HomeMy WebLinkAbout05/04/17I
City of
WheatP,idge
PLANNING COMMISSION
AGENDA
May 4, 2017
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission
on May 4, 2017 at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th
Avenue, Wheat Ridge, Colorado.
*Agenda packets and minutes are available online at http://www.ci.wheatridge.co.us/95/Planning-Commission
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be
recommended for placement on the agenda.)
5. APPROVAL OF MINUTES—March 16, 2017
6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the
agenda. Public comments may be limited to 3 minutes.)
7. PUBLIC HEARING
A. Case No. M&1608: An ordinance an application filed by Wazee Partners, LLC, for
approval of a minor subdivision to replat the property from 5 parcels to 2lots for property
zoned Mixed Use Commercial (MU -C) located at the northwest comer of 3V Avenue and
Upham Street.
8. OTHER ITEMS
Wheat Ridge Ward Station -Area Visioning Update
9. ADJOURNMENT
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Whew
Ridge. Call Sara Spaulding Public Information Officer at 303-235-2877 at least one week in advance of a
meeting if you are interested in participating and need inclusion assistance.
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City of
i�9r
WheatMidge
PLANNING COMMISSION
Minutes of Meeting
March 16, 2017
CALL THE MEETING TO ORDER
The meeting was called to order by Chair OHM at 7:01 p.m. in the City Council
Chambers of the Municipal Building, 7500 West 29a' Avenue, Wheat Ridge, Colorado.
ROLL CALL OF MEMBERS
Commission Members Present:
Commission Members Absent:
Staff Members Present:
PLEDGE OF ALLEGIANCE
Dirk Boden
Emery Dorsey
Donna Kimsey
Janet Leo
Scott Ohm
Vivian Vos
Alan Bucknam
Amanda Weaver
Lauren Mikulak, Senior Planner
Tammy Odean, Recording Secretary
APPROVE ORDER OF THE AGENDA
It was moved by Commissioner HIMSEY and seconded by Commissioner LEO to
approve the order of the agenda. Motion carried 6-0.
APPROVAL OF MINUTES — March 2, 2017
It was moved by Commissioner DORSEY and seconded by Commissioner HIMSEY
to approve the minutes of March 2, 2017, as written. Motion passed 6-0.
PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the agenda.)
No one wished to speak at this time.
Planning Commission Minutes
March 16, 2017
-1—
PUBLIC HEARING
A. Case No. ZOA-17-01: An ordinance amending Chapter 26 of the Wheat Ridge
Code of Laws concerning the regulation of small-scale alcohol production
facilities.
Ms. Mikulak gave a short presentation regarding the proposed ordinance. She
entered into the record the contents of the case file, zoning code and the draft
ordinance. She stated public notice requirements have been met, therefore the
Planning Commission has jurisdiction to hear this case.
The Commissioners did not have any questions for Ms. Mikulak.
It was moved by Commissioner DORSEY and seconded by Commissioner
KIMSEY to recommend approval of the proposed ordinance amending
Chapter 26 of the Wheat Ridge Code of Laws concerning the regulation of
small-scale alcohol production facilities.
Motion carried 6-0.
B. Case No. ZOA-17-02: An ordinance amending Chapter 26 of the Wheat Ridge
Code of Laws concerning the regulation of site design standards for site grading,
retaining walls and stormwater facilities.
Ms. Mikulak gave a short presentation regarding the proposed ordinance. She
entered into the record the contents of the case file, zoning code, the contents of the
digital presentation and the draft ordinance. She stated public notice requirements
have been met, therefore the Planning Commission has jurisdiction to hear this
case.
Commissioner VOS asked if detention ponds will be adjacent to impervious
surfaces and if staff will get to view the developer's plans.
Ms. Mikulak stated that a pond may or may not be adjacent to the impervious
surface depending on the topography and design of the site. Typically, a pond is
located on the the downhill side of a site, so it may or may not be visible. She also
explained that staff will see the developer's plans.
Commissioner VOS also asked if this ordinance will apply retroactively to the
substandard designs that already exist.
Ms. Mikulak explained that there will be no provision to make current facilities
retroactive, but staff will be enforcing landscape maintenance to ensure that what
exists is maintained.
Planning Commission Minutes -2—
March
2—
March 16, 2017
Chair OHM asked if there is a maximum wall height for retaining walls.
Ms. Mikulak explained it depends on the type of application. If it is a divisional
height, it might be 4 to 6 feet, but if it is required because of the topography of the
site that functional purpose might trump the maximum height. In some cases,
setbacks might be applied.
Chair OHM also asked if walls are allowed on all four side of a detention facility.
He also asked about the height of the walls around the facility for fear of anyone
falling in and not being able to get out because the walls surrounding are too high.
For life safety reasons, Chair OHM suggested terracing around the detention pond
so there is not four vertical walls.
Ms. Mikulak said she is not aware of anything that prohibits walls on all four sides
and the City follows Urban Drainage as guidelines.
It was moved by Commissioner LEO and seconded by Commissioner
DORSEY to recommend approval of the proposed ordinance amending
Chapter 26 of the Wheat Ridge Code of Laws concerning the regulation of site
design standards for site grading, retaining walls and stormwater facilities.
Chair OHM commented that he would like staff to consider life safety implications
when reviewing drainage designs.
Motion carried 6-0.
8. OTHER ITEMS
A. Election of Officers — New officers were elected by secret ballot:
Chair: Commissioner OHM
iL Vice Chair: Commissioner BODEN
B. Ms. Mikulak let the Commission know that staff's new Planner Technician is
Scott Cutler. There will be no meeting on April 6.
9. ADJOURNMENT
It was moved by Commissioner DORSEY and seconded by Commissioner KIMSEY
to adjourn the meeting at 7:27 p.m. Motion passed 6-0.
Scott Ohm, Chair Tammy Odean, Recording Secretary
Planning Commission Minutes
March 16, 2017
3—
♦��41
City of
"� �7�Theat�idge
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Planning Commission CASE MANAGER: Lauren Mikulak
DATE OF MEETING: May 4, 2017
CASE NO. & NAME: MS -16-08 / West End 38
ACTION REQUESTED: Request for approval of a two -lot minor subdivision on property zoned Mixed
Use -Commercial (MU -C)
LOCATION OF REQUEST: Northwest comer of W. 3V Avenue and Upham Street
APPLICANT(S): Wazee Partners
PROPERTY OWNER(S): Olive Street Development Co LLC and Wadsworth Building Corporation
APPROXIMATE AREA: 168,825 Square Feet (3.8757 Acres)
PRESENT ZONING: Mixed Use -Commercial (MU -C)
PRESENT LAND USE: Bank, vacant structure/land
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE
LOCATION MAP
Planning Commission
Case No. AIS46-08/ West End 38
(X) SUBDIVISION REGULATIONS
(X) DIGITAL PRESENTATION
Site
1
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case.
I. REQUEST
The applicant is requesting approval of a minor subdivision that would create two (2) lots and one (1)
tract and includes right-of-way dedication on the perimeter of the site. The property is zoned Mixed
Use -Commercial (MU -C) and is located at the northwest corner of W. 38"' Avenue and Upham Street.
The site includes five (5) parcels, only one of which has been previously platted. The purpose of the
request is to prepare the site for mixed use redevelopment, including a new building for Vectra Bank
and a multistory apartment building with ground floor retail and structured parking.
Because of the number of parcels involved, the plat is being processed as a minor subdivision.
Planning Commission will be the final authority for approval of the subdivision.
Please note that the property is subject to several related and active applications that are not under
consideration by the Planning Commission. These include the following:
• Concept Plan — A concept plan for the property has been reviewed by staff. While the site is
less than 10 acre in size, this document is required to allow a drive through component for
Vectra Bank.
• Site Plan — A site plan is currently under review by staff to confirm the proposed development
complies with the City's zoning and design standards.
• Conditional Use Permit— A conditional use permit is required for the bank's drive through
component and has been reviewed by staff.
• Redevelopment Agreement — The Urban Renewal Authority and City Council approved a
redevelopment agreement in late 2015.
While these applications are related to the subdivision, they are not part of the platting request and
should not influence the Planning Commission's recommendation on the subdivision. The purpose of
the subdivision application is establish property boundaries, access, rights-of-way, easements, and
utility service in order to create developable parcels.
II. EXISTING CONDITIONS
The subject property is located at the northwest corner of W. 38u' Avenue and Upham Street and
includes 7323 W. 38"' Avenue, 7391 W. 38u' Avenue, 3845 Upham Street, and an unaddressed vacant
parcel JIMILbit 1, Aerial). The property is zoned Mixed Use -Commercial (MU -C), and was part of the
City's 2011 legislative rezoning of the Wadsworth corridor to MU -C. This zone district encourages
medium to high density mixed use development and allows for residential, civic, and a wide range of
commercial and retail uses.
Properties to the west and north are also zoned MU -C. Properties to the south and east are zoned
Mixed -Use Nei hborhood (MU -N) and were part of the 2012 city -initiated rezoning of the 38"' Avenue
corridor Zoning). The surrounding properties include a variety of land uses. Across
Upham Street to the east is Stevens Elementary School, a Jefferson County Public School. To the west
is Wheat Ridge Marketplace, including the Safeway grocery store and several retail stores and quick
serve restaurants. To the north on Upham Street is a multi -story office building and the West Metro
Fire Station. To the south, across 381h Avenue is the Chalet restaurant, a day care, several
neighborhood -oriented commercial uses.
Planning Commission
Case No. MS -1 6-08 / WestEnd 38
The subject property is 168,825 square feet or 3.8757 acres in size, and it is comprised of five parcels
with two owners. The corner property previously included a 1920s single-family home, which had
been vacated and was demolished after it became occupied by vagrants. A barn -like structure for auto
service is on the north end of the site and was originally constructed in 1960. The two-story Vectra
Bank building was constructed in 1985 and includes the bank and office space. The bank is
surrounded by a parking lot, but the remainder of the site is undeveloped land
If the subdivision is approved, the applicant intends to scrape and redevelop the site in its entirety. The
applicant is serving as the master developer and will be responsible for public improvements including
streetscape improvements along the perimeter.
III. PROPOSED SUBDIVISION PLAT
The proposed subdivision plat is comprised of four sheets (ExhiblW roposed Plat). The cover sheet
includes the standards notes and declarations. Sheet 2 is an exhibit which clarifies the legal
description. Sheet 3 depicts the existing conditions, and Sheet 4 shows the proposed conditions. The
features of the plat are described below.
Lot Configuration
The subdivision boundary is abnormal in shape, but the proposed lot configuration will result in a more
logical layout than exists today and one that will make sense for future development. All existing
parcel lines are proposed to be vacated (shown on Sheet 3), and a total of two (2) development lots are
proposed to be created (shown on Sheet 4).
The MU -C zone district does not include minimum lot size and lot width requirements, but the
proposed lots appear to be shaped and sized appropriately to accommodate future development. Lot 1
will accommodate multifamily residential development with ground floor retail, and Lot 2 will
accommodate a freestanding building for Vectra Bank.
Right -of -Way and Public Improvements
When new properties are created through the City's subdivision process, staff reviews adjacent street
improvements to confirm that they meet current roadway standards and to confirm that they can
accommodate traffic generated by proposed development. A traffic impact study was provided for the
entire site, and it projects traffic volumes and turning movements based on the proposed land uses
(residential, retail, restaurant, and bank).
Based on the traffic study, the development is not expected to have an adverse impact on the local
street network, but some roadway improvements will be required. On W. 38"' Avenue, improvements
will include on -street parking, curb, gutter, and a detached sidewalk of varying widths. There is no
change to the lane configuration on 38"' Avenue as a result of this project. The curb will be rebuilt but
travel lanes will remain in the same location.
Sufficient right-of-way (ROW) is being dedicated on the plat to accommodate these streetscape
improvements on 38"' Avenue. Previously, the 38"' Avenue ROW was dedicated by an old Journal of
the Commissioners ofJefferson County, which is atypical. The ROW dedication on the plat extends to
the centerline of the street in order to clean up the title of the property and the street.
Planning Commission
Case No. MS -1 6-08 / WestEnd 38
Upham Street will be improved with on-street parking, curb, gutter, and a 6-foot sidewalk. At the
intersection with 38"' Avenue, the road will be striped to accommodate two southbound turning lanes
—
a right-turn bypass lane and left-turn lane. The ROW dedication accommodates these new
improvements and again extends to the centerline of the street to clean up the title of the property.
Because traffic generated on the site is proposed to be distributed to both Upham and Vance (through
an access easement) a traffic signal is not currently warranted on Upham Street. The developer will be
responsible for installing streetscape improvements, and these obligations will be memorialized in a
Subdivision Improvement Agreement (SIA) between the City and developer. Staff is recommending a
standards condition relative to the requirement for an SIA.
Access
Tract A is created on Sheet 4 and serves several purposes, including public and emergency access.
Tract A will serve as a two-way drive connecting from 38"' Avenue to an existing 30 -foot
ingress/egress easement to the west. The adjacent easement in the Safeway shopping center provides
access to the signalized intersection at Vance Street. An emergency access easement is also provided
at the northwest corner of Lot 1, consistent with West Metro Fire District requirements.
It should be noted that the plat only identifies the location for access easements, but does not identify
all proposed access points. Site plan applications will show all access points in relation to proposed
buildings. Currently a parking garage is proposed to be located at the north end of Lot 1 and access
into the garage would be provided from both the west and east sides of the site.
Drainage
A drainage report has been reviewed for the entire site. The site slopes to the north where a drainage
facility is proposed to be designed as an underground detention system. This kind of design is
considerably more expensive, but it allows for more efficient use of land and is becoming more
common on the City's primary commercial corridors. The limits of the drainage facility will be
contained within the drainage easement shown on north end of Lot 1.
Utilities
Wheat Ridge is not a full-service city, so the applicant is actively working with utility providers to
identify where wet and dry utility service will be located. Utilities will extend into the site directly
from the street and through Tract A which is also encumbered with a utility easement. Given that
utility coordination is often ongoing through a development process, staff has recommended a standard
condition that any additional utility information that is available prior to recordation of the plat be
updated accordingly.
IV. AGENCY REFERRALS
All affected service agencies were contacted for comment on the subdivision plat regarding the ability
to serve the property. The developer will be responsible for any needed upgrades to accommodate the
proposed development, and the applicant is in direct contact with the appropriate utility agencies.
Specific referral responses follow.
