r-1Y r r - 5 3, r j ( GILLIGAN FAMILY LIMITED PARTNERSf~IP,, 545 .d` A COLORADO LIMITED PARTNERSHIF REC. N0. F1299177 L _ ~ _ ~_r_. _ _ [ ~ I I I I \ ~ t  L ~ ~ _ ~ ~ra~..~ ~ i i ~ ~ i' i , ~ ~ i n ; i z~ SAIL-~ m W 1 /4 COR. OF SEC. 16 ~ + T3S, R69W, 6TH P.M. ~ I FND: 3 1/4" BRASS CAP IN RANGE BOX a } STAMPED: CITY OF WHEATRIDGE SURVEY MONUMENT I ~ L.S. 13212-1984 a ~ / ~ .P 1 I N ,ti m T3S R69W ~v~ 1r F- S17 S16 ~ ~ I Q O L~ 49 / I _.T~ ...r ~ ~ ~ y t' POINT OF COMMENCEMENT I~ X SW COR. SE 1 /4, N W 1 /4 OF SEC. 16 ~J Y T3S, R69W, 6TH P.M. Z FND: 2 1 /2" ALUM. CAP x _ I STAMPED: A&R, PLS 16427, 2002 W1/16 I~ ~I S 16 I ~ _ - - T3S R69W I x z O II F d ~ ~ e U W O X J I ( ~ I~~ I I I 5448 I - - O (I X I Z x I xl: _o- } I I,... 1, Z b^ ~ . , GILLIGAN FAMILY LIMITED PARTNERSHIP, I I - - -^`-_4 _ V J A COLORADO LIMITED PARTNERSHIP 344T z REC. N0. F1299177 I 5445 Q 0 . 24' ST -A x T -A ~ DElENT1aN TM a.`A c~oN rT,~ J LIJ p D IP 4~~' `r~ ~ o' rrP ' "R" ~ ~q.~ 5 5 .I Z ~ W ~ ~ Z x M ~ O ~ C / ~cnnoN x I ~ SF cn O O U sECnoN Q_: _ _ . ,r` ~ ~a 7C f r w Z ~ O h; , z k~ s J ~ X F r`L -~FND:ORANGE PLASTIC CAP "(ILLEGIBLE) r DRANANG N0. i C206080EC DRAWN BY: DESIGNED 8Y: 1 PSD I PSD 206-080 DATE: I 6 SW COR. NE 1/4, SW 1/4 OF T3S, R69W, 6TH P.M. t SCALE: FND: 2 1/2" ALUM. CAP 1 40 - STAMPED: A&R, PLS 16427, 2002 T3S R69W SHEET NO. SW 1/16 SEC 16 C 4 i .ll~- W _ ~ ~ _ '``i. ~ ~ ~ ~tt~W ~ ~ W a ~ J --wow ~ ~ ~ W ? ~ ~ t/) p 0~~~ ~Q~~ <t t~ c~ m ~~w ,~w o mac ~ ~J o ~ w ~ ~ 0 0~ ©.v..! ~ ~ ~ a ~ ~ pW~l.r.. 4- m ~ ~ ~ m v ~ ~ w N ~ ~ ~ ~ d 'o ~ ~ ~ i f # $ !1I ~ BINDING WIRE STAKED AND ~ ~ ~ F < $ $ ,/1~Y~ OR TWINE ENTRENCHED M + t Y :f G C RSE .~5 ~A ~ ti r r~;, STRAW BALE c-p, ~ ®~Q ~ WO t:~ . AGGREGATE ~ l € .t f COMPACTED SOIL TO ~ ~ v ~ ii `s i t ~ 5 iNy.;: PREVENT PIPING >N fr r" FILTERED R ~ Y V SEDIMENT (ADEN RUNOFF ~ N ~ '<t r%' ' >~~F r ' f' t i s~ 4. a. 4 f ~ t, .x Y~o.~,t j $ t RUNOFF Flow k~~ ~ £k i,-, ~ ~ s k w,y ~ .i.d ac. v , {.c # < ~ k ~c tf E ; '~t ~ t~ t t a> Z yY t 6" MIN z y R # t h 't, C ~ ..r XX J~~. t i W -J5'.. t Y f, (/~J 4~ ? 4' 'k ~ 1 . F~~ ~ N Z ~ ~ ~ ti ~ i ~ ~.~t;::r~' f. ~ cry ~ CU cy .ry . ~ WOOD OR STEEL FENCE POST ~ ~ (REBAR NOT ALLOWED)--~ ~1►` 4) S P c~r-nn~~ r a c~ o w a~ ~ ~ ~ ~ DROP INLET WITH GRATE EROSION CONTROL CONSTRUCTION NOTES ~ ~~rn 1 AT ALL TIMES DURING THE CONSTRUCTION OF THE PROJECT, EROSION AND SEDIMENT CONTROL SYSTEMS SHALL BE MAINTAINED TO PREVENT DAMAGING A W I ( ~ ( ~ f®M ~Yi/' r~ nun n~~ r ~r n~~rr • ~~n r it ~u~ ~re-n~~ ern nr~ ~~u r e~~Tr nn►~Tnn~ Q ~ _ ~ w _ ~ t 2 STAKES iBA~E (TYP cs -  - STRAW BALES 3 THE CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTING MEASURES TO PREVENT EROSION OF DISTURBED SOIL BY WINDS. ~P INLET PROTECTION DETAILS 4 CONTRACTOR SHALL OBTAIN PERMITS FROM THE COLORADO DEPT. OF HEALTH, NO SCALE WATER QUALITY CONTROL DIVISION PERMIT ENFORCEMENT SECTION, AND THE CITY OF WHEAT RIDGE PRIOR TO CLEARING, GRADING, OR EXCAVAl10N. } 5 THE CONSTRUCTION EROSION SEDIMENT CONTROL PLAN MAY BE MODIFIED BY m THE STATE OF COLORADO HEALTH DEPARTMENT OR AUTHORIZED REPRESENTATIVE AS FIELD CONDITIONS WARRANT. 6 WHERE AREAS ARE TO 8E LEFT BARE FOR EXTENDED PERIODS, SEED WITH Q O TEMPORARY SEED MIXTURE AS INDICATED ON THE LANDSCAPE SPECIFICATIONS. 