HomeMy WebLinkAboutWCP-16-03City of
/ I heat Midge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291h Ave.
March 15, 2017
Rich Majors
HRE Development
1515 Arapahoe Street
Suite 1200
Denver, CO 80202
Dear Mr. Majors:
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
This letter is in regard to an application filed for approval of a Concept Development Plan for
property located at 11818 W. 52nd Avenue in the City of Wheat Ridge. The application has been
reviewed and all required changes have been completed; therefore the Concept Plan for Hance
Ranch has been approved. Public Works has requested one correction on Page 2.
Once the correction is made, please provide a blackline photographic mylar with original
signatures for the owner's representative with notarization and the surveyor's certificate. Fees in
the amount of $31 are required for recording with the Jefferson County Clerk and Recorder's
office.
If you have any questions or need further clarification, do not hesitate to contact me at 303-235-2848.
Sincerely, �!
Meredith Reckert, AICP
Senior Planner
RESIDENTIAL -2 (JEFFERSON COUNTY1
PROPOSED I ;
ACCESS
POINT I `
I
I
I J
INDUSTRIAL EMPLOYMENT
A PORTION OF LOT 14
STANLEY HEIGHTS
REC. NO. F1105689
OUTDOOR STORAGE TO THE WEST
w
O
LOT LINE
I
BUILD -TO
LOT AREA:
`
of
ROW DEDICATION
- - — - -
ROW CENTERLINE
SCHEMATIC
250,000 SQ. FT.
DPROPOSED
LOCATION OF
BASED ON FINAL DESIGN:
I
PROPOSED1
35 FT. MAX
NUMBER OF UNITS:
TOWNHOME
OPEN SPACE COVERAGE:
1
I
I
.BUILDINGS
160 SPACES
1
1
I
1
PARKING WILL BE ATTACHED GARAGES, DETACHED
GARAGES OR SURFACE PARKING
SOUTHERN PLANNING AREA:
LOT AREA:
2.9780 ACRES
I
1
129,721.68 SQ. FT.
DENSITY:
94.02 DU/AC MAX.
1
210,000 SQ. FT.
OF BUILDINGS:
LOT 1 BLOCK 1
WARD ROAD STATION SUBDIVISION
REC. NO. 2014092875 I
PROPOSED
ACCESS
POINT
I
i
asm
If,
TURAL -2 (JEFFERSON
WEST 52ND AVENUE
-ROW DEMOArFleH
�smmxmmss��
...: 40' TAFT STREET - -----r
RIGHT-OF-WAY
TO BE VACATED
BY MINOR SUBDIVISION
18'-P
t
1=
SCHEMATIC
.LOCATION OF
M U -N PROPOSED
TION OF LOTS 1- 16 TOWNHOME
BUILDINGS
DE'S SUBDIVISION
4.3373 ACRES--
PROPOSED
CRES PROPOSED DETENTION PONDPROPOSED
DETENTION PONDI
SCHEMATIC LOCATION OF PROPOSED
MULTI -UNIT BUILDING
O
Pdi
m
2
PROPOSED ,// o• a
DETENTION 9
POND
MU -C TOD
L PORTION OF LOTS 17-24
HANCE'S SUBDIVISION
2.9780 ACRES /
AGRICULTURAL 2
ADJACENT LAND OWNED
BY RTD TO BE
DEDICATED TO THE
CITY OF WHEAT RIDGE
FFSITE CITY OF WHEAT RIDGE
REGIONAL POND FACILITY
TO THE SOUTH, WITHIN 150', LOCATED OFF SH
I ACCESS
POINT
I
r
w
of
N
O
ED
r
PLANNED UNIT DEVELOPMENT
RESIDENTIAL
(CITY OF ARVADA)
RESIDENTIAL 2
VISTA RIDGE DRIVE
SUBDIVISION
BOOK 15, PAGE 25
SINGLE-FAMILY
DETACHED HOUSEHOLDS
TO THE EAST
DETENTION POND IS CONCEPTUAL IN
NATURE AND FINAL DETENTION WILL
BE DETERMINED AT TIME OF SITE PLAN, TYP.
WEST 51ST AVENUE
PROPOSED R.O.W
TO BE DEDICATED WITH THE
MINOR SUBDIVISION
DETENTION POND IS CONCEPTUAL IN
NATURE AND FINAL DETENTION WILL
BE DETERMINED AT TIME OF SITE PLAN, TYP
LEGEND:
•
LOT LINE
- - - - -
BUILD -TO
LOT AREA:
ROW VACATED
®
ROW DEDICATION
- - — - -
ROW CENTERLINE
GROSS SQUARE FOOTAGE
250,000 SQ. FT.
DPROPOSED
BUILDING
BASED ON FINAL DESIGN:
FOOTPRINT
APPROXIMATE SITE DATA:
2
NORTHERN PLANNING AREA:
11-14-201
LOT AREA:
4.3373 ACRES
1-13-2017
188,963.28 SQ. FT.
DENSITY:
18.44 DU/AC MAX.
GROSS SQUARE FOOTAGE
250,000 SQ. FT.
OF BUILDINGS COULD VARY
6
BASED ON FINAL DESIGN:
BUILDING HEIGHT:
35 FT. MAX
NUMBER OF UNITS:
80 UNITS
OPEN SPACE COVERAGE:
15% MINIMUM
PARKING COUNTS/RATIOS:
160 SPACES
2 SPACES/1 UNIT
PARKING WILL BE ATTACHED GARAGES, DETACHED
GARAGES OR SURFACE PARKING
SOUTHERN PLANNING AREA:
LOT AREA:
2.9780 ACRES
129,721.68 SQ. FT.
DENSITY:
94.02 DU/AC MAX.
GROSS SQUARE FOOTAGE
210,000 SQ. FT.
OF BUILDINGS:
BUILDING HEIGHT:
90 FT. MAX
NUMBER OF UNITS:
280
OPEN SPACE COVERAGE:
15%
PARKING COUNTS/RATIOS:
1 SPACE/ 1 BED
ON -STREET PARKING ALONG 51ST WILL BE
INCLUDED IN THE TOTAL REQUIRED SPACES.
PARKING SPACES WILL ALSO BE PROVIDED WITHIN
BUILDING FOOTPRINT.
NOTE:
LOT AREA CALCULATIONS ARE BASED ON ZONING
OF TWO PARCELS BASED ON THE ZONING
DOCUMENT, CASE NUMBER WZ-16-03, APPROVED
AUGUST 8TH, 2016.
LOT AREA CALCULATIONS WILL BE MODIFIED ON
APPROVAL OF MINOR SUB.
SITE PLAN-TOWNHOMES AND
1 1"�APARTMENTS N
• • 0 20' 40' 801
0
U w
Z Q o
U
0— W
LLJ Lu
U z cl
Z O
� U w
2 =_
NO I DESCRIPTION DATE
INC. I DESCRIPTION T DATE
1 CONCEPT PLAN 08-26-201
2
CONCEPT PLAN
11-14-201
3
CONCEPT PLAN
1-13-2017
5
6
CONCEPT PLAN -TOWNHOMES
ANDAPARTMENTS
3-15-10
a.E 8/27/2015
20F3
City of
]l W heat j�idge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29'h Ave.
February 2, 2017
Rich Majors
HRE Development
1515 Arapahoe Street
Suite 1200
Denver, CO 80202
Dear Mr. Majors:
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
This letter is in regard to an application filed for approval of a Concept Development Plan for
property located at 11818 W. 52nd Avenue in the City of Wheat Ridge. The application has been
reviewed and the following are comments regarding the second submittal.
SHEET ONE
1. There are numerous typographical errors on this page. Instead of itemizing them, they are circled
in red. I think they are self-explanatory.
2. The acreage in the legal description does not match that under Development Criteria. It is also
slightly different from the property square footage represented on Sheets 2 and 3.
3. In the Development Criteria, show an acreage for both the northern and southern planning areas.
4. Designate with a note that the acreages for the northern and southern planning areas may vary
slightly at the time of final plat.
5. Under Drainage Considerations, insert the full name of UDFCD.
6. Under Potential Phasing and Uses, indicate that public improvements for the entire project must
be done with the first phase.
SHEET TWO
1. In the Legend, a pattern is shown for right-of-way dedication, but it is not reflected on the graphic.
2. The shading for the r -o -w being vacated by future document looks like that for dedication. Please
modify.
3. In the Approximate Site Data table, indicate the gross square footage of buildings could vary
based on final design.
SHEET THREE
1. In the Legend, a pattern is shown for right-of-way dedication, but it is not reflected on the graphic.
2. The shading for the r -o -w being vacated by future document looks like that for dedication. Please
modify.
3. In the Approximate Site Data table, indicate the gross square footage of buildings could vary
based on final design.
Attached are referrals received from other city departments and outside agencies regarding the concept
plan.
Wheat Ridge Public Works: See attached memo and redmarks rom Dave Brossman dated January 31,
2017.
Additional referral comments may be forthcoming and will be forwarded.
This concludes the summary of comments. Please address each of these comments by revising the
drawings and other technical documents accordingly
Once the changes have been made, please submit one full sized copy and one 11" x 17" copy of the
Concept Plan, and one copy of the technical documents with electronic copies for all in PDF format.
If you have any questions or need further clarification, do not hesitate to contact me at 303-235-2848.
Sincerely, r--
Meredith Reckert, AICP
Senior Planner
MATT ROBERT EISENACH, PROFESSIONAL LAND SURVEYOR
COLORADO PLS NO. 38257,
FOR AND ON BEHALF OF BASELINE ENGINEERING CORP.
BASELINE ENGINEERING CORP.
710 11TH AVENUE, SUITE 105
GREELEY, COLORADO 80631
(970) 353-7600
Indicate that public
HANCE RANCH CONCEPT PLAN
AN OFFICIAL CONCEPT PLAN IN THE CITY OF WHEAT RIDGE
A PORTION OF HANCE'S SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION
MU -C TOD (SOUTHERN PLANNING AREA)
17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.
a
COUNTY OF JEFFERSON, STATE OF COLORADO
be completed with
SHEET 1 OF 3 - DECLARATION SHEET
LEGAL DESCRIPTION:
FLOODPLAIN CERTIFICATION:
EASEMENT AND Ridge Ro�
LOT AREA CALCULATIONS ARE BASED ON ZONING OF TWO PARCELS BASED ON THE ZONING
for the first phase.
RIGHT-OF-WAY DEDICATIONS:
DOCUMENT, CASE NUMBER WZ-16-03, APPROVED AUGUST 8TH, 2016.
THE SUBJECT PROPERTY IS NOT LOCATED WITHIN EITHER THE 100 OR 500
• PARKING SPACES WILL ALSO BE PROVIDED WITHIN BUILDING FOOTPRINT
YEAR FLOOD PLAINS. IT IS LOCATED WITHIN ZONE X (AREA OF MINIMAL
REQUIRED 1§MEN-f-AND RIGHT-OF-WAY REPRESENTED HEREIN ARE
LOT AREA CALCULATIONS WILL BE MODIFIED ON APPROVAL OF MINOR SUB.
FLOOD HAZARD) IDENTIFIED IN FIRM MAP NO. 08059CO214F, DATED
APPROVED TO BE CONVEYED BY PLAT.
LOTS 1 THROUGH 25, HANCE'S SUBDIVISION, EXCEPT THAT PORTION THEREOF AS CONVEYED
FEBRUARY 5, 2014 BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY.
DRAINAGE CONSIDERATIONS:
TO REGIONAL TRANSPORTATION DISTRICT, A POLITICAL SUBDIVISION OF THE STATE OF
CONCEPT PLAN CHARACTER AND ZONE
COLORADO IN THE DEED RECORDED DECEMBER 17, 2012 UNDER RECEPTION NO. 2012135810,
A CONCEPTUAL DRAINAGE LETTER IS SUBMITTED WITH THIS CONCEPT PLAN
TOGETHER WITH A PORTION OF TAFT STREET RIGHT OF WAY.
y
COMPLIANCE:
APPLICATION. A FINAL DRAINAGE REPORT WILL BE PROVIDED IN CONJUNCTION
WITH THE SITE PLAN REVIEW APPLICATION. THE PROPOSED SITE WILL BE
SAID PARCEL ALSO BEING DESCRIBED AS FOLLOWS;
THE FOCUS THIS CONCEPT PLAN APPLICATION IS TO PROVIDE A GENERAL
GRADED SO THAT DEVELOPED DRAINAGE CLOSELY FOLLOWS HISTORIC
A PORTION OF HANCE'S SUBDIVISION, AS RECORDED IN BOOK 12 AT PAGE 10, AND A PORTION
N
DEVELOPMENT OUTLINE FOR THE PROPERTY KNOWN AS HANCE RANCH.
PATTERNS GOING FROM THE NORTHWEST TO THE SOUTHEAST. DETENTION
nNDS ARE PROPOSED IN THE SOUTHERLY PORTION OF EACH PLANNING
OF TAFT STREET RIGHT OF WAY, BEING LOCATED IN THE SOUTHEAST QUARTER OF SECTION
PER COUNCIL BILL 13- THE PROPERTY WAS REZONED FROM2016,
L. AREAS WILL ADHERE TO UDFC CRITERIA BY BEING SIZED TO PROVIDE
17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT
RESIDENTIAL -ONE (R-1) TO THE MIXED USE COMMERCIAL TRANSIT ORIENTED
UNO
WATER QUALITY AND EXCESS URBAN FF VOLUME (EURV) FOR THE ENTIRE
RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO.
DEVELOPMENT (MU -C TOD) ZONE SUB -DISTRICT AND THE MIXED USE
SITE. OUTFALL FOR THE POND IS PROP ED TO BE CONVEYED INTO AN
NEIGHBORHOOD ZONE SUB -DISTRICT (MU -N)
EXISTING STORM SEWER SYSTEM ASSOC TED WITH THE RIDGE ROAD
BASIS HI BEARINGS: THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17
TOWNSHIP 3 SOUTH RANGE 69 WEST OF THE 6TH P.M., BEING MONUMENTED AT THE EAST
ON TWO SEPARATE PLANNING AREAS, THI ZONING WILL PERMIT THE FUTURE
TRIBUTARY OUTFALL, WHICH INCLUDES A R GIONAL POND TO THE SOUTHEAST
DEVELOPMENT OF EACH PLANNING {REAS I A MANNER THAT IS CONSISTENT WIT HE THE SITE AT THE SOUTHEAST INTERSECT NOF WEST RIDGE ROAD AND
-ZONE
QUARTER CORNER OF SECTION 17 BY A 21NCH PIPE WITH A 3-1/4 INCH ALUMINUM CAP
REGULATIONS ESTABLISHED IN EACH DISTRICT.
ROBB STREET.
MARKED "PLS 13212" AND AT THE CENTER OF SECTION 17 BY A NO. 6 REBAR WITH A 2-1/2 INCH
DEVELOPMENT WILL OCCUR IN PHASES ON EACH OF THE TWO NNING AREASS THAT
ALUMINUM CAP MARKED "PLS 27609" IS ASSUMED TO BEAR S
WILL BE CREATED AS PART OF A SUBSEQUENT SUBDIVISION. A SI
IT IS DETERMINED THAT THE REGIONAL POND LO TED NEAR RIDGE ROAD
89°11'07" W.
AND ROBB STREET CAN BE MODIFIED WITH THIS DEV OPMENT OR IN THE
BE SUBMITTED FOR EACH PLANNING AREA IN CONFORMANCE WITH THE CITY OF WHEAT
RIDGE SITE PLAN REVIEW PROCESS.
FUTURE TO ACCOMMODATE SOME OR ALL OF THE STO WATER NEEDS FOR
COMMENCING AT SAID EAST QUARTER CORNER OF SECTION 17:
THIS DEVELOPMENT, THEN THE ON-SITE FACILITIES MAY MODIFIED OR
'07"
DETAILS REGARDING THE FINAL CONFIGURATION OF THE IDENTIFIED PLANNING REAss CASE HISTORY:
THENCE S 89°11 W ALONG SAID NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17
ARE
A DISTANCE OF 1058.80 FEET;
OMITTED FROM THIS CONCEPT PLAN IN THE INTEREST OF
WZ-16-03, WCP-16.03
[U'IbanDrainagINTENTIONALLY
nFloodCTHENCE
S 00°48'53" EA DISTANCE OF 30.00 FEET TO THE NORTHWEST CORNER OF SAID
PROVIDING FLEXIBILITY IN FUTURE USE AND DESIGN. REQUIREMENTS OF THEistrict
FUTURE DEVELOPMENT WITH REGARD TO ACCESS, DRAINAGE, OPEN SPACE,
®PEN SPACE CONCEPTS:
(UDFCD)
HANCE'S SUBDIVISION AND THE POINT OF BEGINNING;
AND ZONING ARE ADDRESSED IN GENERAL HEREIN.
THENCE S 00'18'02"E ALONG THE WEST LINE OF SAID HANCE'S SUBDIVISION, ALSO BEING THE
THE REQUIRED OPEN SPACE MINIMUMS ARE THE SAME FOR EACH ZONE
EAST RIGHT OF WAY LINE OF TAFT COURT A DISTANCE OF 759.48 FEET TO THE NORTHWEST
DEVELOPMENT CRITERIA:
DISTRICT AND WILL BE ACHIEVED AGGREGATELY. THE REQUIREMENTS ARE
CORNER OF TRACT A OF WARD ROAD STATION SUBDIVISION AS DESCRIBED AT RECEPTION
PROPOSED TO BE MET AS FOLLOWS:
NUMBER 201235810;
SITE AREA: TOTAL SITE AREA - 7.5 ACRE
MU -N (NORTHERN PLANNING AREA): OPEN SPACE REQUIREMENTS WILL
THENCE N 89° 40`56"E ALONG THE NORTH LINE OF SAID TRACT A A DISTANCE OF 86.44 FEET;
BE MET THROUGH ONE OR MORE OF THE FOLLOWING ELEMENTS: SMALL
NORTHERN PLANNING AREA: „,� .,. e;a
PRIVATE YARDS, PLANTED AREAS, HARDSCAPE AREAS, OR COMMUNAL
THENCE N 84°17'24" E CONTINUING ALONG SAID NORTH LINE OF TRACT A A DISTANCE OF 70.28
Thisdoesn't match
DESIGNED AS OPEN SPACE. 35% OF LANDSCAPE MATERIALS SHALL BE
FEET TO THE WESTERLY RIGHT OF WAY LINE OF TAFT STREET;
ZONING: MU -N
legal or sheets 2
LIVING AND 75% OF THE OPEN SPACE SHALL BE USABLE AS DEFINED BY
and 3
SECTION 26-111 OE.
THENCE N 84°38'08" EA DISTANCE OF 40.16 FEET TO THE EASTERLY RIGHT OF WAY LINE OF
MINIMUM BUILDING AND
TAFT STREET AND THE NORTHWEST CORNER OF EXCEPTION PARCEL GL -55A AS DESCRIBED
HARDSCAPE COVERAGE: 85%
MU -C TOD (SOUTHERN PLANNING AREA): A COMMUNITY GREEN SPACE IS
AT RECEPTION NUMBER 2012135810;
TO BE INTEGRATED WITH THE DEVELOPMENT TO SERVE AS AN AMENITY
MAXIMUM BUILDING HEIGHT: 35 FT FOR RESIDENTIAL USE
FOR RESIDENTS. 35% OF LANDSCAPE MATERIALS SHALL BE LIVING AND
THENCE N 79'41'52" E ALONG SAID NORTH LINE OF EXCEPTION PARCEL GL -55A A DISTANCE
75% OF THE OPEN SPACE SHALL BE USABLE AS DEFINED BY SECTION
OF 158.91 FEET TO A POINT OF A CURVE;
BUILDING ORIENTATION: BUILD -TO AND SETBACK REQUIREMENTS WILL
26.1110E,
BE MET. SITING WILL CONFORM TO SETBACK
THENCE ALONG THE WEST LINE OF SAID EXCEPTION PARCEL GL -55A THE FOLLOWING THREE
AND BUILD -TO REQUIREMENTS, WITH PARKING
TRAFFIC CIRCULATION:
(3) COURSES AND DISTANCES;
BEHIND BUILDING FACES. FINAL BUILDING
FOOTPRINTS TO BE ESTABLISHED DURING SITE
THE PROPOSED DEVELOPMENT WILL PROVIDE A RESIDENTIAL
1) ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE
SITE PLAN REVIEW PROCESS.
DEVELOPMENT THAT WILL BE LOCATED WITHIN CLOSE PROXIMITY TO THE
OF 17°56'17", A RADIUS OF 400.00' FEET, AN ARC LENGTH OF 125.23 FEET WHOSE CHORD
WARD ROAD - WHEAT RIDGE COMMUTER RAIL STATION AND PARK -N -RIDE. THE
BEARS N 20°50'12" EA DISTANCE OF 124.72 TO A POINT OF A REVERSE CURVE;
ARCHITECTURE: TO BE IN CONFORMANCE WITH SECTION 26-1106
DEVELOPMENT WILL OFFER STRONG PEDESTRIAN CONNECTIONS FROM THE
2) ALONG THE ARC OF A REVERSE CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 26°
DEVELOPMENT TO THE EXISTING SIDEWALKS AND STREETS. AN EXTENSION OF
26'54", A RADIUS OF 235.00 FEET, AN ARC LENGTH OF 108.48 FEET AND WHOSE CHORD
LIGHTING: TO MEET SECTION 26-503 OF THE WHEAT RIDGE
WEST 51sT AVENUE WILL BE CONSTRUCTED THAT WILL BISECT THE PROPERTY
BEARS N 16°34'54" EA DISTANCE OF 107.52 FEET TO A POINT OF TANGENCY;
MUNICIPAL CODE
INTO TWO PLANNING AREAS: NORTH PLANNING AREA AND SOUTH PLANNING
3) N 03°21'27" EA DISTANCE OF 76.92 FEET TO THE MOST NORTHERLY LINE OF SAID
AREA. THE EXTENSION OF WEST 51sT AVENUE WILL ENTER THE SITE FROM THE
EXEMPTION PARCEL GL -55A;1) ALONG THE ARC OF A NON -TANGENT CURVE TO THE
LANDSCAPING: 15% IN CONFORMANCE WITH ZONING
WEST FROM TAFT COURT AND EXTEND TO TABOR STREET ON THE EAST. THIS
RIGHT, HAVING A CENTRAL ANGLE OF 17°56'17", A RADIUS OF 400.00' FEET, AN ARC
REQUIREMENTS. FINAL LANDSCAPING TO BE
EXTENSION WILL PROVIDE DIRECT ACCESS TO BOTH THE NORTH AND SOUTH
LENGTH OF 125.23 FEET WHOSE CHORD BEARS N 20°5912" EA DISTANCE OF 124.72 TO A
DETERMINED DURING SITE PLAN REVIEW
BLOCKS OF THE DEVELOPMENT.
POINT OF A REVERSE CURVE;
PROCESS.
2) ALONG THE ARC OF A REVERSE CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 26°
THE NORTH PLANNING AREA WILL PROVIDE A VEHICULAR TRAFFIC LOOP WITH
26'54", A RADIUS OF 235.00 FEET, AN ARC LENGTH OF 108.48 FEET AND WHOSE CHORD
SOUTHERN PLANNING AREA:
TWO POINTS OF ACCESS FROM 51ST AVENUE AS WELL AS ONE ACCESS POINT
BEARS N 16°34'54" EA DISTANCE OF 107.52 FEET TO A POINT OF TANGENCY;
3) N 03°21'27" EA DISTANCE OF 76.92 FEET TO THE MOST NORTHERLY LINE OF SAID
'""° "
ZONING: MU -C TOD
ONTO TAFT COURT AND ONE ACCESS POINT ONTO TABO .STREET.-
THE SOUTH PLANNING AREA WILL HAVE AN ACCESS POINT OFF FROM 1 FT
EXEMPTION PARCEL GL -55A;
COURT AND TWOp1FFFR0M-5iST AVENUE.
MINIMUM BUILDING AND
THENCE N 89°43'08" E ALONG THE MOST NORTHERLY LINE A DISTANCE OF 11.02 FEET, TO THE
HARDSCAPE COVERAGE: 85% FORRESIDEPiTM6-USE
POTENTIAL PHASING AND USES:
WEST RIGHT OF WAY LINE OF TABOR STREET:
THENCE N 00°16'32" WALONG SAID WEST RIGHT OF WAY LINE OF TABOR STREET A DISTANCE
MINIMUM BUILDING HEIGHT: 20 FT
DEVELOPMENT WILL OCCUR IN PHASES. ONE OF THE PHASES WILL PROVIDE
OF 414.56 FEET TO A POINT OF A CURVE;
MAXIMUM BUILDING HEIGHT: 6 STORIES / 90 FT
DEVELOPMENT ON THE NORTHERN PLANNING AREA OF OPERTY AND
THE OTHER PHASE WILL BE THE SOUTHERN PLANNIN AREAE
THENCE ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF
BUILDING ORIENTATION: BUIL0.T0 REQUIREMENTS WILL BE MET.
BOUNDARIES FOR THE NORTHERN AND SOUTHERN P bUNGI EA WILL BE
90°32'18", A RADIUS OF 15.00 FEET, AN ARC LENGTH OF 23.70 FEET, AND WHOSE CHORD
PRIMARY AND SECONDARY STREETS WILL BE
DETERMINED AT THE TIME OF MINOR SUBDIVISION, DEFINED BY THE LOCATION
BEARS N 45°32'43" WA DISTANCE OF 21.31 FEET TO A POINT OF TANGENCY AND THE SOUTH
DETERMINED NTH SFT-RN.REVIEMP
OF W. 51ST AVENUE.
RIGHT OF WAY UNE OF WEST 52ND AVENUE:
PROCESS.
ARCHITECTURE: TO BE IN CONFORMANCE WITH SECTION 26-1106
A SITE PLAN WILL BE SUBMITTED FOR EACH PHASE ACCORDANCE WITH THE
THENCE S 89°11'07'' WALONG THE SOUTH RIGHT OF WAY LINE OF WEST 52ND AVENUE A
CITY OF WHEAT RIDGE DEVELOPMENT REGULATIONS FOR THAT APPLICATION.
DISTANCE OF 430.08 FEET TO THE POINT OF BEGINNING;
LIGHTING: TO MEET SECTION 26-503 OF THE WHEAT RIDGE
THE SUMMARY OF THE INDIVIDUAL PHASES, IN NO SPECIFIC ORDER, ARE
MUNICIPAL CODE
INCLUDED BELOW. IMPROVEMENTS, INCLUDING INFRASTRUCTURE, WILL BE
SAID DESCRIBED PARCEL OF LAND CONTAINS 318,708 SQ. FT. OR 7.316 ACRES, MORE OR LESS.
COMPLETED FOR EACH PHASE OF DEVELOPMENT AND WILL BE FULLY
LANDSCAPING: 15% IN CONFORMANCE WITH ZONING
COMPLIANT FOR THAT PHASE.
