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WZ-15-01
QEvergreen DovOopmont I Services I Investments November 3, 2015 Ms. Meredith Reckert Senior Planner City of Wheat Ridge 7500 W 29th Ave. Wheat Ridge, CO 80033 Re: ODP application for 3865 Kipling Street Dear Ms. Reckert, www.evgre.com I am sending this letter to inform the City of Wheat Ridge that Evergreen Development is withdrawing its application to rezone the property located at 381h and Kipling. If you have any questions or need any further information, please don't hesitate to call. Sincerely, Z411-� Erika K. Shorter Director, Colorado Acquisitions Evergreen Devco, Inc. Arizona California} Colorado 2390 E. Camelback Rd.. Suite 410. Phoenix, AZ 85016 200 N. Maryland Ave., Suite 201. Glendale. CA 91206 1873 S. Bellaire St., Suite 1106, Denver. CO 80222 Phone: 602-808-8600 Far: 602-808-9100 Phone: 818-240-8727 /'4r: 818.240-1823 Phone: 303-324-9189 City of "� Wheatj�idge COMMIT UNY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29`h Ave. September 9, 2015 Andy Call Evergreen Development Services Investments 2390 East Camelback Road, Suite 410 Phoenix, Arizona 85016 Dear Mr. Call: Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 This letter is in regard to the most recent submittal dated August 8, 2015, for approval of a zone change and Outline Development Plan for property located at 3865 Kipling Street. The following are general comments regarding this submittal. SHEET ONE 1. Document titles that include numbers are sometimes hard to distinguish or find when doing a search. You may want to consider a different name for the document. 2. In the Character of the Development statement, you indicate that drive-through uses for both lots and access to West 39th Place is still being requested. City staff has indicted that given the access, site constraints and potential impacts to the Recreation Center, drive-through uses on both lots and access to 391h Place will not likely be supported. In accordance with Ken Johnstone's letter dated August 20, 2015, until traffic and trip generation information is submitted, we cannot adequately analyze this component of the ODP document. 3. In the case history portion, please modify the specific references to the "Dennings" to "current property owners". 4. The Outline development plan establishes allowed uses on the property. The list of uses proposed refers to all C-1 uses as listed in the zoning and development code. The C-1 use list includes many uses which would be inappropriate on the site based on size and access. Some of the undesirable uses would include retail uses with a requirement for outdoor display and storage — lumber yard, automobile sales. Other undesirable uses include adult entertainment establishments, marijuana - related operations and fueling stations. Again, submittal and review of trip generation information will help determine which uses are appropriate. 5. The site data table needs to be expanded to better address coverages on the site. While we don't know the exact configuration of the individual lots, we know the total site acreage. Below is an example of a site data breakdown from a larger project. The breakdown on your site should be tailored to reflect your specific project. Landscaping should be at least 20% coverage and parking at a rate of 1 space/200 sf of building area. �ti �rw.&% heatridge.co.us SITE DATA TABLE A. SITE AREA- 1,505,152 SF = 34.554 ACRES B. GROSS BUILDING AREA - 35% MAXIMUM MAXIMUM ALLOWED: 526,803 SF= 35% C. LANDSCAPED AREA -10% MINIMUM MINIMUM REQUIRED: 150,515 SF= 10% D. PARKING AREA - 55% MINIMUM E, PARKING SPACE SUMMARY SPACES REQUIRED - 4 CARS PER 1000 GROSS S.F. THE ENTIRE PROPERTY AND EACH SITE DEVELOPMENT PLAN (SDP) SHALL BE CONSISTENT WITH THE SITE DEVELOPMENT STATISTICS ABOVE. 6. The ODP is also used to establish development standards for the project. Expand these to indicate the 0' — 20' build -to line will be required adjacent to public streets. Perimeter side and rear setbacks should be designated in addition to the build -to requirement. In most of our commercial zones, perimeter side setbacks are 5' per story. Rear setback requirements are 10' for the first story and 5' for each additional story. SHEET TWO 1. The colored land use designation will not reproduce well. Modify these to be different patterns or designated otherwise without the use of color. 2. Access points turning directions do not match the narrative on sheet 1. OTHER ITEMS 1. All new developments require that utility poles be undergrounded. The extent of this requirement issue is still being discussed at the staff level. 2. The 2001 development agreement between the Dennings and the City indicated that a certain percentage of the cost of public improvements and a traffic signal be paid by the Dennings to the City. This fee in the amount of $37,288.00 was paid in June of 2004. 3. If there are other critical items that I have not addressed, please let me know. If you have any questions or need further clarification, do not hesitate to contact me at 303-235-2848. Sincerely, Meredith Reckert, AICP Senior Planner City of "W heat idge MMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 291h Ave. August 20, 2015 Andy Call Evergreen Development Services Investments 2390 East Camelback Road, Suite 410 Phoenix, AZ 85016 Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 RE: Pending rezoning request to Planned Commercial Development at the NW corner of 38th and Kipling Dear Mr. Call, In an effort to provide clarification on the City's position regarding this pending rezoning request, we wanted to suggest some options for your consideration. These comments should be considered as preliminary as Ms. Reckert has also sent your latest ODP submittal out for another internal referral and review and those comments are pending. As you know, the proposed access at 39th Place has been of particular concern for staff, given that this shares access with the City's Recreation Center. The Rec Center as you might guess is a prized asset of the community and maintaining functional access into this facility is of critical importance to the City. You may not be aware that there have been conceptual plans developed that at some point in the future could expand the Rec Center and possibly add on to the north side of the building and then create additional parking where a soccer practice field currently exists. While these plans are very conceptual, we need to keep these future scenarios in our mind as we review rezoning applications such as the one you have submitted. We also have concerns with how much signal priority 39th Place will be given in the future from CDOT. As a state highway, it is at CDOT's sole discretion as to how much "green time" to give side streets such as 39`h Place. Projection are for traffic to continue to increase on Kipling, particularly given the ongoing expansions at the Federal Center, further south on Kipling. As communicated in Meredith Reckert's July 14 letter, we also continue to have potential land use and urban design concerns based on the information in the current ODP. It is important to note that the City's planned development regulations are not intended to be used as a way to circumvent City zoning requirements and design standards. I thought it might be beneficial to provide some code citations to explain that further. Section 26- 301.C, states, in part, the following: www.ci.wheatridge.co.us s "The intent of the planned development district is to permit the establishment of well-designed, innovative developments which may not be feasible under a standard zone district, but which may be permitted through the use of an approved development plan by assuring greater control and specificity of intended development character, use operations and maintenance (emphasis added), while at the same time allowing flexibility and diversity. While the City Council recognizes that planned developments may vary certain design and other requirements, the planned development process may not be used to circumvent the intent and spirit of the protections afforded by this chapter. " There is additional language in this section that may be beneficial for you to review. With the above text hopefully providing some perspective for you for the position that staff has taken on this application, I offer the following as three options for paths forward for you to consider. tion 1. We are in receipt of your current ODP documents. By way of partial summary, the request includes the following: • Request for a drive through on both building sites • Request for all uses as allowed in the C-1 zone district, as well as drive-thrus as ancillary uses • Access off of 391h Place, which is noted on the ODP as requesting a 3/ movement, though depicted as just right-in/right-out • Certain architectural and design commitments regarding materials and character As it pertains only to access and land use on this option, we would offer a few initial comments: • Clarify what access is being requested at 39`h Place. Clarify what additional traffic improvements to 391h Place and the northern Rec Center access are being committed to by the developer as part of this ODP • Based on the land use request for all uses in C-1, please submit an updated traffic study that reflects trip generations consistent with the most intensive trip generation rate among those requested uses. The City's Public Works staff should be consulted to confirm all other assumptions to be included in that traffic report and previous comments from Public Works regarding the traffic study should also be addressed Consistent with our previous communications and based on our previous review of the traffic study, we have significant concerns whether staff would be able to support that broad range of more intensive commercial land uses as well as that level of trip generation and its associated impact to 39`h Place. Q12tion 2. Do not request access to 39`h Place and rely on new 38`h Avenue intersection as a means of egress for northbound trips onto Kipling. We may have more flexibility on the intensity of land uses in this scenario, as the trip generations associated with those land uses would not have as direct an impact on the City's public street system and most notably, the functionality of the Rec Center access off of 39`h Place 2 Option 3. Modify your current ODP request, including right-in/right-out access to 391h Place and concurrently restrict the list of permitted land uses to a lower intensity of trip generation that would not be a detriment to the long range functionality of 391h Place as it services the Rec Center. A new traffic study would need to be submitted for staff review reflecting this more limited list of land uses and again using the most intensive of those uses as the basis for the analysis in the traffic report. Public Works staff would need to be consulted as to all other assumptions that should be utilized in that study and previous public works comments regarding the traffic study should also be addressed. Please recognize that these comments should be considered preliminary as it pertains to the most recent submittal, which we have only partially reviewed. We understand you are feeling some level of frustration of not having a clear path forward through our rezoning process and hope that this letter provides some guidance. We continue to believe there is common ground to be found to allow for some increased level of appropriate commercialization of this property. We are seeking to balance those commercial land use goals with the City's need to look to protect the long term future of the City, from a traffic, land use and urban design perspective. Please let me know if you have questions. Thank you. Respectfully, Kenneth P. Johnstone, AICP Director of Community of Community Development 3 Meredith Reckert From: Andy Call <acall@evgre.com> Sent: Thursday, July 16, 2015 3:08 PM To: Meredith Reckert Cc: Kenneth Johnstone; Patrick Goff Subject: Re: 38th & Kipling Meredith, Thank you for your response letter addressing the issues. We are working on new solutions for this site. The one item I would like to further discuss is regarding the access on 38th. In previous discussions the City has stated they would like this access to align with the adjacent access to the property to the South, which we reflect on our plan. We've made several efforts to discuss the abandonment of the Dentist access with the property owner to create a joint access as requested by the City. Unfortunately the owner has not been responsive and we have no means to force him to join with our proposed access. Please let me know how the City proposes that we can get this item resolved and comply with the requirements for the access. I believe the City was going to reach out to the Owner as well. I will keep you updated as to our progress and different scenarios for the site. We look forward to working with you to find the best solution for the site and all those that are involved. Thank you. Andrew Call I Evergreen I Sr. Development Manager 2390 East Camelback Road, Suite 410, Phoenix, Arizona 85016 Phone: 602.808.8600 1 Mobile: 623-523-3943 acall@evgre.com I www.evgre.com G Evergreen 0e"10P.M nt I Sm-�u% InvtStmont. From: Meredith Reckert <mreckertCcDci.wheatridee.co.us> Date: Thursday, July 16, 2015 at 8:47 AM To: Andrew Call <acall(oevere.com> Cc: Kenneth Johnstone<kLohnstoneCa)ci.wheatridge.co.us>, Patrick Goff <PgoffPci.wheatridge.co.us> Subject: 38th & Kipling Meredith Reckert, AICP Senior Planner 7500 W. 29`h Avenue Wheat Ridge, CO 80033 Office Phone: 303-235-2848 FAX: 303-235-2857 www.ci.wheatridge.co.us City of Wheat j Ae Co.'murmy DEVELOPMENT CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. City of �Wh6atp,.dge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29`h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 July 14, 2015 Andy Call Evergreen Development Services Investments 2390 East Camelback Road, Suite 410 Phoenix, Arizona 85016 Dear Mr. Call: This letter is intended to clarify the position of the City of Wheat Ridge with regard to development at the northwest corner of Kipling and West 38`h Avenue, also addressed as 3865 Kipling Street. The current application is for a zone change from Residential -One (R-1) to Planned Commercial Development (PCD) with an Outline Development Plan. Planned development zoning is a tool which can be used when there are unusual site conditions or other unique development attributes that may not be feasible or accommodated under standard zone districts. It is also used to promote flexibility in design with regard to location of structures to achieve a more efficient use of land. However, it is not to be used to circumvent the zoning code. The following are major areas of concern. Planned Development Design and Use: The most recent submittal varies drastically from what was originally envisioned during the pre - application meeting and as further discussed regarding submittal of the land use application. What was initially proposed as two retail pad sites with the potential for a restaurant with a drive- through has been modified to a restaurant with drive-through and a very intensive intemet-ordered product pick up station. The revised vision and design for the property, staff believes, are too intensive of land uses and traffic generators for the site with limited access and will not be supported by Staff. We would support commercial or institutional land uses with lower projected trip generation volumes. Access: The City's recreation center is located north of the subject property. The rec center is heavily used for inside and outdoor recreation activities. It is also utilized as an event center for weddings, business meetings and other large scale events. West 39`h Place is the only full -movement access into the Rec Center property. Current traffic stacking at the 39`h Place and Kipling Street intersection from the Rec Center is a significant issue. More often than not, there are numerous vehicles queued at the intersection to enter and exit the site. As such, any additional commercial traffic accessing or exiting from the site to West 391h Place is problematic. It is also important to be aware that traffic volumes on Kipling are projected to significantly rise in the future. Because Kipling is a state highway, signal priority may increasingly be given to Kipling versus side streets. All of the design scenarios submitted have shown access to West 39`h Place. At a minimum Staff may consider allowing a right in/right-out from the site; however, only if the northern entrance into the recreation center is modified to be a full -movement access with construction of an acceleration lane south www.ci.wheatridge.co.us to 391h Place. In addition, modification to 39`" Place would be required to straighten the existing bend in the road to provide for more stacking. With regard to the 38`h Avenue access, the property to the west of your site was envisioned to have a shared access when this property develops. Staff will require that the access point on West 38`h Avenue be redesigned to provide shared access for the two properties. It is critical that the shared access align with the eastern access to the Kipling Ridge development to the south. Design: This development site is located in the Contemporary Overlay Area in the Architectural and Site Design Manual (ASDM). According to the ASDM, buildings should be placed close to the street to promote an interesting and pedestrian -friendly street environment. Under the Contemporary Overlay Area Design Standards, the ASDM requires a 0-20' build -to line with 40% of the primary street frontage occupied by buildings. Both of the pad sites need to be within this build -to line. The original submittal depicted the northern structure to have a 12' setback from Kipling. The southern pad site had a 60' setback from 38`h but also accommodated shared access with the property to the west. The most recent submittal shows a structure with a 50' setback from Kipling. Again, the planned development process is not a tool by which all underlying development standards can be circumvented. If there are superior design features provided, design standards modification may be considered but this is not the case with the current application. In closing, the proposed zone change and most recent ODP document will not be supported by staff. That said, we believe common ground can be found for staff to support an appropriate commercial development of the property taking into consideration the previous comments. Please let me know how you'd like to proceed. I can be reached at 303-235-2848. Sincerely, Meredith Reckert, AICP Senior Planner Meredith Reckert From: Mike Rocha <mike@smrocha.com> Sent: Wednesday, July 08, 2015 4:32 PM To: Meredith Reckert Cc: 'Andy Call' Subject: 38th & Kipling Development - CDOT Access Permit App for Rec Center Attachments: CDOT Access Permit Application_RecCenter.pdf Hello Meredith, Attached is the access permit application for current property owner signature. This application is for the right out movement at Rec Center. My records show current owner as Rec Center Finance Authority. I can change and reissue for signature if not correct. I'll need your help in getting to current property owner. I can help getting signed if you can give me contact information (just let me know). Property owner needs to sign and date page 2. 1 need 2 copies of application with original signatures returned to me. I'll sign and submit application to CDOT on your behalf. Please call if any questions. Thank you, Mike Mike Rocha, TSOS, TOPS I Principal SM ROCHA, LLC Traffic and Transportation Consultants Metropolitan Denver 12303 Airport Way, Suite 200 1 Broomfield. Colorado 80021 Phone: (303) 327-14901 Fax: (303) 327-1499 Cell: (303) 968-4795 Colorado Springs 6 South Tejon Street, Suite 515 1 Colorado Springs, Colorado 80903 Phone: (719) 203-6639 1 Fax: (303) 327-1499 mike smrocha.com I www.smrocha.com COLORADO DEPARTMENT OF TRANSPORTATION Issuing authority application STATE HIGHWAY ACCESS PERMIT APPLICATION acceptance date: Instructions: Contact the Colorado Department of Transportation (CDOT) or your local government to determine your issuing authority. Contact the issuing authority to determine what plans and other documents are required to be submitted with your application. Complete this form (some questions may not apply to you) and attach all necessary documents and Submit it to the issuing authority. Please print Submit an application for each access affected. or type If you have any questions contact the issuing authority. For additional information see CDOT's Access Management website at http://www.dot.state.co.us/AccessPermits/index.htm 1) Property owner (Permittee) 2) Applicant or Agent for permittee (if different from property owner) Wheat Ridge Rec Center Finance Authority SM ROCHA, LLC - Mike Rocha Street address Mailing address 7500 W. 29th Avenue 123nq Ai___* WJ e..: - - -- - ---- - - -••- •••_r .• — — rage i of z GDOT Form #137 01/10 City, state & zip Phone # City, state & zip Phone # (required) Wheat Ridge CO 80215 Broomfield, CO 80021 (303) 327-1490 E-mail address E-mail address if available mike@smrocha.com 3) Address of property to be served by permit (required) 4005 Kipling Street Wheat Ridge CO, 80033 4) Legal description of property: If within jurisdictional limits of Municipality, city and/or County, which one? county subdivision block lot section township range Jefferson 1 21 3 69 5) What State Highway are you requesting access from? 6) What side of the highway? SH -391 ON ❑S ❑ E [�] W 7) How many feet is the proposed access from the nearest mile post? How many feet is the proposed access from the nearest cross street? feet ON S❑E W)from: 380' +/- feetpN ❑S❑E❑W)fro m: 39th Avenue 8) What is the approximate date you intend to begin construction? 12/1/2015 9) Check here if you are requesting a: ❑ new access ❑temporary access (duration anticipated: ) []improvement to existing access ❑change in access use ❑removal of access Delocation of an existing access (provide detail) 10) Provide existing property use Wheat Ridge Recreation Center 11) Do you have knowledge of any State Highway access permits serving this property, or adjacent properties in which you have a property interest? 0 n ❑yes, if yes - what are the permit number(s) and provide copies: and/or, permit date: 12) Does the property owner own or have any interests in any adjacent property? Elno 11 yes, if yes - please describe: 13) Are there other existing or dedicated public streets, roads, highways or access easements bordering or within the property? Q no [] yes, if yes - list them on your plans and indicate the proposed and existing access points. 14) If you are requesting agricultural field access - how many acres will the access serve? N/A 15) If you are requesting commercial or industrial access please indicate the types and number of businesses and provide the floor area square footage of each. business/land use square footage business square footage 16) If you are requesting residential developement access, what is the type (single family, apartment, townhouse) and number of units? type number of units type number of units 17) Provide the following vehicle count estimates for vehicles that will use the access. Leaving the property then returning is two counts. Indicate if your counts are If of passenger cars and light trucks at peak hour volumes # of multi unit trucks at peak hour volumes • peak hour volumes or []average daily volumes. 50 # of single unit vehicles in excess of 30 ft. # of farm vehicles (field equipment) Total count of all vehicles 50 - - -- - ---- - - -••- •••_r .• — — rage i of z GDOT Form #137 01/10 18) Check with the issuing authority to determine which of the following documents are required to complete the review of your application. a) Property map indicating other access, bordering roads and streets. e) Subdivision, zoning, or development plan. b) Highway and driveway plan profile. f) Proposed access design. c) Drainage plan showing impact to the highway right-of-way. g) Parcel and ownership maps including easements. d) Map and letters detailing utility locations before and after h) Traffic studies. development in and along the right-of-way. i) Proof of ownership. 1- It is the applicant's responsibility to contact appropriate agencies and obtain all environmental clearances that apply to their activities. Such clearances may include Corps of Engineers 404 Permits or Colorado Discharge Permit System permits, or ecological, archeological, historical or cultural resource clearances. The CDOT Environmental Clearances Information Summary presents contact information for agencies administering certain clearances, information about prohibited discharges, and may be obtained from Regional CDOT Utility/Special Use Permit offices or accessed via the CDOT Planning/Construction-Environmental-Guidance webpage http://www.dot.state.co-us/environmental/Forms.asp. 2- All workers within the State Highway right of way shall comply with their employer's safety and health policies/ procedures, and all applicable U.S. Occupational Safety and Health Administration (OSHA) regulations - including, but not limited to the applicable sections of 29 CFR Part 1910 - Occupational Safety and Health Standards and 29 CFR Part 1926 - Safety and Health Regulations for Construction. Personal protective equipment (e.g. head protection, footwear, high visibility apparel, safety glasses, hearing protection, respirators, gloves, etc.) shall be worn as appropriate for the work being performed, and as specified in regulation. At a minimum, all workers in the State Highway right of way, except when in their vehicles, shall wear the following personal protective equipment: High visibility apparel as specified in the Traffic Control provisions of the documentation accompanying the Notice to Proceed related to this permit (at a minimum, ANSI/ISEA 107-1999, class 2); head protection that complies with the ANSI Z89.1-1997 standard; and at all construction sites or whenever there is danger of injury to feet, workers shall comply with OSHA's PPE requirements for foot protection per 29 CFR 1910.136, 1926.95, and 1926.96. If required, such footwear shall meet the requirements of ANSI Z41-1999. Where any of the above -referenced ANSI standards have been revised, the most recent version of the standard shall apply. 3- The Permittee is responsible for complying with the Revised Guidelines that have been adopted by the Access Board under the American Disabilities Act (ADA). These guidelines define traversable slope requirements and prescribe the use of a defined pattern of truncated domes as detectable warnings at street crossings. The new Standards Plans and can be found on the Design and Construction Project Support web page at: <http://www.dot.state.co.us/DesicinSuoport/>, then click on Design Bulletins. If an access permit is issued to you, it will state the terms and conditions for its use. Any changes in the use of the permitted access not consistent with the terms and conditions listed on the permit may be considered a violation of the permit. The applicant declares under penalty of perjury in the second degree, and any other applicable state or federal laws, that all information provided on this form and submitted attachments are to the best of their knowledge true and complete. I understand receipt of an access permit does not constitute permission to start access construction work. Applicant or Agent for Permittee signature ,nnt name Date SM ROCHA, LLC — Mike Rocha If the applicant is not the owner of the property, we require this application also to be signed by the property owner or their legally authorized representative (or other acceptable written evidence). This signature shall constitute agreement with this application by all owners -of -interest unless stated in writing. If a permit is issued, the property owner, in most cases, will be listed as the permittee. Property owner signature I Print name Date Previous editions are obsolete and may not be used Page 2 of 2 CDOT Form #137 01/10 ♦SAI City of Wheat -Midge COMMUNITY DEVELOPMENT Memorandum TO: Kenneth Johnstone, Director of Community Development FROM: Meredith Reckert, Senior Planner DATE: May 26, 2015 SUBJECT: Case No. WZ- 15-0 1 /Evergreen Devco - Timeline with site changes The following is a synopsis of site plan modifications for Case No. WZ-15-01. Pre -application meeting - June 5, 2014 Site plan 1 North portion of lot — 4750 sf quick serve with drive through — building setback 72' from Kipling — Possible access to 391h Place; right-in/right-out from Kipling South portion of lot — 7000 sf retail with 30' setback from 38`h — full movement access from 38th on east side of property n Site plan 2 North portion of lot - 6000 sf - retail/restaurant with drive through - building is 25' from Kipling — possible access from 39`h — right-in/right-out from Kipling South portion of lot — 7000 sf retail with 25' setback from Kipling — full movement access from 38`h Avenue on western side First ODP Submittal (January 15, 2015) North portion of lot: 2500 sf medical building with drive-through — building is setback 12' from Kipling — access is right-in/right-out from 39`h Place and right in/right out from Kipling South: 3669 sf quick serve with drive-through — building is setback 60' from 38`h — access from 38`' on the west 0 3 Second Submittal (April 29, 2015) North portion of lot: 2500 sf retail with drive through and weird large vehicle parking — building setback approx.. 50' from Kipling, full movement access to 39`h per email copied below - access eliminated from Kipling South: 3669 sf quick erve restaurant with drive through — 45ish' setback from 38th CITY OF WWAT PAM. OOl M OFJE-FFEiOM, BTAiE OF 4 From: Andrew Call <acall ,evgr�m> Date: Wednesday, May 6, 2015 at 1:49 PM To: Mark Westberg <mwestberg(a�ci.wheatrid e.co.us>, Meredith Reckert <mreckert(i4ci.wheatridge.co.us> Cc: Steve Nguyen <snVyenna,ci.wheatrid e.co.us>, Dave Brossman <dbrossman(a,ci.wheatridge.co.us> Subject: Re: 38th & Kipling - 39th Access Follow-up Mark, Thank you for your review and feedback. Below are my thoughts. I agree and we will plan to have an accel lane but will also look for CDOT's feedback. I will have our engineer run add the lanes to accommodate the inbound and two outbound lanes. Regarding the access being right in/ right out. This will not work for our property and plan. We will need this to be full turning movements. Without the full turning movements I don't think the site would work for most users that we've been talking to and is the only reason we would be willing to improve 39th as well as the entry to the rec center to the north. Give me a call and we can discuss this last item. Maybe we can find a solution and maybe this is something we cannot get around. Thanks Mark. 5 pAft Ty' • z-9 -! S Transportation Impact Analysis (TIA) Comments (NWC 38th and Kipling Development) 2/4/15, by City of Wheat Ridge A response to Traffic Impact Study comments is provided below by SM ROCHA LLC, Traffic and Transportation Consultants. 