Wheat Ridge Public Works: The plat and supporting technical documents have been
reviewed and approved.
Planning Commission 4
Case No. MS -1 6-08 / WestEnd 38
Renewal Wheat Ridge: No conflict with urban renewal plans.
West Metro Fire District: Can serve.
Wheat Ridge Sanitation District: Coordination is ongoing. Upgrades will likely be required
to accommodate new development on this site and elsewhere in this sanitation basin. The
scope of those upgrades is being coordinated with the district.
Xcel Energy: Can serve. Utility coordination is ongoing.
Century Link: Can serve. Utility coordination is ongoing.
Wheat Ridge Water District: No comments provided. Utility coordination is ongoing.
Comcast Cable: No comments provided. Utility coordination is ongoing.
V. STAFF CONCLUSIONS AND RECOMMENDATIONS
Staff concludes that the proposed minor subdivision plat is compliant with the MU -C zone district
regulations and results in a logical lot layout for the proposed future development. Staff further
concludes that the subdivision plat complies with the standards in Article IV (subdivision regulations)
of the zoning and development code and that all utility agencies can serve the property with
improvements installed at the developer's expense. For these reasons, Staff recommends approval of
the plat with the conditions listed below.
V. SUGGESTED MOTIONS
Option A: "I move to APPROVE of Case No. MS -16-08, a request for approval of a two -lot minor
subdivision plat on property zoned Mixed Use -Commercial (MU -C) and located at the northwest
corner of W. 38"' Avenue and Upham Street, for the following reasons:
1. All requirements of the subdivision regulations (Article IV) of the zoning and development
code have been met.
2. All agencies can provide services to the property with improvements installed at the
developer's expense.
With the following conditions:
1. The applicant shall continue to coordinate utility service with the appropriate agencies and
any updated information regarding utility easements shall be reflected on the plat prior to
recordation.
2. The developer shall enter into a subdivision improvement agreement with required security
prior to recordation of the subdivision plat.
Planning Commission
Case No. MS -1 6-08 / WestEnd 38
Option B: "I move to recommend DENIAL of Case No. MS -16-08, a request for approval of a two -lot
minor subdivision plat on property zoned Mixed Use -Commercial (MU -C) and located at the
northwest corner of W. 38"' Avenue and Upham Street, for the following reasons:
Planning Commission
Case No. MS -1 6-08 / WestEnd 38
EXHIBIT 1: AERIAL
EXHIBIT 2: ZONING MAP
EXHIBIT 3: SITE PHOTOS
View of the site from Upham looking west.
Planning Commission
Case No. AIS46-08/ West End 38
EXHIBIT 4: PROPOSED PLAT
[see attached]
Planning Commission 10
Case No. MS -1 6-08 / WestEnd 38
WEST END 38 FILING
1
NO,.
A PARCEL OF LAND LYING IN THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO.
3.8756 ACRES - 2 LOTS AND 1 TRACT
SHEET 1 OF 4
OWNER'S CERTIFICATE FINAL P LAT
WE, OLIVE STREET DEVELOPMENT CO., LLC, A COLORADO LIMITED LIABILITY COMPANY BEING THE
OWNERS OF REAL PROPERTY CONTAINING 3.8756 ACRES DESCRIBED AS FOLLOWS:
PARCEL ONE:
THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.,
EXCEPT THE WEST 100 FEET THEREOF AND EXCEPT THE NORTH 85 FEET OF THE EAST 175 FEET
OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
THE SOUTHEAST QUARTER OF SAID SECTION 23, AND FURTHER EXCEPTING THAT PORTION AS
DEED TO THE CITY OF WHEAT RIDGE IN DEED RECORDED OCTOBER 8, 1990 AT RECEPTION NO.
90086571, COUNTY OF JEFFERSON, STATE OF COLORADO.
PARCEL TWO:
THE NORTH 85 FEET OF THE EAST 175 FEET OF THE SOUTHWEST ONE-QUARTER OF THE
SOUTHEAST ONE-QUARTER OF THE SOUTHWEST ONE QUARTER OF THE SOUTHEAST ONE QUARTER
(SW % SE Y4 SW Y/ SE Y4) OF SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH
P.M., COUNTY OF JEFFERSON, STATE OF COLORADO.
PARCEL THREE:
LOT 1, E.S. ALLEN SUBDIVISION, RECORDED JANUARY 4, 2010 AT RECEPTION NO. 2010000090,
COUNTY OF JEFFERSON, STATE OF COLORADO.
PARCEL FOUR (A):
A PART OF THE SOUTHEAST ONE-QUARTER OF SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE
PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 30.00 FEET NORTHERLY AND
526.40 FEET EASTERLY OF THE SOUTHWEST CORNER OF SAID SOUTHEAST ONE-QUARTER; THENCE
NORTHERLY, PARALLEL WITH THE WEST LINE OF SAID SOUTHEAST ONE-QUARTER A DISTANCE OF
421.15 FEET; THENCE ON AN ANGLE TO THE RIGHT OF 89 DEGREES 45 MINUTES 00 SECONDS
AND ALONG A LINE PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST ONE-QUARTER A
DISTANCE OF 131.65 FEET; THENCE ON AN ANGLE TO THE RIGHT OF 90 DEGREES 13 MINUTES 37
SECONDS A DISTANCE OF 421.15 FEET TO A POINT 30.00 FEET NORTHERLY OF THE SAID SOUTH
LINE OF THE SOUTHEAST ONE-QUARTER; THENCE ON AN ANGLE TO THE RIGHT OF 89 DEGREES
46 MINUTES 23 SECONDS AND ALONG A LINE OF 30.00 FEET NORTHERLY OF AND PARALLEL TO
THE SAID SOUTH LINE OF THE SOUTHEAST ONE-QUARTER A DISTANCE OF 131.82 FEET TO THE
POINT OF BEGINNING.
SAVE AND EXCEPT THAT PORTION OF THE ABOVE-DESCRIBED LAND CONVEYED TO THE AMERICAN
OIL COMPANY ON THE 21ST DAY OF MARCH, 1972, TO WIT:
COVER SHEET
A PART OF THE SOUTHEAST 1/ OF SECTION 23, TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE
6TH PRINCIPAL MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
EXISTING CONDITIONS
BEGINNING AT A POINT 30.00 FEET NORTHERLY AND 526.40 FEET EASTERLY OF
THE SOUTHWEST
CORNER OF SAID SOUTHEAST %; THENCE NORTHERLY, PARALLEL WITH THE WEST
LINE OF SAID
SOUTHEAST %, A DISTANCE OF 100.0 FEET;
AREA
THENCE ON AN ANGLE TO THE RIGHT OF 89 DEGREES 45 MINUTES 00 SECONDS
AND ALONG A
LINE PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST 1/4 , A DISTANCE OF 131.79 FEET;
THENCE ON AN ANGLE TO THE RIGHT OF 90 DEGREES 13 MINUTES 37 SECONDS,
A DISTANCE OF
100.00 FEET TO A POINT 30.00 FEET NORTHERLY OF THE SOUTH LINE OF THE SOUTHEAST %;
THENCE ON AN ANGLE TO THE RIGHT OF 89 DEGREES 46 MINUTES 23 SECONDS
AND ALONG A
LINE OF 30.00 FEET NORTHERLY OF AND PARALLEL TO THE SOUTH LINE OF THE
SOUTHEAST Y4,
A DISTANCE OF 131.82 FEET TO THE PARCEL OF LAND, COUNTY OF JEFFERSON,
STATE OF
COLORADO.
AREA
SAVE AND EXCEPT THAT PORTION OF THE ABOVE-DESCRIBED LAND DESCRIBED AS PARCEL FOUR
(B) AS FOLLOWS:
PARCEL FOUR (B):
A PARCEL OF LAND LOCATED IN THE SOUTHEAST ONE-QUARTER OF SECTION 23, TOWNSHIP 3
SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF
COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 30.00 FEET NORTHERLY AND 45.00 FEET EASTERLY OF THE SOUTHWEST
CORNER OF SAID SOUTHEAST ONE-QUARTER, WHICH POINT IS THE SOUTHWEST CORNER OF BLOCK
1, PARK AND SHOP SUBDIVISION FIRST AMENDMENT; THENCE EAST ALONG THE SOUTH LINE OF
SAID BLOCK 1, 30.00 FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST
ONE-QUARTER, A DISTANCE OF 481.40 FEET TO THE MOST SOUTHEAST CORNER OF SAID BLOCK
1; THENCE NORTHERLY ALONG THE EAST LINE OF SAID BLOCK 1, PARALLEL WITH THE WEST LINE
OF SAID SOUTHEAST ONE-QUARTER, A DISTANCE OF 306.15 FEET TO THE TRUE POINT OF
BEGINNING; THENCE CONTINUING NORTHERLY, ALONG SAID EASTERLY LINE AND PARALLEL WITH
SAID WEST LINE, A DISTANCE OF 115.00 FEET TO AN EASTERLY CORNER OF SAID BLOCK 1;
THENCE ON AN ANGLE TO THE RIGHT OF 89 DEGREES 45 MINUTES 00 SECONDS AND ALONG AN
EASTERLY LINE OF SAID BLOCK 1 AND PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST
ONE-QUARTER, A DISTANCE OF 131.65 FEET TO AN EASTERLY CORNER OF SAID BLOCK 1;
THENCE ON AN ANGLE TO THE RIGHT OF 90 DEGREES 13 MINUTES 37 SECONDS, A DISTANCE OF
115.00 FEET; THENCE ON AN ANGLE TO THE RIGHT OF 90 DEGREES 46 MINUTES 23 SECONDS
AND PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST ONE-QUARTER, A DISTANCE OF 131.70
FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING.
PARCEL FIVE:
THE WEST 100 FEET OF THE SW1 /4 SE1 /4 SW1 /4 SE1 /4 OF SECTION 23, TOWNSHIP 3 SOUTH,
RANGE 69 WEST OF THE 6TH P.M., EXCEPT THE SOUTH 30.00 FEET THEREOF FOR NORTH 38TH
AVENUE, COUNTY OF JEFFERSON, STATE OF COLORADO.
THE ABOVE DESCRIBED LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
A PARCEL OF LAND LOCATED IN THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 23 TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH
PRINCIPAL MERIDIAN, IN THE CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF
COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 23, WHENCE THE SOUTHERLY
LINE OF SAID SOUTHEAST QUARTER BEARS NORTH 89'38'24" EAST, WITH ALL BEARINGS HEREIN
BEING REFERENCED TO SAID SOUTHERLY LINE;
THENCE NORTH 87'01'53" EAST, 659.18 FEET TO THE SOUTHEASTERLY CORNER OF THE LAND
DESCRIBED IN THE BARGAIN AND SALE DEED RECORDED FEBRUARY 13, 2013 AT RECEPTION NO.
2013018038, IN THE OFFICE OF THE CLERK AND RECORDER OF SAID COUNTY AND THE POINT OF
BEGINNING;
THENCE ALONG THE EASTERLY LINE OF SAID BARGAIN AND SALE DEED, NORTH 00'12'07" WEST,
100.00 FEET TO THE NORTHEASTERLY CORNER THEREOF;
THENCE ALONG THE NORTHERLY LINE OF SAID BARGAIN AND SALE DEED, SOUTH 89'38'24" WEST,
131.91 FEET TO THE EASTERLY LINE OF WHEAT RIDGE MARKETPLACE SUBDIVISION, FIRST FILING,
RECORDED DECEMBER 8, 1995 AT RECEPTION NO. F0156207, IN SAID OFFICE OF THE CLERK AND
RECORDER;
THENCE ALONG THE EASTERLY LINE OF SAID WHEAT RIDGE MARKETPLACE SUBDIVISION, FIRST
FILING, NORTH 00'10'13" WEST, 206.12 FEET TO AN ANGLE POINT THEREIN;
THENCE ALONG THE SOUTHERLY LINE OF SAID WHEAT RIDGE MARKETPLACE SUBDIVISION, FIRST
FILING, NORTH 89'38'20" EAST, 131.81 FEET TO THE WESTERLY LINE OF LOT 1, E.S. ALLEN
SUBDIVISION, RECORDED JANUARY 4, 2010 AT RECEPTION NO. 2010000090, IN SAID OFFICE OF
THE CLERK AND RECORDER;
THENCE ALONG SAID WESTERLY LINE OF SAID LOT 1, NORTH 00'12'18" WEST, 114.33 FEET TO THE
NORTHWESTERLY CORNER OF SAID LOT 1;
THENCE ALONG THE NORTHERLY LINE OF SAID LOT 1, NORTH 89'38'44" EAST, 304.08 FEET TO
THE NORTHEASTERLY CORNER OF SAID LOT 1;
THENCE ALONG THE EASTERLY LINE OF SAID LOT 1, SOUTH 00'13'03" EAST, 119.91 FEET TO THE
NORTHERLY LINE OF SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 23;
OWNER'S CERTIFICATE ICONT.I
THENCE ALONG SAID NORTHERLY LINE, NORTH 89'38'48" EAST, 25.00 FEET
TO THE EASTERLY LINE OF SAID SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SECTION 23;
THENCE ALONG SAID EASTERLY LINE, SOUTH 00'13'03" EAST, 330.52 FEET
TO THE SOUTHERLY LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 23;
THENCE ALONG SAID SOUTHERLY LINE, SOUTH 89'38'24" WEST, 229.20 FEET
TO THE EASTERLY LINE OF THE WESTERLY 100 FEET OF SAID SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
THE SOUTHEAST QUARTER OF SECTION 23;
THENCE ALONG SAID EASTERLY LINE, NORTH 00'12'07" WEST, 30.00 FEET TO
A LINE PARALLEL WITH AND DISTANT NORTHERLY 30.00 FEET, MEASURED AT
RIGHT ANGLES, FROM THE SOUTHERLY LINE OF SAID SOUTHEAST QUARTER
OF SECTION 23;
THENCE ALONG SAID PARALLEL LINE, SOUTH 89'38'24" WEST, 100.00 FEET
TO THE POINT OF BEGINNING.
EXCEPT THEREFROM THE PARCEL OF LAND DESCRIBED IN THE DEED TO THE
CITY OF WHEAT RIDGE RECORDED OCTOBER 8, 1990 AT RECEPTION NO.