_ --,
-
SURVEYORS CERTIFICATE:
REQUIREMENTS. FINAL LANDSCAPING TO BE
''- NG AREAL
The area antl
DETERMINED DURING SITE PLAN REVIEW
80 TOWNHOMERNITS, C
80 TOWNHOME UNITS, CONSTRUCTION MAY BE PHASED
square footage do
PROCESS. _ -
PEDESTRIAN PATHS
not match the total
PARKING WILL BE ATTACHED GARAGES, DETACHED GARAGES OR
on pages 2 and 3
SURFACE PARKING
MATT ROBERT EISENACH, PROFESSIONAL LAND SURVEYOR
COLORADO PLS NO. 38257,
FOR AND ON BEHALF OF BASELINE ENGINEERING CORP.
BASELINE ENGINEERING CORP.
710 11TH AVENUE, SUITE 105
GREELEY, COLORADO 80631
(970) 353-7600
Indicate that public
improvements for
MU -C TOD (SOUTHERN PLANNING AREA)
the entire site must
a
250 MAXIMUM MULTI -UNIT APARTMENT BUILDING OR -60. ATTACHED
be completed with
TOWNHOUSE UNI. IS
the building permit
ON -STREET PARKING ALONG 51ST WILL BE INCLUDED IN THE TOTAL
for the first phase.
REQUIRED SPACES.
• PARKING SPACES WILL ALSO BE PROVIDED WITHIN BUILDING FOOTPRINT
OI0lit
�C3 g
❑Oo ❑O❑ Doi u
WSYND AVE ❑ o �,
E: :1
no
0 3 N_
n O
G � o
nnnnC=--h C�f1
uuUL1 o U
C C n'J
VICINITY MAP
N.T.S
OWNER'S CERTIFICATE:
THE BELOW SIGNED OWNER(S), OR LEGALLY DESIGNATED AGENT(S)
THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED
HEREON WILL BE DEVELOPED IN ACCORDANCE WITH THE RESTRICTIONS
AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE
REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF
THIS CONCEPT PLAN DOES NOT CREATE A VESTED PROPERTY RIGHT.
VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT
TO THE PROVISIONS OF SECTION 26.121 OF THE WHEAT RIDGE CODE OF
LAWS.
HANCE RANCH DEVELOPMENT U.C.
HIRE DEVELOPMENT, MANAGER
PATRICK HENRY, MANAGER
STATE OF COLORADO )
)SS
COUNTY OF JEFFERSON )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS
DAY OF A.D. 20 BY
WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES:
NOTARY PUBLIC
CITY CERTIFICATION:
APPROVED THIS _ DAY OF
BY THE CITY OF WHEAT RIDGE.
ATTEST
CITY CLERK MAYOR
COMMUNITY DEVELOPMENT DIRECTOR
COUNTY CLERK AND RECORDERS
CERTIFICATE:
STATE OF COLORADO
COUNTY OF JEFFERSON
)SS
I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE
OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT
GOLDEN, COLORADO, AT O'CLOCK ,M. 04 THE
DAY OF A.D., IN
BOOK_- RAGE_, RECEPTION NO..
JEFFERSON COUNTY CLERK AND RECORDER
BY:
DEPUTY
SHEET INDEX:
SHEET 1 OF 3 - DECLARATION SHEET
SHEET 2 OF 3 - CONCEPT PLAN - TOWNHOMES AND APARTMENT
SHEET 3 OF 3 - CONCEPT PLAN - TOWNHOMES ONLY
or
0
2 Q
V z X
Z
Q O
a U
a L
LLI W
U z
Z O
U W
NO. DESCRIPTION DATE
DECLARATION SHEET
3-15-10
8127/2015
1 OF 3
NO. DESCRIPTION DATE
1 CONCEPT PLAN 08-26-20115
2 CONCEPT PLAN it -1a-201
3 CONCEPT PIAN 3 1-13-2017
a
6
RESIDENTIAL -2 (JEFFERSON COUNTY
I
I jl
PROPOSED •I '
ACCESS I 1
POINT
I , 1
I
INDUSTRIAL EMPLOYMENT
A PORTION OF LOT 14
STANLEY HEIGHTS
REC. NO. Fl ID5689
OUTDOOR STORAGE TO THE WEST
VSCHEMATIC
OCATION OF
PROPOSED
TOWNHOME
BUILDINGS
11 1 1 1 1 1 1
b PROPOSE
ACCESS
POINT
m I
I � I
J I NEW LOT SIZE:
I 2.66 ACRES
I w I 116,048.58 SO. FT.
I n•
�I
I
LOT 1 BLOCK 1 of
WARD ROAD STATION SUBDIVISION
REC. NO. 2014092875
PROPOSED I I I
ACCESS I I
POINT I I
I
I
I
I � I
1
0'-20'&II— --- — —— —. .
PROPERTY LINE
(
I •�
-2 (JEFFERSON COUNTY)
52NDAVENUE
- I
I
40• TAFT STREET
RIGHT-OF-WAY I
TO BE VACATED 1
-BY MINOR SUBDIVISION
I
I
I
1`
I I SCHEMATIC
LOCATION OF
MU -N PROPOSED 1
4.338 ACRES TOWNHOME
BUILDINGS
I
I
I
I
1
i
I
I
PROPOSED DETENTION POND PROPOSED DETENTION
OND
ROPOSED b PROPOSED
ACCESS ACCESS
POINT POINT
ACC
POI
I
I
I
I
I
' I
SCHEMATIC LOCATION OF PROPOSED I
MULTI -UNIT BUILDING
/ d .
d = I
m
m
POSED /
DETENTION /
POND /
MU -C TOD
2.976 ACRES I /
/ I
/ � I
I
/ � I
I
AGRICULTURAL 2
ADJACENT LAND OWNED
BY RTD TO BE
DEDICATED TO THE
CITY OF WHEAT RIDGE
I y
OFFSITE CITY OF WHEAT RIDGE
REGIONAL POND FACILITY /
TO THE SOUTH, WITHIN 150', LOCATED OFF SHEET -
ESS
JT
PLANNED UNIT DEVELOPMENT
RESIDENTIAL
(CITY OF ARVADA)
RESIDENTIAL 2
VISTA RIDGE DRIVE
SUBDIVISION
BOOK 15, PAGE 25
SINGLE-FAMILY
DETACHED HOUSEHOLDS
TO THE EAST
WEST 51 ST AVENUE
PROPOSED R.O.W
TO BE DEDICATED WITH THE
MINOR SUBDIVISION
LEGEND:
new right- LOT LINE
BUILD -TO
ROW DEDICATION
ROW CENTERLINE
DPROPOSED
BUILDING
FOOTPRINT
APPROXIMATE SITE DATA:
2
NORTHERN PLANNING AREA:
Z
LOT AREA:
4.338 ACRES
1 - 13 201 ]
188,963.28 SQ. FT.
DENSITY:
16.41 DU/AC MAX.
GROSS SQUARE FOOTAGE
250,000 SQ. FT.
OF BUILDINGS:
z
O
U
BUILDING HEIGHT:
35 FT. MAX
NUMBER OF UNITS:
80 UNITS
OPEN SPACE COVERAGE:
15% MINIMUM
PARKING COUNTS/RATIOS:
160 SPACES
2 SPACES/1 UNIT
PARKING WILL BE ATTACHED GARAGES, DETACHED
GARAGES OR SURFACE PARKING
SOUTHERN PLANNING AREA:
LOT AREA:
2.978 ACRES
129,721.68 SO. FT.
DENSITY:
93.63 DU/AC MAX.
GROSS SQUARE FOOTAGE
210,000 SO. FT.
OF BUILDINGS:
BUILDING HEIGHT:
90 FT. MAX
NUMBER OF UNITS:
250
OPEN SPACE COVERAGE:
15%
PARKING COUNTS/RATIOS:
1 SPACE/ 1 BED
ON -STREET PARKING ALONG 51ST WILL BE
INCLUDED IN THE TOTAL REQUIRED SPACES.
PARKING SPACES WILL ALSO BE PROVIDED WITHIN
BUILDING FOOTPRINT.
NOTE:
LOT AREA CALCULATIONS ARE BASED ON ZONING
OF TWO PARCELS BASED ON THE ZONING
DOCUMENT, CASE NUMBER WZ-16-03, APPROVED
AUGUST 8TH, 2016.
LOT AREA CALCULATIONS WILL BE MODIFIED ON
APPROVAL OF MINOR SUB.
�
OpD
NeSRIDGE �
l
LIGHT RAIL TRACKS
SITE PLAN-TOWNHOMES AND
n APARTMENTS
1" = aD-!) N 0' 20' 40 89
ti
NO DESCRIPTION DATE
NO DESCRIPTION DATE
1 CONCEPT PLAN O -26 201
2
0
Z
Z
g
0
o
1 - 13 201 ]
a
O
U
In-
w
U
Z
Q
2
z
O
U
W
NO DESCRIPTION DATE
NO DESCRIPTION DATE
1 CONCEPT PLAN O -26 201
2
CONCEPT PLAN 2
11-14-201
3
CONCEPT PLfW 3
1 - 13 201 ]
4
6
CONCEPT PLAN -TOWNHOMES
AND APARTMENTS
3-15-10
a�1 8/27/2015
20F3
RESIDENTIAL -2 (JEFFERSON COUNTY
INDUSTRIAL EMPLOYMENT
A PORTION OF LOT 14
STANDLEY HEIGHTS
REC. NO. F1105689
OUTDOOR STORAGE TO THE WEST
� I b
PROPOSED
ACCESS .
POINT
AGRICULTURAL -2 (JEFFERSON COUNTY)
-----WEST 52ND AVENUE — — — —
r_ I— I— T - � - � - T -I -
LOT 1 BLOCK 1 I •I a
WARD ROAD STATION SUBDIVISION I ,
REC. NO. 2014092875 ,
PROPOSED
I
I
ACCESS
NORTHERN PLANNING AREA:
POINT I
I
I
I
I
I
I
4.338 ACRES
T - T1-1--f-I'
T40' TAFT STREET
RIGHT-OF-WAY
TO BE VACATED
BY MINOR SUBDIVISION
1
I
I
SCHEMATIC SCHEMATIC
LOCATION OF LOCATION OF 0
PROPOSED PROPOSED dl
TOWNHOME TOWNHOME 'm
BUILDINGS BUILDINGS
al
MU -N
4.338 ACRES
1
LA PORTION OF LOTS 1- 16
HANCE'S SUBDIVISION
3.899 ACR ISI I
0' TAFT STREET
RIGHT-OF-WAY I
TO BE VACATED l
u I
H H
I
I
1
4 PROPOSED DETENTION POND
PROPOSED 14 b PROPOSED v ��
ACCESS ACCESS �� o
POINT POINT
I V
F1 U
I I ,
I I
SCHEMATIC I I
NEW LOT SIZE: LOCATION OF
2.66 ACRES PROPOSED
116,048.58 SQ. FT. TOWNHOME 1
I BUILDINGS
I
I o
I PROPOSED
I
DETENTION .5
I AMU -C TOD I POND /�N .R7v
I A PORTION OF LOTS 17-24 a
HANCE'S SUBDIVISION
2.978 ACRES /
I
PLANNED UNIT DEVELOPMENT
RESIDENTIAL
(CITY OF ARVADA)
PROPOSED LEGEND:
ACCESS
POINT
• LOT LINE
new BUILD -TO
ROW DEDICATION
- - ROW CENTERLINE
`\ DPROPOSED
BUILDING
FOOTPRINT
.'
wWBUILD-To _ _ — ` . I �SjRIDGERO_ ' / /
W
PROPERTY LINE I AGRICULTURAL /
NOTE:
LOT AREA CALCULATIONS ARE BASED ON ZONING
OF TWO PARCELS BASED ON THE ZONING
DOCUMENT, CASE NUMBER WZ-16-03, APPROVED
AUGUST 8TH, 2016.
LOT AREA CALCULATIONS WILL BE MODIFIED ON
APPROVAL OF MINOR SUB.
ADJACENT LAND OWNED
BY RTD TO BE/ /
DEDICATED TO THE /
1 I n SITE PLAN -TOWNHOMES ONLY
CITY OF WHEAT R
� IDGE X40'-0" N o• 1.4a ea
OFFSITE CITY OF WHEAT RIDGE / LIGHT RAIL TRACKS
_ REGIONAL POND FACILITY
— I TO THE SOUTH, WITHIN 150', LOCATEDOFFSHEET
1
1�
.Ow -
owns
0
c) z 0
Z o
Q a U
CL w
Lu LlJ
U z
Z O a
Q U W
2 >_
NO DESCRIPTION DATE
NO DESCRIPTION DATE
1 CONCEPT PIAN 08-26-201
2 CONCEPT PLAN 2 11 14 201
3 CONCEPT PLAN 3 1 - Q 2017
4
6
CONCEPT PLAN - TOWNHOMES
ONLY
3-15-10
wn 6/27/2015
3 OF 3
APPROXIMATE SITE DATA:
NORTHERN PLANNING AREA:
LOT AREAS:
4.338 ACRES
188,963.28 SQ. FT.
RESIDENTIAL 2
DENSITY:
16.41 DU/AC MAX.
VISTA RIDGE DRIVE
SUBDIVISION
GROSS SQUARE FOOTAGE
250,000 SQ. FT.
BOOK 15, PAGE 25
OF BUILDINGS:
SINGLE-FAMILY
BUILDING HEIGHT:
35 FT. MAX.
DETACHED HOUSEHOLDS
TO THE EAST
NUMBER OF UNITS.
80 UNITS
OPEN SPACE COVERAGE:
15% MINIMUM
PARKING COUNTS/RATIOS:
160 SPACES
2 SPACES/1 UNIT
PARKING WILL BE ATTACHED GARAGES, DETACHED
GARAGES OR SURFACE PARKING
SOUTHERN PLANNING AREA:
PROPOSED DETENTION
LOT AREAS:
2.978 ACRES
POND
129,721.68 SQ. FT.
DENSITY:
20.15 DU/AC MAX.
WEST 51ST AVENUE
GROSS SQUARE FOOTAGE
190,000 SO. FT.
PROPOSED R.O.W
OF BUILDINGS:
TO BE DEDICATED WITH THE
MINOR SUBDIVISION
BUILDING HEIGHT:
90 FT. MAX
IJUMBER OF UNITS:
60
OPEN SPACE COVERAGE:
15%
PARKING COUNTS/RATIOS:
120 SPACES
2 SPACES/ 1 UNIT
ON -STREET PARKING ALONG 51ST WILL BE
INCLUDED IN THE TOTAL REQUIRED
SPACES.
PARKING SPACES WILL ALSO BE PROVIDED WITHIN
BUILDING FOOTPRINT.
.'
wWBUILD-To _ _ — ` . I �SjRIDGERO_ ' / /
W
PROPERTY LINE I AGRICULTURAL /
NOTE:
LOT AREA CALCULATIONS ARE BASED ON ZONING
OF TWO PARCELS BASED ON THE ZONING
DOCUMENT, CASE NUMBER WZ-16-03, APPROVED
AUGUST 8TH, 2016.
LOT AREA CALCULATIONS WILL BE MODIFIED ON
APPROVAL OF MINOR SUB.
ADJACENT LAND OWNED
BY RTD TO BE/ /
DEDICATED TO THE /
1 I n SITE PLAN -TOWNHOMES ONLY
CITY OF WHEAT R
� IDGE X40'-0" N o• 1.4a ea
OFFSITE CITY OF WHEAT RIDGE / LIGHT RAIL TRACKS
_ REGIONAL POND FACILITY
— I TO THE SOUTH, WITHIN 150', LOCATEDOFFSHEET
1
1�
.Ow -
owns
0
c) z 0
Z o
Q a U
CL w
Lu LlJ
U z
Z O a
Q U W
2 >_
NO DESCRIPTION DATE
NO DESCRIPTION DATE
1 CONCEPT PIAN 08-26-201
2 CONCEPT PLAN 2 11 14 201
3 CONCEPT PLAN 3 1 - Q 2017
4
6
CONCEPT PLAN - TOWNHOMES
ONLY
3-15-10
wn 6/27/2015
3 OF 3
City of
Wheatdge
,�9
PUBLIC WORKS
Memorandum
TO: Meredith Reckert, Senior Planner
FROM: Dave Brossman, Development Review Engineer
DATE: January 31, 2017
SUBJECT: WCP-16-02 Hance Ranch Concept Plan, 11818 W. 52nd Avenue
I have completed my second review for the request for approval of Concept Plan on
property zoned Mixed Use -Neighborhood (MU -N) and Mixed Use Commercial TOD
(MU -C TOD) at 11818 W. 52nd Avenue (Case No. WCP-16-02) received on January 17,
2017, and I have the following comments:
LAND PLANNIN
Concept Plan:
Sheet 1:
1. The following comments pertain to the Legal Description:
a. Per Sec. 26-410 of the Municipal Code of Laws, the legal description for all
plats shall be on the Current City Datum. Since the Legal Description for
this Concept Plan (and future Site Plan) must match the Legal on the plat, it
means the Legal on the Concept Plan shall also be on the Current City
Datum. The Legal Description on the zoning document does not necessarily
need to match the Concept Plan and Plat since the zoning extends to the
centerline of the adjoining streets rather than to only the property line(s).
b. The Basis of Bearing for the north line of the SE '/ Section 17 needs to be
S89°11'13"W (Current City Datum). And FYI, modifying the Basis of
Bearing does NOT require a new survey as stated in the response letter
dated January 13, 2017, but rather simply a 6 -second rotation of the
AutoCAD drawing so that the section line bearing used in the tie (Basis of
Bearing) aligns with the Current City Datum as required by the Code.
c. The acreage needs to be provided to four (4) decimal places
2. The last word ("ELIMINATED") in the second paragraph of the "Drainage
Considerations" was cut off by the Case History Box text.
Sheet 2:
1. Public Works has determined that no Right -of -Way dedication will be necessary
along the W. 52nd Avenue frontage. The Concept Plan drawing (and associated
text) can be modified to reflect this.
2. The ROW dedication along the Tabor Street frontage should be shown as "11.50'
Hance Ranch Concept Plan_11818 W52nd Ave_Review-2.Itr.docx
Public Works Engineering
January 31, 2017
Page 2
OF ROW TO BE DEDICATED BY PLAT".
3. Please note that no stormwater conveyance or detention ponds can be constructed
within three (3) feet of any property line. The (albeit conceptual) locations of the
detention ponds appear to be right on the property line, or in the case of the
southerly pond encroach into the ROW. The ponds should be moved a little bit
away from the property lines to adhere to the 3' buffer requirement.
4. The (middle) Proposed Access Point is too close to the one to the west. Per Sec. 26-
501-F access points shall have a min. of 100' separation.
5. The Legend doesn't match the drawing. The ROW DEDICATION hatching
corresponds to the area of ROW VACATION. No area of ROW DEDICATION is
currently shown as being hatched.
Sheet 3:
1. Public Works has determined that no Right -of -Way dedication will be necessary
along the W. 52nd Avenue frontage. The Concept Plan drawing (and associated
text) can be modified to reflect this.
2. The ROW dedication along the Tabor Street frontage should be shown as "11.50'
OF ROW TO BE DEDICATED BY PLAT".
3. Please note that no stormwater conveyance or detention ponds can be constructed
within three (3) feet of any property line. The (albeit conceptual) locations of the
detention ponds appear to be right on the property line, or in the case of the
southerly pond encroach into the ROW. The ponds should be moved a little bit
away from the property lines to adhere to the 3' buffer requirement.
4. The Legend doesn't match the drawing. The ROW DEDICATION hatching
corresponds to the area of ROW VACATION. No area of ROW DEDICATION is
currently shown as being hatched.
CIVIL ENGINEERING
Conceptual Drainage Letter
1. All previous comments have been adequately addressed; the Drainage Letter is
hereby approved. A stamped approved copy has been included with these
comments.
Traffic Impact Study
1. Mark Westberg, P.E. is reviewing the Traffic Impact Study, and may have
additional comments related to circulation and traffic. Please note that Mark's
comments will be forthcoming at a later date and under separate cover.
Hance Ranch Concept Plan _I 1818 W52nd Ave_Review-2.ltr.docx
LEGAL DESCRIPTION:
HANCE RANCH CONCEPT PLAN
AN OFFICIAL CONCEPT PLAN IN THE CITY OF WHEAT RIDGE
A PORTION OF HANCE'S SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION
17, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.
COUNTY OF JEFFERSON, STATE OF COLORADO
SHEET 1 OF 3 - DECLARATION SHEET
FLOODPLAIN CERTIFICATION: EASEMENT AND
LOT AREA CALCULATIONS ARE BASED ON ZONING OF TWO PARCELS BASED ON THE ZONING RIGHT-OF-WAY DEDICATIONS:
DOCUMENT, CASE NUMBER WZ-16-03, APPROVED AUGUST 8TH, 2016. THE SUBJECT PROPERTY IS NOT LOCATED WITHIN EITHER THE 100 OR 500
YEAR FLOOD PLAINS. IT IS LOCATED WITHIN ZONE X (AREA OF MINIMAL REQUIRED EASEMENT AND RIGHT-OF-WAY REPRESENTED HEREIN ARE
LOT AREA CALCULATIONS WILL BE MODIFIED ON APPROVAL OF MINOR SUB. FLOOD HAZARD) IDENTIFIED IN FIRM MAP NO. 08059CO214F, DATED APPROVED TO BE CONVEYED BY PLAT.
FEBRUARY 5, 2014 BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY.
TO REGIONS 1 AL UGH N, EXCEPT
PORISIONOFTHESTATEOFTION THEREOF AS CONVEYED CONCEPT PLAN CHARACTER AND ZONE DRAINAGE CONSIDERATIONS:
TO REGIONAL TRANSPORTATION DISTRICT, A POLITICAL SUBDIVISION OF THE STATE OF
COLORADO IN THE DEED RECORDED DECEMBER 17, 2012 UNDER RECEPTION NO. 2012135810, A CONCEPTUAL DRAINAGE LETTER IS SUBMITTED WITH THIS CONCEPT PLAN
TOGETHER WITH A PORTION OF TAFT STREET RIGHT OF WAY. COMPLIANCE: APPLICATION. A FINAL DRAINAGE REPORT WILL BE PROVIDED IN CONJUNCTION
WITH THE SITE PLAN REVIEW APPLICATION. THE PROPOSED SITE WILL BE
SAID PARCEL ALSO BEING DESCRIBED AS FOLLOWS; THE FOCUS OF THIS CONCEPT PLAN APPLICATION IS TO PROVIDE A GENERAL GRADED SO THAT DEVELOPED DRAINAGE CLOSELY FOLLOWS HISTORIC
DEVELOPMENT OUTLINE FOR THE PROPERTY KNOWN AS HANCE RANCH. PATTERNS GOING FROM THE NORTHWEST TO THE SOUTHEAST. DETENTION
A PORTION OF HANCE'S SUBDIVISION AS RECORDED IN BOOK 12 AT PAGE 10 AND A PORTON
I PONDS ARE PROPOSED IN THE SOUTHERLY PORTION OF EACH PLANNING
OF TAFT STREET RIGHT OF WAY, BEING LOCATED IN THE SOUTHEAST QUARTER OF SECTION PER COUNCIL BILL 13-2016, THE PROPERTY WAS REZONED FROMRESIDENTIAL-ONE (R-1) TO THE MIXED USE COMMERCIAL TRANSIT ORIENTED AREAS AND WILL ADHERE TO UDFCD CRITERIA BY BEING SIZED TO PROVIDE
17 TOWNSHIP 3 SOUTH RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN F
CITY O WHEAT WATER QUALITY AND EXCESS URBAN RUNOFF VOLUME (EURV) FOR THE ENTIRE
DEVELOPMENT (MU -C TOD) ZONE SUB -DISTRICT AND THE MIXED USE
RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. SITE. OUTFALL FOR THE POND IS PROPOSED TO BE CONVEYED INTO AN
NEIGHBORHOOD ZONE SUB -DISTRICT (MU -N) EXISTING STORM SEWER SYSTEM ASSOCIATED WITH THE RIDGE ROAD
THIS ZONING WILL PERMIT THE FUTURE
BASIS OF BEARINGS: THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 17 ON TWO SEPARATE PLANNING AREAS. TRIBUTARY OUTFALL, WHICH INCLUDES A REGIONAL POND TO THE SOUTHEAST
DEVELOPMENT OF EACH PLANNING AREAS IN A MANNER THAT IS CONSISTENT WITH THE
TOWNSHIP 3 SOUTH RANGE 69 WEST OF THE STH P.M., BEN MON MENTE AT THE T
BEING U D E EAS OF THE SITE AT THE SOUTHEAST INTERSE TC ISN OF WEST RIDGE ROAD AND
REGULATIONS ESTABLISHED IN EACH ZONE DISTRICT.
QUARTER CORNER OF SECTION 17 BY A 2 INCH PIPE WITH A3.1/4 INCH ALUMINUM CAP ROBE STREET. T I rd lI FL nuti n e[> I .I th Dr:� uFo
MARKED "PLS 13212" AND AT THE CENTER OF SECTION 17 BY A NO. 6 REBAR WITH A 2-1/2 INCH �c d „n ,m ,•it r fes,
AP M ."PLS_Z7W9°_I5A,-aUMED_TO DEVELOPMENT WILL OCCUR IN PHASES ON EACH B THE TWO PLANNING AREASS THAT IF IT ISD ERIJIINED__THAT THE REGIONAL PaNn__ 0 1' D NEAR RIDGE ROAD
Par Sr: 20-� 10 ,d 1111 �Ia'1 i Cod. or Laws, the legal description for II Its shall be on the WILL BE CREATED AS PART OF A SUBSEQUENT SUBDIVISION. A SITE PLAN WILL
89111'07" W_ _ ps g v a plats AND R B STREET CAN T MODIFIED WITH THIS DEVELOPMENT OR IN THE
( urre�nr Cin Domer Since the Legal Descn non For this Concept Plan must match that found on BE SUBMITTED FOR EACH PLANNING AREA IN CONFORMANCE WITH THE CITY OF WHEAT
v v RIDGE SITE PLAN REVIEW PROCESS. FLIT E TO ACCOMMODATE SOME OR ALL OF THE STORMWATERODI NEEDS FOR
COMMENCING AT the plat, it means the Legal on the Concept Plan shell also be on the Current City Damm, The T(�S-0EVEI°OPMENT, THEN THE ON-SITE FACILITIES MAY BE MODIFIED OR
Legal Description on the zoning document does not necessarily need to match the Concept Plan DETAILS REGARDING THE FINAL CONFIGURATION OF THE IDENTIFIED PLANNING AREA ASE HISTORY:
THENCE S 89'11'0 and Plat since the zoning extends to the centerline of the adjoining streets rather than to only the ARE
The B
A DISTANCE OF 1 ry line(s). INTENTIONALLY OMITTED FROM THIS CONCEPT PLAN IN THE INTEREST OF
The Basis of Bearing for the north line of the SE I/4 Section 17 needs m be S89° 11'13"W WZ-16-03, WCP-16-03
THENCE S 0048'5 I('anenr City Datum) And FYI, modifying the Basis of Bearing does NOT require a new survey PROVIDING FLEXIBILITY IN FUTURE USE AND DESIGN. REQUIREMENTS OF THEFUTURE DEVELOPMENT WITH REGARD TO ACCESS, DRAINAGE, OPEN SPACE, OPEN SPACE CONCEPTS
HANCE'S SUBDIVI as stated in the response letter dated January 13, 2017, but rather simply a 6 -second rotation of AND ZONING ARE ADDRESSED IN GENERAL H
t
AumCAD drawing 18 the propc, boundary) so that the secticn line bearing 19—, of Phis word appears to be misspelled and the THE REQUIRED OPEN SPACE MINIMUMS ARE THE SAME FOR EACH ZONE
THENCE S 00°18'0 Bea -11e a4ens with the (o, r.nr Cin 0", as rcgnved ha the (oda. est mns into the adjacent paragraph.