1. Study Area Boundaries a. The local street at the intersection north of 38`h Avenue is 39th Avenue, not Kline Street. This needs to be changed throughout the TIS. Response: Street names have been changed accordingly. 2 Development Site Description a. The sizes of the pharmacy, 18,000 sf, and restaurant, 8,700 sf, do not match the sizes shown on Figure2, 17,185 sf and 2,812 sf. b. Access C onto 39`h is stated to be a full movement; however, in Figure 2 and in the calculations, it appears to be a % movement access. c. The Site plan shown in Figure 2 does not match the ODP that was submitted. The building sizes shown on the ODP are 2,500 sf and 3,669sf. In addition, the use of the northern building is shown as a medical building instead of a pharmacy. Response: The Study has been revised pursuant to the updated site plan. 3. Existing and Committed Surface Transportation Network a. Along Kipling Street, a 6' wide sidewalk and 6' wide amenity zone will be required. A ROW dedication of around 3' will be necessary. b. Along 38`h Avenue, a 6' wide sidewalk and 6' wide amenity zone will be required. A ROW dedication of 4' will be necessary. Response: Site Plan comment acknowledged. No traffic study revision needed 4. Vehicle Trip Generation a. The sizes of the pharmacy and restaurant may need to be revised pending resolution of comments 2.a. and 2.b. above. Response: Trip Generation has been update pursuant to the updated site plan. 5. Adjustments to Vehicle Trip Generation Rates a. The study does not have any reductions for pass -by trips or internal capture. It assumes that all of the proposed uses generate new tips to the site with none of the trips being shared. This is very conservative, but acceptable, approach. Response: Comment acknowledged. 6. Figure 3 —Existing Traffic a. The NB Kipling volumes at 39`h in both the AM and PM do not match those shown in appendix A — Traffic Count Data. Response: These volumes were balanced to match previously collected counts at 38`h and Kipling. 7. Peak Hour Intersection Levels of Service a. It seems unusual that the LOS for the EB right at Access B is better in the AM when the queues for the SB thru movement on Kipling are much worse in the AM. b. Both movements shown for Access C will likely not function with an LOS A for either 2016 or 2034. The queue lengths for the EB left at 39`h & Kipling exceed the storage capacity of the EB lanes. For this reason, the WB left will not be allowed. In addition, with the current configuration of the access, a NB right will also not be allowed. Response: It is understood that City will support full movement access onto 39`h pursuant to updated site plan. Appendix A — Traffic Count Data 8. Kipling & 39`h a. It appears that the AM peak hour for Kipling thru starts at 7:15 am. This time period also has higher counts on EB 391h. So, use this as the peak hour for the analysis. In addition, since the peak hour for EB 39`h starts at 8:00 am, that peak hour should also be analyzed. b. Since PM peak hour for EB 39th starts at 5:00 pm, that peak hour should also be analyzed. Response: a. Peak Hours are analyzed for the highest volumes for the total intersection, not just the highest hours at certain directions. If we use the hour starting at 7:15 am, the total volume during the hour actually has 17 less vehicles than the 7-8 am hour that was used. Yes, NB Kipling is 25 vehicles higher between 7:15 am and 8:15 am compared to 7-8 am, but SB Kipling is 8 vehicles less during the same period. Likewise, EB is 8 vehicles higher, but WB is 42 vehicles lower. By keeping the hour that was originally used we provide a slightly more conservative study. The 17 vehicle difference is negligible. b. The 4:30 pm -5:30 pm hour has 75 more vehicles than the 5-6 pm peak hour, thus the peak that was originally used will be kept. 9. Kipling & 38`h a. Since the AM peak hour for EB 38`h starts at 7:15 am, that peak hour should also be analyzed. Response: The AM peak hour that was used is 37 vehicles higher than the 7:15-8:15 peak hour, thus the peak hour that was originally used will be kept. Appendix C — Capacity Worksheets 10. Kipling & 39th Existing —AM and PM a. The NB Kipling volumes do not match those shown in Appendix A— Traffic Count Data, but do match those shown on Figure 3. Response: These volumes were balanced to match previously collected counts at 38th and Kipling 11. Kipling &3 91h Total — 2016 —PM a. All the volumes associated with 39th do not match those shown on Figure 7. It appears that the background volumes were used instead of the total volumes. Response: Volumes have updated to match. 12. Access C & 39th Total — 2016 — PM a. All of the Volumes do not match those shown on Figure 7. It appears that the AM volumes were used instead of the PM volumes. Response: Volumes have updated to match. 13. Kipling & 39th Total — 2034 — AM b. The EB 39th volumes do not match those shown on Figure 8. It appears that the background volumes were used instead of the total volumes. Response: Volumes have updated to match. TRAFFIC IMPACT STUDY For NWC 38th Avenue & Kipling Street Development Wheat Ridge, Colorado November 2014 Revised April 2015 Prepared for: Evergreen 1873 S. Bellaire Street, Suite 1106 Denver, Colorado 80222 Prepared by: SM ROCHA, LLC TRAFFIC AND TRANSPORTATION CONSULTANTS APV u n r ij/ 4j �•�,. ��0 o�°oeeo a phi"% 2340 //S AtJ A 12303 Airport Way, Suite 200 Broomfield, Colorado 80021 (303) 327-1490 Project Manager/Engineer: Mike Rocha, TSOS, TOPS Project Transportation Planner: Ryan MacLaren Engineer in Responsible Charge: Fred Lantz, PE 14-05337 NWC 36,1 Avenue & Kipling Street Development Traffic Impact Study April 2015 I. Introduction Project Overview This traffic impact study addresses the capacity, geometric, and control requirements associated with the development entitled NWC 381h Avenue & Kipling Street. This proposed mixed-use development is located near the northwest corner of 38th Avenue and Kipling Street (State Highway 391) in Wheat Ridge, Colorado. This study has been revised to address the change in the original site plan, and the City of Wheat Ridge review comments identified in memorandum dated February 4, 2015. Study Area Boundaries The study area to be examined in this analysis encompasses the Kipling Street intersections with 38th Avenue and 39th Avenue. Also included in the study area are site access intersections on 38th Avenue, 39th Avenue and Kipling Street. Figure 1 shows the general location of site development. Development Site Description Land for the development is currently vacant and is surrounded by commercial, retail, and residential land uses. The proposed development is understood to entail the construction of approximately 2,500 square feet of pharmacy with drive through window and approximately 3,700 square feet of quick serve restaurant space. Access to the development is proposed at the following locations.. • One full movement access on 39th Avenue. • One full movement access on 38th Avenue. For purposes of this study, it is assumed that development build out would not be phased and be completed by end of Year 2016. A conceptual site plan, as prepared by Evergreen, is shown on Figure 2 and is provided for illustrative purposes. SM ROCHA, L L C - Traffic and Transportation Consultants Page 1 i3, z Not to Scale NWC 38TH & KIPLING Figure 1 Trak Impact Study SITE LOCATION SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 2 J o 7 z Not to Scale 4e4�NWC 38TH & KIPLING Figure 2 Traffic Impact Study SITE PLAN SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 3 NWC 36rh Avenue & Kipling Street Development Traffic Impact Study April 2075 Existing and Committed Surface Transportation Network Within the study area, Kipling Street and 38th Avenue are the primary roadways that accommodate traffic to and from the proposed development. A secondary roadway providing local circulation is 39th Avenue. A brief description of each roadway is provided below: Kipling Street (State Highway 391) is a north -south arterial roadway having four through lanes (two lanes in each direction) with exclusive left and right turn lanes at intersection with 38th Avenue, The Colorado Department of Transportation (CDOT) categorizes the adjacent segment of Kipling Street as a Non -Rural Arterial "NRB" and provides a posted speed limit of 40 MPH. 38th Avenue is a two lane, east -west, minor arterial roadway with a combination of exclusive turn lanes or shared through lane configurations at area intersections. The posted speed limit is 35 MPH. The City Transportation Structure Plan envisions 38th Avenue, west of Kipling Street, remaining a minor arterial roadway but having a modified cross-section that accommodates less traffic volume than an arterial but still serves to connect regional destinations. The City defines future plans for 38th Avenue, west of Kipling Street, as widening to three traffic lanes with added bike lanes, amenity zones, and sidewalks. 39th Avenue is an east -west neighborhood roadway having two through lanes (one lane in each direction). This roadway provides a local connection to Kipling Street. The Kipling Street intersections with 391h Avenue and 38t1 Avenue are signalized. All other study intersections operate under a stop -controlled condition. A stop -controlled intersection is defined as a roadway intersection where vehicle rights-of-way are controlled by one or more "STOP" signs. Comparing the City vision of study area roadways, as defined in the City Comprehensive Plan and Transportation Structure Plan, to existing roadway sections concluded that Kipling Street, 38th Avenue, and 39th Avenue are built to their ultimate cross-sections. It appears that widening of 38th Avenue, west of Miller Street, would be needed in order to accommodate the City's future widening plans earlier described. Miller Street is approximately 800 feet west of proposed development site location. No other specific improvements for the above described roadways are known to be planned or committed at this time. No specific regional improvements for 391h Avenue are known to be planned or committed at this time. SM ROCHA, LLC - Traffic and Transportation Consultants Page 4 NWC 361h Avenue & Kipling Street Development Traffic Impact Study April 2075 II. Existing Traffic Conditions The analyses and procedures described in this study were performed in accordance with the Highway Capacity Manual (HCM) and are based upon the worst case conditions that occur during a typical weekday prior to or upon development construction. Therefore, study intersections are likely to operate with traffic conditions better than those described within this study, which represent the peak hours of weekday operation only. Level of service is a method of measurement used by transportation professionals to quantify a driver's perception of travel conditions that include travel time, number of stops, and total amount of stopped delay experienced on a roadway network. The HCM categorizes level of service into a range from "A" which indicates little, if any, vehicle delay, to "F" which indicates a level of operation considered unacceptable to most drivers. These levels of service grades with brief descriptions of the operating condition, for unsignalized intersections, are included for reference in Appendix B and have been used throughout this study. In general, the City has established LOS D as the operation goal for intersections before mitigation measures are to be considered. Potential regional mitigation measures to achieve operation goals could include the coordination of traffic signals, additional travel lanes on the available roadway network, or the provision of auxiliary lanes such as exclusive left and right turn lanes. Mitigation for site access operations can include limited turn movements, or provisions of multiple accesses to better distribute site traffic to the available roadway network. Peak Hour Intersection Levels of Service AM and PM Peak Hour traffic counts were collected at the Kipling Street intersections with 38th Avenue and 39th Avenue. 24-hour volume counts were also collected on Kipling Street. The 38th Avenue and Kipling Street intersection counts were collected on Tuesday December 3, 2013. The Kipling Street intersection with 39th Avenue counts were collected on Tuesday November 18, 2014. All counts are summarized on Figure 3. Traffic count data is included for reference in Appendix A. Base signal timing and coordination information for the Kipling Street intersections with 38th Avenue and 39th Avenue was provided by CDOT Staff and used throughout this study to the best extent possible. The Signalized and Unsignalized Intersection Analysis techniques, as published in the Highway Capacity Manual (HCM) by the Transportation Research Board and as incorporated into the SYNCHRO computer program, were used to analyze the study intersections for existing traffic conditions. These nationally accepted techniques allow for the determination of intersection level of service (LOS) based on the congestion and delay of each traffic movement. SM ROCHA, LLC - Traffic and Transportation Consultants Page 5 NWC 3611, Avenue & Kipling Street Development Traffic Impact Study Apn12015 The level of service analyses results for existing conditions are summarized in Table 1. Definitions of Levels of Service are given in Appendix B. Intersection capacity worksheets are provided in Appendix C. TABLE 1 INTERSECTION CAPACITY ANALYSIS SUMMARY EXISTING TRAFFIC INTERSECTION LANE GROUPS LEVEL OF SERVICE AM PEAK HOUR PM PEAK HOUR Kipling Street / 38th Avenue (Signalized) C (29.0) C (28.8) Kipling Street / 39th Avenue (Signalized) A (9.2) A (8.3) ey. oiyncmtcu unmaeuivn. Levei W Service tGanuoi ueray in sec/ven) Existing Traffic Analysis Results Under existing conditions, operational analysis shows that the intersection of 38th Avenue and Kipling Street operates overall at LOS C during both morning and afternoon peak traffic hours. The signalized intersection of Kipling Street and 391h Avenue operates overall at LOS A during both traffic peak traffic hours. SM ROCHA, L L C - Traffic and Transportation Consultants Page 6 DEVELOPMENT SITE O W � cD 132/16 o`rco 4-1/0 4.1 Lj, ,r39 / 19 21/31-+ 41 't rl" 0/0--* 29/83 NNN rOD� O r V o0 r> rn �v h M r ao °'"'N lf) M w N c2 cO O r V r> rn L 146 / 205 ao °'"'N F150/194 0,616) 4.1 1 4 i-140 / 120 194/175-+ 41 1 r* 202/174-+ 1- 104/87--+ 104/87 o\� ch v N r N ui; 39th Avenue 38th Avenue L r �F. ,z Not to Scale Figure 3 EXISTING TRAFFIC Volumes & Intersection Geometry &NWC 38TH & KIPLING AM / PM Peak Hour Trak Impact Study (ADT) : Average Daily Traffic VSM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 7 NWC 38rn Avenue & Kipling Street Development Traffic Impact Study April 2015 III. Future Traffic Conditions without Proposed Development To account for projected increases in background traffic for Years 2016 and 2034, a compounded annual growth rate of approximately one-half percent was applied to applicable movements of existing traffic volumes. This annual growth rate represents growth consistent with in -fill development expected within the area and resulting distribution along the adjacent roadways. This growth rate is also consistent with historic traffic volume data published by MOT for Kipling Street. Pursuant to the non -committed area roadway improvements discussion provided in Section I, Years 2016 and 2034 background traffic conditions assume no roadway improvements to accommodate regional transportation demands. This assumption provides for a conservative analysis. Background traffic volumes presented in this study for Years 2016 and 2034 also includes projected site -generated traffic anticipated with a neighboring 6.3 acre, mixed-use development (currently under construction) located at the southwest corner of 3811 Avenue and Kipling Street. Projected background traffic volumes and intersection geometry for Years 2016 and 2034 are shown in Figure 4 and Figure 5, respectively. SM ROCHA, L L C - Traffic and Transportation Consultants Page 8 DEVELOPMENT SITE 4-351 /579 ,F-27 / 26 (13, 525 / 444-* 141 f► 27/26-+ M u-) C-0 M f� Q y N V a� ��C2 'L32/16 o°rco x-1/0 4I 4 1 F-39 / 19 21/31-' 4j1fl" 010-+ 29/83 -�2 r �� o0 �c M V (D nMrn o—c N - r a00000 L147/207 `O c, +-166/209 41 1 4 F-182 / 160 243/228—+ 41 t (* 228 / 201—► cO "t c) 119/101--+ N N � m LD N tM C d Y 4"1,. 39t° A I tt r 7 � Y 39th Avenue 38th Avenue L 4 1 r �N TIttr Y A Z Not to Scale Figure 4 BACKGROUND TRAFFIC - YEAR 2016 Volumes & Intersection Geometry NWC 38TH & KIPLING AM I PM Peak Hour Trak Impact Study (ADT) : Average Daily Traffic SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 9 C2 132/16 o°'ao 4-1/0 fl 1* +7-39/19 21 /31-' 4 1 FO 0/0—* NDN 29/83--+�04� 0 cO n o�v �0� o — rn t2 DEVELOPMENT SITE •7"' co m CN a N t2 N � a _ O +-162/228 4--387/637 `° N x-181 / 228 ,F-27 / 26 (.14,_850) � L r 196 / 172 5727 426-+ 1 41 1* 262/244--+ 41 1 I* Z 248 / 218—* c),n cO n 129/110 o — cin ao�� (moo al v a� ca 4M C c Y 39th Avenue 38th Avenue Z Not to Scale Figure 5 BACKGROUND TRAFFIC - YEAR 2034 Volumes & Intersection Geometry NWC 38TH & KIPLING AM / PM Peak Hour Traffic Impact Study (ADT) : Average Daily Traffic SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 10 NWC 361h A venue & Kipling Street Development Traffic Impact Study April 2015 As with existing traffic conditions, the operations of study intersections were analyzed under background conditions, without the proposed development, using the SYNCHRO computer program. Background traffic level of service analyses results for Year 2016 is listed in Table 2. Year 2034 operational results are summarized in Table 3. Definitions of levels of service are given in Appendix B. Intersection capacity worksheets are provided in Appendix C. TABLE 2 INTERSECTION CAPACITY ANALYSIS SUMMARY BACKGROUND TRAFFIC - YEAR 2016 INTERSECTION LEVEL OF SERVICE LANE GROUPS AM PEAK HOUR PM PEAK HOUR Kipling Street / 38th Avenue (Signalized) D (35.6) C (34.4) Kipling Street / 39th Avenue (Signalized) A (9.4) A (8.9) 38th Avenue / Access A (Stop -Controlled) Westbound Left Northbound Left A C A D Northbound Right B B ,.�. .,,y .... c wvnuvi vciay ui aecrvent Stop -Controlled Intersections: Level of Service Background Traffic Analysis Results - Year 2016 Year 2016 background traffic analysis indicates that the intersection of 38th Avenue and Kipling Street has an overall operation of LOS D during the morning peak and LOS C during the afternoon peak traffic hours. The signalized intersection of Kipling Street and 39th Avenue continues to operate overall at LOS A during both morning and afternoon peak traffic hours. Peak hour vehicular movement operations at the stop -controlled intersection of 38th Avenue and Access A are projected to be at LOS A for westbound movements and LOS D, or better, for northbound turning movements. SM ROCHA, L L C - Traffic and Transportation Consultants Page 71 NWC 360 Avenue & Kipling Street Development Traffic Impact Study AprII2015 TABLE 3 INTERSECTION CAPACITY ANALYSIS SUMMARY BACKGROUND TRAFFIC - YEAR 2034 INTERSECTION LEVEL OF SERVICE LANE GROUPS AM PEAK HOUR PM PEAK HOUR Kipling Street / 38th Avenue (Signalized) D (52.9) D (50.7) Kipling Street / 39th Avenue (Signalized) B (10.9) B (11.3) 38th Avenue / Access A (Stop -Controlled) Westbound Left Northbound Left A D A E Northbound Right B B r\ey. aiyndu[eu Intersection: Lever or Service (Cunni Delay In sec/veh) Stop -Controlled Intersections. Level of Service Background Traffic Analysis Results — Year 2034 By Year 2034, background traffic analysis indicates that the signalized intersection of 38th Avenue at Kipling Street has a projected overall operation of LOS D during both traffic peak hours. The LOS D operation is projected and for the long-term traffic condition. The projected operational result is influenced by several regional factors to which can include actual area development or degree of in- fill development, actual traffic growth on adjacent roadway network (Kipling Street and 381h Avenue), and available traffic volume capacity of the operating intersection. This intersection is shown to meet the City operational goal of LOS D. The signalized intersection of Kipling Street and 39th Avenue has an overall projected operation of LOS B during each traffic peak hour. Long-term peak hour vehicular movement operations at the stop -controlled intersection of 38th Avenue and Access A are projected to be at LOS A for westbound movements and at or better than LOS E for northbound turning movements. SM ROCHA, L L C - Traffic and Transportation Consultants Page 72 NWC 36,n Avenue & Kipling Street Development Traffic Impact Study Aprll2075 IV. Proposed Project Traffic Vehicle Trip Generation Standard traffic generation characteristics compiled by the Institute of Transportation Engineers (ITE) in their report entitled Trip Generation, 9th Edition, were applied to proposed land uses in order to estimate average daily traffic (ADT), AM Peak Hour, and PM Peak Hour vehicle trips. A vehicle trip is defined as a one-way vehicle movement from a point of origin to a point of destination. Land use for the 2,500 square foot building is proposed as on online retail pick up store. The stores retail products have yet to be defined and could range from an online pharmacy pick up to other retail sales, ITE land use code 881 (Drugstore with Drive -Through) was used because of its best fit to the proposed land use. Trip generation rates used in this study are presented in Table 4. TABLE 4 TRIP GENERATION RATES ITE CODE LAND USE UNIT TRIP GENERATION RATES 24 HOUR AM PEAK HOUR PM PEAK HOUR ENTER EXIT TOTAL ENTER EXIT TOTAL 934 Fast Food w/ Drive-Thru KSF 881 Drugstore w/ Drive-Thru KSF 1 496.12 96.91 1 23.16 22.26 45.42 1.79 1.66 3.45 16.98 15.67 32.65 4.96 4.96 9.91 Key. KSF = Thousand Square Feet Gross Floor Area Note: All data and calculations presented in above table are subject to being rounded to nearest value Table 5 illustrates projected average daily traffic (ADT), AM Peak Hour, and PM Peak Hour traffic volumes likely generated by the proposed development. TABLE 5 TRIP GENERATION SUMMARY ITE CODE LAND USE SIZE TOTAL TRIPS GENERATED 24 AM PEAK HOUR PM PEAK HOUR HOUR ENTER EXIT TOTAL ENTER EXIT TOTAL 934 Fast Food wl Drive-Thru 3.7 KSF 881 Drugstore w/ Drive-Thru 2.5 KSF 1,836 242 86 82 168 1 4 4 9 63 58 121 12 12 25 Total: 1 2,078 1 90 86 177 1 75 70 146 Note: All data and calculations presented in above table are subject to being rounded to nearest value. As Table 5 illustrates and before application of applicable trip reductions, the development has the potential to generate approximately 2,078 daily trips with 177 of those occurring during the morning (AM) peak hour and 146 during the afternoon (PM) peak hour. SM ROCHA, L L C - Trafdc and Transportation Consultants Page 73 NWC 36rh Avenue & Kipling Street Development Traffic Impact Study Apri12075 Adjustments to Vehicle Trip Generation Rates While a development of this type is likely to attract trips from within the development area (internal capture) as well as pass -by trips from the adjacent roadway system, no trip reduction was taken in this study. This assumption provides for a conservative analysis. Vehicle Trip Distribution The overall directional distribution of site -generated traffic was determined based on the location of site within the City, allowed turning movements, available roadway network, and surrounding land uses. Overall trip distribution patterns for the assumed development are shown on Figure 6. These distribution patterns were coordinated with City Staff. Vehicle Trip Assignment Traffic assignment is how generated and distributed vehicle trips are expected to be loaded onto the available roadway network. Applying trip distribution patterns to site -generated traffic provides the overall site -generated trip assignments shown on Figure 6. SM ROCHA, LLC - Traffic and Transportation Consultants Page 79 NIL, z Not to Scale Figure 6 SITE DEVELOPMENT DISTRIBUTION (%) : Overall NWC 38TH & KIPLING SITE -GENERATED z Traffic Impact Study AM I PM Peak Hour SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 15 NWC 36,h Avenue & Kipling Street Development Traffic Impact Study Apri12015 V. Future Traffic Forecasts with Proposed Development Site -generated traffic was added to background traffic projections for Years 2016 and 2034 to develop total traffic projections. For analysis purposes, it was assumed that development build out would occur by end of Year 2016. Use of existing signal timing and coordination information for the Kipling Street intersections with 38th Avenue and 39th Avenue was continued throughout this study to the best extent possible in effort to maintain current traffic signal coordination. No regional roadway improvements were assumed for analysis in total traffic conditions. Projected Year 2016 total traffic volumes and intersection geometry are shown in Figure 7. Figure 8 shows projected total traffic volumes and intersection geometry for Year 2034. SM ROCHA, LLC - Traffic and Transportation Consultants Page 76 391h m a Q 4-71/123 „`22 / 20 0 \ C2 M 00 •J 1 4 50/114-+1 rP 30/38-+ N 0/0-+ 46/97--+ N m� �IN V Q DEVELOPMENT SITE 18 / 15--+ 141 f" 260/242-+ 525/444-+1 - n 237 / 208-* 27/26 I 136/115 M 1� t-32/16 4-1/0 ,F-39 / 19 41Tr M (N7 N ern\ \v 00(0- +-151/211 0(0- -151/211 4-180/220 +--182/160 a Y 39th Avenue 38th Avenue 4 �W �Tltt� F:IL, Z Not to Scale Figure 7 TOTAL TRAFFIC - YEAR 2016 Volumes & Intersection Geometry NWC 38TH & KIPLING AM / PM Peak Hour Traffic Impact Study (ADT) : Average Daily Traffic SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 17 � a 38N I U Q Cl) N M 'L50/41 N \ O000 00 00 n v 1+-351/579 `2 C2 N 41 4 I r27 / 26 (1� 95') 41 1 4 18 / 15--+ 141 f" 260/242-+ 525/444-+1 - n 237 / 208-* 27/26 I 136/115 M 1� t-32/16 4-1/0 ,F-39 / 19 41Tr M (N7 N ern\ \v 00(0- +-151/211 0(0- -151/211 4-180/220 +--182/160 a Y 39th Avenue 38th Avenue 4 �W �Tltt� F:IL, Z Not to Scale Figure 7 TOTAL TRAFFIC - YEAR 2016 Volumes & Intersection Geometry NWC 38TH & KIPLING AM / PM Peak Hour Traffic Impact Study (ADT) : Average Daily Traffic SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 17 39th H� d 4--71/123 ,`22 / 20 e4- DEVELOPMENT SITE �Q N ly IQ M t 50/41 4--387 1637 �I 1 F27/26 18/15-+1 r+ 575/487-+1 ti 27/26 I I o. 1 44 6. 