90086571 IN THE OFFICE OF SAID CLERK AND RECORDER.
HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE
DRAWING HEREON CONTAINED INTO LOTS AND ONE TRACT UNDER THE
NAME AND STYLE OF WEST END 38 FILING NO. 1, A SUBDIVISION OF A
PART OF THE CITY OF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS
DO DEDICATED TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE
PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO
FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND THOSE
MUNICIPALLY FRANCHISED UTILITIES AND SERVICES THOSE PORTIONS OF
REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION,
INSTALLATION, OPERATION, MAINTENANCE, REPAIR, AND REPLACEMENT FOR
ALL SERVICES. THIS INCLUDES BUT IS NOT LIMITED TO TELEPHONE AND
ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES.
HYDRANTS, STORMWATER SYSTEMS AND PIPES, DETENTION PONDS, STREET
LIGHTS AND ALL APPURTENANCES THERETO.
OWNER / SUBDIVIDER
OLIVE STREET DEVELOPMENT CO., LLC, A COLORADO LIMITED LIABILITY COMPANY
QUARTER OF SECTION 23,
VICINITY MAP
SCALE: 1"= 2000'
CASE NUMBER: 16 -
MAP NUMBER: 53
SHEET INDEX
DESCRIPTION
1
2
COVER SHEET
1
QUARTER SECTION BREAKDOWN
2
EXISTING CONDITIONS
3
PROPOSED CONDITIONS
4
SQ.
AS: MANAGER OF OLIVE STREET DEVELOPMENT CO., LLC.
AREA
1
3.0904
3
,1
-70-
24
134,616
MAINTENANCE IS NOT PERFORMED BY SAID OWNER, THE CITY OF WHEAT RIDGE SHALL HAVE
FT.
NOTARY PUBLIC:
OF TRACTS (1)
-23
WI-44TO
ACRES
9,870
SQ.
A E
AREA
STATE OF )
1
SITE
C
N_
=
SURVEYORS CERTIFICATE
a
DF
FT.
ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA WILL
SS
BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS.
I, ROBERT D. SNODGRASS, A PROFESSIONAL LAND SURVEYOR LICENSED TO PRACTICE LAND
COUNTY OF )
FA
W.
27 W.
38TH
E.
m
38 FILING NO. 1 WAS MADE BY ME OR DIRECTLY UNDER MY SUPERVISION ON OR ABOUT THE
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF
ACCESS AND TO FREE MOVEMENT THROUGH THOSE AREAS INDICATED AS 'PUBLIC &
5TH DAY OF OCTOBER, 2016, AND THAT THE SURVEY IS BASED UPON MY KNOWLEDGE,
EMERGENCY ACCESS,' AS ILLUSTRATED UPON THIS PLAT. SUCH GRANT EASEMENT SHALL BE
INFORMATION AND BELIEF, IT HAS BEEN PREPARED IN ACCORDANCE WITH APPLICABLE
COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED AND APPLICABLE COLORADO
2017, BY CHRISTOPHER DOWNS AS
LIMITED TO THE OWNERS, TENANTS, CUSTOMERS, AND GUESTS OF THE OWNERS, AND SHALL
STANDARDS OF PRACTICE, THE SURVEY IS NOT A GUARANTY OR WARRANTY, EITHER
V)
0
FURTHERMORE GRANT ACCESS TO AND FREE MOVEMENT THROUGH SAID EASEMENTS TO
EXPRESSED OR IMPLIED, AND THE ACCOMPANYING MAP ACCURATELY AND PROPERLY SHOWS
THOSE ENTERING SAID EASEMENTS FROM SIMILARLY RECORDED EASEMENTS FROM ADJACENT
SAID PLAT AND THE SURVEY THEREOF.
MANAGER OF OLIVE STREET DEVELOPMENT CO., LLC.
PROPERTIES AND/OR FROM ABUTTING PUBLIC STREETS.
32ND AVE' 26
3.
THE FOLLOWING EASEMENTS DEPICTED ON SHEET 3 OF 4, HEREOF, AND DESCRIBED IN
WITNESS MY HAND AND OFFICIAL SEAL.
FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. 508-FO563184-017-017
(EFFECTIVE DATE OF SEPTEMBER 17, 2016), ARE HEREBY REMOVED, TERMINATED, AND
MY COMMISSION EXPIRES:
EXTINGUISHED OR MODIFIED IN PART, AS FOLLOWS:
ROBERT D. SNODGRASS, P.L.S. 36580
A.
THE 5 -FOOT AND 10 -FOOT PERIMETER BOUNDARY UTILITY EASEMENTS ESTABLISHED FOR
LICENSED PROFESSIONAL LAND SURVEYOR
VICINITY MAP
SCALE: 1"= 2000'
CASE NUMBER: 16 -
MAP NUMBER: 53
SHEET INDEX
DESCRIPTION
SHEET NO.
COVER SHEET
1
QUARTER SECTION BREAKDOWN
2
EXISTING CONDITIONS
3
PROPOSED CONDITIONS
4
PLANNING COMMISSION CERTIFICATION
RECOMMENDED FOR APPROVAL THIS DAY OF 2017 BY THE WHEAT
RIDGE PLANNING COMMISSION.
CHAIRPERSON
ACCEPTANCE OF DEDICATED INTERESTS IN REAL PROPERTY
THE CITY OF WHEAT RIDGE, COLORADO HEREBY ACCEPTS THE DEDICATION AND CONVEYANCE
TO THE CITY OF THOSE LOTS, TRACTS, EASEMENTS, AND OTHER INTERESTS IN REAL PROPERTY
DENOTED ON THIS PLAT AS BEING DEDICATED TO THE CITY FOR PUBLIC PURPOSES.
CITY CERTIFICATION
APPROVED THIS DAY OF 2017 BY THE CITY OF WHEAT RIDGE.
ATTEST
CITY CLERK MAYOR
NORTH
COMMUNITY DEVELOPMENT DIRECTOR
DIRECTOR OF PUBLIC WORKS
BY:
EASEMENT NOTES
NAME: CHRISTOPHER DOWNS
1.
THE STORMWATER QUALITY DETENTION AREA HEREIN SHOWN AS "STORMWATER DETENTION
AREA
3.8756
ACRES
EASEMENT" SHALL BE CONSTRUCTED AND MAINTAINED BY THE OWNER AND SUBSEQUENT
SQ.
AS: MANAGER OF OLIVE STREET DEVELOPMENT CO., LLC.
AREA
OWNERS, HEIRS, SUCCESSORS AND ASSIGNS. IN THE EVENT THAT SUCH CONSTRUCTION AND
3.0904
ACRES
134,616
MAINTENANCE IS NOT PERFORMED BY SAID OWNER, THE CITY OF WHEAT RIDGE SHALL HAVE
FT.
NOTARY PUBLIC:
OF TRACTS (1)
THE RIGHT TO ENTER SUCH AREA AND PERFORM NECESSARY WORK, THE COST OF WHICH
ACRES
9,870
SQ.
SAID OWNERS, HEIRS, SUCCESSORS AND ASSIGNS AGREES TO PAY. NO BUILDING OR
AREA
STATE OF )
0.5586
STRUCTURE WILL BE CONSTRUCTED IN THE DETENTION AREA AND NO CHANGES OR
SURVEYORS CERTIFICATE
SQ.
FT.
ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA WILL
SS
BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS.
I, ROBERT D. SNODGRASS, A PROFESSIONAL LAND SURVEYOR LICENSED TO PRACTICE LAND
COUNTY OF )
SURVEYING IN THE STATE OF COLORADO, DO HEREBY CERTIFY THAT THE SURVEY OF WEST END
2.
THE OWNER, HIS SUCCESSORS AND ASSIGNS GRANTS LIMITED RIGHTS AND PRIVILEGES TO
38 FILING NO. 1 WAS MADE BY ME OR DIRECTLY UNDER MY SUPERVISION ON OR ABOUT THE
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF
ACCESS AND TO FREE MOVEMENT THROUGH THOSE AREAS INDICATED AS 'PUBLIC &
5TH DAY OF OCTOBER, 2016, AND THAT THE SURVEY IS BASED UPON MY KNOWLEDGE,
EMERGENCY ACCESS,' AS ILLUSTRATED UPON THIS PLAT. SUCH GRANT EASEMENT SHALL BE
INFORMATION AND BELIEF, IT HAS BEEN PREPARED IN ACCORDANCE WITH APPLICABLE
COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED AND APPLICABLE COLORADO
2017, BY CHRISTOPHER DOWNS AS
LIMITED TO THE OWNERS, TENANTS, CUSTOMERS, AND GUESTS OF THE OWNERS, AND SHALL
STANDARDS OF PRACTICE, THE SURVEY IS NOT A GUARANTY OR WARRANTY, EITHER
FURTHERMORE GRANT ACCESS TO AND FREE MOVEMENT THROUGH SAID EASEMENTS TO
EXPRESSED OR IMPLIED, AND THE ACCOMPANYING MAP ACCURATELY AND PROPERLY SHOWS
THOSE ENTERING SAID EASEMENTS FROM SIMILARLY RECORDED EASEMENTS FROM ADJACENT
SAID PLAT AND THE SURVEY THEREOF.
MANAGER OF OLIVE STREET DEVELOPMENT CO., LLC.
PROPERTIES AND/OR FROM ABUTTING PUBLIC STREETS.
3.
THE FOLLOWING EASEMENTS DEPICTED ON SHEET 3 OF 4, HEREOF, AND DESCRIBED IN
WITNESS MY HAND AND OFFICIAL SEAL.
FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. 508-FO563184-017-017
(EFFECTIVE DATE OF SEPTEMBER 17, 2016), ARE HEREBY REMOVED, TERMINATED, AND
MY COMMISSION EXPIRES:
EXTINGUISHED OR MODIFIED IN PART, AS FOLLOWS:
ROBERT D. SNODGRASS, P.L.S. 36580
A.
THE 5 -FOOT AND 10 -FOOT PERIMETER BOUNDARY UTILITY EASEMENTS ESTABLISHED FOR
LICENSED PROFESSIONAL LAND SURVEYOR
LOT 1, E.S. ALLEN SUBDIVISION, RECORDED AT RECEPTION NO. 2010000090, AND
FOR AND ON BEHALF OF AZTEC CONSULTANTS, INC.
NOTARY PUBLIC
DESCRIBED IN GENERAL NOTE 8, SHEET 2 OF 4, OF THAT SUBDIVISION, ARE HEREBY
REMOVED, TERMINATED, AND EXTINGUISHED IN THEIR ENTIRETY.
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED
UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH
B.
THE 20 -FOOT AND 16 -FOOT CROSS ACCESS INGRESS AND EGRESS EASEMENTS SET FORTH
DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE
IN GENERAL NOTE 9 ON THE PLAT OF THE E.S. ALLEN SUBDIVISION, RECORDED AT
COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON.
RECEPTION NO. 2010000090, ARE HEREBY REMOVED, TERMINATED, AND EXTINGUISHED IN
OWNER / SUBDIVIDER
ACCORDANCE WITH THE AUTOMATIC TERMINATION LANGUAGE CONTAINED IN GENERAL
ZB, N.A. DBA VECTRA BANK COLORADO
NOTE 9 OF THAT SUBDIVISION, WHICH PROVIDES IN PART THAT SAID EASEMENTS ARE TO
TERMINATE AND FOREVER BE EXTINGUISHED UPON THE OCCURRENCE OF THE GRANTEE'S
HEIRS', SUCCESSORS' AND ASSIGNS' SALE OF LOT 1, E.S. ALLEN SUBDIVISION, TO A THIRD
BY:
PARTY. LOT 1 WAS SOLD TO THE OWNER/SUBDIVIDER HEREUNDER ON JANUARY 16, 2015.
NAME: BRUCE ALEXANDER
C.
THE EASEMENTS RESERVED IN SPECIAL WARRANTY DEED RECORDED DECEMBER 28, 2012 AT
RECEPTION NO.2012139837 (THE 20 -FOOT AND 16 -FOOT CROSS ACCESS INGRESS AND
AS: PRESIDENT &CEO
EGRESS EASEMENTS) ARE HEREBY REMOVED, TERMINATED, AND EXTINGUISHED IN
ACCORDANCE WITH THE AUTOMATIC TERMINATION LANGUAGE CONTAINED IN THE
NOTARY PUBLIC:
RESERVATION OF EASEMENTS, WHICH TERMINATION WAS EFFECTIVE UPON THE GRANTEE'S
HEIRS', SUCCESSORS' AND ASSIGNS' SALE OF LOT 1, E.S. ALLEN SUBDIVISION, TO A THIRD
STATE OF )
PARTY, THE OWNER/SUBDIVIDER HEREUNDER, ON JANUARY 16, 2015.
CLERK AND RECORDER'S CERTIFICATE
SS
D.
UPON RECORDATION OF THIS PLAT, THE EASEMENTS FOR RIGHTS OF WAY GRANTED TO THE
ACCEPTED FOR RECORDING IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF
COUNTY OF )
CITY OF WHEAT RIDGE IN A DEED RECORDED OCTOBER 8, 1990 AT RECEPTION N0.
90086585 GRANTING (I) A 27.27 -FOOT WIDE SIDEWALK, UTILITY AND SIGNAGE EASEMENT IN
JEFFERSON COUNTY AT GOLDEN, COLORADO, THIS DAY OF 20__.
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF
UPHAM STREET, AND (II) A 7.5 -FOOT WIDE SIDEWALK, UTILITY AND SIGNAGE EASEMENT IN
38TH AVENUE IS MODIFIED, IN PART, BY A REDUCTION OF THE UPHAM STREET EASEMENT
JEFFERSON COUNTY CLERK AND RECORDER
. 2017, BY BRUCE ALEXANDER , AS
GRANT TO THE NEW UPHAM STREET RIGHT-OF-WAY BOUNDARY ESTABLISHED BY THIS
PLAT, SHALL BE EXTINGUISHED BY MERGER OF TITLE UPON RECORDATION OF THIS PLAT
BY: DEPUTY CLERK
PRESIDENT &CEO, OF ZB, N.A. DBA VECTRA BANK COLORADO.
E.
THE EASEMENTS FOR UTILITY PURPOSES GRANTED TO THE PUBLIC SERVICE COMPANY OF
COLORADO IN EASEMENT INSTRUMENTS DATED DECEMBER 18, 1985, RECORDED AT
RECEPTION NO. 85122823 AND DATED DECEMBER 18, 1985 AND RECORDED AT RECEPTION
NO. 122823, ARE HEREBY REMOVED, TERMINATED, AND EXTINGUISHED.
WITNESS MY HAND AND OFFICIAL SEAL.
