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HomeMy WebLinkAboutWS-07-01City of " Wheat dge COMMUNtry DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 January 6, 2010 Steve McKendry Crown Land Development, LLC P.O. Box 5148 Wheat Ridge, CO 80043-5148 Dear Mr. McKendry: This letter is in regard to your application for approval of an 11-lot subdivision on R-1 zoned property located at approximately 3301 Quail Street which was approved by City Council on September 10, 2007. Pursuant to Section 26-407.c. of the subdivision regulations, if an applicant fails to provide a recordable mylar within 90 days of final action, a public hearing should be scheduled to reconsider the original approval. Based on your continued indication that the project will move forward, such a public hearing has not been initiated. However, Staff believes that public ratification of the project must occur, therefore, prior to future plat recordation a public hearing will be required in front of City Council to ratify their September 10, 2007 decision. Noticing fees in the amount of $450 will be required to be paid for the hearing. In addition, prior to construction commencement, the following must occur: 1. Execution of the subdivision improvements agreement with financial guarantees or a development covenant which is a document ensuring future installation of public improvements without financial security. The use of either of these instruments would require recording of such at the time of mylar recording of the plat. 2. Finalization of the homeowners association covenants. 3. Approval of a Class I special exception permit for construction of the street. 4. Fees in lieu of land dedication for parkland contribution per unit in the amount of $1100 will be required at the time of issuance of each building permit. If you have any questions, do not hesitate to contact me at 303-235-2848. Sincerely, Meredith Reckert, AICP Senior Planner www.ci.wheatridge.co.us ss tq City of l Wheat~dge PUBLIC WORKS City of Wheat Ridge Municipal Building 7500 W. 2Vh Ave. May 7, 2008 Mr. George K. Cotton, P.E. GK Cotton Consulting, Inc. 10290 S. Progress Way, Suite 205 P.O. Box 1060 Parker, CO 80134-1060 Wheat Ridge, CO 80033-8001 P: 303.235.2861 F: 303.235.2857 Re: - Second Review Comments of the Final Drainage Report, Final Plat, and Civil Construction Plans for the Quail Hollow development located at 3331 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Cotton, I have completed the second review of the above referenced documents received on April 21, 2008 and have the following comments. The comments shown in red are comments that remain unresolved from the previous submittal review; comments shown in black are new comments. GENERAL COMMENTS: 1. A set of roadway lighting plans stamped approved by Xcel Energy shall be required prior to issuance of any Grading or Building Permits. Please coordinate this process with Xcel Energy on both the plan design and for construction, and submit the approved design as soon as possible so as to not hold up construction of the subdivision. 2. As this site exceeds 1 acre in size, a Stormwater Management Plan will need to be submitted for review and approval, again prior to issuance of any Grading Permits. 3. Need to show the proposed street ROW for West 33`d Drive on all plan views. This is to ensure the ROW dedication is sufficient to accommodate all proposed improvements (i.e., the ADA ramps at the Quail Street intersection). 4. Any offsite grading to be performed with this project will require the express written consent of the property owner(s). A copy of the written approval shall be submitted to the City prior to the issuance of any Grading/Fill or Building Permits. DRAINAGE Final Drainage Report (Discussion) 1. All previous comments have been addressed; the Final Drainage Report is hereby approved. Upon approval of the Construction Plans, a copy of both the Report and the Plans will be returned to you. Final Drainage Report (Appendix) 1. All previous comments have been addressed. ww xi.wheatridgexoxs Public Works Engineering May 7, 2008 Page 2 Final Drainage Plan 1. All previous comments have been addressed. CIVIL CONSTRUCTION PLANS Sheet C2 (Horizontal Control Plan 1. Provide the City-based surveying control points (and their associated coordinates) used for this project (i.e., `/a Section Comers at 32nd & Oak and 32nd & Simms), or 1 City-based monument with a City-based Basis of Bearings. 2. Please identify all of the street centerline-centerline ROW survey monuments to be placed. 3. The baseline information is extremely difficult to read. Please lighten the contours and darken the baseline information (the distance, bearing, and stationing). 4. The baseline information is extremely difficult to read. Please lighten the contours and darken the baseline information, including the distance, bearing, and stationing, on this sheet. 5. Need to define the vertical datum used, i.e., NGVD29, provide the City benchmark used and state its location. 6. Provide a legend or identify each ROW monument to be set. 7. Please modify the location for the CL- CL ROW survey monument at 33`d Drive and Quail Street per redline comments. (No monument is to be set at 9+50; you may need to refer to the Final Plat if you need the exact locations for these). 8. In addition to being in the General Notes, also place a Note on this sheet stating "Street Right-of- Way Monuments shall be set prior to final lift of asphalt pavement." Sheet C3 (West 33`d Dr. Profile): 1. Need to identify the proposed storm MH and Stormcepter® in the profile view. Please include the baseline stations and offsets for these items. Sheet C4 (Gradin Plan): lan): 1. It appears that some offsite grading is proposed along the southerly boundary of the subdivision. Any offsite grading to be performed with this project will require the express written consent of the property owner(s). A copy of the written approval shall be submitted to the City prior to the issuance of any Grading/Fill or Building Permits. 2. Remove all sanitary and storm sewer elements from this sheet (it just adds lines to this already busy sheet). Sheet C5 (Drainage Profiles): 1. Include the proposed tops of bank for both profiles. Sheet C6 (Quail Creek Outlet Structure/Cul-de-Sac Grading): 1. Identify the storm sewer structures, i.e., Stormcepter®, standard City of Wheat Ridge (double/single) inlets, and slab-based manhole, on this sheet. 2. Consider realigning the Quail Creek Channel outlet slightly to the east. PW recommends the northerly end of the outlet be moved easterly to better direct flows in a more downstream www.ci.wheatridge.co.o s Quail Hollow (3331 Quail St) -Civil Review2.ltr.doc Public Works Engineering May 7, 2008 Page 3 manner, and by doing this it may actually better handle the flows from Lena Gulch at this bend in the channel. This will also better center the Channel between the building envelopes and appears possible by simply "pushing" the northerly end against the easterly side of the Quail Creek Channel drainage easement. 3. There are two distinct, dark lines coming from the northerly end of the Quail Creek Channel detail. If they are integral to the design, please identify them, if not, please remove them.. Sheet C7 (Entrance Grading Details): 1. Need to include the station & offsets for the curb returns as indicated on the redlined plans. 2. The ramps drawn are identified as Type 2A, which does not match the CDOT Type IA details provided. Please modify these to coincide with the details to help minimize confusion. 3. This would also be a good sheet to show the CL- CL ROW survey monument at 33'd Drive and Quail Street. Sheet C9 (Utility Plan): 1. If there are utilities such as water, gas, and electric to be undergrounded to this project, please show these on this sheet. 2. All utilities that need to connect to existing mains and require a street-cut into the existing Quail Street pavement need to be identified and the (approximate) patch dimensions provided. Sheet C 13 (Erosion Control And Construction BMP): 1. Upon submittal of the Stormwater Management Plan (SWMP), Bill LaRow, Stormwater Quality Program Manager will review and provide formal written comments. The Public Works Department requires 2 signed and stamped hardcopies of the Final Drainage Report and Civil Construction Plans. Please provide the hardcopies accompanied by a CD-ROM containing the revised documents in PDF format with the next submittal. NPDES/CDPS Permit and Stormwater Management Plan 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 Stormwater Management Plan (SWMP) detailing the Best Management Practices to be utilized during construction is required with this development. A Copy of the CDPS Permit and Stormwater Management Plan (SWMP) shall be submitted to the Department of Public Works for review and approval prior to issuance of any Grading/Fill or Building Permits. www.ci.wheatridge.coxs Quail Hollow (3331 Quail St) - Civil Review2ltcdoc Public Works Engineering May 7, 2008 Page 4 Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading or construction activities, an application for a Grading/Fill Permit along with the fees due shall be submitted for review and approval. 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. George K. Cotton, P.E., shall provide to the City of Wheat Ridge a written, signed and sealed Drainage Certification Letter stating that the overall site grading was completed per the approved Grading and Drainage Plans, all drainage facilities were constructed per the approved construction plans and shall function as defined in the approved Final Drainage Report/Plan, and that the site has been accurately surveyed to confirm that the grading and construction of all drainage facilities was completed in accordance with these documents. The Drainage Certification Letter shall be submitted to the City for review and approval, and shall be accompanied with As-Built Plans for all constructed drainage facilities prior to issuance of any Certificates of Occupancy. Two (2) copies of the "As-Built" Plans are to be submitted as follows: a. 1 copy is to be on 24" X 36" bond paper, and b. 1 copy is to be on electronic media (CD/DVD-ROM) in AutoCAD 2000-2007.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 commencement of construction for any of the required public improvements, an Irrevocable Letter of Credit (LOC) in the amount of $910,837.50 shall be submitted by the owner/ developer. The LOC amount reflects the total of the approved engineers cost estimate, excluding the engineer's estimated cost to construct utilities, plus 25% (125% of engineer's estimate), as required by the Municipal Code of Laws. The Letter of Credit shall be required at the time of SIA submittal. 2-Year Warranty Period for Public Improvements wwwxi.wheatridgexo. us Quail Hollow (3331 Quail SH - Civil ReviewIltr.doc Public Works Engineering May 7, 2008 Page 5 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 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. If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. Development Review Engineer CC: Steve Nguyen, Engineering Manager Meredith Reckert, Senior Planner File wwwxi.wheatridgexo. us Quail Hollow (3331 Quail SQ - Civil Review2.1tr.doe ( A RESUBDIVISION OF LOT 2 OF APPLEWOOD BAPTIST CH PORTIONS OF LOTS 4, 5 AND 6, APPLEWOOD KNO PROPERTY OF 9.1449 LOCATED I N THE N W 1 /4 OF SECTION 28, T 3 S, R 69 Y Y OWNER'S CERTIFICA WE, CROWN LAND DEVELOPMENT, LLC AND McARTHUR HILL, BEING THE OWNERS OF THE REAL PROP ACRES DESCRIBED AS FOLLOWS: _ ~ . .s CITY OF WHEAT RIDGE, COUTY OF JEFFERSON, STA H 2O0.OODF ET SHEET 1 OF 2 A PARCEL OF LAND BEING LOT 2, APPLEWOOD BAPTIST CHURCH SUBDIVISION, A SUBDIVISION RECO RECEPTION NUMBER 2006142621, AND LOT 5, THE SOUTH 10 FEET OF LOT 4, AND THE NORTH 200 OF LOT 6, APPLEWOOD KNOLLS, 12TH FILING A SUBDIVISION RECORDED AT PLAT BOOK 49 PAGE 11, GE 11, ALL Ain-rC~c. i LOCATED IN THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF T CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, AND MORE PARTICULARLY DE FOLLOWS: OF THE 6TH P.M., 1]YLi is. LY DESCRIBED AS i i- a 1. BASIS OF BEARINGS: THE SOUTH LINE OF THE NW 1/4 OF SECTION 28, RANGE 69 WEST, OF THE 6TH PRINCIPAL MERIDIAN BEARS S 89'19'55" W A BASIS OF BEARINGS: ALL BEARINGS CONTAINED HEREIN ARE BASE[ UPON THE ASSUMPTION THAT LINE OF THE NORTHWEST QUARTER OF SECTION 28, BEARS S 89'19'55" W, AND MONUMENTED AS F -THE CENTER QUARTER CORNER OF SECTION 28 BEING A FOUND 3-1/4" BRASS CAP, LS 24962, I -THE WEST QUARTER CORNER OF SECTION 28 BEING A FOUND 3-1 /4" BRASS CAP, LS 24962, IN COMMENCING AT SAID CENTER QUARTER OF SECTION 28; r. THENCE S 89'19'55" W ALONG SAID SOUTH LINE OF THE NORTHWEST QUARTER, A DISTANCE OF 14 THENCE N 00'30'56" W, A DISTANCE OF 22.00 FEET TO THE SOUTHEAST CORNER OF LOT 1, SAID BAPTIST CHURCH SUBDIVISION; 1 ~ . r ' i ~3 THENCE N 00'30'56" W ALONG THE EASTERLY LINE OF SAID LOT 1, A DISTANCE aF 608.80 FEET T SOUTHEAST CORNER OF SAID LOT 2 AND THE POINT OF BEGINNING; 1 THENCE ALONG THE SOUTHERLY LINE, WESTERLY LINE, NORTHERLY SINE AND EASTERLY LINE OF SAI THE FOLLOWING FOUR (4) COURSES; 1 . 1) S 89'19'56" W, A DISTANCE OF 492.70 FEET; l 2) N 00'34'33" W, A DISTANCE OF 696.05 FEET; 3) N 89'15'27" E, A DISTANCE OF 493.43 FEET; 4) S 00'30'56" E, A DISTANCE OF 432.56 FEET TO THE NORTHWEST CORNER OF SAID SOUTH 10 APPLEWOOD KNOLLS, 12TH FILING; ii ■ THENCE N 89'23'04" E ALONG THE NORTHERLY LINE OF SAID SOUTH 10 FEET OF LOT 4, A DISTAN FEET TO THE NORTHEAST CORNER THEREOF; THENCE S 00'27'44" E ALONG THE EASTERLY LINE OF SAID SOUTH 10 FEET OF LOT 4, SAID LOT 5 NORTH 200 FEET OF LOT 6 APPLEWOOD KNOLLS, 12TH FILING, A G STANCE OF 310.00 FEET TO TH CORNER OF SAID NORTH 200 FEET OF LOT 6; l~ j ~ r- 4~ t 1 THENCE S 89'23'04" W ALONG THE SOUTHERLY LINE OF SAID NORTH 200 FEET OF LOT 6, A DISTA ~r-rr Tr. . r~~~~ir r~w~n rwc~'7'rn~ U I II.IC flc 1 !lT 1 A~~I C\AI/1lll'1 DA~TICT (`LJIID!`LJ CI IQfll\/) //.LZS tttl IU H F'VIIVI IJIV JNill CH~IGI'CLT LIIVC yr Zvi e-~rr~~rvvvv or"~rii,~i ~.iiv~~v~~ .~vvv~.~ TITLE POLICY MAY DISCL05E. A A TI ir- c'~I In 1r/~T n1'l l~I'l rl"]TV If` 7llAlrl'l D 7 II']r[`1(lCA1T1 A 1 /lA1C~ A /~/'~/1~Il1Al/~ THENCE N 00'30'56" W ALONG SAID EASTERLY LINE, A DISTANCE C9F 45.87 FEET TO THE NORTHEA SAID LOT 1 AND THE POINT OF BEGINNING; 211-ItAS I LUKIVtK Uf I I. I I-IG JUD~1Clr 1 1"'RVf"GfC I T IJ LVIVGV Imo- I If~GJI1JGIV I I/1L-VIVC~ I1l~l~Vf[6JIIVV RIDGE. • CONTAINING 398,353 S.F. OR 9.1449 ACRES, MORE OR LESS. 12. THE STORM DETENTION AREA HEREIN SHOWN AS TRACT C, AND ALL D SHOWN AS LYING WITHIN A DRAINAGE EASEMENT SHALL BE CONSTRUCTED INED UNDER THE OWNER AND SUBSEQUENT OWNERS, HEIRS, SUCCESSORS AND ASSIGNS. IN r 11 f t`1QAII~i Af`_~ (``u Ahlhl~'I ~ uCp~l~l 2Da8, BY THE WHEAT RIDGE I HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWING HEREON CONTAINED U NAME AND STYLE OF QUAIL HOLLOW SUBDIVISION, A RESUBDIVISION OF A PART QF THE CITY OF W COLORADO AND BY THESE PRESENTS d0 DEDICATE TO THE CITY C~ WHERT RIDGE AND 'THE PUBLIC PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DG FURTHER DEDICATE TO THE CIT WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICPALLY FRANCHISED UTILITIES AND SE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION, OPE MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES. THIS INCLUDES BUT IS NOT LIMITED AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER Ut~ES, HYDRANTS, STORM WATER S PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. ~ ~ Q s~ STEVEN S. McKENDRY, MANAGER McARTHUR 0. HILL, OWNER k CROWN LAND DEVELOPMENT, LLC 33€5 QUAIL ST. WHEAT RIDGE, CO 80033 . _ Y 1 I LEILA J. HILL, OWNER 335 QUAIL ST. WHEAT RIDGE, CO 80033 ~ Yi\` SI s _ I NOTARY CERTIFICATE: 1 STATE OF COLORADO ) )SS COUNTY OF JEFFERSON ) -f _ , THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF A.D., 2008, BY STEVEN S. McKENDRY AS MANAGER OF CROWN LAf~D DEVELOPMENT, LAC. 1 11 ~ 1 P WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: V t .J_ NOTARY PUBLIC l~ 1 T Y Rat i NOTARY CERTIFICATE: f Y cr STATE OF COLORADO ) )SS m , ~ _ DI A AIAIIAIf~ (~r111lICCir1AI COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF NOTARY PUBLIC A.D., 2008, BY McARTHUR 0. HILL AND LEILA J. HILL AS OWNERS. CHRISTOPHER H. McELVAIN ri t.~ REGISTERED COLORADO LAND SURVEYOR NO. 36561 M WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: FOR AND ON BEHALF OF JEHN ENGINEERING, INC. t ~ ~ NOTARY PUBLIC CITY COMMENTS 4.3.08 CM REVISE DATES 1/14/08 BZ CITY COMMENTS 8/30/7 BZ REVISE I C1TS 7 /1 Q /(17 R7 City of Wheat ljdge COMMUN1Ty DEVELOPMENT Memorandum TO: Steve McKendry FROM: Meredith Reckert DATE: April 2, 2008 SUBJECT: Quail Hollow Subdivision Covenants The following are comments generated regarding your revised subdivision covenants. Section 3.10 Perimeter Wall: This section has been removed. It should be returned to the covenants so there is no question that walls and fences will not be allowed along the southern boundary of subdivision due to pass-through drainage coming from the property to the south. Section 3.18: Slightly modify this language to include that one professional sign not exceeding two square feet is allowed if they are related to an approved home occupation. Section 7.4 Maintenance Assessments: Regarding the $375/year HOA dues originally stated in this section, we need to have GK Cotton provide the City with an approximate annual cost estimate to maintain the minor tributary channel to Lena Gulch, the proposed Stormcepter, and also the drainage Swale along the westerly side of the subdivision. It is doubtful that the proposed dues will adequately cover the maintenance of these facilities AND the entirety of the common areas within the subdivision. A maintenance cost estimate needs to be provided with the next submittal. Section 7.5: Modify the title of this section from Storm Water Detention Vault to Stormwater Hydrodynamic Separator. Please modify this section to read as follows: "Under the Operations and Maintenance agreement (Appendix A) an Operation and Maintenance (O & M) plan is required to ensure the long-term function, as designed of the Stormwater Hydrodynamic Separator. It will be the sole responsibility of the Homeowners' Association, it heirs, successors, and assigns, to strictly follow the O&M plan for all stormwater quality best management practices on the property." Section 7.7 Maintenance for Stormwater Conveyance Swales. Modify the language to read as follows: "Under the Operations and Maintenance agreement (Appendix A) an O&M Plan is required to ensure the long-term function, as designed, of all stonmwater quality best management practices, specifically the "Quail Creek" and westerly 15' drainage swale drainage ways. It will be the sole responsibility of the Homeowners' Association, its heirs, successors, and assigns, to strictly follow the O&M plan for all stormwater quality best management practices on the property." Once modified, please provide a copy of the revisions for our review. If you have questions regarding the specific requirements for the Stormwater Operations and Maintenance agreement or plan, please contact Bill LaRow, Stormwater Quality Program Manager, at 303-235-2871. 2 Page 1 of 1 Meredith Reckert From: Dave Brossman Sent: Wednesday, April 02, 2008 8:48 AM To: Bill LaRow; Meredith Reckert Subject: RE: quail hollow - Dave's Comments Follow Up Flag: Follow up Flag Status: Red Here are my comments/revisions. D. David F. Brossman, P.L.S. Development Review Engineer 303.235.2864 dbrossmana,ei.wheatridge.co.us ;7~~ C~tyoF V Y 1ea't:_ iCjC IrU.RLJC WORKS From: Bill La Row Sent: Tuesday, April 01, 2008 2:02 PM To: Dave Brossman; Meredith Reckert Subject: quail hollow The following are my edits to the declaration of covenants, conditions and restrictions of Quail Hollow. Section 7.5 Stormwater Hydrodynamic Separator - Under the Operations and Maintenance agreement (Appendix A) an Operations and Maintenance (O&M) Plan is required to ensure the long-term function, as designed, of ali--F the Stormwater Hydrodynamic Separator. It will be the sole responsibility of the Homeowner's Association, m:4 its heirs, successors, and assigns, to strictly follow the O&M plan for the d rratiria-ez` all stormwater quality best management practices on the property. Section 7.7 Maintenance for Stormwater Conveyance Swale - Under the Operations and Maintenance agreement (Appendix A) an O&M Plan is required to ensure the long-term function, as designed, of all stormwater quality best management practices, specifically the "Quail Creek" and westerly 15' drainage Swale drainageways. It will be the sole responsibility of the Homeowner's Association, ind its heirs, successors, and assigns, to strictly follow the O&M plan for bloc drn ation o all stormwater quality best management practices on the property. William C. LaRow III, PG, CHMM Stormwater Quality Program Manager City of Wheat Ridge Office Phone: 303-235-2871 Cell: 303-886-3670 Fax: 303-235-2857 4/2/2008 Page 1 of 1 Meredith Reckert From: Bill LaRow Sent: Tuesday, April 01, 2008 2:02 PM To: Dave Brossman; Meredith Reckert Subject: quail hollow Follow Up Flag: Follow up Flag Status: Red The following are my edits to the declaration of covenants, conditions and restrictions of Quail Hollow. Section 7.5 Stormwater Hydrodynamic Separator - Under the Operations and Maintenance agreement (Appendix A) an O&M plan is required to ensure the long-term function, as designed, of all of the Stormwater Hydrodynamic Separator. It will be the Homeowner's Association and its heirs, successors, and assigns to follow the O&M plan for the duration of all stonnwater quality best management practices on the property. Section 7.7 Maintenance for Stormwater Conveyance Swale - Under the Operations and Maintenance agreement (Appendix A) an O&M plan is required to ensure the long-term function, as designed, of all stormwater quality best management practices, specifically the "Quail Creek" and westerly 15' drainage swale. It will be the Homeowner's Association and its heirs, successors, and assigns to follow the O&M plan for the duration of all stormwater quality best management practices on the property. William C. LaRow III, PG, CHMM Stormwater Quality Program Manager City of Wheat Ridge Office Phone: 303-235-2871 Cell: 303-886-3670 Fax: 303-235-2857 4/2/2008 City of Wheat idge COMMUNITY DEVELOPMENT Memorandum TO: Dave Brossman FROM: Meredith Reckert DATE: March 20, 2008 SUBJECT: Quail Hollow Subdivision Attached are the revised homeowners' association covenants. Please review at your convenience. Also, the McKendry's would like to forward the Subdivision Improvement agreement to their lender prior to execution. Please review and redmark as appropriate. An item to consider is whether we mention the stormwater agreement in the document. Please advise. SUBDIVISION IMPROVEMENT AGREEMENT THIS AGREEMENT made this of by and between the CITY OF WHEAT RIDGE, COLORADO, a home rule municipal corporation (the "City"), and Steven S. MCKendry of Crown Land Development, LLC, (the "Developer"), together referred to as the "Parties". RECITALS: The Developer 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 Quail Hollow Subdivision. On September 10, 2007 the City of Wheat Ridge, after holding all required public hearings, approved the Final Plat for the Property titled Quail Hollow Subdivision. A copy of the Final Plat is attached hereto as Exhibit B and incorporated herein. The approvals cited above are contingent upon the express condition that all duties created by this Agreement be faithfully performed by the Developer. AGREEMENT NOW, therefore, for and in consideration of the mutual promises and covenants contained herein, the sufficiency of which are mutually acknowledged, the parties hereto agree as follows: 1. Purpose. The purpose of this Agreement is to set forth the terms, conditions, and fees to be paid by the Developer upon subdivision of the Property. All conditions contained herein are in addition to any and all requirements of the City of Wheat Ridge Charter, any and all state statutes, and any other sections of the City of Wheat Ridge Municipal Code and are not intended to supersede any requirements contained therein. 2. Other Requirements. See Exhibit attached hereto. 3. Title Policy. If applicable, title commitment for the Property shall be provided to the City. The title commitment shall show that all property to be dedicated to the City is or shall be, subsequent to the execution and recording of this Agreement, free and clear of all liens and encumbrances (other than real estate taxes which are not yet due and payable). The City, in its sole discretion, may accept any dedication regardless of encumbrances. The title policy evidenced by the title commitment shall be provided thirty (30) days after the recording of this Agreement. 4. Breach bV the Developer; the City's Remedies. In the event of a breach of any of the terms and conditions of this Agreement by the Developer, the City may take such action as permitted and/or authorized by law, this Agreement, or the ordinances and Charter of the City as the City deems necessary to protect the public health, safety and welfare; to protect lot buyers SUBDIVISION IMPROVEMENT AGREEMENT 04/03 and builders; and to protect the citizens of the City from hardship and undue risk. These remedies include, but are not limited to: (a) The refusal to issue any building permit or certificate of occupancy; (b) The revocation of any building permit previously issued under which construction directly related to such building permit has not commenced, except a building permit previously issued to a third party, (c) A demand that the security given for the completion of the Public Improvements be paid or honored, or (d) Any other remedy available at law or in equity. Unless necessary to protect the immediate health, safety and welfare of the City or to protect the City's interest with regard to security given for the completion of the Public Improvements, the City shall provide the Developer thirty (30) days written notice of its intent to take any action under this paragraph. The Developer may cure the breach described in the notice. 5. Public Improvements and Warranty. All storm sewer lines, drainage structures, paved streets, curb, gutter and sidewalk, and necessary appurtenances as shown on the subdivision plat and the associated construction documents (the "Public Improvements" or "Improvements") as approved by the Director of Public Works or designee of the City, shall be installed and completed at the expense of the Developer within the timeframes set forth on Exhibit C. The Public Improvements required by this Agreement and shown on the construction documents approved by the Director of Public Works, hereinafter "Director", the timeframes for construction of the Improvements and the itemized costs of these Improvements are set forth on Exhibit C if applicable. All Public Improvements covered by this Agreement shall be made in accordance with the construction documents drawn according to regulations and construction standards for such improvement and approved by the Director. It is understood by the Parties that the description of the Public Improvements may be general in nature, and that reasonable modifications of the scope, nature, costs, and similar aspects of the Public Improvements may be necessary to secure final approval of the Public Improvements. The quantities and locations for the Public Improvements are based on information that was available at the time of approval of the Final Plat. The Developer shall warrant any and all Public Improvements for a period of two (2) years from the date the Director certifies that the Public Improvements conform to specifications approved by the City. Specifically, but not by way of limitation, the Developer shall warrant the following: (a) That the title conveyed shall be marketable and its transfer rightful; (b) Any and all facilities conveyed shall be free from any security interest or other lien or encumbrance; and (c) Any and all facilities so conveyed shall be free of defects in materials or workmanship for a period of two (2) years as stated SUBDIVISION IMPROVEMENT AGREEMENT 04/03 above. (d) To the degree the Developer is required to install and maintain landscaping on public or private property, it is the obligation of Developer to maintain the required landscaping for two (2) growing season(s). The City will finally accept for maintenance all Public Improvements after the warranty period has expired provided all warranty work has been completed. The City shall accept for snow removal purposes only, all dedicated public streets after the City issues the first certificate of occupancy. 6. Observation Inspection and Testing. The City shall have the right to require reasonable engineering observations and testing at the Developer's expense. Observation and testing, acquiescence in, or approval by any engineering inspector of the construction of physical facilities at any particular time shall not constitute the approval by the City of any portion of the construction of such Public Improvements. The City shall make approval, only after completion of construction and in the manner hereinafter set forth. The Director is designated by the City to exercise authority on its behalf under this Agreement and to see that this Agreement is performed according to its terms. Work under this Agreement may, without cost or claim against the City, be suspended by the Director for substantial cause. The Director and his authorized representatives shall have free access to the work at all times. The Director, or his designee, will make periodic observations of construction (sometimes commonly referred to as "supervision"). The purpose of these observations and construction checking is to determine if the work is being performed in accordance with the plans and specifications. Inspectors may be appointed to inspect materials used and work done. Inspections may extend to all or any part of the work and to the preparation or manufacture of the materials to be used. The Inspector will have authority to reject defective materials and to suspend any work that is being done improperly, subject to the final decision of the Director. 7. Completion of Public Improvements. The obligations of the Developer provided for in paragraph 6 of this Agreement, including the inspections hereof, shall be performed on or before and proper application for acceptance of the Public Improvements shall be made on or before such date. Upon completion of construction by the Developer of such Improvements, the Director or designee, shall inspect the Improvements. The Developer shall make all corrections necessary to bring the Improvements into conformity with the approved documents. Once approved by the City's Director of Public Works, the City shall accept said Improvements upon conveyance; provided, however, the City shall not be obligated to accept the Public Improvements until the actual costs described in this Agreement are paid in full by the Developer. SUBDIVISION IMPROVEMENT AGREEMENT 04/03 8. Protection. Developer, at its expense, shall continuously maintain adequate protection of all Improvements from damage prior to acceptance by the City and shall protect the City's property from injury and loss arising in connection with this Agreement. Developer shall make good any such damage, injury or loss except such as may be caused directly by authorized agents or employees of the City. Developer shall adequately protect adjacent property and shall provide and maintain all passageways, guard fences, lights and other facilities for protection required by public authority or local conditions. Developer shall be responsible for damage to any public and private property on and adjacent to the site of Developer's Improvements caused by negligent or willful acts of Developer, its agents or subcontractors. When any direct or indirect damage or injury is done to public or private property by or on account of any act, omission, neglect or misconduct in the construction of Improvements, or in consequence of the non-execution thereof on his part, such damaged property shall be restored by Developer at its own expense to a condition similar or equal to that existing before such damage or injury. Developer shall at all times take necessary precautions to ensure the protection of the public. Developer shall furnish, erect and maintain, at its own expense, all necessary barricades, suitable and sufficient red lights, construction signs, provide a sufficient number of watchmen, and take all necessary precautions for the protection of the work and safety of the public through or around his construction operations as Developer and the Director shall deem reasonably necessary. 9. Related Costs - Public Improvements. The Developer shall provide all necessary engineering designs, surveys, field surveys, testing and incidental services related to the construction of the Public Improvements at its sole cost and expense. If applicable, a final drainage letter certified accurate by a professional engineer registered in the State of Colorado shall also be supplied at the request of the Director. 10. Improvements to be the Property of the City. All Public Improvements for roads, concrete curb and gutters, public storm sewers and public drainage improvements accepted by the City shall be the property of the City following acceptance by the City, as provided above. 11. Performance Guarantee. In order to secure the construction and installation of the Public Improvements the Developer shall, prior to recording the Final Plat, if applicable, in the real estate records of Jefferson County, which recording shall occur no later than ninety (90) days after the execution of this Agreement, furnish the City, at the Developer's expense, with the Performance Guarantee described herein. The Performance Guarantee provided by the Developer shall be an irrevocable letter of credit in which the City is designated as beneficiary, for one hundred twenty-five percent (125%) of the estimated costs of the Public Improvements to be constructed and installed as set forth in Exhibit C, to secure the performance and completion of the Public Improvements as required by Section 26-110 of the Wheat Ridge Code of Laws. An irrevocable letter of credit shall be supplied to the City within ninety (90) days SUBDIVISION IMPROVEMENT AGREEMENT 04103 of the execution of this Agreement in the amount and form approved by the City. Failure of the Developer to provide an irrevocable letter of credit to the City in the manner provided herein shall negate the City's approval of this Agreement. Letters of credit shall be subject to the review and approval of the City Attorney. The Developer shall not start any construction of any public or private improvement on the Property including, but not limited to, staking, earthwork, overlot grading or the erection of any structure, temporary or otherwise, until the City has received and approved the irrevocable letter of credit. The estimated costs of the Public Improvements shall be a figure mutually agreed upon by the Developer and the Director, as set forth in Exhibit C if applicable. If, however, they are unable to agree, the Director's estimate shall govern after giving consideration to information provided by the Developer including, but not limited to, construction contracts and engineering estimates. The purpose of the cost estimate is solely to determine the amount of security. In the event the Public Improvements are not constructed or completed within the period of time specified by paragraph 7 of this Agreement or a written extension of time mutually agreed upon the parties to this Agreement, the City may draw on the letter of credit to complete the Public Improvements called for in this Agreement. In the event the letter of credit is to expire within fourteen (14) calendar days and the Developer has not yet provided a satisfactory replacement, the City may draw on the letter of credit and either hold such funds as security for performance of this Agreement or spend such funds to finish Public Improvements or correct problems with the Public Improvements as the City deems appropriate. Upon completion of performance of such improvements, conditions and requirements within the required time, the Developer shall issue an irrevocable letter of credit to the City in the amount of twenty-five percent (25%) of the total cost of construction and installation of the Public Improvements, to be held by the City during the warranty period. If the Public Improvements are not completed within the required time, the monies may be used to complete the improvements. 12. Indemnification. The Developer shall indemnify and hold harmless the City and its officers, employees, agents or servants from any and all suits, actions, and claims of every nature and description caused by, arising from or on account of this Agreement any act or omission of the Developer, or of any other person or entity for whose act or omission the Developer is liable, with respect to the Public Improvements; and the Developer shall pay any and all judgments rendered against the City as a result of any suit, action, or claim, together with all reasonable expenses and attorney's fees and costs incurred by the City in defending any such suit, action or claim. The Developer shall pay all property taxes on the Property dedicated to the City, if any, and shall indemnify and hold harmless the City for any property tax liability. 13. Waiver of Defects. In executing this Agreement, the Developer waives all objections it may have concerning defects, if any, in the formalities SUBDIVISION IMPROVEMENT AGREEMENT 04/03 whereby it is executed, or concerning the power of the City to impose conditions on the Developer as set forth herein, and concerning the procedure, substance, and form of the ordinances or resolutions adopting this Agreement. 14. Third Party Beneficiaries. There are and shall be no third party beneficiaries to this Agreement. 15. Modifications. This instrument embodies the whole agreement of the Parties. There are no promises, terms, conditions, or obligations other than those contained herein; and this Agreement shall supersede all previous communications, representations, or agreements, either verbal or written, between the parties. There shall be no modification of this Agreement except in writing, executed with the same formalities as this instrument. Subject to the conditions precedent herein, this Agreement may be enforced in any court of competent jurisdiction. 16. Release of Liability. It is expressly understood that the City cannot be legally bound by the representations of any of its agents or their designees except in accordance with the City of Wheat Ridge Code of Ordinances and the laws of the State of Colorado. 17. Captions. The captions to this Agreement are inserted only for the purpose of convenient reference and in no way define, limit, or prescribe the scope or intent of this Agreement or any part thereof. 18. Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, successors, and assigns as the case may be. 19. No Waiver. No waiver of any of the provisions of this Agreement shall be deemed or constitute a waiver of any other provisions herein, nor shall such waiver constitute a continuing waiver unless otherwise expressly provided, nor shall the waiver of any default hereunder be deemed a waiver of any subsequent default hereunder. 20. Invalid Provision. If any provision of this Agreement shall be determined to be void by any court of competent jurisdiction, then such determination shall not affect any other provision hereof, all of the other provisions shall remain in full force and effect. It is the intention of the Parties that if any provision of this Agreement is capable of two constructions, one of which would render the provision void, and the other which would render the provision valid, then the provision shall have the meaning which renders it valid. 21. Governing Law. The laws of the State of Colorado shall govern the validity, performance and enforcement of this Agreement. Should either party institute legal suit or action for enforcement of any obligation contained herein, venue of such suit or action shall be in Jefferson County, Colorado. 22. Attorneys Fees. Should this Agreement become the subject of litigation to resolve a claim of default of performance or payment by the SUBDIVISION IMPROVEMENT AGREEMENT 04/03 Developer and a court of competent jurisdiction finds in favor of the City, the Developer shall pay the City's attorney's fees and court costs. 23. Notice. All notices required under this Agreement shall be in writing and shall be hand delivered or sent by registered or certified mail, return receipt requested, postage prepaid, to the addresses of the parties herein set forth. All notices so given shall be considered effective seventy-two (72) hours after deposit in the United States mail with the proper address as set forth below. Either party by notice so given may change the address to which future notices shall be sent. Notice to Developer: Steven S. McKendry Notice to City: Director of Public Works 7500 West 29th Avenue Wheat Ridge, CO 80033 24. Force Maieure. Whenever the Developer is required to complete the construction, repair, or replacement of Public Improvements by an agreed deadline, the Developer shall be entitled to an extension of time equal to a delay in completing the foregoing due to unforeseeable causes beyond the control and without the fault or negligence of the Developer including, but not restricted to, acts of God, weather, fires and strikes. 25. Assignment or Assignments. There shall be no transfer or assignment of any of the rights or obligations of the Developer under this Agreement without the prior written approval of the City. 26. Recording of Agreement. This Agreement shall be recorded in the real estate records of Jefferson County and shall be a covenant running with the Property in order to put prospective purchasers or other interested parties on notice as to the terms and provisions hereof. 27. Title and Authority. The Developer, Steven S. McKendry of Corwn Land Development, LLC, expressly warrants and represents to the City that it is the record owner of the property constituting the Property and further represents and warrants, together with the undersigned individual(s) that the undersigned individual(s) has or have full power and authority to enter into this Subdivision Improvement Agreement. The Developer and the undersigned individual(s) understand that the City is relying on such representations and warranties in entering into this Agreement. SUBDIVISION IMPROVEMENT AGREEMENT 04/03 WHEREFORE, the parties hereto have executed this Agreement on the day and year first above written. CITY OF WHEAT RIDGE, COLORADO By: Jerry DiTullio, Mayor ATTEST: Michael Snow, City Clerk APPROVED AS TO FORM: Gerald Dahl, City Attorney By: DEVELOPER STATE OF COLORADO COUNTY OF ss. The foregoing instrument was acknowledged before me this day of 2p_, by as of Witness my hand and official seal. My commission expires: Notary Public (SEAL) SUBDIVISION IMPROVEMENT AGREEMENT 04/03 (FINAL) DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF QUAIL HOLLOW THIS DECLARATION is made on this 28th day of February, 2008, by Steven S. McKendry, Managing Partner of CROWN LAND DEVELOPMENT, LLC (hereinafter referred to as the "Declarant"), with an office at 907 Cole Street, Golden, Colorado, 80401. WHEREAS, Declarant is the owner of certain real property in the County of Jefferson, State of Colorado, which is more particularly described as set forth in Exhibit A (Quail Hollow Subdivision Final Plat) attached hereto and incorporated herein by this reference. NOW, THEREFORE, Declarant declares that all of the real property described in Exhibit A shall be held or sold, and conveyed subject to the following covenants, agreements, easements, restrictions, and conditions which are for the purpose of protecting the value and desirability of the real property and which shall run with the real interest in the described properties or any part thereof, their heirs, legal representatives, successors and assigns, and shall inure to the benefit of each owner thereof. ARTICLE 1 DEFINITIONS Each term not otherwise defined in this Declaration, or as set forth in Exhibit A, shall have the definitions specified or used in this Declaration. 1.1 Architectural Control Committee. Shall mean the committee established pursuant to Article 2 of this Declaration. 1.2 Architectural Control Committee Rules. Shall mean the rules adopted by the Architectural Control Committee. 1.3 Declarant. Shall mean and refer to Steven S. McKendry, Managing Partner of Crown Land Development, LLC, and his successors and assigns if such successor or assign should acquire more than one developed or undeveloped lot from the Declarant. 1.4 Unit or Lot. Shall mean and refer to any plot of property or portion of the Property, which is designated for separate ownership which boundaries are described in or determined for the Declaration. 1.5 Property. Shall refer to the real property attached hereto as Exhibit A. 1.6 Owner. Shall mean the record Owner, whether one or more persons or entities, of a fee simple interest in any Lot which is part of the Property described in Exhibit A, including Declarant and contract purchasers, but excluding those having such interest merely as security for the performance of any obligation. 1.7 Covenants. Shall mean and refer to the "Declaration of Covenants, Conditions and Restrictions of Quail Hollow" contained herein. ARTICLE 2 ARCHITECTURAL CONTROL 2.1 Architectural Control Committee. The purpose of the Architectural Control Committee shall be to carry out the duties and obligations imposed under the terms of this Declaration. The Architectural Control Committee shall establish rules and regulations to carry out the purposes and intent of this Declaration, as amended, and to enforce the Architectural Control Committee's rules and regulations. The Architectural Control Committee shall have jurisdiction over all of the real property described in Exhibit A. 2.2 Membership and Meetings. The initial Architectural Control Committee shall be composed of Steven S. McKendry and Patrick T. McKendry. In the event of the death or resignation of any member of the Architectural Control Committee, the remaining members shall have firll authority to designate a successor. Neither the members of the Architectural Control Committee nor such representatives as it may designate shall be entitled to any compensation for services performed pursuant to this Covenant. Meeting of the Owners, for the purpose of electing the Architectural Control Committee members, shall be held annually and each Lot shall have one vote. The Current Architectural Control Committee members shall provide written notice of all meetings to Owners not less than ten (10) days or more than sixty (60) days in advance of a meeting. A majority of the Owners shall constitute a quorum for the purpose of electing Architectural Control Committee members, and such committee members shall be elected by a majority vote of the Owners present at a meeting at which a quorum is present. When the last of the eleven (11) Lots has been sold and closed, Steven S. McKendry and Patrick T. McKendry shall resign as members of the Architectural Control Committee. Within sixty (60) days of such resignation, a meeting of the Owners shall be held for the purpose of electing three (3) persons to compose the Architectural Control Committee. 2.3 Term. The Elected members of the Architectural Control Committee shall not serve for longer than a one (1) year term, unless reelected under the terms contained herein. Any and all vacancies on the Architectural Control Committee may be filled by a vote of the majority of the remaining members. 2.4 Votes or Voting. At all meetings of the Architectural Control Committee, a majority of the members of the Architectural Control Committee shall constitute a quorum for the transaction of business, and a vote at a meeting at which a quorum is present shall constitute a decision of the Architectural Control Committee. 2.5 Regulations. The Architectural Control Committee shall have the right to make such reasonable rules and regulations and provide such means and employ such agents as will enable it adequately and properly to carry out the provisions of this Declaration. 2.6 Approval of Plan. No building (additions or accessory), fence, wall, or other structure shall be commenced, erected or maintained, nor shall any addition to or change or alteration therein be made until the plans and specifications showing the nature, kind, shape, height, materials, floor plans and location have been submitted to and approved in writing by the Architectural Control Committee. In the event the Architectural Control Committee fails to approve or disapprove such design and location within thirty (30) days after said plans and specifications have been submitted to it, such approval will not be required and the related Covenants shall be deemed to have been complied with. In addition to the other criteria set forth herein, the Architectural Control Committee shall determine whether proposed improvements will protect the then value and future value of the homes located on the Property and to be erected thereon. The Architectural Control Committee shall, in the exercise of its judgment and determination, use reason and good faith. Among the other considerations applied, the Architectural Control Committee will determine and base its approval or rejection upon a determination of whether said improvements are reasonably compatible with other improvements planned or erected on the Property. 2.7 Limitation of Liability. The Architectural Control Committee shall use reasonable judgment in approving or disapproving all plans and specifications submitted to it. Neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be liable to any person or entity for any official act of the Architectural Control Committee in connection with submitted plans and specifications, except to the extent the Architectural Control Committee, or any individual member of the Architectural Control Committee acted with malice or wrongful intent. 2.8 Approval by the Architectural Control Committee. Approval by the Architectural Control Committee does not necessarily assure approval by the appropriate governmental board or commission of the appropriate municipality, county, or state authorities. Notwithstanding that the Architectural Control Committee has approved plans and specifications, neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be responsible or liable to any Owner, developer or contractor with respect to a loss, liability, claim or expense which may arise by reason of such approval of the construction of the proposed improvement or alteration. Neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be responsible for any defects in any plans or specifications submitted, revised or approved in accordance with the provisions of this Declaration, as amended, and the Architectural Control Committee rules and regulations; nor shall they be responsible for any structural or other defects in any work done according to such plans and specifications. In all events, the Architectural Control Committee, the Executive Board, and individual members thereof shall be defended and indemnified by the Owners: (i) In the event any such suit or proceeding is filed against the Architectural Control Committee, the Executive Board, or any individual members; provided, however, (ii) That the Architectural Control Committee member adjudged to be liable for negligence or misconduct in the performance of his duty as a member of the Architectural Control Committee unless, and (iii) Only to the extent that the Court which such action or suit may be brought before shall determine upon application that, despite the adjudication of liability but in view of all circumstances of the case, such person is fairly and reasonably entitled to indemnification for such expense as such Court shall deem proper. 2.9 Cure of Owner's Default. If any Owner breaches any of the Covenants, restrictions or provisions of this Declaration, and fails to cure the same within thirty (30) days after written notice is given by the Architectural Control Committee, then the Architectural Control Committee may, at its option, cure said breach. Any amounts spent in curing the breach and for attorneys' fees and interest thereon, computed at the rate of eighteen (18%) percent per annum from the date that said sums are paid, shall be due from the breaching Lot Owner upon demand by the Architectural Control Committee. The total sum of these amounts shall be charged against the Lot and improvements thereon, shall be a continuing lien thereon, and shall be the personal obligation of the breaching Owner. The Architectural Control Committee may bring an action at law against the breaching Owner to collect said sums or may foreclose the lien against the Lot and the improvements thereon in the same manner as provided for foreclosing a mortgage lien, or at the option of the Architectural Control Committee, in such other manner as is available at law or in equity. Said lien shall be subordinate to the lien of any first mortgage or first deed of trust secured upon such Lot. The sale or transfer of such Lot shall not extinguish the lien as to any amounts that became due prior to such sale or transfer. However, the sale or transfer of any Lot pursuant to a foreclose or a first mortgage or any proceeding or deed in lieu thereon, shall extinguish the lien for a charge which became due prior to such sale or transfer, but shall not release the breaching Owner from personal liability for such charge. No sale or transfer (whether by foreclosure or otherwise) shall relieve a Lot from liability from any lien occurring subsequent to any such sale or transfer. 2.10 Architectural Control Committee's Right of Entry. During reasonable hours and upon reasonable notice, any member of the Architectural Control Committee, or any authorized representative of the Architectural Control Committee shall have the right to enter upon and inspect any Lot, excluding the interior of any residence located thereon, to determine whether the provisions of this Declaration and the Architectural Control Committee Rules are being complied with by the Owner of said Lot. ARTICLE 3 PERMITTED USES AND RESTRICTIONS 3.1 Property Use and Building Type. No site shall be used except for residential purposes. Only single family dwellings, private attached garages for not less than two (2) cars and other out buildings directly incidental to residential use shall be erected, altered, placed or permitted to remain on any site, except as may otherwise be approved by the Architectural Control Committee. 3.2 Architectural Control. No building shall be erected, placed or altered on any site until the construction plans and specifications, and a plan showing the location of the structure have been approved by the Architectural Control Committee as to quality of workmanship and materials, harmony of external design with existing structures, and as to location with respect to topography and finish grade elevation. No fence or wall shall be erected, placed or altered on any Lot nearer to any street than the minimum building setback unless similarly approved. Approval shall be as provided in Article 2 of the Declaration. 3.3 Dwelling and Size. Each primary dwelling constructed on a Lot shall be comprised of a minimum of 2250 square feet for a single story "ranch style" dwelling, and a minimum of 2700 square feet for a multi-story dwelling (with the first story of a multi-story dwelling above ground level to be comprised of a least 2000 square feet with such minimum square footage to be exclusive of any garages, patios, basements or accessory buildings, except as otherwise approved by the Architectural Control Committee). Each residence shall have, at a minimum, a two (2) car garage and shall be of a size at least large enough to completely cover two standard six passenger automobiles. 3.4 Move and Set. All construction within the Property shall be new construction and no previously erected building, structure, or improvement shall be moved and set upon any Lot from any other location, except for temporary structures used for marketing purposes by the Declarant. 3.5 Easements. Easements for installation and maintenance of utilities and drainage facilities are reserved as shown on the recorded plat. Within these easements, no structure, including fences, or planting of other materials shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities, or which may change the direction of flow, obstruct, or retard the flow of water in and through drainage channels in the easements. The prohibition of permanent structures including fences also applies to the 40' wide drainage easement for the Lena Gulch tributary (Quail Creek) and the 15' wide drainage easement located along the western subdivision boundary unless otherwise approved by the Director of Public Works. No permanent structures, including fences, are permitted in the access and maintenance easement for Lena Gulch. Tract C is for stormwater drainage; no permanent structures including fences shall be allowed without written approval from the Director of Public Works. Maintenance of Tract C shall be the sole responsibility of the Homeowners' Association. The easements are on each Lot and all improvements in it shall be maintained continuously by the Owner of the Lot, except for those improvements for which public authority of one or more utility companies is responsible. 3.6 Nuisance. No noxious or offensive activity shall be carried on upon any site, nor shall anything be done thereon which may be or may become an annoyance or nuisance in the Property. Without limiting the generality of the foregoing provisions, no exterior speakers, hums, whistles, bells or other items used exclusively for such purposes shall be located, used or placed on any Lot. 3.7 Temporary Structures. No structure of a temporary character, trailer, tent, shack, garage, barn or other out building shall be used on any Lot at any time as a residence, either temporarily or permanently, except temporary structures may be used by Declarant for marketing purposes. 3.8 Water and Sewer. No individual water supply system or sewage disposal system shall be permitted on any Lot, and all dwellings must attach to such facilities as may be provided by such water or sanitation district as may serve the area. (Irrigation water excepted if available). 3.9 Fences. No fences shall be allowed on the Property unless approved by the Architectural Control Committee. 3.10 Mail Boxes. All mail boxes on the Lot within the Property shall be set in brick or stone or brick or stone with attached planter. Upon request, the Architectural Control Committee shall furnish the design of the mail box. The Architectural Control Committee must approve all mail boxes in writing prior to construction of any mail box. 3.11 Livestock and Poultry. No animals, livestock or poultry of any kind shall be raised, bred, or kept on any site, except dogs, cats or other household pets may be kept provided that they are not kept, bred or maintained for any commercial purpose, and provided further, such dogs, cats or other household pets shall not exceed two (2) of any one type of animal for each site. No bee keeping is allowed of any kind. 3.12 Storage of Boats, Campers, Trailers, etc. No boats, campers, trailers, or other recreational vehicles shall be stored or permitted to remain for more than five (5) continuous days per year on any Lot or street adjoining any Lot unless such vehicles are within enclosed garages. A trailer type sales office may be used on any Lot during the period of Declarant's control. 3.13 Garbage and Refuse Disposal. No Lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage, or other waste, shall not be kept except in sanitary containers. All equipment for the storage of such material shall be kept in a clean and sanitary condition. 3.14 Trash Containers and Collection. No garbage, rubbish or trash shall be placed or kept on any Lot except in covered containers. In no event shall such containers be maintained so as to be visible from neighboring property except to make the same reasonably necessary to effect such collection. No rubbish or debris of any kind shall be placed or permitted to accumulate upon adjacent to any Lot, and no odors shall be permitted to arise therefrom so as to render any such Lot or any portion thereof unsanitary, unsightly, offensive or detrimental to any other Lot in the vicinity thereof or to its occupants. No incinerators shall be kept or maintained on any Lot. All trash collection for the entire subdivision must be picked up on the same day. 3.15 Motor Vehicles. No automobile, motorcycle, motorbike or other motor vehicle shall be constructed or reconstructed or repaired upon any Lot or street, and no inoperable vehicle may be stored or parked on any Lot or street, so as to be visible from neighboring property or visible from any street, provided, however, that the provisions of this Section shall not apply to emergency vehicle repairs or temporary construction shelters or facilities maintained during, and used exclusively in connection with the construction of any improvement approved by the Architectural Control Committee. This restriction shall include all vehicles, whether covered or not. 3.16 Machinery and Equipment. No machinery or equipment of any kind shall be placed, operated or maintained upon or adjacent to any Lot except such machinery or equipment as is usual and customary in connection with the use, maintenance or repair of a residence, appurtenant structures, or other improvements constructed by the Declarant or approved by the Architectural Control Committee. 3.17 Parking. All vehicles of owners and their lessees, employees, guests and invitees shall be kept in garages, carports or residential driveways of the Owners wherever and whenever such facilities are sufficient to accommodate the number of vehicles on a Lot, provided, however, this Section shall not be construed to permit the parking in the above described areas of any vehicle whose parking is otherwise prohibited by this Declaration or the parking of any inoperable vehicle. _ 3.18 ns. No sign o any kind shall be displayed to the public view on any Lot except one professional sign of not more than two (2) square feet, or a sign of not more than five (5) square feet advertising the property for sale or rent, or signs used and erected by the Declarant to advertise the property during the period when construction and sales of new dwellings occur. 3.19 Radio and TV Antennas. No radio antennas, TV antennas or television receivers of any type shall be erected or installed unless completely enclosed within the primary dwelling, without the express approval of the Architectural Control Committee. 3.20 Garages and Driveways. The interior of all garages situated on any Lot shall be maintained in a neat, clean and sightly condition. Garages shall be used only for the parking of vehicles and the storage of normal household supplies and materials and shall not be used or converted for living quarters or recreational activities without the prior written approval of the Architectural Control Committee. All driveways shall be of concrete or stone material and must be approved by the Architectural Control Committee. To maintain Property esthetics, garage doors shall remain closed except for short durations in which it is necessary for doors to remain open. 3.21 Utilities Services. No structure, including fences, landscaping or other improvements shall be placed, erected or maintained upon any area designated on the plat as public utility easement which may damage or interfere with the installation and maintenance of utilities or which may change the direction flow of drainage channels in such easement areas or which may obstruct or retard the flow of water through drainage channels in such easement areas. Such public utility easement areas and all improvements thereon, shall be maintained by the Owner of the Lot on which the easement area is located unless such easement area is to be maintained by the utility company or county, municipality or other public authority. 3.22 Repair of Buildings. No building, landscaping or other improvement upon any Lot shall be permitted to fall into disrepair, and each such building, landscaping or other improvement shall at all times be kept in good condition and repair by the Owner thereof. 3.23 Mineral Exploration. No Lot shall be used in any manner to explore for or to remove any oil or other hydrocarbons, minerals of any kind, gravel earth, or any earth substance of any kind and no derrick or other equipment designed or intended for any such activity shall be erected, placed, constructed or maintained on any Lot. 3.24 Fuel Tanks. No fuel tanks of any kind shall be erected, placed or maintained on any Lot except for propane or similar fuel tanks permitted under the ordinances of the appropriate county, municipality or governmental agency. 3.25 Window Coverings. No reflective materials, including, but without limitation, aluminum foil, reflective screens or glass, mirrors or similar type items, shall he installed or placed upon the outside or inside of any windows of any residence or other structure without prior written approval of the Architectural Control Committee. 3.26 Encroachments. No tree, shrub or planting of any kind on any Lot shall be allowed to overhang or otherwise to encroach upon any sidewalk, street, pedestrian way, or other area from ground level to a height of eight (8) feet. 3.27 Sight Distance at Intersections. No fence, wall, hedge or shrub planting shall be placed or permitted to remain on any comer site except in conformity with the applicable resolution, regulations and restrictions of the City of Wheat Ridge and County Boards and agencies of the County of Jefferson, State of Colorado, nor shall any tree be permitted to remain within such areas unless the foliage line is maintained at sufficient height to prevent obstruction of sight lines. 