4- 39 A f �1N M LO � Ip Q) +-32/16 rnN70 F1/0 4.1 1 1). ,`39 / 19 30/38-+ 41 t r+ 0/0-+ MNN 46/97 \N� M V Oo N O Cl) 04� N 0) 't M 4J 279/258-+ 257 / 225-► 146/124--+ +-166/232 +--195/239 ,r 196 / 172 m d y Cf C d Y 39th Avenue 38th Avenue 38th 1 Y Z Not to Scale Figure 8 TOTAL TRAFFIC - YEAR 2034 Volumes & Intersection Geometry NWC 38TH & KIPLING AM I PM Peak Hour Traffic Impact Study (ADT) : Average Daily Traffic SM ROCHA, LLC April 2015 Traffic and Transportation Consultants Page 18 NWC 360, Avenue & Kipling Street Development Traffic Impact Study ApriI2075 VI. Project Impacts Peak Hour Intersection Levels of Service Operations of study intersections were analyzed under projected total traffic conditions using the SYNCHRO computer program. Total traffic level of service analysis results for Years 2016 and 2034 are summarized in Table 6 and Table 7, respectively. Definitions of Levels of Service are given in Appendix B. Intersection capacity worksheets are provided in Appendix C. TABLE 6 INTERSECTION CAPACITY ANALYSIS SUMMARY TOTAL TRAFFIC - YEAR 2016 INTERSECTION LEVEL OF SERVICE LANE GROUPS AM PEAK HOUR PM PEAK HOUR Kipling Street /38th Avenue (Signalized) D (39.5) D (40.1) Kipling Street / 39th Avenue (Signalized) B (10.0) 6(10.2) 38th Avenue / Access A (Stop -Controlled) Eastbound Left A A Westbound Left A A Northbound Left C D Southbound Left E F 39th Avenue / Access B (Stop -Controlled) Westbound Left and Through A A Northbound Left and Right A A Bey: Signalized Intersection: Level of Service (Control Delay in seclveh) Stop -Controlled Intersections: Level of Service SM ROCHA, L L C - Traffic and Transportation Consultants Page 19 NWC 3611' Avenue & Kipling Street Development Traffic Impact Study Apn12O75 TABLE 7 INTERSECTION CAPACITY ANALYSIS SUMMARY TOTAL TRAFFIC - YEAR 2034 INTERSECTION LEVEL OF SERVICE LANE GROUPS AM PEAK HOUR PM PEAK HOUR Kipling Street 138th Avenue (Signalized) D (45.2) D (48.3) Kipling Street / 39th Avenue (Signalized) B (11.3) D (37.2) 38th Avenue / Access A (Stop -Controlled) Eastbound Left A A Westbound Left A A Northbound Left E F Northbound Through and Right B B Southbound Left F F Southbound Through and Right B B 39th Avenue / Access B (Stop -Controlled) Westbound Left and Through A A Northbound Left and Right A A Key: Signalized Intersection: Level of Service (Control Delay in sec/veh) Stop-ConVolled Intersections: Level of Service Total Traffic Analysis Results Upon Development Build Out Table 7 shows that the existing, signalized intersection of 38th Avenue and Kipling Street, upon development build out with conservative assumptions defined in this study, will begin to experience additional intersection delay and likely have overall peak hour traffic operations at LOS D. The signalized Kipling Street intersection with 39th Avenue has a projected operation of LOS B during the morning peak hour and LOS D in the afternoon peak hour. Peak hour turn movement operations at the stop -controlled intersection of 38th Avenue and Access A are projected to be LOS A for each eastbound and westbound left turn movement. The northbound and southbound left turn movements have a projected LOS E and LOS F operation during the AM Peak Hour and LOS F during the PM Peak Hour, The LOS F operation projected at the intersection is attributed to the volume of through traffic on 38th Avenue and the stop -controlled nature of the intersection. It is to be noted that it is not uncommon for unsignalized movements onto or from an arterial or collector roadway, in urban areas, to operate with noticeable delays during peak traffic hours. It is, however, likely that the turn movement will operate better than the results obtained with this HCM Two Way Stop Control (TWSC) level of service analysis would indicate, as the HCMt analysis may not accurately account for the effect of vehicle platooning and gaps caused by upstream traffic signals. The upstream signal control on 38th Avenue at Kipling Street will tend to ' The Highway Capacity Manual 2010. Transportation Research Board, Section 19-17. SM ROCHA, L L C - Traffic and Transportation Consultants Page 20 NWC 361h Avenue & Kipling Street Development Trac Impact Study April 2015 create additional gaps in the traffic stream for turning movements at Access A. Peak hour operational results of LOS A are anticipated for turn movements to and from the 39th Avenue at Access B intersection. It is not recommended that development access onto 38th Avenue or 39th Avenue be more limited than that proposed. Further limited access will interfere with the development's ability to equally distribute traffic within the site and out to the available roadways, thus impacting existing traffic in the surrounding area and potentially causing the adjacent roadway network to be used in a manner not intended. Auxiliary Lane Analysis Operational analysis results for 38th Avenue intersection with site access (Access A) further concludes no operational problem for the eastbound left turn movement. As such, the construction of an exclusive left turn lane is not needed. However, implementation of an exclusive turn lane is recommended to better enhance turn movement operations at this intersection. Construction of a 50 foot exclusive westbound left turn lane on 38th Avenue appears possible by way of roadway re - striping. It is anticipated that exact lane geometry is to be further coordinated with City Staff and defined on site construction plans. SM ROCHA, LLC - Trak and Transportation Consultants Page 21 NWC 367,1 Avenue & Kipling Street Development Tra#lc Impact Study Apnl2015 VII. Conclusion This traffic impact study addresses the capacity, geometric, and control requirements associated with the proposed development entitled NWC 38th Avenue & Kipling Street. This mixed-use development is located near the northwest corner of 381h Avenue and Kipling Street (State Highway 391) in Wheat Ridge, Colorado. As no specific schedule for development is known at this time, it is acknowledged that the development may go through additional City procedures for site development review and permitting before proposed land uses can begin to operate. This study is also intended to serve as an overall guide that can be used for any order of occurring site development. Development land uses presented in this study are assumed and analyzed to estimate projected traffic levels through Year 2034. The study area to be examined in this analysis encompasses the Kipling Street intersections with 381h Avenue and 39th Avenue. Also included in the study area are site access intersections on 38th Avenue, 39th Avenue and Kipling Street. Analysis was conducted for critical AM Peak Hour and PM Peak Hour traffic operations for existing traffic conditions, Year 2016 and Year 2034 background traffic conditions, and Year 2016 and Year 2034 total traffic conditions. Analysis of existing traffic conditions indicate that the signalized Kipling Street intersection with 38th Avenue, and other studied signalized intersection (39th Avenue) have LOS C or better operations during peak traffic periods. Background analysis for the Year 2016 indicates that 381" Avenue and Kipling Street intersection will continue to operate at LOS D or better during peak hours. The signalized intersection of 3911 Avenue is anticipated to operate overall at LOS A during each traffic peak hour. Access A intersection with 38th Avenue intersection is shown to have peak hour operations varying from LOS A for westbound movements and LOS D, or better, for northbound turning movements. Without the proposed development, Year 2034 background traffic analysis projects an operation for the signalized intersection of 381h Avenue and Kipling Street at LOS D during each traffic peak hour. Cause of this LOS D result is influenced by several regional factors to which can include actual area development or degree of in -fill development, actual traffic growth on adjacent roadway network (Kipling Street and 38th Avenue), and available traffic volume capacity of the operating intersection. Operations of this signalized intersection meet the City operational goal of LOS D. The signalized intersection of Kipling Street and 39th Avenue has a projected morning peak hour operation of LOS B, overall, and changes to an LOS D operation in the afternoon traffic peak hour. Long-term peak hour vehicular movement operations at the stop -controlled intersection of 38th Avenue and Access A are projected to be at LOS A for westbound movements and at or better than LOS E for northbound turning movements. Analysis of future traffic conditions indicates that the addition of site -generated traffic is expected to create no negative impact to traffic operations for the existing and surrounding roadway. No roadway improvements beyond standard frontage improvements appear needed. With all conservative assumptions defined in this analysis, study intersections are projected to operate at future levels of service comparable to background conditions, and site access to Kipling Street should be allowed per the State Highway Access Code. SM ROCHA, LLC - Traffic and Transportation Consultants Page 22 Traffic Count Data All Traffic Data Services,lnc. 9660 W 44th Ave Wheat Ridge,CO 80033 www.alltrafficdata.net File Name : #1 KIPLING&KLINEAM Site Code : 00000000 Start Date : 11/18/2014 Page No : 1 (;rnunc Printarl_ (_Ince 1 08:00 AM 0 443 3 KIPLING ST 0 381 KLINE ST 08:30 AM 0 KIPLING ST 2 08_:4.5 AM KLINE ST 402 2 _ 0 Southbound 12 Grand Total Westbound 3407 93 Northbound 0 97.3 Eastbound Total % 0 Start 1.4 1I 34 2 42 3I 148 2600 148 0 42 2.5 51.9 3.7 5.1 89.7 5.1 0 0.5 Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds RightThru Left Peds tnt. Total Time Out K,p, In Total 07:00 AM 0 414 40 1 19 0 25 1 71 275 8 2 7 0 6 1 870 07:15 AM 0 472 33 0 11 1 12 0 57 336 8 0 6 0 5 0 941 07:30 AM 0 437 4 0 0 0 1 0 4 358 16 0 8 0 5 0 833 07:45 AM 0 488 4 0 2 0 1 1 6 365 37 0 8 0 5 0 917 Total 0 1811 81 1 32 1 39 2 138 1334 69 2 29 0 21 1 1 3561 08:00 AM 0 443 3 08:15 AM 0 381 5 08:30 AM 0 370 2 08_:4.5 AM 0 402 2 Total 0 1596 12 Grand Total 0 3407 93 Apprch % 0 97.3 2.7 Total % 0 51.6 1.4 0 0 1 1 0 4 365 10 0 1 0 1 0 2 330 18 0 0 0 1 1 3 295 20 0 1 0 0 0 1 276 31 0 2 1 3 1 10 1266 79 1I 34 2 42 3I 148 2600 148 0 42 2.5 51.9 3.7 5.1 89.7 5.1 0 0.5 0 0.6 0 2.2 39.4 2.2 0 13 0 8 0 848 0 5 0 6 0 749 1 7 0 5 3 708 0 17 _ 0 8 1 739 1 42 0 27 4 3044 31 71 0 48 5 6605 0.1 57.3 0 38.7 4 0 1.1 0 0.7 0.1 KIPLING ST Out In Total ®F 6183 01 34071 931 1 Right Thru Lel ft Peds W �� 1�O U) North .. LU Z 11/18/2014 07:00 AM m 3 m Y 11/18/2014 08:45 AMClass r ti N130 1N CL CL _ T r Left Thru Ri ht Peds 1481 31 Out K,p, In Total All Traffic Data Services,lnc. 9660 W 44th Ave Wheat Ridge,CO 80033 www.ailtraffiedata.net File Name : #1 KIPLING&KLINEAM Site Code : 00000000 Start Date : 11/18/2014 Page No -2 t -em Flour Analysis From 07:UU Am to 08:45 Am - reaK 7 OT 1 Ppnk Menu fnr Fntira Intarcar4inn Ranine of n7 -nn AM Int Tocai 07:00 AM KIPLING ST KLINE ST KIPLING ST KLINE ST 455 Southbound Westbound Northbound Eastbound Start Time Right Thru Left Peds A Tow Right Thtv Left Peds ApY.TOW Right Thru Left Pads AM TeW Right Thru Left Peds ono Tmr t -em Flour Analysis From 07:UU Am to 08:45 Am - reaK 7 OT 1 Ppnk Menu fnr Fntira Intarcar4inn Ranine of n7 -nn AM Int Tocai 07:00 AM 0 414 40 1 455 19 0 25 1 45 71 275 8 2 356 7 0 6 1 14 870 07:15 AM 0 472 33 0 505 11 1 12 0 24 57 336 8 0 401 6 0 5 0 11 941 07:30 AM 0 437 4 0 441 0 0 1 0 1 4 358 16 0 378 8 0 5 0 13 833 07:45 AM 0 488 4 0 492 2 0 1 1 4 6 365 37 0 408 8 0 5 0 13 917 Total volume 0 1811 81 1 1893 32 1 39 2 74 138 1334 69 2 1543 29 0 21 1 51 3561 %A . Total 0 95.7 4.3 0.1 43.2 1.4 52.7 2.7 8.9 86.5 4.5 0.1 56.9 0 41.2 2 PHF .000 .928 .506 .250 .937 .421 .250 .390 .500 .411 .486 .914 .466 .250 .945 .906 .000 .875 .250 .911 1 .946 KIPLING ST out In Total 7 18931 80 1 01 181117� Right Thru Leff Peds Peak Hour Data O �^ North 4-2 U.1 Peak Hour Begins at 07:00 AClass S R zi C-4 r I U d n �d +i T r Left Thru Ri ht Peds L .691 13341 1381 21 ® 1 OutIn Total All Traffic Data Services,lnc. 9660 W 44th Ave Wheat Ridge,CO 80033 www.alltraffic,data.net File Name : #1 KIPLING&KLINEPM Site Code : 00000000 Start Date : 11/18/2014 Page No : 1 05:00 PM 1 392 5 0 5 0 6 0 6 394 25 0 20 0 12 1 867 05:15 PM 0 423 4 0 4 0 5 0 4 441 31 1 24 0 8 1 946 05:30 PM 0 380 1 0 5 0 3 0 1 374 28 0 32 0 13 0 837 05:45 PM 0 398 6 0 2 1 1 0 7 326 21 2 31 0 11 0 806 Total 1 1593 16 0 16 1 15 0 18 1535 105 3 107 0 44 2 3456 1 Grand Total l 1 3117 25 1 I 28 1 26 01 35 3143 214 4 181 0 75 6 6857 Apprch /0 /0 0 99.1 0.8 0 50.9 1.8 47.3 0 1 92.6 6.3 0.1 I 69.1 0 28.6 2.3I Total 0 45.5 0.4 0 0.4 0 0.4 0 0.5 45.8 3.1 0.1 2.6 0 1.1 0.1 KIPLING ST ut In, Totat, �-6` 6 1 901 17 25 Right Thru Left Peds F � -j 1 t- O North m (n 4—� z 11/18/2014 04:00 PM LU 2 S Z Y 11/18/2014 05:45 PM N OT a iClass I �a o Co I r+ Left Thru Riaht Peds 33 OutIn Total KIPLING ST KLINE ST �vVKIPLING ST KLINE ST Southbound Westbound Northbound Eastbound Start _ Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right�Thrueft Peds tnt.Toal 04:00 PM 0 362 0 1 3 0 2 0 0 409 23 1 13 0 8 2 824 04:15 PM 0 397 0 0 2 0 1 0 2 392 32 0 22 0 12 1 861 04:30 PM 0 380 3 0 4 0 2 0 4 393 28 0 19 0 6 1 840 04:45 PM 0 385 6 0 3 0 6 0 11 414 26 0 20 05 0 876 Total 0 1524 9 1 12 0 11 0 17 1608 109 1 74 0 31 4 34n1 05:00 PM 1 392 5 0 5 0 6 0 6 394 25 0 20 0 12 1 867 05:15 PM 0 423 4 0 4 0 5 0 4 441 31 1 24 0 8 1 946 05:30 PM 0 380 1 0 5 0 3 0 1 374 28 0 32 0 13 0 837 05:45 PM 0 398 6 0 2 1 1 0 7 326 21 2 31 0 11 0 806 Total 1 1593 16 0 16 1 15 0 18 1535 105 3 107 0 44 2 3456 1 Grand Total l 1 3117 25 1 I 28 1 26 01 35 3143 214 4 181 0 75 6 6857 Apprch /0 /0 0 99.1 0.8 0 50.9 1.8 47.3 0 1 92.6 6.3 0.1 I 69.1 0 28.6 2.3I Total 0 45.5 0.4 0 0.4 0 0.4 0 0.5 45.8 3.1 0.1 2.6 0 1.1 0.1 KIPLING ST ut In, Totat, �-6` 6 1 901 17 25 Right Thru Left Peds F � -j 1 t- O North m (n 4—� z 11/18/2014 04:00 PM LU 2 S Z Y 11/18/2014 05:45 PM N OT a iClass I �a o Co I r+ Left Thru Riaht Peds 33 OutIn Total All Traffic Data Services,lnc. 9660 W 44th Ave Wheat Ridge,CO 80033 www.alitrafficdata.net File Name : #1 KIPLING&KLINEPM Site Code : 00000000 Start Date : 11/18/2014 Page No : 2 tt� —y. —... KIPLING ST KLINE ST KIPLING ST KLINE ST Westbound Northbound Eastbound startSouthbound Time Time Right Thru Left Peds A rw o Right Thru Left Peds Mv. raw Right Thru I Left I Peds I AM rew Right I Thru I Left I Peds tt� —y. —... W—V rm w vv—a IM - rUan I ur 7 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 0 380 3 0 383 4 0 2 0 6 4 393 28 0 425 19 0 6 1 26 840 04:45 PM 0 385 6 0 391 3 0 6 0 9 11 414 26 0 451 20 0 5 0 25 876 05:00 PM 1 392 5 0 398 5 0 6 0 11 6 394 25 0 425 20 0 12 1 33 867 05:15 PM 0 423 4 0 427 4 0 5 0 9 4 441 31 1 477 24 0 8 1 33 946 Total volume _ 1 1580 18 0 1599 16 0 19 0 35 25 1642 110 1 1778 83 0 31 3 117 3529 KIPLING ST Out In Total L1� 3 8 1 11 15801 181 01 Right ThruI Left Peds Peak Hour Data I& North Peak Hour Begins at 04:30 P 41 T r Left Thru Right Peds 110 1642 25 OutIn Total KIP, INC, ST All Traffic Data Services, Inc 9660 W 44th Ave Wheat Ridge,CO 80033 File Name : #A 38TH&KIPLINGAM Site Code : 00000000 Start Date : 12/3/2013 Page No : 1 08:00 AM I 45 385 59 1 KIPLING 38 280 12 1 1 21 38TH AVE 08:15 AM 30 KIPLING 55 2 38TH AVE 26 1 36 304 Southbound 0 26 Westbound 45 0 985 Northbound 34 339 Eastbound 2 32 Start Tlme Ri htT Thru I Left I Peds Right Thru I Left Peds Right I Thru Left Peds Right Thru I Left Peds Int Total 07:00 AM 32 390 58 0 40 30 36 0 34 302 11 1 25 54 47 0 1060 07:15 AM 24 428 61 0 38 35 31 0 56 298 13 1 27 44 51 0 1107 07:30 AM 35 380 40 2 32 44 33 0 23 291 17 0 25 51 52 0 1025 07:45 AM 1 42_ 398 49 0 36 41 40 0 28 332 20 0 27 53 44 2 1112 3.5 _ Total 133 1596 208 2 146 150 140 0 141 1223 61 21 104 202 194 2 d3na 08:00 AM I 45 385 59 1 I 25 28 21 i 38 280 12 1 1 21 54 62 1 1 1034 08:15 AM 30 357 55 2 34 21 26 1 36 304 12 0 26 36 45 0 985 08:30 AM 34 339 49 2 32 32 31 2 35 224 13 2 21 35 28 5 884 08:45 AM 37 303 34 0 34 28 31 0 29 256 20 2 14 41 24 1 854 Total 146 1384 197 5 125 109 109 4 138 1064 57 5 _ 82 _ 166 _ 159 7 _ 3757 Grand Total 279 2980 405 7271 259 249 4 279 2287 118 7 186 368 353 9 8061 Apprch % 7.6 81.2 11 0.2 I 34.6 33.1 31.8 0.5 I 10.4 85 4.4 0.3 I 20.3 40.2 38.5 1 Total % 3.5 37 5 0.1 3.4 3.2 3.1 0 3.5 28.4 1.5 0.1 2.3 4.6 4.4 0.1 KIPLING t In Total 21 �2�791 �405 Right Thru Left Peds o O r U1 2 North N A ai—'-2`O = 12/3!2013 07:00 AM ,1 g = �ro ik 12/3/2013 08:45 AM Class 1 m ,�a A w m H FL Wgir li A ,1, T r LeN Thru Ri hi Peds 118 2287 279 7 Out In Total All Traffic Data Services, I nc 9660 W 44th Ave Wheat Ridge,CO 80033 File Name : #A 38TH&KIPLINGAM Site Code : 00000000 Start Date : 12/3/2013 Page No : 2 KIPLINGI 38TH AVE KIPLING 38TH AVE Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 ...... 07:00 AM �..... 32 .... . ..y... 390 58 0 480 ..., _�� 40 30 36 0 106 34 302 11 1 348 25 54 47 0 126 07:15 AM 24 428 61 0 513 38 35 31 0 104 56 298 13 1 368 27 44 51 0 122 1060 1107 07:30 AM 35 380 40 2 457 32 44 33 0 109 23 291 17 0 331 25 51 52 0 128 1025 07:45 AM 42 398 49 0 489 36 41 40 0 117 28 332 20 0 380 27 53 44 2 126 1112 Total volume 133 1596 208 2 1939 146 150 140 0 436 141 1223 61 2 1427 104 202 194 2 502 4304 % App. Total 6.9 82.3 10.7 0.1 33.5 34.4 32.1 0 9.9 85.7 4.3 0.1 20.7 40.2 38.6 0.4 PHF .792 .932 .852 .250 .945 .913 .852 .875 .000 .932 .629 .921 .763 .500 .939 .963 .935 .933 .250 .980 qRA KIPLING Out I Total 1 1331 15961 2081 21 Right Thru Left Peds i Peak Hour Data J LU —' North ^. ~—� T Peak Hour Begins al 07:00 A 2 A g= F;I ao� QlasI w m �LJI"i CL � B. O m m 41 T r LeftThru RF ht Peds 611 '2"1Out In Total All Traffic Data Services, Inc 9660 W 44th Ave Wheat Ridge,CO 80033 File Name :#A 38TH&KIPLINGPM Site Code : 00000000 Start Date : 12/3/2013 Page No : 1 Start Time 04:00 PM 04:15 PM 04:30 PM _04:_4.5 PM 1 Total Ri ht I 38 41 47 48 174 KIPLING Southbound Thru I Left 320 31 359 35 317 29 338 39 1334 134 Peds 1 2 0 21 5 Right I 47 61 52 40 200 38TH AVE Westbound Thru I Left 43 36 45 28 47 33 43 33 178 1 30 V Peds 1 3 2 6 12 J Ri ht 29 25 32 36 122 KIPLING Northbound Thru Left 377 28 431 22 401 29 413_ 18 1622 97 Peds 2 1 0 0 3 Right I 22 23 23 27 95 38TH AVE Eastbound Thru I Left 39 35 42 38 39 36 44__ 46 164 155 Peds 2 1 0 1 4 Inc Total 1051 1157 1087 1134 44�Q 05:00 PM 56 304 45 05:15 PM 63 354 32 05:30 PM 52 312 23 05:45 PM 63 307 21 Total 234 1277 121 Grand Total 408 2611 255 Apprch % I 12.4 79.6 7.8 To % 4.9 31.7 3.1 3 52 59 26 0 44 39 25 0 49 42 30 0 41 32 33 3 186 172 114 81 386 350 244 0.2 38.9 35.3 24.6 0.1 4.7 4.2 3 0 24 348 28 3 14 49 55 4 1070 0 40 302 35 0 19 38 34 0 1025 0 13 187 24 0 20 52 43 1 848 0 11 226 21 0 18 47 49 2 871 0 88 1063 108 3 71 186 181 7 3814 12I 210 2685 205 61 166 350 336 11I 8243 1.2 6.8 86.4 6.6 0.2 19.2 40.6 38.9 1.3 0.1 2.5 32.6 2.5 0.1 2 4.2 4.1 0.1 KIPLING Out In Total ®7 8089 408 2611 255 8 Right Thru left Peds J� 0 a" 2 Nonh x 12/3/2013 04:00 PM o ro g 2 M 12/3/2013 05:45 PM m N rx� m H a lass 1 CL , � � o o m N V - 4, T r Left Thrui Left Thru R�ht PedsPeds 205 2685 10 6 ®7 31 Out In Total All Traffic Data Services, Inc 9660 W 44th Ave Wheat Ridge,CO 80033 File Name -.#A 38TH&KIPLINGPM Site Code : 00000000 Start Date : 12/3/2013 Page No : 2 KIPLING 38TH AVE KIPLING ... .. I 38TH AVE Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 04:15 PM 41 359 35 2 437 61 45 28 3 137 25 431 22 1 479 23 42 38 1 104 1157 04:30 PM 47 317 29 0 393 52 47 33 2 134 32 401 29 0 462 23 39 36 0 98 1087 04:45 PM 48 338 39 2 427 40 43 33 6 122 36 413 18 0 467 27 44 46 1 118 1134 05:00 PM 56 304 45 3 408 52 59 26 0 137 24 348 28 3 403 14 49 55 4 122 1070 Total Volume 192 1318 148 7 1665 205 194 120 11 530 117 1593 97 4 1811 87 174 175 6 442 4448 App: Total 11.5 79.2 8.9 0.4 38.7 36.6 22.6 2.1 6.5 88 5.4 0.2 19.7 39.4 39.6 1.4 _ PHF .857 .918 .822 .583 .953 .840 .822 .909 .458 .967 .813 .924 .836 .333 .945 _An6 ARA 709 479 ona 1 eco KIP IN ut_Total Er Ljoal li�921 13181 Right Thru Left Peds Peak Hour Data d � J :il � �o w 2 c—� North 4-9 = Peak Hour Begins at 04:15 P 2 g = iLigass I�3 m � N a N 1 +1 T r Left Thru Ri ht Peds 0�10 1733W Out In Total All Traffic Data Services, Inc 9660 W 44th Ave Wheat Ridge,CO 80033 www.alitrafficdata.net Start 18 -Nov -1 _-- - ---_— ------ _Time _Tue_ _ _NB_ SB 12:00 AM 130 142 01:00 125 97 02:00 55 74 03:00 59 183 04:00 103 145 05:00 281 503 06:00 749 1204 07:00 1562 1942 08:00 1384 1625 09:00 1211 1111 10:00 1018 950 11:00 1093 982 12:00 PM 1134 1076 01:00 1108 952 02:00 1090 1128 03:00 1101 1251 04:00 1577 1754 05:00 1608 1698 06:00 1241 1241 07:00 1025 941 08:00 778 756 09:00 546 644 10:00 274 355 -- 11:00182 -- _ — __ 228 Total 19434 20982 — — - Percent 48.1% _ _ _51.9% AM Peak - 07:00 _ 07:00 Vol. - 1562 1942 PM Peak - 17:00 16:00 Vol. _ 1608_175_4 _ Grand --- Total 19434 20982 Percent 48.1% 51.9% ADT ADT 40,416 AADT 40,416 Page 1 dOw Site Code: 1 Station ID: 1 KIPLING N/O 38TH Total _ 272 222 129 242 248 784 1953 3504 3009 2322 1968 2075 2210 2060 2218 2352 3331 3306 2482 1966 1534 1190 629 410 40416 - 07:00 - 3504 - 16:00 - __. _ 3331_ 40416 APPENDIX B Level of Service Definitions The following information can be found in the Highway Capacity Manual, Transportation Research Board, 2010: Chapter 18 — Signalized Intersections and Chapter 19 — Two -Way Stop Controlled Intersections, Automobile Level of Service (LOS) for Signalized Intersections Levels of service are defined to represent reasonable ranges in control delay. LOS A Describes operations with a control delay of 10s/veh or less and a volume -to -capacity ratio no greater than 1.0. This level is typically assigned when the volume -to -capacity ratio is low and either progression is exceptionally favorable or the cycle length is very short. If it is due to favorable progression, most vehicles arrive during the green indication and travel through the intersection without stopping. LOS B Describes operations with control delay between 10 and 20 s/veh and a volume -to -capacity ratio no greater than 1.0. This level is typically assigned when the volume -to -capacity ratio is low and either progression is highly favorable or the cycle length is short. More vehicles stop than with LOS A. LOS C Describes operations with control delay between 20 and 35 s/veh and a volume -to -capacity ratio no greater than 1.0. This level is typically assigned when progression is favorable or the cycle length is moderate. Individual cycle failures (i.e., one or more queued vehicles are not able to depart as a result of insufficient capacity during the cycle) may begin to appear at this level. The number of vehicles stopping is .significant, although many vehicles still pass through the intersection without stopping. LOS D Describes operations with control delay between 35 and 55 s/veh and a volume -to -capacity ratio no greater than 1.0.This level is typically assigned when the volume -to -capacity ratio is high and either progression is ineffective or the cycle length is long. Many vehicles stop and individual cycle failures are noticeable. LOS E Describes operations with control delay between 55 and 80 s/veh and a volume -to -capacity ratio no greater than 1.0. This level is typically assigned when the volume -to -capacity ratio is high, progression is unfavorable, and the cycle length is long. Individual cycle failures are frequent. LOS F Describes operations with control delay exceeding 80 s/veh or a volume -to -capacity ratio greater than 1.0. This level is typically assigned when the volume -to -capacity ratio is very high, progression is very poor, and the cycle length is long. Most cycles fail to clear the queue. 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The subject property is comprised of two parcels that total 99,482 square feet (2.284 acres) and is currently occupied by two storage barns. The West 38th Avenue development pad is proposed for a Kneaders Bakery & Cafe. The typical Kneaders footprint is 3,669 SF, with ancillary parking and a drive-thru window for to -go orders. Kneaders has more than 50 years of experience in the culinary industry. Focused on Italian hearth baking for their menu of sandwiches, soups and salads, Kneaders has successfully expanded to reach $39.5 Million in revenue with 22 locations in 2012. Wheat Ridge will be one of the first metro Denver locations for Kneaders following their successful market opening in Parker at Main Street & Parker Road. Please see attached Press Kit for additional information about this exciting restaurant concept. The Kipling Street development pad is designed to accommodate a national retailer that will provide online pick- up services for local consumers. This retail site will include a unique drive-thru/ pick-up area as shown on the site plan. The building is anticipated to be 2,500 SF. To accommodate development of the uses, the applicant is proposing a drive-thru on both buildings. To allow flexibility on the site, the applicant is proposing to rezone the property from Residential -One, which allows only Single Family homes, to Planned Commercial Development (PCD). To accommodate the two uses the applicant is also proposing to subdivide the property into two separate parcels. Ari/ona Calililrnia ( ul„radu 2390 E. Camelback Rd., Suite 410, Phoenix, AZ 85016 200 N. Maryland Ave., Suite 201, Glendale, CA 91206 124601st St., P.O. Box 247, Eastlake, CO 80614 Phone: 602-808-8600 Far: 602-808-9100 Phone: 818-240-8727 Har: 818-240-1823 Phone. 303-552-6160 Fax: 303-280-2978 The access, traffic patterns and impact of the requested re -zone have been analyzed via the appending Traffic Study Report. We are proposing two access points to the overall development site. Northern access will be from a curved drive, just west of the intersection of West 39th Avenue and Kipling Street onto West 39th Avenue. We propose full turning movements onto West 391h Avenue. Proposed access to the southern portion of the site would be from an internal drive that aligns with the newly proposed center south of this property. The two access points are critical to the success and viability of the project. The development shall maintain a consistent theme through the use of building design, materials and features. Building design within this development should contain significant interest, level of detail and human scale. Where these elements are already on adjacent buildings, architecture should be consistent with surrounding buildings. Buildings should utilize high-quality, durable materials that create visual interest and give buildings a human scale. Acceptable materials shall include, but are not limited to: brick, stone, integral colored textured concrete block, hard coat stucco, synthetic brick and masonry materials and terra-cotta. Building features shall strengthen the overall development theme through the use of fa4ade articulation and variation. The primary entry to each building shall be highlighted in a manner that emphasizes the point of entry. The planned development is designed to a minimal impact on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. Future development will be in conformance with the City's policies and contribute to the vibrancy of the area. Sincerely, Andrew Call Senior Development Manager Evergreen Devco, Inc. G a im-HO' o w a Y ging Architec To: Mr. David Brossman, PLS From: Joseph Park Date: April 10, 2015 Re: Update to Preliminary Drainage Letter 2.284 Acre Parcel Re -Zone Application; R-1 to PCD NWC West 38th Avenue and Kipling Street The purpose of this memo explains the recent changes to the layout of the site and confirms that the assumptions stated in the preliminary drainage letter prepared by Galloway remain appropriate. The attached updated Preliminary Drainage Plan shows the relocation of the water quality facility approximately 70 feet further north from its previous location. This accommodates a proposed 2,500 SF retail building and associated parking, located in Parcel 1, instead of the proposed 37,185 SF pharmacy. The second major layout revision reroutes the drive through lane for the proposed 3,669 SF quick service restaurant. The proposed location of the drive through lane is in the vicinity of the previous location of the water quality pond, thus necessitating the move. The overall use of the site, anticipated grades/drainage patterns, proximity to the Lena Gulch drainageway, and outlet considerations conform to the assumptions identified in the preliminary drainage letter. Site drainage requirements, including preparation of a Final Drainage Report, identified in the letter for preparation of a specific site development plan remain valid. Galloway & Company, Inc . 303.770.8884. 6162 S. Willow Drive, Suite 320 - Greenwood Village, CO 80111 - www.GallowayUS.com KLINE ST. i4l6rooll N . ■■ no loop 0 40 80 i SCALE: 1"=80' L GULCH. OUTFALL TO LENA GULCH i PAR f 2.284 t . f f -4 ' l •5 E[E I fi 4 - Al LEGEND 38TH AVE, RUNOFF DIRECTION PRELIMINARY DRAINAGE PLAN :; G aowa NWC 38th AVE. & KIPLING ST. y WHEAT RIDGE, COLORADO 8182 S Widow Drive, Suite 1 C,reenvwod Village, CO 801111 PREPARED FOR 303:iio:� F wa o UoomEVERGREEN DEVCO, INC. 02 014 Ga—y &rovwy Iris All (dgftly RexrvlO Project No: — Designed By: JDT Date: 4/10/2015 PRELIMINARY DRAINAGE Sheet Scale: 1 "=80' Drawn By: RDG I Disk File: — PLAN Meredith Reckert From: Meredith Reckert Sent: Monday, February 09, 2015 10:50 AM To: Andy Call (acall@evgre.com) Subject: CDOT response Attachments: CDOT response.pdf Hi, Andy Somehow I missed this response from CDPOT. x Meredith Reckert, AICP Senior Planner 7500 W. 29`h Avenue Wheat Ridge, CO 80033 Office Phone: 303-235-2848 FAX: 303-235-2857 www.ci.wheatridee.co.us City of Wheat �e COMMUNITY DEVELOPMENT CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. STATE OF COLORADO Traffic & Safety Region 1 2000 South Holly Street Denver, Colorado 80222 Project Name: Wheatridge - Commercial Dev- 3865 Kipling Print Date: 2/4/2015 Highway: 391 Drainage Comments: Region 1 Hydraulics was not able to review Drainage Letter by Feb. 4, 2015 Permits Comments: Thank you for allowing us the opportunity to review this referral. COLORADO Department of Transportation Mile Marker: 8.5 Kirk Allen: Access is available to both 38th and 39th and the plans show access to these non -state highway roads. The category for SH 391 (Kipling) is Non -Rural Arterial (NR -6) in this location. No new access to Hwy 391 will be allowed. CDOT will allow the access to the gas station to be moved to serve both the gas station and this property. If an access is allowed off of Kipling it will be a right in right out only. Please contact Kirk Allen with any questions. Kirk Allen, Manager, Permits Unit P 303.757.9531, kirk.allenCtstate.co.us WHEAT RIDGE FIRE PROTECTION DISTRICT DOING THE RIGHT THINGS AT THE RIGHT TIMES FOR THE RIGHT REASONS 3880 Upham Street Wheat Ridge, Colorado 80033 • ph.303.403.S900 • www.wrfire.org DIVISION OF FIRE PREVENTION February 5, 2015 Meredith Reckert City of Wheat Ridge Community Development 7500 West 29"' Ave Wheat Ridge, CO 80033 RE: Community Development Referral CASE No.: WZ-15-01 /Evergreen Devco The Wheat Ridge Fire Protection District has reviewed the Community Development Referral and has the following comments regarding our ability to serve this property: 1. A Commercial Site Planning Guide should be provided to the applicant. A copy is attached to this response. All requirements established in the Commercial Site Planning Guide, as well as the 2012 International Fire Code and IFC amendments adopted by the City of Wheat Ridge shall be met unless approved by the Division of Fire Prevention. 2. While we have no concerns regarding our ability to serve the property, specific site requirements including water supply/hydrant locations, site access, building configuration, site infrastructure, etc, will require fire department review and approval. The applicant is encouraged to request fire department input at the earliest reasonable opportunity. 3. No water supply information is provided. Additional fire hydrants may be required. The applicant shall verify whether existing fire hydrants available to the properties meet or exceed the fire flow requirements for both location and distribution based on the 2012 IFC Appendix B and C for the proposed building types, sizes and locations and in relation to FDC placement. If additional fire hydrant(s) are required, they shall be installed and operational prior to above -ground construction. 4. The applicant should be made aware that the proposed project may require one or more of the following Fire Department permits. c Fire District building permit o Fire alarm system permit o Sprinkler system permit Commercial kitchen hood suppression system permit It is the responsibility of the property owner/tenant to verify that all required Fire Department permits are acquired. Please feel free to contact me if there are any questions or concerns with respect to this review. Reviewed by, -'r" OA"�' Kelly Brooks, Fire Marshal Wheat Ridge Fire Protection District SITE PLANNING GUIDE FOR COMMERCIAL OCCUPANCIES Division of Fire Prevention 12012 IFC Revised: November 3, 2014 WHEAT RIDGE FIRE PROTECTION DISTRICT INTECRITYO COMPASSION •SACRIFICE• RESPECT• STEWARDSHIP 3880 Upham St., Wheat Ridge, CO 80033 • www.wrfiire.org • ph.303.403.5900 General Information - Private Street Signs - Building Address Numbers Fire Apparatus Access Roads - Additional Access - Dimensions- Public and Private Streets - Dimensions- Private Drives - Commercial and Industrial Developments - Remoteness - Aerial Fire Apparatus Access Roads - Fire Apparatus Access Road Widths - Vertical Clearances - Authority - Surface - Access and Loading - Bridges and Elevated Surfaces - Dead End Fire Apparatus Access Roads - Turning Radius - Fire Apparatus Access Road Grades - Marking of Fire Apparatus Access Roads Table of Contents L: 2 3 Water Supply and Fire Flow g Where Hydrants are Required - Water Supply of Fire Protection Fire Flow Calculation Area Minimum Required Fire Flow Reductions in Minimum Required Fire Flows One and Two Family Dwellings Buildings Other Than One and Two Family Dwellings Fire Hydrant Spacing 7 ......-. - - ----- ---- — --- -- --- - _._._....._._._._._.... - Location and Spacing of Hydrants - Sprinkler or Standpipe Systems and Hydrant Location Fire Hydrants and Installation ... _.......... -------- ----- ._._._........... --..----..... ...... — Obstruction - Clear Space Around Fire Hydrants Physical Protection Other Barriers 7 Fire Protection Systems- --------..._..