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HomeMy WebLinkAboutWA-18-09City of Wheat kjge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building August 3, 2018 Daniel L. Wayne Kipling Village, LLC 4665 Kipling St. Wheat Ridge, CO 80033 Re: Case No. WA -18-09 Dear Mr. Wayne: 7500 W. 29" Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 Please be advised that your request for a 2 -foot (30%) variance to the 5 -foot required setback for a sign under 7 feet tall on property zoned Residential -Three (R-3) located at 4561/4665 Kipling Street has been approved. Enclosed is a copy of the Approval of Variance and Case Report. Please feel free to be in touch with any further questions. Sincerely, Tammy Odean Administrative Assistant Enclosure: Approval of Variance Case Report Cc: Kristina Sorency, Kipling Village, LLC WA -18-09 (case file) WA1809.doc www.ci.wheatridge.co.us 7500 West 29th Avenue City of Wheat Ridge, Colorado 80033�Theat 1 e 303.235.2846 Fax: 303.235.2857 Approval of Variance WHEREAS, an application for a variance was submitted for the property located at 4561/4665 Kipling Street referenced as Case No. WA -18-09 / Kipling Village; and WHEREAS, City staff found basis for approval of the variance, relying on criteria listed in Section 26-115 of the Wheat Ridge Code of Laws and on information submitted in the case file; and WHEREAS, the Community Development Department has properly notified pursuant to Section 26-109 of the Wheat Ridge Code of Laws; and WHEREAS, there were no registered objections regarding the application; NOW THEREFORE, be it hereby resolved that approval of a 2 -foot (30%) variance to the 5 -foot required setback for a sign under 7 feet tall on property zoned Residential -Three (Case No. WA - 18 -09 / Kipling Village) is granted for the property located at 4561/4665 Kipling Street, based on the following findings of fact: 1. The variance will not alter the essential character of the locality. 2. The situation results in a unique hardship upon the owner. 3. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. 4. The hardship has not been created by any person presently having interest in the property. 5. The variance allows for a long-term substantial investment in the property to continue. R k_ e y � U Kenneth J hnstone, 4 IC D # Community Develop'{nent Director ♦�4le ® City of Wheat ��e CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Community Development Director DATE: July 30, 2018 CASE MANAGER: Zack Wallace Mendez CASE NO. & NAME: WA -18-09 / Kipling Village ACTION REQUESTED: Approval of a 2 -foot (30%) variance to the 5 -foot required setback for a sign under 7 feet tall on property zoned Residential -Three (R-3) LOCATION OF REQUEST: 4561/4665 Kipling Street APPLICANT (S): Kipling Village, LLC OWNER (S): Kipling Village, LLC APPROXIMATE AREA: 470,102 square feet (10.79 acres) — includes all 3 parcels PRESENT ZONING: Residential -Three (R-3) —parcel on which the sign is located PRESENT LAND USE: Multi -family residential ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE Location Map Administrative Review Case No. WA-18-09/Kipling Village Site All notification and posting requirements have been met; therefore, there is jurisdiction to make an administrative decision. I. REQUEST The applicant is requesting approval of a 2 -foot (30%) variance from the 5 -foot required setback for a sign under 7 feet tall in the Residential -Three (R-3) zone district, resulting in a sign located 3 feet from the front property line/Kipling Street right-of-way. The purpose of the variance is to allow an existing sign to remain. Section 26-115.0 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of Community Development to decide upon applications for administrative variances from the strict application of the zoning district development standards that are not in excess of fifty (50) percent of the standard. II. CASE ANALYSIS The variance is being requested so a sign constructed in late 2017/early 2018 can remain in its current location. The Kipling Village multi -family property has recently undergone many improvements, including a large right-of-way enhancement along Kipling Street. Plans for this sign were approved in October 2017 with staff noting on the plans the required 5 -foot setback (Exhibit 1, Approved Plans). On November 10, 2017 a building division inspector completed a