EAST RIGHT OF IXSraxCE-QF759.49FEET707 =
DEVELOPMENT CRITE
CORNER OF TRACT A OF WARD ROAD STATION SUBDIVISION AS DESCRIBED AT RECEPTION
NUMBER 201235810;
SITE AREA:
TOTAL SITE AREA - 7.5 ACRE
THENCE N 89'4956" E ALONG THE NORTH LINE OF SAID TRACT A A DISTANCE OF 86.44 FEET;
NORTHERN PLANNING AREA.
THENCE N 84°17'24" E CONTINUING ALONG SAID NORTH LINE OF TRACT A A DISTANCE OF 70.28
FEET TO THE WESTERLY RIGHT OF WAY LINE OF TAFT STREET;
ZONING:
MU -N
THENCE N 84°38'08" EA DISTANCE OF 40.16 FEET TO THE EASTERLY RIGHT OF WAY LINE OF
MINIMUM BUILDING AND
TAFT STREET AND THE NORTHWEST CORNER OF EXCEPTION PARCEL GL -55A AS DESCRIBED
HARDSCAPE COVERAGE:
85%
AT RECEPTION NUMBER 2012135810;
MAXIMUM BUILDING HEIGHT:
35 FT FOR RESIDENTIAL USE
THENCE N 79° 41'52" E ALONG SAID NORTH LINE OF EXCEPTION PARCEL GL -55A A DISTANCE
OF 158.91 FEET TO A POINT OF A CURVE;
BUILDING ORIENTATION:
BUILD -TO AND SETBACK REQUIREMENTS WILL
BE MET. SITING WILL CONFORM TO SETBACK
THENCE ALONG THE WEST LINE OF SAID EXCEPTION PARCEL GL -55A THE FOLLOWING THREE
AND BUILD -TO REQUIREMENTS, WITH PARKING
(3) COURSES AND DISTANCES;
BEHIND BUILDING FACES. FINAL BUILDING
FOOTPRINTS TO BE ESTABLISHED DURING SITE
1) ALONG THE ARC OF A NON -TANGENT CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE
SITE PLAN REVIEW PROCESS.
OF 17°56'17", A RADIUS OF 400.00' FEET, AN ARC LENGTH OF 125.23 FEET WHOSE CHORD
BEARS N 20.50'12" EA DISTANCE OF 124.72 TO A POINT OF A REVERSE CURVE;
ARCHITECTURE:
TO BE IN CONFORMANCE WITH SECTION 26-1106
2) ALONG THE ARC OF A REVERSE CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 26-
26'54", A RADIUS OF 235.00 FEET, AN ARC LENGTH OF 108.48 FEET AND WHOSE CHORD
LIGHTING:
TO MEET SECTION 26-503 OF THE WHEAT RIDGE
BEARS N 16°34'54" EA DISTANCE OF 107.52 FEET TO A POINT OF TANGENCY;
MUNICIPAL CODE
3) N 03°21'27" EA DISTANCE OF 76.92 FEET TO THE MOST NORTHERLY LINE OF SAID
EXEMPTION PARCEL GL -55A:1) ALONG THE ARC OF A NON -TANGENT CURVE TO THE
LANDSCAPING:
15% IN CONFORMANCE WITH ZONING
RIGHT, HAVING A CENTRAL ANGLE OF 17°56'17", A RADIUS OF 400.00' FEET, AN ARC
REQUIREMENTS. FINAL LANDSCAPING TO BE
LENGTH OF 125.23 FEET WHOSE CHORD BEARS N 20°50'12" EA DISTANCE OF 124.72 TO A
DETERMINED DURING SITE PLAN REVIEW
POINT OF A REVERSE CURVE;
PROCESS.
2) ALONG THE ARC OF A REVERSE CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 26°
26'54", A RADIUS OF 235.00 FEET, AN ARC LENGTH OF 108.48 FEET AND WHOSE CHORD
SOUTHERN PLANNING AREA:
BEARS N 16°34'54" EA DISTANCE OF 107.52 FEET TO A POINT OF TANGENCY;
3) N 03°21'27" EA DISTANCE OF 76.92 FEET TO THE MOST NORTHERLY LINE OF SAID
ZONING:
MU -C TOD
EXEMPTION PARCEL GL -55A;
MINIMUM BUILDING AND
THENCE N 89°43'08" E ALONG THE MOST NORTHERLY LINE A DISTANCE OF 11.02 FEET, TO THE
HARDSCAPE COVERAGE:
85% FOR RESIDENTIAL USE
WEST RIGHT OF WAY LINE OF TABOR STREET:
MINIMUM BUILDING HEIGHT:
20 FT
THENCE N 00°16'32" WALONG SAID WEST RIGHT OF WAY UNE OF TABOR STREET A DISTANCE
OF 414.56 FEET TO A POINT OF A CURVE;
MAXIMUM BUILDING HEIGHT:
6 STORIES / 90 FT
THENCE ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF
BUILDING ORIENTATION:
BUILD -TO REQUIREMENTS WILL BE MET.
90°32'18", A RADIUS OF 15.00 FEET, AN ARC LENGTH OF 23. 70 FEET, AND WHOSE CHORD
PRIMARY AND SECONDARY STREETS WILL BE
BEARS N 45°32'43" WA DISTANCE OF 21.31 FEET TO A POINT OF TANGENCY AND THE SOUTH
DETERMINED WITH SITE PLAN REVIEW
RIGHT OF WAY LINE OF WEST 52ND AVENUE:
PROCESS.
ARCHITECTURE:
TO BE IN CONFORMANCE WITH SECTION 26-1106
THENCE S 89°11'OT' WALONG THE SOUTH RIGHT OF WAY LINE OF WEST 52ND AVENUE A
DISTANCE OF 430.08 FEET TO THE POINT OF BEGINNING;
LIGHTING:
TO MEET SECTION 26-503 OF THE WHEAT RIDGE
SAID DESCRIBED PARCEL OF LAND CONTAINS 316,706 SQ. FT. O 7.316 ACRES/WORE OR LESS.
MUNICIPAL CODE
—
LANDSCAPING:
15% IN CONFORMANCE WITH ZONING
SURVEYORS CERTIFICATE:
REQUIREMENTS. FINAL LANDSCAPING TO BE
DETERMINED DURING SITE PLAN REVIEW
PROCESS.
Acreage needs to be
stated to four (4)
decimal places.
MATT ROBERT EISENACH, PROFESSIONAL LAND SURVEYOR
COLORADO PLS NO. 38257,
FOR AND ON BEHALF OF BASELINE ENGINEERING CORP.
BASELINE ENGINEERING CORP.
710 11TH AVENUE, SUITE 105
GREELEY, COLORADO 80631
(970)353-7600
DISTRICT AND WILL BE ACHIEVED AGGREGATELY. THE REQUIREMENTS ARE
PROPOSED TO BE MET AS FOLLOWS:
MU -N (NORTHERN PLANNING AREA): OPEN SPACE REQUIREMENTS WILL
BE MET THROUGH ONE OR MORE OF THE FOLLOWING ELEMENTS: SMALL
PRIVATE YARDS, PLANTED AREAS, HARDSCAPE AREAS, OR COMMUNAL
DESIGNED AS OPEN SPACE, 35% OF LANDSCAPE MATERIALS SHALL BE
LIVING AND 75% OF THE OPEN SPACE SHALL BE USABLE AS DEFINED BY
SECTION 26.1110E.
MU -C TOD (SOUTHERN PLANNING AREA): A COMMUNITY GREEN SPACE IS
TO BE INTEGRATED WITH THE DEVELOPMENT TO SERVE AS AN AMENITY
FOR RESIDENTS. 35% OF LANDSCAPE MATERIALS SHALL BE LIVING AND
75% OF THE OPEN SPACE SHALL BE USABLE AS DEFINED BY SECTION
26-1110E.
TRAFFIC CIRCULATION:
THE PROPOSED DEVELOPMENT WILL PROVIDE A RESIDENTIAL
DEVELOPMENT THAT WILL BE LOCATED WITHIN CLOSE PROXIMITY TO THE
WARD ROAD - WHEAT RIDGE COMMUTER RAIL STATION AND PARK -N -RIDE. THE
DEVELOPMENT WILL OFFER STRONG PEDESTRIAN CONNECTIONS FROM THE
DEVELOPMENT TO THE EXISTING SIDEWALKS AND STREETS. AN EXTENSION OF
WEST 51ST AVENUE WILL BE CONSTRUCTED THAT WILL BISECT THE PROPERTY
INTO TWO PLANNING AREAS: NORTH PLANNING AREA AND SOUTH PLANNING
AREA. THE EXTENSION OF WEST 51ST AVENUE WILL ENTER THE SITE FROM THE
WEST FROM TAFT COURT AND EXTEND TO TABOR STREET ON THE EAST. THIS
EXTENSION WILL PROVIDE DIRECT ACCESS TO BOTH THE NORTH AND SOUTH
BLOCKS OF THE DEVELOPMENT.
THE NORTH PLANNING AREA WILL PROVIDE A VEHICULAR TRAFFIC LOOP WITH
TWO POINTS OF ACCESS FROM 51ST AVENUE AS WELL AS ONE ACCESS POINT
ONTO TAFT COURT AND ONE ACCESS POINT ONTO TABOR STREET.
THE SOUTH PLANNING AREA WILL HAVE AN ACCESS POINT OFF FROM TAFT
COURT AND TWO OFF FROM 51ST AVENUE,
POTENTIAL PHASING AND USES:
DEVELOPMENT WILL OCCUR IN PHASES. ONE OF THE PHASES WILL PROVIDE
DEVELOPMENT ON THE NORTHERN PLANNING AREA OF THE PROPERTY AND
THE OTHER PHASE WILL BE THE SOUTHERN PLANNING AREAS. THE
BOUNDARIES FOR THE NORTHERN AND SOUTHERN PLANNING AREA WILL BE
DETERMINED AT THE TIME OF MINOR SUBDIVISION, DEFINED BY THE LOCATION
OF W. 51ST AVENUE.
A SITE PLAN WILL BE SUBMITTED FOR EACH PHASE IN ACCORDANCE WITH THE
CITY OF WHEAT RIDGE DEVELOPMENT REGULATIONS FOR THAT APPLICATION.
THE SUMMARY OF THE INDIVIDUAL PHASES, IN NO SPECIFIC ORDER, ARE
INCLUDED BELOW. IMPROVEMENTS, INCLUDING INFRASTRUCTURE, WILL BE
COMPLETED FOR EACH PHASE OF DEVELOPMENT AND WILL BE FULLY
COMPLIANT FOR THAT PHASE.
MU -N (NORTHERN PLANNING AREA)
• 80 TOWNHOME UNITS, CONSTRUCTION MAY BE PHASED
• PEDESTRIAN PATHS
• PARKING WILL BE ATTACHED GARAGES, DETACHED GARAGES OR
SURFACE PARKING
MU -C TOD (SOUTHERN PLANNING AREA)
• 250 MAXIMUM MULTI -UNIT APARTMENT BUILDING OR -60- ATTACHED
TOWNHOUSE
• ON -STREET PARKING ALONG 51ST WILL BE INCLUDED IN THE TOTAL
REQUIRED SPACES.
• PARKING SPACES WILL ALSO BE PROVIDED WITHIN BUILDING FOOTPRINT
U ` Q
W 12ND AVE
SITE
l'I
Y � W p1pGE Fp - C7 0
-in
0u
m11
�J
VICINITY MAP
N.T.S
OWNER'S CERTIFICATE:
THE BELOW SIGNED OWNERS ,OR LEGALLY DESIGNATED AGENT(S)
)
THEREOF, DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED
HEREON WILL BE DEVELOPED IN ACCORDANCE WITH THE RESTRICTIONS
AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE
REQUIRED BY LAW. I (WE) FURTHER RECOGNIZE THAT THE APPROVAL OF
THIS CONCEPT PLAN DOES NOT CREATE A VESTED PROPERTY RIGHT.
VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT
TO THE PROVISIONS OF SECTION 26121 OF THE WHEAT RIDGE CODE OF
LAWS.
HANCE RANCH DEVELOPMENT LLC.
HRE DEVELOPMENT, MANAGER
PATRICK HENRY, MANAGER
STATE OF COLORADO )
)SS
COUNTY OF JEFFERSON )
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS
DAY OF . AD. HAN20_ BY
WITNESS MY WD—AND OFFICIAL SEAL MY COMMISSION EXPIRES:
NOTARY PUBLIC
CITY CERTIFICATION:
APPROVED THIS _ DAY OF
BY THE CITY OF WHEAT RIDGE.
ATTEST
CITY CLERK MAYOR
COMMUNITY DEVELOPMENT DIRECTOR
COUNTY CLERK AND RECORDERS
CERTIFICATE:
STATE OF COLORADO
COUNTY OF JEFFERSON
)
)SS
I HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE
OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT
GOLDEN, COLORADO, AT O'CLOCK .M. ON THE
DAY OF A.D., IN
BOOK_, PAGE , RECEPION NO
T. _
JEFFERSON COUNTY CLERK AND RECORDER
BY:
DEPUTY
SHEET INDEX:
SHEET 1 OF 3 - DECLARATION SHEET
SHEET 2 OF 3 - CONCEPT PLAN - TOWNHOMES AND APARTMENT
SHEET 3 OF 3 - CONCEPT PLAN - TOWNHOMES ONLY
CITY OF WHEAT RIDGE
PUBLIC WORKS
DATE 01/1712017
n 01/1712017
2nd Submittal
+a a
O
2 �
U0
Z g o
�Qa O
11 �
a. w
W
U z
O
Q U W
2
NO. DESCRIPTION DATE
NO I DESCRIPTION DATE
1 CONCEPT PLAN 08-26-201
2 CONCEPT PLAN 2 11 - 14 - 201
3 CONCEPT PLAN 3 1 -13-2017
4
s
6
DECLARATION SHEET
AiO'' "uasra 3-15-10
Por 8/27/2015
es -NG Neaeca.
1 OF 3
RESIDENTIAL -2 (JEFFERSON COUNTY
1
II
PROPOSED �I
ACCESS
POINT
INDUSTRIAL EMPLOYMENT
A PORTION OF LOT 14
STANLEY HEIGHTS
REC. NO. F1105689
OUTDOOR STORAGE TO THE WEST
LOT 1 BLOCK 1
WARD ROAD STATION SUBDIVISION
REC. NO. 2014092875
PROPOSED
ACCESS
POINT
I
I
I
I
1
i
I
• 0 LOCATION OF
PROPOSED
TOWNHOME
BUILDINGS
I
• I
II
1
I
' I
• 1
I
. I
1 I
• I
PROPOSE
' ACCESS
POINT
I �
II
NEW LOT SIZE:
W I 2.66 ACRES (on 116,048.58SQ.FT.
o 26
sh
6_1
I I
I I
I
I 1
I
II --— --
a=za euxo-To —
PROPERTY LINE
52ND
40'TAFT STREET
RIGHT-OF-WAY
TO BE VACATED
BY MINOR SUBDIVISION
M U -N
E_
EO DETENTION
ACCESSvk �
ACCESS
POINT
Dedication is no longer
I along W. 52nd Avenue —
I
I I
-SCHEMATIC
LOCATION OF 1
PROPOSED 1
-TOWNHOME --r
BUILDINGS
o
1
1
I
I
I
1
1
1
ACCESS
PLANNED UNIT DEVELOPMENT
RESIDENTIAL
(CITY OF ARVADA)
Show as "11.50' OF ROW TO
BE DEDICATED BY PLAT"
RESIDENTIAL 2
VISTA RIDGE DRIVE
SUBDIVISION
BOOK 15, PAGE 25
SINGLE-FAMILY
DETACHED HOUSEHOLDS
TO THE EAST
WEST 51ST AVENUE
PROPOSED R.O.W
TO BE DEDICATED WITH THE
MINOR SUBDIVISION
• I
SCHEMATIC LOCATION OF PROPOSED
Proposed Access MULTI -UNIT BUILDING I Please note that no stortnwater
tt is too close to the conveyance or detention ponds can be
to the west. Per Sec 1 Fo constructed within three (3) feet of any
50I -F access points 1 2 I property line.
I have a min. of IOU m
This corresponds to the area of
ROW Vacation. No area of ROW
Dedication is currently hatched.
LEGEND:
• LOT LINE
BUILD -TO
ROW DEDICATION
ROW CENTERLINE
DPROPOSED
BUILDING
FOOTPRINT
APPROXIMATE SITE DATA:
2 CONCEPT PLAN 2
/ P
PROPOSED •
%
LOT AREA:
4.338 ACRES
/
DETENTION
(POND /
DENSITY:
16.41 DU/AC MAX.
MU -C TOD
250,000 SQ. FT.
I /
BUILDING HEIGHT:
35 FT. MAX
2.978 ACRES
80 UNITS
OPEN SPACE COVERAGE:
15% MINIMUM
PARKING COUNTS/RATIOS:
160 SPACES
/
PARKING WILL BE ATTACHED GARAGES, DETACHED
1
SOUTHERN PLANNING AREA:
/ �
LOT AREA:
2.978 ACRES
I
I
129,721.68 SQ. FT.
DENSITY:
J
GROSS SQUARE FOOTAGE
I
OF BUILDINGS:
AGRICULTURAL 2
ADJACENT LAND OWNED
90 FT. MAX
GEROpD
250
BY RTD TO BE I /
/
PARKING COUNTS/RATIOS:
DEDICATED TO THE
I /
INCLUDED IN THE TOTAL REQUIRED SPACES.
CITY OF WHEAT RIDGE
BUILDING FOOTPRINT.
OFFSITE CITY OF WHEAT RIDGE
LIGHT RAIL TRACKS
This corresponds to the area of
ROW Vacation. No area of ROW
Dedication is currently hatched.
LEGEND:
• LOT LINE
BUILD -TO
ROW DEDICATION
ROW CENTERLINE
DPROPOSED
BUILDING
FOOTPRINT
APPROXIMATE SITE DATA:
2 CONCEPT PLAN 2
NORTHERN PLANNING AREA:
3 CONCEPT PLAN3
LOT AREA:
4.338 ACRES
188, 963.28 SQ. FT.
DENSITY:
16.41 DU/AC MAX.
GROSS SQUARE FOOTAGE
250,000 SQ. FT.
OF BUILDINGS:
BUILDING HEIGHT:
35 FT. MAX
NUMBER OF UNITS:
80 UNITS
OPEN SPACE COVERAGE:
15% MINIMUM
PARKING COUNTS/RATIOS:
160 SPACES
2 SPACES/1 UNIT
PARKING WILL BE ATTACHED GARAGES, DETACHED
GARAGES OR SURFACE PARKING
SOUTHERN PLANNING AREA:
LOT AREA:
2.978 ACRES
129,721.68 SQ. FT.
DENSITY:
93.63 DU/AC MAX.
GROSS SQUARE FOOTAGE
210,000 SO. FT.
OF BUILDINGS:
BUILDING HEIGHT:
90 FT. MAX
NUMBER OF UNITS:
250
OPEN SPACE COVERAGE:
15%
PARKING COUNTS/RATIOS:
1 SPACE/ 1 BED
ON -STREET PARKING ALONG 51ST WILL BE
INCLUDED IN THE TOTAL REQUIRED SPACES.
PARKING SPACES WILL ALSO BE PROVIDED WITHIN
BUILDING FOOTPRINT.
NOTE:
LOT AREA CALCULATIONS ARE BASED ON ZONING
OF TWO PARCELS BASED ON THE ZONING
DOCUMENT, CASE NUMBER WZ-1603, APPROVED
AUGUST 8TH, 2016.
LOT AREA CALCULATIONS WILL BE MODIFIED ON
APPROVAL OF MINOR SUB.
REGIONAL POND FACILITY _ SITE PLAN - TOWNHOMES AND
I TO THE SOUTH, WITHIN 150', LOCATED OFF SHEET 1 APARTMENTS
Pik-
�'ww,u•
F�
U0
z g o
Q a 0
0
a L
UW
0
Z 0
= U w
NO. DESCRIPTION DATE
NO. DESCRIPTION DATE
CONCEPT PLAN - TOWNHOMES
AND APARTMENTS
3-15-10
81271201581271201581271201520F3
��111VM�q
1 CONCEPT
PIAN OB -26-201
2 CONCEPT PLAN 2
11 - 14 -201
3 CONCEPT PLAN3
1-13-2017
4
6
KOW Dedica[ion is no longe
— — EST 52ND AVENUE needed along w. 52nd Aven1
RESIDENTIAL -2 (JEFFERSON COUNTY I :r
77
II
PROPOSED
ACCESS . — 40' TAFT STREET
POINT I I RIGHT-OF-WAY
TO BE VACATED
BY MINOR SUBDIVISION
wl '
SCHEMATIC SCHEMATIC
pI ° 1 LOCATION OF LOCATION OF
o. of PROPOSED PROPOSED
9�m TOWNHOME TOWNHOME
BUILDINGS BUILDINGS
MU -N
I
. i 4.338 ACRES
INDUSTRIAL EMPLOYMENT ( L-A PORTION OF LOTS 1- 16
A PORTION OF LOT 14 I I RANGE'S SUBDIVISION
STANDLEY HEIGHTS I 3.899 ACRESI
REC. NO. F1105689 1
' 0' TAFT STREET
1 RIGHT-OF-WAY
TO BE VACATED
OUTDOOR STORAGE TO THE WEST I I H
I I lul
I 1
01 I
U
�I
I � PROPOSED DETENTION POND
b
r
f Imo, I
I II
I
II
I
I
LOT 1 BLOCK 1
WARD ROAD STATION SUBDIVISION
REC. NO. 2014092875
1
I I 1
I � 1
I
I I
PROPOSED
ACCESS
POINT
I
I
I
I
ROPOSPOINTED I FACCCEEPOSFP
SSPOINT 9
ACCESS
I
I I •
n SCHEMATIC 1
NEW LOT SIZE: LOCATION OF I I
2.66 ACRES I PROPOSED
116,048.58 SQ. FT. TOWNHOME
BUILDINGS
U
o •�
PROPOSED 1 • 3
DETENTION
POND
MU -C TOD I
A PORTION OF LOTS 17-24 a
HANCE'S SUBDIVISION
2.978 ACRES I /
U•
I�
PLANNED UNIT DEVELOPMENT
RESIDENTIAL This cortesponds to the area of
(CITY OF ARVADA) ROW Vacation. No area of ROW
Dedication is currently hatched.
PROPOSED LEGEND:
ACCESS
POINT
•
LOT LINE
— — — — —
BUILD -TO
ROW DEDICATION
LOT AREAS:
ROW CENTERLINE
OPROPOSED
BUILDING
DENSITY:
FOOTPRINT
Show as "11.50' OF ROW TO
APPROXIMATE SITE DATA:
NORTHERN PLANNING AREA:
BE DEDICATED BY PLAT"
LOT AREAS:
4.338 ACRES
188,963.28 SQ. FT.
-� RESIDENTIAL 2
DENSITY:
16.41 DU/AC MAX.
VISTA RIDGE DRIVE
SUBDIVISION
GROSS SQUARE FOOTAGE
250,000 SQ. FT.
BOOK 15, PAGE 25
OF BUILDINGS:
SINGLE-FAMILY
BUILDING HEIGHT:
35 FT. MAX.
DETACHED HOUSEHOLDS
TO THE EAST
NUMBER OF UNITS:
80 UNITS
OPEN SPACE COVERAGE:
15% MINIMUM
PARKING COUNTS/RATIOS:
160 SPACES
2 SPACES/1 UNIT
PARKING WILL BE ATTACHED GARAGES, DETACHED
GARAGES OR SURFACE PARKING
SOUTHERN PLANNING AREA:
PROPOSED DETENTION
LOT AREAS:
2.978 ACRES
POND
129,721.68 SQ. FT.
DENSITY:
20.15 DU/AC MAX.
WEST 51ST AVENUE
GROSS SQUARE FOOTAGE
190,000 SQ. FT.
PROPOSED R.O.W
OF BUILDINGS:
TO BE DEDICATED WITH THE
MINOR SUBDIVISION
BUILDING HEIGHT:
90 FT. MAX.
Plcase note that no stonnwater
NUMBER OF UNITS:
60
conveyance or detention ponds can be
constructed within three (3) feet of any
OPEN SPACE COVERAGE:
15%
Property line.
PARKING COUNTS/RATIOS:
120 SPACES
2 SPACES/ 1 UNIT
ON -STREET PARKING ALONG 51ST WILL BE
INCLUDED IN THE TOTAL REQUIRED SPACES.
PARKING SPACES WILL ALSO BE PROVIDED WITHIN
BUILDING FOOTPRINT.
NOTE:
LOT AREA CALCULATIONS ARE BASED ON ZONING
OF TWO PARCELS BASED ON THE ZONING
DOCUMENT, CASE NUMBER WZ-16.03, APPROVED
AUGUST 8TH, 2016.
LOT AREA CALCULATIONS WILL BE MODIFIED ON
APPROVAL OF MINOR SUB.
o2aeuao-To
�
— — _ ES1 RSpGEROPO
PROPERTY LINE I AGRICULTURAL
ADJACENT LAND OWNED `
BY RTD TO BE II /
DEDICATED TO THE / ' ' SITE PLAN - TOWNHOMES ONLY
I CITY OF WHEAT RIDGE 1 1 1" = 40'-0" N o• p as ea
I OFFSITE CITY OF (WHEAT RIDGE / LIGHT RAIL TRACKS
_ REGIONAL POND FACILITY
TO THE SOUTH, WITHIN 150', LOCATED OFF SHEET
t J
C
amhftacwm, Pik-
0
lkO
2
U z
Z J o
Q a O
U
b- W
LLJ w
Uz
Z O
U w
NO. DESCRIPTION DATE
NO. DESCRIPTION DATE
CONCEPTPLAN-TOWNHOMES
ONLY
3-15-10
%10J11°�°
.IE 8/27/2015
30F3
t CONCEPT PLAN 08-26-201
2 CONCEPT PLAN 2 11 - 14 -2016
3 CONCEPT PLAN
1-13-2017
a
6
Meredith Reckert
From:
Dave Brossman
Sent:
Wednesday, January 25, 2017 8:46 PM
To:
Mark Westberg
Cc:
Lauren Mikulak; Meredith Reckert
Subject:
Re: Hance ROW
Thanks Mark.