-------- g ----------------- ----- ---- - --- - -- ---- - Underground Lines for Fire Protection Systems Backflow Prevention Fire Department Connection Locations Access to Fire Department Connections Locking Fire Department Connection Caps Utilities g Electrical Rooms - Gas Meters Subject to Vehicular Damage - Other Barriers Miscellaneous Features _._.__...g ---._._._.-_-_--._---------- _._._.--_-_.-.---- -------- _._._._._._.._-.................... ----------------- ..__--- ---------------- _- - Key Boxes - Locks WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention General Information This site planning guide for commercial occupancies is based upon the 2012 International Fire Code and the 2012 International Building Code as amended and adopted by the City of Wheat Ridge. For site plan purposes, commercial occupancies include all buildings other than one and two family dwellings and townhomes as classified by the International Residential Code. This guide has been prepared for use within the boundaries of the Wheat Ridge Fire Protection District that have adopted the 2012 International Fire Code. This information is intended to be used as a guide for site planning purposes and is not intended to be inclusive of all code requirements. Additional requirements based upon the International Fire Code as amended may be applicable once a site plan submittal has been reviewed by the Division of Fire Prevention. Signage Streets and roads shall be identified with approved signs. Temporary signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles. Signs shall be of an approved size, weather resistant and be maintained until replaced by permanent signs. Street signs, temporary or permanent, shall be installed prior to above grade construction. (IFC 12 505.2) Private Street Signs. The installation of street signs shall be the responsibility of the developer. Street signs shall meet the requirements of the Model Traffic code. The street sign design shall be approved by the Division of Fire Prevention prior to installation. (IFC 12 505.2) Building Address Numbers. New buildings shall have approved address numbers, building numbers or approved building identification placed upon the building in a position that is plainly legible and visual from the street or roadway fronting the property. The address numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numerals or alphabet letters. Address or building identification numbers shall be a minimum height of not less than four (4) inches, and with a minimum stroke width of not less than 0.5 inches. (IFC 12 505.1) Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. (IFC 12 505.1) WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention Fire Apparatus Access Roads Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into the Wheat Ridge Fire Protection District. The fire apparatus access road shall comply with the requirements of the fire code and shall extend to within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building or facility. (IFC 12 503.1.1) Exception: The fire marshal or designated representative is authorized to increase the dimension of one hundred fifty (150) feet where. - 1 . here: 1. The building is provided throughout with an approved automatic sprinkler system installed in accordance with the fire code. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. 3. There are not more than two Group R-3 or Group U occupancies. Additional Access. The fire marshal is authorized to require more than one fire apparatus access road based upon the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. (IFC 12 503.1.2) Dimensions- Public and Private Streets. Public and private streets that are used for fire apparatus access shall have an unobstructed width that meets the dimensions and parking restrictions as set forth by the Street Standards adopted by the City of Wheat Ridge; and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches. (IFC 12 503.2.1 amended) Dimensions- Private Drives. Fire apparatus access that is designated as a private drive shall have an unobstructed width of not less than twenty-six (26) feet and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches. (IFC 12 503.2.1.1 amended) Commercial and Industrial Developments. Buildings of facilities exceeding thirty (30) feet or three stories in height shall have at least two means of fire apparatus access for each structure. (IFC 12 D104.1) Buildings or facilities having a gross building area of more than sixty-two (62) thousand square feet shall be provided with two separate and approved access roads. Exception: Projects having a gross building area of up to 124,000 one -hundred -twenty-four thousand square feet that have a single approved fire apparatus access road when all buildings are equipped throughout with an approved automatic sprinkler system. (IFC 12 D104.1) 3 1 �_ , WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. (IFC 12 D104.3) Aerial Fire Apparatus Access Roads. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. (IFC 12 Appendix D105.1) Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. (IFC 12 Appendix D105.2) At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. (IFC 12 D105.3) Authority. The fire marshal shall have the authority to require an increase in the minimum access widths where they are inadequate for fire or rescue operations. (IFC 09 503.2.2) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of eighty five thousand (85,000) pound fire apparatus and shall be surfaced in a manner that provides all-weather driving capabilities. (IFC 12 503.2.3) Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 85,000 pounds. (IFC 12 D102.1 amended) Bridges and Elevated Surfaces. Where a bridge or elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHITO HB -17 and City Engineering Standards. Bridges and surfaces shall be designed for a live load of a minimum of eighty five thousand (85,000) pound fire apparatus. Vehicle load limits shall be posted at both entrances to bridges. Where elevated surfaces which are not designed as for use of fire apparatus, approved barriers, approved signs or both shall be installed and maintained when required.(IFC 12 503.2.6) 41: WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention Dead End Fire Apparatus Access Roads. Dead end fire apparatus access roads in excess of one hundred fifty (150) feet in length shall be provided with an approved area for the turning around of fire apparatus. (IFC 12 503.2.5) TABLE D103.4 REQUIREMENTS FOR DEAD-END FIRE APPARATUS ACCESS ROADS LENGTH WIDTH (feet) (feet) TURNAROUNDS REQUIRED 0-150 20 None required 120 -foot Hammerhead, 60 -foot "'T' or 151-500 20 96 -foot -diameter cul-de-sac in accordance with Figure D103.1 120 -foot Hammerhead, 60 -foot 'Y' ' or 501-750 26 96 -foot -diameter cul-de-sac in accordance with Figure D 103.1 Over 750 Special approval required Turning Radius. The required turning radius for fire apparatus shall be a minimum of 50.5ft outside radius and 38.1ft inside radius. In addition, the outside radius is 53.6' when accounting for the front bumper overhang and is 55.8ft when accounting for the boom platform overhang. (IFC 12 503.2.4 amended) 96' 28'R TYP.' 28' 98' DIAMETER CUL-DESAC 601 20•� 28' R TYP.' Z8' 120' HAMMERHEAD 20'L 28' 2a–T 20' MINIMUM CLEARANCE AROUND A FIRE HYDRANT 28'R TYR, i Ta - 20' -T 20' ACCEPTABLE ALTERNATIVE TO 120' HAMMERHEAD FIGURE 0103.1 DEAD-END FIRE APPARATUS ACCESS ROAD TURNAROUND Fire Apparatus Access Road Grades. The grade of fire apparatus access roads shall be within the limits established by Wheat Ridge Fire Protection District Standards. (IFC 12 503.2.7) 5 1 P a g c WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention Marking of Fire Apparatus Access Roads. Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. (IFC 12 503.3) Water Supply and Fire Flow Where Hydrants are Required. Where a portion of a facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet (90m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building. Onsite fire hydrants and mains shall be provided were required by the fire code official. Exception: For buildings equipped throughout with an approved automatic sprinkler system in accordance with section 903.3.1.1 or 903.3.1.2 the maximum distance requirement shall be 500 feet (150 meters). (IFC 12 507.5. 1) Water Supply for Fire Protection. An approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. (IFC 12 3312.1) Water lines shall be installed and looped in accordance with the Water District of jurisdiction standards. Fire Flow Calculation Area. The fire flow calculation area shall be the total floor area of all floors within the exterior walls, and under the horizontal projections of the roof of a building except as modified in Section B104.3. (IFC12 B104.1) The fire flow calculation area of buildings constructed of Type IA and Type IIB construction shall be the area of the three largest successive floors.(IFC 12 B104.3) Minimum Required Fire Flow. The procedure for determining fire -flow requirements for buildings or portions of buildings hereafter constructed shall be in accordance with appendix B and Table B105.1 (IFC 12 Appendix B). A copy of Appendix B and Table 13105.1 is available upon request from the Division of Fire Prevention. Reductions in the Minimum Required Fire Flow Area Separations. Portions of buildings which are separated by two (2) hour fire walls without openings, constructed in accordance with the 2012 International Building Code are allowed to be considered as separate fire flow calculations. (IFC 12 B104.2) One- and two-family dwellings. The minimum fire -flow and flow duration requirements for one- and two-family dwelling having a fire -flow calculation area that does not exceed 3,600 square -feet shall be 1,500 gallons per minute for 1 hour. Fire -flow and flow duration requirements for one- and two-family dwelling having a fire -flow calculation area in excess of 3,600 square -feet shall not be less than that specified in Table 61Page WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention B105.1. Exception: A reduction in required fire -flow of 50 percent, as approved by the fire code official, is allowed when the building is equipped with an approved automatic fire sprinkler system (IFC 12 B105.1 amended). Buildings other than one- and two-family dwellings. The minimum fire -flow and flow duration requirements for buildings other than one- and two-family dwellings shall as specified in Table B105.1. Exception: A reduction in required fire -flow of 50 percent, as approved, is allowed when the building is equipped with an approved automatic fire sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2. The resulting fire -flow shall not be less than 1,500 gallons per minute for the prescribed duration as specified in Table B105.1 (IFC 12 B105.2 amended). Fire Flow Test Information. Contact the Water District of jurisdiction to obtain fire flow test information and test data. (IFC 12 B105.2 Fire Hydrant Spacing Location and spacing of hydrants. Fire hydrants shall be provided along required apparatus access roads and adjacent public streets with spacing between hydrants no greater than 300 feet. Fire hydrant spacing for complexes or subdivisions shall not exceed 300 feet. (IFC 12 507.5.1.2 amended) Fire hydrant locations shall be approved by the appropriate Water District of jurisdiction and the Division of Fire Prevention. Hydrant for sprinkler and standpipe systems. Buildings equipped with a sprinkler and/or standpipe system installed in accordance with section 903 or 904 shall have a fire hydrant within 150 feet of the fire department connection. (IFC 12 507.5.1.1 amended) Fire Hydrants and Installation Fire hydrants shall be installed in such a manner that the four and one half (4-1/2) inch discharge nozzle on the fire hydrant is a minimum of eighteen (18) inches above finished grade in accordance with the Water District of jurisdiction standards. Fire hydrant discharge nozzle threads shall be in accordance with the Water District of jurisdiction standards. Obstruction. Unobstructed access to fire hydrants shall be maintained at all times. The fire department shall not be deterred or hindered from gaining immediate access to fire protection equipment or fire hydrants. (IFC 12 507.5.4) Clear Space Around Fire Hydrants. A 3 -foot clear space shall be maintained around the circumference of fire hydrants, except as otherwise required or approved. (IFC 12 507.5.5) 71_ WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention Physical Protection. Where fire hydrants are subject to impact by a motor vehicle, guard posts or other approved means shall comply with Section 312. (IFC 12 507.5.6) Other barriers. Physical barriers shall be a minimum of 36 inches in height and shall resist a force of 12,000 pounds applied 36 inches above the adjacent ground surface. (IFC 12 312.3) Fire Protection Systems For information on sprinkler or standpipe systems that may be required by the International Fire and Building Codes or required for access, fire flow requirements for water supply, please contact the Division of Fire Prevention or the City Building Department. Underground Lines for Fire Protection Systems. Underground fire lines and water lines shall be adequately sized for the sprinkler system design density and required inside and outside hose streams. Underground contractors shall be licensed with the Colorado Division of Fire Safety and the Water District of jurisdiction. Underground fire line design and installation will need to be approved and inspected by the Water District of jurisdiction. The two -hundred (200) pound hydrostatic two (2) hour test shall be witnessed by the Division of Fire Prevention. (IFC 12 507.5.3) Back Flow Prevention. The potable water supply shall be protected against backflow in accordance with the requirements of this section and the International Plumbing Code. Back flow prevention shall be installed on all new sprinkler and standpipe systems. (IFC 12 903.3.5) 1. Double Check back flow prevention devices may be installed for sprinkler and standpipe systems without chemicals. 2. Reduced Pressure back flow prevention shall be installed on sprinkler and standpipe systems using anti -freeze or chemicals. Please contact the Water District of jurisdiction for installation and type of back flow prevention that is approved for installation. (IFC 12 912.5) Fire Department Connection Locations. The fire department connection serving a sprinkler or standpipe system shall be located on the front of the building or as approved by the fire marshal. A fire department connection serving a sprinkler or standpipe system shall be installed at a minimum height of not less than three (3) feet nor more than four (4) feet above finished grade. (IFC 12 903.3.7) Location of sprinkler control valves. When automatic sprinkler systems are required within a building and the system serves more than one tenant space, the main control 81 1 . , WHEAT RIDGE FIRE PROTECTION DISTRICT Division of Fire Prevention valves shall be located within an approved room that is accessible directly from the building exterior. The door to said room shall be not less than three (3) feet (914 mm) in width by six (6) feet eight (8) inches (203.2 mm) in height. The door to said room shall be identified as required in section 509.1. (IFC 12 903.1.2 amended) Access to Fire Department Connections. Immediate access to fire department connections shall be provided and maintained at all times and without obstruction by fences, bushes, trees, walls, or any other object for a minimum of three (3) feet. (IFC 12 912.3) Locking Fire Department Connection Caps. Locking Knox fire department connection caps shall be provided on fire department connections for water-based fire -protection systems. (IFC 12 912.3.1) Utilities Electrical room Labeling. Doors into electrical control panel rooms shall be marked with a plainly visible and legible sign stating ELECTRICAL ROOM or similar approved wording. The disconnecting means for each service, feeder or branch circuit originating on a switchboard or panel board shall be legibly and durably marked to indicate its purpose unless such purpose is clearly evident. (IFC 12 605.3.1) Gas Meters Subject to Vehicular Damage. Gas meters that are subject to vehicular damage shall be adequately protected by posts or other approved barriers that comply with the fire code. (IFC 12 312.1) 1. Constructed of steel not less than 4 inches in diameter and filled with concrete. 2. Spaced not more than 4 feet between posts on center. 3. Set not less than 3 feet deep in a concrete footing of not less than a 25 -inch diameter. 4. Set with the top of the posts not less than 3 feet above the ground and located not less than 3 feet from the protected object. Other barriers. Physical barriers shall be a minimum of thirty-six (36) inches in height and shall resist a force of twelve (12,000) pounds applied thirty-six (36) inches above the adjacent ground surface. (IFC 12 312.3) Miscellaneous Features Key Boxes. Where required. Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire -fighting purposes a key box is required to be installed in an approved location. The key box shall be a "Knox' Brand key box and shall contain keys to gain necessary access as required by the fire code official. (IFC 12 506.1) Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. (IFC 12 506.1.1) 9 1 P a g e CCCONSOLIDATED mutual water January 22, 2015 City of Wheat Ridge Community Development Ms. Meredith Reckert 7500 West 29th Avenue vvileat Ridge, Colorado 080033 Re: Case Number WZ-15-01— Evergreen Devco — 3865 Kipling Street Dear Ms. Reckert: This will acknowledge receipt of your correspondence dated January 21, 2015, regarding the above referenced property. Please be advised that the above referenced property is in an area served by The Consolidated Mutual Water Company (Company.) Domestic water service may be provided to this property subject to compliance with the Company's rules, regulations and requirements for such service. Our records indicate that the property addressed as 3865 Kipling Street is currently receiving domestic water from the Company through a 5/8 -inch meter (CMWCo Tap Number 2497/Account Number 01103405-01.) Domestic water service may continue to be provided to this property subjeui io compiiance with the Conni zany's rules, reguiativ^j and requirements for such service. The Company requires that a new application for water service be completed by the owner and returned to the Company at the time there is a change in use. The Company considers a remodel or building addition as a "change of use." The Company's rules, regulations, and requirements further 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. THE CONSOLIDATED MUTUAL WATER COMPANY 12700 West 27th Avenue • P.O. Box 150068 • Lakewood, Colorado 80215 Telephone (303)238-0451 • Fax (303)237-5560 City of Wheat Ridge Community Development Ms. Meredith Reckert January 22, 2015 Page 2 of 2 Fire protection requirements should be obtained from Wheat Ridge Fire Protection District 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. If you should have any questions or comments regarding this correspondence, please contact this office. Sincerely, 4,' Andy Rogers Project Engineer cc: Kelly Brooks, Fire Marshall, Wheat Ridge Fire District Michael E. Queen, CMWCo President Zach Queen, CMWCo Superintendent of Distribution Kim Medina, CMWCo Tap Administrator Meredith Reckert From: KimDahlin <kdahlin@westridgesan.comcastbiz.net> Sent: Monday, February 02, 2015 9:32 AM To: Meredith Reckert Cc: Gary Welp Subject: Case No. WZ-15-01 Dear Ms. Reckert: Regarding the above case, the Westridge Sanitation District has the following comments: We received the following document from the City of Wheat Ridge via referral: • ODP dated January 2015 • Preliminary Drainage Letter dated November 25, 2014 • Geotechnical Report dated December 10, 2014 • Traffic Impact Study dated November 2014 • Phase I Environmental Site Assessment dated October 7, 2014 • Phase II Environmental Site Assessment dated December 3, 2014 We have the following comments and concerns based upon a review of the above documents and a visit to the site: 1. WSD has the ability and apparent capacity to serve this property from West 38`h Avenue. This is subject to compliance with all applicable District Rules and Regulations and subject to availability of downstream capacity at the time of actual formal application for sewer connection permit. If it is determined our collection system cannot handle the flows, line upsizing may be required at the expense of the developer. 2. No information on proposed sewer line location(s), water demands or fixture counts has been provided and we will reserve comments on those items as they become available. 3. No sewer line plans or details were provided and we will reserve comments on those items as they become available. 4. The site layout in the ODP verses the layout in the Geotechnical and Drainage Report appears quite different. Please clarify. 5. This project will probably require a "Main Line Service Extension Agreement", sewer easement and a main line extended into this property to serve the two proposed units. 6. The main line extension will need to extend from the north side of the existing manhole in West 381h Avenue adjacent to the proposed access off of West 38`h Avenue that was recently installed as a part of the Sprouts development on the south side of West 38`h Avenue. 7. Depending upon the final type of building occupancy and usage grease traps may be required. 8. The Developer may need to enter into a reimbursement agreement with the District to cover all cost associated with plan reviews and required system evaluations. Thank you. Kim Dahlin Office Manager Westridge Sanitation District Phone 303-424-9467 / Fax 303-424-2628 kdahlin(a)westridgesan.comcastbiz.net City of W heat �dge PUBLIC WORKS Memorandum TO: Meredith Reckert, Senior Planner FROM: Dave Brossman, Development Review Engineer DATE: February 2, 2015 SUBJECT: WZ-15-01 /Evergreen Deveo — TIS, PDR, ODP Review # 1 I have completed my first review of the three above-mentioned documents for the request to approve a zone change from R-1 to PCD on property located at 3865 Kipling Street, received on January 22, 2015, and I have the following comments: Outline Development Plan: 1. The Legal Description contains two parcels and numerous exceptions to parcel one that make it difficult to check for fit and closure. The boundary of this site will need to be surveyed as indicated in the Surveyor's Certification block and also per the City's Municipal Code of Laws (for a lot line adjustment plat). As such, the surveyor needs to include a "more particularly described" metes and bounds at the end of the current legal to describe the boundary, and include a tie to the section as required by Sec. 410 of the Code. 2. The W. 38`h Avenue entrance must be combined with the dentist's to the west, creating a shared access that will be aligned with the entrance to the shopping center on the south side of the road. The existing entrance to the dentist office must be closed and the construction completed with this project. Preliminary Drainage Letter: 1. While the Preliminary Drainage Plan included with this submittal does not match the site plan from the ODP, the Preliminary Drainage Letter still adequately discusses the drainage for this site for the rezoning request. 2. Public Works has no comments at this time; all technical comments will be reserved for the Final Drainage Report. Traffic Impact Study 1. Mark Westberg, P.E. will be providing comments pertaining to the Traffic Impact Study under separate cover. Bergreenllevco_3865 Kipling_Review-I.Itr.docx OUTLINE DEVELOPMENT PLAN Galloway oway seas IPUIII sraEEr D W 4 co L) 1 x O m 90 �m m 22mOr n O Z J oom�\ C m t Zyo0�r^m �om� r m m � O m Z zz-0 =r -D D m C. O O -n C C) m G) M Om r o„ O m m m Z ^�� 1p 1 Qua IN-HgI'M gaM n AF� 5 �R�y Z p agAnBda=i gp$�oag'"FCi O NRRR�9 jgg (^Fi i9-3ki $r .�� $Q7H°' �jO ` �ap mm� yy4�x p{.�A� a'Fj p N;& a M I � � IN u m { - < m Q�^� F�9_• b A I OUTLINE DEVELOPMENT PLAN Galloway oway seas IPUIII sraEEr D W 4 co L) 1 x O m 90 �m m 22mOr n O Z J oom�\ C m t Zyo0�r^m �om� r m m � O m Z zz-0 =r -D D m C. O O -n C C) m G) M Om r o„ O m m m Z ^�� 1p 1 Qua IN-HgI'M gaM n AF� 5 �R�y Z p agAnBda=i gp$�oag'"FCi O NRRR�9 jgg (^Fi i9-3ki $r .�� $Q7H°' �jO ` O v 4 � a yy4�x p{.�A� a'Fj OUTLINE DEVELOPMENT PLAN Galloway oway seas IPUIII sraEEr D W 4 co L) 1 x O m 90 �m m 22mOr n O Z J oom�\ C m t Zyo0�r^m �om� r m m � O m Z zz-0 =r -D D m C. O O -n C C) m G) M Om r o„ O m m m Z NM OUTLINE DEVELOPMENT PLAN Galloway oway seas IPUIII sraEEr D W 4 co L) 1 x O m 90 �m m 22mOr n O Z J oom�\ C m t Zyo0�r^m �om� r m m � O m Z zz-0 =r -D D m C. O O -n C C) m G) M Om r o„ O m m m Z - - Cityof " W hat �idgc PUBLIC WORKS Memorandum TO: Meredith Reckert, AICP, Senior Planner FROM: Mark Westberg, PE, CFM, Project Supervisor DATE: February 4, 2015 SUBJECT: WZ-15-01/Evergreen Devco, Traffic Impact Study — Review #1 I have completed my review of the Traffic Impact Study dated November 2014 for the proposed development at the northwest corner of 38th Avenue and Kipling Street. I have the following comments regarding this submittal: 1. Study Area Boundaries a. The local street at the intersection north of 38th Avenue is 39th Avenue, not Kline Street. This needs to be changed throughout the TIS. 2. Development Site Description a. The sizes of the pharmacy, 18,000 sf, and restaurant, 8,700 sf, do not match the sizes shown on Fifure 2, 17,185 sf and 2,812 sf. b. Access C onto 39t is stated to be a full movement; however, in Figure 2 and in the calculations, it appears to be a % movement access. c. The site plan shown in Figure 2 does not match the ODP that was submitted. The building sizes shown on the ODP are 2,500 sf and 3,669 sf. In addition, the use of the northern building is shown as a medical building instead of a pharmacy. 3. Existing and Committed Surface Transportation Network a. Along Kipling Street, a 6' wide sidewalk and 6' wide amenity zone will be required. A ROW dedication of around 3' will be necessary. b. Along 38th Avenue, a 6' wide sidewalk and 6' wide amenity zone will be required. A ROW dedication of 4' will be necessary. 4. Vehicle Trip Generation a. The sizes of the pharmacy and restaurant may need to be revised pending resolution of comments 2.a. and 2.b. above. 5. Adjustments to Vehicle Trip Generation Rates a. The study does not have any reductions for pass -by trips or internal capture. It assumes that all of the proposed uses generate new trips to the site with none of the trips being shared. This is a very conservative, but acceptable, approach. 6. Figure 3 — Existing Traffic a. The NB Kipling volumes at 391h in both the AM and PM do not match those shown in Appendix A — Traffic Count Data. Evergreen Devco February 4, 2015 Page 2 7. Peak Hour Intersection Levels of Service a. It seems unusual that the LOS for the EB right at Access B is better in the AM when the queues for the SB thru movement on Kipling are much worse in the AM. b. Both movements shown for Access C will likely not function with an LOS A for either 2016 or 2034. The queue lengths for the EB left at 391h & Kipling exceed the storage capacity of the EB lanes. For this reason, the WB left will not be allowed. In addition, with the current configuration of the access, a NB right will also not be allowed. Appendix A — Traffic Count Data 8. Kipling & 39`h a. It appears that the AM peak hour for Kipling thru starts at 7:15 am. This time period also has higher counts on EB 39` . So, use this as the peak hour for the analysis. In addition, since the peak hour for EB 39`h starts at 8:00 am, that peak hour should also be analyzed. b. Since PM peak hour for EB 391h starts at 5:00 pm, that peak hour should also be analyzed. 9. Kipling & 38`h a. Since the AM peak hour for EB 38`h starts at 7:15 am, that peak hour should also be analyzed. Appendix C — Caracity Worksheets 10. Kipling & 39` Existing — AM and PM a. The NB Kipling volumes do not match those shown in Appendix A — Traffic Count Data, but do match those shown on Figure 3. 11. Kipling & 39`h Total — 2016 - PM a. All of the volumes associated with 391h do not match those shown on Figure 7. It appears that the background volumes were used instead of the total volumes. 12. Access C & 39`h Total — 2016 - PM a. All of the volumes do not match those shown on Figure 7. It appears that the AM volumes were used instead of the PM volumes. 13. Kipling & 39`h Total — 2034 - AM a. The EB 391h volumes do not match those shown on Figure 8. It appears that the background volumes were used instead of the total volumes. XcelEnergysm PUBLIC SERVICE COMPANY February 2, 2015 City of Wheat Ridge Community Development 7500 West 29th Avenue Wheat Ridge, CO 80033 Attn: Meredith Reckert Re: Evergreen Devco Rezone, Case # WZ-15-01 Right of Way & Permits 1123 West 3i' Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile. 303. 571.3660 donna.1.george@xcelenergy.com Public Service Company of Colorado (PSCo) has reviewed the request for the Evergreen Devco Rezone. Please be advised that PSCo has existing overhead electric distribution facilities within the areas indicated in this proposed rezone. Public Service Company has no objection to this proposed rezone, contingent upon Public Service Company of Colorado's ability to maintain all existing rights and this amendment should not hinder our ability for future expansion, including all present and any future accommodations for natural gas transmission and electric transmission related facilities. The property owner/developer/contractor must contact the Builder's Call Line at 1-800- 628-2121 and complete the application process for any new gas or electric service, or modification to existing facilities. It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. The developer must contact Frank Grady, Right -of -Way Agent at 303-425-3874 for any easement issues. Additional easements may need to be acquired by separate document. If you have any questions about this referral response, please contact me at (303) 571- 3306. Donna George Contract Right of Way Referral Processor Public Service Company of Colorado Meredith Reckert From: George, Donna L <Donna.L.George@xcelenergy.com> Sent: Monday, February 02, 2015 12:35 PM To: Meredith Reckert Subject: RE: Evergreen Devco Rezone, Case # WZ-15-01 - question Hi Meredith, There was a note ("TC13") on the survey indicating PSCo had some overhead electric lines and guy wires that were apparently out of easement. I just heard from the Right -of -Way Agent, Frank Grady, who indicated that while we may not have a specific easement there, we do have prescriptive rights. Some research may need to be done on this and he said they can contact Frank for that, if necessary. Do you want me to re -do my letter, or can you just pass this information along to the client? Thank you, Donna George Xcel Energy I Responsible By Nature Contract Right -of -Way Referral Processor I Right of Way and Permits 1123 West 3rd Avenue, Denver, CO 80223 P: 303-571-3306 1 F: 303-571-3660 From: George, Donna L Sent: Monday, February 02, 2015 11:49 AM To: 'Meredith Reckert' Subject: Evergreen Devco Rezone, Case # WZ-15-01 City of ]��Wh6atp, dge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 February 4, 2015 Andy Call Evergreen Development Services Investments 2390 East Camelback Road, Suite 410 Phoenix, Arizona 85016 Dear Mr. Call: This letter is in regard to the first submittal for approval of a zone change and Outline Development Plan for property located at 3865 Kipling Street. The application has been reviewed and the following are comments regarding the initial submittal. SHEET ONE 1. Modify the title so it beings with a word, not an abbreviation. The title must be unique to the Jefferson County Recorder's Office. 