7 WHERE AREAS ARE GOING TO 8E PERMANENTLY SEEDED. SEE THE PERMANENT SEED MIX INDICATED ON THE LANDSCAPE SPECIFICATIONS. ENO POINTS "A° A MUST 8E HIGHER A 8 TEMPORARY CUT/FILL SLOPES SHALL NOT EXCEED 2:1 (H: V). PERMANENT SLOPES SHALL NOT EXCEED 3:1 (H: V). THAN FLOW LINE POINT "B" s~ y B 9 CONTRACTOR TO MONITOR AND MAINTAIN VEHICLE TRACKING CONTROL PAD. IF Z ~ MUD AND DIRT BECOME A PROBLEM ON THE ROADWAY, MAINTENANCE SHALL INCLUDE, BUT NOT UNITED T0, ADOITIONA~ AGGREGATE AND CLEANWG OF ADJACENT ROADWAYS. W 4 i..i. OVERLAP SIDE BALES 10 SILT FENCE TO BE INSTALLED PRIOR TO GRADING OPERATIONS. Z O ON FLOW LINE BALE(S) TO PREVENT GAPS F a V N W D BALES MUST BE ONE OR MORE BALES "~6+ 6+ TIGHTLY ABUTTING IN CHANNEL BED mod. WITH NO GAPS 11GHTLY ABUTTING EACH OTHER 1. SET POST 2. EXCAVATE A 4" X 4" TRENCH O Z ALONG THE UNE OF UPRIGHTS ~ ~ % , p Z Z Py ~ ~3 0 0 v h''1 NUMBER VALUE N ALTERNAl1VE OF OF BALES J ' - j z LOCATION OF 3 OF Z ~M~ FLOW LINE oI' (MINIMUM) y G1 W BALE(S) ~ 1.0 OR < J I..L 1.0 - 3.5 2** ~ 3.5 - 5.0 3** d, d ~ ~ k J 5.0 - 7.0 7.0OR> • _.4.' v~ ~ W w J D t * NOT RECOM END ~ „ k==' j ASSUMES DEPTH O ABOVE POINT "B" ° EXCEED 6 INCHES '.~,I ~ ~ ~ ~ O Z q v ~ PLACE dOWNSTREAM BALES SUCH THAT PINT "B" IS APPROXIMATELY ~ z ~ LEVEL WITH THE LOWEST GROUND o p ELEVATION OF THE UPSTREAM BALE N O U ti ~ Z ~~r.3. ~ W O J B ~ ..~''R~ DEPTH OF WATER 3. ATTACH FILTER FABRIC MATERIAL TO iJ "B" WILL NOT POSTS OR SEWN POCKETS OVER POST f ~ , VCHES AND EXTEND IT INTO THE TRENCH. y~ 4e,. FILTER FABRIC, ATTACH  DRAWING NO. co STRAW BALE DIKE SFF 51 LT FENCE C206080EC DRAWN BY: DESIGNED 8Y: Psu PSD 206-080 SCALE: AS SHOWN SHEET NO: C5 w V IES NO RESPONSIBiUTY FOR UT1UT~l LOCATIONS. THE Z ~ ZINC NAVE BEEN PLOTTED FROM THE BEST` AVAILABLE ALLIANCE DEVELOPMENT ASSUMES NO RE UTiLIT1ES SHOWN ON THIS DRAWING HAVE INFORMAl10N. IT IS, HOWEVER, THE CON VERIFY THE LOCAl10N OF ALL U11U71ES CONTRACTOR TO ~~S~~~n~. j f- 4: ~ 30 0 15 3 j i { .rte i ORIGINAL SCALE: ~ ~ i i i r, ~~i •e r t , ~i i~~ ~D ~ I I ~ I I C I I ~~I~ ICI ICI ICI ICI v ( I I I ~ \ I 1 I I III I I III I I 'r _ ' ° ~ O I .,p, I ;I I I I I I I I I ,I I,I ~ y5 I;I I;I I;i I;I I;I i X X f E f ~ ze.oe it ~ rvv a - - g 1 - - -I I - - ~ _ 21 ST -C ~ _ ~ _ tt+oo t2+oo { . Ji.~ ~ ~ r s_. N MH 243,32 LF 30' ST/L-8 3. 1 ~ ~ c.~r N 30.71 LF 30' ~ ST -B MATH I END SEC710N I .':sj I ~ I ( I i CHANNEL I ~E~ ~ I ' I r--~-, {  ® I 27 2 T LDP SN HALT ASP CAL STREET 8 TYYPi C S C11 ROS ~u rte a~. z i { f , , - _w .K_ ~ _ p. 0 0 0 _ . a ~ ~ F. i ~ i ; o d N ~ ~ 100.00 0 5454 0 ° N 'n ° ~ • + - r +wM a HIGH.. P01NT S A = O .f .mil' . ~ . , . ~...J.. J.e, ~[l~..a~~~...w. . ~o~ ~'-w + ~ VI STA - 1 ~ u • • w....... ~n , w,... Q _ . _ _.e......... ~ w ~ ~ P ...M,.~~EV 5 5451c~nUw ~'n~ `n - - 1 k Is 1 1 r ~ ~ i ~ K 2.2 _~,r~.., w ~ _,.m.v~. , , w Y u o Q a. ~ 5448 0 ~ ~ ~ i +wM _ _ ..,_a ~ w~ ~o~ ~ W_ _ . _ J J _ O% _ ^i :J i 5445 cn v w 0 1 . ~ ~ . _ , _ ~ . ~ _ - ~ e J 544 . r ~ N ~w... . _ r v„ if y..1.~. - ~~E s 5439 i I 5436 1 J 1 r 5433 1 N d- ~ t ~ , _ . , _ Q. _ ~ N...., 4~ Hs i d' ~ d'  - - - - - - - - - ~Q 5430 5430 5430 w w 54,.' 5430 CLV608ORD- 1~" DRAWN BY: DESIGNED BY: ON O ~t 00 O00 t[) CD cow N00 c0 U) to 0 00 U-) y ~ul ~ ~ 00 00 to N M N~ M ~ ~ 00 ~t tti c6 d' ~t d' t~ d" mot- d- ~ d- t~ d- ~ d- dam' ~t dam' ~ ~ d- 00 ~ d- ~ ~t~ V) q- od~- ~~t- mod- mod- mod' ~LO LO to ~.1 ~ _ 10+00 10+50 11+00 11+50 12+00 r i I y~ W NO RESPONSIBILITY FOR UTILITY LOCATIONS, THE ~ ~ w "r nccrt t11. AT~n C"C!A►I 1LC__1lCC7 ♦ 1Id tt ~ Qt C V d 3~ z~ f 'J 1 Q S fL tL . <C t- I U1 Y C) . 