Loading...
HomeMy WebLinkAboutPBG-15-02City of _14P 41 �WheatR d,�e COMMUNITY DEVELOPMENT Memorandum TO: Case file for Case MS -15-07 / Marshall Street Self Storage FROM: Lisa Ritchie, Planner II DATE: December 6, 2016 SUBJECT: Processing of Case No. PBG -15-02 and MS -15-07 Case number MS -15-07, a subdivision, was processed concurrently with case number PBG -15-02, a planned building group to allow a self -storage facility. All relevant files for case MS -1.5-07 may found in the case file for PBG -15-02. 2017002291 1/6/2017 3:18 PM PGS 3 $23.00 DF $0.00 Electronically Recorded Jefferson County, CO Faye Griffin, Clerk and Recorder TD1000 N FIRST AMENDMENT TO SUBDIVISION IMPROVEMENT AGREEMENT THIS FIRST AMENDMENT TO SUBDIVISION IMPROVEMENT AGREEMENT is made this `2-1 day of 2016 by and between the CITY OF WHEAT RIDGE, COLORADO, a home rule municipal corporation (the "City") and MARSHALL 76, LLC (the "Developer"), together referred to as the "Parties." RF.0 ITAT.S A. On July 19, 2016, the City of Wheat Ridge approved the final plat for the Property titled Marshall Street Self Storage, and in connection therewith, approved a Subdivision Improvement Agreement ("Agreement") which Agreement was filed for record on September 27, 2016 at Reception No. 2016028682. same. B. The Parties wish to amend the Agreement as permitted by Paragraph 18 of the AMEMDMENT 1. Agreement Amended. The Agreement is amended as follows: a. The first subparagraph of Paragraph 14 is amended to read: Performance Guarantee. In order to secure the construction and installation of the Public Improvements, the Developer shall, prior to recording the Final Plat, if applicable, in the real estate records of Jefferson County, which recording shall occur no later than March 15, 2017, furnish the City, at the Developer's expense, with the Performance Guarantee described herein. The Performance Guarantee provided by the Developer shall be an irrevocable letter of credit in which the City is designated as beneficiary, for one hundred twenty-five percent (125%) of the estimated costs of the Public Improvements to be constructed and installed as set forth in Exhibit C, if applicable to secure the performance and completion of the Public Improvements as required by Section 26-418 Security for Required Improvements, of the Wheat Ridge Subdivision Regulations. The Parties agree that Exhibit C shall be revised with updated cost estimates prior to the Performance Guarantee being furnished, and upon approval of the revised Exhibit C by the City's Public Works Director, the same shall be substituted for the attached Exhibit C without the necessity of a further Amendment to this Agreement. The Developer agrees that approval of this Agreement by the City is contingent upon the Developer's provision of an irrevocable letter of credit to the City no later than March 15, 2017 in the amount and form provided herein. Failure of the Developer to provide an irrevocable letter of credit to the City in the manner provide herein shall negate the City's approval of this Agreement. Letters of credit shall be substantially in the form and content set forth in Exhibit D if applicable, and shall be subject to the review and approval of the City Attorney. The Developer shall not start any construction of any public or private improvement on the Property including, but not limited to, staking, earthwork, overlot grading, or the erection of any structure, temporary or otherwise, until the City has received and approved the irrevocable letter of credit. b. The fourth subparagraph of Paragraph 14 is amended to read: In the event the Public Improvements are not constructed or completed within the period of time specified by paragraph 10 of this Agreement or a written extension of time mutually agreed upon by the Parties to this Agreement, the City may draw on the letter of credit to complete the Public Improvements called for in this Agreement. In the event the letter of credit is to expire within fourteen (14) calendar days and the Developer has not yet provided a satisfactory replacement, the City may draw on the letter of credit and either hold such funds as security for performance of this Agreement or spend such funds to finish Public Improvements or correct problems with the Public Improvements as the City deems appropriate. 2. Recording. This First Amendment shall be recorded in the real estate records of Jefferson County, Colorado and shall be a covenant running with the Property in order to put prospective purchases or other interested parties on notice as to the terms and provisions hereof. WHEREFORE, the Parties hereto have executed this First Amendment to Subdivision Improvement Agreement, on the day and year first above written. (110- NEgvn EAL ATTEST:DI�bRP _ Shaver, City Clerk dawk Vy �J'7'9- 0 / 7 CITY OF WHEAT RIDGE, COLORADO By: QAIIJP a041 oy e Jay ay r STATE OF COL RADO ) ss. COUNTY OF ) DEVELOPER'M By: V� S�' n The fore ging Agreement was acknowledged before me t is 64 day of r� 2014p bV of Notla& Publi a MOORMy com issionexpires: PUBLICOLORADO20004003852ES FEBRUARY 00, 2020 MARSHALL STREET SELF STORAGE A CONSOLIDATION OF LANDS SITUATED IN THE SOUTHWEST QUARTER SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO OWNER'S CERTIFICATE' MARSHALL-78,ILC, BEING THE DWNER OF REALPRGPERIYCONTAWING 6.776AACRE5 DESCRIBED AS 6ttoINS. A PARCEL OF LAND SITUATED W THE SOUTHWEST ONE-QUARTER OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CRY OF WHEAT RIDGE, COUNTY OF JEFFERSOtd, STATE OF COLIXtADO, MORE PARTICULARLY AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SAID SOUTHWESTONt-QUAREER OF SECTION 13 AND CONSIDERING THE WEST UNE OF SAID 50LJTH W EST ONE-QUARTER TO REAR NOO•D7'S3`W WITH ALL BEARINGS HEREIN RELATIVE THERETO; THENCE N22-52-4 7-1, A DISTANCE OF 729.20 FEET TO THE POINT OF BEGINNING, SAID POINT ALSO KING THE SOUTHEAST CORNER OF A COLORADO DEPARTMENT OF TRANSPORTATION (COOT) PARCEL RECORDED AT RECEPTION N0.19086148 AND THE NORTHERN MOST CORNER OF A COOTPARCEL FMCORDED AT RECEPTION NO. 819069724 AND THE SOUTHWEST CORNER OFA PARCEL RECORDED AT RECL PTION NO. 2006132 243; THENCE ALUNG THE SOUTHERN BOUNDARY OF SAID PARCEL RECORDED At RECEPTION NO 200613 2 V11, 174'44'31E, A DISTANCE OF 406.56 FEET TO THE SOUTHWEST CORNER OF A PARCEL RECORDED ATACCERTION No, 80057553; T14ENCECONTEND ING THE SAME REARING ALONG THE SOUTHERN BOUNDARY OF SATO PARCEL RECORDED AT RECEPTION N0.600575531, N74'44'3PF,ADISTAN[E OF 202.06 FEET TQTHE WESTRKfHT-OF.WAYOFMARSHALL STREET PER RECEPTIONNO. 201 ¢S9 �7[ THENCE THE FOLLOWING THREE (3) COURSES ALONG SAID WEST RIGHT -0F -WAY OF MARSHALL STREET; T. N87'33'S8•E,ADSTANCEOF19.00FEET; 2. THENCE ALONG SAID WEST F1GHT-OF-WAY UNE, ON A NON -TANGENT CURVE TOTHE LEFT, HAVING A RADIUS OF 9110A4 FEET, THROUGH A CENTRAL ANGLE OF 29149CG", AN ABC DISTANCE OF 468.62 FEET, HAVING A CHORD WHICH BEARS 617'20'38°E, A DISTANCE OF 453.35 FEET; 3. THENCE S57'44'SO'W, A INSTANCE OF 19.00 FEET; THENCE SOT02'10°E, A DISTANCE OF 282.14 FEET TO THE NORTHEAST CORNER OF ACDOT PARCEL RECORDED W BOOK RSS AT PAGE 310; THENCE AWNS THE NORTHERLY BOUNDARY OF SAIOPARCEL,?69'68'40' W, A DISTANCE OF 285.96 FEET TO THE NORTHERN MOST CORNER OF SAID PARCEL AND THE EASTERN AEOST CORNER OF A COUT FARM REC60DW AT RECEPTION NO.ADD69724; THENCE THE FOLLOWING THREE 13) COURSES ALONG THE NORTHEASTERLYBOUNDARYOF SAID PARCEL: 1, CONTINUING ALONG THE SAME BEARING, N60'58'4LY' W, A DISTANCE OF 358.60 FEET; 7. N41'10'1O W, A DISTANCE OF 67.60 FEET; 3, N29'41'65'W, A DSTANCE OF 242.00 FEET TOTHE POINT OF BEGLNNU4G CONTAINING 295,IS8 SQUARE FEET OR 6.7759 ACRES MORE OR LESS. HAVE IAID OUT, SUBIXVIDED AND PLATTED SAID LAND AS PER TNE DRAWING HEREON CONTAINED LENDER THE NAME AND STYLE OF MAILSHALL STATER i SELF STORgGE, ACONSOUDATION OF THAT PART OF BLOCK 20, BERKELEY HEIGHTS SECOND FILING, AND LANDS SITUATED IN INC SOUTHWEST 1/4 OF SEC 13, T, 3 S., R. fig W., 6TH PAM., CRY OF WHEATRIDGE, COLORADO AND BY THESE PRESENT$ DO DEDICTHOSEATE TO THE CRY OF WHEAT RIIIGC AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHWDUIIUTTESANDSERVICES PORTIONSREPAIR AND REPLACEOP REAL MENT FOR ALL SERVICES. THIS INCLURTYSHOWN AS DEESSFB�UUTTHE CONsTRU T1 NDT LIMREDTOTELEPHAONE ND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APF URTENANCES TNEETO. MARSHALL -76 U.C. A COLORADO LIMITED LIABILITY COMPANY BY: CORY THORNTON, CORY THORNTON STATE OF COLORADO ) )SS counttoFasc� ) THE FOREGOING INSTRUMENT WASACKNOWLEDGED BEFORE ME THIS �_LQAY OF e. UtV. 201k AD, By (I ,.__ ..r1..gL,w•Ie.� _(- LVI-.NT55TMY HAND AND OFFICIAL SEAL, MY COMMISSION EXPIRES (( JN -L NDORE NN �OTARY h51lIGM51lIG STATE OF GOtOPA00 OTAM,h A2�alIp13!!# � 4Guu,g4quCattA. CiTTy C—ERRTTI-FIC,—ACTIOON:: AFMOVED TH" jpTO ppY OF Al rEST 2D r8y THE CDyOK,AMEATAIDGE MM FY EOR RFCT wic a! VICINITY MAP i NOT70SCALE SURVEYOR"S CERTIFICATE 1, CAMERON M. WATSON. 00 HEREBY CERTIFY THAT THE SURVEY OF THE BOU14DARYOF MARSHALL STREET SELF STORAGE WAS MADE 8Y ME OR UNDER My DIRECT SUPERVISION ANOTO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION ASAMENDED, THE ACCOMPANYING PLAT ACCURATELY REPRESENTS SAID SURVEY. aDD UC,r CAMERON M. WATSON, PLS CORANDOUCENSE NUMBER 38311 ;3031/ 8341 SA GRE DE CLF OF POINT CONSULTING, LLC &341 SANGRE DE CLF RD, SUITE 102 UTTIETON, C0 80127 -PjE•LARD (72D) 258-6836 cwatsnn®pm-RG.com COUNTY CLERK AND RECORDERS CERTIFICATE: STATE OF COLORADO ) )ss COUNTY OF 2EFFERSON ) 1 HEREBY CERTIFY THAT THIS PLAT WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, i COLORADQ AT VI.•E O'CLOCK P.M. ONTHE 01 !.T DAY OF g I p , 2014Ao, IN BOM— PAGf,RECEPTION NO. Acjlfi)�41)11 �G$i; JEFFERSON COUNTY CLERK AND RECORDER Ej^f� j"j1M• ' Y - '--•Y'ry DEPUTY 00 SURVEYOR'S NATES: 1. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANYLEGAL 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 THISSURVEY BE COMMENCED MORE THAN TEN WAIS FROM THE DATE OF THE CERTIFICA71ON SHOWN HEREON, 2. THISSURVEYOOESNOTCONSTRUTE A TITLE SEARCH BY POINT CO.VSUITRVG, i1L. fOq INFOREAA7TON REGARDING BOUNDARY, EASEMENTS ANOTRLE, POINT CONSULTING, LLC RELIED UDEN THF KOLLOW W G TITLECOMMITMENTPREPAREDBY LAND TITLE 6UARA' COMPANY: FILE NO. A8070429002.9, EFFECTIVE DATE OF JUNE 12, 2015 AT SOO P.M 3. BEARINGS SHOWN HEREON ARE BASED ON THE WEST UNE OF THE SOUTHWEST ONE -QUARTE OF SECTION 13, TOWNSWP 3 SOUTH, RANGE 69 WEST OF THE PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE O. COLORADO ASSUMED To BEAR N 00" OTS? W BETWEEN A 3.25" ALUMINUM CAP IN RANGE BOX -LS 23047' AT THE NORTHWEST CORNER OF SNDSOU7HW EST ONE-QUARTER AND A 3.2S" BRASS CAP IN RANGE BOX "LS I3212" ATTHE SOUTHWEST CORNER OF SAID SOUTHWEST ONE -QUARTE. 4, FLOOD ZONE DESIGNATION: ACCORDING TO FLOOO INSURANCE RATE MAP (FJAM.) NUMILER 080059CO212F, WITH AN EFFECTIVE DATE OF FEB 5, 2014, TNF FNTIRE PROPERTY UES ENTIRELY WITHIN THE FWGVy EG ZONE DESIGNATION: 20NE X - AREAS DETEEMINEOTO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN, S. UNIT OF MEASURE- PER COLORADO REVISED STATUTES SEC. 18.S2, 106 (11, ALL UNCAL UNITS DEPICTED ON THIS LAND SURVEY PIAT ARE U.S. SURVEY FEET. ONE METER EQUALS $9.37 DIVIDED BY 12U.S. SURVEY FEET ACCORDING TO THE NATIONAL INSTITUTE Of STANDARDS AND TECHNOLOGY. 6, THE SUBJECT PROPERTY CONTAINS 295,158 SQUARE FEET OR 6.778 ACRES, MORE OR LESS 7. ZONING:INDUSTRIAL - EMPLOYMENT 0. ADDRESS: 4901 MARSHALL $T, WHEAT RIDGE, C08DD31. WHEAT RIDGE GEODETIC INFORMAVON� 1. THE CURRENT CITY DATUM COORDINATE SYSTEM USED 15 A GROUND-BASED MODIfIED FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE OSO2. 2. VERTICAL DATUM VSEDIS THE NORTH AMERICAN VERTICAL DATUM OF 3988(NAVDSB). 3, GROUNDTDGRIDCOMetNED SCALEFACFOR 1,0.8997478D30D,5GlEOFNOM BASE PORdT PHA(1 (PERMANE HIGH ACCURACYCONTAOt OCFNT#I{HAVING THE FOLLOWING NAD83/92 STATE PLANE COORDINATES; PHAC I:NORTHING:1701258.75, EASTING: 3118217.50, ELEVATION: 5471.02. STATEMENT OC ACCURACY THE GEODETIC POINT COORDINATE DATA SHOWN HFBFJN HAS BEEN DERIVED FROM THE NAD 83 HAAN STATE PLANE COLORADO CENTRAL PPS 0502 COORDINATE SYSTEM, AND HAS A HORIZONTAL ACCUACY QASSMCATEONOFQ07 U.S. SURVEY FEET AT THE 95% CONFIDENCE LEVEL, AS OEFINED IN THE GFOSPATIAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (FGD0STD-w7.2-199RL STORMWATER DETENTION EASEMENT: THE STORMWATER WAL17Y DETENTION AREA HEREIN SHOWN AS'YTORMWATCR DETENTION EASEMENT' SHALL BE CONSTRUCTED AND MAINTAIN ED BY THE OWNER AND SUBSEQUENT OWNERS, HEHHS, SUCCESSORS AND ASSIGNS, W THE EVENT THAT SUCH CONSTAUC'ION AND MAINTENANCE IS NOT PERFORM ED BY SAID OWNER, THE CRY OF WHEAT RIDGE SHALL HAVE THE RIGHT TO EATER SUCH AREA AND PERFORM NECESSARY ''WORK, THE COST OF WHICH SAID OWNER, HEIRS, SUCCESSORS, AND ASSGNSAGREESTO PAY- NO BUILDINGOR STRUCTURE WILL SE CONSTRUCTED IN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTION THE HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA WILL BE MADE WITHOUT THE APPROVAL OF THE DIRECTONOF PUBUC WORKS, CROSS ACCESS EASEMENT LANGUAGE" THE OWNER, HIS SUCCES5UR5AND ASSIGNS, GRANTS LIMITED RIGHTS AND PRIVILEGES TO ACCESS AND TD FREE MOVEMENT THROUGH THO5C AREAS INDICATED A5 "CROSSACCE55/INGRE55•EGRE55 EASEMENTS" AS ILLUSTRATED UPON THISPLAT. SUCH GRANT OF EASEMENTSHALL BE LIMITED TO THE OWNERS,TENANTS, CUSTOMERS AND GUESTS OF THE OWNERS AND SHALL FURTHERMORE GRANT ACCESS TO AND FREE MOVEMENT THROUGH SAID EASEMENTS TO THOSE ENTERING SAID EASEMENTS FROM SIM LU RLY RECORDED EASEMENTS FROM ADJACENT PROPERTIES AND)OR FROM ABUTTING PUBLIC STREETS, DRAINAGE EASEMENT LANGUAGE ALL STORMWATER DRAINAGE FAOUNES LYING WITHIN ANY AREAS SHOriN HEREIN AS "ORAINAGE EASEMENT" SHALL BE CONSTRUCTED AND MAINTAINED BYTHE OWNER AND SUBSEQUENT. OWNERS, HEIRS, SUCCESSORS AND ASSIGNS. IN THE EVENTTHAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PEMRM16 BY SAID OWNER, THE CITYOF WHEAT RIDGE SHALL HAVE THE EIGHT TO ENTER SUCH AREAS AND PERFORM NECESSARY WORK, THE COST OF WHICH SAID OWNER. HORS, SUCCESSORS, AND ASSIGNS AS TO PAY, NO BUILDING OR THE STRUCTURE V41LL BE CONSTRUCEEO ACROSS OR WITHIN SAID DRAINAGE EASEMENTS AND NO CHANGES OR ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE STORM SEINER WILL BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS. a 0 CL 2 Z j � E Wwl V W N2cDT U ?yl ��0 z0! (7 ti 3 ZN: v ZO" Z LW Q W < V) a. LL. Z -`J O LLJ VJ < F ❑ W Lu z Ln Q Z tJT z z 0 K O J CASE HISTORY I I I'll �ep�aoA! /�P�Bff T3S ROW. ' 51e 13 ' 2981. IS 31041 IN 3 Gf BOX, % ALUFMNUMCAP IN "S S BOX, WITH REEERENCE• I T*Fs,srAMPlEonsswown (-(ACCFDTEDA5WI/4CDRIVR 'SECTION 33, T_ 3 S., R, fig W.) WHTAT RIDGE POINT 012M LAT 1 11.95' LONE:115115.iff 33.51" STATE PLANE COOBDIMATES -N 713319.07 E 3_20259.70'. MCOIFIEO CFOUND f170AOINATES N. 71375129'. I r.. 32104692' T 30' DRAINAGE EASEMINr 'TRY SEPARATE DOEIIMENT 5 i OI(VT OF BEGINNING L CO LORADODEFT.OF7RAN$ 1 ��~78�r/F,• RfC N0.7908614Rt,// / I 5 3x45 %/^f s.2.2s 1 X16 bIWN y� MICT O ^IN I ( �y^I��I I I�1 W Wllelbi�lYYY��� MARSHALL STREET SELF STORAGE A CONSOLIDATION OF LANDS SITUATED IN THE SOUTHWEST QUARTER SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO COLORADO DEPT. OF TRANS i B1,41816 -P6.252 OOINT OF OOMMENCMENT END, 3.25" OIAM,BRASSCAP IN RANGE 0109 WaTN REFERENCE TIESSTAMREDA53HOWN f (ACCEPTED AS THE SOUTHWEST 1 CORNEA OF SEC I3,T.35.,EL69W.) W NEAT RIDGE PW NT 913809 : EAT.036' 36'4G.17• N LONG: L15"19'T19.98" STATE PLANE COORDINATES Nt 1710693.62' ( E 31)0265.72' '—' .l.EOGROUND000RDINATES N: 711125.16' - E: 121052.84' 5,7� + Nnowwhat'a(}ClQYV. "` s Wb to oyou ft S13'Sf4 �- sLiOBa �W b "2Q O 40 6y MONJ - SCALEI"=40' eeeeeeeeeA�AeAAYe�4NbAFe1EI r' L �� LOT 1 MARSHALL STREET SELF STORAGE 295,158 SO; FT. 5.776 ACRES ZONED I -E PARCELUNE PAR"' 1 REE: NO. 9002 35,2623.. FT. 0,810 ACRES U R a ACCESS LINE REG N0.90D2A405 Z OIL C' LYOq AND FROM ANYPART.OFTHE -RIGHT-OF-WAY OF RVED5TATE-70 siro7W g DD575S3 ,. Taw 'd2"E �. �11j i V `I Q ' 109.tv NT5 36 ' 477-58 - C) PUBLIC ROW 6"472 0 19OF VACATED BOW RECNO.262wm76 PARCEL 1 MAP LEGEND s;a 69�a°w REC. NO. 452756 1x.73' 250,898 SO, FT. O 1n O NON-EXCLUSIVE WREATRIDGE 5.760 ACRES WATER WIRICTEASEMENT REGNGFI492126 T013E C11TMGUISHWITY -, Rs90004' , Opy 09YAY' . SEPARATE INSTRUMENT Q w ul 1 CJ1B SITJ4�'36 F Q � . �j U Clll�l�95' SE[TOx(OppER Z Ln REI wE06 THHIEPWY. S - - ---- A04AaN1 aaRIAAavuRE 36' SANITARY EASEMENT 89.750' FG, 119 3 , IU UTIUTYEASEMENT T08E EXTINGUISHEDBY WREBYGRA"TED SEPARATE NSTRUMENT SYTHISPLAT tn l COLORADO DEPT. OF TRANS i B1,41816 -P6.252 OOINT OF OOMMENCMENT END, 3.25" OIAM,BRASSCAP IN RANGE 0109 WaTN REFERENCE TIESSTAMREDA53HOWN f (ACCEPTED AS THE SOUTHWEST 1 CORNEA OF SEC I3,T.35.,EL69W.) W NEAT RIDGE PW NT 913809 : EAT.036' 36'4G.17• N LONG: L15"19'T19.98" STATE PLANE COORDINATES Nt 1710693.62' ( E 31)0265.72' '—' .l.EOGROUND000RDINATES N: 711125.16' - E: 121052.84' 5,7� + Nnowwhat'a(}ClQYV. "` s Wb to oyou ft S13'Sf4 �- sLiOBa �W b "2Q O 40 6y MONJ - SCALEI"=40' eeeeeeeeeA�AeAAYe�4NbAFe1EI r' L �� LOT 1 MARSHALL STREET SELF STORAGE 295,158 SO; FT. 5.776 ACRES ZONED I -E PARCELUNE PAR"' 1 REE: NO. 9002 35,2623.. FT. 0,810 ACRES U R a ACCESS LINE REG N0.90D2A405 RESERVES RIGHTOF ACCESS TO - C' LYOq AND FROM ANYPART.OFTHE -RIGHT-OF-WAY OF RVED5TATE-70 Qkgts�7 AC+, J�1Rp� 0 N�'39$6 F L7147.iT SM-15FYlIMMON13 belvl 0 '426 ® � za 0 z do9f �U�< a ��rv3cOiu FNO. 3.25" ERAM. BRASS CAP IN RANGEDOX, WITH REFERENCE TIES, STAMPED AS SHOWN {ACCEPTED AS SOUTH Ila CORNER SEC 18, T. 35., R.69 W.T .MEAT BEDGEPOINT B139D9 LAT. 036' 36'4&9r N LONG: 115' Ar 37:72" W STATE PLANE COORDINATES N:171O693,67 E: 31229I2.;2' MODDIED GROUND COORDINATES IN; 711125.21' f: 123700,01' v �u2�as 3 M 5 '.3 SS I4 L,TnJ V Q 0 C) 0 Ll J MAP LEGEND Z O 1n O . W'54YEORREP SFT e54tdAP N11N Pro Q w ul 40.ASCGP.53AAYYA'roM LS49931'l[XQFTMFAlWN1 - Q � . �j U SE[TOx(OppER Z Ln U S - - ---- A04AaN1 aaRIAAavuRE Q 3 0 fECf1GV I1NE tn 4n -`-. .l a__....._«..:..—_—_— EASEUENTURt Uf Q O p w J� r A2RIUHE Z m ARFk OP 4Y6TN('USEKENi O To4E1x1u.AVARLo 0. d i FNO. 3.25" ERAM. BRASS CAP IN RANGEDOX, WITH REFERENCE TIES, STAMPED AS SHOWN {ACCEPTED AS SOUTH Ila CORNER SEC 18, T. 35., R.69 W.T .MEAT BEDGEPOINT B139D9 LAT. 036' 36'4&9r N LONG: 115' Ar 37:72" W STATE PLANE COORDINATES N:171O693,67 E: 31229I2.;2' MODDIED GROUND COORDINATES IN; 711125.21' f: 123700,01' v �u2�as 3 M 5 '.3 SS I4 �e /IAA ao«o9€�83 9-az-�G y�•.5.t; 96 PrA 4�&,A• OP Te�efUg saleoi- t,plOtaaO PLANNED BUILDING GROUP FOR MARSHALL 1 -MALL_ STREET SELF STORAGE COVER SHEET DECLARATION OF PLANNED BUILDING GROUP WHEREAS, _ _.-...I•"I�fS�'La(C HAVE SUBMIrtm A PLANNED BUILDING GROUP PLA FOR THE CETY OF WHEAT RIbGES. APPROVAL PURSUANT TO WHEAT R1OGE CODE OF LAWS, FOR THE LAND ARTA I.FGALLY DESCRIBED AS: A PARCEL OF LAND SRUATED NI THE SOUTHWEST ONE-QUARTER OF SECTION 13, TOWNSHIP 3 SOUtH, RANGE 69 WEST OF THE 6TH P IALOPAL MERU". CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHYYESTCORNER OF THE SAND SOUTHWEST ONE-OUAATER OF SECTION 13 AND CONSIDERING THE WEST UNE OF SAR)SOUTHWEST ONE-DUARTEA TO BEAR NIKPOYS3'W WRH ALL BEARINGS HERRN RELATIVE THERETO; THENCE N22'SY4T"E, A DISTANCE OF 729.20 FEET TO THE PONTOF BEGINNING, SAID POINT ALSO BERG THE SOUTHEAST CORNER OF A COLORADO DEPARTMENT OF TRANSPORTATION ICDOT) PARCEL RECORDED AT RECEPTION NO. 79086148 AND THE NORTHERN MOST CORNER OF A COOT PARCEL RECORDED At RECEPTION NO. HM61724 AND THE SOUtFRNEST CORNER OF A PARCEL RECORDED AT RECEPTION NO. 2006132243; THENCE ALONG THE SOUTHERN BOUNDARY OF SAID PARCEL RFCORDW AT RECEPTION NO. 2006732243, N74'44'92E, A INSTANCE OF 40656 FEET TO THE SOUTHWEST CORNER OF A PARCEL RTCORDED AT RECEPTION NO.80057553; THENCE CONTINUING THE SAME GEARING ALONG THE SOUTHERN BOUNDARY OF SAID PARCEL PECORDTD AT RECEPTION NM 80057553, N74'44'32"L, A U157ANCE OF 202.05 FEET TO THE WEST RIGHT-0FWAYOE MARSHALL STREET PER RECEPTION N0, 20160 4 58 7 6; THENCE THE FOLLOWING THREE 131 COURSES ALONG SAID WEST RIGHT -Dr -WAY OF MARSHALL STREET; 1. 1497'13'581A bISTANCE OF 19.110 FEET; ). THENCE AI UNG SAID WEST RIGHT-OFWAY LINE, ON A NON -TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 90044 FEET, THROUGH A CENTRAL ANGLE OF 29'49'08", AN ARC DISTANCE OF 458.62 FEET, HAVING A CHORD WHICH BEARS SITZ MT6 A DISTANCE OF 463.35 FEET; 3. THENCE S57'44'SVW, A DISTANCE OF I9.00 FEET; THENCE 500'02'10"E, A DISTANCE OF 282.14 FEET TO THE NORTHEAST CORNEA OF ACOOT PARCEL RECORDED IN BOOK 855 AT PAGE BIO; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID PARCEL, N60'S8'4O'W, A DISTANCE OF 285.96 FEET TO THE NORTHERN MOST CORNER OF SAID PARCEL ANDTHE EASTERN MOST CORNER OF A LOOT PARCEL RECORDED AT RECEPTION NO. BODW724; THENCE THE FOLLOWING THREE (3) COURSES ALONG THE NORTHEASTERLY BOUNDARY OF SAID PARCEL 1. CONTINUING' ALONG TIE SAME SEARING, NWSV40'W. A DISTANCE OF 358,60 FEET; 2. N41- UD'IO'W, A DISTANCE OF 67.60 FEE T; 3. N29'47'S5'W, A DISTANCE OF 242.00 FEET TO THE POINT OF BEGINNING CONTAINING 295,158 SQUARE FEET OR 6.7759 ACRES MORE OR LESS. AND WHEREAS, THE CITY OF WHEAT RIDGE HAS APPROVED SAID PLAN ON NOW, THEREFORE, UPON FINAL APPROVAL OF THE PLANNED BUILDING GROUP BY THE CRY OF WHEAT RIDGE, THIS DECLARATION 15 NOTICE TO PROSPECTFA PURCHASERS OF THE LAND AREA AND TO ALL OTHERS THAT IT IS THE SUBJECT OF A PLANNED BUILDING GROUP AND THAT, SAID PLATE AND THE ORDINANCES RELATING THERETO ARE BINDING ON SUBSEQUENT PURCHASERS, SUCCESSORS AND ASSIGNS UNLESS THE PLAN IS ABANDONED, AMENDED OR WITHDRAWN IN WRITING AND DULY RECORDED AND SHALL LIMB THE CONSTRUCTION, USE AND OPERATION OF ALL LAND AND STRUCTURES INCLUDED WITHIN SUCH PLANS TO ALL CONDITIONS AND LIMITATIONS SET FORTH IN SUCH PLANS AND ORDINANCES. n Ca3b'Y, TtH.LO� N,ONN f ~ �t4r STATE OF COLORADO ) /�.I )55 COUNTY OF -ilw ) THEL�+ FOREGOING INSTllRMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF INF pp By C, nfL:I-rA4-r1RAsf WITNESS MY HAND AND OFFICIAL SEAL MY sOMMI9SION EXPIRES: IF. nRl�Oab It NOINR In NOTAHYRJSUG f .1 N-ILMOOREM�I 6TA-,EOFCALORAD0 _ no,nN oua+:lc STATEMENT OF PROPOSED USES AND COMPLIANCE WITH ZONING THE PROPOSED SELF STORAGE AND TIEN WAREHOUSE SPACES ARE CONSIDERED PERMITTED BY RIGHT IN THE I -E (INDUSTRIAL EMPLOYMENTI ZONE DISTRICT. NOTES 1, THE PLATTED BOUNDARYWAS SURVEYED BY CAMERON M. WATSON, P.LS. LAKESIDE NORTH PROJECT LOCATION MAP SCALE: HIS SITE PLAN MARSHALL STREET SELF STORAGE SHEET INDEX ,CASE HISTORY TABLE _ Sh..t TBIe O1 -�� IEC. NO. 201L7'045876 {MARSHALL STREET ROW VACATION} _ SITE PUN WZ-1543 GRADING AND UTILITY PLAN MS -15-07 Ca11 bwR44 Y.+414 PBG -1502 LAKESIDE NORTH PROJECT LOCATION MAP SCALE: HIS SITE PLAN MARSHALL STREET SELF STORAGE SHEET INDEX shit Numbw _ Sh..t TBIe O1 COVER SHEET 02 _ SITE PUN 03 GRADING AND UTILITY PLAN 04 LANDSCAPE PLAN OS SITE LIGHTING PLAN 06SITE TE UGHnNG DETAILS 07 B ING EL7NATTONS UJB BUtLDiNG E3Evnnaxs I. 5-44 YR r— J1Yj. IA14'ls�fk DO HEREBY CERTIFY MAT THF SURVEY OF THE BOUNDARY OF MARSHALL STREET SELF STORAGE WAS MADE BY ME OR UNDER MY ORECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCOR APPL)CABLE COLORADO STATUTES. CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN A i SAIDSURVEY. 4'04 FSP :s 38311 mac: (SRIRVEVOR`S SEAL} 5�........_ SKINATURE - CITY CERTIFICATION / (+, - APPROVED THISZ+, STAY DF fg�jj to BY ME CITY OF WHEAT RIDGE. ATTEST 7— `g �i w CITY RK ,A� �...._..�_ COMMUNITY DEVFLopmE"REcnftyK` COLORPCp PLANNING COMMISSION CERTIFICATION S ec` APPROVED THIS DAY Of M-- ;016 BY THE WHEAT RIDGE PLANNING COMMISSION, CHA)RP COUNTY CLERK AND RECORDERS CERTIFICATE STATE OF COLOPAbO ) ) S5 COUNTY OF IEFFERSON ) I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CUFAK AND RECORDEP OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT y. Sz O'CLOCK 4.M.' ON THE _Q(" P DAY OF SSP TCMh,tf oNU A.O., GN T BOOK.. , PAGE RECEPTION N0. Aqk JEFFERSON COUNTY CLERK AND RECORDER YGYP GTT. •=g -� DEPUTY 4� MARSHALL STREET SELF STORAGE -SITE DATA TABLE EXISTING ZONING i -E (INDUSTRIAL EMPLOYMENT) PROPOSED LAND USE SELF STORAGE LOT AREA 6.57 Bc (M.160 SF) GROSS 6.57 He (286,760 SF) NET FLOOR AREABY USE _ SELF STORAGE 74,400 SF SELF STORAGE LEASING OFFICE 7SOSF CARETAKER RESIDENCE AND GARAGE 2,350 SF 11 DREW NG UNIT OFFICE I WAREHOUSE 3,600 SF TOTAL 81,100SF REQUIRED PROPOSED BUILDING COVERAGE 2432M SF W%) MAX 70.800 SF (27%) OPEN SPACE LANDSCAPING USABLE _ 42,9248F(15%)" 88,200SF (31%) HAROSCAPE (WON -LIVING) 35% MAX LESS THAN 1% (1,148 SF) PARKING OFFICE t WAREHOUSE I SPACE PER 300 SF = 3,6M SF 1300 =12 12 SPACES (INCLUDING 1 ACCESSIBLE STALL) SELF STORAGE 8 SPACES +1 SPACE FOR CNSFTE MANAGER (INCLUDING 1 ACCESSIBLE STALL) ACCESSIBLE 1 2 d- BICYCLE 2 2 1.1- -u- 0 f241NAib PRG H6S48Y(RAi pnuxme rea REFunNrrtAL 44NARPIfi 44YLAR8 F aY = � R V C E o a gid; o �I 2 O� cc Gi�'IL NLSl4P(:f.S F— Cl) wd UJ LLI Do Q Lw" 0 z U) J F 25JF-<0 mdouj w = L.L. o Z {� ... d'o� �v¢ a < U3 Ik '9^Planl xe. -- COVER SHEET 01 ���PawEaFPjAMPoNio9'S'Yog3 PAW - �— ROW SDRFAD®L ODH.RiPPFTNREE.�I j( C])i NATNE BOIROERS t.f SITE PLAN. .. .. �� .1AANSPOMIAt10N "F � 00.0PDSFp GROIRED pIP(uP S WACO. 1 - APPgRIMATH LDITTS Oi 1ElS+aMRYwET1AxbS aNWCt �~L!N'CR I! HFA/ I� AM SIDk AMRMFIS C,Mxpq -- ���"'-' �- J TNIMAS NN MMIU ABBOTT M=MVnIMVaW >lflG LLLiO,ia& 1Rff9 'Jd OfAR1T9IFK/14MkTALRp�T. '—RENOYBHATPIACS iEIi¢FMIix OQNA/@tTMlfET10E Lb7 ORiEY/{M MMS( --' I��� 6'GONOIEIE VFATIGI.CWH IIr0.Sr ANa PROMSSO RMAP SIG. CWTARCIFTRIANM LEGEND: HE: ARCN. WI ym-�x� €xTTnuS AAmv Pali- Ma - p KEY A REI ARIL IXt4w1NFS �.� PRt)PEF7YttNE Rt: A at Lz]G BILPOiR6v EXISTING EA5GENT MGU ROIOD OWNHAD SIGN [CNGNTE INK)� CHU HEEM WAI& 6C PRMSM WADING . STWCr.ORAW1pG4 ADARAMP g EXIST]NG FIRE HYI)M ANT- - PROPOSED CIPIvlCOR6 PROPOSED CONCXTETE STdIN rTATFR DElfl5t!!au[ASENENT i PROM EDSTOPSIGN maPNua PROP "p STOP SIGN PrtoPD5�E0 A5P)iAli 6ANL AnaDrr C rsACT -rr�" nruau+Ptml RIPR PTOPOBEDRE wrl.MRW cak"EE=*me CAAa r u1GE 1RIANGU5 Y .P!)APOSEO PROPOSED FIRE HYbRAN wREA QLMLfTY PDND ]'. QN®CU7 MP)•.y .SIGHT DISTANCE Y� WATEASIIBPACEEIL'JATION FMac 'j Err POAOS DS[f7M �'�:.�"�— TO He ARPRareD uNarA s ErvwAiE PERenr PDSED CPDIITPO rv� ,iy R u�' '1_ T:'•,� �t PAOPOSWVO8TA*ftSWMK 1AM01! IOJRSrt 'cc NWxm)sJz PFW�PpO�SyEDA�R)PW3TOrADUfDW RIVER STmPE,r1TL0E MWER RUNDOWNS xt i �! H .. "��%' .'y 1 fDA6ATlOL1fY B� 6mevuA RanmeouTIm PDie A"*SOM Axe ✓r.PiviRI f NHODroW TOP F)1)IIIIF Sam tArE 91 MIN, LOW PERNEASIEWIL- MQI?M%R (' �y, 1 iSs t- 4 . TOHERELOGTED MAI W1 mo .4 joT - veRNGAT.wrnAxoavMlA]x+usue RaW wRiA f ARcle � �� � -aP,a of Aow. To xewuCMTEo BY c `\ I .� 1 ,`�� 1 r J Y'�, � r •,�-t-+ •RtDG i. -\ `y .�1 GRJLcc cWALF ... ,. ..'� �-y 1p .E4 / \ IA• �.? 1 J } ' PIOGN '.i..Y•t.` ( , / — + LMPDRTEo060T ClASHxMCNFAI 4. ILLRBEx "i mcu¢noo on+IHMLXr �, ! - .�"- - r - 1 _ I I B.rummHaSBN�Nr ao'w fH TRANGPONTn11Du .J/' 1 ]0.IX •t / �r�r Y BQ aLoo' M)I uM POND MANREXANGE r \ / 1'A' J HI S ,. "'� '�s• �.• Il, 8'\MT;AKHICM mP- 'EMCAYATIHNilHar TO HE oemmye ACCESS ROW �' / f L i ! !y-e�' t}epRO)Di i • TpY S "WINGS60 ACPNAUT(I'm ` OF.SIG.l. W—Wa amr_ OONPRALTOR. NOT ( \ J J�. iy 1151 Na TD �AEIMATEO BENITA SHoWNTOS PROPOBEbBiDEwax . e. :. * r ;'rj d . 1 L \ vYMLAWN 1EEGEDGRWnERACKS KS j{�,, 9eo• A,1®sF ` ,N _ §£� ,: „rF , NErAL m[NET PeeIGE AMDMANIIAL `fl9, MEPAI P)[IfET3wR16 GRE MIN:P WAl1 COXPRALT00. 5 ���RE, ARV. DUWvqGs Wr `NTT" KNOX box ROmw DROIREEL PNE NNGUNT PIIOP15ED9fae.EIsm tt�:(Em>AIE \\ ra i •'� i P, r N DICTATKl1WAN61f I \1 \l 11t N• DBCYGE kFLt I \��j „t� i S ) �, i q ETI §(.: ORMfAT�EDABB111XD �� ¢ex. T �q * T .• .i° ' Ram. T`: �°orosEnslrewAix .� � °YF. egr. �t'.'•I r1 �-c'� k S � �I � t:� e L ')+t � 1 �. G'NDV]Nrr POLE J T4id tx) NaRSEs Nix. HaoweNne UNREINFDRQ�DONCRe)e EUVAI[ON IEVELDaG P.D7 A SEGMENTALRETAINUMINAILDETAIL az I'MAKE MAIMS NOW 1�- • .' A, GRASS SWA]E fx .p ,IS M, SERER a a .f �l !f' .i ; T! +' CENTERUME -MODU Wi RETAINtAG WAUS 4A' OR GREATER fA5EL!N7 ' t y' + t", f - PIACe wm(E) AEO OIAMONDS)GIS IN MEAGKr$HgLL BE ENGINEERED (REFER TO m ✓nGe)fD PNDPCSM)ME 4r : ��: Y,+r 0=1, r tWJTCDOM<) AT THE DAD DF STDEWALN STRUMURALRFAWS WAUS LESS THAN 4-D' NroRapr 'rx 20.0' SAM P i. ii - IN HEIGHT TO 6E DESIGN-OUDD. COIDA/ADG..TFPnRTnCn11� axi Req� SEGMOAA..MsSMYI OA,Au UNDER SPARATE PERISDMNMEGrt A II sp" cm mm .C1 e, ✓NxR b fQB.4 �.1 F- S MOH OWN F \� lU1R fRM - MATDI ExiSTING - I FI0.F NVDP>'Nr MO. PEPCE Toa , a "- REMOVEDANDREHACED:�py ' �vrena)a HaBMrrtAt P]Nioa)c PBORSBUBMDTAL W11B]ai6 PHGReBOBMMAL aexADmA MTLARH �8 64 R E R8 U !A CIVI ( �h 0 d wUJ LLJ CCt ('j w0 LU f < �E Q z (� L)��i 0 d J-) =I _jE"" Y 4 In c2 U) aLa U— o ix n= Lij a a OmaF�11U �. DrsrlTw Si?E FLAN O,Minp Nv 02 „rfK orle CEM r IF (3) 3i'VATrVr DOIAOtniit UWY dl DiSTttITAMAAW GRADING AND UTILITY PLAN ATtLANDS IMPACT %esq: J^tu"i:OflS NW IN (N.)”, 1,9 " a*" 2'r rjiF'�Inm sonm r 12 64.7 LF 0 look 3r STOP" SmR .M. I3,7L. 2.3 (P�T T"PE t3�COMO INLET C'5'� _'ov &,r fRtr WERANDS RtPACTI lffm!�u LEGEND: Ta (N:Nmis `L EAJSlMC Kv VA I. sm.99 rw&uw nm 19.2 Lf 0 1.6— L5• m:P slotm Sem PROPERTY LM TM 'EIACC momseo CA"m "ULM Imaww" EXISTING EASEMENT FEM mmiSM22 QUT(24'jS2I3Al -511f— EXTMNG MIU09 CONTOUR 'v kc:p STORM a�. EXISTING MINOR CONTOUR —F. EXISTING FIRE HYDRANT tX 0 i4M IT RM STORM SEWER rnm" PROPOSED MA;OR COWCUR it'X" 'Emixv f"wMx "r -=401 It, --------- --- PROPOSED MINOR CONTIDLIA. Cc' om—ar &wMw a+s Lm IL PROPOSED ASPHALT 7 WIDE CA4T.19 JW� 10K --PkqPGSED CONCRETE PROPOSED BLUILDING Ae If FINISHED GRADE ELEVATIONS TO &I mao" DIRECTION OF FLOW 3VAMW smcnw TO HE' REMPED EXISTM CHAINUNIC FENCE PRO= kwT. DaSTING GAS LINE TSF rP EXISTING WATER LINE bi.Clp A EXISTMG STORM SEWER EXISTING IRRIGATION SO S' SAlPTARi_SdynDI EXLTnMG SMED ELECTRICAL EXISTING OVERHEAD ELEMCAL .0*74W 8'.�A974. eXMTING SANITARY SEWER `EI,fIG Rl,, 's>ese : 1 ',�: l / m sot Fiva Alftsium ftom Fine hybwn rw=w57eMIXrNOTE TO CONTRACIDR sro.. cwtmr NO GRADING FOR DETENTION PONDS OR AND ST GE DRAINAGE CONVEYANCES SEES SUCH AS SWWITHIN AILES SMALL OOCJR ORM R, '. TYPO (2) FEET OF ANY PROPERTY LINE. om'14 NOT ... 4, RETAINING WALLS OVER 4,0* IN MGHTOR GREATER SHALL BE ENGINEERED (REFER TO STRUCTURAL PLANS), WALLS LESS THAN CC' - IN HEIGHT TO BE DESIGN -MUD. Aw PROPUFDC WATER LINE 300INAM EASEMENT BADE ANM FF PROPOSEVi'lRE HYDRANT PROPOSIX, In" MRANT PAMSED a, wAl" Lm WATER LINE 008E ITT WATER WSMCt EAST AND NORTH WALL 0.8 1;5707.90 zoumo W04 12MvemePOO WW -AL tgrooXots Pan Emw_'TT.L PRSAESU­AL "2DIms alvuws in F LLJ col Z) UJ LLJ 'Qo a 0 E Qj o w0 cf) cc z J. < 0 ':3 co < CIi lox LLI ow M LL F (/)J ix z a< GRADING AND UTILITY PLAN 03 � fr iii► . av♦Oi,I��� _ ,�, �-�L•-- �- � ��j �. 41 t IPfiii♦♦tom r t "M j Ri`i�a+-v.i�♦jii♦ ./' GF`"�� " t ,'-rw-'�' � �'I • r"`t�Y r Rag BAC9011.1. MIXTURE I PART E)=AVA7IEV roll. I PART TESTED ORGANIC =MPOST R�N SIDES OF PIT SET TREE CN UNDIST.IRMIED SOIL MWNp, ♦ b♦ •t*������ t 1 YJ �t��Zx > ��'.J't ..�^ e - i p0' a _. * 1� ; .:WRQ T 'C ly W+f:' '�. •\i, �lt ��^i �4• •• 'tJ(Y J 'i^ Z}_ a a r�j t d -f P � wR1� M ' +�"� ? €'-p7'k���•'hJJJ--� PTF, y4V / � I iR%� -CJ• r! 4 b 4'a�, Ly��; ,_�. ,� .�'•; .. o ,�'°Cop y 2� rrri= ef� i fir q7 i�'� `II PAR. TESTto Omamlo COMPOST T�'fi�� ftw�;EN SIDES OR PIT ANCHORIW. DEVICE C3 PER TREE) PLANTING DETAILS _ TREES _ 4�14aw Mmt'N SOffTN. C011wmyw ft KNE F • APMWxM4TP1Y 415' uIIVuJt,2-J4..1'ttuuLG OYfPOpL ITEM / DESCRIPTION FmouIRED PROVIDED N!£Rt'IAL LANDSGAP2Y I5% OF LOT AR FA 34% OF LOT AREA 285)51.94 8F (6.-M6 ACJ 44,274 SP yy� NARDSCAPE (TION.LIVQNG) 35%''MAX. SITE COVERAGE LESS TNAN Ix RIP RAP DRANASE t:P1,4TB.EL9 S82 SF < Ix MOMAR CONCRETE fWAINMCs WALL (15 LF X 2') 50 SF < I% CQ"ACTED GRAVEL RIOADBASE (RESIDENCE PRIVATE SPACE) 416 W < M LANDSCAPE (LIVNG) NATIVE GRABS - WETLAND SEEP Mx �-H 13324 SF% L�1 NATIVE! GRA89 . DRYLAND SEED MIX 15,141 8F S2x SEEN" B SHRUB BEDS - T'91LCHED UITRI RIVER ROCK ?SEE h10TE S) 3031 SF < 1% ON -619 PLANT RECUIREMENTO TOTAL LANDSCAPED AREA S6256 BF 100% I TREE 1 30 LF FRONTAGE 419 LF / 20 . 16 TREES 16 TREES 1 TREE 1 t~ SF ROD. LCMICP. AREA 44,2i4*t iAJF' 44 TREES 44 TREES I0 ENRU" / I— BF. ROD. LDSKP. AREA 44214 / I,11II® X m . 443 6IAl4JB0 210 SHRa1B6 SEE NOTE 4 MARS,4LL 9TR£ET . STRE£iBCAgNG I TREE 1 30 pRON}AGE 9 TREES 419 / 210' J' f6 TREED SEE NOTE 6 SEE NOTE 5 6HR15 BEDS - MULCHED WITH RIVER RocK !SEE NOTE 5) 29M SP NOM LTUEGEOTECHNICAL REPORT FOR TOO, SITEPROH101T8 JRIINGAtEO LANDBCAPDNO UAT,N 10' OF THE OUILDMG FC'MATIONB DIE TO HIGHLY EXPANSIVE 8011.8 -- 2. AN AUTOMATIC UNDERGRgBJD IRR63ATION SYSTEM IP.ILTING AND SHRU9S DR+p EMITTERS WILL DELIVER WATER TO ALL TREES M 3. 814RUE BED EDGERS $WALL BE COIMMEpICIAL GRADE FACTORY PfWNTED METAL WITH LINDEI�aROJND STAICEB 4. THE REMAMtN3 814QJB t�4UU1EF4Fdlt WILLBE MET INT,4 12 SHRUBS AND ORNAMENTAL GRASSES IN TWE MARSHALL STREET TREE LAW).01 WITH THE 430 WILLOW STAKES IN TNF WET SUTALE AREAS 5. 5 MB BEDS UALL BE MULCa`ED WM'H I 2 GR1Y RIVER ROOK ATS' DEEP OVER UPE HARRIER PABRIC 6.TREE6 IN NATIVE GRASS ACAS WILL Me MULCHED WIT, ,WR ZDDED CEDAR UbODCHIPS WIO UEED BARRIER 1 SEEDED AREAS IN EROSION PRONE AREAS WILL OE BLA.,"TED OR STRAW r.1mCHED B. OVERNEID UTILITY UTREB ALONG MARSHALL STREET PRd4MIT 14E USE OF SHADE TYPE BiREET TREES BEHINp THE SiDj UAE,E Stilt - '— ARE S,CUN IN THE TREE LAWN OUT6IDE OF THE OVERHEAD ymm Dit;; ENt TRS SPECIES AN BE D ECTED FOL1.0a G INSTALLATION OF TIE OVERI4EAD UtILITY ORES, TO BE COORDINATED WITH THE C.7Y AND THE DEVELOPER ON-SITE PLANT UST ALL PLANTS ARM XERIC FOR WATER CONSERVATION DUAN CODE COMMON NAME 170TAN1C NAME 64,7E / ROOT HEIGTH U05TU 4 LIN REDMOND LINDEN TILIA EUCHLORA 'REDMCNb' 21 CAL DIB 60' A0' 6 KOT KENTWKY COFFE6IPEE GYMNOCLACUS 0I0I<216 2• CAL 5415 60' 40' ' 6 HAW COOKSPUR HAWT40M CRAT. CRUS-GALLI IRE'a'118 2' CAL ENB 20' 25' I ; 14 PM PINION PINE PMS EDULIS 6' HT BtB 25' B' JUN 4 W FOX FCXTAIL PINE PI415 ARISTATA 6' HT BIB 31' B' 16 PON PONDEROSA PINE PINUS PONDEROSA 6' HT 1916 40' 25' 60 TLO THWE LEAF SUMAC F"S TRILOBATA NO, S CONT. 6' q !0 JLN .CALGARY CARPET JWYPER AIN. SABNA MOLMA• NO.5 CONT. v 691 68 PW. FEATWER REED GRAS6 CALAMAGROO178 ACUTIFLORA No. 5 cow. D. :• ® 450 N/A SNRM WILLOW (SEE OE:.OW1 SALIX SPEG65 (LOCALLY COLLECTED) 6TAK2:B tRSIiACL STREET PLANT LMT ALL PLANTS ARE -- FOR WATER CONSERVATION COD£ COTMPTOl1 NA•IB BOTANIC NAME SIZE / ROOT HEhWW WIDTH 4 OAK EN3LI6H OAK QUERCUS ROBUR 3' CAL Bib S5' S0' 3 CAT NORTHERN CATALPA CATALPA 5PEC109A 3' CAL BTB 60' 40' 2 FIL T18®G'S4FILBERT CORYLUS COLH2MA 3' CAL 04S 80' 30' O 20 AN CALGARY CARPET JWtPER AIN. SABNA t1ONNA' Na 5 CONT. S. 10' 0 25 TLS T,4 REE LEAP SUMAC R4AS TRILOBATA NO. 6 CONI. 6' 8' IF 21 FFG FEATHER REED GRA86 CALAMAGIWOTIS ACUTIFLORA NO. 5 CONT. 5' 7' SEED MIXES UETLAND S'5CIE5 VARIETY % MIX PLS I AC. ORYLAXD SPECIES VARIETY % Mr c PL9 / AC. CANARY GRABS CHIEFTCN 50 % 5 LBS-, 1926 BLuEBTEM KALI 10% U LOB. MEADOW OROME WGAR 25% 2S L.B. YELLOW INDIANGRAS9 CHEYENNE 10% 1 LB. T•OXTAIL GARRISON 20% 2 LBB. SUTCHGRASS CLACKIIELL 016 A LBB. TIMOTHY CL"AX 5% .S LES SDEOATB GR4MA 15A IGL N 10% .9 LEIS, R0 LES/AC UROTERN WEATGRASS ARRIBA 096 16 LBB. N ADDITION TO THE ABOVE MIX, RANDO'9,Y BLUE GRAMA HACWTA 10% S LBS. PLACE AREAS DURING LATE WINTER OR EA3WL' LOUD BTACEB ALONG E CEO OF WET ,y ,,SPIIM UWSATGRASS CR;TANA 10 % 1 I.B. 3LY SpRNG PRAIRIE SANDREED G06HEN 10 % 1 LBB. SI mLIVE, our LCWDONSTAKE 1•i' 8W4Ue U9LLaU SLAKE GREt3N NEEDI.EGRASB LODCXd'T 10% i LB. NI INSTALL TOP SIP' SLENDER WNEATGRASO' PRYOR 5% 6 LBS. `/\ \ !DO NOT ROTATE) STREAMBANK UUEATGRA98 SODAR 5 % 6 LBS. . DAMP SOIL 92 LBBIAC IN ADDITION TO THE ABOVE MIX, ADD 10 LOS. PER ACRE . OF 'REGREW' UA4ICH 18 A FArT GERMNATMG N IFISE CROP . ANGLE L.OIIIER CUT THAT WILL STABILISE THE SOIL WHILE THE PERMANENT GRASSES ARE GERMINATING AND MATURING REGREEN 514RUB WALLOW STAKES SEED 16 STERILIZED 80 IT WILL NOT REGENERATE AFTER THE FIRST GROWING SEABOK ,i�ecy,�,.K, rl'�n�ia 9 PG g3 SITE LIGHTING PLAN an b, tot . be yyhn` f�tw M 'm 1a bo ' "�✓ 1 Y _' J s..Dsy' "bio. r ], -. ,I - ae •w n T•e in yrv'jy.nn; 4e� if'p° >o De , W •n , 3f en a 4. a to Va ). s a• to �-to �"" a -t. w 6<tn a w •a ' u '!.s a x. d Yo r - , J:a•'<i >° �l arR�ln -Y -' T �ra'•j!ft. f 4 H Sa 5 > ]e Se ! )n ka i 4 a, b6 � �l i I D n }> Yd to f S• a, M 1 .ear' � �.,.�•-.-�'; r ", D >. „ �, w �.}} �' r . ,..R � y—J •.. e 'IIn �,tiy'�"� . ( e to + x, n -} 1.• to ' • L �. .a to 1 a )i a as to 4 1 a 'u , t, L •.0 f br e\ i > >, / ''iY n x. , is -! 5 � 4. to 5' ',,, .! �,L/ /• to ar �. � e r n Y• a 4s '. � to Ta �� ♦i "' a 2a .S ;� �/ ` f J -e 1 tlN 4 \ r 1.. "/�/,� v ,��� 1e e y bas, •.d - t �d. >n e t ' i f _ ':• µti ' Y > s 'l • 1. • n. y ] yY ^lr / } t. e \ t,f. / sr t. �j � •• f _ sa tb ' r 15% 0 1f •, ` � f 1. �{ � !f b b, y7.A1 ai \b ti>` s `./ J b,: % 5 + ; t/ u pe y, ra v s 5' . � , Y> :� °.&. , >a ' r a, •m o 'df 4� def Sp �yT,, .i �/ S � s > ` r • 5f d �/� r � S a j .� � Ya ' b, bo °`-�. w u s3 L t Yt Y. s. � , a to Te. s >! s{ � Yn / ,n to •, � tr. 1 . T°. / .r ti. / 4a l � u Ya �� 'ao 'r 'de �� v tj(/ r h> •Ya Yr 'ba y ' / ° k, ,.5 ' a .b,r Y• b •e. > /M2 {�y�!yF' 1a8 , 1 hi be f u Dn ae b /; fu 4 it a 4c u L Ti ]> 1Y A1Ir n. td ♦ 4, an \\\"'LLteee •e ))a % 1 •y� p. - Y• r sn [y�.. }. a t. 4 4a 3, Lo a.\\`` ♦ fa. f _•~ a Yn / f f }e � .., 3 r of Ds br - ar��'m a 1u 4 a 'u 5 , Y ..1 • $ `>s . Y Y D > >f , 4e of bD)na T 'te 'u t, L % v Yo s,-✓ >a Y. 'tt' K ., elf y }o _ . 7 a ha �bn r br a' 4,e Y u L ) T+ L t �;' n. + •! �'C//l 4s bo ! r• b ro•.�vp Yn L 4a .' r/ � x u y 4.! t JJ/ a 4 e IJ U, b bn be - ' a e :vo 'e '4 e f be . 's. hi s t, u / 1 .> •,e ^ , / > �_. .e b Tn M S° a 14 a bf. L• bn bd - t1 r '• " k }+ S / _ to b � Dn '•tl 1N 'Dn tb Da en 1 an D, Y. ]. Y• ' � bf + 6 U u 5� s/ /. � L t � -' as Tt LA ba M nn m�bb Aa p! 5, a b.h• •.f rt tJ: )f . ��(/�/ ka ]> b be bf �'? Da Te ('W ♦e YA. `be' ho 'm h° e D 'II ba kd a! ♦r i �r/ r. an 4, S b° E.a � be 'op +�•ee b an bah 'm bn .� ».•¢a t - '•e y ! ! +� .-.T / be ao be M Taff . Da 'sem+'fL m "sa be b• 1a 4a / is bn 'aa be b. Le be b M)•a. bn to •w bn b, fi� a u S. '� .. + (� tl ]. Yx bo an Yn br be t.o m "m n..Y+ bD- be. - L �' ° e 1! o b• bn bm L Ye 1Da _ -� a'p xv eDe ye bo ao m ba bf b •tl s. R '• D to h 4o be Ya lb° r�_L"akyy90 'x o W 'u Y, b. Y ]n Y kn 3 he e> an "d�• bt-he s ae an M br b ]e ' 1n kf 1a. a r ne 'm hr tii Ds �O, W ae Df ba tie x c W be W; n Ttl b> M of n ba De . . e} na h> ax ba h n• � `,.{ n M 'a+ Tn fo-o - ,De ao �'n Ae 'oe-.Da 'a. E. n� b• D't, bei , M' be to h m'e b wpm sw ae Da'a t se 'ems m4e 'w �be i be Ye -t,L b 'no m 'po to M' be to Ts o T° 4 T f To n bo ffi'n Dn mba Yn e° Ml'e< _ m Trr`W Yo to fa be 'H bn 'a ae bn 'otl 4tl t`he e Do♦n b ba 1 M.e bn M. hn mlb° Yn" a ba W a b° W bb to 'u - NORTH SITE LIGHTING PLAN T° U zn`m to {}5 _ 4W ea ,a Yn DRAWING NOTES: 1. ALL WMGR SRE UC MM FLRURM SW -LL BE CONTROUED Bt AN A97RONOAMt%L TKCLM OR PHOTOCELL, I PHOTONEM, AVE BEET! MCUTA71MS NDMWNW USM A UCflt jL ; FA" of UGHTiNG STATIS71CS I+ Dsserlptlso I Avg Mak Min 4dMM AVSLMin Parktng Q Dti. Anes :I-Sk i0.1 to 0.110 1VFA I NFA BUILDING ELEVATIONS b�- 7 Overal fast Elevation — :Part 7 (Marshall Street) .W.Tom' 6 -Overal test _ Elevation — Fart 2 (Marshal 5treeO Overal North Elevation — Part 2 snr. o sm .rr tSLN,a. a NUkfli.V rcT2 NORTH-PARTI EAST -PART? EAST•PART2 KEY PLAN r.2" 3 North Elevation — Part 3 »r.wr 4 OverraR North Elevation — Part 1 I ENOWEEiED RETANNO WALL. 4 \ ' JAW,CORRUGATEO PANELS AT HEAD GOR MCNS.. .ELEVATIONS `'•^"-4COLOR:LWHTTAN. I --4 COLOR MATCH MW SONOSTONE . am+a ria. TvVcal Retaining Wal Elevation Typical, Elevation at ©rive— Storage Units 07 ami .rte ysr, rr -i cc,.rl:.r k.70i409 6?J SITE LIGHTING DETAILS LUMINAIRE 5CHE6U1 E r.tiriYr. r0. aaaroip - , vuar- . uruoc wYecn ssb; t•ts '�@PWiMp;Wl _� rtNsteMYin,•te,N swewNbr,lme wlMsriN r,>.z ,wwlriEu iCk SPM(kE C06 EO - 70pJ Em aYrs re kweat:•:.IndWmtMrlp. a+tlu.fu�...y��'an r>. bbl �ll�l s>pa Ye.aW bsm> IdMw ti curter 65-fel-lfD-ea-a�-az weWvwe.n Wart ae.WimbmrMPaWs a�lV:tC9ek.w reW�'ral��� 4sfine Xu.eoN t t mm l ' un mxU*M Wm ar4q>SN.SrbO �tgsupNeep Rvsl4arsuwer9 � trllwpw�. way.tr+nsrwxsrr*e4.r ru CutiYi 1 -aL sass - �m ?Wm mea sperm+ v>nl :ou.ifls -:._wu .Fiw.s _ gmwuppe'rw..rerw 1q�1qI�bF� : a+a.ea+�m�..ta ..'e« wr.aweoa,.,r, lom 12 AFL;i O11 m= 9= n. 45 li c �wrvrvcss«.a w,.ur i u�• fm.naV -. vrtu-DiG7-t[D-E-SJa-HL•1xt057. i.NB r.N P mW t5 R 9auME smart PW eu2 V�LL MNui.tEi; P4iE r(Ykrt cODCER Ildltnle mow_ m.�M w�' TYOI.rIWt ��1p�� iT%+YVbrtl mPlluptpWh,rslM er[fimr'.M.IYwpnr. fY,siYlbtNrrMM4rsV (ts�,aromM>mtiw an a atm nl �.5 aS.. YJY-DM-1lD-E-SIl-BE.WIRD 52" s TYPE 11 O6rMgDpN Cu tire., rnJ�.+iEO _..__ w.00. Seftrf 1WYiINB � Jns-rr-noN-Jnry-rr 698 - tO.JM CED "NN rr'aOIAIAE SIRAIJNi nit'l ON J tial TYPE N r ue AA/AA2 „„.. McGraw -Edison hNbr.m 4d..+.. ."mq w�>i•� �nwv W4t w rw; w>• .n.+rc. .Y�b..nmmru G ssb; cnssas "" iMaacrEutEiEo '�@PWiMp;Wl _� rtNsteMYin,•te,N swewNbr,lme wlMsriN trtPlk/ebwwl,IWt. •�^ __.._ tht6fw+NhYwbrM,d �it� �W.Wob NB>bi>twrRbP'I1,[1. .F �e� wx4.lp+m.wa�aratem bktrn"i6'*ash »wr.ssu.gyN b NG+eeem.ibwm +b!!.r!!"menp�� ��mtMr>raarwwb LL>Mdnp+n mn.,w,x. C�_._ �.r. kweat:•:.IndWmtMrlp. a+tlu.fu�...y��'an r>. bbl �ll�l s>pa Ye.aW bsm> IdMw +et,Iw1,. NPlswas 1nM1,rL.1.1.mm =f weWvwe.n Wart ae.WimbmrMPaWs a�lV:tC9ek.w reW�'ral��� 4sfine Xu.eoN t t ar4q>SN.SrbO �tgsupNeep Rvsl4arsuwer9 � trllwpw�. way.tr+nsrwxsrr*e4.r at.P.o.wb»e�trn Mea .p>.n.. am CoamtJOGN �"swl�'��Prtntaxt�mc.� s+Wllwfl DRONO NlOuefORS '"�itYE)tttTi01� tpLT kas m nhR — WY W ME BIY. s 7s POLE BASE DETAIL 06 cc =06--2 pW0.1np11etl.�pt ]ssww.Jtppii�t Y ,10.�Ibnnassl�=!}Ins�Ye � • r,Pwru4inm.ny ii.>r1W Ww0.gl�kp.'kyefAapWtf�ORfipr ssb; ill✓M.b w.LbutO.. '�@PWiMp;Wl _� rtNsteMYin,•te,N swewNbr,lme wlMsriN trtPlk/ebwwl,IWt. •�^ __.._ tht6fw+NhYwbrM,d �it� �W.Wob NB>bi>twrRbP'I1,[1. .F �e� wx4.lp+m.wa�aratem bktrn"i6'*ash »wr.ssu.gyN b NG+eeem.ibwm +b!!.r!!"menp�� ��mtMr>raarwwb LL>Mdnp+n mn.,w,x. 6rtt:,tUt110�1�P.OMst br'r�sYon 9D3•W21EU8i! Wb LED kweat:•:.IndWmtMrlp. a+tlu.fu�...y��'an r>. bbl �ll�l s>pa Ye.aW bsm> IdMw +et,Iw1,. NPlswas 1nM1,rL.1.1.mm ' weWvwe.n Wart ae.WimbmrMPaWs a�lV:tC9ek.w reW�'ral��� 4sfine Xu.eoN my y1prW.rsry�w�y. tl.eloi.eM1t4mM+�bn tl.ebt.C6m4uy.m.. bMq,t ar4q>SN.SrbO �tgsupNeep Rvsl4arsuwer9 � trllwpw�. way.tr+nsrwxsrr*e4.r at.P.o.wb»e�trn Mea .p>.n.. �wcr,tet.er'i+4n°�wir >eweo�e�aa^�°tai..w aaaar�m�.x.l. w.4r.�u.ab»rPr.ww+ rt.a.+w.+a.r'obr' � drrcawx.+rr+�... Iffier. ,..>...w rwr.«.ua. VXM NSION $ITE MEONMthO o�r�D wp"�On se1qpYYe1�.rarel�e rr erruenrer.b.wp, gmwuppe'rw..rerw 1q�1qI�bF� : a+a.ea+�m�..ta ..'e« wr.aweoa,.,r, +�t4*Mb� •W.>gMl�etenYYJw ,pv fMYr'ulvrhA, MOMwMr'm.OwPer. tS0 pMgR MrIM �wrvrvcss«.a w,.ur i u�• ur �p� � � d40 tWrgm>M fltlr�t:..b rrislpe%p«gDm,ny- �m bmwsApb �wtl, vMw +..Ml+we wE.nle.r.ner...w awielb.Lsr,brrp Ramu101 qtly .Yep.lMw�ry4Hsu pEppllrr ppyypp r..+sma.•4 NMMs»MFD 4,.e. (bbmgvrryt lmtl,dmimylpM�ebryr.�.e �Ow�nIWh�MLYe mow_ m.�M w�' TYOI.rIWt ��1p�� iT%+YVbrtl mPlluptpWh,rslM er[fimr'.M.IYwpnr. fY,siYlbtNrrMM4rsV (ts�,aromM>mtiw dxiri�Cr�.4tlbmbA �+MLna�TebMq �'ly +lwP:•m/O�nYe . v� pW�w'b"ran�grN. �1 or>� >Eti bvoNlmmt�4.ww.,aw Mv�..blsW. CoamtJOGN �"swl�'��Prtntaxt�mc.� s+Wllwfl DRONO NlOuefORS '"�itYE)tttTi01� tpLT kas m nhR — WY W ME BIY. s 7s POLE BASE DETAIL 06 cc POLE DETAIL 06 Nas. `1 =06--2 pW0.1np11etl.�pt ]ssww.Jtppii�t Y ,10.�Ibnnassl�=!}Ins�Ye � • r,Pwru4inm.ny ssb; :I '�@PWiMp;Wl _� rtNsteMYin,•te,N swewNbr,lme wlMsriN m� �hw.14 1�•b� e�eF�.n r�w> �wur�.IMaw� ?Wn�,slba4dae A.b�.,anwse bktrn"i6'*ash »wr.ssu.gyN b NG+eeem.ibwm +b!!.r!!"menp�� ��mtMr>raarwwb LL>Mdnp+n mn.,w,x. aw¢ au tmwxEmabm.a aWr m�r�e�ro r'wc.� iww.. 9D3•W21EU8i! Wb LED :mow trPra nnm+.s.pa•mm .w+eabub...mw Lao e nl�f.. LL. v _i �rt•�rr„ POLE DETAIL 06 Nas. `1 nwc,. BLDG. D — BLDG. C 5 Overall Stwth Elevation — Part 1 aL6; . a BLBG. H BLDG. i t?vta' ;iouth Elevation — Part 2 I Overall wPSt vPvek+,. Liter* KEY PLAN r.2.0 i7verad West Elevation -w Pati 1 ra• i�i'NfJGeoopENiN _� ra• - - . PRFLASTGP PPINTEDJ.1f►Al0EC�t�AwEt __ PRECASTCAP OVERB'TI,��TEELFRAME HEAWO;p OATe NEAWOUTY OATH NfNm6. - _ GROUNDFACE CMU UGNTTAM , FNNTEG 3k3'61EEL ANGLE •� .t ��•�+ j� I. T7:lEstEELPoi'tANl1FO1xIGATwNs CONCRETE STEM WALL; L(,„, +1PAN.ElIPG8E0 S(EELf1E�dEN78 FAOW ELEVAY)ON ��— W TYPICAL SME EL NMN .... TYPICAL REAR ELEVATION Trash Endos re W•P�' R S86.00 VIII VIII VIII VIII VIII VIII II II VIII VIII VIII IIIA IIIA o 50.00 2016098682 09/27/2016 04:52:35 PM 16 Page(s) JEFFERSON COUNTY, Colorado SUBDIVISION IMPROVEMENT AGREEMENT THIS AGREEMENT made this r �_of �� u y�� �,t� by l4? and between the CITY OF WHEAT RIDGE, COLORADO, a home rule municipal corporation (the "City"), and �J_ A -£S4 4z!. i i_ r_ r_ (the "Developer"), together referred to as the "Parties". RECITALS: The Developer is the owner of certain real property located in the City of Wheat Ridge, which is more particularly described in Exhibit A and made a part hereof (the "Property"), commonly known as Marshall Street Self Storage On City of Wheat Ridge approved the final plat for the Property titled Marshall Street Self Storage A copy of the Final Plat is attached hereto as Exhibit B and incorporated herein. The approvals cited above are contingent upon the express condition that all duties created by this Agreement be faithfully performed by the Developer. AGREEMENT NOW, therefore, for and in consideration of the mutual promises and covenants contained herein, the sufficiency of which are mutually acknowledged, the parties hereto agree as follows: 1. Purpose. The purpose of this Agreement is to set forth the terms, conditions, and fees to be paid by the Developer upon subdivision of the Property. All conditions contained herein are in addition to any and all requirements of the City of Wheat Ridge Subdivision Ordinance and Zoning Ordinance, the City of Wheat Ridge Charter, any and all state statutes, and any other sections of the City of Wheat Ridge Municipal Code and are not intended to supersede any requirements contained therein. 2. Other Requirements. Intentionally deleted. 3. Fees. The Developer hereby agrees to pay City Development Review fees to the City for engineering, hydrological, surveying, legal, and other services rendered in connection with the review of the subdivision of the Property. 4. Parkland dedication fee -in lieu. Fees in lieu of land dedication, when required, shall be calculated pursuant to the formula in Section 26-413 and shall be paid at the time of plat recordation. SUBDIVISION IMPROVEMENT AGREEMENT 10114 5. Title Policy. Prior to recording of the final plat (or, if no plat is associated � with the development; prior to and as a condition of final approval of the development by the City), title commitment for all those portions of the Property, as well as any other interests in real property (easements, etc.) to be reserved for public purposes or dedicated to the City shall be provided to the City. The title commitment shall show that all such property is or shall be, subsequent to the execution and recording of this Agreement, free and clear of all liens and encumbrances (other than real estate taxes which are not yet due and payable) which would make the dedication or reservation unacceptable as the City determines in its reasonable discretion. The City, in its sole discretion, may accept any dedication regardless of encumbrances. The title policy evidenced by the title commitment shall be provided within thirty (30) days after the recording of this Agreement, in an amount equal to the fair market value of the property so dedicated or reserved. 6. Breach by the Developer, the City's Remedies. In the event of a breach of any of the terms and conditions of this Agreement by the Developer, the City Council shall be notified immediately and the City may take such action as permitted and/or authorized by law, this Agreement, or the ordinances and Charter of the City as the City deems necessary to protect the public health, safety and welfare; to protect lot buyers and builders; and to protect the citizens of the City from hardship and undue risk. These remedies include, but are not limited to: (a) The refusal to issue any building permit or certificate of occupancy; (b) The revocation of any building permit previously issued under which construction directly related to such building permit has not commenced, except a building previously issued to a third party, (c) A demand that the security given for the completion of the Public Improvements be paid or honored, or (d) Any other remedy available at law or in equity. Unless necessary to protect the immediate health, safety and welfare of the City or to protect the City's interest with regard to security given for the completion of the Public Improvements, the City shall provide the Developer thirty (30) days written notice of its intent to take any action under this paragraph during which thirty day period the Developer may cure the breach described in the notice. 7. Public Improvements and Warranty. All storm sewer lines, drainage structures, paved streets, curb, gutter and sidewalk, including the undergrounding of all overhead utilities, and necessary appurtenances as shown on the subdivision plat and the associated construction documents (the "Public Improvements" or "Improvements") as approved by the Director of Public Works or designee of the City, shall be installed and completed at the expense of the Developer within the timeframes set forth in Section 10 of this Agreement. The itemized costs of the Public Improvements required by this Agreement and shown on the construction documents approved by the Director SUBDIVISION IMPROVEMENT AGREEMENT 10/14 of Public Works of the City are set forth on Exhibit C. All Public Improvements covered by this Agreement shall be made in accordance with the construction documents drawn according to regulations and construction standards for such improvement and approved by the Director of Public Works of the City. It is understood by the Parties that the description of the Public Improvements may be general in nature, and that reasonable modifications of the scope, nature, costs, and similar aspects of the Public Improvements may be necessary to secure final approval of the Public Improvements. The quantities and locations for the Public Improvements are based on information that was available at the time of approval of the Final Plat. Additional Public Improvements may be required, and Developer shall be responsible for submitting revisions to the Final Plat approved by the City. The Public Improvements shall be substantially complete, with only such exceptions as shall be approved in advance by the Director of Public Works in the exercise of his or her sole discretion, prior to the issuance of the first Building Permit. The Developer shall also warrant any and all Public Improvements which are conveyed to the City pursuant to this Agreement for a period of two (2) years from the date the City's Director of Public Works certifies that the same conforms to the specifications approved by the City. Specifically, but not by way of limitation, the Developer shall warrant the following: (a) That the title conveyed shall be marketable and its transfer rightful; (b) Any and all facilities conveyed shall be free from any security interest or other lien or encumbrance; and (c) Any and all facilities so conveyed shall be free of defects in materials or workmanship for a period of two (2) years as stated above. (d) To the degree the Developer is required to install and maintain landscaping on public or private property, it is the obligation of Developer and its successors and assigns, to maintain the required landscaping in perpetuity. Following a period of twelve months, if the City determines that the installed required landscaping is not viable, an alternate landscaping plan shall be provided by the Developer, to be approved by the City, and shall be installed and maintained by the Developer. The willow stake plantings shall be considered viable after twelve months if approximately 70% of the plantings are established generally throughout the planting area. The City will finally accept for maintenance all Public Improvements, exclusive of landscaping materials, after the warranty period has expired provided all warranty work has been completed. The City shall accept for snow removal purposes only, all dedicated public streets after the City issues the first certificate of occupancy. SUBDIVISION IMPROVEMENT AGREEMENT 10114 t 8. Installation of Traffic Signal. A traffic signal may be required to serve this development. Determination of the need for the signal shall be made by the City's Public Works Director, hereinafter "Director", prior to building permit issuance and based upon a traffic study for this development approved by the City. The Developer shall provide collateral for the estimated cost of installation of the traffic signal prior to building permit issuance, if the Director has determined that a signal is needed. Prior to building permit issuance, the Developer shall provide traffic signal plans for approval by the Developer and the Colorado Department of Transportation. The Developer shall notify the City in writing, a minimum of one hundred sixty (160) days prior to the desired time of installation/modification of the traffic signal in order to allow the City to coordinate the timing of the traffic signal improvements. If the Director approves installation of the signal based on meeting traffic warrants, the City shall then notify the Developer in writing of the exact amount required for the traffic signal improvements. The Developer shall then make payment to the City in cash for the required amount within sixty (60) days of receipt of such letter. The City will not commence traffic signal improvements until the Developer has paid to the City the total amount determined by the Director to be the total cost of improvements. 