footing inspection for the sign in its current location. With the approved footing inspection the sign contractor proceeded forward with constructing the sign on the approved footings. Separate from the building permit plan set, a second set of plans was being used on site for the streetscape improvements. It appears the sign footings were built consistent with the sign location indicated on the approved plans for the Kipling streetscape, at a location 3.5 feet from the property line, and not with the approved building permit plans xhibit 2, Kipling Jplans). When Planning Staff was called out for the Zoning Final, the sign was noted to be in violation of the setback requirement of 5 feet. Because the sign is already constructed, the applicant relied on footing inspection approvals from the City to construct the sign, and the sign has been in place for nearly 8 months with no concerns expressed to the City, Staff feels a variance is an appropriate mechanism to allow the sign to stay in its current location. The setback from the right-of-way is 3 feet. The setback from the back of sidewalk is approximately 4 feet. The setback from the street is approximately 16 feet. The subject property consists of 3 parcels, all of which contain multi -family apartments(Exhibit 3, M. The northern 2 parcels are zoned Planned Residential Development (PRD). A sign is located between these parcels, near the main entry drive, and likely also violates the 1969 Camelot Club PRD sign setback requirement of 15 feet. The current owners of the property have an active land use application for a new Outline Development Plan and Specific Development Plan for the property, in which they can request to legalize the existing setback of that sign. The southernmost parcel is zoned Residential -Three (R-3), and is the location of the subject sign for which this variance is being requested. Because the property is zoned R-3, Article VII of Chapter 26 of the Wheat Ridge Code of Administrative Review Case No. WA-18-09/Kipling Village Laws (Sign code) is the regulating authority for this sign, and requires a minimum 5 -foot setback for signs under 7 feet tall. For context, other zoning in the area include a mix of commercial and residential designations. To the north of the subject site are properties zoned Commercial -One (C-1) oriented towards the I-70 / Kipling Street interchange. To the east is a vacant property zoned Mixed Use -Commercial. To the south along Kipling Street are commercial properties zoned Commercial -One, Neighborhood Commercial and Commercial -Two. To the west is zoned Planned Residential Develo ment PRD partially occupied by a park, and partially occupied by a condominium development M. During the public notice period, Staff did not receive any calls or letters regarding the request. III. VARIANCE CRITERIA In order to approve an administrative variance, the Community Development Director must determine that the majority of the "criteria for review" listed in Section 26-115.C.4 of the City Code have been met. The applicant has provided their analysis of the application's compliance with the variance criteria. Staff provides the following review and analysis of the variance criteria. 1. The property in question would not yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. If the request were denied, the property would continue to yield a reasonable return in use. The property would continue to function as a multi -family property, regardless of the outcome of the variance request. Staff finds this criterion has not been met. 2. The variance would not alter the essential character of the locality. A variance is not likely to alter the character of the locality. While the sign is located closer to the property line/Kipling Street right-of-way than is allowed, it is a minimal distance that is offset by the sidewalk and amenity zone along Kipling Street. Because of these pedestrian amenities, the sign actually sits 14 feet from the Kipling Street roadway. Other signs are present along Kipling Street in the area, though they appear to be setback at or near the correct distance. The minor deviation from the 5 -foot standard for the subject sign is negligible and unnoticeable, particularly because of the short height of the sign. Staff finds this criterion has been met. 3. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The sign by itself is not a substantial investment, and is possible without the variance. That being said, the sign is part of a much larger facelift of the site which constitutes a substantial investment in the property. Because the property owner relied on approved documents and inspections to place the sign, the monetary implications of removing and placing the sign 2 feet Administrative Review Case No. WA-18-09/Kipling Village further west will have further ramifications upon the overall investment occurring on the property. Staff finds this criterion has been met. 4. The particular physical surrounding, shape or topographical condition of the specific property involved results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out. The particular physical surrounding, shape or topographical condition of the property does not create a hardship. That being said, the fact that the sign contractor relied on City approved right-of-way documents (which showed signs, but were not part of the building permit approval), and an inspection of footings by a City building inspector does create a hardship if the sign were required to be relocated. Staff finds this criterion has been met. 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The hardship results from previously prepared and approved plans that were relied upon for placement location, and footing approvals by the Building Division in the current location. Staff finds this criterion has been met. 6. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by, among other things, substantially or permanently impairing the appropriate use or development of adjacent property, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood. The request would not be detrimental to public welfare and would not be injurious to neighboring property or improvements. It would not hinder or impair the development of the adjacent properties. The adequate supply of air and light would not be compromised as a result of this request. The request would not increase the congestion in the streets, nor would it cause an obstruction to motorists on the adjacent streets. The addition would not impede the sight distance triangle and would not increase the danger of fire. It is unlikely that the request would impair property values in the neighborhood. Staff finds this criterion has been met. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. Administrative Review Case No. WA-18-09/Kipling Village The circumstances necessitating the variance request are unique to this property. Staff finds that this criterion has not been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Single family homes and their accessory buildings are not required to meet building codes pertaining to the accommodation of persons with disabilities. Staff finds this criterion is not applicable. 9. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. Chapter 3 of the Architectural and Site Design Manual (Site Design) only applies to new buildings and major additions. As such, the ASDM does not apply to this sign. Staff finds this criterion is not applicable. IV. STAFF CONCLUSIONS AND RECOMMENDATIONS Having found the application to be in compliance with the majority of the review criteria, staff recommends APPROVAL of a 2 -foot (30%) variance to the 5 -foot required setback for a sign under 7 feet tall on property zoned Residential -Three (R-3) located at 4561/4665 Kipling Street. Staff has found that there are unique circumstances attributed to this request. Therefore, staff recommends approval for the following reasons: 1. The variance will not alter the essential character of the locality. 2. The situation results in a unique hardship upon the owner. 3. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. 4. The hardship has not been created by any person presently having interest in the property. 5. The variance allows for a long-term substantial investment in the property to continue. Administrative Review Case No. WA-18-09/Kipling Village EXHIBIT 1: BUILDING PERMIT PLANS m v N -'! v.S ^ G _LLNjo_ O d N�raq- a e �3wSo M �a� n Z M p`0-6 r`o y W '�' rovEav mo`SPWv NOW,! o �rcm yE 3 0 �saa�v° a ^ a LL E 3 w 3 e a m a ^ U Co E p e` ° O ° oua 0 d o n C Y / LL m ❑ a 'iY: P of T z Whe �ARidge -JMMENTS:��Mnl ik---tL_� Drvison Buildingn c m 131. Administrative Review 6 Case No. WA-18-09/Kipling Village Administrative Review Case No. <swx Village 7 !; Administrative Review Case No. <swx Village 7 EXHIBIT 2: KIPLINcROW PLANS fIIVHdSV Nd-` .