1 =Z U4 I ~ Z C~ QQ R~ I ( l NJ~2lHl`d1i ~NO~b2~d ts. Q '2! ~fldd `SIOH~Nb2l~ i i _G U71U71ES SHONM ON IRIS DRAMANi~ HAVE INFORMATION. IT IS, HOWEVER, }fiE CON VERIFY THE LOCATION OF ALL U1~.Il1ES P corisrRUCnor~. _'S r M ~ 'sr 7 J]~~~~yy i / •~W 32 4 89 N 4 : fem. t s ap - y~y - 31+00 _ 1 ~ ~~+t~ wv ~ a ___.r . CON VERI UTll.i TO ..:ter r•~ I - I I ( I,'1. I ~ ( !.S °T° I -4 R FO~IDATION - I - - - - - I _ EXCAVATION AR~ I T 1 • rvv i I i i ~ t~ I ~ ~ ■ c- QUAIL RIDGE ESTATES c i  NOTE: ALL DIMENSIONS A FLOW LINE UNLESS OTHER A~ C} E~.EVATI ~N TC~ )H ER WI SE N C~TE~. m 30 0 15 ORIGINAL SCAL 25' ~.~.....a~...,,.,u.~ ...w,...~.,~ 6 C~ Ji1....., ~~..,.,.,.~,..,~U. ~~......~~Q...ti, v~__~~~a,.,wN..~..~ . m co r~ 5460 5460 0 ~ d- +J~ AD 082 LOW DINT EL V = 54 7.52 c+.i ~ 1. u.~ v _ ~ u~.w ~ m , ~ ~ . ~ ~ K = 1 23 • o~ _ ~ r.,. w ~e.~ LOW DINT ST = 32+49.87` VI STA 32+5 a 5457 ~ v ~ 50.00 0 VC v~i w 5457 24' ~o ~ o ~ A.D. 3.18 19.5' 17.5' 2' Q 0 0 II II M,..,4- s~.,..,,~ O ~ ._,w,F. A 12.5' 5' L ..A, ~ , ~..eHm.. fi. -t 5454 ~ Q ~ S! \ w ~ w Q ~n 1 J ~ ~ ~ 2% t ,....W ~ a ....w . GR N , A- SPHALT PVM~ STREET A TYPICAL 5451 ~ ~ 2.409' ~ ~ w..... vW....~ . .,,w,.~. CROSS SEC110N KTi 5448 5445 J t t re 1 5442 ~J w.... w....._.m... J 1 5439 w w ow 0 ~ ~ .r _~w , z ~ w.... . c~ ~  ~rr-r~~■ nv •Prv-~ -~~lu~~ryuysv~~~r r' - - i - - ~ C20608ORD-PP 5436 w v DRAWN BY: DESIGNED BY: Psu PSD .00 V- ro op 0 6 O 0 0 O) aj O) ~j o') LO LO Lr) LO qq- 206-080 44- q- 44- LO DATE:. LO LO Lr) LO LO LO Lo LO LO LO 0 `?xr ~ Wes. 1 SCALE: i 30+00 30+50 31+00 31+50 1 0 STREET A -PL SKEET NO: C8 t *s F v°~+ ►on ®c~~nn►~rtafi ~Ttr rr~ry i tm~ rrv ~ ~r~ • •rsr,,.oe~. ,n mr ++~r 1 . 1 _ r_ ~av ~ s~ .r~~ rr ~ f-~ u.~~..ss v r~_ _ _ ~ _ r• j I ALLIANCE DEVELOPMENT ASSURI~ S NO R U1IUTIES SHOWN ON THIS DRAMwNG HAV INFORMATION. IT IS, HOWEVER, 1HE C VERIFY THE LOCATION OF ALL llT1UTIES .1! r-t u i CONSTRUCTION. I r LS 1 IiVIV M ail 1 ~ rr.>- a'- r X X i F'r .y ~l 41+00 r i r_- T° v Y X X 1 I~- l _ 1 t C e y A ` 4stoo 4 7 - Y _ - - f 1 S ROW 30' 'T 1 5' 7.5' ~ 2.5' BIKE TRAVEL EASEMENT r  I r 1 O wU ~ W . ~.,...~r...... O ~ O. W ~ ~...~L,. ~ ~ . ~ e~ w_„~ , .~~,u.~ .~...~_.m ,z....., 1 L 5454 ~ c~n c~i~ o F- o i L it +oW +~~ri i~ M .~~.,4 _ ,w ~~~...r Z U ~ ~ ~ s ~s 1 ~ ~ , . , . , „ ~ . ~w~ .,,N u....,..... C ,e t H W ,.Q , ..,.,la- J ~j 5451 ~n m ~ cn c~ w i. t l.~ i ,i I 5448 I c Y~ ~.M.a.... . _e , . ~ . 544 - . ~ ~~.e,4 r - I ,y.- I _ _ 5442 ~ . - ~ r ~ t w r I 5439 I 5436 i s~~ t ~i 1 i t 5433 , t - J I I F 1 R 5430 xJ DRAWING NO. W U 5430 C20608ORD -PP O~ m ~ O~ O~ p~ opt tn(D ~N ;D 00 O r1r) to i~ CY) N ~ cD rn ~ ~ DRAWN BY: DESIGNED BY; --Psu:l PSD :mil 00 0O) 0t`~ ~r7 ~ np r`)pp ~cp mod- C0p r d' n d- tr) r7 n r7 N rrj N tfj N Nj N n ~q- q- It 1 N c\j N Csj N N - N rNj- It lq- 0 14- in It lq- 14- d_ d- ~ mot- d' d- d- mot- ~ d- dqq- - ~ d14- - d- .d- d- d" .4- d- 'q- n ~uo stn ~Lf7 stn ~Lf7 0 tC) ~Lo Lr 60 206 -080 40+00 40+50 41+00 41+50 42+00 42+50 43+00 43+50 44+00 44+50 45 RIDGE ROAD -PLAN AND PROFILE vr- _ _ Iii ALLJANCE DEVELOPMENT ASSU~E.S NO R UT1LIl1ES SHOWN ON THIS DRANiNG HAV INFORMAT10P1. IT IS, HOWEVER. THE C0 VERIFY THE LOCATION OF ALL UTILITIES _ 2' CR r CHANNEL TYPE 'D' s - F _ ~ ~P cor~srnucnori. ~ F ~r l DION DANA .p ~ ~ CON FLL k1~ } t 1 / MH ~ ~ ~ \ ~ t 1 ~r N / ' ~ / i _3~ __o / 2 9 L / 4~ . ~ ~ ~ ~ Y r- t_i ~ ~ ` ` J / MH ~ ~ ~ ~ ~ Z ~ l• \ .61 LF 24 d , ST -A WITH END SECTION / I I ~ ` ~ ~ / I. ~ L ifZT z~ _ t ~ ~ . E 1, w . U• <<  ~~v ~ w~ vvr.