2. In the legal descriptions in both the title and the text, there are symbols which appear to be incorrect and should be changed to standard survey language. 3. For recording purposes, convert the vicinity map to a black and white line drawing. 4. Designate the surveyor of record who will be signing and stamping the document. 5. In the Owner's Certificate, insert a signature line and designate who will be signing the document. 6. All certificate and approval dates should be changed from 2014 to 2015. 7. The Character of Development Statement needs to be rewritten to more accurately describe the project. It indicates that the property is comprised of a single parcel, when it is really two parcels. 8. The Character of Development statement does not match the size of the building represented on the ODP sketch plan, the traffic study and the drainage report. All of these documents need to be consistent. 9. In the Character of Development statement, add discussion about the first development site (restaurant). Also refer to the building locations as development pads. 10. In the Character of Development statement, it indicates that access from West 38th Avenue will be along the eastern property line adjacent to the gas station. This is incorrect. Instead, add discussion about the 38th Avenue access aligning with the existing drive to the south to the Kipling Ridge project. 11. The Character of Development statement may have to be modified regarding the use of the access to 39th Avenue to the north. Staff does not support this access point. 12. In the Character of Development statement, address architectural materials, themes and building features. 13. Remove the Notice to Contractor notes in the right corner side of the sheet. 14. Remove the narrative from the Case History box and reference only the case numbers: SUP -76-1, SUP -88-03, MS -89-01, WZ-89-01, MS -04-02, WZ-15-01. 15. Add a list of permitted land uses. It may be prudent to reference the uses permitted in the C-1 zoning regulations which allows office, service, restaurant and retail. Specify that ancillary drive throughs are allowed for restaurant and retail uses. Also, if there are specific uses that you don't want to allow, they could be listed as well. Attached is the City's commercial use chart containing the permitted C-1 uses. 16. Add a site data table with the following categories: Maximum building coverage, Minimum www.ci.wheatridge.co.us landscape coverage, Minimum perimeter setbacks or build -to lines, Maximum building height. Typically we model most commercial ODP's after the C-1 zone district regulations which requires 20% minimum landscape coverage and maximum height of 50'. The 0' to 20' build -to line in the Contemporary overlay is SHEET TWO 1. The title of this sheet should match the front page. 2. Add adjacent zonings to the north and west. See redmarks. 3. Identify Lena Gulch. 4. Remove the existing lot line. 5. Access to West 39`h Place is questionable under the current conditions. 6. Add a pedestrian connection from the north portion of the site to the sidewalk along West 39`h Place. 7. Staff is requiring joint access from the subject site to the dentist office to the west. The curb on the property to the west should be closed. 8. Specify the use of the northern building. Is it a medical office or retail sales? 9. On the restaurant pad, designate it as "Quick Service Restaurant", not "QSR". 10. It is unclear from the drawing how the drive through on the northern building is intended to function. Please clarify. 11. The ODP sketch plan does not match the size of the building represented in the Character of Development statement on page 1, the traffic study and the drainage report. All of these documents need to be consistent. 12. Remove the Notice to Contractor notes in the right corner side of the sheet. 13. Add a legend designating the patterns on the drawing. The following are referral responses from outside agencies. Wheat Ridge Fire Protection District: See attached memo letter from Kelly Brooks dated February 6, 2015. Consolidated Mutual Water District: See attached letter from Andy Rogers dated January 22, 2015. Westridge Sanitation District: See attached email from Kim Dahlin dated February 02, 2015. Wheat Ridge Public Works: See attached comments from Dave Brossman dated February 2, 2015 and memo from Mark Westberg dated February 4, 2015. Xcel Energy: See attached letter from Donna George dated February 2, 2015 with additional commentary by an email dated February 2, 2015 This concludes the summary of comments. Please address each of these comments by revising the drawings accordingly and submit two hard copies of the Outline Development Plan and an electronic copy with a PDF document and an AutoCAD dwg (2010 or older) including all external reference and shx files, etc. of all documents. If you have any questions or need further clarification, do not hesitate to contact ine at 303-235-2848. 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" City of Wheat�idge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29°i Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 Sec. 26-204. Zone district use schedule. A. The following schedule of permitted and special uses allowed within the various zone districts is hereby adopted and declared to be a part of this Code and may be amended in the same manner as any other part of this Code. In each zoning district, any uses not expressly permitted (P) or allowed as a special use (S), or as an accessory use (S) shall be deemed to be excluded. The director of community development shall render the final administrative decision concerning the scope, application and meaning of the terms in this section. B. The director of community development has authority to determine that a use not specifically listed as permitted, allowed as a special use or an accessory use should be so permitted or allowed on the basis of its being similar to a listed use, compatible in character and impact with other uses in the zone district, consistent with the intent of the district, and which would not be objectionable to nearby property by reason of odor, dust, fumes, gas, noise, radiation, heat, glare, vibration, traffic generation, parking needs, outdoor storage or use, or is not hazardous to the health and safety of surrounding areas through danger of fire or explosion. The director's decision may be appealed to the board of adjustment. C. Upon application or on its own initiative, the city council may by ordinance add to the uses listed for a zone district, conforming to the conditions set forth in the following special findings: 1. Such use is appropriate to the general physical and environmental character of the district to which it is proposed to be added, and 2. Such use does not create any more hazard to or alteration of the natural environment than the minimum amount normally resulting from the other uses permitted in the district to which it is added, and 3. Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare, or other objectionable influences or more traffic hazards than the minimum amount normally resulting from the other uses permitted in the district to which it is proposed to be added, and 4. Such use is compatible with the uses existing and permitted in the district to which it is proposed to be added at the time of adoption. Table of Uses --Commercial and Industrial Districts Uses Notes NC RC C-1 C-2 !-E Adult entertainment establishments In accordance with Wheat Ridge Code of Laws, Chapter 3 P P P Ambulance services P P P P Amusement parks S P P Animal veterinary hospitals and clinics With outside runs; no cremation p P Animal veterinary hospitals or clinics Where there are no outside pens or S runs for dogs; no cremation P P P P In NC & RC Districts Provided that no Antique stores more than 200 square feet of building S P P p p area shall be allocated to repair Apparel and accessory stores See Footnote 1 S P P P P Appliance stores and incidental service and repair P p p Art galleries or studios See Footnote 1 p p P P P Assembly halls and convention facilities P P P Uses Notes NC RC C- CC -2 !-E Auction houses S P P Auto service, repair and maintenance See § 26-631 p p p shops, minor Auto service, repair and maintenance See § 26-631 S p p shops. major Automobile and light-duty truck sales and See § 26-628 S S S rental Automotive parts and supplies sales P P P Bail bonds businesses See Footnote 2 See § 26-634 for P P distance requirements Bakeries, retail See Footnote 1 S P P P P Banks. loan and finance offices See § 26-633 P P P P P Bed and breakfast homes Subject to requirements set forth in § P P P P P 26-608. Bicycle stores See Footnote 1 S P P P P Blueprinting, photostatic copying and EXCLUDING: Large printing, publishing other similar reproduction services and/or book binding establishments S P P P P See Footnote 1 Boat, recreational vehicle and trailer See § 26-628 S S S sales, rentals and service Body art establishments S S S P Book stores, stationery and card stores See Footnote 1 S P P P P Building or landscape contractor's service shop and storage yard incidental See § 26-629 S P P to an office/showroom principal use. Business machine or computer stores See Footnote 1 S P P P P Butcher shops and food lockers EXCLUDING: Food processing P P P Cabinet and woodworking shops S Camera and photographic service and See Footnote 1 S P P P P supply stores Candy, nut and confectionery stores See Footnote 1 S P P P P Caretaker residence Only one (1) unit for caretaker or P P P P m manager Carpet cleaning and fumigating S Car wash, automatic S P P Car wash, coin operated S P P Caterers p p p Day care center, large p p p Day care center, small P P P Uses Notes NC RC C-1 C-2 I -E C-1, C-2 & I INCLUDE Residential Clinics and offices for the counseling and facilities. S P P P P treatment of psychological, social.. marital, developmental or similar NC & RC EXCLUDES: Residential conditions, excluding substance abuse facilities clinics ALL districts INCLUDE Counseling and treatment for alcoholism Cold storage plant P P Commercial machine shops S P P e.g.: YMCA's, YWCA's, churches, Community buildings libraries, parks, museums, aquariums P P and art galleries. P P P Construction and heavy equipment sales, service, rental and storage See § 26-629 P P Contractor's plant (including but not limited to concrete plant, asphalt plant, brick plant, or lumber mill) S Contractor's storage yard (outdoor storage yard with no main building) See § 26 629 P Dairy products stores See Footnote 1 S P P p p Day care center and preschools, large P P P Day care center and preschools, small P P P Department or variety stores P P P Drug stores P P P Eating establishments, drive through S S S S S Eating establishments, sit down S P P p p Electric transmission and public utility substations S S S S S Energy production, renewable S Equipment rental Subject to § 26-628, in RC District: agencies Outside storage and display prohibited P P P P Exterminators P P p p Farm equipment sales, service and storage See § 26-628 and § 26-631 P P Farmers' Markets Submittal to Community Development Department required. See § 26-635 P P P P P Floral shops See Footnote 1 S P P P P Furniture stores P P P Garden supply stores See Footnote 1 S P P p p Gift, novelty or souvenir stores See Footnote 1 S P P P P Uses Notes NC RC C-1 C-2 I -E INCLUDES Private clubs, restaurants and lounges, driving ranges, and those Golf courses uses commonly accepted as accessory P P P thereto when located on the same premises Governmental and quasi -governmental buildings and offices, fire stations or No outside storage P P P P P public utility buildings Governmental and quasi -governmental buildings and offices. fire stations or Outside Storage S S S P P public utility buildings Greenhouses and landscape nurseries, See § 26-624 S S P P P retail Greenhouses and landscape nurseries. See § 26-624 S P P wholesale Grocery or convenience stores, no gas See Footnote 1 P P P P P pumps Grocery stores which may include no more than 1 gasoline service island with See Footnote 1 S S S P P no more than 2 dispensing pumps Hair, nail and cosmetic services P P P P P Hardware stores See Footnote 1 S P P P P Hobby and craft stores See Footnote 1 S P P P P Home furnishing stores P P P Home improvements P P P supply stores Hotels or motels for There shall be 1,000 square feet of transient occupancy gross lot area for each unit S S S Ice plants P P Indoor amusement and recreational e.g.: Roller rinks, bowling alleys, arcades enterprises and similar uses p P P Indoor flea markets PROHIBITED Outdoor flea markets P P P Interior decorating shops S P P P P Itinerant sales See § 26-630 S S S Jewelry stores See Footnote 1 S P P P P Kennels S Laundry and dry cleaning shops S S P P P Laundry and dry cleaning pick up P P P P P stations Leather goods and luggage stores P P P Linen supply P P P Uses Notes NC RC C-1 C-2 Liquor stores P P qI-E Locksmith shops P P P P Unenclosed storage of any materials Lumber yards and building supply stores shall be screened from view from adjacent properties and streets — see § P P P 26-629 PROVIDED: Approval of such Manufacture of vaccines, serums and manufacture is received from the state toxins department of health and the county T_ S health department Manufacturing, processing. assembly, or See § 26-631 and § 26-123, definitions light industrial operations P P Manufacturing. heavy S Massage parlor P Massage therapist See Chapter 11, Article 10 Code of Laws P for additional restrictions P P P P Massage therapy center See Chapter 11, Article 10 Code of Laws P for additional restriction P P P P Meat, poultry or seafood stores See Footnote 1 S P P P P Medical and dental offices, clinics or Pharmacies and optical stores are laboratories, excluding substance abuse accessory P P P P P clinics use Medical marijuana centers P P Medical marijuana -infused products manufacturers P Mini -warehouses for inside storage P P Mole or modular homes or building See § 26-628 sales S S Mortuaries and crematories S S S Motor fueling stations S P P Motorcycle sales and service See § 26-628 P P P Music stores See Footnote 1 S P P P P Newsstands For the sale of newspapers, magazines, etc. P P P P P Office supply stores See Footnote 1 S P P P P Offices. General administrative, business and professional offices P P P P P Optical stores See Footnote 1 S P P P P Optional premises cultivation operation P P Outdoor amusement facilities S P P Uses Notes NC RC C-1 C-2 I -E Paint and wallpaper stores See Footnote 1 P P P P Parking of automobiles of clients, patients or patrons of adjacent Subject to § 26-501 CA P P P P P commercial or nonresidential uses Parking of not more than 3 commercial See § 26-619, § 26-123, definitions S S S truck -tractors and/or semi -trailers When in conformance with the parking design standards set forth in § 26-501 It is not intended that such parking limitations shall apply to pickup and delivery trucks normally associated with business operations Pawn shops S Pet stores See Footnote 1 S P P P P Pharmacies S P P P P Picture framing shops See Footnote 1 S P P P P Printing, engraving and other related production processes S Private clubs, social clubs, bingo parlors and similar uses P P P Produce Stands See § 26-636 P P P P P Psychic advisors and similar uses S S S P Recycling center or recycling collection station S S S Recycling plant S Research laboratories, offices and other facilities for research P P Residential group and nursing homes and congregate care facilities for 8 or P P P P P fewer elderly persons Residential group and nursing homes and congregate care facilities for 9 or S S S more elderly persons Residential group home for children S S S Such residential uses may be extended, Residential uses in existence on 3/11/97 enlarged, and/or reconstructed so long P as no additional dwelling units are P P P P created Residential uses in See § 26-626 P P P P P commercial zones Retail marijuana cultivation facility P P Retail marijuana products manufacturers P Retail marijuana stores P p Retail marijuana testing facility P P i uuduw siuies See Footnote 1 Uses Notes NC RC C-1 C-2 I -E Rooming and boardinghouses S S P P P RV, boat, trailer and travel trailer storage See § 26-628 P P Sales, repair.. rental and servicing of any commodity that the manufacture, fabrication, processing or sale of which is P P permitted in the district Schools for industrial or business training, including vocational trade or Conducted entirely within an enclosed professional schools, and colleges and building P P P universities Must complete site plan review process Schools; public (kindergarten through per § 26-111 twelfth grade) INCLUDES: those uses commonly P P P p P accepted as necessary thereto when located on the same premises Schools, private (kindergarten through INCLUDES: Those uses commonly twelfth grade) accepted as necessary thereto when S S S P P located on the same premises Schools; colleges and universities with INCLUDES: Those uses commonly outdoor campus accepted as necessary thereto when S S S P P located on the same premises Shoe repair shops P P P P P Shoe stores See Footnote 1 S P P P P Shops for custom work or for making articles, materials or commodities to be See § 26-631, § 26-632 P sold at retail on the premises P Social club In accordance with Wheat Ridge Code of Laws, Chapter 11, Article XI P P P Sporting goods stores See Footnote 1 S P P P P Stone cutting or polishing works P P Studio for professional work or teaching of fine arts, photography, music, drama P P P P or dance P Substance abuse clinics S S P Tailor, dressmaking or clothing alteration shops P P P P P Taverns, night clubs, lounges, private clubs and bars P P P Television, radio, small appliance repair See Footnote 1 and service shops S P P P P Temporary Christmas tree, produce and See § 26-627 bedding plant sales lots P P P P Theatres. indoor P P P i uuduw siuies See Footnote 1 Uses Notes NC RC C-1 C-2 I -E Tow service with temporary storage yard Temporary storage means the storage of Produce Stands See § 26-636 Residential uses in commercial zones See § 26-626 Outside storage or display vehicles that have been towed, carried.. or Urban Gardens See § 26-637 hauled for impoundment and shall not include the permanent storage of S operable or inoperative automobiles, the storage of automobile parts, or the repair or recycling of automobiles. Toy stores See Footnote 1 S P P P P Transit station, public or private S S S Upholstery shops P P P Urban Gardens See § 26-637 P P P P P Video rentals See Footnote 1 S P P P P Warehousing and outside storage See § 26-631 P P Warehouse/office and flex space S P P Watch and jewelry repair shops P P P P P Wholesale S P P Woodworking or carpentry shops for the making of articles for sale upon the See § 26-632 S P P premises, such as cabinets or custom furniture Footnote: 1 The amount of building space devoted to retail use is limited to 5,000 square feet in NC and RC Districts. 2 In addition to being allowed as a Permitted Principal Use in the C-2 and I zone districts, bail bonds businesses may be permitted in Planned Industrial Development districts if approved as part of an Outline Development Plan (ODP) and in conformance with the requirements of Code section 26-634. Commercial and Industrial District Accessory Uses Notes Electric transmission or other public utility lines and poles, irrigation channels, storm drainage and water supply facilities Farmers' Markets See § 26-635 Food services Primarily for the occupants of a building containing a permitted use when located within the same building Photovoltaic (PV) panels and wind turbines Produce Stands See § 26-636 Residential uses in commercial zones See § 26-626 Outside storage or display See § 26-631 Urban Gardens See § 26-637 Key P = Permitted Principal Uses S = Special Uses (Ord. No. 2001-1215, § 1, 2-26-01, Ord. No 1273, § 2, 1-13-03, Ord. No. 1274, § 2, 1-13-03; Ord No 1288.. §§ 1, 2, 5-12-03, Ord. No. 1301, §§ 2--4, 7-28-03, Ord. No 1302, §§ 4--6, 7-28-03; Ord. No 1313, § 10, 10-27-03, Ord. No. 1322, § 1, 5-10-04, Ord. No 1348, § 1, 7-11-05, Ord No 1370, § 1, 8-28-06, Ord. No 1375, §§ 1, 2, 10-24-06. Ord. No. 1387, § 2, 6-11-07, Ord. No 1413, §§ 2, 3, 6-9-08, Ord. No. 1491, 5-23-11, Ord No 1543, 10-14-13, Ord No. 1550. 6-23-14) City of Wheat i e COMMUNITY DEVELOPMEnT Sec. 26-218 Commercial -One District (C-1). A. Intent and Purpose: This district is established to provide for areas with a wide range of commercial land uses which include office, general business, and retail sales and service establishments. This district is supported by the community and/or entire region. B. Development Standards. - 1 . tandards: 1. Maximum height. Fifty (50) feet. 2. Minimum lot area. No limitation, provided that all other requirements can be met. 3. Maximum lot coverage. Eighty percent (80%), with a minimum of twenty percent (20%) of the lot being landscaped. 4. Minimum lot width. No limitations, provided that all other requirements can be met. 5. Front yard setback. Fifty (50) feet minimum, except as follows: a. Thirty (30) feet for structures on lots or portions of lots which abut a cul-de-sac bulb. b. Thirty (30) feet where the height of the building does not exceed thirty-five (35) feet, and where the front setback area is completely landscaped, exclusive of ingress/egress drives on either side of a structure. C. Structures on lots which abut Sheridan Boulevard, Wadsworth Boulevard, Kipling Street, Ward Road, north of West 44th Avenue and Youngfield Street shall be setback a minimum of fifty (50) feet. 6. Side yard setback. Based upon the specific site, adjacent land use and adjacent public streets, one (1) or more of the following requirements shall apply: a. Five (5) feet per story minimum, except a zero setback may be permitted where structures are constructed of masonry or nonflammable material and in accordance with the Uniform Building Code. b. In all cases, thirty (30) feet where adjacent to a dedicated public street. C. In addition to building setback as required by subsection (a) above, where a side yard abuts property zoned residential, or where zoned agricultural and there is a residential structure within fifteen (15) feet of the commercial property, a five -foot -per -story landscaped meeting the requirements of section 26-502(E) (Landscape Buffering for Parking Lots), shall be required. 7. Rear yard setback. Based upon specific site, adjacent land use and adjacent public streets, one (1) or more of the following shall apply: a. Ten (10) feet for a one-story building and an additional five (5) feet per each additional story thereafter. b. In all cases, any rear yard which abuts a public street shall have a minimum setback of fifteen (15) feet for all structures. C. In all cases. any rear yard which abuts a public alley shall have a minimum setback for all structures of five (5) feet from the edge of the alley. d. In addition to building setback as required by subsection (a) above, where a rear yard abuts property zoned residential, or where zoned agricultural and there is a residential structure within fifteen (15) feet of the commercial property.. a five -foot -per -story landscaped buffer meeting the requirements of section 26-502(E) (Landscape Buffering for Parking Lots), shall be required. 8. Parking requirements. See section 26-501. 9. Landscape requirements. See section 26-502. 10. Fencing requirements. See section 26-603. 11. Sign requirements. See article VII. 12. Streetscape and architectural design guidelines. See Architectural and Site Design Manual and Streetscape Design Manual, section 26-224. 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P_ i5gc=6L t•;n�P ff1 Ear tion .l'S9��a�EC is F i■•� a � t 4 � � n # = 7Q F (iN Mg City of Wheat Lidge P m IC WORKS Memorandum TO: Meredith Reckert, AICP, Senior Planner FROM: Mark Westberg, PE, CFM, Project Supervisor DATE: February 4, 2015 SUBJECT: WZ- 15-0 1 /Evergreen Devco, Traffic Impact Study — Review #1 I have completed my review of the Traffic Impact Study dated November 2014 for the proposed development at the northwest corner of 38`h Avenue and Kipling Street. I have the following comments regarding this submittal: 1. Study Area Boundaries a. The local street at the intersection north of 38`h Avenue is 391h Avenue, not Kline Street. This needs to be changed throughout the TIS. 2. Development Site Description a. The sizes of the pharmacy, 18,000 sf, and restaurant, 8,700 sf, do not match the sizes shown on FiPre 2, 17,185 sf and 2,812 sf. b. Access C onto 39` is stated to be a full movement; however, in Figure 2 and in the calculations, it appears to be a 3/ movement access. c. The site plan shown in Figure 2 does not match the ODP that was submitted. The building sizes shown on the ODP are 2,500 sf and 3,669 sf. In addition, the use of the northern building is shown as a medical building instead of a pharmacy. 3. Existing and Committed Surface Transportation Network a. Along Kipling Street, a 6' wide sidewalk and 6' wide amenity zone will be required. A ROW dedication of around 3' will be necessary. b. Along 38'h Avenue, a 6' wide sidewalk and 6' wide amenity zone will be required. A ROW dedication of 4' will be necessary. 4. Vehicle Trip Generation a. The sizes of the pharmacy and restaurant may need to be revised pending resolution of comments 2.a. and 2.b. above. 5. Adjustments to Vehicle Trip Generation Rates a. The study does not have any reductions for pass -by trips or internal capture. It assumes that all of the proposed uses generate new trips to the site with none of the trips being shared. This is a very conservative, but acceptable, approach. 6. Figure 3 — Existing Traffic a. The NB Kipling volumes at 391h in both the AM and PM do not match those shown in Appendix A — Traffic Count Data. Evergreen Devco February 4, 2015 Page 2 7. Peak Hour Intersection Levels of Service a. It seems unusual that the LOS for the EB right at Access B is better in the AM when the queues for the SB thru movement on Kipling are much worse in the AM. b. Both movements shown for Access C will likely not function with an LOS A for either 2016 or 2034. The queue lengths for the EB left at 391h & Kipling exceed the storage capacity of the EB lanes. For this reason, the WB left will not be allowed. In addition, with the current configuration of the access, a NB right will also not be allowed. Appendix A — Traffic Count Data 8. Kipling & 391h a. It appears that the AM peak hour for Kipling thru starts at 7:15 am. This time period also has higher counts on EB 39' . So, use this as the peak hour for the analysis. In addition, since the peak hour for EB 391h starts at 8:00 am, that peak hour should also be analyzed. b. Since PM peak hour for EB 39th starts at 5:00 pm, that peak hour should also be analyzed. 9. Kipling & 38th a. Since the AM peak hour for EB 38th starts at 7:15 am, that peak hour should also be analyzed. Appendix C — CaFacity Worksheets 10. Kipling & 39t Existing — AM and PM a. The NB Kipling volumes do not match those shown in Appendix A — Traffic Count Data, but do match those shown on Figure 3. 11. Kipling & 39th Total — 2016 - PM a. All of the volumes associated with 391h do not match those shown on Figure 7. It appears that the background volumes were used instead of the total volumes. 12. Access C & 39th Total — 2016 - PM a. All of the volumes do not match those shown on Figure 7. It appears that the AM volumes were used instead of the PM volumes. 13. Kipling & 39th Total — 2034 - AM a. The EB 391h volumes do not match those shown on Figure 8. It appears that the background volumes were used instead of the total volumes. . ' ` I City of W heat �id COMMUNITY DEVELOPMENT Community Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 Community Development Referral Form Date: January 21, 2015 Response Due: February 4, 2015 I ne vvneat Kiage community Development Department has received a request for approval of a zone change from Residential -One (R-1) to Planned Commercial Development (PCD) and approval of an Outline Development Plan (ODP) on property located at 3865 Kipling Street. No response from you will constitute having no objections or concerns regarding this proposal. Case Nos.: WZ-15-01 /Evergreen Devco Requests: Approval of a zone change from R-1 to PCD on property located at 3865 Kipling Street. The property is 2.2 acres in size and the intent of the zone change is to establish zoning and design parameters for future development of a restaurant and retail space, both with drive-through facilities. The ODP document accompanies the zone change request and establishes the general character of the development. This includes permitted land uses, interior circulation and site development standards. Prior to construction, a Specific Development Plan (SDP) and subdivision plat will be required to be processed. The SDP document is intended to serve as more of a development document and includes additional site information and building elevations. The plat will subdivide the parcel into individual lots and prepare the property for development. 