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HomeMy WebLinkAboutWS-16-02City of W heat �dge COMMUNITY DEVELOPMENT Memorandum TO: BP# 201802040/3205 Robb Street FROM: Meredith Reckert, Senior Planner DATE: November 1, 2018 SUBJECT: Comments regarding retaining wall design The following are written comments regarding the proposed West 32nd Avenue retaining wall and streetscape design requirements associated with the Merkwood Estates development located at 3205 Robb Street. West 32nd Avenue is classified as a minor arterial in the City's Streetscape Design Manual. The Streetscape Design Manual is a document adopted by the City of Wheat Ridge, which dictates what physical improvements are required for different street classifications in conjunction with property development and the installation of curb, gutter and sidewalk. The streetscape adjacent to a development important because it defines the quality of the adjacent development and provides a pleasant pedestrian experience for residents and visitors coming to and from the future homes built there. The classification of minor arterial would usually require the following public improvements: a 6' detached sidewalk with a 6' wide amenity zone, the installation of pedestrian lights 80' on - center, street trees planted at 35' intervals, or four street trees for the frontage length of this property. Street trees must be 2.5 inches in caliper and have a branching height of no less than 8'. Streetscape trees in a planted amenity zone must be irrigated with an automatic sprinkler system; the cost of maintenance and watering would be a responsibility of the Homeowners' Association (HOA). The planting of groundcover and shrubs is required as well to soften the street edge and to add interest. It is my understanding that the installation of the required retaining wall adjacent to West 32nd Avenue complicates the prescribed installation of some of these (improvements) plant materials particularly street trees. In order for us to adequately evaluate the improvements between the existing curb face for W. 32nd Avenue and the prospective homeowner's yard, please provide a landscape plan showing the proposed improvements to this area. The proposed plantings shall be compatible with the wall design and be composed of live, drought -tolerant material. Also, please provide a "to - scale" cross section view from the curb face to the proposed south wall of the new residence. If you have any questions, please let me know. I can be reached at 303-235-2848 or mreckert(a�ci.wheatridge.co.us. City of Wheat jjdge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29th Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 August 28, 2018 OFFICIAL ADDRESS CHANGE NOTIFICATION is hereby given that the following address has been assigned to the property/properties as indicated below: NEW ADDRESS: 3205, 3217, 3239, 3251, 3273 3295 and 3325 Robb Street CURRENT ADDRESS: • 11435 West 32nd Avenue Merkwood Estates a replat of a portion of Brookside Subdivision, Lots 1-7, Section 28 NOTES: This is a courtesy notification AUTHORIZED BY: DATE: Z DISTRIBUTION: 1. Property Owner 2. Jefferson County Assessor, ATTN: Data Control, Lacey Baker email to lbaker(a jeffco.us 3. Jefferson County Elections, ATTN: H. Roth, 3500 Illinois St., Laramie Building, Suite 1100, Golden, CO 80401 4. Email to Jeffco IT (Mapping) Services at smitchel ajeffco.us and edelynko(a jeffco.us 5. Jeffco Public Schools, ATTN: Communication Services, 1829 Denver West Dr., Bldg. 27, Golden, CO 80401 6. U.S. Post Office, 4210 Wadsworth Blvd., Wheat Ridge, CO 80033 7. Email to erlinda.j.martinez(a)usps gov and krissYj.summerfield(a)usps gov and arlene.a.vickrey(a)usps gov and billy.e.coghill(a)usps.gov 8. Xcel Energy, sandra.cardenas(&xcelenergy coni 9. Century Link, Capacity Provisioning Specialist, 5325 Zuni St., Room 728, Denver, CO 80221 10. Comcast, Attn: Scott Moore, 6850 S. Tucson Way, Englewood, CO 80112 11. Consolidated Mutual Water District 12. Northwest Lakewood Sanitation District 13. West Metro Fire District 14. Wheat Ridge Planning Division 15. Wheat Ridge Building Division 16. GIS Specialist 17. Log File NOTE: Please notify all other parties concerned. ADDRESS MAP UPDATED BY: www.ci.wheatridge.com s DATE: Vicinity Map MERKWOOD ESTATES A REPLAT OF A PORTION OF BROOK&DE SUBDIVISION �. 3E�IG A pORAQN C7F `HE SCN11W@Si 6[IARTEi Cif '!� NpAJHrsEST G.iARIkR Of 7 i o '"'y'ai3P.?dk'S+:i �-a.r .. S6[T+jl. 1, T;JI/NS�IIF 9SCXlTN RAfiGrOWESJOs THECNPW CRYOF WI EAS VOGC.C3WH'y OF fi•TFCgSt3N SCAT. OF COIONADI w .I Via= 1 t • _ : � --�:y . oil, F _ ~ ' MA ptl,IliN'��'tll'�IIINIRIIIIIIII�ViII� ��.00 0o 04/13/2018 01:37:23 PM 18 Page(s) JEFFERSON COUNTY, Colorado Q35 Merkwood Estates SIA — v1 SUBDIVISION IMPROVEMENT AGREEMENT THIS AGREEMENT made this V � of 'C1ar;n4vii , w+S (the "Effective Date") by and between the CITY QF WHEAT RIDE, COLORADO, a home Wl- l�1Ls „ rule municipal corporation (the "City"), and V wocx� � TAYW- � L.L the i q� tX "Developer"), together referred to as the "Parties." RECITALS: A. The Developer is the owner of certain real property located in the City of Wheat Ridge, which is more particularly described in Exhibit A and made a part hereof (the "Property"). The project entails development of seven single-family homes, commonly known as Merkwood Estates (the "Project'). B. On July 24, 2017 the City Council of the City of Wheat Ridge, after holding all required public hearings, approved the final plat for the Property titled Merkwood Estates (the "Final Plat'). A copy of the Final Plat is attached hereto as Exhibit B and incorporated herein. C. The approvals cited above are contingent upon the express condition that all duties created by this Agreement be faithfully performed by the Developer. AGREEMENT NOW, therefore, for and in consideration of the mutual promises and covenants contained herein, the sufficiency of which are mutually acknowledged, the Parties hereto agree as follows: 1. Purpose. The purpose of this Agreement is to set forth the terms, conditions, and fees to be paid by the Developer upon subdivision of the Property. All conditions contained herein are in addition to any and all requirements of the City of Wheat Ridge Subdivision Ordinance and Zoning Ordinance, the City of Wheat Ridge Charter, any and all state statutes, and any other sections of the City of Wheat Ridge Municipal Code and are not intended to supersede any requirements contained therein. 2. Related City Agreements and Approvals. The Property will be subject to future review and approval of civil construction documents, right-of-way permit application(s), and building permit application(s). Through such approvals, the City will review and approve the final design any development and Public Improvements related thereto. This Agreement is based on information available at the time of approval of the Final Plat and shall not constitute approval of the Public Improvement designs. 3. Fees. The Developer hereby agrees to pay City Development Review fees to the City for engineering, hydrological, surveying, legal, and other services Merkwood Estates SIA — v1 4. Parkland dedication fee -in lieu. Fees in lieu of land dedication shall be calculated pursuant to the formula in Section 26-413. For this Project, the total fee -in - lieu of parkland dedication is $14,983.74 and shall be paid at the time of plat recordation. 5. Title Policy. Prior to recording of the Final Plat, a title commitment for all those portions of the Property, as well as any other interests in real property (easements, etc.) to be reserved for public purposes or dedicated to the City shall be provided to the City. The title commitment shall show that all such property is or shall be, subsequent to the execution and recording of this Agreement, free and clear of all liens and encumbrances (other than real estate taxes which are not yet due and payable) which would make the dedication or reservation unacceptable as the City determines in its reasonable discretion. The City, in its sole discretion, may accept any dedication regardless of encumbrances. The title policy evidenced by the title commitment shall be provided within thirty (30) days after the recording of this Agreement, in an amount equal to the fair market value of the property so dedicated or reserved. 6. Breach by the Developer; the City's Remedies. In the event of a breach of any of the terms and conditions of this Agreement by the Developer, the City Council shall be notified immediately and the City may take such action as permitted and/or authorized by law, this Agreement, or the ordinances and Charter of the City as the City deems necessary to protect the public health, safety and welfare; to protect lot buyers and builders; and to protect the citizens of the City from hardship and undue risk. These remedies include, but are not limited to: (a) The refusal to issue any building permit or certificate of occupancy; (b) The revocation of any building permit previously issued under which construction directly related to such building permit has not commenced, except a building permit previously issued to a third party, (c) A demand that the security given for the completion of the Public Improvements be paid or honored, or (d) Any other remedy available at law or in equity. Unless necessary to protect the immediate health, safety and welfare of the City or to protect the City's interest with regard to security given for the completion of the Public Improvements, the City shall provide the Developer thirty (30) days written notice of its intent to take any action under this paragraph during which thirty day period the Developer may cure the breach described in the notice. 7. Installation of Public Improvements. All storm sewer lines, drainage structures, paved streets, curb, gutter, sidewalk, amenity zones, street and pedestrian lighting, shared access drives, the undergrounding of all overhead utilities, and necessary appurtenances as shown on the subdivision plat and the associated construction documents (the "Public Improvements" or "Improvements") as approved by the City's Director of Public Works or designee ("Director"), shall be installed and Merkwood Estates SIA — v1 completed at the expense of the Developer within the timeframe set forth in Section 10 of this Agreement. The itemized costs of the Public Improvements required by this Agreement and shown on the construction documents approved by the Director are set forth on Exhibit C. All Public Improvements covered by this Agreement shall be made in accordance with the construction documents drawn according to regulations and construction standards for such improvement and approved by the Director. It is understood by the Parties that the description of the Public Improvements may be general in nature, and that reasonable modifications of the scope, nature, costs, and similar aspects of the Public Improvements may be necessary to secure final approval of the Public Improvements. The quantities and locations for the Public Improvements are based on information that was available at the time of approval of the Final Plat. Additional Public Improvements may be required, and Developer shall be responsible for submitting construction documents for review of all Public Improvements and/or revisions to the Final Plat approved by the City. The Public Improvements shall be substantially complete, with only such exceptions as shall be approved in advance by the Director in the exercise of his or her sole discretion, prior to the issuance of the first Building Permit. 8. Warranty of Public Improvements. The Developer shall warrant any and all Public Improvements which are conveyed to the City pursuant to this Agreement for a period of two (2) years from the date the Director certifies that the same conforms to the specifications approved by the City (the "Warranty Period"). Specifically, but not by way of limitation, the Developer shall warrant the following: (a) That the title conveyed shall be marketable and its transfer rightful; (b) Any and all Public Improvements conveyed shall be free from any security interest or other lien or encumbrance; and (c) Any and all Public Improvements so conveyed shall be free of defects in materials or workmanship for a period of two (2) years as stated above; and (d) To the degree the Developer is required to install and maintain landscaping on public or private property, it is the obligation of Developer and its successors and assigns, to maintain the required landscaping in perpetuity. The City will finally accept for maintenance all Public Improvements, exclusive of landscaping materials, after the two-year Warranty Period has expired provided all warranty work has been completed. The City shall accept for snow removal purposes only, all dedicated public streets after the City issues the first certificate of occupancy. 9. Observation, Inspection and Testing. The City shall have the right to require reasonable engineering observations and testing at the Developer's expense. 3 Merkwood Estates SIA — v1 Observation and testing, acquiescence in, or approval by any engineering inspector of the construction of physical facilities at any particular time shall not constitute the approval by the City of any portion of the construction of such Public Improvements. Such approval shall be made by the City, only after completion of construction and in the manner hereinafter set forth. The Director is designated by the City to exercise authority on its behalf under this Agreement and to see that this Agreement is performed according to its terms. Work under this Agreement may, without cost or claim against the City, be suspended by the Director for substantial cause. The Director shall, within a reasonable time after presentation, make decisions in writing on all claims of Developer and on all other matters relating to the execution and progress of the work or the interpretation of this Agreement, the master plan and specifications. All such decisions of the Director shall be final. The Director shall make all determinations of amounts and quantities of work performed hereunder. To assist him in this work Developer shall make available for inspection any records kept by Developer. The Director shall make all determinations of amounts and quantities of work performed hereunder. To assist him in this work Developer shall make available for inspection any records kept by Developer. The Director and his authorized representatives shall have free access to the work at all times, and Developer shall furnish them with facilities for ascertaining whether the work being performed, or the work which has been completed, is in accordance with the requirements of the Agreement. The Director will make periodic observations of construction (sometimes commonly referred to as "supervision"). The purpose of these observations and construction checking is to determine the progress of the work and to see if the work is being performed in accordance with the plans and specifications. He will in no way be responsible for how the work is performed, safety in, on, or about the job site, methods of performance, or timeliness in the performance of the work. Inspectors may be appointed to inspect materials used and work done. Inspections may extend to all or any part of the work and to the preparation or manufacture of the materials to be used. The inspectors will not be authorized to alter the provisions of this Agreement or any specifications or to act as foreman for Developer. The Inspector will have authority to reject defective materials and to suspend any work that is being done improperly, subject to the final decision of the Director. 10. Completion of Public Improvements. The obligations of the Developer provided for in Section 7 of this Agreement, including the inspections hereof, shall be performed within two (2) years of the Effective Date of this Agreement, and proper 0 Merkwood Estates SIA — v1 application for acceptance of the Public Improvements shall be made on or before such date. Upon completion of construction by the Developer of such Improvements, the Director, shall inspect the Improvements and certify with specificity its conformity or lack thereof to the City's specifications. The Developer shall make all corrections necessary to bring the Improvements into conformity with the City's specifications. Once approved by the Director, the City shall accept said Improvements upon conveyance; provided, however, the City shall not be obligated to accept the Public Improvements until the actual costs described in this Agreement are paid in full by the Developer. 11. Deferred Installation of Landscaping and Financial Guarantee. If a Certificate of Occupancy is requested prior to completion of landscaping and irrigation, an irrevocable letter of credit or escrow account shall be accepted for the completion of necessary landscaping and irrigation. Said financial guarantee shall be in the amount of one hundred and twenty five percent (125%) of the cost of installation. Letters of credit or escrows shall not be released until all planting and finish materials shown on the approved landscape plan are installed and accepted and the irrigation is installed and functional. The amount of the escrow or letter of credit shall be based on the itemized cost estimate for required landscaping and irrigation set forth in Exhibit C. Should the required landscaping not be properly installed upon the expiration of the letter of credit or escrow account, the City reserves the right to use such funds to have the required landscaping placed upon the subject premises. Any costs reasonably incurred by the City in excess of the funds provided by the letter of credit or escrow shall be recovered by the City through normal lien proceedings. 12. Protection. Developer, at its expense, shall continuously maintain adequate protection of all Improvements from damage prior to acceptance by the City and shall protect the City's property from injury and loss arising in connection with this Agreement. Developer shall make good any such damage, injury or loss except such as may be caused directly by authorized agents or employees of the City. Developer shall adequately protect adjacent property and shall provide and maintain all passageways, guard fences, lights and other facilities for protection required by public authority or local conditions. Developer shall be responsible for damage to any public and private property on and adjacent to the site of Developer's Improvements caused by negligent or willful acts of Developer, its agents or subcontractors. Developer shall take all reasonable effort necessary to prevent damage to pipes, conduits, and other underground structures and to overhead wires, and to water quality. Developer shall protect carefully from disturbance or damage all land monuments and property marks until an authorized agent of the City has witnessed or otherwise referenced their location, and shall not remove them until directed. When any direct or indirect damage or injury is done to public or private property by or on account of any act, omission, neglect or misconduct in the construction of Improvements, or in consequence of the non -execution thereof on his part, such damaged property shall be restored by Developer at its own expense to a condition similar or equal to that existing before such damage or injury. l Merkwood Estates SIA — v1 Developer shall at all times, whether or not so specifically directed by the Director, take necessary precautions to insure the protection of the public. Developer �a shall furnish, erect and maintain, at its own expense, all necessary barricades, suitable and sufficient red lights, construction signs, provide a sufficient number of watchmen, and take all necessary precautions for the protection of the work and safety of the public through or around the Property's construction operations as Developer and the Director shall deem reasonably necessary. 13. Related Costs - Public Improvements. The Developer shall provide all necessary engineering designs, surveys, field surveys, testing and incidental services related to the construction of the Public Improvements at its sole cost and expense, including final drainage study letter certified accurate by a professional engineer registered in the State of Colorado. 14. Improvements to be the Property of the City. All Public Improvements for roads, concrete curb and gutters, public storm sewers and public drainage improvements accepted by the City shall be dedicated to the City and warranted for a period of twenty-four (24) months following acceptance by the City, as provided above. 15. Performance Guarantee for Public Improvements. In order to secure the construction and installation of the Public Improvements the Developer shall, within ninety (90) days after the execution of this Agreement, furnish the City, at the Developer's expense, with the Performance Guarantee described herein. The Performance Guarantee provided by the Developer shall be in the form of an irrevocable letter of credit in which the City is designated as beneficiary, for one hundred twenty-five percent (125%) of the estimated costs of the Public Improvements to be constructed and installed as set forth in Exhibit C, if applicable to secure the performance and completion of the Public Improvements as required by Section 26-418 Security for Required Improvements, of the Wheat Ridge Subdivision Regulations. The Developer agrees that approval of this Agreement by the City is contingent upon the Developer's provision of an irrevocable letter of credit to the City within ninety (90) days of the execution of this Agreement in the amount and form provided herein. Failure of the Developer to provide an irrevocable letter of credit to the City in the manner provided herein shall negate the City's approval of this Agreement. Letters of credit shall be substantially in the form and content set forth in Exhibit D, if applicable, and shall be subject to the review and approval of the City Attorney. The Developer shall not start any construction of any public or private improvement on the Property including, but not limited to, staking, earthwork, overlot grading or the erection of any structure, temporary or otherwise, until the City has received and approved the irrevocable letter of credit. Notwithstanding the foregoing, the Developer may obtain the appropriate permits and commence demolition and/or remediation of the Property prior to the City's receipt and approval of the irrevocable letter of credit. The estimated costs of the Public Improvements shall be a figure mutually agreed upon by the Developer and the Director, as set forth in Exhibit C if applicable. 0 Merkwood Estates SIA — v1 If, however, they are unable to agree, the Director's estimate shall govern after giving consideration to information provided by the Developer including, but not limited to, construction contracts and engineering estimates. The purpose of the cost estimate is solely to determine the amount of security. No representations are made as to the accuracy of these estimates, and the Developer agrees to pay the actual costs of all such Public Improvements. The estimated costs of the Public Improvements may increase in the future. Accordingly, the City reserves the right to review and adjust the cost estimate on an annual basis. If the City adjusts the cost estimate for the Public Improvements, the City shall give written notice to the Developer. The Developer shall, within thirty (30) days after receipt of said written notice, provide the City with a new or amended letter of credit in the amount of the adjusted cost estimates. If the Developer refuses or fails to so provide the City with a new or amended letter of credit, the City may exercise the remedies provided for in this Agreement; provided, however, that prior to increasing the amount of additional security required, the City shall give credit to the Developer for all required Public Improvements which have actually been completed so that the amount of security required at all time shall relate to the cost of required Public Improvements not yet constructed. In the event the Public Improvements are not constructed or completed within the period of time specified by Section 10 of this Agreement or a written extension of time mutually agreed upon by the Parties to this Agreement, the City may draw on the letter of credit to complete the Public Improvements called for in this Agreement. In the event the letter of credit is to expire within fourteen (14) calendar days and the Developer has not yet provided a satisfactory replacement, the City may draw on the letter of credit and either hold such funds as security for performance of this Agreement or spend such funds to finish Public Improvements or correct problems with the Public Improvements as the City deems appropriate. Upon completion of performance of such improvements, conditions and requirements within the required time, the Developer shall issue an irrevocable letter of credit to the City in the amount of twenty-five percent (25%) of the total cost of construction and installation of the Public Improvements (including the cost of landscaping), to be held by the City during the Warranty Period. If the Public Improvements are not completed within the required time, the monies may be used to complete the improvements. If the Public Improvements require repair or replacement during the Warranty Period and the Developer fails to complete said repairs or replacement prior to the end of the Warranty Period, the City may draw on the letter of credit to make required repairs or replacements to the Improvements. 16. Indemnification. The Developer shall indemnify and hold harmless the City and its officers, employees, agents or servants from any and all suits, actions, and claims of every nature and description caused by, arising from or on account of this Agreement any act or omission of the Developer, or of any other person or entity for whose act or omission the Developer is liable, with respect to the Public Improvements; and the Developer shall pay any and all judgments rendered against the City as a result 7 Merkwood Estates SIA — v1 of any suit, action, or claim, together with all reasonable expenses and attorney's fees and costs incurred by the City in defending any such suit, action or claim. The Developer shall pay all property taxes due on any portion of the Property dedicated to the City and shall indemnify and hold harmless the City for any property tax liability in connection therewith. 17. Waiver of Defects. In executing this Agreement, the Developer waives all objections it may have concerning defects, if any, in the formalities whereby it is executed, or concerning the power of the City to impose conditions on the Developer as set forth herein, and concerning the procedure, substance, and form of the ordinances or resolutions adopting this Agreement. 18. Third Party Beneficiaries. There are and shall be no third party beneficiaries to this Agreement. 19. Modifications. This instrument embodies the whole agreement of the Parties. There are no promises, terms, conditions, or obligations other than those contained herein; and this Agreement shall supersede all previous communications, representations, or agreements, either verbal or written, between the Parties. There shall be no modification of this Agreement except in writing, executed with the same formalities as this instrument. Subject to the conditions precedent herein, this Agreement may be enforced in any court of competent jurisdiction. 20. Release of Liability. It is expressly understood that the City cannot be legally bound by the representations of any of its agents or their designees except in accordance with the City of Wheat Ridge Code of Ordinances and the laws of the State of Colorado. 21. Captions. The captions to this Agreement are inserted only for the purpose of convenient reference and in no way define, limit, or prescribe the scope or intent of this Agreement or any part thereof. 22. Binding Effect. This Agreement shall be binding upon and inure to the benefit of the Parties hereto and their respective heirs, successors, and assigns as the case may be. 23. No Waiver. No waiver of any of the provisions of this Agreement shall be deemed or constitute a waiver of any other provisions herein, nor shall such waiver constitute a continuing waiver unless otherwise expressly provided, nor shall the waiver of any default hereunder be deemed a waiver of any subsequent default hereunder. 24. Invalid Provision. If any provision of this Agreement shall be determined to be void by any court of competent jurisdiction, then such determination shall not affect any other provision hereof, all of the other provisions shall remain in full force and effect. It is the intention of the Parties that if any provision of this Agreement is capable of two constructions, one of which would render the provision void, and the other which LV Merkwood Estates SIA — v1 would render the provision valid, then the provision shall have the meaning which n renders it valid. `� 25. Governing Law. The laws of the State of Colorado shall govern the validity, performance and enforcement of this Agreement. Should either party institute legal suit or action for enforcement of any obligation contained herein, venue of such suit or action shall be in Jefferson County, Colorado. 26. Attorneys Fees. Should this Agreement become the subject of litigation to resolve a claim of default of performance or payment by the Developer and a court of competent jurisdiction finds in favor of the City, the Developer shall pay the City's attorney's fees and court costs. 27. Notice. All notices required under this Agreement shall be in writing and shall be hand delivered or sent by registered or certified mail, return receipt requested, postage prepaid, to the addresses of the Parties herein set forth. All notices so given shall be considered effective seventy-two (72) hours after deposit in the United States mail with the proper address as set forth below. Either Party by notice so given may change the address to which future notices shall be sent. Notice to Developer: Notice to City: Director of Public Works 7500 West 29th Avenue Wheat Ridge, CO 80033 City Attorney 7500 West 29th Avenue Wheat Ridge, CO 80033 28. Force Maieure. Whenever the Developer is required to complete the construction, repair, or replacement of Public Improvements by an agreed deadline, the Developer shall be entitled to.an extension of time equal to a delay in completing the foregoing due to unforeseeable causes beyond the control and without the fault or negligence of the Developer including, but not restricted to, acts of God, weather, fires and strikes. 29. Assignment or Assignments. There shall be no transfer or assignment of any of the rights or obligations of the Developer under this Agreement without the prior written approval of the City. 0 Merkwood Estates SIA — v1 30. Recording of Agreement. This Agreement shall be recorded in the real estate records of Jefferson County and shall be a covenant running with the Property in order to put prospective purchases or other interested parties on notice as to the terms and provisions hereof. 31. Title and Authority. The Developer expressly warrants and represents to the City that it is the record owner of the property constituting the Property and further represents and warrants, together with the undersigned individual(s) that the undersigned individual(s) has or have full power and authority to enter into this Subdivision Improvement Agreement. The Developer and the undersigned individual(s) understand that the City is relying on such representations and warranties in entering into this Agreement. WHEREFORE, the Parties hereto have executed this Agreement on the day and year first above written. [Remainder of Page Intentionally Left Blank] M ATTEST: 1 �' 6 " � g & i w -'V J� elle Shaver, City Clerk F Gerald Dahl, City Attorney Merkwood Estates SIA — v1 CITY OF WHEAT RIDGE, COLORADO B v� y.� Bud Starker, Mayor 11 �.-I ,W H Eq m `(SEAL 00t0RP�o Merkwood Estates SIA — v1 DEVELOPER Name:i. c r < <, >�w cs • rs� f/c, Title: STATE OF COLORADO ) SS. COUNTY OF AC rr, aWkN ) The foregoing instrument was acknowledged before me this /:! day of 20 , by �IeVt►1 6At-ke✓ , as l�e�Vlc� in_✓ of /�'�L' tv0 i S�d�2S , k4c - (SEAL) Witness my hand and official seal My commission expires: 12 SUZANNE COLPMAWOCH Notary Public State of Colorado Notary ID # 20174033219 MY -Commission Expires 08-08-2021 Notary Public Merkwood Estates SIA — v1 EXHIBIT A Legal Description of Developer Property LOTS 1 — 7, TRACT A, AND TRACT B, MERKWOOD ESTATES, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. 13 Merkwood Estates SIA - v1 EXHIBIT B Final Plat /I (see attached) 14 Merkwood Estates SIA — v1 EXHIBIT C Cost Estimate for Public Improvements (see attached) 15 Date: 3/7/2018 Project Name: Merkwood Estates Project Address: 11435 West 32nd Avenue, Wheat Ridge, CO LT I T U D E Job No: 16-71 Engineer's Itemized Cost Estimate NICE) crl n a 25% Contingency 49,360 Total $246,799 Notes: 1. This Engineer's OPC is based on the Merkwood Estates Civil Construction Documents Drawings revised 1/23/2018. Prepared BY: David J. Zehnacker, P.E. Altitude Land Consultants, Inc. �.DO 3461 Ringsby Court - Ste.125 Q� Denver, CO 80216 �� • �e� 0 38997 "D: le Sign / Seal / Date s�ONAL E�G\� (Colorado Licensed P.E. #38997) 16 MDR mo-pidm T Mal Iftated Pdcl PUBLIC IMPROVEMENTS Concrete/Asphalt Demolition & Removal 0 SF $3.00 $0.00 Curb & Gutter 1282 LF $27.00 $34,614.00 Concrete Sidewalk 511 SY $56.00 $28,616.00 Asphalt 637 TON $70.00 $44,590.00 Accessible Ramp At 32nd Avenue 1 LS $18,500.00 $18,500.00 Handrail for Accesible Ramp 200 LF $171.00 $34,200.00 Cross Pans 1 LS $1,915.00 $1,915.00 Street Light 1 EA $7,050.00 $7,050.00 Wheat Ridge Standard Combo Inlets 6 EA $4,659.00 $27,954.00 Public Improvements: 197,439 25% Contingency 49,360 Total $246,799 Notes: 1. This Engineer's OPC is based on the Merkwood Estates Civil Construction Documents Drawings revised 1/23/2018. Prepared BY: David J. Zehnacker, P.E. Altitude Land Consultants, Inc. �.DO 3461 Ringsby Court - Ste.125 Q� Denver, CO 80216 �� • �e� 0 38997 "D: le Sign / Seal / Date s�ONAL E�G\� (Colorado Licensed P.E. #38997) 16 Merkwood Estates SIA — v1 EXHIBIT D Letter of Credit Template (see attached) 16 (Indicates User Defined Data) (Bank Letterhead) LETTER OF CREDIT # (L.O.C. #) BENEFICIARY: The City of Wheat Ridge ADDRESS: 7500 West 29,^ Avenue, Wheat Ridge, CO 80033 DATE: (Date of Issue) EXPIRY DATE: (Exp. Date) IRREVOCABLE STANDBY LETTER OF CREDIT For: (Developer's Name) (Developer's Address) Gentlemen: We hereby open our IRREVOCABLE STANDBY LETTER OF CREDIT in your favor available by your drafts drawn on (Bank Name, and Address) for any sum or sums not to exceed in total (Amount of L.O.C.). We hereby authorize you to draw on us for the account of (Developer's Name) up to an aggregate amount of (Amount of L.O.C.) (125% engineer's estimated cost of improvements) available by your drafts at sight accompanied by your signed statement that the above is: 1) drawn in payment of street improvements including, but not limited to, curb, gutter, sidewalk, asphalt patching, street paving, and other street improvements shown on the final plat and associated construction documents for The Corners at Wheat Ridge (the "Project"), and/or 2) drawn in payment of storm drainage improvements including, but not limited to, detention pond grading, detention pond outlet structure(s), storm sewer system, and other drainage facilities shown on the final plat and associated construction documents for the Project. Drafts must be accompanied by 1) a sight draft; 2) a signed statement by an authorized representative of the Beneficiary stating as follows: "We hereby certify that the amount of our draft represents funds owed to the City of Wheat Ridge for payment obligations pursuant to the conditions stated above, between (Developer's Name) and the City of Wheat Ridge." 3) This original Letter of Credit. Each draft must bear upon its face a clause "Drawn under Letter of Credit No. (L.O.C. #) dated (Date of Issue). This IRREVOCABLE STANDBY LETTER OF CREDIT is not transferable. We hereby agree with you that drafts drawn under and in compliance with the terms of the Letter of Credit will be duly honored if presented to the above mentioned drawee Bank on or before (Exp. Date). Except as otherwise expressly stated herein, this Letter of Credit and all negotiations hereunder are subject to all applicable provisions of Uniform Customs and Practices for Documentary Credits, 2007 Revision, International Chamber of Commerce Publication No. 600. Sincerely, (BANK NAME) (Name and Title of Bank Officer) DEN -132644-2 3q It 3{ id 8 OWNER'S CE y i,IC TE' , M} R ,`r,0S1A1 S. LLC A COLORADO LIP/ ITE D I UI',_iT1 � DA,1PAN(, BEING OW THE C NtP' - P FF,'_ PREFER; Y CO1 1 i ^;INI NG 4.8968 AC;F iE r ED S. _._S .I< B_L. A, FOLLObNS: THE EAST 112 OF TRACT 23 EXCEPT THE -,AST 1S.9 FEE! THERE , ALL IN BROOKSIDE SUBDIVISION, COUNTY OF JEFFERSON, STATE CO COLORADO, AND, PARCEL 23, CITY OF WHEAT RIDGE ORDINANCE NC. '9, ' AS RECORDED AT f L EPT . d NO. 93155172!N THE JEFFERSON C O 'NHY `.,LCE'r AND RECORDERS OFFICE, BEING,' MORE PARTICULARLY DESCRIBE , _S FOLLOWS: St CTIC;r`I RP,ERS. - C ENV E R CL. AR' F R, CORNER SECTION 28. TO1.''INSH;P s Sou ._ : CANGE 69 WEST OF IHL. hT7 t.,A , BEING A, FOUND 3.2s BRASS CAP lI > 2.i64/j, COWR POINT NUMB r, 16-309, - WEST QUART CORNER CF`TIO J 218 'CAN JSHiP 3 SOUTH, U E, ,GE 69 WEST OF THE 6TH BEING A FOUND 3 25" BRASS CAP HL,S1 vNR POINT NUMBER 16209, COf•,AMENC NG AT SAID CENTER QUARTER C'ORNEIRP ;'ENCE r189c / 301 N A.. DIS! NCE O. 1967B7 FEEI TO ANE 'CAU OF BCG NNIN,- BCIYI -' I r , D NO. 5 REBrR WITH YEi")PLASTIC AP (L a ;5)41 AT THE SO !It AS' , ORNEP OF THE PROPERTY, SAID POINT BEING THE ORTFIEAST (DR ' R l SAID P RC L -Z _ TIYE CE S00033'56 E n CIANC.OP 8,00 -LET ALO' IC THE EAST LINE OF SAID PARCEL %3; THENCE S3? '2i704 A DISTANCE OF 01 FEET ALONG THE SOUTH LRAE OF SAID PARCEL E" THENCE l,,'00033'56'',/\/ DISTANCE OF 8.00 FEE' ALONG THE WEST LINE A� SAID PARCEL 23; THENCE. s4°2fT04'W A, DISTANCE OF 145 4 c , EET ...0 NC ',,E NORTHERLY RIGH JI 'W Y DINE,0V W 32ND AVENUE, n PCOI E-11Ir h ES 32`1 EN' E 1v A r ul .1 SET NO. 5 REBAR VVII H ORANGE PLASTIC CAP (L.S. 37969; THEINC* , , .'„'EL` , . 04'W A DISTANCE OF 1296.58 FEET TO A POINT BE'NG A FOUND !LI PIPE; -HENCE, N89014'32 E DISTANCE NCE C 16152 FEET TO,,'. POINT v .r IC C -(_iUNDNIO. 5 ` REBAR %N: D-' )"ELI -.,W LASTIC CAP WS 3459 ;H;ENI .1., S.00"-'3 3S)':E .00" f3S):E A DISTANCE OF 129615 FEET. MORE OR LESS. ALONG T-�E EAS Ir��_Y'ROPERTY LINE 10 !P'__ F ,.`T OF BEG1u vlvy, C 'NTAIN'EG 213 30 r SOA_ FEET M96S ORES) MORE E, A�K�oj r�4� <�� ��R LESS. HAVE LAO , SUBDIVIDED AND PLATTED SAID LAND AS PFr T;TE DRAWING HEREON CONTAINED UNDtrc IHE NAf\,,,,- AND STY Lr`- OF MERKWOOD ESTATES, A SURD `J SION OF A PART OF THE CITY Or WHEAT RID , COLOFTADO AND By T; -SE 'R,SC\I DCDEDICATE TO THE CITY CI JVHLnl RIDGE =',i:D Tl'!I" PUBtk THOSE PORTION S C.` REAL PROPERTY J 'i(DWN AS RIGri OIF"-'W ` YI AN / DO FURTHER DEEYCATE TO THE CITY OF WHEAT RIDGE AND HIOSE T;4IjNICI°.AL LY OWNED .AF OR MUNIC PALLY FRANC "SLIT I,TL.ITIES AND SLIP MCES THOSE. PORTIONS OF REAL PROPERTY SHOWN AS EASE :,IEiNI'S FOR R i .: CO vS1 RTU _, i lON, N, ?' LATION, OPERATION, MAINTEN ^ N,' E, RFPAIR AND R,_ U,Cv. Ni POR ALL SERVICES. i HIS TI,,,-_L.PJDES BUT IS AC,1 t,:_D TO TELEPHONE A1ND ,ELECTRIC LINES, GAS HIES WATER ANID SAI "•,nY SEWER WER L1NE�, :ilia'.. ,'ti iS..T,)RiYvl WA,! FfZ SYSTEIVS AND PIPES .. PONDS: STREET LIGHTS 1dND ALL APPL RTEN `.N!`,FS, IHER TO- 1T F_Jt' mi NAL✓ER STATE OF C _ RADO SS COUNTY _ JE FEPSOF,` ^1S'' :NL � l_i.C'��_?t.. �.. �!�..; LUr2r ;i- �I VT A.S AC, L.''.7..; AA . E1D CSE_} BE' -<.1,R /E .'TH._ !fit SAY OF 1j; A.D. 20 . BY t5t, -kg_NiTNESS MY HAND ANDOFFICIAL SEAL. LMY COMMISSION! EXPIRES_ i JOf;',K" PU'LI<;,rncea {}C°d*:; ilj�tq L°^�ld7it�Gi]3?Pf?ti.._I1„�0'ltl_Y' GENERAL ETES: 1 . TIL .',P PERFORMED IN JULY 2015 3Y BARREN LAND J L i� A.Nv SUPPLEMENTEDd1A. APRIL 2016 r•_ A tivD�.Lr'aivauv.(O.i„JLIAI, ," 2. LAND TI;i._L GUARANTEE COMPANY ORDER NUMBER K7043'5327.-9 DATED MARCH 28, 2,_ 16 yVAS RELIED UPON I N e RE?AR,A] ON )t THIS P' EY 3. BA,S S OF P_,,Ri'NGS: ALL BEARING'S ARE RELATIVE TC ONE 7 ',C)THER AND ARERe•`� ,i. :; n -" •i1. IE r'{ET E nrl/. �; Cr-.^ 2E ARE -'_��, � HES..UlFja Lv.��„ iE�I vv, �J' .,Cl.�i✓jE,,,j '✓VNSHIP3 SO,'U r, KA'iV C,r vi TP/LUT '�a�- THE 61I -I `<! 4' IY'r1 L. ✓i t -'I 1 �\ .) .4 ;',A.. r-1 -J_ _ �.P ,,S �{N OIN If iL CITY OF 'v�'EAT RIDGE CONTROL E.,r\L:r.AN1 WHICH s,_:41.S N89"19 r'I =9' 53 _F , BEING MO,Nlu AEN' E_` ON THE SOUTHWEST CORNER BY A .3% BRAS ; C ,P LES 13212 AND THE S'„UIHEA.SE COk'NER OFSAID SnI,% OF THE TON > C.= 0 N BY A BRASS CAP LS 24692, T.3S., R 59'vV. 01 HE 6TH P., ",. v s T. ALL PROPERTY Y CORNERS WERE FOUND OR SET AS SHOWN THIS SURVEY. _ L ;JCC. CD)j ice- G ��. =-1 STATUTES r" r: , 5. PER �w_U , ,DO REVISED SEC. 38-51-106 ; j, ALL ,It -AL UNITS DEPICTED D ON -i LAND ARE EY FEET (1I'IE -EER JL: 1_ TEL; .�,1� ;H1S E,v aL, SCRVEY PLAT /-vr,� !J.S. SURVEY . FEET. � � YvgEIcR `T?1_rD BY 11 LES. SURVEY FEFF ACCORDING -'�ENNATIONAL INSTITUTEOF STANDARDS AND TECHNOLOGY. 6. BENCHNNAIARK. STATEMENT: ELEVATIONS ARE BASED ON, THE 'V % - WHEAT _ � _ � OF RIDGE BEIM.- N'.ARK t HAI. -2. CL'CV1-'' SON = 5451.56 I NAV D88). 7. REFS TO R M . DN SHEET TWO FOR FLOODPLA rT D -S1` 1 IONS) .�� A 8. RIGHT OF TdAY NAONUMENTS SHALL BE PLACED PRIOR I(D PLACEMENT OF THE TOP UFT ,-F ASPHALT PAVEMENT. MENT. a Y z a ., i M w E R 'K__x ul 0 D TA T rE S ji'a> .4 `°$§�" .•mac °Y3m'{ PORTION F B € '{3A,a' SUBDIVISION FV'hO. BEING A PORTION OF TIME SOUTHWEST QUARTER OF THE NORTHWEST QUARTE=R OF `e {'^-. ((^^. "' ! � '' /. v`�`' i ,-J E C I 1.�...j 3 'i L Tun (,..`.` �,.,, �`t �} j Not v i \ 4� ' a:: � '' v � -'yy� t� RANGE Vis' S I 'k ti 1 ! I ( '� '.�! E.....3 :�1 E f �� l� ! Y 4,..� (_.. � � i F 3 r � F { � to THE A� � �,��1 I `.,./ ! 3 1 1 �_ r� i (y� � a( �"{ � . .8 r CITY F WHEAT RaDGE, COUNTY , . . OF sEFFERSI . STATE OF COLORADO VICINITY MAFP --N S. bYL e THE S!JBJE,C PROPERTY AN SURROUNDING �' OPs RTES E ;RREN,LY' ZONED 1 O: ER,Y ;Ci f ,C. ��r r,r, `:\ � 1 ZONED R - RESIDENTIAL. 1 PER CITY OF WHEAT RIDGE. ,;.CiNING ,,SAAR. CITE OF WHEAT RIDGE COORDINATE SYSTEM. i. THE ,..IIY OF Wi�rRIDGE COORDINATE:SYSTEM C�. HERERA S H L,hLL N1-BS Li MODIFIED FORM OF THE NAD"; SLATE PLAN' <: c;CD ;D;NATE YS E^',; COLORADO CENTRAL ZONE 0502. 12. VERTICAL DATUM USED is [HE NORTH AMFRICA.N VEMICAL DAFUNA OF 15,818 `NAVD8f8). 3. GROUND TO GRID COMBINED SCALE FACTOR IS „ 9 '':"+7,r'v300, ,SCALED FROM BASE POINT PHAC 1 (P tRMAIvENT HIGH ACCURACY CC,iYl F, 1) 1,/.VI G iHt FOLLOWING NADgL NATE PLANE COORDINA ES. P AC- ' QG: 1701258_7,`_; re�:NO.�11821,58ELEVATION:;4/°,o2 :T. OE:R COLORADO REVISED STATUTES SEC. 38 -106 ALI i I J=:=;E_ UNITS DEPIC, ED) ON THIS LAND SURVEY PIAT ARE •L S. SURVEY FEET ONE pETI k ­-QUAL,_ 39.37 DIVIDED BY 12 U& SURVEY EEE ACCORDING TO THE NAPONALIINSi1111flE(:;' SFAND, ,RDS AND T ECHNIOLGGY." STATEMENT OF ACCURACY: THE GEODETIC POINT COORDINATE DATA SHOWN HER,[ 1"N H&A BEET EERIVED `RC)hA THL NAA3 HAP,N STATE PLANE COLORADO CENTRAL FIP,S P),50'2,' _-,(_-,OR,DINA.F SYSTEM AND HAS A -1ORiZONTAL ACCURACY CLASSiFICATION OF Sj7 'J-:. SURVEY IEEE ,AT THE 95% CONFIDENCE LEVEL, AS DEFINED IN THE GE(DSPATIkA. ACCURACY STANDARDS OF T44E FEDERAL GEODETIC. (FC -DC -STD -007.2-1998). ILF AREA DEPICTED CIN .SHEET /' AS PA`CF 23'' IS AN r L` RiI H. ,'Dn- 'lry PRI_`''IC,'USLY VACATED BY CITY OF WHEAT RIDCE () D1 v N0'\r 940 iF A•R t 23`. RECORDED AT RECEPTION NO. 93155 72. THE AFTEA.• •')F PA„ 'CEL LL is HEREBY DEDICATED AS PUBLIC RIGHT-OF-WAY BY THIS FLAT, THE AREA DEPICTED ON SHEET 2 S "TRACT BIS A VION BUILDABLE TRACT FULL)' CN'II :n C 1 Y PE TR A ACCESS AND) SI lEV 1 T: ; EAC ,.E :T V AT ,C FOR _I L„�rYiB�REC , 1 i :. v. � B A _DESIi:.A( ..�C._SS,,fRU��L�.''.:_L.#._,�. ALLOWS CONSTRUCTION AND MAINTENANCE OF A SIDEWA.I ✓ BY iH. ,_' 1Y OF'vVHEAT RIDGE AND FREE MOVEMENT BY PEDESTRIANS OVER THE EN IRLTY !,DF :RAC; 3. STANDARD EASEMENT. TEN -FOOT ('O) WIDE CASCMEN1) ARt HEREBY CJR7\r��C Okq PRI`/A1E PROPERTY ADJACENT TO ALL PUBLIC ST EEIIS AND FROd,AND Rrrh PROPERTY LIVE„ OF E,,\,CH Or NL THE SUBDIVISION ISSN OR. FLATTED AREA. V r'T• 1 a' �,E jTr, RE r HEREBY_ GRANTED ON! PF PROPERTY A>jTCrrNTO ALL „ID_ LO" LINES OF tAC LOT N THE SUBDIVISION OR PLATTED AREA. THESE EA EiNSEN? , 4,RE DEDICATED F; )R 'HE IN'C 1 le -i n C A, ^C n D A,^-hAFt,R CD F:'-,tlr \-:, i r 1 C „ r,LL ,riJN, M..1tiTL.N, N��_, r,N L FFPL" _�.i�:., v f__ � „ � ELEII.,'C.N CABLE, DRAINAGE AND TEL ECOINANAJUN?CATIONS F,ACILI[IES. UTILITIES u ,LL ALSO BE PERMITTED WITHIN ANY .ACCESS EASEMENTS Alt) PP1VAIF STR -T` 00 THE SUBDI4 J:C.�0j, PERMANENT STRUCTURES AND WATER MEI FPS SHA. NOT BE PERM11 ! ED WET F, ' ,S ^-.IC UTILITY EASEMENTS. EMERGENCY VEHI L CS EASEMENT:. ThE OWN. R, -IS SJ -'._ESSORS AND _',SS G'NS GRAN'S H.,o!TFDGPRIVILEGES� G A; .,ESS AND TO . R vA:._ v ^AI' I" ROU G THOSE AREAS Inv DIC rA. F L AS t M IdGENC Y VEHICLE ',.'V CHICLE + ESrlEIv?Ec EASEMENTS' AS ILLUSTRATED UPON THIS tom; SUCH 1oP ANTOF EASEMENTE-;E T_ SH A 1LL1 BE JITED O THE OWNERS, IENANiS CCSJlYERS GSESIS 01'H OWNERS, AND EV_?GENCf VEHICLES, AND SHALL FURTHERMORE GRANT ACCSS TO ANDFREE MOVEMENT THROUGH SAID EASEMENTS _J _ L_ENTERING SAHD _ AS n"ENTS FROMvSI101 .RL(C;-,.)RDED EASENAiE .TS TRONA Ai �E._ PPOPERDE A YD/OR ;..;�n.,nn A . i ;-11..1G BLIC ' S11 R - ...JF.�,tN1 k.�; c�.,._.S, ,,. ,{��:, : ._�„ ,C3�:::;,v Pi, ...t>_iS. INGRESS AND EGRESS EASEMENT: THE OWNER PAS S li) E:SSORS AND ASSIGNS GRANTS ` LIrMIT T ti'- ;H , A!,E) PRIv1ILEGES TO ACCESS n N TO FREE ` n -GIT TH. OU .IL rHOS . v : = I DI � 1 C vK__,PE ^R �I .. >1 L) _ FREE IV�,�, /_ .;_,.. , �R�,v" 11 I�:vL r,REA. .Nv:CA. ED/ -,C , ,=�I.a_SS AND EGRESS EASEI�nEH�T, AS ILUST A ED UPON THIS PLAT. SUCF GRANT OF -ASBJfX1 v"LP i�;iT`1 TO THE OWNERS, T_NPITS, rUSI ,A,GTGc-S OF T E OWNERS, AN -CACI_ � FORD I ERfvTORE GRANT ACCESS TO ADD FREE TAOVFf,/!F .:T THROUGH SA'D EASEMENTS TO THOSE H -1J_ SAID > A"r.. 'T FROM I SIMILARLY RECORDED E.ASENT S FROM ADJACENT PROPERTIES < LY.�< FROM ABUTTING i I vO UB_rC STREETS. HE: Cc_;r' - I 'UCTiON AND r'\l,AIKITENArNCF OF ANY . DRI',/ _Vv r L �_\ ' A , LOCATED n T. D� W I IN SAID EASE,,,,,L \ SHALL nAA N HE SOLERESPONSIB I v 0 THEOWNER. HEI`, SUCCESSORS, X\• ASSIGNS LOT 7 SIDEWALK LK EASEMENT, AIN! SS WIDE ., DE:r ^,:_. EASEMENY. N ,� LOCATION DEPICTED) (.;, SJHEEE 2 OF T`-tiS PLA S `TEKI BY GRANTED 10 ,HE C7Y OF WHEAT RIDGE TO ALLOVV F )R CON', ,S'Llr_. 1 C)N./,,AINTENANCEOF SIDEWALK. ELOCOA DRAINAGE EASEMENT: THE AREA OF ;HE. NAERKWOOD'-STA TES SUBDIVISION LYING `,v r:.ii l D I',OUNDS OF THE FEMA F LOODVvAY SHAT L BE.FULLY ENCUMBERED B,pA."F,C_/D''/d! „'?,,,H, EASEMENT' iE.REIBY `_,RANTED ICJ THE CITY CF V,1HFA' RIDGE, rail r ` NS ? _TIL,n _^.N APING. SDK OTHER AL71 ERATIONS SHALL 3E MADE TC,, THE FLOODWAY DRAINAGE EASE 1_;J7 AREA WITH OL `:,VIRI TEI APPROVAL OF T E"'_ vv!- EAT RIDGE D REC L R OF PUBLIC WORKS, LOTS DRAINAGE EASEMENT: THE DRAINAGE EAS r-1sAENT ACROSS LCIS 6 to 7 I: HEREBY y G (\, ;!ED THE ,LIai.KO D ESTATES ES HOMEOWNERS A SOCiATON FOR ASTCR,AAvNATER CONVEYANCE, ' T CONSTRUCTION Ay1C MAINTENANCE OF E ST"RwER CONVEYANCE SHrL-L B"THE ...:RESPONSIBILITY OF -HE _. S T A 7 .__ HO,'a. EO i'I\/TREE, ,=',S S1., t_. ri 110i ,.1 T S 14E >. �•4>" AS, ' NIS ![Q .�..5; ,ANJ SIGNIS. ,I , .I HE EVENT THAI -4r .I AND -A � i -n' i'" � 1 - - SAID -: , - _ � 1 SuCE-I .,,vJ1 _D��I.vf,,-+.ate iJ., _uVl_, HA:J�.E.S i,, t'LR T�1Pfv i)� 7E BY OWIdEn, irYL CITY OF WHEAT FVDGE St IAN- HAVE THE RIGHT TO EWER SUCH AREA Aidl) PNRFO R,^s, NECESSARY, WORK, THE COST J1 WHICH: SAID OWNER H� T, SUCCESSORS ,AFI LD =,SIGNc AGRE 10 PAY. . STORMWATER DETENTION AND DRAINAGE EASE! ENT_ TH STOR^%'1 DE AREA HEL. SHOWN AS TRACT A S!011EWATER .)nTENTION A ND DRAINAGE EASEMENT SHALT_ BE ONS RUCTED " ND t' E" \ir T ,E --- ..:. � �_v HI LJ ..1H:H ,.< .IED BY L i_J�'„"1`1 , r� /,r,) S.,IBSEC�UFtiT G'+NN!=nS HEIRS, %C CS/ ID ASSIGNS. HE NT C I i,, � � � - _ .`CE J. SL �C'_..)J ., ,� r1.�J-C. .... iN THE d� 1. /'' ..: ice,,; 1 L, .J: ,. .)�, N ' MAINTENANCE /� 1 1 I`�/ AND I/I/.'rV Ti-E�i %Earl V'.i� IJ NOT PL'RFOL_,'w-.ED, By SAID OWNER,..'r:-'CI I JF VVHEAF RODE SIH;a 'AVE THE f. .--H _TO ENTER SUCH AREA A.N':) EIS:;10RIV, NECESSARY'"'`- ,P< THE Si. OF VVH! 4 SAID OWNER, HEIRS, ...:C,C`S.v_LR.,. Ar`1_, aS,,C>NS,.,_;REE., .C:. PAY, NO ,,,II'JINE I - Wu -1- ,P E 1 E 1._"!_.n O!l ,- .Irl i/"', C J A �,IG -,n A rE . T' l ,r! -! �_ vL a_.v:,V,... 1.: I_r-'.. Ar..v Nv -.,E IHI J,.,ES '...�r`_ r -.T: r. rv.11CI Er i'I ;r_ � uH- ' � s i I(' r,. .., .� I.. r.,;Y��RA..Lr., BRAC -I is OFT- !- E'!.'t.r,' �E nl " i' r i.:.H, r;,-vF., ._E:�'.IC., �. .._. L�:,_, aT:ON A;vr_A t,..�� fsU .,,SAG_ V, F co ye I E;E �� p ,OL i Fi_ Ar RO v A-. Or :..� DIP „CTC,R O f ORKS. J COUNTY GLEED AND RECORDERS CERTIFICATE: STATE OF COLORADO I SS COUNTY J- J i FET:;; �.)".' I HEREBY CERTIFY -NAT THIS PLAT \NAS PLED IN ;HE OFFICE OF THE C C_il`;l Y CLERK AND RRC _° DER OF jFFFEPSOPIC0LjNTYATGOLDEN. COLORADO i 1157 0 ' G �,n�. ° .,K .M. ON THE T�2-'`vAY CJI e u -__ A.D u,l I'.00k JEFF_RSl) C C JUN! Y 1.LC'LK AN R. COt<DER DEPUHY yEAE , _ n �"f841dq;tm¢ u SURVEYOR'S CERTIFICATE: 1, KARL. A. FRANKLIN, IN, D''O HEREBY CERTIFY THAT THE SURVEY OF THE BOU'` DA.R OF MERK4' OO A1ES WA, h:TA �L i !'`'IDLE MY DIRECT 1 ' Ci D` )R J-�_ U,' CI, .vD O THE BEST OF MY rKNOWLE DGE.NFORr'v1AT!ON .AND BELIEF, Ir AC -1 ;EDANCE VViTH ALL APPLICABLE COL' R'\'DO STATUTE& CURRENT REVISED ED IICr`I AS AMENDED, THE ACCOMPANYING P! AT ACCURATELY REPRESENTS c/ ) SURVEY. PLANNING COMMISSION CERTIFICATION: RECO •/i'vi. NDFD ;FOR APPROVAL THIS Lf. [DAY OF � r �_;40(7____By THE VNrq- RIDGE -iANNi, CCO;v lviiSSi01^l. CHA RPE1.SO1'•i ' ITNf CERTIFICATION: APPROVED a� _ , . r,F ' pis �`�__ DAY' OF _s�.% ,fib.{ -1'.._ h`r Ir -'E 4NNLAT RIDGE CITY COUNCIL. CI: 1L tom. ATTEST /t % 1 e �A L T r a i 9 t C i CLERK t ,/ MAYOR fS , COMMUNITY SDE ELOPNAE!\ DPRECT OR� 4 V. 6" - - DIRECTOR OF PUB IC+'JvCPKS i LTITUDE LANA CONSULIANIS j461 R R ingsby Cf, 5!116 125 Derver CO &0216 I(lid.;(c,%GI+!ii_;r,��iC�1GCO.COfI"'. 720 94-9494 CASE HISTORY: WS- 16-0 ZLS BDIVISIO LT 0E8 a1 ° d a .6 1 .. � �v FR'JII011 N0. BY DATE R9G 10/1 rl"6 _ GTP 11191111 3 GHP 3/17117 4 GHP 4/28/17 5 GHP 5{31/17 GHP 9/8/17 CnHF 101411' 8 GHr 11/9/17 ., GHP 1 Z, T'14a ..1 10 GHP 1/2.3/118 11 GHP 2111E 12 GHP 3t22/18 2,1 CITD l 1%✓. : FF If )t A:;i ^,i(`! A C, , j I t 1 T TIT- �'_p or ­,j� , � fl r I , I (DF VVH�A' R��D fp� �­V, ATFR tT'3 KIK ANI Dk • AC . /A `E/V;r .v, -- — -.. _ r_FT 1.). ANZI AF I , SUDIti SION (BOOK K. PAGE 17) V +NED R-1 i CITY. Lj"/ C'OOR DINgTES N: 704384A F. 1105903,5222 0 r ,�) rv. DRAINAGE I r � ter. - H� �A S ,a�N It R 1 GN v EJ R � 1 THIS PIAT nr r APORTION .,. TFtNGT, l „ u BROOKSOE 'SD!VISION n :BCT.ti c.CF. ZPAGE 81 ;ZONED R r CIT"Yi)A 1+ COORUIN A,E; N 70 381940 1-: az57139.0 5;, R.-WER OF LOT 6— MONUMENT CLARIN v U J2. % I RAC i, LENGTH FWT B 215 (ZONED R-1) N0p 3„ 56'W — iZONEDR-1) DO 43' �J ✓IStIAti LIN I t i 11 'rl 55.` 01 w i Lit ... ,,DRAINAGE N89°20'04"E I —3 L12 L EASEMENT G HEREBY REBY GRnNTEC I LOCATED 0 02' WES T iD \��\\, Rv THS PLA T ITYP t i GFSUBDIVISi0N BOUNDARY 1! 1 I 68.4 � F1 1 � (ZONED R -i) FRAC? B `'EEDES T lAN AC�C'ESS c 1 6 1 13' _.. DETAIL "Af'SOEWALK 5� 5o aN ` i 1 I( EASEMENT € XHIBIT: 51 c� 3 80' E: 105910 3209 — 1 'c 38' 433"W G 3 VJ \_, .� N83` 48` 41I'WvSe%Ie HIGt'EBY GRANTED jj 73.98' ,._ 1 By !'HIS ul ,T;rYP.i CHIP 31"! 7/ 17 II Day ',AGE E A 5P" R r 4 G,WiilD S8, rt CCNL r HEREBY --l• r 3, Thlls s 83.80' ' .. t 5/ / i! i- � ioe r� 1 'I :..R ICI`?, A .. .,{Ic cT {-- } 1 rt / PPR ,,k NSF ,. f ' E{ti4A A z _ F LV Jt) � f' r v r¢ I GARY AP_.,. 345.941._..,, 1 G o 71 1 fi ^ EASEMENT a4hIlAR. _ ASEMcNT g 1�vt8- ,,.si,.n ' 960K , 3„ PAGE d 061 7 ` 4 ` DPAINAG r AS Eifil E NU F E <EdY S a4 -,^:� c i E i 1)aRaln c r AG & -n_: IT' 1I {l Nc 8 ro 1 1 ` 50+�J C� EsLcu-HEREBY GRANTED - ' { �o ,R Y THIS 7 A 1470' nt { 115 NATTY°.) \ 41.24' _ - 144.52 _ _ I 102,6' 3 - ^k' EJ R.-WER OF LOT 6— MONUMENT CLARIN v U J2. NO T Sr, N56' 25 45"W ,%-x_71; (32` i iE (SI DEVVALK E ASEi✓ENT) LOT 6 � \ 8.0' SIDEWALK EMS ME D �\ REFER c �r T r T. TO SIDEWALK EASEMENT \ NOTE ON COVER SHEET. L10 SIL 1 LAI EASEMENT LINE TABLE T i L INE 4 LENGTH DIRECTION 215 39 99 N0p 3„ 56'W — �5 DO 43' S89'20'04:.:W ✓IStIAti LIN I t i 11 'rl 55.` 01 w i Lit ... e t ' 'JJ . N89°20'04"E I —3 L12 L ' S {W z 4 iD \��\\, j -: i N63 : t 5' Af 33'56E 1296.85' CHL -50138' 1 IREC No 2008142621? in PLANT OF BEGINNING 1 � (ZONED R -i) FRAC? B `'EEDES T lAN AC�C'ESS c 1 6 1 13' _.. DETAIL "Af'SOEWALK � EASEMENT € XHIBIT: NO T Sr, N56' 25 45"W ,%-x_71; (32` i iE (SI DEVVALK E ASEi✓ENT) LOT 6 � \ 8.0' SIDEWALK EMS ME D �\ REFER c �r T r T. TO SIDEWALK EASEMENT \ NOTE ON COVER SHEET. L10 SIL 1 LAI EASEMENT LINE TABLE T i L INE 4 LENGTH DIRECTION 215 39 99 N0p 3„ 56'W — �5 DO 43' S89'20'04:.:W ✓IStIAti LIN I t i 11 'rl 55.` 01 Y.�A VI n -. FL 1CT tira E J:> i Lit ... 50.4 1 { N89°20'04"E I —3 L12 {– 13-' S53 -101'57"E S CHB -S45' `9'01 ' ,p Vi [.1Yµ/ iD \��\\, j -: i N63 : t 5' Af CC - NOT TO SCALE I SIDEIvALrC EASEMENT CURVE TABLE CURVE k LEND.." 1 RADIUS 7CL� , -� +�� ^r— ----- -1 t - h CHORD , CNORCLENGr" C> t 5 '800 12..a 2224` I N7'55 -11h` 7.46 ii C-% 4�'.' f 26,62' , 08`5345' S/c` 1 13"E13,28, 13.28_-_ C. i 3.22 55,5rJ 8'29'10" 1 S13' 54'48"W 8.21' h. T 5 L„BLI LOT 7 TRACTA L1^o u w wv � C_') r ✓ y Q b `- UA, C) w ozc z_z co W Wm LL{ W s C5L 4u zw< Z � G Mar". x1SlIlIlW00D CESTATtES RE:P LAD OF A PORTION F B OOKS I S° BDIV ')IAS N BEING A PORTION DE THE SOUTH EST U ! PrARTE DE T �E ���T !'DEQ T QUARTER �.€� � �F �,F CITY /'''y f r y'^ RIDGE, �'`? f'` [ I , .J S t.1 a t�',"^�� , RANGE 69 �* V E S { O I THE � C I f Y � �� ?' v\/ 1'..a �..?Y I \ I i ,( r., l I COUNTY O i I �S' I T' Y L ) p'" ! '�" � �? �. (", ,' i "i [� 'T """ �} S> c' ,^� 3'"'�Z� 3 ,��} � ;5 ,`.", _ !J f Y i a,. r „z E! F E R S �,,,j 1 \f , S T! 1 i IE ti 1 i t..,.r `�J E_ O i\ f"�`4 C,..� tiat COWL h LOW SUBDIVISION =Ec No 201409i,809) 1 j� qY �. R=55 50' s 1., -0I8" 43'30" - - t Ec I in I i CHB=SGS 47' 39'''/d (ZONEDIR'; i i uH! 18 Co 1 i , t ro I' / LOCATED ^.86' 111 % OF SUBDIVISION BOUNDARY / FREIMUlf H SUBDIVISION' LOT SECOND FILING IZONEG R-") (REG No 29111116757] AND EGRESS EASEMENT EXHIBIT: LOCATED 0 O4' WEST OF SUBCIVIg{ON BOUNDARY CLhd, E� !4 SCR^dLR SECTION �8 s . Ro"9U4 FOUND 3,251BRASS CAP COWR POINT NO, 6309 C_ A IJMN:703i801713E: 1.7884.1787 LAT. 39.7619654 CNG.-105.11904WEEL 540/.94 FT LIKELENGTH L14 POINT OF COMMENCEMENT .r2 29' 215 39 99 N0p 3„ 56'W — i .CC 34.09 5.E3` 47.81LOT ✓IStIAti LIN I t i 11 'rl 55.` 01 Y.�A VI n -. FL 1CT tira E J:> _0' ; �TONFD? 1) G\---053° 69 :4'-�, .._)P )SEL,RF-iNAGE- un APPLEIADOC BAPTIST S CHB -S45' `9'01 ' ,p Vi [.1Yµ/ iD \��\\, �,IDIFViA!_K CHURCH SUBDIVISION S00" 33'56E 1296.85' CHL -50138' i IREC No 2008142621? PLANT OF BEGINNING 1 � (ZONED R -i) FRAC? B `'EEDES T lAN AC�C'ESS c 1 6 1 13' I � l Y i .NO. � N. 103087.8313 � I J Sr' 33 31' E , E: 105910 3209 — 1 EXGTIN3 LOT LINE HEREBY3 G 3 VJ \_, GHP REMOVED BY THIS PLAT �� 1 2�' + >� CHIP 31"! 7/ 17 II Day ',AGE E A 5P" R r 4 G,WiilD A rt CCNL r HEREBY --l• r 3, Thlls s GIP 5/ / i! i- 6 :..R ICI`?, A .. .,{Ic cT } � I I TI _.4. 'LA i A ,i GHP _-, .1RAC.7A y AP_.,. 345.941._..,, G o OR Ii1^ v:. R DETENTION AND I a ` 2 mAm DPAINAG r AS Eifil E NU F E <EdY - 12104/17 ter'" n vl { �o ,R Y THIS 7 A GHP 1'23/18 � 102,6' 3 - ^k' EJ Sd^�� �J.12'.S hCPJI i LOUND �1 ,A �V, tiL0 CAI i GHP L = 1 �. .P RC o a � LG Z a e EPAA iEPL�• - vJ L) ,290431 -- 1 A 1 - G RIAN-ED8 IS 11Lµ U 13.42' - _` IVII N', r I F 4 r iC t?2837(0 l i �€ T S E E# 2 r 8 83;'IfiR 2_R Ai, hrARO?iVItr(EMIA 7615 Sr{ '\ R=26 2F E; I 0 E 2 / %100-YEAR� ,FLJC "rl (;IN IS �5 -?`, n, v / Cr6- 't, SI { 1,5"E 1.28 CHL -13.28' j/ r I 4201.93' tN'O1) t; 04,.Ar, 1296.58`/ / N89' rU 0 E / LOCATED ^.86' 111 % OF SUBDIVISION BOUNDARY / FREIMUlf H SUBDIVISION' LOT SECOND FILING IZONEG R-") (REG No 29111116757] AND EGRESS EASEMENT EXHIBIT: LOCATED 0 O4' WEST OF SUBCIVIg{ON BOUNDARY CLhd, E� !4 SCR^dLR SECTION �8 s . Ro"9U4 FOUND 3,251BRASS CAP COWR POINT NO, 6309 C_ A IJMN:703i801713E: 1.7884.1787 LAT. 39.7619654 CNG.-105.11904WEEL 540/.94 FT 4 -t \ v� BY PLAT y£zt)0"3'66'58238` \ 4- 102,74' 4' 10 DRA[NAG_au uT` 4a r�hGi�q, E utl+b_,1A ENT HEREui^.,LiAN1E0- _I T %s ✓% \t'. E'� : �LAT'T,? i v/ rAl"ns p F- 6 U I Y I b J.k LOT _ - c - LOT:; I c� l OT 6 N- LC : It c, _ 'J.PJ JF :°c7^ nCrEu'- h - 1% �r` i «Cu 4vn . - t . 'E I cco fin, 04,N EXIST a IGLOTT LINE 1, .39 .. z fj HEREBY REMOVE u BY!HIS PLAT i iS�Y I I I t 7c 0PT DefSEYAR T JO UMHJ? I 1 I 13717' ` 102.7#' 102.?4I I 1 i u.1 o z w �> 1- J. b LOT 4 s ;%ON_uR-'=) Zi7N` R i BLOCK PI !.E:l+COD 8R004(SICE SUBDIVISION �;"G No., 83117122) I ; , i '?OUT'; STREET i IL LOT 6 AND 7 DRIGAU SAGE EASEMENT EXHIBIT: DETA. L_, „ EME GEh1C'@ VEAICLE ACCESS e ti 0 89' 2p 04',!':7 \585.49'. `•. \\ \ \, �N89"20'04"E _ N \ �``. ��. •>_• \ 30.1,0' \,vr,�s,:a o � i \ \ \ D \ PARCEL �SF fo 0035 ACRES) 11 HEREBY ^^ .,ED P `Ec, AS r SI'E LOT LINE DRAINAGE & ,C v �� s_I, _F.:4 a - 8Y `i : LR' -9. R.1r_RC U / -. _ N Y e:Ju- GR„MTED By THIS PLAT !^tF ?. 1 ACCE�.�. AS.-A"FNT i `m. I� ,R[i'ERTO i�_E'✓I,l_$LY u w, -, - _ _,. 1 HEREBYGRARTED� FlrcaAR � ,-0,,, OTLON REFER OC_Ai 'v _,Ic Cr t- i St C Pviu'i 12 892 SF fl,29-0 A(3RES ,�v. ,,,, ,A.,r,LS,t 'b v n, C "T I` C5 G - r 3 L — LOT yJ 1 N � 56"4N I^' - E t z, (- I ' _ c HEREBY 3 co I J: LAVE ErtEB`/ n - t �/1.1:E ^ 9 ) .1960 F^k E S' - . - .. CREAI BY i 1T HIS P r P I T r ,, Iu r I� 02 74' 102.74' 02, 74' EASEIM N7 AEREBYGE HTED I/ w 1 BY THISPLAT IP_) � �1 � z v s I CIT DATUM COORDINATES N 703085.42'3 n I Z, ; '65761.8606 + z;ci `` ti LOT OT 2 LOT 1 (ZONED R-11 (CONED R-1 j !ZONED R-1) r >_>;w '., wl c J <' r. f n.j:1 I i, HIES r 1:1 CORNER SECTION 28 13S, R69'IN FOUND 3.25' BRASS CA, - rOVI, POINT NO, `6209 r Cl Y DATUM N /03049 55162 E.105260 71 LAT 39,7 61 zif:12` LONG AO 1283702' EL ,1 -.70. T ENT EXHIBIT: \\N\ \\Y \ \\\ ``\ \ \ � \ - \� I v\ vA `\ vv \ �. A D� v \�� �� \ I,'/ �\ Vv BBSsREEt\v� _ V Avv ��\77_177 �. v' v /ij z� w vN6ti4'2C"�% V� V I c �/ 228 TIE(DRAINAG E/fSEPAENT)�,\ \\ \\� u/'/////' .: \y I i r" \ V A ..•\,`., A V'v � - ry -- iA- J/ v tR, c?B S j�RlEE A , A v AAv 1 /�/ jlj' CI, t i ,� 9 .\ VD , \� ----- 0 _ N24' 32 57"Vt/ I �2;v`v '::: :. t /�\' %%a, j ?,! �� \,' 60.37' l IE (INGRESS a L2 '$ AND EGRE SS EASEMENT) E f nT L{0r 1 LOT 8 Ci OT e AND 7 DRAINAGE . 4S IttEI T / j / / / !' / Y REFER O L ' 6 AND 7 DRAINAGE � 1�/ \11 P -: ENC1 rn 102E ACCESS EASEMENT EASEMENT n C E jfi f i li j ?t tp TCl MRC NCf VE 111 ACCESS .n MFN NOTE N OV R S"EET_ j \/ ���/ E,+tEPAEPrTNOTEON001/ERSUcEL ` LST v t LOT v / ^•' % �� z z, INGRESS AND EGRESS EASEMENT LINE TA©LE LIKELENGTH L14 POINT OF COMMENCEMENT DI REST, 10IN - S89-'20'04 A` 215 39 99 N0p 3„ 56'W — i .CC 34.09 5.E3` N89`2004"E 800'3956"t S31 „7 . _. µ r+_ 7 ✓IStIAti LIN I t i Y.�A VI n -. FL 1CT tira E J:> _0' ; PLATI_i .._)P )SEL,RF-iNAGE- un APPLEIADOC BAPTIST S iD \��\\, �,IDIFViA!_K CHURCH SUBDIVISION T n, HN i IREC No 2008142621? PLANT OF BEGINNING 1 � (ZONED R -i) FRAC? B `'EEDES T lAN AC�C'ESS CITY DATUM COORDINA 1 ES i I � l Y i .NO. AND SIDEWALK EASEMENT N. 103087.8313 � I J . , W HERE' v GRANTED BY THIS PIA,! E: 105910 3209 — 1 EXGTIN3 LOT LINE HEREBY3 Sf /v.G135 ACRES) \_, GHP REMOVED BY THIS PLAT �� 1 2�' + >� 4 -t \ v� BY PLAT y£zt)0"3'66'58238` \ 4- 102,74' 4' 10 DRA[NAG_au uT` 4a r�hGi�q, E utl+b_,1A ENT HEREui^.,LiAN1E0- _I T %s ✓% \t'. E'� : �LAT'T,? i v/ rAl"ns p F- 6 U I Y I b J.k LOT _ - c - LOT:; I c� l OT 6 N- LC : It c, _ 'J.PJ JF :°c7^ nCrEu'- h - 1% �r` i «Cu 4vn . - t . 'E I cco fin, 04,N EXIST a IGLOTT LINE 1, .39 .. z fj HEREBY REMOVE u BY!HIS PLAT i iS�Y I I I t 7c 0PT DefSEYAR T JO UMHJ? I 1 I 13717' ` 102.7#' 102.?4I I 1 i u.1 o z w �> 1- J. b LOT 4 s ;%ON_uR-'=) Zi7N` R i BLOCK PI !.E:l+COD 8R004(SICE SUBDIVISION �;"G No., 83117122) I ; , i '?OUT'; STREET i IL LOT 6 AND 7 DRIGAU SAGE EASEMENT EXHIBIT: DETA. L_, „ EME GEh1C'@ VEAICLE ACCESS e ti 0 89' 2p 04',!':7 \585.49'. `•. \\ \ \, �N89"20'04"E _ N \ �``. ��. •>_• \ 30.1,0' \,vr,�s,:a o � i \ \ \ D \ PARCEL �SF fo 0035 ACRES) 11 HEREBY ^^ .,ED P `Ec, AS r SI'E LOT LINE DRAINAGE & ,C v �� s_I, _F.:4 a - 8Y `i : LR' -9. R.1r_RC U / -. _ N Y e:Ju- GR„MTED By THIS PLAT !^tF ?. 1 ACCE�.�. AS.-A"FNT i `m. I� ,R[i'ERTO i�_E'✓I,l_$LY u w, -, - _ _,. 1 HEREBYGRARTED� FlrcaAR � ,-0,,, OTLON REFER OC_Ai 'v _,Ic Cr t- i St C Pviu'i 12 892 SF fl,29-0 A(3RES ,�v. ,,,, ,A.,r,LS,t 'b v n, C "T I` C5 G - r 3 L — LOT yJ 1 N � 56"4N I^' - E t z, (- I ' _ c HEREBY 3 co I J: LAVE ErtEB`/ n - t �/1.1:E ^ 9 ) .1960 F^k E S' - . - .. CREAI BY i 1T HIS P r P I T r ,, Iu r I� 02 74' 102.74' 02, 74' EASEIM N7 AEREBYGE HTED I/ w 1 BY THISPLAT IP_) � �1 � z v s I CIT DATUM COORDINATES N 703085.42'3 n I Z, ; '65761.8606 + z;ci `` ti LOT OT 2 LOT 1 (ZONED R-11 (CONED R-1 j !ZONED R-1) r >_>;w '., wl c J <' r. f n.j:1 I i, HIES r 1:1 CORNER SECTION 28 13S, R69'IN FOUND 3.25' BRASS CA, - rOVI, POINT NO, `6209 r Cl Y DATUM N /03049 55162 E.105260 71 LAT 39,7 61 zif:12` LONG AO 1283702' EL ,1 -.70. T ENT EXHIBIT: \\N\ \\Y \ \\\ ``\ \ \ � \ - \� I v\ vA `\ vv \ �. A D� v \�� �� \ I,'/ �\ Vv BBSsREEt\v� _ V Avv ��\77_177 �. v' v /ij z� w vN6ti4'2C"�% V� V I c �/ 228 TIE(DRAINAG E/fSEPAENT)�,\ \\ \\� u/'/////' .: \y I i r" \ V A ..•\,`., A V'v � - ry -- iA- J/ v tR, c?B S j�RlEE A , A v AAv 1 /�/ jlj' CI, t i ,� 9 .\ VD , \� ----- 0 _ N24' 32 57"Vt/ I �2;v`v '::: :. t /�\' %%a, j ?,! �� \,' 60.37' l IE (INGRESS a L2 '$ AND EGRE SS EASEMENT) E f nT L{0r 1 LOT 8 Ci OT e AND 7 DRAINAGE . 4S IttEI T / j / / / !' / Y REFER O L ' 6 AND 7 DRAINAGE � 1�/ \11 P -: ENC1 rn 102E ACCESS EASEMENT EASEMENT n C E jfi f i li j ?t tp TCl MRC NCf VE 111 ACCESS .n MFN NOTE N OV R S"EET_ j \/ ���/ E,+tEPAEPrTNOTEON001/ERSUcEL ` LST v t LOT v / ^•' % �� z z, INGRESS AND EGRESS EASEMENT LINE TA©LE LIKELENGTH L14 28 00' DI REST, 10IN - S89-'20'04 A` 215 39 99 N0p 3„ 56'W — L15 L17 a u .CC 34.09 5.E3` N89`2004"E 800'3956"t S31 „7 . _. µ r+_ 7 NOT TC) SCALE Lt)(EARJ `J7GRAINACE FASEtAFPIT ;_iN T,4BLE NOTTO SCALE i r)IR_^EC "':ON %9.297.. - `909"OC 04"E 1 , 0 39 v °0..-4 .n__. t I A ..,,v +. 1D,11^ - N89'20'04"E / T AND CC 11 W�m�mms�sK. 'l%: .rJ '` I RAIN IG {iAJ��'I^ CURVIE TABLE EASEMENT C1, �1 1 ABLE CURVE 4 I .:NGJH I RADIUS I DELTA : CHORD BEARING 1 CHORD 1ENG I H CC 95A V 55.03' 25°5521 ` IS V 4L 58"A''1 24.89' 111,tJ NOT TO SCALE EMERGENCY VEHICLE ACCESS ,ESS (;URVE TABLE C URV._'r: 1 I � 1 EtNGTNT� ----�- —._— �" it Di -1 rA I 1'7k D C-tEAR I(VC F t.siv'-27 LFNGT. III C1 ( 0.711 05.7 % ! t ")Z+A5^U70, .—.. C2 11).77 28.00' -. -.. ' 022'00 N7W' , -� I I � I z� c�°E 1�'re� LMEWORK LEGEND: — :1117; yr v ',TIJtt LINE SUD'l='E _INN, - _ - ✓IStIAti LIN I Y.�A VI n -. FL 1CT tira E J:> _.__a PLATI_i .._)P )SEL,RF-iNAGE- S S iD \��\\, �,IDIFViA!_K �\ V T n, HN TI A.N...` uJ MtHfil co i .NO. 1) 0 I . , W I— 1 0n IC i� tl\AC T B SIA 1 4�( tiJ A -V LL — 1 Li L'v`J ,i F r:ra,JEML:'aC 2 GHP f; 13/` 7 - l N;, IN 4 R F VAR A/M rr•%i.Lr W TI ASP,/ At J ` J R;naa$I'�V ;moi, S!_iiie I25 D-lellver, r,o 80216 o r;a!+ udeiai d; o.Coml II i T'Jd e 1, art d L, .co rrl .;94-94,9! CASE HIS'?- RY: Wtom! - 16 - 02 MONUMENT LEGEND: SUD'l='E I 'N Y.�A VI n -. FL 1CT tira E J:> PLATI_i NC S�J9 S 08/15/16 CL Lij > LIJ uJ im co i .NO. 1) 0 CASE HIS'?- RY: Wtom! - 16 - 02 MONUMENT LEGEND: SUD'l='E I 'N Y.�A VI n -. FL 1CT tira E J:> PLATI_i NC S�J9 S 08/15/16 '- NL`!,% 5V S) (- / I t�.i10i I`1 � 3 AE_,... V iS1iJl qM{' � '0 R NFIR. (AS I11 L', , .Y i .NO. BY DATE S N(J 5' Rt BAR WCril AW If- I— 1 r rv,GS ✓ Ti.-, C1 :,,, 2 GHP f; 13/` 7 - l N;, IN 4 R F VAR A/M rr•%i.Lr W TI ASP,/ At J CHIP 31"! 7/ 17 •_ , 7 <<,I 4 G,WiilD 4!28!17 rt CCNL r _ GIP 5/ / i! i- 6 - GHID �{ 8,1 } � I I TI _.4. 'LA i i ,i GHP 1; C/ 41 j AP_.,. 345.941._..,, GHIP 12104/17 aJLrd, v-` E .EBf,R u c �'-iTFIA,,,,CCAP I GHP 1'23/18 .L � r SJ) 7 ' i. C' L' l�Hb ^, p 2/1 /18 LOUND �1 ,A �V, tiL0 CAI 12 GHP 2t48 vJ L) ,290431 -- --- - _` IVII N', r I F 4 r iC t?2837(0 l i �€ T S E E# 2 r 8 83;'IfiR 8 I 0 E 2 City of W heat �dge PUBLIC WORKS Memorandum TO: Meredith Reckert, Senior Planner FROM: Dave Brossman, Development Review Engineer DATE: April 11, 2018 SUBJECT: WS -16-02 / Merkwood Estates, 13th PW Review Comments I have completed my thirteenth review of the Final Plat, Final Drainage Report, and Civil Construction Plans for Case # WS -16-02 / Merkwood Estates located at 11435 W. 32nd Avenue received on April 4, 2018. This Memo is to inform you that all civil engineering documents for this development have been reviewed and are hereby approved for construction by the Department of Public Works. Please note that a Stormwater Maintenance Agreement (SMA) accompanied by an Operations and Maintenance (O & M) Schedule for both detention/WQ facilities shall be required prior to issuance of the first Certificate of Occupancy (refer to item 3c below). Right -of -Way Construction Permit(s)/Licensing: a. ROW Permits. Prior to any construction within the public right-of-way (ROW), the necessary Right -of -Way Construction Permit(s) and respective licensing will need to be submitted for processing by the City. Right -of -Way Construction Permits are issued by the City only after approval of all required technical documents, including but not limited to, the Final Drainage Report & Plan, Final Plat, Final Development Plan, Traffic Impact Study, Storm Sewer Plans, Street Construction Plans, Grading & Erosion Control Plan, Traffic Control Plan, and easement or ROW dedications. b. Licensing. All work within the public Right -of -Way shall only be performed by a municipally -licensed contractor. 2. Public Improvement Restoration/Debris Tracking: It will be the responsibility of the contractor for the project to repair any damage to the existing public improvements along W. 33rd Avenue and Quail Street as a direct result of related construction traffic. Also, the contractor will be responsible for maintaining all affected roadways on a regular basis such that they remain free of construction debris and tracking from construction traffic accessing the site. 3. Drainage Certification/ As -Built Plans/ SMA and O & M Plan: Please note the following items required prior to the issuance of the first Certificate of Occupancy for the subdivision: Merkwood Estates Subdivision Review -13th -Redesign per CC_Approval.hr.docx Public Works Engineering November 19, 2017 Page 3 City of Wheat Ridge Municipal Code requirements. Please contact Bill LaRow, Stormwater Program Manager at 303.235.2871 for additional information. 4. Materials Testing for any Construction within the Public Right -of -Way: It will be the responsibility of the developer/owner, to provide the necessary testing, as applicable for the scope of this project, for sub -grade compaction and other related material tests for any improvements to be constructed within the public Right -of -Way. (SEE ATTACHED MATERIAL SAMPLING & TESTING REQUIREMENTS) Merkwood Estates Subdivision _Review- 13th -Redesign per CC_Approval.ltr.docx Public Works Engineering November 19, 2017 Page 2 a. Drainage Certification: Upon completion of the drainage improvements, the Engineer -of -Record shall provide to the City of Wheat Ridge a written, signed and sealed Drainage Certification Letter (DCL) stating that the overall site grading was completed per the approved Grading and Drainage Plans, all drainage facilities were constructed per the approved construction plans and shall function as defined in the approved Final Drainage Report/Plan, and that the site has been accurately surveyed to confirm that the grading and construction of all drainage facilities was completed in accordance with these documents. The DCL shall be submitted to the City for review and approval, and shall be accompanied with As -Built Plans on the Current City Datum for all constructed drainage facilities prior to issuance of the first Certificate of Occupancy. b. As -Built Plans: The following items shall be included in the As -Built Plan prior to City acceptance: i. Storm Sewer (this info referenced in DCL) 1. Detention/WQ pond volume (sufficient spot elevations for engineer to calculate the volume). 2. Detention/WQ pond Outlet Structure elevations. 3. Manholes, rim and invert elevations. 4. Drop Inlets, grate and invert elevations. ii. Lighting (within Public ROW only 1. Streetlight locations. 2. Pull Box locations. 