\�/©` .- � . E I� LXr5, MM \ / Sim fIIVHdSV Nd-` .\�/©` .- � I� LXr5, EXHIBIT 3: AERIAL Administrative Review Case No. WA-18-09/Kipling Village EXHIBIT 4: ZONING MAP Administrative Review 10 Case No. WA-18-09/Kipling Village EXHIBIT 5: SITE PHOTOS ♦p111TYEXt• View of the sign looking south along Kipling Street from the newly constructed driveway. Landscaping to the right of the sign is part of the overall site improvements occurring on the property. Administrative Review 11 Case No. WA-18-09/Kipling Village City of " Wheatidge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 291 Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 LETTER NOTICE July 18, 2018 Dear Property Owner: This is to inform you of Case No. WA -18-09 request for approval of a 1.5 -foot (30%) variance to the 5 -foot required setback for a sign under 7 feet tall on property zoned Residential -Three (R-3) located at 4561/4665 Kipling Street. The attached aerial photo identifies the location of the variance request. The applicant for this case is requesting a variance eligible for administrative review per section 26-115.0 of the Municipal Code to be granted by the Zoning Administrator without need for a public hearing. Prior to the rendering of a decision, all adjacent property owners are required to be notified of the request. If you have any questions, please contact the Planning Division at 303-235-2846 or if you would like to submit comments concerning this request, please do so in writing by 5:00 p.m. on July 27, 2018. Thank you. WA1809.doc www.ci.wheatridge.co.us Site Plan Property, outlined in red. Blue star, location of sign. •�+�- -X 17_01FRONTAGEiRD • �.-..:tet.., {� it •; Id T-7 - .A�"' AU _ OIL- -44TH AVE ]NOproximate sign location . I 4600 KIPLING LLC 1250 8TH ST MANHATTAN BEACH CA 92066 JEFFERSON COUNTY 100 JEFFERSON COUNTY PKWY GOLDEN CO 80419 ANNIES PLACE MOTEL 1 LLC 400 HERALD HARBOR RD CROWNSVILLE MD 21032 KIPLING VILLAGE LLC 3605 LONG BEACH BLVD #428 LONG BEACH CA 90807 CITY OF EAT E Community Developme t ept. 7500 W 2 VE 15 MARRIOTT JOHN MARSHALL III MARRIOTTJOHN MARSHALL JR MARRIOTT JOANNE D 9710 W 76TH PL ARVADA CO $0005 PTARMIGAN CONDOMINIUM ASSOCIATION MUSEL MASSTER LLC DBA THE GREEN HERB JOHN WATHEN SCHAEFFER RAYMOND 4565 KIPLING ST 10251 W 44TH AVE #1-202 4472 LEE ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 NOTE: 1,and use applications must be submitted BY APPOINTMENT with a City of planner. Incomplete applications will not Wheat -Midge be accepted—refer to submittal checklists. LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 291h Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846 (Please print or type all information) !)A01&1.. L. "A N PR Applicant KlDling Village, LLC. Phone 303-421-5291 Address, City, State, Zip 4665 KiDling St. Wheat Ridae. CO 80033 Email kristinehOargentx.net Owner Kiplinq Village, LLC. Phone 303-421-5291 Email kdstinah .araentx.net Address, City, State, Zip 4665 Kiplinq St, Wheat Ridqe, CO 80033 Contact Kristina Sorencv Phone 720-5084979 Email kristinah ..argentx.net Address, City, State, Zip 4665 Kiplinq St. Wheat Ridqe, CO 80033- (The 0033 (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): 4561 Kiplinq St. Wheat Ridge. CO 80033 Type of action requested (check one or more of the actions listed below which pertain to your request): O Change of Zone or Zone Conditions O Special Use Permit O Subdivision — specify type: D Planned Development (ODP, SDP) O Conditional Use Permit O Administrative (up to 3 lots) O Planned Building Group O Site Plan O Minor (4 or 5 lots) O Temporary Use, Building, Sign O Concept Plan O Major (6 or more lots) Tl Variance/Waiver (from Section 26-T) O Right of Way Vacation O Other: Detailed description of request: Need Variance to allow monument sign at 4561 kipling St. to exist where it sits at 4'6" from back side of side walk. I certify that the information and exhibits herewith .submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with the knowledge and consent of those persons the requested action cannot lawfully be accomplished. Applicants other thanowne it wm from the owner which approved of this action on his behalf._ t Notalry Pubtk • Cakornia Tl�Los Mgstes County Notarized Signature of Applicant J 1t! Comm. E Ims Feb 19, 2020 State of Colorado } ss Countyof i' o �, ,�_ a The foregoing instrument (.Land Use Processine AmAica.tion) was acknowledged by me this ` day of , 20 _ by �m 6S-4, r My commission expires cA / P;/20 e v A be tilled�b staf : Dafe received' Fee $ Case No. Comp Plan Design. Receipt No. Quarter Section Map Related Case No. Pre -App Mtg. Date _ _ _ Case Manager (Jq Assessor's Parcel No. 344t.11-06-013 Current Zoning Current Use mss: ena :a.X Size (acres or sgft) 3.W ac rtiS Proposed Zoning _ Proposed Use Rev 112212016 Plenty'of Places APARIMENI HOMES css;a=^'�"� � .