9. Observation. Inspection and Testing. The City shall have the right to require reasonable engineering observations and testing at the Developer's expense. Observation and testing, acquiescence in, or approval by any engineering inspector of the construction of physical facilities at any particular time shall not constitute the approval by the City of any portion of the construction of such Public Improvements. Such approval shall be made by the City, only after completion of construction and in the manner hereinafter set forth. The Director is designated by the City to exercise authority on its behalf under this Agreement and to see that this Agreement is performed according to its terms. Work under this Agreement may, without cost or claim against the City, be suspended by the Director for substantial cause. The Director shall, within a reasonable time after presentation, make decisions in writing on all claims of Developer and on all other matters relating to the execution and progress of the work or the interpretation of this Agreement, the master plan and specifications. All such decisions of the Director shall be final. The Director shall make all determinations of amounts and quantities of work performed hereunder. To assist him in this work Developer shall make available for inspection any records kept by Developer. SUBDIVISION IMPROVEMENT AGREEMENT 10114 The Director shall make all determinations of amounts and quantities of work performed hereunder. To assist him in this work Developer shall make available for inspection any records kept by Developer. The Director and his authorized representatives shall have free access to the work at all times, and Developer shall furnish them with facilities for ascertaining whether the work being performed, or the work which has been completed, is in accordance with the requirements of the Agreement. The Director will make periodic observations of construction (sometimes commonly referred to as "supervision"). The purpose of these observations and construction checking is to determine the progress of the work and to see if the work is being performed in accordance with the plans and specifications. He will in no way be responsible for how the work is performed, safety in, on, or about the job site, methods of performance, or timeliness in the performance of the work. Inspectors may be appointed to inspect materials used and work done. Inspections may extend to all or any part of the work and to the preparation or manufacture of the materials to be used. The inspectors will not be authorized to alter the provisions of this Agreement or any specifications or to act as foreman for Developer. The Inspector will have authority to reject defective materials and to suspend any work that is being done improperly, subject to the final decision of the Director. 10. Completion of Public Improvements. The obligations of the Developer provided for in paragraph 7 of this Agreement, including the inspections hereof, shall be performed on or before March 1 2018 , and proper application for acceptance of the Public Improvements shall be made on or before such date. Upon completion of construction by the Developer of such Improvements, the City's Director of Public Works or designee, shall inspect the Improvements and certify with specificity its conformity or lack thereof to the City's specifications. The Developer shall make all corrections necessary to bring the Improvements into conformity with the City's specifications. Once approved by the City's Director of Public Works, the City shall accept said Improvements upon conveyance; provided, however, the City shall not be obligated to accept the Public Improvements until the actual costs described in this Agreement are paid in full by the Developer. 11, Protection. Developer, at its expense, shall continuously maintain adequate protection of all Improvements from damage prior to acceptance by the City and shall protect the City's property from injury and loss arising in connection with this Agreement. Developer shall make good any such damage, injury or loss except such as may be caused directly by authorized agents or employees of the City. Developer shall adequately protect adjacent property and shall provide and maintain all SUBDIVISION IMPROVEMENT AGREEMENT 10114 passageways, guard fences, lights and other facilities for protection required by public authority or local conditions. Developer shall be responsible for damage to any public and private property on and adjacent to the site of Developer's Improvements caused by negligent or willful acts of Developer, its agents or subcontractors. Developer shall take all reasonable effort necessary to prevent damage to pipes, conduits, and other underground structures and to overhead wires, and to water quality. Developer shall protect carefully from disturbance or damage all land monuments and property marks until an authorized agent of the City has witnessed or otherwise referenced their location, and shall not remove them until directed. When any direct or indirect damage or injury is done to public or private property by or on account of any act, omission, neglect or misconduct in the construction of Improvements, or in consequence of the non -execution thereof on his part, such damaged property shall be restored by Developer at its own expense to a condition similar or equal to that existing before such damage or injury. Developer shall at all times, whether or not so specifically directed by the Director, take necessary precautions to insure the protection of the public. Developer shall furnish, erect and maintain, at its own expense, all necessary barricades, suitable and sufficient red lights, construction signs, provide a sufficient number of watchmen, and take all necessary precautions for the protection of the work and safety of the public through or around his construction operations as Developer and the Director shall deem reasonably necessary. 12. Related Costs - Public Improvements. The Developer shall provide all necessary engineering designs, surveys, field surveys, testing and incidental services related to the construction of the Public Improvements at its sole cost and expense, including final drainage study letter certified accurate by a professional engineer registered in the State of Colorado. 13. Improvements to be the Property of the City. All Public Improvements for roads, concrete curb and gutters, public storm sewers and public drainage improvements accepted by the City shall be dedicated to the City and warranted for a period of twenty-four (24) months following acceptance by the City, as provided above. 14. Performance Guarantee. In order to secure the construction and installation of the Public Improvements the Developer shall, prior to recording the Final Plat, if applicable, in the real estate records of Jefferson County, which recording shall occur no later than ninety (90) days after the execution of this Agreement, furnish the City, at the Developer's expense, with the Performance Guarantee described herein. The Performance Guarantee provided by the Developer shall be an irrevocable letter of credit in which the City is designated as beneficiary, for one hundred twenty-five percent (125%) of the estimated costs of the Public Improvements to be constructed and installed as set forth in Exhibit C, if applicable to secure the performance and SUBDIVISION IMPROVEMENT AGREEMENT 10114 11 completion of the Public Improvements as required by Section 26-418 Security for Required Improvements, of the Wheat Ridge Subdivision Regulations. The Developer agrees that approval of this Agreement by the City is contingent upon the Developer's provision of an irrevocable letter of credit to the City within ninety (90) days of the execution of this Agreement in the amount and form provided herein. Failure of the Developer to provide an irrevocable letter of credit to the City in the manner provided herein shall negate the City's approval of this Agreement. Letters of credit shall be substantially in the form and content set forth in Exhibit D, if applicable, and shall be subject to the review and approval of the City Attorney. The Developer shall not start any construction of any public or private improvement on the Property including, but not limited to, staking, earthwork, overlot grading or the erection of any structure, temporary or otherwise, until the City has received and approved the irrevocable letter of credit. The estimated costs of the Public Improvements shall be a figure mutually agreed upon by the Developer and the City's Director of Public Works, as set forth in Exhibit C if applicable. If, however, they are unable to agree, the Director of Public Works' estimate shall govern after giving consideration to information provided by the Developer including, but not limited to, construction contracts and engineering estimates. The purpose of the cost estimate is solely to determine the amount of security. No representations are made as to the accuracy of these estimates, and the Developer agrees to pay the actual costs of all such Public Improvements. The estimated costs of the Public Improvements may increase in the future. Accordingly, the City reserves the right to review and adjust the cost estimate on an annual basis. If the City adjusts the cost estimate for the Public Improvements, the City shall give written notice to the Developer. The Developer shall, within thirty (30) days after receipt of said written notice, provide the City with a new or amended letter of credit in the amount of the adjusted cost estimates. If the Developer refuses or fails to so provide the City with a new or amended letter of credit, the City may exercise the remedies provided for in this Agreement; provided, however, that prior to increasing the amount of additional security required, the City shall give credit to the Developer for all required Public Improvements which have actually been completed so that the amount of security required at all time shall relate to the cost of required Public Improvements not yet constructed. In the event the Public Improvements are not constructed or completed within the period of time specified by paragraph 9 of this Agreement or a written extension of time mutually agreed upon by the parties to this Agreement, the City may draw on the letter of credit to complete the Public Improvements called for in this Agreement. In the event the letter of credit is to expire within fourteen (14) calendar days and the Developer has not yet provided a satisfactory replacement, the City may draw on the letter of credit and either hold such funds as security for performance of this Agreement or spend such funds to finish Public Improvements or correct problems with the Public Improvements as the City deems appropriate. SUBDIVISION IMPROVEMENT AGREEMENT 10/14 Upon completion of performance of such improvements, conditions and requirements within the required time, the Developer shall issue an irrevocable letter of credit to the City in the amount of twenty-five percent (25%) of the total cost of construction and installation of the Public Improvements, to be held by the City during the warranty period. If the Public Improvements are not completed within the required time, the monies may be used to complete the improvements. 15. Indemnification. The Developer shall indemnify and hold harmless the City and its officers, employees, agents or servants from any and all suits, actions, and claims of every nature and description caused by, arising from or on account of this Agreement any act or omission of the Developer, or of any other person or entity for whose act or omission the Developer is liable, with respect to the Public Improvements; and the Developer shall pay any and all judgments rendered against the City as a result of any suit, action, or claim, together with all reasonable expenses and attorney's fees and costs incurred by the City in defending any such suit, action or claim. The Developer shall pay all property taxes on the Property dedicated to the City and shall indemnify and hold harmless the City for any property tax liability. 16. Waiver of Defects. In executing this Agreement, the Developer waives all objections it may have concerning defects, if any, in the formalities whereby it is executed, or concerning the power of the City to impose conditions on the Developer as set forth herein, and concerning the procedure, substance, and form of the ordinances or resolutions adopting this Agreement. 17. Third Party Beneficiaries. There are and shall be no third party beneficiaries to this Agreement. 18. Modifications. This instrument embodies the whole agreement of the Parties. There are no promises, terms, conditions, or obligations other than those contained herein; and this Agreement shall supersede all previous communications, representations, or agreements, either verbal or written, between the parties. There shall be no modification of this Agreement except in writing, executed with the same formalities as this instrument. Subject to the conditions precedent herein, this Agreement may be enforced in any court of competent jurisdiction. 19. Release of Liability. It is expressly understood that the City cannot be legally bound by the representations of any of its agents or their designees except in accordance with the City of Wheat Ridge Code of Ordinances and the laws of the State of Colorado. SUBDIVISION IMPROVEMENT AGREEMENT 10114 8 C) 20. Captions. The captions to this Agreement are inserted only for the / purpose of convenient reference and in no way define, limit, or prescribe the scope or intent of this Agreement or any part thereof. 21. Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, successors, and assigns as the case may be. 22. No Waiver. No waiver of any of the provisions of this Agreement shall be deemed or constitute a waiver of any other provisions herein, nor shall such waiver constitute a continuing waiver unless otherwise expressly provided, nor shall the waiver of any default hereunder be deemed a waiver of any subsequent default hereunder. 23. Invalid Provision. If any provision of this Agreement shall be determined to be void by any court of competent jurisdiction, then such determination shall not affect any other provision hereof, all of the other provisions shall remain in full force and effect. It is the intention of the Parties that if any provision of this Agreement is capable of two constructions, one of which would render the provision void, and the other which would render the provision valid, then the provision shall have the meaning which renders it valid. 24. Governing Law. The laws of the State of Colorado shall govern the validity, performance and enforcement of this Agreement. Should either party institute legal suit or action for enforcement of any obligation contained herein, venue of such suit or action shall be in Jefferson County, Colorado. 25. Attorneys Fees. Should this Agreement become the subject of litigation to resolve a claim of default of performance or payment by the Developer and a court of competent jurisdiction finds in favor of the City, the Developer shall pay the City's attorney's fees and court costs. 26. Notice. All notices required under this Agreement shall be in writing and shall be hand delivered or sent by registered or certified mail, return receipt requested, postage prepaid, to the addresses of the parties herein set forth. All notices so given shall be considered effective seventy-two (72) hours after deposit in the United States mail with the proper address as set forth below. Either party by notice so given may change the address to which future notices shall be sent. Notice to Developer: N SUBDIVISION IMPROVEMENT AGREEMENT 10/14 Notice to City:z 1, ely�w' 4 Director o"Pu rks 1 7500 West 290, Avenue Wheat Ridge, CO 80033 27. Force Maieure. Whenever the Developer is required to complete the construction, repair, or replacement of Public Improvements by an agreed deadline, the Developer shall be entitled to an extension of time equal to a delay in completing the foregoing due to unforeseeable causes beyond the control and without the fault or negligence of the Developer including, but not restricted to, acts of God, weather, fires and strikes. 28. Assignment or Assignments. There shall be no transfer or assignment of any of the rights or obligations of the Developer under this Agreement without the prior written approval of the City. 29. Recording of Agreement. This Agreement shall be recorded in the real estate records of Jefferson County and shall be a covenant running with the Property in order to put prospective purchases or other interested parties on notice as to the terms and provisions hereof. 30. Title and Authority. The Developer, YY 4-,E5tt a"— --t 4 L-�_ � expressly warrants and represents to the City that it is the record owner of the property constituting the Property and further represents and warrants, together with the undersigned individual(s) that the undersigned individual(s) has or have full power and authority to enter into this Subdivision Improvement Agreement. The Developer and the undersigned individual(s) understand that the City is relying on such representations and warranties in entering into this Agreement. WHEREFORE, the parties hereto have executed this Agreement on the day and year first above written. CSEAL ATTEST- ? L�j Janelle $fipver, City Clerk tfr/ By. CITY OF WHEAT RIDGE, COLORADO 10 SUBDIVISION IMPROVEMENT AGREEMENT 10114 ,v uerala uani, city Attorney DEVELOPER By: - C --Z5— STATE OF COLORADO ) jCOUNTY OF ��.(3- w---� SS. The foregoing instrument was acknowledged before me this -a.— day of w , 20 (=e, by (� v� � �t-kc> K rs to 113 as Ly— AA A-jP,(G2 of AkA-x-5tf Nest 'Z to L_L_, Witness my hand and official seal. My commission expires: d (-6-0 a-6 JENNY L MOORE NOTARY PUBLIC STATE OF COLORADO NOTARY ID 0 20004003852 MY COMMISSION EXPIRES FEBRUARY 09.2020 (SEAL) 11 SUBDIVISION IMPROVEMENT AGREEMENT 10/14 EXHIBI I A - LEGAL DESCRIPTION Legal Description Lot 1, Marshall Street Self Storage ienwHw.uB � • n )11 tuyinsueD juiod (LiA W. . ALM 1Wt _Q 0 Q LU O C� J 0 W �QU QZ _ `- OUO F-ZU-j UFie Q 02NIN t j Q w E Z LL —� U', O � O��w W Lut O w O L L wo330 F—O�z JZOw� (-D0 Q OU�2-:QU d Z 0 Q Q w ZD of F— CLn oQ �Mw V)CL3 S z 0 3>- 0 '= )— U —c rv.w cm ivsi 'On rOf E3Ap� Ui li3�+s -tt a. wi+ 00ME0107100E1vi(ri - -.- �.o:,;; 30VdOIS 1135 133a1S 11VHSaVV4 c f a E gc �i� 14d E•1! � a4 e � i F ��i r�s a �� �� #k Qt: 1 SF !I 1°,g �1 ,� �3'a #e- �`�Rl t !#j E#a! 3 III W ➢E I ta Se4F►,� H PFi �yyii � �y� E#!F rt f H . SSI if @ d° Iib I ! $I fly, E 71� i3 Ei '6�if ��� � ���:iii ��� ! e� 3 � f F��SS+ � gg�E p��'+j�+ �+'�aE����• i, !if [ �1 pp f � StaF�6? ! • - » 61EF G Fi��3� S a?!6## £ 1 �e # SAd / J2 31 rC ! pg° i6, ° F �� # e ,o all if s 6If r i ie $i �•E �P 9I 00 �Fy j p£ Ee :a I D i0 a Ep it 111: in Fi i�F�if � FS i_iSe SAd / J2 31 rC ° 1o�i eg EPB �� # �, P ,o Oil r i ie $i �•E �P 9I 00 SAd / J2 31 rC *v inxom p so.nr.�� iU�"IOTI 'ON OOr �___ _._._. .. .___ai dW. LL 1•`• ietrnl.7ila17■'I X11 tuyinsue] {uEod R ?Q$171819rN1/Y �,w, .. wr.o. �a,�,,, oa`aoa�3orne„�w, vg" 30v801s alas Aaais nvHsnvw ZCL U— 0 —OU0 ' Q Q LLJ GNU < ^ maw„ �aW °p Q W z p _Q p � O M U W i ZCL U— 0 —OU0 ' Q Q LLJ GNU < �aW °p Q W k eo ■■ fi JLL. QS�Q 0 Z) -- Lu U.1 V)zo � Of.- ”' tTj N i-- wo=u Le)O£sg1'I N O W ry, �zN()O Uj Q U Q O }fft = = Q Z w cn a +, Is 9 p iu Q0aN ch tJJ N 0- zp ilii Eii i l i i '_-�■` k �P �' r: aa {p{pappQ , I 1 ' I ' 1 I 4 ' e J 5 t m o v mane 11 p�J f if�tl 4+Y� B� ■ j aea I�`� u by , st` Yy • � � .01 p c. �RS/�( g i �EOi1i�F�R Ali -,■-t-P� iiriFp=Yi��BI��E� E � ■ . f; IVL.YtY]r' J211HYMIDPIrr Marshall Street Storage 911512096 ENGINEER'S ESTIMATE of PUBLIC IMPROVEMENTS EXHIBIT C - ENGINEER'; COST ESTIMATE Item #I Item I Oty Unit Unit Cost I Total Cost Mobilization 1 LS $1,000 ASPHALT PAVING Asphalt Saw Cut and Removal, Scanty and Recompact 850 SY $25.00 $21,244 Asphalt Paving 1,498 SY $55 $82,477 CONCRETE Concrete Sidewalk - Clear Creek Path R&R 18 SY 5100 $1,778 Concrete Sidewalk - Marshall Street 251 SY $63 $15,695 jCurb WW Gutter (7 Wide Guffer) 403 LF $19 $7,657 Curb Ramps 4 FA $900 $3,600 STORM SEWER 2438 HERCP at Greenway 60 LF $100 $6,000 HERCP End Section 1 EA $75 $75 Concrete Encasement at Path Crossing 10 LF $75 $750 Boulder and Riprap Outlet Protection 1 LS $4,800 $4,8W LANDSCAPE Marshall Street Tree Lawn Much Bed 232 SY $20_ f Marshall Street Trees __ 10 EA $400 ,644 Marshall Street Shurb p 59 _ EA _ $20 ,000 =1,180 Willow plantings at storm outfall 1 LS 55,000 Restoration of Temporary Greenway at Pipe Crossing 1 LS S3.000 TEMPORARY CONDITIONS Traffic Control for Marshall Street E. 12 DAY $1,040 $12,480 rill a Control for Greenway Path work 1 LS S2 500 $2,500 Temporary Greenway path detour 1 LS $1,000 61000 STRIPING AND SIGNAGE Marshall Street Striping 1 LS 1 $1,575 $1,575 EROSION CONTROL Erosion Control 1 ALLOW Y $5,000 $5000 Total fnjerivr w7c, sao404 Total Collateral $231,820 q-41 ridge_Engineer Estimate_2016-09-15 xlsx (Indicates User Defined Data) (Bank Letterhead) EXHIBIT D - EXAMPLE LETTER OF CREDIT IRREVOCABLE LETTER OF CREDIT # (I. L.O.C. #) BENEFICIARY: The City of Wheat Ridge ADDRESS: 7500 West 29'h Avenue, Wheat Ridge, CO 80033 DATE: (Date of Issue) EXPIRY DATE: (Exp. Date) IRREVOCABLE STANDBY LETTER OF CREDIT For: (Developer's Name) (Developer's Address) Gentlemen: We hereby open our IRREVOCABLE STANDBY LETTER OF CREDIT in your favor available by your drafts drawn on (Bank Name, and Address) for any sum or sums not to exceed in total (Amount of L.O.C.). We hereby authorize you to draw on us for the account of (Developer's Name) up to an aggregate amount of (Amount of L.O.C.) (engineer's estimated cost of improvements) available by your drafts at sight for One Hundred and Twenty Five percent (125.0%) invoice value accompanied by your signed statement that the above is: 1) drawn in payment of street improvements including, but not limited to, curb, gutter, sidewalk, asphalt patching, street paving, and other street improvements associated with this development, and/or 2) drawn in payment of storm drainage improvements including, but not limited to, detention pond grading, pond outlet structure(s), storm sewer system, and other drainage facilities associated with this development. Drafts must be accompanied by 1) a sight draft; 2) a signed statement by an authorized representative of the Beneficiary stating as follows: "We hereby certify that the amount of our draft represents funds owed to the City of Wheat Ridge for payment obligations pursuant to the conditions stated above. between (Developer's Name) and the City of Wheat Ridge." 3) This original Letter of Credit. Each draft must bear upon its face a clause "Drawn under Irrevocable Letter of Credit No. (I.L.O.C. #) dated (Date of Issue). This IRREVOCABLE STANDBY LETTER OF CREDIT is not transferable. We hereby agree with you that drafts drawn under and in compliance with the terms of the Letter of Credit will be duly honored if presented to the above mentioned drawee Bank on or before (Exp. Date). Except as otherwise expressly stated herein, this Letter of Credit and all negotiations hereunder are subject to all applicable provisions of Uniform Customs and Practices for Documentary Credits, 1993 Revision, International Chamber of Commerce Publication No. 500. Sincerely, (BANK NAME) By: (Name and Title of Bank Officer) 'Y. City Of �wheat �idge ComMUNLTY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29`h Ave. March 15, 2016 Mark Delgado dcb Construction 909 E. 62nd Avenue Denver, CO 80216 Dear Mr. Delgado: Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 At its meeting of March 3, 2016, Planning Commission recommended APPROVAL of Case No. PBG -15-02, a request for approval of a Planned Building Group for Self -Storage and flex office facility for property zoned Industrial -Employment (IE) for property located at 4901 Marshall Street, for the following reasons: 1. The proposed site plan is in conformance with the zoning and development code; 2. The proposed use is permitted in the zoning code; 3. The application complies with the applicable standards set forth in the Architectural and Site Design Manual' 4. The application is in compliance with the planned building group evaluation criteria. With the following conditions: 1. The applicant continue to work with Staff to ensure that the planned building group site plan to be recorded with Jefferson County is consistent with the final action to be taken by City Council regarding the right-of-way for Marshall Street (Case No. WV - 16 -01). 2. The US Army Corps of Engineers shall approve the proposed stormwater outfall location. 3. Put mature size (width and height) of landscape materials on the landscape plan. Please feel free to contact me at 303-235-2846 if you have any questions. Sincerely, Tammy Odean Administrative Assistant Enclosure: Draft of Minutes cc: PBG -15-02 (case file) PBG-15-02.doc www.d.wheatridge.co.us 7. PUBLIC HEARING A. Case No. PBG -15-02: an application filed by dcb Construction for approval of a Planned Building Group (PBG) for development of a self -storage and flex office facility for the property located at 4901 Marshall Street. Ms. Ritchie gave a short presentation regarding the PBG process and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. She stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. This property was rezoned to Industrial -Employment (I -E) in 2015 to allow light industrial and commercial uses. The proposed site plan includes 9 buildings with upgraded architecture. Public improvements will include a 6 -foot detached sidewalk with 6 -foot amenity zone with a total of 16 trees and 72 shrubs being added along Marshall Street. Two access points to the property will be on the northern and southern side off Marshall Street. The flex -space office and self -storage leasing office will be publicly accessible with the remainder of the development having controlled access with a lock and key code. Also the drive aisle widths all exceed code requirements. Landscaping will cover 34% of the lot with 44 more trees in addition to the street trees and the shrub requirements comply. The City's forestry division will be working with the applicant and giving them some Willow stake plantings so they can acclimate to the site. Regarding the architecture, the applicant's intent is to meet the ASDM even though it is not applicable due to site context and design. There will be CMU block and metal siding in three different colors and the Marshall Street elevation is roughly 40% transparent. The drainage for the site will include a stormwater outfall to Clear Creek. The applicant has worked closely with Public Works and Parks and has applied for approval from US Army Corps of Engineers. There have been no concerns from outside agency referrals and staff recommends approval of the request. Commissioner OHM asked if there have been any signage approvals. Ms. Ritchie said there has not been at this time, but it will be looked at in the future. Commissioner OHM asked if the landscape plan meets the Streetscape Plan and expressed concerns about the canopy trees being inadequately spaced, for fear of limb breakage. Ms. Ritchie stated it is in compliance and the applicant is working closely with the Forestry division who is reviewing the plan. There is a note on this plan that once the power lines are relocated then the most appropriate tree species will be selected. Commissioner OHM would like the mature canopy width and spacing to be checked. Also, on the south side of the property he is concerned about the evergreen trees Planning Commission Minutes -2— March 2_March 3, 2016 causing a shading effect which can lead to icy spots on the pavement. Commissioner OHM said he would like some of the trees to be moved throughout the site so it is not so dense in that area. Ms. Ritchie stated his suggestions are good and can be looked at by the applicant. Commissioner OHM also asked if the water quality pond will give enough water to the willow trees that will planted in the area. Ms. Ritchie stated the staff and applicant will monitor the trees and staff has the opportunity to revisit the plan at a later date if it is necessary to make changes. Commissioner BODEN asked whether the landscaping installed is looked at in a year or so to make sure the plants are doing well. Ms. Ritchie stated a Subdivision Improvement Agreement is filed with the county, but the planning department will facilitate and handle the review and would partner with the forestry division to make those decisions. Commissioner BODEN asked about the kind of fencing that would surround the property. Mark Delgado, dcb Construction 680 S. Harrison Street, Denver, CO Clay Carlson, Carlson Associates 2460 15t Street, East Lake, CO Mr. Delgado stated there will be a 6 -foot chain link fence on the southern side of the property that will tie into an existing fence that surrounds the remainder of the property to the north. He added there will be no barbed wire at the top. There will be a masonry wall that screens the managers unit and wrought iron fences will be at the two entrances. Commissioner DORSEY asked if drainage plans have been approved. Mr. Delgado stated the drainage plans have been submitted. Commissioner KIMSEY asked if there are samples of the siding and if the CMU is tan. Mr. Delgado confirmed that the CMU is tan and samples can be provided. It was moved by Commissioner DORSEY and seconded by Commissioner KIMSEY to APPROVE Case No. PBG -15-02, a request for approval of a Planned Planning Commission Minutes -3 — March 3, 2016 Building Group for property located at 4901 Marshall Street, for the following reasons: 1. The proposed site plan is in conformance with the zoning and development code; 2. The proposed use is permitted in the zoning code; 3. The application complies with the applicable standards set forth in the Architectural and Site Design Manual; 4. The application is in compliance with the planned building group evaluation criteria. With the following conditions: 1. The applicant continue to work with Staff to ensure that the planned building group site plan to be recorded with Jefferson County is consistent with the final action to be taken by City Council regarding the right-of-way for Marshall Street (Case No. WV -16-01). 2. The US Army Corps of Engineers shall approve the proposed stormwater outfall location. 3. Put mature size (width and height) of landscape materials on the landscape plan. Motion Carried 6-0. 8. OTHER ITEMS A. Election of Officers It was moved to postpone the Election until the next Planning Commission meeting on March 17, 2016 when all commissioners are present. B. New Planning Commissioner Ms. Reckert introduced Janet Leo, newest Planning Commissioner from district IV. 9. ADJOURNMENT It was moved by Commissioner OHM and seconded by Commissioner BODEN to adjourn the meeting at 7:26 p.m. Motion carried 6-0. Alan Bucknam, Chair Tammy Odean, Recording Secretary Planning Commission Minutes -4— March 4_March 3, 2016 City of ��Wh6atlk clge MUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 291h Ave. March 7, 2016 Mr. Mark Delgado dcb Construction Company, Inc. 909 E. 62nd Avenue Denver, CO 80216 Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 Re: PBG -15-02 and MS -15-07 / Marshall Street Self Storage — Outstanding Items Dear Mr. Delgado: This letter is in regard to your applications for approval of a Planned Building Group and Plat for property zoned Industrial Employment (I -E) and located at 4901 Marshall Street. We have the following comments for you at this time: Planned Building Group Sheet 01 1. Remove the stand alone legal description.. The legal that is included in the declaration of planned building group is sufficient for the document. Ensure that the legal description included on this sheet matches the one on the plat, and the final action taken by the City regarding the right-of-way vacation. Sheet 4 2. Evaluate the landscape plan in light of Commissioner Ohm's comments during the Planning Commission hearing. Specifically, the pine species on the south side of the secondary access drive for shade impacts. Consider relocating these trees to elsewhere on the site, or revise to deciduous species. The final trees to be installed along Marshall Street will be reviewed following installation of the overhead power lines. 3. Regarding the percentage of willows remaining after one year's time that constitutes what is considered viable landscape, please include a written response from the landscape architect or other professional regarding a typical amount of spread that viable planting groups will have, understanding that some individual stakes will not survive. This request is in response the SIA question. This information may be included on the plan set. Right -of -Way Vacation exhibit 4. Please resubmit this as soon as possible in response to comments sent on .January 26. 2016. Plat 5. Ensure that the final legal description matches the final action taken by the City regarding the right-of-way vacation. Wheat Ridge Public Works: See attached redlines from Dave Brossman. This concludes the summary of comments. Please do not resubmit hard copies of the PBG and the Plat at this time. Following the City Council hearing on the 28th, a final submittal of all documents can be provided. • One (1) full-size hard copy of the plans • One (1) hard copy of any revised plans or letters. • Digital files of the resubmittal documents in Adobe .pdf format If a meeting to discuss these comments is desired, or if clarification is needed, please let me know. Sincerely, Lisa Ritchie, Planner II 303-235-2852 lritchie@i.wheatridge.co.us cc: Case files (PBG -15-02 and MS -15-07) Enclosures 2 City of "�Wheatlkd ge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE OF MEETING: CASE NO. & NAME: ACTION REQUESTED: CASE MANAGER: Lisa Ritchie March 3, 2016 PBG -15-02 / Marshall Street Self Storage Approval of a Planned Building Group for multiple structures for a self -storage and flex space office development LOCATION OF REQUEST: 4901 Marshall Street PROPERTY OWNER: Marshall 76, LLC APPROXIMATE AREA: 6.57 acres PRESENT ZONING: Industrial -Employment COMPREHENSIVE PLAN: Employment ENTER INTO RECORD: COMPREHENSIVE PLAN ZONING ORDINANCE CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. VICINITY MAP I. REQUEST The applicant is requesting approval of a planned building group (PBG) for property zoned Industrial -Employment (I -E) and located at 4901 Marshall Street. The purpose of the request is to allow multiple structures on the property in preparation for development of 9 buildings that will be used for flex space office, self storage, and a care -taker residence. Pursuant to Section 26-116 of the code of laws, a PBG site plan is required in all zone districts other than planned development and mixed use districts for properties on which more than one primary structure is proposed. An application for more than four main structures requires approval by the Planning Commission at a public hearing. This case will not require review by the City Council. Per Section 26-116.D.2. the decision of the Planning Commission is final. Appeals from a Planning Commission ruling shall be to the Jefferson County District Court. The applicant is also requesting approval of an administrative subdivision, Case Number MS -15- 07, to consolidate the two existing lots into one. The case is still being reviewed by staff. In conjunction with the two requests by the applicant, the City of Wheat Ridge Public Works Department is requesting a right-of-way vacation for the western 19 feet of Marshall Street, Case Number WV -16-01. This case was recommended for approval by the Planning Commission during a public hearing on February 18, 2016 and will be considered for final approval by the City Council at an upcoming public hearing, scheduled for March 28, 2016. The PBG site plan and plat as shown contemplate the approval of the right-of-way vacation. Should the City Council deny the request, the PBG site plan and plat will be corrected to reflect'the existing property line and right-of-way before they are recorded with Jefferson County. A pre -application neighborhood meeting is not required for a PBG or subdivision application. It should be noted that this proposal was discussed during the required neighborhood meeting that was held on April 8, 2015 that occurred prior to the rezoning of the property to I -E, approved by City Council on September 28, 2015. (Exhibit 1, Applicant Letter) II. EXISTING CONDITIONS/PROPERTY HISTORY The property is located in the northeastern quadrant of the city at 4901 Marshall Street. The site is about 6.5 acres in size, is comprised of two parcels, and was rezoned to I -E on September 28, 2015. (Exhibit 2, Zoning Map) The property is surrounded by a variety of land uses and zoning designations. Immediately to the west and south is CDOT right-of-way for 1-70, and across I-70 to the south is a residential neighborhood zoned Residential -Two (R-2). To the north are parcels zoned I -E and Commercial -One (C-1) that are largely undeveloped, but include an Xcel transmission tower and an automotive collision repair shop. Further to the north is the Clear Creek Greenbelt. To the south of the site and across Marshall Street to the east are several commercial properties zoned C-1; these include a marijuana dispensary and infused products manufacturer and several building contractors. Creekside Park and ball fields are northeast of the subject property. (Exhibit 3, Aerial Photo) Planning Commission 2 PBG -15-02 / Marshall Street Self Storage The site is currently vacant. Most recently it was used by Copper Fields events center for private events, weddings, receptions and indoor music events. The structure was demolished following the zone change to prepare for redevelopment. The southern half of the property is undeveloped and has a change in grade of roughly 40 feet. A billboard is located on the eastern property line adjacent to I-70, and is under separate permit and not included as part of this application. III. PROPOSED PLANNED BUILDING GROUP SITE PLAN A planned building group entails site plan review for a parcel with more than one primary structure. The purpose of a PBG is to promote better overall utilization of a site through comprehensive review of elements such as circulation, access, parking and building layout. (Exhibit 4, Reduced copy of PBG submittal) The applicant is proposing to develop a self storage facility with a care -taker residence, and a building that will contain flex office use, with a total of 9 buildings on the site. Access to and from the site will be from Marshall Street, with the flex space office, leasing office, and the caretaker residence all fronting Marshall Street. The remainder of the site will be used for the self storage operation. The majority of the structures are single -story, however the caretaker unit and a portion of a building fronting I-70 will be two -stories. Public Improvements The City typically evaluates right-of-way when adjacent properties develop/redevelop. In this case, it has been determined that a right-of-way vacation warrants consideration, as mentioned above. The proposed street and streetscape improvements include a 6 -foot detached sidewalk along the front property line, with a 6 -foot amenity zone. The amenity zone will be landscaped with shrubs, and will include a variety of street trees. Access The property will be served by a primary access point at the northern side of the site, off Marshall Street, with a secondary access point from Marshall Street at the southern side of the site. Only the flex -office space and the self storage leasing office will be publicly accessible, the remainder of the site will be secured with a gate and fence. Internal access to the self storage units is provided by asphalt drive aisles, with a minimum width of 27 feet. The site circulation complies with the code, and is acceptable with Wheat Ridge Fire District. Landscaping The proposed landscaping complies with the ASDM and the code. Thirty-four percent of the lot will be landscaped, 16 street trees are provided, and 44 trees will be included throughout the site. The shrub requirement is proposed to be met with a combination of shrub beds near the front of the site, and with willow stakes in the drainage areas. The applicant will work with the City's forestry division, which can provide local willow stakes already acclimated to the area. Provisions have been included to evaluate the landscaping after one full growing year to ensure that the landscaping is successful. Planning Commission PBG -15-02 / Marshall Street Self Storage Architecture The Architectural and Site Design Manual (ASDM) is the document that the City uses to outline architectural standards for this type of development, with building design requirements called for in the Heavy Commercial/Light Industrial section. The standards apply to facades facing a public street and are within 0-50' of that public street, or when the facade is visible to adjacent residential properties. This proposal has neither of these conditions, therefore the building design requirements do not apply. However, the applicant has made reasonable efforts to apply the ASDM standards to their application. The building facades that are visible from Marshall Street are faced with light tan, ground face finished CMU block and metal siding of three different colors. Large windows are proposed along the main building fronting Marshall Street, which results in roughly a 40% transparent fagade, exceeding the 15% transparency requirement if the ASDM applied. Additional architectural detail is provided in areas that are visible from Marshall Street or I-70, which runs parallel to the southwestern portion of the site. (Exhibit 5, Colored Architectural Elevations) Drainage The proposed design for the drainage plan for the property includes a storm outfall near Clear Creek. This will occur via a concrete pipe that will channel stormwater by way of an easement through the adjacent property to the creek. City staff, including representatives from Parks and Recreation and Public Works, closely reviewed this proposal. In addition, the applicant provided documentation from an environmental consultant requesting approval from the US Army Corps of Engineers for this proposed outfall. Staff will ensure that this approval is secured prior to issuing any permits for the outfall construction. IV. PLANNED BUILDING GROUP CRITERIA In order to approve a planned building group application, the Planning Commission shall consider the criteria listed in Section 26-116D.3. of the city code. Staff provides the following review and analysis of the criteria: 1. The proposed plan complies with the zoning and development code and is not contrary to the general welfare of the immediate neighborhood and economic prosperity of the city. The proposed plan complies with the zoning and development code. The use of the property as mini -warehouse for indoor storage and office is a permitted use for the property. Staff has considered the impacts on this proposal to the general welfare of the immediate neighborhood and none have been identified. To date, no questions or concerns have been raised from the neighborhood during the public notice period for this application. The economic prosperity of the city shall not be negatively impacted. This proposal will result in a new development on a now vacant property. Staff concludes that this criterion has been met. Planning Commission 4 PBG -15-02 / Marshall Street Self Storage 2. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. The proposal complies with the applicable aspects of the ASDM, as discussed in the analysis above. All Site Design provisions are met. The Building Design provisions are not required due to the proposed configuration of the site. However, the proposed architecture meets the intent of the ASDM, including building materials, transparency, fagade details, entrance locations and screening. Staff concludes that this criterion has been met. Staff concludes that the criteria used to evaluate planned building groups support this request. V. AGENCY REFERRAL All affected service agencies were contacted for comment on the planned building group request and regarding the ability to serve the property. Specific referral responses follow: Wheat Ridge Economic Development: No comments. Wheat Ridge Fire Protection District: No concerns at this time. Wheat Ridge Water: No comments. Wheat Ridge Public Works: No comments at this time. Westridge Sanitation District: No concerns with the proposal. Xcel Energy: No concerns. VII. STAFF RECOMMENDATION Staff concludes that this proposal is not contrary to the general welfare of the immediate neighborhood and promotes the economic prosperity of the city. Staff further concludes that the proposed planned building group site plan meets the requirements of the zoning and development code and the ASDM. For these reasons, staff recommends approval of the planned building group with the conditions listed below. VIII. SUGGESTED MOTIONS Option A• "I move to APPROVE of Case No. PBG -15-02, a request for approval of a planned building group for property located at 4901 Marshall Street, for the following reasons: 1. The proposed site plan is in conformance with the zoning and development code; 2. The proposed use is permitted in the zoning code; Planning Commission 5 PBG -15-02 / Marshall Street Self Storage 3. The application complies with the applicable standards set forth in the Architectural and Site Design Manual; 4. The application is in compliance with the planned building group evaluation criteria. With the following conditions: 1. The applicant continue to work with staff to ensure that the planned building group site plan to be recorded with Jefferson County is consistent with the final action to be taken by City Council regarding the right-of-way for Marshall Street. 2. The US Army Corps of Engineers shall approve the proposed stormwater outfall location. Option B: "I move to DENY of Case No. PBG -15-02, a request for approval of a planned building group for property located at 4901 Marshall Street, for the following reasons: 1. 2. ..." Planning Commission PBG -15-02 /Marshall Street Self Storage Exhibit 1— Applicant letter C construction company, inc. 909 East 62nd Avenue • Denver, Colorado 80216 - 303.287.5525 • Fax 303.287.3697 • www.dcbl.com Project Narrative OWNER: Clay Carlson Carlson Associates, Inc. 12460 1 st Street Eastlake, Colorado 80614 LOCATION: 4901 Marshall Street Wheat Ridge, Colorado 80033 ZONE. I -E PROJECT NAME: 4901 Marshall Street Self Storage Marshall 78, LLC, (Owner), proposes to build an 81,100 GSF muni -use development on approximately 6.57 acres of vacant land at 4901 Marshall Street. The proposed uses for this site are business flex and individually rentable self -storage units. The I -E zone district allows both mini -warehouses and office/warehouse flex space. Also in conjunction with this proposal, the Owner proposes to relocate the existing billboard sign located on the southwest edge of the property (fronting Interstate 70) approximately 30' to the SE as shown on the site plan provided. The Owner and/or sign leaseholder will be in contact with the City to determine the best approach for the processing of this request. The site has been designed with the start-up office/warehouse and self -storage customer service spaces occupying the eastern portion of the site along Marshall Street to maximize visibility and pedestrian connectivity. The drive -up self -storage units are located at the rear of the site and will be secured with fencing and security gates. The self -storage units are oriented in the north and south direction maximizing solar exposure into the drive aisles which will help with snow melt and drainage in the winter months. The interstitial drive aisles between storage buildings are intended to be used for both customer and emergency vehicle access where required. Two access points are proposed along Marshall Street. The proposed curb cut on the north, opposite W 45th Avenue, will serve as the primary access into the site. A secondary access point is proposed to the south for customers and emergency vehicles. The proposed architecture will be designed to meet the goals of the architectural standards identified in the Zoning Ordinance and shall be consistent with other developments surrounding the site. The design strategy for the building architecture is to utilize different building textures and colors to provide an attractive architectural fagade. The objective is to break up the appearance of the fagade creating an architecturally appealing structure which is contrary to the traditional appearance and stigma of self -storage facilities. Additionally, the landscaping and Planning Commission 7 PBG -15-02 / Marshall Street Self Storage fencing will be strategically placed to minimize views into the self -storage area from Marshall Street. Security and safety is another key element considered in the proposed design. The facility will be monitored by 24-hour video surveillance to minimize the risk of vandalism and loitering opportunities. Additionally, the drive -up self -storage area will be secured with perimeter fencing and a motorized security gates with keypads at the two points of access. As shown in the June 9th Traffic Impact Study conducted by ISC, the existing road network and Marshall Street is fully capable of handling the nominal increase of traffic volume. Historically, self -storage facilities are not big generators of vehicular flow. We expect the traffic impact to the area to be extremely low. The proposed redevelopment of 4901 Marshall Street will bring life and beauty back to the now derelict lot. The new development will provide excellent resources for the citizens of Wheat Ridge including personal self -storage serving residents and businesses alike, combined with the generation of new start-up businesses. Its integration of use with the surrounding neighborhood will benefit all in the community. We thank you for your time and look forward to hearing feedback on the proposed Planning Building Group Submittal. Planning Commission $ PBG -15-02 / Marshall Street Self Storage Exhibit 2 — Zoning Map Planning Commission PBG -15-02 / Marshall Street Self Storage Exhibit 3 — Aerial Photo Planning Commission 10 PBG -15-02 / Marshall Street Self Storage Exhibit 4 - Planned Building Group Submittal Planning Commission PBG -15-02 / Marshall Street Self Storage Exhibit 5 — Colored Architectural Elevations Planning Commission 12 PBG -15-02 / Marshall Street Self Storage PBG -15-02 Marshall Street Self Storage Approval of a Planned Building Group for a self storage and flex -space office development with a caretaker unit Planning Commission March 3, 2016 What does a PBG not do? • It does not change the zoning • It does not change the permitted uses • It does not dictate setbacks • It does not dictate lot coverage • It does not address impacts such as noise What is the PBG Process? • Regulated by Section 26-116 of the zoning and development code • Allows multiple buildings on a single parcel • Does not require a neighborhood meeting • Planning Commission is the decision making body • Does not get forwarded to City Council • Appeal of the PC decision is to District Court What does a PBG do? • It is a site plan review which permits multiple buildings on a single lot • It addresses development design such as building placement • It addresses building architecture • It addresses circulation and parking on-site • It addresses lighting impacts • It addresses buffering for adjacent uses IS cm cto 4t. - Aerial : 4901 Marshall Street t _ r_ Aerial : 4901 Marshall Street Pio 4 i i -F v C�1 PCD PRD Current Zoning Future Character and Uses 7M Wadsworth Comprehensive Plan Marshall Street, looking south 4 -- .. -s .: a• - - �— ^� res -- - ' -. 