3. Electric meter location(s). iii. Robb Street 1. Provide sufficient spot elevations or cross-sections to determine the roadway was constructed per plan. Three (3) copies of the "As -Built" Plans shall be submitted as follows: i. One (1) hardcopy is to be signed & sealed on 24" X 36" bond paper, and ii. Two (2) electronic files shall be delivered on DVD/CD-ROM/Flash Drive as follows: 1. One (1) file in AutoCAD 2013 DWG or older format, AND 2. One (1) file in PDF format (of the signed & sealed sheets). c. Stormwater Maintenance Agreement and O & M Plan: All post - construction Best Management Practices (BMP's) for water quality must be maintained and inspected by the property owner(s) per Section 20-34 of the City of Wheat Ridge Municipal Code of Laws. For stormwater quality facilities including, but not limited to, above -ground or underground detention facilities, porous landscape detention areas, porous pavement, centrifuge type devices such as a Rinker Stormcepter®, hydrodynamic separation systems such as a Contech Vortechs®, or for any other approved post -construction BMP, a Stormwater Maintenance Agreement accompanied by an Operations and Maintenance (O & M) Schedule/Log shall be required prior to issuance of the first Certificate of Occupancy. The O & M Schedule/Log must be kept current and will be inspected on a regular basis by City staff to ensure compliance with Merkwood Estates Subdivision Review -13th -Redesign per CC_Approval.ltr.docx 30' FRONT SETBACK (TYP.) � ST � LEGEND DRAWING SCALE & NORTH /ARROW AASHTO SU -30 TRUCK SU -30 TRUCK BODY PATH SU -30 TRUCK WHEEL PATH W Z n 3 0 10 20 40 60 I ( IN FEET) 1 inch = 20 ft. LTITUDE LAND N ULTANT 3461 Ringsby Ct, Suite 125 Denver, CO 80216 201 E. Las Animas, #113 Colorado Springs, CO 80903 info@altltudelandco.com AltitudeLandCo.com O J O LLCIO x LU 0 Z_ Z w J U_ w 16-071 DATE: MARCH 22, 2018 DRANM BY: GHP CHECKED BY'. SHEET 1 OF 1 IEWALK EASEMENT EXHIBIT: NOT TO SCALE _® i c5�ROBB STREET Irc), L13 N560 25'45"W 79.62'TIE (SIDEWALK EASEMENT) LOT 6 8.0' SIDEWALK EASEMENT REFER TO SIDEWALK EASEMENT NOTE ON COVER SHEET. J J L10 3EMENT LINE TABLE TH DIRECTION 3' S89°20'04"W )' N00°39'56"W 3' N89°20'04"E 6' S63°01'57"E 1' N63°01'57"W 34.09' 3 NOT TO SCALE SIDEWALK EASEMENT CURVE TABLE TH RADIUS DELTA CHORD BEARING CHORD LENGTH S89°20'04"W 18.66' 29°22'24" N75° 55' 11 "W 9.46' 25.00' N89020'04"E L17 34.09' S00°39'56"E LOT 5 1 DETAIL "B" INGRESS AND EGRESS EASEMENT EXHIBIT: DETAIL "C" LOT 6 AND 7 DRAINAGE EASEMENT EXHIBIT: LOT 7 ROBB STREET TRACT A ;:..j:: L18 T N240 32'57"W L17 T 60.37' TIE (INGRESS J AND EGRESS EASEMENT) L15 LOT 6 ��U) W O Q� cn W W W z O Q U W crn z ry C/) O C7 [)fW W 0 z O z — z Q O t- cn F-- z cn 0:� W Of u- w z � w INGRESS AND EGRESS EASEMENT LINE TABLE LINE # LENGTH DIRECTION L14 28.00' S89°20'04"W L15 39.09' N00°39'56"W L16 25.00' N89020'04"E L17 34.09' S00°39'56"E L18 5.83' S31 °37'45"E 3 NOT TO SCALE MERKWOOD ESTATES TRACT A NOTES: 1. TRACT AIS FULLY ENCUMBERED BY STORMWATER DETENTION DRAINAGEFO EASEMENT TO THE BENEOF THE CITY OF WHEAT RIDGE (REFER TO STORMWATER DETENTION AND DRAINAGE EASEMENT NOTE ON SHEET 1.). BANZHAFTRACTA SUBDIVISION (ZONED R-1) (BOOK 50, PAGE 17) (ZONED R-1) mawuOEdun4ry FASB4EHT HEREBY GPAXDFD Bx TH6 PUT RYPO CITY DATUM COORDINATES 68A9' _ _^118.67' N: 704384.1160 I N73° 60' 53•W - E: 105903.5m .3.80' S78° 38' 43M' w I o . N83° 48' 41'W _ 41.49'- n 73.98' ''gl W S87' 39'081E 83.80'.. I. 10.6' FLOODWAY DRAINAGE EASEMENT APPROXIMATE FEMA HEREBY GRANTED BY THIS PLAT FLOODWAY BOUNDARY A PORTION OF TRACT 1D I N78' 31' 34NV BROOKSIDE SUBDIVISION -_ 74'42 - S84° 27'21"E (BOOK 2, PAGE TBI I - N85° 71' SOW 40.29' (ZONED R-1) L _ 14.70' 4124' - -144.52'. CITY DATUM COORDINATES N: 704381.9401 E: 105739.0150 LOT' (ZONED R-11 I TRACTS (ZONED R-1) MERKWOOD ESTATES A REPLAT OF A PORTION OF BROOKSIDE SUBDIVISION BEING A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO t� QUAIL HOLLOW SUBDIVISION W� (REC. No. 2014095809) Lei Q 3 0l ,,J0 R=55.50' / nF HB=S00° 4T 39•W LOT 10 HL=18.08'BE(CONED FIAT I I i LOCATEDOC7WEST F SUBDIVISION BOUNDARY _SUSDIVISION \ LOT II (ZONED R-1) R=55.59 \ a=05 CHB=S45° 09' 01NV ROBB STREET 28.05 SOO' 33'56"E 1296.85' CHL=50.38' TRACT A 39.05 461.23' SOO' 33'34'E a v L17 39.09- 3°01'5TE - \-- 75.31' '0.a0ANNAGE E°SEMEMFNT n DBvxADE 41n1urr� FA5EMENTHEREBYGMMBt 8.0 SIDEWALK EASEMENT LAT. 39.7819654° LONG. •105.11901D5'EL 5461.94 FT xE-YcaANreDBYTX6 PUT - IREFERT0IE NL'CTIBSSMEFT) BYTHISPIAT(nP.) NOTE ON COVER SHEET. LID TRACT A LINE# LENGTH DIRECTION L9 50.43' STORMWATER DETENTION AND L10 6.00' m L17 50.d3' DRAINAGE EASEMENT HEREBY L12 73.46' S6 LT 7 GRANTED BYTHIS PLAT y - - - - V,� I I � VACATED PARCEL IO2.59:75F I2.lATSADRE51: 5,414 SF (0.1143 ACRES) :U I $' LOT 1GRE95,WDE 16 SANITARY EASEMENT 1073 APPROXIMATE FEMA OVEAEEVTTHEREBY L-13.42' 11iUTR TO DUAL 9'TM65HEET1 R=2% (BOOK 939, PAGE 406) POINT OF BEGINNING 100.YEAR FLOODPLAIN C=o28°53' IPNUPNGEBUMY EASFI4EMf HEREBY GRANTED'Y / TRACT B PEDESTRIAN ACCESS C CHB=S76°11'13"E 3°E CHL=13.28' BY THLS RATRYP.1� L - _ - _ _ _ - - - WEST CORNER OF LOT 6 MONUMENT CLARIFICATION: o F 0.37 o.zz 05 49.77' o3gy S= NOT TO SCALE DETAIL "A" SIDEWALK EASEMENT EXHIBIT: LOT 7 SIDEWALK EASEME DIRECTION ROBB STREET 28.05 C5 TRACT A 39.05 N00°3556W L13 25.05 v L17 N56° 25'4M 79.67 TIE (SIDEWALK EASEMENT) 3°01'5TE LOT 6 LOT 5 75.31' U 3461 RngSby Ct, $Uiie 12$ 8.0 SIDEWALK EASEMENT LAT. 39.7819654° LONG. •105.11901D5'EL 5461.94 FT REFER TO SIDEWALK EASEMENT Denver, 0080216 NOTE ON COVER SHEET. LID SIDEWALK EASEMENT LINE TABLE NOT TO SCALE LINE# LENGTH DIRECTION L9 50.43' 589°2904"W L10 6.00' Nar°3558W L17 50.d3' N89°2004'E L12 73.46' S6 ORA441ED BrTXB RAr 0YP1 720-594-9494 - - - - V,� I I � VACATED PARCEL w l I m I xl� I :U I $' LOT LOT 1 APPLEWOOD BAPTIST � w 1073 L3 1t,M15f AIXiE5)t CHURCH SUBDIVISION POINT OF BEGINNING 12 B925F(OA50 AGRFB)t � it (o2350 (REC. No.2006162627) ST LINE# SIDEWALK EASEME DIRECTION L14 28.05 BB9'20'04'W L15 39.05 N00°3556W L16 25.05 N89°20'Od'E L17 34.05 3°01'5TE L13 75.31' N63°O1'S7'W CURVE TABLE CURVE LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH C3 9.5T 18.88 29'22'24' N75° 55' 11'W 9.46' G 13.42' 26.87 28'53'45' 876• 11- 13"E 1328' CS 8.22' 55.50' 8°2510' S13'54'48W 821' LOCATED 0.85 WEST / OF SUBDIVISION BOUNDARY FREIMUTH SUBDIVISION SECOND HUNG (REC. No. 2011116757) LOT 7 \\\\\ ROBB TRACT A L18 L77 N24° 32' 57'W X60.37' TIE (INGRESS - AND EGRESS EASEMENT) L'S LOT6 INGRESS AND EGRESS EASEMENT LINE TABLE LINE# SIDEWALK EASEME DIRECTION L14 28.05 BB9'20'04'W L15 39.05 N00°3556W L16 25.05 N89°20'Od'E L17 34.05 SOD°3556"E L18 5.83' S31°3T45"E 3461 RngSby Ct, $Uiie 12$ I BY THIS PLAT LAT. 39.7819654° LONG. •105.11901D5'EL 5461.94 FT 5.0 Denver, 0080216 3 LOCATED 0.85 WEST / OF SUBDIVISION BOUNDARY FREIMUTH SUBDIVISION SECOND HUNG (REC. No. 2011116757) LOT 7 \\\\\ ROBB TRACT A L18 L77 N24° 32' 57'W X60.37' TIE (INGRESS - AND EGRESS EASEMENT) L'S LOT6 INGRESS AND EGRESS EASEMENT LINE TABLE LINE# LENGTH DIRECTION L14 28.05 BB9'20'04'W L15 39.05 N00°3556W L16 25.05 N89°20'Od'E L17 34.05 SOD°3556"E L18 5.83' S31°3T45"E NOT TO SCALE IT LOCATED 0.04' WEST OF SUBDIVISION BOUNDARY 41 Y DATUM COORDINATES (ZONED R-1) AND SIDEWALK EASEMENT N: 703067.3313 HEREBY GRANTED BY THIS FLAT Ef05916.3209 0 0 EXISTING LOT UNE HEREBY 5935E (0.0136 ACRES)t REMOVED BY THIS PLAT 15.21' 8.00' I /// '�/TT PLAT �. �10 I I 'x EASEMENTHEAEBYGRAYTED I BY THB PUi DYP.I 563° 01' S7'E �'4 47 NF�Br w �\LTITUDE r LOT CENTER IN CORNER SECTION 28, T3S, R69W 1075 12891 SF(0.29N ACRE51+ LAND CONSULTANTS F 15.9955E (Offi72 ACflESIt n FOUND 3.25 BRASS CAP -COWR POINT N0. 1fi3W I EXISTING lOT UNE - 589. 20' 04•W 13849 � T;S I CITU DATUM N: 713D80.1713 E: 1078M.1787 -5043' I 20.a SM4TARY EASEMENT 3461 RngSby Ct, $Uiie 12$ I BY THIS PLAT LAT. 39.7819654° LONG. •105.11901D5'EL 5461.94 FT 5.0 Denver, 0080216 3 PUBLIC RIGHT -0F -WAY CAP (Ls. 17669) info®G It if ude la ndco.com LINE # LENGTH POINT OF COMMENCEMENT I GHP 5!31/17 AlfiiudeLandCo.com EXISTING EASEMENT L1 1 I ORA441ED BrTXB RAr 0YP1 720-594-9494 - - - - V,� I I � VACATED PARCEL w l I m I xl� I :U I $' LOT LOT 1 APPLEWOOD BAPTIST � w 1073 L3 1t,M15f AIXiE5)t CHURCH SUBDIVISION POINT OF BEGINNING 12 B925F(OA50 AGRFB)t � it (o2350 (REC. No.2006162627) TRACT B PEDESTRIAN ACCESS C BCCKS TO 11 i � N00°33'S6'W m I L071 w 8.00' IHI JOY IL'ESJB. 11.99' LOT LINES HEREBY Z 1z,e9tSF(u19WA0RE51: I IZON3D R-11 PROPOSED SIDEWALK CREATED BY I o_ y I I I I THISPUT (TYP.)._ LOT2 (ZONED R-1) a 3' � T o o LOT 5 _ � (ZONED R-1) I _ _ ROUTT STREET - - LOT 24.45' TIE (DRAINAGE EASEMENT) �� �ROBBSTREET L19R„11 „ TRACT A r1i •'^:: g :� _ 10.0' LOT 6 AND 7 DRAINAGE EASEMENT ' REFER TO L076 AND 70RAINAGE EASEMENT NOTE ON COVER SHEET. L076 LOTS LOT fi AND 7 DRAINAGE EASEMENT LINE TABLE LINE# LENGTH DIRECTION L19 2925 '00-04-E L20 L20 53.55 N09°ar091N L27 10.11' N89'20'04'E NOT TSCALE LOT 8 AND ]DRAINAGE EASEMENT CURVE TABLE CURVE# LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH C6 25.11' 55.50' 25'5571' S14'40'5B'W 24.89' LOT d (ZONED R-1) BLOCK APPLEWOOD BROOKSIDE SUBDIVISION - (REC. ND. 83117122) - 1585.49' /// '�/TT PLAT �. �10 I I 'x EASEMENTHEAEBYGRAYTED I BY THB PUi DYP.I 563° 01' S7'E �'4 47 NF�Br w I � r LOT 73.46' LOT 6 1075 12891 SF(0.29N ACRE51+ 12B925FN29W ACAE4) 15.9955E (Offi72 ACflESIt n it 2 E L i 5 I EXISTING lOT UNE - 589. 20' 04•W 13849 � T;S I HEREBY REMOVED -' -5043' I 20.a SM4TARY EASEMENT 6fiJOK51DE SU9. I IZnh'E�F-t� I I BY THIS PLAT RECOROF➢BY BEPMtATE DOLU1F11T 5.0 FOUND N0.4 REBAR WITH YELLOW PLASTIC LOT2 (ZONED R-1) a 3' � T o o LOT 5 _ � (ZONED R-1) I _ _ ROUTT STREET - - LOT 24.45' TIE (DRAINAGE EASEMENT) �� �ROBBSTREET L19R„11 „ TRACT A r1i •'^:: g :� _ 10.0' LOT 6 AND 7 DRAINAGE EASEMENT ' REFER TO L076 AND 70RAINAGE EASEMENT NOTE ON COVER SHEET. L076 LOTS LOT fi AND 7 DRAINAGE EASEMENT LINE TABLE LINE# LENGTH DIRECTION L19 2925 '00-04-E L20 L20 53.55 N09°ar091N L27 10.11' N89'20'04'E NOT TSCALE LOT 8 AND ]DRAINAGE EASEMENT CURVE TABLE CURVE# LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH C6 25.11' 55.50' 25'5571' S14'40'5B'W 24.89' LOT d (ZONED R-1) BLOCK APPLEWOOD BROOKSIDE SUBDIVISION - (REC. ND. 83117122) - 1585.49' /// '�/TT PLAT #9358 Q SET CL MONUMENT PER CRY STANDARDS N89° 29 O4'E 39. I S89° 20' 04'W 19.01' 19.01' EXISTING SECTION LINE � ��� m PARCEL pT3 NOT I TO SCALE FOUND 3.25" BRASS CAP SECTION - 152 SF (0.0035 ACRES) 3 EMERGENCY VEHICLE ACCESS LINE TABLE 102.74' 1 102.74' 87.52' 75.21' HEREBY DEDICATED AS 2 5.0 FOUND N0.4 REBAR WITH YELLOW PLASTIC 3 PUBLIC RIGHT -0F -WAY CAP (Ls. 17669) 5'NDE LOT Ifo: DRNUGE6 LINE # LENGTH 5.8 BV THIS PIAT GHP 5!31/17 UIIUTx FASEMEMXEREBY EXISTING EASEMENT L1 ;o REFER TO PREVK%1SLY 1 ORA441ED BrTXB RAr 0YP1 I - - - - V,� I I � VACATED PARCEL w l zz.ar :U I $' LOT I HEREBv cRANiFD w Br T45PUT v #130N SHEET 7) 'g � w 1073 L3 1t,M15f AIXiE5)t � IREFERTD DErNL'D•TWS SXELTIa N • c' 12 B925F(OA50 AGRFB)t � it (o2350 N n N ! BCCKS TO 11 i � N00°33'S6'W m I L071 w 8.00' IHI JOY IL'ESJB. 11.99' LOT LINES HEREBY Z 1z,e9tSF(u19WA0RE51: I IZON3D R-11 PROPOSED SIDEWALK CREATED BY I o_ y I I I I THISPUT (TYP.)._ 10.0! f L - LB v - 702.74' S89°20104"W NI� 102.74' 102.74' 30A,`�.0,� 'TI� PROPOSED EMERGENCY VEHICLE ACCESS EASEMENT L8 22.00' to DR4NMiE4NBRY PROPOSED INGRESS AND EGRESS EASEMENT ®PROPOSED R.O.W. PROPOSED TRACT 8 - �T PEDESTRIAN ACCESS AND SIDEWALK EASEMENT DPROPOSED FLOODWAY DRAINAGE EASEMENT EMERGENCY VEHICLE ACCESS CURVE TABLE FASFKEM HEREBY GRANTED Br THS RAT RYP.1 I� C1 10.77 28.09 22°02'05' N79° 32' SIW 10.70' C2 10.77' 28.00' 22°02'05' N78'25'01'E 10.70 <3 CITY DATUM COORDINATES o N: 703085.6213 I E: 1057511606 LOT 3 LOT 2 LOT 1 (ZONED R-1) (ZONED R-7) (ZONED R-1) I rn u,l WEST 1/4 CORNER RECTION 28, T3S, R69W FOUND 32S BRASS CAP -COWR POINT N0. 16209 CITY DAVM N:703049.5562 E: 105260.7177 LAT. 39.7619112° LONG.405.1283701' EL 54%.70 FT L072 MMilOT1 EMERGENCY VEHICLE ACCESS EASEMENT REFERTOEMERGENCYVEHICLE ACCESS EASEMENT NOTE ON COVER SHEET. z®� 3 0' 59 100' 150' SCALE 1"=50 0 z O m moz Lu W m rn D U CASE HISTORY: WS -16-02 NVNUMhNI LtGtNU: /// '�/TT PLAT #9358 Q SET CL MONUMENT PER CRY STANDARDS LINtWVRK LtCitNU: EXISTING SECTION LINE � ��� NOT I TO SCALE FOUND 3.25" BRASS CAP SECTION - EXISTING R.O.W. LINE EMERGENCY VEHICLE ACCESS LINE TABLE SET NO. S REBAR WITH ORANGE 1 MGS 10117/16 SUBDIVISION BOUNDARY 2 GHP 1119/17 FOUND N0.4 REBAR WITH YELLOW PLASTIC 3 GHP 3117/77 CAP (Ls. 17669) EXISTING LOT LINE LINE # LENGTH DIRECTION 5 GHP 5!31/17 EXISTING EASEMENT L1 12.10' S00°33'56'E GHP 10/24/17 CAP ( L.S. 34594) - - - - PROPOSED EASEMENT Lz zz.ar se9•26ro4w FOUND N0.4 REBAR WITH RED PLASTIC CAP T.S. 201361 10 11 GHP 1/23118 GHP 2!1/18 PROPOSED LOT LINE L3 10.00' N00'33'56'W SHEET 2 OF 2 FOUND S � �'BARWRHYELLOW PLASTIC ❑ PROPOSED DRAINAGE L4 32.50' N89°20'04'E EASEMENT LS 11.99' S00'33'58'E PROPOSED SIDEWALK EASEMENT LB v 32.50' to.ar S89°20104"W NI� PROPOSED EMERGENCY VEHICLE ACCESS EASEMENT L8 22.00' 489°28tl4'E PROPOSED INGRESS AND EGRESS EASEMENT ®PROPOSED R.O.W. PROPOSED TRACT 8 - �T PEDESTRIAN ACCESS AND SIDEWALK EASEMENT DPROPOSED FLOODWAY DRAINAGE EASEMENT EMERGENCY VEHICLE ACCESS CURVE TABLE CURVE# LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH C1 10.77 28.09 22°02'05' N79° 32' SIW 10.70' C2 10.77' 28.00' 22°02'05' N78'25'01'E 10.70 z®� 3 0' 59 100' 150' SCALE 1"=50 0 z O m moz Lu W m rn D U CASE HISTORY: WS -16-02 NVNUMhNI LtGtNU: SUBDIVISION PLAT #9358 Q SET CL MONUMENT PER CRY STANDARDS WC #9359 SET CENTER LINE MONUMENT (5' W RNESS 08/15/16 - CORNER TO THE NORTH) PER CITY REVISIONS STANDARDS FOUND 3.25" BRASS CAP SECTION NO. BY DATE CORNER IAS DESCRIBED) SET NO. S REBAR WITH ORANGE 1 MGS 10117/16 PLASTIC CAP (LS. 37969) 2 GHP 1119/17 FOUND N0.4 REBAR WITH YELLOW PLASTIC 3 GHP 3117/77 CAP (Ls. 17669) 4 GHP 4/28/17 FOUND'/," PIPE 5 GHP 5!31/17 6 GHP 916117 FOUND NO.S REBAR WITH YELLOW PLASTIC 7 GHP 10/24/17 CAP ( L.S. 34594) 8 GHP 11/9117 O FOUND N0.3 REBAR 9 GHP 12/04/17 FOUND N0.4 REBAR WITH RED PLASTIC CAP T.S. 201361 10 11 GHP 1/23118 GHP 2!1/18 FOUND N0.4 REBAR WITH RED PLASTIC CAP 12 GHP 3122118 ILS. 290431 SHEET 2 OF 2 FOUND S � �'BARWRHYELLOW PLASTIC ❑ Heritage Title Company Making Ihnsacn imu f4rwnal Commonwealth 4582 South Ulster St Pkwy, Suite 1300 Denver, CO 80237 Phone: (303) 476-5800 Fax: DATE: March 13, 2018 FILE NUMBER: 592-H0525660-023-CN4, Amendment No. 1 PROPERTY ADDRESS: Merkwood Estates, 11435 W. 32nd Ave, Wheat Ridge, CO BUYERBORROWER: Purchaser with contractual rights under a purchaser agreement with the vested owner identified at Item 4 below OWNER(S): Merkwood Estates, LLC, a Colorado limited liability company YOUR REFERENCE NUMBER: ASSESSOR PARCEL NUMBER: 300070814 300048540 PLEASE TAKE NOTE OF THE FOLLOWING REVISED TERMS CONTAINED HEREIN: Update Effective Date only WIRED FUNDS ARE REQUIRED ON ALL CASH PURCHASE TRANSACTIONS. FOR WIRING INSTRUCTIONS, PLEASE CONTACT YOUR ESCROW OFFICE AS NOTED ON THE TRANSMITTAL PAGE OF THIS COMMITMENT. TO: Heritage Title Company, Inc. 4582 South Ulster St Pkwy Suite 1300 Denver, CO 80237 ATTN: Cindy Norlen PHONE: (303) 692-6600 FAX: (303) 628-1660 E-MAIL: cnorlen@heritagetco.com TO: Merkwood Homes ATTN: Perry Cadman 6990 W. 38th Ave. PHONE: (000) 000-0000 Wheat Ridge, CO 80033 FAX: (000) 000-0000 E-MAIL: perry@merkwoodhomes.com TO: Altitude Land Consultants ATTN: Galen Hagen -Peter 3461 Ringsby Court PHONE: Suite 125 FAX: Denver, CO 80216 E-MAIL: Galen@AltitudeLandCo.com TO: Merkwood Homes ATTN: Suzanne Ochs PHONE: FAX: E-MAIL: offfcemanagernmerkwoodhomes.com TO: Denver Metro Title Only ATTN: Cindy Norlen 4582 South Ulster St Pkwy PHONE: (303) 476-5800 Suite 1300 FAX: Denver, CO 80237 E-MAIL: cnorlen(a)heritagetco.com END OF TRANSMITTAL 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 Commonwealth Land Title Insurance Company COMMITMENT SCHEDULE A Commitment No: 592-H0525660-023-CN4, Amendment No. 1 1. Effective Date: March 8, 2018 at 7:00 A.M. 2. Policy or policies to be issued: Proposed Insured Policy Amount (a) ALTA Owners Policy 6-17-06 $10,000.00 Purchaser with contractual rights under a purchaser agreement with the vested owner identified at Item 4 below (b) None $0.00 3. The estate or interest in the land described or referred to in this Commitment is: A Fee Simple 4. Title to the estate or interest in the land is at the Effective Date vested in: Merkwood Estates, LLC, a Colorado limited liability company 5. The land referred to in this Commitment is described as follows: See Attached Legal Description (for informational purposes only) Merkwood Estates, 11435 W. 32nd Ave, Wheat Ridge, CO PREMIUMS: Owners Coverage: $862.00 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and AMERICAN ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American LAND TITIF Land Title Association. 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4. Amendment No. 1 Attached Legal Description Parcel A: The South 330 feet of the East '/2 of Tract 23, except the East 18.9 feet thereof, Brookside, County of Jefferson, State of Colorado. Parcel B: The East '/2 of Tract 23, except the West 145 of the South 330 feet thereof, Brookside, County of Jefferson, State of Colorado. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and A AMERICA N ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American IAN TIMI Land Title Association. "11""1111 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 SCHEDULE B — Section 1 Requirements The following requirements must be met: a. Pay the agreed amounts for the interest in the land and/or for the mortgage to be insured. b. Pay us the premiums, fees and charges for the policy. C. Obtain a certificate of taxes due from the county treasurer or the county treasurer's authorized agent. d. Evidence that any and all assessments for common expenses, if any, have been paid. The Company will require that an Affidavit and Indemnity Agreement be completed by the party(s) named below before the issuance of any policy of title insurance. Party(s): Merkwood Estates, LLC, a Colorado limited liability company The Company reserves the right to add additional items or make further requirements after review of the requested Affidavit. f. Deed sufficient to convey the fee simple estate or interest in the Land described or referred to herein, to the Proposed Insured Purchaser. g. The search did not disclose any open mortgages or deeds of trust of record, therefore the Company reserves the right to require further evidence to confirm that the property is unencumbered, and further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. Recordation of Statement of Authority for Merkwood Estates, LLC, a Colorado limited liability company pursuant to Colorado Revised Statutes evidencing the existence of the entity and authority of the person(s) authorized to execute and deliver instruments affecting title to real property on behalf of the entity and containing other information required by Colorado Revised Statutes. Note: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. Exception number 5 will be removed from the policy provided the company conducts the closing. 24 MONTH CHAIN OF TITLE, FOR INFORMATIONAL PURPOSES ONLY: The following vesting deeds relating to the subject property have been recorded in the Clerk and Recorder's office of the County in which the property is located: Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and � 4AIERICAN ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American A^ND TITS1101 - ; Land Title Association. �Y 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4. Amendment No. 1 Warranty Deed recorded April 4, 2016 at Reception No. 2016030800. Warranty Deed recorded September 13, 2016 at Reception No. 2016092012. Special Warranty Deed recorded November 24, 2017 at Reception No. 20171 17670. END OF REQUIREMENTS Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and AA, F ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American I ASD I [I Land Title Association. ,,, A "" 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4. Amendment No. 1 SCHEDULE B — Section 2 Exceptions Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction: 1. Any facts, rights, interests or claims that are not shown by the Public Records but which could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3. Any encroachments, encumbrances, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by Public Records. 4. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for the value the estate or interest or mortgage thereon covered by this Commitment. Water rights, claims of title to water, whether or not these matters are shown by the Public Records. All taxes and assessments, now or heretofore assessed, due or payable. NOTE: This tax exception will be amended at policy upon satisfaction and evidence of payment of taxes. Right of Way for the Brookside Ditch as contained in instrument recorded August 6, 1888 in Book 43 at Page 409. 9. Terms, conditions, restrictions, provisions, notes and easements but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or genetic information, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Plat(s) of said subdivision set forth below: Recording Date: December 3, 1892 Recording No: Plat Book 2 at Page 28A 10. Terms, conditions, provisions, agreements and obligations contained in the Easement as set forth below: Recording Date: July 29, 1955 Recording No.: Book 939 at Page 406 IL Any taxes or assessments by reason of the inclusion of the Land in the Wheat Ridge Fire Protection District, as evidenced by instrument recorded October 7, 1971 in Book 2305 at Page 095. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and � AMEHICAN ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American ,AND A!1! 11 F Land Title Association. 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 12. Terms, conditions, provisions, agreements and obligations contained in the Easement as set forth below: Recording Date: December 8, 1983 Recording No.: 83117121 13. Terms, conditions, provisions, agreements and obligations contained in the Vacating Ordinance as set forth below: Recording Date: October 1, 1993 Recording No.: 93155172 END OF EXCEPTIONS Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and � AM[RICAN ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American I^N1> 711 Land Title Association. 1N11A1111 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 AFFIDAVIT AND INDEMNITY AGREEMENT TO Heritage Title Company, Inc. a Colorado Corporation and Commonwealth Land Title Insurance Company, a Nebraska Corporation. 1. This is written evidence to you that there are no unpaid bills, and to the extent there may be unpaid bills, that the undersigned undertakes and agrees to cause the same to be paid such that there shall be no mechanics or materialmen's liens affecting the property for materials or labor furnished for construction and erection, repairs or improvements contracted by or on behalf of the undersigned on property: legally described as: See Attached Affidavit and Indemnity Agreement Legal Description Property Address: Merkwood Estates, 11435 W. 32nd Ave, Wheat Ridge, CO 2. We further represent that to the actual knowledge and belief of the undersigned there are no public improvements affecting the property prior to the date of closing that would give rise to a special property tax assessment against the property after the date of closing. 3. We further represent that to the actual knowledge and belief of the undersigned there are no pending proceedings or unsatisfied judgments of record, in any Court, State, or Federal, nor any tax liens filed or taxes assessed against us which may result in liens, and that if there are judgments, bankruptcies, probate proceedings, state or federal tax liens of record against parties with same or similar names, that they are not against us. 4. We further represent that there are no unrecorded contracts, leases, easements, or other agreements or interests relating to said premises of which we have knowledge. 5. We further represent that to the actual knowledge and belief of the undersigned we are in sole possession of the real property described herein other than leasehold estates reflected as recorded items under the subject commitment for title insurance. 6. We further represent that there are no unpaid charges and assessments that could result in a lien in favor of any association of homeowners which are provided for in any document referred to in Schedule B of Commitment referenced above. 7. We further understand that any payoff figures shown on the settlement statement have been supplied to Heritage Title Company, Inc. as settlement agent by the seller's/borrower's lender and are subject to confirmation upon tender of the payoff to the lender. If the payoff figures are inaccurate, we hereby agree to immediately pay any shortage(s) that may exist. If applicable as disclosed or referred to on Schedule A of Commitment referenced above. The undersigned affiant(s) know the matters herein stated are true and indemnifies Heritage Title Company, Inc., a Colorado Corporation and Commonwealth Land Title Insurance Company, a Nebraska Corporation against loss, costs, damages and expenses of every kind incurred by it by reason of its reliance on the statements made herein. This agreement is executed with and forms a part of the sale and/or financing of the above described premises, and is given in addition to the conveyance and/or financing of the premises in consideration for the conveyance and/or financing, and forms a complete agreement by itself for any action thereon. SELLER: SELLER: Merkwood Estates, LLC, a Colorado limited liability company SELLER: SELLER: State of Colorado }ss: County of Jefferson The foregoing instrument was acknowledged, subscribed, and sworn to before me on by Merkwood Estates, LLC, a Colorado limited liability company. (SEAL) Notary Public My Commission Expires: 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 ATTACHED AFFIDAVIT AND INDEMNITY AGREEMENT LEGAL DESCRIPTION Parcel A: The South 330 feet of the East %z of Tract 23, except the East 18.9 feet thereof, Brookside, County of Jefferson, State of Colorado. Parcel B: The East 1/2 of Tract 23, except the West 145 of the South 330 feet thereof, Brookside, County of Jefferson, State of Colorado. 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 re Commonwealth TM LAND TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE Issued by Heritage Title Company, Inc. AS AGENT FOR Commonwealth Land Title Insurance Company Commonwealth Land Title Insurance Company, a Nebraska corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. The Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate 6 months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not fault of the Company. The Company will provide a sample of the policy form upon request. IN WITNESS WHEREOF, Commonwealth Land Title Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Commonwealth Land Title Insurance Company By: /Z ---- Authorized -Authorized Signature Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and � 4A1I RICAN ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policies or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and AME- ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American LAN TITLE Land Title Association. 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 DISCLOSURE STATEMENT • Pursuant to Section 38-35-125 of Colorado Revised Statutes and Colorado Division of Insurance Regulation 8-1-2 (Section 5), if the parties to the subject transaction request us to provide escrow -settlement and disbursement services to facilitate the closing of the transaction, then all funds submitted for disbursement must be available for immediate withdrawal. • Colorado Division of Insurance Regulation 8-1-2, Section 5, Paragraph H, requires that "Every title insurance company shall be responsible to the proposed insured(s) subject to the terms and conditions of the title insurance commitment, other than the effective date of the title insurance commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its agent, conducts the closing and settlement service that is in conjunction with its issuance of an owners policy of title insurance and is responsible for the recording and filing of legal documents resulting from the transaction which was closed". Provided that Heritage Title Company, Inc. conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception No. 5 in Schedule B-2 will not appear in the Owner's Title Policy and Lender's Title Policy when issued. • Colorado Division of Insurance Regulation 8-1-2, Paragraph M of Section 5, requires that prospective insured(s) of a single family residence be notified in writing that the standard exception from coverage for unfiled Mechanics or Materialmans Liens may or may not be deleted upon the satisfaction of the requirement(s) pertinent to the transaction. These requirements will be addressed upon receipt of a written request to provide said coverage, or if the Purchase and Sale Agreement/Contract is provided to the Company then the necessary requirements will be reflected on the commitment. • Colorado Division of Insurance Regulation 8-1-3, Paragraph C. I Lf. of Section 5 - requires a title insurance company to make the following notice to the consumer: "A closing protection letter is available to be issued to lenders, buyers and sellers." • If the sales price of the subject property exceeds $100,000.00 the seller shall be required to comply with the Disclosure of Withholding Provisions of C.R.S. 39-22-604.5 (Nonresident Withholding). • Section 39-14-102 of Colorado Revised Statutes requires that a Real Property Transfer Declaration accompany any conveyance document presented for recordation in the State of Colorado. Said Declaration shall be completed and signed by either the grantor or grantee. • Recording statutes contained in Section 30-10-406(3)(a) of the Colorado Revised Statutes require that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right, and bottom margin of at least one-half of an inch. The clerk and recorder may refuse to record or file a document that does not conform to requirements of this paragraph. • Section 38-35-109 (2) of the Colorado Revised Statutes, requires that a notation of the purchasers legal address, (not necessarily the same as the property address) be included on the face of the deed to be recorded. • Regulations of County Clerk and Recorder's offices require that all documents submitted for recording must contain a return address on the front page of every document being recorded. • Pursuant to Section 10-11-122 of the Colorado Revised Statutes, the Company is required to disclose the following information: o The subject property may be located in a special taxing district. o A Certificate of Taxes Due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. o Information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder or the County Assessor. • Pursuant to Section 10-11-123 of the Colorado Revised Statutes, when it is determined that a mineral estate has been severed from the surface estate, the Company is required to disclose the following information: that there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and that such mineral estate may include the right to enter and use the property without the surface owner's permission. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and A AMERICAN ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American LAND TUTEE ASSOCIATION Land Title Association. 03/13/2018 8:55 AM Commitment No.: 592-H0525660-023-CN4, Amendment No. 1 Note: Notwithstanding anything to the contrary in this Commitment, if the policy to be issued is other than an ALTA Owner's Policy (6/17/06), the policy may not contain an arbitration clause, or the terms of the arbitration clause may be different from those set forth in this Commitment. If the policy does contain an arbitration clause, and the Amount of Insurance is less than the amount, if any, set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and A AM 1111CAN ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American 1111 Land Title Association. Inquire before you wire! i I R E SAFE TM Wire Fraud Alert This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. • NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. • ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the phone number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster. • USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts. • USE MULTI -FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire -fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation: http://Www.lbi.gov Wire Fraud Alert Original Effective Date: 5/11/2017 Current Version Date: 5/11/2017 Internet Crime Complaint Center. http://Www.ic3.Qov TM and © Fidelity National Financial, Inc. and/or an affiliate. All rights reserved Page 1 WIRE0016 (DSI Rev. 12/07/17) FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE At Fidelity National Financial, Inc., we respect and believe it is important to protect the privacy of consumers and our customers. This Privacy Notice explains how we collect, use, and protect any information that we collect from you, when and to whom we disclose such information, and the choices you have about the use of that information. A summary of the Privacy Notice is below, and we encourage you to review the entirety of the Privacy Notice following this summary. You can opt -out of certain disclosures by following our opt -out procedure set forth at the end of this Privacy Notice. Types of Information Collected. You may provide us with certain How Information is Collected. We may collect personal information personal information about you, like your contact information, address from you via applications, forms, and correspondence we receive from demographic information, social security number (SSN), driver's license, you and others related to our transactions with you. When you visit our passport, other government ID numbers and/or financial information. We websites from your computer or mobile device, we automatically collect may also receive browsing information from your Internet browser, and store certain information available to us through your Internet computer and/or mobile device if you visit or use our websites or browser or computer equipment to optimize your website experience. applications. Use of Collected Information. We request and use your personal When Information Is Disclosed. We may disclose your information to information to provide products and services to you, to improve our our affiliates and/or nonaffiliated parties providing services for you or products and services, and to communicate with you about these us, to law enforcement agencies or governmental authorities, as required products and services. We may also share your contact information with by law, and to parties whose interest in title must be determined. our affiliates for marketing purposes. Choices With Your Information. Your decision to submit information Information From Children. We do not knowingly collect information to us is entirely up to you. You can opt -out of certain disclosure or use of from children who are under the age of 13, and our website is not your information or choose to not provide any personal information to intended to attract children. US. Privacy Outside the Website. We are not responsible for the privacy International Users. By providing us with your information, you practices of third parties, even if our website links to those parties' consent to its transfer, processing and storage outside of your country of websites. residence, as well as the fact that we will handle such information consistent with this Privacy Notice. The California Online Privacy Protection Act. Some FNF companies provide services to mortgage loan servicers and, in some cases, their websites collect information on behalf of mortgage loan servicers. The mortgage loan servicer is responsible for taking action or making changes to any consumer information submitted through those websites. Your Consent To This Privacy Notice. By submitting information to us Access and Correction; Contact Us. If you desire to contact us or by using our website, you are accepting and agreeing to the terms of regarding this notice or your information, please contact us at this Privacy Notice. privacy@fnfcom or as directed at the end of this Privacy Notice. FNF Privacy Statement (Eff. 5/1/2015) Last Updated March 1, 2017 Copyright © 2017. Fidelity National Financial, Inc. All Rights Reserved MISCO219 (DSI Rev. 3/2/17) Page 1 Order No. H0525660-023-CN4-CN FIDELITY NATIONAL FINANCIAL, INC. PRIVACY NOTICE Fidelity National Financial, Inc. and its majority-owned subsidiary companies providing title insurance, real estate- and loan -related services (collectively, "FNF", "our" or "we") respect and are committed to protecting your privacy. We will take reasonable steps to ensure that your Personal Information and Browsing Information will only be used in compliance with this Privacy Notice and applicable laws. This Privacy Notice is only in effect for Personal Information and Browsing Information collected and/or owned by or on behalf of FNF, including Personal Information and Browsing Information collected through any FNF website, online service or application (collectively, the "Website"). Types of Information Collected We may collect two types of information from you: Personal Information and Browsing Information. Personal Information. FNF may collect the following categories of Personal Information: • contact information (e.g., name, address, phone number, email address); • demographic information (e.g., date of birth, gender, marital status); • social security number (SSN), driver's license, passport, and other government ID numbers; • financial account information; and • other personal information needed from you to provide title insurance, real estate- and loan -related services to you. Browsing Information. FNF may collect the following categories of Browsing Information: • Internet Protocol (or IP) address or device ID/UDID, protocol and sequence information; • browser language and type; • domain name system requests; • browsing history, such as time spent at a domain, time and date of your visit and number of clicks; • http headers, application client and server banners; and • operating system and fingerprinting data. How Information is Collected In the course of our business, we may collect Personal Information about you from the following sources: • applications or other forms we receive from you or your authorized representative; • the correspondence you and others send to us; • information we receive through the Website; • information about your transactions with, or services performed by, us, our affiliates or nonaffiliated third parties; and • information from consumer or other reporting agencies and public records maintained by governmental entities that we obtain directly from those entities, our affiliates or others. If you visit or use our Website, we may collect Browsing Information from you as follows: • Browser Log Files. Our servers automatically log each visitor to the Website and collect and record certain browsing information about each visitor. The Browsing Information includes generic information and reveals nothing personal about the user. • Cookies. When you visit our Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. When you visit a website again, the cookie allows the website to recognize your computer. Cookies may store user preferences and other information. You can choose whether or not to accept cookies by changing your Internet browser settings, which may impair or limit some functionality of the Website. Use of Collected Information Information collected by FNF is used for three main purposes: • To provide products and services to you or any affiliate or third party who is obtaining services on your behalf or in connection with a transaction involving you. • To improve our products and services. • To communicate with you and to inform you about our, our affiliates' and third parties' products and services, jointly or independently. When Information Is Disclosed We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) and Browsing Information to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow consumers to restrict these disclosures. Please see the section "Choices With Your Personal Information" to learn how to limit the discretionary disclosure of your Personal Information and Browsing Information. Disclosures of your Personal Information may be made to the following categories of affiliates and nonaffiliated third parties: • to third parties to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure; • to our affiliate financial service providers for their use to market their products or services to you; • to nonaffiliated third party service providers who provide or perform services on our behalf and use the disclosed information only in connection with such services; • to nonaffiliated third party service providers with whom we perform joint marketing, pursuant to an agreement with them to market financial products or services to you; • to law enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoena or court order; • to lenders, lien holders, judgment creditors, or other parties claiming an interest in title whose claim or interest must be determined, settled, paid, or released prior to closing; and • other third parties for whom you have given us written authorization to disclose your Personal Information. We may disclose Personal Information and/or Browsing Information when required by law or in the good -faith belief that FNF Privacy Statement (Eff. 5/1/2015) Last Updated March 1, 2017 Copyright © 2017. Fidelity National Financial, Inc. All Rights Reserved MISCO219 (DSI Rev. 3/2/17) Page 2 Order No. H0525660-023-CN4-CN such disclosure is necessary to: • comply with a legal process or applicable laws; • enforce this Privacy Notice; • investigate or respond to claims that any material, document, image, graphic, logo, design, audio, video or any other information provided by you violates the rights of a third party; or • protect the rights, property or personal safety of FNF, its users or the public. We maintain reasonable safeguards to keep your Personal Information secure. 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Accessing and Correcting Information; Contact Us If you have questions, would like to access or correct your Personal Information, or want to opt -out of information sharing with our affiliates for their marketing purposes, please send your requests to privacy@fnf.com or by mail or phone to: Fidelity National Financial, Inc. 601 Riverside Avenue Jacksonville, Florida 32204 Atm: Chief Privacy Officer (888)934-3354 FNF Privacy Statement (Eff. 5/1/2015) Last Updated March 1, 2017 Copyright © 2017. Fidelity National Financial, Inc. All Rights Reserved MISCO219 (DSI Rev. 3/2/17) Page 4 Order No. H0525660-023-CN4-CN Dave Brossman From: Dave Brossman Sent: Friday, February 9, 2018 10:28 AM To: 'Galen Hagen -Peter'; Meredith Reckert Cc: Mark Van Nattan; Perry Cadman; Brian Stamm; Suzanne Ochs; Steve Merker; Wesley Cordes; Lauren Mikulak; Bill LaRow Subject: RE: Merkwood Estates Submittal Hi Galen — We find the plat to be approvable, so that should be ready for Mylar° (Woo -Hoo!). Please note the followine: The Subdivision Improvement Agreement was recently sent to you; please be sure to return comments or fully executed as soon as possible as this must be recorded with the plat. The FDR, CD's, and Cost Estimate were previously found to be approvable as soon as they are signed and sealed. We will need one (1) signed & sealed hardcopy of the FDR and Cost Estimate, three (3) signed & sealed hardcopies of the CD's, and a PDF file of each for final City approval. Note that the plat, legal description, and cost estimate are all exhibits in the SIA. 3. Upon receipt of the signed and sealed documents PW will stamp each as approved and return a PDF of these to you. Note that two of those CD sets will be for inclusion with the 1s' Building Permit Application plans, and the 1St BPA will also include the PW Engineering review fees so it will be much higher than the remaining ones (the PW fees for the remainder of the lots are just $150). And lastly, I believe Bill LaRow is still awaiting a revised SWMP prior to issuance of any permits (I've CC'd him on this thread so he can reply as necessary). Thanks (we're almost there!) — Q David F. Brossman, PLS Development Review Engineer/City Surveyor Phone & Fax: 303.235.2864 ' % t ity or haat icdgc Pt1611C WORKS From: Galen Hagen -Peter [mailto:galen@altitudelandco.com] Sent: Thursday, February 1, 2018 1:21 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us>; Dave Brossman <dbrossman@ci.wheatridge.co.us> Cc: Mark Van Nattan <mvannattan@ci.wheatridge.co.us>; Perry Cadman <perry@merkwoodhomes.com>; Brian Stamm <brian@merkwoodhomes.com>; Suzanne Ochs <officemanager@merkwoodhomes.com>; Steve Merker <Steven@merkwoodhomes.com>; Wesley Cordes <wesley@altitudelandco.com> Subject: Merkwood Estates Submittal Meredith, Please find the Merkwood Estates dropbox link below for resubmittal. I included comments responses, the revised Plat in PDF and DWG (2010), and the closure sheet, which has not changed since our last submittal. Once we have your approval we will print final signed and sealed versions of everything. https://www.dropbox.com/sh/hvay8t6d6rOorhl/AABEuwIE99KHs35q NF9-Mcga?dl=0 Thank you, Galen Hagen -Peter, PE Project Manager LTITU DE CIVIL I SURVEY I PLANNING I LAN[7SCAPE 3461 Ringsby Court, #125 - DRIVE 2 1 Denver, CO. 80216 2727 N. Cascade Ave, #160 - LINCOLN CENTERI Colorado Springs, CO. 80907 Galen@AltitudeLandCo.com 1 720.427.7002 AltitudeLandCo.com City of' W heat �dge PUBLIC WORKS Memorandum TO: Meredith Reckert, Senior Planner FROM: Dave Brossman, Development Review Engineer DATE: December 15, 2017 SUBJECT: WS -16-02 / Merkwood Estates, 10th PW Review Comments I have completed my tenth review of the Final Plat, Final Drainage Report, and Civil Construction Plans for Case # WS -16-02 / Merkwood Estates located at 11435 W. 32nd Avenue for the property at 11435 W. 32nd Avenue received on December 5, 2017, and the following are my comments: PLANNING & ZONING Final Plat: General Comments: 1. Lot 7 Driveway on Lot 6: The position of Mr. Merker regarding the location of his driveway over Lot 6 has been duly noted. However, this situation was discussed with the City's Development Team and the following comments resulted from that discussion: a. We were referred to Sec. 26-401-C-5 which states, "The Intent and purpose (of the Subdivision Regulations are) to promote efficient circulation, logical lot layout, and necessary roadway and pedestrian connections. The words of most importance here are "logical lot layout". b. The current proposal does NOT provide a logical layout for Lot 6, but rather overburdens it with numerous unnecessary easements. c. The driveway for Lot 7 belongs within Lot 7. d. The developer's concern regarding the widths of the remaining Lots 1-5 is largely unfounded. Lots 1-5 as currently shown could each be reduced by just a couple of feet (if necessary) and all lots will still meet the zoning requirements for the minimum 100' lot width. e. City staff cannot approve the plat with the current lot line conflauration since it does not provide for the logical lot layout required by the Municipal Code of Laws. £ If the applicant/ developer disagrees with this assessment or is unwilling to facilitate this change, he may plead his case before the City Council. I understand that after one works on the same plat document over and over we tend to get a bit tired of looking at it and can miss the obvious. But I would please ask that their draftsperson take the time to look over the entirety of Sheet Merkwood Estates Subdivision Review -10th Submittal_Redesign per CC.Itr Public Works Engineering December 15, 2017 Page 2 2 to ensure everything is easily understood (most especially the easement details) before resubmitting for review and (hopefully) approval. After looking at it again I am still uncomfortable with the current depictions of the easement details. As such, I had a "non -surveyor" staff member but someone who is familiar with reading plats take a look at this sheet. Their "review" resulted in most of the remaining comments that need to be addressed; if the plat is unclear to someone not familiar with this project it is still not ready for approval or recordation. Please note the following suggestions and comments: Suggestions for drafting — some of the appearance issues noted may be mitigated by adjustments to: • linetype scale variable in AutoCAD (ltscale) — can help adjust spaces in dashed lines and • The use of the AutoCAD system variable PLINEGEN— can help control lines and spaces at the vertices of polylines in AutoCAD. Care should be taken in their use so that linetypes have the same desired appearance in both plan view and the legend. One other suggestion — in the plotter configuration editor, under Graphics, then Merge Control — use Lines Merge, not Lines Overwrite for a better appearance, especially of hatch patterns at the hatch pattern boundaries. Sheet 1: 1. Include a phone number for Altitude Land Consultants. 2. All other previous comments have been sufficiently addressed on Sheet 1. Sheet 2: 1. Please add consultant phone number to sheet. 2. PW recommends adding: "MERKWOOD ESTATES, TRACT A NOTES:" to the title of the "Tract A Notes" in the upper left of the sheet just to be more clear, as there happens to be a TRACT A that belongs to the neighboring Quail Hollow Subdivision directly below this note. 3. Please relocate the scale bar so the easement text doesn't overlap it. 4. The easement details are getting closer to being readable, but they still need some work to be approvable: a. In the Emergency Vehicle Access Easement: i. The lot line between the two easements does not need to be described twice (a single Line Table callout is adequate). ii. It is unclear exactly what the two distance callouts, L3 and L6, are actually defining. Since the detail Exhibit is not to scale the reader cannot easily discern what line these distances are defining. iii. Just as in the other easement details the lines that are shown as an FYI and less important need to be grayed or shaded and the portion important to the detail should be darkened/highlighted. If L3 and L6 describe the western boundary of the access easement, we would expect they Merkwood Estates Subdivision_ Review -10th Submittal—Redesign per CC.Itr Public Works Engineering December 15, 2017 Page 3 be the same bearing (the CAD drawing shows them as a single line) and equidistant from the lot line, so as to center the easement on the lot line. iv. There is no "L1" or "L8" on the plan view as is shown in the Line Table. These may have referred to the tie distance from the northeast corner of Lot 1 to the intersections of C 1 and C2 with the west ROW line of Robb St. Only the distances are required for these ties as they on the same bearing as the ROW line (see redlines). V. L2 and L7 are not parallel to the lot line — is there a reason for this? b. In Detail "C" Lot 6 and 7 Drainage Easement Exhibit: i. This detail is still unclear. The hatching for the drainage easement area needs to be darkened, highlighted, and changed to a dot pattern or other hatch that's easily discernible from the other two easement types. Again, this needs to be drawn so the (novice) reader can clearly and easily understand the area of this easement (like was done in Detail "B" below). ii. The tie line blends in with the hatching for Robb Street. Please turn off the Robb St. hatching to clarify the tie line. iii. Delete the "REFER TO DETAIL "C" THIS SHEET AND LOT 6 AND 7..." reference in the Detail itself — see redlines. c. In Detail `B" Ingress and Egress Easement Exhibit: i. The tie line blends in with the hatching for Robb Street. Please turn off the Robb St. hatching to clarify the tie line. ii. Delete the "REFER TO DETAIL `B" THIS SHEET AND INGRESS AND EGRESS..." reference in the Detail itself — see redlines. d. In Detail "A" Sidewalk Easement Exhibit: i. This detail is still not very clear. The hatching for the sidewalk easement area needs to be darkened/highlighted so the (novice) reader can easily understand the area of this easement (like was done in Detail "B" below). ii. The tie line blends in with the hatching for Robb Street. Please turn off the Robb St. hatching to clarify the tie line. iii. Delete the "REFER TO DETAIL "A" THIS SHEET AND SIDEWALK EASEMENT..." reference in the Detail itself — see redlines. CIVIL ENGINEERING Final Drainage Report (Discussion): Merkwood Estates Subdivision_ Review -10th Submittal_Redesign per CC.Itr Public Works Engineering December 15, 2017 Page 4 1. All previous comments have been satisfactorily addressed; the Report is approvable. 2. Please return one signed and sealed hardcopy and a PDF of the signed Report for approval with the final submittal. 3. Upon approval of ALL documents an approved PDF of the Report will be returned. Final Drainage Report (Appendix): 1. All previous comments have been satisfactorily addressed; the Report is approvable. Drainage Plan (Appendix A): 1. All previous comments have been satisfactorily addressed; the Plan is approvable. 2. Please return one signed and sealed hardcopy and a PDF of the signed/sealed Plan for approval with the final submittal. 3. Upon approval of ALL documents an approved PDF of the Plan will be returned. Civil Construction Plans 1. All previous comments for the Civil Construction Plans have been sufficiently addressed and found to be approvable; please provide a signature and seal for approval with the final PDF submittal. 2. Please note that upon approval of the civil plans by PW, three (3) signed and sealed hardcopies shall be required. Engineer's Itemized Cost Estimate (EICE): 1. The previous EICE was found to be approvable; please provide a signature and seal for approval with the final submittal. OTHER REOUIREMENTS: Subdivision Improvement Agreement: Prior to the issuance of any Building or Right -of -Way Construction Permits or the commencement of any construction activities, a Subdivision Improvement Agreement (SIA) shall be executed by the project owner/developer. The project owner/developer will need to contact the Dept. of Community Development at 303.235.2846 to obtain a copy of the SIA. Please note that an approved engineer's itemized cost estimate for the public improvements will be included in the SIA (refer to Other Requirement #6 Merkwood Estates Subdivision_ Review -10th Submittal—Redesign per CC.ltr Public Works Engineering December 15, 2017 Page 5 below). SIAs are recorded at the Jefferson County Clerk & Recorder's Office along with the Final Plat. 2. Engineer's Itemized Cost Estimate: Prior to recording of the Final Plat, an Engineer's Itemized Cost Estimate (EICE) for the public improvements shall be submitted for review and approval. The amount of the approved EICE ($680,038.00) will be referenced in the SIA and used for the Performance Guarantee (see #3 below). 3. Public Improvements Cost Estimate & Guarantee: Prior to the issuance of any Building, Grading, Right -of -Way Construction Permits, or commencement of any construction activities, an Irrevocable Letter of Credit (ILOC) in the amount of $680,038.00, reflecting the total amount of the approved cost estimate plus 25% (125% of the total estimate), shall be submitted by the owner/developer. The ILOC shall remain in force for the entire duration of the project, and the City reserves the right to request the ILOC be renewed if deemed necessary. A photocopy of both the itemized cost estimate and ILOC will be attached to the SIA and recorded at the county. 4. Right -of -Way Construction Permit(s)/Licensing: a. ROW Permits. Prior to any construction within the public right-of-way (ROW), the necessary Right -of -Way Construction Permit(s) and respective licensing will need to be submitted for processing by the City. Right -of -Way Construction Permits are issued by the City only after approval of all required technical documents, including but not limited to, the Final Drainage Report & Plan, Final Plat, Final Development Plan, Traffic Impact Study, Storm Sewer Plans, Street Construction Plans, Grading & Erosion Control Plan, Traffic Control Plan, and easement or ROW dedications. b. Licensing. All work within the public Right -of -Way shall only be performed by a municipally -licensed contractor. 5. Pre -Construction Meeting: Prior to commencement of any construction activities the contractor shall schedule a pre -construction meeting with the city of Wheat Ridge public works at 303.235.2861. The contractor shall be responsible for contacting all applicable utility districts for this meeting. 6. Drainage Certification/ As -Built Plans/ SMA and O & M Plan: Please note the following items required prior to the issuance of the first Certificate of Occupancy for the subdivision: a. Drainage Certification: Upon completion of the drainage improvements, the Engineer -of -Record shall provide to the City of Wheat Ridge a written, signed and sealed Drainage Certification Letter (DCL) stating that the overall site grading was completed per the approved Grading and Drainage Plans, all drainage facilities were constructed per the approved construction plans and shall function as defined in the approved Final Drainage Report/Plan, and that the site has been accurately surveyed to confirm that the grading and construction of all drainage facilities was completed in accordance with these Merkwood Estates Subdivision Review -10th Submittal_ Redesign per CC.ltr Public Works Engineering December 15, 2017 Page 6 documents. The DCL shall be submitted to the City for review and approval, and shall be accompanied with As -Built Plans on the Current City Datum for all constructed drainage facilities prior to issuance of the first Certificate of Occupancy. b. As -Built Plans: The following items shall be included in the As -Built Plan prior to City acceptance: i. Storm Sewer (this info referenced in DCL) 1. Detention/WQ pond volume (sufficient spot elevations for engineer to calculate the volume). 2. Detention/WQ pond Outlet Structure elevations. 3. Manholes, rim and invert elevations. 4. Drop Inlets, grate and invert elevations. ii. Lighting (within Public ROW only) 1. Streetlight locations. 2. Pull Box locations. 3. Electric meter location(s). Three (3) copies of the "As -Built" Plans are to be submitted as follows: i. One (1) hardcopy is to be signed & sealed on 24" X 36" bond paper, and ii. Two (2) electronic files are to be delivered on DVD/CD-ROM as follows: 1. One (1) file in AutoCAD 2013 DWG or older format, AND 2. One (1) file in PDF format (of the signed & sealed sheets). Information pertaining to the Public Works development requirements, Site Drainage Requirements, the City's Street Construction Standards & Details in AutoCAD® DWG format, ROW maps, and City -based coordinate and land surveying information (i.e., Current City Datum), is all available on the Public Works, Development Review page of the City of Wheat Ridge website at: www.ci.wheatridge.co.us Please include one PDF and one AutoCAD (2013 or older) DWG file of the Final Plat, and one signed and sealed hardcopy with a PDF of all signed/sealed Civil Documents for approval with the next submittal. If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. 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The application has been reviewed and the following are comments regarding the third submittal. Please note that due to the minor nature of the requested changes, a red -lined plat copy has not been included. SHEET ONE All comments have been addressed SHEET TWO There is one item of concern from me and that pertains to the issue of moving the access easement on Lot 6 onto Lot 7. I believe that this makes sense from an ownership perspective but Lot 6 must maintain 12,500 square feet of lot area with 100' of lot width, as must the other lots in the subdivision. Please be sure before finalizing the plat that all lots within the subdivision meet the minimum R-1 requirements of 12,500 square feet of lot area with 100' of lot width. OTHER ITEMS 1. Please provide a professionally prepared landscape for landscaping around the common elements. The design around the detention pond should be consistent with the City's Architectural and Site Design Manual. 2. A draft Subdivision Improvements Agreement (SIA) was previously provided and will need to be finalized prior to mylar recording. 3. Prior to recordation of the mylar, staff will want to review the Homeowner's Association Covenants for maintenance of the common elements. The covenants should include a prohibition of fencing on the turn -around feature at the south end of Robb Street. There should also be a prohibition of vehicle parking in the same area. 4. Prior to submission of the mylar for recording, parkland dedication fees in the amount of $14,983.74 must be paid. Attached are referrals received from other city departments and regarding the plat document. Wheat Ridge Public Works: See correspondence from Dave Brossman dated October 4, 2017. This concludes the summary of comments. Please address each of these comments by revising the drawings accordingly. Once completed, submit one 24" x 36" copy and one 11" x 14" copy of the revised plat document. Include an electronic copy with a PDF document and an AutoCAD dwg (2010 or older) including all external reference and shx files, etc. 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 t City of WheatPj, COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave. October 4, 2017 Galen Hagen -Peter 3461 Ringsby Court #125 Denver, CO 80216 Dear Sirs: Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 Steve Merker PO Box 140219 Denver, CO 80214 At its meeting of July 24, 2017, City Council APPROVED Case No. WS -16-02 and WA -17-07, a request for approval of a seven -lot subdivision plat for property zoned Residential -One (R-1) for property located at 11435 West 32nd Avenue with a Cul-de-sac length variance for the following reasons: 1. City Council has conducted a proper public hearing meeting all public notice requirements as required by Section 26-109 of the Code of Laws. 2. The proposed lots meet or exceed the R-1 zone district regulations. 3. The criteria used to evaluate a variance supports approval of the request with the cul-de- sac length variance. 4. All other requirements of the subdivision regulations have been met. 5. Utility districts can serve the property with improvements installed at the developer's expense. With the following conditions: 1. A Subdivision Improvement Agreement be executed whereby all public improvements are in place prior to issuance of building permits for individual lots. 2. The developer pay parks fees at the time of plat recording in the amount of $14,983.74 3. The Homeowners' Association covenants be reviewed and approved by staff. 4. The applicant continues working with Public Works to make minor corrections to the plat and civil documents. This letter also pertains to the most recently submitted subdivision plat and plans dated September 14, 2017. The application has been reviewed and the following are comments regarding this submittal. Please note that due to the minor nature of the requested changes, a red -lined plat copy has not been included. SHEET ONE All comments have been addressed SHEET TWO There is one item of concern from my review and that pertains to the issue of moving the access easement on Lot 6 onto Lot 7. I believe that this makes sense from an ownership perspective but Lot 6 must maintain 12,500 square feet of lot area with 100' of lot width, as must the other lots in the subdivision. Please be sure before finalizing the plat that all lots within the subdivision meet the minimum R-1 requirements of 12,500 square feet of lot area with 100' of lot width. OTHER ITEMS 1. A draft Subdivision Improvements Agreement (SIA) was previously provided and will need to be finalized prior to mylar recording. 2. Prior to recordation of the mylar, staff will want to review the Homeowner's Association Covenants for maintenance of the common elements. The covenants should include a prohibition of fencing on the turn -around feature at the south end of Robb Street. There should also be a prohibition of vehicle parking in the same area. 3. Prior to submission of the mylar for recording, parkland dedication fees in the amount of $17,481.03 must be paid. Attached are referrals received from other city departments and regarding the plat document. Wheat Ridge Public Works: See correspondence from Dave Brossman dated October 4, 2017. This concludes the summary of comments. Please address each of these comments by revising the drawings accordingly. Once completed, submit one 24" x 36" copy and one 11" x 14" copy of the revised plat document. Include an electronic copy with a PDF document and an AutoCAD dwg (2010 or older) including all external reference and shx files, etc. 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 Ity uf W heat ic19e Geographic Information Systems Legend 1490 Merkwood rMl Opposed to Extension r....q J_03430 :Wheat Ridge City Limits r City of Lakewood VYJJJ ; P 03370 e 03362 03343 ��, 0329E 03342 03333 03281:03280 t 03322 03323 (03292 03261 ~ 03293 03292 03260 N 03272 _ 03263 03241 y x,03272 3 103252 f 0324� '" N 03221 t 03220 03223 03201 ~ X03200 11645, 11615 n O 31ST -PL - 29TH -PL { l wr 03495 _ 03440 03455• t 1 , 03445 03415-. 03410 j 03415 03385 03395 H U 03380 -03355 J 03345 `. 11305 1 -- Q - M F 03325 03325 j N am �—, d 11225' 03275 �C LAKE WOOD a. - 3AST-AVE ,VE o {Y) 160 240 State Plane Coordinate Projection N Colorado Central Zone Datum: NAD83 • pdn�m uPaunurw• el p.gr.pnb q.0 Grgpilpl�K Harm.ma R abH wNy rTMpCiry N 1�T..1 0.gpn q JMwwn Counry �<obetln � ypm: w.,:qn q . s,u a cpb.tl. n mmpetl ie� n mmawnJw q^din baa rhrTgtwn lerq.N �nw ."°�p°nu,. .n., e�ce�r.n nbrm�gn Yq. nprmndv .nE Mb in. N. Cty or a.� R1M M1em wY .n! an mapw. Y w. N.ggn Nn nw. ... mnwqu.nce of ni MERKWOOD ESTATES CIVIL CONSTRUCTION DOCUMENTS !CCArM NN TE SOLTr'W!.'T QUARTER OF THE NORTHNEST QUARTER Of SECTION 28, TOkl^ HIA 9 SCQTfi. RAN ,E 68 'A, Er. CF `; of 6T" r A1. C.^Y OF L'>HEA? RrDcF COUNT' OF JEFFERSON, STATE Of COLORADO. w. r L A. L to Cxi""« Sia. .reui wMr,4444.� --1 we Mt r -:.��ICeY gievN ;tt all -�T ••AH=ICA' : ;C s5 5=C717� kA. 1F- qa A:a]5id Y• 44 CL! - t i f �! 1 N — �tEC=SSEC tt5'.'cRSE 51� 44AJC =HA. ;E ChD ° 71r 51'JTTE"i x &-E. ' - . —17 =.crr+51�J1 rtY GNGSa :E:.' I:7ti E-' I-Lobwi I TER '15S SK TIM ;-C SCALE r - kL41rT.ID E i�:ihis4rsS]F W`.. . s�k eat=na _ V61t W e W _FAa:1(W W C� tY. •.t •1 WY! p�,4cirt..c YWIM AT�Y-•c uw. Conrruo bn Details GD 19 N&-Fo�c',UN uo', % r RC MSI SID=W"0,A3C d'_dVSM"ER �! ca��s sECTlan n.