MY COMMISSION EXPIRES:
NOTARY PUBLIC
NOTE: RIGHT-OF-WAY EXCEPTION PARCEL NOT INCLUDED IN THE ABOVE TOTALS.
COVER SHEET
SUBDIVSION DATA TABLE
TOTAL
AREA
3.8756
ACRES
168,819
SQ.
FT.
AREA
OF LOTS (2)
3.0904
ACRES
134,616
SQ.
FT.
AREA
OF TRACTS (1)
0.2266
ACRES
9,870
SQ.
FT.
AREA
OF STREET RIGHT-OF-WAY
0.5586
ACRES
24,333
SQ.
FT.
NOTE: RIGHT-OF-WAY EXCEPTION PARCEL NOT INCLUDED IN THE ABOVE TOTALS.
COVER SHEET
I
A PARCEL OF LAND
looll
':'
CEN TER 1/4 CORNER SEC TION 23,
T3S, R69W, 6TH P.M.
FOUND N0. 6 REBAR W1TH 3-1/4 "
AL UM/NUM CAP STAMPED "Cl TY OF
WHEAT RIDGE LS 13212 1986"
CO WR PT. NO. 14709
GROUND COORDINA TES -
N= 708, 468.52
E=118,4J5. J8
LA TI TUDE=39 4635.85400" N
L ONGI TU0E=105 04'53.15235" W
WEST END 38 FILING NO,.
1
LYING IN THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO.
3.8756 ACRES - 2 LOTS AND 1 TRACT
SHEET 2 OF 4
FINAL PLAT
NOR THERL Y LINE SE 1/4 SEC. 23
1313.92' — — — — N89 41'34='E 2627.84' — — — — 1313.92' — — — — — —
NW 1/4 SE 1/4 SEC. 231
�I T.3S., R.69W., SIXTH P.M.
N
N
I�
PO/NT OF COMMENCEMENT
SOUTH 1/4 CORNER SECTION 23,
T3S, R69W, 67H P.M.
FOUND NO. 6 REBAR WITH J-114"
ALUM/NUM CAP STAMPED "CITY OF
WHEA T RIDGE LS 13212 1984" CO WR PT
NO. 15709
GROUND COORDINA TES:
N= 705, 823.48
E=118,443.25
LATITUDE=3946'09.72050" N
LONGI TUDE=105 04 '53.201769 " W
657.69'
NW 1/4
SW 1/4
SE 1/4
N89 39'11 "E 1316.10'
658.05'
SW 1/4
SW 1/4
SE 1/4
N89 39'59 "E 2630.74'
657.69'
NE 1/4
Stil' 1/4
SE 1/4
658.05'
NW 1/4 0
SE 1/4
SW 1/4 �I
o �
SE 1/4 �� o
0
0
s
329.11 ' Ll—
SW 1/4
SE 1/4
SW 1/4
SE 1/4
0
—
658.41' — — �__ 329.20'
1316.83' 658.41'
GROUND COORDINA TES- E—W—E 1/256 CORNER SECTION 23, T3S,
N=705,829.669 R69W, 67H P.M.
E=119, 430.848 FOUND NO. 6 REBAR WITH J-114-
LA
-1/4"LA Tl TUDE= 39 46'09.73730" N ALUM/NUM CAP STAMPED
LONGITUDE=105 04'40.56257" W "WHEA T RIDGE STREET MON 8334
L S13212 1994"
NE
1/4
N
SE
1/4
SW
1/4I
SE
1/4
�I
329.12'
rn
S89 38'48
--moo
"W 658.23'
I coo
SE 1/4
SE 1/4NI-
SW 1/4
SE 1/4
EXCEPTION PARCEL
329.21'-- --
S89 3824 "W 2633.65'
SOUTHERL Y LINE SE 1/4 SEC. 23
(BASIS OF BEARINGS)
EAST 1/4 CORNER SECTION 23,
T3S, R69W, 67H P.M.
FOUND NO. 6 REBAR WITH J-114"
ALUM/NUM CAP STAMPED "CITY OF
WHEAT RIDGE LS 13212 1984"
COWR PT. NO. 14809
GROUND COORDINA TES:
N= 708, 482.61
E=121,06318
LA TI TUDE= 39 4635.87230 " N
LONGI TUDE=105 04'19.50362 " W
NE 1/4 SE 1/4 SEC. 23,
T.3S., R.69W., SIXTH P.M.
1315.37'
SE 1/4 SE 1/4 SEC. 239
T.3S., R.69W., SIXTH P.M.
SE CORNER SECTION 23,
T3S, R69W, 67H P.M.
FOUND NO. 6 REBAR
WITH J-114" ALUM/NUM CAP STAMPED
"CITY OF WHEA T RIDGE LS 13212 1984"
CO WR PT. NO. 15809
GROUND COORDINA TES:
N= 705,84 0. OJ
E=121, 076.85
LA Tl TUDE= 39 46'09.76276 " N
LONGI TUDE=105 04 '19.48794 " W
1
OF SECTION 23,
LINE TYPE LEGEND
SECTION LINE
PROPOSED RIGHT—OF—WAY
EXISTING RIGHT—OF—WAY
PROPOSED LOT LINE
EXISTING LOT LINE
PROPOSED EASEMENT
EXISTING EASEMENT
SUBDIVISION BOUNDARY
GENERAL NOTES
1. ALL LINEAL UNITS DEPICTED ON THIS SUBDIVISION PLAT ARE U.S. SURVEY FEET.
2. THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HARN
STATE PLANE COLORADO CENTRAL FIPS 0502 COORDINATE SYSTEM, AND HAS A HORIZONTAL
ACCURACY CLASSIFICATION OF 0.07 U.S. SURVEY FEET AT THE 95% CONFIDENCE LEVEL, AS DEFINED
IN THE GEOSPATIAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL
SUBCOMMITTEE (FGDC—STD-007.2-1998).
3. BEARINGS SHOWN HEREON ARE GRID BEARINGS DERIVED FROM RTK FAST STATIC GPS OBSERVATIONS
AND ARE BASED UPON THE COLORADO COORDINATE SYSTEM OF 1983 CENTRAL ZONE (NAD 83, 2011),
ALONG THE SOUTHERLY LINE OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 3 SOUTH,
RANGE 69 WEST, 6TH PRINCIPAL MERIDIAN, WHICH BEARS SOUTH 89'38'24" WEST, BETWEEN THE
MONUMENTS SHOWN HEREIN.
4. ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES ANY PUBLIC LAND SURVEY
MONUMENT(S) OR LAND BOUNDARY MONUMENT(S), OR ACCESSORY COMMITS A CLASS TWO (2)
MISDEMEANOR PURSUANT TO 18-4-508 CRS.
5. ALL GENERAL NOTES, DEDICATIONS AND PLAT RESTRICTIONS, AS SHOWN ON THE PLAT OF WEST END
38 FILING NO. 1 FINAL PLAT — SHALL APPLY UNLESS SPECIFICALLY AMENDED AND SUPERSEDED
HEREBY.
6. THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY AZTEC CONSULTANTS, INC. TO DETERMINE
TITLE OR EASEMENTS OF RECORD. RESEARCH FOR THIS SURVEY WAS PERFORMED IN ACCORDANCE
WITH CRS 38-51-106 AND THE RULES OF PROCEDURE AND BOARD POLICY STATEMENTS OF THE
STATE BOARD OF LICENSURE FOR ARCHITECTS, PROFESSIONAL ENGINEERS AND PROFESSIONAL LAND
SURVEYORS, SPECIFICALLY THOSE BOARD RULES AND POLICY STATEMENTS RELATING TO THE
DEPICTION OF EASEMENTS AND RIGHTS OF WAY ON SUBDIVISION PLATS. TITLE COMMITMENT NUMBER
508—FO563184-017-017, DATED SEPTEMBER 16, 2016 AT 7:00 A.M. PREPARED BY FIDELITY
NATIONAL TITLE INSURANCE COMPANY, WAS RELIED UPON FOR ALL INFORMATION REGARDING
EASEMENTS OF RECORD, RIGHTS OF WAY, TITLE OF RECORD AND CIVIL COURT ACTIONS OF RECORD.
7. ALL DIMENSIONS SHOWN HEREON ARE AS MEASURED UNLESS OTHERWISE NOTED.
8. BASED ON A GRAPHICAL REPRESENTATION OF FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA)
FLOOD INSURANCE RATE MAP (FIRM) MAP NO. 08059CO214F, DATED FEBRUARY 5, 2014. THE SUBJECT
PROPERTY LIES WITHIN OTHER AREAS ZONE X, BEING DEFINED AS "AREAS DETERMINED TO BE OUTSIDE
THE 0.2% ANNUAL CHANCE FLOOD PLAIN".
9. TRACT A IS NON—BUILDABLE AND FULLY ENCUMBERED BY AN EASEMENT HEREBY ESTABLISHED FOR
THE PURPOSE OF PROVIDING PUBLIC AND EMERGENCY ACCESS, UTILITIES, AND ON—SITE STREETSCAPE
AMENITIES.
0' 37.5' 75' 150' 300'
Eli- I
1 Inch = 150 Feet
�ofk
f(ello
FOR AND ON BEHALF OF
AZTEC CONSUL TANTS, INC
1316.83' �'� QUARTER SECTION BREAKDOWN
N
�
J
o
�
W
I
�
1
OF SECTION 23,
LINE TYPE LEGEND
SECTION LINE
PROPOSED RIGHT—OF—WAY
EXISTING RIGHT—OF—WAY
PROPOSED LOT LINE
EXISTING LOT LINE
PROPOSED EASEMENT
EXISTING EASEMENT
SUBDIVISION BOUNDARY
GENERAL NOTES
1. ALL LINEAL UNITS DEPICTED ON THIS SUBDIVISION PLAT ARE U.S. SURVEY FEET.
2. THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD 83 HARN
STATE PLANE COLORADO CENTRAL FIPS 0502 COORDINATE SYSTEM, AND HAS A HORIZONTAL
ACCURACY CLASSIFICATION OF 0.07 U.S. SURVEY FEET AT THE 95% CONFIDENCE LEVEL, AS DEFINED
IN THE GEOSPATIAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL
SUBCOMMITTEE (FGDC—STD-007.2-1998).
3. BEARINGS SHOWN HEREON ARE GRID BEARINGS DERIVED FROM RTK FAST STATIC GPS OBSERVATIONS
AND ARE BASED UPON THE COLORADO COORDINATE SYSTEM OF 1983 CENTRAL ZONE (NAD 83, 2011),
ALONG THE SOUTHERLY LINE OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP 3 SOUTH,
RANGE 69 WEST, 6TH PRINCIPAL MERIDIAN, WHICH BEARS SOUTH 89'38'24" WEST, BETWEEN THE
MONUMENTS SHOWN HEREIN.
4. ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES ANY PUBLIC LAND SURVEY
MONUMENT(S) OR LAND BOUNDARY MONUMENT(S), OR ACCESSORY COMMITS A CLASS TWO (2)
MISDEMEANOR PURSUANT TO 18-4-508 CRS.
5. ALL GENERAL NOTES, DEDICATIONS AND PLAT RESTRICTIONS, AS SHOWN ON THE PLAT OF WEST END
38 FILING NO. 1 FINAL PLAT — SHALL APPLY UNLESS SPECIFICALLY AMENDED AND SUPERSEDED
HEREBY.
6. THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY AZTEC CONSULTANTS, INC. TO DETERMINE
TITLE OR EASEMENTS OF RECORD. RESEARCH FOR THIS SURVEY WAS PERFORMED IN ACCORDANCE
WITH CRS 38-51-106 AND THE RULES OF PROCEDURE AND BOARD POLICY STATEMENTS OF THE
STATE BOARD OF LICENSURE FOR ARCHITECTS, PROFESSIONAL ENGINEERS AND PROFESSIONAL LAND
SURVEYORS, SPECIFICALLY THOSE BOARD RULES AND POLICY STATEMENTS RELATING TO THE
DEPICTION OF EASEMENTS AND RIGHTS OF WAY ON SUBDIVISION PLATS. TITLE COMMITMENT NUMBER
508—FO563184-017-017, DATED SEPTEMBER 16, 2016 AT 7:00 A.M. PREPARED BY FIDELITY
NATIONAL TITLE INSURANCE COMPANY, WAS RELIED UPON FOR ALL INFORMATION REGARDING
EASEMENTS OF RECORD, RIGHTS OF WAY, TITLE OF RECORD AND CIVIL COURT ACTIONS OF RECORD.
7. ALL DIMENSIONS SHOWN HEREON ARE AS MEASURED UNLESS OTHERWISE NOTED.
8. BASED ON A GRAPHICAL REPRESENTATION OF FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA)
FLOOD INSURANCE RATE MAP (FIRM) MAP NO. 08059CO214F, DATED FEBRUARY 5, 2014. THE SUBJECT
PROPERTY LIES WITHIN OTHER AREAS ZONE X, BEING DEFINED AS "AREAS DETERMINED TO BE OUTSIDE
THE 0.2% ANNUAL CHANCE FLOOD PLAIN".
9. TRACT A IS NON—BUILDABLE AND FULLY ENCUMBERED BY AN EASEMENT HEREBY ESTABLISHED FOR
THE PURPOSE OF PROVIDING PUBLIC AND EMERGENCY ACCESS, UTILITIES, AND ON—SITE STREETSCAPE
AMENITIES.
0' 37.5' 75' 150' 300'
Eli- I
1 Inch = 150 Feet
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f(ello
FOR AND ON BEHALF OF
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WEST END 38 FILING NO,. 1
A PARCEL OF LAND LYING IN THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23,
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
EXISTING CONDITI0NS CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO.
3.8756 ACRES - 2 LOTS AND 1 TRACT
SHEET 3 OF 4
FINAL PLAT ;III
SW 1/4
SW 1/4
� SE 1/4
WATER EASEMENT PER
REC. NO. F0048019 AND
REC. NO. F0134584
S 1/2 SW 1/4 SE 1/4 SEC. 23,
T.3S., R.69W., SIXTH P.M.
LOT 6, BLOCK 1
WHEA T RIDGE
MARKETPLACE
SUBDI VISION,
FIRST FILING
REC. NO. F0156207
ZONING MU -C
30' WIDE INGRESS, EGRESS
AND UTILITY EASEMENT
PER REC. NO. F0156207
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BY THIS PLAT
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0
PARCEL LINE HEREBY
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PARCEL 4
(PER TITLE COMMITMENT)
05
(PER
00
O
Z
J3
J
I
W
I
S89'38'24"W 131.91'
(131.79
MONUMENT IS 1.80' NORTH
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O
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0 6
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ES. ALLEN SUBDIVISION
REC. NO. 2010000090
ZONING MU -C
� - N89'38'44"E 304.08'---
5' UTILITY
EASMENT
REC. NO.