Sent from my iPhone
On Jan 25, 2017, at 4:23 PM, Mark Westberg <mwestberg@ci.wheatridge.co.us> wrote:
I have relooked at the x -sections for Hance Ranch based on my recent work for 2E. At Hance the
sidewalks are reduced to 6' because it is adjacent to residential. This would be consistent with what we
required RTD to do as follows:
Taft Court — west side has an 8' sidewalk and east side has 6' sidewalk because NW Subarea plan
envisioned commercial on west and residential on east
Ridge Road east of Taft — both sides has 6' sidewalk because NW Subarea plan envisioned residential
east of Taft
Ridge Road west of Taft — both sides have 8' sidewalks because NW Subarea plan envisioned commercial
west of Taft
In addition, I have revised all of the lane widths to be consistent with our street standards, so the
revised x -secs would be:
Proposed ROW, etc.
52"d Avenue
• 31' - two 10' travel lanes with 11' center turn lane
• 6'— 6' parking lane on south side only
• 5' — two curb/gutter
• 6'-6' amenity zone on south side only
• 12'— two 6' sidewalks
• 60' total ROW
• 60' existing ROW, so don't need additional ROW
Taft Court — all work completed by RTD, so no additional improvements
Ridge Road — all work completed by RTD, so no additional improvements
Tabor Street
• 22'— two 11' travel lanes
• 12'— two 6' parking lanes
• 5' — two curb/gutter
• 6'— 6' amenity zone on west side only
1
• 11'— two sidewalks —6' on west side, 5' on east side
• 2' utility zone on east side
• 58' total ROW
• 45' existing ROW, need 11.5' on west side, 1.5' on east side
511t Avenue
• 22' —two 11' travel lanes
• 12' —two 6' parking lanes
• 5' — two curb/gutter
•
12'— 6' amenity zones on both sides
•
12'— 6' sidewalks on both sides
• 63' total ROW
Mark A Westberg, PE, CFM
Projects Supervisor
Office Phone: 303-235-2863
<i mage001. j pg>
From: Mark Westberg
Sent: Thursday, December 8, 2016 10:47 AM
To: Lauren Mikulak; Dave Brossman
Cc: Meredith Reckert; Lisa Ritchie
Subject: RE: Hance ROW
The sidewalk requirement is for 8' adjacent to non-residential, so no question on this one.
Mark A Westberg, PE, CFM
Projects Supervisor
Office Phone: 303-235-2863
<image001.jpg>
From: Lauren Mikulak
Sent: Thursday, December 8, 2016 7:44 AM
To: Dave Brossman; Mark Westberg
Cc: Meredith Reckert; Lisa Ritchie
Subject: RE: Hance ROW
I don't think it's up for discussion, the Streetscape Design Manual is pretty clear what the TOD area
design standards are supposed to be, and I think 52nd needs to be consistent. We'll also want to spend
some time reconsidering the cost estimate that we give with first review comments (assuming we want
fees -in -lieu) because when we wrote the streetscape impact fee report, we determined that commercial
fees would be for everything (including landscaping, amenities, lights, etc) and SF/duplex fees would be
only curb, gutter, sidewalk.
Also, I was thinking that maybe architecturally we could point them to the Performance Wise building
which did a great job of elevating the visible facades and their office/wait area fagade. That building
would be really well suited for the TOD area.
Lauren E. Mikulak, AICP
Senior Planner
Office Phone: 303-235-2845
<image002.jpg>
From: Dave Brossman
Sent: Thursday, December 8, 2016 7:36 AM
To: Mark Westberg <mwestberg@ci.wheatridge.co.us>
Cc: Meredith Reckert <mreckert@ci.wheatridge.co.us>; Lisa Ritchie <Iritchie@ci.wheatridge.co.us>;
Lauren Mikulak <Imikulak@ci.wheatridge.co.us>
Subject: RE: Hance ROW
S000 ... are we to assume an 8' walk, or is this topic still up for discussion? The sidewalk width of
course determines how much ROW we need to ask for (either 4' or 6') from 11950 W. 52"d
David F. Brossman, PLS
Development Review Engineer/City Surveyor
Plione & Fax: 303.235.2864
<image003.jpg>
From: Mark Westberg
Sent: Wednesday, December 7, 2016 4:07 PM
To: Dave Brossman; Meredith Reckert; Lisa Ritchie; Lauren Mikulak
Subject: FW: Hance ROW
This is what we told Hance Ranch and would still hold true at 11950 W 52nd
If they build their short section, then it would require 14' of asphalt, curb/gutter, amenity zone w/
lighting, and sidewalk.
Mark A Westberg, PE, CFM
Projects Supervisor
Office Phone: 303-235-2863
<image001.jpg>
From: Mark Westberg
Sent: Thursday, January 7, 2016 9:48 AM
To: Dave Brossman
Cc: Lisa Ritchie; Zack Wallace
Subject: Hance ROW
Proposed ROW, etc.
52nd Avenue
• 35' - two 12' travel lanes with 11' center turn lane, wanted wider lanes because of bus traffic
• 6' — 6' parking lane on south side only
• 5' — two curb/gutter
0 6'-6' amenity zone on south side only
• 12'— two 6' sidewalks — would prefer 8' if non-residential
• 64' total ROW, or 66' if 8' sidewalk on south side
• 60' existing ROW, so need 4' on south side of 52"d, need 6' if 8' sidewalk
Taft Court — all work completed by RTD, so no additional improvements
Ridge Road — all work completed by RTD, so no additional improvements
Tabor Street
• 22'— two 11' travel lanes
•
12'— two 6' parking lanes
• 5' — two curb/gutter
• 6'— 6' amenity zone on west side only
11'— two sidewalks — 6' on west side, 5' on east side
• 2' utility zone on east side
• 58' total ROW
Sorry for the late response.
Mark A Westberg, PE, CFM
Projects Supervisor
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
Office Phone: 303-235-2863
Fax: 303-235-2861
www.ci.wheatridge.co.us
<image001.jpg>
CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual
or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic
storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-
mail, attaching the original message, and delete the original message from your computer, and any network to which your computer
is connected. Thank you.
4
- - City of
�(j-Wh6atRzggle-
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29" Ave.
December 12, 2016
Rich Majors
HRE Development
1515 Arapahoe Street
Suite 1200
Denver, CO 80202
Dear Mr. Majors:
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
This letter is in regard to an application filed for approval of a Concept Development Plan for
property located at 11818 W. 52nd Avenue in the City of Wheat Ridge. The application has been
reviewed and the following are comments regarding the first submittal.
SHEET ONE
1. Sheets in the plan set should be renumbered 1 of 3, 2 of 3, etc.
2. The document title should be centered at the top of the page and should read as follows:
"Hance Ranch Concept Plan
An Official Concept Plan in the City of Wheat Ridge
A portion of the ...............
City of Wheat Ridge, County of Jefferson, State of Colorado".
All pages in the plan set should have the same title.
3. Label each of the sheets separately with an index in the front sheet so the reader can easily
identify the content of the drawings. As an example..."Concept plan with townhomes and
apartments".
4. The vicinity map as shown will not reproduce well. Modify it so that it is a black and white line
drawing.
5. Add a case history box with the following case numbers: WZ-16-03, WCP-16-03
6. In the Owner's Certificate, please designate who will be signing.
7. Extend the signature line for the City Clerk and Mayor.
8. In all instances refer to the two portions of the site as Northern Planning Area and Southern
Planning Area.
9. Modify the Development Criteria to address minimum building and hardscape coverage as 85%
and minimum landscaped coverage as 15%.
10. In the Open Space section, designate that at least 35% of the landscape materials will be living
and that 75% of the open space will be usable as defined in Section 26-1110.E.
11. In the Development Criteria, add a category for Architecture and refer back to the Mixed Use
Code Section.
12. In Potential Phasing and Uses, add a note that public improvements, including drainage
infrastructure, being completed with the first phase of development.
SHEET TWO
1. Relabel this sheet to be 2 of 3.
2. Modify title and label this sheet so the reader knows the content.
3. Add a site data table for both the northern and southern planning areas. Include approximate
tabulations of lot areas, density, gross square footage of buildings, building height, number of
units, open space coverage and parking counts/ratios.
4. The graphic is difficult to read and when recorded, the colors will not show up. Modify the
legend to black and white using decipherable line weights.
5. Modify the graphic so the building pads are discernable from parking and drives, perhaps with a
shaded pattern.
5. Include an explanation of how parking will be provided in the different scenarios.
6. Show adjacent zoning and land use, including off-site drainage facilities.
7. Provide general details off the new street improvements for West 52"d Avenue, Tabor Street and
West 51St Avenue. Include proposed right-of-way, on -street parking, streetscape area and sidewalk
areas.
8. Graphically emphasize the 51 St Avenue accesses from Taft Court and Tabor Street.
9. The eastern access point to the northern planning area runs through a detention pond.
SHEET THREE
See comments and redmarks for Sheet 2.
Attached are referrals received from other city departments and outside agencies regarding the planned
building group.
Arvada Fire Protection District. See attached letter from Kevin Ferry dated November 9, 2016.
City of Arvada: See attached letter from Zack Wallace dated December 12, 2016.
CDOT: See attached correspondence from Marilyn Cross.
Valley Water District: See attached letter from Kathleen Kadnuck dated November 29, 2016.
Wheat Ridge Public Works: See attached memo and redmarks rom Dave Brossman dated December 13,
2016.
Xcel Energy: See attached letter from Donna George dated December 9, 2016.
Additional referral comments may be forthcoming and will be forwarded.
This concludes the summary of comments. Please address each of these comments by revising the
drawings and other technical documents accordingly
Once the changes have been made, please submit one full sized copy and one 11" x 17" copy of the
Concept Plan, and one copy of the technical documents with electronic copies for all in PDF format.
If you have any questions or need further clarification, do not hesitate to contact me at 303-235-2848.
Sincerely,
Meredith Reckert, AICP
Senior Planner
I
0adao]o0 '3Jala iV3HM a g R
°= v
Ndld 1d30N00 e
HONVJ 30NVH $
LU w=
�sGop p O
ui w=s:as I s w w�l°
an QO o Z Hu z'- o � fl
Y. :a�a�g� pp - - H Q gnoo _w
�`" V oo i i� $EEE
Z w r; �yw�5� S k��a LL W W o
N i i 2
8 § °e o V V < w8 I%aga
3 ffi' le W io
W 8"°�$s' aal U oU z F Ng wo$o'I
Z ��og0s ff S gob a w _� o f
O €mR�Ps I z U am u U U °u
m
Wo wo i S
mn N 4w= a w
Z rc �°� w �a o=Q a�am °w �' �Qrciwm Na o�u ww oio€ww o°�
O ==oforc€ €a= ° m "�� awgJ U� m �w �° w
N oawi;F 3 w�° yawmN3>mza =• °x>wd ro io4��a kz'wzs no62oum o
p wm mLL oyo - w� o�mza om Nzoww�-�o °gW €am ww. z���wmo g F �wiCcaww�
oww - €n Nz_�"m'oJLLPz�wo ��=>w �zz S� x>o7o3om !w m
Z Si oo=w o< _ N k oo�~rcm'amoa€ o� f�noa oNa rc;iz gmo $° - jj
rc ow".. -H _ win o s> 8
Qi -wOwa :m ai�waom�a�LLuao 'o m� Ni$�w'w3 w<y °<ws W w�ooz€� o ei S
w.oa'm ° io V7 '"_.0 amoy �y�°m arc ���" w=w oww�i°i uw ° fAww waow i o
w �allo°kN�€�� €= Z =0000z$°zaQS aN� n wok=°w�°w omm-ww
�gwN x� m go 3O m o.o�oo<w°a w =ow.mmn
oamz O ° Hw�oo 'ouzzi sim m =yzsW �aQo
°xaw=_ayzy� ma= �Qm am�na W> zz wg�a� p Fgmw<oo w
_°3 z oa°a F �o oU`w°�€zom°.wa�z N aw imp wa w n �oz��a: g€i- g!° E
Q n 3 °zW�z om k " <wzwFana �u~iP F . 1. w -�� Gi°rcoS�s Z I°u€°oox� 2 m S
a, �� °��� "'� ��rcy Q ��a��om z=wFF _ 3 Z=Na8 Q m
w�- oo a' og _ w;woou w gw ❑ o<� o a�oau oo,mui°W"So pg
Q n wH:HN N LLNzw W mw >-. O m mm ��wwUaow C9 � � €P
aoaz�N N u°i w m `�_ €w°w€mire i.Nw fo Wzcd �ww _o Sw=5 awm a
U iwo~�= yo p MH
S z2 w i U z° m#arc zNm H K �wH�:orc°>zio Z wo�mm ms 4�
w u�arc m$m°ooJoa>�znazLLwrc'aH Z F<' worc- mos Q aixz.-`°o° o' po�ow� o No p,
wsQP: fA ow gw°wLLH3N wo a <a s� J 3o�ngrc=W a N w o°�a w is E.
i ° So� O oNrc $ice z ''ht<nog_aaz Q =� o� € om
Q woven°oiu�9NLLLLN Z rc�uoow"'a`iziwuo o> 20- -< U -0.
i w a u o<a a F�n>OmNw
J W uzpw m 'a =wwOj�w O uona z"€�~-w W waa wrio gg.�N Umwc_w€Oouus"z d
U u�Q 000 rco U 'om€°o�w>a°� o o °�'ws€m -
d �h ��wa�aweuKw-a4rc"N�F�°�'-'eowi�ow U omw o'n �n •'2t' J oimmmww 4
Z m� °w f�€� W ° rm m- Q zJw ww U w's wa€w�€ymox �� ina F
~ Q - J on OLL u50 wowwai�w°N o 0o EnmO Q 1°omo€
L €'o��&aow�owzo �° (� €mrc�H�LLmrcmoaowx d 3m oa- 3w°oN �o€��mw 3� ea- ?Fq CB
W J
_z,00.14- I- Q �aooi:rF�iawNe io LL N ao fn wmo goi $Fw U o�;N°:�gwmNm�am F ° 3
U d i'-�1 owgk w Z _Z iomw ww3w wmmza-zz�au Z - o zo�w Y€w LL gw°moWUQ.€°xarcz Z zzmw3<p� Qz z §
'uo sNw wmq $rc ez wwmo LL $opm° W ! sh
Z rL �'owwgggmm���mg$ Q w€ xa�wNaw��,N,=om Wo °sorsa iia &omw"�,mxLLwxo.°,,°�'o H g3ygo o Ban boa
O O »>�n°+�:ww>,a� d' �=aoo�om€m°'ad d �o w>e�LL3�m` zit" O »w 3
U U �°dPNoorco�mao-LLoa p a�€nna°=EoNe000<€wo O �o .o�woz�i�i:as� a mo�a... ...
iwA Ri 10
F c ice- i i;
i S i A2 3 arc ¢! Nam
awx € =N1 w �w
S N==��E Yiow o5�
E exye .�$w 'Re ¢°°rc� ;z -
<
¢>N Eu2
o ow ow
eYS Em .4 �o`n a rc OF°xpd Ooa UV �r0
__- W h o o�¢oi(> wd ow...0 o w ��Nu° °w1. zzm
9S g O 4 °6Namo °mo ° r ° xsa og In
w E n P �i ¢ a i! '2 a m m� .f ¢m
E' � h N
Z $
yagh w
3b$ NN a °a z z
@$Sr 5 d tfw < Al (7 m op
O w
J � m F ti j� >> a u
o mn m m o
ss u u so f s v ti
W R.-, f g zN i - g
p h N f$ E m 5 ° f$ o f 5
E£
o o < m NPN e. n rc yy€
aOm% z- ° of zm O ° w¢ N �° O ZS
w2Om �w€ ywy�0 a w - .� w� ro _ e ~ wWo n
wOnw mm <, a oho < �u 6LL6
= mrw< ¢waij U 5n F� ¢r'2
U Zrvo wig W o au Q
mww _ �w cn € >rv�o" aha mfg= N i
e1r h x a X06 i�0 s za =nOQ 3= z_°<
4-`< nx�LL and Fawn Nz0 < k n i°� i w o~ oz O w�w� -
8a�' pz:� °=wok g w a wi �w o eiP �LL - w€w„ w 'N -w
vi
iaoQ Z°ffio =mnm« w z.
ice° io v a iw2 woo o - ' =w�a`, >m h ww:
�azwa € em� °a W oq= i w amu" 30 8 O _< Z
apo°m ° om a m 6o Pwo w oa o €!o o Pioo
%oui 3 Ums� �maFx o w oo°go o '< w$g°, oU wo > : R.N. v'<wi c e�k
Q =� `z � w
.o o €:mai - wo w<3 - `a'; za LL >LL wo se w u= - ��o
aomN N zF8z Joonmo x m i m N a waz.aUO oaoW oozw o_�"of M'V °z zs apo61i"iew w. R'w 'O o Si =83= mPu < oo�W D $m
m mS w 6_ ma < m w o �='. ww ° wma W
d �F y =; €3�- ,<,a o� =N� wN� ww € ma a`Ow �u=o p °o
a' o€oo o rcPo wtoaa o$ < Wz ° ?� -€0 00 zm <=o Qae 'aFw za oP o°s.€ o o U N°°" Z Q zN
L% ii<� z Nnw�U €rczY� <N oOxO < N <�U ow tiN orcz oIy Ne QO ''W�h% ''o Z �rr€ Q aw
w oo or rc 1roi .. _ - 3F w- woNw i w• w" �S'e °aN °a on w 3LL w< 3w Q w -z> H `zm
W nom N rs €N<C $ o. - o wF Nm a�� j a „ffi zmm€ of J o
NR room g m m m;ym0 8rc< �9 €c w ` 0 8u - n rczpm Z LL uo
p vow6 �Nm gg°mna sy x ° m € °° hE m .gym° zy m a naso w O y
J eowz w °oof mawu 3 g 8� 8� 8� w 8 Sw M. o o� °Cis °�o rw 90 80 o8iu $6 - p ' q Qo
Q € �o ozwng ms3o m w z mz oo°w oWwi ow w 1O wwww w ow O w I W =
U' yG� o��m on°oim u o$ 'i� ° uo ioN jww= x > p y e�
_ o z (�
J gg€rca`< ° `m °w8 �N €ti �m�m z� ��a .o €E �aoz <°o €P z�<oza x> J Fig Q ma
3 `� a8oa° w<mN €�' €o :H J1 .1 €"s z�. �a �o LL W d'
W R
I � OO`da0100'30OR1lb'3HM S a
NVId 1d3ONOO g
HONV/ l 30NVH $
> n
°Na
a
_
�Ah.-�
-. iaaaas aoevi _ E
- — 8�. iarwo Zvi gy
oo� our
<8 <8
4 0,4
:t$ pyo
F
a! L
E
E E�
a
s
cello
� Fu
3
� O
E�E
on
\
f
J
wo
°_
Il
¢08
oo
•
1 1
oS
°2
1
,
1
5 7
1 �
AC7"-
Ir.da Firms �Lmlft� D¢is�ric�
7903 Allison Way Arvada CO 80005 • 303-424-3012 • 303-432-7995 fax
December 12, 2016
Ms. Meredith Reckert, Planner
City of Wheat Ridge
7500 W 29th Avenue
Wheat Ridge, CO 80033
Re: Hance Ranch -Rezone, COWR Project # WCP-16-02, AFPD Project # 16-149D
Ms. Reckert:
The referral referenced above was reviewed for compliance with the 2012 International Fire
Code (IFC) as adopted under Section 5-86 of the City of Wheat Ridge Municipal Code. The Fire
District has the following baseline requirements for design of this conceptual development plan.
1. Fire protection service 1.
This parcel is currently within the jurisdictional boundaries of the Arvada Fire Protection
District (AFPD). The fire protection services for this parcel are provided primarily by AFPD
Fire Station #2 located at 5250 Oak Street.
2. Fire apparatus access -surface
Fire apparatus access roads shall be provided with an approved all-weather surface (concrete
or asphalt). Access roads shall be capable of supporting an imposed load of 85,000 pounds
(2012 IFC Sections 502.3 & D102.1 amended.)
3. Fire apparatus access width -private drives
Fire apparatus access that is designated as a private drive shall have an unobstructed width of
not less than 26 -feet and an unobstructed vertical clearance of not less than 13 -feet six -inches.
(2012 IFC Section 503.2.1.1 amended).
4. Fire apparatus access width --aerial apparatus access
Buildings exceeding 30 -feet in height shall be provided with access that will accommodate
aerial fire apparatus. Aerial fire apparatus access roads shall be clear of overhead utility and
power lines and shall be provided parallel to one entire side of the building. Aerial fire
apparatus access roads shall have a minimum unobstructed width of 26 -feet exclusive of
parallel parking (2012 IFC Section D105).
5. Fire apparatus access -turning radius
Fire apparatus access roads shall provide a minimum inside turning radius and an outside
turning radius sufficient to allow navigation of fire apparatus and allow effective fire
suppression operations (2012 IFC Section 503.2.4).
6. Emergency access through site
Fire apparatus access lanes through the site shall be dedicated as "Emergency Access Lanes"
or other similar language on the site plan. (2012 IFC Section 503.1)
7. Fire lane marking
In order to ensure unobstructed fire apparatus access, private streets and drives with flowline-
to-flowline dimension less than 30 -feet shall be posted on both sides as "fire lane -no parking."
Fire lane signage designed and installed in accordance with the Manual of Uniform Trak
Control Devices (MUTCD) shall be provided (2012 IFC Section 503.3
8. Access during construction
Approved fire apparatus access shall be provided during construction to within 150-0 feet of
all points of the first floor perimeter walls. Unless otherwise approved, fire apparatus access
consisting of the first -lift of asphalt or concrete shall be provided prior to commencing
construction above grade (2012 IFC Sections 501.4, 502.2.3 amended & 3310).
9. Water supply for fire -protection -proximity
Fire hydrants shall be provided along required apparatus access roads and adjacent public
streets with spacing between hydrants no greater than 300 feet. (2009 IFC Section 507.5.1.2
amended).
10. Fire sprinkler system
Based upon indicated use of multi -family residential buildings on the "southern half' of the
site installation of an automatic fire sprinkler system is required. The system shall be designed
in compliance with the IFC and NFPA 13 Standard for the Installation of Sprinkler Systems,
2010 edition as referenced by the 2012 IFC. (2012 IFC Section 903)
11. Water supply for fire -protection -fire department connection
Buildings equipped with a sprinkler and/or standpipe system installed in accordance with
section 903 or 904 shall have a fire hydrant within 150 feet of the fire department connection
(2012 IFC Section 507.5.1.1 'amended).
12. Required fire -flow
As this referral is just a conceptual plan the required fire -flow for this site cannot be
determined or defined at this time. Needed -fire -flow will be determined once more definitive
information on building size (aggregate square -footage) and construction type and design is
available. (2012 IFC Table B105.1)
13. Landscaping clearance
Trees and landscaping at the matured stage shall not encroach upon the following required
clearances:
• A vertical clearance of 13 feet -6 inches along fire apparatus access drives (2009
IFC Section 503.2.1 amended).
• A three-foot clear space shall be maintained around all fire hydrants. The space
shall be measured from the top center of the hydrant and there shall be no
obstructions directly in front of fire hydrants (2009 IFC Section 507.5.5).
14. Construction plans
Complete building construction plans shall be submitted directly to the Fire District (AFPD)
for review and approval at the same time plans are submitted to the City Wheat Ridge and
prior to construction occurring. The developer is encouraged to contact the AFPD Community
Risk Reduction Division to verify plan submittal requirements and Fire District permit fees
prior to plans submittal.
I can be contacted at (720) 398-0297 or via e-mail at kevin.ferrygarvadafire.com if you or the
developer should have any questions or need further information.
Sincerely,
K V'�v Ferro isi
Kevin Ferry
Fire Marshal
Meredith Reckert
From: Mark Cooney
Sent: Monday, November 28, 2016 12:34 PM
To: Meredith Reckert
Subject: RE: Referral - Hance Ranch
We are fine with this.
Mark Cooney
Investigations Commander
Wheat Ridge Police Department
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
Office Phone: 303-235-2931
CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named above. If you are
not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received
this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any
network to which your computer is connected. Thank you.
From: Meredith Reckert
Sent: Monday, November 28, 2016 12:27 PM
To: Mark Cooney
Subject: Referral - Hance Ranch
Dear Mark,
The Wheat Ridge Community Development Department has received a request for approval of Concept Plan on property
zoned Mixed Use -Neighborhood (MU -N) and Mixed Use Commercial TOD (MU -C TOD) at 11818 W. 52nd Avenue (Case
No. WCP-16-02). Please download the application documents from the City drive:
Folder: V:\Community Development\ Land Use Case Referral
File name: WCP-16-02 Hance Ranch
Comments are due by December 12, 2016; no response from you will constitute having no objections or concerns. Feel
free to be in touch with any additional questions.
Thank you,
Meredith Reckert, AICP
Senior Planner
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
Office Phone: 303-235-2848
Fax: 303-234-2857
www.ci.wheatridae.co.us
ity
LCeof
„` •il
�/ t1
(].wMt1NITY DF -vi 1_0PMFNT'
CONFIDENTIALITY NOTICE: This e-mail contains business -confidential information. It is intended only for the use of the individual or entity named above. If you
are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received
this communication in error, please notify us inunediately by e-mail, attaching the original message, and delete the original message from your computer, and any
network to which your computer is connected. Thank you.
COMMUNITY DEVELOPMENT
FACSIMILE: 720-898-7437 ♦ TDD: 720-898-7869
PHONE: 720-898-7435
December 12, 2016
Meredith Reckert
City of Wheat Ridge
7500 W. 29th Ave.
Wheat Ridge, CO 80033
RE: Land Use Referral - Hance Ranch
Ms. Reckert,
Thank you for the opportunity to review and provide comments on the Hance Ranch Concept
Plan (WCP-16-02) located at 11818 W. 52nd Avenue. A review of the plan has generated the
following comments:
The City of Arvada has no major concerns with the proposed Hance Ranch development.
Though beyond our municipal boundaries, the site was analyzed against the City's 2014
Comprehensive Plan. Generally speaking the area to the north of the subject property has been
denoted as 'Suburban Residential,' which envisions single family homes, duplexes, and
attached residence's up to five dwelling units per acre. The area to the east of the subject
property (east of Wheat Ridge's Vista Ridge subdivision) is denoted as 'Medium Density
Residential' which envisions a broad variety of residential types including single-family homes,
duplexes, patio homes, townhomes, and condominiums with densities ranging from five to 12
dwelling units per acre. The Hance Ranch Concept Plan envisions densities much higher than
these designations. However, examining the City of Arvada's other guiding documents, such as
the Transit Framework Plan, we find that the density proposed is consistent with land use
designations and densities planned near Arvada's three Gold Line Stations to the east of the
Wheat Ridge - Ward Station.
In addition to land use designations and densities, the Comprehensive Plan establishes a
variety of goals for the City. These goals include strengthening the linkage between land use
and transportation through land use patterns that support transit, pedestrian and bicycle
systems, addressing the 'last mile,' and street connectivity to improve walkability and
connectivity between new developments and the surrounding community. The City feels the
construction of Taft Court by RTD, and the construction of West 51 st Avenue through the Hance
Ranch property site support these goals of connectivity by establishing linkages between
existing communities and the new transit station.