� s=ale —17 =.crr+51�J1 rtY GNGSa :E:.' I:7ti E-' I-Lobwi I TER '15S SK TIM ;-C SCALE r - kL41rT.ID E i�:ihis4rsS]F W`.. . s�k eat=na _ V61t W e W _FAa:1(W W C� tY. •.t •1 WY! p�,4cirt..c YWIM AT�Y-•c uw. Conrruo bn Details GD 19 N&-Fo�c',UN uo', % City Council Minutes July 24, 2017 Page 3 with the three-story house being there, we cannot open the curtains or windows as the new neighbors can see right in, along with a huge picture window viewing her back yard. You have to realize what the future is bringing and take a look at what is being built out in other locations. She does not want to leave or sell her house, but has no place to move to because of the market. She likes and knows her neighborhood and feels safe but there is no parking and no privacy and can't begin to buy elsewhere for what they have here in Wheat Ridge. APPROVAL OF AGENDA PUBLIC HEARINGS AND ORDINANCES ON SECOND READING 1. Resolution 22--2017 — a resolution approving a Seven -Lot Subdivision Plat for property zoned Residential -One (R-1) at 11435 W. 32nd Avenue with a Cul -De -Sac length Variance (Case Nos. WS -16-02 and WA-17-07/Merkwood Estates) This application would reconfigure two lots into seven lots, allowing for seven single- family home sites. A new section of 331d Ave is proposed to transverse the property, connect the Quail Hallow subdivision on the east to the Brookside subdivision on the west, and allow for the free flow of traffic. The seven new lots would not have direct access to 32nd Ave. Councilmember Fitzgerald introduced Resolution 22-2017. Mayor Jay opened the public hearing and swore in the speakers. Staff Presentation Kenneth Johnstone continued from the previous public hearing and described the presentation showing two existing street Rights of Ways (ROW) from Quail Hollow and Routt Street subdivision plats. The first proposal did not include access from 32nd Avenue mostly due to grade concerns. There was substantial input concerning increased cut through traffic, including that from a nearby school, which would have a negative impact on the existing neighborhoods. Feedback was substantial enough to consider additional alternatives and in that spirit, the applicant has submitted additional proposals. Option 1 — Take existing ROW from Quail Hollow and extend down Robb Street as originally submitted with no connection to Routt Street except with a sidewalk for pedestrian access. Option 2 - A proposed connection from Routt Street, taking the existing cul de sac from Routt Street and building a new street with sidewalks, to the new Robb Street with no connection to 33rd avenue. In the spirit of working with the neighborhood the applicant also hosted a neighborhood meeting that presented options A - D that are referenced in the packets. Options C and City Council Minutes July 24, 2017 Page 4 D parallel the previous option 1 and option 2. Options A proposes to have sidewalk connection through the existing ROW over to Routt Street with a dedicated City pocket park within the ROW. Option B proposes to eliminate any pedestrian connectivity from the new subdivision over to Routt Street. No thorough analysis has been done on these two proposals and they might require some additional design consideration, but there would be an additional process for the vacation of a right of way. As a policy matter, the City does not accept these types of pocket parks, as they are small in nature and very expensive to maintain. Staff would prefer either Option 1 and 2 or C and D, with the cul de sac length variance. Council questions Councilmember Hoppe received confirmation that the difference in feet between Option 1 and Option 2 is about 200 ft. with Option 1 at 1300 ft. and Option 2 at 1500 ft. Applicant Steve Merker noted that Options 1 and 2 are the result of taking into consideration the City and neighborhood's feedback. After a City meeting, it is felt that Option 1 meets all of the design criteria and along with the neighborhood, it is the preferred option. Option A, with the pocket park being included, is the preference if that is a possibility. Public testimony Bruce Kral, the fire marshal, is concerned with the proposed cul de sac as it could be a hazard if emergency responders have to fit in the close proximity to a burning house with the hoses that need to be laid out from the hydrant and also to get the ambulances out quickly, if they are called. He feels the best option has already been taken off as the 33rd Avenue connection was removed. The second option that the fire department would least be affected by is having sprinkler systems installed in the homes. This might not save the structure but would help the people get out safe. Councilmember Mathews asked if additional hydrant spacing would help to offset the length of the cul de sac. Mr. Kral responded that it could be an option after a hydrant study, as laying hose in the street would essentially block it off. Councilmember Urban asked if the need for additional hydrants would be determined by the district or developer and who would incur those costs? Mr. Kral replied there is some judgment allowed, depending on where the water main is located as to where the hydrants are required and it would be up to the Fire District to decide. A study also allows some latitude if it is the same main line and as long as it is not a dead end pipe. The costs of the additional hydrants would be on the developers. The Fire Marshall informed Councilmember Wooden that the costs of sprinklers in the homes, if they were required, would fall on the developer as well. Councilmember Hoppe asked if they could use the churches stonewall that has holes in it for fire hose access, to reach the homes through them in case of a fire. City Council Minutes July 24, 2017 Page 5 Mr. Kral said the Fire Department would have to agree to an easement with the church for future use and that their parking lot might not be built sturdy enough to hold up for a fire truck. Discussion followed. Public comment Rebecca Hay thanked Council for its time and is in favor of any option that does not poke 33rd avenue through to Routt St. If this option goes through, the neighbors have offered to buy the additional lot to put in a sidewalk. The residents are prepared to buy land and vacate the land through ordinance_ The City has done nothing with the maintenance of the plot since Routt was built and the caretaking has falling to the residents. They would like the City to consider a park in their neighborhood as the school has asked the non- students that live in the area, not to play on school grounds. David Hay expressed support for options to connect Quail Hollow to the new Robb St. leaving only a pedestrian connection from Routt. There can be access for parking and a pedestrian walk-through that can be accomplished with no need for any connection to 33rd Avenue either now or in the future. Lori Marcello noted the turnaround for the fire trucks was sufficient at the last meeting and now it has somehow changed. The poor developer is being singled out as the length of a new Robb St. is about the same as their cul de sac on Routt Street; it worked out both times on Routt Street when emergency vehicles had to respond. Steven Archer expressed agreement with option A with the pocket park — if not, then Option 1 to 33rd from Quail Hollow side. Dr. Schmidtke testified we have a young developer wanting to develop land, and the City that wants to get the taxes from that land. Thirty houses in Quail Hollow were promised this would be a private community and they have concerns with water, the raceway on the bubble turnaround, and about the increased traffic. It is the City's job to worry about what the best compromise will be, to make the most people happy. He has enjoyed watching the American process work out, but is sorry for the frustration that the applicant has endured. Mack Glover wanted to make one thing clear, the meeting that was held was for the Routt neighborhood only, and Quail Hollow was not invited. Quail Hollow is a recently approved PUD with seven homes that are currently built and does not control the HOA until 75% of the homes are purchased. Homeowners that are directly adjacent to this development have observed from the neighborhoods that it would ignore the safety concerns for the students from construction traffic, drainage of water during heavy downpours and congestion. David Moss shared some thoughts from neighbors on Routt St. Early on there was lots of talk about connections from Quail over to Routt St but it is not true connectivity. Even if there are connections to Routt St., they will still have hoses out into Robb St. It is not a valid argument to have connections between Routt St. and 33`d Avenue. City Council Minutes July 24, 2017 Page 6 Ross Fawcett requested the City to go with Option 1 and the variance to build the pocket park. Jeff Nielsen Also supports Option 1 with the variance for the park. Only lots 6 and 7 would be accessible by emergency vehicles if 331d is allowed to go through. The fire trucks would still have to back up over 150 ft. for the other houses. Lori Strand echoed how lots of progress has been made and is excited on the options that have been presented. She stated again that Quail Hollow has not been included in the process. However, to move forward, she requested that they be included in any future meetings. Explanation as to why the applicant wants to approve Option 1 including drainage impacts, along with the fire district's desire for Option 2. She likes the option of the pocket park to build a community between all three neighborhoods. Developer Steve Merker responded to some of the citizens' concerns. Sprinklers for the homes would be a tough standard to meet and the costs would be passed on to the homeowners with a letter to the homeowners that it was pressed upon him to do so. Future impacts could be detrimental to new home developments as these new building standards are up to date and built with fire suppression in mind. Mr. Merker apologized to the Quail Hollow people, as it was never intended to exclude anyone. If the pocket park is an option, one consideration might be for fees to help develop improvements with HOA fees or a fund set up by all three neighborhoods. He would like to see Council continue to vote on this item to find a resolution to this matter, and does not want to be slowed down to continue building. Mr. Westberg responded to some of the pros and cons for Option 1. The farthest home on Robb St. is 1600 feet closer to the nearest fire station. For drainage issues, the road is not being built with a crown but with a slope, flowing to the east side of the road. Access to the schools by sidewalks are closer to the east and of course driving would increase the distance. Use of the Church parking lot would be out of the picture as it does not save them any distance and the parking lot may not be built for fire trucks that are usually heavier than trash trucks. Cul de sacs can be dangerous in any fire emergency in case the fire jumps between homes. Mayor Jay closed the public hearing. Motion by Councilmember Fitzgerald to approve Resolution No. 22-2017, a resolution approving a Seven -Lot Subdivision Plat for property zoned Residential -One (R-1) at 11435 W. 32"d Avenue with a Cul -De -Sac length Variance (Case Nos. WS -16-02 and WA-17-07/Merkwood Estates) for the following reasons: 1. City Council has conducted a proper public hearing meeting all public notice requirements as required by Section 26-109 and 26-407 of the Code of Laws. 2, The proposed lots meet or exceed the R-1 zone district regulations. 3. The criteria used to evaluate a variance supports approval of the request with the cul-de-sac length variance. City Council Minutes July 24, 2017 Page 7 4. All other requirements of the subdivision regulations have been met. 5. Utility districts can serve the property with improvements installed at the developer's expense. Vllith the following conditions: 1. The subdivision street access design be in accordance with Option 1 2. The applicant continue working with staff on final design details prior to plat recordation. 3. A Subdivision Improvement Agreement be executed ensuring all public improvements are in place prior to issuance of building permits for individual lots 4. The developer pay parks fees at the time of plat recording in the amount of $14,983.74 5. The Homeowners' Association covenants be reviewed and approved by staff. seconded by Councilmember Hoppe. Discussion followed. Councilmember Mathew expresses being in favor for Option 1 as it would decrease potential traffic for the Quail Hollow residents and school. He noted that Routt and Rob Streets are equal distance in length but in different directions, and he questioned why a different standard would be applied to a street right next door. Councilmember Hoppe agreed that Option 1 is the best way and does not want to see the home fire sprinklers included in the motion for this development. Ms. Hoppe would also like to find out what the community's next step would be to try to get a pocket park. Mr. Dahl added that if an additional fire hydrant is a condition, it can be added to the motion as #6, if so desired. . Ms. Manwaring responded that it is not usual for City to accept such a small park but that the neighborhood and developer might acquire the property and maintain the park themselves or through an HOA. Councilmember Urban expressed concerns with the sidewalk being the City's responsibility to remove the snow and if the R.O.W vacation of property or easement would be divisive for the neighborhoods. Mr. Dahl said if it is vacated with a different process, then the adjacent property owners take to the midpoint of the property but the city would probably reserve its right to maintain an easement if necessary. Councilmember Duran thanked the developer and the citizens for working and joining together, to listen to the community and will support Option 1. Councilmember Davis expressed support for Option 1. She thanked everyone for being part of it and thanked the developer as well for working on the drainage issue. She believes it is a good compromise. City Council Minutes July 24, 2017 Page 8 Councilmember Fitzgerald noted also that this has been an arduous, two-year long process and thanked Mr. Merker for hanging in there. He believes this has been a wonderful exercise in democracy and civility at work, especially for the Routt Street residents to be involved with it and to show that even with the long process, everybody received a semblance of what they wanted. Councilmember Wooden stated she would be voting against it for the lack of connectivity to 33rd Avenue and feels the original plan was the best option. The staff did meet the requirements that were needed for this. She recalled when the developer first came in wanting his plat approved and the neighbors were vehemently arguing against it, stating that they did not want to have their sunsets and parks taken away, even though it was private land to begin with. Motion carried 6-1, with Councilmember Wooden voting no. ORDINANCES ON FIRST READING 2. Council Bill 15-2017 — An Ordinance approving a permanent Easement to Equinox Properties, LLC for the purpose of constructing a Stormwater Structure on City - Owned Property Equinox Properties, LLC is expanding and conducting improvements to the Circle K located at 3805 Kipling Street. As part of these improvements, a new storm water/drainage structure is required. This structure is located in Lena Gulch on City - owned property, just south of the Recreation Center at 4005 Kipling Street. Councilmember Pond introduced Council Bill 15-2017. Motion by Councilmember Fitzgerald to approve Council Bill 15-2017, an ordinance approving a permanent Easement to Equinox Properties, LLC for the purpose of constructing a Stormwater Structure on City -Owned Property on first reading, order it published, public hearing set for Monday, August 14, at 7:00 p.m. in City Council Chambers, and that it take effect 15 days after final publication; seconded by Councilmember Davis; carried 7-0. DECISIONS, RESOLUTIONS AND MOTIONS 3. Motion to accept the 2016 Comprehensive Annual Financial Report (CAFR) from Swanhorst & Company, LLC Section 10.15 of the Municipal Charter for the City of Wheat Ridge requires that an independent audit be performed annually of all City accounts. The CPA firm of Swanhorst & Company, LLC performed the audit of the City's financial statements for the year ended December 31, 2016. A representative from Swanhorst & Company was on hand to present the 2016 CAFR to Council for acceptance. � I �?' City of Wheatl"idge �' � Ccfv�v►Pcfi� 1yr r� ITEM NO: w DATE: July 24, 2017 REQUEST FOR CITY COUNCIL ACTION 4 TITLE: RESOLUTION NO. 22-2017 — A RESOLUTION APPROVING A SEVEN -LOT SUBDIVISION PLAT FOR PROPERTY ZONED RESIDENTIAL -ONE (R-1) AT 11435 W. 32ND AVENUE WITH A CUL-DE-SAC LENGTH VARIANCE (CASE NOS. WS -16-02 AND WA-17-07/MERKWOOD ESTATES) ® PUBLIC HEARING ❑ ORDINANCES FOR 1sT READING ❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2ND READING ® RESOLUTIONS QUASI-JUDICIAL: ® YES ❑ NO " F Lux Community Devel pment Director City Manager ISSUE: The applicant is requesting approval of a seven -lot subdivision plat for property zoned Residential -One (R-1) at 11435 W. 32nd Avenue with a cul-de-sac length variance. The purpose of the subdivision is to subdivide the development parcel in accordance with the R-1 zone district regulations to create seven new single-family home sites. City Council reviewed a proposed subdivision plat for the property at a public hearing on June 26, 2017. After considerable public input and discussion, a motion was made that the case be republished and renoticed for a public hearing on July 24, 2017 to consider alternate designs. The revised designs would require a cul-de-sac length variance in order to consider alternate designs. Attached are draft minutes from the June 26, 2017 public hearing. PRIOR ACTION: The design reviewed at the June 26, 2017, City Council public hearing showed a seven -lot subdivision with a public street connection (West 33rd Avenue) across the property, running between Routt Street to the west and W. 33rd Avenue to the east. No access was provided to 32nd Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 2 Avenue, except for a pedestrian connection. Access to the southern six lots was through a dedicated public street named Robb, extending south from 33rd Avenue. The northernmost lot (Lot 7) gained access from 33rd Avenue. Planning Commission reviewed this version of the application at a public hearing held on June 1, 2017, and gave a recommendation of denial for the following reason: 1. The proposed street system and drainage design do not provide a logical development pattern for the new parcels. The minutes from the June 1, 2017, Planning Commission public hearing (Attachment 9), and numerous letters of objection that were submitted to the Planning Commission, are included (Attachment 10). BACKGROUND: The following staff analysis is included from the previous Council packet and is based on the original plat design. Staff's description and analysis of the two new alternatives begin on page 5. Subject Property The subject property, 11435 W. 32nd Avenue, is comprised of two parcels of land. One parcel fronts on West 32nd Avenue, and includes a single-family home built in 1932. It is just over an acre in size. The larger property is 3.77 acres in size and is north of the other parcel. This parcel is vacant and has a narrow strip of land extending south to 32nd Avenue, which was intended to provide access to the property. This larger parcel was most recently used for agrarian activities, and Lena Gulch and its floodplain encumber the northern 350 feet. The combined area of the two lots is 4.9 acres. Surrounding zoning and land use The development parcel is surrounded by properties that are zoned R-1. Single-family homes are immediately adjacent to the west, developed as the Applewood Brookside Subdivision platted in 1983, and the Freimuth Subdivision platted in 2011. Property to the east is the Applewood Baptist Church (ABC) parking lot and a regional drainage way that provides overflow for drainage coming from the southwest across 32nd Avenue. This drainage way is located on the ABC lot and is roughly 10 feet lower than the surface area of the ABC parking lot. The Quail Hollow Subdivision, platted in 2014, is located to the north of the ABC parking lot. The Lena Gulch drainage way and floodplain abut the property to the north and are zoned R-1. Plat design Attached to the Planning Commission report is a copy of the originally proposed subdivision plat, which contains two sheets (Attachment 2 of Planning Commission report). Sheet 1 is the declaration page and contains the legal description, required signature blocks for property owners, a recording block and notes. Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 3 Sheet 2 contains the layout of the subdivision. The plat will subdivide the property into seven new lots to be developed with single-family homes. All lots meet or exceed the R-1 minimum lot size of 12,500 square feet and lot width of 100 feet. A street connection for West 33`d Avenue runs across the center of the subdivision and connects the Applewood Brookside and Quail Hollow Subdivisions on either side. A new street (Robb Street) extends south from 33`d and dead ends north of 32nd Avenue. A turn -around feature for vehicles is provided between Lots 1 and 2. There is no vehicular connection from Robb to West 32nd Avenue, except for pedestrian access. Both Robb Street and 33`d Avenue will be full -width, dedicated local streets with 39 and 53 feet of right-of-way width, respectively. Curb, gutter and attached sidewalk will be installed on both sides of 33`d- Avenue. Improvements to Robb Street will include curb and gutter and sidewalk on one side of the street with parking on one side. Lots 1 — 6 are located south of 33`d Avenue and gain access from Robb Street. Lot 7 is located north of 33`d Avenue, which will provide its access. The northern half of Lot 7 is encumbered with 100 -year flood plain and floodway designations, which are depicted on Sheet 2. No construction can occur in these areas. There are several easements shown on the plat. Emergency vehicle easements are provided from 32nd Avenue and between Lots 1 and 2. Drainage and utility easements are provided along the east and west property lines for Lot 7. A sanitary sewer easement for an existing line is provided across the northern one-third of Lot 7. Tract A is designated as a stormwater detention and drainage easement. The HOA will be responsible for maintenance of the detention pond and water conveyance channels. Staff will require review and approval of the HOA covenants to ensure that adequate provisions for maintenance have been made. This case has been through a standard referral process and all agencies can provide service subject to improvements installed at the developer's expense. Public Works has reviewed and approved a drainage plan and report for the property. Area traffic circulation When the Applewood Brookside plat, immediately west of the proposed development, was approved and developed circa 1983, Routt Street was extended north from 32nd Avenue to serve the new homes and it terminated with a cul-de-sac bulb. However, as part of the plat approval, right-of-way was clearly dedicated for West 33`d Avenue to the east so that upon new development to the east it could be extended. More recently, when the Quail Hollow Subdivision, immediately east of the proposed development, was platted and developed, 33`d Avenue was extended west from Quail Street and was terminated with an offset cul-de-sac bulb. However, the right-of-way was dedicated and the street improvements were constructed to facilitate the extension of 33`d Avenue to the west, upon development to the west on the subject parcel. With the extension of 33`d Avenue, the excess right- of-way for the offset cul-de-sac will be vacated to the adjacent properties to the north. Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 4 Providing this connection of 33rd Avenue would improve neighborhood connectivity for both residents and emergency vehicles. It has clearly been the City's intent to provide this street connection since the early 1980s with both adjacent subdivisions. Attachment 11 is an exhibit that was included in the 1983 case file (WS -83-01) showing the extension of West 33rd Avenue from Routt Street east to Quail Street. Other connections shown include extension of 35d' Avenue from Simms east and extension of Routt Street north to 38' Avenue. This exhibit illustrates the City's intent to require additional public street connections for adjacent future development. The connection of 33rd Avenue from Quail to Routt would eliminate two cul-de-sacs that are over 600 feet long, improving the north/south and east/west options of both the proposed and both existing neighborhoods. Pursuant to Article W of Chapter 26 of the city code, the maximum cul- de-sac length is 750 feet. If 33rd is not connected to Routt Street, Robb Street at its southern terminus would be almost 1,400 feet long. In addition, there would be safety and construction issues with trying to connect Robb Street to 32nd Avenue. Connecting Robb Street on the west side of the subdivision would place the street too close to Routt Street. This further increases the danger posed by the offset of the existing Routt Street intersections with 32nd Avenue. Connecting Robb Street on the east side of the subdivision creates a dangerous offset with the existing Robb Street intersection on the south side of 32nd Avenue. Further, the subdivision regulations discourage subdivision access to arterial and collector streets due to the high volume and higher speed traffic they carry. The south end of Robb Street is over five feet below 32nd Avenue, which would require substantial fill to bring Robb Street up to 32nd Avenue. In addition, the presence of the drainage conveyance on the east side of the property further complicates this connection. The city does think that a pedestrian connection is important from the subdivision to 32nd Avenue; and that has been included by using accessible ramps to overcome the more than five-foot elevation difference. The subdivision regulations offer the following requirements regarding subdivision design and connectivity: • In all subdivisions, the vehicle access and circulation system shall accommodate the safe, efficient, and convenient movement of vehicles, bicycles, pedestrians and transit through the development as well as to and from adjacent properties and land uses. • The proposed street layout shall provide for the continuation of existing, planned or platted streets in the surrounding area unless the city determines that such extension is undesirable for specific reasons of topography or design. • Proposed streets shall be extended to the boundary of a subdivision to provide for future use. REVISED PLAT DESIGNS Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 5 The applicant has submitted two revised subdivision designs based on testimony and City Council direction at the June 26 public hearing. These designs show alternative public street access to the new home sites from the east (Option 1) and the west (Option 2). Option 1 depicts access coming from the east via West 33rd Avenue extending into the property from Quail Hollow Subdivision. Robb Street would extend south from 33rd to provide access to the southern six lots. Emergency vehicle turnaround would occur between Lots 1 and 2. Access to the northern lot (Lot 7) would occur by a driveway extending north from 33rd Avenue coming into the subject property. No vehicular access would occur from Routt Street. A pedestrian access would extend east from Routt across the subject property to connect with existing sidewalk in the Quail Hollow Subdivision. This option results in a 1300 -foot long cul-de-sac. For readability purposes, a larger version of Option 1 has been included as Attachment 4 MERKWOOD ESTATES CIVIL CONSTRUCTION DOCUMENTS �a:w�wz�w���raeuretovarr�orrnr�rc�ue� ovsrteex.re.wont+v+w�sfl�maewrt�ewtsrtxn�emrx cm tt wwr�?wmcF, m;um or Esrcrmn A,tEFaf zoau+mo. L I n /It� � ___M I W. 33RD AVE. CONNECnON DETAIL —" i_ri� T . raw 19r, t NJ 156 Y N wm s•. � V � • Asn uaxs i tea; _s a:r a uh F, 4 +. r>�cauarnwi 1 Staff provides the following commentary regarding Option 1. Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 6 Fire — Connecting to the east results in a shorter route from the nearest fire station at 38d' Avenue & Parfet Street. This route would be 4,860 feet. Drainage — Connecting to the east will present access issues during larger storm events. The storm sewer system along the east side of the property only conveys the 5 -year storm. Larger storm events will flow on the east side of the proposed Robb Street. The 100 -year storm event will completely inundate Robb Street with the flows being deeper on the eastern side. A large channel is proposed to accept the flows north of 33rd Avenue. So, during larger storm events the only route into the new subdivision will be seen as impassable during larger storms and unsafe to cross as the storms approach a 100 -year storm event. Prospect Valley School Traffic — Connecting to the east results in a shorter route to the nearby Prospect Valley Elementary School. This route would be 800 feet. However, this also means that access to 32 d. Avenue from the new subdivision would be impacted by traffic from that school. Option 2 depicts a subdivision design, which shows West 33rd Avenue extending east from the Routt Street cul-de-sac bulb to the eastern boundary of the Quail Hollow Subdivision; however, no emergency vehicular access is provided from the east. Robb Street would extend south from 33rd to provide access to the southern six lots. Emergency vehicle turnaround would occur between Lots 1 and 2. Access to the northern lot (Lot 7) would occur by a driveway extending north from 33rd Avenue coming into the subject property. This option results in a 1500 -foot long cul-de-sac. For readability purposes, a larger version of Option 1 has been included as Attachment 5. MERKWOOD ESTATES CIVIL CONSTRUCTION DOCUMENTS u:.�c w nrt mc?�.esr�:xe�:e oo wna��rs* or��mn n. mmrur a yam w«t w «sno! � ew r N rn �,reur++mcr tcnK+ a.�ra�eia. saea recant,. u Ud W. 33RD AVE COWECiION DETAIL �-"•�••`••�..• E 1 •�uxYta��n,y;.... "rF$Y I Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 7 Staff provides the following commentary regarding Option 2. Fire — Connecting to the west results in a longer route from the nearest fire station at 381h Avenue & Parfet Street. This route is 5,480 feet. Drainage — Connecting to the west has fewer access issues during larger storm events. As mentioned above, larger storm events will flow on the east side of the proposed Robb Street and the 100 -year storm event will completely inundate Robb Street with the flows being deeper on the eastern side. It would still be possible to access the new subdivision by staying on the west side of Robb Street. Prospect Valley School Traffic — Connecting to the west results in a longer route to the nearby Prospect Valley Elementary School. This route would be 2,600 feet. However, access to 32nd Avenue from the new subdivision would not be impacted by traffic from that school. VARIANCE REOUIRED Both of the modified designs proposed would require a variance to the maximum length of a cul- de-sac specified in Chapter 26. Pursuant to Section 26-412.D.2c. of the Subdivision Regulations, the center point of a cul-de-sac bulb shall not be longer than 750 feet between it and the center point of the intersecting street (Attachment 6, Applicant responses to variance criteria). The attachment includes an aerial photo showing other cul-de- sac streets exceeding the 750 -foot maximum. In Option 1, the cul-de-sac length would be roughly 1,300 feet, measured from the intersection of Quail and 33rd Avenue to the end of Robb Street. In Option 2, the cul-de-sac length would be roughly 1,500 feet, measured from the intersection of Routt and 32nd Avenue to the end of Robb Street. Staff has the following comments regarding the criteria used to evaluate a variance request. City Council shall base its decision in consideration of the extent to which the applicant demonstrates a majority of the following criteria have been met: 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. The property can still be used if the variance is not granted; however, this would require either access from 32nd Avenue or connection of 33rd Avenue from the Routt Street cul-de-sac to 33rd Avenue in the Quail Hollow Subdivision. Staff finds this criterion has not been met. Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 8 2. The variance would not alter the essential character of the locality. Staff has concluded that granting of the variance would not alter the character of the area. There are several cul-de-sacs serving subdivisions in the vicinity which exceed 750' in length as evidenced by the Applicant's attached aerial photo. Alternate designs are not supported by the neighborhood (extension of 33rd between Routt and 331 in the Quail Hollow Subdivision) or Staff (direct connection to 32nd Avenue). A 32nd Avenue connection is cost prohibitive and infeasible based on grade, adjacent water conveyance facilities and potential offset intersections to the south. 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 applicant is proposing a substantial investment in the property but it could be developed whether or not the variance is granted. The original subdivision design supported by Staff would not need a variance. However, the developer has strived to meet both the desires of the neighborhood and City Council. Staff finds this criterion has not 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. There are unique challenges with the property due to the grade change between West 32nd Avenue and the subject property and the drainage facilities on the eastern side of the property. A direct connection to 32nd Avenue would require a substantial amount of fill to be brought in which would have had a negative impact on the homes on Routt Street. Accommodation of the drainage conveyance on the east from an open channel into a pipe would be cost prohibitive. 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 difficulty has been in designing a project with appropriate access to a public street given the surrounding property conditions. Differences in grade and existing drainage facilities have precluded other designs. Staff finds this criterion has been met. Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 9 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. Granting of the variance should not impair the amount of light and air to adjacent properties. The longer cul-de-sac will not result in congestion in the public streets. The fire district has reviewed the design and has some concern about emergency access if 33`d is not connected. Multiple points of ingress/egress are desirable to maximum emergency access options, in the event one access is blocked. Staff finds this criterion has not been met. 7. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. There are other nonconforming cul-de-sac lengths in the area; therefore, this request is not unique to the property. Staff finds this criterion has been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Approval of the variance would not result in the accommodation of a person with disabilities although an accessible sidewalk is being provided from the end of Robb Street to 32nd Avenue 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 Low density residential development is not subject to the requirements of the Architectural and Site Design Manual. Staff finds this criterion is not applicable. LETTERS SUBMITTED Included as Attachment 7 are additional letters and e-mails submitted subsequent to the June 26 public hearing. Several of the letters and e-mails refer to Design Options A, B, C and D. These references pertain to a meeting that was held by the developer on July 17 with the neighbors to Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 10 discuss additional design options. Staff was not in attendance and has not reviewed these additional options in detail. DEVELOPER'S ALTERNATE SUBDIVISION DESIGN On July 16, 2017, the developer met with neighbors to discuss additional alternate design options. There were four designs shown and the following is a quick description of each of them. (Attachment 8, Developer's alternate designs) Plan A: Shows a street connection for 33rd Avenue between Robb Street and 33rd Avenue within the Quail Hollow Subdivision. A pedestrian connection is made from Routt Street east to Robb Street. The excess right-of-way for 33rd between Routt and Robb is proposed to be improved to make a small pocket park. The City's Parks and Recreation Director has not reviewed this proposal. However, it should be noted that as a policy matter, the City has not accepted these small pocket parks as they are difficult to program and have relatively high maintenance costs due to their small size. Plan B: Shows a street connection for 33rd Avenue between Robb Street and 33rd Avenue within the Quail Hollow Subdivision. No pedestrian connection between Routt and the proposed Merkwood subdivision is provided and it is suggested that the right of way could be vacated back to the adjacent property owners. It should be noted that any vacation of street right of way would require City Council action through a right of way vacation ordinance. Typically, such an action would be initiated by formal application and request by the affected property owners. Plan C: Shows a street connection for 33rd Avenue between Robb Street and 33rd Avenue within the Quail Hollow Subdivision. A pedestrian connection is made from Routt Street east to Robb Street. This is identical to design Option 1 referenced in the Council Action Form (CAF). Plan D: Shows 33rd Avenue running between the Routt Street cul-de-sac bulb and Robb Street. A 33rd Avenue connection between Robb and the Quail Hollow Subdivision is not provided. This is identical to design Option 2 referenced in the Council Action Form (CAF). RECOMMENDED MOTIONS: "I move to approve Resolution No. 22-2017, a resolution approving a seven -lot subdivision plat for property zoned Residential -One (R-1) at 11435 W. 32nd Avenue with a cul-de-sac length variance (Case Nos. WS -16-02 and WA-17-07/Merkwood Estates), for the following reasons: 1. City Council has conducted a proper public hearing, meeting all public notice requirements as outlined by Section 26-109 and 26-407 of the Code of Laws. 2. The proposed lots meet or exceed the R-1 zone district regulations. 3. The criteria used to evaluate a variance support approval of the request with the cul-de-sac length variance. 4. All other requirements of the subdivision regulations have been met. 5. Utility districts can serve the property with improvements installed at the developer's expense. Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 11 With the following conditions: 1. The subdivision street access design be in accordance with Option l (33rd Avenue) or Option 2 (Routt Street). 2. The applicant continue working with staff on final design details prior to plat recordation. 3. A Subdivision Improvement Agreement be executed ensuring all public improvements are in place prior to issuance of building permits for individual lots 4. The developer pay parks fees at the time of plat recording in the amount of $14,983.74 5. The Homeowners' Association covenants be reviewed and approved by staff." Or, "I move to deny Resolution No. 22-2017, a resolution approving a seven -lot subdivision plat for property zoned Residential -One (R-1) at 11435 W. 32nd Avenue with a cul-de-sac length variance (Case Nos. WS -16-02 and WA- 17-07/Merkwood Estates), for the following reasons: 1. 2. and, direct the City Attorney to prepare a Resolution of Denial, to be scheduled for Council consideration at the next available regular business meeting." REPORT PREPARED/REVIEWED BY: Meredith Reckert, Senior Planner Kenneth Johnstone, Community Development Director Heather Geyer, Acting City Manger ATTACHMENTS: 1. Revised Resolution No. 22-2017 2. City Council minutes from June 26, 2017 3. Applicant Letter regarding the design modifications 4. Option 1 subdivision design 5. Option 2 subdivision design 6. Applicant's response to variance criteria 7. New comment letters submitted 8. Developer's alternative subdivision designs Attachments from the June 26, 2017 packet 9. Planning Commission staff report 10. Planning Commission minutes 11. Letters submitted regarding the application 12. 1983 circulation exhibit 13. Revised plat design 14. West Metro Fire email 15. Cul-de-sac length exhibit Council Action Form — Merkwood Subdivision Plat July 24, 2017 Page 12 CITY OF WHEAT RIDGE, COLORADO Resolution No. 22 Revised Series 2017 TITLE: A RESOLUTION APPROVING A SEVEN -LOT SUBDIVISION PLAT FOR PROPERTY ZONED RESIDENTIAL -ONE (R-1) AT 11435 W. 32ND AVENUE WITH A CUL-DE-SAC LENGTH VARIANCE (CASE NOS. WS - 16 -02 AND WA-17-07/MERKWOOD ESTATES) 021MERKWOOD ESTATES) WHEREAS, Chapter 26, Article I of the Wheat Ridge Code of Laws establishes the procedures for the City's review and approval of Subdivision Plats; and, WHEREAS, an application for a seven -lot subdivision plat was received from Stephen J. Merker V. , to subdivide property located at 11435 W. 32nd Avenue in the Residential -One (R-1) zone district; and, WHEREAS, all referral agencies have reviewed the request and do not have concerns; and, WHEREAS, a cul-de-sac length variance is required to accommodate the modified designs; and, WHEREAS, the application complies with the criteria used to evaluate a right-of- way vacation; and, WHEREAS, all required publishing, posting and notification requirements for a June 26, 2017, City Council public hearing have been met. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Wheat Ridge, Colorado, as follows: A RESOLUTION APPROVING A SEVEN -LOT SUBDIVISION PLAT FOR PROPERTY ZONED RESIDENTIAL -ONE (R-1) AT 11435 W. 32ND AVENUE WITH A CUL-DE-SAC LENGTH VARIANCE (CASE NOS. WS - 16 -02 AND WA-17-07/MERKWOOD ESTATES) BE APPROVED (CASE NO—. WS16-021MCCLC\A OOD ESTATW FOR THE FOLLOWING REASONS: 1. City Council has conducted a proper public hearing meeting all public notice requirements as required by Section 26-109 and 26-407 of the Code of Laws. 2. The proposed lots meet or exceed the R-1 zone district regulations. 3. The criteria used to evaluate a variance supports approval of the request with the cul-de-sac length variance. 4. All other requirements of the subdivision regulations have been met. 5. Utility districts can serve the property with improvements installed at the developer's expense. Attachment 1 With the following conditions: 1. A Subdivision Improvement Agreement be executed whereby all public improvements are in place prior to issuance of building permits for individual lots 2. The developer pay parks fees at the time of plat recording in the amount of $14,983.74 3. The Homeowners' Association covenants be reviewed and approved by staff 4. The applicant continues working with Public Works to make minor corrections to the plat and civil documents. DONE AND RESOLVED by the City Council this 24th day of July, 2017 2611 -day -4 . M ATTEST: Janelle Shaver, City Clerk Joyce Jay, Mayor =. HE M10 . CITY OF WHEAT RIDGE, COLORADO 7500 WEST 29TH AVENUE, MUNICIPAL BUILDING June 26, 2017 Mayor Jay called the Regular City Council Meeting to order at 7:00 p.m. PLEDGE OF ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA ROLL CALL OF MEMBERS Monica Duran, Janeece Hoppe, Zachary Urban, Tim Fitzgerald, Larry Mathews, Genevieve Wooden Members Absent: George Pond (excused), Kristi Davis (excused) Also present: City Clerk, Janelle Shaver; City Manager Patrick Goff, City Attorney, Jerry Dahl; City Treasurer, Jerry DiTullio, Police Department, Jim Lorentz; Community Development Director, Ken Johnstone; Deputy City Clerk Robin Eaton; Planning Division, Meredith Reckert; Engineering Division, Mark Westberg; guests and interested citizens. APPROVAL OF Minutes of the Council Study Session Notes of June 5, 2017 Mayor Jay requested postponing approval of the minutes of the Study Session Notes of June 5, 2017 until research can be done regarding one of the items from that session. PROCLAMATIONS AND CEREMONIES CITIZENS RIGHT TO SPEAK APPROVAL OF AGENDA 1. CONSENT AGENDA a) Resolution 24-2017 — approving an Agreement between the City of Wheat Ridge and the Wheat Ridge Historical Society b) Resolution 23-2017 — approving the 2017 Police Recruit Training Agreement and issuing a $36,000 payment to the Lakewood Police Department to provide Law Enforcement Academy Training for six Wheat Ridge Police Recruits at the Combined Regional Academy Councilmember Wooden introduced the Consent Agenda. Attachment 2 City Council Minutes June 26, 2017 Page 2 Motion by Councilmember Wooden to approve the Consent Agenda items a) and b); seconded by Councilmember Hoppe; carried 6-0. -. PUBLIC HEARINGS AND ORDINANCES ON SECOND READING 2. Resolution 22--2017 — a resolution approving a Seven -Lot Subdivision Plat for property zoned Residential -One (R-1) at 11435 W. 32nd Ave. (Case No. WS-16- 02/Merkwood Estates) This application would reconfigure two lots into seven lots, allowing for seven single family home sites. A new section of 33rd Ave is proposed to transverse the property, connect the Quail Hollow subdivision on the east to the Brookside subdivision on the west, and allow for the free flow of traffic. The seven new lots would not have direct access to 32nd Ave. Councilmember Fitzgerald introduced Resolution 22-2017. The purpose of the subdivision is to create seven new single family sites. The Planning Commission recommended denial for the following reasons: The proposed street system and drainage design do not provide a logical development pattern for the new parcels. Mayor Jay opened the public hearing and swore in the speakers. Staff Presentation Meredith Reckert distributed to Council a corrected email and an additional letter from interested citizens. She also presented for the record a packet of hard copies of letters that had already been received and distributed to Council. She entered into the record the case file, packet material, the subdivision regulations and the contents of the digital presentation. She testified that all notifications and posting requirements had been met. With aerial overlays and photos Ms. Reckert explained the existing conditions and the proposed application. • The subject property, 11435 W. 32nd Ave, contains two parcels totaling 4.9 acres. • The southern parcel (1+acre) fronts W. 32nd Ave and contains a single family home built in 1932. • The larger, vacant, northern parcel (3.77 acres) has a strip of land that allows access to 32nd Ave. It was most recently used for agrarian purposes. About 1/3 of the northern portion of this parcel is encumbered in the Lena Gulch 100 year flood plain. • The property is zoned R-1. • Adjacent land use to the west is single family residential platted in 1983 and 2011. • Adjacent land use to the east includes the Applewood Baptist Church parking lot and the Quail Hollow subdivision (platted in 2014). • There is a drainage way directly adjacent to the east side of the subject property, which is on the church parcel and is 10 feet lower than the parking lot. • The subdivision application would accommodate 7 new single family homes, all of which meet or exceed the requirements for the R-1 zone. City Council Minutes June 26, 2017 Page 3 • A proposed new street connection for W 33,d Ave crosses the middle of the new subdivision and connects Quail Hollow to Applewood Brookside. • A new street called Robb St would extend south from 33rd Ave to access the new lots. • There is no vehicular access from Robb St to 32nd Ave -- only pedestrian access. • Both 33rd Ave and Robb St will be full width dedicated streets with public improvements installed. • Lots 1-6 are south of 33rd Ave on the new Robb St; Lot 7 is north of 33rd Ave. Areas of Lot 7 are in the flood plain and cannot be built on. • The plat shows, among other things, easements, the pedestrian access to 32nd, an emergency access turn -around between Lots 1 and 2, and a storm water pond. • The Brookside plat contains a piece of Right -of -Way at the end of the Routt cul de sac that was dedicated, but never built. The intent was that at some point there would be an opportunity to create better connection and connect with the property to the east. • Ms. Reckert elaborated on staff's long -planned intentions for the Brookside and Quail Hollow streets, the 33rd Ave link, and why Robb should not connect to 32nd Ave. o Staff believes this link is critical for connectivity and emergency vehicles. o It would eliminate two cul-de-sacs that are over 600 feet long and improve north -south and east -west options. o Connecting Robb to 32nd is problematic because it creates another offset intersection, it could leave houses on Routt St with frontage on both streets, and it is exacerbated by the drainage channel next to the parking lot. o The south end of Robb St is about 7 feet below 32nd Ave and would require substantial fill to bring it up to that level -- possibly requiring wells to be built. Ms. Reckert paraphrased the regulations regarding subdivision design: • Required to accommodate all modes of movement through the development and to/from adjacent properties and land uses. • Provision for the continuation of existing planned or platted streets unless the City determines it is undesirable for specific reasons of topography or design. • Proposed streets shall be extended to the boundary of the subdivision to provide for future connection. Process: • A neighborhood meeting is not required for plat as the zoning is not changing. • The standard 15 -day referral resulted in no concerns from City departments or outside agencies. Utilities will need to be constructed. The Fire District can serve the subdivision as proposed with the turnaround feature between Lots 1 and 2. Reviewed by Planning Commission on June 1, 2017 • PC recommended denial for the plat showing 33rd Avenue extensions between Routt Street (to the west) and Quail Hollow (to the east) • Subsequent to the PC hearing the developer submitted a modified plat which removes the connection of 3311 Ave through to Routt St, allowing only for access by pedestrians and emergency vehicles. Staff does not support this; the Fire Dept has concerns about emergency gates. • If Council wishes to approve the modified plat, a variance would be needed to the maximum cul de sac length of 750 feet. This cul de sac would be 1,400 feet long. City Council Minutes June 26, 2017 Page 4 Numerous letters were received before and after the PC hearing. Most concerns are primarily related to traffic and safety, with some concern for drainage Staff recommends approval of the plat showing full connection of 33rd Ave between Quail Hollow and Brookside, for the following reasons: • The proposed lots meet or exceed the R-1 standards • All requirements of the Subdivision regulations have been met. • Proposed system and drainage design provide a logical development pattern for the subdivision • All agencies can serve the property with improvements installed by the developer. Council questions Councilmember Fitzgerald noted the three objections to making Robb Street go through to 32nd: the disparity in height or grade, offset of the streets and the cul de sac length. What makes this different from all the other offset streets that face 32nd Ave? • Ms. Reckert responded that regulations discourage offset streets, especially onto higher volume arteries, which presents a greater potential for traffic conflicts. • Mr. Westberg added that offsets, in general, are a bad idea; offset cars both turning left can cause accidents; these were done in the past by bad design practices. It is good not to offset the streets when they are that close together. Concerning height: The south end of Routt St had to be filled in. The problem for Robb St is the drainage channel and pipe system along the shared property line with the church. He elaborated on the safety for the houses and the ability of the streets to carry storm water for 100 -year events. Underground drainage for these seven lots would be very cost prohibitive. If Robb St is moved to the west side, the new homes would have their entire back yard be a drainage channel. Councilmember Fitzgerald asks if Routt is considered an illegal cul-de-sac and now Robb Street would be one as well. • Mr. Westberg responds that it would not be a dead end cul-de-sac if the connection is made to 33rd street and it does not exceed the 750 ft. rule. Councilmember Urban asked about the maximum length of cul-de-sacs allowed by the Institute of Transportation Engineers (ITE) and what guides our decision making policy? • Ms. Reckert responded that our subdivision regulations set a maximum length of 750 ft. Mr. Westberg advised the City does not regulate by the ITE manual. Councilmember Urban wondered what other ITE policies might be considered. Mr. Westberg said he didn't know where 750 feet came from, but noted our current code encourages urbanism and connectivity, to give people options. Mayor Jay asked if a thought had been given to connecting 33rd Avenue just to Quail Ct. • Mr Westberg responded that by extending 33rd Avenue across the subdivision and creating Robb St.(to go straight south), the cul-de-sac starts back at Quail, down to the end of Robb St. By making the connection across the parcel, there are two streets to provide access to the neighborhood. It would help a fire truck by not making it go around the neighborhood to gain access to the subdivision. City Council Minutes June 26, 2017 Page 5 Applicant Steve Merker shared background of trying to work with neighbors and the City. He lives, works and builds in Wheat Ridge and has worked diligently with City staff on the issues. He was initially opposed to the connection between 33rd and Routt St., as the original vision was that it is a long, complex parcel with many grade changes. Unless he bought the house, it would have been impossible to build the development. The connectivity issue came up numerous times and multiple scenarios were looked at over the course of a year and a half, to be able to get to this meeting. It is difficult to take considerations from all of the neighbors and the City staff also; he feels stuck between two forces, trying to please everybody. Alternatives to the road include emergency gates for first responders. He asked for clarity to help the project move forward, and wants to do a good job for the project and everyone that is involved. Councilmember Hoppe noted staff's recommendation does not connect to 32nd Avenue. Mr. Merker said he's very opposed to connecting to 32nd Avenue from Robb St for many reasons — including that up to 7-10 ft. of fill material would be required to be brought in, and also the risk of creating a watershed problem. Public comment [Most speakers WR residents from Routt St or Quail Hollow] Dr Gil Schmidtke believes there is not a need to hurt the neighborhoods by creating a thoroughfare, as it's more practical to combine our homes with the new ones, to make our own neighborhood. People have been living in this area for years without connecting to Routt St. He welcomes connection to get in and out from 33rd St, as a very practical and acceptable alternative. Ross Casados chose to live in a cul de sac because it is quiet. He's raised his own children and grandchildren, including a challenged grandchildren, who loves to play on the street. This new street would endanger the children, making it a very busy street with an uphill battle in the wintertime to get out of it; it would be worse when school is in session. He has no problems with the housing or helping fire engines or police to get in and out, but why do they need to connect 33rd St. all the way to Routt. He's loved living in a cul de sac for 27 years and hopes that Council will not disturb that for them. Peggy Nielsen clarified that this information does not even address traffic from Prospect Valley School and is very frustrated as to why a new neighborhood is being created at the expense of those who live on Routt St. Jeff Nielsen reiterated what his wife Peggy said about traffic from the school, especially that it is under open enrollment. Doug Fisher said he is totally against making 33rd go through to Routt. Neighborhood culture should stand. Merkwood is proposing seven home sites on 4.9 acres. On the surface it sounds reasonable, but six homes are crammed on the south end between 33rd and 32nd. The huge two-story homes would back up to the five ranch homes on his street City Council Minutes June 26, 2017 Page 6 that are primarily single level ranch homes. This would change the culture and rob current residents of any back yard privacy; it's not a good idea. The only folks who are for it are the developer -- who would make money at the neighbors' expense. He asked Council to vote against this proposal as designed. David Hay bought his home on a quiet cul de sac five years ago and opposes putting 33rd through with or without a gate. His understanding, when they bought their property, was that the right of way was just for access for property behind them. Tonight is the first time he's seen the diagram suggesting 33rd Avenue go through. It seems like the residents, and even Mr. Merkl, did not want it, so why do it now? The Comprehensive Plan talks about how the City will work with neighborhoods to maintain character and property values, but the City has not worked with them. The neighbors have not been consulted in over a year and a half and asks the Council to reject this application. Rebecca Hay expressed concerns over elevation, with her home being one of the lowest homes in cul de sac, and how the new homes would likely want to have walkouts, being built on elevation. With these new homes looming over them, she questioned how the drainage would be handled and does not want to see it in her basement. The proposed plan of emergency gate and pedestrian walkway is unacceptable and there is no guarantee that the City won't remove that gate at a later time. This is a weak attempt at mildly appeasing the neighborhood objections for the benefit of developer. Duane Chelsey noted living in Wheat Ridge for 55 years. He believes this issue demands attention as his emails explain -- that the connection between Quail and Routt makes no sense and that it degrades the neighborhood. He worries that the gate would not always be locked and is very much opposed to a through street. Danielle Marcello said her parents built their dream home in a quiet cul de sac; her mother is a life-long Wheat Ridge resident. She testified that it is proven that crime rates are higher on through streets, children do not play outside and property values are estimated to be 20-29 percent lower. They should prevent the alternative to build 33,d as a through street and even if 33rd is not built as a through street now, there is no guarantee it will not go through eventually. Neighborhoods and parents have been traumatized by this, and the neighborhoods have also been harassed. Anthony Marcello expressed concern about the hammerhead turnaround and inquired what type of design vehicle it was that made the test pass. Mr. Westberg replied he did not know what type of vehicle was used as it was West Metro Fire that did the test. He also stated that the City would not be setting a precedent in making 33rd to Robb St. and not going to Routt. Mr. Marcello gave Council a handout with a view from Google Earth showing clearly that connectivity does not apply with Lena Gulch bisecting the entire area. David Moss concurs with all neighbors and stated that if this is allowed to become a through street, there will be many property devaluations. Other alternatives can be found for emergency vehicle access. Kids play in the street, riding down the middle of the City Council Minutes June 26, 2017 Page 7 street, safe or not; safe passage is allowed for kids to play there. School pickup times would be detrimental to the neighborhood and there is no upside to building 33rd to Routt St. Already it is a hard time to get out of the neighborhood - let alone in wintertime, but adding school parents would increase that hardship. Mat Glover lives right next to the development. He is not unsympathetic to them and realizes no one gets everything in deals, but there should be something in it for them. He strongly feels access should be off 32nd, which would leave the two cul de sac communities intact. No one wants a through street. There are concerns with safety, cars driving too fast and damaging the new roads in the subdivision — all of which will happen if 33rd Avenue goes through. With a very difficult decision to make, it may help to mitigate the problem and have a road come down from 32nd Avenue. Carlos Fawcett expressed opposition to giving a brand new subdivision the benefits of a 25 -plus year cul de sac community. When he lived in Denver County at 37th and Tejon, new development was great but brought too much traffic. This new road will destroy this community; it will not improve anyone's safety or property values but will have the opposite effect. Lori Marcello reported talking to Debbie Perry, the original landowner of the plat, and had information provided by Merkwood Construction, who wanted to have net zero, environment friendly landscape. Apparently, Merkwood was told by the City planning department that they needed to put 33rd in as a through street. Ms. Perry said that from the 1980's there was no plan to put 33rd in as a through street, so why do they arbitrarily put roads through undeveloped fields. They were asked to leave land open for access only, so the home would not be landlocked. There was never a plan to have a through street for 33rd. It is unnecessary to put a road though, and the easement was never meant to put a road through. Stephen Archer noted many of the items he had prepared have been addressed. With the plat maps and people's submissions tonight, it clearly shows that 33rd Avenue was never meant to be a connector. He is opposed to 33rd going through. Michele Hilliam is concerned mostly with the traffic pattern if the street goes through -- especially traffic from Prospect Valley School where 80% are choice enrolled students that do not live in the area but are brought in by their parents. This could equal up to 250-300 cars per day, much of that would come through the new Routt Street design. This would no longer keep it a safe traffic pattern through the neighborhoods. Mark Hilliam noted the housing density difference being mentioned along with the number of cars rising on a daily basis. There are other options for emergency vehicle access and turnarounds based on the small size of the access to Robb Street. He suggested a single lane, restricted for emergency vehicle access or pop-up gates for emergency vehicles to name a few. City Council Minutes June 26, 2017 Page 8 Lori Strand- agreed with much of what had been said. She thinks through -traffic areas are always dangerous for children, not only in the morning and afternoon hours from the school. She said she's excited about the development as there will be more kids to play with and better sidewalks, but requested denial of the plat. She urged Council to send this back to the developer and staff, for alternatives, especially for emergency access. Kate Dean shared that she is in full agreement with what Lori Strand had to say. Nickolas Marcello noted that as a youth growing up he really appreciated knowing that if a ball was kicked into the street, it was still safe to get, since he lived in a cul-de-sac. He asked for a show of hands from the audience of those against connecting Quail to Routt Street via 33rd Avenue; 31 people raised their hand. With public comment concluded, Mayor Jay asked for a response from the applicant. Steve Merker thanked everyone for their input and stated if the City Council is inclined to vote against this he would like to ask for a continuance to present more good options and alternatives. He finds himself in a very difficult situation and can't in good conscious build a home where everybody is opposed to it. If there is a chance this will be denied, or a variance is put together by vote, he believes it is very unfair to him as he has followed every rule, only to be told by the neighbors that he can't do it. He added that he has submitted two great options -- the fire restriction and left hand turn option, but will take into consideration everything the neighbors have put forth and asks for time to submit new proposals. Mr. Dahl provided several options. Included were approval or denial, closing this hearing but not acting; continuing it for action to public notice for hearing as a subdivision application; close the hearing, set a variance hearing, and continue it for action on the subdivision until the same night of the variance hearing; or continue the subdivision hearing entirely by request of the applicant, with new revised plats. This could be done in two weeks to a month with no new notice required, and then at that time, move to approve or deny. The neighborhood will need to see the proposed variance as they have already spoken on the subdivision request. Ms. Reckert requests one month, not two weeks, if a subdivision variance is included. Variances have publication requirements. Councilmember Mathews inquired if there is any plan for Lot 7 north of 33rd Avenue that runs to the flood plain. • Mr. Merker said he plans to keep it and build his dream home there but does not know what will be done there. Councilmember Mathews would like to suggest the house on Lot 1 built in Lot 7 to help open up the area off from 32nd avenue for better access to the property. City Council Minutes June 26, 2017 Page 9 Mr Merker responds that if done, it makes a grade differential that is almost impossible to reconcile and describes the need for an extended retaining wall to name just one. Councilmember Urban asked why the staff report did not include the Prospect Valley School discussion brought up in the presentation, including the traffic influence in the neighborhood. Mr. Westbrook said it was because the traffic is short-lived in the morning and afternoon for the vast majority of time. The proposal is not a bad thing as it distributes the traffic even though some parents may use it as an alternative route and it may be a bad thing for Routt. Connectors are a good thing to distribute traffic and gives everyone the option to get out in case of an accident or other problem. Discussion followed. Councilmember Mathews recommended allowing the existing neighborhoods to keep their character and give maximum flexibility to the developer to work out different scenarios. This to be able to give the maximum number of options to find a variance, and not be stuck with arbitrary numbers. Based on discussion, Mr. Dahl advised to continue the hearing for one month until July 24th with an option to re -design the subdivision or re -design with a variance and or work with the staff to get notice out for a variance hearing. Mr. Merker requests a continuance of this hearing to try to speak with the neighbors and staff with the possible variance options to bring back in front of council. Motion by Councilmember Fitzgerald to continue Resolution No. 27-2017, a resolution approving a Seven -Lot Subdivision Plat for property zoned Residential -One (R-1) at 11435 W. 32nd Ave. until July 24, 2017 at 7:00 pm in the City Council Chambers, so alternatives can be brought forward, including a variance if the applicant so requests; seconded by Councilmember Mathews; carried 6-0. Mayor Jay thanks all in attendance for their patience and understanding and that it was a very nice crowd to work. With that a recess was declared at 9:12 PM The meeting resumed at 9:18 PM Attachment 3 SITE PLAN ALTERNATIVES DATE: JULY 13TH, 2017 PROJECT: MERKWOOD ESTATES SUBDIVISION CASE NUMBER: WS -16-02 ADDRESS: 11435 WEST 32ND AVENUE After an unsuccessful Planning Commission and City Council meeting Merkwood Homes and Altitude Land Co are looking into alternative options. Primarily taking into account the concerns of the neighbors and committees regarding the connection of Routt Street and W 33,d Avenue with a through street. We have also looked into the option of connecting Robb Street to W 32nd Avenue but have concluded that due to the significant cost associated of the off-site storm improvements and introducing a dangerous offset with Robb Circle across W 32nd Avenue it is not a feasible alternative. We also looked into moving Robb Street to the west side of the site. Again, the off-site stormwater issues that we are forced to deal with prohibit us from providing desirable and potentially buildable lots without using Robb Street for conveyance of the larger storms. Therefore our two logical option were to either connect via W 33rd Avenue through Quail Hollows Subdivision or via Routt Street through the Applewood Brookside Subdivision. Both options are discussed below noting benefits and conflicts that we see. Two site plans have also been provided for your reference. Both options will require a variance for a dead-end street that exceeds 750 feet. CONNECTION TO W 33RD AVENUE.- One VENUE:One of the main benefits we see with this option is pleasing the majority of the community members. It will also only change the intent of the original design in a few minor ways. Pedestrian access to Routt Street will be provided but it will create a larger landscape buffer between Applewood Brookside and Merkwood Estates. Access to Lot 7 would need to be provided beyond the limits of the large swale on the east side of Lot 7 which will remain as designed. The dead-end street length will be approximately 1,300 feet which is consistent with some of the adjacent dead-end streets. One challenge is the fact that we are using Robb Street to convey a portion of the major stormwater event. This is a significant amount of water and although water will not enter any structures the road will be completely submerged. This does however meet city code and UDFCD criteria. Additional stormwater improvements are being considered. CONNECTION TO ROUTT STREET: The option presents a few more complications than the W 33rd Avenue connection. First is that the dead- end street will be approximately 1,500 feet. It will also likely be a less desirable option to the majority of neighbors that we heard from. That being said the previous design could be followed rather closely which Denver Office: 3461 Ringsby Court, # 125 Denver, Colorado 80216 720.413.9691 AlfitudeLandCo.com Colorado Springs Office: 2727 N. Cascade Avenue, # 160 Colorado Springs, CO 80907 719.231.3959 ILTITUDE would mean less revisions to the stormwater design. That design would still include Robb Street being completely submerged in the event of a major stormwater event. Pedestrian access would be provided to W 33rd Avenue. Please let us know any other benefits or concerns you have with both options. We would like to have a meeting after you have had a chance to review in order to talk through the options and complications of both. Best Regards, Altitude Land Consultants, Inc. Galen Hagen -Peter, P.E. Project Manager Denver Office: 3461 Ringsby Court, # 125 Denver, Colorado 80216 720.413.9691 AltitudeLandCo.com Colorado Springs OEfce: 201 E. Las Animas, # 113 Colorado Springs, CO 80903 719.231.3959 I Vis$ OOb'230107d031vls'NOSH3zh rioAiNnoo'aoowivaw .4o.uio ��i siEEIaE kE� °° i $ Zo-s�-SM a39wnN 3SVD g W I egg }TI z ae S1N3v4nOOa NOIlOflU-LSNOO IIAIO q !•�' s"" -pp a S31d1.S3 QOOMNI 13W 7 qq t SAV ONZf 'M_ 3®M' L Eli i" Lig - I,t Z II I I I LU V Q K—__�€ O I I i ff �' 3 o I II I I 10 I VI= OO Z� II I I I V Q K—__�€ O I I i ff �' 3 o I II I I Ow N h ZOO 0 W� h O V l W 0 Co V waft 3w VO hZ =3 00 Qw� � U d W 3 0 0 0 he o 09 W z Attachment 4 I I I1 1 ROUTT STREET D LU N Oa.WOl003O 31V1S'NOS833j3f JOAlNf100'300181V3wj0 ALO �� 3ZO-9[-SM a3awnN DSVO V' if g Z 8 4 m sg tl a z 0 � 3 R$ 3� .z S1N3vynOOa NOIlomJiSNOO IInIO $ Q S31d1S3 QOOM>i83A I�I� a16 ail N '3Atl ONZE'M — -- VA. r M. RE o 19 I N ss<o4 �'s Ii I I I I EHI ob :g3ea 0 s W ' — — — L s, � � I Z < ` I€ ° 1• o €F ---�€ V I NO a I Z 90 _W W LW _, a6 0 LU .. o V , >e O '3Atl @lf�� M — w __ Q Z q �nS 18 • i t O • \ e rm y 0= Iia s I I o o Q �u I �u W O III I I 0 3 o III O W w ,� z .®. I I I z C I I I I o I II Q I I f I L ------J I M >M RO TSTREET Attachment 5 VARIANCE CRITERIA RESPONSES DATE: JULY 10TH, 2017 PROJECT: MERKWOOD ESTATES SUBDIVISION CASE NUMBER: WS -16-02 ADDRESS: 11435 WEST 32ND AVENUE 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. A variance should be considered because the Subject Property could not be accessed through any other way that is financially viable. Alternatives may be considered but the amount of effort and expense required to make those alternatives work would be an unfair hardship for the Applicant. 2. The variance would not alter the essential character of the locality. Extending the proposed Robb Street would not alter the character of the neighborhood because the majority of the streets adjacent to the subject property have the same condition. That is a dead end street that exceeds 750'. Additionally, this part of the Wheat Ridge has not historically been a "grid pattern" neighborhood with the majority of housing on all sides of the subject property being cul-de-sacs and dead end streets. See Attached Exhibit A 3. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The applicant has already put in a substantial investment in time and money improving the site according to the City's existing regulations. Services have already been brought inside the property and paid for by applicant in reliance on staff recommendations. This was done so that when the City begins its paving project, Applicant wouldn't be forced to cut into freshly paved asphalt. If this variance is not approved, there would be a substantial investment in time and money lost by the Applicant. Additionally upon approval of this variance Applicant proposes to improve a difficult un -utilized property. Denver Office: AffaChment 6 Colorado Springs Office: 3461 Ringsby Court, # 125 2727 N. Cascade Avenue, # 160 Denver, Colorado 80216 Colorado Springs, CO 80907 720.413.9691 719.231.3959 AltitudeLandCo.com ILTITUDE 4. The particular physical surrounding, shape or topographical condition of the specific property results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience. The Subject Property shape is very long, very skinny and has been cut off from access creating a unique hardship in developing the property in a way that conforms to the existing subdivision regulations. There are only 3 ways to access the Subject Property. Routt Street - This is a viable possibility but unwanted by the Applicant, and almost all of the neighbors. They would prefer access from 33rd Street as this would add 7 homes to an already new subdivision and wouldn't disturb a well-established neighborhood and the historical use of the Routt Street easement would remain the same just a sidewalk would be added. 32nd Avenue connection via Robb Street is impossible for multiple reasons. 