2010000090
PARCEL 3
(PER TITLE COMMITMENT)
LOT I
E. S. ALLEN SUBDI VISION
REC. NO. 2010000090
16' CROSS ACCESS/INGRESS-EGRESS
EASEMENT REC. NO. 2010000090
EASEMENT HEREBY REMOVED,
20' CROSS ACCESS /
INGRESS -EGRESS
EASEMENT REC. NO. 2010000090
EASEMENT HEREBY REMOVED,
TERMINATED, AND EXTINGUISHED
BY THIS PLAT
RESERVATION OF NON-EXCLUSIVE
ACCESS EASEMENT REC. NO. 2012139837
HEREBY REMOVED, TERMINATED,
AND EXTINGUISHED BY THIS PLAT
TERMINATED, AND EXTINGUISHED-
BY THIS PLAT 5' UTILITY 10' UTILITY EASMENT
PARCEL LINE HEREBY �� EASMENT REC. NO. 2010000090
REMOVED BY THIS PLAT MONUMENT IS 0.88' EAST OF REC. NO. HEREBY REMOVED, TERMINATED, I I
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3—
NORTH L NE OF THE SW 1/4 E 1/4 SW 1/4 SE 1/4 OF SEC. 23f
MONUMENT IS 4.84' EAST OF
CALCULATED CORNER. I I
PARCEL LINE HEREBY I I
REMOVED BY THIS PLAT
INO EXCEPTION FOR RIGHT-OF-WAY
85.00' REFERENCED IN LEGAL DESCRIPTIONS
OR TITLE COMMITMENT I I
I I
PARCEL LINE HEREBY
REMOVED BY THIS PLAT
I
IST EXCEPTION PARCEL 1
PARCEL 5
(PER TITLE COMMITMENT)
100.00'
o O CORNER.
o O
�\ \ WATER EASEMENT PER o O
REC. NO. F0048019 AND ° IST EXCEPTION PARCEL 4
REC. NO. F0134584 I r \ O
10' WIDE SIGNAGE AND 4.5' PERMANENT
/ TRAFFIC CONTROL EASEMENT UNPLA TIED CV RIGHT-OF-WAY
PER REC. NO. F0156207 ZONED MU -C r- AND EASEMENT
/ POINT OF O REC. NO. 90086600
Y REMOVED,
BEGINNING Z TERMINAITED, AND ENTEEXTINGUISHED
PARCEL 4 (A) BY THIS PLAT
(131.82) JJ
_ N89°38'24"E 131.97' — — — 1_ --
/ — — — S89'38'24"W 100.00'
W. 38TH AVENUE 47.47 —
/ N87'01'53"E 659.18'(TIE) IST EXCEPTION PARCEL 5
/ / (VARIABLE WIDTH PUBLIC ROW) — — — — 30.00'_
_ — — 30.00'
SOUTH LINE OF THE SE 1/4 OF SEC. 23 S89 3824 "W 2633.65'
(BASIS OF BEARINGS)
SOUTH 1/4 CORNER SECTION 23,
TSS, R69W, 67H P.M.
FOUND NO. 6 REBAR WITH J-114-
ALUMINUM
-1/4"ALUMINUM CAP STAMPED "CITY OF
WHEAT RIDGE Is 13212 1984"
175.00'
2ND EXCEPTION PARCEL 1
PARCEL 2
N 89'38'48"E
25.00'
25' -
i __
MONUMENT IS 0.10' NORTH
– 2.6OCALCULATED
NO EXCEPTION FOR RIGHT-OF-WAY
REFERENCED IN LEGAL DESCRIPTIONS
OR TITLE COMMITMENT
7.5' PERMANENT
RIGHT-OF-WAY
AND EASEMENT
REC. NO. 90086585
EASEMENT HEREBY REMOVED,
TERMINATED, AND EXTINGUISHED
BY THIS PLAT
S89'38'24"W w
o�
31.75' 1'� o
0 0
00
z
SYMBOL LEGEND
FOUND SECTION CORNER
le FOUND NO. 5 REBAR WITH 1-1/4" ORANGE
PLASTIC CAP STAMPED "AZTEC LS 36580"
FOUND NO. 5 REBAR W/1-1/4" RED PLASTIC
20 CAP STAMPED "COLO ENG AND SURV LS 26958"
FOUND NO. 5 REBAR W/1-1/4" GREEN PLASTIC
30 CAP ILLEGIBLE
FOUND NO. 5 REBAR WITHOUT A CAP
40
(NOT ACCEPTED)
50 FOUND 3/4" BRASS TAG AND NAIL
ILLEGIBLE (NOT ACCEPTED)
(XXX.XX) DISTANCES PER LEGAL DESCRIPTION
SEE SHEET 4 FOR EASEMENT AND LOT DETAILS
LINE TYPE LEGEND
SECTION LINE
PROPOSED RIGHT-OF-WAY
EXISTING RIGHT-OF-WAY
PROPOSED LOT LINE
EXISTING LOT LINE
PROPOSED EASEMENT
EXISTING EASEMENT
SUBDIVISION BOUNDARY
0' 15' 30' 60'
MEMEL-
1 Inch = 30 Feet
SE CORNER SECTION 23,
TSS, R69W, 6TH P.M.
FOUND NO. 6 REBAR
WITH J-114- ALUMINUM CAP
STAMPED "Cl TY OF WHEA TRIDGE
LS 13212 1984"
W. 38TH AVENUE
(VARIABLE WIDTH PUBLIC ROW)
S89'38'24"W 229.20' E -W -E 1/256 CORNER SECTION 23, T3S, R69W, 6TH P.M.
FOUND NO. 6 REBAR WITH J-114- ALUMINUM CAP STAMPED
"WHEA T RIDGE STREET MON 8334 LS13212 1994"
�oP f6lio
FOR AND ON BEHALF OF
AZTEC CONSUL TANTS, INC
EXISTING CONDITIONS
(PER
TITLE COMMITMENT)L
I I
J3
I
PARCEL LINE HEREBY
)
REMOVED BY THIS PLAT
I
I I
I
20' ROADWAY I I
O
EASEMENT I
d
BK 270 PG 543
(NOT REFERENCED IN
SW
1 /4
TITLE COMMITMENT)
EASEMENT HEREBY REMOVED,
(n
SE
14
/
TERMINATED, AND EXTINGUISHED
I I
d
SW
1/4
/
BY THIS PLAT I
I
_04
10' ROADWAY EASEMENT
Lo
SE
1/4
BK 306 PG 460
Ilo
(NOT REFERENCED IN
TITLE COMMITMENT)
\
M
EASEMENT HEREBY REMOVED,
TERMINATED, AND EXTINGUISHED I i i
W
Ld
w
BY THIS PLAT I
M
PARCEL
1
\
O
(PER TITLE
COMMITMENT)
27.27' PERMANENT
RIGHT-OF-WAY AND EASEMENT
O
I
EASEMENT HEREBY REMOVED,
O
TERMINATED, AND EXTINGUISHED
BY THIS PLAT
I I
I I I I
W
N
I
NO EXCEPTION FOR RIGHT-OF-WAY
REFERENCED IN LEGAL DESCRIPTIONS
I
�
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[�
OR TITLE COMMITMENT
w 3:
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U h
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I I I
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I UNPLA TIED
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31.75
x
Lo
3RD EXCEPTION PARCEL 7
I ICNI
REC. NO. 90086571:�
PARCEL LINE HEREBY
25'
REMOVED REMOVED BY THIS PLAT
10.00'
19.61'
N00'13'03"W 1
1
____�TN`�< T
19.61'
MONUMENT IS 0.10' NORTH
– 2.6OCALCULATED
NO EXCEPTION FOR RIGHT-OF-WAY
REFERENCED IN LEGAL DESCRIPTIONS
OR TITLE COMMITMENT
7.5' PERMANENT
RIGHT-OF-WAY
AND EASEMENT
REC. NO. 90086585
EASEMENT HEREBY REMOVED,
TERMINATED, AND EXTINGUISHED
BY THIS PLAT
S89'38'24"W w
o�
31.75' 1'� o
0 0
00
z
SYMBOL LEGEND
FOUND SECTION CORNER
le FOUND NO. 5 REBAR WITH 1-1/4" ORANGE
PLASTIC CAP STAMPED "AZTEC LS 36580"
FOUND NO. 5 REBAR W/1-1/4" RED PLASTIC
20 CAP STAMPED "COLO ENG AND SURV LS 26958"
FOUND NO. 5 REBAR W/1-1/4" GREEN PLASTIC
30 CAP ILLEGIBLE
FOUND NO. 5 REBAR WITHOUT A CAP
40
(NOT ACCEPTED)
50 FOUND 3/4" BRASS TAG AND NAIL
ILLEGIBLE (NOT ACCEPTED)
(XXX.XX) DISTANCES PER LEGAL DESCRIPTION
SEE SHEET 4 FOR EASEMENT AND LOT DETAILS
LINE TYPE LEGEND
SECTION LINE
PROPOSED RIGHT-OF-WAY
EXISTING RIGHT-OF-WAY
PROPOSED LOT LINE
EXISTING LOT LINE
PROPOSED EASEMENT
EXISTING EASEMENT
SUBDIVISION BOUNDARY
0' 15' 30' 60'
MEMEL-
1 Inch = 30 Feet
SE CORNER SECTION 23,
TSS, R69W, 6TH P.M.
FOUND NO. 6 REBAR
WITH J-114- ALUMINUM CAP
STAMPED "Cl TY OF WHEA TRIDGE
LS 13212 1984"
W. 38TH AVENUE
(VARIABLE WIDTH PUBLIC ROW)
S89'38'24"W 229.20' E -W -E 1/256 CORNER SECTION 23, T3S, R69W, 6TH P.M.
FOUND NO. 6 REBAR WITH J-114- ALUMINUM CAP STAMPED
"WHEA T RIDGE STREET MON 8334 LS13212 1994"
�oP f6lio
FOR AND ON BEHALF OF
AZTEC CONSUL TANTS, INC
EXISTING CONDITIONS
WEST END 38 FILING NO,. 1
A PARCEL OF LAND LYING IN THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTH EAST QUARTER OF SECTION 23,
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO.
3.8756 ACRES - 2 LOTS AND 1 TRACT
CONDITIONS SHEET 4 OF 4
FTNAL PT.AT
S 1/2 SW 1/4 SE 1/4 SEC. 23, 30' WIDE INGRESS, EGRESS
AND UTILITY EASEMENT
US., R.69W., SIXTH P.M. PER REC. NO. F0156207
LOT 6, BLOCK 1
WHEA T RIDGE
MARKETPLACE-
SUBDI VISION,
FIRST FILING
REC. NO. F0156207
ZONING MU- C
30' WIDE INGRESS, EGRESS
AND UTILITY EASEMENT
PER REC. NO. F0156207
0' 7.5' 15' 30' 60'
1 Inch = 30 Feet
/
/
/
/
/
/
30' WIDE INGRESS,
/ EGRESS AND UTILITY
EASEMENT PER REC.
NO. F0156207
LOT 7, BLOCK 1 Ch1
WHEA T RIDGE /
MARKETPLACE /
SUBDI VISION,
FIRST FILING
REC. NO. F0156207 /
ZONING MU -C /
/
/
►I
n
N
� 1 ,
2ND EXCEPTION PARCEL 4
2
26' EMERGENCY
ACCESS EASEMENT
HEREBY GRANTED
BY THIS PLAT
89'38'20"E 131.81' 1
C2 N90°00'00"W 116.75' !�
0_
0 0
0 0
O Co
O N
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S90°00'00"E 82.59'
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R=20.00'
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00
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00 0CD
o Coo-d-
o o
o �
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I, ACCESS EASMENT
I -I� HEREBY GRANTED
N89°57'16"E BY THIS PLAT
24.00'
I
A 16°46'17"
R=57.50' A=16°46'18"
L=16.83' R=57.50'
CH=N81 °36'51 "E L=16.83'
CHL=16.77' CH=S81 °36'51 "W
CHL=16.77'
N89°59'59"E 88.43'
PUBLIC & EMERGENCY ACCESS
AND UTILITY EASEMENT HEREBY
GRANTED BY THIS PLAT
2.63' S89'38'24"W 131.91'
/ 66
/ I UNPLA TIED
ZONED MU -C
W. 38TH AVENUE - - - - POINT OF
N90°00'00"E 119.65'
PUBLIC & EMERGENCY ACCESS
AND UTILITY EASEMENT HEREBY
GRANTED BY THIS PLAT
I
1 N90°00'00"E 112.84'
N00°12'07"W
6.70'
H
CD
20.00'
1 � 1
LOT 2
9,730 SF
0.2234 AC
LOT 2
ES, ALLEN SUBDIVISION
REC. NO. 2010000090
ZONING MU -C
N89'38'44"E 304.08'
293.58'
N90°00'00"W 205.34'
-T
STORMWATER DETENTION EASEMENT
HEREBY GRANTED TO THE CITY OF
WHEAT RIDGE BY THIS PLAT
N90°00'00"E 205.34'
LOT 1
124,886 SF
2.8670 AC
10.50' /
N
N00°00'00"E N90°00'00"W 0
9.61
49.72' �
'
10.00' -
N90°00'00"E
49.76'
N00°00'00"E
20.73'
10.50'
MONUMENT IS 4.84' EAST OF
CALCULATED CORNER.