4901 Marshall Street — looking southwest into the site 4901 Marshall Street - Looking west near the southern property line 4901 Marshall Street — looking southwest into the center of the site !fyl ` igi --,-, r� MARSHALL STREET SELF STORAGE rrnsn vgE. PFF 12/06/2016 4 12/06/2016 BU -E-6 ma 3�D 24 on iiil�tllyii�! it7 far! ^= T11 i I i1 Tf7Tr--_ I. Colored Building Elevations Exhibit—Sheet 2 12/06/2016 ■I 11 '11� ,�, � ._- -•iii n- 3ti- m Colored Building Elevations Exhibit—Sheet 1 Application Summary Public Improvements: Proposed right-of-way vacation 6 -foot detached sidewalk with 6 -foot amenity zone Complies with the Streetscope Design Manual with 16 trees proposed and 72 shrubs along Marshall Street Access: • Primary Access point at northern side off Marshall Street • Secondary Access point at the southern side off Marshall Street Flex -space office and self- storage leasing office will be publicly accessible Remainder of development will have controlled access Drive aisle widths all exceed code requirements Application Summary Drainage: • Site includes a stormwater outfall to Clear Creek • Applicant has worked closely with Public Works and Parks • Applicant has applied for approval from US Army Corps of Engineers for the outfall near Clear Creek Application Summary Landscaping: 34% of lot to be landscaped • 44 trees on the site Shrub requirement complies— will partner with City's forestry division Architecture: ASDM not applicable due to site context and design • However, Applicant meets intent of ASDM • CMU block and metal siding of three different colors • Marshall Street elevation is roughly 40% transparent Agency Referrals The following referral responses were provided: • Wheat Ridge Water: No concerns, is working with the applicant regarding the specific requirements for the development. • Wheat Ridge Sanitation: No concerns, is working with the applicant regarding the specific requirements for the development. • Xcel Energy: No objections. • Wheat Ridge Fire District: No concerns • Wheat Ridge Public Works: No concerns, will continue to work with the applicant to finalize the drainage plan and plot. Staff Recommendation Staff recommends APPROVAL of the request for the following reasons: • The proposed site plan is in conformance with the zoning and development code; • The proposed use is permitted in the zoning code; The application complies with the applicable standards set forth in the ASDM; • The applicant is in compliance with the PBG evaluation criteria. Staff Recommendation Staff recommends the following conditions: • The applicant shall continue to work with staff to ensure that the planned building group site plan to be recorded with Jefferson County is consistent with the final action to be taken by City Council regarding the right-of-way Marshall Street. • The US Army Corps of Engineers shall approve the proposed stormwater outfall location. PUBLIC HEARING ROSTER CITY OF WHEAT RIDGE PLANNING COMMISSION March 3, 2016 Case No. PBG -15-02: an application filed by dcb Construction for approval of a planned building group for development of a self -storage and flex office facility for the property located at 4901 Marshall Street. (Please print) Name Address In Favor/Opposed ,S�-7j Z' � 1�2,tw /t, �2 =� C=ity of W heatIiidgc LETTER NOTICE CERTIFICATION (as required pursuant to Code Section 26-109.D) Case No.: PBG -15-02 Date of Planning Commission hearing: March 3, 2016 I Tammy Odean, Administrative Assistant, Community Development Department, hereby certify that I mailed a total of 13 letters on February 17, 2016 to the attached recipient list at least 15 days prior to a scheduled public hearing. Signature: w - Date: City Of Wheat Rdge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 303.235.2857 February 17, 2016 7500 W. 29''' Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: LETTER NOTICE (As required pursuant to Code Section 26-109.D) Dear Property Owner / Current Resident: This is to inform you of Case No. PBG -15-02, an application filed by dcb Construction for approval of a planned building group for development of a self -storage and flex office facility for the property located at 4901 Marshall Street. This request is scheduled for public hearing in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The schedule is as follows: Planninp_ Commission March 3, 2016 n 7:00 p.m., As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. If you have any questions or desire to review any plans, please contact the Planning Division at 303-235-2846. Thank you, City of Wheat Ridge Planning Division Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Ifyou need inclusion assistance, please call Heather Geyer, Public Information Officer, at 303-235-2826 at least one week in advance of the meeting. %i i% w.ci.r� heatridge.co.us Vicinity Map Site WZ1512.doc ABBOTT THOMAS L ABBOTT ISABEL I KIPER LLOYD R KIPER PENNY THOMPSON JAMES PRESTON 10780 W 35TH AVE 08705 ELMHURST AVE THOMPSON SANDRA LENORE WHEAT RIDGE CO 80033 LITTLETON CO 80128 04761 MARSHALL ST WHEAT RIDGE CO 80033 EDPEARL LLC 22993 VALLEY HIGH RD MORRISON CO 80465 LSC DENVER COLORADO LLC 05570 DTC PKWY GREENWOOD VILLAGE CO 80111 NOMAD LAWN & PROPERTY MAINTENANCE LLP % HENSLEY 00032 SKYLINE DR WHEAT RIDGE CO 80215 MODERN DESIGN CONSTRUCTION INC 02530 E 110TH PL NORTHGLENN CO 80233 B & B HEATING AND AIR CONDITIONING INC 04892 MARSHALL ST WHEAT RIDGE CO 80033 MARTINEZ ANTHONY M MARTINEZ DEBRA L 04750 MARSHALL ST WHEAT RIDGE CO 80033 ROYAL INVESTMENT ENTERPRISES LLC 04896 MARSHALL ST WHEAT RIDGE CO 80033 OSBORN DONALD CARL OSBORN JANICE F 02927 BENTON ST WHEAT RIDGE CO 80214 THOMPSON JAMES P THOMPSON SANDRA L 06411 W 47TH PL WHEAT RIDGE CO 80033 DEWITT RICK R 06757 W WOODS CIR ARVADA CO 80007 CIVIL RLS `DU I?CES STRONG DESIGN. ENDURING VALUE. February 4, 2016 Ms. Lisa Ritchie Planner City of Wheat Ridge 7500 W 291 Ave Wheat Ridge, CO 80033-8001 RE: Response to First Review Comments of the Final Drainage Report & Plan 4901 Marshall Street — Case # MS -15-07 and PBG -15-02 Dear Lisa: The purpose of this letter is to address City comments received in January, 2016. A. COMMENT SET #1— DRAINAGE COMMENTS CIVIL ENGINEERING Final Drainage Report (Discussion): 1. Please provide name of the Engineer -of -Record on the Report. Provided as requested. 2. Under Section 3.3, Runoff a. Please note that a swale will be required along the property line to convey runoff from Sub -Basin A into the WO pond rather than standing along the CDOT ROW line. This is currently a known problem area drainage -wise and the City does not wish to see this perpetuated. A swale has been provided along the northwest property line. Please note that a small portion of the site (Basin A) will continue to sheetflow directly offsite. However, the amount of runoff will be significantly reduced over the historic conditions. Currently, 2.20 CFS (Basins H-1 and H-2) travels directly toward CDOT right-of-way during the 100 -year storm event. Upon construction completion, only 0.62 CFS will be released directly offsite. This is a reduction in flow of 1.58 CFS, or 71.8%. b. Due to long-term maintenance concerns, Public Works suggests that the cobble -lined channel and associated run- downs along the northerly side be removed. Public Works suggests that the runoff from Sub Basin B-2 be collected by drop inlets along the main drive aisle and conveyed via conduit to the WQ facility. The rundown calculations have been updated to correct the slope and the maximum required width of curb cuts (and rundowns) has been reduced to a maximum of 3 ft for the 100 -year event. Per follow-up phone discussion, this approach is acceptable. Basin B-2 will continue to sheetflow toward the proposed curb cuts/rundowns. One (1) Type 13 Combination inlet will be provided in the northeast portion of the site. The bottom of the pond will contain a 2' wide concrete trickle channel. 3. Under Section 3.4, Detention: a. In the third paragraph, please include language that states the stormwater discharged into the wetlands area "...will disperse into the wetlands area by the use of a flow spreader comprised of native boulders and will eventually reach Clear Creek." Section updated as requested. b. The portion of the pipe within the greenbelt area needs to be bored to protect as much of the surrounding area as possible. Please include a statement in the discussion portion of the Report regarding this. 323 FIFTH STREET • P.O. BOX 680 • FREDERICK, COLORADO 80530 • PHONE: 303.833.1416 February 4, 2016 Page 2 of 11 CIVIL I2L5w,II�cI- STRONG DESIGN. ENDURING VALUE. Due to the minimal cover on the elliptical storm pipe, it would be impractical to bore the connection. A traffic control plan will be provided for the existing concrete path. c. According to the borings in the soils Report by Kumar & Associates the local water table is between 5284 and 5286. The soils analysis was performed in December (2015) which is typically when the water table is at its lowest elevation. Please provide the bottom (lowest point) elevation of the pond in the discussion, and state that the proposed bottom will be high enough to allow the pond to fully drain. If necessary, consider raising the pond a foot or two to ensure it will fully drain. The bottom of the pond is set at 5288.45 ft, approximately 5 ft above the observed water table identified in borings. Seasonal fluctuation of the water table is expected; however, due to the proximity of the pond to Clear Creek, the levels are expected to be roughly equivalent to the creek, and remain below the pond's bottom. A statement to this extent has been added to Section 3.4 of the Drainage Report. d. Note that the City requires a minimum of one (1) foot of freeboard. Please include a statement that "a minimum of one (1) foot of freeboard has been provided per UDFCD criteria." Statement added as requested. 1' of freeboard is provided in the pond. 4. Under Section 3.5, Streets, please note the following: a. Under the second paragraph, refer to comment 2b in the above Runoff section pertaining to Sub -basin B-2. Comment acknowledged. Please refer to response in Section 2b above. b. In the second sentence of the third paragraph it mentions that a "4' strip of asphalt pavement will be provided within the Marshall Street public ROW." Please note that this strip will become wider when the improvements are completed in the proper position. The detached sidewalk needs to be aligned two (2) feet off of the nineteen (19) feet of Right -of - Way the City is going to vacate during this project. This means that this strip will widen another 5-6 feet and the pavement strip will become about 9'-10' in width. Noted. The plan has been updated and Drainage Report text revised accordingly. 5. Under Section 3.7, Storm Sewers and Culverts, please refer to comment 2b in the above Runoff section pertaining to Sub -basin B-2. Again, due to maintenance concerns PW highly suggests that inlets collect the parking lot flows and conveyed by a storm sewer along the northerly property line, rather than the currently proposed cobble -lined channel and rundowns. Comment acknowledged. Please refer to response in Section 2b above. The bottom of the pond will contain a 2' wide concrete trickle channel. 6. In Section 4.0, Conclusions please include a comparison of the historical runoff versus the proposed discharge as evidence that this design actually improves the drainage situation on the property beyond adding water quality. A statement of comparison has been added to the Conclusion. Proposed Drainage Report (Appendix): 1. Please state what storm event the gutter capacity (along SW property line) was calculated for. Updated. The gutter was sized for the 100 -year storm event. 2. Please include calculations and profiles for the inlets and storm sewer that will replace the currently proposed riprap rundowns and cobble -lined channel along the northerly property line. Comment acknowledged. Please refer to response in Section 2b above. Profiles of proposed storm sewer lines can be found in the Drainage Report. 3. Please note that there are two Historic Drainage Plans in the Appendix of the Report; please remove one of these. Removed as requested. Proposed Drainage Plan: 1. Need to provide an energy dissipater/flow spreader in the wetlands area by the outfall to Clear Creek. The City would prefer the spreader be comprised of boulders (native rocks from the adjacent area if possible) to appear more natural. Use of the flow spreader will allow the flows to dissipate in an east -west direction before heading towards Clear Creek, which is desirable. Noted. Three large boulders have been provided at the outfall of the proposed elliptical pipe. A statement regarding the use of native boulders has been added to Section 3.4 of the Drainage Report. February 4, 2016 Page 3 of 11 �_1 CIVIL RES-VURCES STRONG DESIGN. ENDURING VALUE. 2. The portion of the pipe within the greenbelt area needs to be bored to protect as much of the area as possible. Please include a Note on the Proposed Drainage Plan to this effect (and place on any applicable construction drawing sheets as well). Comment acknowledged. Please refer to response in Section 3b above. 3. Please show the (large) billboard on the property adjacent to the greenbelt area. Shown and labeled as requested. 4. Provide the Jefferson County Reception Number for the existing 30.00' Drainage Easement shown on the Plan. Provided as requested. 5. Due to long-term maintenance concerns, Public Works suggests that the cobble -lined channel and associated run -downs be removed from the design along the northerly property line. The runoff from Sub -Basin B needs to be collected by drop inlets along the main drive aisle and conveyed via conduit to the WQ facility. Comment acknowledged. Please refer to response in Section 2b above. 6. Please show the 19.00' of ROW along the entire frontage of the property that the City of Wheat Ridge is going to vacate during this project. Updated as requested. 7. PW recommends the use of a 2 -foot wide trickle channel at a 1 % (min.) slope in the bottom of the WQ pond, and that the pond bottom be graded a minimum of 2% towards the channel to ensure the pond fully drains. Updated as requested. 8. A drainage swale shall be required along the southerly area of the property to drain this area. The runoff from Sub -Basin A as identified in the Final Drainage Report/Plan shall be directed towards the WQ pond and will not be allowed to just flow on to CDOT property (this is already a known problem area from a drainage standpoint). Also note, the City does not allow drainage conveyances or detention facilities to be constructed closer than two (2) feet of the property line. As such, please include the following Note: NOTICE TO CONTRACTOR: NO GRADING FOR DETENTION PONDS OR DRAINAGE CONVEYANCES SUCH AS SWALES AND STORM SEWER SHALL OCCUR WITHIN TWO (2) FEET OF ANY PROPERTY LINE. Note added as requested. The remainder of comment acknowledged and grading has been adjusted accordingly. Please refer to response in Section 2a above. 9. Please add the following Notes to the Drainage Plan: NOTES: 1. NO DRAINAGE CONVEYANCE SUCH AS DITCHES, CHANNELS, SWALES, OR PIPES, AND DRAINAGE APPURTENANCES SUCH AS, BUT NOT LIMITED TO, INLETS, MANHOLES OR OTHER DRAINAGE STRUCTURES, SHALL BE CONSTRUCTED WITHIN TWO (2) FEET OF ANY PROPERTY LINE. 2. NO GRADING ASSOCIATED WITH SAID DRAINAGE CONVEYANCES AND APPURTENANCES SHALL OCCUR WITHIN TWO (2) FEET OF ANY PROPERTY LINE. Notes added as requested. ITEMS OF NOTE: 1. Traffic Control on the Greenbelt: The greenbelt trail is very popular with pedestrians and bicyclists. Due to the proposed work in and around the trail area, traffic control for the duration of the project shall be required. Traffic plan will be provided with construction documents submittal. 2. Street Vacation: a. A 19.00' strip of ROW is going to be vacated by the City across the frontage. Public Works is planning on completing the vacation process as soon as possible so the Ordinance may be recorded at JeffCo prior to completion of the plat for this project. The vacated strip can then be shown along with the JeffCo reception number as indicated on this plat. The area of vacation will need to be consolidated into this property by the plat (by showing the removal of the previous ROW line). Noted. This has been incorporated into the plan set. February 4, 2016 Page 4 of 11 (.IVII RLS DLJRCES STRONG DESIGN. ENDURING VALUE. 3. CDPS Permit & Stormwater Management Plan: This site in general is greater than one acre in size and the area of disturbance will meet or exceed one (1) acre, so a Stormwater Management Plan (SWMP) associated with the required State CDPS Permit shall be submitted to the City of Wheat Ridge for review and approval. The SWMP must be approved by the City prior to issuance of any Demolition, Grading, or Building Permits. The CDPS Permit is generally obtained from the Colorado Department of Public Health and Environment by the contractor at time of Building Permit Application. A copy of the CDPS must accompany the final submittal of the SWMP. Please contact Bill LaRow, Stormwater Program Manager at 303.235.2871 for further information). It is highly recommended that the SWMP be submitted as soon as possible to avoid delays in the issuance of required Permits. The SWMP Report will be provided with the Construction Plan set. 4. Drainage Certification/ Stormwater Maintenance Agreement and 0 & M Plan: Please note the following items required prior to the issuance of any Certificate of Occupancy: a. Drainage Certification: A Drainage Certification Letter from the Engineer -of -Record stating that all drainage related items were constructed per the approved civil engineering documents. The Certification Letter shall be accompanied by As -Built plans in support of the statements made in the Letter as required by the Municipal Code of Laws. Noted. The requested letter will be provided upon construction completion. b. Stormwater Maintenance Agreement and 0 & M Plan: All post -construction Best Management Practices (BMP's) for water quality must be maintained and inspected by the property owner(s) per Section 20-34 of the City of Wheat Ridge Municipal Code of Laws. For stormwater quality facilities including, but not limited to, above -ground or underground detention facilities, porous landscape detention areas, porous pavement, centrifuge type devices such as a Rinker Stormcepter®, hydrodynamic separation systems such as a Contech Vortechs®, or for any other approved post -construction BMP, a Stormwater Maintenance Agreement accompanied by an Operations and Maintenance (0 & M) Schedule/Log shall be required prior to issuance of the first Certificate of Occupancy. The 0 & M Schedule/Log must be kept current and will be inspected on a regular basis by City staff to ensure compliance with City of Wheat Ridge Municipal Code requirements. Noted. A Stormwater Maintenance Agreement and 0 & M Plan will be provided at a later date. B. COMMENT SET #2 PLANNED BUILDING GROUP Sheet 01 1. Revise the Location Map to a line drawing, the map as shown will not reproduce well on black and white mylar (the one on the plat is acceptable). Updated as requested. 2. Provide the name of the person who will sign the declaration of planned building group under the signature line (does not yet need to be signed). Provided as requested. 3. Add a Case History Table with the following case numbers: WZ-15-03, MS -15-07, PBG -15-02. Table added as requested. 4. Add statement of proposed land use and compliance with zoning. Added as requested. 5. Remove the Owner's Certificate block. Removed. 6. Insert the Legal Description within the Declaration of Planned Building Group, following "...Legally Described As..." Inserted as requested. 7. Remove extraneous lines in Site Data Table. The lines appearing on the PDF are the result of Acrobat Reader. They will not show up when the PDF is plotted to paper. 8. Add "/1 Dwelling Unit" following "2,350 SF" in the Caretaker Residence row. Revised as requested. 9. Revise the Hardscape row to match the landscape table. Under Required, add how many SF (35%) Max. Under Proposed, add how many SF (less than 6%). Revised as requested. February 4, 2016 --) CIVIL RESVURCES Page 5 of 11 STRONG DESIGN. ENDURING VALUE. Sheet 02 10. Add "To be approved under separate permit" following "Proposed Sign". Note added. 11. Identify crosswalk marking. Painted? Colored concrete? Identified as painted crosswalk. 12. Revise fence height to 6-0" feet, the maximum permitted by Code. A variance will be required for any additional height above 6'. Revised to 6 ft. 13. Add "To be approved under separate permit" following "Relocated Billboard". Note added. Sheet 03 14. No comments. Noted. Sheet 04 15. Ensure there is enough area to plant FRG on all sides of the transformer to screen it. The transformer was centered in the parking lot landscape island so ornamental grasses could screen all sides. If the transformer needed access, the grasses could be cut to the ground and allowed to grow back to their mature size in just one growing season. 16. Increase the diversity of the street trees to at least 3 different species. Three tree species are now shown in the Marshall Street tree lawn. Species were selected from the approved street tree plant list and are Xeric. 17. Increase the diversity of the shrubs within the tree lawn area. Three shrub (and ornamental grass) species are now shown in the Marshall Street tree lawn. Species were selected from the approved street plant list and are Xeric. 18. Under Note 4, add a statement that acknowledges the additional 59 shrubs that will be planted in the tree lawn area that are counted in the total shrub count provided. Note 4 was amended with the proper plant count that changed due to the added species directed in #17 above. 19. The City may require different tree species to be provided along Marshall Street once the overhead power lines are installed and final height is determined. Add the following note: "Different tree species may be selected following installation of the overhead utility wires, to be coordinated with the City and the Developer." A note pertaining to the City having the opportunity to change the tree species along Marshall Street was added. This is Note 9. A separate comment was requested regarding the elimination of the artificial turf shown adjacent to the Site Manager's residence. That material was changed on the legend to compacted gravel road base. Additional information was requested on the red -lined drawing regarding the justification of Shrub Willow (not 'Tree' Willow) stakes in the drainage areas. The following summarizes the Team's opinion: 1. Not all willow stakes will survive, but successful stakes will thrive and spread where they have sufficient moisture. 2. Willows have deep root systems that seek out available water. When the surface soil is dry, it is likely the subsoil in the plant's root zone will remain sufficiently moist most of the year. 3. Willows are extremely hardy and can withstand drought conditions. 4. With the large amount of impervious area in this drainage basin, it is likely the drainage swales will receive adequate year - around moisture from rain and melting snow. It is likely snow will be pushed into the swales, adding winter moisture that will remain through the spring growing season. (Salt will harm all plants, so an environmentally friendly ice melt product must be used). 5. Willow stakes will survive better than nursery shrubs due to their small size that can adapt to this environment; whereas large nursery shrubs will have a hard time naturalizing. Willows grow fast, overtaking nursery stock in a year or two. 6. A reasonable approach would be to have a one year inspection of the willow plantings and make some decisions on meeting the shrub requirement. I am optimistic we will see significant willow establishment based on my experience. 7. An intangible benefit is the environmentally friendly attributes of plants for wildlife and water quality. Sheet 05 20. Tum off the comment boxes. Comment boxes have been turned off. February 4, 2016 Page 6 of 11 Sheet 06 21. Turn off the comment boxes. Comment boxes have been turned off. Cc,75 CIVIL RESIVURCES STRONG DESIGN. ENDURING VALUE. Sheet 07 22. See Key Plan for additional areas to be provided with upgraded architecture, similar to those areas provided elsewhere on the site. Upgraded architecture has been provided as marked up in green on the Key Plan, see revised sheet. 23. Confirm in the written comment response that the areas identified by staff in the Key Plan as upgraded architecture are correct. If not, identify the correct areas. The areas identified by staff in red on the Key Plan that are identified as upgraded architecture are correct. Sheet 08 24. Add a note that all signs shall be approved under separate permit, to comply with Article VII, Chapter 26, the Sign Code. Notes have been added stating that all signs shall be approved under separate permit to comply with Article VII, Chapter 26, of the Sign Code. 25. Provide a sample elevation of the retaining wall. A sample elevation of the retaining wall has been provided. PLAT Sheet 1 1. No comments. Noted. Sheet 2 2. Correct the typo in "Separate". Corrected. 3. The 100 year flood delineation is in close proximity to the property, or within it. If it crosses onto the property, note the extent. If not, confirm in written response and no note is required on the plat. This site is outside the floodplain. Wheat Ridge Public Works: See attached comments and redlines from Dave Brossman dated January 12, 2016. Comments addressed. Please refer to Comment Set #3 responses. Wheat Ridge Fire District. See attached comments from Kelly Brooks dated January 8, 2016. Comments reviewed, no action required. A turning template exhibit was emailed to Kelly Brooks on 12/22/2015 and resent on 02/03/2016. Wheat Ridge Water District: No comments received to date. If comments are received, they will be forwarded. Noted. The design team met with Wheat Ridge Water and Denver Water on January 291h, 2016 to discuss the design of water interconnections and coordination with District Improvements. This coordination will be ongoing through the Construction Plans phase. The Site Plan drawings have been updated accordingly. The water easements will be dedicated by separate document and therefore do not show up on the Plat. Please note that we have shortened the footprints of some of the buildings to accommodate the requested 30 foot easement along the southwest property line. Wheat Ridge Sanitation District. See attached comments and details from Bill Willis dated December 22, 2015. Comments acknowledged. Only one building will have sanitary service. Based on our research of existing inverts and the amount of fill to be placed on the site, a gravity service is feasible. Additional details will be determined during the Construction Plans phase. Wheat Urban Renewal Authority/ Economic Development: No comments received. Noted. Wheat Ridge Police Department. No comments received. Noted. February 4, 2016 Page 7 of 11 Century Link: No comments received. Noted. Comcast Cable: No comments received. Noted. - CIVIL RESI)URCES STRONG DESIGN. ENDURING VALUE. Xcei: See attached comments from Donna George dated January 8, 2016. The plat depicts a 10 foot wide easement along the west side of Marshall Street. This is within the portion of Marshall Street that will be vacated by separate process. There is an existing pole line along the street which will need to be relocated to this easement. We have not provided easements along the north, west and south sides of the property as there is no need for dry utilities in these locations, and the easements may conflict with other uses. Wheat Ridge Building Division: No comments received. Noted. C. COMMENT SET #3 PLANNING & ZONING: General Comments: 1. Right -of -Way Vacations: a. The required public improvements across the frontage of the subject property must be constructed in the proper location as identified in the City's streetscape and Bike -ped Master Plan. In order to accomplish this, the City will need to vacate a nineteen (19) foot wide strip of Right -of -Way across the subject property frontage, resulting in a net ninety-one (91) feet of Marshall Street ROW. Depending on the responses received from the individual utility districts, the City may reserve a Utility Easement for the entire 19' wide strip. The plan has been updated in accordance with comments provided by the City. b. The surveyor for this project needs to provide the City with a Legal Description and a graphical Exhibit A depicting the 19' strip to be vacated. Provided. c. Public Works will then bring the Legal Description and associated Exhibit A before City Council for their approval. Public Works recommends that the plat for the subject property not be completed or plotted on Mylar until the vacation Ordinance has been recorded with Jefferson County. That way the strip of vacation can also be included into the consolidation on the plat (you will see comments to this effect on the redlined plat) by removal of the existing parcel line (also being the current ROW line). Noted. 2. Placement of Public Improvements: Through discussions with Scot Brink, Public Works Director, the improvements shall be placed as follows: a. The back of the six (6) foot wide detached sidewalk shall be constructed two (2) feet off of the new ROW line. The plan has been updated as requested. b. A six (6) foot wide landscape "amenity" zone will required between the 6' detached sidewalk and the 6" vertical curb & gutter. The plan has been updated as requested. c. The remaining area across the frontage shall be paved with hot mix asphalt. This area may serve as a de facto turn lane for this development until such time as the City reconstructs the Marshall Street corridor. At that time a median will be added and bicycle lanes will be striped by the City as required per the 2014 Bicycle -Pedestrian Master Plan. The plan has been updated as requested. Final Plat Sheet 1: 1. In the subtitle add a space to make Wheat Ridge two words rather than one. Revised. 2. Add the Owner(s) name(s) in the Owner's Certificate. Revised. February 4, 2016 Page 8 of 11 C-715 (;MI. RES1�UI2CES STRONG DESIGN. ENDURING VALUE. 3. Be sure to include Surveyor's seal and signature for the Surveyor's Certification block prior to Mylar@. Noted, 4. A "STORMWATER DETENTION EASEMENT' must be shown over the WO pond area. The bounds of the easement must follow the elevation of the freeboard. Please include the following pertinent Note on this Sheet: "THE STORMWATER QUALITY DETENTION AREA HEREIN SHOWN AS "STORMWATER DETENTION EASEMENT" SHALL BE CONSTRUCTED AND MAINTAINED BY THE OWNER AND SUBSEQUENT OWNERS, HEIRS, SUCCESSORS AND ASSIGNS. IN THE EVENT THAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAID OWNER, THE CITY OF WHEAT RIDGE SHALL HAVE THE RIGHT TO ENTER SUCH AREA AND PERFORM NECESSARY WORK, THE COST OF WHICH SAID OWNER, HEIRS, SUCCESSORS, AND ASSIGNS AGREES TO PAY. NO BUILDING OR STRUCTURE WILL BE CONSTRUCTED IN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA WILL BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS." Easement and note added. 5. The Drainage Easement Language note needs to be modified from STORM SEWER to STORMWATER DRAINAGE to correctly identify the facility type. The note has been updated. 6. Please remove the Standard Easement Language Note. The note has been removed. Sheet 2: 1. In the subtitle add a space to make Wheat Ridge two words rather than one. The subtitle has been updated. 2. A"STORMWATER DETENTION EASEMENT" must be shown over the WQ pond area. The bounds of the easement must follow the elevation of the freeboard. An easement has been depicted. This geometry of the easement has been simplified to include the freeboard area, at a minimum. 3. Please remove the names of the adjoining property owners, and add the Zoning (refer to the redlined plat). Names removed. 4. The distance dimensions along the northwesterly property line should be on the outside of the property boundary since they belong to the adjoining properties. Dimensions have been adjusted. 5. Include the JeffCo reception numbers for the two existing parcels. Reception numbers added. 6. All easements need to be described as"...HEREBY GRANTED BY THIS PLAT". Description updated. 7. It appears by the notation found on the Planned Building Group plans that the existing 16' Sanitation Easement is to be removed and extinguished. Please include language to that effect on this plat. If the removal document gets recorded prior to this plat, also include the JeffCo Reception #. Notes added. 8. There are a couple of different line weights for the easement linetype. If these differ from one another, e.g., if one linetype defines the existing and the other is proposed, then please add these two different linetypes in the Legend. Linetypes has been updated and now reflect only one easement linetype. 9. The Basis of Bearing is obscured. Basis of bearing is now shown without any obscurities. 10. Rename the proposed Lot 1, MARSHALL STREET SELF STORAGE (so it matches the title and Legal). Renamed. 11. Please show the strip of Right -of -Way across the Marshall Street frontage to be vacated by the City as "19' of Vacated ROW' on this plat, since this will be completed prior to recordation of the plat. Also add some notation removing the parcel line (old ROW line) so the vacated area is consolidated into the subject property upon recordation of this plat. The City may reserve a 19' Utility Easement across the area depending on the response from the various utility districts. ROW vacation shown, plat dimensions and notes reflect updated ROW. 12. The vacation of 19' of ROW will cause the Marshall Street ROW width to become 91' instead of the current 110'. Updated 13. General Comments: a. Per the City Code, a minimum of two different property comers must be tied to section corner(s). Two separate ties are now shown. February 4, 2016 Page 9 of 11 C_� CIVIL RESOURCES STRONG DESIGN. ENDURING VALUE. b. "Exclusive Denver Water Easements" are shown overlapping/contiguous with other easements. Denver Water easements will be dedicated by separate instrument and have been removed from this plat. c. Existing sanitary easement crosses exclusive water easements. Also appears to terminate on the east end under a fire hydrant. This easement will be vacated. See comment above. d. All proposed easements require sufficient bearing & distance information as to be field locatable. All easements are now labeled with bearing & distance information. 14. Include the description of the SW line of SW Quarter, Section 13. "S LINE SW1/4 SECTION 13" has been added to the plat to described said line. 15. Include the zoning for all adjoining parcels as required by City Code. (Refer to redlined plat). Included per redlined plat. 16. 1 recommend a Note be added with regards to this. For example, "ACCESS LINE reserves right of access to and from any part of the ROW of Interstate 70. Refer to the document found in the Jefferson County records at Reception. #90024405". Added. PBG Plan Set: Sheet 01 (Cover Sheet): 1. The Legal Description must exactly match the one found on the Final Plat. The legal description has been updated to match the one on the Final Plat. Sheet 02 (Site Plan): 1. The following comments pertain to the outfall from the water quality pond to Clear Creek: a. Show the proposed pipe connection from the pond to Clear Creek. Shown as requested. b. Show the existing billboard on the adjacent property. It appears the proposed manhole for the outfall is directly underneath the billboard (which may cause construction concerns). The existing billboard has been shown. There is no apparent conflict with the proposed storm sewer alignment. c. Show the existing trees within the greenbelt area and any trees proposed for removal. The existing trees have been shown. 2. The City has begun the process to vacate nineteen (19) feet of Right -of -Way across the frontage of the subject property. The vacation area will need to be incorporated into the design since it is going to be consolidated into the subject property by the plat, which will be recorded immediately before the PBG plan set. Noted. The plan has been updated accordingly. 3. There are a handful of utility poles noted as "TO REMAIN". These poles will need to be relocated into the two foot wide strip behind the new 6' detached sidewalk to correspond to the revised public improvement location. By way of example, the 6' detached sidewalk shall be located two (2) feet off of the new ROW line and the relocated poles must be placed within that two foot strip between the sidewalk and the property/ROW line. Noted. The utility poles will be relocated. 4. According to the notation on Sheet 03, Grading & Utility Plan, a portion of the segmental retaining wall is proposed to be five feet in height. Please note that if any portion of a retaining wall exceeds four (4) feet in height, the entire wall shall be engineered. A City of Wheat Ridge retaining wall checklist shall accompany the wall design and both shall be submitted to the Department of Public Works for review and approval prior to commencement of wall construction. Add the following Note to this Sheet and also to Sheet 03: 'MODULAR BLOCK RETAINING WALLS OVER 4.0' IN HEIGHT SHALL BE ENGINEERED (REFER TO STRUCTURAL PLANS). WALLS LESS THAN 4.0' in HEIGHT TO BE DESIGN -BUILD." Comment acknowledged. The retaining wall design will be prepared by the wall contractor's engineer. Sheet 03 (Grading & Utility Plan): 1. Nineteen (19) of vacated ROW is to be consolidated into this property by plat - show property boundary in that location for these plans. In addition, the grading will need to be modified to conform to the ultimate location of the public improvements (alignment is based upon the 6' detached sidewalk being 2' off of the (new) property line. The plan has been updated in accordance with the comment above. 2. A drainage swale shall be required along the southerly property line to drain the area. The runoff from Sub -Basin A as identified in the Final Drainage Report/Plan shall be directed towards the WQ pond and will not be allowed to just flow on to CDOT February 4, 2016 Page 10 of 11 (;IVII_ R I- S _70 UR(,LS STRONG DESIGN. ENDURING VALUE. property (this is already a known problem area from a drainage standpoint). Also be advised, the City does not allow drainage conveyances or detention facilities to be constructed closer than two (2) feet of the property line. A swale has been provided along the northwest property line. Please note that a small portion of the site (Basin A) will continue to sheetflow directly offsite. However, the amount of runoff will be significantly reduced over the historic conditions. Currently, 2.20 CFS (Basins H-1 and H-2) travels directly toward CDOT right-of-way during the 100 -year storm event. Upon construction completion, only 0.62 CFS will be released directly offsite. This is a reduction in flow of 1.58 CFS, or 71.8%. 3. Include the following Note on this Sheet: "NOTICE TO CONTRACTOR: NO GRADING FOR DETENTION PONDS OR DRAINAGE CONVEYANCES SUCH AS SWALES AND STORM SEWER, SHALL OCCUR WITHIN TWO (2) FEET OF ANY PROPERTY LINE." Note included as requested. 4. To go along with the callout for the segmental retaining wall, add the following Note to this Sheet: "MODULAR BLOCK RETAINING WALLS OVER 4.0' IN HEIGHT SHALL BE ENGINEERED (REFER TO STRUCTURAL PLANS). WALLS LESS THAN 4.0' in HEIGHT TO BE DESIGN -BUILD." Note included as requested. Sheet 04 (Landscape Plan): 1. The landscaping will need to be modified to reflect the 19' of ROW vacation and revised location of the public improvements along the Marshall Street frontage. Noted. The landscape plan has been updated per the comment above. CIVIL ENGINEERING: Trip Generation Letter: 1. Mark Westberg, P.E. (303.235.2863) has reviewed the Trip Generation Letter and has no comments. Noted. ITEMS OF NOTE: Street Vacation: A 19.00' strip of ROW is going to be vacated by the City across the frontage. Public Works will take the Legal Description and Exhibit A from the developer's surveyor before City Council as soon as possible so the Ordinance may be recorded at JeffCo prior to completion of this plat. The vacated strip can then be shown along with the JeffCo reception number as indicated on these redlines. The area of vacation will also need to be consolidated into this property by this plat (by removal of the previous ROW line). Noted. The plan has been updated in accordance with the comment above. 2. CDPS Permit & Stormwater Management Plan: This site in general is greater than one acre in size and the area of disturbance will meet or exceed one (1) acre, so a Stormwater Management Plan (SWMP) associated with the required State CDPS Permit shall be submitted to the City of Wheat Ridge for review and approval. The SWMP must be approved by the City prior to issuance of any Demolition, Grading, or Building Permits. The CDPS Permit is generally obtained from the Colorado Department of Public Health and Environment by the contractor at time of Building Permit Application. A copy of the CDPS must accompany the final submittal of the SWMP. Please contact Bill LaRow, Stormwater Program Manager at 303.235.2871 for further information). It is highly recommended that the SWMP be submitted as soon as possible to avoid delays in the issuance of required Permits. Noted. The SMWP Report will be provided at a later date. 3. Drainage Certification/ Stormwater Maintenance Agreement and 0 & M Plan: Please note the following items required prior to the issuance of any Certificate of Occupancy: a. Drainage Certification: A Drainage Certification Letter from the Engineer -of -Record stating that all drainage related items were constructed per the approved civil engineering documents. The Certification Letter shall be accompanied by As -Built plans in support of the statements made in the Letter as required by the Municipal Code of Laws. Noted. b. Stormwater Maintenance Agreement and 0 & M Plan: All post -construction Best Management Practices (BMP's) for water quality must be maintained and inspected by the property owner(s) per Section 20-34 of the City of Wheat Ridge Municipal February 4, 2016 Page 11 of 11 <t_ >i (;IVII RI R(,I 5 STRONG DESIGN. ENDURING VALUE. Code of Laws. For stormwater quality facilities including, but not limited to, above -ground or underground detention facilities, porous landscape detention areas, porous pavement, centrifuge type devices such as a Rinker Stormcepter@, hydrodynamic separation systems such as a Contech Vortechs®, or for any other approved post -construction BMP, a Stormwater Maintenance Agreement accompanied by an Operations and Maintenance (0 & M) Schedule/Log shall be required prior to issuance of the first Certificate of Occupancy. The 0 & M Schedule/Log must be kept current and will be inspected on a regular basis by City staff to ensure compliance with City of Wheat Ridge Municipal Code requirements. Noted. Please feel free to contact us with any questions. Sincerely, CIVIL RESOURCES, LLC Jim Brzostowicz, P.E. Principal J:IDCB Construction - 2481248.001.04 Wheat RidgelReportslResponsesVXB Wheat Ridge --DR Responses_2016-02-04.doc City of -� Wheat -Midge PUBLIC WORKS City of Wheat Ridge Municipal Building 7500 W. 291h Ave. January 19, 2016 Jim Brzostowicz, P.E. Civil Resources 323 5`' Street P.O. Box 680 Frederick, CO 80530 Wheat Ridge, CO 80033-8001 P: 303.235.2861 F: 303.235.2857 Re: First Review Comments of the Final Drainage Report & Plan, PBG Plan Set, Final Plat, and Trip Generation Study for the proposed development located at 4901 Marshall Street, Case# MS -15- 07 and PBG -15-02. Dear Mr. Brzostowicz, I have completed the first review of the above referenced documents received on December 21, 2015, for the proposed self -storage facility located at 4901 Marshall Street, and I have the following comments: CIVIL ENGINEERING: Final Drainage Report (Discussion): 1. Please provide name of the Engineer -of -Record on the Report. 2. Under Section 3.3, Runoff a. Please note that a swale will be required along the property line to convey runoff from Sub -Basin A into the WQ pond rather than standing along the CDOT ROW line. This is currently a known problem area drainage -wise and the City does not wish to see this perpetuated. b. Due to long-term maintenance concerns, Public Works suggests that the cobble -lined channel and associated run -downs along the northerly side be removed. Public Works suggests that the runoff from Sub Basin B-2 be collected by drop inlets along the main drive aisle and conveyed via conduit to the WQ facility. 3. Under Section 3.4, Detention: a. In the third paragraph, please include language that states the stormwater discharged into the wetlands area "...will disperse into the wetlands area by the use of a flow spreader comprised of native boulders and will eventually reach Clear Creek." b. The portion of the pipe within the greenbelt area needs to be bored to protect as much of the surrounding area as possible. Please include a statement in the discussion portion of the Report regarding this. c. According to the borings in the soils Report by Kumar & Associates the local water table is between 5284 and 5286. The soils analysis was performed in December (2015) which is typically when the water table is at its lowest elevation. Please provide the bottom (lowest point) elevation of the pond in the discussion, and state that the proposed bottom will be high enough to allow the pond to fully drain. If necessary, consider raising the pond a foot or two to ensure it will fully drain. www.ci.wheatridge.coms Public Works Engineering January 19, 2016 Page 2 d. Note that the City requires a minimum of one (1) foot of freeboard. Please include a statement that "a minimum of one (1) foot of freeboard has been provided per UDFCD criteria." Under Section 3.5, Streets, please note the following: a. Under the second paragraph, refer to comment 2b in the above Runoff section pertaining to Sub -basin B-2. b. In the second sentence of the third paragraph it mentions that a "4' strip of asphalt pavement will be provided within the Marshall Street public ROW." Please note that this strip will become wider when the improvements are completed in the proper position. The detached sidewalk needs to be aligned two (2) feet off of the nineteen (19) feet of Right -of -Way the City is going to vacate during this project. This means that this strip will widen another 5-6 feet and the pavement strip will become about 9'-10' in width. Under Section 3.7, Storm Sewers and Culverts, please refer to comment 2b in the above Runoff section pertaining to Sub -basin B-2. Again, due to maintenance concerns PW highly suggests that inlets collect the parking lot flows and conveyed by a storm sewer along the northerly property line, rather than the currently proposed cobble -lined channel and rundowns. In Section 4.0, Conclusions please include a comparison of the historical runoff versus the proposed discharge as evidence that this design actually improves the drainage situation on the property beyond adding water quality. Proposed Drainage Report (Appendix): 1. Please state what storm event the gutter capacity (along SW property line) was calculated for. 2. Please include calculations and profiles for the inlets and storm sewer that will replace the currently proposed riprap rundowns and cobble -lined channel along the northerly property line. 3. Please note that there are two Historic Drainage Plans in the Appendix of the Report; please remove one of these. Proposed Drainage Plan: 1. Need to provide an energy dissipater/flow spreader in the wetlands area by the outfall to Clear Creek. The City would prefer the spreader be comprised of boulders (native rocks from the adjacent area if possible) to appear more natural. Use of the flow spreader will allow the flows to dissipate in an east -west direction before heading towards Clear Creek, which is desirable. 2. The portion of the pipe within the greenbelt area needs to be bored to protect as much of the area as possible. Please include a Note on the Proposed Drainage Plan to this effect (and place on any applicable construction drawing sheets as well). 3. Please show the (large) billboard on the property adjacent to the greenbelt area. 4. Provide the Jefferson County Reception Number for the existing 30.00' Drainage Easement shown on the Plan. 5. Due to long-term maintenance concerns, Public Works suggests that the cobble -lined channel and associated run -downs be removed from the design along the northerly property line. The runoff from Sub -Basin B needs to be collected by drop inlets along the main drive aisle and conveyed via conduit to the WQ facility. 6. Please show the 19.00' of ROW along the entire frontage of the property that the City of Wheat Ridge is going to vacate during this project. www.ci.w heatridge.coms 4901 Marshall_ Carlson_DrainageOnly - Review-l.hr.docx Public Works Engineering January 19, 2016 Page 3 7. PW recommends the use of a 2 -foot wide trickle channel at a 1% (min.) slope in the bottom of the WQ pond, and that the pond bottom be graded a minimum of 2% towards the channel to ensure the pond fully drains. 8. A drainage swale shall be required along the southerly area of the property to drain this area. The runoff from Sub -Basin A as identified in the Final Drainage Report/Plan shall be directed towards the WQ pond and will not be allowed to just flow on to CDOT property (this is already a known problem area from a drainage standpoint). Also note, the City does not allow drainage conveyances or detention facilities to be constructed closer than two (2) feet of the property line. As such, please include the following Note: NOTICE TO CONTRACTOR: NO GRADING FOR DETENTION PONDS OR DRAINAGE CONVEYANCES SUCH AS SWALES AND STORM SEWER SHALL OCCUR WITHIN TWO (2) FEET OF ANY PROPERTY LINE. 9. Please add the following Notes to the Drainage Plan: NOTES: 1. NO DRAINAGE CONVEYANCE SUCH AS DITCHES, CHANNELS, SWALES, OR PIPES, AND DRAINAGE APPURTENANCES SUCH AS, BUT NOT LIMITED TO, INLETS, MANHOLES OR OTHER DRAINAGE STRUCTURES, SHALL BE CONSTRUCTED WITHIN TWO (2) FEET OF ANY PROPERTY LINE. 2. NO GRADING ASSOCIATED WITH SAID DRAINAGE CONVEYANCES AND APPURTENANCES SHALL OCCUR WITHIN TWO (2) FEET OF ANY PROPERTY LINE. ITEMS OF NOTE: 1. Traffic Control on the Greenbelt: The greenbelt trail is very popular with pedestrians and bicyclists. Due to the proposed work in and around the trail area, traffic control for the duration of the project shall be required. 