1. Approximately 180 Acres of drainage runs through the improvements adjacent to and on the Southeast side of Subject Property. Connecting a through street to 32nd Avenue would greatly alter the historic drainage patterns and therefore are cost prohibitive. 2. Connecting to 32nd Avenue would be impossible because of the financial hardship and loss of developable property resulting from a connection to 32nd Avenue from Robb Street. 3. The amount of fill dirt required to raise the elevation of Subject Property makes the project unfeasible because of the financial hardship this would place on the Applicant. 4. Traffic misalignment of the Robb Street creates a problem between the two Robb Streets and a safety hazard that can be avoided without this connection. 5. Multiple neighbors of Robb Street have stated they have a difficult time exiting their street when icy. The subject property's grade differential between existing grade and the grade at 32nd Avenue is even greater than Routt Street. 6. The dead end cul-de-sac overall length is greater than the connection to 33rd Avenue. 33rd Connection - this is the most desirable way to access the Property with the least amount of friction to the neighborhood and to the current regulations. To make this connection viable all that would be required is the variance from the 750 foot maximum dead end cul-de-sac regulation listed in Section 26- 412.D.2.c. This also promotes a shorter overall cul-de-sac length than coming from Routt Street. 5. If there is a particular or unique hardship, the alleged difficulty or hardship has not been created by any person presently having an interest in the property. The hardship was created by the developments that came prior to the Applicant acquiring the property. The major drainage way should have been addressed and improved by previous developers of adjacent subdivisions. 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 public welfare would be improved by granting the variance because the modified plan reduces the traffic and increases the safety in the adjacent neighborhoods while still allowing pedestrian connectivity. Denver Office: 3461 Ringsby Court, # 125 Denver, Colorado 80216 720.413.9691 AltitudeLandCo.com Colorado Springs Office: 201 E. Las Animas, #113 Colorado Springs, CO 80903 719.231.3959 ILTITUDE 7. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. Multiple examples of the type of variance are present in adjacent neighborhoods and even on adjacent streets. The conditions that are causing applicant to seek a variance are not unique to this applicant. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. [Does not typically apply to single- or two-family homes.] The variance accommodates people with disabilities by connecting the Robb Street to the 32nd avenue with a sidewalk and series of ADA ramps. 9. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. [Does not typically apply to single- or two-family homes.] The applicant is in substantial compliance with this standard Best Regards, Altitude Land Consultants, Inc. Galen Hagen -Peter, P.E. Project Manager Denver Office: 3461 Ringsby Court, # 125 Denver, Colorado 80216 720.413.9691 AltitudeLandCo.com Colorado Springs Office: 201 E. Las Animas, #113 Colorado Springs, CO 80903 719.231.3959 Psi et St Pierson St ��;� �'. C, - ' .--- ♦U r xyILG1 C �o 0st A - Qt l mop; L - � J t " g �utttSt ; tram JL - Simms to �► Meredith Reckert From: davemoss5@comcast.net Sent: Monday, July 17, 2017 11:50 PM To: Monica Duran; Janeece Hoppe; Kristi Davis; Zachary Urban; Tim Fitzgerald; George Pond; Larry Mathews; Genevieve Wooden; Meredith Reckert Subject: RESOLUTION NO. 22-2017, Merkwood Development To: Wheat Ridge City Council Members From: David and Jill Moss 3221 Routt St Wheat Ridge, CO 80033 Once again, we are voicing our opinions and concern that we do not want 33`d Avenue to become a through street and connect to Routt Street. It would serve no obvious purpose other than to satisfy some personal agenda of the City Planners/Engineers. Meredith and Mark keep talking about connectivity, but connecting 33`d Avenue to Routt Street does nothing to improve connectivity. It doesn't improve traffic flow from one place to another. True connectivity would be completing a through street between 32nd Avenue and 38th Avenue. If 33`d Avenue connected to Routt Street it would actually cause more traffic to use the intersection of Routt Street and 32nd Avenue, which Mark has stated numerous times is a very dangerous onset intersection. Many of the neighbors from Routt Street met with Steve Merker on Sunday to view his proposed plans for his development. He had three acceptable plans (A, B and C) and one unacceptable plan (D). There was a consensus of the home owners on Routt Street that plan A was the preferred plan. It includes turning the easement at the bottom of Routt Street into a community park, using the `Park Land Fees' that Merkwood pays to the City. It seems to us that Plan A promotes the City's 2025 vision of making the City an inviting place for families to gather and relax. Personally, we would love to have a small park near our home where we could gather and have neighborhood activities or a place to take our grandchildren to play. Plan B would allow the property owners on either side to the easement to purchase the land back from the City to turn into part of their yards. Both property owners have voiced an interest in doing that. Plan C is acceptable, but is not what we would prefer. Plan D is totally unacceptable. It includes connecting Robb Street to Routt Street with a pencil - line of land between the access to Robb Street and 33rd Avenue. We all feel that it would be a very brief moment of time before the Planning Department would push through the connection between 33rd Avenue and Routt Street without notifying the residents. Absolutely none of us want this to happen. In conclusion, we absolutely do not want 33rd Avenue to connect to Routt Street ... ever. We strongly support plans A and B that Steve Merker has submitted for the development of Merkwood Estates. Thank you, David and Jill Moss Attachment 7 A& NCet� 3281 R&u tStreet WheatRfd&, CO 80033 (720) 480-7337 July 17, 2017 City Council Members City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, CO 80033 Re: Case No. WS -16-02, Case No. WA -17-07, City Council meeting 7-24-17 City Council members, Mayor and Meredith Rechert: This letter is in reference to the upcoming 7-24-17 city council meeting and the support for development options A, B or C as submitted by the developer. These options all include the new houses on Robb St. being accessed through the new Quail Hollow subdivision. We also support the developer's request for a length of cul-de-sac variance which would allow any of the proposed options. As residents of Routt Street, we strongly feel that the connection through Quail Hollow is the best option for the following reasons: --It completely eliminates the current or future possibility of through traffic from the elementary school. --It maintains a desirable cul-de-sac neighborhood for Routt Street, Quail Hollow AND the new lots on Robb St. --It allows the developer to connect his new lots (with proposed $1.2 to $1.6 million dollar homes) with similarly priced homes in Quail Hollow. Thank you for your consideration. Jeff and Peggy Nielsen Rebecca A. Hay 3280 Routt St. Wheat Ridge, CO 80033 720-480-4283 July 17, 2017 Meredith Reckert Senior Planner Planning and Development Services City of Wheat Ridge 7500 W. 29" Ave. 2' Floor Wheat Ridge, CO 80033 Dear Ms. Reckert: I am writing re: Case # WS-16-02/Merkwood Estates. On June 26, 2017, the City Council denied the proposed plat for this subdivision and allowed for a continuation to be held July 24, 2017. This letter is to restate my position on this development and its impact on my neighborhood. On July 16, 2017, Mr. Merker, the developer for Merkwood Estates, held a meeting with the residents on Routt St. to discuss his project and to get neighborhood feedback especially from the residents on Routt St who have maintained a strong sentiment that 33rd St should not be made to go through the Routt St. thereby eliminating our cul-de-sac and diverting substantial traffic from Prospect Elementary though our neighborhood. I am writing to support two of the options he is proposing and reflect his preference for his development. I ask the Planning Department and City Council to consider allowing a variance on the cul-de-sac length to allow the new Merkwood subdivision to access their properties via the Quail Hollow subdivision and not make 33rd St. go through to Routt St. I would also encourage the city to put in a sidewalk between Routt St. and Quail Hollow via Merkwood lots 6 and 7 to allow for pedestrian access. I would support taking the space set aside for the through street (shown in the picture below) and returning it to the residents. My husband and 1, as well as the residents of 3398 Routt St., are prepared to buy this land from the city. It is worth noting that the city has taken little interest in the parcel. It is only mowed once a year by the city and the burden of keeping it up has fallen to the residents on either side. If the city does not want to sell the land to residents, I would propose that it be made into a small park. This land, although not large, would make a nice park to put a small playground and picnic area on. There are many young children in the neighboring areas who use the playground at Prospect Valley but have nowhere to play other than Discovery Park during school hours. Additionally, this would tie in very nicely with Wheat Ridge larger plans of tying communities together. Additionally, this increases the value of the neighboring homes as the homes would become more attractive to young families. I feel this is a better use of this space than 33rd being made to go through to Routt St. It could be paid for with the park fees of nearly $50,000 that Merkwood is paying In park fees. There are similar parks in Wheat Ridge at • Louise Turner Park — 39' and Parfet. This park has a playground structure and open grass area_ • Boyd's Crossing - 45th and Everett. This park contains a playground structure and an open grass area. • Creekside Park - 49`s and Marshall. There is a small playground structure near the ball fields in the south-east part of the park. By leaving the Routt cul-de-sac in place the property values on Routt St. will be preserved and the properties in Merkwood will be more desirable. Additionally, this reflects the desires of the developer and the residents. Thank you for your time and consideration. Sincerely, Rebecca A. Hay David Hay 3280 Routt St. Wheat Ridge, CO 80033 July 16, 2017 Wheat Ridge City Council and Planning Department City of Wheat Ridge 7500 West 29th Ave. Wheat Ridge, CO 80033 Dear Sir or Madam, I am writing once again in regard to the proposed Merkwood Estates subdivision (case WS -16-02 with variance request WS -17-07). After meeting with Mr. Merker today and seeing the alternate plans he has submitted, I believe he and his team have come up with a design that is amenable to all. In particular, I support the plan that connects the proposed Robb Street to 33rd Ave through Quail Hollow, has a sidewalk connection to Routt St. Not only is it an easier connection, itsatisfies the concerns of the residents and is closer to the original vision of the developer for this property. In addition, it is my understanding that this design accounts for any drainage and emergency access issues that have been raised. In this scenario, I would favor either the creation of a park/green space in the current right of way off of Routt St (north of my property) or a plan that returns this right away to the residents of Routt St. My wife and 1, as well as the residents of 3398 Routt St. have expressed a willingness to purchase part or all of the tract. I do not support the plan connecting Robb Street to Routt Street for two reasons. First, it adds to the cost of construction as well as future maintenance. Connecting to 33rd Ave. on the east side of the property is much easier. Second, I would worry that it would be far too easy for the city to comeback at a later point in time and create the connection between Quail Street and Routt Street. I think you know at this point how much we do not want that connection for vehicles. Thank you for your time in this matter. I hope you will consider the proposed alternatives and approve the plan (and associated variance) connecting Robb St to Quail Hollow, leaving only a pedestrian connection to Routt St. Sincerely, I ' David Hay Meredith Reckert 'rom: Mat Glover <matglover117@gmail.com> Sent: Tuesday, July 18, 2017 11:15 AM To: Meredith Reckert Subject: Re: Merkwood Development Hi Meredith, I understand Merkwood had a meeting with the Routt people (I wasn't invited) Sunday to present 4 options. I have a copy however it's so small that it's hard to analyze. The best I can make out is 3 of the options have the gate on the Route side, and plan d has the gate on the Quail side. I would like to make the following observation from the Glover's: 1) There are 38 homes and a School serviced by Quail, Pierson, and 33rd Ave east of the proposed development; 2) There 13 homes on Route St. west of the development; 3) If the gate goes on the Routt side, it would to ignore the safety concerns of all the construction traffic for the school, and the increased distance (for possible emergency vehicles) from Quail down 33rd, vs. Routt to the site. 4) Quail Hollow already has drainage problems, and I have no idea how either option would effect this. Both neighborhoods agree about objecting to a through Street, however the solution appears elusive, but apparent. I'm not sure if you're willing to give me a copy of Staff's comments before the meeting Monday, however thought I would ask. Mat Glover 11355 W 33rd Ave Wheat Ridge, CO 80033 mataloverl 17na,anail.com 303-419-3423 On Jul 10, 2017, at 12:37 PM, Meredith Reckert <mreckert(a,ci.wheatrid e.co.us> wrote: Hi, Mat They have submitted two new subdivision plans that show an option of emergency access only to Routt and emergency access only to Quail. We will be presenting both of those to City Council on July 24 to see which they prefer. I will be preparing staff comments at the end of the week. M Meredith Reckert, AICP Senior Planner Office Phone: 303-235-2848 FAX: 303-235-2857 <image001 Jpg> From: Mat Glover [mailto:matglover117@gmail.com] Sent: Monday, July 10, 2017 10:03 AM To: Meredith Reckert <mreckert@ci.wheatridge.co.us> Subject: Merkwood Development Hi Meredith, What's it been a couple of weeks? Anyway at the Council meeting Merkwood said he wanted to work with the neighbors and i called him the next day and haven't received a return call. So tI thought I would email you because I'm sure you're the one to ask. I just hope they are considering putting the emergency gate on the Quail Hollow side, for all the obvious reasons i.e. drainage, school, construction traffic, and length of travel should emergency vehicles be needed, etc.. If there is any information you can share I'd appreciate it. That's all I want to say for now. Respectfully, Mat Glover matgloverl 17ggmail.com 303-419-3423 Meredith Reckert 7rom: Lori Marcello <lorimarcello@msn.com> Sent: Tuesday, July 18, 2017 11:05 AM To: Monica Duran; Janeece Hoppe; Zachary Urban; Tim Fitzgerald; Larry Mathews; Genevieve Wooden; Joyce Jay; George Pond; Meredith Reckert; Kristi Davis Subject: Ref. Case No. WS -16-02 and Case No. WA -17-07 & City Council Meeting date 7/24/17 Follow Up Flag: Follow up Flag Status: Flagged Dear Mayor Jay, City Council Members and Wheat Ridge Planning Department, We are in favor of the following plans that have been submitted to the Wheat Ridge Planning Department by Steven Merker of Merkwood Homes for the above reference case. (Please see Plan A and B below) Plan A provides a distinct advantage as it would conform to Wheat Ridges's Vision 2025 by providing: Principle C - Great Neighborhoods 2) Providing a "community gathering place" where residents meet each other 3) Contribute to making the neighborhood friendly and walkable Principle E - Multi - Modal Transportation 5) Multi -use bike systems and trails connect neighborhoods, parks and activity centers and link the region Principle F - Active, Healthy Life Style 2) Multi multi -use trails are used for biking, walking, jogging Principle G - Hometown Feeling and Pride 1) City Government is responsive to the needs of residents, and is trusted by residents 7) New residents make Wheat Ridge their Home Town As it has been emphasized at the past City Council meeting (study sent in earlier e-mails), a significant number of studies confirm that a cul-de-sac street configuration decreases crime, encouraged community and neighborhood involvement, and keeps property values at the highest levels. 83% of the population would rather live on a cul-de-sac than any other street configuration. This is why we built our dream home on this beautiful street in Wheat Ridge 28 years ago. We appreciate your dedication to making Wheat Ridge a safe and family -friendly environment for us to raise our children. Thank you for your time and assistance in this matter. Please do not hesitate to contact us for any reason. Sincerely, Anthony & Lori Marcello 3241 Routt St. Wheat Ridge, CO 80033 MERKWOOD ESTATE'S CIVIL CONSTA LOCATED FN THE SOWHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 2$, TO% CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON. STATE i i W'. Park Land Fees from developers proposal used to improve lot to make a small park area for the W. 33RD AVE. CONNECTION DETAIL 2 Me/ NCeUe nw 3281 1RouW Street Wheat Rtage/ CO 80033 (720) 480-7337 July 17, 2017 City Council Members City of Wheat Ridge 7500 W. 29h Avenue Wheat Ridge, CO 80033 Re: Case No. WS -16-02, Case No. WA -17-07, City Council meeting 7-24-17 City Council members, Mayor and Meredith Rechert: This letter is in reference to the upcoming 7-24-17 city council meeting and the support for development options A, B or C as submitted by the developer. These options all include the new houses on Robb St. being accessed through the new Quail Hollow subdivision. We also support the developer's request for a length of cul-de-sac variance which would allow any of the proposed options. As residents of Routt Street, we strongly feel that the connection through Quail Hollow is the best option for the following reasons: --It completely eliminates the current or future possibility of through traffic from the elementary school. --It maintains a desirable cul-de-sac neighborhood for Routt Street, Quail Hollow AND the new lots on Robb St. --It allows the developer to connect his new lots (with proposed $1.2 to $1.6 million dollar homes) with similarly priced homes in Quail Hollow. Thank you for your consideration. Jeff and Peggy Nielsen o£' p y¢ OV/tlOIOo 1031Y18 'NOStl31i3f yU A1:)J'3;3�tl 1Y3N' lU .litU I 8 ZO-9L-SM ll3BWlltd 3SHO � tP g 3 ®Y S1N3nnOOO NOLLon 11SNOO 11AID ya ! a w .. "lW t O��Y Q3 B Z Ig uz� U u w a+v U Mom u us Q€ b' W W 1 w Y R e A ocmD1ooiouvAs,mm3jjqrjoUNrtO BOGbIV3WJOu* Z"VSM W36nnN 3SWO S.LN3yynDOCl NOLLonk]ISNOO -1WO S31VIS3 GOOMNU31N Ei fill uj 0 U�a I? 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Il TK_ I ZO I I • I o g H L: 0 O N h �I I � I h Vl Q tL M'W Ml W O SAW -A OU \ e fill I I w I tit e I { W 1� 00 d€ W O _ II Iii Q 1� o LU J U W•®� z ` I I { I O it II U > I I I Q I I I I p Fj I I ,F i u W p OOV2101034031V1S'NM133j3f 30 AIWOO'3001H 1VBW i0 All0 q i:j� �$ a�g Z O zO.9�-&M a3ewnN 3svO V/'� i s R g s� S1NEWYnOOa NOumAiSNOO IIAI0 W 0 �Y S3-LViS3 QOOAA>183W 4 E_ e, 3AV ONLE'M_G $ 3g bao s 3 M :d o t 21 H _ Jill t lnll z� a s s 15 j N w - '�E �0 a 0 tiO Uj0 Ga w� h o� V W� OC '� 3C °c Q Q� �a W 3 0 0 0� w O Z 0 3 U O Wl Q a I i I I ; I I I � I I Ii� I ;= I ROLM STREET LLJ I u Lu 0' w I� �-- 9�J I 0 3 I I � 0 tiO Uj0 Ga w� h o� V W� OC '� 3C °c Q Q� �a W 3 0 0 0� w O Z 0 3 U O Wl Q a I i I I ; I I I � I I Ii� I i I ROLM STREET ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) SUBDIVISION REGULATIONS (X) DIGITAL PRESENTATION Attachment 9 Planning Commission 1 WS-16-02/Merkwood Estates _ City of WheatLdge COMMUNITY D Lop MENT COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Meredith Reckert CASE NO. & NAME: WS-16-02/Merkwood Estates DATE OF MEETING: June 1, 2017 ACTION REQUESTED: A request for approval of a seven -lot subdivision plat on property zoned Residential -One (R-1) LOCATION OF REQUEST: 11435 W. 32nd Avenue APPLICANT: Merkwood Homes APPROXIMATE AREA: 4.9 acres PRESENT ZONING: Residential -One (R-1) COMPREHENSIVE PLAN: Neighborhood ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) SUBDIVISION REGULATIONS (X) DIGITAL PRESENTATION Attachment 9 Planning Commission 1 WS-16-02/Merkwood Estates All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting approval of a 7 -lot major subdivision on property zoned Residential -One to accommodate 7 new single family residential dwelling sites. The property is located at 11435 W. 32nd Avenue. Because this is a major subdivision, Planning Commission will be providing a recommendation to City Council who will be the final authority for approval. A neighborhood meeting is not required for a subdivision application. II. EXISTING CONDITIONS/PROPERTY HISTORY Subject Property The subject property is comprised of two parcels of land. One parcel fronts on West 32°d Avenue, has a single family home built in 1932 on it and is addressed as 11435 W. 32°d Avenue. It is just over an acre in size. The larger property is vacant, is 3.77 acres in size and is north of the other site. It has a narrow strip of land extending south to 32nd Avenue, which provides access to the property. This larger parcel was most recently used for agrarian activities and Lena Gulch and its floodplain encumber the northern 350'. (Exhibit 1, Aerial photo) The combined area of the two lots is 4.9 acres. Surrounding zoning and land use The development parcel is surrounded by properties that are zoned R-1. (Exhibit 2, Zoning map) Single family homes are immediately adjacent to the west, developed as the Applewood Brookside Subdivision platted in 1983 and the Freimuth Subdivision platted in 2011. Property to the east is the Applewood Baptist Church (ABC) parking lot and a regional drainage way that provides overflow for drainage coming from the southwest across 32°d Avenue. This drainage way is located on the ABC lot and is roughly 10' lower than the surface area of the ABC parking lot. The Quail Hollow Subdivision, platted in 2014, is located to the north of the ABC parking lot. The Lena Gulch drainage way and floodplain which abut the property to the north are also zoned R-1. (Exhibit 3, Site photos) III. SUBDIVISION PLAT Plat design The proposed plat document is comprised of two sheets. (Exhibit 4, Subdivision Plat) Sheet 1 is the declaration page and contains the legal description, required signature blocks for property owners, recording information and notes. The notes, among other things, contain the city's standard language regarding easements and detention pond maintenance. It also includes a note regarding maintenance of the common elements in the development. Sheet 2 contains the layout of the subdivision. The plat will subdivide the property into seven new lots to be developed with single family homes. All lots meet or exceed the R-1 minimum lot size of 12,500 s.f. and lot width of 100'. A street connection for West 33rd Avenue runs across the center of the subdivision and connects the Applewood Brookside and Quail Hollow Subdivisions on either side. A new street (Robb Street) Planning Commission WS- 16-02/Merkwood Estates extends south from 33`d and dead ends north of 32nd Avenue. A turn -around feature for vehicles is provided between Lots 1 and 2. There is no vehicular connection from Robb to West 32nd Avenue, except for pedestrian and emergency access. Both Robb Street and 33`d Avenue will be full -width dedicated local streets with 39' and 53' of right-of-way width, respectively. Curb, gutter and attached sidewalk will be installed on both sides of 33' Improvements to Robb Street will include curb and gutter and sidewalk on one side of the street with parking on one side. Lots 1 — 6 are located south of 33`d Avenue and gain access from Robb Street. Lot 7 is located north of 33`d Avenue, which will provide its access. The northern half of Lot 7 is encumbered with 100 -year flood plain and floodway which are depicted on Sheet 2. No construction can occur in these areas. There are several easements shown on the plat. Emergency vehicle easements are provided from 32nd Avenue and between Lots 1 and 2. Drainage and utility easements are provided along the east and west property lines for Lot 7. A sanitary sewer easement for an existing line is provided across the northern one-third of Lot 7. Tract A is designated as a stormwater detention and drainage easement. The HOA will be responsible for maintenance of the detention pond and water conveyance channels. Staff will require review and approval of the HOA covenants to ensure that adequate provisions for maintenance have been made. On-site drainage When vacant land is developed, historic drainage patterns must be preserved and the flow entering and released from the site must be maintained. The on-site drainage proposal has been analyzed by Public Works and sufficient measures are being taken to ensure that historic and developed flows are being adequately addressed. A drainage swale is provided along the easterly side of Lot 7 to allow stormwater to continue on historical patterns to Lena Gulch, and Tract A at the southerly portion of Lot 7 serves as a water quality pond for the development. There is also a minor tributary to Lena Gulch lying within the Applewood Baptist Church property and immediately adjacent to the subject property on the southeast. The minor tributary channel to Lena Gulch carries a substantial amount of off-site drainage flows generated by properties to the south and southeast and in its current configuration could potentially impact the subject property during larger storm events. As Robb Street is being proposed immediately adjacent to this channel, the developer's engineer was required to fully analyze and Public Works has verified that the flow from this channel is adequately addressed and appropriate modifications will be applied to protect the proposed roadway. The City is requiring the developer obtain from Applewood Baptist Church both a Temporary Construction Easement to perform the off-site channel work, and a Permanent Drainage Easement to the benefit of the City to ensure long-term functionality of the channel. Area traffic circulation When the Applewood Brookside plat, immediately west of the proposed development, was approved and developed circa 1983, Routt Street was extended north to serve the new homes and it was terminated with a cul-de-sac bulb. However, as part of the plat approval, right-of-way was clearly dedicated for West 33`d Avenue to the east so that upon new development to the east, 33`d Avenue could be extended. (Exhibit 5, Applewood Brookside plat) More recently, when the Quail Hollow Subdivision, immediately east of the proposed development, was platted and developed, 33`d Avenue was extended west from Quail Street and was terminated with an offset cul-de-sac bulb. (Exhibit 6, Quail Hollow Subdivision). However, the right-of-way was dedicated and the street improvements were constructed to facilitate the extension of 33`d Avenue to the west upon development to the west. With the extension of 33`d Avenue, the excess right-of-way for the offset cul-de-sac can be vacated to the adjacent properties to the north. Planning Commission WS-16-02/Merkwood Estates Providing this connection of 33rd Avenue is critical to the development of this subdivision and in improving the connectivity for both residents and emergency vehicles. It has clearly been the City's intent since the early 1980s with both adjacent subdivisions to provide this street connection. The connection eliminates two cul-de-sacs that are over 600 feet long, improving the north/south and east/west options of both the proposed and both existing neighborhood. In addition, there would be safety and construction issues with trying to connect Robb Street to 32nd Avenue. Connecting Robb Street on the west side of the subdivision would place the street too close to Routt Street. This further increases the danger posed by the offset of the existing Routt Street intersections with 32nd Avenue. Connecting Robb Street on the east side of the subdivision creates a dangerous offset with the existing Robb Street intersection on the south side of 32nd Avenue. Further, the Subdivision Regulations discourage subdivision access to arterial and collector streets due to the high volume, higher speed traffic they carry. The south end of Robb Street is over 5 feet below 32nd Avenue, which would require substantial fill to bring Robb Street up to 32nd Avenue. In addition, the presence of the drainage conveyance on the east side of the property further complicates this connection. The City does think that a pedestrian connection is important from the subdivision to 32nd Avenue and that has been included using accessible ramps to overcome the over 5 -foot elevation difference. The Subdivision Regulations offer the following requirements regarding subdivision design and connectivity: • In all subdivisions, the vehicle access and circulation system shall accommodate the safe, efficient, and convenient movement of vehicles, bicycles, pedestrians and transit through the development as well as to and from adjacent properties and land uses. • The proposed street layout shall provide for the continuation of existing, planned or platted streets in the surrounding area unless the city determines that such extension is undesirable for specific reasons of topography or design. Proposed streets shall be extended to the boundary of a subdivision to provide for future connections to adjoining lands. IV. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Planning Commission 4 WS- 16-02/Merkwood Estates Consolidated Mutual Water District: Can serve the property with improvements installed at the developer's expense. Northwest Lakewood Sanitation District: Can serve the property subject to rules and regulations of the district. West Metro Fire Protection District: Has reviewed the plat. The internal street must be maintained as a fire lane. Additional hydrants will be required. Wheat Ridge Parks and Recreation Department: Will require fees in lieu of land dedication. Wheat Ridge Police: No concerns. Wheat Ridge Public Works: Has reviewed the plat and a drainage plan and report. Both the plat and drainage report are in the process of being approved. Xcel Energy: Can serve. V. STAFF CONCLUSION AND RECOMMENDATION Staff concludes that the proposed subdivision plat provides a logical street system that is consistent with goals and requirements of the Subdivision Regulations. Staff further concludes that the plat is consistent with the City's R-1 zone district minimums and that all requirements of the subdivision regulations have been met. Because agencies can provide service to the property with improvements installed at the developer's expense, a recommendation of Approval is given for Case No. WS -16-02 with conditions itemized in Option A of the recommended motions. VI. RECOMMENDED MOTIONS OPTION A: "I move to recommend APPROVAL of Case No. WS -16-02, a request for approval of a seven -lot major subdivision plat for property located at 12435 W. 32nd Avenue, for the following reasons: 1. The proposed lots meet or exceed the R-1 zone district regulations. 2. All requirements of the subdivision regulations have been met. 3. The proposed street system and drainage design provide a logical development pattern for the new parcels. 4. Utility districts can serve the property with improvements installed at the developer's expense. With the following conditions: 1. A Subdivision Improvement Agreement be executed whereby all public improvements are in place prior to issuance of building permits for individual lots. 2. The developer pay parks fees at the time of plat recording in the amount of $14,983.74. 3. The Homeowners' Association covenants be reviewed and approved by Staff. 4. The applicant continue working with Public Works with minor corrections to the plat and civil documents." Planning Commission WS-16-02/Merkwood Estates OPTION B: "I move to recommend DENIAL of Case No. WS -16-2, a request for approval of a seven -lot major subdivision plat for property located at 12435 W. 32nd Avenue, for the following reasons: 2. 3.15 Planning Commission WS-16-02/N4erkwood Estates EXHIBIT l: AERIAL PHOTO Planning Commission WS-16-02/Merkwood Estates Wheat ic�ge Geographic Information Systems Leaend QSubject Property Wheat Ridge City Limits City of Lakewood Displayed Zone Districts Residential -One (R-1) Residential -One A (R-1 A) H N i 31ST PL EXHIBIT 2: ZONING MAP LAKEWOOD v J_ Q --..00— -- 33RDAVE es Sui. v.M te.r—rhq — N c-2- A i LAKEWOOD v J_ Q --..00— -- 33RDAVE Site Planning Commission 8 WS- 16-02/Merkwood Estates es Sui. v.M te.r—rhq — N c-2- A Site Planning Commission 8 WS- 16-02/Merkwood Estates EXHIBIT 3: Site Photos Planning Commission WS- 1 6-02/Merkwood Estates View looking north from 32nd of front of property and drainage overflow area View looking north from 32nd of front of property and existing house 6 View of entrance to Applewood Brookside Subdivision compliments of Google Earth Planning Commission WS-16-02/Merkwood Estates View looking east from Routt Street cul-de-sac bulb with Quail Hollow Subdivision homes in background 10 Planning Commission WS-16-02/Merkwood Estates View of property looking southwest from the 33rd Avenue cul-de-sac bulb View of property looking west from 33rd Avenue cul- de-sac bulb with Applewood Brookside homes in the background 11 View looking northwest from 33rd Avenue cul- de-sac bulb Planning Commission 12 WS- 16-02/Merkwood Estates EXHIBIT 4 - PROPOSED PLAT Planning Commission 13 WS- 16-02/Merkwood Estates W n 6 i1 a Wm Q DZ°0�' O 08N O O% I.-- M -0 11", L6 c OZN� G aMb QZ 2 R licitI is Ba� �tl'a@y�� ° e p p eat fH a E- ofOg�Bn M1 H. IYU MMSUICISM S3-LVIS3 QOOMNM3W o•g i R licitI is Ba� �tl'a@y�� ° e p p eat fH a E- ofOg�Bn M1 H. 6 Z O gag UJ h N LOU 6$O 0mb N.2 2lig W LL€ 2 iPCI$Ntl�Y11N 38YJ aS IS ',�b� i n 1Vld NOISV109�16 S31VI S3 UOONU H3W s �/ m �'�� � � �■619 � A Fp+ I X � a 3 3 r I f. 3 6 4 1i HIM M I I +0,0-e20000) o Ito o LLL w ��6 a �'ha�a:unaaa �'h SJLL�S 7:t771A alwurl { <m rm 60 �8 € Bill - -e� rill EXHIBIT 5 - APPLEWOOD BROOKSIDE SUBDIVISION PLAT Planning Commission 15 WS-16-02/Merkwood Estates Von'R wlfl-ih Wbl 4-- u 2 .. Aw I IIIoot III Ill I. all 4113 fi ill is 0 Z ti A 00 , let , O Big. O:D N';1 011 Von'R wlfl-ih Wbl 4-- u 2 .. Aw I IIIoot III Ill I. all 4113 fi ill is 0 Z ti A 00 , , O Big. O:D N';1 011 WC75 0- 0— t; cc 1-0 0 Z Von'R wlfl-ih Wbl 4-- u al .. Aw I IIIoot III Ill I. all 4113 ill I 1j oil, N';1 011 lip if fill EXHIBIT 6 - QUAIL HOLLOW SUBDIVISION PLAT Planning Commission 17 WS-16-02/Merkwood Estates zaimr Pj= Am r� uaf,wm! mY aJW4a IMV YaA 0001pNM 1O/YMI� p00PT4dY' i Sol �� �6t; 11 � � a.�e��gi l� � ��+� � //�,• „i3 �� �� � ��r �' ' j{ till - �11, I .,arc. -.:� ��y+ — � .• '" �� , ~@ '� t � B�g � �� Oji; li . M 2J �Yp ------- -------- —-----1-���-------- 1,�; 3 skls�f— ---- 1, -ITCf f 3.az:slsEi+-- o�.o: -a wia aaM a5n I l+o.�!'s i+1lM .lYIW rop! / --- - YaaYll 0 �YWTI 7 Y MIOf 1. PUBLIC HEARING A. Case No. WS -16-02: An application filed by Merkwood Homes for approval of a 7 -lot subdivision plat for a property zoned Residential -One (R-1) and located at 11435 West 32nd Avenue. Ms. Reckert gave a short presentation regarding the Subdivision Plat and the application. She entered into the record the contents of the case file, packet materials, the zoning ordinance, and the contents of the digital presentation. She stated the public notice and posting requirements have been met, therefore the Planning Commission has jurisdiction to hear this case. Ms. Reckert also handed out an updated version of the Merkwood Estates replat and another letter of objection. Commissioner BUCKNAM asked if the intent of the City is to construct a connector to have 33' Avenue become a through street. Ms. Reckert said yes at the developer's expense. Commissioner BUCKNAM also asked about the alignment of the drainage easement on the Baptist Church property and Robb Street. He asked for comments from Mr. Westberg regarding the traffic if the connection of 33rd Avenue goes through. Mr. Westberg explained that the culvert that runs under 32nd Avenue discharges on the church property but meanders to this new property and would be under Robb Street. With regards to the 33rd Avenue connection between Routt and the subdivision to the east, Mr. Westberg explained the ROW for 33rd Avenue has been in place since 1983 when Applewood Brookside was platted. It is critical to provide this connection to go east or west, so the residents have an option instead of only one direction. In addition, not 100% of the Robb Street traffic will be going through the current subdivision, it will be dispersed in each direction. Commissioner DORSEY asked about the elevation drop from 32nd Avenue to the subject property and wanted to know if it will be filled like it was done to make the connection between 32nd Avenue and Routt Street. Mr. Westberg explained that Robb Street will not connect to 32nd Avenue. Robb Street will be about 5 -feet below 32nd Avenue and there will be a connection of sidewalk ramps stepping up for pedestrians to get from Robb to 32nd Avenue. Commissioner KIMSEY asked about the letters from the citizens distributed earlier by Staff and the concern about the 33rd Avenue connection and school traffic coming through. She wanted to know where the school is in relation to this property. Attachment 10 Ms. Reckert showed on the map where the school is; on 33rd Avenue between Pierson and Parfet. Commissioner VOS asked about the need for a Homeowners' Association (HOA) and why one is needed for such a small development. Ms. Reckert explained an HOA is need if there are common elements that need to be maintained to serve the subdivision. In this case, the drainage channel to Lena Gulch would be included in the HOA. Commissioner VOS also asked where the detention pond will be located on this site and how it will be drained. Ms. Reckert showed on the map that it will be on the southern end of lot 7. Mr. Westberg added the pond will treat the water before it is discharged to Lena Gulch. Commissioner VOS asked what the concern is to make 33rd Avenue a through street. Staff explained that if a property is developed and exceeds 4 lots, a dedicated public street is required instead of a private drive. The design is analyzed to see whether the residents can get safely in and out of a subdivision, in addition to emergency vehicles. Commissioner LEO asked if when Quail Hollow developed, whether it was disclosed that 33rd Avenue would be extended to the west. Ms. Reckert did not know how it was advertised, but during the public hearing process, the potential extension was made known. Commissioner OHM asked about the permanent drainage easement on the church site and wondered if it is common to have off-site easements to make a subdivision's drainage system function. . Mr. Westberg explained it is not uncommon. Commissioner VOS asked whether the improvements for Consolidated Mutual Water Company would be done at the owner's expense. Ms. Reckert replied affirmatively. Commissioner VOS asked whether Robb Street would be maintained as a fire lane. Ms. Reckert said it would. Commissioner VOS also wanted to know what the Recreation and Park fee is. Ms. Reckert explained that for any new residential subdivision an assessment is done to see the impact the new residents will have on Parks and Recreation facilities. It is usually a fee assessment of about $2500 per new household. Commissioner VOS asked if the subdivision approval is contingent on the connection of 33`d Avenue. Ms. Reckert explained that the proposed design was the only way Staff would support the request. Commissioner BUCKNAM asked if there are parking restrictions on one side of Robb Street due to the fire lane. Ms. Reckert said yes. Discussion continued regarding traffic to and from Prospect Valley Elementary Ms. Reckert and Mr. Westberg indicated that the City does not designate the access for drop offs and pickups at the school. They indicated that the option to use 33`d Avenue to access the school would be a positive impact on the area. Steve Merker, Applicant 6990 W. 3811 Avenue, Wheat Ridge Mr. Merker explained he lives and works in the City and has followed the design direction from Staff. . Commissioner VOS asked if he would like to see 33`d Avenue to go through to make the development happen. Mr. Merker said his original plan did not have the 33`d Avenue connection but that he worked with staff to propose a design that would be supported. He is aware that not all the people will be happy about the connectivity, but it has been the City's vision for a long time. Stephen Archer 3260 Routt Street Mr. Archer's concerns are traffic, emergency vehicle access and the hammerhead turnaround. He also addressed section 26-412 in the City's Municipal Code with regards to street design referencing design requirements for cul-de-sacs and dead- end streets. Mark Hillman 3310 Routt Street Mr. Hillman had concerns about traffic, but not from the new subdivision. He was concerned with school traffic if 33rd Avenue is connected as a through street. He would like to see 33rd Avenue be a pedestrian walkway with access for emergency vehicles only. David Hay 3280 Routt Street Mr. Hay is concerned with the potential increase of traffic if there is a 33rd Avenue connection He would like to see 33rd developed as a pedestrian walkway and have Robb Street connect to Quail, not Routt. Ross Casados 3291 Routt Street Mr. Casados is proud of his neighborhood and does not want 33rd Avenue to connect. He was concerned there could be racing teenagers driving through the neighborhood. David Moss 3221 Routt Street Mr. Moss agrees that 33rd Avenue does not need to be a through street. He would like to see Robb Street filled in to be level with 32nd Avenue and have Robb Street connect with 32nd Avenue. Jill Moss 3221 Routt Street Ms. Moss state she has lived here for 31 years and chose this house to live in because it is on a cul-de-sac. She likes the safety of minimal traffic so her grandchild can play and is concerned there will be more traffic volume if 33' Avenue is connected due to school traffic. There is already pool traffic on weekends. She asked that the Commission consider connecting Robb to 32nd Avenue and putting a light on 32nd Avenue. Ross Fawcett 3240 Routt Street Mr. Fawcett would like to see the 33rd Avenue ROW dedicated by the Applewood Brookside Subdivision be turned into a park instead of through street, move emergency turnaround between lots 4 and 5 and have Robb connect to 32nd Avenue. He thinks three cul-de-sac neighborhoods would bring more to the City than a connected street. Lori Marcello 3241 Routt Street Ms. Marcello has lived in the neighborhood for 27 years and is a graduate of Wheat Ridge High School. She feels that even though the City platted the ROW of 33rd Avenue in 1983 it will change way of life for the people on Routt Street in a negative way. She does not want to see more cars driving through the neighborhood from the school. Nick Marcello 3241 Routt Street Mr. Marcello appreciated growing up on the Routt Street cul-de-sac and thinks it is the best option for the neighborhood and for the safety of the kids who play there. Jeff Nielsen 3280 Routt Street Mr. Nielsen is opposed based on the reasons previously mentioned and feels the City will be taking away a desirable cul-de-sac to create seven new lots. Tony Marcello 3241 Routt Street Mr. Marcello stated he is not opposed to the subdivision just the connectivity of 33rd Avenue. He feels this will negatively impact the neighborhood and thinks it does not follow the WR 2020 plan which is supposed to make Wheat Ridge a better place for people to live. In addition, Mr. Marcello thinks the property values will drop if 33rd Avenue becomes a through street. Ray Archer 313 Union Street Mr. Archer said he was the developer of Applewood Brookside and questions why the City will be giving up two cul-de-sacs to create a dead-end street. He also does not feel the emergency vehicle turnaround is doable and likes the idea of bringing in dirt to connect Robb Street with 32nd Avenue. He also wanted to know why more signs were not posted for this case. Katie Kublitskiy 3333 Routt Street She moved into the neighborhood in May because it was a peaceful cul-de-sac and feels the through street of 33`d Avenue will lower the quality of life in the neighborhood. Gil Schmidtke 11305 W. 3311 Avenue Mr. Schmidtke says he is new to the Quail Hollow Subdivision and is against the 33`d Avenue connectivity. He does not want to see the school traffic coming through the neighborhood. He feels the neighborhood can handle traffic from seven new homes, but not hundreds of cars. Michelle Hillam 3310 Routt Street Ms. Hillam is concerned with the increased traffic that will come down Routt Street if 33`d Avenue is connected due to the school traffic. She would like to see Robb Street become a cul-de-sac and put a light on 32nd Avenue. She is also worried home values will drop. Mack Lover 11355 W. 33rd Avenue Mr. Lover questioned the logic of connecting 33`d Avenue and bought his home because is sits on a cul-de-sac. He does not want to see curb and gutter disturbed and would like Robb Street to connect to 32nd Avenue and install a light on 32nd Avenue. Rebecca Hay 3280 Routt Street Ms. Hay does not see the benefit in a 33`d Avenue connection and is concerned with who will incur the cost of the improvements to the bulb on Routt Street when some of that land is given back to the homeowner if 33`d Avenue goes through. She would also like to see the ROW become a pedestrian walkway. She would also like to see parking modified on 32nd Avenue due to pool parking on the south side of 32nd Avenue. Danielle Marcello 3241 Routt Street Ms. Marcello has lived in the neighborhood for 22 years and does not want to see 33rd Avenue connected to Routt Street because the beauty of the neighborhood will be lost and the property values will drop. Discussion continued regarding the connectivity in the area and traffic from the Prospect Valley if 33rd Avenue is connected between Routt and Quail. Commissioner OHM asked if there is a traffic study for the school. Mr. Westberg said that a traffic report was not required because there is not enough traffic during the peak hours to warrant one. Since 1983 the goal of the City is to have 33rd Avenue connect from Routt Street to Quail Street. Commissioner OHM asked about the street design in 1983. Mr. Westberg explained the 33rd Avenue connection is important because it will reduce the automobile impact on other streets. The residents who live where a bulb can be vacated will gain property if the streets are squared out. In response to questions about the Robb Street turn -around design, Ms. Reckert addressed the cul-de-sac regulations and design and stated there is discretion built in, especially if it makes sense for the development of the property. Mr. Westberg added there are a lot of deep, thin properties in the City and cul-de- sacs have a ROW of 90 -feet and Routt Street does not meet that standard. The hammerhead turnaround works on these dead-end streets because there is more room and they take up less lot space than putting a cul-de-sac at the end of a street. Commissioner OHM asked if an easement affect the square footage of a property. Mr. Westberg said it does not. Commissioner OHM asked whether speed calming is a possibility. Mr. Westberg said it absolutely is a possibility and if the neighbors want a speed hump, one can be installed. Commissioner OHM asked about a stop light at 32nd and Quail Street. Mr. Westberg said it can be looked at and see if it is warranted. With regards to the Robb Street offset, it is greater that the Quail Street offset and more accidents could happen because of more conflict points. Commissioner OHM asked about the posting signs. Ms. Reckert stated high winds could have brought one down and that the City also gives notice in the Transcript and on the City's website to alert people in the community of the upcoming public hearing. Commissioner OHM asked who would own the turnaround on Robb Street. Ms. Reckert replied the land will belong to the two property owners and will be maintained by the homeowner's association. Mr. Westberg added the City will hold the rights to the easement. Mr. Westberg also addressed the swim club that is in the City of Lakewood. There is no parking allowed on 32nd and to call the Lakewood or Wheat Ridge Police Departments this continues to be a problem. Commissioner BUCKNAM asked staff if they know the rationale behind the vision of 33rd Avenue being connected. Mr. Westberg explained that in the 1983 packet, the extension of 33 Avenue was discussed and it is why Quail Hollow was designed the way it is; to allow for the extension to the west. It is good to have connections, which distribute traffic to other streets so not all the traffic burden is left to one street. Anthony Marcello Mr. Marcello does not understand the intent of the 1983 33rd Avenue extension being a connection from Quail Street to Routt Street and would like to see proof. He thinks there will be a longer response time for emergency vehicles if 32nd is not connected to Robb Street. Mr. Westberg indicated that an Exhibit from the 1983 case file showed this connection which was entered into record. Mark Hillam Mr. Hillam stated that with regards to safety he has never seen an accident triggered by the offset of Routt Street to the south across 32nd Avenue. Rebecca Hay Ms. Hay asked who would incur the cost of "truing up" the corner of her property where the cul-de-sac is at Routt Street and proposed 33rd Avenue. Mr. Westberg explained there is an easement there and Public Works can help pay for the SE corner. Jill Moss Ms. Moss asked about the drainage through Merkwood Estates and wondered how it will be handled. Mr. Westberg stated the drainage for Merkwood Estate is separate from what runs down Quail Street. Quail Street drainage goes to the Quail Hollow subdivision and then to Lena Gulch. The proposed drainage plan for Merkwood Estates has been reviewed and approved by Public Works. . David Hay Again, expressed concerns about the traffic from the school if 33rd Avenue goes through. Mack Lover Mr. Lover wanted to know how the Robb Street detention pond drainage will work. Commissioner OHM asked again about the safety of the emergency turnaround. Ms. Reckert reiterated the West Metro Fire Marshall has approved the design of the turnaround. Galen Hagen -Peter, Civil Engineer for the applicant gave a description of how the proposed drainage for the subdivision would function. It was moved by Commissioner LEO and seconded by Commissioner VOS to recommend denial of Case No. WS -16-02, a request for approval of a seven -lot major subdivision plat for property located at 12435 W. 32"d Avenue, for the following reasons: 1. The proposed street system and drainage design do not provide a logical development pattern for the new parcels. Commissioner BUCKNAM said he will vote against the motion because he does not see evidence of the drainage design is deficient in any way. In addition, he has seen an offset intersection in other areas and it can be very dangerous because people do not know what to do when they have to turn opposite ways. This risk should be avoided. Commissioner OHM also stated he will vote no on the denial. He also feels the offset is dangerous. He thinks connectivity is important and wondered if emergency barricades could be put up by Routt Street and still leave bike and pedestrian access. Commissioner BODEN said he will vote for the denial, but not because of poor drainage, it will be because of the 33rd Street connectivity. Commissioner VOS would like to see a plan that would benefit the citizens as well as the developer. Motion carried 5-2 with Commissioners OHM and BUCKNAM voting against. IrAlhouftkulk Rebecca A. Hay 3280 Routt St. Wheat Ridge, CO 80033 June 5, 2017 Meredith Reckert mreckert@ci.wheatridge.co.us Tim Fitzgerald tfitzgerald@ci.wheatridge.co.us George Pond gpond@ci.wheatridge.co.us City of Wheat Ridge 7500 W. 29th Ave. 2nd Floor Wheat Ridge, CO 80033 To Whom It May Concern: I am writing to follow up on a number of concerns I have that I feel were not adequately addressed during the Planning Meeting held on Thursday June 1st, 2017 and also to restate my objection to the extension of West 33rd Ave. to Routt Street as part of Case # WS-16-02/Merkwood Estates. My objection is as follows: 1. There is no advantage to extending 33rd in both east and west directions. Extending 33rd towards the east provides more logical access to the proposed subdivision as less construction is needed and the new Robb Street is closest to that side. Quail Hollow is a newer subdivision and the owners present during the Planning Meeting on 6/1/17 agreed that the additional traffic from the 7 new homes in Merkwood would not objectionable. The owners of lots 10 and 11 in Quail Hollow were present and agreed to adding the access to the Robb St. would have minimal impact on their property values and streetscape. • Most residents of Routt St. were present at the Planning Meeting 6/1/17 and spoke to object against the street or sent letters of objection to the City. This is clearly not wanted by the neighborhood. Residents prefer to have a sidewalk going through to connect the neighborhoods but not a street. Extending 33rd in both directions impacts more homes in the community than is needed to develop Merkwood Estates in a manner required by the City for emergency vehicles access etc. An eastward extension of 33rd provides the residents access, preserves the cul de sac feel of the existing neighborhoods and makes the new subdivision more desirable as there will be less traffic. This is especially true for lots 6 and 7 of the proposed subdivision. Lot 6 of Merkwood plat could be expanded allowing the developer to build a larger more Attachment 11 expensive home resulting in more tax revenue for the city. Home would be very attractive and if built correctly would have a compelling mountain view. • By leaving the Routt cul de sac in place the property values on Routt St. will be preserved and the properties in Merkwood will be more desirable. 2. 1 am concerned about the additional traffic and feel inadequate consideration has been given to existing residents. Removing the cul de sac at the north end of Routt Street will result in additional traffic not only from the 7 new homes in the Merkwood Subdivision but from Prospect Valley Elementary School as well. No traffic study is required due to the size of the Merkwood subdivision but one should be done due to the amount of expected traffic from the school before this approved to get real facts about what the traffic changes would be. • In the Planning Meeting rough numbers were cited by both the city staff and residents, but no hard facts were presented. • I feel that the change in traffic to my street would be is larger than the 7 new homes. • Planners indicated that 33rd needed to go through to Routt to ease traffic flow. However, the existing traffic flow around Prospect Valley has existed for over 30 years or more. I do not see why it needs to be solved now and believe it is beyond the scope of this case. • Planners admitted that they consider the intersection of 32nd and Routt to be unsafe because it is offset from Routt on the south side of the street yet want to route more traffic through this intersection. 3. Inadequate concern for drainage Drainage has hardly been considered and I am concerned about how water runoff will be handled from the new homes. • During the planning meeting, the developer and planners indicated that fill dirt would be used on the new subdivision but no one indicated how much and where. As one of the lower lots on Routt Street, we have witnessed flooding in our basement and have spent large sums of money to correct these issues in the past. • The developer indicated that lots 5 and 6 would need to be raised to improve the drainage issues but did not submit any elevation profiles as were done for Quail Hollow. The HOA for the new subdivision is supposed to maintain the retention pond and similar facities but is a 7 home subdivision financially able to that this? Also will such fees be prohibitive to the new homeowners. No HOA documents have been submitted so this is unknown at this time. 5. No consideration given to my property and the existing cul-de-sac bulb on Routt St. The proposed drawing of the plat shows 33rd and Routt as a rectangular corner indicating the removal of the cul-de-sac bulb at the north end of Routt St. During the planning meeting I asked about who would pay for the sidewalk, landscaping etc, to return the property back to the property owners. I was told by the City Planner that this was my choice and therefore my cost. I find this unacceptable and a gross oversight by the Planning department. When I asked more questions they admitted that they had not considered returning this land and suggested that if there were some extra funds that they might be able to consider this. This does not sound final enough to me. In addition, when I pointed out that the corner would encourage speeding and driver's dipping the corner, planner's admitted that it was likely this would happen. Please see Figure 1 for an aerial view of the Routt St. cul-de-sac bulb. I have included other photos of the existing cul-de-sac with my son standing at the intersection of 33rd and Routt on the edge of our property line. If 33rd is made to go through than the red dashed area should be returned to the property owners and the cul-de-sac bulb removed. This will result in traffic patterns more consistent with a residential street. If this is not done I feel that drivers traveling north on Routt turning right onto 33rd will take the curve at an excessive speed cause safety problems. This should be done at the developer or city"s expense not the homeowners. Figure 1: Vis.. �,,,, ^. moi. • sir �. r - . -- ,r.,,,�,,,_ 5. 1 prefer a sidewalk connecting Routt to 33rd which will contribute to the walkability of the neighborhood but not increase traffic in the neighborhood. I believe a sidewalk like the one between W 35th Ave and W. 34th Ave. northeast of Lewis Meadows Park could be installed. If the City would like to sell the land to the north of our property at 3280 Routt St., I am Wiling to buy it. This would reduce the maintenance cost and upkeep for the City while adding to our property value. Thank you for your time and consideration. Sincerely, Rebecca A. Hay Grnail -Opposition letter for extending 33rd avenue M Grnail https_lhnail.google.coin/inail/u/0/?ui=2&ik=80571 cf52 3&view=pt&... Marlene Archer <brooksidel@gmail.com> Opposition letter for extending 33rd avenue 1 message Stephen Archer <stephen.archer@hunterdouglas.com> Wed, May 31, 2017 at 3:10 PM To: mreckert@ci.wheatridge.co.us, Imikulak@ci.wheatddge.co.us Bcc: brooksidel@gmail.com Hello Meredith and Lauren, My name is Stephen Archer and my family has quietly enjoyed living at 3260 Routt Street for 32 years. I recently received a letter talking about a new subdivision and street modifications. (WS-16-02/Merkwood Estates) I am concerned with the increase in traffic flow if 33rd Ave is connected from Quail St to Routt St especially during school drop off and pick up times. Has a formal traffic study been performed by an independent third party? If so, could we see the results? I am also concerned with Emergency Vehicle access. Has a study been performed there as well? Could we see the results? In looking at the planning document on the Wheat Ridge website, it states that "A turn -around feature for vehicles is provided between Lots 1 and 2. There is no vehicular connection from Robb to West 32nd Avenue, except for pedestrian and emergency access." The included plat does not clearly show either of these stipulations as it gets very blurry when zoomed in. I would think that either Robb Street needs to be fully planned and connected to 32nd Ave, or a 96' cul de sac needs to be added at the current "dead-end" of Robb by 32nd Ave. The city code clearly states this: From Section 26-412 (Street Design) of the Wheat Ridge, CO code: D. Design. 2. Cul-de-sacs. a. Cul-de-sacs shall have a turnaround right-of-way diameter of at least ninety-six (96) feet. 3. Dead -ends. a. Dead-end streets, with the exceptions of cul-de-sacs, shall be prohibited unless they are designed to connect with future streets in adjacent land that has not been platted, in which cases a temporary cul-de-sac bulb shall be required. The "eyebrows" of temporary cul-de-sac bulbs shall be designated as tracts on the plat. b. For cul-de-sacs less than two hundred (200) feet in length in a single family area, an alternate design such as a "Y," 'T," "L," or loop may be considered and approved by the city if the standard design is not feasible. Since Robb Street is not planned to be a cul-de-sac and is also greater than 200 feet in length, the alternate "T" design proposed in the plat would not be acceptable as shown above in Section 26-412 D. 3. b. Thank you for listening and considering my opposition to extending 33rd Ave. I plan on attending the meeting on Thursday at 7pm to voice my opposition as well. Stephen Archer (303)883-5025 3260 Routt Street Wheat Ridge, CO 80033 1 of 2 5/31/17, 3:13 PM Gmail -Opposition letter for extending 33rd avemie https://mail.google.com/mail/u/0/?ui=2&ik=80571cf523&view=pt&... Stephen Archer IT Senior Systems Engineer Information Technology Hun#erpouglas 0 One Duette Way Broomfield, CO 80020 T. 303-466-1848 T: 303-876-3438 Facebook • Unkedln • YouTube • Pinterest 2 of 2 5/31/17, 3:13 PM 6-i- t Meredith Reckert From: Ryan <rmcdermed@hotmail.com> Sent: Thursday, June 1, 2017 3:57 PM To: Meredith Reckert; lodmarcello@msn.com Subject: Merkwood Homes Subdivsion Case # WS -16-02 Dear Planning Commissioners and Meredith Reckert, My family and I reside at 3201 Routt Street and have for well over 3 years. I would like to submit to the record my family's concerns regarding the extension of West 33rd Avenue through the Applewood Brookside Subdivision. We bought our home on the dead end cul-de-sac of Routt Street to provide a safe atmosphere for our two children to play and grow up. The connection of West 33rd Avenue through to Quail Hollow subdivision will eliminate the this safe haven. We are not opposed to the development of the Merkwood Homes Subdivision, but rather the connection for Merkood Homes Subdivision to the Quail Hollow Subdivision to provide "connectivity." The roadway connection between the Merkwood Homes Subdivision and Quail Hollow subdivision will greatly increase the traffic on our street and create an unsafe environment. Furthermore it seems insincere for the staff report to site "connectivity" as a reason to have to create a connection on West 33rd Avenue when staff is not suggesting the necessity of a connection to 32nd Avenue from Robb Street. Furthermore a 5 foot grade break between the proposed Merkood Homes Subdivision and West 32nd Avenue is not a valid reason to not suggest a connection to West 32nd Avenue. Furthermore there are several locations throughout the Wheat Ridge Community where the intersection spacing is similar or less than the proposed spacing of Robb St. within the new development (see spacing of Pierson St. and Quail St. immediately West of the proposed development). However, those intersections have been approved. We firmly believe connectivity can be created by creating a walking path/sidewalk from the Merkood Homes Subdivision to the Quail Hollow Subdivision. We strongly oppose the roadway connection of the Merkwood Homes Subdivision and the Quail Hollow Subdivision. We ask that you take into consideration the affect of this development will have on your existing tax paying residents. Thank you, Renee McDermed Rebecca A. Hay 3280 Routt St. Wheat Ridge, CO 80033 720-480-4283 May 31, 2017 Meredith Reckert Senior Planner Planning and Development Services City of Wheat Ridge 7500 W. 29" Ave. 2"d Floor Wheat Ridge, CO 80033 Dear Ms. Reckert: I am writing re: Case # WS-16-02/Merkwood Estates. I am writing to object to the extension of West 33rd Ave. to Routt Street. My objection is as follows: 1. There is no advantage to extending 331 in both east and west directions. Extending 331 towards the east provides more logical access to the proposed subdivision as less construction is needed and the new Robb Street is closest to that side. Quail Hollow is a newer subdivision and 2. I am concerned about the additional traffic as I have two young children who play outside. Removing the cul de sac at the north end of Routt Street will result in additional traffic not only from the 7 new homes in the Merkwood Subdivision but from Prospect Valley Elementary School as well. 3. Extending 331d in both directions impacts more homes in the community than is needed to develop Merkwood Estates in a manner required by the City for emergency vehicles access etc. An eastward extension of 33`d provides the residents access, preserves the cul de sac feel of the existing neighborhoods and makes the new subdivision more desirable as there will be less traffic. This is especially true for lots 6 and 7 of the proposed subdivision. 4. By leaving the Routt cul de sac in place the property values on Routt St. will be preserved and the properties in Merkwood will be more desirable. 5. I prefer a sidewalk connecting Routt to 33" which will contribute to the walkability of the neighborhood but not increase traffic in the neighborhood. I believe a sidewalk like the one between W 35' Ave and W. 34°i Ave. northeast of Lewis Meadows Park could be installed. If the City would like to sell the land to the north of our property at 3280 Routt St., I am willing to buy it. This would reduce the maintenance cost and upkeep for the City while adding to our property value. Thank you for your time and consideration. Sincerely, Rebecca A. Hay Meredith Reckert From: Sent: To: Subject: Attn: Meredith Reckert Leo Sands <lsgnfishn@gmail.com> Wednesday, May 31, 2017 4:40 PM Meredith Reckert Merkwood Homes Development, Case# WS -16-02 �: T_� I am writing to document our objections to certain aspects of the above referenced project. -Current plans call for connection of 33rd Ave (aka Quail Court) to Robb St, creating very real safety concerns for the residents of the Quail Hollow subdivision, especially for the many young children playing near their homes in Quail Hollow, on Quail Ct. -The Merkwood project needs to ensure that Robb St opens to 32nd Ave to obviate the need to use Quail Hollow's Quail Ct as a through street. -Robb St should be closed to Quail Ct (33rd Ave) to lessen the child safety concerns for Quail Hollow as well as to eliminate additional hazardous traffic for Prospect Elementary. •A traffic light on 32nd and Quail would make it safer to exit Quail and Robb onto 32nd Ave, going both east and west, and would help greatly to make pre and post school day traffic a safer proposition. Thank you for consideration of these objections. Leo and Jane Sands 3440 Quail Ct Wheat Ridge, CO 80033 Leo Sands 281 798 6384 (cell) Sent from my iPhone 6/30/17 Attn: Meredith Recent, Senior Planner City of Wheat Ridge First of all thanks for returning my call concerning the above referenced development. Secondly I am taking your suggestion of writing a letter to document our objections to certain elements of the proposed development. In particular the connection of 33rd ave for the following reasons: 1) Currently we are at the end of a cul-de-sac with no thru traffic 2) The traffic generated by the school with parents delivering and picking up their children at the entrance to Quail Hallow would obviously increase the traffic traveling through our community should 33rd Ave be connected. 3) The cul-de-sac at the west end Quail Hallow is finished with curb and gutter, and storm drains, why undo what's been finished? 4) We bought our home because it was at the end of a cul-de-sac. Connecting 33rd, and altering the drainage will have an impact on our property, of which can't be calculated at this time. J We understand development must continue, however not to the detriment of others.lf there is a desire to mitigate the traffic from the school, why not put traffic lights at Quail and 32nd. And why are there not intentions to connect Robb St to 32nd? And yes, a lot of fill dirt will be required however isn't that a part of the development costs? By following what is being prosed traffic will certainly be increased at Pierson, Quail and Routt on 32nd Ave.ln the staff report, concern is expressed about the safety of connecting Robb Street, and I would suggest that we have the same situation existing currently at Quail and Pierson on 32nd, which can be solved by installing strategic traffic lights. Also, if 33rd was not connected it would not be possible to push lot 7 of the new development farther north to more effectively deal with the drainage and the flood plain ? Thank you in advance for your consideration of our objections. Mat Glover 11355 W 33rd Ave Wheat Ridge, CO 80033 matalover117 @ ": mail.com 303-419-3423 From: Met Glover mat9lover1179gmail com Subject: Merkwood Homes Development Case No. WS -16-02 Date: May 30, 2017 at 2:07 PM To: rnreckertgci.wheatridge.ec.us 6/30/17 Attn: Meredith Recent, Senior Planner City of Wheat Ridge First of all thanks for returning my call concerning the above referenced development. Secondly I am taking your suggestion of writing a letter to document our objections to certain elements of the proposed development. In particular the connection of 33rd ave for the following reasons: 1) Currently we are at the end of a cul-de-sac with no thru traffic 2) The traffic generated by the school with parents delivering and picking up their children at the entrance to Quail Hallow would obviously increase the traffic traveling through our community should 33rd Ave be connected. 