RIGHT-OF-WAY HEREBY
DEDICATED BY THIS PLAT
N
N
LINE
BEARING
LENGTH
L1
0
/
-00
/
Co
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N71°06'44"E, 13.50'
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HEREBY GRANTED
BY THIS PLAT
89'38'20"E 131.81' 1
C2 N90°00'00"W 116.75' !�
0_
0 0
0 0
O Co
O N
O
z
S90°00'00"E 82.59'
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x=90°00'18"
R=20.00'
L=31.42'
CH=S44°59'51 "W
w CHL=28.29'
00
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00 0CD
o Coo-d-
o o
o �
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I, ACCESS EASMENT
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N89°57'16"E BY THIS PLAT
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I
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R=57.50' A=16°46'18"
L=16.83' R=57.50'
CH=N81 °36'51 "E L=16.83'
CHL=16.77' CH=S81 °36'51 "W
CHL=16.77'
N89°59'59"E 88.43'
PUBLIC & EMERGENCY ACCESS
AND UTILITY EASEMENT HEREBY
GRANTED BY THIS PLAT
2.63' S89'38'24"W 131.91'
/ 66
/ I UNPLA TIED
ZONED MU -C
W. 38TH AVENUE - - - - POINT OF
N90°00'00"E 119.65'
PUBLIC & EMERGENCY ACCESS
AND UTILITY EASEMENT HEREBY
GRANTED BY THIS PLAT
I
1 N90°00'00"E 112.84'
N00°12'07"W
6.70'
H
CD
20.00'
1 � 1
LOT 2
9,730 SF
0.2234 AC
LOT 2
ES, ALLEN SUBDIVISION
REC. NO. 2010000090
ZONING MU -C
N89'38'44"E 304.08'
293.58'
N90°00'00"W 205.34'
-T
STORMWATER DETENTION EASEMENT
HEREBY GRANTED TO THE CITY OF
WHEAT RIDGE BY THIS PLAT
N90°00'00"E 205.34'
LOT 1
124,886 SF
2.8670 AC
10.50' /
N
N00°00'00"E N90°00'00"W 0
9.61
49.72' �
'
10.00' -
N90°00'00"E
49.76'
N00°00'00"E
20.73'
10.50'
MONUMENT IS 4.84' EAST OF
CALCULATED CORNER.
RIGHT-OF-WAY HEREBY
DEDICATED BY THIS PLAT
N
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1 2 1
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112.54'
89°38'24"E 290.51'
N
S89'38'24"W 100.00' 1
(VARIABLE WIDTH PUBLIC ROW)_ - - - - BEGINNING N00'12'07"W
30.00'
SOUTH LINE OF THE SE 1/4 OF SEC. 23 S89 3824 "W 2633.65'
(BASIS OF BEARINGS)
35.46' I 142.51'
RIGHT-OF-WAY HEREBY
50.00' DEDICATED BY THIS PLAT
EXCEP TION
PARCEL
50.00'
DEDICATED ROW
24,333 SF
0.5586 AC
L
UNPLA TIED
SYMBOL LEGEND
FOUND SECTION CORNER
1 FOUND NO. 5 REBAR WITH 1-1/4" ORANGE
PLASTIC CAP STAMPED "AZTEC LS 36580"
FOUND NO. 5 REBAR W/1-1/4" RED PLASTIC
20 CAP STAMPED "COLO ENG AND SURV LS 26958"
FOUND NO. 5 REBAR W/1-1/4" GREEN PLASTIC
30 CAP ILLEGIBLE
40 FOUND NO. 5 REBAR WITHOUT A CAP
(NOT ACCEPTED)
50 FOUND 3/4" BRASS TAG AND NAIL
ILLEGIBLE (NOT ACCEPTED)
(XXX.XX) DISTANCES PER LEGAL DESCRIPTION
SEE SHEET 4 FOR EASEMENT AND LOT DETAILS
LINE TYPE LEGEND
SECTION LINE
PROPOSED RIGHT-OF-WAY
EXISTING RIGHT-OF-WAY
PROPOSED LOT LINE
EXISTING LOT LINE
PROPOSED EASEMENT
ISUBDIVISION BOUNDARY
LINE TABLE
LINE
BEARING
LENGTH
L1
0
6.43'
15°31'21"
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0'
N71°06'44"E, 13.50'
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23.26'
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12.00'
22.84'
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76.00'
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89°38'24"E 290.51'
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30.00'
SOUTH LINE OF THE SE 1/4 OF SEC. 23 S89 3824 "W 2633.65'
(BASIS OF BEARINGS)
35.46' I 142.51'
RIGHT-OF-WAY HEREBY
50.00' DEDICATED BY THIS PLAT
EXCEP TION
PARCEL
50.00'
DEDICATED ROW
24,333 SF
0.5586 AC
L
UNPLA TIED
SYMBOL LEGEND
FOUND SECTION CORNER
1 FOUND NO. 5 REBAR WITH 1-1/4" ORANGE
PLASTIC CAP STAMPED "AZTEC LS 36580"
FOUND NO. 5 REBAR W/1-1/4" RED PLASTIC
20 CAP STAMPED "COLO ENG AND SURV LS 26958"
FOUND NO. 5 REBAR W/1-1/4" GREEN PLASTIC
30 CAP ILLEGIBLE
40 FOUND NO. 5 REBAR WITHOUT A CAP
(NOT ACCEPTED)
50 FOUND 3/4" BRASS TAG AND NAIL
ILLEGIBLE (NOT ACCEPTED)
(XXX.XX) DISTANCES PER LEGAL DESCRIPTION
SEE SHEET 4 FOR EASEMENT AND LOT DETAILS
LINE TYPE LEGEND
SECTION LINE
PROPOSED RIGHT-OF-WAY
EXISTING RIGHT-OF-WAY
PROPOSED LOT LINE
EXISTING LOT LINE
PROPOSED EASEMENT
ISUBDIVISION BOUNDARY
LINE TABLE
LINE
BEARING
LENGTH
L1
S63°21'03"W
6.43'
CURVE TABLE
CURVE
DELTA
RADIUS
LENGTH
CHORD
Cl
15°31'21"
50.00'
13.55'
N71°06'44"E, 13.50'
C2
26°38'57"
50.00'
23.26'
S76°40'32"W, 23.05'
C3
109°04'29"
12.00'
22.84'
N54°32'33"W, 19.55'
C4
10°34'45"
76.00'
14.03'
N76°12'36"E, 14.01'
C5
3°30'35"
25.00'
1.53'
S79°44'41 "W, 1.53'
SE CORNER SECTION 23,
TJS, R69W, 67H P.M.
FOUND NO. 6 REBAR
WITH 3-1/4" ALUMINUM CAP
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FOUND NO. 6 REBAR WITH J-114" ALUMINUM CAP STAMPED
"WHEA T RIDGE STREET MON 8334 LS13212 1994"
FOR AND ON BEHALF OF
AZTEC CONSUL TANTS, INC
PROPOSED CONDITIONS
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COMMUNITY DEVEIAPMENT
Memorandum
TO: Planning Commission
FROM: Lauren Mikulak, Senior Planner
Ken Johnstone, Community Development Director
DATE: April 27, 2017 (for May 4 PC meeting)
SUBJECT: Wheat Ridge Ward Station Area— Visioning Update
Introduction
In July 2016, the City contracted with W SP/PB to refine the vision for the area surrounding the
Wheat Ridge Ward commuter rail station. This visioning process built off the City's prior
efforts including the 2009 Comprehensive Plan, the 2013 Northwest Subarea Plan, and
recommendations from the 2015 Urban Land Institute (ULI) Technical Advisory Panel (TAP).
City Council expressed their support for the WSP/PB vision at a study session on April 17, 2017.
The purpose of tris memo is to provide Planning Commission with an update on several related
topics: prior planning efforts, the WSP/PB vision document (attached), Investing 4 the Future
(2E) funds, the status of the G Line, and proposed next steps for implementation.
Background
Over the last decade, a tremendous amount of planning effort has been focused on the area
surrounding the Wheat Ridge Ward Station. The station will be the last stop on the RTD G
Line which is 11.2 miles in length and provides commuter rail service to Denver Union Station.
The timeline below summarizes several of the notable accomplishments and planning efforts of
the last 11 years:
• In 2006, the Northwest Subarea Plan was approved by City Council to establish an initial
vision for future development around the commuter rail station. The plan was adopted
two years after the voter -approved FasTracks plan to provide input to RTD during station
design. The Northwest Subarea Plan included recommendations related to transportation,
infrastructure, bike and pedestrian facilities, economic development and urban design. It
generally called for mixed use, pedestrian-fiiendly development.
• In 2009, the City's comprehensive plan (Envision Wheat Ridge) was adopted, and the
Northwest Subarea was identified as one of five priority redevelopment areas in the City.
• In 2009, the Kipling/I-70 Corridors Urban Renewal Plan was approved which includes
the properties in the Northwest Subarea.
In 2009, a ballot measure passed exempting urban renewal areas in the City (except the
381' Avenue Corridor URA) from the height and density restrictions found in the City
Charter.
In 2010, after the adoption of the new Mixed Use -Commercial TOD (MU -C TOD) zone
district, City staff met with property owners in the Northwest Subarea to discuss the
possibility of a City -initiated rezoning of properties to the MU -C TOD district.
Ultimately, this was not pursued based in part on a lack of property owner interest, but
through a private application the 15 -acre former Jolly Rancher site was rezoned to MU -C
TOD.
• In 2010, the City executed an agreement with RTD concerning the construction of the
Gold Line and local financial assistance. The agreement required the City to construct a
$1.5 million storm sewer system adjacent to the Wheat Ridge - Ward Station. The City
received a grant from the Urban Drainage and Flood Control District in the amount of
$750,000 for this project.
In 2012, City Council approved the service plan for the Ward TOD Metropolitan Districts
1-3 covering the former Jolly Rancher site. Metropolitan districts in Colorado have
become a common tool for financing the public infrastructure portion of large
development projects.
In 2013, the Planning Commission and City Council approved an update to the Northwest
Subarea Plan. The original plan had been developed prior to the completion of the final
design for the station. The goal of the 2013 update was not to change the vision for the
area, but to incorporate achievements since 2006 and to refine the City's vision for transit
oriented development (TOD), with an emphasis on employment in the station area. The
plan can be viewed on the City's website at: http://www.ci.wheatridge.co.us/nwsubarea.
• In 2014, the City collaborated with Arvada to develop specific design recommendations
for multi -modal improvements to Ridge Road between Miller Street and Ward Road.
The design was made possible by a $150,000 grant from DRCOG.
In 2014, the City received a grant in the amount of $740,228 from the DRCOG/RTD and
the City contributed an additional $165,785 for multimodal improvements to Tabor
Street. These street improvements provide better access to the station from existing and
future development immediately south of the rail line and the nearby area. Tabor Street
has been upgraded to accommodate all modes of transportation to the station, including
new bike lanes, continuous sidewalks, and lighting.
In 2015, the City partnered with the Colorado Chapter of the Urban Land Institute (ULI)
to host a Technical Advisory Panel (TAP) to study the area surrounding the rail station. A
panel of real estate professionals, including brokers, developers, planners and designers
provided an external perspective on realistic land use and density expectations for the
area. The panel presented their findings at the end of the two-day event and provided a
written report which recommends building a street grid to promote good principles of
2
urban design and walkability; encouraging multifamily development to generate the
necessary population to make the area feel like a neighborhood; and attracting industrial,
office, and/or innovation hub development. The panel agreed the station is a unique TOD
opportunity and that attracting retail to the area would be difficult in the short term. The
final ULI TAP report can be viewed on the City's website at:
htty://www.ci.wheatridge.co.us/nwsubarea.
• In 2016, a zone change was approved for the 7.3 -acre property immediately northeast of
the Station. The Mixed Use -Commercial TOD and Mixed Use -Neighborhood zone
district will provide for a potential multi -family apartment community and for -sale
townhomes.
• In 2016, City Council referred a ballot question to Wheat Ridge voters who approved a
bond and temporary'/2-cent sales and use tax rate increase to fund infrastructure
improvements that support economic development. Approximately $12 million in funds
will be spent in the Wheat Ridge - Ward Station area as part of the Investing 4 the Future
bond projects.
Station Area Vision
To build off the subarea plan and TAP recommendations, the City contracted with WSP/PB to
refine the vision for the station area. The vision and implementation matrix provides a
professional recommendation intended to help catalyze redevelopment in the area and leverage
the City's $12 million in future infrastructure investments. The vision supports an outdoor
recreation theme by embracing an urban street grid, a variety of recreational amenities, a mix of
land uses, and a suggested focus on the outdoor recreation industry.
The central components of the vision document are summarized below:
• Co -Working / Maker Space — The concept of co -working spaces has gained significant
interest and momentum in the metro area and offers diverse opportunities for small and
growing entrepreneurial enterprises. These types of spaces can take many forms and the
vision for these types of spaces should maintain flexibility in the form based on the
targeted industry and end users. More recently, staff has become aware of a related
concept known as "maker spaces," which are commercial buildings designed to
accommodate small-scale manufacturing. Both co -working and maker space could be
very appropriate for the outdoor recreation industry and very compatible with the existing
light industrial land uses in the area.
• Recreation and Regional Park— Regional trails exist to the north and south of the station
area, and the mountains are easily accessible from the station via I-70. Recreational
opportunities can be encouraged within the station area to further this theme. A proposed
regional park would take advantage of the lakes adjacent to I-70 and Ward Road and
present opportunities for water sports, kayaking, stand up paddle boarding, a mountain
bike park, community beach, and supportive private commercial development.
3
• Active Public Space and Linear Park— Creating active public spaces is a basic tenant of
good transit oriented development. With the proposed outdoor recreation theme for the
Wheat Ridge - Ward station area, active public spaces are highly encouraged in and
around the station area. The vision recommends a linear park as a north -south spine
through the station area and connecting to the proposed regional park.
• Multimodal Connectivitv and Pedestrian Bridge — Multimodal connectivity has long been
and continues to be a City priority, particularly in the station area. The rail lines currently
bisect the subarea creating a significant pedestrian barrier. The vision proposes a
pedestrian bridge as a way to increase walkability and as an opportunity to provide an
iconic structure that supports an outdoor recreation theme.
• "Pop -Up" Uses —Special events and pop-up uses maybe able to attract regional attention
to the station area, utilize the excess space in the RTD bus bays, and help brand the area
as "Base Camp" for the outdoor recreation industry.
Investing 4 the Future Update
Staff has been working since December to identify and prioritize infrastructure needs for the
$12 million that is assigned to the station area through the voter approved Investing 4 the Future
bond funds. Infrastructure needs in the area include streets, sidewalks, traffic signals, parks and
trails, public plazas, parking structures, storm water facilities, water and sewer utilities and the
pedestrian bridge. Staff's goal is to leverage the $12 million with other sources to maximize the
impact of the public funds toward implementing the City's vision for the area and catalyzing
private sector reinvestment.
To that end, W SP/PB provided a recommendation relative to infrastructure investments in the
vision document. It is very likely that expenditures of the City's $12 million will be spread
across several years. Delaying some expenditures will allow the City to better leverage other
funding sources as opportunities present themselves.