A City of Arvada Traffic Analyst and Civil Engineer have reviewed the concept plan, and have
no comments at this time.
Overall, the proposed Hance Ranch Concept Plan consisting of attached and multi -family
residential development is consistent with the City of Arvada's guiding documents for a transit -
oriented development area. City of Arvada Staff has no major concerns with the concept plan as
presented.
Again, the City of Arvada appreciates the opportunity to review and comment on this project and
looks forward to subsequent opportunities to provide comments during the Site Plan process.
Please do not hesitate to contact me if needed.
Sincerely,
Zack Wallace
Planner 1
Community Development
P: 720.898 . 7438
E: zwallace(o)-arvada.org
�• COLORADO
Department of Transportation
Region 1
Traffic
2000 S Holly St
Denver, CO 80222
March 21, 2016
Meredith Reckert, AICP
Senior Planner
City of Wheat Ridge
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
CDOT Referral Comments WZ-16-03 Hance Ranch
The Colorado Department of Transportation Region 1 has reviewed the referral for WZ-16-03/Hance Ranch
for the approval of a zone change from (R-1) to Mixed Use -Commercial TOD (MU -C).
• CDOT has no objections to this zone change. CDOT does not comment on land use decisions
however we do assess and offer remarks to the affects the resulting traffic has on our highway
system.
• The section on access in the narrative for this zone change states that the redevelopment of
Ridge Road and the City's desire to develop 51st Avenue will likely serve as a desired route for
future residents to access Ward Road as they will directly connect with the property. It also
mentioned that impact will be less than what was expected in the Northwest Subarea Plan.
CDOT Region 1 Access staff does not have any information related to impacts of the Northwest
Subarea Plan on state highways in the area.
• Ward Road is State Highwy 72. This section of State Highway 72 is classified as "Non -Rural
Regional Highway" (NR -A) in the State Highway Access Category Assignment Schedule. All State
Highways are limited access highways. The State Highway Access Code provides the procedures
and regulations for access to a state highway.
• The State Highway Access Code identifies three situations in which a new State Highway Access
Permit must be issued. The situations are as follows: 1.) There is an increase in vehicle use of
an existing access greater than or equal to 20%. 2.) There is a change in use of an existing
access. 3.) The access owner makes an improvement to an existing access.
• There was no traffic report or numbers provided with this referral for us to assess the change in
peak -hour volumes associated with this new use for any of the roads that connect to Ward Rd.
Although this project is not on a State Highway, there will be impacts to the Highway 72.
• CDOT Region 1 Access staff were not included in the planning of the Northwest Subarea Plan.
We took this opportunity to look at the plan and observed multiple proposed road access changes
to Ward Road, eg. A proposed signal at 50th and Ward, new intersection at 51st and Ward.
• The Northwest Subarea Plan identifies some improvements that may be necessary to Ward Rd.
Additional improvements may be required, eg. Accel/Decel lanes. Each of the individual
developments in the area of the sub -area plan should contribute a pro -rata share for design,
2000 S Holly St, Denver, CO 80222 P 303.512.4266 F 303.757.9886 www.colorado.gov
cc
construction and maintenance of improvements including the associated thresholds, warrants
and timing for such improvements.
• There is a potential need for at least three State Highway Access Permits for improvements at 50
and Ward, 511t and Ward and 52nd and Ward for this development and development associated
with the Northwest Subarea Plan.
• CDOT would be happy to meet with the City of Wheat Ridge and RTD to discuss improvements
required on Ward Road to meet the future traffic demand of the Ward Road Station.
Thank you for allowing us the opportunity to review this submittal. If you have any additional
questions or concerns, please feel free to contact me at the number listed below
Sincerely,
Marilyn Cross, AICP
Access Manager
Fi le
CDOT - Lizzie Kemp, Jeffrey Dawson
RTD - Joe Christie, Michael Millage
oF' foto
2000 S Holly St, Denver, CO 80222 P 303.512.4266 F 303.757.9886 www.cotorado.gov
1876 .'
construction and maintenance of improvements including the associated thresholds, warrants
and timing for such improvements.
• There is a potential need for at least three State Highway Access Permits for improvements at 50
and Ward, 511t and Ward and 52nd and Ward for this development and development associated
with the Northwest Subarea Plan.
• CDOT would be happy to meet with the City of Wheat Ridge and RTD to discuss improvements
required on Ward Road to meet the future traffic demand of the Ward Road Station.
Thank you for allowing us the opportunity to review this submittal. If you have any additional
questions or concerns, please feel free to contact me at the number listed below
Sincerely,
Marilyn Cross, AICP
Access Manager
cc File
CDOT - Lizzie Kemp, Jeffrey Dawson
RTD - Joe Christie, Michael Millage
2000 S Holly St, Denver, CO 80222 P 303.512.4266 F 303.757.9886 www.colorado.gov I
X1876 ! ,
11/28/16 TUE 10:22 FAX 303 424 0828 VALLEY WATER DIS 9001
VALLEY WATER DISTRICT
1210'1 WbS'f' 52Nt) AVENUE,
WHEAT RIDGE, COLORADO [30)13
'I EJJ. TfIONC "-►):1-424-9661
November 29, 2010 FAX 3033-424-0828
Meredith Recker[
City of Wheat Ridoe
7500 W. 29'x' Avenue
Wheat Ridge, CO 80033
Dear Meredith:
in reference: to Case No. WCP-16-02, Hance Ranch, the Valley Water District has
reviewed the inquiry tend tate fallowing items apply.
I . Valley Witter District can provide watu service to the proposed project subject. to
Valley Water District rules tt.nd remilations.
2. Additional water main lines, lire hydrants or fire sprinkler lines may be needed to
meet Vailcy Water District and Arvada fire Protection District requirements which
would be at owner's expense.
3, if additional water main lines, fire hydrant's or lire sprinkler lines are needed, the
owner would need to provide tiny necessary easements. All construction must he in
contipli<tnce with the terms of the easement.
4. The owner will be responsible for the cost of domestic taps, irrigation taps and
fire line taps including service lines and meter installation. All tap 'installations will be:
Sul) ject to tha rules and regulations oi'the Valley Water District and the Denver Water
Depail'menl.
5. The owner ol'the properly will need to contact, Valley Water District at 303-424-
9661 prior to development of the project to discuss speCiiic, water system design needs,
If you have any further questions, please feel free to contact nye at 303-424-0601
Sincerely,
Kathleen M. Ka.dnuck
District Uffic;c Manager
.��i
City of
'� Wheat _14QZP
PUBLIC WORKS
Memorandum
TO: Meredith Reckert, Senior Planner
FROM: Dave Brossman, Development Review Engineer
DATE: December 13, 2016
SUBJECT: WCP-16-02 Hance Ranch Concept Plan, 11818 W. 52nd Avenue
I have completed my review for the request for approval of Concept Plan on property
zoned Mixed Use -Neighborhood (MU -N) and Mixed Use Commercial TOD (MU -C
TOD) at 11818 W. 52nd Avenue (Case No. WCP-16-02) received on November 28, 2016,
and I have the following comments:
Concept Plan:
Sheet A0:
1. Per the Municipal Code of Laws the legal description must be on the Current City
Datum. Prior to approval, if the north line of the SE 1/4 Section 17 is to be the
Basis of Bearing it will need to be modified to S89°11'13"W and the bearings in
the Legal Description adjusted accordingly so the boundary is on the Current City
Datum. (The same requirement will apply to the subdivision plat).
2. The DRAINAGE CONSIDERATIONS needs several revisions. Please remove
the one currently shown and replace with the one shown below:
"A CONCEPTUAL DRAINAGE LETTER IS SUBMITTED WITH THIS
CONCEPT PLAN APPLICATION. A FINAL DRAINAGE REPORT WILL BE
PROVIDED IN CONJUNCTION WITH THE SUBDIVISION APPLICATION.
THE PROPOSED SITE WILL BE GRADED SO THAT DEVELOPED
DRAINAGE CLOSELY FOLLOWS HISTORIC PATTERNS GOING FROM
THE NORTHWEST TO THE SOUTHEAST. DETENTION PONDS ARE
PROPOSED IN THE SOUTHERLY PORTION OF EACH LOT AND WILL
ADHERE TO UDFCD CRITERIA BY BEING SIZED TO PROVIDE WATER
QUALITY AND EXCESS URBAN RUNOFF VOLUME (EURV) FOR THE
ENTIRE SITE. OUTFALL FOR THE POND IS PROPOSED TO BE
CONVEYED INTO AN EXISTING STORM SEWER SYSTEM ASSOCIATED
WITH THE RIDGE ROAD TRIBUTARY OUTFALL, WHICH INCLUDES A
REGIONAL POND TO THE SOUTHEAST OF THE SITE AT THE
SOUTHEAST INTERSECTION OF WEST RIDGE ROAD AND ROBB
STREET. IF IT IS DETERMINED THAT THE REGIONAL POND LOCATED
NEAR RIDGE ROAD AND ROBB STREET CAN BE MODIFIED WITH THIS
DEVELOPMENT OR IN THE FUTURE TO ACCOMMODATE SOME OR
Hance Ranch Concept Plan_11818 W52nd Ave_Review-I.Itr.docx
Public Works Engineering
December 13, 2016
Page 2
ALL OF THE STORMWATER NEEDS FOR THIS DEVELOPMENT, THEN
THE ON-SITE FACILITIES MAY BE MODIFIED OR ELIMINATED.
3. Please modify the TRAFFIC CIRCULATION block per the redlined sheet.
4. Provide the name(s) of the owner(s) in the OWNER'S CERTIFICATE.
5. Provide a longer signature line for each (& slide Mayor's over) in the CITY
CERTIFICATION block.
Correct the three redlined items in the COUNTY CLERK AND RECORDERS
CERTIFICATE.
Sheet A 1
1. NOTE: Concept Plan sheet Al differs dramatically from what is shown on the
Conceptual Drainage Plan (CDP). And it seems that the access points shown on this
sheet may actually correspond better to the CDP, plus the detention facilities shown
on the CDP make better sense. Please be sure that these two documents correspond
to each other.
2. The access points do not match the "SCHEMATIC" location of the drive aisles.
3. Need to indicate that the existing 40' of Taft Street ROW will be vacated "BY
PLAT".
4. The pond shown on the southerly portion of the MU -N (northerly) portion needs to
be DETENTION not RETENTION.
5. The "PROPOSED DETENTION POND" on the SE area of the MU -N portion goes
across the proposed access point.
Conceptual Drainage Letter:
1. Ridge Road and Taft Court are existing streets. The opening paragraph should be
changed accordingly.
2. If the ponds are being designed as Full Spectrum ponds, then reference to WQCV
and 100 -year detention is not necessary as the Full Spectrum covers all of the
design events.
3. The off-site pond should be called a regional pond, not an RTD pond.
4. Form SF -2 — It seems extremely unlikely that a development this dense will only
increase the 100 -year flows by 50% from a mostly open pasture.
a. It is unlikely that the initial flow length will reach 300 feet in a development
this dense before the runoff is concentrated in a gutter or swale.
b. The land surface for the historic conditions should be changed to pasture since
most of the site has vegetative cover.
c. The land surface for the proposed condition should be changed to paved since
most of the flows will likely be conveyed in drives, not grass swales.
5. Additional technical comments will be forthcoming upon review of the Final
Drainage Report that will accompany the Subdivision application.
Traffic Impact Studv:
1. This TIS is not adequate, our requirements are here:
http://www.ci.wheatridge.co.us/DocumentCenter/Home/View/606
2. 501 Place has been renamed Ridge Road, this needs to be changed in both the
narrative and exhibits.
Hance Ranch Concept Plan_I 1818 W52nd Ave_Review-l.ltr.docx
Public Works Engineering
December 13, 2016
Page 3
3. The rail line is "commuter", not a "light", this needs to be changed in both the
narrative and exhibits.
4. Many of the figures are exaggerated in the north -south dimension. Understanding
that these are just schematics, they still need to be done more accurately.
5. The new rail line opening date is 2017, not October 2016.
6. RTD has prepared a TIS for the station. Their projected counts at opening day, etc.
should be used for the background traffic.
7. Figure 3 does not reflect the updated site plan showing 51s` Avenue connecting to
Tabor Street.
8. Please provide justification for the trip distribution shown in Figure 4. The trips
south on Tabor Street, west on 52nd Avenue, and north on Ward Road seem too
high, while the trips east on Tabor Street and south on Ward Road seem too low.
9. The discussion about the Tabor Street access needs to be removed.
Hance Ranch Concept Plan_I 1818 W52nd Ave_Review-I.Itr.docx
OGV2HO]OO '30MA 1V3HM
NVId 1d30NOO
HONVd 3ONVH
°
aoU � rc°
Wy=NF qua o -
qo
m�awwr aZ -
o�LL°��H �o= -
0 w 8817" wmo. T�
omwi�.oFu o�
a�omiSw
n wNz'6N°w8 sE
aoa��m=xo�
a=oi�zoo Qo
v°e�ow�r�riwWo
r'om�eaow�°gzoo
yWUmNzmz62a<Q
= =Ey°.�ok:mo
moozwww
�on.No2mm�mao?
z°m o=ff H omm
m ws g m.oJ _w
Wim mom "go�arcJmSo
8z�ka�wo omag��Foa�
_wag °w4raou� age
wo o oto ga 7Hg
wm��owmowa0 J J i0
sPdoa¢w U N a
0
8� a€off
ao�Wi3°3OaHa<°>=Fo
o�fsoo k2zTw° oqN<
.5oQN <wm2°ow�mw�gw
LLSO ircwy�LLmw" �+oo.
mo
om wwwmwyw -
�rx w r= w�H
1.r�a8 �aoimoiywoLL
<wo omr
�°a3o °m °m.6zoe.LLn
�o
Bs�oIE
.601E
y
yE9Uez Cm���F Ni
a
M.dzaw
wgw wB��
z<e6k
5mo�gi
d
Q
w6 a€B
°zmag
°-°r 1°
ao&
a
yW� j y
oF�Zgs€
m uw
Q�°a$owi$L�
w
g
g _ R
w2z r
o �F
20
H pog''
w W
" z y$w
a °u � a a
Z =
W
ww
W—.
yNro
e��'��'Y
U gS
o r ?LL°
a� °«o
€ z6«0
a$8a
rc O
°a'ng= a
o<Q�
nzog
2
3
$egg
�C 8o8�
w 8
sno> o
O
x=x<. >a5
.rw
�g$z3�
$<W"'o
2 .@5..
'omW.6gz
z°m o=ff H omm
m ws g m.oJ _w
Wim mom "go�arcJmSo
8z�ka�wo omag��Foa�
_wag °w4raou� age
wo o oto ga 7Hg
wm��owmowa0 J J i0
sPdoa¢w U N a
0
8� a€off
ao�Wi3°3OaHa<°>=Fo
o�fsoo k2zTw° oqN<
.5oQN <wm2°ow�mw�gw
LLSO ircwy�LLmw" �+oo.
mo
om wwwmwyw -
�rx w r= w�H
1.r�a8 �aoimoiywoLL
<wo omr
�°a3o °m °m.6zoe.LLn
9
mw w Iwo o
N¢ maw <r w Oio� oo
° =o�J a
a ?�aN
w r>aw wew �u r
w�az�h:��mO
am J i'=k waw
1K os -022 $V.R
<>_w sw IM,
m g< aW°� oa3 2 ~'aw°wog
CLuj
�t Sod Foaw War mum
U
Zww -s-B goy Q
O ao62 grw J =off $a3ia�r�<ga
wo zFq ay U Amo �wpo�aE�i
V oowi x2o R' °3- wo Fso�gw�
Q mW -wwo foo U w �Nr=mou
LLE3a .goF U �xmrwwo8o 0
Z - w ?WSW vow LL ° �~o m38Qr.mmamm
zo
s
W a8 go¢ gra Q $'x
IL
ha 0' >m m moeioi ai
O .s H H o 8zmrz.fr.
Q
o�x
xo
3�-
�
�J w.
m
z a w
inzu minT aiw
=ywjm Uwp t NUm
zm mFwo w3¢m���0J�mwrc°
oE.S' w w°QQioNisu•W
aE= z.oo8.2
zurO o ?
° g ma MR 23 °Taa
€
4.F+ 5.�� H04
�F� OF t.
y�pylt �
.601E
y
yE9Uez Cm���F Ni
a
Oop
z<e6k
5mo�gi
<b o
A =w 9
< W
°zmag
°-°r 1°
ao&
a
yW� j y
oF�Zgs€
m uw
Q�°a$owi$L�
w
o! Z ./
�
g _ R
w2z r
9
mw w Iwo o
N¢ maw <r w Oio� oo
° =o�J a
a ?�aN
w r>aw wew �u r
w�az�h:��mO
am J i'=k waw
1K os -022 $V.R
<>_w sw IM,
m g< aW°� oa3 2 ~'aw°wog
CLuj
�t Sod Foaw War mum
U
Zww -s-B goy Q
O ao62 grw J =off $a3ia�r�<ga
wo zFq ay U Amo �wpo�aE�i
V oowi x2o R' °3- wo Fso�gw�
Q mW -wwo foo U w �Nr=mou
LLE3a .goF U �xmrwwo8o 0
Z - w ?WSW vow LL ° �~o m38Qr.mmamm
zo
s
W a8 go¢ gra Q $'x
IL
ha 0' >m m moeioi ai
O .s H H o 8zmrz.fr.
Q
o�x
xo
3�-
�
�J w.
m
z a w
inzu minT aiw
=ywjm Uwp t NUm
zm mFwo w3¢m���0J�mwrc°
oE.S' w w°QQioNisu•W
aE= z.oo8.2
zurO o ?
° g ma MR 23 °Taa
oijo ..
-
a
go g f -
� S N 3i Z E m
o o
r
a
U~ r �u
<b o
<om
w�
< W
°zmag
°-°r 1°
ao&
o Nw< 8
w< w
m uw
z
o
w
o
z=
g _ R
w2z r
o �F
20
H pog''
w W
" z y$w
a °u � a a
-wi
_ � r
ww
W—.
yNro
e��'��'Y
U gS
o r ?LL°
a� °«o
€ z6«0
a$8a
rc O
°a'ng= a
o<Q�
nzog
mmWy a
w
Fo ro a L wog
i
sno> o
�'
.rw
�g$z3�
$<W"'o
2 .@5..
'omW.6gz
F m o F
°< FU j a
h2
-°r
g m o
$o:; $� o
gam"
z Wr
o w =io
J'e'w`
m =
J
wuLL� jo t
zgwo
m�8o
Pm=wAflkm
'°' ig <c o
o io w mow:
wwo
-P
z
=WF sm
WWm
-8g
w8iz
.a w 5 . °moo ,<�
oW mu2
oio w.. o<�
iz
W
i �w 3
oQUWi 3o $
oc
m
'u56 mpx
Ripu
H - gk,
o .6
WJE `oj Ew >aW
p w
o iy °
2.6 _
u mom'
iwa:'<<��bz
J wo °[3,y�y5 i
-o
q3 .N i2 t�iwa
m^ 'u6�
>wq
oQ
a.aJ ew y
'�
OLLnoa
r� 8~ ON F
°t z< iwa
.O
w .a
°
wH� x� ti
r rO
w
o ,
w<ao
:LL Rg „orR
of 3W m
ax exm q29 2 18.
rc wIE i=
u8°
Wiw
S r
8or
20
aLL
o8;o „°,�So
mgWE
-
o$ wmg%
11
F$w
°J zg oa o� . .
a
To
ww
d
"rczo
o mW -o
o
�8mm2
° m9 < u3o. o
_ .,o 0.o -o imo
wN-
wu of W`o
<,°,�W o$ a
0
.62'-01,
U
a8
foo,^.,
z "w'v
�omou
r.mzr?
aw Be ao� a
wo
u as o. o o,.-.
o
T. Q3 0W
08
fn
W
nwuR
m aqui
i�ufC
- �a wpow
w om R�
i 'w` ww°
wtim
af7+m
w°_ 3LL
wn
r^'�: oa
colo
.°n xawo
'a w�
amw�a
mr�w
=° 901
ro
$� �R oz :8
c ^fie
J
wWz
000Ig
ma. �'
i �� $� 80
�w $amo a� °�o�
°„o
rw 8� 80
�Rg� �S -
u
QU'
H
ogQ�i
gy"z
°=
x`m
$o
o m Q pp oox
Www
oww:
wz
wwW° ma
c
I
zo
f zoiu
i'ow F iS
o
F
J
.p3
3 aS'onu
m
:m .w
�o .tea XS . c<�Sc
R<
R . r°
r=x3 .a o
oijo ..
-
a
go g f -
� S N 3i Z E m
m o
00 °-;
ag w Nam
U~ r �u
<b o
_
m iLL�
p
pw'
u -_o °� OFA
n
m
Or2QUU
o
g
w OwlwV uv¢W
ii iia _
g _ R
m mw� og owoa
oijo ..
-
a
go g f -
� S N 3i Z E m
OGV'dOl00 '3EJala IV3HM
NVId 1d3ON00
HONV1 J 30N`dH
a
o-
- 8 3 3
I'
1 �
e
N. o
�2n
n
R R 8
& s R = E S
8= 3
L
°w
— $ Des
iaanis aoevl __ _
-
oo� our
if
a<8 - aa8
22
o�LL
°w:
8a
Q
0
a
'z
�aR
my:
ooh
�w
3
S
g
R
—Z
a�
ago
s
\
3
0
a
'z
�aR
my:
ooh
�w
3
Traffic Impact Study
Hance Ranch
52nd Ave and Tabor St
Wheat Ridge, CO
Prepared By:
'BASELINE
bVinwinp PWimirp • sumpnq
1950 Ford St
Golden, CO 80401
303-940-9966
Fred Lantz
Traffic Engineer
July 2016
Revised August 2016
CITY OF WHEAT RIDGE
PUBLIC WORKS
DATE 11/28/2016
RECEIVED 11/28/2016
1st Submittal
Table of Contents
Tableof Contents...............................................................................................................1
Introduction........................................................................................................................2
Figure1— Site Location...............................................................................................2
ExistingConditions...............................................................................
Figure 2 — Existing Traffic..............................................................
Proposed Development........................................................................
Figure3 — Site Plan.......................................................................
TripGeneration................................................................................
Table 1—Trips Generated............................................................
TripDistribution................................................................................
Figure 4 — Site Generated Traffic ..................................................
TaborSt Access.....................................................................................
Conclusions and Recommendations.....................................................
Appendix...............................................................................................
Hance Ranch 1
Traffic Impact Study
August 2016
........................... 3
........................... 3
...........................4
...........................4
........................... 5
........................... 5
...........................6
...........................6
...........................7
...........................8
........................... 8
'BASELINE
Enginexinp Planning Surnrinp
Introduction
This traffic impact study addresses the amount of traffic that will be generated by the
Hance Ranch project in Wheat Ridge, CO. The Site is between 52nd Ave and
-4W/Ridge Rd; and between Taft Ct and Tabor St. been
Place has
been renamed
Figure 1 shows the site location.
Ridge Road.
Figure 1— Site Location
Hance Ranch
Traffic Impact Study
August 2016
'BASELINE
Engineerinp' Mmming Surnyinp
Existing Conditions
The property is presently vacant, and used for agricultural purposes. It lies within the
City of Wheat Ridge's Northwest Subarea Plan. Access to the area is from 52nd Ave.
52nd Ave
3,800 �— — — —
K
3 Even though these graphics are
— — — o just schematics, they should still
o P be drawn more accurately without
the north -south exaggeration.
M Park n Ride I I
I J F d e R d
L —
Station \
3,800 = Daily Volume
* Traffic Volumes from the Wheat Ridee Northwest Subarea Plan
Commuter Figure 2 — Existing Traffic 2017
%tra'mes shown in Figure 2 are from the Wheat Ridge Northwest Sub earail station and the attached park n ride will be opening in
so traffic volumes will change considerably. The intersection of Tabor St and
44/Ridge Rd is signalized in prepar on of the rail opening. The intersection of 52nd
Ave and Ward Rd is also signaliz d. All other inte ctions in the area are controlled by
stop signs.
Commuter
RTD has prepared
Hance Ranch a traffic report with 3
Traffic Impact Study ro ected volumes.
August 2016 p
'BASELINE
EnginerhV - Pbming sar"Vin0
Ridge Road
Proposed Development
The proposed development is planned for the area between W!- PF and 52nd Ave, and
between Tabor St and Taft Ct. The proposed development will consist of 250
Apartments and 80 Townhouses* The access to the development is proposed on Taft Ct.
Figure 3 shows the proposed development plan.
and Tabor Street.
�■ ■� a■ ■�liThis site plan does not
i■ ■� a■ ■moi:reflect the latest desia n.
a ■ � tea:
a ■ ■ MEI
•
� ■ ■ � '� ■ ■ mil.
,�■ ■� a■ ■amu "I
a■ ■� a■ ■amu
�■ ■� �■ ■SII
!i! �
II 1
MU—C TDD
saes v�xnExr mwnox /.
owe ronw ciaax ao
i J
--
RiDCE ROAD
II I
BUILDING PLAN I /
Figure 3 - Site Plan
*The final configuration of multi -family housing types for the south parcel may change at the time of
site planning. The most intense use possible for the south parcel (250 apartments) is presented in this
report.
Hance Ranch
Traffic Impact Study
August 2016
4
VASELINE-
Engirwenng Planning Suneying
Trip Generation
The trip generation for the site is estimated using the Institute of Transportation
Engineers Trip Generation Manual, 91" Edition. This manual has trip generation rates for
both Apartments and Townhouses.
Table 1 below shows the trip generation rates and the number of trips that the
proposed development will generate for daily and peak hour periods.
DU = Dwelling Unit
Trip Generation Rates
ITE
Code
Land Use
Unit
Daily
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
220
Apartment
DU
6.65
0.10 0.41 0.51 0.40 0.22 0.62
230
Townhouses
DU
5.81
1 0.07 0.37 0.44 0.35 0.17 0.52
DU = Dwelling Unit
DU = Dwelling Unit
Table 1—Trips Generated
Communter Communter
The projec ed trips were reduced by 10% as per Table B.3 in the Trij Generation
Handbook, d Edition. This table indicates that residential developr ent within 0.25
miles of a rail station will see a 10% reduction in trips due to rail.
As the above table indicates, after the Transit Station Trip Reduction, the Site is
expected to generate 1915 weekday trips, 148 AM peak hour trips and 177 PM peak
hour trips.
Hance Ranch 5
Traffic Impact Study
August 2016
'BASELINE
Fnpm"Iflp - RMN, . su "Ing
Generated Trips
ITE
Code
Land Use
Size
Daily
AM Peak Hour
PM Peak Hour
Enter
Exit
Total
Enter
Exit
Total
220
Apartment
250 DU
1663
25
103
128
10
55
155
230
Townhouses
80 DU
465
6
30
36
28
14
42
Trip Subtotal
2128
31
133
164
128
69
197
Transit Station Trip Reduction
213
3
13
16
13
7
20
Generated Trips
1915
28
120
148
115
62
177
DU = Dwelling Unit
Table 1—Trips Generated
Communter Communter
The projec ed trips were reduced by 10% as per Table B.3 in the Trij Generation
Handbook, d Edition. This table indicates that residential developr ent within 0.25
miles of a rail station will see a 10% reduction in trips due to rail.