~ ~ AN ~ E~.VATI ~ S T~ N~`~WI~F' I~It'1T~~ e ~ ~ ~ ~ - ~1, - / + 1 ~P 1 - ~ - i h E _ a~._ _ W _ .........~~,a W., , ~„~j 1 • ~c~ ~C~~d' o0~d' r tt~~ ~J w ~ V w w _ . . r>: 5454 c~ w ►~i o ~ ~ • • ~ ~.c~ O ♦ w Vw~ w \,ti„! • ~ o • w + t ',I + ~ + F- to _j w + ~ J W 1 ~ w 'Q W ~ ~ ~ ~ J ~ . ,.a.. , . W I w l _ _ _ tS3 L~ (D _ _ co 1 5451 cn cam? cn ~n~?? ~ ~zz - 1 - ■p :1. R _ 5448 ~ w. , . ~ e~.. . . n.-,. 5445 'S: r ~ i ~ ! Yt J' ~ ~ ~ I i iF _ ;-~1 ris e~- f . 1 i- 5442 77.4 LF 24 ,,86:61, L ...2~,,. , ....~e , J s l ti s. ,mss ~ T/L- q 0.50% r ~ =;1~ ~r 'r J r 5439 i~.. u.., 5436 _ ~ Gr f If- _ Yt.-- jii 5433 Y i I { I, r + f~ 5430 Ld DRAWING N0. 0"~ 5430 C20608ORD - P co n ~ ono o~ r~~ rn~ ~o oco DRAWN BY: DESIGNED BY: o ci - PO -q- ~r~ ~t~ ~r" C5 Ln C3 -q- # 0 ro PSD PSD ~t' mo d- ~~t 206,,-080 DATE. 50+00 50+50 51+00 51+50 52+00 e SCALE: 1 30' Y ~ i SHEET NO: clo t c 1' _ (a ~ r r `S .t s~ - ) l•r 1~4r 1.11 r far a rr wr 4IL~11 I1LIwut 44'-4` tr-~' ~ ~ 8N ~ r-Ir at ~ o ~ l • 1r ~ • Mr _ ~ ~ ~ CENTER OF WYE BRANCH CENTER OF WYE BRANCH r TO 8E PLACED IN UPPER TO 8E PLACED IN UPPER z4 ~ e 1r w1 tea r au1 THIRD OF MAIN THIRD OF MAIN w bti A A mms iNr 4M ~ N r to 4»r»1uN ~ N i i.lr a 4r ~ tt 1>011► r' OL ~ ,Do e 04 ~o ~rraM T -~---I ~ ~ ~ w 120' MINIMUM GRADE 120' MINIMUM GRADE 4. ` iw ~ r, ~ 4/Ir 181 ~ ~ 1/4" / 1' 1/4" / 1' 1/8 BEND 1/8 BEND a. 800 M r' Ittf 0' Oi8 w 101 100 /N M * 14c ra4x1ra4 rloxr0o 1r0oxr CONCRETE TAP TO BE ~rosrm N11i1 t * r-r 4r~r Orr 8 t PAY r r ,,.1,p rni i ait ueruiuc _ 5ECTION A-A TYPICAL PLAN VIEW ~ ~ REGULAR INLET t TRANSITION CURB ~ ~ 1/8 BEND CONNECTION TO TEE 1/8 BEND & SADDLE CONNECTION wnu. N ILL IIMLL 1R Our A Ow t NMEIi NIL 8i 1aN Idwi If01111r awr. ~ r Nrac Ittf s1r" 41wa. s IM 1s OOOi 1Y~R L 481. 01140 Nat Ar11411u► Nil ■ 4 OOO4ii NLL 11 OxMBf~ . 0a~ 1101 118001 a0M/IO NLL ft fOftN00 ~ 1N081 N04 00>MIO 00~ Nt N1N000811 IINR MO/ ~ 00010 NIOI ~ N801N NO 401M1 IMOL A ■Olw 0unlrllcl: FACTORY PREPARED A.S.T.M. BELL SHOULD NOT TOUCH SIDES 4' MINIMUM BEDDING ABOVE N01 OL~810/ NN411 i11tOtL 0110 N01 OOYM N Md)Lw. C-425 COMPRESSION TYPE OR BOITOM OF BELL HOIE. AND BELOW PIPE. JOINTS ONLY OR APPROVED s ~ - 1~ IM10glt 08L; II04 0411008 Nil OL ~ OA IOOMt 0411r t1oN Nl 8411[ 1!L UIw1/88 N/ 101T ML INOIt, NL 18>/~018N0811 ML iNlmi, NO11K EQUNALENT. /t4 O CEN ACCEPTABLE BEDDING S R SFRVI . .ONN .TION nETAII__$ 41UN04 /If4 004111000 108 04MN1L N0, NIpNi1L NLL ~ M ~ 01 NIL N08i, M81fON N~ 101410 8001NN f1r 011. 11~' 04 YOL MALL IL 10 M OF 31lrMl. (NINON MO NOL OONl~1 lN~LO SECTION c-C & d-d NL dilwa, urrarr oN tN®t t. Y" DOTTED BARS ARE IN SECTION d-d r N00 s U~ 'ur .cw per, 1, '4~' c d c d ~ N.T.S. 808 OOt ~°LOt - ~ r 8• ' uuw~un~ Oj L i ~ 41>r 408 r-ar ~t 14/+'0° awawl I08►1 100E NR 101 r' ~ 1M r 00 r i e 441 41Y ~ NO 411 41t C d c d t MrLINL -.J 1_ 00 ~ 1d' ~L i 10" ~ ~ 1~4 J ~ rxt~x ~ ~ • 7 CURB FACE ASSEMBLY, SECTION A-A PLACE ENTIRE ASSEMBLY BEFORE POURING CONCRETE. INLET WITH DROP BOX ~H~S .r fi -s ` I~ REINFORCED CONCRETE PIPE t,. 3 ■ . • ®a1 w 48-r 11w Halt oa ac. ♦ • • • • 1 av■e■ o u ■ ~o ~ s ■ v a r rt r a a v. s®. a e r r r ~d ~ rr r ®v " V r r a~ r r w v r+. ~ r- • ♦ ~ • • ~R' r i/1'k >M 1 1/!C' ~ 4 • • • • ~ Mp, 4llrii ~ • al~ • • 111 >Y WI 7a' ' ~ 7' I L i =t I $ ~ I~' n l _ qa. s _ 4 1 ~r irr ~ 11p #P t 9~°'" r ~ Mwlt CHANNEL LAYOUT aETAILS r. 1~ ,~a i r~ aw~a rlioc nrnnrx rls► ~ M.