3) The cul-de-sac at the west end Quail Hallow is finished with curb and gutter, and storm drains, why undo what's been finished? 4) We bought our home because it was at the end of a cul-de-sac. Connecting 33rd, and altering the drainage will have an impact on our property, of which can't be calculated at this time. J We understand development must continue, however not to the detriment of others.lf there is a desire to mitigate the traffic from the school, why not put traffic lights at Quail and 32nd. And why are there not intentions to connect Robb St to 32nd? And yes, a lot of fill dirt will be required however isn't that a part of the development costs? By following what is being prosed traffic will certainly be increased at Pierson, Quail and Routt on 32nd Ave.ln the staff report, concern is expressed about the safety of connecting Robb Street, and I would suggest that we have the same situation existing currently at Quail and Pierson on 32nd, which can be solved by installing strategic traffic lights. Also, if 33rd was not connected it would not be possible to push lot 7 of the new development farther north to more effectively deal with the drainage and the flood plain ? Thank you in advance for your consideration of our objections. Mat Glover 11355 W 33rd Ave Wheat Ridge, CO 80033 matalover117 @ ": mail.com 303-419-3423 To: Planning and Zoning Committee, Case # WS- 16-02, City of Wheat Ridge, 7500 West 29th Ave., Wheat Ridge, CO 80033 From: David W and Jill B Moss 3221 Routt St Wheat Ridge, CO 80033 "-14 We want to voice our objection to the continuation of West 33`d Avenue between Quail and Routt Streets. This new road will disrupt our community and the added traffic will be to the detriment of the small children that play outside on our street. It will serve as a primary vent for all the carpoolers dropping off and picking up their children from Prospect Valley Elementary School. We already suffer from the overflow parking and traffic due to the swim club at the top of our street. We feel the new community would be better served by having their own access to 32nd Avenue and not have to circle down to the north and back up our street. Respectfully, David and Jill Moss Meredith Reckert From: Sent: To: Subject: Hello Meredith and Lauren, Stephen Archer <stephen.archer@hunterdouglas.com> Wednesday, May 31, 2017 3:10 PM Meredith Reckert; Lauren Mikulak Opposition letter for extending 33rd avenue F 1reiv' My name is Stephen Archer and my family has quietly enjoyed living at 3260 Routt Street for 32 years. I recently received a letter talking about a new subdivision and street modifications. (WS-16- 02/Merkwood Estates) I am concerned with the increase in traffic flow if 33rd Ave is connected from Quail St to Routt St especially during school drop off and pick up times. Has a formal traffic study been performed by an independent third party? If so, could. we see the results? I am also concerned with Emergency Vehicle access. Has a study been performed there as well? Could we see the results? In looking at the planning document on the Wheat Ridge website, it states that "A turn -around feature for vehicles is provided between Lots 1 and 2. There is no vehicular connection from Robb to West 32nd Avenue, except for pedestrian and emergency access." The included plat does not clearly show either of these stipulations as it gets very blurry when zoomed in. I would think that either Robb Street needs to be fully planned and connected to 32nd Ave, or a 96' cul de sac needs to be added at the current "dead-end" of Robb by 32nd Ave. The city code clearly states this: From Section 26-412 (Street Design) of the Wheat Ridge, CO code: D. Design. 2. Cul-de-sacs. a. Cul-de-sacs shall have a turnaround right-of-way diameter of at least ninety-six (96) feet. 3. Dead -ends. a. Dead-end streets, with the exceptions of cul-de-sacs, shall be prohibited unless they are designed to connect with future streets in adjacent land that has not been platted, in which cases a temporary cul-de-sac bulb shall be required. The "eyebrows" of temporary cul-de-sac bulbs shall be designated as tracts on the plat. b. For cul-de-sacs less than two hundred (200) feet in length in a single family area, an alternate design such as a "Y," "T," "L," or loop may be considered and approved by the city if the standard design is not feasible. Since Robb Street is not planned to be a cul-de-sac and is also greater than 200 feet in length, the alternate "T" design proposed in the plat would not be acceptable as shown above in Section 26-412 D. 3. b. Thank you for listening and considering my opposition to extending 331 Ave. I plan on attending the meeting on Thursday at 7pm to voice my opposition as well. Stephen Archer 30( 3)883-5025 3260 RouttStreet 5/30/17 <~ / I - Planning and Zoning Committee Case # WS -16-02 City of Wheat Ridge 7500 West 29th Ave., Wheat Ridge, CO 80033 Dear Wheat Ridge Council Representatives, We have lived in our 3200 Routt Street home in Wheat Ridge for over 20 years and are very concerned and distressed over the possibility of modifying our existing street from a cul-de-sac by opening the access from Routt Street to Prospect Valley School. Pete and I along with our cul-de-sac neighbors take meticulous care of our property to ensure that our homes are beautiful and are a life time financial investment. We are very concerned that adding the 33`d street access will greatly reduce our home/property value. In addition, we are very concerned that the additional traffic on our street will cause a safety risk to our grandchild and other children. We along with many of our cul-de-sac Routt Street neighbors have lived on this block for over 20 years and paid property taxes. Please listen to concerns and vote NO to 33rd connecting from the end of Routt Street with a direct connection through to Pierson Street. Sincerely, ✓ <'C �_ L Pete and indy Klamrn r 3200 Routt Street Wheat Ridge, CO 80033 • IV Meredith Reckert From: Archer, Jeff D. <Jeffrey.Archer@denverwater.org> Sent: Wednesday, May 31, 2017 1:56 PM To: Meredith Reckert; George Pond; Tim Fitzgerald Subject: Proposed Merkwood Estates Subdivision Traffic Concerns Meredith, George, and Tim, I am a concerned homeowner who lives close to the proposed subdivision. My name is Jeff Archer and my address is 11502 W. 3152. Pl. I live directly across 32"d ave off of Routt St. My main concern involves traffic safety. I recently read through the packet for the City Council Presentation and looked through the proposed plat (it is fuzzy, but I can make out some of the details): htt : www.ci.wheatrid e.co.us ArchiveCenter VIWWFile lte�3924 My main concerns are: Emergency Vehicle Access and Safety Increased traffic on Routt St from the local Elementary School (Prospect Valley) Emergency Vehicle Access and Safety: -The Plat appears to show a Dead End Street that abruptly terminates at 32nd Ave. It does not appear to show a Culdesac Bulb or any other means to turn vehicles around. The narrative does describe some sort of turnaround, but I don't see it on the plat. It would be good to get some clarification on this. We have a Group Home in our Neighborhood for elderly patients with Alzheimer's disease and I have seen firsthand how large the Emergency Fire Engines are that have to navigate these neighborhood streets. I do not see any way that they could safely navigate the Dead End Street. In this way, it almost makes traffic in these subdivisions worse than existing, not better. -The narrative also describes some type of emergency vehicle access from 32nd Ave, but no curb cut is shown? It also discusses a hardship for the developer to bring in 5 ft of fill to match the street grade, but it would appear that this would be required to make a connection to 32nd Ave for Emergency Vehicles, or for neighborhood traffic. It would appear to me that a curb cut for Robb St would be a safer way to ensure adequate access. Increased Traffic from Prospect Valley: It appears that an unintended consequence from building the W 33`d Ave Spool Road would be the connection to the school, providing a significantly different and altered traffic pattern. Certainly, the traffic and danger would increase for the residents along Routt St to the N. of 32nd Ave. This would most likely alter their historical enjoyment of their property and potentially the safety of their families with hurried parents navigating their streets. Maybe some of these issues can be addressed with some restrictions placed on normal school traffic— i.e. keep it to historical. These issues are concerning and it appears are time sensitive since the City Council Meeting is tomorrow and there may be a vote taken for this subdivision. Unfortunately, I have family obligations that prevent me from attending, but would appreciate a response from the Planning Department and our Neighborhood City Council Representatives on how we can address these concerns. I would like to propose / request that the vote be delayed so that a formal third party traffic study could be performed and presented to satisfy some of the neighborhood concerns. Ross & Carlos Fawcett 3240 Routt Street Wheat Ridge, CO 80033 To: Planning & Zoning committee Case# WS -16-02 Re: 33rd Ave extension between Routt & Pierson To whom it may concern, First off I want to say that we are pro -growth and understand that the City of Wheat Ridge must grow and change in order to continue to attract people and business. Second, we are pro community and want to see our neighborhoods connected and engaged with one another. With that said please no we are 100% against the connection of these 2 streets. Applewood Brookside, Routt St, is a cul de sac neighborhood that has community and is engaged and connected with each other because it is exactly that. We feel safe and comfortable because we know who is coming and going in our neighborhood. We help each other and watch out for each other. We host a block party to further this sense of community and look forward to keeping Applewood Brookside a small community. Quail Hollow as a neighborhood was also founded on the belief and expectation that it could also have a small neighborhood community that would be engaging and its people comfortably known as neighbors. Their own Quail Hollow neighbors and neighborhood. We welcome and want Merkwood Estates to join our 2 neighborhoods and the City of Wheat Ridge as another small, close knit, group of connected neighbors. Neighbors that strengthen our community and city. We feel the best way to maintain the Applewood Brookside, Quail Hollow and the Merkwood Estate neighborhoods as unique and distinct communities would be to NOT connect them with a road. Rather we would like to see them connected with a pedestrian thoroughfare. A connection that allows us to connect as friends and neighbors and citizens of Wheat Ridge. A connection that can bring 3 neighborhoods together and yet still maintain the long standing small communities that have been established. Please amend the Merkwood estate neighborhood to reflect this. Please give the "New Subdivision" it's own access and street from 32nd. Let it grow and become its own distinct neighborhood of families, friends and citizens. Allow the 3 neighborhood communities to be distinct and connected. Do not put a street through. Do not destroy the peace and small community of two neighborhoods for the sake of one. Please connect us with a pedestrian green belt that brings the benefits of safety and community without changing our distinct and separate neighborhoods. Case # WS -16-02 Planning and Zoning Committee City of Wheat Ridge, CO. To all those in need of making a decision: r Neu " 5 -30-I ii Please consider the following information before making any harsh decisions: 1. We have lived here at this residence (3291 Routt St.) for 27 years. We selected this residence because it was a Cul-de Sac which gave it a higher property value. 2. We selected this site because we wanted our children to live and play in a safe environment—free of thru-traffic. If you allow this area to be re -zoned for thru traffic you would eliminate and cause my home to lose its property value as well as causing traffic hazards for the children living on this Cul-de-sac. We are already inundated with heavy traffic from the swimming pool off of 32nd street during the summer months. Many of the residents, including my family, have trouble entering our driveways because of uncourteous drivers who care more for taking part in the swimming pool than those who live here. There is very limited parking on Routt If you allow a street to be constructed from Routt St. to Quail, you will create even more parking and traffic problems. Parents who have children at Prospect Valley Elementary School already cause traffic problems while awaiting their children to be released from school. The congestion and hazards of vehicles trying to get onto 32"d St. would be magnified. I don't want to assume that you have already surveyed the proposed route for the 33,d street, but I believe that the residents who have just purchased homes off of Quail St. want a Cul-de-sac environment and not a thru street. When the applicants were bringing dirt and other debris onto the mentioned property, they used the entrance off 32nd street and worked just fine, except for the dust and noise. Why can't they allow in their proposed building plans to allow for only the one entrance off of 32nd street and they could identify with the rest of us how nice it is to live in a Cul-de-sac environment? Please take all of these suggestions and worries into consideration before granting the building of another street. The parking for the Baptist Church, Elementary School, swimming pool and heavy traffic off of 1-70 to Kipling is already at a stressful level. Respectfully, Ross and Olga Casados 3291 Routt St. Wheat Ridge, CO. 80033 To whom it may concern, ` "` F Vk May 26, 2017 J We are the owners of the home located at 3310 Routt St. It has come to our attention, despite being informed differently, that there is a proposal to extend 331d street from Pierson St. to Routt St.. This will negatively impact our home and neighborhood in several ways; Safety for our streets, congestion and noise due to heavier traffic and our home's current value. We are currently enjoying a quiet approximately 20 home "neighborhood". Extending 33rd to Pierson will increase traffic due to the elementary school located on Pierson. Prospect Valley Elementary is almost 80% choice enrollment. This brings almost 600 students from outside our neighborhood into this small area. All of these students are brought in by cars, there is no bus service to this school. That means even placing an average of 2 students per car, over 300 cars twice a day to pick up their students. Even if we only get 1/3 of that traffic through to our street, 100 extra cars that don't belong in this area will be coming through our street at least twice a day. We have 0 children on our street currently enrolled in Prospect Valley. This doesn't improve our safety at all. This will also create extra noise and congestion. After talking with a real estate appraiser, he informed us that he would take the value down of our house by approximately $50,000. This not only effects our property, but everyone on our street and everyone in each on each of the affected streets. It seems that the Merkwood homes community would also like to boast that their neighborhood is a quiet cul-de-sac such as ours and want to have their home value reflect this. I am not one to just complain, I propose to make a slight change that would benefit everyone involved. Create a foot path connecting the neighborhoods. Merkwood homes would have to adjust their plans by a few feet, but that is better than the width of an entire street. Their neighborhood could have an entrance off of 32nd (called Robb St. as we were told) to create their more desirable quiet cul-de-sac and the children/adults would still have a quicker access to Prospect Valley Elementary. The city could beautify this area, or a possibility that it could be sold to us to improve and maintain (we are just to the north of the proposed street). We encourage you to seriously consider our proposal and our information on how this change will devalue the Applewood neighborhood. Thank you for your time, Mark and Michele Hillam 3310 Routt St. Wheat Ridge Communty Development City of Wheat Ridge 7500 W. 29th Ave. Wheat Ridge, CO 80033 29 May 2017 RE: Opposition to 33rd Ave. cut through from Routt St. to Quail St., Case #WS -16-02. Attn: Planning and Zoning Committee, My name is Lori Marcello and I live at 3241 Routt St. I am a 1983 Wheat Ridge High School graduate and am proud to say I've never had a zip code other than 80033. 1 have supported the Wheat Ridge community through volunteer work in the greenbelt and beautifying our street easement. I have even helped organize our neighborhood to consolidate trash companies to stop noise and wear and tear on our street. Our neighborhood was currently in the process of funding and replacing the worn -our Applewood Brookside sign on 32nd & Routt. (see attached examples #1 & #2) I am in opposition to the 33r4 Avenue cut through to Quail street from Routt Street for several reasons. First, this isn't neighborhood Connectivity. It's connecting our quiet cul-de-sac to a school of 500 child, en with practice fields. If 50% of the cars carrying 2 children each take the path of least resistance through our street, that will create 125 more cars on our street at least twice a day. And I doubt there are 2 children in every car, so this estimate may be low. This is not counting the cars regularly coming and going to the games and practice on the fields. We already have quite a lot of traffic congestion at the 32nd end of our street due to Applewood Knolls Swimming Pool and swim meets. Second, it would devalue our homes. One of the reasons my husband and I chose this particular lot in Applewood as newlyweds 27 years ago to build our home was because it was a cul-de-sac street. We knew our children would be safe. Several years ago it was mentioned that the City of Wheat Ridge needed the street easement in the cul-de-sac to possibly access the farm property if ever developed. We understood that, but never thought our quiet neighborhood would become a thoroughfare to Quail and Prospect Valley Elementary. There are several obvious options that would allow access to the new development without detrimentally effecting Routt Street and opening 33rd Ave. to Quail Street. I am hoping the Planning Commission cares about those who have cared about Wheat Ridge and seriously considers these options instead. Thank you for your time. Sincerely, 6i ` J10— Lori Marcello 303 808-9704 V619 F go I Opp's job* Now now 41 top PPMROI AV 401r, No. A 0 I 11 J Community Development City of Wheat Ridge 7500 W. 29th Ave. Wheat Ridge CO 80033 tF- 30 -lam Subject: 33rd Ave. cut through and Merkwood Homes development projects Case # WS -16-02 Attention: Planning and Zoning Committee, This letter is in response to the intended project to cut through 33rd Avenue from Routt Street to the new Quail Hollow subdivision. Additionally this letter will address the site plan for the Merkwood Homes development. First, 33rd Ave. Cutting this road through is a bad idea for many reasons and would only benefit a very few that don't live in the neighborhood. Currently Routt St. and Quail Hollow access are cul-de-sacs. This limits the traffic to only the folks who live in these areas. Most of us bought our homes with this benefit in mind. By cutting 33rd Ave. through it would significantly increase traffic through Routt street homes as well as Quail Hollow homes. I also believe that cutting 33rd Ave. would also significantly reduce property values, increase traffic noise and pollution as well as increase the danger to the children who live and play in these areas. Additionally, it is not necessary to complete 33rd Ave. to support the proposed Merkwood Homes development. Access to that development can stand on its own via access from 32nd Ave. The developers of Merkwood have told me directly that the proposed homes will face east with the back yards adjacent to the current backyards of the homes along Routt St. I submit there are many reasons NOT to do it this way and many more reasons to reverse the plot plan so to face the new homes west. The attached letter details this proposed plan and I ask and encourage you to please consider it in your plan. 33rd Ave. cut through is a bad idea. Please don't let the profit driven developer benefit at the expense of the many homeowners who will suffer from the completion of this project. Do not proceed with cutting through 33rd Ave. Sincerely, Doug Fisher 3220 Routt St. Wheat Ridge CO 80033 720-318-4591 dougl7july@gmail.com Merkwood Homes Applewood Site Plan Design suggestion/proposal Advantages of West facing fronts: 1. Privacy -Everyone wants to have backyard privacy. If proposed homes were facing west their backyards would provide extreme privacy. Back yards would be facing the church which is quite far away and owners would not feel like they have neighbors sitting right on their fences. 2. Backyard patios/decks would be shaded by the house in the afternoon making for a more pleasant backyard summertime experience. 3. With access road separating proposed houses from neighbors to the west both current residents and new homeowners will not feel so closed in and cramped. 4. Driveways facing west will melt snow much easier in the winter due to afternoon sun. Driveways facing east are shaded in the afternoon and tend to ice up and stay icy all winter if not shoveled immediately after a storm. This Proposal is a win/win for everyone. There really is no down side to implementing this suggestion. If you have questions or comments or wish to discuss please feel free to contact me. Thank you for your consideration. Doug Fisher 720-318-4591 If Merkwood Homes Applewood Site Plan Design suggestion/proposal Onfinnnf Propose that houses face west instead of east. There are many advantages to this design. f`4 .Ira r ti. Advantages of West facing fronts: 1. Privacy -Everyone wants to have backyard privacy. If proposed homes were facing west their backyards would provide extreme privacy. Back yards would be facing the church which is quite far away and owners would not feel like they have neighbors sitting right on their fences. 2. Backyard patios/decks would be shaded by the house in the afternoon making for a more pleasant backyard summertime experience. 3. With access road separating proposed houses from neighbors to the west both current residents and new homeowners will not feel so closed in and cramped. 4. Driveways facing west will melt snow much easier in the winter due to afternoon sun. Driveways facing east are shaded in the afternoon and tend to ice up and stay icy all winter if not shoveled immediately after a storm. Tjis aroaosal is a win win for everyone. There really is no down side to implementing this suggestion. If you have questions or comments or wish to discuss please feel free to contact me. Thank you for your consideration. Doug Fisher 720-318-4591 Dear Planning Commission, 30 May 2017 My name is Duane Chesley and I live at 326. Routt Street. I have lived in Wheat Ridge for 55 years and the last 28 years on Routt Street. Your plan to continue 33rd Avenue from Quail Street to Routt Street makes no sense. It will only degrade the quality and value of three neighborhoods - Quail Hollow, Applewood Brookside (Routt) and the new soon to be developed housing area on Robb Street. It appears you are trying to fix something that is not broken. If 33rd Avenue is constructed the quiet nature of our neighborhoods will no longer exist. Routt Street will become a feeder street serving Prospect Valley school with an increase of traffic many times over. I urge you to cancel this planned extension of 33rd Avenue and save our quiet neighborhoods. /s/ Duane Chesley 303-238-5982 Thel Nte� 3281 R&utt-Street WheatR%dg&, CO 80033 (720) 480-7337 May 26, 2017 Hand Delivered Planning and Zoning Committee City of Wheat Ridge 7500 W. 29`h Avenue Wheat Ridge, CO 80033 Re: Case No. WS -16-02 To whom it may concern: This letter is submitted in opposition to the application filed by Merkwood Homes for approval of a 7 -lot major subdivision with right-of-way dedication zoned Residential -One (R-1). It is our understanding that if this application is approved, the cul-de-sac at the end of Routt Street would be opened up and become 33`d Avenue and then ultimately connect to Quail Street through the new Quail Hollow subdivision. As residents of Routt Street, we strongly feel that opening up the cul-de-sac at the end of Routt Street would be detrimental for the following reasons: --It would increase traffic and cause our normally quiet street to be much busier. One of the characteristics that drew us to our home was the idyllic setting at the end of a cul-de-sac. --It would negatively affect the value of our home and the homes around us. --It would cause extreme safety concerns for us and our neighbors. Our grandchildren play in the cul-de-sac and our neighborhood often hosts block parties and get-togethers in the cul-de-sac. Most of the residents on Routt Street have lived here for many years. We are a tight -knit neighborhood and we urge you to deny the application filed by Merkwood Homes. Thank you for jyor consideration. J� and Peggy Nielsen David Hay 3280 Routt St. Wheat Ridge, CO 80033 May 31, 2017 Planning and Zoning Committee Case # WS -16-02 City of Wheat Ridge 7500 West 29th Ave. Wheat Ridge, CO 80033 Dear Sir or Madam, aI —T I am writing in regard to the proposed expansion of 33rd Ave between Routt St. and Quail St as part of the referenced case number above. I wish to object to the expansion of 33rd Ave. as it will negatively impact the character of our neighborhood as well as our property value. Providing a connection between Routt St. and Quail St. will increase the traffic along Routt St., making it more dangerous for our children and disrupting the quiet character of our cul-de-sac. Today, if we see a car on the street, we typically know who it belongs to. A through street would mean a larger number of strangers driving by our house, reducing our sense of community and safety. In addition, properties on a cul-de-sac are typically more desirable for the very reason that they do not go through. By converting our cul-de-sac into a through street, I would expect our property value to be negatively impacted. In addition, the construction of 33rd Ave. would impose the expense of updating our landscaping to account for the newly constructed corner. I understand and applaud the desire to make the neighborhood more walkable. I enjoy walking over to Prospect Valley with my kids to play on the fields and playground occasionally. That does not mean that the street needs to have through access for vehicles. For example, a sidewalk between Routt St. and Robb St., perhaps with some green -space or other landscaping, would provide for pedestrian access and improve the overall feel of our neighborhood as well as Quail Hollow and the new Merkwood Estates development. It would also allow for larger lot sizes in the new subdivision. Finally, access to Robb St. would be easier and cheaper it it was only connected to Quail Hollow and be less impactful to the existing neighborhoods. I ask that you to reject the current plat design in favor of a design that provides through access only to pedestrians and, preferably, connects the new subdivision to Quail Hollow. Sincerely, David Hay ��- "j 5 g3 �-- W.38th - B k o K SIDE R`3 R 1A _ � K CC W; Ave extension ir "Ion IMM40UTT ' t � O /j -1 n .41 f, W 33r4 extenzf^ j mow m vLl J 4i CO R -/!a `J I ti a e Attachment 12 N H W LLJ 00"0100.4031V1S'NOSN3.q33r zio uNf100'3O0w 1V3w 30A110 g & g Zo-9l-SM H39vynN 3SVO `�,( y klf` � g p 0 $ iy U� $,tai mR-^ a Ce) ^ o —j5 S1N3nn000 NOuond1SNOO IIAIO �;►' ="_aR W p R R Rs S31ViS3 dOOAA 1i SOW g jti a U= z O N O �3AV ONZE'M— V 3 0 7z S ti so �3 � � 8� ® ' 0 z� 4' IN 5j,. "I �_ IOy°� 3 pfd " Z til LU 4A 1 s u 4-.eQ0003 O O I'� a€ j I beam $ L — — = I 3 I a w 8 l i is I_ -t' II O Q vi --– r h z Z I�IIIIIIi II I II1IIiIi II I �W-k I0Was , '3AV (3HC� o3w ul 00U wO LU I �1I I , � III, ---.-- — �M III 0 Ikill zOQ , �p - M ROUTT STREET —s—�- I I Attachment 13 'r—I...— Meredith r" I...` Meredith Reckert From: Kral, Bruce <BKral@westmetrofire.org> Sent: Thursday, June 15, 2017 11:01 AM To: Meredith Reckert Subject: RE: Merkwood Estate Regroup Meeting Follow Up Flag: Follow up Flag Status: Flagged Hi Meredith, I would concur that a connection with Quail via 33`d Avenue provides a vital link to fire and emergency access to the proposed Merkwood Estates. The connection of 33`d Avenue through to Quail Street addresses the fire code requirements regarding dead-end streets over 150' long and a secondary access point remote from Routt and Colfax. Installing obstructions like gates or bollards in the middle of a street acting as a designated fire access route creates delays in fire and ambulance response. The gate would also generate long term maintenance issues with snow removal and road surface upkeep further complicating emergency response. Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkral@westmetrofire ocQ Fire u Everyone's Fight Attachment 14 Meredith Reckert From: Kral, Bruce <BKral@westmetrofire.org> Sent: Wednesday, July 19, 2017 4:14 PM To: Meredith Reckert Subject: RE: redesign options for Merkwood Follow Up Flag: Follow up Flag Status: Flagged Hi Meredith, The staff recommended Routt to Quail 33rd Avenue connection is the most viable arrangement for emergency access. The over 500' dead-end to the south produces a concerning complication for effective fire and medical emergency access and egress. Making the dead-end access even longer by restricting access to only 33rd street from either Routt or Quail would create delays for any subsequent arriving fire apparatus, ambulances and police officers. Because of the long dead-end access adding a gate would not be permitted by the fire district due to the increased delays caused by the restricted access and the time it would take to dismount the fire apparatus, unlock and open the gate, and remount the apparatus. Please keep in mind that if there were a fire, apparatus from several different fire stations coming from several different directions will be responding. The station at 38th and Parfet could potentially be on another incident and would not respond to a Robb Street fire if they are already attending to another location in Wheat Ridge. So, we must account for more than one possible response scenario. If there were to be a fire on the proposed Robb Street fire hose would need to be run from a fire hydrant to the fire truck in front of the burning structure. This would place fire hose in the street. If there were only one long way in this would further complicate a fire response since no alternative access options are provided. Ambulances transporting injured parties away from the fire scene would also be delayed by negotiating the long dead-end, through fire apparatus especially if both the east and west options on 33rd were not provided. Driving up Routt would be a slightly longer response for both of the Wheat Ridge fire stations. I hope that information helps. Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkral@westmetrofire.or� Fire is Everyone's Fight" From: Meredith Reckert [mailto:mreckert@ci.wheatridge.co.us] Sent: Wednesday, July 12, 2017 4:25 PM To: Kral, Bruce Subject: redesign options for Merkwood Hi, Bruce We are still discussing design options for the Merkwood Estates Subdivision at 11435 W. 32nd Avenue. As you will recall, we went to City Council public hearing on June 26 where we were considering a subdivision design showing Staff's preferred design connecting Routt Street to the west with 33rd on the east side within Quail Hollow Subdivision. See below. i�•�Yi. P i aYr1►'Y W .4AA PIVl� *I — w: wisAwa.• IiAN�S �yy. mrfK+r .pNu� rr� urr'rrn = o ��t:aawv 1�"�fsbe.T_ i= 1 w I y�riP i�l'C Ki ar+rr�sr� wr.�i.+wrv. a...rw � ram ca�a.�sas �®rxwr :tion as .YM' / Y Hifi. fru a.�M.+� � fi v rwk~w. swsw� . S �•ea��.o�[. At the meeting, Steve Merker (the owner, applicant and developer) presented an alternative design which showed a street extension to 33 d in the Quail Hollow Subdivision with an emergency access only from Routt Street. 2 MERKWOOD ESTATES CIVIL CONSTRUCTION DOCUMENTS LOCATfi3 N THE SOVT?41EST QVAR7ER 0' TME N'M7HW:s! WARTFA, OF 5FCT ON 28. TOWT$N.P 3 SOUTH. RANGE 68 WEST OF 7NE 6TH P.H. CTYO' WMTAT JUDGE. CO VWf OF JFWRSON1 STATE At COLORADO. Connection to k Quail Hollow All ,rte -----.+ .��. -•�-- �•-- ---r.`.. - --- -1 I 'a"" ��-.- -rwrn i cr r = f -T j 1 ..e,.. .�..:.», I�' I I 1 I y.'� L ;��„ • I I 11 I I -- -- -- - --- -- -- f 1 Emergency -- r access with gate •' � A,'MM*T - - - - -- _ Numerous folks from the neighborhoods testified regarding the subdivision design so City Council ended up continuing the meeting until July 24 so alternate designs could be considered. Based on this direction, two options were presented by the developer to be discussed at the July 24 City Council meeting. V u . f ems(a..vcyi i � � . ■ x x 4 ssTW 6 v sn s'W 6iN 61M - --+—% - x • RIV' /� C1M il:lllyf 1'1, a; .Ir sra d- 4 �. CvLiitOht NSli r. Yfi .X'llil tlRxTilPi' � 3k.1Pt47 QMk f -i wrr T1L, N:1.eGf Otkr t ` l6Te { La* C 1 ,t rM is r,�(�, a • r, • i ROUT -T ST, 3 Option 1 (above) - Connects 33rd Avenue to the east to connect to 33" in the Quail Hollow Sub. No access from Routt other than a pedestrian connection. Option 2 (above) — Connection of 33rd with Routt with full street provided but no access to the east to Quail Hollow. We are in the process of preparing a packet for the July 24 City Council meeting and are planning on showing the two alternative, neither of which provide an alternative emergency access route. We are assuming that fire protection will be from the Station at 38t' and Parfet. Will there be a discernable difference in emergency response times based on Quail Street access (option 1) or Routt Street access (option 2)? Please take a look at the two options and let me know your thoughts. Thanks! Meredith 4 Li 5 -+I Lia&9 •• -��h � r` 3 �. � i it _ ■ " I s+'TY °TM &iM arw &9M 6TM-A�_. _.=: - 1 •}' - --- " ° ;cP rmrGaa-roq,crsrt�l - +-. _ -- _ --- --"-., -_ sl l"•li s�.x h'. a �. .._ _ �1>w tAltfhl. WW. — — Ire� ' 6CTN�(IM•i sIV.ICSAF56AS _ .. ! L ,3i-},. _�-sa .. Vk r'rasl I I � 4fib.IlY�1 ' %:ff=4 IGi rra i + - to aA& rrrt* .MUx3 -K I i e f { -:r f ROUTT 5T. Option 2 (above) — Connection of 33rd with Routt with full street provided but no access to the east to Quail Hollow. We are in the process of preparing a packet for the July 24 City Council meeting and are planning on showing the two alternative, neither of which provide an alternative emergency access route. We are assuming that fire protection will be from the Station at 38t' and Parfet. Will there be a discernable difference in emergency response times based on Quail Street access (option 1) or Routt Street access (option 2)? Please take a look at the two options and let me know your thoughts. Thanks! Meredith 4 Meredith Reckert, AICP Senior Planner 7500 W. 291h Avenue Wheat Ridge, CO 80033 Office Phone: 303-235-2848 FAX: 303-235-2857 www.ci.wheatridge.co.us I j* W hkat R,l Tl' C osiMUNITI' ISI Vl t0l'Ml N 1 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. **** WARNING: This email originated outside of Westmetrofire.org. DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. **** VARIANCE CRITERIA RESPONSES DATE: JULY 10TH, 2017 PROJECT: MERKWOOD ESTATES SUBDIVISION CASE NUMBER: WS -16-02 ADDRESS: 11435 WEST 32ND AVENUE 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. A variance should be considered because the Subject Property could not be accessed through any other way that is financially viable. Alternatives may be considered but the amount of effort and expense required to make those alternatives work would be an unfair hardship for the Applicant. 2. The variance would not alter the essential character of the locality. Extending the proposed Robb Street would not alter the character of the neighborhood because the majority of the streets adjacent to the subject property have the same condition. That is a dead end street that exceeds 750'. Additionally, this part of the Wheat Ridge has not historically been a "grid pattern" neighborhood with the majority of housing on all sides of the subject property being cul-de-sacs and dead end streets. See Attached Exhibit A 3. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The applicant has already put in a substantial investment in time and money improving the site according to the City's existing regulations. Services have already been brought inside the property and paid for by applicant in reliance on staff recommendations. This was done so that when the City begins its paving project, Applicant wouldn't be forced to cut into freshly paved asphalt. If this variance is not approved, there would be a substantial investment in time and money lost by the Applicant. Additionally upon approval of this variance Applicant proposes to improve a difficult un -utilized property. Denver Office: 3461 Ringsby Court, #125 Denver, Colorado 80216 720.413.9691 AltitudeLandCo.com Colorado Springs Office: 2727 N. Cascade Avenue, # 160 Colorado Springs, CO 80907 719.231.3959 ILTITUDE 4. The particular physical surrounding, shape or topographical condition of the specific property results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience. The Subject Property shape is very long, very skinny and has been cut off from access creating a unique hardship in developing the property in a way that conforms to the existing subdivision regulations. There are only 3 ways to access the Subject Property. Routt Street - This is a viable possibility but unwanted by the Applicant, and almost all of the neighbors. They would prefer access from 33rd Street as this would add 7 homes to an already new subdivision and wouldn't disturb a well-established neighborhood and the historical use of the Routt Street easement would remain the same just a sidewalk would be added. 32nd Avenue connection via Robb Street is impossible for multiple reasons. 1. Approximately 180 Acres of drainage runs through the improvements adjacent to and on the Southeast side of Subject Property. Connecting a through street to 32nd Avenue would greatly alter the historic drainage patterns and therefore are cost prohibitive. 2. Connecting to 32nd Avenue would be impossible because of the financial hardship and loss of developable property resulting from a connection to 32nd Avenue from Robb Street. 3. The amount of fill dirt required to raise the elevation of Subject Property makes the project unfeasible because of the financial hardship this would place on the Applicant. 4. Traffic misalignment of the Robb Street creates a problem between the two Robb Streets and a safety hazard that can be avoided without this connection. 5. Multiple neighbors of Robb Street have stated they have a difficult time exiting their street when icy. The subject property's grade differential between existing grade and the grade at 32nd Avenue is even greater than Routt Street. 6. The dead end cul-de-sac overall length is greater than the connection to 33rd Avenue. 33rd Connection - this is the most desirable way to access the Property with the least amount of friction to the neighborhood and to the current regulations. To make this connection viable all that would be required is the variance from the 750 foot maximum dead end cul-de-sac regulation listed in Section 26- 412.D.2.c. This also promotes a shorter overall cul-de-sac length than coming from Routt Street. 5. If there is a particular or unique hardship, the alleged difficulty or hardship has not been created by any person presently having an interest in the property. The hardship was created by the developments that came prior to the Applicant acquiring the property. The major drainage way should have been addressed and improved by previous developers of adjacent subdivisions. 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 public welfare would be improved by granting the variance because the modified plan reduces the traffic and increases the safety in the adjacent neighborhoods while still allowing pedestrian connectivity. Denver Office: 3461 Ringsby Court, #125 Denver, Colorado 80216 720.413.9691 AltitudeLandCo.com Colorado Springs Office: 201 E. Las Animas, #113 Colorado Springs, CO 80903 719.231.3959 i6LTITUDE 7. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. Multiple examples of the type of variance are present in adjacent neighborhoods and even on adjacent streets. The conditions that are causing applicant to seek a variance are not unique to this applicant. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. [Does not typically apply to single- or two-family homes.] The variance accommodates people with disabilities by connecting the Robb Street to the 32nd avenue with a sidewalk and series of ADA ramps. 9. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. [Does not typically apply to single- or two-family homes.] The applicant is in substantial compliance with this standard Best Regards, Altitude Land Consultants, Inc. Galen Hagen -Peter, P.E. Project Manager Denver Office: 3461 Ringsby Court, # 125 Denver, Colorado 80216 720.413.9691 AltitudeLandCo.com Colorado Springs Office: 201 E. Las Animas, #113 Colorado Springs, CO 80903 719.231.3959 Lai • Paifet'St s CIO ,s s 4 imipiersonst Dv Jr ' .. ` ad +ni m eco Ali <.. « Ab uail t �a 4'St j(V /� • 'st C �O f� i..�` __ __ ■ _� Uutt+St Ir -� • j � SlrrimS St .. cn Simms`' f o _ mac, i 'p✓'�'"�r+l Meredith Reckert From: Kral, Bruce <BKral@westmetrofire.org> Sent: Thursday, June 22, 2017 11:03 AM To: Meredith Reckert Subject: RE: Merkwood Estate Regroup Meeting Hi Meredith, I would concur that a connection with Quail via 33rd Avenue provides a vital link to fire and emergency access to the proposed Merkwood Estates. The connection of 33rd Avenue through to Quail Street addresses the fire code requirements regarding dead-end streets over 150' long and a secondary access point remote from Routt and 32nd Avenue. Installing obstructions like gates or bollards in the middle of a street acting as a designated fire access route creates delays in fire and ambulance response. The gate would also generate long term maintenance issues with snow removal and road surface upkeep further complicating emergency response. Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkral@westmetrofire.org Fire is Everyone's Fight ` From: Meredith Reckert [maiIto: mreckert(a)ci.wheatridge.co. us] Sent: Tuesday, June 13, 2017 4:19 PM To: Kral, Bruce Subject: FW: Merkwood Estate Regroup Meeting Hi, Bruce Attached are Steve Merker's proposed revisions to the Merkwood Estates Subdivision at 33rd and Routt. Again, staff will not support this design because we feel that connectivity from Routt to Quail via 33'd Avenue is essential both for connectivity and emergency access. I am in the process of writing my report to City Council which will be due on Friday. Any input you have would be appreciated. Thanks! M Meredith Reckert, AICP Senior Planner Office Phone: 303-235-2848 FAX: 303-235-2857 1L ity of � 11t' -fit � 1C�C From: Steven J. Merker V [mailto:Steven MerkwoodHomes.comj Sent: Monday, June 12, 2017 3:26 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us> Cc: Galen Hagen -Peter <galen@altitudelandco.com>; Mark Westberg<mwestberg@ci.wheatridge.co.us>; Dave Brossman<dbrossman@ci.wheatridge.co.us>; DJ Zehnacker <di@altitudelandco.com> Subject: Re: Merkwood Estate Regroup Meeting Hello All, Here are the minor modifications that we are proposing to satisfy everyone who is interested. Basically its the exact same plan but adding a fire gate (the gate can be as simple or complex as required to meet the City's goal) on the 33rd and Route Property Line to prevent through access from traffic but would maintain total pedestrian, connectivity. In the future it could be changed from fire easement/access to through access after some period of time had passed we could make the gate "easement" revert back to the City so that future development could incorporate some of the City's long term planning goals. In the event of a fire it will have a knox box so that fire can access the property from either side. After talking with a few of the neighbors that were most vocal about connectivity, this seemed like a path forward that would satisfy everyone best. Please consider this as an option and I'd like to talk with everyone about approving with minor modification as an option. Does this work for the City? ps... all of the signs were posted this weekend. Steven Merker Steven J. Merker V President Merkwood Homes PO BOX 140219 Denver, CO 80214 720-318-8523 StevengMerkwoodHomes. com On Jun 8, 2017, at 11:44 AM, Meredith Reckert <mreckertgci.wheatrid eg co.us> wrote: Gentlemen The public hearing has already had noticing for the June 26 City Council meeting. I have three signs that need to posted by Monday, June 12 to make the posting deadline. They are available for pick up. Meredith Reckert From: Kral, Bruce <BKral@westmetrofire.org> Sent: Thursday, June 15, 2017 11:01 AM To: Meredith Reckert Subject: RE: Merkwood Estate Regroup Meeting Follow Up Flag: Follow up Flag Status: Flagged Hi Meredith, I would concur that a connection with Quail via 33`d Avenue provides a vital link to fire and emergency access to the proposed Merkwood Estates. The connection of 33rd Avenue through to Quail Street addresses the fire code requirements regarding dead-end streets over 150' long and a secondary access point remote from Routt and Colfax. Installing obstructions like gates or bollards in the middle of a street acting as a designated fire access route creates delays in fire and ambulance response. The gate would also generate long term maintenance issues with snow removal and road surface upkeep further complicating emergency response. Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkral@westmetrofire.org Fire is Everyone's Fight ` From: Meredith Reckert [maiIto:mreckert@ci.wheatridge.co.us] Sent: Tuesday, June 13, 2017 4:19 PM To: Kral, Bruce Subject: FW: Merkwood Estate Regroup Meeting Hi, Bruce Attached are Steve Merker's proposed revisions to the Merkwood Estates Subdivision at 33rd and Routt. Again, staff will not support this design because we feel that connectivity from Routt to Quail via 33 d Avenue is essential both for connectivity and emergency access. I am in the process of writing my report to City Council which will be due on Friday. Any input you have would be appreciated. Thanks! M Meredith Reckert, AICP Senior Planner Office Phone: 303-235-2848 FAX: 303-235-2857 Oily u1 `1`l1-16at ic1 e From: Steven J. Merker V [mailto:Steven@MerkwoodHomes.com] Sent: Monday, June 12, 2017 3:26 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us> Cc: Galen Hagen -Peter <galen@altitudelandco.com>; Mark Westberg<mwestberg@ci.wheatridge.co.us>; Dave Brossman<dbrossman@ci.wheatridge.co.us>; DJ Zehnacker <dj@altitudelandco.com> Subject: Re: Merkwood Estate Regroup Meeting Hello All, Here are the minor modifications that we are proposing to satisfy everyone who is interested. Basically its the exact same plan but adding a fire gate (the gate can be as simple or complex as required to meet the City's goal) on the 33rd and Route Property Line to prevent through access from traffic but would maintain total pedestrian, connectivity. In the future it could be changed from fire easement/access to through access after some period of time had passed we could make the gate "easement" revert back to the City so that future development could incorporate some of the City's long term planning goals. In the event of a fire it will have a knox box so that fire can access the property from either side. After talking with a few of the neighbors that were most vocal about connectivity, this seemed like a path forward that would satisfy everyone best. Please consider this as an option and I'd like to talk with everyone about approving with minor modification as an option. Does this work for the City? ps... all of the signs were posted this weekend. Steven Merker Steven J. Merker V President Merkwood Homes PO BOX 140219 Denver, CO 80214 720-318-8523 StevenkMerkwoodHomes. com On Jun 8, 2017, at 11:44 AM, Meredith Reckert <mreckerta,ci.wheatrid eg co.us> wrote: Gentlemen The public hearing has already had noticing for the June 26 City Council meeting. I have three signs that need to posted by Monday, June 12 to make the posting deadline. They are available for pick up. After discussion with our development review team, it has been decided that we will move forward with the plat version reviewed by Planning Commission. Staff will continue to recommend approval of that design but will beef up the staff report regarding issues brought up at the PC meeting. We had a discussion with Bruce Kral of West Metro Fire and he indicated that the fire district cannot serve the subdivision with a dead end design from only Routt or 33rd Avenue. He is going to prepare something in writing to include in the CC report. Were you wanting to modify your design or withdraw your application? Staff will not a support a plat design that does not show the 33rd Avenue connection. Meredith From: Galen Hagen -Peter [mailto:galen@altitudelandco.com] Sent: Thursday, June 8, 2017 6:42 AM To: Meredith Reckert <mreckert@ci.wheatridge.co.us> Cc: Mark Westberg<mwestberg@ci.wheatridge.co.us>; Dave Brossman <dbrossman@ci.wheatridge.co.us>; Steve Merker <Steven@merkwoodhomes.com>; DJ Zehnacker <di@altitudelandco.com> Subject: Re: Merkwood Estate Regroup Meeting Meredith, I never heard back from you from earlier this week. Is there a time today or tomorrow you and your team could meet? Thank you, Galen Hagen -Peter, PE al en(c-r�,altitudelandco.com (720) 427-7002 On Jun 2, 2017, at 1:01 PM, Meredith Reckert <mreckertu,ci.wheatrid 7e.co.us> wrote: I think it would be best to wait until after Wednesday so we have a chance to discuss the Planning Commission recommendation with our development review team first. IN From: Galen Hagen -Peter [mailto:galen@altitudelandco.com] Sent: Friday, June 2, 2017 12:52 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us>; Mark Westberg <mwestberg@ci.wheatridge.co.us> Cc: Steve Merker <Steven@merkwoodhomes.com>; DJ Zehnacker <di@altitudelandco.com> Subject: Merkwood Estate Regroup Meeting Meredith and Mark, Steve and I would like to sit down with you early next week to discuss the Planning Commission meeting and moving forward. We obviously did not expect it to go the way it did but we now have to move on taking everything into consideration. Please let us know your schedule. Monday would work best for us. Thank you, Galen Hagen -Peter, PE Project Manager <image001.jpg> 3461 Ringsby Court, #125 - DRIVE 2 1 Denver, CO. 80216 2727 N. Cascade Ave, #160 - LINCOLN CENTERI Colorado Springs, CO. 80907 GalenOAltitudeLandCO.com 1 720.427.7002 AltitudeLandCo.com **** WARNING: This email originated outside of Westmetrofire.org. DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. **** ".38th .� Off S/ Q Z- R-3 -fA c l x cr W,3 5th Ave extension 7-r v i tld i* S#MMS*OUTT (r O tL ° O v B J J W.33r4 extensi^n rycrx, %/A m e Ll R-IA R-tcc .W _ •, a i NE. 29 �� ., r t� r� tr s � �.r.e � � o�• Ir tu, M.ra Meredith Reckert From: Steven J. Merker V <Steven@ Merkwood Homes.com > Sent: Monday, June 12, 2017 3:26 PM To: Meredith Reckert Cc: Galen Hagen -Peter; Mark Westberg; Dave Brossman; DJ Zehnacker Subject: Re: Merkwood Estate Regroup Meeting Attachments: Site Plan.pdf; Dead End Streets Exhibits.pdf Hello All, Here are the minor modifications that we are proposing to satisfy everyone who is interested. Basically its the exact same plan but adding a fire gate (the gate can be as simple or complex as required to meet the City's goal) on the 33rd and Route Property Line to prevent through access from traffic but would maintain total pedestrian, connectivity. In the future it could be changed from fire easement/access to through access after some period of time had passed we could make the gate "easement" revert back to the City so that future development could incorporate some of the City's long term planning goals. In the event of a fire it will have a knox box so that fire can access the property from either side. After talking with a few of the neighbors that were most vocal about connectivity, this seemed like a path forward that would satisfy everyone best. Please consider this as an option and I'd like to talk with everyone about approving with minor modification as an option. Does this work for the City? ps... all of the signs were posted this weekend. Steven Merker Steven J. Merker V President Merkwood Homes PO BOX 140219 Denver, CO 80214 720-318-8523 Steven _,MerkwoodHomes.com On Jun 8, 2017, at 11:44 AM, Meredith Reckert <mreckert@ci.wheatridge.co.us> wrote: Gentlemen The public hearing has already had noticing for the June 26 City Council meeting. I have three signs that need to posted by Monday, June 12 to make the posting deadline. They are available for pick up. After discussion with our development review team, it has been decided that we will move forward with the plat version reviewed by Planning Commission. Staff will continue to recommend approval of that design but will beef up the staff report regarding issues brought up at the PC meeting. We had a discussion with Bruce Kral of West Metro Fire and he indicated that the fire district cannot serve the subdivision with a dead end design from only Routt or 33rd Avenue. He is going to prepare something in writing to include in the CC report. Were you wanting to modify your design or withdraw your application? Staff will not a support a plat design that does not show the 33rd Avenue connection. Meredith From: Galen Hagen -Peter [mailto:galen@altitudelandco.com] Sent: Thursday, June 8, 2017 6:42 AM To: Meredith Reckert <mreckert@ci.wheatridge.co.us> Cc: Mark Westberg<mwestberg@ci.wheatridge.co.us>; Dave Brossman <dbrossman@ci.wheatridge.co.us>; Steve Merker <Steven@merkwoodhomes.com>; DJ Zehnacker <di@altitudelandco.com> Subject: Re: Merkwood Estate Regroup Meeting Meredith, I never heard back from you from earlier this week. Is there a time today or tomorrow you and your team could meet? Thank you, Galen Hagen -Peter, PE -gal en c,altitudelandco.com (720) 427-7002 On Jun 2, 2017, at 1:01 PM, Meredith Reckert <mreckerta ci.wheatridge.co.us> wrote: I think it would be best to wait until after Wednesday so we have a chance to discuss the Planning Commission recommendation with our development review team first. M From: Galen Hagen -Peter [mailto:galen@altitudelandco.com] Sent: Friday, June 2, 2017 12:52 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us>; Mark Westberg <mwestberg@ci.wheatridge.co.us> Cc: Steve Merker <Steven@merkwoodhomes.com>; DJ Zehnacker <di@altitudelandco.com> Subject: Merkwood Estate Regroup Meeting Meredith and Mark, Steve and I would like to sit down with you early next week to discuss the Planning Commission meeting and moving forward. We obviously did not expect it to go the way it did but we now have to move on taking everything into consideration. Please let us know your schedule. Monday would work best for us. Thank you, Galen Hagen -Peter, PE Project Manager <image001 Jpg> 3461 Ringsby Court, #125 - DRIVE 2 1 Denver, CO. 80216 2727 N. Cascade Ave, #160 - LINCOLN CENTERI Colorado Springs, CO. 80907 Galen@AltitudeLandCo.com 1720.427.7002 AltitudeLandCo.com Parfet St {�, .ems Pierson St < y'ryu- E. ` ♦ 3cD ca Ab o0iNt 4 vSt + LtJ i V, r b N S Md A M } Q .• M Af GW RouttSt ��► S mm�s�St t a �/ daire�ss dmr. .� iAo Simms i'Z al • - . � -� jf _ � '.�` tic j'► S �1y IL Qj Ql O 1. "✓n � .� t r y•�� +.iia i8gY l; Meredith Reckert From: Steven J. Merker V <Steven@MerkwoodHomes.com> Sent: Monday, June 12, 2017 3:26 PM To: Meredith Reckert Subject: one more thing What is the procedure to move our vote to the next city council meeting? We are trying to more fully understand the implications of a vote and may not be able to before the current vote. Steven J. Merker V President Merkwood Homes PO BOX 140219 Denver, CO 80214 720-318-8523 Steven a,MerkwoodHomes.com Meredith Reckert From: Kral, Bruce <BKral@westmetrofire.org> Sent: Thursday, June 1, 2017 3:21 PM To: Meredith Reckert Subject: RE: Merkwood Estates Perfect! Thanks Meredith! I still concur if the connection to 32 d is not feasible. I very much appreciate you running it by me again. Good luck tonight - Bruce From: Meredith Reckert [maiIto:mreckert@ci.wheatridge.co.us] Sent: Thursday, June 01, 2017 3:11 PM To: Kral, Bruce Subject: Merkwood Estates Thanks, Bruce! Meredith Reckert, AICP Senior Planner 7500 W. 291h Avenue Wheat Ridge, CO 80033 Office Phone: 303-235-2848 FAX: 303-235-2857 www.ci.wheatridge.co.us t e (d V�/ hcat I icduc - c , ��,,tiu �xi i, ter t r 1, �r'.,I •: I s - 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. **** WARNING: This email originated outside of Westmetrofire.org. DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. **** I 0 Q W W Q 2 0 0 LL - O N 1 R. 0 Q 0 0 LL 00 N 1• 4k U) Q ry I- 0 0 U- 00 N 0 ti 1 N 1 D a W 2 W a 0 0 LL 6 N T- 0 i f c f c L/�f} J f rf WN 3 th Ave "lonaion • R 'DOE t SIMMS*OLITT S 8 R- 1A tiR F W.33rd ezlerwon A NE. 29 ..__. ti.....-._� .. ..� /e--i4c v'.S C14"" e /J, -7,C-1-r O Rebecca A. Hay 3280 Routt St. Wheat Ridge, CO 80033 June 5, 2017 Meredith Reckert mreckert@ci.wheatridge.co.us Tim Fitzgerald tfitzgerald@ci.wheatridge.co.us George Pond gpond@ci.wheatridge.co.us City of Wheat Ridge 7500 W. 29th Ave. 2nd Floor Wheat Ridge, CO 80033 To Whom It May Concern: I am writing to follow up on a number of concerns I have that I feel were not adequately addressed during the Planning Meeting held on Thursday June 1st, 2017 and also to restate my objection to the extension of West 33rd Ave. to Routt Street as part of Case # WS-16-02/Merkwood Estates. My objection is as follows: 1. There is no advantage to extending 33rd in both east and west directions. • Extending 33rd towards the east provides more logical access to the proposed subdivision as less construction is needed and the new Robb Street is closest to that side. • Quail Hollow is a newer subdivision and the owners present during the Planning Meeting on 6/1/17 agreed that the additional traffic from the 7 new homes in Merkwood would not objectionable. The owners of lots 10 and 11 in Quail Hollow were present and agreed to adding the access to the Robb St. would have minimal impact on their property values and streetscape. • Most residents of Routt St. were present at the Planning Meeting 6/1/17 and spoke to object against the street or sent letters of objection to the City. This is clearly not wanted by the neighborhood. Residents prefer to have a sidewalk going through to connect the neighborhoods but not a street. • Extending 33rd in both directions impacts more homes in the community than is needed to develop Merkwood Estates in a manner required by the City for emergency vehicles access etc. • An eastward extension of 33rd provides the residents access, preserves the cul de sac feel of the existing neighborhoods and makes the new subdivision more desirable as there will be less traffic. This is especially true for lots 6 and 7 of the proposed subdivision. Lot 6 of Merkwood plat could be expanded allowing the developer to build a larger more expensive home resulting in more tax revenue for the city. Home would be very attractive and if built correctly would have a compelling mountain view. • By leaving the Routt cul de sac in place the property values on Routt St. will be preserved and the properties in Merkwood will be more desirable. 2. 1 am concerned about the additional traffic and feel inadequate consideration has been given to existing residents. Removing the cul de sac at the north end of Routt Street will result in additional traffic not only from the 7 new homes in the Merkwood Subdivision but from Prospect Valley Elementary School as well. • No traffic study is required due to the size of the Merkwood subdivision but one should be done due to the amount of expected traffic from the school before this approved to get real facts about what the traffic changes would be. o In the Planning Meeting rough numbers were cited by both the city staff and residents, but no hard facts were presented. o I feel that the change in traffic to my street would be is larger than the 7 new homes. o Planners indicated that 33rd needed to go through to Routt to ease traffic flow. However, the existing traffic flow around Prospect Valley has existed for over 30 years or more. I do not see why it needs to be solved now and believe it is beyond the scope of this case. o Planners admitted that they consider the intersection of 32nd and Routt to be unsafe because it is offset from Routt on the south side of the street yet want to route more traffic through this intersection. 3. Inadequate concern for drainage Drainage has hardly been considered and I am concerned about how water runoff will be handled from the new homes. • During the planning meeting, the developer and planners indicated that fill dirt would be used on the new subdivision but no one indicated how much and where. As one of the lower lots on Routt Street, we have witnessed flooding in our basement and have spent large sums of money to correct these issues in the past. • The developer indicated that lots 5 and 6 would need to be raised to improve the drainage issues but did not submit any elevation profiles as were done for Quail Hollow. The HOA for the new subdivision is supposed to maintain the retention pond and similar facities but is a 7 home subdivision financially able to that this? Also will such fees be prohibitive to the new homeowners. No HOA documents have been submitted so this is unknown at this time. 5. No consideration given to my property and the existing cul-de-sac bulb on Routt St. The proposed drawing of the plat shows 33rd and Routt as a rectangular corner indicating the removal of the cul-de-sac bulb at the north end of Routt St. During the planning meeting I asked about who would pay for the sidewalk, landscaping etc. to return the property back to the property owners. I was told by the City Planner that this was my choice and therefore my cost. I find this unacceptable and a gross oversight by the Planning department. When I asked more questions they admitted that they had not considered returning this land and suggested that if there were some extra funds that they might be able to consider this. This does not sound final enough to me. In addition, when I pointed out that the corner would encourage speeding and driver's clipping the corner, planner's admitted that it was likely this would happen. Please see Figure 1 for an aerial view of the Routt St. cul-de-sac bulb. I have included other photos of the existing cul-de-sac with my son standing at the intersection of 33rd and Routt on the edge of our property line. If 33rd is made to go through than the red dashed area should be returned to the property owners and the cul-de-sac bulb removed. This will result in traffic patterns more consistent with a residential street. If this is not done I feel that drivers traveling north on Routt turning right onto 33rd will take the curve at an excessive speed cause safety problems. This should be done at the developer or city"s expense not the homeowners. Figure 1: 5. 1 prefer a sidewalk connecting Routt to 33rd which will contribute to the walkability of the neighborhood but not increase traffic in the neighborhood. i believe a sidewalk like the one between W 35th Ave and W. 34th Ave. northeast of Lewis Meadows Park could be installed. If the City would like to sell the land to the north of our property at 3280 Routt St., I am willing to buy it. This would reduce the maintenance cost and upkeep for the City while adding to our property value. Thank you for your time and consideration. Sincerely, Rebecca A. Hay Gmail - Opposition letter for extending 33rd avenue 9'&, '& Gmail https://mail.google.com/maiUu/0/'?ui=2&ik=80571cf523&N,ic�%�=pt&._. Opposition letter for extending 33rd avenue 1 message Marlene Archer <brookside1@gmail.com> Stephen Archer <stephen.archer@hunterdouglas.com> Wed, May 31, 2017 at 3:10 PM To: mreckert@ci.wheatridge.co.us, Imikulak@ci.wheatridge.co.us Bcc: brookside1@gmail.com Hello Meredith and Lauren, My name is Stephen Archer and my family has quietly enjoyed living at 3260 Routt Street for 32 years. I recently received a letter talking about a new subdivision and street modifications. (WS-16-02/Merkwood Estates) I am concerned with the increase in traffic flow if 33rd Ave is connected from Quail St to Routt St especially during school drop off and pick up times. Has a formal traffic study been performed by an independent third party? If so, could we see the results? I am also concerned with Emergency Vehicle access. Has a study been performed there as well? Could we see the results? In looking at the planning document on the Wheat Ridge website, it states that "A turn -around feature for vehicles is provided between Lots 1 and 2. There is no vehicular connection from Robb to West 32nd Avenue, except for pedestrian and emergency access." The included plat does not clearly show either of these stipulations as it gets very blurry when zoomed in. I would think that either Robb Street needs to be fully planned and connected to 32nd Ave, or a 96' cul de sac needs to be added at the current "dead-end" of Robb by 32nd Ave. The city code clearly states this: From Section 26-412 (Street Design) of the Wheat Ridge, CO code: D. Design. 2. Cul-de-sacs. a. Cul-de-sacs shall have a turnaround right-of-way diameter of at least ninety-six (96) feet. 3. Dead -ends. a. Dead-end streets, with the exceptions of cul-de-sacs, shall be prohibited unless they are designed to connect with future streets in adjacent land that has not been platted, in which cases a temporary cul-de-sac bulb shall be required. The "eyebrows" of temporary cul-de-sac bulbs shall be designated as tracts on the plat. b. For cul-de-sacs less than two hundred (200) feet in length in a single family area, an alternate design such as a "Y," "T," "L," or loop may be considered and approved by the city if the standard design is not feasible. Since Robb Street is not planned to be a cul-de-sac and is also greater than 200 feet in length, the alternate "T" design proposed in the plat would not be acceptable as shown above in Section 26-412 D. 3. b. Thank you for listening and considering my opposition to extending 33rd Ave. I plan on attending the meeting on Thursday at 7pm to voice my opposition as well. Stephen Archer (303)883-5025 3260 Routt Street Wheat Ridge, CO 80033 t of 2 5/31/17.3:13 PM Gmail - Opposition letter for extending 33rd avenue https://mail.google.con/mail/u/0/?ui=2&ik=80571cf523&view=pt&... Stephen Archer IT Senior Systems Engineer Information Technology HunterDouglas One Duette Way Broomfield, CO 80020 T. 303-466-1848 T. 303-876-3438 Facebook • Linkedln • YouTube • Pinterest 2 of 2 5/31/171,3:13 PM Meredith Reckert From: Ryan <rmcdermed@hotmail.com> Sent: Thursday, June 1, 2017 IS7 PM To: Meredith Reckert; lorimarcello@msn.com Subject: Merkwood Homes Subdivsion Case # WS -16-02 Dear Planning Commissioners and Meredith Reckert, My family and I reside at 3201 Routt Street and have for well over 3 years. I would like to submit to the record my family's concerns regarding the extension of West 33rd Avenue through the Applewood Brookside Subdivision. We bought our home on the dead end cul-de-sac of Routt Street to provide a safe atmosphere for our two children to play and grow up. The connection of West 33rd Avenue through to Quail Hollow subdivision will eliminate the this safe haven. We are not opposed to the development of the Merkwood Homes Subdivision, but rather the connection for Merkood Homes Subdivision to the Quail Hollow Subdivision to provide "connectivity." The roadway connection between the Merkwood Homes Subdivision and Quail Hollow subdivision will greatly increase the traffic on our street and create an unsafe environment. Furthermore it seems insincere for the staff report to site "connectivity" as a reason to have to create a connection on West 33rd Avenue when staff is not suggesting the necessity of a connection to 32nd Avenue from Robb Street. Furthermore a 5 foot grade break between the proposed Merkood Homes Subdivision and West 32nd Avenue is not a valid reason to not suggest a connection to West 32nd Avenue. Furthermore there are several locations throughout the Wheat Ridge Community where the intersection spacing is similar or less than the proposed spacing of Robb St. within the new development (see spacing of Pierson St. and Quail St. immediately West of the proposed development). However, those intersections have been approved. We firmly believe connectivity can be created by creating a walking path/sidewalk from the Merkood Homes Subdivision to the Quail Hollow Subdivision. We strongly oppose the roadway connection of the Merkwood Homes Subdivision and the Quail Hollow Subdivision. We ask that you take into consideration the affect of this development will have on your existing tax paying residents. Thank you, Renee McDermed Rebecca A. Hay 3280 Routt St. Wheat Ridge, CO 80033 720-480-4283 May 31, 2017 Meredith Reckert Senior Planner Planning and Development Services City of Wheat Ridge 7500 W. 29th Ave. 2°d Floor Wheat Ridge, CO 80033 Dear Ms. Reckert: I am writing re: Case # WS-16-02/Merkwood Estates. I am writing to object to the extension of West 33rd Ave. to Routt Street. My objection is as follows: 1. There is no advantage to extending 33`d in both east and west directions. Extending 33`d towards the east provides more logical access to the proposed subdivision as less construction is needed and the new Robb Street is closest to that side. Quail Hollow is a newer subdivision and 2. I am concerned about the additional traffic as I have two young children who play outside. Removing the cul de sac at the north end of Routt Street will result in additional traffic not only from the 7 new homes in the Merkwood Subdivision but from Prospect Valley Elementary School as well. 3. Extending 33`d in both directions impacts more homes in the community than is needed to develop Merkwood Estates in a manner required by the City for emergency vehicles access etc. An eastward extension of 33`d provides the residents access, preserves the cul de sac feel of the existing neighborhoods and makes the new subdivision more desirable as there will be less traffic. This is especially true for lots 6 and 7 of the proposed subdivision. 