3.28 Clothes Drying Facilities & Storage. Outside clotheslines or other outside facilities for drying or airing clothes shall not be erected, placed or maintained on any Lot unless they are erected, placed or maintained in such a manner as to not be visible from the street or the second floor of the neighboring property. No dog runs, wood piles, or storage area shall be located as to be visible from the street, road or common property. 3.29 Exterior Lighting. No light shall be emitted from any Lot which is unreasonably bright or causes unreasonable glare. 3.30 Landscaping on Lots. Any Lot shall be landscaped within six (6) months from completion of the house. The Owner shall have fully landscaped said Lot in accordance with a landscaping plan approved by the Architectural Control Committee. Said landscaping shall be in harmony with other landscaped areas in the Property. Each Owner shall maintain his Lot free of weeds and in a neat and attractive condition. 3.31 Declarant's Exemption. Nothing contained in this Declaration shall be construed to prevent the Declarant, or its authorized agents, from erecting or maintaining structures, improvements or signs necessary or convenient to the construction, development, identification, or sale of Lots or other property within the Property. The Declarant is hereby expressly permitted to use the Lots for model home and parking purposes as is necessary or convenient to the sale of Lots and homes within the Property. This section shall not operate to exempt the Declarant from the requirements of this Declaration as they pertain to homes and other structures constructed by the Declarant for the same ultimate end use or purpose as such structures when constructed by an individual Owner of any Lot. 3.32 Setbacks. The minimum setbacks per the R-I zone district regulations are 30' from front and side property lines where adjacent to a dedicated public street, and 15' from side and rear property lines. The required front setback for portions of lots adjacent to a cul-de-sac bulb is 10'. 3.33 Exterior Mechanical Equipment. All exterior mechanical equipment shall be screened from view and in accordance with the Declaration and approval by the Architectural Control Committee. 3.34 Street Lighting. All Lots are subject to and bound by XCel Energy Company's tariffs which are now and may in the future be filed with the Public Utilities Commission of the State of Colorado relating to street lighting in this subdivision, together with rates, rules and regulations therein provided and subject to all future amendments and changes thereto. The Owner or Owners of each Lot shall pay as billed a portion of the cost of public street lighting in the subdivision according to XCel Energy Company's rates, rules and regulations, including future amendments and changes on file with the Public Utilities Commission of the State of Colorado. 3.35 Creation of Lien and Personal Obligation of Assessment and Special Assessments. The Declarant, for each Lot owned by it within, hereby covenants and each Owner of any Lot be accepted of a deed or other conveyance thereof whether or not it shall be so expressed in any such deed or other conveyance, is deemed to covenant and agree to pay to the Association annual assessments or charges and special assessments, together with such interest thereon and costs of collection thereof as hereinafter provided, and said amounts shall be a charge on the property and shall be a continuing lien upon the property against which each such assessment or special assessment is made. Each such assessment and special assessment, together with such interest thereon, cost of collection and reasonable attorney's fees shall also be the personal obligation of the person who was the Owner of such Lot at the time when the assessment or special assessment fell due. The personal obligation for delinquent assessment or special assessment shall not pass to his successors in title unless expressly assumed by them. 3.36 Purpose of Assessment. The assessments levied by the Association shall be used exclusively for the purpose of promoting the recreation, health, safety, and welfare of the residents of Quail Hollow and in particular for (i) the improvement, replacement, operation and maintenance of the improvements to include, but not limited to, detention pond maintenance, entry signage, perimeter fencing and landscape improvements for the use and enjoyment of the members, (2) for general and administrative expenses of operating the Association, to include, but not limited to, management fees, insurance, office supplies and expenses associated with enforcement of the provisions of this Declaration. ARTICLE 4 MAINTENANCE OF LOTS Each Owner shall maintain his residence and Lot in good repair and in attractive condition. The yards and landscaping on all improved Lots shall be neatly and attractively maintained, and shall be cultivated and planted to the extent required to maintain an appearance in harmony with other improved Lots. During prolonged absence, an Owner shall arrange for the continued care and upkeep of his Lot. In the event a Lot Owner fails to maintain his Lot and residence repaired and cleaned up, the Association may perform such work and may charge the Owner for said work in accordance with the provisions of Article 2. An Owner shall do no work that will impair any easement nor shall any Owner do an act or allow any condition to exist which will adversely affect any other Lots and residences of other Owners. No trash, litter, junk, boxes, containers, bottles, cans, implements, machinery, lumber or other building materials shall be permitted to remain exposed upon any Lot so that they are visible from any neighboring Lot or street. In the event any structure is destroyed either wholly or partially by fire or any other casualty, said structure shall be promptly rebuilt or remodeled to conform to this Declaration or all remaining portions of the structure, including the foundation, and all debris shall be promptly removed from the property. Each Lot shall at all times be kept clear of weeds and other unsightly growth. ARTICLE 5 SOLAR ACCESS RIGHTS 5.1 Applicability. The provision of Article 3 shall be applicable to all Lots and Owners thereof, and shall take precedence over any other terms in this Declaration that may conflict with the solar access rights established hereby. 5.2 Architectural Control Committee Approval. All plans and specifications for proposed solar collector units must be approved in writing by the Architectural Control Committee. Such Committee approval shall encompass among other things, not only the solar collector, but also any architectural change in the residence or other improvement that is necessary as a result of the proposed solar collector installation. ARTICLE 6 GENERAL PROVISIONS 6.1 Terms. These Covenants are to run with the Property and shall be binding on all parties and all persons claiming under them for a period of twenty-five (25) years from the date they are recorded, after which time said Covenants shall be automatically extended for successive period of ten (10) years unless an instrument signed by a majority of the then Owners of the Lots have been recorded agreeing to terminate said Covenants or changing them in whole or in part. 6.2 Enforcement. The Association, or any Owner, shall have the right to enforce, by any proceedings at law or in equity, any restrictions, conditions, Covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association or by an Owner to enforce any Covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. 6.3 Amendments and Social Amendments. These Covenants and Restrictions maybe amended during the first twenty (20) years from the day of Declaration by an instrument signed by not less than ninety percent (90%) of the Lot Owners and thereafter by an instrument signed by not less than seventy-five percent (75%) of the Lot Owners. Any amendment must be properly recorded. Notwithstanding the foregoing and in addition to any other provisions contained in this Declaration, the Declarant hereby reserves and is granted the right and power to record a Special Amendment to this Declaration at any time and from time to time that amends this Declaration (1) to comply with requirements of the Veterans' Administration, or any other governmental agency, or any other public or private entity, and/or (2) to induce any such agencies or entities to make, purchase, sell, insure or guarantee first mortgages covering Lots. A vote or consent of the Owners shall not be required for any Special Amendment. Each Owner, by acceptance of this deed or other instrument of conveyance for a Lot, acknowledges and consents to the reservation by Declarant of the right and power to make, execute and record Special Amendments as aforesaid. 6.4 Notices. Any notice required to be sent to any Owner under the provisions of this Declaration shall be deemed to have been properly sent when mailed, postpaid, to the last known address of the person who appears as an Owner on the records of the Association at the time of such mailing. 6.5 Severability. Invalidation of any one of these Covenants by judgment or court order shall in no wise affect any of the other provisions which shall remain in full force and effect. 6.6 Exclusions. None other than by the Architectural Control Committee. ARTICLE 7 THE QUAIL HOLLOW ASSOCIATION 7.1 Business Office. The principal office of the Quail Hollow Association ("Association") shall be located at 907 Cole Street, Golden, Colorado, 80401. The Association may have other offices from time to time as required by the Board of Directors. The Association's books, checks and business accounts shall be maintained at the Business Office. 7.2 Board of Directors. There shall be three (3) Directors elected by the members for a one (1) year term. The Board will hold a regular annual meeting at a place and time to be determined. Special meetings of the "Members" may be called at any reasonable time by the Board upon written notification to Members. 7.3 Purpose of the Association. Within the Property, as indicated on Exhibit A, the Association will maintain all landscaping, irrigation and outside perimeter fencing in perpetuity and will help enforce the Covenants as herein stated to protect the property values, and the individual Owners will be responsible for maintaining the inside of the perimeter fencing on the Owner's Lot. 7.4 Maintenance Assessments. In order to accomplish its purpose, each Owner is obligated to pay to the Association regular and special assessments, including emergency assessments as established by the Board of Directors. Presently, the annual assessment is Three Hundred Seventy Five Dollars ($375.00) per Lot, payable January Ist of each year to the Business Office, except the Developer will pay twenty-five percent (25%) of the regular Owner's assessment for each developed Lot held, unless the Lot is occupied by a mobile sales facility. The Board of Directors shall fix the assessments and may raise or lower said assessed amounts, as they may deem necessary in their discretion. Such assessments are secured by a continuing lien upon the Lot against which the assessment is made. 7.5 Storm Water Detention Vault. In order to ensure the long-term function of the detention vault located as shown on Exhibit A, the maintenance of the storm water detention vault will be the responsibility of the Homeowners' Association. Maintenance shall include, but not be limited to, regular debris removal,yearly sediment removal, and keeping the metering structure operative. 7.6 Maintenance of Common Landscaping. The landscaping elements of Tracts B and C are the responsibility of the Homeowner's Association. 7.7 Maintenance of Storm Water Conveyance Swales. Maintenance of the stormwater drainage conveyance systems (specifically the "Quail Creek" and westerly 15' drainage swale) shall be the sole responsibility of the Homeowners' Association and its heirs, successors and assigns. Regularly scheduled maintenance such as mowing and trash removal of refuse is the responsibility of the property owner in which that portion of drainage is located. If these areas are not properly maintained, the City of Wheat Ridge reserves the right to enter such easement areas and complete the work, the cost of which the Association, its heirs, successors and assigns agree to pay. 7.8 Maintenance of the Sanitary Sewer. Maintenance of the sanitary sewer line from the edge of the Property to the manhole in West 33rd Drive shall be the responsibility of the Association, unless the sewer line easement between the edge of the Property and the manhole in West 33rd Drive is given to the applicable Sewer District. ARTICLE 8 EASEMENTS AND LICENSES 8.1 Recording Data. All easements and licenses to which the Property is presently subject are recited in Exhibit A. 8.2 Easements. All easements and licenses to which the Property is presently subject are provided for upon the recorded plat and set forth in Exhibit A, and such other easements as may be established pursuant to the provisions of this Declaration. Declarant reserves unto itself and its successors for a period of six (6) years from the date hereof easements, without further consent, to construct, use, maintain and repair utilities under and across any property including, but not limited to, individually platted Lots. 10 ARTICLE 9 EXISTING CONDITIONS 9.1 Existing Structure and Fences. At the time of recording of these Covenants, Lot 11 has an existing dwelling on it. The structure, including fences and outbuildings, is to be considered "grand-fathered" in relationship to Architectural Control Committee approvals. However, any future alterations or construction would require the approvals of the Architectural Control Committee pursuant to the Covenants. All other aspects of these Covenants do apply to Lot 11. ARTICLE 10 OWNERSHIP AND DEVELOPMENT OF TRACT A 10.1 Ownership. Tract A of Exhibit A is owned by Crown Land Development LLC. 10.2 Development of Tract A of Exhibit A. Although Tract A is presently deemed to be non- buildable, it is the intent of Crown Land Development LLC to ascertain the necessary design and permits to allow for the future development of this property. When such development occurs, the additional sites and owners shall be considered party to the terms and conditions of the Covenants as additional members of the original Homeowners' Association, including all rights and privileges associated with membership. 10.3 Disposition of Tract A of Exhibit A. Crown Land Development LLC and its successors and assigns reserve the right to sell Tract A of Exhibit A for the purpose of development. IN WITNESS WHEREOF, Declarant has caused to be signed this Declaration of Covenants, Conditions and Restrictions of Quail Hollow. CROWN LAND DEVELOPMENT, LLC By: Steven S. McKendry, Managing Partner 11 QUAIL HOLLOW RULES OF ARCHITECTURAL CONTROL ADOPTED this 28th day of February, 2008, according to the Declaration of Covenants, Conditions and Restrictions of Quail Hollow, and by reference herein made a part thereof. The Architectural Control Committee shall: 1. Require that architectural plans be submitted for review (along with color samples, brick samples, roofing samples, etc.) and approval prior to the commencement of work on any individual building site. 2. Require that complete landscape plans be submitted and approved prior to the issuance of a certificate of occupancy and changes in the landscaping be approved prior to undertaking the work. 3. Date each plan received. 4. Review and comment on submitted plans in a timely manner as to not unnecessarily delay the commencement of work, and respond within thirty (30) days from the date received. 5. Initiate the review process, which is to include written comments for each paragraph listed in Article 3 of the Declaration of Covenants, Conditions and Restrictions of Quail Hollow as to conformity. With respect to Article 3.10 Mailboxes, alternate materials may be approved if consistent with the dominant finish of the residence. 6. Exercise its best judgment that all of the improvements proposed conform or harmonize with existing surroundings and structures including: harmony of exterior design, colors, materials proposed, topography, and other special features. Consider the appropriateness of exterior materials according to the proposed architectural style as follows: a. Require siding material to be either brick, stone or stucco, unless otherwise approved by the Architectural Control Committee; b. Roofing materials shall be tile; C. Trim, windows, doors, or other special details shall be approved. 8. All Lot purchasers understand the construction of a house must start within three (3) months from the time of their Lot sale from Crown Land Development, LLC, unless the Architectural Control Committee has extended this time frame in writing. In the event a house is not started within three (3) months of the Lot sale, Crown Land Development, LLC has the option to repurchase the Lot back at twenty percent (20%) less than the original sales price of the Lot. Crown Mill and Casework, LLC. is the exclusive builder of houses in this subdivision. Crown Mill and Casework, LLC will build all the houses within this subdivision, and landscape all houses within this subdivision, unless stated in writing otherwise by Crown Land Development, LLC. The construction of a house must be 100% completed, including landscaping, within nine (9) months from the date of issuance ofthe building permit, unless the Architectural Control Committee has extended this time frame in writing. All requests and responses must be in writing. Steven S. McKendry Patrick T. McKendry h ~ 1 City of `7`Iheat Idge OMCOMMUNITy DEVELOPMENT Memorandum TO: Tim Paranto THROUGH: Dave Brossman FROM: Meredith Reckert DATE: March 5, 2008 SUBJECT: Class I Flood Plain Exception Attached is the application for approval of class I flood plain special exception permit to allow for street and other public improvements construction within the Quail Hollow Subdivision at approximately 3301 Quail Street. The case number is WF-07-01 as the fee was paid and case number assigned when the property owners applied for the subdivision approval. Please review and return comments to me at your convenience. City of Wheat~dge COMMUN[Ty DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29'n Ave. 303.235.2857 Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: February 25, 2008 Steve McKendry Crown Land Development, LLC P.O. Box 5148 Wheat Ridge, CO 80043-5148 Dear Mr. McKendry: This letter is in regard to your application for approval of an 11-lot subdivision on R-1 zoned property located at approximately 3301 Quail Street. The plat was approved by City Council on September 10, 2007. The following must occur to finalize the project before construction can begin: 1. Finalization of the homeowners association covenants per comments provided on December 10, 2007. 2. Plat recordation. Please provide a black line photographic mylar with original signatures signed in indelible black ink for all existing property owners and the surveyor of record with recording fees of $11 per page. 3. Execution of the subdivision improvements agreement with financial guarantees to be recorded at the time of final plat recording. 4. Approval of a Class I special exception permit for construction of the street. 5. Fees in lieu of land dedication for parkland contribution per unit in the amount of $1100 will be required at the time of issuance of each building permit. Attached are comments from Public Works dated February I 1 and February 25, 2008. If you have any questions, do not hesitate to contact me at 303-235-2848. Sincerely, Meredith Reckert, AICP Senior Planner c: WS-01-01 www. ci.wheatridge. co.u s Gry of Wheat wage ~ I Depafnnent of Pubk Woke February 11, 2008 DEPARTMENT OF PUBLIC WORKS (303) 235-2861 7600 WEST 29TH AVENUE WHEAT RIDGE, CO 80033 FAX (303) 235-2857 Mr. George K. Cotton, P.E. GK Cotton Consulting, Inc. 10290 S. Progress Way, Suite 205 P.O. Box 1060 Parker, CO 80134-1060 Re: - First Review Comments of the Final Drainage Report, Final Plat, and Civil Construction Plans for the Quail Hollow development located at 3331 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Cotton, I have completed the first review of the above referenced documents received on January 18, 2008 and have the following comments: GENERAL COMMENTS: 1. Technical data, including a specific maintenance schedule for the Quail Hollow HOA to follow, shall be submitted to the City for review and approval for the Stormceptor® water quality unit. 2. A set of roadway lighting plans approved by Xcel Energy will be required as part of the design and construction submittal. Please coordinate this process with Xcel Energy on both the plan design and for construction. 3. As this site exceeds 1 acre in size, a Stormwater Management Plan will need to be submitted for review prior to design approval. 4. All of the City of Wheat Ridge standard details can be found on the City's website: www.ci.wheatridae.co.us DRAINAGE Final Drainage Report (Discussion) 1. The Report states in Section C. Detention and Water Quality found on page 5 that the final sizing of the Rinker Stormcepter® unit will be provided by the manufacture at the time of purchase. To approve the design and this Report, the size, model number, and the specific maintenance schedule of the unit to be utilized must be discussed in the Report. The maintenance schedule will need to be adhered to by the Quail Hollow HOA, so it needs to be very specific, i.e., what would trigger additional cleaning measures (such as the unit being 20% silted, or 6" depth of accumulated silt, etc.) as well as the standard cleaning intervals. In addition to the manufacturers "suggested" maintenance schedule, also include your recommended maintenance schedule in the Appendix. 2. Discuss the portion of the proposed roadway lying within the current 100-year floodplain and the Class I Floodplain Exception Permit that shall be required prior to commencement of the roadway construction. 3. Please include a design detail showing the area of transition from Quail Creek to Lena Gulch in the Civil Construction Plan set 4. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. Provide the Rinker Stormcepter® specifications and a specific maintenance schedule in the Appendix. The maintenance schedule will need to be adhered to by the Quail Hollow HOA, so it needs to be very specific, i.e., what would trigger additional cleaning measures (such as 20% silted, or 6" depth of accumulated silt, etc.) as well as the standard cleaning intervals as recommended by the manufacturer. 2. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Plan 1. Include a note directing the reader to the floodplain information contained in the Final Drainage Report for the portion of the proposed roadway lying within the current 100-year floodplain which requires a Class I Floodplain Exception Permit. Highlight (use a light hatch) for this area of West 33`d Drive. 2. Please provide a P.E. seal and signature on the revised Final Drainage Plan. SURVEYING Final Plat Sheet 1: 1. Need to include the title policy information for Note 7. Sheet 2: 1. Show the existing 100-year floodplain limits and the proposed 100-year floodplain boundary update. CIVIL CONSTRUCTION PLANS General Comments: 1. No street lighting was included with the plans. A set of roadway lighting plans approved by Xcel Energy will be required as part of the design and construction; coordinate this process with Xcel Energy on both the plan design and for construction. 2. Include the following standard City of Wheat Ridge details in the Plans, and be sure to remove all references to pay items from the standard details (pay items & areas are for City-hired contractor use only): a. Standard MH details: i. U-KOl_Manhole _Standard-Title.dwg. ii. U-KO2_Manhole-Base-Title.dwg. iii. U-K03_Manhole-Steps-Title.dwg. iv. U-K04 _Manhole-Ring & Cover-Title.dwg (for ring only). b. Storm sewer MH lid: U-K05 _Phase II Lid -Title.dwg. c. WR Standard Double Inlet: U-C02 2Curb.Inlet-Title.dwg. d. CDOT ramp detail. If Type IA AD_A Ramp is to be used: i. C-C04 _CRT1.TDome-SheetLdwg. ii. C-C04_CRT1.TDome-Sheet2.dwg. iii. C-C04 _CRT1.TDome-Sheet3.dwg. e. Sign Base: T-E01_Sign.Base-Title.dwg. f. Type 1 Survey Monument in Pavement: S-H01_SurvMon.TI-TitlePagel-2.dwg. g. Monolithic C,G,& SW (mountable): C-COI MCG.SW-Title.dwg. Quail Hollow (3331 Quail St)- Civil Review Llt.doc h. Standard Fire Hydrant: U-H01_Fire.Hydrant-Title.dwg. i. All applicable standard erosion control details. j. HMA Asphalt: S-E01_HMA-Title.dwg. 3. All public improvement items such as, but not limited to, curb, gutter, & sidewalk, inlets, manholes, ADA ramps, etc. need to have the City standard type clearly indentified on a minimum of one plan view. 4. Need to show the proposed street ROW for West 33`d Drive on all plan views. This is to ensure the ROW dedication is sufficient to accommodate all proposed improvements (i.e., the ADA ramps at the Quail Street intersection). 5. On all plan views, correctly draw the ADA ramps at the 33`d Drive and Quail Street intersection to match the type of ADA ramp selected for this project (either CDOT Type IA or Type 2A). 6. A detail for the Quail Creek tie-in to Lena Gulch needs to be provided. Include sufficient information and dimensions necessary to construct. 7. Any offsite grading to be performed with this project will require the express written consent of the property owner(s). A copy of the written approval shall be submitted to the City prior to the issuance of any Grading/Fill or Building Permits. Cover Sheet: 1. The Sheet Index needs to be located on the Cover Sheet. Sheet Cl (General Notes and Details): 1. Please move the Sheet Index to the Cover Sheet. Sheet C2 (Horizontal Control Plan 1. Provide the (City-based coordinate) surveying control points used for this project. 2. Centerline-centerline ROW survey monuments will need to be placed prior to placement of top lift of asphalt, so please show all of the survey monuments on this sheet. 3. Unless 6' wide sidewalks are being proposed for the subdivision, please revise the Typical Section to reflect a 5' or 4' wide sidewalk as found in the City-standard MS4 6.5' mountable curb with 4' sidewalk. 4. The baseline information is extremely difficult to read. Please lighten the contours and darken the baseline information, including the distance, bearing, and stationing on this sheet. Sheet C3 (West 33`d Dr. Profile): 1. Need to show the proposed storm MH at about 2+30, the Stormcepterg, and the conduit connection to the concrete box culvert in the profile view. Please include the baseline stationing on these items. Sheet C4 (Gradine Plan): 1. It appears that some offsite grading is proposed along the southerly boundary of the subdivision. Any offsite grading to be performed with this project will require the express written consent of the property owner(s). A copy of the written approval shall be submitted to the City prior to the issuance of any Grading/Fill or Building Permits. 2. Provide a detailed grading plan for the tie-in to Lena Gulch, and include sufficient information and associated dimensions to properly construct. Sheet C5 (Drainage Profiles): 1. Include the proposed tops of bank for both profiles. Sheet C6 (Detailed Grading): 1. Identify the walls and include a Note directing the reader to the sheet containing the wall details. Sheet C7 (CBCI/Entrance Grading Details): Quail Hollow (3331 Qaail St) - Civil ReviewlJo.doc 1. Identify the walls and include a Note directing the reader to the sheet containing the wall details. Sheet C8 (Storm Sewer Plan): 1. Need to provide the station and offset for all constructed manholes, inlets, and Stormcepter® in both the plan and profile views. Sheet C9 (Utility Plan): 1. If there are utilities such as water, gas, and electric to be undergrounded to this project, please show these on this sheet. 2. All utilities that need to connect to existing mains and require a street-cut into the existing Quail Street pavement need to be identified and the (approximate) patch dimensions provided. Sheet C 10 (Sanitary Sewer Profile): 1. No comments at this time. Sheet CI I (Headwall Details): 1. These walls need to be identified on the plan views. Sheet C12 (Wall Details and Grade Drop): 1. No comments at this time. Sheet C13 (Erosion Control And Construction BMP): 1. Upon submittal of the Stormwater Management Plan (SWMP), Bill LaRow, Stormwater Quality Program Manager will return comments pertaining to erosion control. ADDITIONAL ENGINEERING This submittal was forwarded to the Projects Supervisor, Mr. Mark Westberg, P.E., 303.235.2863 for his review. Please find their review comment Memo attached to this letter. The Public Works Department requires 2 signed and stamped hardcopies of the Final Drainage Report and Civil Construction Plans. Please provide the hardcopies accompanied by a CD-ROM containing the revised documents in PDF format with the next submittal. NPDES/CDPS Permit and Stormwater Management Plan 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 Stormwater Quai] Hollow (3331 Quail St) - Civil Reviewl.ltr.doc Management Plan (SWMP) detailing the Best Management Practices to be utilized during construction is required with this development. A Copy of the CDPS Permit and Stormwater Management Plan (S WMP) shall be submitted to the Department of Public Works for review and approval prior to issuance of any Grading/Fill or Building Permits. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading or construction activities, an application for a Grading/Fill Permit along with the fees due shall be submitted for review and approval. 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. George K. Cotton, P.E., shall provide to the City of Wheat Ridge a written, signed and sealed Drainage Certification Letter stating that the overall site grading was completed per the approved Grading and Drainage Plans, all drainage facilities were constructed per the approved construction plans and shall function as defined in the approved Final Drainage Report/Plan, and that the site has been accurately surveyed to confirm that the grading and construction of all drainage facilities was completed in accordance with these documents. The Drainage Certification Letter shall be submitted to the City for review and approval, and shall be accompanied with As-Built Plans for all constructed drainage facilities prior to issuance of any Certificates of Occupancy. Two (2) copies of the "As-Built" Plans are to be submitted as follows: a. 1 copy is to be on 24" X 36" bond paper, and b. 1 copy is to be on electronic media (CD/DVD-ROM) in AutoCAD 2000-2007.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 commencement of construction for any of the required public improvements, an Irrevocable Letter of Credit (LOC) in the amount of $910,837.50 shall be submitted by the owner/ developer. The LOC amount reflects the total of the approved engineers cost estimate, excluding the engineer's estimated cost to construct utilities, plus 25% (125% of engineer's estimate), as required by the Municipal Code of Laws. 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 2vd Letter of Credit in the amount of 25% of the original itemized engineer's cost estimate shall be submitted to the Quail Hollow (3331 Quail St) - Civil Reviewl. tAm 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. If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. Development Review Engineer CC: Steve Nguyen, Engineering Division Manager Meredith Reckert, Senior Planner File Quail Hollow (3331 Quail St) - Civil Reviewl.ltndoc ♦ I~ City of l Wheat"dge PUBLIC WORKS Memorandum TO: Dave Brossman, Development Review Engineer FROM: Mark Westberg, Projects Supervisor /✓I /I DATE: Monday, February 25, 2008 SUBJECT: Quail Hollow - January 2008 Submittal I have reviewed the above plans and have the following comments: Drainage Report 1. The expected maintenance costs, both routine and after a large storm event, for the creek improvements and the Stormeeptor must be included so that the agency that will eventually be responsible for maintenance will have a sufficient budget reserved to adequately maintain those facilities. 2. The length of the overland flow appears to be too long in most cases. In particular, the length for Basin Al does not seem to account for the eventual construction of the houses. 3. The overall boundary shown on the historic and proposed basin maps should be the same. The church area should also be included in the historic. 4. The area adjacent to the east property line appears to drain onto the property, but does not appear to have been included in the calculations. Unless this area is diverted around the property, it must be included. 5. The boundary for Basin Al does not appear to accurately reflect the proposed grading shown on the Proposed Drainage Basin exhibit. 6. The downstream end of the proposed creek improvements should be turned to the east to intersect Lena Gulch at 90 degrees or less. 7. The access easement should be widened at the lower box culvert crossing to allow adequate access to the creek improvements around the wing walls for the box culvert. f7 (FINAL) DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF QUAIL HOLLOW THIS DECLARATION is made on this 1 st day of May, 2007, by Steven S. McKendry, Managing Partner of CROWN LAND DEVELOPMENT, LLC (hereinafter referred to as the "Declarant'), with an office at 907 Cole Street, Golden, Colorado, 80401. WHEREAS, Declarant is the owner of certain real property in the County of Jefferson, State of Colorado, which is more particularly described as set forth in Exhibit A (Quail Hollow Subdivision Final Plat) attached hereto and incorporated herein by this reference. NOW, THEREFORE, Declarant declares that all of the real property described in Exhibit A shall be held or sold, and conveyed subject to the following covenants, agreements, easements, restrictions, and conditions which are for the purpose of protecting the value and desirability of the real property and which shall run with the real interest in the described properties or any part thereof, their heirs, legal representatives, successors and assigns, and shall inure to the benefit of each owner thereof. ARTICLE I DEFINITIONS Each term not otherwise defined in this Declaration, or as set forth in Exhibit A, shall have the definitions specified or used in this Declaration. 1.1 Architectural Control Committee. Shall mean the committee established pursuant to Article 2 of this Declaration. 1.2 Architectural Control Committee Rules. Shall mean the rules adopted by the Architectural Control Committee. 1.3 Declarant. Shall mean and refer to Steven S. McKendry, Managing Partner of Crown Land Development, LLC, and his successors and assigns if such successor or assign should acquire more than one developed or undeveloped lot from the Declarant. 1.4 Unit or Lot. Shall mean and refer to any plot of property or portion of the Property, which is designated for separate ownership which boundaries are described in or determined for the Declaration. 1.5 Property, Shall refer to the real property attached hereto as Exhibit A. 1.6 Owner. Shall mean the record Owner, whether one or more persons or entities, of a fee simple interest in any Lot which is part of the Property described in Exhibit A, including Declarant and contract purchasers, but excluding those having such interest merely as security for the performance of any obligation. 1.7 Covenants. Shall mean and refer to the "Declaration of Covenants, Conditions and Restrictions of Quail Hollow" contained herein. ARTICLE 2 ARCHITECTURAL CONTROL 2.1 Architectural Control Committee. The purpose of the Architectural Control Committee shall be to carry out the duties and obligations imposed under the terns of this Declaration. The Architectural Control Committee shall establish rules and regulations to carry out the purposes and intent of this Declaration, as amended, and to enforce the Architectural Control Committee's rules and regulations. The Architectural Control Committee shall have jurisdiction over all of the real property described in Exhibit A. 2.2 Membership and Meetings. The initial Architectural Control Committee shall be composed of Steven S. McKendry and Patrick T. McKendry. In the event of the death or resignation of any member of the Architectural Control Committee, the remaining members shall have full authority to designate a successor. Neither the members of the Architectural Control Committee nor such representatives as it may designate shall be entitled to any compensation for services performed pursuant to this Covenant. Meeting of the Owners, for the purpose of electing the Architectural Control Committee members, shall be held annually and each Lot shall have one vote. The Current Architectural Control Committee members shall provide written notice of all meetings to Owners not less than ten (10) days or more than sixty (60) days in advance of a meeting. A majority of the Owners shall constitute a quorum for the purpose of electing Architectural Control Committee members, and such committee members shall be elected by a majority vote of the Owners present at a meeting at which a quorum is present. When the last of the thirteen (13) Lots has been sold and closed, Steven S. McKendry and Patrick T. McKendry shall resign as members of the Architectural Control Committee. Within sixty (60) days of such resignation, a meeting of the Owners shall be held for the purpose of electing three (3) persons to compose the Architectural Control Committee. 2.3 Term. The Elected members of the Architectural Control Committee shall not serve for longer than a one (1) year term, unless reelected under the terms contained herein. Any and all vacancies on the Architectural Control Committee may be filled by a vote of the majority of the remaining members. 2.4 Votes or Voting. At all meetings of the Architectural Control Committee, a majority of the members of the Architectural Control Committee shall constitute a quorum for the transaction of business, and a vote at a meeting at which a quorum is present shall constitute a decision of the Architectural Control Committee 2.5 Regulations. The Architectural Control Committee shall have the right to make such reasonable rules and regulations and provide such means and employ such agents as will enable it adequately and properly to carry out the provisions of this Declaration. 2.6 Approval of Plan. No building (additions or accessory), fence, wall, or other structure shall be commenced, erected or maintained, nor shall any addition to or change or alteration therein be made until the plans and specifications showing the nature, kind, shape, height, materials, floor plans and location have been submitted to and approved in writing by the Architectural Control Committee. In the event the Architectural Control Committee &ils to approve or disapprove such design and location within thirty (30) days after said plans and specifications have been submitted to it, such approval will not be required and the related Covenants shall be deemed to have been complied with. In addition to the other criteria set forth herein, the Architectural Control Committee shall determine whether proposed improvements will protect the then value and fimue value of the homes located on the Property and to be erected thereon. The Architectural Control Committee shall, in the exercise of its judgment and determination, use reason and good faith. Among the other considerations applied, the Architectural Control Committee will determine and base its approval or rejection upon a determination of whether said improvements are reasonably compatible with other improvements planned or erected on the Property. 2.7 Limitation of Liability. The Architectural Control Committee shall use reasonable judgment in approving or disapproving all plans and specifications submitted to it. Neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be liable to any person or entity for any official act of the Architectural Control Committee in connection with submitted plans and specifications, except to the extent the Architectural Control Committee, or any individual member of the Architectural Control Committee acted with malice or wrongful intent. 2.8 Approval by the Architectural Control Committee. Approval by the Architectural Control Committee does not necessarily assure approval by the appropriate governmental board or commission of the appropriate municipality, county, or state authorities. Notwithstanding that the Architectural Control Committee has approved plans and specifications, neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be responsible or liable to any Owner, developer or contractor with respect to a loss, liability, claim or expense which may arise by reason of such approval of the construction of the proposed improvement or alteration. Neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be responsible for any defects in any plans or specifications submitted, revised or approved in accordance with the provisions of this Declaration, as amended, and the Architectural Control Committee rules and regulations; nor shall they be responsible for any structural or other defects in any work done according to such plans and specifications. to all events, the Architectural Control Committee, the Executive Board, and individual members thereof shall be defended and indemnified by the Owners: (i) In the event any such suit or proceeding is filed against the Architectural Control Committee, the Executive Board, or any individual members; provided, however, (ii) That the Architectural Control Committee member adjudged to be liable for negligence or misconduct in the performance of his duty as a member of the Architectural Control Committee unless, and (iii) Only to the extent that the Court which such action or suit may be brought before shall determine upon application that, despite the adjudication of liability but in view of all circumstances of the case, such person is fairly and reasonably entitled to indemnification for such expense as such Court shall deem proper. 2.9 Cure of Owner's Default. If any Owner breaches any of the Covenants, restrictions or provisions of this Declaration, and fails to cure the same within thirty (30) days after written notice is given by the Architectural Control Committee, then the Architectural Control Committee may, at its option, cure said breach. Any amounts spent in curing the breach and for attorneys' fees and interest thereon, computed at the rate of eighteen (18%) percent per annum from the date that said sums are paid, shall be due from the breaching Lot Owner upon demand by the Architectural Control Committee. The total sum of these amounts shall be charged against the Lot and improvements thereon, shall be a continuing lien thereon, and shall be the personal obligation of the breaching Owner. The Architectural Control Committee may bring an action at law against the breaching Owner to collect said sums or may foreclose the lien against the Lot and the improvements thereon in the same manner as provided for foreclosing a mortgage lien, or at the option of the Architectural Control Committee, in such other manner as is available at law or in equity. Said lien shall be subordinate to the lien of any first mortgage or first deed of trust secured upon such Lot. The sale or transfer of such Lot shall not extinguish the lien as to any amounts that became due prior to such sale or transfer. However, the sale or transfer of any Lot pursuant to a foreclose or a first mortgage or any proceeding or deed in lieu thereon, shall extinguish the lien for a charge which became due prior to such sale or transfer, but shall not release the breaching Owner from personal liability for such charge. No sale or transfer (whether by foreclosure or otherwise) shall relieve a Lot from liability from any lien occurring subsequent to any such sale or transfer. i 2.10 Architectural Control Committee's Right of Entry. During reasonable hours and upon reasonable notice, any member of the Architectural Control Committee, or any authorized representative of the Architectural Control Committee shall have the right to enter upon and inspect any Lot, excluding the interior of any residence located thereon, to determine whether the provisions of this Declaration and the Architectural Control Committee Rules are being complied with by the Owner of said Lot. tl' ARTICLE 3 -71 PERMITTED USES AND RESTRICTIONS' 3.1 Property Use and Building Type. No site shall be used except for residential purposes. Only single family dwellings, private attached garages for not less than two (2) cars and other out buildings directly incidental to residential use shall be erected, altered, placed or permitted to remain on any site, except as may otherwise be approved by the Architectural Control Committee. 3.2 Architectural Control. No building shall be erected, placed or altered on any site until the construction plans and specifications, and a plan showing the location of the structure have been approved by the Architectural Control Committee as to quality of workmanship and materials, harmony of external design with existing structures, and as to location with respect to topography and finish grade elevation. No fence or wall shall be erected, placed or altered on any Lot nearer to any street than the minimum building setback unless similarly approved. Approval shall be as provided in Article 2 of the Declaration. 7~1 3.3 Dwelling and Size. Each primary dwelling constructed on a Lot shall be comprised of a minimum of 2250 square feet for a single story "ranch style" dwelling, and a minimum of 2700 square feet for a multi-story dwelling (with the first story of a multi-story dwelling above ground level to be comprised of a least 2000 square feet with such minimum square footage to be exclusive of any garages, patios, basements or accessory buildings, except as otherwise approved by the Architectural Control Committee). Each residence shall have, at a v minimum, a two (2) car garage and shall be of a size at least large enough to completely cover two standard six P passenger automobiles. 3.4 Move and Set. All construction within the Property shall be new construction and no previously erected building, structure, or improvement shall be moved and set upon any Lot from any other location, except for temporary structures used for marketing purposes by the Declarant. v ` 3.5 Easements. Easements for installation and maintenance of es andrainage facilities are reserved as shown on the recorded plat. Within these easements, no structure, or planting of other materials shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities, or which may change the direction of flow, obstruct, or retard the flow of water in and through drainage channels in the easements. In The easements are on each Lot and all improvements in it shall be maintained continuously by the Owner of the Lot, except for those improvements for which public authority of one or more utility companies is responsible. 3.6 Nuisance. No noxious or offensive activity shall be carried on upon any site, nor shall anything be done thereon which may be or may become an annoyance or nuisance in the Property. Without limiting the generality of the foregoing provisions, no exterior speakers, horns, whistles, bells or other items used exclusively for such purposes shall be located, used or placed on any Lot. 3.7 Temporary Structures. No structure of a temporary character, trailer, tent, shack, garage, barn or other out building shall be used on any Lot at any time as a residence, either temporarily or permanently, except Vp temporary structures may be used by Declarant for marketing purposes. 3.8 Water and Sewer. No individual water supply system or sewage disposal system shall be permitted on any Lot, and all dwellings must attach to such facilities as may be provided by such water or sanitation district as may serve the area. (Irrigation water excepted if available). 3.9 Fences. No fences shall be allowed on the Property unless approved by the Architectural Control Committee. 3.10 Perimeter Wall. A perimeter wall, planters and other permanent structures (collectively eferred to as "Structures") may have been an improvement on the Lot at the time of purchase by the Owner. Such Owner shall own these Structures in fee simple and it shall be such Owner(s)' responsibility to insure, maintain, repair and replace such Structures as necessary . All Owners shall provide access to their property, if necessary, for the maintenance, repair or replacement of these Structures. 3.11 Mail Boxes. All mail boxes on the Lot within the Property shall be set in brick or stone or brick L or stone with attached planter. Upon request, the Architectural Control Committee shall famish the design of the mail box. The Architectural Control Committee must approve all mail boxes in writing prior to construction of any mail box. 3.12 Livestock and Poultry. No animals, livestock or poultry of any kind shall be raised, bred, or ept on any site, except dogs, cats or other household pets may be kept provided that they are not kept, bred or maintained for any commercial purpose, and provided further, such dogs, cats or other household pets shall not exceed two (2) of any one type of animal for each site. No bee keeping is allowed of any kind. 3.13 Storage of Boats, Campers. Trailers, etc. No boats, campers, trailers, or other recreational vehicles shall be stored or permitted to remain for more than five (5) continuous days per year on any Lot or street ~y adjoining any Lot unless such vehicles are within enclosed garages. A trailer type sales office may be used on any \fJ Lot during the period of Declarant's control. 3.14 Garbage and Refuse Disposal. No Lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage, or other waste, shall not be kept except in sanitary containers. All equipment for the storage of such material shall be kept in a clean and sanitary condition. 3.15 Trash Containers and Collection. No garbage, rubbish or trash shall be placed or kept on any Lot except in covered containers. In no event shall such containers be maintained so as to be visible from neighboring property except to make the same reasonably necessary to effect such collection. No rubbish or debris of any kind shall be placed or permitted to accumulate upon adjacent to any Lot, and no odors shall be permitted to arise therefrom so as to render any such Lot or any portion thereof unsanitary, unsightly, offensive or detrimental to any other Lot in the vicinity thereof or to its occupants. No incinerators shall be kept or maintained on any Lot. All trash collection for the entire subdivision must be picked up on the same day. 3.16 Motor Vehicles. No automobile, motorcycle, motorbike or other motor vehicle shall be constructed or reconstructed or repaired upon any Lot or street, and no inoperable vehicle may be stored or parked on any Lot or street, so as to be visible from neighboring property or visible from any street, provided, however, that the provisions of this Section shall not apply to emergency vehicle repairs or temporary construction shelters or facilities maintained during, and used exclusively in connection with the construction of any improvement approved by the Architectural Control Committee. This restriction shall include all vehicles, whether covered or not. 3.17 Machinery and Equipment. No machinery or equipment of any kind shall be placed, operated or maintained upon or adjacent to any Lot except such machinery or equipment as is usual and customary in connection with the use, maintenance or repair of a residence, appurtenant structures, or other improvements constructed by the Declarant or approved by the Architectural Control Committee. 3.18 Parking. All vehicles of owners and their lessees, employees, guests and invitees shall be kept in garages, carports or residential driveways of the Owners wherever and whenever such facilities are sufficient to accommodate the number of vehicles on a Lot, provided, however, this Section shall not be construed to permit the parking in the above described areas of any vehicle whose parking ""i""s~~otherwise prohibited by this Declaration or the parking of any inoperable vehicle. 2~ r 3.19 Si s. No sign of any k' 11 be displayed to the public view on any Lot excep{one professional sign of not more than one (lruare foott)or a sign of not more than five (5) square feet advertising -the property for sale or rent, or signs used and erected by the Declarant to advertise the property during the period when construction and sales of new dwellings occur. 3.20 Radio and TV Antennas. No radio antennas, TV antennas or television receivers of any type shall be erected or installed unless completely enclosed within the primary dwelling, without the express approval of the Architectural Control Committee. 3.21 Garages and Driveways. The interior of all garages situated on any Lot shall be maintained in a neat, clean and sightly condition. Garages shall be used only for the parking of vehicles and the storage of normal household supplies and materials and shall not be used or converted for living quarters or recreational activities without the prior written approval of the Architectural Control Committee. All driveways shall be of concrete or stone material and must be approved by the Architectural Control Committee. To maintain Property esthetics, garage doors shall remain closed except r short durations in which it is necessary for doors to remain open. - /VJI 3.22 Utilities Services. No structure, landscaping or other improvements shall be placed, erected or maintained upon any area designated on the plat as public utility easement which may damage or interfere with the installation and maintenance of utilities or which may change the direction flow of drainage channels in such easement areas or which may obstruct or retard the flow of water through drainage channels in such easement areas. Such public utility easement areas and all improvements thereon, shall be maintained by the Owner of the Lot on which the easement area is located unless such easement area is to be maintained by the utility company or county, municipality or other public authority. 3.23 Repair of Buildings. No building, landscaping or other improvement upon any Lot shall be permitted to fall into disrepair, and each such building, landscaping or other improvement shall at all times be kept in good condition and repair by the Owner thereof. 3.24 Mineral Exploration. No Lot shall be used in any manner to explore for or to remove any oil or other hydrocarbons, minerals of any kind, gavel earth, or any earth substance of any kind and no derrick or other equipment designed or intended for any such activity shall be erected, placed, constructed or maintained on any Lot. 3.25 Fuel Tanks. No fuel tanks of any kind shall be erected, placed or maintained on any Lot except for propane or similar fuel tanks permitted under the ordinances of the appropriate county, municipality or governmental agency. 3.26 Window Coverings. No reflective materials, including, but without limitation, aluminum foil, reflective screens or glass, mirrors or similar type items, shall be installed or placed upon the outside or inside of any windows of any residence or other structure without prior written approval of the Architectural Control Committee. 3.27 Encroachments. No tree, shrub or planting of any kind on any Lot shall be allowed to overhang or otherwise to encroach upon any sidewalk, street, pedestrian way, or other area from ground level to a height of eight (8) feet. 3.28 Sight Distance at Intersections. No fence, wall, hedge or shrub planting shall be placed or permitted to remain on any comer site except in conformity with the applicable resolution, regulations and restrictions of the City of Wheat Ridge and County Boards and agencies of the County of Jefferson, State of Colorado, nor shall any tree be permitted to remain within such areas unless the foliage line is maintained at sufficient height to prevent obstruction of sight lines. 3.29 Clothes Drying Facilities & Storage. Outside clotheslines or other outside facilities for drying or airing clothes shall not be erected, placed or maintained on any Lot unless they are erected, placed or maintained in such a manner as to not be visible from the street or the second floor of the neighboring property. No dog runs, wood piles, or storage area shall be located as to be visible from the street, road or common property. 3.30 Exterior Lighting. No light shall be emitted from any Lot which is unreasonably bright or causes unreasonable glare. 3.31 Landscaping on Lots. Any Lot shall be landscaped within six (6) months from completion of the house. The Owner shall have fully landscaped said Lot in accordance with a landscaping plan approved by the Architectural Control Committee. Said landscaping shall be in harmony with other landscaped areas in the Property. Each Owner shall maintain his Lot free of weeds and in a neat and attractive condition. 3.32 Declarant's Exemption. Nothing contained in this Declaration shall be construed to prevent the Declarant, or its authorized agents, from erecting or maintaining structures, improvements or signs necessary or convenient to the construction, development, identification, or sale of Lots or other property within the Property. The Declarant is hereby expressly permitted to use the Lots for model home and parking purposes as is necessary or convenient to the sale of Lots and homes within the Property. This section shall not operate to exempt the Declarant from the requirements of this Declaration as they pertain to homes and other structures constructed by the Declarant for the same ultimate end use or purpose as such structures when constructed by an individual Owner of any Lot. i 1 3.33 Setbacks. The following building setbacks will be applied to all home . J r3st. building ng setback to be thirty (30) feet from the property line corner, side-building setback to be fifteen (15) feet from property line. Side corner and cul-de-sac Lots will hold exceptions based on the R-1 Zoning guidelines of the City of Wheat Ridge subject property is located in (or whatever is required by municipality zoning, whichever is more restrictive). 3.34 Exterior Mechanical Eauinment. All exterior mechanical equipment shall be screened from view and in accordance with the Declaration and approval by the Architectural Control Committee. 3.35 Street Lighting. All Lots are subject to and bound by XCel Energy Company's tariffs which are now and may in the future be filed with the Public Utilities Commission of the State of Colorado relating to street lighting in this subdivision, together with rates, rules and regulations therein provided and subject to all future amendments and changes thereto. The Owner or Owners of each Lot shall pay as billed a portion of the cost of public street lighting in the subdivision according to XCel Energy Company's rates, rules and regulations, including future amendments and changes on file with the Public Utilities Commission of the State of Colorado. 3.36 Creation of Lien and Personal Obiiation of Assessment and Special Assessments. The Declarant, for each Lot owned by it within, hereby covenants and each Owner of any Lot be accepted of a deed or other conveyance thereof, whether or not it shall be so expressed in any such deed or other conveyance, is deemed to covenant and agree to pay to the Association annual assessments or charges and special assessments, together with such interest thereon and costs of collection thereof as hereinafter provided, and said amounts shall be a charge on the property and shall be a continuing lien upon the property against which each such assessment or special assessment is made. Each such assessment and special assessment, together with such interest thereon, cost of collection and reasonable attorney's fees shall also be the personal obligation of the person who was the Owner of such Lot at the time when the assessment or special assessment fell due. The personal obligation for delinquent assessment or special assessment shall not pass to his successors in title unless expressly assumed by them. 3.37 Purpose of Assessment. The assessments levied by the Association shall be used exclusively for the purpose of promoting the recreation, health, safety, and welfare of the residents of Quail Hollow and in particular for (i) the improvement, replacement, operation and maintenance of the improvements to include, but not limited to, detention pond maintenance, entry signage, perimeter fencing and landscape improvements for the use and enjoyment of the members, (2) for general and administrative expenses of operating the Association, to include, but not limited to, management fees, insurance, office supplies and expenses associated with enforcement of the provisions of this Declaration. ARTICLE 4 MAINTENANCE OF LOTS Each Owner shall maintain his residence and Lot in good repair and in attractive condition. The yards and landscaping on all improved Lots shall be neatly and attractively maintained, and shall be cultivated and planted to the extent required to maintain an appearance in harmony with other improved Lots. During prolonged absence, an Owner shall arrange for the continued care and upkeep of his Lot. In the event a Lot Owner fails to maintain his Lot and residence repaired and cleaned up, the Association may perform such work and may charge the Owner for said work in accordance with the provisions of Article 2. An Owner shall do no work that will impair any easement nor shall any Owner do an act or allow any condition to exist which will adversely affect any other Lots and residences of other Owners. No trash, litter, junk, boxes, containers, bottles, cans, implements, machinery, lumber or other building materials shall be permitted to remain exposed upon any Lot so that they are visible from any neighboring Lot or street. In the event any structure is destroyed either wholly or partially by fire or any other casualty, said structure shall be promptly rebuilt or remodeled to conform to this Declaration or all remaining portions of the structure, including the foundation, and all debris shall be promptly removed from the property. Each Lot shall at all times be kept clear of weeds and other unsightly growth. ARTICLE 5 SOLAR ACCESS RIGHTS 5.1 Applicability. The provision of Article 3 shall be applicable to all Lots and Owners thereof, and shall take precedence over any other terms in this Declaration that may conflict with the solar access rights established hereby. 5.2 Architectural Control Committee Approval. All plans and specifications for proposed solar collector units must be approved in writing by the Architectural Control Committee. Such Committee approval shall encompass among other things, not only the solar collector, but also any architectural change in the residence or other improvement that is necessary as a result of the proposed solar collector installation. ARTICLE 6 GENERAL PROVISIONS 6.1 Terms. These Covenants are to run with the Property and shall be binding on all parties and all persons claiming under them for a period of twenty-five (25) years from the date they are recorded, after which time said Covenants shall be automatically extended for successive period of ten (10) years unless an instrument signed by a majority of the then Owners of the Lots have been recorded agreeing to terminate said Covenants or changing them in whole or in part. 6.2 Enforcement. The Association, or any Owner, shall have the right to enforce, by any proceedings at law or in equity, any restrictions, conditions, Covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association or by an Owner to enforce any Covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. 6.3 Amendments and Social Amendments. These Covenants and Restrictions maybe amended during the first twenty (20) years from the day of Declaration by an instrument signed by not less than ninety percent (90%) of the Lot Owners and thereafter by an instrument signed by not less than seventy-five percent (75%) of the Lot Owners. Any amendment must be properly recorded. Notwithstanding the foregoing and in addition to any other provisions contained in this Declaration, the Declarant hereby reserves and is granted the right and power to record a Special Amendment to this Declaration at any time and from time to time that amends this Declaration (1) to comply with requirements of the Veterans' Administration, or any other governmental agency, or any other public or private entity, and/or (2) to induce any such agencies or entities to make, purchase, sell, insure or guarantee first mortgages covering Lots. A vote or consent of the Owners shall not be required for any Special Amendment. Each Owner, by acceptance of this deed or other instrument of conveyance for a Lot, acknowledges and consents to the reservation by Declarant of the right and power to make, execute and record Special Amendments as aforesaid. 6.4 Notices. Any notice required to be sent to any Owner under the provisions of this Declaration shall be deemed to have been properly sent when mailed, postpaid, to the last known address of the person who appears as an Owner on the records of the Association at the time of such mailing. 6.5 Severability. Invalidation of any one of these Covenants by judgment or court order shall in no wise affect any of the other provisions which shall remain in full force and effect. 6.6 Exclusions. None other than by the Architectural Control Committee. ARTICLE 7 THE QUAIL HOLLOW ASSOCIATION 71 Business Office. The principal office of the Quail Hollow Association ("Association") shall be located at 907 Cole Street, Golden, Colorado, 80401. The Association may have other offices from time to time as required by the Board of Directors. The Association's books, checks and business accounts shall be maintained at the Business Office. 7.2 Board of Directors. There shall be three (3) Directors elected by the members for a one (1) year term. The Board will hold a regular annual meeting at a place and time to be determined. Special meetings of the "Members" may be called at any reasonable time by the Board upon written notification to Members. 