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 �11CTTI ITI/1\1. Wheat Ridge Fire District Consolidated Mutual Water District Westridge Sanitation District Xcel Energy CenturyLink Comcast CDOT Wheat Ridge Public Works Wheat Ridge Parks Department Wheat Ridge Building Division Wheat Ridge Police Department Renewal Wheat Ridge "The Carnation Cit)- " Vicinity Map Site "The Carnation City" TRAFFIC IMPACT STUDY For NWC 38th Avenue & Kipling Street Development Wheat Ridge, Colorado November 2014 Prepared for: Evergreen 1873 S. 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The intent is to conceptually demonstrate that provisions for handling stormwater runoff from a future commercial development thereon can be accomplished in accordance with the City of Wheat Ridge — Site Drainage Requirements (SDR). Except for an existing single family residence the site is currently vacant land; intended improvements will therefore be classified as Major New Development within those requirements. The site is situated in the Southeast 1/4, Section 21, Township 3 South, Range 69 West, of the 6 1 Principal Meridian. Further located relative to Kipling and 38`h as indicated above it does not, however, encompass the hard corner. An existing Circle K / Shell convenience and fueling store occupies that 215' by 150' parcel. The subject property wraps around the Circle K lot and has frontage on both Kipling, to the east, and 38 1h Avenue, to the south. To the west the property lies adjacent to ProSmile — Wheat Ridge Dentist and to the northwest lies adjacent to the Lena Gulch drainageway. Various other commercial developments exist across the public rights-of-way to the south, east, and southeast. Topography for the existing site decreases in elevation from the Kipling and 38`h Avenue rights-of-way to Lena Gulch at average grades of 3.2 to 3.5 percent. Excess rainfall runoff from the parcel generally sheet flows to the northwest and into Lena Gulch. Areas north and east of the existing residence, however, dip slightly toward Kline Street or Kipling Street, respectively, and contribute runoff to Lena Gulch through curb inlets at the southwest corner of that intersection. The Circle K site contributes runoff directly to the Kipling or 38`h Avenue rights of way through curb chases at the northeast and southwest corner of that property, respectively, and does not impact the proposed parcel. Development of the site under the proposed PCD zoning is likely to include uses such as a quick serve restaurant, a drugstore, or other retail establishments copasetic with other existing uses at this intersection. General topography of the future development is not expected to deviate significantly from the existing condition with the exception of Galloway & Company, Inc • 303.770.8884 • 5300 DTC Parkway, Suite 100, Greenwood Village, CO 80111 • www.gallowayUS.Com David Brossman, PLS City of Wheat Ridge November 25, 2014 reducing those areas directly contributing to the Kipling or Kline Street rights of way. Paving, curb and gutter, and, if necessary, storm piping will collect excess runoff from the site and convey it to landscape areas maintained along the north-northwest property line and into a storm water quality facility that will be constructed on-site in those spaces. The proximity of the site to the Lena Gulch drainage way, coupled with the expectation that final time of concentration will be less than 10 minutes in duration, full detention mitigation is not an anticipated requirement per the provisions of the "Developments Adjacent to Major Drainageways" section of the SDR. The proposed permanent BMP will be required to provide 100 percent of the calculated water quality capture volume. Discharge from the site, be it the draw -down of the water quality facility or that of storms generating runoff in excess of that facilities capacity, will be conveyed to Lena Gulch through a discharge pipe capable of containing the fully anticipated 100 -year event release rate. The discharge point will be appropriately armored to protect from causing scour or embankment erosion within the gulch. A conceptual drainage plan attached to this letter demonstrates the general concepts expected to be applicable to this parcel upon development. Upon preparation of a specific site development plan for the subject parcel a Final Drainage Report is required. That report will demonstrate, in detail, all stormwater facilities analysis and design compliant with the City of Wheat Ridge — Site Drainage Requirements for the proposed improvements. The acceptance of this Preliminary Drainage Letter in no way provides future developers of the site relief from any of the specific provisions of the SDR without the explicit consent of the City of Wheat Ridge. Thank you for taking the time to review the enclosed materials. If you have any additional questions or concerns, please, do not hesitate to call. Sincerely, , ,'•,'';` ; . Galloway L : G 32415 Joel D. Tompkins, PE, CPESC Civil Engineer III joeltompkins@gallowayUS.com Attachment: Drainage Plan cc: Andy Call, Evergreen DevCo, Inc. EVR jdt Prelim Drainage Ltr 2014-11-25.docx Galloway & Company, Inc.* 303.770.8884 • 5300 DTC Parkway, Suite 100, Greenwood Village, C080111 - www.gallowayUS.com N f KUNE 10 -� 40 so SCALL 1'=80' PHARMACY LENN ' 1 ovrFALL ro - •'; ' % PROPOSED ' LENA GULCH hyo \� ; PARCEL L� 2.284 AC- • - ' ' WATER QUALITY -- -- "- - - - FACILITY----------- i 1 - 1h) SP �I QSR 2,811 SF / 1 5390" -_ _ —,_ --------- LEGEND, WTH AVE —i RUNOFF DIRECTION PRELIMINARY DRAINAGE PLAN s; G N WC 38tAVE.a OWa h & K I P L I N G ST. Planning. Architecture. Eng'neering. Y WHEAT RIDGE, COLORADO GreeDTCParkway, 5uto100 reernvood Village, 0080111 PREPARED FOR Wa:no:3s36 EVERGREEN DEVCO, INC. """"ga"0weyus.0Dm Ozoie Garowar a C�Any. Irc nl rapna RotbNb Project No: — Designed By: JDT Date: 11/25/2014PRELIMINARY DRAINAGE Sheet Scale: 1 "=80' Drawn By: RDG Disk File: — PLAN DIANA RINCK SUMMARY OF QUALIFICATIONS 10220 N. 12TH PL., UNIT 1 Experienced development project manager with extensive experience in various professional fields. PHOENIX, AZ 85020 Detail oriented and able to multi -task in a fast -paced environment. Excel under pressure, highly 602.228.7150 organized and a fast learner of new responsibilities. diana(@bungalowonthebeach.com EXPERIENCE ARMSTRONG DEVELOPMENT PROPERTIES, INC. MARCH 2003 TO PRESENT PHOENIX, AZ PROJECT MANAGER — ENTITLEMENTS MARCH 2003 -SEPTEMBER 2009, SEPTEMBER 2013 TO PRESENT Manage all phases of land entitlements for national retail client including zoning, site plan, design, variance and all permit approvals Communicate with construction project managers regarding scope of work, construction budgets, architecture and engineering issues, city matters, permit amendments and development agreements Review submittals, site plans, timelines, due diligence reports and budgets for accuracy Review and assist in preparation of all pre -application and city planning submittals with zoning attorney, architects and engineers Key contact for all planning and project meetings with city staff, public hearings and neighborhood meetings Responsible for tracking project related milestones to ensure critical dates are met while informing team members of changes Manage costs to ensure projects are on budget Manage architectural and engineering firms, zoning attorneys and other project consultants by conducting weekly project update meetings Prepare monthly status reports for clients Responsible for working with client project managers to obtain all client approvals of entitlement related matters DIRECTOR OF LEASING AND LAND DEVELOPMENT SEPTEMBER 2009 -PRESENT Manage all phases of land development including land acquisition, budget preparation, marketing, site planning and land asset sales Research, evaluate and identify retailers as users for lease and land sale opportunities Manage broker relationships to drive market needs for lease and retail space Negotiate letters of intent, purchase agreements and retail/office space leases Manage construction document preparation, permitting and construction of tenant improvements PINNACLE CONSTRUCTION OF AUSTIN, INC. FEBRUARY 1998 - JANUARY 2003 AUSTIN, TEXAS OFFICE MANAGER OFFICE ADMINISTRATION Provided administrative support to vice president of operations, project managers and field superintendents Developed and maintained professional relationships with clients to ensure customer satisfaction MARKETING Developed concept and design of all marketing materials including brochures, business cards and flyers Prepared and maintained client development and marketing database FINANCIAL ADMINISTRATION Prepared spreadsheets of monthly and yearly operation expenses and processed various company tax returns • Managed accounts payables, receivables and payroll HUMAN RESOURCES Managed confidential personnel records, group health insurance and company retirement plan Personnel management and job training for administrative assistants EXECUTIVE ASSISTANT Provided administrative support to president by maintaining president's schedule, arranging travel accommodations and processing incoming correspondence and calls. Arranged meetings or conferences with clients, architects and subcontractors EDUCATION INTERNATIONAL ACADEMY OF DESIGN AND TECHNOLOGY (FORMERLY INTERNATIONAL ACADEMY OF MERCHANDISING AND DESIGN) CHICAGO, IL BACHELOR OF FINE ARTS — INTERIOR DESIGN, JUNE 1997 REFERENCES Available upon request O E z u VIDNITY MAP I'.10DO' LOT I AWAT R RECA'EA70V IY C-1 A• R -f +D.oUnLm REBAXEASELIENT PNDR W/ . fl / ALU1I CAP , is �z66D6/ FL 1♦ N r � � FEMA 100 HEAR OOD LAWISI 2GT£ A . AND. 15 RP.BAR W/ ALUM GIP Ls /16606/16606 -FINAL WHEAT RIDGE DENTAL GROUP SUBDIVISION A PORTION OF SOUTHEAST QUARTER SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST, OF THE 6TH PRINCIPAL MERIDIAN CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO.' SHEET 1 OF 1 30 15 30 ^0 SCALE 1'= 30' r_-- ,.� NIfR I __ UNPLA71E0 0 r CY MHEA7 R/OQ , ROARRIED-T 1"76775 , ND CAP - - _ � L� ' RESAR 711 DoOJ w N18• b6 1 ? ' N78 • TRACT B c 252 t- i 10,958 SNF,/ ^To pD 1.4 �i5'� NOWT J7,74rAl) Q.0s I DRAINAGE EASEMENT iNTT�O'9�9 AVE GS � 77iVF4.41h i W. 4ktl AK. Q • CREEK � CLEAR 4i M. J-1/!' GIP W. N AVE. W I • A W. 11 L AVE, SE CZR SEG 11 I'A R69w, 67H P.M. SIDSI LOT 1 1.300 DRAINAGE I 2�5 • �. nI^ EASEMENT R-1 1� T` BY THIS PLAT FAD /5 REBAR W/ PUBLIC STREETS, AND AROUND THE PERMETER OF EACH LOT IN THE SU6OVISION OR PLATTED AREA INCLUDING ,_ALW CAP G E4 w. m A I 6.28' _ N89" '43'E 75.00 � L9.r2,43W I 7219'04 75.0' SITE 0 0 W. 380 A GULCH W. 3661 ie J IV w PL r VIDNITY MAP I'.10DO' LOT I AWAT R RECA'EA70V IY C-1 A• R -f +D.oUnLm REBAXEASELIENT PNDR W/ . fl / ALU1I CAP , is �z66D6/ FL 1♦ N r � � FEMA 100 HEAR OOD LAWISI 2GT£ A . AND. 15 RP.BAR W/ ALUM GIP Ls /16606/16606 -FINAL WHEAT RIDGE DENTAL GROUP SUBDIVISION A PORTION OF SOUTHEAST QUARTER SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST, OF THE 6TH PRINCIPAL MERIDIAN CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO.' SHEET 1 OF 1 30 15 30 ^0 SCALE 1'= 30' r_-- ,.� NIfR I __ UNPLA71E0 0 r CY MHEA7 R/OQ , ROARRIED-T 1"76775 , ND CAP - - _ � L� ' RESAR 711 DoOJ w N18• b6 1 ? ' N78 • TRACT B c 252 t- i 10,958 SNF,/ ^To pD 1.4 �i5'� NOWT J7,74rAl) Q.0s I DRAINAGE EASEMENT iNTT�O'9�9 N73'0 CITY OF WHEAT R/06E O3� Ow`"F A.95 RECP7 161019 m ` 'T SEAT 1 Z / � NTT•OQ � � / Q � I / i � fM7. b REBAR NO w i SIVON CAP IN RANGE BOX LS ON3212 AT THE SOUTHEAST CORNEA OF SECTION 21 AND A 2-1/2- IN RANGE BOX LS j27278 AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST M. J-1/!' GIP QUARTER OF SECTION 21. LS pJ111 SE CZR SEG 11 I'A R69w, 67H P.M. SIDSI LOT 1 1.300 DRAINAGE I 2�5 • �. nI^ EASEMENT R-1 1� T` BY THIS PLAT FAD /5 REBAR W/ PUBLIC STREETS, AND AROUND THE PERMETER OF EACH LOT IN THE SU6OVISION OR PLATTED AREA INCLUDING ,_ALW CAP I / LS /1w606 I 6.28' _ N89" '43'E 75.00 � L9.r2,43W I 7219'04 75.0' .730.27' 0 0 1000' UllUTY 20.00' O EASEMENT 1 PND r, REBAR W/ 8 ALUM. CAP $ gI I 15606 N ,n6 aI CROSS -ACCESS/ 8 Q INGRESS-EGRESS EASEMENT aVPIA 210.00' UTRITY 1 RECp7 #"276,E57 2 DSI EASEMENT TRACT A 1 1500' PUBLIC TRAIL ROW IS _7L3'M' 45.E EREBY DEDICATED 70 THE CITY'�I F; OF WHEAT RIDGE BY THIS PLAT °0 0.18 ACRES 7,770 S.F. w ALU�-------�---_ J F7WD. /Lf REBAR / 4l CAP S1/4 CCR. SCC 11 TJS, R69W, 6 I P.M. S8471lJ N• 25421J' SO17N LTM CY TAE" SE1/I 5£G 21 J8 7H AWNl/f 60' AtsuC Rao, LOT 1 MHEAT RB/DE % RECREA RLFY CENTER i 517601 I C-1 s, R-1 R-1 i ENO. l6 RETWAR IV l ALUM, CAP AM 7-1/?' APUZ CAP LS AR7276 AT C4?./ i sE1/h SE7/I, SE21 .1$ R69W, 67H PM PND, A ROAR W/ AUW. CAP LS OM06 UTILITY EASEMENT DEDICATION: I / WE WOAEL S FREIMUTH AND RONALD L FREWUTH, BEING THE OWNER(S) OF THE REAL PROPERTY CONTAINING 1.730 ACRES4 DESCRIBED AS FOLLOWS: LEGAL DESCRIPTION: A PARCEL OF LAND LOCATED IN THE SOUTHEAST QUARTER OF TE SOUTHEAST QUARTER Or SECTION 21, TOWNSHIP, 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN. CRT OF WHEAT RIDGE. COUNTY OF ,EFFERSOM, STATE OF COLORADO, BMC MORE PARTICULARLY DESCRIBED AS FOLLOWS. COMMENONC AT THE SOUTHEAST CORNER OF SAID SECTION 21; THENCE ALONG THE SOUTH UNE OF THE SOUTHEAST QUARTER OF SAID SECTION 21, S8912'43'W, 360.27 FEET; THENCE LEAVING SAID SOUTH LINE NOOW41'W, 30,00 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF WEST 38TH AVENUE AND THE TRUE PONT OF BEGINNIN ; THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY LINE S8912'45"W, 165,28 FEET TO A POINT ON THE BOUNDARY OF A PARCEL OF LAND AS RECORDED AT RECEPTION NO. F127W52: THENCE,ALONG THE BOUNDARY OF SAID PARCEL OF LAND, THE FOLLOWING THREE (3) CONSECUTIVE COURSES: 1) THENCE NOOOB'23'IN. 140,00 FEET; 2) THENCE S89'IV43'W. 75.00 FEET; 3) THENCE NOODB'23'W 192.89 FEET TO A POINT ON THE BOUNDARY OF A PARCEL OP LAND AS RECORDED AT RECEPTION N0. 80076773; THENCE ALONG THE BOUNDARY OF SND PARCEL OF LAND THE FOLLOWING FOUR (4) CONSECUTIVE CCURSES: 1) THENCE N45.36'37'C 37.74 FEET; 2) THENCE N76.36'37E, 112.00 FEET; 3) THENCE S4VM'23'E. 72.00 FEET; 4) THENCE N73C6'37'E, 51.47 FEET: THENCE LEAVING SAD PARCEL OF LAND AND ALONG THE WEST UNE OF A PARCEL OF LAND AS RECORDED AT RECEPTION NO. F0913894 S00'OB'41'E 345,87 FEET TO THE TRUE PONT BES. SAID PARCEL OF LAND ODNTNNS 75,370 SQUARE FEET (1.730 ACRES), MORE OR LESS. HAVE LAID OUT, SUBDIVIDED AND PLATIEO SAID LAND AS PER THE DRAWING HEREON CONTAINED UNDER THE NAME AND SME OF 'WHEAT RIDGE DENTAL GROUP SUB0I14510FP, A SLIBDMSON OF A PART OF THE CITY OF WHEAT FUDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND wUILCIPALLY OWNED AND/OR WHIGPMIY FRANCHISED UTILITIES AND SERVICES THOSE POR17ONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION, OPERATION, MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES, TRS 14CLUM BUT 15 NOT UNITED TO TELEPHONE AND ELECTRIC LINES, CAS LINES, WATER AND SANITARY LIES, HYDRANTS, STORM WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET UGHTS AMD AUL APPURTENANCES THERETO. SSS AC .CS Ac M NT STATEMENT: THE OWNER, HIS SUCCESSORS AND ASSIGNS GRANTS UNITED R04TS AND PRIWLECES TO ACCESS AND 10 FREE MOVEMENT THROUGH THOSE AREAS INDICATED AS "CROSS -ACCESS / INGRESS -EGRESS EASEMENT' AS ILLUSTRATED UPON THIS PLAT. SUCH GRANT OF EASEM04T SHALL BE LIMITED TO THE OWNERS, TENANTS, CUSTOMERS AND GUESTS OF THE OWNERS AND FURTHERMORE GRANT ACCESS TO AND FREE MOVEMENT THROUGH SAID EASEMENTS TO THOSE ENTERING SAID EASEMENTS FROM SIMILARLY REOMOEO EASEMENTS FROM ADJACENT PROPERTIES AND OR FROM ABUTTING PUBLIC STREETS. T THE STORM DETEN710N AREA AS HEREON SHOWN AS A DRAINAGE EASEMENT SHALL BE CONSTRUCTED MID MAINTAINED BY THE OWNER AND SUBSEQUENT OWNERS, HERS, SUCCESSORS AND ASSIGNS. M ME EVENT THAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAID OWNER, THE CI7Y OF 01EAT RIDGE SHALL HAVE THE RICHT TO ENTER SUCH AREA AND PERFORM NECESSARY WORK, THE COST OF WI4CH SND OFMER, HEIRS, SUCCESSORS. AND ASSIGNS AGREES TO PAY. NO BUIIDNG OR STRUCTURE WILL BE CONSTRUCTED IN THE DMNTICW AREA AND NO CHANCES OR ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTIONU. AREA MBE MME WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS. CITY CERTIFICATIONS: MAYOR'S CERTIFICATION: '�44 THISJ S TD CERTIFY THAT THE CITY OF WHEAT RIDGE, COLORADO DID ON THIS 3DAY OF U1Y 1 20_, ADOPT AND APPROVE THE WITHIN PLAT AND ACCEPT THOSE DEDICATIONS HEREON MADE. W E THE FOR APPROVAL THIS � S +, DAV z1V YY nfE WHEAT RIDGE PUNMMC CCMWSSION. NY OWNER:-�S, FRERIUTH FISCH OWNEFIr RONALD J. MOUTH V SURVEYOR'S CERTIFICATION: STATE OF COLORADO ) I, WAYNE W. HARRIS, 00 HEREBY CERTIFY THAT THE SURVEY O THE BOUNDARY OF THE 'WHEAT RIDGE DENTAL GROUP SUBOIVT9CN' WAS MADE UNDER MY SUPERVISION, RESPONSIOUTY AND CKWMG ON .VWUARY 19. 2004 AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF AND IN ACCORDANCE WITH ALL COUNTY OF JEFFERSON ) APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED AND THE ACCOMPANYING PIAT '' ACCURATELY REPRESENTS SAID SURVEY. THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS =D��, -DAY OF � AD. 2006 BY MICHAEL S. FREIWTH ALO UTH. WITNESS MY HAND AND OFFICIAL SEAL. �� MY COMWSSION EIONREl �. T SIGNED THIS __*2_0 - DAY OF _rk NOTARY SEAL .�>UPut A/ t� � WAYNE w. HARRIS P,E., P. N0. 1 (SEAL.) NOTARY -` CLERK AND RECORD R'S CERTIFICATION; STATE OF COLORADO ) COUNTY OF JEFFERSON I HEREBY CERTIFY THAT THIS PLAT WAS FRED IN 7 E CE OF THE JEF COUNTY CLEW AND RECORDER AT &&CLOCK p M. ON THIS T AY OF -, 20 _IS DULY RECORDED AT RECEPTION NUMBER `� a,' RECORDER IT 7 0 :•LQ ' , DEPUTY/ _ -. l0 ,,,� •.+. CASE HISTORY 'i'AWOAL 28, 2004 MARCH 24, 2004 MS -04-02 MARTIN WZ-04-01 WHEATRIDGE DENTAL OFFICE BENCHMARK GWWtA 77ED M REG°7. SOUTHEAST CORNER OF SECTION 21, T3S, R69W A 3-1/4' ALUMINUM CAP IN RANGE BOX PLS 03212 ELEV. 1<O9l_W4 ^ R-1 5393,17 PER CITY OF WKAT RIDGE DATW. BASIS OF BEARING: BEARINGS ARE BASED ON THE EAST UNE OF THE SOUTHEAST QUARTER OF SECTION 21, TOWNSHIP 3 SOUTH, Q RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEARING NDO'04'56'W BETWEEN A FOUND 3-1/4' BRASS FOUND BRASS CAP i SIVON CAP IN RANGE BOX LS ON3212 AT THE SOUTHEAST CORNEA OF SECTION 21 AND A 2-1/2- IN RANGE BOX LS j27278 AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST M. J-1/!' GIP QUARTER OF SECTION 21. LS pJ111 SE CZR SEG 11 I'A R69w, 67H P.M. I InL ITY EASGEEENT STATEMENT: TEN -FOOT (10) WDE UTILITY EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL. FAD /5 REBAR W/ PUBLIC STREETS, AND AROUND THE PERMETER OF EACH LOT IN THE SU6OVISION OR PLATTED AREA INCLUDING ,_ALW CAP LOTS. TRACTS, PARCELS AND/OR OPEN SPACE AREAS THESE EASEMENTS ARE DEDICATED FOR THE AND / LS /1w606 INSTALLATION, MANTENANCE. ARID REPLACEMENT OF ELECTRIC GIS, TELEVISION CABLE, TELEGO UNIGATIONS FACLUTIE,, UTILITIES SHALL ALSO BE PERMITTED WITHIN ANY ACCESS EASEMENTS AND PRIVATE STREETS IN 1HE SUBDIVISION. PERMANENT STRUCTURES AND WATER METERS SHALL NOT BE .-Tp,aB PERMITTED WITHIN SAID UTRJTY EASEMENTS. .730.27' NOTES: 1. TRACT 'A' IS HEREBY DEDIC,JTED TO THE CITY OF WHEAT RIDGE AS RIGHT-OF-WAY FOR PEDESTRIAL TRAIL USAF BY THIS PLAT. 2. TRACT 'B' IS A PARCEL LOCATED IN OR NEAR THE FEMA 100 YEAR FLOOD LMIM ZONE A, CLERK AND RECORD R'S CERTIFICATION; STATE OF COLORADO ) COUNTY OF JEFFERSON I HEREBY CERTIFY THAT THIS PLAT WAS FRED IN 7 E CE OF THE JEF COUNTY CLEW AND RECORDER AT &&CLOCK p M. ON THIS T AY OF -, 20 _IS DULY RECORDED AT RECEPTION NUMBER `� a,' RECORDER IT 7 0 :•LQ ' , DEPUTY/ _ -. l0 ,,,� •.+. CASE HISTORY 'i'AWOAL 28, 2004 MARCH 24, 2004 MS -04-02 MARTIN WZ-04-01 WHEATRIDGE DENTAL OFFICE PARCEL 1: THAT PART OF THE EXEXSE'4SEX OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION, RUNNING THENCE NORTH ALONG EAST LINE OF SAID SECTION 762 FEET TO A POINT. RUNNING THENCE IN SOUTHWESTERL Y DIRECTION IN A STRAIGHT LINE TO A POINT ON WEST LINE OF SAID EHEXSE%SE% OF SAID SECTION, WHICH POINT IS 600 FEET NORTH OF SOUTH LINE OF SAID SECTION RUNNING THENCE ALONG WEST LIVE OF SAID EXEHSE'4SEX TO SOUTH LINE OF SAID SECTION,PIJNNING 77-IENCE EAST ALONG SOUTH LINE OF SAID SECTION TO PLACE OF BEGINNING; EXCEPT THAT PORTION DEEDED TO STANDARD OIL COMPANY A CORPORATION ORGANIZED UNDER THE LAWS OF INDIANA, RECORDED IN BGOK 1026, PAGE 160, OF THE RECORDS OF JEFFERSON COUNTY, AND EXCEPT THAT PORTION DEEDED TO THE AMERICAN OIL COMPANY, A CORPORATION DULY ORGANIZED UNDER THE LAWS OF THF_ STATE OF MARYLAND, RECORDED IN BOOK 2024, PAGE 347 AND EXCEPT RIGHT OF WAY FOR WEST 38TH AVENUE, ANO P,IGH T OF WAY FOR KIPLING 57RL-ET WHICH HA VE PREVIOUSL Y BEEN GRANTED TO THE COUNTY OF JEFFERSON STATE OF COL ORA 00, AND EXCEPT THAT PORTION CONVEYED 70 THE CITY OF 1111FAT RIDGE BY QUIT CLAIM DEED RECORDED MARCH 29, 1989 AT RECEPTION TVG 89026317, AND EXCEPT THOSE PDR TIONS CONVEYED TO THE CITY OF WHEAT RIDGE BY WARRANTY DEEDS RECORDED JUL Y 23, 1,999 AT RECEPTION NOS. F09IJ89J AND F0913895, AND EXCEPT THAT PORTION CONVEYED 70 THE CITY OF WIIF"AT RIDGE BY DEED RECORDED MA Y 7, 1980 A T RECEPTION NO. 80035262, AND EXCEPT ANY PORTION LOCA IED WITHIN THE C ONS01 014 // ON PLAT AMOCO STA TION NO. 5215 RECORDED APRIL 25, 1989, A T RECEP f'OAI NO, 8903491;, COUNTY OF JEFFERSON, STATE OF COLORADO. PARCEL 2 A TP,ACT OF LAND LYING IN THE SE s4 OF SECTION 21, TOWNSHIP 3 SOUTH, RA NGF 69 WEST OF THE 6TH PRINCIPAL MERIDIAN CITY OF WHEAT RID CL-, COUNTY OF JEFFERSON, STATE OF COLORADO, DESCRIBED /-5` COMMENCING A T THE SOUTHEAST CORNER OF THE WEST �? OF THE EAST , OF THE SOUTHEAST 14 OF THE SOUTHEAST !U/ OF SAID SECTION 21, THENCE NOP, 7HERL Y ALONG THE EAST LINE OF THE SAID WI S7 h A DISTANCE OF 30 FEET TO THE TRUE PODVT OF BEGINNING,' SAID POIN I L YING ON THE NORTH RIGHT OF WAY LINE OF WEST 3877-1 AVENUE,• THEN61" NORTHERLY ALONG 7HE EAST LINE OF THE SAID WEST X A DISTANCE OF 296.4 FEET,• THENCE ON A DEFLECTION LEFT 9930; A DISTANCE OF 20.28 FEET, TO A POINT WHICH LIES 20 FEET WEST OF THE EAST LINE OF THE SAID WEST 0 THENCE SOUTHERLY PARALLEL 70 THE SAID EAST LINE OF THE N1E T V A DISTANCE OF 293.0 FEET MORE OR LESS TO A POINT ON THE NORTHERI K RIGHT OF WAY LINE OF WEST 387H AVENUE,' THENCE EASTERLY A DISTANCE" OF 20 FEET ALONG THE SAID NORTHFRL Y RIGHT OF WA Y LINE OF WEST 38TH A VENUE TO THE TRUE POINT OF BEGINNING. COUNTY OF JEFFERSON, STATE OF COLORADO. BASIS/ THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 21, MONUMENTED AS SHOWN HEREON AND HAVING A BEARING OF NORTH 00 04 55" WEST —T�i TL—__—___ m lT 8 NorEs __--_ FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT NO. NCS -665119 --CO AMENDMENT NO 1 WITH AN EFFECTIVE DA 7F OF NOVEMBER 10, 2014 AT 5.•00 P.M WAS RELIED UPON FOR RECORD INFORMATION REGARDING RIGHI;5-OF-WAY, EASEMENTS AND ENCUMBRANCES. THIS SURVEY DOES NOT REPRESENT A TITLE SEARCH BY AZTEC CONSULTANTS, INC. TO DETERMINE OWNERSHIP, RIGHTS -OF --WAY, EASEMENTS OR OTHER MATTERS OF PUBLIC RECORD. ITEM NUMBERS BELOW REFER TO THOSE ITEMS AS LISTED lir` SCHEDULE B - SECTION 2 OF SAID TITLE COMMITMENT. ITEM NUMBERS 1-6, 11 AND 12 ARE STANDARD EXCEPTIONS` NOT TO BE ADDRESSED AS A PART OF THIS SURVEY. TC INDICA 7ES THE NUMBER, TO WHICH 7HE SCHEDULE B-2 172741 CORRESPONDS IN RELA TION TO THE SUBJECT PROPER 7Y. TC ,j7 THIS 17FM HAS BEEN INTEN77ONALLY DELETED. TC #8 TERMS, CONDITIONS, PRD VISIONS, OBLIGATIONS AND AGREE117hITS AS SET FORTH IN THE ACREEMEN7 RECORDED JUL Y 2, 2001 A T RECEPTION NO. T 1.267239. 7HE ABOVE DOCUWENT AFFECTS THE SUBJECT PARCELS BUT HAVE NO PLOTTA&E EL EMEN TS. TC #9 THIS 17EM HAS BEEN INA5NPOIVALLY DELETED (!K:& TERMS, CONDITIONS, PROVISIONS, OBI-IGATIONS, EASEMENTS AND AGREEA4EN7S AS SET FORTH IN THE EASEMENT AGREEMENT RECORDED JULY 8, 2005 AT RECEPTION NO 2005045537. 7HE EASEME yr DESC'i wo 1N THE ABOW DOCtlMENT dS SfkOw HEREON. TC #1 ANY FACTS, RIGH 7S, INTERESTS OR CLAIMS THAT MAY FXI`:T OR ARISE BY REASON OF THE FOLLOWING MATTERS DISCLOSED BY AN AL 7A/AGSM SU';'VEY MADE BY AZTEC CONSULTANTS, INC ON NOVEMBER 21, 2014, DESIGNATED JGB NUMBER 70,914--01,- A) BUS STOP AND RELATED FACILITIES A7 EASTFRLY PORTION OF LAND AND A7 MOST SOUTHEASTERLY CORNER WITHOUT AN APPARENT EASEMENT B) TRAFFIC SIGNAL AND TRAFFIC CONTROL VAULT AT NORJ-NEASTCORNER OF LAND WITHOUT AN APPARENT EASEMENT. C) OVERHEAD ELECTRIC LINES AND GUY WIRES AT MOST SOUTHEASTERLY CORNER OF LAND WITHOUT AN APPARENT EASEMENT. INIS .SCd/?WY (.S AN UPDATF OF THE SURVEY REfERENCED ABOVE. THE COAICEPN.S AEON" ARE N07FD HEREON ALT.A/ACSM LAND TITLE SURVEY A PARC.E14 LOCATED IN TUE SOUTHEAST QUARTER OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, S TA`rE OF COLORADO FAST 1/4 CAR, SEC. 21, T3S, R69W, 61H P.M. FOUND 3-1/4" BRASS CAP W RANGE BOX STAMPED "LS 13212" 0 20 40 ._._ 80 / �\ I inch = 40 ft. N47654'330E 23.99'(R) N47°57'01 "E 24.03'(M) FOUND 0 _ N2W54'59"E REBAR N28°57'53"E 34.07'(M) 140075'0101N 61°00'(R) 1J00"24'21 "W 60.95'(M) EXCEPTED FR PARCEL 1 Raic—g 8003526, A-19"08'58" � I R=11(R) L36'999''(R) EXCEPTED FROM , ARCEL 1 m " ci=117-1008 &--111`07 37 REC.# F0913893 R-22°00' R=117.00' FOUND 3/4° L®44,119'(10 L=37.02'(-1) o BRASS TAG p=116'41'01" - STORM ROUND CONCRETE PIPE ILLEGIBLE R=22.00' BENCH - -- W L=44,80'(M) a. ,SF 7 4'J 5' WA _R EASEMLNi RE-.# 2005045537 FOUND #5 k / REPAIR SWI /4 SEC, 9,�;��� T.6S., R.66W., SIXTII P, aS ' ,�Or?�Sl 528' \130'24'59"E 1'1.88'(R) N80'21'48"E 1'1.85'(M) N00908'38"1V 3.71'(R) NOD'38'35"E 3.67'(M) N80`23'22"E 20,28'(R) N80°23'45"E 20.20'(M) � lk4 QpN \ Ca N. Z (D) C1. O '� GO � �✓SHEQ 84.3' 0 ii 20' 18" N44'38'44"E 31.76'(R) NO y5 N44'32'10"E REBAR 31.73'(M) I F7 t ---rte-- 56.4'-- 205 LINK w _S89`11'43"W 150.11'(M)FEN v 889-12 31"W 150.00'(R) FOUND 3/4' 11 OT 1 YELLOW PLASTIC EAP CONSOLIDATION PLAT STAMPED 1S 8973' AMOCO STATION NO. 5215 RFC.# 89034911, S89°27'13"W 'L=5AOINT OF 6EGINNING19.9(-1) t-ARcEL z 8Et -1S810'04"W125.R()W 0 U589-12'5145,28 FOUND #5 CRO SWALK IGP — �REBAR WEST _38TH AVENUE ROW) SOUTH LINE, SE1/4 OF SEC. 21 60' RO U l S89'12'50"W 2642.06' SOUTH 1/4 COR, SEC. 21, T3S, R69W, 6TH P.M. FOUND 3-1/4" BRASS CAP IN RANGE BOX STAMPED "LS 13212" EXCEPTED FROM PARCEL 1 BOOK 2)24, PAGE 347 OP SIGN EXCEPTED FROM PARCEL 1 --RFCg 89026317 EXCEPTED FROM PARCEL 1 BOOK 1026, PAGE 160 � I LEGEND � M' coto N CN N ,. w CD LO 0 ii 20' 18" N44'38'44"E 31.76'(R) NO y5 N44'32'10"E REBAR 31.73'(M) I F7 t ---rte-- 56.4'-- 205 LINK w _S89`11'43"W 150.11'(M)FEN v 889-12 31"W 150.00'(R) FOUND 3/4' 11 OT 1 YELLOW PLASTIC EAP CONSOLIDATION PLAT STAMPED 1S 8973' AMOCO STATION NO. 5215 RFC.# 89034911, S89°27'13"W 'L=5AOINT OF 6EGINNING19.9(-1) t-ARcEL z 8Et -1S810'04"W125.R()W 0 U589-12'5145,28 FOUND #5 CRO SWALK IGP — �REBAR WEST _38TH AVENUE ROW) SOUTH LINE, SE1/4 OF SEC. 21 60' RO U l S89'12'50"W 2642.06' SOUTH 1/4 COR, SEC. 21, T3S, R69W, 6TH P.M. FOUND 3-1/4" BRASS CAP IN RANGE BOX STAMPED "LS 13212" EXCEPTED FROM PARCEL 1 BOOK 2)24, PAGE 347 OP SIGN EXCEPTED FROM PARCEL 1 --RFCg 89026317 EXCEPTED FROM PARCEL 1 BOOK 1026, PAGE 160 FOUND 3-1/4' ALUM CAP. STAMPED 'COOT 75.15' POINT OF- 889INNING PARCEL 1 S COR, SEC. 21, T3S, R69W, 6TH P.M. CORNER CALCULATED FROM ACCESSORY MONUMENTS 754' FOUND t BRASS TAG STAMPED 'LS 29751` INDAFxING s T rEmEN T 75.2' 16.8' FOUND 1 BRASS TAG STAMPED 'LS 29757' " DEPOSI TED THIS DAY OF 1 2014, AT M., IN BOOK __. OF THE COUNTY SURVEYOR'S LAND SURVEY/RIGHT-OF-WAY SURVEYS AT PACES) RECEP TI -91V NUMBER , COUNTY SURVEYOR11D Y COUNTY SURVEYOR w _I lT° SCALE 1" = 1000' GENERAL NO TES 1. THE FIELD WORK FOR THIS SURVEY WAS PERFORMED BY AN AZTEC CONSULTANTS, SURVEY CREW AND COMPLETE 4 INC >, • DON NOVEMBER ., 2014. v 2. PER C.R.S. 38-51-106, ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37112 US SURVEY FEET, EXACTLY ACCORDING TO THE IVA77ONAL INSTITUTE OF STANDARDS AND TECHNOLOGY. " J. THIS SURVEY DOES NOT CERTIFY TO SUBSURFACE FEATURES, IMPROVEMENIS, ;z UTILITIES, PIPE SIZES OR BURIED LINES OF ANY TYPE LOCATIONS DEPICTED HEREIN Ca ARE DERIVED FROM OBSERVED SURFACE EVIDENCE AND UTILITY LOCATE MARKINGS R BY UTILITY SHIELD, LLC, PRIOR TO FIELD SURVEY. E 4. PARCEL 1 ADDRESS: 3865 KIPLING STREET, WHEAT RIDGE, CO 80033 5. THE SUBJECT PARCELS ARE ZONED 'RESIDENTIAL 1" BY THE CITY WHEAT RIDGE ZONING DEPARTMENT. RESTRICTIONS ARE AS FOLLOWS BUILDING SETBACKS FRONT 30 FEET U SIDE 15 FEET Z REAR : 15 FEET MAXIMUM BUILDING HEIGHT 35 FEET Uj (_f) MAXIMUM BUILDING COVERAGE 257 [- 6 THE SURVEYED PARCEL CONTAINS A TOTAL OF 2.284 ACRES OR 99,484 SQUARE Q FEET MORE OR LESS 7. THERE WAS NO OBSERVED EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILD/NG ADDl7IDNS. Nz W 8. THERE WAS NO OBSERVED EVIDENCE OF RECENT STREET OR SIDEWALK 0 CONSTRUCTION OR P,EPAIRS. u 9. THERE WAS NO OBSERVED EVIDENCE' OF SITE USE AS A SOLID WASTE DUMP, SUMP OR SANITARY LANDFILL. 10. NO WETLANDS WERE DELINEATED AT THE TIME OF THIS SURVEY. FLO OD -ZONE THE SUBJECT PROPERTY SHOWN HEREIN LIES W1T,LIIN ZONE X, AREAS DETFRMINED TO RE OUTSIDE THE 027 ANNUAL CHANCE FLOODPLAIN, PER FEDERAL EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE RATE MAP COMMJNITY PANEL NO. 08059CO21JF, MAP REVISED FEBRUARY 5, 2014. _BENCHMARK_ CITY OF WHEAT RID OF CONTROL POINT 'PHA C4 ; BEING A 9/16" STAINLESS STEEL ROD 8 FEET LONG W1TH SLEEVE AND DATUM ACCESS COVER LOCA TED A T WEST 47TH A VENUE AND MILLER SFREE T ELEV == 5375.38 (NA VD 88) CC TO: EVERGREEN DEVCO, INC., A CALIFORNIA CORPORATION FRANKLIN D. DENNING, JR. AND LISA M. DENNING FIRST AMERICAN TITLE INSURANCE COMPANY THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REQUIREMENTSCq FOR ALTA/A CSM LAND T17LE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1-5, 6(b), 8, 11(b) 14, 15, 17 18 AND 19 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON NOVEMBER 4 4, co wDA 7E OF PLAT OR MAP: NOVEMBER 21, 2014 0`°0 ` a»Fm mFNs°j,%CO er `o�m Lc E. 1y em Fo% m z37933ys= JAMES E L YNCH, PLS NO 37933COLORAD%ssf °sm®«bm °e Jo ODPROFESSIONAL ACCONSULANIS,C. T SURVEYOR FOR ANDON BENAFOTEIN TA rU T /N/ TMAW NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MA Y ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THF CERTIFICATION SHOWN HEREON. � I LEGEND � coto STORM INLET BUSS STOP SIN TO - - -D- - STORM ROUND CONCRETE PIPE BENCH - -- W WATER LINE UNDERGROUND yr WATER METER .� WATER VALVE I i Ql ELECTRIC POLE r M ELECTRIC TRANSFORMER P I " -_ ELECTRIC UNDERGROUND ELECTRIC OVERHEAD w GUY WIRE z Y " e� O TELEPHONE MANHOLE � z`� `, - FG FIBER OPTIC UNDERGROUND a� I FIBER OPTICS PEDESTAL CONDUIT 280 EX CONT -MIR +1 EX CONT-MNR LANDSCAPE EDGE TREE DECIDUOUS l FENCE POST - x- FENCE r Gia v n HANDICAP RAMP E-4 - SIDEWALK w Q - BENCH > Ln > O° TRASH CAN o TRAFFIC CONTROL VAULT o TRAFFIC SIGNAL J - EDGE ASPHALT --- EDGE CONCRETE --- CURB LIP OF GUTTER ---- CURB TOP BACK FLOWLINE EXCEPTED FROM ° a SIGN PARCEL 1 - --- BUILDING REC.