4. By leaving the Routt cul de sac in place the property values on Routt St. will be preserved and the properties in Merkwood will be more desirable. 5. I prefer a sidewalk connecting Routt to 33`d which will contribute to the walkability of the neighborhood but not increase traffic in the neighborhood. I believe a sidewalk like the one between W 35' Ave and W. 34' Ave. northeast of Lewis Meadows Park could be installed. If the City would like to sell the land to the north of our property at 3280 Routt St., I am willing to buy it. This would reduce the maintenance cost and upkeep for the City while adding to our property value. Thank you for your time and consideration. Sincerely, Rebecca A. Hay Meredith Reckert From: Sent: To: Subject: Attn: Meredith Reckert Leo Sands <Isgnfishn@gmail.com> Wednesday, May 31, 2017 4:40 PM Meredith Reckert Merkwood Homes Development, Case# WS -16-02 I am writing to document our objections to certain aspects of the above referenced project. -Current plans call for connection of 33rd Ave (aka Quail Court) to Robb St, creating very real safety concerns for the residents of the Quail Hollow subdivision, especially for the many young children playing near their homes in Quail Hollow, on Quail Ct. -The Merkwood project needs to ensure that Robb St opens to 32nd Ave to obviate the need to use Quail Hollow's Quail Ct as a through street. -Robb St should be closed to Quail Ct (33rd Ave) to lessen the child safety concerns for Quail Hollow as well as to eliminate additional hazardous traffic for Prospect Elementary. •A traffic light on 32nd and Quail would make it safer to exit Quail and Robb onto 32nd Ave, going both east and west, and would help greatly to make pre and post school day traffic a safer proposition. Thank you for consideration of these objections. Leo and Jane Sands 3440 Quail Ct Wheat Ridge, CO 80033 Leo Sands 281 798 6384 (cell) Sent from my iPhone e s'3l-l� From: Mat Glover matglover117Cc gmaii.com Subject: Merkwood Homes Development Case No. WS -16-02 Date: May 30, 2017 at 2:07 PM To: mrecke t, ci.wheatridge.co.Lil, 6/30/17 Attn: Meredith Recent, Senior Planner City of Wheat Ridge First of all thanks for returning my call concerning the above referenced development. Secondly I am taking your suggestion of writing a letter to document our objections to certain elements of the proposed development. In particular the connection of 33rd ave for the following reasons: 1) Currently we are at the end of a cul-de-sac with no thru traffic 2) The traffic generated by the school with parents delivering and picking up their children at the entrance to Quail Hallow would obviously increase the traffic traveling through our community should 33rd Ave be connected. 3) The cul-de-sac at the west end Quail Hallow is finished with curb and gutter, and storm drains, why undo what's been finished? 4) We bought our home because it was at the end of a cul-de-sac. Connecting 33rd, and altering the drainage will have an impact on our property, of which can't be calculated at this time. r We understand development must continue, however not to the detriment of others. If there is a desire to mitigate the traffic from the school, why not put traffic lights at Quail and 32nd. And why are there not intentions to connect Robb St to 32nd? And yes , a lot of fill dirt will be required however isn't that a part of the development costs? By following what is being prosed traffic will certainly be increased at Pierson, Quail and Routt on 32nd Ave.ln the staff report, concern is expressed about the safety of connecting Robb Street, and I would suggest that we have the same situation existing currently at Quail and Pierson on 32nd, which can be solved by installing strategic traffic lights. Also, if 33rd was not connected it would not be possible to push lot 7 of the new development farther north to more effectively deal with the drainage and the flood plain ? Thank you in advance for your consideration of our objections. Mat Glover 11355 W 33rd Ave Wheat Ridge, CO 80033 matglover117@gmail.com 303-419-3423 To: Planning and Zoning Committee, Case # WS -16-02, City of Wheat Ridge, 7500 West 29th Ave., Wheat Ridge, CO 80033 From: David W and Jill B Moss 3221 Routt St Wheat Ridge, CO 80033 5— 31—/� • We want to voice our objection to the continuation of West 33rd Avenue between Quail and Routt Streets. This new road will disrupt our community and the added traffic will be to the detriment of the small children that play outside on our street. It will serve as a primary vent for all the carpoolers dropping off and picking up their children from Prospect Valley Elementary School. We already suffer from the overflow parking and traffic due to the swim club at the top of our street. We feel the new community would be better served by having their own access to 32nd Avenue and not have to circle down to the north and back up our street. Respectfully, David and Jill Moss Meredith Reckert I S-3,/ -- From: Stephen Archer <stephen.archer@hunterdouglas.com> Sent: Wednesday, May 31, 2017 3:10 PM To: Meredith Reckert; Lauren Mikulak Subject: Opposition letter for extending 33rd avenue Hello Meredith and Lauren, My name is Stephen Archer and my family has quietly enjoyed living at 3260 Routt Street for 32 years. I recently received a letter talking about a new subdivision and street modifications. (WS-16- 02/Merkwood Estates) I am concerned with the increase in traffic flow if 33rd Ave is connected from Quail St to Routt St especially during school drop off and pick up times. Has a formal traffic study been performed by an independent third party? If so, could we see the results? I am also concerned with Emergency Vehicle access. Has a study been performed there as well? Could we see the results? In looking at the planning document on the Wheat Ridge website, it states that "A turn -around feature for vehicles is provided between Lots 1 and 2. There is no vehicular connection from Robb to West 32nd Avenue, except for pedestrian and emergency access." The included plat does not clearly show either of these stipulations as it gets very blurry when zoomed in. I would think that either Robb Street needs to be fully planned and connected to 32nd Ave, or a 96' cul de sac needs to be added at the current "dead-end" of Robb by 32nd Ave. The city code clearly states this: From Section 26-412 (Street Design) of the Wheat Ridge, CO code: D. Design. 2. Cul-de-sacs. a. Cul-de-sacs shall have a turnaround right-of-way diameter of at least ninety-six (96) feet. 3. Dead -ends. a. Dead-end streets, with the exceptions of cul-de-sacs, shall be prohibited unless they are designed to connect with future streets in adjacent land that has not been platted, in which cases a temporary cul-de-sac bulb shall be required. The "eyebrows" of temporary cul-de-sac bulbs shall be designated as tracts on the plat. b. For cul-de-sacs less than two hundred (200) feet in length in a single family area, an alternate design such as a "Y," "T," "L," or loop may be considered and approved by the city if the standard design is not feasible. Since Robb Street is not planned to be a cul-de-sac and is also greater than 200 feet in length, the alternate "T" design proposed in the plat would not be acceptable as shown above in Section 26-412 D. 3. b. Thank you for listening and considering my opposition to extending 33rd Ave. I plan on attending the meeting on Thursday at 7pm to voice my opposition as well. Stephen Archer (303)883-5025 3260 Routt Street 5/30/17 Planning and Zoning Committee Case # WS -16-02 City of Wheat Ridge 7500 West 29th Ave., Wheat Ridge, CO 80033 Dear Wheat Ridge Council Representatives, We have lived in our 3200 Routt Street home in Wheat Ridge for over 20 years and are very concerned and distressed over the possibility of modifying our existing street from a cul-de-sac by opening the access from Routt Street to Prospect Valley School. Pete and I along with our cul-de-sac neighbors take meticulous care of our property to ensure that our homes are beautiful and are a life time financial investment. We are very concerned that adding the 33rd street access will greatly reduce our home/property value. In addition, we are very concerned that the additional traffic on our street will cause a safety risk to our grandchild and other children. We along with many of our cul-de-sac Routt Street neighbors have lived on this block for over 20 years and paid property taxes. Please listen to concerns and vote NO to 33rd connecting from the end of Routt Street with a direct connection through to Pierson Street. Sincerely,;,- .��� Pete and Cindy Klamm r 3200 Routt Street Wheat Ridge, CO 80033 - 3/— /-7 Meredith Reckert From: Archer, Jeff D.<Jeffrey.Archer@denverwater.org> Sent: Wednesday, May 31, 2017 1:56 PM To: Meredith Reckert; George Pond; Tim Fitzgerald Subject: Proposed Merkwood Estates Subdivision Traffic Concerns Meredith, George, and Tim, I am a concerned homeowner who lives close to the proposed subdivision. My name is Jeff Archer and my address is 11502 W. 31St. PI. I live directly across 32nd ave off of Routt St. My main concern involves traffic safety. I recently read through the packet for the City Council Presentation and looked through the proposed plat (it is fuzzy, but I can make out some of the details): http://www.ci.wheatridge.co.us/ArchiveCenter/ViewFile/Item/3924 My main concerns are: - Emergency Vehicle Access and Safety - Increased traffic on Routt St from the local Elementary School (Prospect Valley) Emergency Vehicle Access and Safety: -The Plat appears to show a Dead End Street that abruptly terminates at 32A Ave. It does not appear to show a Culdesac Bulb or any other means to turn vehicles around. The narrative does describe some sort of turnaround, but I don't see it on the plat. It would be good to get some clarification on this. We have a Group Home in our Neighborhood for elderly patients with Alzheimer's disease and I have seen firsthand how large the Emergency Fire Engines are that have to navigate these neighborhood streets. I do not see any way that they could safely navigate the Dead End Street. In this way, it almost makes traffic in these subdivisions worse than existing, not better. -The narrative also describes some type of emergency vehicle access from 32nd Ave, but no curb cut is shown? It also discusses a hardship for the developer to bring in 5 ft of fill to match the street grade, but it would appear that this would be required to make a connection to 32nd Ave for Emergency Vehicles, or for neighborhood traffic. It would appear to me that a curb cut for Robb St would be a safer way to ensure adequate access. Increased Traffic from Prospect Valley: It appears that an unintended consequence from building the W 33rd Ave Spool Road would be the connection to the school, providing a significantly different and altered traffic pattern. Certainly, the traffic and danger would increase for the residents along Routt St to the N. of 32nd Ave. This would most likely alter their historical enjoyment of their property and potentially the safety of their families with hurried parents navigating their streets. Maybe some of these issues can be addressed with some restrictions placed on normal school traffic — i.e. keep it to historical. These issues are concerning and it appears are time sensitive since the City Council Meeting is tomorrow and there may be a vote taken for this subdivision. Unfortunately, I have family obligations that prevent me from attending, but would appreciate a response from the Planning Department and our Neighborhood City Council Representatives on how we can address these concerns. I would like to propose / request that the vote be delayed so that a formal third party traffic study could be performed and presented to satisfy some of the neighborhood concerns. Ross & Carlos Fawcett 3240 Routt Street Wheat Ridge, CO 80033 To: Planning & Zoning committee Case# WS -16-02 Re: 33rd Ave extension between Routt & Pierson To whom it may concern, First off I want to say that we are pro -growth and understand that the City of Wheat Ridge must grow and change in order to continue to attract people and business. Second, we are pro community and want to see our neighborhoods connected and engaged with one another. With that said please no we are 100% against the connection of these 2 streets. Applewood Brookside, Routt St, is a cul de sac neighborhood that has community and is engaged and connected with each other because it is exactly that. We feel safe and comfortable because we know who is coming and going in our neighborhood. We help each other and watch out for each other. We host a block party to further this sense of community and look forward to keeping Applewood Brookside a small community. Quail Hollow as a neighborhood was also founded on the belief and expectation that it could also have a small neighborhood community that would be engaging and its people comfortably known as neighbors. Their own Quail Hollow neighbors and neighborhood. We welcome and want Merkwood Estates to join our 2 neighborhoods and the City of Wheat Ridge as another small, close knit, group of connected neighbors. Neighbors that strengthen our community and city. We feel the best way to maintain the Applewood Brookside, Quail Hollow and the Merkwood Estate neighborhoods as unique and distinct communities would be to NOT connect them with a road. Rather we would like to see them connected with a pedestrian thoroughfare. A connection that allows us to connect as friends and neighbors and citizens of Wheat Ridge. A connection that can bring 3 neighborhoods together and yet still maintain the long standing small communities that have been established. Please amend the Merkwood estate neighborhood to reflect this. Please give the "New Subdivision" it's own access and street from 32nd. Let it grow and become its own distinct neighborhood of families, friends and citizens. Allow the 3 neighborhood communities to be distinct and connected. Do not put a street through. Do not destroy the peace and small community of two neighborhoods for the sake of one. Please connect us with a pedestrian green belt that brings the benefits of safety and community without changing our distinct and separate neighborhoods. Case # WS -16-02 L6 -- Planning 5` Planning and Zoning Committee City of Wheat Ridge, CO. To all those in need of making a decision: Please consider the following information before making any harsh decisions: 1. We have lived here at this residence (3291 Routt St.) for 27 years. We selected this residence because it was a Cul-de Sac which gave it a higher property value. 2. We selected this site because we wanted our children to live and play in a safe environment—free of thru-traffic. If you allow this area to be re -zoned for thru traffic you would eliminate and cause my home to lose its property value as well as causing traffic hazards for the children living on this Cul-de-sac. We are already inundated with heavy traffic from the swimming pool off of 32n1 street during the summer months. Many of the residents, including my family, have trouble entering our driveways because of uncourteous drivers who care more for taking part in the swimming pool than those who live here. There is very limited parking on Routt C# .1 L. If you allow a street to be constructed from Routt St. to Quail, you will create even more parking and traffic problems. Parents who have children at Prospect Valley Elementary School already cause traffic problems while awaiting their children to be released from school. The congestion and hazards of vehicles trying to get onto 32nd St. would be magnified. I don't want to assume that you have already surveyed the proposed route for the 33rd street, but I believe that the residents who have just purchased homes off of Quail St. want a Cul-de-sac environment and not a thru street. When the applicants were bringing dirt and other debris onto the mentioned property, they used the entrance off 32nd street and worked just fine, except for the dust and noise. Why can't they allow in their proposed building plans to allow for only the one entrance off of 32nd street and they could identify with the rest of us how nice it is to live in a Cul-de-sac environment? Please take all of these suggestions and worries into consideration before granting the building of another street. The parking for the Baptist Church, Elementary School, swimming pool and heavy traffic off of 1-70 to Kipling is already at a stressful level. Respectfully, Ross and Olga Casados 3291 Routt St. Wheat Ridge, CO. 80033 To whom it may concern, May 26, 2017 -30 -rel We are the owners of the home located at 3310 Routt St. It has come to our attention, despite being informed differently, that there is a proposal to extend 33`d street from Pierson St. to Routt St.. This will negatively impact our home and neighborhood in several ways; Safety for our streets, congestion and noise due to heavier traffic and our home's current value. We are currently enjoying a quiet approximately 20 home "neighborhood". Extending 33 d to Pierson will increase traffic due to the elementary school located on Pierson. Prospect Valley Elementary is almost 80% choice enrollment. This brings almost 600 students from outside our neighborhood into this small area. All of these students are brought in by cars, there is no bus service to this school. That means even placing an average of 2 students per car, over 300 cars twice a day to pick up their students. Even if we only get 1/3 of that traffic through to our street, 100 extra cars that don't belong in this area will be coming through our street at least twice a day. We have 0 children on our street currently enrolled in Prospect Valley. This doesn't improve our safety at all. This will also create extra noise and congestion. After talking with a real estate appraiser, he informed us that he would take the value down of our house by approximately $50,000. This not only effects our property, but everyone on our street and everyone in each on each of the affected streets. It seems that the Merkwood homes community would also like to boast that their neighborhood is a quiet cul-de-sac such as ours and want to have their home value reflect this. I am not one to just complain, I propose to make a slight change that would benefit everyone involved. Create a foot path connecting the neighborhoods. Merkwood homes would have to adjust their plans by a few feet, but that is better than the width of an entire street. Their neighborhood could have an entrance off of 32nd (called Robb St. as we were told) to create their more desirable quiet cul-de-sac and the children/adults would still have a quicker access to Prospect Valley Elementary. The city could beautify this area, or a possibility that it could be sold to us to improve and maintain (we are just to the north of the proposed street). We encourage you to seriously consider our proposal and our information on how this change will devalue the Applewood neighborhood. Thank you for your time, Mark and Michele Hillam 3310 Routt St. Wheat Ridge Communty Development City of Wheat Ridge 7500 W. 29th Ave. Wheat Ridge, CO 80033 29 May 2017 d—/ RE: Opposition to 33rd Ave. cut through from Routt St. to Quail St., Case #WS -16-02. Attn: Planning and Zoning Committee, My name is Lori Marcello and I live at 3241 Routt St. I am a 1983 Wheat Ridge High School graduate and am proud to say I've never had a zip code other than 80033. 1 have supported the Wheat Ridge community through volunteer work in the greenbelt and beautifying our street easement. I have even helped organize our neighborhood to consolidate trash companies to stop noise and wear and tear on our street. Our neighborhood was currently in the process of funding and replacing the worn -our Applewood Brookside sign on 3211 & Routt. (see attached examples #1 & #2) I am in opposition to the 33rd Avenue cut through to Quail street from Routt Street for several reasons. First, this isn't neighborhood Connectivity. It's connecting our quiet cul-de-sac to a school of 500 child, en with practice fields. If 50% of the cars carrying 2 children each take the path of least resistance through our street, that will create 125 more cars on our street at least twice a day. And I doubt there are 2 children in every car, so this estimate may be low. This is not counting the cars regularly coming and going to the games and practice on the fields. We already have quite a lot of traffic congestion at the 32nd end of our street due to Applewood Knolls Swimming Pool and swim meets. Second, it would devalue our homes. One of the reasons my husband and I chose this particular lot in Applewood as newlyweds 27 years ago to build our home was because it was a cul-de-sac street. We knew our children would be safe. Several years ago it was mentioned that the City of Wheat Ridge needed the street easement in the cul-de-sac to possibly access the farm property if ever developed. We understood that, but never thought our quiet neighborhood would become a thoroughfare to Quail and Prospect Valley Elementary. There are several obvious options that would allow access to the new development without detrimentally effecting Routt Street and opening 33rd Ave. to Quail Street. I am hoping the Planning Commission cares about those who have cared about Wheat Ridge and seriously considers these options instead. Thank you for your time. Sincerely, Lori Marcello 303 808-9704 rri i i I11111111 IrI�U 1� i JEW loop All ' .-4 4 00 00 F -I �ƒ Community Development City of Wheat Ridge 7500 W. 29th Ave. Wheat Ridge CO 80033 30-/ Subject: 33rd Ave. cut through and Merkwood Homes development projects Case # WS -16-02 Attention: Planning and Zoning Committee, This letter is in response to the intended project to cut through 33rd Avenue from Routt Street to the new Quail Hollow subdivision. Additionally this letter will address the site plan for the Merkwood Homes development. First, 33rd Ave. Cutting this road through is a bad idea for many reasons and would only benefit a very few that don't live in the neighborhood. Currently Routt St. and Quail Hollow access are cul-de-sacs. This limits the traffic to only the folks who live in these areas. Most of us bought our homes with this benefit in mind. By cutting 33rd Ave. through it would significantly increase traffic through Routt street homes as well as Quail Hollow homes. I also believe that cutting 33rd Ave. would also significantly reduce property values, increase traffic noise and pollution as well as increase the danger to the children who live and play in these areas. Additionally, it is not necessary to complete 33rd Ave. to support the proposed Merkwood Homes development. Access to that development can stand on its own via access from 32nd Ave. The developers of Merkwood have told me directly that the proposed homes will face east with the back yards adjacent to the current backyards of the homes along Routt St. I submit there are many reasons NOT to do it this way and many more reasons to reverse the plot plan so to face the new homes west. The attached letter details this proposed plan and I ask and encourage you to please consider it in your plan. 33rd Ave. cut through is a bad idea. Please don't let the profit driven developer benefit at the expense of the many homeowners who will suffer from the completion of this project. Do not proceed with cutting through 33rd Ave. Sincerely, Doug Fisher 3220 Routt St. Wheat Ridge CO 80033 720-318-4591 dougl7july@gmail.com Merkwood Homes Applewood Site Plan Design suggestion/proposal Propose that houses face west instead of east. There are many advantages to this design. Advantages of West facing fronts: 1. Privacy -Everyone wants to have backyard privacy. if proposed homes were facing west their backyards would provide extreme privacy. Back yards would be facing the church which is quite far away and owners would not feel like they have neighbors sitting right on their fences. 2. Backyard patios/decks would be shaded by the house in the afternoon making for a more pleasant backyard summertime experience. 3. With access road separating proposed houses from neighbors to the west both current residents and new homeowners will not feel so closed in and cramped. 4. Driveways facing west will melt snow much easier in the winter due to afternoon sun. Driveways facing east are shaded in the afternoon and tend to ice up and stay icy all winter if not shoveled immediately after a storm. This proposal is a win/win for everyone. There really is no down side to implementing this suggestion. If you have questions or comments or wish to discuss please feel free to contact me. Thank you for your consideration. Doug Fisher 720-318-4591 Merkwood Homes Applewood Site Plan Design suggestion/proposal al Pedestrian Walk Propose that houses face west instead of east. There are many advantages to this design. Advantages of West facing fronts: 1. Privacy -Everyone wants to have backyard privacy. If proposed homes were facing west their backyards would provide extreme privacy. Back yards would be facing the church which is quite far away and owners would not feel like they have neighbors sitting right on their fences. 2. Backyard patios/decks would be shaded by the house in the afternoon making for a more pleasant backyard summertime experience. 3. With access road separating proposed houses from neighbors to the west both current residents and new homeowners will not feel so closed in and cramped. 4. Driveways facing west will melt snow much easier in the winter due to afternoon sun. Driveways facing east are shaded in the afternoon and tend to ice up and stay icy all winter if not shoveled immediately after a storm. This proposal is a win/win for everyone. There really is no down side to implementing this suggestion. If you have questions or comments or wish to discuss please feel free to contact me. Thank you for your consideration. Doug Fisher 720-318-4591 Dear Planning Commission, 15 -30-/* 30 May 2017 My name is Duane Chesley and I live at 3261 Routt Street. I have lived in Wheat Ridge for 55 years and the last 28 years on Routt Street. Your plan to continue 33rd Avenue from Quail Street to Routt Street makes no sense. It will only degrade the quality and value of three neighborhoods - Quail Hollow, Applewood Brookside (Routt) and the new soon to be developed housing area on Robb Street. It appears you are trying to fix something that is not broken. If 33rd Avenue is constructed the quiet nature of our neighborhoods will no longer exist. Routt Street will become a feeder street serving Prospect Valley school with an increase of traffic many times over. I urge you to cancel this planned extension of 33rd Avenue and save our quiet neighborhoods. /s/ Duane Chesley 303-238-5982 71h& N ie� 3281 2o -u tt reet Wheat- dq,el, CO 80033 (720) 480-7337 May 26, 2017 Hand Delivered Planning and Zoning Committee City of Wheat Ridge 7500 W. 29d' Avenue Wheat Ridge, CO 80033 Re: Case No. WS -16-02 To whom it may concern: This letter is submitted in opposition to the application filed by Merkwood Homes for approval of a 7 -lot major subdivision with right-of-way dedication zoned Residential -One (R-1). It is our understanding that if this application is approved, the cul-de-sac at the end of Routt Street would be opened up and become 33`d Avenue and then ultimately connect to Quail Street through the new Quail Hollow subdivision. As residents of Routt Street, we strongly feel that opening up the cul-de-sac at the end of Routt Street would be detrimental for the following reasons: --It would increase traffic and cause our normally quiet street to be much busier. One of the characteristics that drew us to our home was the idyllic setting at the end of a cul-de-sac. --It would negatively affect the value of our home and the homes around us. --It would cause extreme safety concerns for us and our neighbors. Our grandchildren play in the cul-de-sac and our neighborhood often hosts block parties and get-togethers in the cul-de-sac. Most of the residents on Routt Street have lived here for many years. We are a tight -knit neighborhood and we urge you to deny the application filed by Merkwood Homes. Thank you for yo consideration. f Jf and Peggy Nielsen David Hay 3280 Routt St. Wheat Ridge, CO 80033 May 31, 2017 Planning and Zoning Committee Case # WS -16-02 City of Wheat Ridge 7500 West 29th Ave. Wheat Ridge, CO 80033 Dear Sir or Madam, I am writing in regard to the proposed expansion of 33rd Ave between Routt St. and Quail St. as part of the referenced case number above. I wish to object to the expansion of 33rd Ave. as it will negatively impact the character of our neighborhood as well as our property value. Providing a connection between Routt St. and Quail St. will increase the traffic along Routt St., making it more dangerous for our children and disrupting the quiet character of our cul-de-sac. Today, if we see a car on the street, we typically know who it belongs to. A through street would mean a larger number of strangers driving by our house, reducing our sense of community and safety. In addition, properties on a cul-de-sac are typically more desirable for the very reason that they do not go through. By converting our cul-de-sac into a through street, I would expect our property value to be negatively impacted. In addition, the construction of 33rd Ave. would impose the expense of updating our landscaping to account for the newly constructed corner. I understand and applaud the desire to make the neighborhood more walkable. I enjoy walking over to Prospect Valley with my kids to play on the fields and playground occasionally. That does not mean that the street needs to have through access for vehicles. For example, a sidewalk between Routt St. and Robb St., perhaps with some green -space or other landscaping, would provide for pedestrian access and improve the overall feel of our neighborhood as well as Quail Hollow and the new Merkwood Estates development. It would also allow for larger lot sizes in the new subdivision. Finally, access to Robb St. would be easier and cheaper it it was only connected to Quail Hollow and be less impactful to the existing neighborhoods. I ask that you to reject the current plat design in favor of a design that provides through access only to pedestrians and, preferably, connects the new subdivision to Quail Hollow. Sincerely, David Hay David Hay 3280 Routt St. Wheat Ridge, CO 80033 July 16, 2017 Wheat Ridge City Council and Planning Department City of Wheat Ridge 7500 West 29th Ave. Wheat Ridge, CO 80033 Dear Sir or Madam, I am writing once again in regard to the proposed Merkwood Estates subdivision (case WS -16-02 with variance request WS -17-07). After meeting with Mr. Me--•ker today and seeing the alternate plans he has submitted, I believe he and his team have come up with a design that is amenable to all. In particular, i support the plan that connects the proposed Robb Street to 33rd Ave through Quail Hollow, has a sidewalk connection to Routt St. Not only is it an easier connection, it satisfies the concerns of the residents and is closer to the original vision of the developer for this property. In addition, it is my understanding that this design accounts for any drainage and emergency access issues that have been raised. In this scenario, I would favor either the creation of a park/green space in the current right of way off of Routt St (north of my property) or a plan that returns this right away to the residents of Routt St. My wife and I, as well as the residents of 3398 Routt St. have expressed a willingness to purchase part or all of the tract. I do not support the pian connecting Robb Street to Routt Street for two reasons. First, it adds to the cost of construction as well as future maintenance. Connecting to 33rd Ave. on the east side of the property is much easier. Second, I would worry that it would be far too easy for the city to come back at a later point in time and create the connection between Quail Street and Routt Street. I think you know at this point how much we do not want that connection for vehicles. Thank you for your time in this matter. I hope you will consider the proposed alternatives and approve the plan (and associated variance) connecting Robb St to Quail Hollow, leaving only a pedestrian connection to Routt St. Sincerely, V David Hay Meredith Reckert From: davemoss5@comcast.net Sent: Monday, July 17, 2017 11:50 PM To: Monica Duran; Janeece Hoppe; Kristi Davis; Zachary Urban; Tim Fitzgerald; George Pond; Larry Mathews; Genevieve Wooden; Meredith Reckert Subject: RESOLUTION NO. 22-2017, Merkwood Development To: Wheat Ridge City Council Members From: David and Jill Moss 3221 Routt St Wheat Ridge, CO 80033 Once again, we are voicing our opinions and concern that we do not want 33rd Avenue to become a through street and connect to Routt Street. It would serve no obvious purpose other than to satisfy some personal agenda of the City Planners/Engineers. Meredith and Mark keep talking about connectivity, but connecting 33rd Avenue to Routt Street does nothing to improve connectivity. It doesn't improve traffic flow from one place to another. True connectivity would be completing a through street between 32"d Avenue and 38th Avenue. If 33rd Avenue connected to Routt Street it would actually cause more traffic to use the intersection of Routt Street and 32nd Avenue, which Mark has stated numerous times is a very dangerous offset intersection. Many of the neighbors from Routt Street met with Steve Merker on Sunday to view his proposed plans for his development. He had three acceptable plans (A, B and C) and one unacceptable plan (D). There was a consensus of the home owners on Routt Street that plan A was the preferred plan. It includes turning the easement at the bottom of Routt Street into a community park, using the `Park Land Fees' that Merkwood pays to the City. It seems to us that Plan A promotes the City's 2025 vision of making the City an inviting place for families to gather and relax. Personally, we would love to have a small park near our home where we could gather and have neighborhood activities or a place to take our grandchildren to play. Plan B would allow the property owners on either side to the easement to purchase the land back from the City to turn into part of their yards. Both property owners have voiced an interest in doing that. Plan C is acceptable, but is not what we would prefer. Plan D is totally unacceptable. It includes connecting Robb Street to Routt Street with a pencil - line of land between the access to Robb Street and 33rd Avenue. We all feel that it would be a very brief moment of time before the Planning Department would push through the connection between 33rd Avenue and Routt Street without notifying the residents. Absolutely none of us want this to happen. In conclusion, we absolutely do not want 33rd Avenue to connect to Routt Street... ever. We strongly support plans A and B that Steve Merker has submitted for the development of Merkwood Estates. Thank you, David and Jill Moss Rebecca A. Hay 3280 Routt St. Wheat Ridge, CO 80033 720-480-4283 July 17, 2017 Meredith Reckert Senior Planner Planning and Development Services City of Wheat Ridge 7500 W. 29`h Ave. 2"d Floor Wheat Ridge, CO 80033 Dear Ms. Reckert: I am writing re: Case # WS-16-02/Merkwood Estates. On June 26, 2017, the City Council denied the proposed plat for this subdivision and allowed for a continuation to be held July 24, 2017. This letter is to restate my position on this development and its impact on my neighborhood. On July 16, 2017, Mr. Merker, the developer for Merkwood Estates, held a meeting with the residents on Routt St. to discuss his project and to get neighborhood feedback especially from the residents on Routt St. who have maintained a strong sentiment that 33rd St should not be made to go through the Routt St. thereby eliminating our cul-de-sac and diverting substantial traffic from Prospect Elementary though our neighborhood. I am writing to support two of the options he is proposing and reflect his preference for his development. I ask the Planning Department and City Council to consider allowing a variance on the cul-de-sac length to allow the new Merkwood subdivision to access their properties via the Quail Hollow subdivision and not make 33rd St. go through to Routt St. I would also encourage the city to put in a sidewalk between Routt St. and Quail Hollow via Merkwood lots 6 and 7 to allow for pedestrian access. I would support taking the space set aside for the through street (shown in the picture below) and returning it to the residents. My husband and I, as well as the residents of 3398 Routt St., are prepared to buy this land from the city. It is worth noting that the city has taken little interest in the parcel. It is only mowed once ae�y the city and the burden of keeping it up has fallen to the residents on either side. If the city does not want to sell the land to residents, I would propose that it be made into a small park. This land, although not large, would make a nice park to put a small playground and picnic area on. There are many young children in the neighboring areas who use the playground at Prospect Valley but have nowhere to play other than Discovery Park during school hours. Additionally, this would tie in very nicely with Wheat Ridge larger plans of tying communities together. Additionally, this increases the value of the neighboring homes as the homes would become more attractive to young families. I feel this is a better use of this space than 33rd being made to go through to Routt St. It could be paid for with the park fees of nearly $50,000 that Merkwood is paying in park fees. There are similar parks in Wheat Ridge at Louise Turner Park — 39`h and Parfet. This park has a playground structure and open grass area. Boyd's Crossing - 45th and Everett. This park contains a playground structure and an open grass area. Creekside Park - 49" and Marshall. There is a small playground structure near the ball fields in the south-east part of the park. By leaving the Routt cul-de-sac in place the property values on Routt St. will be preserved and the properties in Merkwood will be more desirable. Additionally, this reflects the desires of the developer and the residents. Thank you for your time and consideration. Sincerely, Rebecca A. Hay r PUBLIC HEARING ROSTER CITY OF WHEAT RIDGE PLANNING COMMISSION June 1, 2017 Case No. WS -16-02: an application filed by Merkwood Homes, for approval of a 7 -lot major subdivision with right-of-way dedication zoned Residential -One (R-1) and located at 11435 West 32nd Avenue. (Please print) Name Address 371v e'c"Y� S In Favor/Opposed C f%c;5e c4 ✓I "or1' 41orce)lo 3,9NI I/ 0 c!�`3-�-c�11\ GI��� c�� � I . �� Vott rT S'. di2o5^ JR6�S �� ' 3,� " tt s j- a bS S 3221 t d I'�©sir J S -!I Moss �aai o� o �s ✓ ots �w 3 `r`� S� z o ✓I "or1' 41orce)lo 3,9NI I/ 0 c!�`3-�-c�11\ GI��� c�� � I . �� City of "C� Wheat e MMUNITY DEVELOPMENT COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Meredith Reckert CASE NO. & NAME: WS-16-02/Merkwood Estates DATE OF MEETING: June 1, 2017 ACTION REQUESTED: A request for approval of a seven -lot subdivision plat on property zoned Residential -One (R-1) LOCATION OF REQUEST: 11435 W. 32nd Avenue APPLICANT: APPROXIMATE AREA: PRESENT ZONING: COMPREHENSIVE PLAN: Merkwood Homes 4.9 acres Residential -One (R-1) Neighborhood ENTER INTO RECORD: (X) (X) SUBDIVISION REGULATIONS (X) CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION Planning Commission 1 WS-16-02/Merkwood Estates All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting approval of a 7 -lot major subdivision on property zoned Residential -One to accommodate 7 new single family residential dwelling sites. The property is located at 11435 W. 32nd Avenue. Because this is a major subdivision, Planning Commission will be providing a recommendation to City Council who will be the final authority for approval. A neighborhood meeting is not required for a subdivision application. II. EXISTING CONDITIONS/PROPERTY HISTORY Subject Property The subject property is comprised of two parcels of land. One parcel fronts on West 32nd Avenue, has a single family home built in 1932 on it and is addressed as 11435 W. 32nd Avenue. It is just over an acre in size. The larger property is vacant, is 3.77 acres in size and is north of the other site. It has a narrow strip of land extending south to 32nd Avenue, which provides access to the property. This larger parcel was most recently used for agrarian activities and Lena Gulch and its floodplain encumber the northern 350'. (Exhibit 1, Aerial photo) The combined area of the two lots is 4.9 acres. Surrounding zoning and land use The development parcel is surrounded by properties that are zoned R-1. (Exhibit 2, Zoning map) Single family homes are immediately adjacent to the west, developed as the Applewood Brookside Subdivision platted in 1983 and the Freimuth Subdivision platted in 2011. Property to the east is the Applewood Baptist Church (ABC) parking lot and a regional drainage way that provides overflow for drainage coming from the southwest across 32nd Avenue. This drainage way is located on the ABC lot and is roughly 10' lower than the surface area of the ABC parking lot. The Quail Hollow Subdivision, platted in 2014, is located to the north of the ABC parking lot. The Lena Gulch drainage way and floodplain which abut the property to the north are also zoned R-1. (Exhibit 3, Site photos) III. SUBDIVISION PLAT Plat design The proposed plat document is comprised of two sheets. (Exhibit 4, Subdivision Plat) Sheet 1 is the declaration page and contains the legal description, required signature blocks for property owners, recording information and notes. The notes, among other things, contain the city's standard language regarding easements and detention pond maintenance. It also includes a note regarding maintenance of the common elements in the development. Sheet 2 contains the layout of the subdivision. The plat will subdivide the property into seven new lots to be developed with single family homes. All lots meet or exceed the R-1 minimum lot size of 12,500 s.f. and lot width of 100'. A street connection for West 33rd Avenue runs across the center of the subdivision and connects the Applewood Brookside and Quail Hollow Subdivisions on either side. A new street (Robb Street) Planning Commission 2 WS-16-02/Merkwood Estates extends south from 33`d and dead ends north of 32nd Avenue. A turn -around feature for vehicles is provided between Lots 1 and 2. There is no vehicular connection from Robb to West 32nd Avenue, except for pedestrian and emergency access. Both Robb Street and 33`d Avenue will be full -width dedicated local streets with 39' and 53' of right-of-way width, respectively. Curb, gutter and attached sidewalk will be installed on both sides of 33`d- Improvements to Robb Street will include curb and gutter and sidewalk on one side of the street with parking on one side. Lots 1 — 6 are located south of 33`d Avenue and gain access from Robb Street. Lot 7 is located north of 33`d Avenue, which will provide its access. The northern half of Lot 7 is encumbered with 100 -year flood plain and floodway which are depicted on Sheet 2. No construction can occur in these areas. There are several easements shown on the plat. Emergency vehicle easements are provided from 32nd Avenue and between Lots 1 and 2. Drainage and utility easements are provided along the east and west property lines for Lot 7. A sanitary sewer easement for an existing line is provided across the northern one-third of Lot 7. Tract A is designated as a stormwater detention and drainage easement. The HOA will be responsible for maintenance of the detention pond and water conveyance channels. Staff will require review and approval of the HOA covenants to ensure that adequate provisions for maintenance have been made. On-site drainage When vacant land is developed, historic drainage patterns must be preserved and the flow entering and released from the site must be maintained. The on-site drainage proposal has been analyzed by Public Works and sufficient measures are being taken to ensure that historic and developed flows are being adequately addressed. A drainage swale is provided along the easterly side of Lot 7 to allow stormwater to continue on historical patterns to Lena Gulch, and Tract A at the southerly portion of Lot 7 serves as a water quality pond for the development. There is also a minor tributary to Lena Gulch lying within the Applewood Baptist Church property and immediately adjacent to the subject property on the southeast. The minor tributary channel to Lena Gulch carries a substantial amount of off-site drainage flows generated by properties to the south and southeast and in its current configuration could potentially impact the subject property during larger storm events. As Robb Street is being proposed immediately adjacent to this channel, the developer's engineer was required to fully analyze and Public Works has verified that the flow from this channel is adequately addressed and appropriate modifications will be applied to protect the proposed roadway. The City is requiring the developer obtain from Applewood Baptist Church both a Temporary Construction Easement to perform the off-site channel work, and a Permanent Drainage Easement to the benefit of the City to ensure long-term functionality of the channel. Area traffic circulation When the Applewood Brookside plat, immediately west of the proposed development, was approved and developed circa 1983, Routt Street was extended north to serve the new homes and it was terminated with a cul-de-sac bulb. However, as part of the plat approval, right-of-way was clearly dedicated for West 33`d Avenue to the east so that upon new development to the east, 33`d Avenue could be extended. (Exhibit 5, Applewood Brookside plat) More recently, when the Quail Hollow Subdivision, immediately east of the proposed development, was platted and developed, 33`d Avenue was extended west from Quail Street and was terminated with an offset cul-de-sac bulb. (Exhibit 6, Quail Hollow Subdivision). However, the right-of-way was dedicated and the street improvements were constructed to facilitate the extension of 33`d Avenue to the west upon development to the west. With the extension of 33`d Avenue, the excess right-of-way for the offset cul-de-sac can be vacated to the adjacent properties to the north. Planning Commission WS- 16-02/Merkwood Estates Providing this connection of 33rd Avenue is critical to the development of this subdivision and in improving the connectivity for both residents and emergency vehicles. It has clearly been the City's intent since the early 1980s with both adjacent subdivisions to provide this street connection. The connection eliminates two cul-de-sacs that are over 600 feet long, improving the north/south and east/west options of both the proposed and both existing neighborhood. In addition, there would be safety and construction issues with trying to connect Robb Street to 32nd Avenue. Connecting Robb Street on the west side of the subdivision would place the street too close to Routt Street. This further increases the danger posed by the offset of the existing Routt Street intersections with 32nd Avenue. Connecting Robb Street on the east side of the subdivision creates a dangerous offset with the existing Robb Street intersection on the south side of 32nd Avenue. Further, the Subdivision Regulations discourage subdivision access to arterial and collector streets due to the high volume, higher speed traffic they carry. The south end of Robb Street is over 5 feet below 32nd Avenue, which would require substantial fill to bring Robb Street up to 32nd Avenue. In addition, the presence of the drainage conveyance on the east side of the property further complicates this connection. The City does think that a pedestrian connection is important from the subdivision to 32nd Avenue and that has been included using accessible ramps to overcome the over 5 -foot elevation difference. The Subdivision Regulations offer the following requirements regarding subdivision design and connectivity: • In all subdivisions, the vehicle access and circulation system shall accommodate the safe, efficient, and convenient movement of vehicles, bicycles, pedestrians and transit through the development as well as to and from adjacent properties and land uses. • The proposed street layout shall provide for the continuation of existing, planned or platted streets in the surrounding area unless the city determines that such extension is undesirable for specific reasons of topography or design. • Proposed streets shall be extended to the boundary of a subdivision to provide for future connections to adjoining lands. IV. AGENCY REFERRALS All affected service agencies were contacted regarding their ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Planning Commission 4 WS- 16-02/Merkwood Estates Consolidated Mutual Water District: Can serve the property with improvements installed at the developer's expense. Northwest Lakewood Sanitation District: Can serve the property subject to rules and regulations of the district. West Metro Fire Protection District: Has reviewed the plat. The internal street must be maintained as a fire lane. Additional hydrants will be required. Wheat Ridge Parks and Recreation Department: Will require fees in lieu of land dedication. Wheat Ridge Police: No concerns. Wheat Ridge Public Works: Has reviewed the plat and a drainage plan and report. Both the plat and drainage report are in the process of being approved. Xcel Energy: Can serve. V. STAFF CONCLUSION AND RECOMMENDATION Staff concludes that the proposed subdivision plat provides a logical street system that is consistent with goals and requirements of the Subdivision Regulations. Staff further concludes that the plat is consistent with the City's R-1 zone district minimums and that all requirements of the subdivision regulations have been met. Because agencies can provide service to the property with improvements installed at the developer's expense, a recommendation of Approval is given for Case No. WS -16-02 with conditions itemized in Option A of the recommended motions. VI. RECOMMENDED MOTIONS OPTION A: "I move to recommend APPROVAL of Case No. WS -16-02, a request for approval of a seven -lot major subdivision plat for property located at 12435 W. 32nd Avenue, for the following reasons: 1. The proposed lots meet or exceed the R-1 zone district regulations. 2. All requirements of the subdivision regulations have been met. 3. The proposed street system and drainage design provide a logical development pattern for the new parcels. L 3o -e S v,h.� 4. Utility districts can serve the property with improvements installed at the developer's expense. With the following conditions: 1. A Subdivision Improvement Agreement be executed whereby all public improvements are in place prior to issuance of building permits for individual lots. 2. The developer pay parks fees at the time of plat recording in the amount of $14,983.74. 3. The Homeowners' Association covenants be reviewed and approved by Staff. 4. The applicant continue working with Public Works with minor corrections to the plat and civil documents." Planning Commission WS-16-02/Merkwood Estates OPTION B: "I move to recommend DENIAL of Case No. WS -16-2, a request for approval of a seven -lot major subdivision plat for property located at 12435 W. 32nd Avenue, for the following reasons: 1. 2 3." Planning Commission 6 WS-16-02/Merkwood Estates EXHIBIT 1: AERIAL PHOTO Planning Commission WS-16-02/Merkwood Estates EXHIBIT 2: ZONING MAP Planning Commission WS- 16-02/Merkwood Estates View of entrance to Applewood Brookside Subdivision compliments of Google Earth Planning Commission WS-16-02[Merkwood Estates View looking east from Routt Street cul-de-sac bulb with Quail Hollow Subdivision homes in background Ift 11 ti. Planning Commission WS-16-02/Merkwood Estates View of property looking southwest from the 33rd Avenue cul-de-sac bulb View of property looking west from 33rd Avenue cul- de-sac bulb with Applewood Brookside homes in the background 11 .r► View looking northwest from 33rd Avenue cul- de-sac bulb Planning Commission 12 WS-16-02/Merkwood Estates EXHIBIT 4 - PROPOSED PLAT Planning Commission 13 WS- 16-02/Merkwood Estates Page intentionally left blank. 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S MIBAR W,7M ORA'%G! PIASTC GAP 11.3. 37PAVj; TC14=e,1407343E W A O6TAkLC Of 72P4--6 FeCTTO A PGM MNG A FOUND M IN=N ►AE T M*=C, NRP'1d3ST A OB TANCe OF ISAM PRET TC A P0147 55%0 A FOV%C 1%72.3 ULAR W FII TTLLOW PLA37/= CAP (L-s.3&:PC T/MCC 3^d'33:iL �.ODTAN2 Cf 1]PS.Ti7 P:C1, MDM ^wR LESS. ALONG TL CASTCR.^ PR=PIERTT LJ%t TO YPT PCNr OF Be2NNN2; CONrAJk!NG 213M4 SQUARE RR ILEF66 ACRE; MOM OR LESS. HAVE LAID OUT, 'DJdOrf Dm AND PLATTE SAD LAND AS PLR iTC CRAW NG HEREON CONTAINED UNDER TIME NAME AND STYLE Cf M@CRODD ISTATTS,.A SLED VISICK OF A. PAA. OF THE CRY Of WHEAT ROM, COLORADO AND BY TME! PRCLENT1OC DmCA-t TO THE CRY OP W"A.T &OZl! AIG THE PUB -IC THOSE PORTIONSOPRI LPRCff TYSNDA!%ASIRGM-0hWAT.A CIDOPURNLR CC'=AR TO YME CTR Of' NM AT R9302 AND TlV=SC MUNCIFALLY OWNED AND=W).F%j=PAL:Y MMANCTLSI!= U7J111S A%U731RVlCCS TLOSC PORTIONS O' REAL PAOPERR SK=WN ARE L41EV!%TS FOR THE CONMIRLICTION. LSSTALLATICN OPERATION, MAENMIN AKCE. REPAIR AND IRS7_J.C6VC%T FOR ALL S ECYCISS. TKS IN=LUCMS ALT D NOT L ME T7 TeLAPHOKE AND ELECTRIC LNE, CLS LINES WA.TMANCSAT..rARYS!WERLNCS.IIYORANTS.S70RYA WATNSYS7trASA-40 vim, Deie%FCN PONOS, 31RBT L6 ".,r A%4O ALL APPURTlK4NC!STK!RC=. CWNOR STA1C Q! COLOs^AO2 j35 M! FOREODNG NSTRUMENr WAS ACO/DYe1JEOGR MP^A[e JA! TM3 �C A" Of AJ7. 7D_tiY 1%1rhE5.MT I!AND AM7 Ofi=lM1t StAi. MY COMh%S'OON RBBB@ NOTARY PULLS:' GENERAL NOTES: 1. RIND WORK 1`221 ORVLD IN JULY b! 1 BY SAVEMN LAND LLC AND SUPPLEM NTID IN AFBI L =4 BY ALr.'UOf LAND CO NLSULTAATS. 7. LA%D iTILE GUARANrR COWAIh: CKD6T NUTA M E7DLSE V PDARD RIARCM 76. =16 WAS RIUM UPON N PRUIPARAT.CN Cr TMS SJCVCT. S. SACS Cf SLI&WNS: 'SCAANGS Age BASED ON THE SOUTH LINE OF THE %QKMM-.Sr QUARTER QP3 MION 26. TQWk34P 3 SOUTH, RAN..B iR West Of 1112 ARI PAM,. FAL NUMNMD FS SHOWN. AND S ASSLW M TO SeA.R NEP 17 ES E. A. ALL PROPERTY CORNERS MRC PM-l%O CR SEI AS SKO W N CN THS SLRYEY. 3. PER G=iC2AC= Rre S=STATL TS 32=. 35-21-701 ILI.ALL LINEAL UNS OlRCrRO ON MS LAND 3JRVEY R.AT ARE U.S. SURVLT PELT_ ONE MEIG ECJAIS 37.9 C'YCIS 6. 12 U.S. 3JRV'eY FREEACCCYRCNG TC THE TATT 04 AL INSTTJR OF STANDARDS AND TD=INOLD'+Y. A. MNG! hkAAK STA!bANT: e.CVAr ONS AR! LASE ON TILE CITY Of WNGAT 842E BN CKVARE PHAC-2. BZVAT C'N . SL11.311 (Nk%'CORI. 7. R'ERA TO GRAP.MIC D% IMrE TA -0 FOR FLOOT:PLAN CB>-"TON3 MERKWOOQ ESTATES A REPLAT OF A PORTION OF BROOKSIDE SUBDIVISION BEING A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CiTY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SITE VICINITY MAP M.T.S. CITY Of WHEAT RIDGE COORDINATE SYSTEM T. THE CRY OF W"EAT MOG! COORDINATE ST27EV USC: Mr -.N 4 A GAOL'NDbAiS. 6%ODRTm FORM OF THE NADA STAR PLAN! CCOrC^.%A7! STSRM. COLCRAOC CENTRA: DQNC DT.7. 2. 1'tRPCAL CATJM LSYC O TH! NORM AMlRM-% VE7ITr-AL DATLIA ^-f 19M !. GROLTiD ro GRD COM6NlD SCAT! FACTOR D R.PP7TATSOSS, SCALED FROM LASE PONT VPAC 1 1PELAAhGM WGN ACCURACY CONIIm_ Ai; HA41t.0- TH! PDLLCIW ING NA* STATE PIANI: COORDkkTE: PHAC 1: NORFHNG:17131Z6.7! eA3TNG: 3176317.36lLlc'ATON: Sd71.A7lR. EMERGENCY VEHICLE AOC:ESS EASEMENT LANGUAGE "It owlMR. IHS 3UCCCESCRS Aha AISLKS GRANTS UM'RO LL21411 AIr= PRTVLaZI S TO ACCESS AND ro RSe MO'AekGNr FXRDYN T"OS! AQAS NDCATOD AS'DVRGNCY V UNCLE ACCMr1NGRI= RAYMIND', AS LLUSTRAIRC UPCN TMS P -AT. SJCN M RANTDF IAYNTNTSKALL 1C UMTCC TO 11'C CONED TENANTS, CLISTOdA90, DUETS Of THROW NIRS, AND 6�R215kCY we"cam, AND 2iALL FL'RT"ERNIOSR GRANT Accl55 TO AND FRCt MOVEMENT RNRCL'GM SAD 2ASDANM TO THOSE ZkIMWG TAD RAZY&NTS rRMY.. SLVJLAMLY RE=D3mm IASUONT3 faOM ACJACNT PRcww'vS ANOIOR FROM ALJRNG PL7SLIC STREETS. STORMWATER DETENn0N AND DRAINAGE EASEMENT T'Z' STORM OEIEiTT]A ARTA MIRE SMC W N AS TRACT "A" STDRMRATNRDESlNDON AND DRYLIIAL!!JI>DYUDIf 3MA.:. 610 CD%STRUC'® AND MAN W %RED SY TFR! DWk*K AND 11,13112UONTCWNERS. �tEE. SVCCE'.SOE AND ASSIGNS. IN THE C\'tK< iMI.T 9YM CCNSTRUCrOti A%D MFJfS7NAKQ 75 NOr PG.,R'DRMED 6Y SFC D71YiER,. Me CITY M W FLAT R D2! SHA1liA1'e THE R G`ir ro!%TOT 3UCH AREA AND PORRORM NECCSSAk^. V'O,T'., THE COST Cf WMCK SAC CANER. ML RS, SUCCCaDRS, AND ASS•GNS Al..REO 1C PAT. N= 6JLDNG Ox STRUCTURE WIL BE CONSTRUCT® N"DeMKI ON ARCA AND NO CHANCE IM AIiIRA7/7hG AfR=T 142 T.+I! FMCRALLI= CMARACTETLTCS r'Y YMG DEIP(TDK AREA WS Be MAD_?.: -"CUT TME APMOVAL OF THE 0RECICR O! PUSLC WDRES. it FLOODWAY DRAINAGE EASEMEW. THE AREA Of THE MIRKW OOD ESTATE SUROMSON LYING W MN THE ROUNDS CP The PI%bi PL O30 WAT SMALL RC FULLY ENCUMBERED BY AT 1=1171VAY DIANAGe CASCMCNt' MERELY GRANTED TD the Or" OF WvltAT EDU. ND CO%STRL'CTON. LANDSCARNG. OR cTIgsR ALrcum NS 3"AL Be K%A3! TC T"e fLCCOMAY CRANAGC MANW.NTAICA YTTICLA W R TTdN APIWVAL OP THC WHEAT ROGe CS7e=T=ROP PUBJC WORKS. THE 0170..^.0 MINI C=CC:AArt DATA &H=WN MERN HAS Ii R'% DERNED PR=NA THE NAD6S MALRN STAT! PLANE COLORADO CENTRAL FPS ON= COORONkle Sf3 W A%O HAS A h0l!2OF !AL ACCURACY CLASSFI W.D% Of ZZY L; -'L 3URVCT FLK AT T1@ 731. CC%FSD_YJCt LC.TL, AS MMW N THE UOSPAr Al POSTIOKING ACCURACT STANDARDS Of 7M! FeDCS.AL UOORn= COKTRDL SLECC+VAIRTIZ IFGOC-3TD-�i'S-TPJSj. STANDARD EASEMENT LANGUAGE 71544-0O7 ITC: 'MCG EAMANTS ARC MRE6Y CM4NFCO Ch PR VATS PROPORTY AD1.AlCl r TO All PUI&JC 5142!75 AND PSONr AND SLAB PROPERTY LIKE OF RACM LOT N 7'MCSU6DV30K OR ►LATTIC AAEA PTS! -FOOT IS] W Dt RASRVekr.. Age h=Fr CRANIO ION P6 VAR PROMM AOJACE%t TO ALLSD! LCT LINE OF eAGH LOr IN Tim SLEOM31=N OR 11 -A -MO ARIA. T"EI eAS WG%TS Age D.O CATTO FOR THE INSrALLAn3N, MANTIENANCR. A),=R'LAPLACCKIINT OF EL-M=.GAMIN. 'SICNCASLE D:iNAGRAN1.7Ei=-=MMUNCATI PA=UTES. RTIC TPS StIAL ALSO 6e PIRh7TTCD WIITHN ANY ACCESS TASEANFS AND PRYAre STIR -•EIS N THESUNDMION. PIRMANNr STRUCTURE AND WATER MCIERi SHALL AOr S! POLMRieD mMN SAO IJI1�'rr V•.SCVLNTS. STAF! [Y COL=RA60 � i RES coLrrR OF Jv!sasD% ; I rCRlEY CERn!Y 7NAT 7F"S? AT WK RCD IK TM[ OMR Of THE CCAT%TY C:GR[ PING RCCORDlR Of JlRERSON CGLNM AT G2LDN, COLORACG, AT C CLD=E _JW.ON 712' � pAY Of AJ:., IN LOQ[ PAGE .RlCCP71ON ND JETfCRO% COUNTY CLLRE AND RECORDER CBL'TY SUffMC)n CERtFA(.ATf I, CARL W.FRA%M1N,9O MERBY CERTIFY iMAt TIMI SLLRVlY D!7/C ISOJK^TART O! MdT;W MD E[A7E WAS MACE BY Mt CS LINGER M,4 D Rf'LTSU►HIPISTON ANC 7D T•. REST CN MY STIomeOzE. INFOSMATCN AND Bwar, N A=RISANCE YnM AL ADPLCA6LE CGLOEADC S7ATVIE. CLSIRN: Re4GlD EDFdDi% AS AtAN[7LO.?f! ACCOVAAHTI%, PLAT ACCLAATELY RBRElNTZ SAC S7:R'tlY. SURVE"C=S 3EAL SL%ATURE PLANNING COMMISSION CERTIFICATION: RQCOMMSNCCD MDS APPROVAL MS -OAT OF LY THE W112AI MDGT PLANNING CDMVZlS0N- GYA)RTFlRS=N CITY CEIMHCAn3N APP=VED ^r : _ CA Y =r _ _ 6T THE W"VA' RTL -e rt' COUN=L ATTEST CTR CLERK aIAYCR d7MKW%TY D•.'+T: p).'- T OR0.ZLR ORCCTOROFFMC: WORE ZONING. 1Ne iLEJeT PROPER?Y AND SI:RRCLF%GING PRDPORTGf PAE C].ldlR%?LY >n %GD w-RESDNTULLT PCR G'7 O!q'-1CAT RFOGE SCNNC MAP. UL) 3"1 RhoftyM Suit 173 DtrtetT, cc C71 A Ftitsmll„CCLP�etn.�* AlNudcta�.L9-arn!rl 0 ILI�J f%1 V/ UJ 0~U) Qaw Z N Z O W LI,i m tfi d0 CASE HISTORY_ WS -'e-02 SUBOMSION PLAT 08126116 2 G -p infln7 3 Ghp 387117 SMEET ' OF 2 1 EXHIBIT 4 R 1PIik INf� 1 ,6750.' ylV A2 [LZKL' ! 0.rnR?I MT TUIig �i3)CS•R1R I NvpwY1'.r F : !61m �1pinv i, a•t..,4,e.1, MERK'WOOD ESTATES 4ll• K.'rfS YSY..aS A REPLAT OF A PORTION OF BROOKSIDE SUBDIVISION - - BEING A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF _ - Iears- - - "' rr rz ytE' `"G SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 5TH P.M. r-'1Yw^_T'A r.A;.•cw.;w:�:b w.'IIiwn♦.--.t �T.1CON Ctw.L.OG �. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO _ or ..... -..- w/wA•l Jtw _ tv: tI 4\i•NC`:Ki E)r CClr^Cia+� !1 A/C Mba 1111 IL] HT.AA + *��`:LL`C4'i1:rLE�'rtA•PrCw.i rcC..t=Fa.: M'lO�tS'S'�� ibR 4'. f,-. <Y'Y Ns.r_• A'rr•n,^F 31 -ft - &M� ll 4i ialtx{I},aFPjMFg C N+.G.tv`Ll Cil^^.'F xrwN :Ti �_-0.T = ri•a Sxtl•+C-S rwY i+L^.v. .. Pk".SY•r:ig. CL �T �r yrrnr.It :Insl:wslv�, i� 3,g�g o I tago+. y dna o l A 4�LS ' P.r CJ,GON' ITl+i N: d' )7v" i 41/!0.lJiC.Mi f'Ran GR Pi6!AE 4iwA/W'L Ptm 4' e., _^I L.YSf1i slarA]Ltie a msp'! F•Il N ,DOLL. PIF{" PAi]R". Win 1 6'4!4'mw I IrXAT ]Gb�r:ii ,.oPwYiu&!r par rcarwl... ]Ohl'it•!i:'IF.i' ID.Mk&1. yts+. 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L� P•dVl+. _rd"II _J •-- !)SS � 4.AYfEL)N Itin" •t h} .s9JRPbTP+tI• 4^.i .:BRPP Vi NORTHNIEST CORNER Of LOT d MOMMENT CLARIHCATION r4915Ti,eL1gT't9rA YSAIt RJ6 d1II[ Ny Y.Ir iP1S': •:t.NSii L-(SfPii vc ws AY Ti's REM 4.%.Y)� A' ►Lrlj ty •�,'.If9±CM1 iLi iia LTfI�TM(X /,t1/R Y+:)k SKIN IRI LLi P.7RML Vr4. ?'S !IRKS'¢ •]rt• WstT6 101%016'{ �r ;r I I .M.• A.3.i•MTObPTt' Lt':Z3o iaL1I3]1 IF+LM R16N7L't. CSR •I •lk "kr hS-'34T6l1-i%V ;iY f.lfxSL*,M�lu4; w 1aRi^. Ty) i �g [1)171/T!7r l ��t E M -11I bT•?Tq' Tt �-VLQY ICi+Tyf arl raTLf. ' IKiPJd:ST pna r1d11 17,7; i x --- - - lx3TeAO lASlMMT - - - - --- - OR=PCSlO lASlMENr - P:CP=sC LCT LNE L PRaPesa Ra.n•. j aL Ia It 4i ialtx{I},aFPjMFg Lrt N r39N'li.L"f5 11 �fE lT 'kms L_ -i -_JL_ - ;iY f.lfxSL*,M�lu4; w 1aRi^. Ty) i �g [1)171/T!7r l ��t E M -11I bT•?Tq' Tt �-VLQY ICi+Tyf arl raTLf. ' IKiPJd:ST pna r1d11 f Lp �i7 MnY - - lx3TeAO lASlMMT - - - - --- - OR=PCSlO lASlMENr - P:CP=sC LCT LNE L PRaPesa Ra.n•. j aL Ia It 4i ialtx{I},aFPjMFg N r39N'li.L"f5 11 �fE lT ®[:Err I � LL�1615 l:N lVid l-7� Pi• � �" 1 iDi) I 4 �� i.'L: lLI fr �ZQ�RII IL•rirSRly F.Ya]4" R,'Gl6M!: � :S A�M rrLyyl s �IL' Pl�lQtl MSY&MIN. SSt �(�• W-CEV-110, rLrmE'Rii• �i'r� icy "Camp =Ta Z I" AM F&V LT)WL' 90-100M.TI0 L.M Oh t.TMtN )Yx;1IfNiP1<LY'."Y!i X 1 H A:rt✓N ICw'- nA'2tYW' G W.A n UNEWOWA LEGEND[ MONUMENLLEGEND' -- MI3TwexeeT_11-I JwR 1 m w L 1 EMERGENCY YEHKYE e r� sL R ACCESS EASEMENT DATA TABLE: .1NE -AS-E W C ffY OF WHEAT RMGE COORDINATE SYSTEM: LrlE c-E-.ZTHFTi BEAR •.•; L. 11 04 SCf.'S3'3('E ".. T.- =31 rP tvrw Rome CC=AQNATl3m w 6=2 M-R:cN is A L2 2100 S3'..•s63= Y1 X h rCLV W TY NAOSS'-21'AT! PLA\! CCOROMAT! 2 -MVM.. =L'-0R4CG C2NTRA: Rw4 C!':3. L �s4-:«'.aCrli �• 3. VLWCAL ..•A :Nt 62-01 Rt! N=RM iTAR.C:AA VCM --4L QATLIA =P 110 IN-.VOA¢I. 3. OR 7C CRO C="A¢N.D SCS-1!ItCCIR 5C4PFr4TEr^ir:.2CiLGO RtCYM ¢aX tO wr !4 313i NES. WE Pf!AL^bQi AARlNi FerF X-.L'RA. CCNIR0.l FliYNS r-ilrm.'-CWo�GriA]Q irF"! 5. 3L 3.'. St. lJd3='i1 PI?Tl CCCRO)tATlf: PPAC I:/dOR1'iilC:-T;3ris¢n lASTNG: Slt6ZT:.!¢!L!'FATS')N.ldrl.f3' 51 1.)-x lOC'17'�7%• x 17: Ix S2 2i -M NR3.2fi Cd'E 'PG CC:CRA=C RlYS!O STAr,irlSSlC:. S¢-!!•'• 311 li 74 SCC'331E'E S''3:1•.:] OWL "= =N TIS LAN= SLRYGY PLAT A'~ U-1 SLRYZY P.C. CN'_.N!MF aRL'c TA3.E CZLA:S 3P37 0'4020 S. 3 L '. SLRVLM "--' ACCCR_'NG TC TH! N4TCNiLas-RL-!CP STAN=AI: AN=Mr?-NQA0=1. 4A:WLr LCHOMIMo :'i :L-T.I•I CI4RpurmiNGI(NoRDL'.NGTII R.L.I. 0Y11,1 ,.:9'31 T 'o I'tTa A ie 22.1J 422.11'37 MWIS A-E &171 jjj��ggg[[[ P_Lihb S3! ¢Kiss Civ. --I, CCRIV' -3 0=4 W:O' SGi N'C!. ! FiMSAR - CA1AN=! PLAST= =- {L3.377o. M -ND NC. L 4MAR M':'4 YKL=W P-ARtC CTA ILS. 1740; 0 rouNzvi P!P! rC:R_ w_.: R`�-R n"ft YN1Crt" Pt+SrL =Ast (LS. 3c!vl; rJ: w= NC. S GGAR 000 4}}f�' \ tCx.'4O AC. L R!!iR W'!S R!O PLAST C LA: is S..`--• Sf, r 1'L:RC Nk=. t R!Sr•R W cT' R>A :TAS -'.L CAG ;.1 2P3SSr rCIhC AC.l RI3AR W.".r4 R =W P.FStiC GP ELS. SSI Mi - - - lx3RNGiC.W, LINE PZMP=--�- RCCO1i'AY 0:L4NA=eA3!M2Nr LTITI)UE 3"1 Re!!y C-. $uR M- Qis.n ==6Sa ©~cn O(LLll Z m O YEn0 W m 9 U CASE HISTORY: WWS-1B-02 SUBDIVISION PLAT 0®728118 40. BY LATE T- NM- 71x717711 2 GHR lMS17 3 GH? ln7'17 SHEET 2 OF 2 3-=1'tf=N ¢CYNCARY - - lx3TeAO lASlMMT - - - - --- - OR=PCSlO lASlMENr - P:CP=sC LCT LNE PRaPesa Ra.n•. ORLPLSO ACCCSs lASNAln' PZMP=--�- RCCO1i'AY 0:L4NA=eA3!M2Nr LTITI)UE 3"1 Re!!y C-. $uR M- Qis.n ==6Sa ©~cn O(LLll Z m O YEn0 W m 9 U CASE HISTORY: WWS-1B-02 SUBDIVISION PLAT 0®728118 40. BY LATE T- NM- 71x717711 2 GHR lMS17 3 GH? ln7'17 SHEET 2 OF 2 EXHIBIT 5 - APPLEWOOD BROOKSIDE SUBDIVISION PLAT Planning Commission 15 WS-16-02/Merkwood Estates 4 r� A FINAL PLAT OF APPLEWOOD BROOKSIDE SUBDIVISION A PART OF TRACT 23, BROOKSIDE SUBDIVISION, 81 REPLAT OF BROOKSIDE 4 MINOR SUBDIVISION, .AND THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6th P.M., CITY OF WHEATRIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ARCHER INVESTORS, being the emar of the real property of 7.32 acres deacr£bed as follow: Part of Tract 23, 8rookaide Subdivieioa, and s replat of Brookside 4 Nisubdivision a approved by the City of Wheat REdge,. but never recorded with the County of Jefferson, being in the Northveet 1/4 -of Section 28, Towahip 3 South, Range b9 Hest of the 6th principal Meridian, County of Jeff--. St. ca of Colorado, being more particularly described as fo Bova: Coe.aeneing at the West 1/4 corner of sold Section 24, thence N 89 35'15" E, :long the South line of the NN 1/4 If sold Section 28, 196,77 feet; [hence N 0o23'26" W, 30.00 feet, t a point - the North right-of-vay line of Wast 32nd Avenue, aald ➢vine being rM Point of 8eelnol�; chenre N 0 *23'26" W, 265.00 feet; chenea S 89 35'15" W, 63.19 fee[, co a ➢dire[ on the F at lino 0 Va11ey Brook Subdivdeion; chanes N 0-26'00" W, :long said subdivfai- 36.5.80 feel; thence r N 89-35'15" E, along said aubdlvd.lon, 194.35 feet, thence N 0-28'00" W, -long said subdSvlafon, 398.15 feet, to the n corner of Valley Brook Subdivision; thence N 0-13'47" W, 222.38 feet, co the North -t toner of said Tract 23, thence N 89032'12" E, along the Ncrth Iine of said '7 act 23, 164.47 fee,; then- S 0-22'03" E. 1271.48 fg,to a point on the Nor Ch right-n`.way line of West 32nd Avenue; thence S 89035'15" W along said right-of-way, 295.19 feet, co the Poi.[ of Beginning, Said p eel containing 7.32 sere. more or lee.. sed hes laid out, avihimried and platted ea id land as per the driving hereon contained wr the nmve end etvle of APPLEWOOD BROOKSIDE SU TVISION, a -subdivision of a pert of the City of rie{rinse[ Ridge, Colorado, and by these presents dose dedicate to the City of Wheat Ridge acd the public the It -It, roads, and a snub. and drives as ahmus on thea omp,,yiag plat for the public use for. o [ever and does furtherdedicate to rhe use of the Clty vIrWAaa[ Rldga and nil mw Se is "I a rued, add/or munlclpally franchised uCi if ties end s [vices rho oa portions of said real property vhich a . de.ignnted a ue-sora and rights -of -ray For the c nstrucrton, installation, operation, emiote-r., repair end replacea:.t for ell • rvicee,othelud ing vichout limit " the gener¢lity of the foregoing, celaptwns and electric line., work,, pales and underground cab lee, gas pipelines, water pipeline-, --it-. .ever linen, ecru[ lights, culverts, hydrants, drainage ditehes and drains add ell appurLIVIRnta thereto, it being-pras.ly understood and agreed by the undsraignad that all sapava.a and coat: 1.volved to c necructing end 1-1.111ng sanitary aever v.tem vo rke and linea. Sae aetvice lines, electricel a [vice Works and lines, storm eeve[e end drefns, atreCt lighting, grading and Landscaping, curb., gutters, street pavement, sldewalka end other each ural itis- and a rvicea she it be guarautced and y- for by the subdivider o .mEa- ID.IIt. rade by the subdivider therefor which are aDProved by the city of Wheat Ridge, ands such =shall not be paid by the City of Wheat Ridge, Colorado, and that any item so c ructed o .tied whore aecepced by the City of "hut Ridge, Colorado, snail become the .ole ,,perof T 1: City except it- -rued 'oy awicipelly franchised u[Slleiea end/or the Mountain Stales Telephone and Telegraph Cospany vhich itess, when c natructed or installed, shall renin the property of the ower and shall net become[ the property of the City. DA ti 3130 Union Street 10242 West 70th Drive Lakewood, CO 80215 Arvada, CO 80004 233-8284 422-6978 evi bu i f e, o - w BROOKSIDE SUBDIVISION R -I VALLEY BROOK SUBDIVISION R -IA NOTES I. utility and drainage a menta nn front end rest lot linea :,are 10 fee[; utility eaarecots en aide lox linea ate 5 feet either aide of lot 13he un lees s6o v o[he [r11.I. 2. The Preliminary Plat cf Applevood Brnokeide Subd ivta ion w e prepared by Lav Engineering la. Company, 181 lnvernesa Drive k'est, Sulci 100, Englewood, CO 80112, (303) 771-8641. 3. The boundary for said plat v e preps red by Sam, Gills,, of Ciil-'. b M --date., R.L.S. 113486, 7270 Teller Street, Arvid a, CO 80003, (303) 424-5491. 4, Ye r ewill be permitted directly onto Wast 32nd Avenue from Lot 1, Block I, end Lot I Slockca 2 s 5. Ra sic of Beet ing. -Bearings shown hereon are based an cht Ge.[ line o° the NE 1/4 of Section 29, 735, R69W, from Valley Brook Subdivision, recortled in Jeffersw Locnty Records, Book 23, page 53. 6. Nonvaren[e sac arc 14 [,let 111h piece is cep, L.B. 113486, -leas ah- ot11-lea. 7. _roperCy is zoned R-1. Rk APPROVED BY: 5956 Newcomb Court 4825 S eridan Boulevard Arvada, CO 80003 Denver, CO 83212 423-4119 433-1446 p ��p..