7.3 Purpose of the Association. Within the Property, as indicated on Exhibit A, the Association will maintain all landscaping, irrigation and outside perimeter fencing in perpetuity and will help enforce the Covenants as herein stated to protect the property values, and the individual Owners will be responsible for ~~y d maintaining the inside of the perimeter fencing on the Owner's Lot. - X r-054 !J 7.4 Maintenance Assessments. In order to accomplish its p se, each Owner is obligated to pay to the Association regular and special assessmepts, including emergency as sments as established by the Board of Directors. Presently, the annual assessment i ee Hundred Seventy Five ollars ($375.00) per L6 payable January I st of each year to the Business Office, xcept the Developer will pay twenty-five percent (25 /a) of the regular Owner's assessment for each developed Lot held, unless the Lot is occupied by a mobile sales facility. The Board of Directors shall fix the assessments and may raise or lower said assessed amounts, as they may deem necessary in their discretion. Such assessments are secured by a continuing lien upon the Lot against which the assessment is made. 7.5 Storm Water Detention Pond. In order to ensure the long-term function of the detention vault located as shown on Exhibit A, the maintenance of the storm water detention vault will be the responsibility of the Homeowners' Association. Maintenance shall include, but not be limited to, regular debris removal,yearly sediment removal, and keeping the metering structure operative. 7.6 Maintenance of Common Landscapine. The landscaping elements of Tracts B and C are the responsibility of the Homeowner's Association. 7.7 Maintenance of Storm Water Conveyance Swales. The Owner of each Lot, except for those improvements for which public authority of one or more utility companies is responsible, shall maintain maintenance of the storm water conveyance swales along the rear Property line of each Lot of the subdivision, continuously. 7.8 Maintenance of the Sanitary Sewer. Maintenance of the sanitary sewer line from the edge of the Property to the manhole in West 33rd Drive shall be the responsibility of the Association, unless the sewer line easement between the edge of the Property and the manhole in West 33rd Drive is given to the applicable Sewer District. ARTICLE 8 EASEMENTS AND LICENSES 8.1 Recording Data. All easements and licenses to which the Property is presently subject are recited in Exhibit A. 8.2 Easements. All easements and licenses to which the Property is presently subject are provided for upon the recorded plat and set forth in Exhibit A, and such other easements as may be established pursuant to the provisions of this Declaration. Declarant reserves unto itself and its successors for a period of six (6) years from the date hereof easements, without fin-ther consent, to construct, use, maintain and repair utilities under and across any property including, but not limited to, individually platted Lots. Declarant may abandon such easements without in any way being obligated to remove the utilities installed therein. 10 IN WITNESS WHEREOF, Declarant has caused to be signed this Declaration of Covenants, Conditions and Restrictions of Quail Hollow. CROWN LAND DEVELOPMENT, LLC By ~k j I e/ Steven S. McKendry, Mana ' ig Par 11 QUAIL HOLLOW RULES OF ARCHITECTURAL CONTROL ADOPTED this 1 st day of May, 2007, according to the Declaration of Covenants, Conditions and Restrictions of Quail Hollow, and by reference herein made a part thereof. The Architectural Control Committee shall: I. Require that architectural plans be submitted for review (along with color samples, brick samples, roofing samples, etc.) and approval prior to the commencement of work on any individual building site. 2. Require that complete landscape plans be submitted and approved prior to the issuance of a certificate of occupancy and changes in the landscaping be approved prior to undertaking the work. 3. Date each plan received. 4. Review and comment on submitted plans in a timely manner as to not unnecessarily delay the commencement of work, and respond within thirty (30) days from the date received. 5. Initiate the review process, which is to include written comments for each paragraph listed in Article 3 of the Declaration of Covenants, Conditions and Restrictions of Quail Hollow as to conformity. With respect to Article 3.11 Mailboxes, alternate materials may be approved if consistent with the dominant finish of the residence. 6. Exercise its best judgment that all of the improvements proposed conform or harmonize with existing surroundings and structures including: harmony of exterior design, colors, materials proposed, topography, and other special features. follows: Consider the appropriateness of exterior materials according to the proposed architectural style as a. Require siding material to be either brick, stone or stucco, unless otherwise approved by the Architectural Control Committee; b. Roofing materials shall be tile; C. Trim, windows, doors, or other special details shall be approved. 8. All Lot purchasers understand the construction of a house must start within three (3) months from the time of their Lot sale from Crown Land Development, LLC, unless the Architectural Control Committee has extended this time frame in writing. In the event a house is not started within three (3) months of the Lot sale, Crown Land Development, LLC has the option to repurchase the Lot back at twenty percent (200/6) less than the original sales price of the Lot. Crown Mill and Casework, hic. is the exclusive builder of houses in this subdivision. Crown Mill and Casework, Inc. will build all the houses within this subdivision, and landscape all houses within this subdivision, unless stated in writing otherwise by Crown Land Development, LLC. The construction of a house must be 100% completed, including landscaping, within nine (9) months from the date of issuance of the building permit, unless the Architectural Control Committee has extended this time frame in writing. All requests and responses must be in writing. Steven S. McKendry Patrick T. McKendry City of Wheat~dge COMMUNITY DEVELOPMENT Memorandum TO: Steve McKendry FROM: Meredith Reckert DATE: December 10, 2007 SUBJECT: Quail Hollow Subdivision covenants General: Is Dr. Hill going to be subject to the covenants for the rest of the subdivision? If so, as a property owner, he should be a party to the document. Please clarify. Section 2.2 Membership and Meetinlls: Please revise the number of lots from 13 to 10 or 11 contingent on participation by Dr, Hill. Section 3.5 Easements: Revise the second sentence to read "Within these easements, no structure including fences, or planting....: Expand this section to include the following: "The prohibition of permanent structures including fences also applies to the 40' wide drainage easement for the Lena Gulch tributary (Quail Creek) and the 15' wide drainage easement located along the western subdivision boundary unless otherwise approved by the Director of Public Works. No permanent structures, including fences, are permitted in the access and maintenance easement for Lena Gulch." Include the following language relative to maintenance of Tract C: "Tract C is for stormwater drainage; no permanent structures including fences shall be allowed without written approval from the Director of Public Works. Maintenance of Tract C shall be the sole responsibility of the Homeowners' Association. Q Section 3.10 Perimeter Wall: Where will the perimeter wall be located? No walls or fences K, 1 ill be allowed along the southern boundary of the subdivision due to pass-through drainage coming from the property to the south. Section 3.19 Sl : This provision conflicts with the permitted home occupation sign ^4'~lowance in the zoning and development code which allows home occupation signs of up to "two square feet. Section 3.22 Utilities Service: Modify this section to specify that the no fencing is allowed in identified drainage easements. Section 3.33 Setbacks: Specify that minimum setbacks per the R-1 zone district regulations are 30' from front and side property lines where adjacent to a dedicated public streets and 15' from side and rear property lines. The required front setback for portions of lots adjacent to cul-de-sacs bulbs is 10'. Section 7.4 Maintenance Assessments: Regarding the $375/year HOA dues originally stated in this section, we need to have GK Cotton provide the City with an approximate annual cost estimate to maintain the minor tributary channel to Lena Gulch, the proposed r< Stormeepter, and also the drainage swale along the westerly side of the subdivision. It is doubtful that the proposed dues will adequately cover the maintenance of these facilities AND the entirety of the common areas within the subdivision. A maintenance cost estimate needs to be provided with the next submittal. Section 7.7 Maintenance of Storm Water Conveyance Swales: Change the existing language to read: "Maintenance of all stormwater drainage conveyance systems lying with the easements of the Quail Hollow Subdivision shall be the sole responsibility of the Homeowners' Association and its heirs, successors and assigns. If these areas are not property maintained, the City of Wheat Ridge reserves the right to enter such easement areas and complete the work, the cost of which the Association, its heirs, successors and assigns agree to pay." Section 8.2 Easements: Remove the last sentence: "Declarant may abandon such easements without in any way being obligated to remove the utilities installed therein. The standard City requirements for the abandoning of utility easements is to have the party wishing to have the easement removed provide written approval prior to the abandoning of such easements. This allows utility companies who may have facilities within an easement to provide continual service, and also allows for maintenance of those facilities without legal issues. A George K Cotton Consulting, inc. Hydrologic Engineering and Design December 4, 2007 Crown Mill Land Development Attention: Steven McKendry P.O Box 5148 Wheat Ridge, CO 80034 Dear Mr. McKendry: As requested, George K Cotton Consulting, Inc. (GKCC) has prepared an opinion of costs for the proposed Quail Hollow Development. The cost estimate is based upon the Final Plat submittal set dated 7/16/07. Costs were based upon the CDOT 2006 Cost Data book. Quail Hollow Development n 4; Unit I Init Quantity prir•.e Opinion of Cost 26-Oct-07 Cnst Total Costs Removals Clearing and Grubbing AC 6 1,500 9,000 Sawing Asphalt Material (6 Inch) LF 100 5 500 Subtotal Removals $ 9,500.0 Earthwork Excavation CY 500 7 3,500 Embankment CY 9,000 8 72,000 Subtotal Earthwork $ 75,500.0 Streets 16,000.00 Aggregate Base Course (Class 6) TON 800 20 0 Hot Bituminous Pavement (Patching) SY 40 60 2,400.000 66,000.00 Hot Bituminous Pavement TON 1,320 50 0 50, 000.00 Curb and Gutter LF 2,000 25 0 26,670.00 4" Concrete Sidewalk SY 889 30 0 Concrete Curb Ramp SY 12 200 2,400.000 Crosspan SY 45 35 1,575.000 Subtotal Streets $165,045.0 10290 E PROGRESS WAY, SUITE 205 • PO BOX 1060 • PARKER, COLORADO • 80134-1060 PHONE: 303.840.0165 -2- Stone Drain 18 Inch Reinforced Concrete Pipe (Complete In Place) LF 100 50 5,000 18 Inch Reinforced Concrete End Section EA 2 700 1,400 Wheat Ridge Curb Inlet (Double) EA 2 3,500 7,000 Manhole Slab Base EA 1 3,500 3,500 Water Quality BMP EA 1 25,000 25,000 Riprap9' CY 15 75 1,125 Subtotal Storm Drain $ 43,025.0 Quail Creek Concrete Box Culvert FT 160 1,500 240,000 Wingwalls FT 120 80 9,600 Boulder Lined Channel FT 400 300 120,000 Drop Structure EA 4 4,000 16,000 Riprap 12" CY 27 85 2,295 Subtotal Quail Creek $385,600.0 Sanitary Sewer 8" PVC LF 750 45 33,750 4" PVC LF 450 25 11,250 Manhole Slab Base EA 4 3,500 14,000 Connect to existing Manhole EA 2 400 800 Subtotal Sanitary Sewer $ 59,800.0 Water System Water Distribution System EA 1 50,000 50,000 Subtotal Water System $ 40,000.0 Electrical and Lighting Electrical Distribution System EA 1 10,000 10,000 Street Light EA 1 5,000 5,000 Subtotal Electrical and Lighting $ 15,000.0 Landscape Landscaping EA 1 25,000 25,000 Subtotal Water System $ 25,000.0 MISCELLANEOUS Mobilization LS 1 10,000 10,000 Construction Survey LS 1 10,000 10,000 Erosion Control LS 1 10,000 10,000 Construction Observation LS 1 5,000 5,000 Subtotal Miscellaneous $ 35,000.0 This Cost Estimate is based upon current design documents and is subject to change. 10290 E PROGRESS WAY, SUITE 205 • PO BOX 1060 • PARKER, COLORADO • 80134-1060 PHONE: 303.840.016 -3- This Cost Estimate does not include soft costs such as, engineering design, geotechnical, construction administration, and owner management. Since ENGINEER has no control over the cost of labor, materials, equipment or services furnished by others, or over the Contractor(s)' method of determining prices, or over the competitive bidding or market conditions its opinions of probable cost provided herein are made on the basis of its experience and qualifications and represents its best judgment as an experienced and qualified professional engineer, familiar with the construction industry, but the ENGINEER cannot and does not guarantee that proposals, bids or actual Projects or Constructor Cost will not vary from its opinion of probable cost. Please call if you have any questions. Sincerely, Ralf Sieberer, P.E. Senior Engineer 10290 H PROGRESS WAY, SUITE 205 • PO BOX 1060 • PARKER, COLORADO • 80134-1060 PHONE: 303.840.016 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Telephone 303/235-2846 FAX 303/235-2857 September 20, 2007 Steve McKendry Crown Land Dev., LLC P.O. Box 5148 Wheat Ridge, CO 80034 Dear Steve: The City of Wheat Ridge At its meeting of September 10, 2007, City Council APPROVED Case No. WA-07-04, a request for approval of a variance to the 500' maximum cul-de-sac length for property zoned Residential- One (R-1) and located at approximately 3301 Quail Street, for the following reasons: 1. Staff has concluded that granting of the variance would not alter the character of the area. 2. There are unique challenges with the property due to the pass-through tributary to Lena Gulch, existing utilities and grade changes which preclude alternate access designs. 3. Granting of the variance would allow the subdivision to be developed in a way which is environmentally sensitive and less impactive to residents along Quail Street. 4. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500' in length, thereby setting precedent. 5. Granting of the variance should not impair the amount of light and air to adjacent properties, increase congestion in the public streets or increase fire danger. With the following condition: 1. During construction, alternate access be provided by the 25' wide access easement through Lot 1 of Applewood Baptist Church Subdivision. City Council also APPROVED Case No. WS-07-01, a request for approval of an 11-lot major subdivision at approximately 3301 Quail Street, for the following reasons: All lots meet or exceed the R-1 development standards. The developer has maintained the integrity of the natural features on the property. The drainage report is approvable. With the exception of the street length, all requirements of the Subdivision Regulations have been met. Application is consistent with the goals of NRS to attract strong households with disposable income.- Steve McKendry Page 2 September 20, 2007 With the following conditions: 1. The applicant continue working with staff on modifications to the Homeowners' Association Covenants. 2. An approved CLOMR shall be required prior to any modification of the existing Lena Gulch drainage way and 100-year floodplain on the site. 3. Fees in lieu of dedication be required at the time of building permit issuance for individual house construction. Enclosed is a draft copy of the minutes stating the Council's decision. Please submit paper copies of the final plat prior to printing the mylars. Once the paper copies of the documents have been reviewed, you may 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 is required. Mylars and SIA 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 Field Administrative Assistant Enclosures: Draft of Minutes Jefferson County Recording Requirements cc: Crown Land Dev., LLC 907 Cole St. Golden, CO 80401 WS-07-01 & WA-07-04 (case files) c:\...\My Documents\Katby\PCRPTS\PLANGCOM\CORRESP\2007\WS0701&WA0704 CITY COUNCIL MINUTES: September 10, 2007 Page -2- PUBLIC HEARINGS AND ORDINANCES ON SECOND READING Item 1. Request for a Final Plat with a Cul-De-Sac Length Variance for Property Located at 3301 Quail Street (Case Nos. WS-07-01 & WA-07-04/Crown Land) a. Cul-De-Sac Length Variance (Case No. WA-07-04) b. Approval of an 11-Lot Major Subdivision (Case No. WS-07-01) Mayor DiTullio opened the public hearing. Councilmember Adams introduced Item 1 and read the executive summary. Mayor DiTullio asked that anybody testifying on this matter stand and swear to tell the truth. City Attorney Jerry Dahl gave brief explanation that two things are in front of Council tonight. The cul-de-sac variance and the subdivision itself. What is not in front of Council is the flood plain exception. Meredith Reckert, Wheat Ridge Community Development Department, presented the staff report and entered Zoning Ordinance, Case File and Packet Materials and contents of this digital presentation into the record. The property is located within the City of Wheat Ridge and all proper postings, publication and notice requirements have been met. Steve McKendry Golden, applicant, gave background on the lengthy procedure to get this project approved. The following residents were present to comment on this Item: Nancy Snow was sworn in by the Mayor. She was not present when the other speakers were sworn in. She spoke on behalf of Louise Turner, who was too ill to attend the meeting. She read a statement from Mrs. Turner, which gave background information on Lena Gulch. She asked that this entire matter be tabled until Council has a complete presentation at a study session. She also asked that Council take a land dedication rather than money. Mrs. Snow added that she feels 900' is a long cul-de-sac and that parkland dedication is more important than money. Dan Barnhart had traffic concerns and wondered if there couldn't be a different entrance. They are concerned about drainage; their lot was very marshy this summer. They would be surrounded on all 4 sides by streets. They are also concerned about the Wildlife living there. CITY COUNCIL MINUTES: September 10, 2007 Page -3- Mr. Gibbard, Wheat Ridge, was concerned about the cul-de-sac Mark Harris, Wheat Ridge, grew up in that neighborhood; feels this development would be a tremendous asset for the City; impact is minimal to the area; recommends approval. Linda Gibbard, Wheat Ridge, property adjoins the proposed subdivision. She is opposed to the entire project because wildlife habitat will be destroyed; what will the City gain by 11 more roof tops? We already have water rationing in the summer, do we need more houses? Air pollution; traffic increase; beautiful view of the mountains from their home; this is not good stewardship of the land and wildlife; it is tragic that the City is more focused on 11 more roof tops. Tiffany Barnhart, Wheat Ridge, is very concerned about the cul-de-sac and the raging water might flood their entire property; it is a hazard and will be a big problem for the houses being planned. Council questions and discussion followed. Mayor DiTullio closed the public hearing. Cul-de-sac length variance (Case No. WA-07-04) Motion by Mrs. Adams to approve Case No. WA-07-04 for the following reasons: 1. Staff has concluded that granting of the variance would not alter the character of the area. 2. There are unique challenges with the property due to the pass-through tributary to Lena Gulch, existing utilities and grade changes which preclude alternate access designs. 3. Granting of the variance would allow the subdivision to be developed in a way which is environmentally sensitive and less impactive to residents along Quail Street. 4. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500' in length, thereby setting precedent. 5. Granting of the variance should not impair the amount of light and air to adjacent properties, increase congestion in the public streets or increase fire danger. With the following condition: 1. During construction alternate access be provided by the 25' wide access easement through Lot 1 of Applewood Baptist Church Subdivision. Seconded by Mr. Stites; carried 8-0. CITY COUNCIL MINUTES: September 10, 2007 Page -4- 11-lot maior subdivision plat (Case No. WS-07-01) Motion by Mrs. Adams to approve Case No. WS-07-01 for the following reasons: 1. All lots meet or exceed the R-1 development standards. 2. The developer has maintained the integrity of the natural features on the property. 3. The drainage report is approved. 4. With the exception of the street length, all requirements of the Subdivision Regulations have been met. 5. Application is consistent with the goals of NRS to attract strong households with disposable income. With the following conditions: 1. The applicant continue working with staff on modifications to the Homeowner's Association Covenants. 2. An approved CLOMR shall be required prior to any modification of the existing Lena Gulch drainage way and 100-year floodplain on the site; 3. Fees in lieu of dedication be required at the time of building permit issuance for individual house construction. Seconded by Mr. Stites; carried 8-0. L Mayor DiTullio called for a 10-Minute break at 8:33 p.m. Meeting resumed at 8:40 p.m. Item 2. COUNCIL BILL 21-2007 - AN ORDINANCE PRESCRIBING COMPENSATION FOR THE OFFICE OF CITY COUNCIL. Mayor DiTullio opened the public hearing. Council Bill 21-2007 was introduced on second reading by Mr. Gokey. Deputy City Clerk Christa Jones read the executive summary and statement of the issues and assigned Ordinance No. 1400. Mayor DiTullio closed the public hearing. Motion by Mr. Gokey to approve Council Bill 21-2007 (Ordinance 1400) on second reading, and that it take effect fifteen days after final publication; seconded by Mrs. Sang. Motion by Mr. Stites for an amendment that the following be stricken under b. benefits: "employee assistance plan; retirement plan; tuition assistance program"; carried 6-2 with Council Members Adams and Rotola voting no. Original Motion as amended tied 4-4 with Council Members Gokey, Sang, Schulz, and Stites voting yes. Mayor DiTullio broke the tie by voting yes. Motion as amended carried 5-4. Meredith Reckert From: Steve Nguyen Sent: Friday, September 14, 2007 4:25 PM To: Meredith Reckert Cc: Sally Payne; Randy Young; Tim Paranto; Dave Brossman Subject: RE: Still Concerned Mere, I will discuss with Tim and Dave on this and getting back with everyone. Early on, we require the consultant to provide channelization and route the offsite drainage thru the proposed site and it shall handle the 100 yr magnitude. My cursory review of the drainage report indicated that the proposed culverts and open channel is designed to handle the 100 year flow of 680 cfs. This means that there should be no theoretical flooding to occur at 3275. We will review further to ensure that final details will provide adequate design to pass thru this significant flow rate. Please note that GK Consulting still have address to address other drainage comments from the last review. Steve Nguyen City of Wheat Ridge Public Works Department -----Original Message----- From: Meredith Reckert Sent: Tuesday, September 11, 2007 2:56 PM To: Steve Nguyen Cc: Sally Payne; Randy Young Subject: FW: Still Concerned Hi, Steve- This is in regard to the public hearing last night. How would you like to handle this? I am out of the office on Thursday and Friday. Do you want to wait until Tim returns? Meredith -----Original Message----- From: Tiffany Barnhart [mailto:tiffanybarnhart@mac.com7 Sent: Tuesday, September 11, 2007 2:53 PM To: klpa@comcast.net; BFTireCO@aol.com Cc: Meredith Reckert; danb@mbarnhart.com Subject: Still Concerned Dear Mr. Stites & Ms. Adams, I wanted to thank you for listening to our concerns at last night?s council meeting. I know that you both volunteer a great deal of time and effort for City Council and I greatly appreciate your dedication to our community. Please know that I understand the importance of development. Although I hope Wheat Ridge will retain more greenspace before it's too late, I do know that this area was planned for development for quite some time. Although I heard the developer assure everyone that our property drainage would be improved by their plans, I do not see how this is possible. It is my understanding that the cul-de-sac will be built up with the drainage going underneath. Although I think the developer truly believes these plans will help those down stream from them, I do not understand how the drainage will help our property. I am very worried that this development will turn my property into a lake. How will the planned culvert handle the 25- foot wide stream coming under the cul-de-sac? Won?t this only allow a small portion of water through, forcing the rest back onto our property? I also have not heard how the developer plans to buffer my property from the cul-de-sac. Are they building a fence or planting trees? 1 My husband and I have met with Meredith Reckert to go over the plans in the past. Although she was helpful and forthcoming with information, I still do not feel I have the assurances I need that our property will not become quite flooded with the construction. Nor have I heard about any plans for fences or trees surrounding the cul-de-sac that would make it more acceptable. I appreciate any assistance you can provide in making sure that this culvert and new drainage system will not cause a problem for us and ensuring that our property is properly separated from the cul-de-sac through landscaping and/or fencing. Sincerely, Tiffany Barnhart 3275 Quail St. Wheat Ridge, CO 80033 2 Meredith Reckert From: Jerry DiTullio Derryditullio@comcast.net] Sent: Tuesday, September 11, 2007 10:21 PM To: 'Tiffany Barnhart' Cc: Meredith Reckert; klpa@comcast.net; Randy Young; danb@mbarnhart.com; BFTireCO@aol.com Subject: RE: Still Concerned T, You are right... The developer was allowed to speak more than once and answer questions since he is the applicant and the property owner. City staff is also allowed to speak more than once and answer questions. The hearing was for his property and the public has a right to comment on the plan. Council must weigh all of the input and make a decision. It is Council's and staff's job to make sure all of the planning guidelines have been met. Like I said, nobody, including the developer or the City, wants to endanger lives and/or to be paying for flood damages. You and your husband had a full opportunity to state your concerns and you still have the ability to contact staff and the developer before anything begins. When someone from the public is speaking I do not cut them off unless they are impugning motives or attacking. You may have heard last night that the new flood map from Urban Drainage and Flood Control is shrinking the flood plain in the development area do to better data and past improvements to Lena Gulch. Also, As a Council member I always supported the purchase of land for open space and parks. I made the motion for the City to buy the greenbelt from Coors for $2MM along with some other park lands, but times have changed. For example, we still have citizens who want land designed for parks, such as 38th/Kipling. I fully support public policy, public opinion and comment. That's why I ran for office. So please do not be offended if I speak my mind. I (we) need to look at all sides and make an informed decision. Please keep in touch. Thanks Mayor Jerry DiTullic, Wheat Ridge 303.237.4806 Email: jerryditullio@comcast.net Website: www.ci.wheatridge.co.us -----Original Message----- From: Tiffany Barnhart [mailto:tiffanybarnhart@mac.com] Sent: Tuesday, September 11, 2007 10:52 PM To: Jerry DiTullio Cc: mreckert@ci.wheatridge.co.us; klpa@comcast.net; Randy Young; danb@mbarnhart.com; BFTireCO@aol.com Subject: Re: Still Concerned Dear Mayor DiTullio, Thank you for your response. As T mentioned in the previous email, I DO UNDERSTAND that this property was slated R1 and I am not against the development. T fully understand the rights of this developer and my concern is exercising my rights to make sure that my property is not harmed by this development. Unfortunately, I was unable to ask any questions last night - and as my Mayor, you should welcome my concern, questions and involvement. 1 Perhaps the meaning was lost in your email reply, but I don't feel that my involvement is welcome when you reply "as stated numerous times last night..." I was listening at the meeting and I did hear that a drainage engineer was hired by the developer. Unfortunately, I don't have the highest confidence that-my concerns will be considered by a drainage - engineer that is hired by a developer. It is my job to look out for my family, my property and my community. This is why I have questions. But thanks to Robert's Rules of order, I couldn't ask them last night. (By the way, these seemed to go by the wayside for the developer when he began answering questions that were directed at a staff member. Unfortunately, I was not granted the same courtesy and that is why we must continue to discuss this issue via email.) I do mention open space to be considered where possible - and as a representative form of government this input should be welcomed. Obviously, as the City doesn't own this specific property and this option is not possible for this case. However, I think the master plan could use some dusting off and open space should be considered where it's possible. Open space is an important component as to why people want to live in Wheat Ridge. This city has some beautiful and ecologically meaningful land that makes you want to live here. However, all of that could change - these decisions rest in your hands and the hands of residents that vote and are willing to speak their minds. I will be in close touch with the developer. Thanks for the advice. Sincerely, Tiffany Barnhart On Sep 11, 2007, at 5:13 PM, Jerry DiTUllio wrote: > Tiffany, > Thank you for your comments. I can tell you that the property was not > and has not been slated for purchase by the City for a park or open > space. > Please note, as stated last night numerous times, the developer has > hired a drainage engineer as part of the project. This is part of the > process and nobody wants the liability of flooding someone's property. > Keep in close contact with the developer and his engineer. > Please remember that all property owners have rights, and the > developer is exercising his right to develop the property under the > City guidelines. > Your concerns should also be directed to the property owner > (developer) if > you want certain types of buffering... etc... At some point the City > cannot dictate every detail since the property is already zoned for > single-family homes (R1) and the City guidelines have been met. > Thanks for speaking Monday night... > Mayor Jerry DiTullio, Wheat Ridge > 303.237.4806 > Email: jerryditullio@comcast.net > Website: www.ci.wheatridge.co.us > -----Original Message----- > From: Tiffany Barnhart [mailto:tiffanybarnhart@mac.com] > Sent: Tuesday, September 11, 2007 2:53 PM > To: klpa@comcast.net; BFTireCO@aol.com > Cc: mreckert@ci.wheatridge.co.us; danb@mbarnhart.com > Subject: Still Concerned > Dear Mr. Stites & Ms. Adams, > I wanted to thank you for listening to our concerns at last night?s 2 > council meeting. I know that you both volunteer a great deal of time > and effort for City Council and I greatly appreciate your dedication > to our community. > Please know that I understand the importance of development. Although > I hope Wheat Ridge will retain more greenspace before it's too late, I > do know that this area was planned for development for quite some > time. > Although I heard the developer assure everyone that our property > drainage would be improved by their plans, I do not see how this is > possible. > It is > my understanding that the cul-de-sac will be built up with the > drainage going underneath. Although I think the developer truly > believes these plans will help those down stream from them, I do not > understand how the drainage will help our property. I am very worried > that this development will turn my property into a lake. How will the > planned culvert handle the 25-foot wide stream coming under the > cul-de-sac? Won?t this only allow a small portion of water through, > forcing the rest back onto our property? > I also have not heard how the developer plans to buffer my property > from the cul-de-sac. Are they building a fence or planting trees? > My husband and I have met with Meredith Reckert to go over the plans > in the past. Although she was helpful and forthcoming with > information, I still do not feel I have the assurances I need that our > property will not become quite flooded with the construction. Nor have > I heard about any plans for fences or trees surrounding the cul-de-sac > that would make it more acceptable. > I appreciate any assistance you can provide in making sure that this > culvert and new drainage system will not cause a problem for us and > ensuring that our property is properly separated from the cul-de-sac > through landscaping and/or fencing. > Sincerely, > Tiffany Barnhart > 3275 Quail St. > Wheat Ridge, CO 80033 3 Page 1 of 2 Meredith Reckert From: Debbie Meixner Sent: Tuesday, September 11, 2007 4:25 PM To: Meredith Reckert Subject: FW: Thanks for nothing From: Jerry Difullio [mailto:jerryditullio@comcast.net] Sent: Monday, September 10, 2007 9:38 PM To: Wanda Sang; Christa Jones; Daniel Brennan; Dean Gokey; Debbie Meixner; Heather Geyer; Janice Smothers; Jerry Dahl; Jerry DTullio; Joyce Manwaring; Karen Adams; Karen Berry; Kenneth Johnstone; Larry Schulz; Lena Rotola; Mary Cavarra; Michael Snow; Mike Stites; Patrick Goff; Randy Young; Rob Osborn; Ryan Stachelski; Terry Womble; Tim Paranto Subject: FW: Thanks for nothing fyi. Mayor Jerry DiTullio, Wheat Ridge 303.237.4806 Email: ier13ditu11ioCa comcast.net Website: www.ci.wheatridpe.co.us -----Original Message----- From: Lhgibbardcspe@aol.com [maiIto: Lhgibbardcspe@aol.com] Sent: Monday, September 10, 2007 9:18 PM To: jerryditullio@comcast.net Subject: Thanks for nothing To the Mayor and City Council of the City of Wheat Ridge, Colorado: Thanks to all of you for absolutely nothing tonight. I thank all of you for playing your parts, individually and collectively, in the passage of the planned eradication of a beautiful piece of property. In future, it will be enjoyed exclusively by those who will inhabit the "l 1 rooftops" to be gained. To heck with the creatures who have rested there, quenched their thirst back there, nourished themselves and their young back there, thrived back there. To heck with those of us who have enjoyed the rhythm of the cycle of life that has occurred back there year in and year out for decades. All of you were elected to do the will of the people, not the will of a single developer. In the City of Wheat Ridge, all of you let it be known tonight that you have no aversion whatsoever to running roughshod, as was done tonight with naked impunity, over the wishes of long established homeowners. So much for majority rule. Long before tonight's vote, y'all threw in together to move that development forward. Just what the world at large and the City of Wheat Ridge in particular need: one more subdivision with all that goes along with it. The best we as adjacent property owners can hope for now is that the housing market will completely collapse and all the City of Wheat Ridge has to point to with pride back there will be a very long cul-de-sac and a bunch of weed-infested undeveloped lots. When will the public safety issues that were allegedly studied in such great depth for that development be scrutinized to the same extent at our end of Quail Street? We can't wait for the heavy equipment to start rolling down Quail Street and using it as their personal turnaround here at our end. Not one of you will have the courage to show your face to observe first-hand how your decision tonight will play out for the four homeowners 10/1/2007 Page 2 of 2 north of the intersection of W 33rd Place and Quail Street. The Barnharts' property will now be boxed in on all four sides by pavement. If they have any sense, they will try to bail out of there long before the dirt starts flying. Good night and good luck! Sorry I voted the way I did the last election. I was completely taken in by your glibness. Won't make that mistake again. Linda Gibbard 3415 Quail Street WRC 80033-5408 303.237.6203 See what's new at AOL.com and Make AOL Your Homepage. 10/1/2007 I i 9a i F yy~ I 33 a ) F354 ~ 5~G I C 1 6tq~2 ( Bpp4 [d 6~¢ I ' k0. I r J,2 ~5'3Yw ,9)AS °a~ I-{g p~~ ¢ p'pn ~~v pkp dFe Y Ie 4$ 9FI ~~~flE 4~ / S x-! 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X404+' N~•1 ~ " 21, n A C 6 p S~ [N2 A z a ? r s m ~ l7 ~ Gt ~ ° tR v ~ r „L r; c t f aa,S \ F~~'C Ana 'if' t \ L f_ C ~g \ 3V / EK Zl ~ , ~t 19p 0 2 1 rb^ .o Y ~ f Y _ } n~ G i4 k a F z .J E 1- v+ Y J+~. a S 0, iV J 1 ~i gs i ' R u c<< s .r C 1 1 a .ts ~ k, v, ~l r j : I W61 S2t.U AYI. F of wHegr ITEM NO: v 9m oRaao REQUEST FOR CITY COUNCIL ACTION r f a 4 i5 COUNCIL MEETING DATE: September 10, 2007 TITLE: A REQUEST FOR A FINAL PLAT WITH A CUL-DE-SAC LENGTH VARIANCE FOR PROPERTY LOCATED AT APPROXIMATELY 3301 QUAIL STREET (CASE NOS. WS-07-01 & WA-07-04/CROWN LAND) ® PUBLIC HEARING ❑ BIDS/MOTIONS ❑ RESOLUTIONS Quasi-Judicial: Yes ❑ ORDINANCES FOR 1ST READING ❑ ORDINANCES FOR 2ND READING No A& &Community velopi~tor City Manager EXECUTIVE SUMMARY: Crown Land is requesting consideration of an 11-lot subdivision plat with a cul-de-sac length variance. The property is currently zoned R-1, Residential-One and is located at approximately 3301 Quail Street. The subject parcel is 9.14 acres in size and is currently vacant. This request relates to City Council's goals of the Strategic Plan for being prepared for growth and opportunities and providing quality housing stock. Planning Commission heard the requests on August 2, 2007 and recommended denial of the cul-de-sac length variance and approval of the subdivision plat. An associated Class I Floodplain exception was also denied (Case No. WF-07-01). This portion of the request has been withdrawn by the applicant as it can be approved administratively by the Flood Plain Administrator. COMMISSION/BOARD RECOMMENDATION: Planning Commission heard the requests on August 2, 2007 and took the following actions. Cul-de-sac length variance (Case No. WA-07-04): A motion to approve the cul-de-sac length variance was made for the following reasons: 1. Staff has concluded that granting of the variance would not alter the character of the area. 2. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500'in length thereby setting precedent. 3. There are unique challenges with the property due to the pass-through tributary to Lena Gulch, existing utilities and grade changes which preclude alternate access designs. 4. Granting of the variance should not impair the amount of light and air to adjacent properties, increase congestion in the public streets or increase fire danger. Because this was a variance, a'/ majority of the Commissioners present (5 positive votes out of the 6 members present) was needed to approve the motion. The vote was 4 in favor and 2 against; therefore the motion failed to pass and a recommendation of denial was given. 11-lot major subdivision plat (WS-07-01): A motion was made to approve the subdivision plat for the following reasons: 1. All lots meet or exceed the R-1 development standards. 2. The developer has attempted to maintain the integrity of the natural features on the property. 3. The drainage report is approved. 4. With the exception of the street length, all requirements of the Subdivision Regulations have been met. With the following conditions: 1. The existing and proposed floodplain lines shall be shown on page 2 of the document. 2. An area shall be reserved in a tract as future right-of-way to provide access to a potential future filing to the south. This reservation would be located in what is currently shown as Tract C where the boundary of Tract C intersects the prospered right-of-way for 33'd Drive. 3. The applicant shall resolve sanitary sewer service easement issues with Northwest Leadwood Sanitation prior to City Council public hearing. 4. Staff s recommended language regarding Tract A shall be added to the first page of the plat document. 5. Modifications to the Homeowner's Association Covenants shall be made prior to City Council public hearing. 6. An approved LOMR (Letter of Map Revision) shall be required prior to any modification of the existing Lena Gulch drainage way and 100-year floodplain on the site. With regard to the conditions placed on the plat approval, conditions 1 through 4 have been complied with or reflected on the plat. Staff is continuing to work with the applicant on the HOA covenants (condition 45). Condition #6 will be included in the recommended motion. Class I floodplain exception (WF-07-01) A motion was made to approve the Class I floodplain special exception permit for the following reasons: The street construction will have negligible impacts on the existing floodplain. There will be no adverse impact on adjacent property. The floodplain administrator has reviewed and approved the Class I special exception study. With the following conditions: Until the floodplain improvements and LOMR are approved, additional construction in the floodplain will require a Class II floodplain exception. No construction, including fences, shall be allowed within the existing limits of the Lena Gulch Access and Maintenance Easement. Because this was a special exception action, a % majority of the Commissioners present (5 positive votes out of the 6 members present) was needed to approve the motion. The vote was 3 in favor and 3 against; therefore the motion failed to pass and a recommendation of denial was given. The applicant has withdrawn this portion of the request for City Council consideration as it can be approved administratively. (Attachment 2, Applicant letter) The Parks and Recreation Commission is recommending fees in lieu of dedication. (Attachment 3, Parks Commission memo) STATEMENT OF THE ISSUES: The primary issue of controversy surrounding this request is the length of the cul-de-sac bulb. If the cul-de-sac bulb variance is not approved, then the subdivision as proposed cannot be approved and will have to be redesigned. The Subdivision Regulations specify that the center point of a cul-de-sac bulb be no longer than 500' between it and the center point of the intersecting street. In this case, Quail is the street that intersects with W. 33`d Drive and the measurement to the center of the cul-de-sac bulb is 904.38', requiring a variance of 404.38'. This provision is in place primarily to address emergency access issues and to encourage an integrated public street system instead of a series of unconnected cul-de- sac bulbs. Alternative circulation and access scenarios for the site were explored. Those alternatives included extending 33`d Drive west to the western property line and creation of a street south to align with Robb Circle on the south side of 32"d Avenue. There are grade differences and an existing storm sewer line located between the east side of the Applewood Baptist and the property to the west which precludes a public street at this location. Another alternative would be to extend W. 33'd Avenue to the west to connect to W. 33rd Avenue extending east from Routt as platted in the Applewood Brookside Subdivision. There is a vacant connecting parcel owned by a different property owner who would have to participate to accomplish this. This property owner is not interested in having a street connection through his property. (Attachment 4, Alternative street connections) Other alternative designs included relocation of the flow-through drainage from its natural course to run behind the houses along Quail Street. This scenario required a great deal of fill dirt to be brought onto the site (as much as I F) in order to convey flows appropriately to Lena Gulch. Concerns with this design are the aesthetic impact due to the fill required and safety issues with a walled detention area adjacent to existing homes. The subdivision could be redesigned meeting the 500' standard however, that would result in the use of private drives for access to the most northerly lots. With this scenario, staff would have concerns about the amount of impervious area and complications for emergency access. There are other cul-de sac bulbs in the immediate vicinity that exceed the 500' limitation. Those would include Routt Street extending north of 32nd Avenue (650'), Quail Street extending north from 33`d Avenue (570') and Quail Street extending south from 38d' Avenue (780'). It is Staff s opinion that the design presented is the most environmentally sensitive scenario possible. This design maintains the flow-through channel in its existing location making it an amenity and allowing many of the large trees that grow along its course to be maintained. Keeping of the natural grade maintains views for the homes along Quail Street. Several neighbors attended the Planning Commission meeting and spoke to the application regarding a variety of topics ranging frorn wildlife preservation to floodplain concerns. The applicant met with the neighbors on August 16, 2007 to discuss alternate subdivision and drainage design options. (Exhibit 5, Neighborhood meeting invitation) ALTERNATIVES CONSIDERED: Do not approve the cul-de-sac variance and plat. FINANCIAL IMPACT: The City has received a one-time application fee for the land use application. The City will receive building permit fees and use tax for each single family structure. Once constructed, the City will receive property tax revenues from the development. RECOMMENDED MOTIONS: There are two separate requests associated with this application. Two separate motions are required. Cul-de-sac length variance (Case No. WA-07-04): A three fourths vote of the members present is required to approve the variance. "I move to approve Case No. WA-07-04, a request for approval of cul-de-sac length variance for property located at approximately 3301 Quail Street, for the following reasons: 1. Staff has concluded that granting of the variance would not alter the character of the area. 2. There are unique challenges with the property due to the pass-through tributary to Lena Gulch, existing utilities and grade changes which preclude alternate access designs. 3. Granting of the variance would allow the subdivision to be developed in way which is environmentally sensitive and less impactive to residents along Quail Street. 4. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500'in length thereby setting precedent. 5. Granting of the variance should not impair the amount of light and air to adjacent properties, increase congestion in the public streets or increase fire danger. With the following conditions: 1. During construction alternate access be provided by the 25' wide access easement through Lot 1 of Applewood Baptist Church Subdivision. 2. Fees in lieu of dedication be required at the time of building permit issuance for individual house construction" 11-lot maior subdivision plat (Case No. WS-07-01): "I move to approve Case No. WS-07-01, a request for approval of an 11-lot major subdivision at approximately 3301 Quail Street, for the following reasons: 1. All lots meet or exceed the R-1 development standards. 2. The developer has maintained the integrity of the natural features on the property. 3. The drainage report is approved. 4. With the exception of the street length, all requirements of the Subdivision Regulations have been met. With the following conditions: 1. The applicant continue working with staff on modifications to the Homeowner's Association Covenants. 2. An approved LOMR shall be required prior to any modification of the existing Lena Gulch drainage way and 100-year floodplain on the site." Report Prepared by: Meredith Reckert, 303.235.2848 Reviewed by: Sally Payne Attachments: 1. City Council staff report (with exhibits) 2. Applicant letter 3. Parks and Recreation Commission recommendation 4. Alternative street connections 5. Neighborhood meeting invitation CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission DATE OF MEETING: August 2, 2007 CASE MANAGER: Meredith Reckert CASE NO. & NAME: Case Nos. WA-07-04/WS-07-O1/WF-07-O1/Crown Land Dev. ACTION REQUESTED: Approval of an 11 lot major subdivision with a cul-de-ac length variance and a Class I special exception floodplain permit in R-1 zoning LOCATION OF REQUEST: Approx. 3301 Quail Street NAME & ADDRESS OF OWNER(S): Crown Land Development APPROXIMATE AREA: 9.14 acres PRESENT ZONING: R-1, Residential-One PRESENT LAND USE: Vacant property ENTER INTO THE RECORD: (X) ZONING ORDINANCE (X) CASE FILE AND PACKET MATERIALS (X) DIGITAL PRESENTATION Planning Commission Case No. WA-07-04/WS-07-O1/WF-07-O1/ Crown Land Dev. ATTACHMENT 1 JURISDICTION: The property is within the City of Wheat Ridge, and all notification and posting requirements have been met, therefore, there is jurisdiction to hear this case. 1. REQUEST The property owner requests approval of an eleven-lot major subdivision on 9.14 acres of property located at approximately 3301 Quail Street. The property in question is zoned R-1, Residential-One. (Exhibit 1, applicant letter) The property was platted as Lot 2 of the Applewood Baptist Church (ABC) subdivision plat which was approved by Planning Commission on October 19, 2006. The subdivision divided the 14 acres into two lots. (Exhibit 2, ABC Subdivision plat) A condition was included in the approval that parkland assessment be determined at the time of development of Lot 2 (rear lot). R-1 zoned property abuts the parcel on all sides. Adjacent land uses include single family residential to the east, vacant property to the west with single family residential beyond. The Applewood Baptist Church education building and property abut the parcel to the south and Lena Gulch defines the northern property line. There is a Lena Gulch tributary which traverses the roperty having a basin beginning on the south side of 32"d Avenue in Lakewood, continuing under 32" Avenue through an adjacent parcel and entering the property at the very southeast corner. This tributary moves across the property in a northwestern direction until it's confluence with the Gulch. The northwest portion of the property is encumbered by 100-year flood plain. This existing floodplain line is best depicted on page 4 of the plan set. (Exhibit 3, Quail Hollow Subdivision) The original property as platted has no direct street frontage, rather a 25' wide access easement to 32nd Avenue through Lot 1 of the ABC Subdivision. In order to provide access to a public street, a previously platted property which has direct frontage on Quail Street has been included in the subdivision. This parcel is owned by private individuals who are a party to the application. In order for the subdivision to be approved, the following must occur in the order listed: 1. Granting of the variance to the maximum cul-de-sac length. (A three fourths vote of the members present is needed to approve a variance) If this request is approved, then the following must occur. 2. Approval of an 11-lot major subdivision plat. If this request is approved then the following must occur: 3. Approval of a Class I special exception to the floodplain to allow street and other subdivision improvements. (A three fourths vote of the members present is needed to approve a variance.) Planning Commission Case No. WA-07-04/WS-07-O1/WF-07-O1/ Crown Land Dev. II. AGENCY REFERRALS The proposal was referred to all of the appropriate city departments and outside agencies. All responding agencies have indicated that they can serve the property and the applicant will bear the cost of installing improvements to the property. Wheat Ridge Public Works: Is in the process of reviewing a final drainage report and plan. A CLOMR will be required prior to any improvements to the 100-year floodplain and the Lena Gulch stream channel. A Class I floodplain impact report has been submitted and is under review. Traffic generation information has been submitted with the conclusion that there will be minimal impact to Quail Street (around 120 trips per day). Wheat Ridge Police Department: No issues. Consolidated Mutual Water District: Can serve the property subject to rules and regulations of the district. Northwest Lakewood Sanitation District: Has an existing sanitary sewer main in Quail Street and another main on the south side of Lena Gulch. A connection will be required to serve the property from the mainline adjacent to Lena Gulch. There appears to be some question relative to the existing easement and line location which must be resolved. Wheat Ridge Fire Protection District: The installation of at least one hydrant will be required at a half-way point into the subdivision. During the construction phase, at least two ways must be provided into the subdivision. The existing 25' wide easement through the church property will be adequate for secondary access. Urban Drainage and Flood Control District: UDFCD is in the process of completing a new master plan and floodplain delineation study for Lena Gulch. An approved CLOMR will be required prior to any modification of the existing Lena Gulch drainage way and land encumbered by 100-year flood plain on the site. Xcel Energy: Has requested their standard easement language which has been included on the plat cover sheet. III. NEIGHBORHOOD MEETING Neighborhood meetings are not required for subdivision applications. However, the applicant held one on January 3, 2007, to discuss the proposal with the area property owners. Nine area residents were in attendance (Exhibit 4, Sign Up Sheet). IV. SUBDIVISION DESIGN The plat will subdivide the property into 10 new lots to be developed with single family structures. All lots meet or exceed the R-1 minimum lot size of 12, 500 s.f. and lot width of 100'. The subdivision includes an existing parcel on Quail Street s a portion of that lot can be purchased and used for street access to Quail. The lot from which the land will be removed has Planning Commission Case No. WA-07-04/WS-07-0l/WF-07-01/ Crown Land Dev. an existing single family residence on it. The property acquisition will not reduce the lot below the R-1 development standards for lot size and width. A new street called W. 33rd Drive will be extended west from Quail Street for access into and through the subdivision. It is a full-width dedicated local street with 50' of width. Curb, gutter and sidewalk will be installed on both sides of the street. There are several tracts shown on the plat. Tract A encompasses the Lena Gulch drainage way and the portion of land encumbered by 100-year floodplain. Tract B at the southeastern corner of the property will be utilized as a landscaped entrance feature and will be maintained by the homeowners' association. Tract C will function as a detention pond and will be maintained by the homeowners' association. An existing detention easement which was platted with the original ABC subdivision is not required for detention anymore and is being vacated by this document. A representative from the church will be signing the mylar to acknowledge the vacation before mylar recording. Staff is somewhat concerned regarding the potential for Lot 1 of ABC Subdivision to develop residentially. In December of 2006 the Applewood Baptist church was denied their request for SUP to allow expansion of the existing education building and parking improvements. Since then, there have been inquiries about the potential for the vacant portion of that lot to be split off and developed into single family homes. As such, Staff is requiring reservation of a 50' wide stub at the southeastern corner of Lot 10 from W. 33`d Drive to the southern subdivision boundary for future public street access to allow for a future extension of a public street system into this area. This reservation needs to be reflected on page 2 of the plan set. On-site drainage When raw land is developed, historic drainage coming into and being released from the site must be maintained. Because the minor tributary to Lena Gulch has historically crossed the property, the developer must continue to accommodate its flows. The tributary is being left in its current location and made an amenity to the site as it runs along the common boundaries between several lots. It will be located in a 40' drainage easement and will be maintained by the HOA. Please seethe "Creek Section Improvement" section detailed on page 4. The developer had explored the feasibility of relocating this water feature against the eastern property line but this design required a great deal of fill dirt to be brought in. There will be two street culvert crossings of the tributary as it travels through the subdivision. Much of the on-site flow drains to the street gutter and to the proposed storm sewer located before the second stream crossing and into a water quality structure before ultimately releasing into the tributary. Flows from lots 6 and 7 and undeveloped Tract A will flow into Lena Gulch. Additional flows and historical offsite flows will run across the southern boundary of the subdivision to a pond located in Tract C at the southwest corner of the site and then released into an existing storm sewer which flows to Lena Gulch. The portion of the site designated as Tract A is encumbered with 100-year floodplain. It is the intent of the developer to file a CLOMR (Conditional Letter of Map Revision) with FEMA to Planning Commission 4 Case No. WA-07-04/WS-07-0 1/WF-07-O1/ Crown Land Dev. allow modification of Lena Gulch to attempt to reclaim additional land for development. Once a CLOMR is approved, the portion of Tract A south of the existing gulch will be resubdivided into three additional lots. The developer will then improve Lena Gulch to contain flood waters currently impacting the portion to the south to allow for the extra three lots. A separate minor subdivision process shall be required for this resubdivision. Staff has requested specific language to be added to front sheet of the plat as follows: "Tract A is to remain a non-buildable tract until such time as a LOMR revising the 100-year floodplain limits is approved. The maintenance of Tract A shall remain the responsibility of the HOA until the time of further development." The City of Wheat Ridge in conjunction with Urban Drainage and Flood Control District is in the process of adopting a new Flood Hazard Delineation Plan for Lena Gulch. This document will not be adopted by the City until the fall of 2007. The plan shows a channelization scenario for the gulch but it is not the section proposed by the developer. This alternate improvement plan will be reviewed by FEMA through the CLOMR process. Parkland dedication The parks and recreation commission are asking for fees in lieu of dedication. V. VARIANCE CRITERIA Pursuant to Section 26-416.C.2. of the Subdivision Regulations, the center point of a cul-de-sac bulb shall not be longer than 500' between it and the center point of the intersecting street. In this case, Quail is the street that intersects with W. 33`d Drive and the measurement to the center of the cul-de-sac bulb is 904.38', requiring a variance of 404.38'. (Exhibit 5, Applicant letter) This provision is in place primarily to address emergency access issues and to encourage an integrated public street system instead of a series of unconnected cul-de-sac bulbs. Staff would point out that there are other cul-de sac bulbs in the immediate vicinity that exceed the 500' limitation. Those would include Routt Street extending north of 32nd Avenue (650', Quail Street extending north from 33`d Avenue (570') and Quail Street extending south from 38 Avenue (780'). Alternative circulation and access scenarios for the site were explored. Those alternatives included extending 33`d Drive west to the western property line and creation of a street south to align with Robb Circle on the south side of 32nd Avenue. There are grade differences and an existing storm sewer line located between the east side of the Applewood Baptist and the property to the west which precludes a public street at this location. Another alternative would be to extend W. 33`d Avenue to the west to connect to W. 33`d Avenue extending east from Routt as platted in the Applewood Brookside Subdivision. There is a vacant connecting parcel owned by a different property owner who would have to participate to accomplish this. This property owner is not interested in having a street connection through his property. Staff has the following comments regarding the criteria used to evaluate a variance request. Planning Commission Case No. WA-07-04/WS-07-0 1/WF-07-0 1/ Crown Land Dev. City Council shall base its decision in consideration of the extent to which the applicant demonstrates a majority of the following criteria have been met: A The property in question would not yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. The property can still be used if the variance is not granted. However, the resulting subdivision design would impact the drainage way traversing the property. B. The variance would not alter the essential character of the locality. Staff has concluded that granting of the variance would not alter the character of the area. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500' in length. Applewood Knolls 12O' Filing Subdivision was platted in 1975. The Applewood Brookside Subdivision to the west where Routt Street is 675' long was platted in 1983. The 500' cul-de-sac restriction has been in the subdivision regulations since original adoption in 1972. Alternate designs were cost prohibitive based on grade, natural water features, utility challenges or intervening property. C. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The property can be developed whether or not the variance is granted. However, the developer has strived to take advantage of the natural features on the site and made them an amenity. This may not occur if the cul-de-sac variance is denied. D. The particular physical surrounding, shape or topographical condition of the specific property involved results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out. There are unique challenges with the property due to the pass through tributary to Lena Gulch which must be accommodated. Alternative designs included the rerouting of this drainage way against the eastern property line, shortening the length of the street. Staff believes this design which required a great deal of fill dirt to be brought in would have had a greater impact to the homes on Quail Street. E. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The difficulty has been in designing a project with appropriate access to a public street. Differences in grade, existence of utilities and intervening property ownership have precluded other designs. Planning Commission Case Nos. WA-07-04/ WF-07-O1/ WS-07-O1/Crown Land Dev. F. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by, among other things, substantially or permanently impairing the appropriate use or development of adjacent property, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood. Granting of the variance should not impair the amount of light and air to adjacent properties. The longer cul-de-sac will not result in congestion in the public streets. The fire district has reviewed the design and has concerns only about the construction phase in that an alternate access through Lot 1 of the ABC Subdivision be provided. G. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. There are other nonconforming cul-de-sacs in the area; therefore, this request is not unique to the property. H. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Approval of the variances would not result in the accommodation of a person with disabilities. 1. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. Low density residential development is not subject to the requirements of the Architectural and Site Design Manual. Staff has requested specific language to be added to front sheet of the plat as follows: VI. CLASS I SPECIAL EXCEPTION PERMIT The floodplain regulations recognize two types of exception permits. A Class I permit is for construction of non-habitable structures such as sheds and fences or for the placement of fill or deposition of material. Class II exception permits are required for structures for human occupancy. The applicant must receive approval of a Class I Special Exception Permit to allow street and other subdivision improvements in the Lena Gulch 100-year floodplain. The applicant has submitted a report which analyzes the impact of the improvements on the 100-year floodplain. The flood plain administrator has reviewed the analysis and Planning Commission 7 Case Nos. WA-07-04/ WF-07-0 1/ WS-07-O1/Crown Land Dev. concluded that construction of a portion of the street and other required improvements will have negligible impact on the floodplain. VII. RELATED CORRESPONDENCE Attached is correspondence received from an adjacent property owner to the east. (Exhibit 6, Letter) VIII. STAFF CONCLUSIONS AND RECOMMENDATIONS Staff recommends approval of all three components of the request with the conditions listed in Section IX of this report. IX. RECOMMENDED MOTIONS VARIANCE TO CUL-DE-SAC LENGTH (A three-fourths vote of the members present is needed to approve a variance.) "I move to approve Case No. WA- 07-04, a request for approval of cul-de-sac length variance for property located at approximately 3301 Quail Street, for the following reasons: 1. Staff has concluded that granting of the variance would not alter the character of the area. 2. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500' in length. 3. There are unique challenges with the property due to the pass through tributary to Lena Gulch, existing utilities and grade changes which preclude alternate access designs. 