2. Street Vacation: a. A 19.00' strip of ROW is going to be vacated by the City across the frontage. Public Works is planning on completing the vacation process as soon as possible so the Ordinance may be recorded at JeffCo prior to completion of the plat for this project. The vacated strip can then be shown along with the JeffCo reception number as indicated on this plat. The area of vacation will need to be consolidated into this property by the plat (by showing the removal of the previous ROW line). 3. CDPS Permit & Stormwater Management Plan: This site in general is greater than one acre in size and the area of disturbance will meet or exceed one (1) acre, so a Stormwater Management Plan (SWMP) associated with the required State CDPS Permit shall be submitted to the City of Wheat Ridge for review and approval. The SWMP must be approved by the City prior to issuance of any Demolition, Grading, or Building Permits. The CDPS Permit is generally obtained from the Colorado Department of Public Health www.ci.w heatridge.co. u s 4901 Marshall_Carlson_DrainageOnly - Review-Htndocx Public Works Engineering January 19, 2016 Page 4 and Environment by the contractor at time of Building Permit Application. A copy of the CDPS must accompany the final submittal of the SWMP. Please contact Bill LaRow, Stormwater Program Manager at 303.235.2871 for further information). It is highly recommended that the SWMP be submitted as soon as possible to avoid delays in the issuance of required Permits. 4. Drainage Certification/ Stormwater Maintenance Agreement and O & M Plan: Please note the following items required prior to the issuance of any Certificate of Occupancy: a. Drainage Certification: A Drainage Certification Letter from the Engineer -of -Record stating that all drainage related items were constructed per the approved civil engineering documents. The Certification Letter shall be accompanied by As -Built plans in support of the statements made in the Letter as required by the Municipal Code of Laws. b. Stormwater Maintenance Agreement and O & M Plan: All post -construction Best Management Practices (BMP's) for water quality must be maintained and inspected by the property owner(s) per Section 20-34 of the City of Wheat Ridge Municipal Code of Laws. For stormwater quality facilities including, but not limited to, above -ground or underground detention facilities, porous landscape detention areas, porous pavement, centrifuge type devices such as a Rinker Stormcepter®, hydrodynamic separation systems such as a Contech Vortechs®, or for any other approved post - construction BMP, a Stormwater Maintenance Agreement accompanied by an Operations and Maintenance (O & M) Schedule/Log shall be required prior to issuance of the first Certificate of Occupancy. The O & M Schedule/Log must be kept current and will be inspected on a regular basis by City staff to ensure compliance with City of Wheat Ridge Municipal Code requirements. The above comments are as of the date reviewed and may not reflect all comments from other departments or reviewing agencies. If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. City Surveyor/Development Review Engineer CC: Steve Nguyen, Engineering Manager Lisa Ritchie, Planner Il File www.ci.wheatridge.co. u s 4901 Marshall_ Carlson_Drainageonly - Review-l.1n.doex City of "� Wheat), COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29`h Ave. January 12, 2016 Mr. Mark Delgado dcb Construction Company, Inc. 909 E. 62nd Avenue Denver, CO 80216 Wheat Ridge, CO 80033-8001 11: 303.235.2846 F: 303.235.2857 Re: PBG -15-02 and MS -15-07 / Marshall Street Self Storage — 1St Review Dear Mr. Delgado: This letter is in regard to your applications for approval of a Planned Building Group and Plat for property zoned Industrial Employment (I -E) and located at 4901 Marshall Street. I have reviewed the first submittal and have the following comments: Planned Building Group Sheet 01 , 1. Revise the Location Map to a line drawing, the map as shown will not reproduce well on black and white mylar (the one on the plat is acceptable). 2. Provide the name of the person who will sign the declaration of planned building group under the signature line (does not yet need to be signed). 3. Add a Case History Table with the following case numbers: WZ-15-03, MS -15-07, PBG -15- 02. 4. Add statement of proposed land use and compliance with zoning. 5. Remove the Owner's Certificate block. 6. Insert the Legal Description within the Declaration of Planned Building Group, following "...Legally Described As..." 7. Remove extraneous lines in Site Data Table. 8. Add "/1 Dwelling Unit" following "2,350 SF" in the Caretaker Residence row. 9. Revise the Hardscape row to match the landscape table. Under Required, add how many SF (35%) Max. Under Proposed, add how many SF (less than 6%). Sheet 02 10. Add "To be approved under separate permit" following "Proposed Sign". 11. Identify crosswalk marking. Painted? Colored concrete? 12. Revise fence height to 6'-0" feet, the maximum permitted by Code. A variance will be required for any additional height above 6'. 13. Add "To be approved under separate permit" following "Relocated Billboard". Sheet 03 14. No comments. Sheet 04 15. Ensure there is enough area to plant FRG on all sides of the transformer to screen it. 16. Increase the diversity of the street trees to at least 3 different species. 17. Increase the diversity of the shrubs within the tree lawn area. 18. Under Note 4., add a statement that acknowledges the additional 59 shrubs that will be planted in the tree lawn area that are counted in the total shrub count provided. 19. The City may require different tree species to be provided along Marshall Street once the overhead power lines are installed and final height is determined. Add the following note: "Different tree species may be selected following installation of the overhead utility wires, to be coordinated with the City and the Developer." Sheet 05 20. Turn off the comment boxes. Sheet 06 21. Turn off the comment boxes. Sheet 07 22. See Key Plan for additional areas to be provided with upgraded architecture, similar to those areas provided elsewhere on the site. 23. Confirm in the written comment response that the areas identified by staff in the Key Plan as upgraded architecture are correct. If not, identify the correct areas. Sheet 08 24. Add a note that all signs shall be approved under separate permit, to comply with Article VII, Chapter 26, the Sign Code. 25. Provide a sample elevation of the retaining wall. Plat The majority of comments on the Plat are provided by Public Works. I've removed my duplicate comments. Sheet 1 1. No comments. Sheet 2 2. Correct the typo in "Separate". 3. The 100 year flood delineation is in close proximity to the property, or within it. If it crosses onto the property, note the extent. If not, confirm in written response and no note is required on the plat. Wheat Ridge Public Works: See attached comments and redlines from Dave Brossman dated January 12, 2016. Wheat Ridge Fire District: See attached comments from Kelly Brooks dated January 8. 2016. 2 Wheat Ridge Water District: No comments received to date. If comments are received. they will be forwarded. Wheat Ridge Sanitation District. See attached comments and details from Bill Willis dated December 22, 2015. Wheat Urban Renewal Authority /Economic Development: No comments received. Wheat Ridge Police Department: No comments received. Century Link: No comments received. Comcast Cable: No comments received. Xcel: See attached comments from Donna George dated January 8, 2016. Wheat Ridge Building Division: No comments received. This concludes the summary of comments. For the next review, please provide a response to this letter, including a response to each item identified above, and resubmit plans in the following formats: • One (1) full-size hard copy of the plans • One (1) hard copy of any revised plans or letters. • Digital files of the resubmittal documents in Adobe .pdf format If a meeting to discuss these comments is desired, or if clarification is needed, please let me know. Sincerely, Lisa Ritchie, Planner II 303-235-2852 lritchie@ci.wheatridge.co.us cc: Case files (PBG -15-02 and MS -15-07) Enclosures 3 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.303.403.5900 • www.wrfire.org DIVISION OF FIRE PREVENTION January 8, 2016 Lisa Richie City of Wheat Ridge Community Development 7500 West 29th Ave Wheat Ridge, CO 80033 RE: Community Development Referral CASE No.: 4901 Marshall Street. - MS -15-07 and PBG -15-02 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 is attached and should be provided to the applicant. All requirements established in the Commercial Site Planning Guide, as well as the 2012 International Fire Code (IFC) and IFC amendments adopted by the City of Wheat Ridge shall be met unless approved by the Division of Fire Prevention. 2. Specific site requirements including water supply/hydrant locations, site access, building configuration, site infrastructure, etc, may require fire department review and approval. The applicant is encouraged to request fire department input at the earliest reasonable opportunity. • Hydrant distribution and locations have been reviewed previously and are acceptable. The water main loop within the property shall be fed from two distinct points within the distribution system. Coordinate with the Wheat Ridge Water District. • 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 (7924.8 mm) and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches. Where 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). • Emergency access to the property and to individual buildings shall comply with Section 503 as amended and Appendix D of the 2012 IFC. Unless otherwise approved, the turning radius of all required Fire Lanes shall meet or exceed those necessary to accommodate aerial fire apparatus. Please find the attached turning performance requirements. An AutoTurn analysis (or similar) will be required in order to demonstrate compliance. 3. A Fire District Permit Guide is attached and should be provided to the applicant. The applicant should be made aware that the proposed development will require one or more of the following Fire Department permits for each structure: o Fire District building permit o Fire alarm system permit o Sprinkler system permit It is the responsibility of the property owner/tenant to verify that all required Fire Department permits are acquired. Please feel free to contact me if there are any questions or concerns with respect to this review. Reviewed by, Kelly Brooks Fire Marshal Wheat Ridge Fire Protection District 4( Bid Number: 528(28594) Department: Wheat Ridge Fire Protection District Turning Performance Analysis Chassis: Arrow XT Chassis, PAP, PUC Body: Aerial, Platform 100', PUC, Alum Body ------------- Additional Bumper Depth Overhang , i , 1 1 , , , , , , Axle Track Wheel Offset Cramp Angle Tread W Idth o��Aq yG8 �af�s Inside Turning Radius Parameters: Inside Cramp Angle: Axle Track: Wheel Offset: Tread Width: Chassis Overhang: Additional Bumper Depth Front Overhang: Wheelbase: 11/5/2014 400 82.92 in. 5.25 in. 13.5 in. 68.99 in. 0.00 in. 127.6 in. 276 in. Calculated Turning Radii: Inside Turn: 26 ft. 5 in. Curb to curb: 42 ft. 4 in. Wall to wall: 48 ft. 9 in. Comments: CategorylD Category Description OptionCode OptionDescription 6 Axle, Front, Custom 0090913 Axle, Front, Oshkosh TAK-4, Non Drive, 24,000 Ib, DLX/Otm/AXT/DCF 30 Wheels, Front 0091794 Wheels, Front, 22.50" x 13.00", Steel, Hub Pilot 31 Tires, Front 0582746 Tires, Front, Goodyear, G296 MSA, 445/65R22.50, 20 ply 38 Bumpers 0695359 Bumper, 26" Extended Steel Painted, AXT/Sab/SFR/DCF/Enf 437 Aerial Devices 0592931 Aerial, 100' Pierce Platform, 50 MPH Wind Rating, 1501b Tip Load Allowance Notes Actual Inside Cramp Angle may be less due to highly specialized options. Curb to Curb turning radius calculated for a 9.00 inch curb. I 4( Turning Performance Analysis 11/5/2014 Bid Number: 528(28594) Chassis: Arrow XT Chassis, PAP, PUC Department: Wheat Ridge Fire Protection District Body: Aerial, Platform 100', PUC, Alum Body Definitions: Inside Cramp Angle Maximum turning angle of the front inside tire. Axle Track King -pin to King -pin distance of the front axle. Wheel Offset Offset from the center -line of the wheel to the king -pin. Tread Width Width of the tire tread. Chassis Overhang Distance of the center -line of the front axle to the front edge of the cab. This does not include the bumper depth. Additional Bumper Depth Depth that the bumper assembly adds to the front overhang. Wheelbase Distance between the center lines of the vehicle's front and rear axles. Inside Turning Radius Radius of the smallest circle around which the vehicle can turn. Curb to Curb Turning Radius Radius of the smallest circle inside of which the vehicle's tires can turn. This measurement assumes a curb height of 9 inches. Wall to Wall Turning Radius Radius of the smallest circle inside of which the entire vehicle can turn. This measurement takes into account any front overhang due to chassis,bumper extensions and/or aerial devices. `a FIRE PROTECTION DISTRICT PERMIT GUIDE A Fire Protection District permit is required for the following project types. All permits are applied for and issued through the respective Fire District independently. It is your responsibility to contact the appropriate Fire District to determine submittal requirements and to obtain the appropriate permits. Refer to the Fire District map on the back of this guide in order to determine which Fire Protection District your project is located in. FIRE DISTRICT SITE PLAN REVIEW ❑ Site plan review. ❑ Development plan review. Site and development plan reviews includes an assessment of: -Site access and fire access roads -Signage -Fire flow requirements -Address numbers -Fire hydrants, locations -Exterior obstructions -Occupancy specific requirements -Trash enclosures FIRE DISTRICT BUILDING PERMIT Fire District building permits are not required for single and two- family dwellings regulated by the International Residential Code. ❑ New building construction. ❑ Construction that includes an addition to an existing building. ❑ Construction that includes alteration to an existing building that: -Alters the structure of a building -Alters any portion of the exiting sequence or process -Adds or removes square footage from an existing structure -Changes the use or occupancy group designation -Modifies the interior configuration of the building Building plan reviews include an assessment of: -Building/Fire code study -Site plan -Emergency planning requirements -Exterior fire service features -Egress and exiting provisions -Fire extinguishers -Fire protection system requirements -Building service systems -Use and process specific criteria -Hazardous materials/processes FIRE ALARM SYSTEM PERMIT (NFPA 72): ❑ Installation of a new Fire Alarm system. ❑ Replacement of a Fire Alarm Control Panel. ❑ Addition of fire alarm initiating devices at the discretion of the Authority Having Jurisdiction. ❑ Addition of fire alarm indicating devices, including horns and strobes at the discretion of the Authority Having Jurisdiction. ❑ At the discretion of the Fire Code Official. If a fire alarm permit is not required, provide to the Fire District: — A Scope of Work letter. — A signed NFPA 72 Certificate of Completion. — A basic as -built plan showing the location of any new or relocated devices and what circuit(s) were augmented. SPRINKLER SYSTEM PERMIT (NFPA 13,13R, 13D): ❑ Installation of a new Fire Sprinkler system. ❑ Relocation of sprinkler heads in an existing fire sprinkler system at the discretion of the Authority Having Jurisdiction. ❑ Addition of 10 or more sprinkler heads to an existing fire sprinkler system. ❑ Replacement of conventional sprinklers and piping with flexible piping and sprinklers. ❑ Changes that modify an area considered to be the most demanding design density flow area. ❑ Increase in building area or increase of the system design density. ❑ At the discretion of the Fire Code Official. STANDPIPE SYSTEM PERMIT ❑ Installation of a new system. ❑ Relocation of an existing system. ALTERNATIVE EXTINGUISHING SYSTEM PERMIT ❑ Installation of a new system. ❑ Any addition to an existing system. FIRE PUMP PERMIT ❑ Installation of a new pump. ❑ Any addition to an existing system. KITCHEN HOOD SYSTEM PERMIT ❑ Installation of a new system. ❑ Addition of one or more nozzles or at the discretion of the AHJ. ❑ Relocation of an existing system. MISCELLANEOUS CONSTRUCTION PERMIT ❑ Demolition plan ❑ Membrane structure, tent or canopy ❑ Underground tank installation ❑ Miscellaneous system construction: -Compressed gas systems -Motor fuel dispensing systems -HVAC systems Note: This Permit Guide addresses Construction Permits only. Contact your respective Fire District for all Operational Permit requirements. Rev. 81112011 FIRE PROTECTION DISTRICT PERMIT GUIDE FIRE PROTECTION DISTRICT PERMIT GUIDE GENERAL PERMIT REQUIREMENTS ■ Submittal contents and requirements may differ between fire districts. It is the responsibility of the permit applicant to verify specific submittal requirements with the appropriate district. ■ Alterations that render an existing alarm system or suppression system inoperable may dictate that a Fire Watch be implemented at the facility. Contact your fire district to determine local Fire Watch requirements and procedures. ■ Work done without a required permit is subject to a "Stop Work Order" In accordance with Sec. 111 of the IFC. • Plan Approval: No installation work shall be performed until the submitted plans are reviewed and approved by the Fire District. Plans are reviewed in the order in which they are received. Please submit your plans as early as possible. Plans are normally reviewed within 10 business days. If current workloads dictate a longer plan turnaround, the Fire District will notify the applicant that additional time for plan review and approval is necessary. ■ Plan Submittals: ■ All permit applications and two (2) sets of submittal materials shall be submitted directly to the Division of Fire Prevention of the appropriate fire district for review and comment. Upon completion of the plan review, one (1) set of plans will be available for pick up at the Fire District office. • Plan Review Fees: Permit fees for plans submitted directly to the Fire, - District will be paid directly to the Fire District. Plan review and permit fees are established by the individual fire districts. For questions on plan review fees please contact the appropriate fire district. ■ Inspections: Twenty-four (24) hours notice is required for all inspections and tests. Available days and inspection times will be noted on the approved plans. ■ Requirements prior to Final Inspection: No acceptance testing shall be conducted by the Division of Fire Prevention prior to the completion of construction within the building or units. Final inspections are subject to field inspection. ■ Re -Inspection Fees: Re -inspection fees will be charged for re - inspections needed due to incomplete fire alarm systems, failure of tests, and conditions that should be corrected prior to inspection. SPRINKLER SYSTEM PERMIT REQUIREMENTS It is the responsibility of the sprinkler or standpipe system installer of record to assure that all applicable code requirements are adhered to. The currently adopted edition of the International Fire Code, as amended and the most current edition of NFPA Standard 13, 13R or 13D shall be the primary, but not all inclusive, resource documents. ■ Contractor's License: Fire sprinkler contractors shall be licensed with the Building Inspection Division of the City of Wheat Ridge and the State of Colorado Division of Fire Safety. Sprinkler System Submittals shall include the following: ■ Submit two (2) complete sets of fire sprinkler system and or standpipe system plans and two (2) sets of supporting documentation including but not limited to copy of owner's certificate, cut sheets on equipment to be installed, product information, and hydraulic calculations. ■ One (1) set of stamped plans will be returned to the contractor. The set of stamped drawings with the notation, "THIS SET OF PLANS IS TO REMAIN AT THE JOB SITE" is required to be at the site at all times for inspections. ■ Sprinkler plans shall be stamped by a minimum level NICET III designer for fire sprinkler systems. ■ Plans must be of a fire sprinkler and/or standpipe system only. No combination drawings using reflected ceiling plans, mechanical, electrical etc. will be accepted. ■ Plans shall be provided with a scale. It is recommended that the scale be 1/8 inch equals one foot or greater. ■ Plans shall include at a minimum: sprinkler head locations, type of sprinkler heads, pipe sizes, hanger locations, sprinkler riser design, indication of remote areas and heads identified as calculated heads, indication of any non-sprinklered areas and code reference deleting sprinklers and other plan submittal requirements as specified in the most current edition of NFPA Standard 13. ■ All symbols appearing on the plans shall be indicated in a complete legend located on the plans. ■ Ceiling heights shall be identified on the plans. ■ Ceiling construction features such as flat, sloped, smooth, metal bar joist, trust joist, etc. must be identified on the plans. ■ All pertinent information regarding the proposed equipment to be installed as a part of the sprinkler system shall be specified or designated on product data sheets or cut sheets. Fire Sprinkler Final Inspection: ■ No acceptance testing will be conducted by the Division of Fire Prevention prior to the completion of construction within the building or unit(s). ■ Re -inspection fees will be charged for re -inspections needed due to incomplete sprinkler systems, failure of hydrostatic tests, and conditions that should be corrected prior to inspection such as painted heads, missing heads, mud caps in place. ■ A minimum of twenty-four hours notice is required for all sprinkler system and standpipe system inspections. Available days and inspection times will be noted on the approved plans. ■ No work is to be concealed until rough inspections are conducted and necessary corrections have been completed and re -inspected. Rev. 81112011 FIRE PROTECTION DISTRICT PERMIT GUIDE FIRE PROTECTION DISTRICT PERMIT GUIDE FIRE ALARM SYSTEM PERMIT REQUIREMENTS It is the responsibility of the designer/installer of record to assure that all applicable code requirements are adhered to. The currently adopted edition of the International Fire Code, as amended, and the most current edition of NFPA Standard 72, shall be the primary, but not all inclusive, resource documents. • Contractor's License: Fire alarm system companies and installers shall be licensed with the Building Inspection Division of the City of Wheat Ridge and the State of Colorado Division of Fire Safety. • Record of Completion: Three (3) copies of the Record of Completion as outlined in NFPA 72 shall be completed and be ready for signatures upon completion of acceptance tests. Fire Alarm Submittals shall include the following: ■ Submit two (2) sets of fire alarm system plans and two (2) sets of cut/sheet product information. ■ One (1) set of stamped plans shall be returned to the designer/installer. The set of stamped plans with the notation, 'THIS SET OF PLANS IS TO REMAIN AT THE JOB SITE" is required to be at the site at all times for inspections. • A minimum level NICET III designer for fire alarm systems must stamp the plans. • Plans need to be clear and understandable. Plans must be of the fire alarm design only. NO combination drawings using reflected ceiling plans, mechanical, etc. will be accepted. • Plans shall be provided with a scale. It is recommended that the scale be 118 inch equals one foot or greater. ■ Plans shall include one line and riser diagrams for all devices, notification circuits, auxiliary circuits, initiating circuits, circuit designation and central station connect. ■ Fire alarm panels shall be provided on a dedicated circuit. The circuit breaker for the fire alarm panel shall be red and identified as "Fire Alarm Panel". A circuit breaker lock shall be placed on fire alarm circuit. ■ All symbols appearing on the plans shall be indicated in a complete legend located on the plans. ■ Ceiling heights must be identified on the plans. ■ Ceiling construction features such as flat, sloped, smooth, metal bar joist, trust joist, etc. must be identified on the plans. • All pertinent information regarding the proposed equipment and devices to be installed as a part of the alarm system shall be specified or designated on product data sheets or cut sheets. ■ All detectors, pull stations, control valves, extinguishing systems, etc. shall be identified with the corresponding address number noted on the panel and/or graphic map. Fire Alarm Final Inspection: Audibility tests shall be conducted by the installerldesigner prior to final inspection and a copy of the test results shall be provided to the Division of Fire Prevention at the time of the final inspection. Rough wiring and location inspections will need to be conducted by the Fire District and the Electrical Inspector for the City of Wheat Ridge. Any necessary corrections shall be completed and re -inspected prior to the concealment of work. Prior to calling for final acceptance test: ■ Make sure all paperwork and permits are on-site and available to the inspector. ■ Have readily available all appropriate tools and equipment necessary to fully test all devices and circuits. ■ Have sufficient personnel available to perform system testing. Any required communications (i.e. radios) shall be provided by the permit holder. ■ Notify all appropriate building personnel and occupants of the time period during which fire alarm testing will be conducted. Post signage at entry points if necessary. ■ All detection and notification devices must be pre -tested prior to requesting a final inspection. ■ The fire alarm communicator must be connected to two (2) active phone lines and the detection system on-line with the monitoring station. ■ A Knox Box brand key box shall be on order or installed at the time of final inspection. ■ The permit holder is responsible for the proper installation and operation of the permitted system. Failure of a final acceptance test requires will require a re -inspection. Consult with the appropriate fire district to determine what re -inspection fees may be assessed. FIRE FLOW TEST INFORMATION Fire flow test information may be obtained from the Fire District for the Valley Water District. Fire flow tests are usually conducted with the Valley Water District within ten (10) working days of the request, unless weather conditions or scheduling conflicts arise between the Division of Fire Prevention and the Valley Water District. For fire flow information in the Wheat Ridge Water District service area please call: 303-424-2844. For fire flow information in the North Table Mountain Water service are please call: 303-279-2854. For fire flow information in the Consolidated Mutual Water service area please call: 303-238-0451. Rev. 8/112011 FIRE PROTECTION DISTRICT PERMIT GUIDE SITE PLANNING GUIDE FOR COMMERCIAL OCCUPANCIES Division of Fire Prevention 12012 IFC Revised: November 3, 2014 WHEAT RIDGE FIRE PROTECTION DISTRICT INTEGRITY* COMPASSION *SACRIFICE* RESPECT • STEWARDSHIP 3880 Upham St., Wheat Ridge, CO 80033 9 www.wrfire.org • ph.303.403.S900 Table of Contents General Information 2 Signage 2 ..__._..__..-..._......._........_......._...................._......._....._...._....._._._._.__._._...._._._._._._._._._._...----------- --------........... -....................... ............ ..... _..._... .............. - Private Street Signs - Building Address Numbers Fire Apparatus Access Roads 3 - 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 Water Supply and Fire Flow 6 - 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 7 .... ............................................................ ....... ....... .... ........... ...... ................. ... ........ .._....._............._._._....... _.... __._...__.._... __............... ..................................... -..... _._....... ............. - Obstruction - Clear Space Around Fire Hydrants - Physical Protection - Other Barriers Fire Protection Systems 8 Underground Lines for Fire Protection Systems - -_._...... ... ................ ........ _............ _.._.__._._...... __......... - Backflow Prevention - Fire Department Connection Locations - Access to Fire Department Connections - Locking Fire Department Connection Caps Utilities 9 .... ........ .........................................................................................._........ _.._.... _....................... ............ _.._....... _......._..._............................................................. ___ .... -- ....._. - Electrical Rooms - Gas Meters Subject to Vehicular Damage - Other Barriers Miscellaneous Features 9 _....._._._._.._._._..._.._._............._.__._.._._._._._.._._._.-_......._._-._._-._._.._-_._._._.._._._...._.._._._...._.._._._._._........-_._.__._._..__._......_. - 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) 2 1 P a g e 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. 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 P a g e 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) 4 1 P a a c 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 "Y" 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 D103.1 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'- TYR, 28'R 26' 96' DIAMETER CUL-DE-SAC -+i1-601 1-480' I I 20I'2 28' R TYR, 28' 12V HAMMERHEAD 28' 20' MINIMUM CLEARANCE AROUND A FIRE HYDRANT 28'R TYR, i - 70' 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 e 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 6 1 P a g e 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) 7 1 P a g e 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 8 1 P a g e 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 Wheat Ridge Sanitation District 7100 West 44th Avenue, Suite 104 P.O. Box 288 Wheat Ridge, Colorado 80034-0288 Phone: 303424-7252 Fax: 303-424-2280 December 22, 2015 Lisa Ritchie City of Wheat Ridge Community Development 7500 West 29t' Avenue Wheat Ridge CO 80033 Email: Iritchie@ci.wheatridge.co.us Re: 4901 Marshall Street/ MS -15-07 and PBG -15-02 Dear Ms. Ritchie On behalf of the Wheat Ridge Sanitation District (WRSD), Martin/Martin Inc., acting as the District Engineer, offers the following in response to the referenced referral received December 18`h, 2015 concerning request for approval of a Minor Subdivision and a Planned Building Group at 4901 Marshall Street. The planned development is for self - storage and flex office buildings. The Wheat Ridge Sanitation District has no objections with the proposed request conditional on the elements identified herein are fully addressed. The following are general requirements for sanitary sewer service. The subject lot at the address referenced above is entirely within the boundary and service area of the Wheat Ridge Sanitation District. Treatment of sewage generated within the Wheat Ridge Sanitation District is provided by fhe Metro Wastewater Reclamation District (Metro). Existing Sanitary Sewer Mains Wheat Ridge Sanitation District has the following sanitary sewer mains adjacent to the proposed property: • 8 -inch mainline running south to north, east of the referenced property within Marshall Street. A private mainline is located to the north of the property that services the existing building(s). The private mainline flows into a private lift station, which then discharges into the WRSD main. The owner/developer is responsible for determining depths of the existing sanitary sewer main to verify if gravity flow is feasible from the District mainline within Marshall Street or if a private individual sewage ejector (lift station) is required, which is currently existing. As the previous area was serviced by a lift station, it is assumed gravity flow to the mainline within Marshall Street is not feasible. If a private lift station if used, a "break" -private MH will be required prior to connection to the District main. Note that each building/structure is required to have a separate sanitary sewer service line and connection to the District main. Certified documentation indicating the amount of flow and rate of flow that new building(s) will contribute to the sanitary system is required to initially evaluate if the existing sanitary sewer services are sized adequately. Depending on values of anticipated flow, the Owner/Developer may be required to evaluate downstream sanitary mainline capacity to show the anticipated peak flows can be accommodated by the existing main. If the existing mains are required to be upsized, the upsizing cost will be the responsibility of the owner/developer. Costs All costs involved are to be deposited in advance— engineering, reviews, design, construction, observation and inspections — and are the responsibility of the Owner/Developer at the then current rate fee structure. Please be aware that proper tap and development fees are required to be paid prior to connection to the District main. A minimum 72 -hour notice prior to construction is required following District receipt of all fees. These fee amounts can be paid directly to the District Office prior to connection, payable to Wheat Ridge Sanitation District, which also collects Metro Wastewater's "connection fees". Wheat Ridge Sanitation District 7100 West 44�h Avenue, Suite 104 P.O. Box 288 Wheat Ridge, Colorado 80034-0288 Phone: 303-424-7252 Fax: 303-424-2280 If you have any questions, please do not hesitate to contact Ms. Sue Matthews during regular office hours, 8:30 am to 12:30 pm, or Bill Willis, MARTIN/MARTIN Consulting Engineers, 303-431-6100. Sincerely, Bill Willis District Engineer MARTIN/MARTIN, Inc. Cc: Sue Matthews — Wheat Ridge Sanitation District XceiEnergysm PUBLIC SERVICE COMPANY January 8, 2016 City of Wheat Ridge Community Development 7500 West 29th Avenue Wheat Ridge, CO 80033 Attn: Lisa Ritchie Right of Way & Permits 1123 West 3rd Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303. 571.3284 donna.l.george@xcelenergy.com Re: 4901 Marshall Self Storage, Case #s MS -15-07 and PBG -15-02 Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk has reviewed the plans for 4901 Marshall Self Storage. To ensure that adequate utility easements are available within this development, PSCo requests minimum ten -foot (10') wide dry utility easements dedicated on private property adjacent to all public streets, and around the perimeter of each commercial/industrial lot in the subdivision or platted area including tracts, parcels and/or open space areas. Public Service Company also requests that all utility easements be depicted graphically on the preliminary and final plats. While these easements may accommodate certain utilities to be installed in the subdivision, some additional easements may be required as planning and building progresses. Please be aware PSCo owns and operates existing electric distribution facilities within the subject property. 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. Additional easements may need to be acquired by separate document for new facilities. As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center at 1-800-922-1987 for utility locates prior to construction. 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 A heat COMMUNITT Y DEVELOPMENT dge Community Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Ph: 303.235.2846 Fax: 303.235.2857 Community Development Referral Form Date Mailed: December 18, 2016 Response Due: January 8, 2016 The Wheat Ridge Community Development Department has received a request for approval of a Minor Subdivision and Planned Building Group at 4901 Marshall Street. No response from you will constitute having no objections or concerns regarding this proposal. Case No.: MS -15-07 and PBG -15-02 Request: The applicant is requesting approval of a consolidation plat and a planned building group to construct a self -storage and flex office development. The proposal includes 74,400 square feet of self -storage space, 4,350 square feet of office space, and a caretaker residence. 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. Incl`u`de 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: Lisa Ritchie Phone: 303.235.2852 Email:Iritchie@ci.wheatridge.co.us Fax: 303.2352857 DISTRIBUTION: Wheat Ridge Water District Wheat Ridge Sanitation District Wheat Ridge Fire District Wheat Ridge Post Office Wheat Ridge Police Department Xcel Energy Century Link Comcast Cable Wheat Ridge Forestry Division Wheat Ridge Public Works Wheat Ridge Economic Development Vicinity Map Ll City of ��9 W heat Kidge 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 Mark Delgado, dcb Construction Address 909 E 62nd Avenue City Denver State CO Zip 80216 Phone 303-287-5525 Fax Cory Thornton, Manager, Marshall 76, LLC, Owner A Colorado Limited Liability Company Address 12460 1 st Street, PO Box 247 Phone 303-457-2966 City Eastlake State CO Zip 80614 Fax Contact Address Phone City State Zip Fax (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Location of request (address): 4901 Marshall Street 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. O Change of zone or zone conditions O Special Use Permit ® Subdivision: Minor (5 lots or less) O Consolidation Plat O Conditional Use Permit O Subdivision: Major (More than 5 lots) O Flood Plain Special Exception ® Site Plan approval 13 Temporary Use, Building, Sign O Lot Line Adjustment O Concept Plan approval O Variance/Waiver (from Section ) ® Planned Building Group O Right of Way Vacation O Other: Detailed description of request:tAt'. Required information: Assessors Parcel Number: 39-133-05-006 Size of Lot (acres or square footage): 6.57 Acres Current Zoning: Industrial Employment (I -E) Proposed Zoning: Industrial Employment (I -E) Current Use: Vacant Land Proposed Use: Self Storage and Office Flex Space 1 certify that the information and exhibits herewith submitted are tnre and correct to the best of my knowledge and that in filing this application, 1 am acting with the knowledge and consent of those persons listed above, without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must submit powe=)flaltne n er which approved of this action on his behalf. Notarized Signature of Applicant State of Colorado County of �t�+�M S } ss The foregoing instrument (Land Use Processing Application) was acknowledged b me this day of , 20 i GJ by Notaryu lic My commission expires �� / 23/20 To be filled out by staff: Date received i � - 61 1 Comp Plan Design. Related Case No. f 1 S 15>7 Fee $ -Z 1 3q Ou Receipt No. Case No._ Zoning rf- Quarter Section Map S i~' 13 Pre -App Mtg. Date /( -2- /5- Case Manager Z .{ c-^ e_ -9 C construction company, inc. 909 East 62nd Avenue • Denver, Colorado 80216 • 303.287.5525 • Fax 303.287.3697 • www.dcbl.com Project Narrative OWNER: Clay Carlson Carlson Associates, Inc. 12460 1 st Street Eastlake, Colorado 80614 LOCATION: 4901 Marshall Street Wheat Ridge, Colorado 80033 ZONE: I -E PROJECT NAME: 4901 Marshall Street Self Storage Marshall 78, LLC, (Owner), proposes to build an 81,100 GSF multi -use development on approximately 6.57 acres of vacant land at 4901 Marshall Street. The proposed uses for this site are business flex and individually rentable self -storage units. The I -E zone district allows both mini -warehouses and office/warehouse flex space. Also in conjunction with this proposal, the Owner proposes to relocate the existing billboard sign located on the southwest edge of the property (fronting Interstate 70) approximately 30' to the SE as shown on the site plan provided. The Owner and/or sign leaseholder will be in contact with the City to determine the best approach for the processing of this request. The site has been designed with the start-up office/warehouse and self -storage customer service spaces occupying the eastern portion of the site along Marshall Street to maximize visibility and pedestrian connectivity. The drive -up self -storage units are located at the rear of the site and will be secured with fencing and security gates. The self -storage units are oriented in the north and south direction maximizing solar exposure into the drive aisles which will help with snow melt and drainage in the winter months. The interstitial drive aisles between storage buildings are intended to be used for both customer and emergency vehicle access where required. Two access points are proposed along Marshall Street. The proposed curb cut on the north, opposite W 45th Avenue, will serve as the primary access into the site. A secondary access point is proposed to the south for customers and emergency vehicles. The proposed architecture will be designed to meet the goals of the architectural standards identified in the Zoning Ordinance and shall be consistent with other developments surrounding the site. The design strategy for the building architecture is to utilize different building textures and colors to provide an attractive architectural facade. The objective is to break up the appearance of the fagade creating an architecturally appealing structure which is contrary to the traditional appearance and stigma of self -storage facilities. Additionally, the landscaping and fencing will be strategically placed to minimize views into the self -storage area from Marshall Street. Security and safety is another key element considered in the proposed design. The facility will be monitored by 24-hour video surveillance to minimize the risk of vandalism and loitering opportunities. Additionally, the drive -up self -storage area will be secured with perimeter fencing and a motorized security gates with keypads at the two points of access. As shown in the June 9th Traffic Impact Study conducted by LSC, the existing road network and Marshall Street is fully capable of handling the nominal increase of traffic volume. Historically, self -storage facilities are not big generators of vehicular flow. We expect the traffic impact to the area to be extremely low. The proposed redevelopment of 4901 Marshall Street will bring life and beauty back to the now derelict lot. The new development will provide excellent resources for the citizens of Wheat Ridge including personal self -storage serving residents and businesses alike, combined with the generation of new start-up businesses. Its integration of use with the surrounding neighborhood will benefit all in the community. We thank you for your time and look forward to hearing feedback on the proposed Planning Building Group Submittal. Rev. 5/2014 City of VAI heat � c COMMUNITY DEVELOPMENT Submittal Checklist: Site Plan Project Name: Project Location: `f Application Contents: The site plan is used to confirm that new development, redevelopment, or significant fagade improvements meet all applicable zoning or design standards. The following items represent a complete site plan application. ✓ 1. Completed, notarized land use application form 2. Application fee 3. Signed submittal checklist (this document) _4,,,L4. Proof of ownership—e.g. deed Written authorization from property owner(s) if an agent acts on behalf of the owner(s) Written request and description of the proposal Plan set—including site plan, landscape plan, building elevations, streetscape plan, photometric Two (2) full size paper copies (24" x 36") One (1) reduced size paper copy (11" x 17") 8. One (1) color reduction of building elevations _9. Civil documents, if required _10. Electronic (Adobe .pdf) files of all submittal documents—these may be provided via email, CD, DVD, or USB flash drive Form and content of Plan Set: Note: Depending on the size of the site, Site Plan it may be necessary to provide one Project information overall site plan and additional pages to _1 . Title of document --centered at top of page show the location of all buildings, 2. Vicinity map fences, signs, parking, etc. 3. Scale and north arrow—scale not to exceed 1 "=100' 4. Date of plan preparation and name/address of who prepared the plan 5. Legal description _6. Appropriate signature blocks—see cover sheet handout 7. Signed surveyor's certification 8. Case history with applicable land use case numbers _9. Statement of proposed uses and compliance with zoning _10. Site data in tabular form (numeric and percentage), including the following: _a. Total area of property, gross and net _b. Building coverage _c. Amount of open space required and provided—include breakdown of usable open space, hardscaped open space, and landscaped open space _d. Number of parking spaces required and provided e. Gross floor area by use _f. Number of residential units and density _11. Justification of provided parking ratio, especially where shared parking is proposed Community Development Department • (303) 235-2846 • www.ci.wheatridge.co.us Sample Site Data Table (more or less information may be required depending on the development proposal] Existing zoning Proposed land use Total area[acres/sq ftgross[acres/sq ft net Lot #[acres/sq ft Lot #[acres/sq ft Floor area by use Use s ft Use sq ft Graphical information _12.Legend 13. Property lines and dimensions _14. Adjoining property lines, buildings, access, and parking _15. Location of improvements that are proposed and those that are existing and will remain: _a. Buildings—identify floor area, setback dimensions, proposed land use b. Parking and loading areas—identify handicap parking _c.Open space/landscaping—identify size (sq ft) and type (eg living, sod, hardscape) _d. Fences, walls, or hedges—identify height and material e. Exterior lighting _f.Signs—identify type and height _g . Trash containers or storage area—identify height and material of screen walls _h. Areas for outside storage/display—identify height and material of screen walls 16. Easements, utilities, or other encumbrances that may impact development _17. Drainage ways, pond areas, ditches, irrigation canals, lakes and streams—if applicable 18. Streets and rights-of-way both adjacent and within the site—include names, widths, location of centerlines _19. 100 -year floodplain—if applicable Landscape Plan 1. Title of document (centered at top of page) 2. Scale and north arrow (scale not to exceed 1"=100') 3. Legend 4. Property lines and dimensions 5. Proposed buildings and parking areas _6. Proposed open space/landscape areas—identify dimensions/square footage _7. Proposed materials for all landscape and hardscape areas—identify type of ground cover, pavers, and plant material Required Proposed Building coverage % max / sq ft max % / sq ft Open sace/landsca in % min / sq ft min % / sq ft Useable % min / sq ft min % / sq ft Sod % max / s ft max % / s ft Hardsca e % max / sq ft max % / sq ft Parkin Standard # # Accessible # # Bicycle # # Graphical information _12.Legend 13. Property lines and dimensions _14. Adjoining property lines, buildings, access, and parking _15. Location of improvements that are proposed and those that are existing and will remain: _a. Buildings—identify floor area, setback dimensions, proposed land use b. Parking and loading areas—identify handicap parking _c.Open space/landscaping—identify size (sq ft) and type (eg living, sod, hardscape) _d. Fences, walls, or hedges—identify height and material e. Exterior lighting _f.Signs—identify type and height _g . Trash containers or storage area—identify height and material of screen walls _h. Areas for outside storage/display—identify height and material of screen walls 16. Easements, utilities, or other encumbrances that may impact development _17. Drainage ways, pond areas, ditches, irrigation canals, lakes and streams—if applicable 18. Streets and rights-of-way both adjacent and within the site—include names, widths, location of centerlines _19. 100 -year floodplain—if applicable Landscape Plan 1. Title of document (centered at top of page) 2. Scale and north arrow (scale not to exceed 1"=100') 3. Legend 4. Property lines and dimensions 5. Proposed buildings and parking areas _6. Proposed open space/landscape areas—identify dimensions/square footage _7. Proposed materials for all landscape and hardscape areas—identify type of ground cover, pavers, and plant material 8. Schedule of proposed plantings, including: _a. Amount of open space required and provided—include breakdown of usable open space, hardscaped open space, landscaped open space, required and provided shrubs, required and provided trees, required and provided street trees _b. Species name—common and botanical _c. Quantity of each species _d. Size of plants/trees—gallon size of container, caliper or height of trees _e. Type of ground cover _f. Quantity of ground cover—identify total size in square feet and as a percentage of total open space _g. Supplementary notes—regarding irrigation, size of plant container, balled and burlapped, depth of non -living material/rock/bark, etc Sample Landscape/Plant Schedule [more or less information may be required depending on the development proposal] Trees Required Botanical Name Proposed Open sace/landsca in % min / sq ft min % / sq ft Useable % min / sq ft min % / sq ft Sod % max /s ftmax % / sq ft Hardsca e % max / sq ft max % / sq ft On-site trees # ft max # ft On-site shrubs # % max / sq # % / s Street trees # # Trees QtV Botanical Name Common Name Ground floor transparency Shrubs Qty Botanical Name Common Name % / s ft Fa ade B % min / sq Street Trees Qty Botanical Name Common Name EIFS/CMU/metal panels/siding...) Facade A Building Elevations 1. Title of document (centered at top of page) 2. Detailed elevations for each fagade 3. Detailed elevations for accessory structures 4. Detailed elevations for trash enclosures/screen walls 5. Material and color information _6. Structure dimensions—overall building height, overall building width, floor -to -floor heights _7. Summary table of materials and transparency by fagade—where material or transparency standards apply, include a table identifying required and proposed materials Sample Building Materials Summary [more or less information may be required depending on the development proposal] 3 Required ___Proposed Ground floor transparency Fa ade A % min / sq ft min % / s ft Fa ade B % min / sq ft min % / s ft Secondary material EIFS/CMU/metal panels/siding...) Facade A % max / sq ft max % / s ft Fa ade B % max / sq ft max % / s ft 3 Streetscape Plan It may be possible to combine this sheet with the Landscape Plan as long as public street trees are disaggregated in the plant schedule. Refer to the Wheat Ridge Streetscape Design Manual for streetscape design requirements. 1. Title of document (centered at top of page) Scale and north arrow (scale not to exceed 1"= 100') _2. 