G Line Update
RTD fully expects the G Line to open to the public in 2017, but they have not yet identified a
specific opening date. The G Line utilizes the same at -grade crossing design as the A Line, the
technology for which has created some issues over the last year. RTD and its contractors are
actively working with the Federal Railroad Administration to resolve those issues. Once
resolved on the A line, testing will resume on the G line and an opening day will be announced.
Next Steps
As noted above City Council endorsed the Base Camp and recreation focused vision for the
station area at a study session on April 17, 2017. Staff has begun meeting with developers and
property owners to identify public/private ventures. hi the upcoming weeks, staff will be
meeting individually with larger landowners, in small groups with all commercial property
owners, and with the City's existing outdoor rec businesses. The Parks Commission is also
scheduled to receive an update on the enclosed vision document and Investing 4 the Future
funds.
4
Requested Action
Staff is requesting Planning Commission to provide their support for the key components of the
station area vision as outlined above. Staff welcomes any questions and comments regarding the
overall approach for implementing this vision and expending the Investing for the Future funds
for the station area.
Attachments:
• WSP/PB Wheat Ridge - Ward Station Vision
Wheat Ridge -Ward Station Vision
Purpose of the Vision
The opening of the RTD's Gold Line commuter rail offers the City of Wheat Ridge a redevelopment opportunity at the Wheat
Ridge -Ward Station area. RTD's Gold Line is expected to open in 2017 and will provide commuter rail service between Wheat
Ridge -Ward Station and Denver Union Station. The City of Wheat Ridge engaged WSP I Parsons Brinckerhoff to help develop a
unique and attractive vision for the station area. The purpose of the Wheat Ridge -Ward Station vision is to:
Present a contextual and focused TOD framework that clearly communicates to citizens, stakeholders and the
development community the City of Wheat Ridge's preferred concept for future development surrounding the
Wheat Ridge -Ward Station.
The station area vision incorporates a unified, market-based concept that is responsive to the opportunities and constraints
of the station's environment. The overall vision was developed using input
and ideas from a range of previous City of Wheat Ridge planning efforts and
City of Wheat Ridge Investment
conversations with the Denver metro area's Transit Oriented Development
(TOD) community. The vision communicates the City of Wheat Ridge's TOD
On November 8th, 2016 City of Wheat Ridge
vision to multiple audiences required for successful redevelopment.
voters approved a $12 million funding package
It is imperative that multiple stakeholders, agencies and the development
community understand the City's vision and corresponding expectations.
Through individual meetings with relevant stakeholders, consultants
presented the station area vision and received feedback from stakeholders.
Stakeholders included: area residents, City Council members, City staff,
business owners, RTD, members of the development community, and
adjacent landowners.
This document outlines the visioning process, stakeholder feedback and
suggests critical next steps for realizing redevelopment in the Wheat
Ridge -Ward Station Area.
Wheat Ridge • Ward Station Area
for public amenities and infrastructure at
Wheat Ridge -Ward Station. Funds will be
used for the construction of TOD-appropriate
public infrastructure improvements. These
improvements may be constructed as
City initiated projects, pro -actively prior to
redevelopment activities, constructed at the
time redevelopment occurs (privately or as
public projects), or a combination of the above.
Study Area Digital Model of the Existing Wheat Ridge •Ward Station Area
/wi,"ti�,O,.
Development of the Vision
Once open, Wheat Ridge -Ward Station will be one of 74 rail transit stations in the Denver metro area. The large number of
existing and future stations requires the development of a unique TOD vision that capitalizes on the opportunities of the station,
and Wheat Ridge, in order to spur appropriate and realistic redevelopment. The context of Wheat Ridge -Ward Station is outlined
below:
In the Region. Wheat Ridge -Ward Station represents one of the few "end of line" stations and, as such, has a unique set
of opportunities and challenges. End of line stations may experience heavier park -&-ride demand and longer travel times.
However, end of line stations also serve as primary connections to the urban periphery, allowing for unique development that
may not be viable at more centrally located stations. This special context allows for the creation of Wheat Ridge specific TOD
development that will differentiate it from other RTD transit stations.
In the Sub -Region. Wheat Ridge -Ward Station is located in the western sub -region of the Denver metro area. The Wheat
Ridge -Ward Station TOD vision was developed with the unique elements of the sub -region in mind. These include:
• Access to the vast outdoor recreational amenities of the foothills and mountains
• Quick and convenient commuter rail service to downtown (25 minutes) and Denver International Airport
• Access to 1-70
• Adjacencies to recreational transportation corridors including Clear Creek Trail, Van Bibber Trail and future Peaks to Plains
multi -use trail (Platte River - Clear Creek Trail - Clear Creek Canyon - Eisenhower Tunnel)
• Access to area employment centers, such as Downtown Denver, Denver West, and the U.S. 36 Corridor
• Access to growing suburban residential communities
The Site: The location of Wheat Ridge -Ward Station presents a number of opportunities for future development. The vision
was developed with these opportunities in mind:
• Robust existing employment
-Access to recreational amenities
• Easy access to multiple regional transportation modes (1-70 / RTD's Gold Line / Hwy 93 / US 6 /SH58)
•Adjacencies to future and existing regional bike routes
• Topography and views
• Large parcel size
• Nearby land is in Wheat Ridge, Arvada, and Jefferson County
• Existing and proposed residential development
• Potential Redevelopment of RTD's Parking Lot and Bus Circulation Area
• Convenient access to 1-70, the foothills and the mountains
•A number of light industrial manufacturing businesses, residential communities and medical services
• The site of the former Jolly Rancher plant
•A large number of parcels and diverse ownership patterns
• Two gravel ponds adjacent to 1-70
• Proximity to both the Van Bibber and Clear Creek trails
•A new RTD station that includes a large park & ride lot, station platforms and bus bays
-Senior living facilities
• Street improvements related to the RTD Park & Ride facility
KWh �Rog,
The Station Area
Existing Wheat Ridge •Ward Station Area
Building on Past Efforts
Walksheds: A walkshed is the time it
takes for an average pedestrian to walk
a given distance. In general, a 1/4
mile walk will take 5-10 minutes and
1/2 mile walk takes 10-15 minutes to
complete. In terms of transit stops, a
walkshed captures distances people
are generally willing to walk to and
from to access the station. Typical
distances include: 1/4 mile for bus
stops and 1/2 mile for rail stops. The
map to the left illustrates bus and
rail Walksheds for Wheat Ridge•Ward
Station.
0 City of Wheat Ridge
0 City of Arvada
This vision was not developed in a vacuum. A substantial amount of work in and around the station area has already been
undertaken. Past processes served as the foundation of the this vision, leadingto implementable strategies and nextsteps.
Past efforts utilized include:
-1-70/ Kipling Corridors Urban Renewal Plan (2009)
•City of Wheat Ridge mixed use zoning (2010)
• EPA Infrastructure Financing for TOD (2013)
•Northwest Sub -area Plan (2013)
•Ridge Road Catalytic Project (DRCOG/EPA grant
funded)(2014)
•The ULI TOD TAP Report (2015)
•Gold Line Corridor Marketand Community Services
Analysis (2015)
•Gold Corridor Housing Strategy (DRCOG/EPA grant
funded)(2015)
•Hance Ranch pending development entitlementfor
residential development adjacent to the station (2017)
In addition to past planning efforts, there are a number of financial incentives available for station area development:
• Urban Renewal/Tax Increment Financing
• Investing 4 the Future (Wheat Ridge's 2E Ballot
Initiative with $12M in bond funds)
• Metro District approved for a portion of the property
• Business Development Zone (BDZ) Program
• Enhanced Sales Tax Incentive Program (ESTIP)
• Corporate Personal Property Tax Rebate (Jefferson County)
Stakeholders Feedback
As part of the effort to develop a realistic vision for the future of Wheat Ridge -Ward Station, the WSP I Parsons Brinckerhoff
team conducted stakeholder interviews. Previous studies of the area, such as the Urban Land Use Institutes's Technical Advisory
Panel (ULI TAP), have included interviews with public and private sector stakeholders. The purpose of this most recent round
of interviews was to build off of prior findings and reach out to a broader audience of stakeholders and industry experts. In
addition to local landowners, and city council members, the consultantteam connected with real estate developers and other
professionals actively involved with transit oriented development in the Denver region. While prior efforts involved interviewees
with development expertise, the team expanded the search to amass fresh opinions and insights. Though the feedback varied,
several themes emerged from these conversations, includingthe following:
Market readiness and timing: Several interviewees felt that the previous vision for the station area reflected a TOD format
that was too conventional and, in terms of density and zoning, did not match current market conditions for the site. Although the
presence of transit is important, it is not enough to be a development catalyst in and of itself, and there still needs to be strong
market and site attributes in place. However, stakeholders generally agreed that the site's mix of strengths and weaknesses for
new development was not competitive with the many other TOD opportunities throughout the region. As such, it would likely take
many years to achieve the vision of high-density, mixed-use office and multifamily housing configured atop ground -floor retail.
Conversely, in order to catalyze development activity atthe site and spark a more near-term opportunity, a more unique and
strategic vision would need to be developed, one that leverages the site's strengths.
Site-specific comments: Opinions varied about the site's relative strengths and weaknesses for new development, but there
was a general consensus that the station area needs work to improve the overall development opportunity. Some felt that a key
priority should be making the entrance from Ward Road attractive as a first impression. Others suggested a land use vision that
has a correlation with the existing buildings and land use patterns. Interviewees emphasized that future development would not
mirror or replicate other TOD's, such as Arvada. Most felt that while 1-70 provides great access, it is also somewhat of a physical
barrier to attracting people from the south.
Preferred land uses: The concept of "outside -the -box" themes and formats came up frequently and resonated with many
interviewees who felt that this strategy would be the best to accelerate activity at the site. Some recommended a "green
concept" or outdoor theme tying into recreation, linking to existing trails, and leveraging mountain views, which are all things
that resonate with citizens of the region. Several commented that it is not a good site for retail and/or restaurants. Those
experienced in commercial development indicated
that a flexible, lower -density office space could
be viable now but may not fit a conventional TOD
vision/format. Some elected officials expressed
the desire for multifamily uses and a preference for
modern looking attached product (apartments and
townhomes) to attractyounger residents.
Target audiences and activities: Some
interviewees mentioned that Wheat Ridge is an
older community and that the site represents an
opportunity to diversify by attracting younger age
groups. Activating and programming the site, even
before horizontal development takes place, could
be a great way to attract people to the site early on
through memorable activities.
I
i
1s
Existing Buildings in the Wheat Ridge •Ward Station Area
wh7 4 _
The Urban Land Institute (ULI) TOD Market Place
An important venue for the distribution and testing of the Wheat Ridge -Ward Station TOD vision was the Urban Land Institute
TOD Market Place that took place on November 9th and 10th, 2016 at the Hyatt Regency Denver. This event provided the City
with the opportunity to present the Wheat Ridge -Ward Station TOD vision to the development community and jurisdictional
partners in order to gauge the viability of the vision and garner additional feedback. In general, other governmental
organizations, municipalities, and developers showed interest and gave positive feedback, and no one shared negative
feedback. The team developed a number of interactive visual deliverables that were exhibited during this event including:
•An interactive virtual reality (VR) application that allowed users to visualize the future station while on the convention floor.
This VR application illustrated the commuter rail station and showcased the type of development that is desired. The VR
experience can be found at: http.//demol.pbid.comlvizlwheat_ridgel
•An oblique video of the station area that showed how it could evolve from its current condition into the future TOD vision. The
video allowed viewers to visualize the evolution of proposed future development.
Screen capture of video exhibited at the ULI TOD Market Place. Image illustrates the final "vision" developed for Wheat
Ridge. Ward Station. The proposed regional park can be seen adjacent to 1 -TO, the Linear Green space can be seen connecting
the regional park to the RTD transit station.
Still shot of the virtual reality rendering of the station plaza looking North. The vision encourages active transportation
amenities at the station, as well as, a few transit focused commercial uses.
Wheat Ridge•Ward Station Vision: Uniquely Wheat Ridge
The exhibit below represents a future vision for Wheat Ridge•Ward Station.
This concept is based on past planning efforts already completed by the
City, contextual conditions of the site and feedback garnered from agency
stakeholders, city staff, decision makers, the development community and
land owners. The vision positions the station as the premier location in the
metro area for outdoor recreation focused companies and employers by
introducing outdoor recreation focused co -working spaces within the station
area. The station area offers access to the world-class recreational amenities
of the West Denver metro area, Colorado's Front Range, and the Rocky
Mountains as well as convenient access to regional employment hubs and
Denver International Airport. The outdoor recreation focus of the station area
will be supplemented by on-site recreational amenities that will complement
development.
Base Camp:
"The plan is known formally as the Wheat
Ridge. Ward Station Vision, but lately
by the more user-friendly "Base Camp"
(Councilman Zach Urban) — a nod to
outdoorsy entrepreneurs who might want
to set up shop a few miles from the foothills
west of Denver yet still easily connect to
the rest of the metro area and Denver
International Airport via train."
- Denver Post, 12.05.2016. http.//www
denverpost. com/2016/12/05/wheat-ridge-
ou tdoor-recrea tion-base-camp-ra i I -stop/
j 6 `WSP I MEL.
Wheat Ridge -Ward Station Vision: Components
Co -Working Space: Traditional conceptions of TOD development consist of multi-
story mixed-use buildings that incorporate active ground floor uses, office or residential
above, and parking garages tucked to the interior of buildings. This traditional conception
of TOD development is often desired irrespective of the conditions of the station. The
Wheat Ridge -Ward Station Vision imagines an outdoor oriented, co -working development
as a primary organizing element. This element leverages the area's existing employment
patterns, reflects the location's prime access to west -metro recreational amenities and
can be realized within a relatively easyto construct, land value appropriate development
product. Similar uses are being developed across the metro area. However, the Wheat
Ridge -Ward Station iteration is the onlytype that visualizes a co -working environment
specificallyfor outdoor recreation companies and start-ups.
Active Public Space: One strategy cities can use to assist in driving development
is the construction of public amenities that attract development. The vision suggests
the development of a linear green space that permeates the station area. This linear
green space would augment the outdoor industry co -working space by providing unique
recreational amenities such as exercise tracks, soft surface trails, obstacle courses,
skate parks and formal pocket parks for gathering. The linear green space would be
an organizational element that future development could be positioned around. Where
the green space intersects with the station platform, the vision proposes two right -sized
plazas at the base of an architecturally iconic pedestrian bridge that could include
locations for public art. This can be accomplished initially by public investment and
then allowing developers to pay a "fee -in -lieu" of developing their own open space that
reimburses publicly funded dollars.