3. Granting of the variance should not impair the amount of light and air to adjacent properties, increase congestion in the public streets or increase fire danger. With the following condition: 1. During construction alternate access be provided by the 25' wide access easement through Lot 1 of Applewood Baptist Church Subdivision." SUBDIVISION "I move to approve Case No. WS-07-01, a request for approval of an 11-lot major subdivision at approximately 3301 Quail Street, for the following reasons: 1. All lots meet or exceed the R-1 development standards. 2. The developer has attempted to maintain the integrity of the natural features on the property. 3. The drainage report is approved. Planning Commission Case Nos. WA-07-04/ WF-07-O1/ WS-07-O1/Crown Land Dev. 4. With the exception of the street length, all requirements of the Subdivision Regulations have been met. With the following conditions: 1. The existing and proposed floodplain lines be shown on page 2 of the document. 2. An area be reserved in a tract as future right-of-way to provide access to a potential future filing to the south. This reservation would be located in what is currently shown as Tract C where the boundary of Tract C intersects the proposed right-of-way for 33'd Drive 3. The applicant resolve sanitary sewer service easement issues with Northwest Lakewood Sanitation prior to City Council public hearing. 4. Staff s recommended language regarding Tract A be added to the first page of plat document. 5. Modifications to the Homeowners" Association Covenants be made prior to City Council public hearing." 6. An approved CLOMR be required prior to any modification of the existing Lena Gulch drainageway and 100-year flood plain on the site." CLASS I SPECIAL EXCEPTION PERMIT (A three-fourths vote of the members present is needed to approve a floodplain special exception permit) "I move to approve Case No. WF-07-01, a request for approval Class I special exception permit for construction of street and other public improvements in the Lena Gulch 100- year floodplain for property located at approximately 3301 Quail Street, for the following reasons: 1. The street construction will have negligible impacts on the existing floodplain. 2. There will be no adverse impact on adjacent property. 3. The flood plain administrator has reviewed and approved the Class I special exception study. With the following condition: Until the floodplain improvements and LOMR is approved, additional construction in the floodplain will require a Class II Floodplain exception. No construction, including fences, shall be allowed within the existing limits of the Lena Gulch Access and Maintenance Easement." Planning Commission Case Nos. WA-07-04/ WF-07-O1/ WS-07-O1/Crown Land Dev. CROWN LAND DEVELOPMENT, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 (303) 233-4483 February 21, 2007 Community Development Staff CITY OF WHEAT RIDGE 7500 W. 29th Ave. Wheat Ridge, CO 80215 Re: Letter of Request Indicating Full Intent and Purpose Proposed Development at 33rd and Quail Ladies and Gentlemen: Thank you for taking the time to consider and make comments on the proposed development at 33rd and Quail. Location: The subject property is Lot #2 of the Applewood Baptist Church Subdivision. Access: Dr. Macarthur Hill has agreed to join Lot 6B, Lot 5 and 10' of Lot 4 of the Applewood Knolls, Filing 12 in this replatting, to allow the use of a portion of his property for access from 33rd and Quail. Proposed Development: We would like to subdivide into 14 R-1 single family home sites. Roadways: The extension of 33rd Avenue on the east side of the property would enter the subdivision as a single entry point. Flood Plain: The northern approximate 2 acres of the subdivision is within the 100-year Lena Gulch flood plain. It is our intention to discuss options to improve the Gulch in hopes of recovering a portion of the 2 acres. Open Space Dedication: We would consider dedicating some portion of the property within the flood plain to the City of Wheat Ridge. Again, thank you for taking the time to review and make comments on the proposed project. I look forward to meeting with you to discuss the future use of the property. If you need to get in touch with me, please contact me at 303-233-4483 (office) or 303-807-0350 (cell phone). Yours truly, StevMcKendry EXHIBIT I APPLEWOOD BAPTIST GHt1RCH SUBDNIS4N A SUBDIVISKO4 PLAT OF TRACT 22 AND THE W-1/2 OF TRACT 21, BROOKSIDE SUBDIVISION, LOCATED IN THE NW-1/4 OF SECTION 28, TOWNSHIP 3 SOUTH. RANGE 69 WEST, 6TH PRINCIPAL MERIDIAN CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SHEET 2 OF 2 Irn I PORTION OF TRACT 12 BROC851DE SUBWNSION I I Al PLErO0 LOT I i LOT 2 I LOT 3 I LOT 4 I LOT 5 Kam _ W. CAP E NOR. Ls 43e D~ao SCALE: 1'~ 'A• POINT or QpIHMF awpT 1114 CDR. V. 25 TSS R69W, 6M P.M. RID. 2-1/Y ALUM. CAP LS 24982. t991. I► F IN RANGE 60% II ~ g PING 5/8" MAN W/ALUM. CAP K N 0 L L 5 12 TN F I L 19 G ZONED R-1 I - LOT 6 SET 5//' MAR W/ PLASTIC CM LS 34594 10' PSCO UTILITY ~WNT REC NO 8411 t0'30'56_W I 130.49' M~3P _ / s.oo J9. - I -S ?fi39 W I WE OO0W, IJW ~ A~SEkOff M5.63' N00 1 - t ZONED aTw 49i ~ N}o~+•5rr ~ PIXiiION OF 1RACi l2 BROOKSIl8DIV51IN1 R-1 -1 II 10' BRAWAFE ! - UMITY EASAIENT~ PORTON OF TRACT 11 BRO(A(WE SUBDIVISION ZONED R-1 ~I TRACT B I BANZHAF SUROINSION ZONED R-1 w rvl 16' SANITARY SEWER >-7 A I m BK. 1616. K. I" . 158 PORRDN OF TRACT 10 BROOKE SUBDMSgN ZONED R-1 f I` ~L 6 SANITARY 9EWER 1 EASEMENT ,I1 ~t BK. 9}9. PG. 408 1 LENA GULCH Y ACCESS AND MAINTENANCE EASEMENT REC. NO. E0208289 500'3514'E II 8.20' `50083'14'E N 16.00' S00'33.14'E \ 16.8)' N715-38'WW \ 169.85' nc 22" W/ PLASTIC CAP W W/ CAP EJ5,5xTOT 2 S 6 I ag ING]IE55/EGRf55 'low, TL~trE N00'31186T I I In F `BR.wAGE DITCH I E ACf 2f F 58.44' N0O1r22'W IO 1n~ 1 $EE PLAT NOTE J. P I R 53.36' m_ "i -------I 129728' _ _ _ _ wYl~4 gT~ V1 / I , 0 ~I "'l I I2 PORTION DF R.O.W. VACATf31 J q 1 AT REC. NO. 93155173 I ~ UTILITY EASEMENT RESERVED. LOT -2 0-6 o LA I FORM1p/i2LY LOT 1 10' PSCO UTRITY _ REC. NO. 84112500 i II I E,10 5/8' RE6AR \ J~_ 343,400 FE. 1Jes ~'T \ + o I 1RAC'T 22 298.200 $Q. FL EASEMENT \ I,ENA GULCH ~~SM ~a I lai kTII-W/ PLASTC CAP a LS 34594 ZO1oE I 5004019E \ (SEE PLAT ENOTE Z) 18.67' 129).08' / S2P I 500']JU00' / 12W _ 14s t8 - -mil - 181.5t' 33 E woo, 10 5/8' MAR /PLASTIC CAP 1 - 3I„ FORW0LLLY E T SEWER \ ;IIm TRACY TT _ 10' DRAINAOE ! J /PEMEM M WL 994, FIG. 580 _ of I- U1811Y EASEAffNT as to.oo - - - 50034'33~E 1296.85' _ 500 Sa J3'E - - 10• GRfiIMEE ! $T 51!' MAIR 1825 10 DRAINAGE EASENENT W/ PLASTIC CAP UIUTY EA90KrT \ PORIXt110N Of TRACT L WC. NO. 64119J21 $ N594 - PORDg1 Di TRACT 23 SEE RAT M61L 10 _ e TIO OE TRACT VS PORTIO10O SUBDI T 23 ZONED R-1 I .e.+:,. •'b ZONED R-1 C°];11t- L ~E LL~I WIAW UP. 2% 2088 IW I< 0 IZ In I I FND 1' BRASS TAG 345 LS 94 , tOWC ( t0 FT S a I CORNER POSID OSIRON) W-1/4 CDR. SEC. 28 i T35,. R69W. 6TN PM. FRO. 2-1/2' ALUM CM LS 24982, 1991, IN RANGE BO% EXHIBIT 2 c~ ~ o o A RESUBDIVISION OF LOT 2 OF APPLEWOOD BAPTIST PORTIONS OF LOTS 4, 5 AND 6, APPLEWOOD LOCATED I N THE N W 1 /4 QF SECTION 28, T 3 S, fHE REAL PROPERTY OF 9.1449 CITY OF WHEAT RIDGE, COUTY OF JEFFERSON HI T~ M - C~~-- QWNER'S CERTIFICATE: WE, CROWN LAND DEVELOPMENT, PLC AND McARTHUR HILL, BEING THE OWNERS OF THE R ACRES DESCRIBED AS FOLLOWS: i SHEET 1 OF 2 A PARCEL OF LAND BEING LOT 2, APPLEWOOD BAPTIST CHURCH SUBDIVISION, A SUBDIVISI RECEPTION NUMBER 2006142621, AND LOT 5, THE SOUTH 10 FEET OF LOT 4, AND THE N OF LOT 6, APPLEWOOD KNOLLS, 12TH FILING A SUBDIVISION RECORDED AT PLAT BOOK 49 3DIVISION RECORDED AT THE NORTH 200.00 FEET )K 49 PAGE 11, ALL r~.n~► /Mii i i l ! U I~ i~#~ A ® ~ 1~ III a I1► n e • r x ~1r, - - - n ~ 4 i LOCATED IN THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 W CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, AND MORE PARTICU FOLLOWS: 1 r- r3. BASIS OF BEARINGS: ALL BEARINGS CONTAINED HEREIN ARE BASED UPON THE ASSUMPTI0 LINE OF THE NORTHWEST QUARTER OF SECTION 28, BEARS S 89'19'55" W, AND MONUMEN -THE CENTER QUARTER CORNER OF SECTION 28 BEING A FOUND 3-1 /4" BRASS CAP, LS i i ,y T -THE WEST QUARTER CORNER OF SECTION 28 BEING A FOUND 3-1 /4" BRASS CAP, LS 2 COMMENCING AT SAID CENTER QUARTER OF SECTION 28; C l THENCE S 89'19'55" W ALONG SAID SOUTH LINE OF THE NORTHWEST QUARTER, A DISTAN THENCE N 00'30'56" W, A DISTANCE OF 22.00 FEET TO THE SOUTHEAST CORNER OF LOT r Y ~ BAPTIST CHURCH SUBDIVISION; 't z. - THENCE N 00'30'56" W ALONG THE EASTERLY LINE OF SAiD LOT 1, A DISTANCE OF 608.8 SOUTHEAST CORNER OF SAID LOT 2 AND THE POINT OF BEGINNING; 1 ':.1; i i c THENCE ALONG THE SOUTHERLY LINE, WESTERLY LINE, NtDRTHERLY LINE AND EASTERLY LI THE FOLLOWING FOUR (4) COURSES; ~RTICULARLY DESCRIBED AS 1. BASIS OF BEARINGS: THE SOUTH LINE OF THE NW 1 /4 OF SECTI RANGE 69 WEST, OF THE 6TH PRINCIPAL MERIDIAN BEARS S 89'19' )MPTION THAT THE SOUTH SHOWN HEREON, AND AS SHOWN ON THE CITY RIGHT OF WAY & RE k aP 1) S 89'19'56" W, A DISTANCE OF 492.70 FEET; JUMENTED AS FOLLOWS: 2) N 00'34'33" W, A DISTANCE OF 696.05 FEET; 2. ALL DIMENSIONS SHOWN HEREON ARE W FEET. ALL BEARINGS S ►P, LS 24962, IN RANGE BOX. DEGREE-MINUTES-SECONDS. 3) N 89'15'27" E, A DISTANCE OF 493.43 FEET; '~~-r 4) S 00'30'56" E, A DISTANCE OF 432.56 FEET TO THE NORTHWEST CORNER OF SAID S APPLEWOOD KNOLLS, 12TH FILING; LS 24962, IN RANGE 80X. 3. DATE OF PREPARATION: DECEMBER 9, 2006. iR 4. ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES A M(JNUMENT OR LAND SURVEY BOUNDARY MONUMENT OR ACCESSO (STANCE OF 1475.77 FEET; MISDEMEANOR PURSUANT TO STATE STATUE 18-4-508, C.R.S. THENCE N $9'23'04" E ALONG THE NORTHERLY LINE OF SAID SOUTH ZO FEET OF LOT 4, FEET TO THE NORTHEAST CORNER THEREOF; THENCE S 00'27'44" E ALONG THE EASTERLY LINE OF SAID SOUTH 10 FEET OF LOT 4, S NORTH 200 FEET OF LOT 6 APPLEWOOD KNOLLS, 12TH FILING, A DISTANCE OF 310.00 FE CORNER OF SAID NORTH 200 FEET OF LOT 6; LOT 1, SAID APPLEWOOD 5. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRS EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVE 608.80 FEET TO THE YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. ~~t~ ~ t n 'r r u 1 i THENCE S 89'23'04" W ALONG THE SOUTHERLY LINE OF SAID NORTH 200 FEET OF LOT 6, ~Q cccr rn A Dl11AIT nn~ cein C~CT~RI Y i in~~ n~ ~ nr 1 API~I ~W(1(1(1 RnPTICT rNi IR  ~1F-IE NORTHEAST CORNER OF 11. THE SUBJECT PROPERTY IS ZONED R-1 (RESIDENTIAL-ONE) AC RIDGE. ACCORDING TO THE CITY OF WHEAT THENCE N 00'30'56" W ALONG SAID EASTERLY LINE, A DISTANCE OF X5.87 FEET TO THE SAID LOT 1 AND THE POINT OF BEGINNING; r PLANNIP~G COMMISSION CERTIFICATE: CONTAINING 39$,353 S.F. OR 9.1449 ACRES, MORE OR LESS. 12. THE STORM DETENTION AREA HEREIN SHOWN AS TRACT C, AND AND ALL DRAINAGE CHANNELS HEREIN RECOMMFNr~~n FnR APPR(~VAi n~ic nev n~ /1\If~Tl1t IAT1~e~ r SHOWN AS LYING WITHIN A DRAIPJAGE EASEMENT SHALL BE CONSTR ~!V CONTAINED UNDER THE OWNER AND SUBSEQUENT OWNF~~, HEIRS, SUCCESSORS AND ASSIG THE CITY OF WHEAT RIDGE, CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAID OW ►ND THE PUBLIC THOSE: SHALL HAVE THE RIGHT TO ENTEk SUCH AREAS AND PERFORM THE HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE Df~AWING HEREON CO NAME AID STYLE OF QUAIL HOLLOW SUBDIVISION, A RESUBDIVISION A FART OF THE CI ~ 1 COLORADO AND BY THESE PRESENTS DO DEDICATE TO TFIE CIT~I OF '"'MEAT FZ~DGE AND T PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WA1', AND DO Fl.:r2THER DEDICATE TO un.airu cein n~e~ni~Q u~iQC ci irr~ccnpc e~in eccir_nic e~oc~c -rn a WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICPALLY 4=RANCHISED UTILITIE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FAR THE CONSTRUCTION, INSTALLA MAIN i~NANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES. THIS INCLUDES BUT IS NOT w~ AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINE. HYDRANTS, STORM PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES `THERETO. ~.r n~ s. p..~-. ~_~..r< 5~ J STEVEN S. McKENDRY, MANAGER McART~IUR 0. HILL, OWNER CROWN LAND DEVELOPMENT, LLC 3345 QUAIL ST. WHEAT RIDGE, CO 80033 1 LEILA J. HILL, OWNER Y ASSIGNS. IN THE EVENT THAT SUCH PLANNING C.'OMMISSION. 3345 t~UAIL ST. In WN EF~TN F C'. LTY_ QF WN F ~A._~ ttll,F WHEAT RIDGE, CO 80033 NOTARY CERTIFICATE: r t. STATE OF COLORADO ) )SS a'`- i COUNTY OF JEFFERSON M THE NECESSARY WORK, THE COST OF ES TO PAY. NO BUILDINGS OR y,~ TS TENTION OR DRAINAGE CHANNEL AREAS IC CHARACTERISTICS OF THE DETENTION THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF APPROVAL OF THE DIRECTOR OF PUBLIC CHAIRPERSON 1 A.D., 2007, BY STEVEN S. McKENDRY AS MANAGER OF CROWN LAND DEVELOPMENT, LLC. ~ L 1 WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: TO FINAL LIFT OF ASPHALT PAVEMENT. C`I~rv r_~r-n~ire~n~ A i E NOTARY PUBLIC .y„ L r NOTARY CERTIFICATE: s STATE OF COLORADO ) )SS COUNTY OF JEFFERSON ) S THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS _ DAY OF NOTARY PUBLIC 0 A.D., 2007, BY McARTHUR 0. HILL AND LEILA J. HILL AS OWNERS. SH EET 1 OF 2 J: 824\206-147\SURVEY\FINAL--PLAT\6142-FP-1.DWG WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: CHRISTOPHER H. McELVAIN REGISTERED COLORADO LAND SURVEYOR NO. 36561 FOR AND ON BEHALF OF JEHN ENGINEERING, INC. JeH14 _ ENGINEERING J own "Mm NOTARY PUBLIC 5855 WADSWORTH BYPASS, A-100 i PART OF TRACT B QMQ~L~ ~10[~~OM~ ~MoD~ A RESUBDIVISION OF LOT 2 OF APPLEWOOD BAPTIST CHURC PORTIONS OF LOTS 4, 5 AND 6, APPLEWOOD KNOLLS, BANZHAF SUBDiVIS10N PART OF TRACT 10 ZONED R-1 1 BROOKSIDE SUBDIVISION FOUND 1" YELLOW CAP ZONED R-1 LS 17669 NEXT TO 1 /2" i n~~n ini Tuc rp~1A~. ~~S rrinni ~Q r z c ~~n ~ SQUARE PIN NH9 J a PART 0~ TRACT 11 PART OF TRACT 12 1 16' SAN. SEWER ESMT. BROOKSIDE SUBDIVISION BROOKSIDE SUBDIVISION ZONED R-1 ZONED R-1 BOOK 1616, PAGE 158 'i. N 89'15' 27"E 49 3.43' II EXISTING 10' DRAINAGE & UTIL. ESMT (PLAT) _ FOUND NO 5 REBAR -~-~"~WITHALUMCAP I) EXISTING ACCESS & MAINTENANCE EASEMENT I I REC. N0. F0208269 I f. > - . (I r~ 580 96~, P ~~6 s I ~ _ '~SM~ e ~i X 1~ q, . , , - 10, G~~EP EME~1-~ J, C~ ' ~ ~C3RPANP _ \~s ~cJ'. f_! PROPOSED UDFCD & CITY "`~°o, OF WHEATRIDGE FLOODPLAIN ~ ~ Q BOUNDARY UPDATE ~ \ Y. I z M I W ~ (J1 - Q ~ I W ~ f TR~4CT A d Q? I ~ m 121,298 sq. ft. 0. ~ I I Q 2.7'~ acres z °w ~ NON-BUILDABLE I ~ d (SEE NOTE 14) , ~ o~ i i ~ /  ~ ~ ~ ~ W ~ z ~ ~ a ~Q o~ 1 ~ p . _F pie.; ~ n~ i..s.~ J ; acres I / ~4y - . ~ ti ~ Z I ~ J, o ~ I I 10' UTILITY & N ~n M DRAINAGE EASEMENT ~ R~!' i ~o~ M ~ I v ~ w a0~°~ d- ~ c.~/ ~W° 121.93' 1 0 0 o D ----S88'08'58"E- .~-r L ~ I Q o Z I 5' UTILITY & _ ~ ~ ~ n- I DRAINAGE EASEMENT ~ ~ I (TYPICAL) a,"~b: ~~Z Z Q~ ~ o o ~ LOT 8 ~ - ~ I o 00 20,798 sq. ft. ~ ~ I I ~ ~ Z 0.4$ acres ~ 1 N TERSECTI ON > t ~'~t r ~ I r- z ~0~,~ ~ b S 1>~e 1- l.r ti-~ I ~ ~ w ~ ~ 9G'F~ ~ I Ww Fy . 1 1VSS•25'27"E- < LOT 9 ~a 42' ~4,p j 13,549 sq. ft. ~i,~~'G 0.31 acres i ~ \ qc T ~ ~ ~ ~ ~ ~~~Fqs~- O,p9/~O~ 16,, .8~~ Fem. -~S~Q,~ Q i z L rr. f 7 5 cp i F. . i~ t J i '9 G~\ ~ ~ ~ p~~ o TRACT C ~F 'r, ~ ~ . r I DETENTION TRACT F TJ- ~(..s ~ ~ I 18,408 s ft. ~S ~ ~ ! F ~i..~'.~.~. l~ 0.42 acres ~ R,9,' ! . sf~ . , ~ l ~F. I ~ ~ . ~SH~DIt~G~, INflIGATE~ ~.E?CISTING~ ' ~ .S ~ DETEPI~10~1 .EASEMENT: ~REC..~~i0. ~ fyy l i~ l i tip i 206142621, ~ 1~ERE~Y . . . . f ~r VACATED 8Y . TH_I~ '.PL'AT'. ~ _ - - = ~ (SEE NOTE. 9~. ~ ~ . ~ . A F UND 1-1 /4" PLAS. 10' UTILITY & 492• C~P LS 34594 DRAINAGE EASEMENT D R r--- _'L  w /•CAP L 34594 ~ DoT 1 NOO*30"56"W ~ ~ ~ m ° S89'023 04 " W W Z FUND 1-1 /4" ALUM. APPLEWOOD BAPTIST CHURCH SUBDIVISION ( ~ I Cq,P ILLEGIBLE REC. 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J " ~ J ! , r ' t{ 1 ~ P J r ` , f 1 f { ' { + ~ {1l,P,~ tP { f ,}~11 , f f+~ tiff F i +'+$9 el P i rl i1 la { ji t W ,ll' t l 44TH AVE a k~ j a ,r ~ ~ ~ A Gl. L 25 l- rr i r , 17 ~.5 3~TH AVE ~ r c~ ~ ~ ; 2~ ti SITE d rr 4 "'~R'-__ 1 rr Y BUT BANK D AVE 32ND AVE 7 c~ ` J W U? r.r ~ ~ ~ _J t. f i 1 ~ ~ j 9i--~--^ti i w armor 2sTH A~'E r. f 1 f v~ 4) I'~ f  QUAIL HOLLOW DRAINAGE AND GRADIN - - - ~ _ _ - ECKEQ: GK DATE: 07f 162007 v K ~.I OTTON CONSULTING, ING, INC JEFFERSON COUNTY, CITY OF WHEAT RIDGE PROPOSED SUBDIVISION _a IsEQ: DATE: Hydrologic Engineering and Design F SIGNED: RS DATE:47/1 6/20AWN: TP DATE: 0716 f 2007 r T ~ . t i1 r- WA - cop y Name: Quail Hollow Community Meeting January 3rd 2007 Address: Phone: Nle-,1,6 ~CI ' v J 'd 40 VYI R%04 10 -232 -60 tfo '0- 6191 E J7` ` 3 r3 -:.l z tA4 I:Ll 3 g (F 5` vcc a3 01- 9 S~9 R 111? 7,30 Jr/ o~ss To v /a S'~ s 3~ 3 ~7 eq jrUkK, 26 tcLt6ui )7S Qio.: St 30 133 09?o CROWN LAND DEVELOPMENT, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 (303) 233-4483 ° D ~-Z3 July 23, 2007 The City of Wheat Ridge Planning Commission 7500 W. 29' Ave. Wheat Ridge, CO 80033 Re: Variance Request, Quail Hollow Subdivision Dear Members of the Planning Commission: Thank you for hearing our request for a variance to the 500' maximum cul-de-sac length requirement. The proposed Quail Hollow Subdivision located at 3301 Quail St. is an infill subdivision surrounded by existing single family homes to the east, the Applewood Baptist Church to the south, and non-accessible privately owned tracts on all other sides. The access to the property is proposed to be an extension of W. 33`d Dr. at Quail St. There is only one viable access to the property. Other possible points of access are not capable of being constructed due to extreme grade differentials or existing storm drainage systems. Since there is only one point of access to the property, the length of that access is in question; however, we have met with the fire marshal to determine the requirements of the fire district to insure that any needs they may have in relationship to the turning radius of the emergency equipment have been met. The size and configuration of the proposed cul-de-sac do meet these requirements. Please take into consideration that we are not requesting this variance in an attempt to maximize the density of our subdivision. We have exceeded the required lot size on all of the proposed sites in order to insure a subdivision that would be consistent with the surrounding neighborhood. In conclusion, thank you again for hearing this request for a variance, and please allow our subdivision to be a positive and productive part of the City of Wheat Ridge. Yo s truly, (y~ ~I . Steven S. McKendry Partner EXHIBIT 5 Page 1 of 1 Meredith Reckert From: Joyce Manwaring Sent: Thursday, July 05, 2007 8:50 AM To: Meredith Reckert Subject: FW: Applewood Baptist Church Feld Meredith, For your information. Joyce Joyce Manwaring, Director Parks and Recreation 4005 Kipling St. Wheat Ridge, CO 80033 (303)231-1308 (303) 231-1350 FAX jmamvaring@ci.wheatridge.co.us www.ci.whcitridgo.co.us From: Lhgibbardcspe@aol.com [mailto:Lhgibbardcspe@aol.com] Sent: Tuesday, July 03, 2007 3:40 PM To: Joyce Manwaring Subject: Re: Applewood Baptist Church field Thank you for your message. It may interest you and the City of Wheat Ridge to know that with the exception of one (1) homeowner (Dr. and Mrs. Macarthur Hill) on the east side of the subject property NO ONE wants to see this property developed EXCEPT the developers! That property is teeming with wildlife that will be permanently displaced. None of those creatures that call that property home will return after it has been developed. What we do to our wildlife, we do to ourselves. When we have so little regard for creatures who have no voice in what becomes of them, one day we will (and in some instances, this is already the case) have little regard as to how our actions impact our fellow humans. Both the City of Wheat Ridge and Jefferson County should be doing ALL that they can to preserve this property for open space and wildlife habitat. Likewise, they should also both be ashamed for turning a blind eye to the irreversible impact/irreparable harm that development will have on creatures who live, breed, and raise their young in that open space. In case no one has bothered to investigate, the Canadian geese use that area during the winter for a resting spot along their flight path. They forage for food back there. They practice "touch-and-go" landings. We enjoy watching their young learning to fly back there. We enjoy hearing them trumpet greetings as well as warnings to one another and their natural predators. Foxes mate and have their kits in that field. The only people who want to see that field developed are the Hills and the developers for their personal, selfish monetary gain. They care not one iota about what any of the other families whose properties adjoin that space think or want to see happen back there. Does the City of Wheat Ridge REALLY need that property developed? I think not. It is nothing less than utterly ABSURD to say that it needs what little extra revenue it will generate paid into its coffers. Isn't that what CABELA'S is supposed to do? Make the City of Wheat Ridge megabucks? The powers that be in the City of Wheat Ridge right now are ruining Applewood with their lust for dollars. The people who have lived here for decades are NOT impressed with your "glorious" plans. Very truly yours, Linda Gibbard See what's free at AOL.com. EXHIBIT 6 7/24/2007 CROWN LAND DEVELOPMENT, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 (303) 233-4483 August 24, 2007 Ms. Meredith Reckert Senior Planner CITY OF WHEAT RIDGE 7500 W. 29`h Ave. Wheat Ridge, CO 80033 Re: Withdrawal of Flood Plain Exception Dear Ms. Reckert: M Please accept this letter as a formal request to withdraw our application for Case No. W17-07-01 for a Class 1 Flood Plain Special Exception Permit. Due to the timing of the flood plain master plan study, the need for this exception no longer exists. In the event that, after the acceptance of the master plan study, there becomes a need for a Class 1 Flood Plain Special Exception Permit, we will make that request at that time. Yours truly, Steven S. McKendry Partner SSM:skm ATTACHMENT 2 MEMORANDUM To: Meredith Reckert, Senior Planner rn From: Joyce Manwaring, Parks and Recreation Director Re: Bike/Pedestrian Path from Prospect Valley to Lewis Meadows in association with the Quail Hollow Development Date: July 20, 2007 Based on the Park and Recreation Commission discussion regarding the Quail Hollow subdivision and the subsequent motion passed to ask for fees in lieu of land, I am sharing the following comments and consensus by the commission regarding the development. The following are guidelines we believe should be part of this project: 1) Construction changes associated with the Quail Hollow Project to mediate the effect of the flood plain around Lena Gulch should be designed and implemented in such a way as to provide an immediate or future opportunity to incorporate a Bike / Pedestrian path connecting Lewis Meadows and its surrounding neighborhood with the Prospect Valley Elementary School and its surrounding neighborhood for the following reasons: a. Provide a safer and more effective path for children to travel to and from school. This path may encourage children and their families to walk to school which could reduce traffic congestion around the school and on 32nd Avenue during heavily traveled rush hour times. The ability of citizens to walk or bicycle rather than drive also supports the goals of the Thriving Wheat Ridge Organization. b. Provide better access and connectivity for pedestrian and bike use to both Lewis Meadows and Prospect Valley Elementary School for the surrounding neighborhoods to pursue a variety of recreational activities in support of the goals established in the Park and Recreation Master Plan. 2) It is our desire that changes to Lena Gulch are designed in such a way as to provide the most "organic" appearance and minimize the amount of concrete "channeling". The Park and Recreation Commission is aware of the political sensitivity surrounding the original inclusion of Lena Gulch Bike / Pedestrian Trail and the subsequent removal from the final version of the Park and Recreation Master Plan. It would be our goal that those areas where a trail along the path of Lena Gulch is not feasible be identified and stated overtly as such by City policy. However, in some areas where a path is potentially feasible (e.g. adequate space along the creek, minimal negative impact on houses proximate to the path, provides a significant benefit for the adjacent neighborhoods and/or the city at-large) such as, in our view, the section along the Quail Hollow development, funds should be appropriated and a process put in place to determine the cost:benefit opportunity of designing, constructing and maintaining an addition to the City's trail system. ATTACHMENT 3 ~E I~ b ,\r a~ .I •wy X.~µ lT ~2'>Ak ATTACHMENT 4 T N 1 M • 72ccke.r f Copy CROWN LAND DEVELOPMENT, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 (303) 233-4483 August 16, 2007 Ms. Loui urner 1110 38th Ave. at Ridge, CO 80033 Re: Information Meeting Dear Ms. Turner: En You are cordially invited to attend an informational meeting on Wednesday, August 22, 2007, from 6:30 to 7:30 pm, at the Quail Hollow development at 33rd and Quail Streets. The purpose of the meeting is to communicate an alternate plan for the development of Quail Hollow. This is a voluntary meeting, not required by the City of Wheat Ridge; thus the City will not be represented. There will be a "question and answer" period. We look forward to seeing you. Yours truly, ELI -k: Steven S. McKendrP-. Partner SSM:skm cc: City of Wheat Ridge ATTACHMENT 5 Property appraisal system Pagel of 2 Property j lnformatiora 1 OF 1 GENERAL INFORMATION Schedule: 452343 Parcel ID: 39-282-05-112 Print Status: Active Property Type: Vacant Land Property Address: VACANT LAND Owner Name(s) Mailing Address: PO BOX 5148 CROWN LAND DEV WHEAT RIDGE CO 80034 Neighborhood: 102 - PROPERTY DESCRIPTION Subdivision Name: 025805 - APPLEWOOD BAPTIST CHURCH SUB Block Lot Key Section Township Range Quarter5ection Land S 0002 28 3 69 NW 34340( Total 34340( Assessor Parcel Maps Associated with Schedule map39 282.pdf SALE HISTORY Graphic Parcel Map MapQuE Sale Date Sale Amount _ Deed Type Reception 12-01-2006 0 Plat 1 2006142621 01-10-2007 611,400 Warranty Deed 2007004317 ' yr A I 1 3~Iv/0 cs- l& ( - ~3 35 ' http://www.co.jefferson.co.us/ats/displaygeneral.do?sch-452343&offset=0 5/16/2007 Property appraisal system TAX INFORMATION 2007 Payable 2008 Actual Value Land 783,200 Total 783,200 Assessed Value Land 227,130 Total 227,130 2006 Payable 2007 Actual Value Land 0 Tota I 0 Assessed Value Land 0 Tota I 0 Treasurer Information Page 2 of 2 View Mill Levy Detail For Year 2007 Mill Levy Information Tax District 31 County T School T WHEAT RIDGE T N. W. LAKEWOOD S. DIST. T REGIONAL TRANSPORTATION DIST. T URBAN DRAINAGE&FLOOD CONT DIST T URBAN DRAINAGE&FLOOD C SO.PLAT T WHEATRIDGE FIRE DIST. T Total T http://www.co.jefferson.co.us/ats/displaygeneral.do?sch-452343&offset=0 5/16/2007 Page 1 of 5 Meredith Reckert From: Gerald Dahl [gdahl@mdkrlaw.com] Sent: Wednesday, September 05, 2007 3:29 AM To: Meredith Reckert Subject: FW: RE: Property adjacent to us Meredith, I thought you should be aware of Jerry's email, Karen's question, and my answer. When is this coming before Council? Gerald E. Dahl gdahl@mdkrlaw.com Direct: 303-493-6686 Murray Dahl Kuechenmeister & Renaud LLP 2401 15th Street, Suite 200 Denver, CO 80202 Phone: 303-493-6670 Fax: 303-477-0965 This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. If you are not the intended recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of this e-mail, and any attachments thereto, is strictly prohibited. If you have received this e-mail in error, please notify me immediately by telephone or e-mail and destroy the original message without making a copy. Thank you. From: Gerald Dahl Sent: Wednesday, September 05, 2007 3:28 AM To: 'klpa@comcast.net' Subject: FW: RE: Property adjacent to us Karen, It has occurred to me that this property is not the ABC campus, but the property to the north of ABC that the church sold and for which the City is processing a subdivision application. I believe the application has been reviewed by the Planning Commission and will be coming before Council in the near future. That makes it a .,pending quasi-judicial matter,' within the scope of my earlier message. However, I am still ok with the message that was sent, since it is: • Neutral, • Primarily concerned with explaining to a constituent the process being followed, and • Does not take a position regarding the merits of the application. Such "process" related questions will come up, and I believe that councilmembers can respond with the 9/5/2007 Page 2 of 5 explanation that everyone has a right to access the procedures available under the City's land use code, and that they should come to the public hearing and express their views. The difficult part is ending the conversation there, in order to avoid: • Becoming the recipient of an ex parte piece of testimony, and/or • Being tempted to offer a view which can be seen as having prejudged the case. As I mentioned in my earlier message, these email communications are public, and copies can be requested by whichever party is dissatisfied with the outcome of the hearing, then used to prove that there were ex parte contacts or that the council members had made their minds up before the hearing began. It is for this reason that, while the sort of communication that you showed me as an example here will be ok, it is very difficult in practice to limit the scope of the email string to that first "procedural" question and answer, and why I continue to advise great caution and to simply to tell individuals to come to the hearing and make their feelings known there. I will be in the office this afternoon; please call if this raises questions. Regards, Jerry Gerald E. Dahl gdahl@mdkrlaw.com Direct: 303-493-6686 Murray Dahl Kuechenmeister & Renaud LLP 2401 15th Street, Suite 200 Denver, CO 80202 Phone: 303-493-6670 Fax: 303-477-0965 This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. If you are not the intended recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of this e-mail, and any attachments thereto, is strictly prohibited. If you have received this e-mail in error, please notify me immediately by telephone or e-mail and destroy the original message without making a copy. Thank you. From: Gerald Dahl Sent: Tuesday, September 04, 2007 11:00 PM To: kipa@comcast.net Subject: RE: RE: Property adjacent to us Karen, I am ok with this particular message for a couple of reasons: • Most important, there is not, to my knowledge, a pending rezoning application (if this is the Applewood Baptist Church property). Without a pending application, the matter is not yet (again) quasi-judicial). 9/5/2007 Page 3 of 5 The statements are general and do not indicate any bias or prejudgment; instead, they simply say that everyone is entitled to a fair hearing. The issues to be concerned with if the_r_e is a_ pendincLapplication are: • Not engaging in deliberation among the "judges" (the council) on a project outside of the public hearing setting, so that everyone can hear what is said. Exchanging emails about a pending case, even if simply factual, could well be actual deliberation. • Avoiding the appearance that as a judge, you have made a decision about the case before it is concluded. Finally, bear in mind that the email correspondence of elected officials, with limited exceptions, is considered a public record, copies of which may be requested at any time. The fact that the email was sent from or to a personal computer does not change this rule. Gerald E. Dahl gdabl@mdkrlaw.com Direct: 303-493-6686 Murray Dahl Kuechenmeister & Renaud LLP 2401 15th Street, Suite 200 Denver, CO 80202 Phone: 303-493-6670 Fax: 303-477-0965 This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. If you are not the intended recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of this e-mail, and any attachments thereto, is strictly prohibited. If you have received this e-mail in error, please notify me immediately by telephone or e-mail and destroy the original message without making a copy. Thank you. From: klpa@comcast.net [mailto:klpa@comcast.net] Sent: Tuesday, September 04, 2007 3:44 PM To: Gerald Dahl Subject: FW: RE: Property adjacent to us Hi Mr. Dahl my question is.... is this basic info. o.k. for me to state in an e-mail when something is Quasi. I think so because no information about the particular case or info. as how a vote would resolve was spoken about. Correct? Also is copying staff and 2020 staff and all parties below a good policy when speaking of a land use. I think we are o.k. because the mayor spoke in "general terms." Advise...... Karen Adams Forwarded Message: From: "Jerry DiTullio" <jerryditullio@comcast.net> To: <Lhgibbardcspe@aol.com> Cc: "Wanda Sang" <sangjw@netzero.com>, "Alan White" <awhite@ci.wheatridge.co.us>, "Christa Jones" <cjones@ci.wheatridge.co.us>, "Daniel Brennan" 9/5/2007 Page 4 of 5 <dbrennan@ci.wheatridge.co.us>, "Dean Gokey" <egokey@comcast.net>, "Debbie Meixner" <dmeixner@ci.wheatridge.co.us>, "Heather Geyer" <hgeyer@ci.wheatridge.co.us>,-"Janice Smothers" <jsmothers@ci.wheatridge.co.us>, "Jerry Dahl" <gdahl@mdkrlaw.com>, "Jerry DiTullio" <jerryditullio@comcast.net>, "Joyce Manwaring" <janwaring@ci.wheatridge.co.us>, "Karen Adams" <klpa@comcast.net>, "Karen Berry" <khberry26@hotmail.com>, "Larry Schulz" <councilorschulz@comcast.net>, "Lena Rotola" <LR_Rotola@msn.com>, "Mary Cavarra" <mca varra@ci.wheatridge.co.us>, "Michael Snow City" <msnow@ci.wheatridge.co.us>, "Mike Stites" <bftireco@aol.com>, "Patrick Goff' <pgoff@ci.wheatridge.co.us>, "Randy Young" <ryoung@ci.wheatridge.co.us>, "Rob Osborn" <rosbom@wheatridge202O.org>, "Ryan Stachelski" <rstachelski@ci.wheatridge.co.us>, "Terry Womble" <t.womble@comcast.net>, "Tim Paranto" <tparanto@ci.wheatridge.co.us> Subject: RE: Property adjacent to us Date: Mon, 3 Sep 2007 23:09:48 +0000 Linda, Every property owner in the U.S. has a right to request a rezoning or a sub-division plat of their property through their local government. The "City" is not forcing you or anyone else to accept this. The property owner filed the application, NOT THE CITY. It is called property rights. An environmental study of the property is NOT required by the City, State or Federal government. Your comments will be heard AND considered at the next public hearing in front of Council (whenever that occurs I do not know); however I WILL gavel ANY speaker who brings up religion, the church or impugns the motives of others... Including the applicant or City Council. The public is a hearing is on the development application AND nothing else... Mayor Jerry DiTullio, Wheat Ridge 303.237.4806 Email: jerryditullio(a@comcast.net Website: ww_w.ci.wheatridrge.co.us -----Original Message----- From: Lhgibbardcspe@aol.com [mailto:Lhgibbardcspe@aol.com] Sent: Monday, September 03, 2007 4:40 PM To: jerryditullio@comcast.net Subject: Property adjacent to us Good afternoon, Mr. Mayor. I realize that I am likely as not beating a dead horse here, but the development of the property adjoining ours on the west side is an ongoing topic here at Chez Gibbard. During our latest discussion that occurred Saturday morning over breakfast, we chewed on the fact of the bitter opposition of the property owners whose land adjoins that parcel and how the majority is failing to be served. With the exception of the property owner who sold out to the developer and the City of Wheat Ridge, no one wants to see this project go forward. We have three questions: (1) Why is the majority being forced to go along with something that only the developer, the property owner who sold out to him, and the City of Wheat Ridge want? (2) Has there been an environmental study done to determine if there are any endan gered species back there in what has historically been a wildlife habitat? (3) Doesn't the impact this development will have on OUR quality of life have ANY bearing on this issue? Thanks for your time and attention Very truly yours, Linda Gibbard 9/5/2007 7500 West 29th Avenue Colorado 80033 FAX 303/235-2857 August 27, 2007 Dear Property Owner: The City of Wheat Ridge This is to inform you of Case Nos. WA-07-04 & WS-07-01 which are requests (respectively) for approval of a variance to the 500' maximum cul-de-sac length and an 11-lot major subdivision plat for property zoned Residential-One (R-1) and located at approximately 3301 Quail Street. These requests will be heard by the Wheat Ridge City Council in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The meeting will be held on September 10, 2007 at 7:00 p.m. As an area resident or interested party, you have the right to attend this Public Hearing 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:\ ocumenu and Settings&athyAMy Oocamepte thyWCR TST6 GCOMWcnotice0007\1110701&wa07U4."d 5W 21 $ LOUISE TURNER - - - ® PARK 3y0 R-C R-3 m~ R-3 < 3.661 N m17 3706 371T ya. HARDI ~ . ,436 e ~ Cfl n 5UB f _ LO Wacm AV N ~ 9, W PL F T @ ; ma . _ _ _ y a 3 W ti: F z R-1A R-1 s R PKC 3FECT V P LEY TR W " EM w r N 5 OOL p ' R s e ~ a 8 R-1 ` wvronve W]3R O AV ~ ~ . u ~ A Z~. H m w ~ -1 O'm a m ~ a N o m p_ n o m W ° m ~ o < m p j w oa o< W v W N m R W F o J m I? m p m O O y p Q Q i0 F O W SL0 m m !9 ` ~ o " s `a 3z3 " a a > x _ < R "a r m m a a R' A - CJ~Ll N Z~ t OW 25 OFFICIAL ZONING MAP WHEAT RIDGE COLORADO PARCEULOT BOUNDARY (DESIGNATES OWNERSHIP) WATER FEATURE * DENOTES MULTIPLE ADDRESSES 100-YEAR FLOOD PLAIN (APPROXIMATE LOCATION) NW 28 0 100 700 900 "d Tnll~ 0 u wx DEPAKTMENTOF MAP ADOPTED: June 15, 1994 PLANNING AND DEVELOPMENT Last Revision September 10, 2001 7007 0220 0004 4828 0938 7007 0220 0004 4828 0945 7007 0220 0004 4828 0952 _ ; FICCO LOUIS J TURNER JERRY B ODOM JOHN A JR FICCO ANTHONY M TURNER LOUISE F ODOM LORRIE F 3650 VANCE ST 1 11256 W 38TH AVE 11490 W 38TH AVE WHEAT RIDGE CO 80033 6293 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 3802 7007 0220 0004 4828 0969 7007 0220 0004 7007 0220 0004 4828 0976 4828 0983 TURNER LOUISE & LOREN D EDWARDS REVOCABLE TRUST GREEN CAROL DRURY 0TOOLE JAMES PATRICK TURNER LOUISE F 11254 W 38TH AVE 0 TOOLE ADELE MONICA 5393 MAGGIE LN WHEAT RIDGE CO 80033 3908 3495 QUAIL ST EVERGREEN CO 80439 WHEAT RIDGE CO 80033 5408 7007 0220 0004 4828 0990 7007 0220 0004 4828 1003-_ 7007 0220 0004 4828 1010 PERRI RALPH J II PERRI DEBORAH A CROWN LAND DEVELOPMENT - - JEFFERSON COUNTY SCHOOL 1090 HOLLAND ST PO BOX 5148 DISTRICT R-1 1829 DENVER WEST DR LAKEWOOD CO 80215 4718 WHEAT RIDGE CO 80034 GOLDEN CO 80401 7007 0220 0004 4828 1027 7007 0220 0004 4828 1034 7007 0220 0004 4828 1041 SCEZNEY JEROME F CELLARS VIRGINIA B SARES MARK A 3395 QUAIL ST CELLARS ROBERT 0 SARES AMY C j WHEAT RIDGE CO 80033 5441 3310 ROUTT ST 3455 QUAIL ST WHEAT RIDGE CO 80033 5456 WHEAT RIDGE CO 80033 5408 7007 0220 0004 4828 1058 CRAVEN ANTHONY K CRAVEN BARBARA L 3280 ROUTT ST WHEAT RIDGE CO 80033 5452 7007 0220 0004 4828 1089 ROHR SYLVESTER P ROHR MARY L 3298 QUAIL ST WHEAT RIDGE CO 80033 5414 7007 0220 0004 4828 1065 7007 0220 0004 4828 1072 GIBBARD ARTHUR A HILL LEILA J GIBBARD LINDA H HILL MC ARTHUR 0 3415 QUAIL ST 3345 QUAIL ST WHEAT RIDGE CO 80033 5408 WHEAT RIDGE CO 80033 5441 7007 0220 0004 4828 1096 SUGAI WILFRED M MOSBARGER SHERYL A 11158 W 33RD AVE WHEAT RIDGE CO 80033 5410 7007 0220 0004 4828 1119 7007 0220 0004 4828 1126 JARVIS GREGORY A SHANNON JAMES R JARVIS BARBRA RAMSEY SHANNON DEBRA JO 3293 PIERSON ST 11108 W 33RD AVE WHEAT RIDGE CO 80033 5411 WHEAT RIDGE CO 80033 5410 7007 0220 0004 4828 1140 ATCHISON RICHARD N 7007 0220 0004 4828 1157 ATCHISON CHARLENE J BETH A HART ELIZA ELIZA 12115 W 29TH PL 3327 PIERSO N ST AK CO O 80215 6502 L EWOOD WHEAT RIDGE CO 80033 5404 7007 0220 0004 4828 1171 JEPPESEN JOHN C 3274 QUAIL ST WHEAT RIDGE CO 80033 5414 7007 0220 0004 4828 1188 HOCK LINDA J 3294 QUAIL ST WHEAT RIDGE CO 80033 5414 GUS v7-a ~r~-o7-c~ 7007 0220 0004 4828 1102 APPLEWOOD BAPTIST CHURCH 11200 W 32ND AVE WHEAT RIDGE CO 80033 7007 0220 0004 4828 1133 BARNHART DANIEL E BARNHART TIFFANY L 3275 QUAIL ST WHEAT RIDGE CO 80033 7007 0220 0004 4828 1164 AxCHER DOLORES F 3260 ROUTT ST WHEAT RIDGE CO 80033 5452 7007 0220 0004 4828 1195, - PATRICK RODNEY J - PATRICK JEANETTE S 11435 W 32ND AVE WHEAT RIDGE CO 80033 5407 7007 0220 0004 4828 1201 SCHLEUSNER JOEE ANN SCHLEUSNER JEFF 3254 QUAIL ST WHEAT RIDGE CO 80033 5414 Cff NOTICE OF PUBLIC HEARINGS Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge CITY COUNCIL on September 10, 2007, at 7:00 p.m. 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 Hearing or submit written comments. The following cases shall be heard: Case No. WA-07-04: An application filed by Crown Land Development for approval of a variance to the 500' maximum cul-de-sac length for property zoned Residential-One (R-1), located at approximately 3301 Quail Street, and legally described as follows (see legal description below): Case No. WS-07-01: An application filed by Crown Land Development for approval of an 11-lot major subdivision plat for property zoned Residential-One (R-1), located at approximately 3301 Quail Street, and legally described as follows (see legal description below): A PARCEL OF LAND BEING LOT 2, APPLEWOOD BAPTIST CHURCH SUBDIVISION, A SUBDIVISION RECORDED AT RECEPTION NUMBER 2006142621, AND LOT 5, THE SOUTH 10 FEET OF LOT 4, AND THE NORTH 200.00 FEET OF LOT 6, APPLEWOOD KNOLLS, 12TH FILING A SUBDIVISION RECORDED AT PLAT BOOK 49 PAGE 11, ALL LOCATED IN THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: ALL BEARINGS CONTAINED HEREIN ARE BASED UPON THE ASSUMPTION THAT THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 28, BEARS S 89 '19'55" W, AND MONUMENTED AS FOLLOWS: --THE CENTER QUARTER CORNER OF SECTION 28 BEING A FOUND 3- 1/4" BRASS CAP, LS 24962, IN RANGE BOX. --THE WEST QUARTER CORNER OF SECTION 28 BEING A FOUND 3-1/4" BRASS CAP, LS 24962, IN RANGE BOX. COMMENCING AT SAID CENTER QUARTER OF SECTION 28; THENCE S 89°19'55" W ALONG SAID SOUTH LINE OF THE NORTHWEST QUARTER, A DISTANCE OF 1475.77 FEET; THENCE N 00°30'56" W, A DISTANCE OF 22.00 FEET TO THE SOUTHEAST CORNER OF LOT 1, SAID APPLEWOOD BAPTIST CHURCH SUBDIVISION; THENCE N 00°30'56" W ALONG THE EASTERLY LINE OF SAID LOT 1, A DISTANCE OF 608.80 FEET TO THE SOUTHEAST CORNER OF SAID LOT 2 AND THE POINT OF BEGINNING; THENCE ALONG THE SOUTHERLY LINE, WESTERLY LINE, NORTHERLY LINE AND EASTERLY LINE OF SAID LOT 2 THE FOLLOWING FOUR (4) COURSES; 1) S 89°19'56" W, A DISTANCE OF 492.70 FEET; 2) N 00°34'33" W, A DISTANCE OF 696.05 FEET; 3) N 89°15'27" E, A DISTANCE OF 493.43 FEET; 4) S 00°30'56" E, A DISTANCE OF 432.56 FEET TO THE NORTHWEST CORNER OF SAID SOUTH 10 FEET OF LOT 4, APPLEWOOD KNOLLS, 12TH FILING; THENCE N 89°23'04" E ALONG THE NORTHERLY LINE OF SAID SOUTH 10 FEET OF LOT 4, A DISTANCE OF 177.57 FEET TO THE NORTHEAST CORNER THEREOF; THENCE S 00°27'44" E ALONG THE EASTERLY LINE OF SAID SOUTH 10 FEET OF LOT 4, SAID LOT 5, AND SAID NORTH 200 FEET OF LOT 6 APLLEWOOD KNOLLS, 12TH FILING, A DISTANCE OF 310.00 FEET TO THE SOUTHEAST CORNER OF SAID NORTH 200 FEET OF LOT 6; THENCE S 89°23'04" W ALONG THE SOUTHERLY LINE OF SAID NORTH 200 FEET OF LOT 6, A DISTANCE OF 177.28 FEET TO A POINT ON SAID EASTERLY LINE OF LOT 1, APPLEWOOD BAPTIST CHURCH SUBDIVISION; THENCE N 00°30'56" W ALONG SAID EASTERLY LINE, A DISTANCE OF 45.87 FEET TO THE NORTHEAST CORNER OF SAID LOT 1 AND THE POINT OF BEGINNING; CONTAINING 398,353 S.F. OR 9.1449 ACRES, MORE OR LESS. Kathy Field, Administrative Assistant ATTEST: Michael Snow, City Clerk To Be Published: Rocky Mountain News Date: August 23, 2007 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Telephone 303/235-2846 FAX 303/235-2857 August 9, 2007 Steve McKendry Crown Land Dev., LLC P.O. Box 5148 Wheat Ridge, CO 80034 Dear Steve: The City of Wheat Ridge At its meeting of August 2, 2007, Planning Commission recommended APPROVAL of Case No. WS-07-01, a request for approval of an 11-lot major subdivision at approximately 3301 Quail Street, for the following reasons: 1. All lots meet or exceed the R-1 development standards. 2. The developer has attempted to maintain the integrity of the natural features on the property. 3. The drainage report is approved. 4. With the exception of the street length, all requirements of the Subdivision Regulations have been met. With the following conditions: 1. The existing and proposed floodplain lines shall be shown on page 2 of the document. 2. An area shall be reserved in a tract as future right-of-way to provide access to a potential future filing to the south. This reservation would be located in what is currently shown as Tract C where the boundary of Tract C intersects the proposed right-of-way for 33rd Drive. 3. The applicant shall resolve sanitary sewer service easement issues with Northwest Lakewood Sanitation prior to City Council public hearing. 4. Staff s recommended language regarding Tract A shall be added to the first page of the plat document. 5. Modifications to the Homeowners' Association Covenants shall be made prior to City Council public hearing. 6. An approved LOMR shall be required prior to any modification of the existing Lena Gulch drainage way and 100-year floodplain on the site. Planning Commission made a motion for approval of Case No. Case No. WA-07-04, a request for approval of a cul-de-sac length variance, as well as of Case No. WF-07-01, a request for approval of a Class I special exception permit for construction of street and other public improvements in the Lena Gulch 100-year floodplain; however, the motions to approve failed. Therefore, both requests were DENIED. Steve McKendry Page 2 August 9, 2007 All three requests have been scheduled for public hearing before City Council at 7:00 p.m. on September 10, 2007. Please feel free to contact me at 303-235-2846 if you have any questions. Sincerely, Kathy Field Administrative Assistant Enclosure: Draft of Minutes cc: Crown Land Dev., LLC 907 Cole St. Golden, CO 80401 WS-07-01, WA-07-04 & WF-07-01 (case files) c:\...\My Documents\Katby\PCRPTS\PLANGCOM\CORRESP\2007\WS070 1,WA0704&WF0701 3. Adequate infrastructure will be constructed with the development to serve the proposed use. The motion passed 6-1 with Commissioner BRINKMAN voting no and Commissioner McMILLIN absent. B. Case No. WA-07-04: An application filed by Crown Land Development for approval of a variance to the 500-foot maximum cul-de-sac length for property zoned Residential-One and located at approximately 3301 Quail Street. A, C. Case No. WS-07-01: An application filed byl wn Land Development for approval of an 11-lot major subdivisiontaiat~property zoned Residential-One and located at approxima`atE~ly 33(1f~;Quail Street. D. Case No. WF-07-01: An applicat n filed by Crown L A evelopment for approval of a Class I Flood Specr Exception Pe t toallow street and other subdivision imprwo en he Lena Gulch Y00-year flood plain for property zoned Resid~One and located at approximately 3301 Quail Street. (Chair SCEZNEY disclosed these cases and therefore he SCEZNEY left the council c remainder of thr ftp,.) Prior to prism the staff report to o 1 :i: acent WTI' perty involved in he,case. this point, Chair ce F 'CHILVERS conducted the NIA works department completed its review of review were not available at the time the staff report Meredith We distributed an addendum to the aembers. T i e addendum related to staff Tfiee cases we reseiited concurrently by Ms. Reckert. Each case would requtreparate m ion. She entered all pertinent documents into the record and advised o ron there was jurisdiction to hear the case. She reviewed the repor grtal presentation. Staff recommended approval of all three staff cases for reas s, and with conditions, as outlined in the staff report and addendum. $he advised the Commission that Case No. WA-07-04 and Case No. WF-07-01 would require five positive votes for approval in accordance with regulations for special waivers. Commissioner BRINKMAN asked the reason for the regulation that set cul-de- sac length at 500 feet. Ms. Reckert replied that she was not sure of the reasons, but it has been in the subdivision regulations since 1972 and probably relates to connectivity and emergency access. Planning Commission Minutes -5- August 2, 2007 Steve McKendry Steve McKendry, the applicant, addressed questions from the Commission. In regard to the cul-de-sac variance, he stated there are natural features which have necessitated longer cul-de-sacs in adjacent neighborhoods. The cul-de-sac is designed with a large bulb at the end to accommodate emergency vehicles. Drainage will include box culverts designed to handle a hundred-year flood event and will be done in harmony with existing trees. The floodplain exception is being requested only for the improvement of the roadways and sewer lines that are going into that section of the floodplain. Once roadways and sewer lines are constructed, the area willI hdrfeblaimed and seeded. A request will be made at a later date to improve consistent with the drainage study to show that it Lena Gulch is improved, application will be mad that will re-establish the floodplain so the re :4i t a floodplain. AV, The proposed homes will be consistent The natural grades will be adhered to as necessity of a lot of infill. Commissioner BRINKMAN asked explained that the box culvert wild designed to handle a hundred year'' handle low flow,tea will be There is an Drainage tt opposition ?ther than t that theta plans to de in a natural to the and wt11 be e the drainage. Once for a map revision ne would not be in to eliminate the lots. invert. Mr. McKendry fight feet wide and a two-foot soldier wall to lined bFthe homeowners association. end of the property which allows Urban q,, - WX AN"as d1 '4r. McKendry had actively worked with res' oncems about the proposed development. Mr. at heel5eI ameighborhood meeting and commented that much from`p~eople who would oppose anything developed on the ~much'of the opposition concerned traffic, especially as it fficI existing trees and consideration for wildlife. He stated ,at designed to accommodate those concerns. There are no area to the north of Lena Gulch in order to allow it to remain (Vice Chair CHILVERS declared a recess at 8:41 p.m. The meeting was reconvened at 8:48 p.m.) Vice Chair CHILVERS asked to hear from members of the public. Louise Turner 11256 West 38`h Avenue Planning Commission Minutes -6- August 2, 2007 Mrs. Turner and her husband own the property immediately north of the center section of the proposed development. She also owns half of the Williams wildlife preserve to the north and east. She commented that anyone who purchases floodplain land should expect to deal with resulting issues. Urban Drainage and the City of Wheat Ridge adopted a plan for Lena Gulch which provided for an open low-flow channel to carry water at a slow rate. She objected to Mr. McKendry's plans to change the configuration of the channel where constrictions would cause water to flow at a faster rate. She asked that the original plan for Lena Gulch not be violated. Commissioner BRINKMAN stated that Urban Drainal in conjunction to adopt a new flood hazard delineatiori plan shows channelization for Lena Gulch but not t f t Turner if channelization was a concern. Ms. Tu re channelization is of concern because it increg"she~ra study is based on current conditions, it shtl'd be more because of the drastic enlargement of tbeaple Gicave Mutual Water Department obtained permfs on to a l; steel gates to store an additional five feet ofd g W1 41 flooding occurs. §hll Linda Gibbard 3415 Quail Street Ms. Gibbard stated She expressed cam as safety for.fdr Arthur she was op ! out the el I e culvert fill lithe City are working for Lena Gulch. This ea. She asked Ms. That any watepflow. If the ctrve`than it is now Reservoir. G sdlidatec ce the fiber Ws with en this water is released, nment on this property. on wildlife habitat as well in his home since 1977. He expressed habitat. He was also concerned about the 3455 qN-aff -L. 1 ~7 Mr.- Saresti at this address for five years. He expressed concern about the impact of inc-_ sed traffic from the development. He did not believe that the impact of increased traffic from the Cabela's development has been taken into account for this area. He expressed concern about safety of his children with the proposed culverts that will run behind his house. There is also a safety issue with children who play on the school grounds near the water in the summer. He agreed with Louise Turner's comments and requested that the low flow drainage for this area be retained. He would like to see a decision delayed until the new study is adopted. He commented that the 500-foot would not be necessary if the length of the road were shortened. This might necessitate the elimination of one Planning Comnrission Minutes -7- August 2, 2007 or two houses for the developer, but it would pull the cul-de-sac away from Lena Gulch and allow the low flow drainage to remain. Caroline Green 11254 West 38th Avenue Ms. Green lives directly north of the subject property. She expressed concern about safety issues with fast moving water. She commented that while development is inevitable it must be done in a safe manner. She expressed concern as to whether or not engineering had been thoroughly completed. She stated that she wasn't sure she could trust a developer anda-homeowners association to determine what happens with her property Nancy Snow 11155 West 40th Avenue Ms. Snow requested that, if the application required rather than cash in lieu of dedic"i Parks Commission had already approve 45- dedication. - Steve McKendry returned to:;podi city to grow and there are nee stated that he was not asking toV He commented that this meeting is These will be considered at a meet will be of utmo~tp,= • nee. The z involved. ~ In regard to Mr.'$ 'S~xVt a the in its pproVed, parkland dedication be Ms. Reckert exp ted that the riretnent for cash iii lieu-of land He cor"tited that it is important for a y people the to be considered. He d differentlyt', . `'tiny other developer. IMmeetto consul- er floodplain issues. xh soli e g-eering results and safety Urban painage and FEMA will be final engineering called for eleven feet of out of its historic path. The design was )ric area to avoid infrlling the area. r„ loner C ' l VERB stied if Mr. McKendry was concerned about school his subdi ton. Mr. McKendry stated that a traffic count showed the he neelieibe. He met with the school to discuss these issues. In regard to 2:a - hborhood meeting, Ms. Reckert commented that the developer chose to conduct a neighborhood meeting even though it was not required. Linda Gibbard returned to the podium. She stated that the subject property would no longer be beautiful once houses are built on it. Caroline Green returned to the podium. She asked if the developer could be required to install buffer zones for the existing residents. Ms. Reckert explained that it is hard to put conditions on a subdivision plat. Technically, it is only necessary for the developer to meet the regulations of the subdivision regulations. Planning Commission Minutes -8- August 2, 2007 Vice Chair CHILVERS asked if there were any other comments from the public. Hearing no response, he closed the public hearing portion of the meeting. Commissioner REWHART commented that he was comfortable with the drainage engineering. The improved drainage should provide more safety for children in the area than presently exists. It was moved by Commissioner BRINKMAN and seconded by Commissioner SPANIEL to approve Case No. WA-07-04, a request for approval of a cul-de-sac length variance for proper%J6c ted at approximately 3301 Quail Street, for the followinKr:asons: 1. Staff has concluded that granting of character of the area. 2. There are several cul-de-sacs se , ln' which exceed 500 feet in lengt 3 "her( 3. There are unique challenges wit l through tributary to Lena Gulch, e which preclude alternate access desi 4. Granting of the varia <should not air to adjacent properths,4a1wereasre c increase fire danger. With the follow g0'3* d 45 1. Duting o stru wide ace seas, Sbfl rvcsro 'g;3109 *112-0 A-91 V, the motion fa~by a C 11TTHEWS va g no apfire tion requir' aff It wasYm~~d by mm: not alter the in due to thet, ss- .ies and grade changes amount of light and tithe public streets or ,ss shall be provided by the 25-foot 1 of Applewood Baptist Church with Commissioners STEWART and missioner McMILLIN absent. (This votes for approval.) REINHART and seconded by Commissioner BRINK1Vl 0~x prove Case No. WS-07-01, a request for approval of an 11- lot major suwision at approximately 3301 Quail Street, for the following reasons: 1. All lots meet or exceed the R-1 development standards. 2. The developer has attempted to maintain the integrity of the natural features on the property. 3. The drainage report is approved. 4. With the exception of the street length, all requirements of the Subdivision Regulations have been met. Planning Commission Minutes -9- August 2, 2007 With the following conditions: 1. The existing and proposed floodplain lines shall be shown on page 2 of the document. 2. An area shall be reserved in a tract as future right-of-way to provide access to a potential future filing to the south. This reservation would be located in what is currently shown as Tract C where the boundary of Tract C intersects the proposed right-of-way for 33 Id Drive. 3. The applicant shall resolve sanitary sewer service easement issues with Northwest Lakewood Sanitation prior to City Council public hearing. 4. Staffs recommended language regarding T4A shall be added to the first page of the plat document b 5. Modifications to the Homeowners' Assoc a ion oxenants shall be made prior to City Council publie peaxln~ 6. An approved LOMR shall be required prior to any mg dification of the existing Lena Gulch drain; Az adF1.100-year flooi}" la st on the site. The motion passed 5-1 withr,Comi Commissioner McMILLIN al%e~nf s~ It was moved by Commissioner) MATTHEWS to a rove Case Class I special permit f improveme in the a Gulch anproxima Vl V 01 Q 1 1 Street, ART voting no and by Commissioner Oa`dii quest for approval of a ictiit of street and other public floodplain for property located at Ilowin2 reasons: 1. negligible impacts on the existing There ~~LLne no a' . se impact on adjacent property. The floor0filin ad'- strator has reviewed and approved the Class I With 1. Until a floodplain improvements and LOMR is approved, additional construction in the floodplain will require a Class II Floodplain exception. 2. No construction, including fences, shall be allowed within the existing limits of the Lena Gulch Access and Maintenance Easement. The motion failed by a vote of 3-3 with Commissioners STEWART, BRINEAIAN and CHILVERS voting no. (This application required 5 affirmative votes for approval.) Planning Commission Minutes -to- August 2, 2007 Page 1 of 1 Meredith Reckert From: Meredith Reckert Sent: Monday, August 06, 2007 8:43 AM To: 'Gerald Dahl' Subject: procedural advice Hi, Jerry We had a rather bizarre planning commission meeting last Thursday night. I had emailed you previously about a continued hearing which did not happen. We were able to get the needed reviews done so decisions could be made that night. Nonetheless, PC managed to muck things up pretty good. The situation is a request for a major subdivision with a cul-de-sac length variance and a Class I special exception permit to allow street construction in the 100-year floodplain. I had prepared the staff report in a specific manner so that the motions occurred in a certain order; the motion for the variance would be first, the subdivision design motion was second and the floodplain motion was third. After much testimony and consideration, the following occurred: The cul-de-sac length variance request was denied (due to ''/'s voting requirement), the subdivision was approved and the floodplain exception was denied. I think what PC was trying to imply was that they know the developer has the right to subdivide the property but the design must follow the standards in the Sub Regs (i.e., the cul-de-sac length variance). I just met with the developer to discuss strategy and we have the following procedural questions The BOA has a provision whereby if an applicant's case is denied, he or she can appear at the next meeting to request a reconsideration. New evidence affecting the decision must be submitted in the packet and the Board gives a yes or no response as to whether they will allow the rehearing. If approved, the case is then republished, noticed, etc. for the next public hearing. Is it possible for the applicant in this case to submit a request for reconsideration of the cul-de-sac variance to PC similar to the BOA process? 2. The flood plain question will be resolved when the new FHAD (Flood Hazard Delineation Study) for Lena Gulch is adopted by the City this fall. Tim Paranto is thinking this might occur late in September. However, the applicant was hoping to move quicker, thus the request for floodplain exception. If PC made a recommendation on all three portions of the request, are we obligated to have all three forwarded to City Council? It is my opinion that the applicant has the ability to withdraw one of the components of the request (such as the floodplain exception). Do you agree? I appreciate your help. Thanks again, Meredith Meredith Reckert, AICP Senior Planner Wheat Ridge Community Development Department Telephone: 303.235.2848 FAX.- 303.235.2857 8/6/2007 PLANNING COMMISSION - AUGUST 2, 2007 ALTERNATE MOTIONS DISTRIBUTED AT THE PUBLIC HEARING X. REVISED RECOMMENDED MOTIONS VARIANCE TO CUL-DE-SAC LENGTH (A three-fourths vote of the members present is needed to approve a variance.) Option A: "I move to approve Case No. WA- 07-04, a request for approval of cul-de-sac length variance for property located at approximately 3301 Quail Street, for the following reasons: 1. Staff has concluded that granting of the variance would not alter the character of the area. 2. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500' in length. 3. There are unique challenges with the property due to the pass through tributary to Lena Gulch, existing utilities and grade changes which preclude alternate access designs. 3. Granting of the variance should not impair the amount of light and air to adjacent properties, increase congestion in the public streets or increase fire danger. With the following condition: 1. During construction alternate access be provided by the 25' wide access easement through Lot 1 of Applewood Baptist Church Subdivision." OR Option B: "I move to deny Case No. WA- 07-04, a request for approval of cul-de-sac length variance for property located at approximately 3301 Quail Street, for the following reasons: SUBDIVISION Option A: "I move to approve Case No. WS-07-01, a request for approval of an 11-lot major subdivision at approximately 3301 Quail Street, for the following reasons: 1. All lots meet or exceed the R-1 development standards. 2. The developer has attempted to maintain the integrity of the natural features on the property. 3. The drainage report is approved. 4. With the exception of the street length, all requirements of the Subdivision Regulations have been met. With the following conditions: 1. The existing and proposed floodplain lines be shown on page 2 of the document. 2. An area be reserved in a tract as future right-of-way to provide access to a potential future filing to the south. This reservation would be located in what is currently shown as Tract C where the boundary of Tract C intersects the proposed right-of-way for 33`d Drive 3. The applicant resolve sanitary sewer service easement issues with Northwest Lakewood Sanitation prior to City Council public hearing. 4. Staff's recommended language regarding Tract A be added to the first page of plat document. 5. Modifications to the Homeowners" Association Covenants be made prior to City Council public hearing." 6. An approved CLOMR be required prior to any modification of the existing Lena Gulch drainageway and 100-year flood plain on the site." OR Option B: "I move to deny Case No. WS-07-01, a request for approval of an 11-lot major subdivision at approximately 3301 Quail Street, for the following reasons: 1 CLASS I SPECIAL EXCEPTION PERMIT (A three-fourths vote of the members present is needed to approve a floodplain special exception permit) Option A: "I move to approve Case No. WF-07-01, a request for approval Class I special exception permit for construction of street and other public improvements in the Lena Gulch 100-year floodplain for property located at approximately 3301 Quail Street, for the following reasons: 1. The street construction will have negligible impacts on the existing floodplain. 2. There will be no adverse impact on adjacent property. 3. The flood plain administrator has reviewed and approved the Class I special exception study. With the following condition: Until the floodplain improvements and LOMR is approved, additional construction in the floodplain will require a Class 11 Floodplain exception. No construction, including fences, shall be allowed within the existing limits of the Lena Gulch Access and Maintenance Easement." OR Option B: "I move to deny Case No. WF-07-01, a request for approval Class I special exception permit for construction of street and other public improvements in the Lena Gulch 100-year floodplain for property located at approximately 3301 Quail Street, for the following reasons: 1." CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission DATE OF MEETING: August 2, 2007 CASE MANAGER: Meredith Reckert CASE NO. & NAME: Case Nos. WA-07-04/WS-07-O1/WF-07-O1/Crown Land Dev. ACTION REQUESTED: Approval of an 11 lot major subdivision with a cul-de-ac length variance and a Class I special exception floodplain permit in R-1 zoning LOCATION OF REQUEST: Approx. 