�',.y-��•/�� STATE OF COLORADO ) PlannisngX•C•o+snn+isajrlN he 1C [man SS COUNTY OF JEFFERSON ) yD Ih. foregoing instrument vee acknowledged before me this 7 t+S day o publ Servlcn Company of Col -redo A.D. , 19��, by • '�- .. Witness Q M.A ft; my hand and C[ISCSal Baal. �. fr4hfasi t my C-mmisalo¢ Expire. - '1-L .. �^�: �" „s' NO Y , Lic I Oitee:or of P lie Wotkn / Chat n of Parke a ernation C-,mcie elon n; e Dirctco",6 11"ti-- VALLEY BROOK SUBDIVISION R- IA MAYOR'S CERTIFICATE Thin i. to tart ify Chet th..try f Nhea[ Ridge. Cclorado, by ®orlon L. C1 cyCou.cil did on Che ria day of G1e1 _ 19 ,. ,3 _ „ adept and approve the vitnln plat and accepr the sed icattone her_I made. . EXHIBIT 5 SCALE 1`a SO' 9 J ROUTT ST, J Y CASE HISTORY MS -III- S wo.0-I W 1/6 COR., SEC, 28, T35, R"W FOUND I' RESAA NOTICE 1 Accerding to Colorado lav you must codiev any legal arbor, b...d upon my defect i, this aurvay 4 r� A FINAL PLAT OF APPLEWOOD BROOKSIDE SUBDIVISION A PART OF TRACT 23, BROOKSIDE SUBDIVISION, 81 REPLAT OF BROOKSIDE 4 MINOR SUBDIVISION, .AND THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6th P.M., CITY OF WHEATRIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ARCHER INVESTORS, being the emar of the real property of 7.32 acres deacr£bed as follow: Part of Tract 23, 8rookaide Subdivieioa, and s replat of Brookside 4 Nisubdivision a approved by the City of Wheat REdge,. but never recorded with the County of Jefferson, being in the Northveet 1/4 -of Section 28, Towahip 3 South, Range b9 Hest of the 6th principal Meridian, County of Jeff--. St. ca of Colorado, being more particularly described as fo Bova: Coe.aeneing at the West 1/4 corner of sold Section 24, thence N 89 35'15" E, :long the South line of the NN 1/4 If sold Section 28, 196,77 feet; [hence N 0o23'26" W, 30.00 feet, t a point - the North right-of-vay line of Wast 32nd Avenue, aald ➢vine being rM Point of 8eelnol�; chenre N 0 *23'26" W, 265.00 feet; chenea S 89 35'15" W, 63.19 fee[, co a ➢dire[ on the F at lino 0 Va11ey Brook Subdivdeion; chanes N 0-26'00" W, :long said subdivfai- 36.5.80 feel; thence r N 89-35'15" E, along said aubdlvd.lon, 194.35 feet, thence N 0-28'00" W, -long said subdSvlafon, 398.15 feet, to the n corner of Valley Brook Subdivision; thence N 0-13'47" W, 222.38 feet, co the North -t toner of said Tract 23, thence N 89032'12" E, along the Ncrth Iine of said '7 act 23, 164.47 fee,; then- S 0-22'03" E. 1271.48 fg,to a point on the Nor Ch right-n`.way line of West 32nd Avenue; thence S 89035'15" W along said right-of-way, 295.19 feet, co the Poi.[ of Beginning, Said p eel containing 7.32 sere. more or lee.. sed hes laid out, avihimried and platted ea id land as per the driving hereon contained wr the nmve end etvle of APPLEWOOD BROOKSIDE SU TVISION, a -subdivision of a pert of the City of rie{rinse[ Ridge, Colorado, and by these presents dose dedicate to the City of Wheat Ridge acd the public the It -It, roads, and a snub. and drives as ahmus on thea omp,,yiag plat for the public use for. o [ever and does furtherdedicate to rhe use of the Clty vIrWAaa[ Rldga and nil mw Se is "I a rued, add/or munlclpally franchised uCi if ties end s [vices rho oa portions of said real property vhich a . de.ignnted a ue-sora and rights -of -ray For the c nstrucrton, installation, operation, emiote-r., repair end replacea:.t for ell • rvicee,othelud ing vichout limit " the gener¢lity of the foregoing, celaptwns and electric line., work,, pales and underground cab lee, gas pipelines, water pipeline-, --it-. .ever linen, ecru[ lights, culverts, hydrants, drainage ditehes and drains add ell appurLIVIRnta thereto, it being-pras.ly understood and agreed by the undsraignad that all sapava.a and coat: 1.volved to c necructing end 1-1.111ng sanitary aever v.tem vo rke and linea. Sae aetvice lines, electricel a [vice Works and lines, storm eeve[e end drefns, atreCt lighting, grading and Landscaping, curb., gutters, street pavement, sldewalka end other each ural itis- and a rvicea she it be guarautced and y- for by the subdivider o .mEa- ID.IIt. rade by the subdivider therefor which are aDProved by the city of Wheat Ridge, ands such =shall not be paid by the City of Wheat Ridge, Colorado, and that any item so c ructed o .tied whore aecepced by the City of "hut Ridge, Colorado, snail become the .ole ,,perof T 1: City except it- -rued 'oy awicipelly franchised u[Slleiea end/or the Mountain Stales Telephone and Telegraph Cospany vhich itess, when c natructed or installed, shall renin the property of the ower and shall net become[ the property of the City. DA ti 3130 Union Street 10242 West 70th Drive Lakewood, CO 80215 Arvada, CO 80004 233-8284 422-6978 evi bu i f e, o - w BROOKSIDE SUBDIVISION R -I VALLEY BROOK SUBDIVISION R -IA NOTES I. utility and drainage a menta nn front end rest lot linea :,are 10 fee[; utility eaarecots en aide lox linea ate 5 feet either aide of lot 13he un lees s6o v o[he [r11.I. 2. The Preliminary Plat cf Applevood Brnokeide Subd ivta ion w e prepared by Lav Engineering la. Company, 181 lnvernesa Drive k'est, Sulci 100, Englewood, CO 80112, (303) 771-8641. 3. The boundary for said plat v e preps red by Sam, Gills,, of Ciil-'. b M --date., R.L.S. 113486, 7270 Teller Street, Arvid a, CO 80003, (303) 424-5491. 4, Ye r ewill be permitted directly onto Wast 32nd Avenue from Lot 1, Block I, end Lot I Slockca 2 s 5. Ra sic of Beet ing. -Bearings shown hereon are based an cht Ge.[ line o° the NE 1/4 of Section 29, 735, R69W, from Valley Brook Subdivision, recortled in Jeffersw Locnty Records, Book 23, page 53. 6. Nonvaren[e sac arc 14 [,let 111h piece is cep, L.B. 113486, -leas ah- ot11-lea. 7. _roperCy is zoned R-1. Rk APPROVED BY: 5956 Newcomb Court 4825 S eridan Boulevard Arvada, CO 80003 Denver, CO 83212 423-4119 433-1446 p ��p..�',.y-��•/�� STATE OF COLORADO ) PlannisngX•C•o+snn+isajrlN he 1C [man SS COUNTY OF JEFFERSON ) yD Ih. foregoing instrument vee acknowledged before me this 7 t+S day o publ Servlcn Company of Col -redo A.D. , 19��, by • '�- .. Witness Q M.A ft; my hand and C[ISCSal Baal. �. fr4hfasi t my C-mmisalo¢ Expire. - '1-L .. �^�: �" „s' NO Y , Lic I Oitee:or of P lie Wotkn / Chat n of Parke a ernation C-,mcie elon n; e Dirctco",6 11"ti-- VALLEY BROOK SUBDIVISION R- IA MAYOR'S CERTIFICATE Thin i. to tart ify Chet th..try f Nhea[ Ridge. Cclorado, by ®orlon L. C1 cyCou.cil did on Che ria day of G1e1 _ 19 ,. ,3 _ „ adept and approve the vitnln plat and accepr the sed icattone her_I made. . EXHIBIT 5 SCALE 1`a SO' 9 J ROUTT ST, J Y CASE HISTORY MS -III- S wo.0-I W 1/6 COR., SEC, 28, T35, R"W FOUND I' RESAA NOTICE Accerding to Colorado lav you must codiev any legal arbor, b...d upon my defect i, this aurvay r VSthln six yCere after you first dfae�veissuch d:[oc t. Tn no rent ®y any eeC1oP basad upon any defeat in Lbin Harvey be coon -rd more then ten yea tofrom chevda to ofthecart Sflca[1w shown her - SURVEYOR'S CERTIFICA_E L, SA.4UEL LEE GILLAN, a regia[¢red Land Surveyor In the S[a to of Colorado, do hereby Certify that the survey of Appl-..d eroekaid: Subd iviaim - vac lade by me or directly under ¢y upervieion cc or about the 15th day of April, 1983, and that the accompanying plat accurarely am�, shows said subdiylslon and the survey thereof. early ", - LEE 07 5s +++JEk cTe.1.lAN, SA)WELLLEE COLORADO RLQ S 13486 DATE %Nr CLERK AND RECORDW S CERTIFICATE OF STATE Of COLORADO ) SS COUNTY OF JEFFERSON ) Accepted for filing in [hC �fW of the Cou Clerk and Raccrdnr of he COuety cf Jeff., - Stare of Colo rade, j w of —� I¢�-a �' a , 19 -d.y Reception No. 4�a �r- _. +L.: SALO/RJa�'%7°T CLQBX ARD at: I♦ $ �rr U 4" a.+ EXHIBIT 6 - QUAIL HOLLOW SUBDIVISION PLAT Planning Commission 17 WS- 16-02/Merkwood Estates n EXHIBIT 6 > z I YELLOW PLASTIC ,•, DRAINAGE & \ HEREBY FAS NT 30.0' / TRACT F / 30.0 UTILITY EASEMENT � -+ REC. 12006142621 NEREBY OEDICATEO I ( 6191 SQ. !T. / I I CAP Ply 34594 I POINT OF ,y ,� BY THIS PLAT L _ - - - - _ - -_ - - - - _ - - 1.- - - - �. - _� I I 1n ( t 86GINNING I- / / yry = z 1 , i Y z LOT 3 LOT 4 \� leDs94�. m 22944 3Q Ff. t1, -1 I � LOT 2 � � .. z ;7� 5' BIDE LOT UNE DRAINAGE & SQ. FE.111 rc U o Ir I o' P J� \ (TYPICAL I 17083980 HATCHING REPRESENTS uTIUn EASEMENT ( 1 �.LOT I z •- x - :1':. ACCESS &FMAiiNNTENANCE \ UNLESS OTHERWISE NOTED / 18788350 �• 1 I , �i 4 No ~ a Jo I o HEREBY OTHERWISE BY 71D) PLAT Q V I EASEMENT REC. - g FEMA 10 YR ►. #1`0208268 LYING WITHIN 11 NOTE r4J' 1 ti �i C z w FLOOD LINE, •' - : PROPOSED LOTS 4 AND 5 5� 5 �\ / # ; 6 i I 144 o rc "HEREBY VACATED 8Y THIS PLAT sass -4u.J\/ �-� .. -TO--- :•\. \ V2'ig• 9,, \ 1 - 1 --. pry 5 10.0 % DRAINAGE h UTILITY EASEMENT 5031!'10 V! 89.26'. . "- .R\ 3 \ •57 i 1 _ _ _ N00,4v ,��• WATER LINE EASEMENT DEDICATED BY HEREBY DEDICATED ._.. �1S�W\ SEPARATE DOCUMENT BY THIS PLAT 53.0 - i `. j� °3J ^{j _ REC. ®----- QUA_IL COURT_ _ _ - - - _ _ 7 RAINAGE 1' S sx'`:'� 20' SANITARY SEV ::R-�20,� u- - --TAENEBY DED/GATED) SDDYCOB� 310.00 DWATER LINE EDICATED �EASEM=NT ROW MON. REC. 12006142621 1 1 d �'Jj, EASEMENT DEDICA F:D BY j N89.79154•E (63' R/Gar-OF-WAY) 7) 345 v g SEPARATE DOCUN NT. / SEPARATE DOCUMENT REC. # _-+ _ LOT 5 ROE, VON 28.00REG.NOD FEMA 100 YR Y 40, 18039 SQ. FT. (j3345 32.79 IW -1D � 10.0' ORAINAG-c & UTRNY EASEMENT B7'� FL000 UNE 11 .9445) ' /' _ _ L - - - 1DRC1P1RD7Cd1'E�YF�PORTtON 1 y Ti 1 - 2D i -1� IOF DETENTION EASEMENT REC. 54.50' / I i �EASEMENTIT DEDICAnO BY i (BOUNDS OF THE L LYING WITHIN THE ( ., ki _ SANITARYl SEPARATE DOCUMENT SUBDNISION THATOISMp HEREBYOW �! I � ^ I EASEAIENiSEWER ,`.`� 1 I I REC.I (VACATED BY THIS PLAT AND ALSO 1 NVQ bG I REC. #61525 , i II IRELEASED BY SEPARATE nIDOCUMEM REC.s201406058200 VACTED SEPARATE / '5' (SEE NOTE 18) I !1tSx 'f: vD m 0 �y FINAL PLAT CURVE TABLE CURVE + 16161 RAMS JAIL HOLLOW SUBDIVISION C1 CENTER 1/4'CO R SECTION 26 FOUND 3,25" BRASS CAP CITY OF DATUM CONTROL POINT 02452'13' N1346'127W 2347 G r IN RANGE BOX MATCHES 0:176309 A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M. a FILLE.UPOINTROF RDS ON EASE='•07684.78 61,90 54.56 065104'34' SB9'38'29-W COMMENCEI4ENT C4 5094' CITY OI r WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 053'3284" S104O'34"W 49.10' C5 65.88' PAGE 2 OF 3 06941'01' 55036'25"E 61.75- 06 < R -i ZONING R-1 ZONING .4.2767.2 A &LINDA GISBARD I R-1 ZONING I 1 1 i SEE SHEET S C7 251.54' 54.56 y'I I FOUND REINU & 'AOEIE MONICA O'TOOLE a:4 MARK A & AMY C Y 'ES LOT 2 LOT 3 JEROME F SCEZNEY APPLEWOOD KNOLLS 12TH FLG LOT 4KNOLLS lAf Is I 1779= 84. 1R. I I I 1 FOR QUAIL ST. 7.50' 09426'48' N4253W0 LOT 1 N O I 7.5" ALUMINUM APPLEWOOD KNOLLS 12TH FLG i CAP PLS 438 ro APPLEWOOD KNOLLS 12 H FLG REC OF1532571 APPLEWOOD 12TH FLG R-1 ZONING REC #FO397126 {O! IJ ACCESS DETAIL & I 17:68' i a�/--------- REC 89077886 -7/1----------- REC F1573212 ----- #-- -- ------ -•(A.M. 900"31'69'x' BD7.OD' -� ) --------------- ------ x9se1J--------------------- --- --HJ PIZOPERTIEF taw 7.56' I S494B37E 9.94' 0' 7" 432.45- 88.82' 54.50' 08425'40" , NO ' 57'110 60.00' C13 74.78' ----- •3- "- .-71.10'.,_ S387B'29'W 42- - - 60.26- -'� - - _95.26'_ - - - •' "- _92.77_ - - 25.21 253`4'630.80' 173103'06' I 108.80' C45 29.79' y' ,-. _117.66 - - - - - UIUINAGE & T_ T 155.52' I 5.001 UND REBAR & 54.16' 15100' 020141'50' N80'06'S0'W > z I YELLOW PLASTIC ,•, DRAINAGE & \ HEREBY FAS NT 30.0' / TRACT F / 30.0 UTILITY EASEMENT � -+ REC. 12006142621 NEREBY OEDICATEO I ( 6191 SQ. !T. / I I CAP Ply 34594 I POINT OF ,y ,� BY THIS PLAT L _ - - - - _ - -_ - - - - _ - - 1.- - - - �. - _� I I 1n ( t 86GINNING I- / / yry = z 1 , i Y z LOT 3 LOT 4 \� leDs94�. m 22944 3Q Ff. t1, -1 I � LOT 2 � � .. z ;7� 5' BIDE LOT UNE DRAINAGE & SQ. FE.111 rc U o Ir I o' P J� \ (TYPICAL I 17083980 HATCHING REPRESENTS uTIUn EASEMENT ( 1 �.LOT I z •- x - :1':. ACCESS &FMAiiNNTENANCE \ UNLESS OTHERWISE NOTED / 18788350 �• 1 I , �i 4 No ~ a Jo I o HEREBY OTHERWISE BY 71D) PLAT Q V I EASEMENT REC. - g FEMA 10 YR ►. #1`0208268 LYING WITHIN 11 NOTE r4J' 1 ti �i C z w FLOOD LINE, •' - : PROPOSED LOTS 4 AND 5 5� 5 �\ / # ; 6 i I 144 o rc "HEREBY VACATED 8Y THIS PLAT sass -4u.J\/ �-� .. -TO--- :•\. \ V2'ig• 9,, \ 1 - 1 --. pry 5 10.0 % DRAINAGE h UTILITY EASEMENT 5031!'10 V! 89.26'. . "- .R\ 3 \ •57 i 1 _ _ _ N00,4v ,��• WATER LINE EASEMENT DEDICATED BY HEREBY DEDICATED ._.. �1S�W\ SEPARATE DOCUMENT BY THIS PLAT 53.0 - i `. j� °3J ^{j _ REC. ®----- QUA_IL COURT_ _ _ - - - _ _ 7 RAINAGE 1' S sx'`:'� 20' SANITARY SEV ::R-�20,� u- - --TAENEBY DED/GATED) SDDYCOB� 310.00 DWATER LINE EDICATED �EASEM=NT ROW MON. REC. 12006142621 1 1 d �'Jj, EASEMENT DEDICA F:D BY j N89.79154•E (63' R/Gar-OF-WAY) 7) 345 v g SEPARATE DOCUN NT. / SEPARATE DOCUMENT REC. # _-+ _ LOT 5 ROE, VON 28.00REG.NOD FEMA 100 YR Y 40, 18039 SQ. FT. (j3345 32.79 IW -1D � 10.0' ORAINAG-c & UTRNY EASEMENT B7'� FL000 UNE 11 .9445) ' /' _ _ L - - - 1DRC1P1RD7Cd1'E�YF�PORTtON 1 y Ti 1 - 2D i -1� IOF DETENTION EASEMENT REC. 54.50' / I i �EASEMENTIT DEDICAnO BY i (BOUNDS OF THE L LYING WITHIN THE ( ., ki _ SANITARYl SEPARATE DOCUMENT SUBDNISION THATOISMp HEREBYOW �! I � ^ I EASEAIENiSEWER ,`.`� 1 I I REC.I (VACATED BY THIS PLAT AND ALSO 1 NVQ bG I REC. #61525 , i II IRELEASED BY SEPARATE nIDOCUMEM REC.s201406058200 VACTED SEPARATE / '5' (SEE NOTE 18) I !1tSx 'f: vD m 0 �y TYPICAL SIDE LOT LINE / 1 '., DRAINAGE & UTILITY I LOT 8 i -1 t , i jI a:4 On _ ^ m 0 E1Y/ R 7� EASEMENT HERE& I 150% SQ. FT.I^ �l rnN i 20' SANITARY S ER , ' 1 �: = �� NON-STANDARD SIDE I I DEDICATED BY THIS PLAT I y x o N EASEMENT DEDICATED B1• , / LOT LINE DRAINAGE & I LOT 9 m ja Qi I SEPARATE DOCUMENT - 1 .1 I �. UTILITY EASLTIENi I LUT 7 I I v�+ (5158 SQ, FP.� I t gi Q m m R REC. #_ ` `> LLL... HEREBY DEDICATED 117712 SQ PE. I ,ice BY THIS PLAT 1 3385 I I I I I ( (3326 a jI 1 t IF/ LOT B ITPAL"T A 14410 SQ Fr. LEGEND I 82166 gQ. Fr. �- v \ 34jg•� 3415) 1 OW 2 SET #5X24` REBAR FENCES - - _ _ _ - ! I - - n. + y 4- OPLASTICPLS SAND 1* GP LOT LINE I6I-•� SWITARY SEWER 1 18'� ` I I I -N94 D -v, J15.G4_ - - - - - - u x N I EASEMENT LINE I SEMENT 1 ` :.y p S1 w m - -. PAOOK GE 1586 / ` ` y� .` I I ( f 1` ct x�= & ASU0 MONUMENT DESCRIB£D ROAD CENTER UNE I I ' \ 20' �^� `� N O o _SECTION LINE 1 SANITARY SEWER �y��"1w 2G' SANITARY S[WE.R S241Ji4'W �1 EASEMENT „ Y, 01 I I i I SEMENT DEDICATED BY 3, 2g'� /CITE' S G c+ CL-rk MONUMENTATION TO BE REG. #628156 ` Nm `'a, I vi I / � I mJ^^� Q SET PER CRY STANDARDS I93U14^ - LINE I SEPARATE DOCUMENT 1 / VACATED BY \ r� J ` - _ _ - I i w AND C.R.S. 38-51-105 2 m I ( f SEPARATE' , 4sL.r M .17 - -315:74 I -� ITEC. -__-� LOT 10 / I _ m SUBSECTION 4 RIGHT-OF_WAY UNE n ' FEMA 100 YR DOCUMENT`c 15112 3 r - - SQ4 4 Ey�C2i - - -.- - 8 I'D 16864 S 1`f. - o REG#- \xy I 11305) TRACT C n : I. 4 FOUND SECTION iminm FLOOD UNE' Q' of I C FEMA 100Y�W�00DPWN i w 2925 SQ. FT. nI aN00'46 08110 CORNER As i I I 3 \�ti 20.09' I. I �! HEREBY RADIUS 25 I DESCRIBED HEREON (ARE/ OF R17ILD I DEDICATED PONT I• ADDRESS ASSIGNED m I I 20' SANITARY SEWER ` .g T14CT B •, PORTION or LOT II FOR R.O,W. ; Ln 13621 SC. FL) SEE NOTE 1J \\1. 1f BY Gln � EASEMENT DEDICATED BY , FT 10878 SQ. 1`f. ` M r o I I SEPARATE DOCUMENT a A LOT 11 I I I 54 50" ? b L 20487 SQ FT. `--.-------- 1 ITEC. #�- �-2a0� (SEE GENERAL ji1355 i 1 TRACT i t +NOTE 12 ON L _ O6y�tA�„57- - - - TRACT D I} 1` SHEET 1)` - - - ` 1751 SQ, FOR WATER '` (ARBd OF DR1Y6 PORTION OF LOT !1 6868 SV. t7'•) \ HEREBY nE j DEDICATED FOUND REEAR PERMANENT DRAINAGE EASEMENT 1f,: FOR POND FCR R.O.WI YELLOW PLASTIC REC. 84119721 ' EE NOTE 1,;i ..i I -_/-.- �.'�_ / ,y "• PURPOSES - .._-._�_.�_. ` 1 • C PLS 3459 �I I w- I R -I ZONING N00"34'WIN 696.05' °0J 1 I ROW MON. NDO"3434-W I 11 R-1 ZONING #9347 I E P FOUND REBAR & RALPH J & DEBORAH A PERRL (,4.M. NOO'34'15"W 696.04 i RALPH J & DEBORAH A PERRI 0 oW �ZI BLOCK I23 D J a ^ 51 NZ' YELLOW PLASTIC BROOKSIDE BLOCK 23 51 R OF WHEAT 4p $ x xp4 CAP Pis 17669 RED /, 85005204 WEST 1/4 CORNER RIDGE DATUM BROOKSIOE REC #85005204 SECTION 28 FOUND 3.25" BRASS CAP C62 709 POINT IN RANGE BOX MATCHES o amI ORIGINAL SCALE: 10 NORIZ. MONUMENT RECORDS ON o NORTH -703049.56 FILE. EAST -105260.72 V { AIT,01 COO ERt'cET J:\2127 214-020 OUAIL \ \ _ fI ��,�,I - \ \SURVEY PLAT 214-020 PLAT FINALOWG PAGE 201`3 �I'+1.�€e anEeY SAx tXT, 401-5U0 CURVE TABLE CURVE + 16161 RAMS DELTA CHORD BEARING C14M LENGTH C1 2100' 54,50' 02452'13' N1346'127W 2347 C2 30.39' 34.46' 03158'35' N41'31'06"W 30.00' CS 61,90 54.56 065104'34' SB9'38'29-W 58.67 C4 5094' 54.56' 053'3284" S104O'34"W 49.10' C5 65.88' 34.50' 06941'01' 55036'25"E 61.75- 06 19.01' 54.50' 019'39'13' S4726'38"W 18.92' - C7 251.54' 54.56 2642648" S47%'30"W 80.72' CB 11.05' 7.50' 09426'48' N4253W0 10.06' C9 19.115 1250' 0;?Q'00'00' S4vwwE 17:68' CIO 19.eS 1150' 09040W00' 1,14419141 17.68' C11 taw 7.56' 08717'00" S494B37E 9.94' C12 88.82' 54.50' 08425'40" N544T56 W 60.00' C13 74.78' 5450' 07537'09' S387B'29'W 69.05 C14 164.61' 5450 173103'06' 58531'28"W 108.80' C45 29.79' 99.97 017'04'23" N79101"W - 29.68' CIO 54.16' 15100' 020141'50' N80'06'S0'W 5169' C17 x.38' 6467 0212223' M5719'51`W 20.26' 018 7.29' 12.50' 03315'11' N311731'E 7.19' C19 4359' 14.49' 01944'39' N80'35'25"W 43.17' C20 8.23' 1250' ' 037'63'47 S31'O3'43'.E 8.08' C21 60.13' 174.50' DIW44'ST S80'35'27`E 69.83' C22 26.35 75:35' 1 MD92'21" 580'43.06"E 25.22- C23 39.37 li&W 01940'38" N80W'26"W 39.14' TYPICAL SIDE LOT LINE / 1 '., DRAINAGE & UTILITY I LOT 8 i -1 t , i jI a:4 On _ ^ m 0 E1Y/ R 7� EASEMENT HERE& I 150% SQ. FT.I^ �l rnN i 20' SANITARY S ER , ' 1 �: = �� NON-STANDARD SIDE I I DEDICATED BY THIS PLAT I y x o N EASEMENT DEDICATED B1• , / LOT LINE DRAINAGE & I LOT 9 m ja Qi I SEPARATE DOCUMENT - 1 .1 I �. UTILITY EASLTIENi I LUT 7 I I v�+ (5158 SQ, FP.� I t gi Q m m R REC. #_ ` `> LLL... HEREBY DEDICATED 117712 SQ PE. I ,ice BY THIS PLAT 1 3385 I I I I I ( (3326 a jI 1 t IF/ LOT B ITPAL"T A 14410 SQ Fr. LEGEND I 82166 gQ. Fr. �- v \ 34jg•� 3415) 1 OW 2 SET #5X24` REBAR FENCES - - _ _ _ - ! I - - n. + y 4- OPLASTICPLS SAND 1* GP LOT LINE I6I-•� SWITARY SEWER 1 18'� ` I I I -N94 D -v, J15.G4_ - - - - - - u x N I EASEMENT LINE I SEMENT 1 ` :.y p S1 w m - -. PAOOK GE 1586 / ` ` y� .` I I ( f 1` ct x�= & ASU0 MONUMENT DESCRIB£D ROAD CENTER UNE I I ' \ 20' �^� `� N O o _SECTION LINE 1 SANITARY SEWER �y��"1w 2G' SANITARY S[WE.R S241Ji4'W �1 EASEMENT „ Y, 01 I I i I SEMENT DEDICATED BY 3, 2g'� /CITE' S G c+ CL-rk MONUMENTATION TO BE REG. #628156 ` Nm `'a, I vi I / � I mJ^^� Q SET PER CRY STANDARDS I93U14^ - LINE I SEPARATE DOCUMENT 1 / VACATED BY \ r� J ` - _ _ - I i w AND C.R.S. 38-51-105 2 m I ( f SEPARATE' , 4sL.r M .17 - -315:74 I -� ITEC. -__-� LOT 10 / I _ m SUBSECTION 4 RIGHT-OF_WAY UNE n ' FEMA 100 YR DOCUMENT`c 15112 3 r - - SQ4 4 Ey�C2i - - -.- - 8 I'D 16864 S 1`f. - o REG#- \xy I 11305) TRACT C n : I. 4 FOUND SECTION iminm FLOOD UNE' Q' of I C FEMA 100Y�W�00DPWN i w 2925 SQ. FT. nI aN00'46 08110 CORNER As i I I 3 \�ti 20.09' I. I �! HEREBY RADIUS 25 I DESCRIBED HEREON (ARE/ OF R17ILD I DEDICATED PONT I• ADDRESS ASSIGNED m I I 20' SANITARY SEWER ` .g T14CT B •, PORTION or LOT II FOR R.O,W. ; Ln 13621 SC. FL) SEE NOTE 1J \\1. 1f BY Gln � EASEMENT DEDICATED BY , FT 10878 SQ. 1`f. ` M r o I I SEPARATE DOCUMENT a A LOT 11 I I I 54 50" ? b L 20487 SQ FT. `--.-------- 1 ITEC. #�- �-2a0� (SEE GENERAL ji1355 i 1 TRACT i t +NOTE 12 ON L _ O6y�tA�„57- - - - TRACT D I} 1` SHEET 1)` - - - ` 1751 SQ, FOR WATER '` (ARBd OF DR1Y6 PORTION OF LOT !1 6868 SV. t7'•) \ HEREBY nE j DEDICATED FOUND REEAR PERMANENT DRAINAGE EASEMENT 1f,: FOR POND FCR R.O.WI YELLOW PLASTIC REC. 84119721 ' EE NOTE 1,;i ..i I -_/-.- �.'�_ / ,y "• PURPOSES - .._-._�_.�_. ` 1 • C PLS 3459 �I I w- I R -I ZONING N00"34'WIN 696.05' °0J 1 I ROW MON. NDO"3434-W I 11 R-1 ZONING #9347 I E P FOUND REBAR & RALPH J & DEBORAH A PERRL (,4.M. NOO'34'15"W 696.04 i RALPH J & DEBORAH A PERRI 0 oW �ZI BLOCK I23 D J a ^ 51 NZ' YELLOW PLASTIC BROOKSIDE BLOCK 23 51 R OF WHEAT 4p $ x xp4 CAP Pis 17669 RED /, 85005204 WEST 1/4 CORNER RIDGE DATUM BROOKSIOE REC #85005204 SECTION 28 FOUND 3.25" BRASS CAP C62 709 POINT IN RANGE BOX MATCHES o amI ORIGINAL SCALE: 10 NORIZ. MONUMENT RECORDS ON o NORTH -703049.56 FILE. EAST -105260.72 V { AIT,01 COO ERt'cET J:\2127 214-020 OUAIL \ \ _ fI ��,�,I - \ \SURVEY PLAT 214-020 PLAT FINALOWG PAGE 201`3 �I'+1.�€e anEeY SAx tXT, 401-5U0 Meredith Reckert From: Mark Westberg Sent: Wednesday, May 31, 2017 5:00 PM To: Patrick Goff; Kenneth Johnstone; Meredith Reckert Subject: RE: Proposed Merkwood Estates Subdivision Traffic Concerns Just for the record. • Over 9,000 cars per day on 32nd • 7 proposed lots, 10 trips/lot, so 70 more trips/day • 13 lots on Routt Street to the west • 11 lots on 33 d to the east • School traffic has access to Parfet, Pierson, and Quail Streets. Off the record, it really bugs when people make up, look for, and suddenly become concerned about other issues to justify their opposition. Just state that you don't want more cars and be done with it. Mark A Westberg, PE, CFM Projects Supervisor Office Phone: 303-235-2863 011, of V V h cl JCC rtJI!1I(` W01tIKS From: Patrick Goff Sent: Wednesday, May 31, 2017 4:23 PM To: Kenneth Johnstone; Meredith Reckert; Mark Westberg Subject: RE: Proposed Merkwood Estates Subdivision Traffic Concerns That's exactly what I told him! Patrick Goff City Manager Cell Phone: 303-995-6465 ( dv A W heatic1gc Ni,lN",toaz"(firIi( 1 From: Kenneth Johnstone Sent: Wednesday, May 31, 2017 4:09 PM To: Patrick Goff <pgoff@ci.wheatridge.co.us>; Meredith Reckert <mreckert@ci.wheatridge.co.us>; Mark Westberg <mwestberg@ci.wheatridge.co.us> Subject: RE: Proposed Merkwood Estates Subdivision Traffic Concerns 1 He's likely correct to some extent. Not the answer he wants to hear—but that's kind of the point. It's a challenging situation to have all of a school's traffic load on one intersection as it does now. 33rd Avenue right of way off of Routt has been platted for this extension since approval of that subdivision in 1983. Ken Johnstone, AICP Community Development Director Office Phone: 303-235-2844 wile -it ) icILr, . From: Patrick Goff Sent: Wednesday, May 31, 2017 4:02 PM To: Kenneth Johnstone<kiohnstone@ci.wheatridge.co.us>; Meredith Reckert <mreckert@ci.wheatridge.co.us>; Mark Westberg <mwestberg@ci.wheatridge.co.us> Subject: RE: Proposed Merkwood Estates Subdivision Traffic Concerns The guy at the gym who lives on the cul-de-sac on Routt believes the school traffic will use this new road which will increase traffic beyond the new housing. Patrick Goff City Manager Cell Phone: 303-995-6465 City of "� W hcat ick c CITY MANAGI (Ieroc [ I- From: Kenneth Johnstone Sent: Wednesday, May 31, 2017 3:59 PM To: Patrick Goff <pgoff@ci.wheatridge.co.us>; Meredith Reckert <mreckert@ci.wheatridge.co.us>; Mark Westberg <mwestberg@ci.wheatridge.co.us> Subject: RE: Proposed Merkwood Estates Subdivision Traffic Concerns I know the fire district reviewed and approved this street plan. Did they specifically not want access from 32nd Avenue for some reason as well? In terms of a traffic study, was a traffic study required or was that not triggered because of the very small size of this project? I think it would be good to have some numbers, as in: 32nd avenue carries (guessing) 8,000 vehicles a day the project is estimated to generate 100 average daily trips or a 1.25% increase in daily traffic. Those 100 trips will likely be distributed such that approximately 50% will likely go to both Routt and Quail. Spreading those trips out over a typical 14 hour driving day 6:00 am to 8:00 pm equates to approximately 3.5 trip per hour. Does any of this make sense or resonate as possible responses to the inevitable discussion at PC on Thursday? Ken Johnstone, AICP Community Development Director Office Phone: 303-235-2844 ( 1, orf W i�cat ] icl�c C[•u�it�n ltl ITl til l+b't'��ht �' From: Patrick Goff Sent: Wednesday, May 31, 2017 3:43 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us>; Mark Westberg<mwestberg@ci.wheatridge.co.us>; Kenneth Johnstone<kiohnstone@ci.wheatridge.co.us> Subject: RE: Proposed Merkwood Estates Subdivision Traffic Concerns I was hit up at the gym today with the same concerns. Patrick Goff City Manager Cell Phone: 303-995-6465 01%. (A W hcat�c (.I I MANAGI R's 0r rI( C From: Meredith Reckert Sent: Wednesday, May 31, 2017 3:05 PM To: Mark Westberg<mwestberg@ci.wheatridge.co.us>; Patrick Goff <pgoff@ci.wheatridge.co.us>; Kenneth Johnstone <kiohnstone@ci.wheatridge.co.us> Subject: FW: Proposed Merkwood Estates Subdivision Traffic Concerns WA Meredith Reckert, AICP Senior Planner Office Phone: 303-235-2848 FAX: 303-235-2857 City of fr W heat I ick From: Archer, Jeff D. [mailto:Jeffrey.Archer@denverwater.org] Sent: Wednesday, May 31, 2017 1:56 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us>; George Pond <GPond@ci.wheatridge.co.us>; Tim Fitzgerald <tfitzgeraId@ci.wheatridge.co.us> Subject: Proposed Merkwood Estates Subdivision Traffic Concerns Meredith, George, and Tim, I am a concerned homeowner who lives close to the proposed subdivision. My name is Jeff Archer and my address is 11502 W. 31St. Pl. I live directly across 32nd ave off of Routt St. My main concern involves traffic safety. I recently read through the packet for the City Council Presentation and looked through the proposed plat (it is fuzzy, but I can make out some of the details): http://www.ci.wheatridge.co.us/ArchiveCenter/ViewFile/Item/3924 My main concerns are: Emergency Vehicle Access and Safety Increased traffic on Routt St from the local Elementary School (Prospect Valley) Emergency Vehicle Access and Safety: -The Plat appears to show a Dead End Street that abruptly terminates at 32nd Ave. It does not appear to show a Culdesac Bulb or any other means to turn vehicles around. The narrative does describe some sort of turnaround, but I don't see it on the plat. It would be good to get some clarification on this. We have a Group Home in our Neighborhood for elderly patients with Alzheimer's disease and I have seen firsthand how large the Emergency Fire Engines are that have to navigate these neighborhood streets. I do not see any way that they could safely navigate the Dead End Street. In this way, it almost makes traffic in these subdivisions worse than existing, not better. -The narrative also describes some type of emergency vehicle access from 32"d Ave, but no curb cut is shown? It also discusses a hardship for the developer to bring in 5 ft of fill to match the street grade, but it would appear that this would be required to make a connection to 32nd Ave for Emergency Vehicles, or for neighborhood traffic. It would appear to me that a curb cut for Robb St would be a safer way to ensure adequate access. Increased Traffic from Prospect Valley: It appears that an unintended consequence from building the W 33rd Ave Spool Road would be the connection to the school, providing a significantly different and altered traffic pattern. Certainly, the traffic and danger would increase for the residents along Routt St to the N. of 32nd Ave. This would most likely alter their historical enjoyment of their property and potentially the safety of their families with hurried parents navigating their streets. Maybe some of these issues can be addressed with some restrictions placed on normal school traffic — i.e. keep it to historical. These issues are concerning and it appears are time sensitive since the City Council Meeting is tomorrow and there may be a vote taken for this subdivision. Unfortunately, I have family obligations that prevent me from attending, but would appreciate a response from the Planning Department and our Neighborhood City Council Representatives on how we can address these concerns. I would like to propose / request that the vote be delayed so that a formal third party traffic study could be performed and presented to satisfy some of the neighborhood concerns. Thank you, Jeff Archer Ph: 720-205-4991 Meredith Reckert From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: My responses below are in RED. Dave Brossman Wednesday, May 31, 2017 1:45 PM Meredith Reckert; Mark Westberg Kenneth Johnstone RE: WS -16-02 Follow up Flagged David F. Brossman, PLS Development Review Engineer/City Surveyor Phone & Fax: 303235.2864 City LA PUBLIC WORKS From: Meredith Reckert Sent: Wednesday, May 31, 2017 1:30 PM To: Mark Westberg; Dave Brossman Cc: Kenneth Johnstone Subject: FW: WS -16-02 Below are some of the questions that may be asked tomorrow evening. Meredith Reckert, AICP Senior Planner Office Phone: 303-235-2848 FAX: 303-235-2857 //"'�1rllhcat I iclge (_.ta.��n tJNII1Y INVII01-Aiinl f— From: Scott Ohm[mailto:scott@groundedbydesign.com] Sent: Wednesday, May 31, 2017 1:25 PM To: Meredith Reckert <mreckert@ci.wheatridge.co.us> Subject: WS -16-02 Meredith, Below are some questions I may be asking 1) does the temp construction easement and permanent drainage easement need to be a condition as this is a city requirement ? I don't believe it is necessary, but it could be if desired. We have consistently stated in writing that no building, grading, or ROW Pen -nits will be issued until such time as both easements are fully executed and received by the City. 2) where is the permanent drainage easement? Both the temporary and permanent easements lie on the Applewood Baptist Church land which is adjacent to the subject property. The applicant is aware of this and is working with the church to obtain these. (NOTE: The church should be more than willing to grant both of these easements as they allow the applicant/developer to properly construct an armored channel and the City to ensure long -teen functionality of the rebuilt channel). 3) is the permanent drainage easement on the church property? See response #2 above. 4) do additional building setbacks need to be conveyed on the plat as no building can occur in the floodplain and drainage? No, the drainage has been fully analyzed and the proposed homes will be constructed to lie a minimum of 1 ' above the 100 -year stone water level. Thank you, Scott Ohm, RLA Colorado #830 CLARB Certified Landscape Architect #10006 Principal Grounded By Design, LLC. Office: 303.872.7807 Wheat Ridge, CO City Of W heatdge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29"' Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 LETTER NOTICE (As required pursuant to Code Section 26-109.D) May 16, 2017 Dear Property Owner / Current Resident: This is to inform you of Case No. WS -16-02, an application filed by Merkwood Homes, for approval of a 7 -lot major subdivision with right-of-way dedication zoned Residential -One (R-1) and located at 11435 West 32nd Avenue. This request is scheduled for public hearing in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The schedule is as follows: Planning Commission June 1, 2017 n, 7:00 p.m., City Council June 26, 2017 A 7:00 p.m. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. If you have any questions or desire to review any plans, please contact the Planning Division at 303-235-2846. Thank you, City of Wheat Ridge Planning Division Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. If you need inclusion assistance, please call Sara Spaulding, Public Information Officer, at 303-235-2877 at least one week in advance of the meeting. www.ci.wheatridge.co.us W S 1602.doc Vicinity Map owl h Site r vq_ APPLEWOOD KNOLLS SWIM & TENNIS APPLEWOOD BAPTIST CHURCH CLUB INC ARCHER STEPHEN A 11200 W 32ND AVE PO BOX 1741 03260 ROUTT ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80034 WHEAT RIDGE CO 80033 ARTHUR M GLOVER TRUST CAROL B GLOVER TRUST 11355 W 33RD AVE WHEAT RIDGE CO 80033 CASADOS ROSS JR CASADOS OLGA L 03291 ROUTT ST WHEAT RIDGE CO 80033 CRUICKSHANK RANDY PAUL 03333 ROUTT ST WHEAT RIDGE CO 80033 FAWCETT ROSS D 03240 ROUTT ST WHEAT RIDGE CO 80033 HANSEN CARL L HANSEN BETTY J 03054 ROUTTE CIR LAKEWOOD CO 80215 J B TURNER TRUST 11256 W 38TH AVE WHEAT RIDGE CO 80033 MCDERMED RYAN W MCDERMED RENEE L 03201 ROUTT ST WHEAT RIDGE CO 80033 ASTUNO ROCCO D JR TRUST THE ASTUNO ROCCO VIOLET C TRUST THE 03154 ROUTT ST LAKEWOOD CO 80215 CASE JASON CASE TRACY 03159 ROBB CIR LAKEWOOD CO 80215 DILLARD JESSIE L TROTTER ADAM C 00021 KNOX AVE VENTURA CA 93003 FISHER DOUGLAS C 03220 ROUTT ST WHEAT RIDGE CO 80033 HAY DAVID J HAY REBECCA A 03280 ROUTT ST WHEAT RIDGE CO 80033 LARKIN MICHAEL W LARKIN BARBRA E 03187 ROBB CIR DENVER CO 80215 MOSS DAVID WAYNE MOSS JILL BETH 03221 ROUTT ST WHEAT RIDGE CO 80033 BAXTER GLENNETA M LIFE ESTATE BAXTER SAM M III SON JANET PO BOX 1405 DUBOIS WY 82513 CHESLEY DUANE P 03261 ROUTT ST WHEAT RIDGE CO 80033 ELSON CLIFFORD R 11555 W 32ND AVE WHEAT RIDGE CO 80033 FREIMUTH MICHAEL S 10135 W 38TH AVE WHEAT RIDGE CO 80033 HILLAM MARK E HILLAM MICHELE K 03310 ROUTT ST WHEAT RIDGE CO 80033 MARCELLO ANTHONY R MARCELLO LORI JOAN 03241 ROUTT ST WHEAT RIDGE CO 80033 MW REAL ESTATE ACQUISITIONS LLC PO BOX 140219 LAKEWOOD CO 80214 PETER FREDERICK KLAMMER & CYNTHIA NIELSEN JEFFREY C NIELSEN JEFFERY C ODOM JOHN A 1R ODOM LORRIE FURMAN LOU KLAMMER REVOCABLE TRUST 03281 ROUTT ST 11490 W 38TH AVE 03200 ROUTT ST WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 PRITT JEFFREY QUAIL HOLLOW PATIO HOMES LLC REAL & COMPANY LLC 03197 ROBB CIR 06143 S WILLOW DR 300 17646 W 83RD DR LAKEWOOD CO 80215 GREENWOOD VILLAGE CO 80111 ARVADA CO 80007 SENIOR VILLA LLC STRAND MICHAEL R VENDENA ROXY F VENDENA DOREEN J 03650 VANCE ST 1 03445 QUAIL CT 03415 QUAIL CT WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 CITY OF WHEAT RIDGE NOTICE OF PUBLIC HEARING PLANNING COMMISSION NOTICE IS HEREBY GIVEN that a Public Hearing to consider Case No. WS -16-02 an application filed by Merkwood Homes, for approval of a 7 -lot major subdivision with right- of-way dedication zoned Residential -One (R-1) and located at 11435 West 32nd Avenue will be held in the Council Chambers of the Municipal Building at 7500 W. 29`b Avenue, Wheat Ridge, Colorado, on June 1, 2017 at 7:00 p.m. All interested citizens are invited to speak at the Public Hearing or submit written comments. Legal Description: THE EAST 1/2 OF TRACT 23, EXCEPT THE EAST 18.9 FEET THEREOF, ALL IN BROOKSIDE SUBDIVISION, COUNTY OF JEFFERSON, STATE OF COLORADO, AND, PARCEL 23, CITY OF WHEAT RIDGE ORDINANCE NO. 940 AS RECORDED AT RECEPTION NO. 93155172 IN THE JEFFERSON COUNTY CLERK AND RECORDERS OFFICE, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: SECTION CORNERS: - CENTER QUARTER CORNER SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., BEING A FOUND 3.25" BRASS CAP (L.S. 24692), COWR POINT NUMBER 16309. - WEST QUARTER CORNER SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., BEING A FOUND 3.25" BRASS CAP (L.S. 13212), COWR POINT NUMBER 16209. COMMENCING AT SAID CENTER QUARTER CORNER; THENCE N89047'30"W A DISTANCE OF 1967.87 FEET TO THE POINT OF BEGINNING, BEING A FOUND NO. 5 REBAR WITH YELLOW PLASTIC CAP (L.S. 34594) AT THE SOUTHEAST CORNER OF THE PROPERTY, SAID POINT BEING THE NORTHEAST CORNER OF SAID PARCEL 23; THENCE S00°33'56"E A DISTANCE OF 8.00 FEET ALONG THE EAST LINE OF SAID PARCEL 23; THENCE S89020'04"W A DISTANCE OF 19.01 FEET ALONG THE SOUTH LINE OF SAID PARCEL 23; THENCE N00033'56"W A DISTANCE OF 8.00 FEET ALONG THE WEST LINE OF SAID PARCEL 23; THENCE, S89020'04"W A DISTANCE OF 145.46 FEET ALONG THE NORTHERLY RIGHT-OF- WAY LINE OF WEST 32ND AVENUE, TO A POINT BEING A SET NO. 5 REBAR WITH ORANGE PLASTIC CAP (L.S. 37969); THENCE, N00°34'04"W A DISTANCE OF 1296.58 FEET TO A POINT BEING A FOUND 3 4 INCH PIPE; THENCE, N89114'32"E A DISTANCE OF 164.52 FEET TO A POINT BEING A FOUND NO. 5 REBAR WITH YELLOW PLASTIC CAP (L.S. 34594); THENCE, S00°33'56"E A DISTANCE OF 1296.85 FEET, MORE OR LESS, ALONG THE EASTERLY PROPERTY LINE TO THE POINT OF BEGINNING; CONTAINING 213,456 SQUARE FEET (4.9003 ACRES) MORE OR LESS. Meredith Reckert From: Dave Brossman Sent: Friday, May 5, 2017 11:59 AM To: Meredith Reckert Cc: Steve Nguyen; Mark Van Nattan; Michael Corbin Subject: 5th Review Comments for Merkwood Estates Attachments: Merkwood Estates Subdivision_Review-S.ltr.pdf; Redlines Pages Only from Merkwood Estates_2017-4-28_Civil CD's_Review-5.pdf Hi Meredith - Here are the 5th review comments for the Merkwood Estates civil documents and plat. Please note they are very close with the civil plans, the Final Drainage Report and Plan are approvable (with a seal and signature), the plat has one typo that needs to be corrected prior to Mylar. So they are good to schedule their public hearing (if you haven't already) for the plat. I have yet to receive an itemized Engineer's Cost Estimate however, which we of course need to review and approve prior to creation of the Subdivision Improvement Agreement (SIA) that the estimate is an exhibit in. And for your info Michael, the SIA and plat are essentially recorded together so we need to get a copy of that to start reviewing. Like everything else, it takes a couple of reviews prior to approval. Dave L e` City of ��Wh6atl),I�i�c LIC WORKS Memorandum TO: Meredith Reckert, Senior Planner FROM: Dave Brossman, Development Review Engineer DATE: May 5, 2017 SUBJECT: WS -16-02 / Merkwood Estates, 5th PW Review Comments I have completed my fourth review of the Final Plat, Final Drainage Report, and Civil Construction Plans for Case # WS -16-02 / Merkwood Estates located at 11435 W. 32nd Avenue for the property at 11435 W. 32nd Avenue received on April 2, 2017, and the following are my comments: PLANNING & ZONING Final Plat: Sheet 1: 1. Please correct the typo in the 1St line of the Tract B paragraph. 2. All other comments have been adequately addressed; the plat is approvable upon completion of the above-mentioned typo. 3. Upon approval of ALL documents an approved PDF of the Plat will be returned. CIVIL ENGINEERING Final Drainage Report (Discussion): 1. All previous comments have been satisfactorily addressed; the Report is approvable. 2. Please return a signed and sealed hardcopy and PDF of the Report for approval with the next submittal. 3. Upon approval of ALL documents an approved PDF of the Report will be returned Final Drainage Report (Appendix): 1. All previous comments have been satisfactorily addressed; the Report is approvable. Drainage Plan (Appendix A): 1. All previous comments have been satisfactorily addressed; the Plan is Merkwood Estates Subdivision Review-5.Itr Public Works Engineering May 5, 2017 Page 2 approvable. 2. Please return a signed and sealed hardcopy and PDF of the Plan for approval with the next submittal. 3. Upon approval of ALL documents an approved PDF of the Plan will be returned. Civil Construction Plans General Comments: 1. Identify the sidewalk chase on the north side of W. 33rd on Sheet CD6.1, Grading Plan Detail and on Sheet CD8.0, W. 33rd Ave. Plan & Profile. 2. Please be advised that the civil documents are close to being approved, but to date we have yet to receive the itemized cost estimate for the public improvements. Please provide this for review with the next submittal. 3. Upon approval of ALL documents an approved PDF of the Plans will be returned. Sheet CD -9.1 (Construction Details): 1. On the Handicap Cross Section A -A, include the dimension between the railings (cannot be less than 36" to conform to current ADA regulations). 2. Please provide the three elevations at the locations indicated on the Recessed Reverse Sidewalk Chase and Flow Splitter detail. Stormwater Management Plan The Stormwater Management Plan (SWMP) will be reviewed by Bill LaRow, Stormwater Coordinator 303.235.2871. Any comments from Bill will be returned under separate cover. OTHER REOUIREMENTS: 1. Subdivision Improvement Agreement: Prior to the issuance of any Building or Right -of -Way Construction Permits or the commencement of any construction activities, a Subdivision Improvement Agreement (SIA) shall be executed by the project owner/developer. The project owner/developer will need to contact the Dept. of Community Development at 303.235.2846 to obtain a copy of the SIA. Please note that an approved engineer's itemized cost estimate for the public improvements will be included in the SIA (refer to Other Requirement #6 below). SIAs are recorded at the Jefferson County Clerk & Recorder's Office along with the Final Plat. Merkwood Estates Subdivision Review-5.Itr Public Works Engineering May 5, 2017 Page 3 2. Engineer's Itemized Cost Estimate: Prior to recording of the Final Plat an Engineer's Itemized Cost Estimate (EICE) for the public improvements shall be submitted for review and approval. The amount of the approved EICE will be referenced in the SIA and used for the Performance Guarantee (see #3 below). 3. Public Improvements Cost Estimate & Guarantee: Prior to the issuance of any Building or Right -of -Way Construction Permits, or commencement of any construction activities, an itemized engineer's cost estimate shall be submitted for review and approval. Upon acceptance of this estimate, an Irrevocable Letter of Credit (ILOC) in the amount of reflecting the total amount of the approved cost estimate plus 25% (125% of the total estimate) shall be submitted by the owner/developer for review and approval at the time of SIA submittal. The ILOC shall remain in force for the entire duration of the project, and the City reserves the right to request the ILOC be renewed if deemed necessary. A photocopy of both the itemized cost estimate and ILOC will be attached to the SIA and recorded at the county. 4. Right -of -Way Construction Permit(s)/Licensing: a. ROW Permits. Prior to any construction within the public right-of-way (ROW), the necessary Right -of -Way Construction Permit(s) and respective licensing will need to be submitted for processing by the City. Right -of -Way Construction Permits are issued by the City only after approval of all required technical documents, including but not limited to, the Final Drainage Report & Plan, Final Plat, Final Development Plan, Traffic Impact Study, Storm Sewer Plans, Street Construction Plans, Grading & Erosion Control Plan, Traffic Control Plan, and easement or ROW dedications b. Licensing. All work within the public Right -of -Way shall only be performed by a municipally -licensed contractor. 5. Pre -Construction Meeting: Prior to commencement of any construction activities the contractor shall schedule a pre -construction meeting with the city of Wheat Ridge public works at 303.235.2861. The contractor shall be responsible for contacting all applicable utility districts for this meeting. 6. Drainage Certification/ As -Built Plans/ SMA and O & M Plan: Please note the following items required prior to the issuance of the first Certificate of Occupancy for the subdivision: a. Drainage Certification: Upon completion of the drainage improvements, the Engineer -of -Record shall provide to the City of Wheat Ridge a written, signed and sealed Drainage Certification Letter (DCL) stating that the overall site grading was completed per the approved Grading and Drainage Plans, all drainage facilities were constructed per the approved construction plans and shall function as defined in the approved Final Drainage Report/Plan, and that the site has been accurately surveyed to confirm that the grading and construction of all drainage facilities was completed in accordance with these documents. The DCL shall be submitted to the City for review and approval, Merkwood Estates Subdivision Review-5.1tr Public Works Engineering May 5, 2017 Page 4 and shall be accompanied with As -Built Plans on the Current City Datum for all constructed drainage facilities prior to issuance of the first Certificate of Occupancy. b. As -Built Plans: The following items shall be included in the As -Built Plan prior to City acceptance: i. Storm Sewer (this info referenced in DCL) 1. Detention/WQ pond volume (sufficient spot elevations for engineer to calculate the volume). 2. Detention/WQ pond Outlet Structure elevations. 3. Manholes, rim and invert elevations. 4. Drop Inlets, grate and invert elevations. ii. Lighting (within Public ROW only) 1. Streetlight locations. 2. Pedestrian light locations. 3. Pull Box locations. 4. Electric meter location(s). Three (3) copies of the "As -Built" Plans are to be submitted as follows: i. One (1) hardcopy is to be signed & sealed on 24" X 36" bond paper, and ii. Two (2) electronic files are to be delivered on DVD/CD-ROM as follows: 1. One (1) file in AutoCAD 2015 DWG or older format, AND 2. One (1) file in PDF format (of the signed & sealed sheets). 7. Information pertaining to the Public Works development requirements, Site Drainage Requirements, the City's Street Construction Standards & Details in AutoCAD® DWG format, ROW maps, and City -based coordinate and land surveying information (i.e., Current City Datum), is all available on the Public Works, Development Review page of the City of Wheat Ridge website at: www.ci.wheatridge.co.us Please include one PDF and one AutoCAD (2015 or older) DNA'G file of the Final Plat and one PDF of all the revised Civil Documents with the next submittal. If you have any questions, please contact me at 303.235.2864. Sincerely, uavia r. tsrossman, Y.L.J. City Surveyor / Development Review Engineer CC: Steve Nguyen, Engineering Manager Mark Van Nattan, Engineering Technician Michael Corbin, Merkwood Homes File Merkwood Estates Subdivision Review-5.ltr City of W ' heat idge PUBLIC WORKS Memorandum TO: Meredith Reckert, Senior Planner FROM: Dave Brossman, Development Review Engineer DATE: February 9, 2017 SUBJECT: WS -16-02 / Merkwood Estates, 3`d PW Review Comments I have completed my third review of the Final Plat, Final Drainage Report, and Civil Construction Plans for Case # WS -16-02 / Merkwood Estates located at 11435 W. 32nd Avenue for the property at 11435 W. 32°d Avenue received on January 20, 2017, and the following are my comments: PLANNING & ZONING Final Plat: General Comment: 1. ROW Vacation: In researching this property PW has determined that 8.0' of W. 32°d Avenue across the frontage of the "flag" portion of the prior owner (Perri's) property was vacated by a City of Wheat Ridge Ordnance back in 1993 (Reception #93155172). As such, this 8.0' now belongs to Steve Merker (or his company) and needs to be re -dedicated back to the City by this plat. This area has been highlighted in blue on the plat. Without the dedication Mr. Merker will own a portion of the proposed meandering sidewalk connection to W. 32°d Avenue (which he is NOT going to want). The City will not be able to take ownership nor (legally) maintain the sidewalk. Sheet 1: 1. Under the STORM WATER DETENTION EASEMENT: a. In the title "STORMWATER" should be one word. b. In the first sentence add "AND DRAINAGE" to TRACT "A" STORMWATER DETENTION AND DRAINAGE EASMENT. 2. Since there are no Cross -Access Easements on this plat, the Cross -Access Easement language needs to be modified to correspond to the EMERGENCY VEHICLE ACCESS EASEMENT granted by this plat over Lots 1 & 2. 3. Add a new paragraph: "FLOODWAY DRAINAGE EASEMENT: THE AREA OF THE MERKWOOD ESTATES SUBDIVISION LYING WITHIN THE BOUNDS OF THE FEMA FLOODWAY SHALL BE FULLY ENCUMBERED Merkwood Estates Subdivision Review-3.Itr.docx Public Works Engineering February 9, 2017 Page 2 BY A "FLOODWAY DRAINAGE EASMENT" HEREBY GRANTED TO THE CITY OF WHEAT RIDGE. NO CONSTRUCTION, LANDSCAPING, OR OTHER ALTERATIONS SHALL BE MADE TO THE FLOODWAY DRAINAGE EASMENT AREA WITHOUT WRITTEN APPROVAL OF THE WHEAT RIDGE DIRECTOR OF PUBLIC WORKS." 4. In the SURVEYOR'S CERTIFICATE, first sentence, add a comma after the surveyor's name and before "...do hereby certify..." Sheet 2: 1. As previously requested, all text should be a minimum of 0.10" in height. 2. Regarding Tract A — Storm Detention and Drainage Easement: a. The callout should be: TRACT A STORMWATER DETENTION AND ... b. The distance callouts for the northerly line of Tract A are unclear without dimension leaders pointing to the line segments, especially given the dimensions span beyond an intervening property comer. Please include dimension leaders as shown on the redlined plat. c. The bearing & distance callout for the westerly line of Tract A partially masks the northerly boundary line and is missing a leader to the Tract boundary. Reposition the callout and add a leader, if necessary. d. The easterly line callout of Tract A needs a leader. 3. Floodway Drainage Easement a. Show Easement linework per callouts outside the approximate FEMA boundary. b. Add leaders with arrows from the callouts to the appropriate course. c. `Tic' marks may be added to easement vertices to further clarify extent of course. d. Add "FLOODWAY" to the DRAINAGE EASEMENT callout so this exactly matches the corresponding Note found on Sheet 1. 4. Move the two callouts that straddle the northerly Floodway boundary. 5. Add "ZONE AE" to the floodplain area of the subdivision north of the floodway. 6. Move the "APPROXIMATE FEMA 100 -YEAR FLOODPLAIN" note a little westerly with the leader pointing to the boundary only (away from the intersection of the utility easement and the FEMA boundary). 7. The easement fully encumbering Tract A needs to exactly match the Note on Sheet 1: "STORMWATER DETENTION AND DRAINAGE EASEMENT". 8. The found corner cap info needs to be provided with a detail indicating relationship to subdivision boundary (e.g., is it on the east line of Tract A) needs to be provided. 9. There are several found monuments that appear to lie on the subdivision boundary. You must include the cap info (or monument description if no cap present). If they are NOT on the boundary then you must include a detail showing the relative positioning of these monuments with respect to the boundary being platted 10. The area for Lot 7 is 99,818 ftz per Closure Sheet. Please be sure the area shown on the plat and the area on the Closure Sheet corresponds to one another. Merkwood Estates Subdivision Review-3.1tr.docx Public Works Engineering February 9, 2017 Page 3 11. This existing parcel consists of two existing lots, Lots 55 & 61, Block 5, Brookside Subdivision, Assessors PIN 39-282-05-061 and 39-282-05-055 respectively. Show these existing lot lines and include a callout "Existing lot line hereby removed by this plat" for each line proposed for removal by this plat. 12. Identify the parcels as: BLOCK 5, LOT 55 BROOKSIDE SUB. and BLOCK 5, LOT 61 BROOKSIDE SUB. 13. In Lot 6, the "side lot line drainage & utility easement" note may be deleted as the same typical note exists in Lot 3 is less crowded. 14. The ROBB STREET right-of-way callout leaders should be moved to a less conflicted location. 15. The emergency vehicle access easement straddling Lots 1 and 2 could be more clearly described in an enlarged detail. 16. The emergency vehicle access easement at the south end of Robb Street does not close within limits — this may be because the east -west courses are not parallel. Please verify. Also, the callout and dimensions are cramped and overlapping. 17. There is what appears to be an overhead electric line shown in the north half of W. 32 "d Avenue and the east side of proposed Robb Street. Please remove. 18. The two enlarged Monument Clarification details of the side-by-side property corners of Lots 6 & 7 need much work (see plan redlines). The following corrections/additions must be shown in these details: a. The street names and Lot numbers need to be correctly oriented to these enlargements. b. The sole purpose of an enlarged detail is for CLARIFICATION. Place the dimensions in a logical manner so the reader doesn't have to try and interpret them. The dimensions of the monuments can be shown more clearly if the numbers and linework are pulled away from the monument symbols. c. Readability would be enhanced by adding some proposed ROW hatching in the W. 33rd Avenue areas. d. Existing W. 33rd Ave. ROW lying to the west of the Merkwood Estates boundary does not appear to align with the found #5 rebar monument. And, the ROW west of Merkwood Estates is apparently 0.79' north of newly dedicated W. 33rd Ave. ROW within Merkwood Estates. The enlarged detail would be an ideal place to show this relationship. 19. Street names throughout this plan sheet should be consistent. Some streets/avenues are spelled out, some are abbreviated. Some are abbreviated with a period, some are not. Some street directions are spelled out, some are abbreviated. Some are abbreviated with periods, some are not. 20. The proposed access easement in the Legend does not match the plan (the plan view is a screened linetype). Merkwood Estates Subdivision Review-3.Itr.docx Public Works Engineering February 9, 2017 Page 4 21. Please add "FLOODWAY" to the PROPOSED FLOODWAY DRAINAGE EASEMENT in the Legend. This hatch pattern is used only in the Floodway Easement. CIVIL ENGINEERING Final Drainage Report (Discussion): 1. Section 3.3 provides a Basin 84 Flood Analysis. Please note the following: a. Robb Street is to be constructed within one (1) foot of the property boundary. b. The existing offsite conveyance for Basin 84 currently meanders onto the subject property and has mature trees and stable vegetation along its banks. During the course of this project most if not all of the stabilizing vegetation will have to be removed in order to facilitate construction of the roadway. c. To protect the proposed Robb Street improvements, modifications to the existing channel must be employed and discussed herein as these shall be constructed with this project. d. PW suggested in the previous review that the channel be eliminated and piped to avoid the continued maintenance that should be anticipated subsequent to vegetation removal/channel modification. However, if the conveyance is to remain as an open channel due to volume or other concerns, then substantial improvements to the channel (i.e., concrete - lining) shall be required prior to approval of the project. This is needed to minimize erosional concerns that will remain the responsibility of the Merkwood developer and contractor. Again, specific channel design elements need to be discussed in the Report. e. Erosion control elements for the channel both during and post construction must be clearly addressed in the SWMP. f. Also note that a Temporary Construction Easement must be obtained from the Applewood Baptist Church prior to commencement of the offsite work. g. A Permanent Easement will also be needed from the Applewood Baptist Church to the benefit of the City of Wheat Ridge. The limits of the PE will need to be the (100 -year) limits of inundation. This PE will be needed in the event the City needs to enter the area for emergency purposes. I have included the City's standard Permanent Easement template for use by the applicant with this Memo. h. Any structures located within the calculated limits of inundation must be raised until their respective FFE's are a minimum of one (1.0) foot above the 100 -year WSEL. A statement to this effect must be included in this Report. 2. Section 3.6 — Open Channel Flow: a. The easterly swale must be designed to handle the 100 -year flow and a flow -splitter for the WQ pond must be designed and constructed with this project. The flow splitter will allow the WQCV to enter the WQ pond while allowing any flows above the QWQ will by-pass the pond Merkwood Estates Subdivision Review-3.1tr.docx Public Works Engineering February 9, 2017 Page 5 and go directly to Lena Gulch. The by-pass design must be discussed in the Report. b. The only acceptable alternative to this is to obtain a Drainage Easement extending eastward to the limits of the (100 -year) inundation from adjoining property owners and employing measures that will protect those properties from receiving more flow than they do currently. Final Drainage Report (Appendix): 1. For ALL Channel Reports for the pans, channels, swales, and the sidewalk chase at Deign Point C: a. Need to use the actual flow rates (Q5 & Q100) so the Section will show the actual depth during the minor and major storm events as verification the chase/channel/pan will function properly. So they will need to provide both Q5 & Q10o Channel Reports. 2. The last page of the Report (Appendix A) contains cross-sections of the proposed Robb Street and W. 33rd Avenue roadways in flood stage. The following comments pertain to those sections: a. The sections need to be shown on a Plan View so the reader can see the locations of these sections. b. Need to show the location of proposed structures falling within the limits of inundation. c. Any structures falling within the limits of inundation must have their HE raised one (1) foot above the 100 -year WSEL. d. The volume displaced by those structures (and fill around them) must be accounted for in the analysis. Drainage Plan (Appendix A): 1. Need to show the limits of the 100 -year (channel) inundation along the ENTIRE length of the property along the easterly side. 2. One of the following shall occur with this project: a. A drainage easement extending to the inundation limits of the 100 -year event must be obtained from the adjoining properties lying to the east, and measures must be taken to ensure their properties will not receive more flow than they do today. OR b. The easterly swale must be designed to handle the 100 -year flow and a flow -splitter for the WQ pond must be designed and constructed with this project. The flow splitter will allow the WQCV to enter the WQ pond while any flows above the QWQ will by-pass the pond and go directly to Lena Gulch. You can't have the 100 -year volume "blowing" through the WQ pond since it would flush out the facility and essentially go against the requirements and intent of the Clean Water Act. Civil Construction Plans General Comments: Merkwood Estates Subdivision Review-3.ltrAwx Public Works Engineering February 9, 2017 Page 6 1. No SWMP was included with this submittal. Public Works highly recommends that a revised Stormwater Management Plan be submitted as soon as possible. This document generally undergoes a couple of reviews by Bill LaRow, Stormwater Program Manager (blarow(aci.wheatrid eg co.us, 303.235.2871) and no Grading or Building Permits can be issued until the SWMP is approved. Sheet CD -3.0 (Site Plan): 1. The offsite channel improvement work required to construct the roadway must be shown on this Site Plan. 2. Please modify the driveway type in General Note #5 to "Type 3' instead of Type 2. (I got this number wrong on the previous comments. It should be Type 3 as indicated on the plan view above). Sheet CD -3.1 (Site Plan Cross -Sections): 1. Please modify the callout for both the vertical curbing and for the asphalt pavement as follows: a. Curb (applies to Sections A -A and C -C only): Needs to be revised to "VERTICAL CURB WITH SIDEWALK (CS) SECTION STD. DETAIL C -D02 VCG.SW". b. Asphalt (applies to ALL sections): Needs to be revised to "HOT MIX ASPHALT AS SPECIFIED ON DETAIL S -E01 HMA (SEE SHEET CD9.1 STD. DETAIL C -D02 VCG.SW". 2. Please include a callout for the detached sidewalk section: a. "5' DETACHED SIDEWALK (SEE CD9.1 STD. DETAIL C -A01 DETACH.S W". Sheet CD4.0 (Erosion Control): 1. Show the offsite channel improvement work that is required to construct the roadway, and include the erosion control on this sheet. Sheet CD -5.0 (Utility Plan): 1. Need to identify the location of the natural gas main that will serve this development (along with the individual service connections). 2. Please note that all overhead lines are to be undergrounded within the development. Please identify on this sheet all existing power poles to be removed and where they're to be placed within the public ROW, along with any others proposed for relocation on private property. 3. On the south end of the Plan (by 32nd Avenue), move ALL callout text out of the way so the approximate areas of the proposed utility street cuts referenced in Note #5 can be clearly seen. You need to show the approximate dimensions of the street cuts, so you may need to include an enlarged detail on this sheet. Sheet CD -6.0 (Gradin Pg lan): 1. The offsite channel improvement work required to construct the roadway must be shown on this Grading Plan. 2. Please include a callout for the sidewalk connection to W. 32nd Avenue directing the reader to the detail on Sheet CD9.0. Merkwood Estates Subdivision Review-3.Itr.docx Public Works Engineering February 9, 2017 Page 7 The vertical curve elevations may change per PW comments (refer to Sheets CD8.0 & CD8.2). Sheet CD -6.1 (Grading Plan Detail): 1. Please note that the vertical curve elevations on W. 33rd Avenue may change per PW comments (refer to Sheets CD8.0 & CD8.2). Sheet CD -8.0 (W. 33rd Plan & Profile): 1. Identify the recessed sidewalk chase and direct the reader to the detail on Sheet CD9.0. 2. Relocate the 5430 contour text - it hides the recessed sidewalk chase. 3. There is an existing fence line along the west (offsite) portion of W. 33rd Avenue. This fence needs to be shown as "EXISTING FENCE TO BE RELOCATED", and then moved about 2' south to the approximate property boundary line. There are also 4 existing trees in along this area that need to be identified & preserved during construction. Please include a Note to this effect as well. 4. The fence mentioned above needs to be relocated based upon the location of the existing pin found during the plat survey. The Found Pin is a "yellow plastic cap LS 38183". The fence must be relocated in a manner so as to preserve this property pin. In addition, the contractor shall contact the property owner prior to commencement of this work. A Note to this effect must be included on these plans. 5. Identify the existing property pin that was found during the Merkwood survey, and show it as "FOUND PROPERTY PIN: "YELLOW PLASTIC CAP, LS 38183". This pin is going to be used when resetting the fence line and must be preserved during that process. 6. Please include the following 3 Notes on this sheet: a. "1. THE FENCE LINE HEREIN SHOWN AS "EXISTING FENCE TO BE RELOCATED" MUST BE MOVED WITH CARE SO AS TO NOT DISTURB THE FOUND AND IDENTIFIED PROPERTY PIN IDENTIFIED ON THIS SHEET. b. 2. CONTRACTOR SHALL CONTACT THE PROPERTY OWNER AND ALERT THE PUBLIC WORKS INSPECTOR (303.235.2861) A MINIMUM OF 24 HOURS IN ADVANCE OF THE FENCE RELOCATION WORK. c. 3. THE 4 TREES IDENTIFED ON THIS PLAN ARE TO REMAIN. THE CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PROTECT THESE TREES DURING CONSTRUCTION ACTIVITIES." 7. The current design does not provide an acceptable approach to the crosspan; pretty sharp grade just west of the pan. Instead, PW suggests you consider the following: a. Eliminate the VC & add two GB's, one at 2+00 and one at 2+ 30. The 2 GB's will keep the grade change at or close to 0.50% (as required) while providing a much smoother ride. b. Then, add a vertical curve on the EAST side between the two proposed Merkwood Estates Subdivision Review-lltr.docx Public Works Engineering February 9, 2017 Page 8 crosspans. 8. This redesign may reduce the originally proposed cross -slope to the north gutter pan in that short segment, but since the longitudinal grade will be 1.53% (more or less) the street runoff will flow into the crosspan as intended. Sheet CD -8.1 (W. 33rd Cross -Sections): 1. Cross-section 1+85 should be added and section 2+00 will need to be modified on this sheet if the PW suggestion is on Sheet CD8.0 is followed. Sheet CD -8.2 (W. 33rd Cross -Sections): 1. Cross-sections 2+25 through 3+00 will need to be modified on this sheet if the PW suggestion is on Sheet CD8.0 is followed. Sheet CD -8.3 (Robb St Plan & Profile & Cross -Sections): 1. The 1.7% grade at the W. 33rd Avenue intersection may change if the PW suggestion found on Sheet CD8.0 is followed. Sheet CD -9.0 (Construction Details): 1. Please be advised that all swales and other stormwater conveyances shall be located a minimum of two (2) feet from the property line. Refer to Drainage Swale Note #3 on Sheets CD 6.0 and 6.1. Both the east and west swale details are shown with only one (1) foot separation from the property line. Please revise. 2. The following comments pertain to the meandering sidewalk connection from Robb Street to W. 32nd avenue: a. Please include in these plans a to -scale Cross -Section A -A in the location shown. b. ADA requirements: 6.25% maximum running slope and 2% maximum cross slope. c. Building Code: Handrail is required where a wall 42" height is adjacent to sidewalk (refer to City -standard detail L -D02 PED.RAIL). d. The proposed landing to W 32nd Ave walk can have 8.33% max. slope as long as the existing walk doesn't exceed 2% max. This may be needed to achieve the required 6.25% maximum running slopes. e. Keep in mind all landing areas must not exceed the 2% in any direction. Sheet CD -9.1 (Construction Details): 1. Please include the following standard City details: a. L -D02 PED.RAIL Pedestrian Railing Section Sheet CD -9.2 (Construction Details): 1. Please remove the details that aren't needed since these items will not be constructed with this project: Please include one PDF and one AutoCAD (2015 or older) DWG file of the Final Plat and one PDF of all the revised Civil Documents with the next submittal. Merkwood Estates Subdivision Review-3.1tr.docx Public Works Engineering February 9, 2017 Page 9 If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. City Surveyor / Development Review Engineer CC: Steve Nguyen, Engineering Manager Mark Van Nattan, Engineering Technician Michael Corbin, Merkwood Homes File Merkwood Estates Subdivision Review-Mtr.docx Lu E. O m cli E LL D o z 0 0 zo-9L-SMm3siNnN3sv3 S2 > IVId NOISIAaens w Lu CL. co V) S3iVIS3 GOOMN83VY cn U) m R fff e� mai zr z A 0 _j 0 z _j -4, E z L V_J H 0 Z u" 0 z T1 0 o oz 6 d 2 S-2 z d z z z z (/)o % o P, Co Lu MM W� 0 0 El 0 ZLJJO U, Lu 06-,0 '3AV 3AV MIS 0 ow C)F m 7 Lj_ < W 0 0x20 I N 7 0 =Z, OU 0 :,1,-- La U., �Z: sD LLJ u- 0 Z z a _jOPo_ > OU0 z < o u uj 0- Lu 14 co Zo z8 8W. 0:5 U .02 g z 8u 9 gi� cm 2'.1fi H 00 !d �� z I z %31 Q, -0 '11Z -C z �u 2 SAV am 0 0 0 og %u 30 oz z'o Z v zULU -go _J. ap;z J , nS z V> 5z 0 < '. A. t oOE z s, 1 3: 6xeo��§ 0 0 ze 6 H OV7 .4. tu < ws o > z N 3 OFo 0_� m o° O 4 ZO-9lSM 839v4nN 3SVO T ' ? g Na J< g$1Kld NOISIAO9f1S w m a �$ w m 0 w So S31d1S3 QOOM112i3W <� Z�� co o� a �g `z O a3 C Os 2, ss �o SII U�wnYJ w WE U oO o gip° r = =O O oz __� a 20 `=oda " z� W =_ °�= a H E 30° mono= 0 1 0 Z _ _ ° u wI-oa 2� o o <L wl� w o3io4 <_ ° a 3 rcW s =W.l fou o ° ss I 0 wd O9 w � i O u'7 �w N pQ z a ? o m�` 0 ° 3g<a 0 = 03 p U of u °-y, _ =n U G O<o m 'wi93 " g �€ u U <O u O a� o i wows z3 52�� dew U &�QLL 60�n7uldFVUw zrc0°i o� OwWO.�W O O z °�w&-°`O�Uia�G 0°ohZ w O O$zk'<4O p i City of wheat idge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave. November 15, 2016 Galen Hagen -Peter 3461 Ringsby Court #125 Denver, CO 80216 Dear Mr. Hagan -Peter: Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 This letter is in regard to the second submission for approval of a subdivision plat for property zoned Residential -One (R-1) located at 11435 W. 32nd Avenue. The application has been reviewed and the following are comments regarding the second submittal. Please note that due to the minor nature of the requested changes, a red -lined plat copy has not been included. SHEET ONE 1. In the Vicinity Map, remove the background shading as it will not reproduce well. 2. In the Case History Box, add the following case number: WS -16-02 3. Add a note to refer to sheet 2 for the floodplain designations. 4. In the Surveyor's Certificate, designate who will be signing. SHEET TWO All pertinent comments have already been addressed by the Public Works Department. OTHER ITEMS 1. A draft Subdivision Improvements Agreement (SIA) has been attached to this letter. 2. Prior to recordation of the mylar, staff will want to review the Homeowner's Association Covenants for maintenance of the common elements. The covenants should include a prohibition of fencing on the turn -around feature at the south end of Robb Street. There should also be a prohibition of vehicle parking in the same area. 3. Prior to submission of the mylar for recording, parkland dedication fees in the amount of $17,481.03 must be paid. Attached are referrals received from other city departments and outside agencies regarding the plat document. Wheat Ridge Public Works: See correspondence from Dave Brossman dated November 10, 2016 and from Bill LaRow dated November 22, 2016. This concludes the summary of comments. Please address each of these comments by revising the drawings accordingly. Once completed, submit one 24" x 36" copy and one 11" x 14" copy of the revised plat document. Include an electronic copy with a PDF document and an AutoCAD dwg (2010 or older) including all external reference and shx files, etc. 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 SUBDIVISION IMPROVEMENT AGREEMENT THIS AGREEMENT made this and between the CITY OF WHEAT RIDGE, corporation (the "City"), and together referred to as the "Parties". of COLORADO, a home rule municipal , (the "Developer"), RECITALS: by The Developer is the owner of certain real property located in the City of Wheat Ridge, which is more particularly described in Exhibit A and made a part hereof (the "Property"), commonly known as Merkwood Estates. On the City Council of the City of Wheat Ridge, after holding all required public hearings, approved the final plat for the Property titled Merkwood Estates. A copy of the Final Plat is attached hereto as Exhibit B and incorporated herein. The approvals cited above are contingent upon the express condition that all duties created by this Agreement be faithfully performed by the Developer. AGREEMENT NOW, therefore, for and in consideration of the mutual promises and covenants contained herein, the sufficiency of which are mutually acknowledged, the parties hereto agree as follows: 1. Purpose. The purpose of this Agreement is to set forth the terms, conditions, and fees to be paid by the Developer upon subdivision of the Property. All conditions contained herein are in addition to any and all requirements of the City of Wheat Ridge Subdivision Ordinance and Zoning Ordinance, the City of Wheat Ridge Charter, any and all state statutes, and any other sections of the City of Wheat Ridge Municipal Code and are not intended to supersede any requirements contained therein. 2. Other Requirements. See Exhibit attached hereto. 3. Fees. The Developer hereby agrees to pay City Development Review fees to the City for engineering, hydrological, surveying, legal, and other services rendered in connection with the review of the subdivision of the Property. 4. Off -Site Improvements. The developer shall be responsible for off- site improvements for West 33rd Avenue from the terminus of the cul-de-sac bulb on Routt Street east to the eastern limit of the property. SUBDIVISION IMPROVEMENT AGREEMENT 10/14 5. Title Policy. Prior to recording of the final plat (or, if no plat is associated with the development; prior to and as a condition of final approval of the development by the City), title commitment for all those portions of the Property, as well as any other interests in real property (easements, etc.) to be reserved for public purposes or dedicated to the City shall be provided to the City. The title commitment shall show that all such property is or shall be, subsequent to the execution and recording of this Agreement, free and clear of all liens and encumbrances (other than real estate taxes which are not yet due and payable) which would make the dedication or reservation unacceptable as the City determines in its reasonable discretion. The City, in its sole discretion, may accept any dedication regardless of encumbrances. The title policy evidenced by the title commitment shall be provided within thirty (30) days after the recording of this Agreement, in an amount equal to the fair market value of the property so dedicated or reserved. 