~ uaa.ru a >t~,r~ r s>~ mr J w » ii H ~ la wr I~ Irm I~Iwd~ rwnl ~ ~ "H ~ r r 'r rr s~ ri T~"ICU. ~.,o ~ yylr i~ as : ~ I!r r ~"oo 1 'r, AT ~ ~ j _ SEC TYPICA • ~ mac. Ira. I/~IM,[ M rn~ a n~ ~ ~ v rn~ w ~ w rn~ ~ ~ ~ 7 4~0 ~ r ~~a I~, e 9ENaING a~AG~Air~s - a~~~~oNS ~ OUT-TO-OUT o~ BARS. N.T.S. ~i r ~ _ ~ ~Y a J e -t. T -7 ■i 2 a ~ - ~ t 9~ f I r-~ ''1~i~ ,i _ _ r- _r~ .e r t "mot. i 1 1 ( IIB CG2 8' 2' ' MUNUU IMIU Wl IM UUMS & GU I I oo, --+1/2 " " pq r% m M NA CG2A B" 2' • NA CG28 10" 2' 1/8's RADIUS RADIUS two NA CGt 8' 1' t/8' RADIUS ~ 18 CG1R 8" t' i+) i l TOP OF CURB TOSLOPE/ 7-Al 68# .8 /#%w TOWARDS GUTTER-------," JOINT (TYP JOINTS TOOLED JOINTS TO BE NOTES:I.CONIRACTION JOINTS REWIRED 1 1/2'm PLACED O 8" O.C. (TYP) AT MAXIMUM 10' SPACING A COLORED CONCRETE 2.CG1R GUTTER CROSS SLOPE (DAMS TILE RED) SHALL BE 1/2* /FT AWAY FROM CURB 2) VERTICAL CURB & VERTICAL CURB MIDBLOCK RAMP hE 608-03 NOT w V ~s..i i.~ti""dw Pilo !9i°°~!'oet A►tAi Mi! iT~/ rWr~rw W stilat aw_~_i . ww . ww..w _ _ r®_ _ ~ . t C ~ NW OR. %--SE 1 4 N1~ 4 OF SEC. 1 fi j - T3S Rfi:9W fiTH P,M. ~ r i Y AWANCE DEVELOPMENT ASSUMES NO UTiLITiES SHOWN ON THIS DRANANG H INF~MATION. IT IS, HOWEVER THE VERIFY 7HE LOCATION OF ALI. UTIUTI CONSTRUCTION. x~.i ~ r~ a sic - = _ =-i i RIOT ~ 5 ~ ~ 5 FOUNDtCALCULATED . f,~ PINT , . 0 to ~a . %`'s" s ~ i ~ ~ LoT 4 :r;: F : ~ICHOiS PA R. A UL ARAGQN KATHRYN C~ ~Y RC~N0,F15~ b E D FND.OR NGE PL.A~TIC CAP r r t 1 ~ 7 3 (d ~ VAt~CT !1 ~ FND.ORANCE P LASTIC CAP F:L.S. 29043 r ;I} f ~t'' X, F ~ Vt 1 ~ , ~v a ti% ¢ k y`% i I s l f ~ . t ' au ~ ~ ~ t' 2~ i i'' r f { f d 4 • i } r .i t .c - ' { ~ ! f `s L s j ~J' S" 'i~ u ,:J" ~ u j .j ~s' i A ~~Y. f \TI YN ' M ~f l i r i' r_ 1 / i J { ~ ~ i J.J A 1 5~.. 4 w 1 _ S t.s. ~r r~ i /'4 ' s a iv t - v X is 1 ~ x _~_il dv ~ 4 A. „ % 1 I i f f i t i I ® j s. 't y '.t _ l ~1:r i~ iF' iii. ~r. f f' . 1 1 _E ~ J A nd if y is r' tt 1 P 1 f  r t J JI.ALG I = LVVV Cld~ b4 1 1'° d1J* W 1 /4 COR. OF SEC. 16 T3S, R69W, 6TH P.M. z FND: 3 1/4° BRASS CAP IN RANGE BOX ~ i~~r STAMPED: CITY OF WHEATRIDGE SURVEY MONUMENT ~ L.S. 13212-1984 0, ni T3S R69W `y' S17 S16 i 5449 L""a I D ~ < ~'s ~ ~ I POINT OF COMMENCEMENT` , = x SW COR. SE 1 /4, NW 1 /4 OF SEC. i6 , ' l T3S, R69W, 6TH P.M. FND: 2 1 /2" ALUM. CAP e r J STAMPED: A&R, PLS 16427, 2002 x W 1 /16 "I S 16 -~5 1 ~,.1J T3S R69W ? x a i i X 4 i_ J~~S i r GILLIGAN FAMILY LIMITED PARTNERSHIP, X A COLORADO LIMITED PARTNERSHIP ' REC. N0. F1299177 I 1 /u+ LL . ~ ~ is ~ LL MA . 1 ' r ST/L-A NA I " END SEC710N ,r _ i i 3fi 18 ~LF X 4 24 ST - ~ DETENTION AREA 1 J, Mq 1.08 LF 38' 5 5~~~ r 40 0 40 80 q.3 1 y •t R M ORIGINAL SCALE: 1 "=40' INLET ` M INLET X S~ 70.25 LF 36' x ,X r- w►n~ a►o sECn x ~,N 'v- DECIDUOUS TREES: ; : ; 6 SI,IH H~IEYLOCUST, SUNBURST ~ r GLEDITSIA TRIACANTHOS INERMIS 'SUNBURST' 2 ~~2~ ~'V- 8 & B 'r - FND:ORANGE PLASTIC CAP (ILLEGIBLE) a ` 3 LL LINDEN, UTTLE LEAF T1UA CORDATA 2 1/Y CAL B & B ~,,,,i X ~ F =r. / t li 1 1 B t 1 F~ 8 I i  5 BB DWARF BURNING BUSH B. & 8. EUONYMUS ALAIUS COMPACTA' 18' HEIGHT OR #5 CONT. SW COR. NE 1/4, SW 1 /4 OF T3S, R69W, 6TH P.M. FND: 2 1/2" ALUM. CAP STAMPED: A&R, PAS 16427, 2002 T3S R69W SW 1/16 SEC 16 a E F - - - - - - - - - - rh w +Vr ~r s ~ PLANTING NOTES tY: ~ ~ t.c.. W W LANDSCAPE WORK -SPECIFICATIONS PLAN 1. REQUIREMENTS FOR MEASUREMENTS, BRANCHING, GRADING, BALLING AN BURLAPPING AND GENERAL QUALITY OF PLANTS IN THE PLANT L.lST SH AND SHRUBS CONFORM TO STANDARDS CURRENTLY RECOMMENDED BY THE AMERICAN Q ® in ~ DESCRIPTION OF WORK QuAU RECO EXTENT OF LANDSCAPE DEVELOPMENT WORK IS SHOWN ON DRAWINGS AND IN FOR N SCHEDULES ASSOCIATION OF NURSERYMEN, AS GIVEN IN THE AMERICAN STANDARD o i G DI o~,~cs T NURSERY STOCK (AMENDED TO DATE) AND THE COLORADO NURSERY 1_ A fl_.