3. Location of all existing and proposed streetscape elements/furnishings, including: _a. Sidewalk and amenity zones—location, dimensions, materials b. Street trees—identify spacing dimensions c. Street lights Pedestrian lights _d. _e. Street furniture—benches, trash cans, etc _f.Bus stops _g . Signs h. Irrigation system i. Utilities and utility boxes I. Curbs and ADA ramps 4. Schedule of proposed plantings, including: _a. Species name—common and botanical Quantity of each species _b. _c. Size of plants/trees—gallon size of container, caliper or height of trees d. Type of ground cover _e. Quantity of ground cover—identify total size in square feet and as a percentage of total open space f. Supplementary notes—regarding irrigation, size of plant container, balled and burlapped, depth of non -living material/rock/bark, etc Schedule of proposed streetscape furnishings, including: _7. a. Manufacturer b. Product number _c. Color _d. Quantity Photometric Plan 1. Title of document (centered at top of page) _2. Scale and north arrow (scale not to exceed 1"= 100') _3. Site plan showing the location of all exterior lights and a numerical grid of lighting levels in foot candles or as isoilluminance curves 4. A fixture schedule that includes all luminaries shown on the plan and specs for each fixture: _a. Manufacturer and model a. Fixture type and wattage _b. Mounting height of all fixtures 5. Cut sheets showing the design and finishes of all fixtures, including designation of cutoff fixtures Additional information which may be required: Depending on the size, scope, and complexity of the request additional documents may be required. The submission of these documents will be discussed during the pre -application meeting. This includes, but is not limited to, the following documents (one paper copy plus Adobe .pdf file is required): X 1. Trip generation letter or traffic study _X_2. Drainage report _3. Soils report _4. Erosion control plan As applicant for this project, 1 hereby ensure that all of the above requirements have been included with this submittal. I fully understand that if any one of the items listed on this checklist has been excluded, the documents will NOT be distributed for City review. In addition, I understand that in the event any revisions need to b m de after the second (2"d) full review, 1 will be subject to the applicable resubmittal fee. 11 i Signature: Z_ Date: 12 . 1 -1 , 20 ( Name (please print): ��� i� �(� C� Phone: 30 3 J i A - END HEIGHT OF FLARED ENO SECTION OR AS SPECIFIED BY THE ENGINEER. PLAN AND PROFILE / / CaORADD DEPARTMENT a TRANSPORTATION /COLORADO DEPARTMENT a IRANSPORIATKJM / 30'EMERGENCY SPILLWAY STA: 3,34.50. 0 3. 7.110 �T +02 RM STA:2 (5M6N 3'):52.92 RM:5291)19 INV OUT (14'):5283.55 INV OUT (30'):5287.00 / 1+00 2+00 3+00 AP PROPOSED W..3 i PROPOSED IZ RII CaORADO DEPARTMENT O+OO- - - —' 203 SF (9.7 Cly OF PERMANENT WETLAND IMPACT OF TRANSPORTATION 7.al.� STA: 1.41.38, .w' 208.0 IF O 1.ORM 30' 4+21 CL ill RCD STORM I RE STORM SEWER CONNECTION 6y \ WATER 10.0 CFSAUAWABIE FLOW RATE I n / 300 ExlmNc DRAINAGE EASEMENT n sW2LV VISE. 5290.30 I T 60.2 LF 00.50% 24' FES -3 STA:3.87.15 RIM:5288.33 INV IN (24'):52R3.25 TOP OF WALL LENGTH S39evw.0 I NOTES: ER CL III RCP STORM ENECASE I. IT IS THE DESIGN / I ENGINEER'S RESPONSIBILITY TO 6, EVALUATE THE SITE CONOMONS 8.00' EXlsNWC CONLRE2 PAM AND PROVIDE FINAL DESIGN OF HEADWALL, FOOTING, AND � I r r��- REINFORCING STEEL, � 2. INSTALL JOINT FASTENERS EX7ENl L'F I TO JOINT IMMEDIATELY / _inF .w I — sy TT _m I � I EX/S77NG I REIIANOS !7>Pl l — I.n I I IT.nI I caORMJO DEPARTMENT aIRAN RIATION / C[EAR CREEK J STM MH �.T p r PROPOSED GRADE EOE a� ~ STA:3+27.00 EX/SI)AG Rr.o• THOMAIS AND ISABFI ABBDl1 wCREEK P`m I I E Norm t//(// WQ VISE 5390 30 y . 1 IW -YR HYDRAI/LK GRADE UNE WATER DUALITY POND OUTFALL - STORM SEWER PLAN TOP OF WALL LENGTH -I PROFILE GREATER THAN 48" NOTES: ELEVATION VIEW I. IT IS THE DESIGN 24' ENGINEER'S RESPONSIBILITY TO 30" EVALUATE THE SITE CONOMONS FLARED END AND PROVIDE FINAL DESIGN OF HEADWALL, FOOTING, AND SECTION REINFORCING STEEL, 48" 2. INSTALL JOINT FASTENERS 54' TO JOINT IMMEDIATELY r- UPSTREAM OF OUTLET. LOCATE 66'22'-5* AT 10 -O'CLOCK AND . - , • 2 -O'CLOCK. B - 2D. OF DOWNSTREAM RIPRAP AND 3' MIN. SCOUR PROTECTION 5320' 5310' 5300' 5290' 5280' 5270' SUBJECT PROPERTY —FOOTING FOR PIPES PROFILE GREATER THAN 48" HEADWALL DESIGN TABLE PIPE SIZE LENGTH. 1B' MIN 7'_0' 24' 8'-0' 30" 10'-0" 36" 12'-6" 42' 15'-9" 48" 17'-6" 54' 19'-6" 60- 21'-6" 66'22'-5* 72" 24'-0" FLARED END SECTION (FES) HEADWALL DETAIL 5320' 5310' 5300' 5290' 5280' 5270' SUBJECT PROPERTY Su6rnnPm EXISTING DRAINAGE EASEMENT i COLORADO DEPARTMENT _ OF TRANSPORTATION I OUTLET STA STA: 1+19.02 ATM: 5290'30 INV OUT (30'):5287.00 STM MH COVER . 0.88' r PROPOSED GRADE ( STA:3+27.00 EX/SI)AG RIM:5--16 EX/S7/AC GRME INV IN (30'):5284.92 INV OUT(24'):5283.55 t//(// WQ VISE 5390 30 - - - - ----__-___-_ _ ` 1 IW -YR HYDRAI/LK GRADE UNE SE: STA:286.4i0 E 9 Y .. � R C 52R6A1 PROPOSED WATER J Qu 208.0 lF O 1.00%30` 0z8p1 V QUALITY POND I CL 1110.O STORM aE 24'i38' FES WITH ANCHORS STA: 3+93.44 EL: 5283.22 ! UP 0 0.50% s 38' EIUPNCAL 0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 WATER QUALITY POND OUTFALL - STORM SEWER PROFILE 5320' 5310' 5300' 5290' 5280' 5270' n o (Rwaa Fml 15, K110N whaft beim Call belol YoU ft DMa Su6rnnPm / RaNewn 12/1M015 PBG SUBMTITAL E 9 Y .. � R C a555 digy Qu PR a�B 0z8p1 V aE L m E v Ln C0a a ga is `i� KI1llk4 ES CL Lu M coo O W Do C WO IlI 0 Z �,f� ' o O� o J <0 F'-^ m Q V) U LLI Z 2 LL_ mg 4 U)Lu iy r J a Q U) w 2 3: OecNn Prc No Dr„w;,y Ta PLAN AND PROFILE Dre.,,.q Mo 1 OF 1 ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, HORIZONTAL ORIENTATION COLOR. MORIN REDWOOD STOREFRONT SYSTEM, CLR. ANODIZED FINISH INSULATED LOW -E GLAZING ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, VERTICAL ORIENTATION COLOR: MORIN BLUE GRAY STEEL SUNSHADE STRUCTURE. PAINTED TO MATCH MORIN BLUE GRAY BUILDING ELEVATIONS CMV VENEER, GROUND FACE FINISH COLOR: LIGHT TAN BALCONY ALUMINUM WINDOW SYSTEM Roo( Hgh Pgnl W/OPERABLE WINDOWS 4 Overall East Elevation — Part 2 (Marshall Street)3 Overall North Elevation — Part 2 Nm'. r -C ver . r a ARCHITECTURAL METAL PANEL SYSTEM ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, HORIZONTAL ORIENTATION EXPOSED FASTENER, EXPOSED FASTENER, nwv. n owv. o _----• NORTH - PART 2 NORTH - PART 1 2 Overall North Elevation —Part 1 3/e2• . r -r GUTTER AND DOWNSPOUTS 7"7 PREFINISHED OVERHEAD ROLLUP DOORS COLOR: MATCH JANUS CEDAR RED PREFINISHED FLUSH METAL PANEL SYSTEM AT JAMB AND HEAD CONDITIONS. COLOR: MATCH MSCI SANDSTONE Typical Elevation at Drive—Up Storage Units 3nr . r -o' — SW 1-015 PBOSUB—L iR. „Ira 00, CMU SCREEN WALL, SEE SITE PLAN 1>a Fba --CTFASTENME MAR--CTU—UETAL PANEL SYSTEM GROUND FACE BLOCK g n R cY EXPOSED VERTICAL ORIENTATION CMU VENEER, COLOR. LIGHT TAN fl COLOR: MSCI SANDSTONE BLDG. A GROUND FACE FINISH COLOR: LIGHT TAN m R s y] 5 Overall East Elevation — Part 1 (Marshall Street) oa i � 3/er . r -v 4 Overall East Elevation — Part 2 (Marshall Street)3 Overall North Elevation — Part 2 Nm'. r -C ver . r a ARCHITECTURAL METAL PANEL SYSTEM ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, HORIZONTAL ORIENTATION EXPOSED FASTENER, EXPOSED FASTENER, nwv. n owv. o _----• NORTH - PART 2 NORTH - PART 1 2 Overall North Elevation —Part 1 3/e2• . r -r GUTTER AND DOWNSPOUTS 7"7 PREFINISHED OVERHEAD ROLLUP DOORS COLOR: MATCH JANUS CEDAR RED PREFINISHED FLUSH METAL PANEL SYSTEM AT JAMB AND HEAD CONDITIONS. COLOR: MATCH MSCI SANDSTONE Typical Elevation at Drive—Up Storage Units 3nr . r -o' — SW 1-015 PBOSUB—L iR. � �a C g n R cY c fl O 1, v nAS m R s y] oa i � � g dW (h IS W O �W ~� Q W 0 �~ 4 QQ z o 0J0=o --j m Q (n V) ui Ell LL �� NNS d � LLJ w T- 15-908 15-908 BUILDING ELEVATIONS o,aw;y uo 07 ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER. HORIZONTAL ORIENTATION COLOR. MORIN REDWOOD CLR. ANODIZED FINISH SPANDREL PANELS, APPLIED GRAPHIC FILM WEST - PART 1 WEST-PARTZ BLDG.B ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, VERTICAL ORIENTATION COLORMORIN BLUE GRAY BUILDING ELEVATIONS ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER. HORIZONTAL ORIENTATION CGLOR'.MSCISANDSTONE BLDG. G BLDG. F BLDG. E BLDG. D BLDG. C 5 Overall South Elevation — Part 1 3/p• . r�m• BLDG. DI BLDG. CI I I I I I STOREFRONT SYSTEM, CUR. ANDODIZED FINISH 8-.n'I8• CMU, GROUND FACE FINISH COLOR: LIGHT TAN CMV VENEER, GROUND FACE BLOCK COLOR: LIGHT TAN KEY PLAN I• • 20w LJ FRONT ELEVATION ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, HORIZONTAL ORIENTATION BLDG. G� COLOR'. MORIN REDWOOD 3 Overall West Elevation — Part 2 N}Y . r -e ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER. BLDG. FI HORIZONTAL ORIENTATION _ - BLDG. J ----- i— COLOR. MORIN REDWOOD I FACE FINISH DL PREFINISHED FLUSH INFILL (JAMB) PANELS, W FLUSH PANEL AT HEADS WITH VERTICAL EXPOSED FASTENER AT UPPER PORTION COLOR. MATCH MSCI SANDSTONE BLDG. H BLDG. I Overall West Elevation 4 Overall South Elevation — Part 2 3lSY . 1'-p ARCHITECTURAL METAL PANEL SYSTEM O CONCEALED FASTENER, A ELL VERTICAL ORIENTATION 3Di• . i' -D' COLOR: MORIN BLUE GRAY —� KEY PLAN I• • 20w LJ FRONT ELEVATION ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, HORIZONTAL ORIENTATION BLDG. G� COLOR'. MORIN REDWOOD 3 Overall West Elevation — Part 2 N}Y . r -e ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER. BLDG. FI HORIZONTAL ORIENTATION _ - BLDG. J ----- i— COLOR. MORIN REDWOOD I 1-015 PBOSUBMITTAL FACE FINISH DL STOREFRONT SYSTEM, CLR. ANODIZED FINISH COLOR GHT TAN Overall West Elevation — Part 1 APPLIED GAPHICPANELS, APPLIED GRAPHIC FILM R O y$y E A ELL J pit O 5i 3Di• . i' -D' 7'0" Ca o d 15'<• 11•.4• s { PRECAST CAP PRECAST CAP F— D LU M W o Z)W Hro LLJJ PAINTED METAL DECK PANEL Z Cn J o J O m Q = //�� Cn V) 0-1 w O :E Q OVER S' TUBE STEEL FRAME J x 0- — � w = !>m� Pmpn N0 15-908 - - ELEVATIONS AND ANGLE STIFFENERS F- GROUND FACE CMU HEAVY DUTY GATE HINGES LIGHT TAN PAINTED 3•A" STEEL ANGLE _ FRAME — CONCRETE STEM WALL TUBE STEEL POST AND FOUNDATIONS NOTE'. PAINT ALL EXPOSED STEEL ELEMENTS L J3 BUCKSKIN TYPICAL SIDE ELEVATION TYPICAL REAR ELEVATION Trash Enclosure 114' . F -r 1-015 PBOSUBMITTAL R O y$y E A ELL J pit O 5i Ox Ca o d e lu s ?E F— D LU M W o Z)W Hro LLJJ a �a-fQ Z Cn J o J O m Q = //�� Cn V) 0-1 w O :E Q z� J x 0- — � w = !>m� Pmpn N0 15-908 0 M T. BUILDING ELEVATIONS 08 PLANNED BUILDING GROUP FOR MARSHALL STREET SELF STORAGE LEGAL DESCRIPTION PARCEL 1: THAT PART OF BLOCK 20, BERKELEY HEIGHTS (2) SECOND FILING, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: COMMENCING IPSOUTH, AT A POINT ON THE WEST LINE Of THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 13, TOWNSHIP 3 RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, BEING ALSO THE WEST LINE OF BLOCK 20, BERKELEY HEIGHTS SECOND FILING, WHICH IS 594.3 FEET NORTH FROM THE SOUTHWEST CORNER OF SAID SECTION 13; THENCE RUNNING NORTH 74 DEGREES 47 MINUTES EAST, 1375 FEET; THENCE SOUTH AND PARALLEL WITH THE SECTION LINE TO SOUTH BOUNDARY OF SAID BLOCK 20;THENCE SOUTHWESTERLY ALONG SOUTH LINE OF SAID BLOCK 20 TO A TRACT OF LAND HERETOFORE CONVEYED TO DENVER AND NORTHWESTERN RAILWAY COMPANY BY DEED RECORD IN BOOK 121 AT PAGE 48'J EFFERSON COUNTY RECORDS; THENCE NORTHWESTERLY ALONG SAID RAILWAY TRACT OF LAND TO WEST LINE OF SAID BLOCK 20; THENCE NRTH ALONG SAID WEST LINE OF BLOCK 20 TO PLACE OF BEGINNING EXCEPT THAT PORTION OF SAID REAL ESTATE LYING EAST AND NORTH OF COUNTY ROAD ON SAID PREMISES AS SAID ROAD WAS CONSTRUCTED AND EXISTING ON AUGUST 6, 1929, AND EXCEPT TRACT OF LAND HERETOFORE CONVEYED TO ROBERT B. ALLEN BY DEED RECORDED IN BOOK 260 AT PAGE 294 AS PER AMENDED DESCRIPTION CONTAINED IN DEED TO HERMAN HAFFNER RECORDED IN BOOK 273 AT PAGE 417, JEFFERSON COUNTY RECORDS; EXCEPT THAT PORTION DESCRIBED IN BOOK 830 AT PAGE 2S9 AND THAT PORTION DESCRIBED IN BOOK 1810 AT PAGE 252. PARCEL 2: THAT PART OF THE SOUTHWEST QUARTER (SW1/4) OF THE SOUTHWEST QUARTER (SWI/4) OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTHERLY PROPERTY LINE, SAID POINT ALSO BEING ON THE NORTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 FROM WHICH POINT THE SOUTHWEST CORNER OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST, BEARS SOUTH 72 DEGREES 36 MINUTES 51 SECONDS WEST, A DISTANCE OF 798.84 FEET; 1. THENCE NORTH 60 DEGREES 01 MINUTES 30 SECONDS EAST, A DISTANCE OF 288.1 FEET; 2. THENCE SOUTH 00 DEGREES 09 MINUTES 30 SECONDS EAST, A DISTANCE OF 282.1 FEET; 3. THENCE NORTH 61 DEGREES 06 MINUTES 00 SECONDS WEST, A DISTANCE OF 286.0 FEET, MORE OR LESS; TO THE POINT OF BEGINNING. MARSHALL STREET SELF STORAGE • SITE DATA TABLE EXISTINGZOPBNG I -E (INDUSTRIAL EMPLOYMENT) PROPOSED LAND USE SELF STORAGE 02 SLTE PLAN LOT AREA 8.57 ac (286,160 SF) GROSS 6.57 ac (286,160 SF) NET 04 LANDSCAPE PLAN FLOOR AREA BY USE - SELF STORAGE 74,400 SF SELF STORAGE LEASING OFFICE 750 SF CARETAKER RESIDENCE AND GARAGE 2,350 SF OFFICE t WAREHOUSE 3,600 SF TOTAL 81,100 SF REOUIRED PROPOSED BUILDING COVERAGE 243.236 SF (85%) MAX 79,600 SF (28%) OPEN SPACE LANDSCAPING USABLE 42,924 SF (15%) MIN 88,200 SF (31%) HARDSCAPE - 118,360 SF (41%) PARKING OFFICE J WAREHOUSE 1 SPACE PER 300 SF = 3,600 SF 1300 =12 12 SPACES (INCLUDING 1 ACCESSIBLE STALL) SELF STORAGE 8 SPACES -1 SPACE FOR ONSITE MANAGER (INCLUDING i ACCESSIBLE STALL) ACCESSIBLE 1 2 BICYCLE 2 2 I&. JLRow MWLS DBIONL CaU berme you ft COVER SHEET NORTH PROJECT LOCATION MAP SCALE: NTS SITE PLAN MARSHALL STREET SELF STORAGE SHEETINDEX Sheet Number Sheet Title 01 COVER SHEET 02 SLTE PLAN 03 GRADING AND UTILITY PLAN 04 LANDSCAPE PLAN 05 SITE LIGHTING PLAN 06 SITE LIGHTING DETAILS 07 BUILDING ELEVATIONS 08 BUILDING ELEVATIONS DECLARATION OF PLANNED BUILDING GROUP WHEREAS, HAVE SUBMITTED A PLANNED BUILDING GROUP PLAN FOR THE CITY OF WHEAT RIDGE'S APPROVAL PURSUANT TO WHEAT RIDGE CODE OF LAWS, FOR THE LAND AREA LEGALLY DESCRIBED AS: AND WHEREAS, THE CITY OF WHEAT RIDGE HAS APPROVED SAID PLAN ON NOW, THEREFORE, UPON FINAL APPROVAL OF THE PLANNED BUILDING GROUP BY THE CITY OF WHEAT RIDGE, THIS DECLARATION IS NOTICE TO PROSPECTIVE PURCHASERS OF THE LAND AREA AND TO ALL OTHERS THAT IT IS THE SUBJECT OF A PLANNED BUILDING GROUP AND THAT SAID PLAN AND THE ORDINANCES RELATING THERETO ARE BINDING ON SUBSEQUENT PURCHASERS, SUCCESSORS AND ASSIGNS UNLESS THE PLAN IS ABANDONED, AMENDED OR WITHDRAWN IN WRITING AND DULY RECORDED AND SHALL LIMIT THE CONSTRUCTION, USE AND OPERATION OF ALL LAND AND STRUCTURES INCLUDED WITHIN SUCH PLANS TO ALL CONDITIONS AND LIMITATIONS SET FORTH IN SUCH PLANS AND ORDINANCES. NAME OF OWNERS(S) STATE OF COLORADO J SS COUNTY OF ) COMMUNITY DEVELOPMENT DIRECTOR THE FOREGOING INSTURMENT WAS ACKNOWLEDGED BEFORE ME THIS _ DAY OF _AD_ BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: _ NOTARY PUBLIC OWNER'S CERTIFICATE THE BELOW SIGNED OWNER(S). OR LEGALLY DESIGNATED AGENT(S) THEREOF. DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVELOPMENT IN ACCORDANCE WITH THE USES, RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. I (WEI FURTHER RECOGNIZE THAT THE APPROVAL OF THIS SPECIFIC DEVELOPMENT PLAN, DOES NOT CREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26121 OF THE WHEAT RIDGE CODE OF LAWS. [INSERT NAME OF OWNER(S) OR AGENT(S) WHO WILL SIGN) STATE OF COLORADO I )SS COUNTY OF JEFFERSON ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , A.D. 20 BY WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES NOTARY PUBLIC SURVEYOR'S CERTIFICATE I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF MARSHALL STREET SELF STORAGE_WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAN ACCURATELY REPRESENTS SAID SURVEY. (SURVEYOR'S SEAL) SIGNATURE CITY CERTIFICATION APPROVED THIS DAY OF BY THE [CITY OF WHEAT RIDGE / WHEAT RIDGE CITY COUNCIL]. ATTEST CITY CLERK- _---- ----- MAYOR COMMUNITY DEVELOPMENT DIRECTOR PLANNING COMMISSION CERTIFICATION )RECOMMENDED FOR APPROVAL APPROVED] THIS DAY OF BY THE WHEAT RIDGE PLANNING COMMISSION. CHAIRPERSON COUNTY CLERK AND RECORDERS CERTIFICATE STATE OF COLORADO j ) SS COUNTY OF JEFFERSON ) I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT O'CLOCK _.M. ON THE DAY OF , _ A.D., IN BOOK____ _. , PAGE-------, RECEPTION NO..._._ JEFFERSON COUNTY CLERK AND RECORDER BY: DEPUTY +vleas+s Pao suerlrru 3 Ra _ pgp C R GR 38 n -LL ass 0 m 0 a NBS 5 ll O a �� o uj M W o o F— CIO Q uw,o w X 0 gcnw O Z U) �0� 0<0 J m < VJ Q ui ui w=LL 29 z U) Jow ui v a w (!i r cQ G o.+q. Pmled rvo o�,N rwn COVER SHEET 01 �- CLEAR CREEK EOCE OF WATER WE OF SITE PLAN Cl E I EWE OF BANK COl()NAL%>ULPAR fMFNi '_ Of IRANSPTIRIA(IFlry -" - -- L CONCRETE PATH APPR AWIF LlNITS OF EXLS7)NC RETL4T/OS PROPOSED RIPRAP / iH(MIAS ANO "B" nORf 1TT RELOCATED ITLT' POLE - - 15'x55' SIGHT DISTANCE TRIANGLE 20'C RVERTICAL METAL PICKET fXISTINL FENCE n ' LIFT GATE WITH KNOX HARDWARE TO REMNN EX/SnNL UTJLITY POLE R=919.44' !0 REAWN ' 029'49'08" 6,p L-2323.43' CMU SCREEN WALL CHB=N17'20'36"W PROPOSED TURF KEY PAD REINFORCEMENT MAT 4� CHL=473.13' MP) PROPOSED LIGHT ROLE ITwJ 0.30.0' ♦ O PROPOSED STOP SIGN WITH BOLLARDS THOMAS ANO ISnR[I. ABBOTT PROPOSED FIRE HYDRANT PROPOSED TRASH ENCLOSURE ' PROPOSED TURF / TO 6C C ZCICAY PoLE Iy / R10.0' TO BE REZOCAIfO REINFORCEMENT MAT PROPOSED BOLLARD `� / / / ✓" IttP) MP) 15'x55' 51GHT DISTANCE TRIANGLE EY PAID PROPOSED RIPRAP RUNDOWN 861 I KR20.0' / / -` (ttP) Nl4PROPOSED SIGN WATER L 5' V POND 15.0' -R27 2- WIRE COBBLE '/ ]O.D �.,50' ' % ••• R20.0' WATER SURFACCEE ELEVATION EX/STING FENCE � / � � �. `, �-t � / , � PROPOSED SIDEWALK TO RE4WN I / .i /wcpMAL 1 £X/STING URL/TY PO(E EX 30.07' / pRO�'ONP) 0% 1 0 1 30.0 I 4.0' O TO SE RELOCATED ORNNACE ii _ EASEuENTADA RELOCATEDIfTiLITY POLE PA KIN R3.0 GA 1 30.0' IS.0'--�k 1n R,(R lL\SLI 3 R4.0' S� O PAVEMENT WIDENING AOR FUTURE BIKE LANE � / �•/ / � 35��/ \1`FENCE\\ WATER / / ISA 0.A f ER , 70 XIST w u LTY ROCS QUALM / / 15.6' f POND ` �q.gr"A�/ ` \ 50.0' 4.0' RM F \ N 5 PROPOSED OUTJ �" J Z' WIDE Fl TER \ i/R/l/g O' A STRUCTURE ` TRICKEL �'nRIVZLE Itt .) / Ra. CHANN�A \ I \ E to GRASS 5 WALE CENTERLINE 12R005T � 9.0' PROPOSED CONCRETE WALT( \ !1 C(RURAL)OUTPANTMEN, , \ 300' \\ 6�2 1 \ 30.0'9.W ` peT� (TYPI (# tRANSMMTATN]N 27.0' y, r 0.l`p�`0 \ 2M. -i ��• `AINTNPoATINCE \' JM LX,� \ 6 PROPOS ED ASPHALT ACCESS ROAD 9 qa.0' (TVP) 27.0' a18.0 \\ ` J 0' , p TO PC - 30. N IK ITV iGLE \ R0 , 1 410.0 4. 0.' \ 61gOc1 30.0' 6, TREE Ng.O PDA MA LAWN 96.0' \ \ -ILIAL METAL P.ETCI00 v \\ \ GATE2).316. ` \ 4 4'x6' IN NY CLEAR \ CONCR \ WITH KNOX BOK oD PROPOSED RIPRAP \ .......FENCE , \ 3 ' ' PA \ -6• A% R5.0' , TO REANIN \ 22 ,p T \ B[CYCLF K PROPOSED PIPE HRANT C 4 20. 13.0'� R2p.0' 'Y �p0.50.0DISTANCE TRIANGLE .0• i 879.0' 820.0' EXISMG UTXIT)' POLE 15.0 I ` .0' 0.0 R20.0' TO BE RELOCWW 0.20.0' \ \ BL 'I \ 1 .0'15,55- 11LIA:1 0050N HT DISTANCE TRT DISTANCE TRIANGLE EX SSN/TARY SEWER90.0 f ♦ ♦ \ 20.1 GRASS SWA 545EMENT \ � ��.1 \ \ SJ.O' ' CENTERLINE TO SE VAC17E0 PROPOSED FIRE I5.0' �c PROPOSED \\ ♦ \ � 130D \ 10 EE 6BILLBOARD TO BE RELOG` TED ♦ PROPOSED \ \ 17 PROPOSED STOP SIGN ((l(1)NAUf>U[VnNTMf NT \ ♦ ASPHALT `2oy.O (K INANSPI]R lnilbN RELOCATED 15.0 \ \ SEGMENTAL RELOCATEDUTILItt POLE RETAINING LL BIBOARDAl EX/SnNC UTK/TY ROLE \ !" TO REAMIN FIRE HYDRANT Q EXISTLNG FENCE ,R 26.0' R35.0' , TO REMAIN v) 30.0' EXCLUSIVE WATER I O \ LINE EASEMENT \ •� 20.0' UTILITY 6 ACCESS 't'Bp.♦ 27.9' EASEMENT ' 5g90 •w R20.0' � UfPOLE TO RE -,♦Ip \\ THIGH \ R20.0' \\ \ CHAIN LIN TO K FENCE C- -� "I♦ EXCLUSIVE WATER FlREPROPOSED \ I50.9' FENCE TO BE \ LINE EASEMENT REMOVED AND REPLACED HYDRANT EXISnNG UTILITY POLE TO \ RE 115MV INCE TO R O FMAN 20.0' \DTI. EASEMENT \ \ LEGEND: PROPERTY LINE EXISTING EASEMENT PROPOSED BUILDING EXISTING FIRE HYDRANT PROPOSED CONCRETE O PROPOSED ASPHALT PROPOSED RIPRAP Y PROPOSED FIRE HYDRANT a" MIN. LOW TW ELEVATION PERMEABLE SOIL 1 �Y DESIGN/BUILD MSE O SEGMENTAL RETAINING WALL IMPORTED I CLA5528ACKFlLL A 4�" 3/4' CRUSHED ROCK OR STONE LIMBS OF EXCAVATION TO gE DETERMINED By LIESIGN/BUILD CONTpACTOR. NOT NOT g 9 SHOWN TO - BW ELEVATION CONCEPTUAL GEO-GRID TtE BACKS (TVP) TWO (2) COURSE$ MIN. O BELOW GMDE S F:€iyy INGPAID CONCRETE ELEVATION LEVELING PAD LEVELING 0 8 NOTE: RETAINING WALL TO BE DESIGN BUILD. CONTRACTOR SHALL SUBMIT yN SHOP DRAWINGS AND OBTAIN ALL NECESSARY PERMITS. A SEGMENTAL RETAINING WALL DETAIL 02 cnn R sw, K.. Y1tm 1t2nw whan below. Call belme ym dig. 2M6 Bub6n !R6NebP 1.16/1015 PB6 SUBMLTTAL V C g 9 a a - 0a 6 S F:€iyy 0 8 p �F 3yE� F A yN cnn R sw, K.. IL w M rX li WLL1N O v Ui N LL z 0 J 0 J m Q = o v) lr L U) Joy z gwwIta CL Q U) w 7 OfiMgn P,- No. Orawiq TX. SITE PLAN Ors.�rq NP 02 CLLR CREEK EDal OF WATER !�'-- CLEAR CREEK EDGE OF BINK � XISANG wW727enw O IVIns GRADING AND UTILITY PLAN -. - FES:5 288.33 CtMCREIERIMPAS - INV IN (zA'}:5283.151 50.2LEC, STORM 21' FESIs /• � 5797.1< CL llt RCP STORM /� RIM:SI93.SS azfTas ! R=919.94' \ SM 52 INV IN l7S):5291.11. INV IN _/ sr t 029'49'08' \! INV INT (24'):52 3. 74.9 LPO 5.51% RM CHB=N17' � IMV OUT (21'):5197.55 � C1. 111 RCP STORM 1 I CHL= 73,13 36'W / CHL=473.13' CONNECr TO 4 O IS- SEWER O T NG WATER INE / PROPOSED 9' WATER UNE 0 PROPOSED FIRE HYDRANT �I' MATCNEXISTING GRADE (TYP) sn sa W RIM: 29).2T FES 'a.w _✓ I 'RIM: 29 5.0 CL- 209.0 IF O 1.009L 30' W QUALITY POND W 0. fIl RCP STORM MAXN% WORK3NG EIEVATIO14.5190.30 ELECTRIC LINE Y WIDE ` EX JO.w, TRICKLE ♦ - _ �" LNU/NAGE CHANNEL _ / _ EX(SUvo GAS L/NE n _ . } 1 EXdn.W^ WATER LTPO R4S.9 LF 30'CP STORM ' szscza / %- W .. ss` • - % I l DROMISED GAS LINE SEWER0IM W / 70`WRIER VA40wo r0 BE REVCrvfO swami l sna . i i - sam.T s�.Pw ATE0. QVAltTY t ?I / / ,safT.sa \ \ _ EX SI 5T Y STRUCTURE ' PON W asa' TO BE RENOPED OUTLET SIR_ T INv aaT (Jo•JRIM:5290.29:szeT.00 �srfa.v J a � \ an EMA/00 SAAPrA uANNIXE i oaf `\ T.I` safe. Lp.srA ' 'saw ! vso RLN 529&8() LNP N (4 7MMC)=5195 J5 (B "O/R)-519515 saw X saw \ ` \ f \ C� bWAgrrt,5297.72 NN SE 78b/P)�5291. 72 PROPOSED 4-SANJTARY SEWER LD j / \. . NATCN EXISTING GRADE es n: .sT saw.w, X/ST1AG B' S4N/7ARY \\ 4i s x3g N SEN£R IMLN B / POND MAINTENANCE \ `\ X fafe.b \ ' \ / \ IX/S4Y ST/NC ?NtY A64NNDLE aCCE55 ROAD n \,„ f a \ sasa saay.u\ \ Ru/+ST0225 fN✓ 5E-529725 dYi(N.3791.IS sx».Tf -7 � FIRE Y 1 \ PROPOSED 9• WATER LINE ` X saw.O w / t am�_ NV IN (15ry:5T6 PROPSED FIREOHYDRANT SMf.sl sme.sT / ,, \ w \ / w / / \; O / - •lim0a ssm sa 1S- RCP STORM SEWER sme.M / Tsam. bo sa 9' BURDING STEPS AT sham �sT .aa s m.m 50' INTERVALS ,Ol s\ saw. a" s .�. X smo.a lmais X \ ao Be REAbED r smsw sma.a /'- u e smse+ MATCH EXISTING GRADE r / f bG H smsn Lp -I \ /s 1 PROPOSED FIRE HYDRANTSIRC o BEERRemoyroTURe p 1.91% ls• X ` l ` / 0. IN RCP STORM m � NOTE MIOPOSED 9' WATER UNE GRADE ABOVE FF EAST AND NORTH WALL ,� \sem .• ` STTI FES1 INV OU02.90 INV OUT 15): 00.96 PROPOSED FIRE HYDRANT /H/V \ SEGMENTAL RETAINING WALL 51 HIGH MA% EXISTNG RESUOM5eDTuaE 70 SC \ \ f \PROPOSED FIRE HYDRANT \ \ PROPOSED 9' WATER UNE 8 30.0' E%[LUSNE WATER / UNE EASEMENT 20.0' UTI 8, ACCESS EASEMENT } y h' f E \ WATER UNE BORE BY WATERIDSTRIR I LEGEND: PROPERTY LINE — EXISTING EASEMENT - - - - - 574, - - -- -- - - - EXISTING MAJOR CONTOUR -. - -. EXISTING MINOR CONTOUR _....__...._.-c— ._o-_—_.____ EXISTING FENCE * EXISTING FIRE HYDRANT PROPOSED MAJOR CONTOUR ® PROPOSED MINOR CONTOUR PROPOSED ASPHALT PROPOSED CONCRETE ® PROPOSED BUILDING r xm FINISHED GRADE ELEVATIONS ♦_ DIRECTION OF FLOW - EXISTING CHAINLINK FENCE EXISTING GAS LINE � R EXISTING WATER LINE C V� EXISTING STORM SEWER EXISTING IRRIGATION - EXISTING BURIED ELECTRICAL Eo EXISTING OVERHEAD ELECTRICAL - EXISTING SANITARY SEWER Cell before you dig Deb 9uboNeYY11 RfYWuI 1vfET20f5 Pmsu—RTAL � � R C V� c C B $$ Eo 0$ tA CO y5 E $ �P 8g Fp€ d�J CIVIL kFSl�. Ri, � ui (•i co LU 00 0 w LL DO C� w 0 0 �— Q Vr Z O JO O JJ m< v) w O = LL G 0 z U) Jo --1 <(�% w Dasgn PjINo. tsravnnp Tie GRADING AND UTILITY PLAN e 03 LEGEND o---o--o-- NEW 6' CHAIN LINK FENCING DRAINAGE CHASES �^ ,�,.�„ PaU aWBMRTM .. (SEE CIVIL PLAN) -mob- EXISTING WIRE FENCING 1 BUILDING FOOTPRINTS ------ EXISTING BILLBOARD O ASPHALT PAVING _ i SIGHT LINES HARDSCAFE (NON -LIVING) 35% MAX. SITE COVERAGE LE55 THAN 6% CONCRETE PAVING RETAKING WALL (SEE CIVIL) RIP RAP DRAINAGE CHANNELS 3,695 SF 4% MODULAR CONCRETE RETAINING WALLS SIGN (SEE ARCHITECTURAL) 150 5F 1% -m LIGHT POLES 416 SF 1% FIRE HYDRANTS LANDSCAPE (LIVING) UTILITY POLES WITH OVERHEAD ® NATIVE GRASS - WETLAND MIX WIRES THAT PROHIBIT TREES 14,436 SF 16% NATIVE GRA --5 - DRTLAND MIX I PON 3 FOX LANDSCAPE PLAN 3 FOX V� �± ' x \ .- ' \ 1 +�: I FOX �` `\, '+ �\ \\ —\�l• �' �,_ c \ a _ V ALL DECIDUOUS TREE5 ALL EVERGREEN TREES SET TREES PLUMB PRIOR TO GUYING SET TOP OF ROOTBALL 2" ABOVE GRADE 12" PROTECTIVE TREE STRAP —C 6'- 8' TREATED 2" DIA WOOD FENCE POSTS (2) ORIENT NW AND SE OF TREE CENTER REMOVE POST"IRE AFTER ONE YEAR L 9 GAUGE GALVANIZED WIRE 4" PVC PIPE TREE WRAP (SEASONAL) a WOODCHIP MULCH (4" DEEP) - BACKFILL MIXTURE I PART EXCAVATED SOIL I PART TESTED ORGANIC COMPOST ROUGHEN SIDES OF PIT SET TREE ON UNDISTURBED SOIL MOUND REMOVE BURLAP, BASKET, WIRE, AND TIES FROM TOP 2/3 OF ROOTBALL AFTER SETTING INTO PIT- ANCHORING DEVICE (3 PER TREE) DUCKBILL PRODUCT OR EQUIVALENT - 5 4 B TREES PLANTING DETAILS A >0 '��ttltji I1 !th �� p) ; p `74 ' Y: -c 10 OAK Nil JUN EVFRGp?FEN DECIDUOUS CONTAINER PLANTS ��. 3 FOX �t . v � 1 REMOVE ALL CONTAINERS . < SCORE ROOTBALL 10X • 1/4" DEEP RIVER ROCK MULCH SET TOP OF ROOTBALL I" ABOVE GRADE WEED BARRIER FABRIC WHERE SHOWN BACKFILL Mix I PART EXCAVATED SOIL I PART TESTED ORGANIC COMPOST ROUGHEN SIDES OF PIT SET ROOTBALL ON UNDISTURBED SOIL AOV%A, /, 61 - Amo' Naar�below. Call bdwa you Aigacme r. 4rr,mv MAMLYa 5JUN LANDSCAPE SCHEDULE �^ ,�,.�„ PaU aWBMRTM 5TMBOL ITEM / DESCRIPTION REQUIRED � 1 INTERNAL LANDSCAPING 15% OF LOT AREA 31% OF LOT AREA 286,160 SF (651 AG) 42,924 SF 68,994 $F HARDSCAFE (NON -LIVING) 35% MAX. SITE COVERAGE LE55 THAN 6% RIP RAP DRAINAGE CHANNELS 3,695 SF 4% MODULAR CONCRETE RETAINING WALLS (15 LF X 29 150 5F 1% 3 FOX V� �± ' x \ .- ' \ 1 +�: I FOX �` `\, '+ �\ \\ —\�l• �' �,_ c \ a _ V ALL DECIDUOUS TREE5 ALL EVERGREEN TREES SET TREES PLUMB PRIOR TO GUYING SET TOP OF ROOTBALL 2" ABOVE GRADE 12" PROTECTIVE TREE STRAP —C 6'- 8' TREATED 2" DIA WOOD FENCE POSTS (2) ORIENT NW AND SE OF TREE CENTER REMOVE POST"IRE AFTER ONE YEAR L 9 GAUGE GALVANIZED WIRE 4" PVC PIPE TREE WRAP (SEASONAL) a WOODCHIP MULCH (4" DEEP) - BACKFILL MIXTURE I PART EXCAVATED SOIL I PART TESTED ORGANIC COMPOST ROUGHEN SIDES OF PIT SET TREE ON UNDISTURBED SOIL MOUND REMOVE BURLAP, BASKET, WIRE, AND TIES FROM TOP 2/3 OF ROOTBALL AFTER SETTING INTO PIT- ANCHORING DEVICE (3 PER TREE) DUCKBILL PRODUCT OR EQUIVALENT - 5 4 B TREES PLANTING DETAILS A >0 '��ttltji I1 !th �� p) ; p `74 ' Y: -c 10 OAK Nil JUN EVFRGp?FEN DECIDUOUS CONTAINER PLANTS ��. 3 FOX �t . v � 1 REMOVE ALL CONTAINERS . < SCORE ROOTBALL 10X • 1/4" DEEP RIVER ROCK MULCH SET TOP OF ROOTBALL I" ABOVE GRADE WEED BARRIER FABRIC WHERE SHOWN BACKFILL Mix I PART EXCAVATED SOIL I PART TESTED ORGANIC COMPOST ROUGHEN SIDES OF PIT SET ROOTBALL ON UNDISTURBED SOIL AOV%A, /, 61 - Amo' Naar�below. Call bdwa you Aigacme r. 4rr,mv MAMLYa 5JUN LANDSCAPE SCHEDULE �^ ,�,.�„ PaU aWBMRTM 5TMBOL ITEM / DESCRIPTION REQUIRED PROVIDED INTERNAL LANDSCAPING 15% OF LOT AREA 31% OF LOT AREA 286,160 SF (651 AG) 42,924 SF 68,994 $F HARDSCAFE (NON -LIVING) 35% MAX. SITE COVERAGE LE55 THAN 6% RIP RAP DRAINAGE CHANNELS 3,695 SF 4% MODULAR CONCRETE RETAINING WALLS (15 LF X 29 150 5F 1% ARTIFICIAL TURFGRASS (RESIDENCE PRIVATE LAWN) 416 SF 1% LANDSCAPE (LIVING) ® NATIVE GRASS - WETLAND MIX 14,436 SF 16% NATIVE GRA --5 - DRTLAND MIX 61060 SF 15% w'A 54IRU5 BEDS - MULCHED WITH RIVER ROCK (SEE NOTE 5) 3,031 SF 3% TOTAL LANDSCAPED AREA 88,994 OF 100% ON-51TE PLANT REQUIREMENTS E „ I TREE / 30 LF FRONTAGE 419 LF / 30 • 16 TREES I TREE) 1,000 5F ROD. LDSKP. AREA 42,924 / I/0W . 43 TREES 10 SHRUBS / 1,000 SF FRI LDSKP. AREA 42,924 / 1000 X 10 . 512 5HRU5S MARSHALL STREET - 9TREETSCAPING 1 TREE / 30 LF FRONTAGE 419 / 30 . I6 TREES 16 TREES 43 TREES 138 SHRUBS SEE NOTE 4 10 TREES SEE NOTE 8 C x2 C CIA T� E ©O NATIVE GRA55 - DRTLAND MIX N/A SHRUB BEDS - MULCHED WITH RIVER ROCK (SEE NOTE 5) 10,580 9F 2112 SF " 0 •- NOTES I N' I. THE GEOTECHNICAL REPORT FOR THIS SITE PROHIBITS FOUNDATIONS DUE TO HIGHLY EXPANSIVE SOILS IRRIGATED LANDSCAPING WITHIN 10' OF THE BUILDING / C a if 0 888888 2. AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM WILL DELIVER WATER TO ALL TREES AND SHRUBS UTILIZING S DRIP EMITTERS3.SHRUB BED EDGERS SHALL BE COMMERCIAL GRADE FACTORY PAINTED METAL WITH UNDERGROUND STAKES 401 4. THE REMAINING SHRUB REQUIREMENT WILL BE MET WITH WILLOW STAKES IN THE WET SWALE AREAS 5. SHRUB BEDS WILL BE MULCHED WITH I"- 2" GRAY RIVER ROCK AT 3" DEEP OVER WEED BARRIER FABRIC 6. TREES IN NATIVE GRASS AREAS WILL BE MULCHED WITH SHREDDED CEDAR MULCH - NO WEED BARRIER FABRIC 1. SEEDED AREAS WITH EROSION PRONE CONDITIONS WILL BE BLANKETED S. OVERHEAD UTILITY WIRES ALONG MARSHALL STREET PROHIBIT THE USE OF SHADE TYPE STREET TREES BEHIND THE SIDEWALK STREET TREES ARE SHOWN IN THE TREE LAWN OUTSIDE OF THE SIGHT LINES. ON-SITE PLANT LIST ALL PLANTS ARE XERIC FOR WATER CONSERVATION SYM QUAN OODE COMMON NAME BOTANIC NAME SIZE / ROOT 4 LN REDMOND LINDEN TILIA EUCHLORA 'REDMOND 2" CAL BIB 6 KCT KENTUCKY COFFEETREE GYMNOCLADUS DIOICUS 2" CAL BIB 6 HAW COCKSF'GUR HAWTHORN CRAT. CI-dJS-GALLI INERMIS 2" CAL BIB 14 PIN PINION PINE PINUS EDULIS 6' HT BIB 14 FOX FOXTAIL PINE PINUS ARISTATA 6' HT BIB 15 POJ PONDEROSA PINE PINUS PONDEROSA 6' HT BIB 60 TLS THREE LEAF SUMAC RENS TRILOBATA NO. 5 CONT, 0 10 JUN CALGARY CARPET JUNIPER JUN. SABINA 'MOJPIA' NO.5 CONT. 68 FRG FEATHER REED GRASS CALAIMAGROSTIS ACUTIFLORA NO. 5 CONT. MARSHALL STREET PLANT LIST ALL PLANTS ARE XERIC FOR WATER CONSERVATION 5YQUAN CODE COMMON NAME BOTANIC NAME SIZE / ROOT M a W O W fR F- ao w W 0 o F- t 1 10 OAK ENGLISH OAK 59 JUN CALGARY CARPET JUNIPER SEED MIXES QUERCUS ROBIJR JUN. SABINA T10NNA' 3 CAL BIB NO. 5 CONT. CD Z V J J OJ O J O � mQ (n x � w = LL 2 o zu) WETLAND SPECIES VARIETY % MIX PLS / AC. DRYLAND SPECIES VARIETY % MIX PLS / AC. —i z of CANARY GR455 GHIEFTON 501. 5 LBS. BIG BLUESIEM KAW 10% IJ LBS. W_ MEADOW BRCME REGAR 25 % 25 LB. YELLOW INDIANGRASS CHEYENNE 10% 1 LB. C c FOXTAIL GARRISON 20% 2 L55. SWITCHGRASS BLACKWELL 10% .4 1-135. TIMOTHY CLIMAX 5 % 5 LBS. SIDEOATS GRAMA BAUGHN 10% .9 LBS. 10 LBS/AC WESTERN WHEATGRASS ARR15A 10% Ib LBS. BLUE GRNMA HACHITA 10% 3 LBS. IN ADDITION TO THE ABOVE MIX, RANDOMLY PLACE 450 WILLOW STAKES ALONG EDGES OF LET AREAS DURING LATE WINTER OR EARLY SPRING T14ICKSPIKE WHEATGRA55 CRITANA 10% 1 LB. 75-908 ITaeinp nar PRAIRIE SANDREED GOSHEN 10% .1 LBS. LIVE, BUT DORMANT, SHRUB WILLOW STAKE a INSTALL TOP UP' (DO NOT ROTATE) GREEN NEEOLEGRASS LOOORM SLENDER WHEATGRASS PRYOR STREA 54W WHEATGRAS5 SODAR 10% 1 LB. 5% b LBS. 5 . b LBS. LANDSCAPE PLAN Z_ / DAMP SOIL W LBS/AC poly. IN ADDITION TO THE ABOVE MIX, ADD 10 LBS. PER ACRE ' :. ANGLE LOWER CUT OF 'REGREEN' WHICH15 A FAST GERMINATING NURSE CROP THAT WILL STABILIZE THE 501L WHILE THE PERMANENT O� ' GRASSES ARE GERMINATING AND MATURING. REGREEN SHRUB WILLOW STAKES SEED 15 STERILIZED SO IT WILL NOT REGENERATE AFTER THE FIRST GROWING SEASON. SITE LIGHTING PLAN 11A C�- AA2, -AOk A m -,,-AA r 12' AFG C A ct A r NORTH SITE LIGHTING PLANKJF� 05 1. 80' a. l'-40' DRAWING NOTES: 1. ALL WERIOR SITE LIGKnNG FIXTURES SMI BE CONTROLLED By AN ASTRONOMICALTIMECLOCK OR PHOTOCEU- 2. PHOTOMETRIC CALCULATIONS HAVE BEEN DETERMINED USING A LIGHT LOSS FACTOR OF 1.0 LIGHTING STATISTICS Description I Avg Max Mi. M.WMin Avg/Min Parking &Drive Amas I tatc 10.1 f. 0.1 f. MIA N/A Q- -1-15 PBGsuommAt r, lit c () I �11 '3- . E - ht §QVEW cy) CL Lu cr Lu 10, 0 Lu Do 0 0 ww o (- Z CJ) 0 F- < 0 mQ U) LLi U) w < 0 1w, LL 2 -0 z U) _j - w z Lu O -T W U) 15-908 SITE LIGHTING PLAN B,arirp No 05 SITE LIGHTING DETAILS AA/AA2 .awx. t w x�annv4ei iE;T•N McGraw -Edison ISCASSASTASW _ IMPACT ELITE LED a INVUE" P-,-,- Nn �W l[D.rt�robavE. m� m -u VXM VISION SITE —.= a"""'tl'0M MEDIUM LED oamnpH � . Cooper Lighting NOTE: 1ELIIM0 NUR 5HN1 8E USED. POLE eE44NO PULE S1W1 NOT 8E SHINNED AOANST PIER CONGRE E N>e wpWn cornucroRs. mT aDIW 3Y61EY rAGUKn ro� QmUItlC WG NSbE. B0.T \ CNCUf W POIE NL COlOUClORS). NTD NOIE AND MN,ER LLVELMO NIR. ORdR POLE BASF. I' IUAWEA. ..W!]NYL 00115 (4). T41 ..7 RE�N6 WTM Ne.4 TIS a O.C. POLE BASE DETAIL 06 N.T.S. CC LUM&RE TP--^• LUMINAIRE SCHEDULE v.a•'v'ea°^^� 303.W2-LEDB2 PUN MOUNTING DESCRi1pN MANUFACTURER AND VOLTAGE NO. OF UMP WAP REMARKS MRN _4 TALD6 NUMBER LIMPS LUMENS TYPE M 'WALL MOUNTED GARTER SPHERE COOPER WITTING 120-2M - 2613 25W LED TYPE N WRBUIION FUL CUTOFF SS -EDI -LED -EI -9U -R2 MOM 12' NL UNLESS OTHERWISE NOTED M2 WALL MOUNTED QUARTER SPHERE COOPER WITTING 120-277V - 5225 47W LID TYPE N DRIMBUI101F FULL CUTOFF RS-E02-LF1NE1-BL4-BZ MOUNT 12' ATG UNLESS OTHERWISE NOTED OB POLE MOUNTED POLE MOM COOPER LIGHTING 120-27N - 6.248 73N LID TYPE M DETMBU71M AT 15 FT AFD VKM-B03-DD-E-S34-82-MIO50 WH 15 ET SI.MRE STRNIR PIE ON 3 FT CONCRETE BASE 882 POLE MOUNTED PIE MOM COOPER LIIMNG 120-277V - 6.249 9M LIDTYPE b OISTMBUIgN AT 15 FT AEG YAW-804-LED-E-SL3_W_MAT050 WRN 15 FT SOUVI 4RNGM PW ON 3 R CONCRETE RISE CC WN1 IIOIR/TED WNL SCONCE COOPER UHVING 120-27N - 699 i5.- LED TYPE p OIS]MBVIgN 303-W2-LEDR2-2700-IN-72 MOUNT Y IiL AA/AA2 .awx. t w x�annv4ei iE;T•N McGraw -Edison ISCASSASTASW _ IMPACT ELITE LED a INVUE" P-,-,- Nn �W l[D.rt�robavE. m� m -u VXM VISION SITE —.= a"""'tl'0M MEDIUM LED oamnpH � . Cooper Lighting NOTE: 1ELIIM0 NUR 5HN1 8E USED. POLE eE44NO PULE S1W1 NOT 8E SHINNED AOANST PIER CONGRE E N>e wpWn cornucroRs. mT aDIW 3Y61EY rAGUKn ro� QmUItlC WG NSbE. B0.T \ CNCUf W POIE NL COlOUClORS). NTD NOIE AND MN,ER LLVELMO NIR. ORdR POLE BASF. I' IUAWEA. ..W!]NYL 00115 (4). T41 ..7 RE�N6 WTM Ne.4 TIS a O.C. POLE BASE DETAIL 06 N.T.S. CC E.T-N „ TYPE .W (2)POLE DETAIL 06 N.T.S. OeN SNSmi.Non lRes+sm� 12H I$ PBGauENTTTAL � R 8 6 3 S CL I P a8 O V 9 B R §QVEW 355 Ke.wn CI•P20i �'n•• '�. 1.ne — cokxmo m77e 0 CL Lu Wo DW F- DO W� �o Pa z U) F- _, o o =oJ m�wQU) r^ V °IL = LL i J o F- < LU Otw Q = Ong, Reps Na 15-908 Drrxmq ile SITE LIGHTING DETAILS ONNinq No 06 LUM&RE TP--^• v.a•'v'ea°^^� 303.W2-LEDB2 OPNN Nx,n...� EON LED E.T-N „ TYPE .W (2)POLE DETAIL 06 N.T.S. OeN SNSmi.Non lRes+sm� 12H I$ PBGauENTTTAL � R 8 6 3 S CL I P a8 O V 9 B R §QVEW 355 Ke.wn CI•P20i �'n•• '�. 1.ne — cokxmo m77e 0 CL Lu Wo DW F- DO W� �o Pa z U) F- _, o o =oJ m�wQU) r^ V °IL = LL i J o F- < LU Otw Q = Ong, Reps Na 15-908 Drrxmq ile SITE LIGHTING DETAILS ONNinq No 06 ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER HORIZONTAL ORIENTATION COLOR: MORIN REDWOOD STOREFRONT SYSTEM, CLFL ANODIZED FINISH INSULATED LOW{ GLAZING ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, VERTICAL ORIENTATION COLOR: MORIN BLUE GRAY STEEL SUNSHADE STRUCTURE. PAINTED TO MATCH MORIN BLUE GRAY BUILDING ELEVATIONS CMU VENEER. GROUND FACE FINISH COLOR: LIGHT TAN BALCONY 170'o' h ALUMINUM WINDOW SYSTEM Rot Hlgh PO.I W1 OPERABLE WINDOWS 4 Overal East Elevation — Part 2 (Marshal Street) 3 Overall North Elevation — Part 2 W . r -Nr sir . r -o ARCHITECTURAL METAL PANEL SYSTEM ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, �S e� �o,cEercs�ixl HORIZONTAL ORIENTATION u t5LUU. A ISLUU. 6 oll/U. V oLuaa. u ar��v. NORTH-PART2 NORTH-PARTt 2 Overall North Elevation —Part 1 »r.r-r PREFINISHED GUTTER AND DOWNSPOUTS PREFINISHED OVERHEAD ROLL -UP DOORS COLOR MATCH JANUS CEDAR RED PREFINISHED FLUSH METAL PANEL SYSTEMAT JAMB AND HEAD CONDITIONS. COLOR: MATCH MSCI SANDSTONE Typical Elevation at Drive—Up Storage Units 3M' . r-& 121142015 PBO SUBMI TAL g R �b Q� RR 8 i�8 E� t o s v 8 �� U l l M O aw WO z) LLJ F_ DD 0� Q wo z U) J ��=0 mQ (n Iw w = LL 2 g gam` w a a 1 OaSgn Pe0Ix1 N0. 15-908 IkMNrm. BUILDING ELEVATIONS ae�ero Ho 0/7 Low Eeve 711:7 ti 1oP� A _ t4 Floar ARCHITECTURAL METAL PANEL SYSTEM CMU SCREEN WALL, SEE SITE PLAN GROUND FACE BLOCK EXPOSED FASTENER. CMU VENEER. COLOR: LIGHT TAN VERTICAL ORIENTATION BLDG. A COLOR: M8CI SANDSTONE OUN ISH E FI COLOR L TAN 5 Overal East Elevation — Part 1 (Marshall Street) 70T . r -r 4 Overal East Elevation — Part 2 (Marshal Street) 3 Overall North Elevation — Part 2 W . r -Nr sir . r -o ARCHITECTURAL METAL PANEL SYSTEM ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, �S e� �o,cEercs�ixl HORIZONTAL ORIENTATION u t5LUU. A ISLUU. 6 oll/U. V oLuaa. u ar��v. NORTH-PART2 NORTH-PARTt 2 Overall North Elevation —Part 1 »r.r-r PREFINISHED GUTTER AND DOWNSPOUTS PREFINISHED OVERHEAD ROLL -UP DOORS COLOR MATCH JANUS CEDAR RED PREFINISHED FLUSH METAL PANEL SYSTEMAT JAMB AND HEAD CONDITIONS. COLOR: MATCH MSCI SANDSTONE Typical Elevation at Drive—Up Storage Units 3M' . r-& 121142015 PBO SUBMI TAL g R �b Q� RR 8 i�8 E� t o s v 8 �� U l l M O aw WO z) LLJ F_ DD 0� Q wo z U) J ��=0 mQ (n Iw w = LL 2 g gam` w a a 1 OaSgn Pe0Ix1 N0. 15-908 IkMNrm. BUILDING ELEVATIONS ae�ero Ho 0/7 ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, HORIZONTAL ORIENTATION COLOR'. MORIN REDWOOD STOREFRONT SYSTEM, CLR ANODIZED FINISH SPANDREL PANELS, APPLIED GRAPHIC FILM BLDG. G BLDG. B ARCHITECTURAL METAL PANEL SYSTEM BUILDING E L E VAT I O N S CONCEALED FASTENER, VERTICAL ORIENTATION COLOR MORIN BLUE GRAY It'd' ARCHITECTURAL METAL PANEL SYSTEM CONCEALED FASTENER, STOREFRONT SYSTEM, HORIZONTAL ORIENTATION CLR. ANDODIZED FINISH COLOR: MORIN REDWOOD SPANDREL PANELS, APPLIED GRAPHIC FILM CMU VENEER. GROUND FACE BLOCK COLOR: LIGHT TAN PREFSBSHED FLUSH INFILL (JAMB) PANELS, 8' FLUSH PANEL AT HEADS WITH VERTICAL EXPOSED FASTENER AT UPPER PORTION COLOR: MATCH MSCI SANDSTONE BLDG.H BLDGA 4 OveraD South Elevation — Part 2 lw . r -r ARCHITECTURAL METAL PANEL SYSTEM ARCHITECTURAL METAL PANEL SYSTEM ARCHITECTURAL METAL PANEL SYSTEM EXPOSED FASTENER, VERTICAL ORIENTATION COLOR: MSCI SANDSTONE BLDG. F 8'18'x16- CMU. GROUND FACE FINISH COLOR: LIGHT TAN BLDG.E I BLDG. DI 1 I 8'x8'x18'CMU. GROUND FACE FINISH COLOR: LIGHT TAN OVERHEAD DOOR. COLOR MATCH ANUS CEDAR RED BLDG. D BLDG. C 5 Overag South Elevation — Part 1 39T.rr SLOG. CBLDG. J ---- I I I I I 3 Overall West Elevation — Part 2 im- . r.r *FST -PART1 WEST-PART2 KEY PLAN r -z" 1]/1!2015 P063UBMITTAL $CC y R E o� vi 3 $ S of a aa� Ch W O o W O �W F- S. U' W o H zCn _'o o J J =0 5-1U) ww c� w 2 LL � Z� W a aQ U _ oe%gn Pmieu rvo. 15-908 prawep iN. BUILDING ELEVATIONS baw�y W 08 2'-0" 114' HINGED OPENING 2'0' It'd' 1174' PRECASTCAP PRECASTCAP PAINTED METAL DECK PANEL OVER 8' TUBE STEEL FRAME AND ANGLE STIFFENERS GROUND FACE CMU HEAVY DUTY GATE HINGES LIGHT TAN PAINTED 3 xT STEEL ANGLE FRAME CONCRETE STEM WALL v TUBE STEEL POST AND FOUNDATIONS m I I I NOTE: PANT ALL EXPOSED STEEL ELEMENTS — L.I –mJ' LD L BUCKSKIN FRONT ELEVATION TYPICAL SIDE ELEVATION TYPICAL REAR ELEVATION Trash Enclosure t14'. r.r 1]/1!2015 P063UBMITTAL $CC y R E o� vi 3 $ S of a aa� Ch W O o W O �W F- S. U' W o H zCn _'o o J J =0 5-1U) ww c� w 2 LL � Z� W a aQ U _ oe%gn Pmieu rvo. 15-908 prawep iN. BUILDING ELEVATIONS baw�y W 08 FINAL DRAINAGE REPORT FOR MARSHALL STREET SELF STORAGE BERKLEY HEIGHTS 4901 MARSHALL STREET WHEAT RIDGE, COLORADO PREPARED FOR: Carlson Associates, Inc. P.O. Box 247 Eastlake, CO 80614-0247 PREPARED BY: Civil Resources, LLC 323 5th Street P.O. Box 680 Frederick, CO 80530 PREPARED: DECEMBER 2015 Final Drainage Report Marshall Street Self Storage Table of Contents Paqe 1.0 INTRODUCTION................................................................................................................................................... 2 1.1 Site Location................................................................................................................................................. 2 1.2 Site Description............................................................................................................................................. 2 1.3 Proposed Project Description........................................................................................................................ 2 2.0 HISTORIC DRAINAGE SYSTEM.......................................................................................................................... 3 2.1 Major Basin................................................................................................................................................... 3 2.2 Sub -Basins and Site Drainage...................................................................................................................... 3 3.0 PROPOSED (DEVELOPED) DRAINAGE SYSTEM..............................................................................................4 3.1 Hydrological Criteria......................................................................................................................................4 3.2 Hydraulic Criteria........................................................................................................................................... 4 3.3 Runoff............................................................................................................................................................4 3.4 Detention....................................................................................................................................................... 5 3.5 Streets...........................................................................................................................................................6 3.6 Open Channel Flow....................................................................................................................................... 7 3.7 Storm Sewers and Culverts........................................................................................................................... 7 4.0 CONCLUSIONS.....................................................................................................................................................7 4.1 Impact of Improvement.................................................................................................................................. 7 4.2 Compliance with Applicable Criteria.............................................................................................................. 7 List of Appendices Appendix A Figures Project Location Map Hydrologic Soils Map FIRM Map Table RO-3: Recommended Percentage Imperviousness Values Table RO-5: Runoff Coefficients, C Rainfall Depth -Duration -Frequency Curves Proposed Drainage Plan Historic Drainage Plan Appendix B Hydrologic and Hydraulic Computations Prepared: December 2015 Page 1 of 7 Final Drainage Report 1.0 INTRODUCTION 1.1 Site Location Marshall Street Self The Marshall Street Self Storage site is located at address 4901 Marshall Street in the SW quarter of Section 13, Township 3 South, Range 69 West of the 61h Principal Meridian, City of Wheat Ridge, County of Jefferson, State of Colorado. The property is bound by a variety of land uses and zoning designations. • Colorado Department of Transportation (CDOT) right-of-way (ROW) for Interstate -70 (1-70) adjoins the site to the west. Farther out to the west, across 1-70, is a residential neighborhood zoned Residential -Two (R-2). • Marshal Street public ROW adjoins the site to the east. Creekside Park and ball fields are located across Marshall Street to the northeast of the property. • The southern and southeast (across Marshall Street) portions of the site are adjoined by several commercial properties zoned Commercial -One (C-1). These include a marijuana dispensary and infused products manufacturer, and several building contractors. • The northern boundary of the property is adjoined by largely undeveloped parcels of land, zoned Industrial - Employment (I -E) and C-1. They contain an Xcel Energy transmission tower and an automotive collision repair shop. Farther to the north is the Clear Creek Greenbelt. Please refer to the Appendix for a Project Location Map. 1.2 Site Description The Marshall Street Self Storage site consists of 6.57 acres of land zoned I -E (Industrial Employment). Currently, the property is vacant. (A building, used by the Copper Fields Events Center for private events, weddings, receptions and indoor music events, was recently demolished as part of the site preparation efforts for the foregoing project.) There is an existing billboard located near the mid-portion of the property along the western property line. (This billboard will be relocated/reset concurrent with this project). The site contains several existing trees. The remainder of the property is covered in native grasses. The site is encumbered by an existing 16' Sanitary Sewer Easement that traverses the mid- portion of the property from east to west. The subject site generally slopes from southeast to northwest at grades ranging between 0.5% and 30%. The mid-portion of the site is relatively flat, with poor drainage. There is a drop in elevation of approximately 40 feet (+/-) between the southern and northern end of the property. Per Natural Resources Conservation Service (NRCS), the site predominantly consists of Hydrologic Soil Group A (95.5% of the site) with a small fraction of Hydrologic Soil Group C (4.5%), located in the southern portion of the site. The property lies within the unshaded Zone X as determined by FEMA Flood Insurance Rate Map No. 08059CO212F, effective February 5, 2014. FEMA defines unshaded Zone X areas as minimal risk localities outside of the 1% and 0.2% annual chance floodplains. There are no major open channels, lakes, streams, wetlands, and/or irrigation facilities located within the boundary of the site. 1.3 Proposed Proiect Description The Marshall Street Self Storage project proposes to develop the property to accommodate nine (9) storage buildings (Building A through Building I, including one (1) office) for a total of 79,600 SF of building footprint area. The project will also include the construction of associated asphalt drive aisles, eighteen (18) regular parking spaces, two (2) ADA parking Prepared: December 2015 Page 2 of 7 Final Drainage Report Marshall Street Self Storage stalls, and utility and drainage improvements, including the construction of one (1) water quality pond. The proposed development will widen/pave along the western edge of Marshall Street. Two (2) entrance points will be established off Marshall Street to provide access to the property. The project site will be sufficiently landscaped to meet the current requirements set forth by the City of Wheat Ridge. 2.0 HISTORIC DRAINAGE SYSTEM 2.1 Maior Basin The subject site lies approximately 290 feet south of Clear Creek. The proposed design will not adversely impact the existing channel. Treated runoff from the site's water quality pond will be piped across the undeveloped property, located to the north of the subject site (in an existing 30' drainage easement), and released at the edge of existing wetlands, located just south of Clear Creek. A 404 Nationwide Permit and a Special Use/Utility Permit will be obtained from the Army Corps of Engineers and CDOT, respectively, to allow this outfall. There are no irrigation facilities located within the boundary of the site. 2.2 Sub -Basins and Site Drainage The subject site has been divided into four (4) onsite drainage basins (H-1, H-2, H-3, and H-4) and one (1) offsite drainage basin OSH. The impervious coverage of each basin was determined to be 2%. • Basin H-1 is located in the southeast corner of the site. It contains 0.26 acres and is comprised of native grasses and steep slopes ranging between 5% and 30%. Runoff from this basin generally sheetflows west across the basin toward Basin H-2. The predominant soil type of Basin H-1 is Type C soils. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow for Basin H-1 is 1.17 CFS. • Basin H-2 is located in the southeast portion of the site. It contains 0.63 acres and is comprised of native grasses and slopes ranging between 2% and 28%. Runoff from this basin generally sheefflows southwest and exists the site along its southwest property boundary. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow for Basin H-2 is 1.03 CFS. • Basin H-3 is located in the southern portion of the site. It contains 0.20 acres and is comprised of native grasses and steep slopes ranging between 23% and 32%. Runoff from this basin generally sheetflows northwest toward Basin H-4. The predominant soil type of Basin H-3 is Type C soils. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow for Basin H-3 is 0.91 CFS. • Basin H-4 is encompasses the majority of the site. It contains 5.49 acres and is comprised of native grasses and bare ground. Runoff from this basin generally sheetflows from southeast to northwest toward the mid- portion of the basin, where grades are relatively flat. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow for Basin H-4 is 8.65 CFS. • Basin OSH is located along the eastern boundary of the site (along Marshall Street). It contains 0.45 acres and is comprised of bare ground and roadside swale located along Marshall Street. Runoff from this basin generally sheetflows northwest along the edge of the road. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow for Basin OSH is 0.72 CFS. Prepared: December 2015 Page 3 of 7 Final Drainage Report Marshall Street Self Storage 3.0 PROPOSED (DEVELOPED) DRAINAGE SYSTEM 3.1 Hydrological Criteria • The Rational Method was utilized in calculating the 2 -year, 5 -year, 10 -year, and 100 -year rates of runoff. • Runoff coefficients for the site were determined from the data presented in Table RO-5, "Runoff Coefficients, C" of the Urban Drainage and Flood Control District (UDFCD) Criteria Manual, Volume 1 (current edition). • The design point rainfall values used in the Rational Method were obtained from Figure 5-1 (Time — Intensity — Frequency Curves) of the UDFCD Criteria Manual and published in the Site Drainage Requirements document published by the City of Wheat Ridge. • The UDFCD UD -Detention spreadsheet (Full Spectrum/EURV tab) was utilized to obtain the required water quality capture volume (WQCV) for the site. 3.2 Hydraulic Criteria • The Hydraflow Storm Sewer software was used to model the proposed storm sewer outlet pipes. Please refer to the Appendix for Hydraflow Storm Sewer output files. • The Hydraflow Express software was used to model the proposed sidewalk chase, curb cuts, emergency spillway, and gutter capacity. Please refer to the Appendix for Hydraflow Express output files. 3.3 Runoff The proposed site has been divided into six (6) onsite drainage basins (A, B-1, B-2, C, D, and E), and three (3) offsite basins. The impervious coverage of basins A, B-1, B-2, C, D, and E is 2.0%, 2.0%, 80.3%, 21.8%, 2.0%, and 2.0%, respectively, with an overall imperviousness of 65.3%. The impervious coverage of offsite basins OS -1, OS -2, and OS -3 is 35.2%, 3.1%, and 94.8%, respectively, with an overall weighted imperviousness of 18.0%. • Basin A is located along the southwest boundary of the site. It contains 0.43 acres and is comprised of landscaped areas and slopes ranging between 15% and 40%. Runoff from this basin sheetflows southwest and directly offsite toward CDOT ROW. The impervious coverage of this basin is 2.0%. The estimated 100 - year peak flow for Basin A is 0.82 CFS. • Basin B-1 is located in the southeast corner of the site. It contains 0.40 acres and is comprised of landscaped areas located to the south of the proposed asphalt drive. Runoff generated by this basin generally sheetflows west and southwest before it continues directly offsite toward CDOT ROW. The predominant soil type of this basin is Type C soils. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow for Basin B-1 is 1.54 CFS. Basin B-2 encompasses the majority of the developed site. It contains 5.23 acres and is comprised of the proposed buildings (A through H), associated asphalt drive aisles, parking stalls, and the proposed water quality pond, located in the northwest portion of the site. Developed runoff generated by this basin travels from southeast to northwest in proposed drainage swales located between the site's buildings. Flow is then discharged into the pond along the northern portion of the site via curb cuts and one proposed culvert. Flow is treated for water quality and discharged from the site through a 30" RCP storm sewer. This storm sewer travels north (in an existing 30' drainage easement, located to the north of the site), toward Clear Creek. The impervious coverage of this basin is 80.3%. The estimated 100 -year peak flow for Basin B-2 is 24.99 CFS. Prepared: December 2015 Page 4 of 7 Final Drainage Report Marshall Street Self Storage Basin C is located in the southeast portion of the site. It contains 0.31 acres and is comprised of proposed Building I and landscaped areas. Developed runoff generated by this basin generally sheetflows toward a low point located at the center of this basin. Roof drains from Building I daylight at this low point. A 15 -inch RCP culvert then conveys flow north under the asphalt drive aisle. The predominant soil type of this basin is Type C soils. The impervious coverage of this basin is 21.8%. The estimated 100 -year peak flow for Basin C is 1.58 CFS. • Basin D is located along the northeastern portion of the site along Marshall Street ROW. It contains 0.15 acres and is comprised of the proposed grass swale located to the east of the proposed asphalt drive and parking stalls. Developed runoff will be conveyed north toward a low point, located at the north end of the swale. A 15 -inch RCP culvert will then convey developed flow north, under the asphalt drive, toward the proposed water quality pond. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow for Basin D is 0.26 CFS. • Basin E is located along the northern boundary of the site. It contains 0.05 acres and is comprised of proposed landscape. Runoff generated by this basin sheetflows directly offsite. The impervious coverage of this basin is 2.0%. The estimated 100 -year peak flow is 0.10 CFS. • Basin OS -1 is located to the southeast of the site. It contains 0.09 acres and is comprised of the proposed asphalt entrance into the site, sidewalk, and associated landscaping. Runoff generated by this basin sheetflows northwest across the asphalt drive. It is then directed northwest via catch curb toward the proposed water quality pond. The impervious coverage of this basin is 35.2%. The estimated 100 -year peak flow for Basin OS -1 is 0.31 CFS. • Basin OS -2 is located offsite along the eastern boundary of the site. It contains 0.21 acres and is comprised of the proposed drainage swale and a portion of the proposed concrete sidewalk along Marshall Street. Runoff generated by this basin sheetflows toward the swale from where it is transported north toward the proposed water quality pond. The impervious coverage of this basin is 3.1 %. The estimated 100 -year peak flow for Basin OS -2 is 0.44 CFS. • Basin OS -3 is located to the northeast of the site. It contains 0.02 acres and is comprised of a small portion of the proposed asphalt entrance drive into the site. Runoff generated by this basin sheetflows northwest toward the proposed water quality pond. The impervious coverage of this basin is 94.8%. The estimated 100 -year peak flow for Basin OS -3 is The proposed development will generally maintain the historic drainage patterns of the site. Developed runoff from Basins B-1, B-2, C, and D will continue to travel from southeast to northwest across the site via swales, culverts, and sheefflow. A water quality pond will be constructed along the northern portion of the site to capture and treat developed runoff before it is released offsite. In the 100 -year storm event, 28.38 CFS of onsite flow will be directed to this pond. Runoff from landscaped Basins A and E will discharge directly offsite. In the 100 -year storm event, a total of 0.92 CFS will exit the site untreated. (Historically, a total of 2.20 CFS from Basins H-1 and H-2 discharged directly offsite). Offsite runoff from Basins OS -1, OS -2, and OS -3 will be routed through the site and directed toward the proposed water quality pond. In the 100 -year storm event, a total of 0.91 CFS of offsite flow will be tributary to the pond. Treated flow will be discharged from the pond via a 30 -inch storm sewer that outfalls (as a 24"x38" elliptical pipe) at the edge of the existing wetlands, located just south of Clear Creek. Developed runoff will ultimately enter the Clear Creek channel. 3.4 Detention Per the City of Wheat Ridge, because a direct connection to Clear Creek is available, the proposed development is not Prepared: December 2015 Page 5 of 7 Final Drainage Report Marshall Street Self Storage required to provide onsite detention to accommodate the foregoing project. However, water quality shall be provided with the project. A water quality pond will be constructed in the northern portion of the site to capture and treat runoff generated by the proposed development. Onsite Basins B-1, B-2, C, and D, and offsite Basins OS -1, OS -2, and OS -3 will be routed to this pond via sheefflow, grass swales, roof drains, curb cuts, and culverts, located under the asphalt access drives near the eastern boundary of the site (total of 29.29 CFS in the 100 -year storm event). Treated runoff will exit the pond via a 30 - inch RCP storm sewer. The proposed 30" RCP storm sewer will travel north, in an existing 30' drainage easement, toward the existing concrete path, located to the north of the site. A manhole will be provided to the south of the path. The proposed storm sewer will continue north from the manhole and under the existing path as a 24"08" elliptical pipe before it discharges at the edge of the existing wetlands. Developed flow will eventually reach Clear Creek. Sufficient capacity has been provided in the elliptical pipe to allow for the future development of the currently undeveloped property, located to the north of the site. An allowance of an additional 10 CFS was built into the Hydraflow model to accommodate the potential future (developed) scenario. A 404 Nationwide Permit and a Special Use/Utility Permit will be obtained from the Army Corps of Engineers and CDOT, respectively, to accommodate the proposed storm sewer outfall. Based on UDFCD UD Detention spreadsheet, the required water quality capture volume of the water quality pond is 0.15 ac -ft (elevation = 5290.30 ft). The proposed pond provides a maximum volume of 0.26 ac -ft at elevation 5290.80 ft. The pond provides 1' of freeboard above the primary outlet structure. The detention pond will be equipped with a single stage outlet structure. The water quality volume will be controlled by a steel plate with six (6) 0.92 -in diameter orifice holes to allow for a 72 -hour drain time. The top of the steel plate will be set at the water quality elevation of 5290.30 ft. In larger storm events, developed runoff will enter the outlet structure via its horizontal opening (top of structure elevation = 5290.30 ft). Developed flow will be released via a 30 -inch RCP storm sewer with sufficient capacity to convey the 100 -year storm event from the site and offsite tributary areas (29.29 CFS). A 30 -ft wide stabilized emergency spillway will be provided at the northwest end of the pond. The bottom of the spillway will be set at elevation 5290.80 ft, which is 0.50 ft above the WQCV water surface elevation and above the design 100 - year flow elevation through the primary spillway. In the event that the pond becomes inundated with runoff, flow will overtop the pond's bank and continue north toward Clear Creek. A 10' wide maintenance access roadway will be constructed at the southeast corner of the water quality pond. 3.5 Streets The proposed development will utilize swales (located between the proposed buildings) to transport runoff from southeast to northwest across the property. The swales provide sufficient capacity to handle the 100 -year developed runoff without adversely impacting the surrounding buildings. Flow will travel north as surface flow between the buildings before it is discharged via curb cuts into the proposed water quality pond, located along the northern boundary of the site. The curb cuts have been sized to handle, at minimum, 50% of the 100 -year storm flow. Runoff in excess of the proposed capacity of the curb cuts will overtop the curb and enter the pond via sheetflow. Riprap rundowns will be provided in the pond downstream of the proposed curb cuts to protect against erosion. In addition, turn reinforcement mats will be placed on either ride of the proposed riprap rundowns to provide sufficient slope protection from runoff overtopping the curb during the 100 -year storm event. The eastern portion of the pond's bottom will also be riprapped. The proposed development will improve the western edge of Marshall Street to accommodate a future bike lane. Curb, Prepared: December 2015 Page 6 of 7 Final Marshall Street Self gutter and a 4' strip of asphalt pavement will be provided within the Marshall Street public ROW. Marshall Street is superelevated along the project frontage, with all drainage directed east, away from the property. No new drainage infrastructure is proposed to accommodate the minor incremental increase of runoff from the bike lane. 3.6 Open Channel Flow The proposed project contains two (2) grass swales. These swales contribute to the effective conveyance of stormwater runoff across the site and will further enhance stormwater treatment by facilitating pollutant sedimentation and filtration. The onsite grass drainage swales (located in Basin C, and Basins D and OS -2) have been sized to accommodate the 100 - year developed onsite and offsite tributary flow (1.58 CFS and 2.28 CFS, respectively). 3.7 Storm Sewers and Culverts Two (2) concrete culverts will be placed under the proposed asphalt drives, located near the eastern boundary of the site. These culverts will convey the 100 -year developed runoff north toward the proposed water quality pond. The outfall of the culverts will be reinforced with riprap sized for the 100 -year storm event. 4.0 CONCLUSIONS The proposed drainage design will generally maintain the historic drainage patterns of the site. Developed runoff will continue to travel northwest across the property and ultimately discharge into Clear Creek. Per the City of Wheat Ridge, detention is not required for the project. However, water quality shall be provided. The proposed development meets this requirement and provides effective water quality control measures in the form of grass swales and water quality pond. 4.1 Impact of Improvement The proposed development is not anticipated to have an adverse impact on the subject site and/or its immediate vicinity. 4.2 Compliance with Applicable Criteria The report is in compliance with the provisions outlined in the UDFCD Criteria Manual, Volumes 1, 2, and 3 (Current editions) and the City of Wheat Ridge Site Drainage Requirements (current edition). Prepared: December 2015 Page 7 of 7 APPENDIX A Figures 77yy;;�qq tii'1 {r sAow- 41P #V% "�► ' wr NORTH MARSHALL STREET CIVIL RES'lURCE%LLC SELF STORAGE DATE: FIGURE: PROJECT LOCATION MAP DEC 2015 1 39° 4711 N 39° 47 7 N 3 Hydrologic Soil Group—Golden Area, Colorado, Parts of Denver, Douglas, Jefferson, and Park Counties 3 tr (DCB Wheat Ridge) Ell 493890 493930 493970 494010 494050 494090 494130 3 3 i. Tn Map Scale: 1:1,850 f prk ted on A porWA (&5" x 11') stleeL '* Meters N N 0 25 50 100 150 A0 50 100 200 300 Map projection: Web Mercator Caner coord : WG S84 Edge tics: UTM Zane 13N WGS84 USDA Natural Resources Web Soil Survey 12/1/2015 Conservation Service National Cooperative Soil Survey Page 1 of 4 39° 4711 N 39° 470'N QI 0 Z W W J CL m C � O O y N N m L) O C m UO N O NO a CMU N � (D 'a m ami 'm 0 m a m v O1 Emma) C N E N 'a m m maim N E N > O O C N JD O a . Q 0 O N O N a O N C T L y a a) E @ 0 N > m ESE= oar a 0 c m o C/) a) ` C 0 m E Q) Q) N 5 rn� E� C m ' U N m C,N m w E a N LO -T C) O N N Q) r01 M a O 7 C/) ' E2 O � � Q 0 >a) 0 i U m C O z a m a) N O N C O L ] O O O) Q) a) p N m m Oto C U U a a) ° N v a) E U)Na)aNE v N �YE Q) C m U) 0 U� ?) j c N a N a a) U y a m O0 0 m E N a 0 C 00 O w a) m N U) m E C ,u w N L N N N d N to O L O a) a N Z- m Z a N w o m O Oa W N a Na .= Q m (y N 'm 0 L � 3 m E U .N y 0 m m 0 0' 4 t O y O ,� a id a N C C N a) Q U a) . 0 N D N @ d � U C ) Cn a) m C a m N a) 7 V _ m U L., 0 m Y m p p m 0 m a CL a) C O NZz a) N C m a N 3 E O �0`�'' U ` O. O L E >` m a) a) E a) g > .� Y C 'mo i 3i H ma) a) U) (D `o O a� a aaN a 2 �Ea)E a a, a U U) U) � w @_ UO c ] m 3 L_ ' C. Z a) Q O m c m c N 0) Q1 C as m m Q'°? d o E ci O c i:L m 3 U) a)` -"mm- a i 0 am amid O��o L c n� TSE) a 0 co y () o U 0 ro aoi.g m V o'w > yQ m o m m N Laa CL m N N m m a � o N C` n.a? m a) d> N> fn a) _ m` E a? O Q m a) E m E d E 770 U> U 2 a a U f- w (n Z Cn O 16 C, N 1- U O LO -T C) O N N Q) r01 M a O 7 C/) ' E2 O � � Q 0 >a) 0 i U m C O z a m N > a T C m m 3 L a Oto C U ° N v a) o v a' ° ° E ° 0 a of L U 0 z in O x UD) Q a ❑ E3 13 Ela m � V i 3i H m a, a � m m y () O C O C _ C N O C O O `o o) a) a H a a, m c co 2 a° 0 0 0 0 c 0 0 0 o Q°, 0 0 Q W Q a m m U U 0 Z Q o) a m m U U 0 Z d � � ❑ ❑ ❑ ❑ ❑ ❑ ❑ 1( 1( ■1 ♦`y ! .O ❑ ❑ 13 E34 N❑ '� i ! \ l 0 V) N N Q fA LO -T C) O N N Q) r01 M a O 7 C/) ' E2 O � � Q 0 >a) 0 i U m C O z Hydrologic Soil Group—Golden Area, Colorado, Parts of Denver, Douglas, Jefferson, and Park Counties Hydrologic Soil Group DCB Wheat Ridge Hydrologic Soil Group— Summary by Map Unit — Golden Area, Colorado, Parts of Denver, Douglas, Jefferson, and Park Counties (CO641) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 105 Nunn -Urban land C 0.4 4.5% complex, 0 to 2 percent slopes A 151 Torrifluvents, very 5.8 72.4% gravelly, 0 to 3 percent slope 165 Ustic Torriorthents, A 1.8 23.1% loamy, 15 to 50 percent slopes Totals for Area of Intereat 8.0 100.0X us[m Natural Resources Web Soil Survey 12/1/2015 Conservation Service National Cooperative Soil Survey Page 3 of 4 Hydrologic Soil Group—Golden Area, Colorado, Parts of Denver, Douglas, Jefferson, and Park Counties Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long -duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink -swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff.- None Specified Tie-break Rule: Higher DCB Wheat Ridge i so:� Natural Resources Web Soil Survey 12/1/2015 �v Conservation Service National Cooperative Soil Survey Page 4 of 4 W TE o m LLey LmE O 0� N C O C° r=a� W 0'N 0� E�voE ab W v 0 IL Gf1 p NLLULLLL am�a ca C-4 co N r. cLL W wN�r� 0 m` �U W� v m�°p Lo H Z Q z SSoS ®E �O ao d c cc5zo 11 Y0'/ LL 2�+��v'a L W N Z W t0 J U V Q u. W i �Ew�� W 2 CY a S $ m a �.° J z zOp t� p z gm m W 10amm0 Q Q OAy to LL v3ri v EELL U d OC LL. w o E a,�p o Z�� Z" wOZ NCL ¢ z- ZQQyU33cE <O� aOS�3m WL &m OF �mTma"tl L O W o E z wO IL 3 Qli u LL. Ywyy1 m 3 y m O NI 0 D ® O O 0 O ®®® O ® 0 c m, LL N c m a Y F N Mvy�m E rn m o 3 `o a a Z O Z 4 o w V..� Q U N C%4 � - } O 1 � - i C) do, y LU Z W O< L_ 1 ?iw W '¢ 1 � I OP LQ N EO o M 'IT ce) SIIVONI 1S AV TABLE RO-3 Recommended Percentage Imperviousness Values Land Use or Surface Characteristics Percentage Imperviousness Business: Commercial areas 95 Neighborhood areas 85 Residential: Sin le-famil Multi -unit detached 60 Multi -unit attached 75 Half -acre lot or larger Apartments 80 Industrial: Light areas 80 Heavy areas 90 Parks, cemeteries 5 Playgrounds 10 Schools 50 Railroad yard areas 15 Undeveloped Areas: Historic flow analysis 2 Greenbelts, agricultural 2 Off-site flow analysis when land use not defined 45 Streets: Paved 100 Gravel(packed) 40 Drive and walks 90 Roofs 90 Lawns, sandy soil 0 Lawns, clayey soil 0 `See Figures RO-3 through RO-5, Urban Storm Drainage Criteria Manual, Volume 1, June 2001, for percentage imperviousness. 1 A recent subdivision has an approved Drainage Report/Plan on file. 51 Rev. 10/14 Reference the UDFCD Criteria Not required for a Preliminary Report TABLE RO-5 Runoff Coefficients, C Percentage Imperviousness Type C and D NRCS H drolo is Soil Grou s 2 -yr 5 -yr 10 r 25 -yr 50 -yr 1 00 r 00% 0.04 0.15 0.25 0.37 0.44 0.50 5% 0.08 0.18 0.28 0.39 0.46 0.52 10% 0.11 0.21 0.30 0.41 0.47 0.53 15% 0.14 0.24 0.32 0.43 0.49 0.54 20% 0.17 0.26 0.34 0.44 0.50 0.55 25% 0.20 0.28 0.36 0.46 0.51 0.56 30% 0.22 0.30 0.38 0.47 0.52 0.57 35% 0.25 0.33 0.40 0.48 0.53 0.57 40% 0.28 0.35 0.42 0.50 0.54 0.58 45% 0.31 0.37 0.44 0.51 0.55 0.59 50% 0.34 0.40 0.46 0.53 0.57 0.60 55% 0.37 0.43 0.48 0.55 0.58 0.62 60% 0.41 0.46 0.51 0.57 0.60 0.63 65% 0.45 0.49 0.54 0.59 0.62 0.65 70% 0.49 0.53 0.57 0.62 0.65 0.68 75% 0.54 0.58 0.62 0.66 0.68 0.71 80% 0.60 0.63 0.66 0.70 0.72 0.74 85% 0.66 0.68 0.71 0.75 0.77 0.79 90% 0.73 0.75 0.77 0.80 0.82 0.83 95% 0.80 0.82 0.84 0.87 0.88 0.89 100% 0.89 0.90 0.92 0.94 0.95 0.96 Type B NRCS Hydrologic Soils Group 0% 0.02 0.08 0.15 0.25 0.30 0.35 5% 0.04 0.10 0.19 0.28 0.33 0.38 10% 0.06 0.14 0.22 0.31 0.36 0.40 15% 0.08 0.17 0.25 0.33 0.38 0.42 20% 0.12 0.20 0.27 0.35 0.40 0.44 25% 0.15 0.22 0.30 0.37 0.41 0.46 30% 0.18 0.25 0.32 0.39 0.43 0.47 35% 0.20 0.27 0.34 0.41 0.44 0.48 40% 0.23 0.30 0.36 0.42 0.46 0.50 45% 0.26 0.32 0.38 0.44 0.48 0.51 50% 0.29 0.35 0.40 0.46 0.49 0.52 55% 0.33 0.38 0.43 0.48 0.51 0.54 60% 0.37 0.41 0.46 0.51 0.54 0.56 65% 0.41 0.45 0.49 0.54 0.57 0.59 70% 0.45 0.49 0.53 0.58 0.60 0.62 75% 0.51 0.54 0.58 0.62 0.64 0.66 80% 0.57 0.59 0.63 0.66 0.68 0.70 85% 0.63 0.66 0.69 0.72 0.73 0.75 90% 0.71 0.73 0.75 0.78 0.80 0.81 95% 0.79 0.81 0.83 0.85 0.87 0.88 100% 0.89 0.90 0.92 0.94 0.95 0.96 1 A recent subdivision has an approved Drainage Report/Plan on file. 53 Rev 10/14 Reference the UDFCD Criteria " Not required for a Preliminary Report TABLE RO-5 (CONTINUED) Runoff Coefficients, C Percentage Imperviousness Type A NRCS Hy drolo is Soil Groups 2r 5r 10r 25r 50r 100r 00/1, 0.00 0.00 0.05 0.12 0.16 0.20 5% 0.00 0.02 0.10 0.16 0.20 0.24 10% 0.00 0.06 0.14 0.20 0.24 0.28 15% 0.02 0.10 0.17 0.23 0.27 0.30 20% 0.06 0.13 0.20 0.26 0.30 0.33 25% 0.09 0.16 0.23 0.29 0.32 0.35 30% 0.13 0.19 0.25 0.31 0.34 0.37 35% 0.16 0.22 0.28 0.33 0.36 0.39 40% 0.19 0.25 0.30 0.35 0.38 0.41 45% 0.22 0.27 0.33 0.37 0.40 0.43 50% 0.25 0.30 0.35 0.40 0.42 0.45 55% 0.29 0.33 0.38 0.42 0.45 0.47 60% 0.33 0.37 0.41 0.45 0.47 0.50 65% 0.37 0.41 0.45 0.49 0.51 0.53 70% 0.42 0.45 0.49 0.53 0.54 0.56 75% 0.47 0.50 0.54 0.57 0.59 0.61 80% 0.54 0.56 0.60 0.63 0.64 0.66 85% 0.61 0.63 0.66 0.69 0.70 0.72 90% 0.69 0.71 0.73 0.76 0.77 0.79 95% 0.78 0.80 0.82 0.84 0.85 0.86 100% 0.89 0.90 0.92 0.94 1 0.95 0.96 1 A recent subdivision has an approved Drainage Report/Plan on file. 54 Rev. 10/14 Reference the UDFCD Criteria " Not required for a Preliminary Report 9 8 7 Q w CL w 5 w s U I 2 10 20 30 40 50 60 TIME IN MINUTES FIGURE 5-1 EXAMPLE 5.2 TIME - INTENSITY - FREQUENCY CURVES T. 3 S. R.66 W. 5-1-84 URBAN DRAINAGE & FLOOD CONTROL DISTRICT 1 A recent subdivision has an approved Drainage Report/Plan on file. 50 Rev. 10/14 Reference the UDFCD Criteria " Not required for a Preliminary Report I G � y� _ S n c, •- 2 YFAR 10 20 30 40 50 60 TIME IN MINUTES FIGURE 5-1 EXAMPLE 5.2 TIME - INTENSITY - FREQUENCY CURVES T. 3 S. R.66 W. 5-1-84 URBAN DRAINAGE & FLOOD CONTROL DISTRICT 1 A recent subdivision has an approved Drainage Report/Plan on file. 50 Rev. 10/14 Reference the UDFCD Criteria " Not required for a Preliminary Report - -_� CLEAR CREEK PROPOSED TYPE L RTPRAP E� EDGE O1 WATER PROPOSED DRAINAGE PLAN 2.)•Wx12.)'Lx1.37 CLEAR CREEK C«RCREEKE°°E°Ea1cK �" ." APPROx//MATE L/Mils OF f � E115—wE)LAW°s LEGEND:-_ PROPERTY LINE 1eG PROPOSED MAIOR CONTOUR FES -3 TSTA. --S— EXISTING EASEMENT ]J6 PROPOSED MINOR CONTOUR a1M s286_st. 1/ '-- / w PROPOSED WATER LINE INV IN.F24 7 62832-. '. - _ _ _ _ _ _ -� EXISTING MAJOR CONTOUR :R ao' CI'STlN6. _ w PROPOSED FIRE LINE C°WCRETE PATH — — — — — — EXISTING MINOR CONTOUR _ PROPOSED STORM SEWER / BASIN IDENTIFICATION 5 -YR AND I00 -YR PROPOSED ASPHALT RUNOFF COEFFICIENTS BASIN AREA (AC) PROPOSED CONCRETE STA.t+2) 6 - TRCFn EMERGENCY OVERFLOW - DESIGN POINT ct a1M 6293. 66.21P ail O S,b -2A� 6291 21 EXISTING WETLANDS CNRCP STORM XJ .1 PROPOSED TYPE L RIPMP p FLOW ARROW `\ sTM MH x5.0-1.37 r• '{ +27.00 / rI 33 ' f \ RIV IN 16 F 1 1 INVO 1 ):5284.92 INV QUT (24"):5283.55 1 / .529i�, X5291 1 I I ry0 1 / PROPOSED TYPE L RIPRAP �_ — 1 \ 1 WATER QUAITTY POND RIPRAP WIDTH TO MATCH CURB CUE WIDTH / 1 / WQCV WSE - 5290.30 O- 2" WIRE COBBLE 729 TURFIN RCEAT REROF RI _ LHR�CUT * �IIC \ ON E HER�SIDE OF RIPRAP `M � 1 1 Ex Jo. oo' 1 \ 1 OR—GE 1 EASEMENT 1 30' EMERGENCY — 5292 1 0 52oJ y 1 1 SP]LLWAY REINFORCED 208.0 LF 1 . ST R CL 111 RCP STORM NR /SIAb 2.60 1 CE �� �� A lav GoKra vy _ 1 ilfff)��52vs< RB Ift' � //� / / /i \1 / OUTLEr STR 2. WIDE srA:1+19.x2 f / / \ WATER Tgaa<LE RIM:5290.29 B \/`/[/ 4 1 \ 1 INV OUT(30'):528).00 \ QPoNOUALITYCHANNEL I / , / / y /` / / \ / BUD. \ C C I\ Vl \ Y / BLOC, �4. L \ 10' POND MAINTENANCE ACCESS ROADLOC F PRQPOSEO TYPE \L RI RAP SDE L\ ,sLn:644.80'ES \ / h/ M530070� IS LFW2.91%Al�-- \ � r IIIRCP STORM 'S4M FES -I I \ / ]M:5302.90 INVOUT(15'1'S300. CATCH CURB SEGMENTAL ETAIMNG \ � WALL w 11 NI I 1 I 11 11 / / \ EXCLUSIVE WATER4 illi iii it \ / LINE EASEMENT III \� v UTILI TY &ACCESS \ \ EMeNT \ r � MSI Knew what's below. Call before you dig DNe SMmi—I R.Nsion t2It0130t5 PBG 9UBMRTAL s CC G R QLL ��m o;$ o fl O R a8 V m ZEE � 8g l E § I� • �?8 V_ 4 g38 l.. w :u L IYi��ES n L1J LU o LU �oo w O Wo Zcn0OJo � JH_o Q Uw- L = LL2 O Q � Uj� Q Q < �/ / W 5` Dee 9n Prolan rvo. Drawing TNe -. PROPOSED DRAINAGE PLAN 1YOF2 1EE �y` /SIAb 2.60 1 CE �� �� A lav GoKra vy _ 1 ilfff)��52vs< RB Ift' � //� / / /i \1 / OUTLEr STR 2. WIDE srA:1+19.x2 f / / \ WATER Tgaa<LE RIM:5290.29 B \/`/[/ 4 1 \ 1 INV OUT(30'):528).00 \ QPoNOUALITYCHANNEL I / , / / y /` / / \ / BUD. \ C C I\ Vl \ Y / BLOC, �4. L \ 10' POND MAINTENANCE ACCESS ROADLOC F PRQPOSEO TYPE \L RI RAP SDE L\ ,sLn:644.80'ES \ / h/ M530070� IS LFW2.91%Al�-- \ � r IIIRCP STORM 'S4M FES -I I \ / ]M:5302.90 INVOUT(15'1'S300. CATCH CURB SEGMENTAL ETAIMNG \ � WALL w 11 NI I 1 I 11 11 / / \ EXCLUSIVE WATER4 illi iii it \ / LINE EASEMENT III \� v UTILI TY &ACCESS \ \ EMeNT \ r � MSI Knew what's below. Call before you dig DNe SMmi—I R.Nsion t2It0130t5 PBG 9UBMRTAL s CC G R QLL ��m o;$ o fl O R a8 V m ZEE � 8g l E § I� • �?8 V_ 4 g38 l.. w :u L IYi��ES n L1J LU o LU �oo w O Wo Zcn0OJo � JH_o Q Uw- L = LL2 O Q � Uj� Q Q < �/ / W 5` Dee 9n Prolan rvo. Drawing TNe -. PROPOSED DRAINAGE PLAN 1YOF2 CLEAR CREEK .-APPR°X,4,A �` `REEK`°°`°`��K HISTORIC DRAINAGE PLAN LEGEND: PROPERTY LINE E%ISTING EASEMENT tEXISTING MAIOR CONTOUR `co7✓cRETf vnTtr --- _� --- ---- A BSIN DMINOR CONTOUR 8A IDENTIFICATION 5 -YR AND 100 _ • _ _ � , � - - �- RUNOFF COEFFICIENTS IIX/ BASIN AREA (AC) ag f _, � - - / �� EXISTING WETLANDS FLOW ARROW ax".m TotdlJwrt "T" wItIW, aa-rw aNfII ryTm it-ydv atmso hunoM ID. { 21`4u SYb9 1FT4x 104.Y411 7¢Yut 6Ylu 1>TW 140-YNr 7YW SY4K 10,Ym IWYW 1pow, , W+meuO 1a�440 Yoh"" ML) _1041 W41" . 100 - H -I 0.26 56 20 0.06 0.16 026 0.51 J36 4.87 56D 8.89 0.05 020 0.38 117 H-2 0.63 8.9 2.0 0.00 0.01 0.07 012 2.88 CIS 4.80 7.63 0.00 0.02 0.21 103 , I HJ 0.20 5.2 2.0 0.06 0.16 026 051 3.42 0.96 5.70 9.05 004 076 0.30 097 I °9°9 j N-4 SA9 10.0 2.0 000 001 0.07 ff22 4.00 460 T.3C 700 O1B 771 865aAlnwcE _5H -45A9111 0. 203 t 37 65 T 001 0.07 4.10 4.71 148 OCO OJt 115 0.72 �- 4.00 0A7 0.16 i -524" II II I � _ I \ / 1, IIII ►� I I I I I 1 s I i 1 Know all be om you Call before frau dig. Dale t 81301 PBG SUBMITTAL^ C ; pig C M C) og °SS O f L�o O _Bg .v o mac 2 'N o -2$gpg C � Fog 11' 0 a �En C ccm-70 Ljj M D UJ co ° Qw° W� a�� z UO oO� J J I- = O T- 00 Q V% LOU = LL �o z U) 1r -i LLI d CQ � _ G � . nAcralen rvo. HISTORIC DRAINAGE PLAN 2OF2 / r / h I s /ry ` f / 1, IIII ►� I I I I I 1 s I i 1 Know all be om you Call before frau dig. Dale t 81301 PBG SUBMITTAL^ C ; pig C M C) og °SS O f L�o O _Bg .v o mac 2 'N o -2$gpg C � Fog 11' 0 a �En C ccm-70 Ljj M D UJ co ° Qw° W� a�� z UO oO� J J I- = O T- 00 Q V% LOU = LL �o z U) 1r -i LLI d CQ � _ G � . nAcralen rvo. HISTORIC DRAINAGE PLAN 2OF2 APPENDIX B Hydrologic and Hydraulic Computations d U of J° 00 0 0 0 0 0 0 U a w 0 0 0 0 0 V O � W y o 0 0 y mo 0 0 E 'c 0 x d ci O o o O N o O o d Q CD 0 O o G N O O _ C E R � fV 0 N 0 0 0 �ri o c O m Q' V D W O Nfn fn p N O O O r d U of J° �F- I ,t' J` Y m r E O c E i O O t= c E o 0 0 0 i= U E co 0 � 3 0 LL a U U 3 0 J rn a O O L N a C d Q 0 m vo c m Q � mF- V O W to to N p N �F- I ,t' J` � 00 w O O O N N o 0 o G d w o � � y Yf _wIS Y O O O L Z i _ C d C � V w � } O Y v Y O t C 0 0 0 0 0 0 0 0 U v Y o 0 0 M 0 o 0 0 U o y j Y o o K d Y O O G G o o 0 N a rn co d N O i- m 4 Q N U D W p to O N p N U U U �- J r n ci o v � o v y 0 0 U O C d y cD O o K � O O L OI c =O O E �c 0 R o � n O U J O � - - cf ai O d 6 (7 G O 0 0 c E d m a_ EBBS 0 ----- 0 0 0 V O r rn m o H in a x � u. E �= E U o 0 3 O LL a � U 3 0 o n o L vJ J d N N c _ � r O d Q 0 1- S v S � 2 p 15. F I Ir- J M. d r W clco O A C A G y M O N O ryC r � d YO 0 0 o m G N C O 0 O 0 N r N N O O O O O O C O G O G d r 0 � � v d r Y d c o Z 12-2-22 v v v rn N Y Z v < d r N d r o N w o V o`O d r o 0 0 N w W N N 3— lL d F C fA M < m 2 N J` a > n _o N p U U O O o z o o � m o m O O O O O O O O O O O O O J N Q V D N ZZ M O E C U � v � N M tLJ CO N U ^ M cD M Q1 � LL � O O c0 cp N N 7 O W O O O O O O O O 1 C to O O O O O O O O O j r oo m OW m c� C> Q> O) O N N N N N N N N N N uj W h O U a W J O W F- F- 0 - Zi aJ Q a W Q W x H 0 Z N W (7 Q 2 W O a H �0000 0000 - 0� 0000 0000 0000 O 3 U O 3 N O O W N O C) U Of LU W F 7 o O U W 2 d Ol H � Of O L N LL W > O W O Q U O W Q o F o N 0 0 0 0 0 o O o 0 0 0 0 0 0 0 0 d o o d o 0 0 0 0 0 0 0 0 0 0 0 (�na�a ';aa;) a6e3S U O 3 STAGE -DISCHARGE SIZING OF THE WEIRS AND ORIFICES (INLET CONTROL) Project: Marshall Street Self Storage Basin ID: Outlet Structure RourinaOnkr MI (SlenleMl w4 Roaring ONcr =3 ftiinglc S�a¢cl Current Routing Order is #3 Ww4ng ONer.M3 HmtirgtXgvH owM. aV Design Information (Input): #1 Horiz. #2 Horiz. #1 Vert. #2 Vert. Circular Opening: Diameter in Inches Dia. = 30.00 linChes OR Target Voumes WQCV, Minor, Storage Volumes for goal seek Rectangular Opening: Width in Feet W=1 4.00 ift. 0.00 0.00 Length (Height for Vertical) L or H = 4.00 1ft. 11.67 0.00 Percentage of Open Area After Trash Rack Reduction % open = s0100 5288.50 % Orifice Coefficient Co = 0.60 0.60 12.28 1 Weir Coefficient C„= _ 2.60 5289.00 Orifice Elevation (Bottom for Vertical) Eo = 5288.50 5,287.00 1 ft. Calculation of Collection Capacity: 0.00 11.09 Net Opening Area (after Trash Rack Reduction) Ao = 8.00 4.91 sq. ft. OPTIONAL: User-Overide Net Opening Area A. = 26.43 sq. ft. Perimeter as Weir Length L. = 12.00 ft. 5290.00 OPTIONAL: User-Overide Weir Length L. = it. 47.18 0.00 0.00 Top Elevation of Vertical Orifice Opening, Top = 5289.50 n. Center Elevation of Vertical Orifice Opening, Can = 5288.25 n. Routing 3: Single Stage - Water flows through WQCV plate and #1 horizontal opening into #1 vertical opening. This flow will be applied to culvert sheet (#2 vertical & horizontal openings is not used). 33.84 I 0.00 Horizontal Orifices I Vertical Orifices Labels for WQCV, Minor, &Major Storage W.S. Elevations In ut Water Surface Elevation ft linked WQCV Plate/Riser Flow cis User-linketl #1 Honz. Weir Flow cfs out ut #1 Horiz. Orifice Flow cfs out ut) #2 Horiz. Weir Flow cfs out ul #2 Honz. Orifice Flow cfs out ut #1 Vert. Collection Capacity cis (out ut 1#2Vert.LCapacity ctionfor acity&Major fs output)(link Target Voumes WQCV, Minor, Storage Volumes for goal seek 5288.45 0.00 0.00 0.00 0.00 0.00 11.67 0.00 0.00 5288.50 0.03 0.00 0.00 0.00 0.00 12.28 1 _ 0.00 0.03 5289.00 0.08 11.03 27.24 0.00 0.00 18.91 0.00 11.09 5289.50 0.11 _ 31.20_ 38.52 0.00 0.00 26.43 _ 0.00 26.43 5290.00 0.15 57.32_ 47.18 0.00 0.00 31.27 0.00 31.27 WQCV 5290.30 0.18 75.35 51.68 0.00 0.00 33.84 I 0.00 33.84 5290.50 0.21 88.2_5 54.48 0.00 0.00 35.45 0.00 35.45 Spillway Bttm 5290.80 0.24 108.83 58.42 0.00 0.00 37.74 0.00 37.74 5291.00 #N/A 123.33 60.91 0.00 0.00 39.19 0.00 #N/A 5291.50 *N/A 162.12 66.72 0.00 0.00 42.61 0.00 #NIA #N/A #N/A #N/A #N/A #WA #N/A 0.00 #NIA *N/A #N/A #N/A *N/A #WA #N/A 0.00 #NIA #N/A #N/A #N/A #WA #N/A #N/A 0.00 #NIA #N/A #N/A #N/A #N/A #WA #N/A 0.00 #NIA _ #N/A #N/A #N/A #WA #WA #N/A 0.00 #NIA *NIA #N/A #N/A #N/A #WA #N/A 0.00 #NIA #N/A #N/A #N/A#N/A #WA #N/A 0.00 #N/A *N/A #N/A #N/A #N/A #N/A #N/A 0.00 I #N/A #N/A #N/A *N/A #N/A #WA #N/A ! 0.00 #NIA #N/A #N/A #N/A#N/A #WA #N/A 0.00 #NIA _ #N/A #N/A #N/A #WA #N/A *N/A 0.00 #NIA #N/A #N/A #N/A #N/A #N/A #WA *NIA #WA #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A _ #N/A#N/A #N/A #N/A #N/A #N/A _ #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A _ #N/A_ #N/A #N/A #N/A _J #N/A #N/A *N/A G _ #N/AA _ #NIA ! #N/A #N/A _ #WA #N/A #N/A _ #N/A #N/A #N/A #N/A #N/A _ #N/A #N/A #N/A #WA #N/A #N/A #N/A_ #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/Ay _ #N/A #N/A #N/A _ #N/A- #N/A _ _ #N/A #N/A #N/A #N/A 0.00 0.00 0.00 0.00 0.00 0.00 _ 0.00 0.00 0.00 _ 0.00 0.00 0.00 0.00 _ 0.00 #NIA #NIA #NIA #NIA #NIA #NIA #NIA #NIA #NIA #NIA #NIA #NIA #NIA #NIA _ _ _ #N/A #N/A #N/A #N/A #N/A #N /A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A _ #N/A #N/A *N/A #N/A *N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A#WA #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A #N/A 0.00 #N/A 0.00 I #N/A 0.00 #N/A 0.00 #N/A 0.00 #N/A 0 X00 #N/A 0.00 #N/A 0.00 #N/A I 0.00 #N/A #NIA #NIA #N/A #N/A #NIA #NIA #NIA #NIA _ Wheat Ridge Storage_UD-Detention_v2.35, Outlet 12114/2015,2:53 PM 11 STAGE -DISCHARGE SIZING OF THE WEIRS AND ORIFICES (INLET CONTROL) Project: Marshall Street Self Storage Basin ID: utlet tructure STAGE -DISCHARGE CURVE FOR THE OUTLET STRUCTURE 5291.95 — 5291.45 _ 5290.95 N d N d w 5290.45 N t4 r 5289.95 5289.45 5288.95 5288.45 0 5 10 15 20 25 30 35 40 Discharge (cfs) Wheat Ridge Storage_UO-Detention_v2.35, Outlet 12/14/2015, 2:53 PM Channel Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc Gutter Capacity (Basin B-2) Gutter Highlighted Cross SI, Sx (ft/ft) = 0.050 Depth (ft) Cross SI, Sw (ft/ft) = 0.083 Q (cfs) Gutter Width (ft) = 1.00 Area (sqft) Invert Elev (ft) = 5299.90 Velocity (ft/s) Slope (%) = 0.50 Wetted Perim (ft) N -Value = 0.013 Crit Depth, Yc (ft) Spread Width (ft) Calculations EGL (ft) Compute by: Known Q Known Q (cfs) = 4.29 GUTTER CAPACITY CHECK ALONG SOUTHWEST PROPERTY LINE Elev (ft) Section 5301.00 5300.50 5300.00 5299.50 5299.00 I 1 2 3 4 5 6 7 Reach (ft) Monday, Dec 7 2015 = 0.40 = 4.290 = 1.36 = 3.15 = 7.75 = 0.44 = 7.34 = 0.55 Depth (ft) 1.10 0.10 -0.40 8 9 10 11 12 vV- Channel Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc. Swale(s) Between Bldgs Triangular Highlighted Side Slopes (z:1) = 50.00, 50.00 Depth (ft) Total Depth (ft) = 0.30 Q (cfs) Area (sqft) Invert Elev (ft) = 100.00 Velocity (ft/s) Slope (%) = 1.33 Wetted Perim (ft) N -Value = 0.013 Crit Depth, Yc (ft) Top Width (ft) Calculations EGL (ft) Compute by: Known Q Known Q (cfs) = 5.37 SWALE CAPACITY CHECK BETWEEN BUILDINGS. CONSIDERING HIGHEST RUNOFF VALUE BETWEEN EASTERN BUILDINGS Elev (ft) Section 01AUM 100.75 100.50 100.25 100.00 99.75 1 5 10 15 20 Reach (ft) 25 30 35 Monday, Dec 14 2015 = 0.20 = 5.370 = 2.00 = 2.68 = 20.00 = 0.24 = 20.00 = 0.31 Depth (ft) 1.00 0.75 0.50 0.25 mm 1 -0.25 40 Channel Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc. Monday, Dec 14 2015 Curb Cut - Longest Swale Between Buildings Rectangular Highlighted Bottom Width (ft) = 8.00 Depth (ft) = 0.41 Total Depth (ft) = 0.50 Q (cfs) = 2.690 Area (sqft) = 3.28 Invert Elev (ft) = 100.00 Velocity (ft/s) = 0.82 Slope (%) = 0.02 Wetted Perim (ft) = 8.82 N -Value = 0.013 Crit Depth, Yc (ft) = 0.16 Top Width (ft) = 8.00 Calculations EGL (ft) = 0.42 Compute by: Known Q Known Q (cfs) = 2.69 DESIGNED FOR 50% OF 100 YEAR EVENT. GREATER FLOWS WILL OVERTOP CURB AND FLOW DOWN SLOPE. REINFORCED VEGETATION WILL BE PROVIDED. Elev (ft) Section 101.00 100.75 100.50 100.25 100.00 99.75 1 2 3 4 5 6 7 Reach (ft) Depth (ft) 1.00 0.75 0.50 0.25 We _n Orl 8 9 10 v v Culvert Report Hydraflow Express Extension for Autodesk@ AutoCADO Civil 3D@ by Autodesk, Inc. Thursday, Dec 10 2015 STM - N END Invert Elev Dn (ft) = 5290.92 Calculations Pipe Length (ft) = 80.45 Qmin (cfs) = 2.28 Slope (%) = 5.51 Qmax (cfs) = 2.28 Invert Elev Up (ft) = 5295.35 Tailwater Elev (ft) = Critical Rise (in) = 15.0 Shape = Circular Highlighted Span (in) = 15.0 Qtotal (cfs) = 2.28 No. Barrels = 1 Qpipe (cfs) = 2.28 n -Value = 0.013 Qovertop (cfs) = 0.00 Culvert Type = Circular Concrete Veloc Dn (ft/s) = 8.79 Culvert Entrance = Groove end projecting (C) Veloc Up (ft/s) = 3.89 Coeff. K,M,c,Y,k = 0.0045, 2, 0.0317, 0.69, 0.2 HGL Dn (ft) = 5291.25 HGL Up (ft) = 5295.95 Embankment Hw Elev (ft) = 5296.17 Top Elevation (ft) = 5298.22 Hw/D (ft) = 0.66 Top Width (ft) = 30.00 Flow Regime = Inlet Control Crest Width (ft) = 20.00 Elev (ft) 5299.00 529800 5297.00 5296.00 529500 5294.00 5293.00 5292 DO 5291 DO 5290.00 5289.00 STM - N END Hw Depth (ft) 3.65 2.65 1 65 0.65 -0.35 -1.35 -2.35 -3.35 -4.35 -5.35 -'0.35 Circular Culvert HGL Embank Reach (ft) Culvert Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc. Tuesday, Dec 8 2015 STM - S END Invert Elev Dn (ft) = 5298.58 Calculations Pipe Length (ft) = 81.70 Qmin (cfs) = 1.58 Slope (%) = 2.91 Qmax (cfs) = 1.58 Invert Elev Up (ft) = 5300.96 Tailwater Elev (ft) = Critical Rise (in) = 15.0 Shape = Circular Highlighted Span (in) = 15.0 Qtotal (cfs) = 1.58 No. Barrels = 1 Qpipe (cfs) = 1.58 n -Value = 0.013 Qovertop (cfs) = 0.00 Culvert Type = Circular Concrete Veloc Dn (ft/s) = 6.31 Culvert Entrance = Groove end projecting (C) Veloc Up (ft/s) = 3.47 Coeff. K,M,c,Y,k = 0.0045, 2, 0.0317, 0.69, 0.2 HGL Dn (ft) = 5298.90 HGL Up (ft) = 5301.46 Embankment Hw Elev (ft) = 5301.63 Top Elevation (ft) = 5302.46 Hw/D (ft) = 0.54 Top Width (ft) = 25.00 Flow Regime = Inlet Control Crest Width (ft) = 12.00 Elev (ft) 5303.00 5302.00 5301.00 5300.00 5299M 5298.00 5297.00 STM - S END Hw Depth (ft) 2.04 1.04 0.04 -096 -1.% -2.96 -3.96 Reach (ft) Circular Culvert HGL Embank Weir Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc. Marshall Street Self Storage - Wheat Ridge - Spillway Trapezoidal Weir Highlighted Crest = Sharp Depth (ft) Bottom Length (ft) = 30.00 Q (cfs) Total Depth (ft) = 0.70 Area (sqft) Side Slope (z:1) = 4.00 Velocity (ft/s) Top Width (ft) Calculations Weir Coeff. Cw = 3.37 Compute by: Known Q Known Q (cfs) = 58.58 Depth (ft) Marshall Street Self Storage - Wheat Ridge - Spillway 1.00 0.50 Em -0.50 Tuesday, Dec 8 2015 = 0.67 = 58.58 = 21.90 = 2.68 = 35.36 0 5 10 15 20 25 30 35 40 45 50 Depth (ft) 1.00 0.50 M -0.50 Weir W.S. Length (ft) M w O 6 t5 0 a` d O a O ^CL NW E E r� v / L W cn E L O A c 0 0 U O C Q cu O N O 2 7 >. 7 F L C c N l0 LO Q O N V C C O W .- N N OJZ c v v v eo � J V C m co co O S x � LO 0 O y C_ y m m 2 - C C V cq N J Vr Q ^ O O OD co vi N c 2 � U')L O Q) n (D c O OD 0 C7 ^ 'n LO Z S O � G) M d Q M C O O r JN' v o C Q a> > Cl) ti CC) co > J cYJ� N N O O N co N (c C C d M V co N co = J W O V) O O s O 0 N O J d 00O O N d m m LU U c r J y co X O M N C N C J U) '. . O O N N 3 d y O 0) 0) M N LL V } O O � n m � N v a .J M N O C (i 7 LL ULU O W F 2 z d C O a J Z N m R a 0 d M N C J U') U) w O N M N O) M O N ui _ D `O "' E ui O M f0 0 OOD M 7 �^• M � Q. V � O co co 00 ttoo O d CP w � J M 00 S 04 ttoo LO V O N 7 O yj Cl) i.- N O 00 C O O O _N W N M m Mv E C C D O O Z N O (M•7 N e O d a NMOD M C. N C i7 _ x 0 N m O —y n Oo x O Cl) C — w m ch m Cl) n N d CA 01 O% R 3 N N N II Cl) N �U c s` 0 0 II U C O O O O U1 C m O (n E o o 0i m = o o a c E — O 0 d n E E O o 0 0 U F O o x m 0 o I� 0 0 0 Q c o 0 0 0 0 0 o � 0 V o 0 + a) o o o c Q c � � o o o � c m — o E CD 0 O N 1- O 00 E II = N 00 O J ON U) C C O S W LL C ~ J0 v W CD o 0 io N d Z V) J m rn m a L 0.0 m J Z Q Q `o o O m c o o tr) 0 � N m O O m O O m d-• o Ci C y � L o o m p. o o m a o o a m o 0 o ^ 0 0 y � t o o a m ^ o 0 o o Q G� z M f2 N O O m C O O N N � N C _ O O O O C N O O 0 7 U N a Q O O E O O Z U U m o o C7 _ �$ 0 0 c 3 0 c _ Y O O O N 4? y cmi U O O C O O k m O O U`1 i C O O O J O O O ad. L I I :)ca IF 00 00 a p Q .Nr O O m a C d J O O O O O O j C a O o .. c o 0 0 0 U m 2 O O H 2 O m O y w p O C7 mCD d1 C O. N O N O LO CJ U U� O N W O Z` N O O I (� U O O y C UI O N II Q H O O O fl U N o 0 u E 5 (D � E � 2 F O Z J C j Qj m C v� O IL w U N IlJ � m O C p - N d Z J 2 E 0 E O U) N �O a 1- O L- CL CL L 3 co E L O -W cn Lo VOOQ'19'I3'nul Cl)00 flZ'QH99'13'PWO 9 : ul - 01' 4t+9 8313Lo 0 Cl) 0 o In 0 to CD 0 o � 0 wia) Go 0 o LO in n N o N N N O O N v n Ln U (6 O N O O W 99'MS'13 'hul ;MC joy'&994'13 wf.@99'I3 LuiN :ul - 09'99+0 8313 J c� W O Lo c� N = U199'E999 '13 'Aui 64'6994 '13 'Fu�D II813n0 - 00'0Q+0 838 0 0 0 0 0 0 0 �- Ln o ui o ori o 1 C7 U) (h U') LO N V) N N W) N W) W 6 L � $3 � 3 O nL d o, 6 J G � J UL. 6 p� ` d d J J C N J � U N V m O O N a m � L H d � x O O O O f O n d n a d o LL G 01N _ J J J C d O ` a - d 5 L M d � � a a ry d � � N p y 0 n tD >a yd N y O Q 21 m u1 z v `m 0 a > > O \)} %)I `. !§ | • 2! ${{ > EL \ © 15 DRAINAGE CRITERIA MANUAL (V. 2) 30 25 L 20 a) E 15 n Cn 10 0 5 HYDRAULIC STRUCTURES 1 2 3 4 5 6 7 8 Storm Sewer Diameter, D, or Height, H, in ft. Figure HS-20c—Low Tailwater Riprap Basins for Storm Sewer Pipe Outlets— Riprap Selection Chart for Low Tailwater Basin at Pipe Outlet (Stevens and Urbonas 1996) Rev. 2008-04 HS -83 Urban Drainage & Flood Control District MAJOR DRAINAGE C= 4 r> 4{ 0 3 a FOR DRAINAGE CRITERIA MANUAL (V. 1) 00 .2 .4 .6 .8 1.0 Yt/H Use Ha instead of H whenever culvert has supercritical flow in the barrel. +-*Use Type L for a distance of 3H downstream. Figure MD-22—Riprap Erosion Protection at Rectangular Conduit Outlet Valid for QIWH1.5 <_ 8.0 MD -108 04/2008 Urban Drainage and Flood Control District 00,I L TYpE 00 .2 .4 .6 .8 1.0 Yt/H Use Ha instead of H whenever culvert has supercritical flow in the barrel. +-*Use Type L for a distance of 3H downstream. Figure MD-22—Riprap Erosion Protection at Rectangular Conduit Outlet Valid for QIWH1.5 <_ 8.0 MD -108 04/2008 Urban Drainage and Flood Control District MAJOR DRAINAGE 91 7 6 m c 0 N5 Ir 12 4 U z 3 0 z Q a 2 X w 1 0 DRAINAGE CRITERIA MANUAL (V. 1) 6 = Expansion Angle 0 Z .2 .3 .4 .5 .6 .7 .8 .9 TAIL.WATER DEPTH/ CONDUIT HEIGHT-Yf/H Figure MD-24—Expansion Factor for Rectangular Conduits 1.0 MD -110 04/2008 Urban Drainage and Flood Control District IUA Kumar & Associates, Inc. Geotechnical and Materials Engineers and Environmental Scientists A C MEMBER 2390 South Lipan Street Denver, CO 80223 phone: (303) 742-9700 fax: (303) 742-9666 email: kadenver@kumarusa.com www.kumarusa.com Office Locations: Denver (HQ), Colorado Springs, Fort Collins, and Frisco, Colorado GEOTECHNICAL ENGINEERING STUDY AND PAVEMENT DESIGN PROPOSED NEW SELF STORAGE FACILITY 4901 MARSHALL STREET WHEAT RIDGE, COLORADO Prepared By: /'Z-1� Luke gn , Staff Engineer Reviewed By: Narender Kumar, P.E. Prepared For. dcb Construction Company, Inc. 909 East 62nd Avenue Denver, Colorado 80216 ATTENTION: Mr. Ryan Rogers, LEED-AP Project No. 15-1-511 December 14, 2015 VA PURPOSE AND SCOPE OF WORK This report presents the results of a geotechnical engineering study and pavement design for the proposed new self -storage facility to be located at 4901 Marshall Street in Wheat Ridge, Colorado. This study was conducted for the purpose of developing geotechnical recommendations for design and construction of the proposed project. The project site is shown on Fig. 1. The study was conducted in general accordance with the scope of work in our Proposal No. P -15-512A to dcb Construction Company, Inc. dated August 24, 2015. A field exploration program consisting of exploratory borings was conducted to obtain information on subsurface conditions. Samples of the soils and bedrock obtained during the field exploration program were tested in the laboratory to determine their classification and engineering characteristics. Results of the field exploration and laboratory testing program were analyzed to develop recommendations for use in design and construction of the proposed project. This report has been prepared to summarize the data obtained during this study and to present our conclusions and recommendations based on the proposed construction and the subsurface conditions encountered. Design parameters and a discussion of geotechnical engineering considerations related to construction of the proposed project are included in the report. PROPOSED CONSTRUCTION We understand that the proposed development will consist of construction of 9 self -storage buildings and an admin building with a footprint of roughly 100 feet by 50 feet. Self- storage units will be approximately 20 to 35 feet wide and 90 to 400 feet in length with steps at 50 foot intervals. We understand the proposed buildings will be single -story structures. The buildings will generally be surrounded by at grade parking lots and drives. A detention pond/water quality pond will be located at the northwest corner of the site. The provided site grading plan indicates about 2.5 to 11.5 feet of fill will be placed to reach final site grade. If the proposed construction varies significantly from that described above or depicted in this report, we should be notified to reevaluate the recommendations provided in this report. SITE CONDITIONS This approximate 6.8 acre site was generally vacant with a vacant restaurant. Approximately half of the site was surfaced with flexible pavement for parking and access drive and the Kumar & Associates, Inc. 3 remainder of the site was vegetated with native weeds and grasses. The site is bordered by Marshall Street to the east, Interstate 70 to the west and commercial properties to the north and south. The site is generally flat to gently sloping down toward the northwest; the southeast corner of the site was moderately sloping down to the northwest to flatter portion of the site. It appears the site had previously been graded by placing fill. It is not known if the fill was placed under controlled conditions and tested. SUBSURFACE CONDITIONS The subsurface conditions at the site were explored by drilling a total of twenty-three (23) exploratory borings, nineteen (19) borings across the site, generally within the footprint areas of the proposed buildings to depths ranging from about 15 to 25 feet below ground surface, two (2) borings near the proposed water quality pond to depths of about 15 feet and two (2) borings to depths of about 10 feet in the planned paved access drives. The approximate locations of the exploratory borings are shown on Fig. 1. Graphic logs of the borings are presented on Figs. 2 through 4 and a legend and notes describing the subsurface conditions encountered in the borings are presented on Fig. 5. The exploratory borings were advanced through the overburden soils and into the underlying bedrock using solid, 4 -inch -diameter, continuous flight augers. Samples of the soils and bedrock encountered in the borings were obtained with a 2 -inch diameter California -type drive sampler driven into the various strata with blows from a 140 -pound hammer falling 30 inches. This sampling procedure is similar to the standard penetration test (SPT) described by ASTM D 1586. Penetration resistance values, when properly evaluated, indicate the relative density or consistency of the soils and bedrock. Borings 3, 4, 8, 9, 11, D-2, and P-1 encountered asphalt pavement at the ground surface with thicknesses ranging from 1.5 to 4 inches, the remaining borings encountered topsoil at the ground surface. The borings generally encountered man -placed fill overlying natural coarse- grained soils underlain by bedrock. Man -placed fill was not observed in Borings 1, 2, 12, 15, and 18, where the topsoil was overlying natural coarse-grained soil underlain by bedrock. The fill was variable and consisted of sandy lean clay, sandy fat clay, sandy silt, and clayey to silty sand and was generally slightly moist to moist and tan to gray to brown to black to brown -red. The lateral extent, depth and degree of compaction of the existing fill was not determined as part of this study. The fill, where present, extended to depths ranging from about 2 to 18 feet below ground surface and to the full depth explored of about 10 feet in Boring P-1. Kumar & Associates, Inc. 0 The natural soils were generally coarse-grained and consisted of sandy lean clay to silty to clayey sand to poorly -graded sand with silt to poorly -graded gravel with sand. The natural soils contained variable gravel and were generally slightly moist to moist, brown to gray to tan. Based on sampler penetration resistance values the natural soil were loose to very dense in consistency, generally medium dense to dense. The natural soils continued to the full depths explored of about 25, 20, 20, 20, and 10 feet in Borings 12, 14, 17, 18, and P-2, respectively. Claystone bedrock was encountered at depths ranging from about 7 to 14.5 feet below existing ground surface. The claystone bedrock was sandy in areas, was generally slightly moist to moist, blue to gray to brown -gray, and based on sampler penetration values hard to very hard. Groundwater was not encountered in Borings 15, 17, 18, 19, P-1, and P-2 at the time of drilling. Groundwater was encountered in the remaining borings at depths ranging from about 5 to 24 feet at the time of drilling. Groundwater was measured 10 days after drilling in five of the borings at depths ranging from about 7.4 to 25.0 feet below ground surface. LABORATORY TESTING Samples obtained from the exploratory borings were visually classified in the laboratory by the project engineer and samples were selected for laboratory testing. Laboratory testing was performed to determine in situ soil moisture content and dry density, Atterberg Limits, swell - consolidation characteristics, gradation, and concentration of water-soluble sulfates. Results of the laboratory testing program are shown adjacent to the boring logs on Figs. 2 through 4, graphically plotted on Figs. 6 through 12, and summarized in Table I. The laboratory testing was conducted in general accordance with recognized test procedures, primarily those of the American Society of Testing of Materials (ASTM) and the Colorado Department of Transportation (CDOT). Swell -consolidation testing was conducted on samples of the on-site fill material, the on-site natural soil and claystone bedrock in order to determine their compressibility and swell characteristics under loading and when submerged in water. Each sample was prepared and placed in a confining ring between porous discs, subjected to a surcharge pressure of 1,000 psf, and allowed to consolidate before being submerged. The sample height was monitored until deformation practically ceased under each load increment. Kumar & Associates, Inc. Swell -consolidation testing performed on selected samples of the fill material obtained in the borings indicated low to high swell potentials with swells ranging from approximately 0.3% to 4.3% when wetted under a constant surcharge pressure of 1,000 psf. Samples of the natural overburden soils and the claystone bedrock indicated low to moderate swell potential with swell ranging from 0.1% to 2.6% GEOTECHNICAL ENGINEERING AND GRADING CONSIDERATIONS We understand site grading for the site will consist of cuts of about 5 feet on the southeast corner and fills between 2.5 to 10 feet for the rest of the site. We understand the fill material will be borrowed from a storage yard operated by All Demolition and Excavation Company at 2400 West 60t" Avenue in Denver. The proposed borrow material has previously been tested by Kumar and Associates, the results of testing were presented in a report with project number 15- 1-511 dated October 21, 2015. Overall, the site is generally underlain by man -placed fill of unknown quality, overlying natural coarse-grained overburden soils overlying claystone bedrock. The conditions of placement of the existing fills are unknown. Based on the data from the exploratory borings and the absence of information on the history of the existing fills, the fills are considered to be non -engineered and are expected to exhibit variable and unpredictable post -construction settlement and/or expansive behavior. Ideally, all existing fill should be removed and replaced with properly compacted structural fill. This approach would result in uniform support conditions for foundations, slab -on -grade floors, and flatwork and would help limit settlements to predictable levels. We understand that the above approach may overly expensive and perhaps cost prohibitive. If the owner understands and is willing to assume the risk, partial removal and recompaction of fill maybe considered as a viable alternative. This alternative will consist of removal of at least 4 feet of existing fill, observing the subgrade for unacceptable areas requiring additional excavation and proofrolling the exposed subgrage with a heavy roller compactor or loaded water truck and placing the excavated fill material as recommended in this section. The proofrolling operation should be observed by the representative of the geotechnical engineer. Excessively deflecting areas may require stabilization or additional excavation. The stabilized areas are suitable for placement of fill. The on-site soils, including the existing fill, may be reused as structural fill as long as it's placed according to the recommendations in this section. Over -excavated areas should be backfilled with compacted fill meeting the material and compaction criteria presented in this section. Kumar & Associates, Inc. 0 Temporary Excavations: Excavations that will not require temporary or permanent shoring can be constructed by over -excavating the side slopes to stable configurations where enough space is available. All excavations should be constructed in accordance with OSHA requirements, as well as state, local and other applicable requirements. The existing on-site soils classify as OSHA Type C soils. Static groundwater at the site was generally deep but was encountered as shallow as 5 feet in areas, and may be encountered in excavations. If groundwater is encountered, flatter side slopes or temporary shoring may be required. We believe excavations encountering groundwater can be dewatered during construction using perimeter (and lateral as necessary) trenches combined with sumps. The trenches should be sloped to sumps where water can be pumped from the excavation. Surface water runoff into the excavations can act to erode and potentially destabilize the excavation side slopes and result in soft ground conditions at the base of the excavation, and should not be allowed. Diversion berms and other measures should be used to prevent surface water runoff into the excavations from occurring. If significant runoff into the excavations does occur, further excavation to remove and replace the soft subgrade materials or stabilize the excavation side slopes may be required. Fill Material: Unless specifically modified in the preceding sections of this report, the following recommended material and compaction requirements are presented for compacted fills on the project site. A geotechnical engineer should evaluate the suitability of all proposed fill materials for the project prior to placement. 1. Beneath Soil -Supported Floor Slabs, Exterior Flatwork, and Pavements: Compacted fill should consist of moisture -conditioned on-site soils or non- to low expansive imported soil materials such as that referenced in our borrow area study referenced above. If fill materials are imported to the site, the fill should have a maximum of 70% passing the No. 200 sieve, a maximum Liquid Limit of 35, and a maximum Plasticity Index of 15. Fill source materials, including on-site soils, not meeting these criteria may be acceptable if they meet the swell criteria presented in Item 4 below. 2. Pipe Bedding Material: Pipe bedding material should be a free draining, coarse-grained sand and/or fine gravel. The on-site soils generally consist of cohesive fine-grained soils and are not considered suitable for pipe bedding. Kumar & Associates, Inc. 7 3. Utility Trench Backfill: Materials other than claystone excavated from the utility trenches may be used for trench backfill above the pipe zone fill provided they do not contain unsuitable material or particles larger than 4 inches and can be placed and compacted as recommended herein. 