--m�-•-•,•�-*mnerx+cru� cc:r:s-�:c�rc-.�.r.:.rr•.ar,�.: •rm.-�:�s?r*r ��:rra:a.:.��.- :.:..::::.... a:=..::::ma++�.r.:>.x._s-�arsnt�..,men.m.-mr::,;aw.ra�7m.�-rr_,czL r�,ar s+r+.war.::;nvc-- .aay.�=rr April 23rd, 2018 To whom it may concern, This letter is to serve as written authorization for Brent Lehr to act on behalf of Kipling Village Apartments for the purposes of completing the land use variance application for the City of Wheat Ridge. Sincerely, Daniel Wayne ON R>=NAIf D� DWNWM- KI P1�1 NLr `�;org"��each;'SGA:�90$`.�.,�:,:�:.��,�,.,:�•=.r----- Ph: 562-989-9902 1 Fax: 562-481-3701 www.plentyofplaces.com Zackary Wallace From: Zackary Wallace Sent: Wednesday, June 20, 2018 8:45 AM To: christian@rmdsigns.com' Subject: RE: final zoning inspection for Kipling Village Hi Christian, I am following up on some of my unresolved cases/permits. I wanted to follow up on the Kipling Village sign. It was my understanding when I met with you and Brent a few months ago that a variance application would be submitted. At the Director's direction I've used measurements from the right-of-way plans to understand the location of the freestanding signs along Kipling Street. The northernmost freestanding sign (4665 Kipling) is located approximately 4.5 feet from the property line, this can be reflected in the Planned Development documents Plenty of Places is preparing with Norris Design. The southernmost sign (4561 Kipling) is approximately 3.5 feet from the property line. As we discussed the minimum is 5 feet, so we will need to process an administrative variance for 1.5 feet. I believe you previously received all the variance paperwork, but please let me know if I should send you another copy. I can prepare a sign for you to post on the property (as required by City Code), and we can get the southern sign resolved in about 2 weeks from the time the application is submitted. Thank you, Zack Wallace Mendez Planner II 303-235-2852 - T� City of COMMUNITY DEVELOPMENT From: Christian Nielsen <christian@rmdsigns.com> Sent: Wednesday, February 14, 2018 9:37 AM To: Zackary Wallace <zwallace@ci.wheatridge.co.us> Subject: Re: final zoning inspection for Kipling Village Hi Zackary, Just checking in again to see if the as builts came back yet for the Monument signs at Kipling Village Apartments. Christian Sent from my Sprint Samsung Galaxy 58+. -------- Original message -------- From: Zackary Wallace <zwallacea, ci.wheatrid_,e.co.us> Date: 2/6/18 9:08 AM (GMT -07:00) To: Christian Nielsen <christian0 rmdsifrns.com> Subject: RE: final zoning inspection for Kipling Village Hi Christian, I have not received anything. I checked with the Building Division and they have not received anything yet either. Thanks, Zack Wallace Mendez Planner II 303-235-2852 x From: Christian Nielsen [mailto:christian@rmdsipns.com] Sent: Tuesday, February 6, 2018 8:12 AM To: Zackary Wallace <zwaIlace@ci.wheatrid-ge.co.us> Subject: RE: final zoning inspection for Kipling Village Hi Zackary, Just checking in with you. Wondering if the AS-BUILTS have come back for the monument signs at Kipling Village. Christian Nielsen Sales 3886 S Jason St, Englewood, CO 80110 303.366.7446 1 christianArmdsigns.com Website I Facebook From: Zackary Wallace [mailto:zwallace: i)ci.wheatrid;e.co.us] Sent: Wednesday, January 31, 2018 8:17 AM To: Christian Nielsen <christian@rmdsigns.com> Subject: RE: final zoning inspection for Kipling Village Good morning Christian, I performed my inspection a few days ago and been meaning to follow up with you regarding the status. The signs have not been built to the correct setbacks, which were noted on the approved plans. The northernmost sign (4665 Kipling St.) should be setback 15 feet from the front property line. The southern sign (4561 Kipling St.) should be 5 feet from the property line, which is located behind the back of the sidewalk. I am requesting as-built's for both signs that clearly show how far they have been built from the property line. The northern sign can be memorialized in the planned development documents for that property. You may need to apply for a variance for the southern sign, unless the as -built shows it is 5 feet behind the property line. Thank you, PR CONCRETE WALK (TO MATCH EXISTING) (TYP) U 0 MT PR 6' - CURB TRANS CURB & GUTTER TYPE 2 a DNCRETE DRIVEWAY PARCEL C PR PATTERN CONCRETE (SECTION IIB) N — —.