3301 Quail Street NAME & ADDRESS OF OWNER(S): Crown Land Development APPROXIMATE AREA: 9.14 acres PRESENT ZONING: R-1, Residential-One PRESENT LAND USE: Vacant property ENTER INTO THE RECORD: (X) ZONING ORDINANCE (X) CASE FILE AND PACKET MATERIALS (X) DIGITAL PRESENTATION Planning Commission Case No. WA-07-04/WS-07-O1/WF-07-O1/ Crown Land Dev. The property is within the City of Wheat Ridge, and all notification and posting requirements have been met, therefore, there is jurisdiction to hear this case. 1. REQUEST The property owner requests approval of an eleven-lot major subdivision on 9.14 acres of property located at approximately 3301 Quail Street. The property in question is zoned R-1, Residential-One. (Exhibit 1, applicant letter) The property was platted as Lot 2 of the Applewood Baptist Church (ABC) subdivision plat which was approved by Planning Commission on October 19, 2006. The subdivision divided the 14 acres into two lots. (Exhibit 2, ABC Subdivision plat) A condition was included in the approval that parkland assessment be determined at the time of development of Lot 2 (rear lot). R-1 zoned property abuts the parcel on all sides. Adjacent land uses include single family residential to the east, vacant property to the west with single family residential beyond. The Applewood Baptist Church education building and property abut the parcel to the south and Lena Gulch defines the northern property line. There is a Lena Gulch tributary which traverses thedproperty having a basin beginning on the south side of 32nd Avenue in Lakewood, continuing under 32" Avenue through an adjacent parcel and entering the property at the very southeast comer. This tributary moves across the property in a northwestern direction until it's confluence with the Gulch. The northwest portion of the property is encumbered by 100-year flood plain. This existing floodplain line is best depicted on page 4 of the plan set. (Exhibit 3, Quail Hollow Subdivision) The original property as platted has no direct street frontage, rather a 25' wide access easement to 32nd Avenue through Lot 1 of the ABC Subdivision. In order to provide access to a public street, a previously platted property which has direct frontage on Quail Street has been included in the subdivision. This parcel is owned by private individuals who are a party to the application. In order for the subdivision to be approved, the following must occur in the order listed: 1. Granting of the variance to the maximum cul-de-sac length. (A three fourths vote of the members present is needed to approve a variance.) If this request is approved, then the following must occur. 2. Approval of an 11-lot major subdivision plat. If this request is approved then the following must occur: 3. Approval of a Class I special exception to the floodplain to allow street and other subdivision improvements. (A three fourths vote of the members present is needed to approve a variance.) Planning Commission Case No. WA-07-041WS-07-0l/WF-07-01/ Crown Land Dev. II. AGENCY REFERRALS The proposal was referred to all of the appropriate city departments and outside agencies. All responding agencies have indicated that they can serve the property and the applicant will bear the cost of installing improvements to the property. Wheat Ridge Public Works: Is in the process of reviewing a final drainage report and plan. A CLOMR will be required prior to any improvements to the 100-year floodplain and the Lena Gulch stream channel. A Class I floodplain impact report has been submitted and is under review. Traffic generation information has been submitted with the conclusion that there will be minimal impact to Quail Street (around 120 trips per day). Wheat Ridge Police Department: No issues. Consolidated Mutual Water District: Can serve the property subject to rules and regulations of the district. Northwest Lakewood Sanitation District: Has an existing sanitary sewer main in Quail Street and another main on the south side of Lena Gulch. A connection will be required to serve the property from the mainline adjacent to Lena Gulch. There appears to be some question relative to the existing easement and line location which must be resolved. Wheat Ridge Fire Protection District: The installation of at least one hydrant will be required at a half-way point into the subdivision. During the construction phase, at least two ways must be provided into the subdivision. The existing 25' wide easement through the church property will be adequate for secondary access. Urban Drainage and Flood Control District: UDFCD is in the process of completing a new master plan and floodplain delineation study for Lena Gulch. An approved CLOMR will be required prior to any modification of the existing Lena Gulch drainage way and land encumbered by 100-year flood plain on the site. Xcel Energy: Has requested their standard easement language which has been included on the plat cover sheet. III. NEIGHBORHOOD MEETING Neighborhood meetings are not required for subdivision applications. However, the applicant held one on January 3, 2007, to discuss the proposal with the area property owners. Nine area residents were in attendance (Exhibit 4, Sign Up Sheet). IV. SUBDIVISION DESIGN The plat will subdivide the property into 10 new lots to be developed with single family structures. All lots meet or exceed the R-1 minimum lot size of 12, 500 s.f. and lot width of 100'. The subdivision includes an existing parcel on Quail Street s a portion of that lot can be purchased and used for street access to Quail. The lot from which the land will be removed has Planning Commission Case No. WA-07-04/WS-07-0l/WF-07-01/ Crown Land Dev. an existing single family residence on it. The property acquisition will not reduce the lot below the R-1 development standards for lot size and width. A new street called W. 33`d Drive will be extended west from Quail Street for access into and through the subdivision. It is a full-width dedicated local street with 50' of width. Curb, gutter and sidewalk will be installed on both sides of the street. There are several tracts shown on the plat. Tract A encompasses the Lena Gulch drainage way and the portion of land encumbered by 100-year floodplain. Tract B at the southeastern corner of the property will be utilized as a landscaped entrance feature and will be maintained by the homeowners' association. Tract C will function as a detention pond and will be maintained by the homeowners' association. An existing detention easement which was platted with the original ABC subdivision is not required for detention anymore and is being vacated by this document. A representative from the church will be signing the mylar to acknowledge the vacation before mylar recording. Staff is somewhat concerned regarding the potential for Lot 1 of ABC Subdivision to develop residentially. In December of 2006 the Applewood Baptist church was denied their request for SUP to allow expansion of the existing education building and parking improvements. Since then, there have been inquiries about the potential for the vacant portion of that lot to be split off and developed into single family homes. As such, Staff is requiring reservation of a 50' wide stub at the southeastern corner of Lot 10 from W. 33`d Drive to the southern subdivision boundary for future public street access to allow for a future extension of a public street system into this area. This reservation needs to be reflected on page 2 of the plan set. On-site drainage When raw land is developed, historic drainage coming into and being released from the site must be maintained. Because the minor tributary to Lena Gulch has historically crossed the property, the developer must continue to accommodate its flows. The tributary is being left in its current location and made an amenity to the site as it runs along the common boundaries between several lots. It will be located in a 40' drainage easement and will be maintained by the HOA. Please see the "Creek Section Improvement" section detailed on page 4. The developer had explored the feasibility of relocating this water feature against the eastern property line but this design required a great deal of fill dirt to be brought in. There will be two street culvert crossings of the tributary as it travels through the subdivision. Much of the on-site flow drains to the street gutter and to the proposed storm sewer located before the second stream crossing and into a water quality structure before ultimately releasing into the tributary. Flows from lots 6 and 7 and undeveloped Tract A will flow into Lena Gulch. Additional flows and historical offsite flows will run across the southern boundary of the subdivision to a pond located in Tract C at the southwest comer of the site and then released into an existing storm sewer which flows to Lena Gulch. The portion of the site designated as Tract A is encumbered with 100-year floodplain. It is the intent of the developer to file a CLOMR (Conditional Letter of Map Revision) with FEMA to Planning Commission 4 Case No. WA-07-04/WS-07-0l1WF-07-01/ Crown Land Dev. allow modification of Lena Gulch to attempt to reclaim additional land for development. Once a CLOMR is approved, the portion of Tract A south of the existing gulch will be resubdivided into three additional lots. The developer will then improve Lena Gulch to contain flood waters currently impacting the portion to the south to allow for the extra three lots. A separate minor subdivision process shall be required for this resubdivision. Staff has requested specific language to be added to front sheet of the plat as follows: "Tract A is to remain a non-buildable tract until such time as a LOMB revising the 100-year floodplain limits is approved. The maintenance of Tract A shall remain the responsibility of the HOA until the time of further development." The City of Wheat Ridge in conjunction with Urban Drainage and Flood Control District is in the process of adopting a new Flood Hazard Delineation Plan for Lena Gulch. This document will not be adopted by the City until the fall of 2007. The plan shows a channelization scenario for the gulch but it is not the section proposed by the developer. This alternate improvement plan will be reviewed by FEMA through the CLOMR process. Parkland dedication The parks and recreation commission are asking for fees in lieu of dedication. V. VARIANCE CRITERIA Pursuant to Section 26-416.C.2. of the Subdivision Regulations, the center point of a cul-de-sac bulb shall not be longer than 500' between it and the center point of the intersecting street. In this case, Quail is the street that intersects with W. 33`d Drive and the measurement to the center of the cul-de-sac bulb is 904.38', requiring a variance of 404.38'. (Exhibit 5, Applicant letter) This provision is in place primarily to address emergency access issues and to encourage an integrated public street system instead of a series of unconnected cul-de-sac bulbs. Staff would point out that there are other cul-de sac bulbs in the immediate vicinity that exceed the 500' limitation. Those would include Routt Street extending north of 32"d Avenue (6501), Quail Street extending north from 33`d Avenue (570') and Quail Street extending south from 386' Avenue (780'). Alternative circulation and access scenarios for the site were explored. Those alternatives included extending 33`d Drive west to the western property line and creation of a street south to align with Robb Circle on the south side of 32"d Avenue. There are grade differences and an existing storm sewer line located between the east side of the Applewood Baptist and the property to the west which precludes a public street at this location. Another alternative would be to extend W. 33`d Avenue to the west to connect to W. 33`d Avenue extending east from Routt as platted in the Applewood Brookside Subdivision. There is a vacant connecting parcel owned by a different property owner who would have to participate to accomplish this. This property owner is not interested in having a street connection through his property. Staff has the following comments regarding the criteria used to evaluate a variance request. City Council shall base its decision in consideration of the extent to which the applicant demonstrates a majority of the following criteria have been met: Planning Commission Case No. WA-07-04/WS-07-01/WF-07-01/ Crown Land Dev. A. The property in question would not yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. The property can still be used if the variance is not granted. However, the resulting subdivision design would impact the drainage way traversing the property. B. The variance would not alter the essential character of the locality. Staff has concluded that granting of the variance would not alter the character of the area. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 500' in length. Applewood Knolls 12d' Filing Subdivision was platted in 1975. The Applewood Brookside Subdivision to the west where Routt Street is 675' long was platted in 1983. The 500' cul-de-sac restriction has been in the subdivision regulations since original adoption in 1972. Alternate designs were cost prohibitive based on grade, natural water features, utility challenges or intervening property. C. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The property can be developed whether or not the variance is granted. However, the developer has strived to take advantage of the natural features on the site and made them an amenity. This may not occur if the cul-de-sac variance is denied. D. The particular physical surrounding, shape or topographical condition of the speck property involved results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out. There are unique challenges with the property due to the pass through tributary to Lena Gulch which must be accommodated. Alternative designs included the rerouting of this drainage way against the eastern property line, shortening the length of the street. Staff believes this design which required a great deal of fill dirt to be brought in would have had a greater impact to the homes on Quail Street. E. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The difficulty has been in designing a project with appropriate access to a public street. Differences in grade, existence of utilities and intervening property ownership have precluded other designs. F. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by, among other things, substantially or permanently impairing the appropriate Planning Commission Case Nos. WA-07-04/ WF-07-O1/ WS-07-O1/Crown Land Dev. use or development of adjacent property, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood. Granting of the variance should not impair the amount of light and air to adjacent properties. The longer cul-de-sac will not result in congestion in the public streets. The fire district has reviewed the design and has concerns only about the construction phase in that an alternate access through Lot 1 of the ABC Subdivision be provided. G. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. There are other nonconforming cul-de-sacs in the area; therefore, this request is not unique to the property. H. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Approval of the variances would not result in the accommodation of a person with disabilities. I. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. Low density residential development is not subject to the requirements of the Architectural and Site Design Manual. Staff has requested specific language to be added to front sheet of the plat as follows: VI. CLASS I SPECIAL EXCEPTION PERMIT The floodplain regulations recognize two types of exception permits. A Class I permit is for construction of non-habitable structures such as sheds and fences or for the placement of fill or deposition of material. Class H exception permits are required for structures for human occupancy. The applicant must receive approval of a Class I Special Exception Permit to allow street and other subdivision improvements in the Lena Gulch 100-year floodplain. The applicant has submitted a report which analyzes the impact of the improvements on the 100- year floodplain. The flood plain administrator is in the processing of reviewing this report. VII. RELATED CORRESPONDENCE Attached is correspondence received from an adjacent property owner to the east. (Exhibit 6, Letter) VIII. STAFF CONCLUSIONS AND RECOMMENDATIONS Planning Commission Case Nos. WA-07-04/ WF-07-01/ WS-07-O1/Crown Land Dev. Staff concludes that the drainage report and flood plain analysis are still in the process of being reviewed. Because these documents might impact the subdivision design, a recommendation of continuance to the September 6, 2007 Planning Commission meeting is given. IX. RECOMMENDED MOTION "I move that Case Nos. WA-07-04/WS-07-O1/WF-07-01, requests for approval of an l l lot major subdivision with a cul-de-ac length variance and a Class I special exception floodplain permit in R-1 zoning for property located at approximately 3301 Quail Street, be continued until the September 6, 2007 Planning Commission meeting." Planning Commission Case Nos. WA-07-04/ WF-07-O1/ WS-07-01/Crown Land Dev. CROWN LAND DEVELOPMENT, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 (303) 233-4483 February 21, 2007 Community Development Staff CITY OF WHEAT RIDGE 7500 W. 29th Ave. Wheat Ridge, CO 80215 Re: Letter of Request Indicating Full Intent and Purpose Proposed Development at 33rd and Quail Ladies and Gentlemen: Thank you for taking the time to consider and make comments on the proposed development at 33rd and Quail. Location: The subject property is Lot #2 of the Applewood Baptist Church Subdivision. Access: Dr. Macarthur Hill has agreed to join Lot 6B, Lot 5 and 10' of Lot 4 of the Applewood Knolls, Filing 12 in this replatting, to allow the use of a portion of his property for access from 33rd and Quail. Proposed Development: We would like to subdivide into 14 R-1 single family home sites. Roadways: The extension of 33rd Avenue on the east side of the property would enter the subdivision as a single entry point. Flood Plain: The northern approximate 2 acres of the subdivision is within the 100-year Lena Gulch flood plain. It is our intention to discuss options to improve the Gulch in hopes of recovering a portion of the 2 acres. Open Space Dedication: We would consider dedicating some portion of the property within the flood plain to the City of Wheat Ridge. Again, thank you for taking the time to review and make comments on the proposed project. I look forward to meeting with you to discuss the future use of the property. If you need to get in touch with me, please contact me at 303-233-4483 (office) or 303-807-0350 (cell phone). Yours truly, Steven . McKendry EXHIBIT 1 APPLEWOOD BAPTUr CHURCH S1ON A SUBDIVISION PLAT OF TRACT 22 AND THE W-1/2 OF TRACT 21, BROOKSIDE SUBDNISION, LOCATED IN THE NW-1/4 OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH PRINCIPAL MERIDIAN ; CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO D SHEET 2 OF 2 ~ SCALE: 1'" SO' PORTION OF TRACT 12 I3R BRO SIDE SUBOINSION Ik APPLE W000 KNOLLS I Z T N FILING a LOT 1 LOT 2 I LOT 3 I LOT a I LOT 5 ZONED R-1 I I LOT 6 REBAR I I I I SETS iREBAR CAP Ls US" AP I. LS 436 _X0030'56"W far ~SOO` 'WE r ORAPV= 1 8.20 UMW EASELLNT . PORTION =C 2SROCI90ISION 'I I I ZONED R-1 to, DRAINAGE k J a~ - UTILITY E,t4ETIE#T LENA Al GULCH _ W SANITARY SEWER `VNRAMA6 OITCH 5 EASE.SNT \ BK 939, PC. 408 I SEE PLAT NOTE T. ~I I PORTION OF TRACT 11 ^ I 'y 9RWKSIDE SUBDIVISION ZONED R-i ACCESS ANO f MAINTENANCE EASEMENT 9qp REC. NO. F0208269 V7 50P33'14'E l 810 TRACT B SANZHAF SUBDIVISION ZONED R-1 16' SANITARY SEWER EASEMENT BK. 1616, PG ,156 PORTION OF TRACT 10 BRCO(SWE SUBDIVISION ZONED R-1 C'. 'rr L O T 2 343.400 Sq. Ft. W THIS PuT g \ LENA GULCM ;84 =W \ 1 NO TEAR FL00D ZONE ,,,,pp LLLC 04 (SEE PLAT NOTE Z) LeY~ I~ 16.00' - 500,,, WS- T~ F 16.87' \ \o. 1N m I b ~ $1 Lf N I m~ N~ ~V ! n N75'3W46'W a I' , 169.85 Z II ~ / mm N8915`2TE °0 o.ol - 4618 V 181.51 SOO'34'3YE 16.00' FND 5/r REBAR W/RUSIRC CAP I LS 17669 16' SANITARY SEWER EASEMENT W11. W4. PG. 580 S00343YE W DRAWAZ A 16.25 UTILITY EASEMENT SEE PLAT NOTE 10 1 \SJ`1gJ W °mI 50034'33E `J 10' DRANAGE EASEMENT 10' PSCO UTILITY NMS1'SYW NEC. N0. N ~2500T X.'WE 121.37 N 1305.49' 591so - - - nooas ]s w T9es6 - - - _ N30']r'SYW - 1 S X00'_ 1567 496.eJ 3539' 251 ~L- II wE.Ac ~ - - A ' PONT OF c_'MFNCr m C-1/4 CDR. WC. 26 739. R69W. 6tH P.M. - M. 2-t/2` ALUM. CAP LS 24962. 1991. IN RANGE WX II NI FND 5/8' RESAR ~W/AIIHI CAP EASEMENT ORLOT 2 .y3 5q0 /1 ry °N BN W/EORESS N59W O3E * NO/03I W 1 l 1Oco NOR 1'1YE/ 11&67' I I I I~ty2 57* F'OPoETRLY S9.µ' NOM7'22'W l In3~ 67 1/2 1R 21 53.36• I I h ~m O m fi S' "'d I lz PORTION OF R.O.W. VACATED NN I AT REC. NO. 93155172 W r'A - UTILITY fASEMENi RESERVED. a I Y w I I'ORMEALY LOT 1 10' PSCO UTUTY 8 I THE pn 298,200 Sq. Ft. REC. No. Eea;zs T FNO 5/8' KOAR W/ PLASTIC CAP l LS 34594 SOO'40'19'E B.6T 1297.06' l 5003) 14'E 1800' l 500.33'14'E In Pd RMEA12LY 2.00' 3j ale ,ACT 22 lm - 10' DRAINAGE d UTILITY EA96TENT l - N8919'SE MOO \]I 1296.85' ~ sty S/r RFRAR ~w/ PLASTIC CAP - - \ REC. NO. 84119)21 PORTION OF TRACT 23 L6 .M594 v_ PORTION OF TRACT 2J BROONSTDE WI3UMSION BROO(SIDE. SUBOMSION 2DNm R-1 71WKI1 V_1 I ig s+.i I W Z II? n f~/f t10 FT. sc IH OF I CORNER POSITION) W-1/4 CDR. SEC. 28 i 735. R69W. 6TN P.M. FIND. I AP LS A LS 24%2, 1991, R GE IN RANGE 80K MCAT 4 m=/ZWT " C88/WT EXHIBIT 2 1 OWNE 'S CERTIFICA WE, CROWN LAND DEVELOPM~~;T, LLB 4I~D McART~UR HILL, BEi~G THE OWNERS OF ~'NE REt~L ACRES DESCRIBED AS FOLLOV+IS: o ~ _ 1~ A PARCEL OF LAND BEING LQT 2, APPLEWOOD BAPTIST CHURCH SUBDIVISION, A SUBDIVISION RECEPTION NUMBER 2006142f21, AND LOT 5, THE SOUTH 10 FEET OF LOT 4, AND THE NORT OF LOT 6, APPLEWOOD KNOLLS, 12TH Fl LING A SUBDIVISION RECORDED AT PLAT BOOK 49 PA L -1 LOCATED IN THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUZI~i, RANGE 69 WEST s. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, AND MORE PARTICU~.AR FOLLOWS: r BASIS OF BEARINGS: ALL BEARINGS CaNTAINED HEREIN ARE BASED UPON THE ASSUMPTION LINE OF THE NORTHWEST QUARTER OF SECTION 28, BEARS S 89'19'55" W, AND MONUMENTED -THE CENTER QUARTER CORNER OF SECTION 28 BEING A FOUND 3-°1 /4" BRASS CAP, LS 24 -THE WEST QUARTER CORNER OF" SECTION 28 BEING A FOUND 3-1 /4" BRASS CAP, LS X496 COMMENgNG AT SAID CENTER QUARTER OF SECTION 28; L 4 ~ L. THENCE S 89'19'55" W ALONG SAID ~~?UTH LINE OF THE NORTHWEST QUARTER, A DISTANCE THENCE N 00'30'56" W, A DISTANCE n~ 22.00 FEET TO THE SOUTHEAST CORNER OF LOT 1, BAPTIST CHURCH SUBDIVISION; ~ ~~LS, 12TH FI LI N G w W OF ~'HE 6TH P.~I,, 7 THENCE N 00'30'56' W A~OI~G TI-!9E ~~,~TERLY LINE OF SAID LOT 1, A DISTANCE OF 60~.~0 F SOUTHEAST CORNER OF SAID LOT ~ APED THE POINT OF BEGINNItd~; S'AT'E OF COLORADO . a-v_ THENCE ALONG THE SOUTHER~.Y LINE, STERLY LINE, NORTH~FtLI` LINE AND EASTERLY LIFE THE FOLLOWING FOUR (4) C~~RSES; 387H AVENUE Q~ CT0~3~ TOWNSHIP 3 S0~lTH, 1) S 89'19'56" W, A DfSTAN~E OF 452.70 FEET; 19'~~"WAS MONUMENTED AND 2) N 00'34'33" W, A DISTANCE OF 696.05 FEET; REr~RENCE MONUMENTS MAP. 3) N 89'15'27" E, A DISTANCE OF 493.43 FEET; 4) S 00'30'56" E, A DISTANCE OF 42.56 FEET TO THE NC7i~THWEST CORNER OF SA~~ APPLEWOOD KNOLLS, 12TH t=1LiNG; ShiC~WN HEREON ARE IN THENCE N 89'23'04" E ALONG THE NORTHERLY Ll~1E OF SAID SC?EJTH 14 FEET OF LOT ~ ~ _ FEET TO THE NORTHEAST CORNER THEREOF; > ANY PUBLIe LAND SUR4'EY Z ~ ~ ~ THENCE S 00'27'44" E ALONG THE EASTERLY LINE OF SAID ~OUTi-i 10 FEET OF LOT 4, SAID NORTH 200 FEET OF LOT 6 APPLEWOQD KNOLLS, 12TH FILING, A DISTANCE OF 310.00 FEET ` CORNER OF SAID NORTH 200 FEET OF LOT 6; THENCE S 89'23'04" W ALONG THE SOt1THERLY LINE OF SAI[~ N6RTH 200 FEET OF LOT 6, A 177.2$ FEET TO A POINT ON SAID EASTERLY LINE OF LOT 1, APPLEWOOD BAPTIST CHURCF# S • 1 1 • 1 1 1 d '®d 1S 6sed ba L♦e> 4he" e e & r 9d a a.,e c ~ 1 1 l e.r v / ~ ve» v / ~ 1 `t ♦ ar ! v 1®1 ♦ ! ! r • a. ar / • te.. J r t ew ca wo a s 1 4 ~ ew ar woe d~ e e v a ..m e~ r w.. w e a ~ 4,r a i~ t t~ t 1 fo./'l 1 V I °I 1 1 r Ld V 4J 0'~ 11 Y1 1 V x,71 a/ 1\ THENCE N 00'30'56" W ALONG SAID EASTERLY LINE, A DISTANCE OF 45.87 FEET TO THE NO SAID LOT 1 AND THE POINT OF BEGINNING; ,Nf~ A~ I AINACF C'.NANl~IF'I ~ ~RR~IA~ _y CONTAINING 398,353 S.F. OR 9.1449 ACRES, MORE OR LESSe HAVE LAID OUT, SUBDIVIDES AND PL~~D SAID LAND AS PAR THE DRAL'"PSG HEREON CONTAI NAME AND STYLE OF QUAIL HOLLOW SUBDIVISION, A RESUBDIVISION OF A -PART OF THE CITY COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND ~'HE PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO FURTF+ER DEDICATE TO T WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICPALLY FRANCHISED UTILITIES A PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR 1'HE CONSTRUCTION, INSTALLATION ~ej i Aft-y1 ~ ~ ~ ~ I ('1("_° ~ I `i''~` ~ =1 ~9 P~ 1 ~ - MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES. THIS INCLUDES BUT IS NOT LI AND ELECTRIC LINES, GAS LiN~S, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM WA PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. i s. - F r 6. u~~ TT* STEVEN S. McKENDRY, MANAGER McARTHUR 0. HILL, OWNER ~ CROWN LAND DEVELOPMENT, LLC 3345 QUAIL ST. WHEAT RIDGE, CO 800~~ LEILA J. HILL, OWNER 3345 QUA!L ST. W~IEAT RIDGE, CO 80033 NOTARY CERTIFICATE: .i 1'~~ STATE OF COLORADO ) t. _ )SS COUNTY OF JEFFERSON ) a L. THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF E~CE ~F THE ~~t~T~° LK N A.D., 2007, BY STEVEN S. McKENDRY AS MANAGER OF CROWN LAND DEVELOPMENT, LLB. WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: i . S 1 1 i P®1 d tR. i 1`~ '°5'"1 ! ~ 1 T't t f1 t° ~ 0 fl 1 1`° n ^4° t°~ a n n e~ - _ ,_M~ - _ _ - - ,Y.~ L .rti NOTARY PUBLIC L - 1,~ t a?.7s NOTARY CERTIFICATE: L 4. l STATE OF COLORADO q )SS COUNTY OF JEFFERSON ~\ey `y + Lwr $ s /vA e e ♦ e a h t ♦ • 0&® ~1~6 a ieete tB! 1 !e'G h I ~ A tv'+6 t ♦9~1~ ~A A h ! A R e 9 6°~'t. ~e @ pk ♦ ► 9 •Ri ~ $s" ~ 1® ^ ~ ® 1 '4~1 1 l~^ ~ 1 1® "u,  EDITION AS AMENDED, THE ACCOMPANYING PLAT ACCURATELY REPR ~P 7TTT71 TT THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF IT 3 1• A.D., 2007, BY McARTHUR 0. HILL AND LEILA J. HILL AS OWNERS WITNESS MY HAND AND OFFICIAL SEAL. MY COMM~".3"SION EXPIRES: ~r CHRISTOPHER H. McELVAIN l REGISTERED COLORADO !_AND SURVEYOR NO. 36561 NOTARY PUBLIC FOR AND ON BEHALF OF JEHN ENGINEERING, INC. a •r ~ h t i W- 3 PART OF TRACT B PART OF TRkCT 11 PART OF 1RACT 12 BANZHAF SUBDIVISION BROOIC~IDE SUBDIVISIOR~ BROOKSIDE SUBDIVISION PART OF TRACT 10 ZONED R-1 ZONED R-1 ZONED ~-1 BROOKSIDE SUBDIVISION FOUND 1" YELLOW CAP ZONED R-1 ~S 17663 NEXT TO 1/2" SQUARE ~9N N~9 N89'~ '~7HE 493.43' cni inn ~.in ~ acGana ~ - - I 16' SAN. SEWER ESMT. 1 BOOK 1616, PAGE 158 _ ! i~ 1~ QMQ~L~ ~]0~~0~ ~~oD~ A RESUBDIVISiON OF LOT 2 OF APPLEWOOD BAPTIST CHURCH EXISTING ACCESS & PORTIONS OF LETS 4, 5 AND 6, APPLEWOOD KNOLLS, MAINTENANCE EASEMENT I .REC. N0. F0208269'--- LOCATED !N THE NW 1/4 OF SECTION 28, T 3 S, R 69 W CITY OF WHEAT RIDGE, COUTY OF JEFFERSON, STATE 0 SHEET 2 OF 2 I / P ' 6' _ _ .a - CURVE DELTA RADIUS LENGTH Ci 27'43'58" 125.00' 60.50' o 10, ~E ~E PS~MEN-~ \ os PiN P~ a ~R \ Q: \ ~ ~ z ~ TRI~CI~ A L ~ ~ W 121,298 sq. ft. O I Q = 2.7~ acres ~ F- - ~ I ~ m 0.7 CO I I Q z~ d~ ~ ~a / ~ - • ~ i ~ U / t1~ ~W / I / 1.. ` .1 ~ ° ~s „ ~ ~~D` ~ } ~ ~ ~ i , o ~ p I Q tai... ~ ~ o ~ D - acres ~ o0 f / ~ M o ~ I I 10' UTILITY & ~ N S M DRAINAGE EASEMENT / I i7~i7571 ~ Qm; ~ 1 v ~ mot' ~.J v / a_ ~ 121.93' 1 w W 0 0 0 ~ - - - -S88'08'S8"E . - - - ~ t Q o Z ~ 5' UTILITY & ~ t .t a I DRAINAGE EASEMENT ~ I (TYPICAL) ~ a w \n \ c~ Q ~ `r I Q z r`~. \ 1 ~ a \ ~ o ~ LOT 8 ~ - ~ e r. ~_~--rte e~ e~ ~ -ti°s_ rte o ~ ~ ~ ~ 0 20,798 sq. ft. ~ ~ ~ ~ 0 0.48 acres -ti ~~Z c~, ,1 . I ~~w ~~s so ~ ~ / ~ V `/Z qh~ 1 , ~ W ~ / ~ ` 1(89'25'27"E- ~ ~ ~ LOT 9 ~ 1 s i i i t 70.42' ~ Q~p ~ 13,549 sq. ~ ~i,~~ 0.31 acres a~ i t i '9 ~ ti~ GTE ~ p~'. ` o TRACT C cF ~ ~ i . t ~ DETENTION TRACT F ~ ~ N I 18,408 sq. ft. ~S SCR. ~ / j . F~ r 0.42 acres ~ . ~9, . . ti, : sue, ~ . . F` ~ - s SH/~DING INDICATES .EXISTING - _ ~ S~ DEl'E~fJTlO~J .EASEMENT, REC. t~0.'. HERESY ~ . 200614621, . VACATEQ ~Y.THIS PLAT ~ ^ - - - (SEE NOTE _9). F UN~ 1-1 /4" PLAS. 10' UTILITY & 4'9~. F- y C~1P LS 34594 DRAINAGE EASEMENT p~ a Rf~ i -a'  LOT 1 N~~ I ,pO .7V.7 L%! v'im' ~v UND 1-1 /4 ALUM. ,APPLEWOOD BAPTIST CHURCH SUBDIVISION ~ z F8" i I C P ILLEGIBLE L REC. N0. 2006142621 w LOT 6 J: 1$24 206--147 SURVEY FINAL--PLAT 6142--FP--2.DWG ZONED R-1 ~ Q zo N ZONED R-1 i W 1/4 CORN N0030'56"W PONT of COMMpNCE34ENT R E VI S I 0 N S89'19`55 °'W C 1 /4 SEC 28 ISIONS - 11 = cur_lucclur. r.. FOUND 3-1/4" AC IN RB 22.00 PLS 24962 147.9' 1475.77' S89'1 1 2623e73° S89'19'55„W FOUND 3-1/4" AC IN RB REVISE LOTS 7/19/0 PLS 24962 REVISE LOTS 5/03/0 CITY COMMENTS 4 2 Ilk BASIS OF BEARINGS SQU7i°ILINE OF THE NORTHWEST QUARTER SECTION 28 - _ ff uuuu~iri i 3 i7 t, > ~ ! f1 ■ 1 ~ ~1 y ~ j,~"ti i 4 '~y_ ~ . f - 9' . . l~.r ♦1 i ~ ira.r: l ~'J is P• ~ ~ pi rd i 4' w ~ I, 1 d, tom„ . , . ~ .a f . ,'a Lr t t , fi . j„ f M ~ ~ w.x r ~ , a tr+ Ira b,~i~ ~y~ 1~ ~ I~~~ I~t is A 16...1:€t.l~l ti'i.fi~l i-- 1~ ~'Ai~l~ A~ f~ C. • ~ f ~'n r r SF 's v'1 I ~f.j~ 1 ~ i `~'~5(} 1 ~ ` 3} .1 5 jjj((( 1 1 v 1 V l~ i 4f ~ I 1 i~ f j ~ ~ ~ ~ r-1 1 ~r` r 1 i 3 f r F l M s-r M tl *`i~" 1'"` j ;f,l~' d i i;l~a°,~ i,li~~ii~s a~~r ~dF~ to e'''~a' `f r ! ~Ir'1 wow wiwrw Pry>J ~ i t°'+ Ir'~ !r* i"''~ (s f ~ ~ f°i t" ~ : { r.s rte} e ~ ,.f 4y,' i `~a ~ A.f J i 4 f A i 4./1 .r~ ~f IJ 1 J 1 r! . .r ~ ~ -rr~r,~r-r, ~~i~„~f ° a.;ri~ ~1a.~ f 1 f 4 a~ P, ■ b Jr ~  e BEGIN ALIGNMENTS i ~ / X c~h 1' w STA. 0+00 ~ ~ . ~ ~ ~ ~o r r ~r~r~ d ~ • N 6061.53 ~i ,~h rr~~ r E 5969.52 i ~ ~ ~ STA. *~J ~ ~ a ~ ~ A w, s it o ~ p ~ p9• ~i ~x~ , J i ~ i / ~ CQ O!, i ~ ~ 6'x15' CBL 'o gyp, ~i \ STA. 13+82.05 ROAD STA. 0+91.7 ~ ~ ~ 5946.88 DITCH STA. 12+78.49 .y ~i~ \5948.13 / ~ ~ i ~ ~ i ~ , ~ ~ PROPOSED DRAINAGE , 5 ti ~ r~, .~.r ~`d ~Ir~' ~1,'~~ f ~ j ~d r+►ew ~,w . i ~ .sir}~~ ~t~~.! ~r~,~~4a,~~°~ EASEMENT ~ o p~ x ►l~{r 't °ic`~.rp ~t .."Y,~Ir"~,r~1r t~~«`J~t.~;~'+ ,,1 a ! a-.~.-d i p0 'rf"rr. ~ r• ~ r': i ~ 1`tiX ~ ~ ~ g'~ 5 ~ ~ i ~ PC STA. 1+18.89 2Xp0 ,yk0~ PT ST ~ N 6028.7 586 "E- i ~ c n ~=210.56' E 582 7 s- . , ~ rr-, E, ~ 4 °o ~ i•M f • f ~ ~4 i' ! 0 y9 r"1 r ► it ~ 4+w f r*1 tl 1 ra1~r~~i . ai ie ~r ~r ►~i~1i ws~~a ~ 1 . ~Yri~lr~'~~s i,~~.... l >~rlyde , . a a o ~ ~ • ~¢ca m es~°4 ~ i~ ~ " ~ t ~ ti w j r~ l r ~ ~ i ~ i 1... f r« rt !gyp) "T9 i r~ 1` r !rE P"' TFo o. A Erg r rib S • ' JI /i QUAIL HOLLOW HORIZONTAL CONTRO s 07,116/2007 DESIGNED: DATE: / t r JP I 1 {H r b ~r~t d P r DRAWN: ® ~Arrlbt . DATE. Q7Zl.6/209.7 } i°brstt ~r r e r b G K C OTTON C ONSULTIN 1 4 rbr'i♦bbtt SUBDIVISION i b IRS + `Ji°ritJb°i° j 0 i t t ~rt♦riJ r Hydrologic Engineering and Design 07,Zl 6/2007 4 DATE ~ ! 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'r i i 4 va r f r P f "s ~ r,. " ' ! a P f i ~ f f i f i f t/ M rY E '1 i I f I i ~ t ~ 7 - i i r ~ ~.~wrr.swr r' 44TH A11E f c~ ~ 1 t o ,i r ~ C~ A~ ~1. r ~r ~ ~ 6.~ ~J~' ~tl 38TH AVE N r c~ ? ~ t- r 3. SITE , , .+il,E• t ~ i CUT BAhIK ' D A►V I 32ND A'VE ~ ~ f3 ~ - ~ ~ ~ ~ w ~ d i ~ J ~ ~ ~z ~ ~ ua ~ ' 28TH AVE 4 x t' V. w DESIGNED: RS DATE: 02/1 6/2QQZ DRAWN: TP DATE: 02/16/2007 QUAIL HOLLOW DRAINAGE AND GRADIN GK COTTON CONSULTING CHECKED: GK DATE: 16Z2007 1 16 .TING, INC JEFFERSON COUNTY, CITY OF WHEAT RIDGE PROPOSED SUBDIVISION REVISED: DATE: ~ Hydrologic Engineering and Design sign 4 Ste' Cvk - cop y Quail Hollow Community Meeting January 3rd 2007 Name: Address: Phone: i~nMn r~ l~ NVj C,ZHa~ r-2&2 /0 V0 ~t t 3V I~f-- tirai i- jl 3 r,3 -aoz-C/-7 d 3 a 9 151 ~s7 Uc~ i ~ ~ - Z o23 a 9 ~f 9S1 ACA b2R 20Z=Zz38 ice{ 60,y 1l d7]~, 15ntak~r~ x)75 Qwo`I St. 30 3• a.33 N>0 CROWN LAND DEVELOPMENT, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 (303) 233-4483 M July 23, 2007 The City of Wheat Ridge Planning Commission 7500 W. 29' Ave. Wheat Ridge, CO 80033 Re: Variance Request, Quail Hollow Subdivision Dear Members of the Planning Commission: Thank you for hearing our request for a variance to the 500' maximum cul-de-sac length requirement. The proposed Quail Hollow Subdivision located at 3301 Quail St. is an infill subdivision surrounded by existing single family homes to the east, the Applewood Baptist Church to the south, and non-accessible privately owned tracts on all other sides. The access to the property is proposed to be an extension of W. 33`d Dr. at Quail St. There is only one viable access to the property. Other possible points of access are not capable of being constructed due to extreme grade differentials or existing storm drainage systems. Since there is only one point of access to the property, the length of that access is in question; however, we have met with the fire marshal to determine the requirements of the fire district to insure that any needs they may have in relationship to the turning radius of the emergency equipment have been met. The size and configuration of the proposed cul-de-sac do meet these requirements. Please take into consideration that we are not requesting this variance in an attempt to maximize the density of our subdivision. We have exceeded the required lot size on all of the proposed sites in order to insure a subdivision that would be consistent with the surrounding neighborhood. In conclusion, thank you again for hearing this request for a variance, and please allow our subdivision to be a positive and productive part of the City of Wheat Ridge. Yo s truly, ~j Steven S. McKendry Partner EXHIBIT 5 Page 1 of 1 Meredith Reckert From: Joyce Manwaring Sent: Thursday, July 05, 2007 8:50 AM To: Meredith Reckert Subject: FW: Applewood Baptist Church field Meredith, For your information. Joyce 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.whetttridge.eo.us From: Lhgibbardcspe@aol.com [maiIto: Ling ibbardcspe@aol.com] Sent: Tuesday, July 03, 2007 3:40 PM To: Joyce Manwaring Subject: Re: Applewood Baptist Church field Thank you for your message. It may interest you and the City of Wheat Ridge to know that with the exception of one (1) homeowner (Dr. and Mrs. Macarthur Hill) on the east side of the subject property NO ONE wants to see this property developed EXCEPT the developers! That property is teeming with wildlife that will be permanently displaced. None of those creatures that call that property home will return after it has been developed. What we do to our wildlife, we do to ourselves. When we have so little regard for creatures who have no voice in what becomes of them, one day we will (and in some instances, this is already the case) have little regard as to how our actions impact our fellow humans. Both the City of Wheat Ridge and Jefferson County should be doing ALL that they can to preserve this property for open space and wildlife habitat. Likewise, they should also both be ashamed for turning a blind eye to the irreversible impact/irreparable harm that development will have on creatures who live, breed, and raise their young in that open space. In case no one has bothered to investigate, the Canadian geese use that area during the winter for a resting spot along their flight path. They forage for food back there. They practice "touch-and-go" landings. We enjoy watching their young learning to fly back there. We enjoy hearing them trumpet greetings as well as warnings to one another and their natural predators. Foxes mate and have their kits in that field. The only people who want to see that field developed are the Hills and the developers for their personal, selfish monetary gain. They care not one iota about what any of the other families whose properties adjoin that space think or want to see happen back there. Does the City of Wheat Ridge REALLY need that property developed? I think not. It is nothing less than utterly ABSURD to say that it needs what little extra revenue it will generate paid into its coffers. Isn't that what CABELA'S is supposed to do? Make the City of Wheat Ridge megabucks? The powers that be in the City of Wheat Ridge right now are ruining Applewood with their lust for dollars. The people who have lived here for decades are NOT impressed with your "glorious" plans. Very truly yours, Linda Gibbard See what's free at AOL.com. EXHIBIT 6 7/24/2007 POSTING CERTIFICATION WA -07- 0°1 07- 0/ CASE NO.. VJr-n 7 - o f PLANNING CONMSSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One) HEARING DATE: A z 2 0 0 7 I, Aa V g_ L/ (name) residing at 907 Co/z C.l G o/% r ~o ?oyo / (address) wa-07-0y h„ r 07-ol as the applicant for Case No. k. F -Q7-0/ , hereby certify that I have posted the Notice of Public Hearing at _ (location) on this /7 day of / 20 0 7 , and do hereby certify that said sign has been posted and remained in place for fifteen (15) days prior to and including the scheduled day of public hearing of this case. The sign was posted in the position shown on the map below. Signature: NOTE: This form must be submitted at the public hearing on this case and will be ed in the applicant's case file at the Department of Planning and Development. z- L ~i eAplanningl#ormsipos 8 Rev. 6/6101 9 R-1A R-1 PR PECT J V LEY R[ E EM 5 OOL S B R x! wva onve pW _1 ^ m Oda $ LU E 6 ° w o< _ w o n ~ Q W S ~ ~.p ¢ ¢ m 6 < P N p m R- A CITY LIMITS CITY LI 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Ridge FAX 303/235-2857 July 18, 2007 Dear Property Owner: This is to inform you of Case Nos. WA-07-04, WS-07-01 & WF-07-01 which are requests (respectively) for approval of a variance to the 500' maximum cul-de-sac length, an 11-lot major subdivision plat, and a Class I Flood Plain Special Exception Permit to allow street and other subdivision improvements in the Lena Gulch 100-year flood plain for property zoned Residential-One (R-1) and located at approximately 3301 Quail Street. These requests will be heard by the Wheat Ridge Planning Commission in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The meeting will be held on August 2, 2007 at 7:00 p.m. As an area resident or interested party, you have the right to attend this Public Hearing 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:Docannnts and Setnn,9 athyAMy DoamentSU thyTCRPTS\PL NGCOMP,.tic,12007\,,0701,.va0704&wN701.m,d 5W 21 - - . LOUI5ETURNER oaso ' R A S B • S - ~ PARK 3]Al n R-C „ • ,3~ n N 3]EO YZI 3150 42 R-3 ILL R-3 M ID " 35a mo5 yoo"_ " ~ _ N HARDI - ' • z sass dxis g X _ _ - ~ ~ ^ ff w3sm AV e~ 5U6 00 .o ,t ~ m m 0 R- ~ U ~ wss m PL - ' :aMxm v g ~ m d : R 8 a O RAA R-1 S , R u, PR LL PELT w V LEY 'PR N E ,EM L" 5 OOL w C, ° a R-1 s e w S ~ ~ wAM ve W33RD t,tY AVE fttae ~ z n m t y ' $ ~ 8 Q ^ 1Y wm W < R o n m O~ ~ 1 'fi'n V 1 L1J W Lui N Ln n LL Z Q O r LLI w O p PP W „ a m r e ~ , O n m p W OL j_ S / m N ~ Y N F R O b \ m G n ^ O N $ 4j a I < a ° m m w a R- A p ] N` Z - fr c - CITY LIMITS OFFICIAL ZONING MAP WHEAT RIDGE COLORADO 5W 28 PAROEL/LOT BOUNDARY (DESIGNATES OWNERSHIP) WATER FEATURE * DENOTES MULTIPLE ADDRESSES 100-YEAR FLOOD PLAIN (APPROXIMATE LOCATION) NW 28 O 100 200 300 900 FA n Z daWNFdSgo DEPARTMENT OF MAP ADOPTED: June 15, 1994 n ~°O PLANNING AND DEVELOPMENT Last Revision: September 10, 2001 7007 0220 0004 4828 0389 7007 0220 0004 4828 0549 7007 0220 0004 4828 0532 FICCO LOUIS J TURNER JERRY B ODOM JOHN A JR FICCO ANTHONY M TURNER LOUISE F ODOM LORRIE F 3650 VANCE ST 1 11256 W 38TH AVE 11490 W 38TH AVE WHEAT RIDGE CO 80033 6293 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 3802 7007 0220 0004 4828 0525 7007 ❑220 00 7007 0220 0004 48 28 0 501 04 4828 0518 uc;An = - - Sv EDWARDSK LOREND PERRI RALPH J H GREEN CAROL DRURY --TRUST PERRI DEBORAH A 11254 W 38TH AVE TURNER LOUISE F 1090 HOLLAND ST WHEAT RIDGE CO 80033 3908 5393 MAGGIE LN LAKEWOOD CO 80215 4718 EVERGREEN CO 80439 7007 0220 0004 4828 0495 7007 0220 0004 4828 0488 7007 0220 0004 4828 0471 SARES MARK A CROWN LAND DEVELOPMENT 0 TOOLE JAMES PATRICK SARES AMY C PO BOX 5148 0 TOOLE ADELE MONICA 3455 QUAIL ST WHEAT RIDGE CO 80033 5408 WHEAT RIDGE CO 80034 3495 QUAIL ST WHEAT RIDGE CO 80033 5408 7007 0220 0004 4828 0464 7007 0220 0004 4828 0457 7007 0220 0004 4828 0655 - CELLARS VIRGINIA B JEFFERSON COUNTY SCHOOL SCEZNEY JEROME F CELLARS ROBERT 0 DISTRICT R-1 3395 QUAIL ST 3310 ROUTT ST 1829 DENVER WEST DR WHEAT RIDGE CO 80033 5441 WHEAT RIDGE CO 80033 5456 GOLDEN CO 80401 7007 0220 0004 4828 0648 7007 0220 0004 4828 0631 HILL LEILA J GIBBARD ARTHUR A HILL MC ARTHUR O GIBBARD LINDA H 3345 QUAIL ST 3415 QUAIL ST WHEAT RIDGE CO 80033 5441 WHEAT RIDGE CO 80033 5408 7007 0220 0004 4828 0624 SARES MARK A SARES AMY C 3455 QUAIL ST WHEAT RIDGE CO 80033 5408 7007 0220 0004 4828 0617 7007 0220 0004 4828 0600 SUGAI WILFRED NF~ APPLEWOOD BAPTIST CHURCH MOSBARGER SHERYL A 11200 W 32ND AVE 11158 W 33RD AVE WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 5410 7007 0220 0004 4828 0594 7007 0220 0004 4828 0587' CRAVEN ANTHONY K SHANNON JAMES R CRAVEN BARBARA L SHANNON DEBRA JO 3280 ROUTT ST 11108 W 33RD AVE WHEAT RIDGE CO 80033 5452 WHEAT RIDGE CO 80033 5410 7007 0220 0004 4828 0570 BARNHART DANIEL E BARNHART TIFFANY L 3275 QUAIL ST WHEAT RIDGE CO 80033 7007 0220 0004 4828 0563 7007 0220 0004 4828 0556 7007 0220 0004 4828 0440 - ROHR SYLVESTER P - HART ELIZABETH A - - ARCHER DOLORES F ROHR MARY L 3327 PIERSON ST 3260 ROUTT ST 3298 QUAIL ST WHEAT RIDGE CO 80033 5404 WHEAT RIDGE CO 80033 5452 WHEAT RIDGE CO 80033 5414 7007 0220 0004 4828 0433 7007 0220 0004 4828 0419 7007 0220 0004 4828 0426 JARVIS GREGORY A HOCK LINDA J PATRICK RODNEY J JARVIS BARBRA RAMSEY 3294 QUAIL ST PATRICK JEANETTE S 3293 PIERSON ST WHEAT RIDGE CO 80033 5414 11435 W 32ND AVE WHEAT RIDGE CO 80033 5407 WHEAT RIDGE CO 80033 5411 7007 0220 0004 4828 0402 7007 0220 0004 4828 0396 7007 0220 0004 4828 0662 ATCHISON RICHARD N JEPPESEN JOHN C~ ATCHISON CHARLENE J SCHLEUSNER JEFF 12115 W 29TH PL 3274 QUAIL ST 3254 QUAIL ST WHEAT RIDGE CO 80033 5414 WHEAT RIDGE CO 800 3 5414 1 LAKEWOOD CO 80215 6502 "~p0 CMG F:~~ /C~ \ _ i,~ ~SCr~ d/ ~/t ' 1 ZT~ 6I3/j G/L L7~-U/ N V M N W W WW W W W W O NO Q O) O O O O O O O O 7d' mod' M~ OM N N m v r v V V d' 'cF 7 V V~ 'ct a V 7 V V d' V V rC (O M M Ln V O ~ In O N O~ N~ N LL) ~ O M A O CO N N MMMD)M O)m'd'MMM M MMM MM MM M MMMMMMMMMM J M M M M M M M M M M O O M O O O M M M O O O O M M O O M M O O O O M O O M M M M M M M M M M a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 000000000000000000000000000000000000000000000000 ~ U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U W W W W W W W W W W W W W W W W W W W W W W W W W W 2U` (!)0ZOZZU' (9 O O C7 CD (9 0U` (7(D O 00 U` 000 C7 (D (D C7 a 0 0 0 W 0 W W 0 0 0 0 0 0 0 _ 0 cc cc 0000000000 >LL, RWLU Of 0 Z w zzz ~w~zZZZzzZZZZ~zz~ af ~KKK~~~K F- F- F- F- O F- O O F- F- W W W W W F- F- F- W W W W ~ W W F' F- W W W W F' W F' F' I- F- F- F- I- F- F- F- oaaaaaaa¢aa Uaaa a as aooa000aaa0000¢a0o¢a0000aoW J W W W or W (if cr, W W W W J J W J M J W W W J J J J W W J J W W J DJ J W J J W W W W W W W W W W W ~wW J~OC9~O(9O00003: 0 C73: 3: 0000:x: 0 93:3:3:3: 3: 3~ Q 4 J <F->>Z>ZZ ~cnaaJQJJ (n(q(n00(~DOD(A(~(/1000OU7(n00(/7 (00000(nO0¢¢~/7 a(n (/7 (n f/7 (nU F- F- F- F- F- H F- 1- H I- H f- I- H H h h W (n w rn U) U7 (n (n CO U) (n (n (n (n m (n cn m W W W W W W W W W W W W W W W W W Z 3: 3 33: 3: 3: 3: 3: 3 3~: 33~: 33r ry, W W W X Z Ka' W D4 W n'K aa wa LL'a'KK of w O O W (7 CI C7 O J W W J W W W J J J W W W W J J W W J J W W W W J W W J J (n (n J J Z MQMa a O O O O W W 0 W W W 7 0 0 W W W W O O W W O O W W W W O W WMM~Z o m » W O W O ~>>M~>~~aO2~ooO000O0000000000000000000>>~>Mc1C~LL~LLC7 U O W O M d' M M N O 0 0) O) ~ O O) O M M O m O m O LL] O m 0 LL] O m W O O S W O W O O W LL~ W r O M V J COQ W m~00)O D)m NN NNNCOM~NNNNOONNa V NNNN V NNLL]O W Or W N cO OJ W Q N V N N LLM] M O M W W M W W W M m M W W W W mm--Mm W W W W M W W- N M- M M M M M M ~ O ~ O ~ O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ ~ O ~ 0 0 0 0 0 0 O U Z O LL LL LL W W W O (0 U) Z) 55 O OO Q Z) D =1 Z } JO} y 0 00 2 a O 00 W ¢ Z U LIJ LL Of a 0 ¢ 0 Q 2 2 J= W a a 0 0 0 (n m CO LL 02 00 DOO[if wZ w ww it Q~ Q~ w 0~ X F-F-2'w QD~Z K zJ0 o 0 ~ ~ wW ~ 0 ~ ~ ~ 0~a¢ a z m m 0 a o (n( 0<< ( ~0 .>uc ~ ic 0 c o¢ 0 Z 2 W W z W O cr:w J Q F P g a W w g~~ m Z w Z U > X 0000 00 oww00 ooaa° 'oooo ODOOO~ooo m=ao a F30 - 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All interested citizens are invited to speak at the Public Hearing or submit written comments. The following cases shall be heard: Case No. WA-07-04: An application filed by Crown Land Development for approval of a variance to the 500' maximum cul-de-sac length for property zoned Residential-One (R-1), located at approximately 3301 Quail Street, and legally described as follows (see legal description below): Case No. WS-07-01: An application filed by Crown Land Development for approval of a 11-lot major subdivision plat for property zoned Residential-One (R-1), located at approximately 3301 Quail Street, and legally described as follows (see legal description below): Case No. WF-07-01: An application filed by Crown Land Development for approval of a Class I Flood Plain Special Exception Permit to allow street and other subdivision improvements in the Lena Gulch 100-year flood plain for property zoned Residential-One (R-1), located at approximately 3301 Quail Street, and legally described as follows (see legal description below): A PARCEL OF LAND BEING LOT 2, APPLEWOOD BAPTIST CHURCH SUBDIVISION, A SUBDIVISION RECORDED AT RECEPTION NUMBER 2006142621, AND LOT 5, THE SOUTH 10 FEET OF LOT 4, AND THE NORTH 200.00 FEET OF LOT 6, APPLEWOOD KNOLLS, 12TH FILING A SUBDIVISION RECORDED AT PLAT BOOK 49 PAGE 11, ALL LOCATED IN THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: ALL BEARINGS CONTAINED HEREIN ARE BASED UPON THE ASSUMPTION THAT THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 28, BEARS S 89-19'55" W, AND MONUMENTED AS FOLLOWS: --THE CENTER QUARTER CORNER OF SECTION 28 BEING A FOUND 3- 1/4" BRASS CAP, LS 24962, IN RANGE BOX. --THE WEST QUARTER CORNER OF SECTION 28 BEING A FOUND 3-1/4" BRASS CAP, LS 24962, IN RANGE BOX. COMMENCING AT SAID CENTER QUARTER OF SECTION 28; THENCE S 89°19'55" W ALONG SAID SOUTH LINE OF THE NORTHWEST QUARTER, A DISTANCE OF 1475.77 FEET; THENCE N 00°30'56" W, A DISTANCE OF 22.00 FEET TO THE SOUTHEAST CORNER OF LOT 1, SAID APPLEWOOD BAPTIST CHURCH SUBDIVISION; THENCE N 00°30'56" W ALONG THE EASTERLY LINE OF SAID LOT 1, A DISTANCE OF 608.80 FEET TO THE SOUTHEAST CORNER OF SAID LOT 2 AND THE POINT OF BEGINNING; THENCE ALONG THE SOUTHERLY LINE, WESTERLY LINE, NORTHERLY LINE AND EASTERLY LINE OF SAID LOT 2 THE FOLLOWING FOUR (4) COURSES; 1) S 89°19'56" W, A DISTANCE OF 492.70 FEET; 2) N 00°34'33" W, A DISTANCE OF 696.05 FEET; 3) N 89°15'27" E, A DISTANCE OF 493.43 FEET; 4) S 00°30'56" E, A DISTANCE OF 432.56 FEET TO THE NORTHWEST CORNER OF SAID SOUTH 10 FEET OF LOT 4, APPLEWOOD KNOLLS, 12TH FILING; THENCE N 89°23'04" E ALONG THE NORTHERLY LINE OF SAID SOUTH 10 FEET OF LOT 4, A DISTANCE OF 177.57 FEET TO THE NORTHEAST CORNER THEREOF; THENCE S 00°27'44" E ALONG THE EASTERLY LINE OF SAID SOUTH 10 FEET OF LOT 4, SAID LOT 5, AND SAID NORTH 200 FEET OF LOT 6 APLLEWOOD KNOLLS, 12TH FILING, A DISTANCE OF 310.00 FEET TO THE SOUTHEAST CORNER OF SAID NORTH 200 FEET OF LOT 6; THENCE S 89°23'04" W ALONG THE SOUTHERLY LINE OF SAID NORTH 200 FEET OF LOT 6, A DISTANCE OF 177.28 FEET TO A POINT ON SAID EASTERLY LINE OF LOT 1, APPLEWOOD BAPTIST CHURCH SUBDIVISION; THENCE N 00°30'56" W ALONG SAID EASTERLY LINE; A DISTANCE OF 45.87 FEET TO THE NORTHEAST CORNER OF SAID LOT 1 AND THE POINT OF BEGINNING; CONTAINING 398,353 S.F. OR 9.1449 ACRES, MORE OR LESS. Kathy Field, Administrative Assistant ATTEST: Michael Snow, City Clerk To Be Published: Wheat Ridge Transcript Date: July 19, 2007 V DEPARTMENT OF PUBLIC WORKS D"~i fPublic `oft 7500 WEST 29T" AVENUE WHEAT RIDGE, CO 80033 July 30, 2007 Mr. Ralf Sieberer, P.E. GK Cotton Consulting, Inc. 10290 S. Progress Way, Suite 205 P.O. Box 1060 Parker, CO 80134-1060 (303) 235-2861 FAX (303) 235-2857 Re: - Third Review Comments of the Final Drainage Report, Final Plat, and Class I Floodplain Exception for the Quail Hollow development located at 3331 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Sieberer, I have completed the third review of the above referenced documents received on July 23, 2007 and have the following comments: GENERAL COMMENTS: 1. A portion of Lots 7 and 8 lie within the current 100-yr floodplain. The FHAD model for Lena Gulch is to be adopted by the City in the near future and will alter the 100-yr floodplain delineation. However, please be advised that any structure(s) proposed for construction within the 100-year floodplain, either before or subsequent to adoption of the FHAD, shall require a Class II Floodplain Exception prior to issuance of any building or grading permits. 2. No construction, including fences, shall be allowed within the existing limits of the Lena Gulch Access & Maintenance Easement. 3. Please be advised of the following information/documentation that shall also be required prior to approval of the (final) proposed design by the City: a. A complete set of civil plans shall be required for all drainage-related items such as detention ponds, outlet structures, drainageways or pans, and curb & gutter. The civil plans are to include a street plan and profile, and construction drawings for any public improvements to be constructed. Include all COWR standard details for all proposed constructed items b. A set of roadway lighting plans approved by Xcel Energy will be required as part of the design and construction. Please coordinate this process with Xcel Energy on both the plan design and for construction. c. Technical data, including a specific maintenance schedule for the Quail Hollow HOA to follow, shall be submitted to the City for review and approval for the Stormceptor® water quality unit. DRAINAGE Final Drainage Report (Discussion) 1. Under the Open Channel Flow section, please include a brief statement that any proposed improvements along Lena Gulch will occur during the development of Tract A. 2. On page 6, please identify the "project datum" (i.e., NGVD29, NAVD88, etc.) mentioned in the 3`1 sentence of the 1st paragraph. 3. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. Provide the 5-yr and 100-yr WSEL's on the Quail Creek profile. 2. The sump inlet calculations are based upon a CDOT Type R inlet. Only City of Wheat Ridge standard inlets shall be utilized - please revise. 3. Include the Rinker Stormcepter® specifications and details for the water quality unit in the Appendix. 4. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Plan I. Include a note directing the reader to the floodplain information contained in the Final Drainage Report for the portion of the proposed roadway lying within the current 100-year floodplain. 2. The current alignment for the reinforced concrete box culvert (RCBC) needs to be modified. The RCBC is longer than it needs to be (the City will be maintaining this facility subsequent to its construction); the alignment needs to as close to being perpendicular to the proposed roadway as possible. (Please see the redlined Plan). 3. Please include a design detail showing the transition from Quail Creek to Lena Gulch either on or with the Drainage Plan. 4. Please provide a P.E. seal and signature on the revised Final Drainage Plan. Final Plat Sheet 1: 1. Identify the sheet as being SHEET 1 OF 2. 2. Need to include the following Notes pertaining to Tract A being non-buildable and no building within the Lena Gulch Easement: a. TRACT A SHALL REMAIN NON-BUILDABLE UNTIL SUCH TIME AS A LETTER OF MAP REVISION (LOMR) REVISING THE FLOODPLAIN HAS BEEN APPROVED. UNTIL TIME OF FURTHER DEVELOPMENT, THE MAINTENANCE OF TRACT A SHALL REMAIN THE RESPONSIBILTY OF THE HOMEOWNERS ASSOCIATION. b. NO CONSTRUCTION, INCLUDING FENCES, SHALL BE ALLOWED WITHIN THE LIMITS OF THE LENA GULCH ACCESS & MAINTENANCE EASEMENT. Sheet 2: 1. Show the floodplain limits per Note 6. 2. Include the information for curves C24 and C25, and double-check that C20 is in fact the correct curve for the enlargement shown. 3. Lots 8, 9, and 10 need to be shown as a sinele "Non-Buildable Tract" rather than as buildable lots. They currently lie fully within the 100-year floodplain and therefore cannot be built upon until the major drainageway improvements and the subsequent LOMR are completed. 4. Provide 15' radii for the West 33`d Drive ROW at the Quail Street intersection (and adjust the adjacent distances as appropriate). (Please see Plat). 5. Identify the sheet as being SHEET 2 OF 2. 6. Please include a CD-ROM or floppy disk containing the revised Plat (in AutoCAD dwg) format with the next Plat submittal. CIVIL. PLANS: Sheet C 1 (Horizontal Control Plan): 1. No comments at this time. Quail Hollow (3331 Quail St) - review3ltr.doc Sheet C2 (Drainage and Grading Plan): 1. The design shows CDOT Type R inlets. Please revise to reflect City of Wheat Ridge Standard inlets will be used. 2. To be consistent with the Final Drainage Report, please rename the CREEK SECTION IMROVEMENT to "QUAIL CREEK IMPROVEMENT SECTION" and the PROPOSED CREEK IMPROVEMENTS on the plan view to "PROPOSED QUAIL CREEK IMPROVEMENTS". 3. Rename the "TRAPEZOIDAL CREEK SECTION" to "LENA GULCH TRAPEZOIDAL CREEK SECTION". 4. Correct the spelling of Wheat Ridge as being 2 words (for the floodplain boundary update). 5. Please include a design detail showing the transition from Quail Creek to Lena Gulch either on or with the Drainage Plan. The Public Works Department requires 2 signed and stamped copies of the Final Drainage Report and Final Plat. Please provide a hardcopy accompanied by a CD-ROM containing the revised Final Plat (in AutoCAD dwg format) with the next submittal. NPDES/CDPS Permit and Stormwater Management Plan 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 Stormwater Management Plan (SWMP) detailing the Best Management Practices to be utilized during construction is required with this development. A Copy of the CDPS Permit and Stormwater Management Plan (SWMP) shall be submitted to the Department of Public Works for review and approval prior to issuance of any Grading/Fill or Building Permits. Application for Minor Grading/Fill Permit Prior to the commencement of any onsite grading or construction activities, an application for a Grading/Fill Permit along with the fees due shall be submitted for review and approval. 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. Ralf Sieberer, 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. Two (2) copies of the "As-Built" Plans are to be submitted as follows: Quail Hollow (3331 Quail St) - review3.1tcdoo a. 1 copy is to be on 24"X 36" bond paper, and b. 1 copy is to be on electronic media (CD/DVD-ROM) 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 tad 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 Meredith Reckert, Senior Planner File Quail Hollow (3331 Quail St) - review3.ltr.doc Final Drainage Report Quail Hollow Wheat Ridge, Colorado JULY 2007 Prepared for. Crown Land Development PO Box 5148 Wheat Ridge, CO 80034 Submitted to. City of Wheat Ridge, CO lt~ -Z3 Prepared by: GK COTTON CONSULTING, INC 10290 S. Progress Way, #205 PO Box 1060 Parker, CO 80134-1060 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 Table of Contents 1. Introduction .....2 II. Historic Drainage System .....3 III. Proposed Developed Drainage System 4 IV. Conclusions .....7 V. References .....7 VI. Appendix .....8 A. Hydrologic and Hyrdaulic Computations B. Streets C. Open Channel Flow D. Hydraulic Structures E. Drainage Plans ENGINEERS STATEMENT: I hereby certify that this report (plan) for the final drainage design of the Quail Hollow subdivision was prepared by me (or under my direct supervision) in accordance with the provisions of the City of Wheat Ridge Storm Drainage Design and Technical Criteria for the Responsible Parties thereof. I understand the city of Wheat Ridge does not and shall not assume liability for any drainage facilities designed by others. Ralf Sieberer, P.E. Registered Professional Engineer State of Colorado P.E. #35169 GK COTTON CONSULTING, INC. 1 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 1. INTRODUCTION A. Site Location The project site is located on the north side of West 32nd Avenue between Simms Street and Quail Street, City of Wheat Ridge, County of Jefferson. The street connection to the site will be at the intersection of 33,d Avenue and Quail Street. The parcel is described as Lot 2 of the Applewood Baptist Church Subdivision in Township 3 South, Range 69 West of the 6th Principal Meridian, the NW '/4 of Section 28. The site is west of Applewood Knolls 12th Filing, south and east of the Brookside Subdivision and north of Lot 1 of the Applewood Baptist Church Subdivision. B. Site Description The site contains an area of approximately 7.9 acres. The existing property is an open meadow with Lena Gulch defining the northern border and Applewood Baptist church along the south. The east and west side are bordered by single family home residential subdivisions and open lots. The northern portion of the site lies within the Lena Gulch Major Dramageway and is within a 100-yr flood hazard zone. A minor tributary (Quail Creek) to Lena Gulch enters at the south east corner and traverses north-west across the lot to connect to Lena Gulch. A 24" pipe and a pair of 18" pipes have been placed in the creek to facilitate driving across the ditch. A portion of this creek is contained in a 46 foot drainage easement on the south east portion of the lot A 36" CMP contained within a 10 foot easement lies along the west side of the lot. An 18" CMP under Quail St enters the property to the south east and flows into Quail Creek. C. Proposed Project Description The project is an eleven home cul-de-sac subdivision. This development will not include improvements to Lena Gulch. The Quail Creek will be improved inside a 40' drainage easement The creek will be re-aligned with two culvert crossings under West 33~d Drive. A storm sewer with two inlets will be located in the street sag. A Stormceptor water quality BMP will be installed as part of the storm sewer. The water quality BMP will treat stormwater flows as they are conveyed to the culvert A ditch will be constructed along the west lot line to convey offsite flows around the property to Lena Gulch. D. Flood Hazard and Drainage Studies Flood zone limits are shown for the FEMA insurance rate map for Jefferson County Colorado and incorporated Area, Map Number 08059C0215-E and Map number 08059C0194-E both dated June 17, 2003. The portion of the property north of this line is in Zone-AE of the 100-yr Flood Hazard Area with base flood elevations. The portions of the property south of this line he in Zone- X and are outside of the 100-year Flood Hazard Area. GK COTTON CONSULTING, INC. 2 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 A second line is shown as the proposed new limits of the 100-Year Floodplain boundary as defined in the updated Urban Drainage and Flood Control District, Flood Hazard Area Delineation Study (by GK Cotton Consulting, currently under review by UDFCD and City of Wheat Ridge). This new floodplam delineation will be transmitted to FEMA upon completion of the Lena Gulch FHAD update (Fall of 2007). A portion of the road and creek improvements that he within the floodplain will be designed to conform to Section 26-801 Floodplain control of the City Code. A Class 1 Floodplain exemption has been submitted with this final drainage report II. HISTORIC DRAINAGE SYSTEM A. Major Basin Lena Gukb The site is adjacent to Lena Gulch, a major drainage way. Land use in the Lena Gulch drainage basin consists largely of residential neighborhoods of single family homes that drain via gutters and stoma sewer systems to Lena Gulch. Major Floods from the upper basin are controlled by storage in Maple Grove Reservoir. This drainage way is part of a current update to the Lena Gulch (Lower) Master Drainageway Planning. This study is jointly sponsored by UDFCD and the City of Wheat Ridge. The Gulch has a 100-yr peak flow of 1930 cfs and a 5-year peak flow of 256 cfs (Lena Gulch (Lower) FHAD). Quail Creek Traversing the site from south-east to north-west is a minor tributary (Quail Creek) to Lena Gulch. Quail Creek carries flows that originate largely in the City of Lakewood south of 32^d Ave. These flows are conveyed via an open ditch across the property. The basin has a 100-year peak flow of 680 cfs and a 5-year peak flow of 250 cfs (per the FHAD). Capacity of the channel is limited and large events overtop the channel and sheet flow across the property to Lena Gulch. B. Historic Sub-Basin and Site Drainage The existing site consists of one basin (Hl). This is a 10 acre basin that includes a portion of the church property to the south. This basin is conveyed as sheet flows that either flow directly to Lena Gulch or to the tributary. Following is a summary of historic flows Basin Area 5-YR 100-Yi Hl 10 acre 3.1 cfs 18.8 cfs GK COTTON CONSULTING, INC. 3 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 III. PROPOSED DEVELOPED DRAINAGE SYSTEM A. Criteria The proposed site is divided into three sub-basins. Flows from Basin Al are collected by the W. 33~d Dr storm sewer. Flows from Basin A2 are from the back yards of lots 6 and 7 and the undeveloped Tract A and pass directly to Lena Gulch. Flows from the third Basin A3 come from the off site church property to the south and are diverted by a ditch along the south and west side of the property to Lena Gulch. • Basin Al consists of the majority of the 11 homes in the sub-division and the entire street surface (5.03 acres). • Basin A2 is the back-yard portion of Lots 6 thru 7 and the undeveloped Tract A (2.58 acres). • Basin A3 is the church site to the south and includes the area of the existing drainage easement. (6.37 acres). The Rational method was used to determine sub-basin peak flows. Required detention volumes, detention release rates, open channel design, and culvert design are per UDFCD Volumes 2 and 3. Peak flows, culvert sizing, and open channel hydraulics were calculated for the 5 and 100-Year events. B. Runoff Basin Al captures the majority of the lot and street runoff. Flows are conveyed in the street gutter to the proposed storm sewer located in the low point of the street. Flow rates are 17 cfs and 6 cfs for the major and minor storms, respectively. Basin A2 is runoff from the backyard of lots 6 and 7 and the undeveloped Tract A. This area also includes the undeveloped area to the north of Lena Gulch and Lena Gulch itself. Flow rates are 7 cfs and 2 cfs for the major and minor storms, respectively. These flows will not have an adverse impact on floods in Lena Gulch. Basin A3 is the Applewood Baptist Site. Flow rates are 19 cfs and 9 cfs for the major and minor storms respectively. The majority of the runoff comes from the existing church detention pond. Due to evidence of a lack of maintenance of the pond, the ditch is sized to convey un-detained flows. Existing releases from the pond sheet flow across the project site. The proposed drainage system will channel flows from the Applewood Baptist Church pond to the proposed ditch along the west edge of the property that is contained in a 15-foot drainage easement to Lena Gulch. GK COTTON CONSULTING, INC. 4 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 Following is a summary of proposed flows Basin Area 5-YR 100-Yr Al 5.03 acres 6 cfs 17 cfs A2 2.58 acres 2 cis 7 cfs A3 6.37 acres 9 cfs 19 cfs C. Detention and Water Quality The site is adjacent to the Lena Gulch major drainageway and therefore is subject only to storm water quality measures; no stormwater detention is required per the City of Wheat Ridge Site Drainage Requirements. A Stormceptor water quality unit will be installed as part of the storm sewer system to provide treatment of site runoff. Final sizing of the unit will be provided by the manufacture at the time of purchase. The unit will be sized to provide 80% Total Suspended Solids removal. Sizing calculations of the unit will be provided to the city prior to installation. Treated water will discharge into Quail Creek at the box culvert. D. Streets The cul-de-sac will be provided with standard curb and gutter. Flows will be contained within the street for both the minor and major storm events. Each gutter will carry 8.3 cfs which is one-half of the 100-year flow from basin Al. The 100-year flow spread will be 13.2' with a depth of 0.4'. Velocities will be 4.4 ft/s. The cul-de-sac curb and gutter will be sloped to drain back to the low point in the road to capture all pavement flows. Two 10' Type-R inlets will be placed in the low point. Ponding depths at the inlets are at or below the top of curb line for major and minor storm events. These inlets will be connected to a manhole that is located in the middle of the street. Open Channel Flow Lena Gulch There are no planned improvements to Lena Gulch. A portion of the Roadway and the Quail Creek improvements are within the Lena Gulch floodplain (FEMA FIRM maps). Detailed calculations for the impacts to the floodplun are discussed in the Lena Gulch Class 1 Floodplain exception. The project does not have adverse impacts on the existing flooplain or to cause impacts to adjacent property owners. Quaid Creek This tributary of Lena Gulch traverses the property from south to north. The creek will be re- aligned along the back of the lots into a new chanael. The basin has a 100-year peak flow of 680 cis and a 5-year peak flow of 250 cfs per the updated Lena Gulch (lower) Drainageway Master Plan. The coincident flow for Lena Gulch during the 100-year flow from Quail Creek is 600 cfs GK COTTON CONSULTING, INC. 5 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 The lower portion of the Quail Creek will be inundated by backwater from the 100-year flood in Lena Gulch. The area is not considered a conveyance of Lena Gulch. The flood elevation in Lena Gulch will be 5421.0 in the project datum. The backwater will be contained in the improved Quail Creek section. The profile of W. 33rd Dr. crosses Quail Creek at an elevation of 5427.5. The proposed creek channel section is an 18' bottom trapezoidal section with 3' side slopes. The proposed channel daylights into the existing Lena Gulch. Above the box culvert, the proposed channel section will have three tiers. A 6" deep meandering trickle flow channel incised within a T deep minor storm channel. Above this will be a 3' deep, 40' wide major storm conveyance channel. The 100-Year flow depth will be 4' with 1' of freeboard for a minimum channel depth of 5'. The channel will be edged with boulders and planted with native vegetation. A series of small drops will be provided in the channel profile to maintain a slope of 0.5 % or less. Velocities will be maintained at less than 6 ft/s. Final design of the drop structures and channel lining will be provided in the final construction plans. The channel will be contained with a 40-foot easement The culvert crossing of the street will consist of a single cell 18' by 6' box culvert. The wing walls will tie into the landscape walls to provide a natural transition. Applemood Baptist Church Offate Flom Dawraon Ditth Offisite flows from the Applewood Baptist Church site and detention pond will be conveyed by a proposed ditch along the west edge of the property contained in a 15-foot drainage easement to Lena Gulch. The ditch will be a grass lined with a 2' bottom width, 3:1 side slopes and a 2.5' minimum depth and discharge directly to Lena Gulch. Un-detained flow rates are 19 cfs and 9 cfs for the major and minor storms respectively. Velocities will be 3.5 ft/s for the major event. Roadside Ditch at Entrance An existing 18" CMP culvert will be relocated at the road connection to Quail Street The pipe discharges into an existing swale which connects to Quail Creek. The culvert will be replaced with an 18" RCP. The existing swale will be replaced with a new swale The swale will be a grass lined a with a a 2' bottom width, 3:1 side slopes and a 2' minimum depth and discharge directly to Quail Creek upstream of the Culvert. Flow rates are 8 cfs based upon the capacity of the culvert Velocities will be 1.5 ft/s. E. Culverts Two 18'x6' single cell concrete box culverts at 0.5% slope will be constructed under the proposed road to convey the minor tributary under the streets and across the property to Lena Gulch. The box culvert will have a velocity will be 13.5 ft/s with a headwater to depth ratio of 1:1 for the 100-year event. An existing 18" CMP culvert will be relocated at the road connection to Quail Street This pipe will be replaced with a new 18" RCP. The existing pipe was found to have a capacity of 8cfs. Rip Rap will be placed at the outlet as shown on the final construction plans. The new pipe will follow a similar slope and alignment and will provide the same capacity. GK COTTON CONSULTING, INC. 6 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 IV. CONCLUSIONS A. Impact of Improvements The proposed drainage improvements will provide a significant improvement to the existing site drainage. The Quail Creek tributary which currently overtops for larger flows will be contained in an improved channel. This channel will have a soft natural appearance that uses native vegetation. Existing non-native plant species will be removed and planted with native vegetation. When possible, native plants from onsite will be transplanted. The existing channel will be stabilized with a series of small drops. There are no planned improvements to the Lena Gulch channel. The proposed water quality BMP is sized to meet the treatment requirements. This project will have no adverse impacts on adjacent properties. V. REFERENCES Site Drainage Requirements (Rev. 04/06), City of Wheat Ridge. Urban Storm Drainage Criteria Manual 2001, Urban Drainage and Flood Control District Flood Hazard Area Delineation (FHAD) Lena Gulch (Lower) 2007. GK Cotton Consulting, Inc. Master Drainaeeway Planning Smdy Phase A Alternative Evaluation Report Lena Gulch (Lower) 2007. GK Cotton Consulting, Inc. FEMA insurance rate map for Jefferson County Colorado and incorporated Area, Map Number 08059C0215-E and Map number 08059C0194-E both dated June 17, 2003 Applewood Baptist Church Preliminary Drainage Report, August 2006, Mountain States Engineering, P.C. GK COTTON CONSULTING, INC. 7 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 VI. APPENDIX GK COTTON CONSULTING, INC. 8 OF 13 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 A. HYDROLOGIC AND HYRDAULIC COMPUTATIONS GK COTTON CONSULTING, INC. Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 Jul 2007 7:11 PM Basin Location: ID No.: Ditch ID: Basin Params. Area Paved: f£ ac Area Unpaved s t„~ I}3~ac Total Area: 10.03 ac Overland Length y , z ft Channel Length IN Iit Overland C (Syr) u°~'Ib,.~;f t = 24.43 min. t,= 10.10 min. 1.= 34.53 min. Basin Hydrology: l j Fre4 =i=r;s .c.yr- Cam. ~P 0.15 Rainfall Intensity 2.08 in/h Basin Discharge: 3.1 cfs Inflow afs Total Inlet Q: 3.1 cfs S~ Channel Type may„ t l Descr: Short grass & lawns V.hW = 0.99 ft/s FreQ:M d 4odlyr. cam: Cm : 0.50 Rainfall Intensity 3.75 in/h Basin Discharge: 18.8 efs Inflow:; cis Total Inlet Q: 18.8 cis Low-Flow Hydrology Freq ME C~ Cam,,,,: 0.04 Rainfall Intensity 1.50 in/h Basin Discharge: 0.6 cfs Inflow cis Total Inlet Q: 0.6 efs GK Cotton Consulting. Inc. H1 7/16/2007 Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 Jul 2007 7:11 PM Basin Location: ID No.: Ditch ID: Basin Params. Area Paved: ac Area Unpaved: If 't.jac, Total Area: 5.03 ac Overland Length: I it Channel Length t it , 1 , Overland C (5-yr) rx il 1 0 01 t = 14.10 min. t = 3.27 min. 1<- 17.37 min. Basin Hydrology: Freq 3 a3 111", yr. C~ WAR! Cm p: 0.40 Rainfall Intensity, 3.04 in/h Basin Discharge: 6.1 cfs Inflow Xv} cis Total Inlet Q: 6.1 cis Low-Flow Hydrology: Fregv Yr. uw•;3' sa r£ Cam,„,: 0.34 Rainfall Intensity 2.20 in/h Basin Discharge: 3.8 cfs Inflow:5 cis Total Inlet Q: 3.8 cis S„,~ Channel Type ; ORE Descr: Paved area (sheet floes ud. = 3.46 ft/s c ; ftff C €k ~ T 304 Cam. 0.60 Rainfall Intensity 5.50 in/h Basin Discharge: 16.6 cis Inflow:10 s= cis Total Inlet Q: 16.6 cis GK Cotton Consulting. Inc. At 7/16/2007 Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 Jul 2007 7:11 PM Basin Location: ID No.: Ditch ID: Basin Params. Area Paved: T Wac Area Unpaved: 3 _„sac Total Area: 2.58 ac Overland Length [Cftttl It - W So : Channel Length T Q t; ft S Overland C (Syr) Channel Type: t = 14.10 min. Descr: t= 8.11 min. Va,en 1, 22.22 min. ed waterway 0.82 ft/s Basin Hydrology: Fred IN f;3~,.~,~gYr. CoeKa Sit t4'A C fpav t ' Cm,,,,: , . z 0.25 Rainfall Intensity 2.68 in/h Basin Discharge: 1.7 ofs Inflow Yltcis Total Inlet Q: 1.7 cfs Freq 2"M'. i Cam. - t 1?~>.M^+M Cm : 0.54 Rainfall Intensity 4.84 in/h Basin Discharge: 6.8 cis Inflow ; ~~INU cis Total Inlet Q: 6.8 cis Low-Flow Hydrology: Freq Yr- C. ; C i C': 0.16 Rainfall Intensity 1.93 in/h Basin Discharge: 0.8 cfs Inflow ,.Tcfs Total Inlet Q: 0.8 cfs GK Cotton Consulting. Inc. A2 7/16/2007 Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 Jul 2007 8:22 PM Basin Location: ID No.: Ditch ID: Basin Params. Area Paved: r7 ac Area Unpaved: ~Iac Total Area: 6.37 ac Overland Length <3 g f ?ft So Z# 5 Channel Length 1tIft S~ Overland C (5 yr) tz _ N Channel Type 4 N 1 - t = 31.78 min. , Descr. Short grass pasture & I t = 4.29 min. Vch. = 0.70 ft/s t= 36.06 min. Basin Hydrology: Freq x; ;A' yr- Freq. _.a~0. yr C PER, Cam, ; NN ' C, : 0.70 C„~ : } n6 2 -'NO` C,~ Cm : 0.82 Rainfall Intensity 2.02 in/h Rainfall Intensity 3.65 in/h Basin Discharge 9.0 cfs Inflow `s 0 cfs Basin Discharge 19.1 cfs Inf low. 5 MI.- rs Total Inlet Q: 9.0 cfs Total Inlet Q: 19.1 cfs Low-Flow Hydrology: F a3"t`~ rrr rerl rM la3tt ;Yr. C Spin Cm : 0.54 Rainfall Intensity 1.46 in/h Basin Discharge: 5.0 cis Inflow cfs Total Inlet Q: 5.0 cis GK Cotton Consulting. Inc. A3 7/16/2007 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 B. STREETS GK COTTON CONSULTING, INC. l Computational Method Description Capacity of a composite gutter at a given grade Calc by: G Cotton Last Revised: 7/162007 19:52 Sx dpa LSW Wi3an Data: Pan width, Wpan = 2.0 ft Pan depth = 2.0 in Cross Slope, Sx = 0.020 Wit Longitudinal Slope, So = 0.020 Wit n-value = 0.016 Spread, T = 8.3 ft Results: Gutter Depression, a'= 0.127 ft Gutter Slope, SN = 0.083 ftfft Depth above pan line= 0.13 ft Total Flow depth 0.29 ft Discharge, 0 = 3.0 cis Area 0.8 ftA2 Velocity 3.7 fps GK Cotton Consulting, Inc. 5-Year Curb & Gutter 7/16/2007 Computational Method Description Capacity of a composite gutter at a given grade Calc by: G Cotton Last Revised: 7/16/2007 19:52 ~ SK dpanl Svr Wpan Data: Pan width, Wpan = 2.0 ft Pan depth = 2.0 in Cross Slope, Sx = 0.020 f t/ft Longitudinal Slope, So = 0.020 Wit n-value = 0.016 Spread, T = 13.2 ft Results: Gutter Depression, V= 0.127 ft Gutter Slope, Sw = 0.083 ft(ft Depth above pan line= 0.22 ft Total Flow depth 0.39 ft Discharge, 0 = 8.3 cfs Area 1.9 ftA2 Velocity 4.4 fps GK Cotton Consulting, Inc. 100-Year Curb & Gutter 7116/2007 INLET IN A SUMP OR SAG LOCATION pyp)wl. Quwlibtlaw SabtHw8brt InletO- 10'TVpe R6YeltIn Swnp !-Lo (C)- i FI-G1a0 H-Vert k'o W ~ P @~to ypeffidet TWe MWOR ld O t COOT Ty peRLLEQpdug l»mDepressim(edmalWmmdwnolegwMdePrestim `d'0aln'trAla✓1 a,a= vdas wurEw NlAdhgete fG(Yew CUb Qpuiigi le, 3kade mtanation Lengm wfa Ure[Grate L. (G) lvl O MA.IOR W' W late ofa lBw Wate - We= feU Vae apemg Rafiofaa Bate mp~ra0rs 0.t50.w) A.= ' Farb fora Sigle[awe(tp:s1 050-0]0) G(G)= WQCaeRdenl(lypm vabe 380) 4 (G)= Wife Cce0.dmd (hPiral vdrx 0.67) C6(G)= Op..m lydOr0f9M IAOIOR MAMM ala Uri CUrE Operng L.(C)= 10.00 10" km Ue~dofVedi®1Cm5 Cpamtpnbdis H,m= 6.00 ides d WaS WarelmoffiblMies 14..= 5.95'sdrea of 11waffi(see119DCM Fgue Sf~ l5wa= 61 61 dc9ees ' WidA tm Depamon Pan (typbstyfiegwtervi0m oi20nQ W,= 200 fm ' Facbbra BVgb CU50perdrp gYpiml vtlue 0.10) G(C)= 0.1 0.10 GPmig Wei GOffi6oew(t1PirelvYre2303.w) C=(C)= 230 CDerin9OIF¢COelfidmt0ypislvYe 0.6>) C6(C1= 6 0. Gwter Raw far6lma toM MIwQR MNOR ' Cae9mltbrMUlbple Wets Cce1= w W ' Fawprb MWpte Urds Cbg= W saWeF Depm ffiLOral Depmmsmata mrR Cbggig JO Cis grate, 3 wsa n) d.= W ides ' FawllsedbGbno'srdan lNeas OreY d m= W vtl~s ow Deem at Local Mpnt stn wim Gm irg(0 cls grate, 3 US wr) de= W iitlls ' Rav LLVa bCaMVU6m 9ee60Ny das.= W WA ides sao0t9ke MINOR MA.IOR DeWS ffil~lOepessbn wllwd Cbggig(0 ciswate,3ws aaG) d.- W idws ow DaPm M Local DeMeaim with Clo9girg(0 c)s grate, 3 ds man) d.= W W ides ' GwtwAaw OtpM OWdde ofLMffi Oaprassmn dea..= Ntlt WA irises " (aAtr Fyovr fnCUr0 me MN elA.IOR Cdeifitimlfm Mw6pblmE Ccer- 1 1.110 " Fa fiar MuM,Ia n&a C., 0.1 0.10 se Web, liatessOrl9ce wm*(Vt MA.gR Oepm ffitacal Depessbrtvilee[Cbw'vgNCS9rate.3C.saao) d.,= 251 4.96 ivies Iow Deem at Lwrel Dapiassim vim Cloggirg(0 ds grate, 3 cls wm) d„= 521 vdes saw W)Ga, l.rrtesen lldfice !@IOR MA.roR Oepm ffiLacalRpesvonv80w[Cb®'vg(0 rEgrate, 3rE ave) dr= 281 3 idras Im Depth at Local Depression with CINging(O Cls grata, 3c aab) ds= 2 4.10 ides " GLtlerFlOeDaP9r Wrlaitla ollaCal Depnsvww d+u° 221 itaea Cms Ull MAJOR alaiSdet Lengm L= 10.0 10.0 Rea tlw I~p9m C%M!Ey(Oesgn DbAwgeiimn QF ) Q.= 3 8 ds WdMrFlOar9ep0~oe aMet QA gewme4y) d= OJI6 = haalea: SleetFh.6le+d pesedmaleet QA 9e0me4y) r= a0 " Iwk How DepmaStratG dwew,= aw 050 iwles 3. 3.00 1 1 W W W w w w w W W W W QH_UD-Inia[_V2.140.IDa, Inlet In Sump I/162007, 8:52 PM QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, zoo? C. OPEN CHANNEL FLOW GK COTTON CONSULTING, INC. Analysis of Tra oidal Grass-Lined Channel Using SCS Method Project Quail Hollow Subdivision Channel ID: Roadside Ditch I W 33rd Ave Entrance F X 4----------- T > Ya t Y t~ • Deslan Information Grass T A B C D E Lu Is Manni 's n 0.060 0.040 0.033 0.030 0.024 Soil Type: Max. Velocity (V„.) Max. Froucle No- (I.) Non-Sandy 1 7.0 fps 0.80 Sandy 5.0 fps 0.60 Design Information NRCS Vegetal Retardance (A,B,C,D, or E) D Manning's n (if cell D22 is NOT 8 or C n = 0.063 Channel Invert Slope SO= 0.0100 ft!ft Bottom Width 8 = 200 ft Left Side Slope Zt = 4.00 Wit Right Side Slope Z2= 4.00 Wit Design Discharge Q 11.00 cis heck one of the following soil types Sandy Soil check, OR NW-Sandy Sol x check Flow Condition Calculated Water Depth Y = 0.91 R Top YVkIth T = 9.28 It Flow Area A = 5.13 sq It VVetted Perimeter P = 9.50 it Hydraulic Radius R = 0.54 It Flow Velocity V = 1.56 fps eloo'ty-Depth Product VR = 0.84 tt"2fs Hydraulic Depth D = 0.55 it Froude Number Fr= 0.37 Discharge (Check) Q= &00 cis Iterations Processed: 10 UD-Channels vl.04.xis, SCS Retardance 13-07-07, 5:39 PM Analysis of Trapezoidal Grass-Lined Channel Using SCS Method Project Quail HolloviSubt iviston Channel ID: Applewood Baptist Church Off site Detention Pond Diversion Ditch $-year F X E------------t------------ Yo t • Y 1LN w Zt Z2 'c-----i > Design Information Grassi : A B C D E Lim" Mann 's n 0.060 0.040 0.033 0.030 0.024 Soil Type: Max. Velocity (V..) Max. Froude No. (F..) Non-San 7.0 fps 0.80 5.0 fps 0.60 ign Information Vr~al Retardance (A,B,CD, or E) NRCS D ning's n (if cell D22 is NOT B or C n 0.055 nnel Invert Slope So = 0.0150 f fft [ om WMgh B = 200 ft Side Slope Z1 = 3.W Wit t Side Slope Z2 = 3.00 Wit ign Discharge Q 9.90 cis ck one of the following soil types Sandy Sal check, OR Non-Sandy Sal x check Flow Condition Calculated Water Depth Y = 0.88 It op width T = 7.28 it Flow Area A = 4.09 sq ft Waited Perimeter P = 7.57 it Hydraulic Radius R = 0.54 R Flow Velocity V = 220 fps ekvcity-Depth Product VR = 1.19 r2/s Hydraulic Depth D = 0.56 ft roude Number Fr= - 0.52 ischarge(Check) Q= 9.00 CIS; Iterations Processed: 1 UD-Channels_vl.04.xis, SCS Retardance 7/16/2007, 8:34 PM Analysis of Trapezoidal Grass-Lined Channel Usin SCS Method Project Quail HolbwSubdivision Channel ID: Applewood Baptist Church Off site Detention Pond Diversion Ditch 100-year T_ 11111 Ys t Y 1~ W zi > Design Information Grass Type~ A B C D E Limiting Mannings n 0.060 0.040 0.033 0.030 0.024 Sal Type: Max. Velocity (V,,,) Max. Fnwde No. (F.~) Non-Sandy 7.0 fps 0.80 §RRV 5.0 fps 0.60 Design Information NRCS Vegetal Retardance (A,B,C,D, or E) D Manning's n (d cell D22 is NOT B or C n = 0.044 Channel Invert Slope So = 0.0150 Wit Bottom Width B = 2.00 R Left Side Slope Z1 = 3.00 8/ft Right Side Slope Z2= 3.00 Wit Design Discharge a = 19.10 cis Check one of the following sal types Sandy Soil check, OR Non-Sandy Soil x check Flow Condition (Calculated) Water Depth Y = 1.13 It Top Width T = 8.79 it Flow Area A = 6.10 s7 it Watted Perimeter P = 9.15 it Hydraulic Radius R = 0.67 it Flow Velocity V = 3.13 fps eloaty-Depth Product VR = 209 ft" 2/s Hydraulic Depth D = 0.69 it Froude Number Fr= 0.66 Discharge (Check) Q= 19.10 cle Iterations Processed: 8 QH-Ditch-UD-Channels_v1.04.xls, SCS Retardanoe 7/16/2007, 8:35 PM Analysis of Trapezoidal Grass-Lined Channel Using SCS Method Project Quail HollowSubd1irtsum Channel ID: Quail Creek Trapezoidal Section F X ------------1-------'---- Ye ~ I Y 1N O Design Information Grass Type: A B C D E Lv niti Mann' n 0.060 0.040 0.033 0.030 0.024 Sal Type: Max. Velocity (V„,,,) Max. Froude No. (Fu) Non-Sandy 7.0 fps 0.80 5.0 fps 0.60 Design Information NRCS Vegetal Retardance (A,B,C,D, or E) D Mannmgs n (d cell D22 is NOT B or C n = 0.031 Channel invert Slope SO= 0.0050 tuft Bottom Width B = 18.00 it Left Side Slope 21 = 4.00 ftlft Right Side Slope 22= 4.00 OHt Design Discharge Q = 680.00 cis Check one of We following soil types Sandy Sal check, OR Non-Sandy Sal x check Flow Condition Calculated Water Depth Y = 3.50 ft op wxllh T = 46.04 it Flow Area A = 11221 sq it Wetted Perimeter P = - 46.90 it Hydraulic Radius R = 239 it Flow Vekxdty V = 6.06 fps ebcty-Dep81 Product VR = 14.50 iM2/s Hydraulic Depth D = 244 ft Froude Number Fr= 0.68 Discharge (Check) Q= 680.00 CIS Iterations Processed: 6 QH-Ditch-UD-Channels v1.04.xis, SCS Retardance 7/16/2007, 9:04 PM Quail Creek to Lena Gulch Worksheet for Irregular Channel Project Description Worksheet Improved Tributary Flow Element Irregular Channel Method Manning's Formula Solve For Channel Depth Input Data Slope 0.003000 ftM Discharge 680.00 cls Mannings Coefficient 0.025 Water Surface Elevation 416 ft Elevation Range 0.00 to 4.25 Flow Area 116.3 ft' Wetted Perimeter 48.31 ft Top Width 40.00 ft Actual Depth 4.16 ft Critical Elevation 3.33 ft Critical Slope 0.008762 tuft Velocity 5.85 S/s Velocity Head 0.53 ft Specific Energy 4.69 ft Froude Number 0.60 Flow Type Subclittaal Roughness Segments Start Station End Station Mannings Coefficient 0+00 0+40 0.025 Natural Channel Points Station (ft) Elevation (ft) 0+00 4.25 0+00 2.00 0+13 2.00 0+13 0.00 0+28 0.00 0+28 2.00 0+40 2.00 0+40 4.25 Project Engineer: Raft Sleberer GK Colton Consulting, Ina FlowMaster v6.0 [614b] 711612007 8:56:22 PM 0 Haested Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA (203) 755-1666 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 D. HYDRAULIC STRUCTURES GK COTTON CONSULTING, INC. 18EXIST.TXT 18" EXISTING CMP PIPE CULVERT ANALYSIS COMPUTATION OF CULVERT PERFORMANCE CURVE July 11, 2007 PROGRAM INPUT DATA DESCRIPTION Culvert Diameter (ft) FHWA Chart Number FHwA Scale Number (Type of Culvert Entrance) manning 's Roughness coefficient (n-value) Entrance Loss Coefficient of Culvert Opening Culvert Length (ft) Invert Elevation at Downstream end of Culvert (ft).......... Invert Elevation at upstream end of culvert (ft)............ Culvert slope (ft/ft) Starting Flow Rate (Cfs) Incremental Flow Rate (cfs) Ending Flow Rate (cfs) Starting Tailwater Depth (ft) Incremental Tailwater Depth (ft) Ending Tailwater Depth (ft) VALUE 1.5 2 2 0.024 0.5 68.0 5,436.2 5,438.9 0.0397 8.0 0.0 8.0 0.0 1.0 0.0 COMPUTATION RESULTS Flow Tailwater Headwater (ft) Normal Critical Depth at outlet Rate Depth Inlet Outlet Depth Depth Outlet Velocity (cfs) (ft) Control Control (ft) (ft) (ft) (fps) 8.0 0.0 2.0 0.0 0.93 1.1 0.93 6.95 HYDROCALC Hydraulics for windows Version 1.2a copyright (c) 1996 Dodson & Associates, Inc., 5629 FM 1960 west, suite 314, Houston, TX 77069 Phone:(281)440-3787, Fax:(281)440-4742, Email:software@dodson-hydro.com All Rights Reserved. Page 1 QH _CBC . TXT BOX CULVERT ANALYSIS COMPUTATION OF CULVERT PERFORMANCE CURVE December 11, 2006 PROGRAM INPUT DATA DESCRIPTION Culvert span (ft) Culvert Rise (ft) FHWA Chart Number FHWA Scale Number (Type of Culvert Entrance) Manning's Roughness coefficient (n-value) Entrance Loss Coefficient of Culvert opening Culvert Length (ft) Invert Elevation at Downstream end of culvert (ft).......... Invert Elevation at Upstream end of culvert (ft)............ Culvert slope (ft/ft) Starting Flow Rate (cfs) Incremental Flow Rate (cfs) Ending Flow Rate (cfs) starting Tailwater Depth (ft) Incremental Tailwater Depth (ft) Ending Tailwater Depth (ft) VALUE ---18.0-- 6.0 8 3 0.013 0.5 100.0 5,315.0 5,315.5 0.005 680.0 0.0 680.0 0.0 0.0 0.0 COMPUTATION RESULTS Flow Tailwater Headwater (ft) Rate Depth Inlet Outlet (cfs) (ft) Control control 680.0 0.0 6.04 0.0 2.81 3.54 Depth at outlet Outlet velocity (ft) (fps) 2.81 13.43 - - - HYDROCALC Hydraulics for Windows, version 1.2a copyright (c) 1996 - ~A Dodson & Associates, Inc., 5629 FM 1960 West, suite 314, Houston, Tx 77069 Phone:(281)440-3787, Fax:(281)440-4742, Email:software@dodson-hydro.com All Rights Reserved. Normal Critical Depth Depth (ft) (ft) Page 1 QUAIL HOLLOW FINAL DRAINAGE REPORT JULY 16, 2007 E. DRAINAGE PLANS GK COTTON CONSULTING, INC. 1 -L qP PLE W`0 D0 NN0LLC i2THI FILING ZIX G` n-I OF TAOT 12 BROONSIOE s3eDIgISCN I LOT I LaT 2 LOT a PROPERTY U4 \ \ \ \ y , PORTION OF TRACT 13 BROOKBIDE sOBONIGIGJ EXISTING \ ) ZONED R-I \ \1 / CONCRETE DROP STRUCTURE , ZONE X \ 511,'` I l S 1A~A ♦ A > 1~ EXISTING LOW FLOW ! DIVERSION INLET Ill \ `p _ \ /s PROPOSED\~` B' ~vAA V ~ ,1 P, ~ fe'xG' cec PORnON OF TILT n o \ p `AL~A~` 1 1 BR00 ZONiO RyNSON G1 v1 ZONE AE y \ \ 1 ` a 54 `(I \ BwaN TRASUa.ws.Drv I -l~' ZONED R-I OPOSED TRAM6Z01~ j REEK ~\SS•[CTI 1 1 1 ' \ 1 ADE TO N(.TC / - STING CO~TOt(RS N \ \,I'~ll'll' 1' l1 •,11 -ZONE AE j ,IIfI i• PORTION OF TRACT 10 r%''✓~y BRCUICSDE ssclmslau ' s"Iu l• zc++m R-1 'tJ I T'i, IN' i JtiENS` ` DMA- . EXISTING 36 CMP L07 4. RE.AN01 QUAIL ST. JAI Ill~i EXISTING 110' DRAINAGE / I EASEMENTS ROPOSED DITCH AP P L E W 00D KNOLLS 12TH F: L:NC / \H-2 LOT 6 RDAAWDER / \ \ 4.1 / \ - - - - - - - - - - - - - - - -F 77 1, A 1 2'i I Jam, - II T - ' IF i CROP PRO OSED 1B'zff' CBC 1 I I z STRUCTURE ~ I I ,l ; a `542E jI , I I j j / OROP1 1 s``` - !/PINING U., PROPER LINE r P POSED OR K / \ V., :t1, ~Ona25 Y \,1 IMP VE♦TIENTS A3 a - 4 az \\l\ AM~ SEED lR gTDR \ `g I V•\ ! `\l 4 I r~ :~~11 PER I\ \ \ I v/\\\ EASEMEN QYDRAINAGE\ , I > \ 11 I,i C?N IE x \ ll / i I l i \ I, 'I o I I 1 ( \ I I I II D ENTION POND I I / I ' \ i'~ OUT \ \ \ / i'/ I r \ 1 i II N De D1 PONY C k CITYS OF EA FRIDG7r \ j I \ l I (I I - 11 I - l It BO ARY UdOATE ' f- \ 11 ' I I A \ / \ ` I e - i t t , h \ / \ B GIN JIFF SITE FLOWS \ EXISTING 1 DI ERSION DI N ELOOD ZONE\AS SHOWN / \ \ 1 I V S ON 2003 FIRM MAP / % EXISTING \ S,'~ ,1 \ \ ExYSTING 361S" ONE, TING iY- $ ~,RATNAGF > PROPOSED DITCH STORM MANHOLE PROPERTYN"MENT BOTTOM=2• RIM- 5428.86 EXISTING 36" CMP \ INV= 5423.50 PORGax aF 'RAGi 2a INV= 5434.31 DEPTH=2' BROarcscE sussmsoN / 7=4:1 N. R-1 /1 PAl EXISTINNG 48" RCP INV OUT= 5443.45 e 1 :II , I ~r tigl II ' t i Ih- Ir ill II I p(- 11 I I II R~ 11 I II oil I i V N u > it I a II °z it I M II 1 i I F o II w ,1 i ~I 3 II (II A LEGEND NOTES: - - EXISTING MINOR CONTOUR PROPOSED MINOR CONTOUR FLOOD ZONE LIMITS ARE SHOWN FOR THE FEMA INSURANCE RATE MAP 1 5425 EXISTING MAJOR CONTOUR -5425- PROPOSED MAJOR CONTOUR . FOR JEFFERSON COUNTY COLORADO AND INCORPORATED AREA, MAP NUMBER 0805900215-E AND MAP NUMBER 0805900194-E BOTH DATED _ - DRAINAGE BASIN BOUNDARY JUNE 17, 2003. THE PORTION OF THE PROPERTY NORTH OF THIS LINE IS IN ZONE-AE OF THE 100-YR FLOOD HAZARD AREA, AND HAVING BASE FLOOD BASIN DESIGNATION RUNOFF Ca ELEVATIONS. THE PORTIONS OF THE PROPERTY TO THE SOUTH OF THIS LINE PLAN COEFFCENT LIE IN ZONE-X WHICH IS OUTSIDE OF THE 100-YEAR FLOOD HAZARD AREA 3 am 0 50 100 150 BASIN AREA 6°r 2. BENCHMARK ELEVATION WAS PROVIDED BY THE CITY OF WHEATRIDGE AS FOLLOWS: (ACRES) C,w RUNOFF COEFFICIENT THE W 1/4 OF SECTION 28, AND HAS AN ELEVATION OF 5451.66 (NGVD 1929) SCALE IN FEET DESIGNED: DATE: 07/16/2007 - DRAWN: Tv DATE: 07/16/2007 GK COTTON CONSULTING INC CITY OF WHEAT RIDGE JEFFERSON COUNTY QUAIL HOLLOW PROPOSED DRAINAGE BASINS P-1 CHECKED: GK DATE: 07/16/2007 , , PROPOSED SUBDIVISION REVISED: DATE: Hydrologic Engineedng and Design NOTES: L 1. FLOOD ZONE LIMITS ARE SHOWN FOR THE FEMA INSURANCE RATE MAP ~ , FOR JEFFERSON COUNTY COLORADO AND INCORPORATED AREA, MAP NUMBER 08059C0215-E AND MAP NUMBER 08059CO194-E BOTH DATED w, -(TO BE RE VEDZ - - - - \ ~ T RpPOSED 1a cP - QUAIL ST. JUNE 17, 2003. THE PORTION OF THE PROPERTY NORTH OF THIS LINE IS IN 0' U'IIES " Vi _ - ZONE-AE OF THE 100-YR FLOOD HAZARD AREA, AND HAVING BASE FLOOD ELEVATIONS. THE PORTIONS OF THE PROPERTY TO THE SOUTH OF THIS LINE T LIE IN ZONE-X WHICH IS OUTSIDE OF THE 100-YEAR FLOOD HAZARD AREA _ bf,\\ \ I nJ, ~~i,y t% EXISTING / -I_ 1,~ ~snz4~~ f - ==r i / t M I m 10 DRAINAGE ! Il 2. SEE THE QUAIL HOLLOW CLASS 1 FLOODPLAIN EXCEPTION AND QUAIL HOLLOW ~ I I +zWw I \xs~ -L I _ I j EASEMENTS / / FINAL DRAIANGE REPORT FOR INFORMATION REGARDING CONSTRUCTION IN THE FLOODPLAIN j t ll S43 j/ / OPOSED DITCH A I'' L E W o° D K N O L L S 1 2 T H r: L N c P . R BOTTOM=2' ZONED R-t / 3. BENCHMARK ELEVATION WAS PROVIDED BY THE CITY OF WHEATRIDGE AS FOLLOWS: THE W 1/4 OF SECTION 28, AND HAS AN ELEVATION OF 5451.66 5436 n L°T „2m ~ 5435 - 3> RExIAINDeR - r 1I- \TH=Y / =41 LOT a BEUUxDeu , / (NGVD 1929) PROPERTY LIN ? ~)~ACV.'f 8 EXIST ~ - - _ - - ~-,1 VFW \ 1 1 (TO - Q".' a / W 431 l' ItD' mTiLESIS\ v - . _ ~ 1 II 1 I I IT / vV v s 43 j ~s - -'t ~t5-- t / - 1 1 • I 11 I! II : i \ \ / 1 PORnW w mAtT 12 %I~` \ \ / BRODKSDE SuBD:vISON EXISTING / OI f ` \ zw1EU R-1 OONCRETE \ \ DROP STRUCTURE f ° DROe~ , , I s9 STRUCTURE , 4J>~ `49A / i I y Y\ y' 1 ) PRO~!OSED 18'x6; CDC I 11 IM i IV j f I Y I J'" ~ tilt 1 / j /7 J/1 / \ 1 y ~ I\t f , r / / / I. II y 1 l , <D LRER+/~ I \ I _ II\ II I i ' 1 5A2 / DROP STRUOtfURE I 7 .I l a 1 5 1 vARK xG i / / /1 I ~~~y/ y~ A I 1 ~ 1 PROPER LINE s\ T~ ~ 1 \ ~ \ \ ~ I j- ;v~j\ 4f\\? 5 1 EXISTING LOW FLOW i`9 f f \ff \ ` ! N ` !1 N\ • DIVERSION INLET / P POSEN CR K r / i \ i 24i C P ~ i IMP VFiMENiS l REMOVEI ( ~ t f ~ / /i II ~ ~ r 'G/" S \ ry\ \ t'\ Y\\ \I~ ~-S~p} ~ \ ~ > C<4 T I ~ f1 ~ . ~ ~ ~ Ii \ 1 I \ 2~~-!1 ✓ / ~~y/) I 1 ^ ~4 I ®1161 I , r k~ ~ e r r \ t\ I I~ ~ t \ . ; { / / ~ ~ \\~t~ Ik-, w u, aeE•, i ~ I ~ ➢ i ~tx` ~ i' T~ `'~~54so ? I I 3 ' I /I~li f ! ♦ \ I t ~ { / I N~ `l``..~I( 111 k1! /PRO SEbb\ STOR ATOR \ VRi?° o D ~w l 1 + / + I i / \ t ,I !\~\y,\`C_S__f_ \I as°~__ ~y ` ~ °t yh ? l I 1 ; `.c ll II . + / . I 11 R SI OP 11 9 / 6RCLx90E EUSDI BD:NAOn ' WATER TT \ I G t; 1 ` c , _ \ I \ \ 1 : 1 / CGx[RER I EXISTING DRAINAGE. i \ II" V . t an f ZINJE) R-1 i I G y ~A. I \ 1 NP I MP tl \ \ EASEMENt\ \:/v s I !e~ ji / P 6=0i / I _ \ \_/i l \ ~ I 1 _ i I I6 I W t PROPOSE 1 V PE R I u <c \ Q ` Ile 1 - ~ 1 K 40 Pi 111 MIL A ' POND l f I+ 11 j 11 I I Ai :II I I ,I I OE NTION v j M w Js s r 111 f♦ ~ 1 IRACi D \ t~-+ \ 1 / \ % eAx2nAF wBmeaau \ PRO 5 C & CI OF EATRIDGE ? / i zDN© R_t FLOO P BO ART U ATE ? / ~V I I I „Er P°Np \ ft w I i 1 i I \ V{ I 'r" S- \ I I SP PA9KING -O \ I 1 it 1 r i 1 Iv 1 I I I i~ j I d II 1 ° ~ ~ 3 II 1 PR ED TR OID L A~ II'T V 1~ CREEK S CTIO III II \ ` YYY \ GRADE 111111 ) 1 J . \ ° / A\ i ¢ IQ I '1 I 1 4i t \ 1 V V i I I 1 T I j 10 i i \ \ ( j i BQGIN ~FF SITE FLOWSV 1 V 1 t I h EXISTING C TOURSV 1 )I ~ 1111 ? / \ I I II,~ T~ 1 EXISTING 1 6 1 FLOOD ZONE?,AS SHOWN' t ON 2003 FIRM MAP DI ERSI N DI H 1 111 t / ASPM1iLi GJeB / ~ i + Y ---SO SO 92- J EXISTING k T 1 ` VIII( .~-1 PORTI. a WALT 1D \I a SDN ~ 0 5} 1 F ^ a F p 1 \ n, ♦ PROPOSED DITCH EXISTIryG E~{STING 36" CAP J ~ I~l DI fi= E EA}~MENT STORM MANHOLE PRO LI NE PERT'( " " O SVE S°BOM S a`Il zarvED R-, I z 1 \ X1 \ BOTTOM=2' TH=2 E CMP E%ISTINNG 48 RCP RIM = 5428.86 EXISTING 36 IN V= 5423.50 PORnON o' ?ACic2l INV= 5434.31 INV OUT= 5443.45 BROOK BSY' ON ~$~(rJ EXISTING 36" CMP OR \ \ Z 4 v ZONEO R !ii~(Vt f-- _ AVE_ 50' ROW f0' EASEMENT CIUR w 35 25' NAPVE PWInNG - ..YARD 1 3~x AW JJ SNE D YE 6.5' 1J' IT 5 6' 4 - I'LL BPNK \'2A 3£ CT BANK I-~i~Ak 4E~. IF 16' 2'BODLDFR WPll Hle - \ - n PLAN \ -`a\ MAY' ~ A h 3]NO AVE _ \ Q 9 \ \ / 0 50 100 IRII 150 F \ BwSPNC 6NOUN0 LANDSCAPE AREA) _ 1~ 11 NANRPL BOROLI 125 AMVE LDW FLOW CHANNEL SCALE IN FEET 15MINOR STORM EVENT CHANNEL 8-'1_ zfiin AyE VA- TYPICAL STREET SECTION N.T.S. TRAPEZOIDAL CREEK SECTION N.i.S. CREEK SECTION IMROVEMENT N.T.S. "'°'N,tt MAP NTS NOTE: D n ,DD AR DW=660 `h NOT FOR CONSTRUCTION DESIGNED: R_ DATE: 07115/2007 DRAWN: TP DATE: 07/16/2007 GK COTTON CONSULTING INC CITY OF WHEAT RIDGE JEFFERSON COUNTY QUAIL HOLLOW DRAINAGE AND GRADING PLAN C2 CHECKED: GKK_ DATE: 07/16/2007 REVISED: DATE: , Hydrologic Engineenng and Design , PROPOSED SUBDIVISION 5440.00 5430.00 5420.00 5410.00 5400.00 10+00 11+00 12+00 13+00 14+00 15+00 QUAIL CREEK PROFILE 0 40 80 120 HORIZONTAL SCALE IN FEET VERTICAL SCALE = 10:1 16+00 17+00 18+00 5440.00 5430.00 5420.00 5410.00 5400.00 19+00 NOT FOR CONSTRUCTION DESIGNED:~)= DATE: 07 /16/2007 DRAWN: DATE: 07/16/2001 GKC ~+OTTON CONSULTING, CROWN LAND DEVELOPEMENT QUAIL HOLLOW INC cHEDKED:- DATE: 07/16/2007 WHEAT RIDGE, COLORADO SUBDIVISION QUAIL CREEK PROFILE C4 REVISED: DATE: Hydrologic Engineering and Design WEST 33RD DRIVE a STA. 17+22.01 ELEV. = 5437.88 ,011, n rc II ~ c ~ a 0 rc rn v m N U ~ + EXISTING 0.30% W ST 33RD DRIVE o II o GROUN ~ STA. 12+78.49 D ✓ E EV. = 5427.50 n + N _ _ N M _ II o II o 030% a PROPOSED FLOW INE o z END PROPOSED r QUAIL C EEK QUAIL CREEK M _ M rn _ M i m EL. 5432.04 INVERT OF 24" RCP 0f_30% n RIPRAP w a o ~ / \ 1 OUTLET 103' OF 6218 ¢ F o BEGIN PROPOSED r v I PROTECTION CBC O 0.50% m a 0.30% I / Qiun = 680 CIS m QUAIL CREEK _ STA. 11+03.60 / v EL. 5417.50 ~ r 0.50%~ 1 1 / \I T " 64 ' OF 6' x TOP OF EXISTING 24 .50% C B C O 0 0% SANITARY SEWER RIPRAP 0" = 680 cfs EL. 5415.25 OUTLET PROTECTI N City of Wheat Ridge pF WHEgTP Community Development Department Memorandum CSC ORA~~ TO: Dave Brossman FROM: Meredith Reckert SUBJECT: WS-07-01 DATE: July 23, 2007 Attached are two copies of the final drainage report and Class I special exception information for Quail Hollow Subdivision. As you may be aware, this case is scheduled for planning commission public hearing on August 2, 2007. I will be writing the report this week so any comments would be appreciated. MEMORANDUM To: Meredith Reckert, Senior Planner From: Joyce Manwaring, Parks and Recreation Director Re: Bike/Pedestrian Path from Prospect Valley to Lewis Meadows in association with the Quail Hollow Development Date: July 20, 2007 Based on the Park and Recreation Commission discussion regarding the Quail Hollow subdivision and the subsequent motion passed to ask for fees in lieu of land, I am sharing the following comments and consensus by the commission regarding the development. The following are guidelines we believe should be part of this project: 1) Construction changes associated with the Quail Hollow Project to mediate the effect of the flood plain around Lena Gulch should be designed and implemented in such a way as to provide an immediate or future opportunity to incorporate a Bike / Pedestrian path connecting Lewis Meadows and its surrounding neighborhood with the Prospect Valley Elementary School and its surrounding neighborhood for the following reasons: a. Provide a safer and more effective path for children to travel to and from school. This path may encourage children and their families to walk to school which could reduce traffic congestion around the school and on 32"d Avenue during heavily traveled rush hour times. The ability of citizens to walk or bicycle rather than drive also supports the goals of the Thriving Wheat Ridge Organization. b. Provide better access and connectivity for pedestrian and bike use to both Lewis Meadows and Prospect Valley Elementary School for the surrounding neighborhoods to pursue a variety of recreational activities in support of the goals established in the Park and Recreation Master Plan. 2) It is our desire that changes to Lena Gulch are designed in such a way as to provide the most "organic" appearance and minimize the amount of concrete "channeling". The Park and Recreation Commission is aware of the political sensitivity surrounding the original inclusion of Lena Gulch Bike / Pedestrian Trail and the subsequent removal from the final version of the Park and Recreation Master Plan. It would be our goal that those areas where a trail along the path of Lena Gulch is not feasible be identified and stated overtly as such by City policy. However, in some areas where a path is potentially feasible (e.g. adequate space along the creek, minimal negative impact on houses proximate to the path, provides a significant benefit for the adjacent neighborhoods and/or the city at-large) such as, in our view, the section along the Quail Hollow development, funds should be appropriated and a process put in place to determine the cost:benefit opportunity of designing, constructing and maintaining an addition to the City's trail system. OWN RFQFRIFFMO E_ WS, CROWN LAND DEVELOPMENT, UPC AND MIANTHUR NULL BENS WE OMENS OF ME READ PROPERTY OE T'AO AC PAS DESCRIBED S µD BEING LOT 2. APPLERRUIR WERM NO A SUSYMNSCN PRECEDED Pl RECFPnON NUMBER RW61A2621. MO LET S. ME P SOON 10 FEET OF LOT 0. AND ME NORM 2OJPA FEET LEFT 61 APPLERHAVED MORE 12M PM.. ME NORTHWEST CHARTER OF SCOLDS DW. TOWNS LAPP 33E WYN.LRANGE 69 BEST OF 11. ALL CITY OF WHEAT RIDGE COUNTY OF UNTTREM. STATE OF COLORADO, AND MORE PARTICULARLY BERAGNEXIL AS FOLLOWS BASS OF BESINGS ALL HEARINGS CONTAINED HEREIN ME BASED UPON ME ASSUMPTION MAT ME SW M UNE OF ME FORNMEST GRANTER CF SE M. D6, SEEMS S 59Y9 'S5' W, ANO ACLU DRIES AS FC10W5: -ME CENTER WAM. CORNER CF SECTION 28 BEING A FOUND 3-1/4' BRASS CAP. IS 2691 N BRUCE EOY. -ME WEST WAPTF CORNER M BOSTON 2E BONG A FOUND 3-1/4' BRAS CAP, LS MISS. IN RANGE BOXL 011uwaxD AT SAID CENTER CJA AIN OF FRENCH AS, MERGE S HASH 5S A ALONG SAO WON USE OF ME NORTHWEST OOMT . A DISTANCE OF IRCE 77 FEET: NANCE CHCONO 56- W. SUBDIVISIOA MBO E 22'40 FEET TO ME BOJIHEAST CONGO OF LOT 1, SAID APPI£WGbO ENAMEL MERGE N l AS ALONG MEEASTERLY ONE OF SAID LGT 1. A DISTANCE OF 608.80 FEET TO ME SW O SAN L 2 AS ME PqM OF SUNNI THENCE ALONG ME SOUTHERLY ONE, WESTERLY ONE. NORTHERLY ONE AND EASTERLY USE OF SAD LOT 2 ME H.C.S. FOUR (q CCARACG ; R S 091936' W A DISTANCE E 492.24 FEET: 2) N 00'3x'33' W, A DISTANCE OF 696.05 FEEL 3) N B915'27- E. A DISTANCE OF ASSAA ENT: 4) S 0030'56" E. A DISTANCE W 03256 PEST TV ME NORNNESI CORNEA OF SAID SWAN 10 FEET W L07 4 ASSUMED MORE, 12M RUNG. 9rl E ALONG ME NCRMERLY ONE OF SAID SOON 10 FEET OF LOT 4. A DISTANCE OF 17757 DUE TO ME NORTHEAST CORNEA THEREOF: MENCE E MEND ME EASTERLY UNE OF SAO SWAN 10 FEET OF LOT 4, SAID LOT 5. AND SAD NORM 20 ET OF LOT 5 RENEGADES KNOLLS, ON F1UNC. DISTANCE OF 310.00 FEET TO ME SWMEAST UNFAIR SE F SAID NUNN 2m FEET OF LOT 6: THENCE 5 69Y3'0R W ALONG ME SOUTHERLY ONE OF SAD NORTH 2W FEET OF LOT 6. A FEATURE OF HIDE FEET YO A POINT ON SAID EASTERLY UNE OF EST L MOUNTED SANDAL WORDS AIRONYON: FACE N PARTIALLY UNE. A DISTANCE OF 4507 FEET TO ME NORTHEAST CRONES OF ARE FOR 1 AND WEAT E PONTNa SNPARTIALLY BECTINwrt 01 NAVE ROD SHELF OBD AN A WAL HdILW Sl~,N9OR FULLSOMMON OF PART UP ME CITY OF WxEA7 RIDGE COLORADO AND BY MORE PRESNTS DO DEUICAM TO ME ON UP WHEAT RIDE AND ME PAGED THOSE PORTGNE OF REAL PROPERTY SHOWN AS RIGHT-W-WAY. AND 00 FURTHER DISTORT: TO ME CITY OF REHEAT RIDGE AND MOSE MUNICIPALLY OWNSO Al MUNICPALY FRANCHISED UTL~I ARCS AND SWORDS THOSE POROUS OF PROPERTY SPORN US E FDA IS. WER. W.M. MAINTENANCE. RREPAIR AND REPLACEMENT FCREALL TSERNCES ETWO INCLUOEB ABUT IS NOT U OOHTO TTELEPHONE P PES REETEXrON EPR OSE STNREET LGHHTSAANDSALL APPURSTRANCES'THEERETY) S' SING HATER SYSTEMS AND CAGAN LAND DEVELOPMENT. LLC OS WNPUA .11 AIO.5O MARY WHEAT RIDGE, W 80033 NOTARY CERTI STALE OF COLORADO 1)45 JWAIL STARS .EAT ROSS CB 00033 LOW, BY JEEFE SOV;BO WE SOLDIERS INSTRUMENT RIPS AWIOWEDGCO DEFEND ME NIS _ DAY OF _ A.A. EGUI BY SIEVES S. ME(ENDRY AS MANAGER OF SUDAN LAND DEVELOPMENT, LLC. WHERE MY HAND AND OFFICIAL SEAL MY CONGRESS EMPIRES'. NOTHORLY PUBLIC NOTARY CmTI1 STATE OF T EREADD COUNTY E JRUNNION )S ME FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME NO _ DAY OE A.U. EGGS, BY MCARTHUR 0. RILL AND IEILA J. BILL AS GAPERS. MAMESS MY HAND ANO OFFlS. SEAL MY COIMISSON EYWRES: .STONY PUGUC QUA L a0L LOW9 SSM o BOMOCH A RESUBDIVISION OF LOT 2 OF APPLEWOOD BAPTIST CHURCH SUBDIVISION AND PORTIONS OF LOTS 4, 5 AND 6, APPLEWOOD KNOLLS, 12TH FILING LOCATED IN THE NW 1/4 OF SECTION 28, T 3 S, R 69 W OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUTY OF JEFFERSON, STATE OF COLORADO SHEET 1 OF 2 NOTES: 1 BAD A Or GIGS: ME SOON LANE OF ME OW 1/4 OF SECRON 28, OF ME AN RANGE PERSONT AND AS SHOWN ON ME CITY O RIGHT CF SEARS S 59195C W AS WAY S REFERENCE MONUMEN OO N EPA AS MONOMENN MAP I14 R 2, ALL ExSESUSS WORD HEREON PRE M FEET. ALL SCIENCE SHOWN HEREON ARE N DEGREE- MONUMENT UP L AN N SURVEY BOUNDARY R MONU ENT OR ACCESSORY SORY COMMIS A N CUSS Tn0 (Z) 4 MY ASPIRIN MISOEMEANOR PURSUANT TO STATE STATUE 10-4-508. C.R.S. ACCOR O CUR s. YN DIRECT IN THUS'SURTVEEY SS TIS THREE FEARS Ouicw YOU UGIR HIP IIS`mrA` WIN DETEST IN NO Y ACTON BASED UPON ANY RVEY BE COLIMENCEO MORE MAN THEN :iMS MAY ANY MR DAIS OF CRRTFICATWSNOUN NELSON, s 5, FLOOD C ARE OAN AC COPP AE ~AMAPFLOOD UMBERROBOC59CORATE L FOR 21S-E JEFFERSON COUNTY COLORADO NAME B LINE 11, 11, 2CN. NE PROPERTY NORM OF ME UNE IS IS 20NE-AE OF ME 100 1£M RCCO HAZARD AREA. AND CAVES BASE FUNCY OPERATING. ME REMAINDER OF ME SUBJECT PROPERTY. INCLUDING THE SOUTHERN L07 LES IN ZONE-W TOWARDS) EPICS IS OUTSIDE OF ME 1C0-YEAR DOES BASIS AREA. OU SURVEY DOES NOT WHE IE A PRE SEARCH Br JINN ENGINEERING INC. TO DETERMINE SMOMS F THIS PARCEL RIGHTS SO BAY, EASEL , AND ENCUMBRANCES OF RECORD MORE BASED UPON A RRE POUCY By ORDER NC 0. ALL LOT COINER MONUMENTS SHALL BE SET PER COLORADO STALE STATUTE 38-51-IW BAPTIST CHURCH SUBDIVISION VACATED N THIS P Fi EASEMENT SONDES W ME APPIEWMA JOHN ENGNEETAING INC. HAS MADE NO INVESTIGATION OF INDEPENDENT THE SEARCH TO DETERMINE OUGERCHIP G- THIS TRACT OR TO GRAITY EASEMENTS RECORDECANRECURDEO. nnE GBRNC MFV C GSTRETH SMAGANTS OR ANY OVER FACTS THAT AN ACCURATE AND GO FRESH IMPSY OJECT PROPERTY IS ZONES R-T MENCENTAL-ONE) ACCORDING TO ME CJtt OF. WHEAT R11DGEE AREA PETER SHOM 12SHOWNME ASHLYINGG INNS A DRAINAGE EASEMENT SHALL ABE CWSNUCLTFDD ANDAHAITANTS BYHMEN OWNER MY SNUCTOYUAND MAINTENANCE ISENOT PERFORMED BYN SAID ORDER,I ME CITY OF .11 ROSE SHALL HAVE THE SUM TO ENTER SUCH AREAS ADS PERFORM ME SUCCESSOR RR. ME COST OF AGREES YO PAY NO .11. BUILDINGS OR WROMAI ENT MRSIGNS HALL AS CONSTRUCRO IM WE DETFNnON OR DRAINAGE CHANNEL AREAS ADD W ANDES CR ALT:RA SW AFFECTING NE MORAUUC CHARACTERISTICS OF WE USENTON OR DRAINAGE CHANNEL AREAS ME BE MAINE MTNOUT ME APPROVAL OF WE DIRECTOR OF PUGUC WW(5. 13. STREET RIGHT-GF-'NAY MONUMENTS SHALL GE SET El TO FINAL LIFT OF ASPHALT PAVEMENT MONUMENT HARDWARE AND RANGE BOLES FALL BE PROMECD BY ME CITY OF MARL RIDGE UPON REQUESI 14. - TRACT B IS FOR OPEN GRACE ANC TO BE GGETAIM BY WE HOMEOWNERS ASSUGATDN. WATER xnON AND OPEx SPACE AND IS i E MENTALLY - TRACT C IS FOR BY EEDUCERSMASIS IS ACEL GORDON EASEMENT NINE EI T-FOOT (B') ROE DAY-Url EASEMENT IS HEREBY WARMA ON PRIVATE PROPERTY AONCENT M ME FRONT AND REAR LOT UNFS OF EACH LOT N NO NBOIGION. IN NOSTM, EICXi-ROOT (e') WiE ORY-UTUT" VSEUROPE All HEREBY GPMIEIN AROUND ME PERIMETER M PLATIEIN LEAS xC LUNG WASTE PA Zlt AND/re Ov Pf AREA 5. THESE EASEMENTS ARE RESERVED FOR MS INSTALLATION. MAINTENANCE, AND REPLACEMENT OF ELECTRIC. GAS, IEIEMSON CREATE AND ICACONS FPEMPLU PERMANENT STRUCTURES ADD WATER ME PLANS SHARP NOT BE PERMTTED minx SAID MTRI EASEMENTS 16 CITY OF WHEAT NOW EASEMENT NOTE S OT (10)'M IT EASEMENTS ARE HEREBY DAMMED ON FROM PROPERTY ADJACENT TO ALL FLOOD STREETS AND FRONT AEG REAR PROPERTY LOU OF EACH LOBO IN ME E'JWIERTTY ADJACENT i0 ALLEAS E LOTOLOU aF EWOE ACH LOIN ME SUBDEGEOR GRANTED ON AVER THESE FA59AEHOR ARE EDUCATION FO E INSTALLATION, MAINTENANCE M REPLACEMENT a "PLEIC, GAS. TELORSON CABLE WALP NAGE AND RISCOMMUNICATDNS FACILITIES, CIVILPAW, BEEMAGEULS smuCNF°s AXIS WATER ME2PEASEMENTS WALL l BALO E PERYITTTED STRUGGLE IN ME UTUTY EASEMENTS. VACATION CER11FCAIE ME ETENTM EASEMENT AS ELPEASLOFD BY WE PLAT AND AS SHORAN ON LOT 2 CH ME PUT OF APPLEAOOD BAPTIST CHURCH SUBOWSIOL RECORDED IN JEFFERESS COALUTY FUTURES AT RECEPTION NO ID08u262T IS WIDELY VACATED MIS DAY OF S CH q '£J NAi ME Ile., w. d -AREME PLANNING COMMISSION CERTmCATE: RECOMMENDED FOR APPROVAL NO SAY OF- 2007, BY THE WHEAT RIDGE PLANN1.40 COMM1SAWGM CITY CERIiFICATON APPROVED THIS LAY OFD 2W7, BY THE WHEAT RIDE CITY COUNCIL. ATTEST: CT CLERN COMMUNITY DEVELOPMENT DRECTOR .DEC. OF PUBUC WCRRS C FRK AND RECORDER'S C TFICAIION STATE OF COLORADO )BO CNJNTY of JEFEERSrn HEREBY PRETTY THAT MIS PLAT WAS FILED ON NO OEFOR OF ME COUNTY CLEW( AND ENMBER OF JEFFERSON WJNTY AT GCLDEN. W RAD, 0 CUDGI _ M. ON AT - ON MS__ DAY M _ WIDE A.B. IN BOCK - PACE RECEPTION N0. JEFFERSON SOUGHT CLOW AND RECORDER DARED IoM, raJSRE. APPI£N000 eA➢nsT wURGH 1, WESTERNER R. MIDLAND. 0 HEREBY CERnEY THAT ME SHOWS OF ME BOUNDARY OF auL Nalllw SLBgV.9CN WAS MADE BY ME OR UNDER MY DIRECT SUPERVISORY AND TO THE BEST OF MY NNOW.EOOE. INFORMATION AND BEUTM, IN ACCURGANE ANN ALL APPLICABLE COLORADO STATUES. CURRENT RECORD UPON AS AMENDED. E ACCOMPANYMG PIAT ACCURATELY REPRISE 1T SAID SURVEY. CHRISTOPHER H. MoRVAN FORsAND ONCe HARE OFiNG ANDARTY.1 .G AID" NOTARY PUBUC CASE HISTORY Ms-' w- 0707-n -07- 4 Wn-BY-N - I E.-HASE MAMIN.£ r11 QUAIL ST. CNRB RE7. W/HANDICAP RAMPS 1 I ; r 2 y 1 x PT SiA. 0+O S0> I~ N 5649.1 E '220.. 1 M . . v .pl S ...r r PRC STA. ]+45.3] , . . a N 5662.8 WT E 6162.65 PROPERTY LINE L=46.49' _ 6 :15' LBL R=100.00 - + ROAD 7+129 ' DITCH . $TATA i7+32.01 SiA 16+78.31 15+66.68 STA N 5]05.] _t . N 5013.35 E 6103.16 \ 1 E 6074.35 " '6x00 1l' 42 1 'a 1 :Oi 6 11 10°RCP 2B S RABIU9, _ x t W URB RETURN I I W/HANDICAP RANPS 5 v. x... , I J~ I G PROP09E0 - 9TA. 1]+02.]3 \N 6626.96 E 61]1.]6 104.42' BEGIN ALGNMENT Y y0 9 N 5673.1 0 Pi STA. 6+33.17 ~I \\\\`+1 1 STA 0+00 00 E 6052.20 \ 7+6061.53 i It"1 00° PC'7A. 6+96.08 E 5969.52 56]3.06 STA. 14+91.06 p I E 6115.91 JA P 5860.62 O o, 1 I oo i E 6016.13 0 o i 0'a Op 9' p PROPERTY LINE f~ P1 Op O ft 6'.1 5' GEL y sTA. 13+9205 . 0+91 aoRO sTA / 946.86 DITCH STA. 12+7849 ~`+.6 ` \5940.13 IN / II PC STA. 5+53.17 5702.60 E 5900.12 PROPOSED DRAINAGE y4Pry'Yx' LOi +.6 ,C R fl"C x EASEMENT pp ,Rµ.. : -YYY.ry~ ~f i''rtrt Ap0 pp STA 1+10.09 00 Pi STA. 33+29.45 _ 11+0 ~ PC . 34 /v "E L \ N 6020.7 L_210.56' 5861 821.26 \9 E 5060.80 E 5811.39 LOT D a=100.00' \0+00 `'110p 00' VA. 11+00 6100.93 003.35 np~c a BEGIN ALIGN M ENT / , 0E6651TN N e..ekd:e: saya:.:.fC:u NT 620588 i, /Y/ / E 5769.77 E 57]8.. 04 L IUMV All' 9 Y _nc ENO DITCH PROPOSED ",DITCH e - IA5. _ OB PROPOSED DRAINAGE x AP DITCH E 5 51.95 EASEMENT 5766.38 S655J5 - - - - - - - - - - - - - - - - - E__~ PLAN 0 4® SCALE IN ~ET NOT FOR CONSTRUCTIONOPERTY LINE oEVCNEO~E_ are D7/ 6/xoo] CROWN LAND DEVELOPEMENT QUAIL HOLLOW HORIZONTAL CONTROL PLAN C1 tJENI+OTiON l'ONSULTING INC oRAxv .:r oATe 47/14134➢Z A,' WHEAT RIDGE. COLORADO SUBDIVISION C _yt PLHEC NCG 11 .CNRC1, g}/s[ypp e EnnmennnnanE D-1- Page 1 of 2 Meredith Reckert From: Joyce Manwaring Sent: Thursday, July 05, 2007 8:50 AM To: Meredith Reckert Subject: FW: Applewood Baptist Church field Meredith, For your information. Joyce Joyce Manwaring, Director Parks and Recreation 4005 Kipling St. Wheat Ridge, CO 80033 (303) 231-1308 (303) 231-1350 FAX jni,iiiwaring(~ci.wlieatridge.co.us www.ci.wheatridge.co.us From: Lhgibbardcspe@aol.com [mailto:Lhgibbardcspe@aol.com] Sent: Tuesday, July 03, 2007 3:40 PM To: Joyce Manwaring Subject: Re: Applewood Baptist Church field Thank you for your message. It may interest you and the City of Wheat Ridge to know that with the exception of one (1) homeowner (Dr. and Mrs. Macarthur Hill) on the east side of the subject property NO ONE wants to see this property developed EXCEPT the developers! That property is teeming with wildlife that will be permanently displaced. None of those creatures that call that property home will return after it has been developed. What we do to our wildlife, we do to ourselves. When we have so little regard for creatures who have no voice in what becomes of them, one day we will (and in some instances, this is already the case) have little regard as to how our actions impact our fellow humans. Both the City of Wheat Ridge and Jefferson County should be doing ALL that they can to preserve this property for open space and wildlife habitat. Likewise, they should also both be ashamed for turning a blind eye to the irreversible impact/irreparable harm that development will have on creatures who live, breed, and raise their young in that open space. In case no one has bothered to investigate, the Canadian geese use that area during the winter for a resting spot along their flight path. They forage for food back there. They practice "touch-and-go" landings. We enjoy watching their young learning to fly back there. We enjoy hearing them trumpet greetings as well as warnings to one another and their natural predators. Foxes mate and have their kits in that field. The only people who want to see that field developed are the Hills and the developers for their personal, selfish monetary gain. They care not one iota about what any of the other families whose properties adjoin that space think or want to see happen back there. Does the City of Wheat Ridge REALLY need that property developed? I think not. It is nothing less than utterly ABSURD to say that it needs what little extra revenue it will generate paid into its coffers. Isn't that what CABELA'S is supposed to do? Make the City of Wheat Ridge megabucks? The powers that be in the City of Wheat Ridge right now are ruining Applewood with their lust for dollars. The people who have lived here for decades are NOT impressed with your "glorious" plans. Very truly yours, 7/5/2007 Page 2 of 2 Linda Gibbard See what's free at AOL.com. 7/5/2007 Meredith Reckert From: Alan White Sent: Tuesday, June 19, 2007 1:46 PM To: Joyce Manwaring; Meredith Reckert Subject: RE: Quail Hollow Follow Up Flag: Follow up Flag Status: Red This is going to be interesting. Council can consider land dedication for trails in lieu of parks, but Council made a decision to delete the Lena Gulch trail from the P&R Master Plan. We can't require the dedication because it's not in the plan, but we can ask the developer and if they agree to it, we're fine from a legal standpoint. I worry about Council's reaction. I see a reaction like 50th Avenue staff getting beat up because Council thought they put an issue to rest. I think the other drainage easement may not be well-suited to a trail. Backs of lots, underlying ownership is private, narrow configuration are conditions that may not make a trail here feasible. Alan White, AICP Community Development Director 303-235-2844 From: Joyce Manwaring Sent: Tuesday, June 19, 2007 10:21 AM To: Meredith Reckert Cc: Alan White Subject: Quail Hollow Meredith, The Park Commission took a field trip to view Lena Gulch on the 18th of June. There was not a quorum present, so the commission had an informational meeting. They were not able to make a recommendation on the Quail Hollow development due to lack of a quorum. The commission has asked me to convey to you that they are interested in possibly asking for land dedication in lieu of fees, for the purpose of access and trail development along Lena Gulch in that area. Question: The plat shows a drainage easement running north/south to Lena Gulch. Could this area provide any type of trail development from 33rd to Lena Gulch? Joyce 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 ww vxi.wheatrid geco.us Page 1 of 1 Meredith Reckert From: Meredith Reckert Sent: Wednesday, June 13, 2007 4:13 PM To: Dave Brossman Cc: Tim Paranto; Alan White Subject: McKendry Hi, Dave As a follow-up to our meeting Tuesday, the McKendrys indicated to me that they do not want additional work done on the civil plans in preparation for the upcoming Planning commission meeting on August 2. They understand this is at their risk and that the plat may need to be modified later if the review of the civil drawings change the lot and/or easement layout. I also told them about the covenant agreement document and they said they would be okay with that as well. Mere Meredith Reckert, AICP Senior Planner Wheat Ridge Community Development Department Telephone: 303.235.2848 FAX. 303.235.2857 6/13/2007 ~l ~L City of Wheat Ridge ` De MEMORANDUM Oepadment of Public Works TO: Meredith Reckert, Senior Planner FROM: Dave Brossman, Development Review Engineer. ^ DATE: June 8, 2007 SUBJECT: Quail Hollow Covenants Please note the following changes/additions to the Quail Hollow Final Declaration of Covenants, Conditions, and Restrictions. 7.4 Maintenance Assessments. • Regarding the $375/year HOA dues originally stated in this section: We need to have GK Cotton provide the City with an annual cost estimate to maintain the minor tributary channel to Lena Gulch. I seriously doubt the proposed dues will adequately cover the maintenance of this facility AND the entirety of the common areas within Quail Hollow Subdivision. I will be asking Ralf to include a maintenance cost estimate with the next submittal. Change to 7.7: 7.7 Maintenance of Storm Water Conveyance Swales. • Change the existing language to read: Maintenance of all stormwater drainage conveyance systems lying within easements of the Quail Hollow Subdivision shall be the sole responsibility of the Homeowner's Association and its heirs, successors, and assigns. If these areas are not properly maintained, the City of Wheat Ridge reserves the right to enter such easement areas and complete the work, the cost of which the Association, its heirs, successors, and assigns agrees to pay. 8.2 Easements. • Remove the last sentence: "Declarant may abandon such easements without in any way being obligated to remove the utilities installed therein." The standard City requirement for the abandoning of utility easements is to have the parry wishing to have the easement removed provide written approval prior to the abandoning of such easements. This allows utility companies who may have facilities within an easement to provide continual service, and also allows for maintenance of those facilities without legal issues. XC: Steve Nguyen, Engineering Division Manager File To More - Quail Hollow (33rd and Quail) (6-&07).doc Preliminary Drainage Report Quail Hollow Wheat Ridge, Colorado MAX 2007 Prepared far. Crown Mill Land Development PO Box 5148 Wheat Ridge, CO 80034 Submitted to. City of Wheat Ridge, CO M Prepated by: GK COTTON CONSULTING, INC 10290 S. Progress Way, #205 PO Box 1060 Parker, CO 80134-1060 QUAIL HOLLOW PRELIMINARY DRAINAGE REPORT MAY 11, 2006 Table of Contents I. Introduction ...................................2 II. Historic Drainage System ...................................3 III. Proposed Developed Drainage System ...................................3 IV. Conclusions ...................................5 V. References ...................................6 ENGINEERS STATEMENT: I hereby certify that this report (plan) for the preliminary drainage design of the Quail Hollow subdivision was prepared by me (or under my direct supervision) in accordance with the provisions of the City of Wheat Ridge Storm Drainage Design and Technical Criteria for the Responsible Parties thereof I understand the city of Wheat Ridge does not and shall not assume liability for any drainage facilities designed by others. Ralf Sieberer, P.E. Registered Professional Engineer State of Colorado P.E. #35169 GK COTTON CONSULTING, INC. 1 OF 6 QUAIL HOLLOW PRELIMINARY DRAINAGE REPORT MAY 11, 2006 1. INTRODUCTION A. Site Location The project site is located on the north side of West 32nd Avenue between Simms Street and Quail Street, City of Wheat Ridge, County of Jefferson. The street connection to the site will be at the intersection of 33~d Avenue and Quail Street. The parcel is described as Lot 2 of the Applewood Baptist Church Subdivision in Township 3 South, Range 69 West of the 6th Principal Meridian, the NW'/4 of Section 28. The site is west of Applewood Knolls 12th Filing, south and east of the Brookside Subdivision and north of Lot 1 of the Applewood Baptist Church Subdivision. B. Site Description The site contains an area of approximately 7.9 acres. The existing property is an open meadow with Lena Gulch defining the northern border and Applewood Baptist church along the south. The east and west side are bordered by single family home residential subdivisions and open lots. The northern portion of the site lies within the Lena Gulch Major Drainage way and is within a 100-yr flood hazard zone. A minor tributary to Lena Gulch enters at south east comer and traverses north-west across the lot to connect to Lena Gulch. A 24" pipe and a pair of 18" pipes have been placed in the tributary to facilitate driving across the ditch. A portion of this ditch is contained in a 46 foot drainage easement on the south east portion of the lot. A 36" CMP contained within a 10 foot easement lies along the west side of the lot C. Proposed Project Description The project is a fourteen home cul-de-sac subdivision. The development will include improvements to the floodplain of Lena Gulch. Stone retaining walls will be built along the gulch to contain 100-year flows. The walls will also protect an existing sanitary sewer and provide an area for native landscaping. The existing minor tributary will be contained inside a 40' drainage easement. The tributary will be re-aligned in an improved channel with culvert crossings under the West 33~d Drive. A vortechnics water quality BAD will be installed under the street. The water quality BMP will treat stormwater flows and convey them to the culvert. A ditch will be constructed along the west lot line to convey offsite flows around the property to Lena Gulch. D. Flood hazard and Drainage Studies Flood zone limits are shown for the FEMA insurance rate map for Jefferson County Colorado and incorporated Area, Map Number 08059C0215-E and Map number 08059C0194-E both dated June 17, 2003. The portion of the property north of this line is in Zone-AE of the 100-yr Flood Hazard Area, and having base flood elevations. The portions of the property to the south of this line lie in Zone-X which is outside of the 100-year Flood Hazard Area. A second line is shown as the proposed limits of the 100-Year Floodplain boundary as defined in the updated Urban Drainage and Flood Control District, Flood Hazard Area Delineation Study (by GK Cotton Consulting, currently under review by UDFCD and City of Wheat Ridge). This new GK COTTON CONSULTING, INC. 2 OF 6 QUAIL HOLLOW PRELIMINARY DRAINAGE REPORT MAY 11, 2006 floodplain delineation will be transmitted to FEMA upon completion of the Lena Gulch FHAD update (in early 2007). A third line is shown as the proposed floodplain after the completion of the project. This is the proposed floodplain after the construction of stone retaining walls along Lena Gulch and filling in the area behind them. The design of the disturbance within the flood zone will conform to Section 26-801 Floodplain control of the City Code. A class 1 Floodplain exemption will be applied for with the final drainage report. Detailed calculations will be provided in the final drainage report. II. HISTORIC DRAINAGE SYSTEM A. Major Basin The site is adjacent to Lena Gulch, a major drainage way. Traversing the site from south to north is a minor tributary to Lena Gulch. This drainage way is part of a current update to the Lena Gulch (Lower) Master Drainageway Planning. This study is jointly sponsored by UDFCD and the City of Wheat Ridge. The Lena Gulch drainage basin consists largely of residential neighborhoods of single family homes that drain via gutters and storm sewer systems to Lena Gulch. The tributary crossing the site carries flows that almost entirely originate in the City of Lakewood lying south of 32^d Ave. These flows are conveyed via an open ditch across the property. The basin has a 100-year peak flow of 680 cfs and a 5-year peak flow of 250cfs. Large events overtop the channel and sheet flow across the property to Lena Gulch. B. Historic Sub-Basin and Site Drainage The existing site consists of one basin (Hl). This is a 10 acre basin that includes a portion of the church property to the south. This basin is conveyed as sheet flows that either flows directly to Lena Gulch or to the tributary. Following is a summary of historic flows Basin 2-Yr 5-YR 100-Yr Hl 0.6 cfs 3.1 cfs 18.8 cfs III. PROPOSED DEVELOPED DRAINAGE SYSTEM A. Criteria The proposed site is divided into three sub-basins. Flows from Basin Al are detained in the onsite water quality BMP. Flows from Basin A2 are the un-detained back yards that pass directly to Lena Gulch. Flows from the third Basin A3 come from the off site church property to the south and are diverted by a ditch along the south and west side of the property to Lena Gulch. GK COTTON CONSULTING, INC. 3 OF 6 QUAIL HOLLOW PRELIMINARY DRAINAGE REPORT MAY 11, 2006 Basin Al consists of the majority 14 home sub-division and the entire roadway surface (5.03 acres). • Basin A2 is the back-yazd portion of Lots 6 thm 10 • Basin A3 is the church site to the south and includes the area of the existing drainage easement. The Rational method was used to determine sub-basin peak flows. Required detention volumes, detention release rates, open channel design, and culvert design are per UDFCD Volumes 2 and 3. Peak flows, detention volumes, culvert sizing, and open channel hydraulics were calculated for the 5 and 100-Year events. B. Runoff Basin Al captures lot and street mnoff and conveys flows via the street gutter to the proposed water quality BMP located in the under the street. Flow rates are 17 cfs and 6 cfs for the major and minor storms, respectively. Basin A2 is the backyard runoff from lots 6 thin 10. This area also includes the undeveloped area to the north of Lena Gulch and Lena Gulch itself. Flow rates are 7 cfs and 2 cfs for the major and minor storms, respectively. These flows are not estimated to have an adverse impact on the existing gulch. Basin A3 is the proposed Applewood Baptist Site. Flow rates are 29 cfs and 14 cfs for the major and minor storms respectively. The majority of the runoff will come from the discharge by the existing church detention pond. Existing releases from the pond sheet flow across the project site. Releases from this pond will now be captured by a ditch along the west edge of the property in a 15- foot drainage easement to Lena Gulch. The ditch will be a grass lined with a 2' bottom width, 3:1 side slopes and a 2' minimum depth and discharge directly to the ditch. C. Detention The site is adjacent to the Lena Gulch major drainage way and is subject only to storing the Water Quality Capture Volume (WQCV). The calculated volume for the site is 0.19 ac-ft (8341 R3). A Vortechnics water quality unit (provide by Contech) will be installed to provide treatment of site runoff. The Vortechnics will be a 5'x11' unit installed west of the box culvert. Low flows will be diverted by a weir from the inlet in the street to pass through the unit. The unit is sized to provide removal of 80 percent of total suspended solids. Treated water will discharge into the box culvert. Detailed calculations of the Vortecnics and bypass weir will be proved in the final drainage report. D. Streets The cul-de-sac will be provided with standard curb and gutter. Flows will be contained within the street for both the minor and major storm events. The low point of the street is adjacent to the water quality pond. A cross culvert will be constructed here to bring flows from the far gutter into the pond. E. Open Channel Flow A tributary to Lena Gulch traverses the property from south to north. The creek will be re- aligned along the back of the lots. The flow through this channel is 680 cfs per the updated Lena GK COTTON CONSULTING, INC. 4 OF 6 QUAIL HOLLOW PRELIMINARY DRAINAGE REPORT MAY 11, 2006 Gulch (lower) Drainageway Master Plan. The proposed channel will have three tiers. A 6" deep meandering trickle flow channel incised within a 2' deep minor storm channel, Above this will be a 2' deep, 40' wide major storm conveyance channel. The cbannels will be edged with boulders and planted with native vegetation. Small drops will be provided to maintain a slope of 0.5 % or less. Velocities will be maintained at less than 6 ft/s. The channel will be contained with a 40-foot easement. A single cell 18' by 6' box culvert crossing will be provided under the road. The wing walls will tie into the landscape walls to provide a soft natural appearance. The backyards of lots 7 thin 10 encroach into the exiting 100-year floodplain. To bring these houses out of the floodplain a stone wall will be built along the back of the lots. This wall will be similar to other walls recently built downstream along Lena Gulch. The wall will be two tiers with a maximum height of 6 feet. A 10-foot bench will be constructed between the walls and planted with native vegetation. The bottom of the wall will tie into the exiting channel above the delineated wetland line. The wall will extend 300 feet downstream from the west edge of the property and tie into the existing grading that includes a drop structure (recently completed by Wheat Ridge and UDFCD). This new wall will keep the floodplain out of the backyards while minimizing impacts to adjacent properties. First floor elevations of these lots will be set to F above the flood stage. F. Culverts Two 18'x6' single cell box culverts will be constructed under the proposed road to convey the minor tributary under the streets and across the property to Lena Gulch. IV. CONCLUSIONS A. Impact of Improvements The proposed drainage improvements will provide a significant improvement to the existing site drainage. The tributary which currently overtops for larger flows will be contained in an improved channel. This channel will have a soft natural appearance that uses native vegetation. Existing non- native plant species will be removed and planted with native vegetation. When possible, native plants from onsite will be transplanted. The existing channel will be stabilized with small periodic drops. The Lena Gulch channel will be improved with a tiered boulder wall. This wall will protect an existing 24" sanitary line running adjacent to Lena Gulch. The wall will be planted with native vegetation. The existing stream will be cleared of non-native species and replanted with native riparian vegetation to improve the stability of the existing channel, The proposed water quality BMP is sized to meet the required runoff volumes. This project will have no adverse impacts on adjacent properties. GK COTTON CONSULTING, INC. 5 OF 6 QUAIL HOLLOW PRELIMINARY DRAINAGE REPORT MAY 11, 2006 V. REFERENCES Site Drainage Requirements (Rev. 04/06), City of Wheat Ridge. Urban Storm Drainage Criteria Manual, 2001, Urban Drainage and Flood Control District GK COTTON CONSULTING, INC. 6 OF 6 Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 May 200710:11 AM Basin Location: ID No.: Ht Ditch ID. Basin Params. Area Paved: ={l.0 ac Area Unpaved: it1.03ac Total Area: 10.03 ac Overland Length: Q ft Channel Length. 600 0 ft Overland C (Syr). 1t 1 I. = 24.43 min. t. = 10.10 min. tf= 34.53 min. Basin Hydrology: Fre9:'. _ YL C,~: E?9t1 C': 40 C': 0.15 Rainfall Intensity 2.08 in/h Basin Discharge: 3.1 cfs Inflow -.0.0 cfs Total Inlet Q: 3.1 cfs Low-Flow Hydrology: Freq . yr. 0:,89 Cm : 0.04 Rainfall Intensity 1.50 in/h Basin Discharge: 0.6 cfs Inflow = cis Total Inlet Q: 0.6 cfs Ste:' 2:00°tu S~ 2 00W_ Channel Type:',:-- 4.. Descr: Short grass pasture & lawns Vm. = 0.99 ft/s Freq: ,100 yr. Cam,: ' 096 G,ro,,.: RStf Cm : 0.50 Rainfall Intensity 3.75 in/h Basin Discharge: 18.8 cfs Inflow: , UQ cfs Total Inlet Q: 18.8 cfs GK Cotton Consulting. Inc. H1 5/16/2007 Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 May 2007 10:11 AM Basin Location: ID No.: tai Ditch ID: Basin Params. Area Paved: ~v 03_ ac Area Unpaved: O IQ' ac Total Area: 5.03 ac Overland Length: 10(! t) it Channel Length: 6$lyftIt Overland C (5-yr): V, 51 I;= 14.10 min t= 3.27 min t~= 17.37 min S:r ~00^!a Channel Type. L T Descr: Paved area (sheet flow) & shallow gutter Vchan = 3.46 ft/s Basin Hydrology: Freq: C,a 0 C": lg 0 i ; Cm : 0.40 Rainfall Intensity 3.04 in/h Basin Discharge: - 6.1 cfs Inflow: _ [f?! ds Total Inlet Q: 6.1 cfs C,,e,:` fF60 C,:,' QSO Cam: 0.60 Rainfall Intensity 5.50 in/h Basin Discharge: 16.6 cfs Inflow: @13 cfs Total Inlet Q: 16.6 cfs Low-Flow Hydrology: Freq:; yr. Cam, MW Cm : 0.34 Rainfall Intensity 2.20 in/h Basin Discharge: 3.8 cfs Inflows p f cis Total Inlet Q: 3.8 cfs GK Cotton Consulting. Inc. Al 5116/2007 Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 May 2007 10:11 AM Basin Location ID No Ditch ID: Basin Params. Area Paved: t t16 ac Area Unpaved: ac Total Area: 2.58 ac Overland Length mm iQ0,0 ft Channel Length 1DO 0 ft Overland C (5-yr) f. f5 t, = 14.10 min. t = 8.11 min. tr= 22.22 min. Basin Hydrology: Freq- : Yr. C,aw= : 040 C~ : 0.25 Rainfall Intensity 2.68 in/h Basin Discharge: 1.7 cfs Inflow I =.O cis Total Inlet Q. 1.7 cfs Low-Flow Hydrology: Freq ,Yr- ' 034 C"'""'= ' 4tf Cm : 0.16 Rainfall Intensity 1.93 in/h Basin Discharge: 0.8 cfs Inflow 0 i cis Total Inlet Q: 0.8 cis S~ = 030% Channel Type:, 2, Descr: Grassed waterway Vchan = 0.82 ft/s Freq ;r Cam: Cm Rainfall Intensity Basin Discharge: Inflow. Total Inlet Q: 10fl yr. 0 $(I 0.54 4.84 in/h 6.8 cfs t! 0i cis 6.8 cfs GK Cotton Consulting. Inc. A2 5116/2007 Rational Hydrology Description: Analysis of small basin hydrology using the rational method Calc by: R. Sieberer Last revised: 16 May 200710:11 AM Basin Location: ID No.: Ditch ID: Basin Params. Area Paved: B 37i ac Area Unpaved: X00=ac Total Area: 6.37 ac Overland Length: 620 0' ft Channel Length: MWaFft Overland C (Syr): WE t; = 12.75 min. 6 = 4.29 min. t, 17.04 min. Basin Hydrology: Freq: vr. C,,,w„: 01'x= CW : 0.70 Rainfall Intensity 3.07 in/h Basin Discharge: 13.7 cfs Inflow: s (t O cfs Total Inlet Q: 13.7 cis Low-Flow Hydrology: Freq. 2 yr. C~ FIE, . .„wtrn Cm : 0.54 Rainfall Intensity 2.22 in/h Basin Discharge: 7.6 cfs Inflow m .Cf ik cis Total Inlet Q: 7.6 cis Ste:; : 270°1n S" W. fi 00°la' Channel Type: „ 'k Descr: Short grass pasture & lawns Va,an = 0.70 ft/s Freq. C, C~ Rainfall Intensity Basin Discharge: Inflow: Total Inlet Q: ilR1°yr. #ti3~ (t50 0.82 5.55 in/h 29.1 cfs 4 0; cfs 29.1 cfs GK Cotton Consulting. Inc. A3 511612007 Computational Method Description Offsite Flow Diversion Ditch Calc by: R. Sieberer Last Revised: 05/16107 Channel Section: Height Bottom Width Side Slope Slope n-value Channel Flow: Flow Depth Area Hyd Radius AR' r Flow Topwidth Perimeter Aspect, T/d Velocity Froude No. Shear Stream Power Capacity Conditions 2.0 ft 2.0 ft 3.OftH:1ItV 0.005 ft/ft 0.035 1.57 ft 10.5 sf 0.88 ft 9.66 29.0 efs 11.4 ft 11.9 ft 7.3 2.8 fps 0.51 0.28 psf 9.0 ft-Ib/s/ft Area Max 16.0 sf Hyd Radius 1.1 ft Capacity 51 cfs Topwidth Max 14.0 ft Perimeter Max 14.6 ft Shear Conditions Max bed shear = 0.49 psf Effective shear = 0.10 psf Max bank shear = 0.44 psf Effective bank shear = 0.09 psf GK Cotton Consulting, Inc. Ditch-Trap 1 5/16/2007 Tributary Creek to Lena Gulch Worksheet for Irregular Channel Project Description Worksheet Improved Tributary Flow Element Irregular Channel Method Manning's Formula Solve For Channel Depth Input Data Slope 0.003000 Wit Discharge 680.00 cis Mannings Coefficient 0.025 Water Surface Elevation 4.16 It Elevation Range 0.00 to 4.25 Flow Area 116.3 ft' Wetted Perimeter 48.31 ft Top Width 40.00 ft Actual Depth 4.16 ft Critical Elevation 3.33 ft Critical Slope 0.008762 Wit Velocity 5.85 We Velocity Head 0.53 ft Specific Energy 4.69 It Froude Number 0.60 Flow Type Subcritical Roughness Segments Start Station End Station Mannings Coefficient 0+00 0+40 0.025 Natural Channel Points Station (ft) Elevation (ft) 0+00 4.25 0+00 2.00 0+13 2.00 0+13 0.00 0+28 0.00 0+28 2.00 0+40 2.00 0+40 4.25 Project Engineer. Ralf Sleberer GK Cotton Consulting, Inc. FlowMaster M.0 [614b] 511612007 10:20:21 AM C Haestad Methods, Inc 37 Brookside Road Waterbury, CT 06708 USA (203) 7551666 Lena Gulch Worksheet for Irregular Channel Project Description Worksheet LENA GULCH Flow Element Irregular Channel Method Manning's Formula Solve For Channel Depth Input Data Slope 0.003000 tuft Discharge 1,935.00 cis Results Mannings Coefficient 0.033 Water Surface Elevation 8.35 ft Elevation Range 0. 00 to 10.00 Flow Area 493.3 ft' Wetted Perimeter 240.69 It Top Width 235.06 ft Actual Depth 835 ft Critical Elevation 7.41 ft Critical Slope 0.015010 Wit Velocity 3.92 ft/s Velocity Head 0.24 ft Specific Energy 8.59 ft Froude Number 0.48 Flow Type Subcritical Roughness Segments Start Station End Station Mannings Coefficient 0+00 0+18 0.035 0+18 0+60 0.026 0+60 3+00 0.035 Natural Channel Points Station (ft) Elevation (ft) 0+00 10.00 0+10 10.00 0+10 6.00 0+18 6.00 0+18 4.00 0+20 3.00 0+32 0.00 0+60 6.00 0+86 7.00 2+00 7.00 3+00 10.00 Project Engineer George Cotton GK Cotton Consulting. Inc. FlowMaster v6.0 [614b] 5/1612007 10:21:21 AM 0 Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA (203) 755-1666 QH-CBC.TXT BOX CULVERT ANALYSIS COMPUTATION OF CULVERT PERFORMANCE CURVE December 11, 2006 PROGRAM INPUT DATA DESCRIPTION Culvert Span (ft) Culvert Rise (ft) FHWA chart Number FHWA Scale Number (Type of culvert Entrance) Manning's Roughness coefficient (n-value) Entrance Loss Coefficient of culvert opening culvert Length (ft) Invert Elevation at Downstream end of Culvert (ft).......... Invert Elevation at Upstream end of Culvert (ft)............ Culvert slope (ft/ft) starting Flow Rate (cfs) Incremental Flow Rate (cfs) Ending Flow Rate (Cfs) Starting Tailwater Depth (ft) Incremental Tailwater Depth (ft) Ending Tailwater Depth (ft) VALUE 18.0 6.0 8 3 0.013 0.5 100.0 5,315.0 5,315.5 0.005 680.0 0.0 680.0 0.0 0.0 0.0 COMPUTATION RESULTS Flow TailWater Headwater (ft) Normal critical Depth at Outlet Rate Depth Inlet Outlet Depth Depth Outlet Velocity (cfs) (ft) Control Control (ft) (ft) (ft) - (fps) - - 680.0 0.0 6.04 0.0 2.81 3.54 2.81 13.43 HYDROCALC Hydraulics for Windows, version 1.2a copyright (c) 1996 Dodson & Associates, Inc., 5629 FM 1960 West, suite 314, Houston, Tx 77069 Phone:(281)440-3787, Fax:(281)440-4742, Email:software@dodson-hydro.com All Rights Reserved. Page 1 i Design Procedure Form: Extended Detention Basin (EDB) - Sedimentation Facility Designer: RaH Siebemr Company: GKCC Dale: May 16, 2007 project: Quail Hollow Location: Quell Hollow 1. Basel Storage Volume A) TributaryArea's Imperiousness Ratio (i = 61100) B) Contributing Watershed Area (Area) C) Water Quality Capture Vdume(WQCV) (WQCV =1.0 ` (0.91 13-1.19' 12+0.78' 0) D) Design Volume: Vol = (WQCV 112) * Area' 12 1 = 6200 i = 0.62 Area = 7.680 awes WQCV= 0.24 watersherl Inches Vd = 0.1915 acre-feet prop UD-BMP_J2.06.rris, EDB 5/16r2007,10:18 AM Computational Method Description Stormwater Sediment Chamber ref: "Modeling long-term load reduction - the rational rainfall method" Technical Bulletin 4, Vortechnics "Stormwater sand filter sizing and design - a unit operations approach" Urbonas Ben R Urbonas, Urban Drainage and Flood Control District Calc by: R. Sieberer Last Revised: 513/07 Location: In-Flow: Structure No. OH-1 DA= 5.03 drainage area, ac Imp Ratio = 0.60 imperviousness ratio PB = '0.43 `average runoff producing storm depth, in a = 1.25 Coefficient for 40 h runoff C = 0.41 runoff coefficient (C/D soils) Po = 0.22 water quality treatment depth, in WTV = 0.09 water quality treatment volume, ac-ft n = 30 number of runoff producing storms PA = 6.6 average annual stormwater runoff, in Es = 225 average EMC of TSS, mg/I L. = 0.8 average TSS load, tons Storm Hydrology: Freq. tc i C Q 2-year, 10-year 1o0-year Hydrodynamic Chamber: Chamber dimensions: Hydro chamber diameter = 5.0 ' ft HCA = 19.6 hydro-chamber area, ff2 Design Ratio = (DA * C / HCA) *448.8 gpm/cfs = 47.0 GK Cotton Consulting, Inc. Vortechnics 5/16/2007 Rational Rainfall Method., Rainfall Operating % Total Removal Relative Intensity Rate Rainfall Efficiency Efficiency (in/h) (gpm/ft2) Volume % % 0.02 0.9 19.8% 98.6% 19.5% 0.04 1.9 14.1% 97.3% 13.7% 0.06 2.8 9.4% 95.9% 9.0% 0.08 3.8 8.8% 94.5% 8.3% 0.10 4.7 6.4% 93.1% 6.0% 0.12 5.6 5.7% 91.8% 5.2% 0.14 6.6 4.8% 90.4% 4.3% 0.16 7.5 2.9% 89.0% 2.6% 0.18 8.5 2.5% 87.7% 2.2% 0.20 9.4 2.7% 86.3% 2.3% 0.25 11.8 3.1% 82.9% 2.6% 0.30 14.1 2.9% 79.5% 2.3% 0.35 16.5 1.4% 76.2% 1.1% 0.40 18.8 2.7% 72.9% 2.0% 0.45 21.2 2.0% 69.6% 1.4% 0.50 23.5 1.0% 66.3% 0.7% 0.75 35.3 2.1% 50.6% 1.1% 1.00 47.0 1.2% 36.4% 0.4% 1.50 70.5 0.8% 14.3% 0.1% 2.00 94.0 0.3% 3.8% 0.0% 84.8% Rainfall volume bypass, % = 5.4% Net annual TSS removal efficiency, % = 80.2% GK Cotton Consulting, Inc. Vortechnics 5/16/2007 FORnON OF 14ACT 12 GROONSDE $iRmM9pi N TRACT 52 L/ p' ROOKI E BRWK SUBD:M51aN EXISTING 1% ZON ZONED R-1 CONCRETE y1 DROP STR\\ U\ p ~ i SSS \ _ \ I 1 1° ! I ~ LA / PDRnON OF TRACT II BNC0F90E SU_O:NSON 1 ZONED R-1 1 6O 6ANIiONR- ZONE" I I EMSNNG 16' SANITARY SEWER EASEMENT (SEWER LINE NOT IN EASEMENT) AP O LE WOOD A1 DLLS 1ZTI GILI NI ZvN Fil R-1 LOT 1 LOT 2 LOT J PROPERTY LIN~ EXISTING 8' SANITARY SEWER - - T -M QUAIL ST. - \V / 5434 = a yi /~f I// AP P LE W 0 0 D K N 0 L L5 12TH FI L:NG / EXISTING ZONED R-1 10 DRAINAGE LOT L. -5436_ _ _ m I 436' \ LOT 6 RMAINDEfl / EASEMENTS REMAINDER o-/ )7 4}) EXIST. - - - - - _ - - / / -5435 1 TROI \ EXISTING AGCESSI AND \ \ \ ` EXISTING/ ?I : \M N U P rt AINTENANC \ \ \ \ \ [~@q) sag ~'GRCH / 1 - - - - T \ EASEMENT, \ \ \ \\V.gs O~i I , ! I , jm i\\\v~~/ ~~k \ ` \ \ g'i/ \ \ + I 1 1 .111111 .n \J',%, J~ 1 Wffl X / t1 \ \snrg` \ a.2J~_ \ / 1 1, `11 \ Ic1U PPAIQC\.R". ma I LJ~ /G% l< f I . / ine \ ryry \ :J 7, \ \ W 11`1 \N~ + in ! ! J 6+ 15., \ IXISI:NG Kzo RICA 1 \ i' V V.l - qll ? I+ I 1~I IPROPERTY\ E \ 1 \ ( p \ f`\ N O, \ { BU:LOING /~p_ / EXISTING \ ? t l / I1,% ~i5 \ \ \t \ l / l \ W~ X\ \ 11 \\I+ - 4tYS-Z4bS'/ry- y1 \ , `4~ \ \ 24- STORM V 'A ~A\~d. ` \\,111f \1 M1°' 1 \ ( 11 / \ \ ~ I'\ \1 1\ ilk I'' `\~(~~~~~T . ( / 1 ~ \ k (w:i_'vsyl AREA, tl - ! , - I.d T \ ` \ vJ( 5450_ F~llil ll.~llj 1\d \I \ 1~/ya`M bHf \\I i 24/ 5 \ • AN. SEWER :D (NOTVN EASEMENk) d4E/ 0 \ \ / aG i \ \ \ 1 1 \ v t \.v\ \ ~r- J \ \\\'\\R 1 / / \ \ \ \ \ EXISTING DRAINAGE h~ \ \ N L_ ^'IINOREIE \ \ \ 1 \ \ \ I 1 111 ' \ 1>°1/ asxlaec mr nl ZOd AEI / T EASEMENT 6 s / III 1 `\,{~1~\a \ \ li~ IL's n\\\ \\"Z s~/y/~ I \ \ ~ ` \ \ \ \ 1 I I \ \ ~ \ 1 _ s \\~i\\\\~~1~~~♦ ~~/i/4y 1 s \ \ \ I 1 Ii l- \ 1 11'0 1 5,i \i-P 1 /In "ell /i 1 ! 1 1(~sg N 1I. EXET.Ofi':SANR 0 i l I i I I 1 Iil Ili II ll~ I11 p il! li 111 III I !Iy 1 I 311N II~"a n II I !I a II I 011 o I\ I l.I; I ?iw l / Illi {l I o Ili; a ll! JIJI if l 9! 11i II II I1 > II I a 1 I Z Ii 1{ M li I H- II ~ L,NJ ZONE AE j \ \ \ \ \ 6 \ \ \ \ ® I 11 - \ P \ \ i \ \w ° \ 1_T 1 \ ~ia1! r/ 1 \ 1 \ \ \ \ \ 11 \ \1 S ZONE x \ \ ! , I ~I I 1 ry~ul> 1' > ! 1 1, I O, DEIIENTION POND 1 1 ~ '`i~ -Y , ~ I I 1 ~I t 1 \ll?~ ouT(ET \ 111 i 4 I~., 1l / y DErerk%wra \'1 I I i ! 1 AN \ \ \ \ \ ~ ! I , I j I 1 I ~ PNaf PMKING Ltir As k ` PROPOSED UDFCttyyk CIT1\DF WHEATRIDG)= 1 I \ I / / FLOODPLAIN BOUNARY UPDATE 1°- ZONE AE o-svNALr ~uee / EXISTING 100 O YEAR FLOOD~ZONE Illi/ ~,1 J/ j~ ' I VIAS SHOWN ON FIRM MAP \ 1 \ 1 \ v`\_ - -vit I o \ Pa6nau OF TRACT 10 / i~ 1 \ ~g \ .ASIDE SL'BDIN90N \ ZONED 3-1 `wi \ \ EXISTING 36° CMP' INV= 541].95 LEGEND EXISTNG MINOR CONTOUR -5425 EXISTING MAJOR CONTOUR DRAINAGE BASIN BOUNDARY BASIN Cs RUNOFF DESIGNATION COEFFlCIENT am BASIN AREA 1~ an (ACRES) C RUNOFF COEFFICIENT NOTES `p 50 SD r z ! _--Y° \ \ 4. 1 \ \ \ EXITING o 36' CNP / EXIsUNN~E\\` \ STORM MANHOLE PROPERTY UNE EASEMENT EXISTING 36" CMP EXISTING 36° COP \ RIM= 5428.86 INV= 5423 50 pg2RON of TRACT 23 INV= 5434.31 INV= 541].95 . BRDOK510_ SVSOMSON \ ZONED R-1 I I 1. FLOOD ZONE LIMITS ARE SHOWN FOR THE FEMA INSURANCE RATE MAP FOR JEFFERSON COUNTY COLORADO AND INCORPORATED AREA, MAP NUMBER 08059CO215-E AND MAP NUMBER 08059CO194-E BOTH DATED JUNE 17, 2003. THE PORTION OF THE PROPERTY NORTH OF THIS LINE IS IN ZONE-AE OF THE 100-YR FLOOD HAZARD AREA, AND HAVING BASE FLOOD ELEVATIONS. THE PORTIONS OF THE PROPERTY TO THE SOUTH OF THIS LINE LIE IN ZONE-X WHICH IS OUTSIDE OF THE 100-YEAR FLOOD HAZARD AREA 2. BENCHMARK ELEVATION WAS PROVIDED BY THE CITY OF WHEATRIDGE AS FOLLOWS: THE W 1/4 OF SECTION 28, SHOWN NEREON, HAS AN ELEVATION OF 5451.66 (NGVD 1929) 61 11 3 11 'i - / 1 I Ill' tS; EXISTINNG 48" RCP INV OUT= 5443.45 I PLAN 0 50 100 150 1110111111111 SCALE IN FEET DESIGNED: IRS DATE: 4/1SO QUAIL HOLLOW DRAWN: DATE: JAGK COTTON CONSULTING, INC JEFFERSON COUNTY, CITY OF WHEAT RIDGE HISTORIC DRAINAGE PLAN H-1 CHECKED: ~7( DATE: 4/1PROPOSED SUBDIVISION REVISED: _ DATE' Hydrologic Engineering and Design L1 L- I I L I ~ I - Y65'Nt\ ZW li AP PL[W D:]D KN0L L5 12TH FLING ZGNED PORITOR WKSO GF TRACT 12 LOT LOT 2 I LOT 3 L01 4, ,5436- BR REMAINDER g \ En-k 1 \ (I ~ i it PROPERTY LIN , 1 - . , I \ . -5435 PORTION TRACT 12 °2 00KSIOE SURBOMSihT EXISTING \y zwuDD - CONCRETE DROP STRUCTURE if \ 1 ' \\=~c~r~ C1 I / ~ ~ ~ ~ YYY y\ i PPZ i0N OF TRACT 11 DROOKSIDE S:BDINSICti I 'CAE) N-: 1 I E 1 TRACT B SN NAF 5'BDINSCN "RE, R-f ` \ ~ \ \ \ \ \ -543 5432_ ~ i i \ \ \ s I' _ ZOITE X 425 \ 5426 \ \ /i, \ b\ \U d\ \.__0~t 1 EXISTING ` \ \'~'T^ \ 24" STORM PIPE \v[P\st\ 1\'\ IA \ \ I 11 `~\1111i1111'il ~V~INjV/ \ :ONE R A1~'I G VALLS: \ i sED 1 C i L i / 26" SEWER J (NOT d4 EASEMENT) \ ZONE AE1 `J I/ ` ZONE AE - / PROPOSED CREE /IE IIIIIIIAAAAAAROyEMENTS PROPOSED', - I,\ PORTON OF TRACT 10 J` I I \ I \ ~2g BITTCKZSIDE RDDIY4GF m I I\ \ EXISTING 36" CM INV= 5417.9 LEGEND EXISTING MINOR CONTOUR PROPOSED MINOR CONTOUR 5425- EXISTNG MAJOR CONTOUR -5425- PROPOSED MAJOR CONTOUR :i DRAINAGE BASIN BOUNDARY BASIN C. RUNOFF DESIGNATION ~ COEFFlCIENT wTe BASIN AREA C,. RUNOFF (ACRES) COEFFICIENT 1 11 i I ti / 4.82 $160 / PROPOSED TYPE R IN WITH BAFFLE WEIR Al i\ E .u~ _`~//>~ELDD P m 6uu anT ur ¢ 6 1 ' ZONE /.E. I i' ~1 EXSHN YEAR / i i IAN FIRM EXISTING 36" CMP \ INV= 5417.95 \ NOTES Z / IOVEI~jdS~ \ / i il/ -✓n D 1" 4 it ?tom! 6 PROFj(SSED 18'x6'1 CBC i p 1 J ce/ 4A ( 1 \ 1\\\,, d /1~//~✓ IXiSiINI➢INC CK //4. / iyyy .f~( ` PROPERTY IJ~'E \v~VAA~ALVv~- y~i yJj-~~ E I A3 \ \\\I\\lT.\ +F ~I------ 0.82 \ \ 1~.1~ k lwL avFA ~':I 1 ~ ~ _ M ~l~~ \ \ \ \ j 16111 \ \ ill° 1 i t'p'( ;Ay/ _ 5450- a \ TO BE ABA AINAGE EASMENT \ \6 6 \\\I f L ih''\ ( e Y 1 E` ~~ti ' /r/ 11 / \ \ \ \ EXISTING DRAINAGE i / C fi > \ \ \ Q , II ^ wC.VCRe NT o \ / 1 \ \ \ \ EASEMENT 1 / / \ \ -_r- ! / I II tlJS I oIT, /11 i s\ \rv 1 Py ~i ~ ( 111111° D6ENTION POND IIT I cl i I 1 V 1 i T E/ \ \ \ V OUTLET Ii I \ \ oL-cn :oN Pc!,4 I I i J I /i I \ 1 1111 " ^ IASPRUi' PR.-NG h~ L- \ BEGIN 4FF SITE FLOWS\ l 111' i`\ \ / fl l J 1 I 6 I EY NT€RL OR D)T~H \ \111 c0R8 2: ASPPALT ~SD St, i'-wrv-1-i- I7 EXISTING t \ \ ETIITING 36" CyP ~1 / \ 'DRA MTRA E \ \ - PROPOSED DITCH STORM MANHOLE PROPERTY LINE EXISTING 36" CMP E%ISTINNG 68" RCP RIM= 5628.86 BOTTOM=2' INV= 5436.31 INV OUT= 5463.65 DEPTH=2' INV= 5423.50 PORTC\. C TRACT 23 aeoarnoE suD0M51wV Z=3:1 RaNEO R-1 1. FLOOD ZONE LIMITS ARE SHOWN FOR THE FEMA INSURANCE RATE MAP FOR JEFFERSON COUNTY COLORADO AND INCORPORATED AREA, MAP NUMBER 08059C0215-E AND MAP NUMBER 08059CO194-E BOTH DATED JUNE 17, 2003. THE PORTION OF THE PROPERTY NORTH OF THIS LINE IS IN ZONE-AE OF THE 100-YR FLOOD HAZARD AREA, AND HAVING BASE FLOOD ELEVATIONS. THE PORTIONS OF THE PROPERTY TO THE SOUTH OF THIS LINE LIE IN ZONE-X WHICH IS OUTSIDE OF THE 100-YEAR FLOOD HAZARD AREA 2. BENCHMARK ELEVATION WAS PROVIDED BY THE CITY OF WHEATRIDGE AS FOLLOWS: THE W 1/4 OF SECTION 28, SHOWN HEREON, HAS AN ELEVATION OF 5451.66 (NGVD 1929) i 1 10 - -1 QUAIL ST. 1 / ; I ~ "a36~ _ pp3 F F / qep L6 µ00D NNCLLS 12 Tx FILING / EXISTING zone R-1 10' DRAINAGE LOT s xEwanDER EASEMENTS - - - - - - - - - - - - - - I f I I I I Ili N Ili 1 ;I= II ,(11 I ` ~ Ilil It IN- ip II I IIE II p~ li It II I II II I ®Ill II !f I ~ i I\ I Ali I / Illi it o ill. ~1 ~ ~ Ill I 17 Il l I I 116 iIh 11 I 1 > 11 a I a O 11 z 11 1 fit I I N II III to H- III N 11, Ili W 111 d 3 al i -ol PLAN 0 50 1o0 150 SCALE IN FEET DESIGNED' IRS _ DATE: Od/19/200J I QUAIL HOLLOW DRAWN: TP JATE:OQ/19/2007 JAGCOTTON CONSULTING, INC JEFFERSON COUNTY, CITY OF WHEAT RIDGE PROPOSED DRAINAGE BASINS P-1 CHECKED: CK_ DATE: 94/19/2007 PROPOSED SUBDIVISION REVISED DATE Hydrologic Engineenng and Design ° D (FINAL) DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF QUAIL HOLLOW THIS DECLARATION is made on this 1st day of May, 2007, by Steven S. McKendry, Managing Partner of CROWN LAND DEVELOPMENT, LLC (hereinafter referred to as the "Declarant'), with an office at 907 Cole Street, Golden, Colorado, 80401. WHEREAS, Declarant is the owner of certain real property in the County of Jefferson, State of Colorado, which is more particularly described as set forth in Exhibit A (Quail Hollow Subdivision Final Plat) attached hereto and incorporated herein by this reference. NOW, THEREFORE, Declarant declares that all of the real property described in Exhibit A shall be held or sold, and conveyed subject to the following covenants, agreements, easements, restrictions, and conditions which are for the purpose of protecting the value and desirability of the real property and which shall run with the real interest in the described properties or any part thereof, their heirs, legal representatives, successors and assigns, and shall inure to the benefit of each owner thereof. ARTICLE l Each term not otherwise defined in this Declaration, or as set forth in Exhibit A, shall have the definitions specified or used in this Declaration. 1.1 Architectural Control Committee. Shall mean the committee established pursuant to Article 2 of this Declaration. 1.2 Architectural Control Committee Rules. Shall mean the rules adopted by the Architectural Control Committee. 1.3 Declarant. Shall mean and refer to Steven S. McKendry, Managing Partner of Crown Land Development, LLC, and his successors and assigns if such successor or assign should acquire more than one developed or undeveloped lot from the Declarant. 1.4 Unit or Lot. Shall mean and refer to any plot of property or portion of the Property, which is designated for separate ownership which boundaries are described in or determined for the Declaration. 1.5 Property. Shall refer to the real property attached hereto as Exhibit A. 1.6 Owner. Shall mean the record Owner, whether one or more persons or entities, of a fee simple interest in any Lot which is part of the Property described in Exhibit A, including Declarant and contract purchasers, but excluding those having such interest merely as security for the performance of any obligation. 1.7 Covenants. Shall mean and refer to the "Declaration of Covenants, Conditions and Restrictions of Quail Hollow" contained herein. ARTICLE 2 ARCHITECTURAL CONTROL 2.1 Architectural Control Committee. The purpose of the Architectural Control Committee shall be to carry out the duties and obligations imposed under the terms of this Declaration. The Architectural Control Committee shall establish rules and regulations to carry out the purposes and intent of this Declaration, as amended, and to enforce the Architectural Control Committee's rules and regulations. The Architectural Control Committee shall have jurisdiction over all of the real property described in Exhibit A. 2.2 Membership and Meetings. The initial Architectural Control Committee shall be composed of Steven S. McKendry and Patrick T. McKendry. In the event of the death or resignation of any member of the Architectural Control Committee, the remaining members shall have full authority to designate a successor. Neither the members of the Architectural Control Committee nor such representatives as it may designate shall be entitled to any compensation for services performed pursuant to this Covenant. Meeting of the Owners, for the purpose of electing the Architectural Control Committee members, shall be held annually and each Lot shall have one vote. The Current Architectural Control Committee members shall provide written notice of all meetings to Owners not less than ten (10) days or more than sixty (60) days in advance of a meeting. A majority of the Owners shall constitute a quorum for the purpose of electing Architectural Control Committee members, and such committee members shall be elected by a majority vote of the Owners present at a meeting at which a quorum is present. When the last of the thirteen (13) Lots has been sold and closed, Steven S. McKendry and Patrick T. McKendry shall resign as members of the Architectural Control Committee. Within sixty (60) days of such resignation, a meeting of the Owners shall be held for the purpose of electing three (3) persons to compose the Architectural Control Committee. 2.3 Term. The Elected members of the Architectural Control Committee shall not serve for longer than a one (1) year term, unless reelected under the terms contained herein. Any and all vacancies on the Architectural Control Committee may be filled by a vote of the majority of the remaining members. 2.4 Votes or Voting. At all meetings of the Architectural Control Committee, a majority of the members of the Architectural Control Committee shall constitute a quorum for the transaction of business, and a vote at a meeting at which a quorum is present shall constitute a decision of the Architectural Control Committee 2.5 Regulations. The Architectural Control Committee shall have the right to make such reasonable rules and regulations and provide such means and employ such agents as will enable it adequately and properly to carry out the provisions of this Declaration. 2.6 Approval of Plan. No building (additions or accessory), fence, wall, or other structure shall be commenced, erected or maintained, nor shall any addition to or change or alteration therein be made until the plans and specifications showing the nature, kind, shape, height, materials, floor plans and location have been submitted to and approved in writing by the Architectural Control Committee. In the event the Architectural Control Committee fails to approve or disapprove such design and location within thirty (30) days after said plans and specifications have been submitted to it, such approval will not be required and the related Covenants shall be deemed to have been complied with. In addition to the other criteria set forth herein, the Architectural Control Committee shall determine whether proposed improvements will protect the then value and future value of the homes located on the Property and to be erected thereon. The Architectural Control Committee shall, in the exercise of its judgment and determination, use reason and good faith. Among the other considerations applied, the Architectural Control Committee will determine and base its approval or rejection upon a determination of whether said improvements are reasonably compatible with other improvements planned or erected on the Property. 23 Limitation of Liability. The Architectural Control Committee shall use reasonable judgment in approving or disapproving all plans and specifications submitted to it. Neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be liable to any person or entity for any official act of the Architectural Control Committee in connection with submitted plans and specifications, except to the extent the Architectural Control Committee, or any individual member of the Architectural Control Committee acted with malice or wrongful intent. 2.8 Approval by the Architectural Control Committee. Approval by the Architectural Control Committee does not necessarily assure approval by the appropriate governmental board or commission of the appropriate municipality, county, or state authorities. Notwithstanding that the Architectural Control Committee has approved plans and specifications, neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be responsible or liable to any Owner, developer or contractor with respect to a loss, liability, claim or expense which may arise by reason of such approval of the construction of the proposed improvement or alteration. Neither the Declarant, the Architectural Control Committee, nor any individual members of the Architectural Control Committee shall be responsible for any defects in any plans or specifications submitted, revised or approved in accordance with the provisions of this Declaration, as amended, and the Architectural Control Committee rules and regulations; nor shall they be responsible for any structural or other defects in any work done according to such plans and specifications. In all events, the Architectural Control Committee, the Executive Board, and individual members thereof shall be defended and indemnified by the Owners: (i) In the event any such suit or proceeding is filed against the Architectural Control Committee, the Executive Board, or any individual members; provided, however, (ii) That the Architectural Control Committee member adjudged to be liable for negligence or misconduct in the performance of his duty as a member of the Architectural Control Committee unless, and (iii) Only to the extent that the Court which such action or suit may be brought before shall determine upon application that, despite the adjudication of liability but in view of all circumstances of the case, such person is fairly and reasonably entitled to indemnification for such expense as such Court shall deem proper. 2.9 Cure of Owner's Default. If any Owner breaches any of the Covenants, restrictions or provisions of this Declaration, and fails to cure the same within thirty (30) days after written notice is given by the Architectural Control Committee, then the Architectural Control Committee may, at its option, cure said breach. Any amounts spent in curing the breach and for attorneys' fees and interest thereon, computed at the rate of eighteen (18%) percent per annum from the date that said sums are paid, shall be due from the breaching Lot Owner upon demand by the Architectural Control Committee. The total sum of these amounts shall be charged against the Lot and improvements thereon, shall be a continuing lien thereon, and shall be the personal obligation of the breaching Owner. The Architectural Control Committee may bring an action at law against the breaching Owner to collect said sums or may foreclose the lien against the Lot and the improvements thereon in the same manner as provided for foreclosing a mortgage lien, or at the option of the Architectural Control Committee, in such other manner as is available at law or in equity. Said lien shall be subordinate to the lien of any first mortgage or first deed of trust secured upon such Lot. The sale or transfer of such Lot shall not extinguish the lien as to any amounts that became due prior to such sale or transfer. However, the sale or transfer of any Lot pursuant to a foreclose or a first mortgage or any proceeding or deed in lieu thereon, shall extinguish the lien for a charge which became due prior to such sale or transfer, but shall not release the breaching Owner from personal liability for such charge. No sale or transfer (whether by foreclosure or otherwise) shall relieve a Lot from liability from any lien occurring subsequent to any such sale or transfer. 2.10 Architectural Control Committee's Right of Entry. During reasonable hours and upon reasonable notice, any member of the Architectural Control Committee, or any authorized representative of the Architectural Control Committee shall have the right to enter upon and inspect any Lot, excluding the interior of any residence located thereon, to determine whether the provisions of this Declaration and the Architectural Control Committee Rules are being complied with by the Owner of said Lot. ARTICLE 3 PERMITTED USES AND R 3.1 Property Use and Building Type. No site shall be used except for residential purposes. Only single family dwellings, private attached garages for not less than two (2) cars and other out buildings directly incidental to residential use shall be erected, altered, placed or permitted to remain on any site, except as may otherwise be approved by the Architectural Control Committee. 3.2 Architectural Control. No building shall be erected, placed or altered on any site until the construction plans and specifications, and a plan showing the location of the structure have been approved by the Architectural Control Committee as to quality of workmanship and materials, harmony of external design with existing structures, and as to location with respect to topography and finish grade elevation. No fence or wall shall be erected, placed or altered on any Lot nearer to any street than the minimum building setback unless similarly approved. Approval shall be as provided in Article 2 of the Declaration. 3.3 Dwelling and Size. Each primary dwelling constructed on a Lot shall be comprised of a minimum of 2250 square feet for a single story "ranch style" dwelling, and a minimum of 2700 square feet for a multi-story dwelling (with the first story of a multi-story dwelling above ground level to be comprised of a least 2000 square feet with such minimum square footage to be exclusive of any garages, patios, basements or accessory buildings, except as otherwise approved by the Architectural Control Committee). Each residence shall have, at a minimum, a two (2) car garage and shall be of a size at least large enough to completely cover two standard six passenger automobiles. 3.4 Move and Set. All construction within the Property shall be new construction and no previously erected building, structure, or improvement shall be moved and set upon any Lot from any other location, except for temporary structures used for marketing purposes by the Declarant. 3.5 Easements. Easements for installation and maintenance of utilities and drainage facilities are reserved as shown on the recorded plat. Within these easements, no structure, or planting of other materials shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities, or which may change the direction of flow, obstruct, or retard the flow of water in and through drainage channels in the easements. The easements are on each Lot and all improvements in it shall be maintained continuously by the Owner of the Lot, except for those improvements for which public authority of one or more utility companies is responsible. 3.6 Nuisance. No noxious or offensive activity shall be carried on upon any site, nor shall anything be done thereon which may be or may become an annoyance or nuisance in the Property. Without limiting the generality of the foregoing provisions, no exterior speakers, horns, whistles, bells or other items used exclusively for such purposes shall be located, used or placed on any Lot. 3.7 Temporary Structures. No structure of a temporary character, trailer, tent, shack, garage, barn or other out building shall be used on any Lot at any time as a residence, either temporarily or permanently, except temporary structures may be used by Declarant for marketing purposes. 3.8 Water and Sewer. No individual water supply system or sewage disposal system shall be permitted on any Lot, and all dwellings must attach to such facilities as may be provided by such water or sanitation district as may serve the area. (Irrigation water excepted if available). 3.9 Fences. No fences shall be allowed on the Property unless approved by the Architectural Control Committee. 3.10 Perimeter Wall. A perimeter wall, planters and other permanent structures (collectively referred to as "Structures") may have been an improvement on the Lot at the time of purchase by the Owner. Such Owner shall own these Structures in fee simple and it shall be such Owner(s)' responsibility to insure, maintain, repair and replace such Structures as necessary. All Owners shall provide access to their property, if necessary , for the maintenance, repair or replacement of these Structures. 3.11 Mail Boxes. All mail boxes on the Lot within the Property shall be set in brick or stone or brick or stone with attached planter. Upon request, the Architectural Control Committee shall furnish the design of the mail box. The Architectural Control Committee must approve all mail boxes in writing prior to construction of any mail box. 3.12 Livestock and Poultry. No animals, livestock or poultry of any kind shall be raised, bred, or kept on any site, except dogs, cats or other household pets may be kept provided that they are not kept, bred or maintained for any commercial purpose, and provided further, such dogs, cats or other household pets shall not exceed two (2) of any one type of animal for each site. No bee keeping is allowed of any kind. 3.13 Storage of Boats. Campers, Trailers, etc. No boats, campers, trailers, or other recreational vehicles shall be stored or permitted to remain for more than five (5) continuous days per year on any Lot or street adjoining any Lot unless such vehicles are within enclosed garages. A trailer type sales office may be used on any Lot during the period of Declarant's control. 3.14 Garbage and Refuse Disposal. No Lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage, or other waste, shall not be kept except in sanitary containers. All equipment for the storage of such material shall be kept in a clean and sanitary condition. 3.15 Trash Containers and Collection. No garbage, rubbish or trash shall be placed or kept on any Lot except in covered containers. In no event shall such containers be maintained so as to be visible from neighboring property except to make the same reasonably necessary to effect such collection. No rubbish or debris of any kind shall be placed or permitted to accumulate upon adjacent to any Lot, and no odors shall be permitted to arise therefrom so as to render any such Lot or any portion thereof unsanitary, unsightly, offensive or detrimental to any other Lot in the vicinity thereof or to its occupants. No incinerators shall be kept or maintained on any Lot. All trash collection for the entire subdivision must be picked up on the same day. 3.16 Motor Vehicles. No automobile, motorcycle, motorbike or other motor vehicle shall be constructed or reconstructed or repaired upon any Lot or street, and no inoperable vehicle may be stored or parked on any Lot or street, so as to be visible from neighboring property or visible from any street, provided, however, that the provisions of this Section shall not apply to emergency vehicle repairs or temporary construction shelters or facilities maintained during, and used exclusively in connection with the construction of any improvement approved by the Architectural Control Committee. This restriction shall include all vehicles, whether covered or not. 3.17 Machinery and Equipment. No machinery or equipment of any kind shall be placed, operated or maintained upon or adjacent to any Lot except such machinery or equipment as is usual and customary in connection with the use, maintenance or repair of a residence, appurtenant structures, or other improvements constructed by the Declarant or approved by the Architectural Control Committee. 3.18 Parking. All vehicles of owners and their lessees, employees, guests and invitees shall be kept in garages, carports or residential driveways of the Owners wherever and whenever such facilities are sufficient to accommodate the number of vehicles on a Lot, provided, however, this Section shall not be construed to permit the parking in the above described areas of any vehicle whose parking is otherwise prohibited by this Declaration or the parking of any inoperable vehicle. 3.19 Signs. No sign of any kind. shall be displayed to the public view on any Lot except one professional sign of not more than one (1) square foot, or a sign of not more than five (5) square feet advertising the property for sale or rent, or signs used and erected by the Declarant to advertise the property during the period when construction and sales of new dwellings occur. 3.20 Radio and TV Antennas. No radio antennas, TV antennas or television receivers of any type shall be erected or installed unless completely enclosed within the primary dwelling, without the express approval of the Architectural Control Committee. 3.21 Garages and Driveways. The interior of all garages situated on any Lot shall be maintained in a neat, clean and sightly condition. Garages shall be used only for the parking of vehicles and the storage of normal household supplies and materials and shall not be used or converted for living quarters or recreational activities without the prior written approval of the Architectural Control Committee. All driveways shall be of concrete or stone material and must be approved by the Architectural Control Committee. To maintain Property esthetics, garage doors shall remain closed except for short durations in which it is necessary for doors to remain open. 3.22 Utilities Services. No structure, landscaping or other improvements shall be placed, erected or maintained upon any area designated on the plat as public utility easement which may damage or interfere with the installation and maintenance of utilities or which may change the direction flow of drainage channels in such easement areas or which may obstruct or retard the flow of water through drainage channels in such easement areas. Such public utility easement areas and all improvements thereon, shall be maintained by the Owner of the Lot on which the easement area is located unless such easement area is to be maintained by the utility company or county, municipality or other public authority. 3.23 Repair of Buildings. No building, landscaping or other improvement upon any Lot shall be permitted to fall into disrepair, and each such building, landscaping or other improvement shall at all times be kept in good condition and repair by the Owner thereof. 3.24 Mineral Exploration. No Lot shall be used in any manner to explore for or to remove any oil or other hydrocarbons, minerals of any kind, gravel earth, or any earth substance of any kind and no derrick or other equipment designed or intended for any such activity shall be erected, placed, constructed or maintained on any Lot. 3.25 Fuel Tanks. No fuel tanks of any kind shall be erected, placed or maintained on any Lot except for propane or similar fuel tanks permitted under the ordinances of the appropriate county, municipality or governmental agency. 3.26 Window Coverings. No reflective materials, including, but without limitation, aluminum foil, reflective screens or glass, mirrors or similar type items, shall be installed or placed upon the outside or inside of any windows of any residence or other structure without prior written approval of the Architectural Control Committee. 3.27 Encroachments. No tree, shrub or planting of any kind on any Lot shall be allowed to overhang or otherwise to encroach upon any sidewalk, street, pedestrian way, or other area from ground level to a height of eight (8) feet. 3.28 Sight Distance at Intersections. No fence, wall, hedge or shrub planting shall be placed or permitted to remain on any comer site except in conformity with the applicable resolution, regulations and restrictions of the City of Wheat Ridge and County Boards and agencies of the County of Jefferson, State of Colorado, nor shall any tree be permitted to remain within such areas unless the foliage line is maintained at sufficient height to prevent obstruction of sight lines. 3.29 Clothes Drying Facilities & Storage. Outside clotheslines or other outside facilities for drying or airing clothes shall not be erected, placed or maintained on any Lot unless they are erected, placed or maintained in such a manner as to not be visible from the street or the second floor of the neighboring property. No dog runs, wood piles, or storage area shall be located as to be visible from the street, road or common property. 3.30 Exterior Lighting. No light shall be emitted from any Lot which is unreasonably bright or causes unreasonable glare. 3.31 Landscaping on Lots. Any Lot shall be landscaped within six (6) months from completion of the house. The Owner shall have fiilly landscaped said Lot in accordance with a landscaping plan approved by the Architectural Control Committee. Said landscaping shall be in harmony with other landscaped areas in the Property. Each Owner shall maintain his Lot free of weeds and in a neat and attractive condition. 3.32 Declarant's Exemption. Nothing contained in this Declaration shall be construed to prevent the Declarant, or its authorized agents, from erecting or maintaining structures, improvements or signs necessary or convenient to the construction, development, identification, or sale of Lots or other property within the Property. The Declarant is hereby expressly permitted to use the Lots for model home and parking purposes as is necessary or convenient to the sale of Lots and homes within the Property. This section shall not operate to exempt the Declarant from the requirements of this Declaration as they pertain to homes and other structures constructed by the Declarant for the same ultimate end use or purpose as such structures when constructed by an individual Owner of any Lot. 3.33 Setbacks. The following building setbacks will be applied to all homes: building setback to be thirty (30) feet from the property line comer, side-building setback to be fifteen (15) feet from property line. Side corner and cul-de-sac Lots will hold exceptions based on the R-1 Zoning guidelines of the City of Wheat Ridge subject property is located in (or whatever is required by municipality zoning, whichever is more restrictive). 3.34 Exterior Mechanical Equipment. All exterior mechanical equipment shall be screened from view and in accordance with the Declaration and approval by the Architectural Control Committee. 3.35 Street Lighting. All Lots are subject to and bound by XCel Energy Company's tariffs which are now and may in the future be filed with the Public Utilities Commission of the State of Colorado relating to street lighting in this subdivision, together with rates, rules and regulations therein provided and subject to all future amendments and changes thereto. The Owner or Owners of each Lot shall pay as billed a portion of the cost of public street lighting in the subdivision according to XCel Energy Company's rates, rules and regulations, including future amendments and changes on file with the Public Utilities Commission of the State of Colorado. 3.36 Creation of Lien and Personal Obligation of Assessment and Special Assessments. The Declarant, for each Lot owned by it within, hereby covenants and each Owner of any Lot be accepted of a deed or other conveyance thereof, whether or not it shall be so expressed in any such deed or other conveyance, is deemed to covenant and agree to pay to the Association annual assessments or charges and special assessments, together with such interest thereon and costs of collection thereof as hereinafter provided, and said amounts shall be a charge on the property and shall be a continuing lien upon the property against which each such assessment or special assessment is made. Each such assessment and special assessment, together with such interest thereon, cost of collection and reasonable attorney's fees shall also be the personal obligation of the person who was the Owner of such Lot at the time when the assessment or special assessment fell due. The personal obligation for delinquent assessment or special assessment shall not pass to his successors in title unless expressly assumed by them. 3.37 Purpose of Assessment. The assessments levied by the Association shall be used exclusively for the purpose of promoting the recreation, health, safety, and welfare of the residents of Quail Hollow and in particular for (i) the improvement, replacement, operation and maintenance of the improvements to include, but not limited to, detention pond maintenance, entry signage, perimeter fencing and landscape improvements for the use and enjoyment of the members, (2) for general and administrative expenses of operating the Association, to include, but not limited to, management fees, insurance, office supplies and expenses associated with enforcement of the provisions of this Declaration. ARTICLE 4 MAINTENANCE OF LOTS Each Owner shall maintain his residence and Lot in good repair and in attractive condition. The yards and landscaping on all improved Lots shall be neatly and attractively maintained, and shall be cultivated and planted to the extent required to maintain an appearance in harmony with other improved Lots. During prolonged absence, an Owner shall arrange for the continued care and upkeep of his Lot. In the event a Lot Owner fails to maintain his Lot and residence repaired and cleaned up, the Association may perform such work and may charge the Owner for said work in accordance with the provisions of Article 2. An Owner shall do no work that will impair any easement nor shall any Owner do an act or allow any condition to exist which will adversely affect any other Lots and residences of other Owners. No trash, litter, junk, boxes, containers, bottles, cans, implements, machinery, lumber or other building materials shall be permitted to remain exposed upon any Lot so that they are visible from any neighboring Lot or street. In the event any structure is destroyed either wholly or partially by fire or any other casualty, said structure shall be promptly rebuilt or remodeled to conform to this Declaration or all remaining portions of the structure, including the foundation, and all debris shall be promptly removed from the property. Each Lot shall at all times be kept clear of weeds and other unsightly growth. ARTICLE 5 SOLAR ACCESS RIGHTS 5.1 _Applicability. The provision of Article 3 shall be applicable to all Lots and Owners thereof, and shall take precedence over any other terms in this Declaration that may conflict with the solar access rights established hereby. 5.2 Architectural Control Committee Approval. All plans and specifications for proposed solar collector units must be approved in writing by the Architectural Control Committee. Such Committee approval shall encompass among other things, not only the solar collector, but also any architectural change in the residence or other improvement that is necessary as a result of the proposed solar collector installation. ARTICLE 6 GENERAL PROVISIONS 6.1 Terms. These Covenants are to run with the Property and shall be binding on all parties and all persons claiming under them for a period of twenty-five (25) years from the date they are recorded, after which time said Covenants shall be automatically extended for successive period of ten (10) years unless an instrument signed by a majority of the then Owners of the Lots have been recorded agreeing to terminate said Covenants or changing them in whole or in part. 6.2 Enforcement. The Association, or any Owner, shall have the right to enforce, by any proceedings at law or in equity, any restrictions, conditions, Covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association or by an Owner to enforce any Covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. 6.3 Amendments and Social Amendments. These Covenants and Restrictions may be amended during the first twenty (20) years from the day of Declaration by an instrument signed by not less than ninety percent (90%) of the Lot Owners and thereafter by an instrument signed by not less than seventy-five percent (75%) of the Lot Owners. Any amendment must be properly recorded. Notwithstanding the foregoing and in addition to any other provisions contained in this Declaration, the Declarant hereby reserves and is granted the right and power to record a Special Amendment to this Declaration at any time and from time to time that amends this Declaration (1) to comply with requirements of the Veterans' Administration, or any other governmental agency, or any other public or private entity, and/or (2) to induce any such agencies or entities to make, purchase, sell, insure or guarantee first mortgages covering Lots. A vote or consent of the Owners shall not be required for any Special Amendment. Each Owner, by acceptance of this deed or other instrument of conveyance for a Lot, acknowledges and consents to the reservation by Declarant of the right and power to make, execute and record Special Amendments as aforesaid. 6.4 Notices. Any notice required to be sent to any Owner under the provisions of this Declaration shall be deemed to have been properly sent when mailed, postpaid, to the last known address of the person who appears as an Owner on the records of the Association at the time of such mailing. 6.5 Severability. Invalidation of anyone of these Covenants by judgment or court order shall in no wise affect any of the other provisions which shall remain in full force and effect. 6.6 Exclusions. None other than by the Architectural Control Committee. ARTICLE 7 THE QUAIL HOLLOW ASSOCIATION 7.1 Business Office. The principal office of the Quail Hollow Association ("Association") shall be located at 907 Cole Street, Golden, Colorado, 80401. The Association may have other offices from time to time as required by the Board of Directors. The Association's books, checks and business accounts shall be maintained at the Business Office. 7.2 Board of Directors. There shall be three (3) Directors elected by the members for a one (1) year term. The Board will hold a regular annual meeting at a place and time to be determined. Special meetings of the "Members" may be called at any reasonable time by the Board upon written notification to Members. 7.3 Purpose of the Association. Within the Property, as indicated on Exhibit A, the Association will maintain all landscaping, irrigation and outside perimeter fencing in perpetuity and will help enforce the Covenants as herein stated to protect the property values, and the individual Owners will be responsible for maintaining the inside of the perimeter fencing on the Owner's Lot. 7.4 Maintenance Assessments. In order to accomplish its purpose, each Owner is obligated to pay to the Association regular and special assessments, including emergency assessments as established by the Board of Directors. Presently, the annual assessment is Three Hundred Seventy Five Dollars ($375.00) per Lot, payable January I st of each year to the Business Office, except the Developer will pay twenty-five percent (25%) of the regular Owner's assessment for each developed Lot held, unless the Lot is occupied by a mobile sales facility. The Board of Directors shall fix the assessments and may raise or lower said assessed amounts, as they may deem necessary in their discretion. Such assessments are secured by a continuing lien upon the Lot against which the assessment is made. 7.5 Storm Water Detention Pond. In order to ensure the long-term function of the detention vault located as shown on Exhibit A, the maintenance of the storm water detention vault will be the responsibility of the Homeowners' Association. Maintenance shall include, but not be limited to, regular debris removal,yearly sediment removal, and keeping the metering structure operative. 7.6 Maintenance of Common Landscaping. The landscaping elements of Tracts B and C are the responsibility of the Homeowner's Association. 7.7 Maintenance of Storm Water Conveyance Swales. The Owner of each Lot, except for those improvements for which public authority of one or more utility companies is responsible, shall maintain maintenance of the storm water conveyance swales along the rear Property line of each Lot of the subdivision, continuously. 7.8 Maintenance of the Sanitary Sewer. Maintenance of the sanitary sewer line from the edge of the Property to the manhole in West 33rd Drive shall be the responsibility of the Association, unless the sewer line easement between the edge of the Property and the manhole in West 33rd Drive is given to the applicable Sewer District. ARTICLE 8 EASEMENTS AND LICENSES 8.1 Recording Data. All easements and licenses to which the Property is presently subject are recited in Exhibit A. 8.2 Easements. All easements and licenses to which the Property is presently subject are provided for upon the recorded plat and set forth in Exhibit A, and such other easements as may be established pursuant to the provisions of this Declaration. Declarant reserves unto itself and its successors for a period of six (6) years from the date hereof easements, without further consent, to construct, use, maintain and repair utilities under and across any property including, but not limited to, individually platted Lots. Declarant may abandon such easements without in any way being obligated to remove the utilities installed therein. 10 IN WITNESS WHEREOF, Declarant has caused to be signed this Declaration of Covenants, Conditions and Restrictions of Quail Hollow. CROWN LAND DEVELOPMENT, LLC By: ~k j /U , 5e Steven S. McKendry, Mana. g Par 11 QUAIL HOLLOW RULES OF ARCHITECTURAL CONTROL ADOPTED this 1st day of May, 2007, according to the Declaration of Covenants, Conditions and Restrictions of Quail Hollow, and by reference herein made a part thereof. The Architectural Control Committee shall: 1. Require that architectural plans be submitted for review (along with color samples, brick samples, roofing samples, etc.) and approval prior to the commencement of work on any individual building site. 2. Require that complete landscape plans be submitted and approved prior to the issuance of a certificate of occupancy and changes in the landscaping be approved prior to undertaking the work. 3. Date each plan received. 4. Review and comment on submitted plans in a timely manner as to not unnecessarily delay the commencement of work, and respond within thirty (30) days from the date received. 5. Initiate the review process, which is to include written comments for each paragraph listed in Article 3 of the Declaration of Covenants, Conditions and Restrictions of Quail Hollow as to conformity. With respect to Article 3.11 Mailboxes, alternate materials may be approved if consistent with the dominant finish of the residence. 6. Exercise its best judgment that all of the improvements proposed conform or harmonize with existing surroundings and structures including: harmony of exterior design, colors, materials proposed, topography, and other special features. follows: Consider the appropriateness of exterior materials according to the proposed architectural style as a. Require siding material to be either brick, stone or stucco, unless otherwise approved by the Architectural Control Committee; b. Roofing materials shall be tile; C. Trim, windows, doors, or other special details shall be approved. 8. All Lot purchasers understand the construction of a house must start within three (3) months from the time of their Lot sale from Crown Land Development, LLC, unless the Architectural Control Committee has extended this time frame in writing. In the event a house is not started within three (3) months of the Lot sale, Crown Land Development, LLC has the option to repurchase the Lot back at twenty percent (20%) less than the original sales price of the Lot. Crown Mill and Casework, Inc. is the exclusive builder of houses in this subdivision. Crown Mill and Casework, Inc. will build all the houses within this subdivision, and landscape all houses within this subdivision, unless stated in writing otherwise by Crown Land Development, LLC. The construction of a house must be 100% completed, including landscaping, within nine (9) months from the date of issuance of the building permit, unless the Architectural Control Committee has extended this time frame in writing. All requests and responses must be in writing. ti's Steven S. McKendry Patrick T. McKendry City of Wheat Ridge Department of Public June 6, 2007 DEPARTMENT OF PUBLIC WORKS (303) 235-2861 7500 WEST 29TH AVENUE WHEAT RIDGE, CO 80033 FAX (303) 235-2857 Mr. Ralf Sieberer, P.E. GK Cotton Consulting, Inc. 10290 S. Progress Way, Suite 205 P.O. Box 1060 Parker, CO 80134-1060 Re: - Second Review Comments of the Preliminary Drainage Report and Final Plat for the Quail Hollow development located at 3331 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Sieberer, I have completed the second review of the above referenced documents received on May 16, 2007 and have the following comments: DRAINAGE Preliminary Drainage Report (Discussion) 1. Under I. Introduction, please correct the direction the minor tributary flows across the site (it flows in a northwesterly direction across this site). 2. Under III. Proposed Developed Drainage System, please modify or include the following: a. Section B. Runoff, the 3rd paragraph: Please state the ditch the released flows from the (Applewood Baptist Church) pond are to be conveyed to Lena Gulch via a ditch to be constructed with this project. b. Section D. Detention, please modify the 1st sentence to read "The site is adjacent to the Lena Gulch major drainageway and therefore is subject only to stormwater quality measures; no stormwater detention will be required per the City of Wheat Ridge Site Drainage Requirements. 3. Need to provide the hydraulic engineering information necessary to obtain the Class I Floodplain Exception Permit, as specified in Section 26-808.C of the Municipal Code of Laws (please see attached sheets). The Class I Permit will be required to construct the portion of the proposed roadway which currently lies within the 100-year floodplain. 4. The current design does not adhere to the FHAD prepared by GK Cotton Consulting, Inc., about to be approved by the City of Wheat Ridge. The City highly recommends the FHAD be followed for this project. If the proposed design is to be used instead, please include the details of and tentative timeline for the Conditional Letter of Map Revision (CLoMR) which will be required to construct the Lena Gulch channel improvements as proposed. 5. Also include the details and tentative timeline for the Letter of Map Revision (LoMR), which will be required prior to (the currently shown) Lots 8, 9, and 10 to be considered buildable. 6. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. Provide the hydraulic engineering calculations necessary to obtain the Class I Floodplain Exception Permit, as specified in Section 26-808.C of the Municipal Code of Laws. 2. Please provide a P.E. seal and signature on the revised Final Drainage Report. Preliminary Drainage Plan (Sheet CI) 1. Include a note directing the reader to the floodplain information contained in the Final Drainage Report for the portion of the proposed roadway lying within the current 100-year floodplain. 2. The current alignment for the reinforced concrete box culvert (RCBC) needs to be modified. The RCBC is longer than it needs to be (the City will be maintaining this facility subsequent to its construction); the alignment needs to as close to being perpendicular to the proposed roadway as possible. (Please see the redlined Plan). 3. Please provide a P.E. seal and signature on the revised Final Drainage Plan. Final Plat Sheet 1: 1. All previous comments have been addressed. Sheet 2: 1. Tract A is fully encumbered by a Drainage Easement for Lena Gulch, and the City will support the dedication of Tract A to the City for use in the maintenance of the major drainageway. If Tract A is to be dedicated to the City, please include a note regarding the dedication. If Tract A is to remain only as an easement, the maintenance requirements need to be included in the Declaration of Covenants, Conditions, and Restrictions. 2. Lots 8, 9, and 10 need to be shown as a single' Non-Buildable Tract" rather than as buildable lots. They currently lie fully within the 100-year floodplain and therefore cannot be built upon until the major drainageway improvements and the subsequent LOMR are completed. 3. Need to show all standard utility easements for the individual lots (5' along the sides and 10' front and rear). 4. The line between Lots 11 and 12 is shown to be 117.82', which is about 1.8' too long. The drawing submitted on CD-ROM shows this line to actually be 115.16' - please correct this line. 5. Please include a CD-ROM or floppy disk containing the revised Plat (in AutoCAD dwg) format with the next Plat submittal. 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: This project shall require a Stormwater Management Plan prior to approval. Please include a copy of the SWMP with the final document submittal. 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 16, 2007. Please find my comments (in the form of a Memo to Mr. Brossman) attached to this letter. Quail Hollow (3331 Quail St) -reviewIltr.doe The Public Works Department requires 2 signed and stamped copies of the Preliminary Drainage Report and Final Plat. Please provide a hardcopy accompanied by a 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. 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. 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. Quail Hollow (3331 Quail St) - reviewIlh.doc 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 hrevocable 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. If you have any questions, please contact me at 303.235.2864. Sincerely, .Q David F. Brossman, P.L.S. Development Review Engineer XC: Steve Nguyen, Engineering Division Manager Meredith Reckery Senior Planner File Quail Hollow (3331 Quail St) - nwiewIltndoc ARTICLE VIII. FLOODPLAIN CONTROL Page 10 of 16 15. Any fill or deposition will be protected against erosion by riprap, strong vegetative cover, bulkheading, or other accepted means of erosion protection. 16. All fences shall be designed so that the bottom portion, except for supporting fence posts, are elevated one (1) foot above base flood elevation or in a breakaway design if approved by the floodplain administrator. (Ord. No. 2001-1215, § 1, 2-26-01) Sec. 26-807. Nonconforming uses. The existing lawful use of a structure or premises which is not in conformity with the provisions of these regulations may be continued subject to the following conditions: A. No such use shall be expanded or enlarged except in conformity with the provisions of these regulations. B. No substantial improvement to any nonconforming structure over the life of the structure shall be allowed unless the nonconforming use is permanently changed to a conforming use. C. If such use is discontinued for twelve (12) consecutive months, any future use of the building and premises shall conform to these regulations. D. Uses or adjuncts thereof which are nuisances shall not be permitted to continue as nonconforming uses. E. Any alteration, addition or repair to any nonconforming structure permitted pursuant to subsection B., above, shall be protected by floodproofing measures pursuant to section 26-808C.4.a. (Ord. No. 2001-1215, § 1, 2-26-01) Sec. 26-808. Administration. A. Floodplain administrator. The city engineer of the City of Wheat Ridge or his designee shall be the floodplain administrator. The duties of the administrator shall include, but not be limited to: 1. Coordination between departments and divisions: a. Coordinate the application, permit, review, appeal, certification and enforcement processes between the office of the city engineer and the department of community development's divisions of planning, building, and code enforcement as appropriate to ensure compliance with these regulations and an efficient use of staff. b. All applications and certifications shall be submitted to the department of community development from which further routing shall occur. c. All administrative decisions require the property to be posted for fifteen (15) days. If no protests are filed, the permit may be issued by the floodplain administrator. If a protest is filed, then a hearing before the board of adjustment will be scheduled. 2. Development permit review: a. Review all development permits, which includes building, miscellaneous and fill permits, to determine whether a property is within the Flood Regulatory District http://Iibraryl.municode.com/mce/DoeView/11707/1/139/148 06/08/2007 ARTICLE VIII. FLOODPLAIN CONTROL Page I 1 of 16 and that the applicable requirements of these regulations have been satisfied. b. Review all development permits to determine that all necessary permits have been obtained from federal, state or local governmental agencies from which prior approval is required. 3. Information to be obtained and maintained: a. Obtain certification from applicant's engineer or architect and record the actual elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures. b. Maintain for public inspection all records pertaining to the provisions of these regulations. c. All records required by these regulations shall be maintained with the associated development permits in the department of community development. 4. Use of otherbase flood data. When base flood elevation data has not been provided by the applicant or his representative, the floodplain administrator may obtain, review, and reasonably utilize any base flood and floodway elevation data available from federal, state or other sources as criteria for requiring that new construction, substantial improvements or other development in the Flood Regulatory District in order to administer subsections 26-806C., D. and F. 5. Alteration or relocation of watercourses: a. No alteration or relocation of a watercourse shall occur without the approval of the floodplain administrator. Consideration of gravel extraction operations shall be in accordance with state law (C.R.S. § 3-4-1-301). b. Upon receiving approval, the applicant shall notify adjacent communities and the Colorado Water Conservation Board prior to any alteration or relocation of a watercourse and submit evidence of such notification to the Federal Emergency Management Agency. The applicant shall provide all data required by the Federal Emergency Management Agency for a letter of map revision. c. The carrying capacity of an altered or relocated watercourse shall be maintained. 6. Interpretation of flood insurance rate map (FIRM) boundaries. The floodplain administrator shall make interpretations, where needed, as to the exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). Any person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in subsection B., below. B. Mapping disputes. The following procedure shall be used by the floodplain administrator in deciding contested cases in which the location of a district boundary is disputed: 1. In all cases, the person contesting the location of the district boundary shall be given a reasonable opportunity to submit his own technical evidence if he so desires. The floodplain administrator shall not allow deviations from the boundary line as mapped. If the evidence clearly and conclusively establishes that the mapped location of the line is incorrect, a Federal Emergency Management Agency letter of map revision must be completed by the applicant prior to the issuance of a building permit. 2. The administrator shall render a written opinion within thirty (30) days following receipt of the applicant's technical evidence setting forth the findings of fact and the reasons for the decision. 3. Contestants shall have the right to appeal such decisions to the board of adjustment. http://libraryl.municode.com/mcc/DocView/11707/1/139/148 06/08/2007 ARTICLE VIII. FLOODPLAIN CONTROL Page 12 of 16 Application for appeal must be made within thirty (30) days. C. Special exception permits: 1. Application. There shall be two (2) types of special exception permits: Class I and Class II. Any use listed in section 26-806C. (special exceptions--Class 1) may be allowed only upon issuance of a Class I special exception permit by the floodplain administrator. Any use listed in section 26-806D. (special exceptions-Class II) may be allowed only upon issuance of a Class II special exception permit by the board of adjustment. The approval of either special exception permit does not substitute for any other permit thatmay be required by city ordinance, such as building, miscellaneous, or fill permits. 2. Submittal requirements. Pursuant to a special exception permit application, the administrator may: a. Require the applicant to submit, at the time of application, a plan certified by a registered engineer, competent in open-channel hydraulics, which accurately locates the applicant's property with respect to the Flood Regulatory District limits, channel of stream, existing Flood Regulatory District developments, together with all pertinent information such as: the nature of the proposal; legal description of the property; fill limits and elevations; building's lowest floor elevations in relation to the datum used on the Federal Emergency Management Agency map and study; floodproofing measures and elevation in relation to mean sea level to which any structure has been floodproofed; a report covering the effects of equal degree of encroachment of other nearby residents of the Flood Regulatory District; and a description to the extent to which any watercourse will be altered or relocated as a result of the proposed development. In addition, all subdivision proposals and other proposed new developments which are located in any Flood Regulatory District shall include within such proposals base flood elevations. b. Require the applicant to furnish as much of the following additional information as is deemed necessary by the floodplain administrator for the evaluation of the effects of the proposal upon flood flows and floodplain storage and to render a decision on the proposed Flood Regulatory District use: (1) A typical valley cross-section showing the channel of the stream, the floodplain adjoining each side of the channel, cross-sectional area to be occupied by the proposed development, and high-water information. (2) Plan (surface view) showing elevations or contours of the ground; pertinent structure, fill or storage elevations; size, location and spatial arrangement of all proposed and existing structures on the site; location and elevations of streets, water supply and sanitary facilities; soil types; and other pertinent information. (3) Profile showing the slope of the 100-year flood and the bottom of the channel or thalweg of the stream. (4) Specifications for building construction and materials, floodproofing, filling, dredging, grading, channel improvement, storage of materials, water supply and sanitary facilities. (5) Hydraulic calculations for all proposed channelization. 3. Factors upon which the decision shall be based. The determination of the floodplain administrator or the board of adjustment on each special exemption permit shall be based on the effects of the proposed project with respect to the objectives and purpose of these regulations as stated in section 26-801. http://libraryl.municode.com/mce/DocView/l 1707/1/139/148 06/08/2007 ARTICLE VIII. FLOODPLAIN CONTROL Page 13 of 16 4. Conditions attached to special exception permits. Upon consideration of the factors listed above and purposes of these regulations, the floodplain administrator or board of adjustment may attach such conditions as deemed necessary in furthering the purposes of these regulations. A copy of these conditions shall be presented to the applicant and a copy of these conditions shall be transmitted to the chief building inspector, which shall be kept on file. Such conditions may include specifications for, without limitation because of specific enumeration, modification of sewage disposal and water supply facilities, modification of other waste disposal methods and facilities, landscaping periods of operation, operational controls, sureties, deed restrictions, and adequate floodproofing. a. Floodproofing: Special exception permits requiring floodproofing measures such as the following shall be designed consistent with the flood protection elevation for the particular area and flood velocities, forces and other factors associated with the flood protection elevation. The floodplain administrator shall require that the applicant submit a plan or document certified by a registered professional engineer that the floodproofing measures are consistent with the flood protection elevation for the particular area. Floodproofing measures may include the following: (1) Anchorage to resist flotation and lateral movement. (2) Installation of watertight doors, bulkheads and shutters. (3) Reinforcement of walls to resist water pressures. (4) Use of paints, membranes or mortars to reduce seepage of water through walls. (5) Addition of mass or weight to structures to resist flotation. (6) Installation of pumps to lower water levels in structures. (7) Construction of water supply and waste treatment systems to prevent the entrance of floodwaters. (8) Pumping facilities for subsurface drainage systems for buildings to relieve external foundation wall and basement floor pressures. (9) Construction to resist rupture or collapse caused by water pressure or floating debris. (10) Cutoff valves on sewer lines or the elimination of gravity flow basement drains. Furthermore, measures must be taken to ensure that the construction does not in any way cause the 100-year flood to become more damaging to other residents within the Flood Regulatory District. 