4. Material Suitability: Unless otherwise defined herein, all fill material should be a non - expansive soil free of vegetation, brush, sod, trash and debris, and other deleterious substances, and should not contain rocks or lumps having a diameter of more than 6 inches. A fill material should be considered non -expansive if the swell potential of the material, when remolded to 95% of the standard Proctor (ASTM D 698) maximum dry density at optimum moisture content, does not exceed 1 % when wetted under a 200 psf surcharge pressure. Based on the results of laboratory testing, the on-site soils should be suitable for reuse as site grading fill and as moisture -conditioned fill placed beneath floor slabs, exterior flatwork, and pavements. Excavated bedrock should not be used as site grading fill. Evaluation of additional fill sources, particularly those not meeting the above liquid limit and plasticity index criteria for imported fill materials, should include determination of laboratory moisture -density relationships and swell -consolidation tests on remolded samples prior to acceptance. Compaction Requirements: We recommend the following compaction criteria be used on the project: Moisture Content: Fill materials should be compacted at moisture contents within 2 percentage points of the optimum moisture content for predominantly granular materials and optimum to 3 percentage points above optimum for predominantly clay materials. The contractor should be aware that the clay materials, including on-site and imported materials, may become somewhat unstable and deform under wheel loads if placed near the upper end of the moisture range. 2. Placement and Degree of Compaction: Unless otherwise defined herein, compacted fill should be placed in maximum 12 -inch -thick loose lifts. The following compaction criteria should be followed during construction: Kumar & Associates, Inc. Aggregate base course materials, if used, should be compacted to at least 95% of the modified Proctor (ASTM D 1557) maximum dry density at moisture contents recommended above. Subgrade preparation should include proofrolling with a heavily loaded pneumatic -tired vehicle or a heavy, smooth -drum roller compactor. Areas that deform excessively during proofrolling should be removed and replaced to achieve a reasonably stable subgrade prior to placement of compacted fill or slabs, flatwork or pavements. Construction Monitoring: A representative of the geotechnical engineer should observe prepared subgrades for compacted fill and slabs, flatwork, and pavements, and observe fill placement on a full time basis. FOUNDATION RECOMMENDATIONS Considering the subsurface conditions encountered in the exploratory borings, laboratory test results and the nature of the proposed construction, we recommend shallow spread footings or a mat foundation system be used. Spread Footing Foundations: The design and construction criteria presented below should be observed for a spread footing foundation system. The construction details should be considered when preparing project documents. Kumar & Associates, Inc. Percentage of Maximum Standard Proctor Density FillLocation.....................................................................................(ASTM D-698) Beneath Spread Footings............................................................................... 98% Beneath Floor Slabs Upper8 Feet........................................................................................... 95% Beneath Settlement -Sensitive Flatwork Areas and Pavements Upper8 Feet........................................................................................... 95% Below Upper 8 Feet.............................................................................. 100% Adjacent to Spread Footing............................................................................ 95% Utility Trenches Interior...................................................................................................... 98% Exterior Less Than 15 Feet deep............................................................. 95% Exterior More Than 15 Feet deep .......................................................... 100% Landscape and Other Areas........................................................................... 95% Aggregate base course materials, if used, should be compacted to at least 95% of the modified Proctor (ASTM D 1557) maximum dry density at moisture contents recommended above. Subgrade preparation should include proofrolling with a heavily loaded pneumatic -tired vehicle or a heavy, smooth -drum roller compactor. Areas that deform excessively during proofrolling should be removed and replaced to achieve a reasonably stable subgrade prior to placement of compacted fill or slabs, flatwork or pavements. Construction Monitoring: A representative of the geotechnical engineer should observe prepared subgrades for compacted fill and slabs, flatwork, and pavements, and observe fill placement on a full time basis. FOUNDATION RECOMMENDATIONS Considering the subsurface conditions encountered in the exploratory borings, laboratory test results and the nature of the proposed construction, we recommend shallow spread footings or a mat foundation system be used. Spread Footing Foundations: The design and construction criteria presented below should be observed for a spread footing foundation system. The construction details should be considered when preparing project documents. Kumar & Associates, Inc. 701 1. Footings should be placed on undisturbed natural soil or properly placed structural fill extending to undisturbed natural soil. Structural fill should meet the material and placement requirements provided in the "Geotechnical Engineering and Grading Considerations" section of this report. 2. Footings supported as recommended herein should be designed for a net allowable soil bearing pressure of 2,500 psf. The allowable bearing pressure may be increased by one-third for transient (i.e. wind and/or seismic) loadings. 3. Spread footings supported as recommended should have a minimum footing width of 18 inches for continuous footings and 24 inches for isolated pads. 4. Exterior footings and footings beneath unheated areas should be provided with adequate soil cover above their bearing elevation for frost protection. Placement of foundations at least 36 inches below the exterior grade is typically used in this area. 5. Based on our experience, we estimate total settlement for footings designed and constructed as discussed in this section will be approximately 1 inch or less. Differential settlements across the structures are estimated to be approximately '/2 to 3/ of the total settlement. 6. The lateral resistance of a spread footing placed on properly compacted structural fill material will be a combination of the sliding resistance of the footing on the foundation materials and passive earth pressure against the side of the footing. Resistance to sliding at the bottoms of the footings can be calculated based on a coefficient of friction of 0.30. Passive pressure against the sides of the footings can be calculated using an equivalent fluid unit weight of 180 pcf. These lateral resistance values are working values. 7. Compacted fill placed against the sides of the footings to resist lateral loads should meet the material and placement requirements provided in the "Geotechnical Engineering and Grading Considerations" section of this report. 8. Continuous foundation walls should be reinforced top and bottom to span an unsupported length of at least 10 feet. Kumar & Associates, Inc. 10 9. A representative of the geotechnical engineer should observe all footing excavations prior to concrete placement. SEISMIC DESIGN CRITERIA Based on data from the borings and our experience in the site vicinity, the soil profile is anticipated to consist of about 20 feet of relatively dense, predominantly granular overburden soil anticipated to be underlain at a depth of less than 100 feet by hard to very hard claystone bedrock considered to extend to depths greater than 100 feet. The overburden soil generally classifies as International Building Code (IBC) Site Class D, and the underlying bedrock generally classifies as IBC Site Class C. Based on the anticipated thickness of the overburden soils and our experience with sites with similar soil profiles, we recommend a design soil profile for the site of IBC Site Class D. Based on the subsurface profile, site seismicity, and the anticipated depth of ground water, liquefaction is not a design consideration. FLOOR SLABS At -grade floor slabs present a problem where existing fill is present beneath the floor slab, particularly where the existing fill may not have been placed under controlled conditions. Fills of poor or unknown quality can settle over time. The most positive method for limiting slab movements caused by settlement of existing fill is to completely excavate and replace the existing fill with properly compacted structured fill. An alternate method is presented in the "Geotechnical Engineering and Grading Considerations" section of this report. To reduce the effects of some differential movement, floor slabs should be separated from all bearing walls and columns with expansion joints which allow unrestrained vertical movement. Floor slab control joints should be used to reduce damage due to shrinkage cracking. Joint spacing is dependent on slab thickness, concrete aggregate size, and slump, and should be consistent with recognized guidelines such as those of the Portland Cement Association (PCA) and American Concrete Institute (ACI). The joint spacing and slab reinforcement should be established by the designer based on experience, PCA/ACI guidelines and the intended slab use. Kumar & Associates, Inc. 11 Due to the presence of groundwater and the granular nature of subsoils, we recommend mitigation of moisture vapor penetration into the slabs by use of a vapor barrier. Special precautions will be required to prevent differential curing problems which could cause the slabs to warp. Recommendations in ACI 302.1 R should be used for design and construction of vapor barrier. All fill materials for support of floor slabs should be placed and compacted according to the criteria presented in "Geotechnical Engineering and Grading Considerations" section of this report. The suitability of the on-site soils for use as underslab fill is also discussed in the "Geotechnical Engineering and Grading Considerations" section of this report. WATER SOLUBLE SULFATES The concentration of water soluble sulfates measured in selected samples obtained from the exploratory borings ranged from 0.0% to 0.10%, for the on-site soils. These concentrations of water soluble sulfates represent a Class 0 severity of exposure to sulfate attack on concrete exposed to these materials. The degree of attack is based on a range of Class 0 to Class 3 severity of exposure as presented in ACI 201.2R. Based on the laboratory test results, we believe special sulfate resistant cement will not be required for concrete exposed to the on-site materials. BELOW -GRADE WALLS AND RETAINING STRUCTURES Below -grade walls and retaining structures should be designed for the lateral earth pressure generated by the backfill materials, which is a function of the degree of rigidity of the wall and the type of backfill material used. Below -grade walls and retaining structures that are laterally supported and can be expected to undergo only a moderate amount of deflection, such as basement walls, should be designed for a lateral earth pressure based on the following equivalent fluid pressures: CDOT Class 1 (<20% passing No. 200 Sieve).............................................50 pcf On-site or imported, non -expansive, silty or clayey sand .............................55 pcf On-site or imported, moisture -conditioned clay backfill*..............................65 pcf * Swell potential less than 2% Kumar & Associates, Inc. 12 Cantilevered retaining structures that can be expected to deflect sufficiently to mobilize the full active earth pressure condition should be designed for the following equivalent fluid pressures: CDOT Class 1 (<20% passing No. 200 Sieve).............................................40 pcf On-site or imported, non -expansive, silty or clayey sand .............................45 pcf On-site or imported, moisture -conditioned clay backfill*..............................55 pcf * Swell potential less than 2% The equivalent fluid densities recommended above assume drained conditions behind below - grade walls and a horizontal backfill surface. The buildup of water behind a wall or an upward sloping backfill surface will increase the lateral pressure imposed on the wall. All walls should also be designed for appropriate surcharge pressures such as traffic, construction materials and equipment. The zone of backfill placed behind below -grade walls to within 2 feet of the ground surface should be sloped upward from the base of the structure at an angle no steeper than 45 degrees measured from horizontal. To reduce surface water infiltration into the backfill, the upper 2 feet of the wall backfill should consist of a relatively impervious soil containing at least 30% passing the No. 200 sieve, or the backfill zone should be covered by a slab or pavement structure. Wall backfill should be placed according to the compaction criteria presented in the "Geotechnical Engineering and Grading Considerations" section of this report. Care should be taken not to over compact the backfill since this could cause excessive lateral pressure on the wall. Hand compaction procedures, if necessary, should be used to prevent lateral pressures from exceeding the design values. SURFACE DRAINAGE Proper surface drainage is very important for acceptable performance of the structure during construction and after the construction has been completed. Drainage recommendations provided by local, state and national entities should be followed based on the intended use of the structure. The following recommendations should be used as guidelines and changes should be made only after consultation with the geotechnical engineer. 1. Excessive wetting or drying of foundation and slab subgrades should be avoided during construction. Kumar & Associates, Inc. 13 2. Exterior backfill should meet the requirements of the "Geotechnical Engineering and Grading Considerations" section of this report. 3. Care should be taken when compacting around foundation walls to avoid damage to the structure. Hand compaction procedures, if necessary, should be used to prevent lateral pressures from exceeding the design values. 4. The ground surface surrounding the exterior of the building should be sloped to drain away from the foundation in all directions. We recommend a minimum slope of 12 inches in the first 10 feet in unpaved areas. Site drainage beyond the 10 -foot zone should be designed to promote runoff and reduce infiltration. A minimum slope of 6 inches in the first 10 feet is recommended in the paved areas. These slopes may be changed as required for handicap access points in accordance with the Americans with Disabilities Act. 5. The upper 1 to 2 feet of the backfill in areas not covered by pavement or flatwork should be a relatively impervious material compacted as recommended above to limit infiltration of surface runoff. 6. Ponding of water should not be allowed in foundation backfill material or in a zone within 10 feet of the buildings. 7. Roof downspouts and drains should discharge well beyond the limits of all backfill. 8. With the exception of the rain gardens constructed with an impermeable liner, excessive landscape irrigation should be avoided within 10 feet of the foundation walls. PAVEMENT DESIGN A pavement section is a layered system designed to distribute concentrated traffic loads to the subgrade. Performance of the pavement structure is directly related to the physical properties of the subgrade soils and traffic loadings. Soils are represented for pavement design purposes by means of a resilient modulus value (MR) for flexible pavements and a modulus of subgrade reaction (k) for rigid pavements. Both values are empirically related to strength. Subarade Materials: Based on the results of the field exploration and laboratory test data, the pavement subgrade materials at the site generally classify as A-2-4, A-2-6, A-4, and A-7-6 soils with group indices ranging from 0 to 16, in accordance with the American Association of State Highway and Transportation Officials (AASHTO) classification system. The proposed fill material which was tested in our borrow area study dated October 21, 2015, classified as A-4 Kumar & Associates, Inc. 14 soil with a group index of 2. We believe that processed on-site materials and the proposed borrow fill material will generally classify closer to A-4 soils. For design purposes, a resilient modulus value of 4,940 psi was selected for flexible pavements. Design Traffic: It appears that daily traffic at the site will be limited to automobiles, pickup trucks, delivery, moving and trash trucks on a routine basis, and fire trucks on an intermittent basis. At the time of report preparation, traffic data was not available. Therefore, we have assumed an 18 -kip equivalent single axle loading (ESAL) of 36,500 for areas restricted to automobile parking and an ESAL of 73,000 for the drive and access lanes. Pavement Sections: Flexible pavement sections were developed using the DARWinTM computer software that solves the AASHTO pavement design equations. Areas of pavement restricted to automobile parking should be paved with a minimum of 5.5 inches of full -depth asphalt, or a composite pavement section consisting of 4 inches of asphalt over 6 inches of compacted aggregate base course material. Driveways and fire lanes should be constructed with a minimum of 6 inches of full -depth asphalt or a composite pavement section consisting of 4 inches of asphalt over 7 inches of compacted aggregate base course material. In lieu of an asphalt pavement section, a 6 -inch Portland cement concrete pavement section may be used for truck loading areas, dumpster pads, and other areas where truck turning movements are concentrated. All concrete pavement areas on the site should contain sawed or formed to joints to 114 of the depth of the slab at a maximum distance of 12 to 14 feet on center. Pavement Material Recommendations: The asphalt mix should meet the latest requirements of the CDOT Standard Specifications for Road and Bridge Construction. The asphalt placed for the project should be designed in accordance with the SuperPave gyratory mix design method. The mix should meet Grading S or SX requirements. A SuperPave gyratory design revolution (NDEs) of 75 should be used in the design process. A PG 58-28 asphalt binder should be used for the asphalt mix. Concrete pavement should meet CDOT Class P specifications and requirements. Subgrade Preparation: Existing fills present a problem where present beneath pavements, particularly when the existing fill was not placed under controlled conditions. Fills of poor or unknown quality could result in potentially excessive short- and long-term settlements when subjected to traffic loads, or increases in moisture. Kumar & Associates, Inc. 15 The most positive method for limiting pavement movements caused by settlement of existing fill of unknown quality is to completely excavate and replace the existing fill with properly compacted fill. A cost-saving alternative is to remove a portion of the existing fill beneath pavements, provided the risk of movement in excess of normally accepted settlement tolerances is acceptable to the owner. Provided that this alternative is acceptable, we recommend that the upper 2 feet of existing fill underlying pavements be excavated and replaced with properly compacted fill. The owner should be aware that subexcavation and replacement will reduce but not eliminate potential movement of pavements should moisture levels increase within existing fills beneath the replacement fill and/or pavement. Prior to placing compacted fill, the exposed subgrade soils should be scarified to a depth of 12 inches, adjusted to a moisture content within 2 percentage points of the optimum moisture content and recompacted to at least 95% of the standard Proctor (ASTM D 698) maximum dry density. Fill placed beneath the pavement should meet the material and compaction requirements presented in the "Geotechnical Engineering and Grading Considerations" section of this report. The pavement subgrade should be proofrolled with a heavily -loaded pneumatic -tired vehicle or a heavy, smooth drum roller compactor. Pavement design procedures assume a stable subgrade. Areas that deform excessively under heavy wheel loads are not stable and should be removed and replaced to achieve a stable subgrade prior to paving. DESIGN AND CONSTRUCTION SUPPORT SERVICES Kumar & Associates, Inc. should be retained to review the project plans and specifications for conformance with the recommendations provided in our report. We are also available to assist the design team in preparing specifications for geotechnical aspects of the project, and performing additional studies if necessary to accommodate possible changes in the proposed construction. We recommend that Kumar & Associates, Inc. be retained to provide construction observation and testing services to document that the intent of this report and the requirements of the plans and specifications are being followed during construction. This will allow us to identify possible variations in subsurface conditions from those encountered during this study and to allow us to re-evaluate our recommendations, if needed. We will not be responsible for implementation of the recommendations presented in this report by others, if we are not retained to provide construction observation and testing services. Kumar & Associates, Inc. 16 LIMITATIONS This study has been conducted in accordance with generally accepted geotechnical engineering practices in this area for exclusive use by the client for design purposes. The conclusions and recommendations submitted in this report are based upon the data obtained from the exploratory borings at the locations indicated on Fig. 1, and the proposed type of construction. This report may not reflect subsurface variations that occur between the exploratory borings, and the nature and extent of variations across the site may not become evident until site grading and excavations are performed. If during construction, fill, soil, or groundwater conditions appear to be different from those described herein, Kumar & Associates, Inc. should be advised at once so that a re-evaluation of the recommendations presented in this report can be made. Kumar & Associates, Inc. is not responsible for liability associated with interpretation of subsurface data by others. LJW/jw cc: book, file Kumar & Associates, Inc. ' i BORING 6, K j f( _ i --'' BORING 5 BORING 2'�' %- f f UE ORING 16 B BORING P-1 BORING D-1 {Y vrr7"!tet dF ` BORING 1 i §' l;l,, BORING 13 ; ,/ 0 ,BORING 8 .R 7 � ¢ A ` %�/! y 6 t!° J !! ...t;.�.w` - ��/r/l� s 7r.s r r rlr / „ri1 f Yi -d T *i� •' ,K v,l "'Y'l ! 't S _. %iBORING 11 �di'ff ✓ l ✓�v �'! �> r Ylxs .: f. f f !j 5" '.4 BORING 9'�r` yt` rLfJ� AKis i {/ ORING 17 1' BORING D-2 z ;,Y 1/ J s a rrr {� ri -� fel,. � -/•'' - !'&r'. f / �,/% r / I�,y/`./.,f '#y,,, �. t /BORING 4Jf//r %-. ! tit r'r�! :� ✓ �'y� '{r"' ,�' 1 �� BORING 141�,',t%*",,.-"L r Y/r. Fi�%�/t f' Ii[. }xa' g.:•' Ilk T '.rl/!'' BORING 7/,*411.. ✓` BORING 10/' �,� ,. `',` ;.. {�r�%'/ilf. ,,,s � ,'•� '.�>�, Jr BORING P-2 BORING 18r/9 y BORING 7 �,ly/ t :�'!J /'Ai• % BORING BORING 12 yrs xx J r / •v BORING 15 a; LEGEND OBUILDING NUMBER 50 0 50 100 APPROXIMATE SCALE—FEET _ _ 15-1-511 Kumar & Associates 4901 MARSHALL STREET, WHEAT RIDGE, COLORADO LOCATION OF EXPLORATORY BORINGS Fig. 1 BORING 1 BORING 2 BORING 3 BORING 4 BORING 5 BORING 6 BORING 7 BORING 8 EL. 5291.5' EL. 5291' EL. 5291 ' EL. 5290.5' EL. 5292' EL. 5296.5' EL. 5290.5' EL. 5290.5' 5305 5305 OO PAVEMENT 5300 ------------------------ O 5300 O ---------------- _ -------------------------------------------- PAVEMENT 5295 36/12 5295 19/12 WC= 10.4 x 50/11 DD= 101 .7 WC=3.3 -200=68 41/12 DD= 109.7 LL=28 +4=15 5290 0 22/12 0 (4) (Z) NP WSS=0.10 -200=29 NV (1 5) 5290 19/12 14/12 A-4 (0) NP 0 o WC= 1.5 19/12 o WSS=0.09 12/12 o DD=111.1 0 o A-2-4 (0) a 0 50/11 38/12 0 0 0 40/12 0 0 BOUNCE 10/12 0 o WC=23.9 0 24/12 o :0 29/12 0 50/6 5285 0 +4=13 5285 Li 1Q_ o o -200=17 0 — o w - w 0 50/4 50/5 30/12 0.1 - Z > w WC= 1 4.9 50/5 50/4 50/7 50/3 WC= 14.4 4.4 DD=115.8 > w 5280 DD=1 14.3 2 WC= 15.6 +4=8 5280 J `'j LL= 34 34 DD= 112.4 -200=74 P1=1 0 -200=93 LL=38 LL=35 P1=11 P1=7 50/3 50/5 50/3 50/3 50/3 50/3 5275 5275 50/2 50/4 50/2 5270 5270 50/2 50/2 5265 LEGEND 5265 LEGEND: OPROPOSED FINISHED GRADE WITH BUILDING NUMBERS 5260 5260 15-1-511 Kumar & Associates 4901 MARSHALL STREET, WHEAT RIDGE, COLORADO LOGS OF EXPLORATORY BORINGS Fig. 2 BORING 9 BORING 10 BORING 11 BORING 12 BORING 13 BORING 14 BORING 15 BORING 16 EL. 5290' EL. 5289.5' EL. 5290' EL. 5302' EL. 5290' EL. 5292' EL. 5306.5' EL. 5294.5' 5310 5310 44/12 WC=7.2 DD=1 19.9 5305 29/12 +4=15 O -200=48 5305 5 WC=6.4 ----------- ---------- O ------------------------ DD=1 15.7 O4 -200=33 O 30/12 ------------------------ LL=34 5300 -------------------- O O P1=15 A-2-6 (1) O 5300 14/12 32/12 47/12 5295 WC=2.6 DD=125.8 5295 +4=29 -200=17 24/12 NV 50/6 NP 38/12 A-2-4 (0) WC= 13.2 23/12 5290 (3)DD=107.3 (2) 20/12 5290 F - w +4=17 w 8/12-200=62 7/12 50/10 23/12 o LL=50 38/12 WC=9.6 zo 0 P1=23 DD= 113.2 50/2 A-7-6 (13) 4/12 `:o +4=11 a w 22 12 / WC= 15.1 o 50/11 -200=46 J w 5285 WC=5.1 18/12 DD= 102.3 LL=4 LL=45 0 25/12 5285 w +4=52 +4=10 - o.o -200=4 -200=7 - 10 NV NP 21/12 _ `:0 25/12 50/5 50/9 50/3 x 5280 42/12 WC= 15.5 50/5 5280 DD=110.6 -200=61 10 _ :.. 28/12 LL=37 24/12 _ P1=10 50/4 50/11 5275 50/4 5275 42/12 50/4 50/4 50/3 5270 50/5 5270 LEGEND: OPROPOSED FINISHED GRADE WITH BUILDING NUMBERS 5265 5265- 26515-1-511 15-1-511 Kumar & Associates 4901 MARSHALL STREET, WHEAT RIDGE, COLORADO LOGS OF EXPLORATORY BORINGS Fig. 3 r z 0 a Li J `'j F 5290 5285 5280 5275 BORING D-2 BORING P-1 BORING P-2 EL. 5291.5' EL. 5295.5' EL. 5307.5' 22/12 WC=8.0 5310 DD= 106.6 +4=19 -200=31 LL=32 P1=10 A-2-4 (0) 5305 PAVEMENT 18/12 O PAVEMENT (3) w 23/12 I'1 1 50/11 0 18/12 50/10 50/11 50/5 13/12 WC -2.6 DD=87.8 POND -200=28 (2) FINISHED 7 NV 7 635/12 GRADE NP 50/10 ---------- --------- 28/12 39/12 0 50/11 WC=1 .2 +4=54 50/4 0 -200=3 50/11 50/2 35/12 10/12 5300 52951, - LU Li z 0 a Li J 5290 — ``' 5285 5280 LEGEND: 50/3 O PROPOSED FINISHED GRADE WITH BUILDING NUMBERS 5275 15-1-511 1 Kumar & Associates 4901 MARSHALL STREET, WHEAT RIDGE, COLORADO LOGS OF EXPLORATORY BORINGS Fig. 4 BORING 17 BORING 18 BORING 19 BORING D-1 EL. 5303' EL. 5308' EL. 5309.5' EL. 5292' 23/12 5310 30/12 WC=8.2 WC= 15.8 +4=6 DD= 109.3 -200=61 +4=4 LL=44 -200=79 P1=27 LL=42 A-7-6 (14) P1=20 A-7-6 (16) x 5305 22/12 O36/12 O ---------- ------------------- ---------- WC=3. 7 WC3.2 O DD= 126.0 5300 x 14/12 28/12 WC=9.2 50/11 DD 15.3 +4=10 -200=44 LL=32 P1=16 5295 WSS=0.00 50/6 r z 0 a Li J `'j F 5290 5285 5280 5275 BORING D-2 BORING P-1 BORING P-2 EL. 5291.5' EL. 5295.5' EL. 5307.5' 22/12 WC=8.0 5310 DD= 106.6 +4=19 -200=31 LL=32 P1=10 A-2-4 (0) 5305 PAVEMENT 18/12 O PAVEMENT (3) w 23/12 I'1 1 50/11 0 18/12 50/10 50/11 50/5 13/12 WC -2.6 DD=87.8 POND -200=28 (2) FINISHED 7 NV 7 635/12 GRADE NP 50/10 ---------- --------- 28/12 39/12 0 50/11 WC=1 .2 +4=54 50/4 0 -200=3 50/11 50/2 35/12 10/12 5300 52951, - LU Li z 0 a Li J 5290 — ``' 5285 5280 LEGEND: 50/3 O PROPOSED FINISHED GRADE WITH BUILDING NUMBERS 5275 15-1-511 1 Kumar & Associates 4901 MARSHALL STREET, WHEAT RIDGE, COLORADO LOGS OF EXPLORATORY BORINGS Fig. 4 LEGEND TOPSOIL. (4) ASPHALT, THICKNESS IN INCHES SHOWN IN PARENTHESES TO LEFT OF THE LOG. FILL: SANDY LEAN CLAY (CL), SANDY FAT CLAY (CH), SANDY SILT (ML), CLAYEY TO SILTY SAND (SP -SC), FINE TO COARSE GRAINED WITH VARIABLE GRAVEL, SLIGHTLY MOIST TO MOIST, TAN TO GRAY TO BROWN TO BLACK TO BROWN -RED. SILTY SAND (SM) TO CLAYEY SAND (SC) TO POORLY -GRADED GRAVEL WITH SAND (GP), o MEDIUM DENSE TO VERY DENSE, SLIGHTLY MOIST TO MOIST, TAN TO BROWN. SILTY SAND (SM) TO POORLY -GRADED SAND WITH SILT AND GRAVEL (SP -SM), LOOSE TO DENSE, SLIGHTLY MOIST TO MOIST, BROWN TO GRAY TO TAN. SANDY LEAN CLAY (CL) TO CLAYEY SAND (SC) WITH VARIABLE GRAVEL, MEDIUM DENSE TO VERY DENSE, SLIGHTLY MOIST TO MOIST, BROWN TO TAN. SANDY LEAN CLAY (CL), FINE TO COARSE GRAINED SAND, STIFF TO HARD, SLIGHTLY MOIST TO MOIST, BROWN. 'CLAYSTONE BEDROCK, FINE TO COARSE GRAINED SAND, HARD TO VERY HARD, SLIGHTLY MOIST TO MOIST, BLUE TO GRAY. DRIVE SAMPLE, 2 -INCH I.D. CALIFORNIA LINER SAMPLE. 22/12 DRIVE SAMPLE BLOW COUNT. INDICATES THAT 22 BLOWS OF A 140 -POUND HAMMER FALLING 30 INCHES WERE REQUIRED TO DRIVE THE SAMPLER 12 INCHES. 10 DEPTH TO WATER LEVEL AND NUMBER OF DAYS AFTER DRILLING MEASUREMENT WAS MADE. —► DEPTH AT WHICH BORING CAVED. NOTES 1. THE EXPLORATORY BORINGS WERE DRILLED ON SEPTEMBER 11, 14, AND 15, 2015 WITH A 4 -INCH DIAMETER CONTINUOUS FLIGHT POWER AUGER. 2. THE LOCATIONS OF THE EXPLORATORY BORINGS WERE MEASURED APPROXIMATELY BY PACING FROM FEATURES SHOWN ON THE SITE PLAN PROVIDED. 3. THE ELEVATIONS OF THE EXPLORATORY BORINGS WERE OBTAINED BY INTERPOLATION BETWEEN CONTOURS ON THE SITE PLAN PROVIDED. 4. THE EXPLORATORY BORING LOCATIONS AND ELEVATIONS SHOULD BE CONSIDERED ACCURATE ONLY TO THE DEGREE IMPLIED BY THE METHOD USED. 5. THE LINES BETWEEN MATERIALS SHOWN ON THE EXPLORATORY BORING LOGS REPRESENT THE APPROXIMATE BOUNDARIES BETWEEN MATERIAL TYPES AND THE TRANSITIONS MAY BE GRADUAL. 6. GROUND WATER LEVELS SHOWN ON THE LOGS WERE MEASURED AT THE TIME AND UNDER CONDITIONS INDICATED. FLUCTUATIONS IN THE WATER LEVEL MAY OCCUR WITH TIME. 7. LABORATORY TEST RESULTS: WC = WATER CONTENT (%) (ASTM D 2216); DD = DRY DENSITY (pcf) (ASTM D 2216); +4 = PERCENTAGE RETAINED ON NO. 4 SIEVE (ASTM D 422); -200= PERCENTAGE PASSING NO. 200 SIEVE (ASTM D 1140); LL = LIQUID LIMIT (ASTM D 4318); PI = PLASTICITY INDEX (ASTM D 4318); NP = NON -PLASTIC (ASTM D 4318); NV = NO LIQUID LIMIT VALUE (ASTM D 4318); WSS = WATER SOLUBLE SULFATES (%) (CP -L 2103); A-2-6 (0) = AASHTO CLASSIFICATION (GROUP INDEX) (AASHTO M 145). 15-1-511 Kumar & Associates 4901 MARSHALL STREET, WHEAT RIDGE, COLORADO LEGEND AND NOTES Fig. 5 —3 I J J W cn 0 I z O —1 a 0 J O N Z —2 O U —3 1 1.0 APPLIED PRESSURE — KSF 10 100 SAMPLE OF: Claystone Bedrock FROM: Boring 4 @ 9' WC = 15.6%, DD = 112.4 pcf —200 = 93%, LL = 35, PI = 7 EXPANSION UNDER CONSTANT PRESSURE UPON WETTING These test results apply only to the n,"_ tested. The testing report shall not be reproduced, -.pt in full, without the written approval of Kumar and Associates, Inc. Swell Consolidation testing performed in co ,d.—with ASTM D-4546. - 1 1.0 APPLIED PRESSURE — KSF 10 100 15-1-51 1 Kumar & Associates SWELL—CONSOLIDATION TEST RESULTS TFig. 6 X —3 2 1 1.0 APPLIED PRESSURE — KSF 10 100 .1 1.0 APPLIED PRESSURE — KSF 10 100 15-1-511 Kumar & Associates SWELL—CONSOLIDATION TEST RESULTSFig. 7 3 2 J J W V, 0 Z o —1 H Q J O U' Z —2 O U —3 —4 1 1.0 APPLIED PRESSURE — KSF 10 100 SAMPLE OF: Claysfone Bedrock FROM: Boring 13 ® 9' WC = 15.5%, DD = 110.6 pcf —200 = 61%, LL = 37, PI = 10 3 2 EXPANSION UNDER CONSTANT J PRESSURE UPON WETTING 3 cn 1 0 0 a o J O N 1 J Z — .. :.. .. .. O —Z These test results apply only to the ample, tested. The testing report - shall at be reproduced, a ,,pt in full, without the written approval of Kamor Associates, Inc. '.. '.. and Swell Consolidation tesiing performed in cordance with ASTM D-4546. '. - 1 1.0 APPLIED PRESSURE — KSF 10 100 15-1-511 Kumar & AssociatesSWELL—CONSOLIDATION TEST RESULTS Fig. 8 4 3 2 2 3 J J W (En 0 Z 0 —1 H Q _ J O —2 O _ U r+ 1.0 APPLIED PRESSURE — KSF 10 These test r sults apply on o ly to the om pletested. The testing report - shall not reproduced, except i tull, without't the written approval o of Kumar and Associates, Inc. Swell Consolidation testing perform in cordo nce with ASTM D-45466 . SAMPLE OF: Clayey Sand (SC) FROM: Boring 18 ® 9' WC = 9.2%, DD = 115.3 pcf —200 = 44%, LL = 32, PI = 16 EXPANSION UNDER CONSTANT PRESSURE UPON WETTING J 1.0 APPLIED PRESSURE — KSF 10 100 15-1-511 Kumar & Associates SWELL—CONSOLIDATION TEST RESULTS Fig. 9 0 U -4 These test results apply only to the _p;_tested. The testing report shall not be reproduced, a ce pt in full, without the written approval o/ Nu mar and Assoc'atea, Inc. Swell Consolidation testing performed in cordance with ASTM D-4546. 15-1-511 1.0 APPLIED PRESSURE - KSF 10 Kumar & Associates I SWELL—CONSOLIDATION TEST RESULTS I Fig. 10 HYDF`_LMETER ANALYSIS SIEVE ANALYSIS 7!ME READINGS U.S. S'ANDA SER! -_5 CLEAR SOUARE 24 Hn, - 1 M:,J 7 - F,,+.'i.: 19M!N 4MIN IM ^1 #210 #1 pn 5p '4p 30 #16 410 s.? #.t 3/?." 3/4' F, - _ 00i C. 01 2 J5 .005C .0..7 ._7_ .�_ .,..Ci .63D 1.18 2.36 4.75 9.5 _ 391 .425 2.G UiAML I EK UI- FAR I ICLES IN MILLIMETERS SAND GRAVEL.. CLAY TO �iLT a FINE YEDIU�-: M COARSE FINE COARSE GRAVEL 13 SAND 70 % SILT AND CLAY 7 i LIQUID LIMIT PLASTICITY INDEX SAMPLE OF: Clayey Sand (SC) FROM: Borina 3 @ 4' L%IAML I LN U` F'AN.I IULLS IN MILLIMLI ERS CLAY TO SIL? I SAND GRAVEL CO66LES FINE IMEDiU^.^: CGARSE FINE COARSE GRAVE'_ 52 % SAND 44 % SILT AND CLAY 4 LIQUID Llb!IT PLASTICITY INDEk These test res 1� s rply cr.:', !- A� �. �_ r \ ��les F e c A.6 SLE OF. Poorly—Graded Gravel w Sand (GP FROM: Boring ? @ 4' .es re;). -I s: u:!ever be 'e, r.. j.,...-, except in. fi.a , wlfh,u': the v ri+t=n opr Kumo & ssc es. S;eve^ iesi'r':a i; per: c'rrn s?~. c.dcr:-:�esw —. C 2, :AS, C13 ,..576: 15-1-51 1 Kumar & Associates GRADATION TEST RESULTS Fig. 11 9: BC 7C 6C N 4 s 5C Z V 4C 3C 2C 10 n t �, _O--177TER ANALYSIS SIEVE ANALYSIS E PEACINGS U.S. STANDARD SERIES CLEAR SQUARE OPENiN(i n •, .: 19N 41AIN 1M':N 62O0 uIIC bpi 4A^ 30 h. dt' i 001 .CG. .009 .037 .GIS .150 .300 .425 600. . t 8 %.3^ 4. i'S 7.5 i9 35.1 72 Zur �.0 UTAMLILR OF NAHIJULES IN MILLIMETERS CLAY TO SILT SAND GRAVEL COBBLES FINE MEDIUM COARSE FINE COARSE GRAVEL 54 % SAND 43 % SILT AND CLAY 3 LIQUID LIMIT PLASTICITY INDEX SAMPLE OF: Poorly—Graded Gravel with Sand (GP) FROM: Boring D-2 @ 4' CLAY TO SILT UTAMLILtt OF F'AKIIi_LLJ IN MILLIMLILHS SAND GRAVEL FINE I MEDIUM lCOARSEr_o;,P.S.-- -UUL"� GRAVEL 15 % SAND 37 / SILT AND CLAY 5 - LIQUID LIMIT PLASTICITY INDEk -hes. fest r—lis ap, - I. In. so mples yr hick test. c. T= SAMPLE OF: C'iayey. Sond with Gravel (SC) FROM: Bering 15 @ 1' .sting re7o 1 erfl be reprod..ced. except fol: sw'thc t the •.r ritfen __ �!as. Inc S'even`c noJ/si; fes na I- _ r i 'n. acc crdn nce w-�. ASTM C -. ASTIl C13'c 15-1-511 Kumar & Associates GRADATION TEST RESULTS Fig. 12 20 30 4 c >D V JD W C 70 :G 30 00 U) J D U) W U) LU t- w0 M F— O m Q J H O cQ G D U) T LLj p OQW �> zzaw ww�0� )www OOF--H crCYQQ CLLLW0 LlJ (tea ca U U U U a C? cn J J (n U Y J y m N U U y > Y o o 0 3 O o cu cu O c -o cu a) U) a) > 3 cn o d U) � -o 0 70 (7 C7 CD m M a U a> a) of ED m o m C7 m 3 m (n 3 y 3 3 .3 cn DED - C� (D ui m O O N U Cm7 v c� O > >, - 70 -0 CO T >' v -0 fn C>n co@ >, >, a) OR U6 LL iD U (n in U) J U U =_ U W LL U (7 C T U = .7' 2 U (n LL U)`p 0 o to m U m U _ _ J i_ `o U _ d iL LL ao — UL LL z 0— F X OUB o o v o cfl o NLL. Q ,� v co v ¢�13N o Q Q ¢ Q NC/) Q Q Q g's? Q U wU) Cr w J F Lu M ^ f-Z)Qo W O O Q J 3:0 O O O Cn � f- r ~ UX LU O D- it Cl) it Ln O V O U) Z Z N Z N Z N N Z g w m LU F o V m m> m O > v' U-- M > N N V > N Q U M M N Z M LO Z M M V Z V' M Z Cl) J C) LLJ Z O W U U Nr- (fl M O 00 Cil m N ti' r (D Cl) (fl V CO V r O r V M m N (,.) M W Q U _W ZU) as 0 Z Z o O M m V .- r N co r --V r (D co Cl) O O Q .... U` Lf) N LC) Cl) Cl) Lt) M to F Q C) J W' 0co > aM u7 N M t` (D M (D M O N O m ri Cr J } F- L }—C;--� M V U� L- m M M M N CA m (D M M m m U) U F O Z Q V N O m O ((') h O N117 O O M m L7 N (fl N O O QCO Z p O Q W v Z � F qJ LL D W Cl) d7 m V M V r N .- V M m N (fl N W N N (D N O �L Z o V N O CO V (t7 M (D O U- N M O m N m O Z � W 0 Lo M U') M to «) t0 m to t0 (fl «7 t17 to In t0 to t0 (1') M t0 Q (n m m m m m m m m m m N m m m m m m m m m m m L11 F 6 6 6 m m m 6 6 6 6 6) 6 O 6 6 O 6 6 6 m m 6 Z LU J O v U Q C7 Un O N M V (n f� M O O N M q (D M L- m m O N N O ! — — — o a a m L TRANSPORTATION CONSULTANTS, INC. December 8, 2015 Mr. Ryan Rogers DCB Construction Company, Inc. 909 E. 62nd Avenue Denver, CO 80216 Dear Mr. Rogers: LSC TRANSPORTATION CONSULTANTS, INC. 1889 York Street Denver, CO 80206 (303)333-1105 FAX (303) 333-1107 E-mail: Ise@Iscdenver.com Re: 4901 Marshall Street Traffic Impact Analysis Wheat Ridge, CO (LSC # 150490) In response to your request, LSC Transportation Consultants, Inc. has prepared this traffic impact analysis for the proposed 4901 Marshall Street development. As shown on Figure 1, the site is located at 4901 Marshall Street in Wheat Ridge, Colorado. REPORT CONTENTS The report contains the following: the existing roadway and traffic conditions in the vicinity of the site including the lane geometries, traffic controls, posted speed limits, etc.; the existing weekday peak -hour traffic volumes; the existing daily traffic volumes in the area; the typical weekday site -generated traffic volume projections for the site; the assignment of the projected traffic volumes to the area roadways; the projected short-term and long-term background and resulting total traffic volumes on the area roadways; the site's projected traffic impacts; and any recommended roadway improvements to mitigate the site's traffic impacts. LAND USE AND ACCESS The proposed land use is private - a start-up office /warehouse product in combination with individually rented self -storage units. For the purpose of this study, the site was assumed to include 501 storage units and 3,600 square feet of flex space. The storage unit offices and caretaker living space is included in the storage unit rates. Access is proposed from two full movement access locations to Marshall Street on either side of W. 49"' Avenue as shown in the conceptual site plan in Figure 2. ROADWAY AND TRAFFIC CONDITIONS Area Roadways The major roadways in the site's vicinity are shown on Figure 1 and are described below. Mr. Ryan Rogers Page 2 December 8, 2015 4901 Marshall Street Marshall Street is a north -south, two-lane roadway east of the site. The posted speed limit in the vicinity of the site is 35 mph. The City's Bicycle and Pedestrian Master Plan shows a future improvement of Marshall Street to a 68 -foot wide right-of-way. The typical cross-section consists of a six-foot wide detached sidewalk, a six-foot wide amenity zone, 2.5 feet vertical curb and gutter, a four -foot bike lane, two ten -foot wide through lanes, and an eleven -foot wide center turn lane. W. 491h Avenue is an east -west, two-lane roadway east of the site. The intersection with Marshall Street is stop -sign controlled. No speed limit is posted. Existing Traffic Conditions Figure 3 shows the existing lane geometries, traffic controls, posted speed limits, and traffic volumes in the site's vicinity on a typical weekday. The weekday peak -hour traffic volumes and daily traffic counts are from the attached traffic counts conducted by Counter Measures in June, 2015. 2016 and 2035 Background Traffic Figure 4 shows the estimated 2016 background traffic and Figure 5 shows the estimated 2035 background traffic. The projected 2016 and 2035 background traffic volumes are based on an annual growth rate of about one percent on Marshall Street. Existing, 2016, and 2035 Background Levels of Service Level of service (LOS) is a quantitative measure of the level of congestion or delay at an inter- section. Level of service is indicated on a scale from "A" to "F." LOS A is indicative of little congestion or delay and LOS F is indicative of a high level of congestion or delay. Attached are specific level of service definitions for unsignalized intersections. The intersection of Marshall Street/W. 49th Avenue was analyzed to determine the existing, 2016, and 2035 background levels of service using Synchro Version 8. Table 1 shows the level of service analysis results. The level of service reports are attached. • Marshall Street/W. 49th Avenue: All movements at this stop -sign controlled intersection currently operate at LOS "B" or better and are expected to operate at LOS "C" or better through 2035. TRIP GENERATION Table 2 shows the estimated average weekday, morning peak -hour, and afternoon peak -hour trip generation for the proposed site based on the rates from Trip Generation, 9, Edition, 2012 by the Institute of Transportation Engineers (ITE). Table 2 shows trip generation estimates based on both the average rates and the formula rates. To be conservative, the overall higher formula rates were used in the analysis. The proposed land use is projected to generate about 178 vehicle -trips on the average week- day, with about half entering and half exiting during a 24-hour period. During the morning peak -hour, which generally occurs for one hour between 6:30 and 8:30 a.m., about 14 vehicles Mr. Ryan Rogers Page 3 December 8, 2015 4901 Marshall Street would enter and about seven vehicles would exit the site. During the afternoon peak -hour, which generally occurs for one hour between 4:00 and 6:00 p.m., about seven vehicles would enter and about 14 vehicles would exit. TRIP DISTRIBUTION Figure 6 shows the estimated directional distribution of the site -generated traffic volumes on the area roadways. The estimates were based on the location of the site with respect to the regional population, employment, and activity centers; and the site's proposed land use. TRIP ASSIGNMENT Figure 7 shows the estimated site -generated traffic volumes based on the directional distribu- tion percentages (from Figure 6) and the trip generation estimate (from Table 2). 2016 and 2035 TOTAL TRAFFIC Figure 8 shows the 2016 total traffic which is the sum of the 2016 background traffic volumes (from Figure 4) and the site -generated traffic volumes (from Figure 7). Figure 8 also shows the recommended lane geometry and traffic control. Figure 9 shows the 2035 total traffic which is the sum of 2035 background traffic volumes (from Figure 5) and the site -generated traffic volumes (from Figure 7). Figure 9 also shows the recommended lane geometry and traffic control. PROJECTED LEVELS OF SERVICE The intersections in Figures 8 and 9 were analyzed to determine the 2016 and 2035 total levels of service. Table 1 shows the level of service analysis results. The level of service reports are attached. Marshall Street/W. 49`b Avenue: All movements at this intersection are expected to operate at LOS "B" or better through 2016 and LOS "C" or better through 2035. Marshall Street/North Site Access: All movements at this intersection are expected to operate at LOS "B" or better during the morning peak -hour and LOS "C" or better during the afternoon peak -hour through 2035. Marshall Street/South Site Access: All movements at this intersection are expected to operate at LOS "B" or better during the morning peak -hour and LOS "C" or better during the afternoon peak -hour through 2035. CONCLUSIONS AND RECOMMENDATIONS Trip Generation 1. The proposed land use is projected to generate about 178 vehicle -trips on the average weekday, with about half entering and half exiting during a 24-hour period. During the morning peak -hour, about 14 vehicles would enter and about seven vehicles would exit Mr. Ryan Rogers Page 4 December 8, 2015 4901 Marshall Street the site. During the afternoon peak -hour, about seven vehicles would enter and about 14 vehicles would exit. Projected Levels of Service 2. All movements at the analyzed intersections are expected to operate at LOS "B" or better during the morning peak -hour and LOS "C" or better during the afternoon peak -hours through 2035. Conclusions 3. The impact of the 4901 Marshall development site can be accommodated by the existing roadway network. Recommended Improvements 4. The City's Bicycle and Pedestrian Master Plan shows a future improvement of Marshall Street to a 68 -foot wide right-of-way. The typical cross-section consists of a six-foot wide detached sidewalk, a six-foot wide amenity zone, 2.5 feet vertical curb and gutter, a four - foot bike lane, two ten -foot wide through lanes, and an eleven -foot wide center turn lane. This future cross-section will provide a left -turn lane for traffic entering the site. The expected turning movement is expected to be relatively low and not require a dedicated left -turn lane, but site traffic should benefit from this lane once the cross-section is improved. We trust our findings will assist you in gaining approval of the proposed 4901 Marshall Street development. Please contact me if you have any questions or need further assistance. Sincerely, LSC TRANSPORTATION CONSULTANTS in S. MEG-ranahan, PE, PTO CSM/wc Enclosures: Tables 1 and 2 Figures 1 - 9 Traffic Count Reports Level of Service Definitions Level of Service Reports V P l�F, 1,-, S. cc �7O I �o 1 38018; /Z - 8'- /S Z:\LSC\Projects\2015\ 150490-4901 MarshallStreet\December-2015\4901 Marshall-120815.wpd C O U J h (D O UQ(D L) 06 L) 06 O Cl) 't co 6 dmC dm f U d ui I I I I I I I cn m Q O i t t i 1 i co Co m0u Q0u m Q 0 Q m Q m N m Q t I t t t an m co m Q 6 1 1 1 1 1 1 U U U N O U U FE > d J (n 7 > m Lf) m U Q Cl) O _ N (C O O a) .Z > y J (n N E L O N E L OE U O U Z U U O N U U O LO 'o y o o� Cl) C O 7 o 22 �Q CLI N 2 O U) a a_ aac� U (0y m J U± m m N U) ZWU NZWU O U m U j N J Cl) CO f`0 O ~ (y �0 O O U h U) N N J CO , �.. 19 Ln Q CU N p N N U V y L H > Z N O COJCr+ L U .0Q u) E — C N GI O 0 •� N y mJ(n F- O d J r i O O U a 12 > � v � CYo CY W > N J fn _U E (`0 C O U J h (D O UQ(D L) 06 L) 06 O Cl) 't co 6 dmC dm f U d ui I I I I I I I cn m Q O i t t i 1 i co Co m0u Q0u m Q 0 Q m Q m N m Q t I t t t an m co m Q 6 1 1 1 1 1 1 U U U N N y � y N 7 > m d m U Q m N E L O N E L OE N U U U Z U U O U) U U O - o o� o 22 �Q CLI (75 _QQ._� 0. ac a U) a a_ aac� w mw m m c m m m N U) ZWU NZWU m m m Ln CO Cl) et LO r r ti o O `- Y Co .O N — (ll 4. is g N Il. C fll j (7 00 Lf) r r h LO O O LC') (n (1) N C = C Y V) d C Lf) LO It le Lf) N r 00 U L Q N 'O > LO O Oo LON 0 U CUN LA a M r r N r r et r C co Y > 0) Ln N Q C6 C? 0 0 11 O O 11 C) C O O O'IT LO _ N jp Ot`0 _ N N t9 > Q O� O O O o �^ O LO r F O r o _ LO co Y m Q T- Od OM N Z, 2 C O (D LO 000 O O 0LO00 W _ a 0 a% L CD 0 0 O O O m C7�U E _ Cp o 0 0 O o 0 0 o Or Cl)0 r a) ON N U— _ d V 'a O 7 -= O _ LO O LO rY 0000 O r 0 �F C O G? LL d t cu Y 0 0 0 O O O O LL c m " 0 .Q MC) ai IL 0 coo LOO o CV) O^ L11 N :E C r t,- N r t- Cl) w Q LL O V r O r o O w CD T- Q U 0 Ln O r o r) o m rL YN O co N �_ f� 0 J > Q) co, O N O r W Q > O w- e- •(0 w+ .O w O a N C � C @ LL LL LL LL — 0 C 0 r- m =3 0 YY d (n (nYY c`o0 o r N rY r N d' >>> L 0 r N 0 r N N LO C C m (U O O CD � Lc') O O N = O O j O Z Z z7 Z ioM cn EnO (� U O - L N L 0) Q of cn O o) i Z) 0 7 N = ~ -0 -070 r > O O C C C N M M II (D co C ca 2O'S N C co Lo:�O'S o W w� LU vi 05ttSL- CL i O p r N CO V LO F- LLI <1 z •� •� •� -Iwop �" Ow — N W Z p Ln Ln Ln Q — u C U v O > V OO m > (n < N CL Q LA t�a`5 c .F� a p � vvv TGtNSlYJItTATI()N ('(Jh'SUITANiS, IN(: ro v Harlan St. ff In 114 ti -�r4 Ln t I CIO _ - CIO CIO CIO ar �' i - • _ at Ln --'.? . •-� r ♦ 0) w Marshall C' v w LU re rr `n 3U U w w U E o o w T O O _ _ O C Q- V) Y Y a s o a o a� a° p II II II II Z �DILn O W N M In J N 1 EPgGio o a�a Q C o i rO 1 1�J, Sam .. r Cp �r. !Qt a _� �•� TT .� ♦ g low. h1arsh all 5\t =�• M • F iy _ o N i � � r 1 U .e'}'�' _ ►_� d. H r St. Harlan l m NIS 1 i rO 1 1�J, Sam .. r Cp �r. !Qt a _� �•� TT .� ♦ g low. h1arsh all 5\t =�• M • F iy LP 4W 'Marshal "ROW(n 7n cz Harlan Std., U (a.) "ROW(n 4- cz Harlan Std., U (a.) 7A —r— in �S NQ E o a� vy r' iti TO Vit a C) � LL. � o W O y Y Y s �• _ * a O O w 0 0 Harlan St. ._I Marshall St. e. GiI H J O 7 O O y Y Y s �• _ * a O O w 0 0 i Y ._I Marshall St. LLJ go W 4t ,_ r. "5 r �. •r li 0 N M H J O 7 O O y Y Y s �• _ * a O O w 0 0 Marshall St. LLJ go W 4t ,_ r. "5 r �. •r li 0 N M Ln � W N lA M I19 H J O 7 O O y Y Y s �• _ * a O O w 0 0 H J O 7 O O y Y Y s d a- O mm� � I LLJ C) 4t ,_ r. "5 r �. •r li 0 N M Ln .y W N co cu _ o o, L ~ Harlan St. , 5_t; a a Q4 NN.", - C)In Lnl(y I` Q � 1 c C RA/ON fDN5UL7AN75, /NC_ ter; &Harl'a, W-:1 ] � o N i H Ct cz � v 0 s f r jf mr4 z c a) Y N h • ��. NIr- as aol`D � C Vis. r• -Ir- \ r -IN At ` SIN rn i� mai _• ' • ..� � � �ILnIN. O R St. M N i4Marshall r �`�a _ �. �. � e > F- v o 0 ,i • C'41 _� SIM �IN r• 7 , jR IN lo MIS - Q � 1 c C RA/ON fDN5UL7AN75, /NC_ ter; &Harl'a, W-:1 ] � o N i H Ct cz � v 0 s f r 2 0 m a p p w H H L F- 0 0 f r 2 Z c a) Y N h • ��. NIr- as aol`D � C Vis. r• -Ir- \ r -IN !L SIN rn i� p p w H H L F- 0 0 2 Z c a) Y Y • ��. as Vis. a o •on 1M' D II II II �. LLJ �ILnIN. O r �`�a _ �. N/S STREET: MARSHALL ST EM/ STREET: 49TH AVE CITY: WHEAT RIDGE COUNTY: JEFFERSON COUNTER MEASURES INC. 1889 YORK STREET DENVER.COLORADO 303-333-7409 File Name ___ MAHALL ST j RS Southbound Groups Printed- Un_s_hifted 49TH AVE MARSHALL ST' - Westbound Northbound Start Time _ Left Thru Right Peds 1 _ Left Thru Right I Peds i -Left Thru Right Peds -- -i Factor -- --�- -t ---#---- , 1.0 1.0 1.0 1 1.0 I-} �- 1.0 1.0 1.0 1.0 1.0 1.0 1.0 I 1.0 06:30 AM 5 60 0 0 �� 0 0 1 1 1 0 47 0 0 06:45 AM_ 9 65 0_ 01 0 0_ 3 1 0 53 0 0 Total 14 125 0 0 i 0 0 4 2 0 100 0 0 File Name : MARS49TH Site Code : 00000005 Start Date : 6/2/2015 Page No 1 49TH AVE 39 Left j Thru j Right i Peds 0 0 0 3 0 0 0 0 07:00 AM 14 57 0 0 0 0 2 1 0 39 2 01 0 0 0 2 117 07:15 AM 3 81 0 0 1 0 4 1 0 38 2 0 0 0 0 3 133 07:30 AM 4 79 0 0 3 0 7 0 0 54 0 0, 0 0 0 1 j 148 07_45 AM 1_ 80_ 0 0 0 0 3 0 0 65 0 0. 0 0 0 2 151 Total 22 297 0 0 4 -0- 16 2 - U --196 4 - �- 0 - - 0 - 8�- 549 08:00 AM 2 66 0 0 1 0 5 01 0 63 1 01 0 0 0 1 139 08:15 AM 1 60 0 01 0 0 3 0, 0 52 0 01 0 0 0 01 116 Total 0 1 255 3 126 0 0 r 1 0 8 0 0 115 1 U 0 - 0 04:00 PM 4 85 0 0 2 0 4 0 0 120 2 01 0 0 0 31 220 04:15 PM 3 75 0 0 1 0 2 2 0 102 2 0 0 0 0 01 187 04:30 PM 2 79 0 0 1 0 3 0 0 118 3 0 1 0 0 0 I 207 04:45 PM 7 97 1 0 1 0_ 1 1 0 139 1 0 0 0 0 1 , 249 Total 16 336 1 0 5 0 10 3 0 479 8 01 1 0 0 41_ 863 05:00 PM 1 109 0 0 1 0 3 1 0 144 3 0 0 0 0 11 263 05:15 PM 5 77 0 0, 0 0 1 3 0 152 2 1 0 0 0 3 244 05:30 PM 2 90 0 0 i 0 0 2 1 0 131 1 0 0 0 0 0 227 05:45 PM 4 95 _ 0_ 01 0 0 2 1 0 128 4 0 1 0 001 235 Total 12 371 0 01 1 0 8 6 0 555 10 1 1 0 0 969 Grand Total 67 1255 1 0 11 0 46 131 0 1445 23 1 2 0 D 20 2884 Apprch % 5.1 94.9 0.1 0.0 15.7 0.0 65.7 18.6 0.0 98.4 1.6 0.1 9.1 0.0 0.0 90.9 Total % 2.3 43.5 0.0 0.01 0.4 0.0 1.6 0.5 1 0.0 50.1 0.8 0.0 0.1 0.0 0.0 0.7 COUNTER MEASURES INC. 1889 YORK STREET N/S STREET: MARSHALL ST MARSHALL UT Out In Total DENVER.COLORADO 239 316. 555' File Name : MARS49TH ENV STREET: 49TH AVE Rig Thru Left Peds 303-333-7409 4 Site Code : 00000005 CITY: WHEAT RIDGE �a 0 2 North m 4--. Lw al +---► j c 6/2/2015 7:15:00 AM 2 L Start Date :6/212015 COUNTY: JEFFERSON r rn i F; 0 J a� Unshifled - - a i I 0 jm,tt I i Page No :2 MARSHALL ST 49TH AVE Leff Thru MARSHALL ST 49TH AVE Southbound Westbound NorthboundEastbound Out In Total Start Left Thr Rig Ped App Left Thr Rig ' Ped App Left Thr Rig Ped App. Thr Rig Ped App. Int. Time u ht s -Hour -From Total u -1 ht s Total u ht s Total Left u ht s Total ! Total Peak 06:30 AM to 08:30 AM - Peak 1 of Intersecti 07:15 AM on Volume 10 306 0 0 316 5 0 19 1 25 0 220 3 0 223 0 0 0 7 7' 571 96. Percent 3.2 8 0.0 0.0 . 0 20 0.0 76 . 4.0 0.0 98 . 1.3 0.0 0.0 0.0 100 0.0 0 7 0 07-45 Volume 1 80 0 0 81 0 0 3 0 3 0 65 0 0 65 ! 0 0 0 2 i 2 151 Peak 0.945 Factor High Int. 07:15 AM 07:30 AM 07:45 AM 07:15 AM Volume 3 81 0 0 84: 3 0 7 0 10 0 65 0 0 65 0 0 0 3 3 Peak 0.94 ! 0.62 0.85 0.58 Factor 05 8; 3 MARSHALL UT Out In Total 239 316. 555' 0 306 10 '01 -KC Rig Thru Left Peds 4 i I �a 0 2 North m 4--. Lw al +---► j c 6/2/2015 7:15:00 AM 2 L t 6/2/2015 8:00:00 AM r rn i F; 0 J a� Unshifled - - a i I 0 jm,tt I i i i Leff Thru _Right _Peds 3 [- _. 0. r 311j 223_ _ 534, Out In Total MARSHALL ST MARSHALL bT Out In Total j r 5W 1 [_1731 _ 1571- 0 Rr Thru Left Peds 'J 1 L+ i o FI I i � V Nib 2 Noah N c x%2/2015 4:45:00 PM 7 �_, 2/2015 5:30:00 PM N!