►~,~ SFZ-~~4~R ANA ~~~fcj{t1~~r~IT~L~~LT~ c1ot~~. ~C~ ~YG.- C1T~ GG~~G B~!!e" DECID QUALITY ASSURANCE AND RECO SUBCONTRACT LANDSCAPE WORK TO A SINGLE FIRM SPECIALIZING IN SINGL LANDSCAPE WORK. SOURCE QUALITY CONTROL f ~T ~ ~ ~ GENERAL: SHIP LANDSCAPE MATERIALS WITH CERTIFICATES OF INSPECTION REQUIRED BY GOVERNING AUTHORITIES. COMPLY WITH REGULATIONS APPLICABLE TO LANDSCAPE MATERIALS. ALL PLANT MATERIAL SHALL 8E AS SPECIFIED HEREIN AND GUARANTEED TO LAND BE TRUE TO NAME AND FREE FROM INSECTS AND PEST (AS CERTIFIED BY THE COLORADO DEPARTMENT OF AGRICULTURE). RYSER ALL STOgC SHALL BE 08TAINED FROM JAMES NURSERY COMPANY INC.. 7900 YORK APPR STREET (303-288-2424) ALL B SUBSTITUTIONS OF PLANT MATERIALS AND / OR PLANTS SUPPLIED BY OTHER ANDR' GROWERS MUST 8E PREAPPROVED BY LANDSCAPE ARCHITECT PRIOR TO SHIPPING AND INSTALLATION. PLANTS NOT MEETING LANDSCAPE ARCHITECTS MULC STANDARDS WILL BE REJECTED AND ORDERED REMOVED AND REPLACED. ROCK _ W LAYER OF COMPACTED PLANTING SOIL MIXTURE, PLUMB MECHANICAL OR INSECT AND DISEASE DAMAGE. trr ~pl~l`~ 4!'~~..T~~n~R.~ „pT~"-e" earnrc - QUALITY: PROVIDE TREES, SHRUBS, AND OTHER PLANTS COMPLYING WITH PLANTING TREES AND RECOMMENDATIONS AND REQUIREMENTS OF CURRENT ANSI 260.1 "STANDARD 3 JOB CONDITIONS BERM OVER FOR NURSERY STOCK" AND AS SPECIFIED. TREES SO MARKED SHALL B DECIDUOUS TREES AND SHRUBS: PROVIDE TREES AND SHRUBS OF HEIGHT BURLAPPED STOCK ON LAYE AND CALIPER LISTED OR SHOWN AND WITH BRANCHING CONFIGURATION AND IN CENTER OF PIT OR RECOMMENDED BY ANSI 260.1 FOR TYPE AND SPECIES REQUIRED. PROVIDE ADJACENT FINISHED LANDSC SINGLE STEM TREES EXCEPT WHERE SPECIAL FORMS ARE SHOWN OR LISTED. BALL; RETAIN ON 80TTOMS. UTILITIES: DETERMINE LOCATION OF UNDERGROUND UTILITIES AND REPRE rn~~~ n~nrn or n ~ n~ ♦~irr t~~~~~ ~~~r Iif AI TIV SI'1r/~1\IG►.ll^ ♦n~nTrn~n nnl Jan ~J1n u J PERFORM WORK IN A MANNER WHICH WILL AVOID POSSIBLE DAMAGE. HAND EROSI EXCAVATE AS REQUIRED. MAINTAIN GRADE STAKES SET BY OTHERS UNTIL REMOVAL MULC MUTUALLY AGREED UPON BY PARTIES CONCERNED. BE CUT OFF THE TOPS AND PROVIDE BALLED AND BUR~APPED (B & B) DECIDUOUS TREES AND WHEN SET, PLACE ADDITION SHRUBS. WORK EACH LAYER TO SETT CONTAINER GROWN DECIDUOUS TREES AND SHRUBS WILL BE WHEN EXCAVATION IS APPRO EXCAVATION: WHEN CONDITIONS DETRIMENTAL TO PLANT GROWTH ARE ENCOUNTERED, SUCH AS RUBBLE FILL, ADVERSE DRAINAGE CONDITIONS, OR OBSTRUCTIONS, NOTIFY LANDSCAPE ARCHITECT BEFORE PLANTING. SPECIAL PROJECT WARRANTY STAKE HARD WARRANTY TREES AND SHRUBS, FOR A PERIOD OF ONE YEAR AFTER DATE OF DEFEC SUBSTANTIAL COMPLETION, AGAINST DEFECTS INCLUDING DEATH AND GALVA ACCEPTABLE IN LIEU OF BALLED AND BURLAPPED SUBJECT BEFORE PLACING REMAINDER _t TO SPECIFIED LIMITATION OF ANSI 260.1 FOR CONTAINER MORE IS ABSORBED. WATER STOCK. SET CONTAINER GROWN STO LANDSCAPE MATERIALS STOCK. UNSATISFACTORY GROWTH, EXCEPT FOR DEFECTS RESULTING FROM NEGLECT PROM 8Y OWNER, ABUSE OR DAMAGE BY OTHERS, OR UNUSUAL PHENOMENA OR REQUi INCIDENTS WHICH ARE BEYOND LANDSCAPE INSTALLER'S CONTROL. PREP Y~ RYSERSON STEEL EDGING AND STAKES: 4" HEIGHT, 3/16" THICKNESS OR DISH TOP OF BACKFIL~ TO APPROVED EQUAL. MULCH PLANTED AREAS. P ALL BEDS SHALL BE COVERED WITH DUPONT 3.5 OUNCE. 