(TO MATCH EXISTING) (TYP)_ — — —(SEE SHEET 10)��,°a=y- � — PATCH (2' PR 2' SAWCUT VERTICAL CURB AND GUTTER (CG) SECTION TENNIS COURT CURB AND GUTTER TYPE 2 (SECTION IB) TTTTTTTTTTrT PROPOSED LANDSCAPE FENCE & ASPHALT PATCH SAWCUT LINE DESIGNATED HANDICAP PARKING SPACE (2' MIN) (TYP) ..� r. •R� HYDRANT I PCMODIFIED I I I( URB TRANS EX .REE •: PR CONCRETE WALK (TO REMAIN) (TYP)� N ,, ;' (WIDTH VARIES) PR 4.52' WIDE I ( ( I I 6" CURB CUT PR LANDSCAPE BED p CRUSHER FINES (TYP) 4 r a. AMENITY OWNER: MASTER SPACE % qa MUSEL DBA THE I R 2'2�B 0 GREEN HERB FR SAWCUT (TYP)� PR CONCRETE WALK (TO MATCH EXISTING) (TYP) U 0 MT PR 6' - CURB TRANS miu 0 Z 4' WIDE - CURB CUT #4611 2 STORY I W/GARDEN 'L—✓/ LEVEL BLOCK 8 A CURB & GUTTER TYPE 2 a DNCRETE DRIVEWAY 3 PR PATTERN CONCRETE (SECTION IIB) N — —.(TO MATCH EXISTING) (TYP)_ — — —(SEE SHEET 10)��,°a=y- � — PATCH (2' � 6 iV v VERTICAL CURB AND GUTTER (CG) SECTION � miu 0 Z 4' WIDE - CURB CUT #4611 2 STORY I W/GARDEN 'L—✓/ LEVEL BLOCK 8 A FENCE PARCEL A X4641 2 STORY 1---......_ --- -1 W/GARDEN PR WHEELSTOP (TYP) LEVEL BLOCK 6 #4635 2 STORY PR 6' W/GARDEN CURB TRANS LEVEL BLOCK 10 EX STORM INLET KI CR 4 Y 6" CURB _ING STIR OIC MY" PR 13.11' CURB & GUTTER TYPE 2 (SECTION IIB) (SEE SHEET 10) PR 36.51' CONCRETE _DRIVEWAY ENTRAN CITY OF WHEATRID C -D04 VCG.DC1 (SEE SHEET 12) I I PR 6' E LEGEND: CURB & GUTTER PR 36.5' TYPE 2 DNCRETE DRIVEWAY (SECTION IIB) ENTRANCE TYPE I (SEE SHEET 10) (SEE SHEET 10) — — — DATE REVISION COMMENTS FENCE PARCEL A X4641 2 STORY 1---......_ --- -1 W/GARDEN PR WHEELSTOP (TYP) LEVEL BLOCK 6 #4635 2 STORY PR 6' W/GARDEN CURB TRANS LEVEL BLOCK 10 EX STORM INLET KI CR 4 Y 6" CURB _ING STIR OIC MY" PR 13.11' CURB & GUTTER TYPE 2 (SECTION IIB) (SEE SHEET 10) PR 36.51' CONCRETE _DRIVEWAY ENTRAN CITY OF WHEATRID C -D04 VCG.DC1 (SEE SHEET 12) I I PR 6' E LEGEND: 30 0 30 60 CONCRETE PAVEMENT PLENTY OF PLACES ASPHALT PAVEMENT 155Ut UAlt: 1Z -314U16 CRUSHER FINES �oe�°_ L7CENs vo, ,OgpG FQ 433 �'o' TF61 ` _ •Ste' SS30NAL ENG SAWCUT & ASPHALT MIN) DATE REVISION COMMENTS PATCH (2' VERTICAL CURB AND GUTTER (CG) SECTION SCALE:1^= 30 CURB AND GUTTER TYPE 2 (SECTION IB) TTTTTTTTTTrT PROPOSED LANDSCAPE FENCE DESIGNED BY: KDB CHECKED BY: JD DRAWN BY: KDG SAWCUT LINE DESIGNATED HANDICAP PARKING SPACE L 81 2 STORY ( I 2 STORY W/GARDEN I W/LEVELEN LEVEL m ��II APARTMENT PARTMENT BUILDING ro`' #4665 BUILDING BLOCK 4 4� 2 STORY > BLOCK 2 LEASING OFFICE PR STAIRS BLLOCK9 N WITH HANDRAILI _ M ,St-/ PR 14.67' CURB & GUTTER TYPE 2 (SECTION IIB) (SEE SHEET 10) PR 2' CROSSPAN OWNER: JOHN PR 6' MARSHALL o _ ..i MARRIOT I PR 6' PR SIDEWALK -.._.._ CHASE (TYP) (SEE SHEET 12) NOTES: 1. PAVEMENT THICKNESSES ARE SHOWN FOR INFORMATION ONLY. REFER TO PAVEMENT DESIGN AND CONSTRUCTION SECTION IN THE FINAL GEOTECHNICAL ENGINEERING AND EARTHEN CUT/HLL INVESTIGATION REPORT FOR PAVEMENT SECTION AND MATERIALS. Knowwharsbelow. ' e Call before you dig. CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. 30 0 30 60 HARRIS ICOCHER SMITH 1120 Lincoln Street, Suite 1000 P: 3Denver, Colorado 80203 03.623.6300 F: 303.623.6311 HarrisKocher5mith.com PLENTY OF PLACES KIPLING VILLAGE PAVING PLAN 155Ut UAlt: 1Z -314U16 P lb �oe�°_ L7CENs vo, ,OgpG FQ 433 �'o' TF61 ` _ •Ste' SS30NAL ENG SHEET NO. 3 3 OF 12 DATE REVISION COMMENTS PR 6' SCALE:1^= 30 .CURB TRANS I I O DESIGNED BY: KDB CHECKED BY: JD DRAWN BY: KDG d FIR FIRE HYDRANT I PCMODIFIED I I I( URB TRANS I I (SEE SHEET 12) PR 4.52' WIDE I ( ( I I 6" CURB CUT (SEE SHEET 12) p a. OWNER: JOHN PR 6' MARSHALL o _ ..i MARRIOT I PR 6' PR SIDEWALK -.._.._ CHASE (TYP) (SEE SHEET 12) NOTES: 1. PAVEMENT THICKNESSES ARE SHOWN FOR INFORMATION ONLY. REFER TO PAVEMENT DESIGN AND CONSTRUCTION SECTION IN THE FINAL GEOTECHNICAL ENGINEERING AND EARTHEN CUT/HLL INVESTIGATION REPORT FOR PAVEMENT SECTION AND MATERIALS. Knowwharsbelow. ' e Call before you dig. CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. 