As the above table indicates, after the Transit Station Trip Reduction, the Site is
expected to generate 1915 weekday trips, 148 AM peak hour trips and 177 PM peak
hour trips.
Hance Ranch 5
Traffic Impact Study
August 2016
'BASELINE
Fnpm"Iflp - RMN, . su "Ing
2017 Commuter
Trip Distribution
The trips generated by the roposed development are distributed to the roadways
based upon existing tra f' patterns and new patterns that will emerge when the
rail is opened in
Figure 4 shows the Site Generated peak hour trips distributed on the existing roadways.
The distribution percentages are also shown on the figure.
ONO
Ln
rn
23/12
c O
— 12/6
i L
23/12 52nd Ave
9/11 —
I 9/32 1
17 _ _I
10%
o
1 I
I I
�
V
I I
I W
3
y�
1 1
N
I
I
I I
10%
Park n Ride
� II
�
�
o
I L
L 19/10 I J LI
r 1/1 50th Pi L — — — —
�31j1
I` 1,1/AO
7
Ridge Rd
9/43 J
,2i6— I
311j5^
5ta'don
CO
0
0
O
Ln
N
N
6/26 = AM/PM
0
= Distribution Percentages
Figure 4 — Site Generated Traffic
As Figure 4 indicates the site does not generate much traffic at any of the intersections.
52nd Ave traffic is fairly light and the 58 trips in the AM peak hour will have no trouble
Hance Ranch 6
Traffic Impact Study
August 2016
'BASELINE
Emineering . Pknaiiq Serming
Commuter
entering 52nd Ave as I Rail traffic will be entering Taft Ct to access the park and ride.
There is a southbound left turn signal on Ward Rd at 52nd Ave, so the PM peak hour trips
will have no trouble making the turn.
On the southeast side of the site, the traffic signal at 591144/Ridge Rd and Tabor St. can
easily accommodate the additional traffic from this development along with the
rail traffic. 401\)
\aa
St Access Commuter
ional access from the site onto Tabor St would not be used and would defe
se of using this development as a buffer or residential transition betw the
s evelopment proposed to the west of Hance Ranch as shownin th uture
e dr ing in the Northwest Subarea Plan. Without an access to Ta r St
the re ential development through traffic is eliminated, remo g a major
f complai of residents. It also helps protect the existing r dents along the
of Tabor St m additional traffic that would be generat by the Northwest
Plan.
The proposed street grid syst in the Northwest Subare Ian is a very effective
method of distributing traffic in higher density area. of carrying an east/west street
to Tabor St does not diminish tXis
lness of the id. Eastbound traffic cannot go
any farther east than Tabor St must tur fight or left on Tabor St. There isn't
much demand for eastbound tor on Tabor St as better routes are
available to access 52"d Ave. Tno a much of a demand for westbound traffic
to use an access through this dthbound traffic on Tabor St has no
desire to go west at that point,ve is a ch better route. Northbound traffic
on Tabor St will use the traffic 0th PI/Ridg d to access the Mixed Use area as
drivers tend to take the first ac come to.
The east/west street in th' alignment is also shown access X)ard Rd. Since Ward Rd
is a State Highway, a n access would have to meet the rments of the State
Highway Access CoX. A new street would not meet the spacing i quirements of the
Access Code and ' Is doubtful that it would be allowed to access Wa_ Rd.
The grid sy m will serve the interior portion of the site quite well and srl. uld be
pursued ith subsequent development. It just does not make sense at each nd. The
west d causes problems with the traffic flow on Ward Rd and does not meet e
Ac ss Code reauirements. Allowing it to penetrate this Residential Transition arN on
Hance Ranch 7
Traffic Impact Study
August 2016
'BASELINE
Enpinearing . Plowing Suryong
twhich is undesir .
of the existing Tabor st nomes,
T*rail
Conclusiocommendations
This study hthe traffic generated by the proposed Hance Ranch
developmene accommodated by the existing street system, even with the
addition of taffic. The land use meets the Northwest Subarea Plan concept
as a Residential Transition on the eastern boundary.
vv lLlIV1UU7Crr-=--
bell S"
Tll
osed street grid system serves the Mixed Use area in the cente e
Northwest uite well. Extending the east/west street rd Rd most likely
won't be possible beca a State Highway Acce a Requirements. Extending
it to Tabor St does not make sense sidential Transition area. Eastbound
traffic that has to go left or right at t, c s easily go left or right at Taft Ct.
Westbound traffic will mo i y use the 501h PI access r south and traffic from
the north will us ve. For these reasons it is recommended t eet grid
system * orthwest Subarea Plan be restricted to the center of the Mixed
not be extended to Ward Rd or to Tabor St.
Appendix
Northwest Subarea Plan Traffic Volumes
Northwest Subarea Plan Future Land Use
Hance Ranch 8
Traffic Impact Study
August 2016
'BASELINE
Eagineeing Planing Surrering
XcelEnergysm
PUBLIC SERVICE COMPANY
December 9, 2016
City of Wheat Ridge Community Development
7500 West 29th Avenue
Wheat Ridge, CO 80033
Attn: Meredith Reckert
Re: Hance Ranch, Case # WCP-16-02
Right of Way & Permits
1123 West 3rd Avenue
Denver, Colorado 80223
Telephone: 303.571.3306
Facsimile: 303. 571.3284
donna.I.george@xcelenergy.com
Public Service Company of Colorado's (PSCo) Right of Way and Permits Referral Desk has reviewed the
concept plans for Hance Ranch. As always, thank you for the opportunity to take part in the review
process. To ensure that adequate utility easements are available within this development and per state
statutes, PSCo requests the following for the northern half of the property:
6 -foot utility easements for natural gas installation including space for service trucks to
drive
8 -foot utility easements for electri& facility installation including transformers, pedestals,
and cabling
For the southern half of the property, PSCo requests 8 -foot wide dry utility easements around the
perimeter of the area.
PSCo requests that the following language or plat note be placed on the preliminary and final plats for the
subdivision:
Dry utility easements are dedicated to the City of Wheat Ridge for the benefit of the
applicable utility providers for the installation, maintenance, and replacement of electric,
gas, television, cable, and telecommunications facilities (Dry Utilities). Utility easements
shall also be granted within any access easements and private streets in the subdivision.
Permanent structures, improvements, objects, buildings, wells, and other objects that
may interfere with the utility facilities or use thereof (Interfering Objects) shall not be
permitted within said utility easements and the utility providers, as grantees, may remove
any Interfering Objects at no cost to such grantees, including, without limitation,
vegetation. Public Service Company of Colorado (PSCo) and its successors reserve the
right to require additional easements and to require the property owner to grant PSCo an
easement on its standard form.
Public Service Company also requests that all utility easements be depicted graphically on the
preliminary and final plats. While these easements may accommodate certain utilities to be installed in
the subdivision, some additional easements may be required as planning and building progresses.
In addition, 31-23-214 (3), C.R.S., requires the subdivider, at the time of subdivision platting, to provide
for major utility facilities such as electric substation sites, gas or electric transmission line easements and
gas regulator/meter station sites as deemed necessary by PSCo. While this provision will not be required
on every plat, when necessary, PSCo will work with the subdivider to identify appropriate locations. This
statute also requires the subdivider to submit a letter of agreement to the municipal/county commission
that adequate provision of electrical and/or gas service has been provided to the subdivisions.
If the project will utilize pad mounted transformers, space consideration must be given to locate one or
more pad mount transformers on this property with ground to sky clearance. The minimum space
requirement per transformer is 12.5 -feet by 12.5 -feet, including a minimum clearance of 30 -inches from
non-combustible structures. Additional considerations are necessary if window, doors, or air vents are in
close proximity to the proposed transformer location. Depending on the electric system that will serve this
project, there may also be a requirement to provide a location with ground to sky clearance for an electric
switch cabinet. (minimum dimensions: 11 -feet by 16 -feet) including a minimum of 5-10 feet from any
obstructions. For details, please consult Xcel Energy's Electric Standards "blue book" located at:
https://www.xcelenergy.com/staticfiles/xe-
responsive/Ad m in/Managed%20Documents%20&%20PDFs/Xcel-Energy-Standard-For-Electric-
Installation-and-Use.pdf
Please be aware PSCo owns and operates existing natural gas and electric distribution facilities within
the proposed project area. The property owner/developer/contractor must contact the Builder's Call Line
at 1-800-628-2121 or https://xcelenergy.force.com/FastApp (Register so you can track your application)
and complete the application process for any new gas or electric service, or modification to existing
facilities. It is then the responsibility of the developer to contact the Designer assigned to the project for
approval of design details. Additional easements may need to be acquired by separate document for new
facilities.
As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center at
1-800-922-1987 to have all utilities located prior to any construction.
If you have any questions about this referral response, please contact me at (303) 571-3306
Donna George
Contract Right of Way Referral Processor
Public Service Company of Colorado
statute also requires the subdivider to submit a letter of agreement to the municipal/county commission
that adequate provision of electrical and/or gas service has been provided to the subdivisions.
If the project will utilize pad mounted transformers, space consideration must be given to locate one or
more pad mount transformers on this property with ground to sky clearance. The minimum space
requirement per transformer is 12.5 -feet by 12.5 -feet, including a minimum clearance of 30 -inches from
non-combustible structures. Additional considerations are necessary if window, doors, or air vents are in
close proximity to the proposed transformer location. Depending on the electric system that will serve this
project, there may also be a requirement to provide a location with ground to sky clearance for an electric
switch cabinet. (minimum dimensions: 11 -feet by 16 -feet) including a minimum of 5-10 feet from any
obstructions. For details, please consult Xcel Energy's Electric Standards "blue book" located at:
https://www.xcelenergy.com/staticfiles/xe-
responsive/Admin/Managed%20DocuLnents%20&%20PDFs/Xcel-Energy-Standard For Electric
Installation-and-Use.pdf
Please be aware PSCo owns and operates existing natural gas and electric distribution facilities within
the proposed project area. The property owner/developer/contractor must contact the Builder's Call Line
at 1-800-628-2121 or https://xcelenergy.force.com/FastApp (Register so you can track your application)
and complete the application process for any new gas or electric service, or modification to existing
facilities. It is then the responsibility of the developer to contact the Designer assigned to the project for
approval of design details. Additional easements may need to be acquired by separate document for new
facilities.
As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center at
1-800-922-1987 to have all utilities located prior to any construction.
If you have any questions about this referral response, please contact me at (303) 571-3306
Donna George
Contract Right of Way Referral Processor
Public Service Company of Colorado
City of
��Wheat,P,dMNT
Community Development
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303.235.2846 Fax: 303.235.2857
Community Development Referral Form
Date: November 28, 2016 Response Due: December 12, 2016
The Wheat Ridge Community Development Department has received a request for approval of
a Concept Plan on property zoned Mixed Use — Neighborhood (MU -N) and Mixed Use -
Commercial Transit Oriented Development (MU -C TOD) at 11818 W. 52nd Avenue.
No response from you will constitute having no objections or concerns regarding this proposal.
Case No.: WCP-16-02/Hance Ranch
Request: Approval of a Concept Plan in the Mixed Use — Neighborhood (MU -N) and Mixed
Use- Commercial TOD (MU -C TOD) zone district.
The property is located at the southwest corner of 52nd and Tabor Street. The property which
is 6.6 acres in size currently has a single family residence and farm buildings located on it.
A zone change for the property was approved in April of 2016 from Residential -One (R-1) to
MU -N and MU -C TOD. Prior to construction and any development of the site, a concept plan, a
site development plan and subdivision plat approval are required.
Please inform the case manager of any concerns about the site's ability for future development
based on the proposed zoning. At the time of site plan review, when a specific development
proposal is available, an additional referral regarding utility needs for the proposed
development will be issued.
Case Manager: Meredith Reckert Voice: 303.235.2848 Fax: 303.235.2857
Email: mreckert@ci.wheatridge.co.us
DISTRIBUTION:
Valley Water District
Fruitdale Sanitation District
Arvada Fire District
Colorado Department of Transportation
AT&T Broadband
Xcel Energy
City of Arvada Planning
Wheat Ridge Public Works
Wheat Ridge Economic Development
Wheat Ridge Police Department
Wheat Ridge Building Division
Renewal Wheat Ridge
RTD
Jefferson County Planning
"The Carnation City"
Vicinity map
"The Carnation City"
Traffic Impact Study
Hance Ranch
52nd Ave and Tabor St
Wheat Ridge, CO
Prepared By:
'$ASELI
1950 Ford St
Golden, CO 80401
303-940-9966
KC
Fred Lantz 8%t�
Traffic Engineer
July 2016
Revised August 2016
Table of Contents
Tableof Contents...............................................................................................................1
Introduction........................................................................................................................2
Figure1— Site Location...............................................................................................2
ExistingConditions.............................................................................................................3
Figure2 — Existing Traffic............................................................................................3
ProposedDevelopment......................................................................................................4
Figure3 — Site Plan.....................................................................................................4
TripGeneration..............................................................................................................5
Table1— Trips Generated..........................................................................................5
TripDistribution..............................................................................................................6
Figure 4 — Site Generated Traffic................................................................................6
TaborSt Access...................................................................................................................7
Conclusions and Recommendations...................................................................................8
Appendix.............................................................................................................................8
Hance Ranch 1
Traffic Impact Study
August 2016
Introduction
This traffic impact study addresses the amount of traffic that will be generated by the
Hance Ranch project in Wheat Ridge, CO. The Site is between 52"d Ave and 50th
PI/Ridge Rd; and between Taft Ct and Tabor St.
Figure 1 shows the site location.
Figure 1— Site Location
Hance Ranch 2
Traffic Impact Study
August 2016
TBASEUNIE
Existing Conditions
The property is presently vacant, and used for agricultural purposes. It lies within the
City of Wheat Ridge's Northwest Subarea Plan. Access to the area is from 52nd Ave.
52nd Ave
3,800—
I I
I I
I I
I I
3 I I
o I I I I
`n
tr1 I Park n Ride
I I I 3,���
50th PI L —
Station
O
O
n
M
3,800 = Daily Volume
* Traffic Volumes from the Wheat Ridge Northwest Subarea Plan
Figure 2 — Existing Traffic
The traffic volumes shown in Figure 2 are from the Wheat Ridge Northwest Subarea
Plan. The light rail station and the attached park n ride will be opening in October 2016
so traffic volumes will change considerably. The intersection of Tabor St and 50th
PI/Ridge Rd is signalized in preparation of the light rail opening. The intersection of 52nd
Ave and Ward Rd is also signalized. All other intersections in the area are controlled by
stop signs.
Hance Ranch 3
Traffic Impact Study
August 2016
Proposed Development
The proposed development is planned for the area between 50th PI and 52nd Ave, and
between Tabor St and Taft Ct. The proposed development will consist of 250
Apartments and 80 Townhouses* The access to the development is proposed on Taft Ct.
Figure 3 shows the proposed development plan.
MU -I; T,7J /
= J
RIDGE RD"
BUILDING PLAN
Figure 3 — Site Plan
`The final configuration of multi -family housing types for the south parcel may change at the time of
site planning. The most intense use possible for the south parcel (250 apartments) is presented in this
report.
Hance Ranch 4
Traffic Impact Study
August 2016
Trip Generation
The trip generation for the site is estimated using the Institute of Transportation
Engineers Trip Generation Manual, 9th Edition. This manual has trip generation rates for
both Apartments and Townhouses.
Table 1 below shows the trip generation rates and the number of trips that the
proposed development will generate for daily and peak hour periods.
DU = Dwelling Unit
Trip Generation Rates
ITE
Code
Land Use
Unit
Daily
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
220
Apartment
DU
6.65
0.10 0.41 0.51 0.40 0.22 0.62
230
Townhouses
DU 11
5.81
1 0.07 0.37 0.44 1 0.35 0.17 0.52
DU = Dwelling Unit
DU = Dwelling Unit
Table 1— Trips Generated
The projected trips were reduced by 10% as per Table B.3 in the Trip Generation
Handbook, 2nd Edition. This table indicates that residential development within 0.25
miles of a light rail station will see a 10% reduction in trips due to light rail.
As the above table indicates, after the Transit Station Trip Reduction, the Site is
expected to generate 1915 weekday trips, 148 AM peak hour trips and 177 PM peak
hour trips.
Hance Ranch 5
Traffic Impact Study
August 2016
`BASELINE
Generated Trips
ITE
Code
Land Use
Size
Daily
AM Peak Hour
PM Peak Hour
Enter
Exit
Total
Enter
Exit
Total
220
Apartment
250 DU
1663
25
103
128
10
55
155
230
Townhouses
80 DU
465
1 6
30
36
28
14
42
Trip Subtotal
2128
31
133
164
128
69
197
Transit Station Trip Reduction
213
3
13
16
13
7
20
Generated Trips
1915
28
120
148
115
62
177
DU = Dwelling Unit
Table 1— Trips Generated
The projected trips were reduced by 10% as per Table B.3 in the Trip Generation
Handbook, 2nd Edition. This table indicates that residential development within 0.25
miles of a light rail station will see a 10% reduction in trips due to light rail.
As the above table indicates, after the Transit Station Trip Reduction, the Site is
expected to generate 1915 weekday trips, 148 AM peak hour trips and 177 PM peak
hour trips.
Hance Ranch 5
Traffic Impact Study
August 2016
`BASELINE
Trip Distribution
The trips generated by the proposed development are distributed to the roadways
based upon existing traffic patterns and new patterns that will emerge when the light
rail is opened in October 2016.
Figure 4 shows the Site Generated peak hour trips distributed on the existing roadways.
The distribution percentages are also shown on the figure.
0
Ln
M
23/12
12/6
1 L
23/12 S2nd Ave
9/11—
I
9/32 —1 17-
10%
o
"
1
I
1
I
1
W
3
xl
1
11
1�
I
I
11
1
,00/6�
Park n Ride
N a
I L
1-19/10I
f— 1/1 50th PI L
J LI 1
_
1 _ �31j1
L ao
Ridge Rd
r'
9/43
6�
Station
0
0
O
Ln
N
N
6/26 = AM/PM
= Distribution Percentages
Figure 4 — Site Generated Traffic
As Figure 4 indicates the site does not generate much traffic at any of the intersections.
52nd Ave traffic is fairly light and the 58 trips in the AM peak hour will have no trouble
Hance Ranch 6
Traffic Impact Study
August 2016
entering 52nd Ave as Light Rail traffic will be entering Taft Ct to access the park and ride.
There is a southbound left turn signal on Ward Rd at 52nd Ave, so the PM peak hour trips
will have no trouble making the turn.
On the southeast side of the site, the traffic signal at 50th PI/Ridge Rd and Tabor St. can
easily accommodate the additional traffic from this development along with the light
rail traffic.
Tabor St Access
An additional access from the site onto Tabor St would not be used and would defeat
the purpose of using this development as a buffer or residential transition between the
Mixed Use development proposed to the west of Hance Ranch as shown in the Future
Land Use drawing in the Northwest Subarea Plan. Without an access to Tabor St
through the residential development through traffic is eliminated, removing a major
source of complaints of residents. It also helps protect the existing residents along the
east side of Tabor St from additional traffic that would be generated by the Northwest
Subarea Plan.
The proposed street grid system in the Northwest Subarea Plan is a very effective
method of distributing traffic in a higher density area. Not carrying an east/west street
to Tabor St does not diminish the usefulness of the grid. Eastbound traffic cannot go
any farther east than Tabor St and thus must turn right or left on Tabor St. There isn't
much demand for eastbound traffic to go north on Tabor St as better routes are
available to access 52nd Ave. There will not be much of a demand for westbound traffic
to use an access through this development. Southbound traffic on Tabor St has no
desire to go west at that point, as 52nd Ave is a much better route. Northbound traffic
on Tabor St will use the traffic signal at 50th PI/Ridge Rd to access the Mixed Use area as
drivers tend to take the first access they come to.
The east/west street in this alignment is also shown accessing Ward Rd. Since Ward Rd
is a State Highway, a new access would have to meet the requirements of the State
Highway Access Code. A new street would not meet the spacing requirements of the
Access Code and it is doubtful that it would be allowed to access Ward Rd.
The grid system will serve the interior portion of the site quite well and should be
pursued with subsequent development. It just does not make sense at each end. The
west end causes problems with the traffic flow on Ward Rd and does not meet the
Access Code requirements. Allowing it to penetrate this Residential Transition area on
Hance Ranch 7
Traffic Impact Study
August 2016
the east end brings through traffic, which is undesirable in this type of residential area.
It also increases traffic in front of the existing Tabor St homes, which is also undesirable.
Conclusions and Recommendations
This study has shown that the traffic generated by the proposed Hance Ranch
development can easily be accommodated by the existing street system, even with the
addition of the light rail traffic. The land use meets the Northwest Subarea Plan concept
as a Residential Transition on the eastern boundary. Without access to Tabor St, the
development helps to buffer the residential area on the east side of Tabor St without
interfering with the access to the Mixed Use area to the west.
The proposed street grid system serves the Mixed Use area in the center of the
Northwest Subarea quite well. Extending the east/west street to Ward Rd most likely
won't be possible because of the State Highway Access Code Requirements. Extending
it to Tabor St does not make sense through this Residential Transition area. Eastbound
traffic that has to go left or right at Tabor St, can just as easily go left or right at Taft Ct.
Westbound traffic will most likely use the 50th PI access from the south and traffic from
the north will use 52nd Ave. For these reasons it is recommended that the street grid
system in the Northwest Subarea Plan be restricted to the center of the Mixed Use area
and not be extended to Ward Rd or to Tabor St.
Appendix
Northwest Subarea Plan Traffic Volumes
Northwest Subarea Plan Future Land Use
Hance Ranch 8
Traffic Impact Study
August 2016
1BASELINE
z
_j
LX)
:a -
006 i.
n1S !DNlldl)4
NI-IdIN
C:
3_IJIN
cn
is
WI LU u
T_
C)
ce) w
is NVO T_
10 Nvo T"
is I3:RtjVd is 13=1]Vd -22
C: u
-IS NOS2:I3ld O .0
u
U
is -litho
-a yog L'L
(D Ise O2f
co
ui u
is iino�j
><
M:
O I -S SNVVIS
is kA-lclvms 11
-Es _�:Joavl fj
> 4S �Wjogvi OOL'C is _�_69_ V 1 2-0
t 10
lz E3,
'N i C)
CD ?: U
CD CD -0 .�-
CIO C3 :t--
2 Q)
LO u
I - S'NVIACV)
IA 0
CD
Mml cldvm OOL Sc
1 0)
LO
.—lno�j w>
LU
T_
C14
Ln
Z
t
____
< \, I I I % I 1 '11, u 0
17 , I _��
_iSN6_N3�X 11,41,
W�
AVM A NVA m
C)l
LO
fs—s—nlnaid
F 1S H03301— qu Z
LO IS Nnv23e__�__
is lloislHo
O
a
C/)
0
0
C)
(D
C/)
x
LLJ
L.
a_
w
tYw
F—
ry
0
2-1
C)
u
X
Q) -2
Q) _0
�
U
0
3 Jcn cn u
Q) a)
00 lq
;S 0
a
C/)
0
0
C)
(D
C/)
x
LLJ
L.
a_
w
tYw
F—
ry
0
2-1
'ViT
t -Lo -i:jvI
lg-'aol,Nn
. .........
A'
11w iS-NVIAIA,
LO
j*AO
doom
Lli
co
n
LLJ
Of
:D
LL-
IS NON3Y!
T
Qo 116%
.2
4'N
31 1
>1C
c
M R&A
.2
:e
is
m
w
2E
(U to
COL fo
T
'u
o)\
Z
;,1-bd731:lQ.Nn
0
co
E
E
cu
a:2
13
Lli
co
n
LLJ
Of
:D
LL-
November 2, 2016
\/BASELINE
Public Works Department Engineering Planning Surveying
Engineering Division
7500 W. 29th Avenue
City of Wheat Ridge, CO 80033
RE: Drainage Letter — Conceptual Drainage for 11818 West 52nd Avenue, Wheat Ridge,
Colorado
To whom it may concern
This concept plan drainage letter has been prepared in accordance with the City of Wheat Ridge
Site Drainage Requirements. The overall property totals 7.13 Acres and is bounded on the north by
West 52nd Avenue, on the east by Tabor Street, on the south by the future extension of Ridge Road
and on the west by a road Right -of -Way for the future Taft Court. The site currently consists of a
950 S.F. single family residence, several out -buildings, driveway, and landscaping in the northwest
corner of the site. The remaining area consists of a grass hay field currently platted as the Hance's
Subdivision. Grades on the property are gradual at an average of 3.5%. Drainage flows, from the
property, currently sheet flow towards the southeast and into the existing public roadway. Type C
soils are present as depicted on the Natural Resources Conservation Service (NRCS) Soil
Classification map.
Proposed development to the site consists of demolition of the existing residence and rezoning the
northern half into a Mixed Use Neighborhood and the southern half into a Mixed Use Commercial
development. The Mixed Use Commercial development will consist of Apartments with both above
and at grade parking areas. The multi -family development on the south parcel may be scaled-down
at the time of site planning. We have presented the most intense potential use for this concept
report.
The proposed site will be graded so that developed drainage closely follows historic patterns going
from the northwest to the southeast. Two detention ponds are anticipated to serve two separate
zone districts. One pond for the portion of the property north of the 51St Avenue extension and one
for the southern portion. Both are sized to provide WQCV, Full Spectrum, and 100 -yr detention for
the respective portions of the site. The total required volume for the north and south pond is
estimated at 0.44 AC -FT and 0.33 AC -FT respectively. Outfall for these ponds is proposed to be
conveyed into a set of RTD -installed inlet structures and existing 48 inch pipes. These existing
pipes convey flow to an existing box culvert that routes flows east into an RTD pond to the
southeast of the site at the southeast intersection of W Ridge Road and Robb Street.
All flows from the site improvements will be conveyed by overland flow to curb and gutter, trickle
pans, storm sewer or a combination of improvements. There are no floodplains affecting the
property and no known drainage problems associated with the site. It is recommended that proper
BMPs such as vehicle tracking control, silt fence, concrete wash outs, and downstream waddles
are to be implemented as measures to mitigate runoff from the construction activities. Additional
BMPs should be added as needed.