# F0913895 f CONCRETE J ASPHALT PAVEMENT FOUND 2" ALUM. CAP A, STAMPED "LS 26606" UNLESS OTHERWISE NOTED I 04 (R) RECORDED DISTANCE U) I (M) MEASURED DISTANCE t0 v o SILL -n a mLj 5 U) Lr) C? LO zp <I�0 ml�z w FOUND 3-1/4' ALUM CAP. STAMPED 'COOT 75.15' POINT OF- 889INNING PARCEL 1 S COR, SEC. 21, T3S, R69W, 6TH P.M. CORNER CALCULATED FROM ACCESSORY MONUMENTS 754' FOUND t BRASS TAG STAMPED 'LS 29751` INDAFxING s T rEmEN T 75.2' 16.8' FOUND 1 BRASS TAG STAMPED 'LS 29757' " DEPOSI TED THIS DAY OF 1 2014, AT M., IN BOOK __. OF THE COUNTY SURVEYOR'S LAND SURVEY/RIGHT-OF-WAY SURVEYS AT PACES) RECEP TI -91V NUMBER , COUNTY SURVEYOR11D Y COUNTY SURVEYOR w _I lT° SCALE 1" = 1000' GENERAL NO TES 1. THE FIELD WORK FOR THIS SURVEY WAS PERFORMED BY AN AZTEC CONSULTANTS, SURVEY CREW AND COMPLETE 4 INC >, • DON NOVEMBER ., 2014. v 2. PER C.R.S. 38-51-106, ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37112 US SURVEY FEET, EXACTLY ACCORDING TO THE IVA77ONAL INSTITUTE OF STANDARDS AND TECHNOLOGY. " J. THIS SURVEY DOES NOT CERTIFY TO SUBSURFACE FEATURES, IMPROVEMENIS, ;z UTILITIES, PIPE SIZES OR BURIED LINES OF ANY TYPE LOCATIONS DEPICTED HEREIN Ca ARE DERIVED FROM OBSERVED SURFACE EVIDENCE AND UTILITY LOCATE MARKINGS R BY UTILITY SHIELD, LLC, PRIOR TO FIELD SURVEY. E 4. PARCEL 1 ADDRESS: 3865 KIPLING STREET, WHEAT RIDGE, CO 80033 5. THE SUBJECT PARCELS ARE ZONED 'RESIDENTIAL 1" BY THE CITY WHEAT RIDGE ZONING DEPARTMENT. RESTRICTIONS ARE AS FOLLOWS BUILDING SETBACKS FRONT 30 FEET U SIDE 15 FEET Z REAR : 15 FEET MAXIMUM BUILDING HEIGHT 35 FEET Uj (_f) MAXIMUM BUILDING COVERAGE 257 [- 6 THE SURVEYED PARCEL CONTAINS A TOTAL OF 2.284 ACRES OR 99,484 SQUARE Q FEET MORE OR LESS 7. THERE WAS NO OBSERVED EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILD/NG ADDl7IDNS. Nz W 8. THERE WAS NO OBSERVED EVIDENCE OF RECENT STREET OR SIDEWALK 0 CONSTRUCTION OR P,EPAIRS. u 9. THERE WAS NO OBSERVED EVIDENCE' OF SITE USE AS A SOLID WASTE DUMP, SUMP OR SANITARY LANDFILL. 10. NO WETLANDS WERE DELINEATED AT THE TIME OF THIS SURVEY. FLO OD -ZONE THE SUBJECT PROPERTY SHOWN HEREIN LIES W1T,LIIN ZONE X, AREAS DETFRMINED TO RE OUTSIDE THE 027 ANNUAL CHANCE FLOODPLAIN, PER FEDERAL EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE RATE MAP COMMJNITY PANEL NO. 08059CO21JF, MAP REVISED FEBRUARY 5, 2014. _BENCHMARK_ CITY OF WHEAT RID OF CONTROL POINT 'PHA C4 ; BEING A 9/16" STAINLESS STEEL ROD 8 FEET LONG W1TH SLEEVE AND DATUM ACCESS COVER LOCA TED A T WEST 47TH A VENUE AND MILLER SFREE T ELEV == 5375.38 (NA VD 88) CC TO: EVERGREEN DEVCO, INC., A CALIFORNIA CORPORATION FRANKLIN D. DENNING, JR. AND LISA M. DENNING FIRST AMERICAN TITLE INSURANCE COMPANY THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REQUIREMENTSCq FOR ALTA/A CSM LAND T17LE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1-5, 6(b), 8, 11(b) 14, 15, 17 18 AND 19 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON NOVEMBER 4 4, co wDA 7E OF PLAT OR MAP: NOVEMBER 21, 2014 0`°0 ` a»Fm mFNs°j,%CO er `o�m Lc E. 1y em Fo% m z37933ys= JAMES E L YNCH, PLS NO 37933COLORAD%ssf °sm®«bm °e Jo ODPROFESSIONAL ACCONSULANIS,C. T SURVEYOR FOR ANDON BENAFOTEIN TA rU T /N/ TMAW NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MA Y ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THF CERTIFICATION SHOWN HEREON. SHEET OF SHEETS 70914-01 JO® NO. coto ... i r lM r.. M` +1 r SHEET OF SHEETS 70914-01 JO® NO. s 4'" U .,-' i`"` PARCEL 7: THA 7 PART OF THE EYE,YSE41SEW4 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST DESCRIBED AS FOLLOWS: BEGINNING A T THE SOUTHEAST CORNER OF SAID SECTION, R< /=(N/NG THENCE NORTH ALONG EAST LINE OF SAID SECTION 762 FEET TO A POINT- RUNNING THENCE IN SOU THWESTERL Y DIRECTION IN A STRAIGHT LINE TO A POINT ON WEST LINE OF SAID EHEHSF4SEW OF SAID SECTION, WHICH POINT IS 600 FEET NORTH OF SOUTH LINE OF SAID SECTION; RUNNING THENCE ALONG WEST LINE OF SAID EXEHSF SEX TO SOUTH LINE OF SAID SECTION; RUNNING THENCE EAST ALONG SOUTH LINE OF SAID SECTION TO PLACE OF BE fNN1NG,- EXCEPT THAT PORTION DEEDED 70 STANDARD OIL COMPANY, A CORPORATION ORGANIZED UNDER THE LAWS OF INDIANA, RECORDED IN BOOT 1026, PAGE 160, OF THE RECORDS OF JEFFERSON COUNTY, AND EXCEPT THAT PORTION DEEDED TO THE AMERICAN OIL COMPANY, A CORPORATION DULY ORGANIZED UNDER THE LAWS OF THE STATE OF MARYLAND, RECORDED IN BOOK 2024, PAGE 347 AND EXCEPT RIGHT OF WA Y FOR WEST 38711 A VENUE, AND p/ H7 OF WA Y FOR KIPLING STREET WHICH HA VE PREVIDUSL Y SEEN GRAN7E9 TO THE COUNTY OF JEFFERSON, S7A TE OF COLORADO, AND EXCEPT THAT PORTION CONVEYFD 70 THE CITY OF WHFA,T RIDGE BY QUIT CLAIM DEED RECORDED MARCH 29, 1989 AT RECEPTION N0.c°x026377 AND EXCEPT THOSE PORTIONS CONVEYED 70 THE CITY OF ✓IM -AT RIDGE BY WARRANTY DEEDS RECORDED JULY 23, 1999 AT RECEPTION N,)S F091389J AND F0913895, AND EXCEPT THAT PORTION CONVEYED TO THE Cl7Y OF WHCAT RIDGE BY DEED RECORDED MA Y 7, 1980 A T RECEPTION NO. 80035262, AND EXCEPT ANY PORTION LOCATED WITHIN THE CONSOLIDATO,N PLAT AMOCO STA TION NO. 5215 RECORDED APRIL 25, 1989, A T RECEPTION NO. 89034911, COUNTY OF JEFFERSON STATE OF COLORADO. PARCEL 2.• A TRACT OF LAND L PING IN THE S E. l OF SECTION 21, TOWr1'SH1P 3 SOU 7H, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF Wif-AT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, DESCRIBED A5: COMMENCING AT THE SOUTHEAST CORNER OF THE WEST H 0/' THE EAST '� OF THE SOUTHEAST j4 OF THE SOUTHEAST 0 OF SAID SECTION THENCE NORTHERL Y ALONG THE EAST LINE OF THE SAID WESI 0 A DISTANCE OF 30 FEET 70 THE TRUE POINT OF BEGINNING; SAID POINT LING ON THE NORTH RIGHT OF WA Y LINE OF WEST 387H A VENUE; THENCE f✓ORTHERL Y ALONG THE EAST LINE OF THE SAID WEST i A DISTANCE OF 296.4 f[FT THENCE ON A DEFLEC77ON LEFT 9930; A DISTANCE OF 20.28 FEET, TO A POINT WHICH LIES 20 FEET WEST OF THE EAST LINE OF THE SAID WEST X THENCE SOUTHERL Y PARALLEL TO THE SAID EAST LINE OF THE WEST X A D1S7ANCF OF 293.0 FEET MORE OR LESS TO A POINT ON 7HE NORTHERLY PI HT OF WAY LINE OF WEST 387H A VENUE THENCE EASTF_RL Y A DISTANCE Of- 20 FEET ALONG THE SAID NORTHERL Y RIGHT OF WA Y LINE OF WEST 3t; Tf I A VENUE TO THE TRUE POINT OF BEGINNING. COUNTY OF JEFFERSON, STATE OF COLORADO. BASIS/ THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 21, MONUMENTED AS SHOWN HEREON AND HA VING A BEARING OF NORTH 00'04'55" WEST. T'fT° --.commlrmENr - -- FIRST AMERICAN TITLE INSURANCE COMPANY COMM17MENT NO NCS -665119 -CO AMENDMENT NO I WITH AN EFFECTIVE DATE OF NOVEMBER 70,, 2014 AT 5:00 RM WAS RELIED UPON FOR RECORD INFORMATION REGARDING RIGHTS vF-WAY, EASEMENTS AND ENCUMBRANCES THIS SURVEY DOES NOT REPRESENT A TITLE SEARCH BY AZTEC CONSULTANTS, INC. TO DETERMINE OWNERSHIP, RIGHTS -OF -WI-! EASEMENTS OR 07HER MATTERS OF PUBLIC RECORD. ITEM NUMBERS BELOW REFER TO THOSE ITEMS AS LISTED IN 5CHEDULE B - SECTION 2 OF SAID TITLE COMMITMENT ITEM NUMBERS 1-6, 17 AND 12 ARE S7ANDARD EXCEPTIONS NOT 70 BE ADDRESSED AS A PART OF THIS SUP, VEY. 7C INDICATES 7HE NUMBER TO WHICH THE SCHEDULE 8-2 1 7E CORRESPONDS IN RELATION TO THE SUBJECT PROPERTY. TC #7 THIS 17E"M HAS BEEN INIEN7701VALLYDELETSM TC #8 TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS AND AGREEMENT- AS SET FORTH IN THE AGREEMENT RECORDED JULY 2, 2001 AT RECEPTION NO. F7267239, THE AEOW DOCUMENT AFFECTS THE SUBJECT PARCELS BUT HAW NO PL07TABLE ELEUEN7S: TC #9 THIS ITEC! HAS BEEN INTEN7701VALLY DELETED. TC #1 TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS, EASEMENTS AAfr) AGREEMENTS AS SET FORTH IN THE EASEMENT AGREEMENT RECORDED JUL Y 8, 2005 A T RECEP77ON NO. 2005045537 THE EASEMENT DES'C'RIBED IN THE ABOW DOCUMENT IS .SHO44T'V HEREON. (]K:jDD ANY FACTS, RIGHTS, INTERESTS OR CLAIMS THA T MA Y EXIST 19P ARISE BY REASON Of- THE FTHE FOLLOWING MATTERS DISCLOSED BY AN ALTA/AGSM SURVEY MADE BY AZTEC CONSULTANTS INC. ON NOVEMBER 21, 2014, DESIGNATED JOB NUMBER 70914--0 7: A) BUS STOP AND RELATED FACILITIES AT EASTERLY PORTION OF LAND AND AT MOST SOUTHEASTERL Y CORNER WITHOUT AN APPARENT EASEMENT. 8) TRAFFIC SIGNAL AND TRAFFIC CONTROL VAULT AT N0R7HFA 'T CORNER OF LAND WITHOUT AN APPARENT EASEMENT. C) OVERHEAD ELECTRIC LINES AND GUY WIRES AT MOST SOULIIEASTERLY CORNER OF LAND WITHOUT AN APPARENT EASEMENT. THIS SUR WY IS AN UPDATE OF THE SUR WY REFERENCED A80 W THE CONCERNS AHOW ARE NOTED HEREON. ALTA/AC LAND TITLE SU A PARC,� L LOCATED IN THE SOUTHEAST QUAD l_ ER OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITE' OF WHEAT RIDGE, COUNTY OF JEFFERSON, SON, S TATE OF COLORADO EAST 1/4 COR, SEC. 21, -3S, R69W, 66TH P.M. FOUND 3-1/4" BRASS CAP N RANGE BOX STAMPED "LS 13212" 0 20 40 an 1 inch = 40 fL N47`54`330E 23.99'(R) N47"57'01 "E 24.03'(M) Nd28'54'59"E FOUR BAR 34>00'(R) 0128'57'53"E 34,07'(M) NoOa25'01 "W 61.00'(R) N00 24'21"W 60.95'(M) EXCf`-PTED FR WARCEL 1 Rr('.9 AG03526 S 1/4 SEC. 9, US, R,66W., SIXTH RM N60°24'59"E 11.88'(R) N 80'21'48"E 11.85'(M) N00`06'38"W 3.71'(R) N00'38'35"E 3.67'(M) N60"23'220E 20.20'(R) N8023'45"E 20.20'(M) PARCEL 2 5,897 SF 0.135 AC 0518"06'56" R=117.®®' L=36.99'(R) A--18°07'37" R=117.00' L=37.02'(M) 5" WA -R EASEMENT REC.# 2005045537 FOUND #5 2� RBAR 52.86 , o NO ,Ou y „4 P SHED PARCEL 1 93,58 SF 2.149 AC EXCEPTED FROM PARCEL 1 REC.# F0913893 FOUND 3/4" o r BRASS TAG \_ N44'36'4.eE 31.76'(R) N44'32'10"E 31.73'(M) 56.4' 205' ` CF BUS STOP SIGN Is ` � 4 z''. Es WATER LINE UNDERGROUND m i WATER METER ti 4 � g J CD I� �2~ ELECTRIC TRANSFORMER ---UE -- GATE K) ---"—c"LI -- ELECTRIC OVERHEAD f i GUY WIRE cV TELEPHONE MANHOLE s0 w FIBER OPTIC UNDERGROUND �A �r to 0 a CONDUIT C4 - EX CONT--MJR EXCEPTED FROM PARCEL 1 REC.# F0913893 FOUND 3/4" o r BRASS TAG \_ N44'36'4.eE 31.76'(R) N44'32'10"E 31.73'(M) 56.4' M w CHAIN LINK S89'11'43"W 150.11'(M) FEN 869®12'31"W 150,0V(R) FOUND 3/4' LOT 1 YELLOW PLASTIC CAP CONSOLIDATION PLAT STAMPED IS 6973' AMOCO STATION NO. 5215 REC.# 89034911 S8927'1 YW 19.99'(M) FOIN� OE 5,390. � �t31NNIN0 PnRC'L 2 BE( S89°10'04"W 125.06'(M) C -" US 145.26 R FOUND #.5 REAR CRO SWALK ICI �j WEST` 38TH AVENUE' J 60' R�Vt/ SOUTH LINE, SE1/4 OF SEC. 21 S89°12'50 "W 2.642.06' SOUTH 1/4 COR, SEC. 21, T3S, R69W, 6TH P,M. FOUND 3-1/4" BRASS CAP IN RANGE BOX STAMPED IS 13212" EXCEPTED FROM PARCEL 1 BOOK 2924, PAGE 347 EXCEPTED FROM PARCEL 1 --REC.# 89026317 - EXCEPTED FROM PARCEL 1 BOOK 1026, PAGE 160 FOUND 3-1/4' ALUM CAP. STAMPED 'CDOT 75.15' — — 90INT OF BEOINNINO PARCEL 1 SE COR, SEC. 21, T3S, R69W, 6TH P.M. CORNER CALCULATED FROM ACCESSORY MONUMENTS 754' f0UN0 1 DRASS ?AO -� STAMPED "LS 29757` INDEXING T T A--11710'08" R=22.00' L=44.99'(R) Is=116'41'01" R=22.00' L=44.80'(M) I C #13i 205' ` STORM INLET BUS STOP SIGN STORM ROUND CONCRETE PIPE BENCH Es WATER LINE UNDERGROUND m i WATER METER ti \ x WATER VALVE J ELECTRIC POLE I �2~ ELECTRIC TRANSFORMER ---UE -- GATE Lo M w CHAIN LINK S89'11'43"W 150.11'(M) FEN 869®12'31"W 150,0V(R) FOUND 3/4' LOT 1 YELLOW PLASTIC CAP CONSOLIDATION PLAT STAMPED IS 6973' AMOCO STATION NO. 5215 REC.# 89034911 S8927'1 YW 19.99'(M) FOIN� OE 5,390. � �t31NNIN0 PnRC'L 2 BE( S89°10'04"W 125.06'(M) C -" US 145.26 R FOUND #.5 REAR CRO SWALK ICI �j WEST` 38TH AVENUE' J 60' R�Vt/ SOUTH LINE, SE1/4 OF SEC. 21 S89°12'50 "W 2.642.06' SOUTH 1/4 COR, SEC. 21, T3S, R69W, 6TH P,M. FOUND 3-1/4" BRASS CAP IN RANGE BOX STAMPED IS 13212" EXCEPTED FROM PARCEL 1 BOOK 2924, PAGE 347 EXCEPTED FROM PARCEL 1 --REC.# 89026317 - EXCEPTED FROM PARCEL 1 BOOK 1026, PAGE 160 FOUND 3-1/4' ALUM CAP. STAMPED 'CDOT 75.15' — — 90INT OF BEOINNINO PARCEL 1 SE COR, SEC. 21, T3S, R69W, 6TH P.M. CORNER CALCULATED FROM ACCESSORY MONUMENTS 754' f0UN0 1 DRASS ?AO -� STAMPED "LS 29757` INDEXING T T A--11710'08" R=22.00' L=44.99'(R) Is=116'41'01" R=22.00' L=44.80'(M) I C #13i STORM INLET BUS STOP SIGN STORM ROUND CONCRETE PIPE BENCH - W WATER LINE UNDERGROUND i WATER METER ti WATER VALVE ELECTRIC POLE I ra ELECTRIC TRANSFORMER ---UE -- ELECTRIC UNDERGROUND ---"—c"LI -- ELECTRIC OVERHEAD i GUY WIRE TELEPHONE MANHOLE c---- FIBER OPTIC UNDERGROUND �A �r FIBER OPTICS PEDESTAL a CONDUIT 5280 """"" - EX CONT--MJR - EX CONT-MNR - - LANDSCAPE EDGE _ TREE DECIDUOUS FENCE POST x _. FENCE HANDICAP RAMP SIDEWALK Q < - BENCH': > C TRASH CAN � °„ TRAFFIC CONTROL VAULT ! 0 TRAFFIC SIGNAL -- EDGE ASPHALT EDGE CONCRETE -" — CURB LIP OF GUTTER - - CURB TOP BACK - - FLOWLINE EXCEPTED FROM O-3 -a- SIGN - PARCEL 1 - BUILDING RFC.# F0913895 J CONCRETE L ASPHALT PAVEMENT FOUND 2" ALUM. CAP STAMPED IS 26606" UNLESS OTHERWISE NOTED N (1?) RECORDED DISTANCE 0 ; o CM) MEASURED DISTANCE C) (D w - N 0 WLn O w� � O dl�a a'I�z w � I 75.2' 76.6' FOUND 1 BRASS TAO STAMPED 'LS 29757" DEPOSITED THIS DA Y OF , 2014, A T M., IN BOOK v_ OF THE COUNTY SUR VEY)R S LAND SURVEY/RIGHT-OF-WA Y SURVEYS A7 PAGE(S) RECEPTI)N NUMBER COUNTY SURVEYOR DEPUTY COUNTY SURVEYOR SITE W 38TH AVE OPT' W 32ND AVE vlawry _mAp SCALE 1" -- 1000' GENERAL ._,NO T ES I. THE FIELD WORK FOR THIS SURVEY WAS PERFORMED BY AN AZTEC CONSUL TANTS, INC. SURVEY CREW AND COMPLETED ON NDVEMBEP 4, 2014: 2, PER CR. S. 38-51-106, 'ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37/12 U.S SURVEY FEET, EXACTLY ACCORDING TO THE NATIONAL INSTITUTE OF S7ANDARDS AND TECHNOLOGY. " 3 THIS SURVEY DOES NOT CERTIFY TO SUBSURFACE FEATURE ; IMPROVEMENTS UTILITIES, PIPE SIZES OR BURIED LINES OF ANY TYPE. LOCATIONS DEPICTED HEREIN ARE DERIVED FROM OBSERVED SURFACE EI/1DENCE AND UTILITY LOCATE MARKINGS BY UTILITY SHIELD, LLC, PRIOR TO FIELD SURVEY. 4. PARCEL I ADDRESS: 3865 KIPLING STREET, WHEAT RIDGE, CO 80033 5 7HF SUBJECT PARCELS ARE ZONED "RESIDENTIAL 1" BY THE CITY WHEAT RIDGE ZONING DEPARTMENT. RESTRICTIONS ARE AS FOLLOWS - BUILDING SETBACKS FRONT 30 FEET SIDE 15 FEET REAR 15 FEFT MAXIMUM BUILDING HEIGHT 35 FEET MAXIMUM BUILDING COVERAGE 259 6. THE SURVEYED PARCEL CONTAINS A TOTAL OF 2284 ACRES OR 99,464 SQUARE FEET MORE OR LESS. 7. THERE WAS NO OBSERVED EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS 8. 7HERE WAS NO OBSERVED EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS. 9. THERE WAS NO OBSERVED EVIDENCE OF SITE USE AS A SOLID WASTE DUMP SUMP OR SANITARY LANDFILL. 10. NO WETLANDS WERE DELINEATED AT THE TIME OF THIS SURVEY. FLOOD THE SUBJECT PROPERTY SHOWN HEREIN LIES WITHIN ZONE X, AREAS DETERMINED TO SE OUTSIDE THE 0.29 ANNUAL CHANCE FLOODPLAIN, PER FEDERAL EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE RATE MAP COMMUNITY PANEL NO. 08059CO21JF, MAP REVISED FEBRUARY 5, 2014. BENCHMARK CITY OF WHEAT RIDGE CONTROL POINT PHA C4- BEING A 9/16" STAINLESS STEEL ROD 8 FEET LONG W17H SLEEVE AND DATUM ACCESS COVER LOCATED AT WEST 47TH AVENUE AND MILLER STREET. ELEV = 5375 38 (NA VD 88) TO: EVERGREEN DEVCO, INC, A CALIFORNIA CORPORATION FRANKLIN I). DENNING, JR. AND LISA M DENNING FIRST AMERICAN TITLE INSURANCE COMPANY THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE- IN ACCORDANCE WITH THE 2011 MINIMUM STANDARD DETAIL REQUIREMENTS FOR AL TA/ACSM LAND TITLE SURVEYS, 101NTL Y ESTABLISHED AND ADOPTED BY AI_ TA AND NSPS, AND INCLUDES ITEMS 1-5, 6(b) 8, 11(b) 14, 16, 77, 18 AND 79 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON NOVEMBER DA TE OF PLA T OR MAP: NOVEMBER 21, 2014 \\o° Z�. ......, _ a 37933 JAMES E. LYNCH, PLS NO. 37933 -9 .» a iii 1».. v» Jam@ COLORADO LICENSED PROFESSIONAL LAND SURVEYOR "'o0N S FOR AND ON BEHALF OF AZTEC CONSULTANTS, INC °j�uTn�r�� k h?�"�oD S rA TU TE OF L IMI rA TIONS NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE 7HAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON I I E- 4 m m w ti I I E- 4 m m SHEET 4F 1 SHEETS 70914-01 JOB NO. �A re " r SHEET 4F 1 SHEETS 70914-01 JOB NO. City of " Wheat ldge MMUNay DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29'h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 NEIGHBORHOOD MEETING NOTES Meeting Date: Attending Staff: Location of Meeting: Property Address: Property Owner(s): Property Owner(s) Present? Applicant: Existing Zoning: Existing Comp. Plan: July 16, 2014 Meredith Reckert, Senior Planner Steve Art, Economic Development Manager City of Wheat Ridge Municipal Building 7500 W. 29th Avenue Wheat Ridge, CO 80033 3865 Kipling Street Frank and Lisa Denning Andrew Call Erika Shorter Evergreen Development Services Residential -One (R-1) Neighborhood Buffer Area Existing Site Conditions: The property is located at 3865 Kipling Street at the northwest corner of Kipling and West 38`i' Avenue. The site is currently zoned Residential -One (R-1). The surrounding properties include a variety of residential, civic and commercial land uses. To the north are four parcels zoned Commercial -One (C-1) and R-1 and owned by the City of Wheat Ridge. These properties are used as the Wheat Ridge Recreation Center and surrounding parking. Properties to the east, across Kipling Street, are zoned C -I and Neighborhood -Commercial (N -C). These properties are used as retail stores, auto repair shops, gas stations, and a single-family home. Directly adjacent at the southeast corner of Kipling and West 38th Avenue is a gas station zoned C-1. To the south across West 38th Avenue are five parcels zoned C-1. These parcels are part of the new Kipling Ridge development, which includes a memory care facility, two retail sites, and a Sprout's grocery store. To the west is a dental office owned by Wheat Ridge Dental Group and zoned Planned Commercial Development (PCD). To the northwest is the Lena Gulch, with the surrounding land being owned by the City and zoned R-1. www.ci.wheatridge.co.us The subject property is a single large parcel that is 99,361 square feet (2.2 acres) and is currently occupied by two storage barns. The property has been owned Franklin and Lisa Denning since 1979. In 1989, a piece of the corner property was subdivided to allow the gas station at the corner of West 38th Avenue and Kipling Street. This action was approved per case number MS -89-01. Concurrently in 1989, the gas station lot was rezoned to from R-1 to C-1 and a Special Use Permit (SUP) was approved per case number WZ-89-01. The remaining portion of the Denning property has never been platted. Adjacent to the subject property is a narrow strip of land owned by the Denning's with PIN: 39-214-00-029. This strip of land aligns with access to the Kipling Ridge development to the south. This strip of land was deeded over to the Denning's by the city when it acquired land from the property owner surrounding Lena Gulch in 1986. Adjacent to this strip of land on the west is the Wheat Ridge Dental Group property. On the southeast corner of the property is a cross access ingress/egress easement that was established by plat in 2005, recorded under the plat name of Wheat Ridge Dental Group, with the case number of MS -04-02. Applicant/Owner Preliminary Proposal: The applicant, Evergreen Devco, Inc., is under contract to purchase the property at 3865 Kipling Street at the northwest corner of West 38th Avenue and Kipling Street. The preliminary proposal is for a neighborhood restaurant and a retail pad site. To accommodate development of the restaurant, the applicant is proposing a drive-thru on the north building. The second development site would be a 7,000 square foot retail pad site. End users are not determined at this time. To allow flexibility on the site, the applicant is proposing to rezone the property from Residential -One to Planned Commercial Development (PCD). To accommodate the two uses the applicant is also proposing to subdivide the lot into two separate parcels. The applicant is proposing four access points to the overall development site. Northern access will be from a curved drive, just west of the intersection of 39th Place and Kipling Street onto 39th Place. 39th Place provides access to the Rec Center. Two right-in/right-out access points are proposed onto Kipling Street for the northern pad site. Proposed access to the southern portion of the site would be from an internal drive that runs along the eastern property line adjacent to the gas station and connects to West 38th Avenue. The applicant would like to utilize design elements from the Kipling Ridge development into the subject site to provide compatibility and integration between the two developments. The applicant would also like to align access points with the Kipling Ridge development on West 38th Avenue. The applicant is investigating acquisition of the adjacent gas station property. The following is a summary of the neighborhood meeting: • In addition to staff, 2 representatives of the developer and 5 members of the public attended the neighborhood meeting. • Staff explained the site conditions, zoning in the neighborhood, and the reason for the rezoning request. • The applicants explained the history of the development company and described the proposed commercial development. • The members of the public were informed of the process for a zone change. • The members of the public were informed of their opportunity to make comments during the process and at the public hearings. Neighbors compared the proposed design to a previous multi family development and were more receptive the applicant's single-family proosal. Concerns were related to drainage, preservation of existing trees, additional traffic on W. 32" Avenue, and perimeter fencing. The following issues were discussed regarding the zone change request and proposed development: Who will the prospective tenants be? At this point, the developer does not have end users defined but they will most likely be a restaurant use and a retailer. How big will the buildings be? The restaurant which will have a drive-through will be around 6000 square feet in size. The retail building will be about 7000 square feet. Will the retail building have a single tenant? No, the retail building will probably have multiple tenants. Will the property have an access to Kipling Street? Yes, just south of the northern building pad. Will there be access to West 38`h Avenue? Yes, the access will be aligned with the new access point to the south. A shared access with the adjacent office property would be preferred. Will a traffic report be required? Yes. It was suggested that the developer consider traffic generated by Everitt Middle school, especially during drop-off and pick-up times. Will traffic be allowed to drive through the site? Could they enter the site from the rec center drive and travel south to exit onto West 38`h Avenue? Yes. How does the redevelopment on the south side of 38`h Avenue which includes a Sprouts grocery store, a Starbucks with drive-through and an assisted living facility impact the proposed development? The development to the south will compliment and be compatible with the subject site. The two developments should both be a benefit to the corner and this part of Wheat Ridge in general. Will the restaurant serve liquor? Possibly, depending on the end user. Will there be sidewalks installed on the 38'1' and Kipling frontages and pedestrian connections through the site? Yes. It was suggested that the developer provide a pedestrian link to the Lena Gulch trail which runs adjacent to the property and extends under Kipling. Staff received no written comment prior to the neighborhood meeting. Evergreen www.evgre.com Development I Services I Investments ax " Dear City of Wheat Ridge: Evergreen Development is proposing rezoning on property located at 3865 Kipling Street at the northwest corner of Kipling and West 38'h Avenue. The purpose of the request is to allow for the following preliminary proposal: The proposal includes a neighborhood restaurant and a retail pad site. The subject property is a single large parcel that is 99,361 square feet (2.2 acres) and is currently occupied by two storage barns. To accommodate development of the uses, the applicant is proposing a drive-thru on both buildings. The second development site would be a 7,000 square foot retail pad site. End users are not determined at this time. To allow flexibility on the site, the applicant is proposing to rezone the property from Residential -One, which allows only Single Family homes, to Planned Commercial Development (PCD). To accommodate the two uses the applicant is also proposing to subdivide the lot into two separate parcels. The access, traffic patterns and impact of the requested zone have been analyzed via the appending Traffic Study Report. We are proposing three access points to the overall development site. Northern access will be from a curved drive, just west of the intersection of 39th Place and Kipling Street onto 39th Place. 39th Place provides access to the Rec Center. One right-in/right-out access points are proposed onto Kipling Street for the northern pad site. Proposed access to the southern portion of the site would be from an internal drive that runs along the eastern property line adjacent to the gas station and connects to West 38th Avenue. We anticipate that the planned development will have a minimal impact to present and future on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. Based on our review of the site, the future development will coincide with the City's policies and contribute to the future vibrancy of the area. Sincerely, Andrew Call E•pAl 'O :y °qrY YES Andrew Call I Evergreen) Sr. Development Manager 2390 East Camelback Road. Suite 410, Phoenix. Arizona 85016 Phone: 602.808.8600 1 Fax: 602.567.7126 acall@evgre.com I www.evgre.com Arizona California Colorado 2390 E. Camelback Rd., Suite 410, Phoenix, AZ 85016 200 N. Maryland Ave., Suite 201, Glendale, CA 91206 124601st St, P.O. Box 247, Eastlake, CO 80614-0247 Phone: 602-808-8600 Fax: 602-808-9100 Phone: 818-240-8727 Fax: 818-240-1823 Phone: 303-552-6160 Fax: 303-280-2978 1 MW 1332115 JNId1� ... ._ r r - _ Jf ♦ T —C J 711 -M o L 1 0LL w�wi 00 �$ Q i t + GO . r oo rn Ln Li T�l M '; ♦ Wava,�i,v ♦ � • >Z A � � � 1. 1 Nam r y yIL 1 { r ■ -12 1117 w L�C / I ■ -12 1117 w L�C City Of -AheatR,�gide COMMUNITY DEVELOPMENT Wheat Ridge Community Development Department PRE -APPLICATION MEETING SUMMARY Meeting Date: Applicant/Attendees: Attending Staff: Specific Site Location: Existing Zoning: Existing Comp. Plan: June 5, 2014 Andrew Call Evergreen Development Services acall(d,ev rg_e.com Phone: 602-808-8600 Erika Shorter Evergreen Development Services eshorter d,ev e.com Phone: 303-757-0465 Tyler Carlson Evergreen Development Services tcarlson(i,evgre.com Phone: 303-757-0462 Meredith Reckert, Senior Planner Lauren Mikulak, Planner II Wade Sanner, Planner I Dave Brossman, Development Review Engineer Mark Westberg, Engineering Projects Supervisor 3865 Kipling Street Residential -One (R-1) Primary Commercial Corridor, Community Commercial Center, Mixed -Use Commercial Existing Site Conditions: The property is located at 3865 Kipling Street at the northwest corner of Kipling and West 381h Avenue. The site is currently zoned Residential -One (R-1). The surrounding properties include a variety of residential, civic and commercial land uses. To the north are four parcels zoned Commercial -One (C-1) and R-1 and owned by the City of Wheat Ridge. These properties are used as the Wheat Ridge Recreation Center and surrounding parking. Properties to the east, across Kipling Street, are zoned C-1 and Neighborhood -Commercial (N -C). These properties are used as retail stores, auto repair shops, gas stations, and a single-family home. Directly adjacent at the southeast corner of Kipling and West 38th Avenue is a gas station zoned C-1. To the south across West 38th Avenue are five parcels zoned C-1. These parcels are part of the new Kipling Ridge development, which includes a memory care facility, two retail sites, and a Sprout's grocery store. To the west is a dental office owned by Wheat Ridge Dental Group and zoned Planned Commercial Development (PCD). To the northwest is the Lena Gulch, with the surrounding land being owned by the City and zoned R-1. The subject property is a single large parcel that is 99,361 square feet (2.2 acres) and is currently occupied by two storage barns. The property has been owned Franklin and Lisa Denning since 1979. In 1989, a piece of the corner property was subdivided to allow the gas station at the corner of West 38th Avenue and Kipling Street. This action was approved per case number MS -89-01. Concurrently in 1989, the gas station lot was rezoned to from R-1 to C-1 and a Special Use Permit (SUP) was approved per case number WZ-89-01. The remaining portion of the Denning property has never been platted. Adjacent to the subject property is a narrow strip of land owned by the Denning's with PIN: 39-214-00-029. This strip of land aligns with access to the Kipling Ridge development to the south. This strip of land was deeded over to the Denning's by the city when it acquired land from the property owner surrounding Lena Gulch in 1986. Adjacent to this strip of land on the west is the Wheat Ridge Dental Group property. On the southeast corner of the property is a cross access ingress/egress easement that was established by plat in 2005, recorded under the plat name of Wheat Ridge Dental Group, with the case number of MS -04-02. Applicant/Owner Preliminary Proposal: The applicant, Evergreen Devco, Inc., is under contract to purchase the property at 3865 Kipling Street at the northwest corner of West 38th Avenue and Kipling Street. The preliminary proposal is for a neighborhood restaurant and a retail pad site. To accommodate development of the restaurant, the applicant is proposing a drive-thru on the north building. The second development site would be a 7,000 square foot retail pad site. End users are not determined at this time. To allow flexibility on the site, the applicant is proposing to rezone the property from Residential -One to Planned Commercial Development (PCD). To accommodate the two uses the applicant is also proposing to subdivide the lot into two separate parcels. The applicant is proposing four access points to the overall development site. Northern access will be from a curved drive, just west of the intersection of 39th Place and Kipling Street onto 39th Place. 