30 0 30 60 HARRIS ICOCHER SMITH 1120 Lincoln Street, Suite 1000 P: 3Denver, Colorado 80203 03.623.6300 F: 303.623.6311 HarrisKocher5mith.com PLENTY OF PLACES KIPLING VILLAGE PAVING PLAN 155Ut UAlt: 1Z -314U16 l'KUJtL;l B: 1bUb14 �oe�°_ L7CENs vo, ,OgpG FQ 433 �'o' TF61 ` _ •Ste' SS30NAL ENG SHEET NO. 3 3 OF 12 DATE REVISION COMMENTS 015116 PER CITY COMMENTS SCALE:1^= 30 DESIGNED BY: KDB CHECKED BY: JD DRAWN BY: KDG kE EOP:5367.4135368.013- - (MATCH EX)_ -C I CH EX) EOP: 5367.311 // '11(MATCH Ex)Ej CI SW: 5367 51° °.oSW.536 ..54 'o 5W:536746.70 : .. - _ " ° I / _ • o n� oSW�536753 ) )S� ^ �� .o. •KIPLING STREET5367.33 KEY MAP EOP:5367.16t �CACE:f"=iD6r 4SW:5367.56 ✓ (MATCH Ex) �z i� I � ' h �'1 e � °,� a .- I ' � ° - ■ - __ y 50 d I ' 4SW: 536759 o - i I51x o SW: 5367.15 ■ d{j I qSW 5367.33 15371. 9999; 'I° ._ ,• I� ■ 1 ap, FG:536734 I �m - ,- ■ d,I y I LP:5365.63 1 ro e � I W d II � � � '� � � � � °� 1.53% � � � ! t' ■ _` cz d' ! I I A EX SAN CLEANOUT" 17 c ■ W { ADJUST RIM TO PR GRADE r.� W EX RIM: 5366.87 ! I PR RIM: 5366.42 FG 5367 40 'P SW:5367.02 IT c�P L11 I \ is � c II ■ Z 1.,79• I 536 .59± '--�'-fY--...-- Z NOTES: c, EOP:5366.983 EOC: 5366.753 a �° ADJACENT °' 4x (MATCH DO (MATCH EX) (MATCH EX) O 1. ALL ELEVATIONS ARE AT FLOWUNE OF CURB & GUTTER, UNLESS PROPERTY ! I 1 _ _ osgx_ _ _ _ 165X _ h OTHERWISE NOTED. PARCEL ID: 9995 I I e - I EGcs36sss3 ¢ 2. ALL STEPS SHALL HAVE RISER HEIGHTS AS NOTED ON THE 39-211-00-01$ 9 ! \ \� I-' ( 1 (MATCH Ex) GRADING PLAN AND 12 -INCH TREAD WIDTHS. 3. LANDINGS SHALL HAVE A MAXIMUM SLOPE, IN ANY DIRECTION, OF IL 536s se_' I ! TWO PERCENT. p j 9 %% I 4. "RAMPS", EXCEPT FOR CURB RAMPS, SHALL NOT EXCEED A 12:1 FL; 5367041: SLOPE AND SHALL HAVE PEDESTRIAN RAILINGS ON BOTH SIDES. 7 !t I \ �• pa 9�6� SW 536708 ^ _ ----- FL; 5366.84 FL/LPa3sss3 n o rl/GB:5367.00 1.00% 5. GUTTER SLOPES AT CURB RAMPS SHALL NOT EXCEED FIVE - - -- _- _ - -- - PERCENT. _ 1.00x 6. FINISH GRADE ADJACENT TO BUILDINGS SHAI_I. HE A MINIMUM OF (1:5366.94 1 8" BELOW TOP OF PT BOTTOM PLATE ELEVATION EL 5367.69 ■ 7. UNPAVED AREAS ADJACENT TO BUILDINGS SHALL SLOPE AWAY FROM BUILDINGS A MINIMUM OF 10% FOR AI IFAST 10 FEET. _ 3.54% ■ 1 g_ ROCK MULCH, IF PLACED UPSTREAM OF CONCRETE FLATWORK OR UCB:5367.54 E.5367.13 " GRASSED AREAS SHALL BE PLACED ON TOP OF THE FINISHED v� GRADE SHOWN ON THESE PLANS OR OTHERWISE DESIGNED AND y / i �' " �� _--a----I •I � j `i 1 CONSTRUCTED TO ADEQUATELY DRAIN AND NOT HOLD WATER. oSW 5366.97 i? {7 ( i 9. REFER TO ARCHITECTURAL PLANS FOR RETAINING WALL STEP 5367- _ LOCATIONS. I IN I 10. LOCATIONS. TO STRUCTURAL PLANS FOR BUILDING FOUNDATION STEP 3.00% � Iy '" >� � ■ � LOCATIONS. 11. ALL GRADES FOR WALLS ARE FINISHED GRADE ELEVATIONS AT Sign location [/HP; 36a.2a I _ BOTTOM OF FRONT FACE (BW) AND TOP OF WALL (TW). THE ' t..5366.35 I �. WALL ELEVATIONS DO NOT INDICATE FOUNDATION DEPTHS OR " L ELEVATIONS. RETAINING WALL DETAILS SHALL BE PROVIDED BY U5366.07 OTHERS. %�� ■ ^' 12. SEE LANDSCAPE ARCHITECT PLANS FOR HEIGHT AND TOP OF •n / ! 5368-- - _ ,A FL/LP:5765.95 I �51� e5 - -- - ■ I� COURTYARD AMENITIES (PLANTER CURBS, SEAT WALLS, BENCHES, Ex SAN MANHOLE n �y r<:536s.o4 FIRE WALL, MEDIA WALL, BAR & CRT LS). L` I 'AUJUSI RIMTOPR GRADE % 8 - _a I " • rL:53sz12 i33� / U7 13. TOP STEP ELEVATIONS FOR STOOPS AND PATIOS ARE SHOWN FOR PR RIM. 536757 - 'q/HP:5367.68 Ex RIMt53672e - ---- i'Bc:5366:50 REFERENCE ONLY. TOP OF STEPS AND PATIO ELEVATIONS TO BE I 7 I 1 COORDINAIF WITH ARCHITECTURAL PLANS/DETAILS AND AS -BUILT rn 6 (CURB CUT) I TBC 5366.49 _ I I o \'• / - oFG 5367.72 (CURB CUT) - STOOP/PATIO ELEVATIONS. 14. ELECTRICAL TRANSFORMER PADS ARE TO BE SET A MINIMUM OF 7 ,�o I : _■ 2" ABOVE THE ADJACENI FINISHED GRADE AROUND THE - \„ PI ! PERIMETER OF THE PAD. CONTRACTOR SHALL PROVIDE A `u' //may I CONCRETE TURNDOWN AS NECESSARY. CONTRACTOR TO VERIFY :x:5367.43 / -+. 5368 - oSW.536793 368_! L:5367.6a POSITIVE DRAINAGE AWAY FROM, AND AROUND, ALL ELECTRICAL ° - -- -) 15. CONTRACTOR SHALL PROTECT AND ADJUST ALL UTILITY LINES AND 5 2;017° -11 sW:5368,353 ) _/F ;,� _-.__ ---3n it r -j -- - -- -- n----- W:53674a - ; -_ - .,N,T.._.-.__- a`I ; `:I ■ STRUCTURES, INCLUDING CLEANOUTS AND MANHOLES TO (MATCFI EX) -c UT- _.FL/S -___,: (FL/SW: 5367.33 _- ;t-- - ,... - - - - - - --,,- PROPOSED GRADE ASNECESSARY. - - - - - --==- - - - ---- --- - - -,, - --- T ---- - --- I- -- - 16. ALL LANDSCAPE DRAINPIPESSHALL BE WATERTIGHT PVC, RIGID __.