'TYPAR' GEOTEXTILE OF MULCH AND TAPER DOW FABRIC (OR EQUAL NON-WOVEN FABRIC). PRIOR TO ADDITION OF BARK PROVIDE 3" THICKNESS J ~'I a REMOVE AND REPLACE TREES, SHRUBS, OR OTHER PLANTS FOUND TO BE PLAN DEAD OR IN UNHEALTHY CONDITION DURING WARRANTY PERIOD. MAKE 1/3 0 REPLACEMENTS DURING RECOMMENDED SEASON FOLLOWING END OF WARRANTY TOGE1 PERIOD. REPLACE TREES AND SHRUBS WHICH ARE IN DOUBTFUL. CONDITION CONS AT END OF WARRANTY PERIOD; UNLESS, IN OPINION OF LANDSCAPE FRIAB ARCHITECT, IT IS ADVISABLE TO EXTEND WARRANTY PERIOD FOR AFULL-GROWING AREA. AND / OR DECORATIVE ROCK. THICKNESS OF MULCH MULCH: MULCH SHALL BE OF SHREDDED CEDAR BARK OR WASHED RIVER PRUNE, THIN OUT AND SHAP ~ v ROCK (2" MINIMUM DIAMETER) AND SHALL BE SPREAD TO A DEPTH OF 3" ON ALL STANDARD HORTICULTURE P BERMS AND PLANTING BEDS AND A DEPTH OF 4" AROUND ALL TREES AND SHRUBS HEIGHT AND SPREAD. UNLE OVER A GEOTEXIILE FABRIC, OBTAIN APPROVAL OF SAMPLE FROM OWNER'S NOT CUT TREE LEADERS, AN REPRESENTAl1VE BEFORE PLACING. ~r SEASON. PLAN ANOTHER INSPECTION WILL BE CONDUCTED AT END OF EXTENDED WARRANTY PITS PERIOD, IF ANY, TO DETERMINE ACCEPTANCE OR REJECTION. ONLY ONE f c REPLACEMENT WILL BE REQUIRED AT END OF WARRANTY PERIOD, EXCEPT FLOWERING TREES, IF ANY. L 1 FOR BOSSES OR REPLACEMENTS DUE TO FAILURE TO COMPLY WITH SPECIFIED EROSION CONTROL MAT: USE BON TERRA EROSION CONTROL MAT (OR EQUAL) BELOW AND ACCOMPLISH THEIR USE MULCH IN STEEP PLANTING AREAS: TT ~ i REQUIREMENTS. pREp REMOVE AND REPLACE EXCE S1 FOR USE ON 4:1 - 3:1 SLOPES WITH MODERATE RUN OFF CONDI110NS RESULTING FROM IMPROPER S2 FOR USE ON 3:1 - 2:1 SLOPES WITH MEDIUM RUN OFF CONDITIONS GUY AND STAKE TREES IMM CS2 FOR USE ON 2:1 - 1:1 SLOPES WITH HEAVY RUN OFF CONDI110NS '1~ a 1 t MATERIAL SPECIFICATIONS VERIF ALL E T~501 ~ APPL TOPSOIL WILL BE STOCKPILED FOR RE-USE IN LANDSCAPE WORK. IF MANU QUANTITY OF STOCKPILED TOPSOIL IS INSUFFICIENT, PROVIDE SOIL ADDITIONAL TOPSOIL AS REQUIRED TO COMPLETE LANDSCAPE WORK LAYO (PERMA GREEN #E1 TOP SOIL BLEND, OR EQUIVALENT). p, eN STAKES AND GUYS: PROVIDE STAKES AND DEADMEN OF SOUND NEW PLANTING GROUND CO HARDWOOD, TREATED SOFT WOOD, OR REDWOOD, FREE OF KNOT HOLES AND OTHER ROTOTILL OR SPADE INTO T DEFECTS. PROVIDE WIRE TIES AND GUYS OF 2-STRAND, TWISTED, PLIABLE CUBIC YARD OF SOIL PREPA GALVANIZED IRON WIRE NOT LIGHTER THAN 12 GA. WITH ZINC-COATED TURNBUCKLES. t 1 ?TOMS. ALL ROPES, STAVES, OR OTHER BINDINGS SHALL ZONES AS DEFINED BY THE UNITED STATED DEPARTMENT OF AGRICULTI ~S AND SIDES OF THE BALLS AND REMOVED FROM THE PITS. - - ~ eu LlslMnAnr a~e-rcn~.~~o nr~cr ennnn„rn av__~ ssinsn~nr PROVIDE_ NOT_LESS THAN^1/2 CIRCUMFERENCE WITH RUBBER CHAFING^GUARD, CUT TO nN-r.FN~R ~PA(:W(: a~ SP  ACCEPTANCE BEFORE START OF PLANTING WORK. MAKE MINOR ADJUSTMENTS 60 DAYS AF I tK Suits i 1 SUti51 AN I IAL (:UMF'Lt I IUN FLAN I INV. SOIL AMENDMENTS ACCE AS M PEAT HUMUS: PERMA GREEN SUPER HUMUS (OR EQUIVALENT) AND WITH EXC TEXTURE AND pH RANGE SUITABLE FOR INTENDED USE. MOUNTAIN PEAT AS MAY BE REQUESTED. MAINTAIN TREES, SHRUBS A EXCAVATION FOR TREES AND SHRUBS AND WEEDING AS REQUIRED SHALL ~ BE USED. 11GHTEN AND REPAIR STAKE EXCA COMPOST: WELL ROTTED, PULVERIZED, AGED ORGANIC SUCH AS DERMA 80TT GREEN #1 COMPOST (OR EQUIVALENT). DRAIN BE EX EXCAVATE PITS, BEDS AND TRENCHES WITH VERTICAL SIDES AND WITH SHRUBS TO PROPER GRADE 80TTOM OF EXCAVATION SLIGHTLY RAISEO AT CENTER TO PROVIDE PROPER AS REQUIRED TO KEEP TREE m DRAINAGE. LOOSEN HARD SUBSOIL IN BOTTOM OF EXCAVATION. PLANTING