5. Class 1 special exemption permits; timeliness of decision. The floodplain administrator shall render, within thirty (30) days of receipt of all necessary application documents and materials, a written decision granting or denying a permit application. If a denial is made, the decision shall set forth the administrator's findings of fact and reasons for the denial. In the event the floodplain administrator fails to render a decision within said thirty (30) days, it shall be deemed that the application is denied and applicants shall have a right to appeal as provided herein. Applicants shall have the right to appeal any adverse decision to the board of adjustment. Such application for appeal must be made within thirty (30) days from the date of the floodplain administrator's http://Iibraryl.municode.com/mcc/DoeView/11707/1/139/148 06/08/2007 ARTICLE VIII. FLOODPLAIN CONTROL Page 14 of 16 decision. D. Review by the board of adjustment. 1. The board of adjustment of the City of Wheat Ridge shall hear and decide appeals of Class I special exemption permits which have been denied by the floodplain administrator and requests for Class II special exemption permits as provided within these regulations. 2. The board of adjustment shall hear and decide appeals of Class I special exemption permits when it is alleged there is an error in any requirement, decision or determination made by the floodplain administrator in the enforcement or administration of these regulations. 3. Those aggrieved by the decision of the board of adjustment may appeal such decisions to the Jefferson County District Court, as provided by the Wheat Ridge Code of Laws. 4. In passing upon such application, the board of adjustment shall consider all technical evaluation, all relevant factors, standards specified in other sections of these regulations, and: a. The danger that materials may be swept into other lands to the injury of others; b. The danger to life and property due to flooding or erosion damage; c. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; d. The importance of the services provided by the proposed facility to the community; e. The necessity to the facility of a waterfront location, where applicable; f. The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage; g. The compatibility of the proposed use with the existing and anticipated development; h. The relationship of the proposed use to the comprehensive development plan and floodplain management program for the area; I. The safety of access to the property during times of flood for ordinary and emergency vehicles; j. The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters expected at the site; k. The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities, such as sewer, gas, electrical, and water systems, streets and bridges. 5. Upon consideration of the factors of subsection DA., above, the board of adjustment may attach such conditions to the granting of special exemption permits as it deems necessary to further the purposes of these regulations. 6. The floodplain administrator shall maintain the records of all appeal actions, including technical information, and report any special exemption permits to the Federal Emergency Management Agency, upon request. E. Conditions for special exemption permits. http://Iibraryl.municode.com/mcc/DocView/11707/1/139/148 06/08/2007 ARTICLE VIII. FLOODPLAIN CONTROL Page 15 of 16 1. Special exemption permits may be issued for the reconstruction, rehabilitation or restoration of structures listed on the National Register of Historic Places or the state inventory of historic places, without regard to the procedures set forth in the remainder of this section. 2. Special exemption permits shall not be issued within any designated Floodway District. 3. Special exemption permits shall only be issued upon a determination that the special exemption permit is the minimum necessary, considering the flood hazard, to afford relief. 4. Special exemption permits shall only be issued upon: a. A showing of good and sufficient cause; b. A determination that failure to grant the special exemption permit would result in exceptional hardship to the applicant; and c. A determination that the granting of a special exemption permit will not result in increased flood heights, additional threats to public safety, extraordinary public expense or create nuisances, cause fraud on or victimization of the public as identified in section 26-801(c), or conflict with existing local laws or ordinances. (Ord. No. 2001-1215, § 1, 2-26-01; Ord. No. 1288, 1, 2, 5-12-03) Sec. 26-809. Certificate of compliance. A. No vacant land shall be occupied or used, and no building hereafter erected, altered or moved into the Flood Regulatory District until a special exemption permit has been issued by the floodplain administrator or the board of adjustment indicating that the use or proposed use or structure complies with the provisions herein. B. A certificate of compliance shall be applied for upon completion of any project, construction or use for which a special exception permit was granted, and the excepted land use shall not commence until a certificate of compliance is issued. C. Issuance of a certificate of compliance by the floodplain administrator shall be required before a certificate of occupancy may be issued by the department of community development. The certificate of compliance shall indicate that there has been compliance with these Flood Regulatory District regulations and any conditions attached to a special exemption. D. The floodplain administrator shall require the applicant, when applicable, to submit a certification by a registered professional engineer or architect that the finished fill and building floor elevations, floodproofing measures or other flood protection, factors were accomplished in compliance with the provisions of these regulations and any conditions attached to a special exemption permit. The floodplain administrator shall within ten (10) days after receipt of such certification from the applicant issuea certificate of compliance only if the building or premises and the proposed use thereof conform with all the requirements of these regulations and any conditions attached to a special exemption permit. Said submitted certification, along with a copy of the certificate of compliance, shall be kept on record in the department of community development. (Ord. No. 2001-1215, § 1, 2-26-01) Sec. 26-810. Enforcement and penalties. http://libraryl.municode.com/mee/DocView/11707/1/139/148 06/08/2007 In May 29, 2007 Steve McKendry Crown Land Development, LLC. RE: Quail Hollow Subdivision 33'd and Quail Dear Steve, LWE ASSOCIATES 13335 W 710 Cir. Anada, 0080005 (303) 887-3714 (303) 423-4949 fax This letter will estimate the number of trips that will be generated by the proposed Quail Hollow Subdivision located on W 33rd Dr west of Quail St. The subdivision consists of 13 single family homes. Access to the homes is from W 33rd Dr that will be constructed as part of the development. W 3P Dr intersects with Quail St directly across from the existing W 33'd Ave and thus forms a complete four way intersection. The number of trips that are anticipated from this development are shown in the following table. The trips are estimated for daily as well as peak hour periods. Trip Generation 13 Single Family Units Daily AM Peak Hour PM Peak Hour Rate (aips/urnt) Trips Rate (+lips'umt) Trips In Trips Out Rate (trlpshuut) Trips in Trips Out 9.57 124 0.75 3 7 1.01 8 5 As the above table indicates, the proposed development generates very little traffic. There will be 124 daily trips, 10 morning peak hour trips and 13 afternoon peak hour trips. No improvements to the street system are required to accommodate this additional traffic. Sincerely, Fred Lantz, P.E. Dr. McArthur Hill 3345 Quail Street Wheat Ridge, CO 80033 May 15, 2007 \O a\ PLANNING COMMISSION CITY OF WHEAT RIDGE 7500 W. 29"' Ave. Wheat Ridge, CO 80033 Re: Quail Hollow Subdivision Ladies and Gentlemen: We hereby grant authority to CROWN LAND DEVELOPMENT, LLC, and its Managing Partner, Steven S. McKendry, to adjoin myproperty, described as Lot 5, the South 10 Feet of Lot 4, and the North 200.00 Feet of Lot 6, Applewood Knolls, 12'h Filing, a Subdivision recorded at Plat Book 49, Page 11, all located in the Northwest Quarter of Section 28, Township 3 South, Range 69 West of the 6`h P.M., City of Wheat Ridge, County of Jefferson, State of Colorado, in the platting of Quail Hollow Subdivision, a Resubdivision of Lot 2 of Applewood Baptist Church Subdivision and portions of Lots 4, 5 and 6, Applewood Knolls, 12th Filing, located in the Northwest Quarter of Section 28, Township 3 South, Range 69 West of the 6"' P.M., City of Wheat Ridge, County of Jefferson, State of Colorado. Yours truly, McArthur Hill / .SGT L_ZL' Leila J. Hill f X`L Page I of 1 Meredith Reckert From: Meredith Reckert Sent: Wednesday, May 02, 2007 10:31 AM To: Alan White Subject: Quail Hollow Subdivision Alan- Please let this email serve as an update on the review process for the Quail Hollow subdivision (McKendry) at Quail and W. 33rd Avenue extended. A complete application was brought in on February 23, 2007. The referral was sent out on February 27 with a response date of March 14. Many of the response came in after the response deadline. As such, comments were sent back to the applicant on March 23. 1 just spoke with one of the consultants on the project who works at Jehn Engineering (Brian Zimmerman) and he indicated that they are still working on required changes. He thought that they may have the revised plans into us within a week. This was only his estimation on the work that still has to be completed. Let me know if you need anything else. Meredith Meredith Reekert, AICP Senior Planner Wheat Ridge Community Development Department Telephone: 303.235.2848 FAX.- 303.235.2857 5/2/2007 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Ridge 303/235-2846 Fax: 303/235-2857 March 23, 2007 Steve McKendry Crown Land Development, LLC P.O. Box 5148 Wheat Ridge, CO 80043-5148 Dear Mr. McKendry: This letter is in regard to your application for approval of a 14-lot subdivision on R-I zoned property located at approximately 3301 Quail Street. I have reviewed the plat and have the following comments: SHEET ONE 1. In the "owners' certificate", modify the first sentence as follows: We, Steven S. McKendry and McArthur Hill, being the owners......" 2. In the "owner's certificate", please include Dr. Hill as one of the signatory's with his name and address. 3. In the dedicatory language, reference Quail Hollow Subdivision. 4. The title of the document should read as follows: "Quail Hollow Subdivision, A Resubdivision of Lot 2 of Applewood Baptist Church Subdivision and portions of Lots 4, 5 and 5, Applewood Knolls, 12`x' Filing, located in the........". 6. Add the City's standard easement note. 7. In the "City Certification", please replace "commission" with "council". 8. In the vicinity map, remove the reference to Applewood Baptist Church. 9. In the vicinity map, remove the reference to Canal Park. 10. In the "surveyor's certificate, add the word "Subdivision" to the Quail Hollow reference. 11. Add a case history box with the following case numbers: MS-06-07, WF-07-01, WA-07- 04, WS-07-01. 12. Add a note regarding existing zoning on the property. SHEET TWO 1. Correct the name of the document to be consistent with page 1. 2. Designate the purposes of Tracts A, B, C and D with notes. 3. Provide a 50' wide stub in a tract to be reserved as future right-of-way at the very eastern portion of Lot 13 for access to a potential future filing to the south. 4. Show perimeter drainage and utility easements as 10' along front lot lines, rights of way and rear lot lines and 5' easements along side lot lines. 5. The detention easement encumbering Lot 13 is shown as being vacated. Please provide a copy of the recorded vacation document. 6. The subdivision design was not drawn according to Staff s direction regarding the property encumbered with 100' year floodplain. Staff had indicated that because neither a CLOMR nor a LOMR is in place, Lots 8, 9 and 10 were to be shown as an unbuildable tract to be subdivided at a later date. 7. Designate the street as being "hereby dedicated by this document". 8. Designate the street as being named West 33`d Drive. 9. Show adjacent zoning as being R-1 on all sides. 10. See comment below regarding lot widths on Lots 9, 10, 11 and 12. OTHER ITEMS OF CONCERN 1. MacArthur Hill needs to be part of the application as he owns property incorporated into the subdivision. In light of this, Dr. Hill needs to acknowledge the application with a completed land use case form or by giving you written authorization to represent him. He must also sign the mylar. 2. Please provide a copy of the homeowners' association covenants for review of provisions for maintenance of the shared drainage facilities. 3. Several of the proposed lots do not appear to meet the R-1 100' lot width requirement which is measured at the 30' front setback line. Of specific concern are lots 9, 10, 11 and 12. Please provide an exhibit demonstrating that the 100' lot width requirement can be met. 4. A component of your request is a cul-de-sac length which exceeds the City's standard of a maximum cul-de-sac length of 500' as measured from the centerline of the connecting street. Please provide a written explanation of the request in regard to the criteria used to evaluate a variance (attached). 5. It would be helpful if examples of your single family product were available to see either through a website, actual location or photos. If this is something you can provide, please let me know. Attached are the variance criteria referenced in number 4 above. Attached are referrals received from other city departments and outside agencies regarding the plat document. Xcel Energy: See attached letter from John Keller dated March 13, 2007. Consolidated Mutual Water Company: See attached letter from Michael Queen dated March S, 2007. Northwest Lakewood Sanitation District: See attached letter from Bill Willis dated March 14, 2007. Urban Drainage and Flood Control District: See attached email from Bill DeGroot dated March 13, 2007. 2 City of Lakewood: See attached letter dated March 16, 2007from Tina Dill. Wheat Ridge Fire Protection District: See attached correspondence from Doug Saba dated March 8, 2007. City of Wheat Ridge Police Department: See attached email from Sergeant Paula Balafas dated March 1, 2007. City of Wheat Ridge Public Works Department: See attached package from Dave Brossman dated March 14, 2007. This concludes the summary of comments. Please address each of these comments by revising the drawings accordingly. For clarification on any of these issues, please feel free to contact any of the Development Review committee members: Community Development Meredith Reckert 303-235-2848 Public Works Dave Brossman 303-235-2864 Traffic Engineering Steve Nguyen 303-235-2862 Once the changes have been made, please submit five copies of revised plan sheets and technical documents plus original redmarks. If you have any questions or need further clarification, do not hesitate to contact me at 303-235- 2848. I will be out of the office from March 26 through March 30. Sincerely, Meredith Reckert, AICP Senior Planner c: WS-07-01 Xce/ EnergysM PUBLIC SERVICE COMPANY March 13, 2007 City of Wheat Ridge rm~ Community Development 7500 West 29th Avenue Wheat Ridge, CO 80033 Attn: Meredith Reckert, Case Manager Re: Referral Response for Quail Hollow Subdivision Siting and Land Rights 55015 M Street, Suite 700 Denver, Colorado 80202-4256 Telephone: 303.671.7799 Facsimile: 303.571.7877 Xcel Energy's holding company, Public Service Company of Colorado (PSCo) a Colorado Corporation, has reviewed the plans for the above-mentioned referral located approximately located at 3301 Quail Street. To abide by the state statute §31-23-214 (3) C.R.S., and to ensure that PSCo has adequate utility easements within this future development PSCo requests that the easements are represented on the preliminary and final plats, and the following language is in the plat notes. Eight-foot (8) wide dry-utility easement is hereby granted on private property adjacent to the front and rear lot lines of each lot in the subdivision. In addition, eight-foot (8) wide dry-utility easements are hereby granted around the perimeter of platted areas including tracts, parcels and/or open space areas. These easements are reserved for the installation, maintenance, and replacement of electric, gas, television cable, and telecommunications facilities. Permanent structures and water meters shall not be permitted within said utility easements. While these easements will be required for this development when necessary, PSCo will work with the subdivider/developer to identify appropriate easement locations as the planning and building progresses. The applicant should begin the dry-utility design and estimate process by contacting PSCo's "Builders' Call Line" at 1-800-628-2121 to request an application for service, relocation and/or grading activities on or near existing overhead and underground electric and gas facilities. As a reminder to help guarantee safety in this development please observe and show on the final the following note: CALL UTILITY NOTIFICATION CENTER OF COLORADO 1-800-922-1987 2-BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRAD, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES According to PSCo's plats there is an underground 7620 Volt line that crosses the property going north and south If you have any questions about this referral response, please contact me at (303) 571-7029. Thank You, Jon B. Keller Agent, Siting and Land Rights rn March 5, 2007 The City of Wheat Ridge Community Development Attn: Meredith Reckert 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Re: Case Number WS-07-01- Crown Land Development, LLC, West 33r1 Avenue and Quail Street Dear Ms. Reckert: This will acknowledge receipt of your correspondence dated February 27, 2007 regarding the above referenced property. Please be advised that the above referenced property is in an area served by The Consolidated Mutual Water Company by virtue of a Distributor's Contract with Denver Water. Domestic water service may be provided to this property subject to compliance with the Company's rules, regulations and requirements for such service as well as the water tap allocation policies as established by Denver Water. The Company's rules, regulations, and requirements state that each separate structure be served by a separate tap and meter, and in order to receive domestic water service, the property must also front a Company main. Fire protection requirements should be obtained from West Metro Fire Rescue and those requirements forwarded to this office by the Fire District at the earliest possible time. We can then determine if additional system improvements would be required to meet the demands set forth by the Fire District. THE CONSOLIDATED MUTUAL WATER COMPANY 12700 West 27th Avenue • p.0. Box 150068 • Lakewood, Colorado 80215 Telephone (303)238-0451 • Fax (303)237-5560 The City of Wheat Ridge Ms. Reckert March 5, 2007 Page 2 of 2 If you should have any questions or comments regarding this correspondence, please contact this office. Sincerely, LU14 Michael E. Queen Executive Vice President /lw cc: David Abbink, West Metro Fire District; Division Chief Fire Marshal Walter Welton, CMWCo President Mike Glade, CMWCo Vice President Operations and Engineering Greg Stroeder, CMWCo Water Distribution Manager Neal Santangelo, CMWCo Senior Project Engineer Scott Hatcher, CMWCo Project Engineer MAR. 14, 2007 11:41AM MARTIN & MARTIN N0, 1194 P. 2/3 MARTIN /MARTIN CONSULTING ENGINEERS March 14, 2007 City of Wheat Ridge Community Development 7500 West 291h Avenue Wheat Ridge, Colorado 80033 Attn: Meredith Reckert FAX: 303.235.2857 rn Re: Community Development Referral - Case #WS-07-01 - 3301 Quail Street - Crown Land Development Dear Ms. Reckert, On behalf of the Northwest Lakewood Sanitation District (NWLSD), Martin/Martin Inc. acting as the District Engineer offers the following in response to the referenced Case Number WS-07-01 dated February 27, 2007: NWLSD has an 8-inch diameter sanitary sewer main within Quail Street (R.O.W.) along a portion of the east property frontage of the proposed development and a 24-inch sanitary sewer main within an easement along the southerly side of Lena Gulch being the northerly side of proposed Lots 7-10. The 24- inch sanitary sewer main will service the proposed development. The existing 24-inch sanitary sewer main appears to deviate from the existing sanitary sewer easement. It is requested that the developer vacate existing sanitary sewer easement and dedicate a new 20-foot sanitary sewer easement centered along the alignment of the 24-inch mainline across the full length of the proposed development. The new development shall have an 8-inch sanitary sewer main to service the proposed 14 lots. The 8- inch main shall be located within the new street Right-of-Way, connecting to the existing 24-inch via a manhole. Where the proposed mainline is not within R.O.W. (i.e. connection from R.O.W. to the existing 24-inch mainline), the main shall be within a dedicated 20-foot easement. Easement dedication shall be provided by recorded easement agreement separate from the plat. The developer is responsible for determining depths of the existing sanitary sewer main to verify if gravity flow sanitary sewer is capable of servicing the proposed development. In addition, the developer shall provide NWLSD proposed peak flows from the proposed development to evaluate if the existing sanitary sewer infrastructure adjacent to and downstream of the development has sufficient capacity to support the development. Based on the supplied referral information, it appears that each lot will have one single- family residence. Each single family house shall have a separate sanitary sewer service from building to proposed 8-inch main line within R.O.W. Individual service lines may not be directly connected to the existing 24-inch mainline. The services shall have a minimum slope of 2 percent with a cleanout located within 5 feet outside the building and every 100 feet along the alignment of the service. The service line shall connect perpendicular to the main line with a Wye fitting. Current tap fees are required by the District in the amount of $2,020 per SFRE in addition to Metro Reclamation District's tap fee of $1,980 per SFRE associated with new sanitary sewer service 12499 WEST COLFAX 0 P.O. BOX 1 51 500 • LAKEWOOD, COLORADO B0215 • 303-431-61 ❑O MAR. 14, 2001 11;41AM MARTIN & MARTIN N0. 1194 P. 3/3 connections to mainlines. In addition, NWLSD charges and Annual Service Charge of $100 per SFRE in addition to the standard mill levy. These fees are subject to change. The NWLSD requires the District Engineer (Martin/Martin Inc.) to design the District's sanitary sewer system. The NWLSD Rules and Regulations require a Sanitary Sewer Main Line Extension Application and a deposit to the District in the amount of $200.00 for preliminary engineering fees. If the Board of Directors approve the main line extension request, the $200.00 deposit will be used by the Engineer (Martin/Martin Inc.) to prepare an initial cost estimate of the proposed sanitary sewer main extension(s) for the Developer. If the Developer continues with the proposed main extension(s), the Developer shall deposit 10% of the cost estimate to the District for engineering design of the sanitary sewer. The 10% deposit does not include surveyor construction observation. If engineering fees exceed the 10% deposit due to unforeseen conditions, design complications or extraneous administration, additional fees will be requested of the Developer prior to proceeding. Upon completion of the construction plans, the Developer may contract with a Contractor of their choice. The Engineer will provide specifications with the plans for Contractor's use. The District Engineer will provide construction observation, as-constructed plans (based on information by others) and District Engineer construction administration. The Developer shall deposit engineering fees for construction observation, construction administration and soil testing. The Contractor shall have proper District insurance, bonding and warranty during and after construction. Upon final acceptance by the District, the sanitary sewer shall be conveyed to the District at the direction of the District Attorney. All deposits shall be made with the Northwest Lakewood Sanitation District. The Engineer will provide design and construction administration at an hourly rate. Any remaining deposit funds will be reimbursed to the Applicant/Owner upon completion of the project. Please call our office with any questions. Sincer Britton Evans, P.E. Project Engineer Cc: Bill Willis, P.E. - Martin/Martin Inc. Lisa Johnson - SDMS, Inc. FAX: (303) 987-2032 Tim Flynn - District Attorney FAX: (303) 986-1755 Page 1 of 1 Meredith Reckert From: Bill DeGroot [bdegroot@udfcd.org] Sent: Tuesday, March 13, 2007 11:30 AM To: Meredith Reckert Subject: Case No. WS-07-01, Crown Land Development LLC referral (Quail Hollow) This proposal involves a significant encroachment into the Lena Gulch 100-year floodplain. Your referral letter indicates that a CLOMR is being pursued. We have not seen that document yet, and absent that information it is hard to see how this proposal would not adversely impact adjacent properties. Also, Wheat Ridge and the District are in the midst of completing a new master plan and floodplain delineation for Lena Gulch, and approval of this proposal now might adversely impact these studies. We recommend this proposal be delayed until the CLOMR is submitted as a minimum and also a determination is made that this project would not adversely impact the planning and floodplain studies. Bill Bill DeGroot, PE Manager, Floodplain Urban Drainage and Management Program Flood Control District 3/13/2007 City of Wheat Ridge of "HEgrP Community Development Department m Memorandum c~C ORP~~ TO: Case file FROM: Meredith Reckert SUBJECT: WRFPD referral DATE: March 8, 2007 Doug Saba from Wheat Ridge Fire Protection District called with the following concerns regarding the Crown Development land use case: The proposed street network is over 500' from the closest existing hydrant. The installation of at least one hydrant half way through the subdivision will be required. During the construction phase, at lease two ways into the subdivision will be required. If the easement with the church is not in place, will have to look at another way to get into the site during construction. Page I of I Meredith Reckert From: Paula Balafas Sent: Thursday, March 01, 2007 10:34 AM To: Meredith Reckert Subject: WS-07-01/Crown Land Development Follow Up Flag: Follow up Flag Status: Red Meredith- I just reviewed the plans for the 14-lot development in the 33oo block of Quail Street, and see no issues from the police department's perspective. Thnx, paulab Sergeant Paula Balafas Wheat Ridge Police Department 7500 West 29th Avenue Wheat Ridge, CO 80033 phone/303-235-2941 fax/303-235-2949 pbalafas@ci.iaheatridge.co.us 3/20/2007 CITY OF LAKEWOOD COMMUNITY PLANNING & DEVELOPMENT 480 SOUTH ALLISON PARKWAY LAKEWOOD, COLORADO 80226 PHONE: (303) 987-7505 / VOICE (303) 987-7057 / TOD FAX: (303) 987-7979 W W W .LAKE WOOD.ORG March 16,2007 City of Wheat Ridge Meredith Reckert Community Development 7500 West 29`r' Avenue Wheat Ridge, Colorado 80033 RE: 3301 Quail St. OR-07-006 Dear Ms. Reckert: The City of Lakewood Development Assistance Team has reviewed the proposal submitted by the City of Wheat Ridge for a 14-lot subdivision. The City appreciates the opportunity to comment and has no objections regarding this proposal. The City has the following recommendations: • Construct curb, gutter and walk that match into the existing improvements to the south. • Shift a portion of the public street to the south so that it may provide access for future subdivisions, as shown on the redlines included with this letter. If I can be of further assistance please call me at (303) 987-7527 or e-mail me at tindil lakewood.org. Sincerely, C5 A.C. Tina Dill Project Manager CC: Paul Rice, Principle Planner Shawn deJong, Engineering Development Assistance Coordinator Case file ZP-07-014 and File154-Dill S:\WP\DAT07\OR-07-006.doc _j DEPARTMENT OF PUBLIC WORKS cnyofwf~ate \ 7500 WEST 29T"AVENUE WHEAT RIDGE, CO 80033 Department of Public Works March 14, 2007 Mr. Ralf Sieberer, P.E. GK Cotton Consulting, Inc. 10290 S. Progress Way, Suite 205 P.O. Box 1060 Parker, CO 80134-1060 (303) 235-2861 FAX (303) 235-2857 Re: - First Review Comments of the Preliminary Drainage Report and Final Plat for the Quail Hollow development located at 3331 Quail Street, Wheat Ridge, CO 80033. Dear Mr. Sieberer, I have completed the second review of the above referenced documents received on February 28, 2007 and have the following comments: DRAINAGE Preliminary Drainage Report (Discussion) 1. Under I. Introduction, please a. Section B. Site Description, please define the direction the minor tributary flows across the site. b. Section C. Proposed Project Description, need to describe the ditch in which the "water quality BMP" will discharge into (along the westerly property line). Include the geometry (width, approximate slope etc.) and show this ditch on the Drainage Plan. c. Section D. Flood Hazard and Drainage Studies, please correct the typo identified in the redlined Report. 2. Under II. Historic Drainage System, Section A. Major Basin, include a brief discussion of the offsite runoff that flows across this property (in particular, the Q5 and Qfoo of the minor tributary to Lena Gulch). 3. Pertaining to III. Proposed Developed Drainage System, please modify or include the following: a. Section B. Runoff, the 3`s paragraph: Describe the discharge flow and direction for the existing detention pond in sub-basin A3 (the current release to be re-directed, etc.); include the effects this flow will have on downstream properties. b. Section B. Runoff, the P paragraph: Is the ditch where the released flows are to be conveyed to Lena an existing ditch or something to be constructed with this project? c. Section D. Detention, please include/modify: i. Include in the statement that WQCV is the only detention volume amount necessary for this development "Per the City of Wheat Ridge Site Drainage Requirements". ii. It is stated that the WQ "pond will discharge to a ditch along the west side of the property in a 15' drainage easement". The Plat currently shows this easement as being an existing 10' Utility and Drainage easement, Rec. #84119721. If the easement width is to be increased, please modify/add this on the Final Plat. (Be sure the easement will be wide enough to adequately support maintenance equipment alongside the proposed ditch). d. Section E. Open Channel Flow, the 2a" paragraph discusses the concrete box culvert to be constructed under the proposed roadway. The description of the CBC will need to be revised per the redlined comments on the Preliminary Drainage Plan. 4. Need to provide the hydraulic engineering information necessary to obtain the Class I Floodplain Exception Permit, as specified in Section 26-808.C of the Municipal Code of Laws (please see attached sheets). The Class I Permit will be required to construct the portion of the proposed roadway which currently lies within the 100-year floodplain. 5. Please include the details of and tentative timeline for the Conditional Letter of Map Revision (CLoMR) which will be required to construct the proposed Lena Gulch channel improvements. 6. Include the details and tentative timeline for the Letter of Map Revision (LoMR), which will be required prior to (the currently shown) Lots 8, 9, and 10 to be considered buildable. 7. In III. Proposed Developed Drainage System, Section E. Detention, please include 8. Please provide a P.E. seal and signature on the revised Final Drainage Report. Final Drainage Report (Appendix) 1. Provide the hydraulic engineering calculations necessary to obtain the Class I Floodplain Exception Permit, as specified in Section 26-808.C of the Municipal Code of Laws. 2. Please provide a P.E. seal and signature on the revised Final Drainage Report. Preliminary Drainage Plan (Sheet Cl) 1. Include a note directing the reader to the floodplain information contained in the Final Drainage Report for the portion of the proposed roadway lying within the current 100-year floodplain. 2. Need to show the proposed curb, gutter, and sidewalk in the Typical Street Section. Be sure that the Typical Section reflects the current City standards for a residential (local) street, such as 34' Fr.-FL and a minimum of a 6.5' mountable (monolithic) curbwalk. 3. In the Creek Section Improvement Section, need to provide the following: a. Sufficient easement width to accommodate maintenance vehicles shall be required. A minimum of 10' in width needs to be provided on one or both sides of the proposed channel to allow for adequate maintenance. b. Include the overall easement width on the Section. c. Show the slope % on either side of the proposed channel (see redlined plans). d. Identify the proposed channel lining material. 4. The current alignment for the reinforced concrete box culvert (RCBC) will need to be modified to be acceptable to the City. The RCBC is about 3 times longer than it needs to be (the City will be maintaining this facility subsequent to its construction); the alignment needs to be more perpendicular to the proposed roadway. Please see the redlined Plan for a couple of suggestions. 5. Need to show the ditch along the westerly side of the property as discussed in the Drainage Report. 6. Please provide a P.E. seal and signature on the revised Final Drainage Plan. Final Plat General Comments: 1. Need to include the Date of Preparation and all Revision Dates. 2. Include a Case History Box. The Case History Number is WX-07-01. 3. Need to show all zoning- both on-site and for adjoining parcels. Sheet 1: 1. Please include the following notes: a. Regarding the detention facilities and drainage channels: THE STORM DETENTION AREAS HEREIN SHOWN AS TRACT C AND TRACT D, AND ALL DRAINAGE CHANNELS HEREIN SHOWN AS LYING WITHIN A DRAINAGE EASEMENT 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 SAID OWNER, Quail Hollow (3331 Quail St) - micwl.ltr doc THE CITY OF WHEAT RIDGE SHALL HAVE THE RIGHT TO ENTER SUCH AREAS AND PERFORM THE NECESSARY WORK, THE COST OF WHICH SAID OWNER, HEIRS, SUCCESSORS, AND ASSIGNS AGREES TO PAY. NO BUILDINGS OR PERMANENT STRUCTURES SHALL BE CONSTRUCTED IN THE DETENTION OR DRAINAGE CHANNEL AREAS AND NO CHANGES OR ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTION OR DRAINAGE CHANNEL AREAS WILL BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS. b. Regarding street ROW monuments: STREET RIGHT-OF-WAY MONUMENTS SHALL BE SET PRIOR TO FINAL LIFT OF ASPHALT PAVEMENT. MONUMENT HARDWARE AND RANGE BOXES WILL BE PROVIDED BY THE CITY OF WHEAT RIDGE UPON REQUEST. 2. Please include a signature block for the Applewood Baptist Church which will acknowledge the proposed detention easement vacation. If the vacation is not to be done by this plat, the vacation will need to be done by separate instrument and the County Reception Number shall be references on this plat. Sheet 2: 1. Please show the name of the proposed roadway. 2. Provide the statement, "50.00' ROW IS HEREBY DEDICATED BY THIS PLAT" for the roadway dedication. 3. Please be sure that the existing 10' Utility & Drainage Easement running along the westerly property line will accommodate the drainage channel that the WQ BMP will discharge into (and still allow for the equipment needed to properly maintain). 4. The proposed 25'Drainage Easement for the Lena Gulch tributary channel will not adequately support the equipment necessary for proper maintenance, etc. The current width only provides a 5'-wide area on either side for maintenance equipment to enter. A minimum of 10' needs to be provided on at least one side (see redlined Plat). 5. This subdivision as proposed shall require that 9 CL - CL ROW intersection monuments be set. ROW monuments shall be set at all street intersections, points of curvature, points of tangency, and the radial terminus of the cul-de-sac bulb. Please refer to the redlined plat for the locations, and please include the note (see item 5b. below) pertaining to the placement of these monuments. 6. Please include the Street ROW monument symbol and description in the Legend. 7. Due to the re-alignment of the proposed box culvert, you may need to acquire a drainage easement from the Applewood Baptist Church (in the northeasterly corner of the church property). 8. Tract A is fully encumbered by a Drainage Easement for Lena Gulch, and the City will support the dedication if Tract A to the City for use in the maintenance of the major drainageway. If Tract A is to be dedicated to the City, please include a note regarding the dedication. 9. Lots 8, 9, and 10 need to be shown as a sinele "Non-Buildable Tract" rather than as buildable lots. They currently lie fully within the 100-year floodplain and therefore cannot be built upon until the major drainageway improvements and the subsequent LOMR are completed. 10. Need to show all standard utility easements for the individual lots (5' along the sides and 10' front and rear). It. The plat currently shows 2 Tract B's. Please rename one of these as Tract C. 12. Please be advised that the City requires an electronic (file) copy of the Final Plat to complete the review. Please include a CD-ROM or floppy disk containing the revised Plat (in AutoCAD.dwg) format with all Plat submittals. Upon receipt of the electronic file the City will check the subdivision and lot closure as well as how the subdivision fits the section. Quail Hollow (3331 Quail St) - reviewl.lo.doc 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: This project shall require a Stormwater Management Plan prior to approval. Please include a copy of the SWMP with the final document submittal. 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 Preliminary Drainage Report and Final Plat. 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. 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 Quail Hollow (3331 Quail St) - reviewl.ltr.doc 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 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 2nd 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. If you have any questions, please contact me at 303.235.2864. Sincerely, Aa David F. Brossman, P.L.S. Development Review Engineer xC: Steve Nguyen, Engineering Division Manager Meredith Reckert, Senior Planner File Quail Hollow (3331 Quail St) - reviewl.ltv.doc .yl City of Wheat Ridge \ Department of Public Works MEMORANDUM TO: Dave Brossman, Development Review Engineer FROM: Steve Nguyen, Engineering Manager DATE: Tuesday, March 20, 2007 SUBJECT: Quail Hollow, WS-07-01, 33`d and Quail Street, 1St Review I have reviewed the proposed plan dated February 28, 2007, and have the following comments: A trip generation study is required to determine if a traffic impact study would be required for the proposed development. 2. A flood plain study will be required to address any development and land grading within the flood plain area. All design or disturbance within the flood zone must conform the to Section 26-801 Floodplain Control of the City Code 3. The existing drainage way located at the northwest corner of the Quail and 32"d Avenue must adequately be conveyed through the proposed site. Thus, a design will be required for review and approval as part of the improvement plan. 4. The minimum horizontal curve is 150 feet. Please readjust the alignment accordingly. 5. A roadway improvement plan will be required the next submittal for the proposed street and the improvement at 33`d and Quail Street. 6. 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. 7. Please provide discussion and related engineering solution on how the drainage from the existing church detention pond to the south will be conveyed through the proposed site. 8. Please provide right or way radius to allow the placement of curb returns at the intersection of 33`d and Quail. 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: City of Wheat Ridge DF WHEgTP Community Development Department Memorandum ~~CORA~~ TO: Case file FROM: Meredith Reckert SUBJECT: WRFPD referral DATE: March 8, 2007 Doug Saba from Wheat Ridge Fire Protection District called with the following concerns regarding the Crown Development land use case: • The proposed street network is over 500' from the closest existing hydrant. The installation of at least one hydrant half way through the subdivision will be required. • During the construction phase, at lease two ways into the subdivision will be required. If the easement with the church is not in place, will have to look at another way to get into the site during construction. Page 1 of 1 Meredith Reckert From: Paula Balafas Sent: Thursday, March 01, 2007 10:34 AM To: Meredith Reckert Subject: WS-07-01/Crown Land Development Meredith- I just reviewed the plans for the 14-lot development in the 33oo block of Quail Street, and see no issues from the police department's perspective. Thnx, paulab Sergeant Paida Balafas Wheat Ridge Police Department 7500 West 29th Avenue Wheat Ridge, CO 80033 phone/303-235-?941 Jax/303-235-2949 pbalafas(d)ci.vvheatridge.co.us 3/1/2007 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: February 27, 2007 Response Due: March 14, 2007 The Wheat Ridge Community Development Department has received a request for approval of a 14-lot major subdivision with a cul-de-sac length variance on Residential-One, R-1 zoned land located at approximately 3301 Quail Street. A request for approval of a Class II special exception flood plain permit is also being requested. No response from you will constitute having no objections or concerns regarding this proposal. Case No.: WS-07-01/Crown Land Development, LLC Request: Approval of a 14 lot subdivision on R-1 property. This request also includes a cul-de-sac length variance to the 500' maximum cul-de-sac length and a Class II floodplain exception for three lots located within the Lena Gulch 100-year floodplain. The property for which the subdivision is being requested is approximately 9.145 acres in size. The street system proposed is a public street intersecting existing Quail Street at 33`d Avenue extended. The developer intends on channelizing the Lena Gulch 100-year floodplain to accommodate the three northern lots currently shown in the floodplain. A CLOMR is being pursued. 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: Meredith Reckert Voice: 303.235.2848 Fax: 303.235.2857 Email: mreckert@ci.wheatridge.co.us DISTRIBUTION: Water District (Consolidated Mutual) Sanitation District (Northwest Lakewood) Fire District (Wheat Ridge) City of Lakewood JeffCo Schools AT&T Broadband Xcel Energy Owest Communications Urban Drainage and Flood Control Wheat Ridge Parks & Recreation Department Wheat Ridge Building Division Wheat Ridge Police Department Wheat Ridge Public Works "The Carnation City" Vicinity Map "The Carnation City" a, _ _ ~ ~ _ j ~ - / Wv --r-~--------- r------ y NOTES: \ g3 ~ Imo,--~----% ~~-9~ ~ - R 1. fL00D ZONE LIMITS ARE SHOWN FOR THE FEMA INSURANCE RATE MA FOR JEFFERSON COUNTY COLORADO AND INCORPORA~"ED AREA, E MAP o' UTIL.ESMT. ~ - ~ w ' ~ MAP NUMBER 0805900215-E AND MAP NUMBER 0805900194-E BOT JUNE 17, 2003. THE PORTION OF THE PROPERTY NORTH OF THIS LIN ~ ~ cn o ~Hd5b / ~ ~ ~ ~ s BOTH DATED TY LINE L I ' ¢ ~ ~ ~ ~ ~ ~ ~I N E I S I N ~ - ~ cow ~ 54341 ~ ~ ZONE-AE OF THE 100-YR FLOOD HAZARD AREA, AND HAVING BASE ELEVATIONS. THE PORTIONS OF THE PROPERTY TO THE SOUTH OF THI _ p W ~ _ ~ / ! ~ LIE IN ZONE-X WHICH IS OUTSIDE OF THE 100-YEAR fL00D HAZARD 2. BENCHMARK ELEVATION WAS PROVIDED BY THE CITY OF WHEATRIDGE THE W 1 /4 OF SECTION 28, SHOWN NEREON, HAS AN ELEVATION 8' SANITARY SE ~ EASEME T r~- t +re:=~ .v f i . ~ ~ ~ l~ ~ c---- Lp • ~ ~ \EXIS - ~ ~ ~ V ~ \ EAS CONCRETE ~ ~ ~ ~ ~ F. ~ ~ > ~ \ ~ STRUCTURE- ~ w~~~% ~ L Q ~ `I ZOt~~ X~~ a~~ PORTION OF TRACT 2~ ~ ~ \ \ ~ ~ ~ O\\ eROOKSioE sueoivisioN ~ 1 ~1 ~ ~ , ~ ~ ~ Q t A 1 8~~ ~ s~~ e\\ ~ ~ ~ JJ 1 R _ - - _ PROPOSEDTCREEK I . ~~.i ~ h. 1 ~ ~1' 5 ~ uNt nt i HWALL ~ ~ 1 ~ ~ i ~ 1iY ~ I ~ ~ ~ zo ~ 11~i ~ 1 ~ 2 ~ ~ / tX151 IN(~ \ KAINAGt ~tASMtN I \ ~ i ~ / L-J~~ t` ~ 'L_ I'~v L'l ~9 TO 8p A ~NDONED 7 - _ - ~ - i I R~ ~ ~ ~ Chain Link ` , \1~ - ~ 1 ~ ~ ~S 1 \ ~ ~ I \ ~ Backstop ~ ~ ~ ~ ~ 1 \ \ ^ '1 ~ ` t~- EXISTIf~G QRAIN~GE ~ ~ ~ , 'I ~ ~ ~ ~ ~ ~ ~ , CONCRETE ~t ~ } -P / PA~:K,tAIG LOT ~ ~ yEASEMENT ~ a z ` ~ ~ ~ { ~ _ ' ~ \ ~ 'e ' ~Q ~ -G`' ~~\~l~\`~ ~ l~ PORTION OF TRACT 11 ~ E BROOKSIDE SUBDIVISION ~ ~ I\ \i~\~ ZONED R-1 ~Z~S~ ~ ~ ~ 1 ` ~ ~l( \ TRACT B ~ \ BANZHAF SUBDIVISION ~ \ \ I ~ awl ~ ►l~ ~ ~ ~ ~ 1` 1 ` ~ 1 ~ ~ ~ ~ l ■ a x ZONED R-1 _ ~ ~ ~ ~s ~"t 100_O~ER \ ~~~i ~~~riy~ii / `P 1 ~ i .f= t~{ ~ N FLOOD bN~E ~\~~1,1~~~i~~`~II i 1 I L y s 16' SANITARY SEWER EXISTIS WER E ~NITAR~'Iy~4~~lf~`ll~ s ~ i . _ z EASEMENT ~ ~S~I~'~~ ~11~~\\~~ 1 t~ (SEWER LINE NOT IN ~ ~ ~ ` ~~~~~V~~\~~. 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Mm < ma m f 7 'D Zp J- N ~~^.m no i ' a O d o ' rt u o ° , f~ ry J m a 0 m SJ ' t' J n °i M m d N +1 O as n 0 0 o L j I Q< ~.c+ n D w . m om b P m m o l D < N m b m m ,=-n O D N] p W p ~ G m d ^n , y's d 0 m ^ n - m Y a s Z 3 y. n ( C n ~ F y' O ion p O Z d m 0 C J G ` J O G ¢ ° C c 3 n d N J ] N G l D O o o c n n m a m a D a rim ^d t' -b m- a o o^ J - - ' m a d ~ c m m y n y. J d m m S - C N O CC man a~ on mmrv m i ° ~~a R y - . o ' m o~m m „ m vJ am w bQ m a o w "w n i. °nn O m w nm m wro -.n m m i `C m m a M- d m r ~ - J N N d N on, m m m m EXHIBIT A Our Order No. 70140495-2 EXCEPT GENERAL TAXES AND ASSESSMENTS FOR THE YEAR 2006 AND SUBSEQUENT YEARS RIGHT OF WAY FOR THE BROOKSIDE DITCH AS CONTAINED IN INSTRUMENT RECORDED AUGUST 6, 1888 IN BOOK 43 AT PAGE 409. RIGHT OF WAY FOR CREEK AS SHOWN ON PLAT OF BROOKSIDE RECORDED DECEMBER 3, 1892 IN PLAT BOOK 2 AT PAGE 28A. ANY TAX, LIEN, FEE, OR ASSESSMENT BY REASON OF INCLUSION OF SUBJECT PROPERTY IN THE WHEAT RIDGE FIRE PROTECTION AS EVIDENCED BY INSTRUMENT RECORDED OCTOBER 07, 1971, IN BOOK 2305 AT PAGE 895. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN EASEMENT AGREEMENT RECORDED JULY 29. 1955 IN BOOK 939 AT PAGE 408. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN EASEMENT AGREEMENT RECORDED DECEMBER 01, 1955 IN BOOK 964 AT PAGE 580. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN EASEMENT AND AGREEMENT RECORDED JULY 17. 1963 IN BOOK. 1616 AT PAGE 158. TERMS, CONDITIONS AND PROVISIONS OF SUBDIVIDERS AGREEMENT AS EVIDENCED BY ADDENDUM TO SUBDIVIDERS AGREEMENT RECORDED JULY 25, 1975 IN BOOK 2752 AT PAGE 464. EASEMENT GRANTED TO THE CITY OF WHEAT RIDGE, FOR PERMANENT RIGHT OF WAY AND DRAINAGE EASEMENT, AND INCIDENTAL PURPOSES, BY INSTRUMENT RECORDED DECEMBER 28, 1984, UNDER RECEPTION NO. 84119721. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN EXHIBIT A Our Order No. '70140495-2 FIRE LINE AGREEMENT RECORDED MAY 18, 1995 UNDER RECEPTION NO. ~J F0057376. ) EASEMENT GRANTED TO THE CITY OF WHEAT RIDGE, FOR ACCESS TO AND FOR THE PURPOSESIMPROVE, BY INSTRUME AND MAINTENANCE OF LENA MARCH 29, 1 96,GUNDE AND PURP ENTS TO NDO TAL ONLY RECEPTION NO. F0208269. THE EFFECT IF ANY, OF CITY OF WHEAT RIDGE FLOOD PLAIN MAP ORDINANCE NO. 198 RECORDED MAY 14, 1976 UNDER RECEPTION NO. 786216. THOSE MATTERS SHOWN ON TOPOGRAPHIC SURVEY RECORDED MARCH 18, 2005 UNDER RECEPTION NO. F2187868. LACK OF ACCESS TO AND FROM PUBLIC ROAD, HIGHWAY, OR STREET. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT OF APPLEWOOD BAPTIST CHURCH SUBDIVISION RECORDED DECEMBER 1, 2006 UNDER RECEPTION NO. 2006142621. ANY RIGHTS OR INTERESTS WHICH MAY EXIST OR ARISE BY REASON OF THE FOLLOWING FACTS SHOWN ON ALTA/ACSM LAND TITLE SURVEY DATED NOVEMBER 30, 2001 AND LAST REVISED APRIL 28, 2006 PREPARED BY MOUNTAIN STATES ENGINEERING, 10B N 0I56ALTA.DWG AND RECORDED NOVEMBER 17, 2006 UNDER RECEPTION NO. 2006137673. A) ANY BOUNDARY DISCREPANCY DUE TO THE LOCATION OF FENCE LINES AND THE EFFECT OF ANY RIGHT, TITLE OR INTEREST THAT MAY BE CLAIMED DUE TO ANY SAID DISCREPANCY. B) EXISTING OVERHEAD UTILITY LINES, UTILITY POLES AND APPURTENANCES CROSSING SAID LAND, BUT NOT WITHIN A RECORDED EASEMENT. C) EXISTING SANITARY SEWER LINES, SANITARY SEWER MANHOLES AND APPURTENANCES CROSSING SAID LAND, BUT NOT WITHIN A RECORDED EASEMENT. i EXHIBIT A Our Order No. 70140495-2 D) AN EXISTING IRRIGATION AND/OR DRAINAGE DITCH CROSSING SAID LAND, BUT NOT WITHIN A RECORDED EASEMENT. LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 29`h Avenue, Wheat Ridge, CO 80033 Phone (303) 235-2846 (Please print or type all information) City Crown Land Devel Zip 80401 Owner Crux T^nd Teyelopmenr rrr Address e07 C,01 P Gr Zip nt,m Fax(q~31~~ ~1R-5n5~ City (nl don State-rn- os---- _ Address P Q Rnu 5145 Contact Steve geKend y State Co Zip 80D3 FaxCity Wheat Ridge (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Qua .01-- Location of request (address): 33rd d 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) [2 Flood Plain Special Exception . ® Subdivision: Major (More than 5 lots) ❑ Lot Line Adjustment ❑ Right of Way Vacation ❑ Planned Building Group ❑ Temporary Use, Building, Sign ❑ Site Development Plan approval [j Variance/Waiver (from Section ) ❑ Other: Detailed description of request: Subdivision or: 1L ;nrn 14 R-1 sirt~le family res lots Lot # 14 shall be a consohidanion,;i)lot firm the Required information: Assessors Parcel Number: Size of Lot (acres or square footage): Current Zoning: Proposed Zoning: Proposed Use: Current Use: 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-attori e from the owner which approved of this action on his behalf. Signature of Applicant Abe tl n orn~ e this day of Ull~ V 20 J/ BRANDY S. DE / NOTAR~ 4ASLIC ATE Op ' Notary Public J s ANDY . FF My commission expires fb To be filled out by staff' STATE OF C2OLOH q 2 jj Fee$J/~~ Receipt No. 60 O Case No. r/~ Date received02/ Q l Quarter Section Map A ~n~• _ Comp Plan Desig. Zoning Related Case No. dtlA Pre-App Mtg. Date-~ D~_ Case Manager -O~'~ ~ 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: O S0701 Quarter Section Map No.: INW28 Crown Land Dev., LLC Related Cases: WA0704, WFO701 c/o Steve McKendry Case History: 14-lot major subdivision ith a variance & a flood Crown Land Dev., LLC plain exception permit... I I JP.O. Box 5148 Review Body: heat Ridge, CO 80034 303-807-0350 APN' 07 Cole St. 2nd Review Body: Golden, CO 80401 2nd Review Date: 303-233-4483 Decision-making Body: Lot2 Approval/Denial Date: BC Subdivision heat Ridge, CO 80033 Reso/Ordinance No.: 39-282-05.112 CC CC Conditions of Approval 7- District: .III Reckert dive Date Received: 2121/2007 Pre-App Date: '.12122/2005 CITY OF WHEAT RIDGE 02/20/07 3:33 PM cilb CROWN LAND DEV LLC RECEIPT NO:C023089 AMOUNT FMSD ZONING APPLICATION F 2,600.00 ZONE FNSD ZONING REIMBURSEMENT 450.00 ZREIM PAYMENT RECEIVED AMOUNT CK 1003 3,050.00 TOTAL 31050.00 7500 West 29th Avenue Wheat Ridge, Colorado 80215 FAX 303/235-2857 January 11, 2007 Steven S. McKendry Crown Land Development, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 Dear Steve: The City of Wheat Ridge The fees for your land use application total $3,050. Please see breakdown of the fees below: Major Subdivision Plat Application Fee $1,000 Plus $100/lot (10 lots) $1,000 Publication/Public Notice Fee $ 450 Variance Application (non-administrative) $ 300 Publication/Public Notice Fee waived* Floodplain Exemption Application Fee (Class 1) $ 300 Amount due $3,050 *Pubhcation/public notice fees are waived if published concurrently with major subdivision application. Payment is due upon application. Enclosed is a copy of our fee schedule. Please feel free to contact me at 303-235-2846 if you have any questions. Sincerely, Kathy Field Administrative Asst. CAKaUry\LETTERS\McKendry.wpd PRE-APPLICATION MEETING SUMMARY Meeting Date: 22 December 2005 Attending Applicant(s): Steve & Patrick McKendry Attending Staff: Travis Crane, Alan White, David Brossman Address or Specific Site Location: 11225 & 11375 W. 32nd Ave. (parcel north of Applewood Baptist Church) Existing Zoning: Residential-One (R-1) Existing Comp. Plan: Single Family, not to exceed 4 DUs/ac (SF4) and Agriculture Estate Residential (AER) Applicant/Owner Preliminary Proposal: Rezone property for 1-1.5 story patio homes, constructed of stucco/stone. One access point located on the west side of the church would be provided (50 feet of right-of-way would be provided). Applicants would like to make this a gated community. They would like to construct between 24 and 26 total units. The extreme northern portion of the property is currently located within the 100-year floodplain - they would like to reclaim some of this floodplain area and use the reclaimed area in some fashion. Will a neighborhood meeting need to be held prior to application submittal? YES Planning comments: The intended use of the site requires a special rezoning to Planned Residential Development. This rezoning process will entail the submittal of an Outline Development Plan and a Final Development Plan. Additionally, a Final Plat will be required. Each will require a public hearing in front of Planning Commission and City Council. You will need to submit 18 full size copies of each, along with required supplemental reports upon initial submittal. The documents may be submitted and reviewed concurrently. The maximum density allowed is 16 units per acre. The property must be at least 25% landscaped, and applicable parking ratios must be applied. For each 1-bedroom unit, 1.5 parking spaces must be supplied and for each 2- or 3 bedroom unit 2 parking spaces must be supplied. A fee in lieu of parkland dedication will be required. It is possible that a parkland feature can be incorporated in the development plans, thereby decreasing the parkland dedication fee. A new Neighborhood Revitalization Study has been accepted by City Council which identifies areas of concern in the City of Wheat Ridge. One of these areas of concern is the lack of quality housing stock which would attract strong households. The proposed patio homes as described would fit the definition of quality housing stock. It would be desirable to create another access point on the property. A singular access point could receive opposition from the Fire District. The secondary access point should not be emergency access only. A private street or looped street design could be problematic. It is anticipated that the neighborhood could be vocal throughout the rezoning process. It is possible to create a gated community; however, it would be desirable to explore the option of having a motion sensor gate (which would remain unlocked during the daytime) located within the right-of-way. This would give the appearance of a gated community without providing an obstacle for emergency services. It is possible to create the gated community `feel' without actually constructing a gate. Heaving landscaping treatment at the entrance and fencing in the landscaped areas can give the illusion of a gated community. Staff would like to see strong architectural controls on the Outline Development plan which would discourage garage dominant models, and would require variation in building materials and building models. It would be desirable for the applicant to dedicate a trail easement (or tract of land) to the City for eventual construction of a pedestrian trail along the greenbelt. You should also be aware.that any portion of floodplain property can be dedicated'to the City to reduce liability and future maintenance costs. Public Works comments: A new floodplain study will be completed in 2006 - it may be beneficial to delay the submittal of the rezoning application until this study is completed. This study will essentially design the floodway improvements, thereby reducing engineering costs. A handout was delivered at the meeting with the Public Works Department requirements. Building comments: Not in attendance - building code issues will be addressed at time of submittal of the building permits. Streetscape / Architectural Design comments: Architectural standards must be included in the Outline Development Plan, and typical elevations should be included on the Final Development Plan. 2 Other comments: Should you choose to pursue this proposal, your next step would be to hold a neighborhood meeting. You will need to coordinate with a case planner to set a meeting date and time. The case planner must be in attendance at this meeting; however the applicant will be responsible for explaining the proposal. Approximately one week prior to this meeting, a letter must be sent out to all neighbors within 600 feet of the subject property. You should submit your letter to the case planner for review prior to mailing to the neighborhood meeting notice. The City will generate a neighborhood list, but the applicant will be responsible for distributing these letters. After the meeting has occurred, an application may be filed with the Community Development Department. Once an application has been submitted, a referral period will begin. During this time, outside agencies are given a chance to review the proposal and send comments to the Community Development Department. After the referral period has ended, a list of required corrections will be sent back to the applicant. Please be aware that it may take several resubmittals. After all required corrections are made a Planning Commission date will be set. Fifteen days prior to the Planning Commission public hearing, the applicant will be responsible for posting the property with public notice signs. Planning staff will create the public notice signs, however the applicant must post the signs. The applicant (or his representative) must be present at the public hearing, and should be prepared to address members of the Planning Commission. This process will be repeated for the City Council hearing. Phone Numbers Meredith Reckert -Senior Planner 303-235-2848 Travis Crane - Planner 303-235-2849 Dave Brossman - Development Review Engineer 303-235-2864 Jeff Hirt -Planner 303-235-2845 Chad Root - Building Official 303-235-2853 DEPARTMENT OF PUBLIC WORKS (303) 235-2861 °1h11G,ofWa,t 7500 WEST 29r" AVENUE WHEAT RIDGE, CO 80033 FAX (303) 235-2857 December 22, 2005 Pre-Application MeetinE Steven McKendry (32"d Ave. & Robb St.) Public Works Requirements: 2 Copies of the following shall be submitted for review with the Building Permit Application: 1. Final Drainage Report: On-site detention incorporating water quality measures is required for all commercial developments. A Final Drainage Report and Plan shall be required, and is to be signed and sealed by a Professional Engineer licensed in the State of Colorado. (Please see attached Site Drainage Requirements). 2. Grading & Erosion Control Plan: A Grading & Erosion Control Plan (signed and sealed by a Colorado P.E.) including details for all BMP's to be utilized during construction shall be required. Show the type of landscaping in and around detention areas e.g., sod or native seeding. Be sure to include the seed mix and the rate of application if native seeding is to be used. 3. Construction Plans: Construction Plans (signed and sealed by a Professional Engineer licensed in the State of Colorado) for all drainage-related items such as detention ponds, outlet structures, drainageways or pans, and curb & gutter. Include street plan and profiles for all proposed roadway frontages, and construction drawings for any public improvements to be constructed. Include all COWR standard details for all proposed constructed items (please see Notes 1 and 2 below). 4. Final Plat: A Final Plat using City-based bearings/coordinates (per Section 26-407-D-6 of the Municipal Code of Laws is required (please see Note 1 below). 5. NPDES Permit: The proposed site area is greater than 1 acre. Therefore an NPDES Permit shall be required from the State of Colorado (CDPS permit). This permit is issued through the Colorado Department of Public Health & Environment, Water Quality Control Division. A Copy of the CDPS Permit and a Stormwater Management Plan (SWMP) shall be submitted to the City of Wheat Ridge for review and approval prior to issuance of the Grading/Fill and Building Permits. 6. Traffic Impact Study. A traffic impact study prepared by a Professional Engineer licensed in the State of Colorado shall be required. 7. Site Plan: A Site Plan included with the Construction Plans shall include the following: a. 24" X 36" sheet format. b. A vicinity map, scale, and north arrow. c. The boundary of the site and existing and proposed lot lines are to be completely described using bearings and distances. d. A Legal Description of the site, including tie(s) to the Section. e. A Basis of Bearing statement (using local City coordinate system-see 4. below). f. Signed Certification for the site boundary from a Professional Land Surveyor licensed in the State of Colorado. g. Date of map preparation, and the name, address, and firm of who prepared the map. In. Location of 100-year floodplain, if applicable. i. Existing and proposed contours at 2-ft intervals. j. Adjacent streets, including Right-of-Way widths, names, ROW centerlines. k. Location of all existing & proposed easements and rights-of-way, fences, walls, . drainageways, ditches, buildings to be developed or retained on site. Miscellaneous Issues: 1. The proposed Robb Street dedication along the westerly property line will need to be the full 50' width needed to accommodate a City standard residential street section: 34' FL - FL roadway width and 6" vertical curbing with 5' attached sidewalk (7.5' monolithic curbwalk). 2. Public Works suggests exploring the option of connecting the proposed northerly extension of Robb Street to 33`d Avenue (either east or west) to allow for a secondary access and also to provide better circulation to the site. 3. Depending on the findings of the Traffic Impact Study, a right-turn lane may be required along 32n Avenue (across the Applewood Baptist Church frontage). NOTES: 1. Information pertaining to the Public Works Development Review requirements, surveying/ROW information, and the City's Standard Street Construction and Erosion Control Details are available on the City of Wheat Ridge website: www.ci.wheatrid eg co.us . 2. As the above-mentioned Standard City Details are also supplied to City contractors, please be advised they may contain references to "Bid Items" or "Pay Items". This information is specific to City contracts and will not apply to private developments. Therefore, any references to "Bid Items" or "Pay Items", etc. will need to be removed from the plans prior to submittal with your project. 3. Per 26-412-H of the Municipal Code of Laws, a signed and sealed Drainage Certification Letter from the Engineer-of-Record (P.E. who prepared the Final Drainage Report/Plan) and As-Built Plans for all drainage facilities and all improvements within the public Right-of- Way shall be submitted for review and approval prior to issuance of the Certificate of Occupancy. (12-22-05) 32nd Ave & Robb St (McKendry) -N ofABC.doc iQz CROWN LAND DEVELOPMENT, LLC P.O. Box 5148 Wheat Ridge, CO 80034-5148 (303) 233-4483 December 19, 2006 Mr. Louis J. 'cco t a 3650 V e St., #1 Wh 'dge, CO 80033 Re: Information Meeting Dear Mr. Ficco: You are cordially invited to attend an informational meeting on Wednesday. January 3, 2007, from 6:30 to 8:00 pm, at the Wheat Ridge Recreation Center, in the Dahlia Room. The purpose of the meeting is to communicate the proposed plans for the development of Quail Hollow at 33`d and Quail Street. There will be a "question and answer" period. We look forward to seeing you. Yours truly, Steven S. McKendry Partner SSM:skm cc: City of Wheat Ridge Mailing List: CLD Neighbor Meeting Letter 12-19-06 Mr. John C. Jeppesen 3274 Quail Street Wheat Ridge, CO 80033 Mr. Paul Michael Cress 3224 Quail Street Wheat Ridge, CO 80033 Mr. Ralph J. Perri II 1090 Holland Street Lakewood, CO 80215 Mr. Sylvester P. Rohr 3298 Quail Street Wheat Ridge, CO 80033 Mir. Louis J. Ficco 11340 W. 38' Ave. Wheat Ridge, CO 80033 M/M James P. O'Toole 3495 Quail Street Wheat Ridge, CO 80033 Mr. Arthur A. Gibbard 3415 Quail Street Wheat Ridge, CO 80033 Dr/M Macarthur Hill 3345 Quail Street Wheat Ridge, CO 80033 M/M Shawn P. Swainson 3204 Quail Street Wheat Ridge, CO 80033 Ms. Joee Ann Schleusner 3254 Quail Street Wheat Ridge, CO 80033 Mr. Wilfred Sugai 11158 W. 33`d Ave. Wheat Ridge, CO 80033 Ms. Linda J. Hock 3294 Quail Street Wheat Ridge, CO 80033 Mr. Rodney J. Patrick 11435 W. 32°d Ave. Wheat Ridge, CO 80033 Mr. Louis J. Ficco 3650 Vance St., 41 Wheat Ridge, CO 80033 Mr. Mark A. Sares 3455 Quail Street Wheat Ridge, CO 80033 Mr. Jerome F. Scezney 3395 Quail Street Wheat Ridge, CO 80033 M/M Daniel E. Barnhart 3275 Quail Street Wheat Ridge, CO 80033 Ms. Louise Turner 11100 W. 38`h Ave. Wheat Ridge, CO 80033 Ms. Louise Turner 5393 Maggie Lane Evergreen, CO 80439 Ms. Meredith Reckert CITY OF WHEAT RIDGE 7500 W. 29`" Ave. Wheat Ridge, CO 80033