-'cT __-.- �' --•-'Jl `. --- "-_- _- ,. - SW:5367.46t - - _ SW:5388.864 __-,SW. 5368.221_ r.----... 51 6a 1. ---__-,r .-._ UT - T�-.-__- O.B2% ` -_ + :-'-� ° j--.---. 1.•. -.._- 0.57i' _, F7.-;-_- _ 1.90Y.. I lyz-- _-- HDPE WITH SMOOTH INNER WALL, OR ENGINEER APPROVED SW:5366.32t _ i]> _ SAI. 5367.87± - _ - n, o, 4 . SW:5.S67.5B} a (MATCH EX) . - DSW S_367.38 " g ~ 'SW 5367.23'' - • ::SW. 5367.16} `�` nl (MATCH EX) SW: 5366.79:L (MATCH CX) p -.'--SW.E5368.12t - (MATCH LX) o _' m . e.. > (MATCH EX) >a. - o-- �_=`_ �r.EY,,, o • -_ MATCH EX a� °-' rF----- L_- ' - ) --_- I -a -"Ts-- - -(MATCH Ex) -- - - "' \ . -- --------- _ _ - ;; - �-( ) s1T - 1 --_L 1 _ - - 17. LANDSCAPE DRAIN GRATES IN LANDSCAPED AREAS SHALL BE ..,, ._ - "' "-- NYLOPLAST 12 -INCH DOME STYLE GRATES/COVERS, OR �.,�: i ENGINEER -APPROVED EQUIVALENT. • � ,I (MATCH Ex 1 - - _ _ �- g- I ®--- 18. LANDSCAPE DRAINS LOCATED AT THE END OF A LINE SHALL BE 1 _ MISC UTILITIES --' - ---- ---- --- - - T- ■ INSTALLED WITH A RISER AND 90 DEGREE BEND MATCHING THE (TO REMAIN) (TYP) 5366.821 [:5366.563 (MATCH.7.3( c Fi:53s72a3 „ MATCH Ex 1:5366.353'_ m SIZE OF THE PIPE CONNECTING TO THE DRAIN AS CALLED OUT IN j (MATCH EX) MATCH F.% [.:5366.933 ( ) (MATCH E%) I (MATCH EX)� THE LANDSCAPE DRAIN TABLE. ' KIPLING STREET MATCH Ex) I I I (R.O.W. VARIES) -\ MATCH EX) (MATCH 5366.67± EX) I_. s I I i ISSUE DATE: 12-31-2015 PROJECT#: 150614 SHEET NO. mmwwsbelow. 10 0 10 2D HARRIS DATE REVISION COMMENTS �oRp.D� -�cFNs Call before ydig. KOCHER KIPLING VILLAGE s606115116 PER CIN COMMEM6 you SCALE: V=10' SMITH PLENTY OF PLACES 43327 1120 Lincoln Street, Sute1000 DETAILED GRADING PLAN f4 J Denver, Colorado 80203 9on�;,o6 /19 ;' �" i CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, P: 303.623.6300 F: 303.623.6311 Fg r0NA4 E C. '-' OR arris.com EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER DESIGNED BY: MEW HKocherSmith9 - S UTILITIES. CHECKED BY: JDO 5 OF 12 .. DRAWN BY: MHV L :ompany: 17700 - Kipling Village Apartments Estimate #: 134909 Work Order #: TBD Date: 05/30117 File Name: 134909—Kipling Village.ai Version: V4 CID 0 LID .7— 4� O 710 R, Z — to o � 63". -.. V-1 I I AG Mail www.4665kipling.com 303.421,5291 If, e Faced Custom Monument Sign. Letters Made From 1/4" Black Acrylic. D'rnensions: 60" x 63" Quantity: 1 installation:: by g RMD Signs s :salesperson: Christian Nielsen '44 3886 South Jason Street P: 303.366.7446 RMO SIGNS Englewood, CO 80110 800.664.7446 1ow (aa9lbes www.RMDSIGNS.com F: 303.367.8361 42" , 18" The design(s) shown here is satisfactory and hereby approved. RMD Signs is authorized to do the work as specified. I understand any changes made after this approval will be subject to additional charges. The above design(s) is the property of RMD Signs. It is Forbidden to distribute orexh exhibit it theseo tans p t anyone other than employees of your company without prior written consent from RMD Signs. Using these plans and designs to build similar signage or usage of any graphics included within these design plans is expressly forbidden. unauthorizea ;se of ?nese aesigns without onor w,!"er� consem rrom RMD ,igns is cor,siaerea a viclation of copvright ano will be pursued to the fullest extension or the law RMD Signs will match Pantone and other specified colors as closely as possible however we cannot guarantee an exact color match due to varying compatibility of surface materials, paints, printer and monitor settings, and variances in different papers. Approval: Date: ❑ Quantity ❑ Colors ❑ Spelling Q Owner/Contractor is responsible for locating property lines and constructing improvements according to the approved plan and required development standards. The City is not responsible for inaccurate information submitted within the plan set and any construction errors resulting from inaccurate information. r"AM u, 04 ewf '-7 No Sight Triangle obstruction allowed O w� _� t 00 ur � ear APPROVED Reviewed for Code Compliance �a•��r11 Plans ■aminer Date VrrlldYv d permit The issuance of o permit or approval 011710M specifications and compututions shall not be a permit for, or an approval of. any violation to anyof the provisions of the budding code or of oayfMyardirwnce6. Pknehs presranbrp m give authorfry to violate &!carxel the provisions Of the i9wem [Odes 0,~*r4*W"e3 afthe City sngid! , ite aC-iV --- 2A4 _-70