— �i rc '; A rr O' Unshifted w fir i Left Thru RAht Peds lI ( --0 585 [ _ 71 -. -1 -- j 375 574' X949 Out InTotal 1 COUNTER MEASURES INC. 1889 YORK STREET NIS STREET: MARSHALL ST DENVER.COLORADO File Name : MARS49TH E/W STREET: 49TH AVE 303-333-7409 Site Code : 00000005 CITY: WHEAT RIDGE Start Date :6/2/2015 COUNTY: JEFFERSON Page No : 2 MARSHALL ST 49TH AVE MARSHALL ST 49TH AVE Southbound Westbound Northbound Eastbound StartThu RigPed Left, 9 es APP' Left Thr Rtg 'Ped : App. Left Thr Rig 'Ped APP• Thr Rtg ;Ped APP Int. Time ± Total ! ul ht I s Total u ht s Left Totalu ht ! s Total1 Total Peak Hour From 04.00 PM to 05.45 PM - Peak 1 of 1 Intersecti 04:45 PM on I Volume 15 373 1 0 389 2 0 7 6 15 0 566 7 1 574 0 0 0 5 5� 983 95 Percent 3.9 9 0.3 0.0 13. 3 0.0 46. 40. 98 0.0 fi 1.2 0.2 0.0 100 0.0 7 0 0.0 0 05:00 1 109 0 0 Volume 110 I 1 0 3 1 5 0 144 3 0 147 ! 0 0 0 1 1 263 Peak 0.934 Factor High Int. 05:00 PM 05:00 PM 05:15 PM 05:15 PM Volume 1 109 0 0 110': 1 0 3 1 5 0 152 2 1 155 0 0 0 3 3 Peak 0.88 0.75 0.92 0.41 Factor 4 0 ! 6 7 , MARSHALL bT Out In Total j r 5W 1 [_1731 _ 1571- 0 Rr Thru Left Peds 'J 1 L+ i o FI I i � V Nib 2 Noah N c x%2/2015 4:45:00 PM 7 �_, 2/2015 5:30:00 PM N!— �i rc '; A rr O' Unshifted w fir i Left Thru RAht Peds lI ( --0 585 [ _ 71 -. -1 -- j 375 574' X949 Out InTotal 1 Agency Name:Counter Measures Site ID:060154000000 Station Name: Description: MARSHALL ST N/O 48TH AVE City:WHEAT RIDGE County:JEFFERSON 6/2/2015 Lane 1 North Lane 2 South All Lanes 00:00._ -- 14 01:00 ..__ 23 ----14 5 ---28 28 02:00 _ 4 5 9 03:00 _ _ _ 9 _ T_ 16 25 04:00 27 30 57 05:00 97 88..---._.._._..185 06:00 __.. _ 201 _-_—..—..--- 244 445 07:00 274 _ 379 _ 653 08:00 312 286 598 549 09:00 300 249 10:00 _ — 307 297 —.._- 604 11:00 337 321 658 12:00 402 356 758 13:00...__ . _388 747 14:00 355 _ _359 305 — — 660 15:00 511 _ 323 834 16:00 _ 579 — 94_6_ 17:00 _ 640 -------- _ _-367 18:00_.. --- 406. - - _..__....—._.379 271 ------1019. 677 19:00. _ 2_66 200 466 20:00_ 194 144 338 21:00 118 74 192 22:00 81 _ -- - 56 ......._.------------- 1_37 23:00 50 �-- 30 - ---- ---_-- 80 AM Peak Hour 11:0011_:59 07:00.07;59._ 11:00 _11:59„ AM Peak Value _337 379 658 PM Peak Hou 17:00 - 17:59 17:00 - 17:59 17:00 - 17:59 PM Peak Value .__ 640 379 1019 Total 5895 4798 10693 Percentages 55.13%1 44.87% 100.00% Printed on 03 -Jun -15 at 13:08 Dailv Volume Paoe 1 of 1 LEVEL OF SERVICE DEFINITIONS From Highway Capacity Manual, Transportation Research Board, 2010 UNSIGNALIZED INTERSECTION LEVEL OF SERVICE (LOS) ADDlicable to Two-Wav Ston Control. All-Wav Stop Control, and Roundabouts Average Vehicle Control LOS Delay Operational Characteristics A <10 seconds Normally, vehicles on the stop -controlled approach only have to wait up to 10 seconds before being able to clear the intersection. Left -turning vehicles on the uncontrolled street do not have to wait to make their turn. B 10 to 15 Vehicles on the stop -controlled approach will experience delays seconds before being able to clear the intersection. The delay could be up to 20 seconds. Left -turning vehicles on the uncontrolled street may have to wait to make their turn. C 15 to 25 Vehicles on the stop -controlled approach can expect delays in the seconds range of 30 to 40 seconds before clearing the intersection. Motorists may begin to take chances due to the long delays, thereby posing a safety risk to through traffic. Left -turning vehicles on the uncontrolled street will now be required to wait to make their turn causing a queue to be created in the turn lane. D 25 to 35 This is the point at which a traffic signal may be warranted for this intersection. The delays for the stop -controlled intersection are seconds not considered to be excessive, exceeding 35 seconds on a regular basis. The length of the queue may begin to block other public and private access points. E 35 to 50 The delays for all critical traffic movements are considered to be seconds unacceptable. The length of the queues for the stop -controlled approaches as well as the left -turn movements are extremely long. There is a high probability that this intersection will meet traffic signal warrants. The ability to install a traffic signal is affected by the location of other existing traffic signals. Consideration may be given to restricting the accesses by eliminating the left -turn move- ments from and to the stop -controlled approach. F >50 seconds The delay for the critical traffic movements are probably in excess of 100 seconds. The length of the queues are extremely long. Motorists are selecting alternative routes due to the long delays._ The only remedy for these long delays in installing a traffic signal or restricting the accesses. The potential for accidents at this inter- section are extremely high due to motorist taking more risky chances. If the median permits, motorists begin making two-stage left -turns. HCM 2010 TWSC Existing 3: Marshall Street & W. 49th Avenue AM Peak Intersection Intersection Delay, s/veh 0.6 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 5 19 220 3 10 306 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - - - - - Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 - - 0 Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 5 20 232 3 11 322 Major/Minor Minorl Majorl Major2 Conflicting Flow All 576 233 0 0 235 0 Stage 1 233 - - - - - Stage 2 343 - - - - - Follow-up Headway 3.518 3.318 - - 2.218 - Pot Capacity -1 Maneuver 479 806 - - 1332 - Stage 1 806 - - - - Stage 2 719 - - - - Time blocked -Platoon, % - - Mov Capacity -1 Maneuver 474 806 - - 1332 - Mov Capacity -2 Maneuver 474 - - - Stage 1 806 - - - - - Stage 2 712 - - - Appmach WB NB SB HCM Control Delay, s 10.3 0 0.2 HCM LOS B Minor Lane I Major Mvmt NBT NBR WBLn1 SBL SBT Capacity (veh/h) - - 703 1332 - HCM Lane V/C Ratio - 0.036 0.008 - HCM Control Delay (s) - - 10.3 7.724 0 HCM Lane LOS B A A HCM 95th %tile Q(veh) - - 0.112 0.024 - Notes —: Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC Existing 3: Marshall Street & W. 49th Avenue PM Peak Intersection Intersection Delay, s/veh 0.3 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 2 7 566 7 15 373 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 - 0 Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 8 609 8 16 401 Major/Minor Minort Majorl Major2 Conflicting Flow All 1045 612 0 0 616 0 Stage 1 612 - - - - - Stage 2 433 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 253 493 964 Stage 1 541 - Stage 2 654 - - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 248 493 964 Mov Capacity -2 Maneuver 248 - - Stage 1 541 Stage 2 640 Approach WB NB SB HCM Control Delay, s 14.1 0 0.3 HCM LOS B Minor Lane / Major Mvmt NBT NBR WBLn1 SBL SBT Capacity (veh/h) 404 964 HCM Lane V/C Ratio 0.024 0.017 - HCM Control Delay (s) 14.1 8.798 0 HCM Lane LOS B A A HCM 95th °/stile 0(veh) 0.074 0.051 Notes - : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error : Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2016 Background 3: Marshall Street & W. 49th Avenue AM Peak Intersection Intersection Delay, s/veh 0.5 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 5 19 222 3 10 309 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 _ Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 - 0 Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 5 20 234 3 11 325 Major/Minor Minorl Majorl Major2 Conflicting Flow All 581 235 0 0 237 0 Stage 1 235 - _ _ _ - Stage 2 346 - _ Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 476 804 1330 Stage 1 804 - _ Stage 2 716 - _ Time blocked -Platoon, % Mov Capacity -1 Maneuver 471 804 1330 Mov Capacity -2 Maneuver 471 - Stage 1 804 Stage 2 709 Approach WB NB SB HCM Control Delay, s 10.3 0 0.2 HCM LOS B Minor Lane / Major Mvmt NBT NBR WBLnl SBL SBT Capacity (veh/h) 701 1330 HCM Lane V/C Ratio 0.036 0.008 - HCM Control Delay (s) 10.3 7.728 0 HCM Lane LOS B A A HCM 95th %tile Q(veh) 0.112 0.024 Notes - : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error : Computation Not Defined CSM Synchro 8 Report HCM 2010 TWSC 2016 Background 3: Marshall Street & W. 49th Avenue PM Peak Intersection Intersection Delay, s/veh 0.3 MnVPment WBL WBR NBT NBR SBL SBT Vol, veh/h 2 7 572 7 15 377 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None Stage 1 None - None Storage Length 0 - - Time blocked -Platoon, % Veh in Median Storage, # 0 244 0 958 Mov Capacity -2 Maneuver 0 Grade, % 0 - 0 - 0 Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 8 615 8 16 405 Major/Minor Minorl SBL SBT Majorl Major2 Conflicting Flow All 1057 619 0 0 623 0 Stage 1 619 - - - - Stage 2 438 - " Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 249 489 - 958 Stage 1 537 - - Stage 2 651 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 244 489 958 Mov Capacity -2 Maneuver 244 - - Stage 1 537 Stage 2 637 Approach WB NB SB HCM Control Delay, s 14.2 0 0.3 HCM LOS B Minor Lane / Major Mvmt NBT NBR WBLnl SBL SBT Capacity (veh/h) 400 958 HCM Lane V/C Ratio 0.024 0.017 - HCM Control Delay (s) 14.2 8.822 0 HCM Lane LOS B A A HCM 95th %tile Q(veh) 0.074 0.051 Nntes _ Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2016 Total 3: Marshall Street & W. 49th Avenue AM Peak Intersection Intersection Delay, s/veh 0.5 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 5 19 228 3 10 313 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - - - - Veh in Median Storage, # 0 - 0 - - 0 Grade, % 0 - 0 - - 0 Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 5 20 240 3 11 329 Major/Minor Minorl Majorl Major2 Conflicting Flow All 593 242 0 0 243 0 Stage 1 242 - - - - - Stage 2 351 - - - - Follow-up Headway 3.518 3.318 - 2.218 - Pot Capacity -1 Maneuver 468 797 - 1323 - Stage 1 798 - - Stage 2 713 - - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 463 797 - - 1323 - Mov Capacity -2 Maneuver 463 - - - Stage 1 798 - - - - - Stage 2 706 - - Approach WB NB SB HCM Control Delay, s 10.4 0 0.2 HCM LOS B Minor Lane / Major Mvmt NBT NBR WBLnl SBL SBT Capacity (veh/h) - - 693 1323 - HCM Lane V/C Ratio - - 0.036 0.008 HCM Control Delay (s) - 10.4 7.743 0 HCM Lane LOS B A A HCM 95th %tile Q(veh) - - 0.113 0.024 - Notes Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2016 Total 4: Marshall Street & North Site Access AM Peak Intersection Intersection Delay, s/veh 0.2 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 2 3 5 242 320 6 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None Stage 1 None - None Storage Length 0 - - - Veh in Median Storage, # 0 447 692 0 0 447 Grade, % 0 - 713 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 3 5 263 348 7 Major/Minor Minor2 NBT EBLn1 SBT SBR Majorl Major2 Conflicting Flow All 625 351 354 0 0 Stage 1 351 - - - - Stage 2 274 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 449 692 1205 Stage 1 713 - - Stage 2 772 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 447 692 1205 Mov Capacity -2 Maneuver 447 - - Stage 1 713 Stage 2 768 Approach EB NB SB HCM Control Delay, s 11.4 0.2 0 HCM LOS B Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1205 568 HCM Lane V/C Ratio 0.005 0.01 HCM Control Delay (s) 8.001 0 11.4 HCM Lane LOS A A B HCM 95th %tile Q(veh) 0.014 - 0.029 Notes - : Volume Exceeds Capacity; $ . Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2016 Total 7: Marshall Street & South Site Access AM Peak Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 1 1 2 230 317 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1 1 2 250 345 1 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 599 345 346 0 0 Stage 1 345 - - - - Stage 2 254 - - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 465 698 1213 Stage 1 717 - - Stage 2 788 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 464 698 1213 Mov Capacity -2 Maneuver 464 - Stage 1 717 Stage 2 786 Approach EB NB SB HCM Control Delay, s 11.5 0.1 0 HCM LOS B Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1213 557 HCM Lane V/C Ratio 0.002 0.004 HCM Control Delay (s) 7.973 0 11.5 HCM Lane LOS A A B HCM 95th %tile Q(veh) 0.005 - 0.012 Notes - : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error : Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2016 Total 3: Marshall Street & W. 49th Avenue PM Peak Intersection Intersection Delay, s/veh 0.3 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 2 7 576 7 15 383 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - - - - Veh in Median Storage, # 0 0 - - 0 Grade, % 0 - 0 - - 0 Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 8 619 8 16 412 Major/Minor Minorl Majorl Major2 Conflicting Flow All 1067 623 0 0 627 0 Stage 1 623 - - - - - Stage 2 444 - - - - - Follow-up Headway 3.518 3.318 - - 2.218 - Pot Capacity -1 Maneuver 246 486 - - 955 - Stage 1 535 - - - Stage 2 646 - - - - Time blocked -Platoon, % - Mov Capacity -1 Maneuver 241 486 - - 955 - Mov Capacity -2 Maneuver 241 - - - - Stage 1 535 - - - - - Stage 2 632 - - Approach WB NB SB HCM Control Delay, s 14.3 0 0.3 HCM LOS B Minor Lane / Major Mvmt NBT NBR WBLn1 SBL SBT Capacity (veh/h) - - 396 955 - HCM Lane V/C Ratio - - 0.024 0.017 - HCM Control Delay (s) - - 14.3 8.834 0 HCM Lane LOS B A A HCM 95th %tile Q(veh) - - 0.075 0.052 - Notes -: Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2016 Total 4: Marshall Street & North Site Access PM Peak Intersection Intersection Delay, s/veh 0.2 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 5 5 2 581 393 3 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 5 5 2 632 427 3 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 1065 429 430 0 0 Stage 1 429 - - - _ Stage 2 636 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 246 626 1129 - Stage 1 657 - - Stage 2 527 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 245 626 1129 Mov Capacity -2 Maneuver 245 - - Stage 1 657 Stage 2 525 Approach EB NB SB HCM Control Delay, s 15.6 0 0 HCM LOS C Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1129 352 HCM Lane V/C Ratio 0.002 0.031 HCM Control Delay (s) 8.195 0 15.6 - HCM Lane LOS A A C HCM 95th %tile Q(veh) 0.006 - 0.095 - Notes — . Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds: Error : Computation Not Defined CSM Synchro 8 Report HCM 2010 TWSC NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1141 360 2016 Total 7: Marshall Street & South Site Access HCM Control Delay (s) 8.158 0 15.1 - PM Peak A A C HCM 95th %tile Q(veh) 0.003 - 0.037 - Notes Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 2 2 1 581 384 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 2 1 632 417 1 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 1052 418 418 0 0 Stage 1 418 - - - Stage 2 634 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 251 635 1141 Stage 1 664 - - Stage 2 529 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 251 635 1141 Mov Capacity -2 Maneuver 251 - - Stage 1 664 Stage 2 528 Approach EB NB SB HCM Control Delay, s 15.1 0 0 HCM LOS C Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1141 360 HCM Lane V/C Ratio 0.001 0.012 HCM Control Delay (s) 8.158 0 15.1 - HCM Lane LOS A A C HCM 95th %tile Q(veh) 0.003 - 0.037 - Notes — : Volume Exceeds Capacity; $ . Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2035 Background 3: Marshall Street & W. 49th Avenue AM Peak Intersection Intersection Delay, s/veh 0.5 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 5 19 268 3 10 373 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 - 0 Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 5 20 282 3 11 393 Major/Minor Minorl Majorl Major2 Conflicting Flow All 698 284 0 0 285 0 Stage 1 284 - - - - - Stage 2 414 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 407 755 - 1277 Stage 1 764 - - Stage 2 667 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 403 755 1277 Mov Capacity -2 Maneuver 403 - - Stage 1 764 Stage 2 660 Approach WB NB SB HCM Control Delay, s 10.9 0 0.2 HCM LOS B Minor Lane / Major Mvmt NBT NBR WBLn1 SBL SBT Capacity (veh/h) 639 1277 HCM Lane V/C Ratio 0.04 0.008 - HCM Control Delay (s) 10.9 7.843 0 HCM Lane LOS B A A HCM 95th %tile Q(veh) 0.123 0.025 Notes - : Volume Exceeds Capacity: $ . Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2035 Background 3: Marshall Street & W. 49th Avenue PM Peak Intersection Intersection Delay, s/veh 0.2 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 2 7 691 7 15 455 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None Stage 1 None - None Storage Length 0 - - Time blocked -Platoon, % - Veh in Median Storage, # 0 181 0 858 Mov Capacity -2 Maneuver 0 Grade, % 0 - 0 - 0 Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 8 743 8 16 489 Major/Minor Minorl SBL SBT Majorl Major2 Conflicting Flow All 1269 747 0 0 751 0 Stage 1 747 - - - - - Stage 2 522 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 186 413 858 Stage 1 468 - - Stage 2 595 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 181 413 858 Mov Capacity -2 Maneuver 181 - - Stage 1 468 Stage 2 580 Approach WB NB SB HCM Control Delay, s 16.6 0 0.3 HCM LOS C Minor Lane / Major Mvmt NBT NBR WBLn1 SBL SBT Capacity (veh/h) 321 858 HCM Lane V/C Ratio 0.03 0.019 - HCM Control Delay (s) 16.6 9.276 0 HCM Lane LOS C A A HCM 95th %tile 0(veh) 0.093 0.057 Notes - : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2035 Total 3: Marshall Street & W. 49th Avenue AM Peak Intersection Intersection Delay, s/veh 0.5 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 5 19 274 3 10 377 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 - 0 Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 5 20 288 3 11 397 Major/Minor Minorl Majorl Major2 Conflicting Flow All 708 290 0 0 292 0 Stage 1 290 - - - - - Stage 2 418 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 401 749 1270 Stage 1 759 - - Stage 2 664 - Time blocked -Platoon, % Mov Capacity -1 Maneuver 397 749 1270 Mov Capacity -2 Maneuver 397 - - Stage 1 759 Stage 2 657 Approach WB NB SB HCM Control Delay, s 10.9 0 0.2 HCM LOS B Minor Lane / Major Mvmt NBT NBR WBLn1 SBL SBT Capacity (veh/h) 632 1270 HCM Lane V/C Ratio 0.04 0.008 - HCM Control Delay (s) - 10.9 7.858 0 HCM Lane LOS B A A HCM 95th %tile Q(veh) 0.125 0.025 Notes - : Volume Exceeds Capacity; S : Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1135 500 2035 Total 4: Marshall Street & North Site Access - 0.011 HCM Control Delay (s) 8.187 AM Peak HCM Lane LOS A A B HCM 95th %tile Q(veh) 0.014 - 0.033 Notes Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 2 3 5 288 384 6 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - - Veh in Median Storage, # 0 0 0 Grade, % 0 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 3 5 313 417 7 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 745 421 424 0 0 Stage 1 421 - - - - Stage 2 324 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 382 632 1135 Stage 1 662 - - Stage 2 733 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 380 632 1135 Mov Capacity -2 Maneuver 380 - - Stage 1 662 Stage 2 729 - Approach EB NB SB HCM Control Delay, s 12.3 0.1 0 HCM LOS B Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1135 500 HCM Lane V/C Ratio 0.005 - 0.011 HCM Control Delay (s) 8.187 0 12.3 HCM Lane LOS A A B HCM 95th %tile Q(veh) 0.014 - 0.033 Notes - : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error . Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2035 Total 7: Marshall Street & South Site Access AM Peak Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 1 1 2 276 381 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1 1 2 300 414 1 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 719 415 415 0 0 Stage 1 415 - - - - Stage 2 304 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 395 637 1144 Stage 1 666 - - Stage 2 748 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 394 637 1144 Mov Capacity -2 Maneuver 394 - - Stage 1 666 Stage 2 747 Approach EB NB SB HCM Control Delay, s 12.4 0.1 0 HCM LOS B Minor Lane / Maior Mvmt Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh Notes NBL NBT EBLn1 SBT SBR 1144 487 0.002 0.004 8.153 0 12.4 A A B 0.006 - 0.013 - : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error : Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2035 Total 3: Marshall Street & W. 49th Avenue PM Peak Intersection Intersection Delay, s/veh 0.2 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 2 7 695 7 15 461 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 0 - 0 Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 8 747 8 16 496 Major/Minor Minorl Majorl Major2 Conflicting Flow All 1279 751 0 0 755 0 Stage 1 751 - - - - - Stage 2 528 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 183 411 855 Stage 1 466 - - Stage 2 592 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 178 411 855 Mov Capacity -2 Maneuver 178 - - Stage 1 466 Stage 2 577 Approach WB NB SB HCM Control Delay, s 16.7 0 0.3 HCM LOS C Minor Lane / Major Mvmt NBT NBR WBLn1 SBL SBT Capacity (veh/h) 318 855 HCM Lane V/C Ratio 0.03 0.019 - HCM Control Delay (s) 16.7 9.291 0 HCM Lane LOS C A A HCM 95th %tile Q(veh) 0.094 0.058 Notes - : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2035 Total 4: Marshall Street & North Site Access PM Peak Intersection Intersection Delay, s/veh 0.2 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 5 5 2 700 471 3 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None Stage 1 None - None Storage Length 0 - - - Veh in Median Storage, # 0 182 560 0 0 182 Grade, % 0 - 600 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 5 5 2 761 512 3 Major/Minor Minor2 NBT EBLn1 SBT SBR Majorl Major2 Conflicting Flow All 1279 514 515 0 0 Stage 1 514 - - - - Stage 2 765 - HCM 95th %tile Q(veh) Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 183 560 1051 Stage 1 600 - - Stage 2 459 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 182 560 1051 Mov Capacity -2 Maneuver 182 - - Stage 1 600 Stage 2 458 Approach EB NB SB HCM Control Delay, s 18.6 0 0 HCM LOS C Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1051 275 HCM Lane V/C Ratio 0.002 0.04 HCM Control Delay (s) 8.432 0 18.6 HCM Lane LOS A A C HCM 95th %tile Q(veh) 0.006 - 0.123 - Notes — : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error : Computation Not Defined Synchro 8 Report CSM HCM 2010 TWSC 2035 Total 7: Marshall Street & South Site Access PM Peak Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 2 2 1 700 462 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2 2 1 761 502 1 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 1266 503 503 0 0 Stage 1 503 - - - - Stage 2 763 - - Follow-up Headway 3.518 3.318 2.218 Pot Capacity -1 Maneuver 187 569 1061 Stage 1 607 - - Stage 2 460 - - Time blocked -Platoon, % Mov Capacity -1 Maneuver 187 569 1061 Mov Capacity -2 Maneuver 187 - - Stage 1 607 Stage 2 459 Approach EB NB SB HCM Control Delay, s 18 0 0 HCM LOS C Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1061 281 HCM Lane V/C Ratio 0.001 - 0.015 HCM Control Delay (s) 8.397 0 18 HCM Lane LOS A A C HCM 95th %tile Q(veh) 0.003 - 0.047 Notes Volume Exceeds Capacity; $ . Delay Exceeds 300 Seconds; Error. Computation Not Defined Synchro 8 Report CSM pqqCustomer Distribution Land Title Our Order Number: ABB70429002-9 4A;A01AM71t COMPANY —Sin(,( 196,'— Date: 12-11-2015 Property Address: 4901 MARSHALL ST, WHEAT RIDGE, CO 80033 For Closing Assistance Leticia I. Glueck 9737 WADSWORTH PKWY #105 WESTMINSTER, CO 80021 303-224-7767 (phone) 303-393-4740 (fax) lglueck@ltgc.com Company License: C044565 Contact License: C0139912 Buyer/Borrower CARLSON ASSOCIATES Attention: CLAY CARLSON PO BOX 247 12460 IST ST EASTLAKE, CO 80614 clay@carlsonland.net Delivered via: Electronic Mail Closer's Assistant Amber Lombardi 9737 WADSWORTH PKWY #105 WESTMINSTER, CO 80021 303-224-7765hone) 303-393-3994 (fax) alombardi@ltgc.com For Title Assistance BRUCE ROSELLEN 5975 GREENWOOD PLAZA BLVD GREENWOOD VILLAGE, CO 80111 303-850-4130 (phone) 303-393-4842 (fax) brosellen@ltgc.com rLand Title rqd�--- Wire Instructions "Per Colorado Good Funds Statute, Land Title cannot accept funds in the form of a personal check or an ACH payment" Bank: FIRSTBANK OF COLORADO Address: 10403 W COLFAX AVENUE LAKEWOOD, CO 80215 Phone: 303-237-5000 Credit: LAND TITLE GUARANTEE COMPANY ABA No: 107005047 Account: 2160521825 Attention: Leticia I. Glueck Reference ABB70429002-9 *If any of the above information is missing, the wire will be returned to sender. Pq Land Tide° CJ. AM&Krss 41W PAW Land Title Guarantee Company Estimate of Title Fees Order Number: ABB70429002-9 Property Address: 4901 MARSHALL ST, WHEAT RIDGE, CO 80033 Date: 12-11-2015 Buyer/Borrower: MARSHALL 76, LLC, A COLORADO LIMITED LIABILITY COMPANY Seller: LSC DENVER COLORADO, LLC, A COLORADO LIMITED LIABILITY COMPANY Visit Land Title's website at www.ltgc com for directions to any of our offices. Estimate of Title Insurance Fees ALTA Owners Policy 06-17-06 Deletion of Standard Exception(s) Tax Certificate $3,492.00 $100.00 $20.00 If Land Title Guarantee Company will be closing this transaction, the fees listed above will be collected at closing. Total $3,612.00 THANK YOU FOR YOUR ORDER! ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number: ABB70429002-9 Customer Ref -Loan No.: Property Address: 4901 MARSHALL ST, WHEAT RIDGE, CO 80033 1. Effective Date: 06-12-2015 At 5:00 P.M. 2. Policy to be Issued and Proposed Insured: "ALTA" Owner's Policy 06-17-06 $1,500,000.00 Proposed Insured: MARSHALL 76, LLC, A COLORADO LIMITED LIABILITY COMPANY 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: A FEE SIMPLE 4. Title to the estate or interest covered herein is at the effective date hereof vested in: LSC DENVER COLORADO, LLC, A COLORADO LIMITED LIABILITY COMPANY 5. The Land referred to in this Commitment is described as follows: Imo_\:Zil��i� THAT PART OF BLOCK 20, BERKELEY HEIGHTS (2) SECOND FILING, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE WEST LINE OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, BEING ALSO THE WEST LINE OF BLOCK 20, BERKELEY HEIGHTS SECOND FILING, WHICH IS 594.3 FEET NORTH FROM THE SOUTHWEST CORNER OF SAID SECTION 13; THENCE RUNNING NORTH 74 DEGREES 47 MINUTES EAST, 1375 FEET; THENCE SOUTH AND PARALLEL WITH THE SECTION LINE TO SOUTH BOUNDARY OF SAID BLOCK 20; THENCE SOUTHWESTERLY ALONG SOUTH LINE OF SAID BLOCK 20 TO A TRACT OF LAND HERETOFORE CONVEYED TO DENVER AND NORTHWESTERN RAILWAY COMPANY BY DEED RECORDED MAY 7, 1902 IN BOOK 121 AT PAGE 48, JEFFERSON COUNTY RECORDS; THENCE NORTHWESTERLY ALONG SAID RAILWAY TRACT OF LAND TO WEST LINE OF SAID BLOCK 20; THENCE NORTH ALONG SAID WEST LINE OF BLOCK 20 TO PLACE OF BEGINNING EXCEPT THAT PORTION OF SAID REAL ESTATE LYING EAST AND NORTH OF COUNTY ROAD ON SAID PREMISES AS SAID ROAD WAS CONSTRUCTED AND EXISTING ON AUGUST 6, 1929, AND EXCEPT TRACT OF LAND HERETOFORE CONVEYED TO ROBERT B. ALLEN BY DEED RECORDED APRIL 8, 1924 IN BOOK 260 AT PAGE 25' AS PER AMENDED DESCRIPTION CONTAINED IN DEED TO HERMAN HAFFNER RECORDED MAY 7, 1925 IN BOOK 273 AT PAGE 417, JEFFERSON COUNTY RECORDS; AND EXCEPT THAT PORTION DESCRIBED IN DEED RECORDED NOVEMBER 23, 1939 IN BOOK 410 AT PAGE 257 AND THAT PORTION DESCRIBED IN DEED RECORDED NOVEMBER 4, 1953 IN BOOK 830 AT PAGE 259 AND THAT PORTION DESCRIBED IN DEED RECORDED JULY 26, 1965 IN BOOK 1810 AT PAGE 252 AND THAT PORTION DESCRIBED IN DEED RECORDED SEPTEMBER 18, 1980 UNDER RECEPTION NO. 80069724. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number: ABB70429002-9 Customer Ref -Loan No.: PARCEL 2: THAT PART OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: BEGINNING ATA POINT ON THE SOUTHERLY PROPERTY LINE, SAID POINT ALSO BEING ON THE NORTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 FROM WHICH POINT THE SOUTHWEST CORNER OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST, BEARS SOUTH 72 DEGREES 36 MINUTES 51 SECONDS WEST, A DISTANCE OF 798.84 FEET; 1. THENCE NORTH 60 DEGREES 01 MINUTES 30 SECONDS EAST, A DISTANCE OF 288.1 FEET, 2. THENCE SOUTH 00 DEGREES 09 MINUTES 30 SECONDS EAST, A DISTANCE OF 282.1 FEET, 3. THENCE NORTH 61 DEGREES 06 MINUTES 00 SECONDS WEST, A DISTANCE OF 286.0 FEET, MORE OR LESS; TO THE POINT OF BEGINNING. Copyright 2006-2015 American Land Title Association. All Rights Reserved 1 Ail Aw IA The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B-1 (Requirements) Order Number: ABB70429002-9 The following are the requirements to be complied with: Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record, to -wit: 1. RELEASE OF DEED OF TRUST DATED NOVEMBER 16, 2001 FROM COPPER FIELDS LAND HOLDINGS, L.L.C., A COLORADO LIMITED LIABILITY COMPANY TO THE PUBLIC TRUSTEE OF JEFFERSON COUNTY FOR THE USE OF MURPHY BORELLI KLUMKER, CHAPTER #7, DISABLED AMERICAN VETERANS OF THE WORLD WAR, A COLORADO NON-PROFIT CORPORATION T TO SECURE THE SUM OF $110,000.00 RECORDED NOVEMBER 21, 2001, UNDER RECEPTION NO. F1364629. 2. DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF LSC DENVER COLORADO, LLC AS A COLORADO LIMITED LIABILITY COMPANY. THE STATEMENT OF AUTHORITY MUST STATE UNDER WHICH LAWS THE ENTITY WAS CREATED, THE MAILING ADDRESS OF THE ENTITY, AND THE NAME AND POSITION OF THE PERSON(S) AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING, OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF THE ENTITY AND OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 38-30-172, CRS. NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER. 3. (ITEM INTENTIONALLY DELETED) 4. WARRANTY DEED FROM LSC DENVER COLORADO, LLC, A COLORADO LIMITED LIABILITY COMPANY TO MARSHALL 76 LLC A COLORADO LIMITED LIABILITY COMPANY CONVEYING SUBJECT PROPERTY. NOTE: OPERATING AGREEMENT FOR LSC DENVER COLORADO, LLC, A COLORADO LIMITED LIABILITY COMPANY DISCLOSES LSC MANAGER, LLC, A COLORADO LIMITED LIABILITY COMPANY AS MANAGER. S. A FULL COPY OF THE FULLY EXECUTED OPERATING AGREEMENT AND ANY AND ALL AMENDMENTS THERETO FOR MARSHALL 76 LLC A COLORADO LIMITED LIABILITY COMPANY MUST BE FURNISHED TO LAND TITLE GUARANTEE COMPANY. SAID AGREEMENT MUST DISCLOSE WHO MAY CONVEY ACQUIRE ENCUMBER, LEASE OR OTHERWISE DEAL WITH INTERESTS IN REAL PROPERTY FOR SAID ENTITY. NOTE: ADDITIONAL REQUIREMENTS MAY BE NECESSARY UPON REVIEW OF THIS DOCUMENTATION, 6. DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF MARSHALL 76 LLC A COLORADO LIMITED LIABILITY COMPANY AS A COLORADO LIMITED LIABILITY COMPANY. THE STATEMENT OF AUTHORITY MUST STATE UNDER WHICH LAWS THE ENTITY WAS CREATED THE MAILING ADDRESS OF THE ENTITY AND THE NAME AND POSITION OF THE PERSON(S) AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING, OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF THE ENTITY AND OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 38-30-172 CRS. I ALTA COMMITMENT Old Republic National Title Insurance Company i Schedule B-1 i (Requirements) Order Number: ABB70429002-9 The following are the requirements to be complied with: NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER. NOTE: ITEMS 1-3 OF THE STANDARD EXCEPTIONS ARE HEREBY DELETED. UPON THE APPROVAL OF THE COMPANY AND THE RECEIPT OF A NOTARIZED FINAL LIEN AFFIDAVIT, ITEM NO. 4 OF THE STANDARD EXCEPTIONS ON THE OWNER'S POLICY, WILL BE AMENDED AS FOLLOWS: ITEM NO. 4 OF THE STANDARD EXCEPTIONS IS DELETED AS TO ANY LIENS OR FUTURE LIENS RESULTING FROM WORK OR MATERIAL FURNISHED AT THE REQUEST OF LSC DENVER COLORADO, LLC, A COLORADO LIMITED LIABILITY COMPANY. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY SHALL HAVE NO LIABILITY FOR ANY LIENS ARISING FROM WORK OR MATERIAL FURNISHED AT THE REQUEST OF MARSHALL 76, LLC, A COLORADO LIMITED LIABILITY COMPANY. NOTE: ITEM 5 OF THE STANDARD EXCEPTIONS WILL BE DELETED IF LAND TITLE GUARANTEE COMPANY CONDUCTS THE CLOSING OF THE CONTEMPLATED TRANSACTION(S) AND RECORDS THE DOCUMENTS IN CONNECTION THEREWITH. NOTE: UPON PROOF OF PAYMENT OF 2014 TAXES, ITEM 6 WILL BE AMENDED TO READ.- TAXES EAD: TAXES AND ASSESSMENTS FOR THE YEAR 2015 AND SUBSEQUENT YEARS. Old Republic National Title Insurance Company Schedule B-2 (Exceptions) Order Number: ABB70429002-9 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 8. EXISTING LEASES AND TENANCIES, IF ANY. 9. A RIGHT OF WAY FOR ARVADA ROAD, WHETHER AS FEE SIMPLE OR EASEMENT, AS DEDICATED TO THE PUBLIC BY THE PLAT OF BERKELEY HEIGHTS SECOND FILING RECORDED JANUARY 17, 1890 IN PLAT BOOK 2 AT PAGE ' � 10. UTILITY EASEMENT AS GRANTED TO WHEATRIDGE SANITATION DISTRICT IN INSTRUMENT RECORDED FEBRUARY 13, 1952, IN BOOK 750 AT PAGE _ a. (AFFECTS PARCEL 1) 11. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT RECORDED JULY 26, 1965 IN BOOK 1810 AT PAGE .115 . 12. RESERVATION OF EACH AND EVERY RIGHT OF ACCESS TO AND FROM ANY PART OF THE RIGHT OF WAY OF 1-70 AS DESCRIBED IN DEED RECORDED MARCH 27, 1990 UNDER RECEPTION NO. 90024405. 13. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN EASEMENT AGREEMENT RECORDED MAY 14, 2002 UNDER RECEPTION NO. F1482126. JOINT NOTICE OF PRIVACY POLICY OF LAND TITLE GUARANTEE Land Title LAND TITLE GUARANTEE COMPANY- GRAND JUNCTION, ;.11 -AW1.11t `4 IWI ` " LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY LAND TITLE INSURANCE CORPORATION AND OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY This Statement is provided to you as a customer of Land Title Guarantee Company and Meridian Land Title, LLC, as agents for Land Title Insurance Corporation and Old Republic National Title Insurance Company. We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized access to non-public personal information ("Personal Information"). In the course of our business, we may collect Personal Information about you from: ► applications or other forms we receive from you, including communications sent through TMX, our web -based transaction management system; ► your transactions with, or from the services being performed by, us, our affiliates, or others; ► a consumer reporting agency, if such information is provided to us in connection with your transaction; and ► the public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates and non -affiliates. Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows: ► We restrict access to all Personal Information about you to those employees who need to know that information in order to provide products and services to you. ► We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your Personal Information from unauthorized access or intrusion. ► Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action. ► We regularly access security standards and procedures to protect against unauthorized access to Personal Information. WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT PERMITTED BY LAW. Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or . criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. Our policy regarding dispute resolution is as follows. Any controversy or claim arising out of or relating to our privacy policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. LAND TITLE GUARANTEE COMPANY P" LAND TITLE GUARANTEE COMPANY - GRAND JUNCTION Land Title DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: A) The Subject real property may be located in a special taxing district. B) A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real property) C) The information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 3-5-1, Paragraph G of Article VII requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B-2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. B) No labor or materials have been furnished by mechanics or material -men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C) The Company must receive an appropriate affidavit indemnifying the Company against un -filed mechanic's and material -men's liens. D) The Company must receive payment of the appropriate premium. E) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface estate, in Schedule B-2. A) That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and B) That such mineral estate may include the right to enter and use the property without the surface owner's permission. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies. ` 1 TITS ' JAZZ Commitment to Insure .m m. •. 070. •11......4` ALTA Commitment - 2006 Rev. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation, (Company) for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. CONDITIONS AND STIPULATIONS L. The term "mortgage", when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and the Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at www.alta.org. STANDARD EXCEPTIONS In addition to the matters contained in the Conditions and Stipulations and Exclusions from Coverage above referred to, this Commitment is also subject to the following: 1. Rights or claims of parties in possession not shown by the Public Records. 2. Easements, or claims of easements, not shown by the Public Records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey or inspection of the Land would disclose and which are not shown by the Public Records. 4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. IN WITNESS WHEREOF, Old Republic National Title Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: � 1 0 1 8 14Old Republic National Title Insurance Company Land Title Guarantee Company ���' PL TIT(F, � a Stock Company 3033 East First Avenue r1 /,� 400 Second Avenue South Suite 600 r %0 M * * SG : Minneapolis, Minnesota 55401 Denver, Colorado 80206 V- * p (612)371-1111 303-321-1880 U * * Z * n aro- to �' fly . Mark Bint - 17, � President `Lr•,",070.* ; ` AMERICAN John E. Freyer7 ,�.�� * ,� i} L� � LAND nne President d • ASSOCIATION %� • • venae veagar Authorized Officer or Agent, r • se�,e�., n Land Title Guarantee Company Date:August 03, 2015 Land Title GUARANTEE COMPANY —Since 1967 -- MARSHALL 76, LLC PO BOX 247 12460 1ST ST EASTLAKE, CO 80614 clay@carlsonland.net Subject: Attached Title Policy 0X70429002.1098720 for 4901 MARSHALL ST, WHEAT RIDGE, CO 80033 Enclosed please find the Owner's Title Insurance Policy for your purchase of the property listed above. This title policy is the final step in your real estate transaction, and we want to take a moment to remind you of its importance. Please review all information in this document carefully and be sure to safeguard this policy along with your other legal documents. Your owner's policy insures you as long as you own the property and requires no additional premium payments. Please feel free to contact any member of our staff if you have questions or concerns regarding your policy, or you may contact the Final Policy Department at Phone: 303-850-4130 or As a Colorado -owned and operated title company for over 45 years, with offices throughout the state, we take pride in serving our customers one transaction at a time. We sincerely appreciate your business and welcome the opportunity to assist you with any future real estate needs. Not only will Land Title be able to provide you with the title services quickly and professionally, but you may also be entitled to a discount on title premiums if you sell or refinance the property described in the enclosed policy. Thank you for giving us the opportunity to work with you on this transaction. We look forward to serving you again in the future. Sincerely, Land Title Guarantee Company * * OWNER'S POLICY OF TITLE INSURANCE 7rfr * ANY NOTICE OF CLAIM AND ANY OTHER NOTICE OR STATEMENT IN WRITING REQUIRED TO BE GIVEN TO THE COMPANY *UNDER THIS POLICY MUST BE GIVEN TO THE COMPANY AT THE ADDRESS SHOWN IN SECTION 18 OF THE CONDITIONS. * *COVERED RISKS lk * * SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS, OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation, (the "Company"), insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the title; This covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. True being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY a Stock Company Issued through the Office of: 400 Second Avenue South LAND TITLE GUARANTEE COMPANY Minneapolis, Minnesota 55401 612) 371-1111 3033 E 1ST AVE #600 DENVER, CO 80206 % 1 6 1 & ► 303-850-4165 •`�&%-T ITLF1-0 �'.,� a - i? 'k * i : Mark Bilbrey, President ,gym_ '• �p�0 - I•Nd ��• John E. Freyer, President Rande Yeager, Secretary AMERICAN LAND TITLE ASSOCIATION 42�- Im 641%- W Copyright 2006-2015 American Land Title Association. All rights reserved. The use of this form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY Adopted 6-17-06 ao.06.policy.pgl.ort.odt EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b) or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy': The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured. (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defensed as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenue, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located, Q) "Title": The estate or interest described in Schedule A. "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must to so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligation to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in the subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expensed incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Tide subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Tide, as insured, (i) the Amount of Insurance shall be increased by 10%, and (i) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company s right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons, Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. Al arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim or loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law, The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at: 400 Second Avenue South, Minneapolis, Minnesota 55401, (612) 371-1111. ANTI -FRAUD STATEMENT: Pursuant to CRS 10-1-128(6)(a), it is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado division of insurance within the department of regulatory agencies. This anti -fraud statement is affixed to and made a part of this policy. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY Adopted 6-17-06 Copyright 2006-2015 American Land Title Association. All rights reserved. ao.06.policy.cover.odt Land Title Guarantee Company Representing Old Republic National Title Insurance Company Schedule A Order Number: ABB 70429002 Policy Number: 0X70429002.1098720 Amount: $1,500,000.00 Property Address: 4901 MARSHALL ST, WHEAT RIDGE, CO 80033 1. Policy Date: June 26, 2015 at 5:00 P.M. 2. Name of Insured: MARSHALL 76, LLC, A COLORADO LIMITED LIABILITY COMPANY 3. The estate or interest in the Land described or referred to in this Schedule and which is covered by this policy is: A FEE SIMPLE 4. Title to the estate or interest covered by this policy at the date is vested in: MARSHALL 76, LLC, A COLORADO LIMITED LIABILITY COMPANY 5. The Land referred to in this Policy is described as follows: PARCEL 1: THAT PART OF BLOCK 20, BERKELEY HEIGHTS (2) SECOND FILING, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE WEST LINE OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, BEING ALSO THE WEST LINE OF BLOCK 20, BERKELEY HEIGHTS SECOND FILING, WHICH IS 594.3 FEET NORTH FROM THE SOUTHWEST CORNER OF SAID SECTION 13; THENCE RUNNING NORTH 74 DEGREES 47 MINUTES EAST, 1375 FEET; THENCE SOUTH AND PARALLEL WITH THE SECTION LINE TO SOUTH BOUNDARY OF SAID BLOCK 20; THENCE SOUTHWESTERLY ALONG SOUTH LINE OF SAID BLOCK 20 TO A TRACT OF LAND HERETOFORE CONVEYED TO DENVER AND NORTHWESTERN RAILWAY COMPANY BY DEED RECORDED MAY 7, 1902 IN BOOK 121 AT PAGE a8, JEFFERSON COUNTY RECORDS; THENCE NORTHWESTERLY ALONG SAID RAILWAY TRACT OF LAND TO WEST LINE OF SAID BLOCK 20; THENCE NORTH ALONG SAID WEST LINE OF BLOCK 20 TO PLACE OF BEGINNING EXCEPT THAT PORTION OF SAID REAL ESTATE LYING EAST AND NORTH OF COUNTY ROAD ON SAID PREMISES AS SAID ROAD WAS CONSTRUCTED AND EXISTING ON AUGUST 6, 1929, AND EXCEPT TRACT OF LAND HERETOFORE CONVEYED TO ROBERT B. ALLEN BY DEED RECORDED APRIL 8, 1924 IN BOOK 260 AT PAGE 29.1 AS PER AMENDED DESCRIPTION CONTAINED IN DEED TO HERMAN HAFFNER RECORDED MAY 7, 1925 IN BOOK 273 AT PAGE ,117, JEFFERSON COUNTY RECORDS; AND EXCEPT THAT PORTION DESCRIBED IN DEED RECORDED NOVEMBER 23, 1939 IN BOOK 410 AT PAGE 2:57 AND THAT PORTION DESCRIBED IN DEED RECORDED NOVEMBER 4, 1953 IN BOOK 830 AT PAGE 259 AND THAT PORTION DESCRIBED IN DEED RECORDED JULY 26, 1965 IN BOOK 1810 AT Land Title Guarantee Company Representing Old Republic National Title Insurance Company Schedule A PAGE 2t)2 AND THAT PORTION DESCRIBED IN DEED RECORDED SEPTEMBER 18, 1980 UNDER RECEPTION NO. 80069724. PARCEL 2 THAT PART OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: BEGINNING ATA POINT ON THE SOUTHERLY PROPERTY LINE, SAID POINT ALSO BEING ON THE NORTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 FROM WHICH POINT THE SOUTHWEST CORNER OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST, BEARS SOUTH 72 DEGREES 36 MINUTES 51 SECONDS WEST, A DISTANCE OF 798.84 FEET, 1. THENCE NORTH 60 DEGREES 01 MINUTES 30 SECONDS EAST, A DISTANCE OF 288.1 FEET; 2, THENCE SOUTH 00 DEGREES 09 MINUTES 30 SECONDS EAST, A DISTANCE OF 282.1 FEET; 3. THENCE NORTH 61 DEGREES 06 MINUTES 00 SECONDS WEST, A DISTANCE OF 286.0 FEET, MORE OR LESS; TO THE POINT OF BEGINNING. This Policy Valid only if Schedule B is attached. Land Title Guarantee Company Representing Old Republic National Title Insurance Company (Schedule B) Order Number 70429002 Policy Number 0X70429002.1098720 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING 1) ANY FACTS, RIGHTS, INTERESTS, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBLIC RECORDS BUT THAT COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR THAT MAY BE ASSERTED BY PERSONS IN POSSESSION OF THE LAND. 2) EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBLIC RECORDS. 3) ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE CIRCUMSTANCE AFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LAND SURVEY OF THE LAND AND NOT SHOWN BY THE PUBLIC RECORDS. 4) ANY LIEN, OR RIGHT TOA LIEN, FOR SERVICES, LABOR OR MATERIAL HERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. 5) (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER. 6) TAXES AND ASSESSMENTS FOR THE YEAR 2015 AND SUBSEQUENT YEARS. 7) A RIGHT OF WAY FOR ARVADA ROAD, WHETHER AS FEE SIMPLE OR EASEMENT, AS DEDICATED TO THE PUBLIC BY THE PLAT OF BERKELEY HEIGHTS SECOND FILING RECORDED JANUARY 17, 1890 IN PLAT BOOK 2 AT PAGE 2A. 8) UTILITY EASEMENT AS GRANTED TO WHEATRIDGE SANITATION DISTRICT IN INSTRUMENT RECORDED FEBRUARY 13, 1952, IN BOOK 750 AT PAGE (AFFECTS PARCEL 1) 9) COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT RECORDED JULY 26, 1965 IN BOOK 1810 AT PAGE 10) RESERVATION OF EACH AND EVERY RIGHT OF ACCESS TO AND FROM ANY PART OF THE RIGHT OF WAY OF 1-70 AS DESCRIBED IN DEED RECORDED MARCH 27, 1990 UNDER RECEPTION NO. 90024405. 11) TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS ASSET FORTH AND GRANTED IN EASEMENT AGREEMENT RECORDED MAY 14, 2002 UNDER RECEPTION NO. F1482126. ITEM NOS. 1 THROUGH 3 OF THE STANDARD EXCEPTIONS ARE HEREBY DELETED. ITEM NO. 4 OF THE STANDARD EXCEPTIONS IS DELETED AS TO ANY LIENS OR FUTURE LIENS RESULTING FROM WORK OR MATERIAL CONTRACTED FOR OR FURNISHED AT THE REQUEST OF LSC DENVER COLORADO, LLC, A COLORADO LIMITED LIABILITY COMPANY. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY SHALL HAVE NO LIABILITY FOR ANY LIENS ARISING FROM WORK OR MATERIAL FURNISHED AT THE REQUEST OF MARSHALL 76, LLC, A COLORADO LIMITED LIABILITY COMPANY. 2015065059 6/26/2015 8:45 AM PGS 2 $16.00 DF $150.00 Electronically Recorded Jefferson County, CO Faye Griffin, Clerk and Recorder TD1000 Y Stag Doo umma y Fee Special Warranty Deed Dater June 22, 2015 Qumant to 38-30-115 C.R.S.) $150.00 TMS DEED, made on Jane 22, 2015 by LSC DENVER COLORADO, LLC. C_ A COLORADO L111MI ~D LIABEL1TY COMPANY Grantor(s), of the County of ARAPAHOE and State of COLORADO for tie consideration of (51,500,000.00) — One Milson Five Hnndred TLmmnd and 00fJ00 — dollars in hand paid, booby sells and comleys tD MARSHALL -76 LLC, A COLORADO LIIVIITED LIABILITY COMPANY fratmee(s), whose street address is PO BOJ[ 247,12460137 ST IEASTLA CB, CO E0614, County of JEFFERSON, and State of COLORADO, the following real property in the County of Jam, and Stade of CoWmdo, to wit: SPE ATTACHED "EXHIBIT A" also Iwwn by strpet and member asp 4901 MARSHALL ST WHEAT RIDGE CO SM with all its appu rtermces and warrants the title agai= all persons dlai ming trader the Grammr(s) NOME. L8C DENVER COLORADO, LLC, A COLORADO LVATMD IJAB312IY WMPANY BY: LSC MAKAr.W LLC, A coLo iADO L L%nj= LiADuAly C:ObWANY, M h ANAGM BYc MW RAMI . K A, A NA770NAL RANWNG ASSOCIATION, M MANAGER, WUAJAK J. CRESMDEW State of ) ss. Ccunnty of ) The foregoing i.mstmmvient was acimowledged befnrp me nn this day of Jume 22, 2015 by WH.IJAM J. CCAKR AS SENIOR VICE PRESIDENT OF NBK BANK. NA., A NATIONAL BANICING ASSOCIATION AS MANAGER OF LSC MANAGER, LLC, A COLORADO LBUIED UABiLM COMPANY AS MANAGER OF LSC DENVER, COLORADO, LLC A COLORADOLII yNY d JA C SEMOR VICE PRESIDENT OF LSC MANAGER, LJ.,C, ITS MAIJi GEW74M BAN Witom miy hand and official seal. My eon nnission oqfires When Reeorded Return to: MA1iSHALL.-76 LLC, A COLORADO LVdnrMD LIABILJTY COMPANY PO BOX 247,12469 IST ST EASTLAKF, CO $0614 Farm 13773 1CY2010 swdopen-mv.odr Special Warranty Deed Open (Photographic) A1118711111C911110 (222433x5) EXHIBIT A PARCEL L THAT PART OF BLOCK 20, BERKELEY HEIGHTS (2) SECOND FILING, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE WEST LINE OF THE SOUTHWEST QUARTER (SW L4) OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE STH PRINCIPAL MERMIAN, BEING ALSO THE WEST LINE OF BLOCK 20, BERKELEY HEIGHTS SECOND FILING, WHICH IS 5943 FEET NORTH FROM THE SOUTHWEST CORNER OF SAID SECTION 13; T RUNNING NORTH 74 DEGREES 47 MIMTTES EAST, 1375 FEET; THENCE SOUTH AND PARALLEL WITH THE SECTION LINE TO SOUTH BOUNDARY OF SAID BLOCK 20; THENCE SOUTHWESTERLY ALONG SOUTH LINE OF SAID BLOCK 20 TO A TRACT OF LAND HERETOFORE CONVEYED TO DENVER AND NORTHWESTERN RAILWAY COMPANY BY DEED RECORDED MAY 7, 1902 IN BOOK 121 AT PAGE 48, JEFFERSON COUNTY RECORDS; THENCE NORTHWESTERLY ALONG SAID RAILWAY TRACT OF LAND TO WEST LINE OF SAID BLOCK 20; THENCE NORTH ALONG SAID WEST LINE OF BLOCK 20 TO PLACE OF BEGINNING EXCEPT THAT PORTION OF SAID REAL ESTATE LYING EAST AND NORTH OF COUNTY ROAD ON SAID PREMISES AS SAID ROAD WAS CONSTRUCTED AND EXISTING ON AUGUST 6, 1929, AND EXCEPT TRACT OF LAND HE WMFORE CONVEYED TO ROBERT B. ALLEN BY DEED RECORDED APRIL 8,1924 IN BOOK 260 AT PAGE 294 AS PER AMENDED DESCRIPTION CONTAINED IN DEED TO HERMAN HAFFNER RECORDED MAY 7, 1925 IN BOOK 273 AT PAGE 417, JEFFERSON COUNT}' RECORDS; AND EXCEPT THAT PORTION DESCRIBED W DEED RECORDED NOVEMBER 23,1939 IN BOOK 410 AT PAGE 257 AND THAT PORTION DESCRIBED IN DEED RECORDED NOVEMBER 4,1953 IN BOOK 830 AT PAGE 259 AND THAT PORTION DESCRIBED IN DEED RECORDED RILY 26, 1965 IN BOOK 1810 AT PAGE 2S2 AND THAT PORTION DESCRIBED IN DEED RECORDED SEPTEMBER 18, 19M UNDER RECEPTION NO.80069724. PARCEL 2: THAT PART OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHWEST QUARTER (SW V4) OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, JEFFERSON COUNTY, COLORADO, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON TI IE SOUT IIERLY PROPERTY LINE, SAID POINT ALSO BEING ON THE NORTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 FROM WHICH POINT THE SOUTHWEST CORNER OF SECTION 13, TOWNSHIP 3 SOUTH, RANGE 69 WEST, BEARS SOUTH 72 DEGREES 36 MINUTES 51 SECONDS WEST, A DISTANCE OF 798.84 FEET; L THENCE NORTH 60 DEGREES 01 MINUTES 30 SECONDS EAST, A DISTANCE OF 288.1 FEET; 2, TIMNCE SOUTH 00 DEGREES 09 MINUTES 30 SECONDS EAST, A DISTANCE OF 282.1 FEET; 3. THENCE NORTH 61 DEGREES 06 MINUTES 00 SECONDS WEST, A DISTANCE OF 286.0 FEET. MORE OR LESS; TO THE POINT OF BEGINNING. Fo3n 13773 10/2010 sw4.open.trv.odt Special Wammtp Deed Open (Phmgmphic) ADS70429M 4222.4,9385) Owners Agent Authorization dcb Construction Company, Inc. is hereby authorized to act on behalf of Marshall- 76, LLC, as their agent for the 4901 Marshall St storage/office project located at 4901 Marshall St., Wheat Ridge, CO 80033. Marshall -76, LLC, its Manager \ZLlb! 1S Date