PITS SHALL COMMERCIAL FERTILIZER: COMPLETE FERTILIZER OF NEUTRAL CHARACTER, ROOT BE EXCAVATED TO A DIAMETER OF 2' GREATER THAN ThIE SIZE OF THE ROOT BALL BEING PLANTED, TO ALLOW FOR A MINIMUM OF 12" BETWEEN ROOT BAIL CONTAINING FOLLOWING PERCENTAGES OF AVAILABLE PLANT NUTRIENTS: AND AND UNDISTURBED EARTH ON ALL SIDES. PLANTING PITS SHALL BE SCARIFIED ON SI FOR TREES AND SHRUBS, PROVIDE FERTILIZER WITH NOT LESS THAN LOOS 10% AVAILABLE PHOSPHORIC ACID AND 5% TOTAL NITROGEN AND 59~ ON SIDES AND BOTTOM TO PREVENT GLAZING. THE BOTTOM OF THE PIT SHALL BE LOOSENED AN ADDITIONAL DEPTH OF 4" AND THEN RECOMPACTED BENEATH ROOT BALL. SOLUBLE POTASH. FOR BURL FILL E n FOR CONTAINER GROWN STOCK, EXCAVATE AS SPECIFIED FOR BALLED AND BURLAPPED STOCK, ADJUSTED TO SIZE OF CONTAINER WIDTH AND DEPTH. PERC / NOTES: FILL EXCAVATIONS FOR TREES AND SHRUBS WITH WATER AND AGLOW TO PERCOLATE OUT BEFORE PLANTING. t!) {l~ W ~ 0 x 0 QUIRED FOR HEALTHY GROWTH. RESTORE PLANTING SAUCERS. STAKE AND GUY SUPPORTS AND RESET TREES AND GRADES OR VERTICAL POSITION AS REQUIRED. SPRAY O z RUBBER HOSE TO l LiJ RUBBER MDSE TO ~``'~I ISOLATE WIRE FROM ISOLATE WIRE FROM TRUNK SEE STAKING TRUNK (SEE STAKING DETAIL, 1. DO NOT PRUNE EVERGREENS, DETAIL) W W Q EXCEPT TO REMOVE DEAD AND BROKEN BRANCHES 12 2. THIN BRANCHES AND FOLIAGE (NOT ALl o STAKES TO BE SECURED 120' 120' N RUBBER HOSE TO TREE ABOVE FIRST W BRANCH TIPS) BY 1 /3, RETAINING NORMAL CHAFING GUARD LATERAL BRANCHES BUT ~ NO HIGHER THAN SET ROOT COLLAR PLANT SHAPE (EXCEPT EVERGREEN). = 2 PLY, COLOR 1 /2 OF TREE HEIGHT ~ 20• ~ BLACK AT FINISH GRADE 3. REMOVE BURLAP FROM TOP 1~3 OF BALL, OR WITH CONTAINER PLANTS REM VE 0 0 c Y 4" OF MULCH POTS AND SPLIT BALLS AS SPECIFIED. DOUBLE STRAND STAKING/G W RU88ER HOSE #12 GALV. WIRE, sl~l(21~Y1~ICzP1A~l SCdE[~d.ATIC zrn a° f~LAJI (:H PLANT 2"-4" C~ ABOVE EXISTING GRADES 2 ~ CHAFING GUARD a w``~i 2 PLY, COLOR BLACK fi PLANT MIXTURE 9~ AS SPECIFIED ' ~ BARE ROOT OR SCARIFY TO 4" DEPTH CONTAINER SHRUBS AND RECOMPACT G BAILED AND CUT METAL BASKET GUYING CABLE DETAIL ~ SEVERAL LOCATIONS IN STAKES TO EXTEND SCARIFY TO 4" D AND RECOMPACT f0 4" DEPTH 18" BELOW CUT METAL BASKET IN rc r w~umumsm iQarn SEVERAL LOCATIONS BURLAPPED SHRUBS SUBGRADE TREE STAKING AND GUYING DECIDUOUS SHRUB PLANTING APE, i r r 4 i Case No.: App: Last Name: App: First Name: Owner: Last Name: Owner: First Name: App Address: City, State Zip: App: Phone: Owner Address: City/State/Zip: Owner Phone: Project Address: Street Name: City/State, Zip: Case Disposition: Project Planner: File Location: Notes: Follow-Up: RZ-0608 Quarter Section Map No.: NW16 ilson Community Dev. Related Cases: WZ0602, WS0602 c/o Steve Wilson Case History: Final Development Plan pproval... Richardson Charles & Jill 162 S. Corona St. Review Body: PC Denver, CO 80209 303-3455019 APN: 39-162-00-006 5220 Quail St. 2nd Review Body: CC heat Ridge, CO 80033 2nd Review Date: Decision-making Body: 5220 Approval/Denial Date: Quail Street heat Ridge, CO 80033 Reso/Ordinance No.: Conditions of Approval: rane ctive WILSON COMMUNITY DEVELOPMENT District: IV Date Received: 511912006 Pre-App Date: 1121812005 CITY OF WHEAT RIDGE 89/18/06 - 4:49 PM cdb Wilson Community Dev 162 S. Corona St. • Denver, CO 80209 RECEIPT NO•C022325 AMOUNT (303) 345-5019 • Email: wilsoncd@gwest.net FMSD ZONING APPLICATION F 6,788.80 zone FMSD ZONING REIMBURSEMENT 450.88 zreim PAYMENT RECEIVED AMOUNT CK 1864 7,150.08 TOTAL 7,158.88