Corporate Headquarters High Plains Rocky Mountains
Downtown Golden Downtown Greeley Ski Village
1950 Ford Street 710 11th Avenue, Suite 105 419 Oak Street, PO Box 770152
Golden, Colorado 80401 Greeley, Colorado 80631 Steamboat Springs, Colorado 80477
Ph 303.940.9966 Ph 970.353.7600 Ph 970.879.1825
Fax 303.940.9959 Fax 970.353.7601 Fax 866.242.9106
DETENTION BASIN STAGE -STORAGE TABLE BUILDER
Project: Hance Ranch
24
it,q
Basin ID: P2
49_ft
Surcharge Volume Width (W,n,) =
/�twa x
8
Depth of Basin Floor (H.,) =
0.51
it
Length of Basin Floor (L„ces) =
63.3
g
Width of Basin Floor(W,_s)=
23.8
It
Area of Basin Floor (A_) =
1,509
ft -2
Volume of Basin Floor (V,_,) =
r ~Example Zone Configuration
(Retention Pond)
Required Volume Calculation
4.66
ft
Length of Main Basin (LMaa) =
Selactad BMP Type=
EDB
Width of Main Basin(W,µa)=
518
Watershed Area =
2.96
acres
ff,+2
Watershed Length =
705
It
Calculated Total Basin Volume (V,a,,) =
Watershed Slope=
0,028
fl/ff
Watershed lmpemousness=
62.00%
percent
Percentage Hydrologic Soil Group A=
00%
percent
Percentage Hydrologic Soil Group B=
0.0%
percent
Percentage Hydrologic Soil Groups GD =
100.0%
percent
Desired WOCV Dain Time
40.0
hours
Locetlon for 1 -hr Rainfall Depths = Golden - School of Mines
Water Quality Capture Volume(WQCV)=
0.060
re -feet
Optional User input
Excess Urban Runoff Volume (EURV) =
0.177
re -feet
1 -hr Precipitation
2 -yr Runoff Volume (P1 = 1.01 in.) =
0.149
re -feet
inches
Syr Rarcff Volume (P1 = 1.42 in.) =
0.241
cre-feet
inches
10 -yr Runoff Volume (P1 = 1 67 in.) =
0.306
cre-feet
inches
2Syr Runoff Volume (P1 = 1.91 inJ =
0.383
re -feet
inches
5( -yr Runoff Volume (P1=226in.)=
0.470
cine -feel
inches
100 -yr Runoff Volume P1
0.553
-re -feet
inches
WD -yr Runoff Wlume(PI 3.13 in.)
0.715acre-feet
inches
App-dinale 2 -yr Detention Volume=
0.141
cre-feel
Approximate Syr Detention Volume=
0.203
acre4eet
Approwmate 10 -yr Detention Volume =
0.220
re -feet
Approtimate 25 -yr Detention Volume=
0.235
re -feet
Approdmate 50 -yr Detention Volume =
0.279
re -feel
Approwmale 100 -yr Detention Volume =
0 325
re -feet
StageStorage Calculation
Zeno 1 Volume (WQ04
Zone 2 Volume (EURV - Zone 1)
Zone 3 Volume (100year-Zones 1 82)
Total Detention Basin Volume
Initial Surcharge Volume (ISV)
Initial Surcharge Depth (ISD)
Total Available Detention Depth (H_)
Depth of Trickle Channel (H,c)
Slope of Trickle Channel (Sn)
Slopes of Main Basin Sides (Sm,,,,)
Basin Lengtlrto-NAdth Ran,(Ri_)
Inalal Surcharge Are,(fii,)=
24
it,q
Surcharge Volume Length (L,s,) =
49_ft
Surcharge Volume Width (W,n,) =
4.9
8
Depth of Basin Floor (H.,) =
0.51
it
Length of Basin Floor (L„ces) =
63.3
g
Width of Basin Floor(W,_s)=
23.8
It
Area of Basin Floor (A_) =
1,509
ft -2
Volume of Basin Floor (V,_,) =
294
8,3
Depth of Main Basin (H..) =
4.66
ft
Length of Main Basin (LMaa) =
91.3
ft
Width of Main Basin(W,µa)=
518
ft
Areaof Main Basin (A ..) =
4,726
ff,+2
Volume of Main Basin (Vuas) =
13,827
ff,3
Calculated Total Basin Volume (V,a,,) =
0.325
re -feet
Basin P2 UO-Detention_v30511-1-16.d5m, Basin 11=16, 1:36 PM
i
Basin P2 UO-Detention_v30511-1-16.d5m, Basin 11=16, 1:36 PM
DETENTION BASIN STAGE -STORAGE TABLE BUILDER
Basin 10: Pi
Zone l Volume(WQCV)=
0081
-re-feet
Zone 2 Volume(EURV - Zone 1)=
0.155
re -feet
Zone 3 Volume (100-year-Zonesit 82)=
owrq
'M Example Zone Configuration (Retention Pond)
Required Volume Calculation
Total Detention Basin Volume =
0.444
re -feel
Selected BMP Type =
EDB
fi'9
Indial Surcharge Depth (ISD) =
Watershed Area =
4.17
ares
6.00
Watershed Length=
830
ftc
Watershed Slope=
0030
WR
Slopes of Main Basin Sides (S_,,,) =H
Watershed Imperviousness=
59.00%
percent
Percentage Hydrelogic Soil Group A=
0.0%
percent
Percentage Hydrologic Soil Group B =
0.0%
percent
Percentage Hydrologic Soil Groups C/D =
100.0%
percent
Desired WOCV Dain Time
40.0
hours
Location for 1 -hr Rainfall Depths =
Golden - School of Mines
Water Quality Capture Volume (WQCV) =
0.081re-feet
Optional User Input
Excess Urban Runoff Volume (EURV) =
0.236
re -feet
14,r Precipitation
2 -yr Runoff Volume (Pi = 1.01 in.) =
0.199
re -feet
inches
5 -yr Runoff Volume (P1 = 1.42 in.) =
0.327
re -feet
inches
10yr Runoff Volume (Pi = 1.67 in.) =
0 418
re -feet
inches
25 -yr Runoff Volume (P1 = 1.91 in.) =
0.528
re -feet
inches
50 -yr Runoff Valume(P1=2.26 in.)=
0.650
re -feet
inches
100yr Runoff Vclume(P1=2.54 in.) =
0.767
ere -feet
inches
500yr Runoff Volume (P1 = 313 in.) =
0.996
ore -feet
inches
Approximate 2 -yr Detention Volume=
DAM
acre-feet
Approximate 5.yr Detention Volume=
0.273
re -feet
Approximate 10yr Detention Volume =
0.296
a re -feet
Approximate 25 -yr Detention Volume =
0.318
re -feet
Approximate 50 -yr Detention Volume =
0.379
re -feel
Approximate 1013 -yr Detention Volume =
0.444
re -feet
StageStofage Calculation
Zone l Volume(WQCV)=
0081
-re-feet
Zone 2 Volume(EURV - Zone 1)=
0.155
re -feet
Zone 3 Volume (100-year-Zonesit 82)=
0.208
re -feel
Total Detention Basin Volume =
0.444
re -feel
Initial Surcharge Volume (ISV) =
ii
fi'9
Indial Surcharge Depth (ISD) =
0.33
8
Total Available Detention Depth (H_) =
6.00
ft
Depth of Trickle Channel (Ho) =LN"
Slope of Trickle Channel (Srt) =Wff
Slopes of Main Basin Sides (S_,,,) =H
V
Basin Length -to -Width Ratio (R,,)
Initial Surcharge Are. (A,,)
Surcharge Volume Length (4N)
Surcharge Volume Width (W_)
Depth of Basin Floor (H,aox)
Length of Basin Floorr(Lroos)
Width of Basin Floor (W,_a)
Mea of Basin Floor (q_,)
Volume of Basin Floor (V_)
Depth of Main Basin (Haar)
Length of Main Basin (L...)
With of Main Basin (Wr-a,$)
Area of Main Basin (A.-wa)
Volume of Main Basin (Vrnnx)
Calculated Total Basin Volume (V..,)
Basin P1 UD-Detenhon_v30511-1-16.,dsm, Basin 11/22016.1 35 PM
X
X
M
N
U
O
U �
t� Cf)
O
C
❑
O
O
N
Cl)
UD
z Q
O
U
U>
a
o
0
0
0
CD
0
C14
0
CD
N
Df W .—
N
LO
M
to
W
a
LL1
I I
W
O
O
O
O
O
NO
LL
~
W
MN
N
r --O
O
❑
i
LO
LO
u)
I-
r
t`
U
o
0
0
0
0
0
J
Cn
O
U
Z
LL W
O U
o
r
M
rf
(O
to
0
�
C j
N
N
(O
CO
to
O
� 1
O
O
O
O
O
O
J
W
O
O
�
U
p
S
U
0
0
0
0
0
0
J
a W
U
t`
O
M o
♦`
Co
M o
p Q
Q
T
.4
a1
CV
T O
1,:
T
a)
N
T O
f` O
I-
F-
LLI
o O O O
o
v
Z5
O O O
� 0 0 0
a
O O
Co
O O
00
LL
r LL
W J
w J
LL W
0
m � J
o � � N
W E U o
ZUj Ua
U
MCO
a)c
c
o0
N
�' O N l!7
J�� N
w� tr
Orn
a)
U
O O O
�
� J
¢
"T
N
CC C6
O C)
LL
(� a
(� a
LL
c� W
YI-� o �N�
� W O
(n W
�W�
_
U
oo
�o
o
OR c?
W � O O O
W
a
O O
N
�Z
1L
d. W
W LE
co
U
U
a
Q
W
W
Q o N V' CO
Q
o o
co
l-
M o
p O 07 O O
p
(,
a
O O
V
N M
W O O O O
LLJ
co p
O
O
T ti
Q
Q
a
` )
U
LU
w
i
cvmo
co 00 m
Q
(j
�r
vo
T
rn
O
_
o0
r LO
a) �
W
O
Q
o
O
oT
M�
u CO
O
= m O a-
S U cn
d
Injo
W -
W c
W m m
U) LWL L LL
O W W W
?
[/� am❑p
p�000
�O
o
o
o
o
Cl)
�.
Qwaaa
pW
z�
J
Q�
z�
��//R
+..� (�ZaU
J �
m
❑�
\ J W
�UZS
W W W
U O
W O
r�>
�f--
aF-
0LU
Lno0o
zz
O?
Oj
W U
_
Hin
_
a-
w �
W Q
S
S
=
W
W
❑ m
❑
X
X
M
N
U
O
U �
t� Cf)
O
C
❑
O
O
N
Cl)
a
W
O
O
O
O
O
NO
LL
X
X
M
N
U
O
U �
t� Cf)
O
C
❑
O
O
N
Cl)
U
(6 N
U W
o
) m
m
m
W-
W
LL LL
U N
M
N
N
LID.
I�
n
m
LL
Z LU
0
0
0
0
0
V
V
O
c0
U
N
N
(O
(O
0
0
0
0
O
N
J
Q uT
CO
N
N
N
z ~
N
N
NFL
W
�
Y
N
�
QQ
W
W C n
O)
00
N
N
2
g
N
N
N
v Z
F
J
(0
aw
O Z cMo
0Mo
Z N
F--
0 0 Z
W
_
U)
O
N
O
O
Lq
N
M
a
O
O
O
O
N
Q Z
cnN
N
N
U-
m
a
� r7
M
co
F-
O
to
N
m
N
rn
h
U
C N
N
't
M
N
Z
(V O
w Q
r--
r--
N
N
LL p
4
O
00��
O
O
O
E(�
~
w
O W
W
a
C
70
3
3
U- U
J
V
O
O
C
J
J
Q Z
F
Ix O
Q
U
U) a
m
CO
V)
a
U)
a
Cl
Z
Z 0 ca
—
—
uJ
Z
Z
W
co
fn �_
w
0-
o o
o
O
W
O
ao
J v
U)
M
N
M
N
F _
O
O
O
In
Z W~
M
M
LO
V
W
J
N
N
J i
a
o
0
0
0
Q
o o ui
v
o
W
O
o0
F �yJ
J
cn
co
N
M
N
Z
r i .
~
F
0 V
O
O
O
O
O
M
O
O
U
W l.L
co
m
0
J
a co
J, N O
R
M
O)
O
a.
(�
O
0
O
LO
LO
l(7
�-
_
O
ru
W =
W D� i i-
?
_.
s • cr
m m m
U)
Q
W U ^
CO
CO
Q N
O
O
Z
in Q
Q
V
N
V
N
_
`^
F- Y
m 0
U Z g U
D
i
U
C7 N
W'LLJJ
a p v
w in
o
a
U
(6 N
U W
o
) m
m
m
W-
uj
w
(ulw) 41
C)
(sdj)
S
7:
w
kilOO-13
<
HION3-1
(Ul 3ZIS
3did
0-0
iz-
w
(L
9dO-IS
(sjo)o-l=l
LU
>
LU
NOISM
w
(SI3)mo-l=l
�
w
w
133NIS
Z -
LD
®0
ado S
(mmC?
C4
w
LL
LL
U)
LL
0
z
(JLI/ul)
E
<
LL
O
0
0
(ulw) 31
Z
U)
(SI3)
U) w
cn
CD
Ln
w
OLI/ul)
<
LL
LL
co
0
cN
(ulw)
Lu
°0-A]300
S
cD
u-)
\
\
=I=IONnN
\
(ov)
2
V3NV
4
c4
"t
c'j
LAJ 7--
NISVG
—I--
NT-
2cm
NOISM
c,:,
��\o
iNlOd
jz
LIJ C) (J) c,
NQS-IOZ
U)
o
Z
c/o)
e w . c )f .
v Lu CO CO
<=o=
z =u
\§%\
3NII
N
cls
w -j W
0 L) :D =
U
INNOIS
CL
CL
W
cr <
a- o
Cl)
LU
(UIW)il
CD
LU
(Sdj)
w
A11303
bi
>
(!!
\
<
®
H19N3-1
Z:-
(ul) 3ZIS
3did
W
a.
ado S
E
>
LU
<
F -
w
133NiS
w
W
3dOIS
0
(SJ3)
LL LL
0
w
z
(JLI/ul)
in
D
z m
0 0
��`)
2
\
LL 0�
0
<
(Ulw) ol
cc
z
(SID)
z
<
P in
0
cn I
gg
Owul)
co
(0
w
0
LL
LL
bMd 0
m 00
IR
10
01
<
z
0
o
o
z
D
Ir
(ulw) 31
CC'Nl -
\
\
\
u'
O'OJA300
0
JAONnu
/
n
o
in
(ov)
V3MV
2M
NISVS
2uNOIS30
z
iNlOd
cc"
NOISE
Z
wo
Z
00
0
L) C/)
Yj
ui w >- >-
2i ui co co
< 10 on
-
z 2 Lu Lu
Z <0
3NI-112
Cq
LU F -
(3 . :-r
WNOIS
a.
0w
a- C) <
a.
U)
LLJ
LU
%,m)11
Ck
(sidl)
Lu
�,1100-13A
�\
<
it
()!�
®\
HiON3-1
&§3 IS
3d[d
g
LU
W
z
E
3dO-lS
w
>
w
NOIS30
w
LU
i3]NIS
o _
/
(%)
�
\w
cn
3dO-lS
(SIO)
LL Lu C4
LL
LL
0
(JLIIU!)
z
0 z
j
k
(3e)
LL 0
\ )
0
(lw) 31
J
(SID)
r-
co
CD
C?
w
p
C'4
(jtA/Ul
ID
ID
%LU
LL
z
LL
0
CJ
12�
C�
ml
Cli
N
z
%,m)§
2
2
=1=1300
Kk
F-
ƒ"'0
Ei
AAONn?A
(ov)
(D
V3HV
ui
NISVEI
�\ )e
NOISM
i NIO d
0
m a-
0 C/) C:)
NOISM
0
0
LLI X >- >-
LLI co On
<:E 02 0 0
z LLJ H
D
U Z L) <
3NII
C14
CIA
LU
OU
Mols
M
CL
a.
0
_j
a- o <
a -
L 11HIHX?
6•v �rwraa 9azt
m.rea
90ZC0� 'oW 6T
2
D
ONOd OLN V OVON 30ON d0 306 HLf1OS
NO LNWm XOS 01 3SV3138 031O011S3a
A
I I I
j r ..�••�
I
• '
NflW LSI
a'
i
M
/ �••►••�
II�M
,IA -DV ££0
DI
QNOd NOLLNuau r'
S,LNaYUNVdV
o �
�
�, I
III
.GryyS�����_
� � Z
r M
E o D
� a Z
=
� c
z m
Q
Mamas 13llf10
Q
QAMOMS
LTNI
13
S33Vd8fiS a3AVd NO A11VOIdAI 'NOLL33810 MO -U
A
o
r
r
AMYONfp6 NISV9 30VNIVa(l �••�••�••�••�
7u7Q5 S1d6W,C5
O3SOdOHd ONLLSI%3
z
(7
NOLLVOOI ONOd NOLLN3L30 31VWIXOaddV
n
SNOVHI avOallVa
-
-
3NnSV9
SVO
-
3Nf1 a3LVM
M
i
ALIlLLO OV3Ha3A0
f1H0
m
83M3S AtlVLINVS
NVS
-
(3VAa3LNI ,L) NnOLNOO NONIN
l8
L9
(3VAa3LNI ,S) af101N0O aOfVW
00ZS
Q9Z5
L! 09 - HONI L
(1333 NO
OOL OS 0 OS
TWOS OIHdVHO
N
QNaoa'I
N
a
00 W= am
vamyvmm
KM HDVNI V 44 11 OJAM OO
ONOd OLN V OVON 30ON d0 306 HLf1OS
NO LNWm XOS 01 3SV3138 031O011S3a
A
I I I
j r ..�••�
I
• '
NflW LSI
a'
i
M
/ �••►••�
II�M
,IA -DV ££0
DI
QNOd NOLLNuau r'
S,LNaYUNVdV
�, I
III
.GryyS�����_
00 W= am
vamyvmm
KM HDVNI V 44 11 OJAM OO
City of
W heat idge-
Application for Concept Plan
Location:
South of West 52nd Avenue
East of Taft Court
West of Tabor Street
North of Ridge Road
Applicant:
HIRE Development, LLC
1515 Arapahoe St, Suite 1200
Denver, Colorado
80202
Initial Submittal: June 22, 2016
Second Submittal: November 15, 2016
VICINITY MAP
Property Information
Owner as seen on Assessor Record:
Hance Family Trust
11818 W 52nd Avenue
Wheat Ridge, Colorado
80033
Parcel # 39-174-05-001
Parcel # 39-174-04-003
Parcel # 39-174-05-021
Hance Ranch 'BASELINE
Concept Plan
Wheat Ridge, ColoradoE�i�
Project Background
Baseline Corporation is pleased to submit this Concept Plan application for the property known as Hance
Ranch on behalf of HRE Development LLC and Hance Family Trust. The property is bounded by West 52nd
Avenue on the north, Taft Court on the west, Regional Transportation District (RTD) rail/Future Ridge
Road on the south, and Tabor Street on the east.
The applicant proposes to develop the 7.3 acre site into a residential development with single-family
attached dwellings (townhomes) located on the northern half of the property and multi -family
components located on the southern half of the site more adjacent to the future Wheat Ridge -Ward
Road station of RTD's Gold Line. The development will service the increased residential demand in the
area once the rail line opens (scheduled Fall 2016).
Currently, the property is being used for agricultural and animal husbandry purposes and it is zoned
Residential -One (R-1). The opening of the Gold Line will bring a significant change to the fabric of the
area surrounding the station. To this regard the applicant proposes to establish a more TOD-appropriate
development in the form of multi -family and single-family attached housing and/or multi -family
apartments. In order to facilitate this development, the applicant applied and Wheat Ridge approved
(Bill No. 13-2016) the rezone the northern half of the property to the MU -N District, and the southern
half of the property to MU -C TOD District. This will allow for denser residential development adjacent to
the future transit station, and single-family townhomes on the northern half of the site that will be
compatible with the adjacent single family residences to the north and east of the site.
Hance Ranch
Concept Plan
Wheat Ridge, Colorado
2
� 1
s
Property Zoning
Note: The boundary between the MU -C TOD and MU -N zone districts as depicted is for illustrative
purposes.
Hance Ranch
Concept Plan BASELINE
Wheat Ridge, Colorado
Proposal
Northern Half of Site (MU -N District)
Single-family townhome development will be located along the northern half of the property within the
MU -N district. Approximately 80 townhomes will serve as a transitional buffer between the existing
single family neighborhood to the north and east. The developer envisions providing outdoor living
space for all single family units. It is possible to provide communal open space and if a detention pond is
required, it will be open space.
Building Heights
In addition, the frontage along the north and east property lines will be limited to a maximum building
height of 35' for residential buildings pursuant to MU -N Zoning, ensuring the protection of existing
single family homes with this requirement for shorter buildings. The developer's intent is to construct
townhomes in this area no more than two to three stories in height (25 to 35 feet).
Setbacks and Build -to Zones
The proposed attached homes along West 52"d Avenue, Tabor Street, and Taft Court will have front
yards and a separated tree lawn, creating a walkable inviting streetscape. The build -to requirement is
12 -feet.
Southern Half of Site (MU -C TOD District)
The southern block will consist of an additional 50 townhome units and approximately 250 -multi -family
unit development. A slightly different combination of multi -family and townhomes may be completed at
the time of site planning but it will not deviate much from these proposed numbers. A community green
space is to be integrated with the development to serve as an amenity for residents. If a detention pond
is required, it will be open space.
Building Heights
The maximum buildable height for the MU -C TOD district is 90 feet (or six stories) for buildings with a
single use. The current real estate market in Wheat Ridge is not likely to absorb six -story tall apartment
buildings. However, if this height is pursued, the MU -C TOD zoning requires that any building over 75
feet in height must be stepped back. Any portion of a building fagade over 75 feet in height must step
back at least ten (10) feet from the outer edge of the first story.
Setbacks and Build -to Zones
Along the west and south sides of the property, the apartment buildings will be built closer to the
property line, fulfilling the 20 -feet build -to requirement.
Entire Site
Access & Parking
An extension of West 51st Avenue will be constructed that will divide the property into two blocks:
North and South. The extension of West 51st Avenue will enter the site from the west from Taft Court
and from Tabor Street to the east. This extension could provide direct access to both the north and
south blocks of the development. Additional access points may be provided for the northern half of the
property directly off of Taft Ct. and Tabor Street. Please see the attached Traffic Report for more
information. Parking will be provided both internally and in addition will be provided through parallel
spaces along Taft Court., Tabor Street, and the dedicated right-of-way build out.
Hance Ranch
Concept Plan
Wheat Ridge, Colorado
n
r
Building Design
Any future development on this property will follow the design guidelines established in Chapter 26,
Article XI — Mixed Use Zone Districts of the Municipal Code to help achieve the future vision of the
Northwest Subarea Plan Character. All design concepts will focus on building orientation that is close to
the sidewalk, with parking located to the rear and side of buildings and building materials that provide
visual interest and a pedestrian scale. Varied building heights will be a key consideration to avoid
uniform height and long uninterrupted wall planes and to provide a gradual transition from the
neighboring properties.
Report Prepared by
!"BASELINE_
Engineering Planning Surveying
Golden Office
1950 Ford Street
Golden, CO 80401
303-202-5010 or 303-940-9966
www.baselinecoro.com
Hance Ranch
Concept Plan
Wheat Ridge, Colorado
5
"ASELINE
July 21, 2016
Meredith Reckert, AICP
City of Wheat Ridge Community Development Department
7500 West 29th Avenue
Wheat Ridge, CO 80033
Re: Letter of Authorization for Hance Property Concept Plan Application
Dear Ms. Reckert:
This letter is intended to satisfy the City of Wheat Ridge's request for authorization to process
the above referenced project.
Hance Family Trust is the owner of the property bounded by 52nd Avenue, Taft Court, Ridge
Road/RTD, and Tabor Street, also known as Jefferson County parcel numbers 39-174-05-001,
39-174-04-003, and 39-174-05-021.
Baseline Corporation and HIRE Development, LLC are hereby authorized to act on my behalf to
process an application for a Zone Change for the property.
Please contact me if you have any questions or concerns.
Sincerely,
Barbara Hance, Trustee
Hance Family Trust
11818 W 52nd Avenue
Wheat Ridge, Colorado
80033
CC: Rich Majors, Paradigm Real Estate Services, LLC
Return To: Robert and Barbara Hance
11818 W. 52nd Ave.
Wheat Ridge, CO 80033
WARRANTY DEED
• GRANTOR(S): ROBERT A. HANCE
For the consideration of $10.00, in hand paid, hereby grant(s), bargain(s), sell(s), convey(s)
confirm(s) to
GRANTEE(S): THE HANCE FAMILY TRUST dated September 18, 2007
GRANTEE(S)
ADDRESS: 11818 West 52nd Avenue, Wheat Ridge, Colorado 80033
1` all of Grantor(s) right, title and interest in and to the following described real property in the
County of Jefferson, State of Colorado, with all its appurtenances and warrant(s) the title to
the same, to wit:
See Exhibit A Attached hereto and made a part herein.
FAMILY ESTATE PLANNING PURPOSES - NO DOCUMENTARY FEE REQUIRED
DATED_
Illlllll{11111111111111111111111111111{11111{I{Illllllilll * 00
o $01
ROBERT A. C}? N Ry `:: 20071 14193 w D
00
10/09/2007 08:46:35 AM 2 Page(s)
STATE OF CO D)@,, 1C } Jefferson County, Colorado
COUNTY OF
• OP........
This in trument was ac efore me on�a 2CP-7— by ROBERT A. HANCE.
Co ssion xpires Notary Public
STATEMENT OF AUTHORITY (SECTION 38-30-172, C.R.S.)
This Statement of Authority relates to THE HANCE FAMILY TRUST formed under the laws of Colorado with a mailing
address of 11818 West 52nd Avenue, Wheat Ridge, Colorado 80033. ROBERT A. HANCE and BARBARA B. HANCE,
Trustees of the Trust are authorized jointly or severally and without limitation - to execute instruments conveying, encumbering,
or otherwise affecting�title to real property on behalf of the Trust.
Execut this �-day of f'iJ 20 -!�'7
ROBERT A. HANCE, Trustee ARBARA B. HANCE, Trustee
STATE OF CO DO )
COUNTY OF�
Subscribed anrti to bebrczjt� n�
HANCE. NOTARY -A
Comrmssion.wOres UBLIG otary Public
9
�OF C{?LOQSC�
20_2�_7 by ROBERT A. HANCE and BARBARA B.
V,
EXHIBIT A
-- v
Lots one(1) through twenty-five (25), Hance's Subdivision, excepting
conveyances of record for road purposes, and existing rights of way
for roads and ditches; together with all water and ditch rights
belonging or appurtenant thereto; and ten (10) shares of the
capital stock of the Wannamaker Ditch Company; and the right to
purchase from said company all water used in connection with said
land or in anywise thereunto appertaining;
0
•
2012135810 12/17/2012 03:55:39 PM
PGS 3 $21.00 DF $0
Electronically Recorded Jefferson County CO
Pam Anderson, Clerk and Recorder TD1000 N
WARRANTY DEED
NO
THIS DEED, dated December 14, 2012, is between The Hance Family Trust �'��? IRFl
dated September 18, 2007 of the County of Jefferson and State of Colorado,
grantor, and Regional Transportation District, a political subdivision of the
State of Colorado, whose address is 1600 Blake Street, Denver, CO 80202 of
the City and County of Denver and State of Colorado, grantee:
WITNESS, that the grantor, for and m consideration of the sum of TWO HUNDRED SEVENTY FIVE THOUSAND
FOUR HUNDRED FIFTY EIGHT AND NO DOLLARS ($275,458.00), the receipt and sufficiency of which is hereby
acknowledged, has grantod, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and
confirm unto the grantee, its successors and assigns forever, all the real property, together with improvements, if any,
situate, lying and being in the County of Jefferson and State of Colorado, described as follows:
SEE ATTACHED EDIT "A" & " B" ATTACHED HERETO AND MADE A PART THEREOF
Assessor's schedule or parcel number. 39-174-04-001 and 39-174-05-002 (part of)
Address: Vacant Land, Wheat Ridge, CO 80033 (part of)
TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or in anywise
appertaining, the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate,
right, tide, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained
premises, with the hereditaments and appurtenances.
TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the
grantee, its successors and assigns forever. The grantor covenants, grants, bargains, and agrees to and with the grantee, its
successors and assigns, that at the time of the ensealing and delivery of these presents, it is well seized of the premises
above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has
good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid,
and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments,
encumbrances and restrictions of whatever kind or nature soever.
The grantor shall and will WARRANT AND FOREVER DEFEND the above bargained premises in the quiet and
peaceable possession of the grantee, its successors and assigns, against all and every person or persons lawfully claiming
the whole or any part thereof.
IN WITNESS WHEREOF, the grantor has executed this deed on the date set forth above.
The Hance Family Trust dated September 18, 2007
�G'ao�
8y. Robert A. Hance
By. Barbara B. Hance
Its: Co -Trustee
Its: Co -Trustee
STATE OF COLORADO
COUNTY OF ,):e5 C
The foregoing instrument was acknowledged before me this A -day of December, 2012 by Robert A. Hance and
Barbara B. Hance as Co Trustees of The Hance Family Trust dated September 18, 2007.
Witness my hand and official seal.
My commission expires: \. S. � t(0
W Commission EWires 115/2016
Name and Address ofPerson Creating Newly Created Legal Description (§38-35-106.5, C.R.S.)
No. 932A. Rev. 4-94. WARRANTY DEL+D (For Photographic Record) (Page I of 1)
EXHIBIT "A"
PARCEL NO. GL -55
Date: December 22, 2011
DESCRIPTION
Parcel No. GL -55 of the RTD Gold Line Corridor Commuter Rail project, being a portion of Lots
5, 6, 7, Band 9, HANCE'S SUBDIVISION recorded July 20, 1953 in the Jefferson County Cleric
and Recorder's Office, located in the Southeast Quarter of Section 17 Township 3 South, Range
69 West of the Sixth Principal Meridian, City of Wheat Ridge, Jefferson County, Colorado, being
more particularly described as follows:
COMM WCING at the Southeast SWeetth Comer of said Section 17 (a found 3"aluminum cap
in range box stamtped "SURVEY MARKER MERRICK LAND COR SE 1/16 SEC17'),
WHENCE the South Sixteenth Corner of said Section 17 and Section 16 of said township and
range (a found 3"alurninum cap stamped "SURVEY MARKER MERRICK LAND COR 51116
SEC17/16) beaus N89W32"E a distance of 1323.26 feet (basis of bearing — assumed);
THENCE N40°1141"E a distance of 71350 to the westerly line of said Lot 9, and the POINT OF
BEGINNIIdG;
THENCE N79°58144"E non -tangent with the following described carve a distance of 158.91 feek
THENCE along the are of a curve to the right, Laving a central angle of W5617", a radius of
400.00 feet, a chord bearing ofN21°0704"E a distance of 12432 Sect, and an are distance of
125.23 feet;
THENCE along the arc of s curve to the lef3, tangent with the last described curve, having a
central. angle of 26°2654", a radius of 235.00 feet, a chord bearing ofNlb'51'46'E a distance of
107.52 fat, and an arc distance of 108A8 feet;
THENCE NO3 W19"E tangent with the last described curve a distance of 76.92 feet;
THENCE N90°00'00"E a distance of 10.58 feet;
THENCE S00°00'34"E, coincident with the easterly line of said Lots S. 6,7 and 8, tangent with
the following described curve, a distance of 342.64 feet;
THENCE, coincident with the southerly line of said Lot 8, along the arc of a curve to the right,
having a central angle o£7"I'45", aradius of 15.00 feet, a chord bearing of S36°30' 19"W a
distance of 17.85 feet, and an arc distance of 19.12 &et;
THENCE S73001111"W, coincident with the southerly line of said Lots 8 and 9, tangent with the
last and following described curves a distance of 228.06 feet;
THENCE the following two (2) courses coincident with the westerly line of said Lot 9:
1) Along the are ofa curve to the right Laving a central angle of tW58'15", a radius of
15.00 feet, a chord bearing ofN$3n9'41"W a distance of 24.11 feet, and an arc distance
of 28.00 feet;
2) N000001340W tangent with the last described curve a distance of
85.59 feet to the POINT OF BEGINNING.
Containing 33,650 sgaare feet, (0.772 Acres). more or less.
Prepared by: C�'�a7
Kenneth W.
For and on J s Grwp Inc.
707 17th Q0, Deaver, 02
K ,D72l20_Fzstrzcks4'+CL Lc�.Gi-SSc P+ga P of P
EXHIBIT "W
PARCEL NO. GL -55A
Date: December 22, 2011
DESCRIPTION
Parcel No. GI -55A of the RTD Gold Line Corridor Commuter Rail Project, being a
portion of Lots 24 and 25, HANCE'S SUBDIVISION recorded July 20, 1953 in the
Jefferson County Clerk and Recorder's Office, located in the Southeast Quarter of
Section 17, Township 3 South, Range 69 West of the Sixth Principal Meridian, City of
Wheat Ridge, Jefferson County, Colorado, being more particularly described as follows:
CONAIENCING at the Southeast Sixteenth Comer of said Section 17 (a found
3"aluminum cap in range box stamped "SURVEY MARKER MERRICK LAND COR
SE 1/16 SEC1T), WHENCE the South Sixteenth Comer of said Section 17 and Section
16 of said township and range (a found 3"aMmimum cap moped "SURVEY MARSMR
MERRICK LAND COR S1/16 SEC17/16') bears N89°2732"E a distance of 1323.26
feet (basis of bearing — assumed);
THENCE N26°18'05"E a distance of 596.22 feet to the westerly line of said Lot 24, and
the POINT OF BEGINNING;
THENCE S89°59'38"E a distance of 86.44 feet;
THENCE N84036'50"E a distance of 70.18 feet;
THENCE S00°00'34"E coincident with the easterly line of said Lots 24 and 25 a distance
of 166.41 feet;
THENCE 973-01-11 -W coincident with the northerly line of the Burlington Northern
Santa Fe Railway right-of-way a distance of 163.55 feet;
THENCE NOO°01'24"E coincident with the westerly fine of said Lots 25 and 24 a
distance of 207.59 feet to the POINT OF BEGINNIING.
Containing 28,954 square feet, (0.665 Acres), more or less.
For and of Jardbs Group Inc.
707 17th 00 yJ
Denver, C tea.
r.,W7212G Fz;ftSks.GOLQ L€tdL:Qe5c1L a15iGl SSa.de_ Page t of C
♦�.A4
Ir City of
Wh6atp-. idge
COMM DEVELOPMENT
PRE -APPLICATION MEETING SUMMARY
Meeting Date:
Applicant:
Attending Staff:
Specific Site Location:
Existing Zoning:
September 8, 2016
Pat Henry
Rich Majors
Noah Nemmers, Baseline
Cory Miller, Baseline
Sara Webb, ej architecture
Jonathon Miller
Meredith Reckert, Senior Planner
Lisa Ritchie, Planner II
Zack Wallace, Planning Technician
Mark Westberg, Projects Supervisor
Steve Art, Economic Development and Urban Renewal Manager
11818 W. 52 Avenue
Mixed Use — Neighborhood (MU -N)
Mixed Use — Commercial Transit Oriented Development (MU -C TOD)
Existing Comp. Plan: Mixed Use Employment; TOD Site
Existing Site Conditions:
The property is located at the southwest corner of 52nd Avenue and Tabor Street. It extends south to
Ridge Road, and west to Taft Court. The site is in close proximity to the Wheat Ridge — Ward Station,
the end -of -line commuter rail station on RTD's Gold Line, which is scheduled to open later this year.
The site is currently home to Hance Ranch, which includes a house, several accessory structures, and
several farm -related structures. According to the Jefferson County Assessor, the house was
constructed in 1935 and sits on approximately 7 acres of land. The property was subdivided in 1953 as
the Hance's Subdivision. The parcel layout, size, and previous zoning for the subdivision was intended
to provide for an R-1 single-family residential neighborhood consisting of 25 parcels. The site was
never developed and retains its agricultural function.
The property was recently rezoned from Residential -One (R-1) to Mixed Use — Neighborhood (MU -
N) and Mixed Use — Commercial TOD (MU -C TOD). The rezone request was approved by City
Council on August 8, 2016.
l igm e l: Ju, Loamou / igurn l: Lo,mg Jiop
Applicant/Owner Preliminary Proposal:
The applicant is proposing a Concept Plan to facilitate future development of the site. Currently the
Concept Plan calls for townhomes, the potential for a multi -family apartment development, the
dedication of 51" Avenue between Taft Court and Tabor Street, the vacation of the Taft Street right-
of-way, and a proposed detention area. The Concept Plan also indicates multiple proposed access
points scattered across the site.
While it was originally envisioned that a high density residential apartment product would be built on
the southern portion of the site, the developer indicates that this may not make sense due to
development costs. On the proposed submittal the southern portion is indicated as having 250
apartment units or 60 townhomes. Both of the uses would be consistent with the allowed uses in the
MU -C TOD zone district and would be supported by Staff.
Will a neighborhood meeting need to be held prior to application submittal?
A neighborhood meeting is not required for the concept plan process.
Planning comments:
The following items were discussed based on the applicant's proposal:
Zoning & Use
The recent rezoning of the site to Mixed Use zoning was intended to allow the type of development
being proposed by the Concept Plan. A mix of townhomes and multi -family apartments are allowable
within both the MU -N and MU -C TOD zone districts.
The northern portion of the site is zoned Mixed Use -Neighborhood (MU -N), a zone district that is
generally located along neighborhood main streets and at neighborhood commercial centers. The zone
district is established to encourage medium density mixed use development in which residential uses
are permitted, in addition to a limited range of neighborhood -serving commercial and retail uses.
Buildings which contain any residential uses are limited to 35' in height.
The intent of the MU -N zoning is that the northern portion of the site be a less intensive zone district
due to proximity of the low density residential neighborhoods to the north across 52nd Avenue and to
the east across Tabor. The MU -N zoning will provide a land use transition and buffering for the
adjacent residential neighborhoods.
The southern portion of the site is zoned MU -C TOD which is intended for areas generally within %2
mile of light rail stations. It permits a wide range of uses to allow densities that support transit
ridership and is intended to enhance connections to transit. The MU -C TOD zone district permits a
wide range of land uses, including commercial and residential, and encourages quality, higher density,
mixed use development. Height allowances are less restrictive and allowed densities are higher than
permitted in the MU -N zone district.
The Hance Ranch property and surrounding area is not subject to the City's maximum density of 21
dwelling units per acre, per the City Charter. As such, Staff has no issues with the number of units
being proposed in either the full townhome scenario or the mix of townhomes and apartments
scenario. As was noted in the meeting, multi -family development on the southern portion of the
property is preferred over townhomes. That being said, Staff also understands the constraints and
challenges mentioned by the applicant during the meeting, and that townhomes are an allowed use in
the MU -C TOD zone district.
Subdivision
A separate subdivision process will be required. The applicants have discussed first subdividing the
property into two large parcels, divided by 51St Avenue, before settling on a final site design, at which
point a townhouse plat would be required. The property currently consists of 25 platted parcels,
meaning any subdivision process will be considered `major' and require public hearings before
Planning Commission and City Council.
A Subdivision Improvement Agreement will be required at the time of subdivision approval.
Mixed Use Design Standards
At this point in the process, the Concept Plan will not need to have specific designs in place. However,
it is worth noting that the Mixed Use zone districts value quality architecture as a vital component to
creating a unique sense of place. A subsequent site plan review will ensure the proposed development
conforms with these design standards. See Article XI of Chapter 26 of the Wheat Ridge Code for all
development standards. In summary:
FaVade Design
Each fagade shall contain at least 1 change in color or texture. Additional detail should be
incorporated into the facade design by the use of at least three of the following architectural
elements: reveals, belt courses, cornices, expression of a structural or architectural bay, change
in material and articulation of windows and doorways (including sills, mullions, or pilasters
that create a three-dimensional expression). All facades facing a public street shall have at least
1 variation in plane depth of at least 1 foot for every 50 linear feet of the fagade. The district
also requires that each building have at least one main public entry that faces the primary
street, and this entrance should be emphasized through at least 2 of the following architectural
elements: changes in wall plane or building massing, differentiation in material and/or color,
higher level of detail, and enhanced lighting.
Transparency
Ground floor transparency is also required in the Mixed Use zone district. For retail uses, the
fagade facing the primary street frontage shall be at least 60% transparent. All other facades
facing a street or public spaces shall be at least 30% transparent.
Build -To Requirement
The MU -C zone district standards require a 0-20 foot build -to area on the primary street
frontage, with at least 50% of the primary frontage occupied by the building fagade. The
secondary frontage also requires a 0-20 foot build to, with at least 30% of the secondary
frontages occupied by the building fagade.
The MU -N zone district standards require a 0-12 foot build -to area on the primary street
frontage, with at least 60% of the primary frontage occupied by the building fagade. The
secondary frontage also requires a 0-12 foot build to, with at least 30% of the secondary
frontage occupied by the building fagade.
4
Setbacks
While the frontage of the building must conform to the build -to requirement, the side and rear
of the building must conform to setback standards. The minimum side setback is 0 feet. The
minimum rear setback is 5 feet. Where the building abuts single- or two-family residential (the
north and east boundaries of the property), additional setbacks are required. For 1-2 story
buildings, the side and rear setbacks must be 10 feet. For a 3 -story building, the setbacks are 15
feet. For buildings 4 stories or higher, a 20 -foot setback is required.
Residential transitions
Additional requirements apply to new developments adjacent to residential uses, to allow for a
transition.
Requirements for New Development Adjacent to
Landscape Buffers and
Screen Walls
Setbacks/Landscape Buffers
(side and rear where adjacent to
single- or two-family residential)
Upper -Story Stepbacks
(where adjacent to single- or two-
family residential)
I Uses
6' buffer, in combination with 6'
screen wall or fence, required for
surface parking lots and drive-
thrus that are adjacent to a
residentially -zoned lot
1-2 story building = 10'
3 story building = 15'
4 story building or higher = 20'
5' stepback per story for stories
2-4 (see image to right)
Residential Transition:
Upper Story Stepbacks
Open Space
In the Mixed Use zone districts, it is required that 15% of the site is open space for a single use
development, as is being proposed on the Hance Ranch property (solely residential). Open spaces
include planted areas as well as hardscaped areas, such as plazas. Green roofs may also count towards
open space requirements. The concept plan reflects this requirement.
Automobile Parking
The Mixed Use requirements state that parking lots should be located behind buildings, toward the
interior of lots, and should be screened from view from adjacent streets. Depending on site design,
certain screening requirements and parking lot design standards will apply.
Minimum parking standards Mixed Use Zone districts
Use Group A
Minimum Required Parking
Maximum Allowed Parking
Residential
1 space per unit
2.5 spaces per unit
For other uses, please refer to Section 26-1109 of the Wheat Ridge Municipal Code
On -street parking spaces directly abutting the property may count toward the total number of required
parking spaces. Properties in the MU -C TOD district may reduce minimum parking requirements by
twenty percent.
The concept plan will need to provide more information regarding automobile parking on the site than
is presently shown.
Bicycle Parking
For residential development, or portion thereof, bicycle parking spaces shall be required at a rate of 1
bicycle parking space for every 10 units. No multifamily residential development shall provide less
than 3 bicycle parking spaces. Bicycle parking must be provided on site, in a well -lighted area no
more than 50 feet from the primary building entrance.
The concept plan will need to provide more information regarding bicycle parking on the site than is
presently shown.
Parkland Dedication Fee
Parkland dedication is required for all residential subdivision based on the assumption that additional
residents in the City will impact the demand for parks and open space. When land is not dedicated for
a public park, a fee is required in lieu. For residential units within''/2 mile of a transit station the
parkland dedication fee is $2,021.62 per unit. At this time, no land is required to be dedicated, and the
parkland fee shall apply. Due to the proposed pattern of development of the site it is likely that the
parkland fees shall be collected when the townhouse plat is recorded for the northern portion of the
property. For the southern portion of the property, the multi -family apartment area, parkland fees will
be collected with the building permit fees. The details of this should be included in a Subdivision
Improvement Agreement recorded with the plat document.
Utility Providers
The City of Wheat Ridge is not a full-service city. The utility and service providers for this property
include:
• Arvada Fire Protection District, phone: 303-424-3012
• Valley Water District, phone: 303-424-9661
• Fruitdale Sanitation District, phone: 303-424-5476
All land use applications will be sent out on referral to these agencies for comment; however, staff
encourages potential applicants to contact service districts ahead of time. This may help to understand
any design or infrastructure requirements and potential costs associated with the proposed project.
Building Division comments:
New construction will require building permits, and the issuance of a Certificate of Occupancy upon
completion of the project, and only after passing all of the required inspections.
The City has adopted and currently enforces the 2012 Edition of the International Codes and the 2014
Edition of the National Electric Code. The City uses the ANSI 117.1-2009 Standard in determining
requirements related to accessibility.
Public Works comments:
The following items were discussed based on the applicant's proposal:
Drainage
A large discussion was had during the pre -application meeting regarding the use of RTD's drainage
pond located east of the subject property along Ridge Road. It is Staff's understanding that RTD will
turn ownership of the pond over to the City of Wheat Ridge once the G -line is operational. That being
said, RTD has constructed the pond to handle the current flows associated with the Wheat Ridge —
Ward Station area. The City of Wheat Ridge is open to allowing the Hance Ranch development utilize
the pond once ownership is transferred, if the developer can determine that the capacity of the existing
pipes are adequate and if the developer will enhance the pond to increase its capacity to handle
development of the Hance Ranch property.
Metropolitan districts have become a common tool in Colorado for financing the public infrastructure
portion of large development projects. The Ward TOD Metropolitan Districts 1-3 was approved in
2012. Currently the only property within the metro district is the 14 -acre site to the west owned by
IBC Holdings, formerly known as the Jolly Rancher property. Other properties in the area are able to
join the metropolitan district. Joining the metro district may be a way to finance some required
infrastructure, such as drainage and public improvements.
The Ward TOD metro district is specifically authorized to finance public infrastructure improvements
through bonding and to acquire and/or design, finance, construct, install, and maintain those
improvements. These can include sanitation and storm drainage, water and irrigation systems and
streets.
Access & Circulation
Staff asks that the access points closest to 52nd Avenue be moved further south, to a mid -block
location, to avoid conflicts.
To reiterate, 51s` Avenue will need to be dedicated as a full width public right-of-way. This connection
has been shown on plans and documents approved by City Council, and Staff cannot deviate from
these Council adopted plans.
Review Process
This request will require a concept plan, with a subdivision and site plan to follow.
Concept Plan
Concept Plan reviews occur for phased projects to ensure that despite being developed in a
phased manner the entirety of the site has been contemplated and planned for. In this case the
concept plan will allow preliminary approval of land use and circulation concepts. It will also
allow the drive-through (bank) use. The first step in the concept plan process is a pre -
application meeting. Once the pre -application meeting is held a formal application may be
submitted. Applications must be submitted by appointment with a planner. Incomplete
applications will not be accepted.
Upon submittal of a complete application, you will be assigned a case manager, who will be
your point of contact at the City through the duration of your concept plan process. The case
manager will review the application, send it out on referral to outside service agencies (Xcel
Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic
Development, etc.) for review. The referral period is 15 days, during which time the referral
agencies and departments may submit comments on the application. These comments, as well
as those from the case manager, will be forwarded to the applicant. Modifications to the
subdivision plat may be required as a result of these comments. The applicant must address
comments and resubmit relevant documents.
Once all comments and requirements have been met, the case manager will refer the concept
plan to the Community Development Director. The concept plan review is administrative,
which means no public hearings are required and the Community Development Director will
give final approval.
Once the Concept Plan is approved any proposed development will require an approved Site
Plan and building permit.
Future Processes:
Subdivision
The first step in the subdivision process is a pre -application meeting. After the pre -application
meeting is complete, a formal application may be submitted. Applications must be submitted
by appointment with a planner. Incomplete applications will not be accepted.
A subdivision consisting of 5 or more lots or parcels is considered a major subdivision. A
major subdivision requires two public hearings, one in front of Planning Commission, and one
in front of City Council.
Upon submittal of a complete application, the case manager will review the application, send it
out on referral to outside service agencies (Xcel Energy, water district, fire district, etc.) and
other City agencies (Public Works, Economic Development, etc.) for review. The referral
period is 15 days, during which time the referral agencies and departments may submit
comments on the application. These comments, as well as those from the case manager, will be
forwarded to the applicant. Modifications to the subdivision plat may be required as a result of
these comments. The applicant must address comments and resubmit relevant documents. This
process may need to occur several times.
Once all comments have been addressed to the case manager's satisfaction, a public hearing
before Planning Commission will be scheduled. Planning Commission will make a
recommendation of approval, approval with conditions, or denial. This recommendation will
be forwarded to City Council for final action. Each public hearing requires a mandated posting
period, during which time the property will be posted with a sign, notice will be posted in the
Wheat Ridge Transcript, and letters will be sent out to all property owners within 300 feet of
the property.
Once approved, a blackline mylar copy of the plat must be submitted to the City of Wheat
Ridge in order to be recorded with Jefferson County Clerk and Recorder.
The plat must be approved and recorded prior to the issuance of any building permits.
Site Plan Review
The first step in the Site Plan Review process is the pre -application meeting. Because the
August 25 pre -app meeting reviewed very conceptual plans, it will be necessary to schedule a
pre -application meeting in the future to discuss the details of the site plan submittals, including
open space and architectural concepts. After the pre -application meeting, a formal application
may be submitted. Application must be submitted by appointment with a planner, and will not
be accepted if they are incomplete. Upon submittal, a case manager will be assigned to handle
the application, and will be the applicant's point of contact at the City for the duration of the
site plan review process.
The case manager will review the application, and once all submittal requirements are met, the
application will be sent out on referral to outside service agencies (Xcel Energy, water district,
fire district, etc.) and other City agencies (Public Works, Economic Development, etc.) for
review. The referral period is 15 days, during which time the referral agencies and departments
may submit comments on the application. These comments, as well as those from the case
manager, will be forwarded to the applicant. Modifications to the site plan may be requires as a
result of these comments.
When all comments are addressed to the satisfaction of the case manager, the application will
be forwarded to the Community Development director for final decision. The Site Plan review
process is administrative, which means there are no public hearings before City Council or
Planning Division.
Please note: Approval of the Site Plan application does not mean that a building permit has
been issued. Once site plan approval is attained, the applicant may submit a building permit
application with the Building Division.
Attachments: Concept Plan Application Checklist, Service Plan for Ward TOD Metropolitan
Districts Nos. 1-3
Note: Please be aware that the above comments are for general information purposes only. Staff
cannot predict the outcome of any land use development application. A favorable response from
staff does not obligate any decision-making body (Community Development Director, Public
Works Director, Planning Commission and/or City Council) to a desired outcome. Staff will
provide the best advice available given existing regulations, current policy, political climate and
information submitted.
Phone Numbers
Meredith Reckert
— Senior Planner
303-235-2848
Lauren Mikulak —
Senior Planner
303-235-2845
Lisa Ritchie — Planner II
303-235-2852
Zack Wallace — Planning
Technician
303-235-2849
Michael Arellano
— Chief Building Official
303-235-2853
Dave Brossman —
Development Review Engineer
303-235-2864
Mark Westberg —
Projects Supervisor
303-235-2863
E
Ci+y Lif Uheat ;11/e
47
Z. . FE
pAyMENT U "N T
-HE-y_ 12-44
L
TOT�---
.HL -----------------
----------------
City of
Wheat<0ge
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29th Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846
(Please print or type all information)
Applicant HIRE Development LLC Address 1515 Arapahoe St, Ste 1200 Phone
City Denver State CO Zip 80202 Fax_
Owner Hance Family Trust Address 11818 W 52nd Avenue Phone
City Wheat Ridge State CO Zip 80033 Fax_
Contact Baseline Corp. attn: Cory Miller, AICP Address 1950 Ford Street Phone(303) 202-5010
City Golden State CO Zip 80401 Fax (303) 940-9959
(The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post
public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written
communication to applicant and owner.)
Location of request (address): 11818 W 52nd Avenue
Type of action requested (check one or more of the actions listed below which pertain to your request):
Please refer to submittal checklists for complete application requirements; incomplete applications will not be accepted.
O Change of zone or zone conditions
O Special Use Permit
O Subdivision: Minor (5 lots or less)
O Consolidation Plat
O Conditional Use Permit
O Subdivision: Major (More than 5 lots)
O Flood Plain Special Exception
O Site Plan approval
O Temporary Use, Building, Sign
O Lot Line Adjustment
® Concept Plan approval
O Variance/Waiver (from Section )
O Planned Building Group
O Right of Way Vacation
O Other:
Detailed description of request:
The proposal is to change the zone from Residential -One (R-1) to the Mixed Use Commercial Transit Oriented Development (MU -C TOD) and Mixed Us
Neighborhood zone districts. This rezoning will allow future development of the approximately 7.5 acre site into a mixed use site with single-family attach
multi -family components directly adjacent to the future Wheat Ridge -Ward Road station of RTD's Gold Line. (See attached narrative)
Required information:
Assessors Parcel Number: 39-174-05-001 / 39-174-04-003 / 39-174-05-021 Size of Lot (acres or square footage): 6.62 (net), 7.32 (gross)
Current Zoning: Residential -One (R-1) Proposed Zoning: MU -C TOD / MU -N
Current Use: Single family home, agricultural use Proposed Use: Multi -family / Single-family attached Development
I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing this application, 1 am
acting with the knowledge and consent of those persons listed above, without whose consent the requested action cannot lawfully be accomplished
Applicants other than owners must submit power-of-attornevfrom the owner which approved of this action on his behalf.
Notarized Signature of Applicant ^aJZAIYtr
State of Colorado
County of ot- } ss
The foregoing instrument (`Land Use Processing Application) was acknowledged TIFFANY R. LOVE
by me this 2-2~ day of J (.t� 20IC
I j. by fly �/ �-�(1 ��C f' STATESNOTARY
COLORADO
NOTARYNOTARY ID 20074005522
Nota u lic MYCOMINSSIOMEXPIRES FEBRUARY 7,201!
My Comm 1ssio expires?— /20_13
To be filled out by staff:
Date received /1-17-1(0
Comp Plan Design.
Related Case No.
Fee $ l (aU Oa Receipt No. U&I( Case No. W C R -0
7.oning aiu-/l1 M(.1- CTD6 Quarter Section NAap E 17 _
Pre -App Mtg. Date 1—�-�(o Case Manager &eaket 4
and