"Pop -U p" Uses: Wheat Ridge -Ward Station may see a longer lead time for
development given its distance to the urban core and its end of line location. Within this
context, early wins that build excitement for the station will be an important element of
success. A number of "pop-up" events should be programmed to build excitement within
the community. Events could include:
• A farm -to -table dinner and train ride event at Wheat Ridge -Ward Station that departs
Union Station
• A summer concert series
• Outdoor recreation events (partnering with Wheat Ridge -based outdoor recreation
focused companies)
• Relocation of existing Wheat Ridge events to Wheat Ridge -Ward Station
These events would be used to activate the large RTD bus facility that will be largely
unused due to a shift in the bus service plan.
Recreation:
Recreation plays a large role in the station's future vision because of its proximity to
premier regional recreational amenities. To augment this opportunity the vision advocates
the development of a unique recreational node that can further enhance the station's
recreational quotient. The vision suggests using the two ponds near 1-70 and surrounding
land to develop premier regional recreation amenities. Amenities could include:
•A mountain bike park that takes advantage of topography
-Active water uses such as stand-up paddle boarding, kayaking and other water sports
• A boathouse recreation center that serves as the park's focal point
• Opportunities for private development (with visibilityfrom 1-70)
• Running and hikingtrails
• Playgrounds
`wsr I MEL.
Regional Park
A regional park that leverages existing
water features and topography to create a
recreational hub and attraction. Elements
could include:
• Hike &biketrails
• Water sports
• Water features
• Community beach
• Private development opportunities
• Locations for public art
Multi Modal Connectivity
Enhanced multi modal connections
within the site and to regional trails
will offer:
• Transportation mode choice
• Outdoor -focused connections
• A healthier community
• An active and vibrant
streetscape
Linear Green Space
A programmed linear green space that
includes facilities for multiple types of
recreational endeavors. The green space
would serve to connect both sides of the
station area and serve as an organizing
element for development. Features could
include:
• Walking and bike paths
• Outdoor exercise nodes
• Small 'pocket parks"
• Playgrounds and skate parks
• Locations for public art
:why 8 `WSP I fie.
Linear Green Space Conceptual Cross Section
This conceptual cross section shows the soft surface trail, the two-way cycle track, and the exercise track, all of
which comp lementthe outdoor focused employment uses and provide outdoor recreation within close proximity to
future residents and businesses. The linear green space will also provide connectivity within the site and to nearby
recreational amenities.
Co -Working Space
The linear green space
provides opportunities not
only for recreation but also
offers a location for green
infrastructure facilities like
rain gardens.
The linear green space
not only offers a location
for active transportation
facilities, it also offers
places for relaxation and
opportunities for community
connections.
Quiet, personal spaces
should be developed along
the linear green space in
order to provide residents,
employees and visitors
places for reflection and
relaxation.
Iconic Bridge to Join the Station Area
One of the focal points of the station area vision will be an iconic pedestrian bridge that connects the north and south sides of
the station area and the linear green space. The final design of the bridge should meet the particular functional needs of the
station area and linear green space while also alluding to the unique outdoor recreation inspired vision for the site. Below are
some iconic pedestrian bridges from around the world.
Henderson Waves Ped Bridge (Mount Faber Park, Singapore)
Ribeira da Carpinteira Ped Bridge (Covilha, Portugal)
Harbor Drive Ped Bridge (San Diego, CA)
16th St Ped Bridge Spanning 1-25 (Denver, CO)
Dos Lagos Ped Bridge (Corona, CA)
jwhv� 10
Rendering of Bridge at Gates Site (Denver, CO)
Next Steps
This vision, in combination with the previously completed work and the $12M voter approved sales tax initiative
(Investing 4 the Future) for the station, sets a solid foundation for desired redevelopment at Wheat Ridge -Ward
Station. In order to sustain current momentum the City should continue to engage and collaborate with stakeholders
(agencies, property owners and the development community), develop finite planning and engineering documents
thatsupportthe vision and determine the most appropriate public/private financing vehicles relative to Wheat Ridge
specific TOD development. Next steps the City may wish to consider are broken into four focus areas:
• Collaboration, Education and Consensus Building
• Planning, Economic Development and Engineering
• Financing Options
• Pedestrian and Cycling Connectivity
Collaboration,
Transit Alliance:
• Work with Transit Alliance to enroll property owners/residents in the Citizens Academy in order to
sustain station area momentum
• Convene a Transit Alliance event focused on the station area to build momentum and facilitate
community involvement
• Use as a mechanism for identifying local champions (residents, political leaders, employers)
ULI & Developer:
• Continue to market/promote the station area through ULI and other professional organizations in
order to identify possible private partners
The Outdoor Industry:
• Reach out to prominent regional business entities
• Engage trade groups (Cycling, Winter Sports, Climbing, Apparel, etc.)
• Work with Great Outdoors Colorado (to explore funding opportunities)
TOD Developers:
• Identify specific TOD/niche developers to build further relationships with (targeted outreach to less
conventional developers)
Station Area Employer Partnerships to Further the Vision:
• Partner with Kaiser Permanente to develop healthy elements/places
• Partner with American Baptist Home (Senior Living Facilities)
• Partner with Full Spectrum Analytics (Tech Company)
• Partner with TIGAR Gymnastics (Exercise / Sports)
• Partner with Auto Service Companies (incorporate transit as a way to innovate existing business models and
stimulate growth)
• Partner with Down River (River Rafting Company)
• Partner with Wheat Ridge Cyclery
Nearby Property Owners:
• Identify joint -development strategies for the Jolly Rancher site and begin to re-engage the land owners
• Understand all landowner needs related to redevelopment
Collaboration, Education and Consensus Building Cont'd
RTD:
• Develop immediate and longer term solutions for station bus bays and Park & Ride facilities
• Develop station area parking strategies that meet the needs of both RTD and future redevelopment
• Explore joint development opportunities on RTD owned land
• Explore acquiring/encouraging retail development at the old, RTD owned Park & Ride facility adjacent
to 1-70. If included in a URA district, tax increment financing (TIF) could be used to fund station area
infrastructure
Community Outreach Mechanisms:
• Continue active community engagement with residents and businesses to build support for the station
area vision. Given the complex group of stakeholders this may best be done on an individual basis.
Partner Jurisdictions:
• Develop mutual strategies that benefit all and incentivize the desired development atthe station area. Partners
could include:
• The City of Arvada
• Jefferson County Planning/ Public Works
• Jefferson County Open Space
• Jefferson County Housing Authority
• Jefferson County Economic Development Corporation
• Colorado Department of Transportation (CDOT)
• State Office of Economic Development and International Trade (OEDIT)
Branding/ PR Campaign:
• Develop PR Campaign: To convey the larger station area vision to the Denver metro area
• Develop Branding: To refine/consolidate the vision and create a "Wheat Ridge • Ward Station" based brand
wh 12
Planning, Economic Development and
Engineering
Parcel Assemblaoe:
• Acquire or assist in assembling parcels for catalytic development
Revise Current Land Use Reoulations:
• Develop a transit station overlay to match the station area vision and ensure that new development contributes
to the vision
• Develop detailed processes and state expectations for developers regarding infrastructure commitments
Develop a Specific Economic Development Plan:
• Assist with business retention and relocation as necessary. Smaller, light industrial businesses and
"creative industries" that are consistent with this plan's recommendations should be incentivized to
stay or be encouraged to move to the station area
• Develop mechanisms that will help small businesses and start-ups remain in the station area as land values rise
Housing PohW.
• Provide capacity for people of varying income levels to live in the station area
Catalytic PropertyStrategies
:
• Engage owners of gravel ponds to explore joint -development of the regional recreational node outlined
in the vision
• Re-engage owners of Jolly Rancher site to develop catalytic co -working space
• Develop a strategy forjoint-development or property acquisition for vital station parcels
• Identify City funds, mechanisms and strategies that can assist in developing the Linear Green Way
found in the Station Area vision
Develop Wayfindino/Sionaoe Plan:
• Aim to develop a TOD district look and feel that differentiates it from other areas of the Denver metro area
• Increase the visibility of the station area from 1-70 by using billboard advertisements promoting the new vision
and eventual development
• Increase station area visibility from nearby arterials roads by using signs and entry features
• Perpetuate the "Base Camp" brand by developing wayfinding signs and a wayfinding signage plan
Pedestrian and Cycling Connectivity
• Design a iconic pedestrian bridge
• Develop multi -modal transportation linkages to adjacent neighborhoods and regional facilities
• Provide cycling amenities atthe station to supportfirst and last mile connections to transit
Pop -Up and Temporary Events.
• Develop and program a series of outdoor events that utilize the new bus bays as a venue
• Hire an event planner to assist in programing unique, Wheat Ridge specific, events atthe station
• Partner with station area businesses to develop events atthe station
j whv�� 13 `WSP I OILS.
Existing Funding and Financing
What's been done: There are several mechanisms available to the City to help pay for the necessary infrastructure
required to achieve the vision for the Wheat Ridge -Ward Station area. To date, the City has effectively implemented
the following revenue generating mechanisms:
-Sales Taxlncrease: The November 2016 voter approval of a temporary increase in sales and use tax will generate
approximately $12 million to fund public improvements in the station area which will facilitate redevelopment and
economic development opportunities.
-Ward TOD Metropolitan District: Colorado statutes allow for the creation of special districts that assess additional
mill levies on property within the district boundaries to help pay for certain public services and infrastructure needs.
The Ward TOD Metropolitan Districtwas formed in 2012, butthe boundary is limited to a single large parcel in the
station area (the Jolly Rancher site).
•Tax -Increment Finance (TIF): The establishment of the 1-70/Kipling Corridors Urban Renewal Area makes the
station area eligible for the use of tax -increment finance (TIF). Special districts and TIF representsome of the more
commonly used mechanisms and can be especially effective in generating revenue in areas such as the Wheat
Ridge -Ward Station area, where there is potential for significant new development. Recommendations for further
study: While these efforts represent a strong start to funding the future vision of the area, further steps should be
considered to maximize the revenue generating potential of the area, including the following:
Future Funding and Financing Considerations
Expansion of the Metropolitan District: The metropolitan district is currently limited to the Jolly Rancher parcel.
While this is a large portion of the station area (approximately 13.65 acres), revenue generation could be
increased further through expansion of the district boundary to include additional properties. It is recommended
that further financial analysis be conducted to estimate the revenue generating potential of an expanded district
under certain development build -out scenarios. Understanding the magnitude of revenue generated under the
most likely build -out scenarios will shed light on whether an outreach effort to expand the district is something
that the City should undertake.
Pursue Grant Opportunities and Other Resources: Competitive grants can be significant one-time funding
sources, although by definition they cannot be relied upon as an ongoing, steady stream of revenue. Further
research is recommended to determine the project's eligibility for grant opportunities at the federal, state, and
local level. For example, given the significant amount of open/park space proposed for the station area, the
site may be eligible for competitive grants offered through Great Outdoors Colorado and other state and local
agencies.
Consider Development Impact Fees: Impact fees are one-time charges collected from developers and/or
property owners to fund public infrastructure and services made necessary by the new development. Politically,
the mechanism is generally well -accepted, as fees are levied against new development rather than existing
residents and business owners. However, in some instances, fees have become too onerous and have reduced the
competitiveness of certain areas. Fees that are too high could impact that station area's competitiveness relative
to a similar property with no fee, as fees are usually passed through from developers to buyers and/or tenants in
the form of higher home prices or commercial rents.
Given the scale of potential future development, impact fees for infrastructure could represent significant
funding source. However, market demand to develop in the Ward Road station area has historically been
limited, so additional fees may serve to further deter momentum at the site, as an increased cost represents
increased risk to the developer. As such, it is recommended that these fees not be assessed in the early stages of
development, but considered for later phases depending on the rate of development progress.
Critical Infrastructure Investments
The table below presents a high-level qualitative analysis representing a suggested order of infrastructure
investment in order to catalyze development at the station. Each critical investment lists both the benefits and risks
associated with the construction of the specific facility.
Infrastructure
Investments
order
Benefits
Risks
- -op -
development
•
• Build notoriety in the metro area by investing in the "front
• Funds may not be
door of the station area"
recovered through
• Park serves not only the station area but also the larger
development contributions
community
• Price
Regional Park
Park will reinforce the "Base Camp" brand
• Timing and length of
• Funds could be recovered through fee -in -lieu for open
station area
space commitments once development starts to occur
redevelopment is an
• Private development on the site could help fund the
unknown
project
• Build notoriety in the metro area by investing in a key
• Funds may not be
contributing element to the "Base Camp" brand outlined
recovered through
in the vision
development contributions
• Open space construction not only serves the station area
• Price
but also the larger community
• Timing and length of
Linear Green Space
. Funds could be recovered through fee -in -lieu for open
station area
space commitments once development starts to occur
redevelopment is an
• Park could help to energize the station area with
unknown
alternative transportation modes, pop-up events and
outdoor activities
• Investment in key streets will encourage walking, biking
• Price
and redevelopment in the station area
• Do constructed streets
• Physical representation of City expectations related to
meet future development
design
needs?
Street Improvementsstreet
• Station area branding could be incorporated into street
elements to elevate the "Base Camp" brand
• Shouldering of cost guarantees a City -driven street
environment
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Infrastructure
Investments
order
Benefits
Risks
- -op -
development
-
• Provide needed traffic control elements to manage
M
• Unknown
increased traffic in the station area
• CDOT Approval
• Will assist in facilitating bike and pedestrian movements
from adjacent residential areas, activating the station
TrafticSignals
area
• Monument, signage and branding elements for the
station area could be paired with signal construction to
build the brand
• Will connect both sides of the station area bisected by
• Price
the rail line
• Initial pedestrian
Pedestrian Bridge
. Could serve as an architectural center piece for the
movements may not
&Station Plaza
station area
warrant the need
Construction
• Cost cannot be recovered
through development fees
• Development of sewer, domestic water and storm water
• Location and sizing of
facilities could assist in attracting redevelopment
utilities
• Construction of utilities could be an incentive for
• Price
Utility Construction
development and private investment
• Timing and length of
(Ongoing as
. Services to key parcels could minimize costs and activate
station area
Development
catalytic station parcels
redevelopment is an
Occurs)
unknown
• Investments may not
attract redevelopment
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