39th Place provides access to the Rec Center. Two right-in/right-out access points are proposed onto Kipling Street for the northern pad site. Proposed access to the southern portion of the site would be PA from an internal drive that runs along the eastern property line adjacent to the gas station and connects to West 38th Avenue. The applicant would like to utilize design elements from the Kipling Ridge development into the subject site to provide compatibility and integration between the two developments. The applicant would also like to align access points with the Kipling Ridge development on West 38`" Avenue. The applicant is investigating acquisition of the adjacent gas station property. Will a neighborhood meeting need to be held prior to application submittal? Yes, a neighborhood meeting is required when rezoning to Planned Commercial Development. Planning comments: The following items were discussed based on the applicant's proposal: Zoning The property is zoned Residential -One (R-1). The intent and purpose of the R-1 zone district is to provide high quality, safe, quiet and stable low-density residential neighborhoods, and to prohibit activities of a nature which are incompatible with the low-density residential character. Process The R-1 zone district does not allow commercial uses. To accommodate the proposed restaurant and retail use, the property would need to be rezoned to a planned commercial zone district. In addition to the zone change, a subdivision plat will need to be processed to divide the lot into two parcels. These review processes will be explained in detail below. Architectural and Site Design Manual The property is located in the Contemporary Overlay Area in the Architectural and Site Design Manual (ASDM). According to the ASDM, buildings should be placed close to the street to promote an interesting and pedestrian -friendly street environment. Under the Contemporary Overlay Area Design Standards, the ASDM states: A 0-20' build -to area shall apply to 40% of the primary street frontage. This means that at least 40% of the property's frontage along the primary street must be occupied by buildings within the 0-20' build -to area. Based on the conceptual site plan, the proposed buildings will need to shift to the east and south to meet the build -to standard as much as is practical. The building design standards for commercial/retail structures will apply (section 4.1 of the ASDM). The ASDM is available for download from the City's website: http://www.ci.wheatridge.co.us/DocumentCenter/HomeNiew/588 Traffic Circulation Staff expressed concern with the convergence of the proposed access off of 391h Place and Kipling on the northern portion of the site. The applicant is proposing too many turning movements in a limited space, which would create traffic conflict on this protion of the site. Relocation of the restaurant with drive through to the east may help traffic circulation on the site. Building Division comments: The building division was not present and has no comments at this time. Please contact Chief Building Official John Schumacher for any additional questions related to building codes or required submittals for future building permits. He can be reached at 303-235-2853 or ischumacherO,ci.wheatridge.co.us. Public Works comments: The following items were discussed based on the applicant's proposal: Access to West 3e Avenue Staff recommends the acquisition and incorporation of the narrow strip of land between the subject property and the Wheat Ridge Dental Group property into the site. The acquisition of this strip of land would allow use of the access easement on the southeast corner of the Wheat Ridge Dental Group's property. This access easement aligns with the proposed access onto West 38'h Avenue for the development to the south. This would allow for the current access point for the Wheat Ridge Dental Group property to be closed and incorporated into a full access movement onto West 38'h Avenue. If the land is not acquired, the proposed southern access onto West 38'h Avenue would be restricted to a right-in/right-out movement. Access to West 39'h Place Current traffic stacking at the 391h Place and Kipling Street intersection from the Rec Center is a significant issue with the city. 39'h Place provides the only full access to Kipling Street to and from the Rec Center and many times there are numerous vehicles queued at the intersection to exit the site. As shown, the proposed access onto 391h Place would not be permitted. However, a drive that would run along the western edge of the site may be permitted if the access point were moved to the west on 39t1'Place. Staff will require a traffic study for the entire site, with specific counts that include Rec Center queuing. Access to Kipling Street The two proposed access points onto Kipling Street could only be right-in/right-out access. Staff recommends combing the two access points into one. Access to Kipling Street will be referred to CDOT. A traffic study will be required. Drainage Due to the site's proximity to Lena Gulch, a detention facility for flood attenuation will not be required by the city, but a facility with 100% of the water quality capture volume will need to be 4 constructed. The water quality facility will need to be designed to release into Lena Gulch the volume from the 100 -year flood event. The section of land surrounding Lena Gulch is owned by the City of Wheat Ridge. For any facility to be constructed on city land, a Right -of -Way Construction Permit shall be obtained from the Department of Public Works (303.235.2861) prior to commencement of construction activities. A Drainage Easement to allow for proper maintenance of the facility shall also be required prior to issuance of any building permits. Public Improvements West 38`h Avenue is designated as a bicycle/pedestrian connection from Kipling Street west to Youngfield Street. To allow proper spacing to accommodate bicycle connectivity, the City will require a minimum right-of-way (ROW) of 68 feet along West 38`h Avenue requiring a 4 -foot ROW dedication. The ROW will accommodate a 6 -foot pedestrian sidewalk, 6 -foot amenity/buffer zone, 4 - foot bike lane, l0 -foot drive lane, and 11 -foot left turn lane or median. To accommodate the misalignment of West 38`h Avenue across Kipling Street, the sidewalk and amenity zone will need to taper to the south to transition the public improvements to align with existing sidewalk at the corner. Along Kipling Street, constructing a 6 -foot sidewalk and 6 -foot amenity zone would be required. Approximately 6-7 feet of ROW has already been dedicated along this section of the proposed development. Subdivision Improvement Agreement A Subdivision Improvement Agreement (SIA) will need to be recorded with the final plat. This agreement will address installation of drainage facilities and any public improvements along Kipling Street and West 38`h Avenue. Process This request will require two land use applications: a minor subdivision with dedication and a zone change to planned commercial development. The first step was a pre -application meeting held on June 5, 2014. The next steps are outlined below. Zone Change to Planned Commercial Development The rezoning of an R-1 zoned property to a planned development is a two-step process, approval of an Official Development Plan (ODP) and approval of a Specific Development Plan (SDP) and plat. The first step in the process is to hold a neighborhood meeting. For this meeting, the applicant must coordinate with a planner to set a place and time and notify all property owners within a 600 -foot radius of the property. Notification may be via mail or hand delivery. The Community Development Department will supply the applicant with a list of all property owners within the 600 -foot radius. A sample notification letter is provided and can be used as a template. The letter will need to be approved by a planner before it is mailed. The fee associated with the neighborhood meeting is $100 for staff presence, plus 50 cents for each page of address labels (average is $243). Meetings can be held at City Hall or at a location the applicant desires. The meeting will be led by the applicant and should inform those who are in attendance what is being proposed. After the neighborhood meeting is held, the applicant may submit a formal application. There are two options for processing a planned development: applicants may submit the ODP and SDP subsequently or consecutively. At the pre -application meeting, staff will discuss whether it would be appropriate to submit both documents or separately. When the application is submitted, a staff planner will be assigned to handle the case. This person is the project manager for the case and will be the contact at the City throughout the entire zone change process. The case manager will review the submittal application for content. If all submittal requirements have been met, the proposal will be referred to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for their review and comment, generally for a period of 15 days. After all comments have been received, the case manager will forward those to the applicant. Modifications to the planned development documents may be required as a result of these comments. After all comments have been addressed, a public hearing before Planning Commission will be scheduled. Planning Commission will make a recommendation of approval, approval with conditions or denial. The public hearing procedure is replicated before City Council for final approval. Once approved, a blackline mylar copy of the development plans must be recorded with the Jefferson County Clerk and Recorder. If the SDP is submitted separate from and subsequent to approval of the ODP, then the referral process is repeated for the SDP, and the SDP is approved by the Planning Commission only. Subdivision Plat This request will require an application for a minor subdivision with dedications, and it will entail two public hearings. The first step in the process began with the pre -application meeting on June 6, 2014. The subdivision process officially begins with the submission of a complete land use application and fee. Sometimes this is submitted by the engineering or surveying firm who has been hired to prepare the plat document. After a complete application is submitted, a staff planner will be assigned to handle the case. This person is the project manager for the case and will be the contact at the City throughout the entire process. Upon submittal, the application will be reviewed by the case manager and sent to affected agencies for review. Service agencies (Xcel Energy, water district, fire district, etc.) and other City departments (Public Works, Building Division, etc.) will be given 15 -days to review the application and respond with corrections or comments. After all comments have been received, the case manager will forward them to the applicant. Modifications to the plat document may be required as a result of these comments. This review and comment process may occur several times before scheduling a public hearing. After all comments have been addressed, a public hearing before Planning Commission will be scheduled. The Planning Commission is a body of appointed Wheat Ridge citizens that reviews various land use proposals. Prior to the Planning Commission hearing, publication in the Wheat Ridge Transcript, notice to adjacent landowners within 300', and posting of the property with signs are required. The City will coordinate the publication, will mail the notices of the hearing, and will rel provide the applicant with the posting signs. The notifications and postings must occur at least 15 days prior to the public hearing. The case manager will prepare a staff report with findings and a recommendation which will be presented at the Planning Commission public hearing. At the hearing, after the staff report is given, the applicant and members of the audience will be given a chance to give testimony regarding the application. For minor subdivisions with dedications, Planning Commission makes a recommendation to City Council who is the final authority. The same requirements for adjacent landowner notification and posting will be followed as for the Planning Commission public hearing. A staff report with recommendations will be presented at the public hearing. While a subdivision request may be approved at a public hearing, it does not become effective until the plat document is recorded with the Jefferson County Clerk and Recorder's office. Within 60 days of approval, a blackline mylar of the plat with original signatures and fees must be provided to the City for recording with the Jefferson County Clerk & Recorder's office. A subdivision improvement agreement with financial security will be required for the street paving. This agreement is typically executed and recorded at the time of subdivision mylar recording. Utility Providers: The City of Wheat Ridge is not a full-service city. The utility and service providers for this property include: • Consolidated Mutual Water, phone: 303-238-0451 • West Ridge Sanitation, phone: 303-414-9467 • Wheat Ridge Fire District #2, phone: 303-403-5900 All land use applications will be sent on referral to these agencies for comment; however staff encourages potential applicants to contact service districts ahead of time. This may help to understand any design or infrastructure requirements and potential costs associated with the proposed project. Attachments: WR Dental Group Plat; Public Works Comments; Subdivision Handout; Planned Development Handout; Neighborhood Meeting Template Phone Numbers Meredith Reckert — Senior Planner 303-235-2848 Lauren Mikulak — Planner II 303-235-2845 Wade Sanner — Planner I 303-235-2849 John Schumacher — Chief Building Official 303-235-2853 Dave Brossman — Development Review Engineer 303-235-2864 Mark Westberg — Projects Supervisor 303-235-2863 VA Parcel 1: That part of the E1/2E1/2SEoSEo of Section 21, Township 3 South, Range 69 West, Described as follows: Beginning at the Southeast corner of said Section; running thence North along East line of said Section 762 feet to a point; running thence in Southwesterly direction in a straight line to a point on West line of said E1/2E1/2SEoSEo of said Section, which point is 600 feet North of South line of said Section; running thence along West line of said E1/2E1/2SEoSEo to South line of said Section; running thence East along South line of said Section to place of beginning; Except that portion deeded to Standard Oil Company, a corporation organized under the laws of Indiana, recorded in Book 1026, Page 160, of the records of Jefferson County, and Except that portion deeded to The American Oil Company, a corporation duly organized under the laws of the State of Maryland, recorded in Book 2024, Page 347, and Except right of way for West 38th Avenue, and right of way for Kipling Street which have previously been granted to the County of Jefferson, State of Colorado, and Except that portion conveyed to the City of Wheat Ridge by Quit Claim Deed recorded March 29, 1989 at Reception No. 89026317, and Except those portions conveyed to the City of Wheat Ridge by Warranty Deeds recorded July 23, 1999 at Reception Nos. F0913893 and F0913895. County of Jefferson, State of Colorado. Parcel 2: A tract of land lying in the S.E. o of Section 21, Township 3 South, Range 69 West of the 6th Principal Meridian, City of Wheat Ridge, County of Jefferson, State of Colorado, described as: Commencing at the Southeast corner of the West 1/2 of the East 1/2 of the Southeast o of the Southeast o of said Section 21; Thence Northerly along the East line of the said West 1/2 a distance of 30 feet to the True Point of Beginning; Said point lying on the North Right of Way line of West 38th Avenue; Thence Northerly along the East line of the said West 1/2 a distance of 296.4 feet; Thence on a deflection left 99030', a distance of 20.28 feet, to a point which lies 20 feet West of the East line of the said West 1/2; Thence Southerly parallel to the said East line of the West 1/2 a distance of 293.0 feet more or less to a point on the Northerly Right of Way line of West 38th Avenue; Thence Easterly a distance of 20 feet along the said Northerly Right of Way line of West 38th Avenue to the True Point of Beginning. County of Jefferson, State of Colorado. For informational purposes only: APN - 39-214-00-029 Lyea �:7 City of -A W heat J's cd] COMMUNITY DEVELOPMENT ge City of Wheat Ridge Municipal Building 7500 W. 2SO Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 NOTICE TO MINERAL ESTATE OWNERS APPLICANTS: You must submit this completed form to the Community Development Department no later than ten (10) days before the public hearing on your application. Failure to complete and submit this Certification of Notice shall constitute sufficient grounds to reschedule your public hearing. I, Andrew Call , as Development Manager of/with Evergreen Devco (Print name) (Position/Job Title) (Entity applying for permit/approval) (hereinafter, referred to as the "Applicant"), do hereby certify that notice of the application for Re -development of 38th & Kipling , set for public hearing on (Describe type of application) TBD , 20_, has been sent to all mineral estate owners at least thirty (30) days before the public hearing, as required by § 24-65.5-103(1), C.R.S., or, in the alternative, that the records of the Jefferson County Clerk and Recorder do not identify any mineral estate owners of any portion of the property subject to the above referenced application. © Check here if there are no mineral estate owners of any portion of the subject property. I hereby further certify that I am authorized by the Applicant to make representations contained herein and act as the Applicant's agent for purposes of this Certificate of Notice and bind the Applicant to these representations by my signature below. Dated this 14 day of November , 201 " By: 1_ •9' November 18, 2014 Dear City of Wheat Ridge: As Owner of the property at 3865 Kipling Street, I authorize Evergreen Development and consent to the filing of this application for the rezoning of the property. We acknowledge that the final approval will be determined by the City of Wheat Ridge. Sincerely, At- raklin D Dennig Jr. Liqa. Denning 14700 W 82nd Avenue Arvada, CO 80005 NECUTIM let. FO913894 7/23/1999 14:12:46 PG: 001-001 PAGE FEE: 5.00 DOC.FEE: 0.00 Location: Vacant land Wheat Ridge, Colorado R'ARRAI✓-n' DEED WITNESSETH THAT The City of NN beatRidge, whose address is 7500 West 29th Avenue, Wheat Ridge, County of Jefferson, State of Colorado, 80033, hereinafter Knoum as "City",for the consideration of other real property and the "Trail Easement Resenation" which is described below, does hereby grant; bargain, sell and convey to Franklin D. Denning Jr. and Lisa RL Denning, herein after !Drown as "Grantee", the following real property situate, lying and being in the City of Wheat Ridge, County of Jefferson, State of Colorado. to mit A tract of land lying in the S.E. %, of Section 22, Township 3 South, Range 69 West of the 6th Principal Meridian, City of Wheat Ridge, County of Jefferson, State of Colorado, described as: Commencing at the Southeast comer ofthe West %r of the East'/- the Southeast'./., of the Southeast '/, of said section 21; Thence Northerly along the East line of the said West!/, adistance of 30 feet to the True Point ofBeginning. Said point lying on the North Right of Way line of West 38" Avenue. Thence Northerly along the East line of the said West'/_ a distance of 296.4 feet Thence on a deflection left 99"30', a distance of 20.28 feet. To a point which lies 20 feet west of the East line of the said West'ri. Thence Southerlyparallel to the said East line of the West'''/, a distance of 293.0 feet mote or less to a point on the Northerly Right of Way line of West 38h Avenue. Thence Easterly a distance of20 feet along the said Northerly Right of Way line of West 38" Avenue to the True Point of Beginning. Said tract containing 5.894 square feet, more or less_ Also known by street and number as: vacant land, Wheat Ridge, Co., 80033. With all its appurtenances, and warrant the title to the same subject to easements, rights of way and restrictions of record, if any. Sighed this '&& day -i i . 1999. Attest� J." Wanda Sang, City Cle STATE OF COLORADO ) ) SS 4ime4Cen*erty., vfayor COUxM' OF JEFFERSON ) The foregoing instrument was acknowledged before me this -9 day of[.4`T 1999, by the Mayor and the City Clerk of The City of Wheat Ridge. My commission expires: /,)-01-:3 -D o -L— Witness my hand and official seal. Notary Public d , , 7500 WEST 29th AVENUE ) WHEAT RIDGE, COLORADO 80215-6713 Rithis I lk Z �: The dra8edescription is John P. McGuire, prepared on behalfof the City of Wheat Ridge, 7500 W. 29th Ave., Wheat Ridge, Colorado, 80215-6713 and is not to be construed as representing a monumented land survey. ltfUMI)1100. F0913894 7/23/1999 14:12:46 PG: 001-001 PAGE FEE: t.i.: \ r 1 1 5.00 DOC.FEE: 0.00 Location: Vacant land Wheat Ridge, Colorado N17TNESSETH THAT The City orwheat Ridge, whose address is 7500 West 29th Avenue, Wheat Ridge, County ofJefferson, State ofColorado, 80033, herein after Known as "City ',for the consideration of other real property and the "Trail Easement Reservation" which is described below, does hereby grant, bargain, sell and convey to Franklin D. Denning Jr, and Lisa M. Denning, herein after known as "Grantee", the following real property situate, lying and being in the City of Wheat Ridge, County of Jefferson, State of Colorado, to wit A tract of land lying in the S.E. %< of Section 21, Township 3 South, Range 69 West of the 6th Principal Meridian, City of Wheat Ridge, County of Jefferson, State of Colorado, described as: Commencing at the Southeast comer of the West '/2 of the East %z of the Southeast'/. of the Sou theast'A of said section 21; Thence Northerly along the East line of the said West 1/2 a distance of 30 feet to the True Point ofBeginning. Said point lying on the North Right of Way line of Nest 381" Avenue. Thence Northerly along the East line of the said West A a distance of 296.4 feet. Thence on a deflection left 99°30', a distance of20.28 feet. To a point which lies 20 feet west of the East line of the said West %. Thence Southerly parallel to the said East line of the West I/, a distance of 293.0 feet more or less to a point on the Northerly Right of Way line of West 38'h Avenue. Thence Easterly a distance of20 feet along the said Northerly Right of Way line of West >- 38`' Avenue to the True Point of Beginning. Said tract containing 5,894 square feet, more or less. ::D C\r J 15 W � Also known by street and number as: vacant land, Wheat Ridge, Co., 80033. w With all its appurtenances, and warrant the title to the same subject to easements, rights of way and restrictions of record, if any. Signed this ;&& day o 1999. Attest Wanda Sang, City ]ct STATE OF COLORADO ) SS. COUNTY OF JEFFERSON ) re chen gme., 'Mayor The foregoing instrument was acknowledged before me this -2 day ofi �. ��L . 1999, by the Mayor and the City Clerk of Tho Cily of Wheat Ridge My commission expires: l)-yki -10 0011— Witness my hand and official seal. Notary Public 7500 WEST 29th AVENUE WHEAT RIDGE, COLORADO 80215-6713 k`.K The drat* o this description is John P. McGuire, prepared on behalf of the City of Wheat Ridge, 7500 W. 29th Ave., Wheat Ridge, Colorado, 80215-6713 and is notto be construed as representing a monumented land survey. Recorded at o'clock M., -_ Reception No THISDEED, Madethis 5th dayof February 1986, between DEBRA S. UMBERGER ofthe County of Jefferson and state of Colorado, of the first part, and FRANKLIN D. DENNING, JR. and LISA M. DENNING, as joing tenants with right of survivorship whose legal address is 10135 W. 38th Avenue, Wheat Ridge, CO RECORDED IN COUNTY OF JEFFERSON STATE OF COLORADO RECEPTION N0, 86016132 02/14/86 11:50 6.00, ofthe County of Jefferson and state of Colorado, ofthesecond part, WITNESSETH, That the said part y of the first part, for and in consideration of the sum of TEN AND OTHER GOOD AND VALUABLE CONSIDERATION --------------------DOLLARS, to the said part y ofthe first part In hand paid by the said part ies of the second part, the recelptwhereof is hereby confessed and acknowledged, ho s remised, released, sold, conveyed and QUIT CLAIMED, and by these presents do e9remise, release, sell, convey and QUIT CLAIM unto the said part ielPf the second part, theirheirs, successors and assigns, forever, all the right, title, Interest, claim and demand which the said part y ofthe first part he s in and to the following described lot or parcel of land situate, lying and being in the County of Jefferson and State of Colorado, to wit: SEE EXHIBIT "A" ATTACHED HERETO. NO DOCUMENTARY FEE REQUIRED SINCE DEED GIVEN PURSUANT TO SETTLEMENT OF PROBATE COURT CASE NO. 83—PR-321 IN JEFFERSON COUNTY, COLORADO also known as street and number 3865 Kipling Street TO HAVE AND TO HOLD the name, together with all and singular the appurtenances and privileges thereunto belonging or in anywise thereunto appertaining, and all the estate, right, title, Interest and claim whatsoever, of the said part y ofthe first part, either In law or equity, to the only proper use, benefit and behoof of the said part iegf the second part, theileirs and assigns forever. IN WITNESS WHEREOF, The said part y of the first part ho s hereunto set her hand and seal the day and year first above written. Signed, Scaled and Delivered In the Presence of SEAL) S EA LI SEAL) STATE OF COLORADO, SEAL) aa. UITCLAIM DLLD, 0,.jf,-rJ 11.hli.hin,. !.;! M'• N h A. e.. l.at tu,n•U,11l n!`IJ _Ile 1, ,1}AMeI— a., l , ^4: f City and Countyof Denver The foregoing instrument was acknowledged before me this 5th day of February Is 86 by' DEBRA S. UMBERGER bf;:egvinnlsston expires 1900/ , Witness my hand and official seal. S��vf� ' 'c3.:,-0-0 - 7• S S.,tFU / 3/� `� GJ, Z 3�. He...yrvsn.. t rJ ?c GrJ 8m vo / t C-syrr �f",jtt, It 1 UITCLAIM DLLD, 0,.jf,-rJ 11.hli.hin,. !.;! M'• N h A. e.. l.at tu,n•U,11l n!`IJ _Ile 1, ,1}AMeI— a., l , ^4: f RECEPTION NO 86016132 1 i �.F - ��t�, 0. es r tq r'F-f`'�`c'.` r That part of the E�EJSE;SE, of Section 21, Township 3 South, Range 69 ,West, Described as follows: Beginning at the Southeast corner of said Section; ✓-#fir`running thence North along East line of said Section 762 feet to a point; running Y:`# r;.thence in Southwesterly direction in a straight line to a point on West line of .'•. taaid EkEhSEhSEh of said Section, which point is 600 feet North of South line of y �ssai., ection; running thence along West line of said EhViSEUEh to South line of +'said.Section; running thence East along South line of said Section to place of eginning; together with all water and ditch, reservoir rights including an un- i,divided 2/5 interest in SchroederDitch and all interest in Arapahoe Creek; to- x-.,._gether improvements with ,all situate thereon. Except that portion deeded to ,.:Standard Oil Company, a corporation organized under the laws of Indiana, recorded Book 1026, Page 160, of the records of Jefferson County, and except that portion .x'•1 - deeded to The American Oil Company, a corporation duly organized under the laws of the State of Maryland, recorded in Book 2024, Page 347, of the records of Jefferson County. and except right of way for West 36th Avenue, and right of way for Kipling Street which have previously been granted to the County.of Jefferson, State of Colorado. EXHIBIT "A" 77 t , r! 11 City of — _'I - - "� W heat �id e /= 5 -_ / g _�s LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 29th Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846 (Please print or type all information) Applicant Evergreen Devco c/o Andrew Call Address 1873 S. Bellaire St #1106 Phone 602-808-8600 City Denver State CO Zip 80222 Fax Owner Franklin D Denning Jr. & Lisa Denning Address 3865 Kipling St Phone City Wheatridge State CO Zip80033 Fax Contact Andrew Call Address 2390 E. Camel back #410 Phone623-523-3943 City Phoenix State AZ Zip85016 Fax (The person listed as contact N+ill be contacted to answer questions regarding this application. provide additional information when necessary. post public hearing signs. will receive a copy of the statf'report prior to Public bearing. and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Location of request (address): NWC 38th & K Type of action requested (check one or more of the actions listed below which pertain to your request): Please refer to submittal checklists for complete application requirements; incomplete applications will not be accepted. 0 Change of zone or zone conditions 0 Special Use Permit M Subdivision: Minor (5 lots or less) O Consolidation Plat O Conditional Use Permit O Subdivision: Maior (More than 5 lots) O Flood Plain Special Exception O Site Plan approval O Temporary Use, Building, Sign O Lot Line Adjustment O Concept Plan approval O Variance/Waiver (fi•om Section O Planned Building Group O Right of Way Vacation O Other: Detailed description of request: We would like to re -zone from Residential -One to Planned Commercial Develop ment. We would like to develop the site per the proposed site plan. To accommodate the proposed site plan we are proposing to subdivide the lot into two separate parcels. Required information: Assessors Parcel Nu►nber:39-214-00-029 Size of Lot (acres or square footage):2.2 acres Current Zoning: R-1 Proposed Zoning: PCD Current Use:Vacant Proposed Use: Commercial Retail I certifi• that the information and exhibits herewith submitted erre true and correct to the best of my knowledge and that in filing this application. lam acting with the knowledge and consent of those persons listed abore, without whose consent the requested action cannot laN full• be accomplished. Applicants other than owners ntnst submit power -of -at rrne�• from a ow wlni roved of 01 this action on his behalf Notarized Signature of Applicant State of Colorado County of c } ss The foregoing instrument (Land Use Processing Application) was acknowledged b the this day of , 20 1 q__ by DEWY WANE C0UN1Y o» Notary P I rpftmv ft"' &Pk" J* a IM My commission expires / Q /201!j' To be filled out by staff: lr (� Date received t! (d I (_ Fee $'�� Receipt No.�(OZ Case No. A2-_1,`0 1 Comp Plan Design. Zoning Quarter Section Ma Related Case No. Pre -App Mtg. Date Case Manager,N— Case No 1,y� 1-5 Date Received 1/20/2015 Related Cases Case Planner Recker Case DescriptiorZone change from Residential -One (R-1) to Planned Commercial Development (PCD) with an Outline Development Plan (ODP) AAv*aWln*Uww4%rr Name JEvergreenDevco Name Andrew Call Address 1873 S. 6"e St., #'1106 __1 City Denver Owsrer /�anrstetbiar Name [Franklin D Denning Name Lisa Denning Address !3865 Kipling St. City Wheat Ridge 1lQWWdtc11Ad WAPd&V Name [Andrew Call Name Address2 0 E. Camelback #410 City Phoenix PA r) L-cf A%iwta Aw Phare (602) 808-8600 State CO Zip 80222 - Pham State CO Zip 80033 - Phone (623) 523.3543 State AZ 1 255 IMM& Address 13865 1 Street Kipling St, City Wtreat Ridge State CO Zip 8003-3--- Location 0033Location Description Project Name —� Parcel No Qtr sec6on District No 3921400029 SE21 3 Parcel Na 39.214-MO29 Qtr Section: SE21 District No.: III . — fleni WX Pre -App Date i 6!5/2014 Neighborhood Meeting Date 1 7/1 Review Type Review Body Review Date Disposition Public Hearing ! PC Public Hearing First Reading Case Disposition Conditions of Approval Res # Ord # Disposition Date City of Wheat Ridee 12/16/2@14 14:44 CDbB 3665 KIPLING ST./EVERGREEN DEVCO, INC. CDBOII162 AMOUNT FMSD ZONING REIMBURSEMENT FEE 240.00 FMSD ZONING APPLICATION FEES 1,060.00 PAYMENT RECEIVED 1/AMOUNNTT CHECK: 94437 TOTAL1,300-00 ---------------------------------------- App Na APP142 Comments L� 1 Report 0 u Notes Status Japan StaaW.