6. Breach by the Developer; the City's Remedies. In the event of a breach of any of the terms and conditions of this Agreement by the Developer, the City Council shall be notified immediately and the City may take such action as permitted and/or authorized by law, this Agreement, or the ordinances and Charter of the City as the City deems necessary to protect the public health, safety and welfare; to protect lot buyers and builders; and to protect the citizens of the City from hardship and undue risk. These remedies include, but are not limited to: (a) The refusal to issue any building permit or certificate of occupancy; (b) The revocation of any building permit previously issued under which construction directly related to such building permit has not commenced, except a building previously issued to a third party, (c) A demand that the security given for the completion of the Public Improvements be paid or honored, or (d) Any other remedy available at law or in equity. Unless necessary to protect the immediate health, safety and welfare of the City or to protect the City's interest with regard to security given for the completion of the Public Improvements, the City shall provide the Developer thirty (30) days written notice of its intent to take any action under this paragraph during which thirty day period the Developer may cure the breach described in the notice. 7. Public Improvements and Warranty. All storm sewer lines, drainage structures, paved streets, curb, gutter and sidewalk, including the undergrounding of all overhead utilities, and necessary appurtenances as shown on the subdivision plat and the associated construction documents (the "Public Improvements" or "Improvements") as approved by the Director of Public Works or designee of the City, shall be installed and completed at the expense of the Developer within the timeframes set forth in Section 10 of this Agreement. The itemized costs of the Public Improvements required SUBDIVISION IMPROVEMENT AGREEMENT 10/14 2 by this Agreement and shown on the construction documents approved by the Director of Public Works of the City are set forth on Exhibit C. All Public Improvements covered by this Agreement shall be made in accordance with the construction documents drawn according to regulations and construction standards for such improvement and approved by the Director of Public Works of the City. It is understood by the Parties that the description of the Public Improvements may be general in nature, and that reasonable modifications of the scope, nature, costs, and similar aspects of the Public Improvements may be necessary to secure final approval of the Public Improvements. The quantities and locations for the Public Improvements are based on information that was available at the time of approval of the Final Plat. Additional Public Improvements may be required, and Developer shall be responsible for submitting revisions to the Final Plat approved by the City. The Public Improvements shall be substantially complete, with only such exceptions as shall be approved in advance by the Director of Public Works in the exercise of his or her sole discretion, prior to the issuance of the first Building Permit. The Developer shall also warrant any and all Public Improvements which are conveyed to the City pursuant to this Agreement for a period of two (2) years from the date the City's Director of Public Works certifies that the same conforms to the specifications approved by the City. Specifically, but not by way of limitation, the Developer shall warrant the following: (a) That the title conveyed shall be marketable and its transfer rightful; (b) Any and all facilities conveyed shall be free from any security interest or other lien or encumbrance; and (c) Any and all facilities so conveyed shall be free of defects in materials or workmanship for a period of two (2) years as stated above. (d) To the degree the Developer is required to install and maintain landscaping on public or private property, it is the obligation of Developer and its successors and assigns, to maintain the required landscaping in perpetuity. The City will finally accept for maintenance all Public Improvements, exclusive of landscaping materials, after the warranty period has expired provided all warranty work has been completed. The City shall accept for snow removal purposes only, all dedicated public streets after the City issues the first certificate of occupancy. 8. Observation, Inspection and Testing. The City shall have the right to require reasonable engineering observations and testing at the Developer's expense. Observation and testing, acquiescence in, or approval by any engineering inspector of the construction of physical facilities at any particular time shall not constitute the SUBDIVISION IMPROVEMENT AGREEMENT 10/14 3 approval by the City of any portion of the construction of such Public Improvements. Such approval shall be made by the City, only after completion of construction and in the manner hereinafter set forth. The Director is designated by the City to exercise authority on its behalf under this Agreement and to see that this Agreement is performed according to its terms. Work under this Agreement may, without cost or claim against the City, be suspended by the Director for substantial cause. The Director shall, within a reasonable time after presentation, make decisions in writing on all claims of Developer and on all other matters relating to the execution and progress of the work or the interpretation of this Agreement, the master plan and specifications. All such decisions of the Director shall be final. The Director shall make all determinations of amounts and quantities of work performed hereunder. To assist him in this work Developer shall make available for inspection any records kept by Developer. The Director shall make all determinations of amounts and quantities of work performed hereunder. To assist him in this work Developer shall make available for inspection any records kept by Developer. The Director and his authorized representatives shall have free access to the work at all times, and Developer shall furnish them with facilities for ascertaining whether the work being performed, or the work which has been completed, is in accordance with the requirements of the Agreement. The Director will make periodic observations of construction (sometimes commonly referred to as "supervision"). The purpose of these observations and construction checking is to determine the progress of the work and to see if the work is being performed in accordance with the plans and specifications. He will in no way be responsible for how the work is performed, safety in, on, or about the job site, methods of performance, or timeliness in the performance of the work. Inspectors may be appointed to inspect materials used and work done. Inspections may extend to all or any part of the work and to the preparation or manufacture of the materials to be used. The inspectors will not be authorized to alter the provisions of this Agreement or any specifications or to act as foreman for Developer. The Inspector will have authority to reject defective materials and to suspend any work that is being done improperly, subject to the final decision of the Director. 9. Completion of Public Improvements. The obligations of the Developer provided for in paragraph 6 of this Agreement, including the inspections hereof, shall be SUBDIVISION IMPROVEMENT AGREEMENT 10/14 4 performed on or before , and proper application for acceptance of the Public Improvements shall be made on or before such date. Upon completion of construction by the Developer of such Improvements, the City's Director of Public Works or designee, shall inspect the Improvements and certify with specificity its conformity or lack thereof to the City's specifications. The Developer shall make all corrections necessary to bring the Improvements into conformity with the City's specifications. Once approved by the City's Director of Public Works, the City shall accept said Improvements upon conveyance; provided, however, the City shall not be obligated to accept the Public Improvements until the actual costs described in this Agreement are paid in full by the Developer. 10. Protection. Developer, at its expense, shall continuously maintain adequate protection of all Improvements from damage prior to acceptance by the City and shall protect the City's property from injury and loss arising in connection with this Agreement. Developer shall make good any such damage, injury or loss except such as may be caused directly by authorized agents or employees of the City. Developer shall adequately protect adjacent property and shall provide and maintain all passageways, guard fences, lights and other facilities for protection required by public authority or local conditions. Developer shall be responsible for damage to any public and private property on and adjacent to the site of Developer's Improvements caused by negligent or willful acts of Developer, its agents or subcontractors. Developer shall take all reasonable effort necessary to prevent damage to pipes, conduits, and other underground structures and to overhead wires, and to water quality. Developer shall protect carefully from disturbance or damage all land monuments and property marks until an authorized agent of the City has witnessed or otherwise referenced their location, and shall not remove them until directed. When any direct or indirect damage or injury is done to public or private property by or on account of any act, omission, neglect or misconduct in the construction of Improvements, or in consequence of the non -execution thereof on his part, such damaged property shall be restored by Developer at its own expense to a condition similar or equal to that existing before such damage or injury. Developer shall at all times, whether or not so specifically directed by the Director, take necessary precautions to insure the protection of the public. Developer shall furnish, erect and maintain, at its own expense, all necessary barricades, suitable and sufficient red lights, construction signs, provide a sufficient number of watchmen, and take all necessary precautions for the protection of the work and safety of the public through or around his construction operations as Developer and the Director shall deem reasonably necessary. 11. Related Costs - Public Improvements. The Developer shall provide all necessary engineering designs, surveys, field surveys, testing and incidental services SUBDIVISION IMPROVEMENT AGREEMENT 10/14 5 related to the construction of the Public Improvements at its sole cost and expense, including final drainage study letter certified accurate by a professional engineer registered in the State of Colorado. 12. Improvements to be the Property of the City. All Public Improvements for roads, concrete curb and gutters, public storm sewers and public drainage improvements accepted by the City shall be dedicated to the City and warranted for a period of twenty-four (24) months following acceptance by the City, as provided above. 13. Performance Guarantee. In order to secure the construction and installation of the Public Improvements the Developer shall, prior to recording the Final Plat, if applicable, in the real estate records of Jefferson County, which recording shall occur no later than ninety (90) days after the execution of this Agreement, furnish the City, at the Developer's expense, with the Performance Guarantee described herein. The Performance Guarantee provided by the Developer shall be an irrevocable letter of credit in which the City is designated as beneficiary, for one hundred twenty-five percent (125%) of the estimated costs of the Public Improvements to be constructed and installed as set forth in Exhibit C, if applicable to secure the performance and completion of the Public Improvements as required by Section 26-418 Security for Required Improvements, of the Wheat Ridge Subdivision Regulations. The Developer agrees that approval of this Agreement by the City is contingent upon the Developer's provision of an irrevocable letter of credit to the City within ninety (90) days of the execution of this Agreement in the amount and form provided herein. Failure of the Developer to provide an irrevocable letter of credit to the City in the manner provided herein shall negate the City's approval of this Agreement. Letters of credit shall be substantially in the form and content set forth in Exhibit D, if applicable, and shall be subject to the review and approval of the City Attorney. The Developer shall not start any construction of any public or private improvement on the Property including, but not limited to, staking, earthwork, overlot grading or the erection of any structure, temporary or otherwise, until the City has received and approved the irrevocable letter of credit. The estimated costs of the Public Improvements shall be a figure mutually agreed upon by the Developer and the City's Director of Public Works, as set forth in Exhibit C if applicable. If, however, they are unable to agree, the Director of Public Works' estimate shall govern after giving consideration to information provided by the Developer including, but not limited to, construction contracts and engineering estimates. The purpose of the cost estimate is solely to determine the amount of security. No representations are made as to the accuracy of these estimates, and the Developer agrees to pay the actual costs of all such Public Improvements. The estimated costs of the Public Improvements may increase in the future. Accordingly, the City reserves the right to review and adjust the cost estimate on an annual basis. If the City adjusts the cost estimate for the Public Improvements, the City shall give written notice to the Developer. The Developer shall, within thirty (30) days SUBDIVISION IMPROVEMENT AGREEMENT 10/14 A after receipt of said written notice, provide the City with a new or amended letter of credit in the amount of the adjusted cost estimates. If the Developer refuses or fails to so provide the City with a new or amended letter of credit, the City may exercise the remedies provided for in this Agreement; provided, however, that prior to increasing the amount of additional security required, the City shall give credit to the Developer for all required Public Improvements which have actually been completed so that the amount of security required at all time shall relate to the cost of required Public Improvements not yet constructed. In the event the Public Improvements are not constructed or completed within the period of time specified by paragraph 9 of this Agreement or a written extension of time mutually agreed upon by the parties to this Agreement, the City may draw on the letter of credit to complete the Public Improvements called for in this Agreement. In the event the letter of credit is to expire within fourteen (14) calendar days and the Developer has not yet provided a satisfactory replacement, the City may draw on the letter of credit and either hold such funds as security for performance of this Agreement or spend such funds to finish Public Improvements or correct problems with the Public Improvements as the City deems appropriate. Upon completion of performance of such improvements, conditions and requirements within the required time, the Developer shall issue an irrevocable letter of credit to the City in the amount of twenty-five percent (25%) of the total cost of construction and installation of the Public Improvements, to be held by the City during the warranty period. If the Public Improvements are not completed within the required time, the monies may be used to complete the improvements. 14. Indemnification. The Developer shall indemnify and hold harmless the City and its officers, employees, agents or servants from any and all suits, actions, and claims of every nature and description caused by, arising from or on account of this Agreement any act or omission of the Developer, or of any other person or entity for whose act or omission the Developer is liable, with respect to the Public Improvements; and the Developer shall pay any and all judgments rendered against the City as a result of any suit, action, or claim, together with all reasonable expenses and attorney's fees and costs incurred by the City in defending any such suit, action or claim. The Developer shall pay all property taxes on the Property dedicated to the City and shall indemnify and hold harmless the City for any property tax liability. 15. Waiver of Defects. In executing this Agreement, the Developer waives all objections it may have concerning defects, if any, in the formalities whereby it is executed, or concerning the power of the City to impose conditions on the Developer as set forth herein, and concerning the procedure, substance, and form of the ordinances or resolutions adopting this Agreement. SUBDIVISION IMPROVEMENT AGREEMENT 10/14 16. Third Party Beneficiaries. There are and shall be no third party beneficiaries to this Agreement. 17. Modifications. This instrument embodies the whole agreement of the Parties. There are no promises, terms, conditions, or obligations other than those contained herein; and this Agreement shall supersede all previous communications, representations, or agreements, either verbal or written, between the parties. There shall be no modification of this Agreement except in writing, executed with the same formalities as this instrument. Subject to the conditions precedent herein, this Agreement may be enforced in any court of competent jurisdiction. 18. Release of Liability. It is expressly understood that the City cannot be legally bound by the representations of any of its agents or their designees except in accordance with the City of Wheat Ridge Code of Ordinances and the laws of the State of Colorado. 19. Captions. The captions to this Agreement are inserted only for the purpose of convenient reference and in no way define, limit, or prescribe the scope or intent of this Agreement or any part thereof. 20. Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, successors, and assigns as the case may be. 21. No Waiver. No waiver of any of the provisions of this Agreement shall be deemed or constitute a waiver of any other provisions herein, nor shall such waiver constitute a continuing waiver unless otherwise expressly provided, nor shall the waiver of any default hereunder be deemed a waiver of any subsequent default hereunder. 22. Invalid Provision. If any provision of this Agreement shall be determined to be void by any court of competent jurisdiction, then such determination shall not affect any other provision hereof, all of the other provisions shall remain in full force and effect. It is the intention of the Parties that if any provision of this Agreement is capable of two constructions, one of which would render the provision void, and the other which would render the provision valid, then the provision shall have the meaning which renders it valid. 23. Governing Law. The laws of the State of Colorado shall govern the validity, performance and enforcement of this Agreement. Should either party institute legal suit or action for enforcement of any obligation contained herein, venue of such suit or action shall be in Jefferson County, Colorado. 24. Attorneys Fees. Should this Agreement become the subject of litigation to resolve a claim of default of performance or payment by the Developer and a court of SUBDIVISION IMPROVEMENT AGREEMENT 10/14 competent jurisdiction finds in favor of the City, the Developer shall pay the City's attorney's fees and court costs. 25. Notice. All notices required under this Agreement shall be in writing and shall be hand delivered or sent by registered or certified mail, return receipt requested, postage prepaid, to the addresses of the parties herein set forth. All notices so given shall be considered effective seventy-two (72) hours after deposit in the United States mail with the proper address as set forth below. Either party by notice so given may change the address to which future notices shall be sent. Notice to Developer: Merkwood Estates, LLC PO BOX 140219 Denver, CO 80214 Notice to City: Director of Public Works 7500 West 29th Avenue Wheat Ridge, CO 80033 27. Force Majeure. Whenever the Developer is required to complete the construction, repair, or replacement of Public Improvements by an agreed deadline, the Developer shall be entitled to an extension of time equal to a delay in completing the foregoing due to unforeseeable causes beyond the control and without the fault or negligence of the Developer including, but not restricted to, acts of God, weather, fires and strikes. 28. Assignment or Assignments. There shall be no transfer or assignment of any of the rights or obligations of the Developer under this Agreement without the prior written approval of the City. 29. Recording of Agreement. This Agreement shall be recorded in the real estate records of Jefferson County and shall be a covenant running with the Property in order to put prospective purchases or other interested parties on notice as to the terms and provisions hereof. 30. Title and Authority. The Developer, Merkwood Estates, LLC, expressly warrants and represents to the City that it is the record owner of the property constituting the Property and further represents and warrants, together with the undersigned individual(s) that the undersigned individual(s) has or have full power and authority to enter into this Subdivision Improvement Agreement. The Developer and the SUBDIVISION IMPROVEMENT AGREEMENT 10/14 9 undersigned individual(s) understand that the City is relying on such representations and warranties in entering into this Agreement. WHEREFORE, the parties hereto have executed this Agreement on the day and year first above written. CITY OF WHEAT RIDGE, COLORADO Joyce Jay, Mayor ATTEST: Janelle Shaver, City Clerk APPROVED AS TO FORM: Gerald Dahl, City Attorney go STATE OF COLORADO COUNTY OF DEVELOPER 6�� The foregoing instrument was acknowledged before me this day of 20 , by , as SUBDIVISION IMPROVEMENT AGREEMENT 10/14 10 of Witness my hand and official seal. My commission expires: (SEAL) 11 Notary Public SUBDIVISION IMPROVEMENT AGREEMENT 10114 City of W heat Kid�ge PUBLIC WORKS STORMWATER QUALITY MANAGEMENT PROGRAM City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033-8001 P: 303.2352861 F: 303.235.2857 To: Dave Brossman, Development Review Engineer. From: William C. LaRow III, Stormwater Quality Program Manager Date: November 22, 2016 Subject: Proposed Merkwood Estates at 33rd Ave. and Routt St., Wheat Ridge CO 80033. I have reviewed the first submittal of the Stormwater Management Plan and engineering drawings dated October 17th 2016 and I have the following comments: General Comments: 1. Reminder: The proposed post BMPs (Extended Detention Pond and Grass Swale) require to have both a signed Stormwater Maintenance Agreement (SMA) and to have an Operations and Maintenance (O&M) plan. The SMA is considered part of the O &M Plan, but will be recorded as a separate document by the City with Jefferson County. 2. *What is the time frame of completing the detention pond? The City supports the use of proposed EDBs as temporary sediment basins, with appropriate modifications to meet UDFCDs Sediment Basin (SC -07) detail and criteria. Make note of this to direct the Contractor. 3. Prior to approving this SWMP the City will need a copy of the CDPHE Construction Discharge permit. 4. SWMP needs at a minimum three civil plan sheets covering the following construction phases: clearing, grubbing (over lot grading) infrastructure (including all utilities), and vertical construction with final stabilization. 5. To what extent will work be done within Lena Gulch ? If construction is done within Lena Gulch then a 404 permit is required. Refer to Corp of Engineers 404 permit high water mark criteria. 6. ALL BMPs called out in the narrative require to have a UDFCD detail and have appropriate reference. Add separate UDFCDs detail and operations procedures to appendices, increase their size to 8.5 x 11. At a minimum the following UDFCDs detail and fact sheets are required: S-01 — S-07, S-09, S-11, S-12, EC -01 through EC -05, EC -08, EC -09, EC -10, EC -12, EC -14, MM -1, MM -2, MM -3, SC -01, SC -05, SC - 06, SC -07*, SM -03, SM -04, SM -06, SM -07. www.d.wheatridge.co.us C:\Users\mreckert\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\ZC60W65X\SWMP first submivalComments112216.docx Narrative Comments: 1. Remove the soil study sheets, summarize in existing site condition section and add reference at the end of the document. 2. Need to add the ultimate receiving waters ( Clear Creek and South Platte) 3. Need to have a more comprehensive list of potential chemical pollutants i.e. form oil, hydraulic fluids, etc. (refer to COWR checklist) 4. Need to add or add more detail for the following (refer to COWR checklist): SWMP Administrator Sensitive environments Threatened and endangered species Spill Prevention and Response VTC Good House Keeping Temporary Stabilization Loading and unloading operations Inspection Requirements Inspection Documentation (refer to narrative comment #7) Dewatering Outdoor Storage Dust control — 5. If grade differential is being proposed this needs to be stated and describe the relevant elevations and relevant grades. 6. Will saw cutting operations use water ? If so this waste water needs to be accounted for. 7. Differences or modifications in the field from the approved SWMP are required to be made within 72 hours site changes are observed. The top two non-compliance is the SWMP does not reflect the actual site conditions and BMPs onsite do not match the SWMP BMP detail. 8. Under Phasing and BMP Implementation — make the statement when the outfall protection, ECBs, and inflow points of the EDB will be installed, these should be immediately after finish grade is complete or near completion. 9. Part of the Final stabilization is being achieved by vegetative cover by seeding, it is important to note that in order to receive a Certificate of Occupancy all areas being seeded must meet the States 70%. If a CO is being requested before a full growing season and not meeting the States 70% coverage, the City allows a CO to be issues by an escrow in the amount of 125% of the cost to re -seed the area in question. 10. Need an inspection form and make sure that it covers all the States requirements. An important (often missing) requirement is signature requirement. I suggest going to the following webpage - http://www. colorado. g_ov/cs/Satellite/CDPHE-WQ/CBON/ 1251596875260 Drawing Comments: - Refer to general comment # 4 1. General requirements: • Accurate and concise legend • Location of Administrative and structural BMPs • Location of stabilized staging area • Existing and proposed contours, show enough of the adjacent properties to allow for onsite flow pattern interpretation • Areas of disturbance • Vegetative buffer • Show areas of cut and fill • Location of stockpiles. • Delineate existing and proposed sub -basins with size and outfall locations (over -lot grading phase) • Limits of construction, this includes any areas of work associated with this project (utility connections, utility installation, and development improvements etc.) • Location of sensitive environments • Location of any offsite flows coming onto the site, this is key. Refer to narrative comment ? A lot of water flows down to the project area. Will need a detail explanation of how the offsite water is going to be handled, specifically from the south that goes into the drainage swale. 2. Key point on how the state evaluates sites, particularly for perimeter sediment controls. The State requires that all sediment sources need to be accounted for no matter how small. Therefore if there are parts along the perimeter that is expected to be using existing grade as a sediments control, this grade"' differential needs to be adequate to account for all sediment sources such from grading operations, small stockpiles from utility work, long term stock piles, or any other material stored near the LOCs. If using grade differential as a sediment control then this needs to be stated in the narrative and stated on the appropriate civil sheets. 3. All pervious areas that will be conveying concentrated flows require adequate erosion controls to prevent sediment transport and surface erosion, this includes the interim period between finished grade and installation of an impervious surface (i.e. curb line and swales). 4. The trickle channels require perimeter sediment controls and rock sock check dams, the outlet protection or the banks of the EDB can be fully covered with ECBs. 5. If grade differential is being proposed this needs to be shown on the civil plan sheet and explained in the narrative (see narrative comment # 5) . Best Regards, William C. LaRow, P.G., C.H.M.M. Stormwater Quality Program Manager City of Wheat Ridge PW Eng Dept 7500 West 29th Ave Wheat Ridge, CO 80033 cc: City of Wheat Ridge Stormwater electronic file City of W heat id - PUBLIC WORKS City of wheat Ridge Municipal Building 7500 W. 29'h Ave STORMWATER QUALITY MANAGEMENT PROGRAM Wheat Ridge, CO 80033-8001 P: 303.235.2861 F: 303.235.2857 Most Common Issue/Deficiencies with Comment Response: Issue/Deficiency Comment Stormwater Administrator contact information Have a section with the SWMP Admin contact information. If a SWMP Administrator cannot be listed at this time, make the following statement: Prior to the commencement of work the SWMP Administrator will be selected and their contact information will be added below, and the City of Wheat Ridge will be contacted with this information, preferable via Email. Add at a minimum the following contact information: Name, Company, Title with Company, Cell # and Email address. Notify the City when work will commence. Make this statement in narrative: Prior to work commencing the City of Wheat Ridge Public Works Department will be notified the date of beginning of this project. Inadequate Phasing Adequate phasing is required to, accurately evaluate the proposed BMPs. At a minimum construction phasing should consist of, but not limited to, grading operations, infrastructure (utility, roads etc.), vertical construction and final stabilization. Detail explanation of receiving waters Detail explanation how the site drains onsite and makes its way to the outfall and then to ultimate receiving waters. Details for BMPs All proposed best management practices (BMPs) stated within the narrative need to have construction details and SOP narratives when applicable, the City of Wheat Ridge has adopted all Urban Drainage Flood Control Districts BMP details/SOPs. These details can be found on their website. http://www.udfcd.org/downloads/down critmanual volllI.htm Inadequate VTC narrative Add the following text: "When site conditions are wet and/or muddy all non-essential vehicles and equipment will be limited to only areas that are impervious, efforts will be made in scheduling and rescheduling of deliveries if no stabilized area is available. Deliveries cannot be made when the site is wet and/or muddy. Describe the site access BMPS to ensure all traffic will access the site only through entrances with approved VTC, also make the following statement either under this section or vehicle www.ci.wheatridge.co.us C:\Users\mreckert\AppData\Local\Microsoft\Windows\[NetCache\Content.Outlook\ZC60W65X\Common SWMP Issues Table090915.doc Most Common Issue/Deficiencies with Comment Response: Issue/Deficiency Comment tracking section Temporary stabilization The City requires a section to describe the Temporary soil stabilization for areas considered to be completed and/or considered substantially complete and no work expected within 7 days and 30 days respectively. Dewatering Operations Is dewatering operations expected? If not give details of why. The City considers pumping of surface water that infiltrates areas of excavation as dewatering and requires all BMPs in place prior to discharging offsite. Furthermore the City requires to be notified before any water is discharged into the City's municipal separate stonnwater sewer system (MS4). Threatened and Endangered species, sensitive State requires that SWMP address "Endangered or Threaten environments not being addressed Species, Sensitive Environments, and/or Wetlands" ? n/a is not acceptable. Reference the material in making this determination. Limits of Construction (LOC) associated with All work considered to be part of the project including but not offsite utility work and required BMPs limited to Electric and Gas, Sanitation, Stormwater, Communication utilities etc requires BMPs to protect Stormwater quality and are considered as part of the LOC, therefore the LOC must reflect this. Key point on how the state evaluates sites, particularly for Perimeter sediment control perimeter sediment controls. The State requires that all sediment sources need to be accounted for no matter how small. Therefore sediment from any offsite work (utility, potholing, surface disturbance etc. needs to be taken in consideration when determining placement and type of BMP. If grade differential is being proposed this needs to be stated and describe the relevant elevations and relevant grades. Silt Fence being installed perpendicular to If this is being proposed then J hooks are required. contours, creating concentrated flow Slope stabilization for slopes steeper than 3:1 All slopes that are steeper than require erosion control BMPs Management of contaminated soils Significant dust and particulate generating Explain the process with explanation and state that the use of Most Common Issue/Deficiencies with Comment Response: Issue/Deficiency Comment processes water will be applied at a rate to limit erosion and avoid concentrated flows. Conditions constituting a rain event requiring a This is not based on a storms intensity i.e. .5 inches/hour etc site inspection this is based on any rain or snow event that causes observable erosion onsite and/or in the vicinity of the project. Site Inspections Frequency, inspection report Outdoor storage All chemicals will be protected from the elements and storage locations will be shown on plan Sheets, and spill kits will be in proximity to any potentials areas where chemicals can be spilled. Reportable Quantities List under spill prevention and response any chemicals with reportable quantities with the RQ amount. Location of SWMP State the following: SWMP is to be onsite at all times the project has activity onsite. State the SWMP being a living/dynamic document and SWMP revisions requires to be update to match the site conditions. Inspection forms Need include a copy of the inspection form to be used and the inspection form must a signed statement indicating the site is in compliance with the permit to the best of the signer's knowledge and belief. Need to include details for secondary containment and run on Temporary Batch Plant - Asphalt and concrete State what EMP controls, does not matter if it is not expected, if it is expected show locations. Describe the specifics of how the State stabilization Pennanent Stabilization requirement will be achieved. i.e. building, pavement, landscaping etc. Also state that any areas achieving stabilization by vegetation that until all areas have uniform coverage of %70 the permit is active and that all SWMP requirements, which includes inspections are still required. This is a good place to state that inspection frequency changing from 14 days to 30 days based on all construction activity is completed and future activity that will cause ground disturbance will occur. Retention of Records State that the SWMP and all documentation associated with the SWMP is required to be saved for 3 years from the time the State permit is closed. Requires a section describing how Spill Prevention and Spill Prevention and Response Response will be accomplished, need to have locations of where chemicals will be stored and have a spill kit, need to list the supplies in spill kit. Stabilized Staging Area not being installed Explanation why List all potential pollutant sources with BMPs • All disturbed and stored soils • Vehicle tracking of sediments • Management of contaminated soils • Loading and unloading operations Most Common Issue/Deficiencies with Comment Response: Issue/Deficiency Comment • Outdoor storage activities (bldg.. materials, fertilizers, chemicals etc) • Vehicle and equipment maintenance and fueling • Significant dust or particulate generating process • Routine maintenance • On-site waste management practices • Concrete truck/equipment washing, including chutes, fixtures and equipment • Dedicated asphalt and concrete batch plants • Non -industrial wste such as work trash and portable toilets • Other areas or procedures where potential spills can occur. Inspections Add that all vehicles and equipment will be inspected during the SWMP inspections; any leaking vehicles will be documented with an explanation of what measures were taken to protect stormwater quality. City of Wheat-j�iclge PUBLIC WORKS Memorandum TO: Lisa Ritchie, Planner fl FROM: Dave Brossman, Development Review Engineer DATE: November 10, 2016 SUBJECT: WS -16-02 / Merkwood Estates, 2"d PW Review Comments Re: Second Review Comments of the Final Drainage Report, Civil Construction Plans, and Final Plat for Case # WS -16-02 / Merkwood Estates located at 11435 W. 32nd Avenue. I have completed my second review of the above documents for the property at 11435 W. 32nd Avenue received on October 18, 2016, and 1 have the following comments: PLANNING & ZONING Final Plat: General Comments: 1. The following items shall be included with the next submittal PRIOR to review by Public Works: a. Provide AutoCAD drawing (v2015 or older). If no AutoCAD DWG file along with all associated external reference and SHX files is not received, the review will not be performed. b. Revised Lot Closures for Lots 1, 6 and 7 and for W. 33rd Ave. and Robb St. rights-of-way and for Tract A. Sheet 1: 1. In the Dedicatory portion, please correct the typo (City off Wheat Ridge) 2. Add the two commas in the Section Corners sentences and another one in General Note #5. 3. In the Vicinity Map: a. Please lighten the street linetypes slightly so the street names are visible. b. The waterway is Lena Gulch and not Clear Creek as shown. Sheet 2: 1. Please note the following comments pertaining to the water quality pond: a. As previously requested, please be advised that all detention and WQ facilities shall be located as follows: Merkwood Estates Subdivision Review-2.Itr.docx Public Works Engineering November 10, 2016 Page 2 i. The water quality pond shall be located a minimum of twenty (20) feet away from the boundary of the FEMA regulated floodway. ii. The water quality pond shall be located a minimum of five (5) feet from any property line or utility easement. iii. Tract A encroaches within the existing 16' Sanitary Easement. As such, written approval of the drainage design shall be required from the Northwest Lakewood Sanitation District prior to approval of this plat and the associated drainage design documents. b. What is the line that seems to be a remnant contour line in Tract A? c. The bearing & distance for the two east -west lines of Tract A obscure the linework beneath. Perhaps offsetting the label would help. 2. Please show the following items on this plat: a. The FEMA 100 -year Floodplain boundary. b. The FEMA Floodway boundary. c. The distance from the northerly boundary line of Tract A to the FEMA Floodway. 3. The two enlarged Monument Clarification details of the side-by-side property corners of Lots 6 & 7 need much work. At a minimum, the following must be shown in these details: a. The adjacent streets/Lots. b. The distance between the two monuments. c. The linetypes and monument symbols should exactly match the Legend. d. The details for the non -coincidental corner monuments require much more information (please refer to the redlined plat). 4. Be sure to include an arrow pointing from the text to the 10' easement at the rear of Lots 1-6 to identify the drainage easement (needed for the swale to be constructed across the rear portions of to the sidewalk chase on W. 33rd Avenue). 5. Some of the symbols found on the plan view do not match the Legend; please be sure these all correspond to one another. 6. All easements should be shown as being "granted" rather than "dedicated". (This might be picky, but an easement grants a right while title is conveyed by deed). 7. Identify existing ROW and Section lines using the linetype that corresponds to the Legend. 8. Both the Robb Street and West 33rd Avenue Right -of -Way that is to be dedicated must be shown as "HEREBY DEDICATED BY THIS PLAT" The way W. 33rd Ave. is currently depicted it makes it seem as though the ROW is existing. 9. For the proposed emergency Access Easement on Lots 1 & 2: a. PW recommends defining the access easement as two separate easements - one per lot with the tie point being the NW corner of Lot l (could make the title a bit cleaner for each Lot). b. The easement boundary needs to be a "Proposed Easement" linetype. c. Add the word "EMERGENCY" to the easement callout. Merkwood Estates Subdivision Review-2.ltr.docx Public Works Engineering November 10, 2016 Page 3 d. The Data Table may need to be modified if the PW recommendation in 9a above is implemented. 10. There are a few drafting items that should be addressed such as dimension arrows (for W. 32nd Ave.) being overwritten by the City of Wheat Ridge/City of Lakewood text, and "floating" lines that don't mean anything (see right below the section tie). 11. There are two monument types in the MONUMENT LEGEND that are not found on this plat document and as such should be removed from the Legend. 12. Need to include the hatch patterns for R.O.W. extents and access easements in the LINEWORK LEGEND. CIVIL ENGINEERING Final Drainage Report (Discussion): 1. Under Section 1.5 Floodplain Statement, also mention that a good portion of the floodplain is also floodway. 2. Under Section 2.2 Sub -Basin and Site Drainage: a. It appears that the backyards of the properties to the west discharge onto the property. This runoff will need to be accounted for. b. The large upstream area south of 32nd Avenue also needs to be discussed. This is Basin 84 in the Lena Gulch FHAD with an area of around 174 acres. The channel which mainly lies east of the subject property will be greatly impacted by this development proposal. The existing open channel may need to be piped to avoid negative impacts to the proposed Robb Street. c. The inlets on the north side of W. 32nd Avenue must be analyzed, and the design must address what happens and where the flow from both the minor and major storm events will go. If for example, during a 100 -year event the curbing and sidewalk is overtopped, where will the flow go? The design must account for and address all of this offsite stormwater. 3. Under Section 3.3 Water Quality: a. Please note that the City's criteria has recently changed; EDB side slopes shall not exceed 4:1 to allow for proper vegetation and maintenance. b. The minimum distances from the floodway and property lines as previously stated has not been met on any plan sheets included with this submittal. Please be advised that this design will not be approved until ALL plans and sheets reflect the following: i. A minimum of twenty (20) feet from the regulated floodway. ii. A minimum of five (5) feet from any property line or utility easement. c. Since the pond is for WQ only, PW recommends having the major storm bypass the pond so that it does not wash-out the pollutants captured by the pond. A flow splitter could be installed just upstream of the WQ pond to accomplish this (see the Open Channel Section 3.5). 4. Under Section 3.4 Streets: Merkwood Estates Subdivision Review-2.Itr.doca Public Works Engineering November 10, 2016 Page 4 a. As previously requested, include in the Discussion the following in support that the design adheres to UDFCD requirements: i. Curb overtopping. Provide the (maximum) depth at the curb for both Robb Street and W. 33rd Avenue. ii. Street depth and spread for each of the two proposed roadways. 5. Under Section 3.5 Open Channel Flow: a. The grass lined swale stated as being on the east side of Lot 8, is now shown as Lot 7 on the plat. b. It appears that the backyards of the properties to the west discharge onto the property. Discuss that the swale has been designed to handle this flow, and discuss the design if a flow splitter will be employed on the east side upstream of the WQ pond. 6. Under Section 4.0 Conclusion, the existing drainage channel to the east (near 32nd Avenue) has historically negatively impacted downstream properties by overtopping during 5 -yr and greater events, and flooding the subject property. The proposed improvements needed to address this drainage channel should be included in the Conclusion as evidence that this project will actually be improving existing drainage conditions. Final Drainage Report (Appendix): 1. Appendix D, refer to the Grading Plan, Sheet CD6.0 in the Civil Construction Plans for all redlined comments. 2. In Appendix E, Runoff Analysis, please include the following: a. Calculations need to be included for Basin 84 to the south of 32nd Avenue. b. Calculations need to be included for the off-site property to the west. c. The initial overland flow for OS2 is too long for that small basin. d. If the flows from the west are not separated from Basin D1, then that tributary area will need to be included in the calculations for the swales and pond. e. Calculations need to be included for the Swale that is shown off-site to the east between the pipe that drains Basin 84 and the pipe along the east side. Replacing the swale with a pipe may be a better design to prevent overflow onto the subject property. 3. In Appendix H, Design Peak Flow spreadsheet: a. The proposed swale along the east side of Lot 7 is adequate to handle the flow from both the minor and major storm events. b. The proposed sidewalk chase on the north side of W. 33rd is adequate to handle the flows proposed to enter the swale mentioned above. c. Capacity of the crosspan on 33rd Avenue for both minor and major events. d. Calculations need to be included for all swales, i.e., the swale on the west side of Lots 1-6 (which must include the offsite runoff from the west since it is going to enter it). e. On the Robb Street spreadsheet the max. allowable spread behind curb will be limited to 1.0' (which is all that is available on the east side). Currently this is shown as 5.0' — please revise. Merkwood Estates Subdivision Review-2.Itr.docx Public Works Engineering November 10, 2016 Page 5 Drainage Plan (Appendix G): 1. The Basin boundaries need to be shown on the Historical Conditions Map. 2. The design does not follow the City requirements as stated in the previous comments. On the Drainage Plan please be sure the design meets the following requirements regarding the WQ pond: a. The pond shall be located: i. A minimum of 20' south of the regulated floodway. ii. A minimum of 5' away from any property line or utility easement. 3. Since the pond is designed for WQ volume only, furnish additional info on how the pond will handle or if it overtops during a larger storm event. PW recommends having the major storm bypass the pond so that it does not wash- out the pollutants captured by the pond. A flow splitter could be installed just upstream of the WQ pond. 4. Be advised that the existing channel on the southeast cannot currently handle a 5 -year event or greater. During a minor storm event the channel overtops and floods the subject property (the City has met with the previous owner on numerous occasions regarding this matter). In addition, the existing channel appears to meander into the subject property and has numerous trees and other vegetation that helps stabilize it. To avoid numerous erosional concerns requiring extensive channel improvements and a reinforced retaining wall along the length of Robb Street, PW recommends enclosing the existing channel into a pipe. 5. The legend should include a description of the basin labels. Civil Construction Plans General Comments: 1. Major Drainageway Improvements: Please be advised that the drainageway lying along the easterly property line of the subject property has been largely ignored. Since the subject property gets flooded under existing conditions during the minor storm event, improvements to the drainageway will need to occur with this development. This is especially true due to the current proposal constructing Robb Street within one (1) foot of the property line. The existing drainageway appears to actually encroach onto the subject property, and in order to construct a public roadway against such a facility, certain design consideration must be made. a. Public Works (PW) suggests that enclosing the drainageway is likely the best and easiest solution given the expense associated with the construction of retaining walls (to support the roadway), the channelization and erosion control necessary to relocate it further to the east, etc. b. In addition to the drainageway, the existing inlet on the north side of W. 32nd Avenue (just east of the subject property) may be inadequate to handle the minor storm event, Merkwood Estates Subdivision Review-2.Itr.doex Public Works Engineering November 10, 2016 Page 6 c. A design proposal shall be required and included in the next submittal of these construction plans. 2. Pedestrian Connection to W. 32nd Avenue: Due to the steep grade at the south end of the newly proposed Robb Street as it approaches W. 32nd Avenue, an ADA -compliant design for the sidewalk connection to the Sheet CD -1.0 (Cover Sheet): 1. In the Vicinity Map: a. Clear Creek needs to be shown as Lena Gulch. b. The map scale appears to be 1:1,000 rather than 1:500 as shown. Sheet CD -2.0 (Existing Condition Plan): 1. There are many inconsistencies between the linetypes and symbols used on the plan view and those found in the Legend. Please be sure these directly correspond to one another. One legend shown in one place in the set of drawings would facilitate consistency throughout the plans. Sheet CD -3.0 (Site Plan 1. Relocate any notes or callouts that mask underlying linework. 2. The City of Wheat Ridge follows the Colorado Department of Transportation M -Standards whenever possible. Please note the correct driveway detail to refer the reader is CDOT M -Standards M-609-1, Concrete Driveway Entrance - Type 3. 3. The pedestrian ramp to 32nd Avenue will need to have an enlarged detail for contractibility and compliance with current ADA requirements. 4. Pertaining to the West 33rd Avenue Connection Detail a. Include all ROW widths. b. Show the W. 33rd Avenue ROW as "Proposed" or "Existing". c. Provide the adjacent Lot numbers. 5. Add Note #5: "5. ALL DRIVEWAYS SHALL ADHERE TO CDOT M-609-1, ADA - COMPLIANT TYPE 2 (REFER TO SHEET CD -9.2 FOR DETAIL)." Sheet CD3.1 (Site Plan Cross -Sections 1. Show all ROW as either "Proposed" or "Existing". 2. The sections on the sheet are rather confusing as shown. Please note the following: a. Rename Section C -C to Section B -B and move it up underneath Section A -A. These are both for W. 33`d Avenue and need to be next to each other. b. Be sure and align Sections A -A and B -B by aligning their respective roadway centerlines and by using the same scale for both (even if it is an oddball scale that fits the sheet and shown as being "N.T.S."). c. Rename the current Section B -B to Section C -C and move it to the bottom of the sheet. Sheet CD -4.0 (Erosion Control Plan): Merkwood Estates Subdivision Review-2.Itr.doex Public Works Engineering November 10, 2016 Page 7 1. Previous comments have been adequately addressed; no comments this sheet. Sheet CD -5.0 (Utility P 1. Previous comments have been adequately addressed; no comments this sheet Sheet CD -6.0 (Grading Plan): 1. Please note the following requirements pertaining to the WQ pond: a. The pond shall lie within a non -buildable tract and is to be maintained by the subdivision HOA. b. Identify the water quality pond. c. The WQ pond shall be located: i. No detention/WQ facilities shall be constructed within five (5) feet of any property line or utility easement. ii. No detention/WQ facilities shall be constructed within twenty (20) feet of the FEMA Floodway. iii. Side slopes of EDB's shall not exceed 4:1 (seed does not grow well on anything steeper). iv. Include a Detailed Grading Plan for the pond to ensure the outlet structure, overflow weir, and pond itself will be properly constructed. 2. Please note that the cross-sectional detail for the drainage swale to the WQ pond from the crosspan across W. 33rd Avenue does not match the contours on the plan view. 3. For the swale details, show each swale as centered within the 10' wide Drainage Easement as shown herein. Also be sure that the 6" depth shown will be adequate for each of these swales given the offsite flows that will be carried within them. 4. Change the typo in the General Note #4 to NAVD88 for the datum. 5. There are quite a few labelling conflicts where some text is not visible due to overlapping information. Sheet CD -6.1 (Grading Plan Detail): 1. Need to differentiate between the existing and proposed ROW. 2. The sidewalk chase on the NE needs to align with the proposed drainage swale along the east side of Lot 7. The engineer must verify the proposed chase will adequately handle the flow from the both the minor and major storm events. 3. The reverse chase dimension currently shown as "VARIES" needs to be changed to reflect the actual height of the opening (8", or 0.67'). 4. Public Works requires that the runoff from this subdivision be addressed entirely within the bounds of the subdivision. In an effort to accomplish this, Public Works HIGHLY encourages the use of recessed curbing at the chase. The proposed reverse sidewalk chase should be recessed in an effort to efficiently capture flows from this subdivision and would serve to minimize any by-pass flow that may otherwise continue east and into the neighboring storm system. An example detail of the recessed chase has been provided on the redlined plans. 5. Add the following Note #4 to the "DRIANAGE SWALE NOTES": Merkwood Estates Subdivision Review-2.Itr.docx Public Works Engineering November 10, 2016 Page 8 "4. SIDE SLOPES OF ALL DRAINAGE CHANNELS SHALL NOT EXCEED 4:1." 6. The north arrow is pointed in the wrong direction. 7. The scale is shown incorrectly as l" = 50', when the plan view scales to 1- 20'. "20'. Sheet CD -7.0 (Draina e 1. The Basin boundaries need to be shown on the Historical Conditions Map. 2. The design does not follow the City requirements as stated in the previous comments. On the Drainage Plan please be sure the design meets the following requirements regarding the WQ pond: a. The pond shall be located: i. A minimum of 20' south of the regulated floodway. ii. A minimum of 5' away from any property line or utility easement. 3. Since the pond is designed for WQ volume only, furnish additional info on how the pond will handle or if it overtops during a larger storm event. PW recommends having the major storm bypass the pond so that it does not wash- out the pollutants captured by the pond. A flow splitter could be installed just upstream of the WQ pond. 4. Be advised that the existing channel on the southeast cannot currently handle a 5 -year event or greater. During a minor storm event the channel overtops and floods the subject property (the City has met with the previous owner on numerous occasions regarding this matter). In addition, the existing channel appears to meander into the subject property and has numerous trees and other vegetation that helps stabilize it. To avoid numerous erosional concerns requiring extensive channel improvements and a reinforced retaining wall along the length of Robb Street, PW recommends enclosing the existing channel into a pipe. 5. The legend should include a description of the basin labels. Sheet CD -8.0 (Roadway, P 1. The following comments pertain to the Plan View: a. Need to provide station and offsets for ALL PC & PT transitions so the curb, gutter, and sidewalk will be properly constructed. b. The two baselines must have different stationing from one another to minimize confusion. PW suggests the Robb Street baseline begin at 10+00 instead of 0+00 as the W. 33rd Avenue baseline does. c. Need to create an equation station at the intersection of the two baselines. d. The truncated dome detectable warning panel for the ADA ramp on the SE corner of W. 33rd Ave. and Robb St. needs to be perpendicular to the direction of movement, e.g., west, in order to meet the current ADA regulations. e. Identify the crosspan and direct reader to the sheet (or M -Standard) where the detail may be found. 2. The following comments pertain to the Profile View: Merkwood Estates Subdivision Review-2.Itr.doex Public Works Engineering November 10, 2016 Page 9 a. The profile stationing is backwards. The profile stationing currently runs left to right while the plan view stationing runs right to left. b. Both of the vertical curves shown on the profile are too short. Even though this is a local street with a speed limit of 25 mph, the rate of curvature K is very small and will create shorter curves and reduce the ride quality. PW suggests using minimum 25' vertical curves. 3. The plan view and the profile view stationing need to correspond to one another (be aligned vertically on the sheet). Sheets CD -8.1- CD -8.2 (W. 33`d Avenue Cross Sections): I . For ALL cross-sections: Due to the flat profile grade for most of W. 33`d Avenue the minimum cross -slope shall be 1.0%. Please adjust the design and all sections accordingly. 2. According to the plan view station 0+50 lies within the crosspan in W. 33rd Avenue. The crosspan is set at I% to the north (on the plan view), but the cross- section shows this as being crowned. Please be sure that these correspond to one another. 3. Since the cross -slope at 1+75 will increase to 1.0%, the crown profile may have to be adjusted slightly as it approaches 2+00 (The City allows grade breaks or 0.50% or less). Sheet CD -8.3 (Roadway Profile and Cross Sections): 1. The plan view and the profile view stationing need to directly correspond to one another (be aligned vertically on the sheet). Sheet CD -9.0 (Construction Details): 1. Please remove the four details that aren't needed since these items will not be constructed with this project. 2. Please add the following Note to the Sidewalk Chase detail "REFER TO REVERSE CHASE DETAIL FOUND ON SHEET CD -6.1 GRADING PLAN DETAIL FOR ADDITIONAL GRADING INFORMATION." Sheet CD -9.2 (Construction Details): 1. Please add the COWR Standard Street Utility Location Detail (see attached). Please include one PDF and one AutoCAD (2015 or older) DWG file of the Final Plat and one PDF of all the revised Civil Documents with the next submittal. Merkwood Estates Subdivision Review-2.ItrAocx Public Works Engineering November 10, 2016 Page 10 If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. City Surveyor / Development Review Engineer CC: Steve Nguyen, Engineering Manager Zack Wallace, Planning Technician Mark Van Nattan, Engineering Technician File Merkwood Estates Subdivision Review-2.Itr.doex - , , �f- City Of Wheat�idge COMMUNITY DEVELAPMENT City of Wheat Ridge Municipal Building 7500 W. 291h Ave. September 2. 2016 Galen Hagen -Peter 3461Ringsby Court #125 Denver, CO 80216 Dear Mr. Hagen -Peter: 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 subdivision on property zoned Residential -One (R-1) located at 11435 W. 32"d Avenue. The application has been reviewed and below are comments regarding the first submittal. SUBDIVISION 1. Case Number is WS -16-02. ?. Dedicated north -south street shall be named Robb Street. 3. Add zoning for adjacent lots. A zoning map will be attached to these notes. 4. A Subdivision Improvement Agreement will need to be recorded prior to recordation of the plat document. A template for this agreement will be sent to you at a later date. 5. A Homeowners Association (HOA) will need to be established. The City will need to review the documentation for the HOA prior to recordation of the plat document. 6. Please refer to attached letter and redline comments from Dave Brossman for additional changes that need to be addressed on the plat document. Attached are referrals received from other city departments and outside agencies regarding the plat document. Wheat Ridge Public Works: See attached letter and attached redline comments from Dave Brossman dated August 27, 2016 Wheat Ridge Police Department: See attached email from Mark Cooney dated August 16, 2016. West Metro Fire Protection District: See attached letter from Bruce Kral dated August 25, 2016 and subsequent emails for clarity. Consolidated Mutual Water District: See attached letter from Andy Rogers dated August 17, 2016. Xcel Energy: See attached letter from Donna George dated August 30, 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 accordingly. For clarification on any of these issues, please feel free to contact any of the Development Review committee members: Community Development Meredith Reckert 303-235-2848 Public Works Dave Brossman 303-235-2864 Traffic Engineering Mark Westberg 303-235-2863 Once changes have been made, please submit one 24" x 36" copy and one 11" x 14" copy of the revised documents. Include an electronic copy with a PDF document and an AutoCAD dwg (2010 or older) including all external reference and shx files, etc. If you have any questions or need further clarification, do not hesitate to contact me at 303-235-2849. Sincerely, Zack Wallace Planning Technician 2 I City of Wheatidge PUBLIC WORKS City of Wheat Ridge Municipal Building 7500 W. 29'h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2861 F: 303.235.2857 August 27, 2016 Mr. David J. Zehnacker, P.E. Altitude Land Consultants, Inc. 3461 Ringsby Court — Suite 125 Denver, CO 80216 720.413.9691 Re: First Review Comments of the Final Drainage Report, Civil Construction Plans, and Final Plat for Case # WS -16-02 / Merkwood Estates located at 1143 5 W. 32nd Avenue. Dear Mr. Zehnacker, I have completed my first review of the above documents for the property at 11435 W. 32"d Avenue received on August 16, 2016, and I have the following comments: PLANNING & ZONING Final Plat: Sheet 1: 1. Please revise the subtitle of the plat to include: "A REPLAT OF A PORTION OF BROOKSIDE SUBDIVISION..." 2. The following comments pertain to the Owner's Certificate: a. List the owner(s) in the first line of the Certificate. b. In the second sentence it appears that part of the description is missing: "..., EXCEPT THE EAST 18.9 FEET" in the location shown on the redlined plat. c. Under "SECTION CORNERS": L Please include the Principal Meridian information. ii. Provide the surveyor's license numbers as shown on the redlined plat. d. In the metes & bounds portion: i. The bearing shown in the first line is incorrect (shown as being in a NE direction and it should be NW). ii. For all instances where "FT" is used, please spell out the word FEET. iii. Include a hard call to the point on the ROW line: "...SAID POINT BEING ON THE NORTHERLY R.O.W. LINE OF WEST 32nd AVENUE", and then describe the next course as being "ALONG SAID RIGHT-OF-WAY LINE..." (It just reads better). iv. The square footage provided in this section is 213,300 square feet, while the closure sheet shows the area as being 213,304 square feet. Please be sure that these correspond to one another. v. There are a couple of places in the metes and bounds that are in need of commas. e. In the Dedicatory portion, please correct the typo (City off Wheat Ridge) 3. The WQ pond shall be located within a non -buildable tract that shall be shown on this plat. The non -buildable tract must also be fully encumbered by a "STORMWATER DETENTION EASEMENT", and a Note included on this Sheet to that effect. 4. Also, add to the Note on this Sheet the following bolded underlined text: www.ci.wheatridge.co. u s Public Works Engineering August 27, 2016 Page 2 "THE STORMWATER QUALITY DETENTION AREA HEREIN SHOWN AS "STORMWATER DETENTION EASEMENT" SHALL BE CONSTRUCTED AND MAINTAINED BY THE OWNER AND SUBSEQUENT OWNERS, HEIRS, SUCCESSORS AND ASSIGNS. IN THE EVENT THAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAID OWNER, THE CITY OF WHEAT RIDGE SHALL HAVE THE RIGHT TO ENTER SUCH AREA AND PERFORM NECESSARY WORK, THE COST OF WHICH SAID OWNER, HEIRS, SUCCESSORS, AND ASSIGNS AGREES TO PAY. NO BUILDING OR STRUCTURE WILL BE CONSTRUCTED IN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA WILL BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS." 5. General Note #2 is not acceptable. Any plat whereby public Right -of -Way is being dedicated must use a Title Commitment. 6. In Note #3 the Basis of Bearings statement references the NORTHEAST Quarter of Section 28, and this should be the NORTHWEST Quarter. 7. Please revise Note #6 to read: "PER COLORADO REVISED STATUTES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37 DIVIDED BY 12 U.S. SURVEY FEET ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY." 8. In the Vicinity Map: a. Show the entirety of the land being subdivided. b. Add the existing W. 33rd Avenue, and Quail Court to the map. c. Show the City boundary. d. Include a North arrow. 9. In the Storm Water Detention Easement language, please complete the information to match the WQ ("TRACT "A", which currently isn't shown). 10. In the Planning Commission Certification PW recommends you add a bit more line space to write in the information. Sheet 2: 1. Please revise the subtitle of the plat to include: "A REPLAT OF A PORTION OF BROOKSIDE SUBDIVISION..." 2. Please note the following requirements pertaining to the water quality pond: a. The WQ pond shall be located within a non -buildable tract ("TRACT "A") shown on this plat. b. A"STORMWATER DETENTION EASEMENT" must fully encumber the non -buildable tract for the pond area. c. Also note that all detention and WQ facilities shall be located as follows: i. Lie a minimum of 20' away from the FEMA regulated floodway. ii. Lie a minimum of 5' from any property line or utility easement. d. Provide drainage easements to this pond across Lot 8 from W. 33rd Avenue. 3. Please remove the text regarding Quail Hollow Subdivision as "being under construction at the time of survey" (this info is not pertinent to this subdivision plat). 4. The 16" Sanitary Easement needs to be shown using the easement linetype. 5. Need to identify the names of the public roadways being dedicated. 6. There needs to be a 10.00' radius of ROW dedication at the SW corner of the intersection of the two new roadways being dedicated. This will allow for construction and future maintenance (by the City) of the ADA ramps that must be built with this project. www.ci.w heatridge.co. u s Merkwood Estates Subdivision Review- 1.ltr.docx Public Works Engineering August 27, 2016 Page 3 7. Since the line along the frontage of Lots 1-6 is straight, remove all of the bearings shown for each individual lot and just show one bearing for the entirety of the length. 8. Show the Drainage Easement needed for the swale to be constructed across the rear portions of Lots 1-6 to the sidewalk chase on W. 33`d Avenue. 9. Please be consistent with coordinate precision for the subdivision boundary (stick with 4 decimal places). 10. Identify the P.O.C. as being "COWR POINT NO. 16309". (The reader needs to know this is a City monument). 11. Need to identify the Basis of Bearings line as being the "S. LINE, NW t/4, SEC. 28". 12. The bearing in the Section Tie appears to be incorrect (should be N89°47"30"MD. 13. Be sure the symbols for the monuments shown (as in the case of the Basis of Bearings line) match the symbols used in the Legend. 14. Need to add the following Existing and Proposed linetypes to the Legend: a. Section Line b. R.O.W. Line c. Subdivision Boundary d. Lot Line e. Easement 15. Please darken/thicken the Subdivision Boundary linetype. 16. Identify existing ROW lines. 17. Include the distance from the section line (B of B) to the subdivision boundary on the south end. 18. PW suggests not duplicating General Notes on both sheets. Refer to redlines on Sheet 1 for corrections to General Notes. 19. Some of the lines and text on the redlined plat are in need of some cleaning up or clarification. 20. Non -coincidental corner monuments may require larger scale detail to clarify positions. 21. Show the City boundary on the south side (within W. 32nd Avenue). 22. Show all acreage to four decimal places. 23. Please be sure that all text height meets or exceeds the minimum size of 0. 10". CIVIL ENGINEERING Final Drainage Report (Discussion): 1. In the Location portion of the Introduction, include a brief description of the adjacent development. 2. In the Major Basin section of the Historical Drainage System, please to state the direction(s) of the 2% slope(s). 3. In Section 2.2 Sub -Basin and Site Drainage: a. Provide the Q5 & Q100 for all OS basins. b. Need to provide all sub -basin areas. c. State the effects of the historical flows upon adjacent or downstream properties. 4. Under Section 3.2 Runoff a. As with the Historical information, please provide the Q5 & Q100 for all OS basins contributing to the subject property. Describe the anticipated effects of the developed runoff on adjacent properties. 5. Under Section 3.3 Water Quality: a. Include a statement that the water quality facility to be constructed with this project will lie within a non -buildable tract fully encumbered by a detention easement. b. State that the pond shall be located as follows: wwwxi.whcatridge.co.us Merkwood Estates Subdivision—Review- I. Itr.docx Public Works Engineering August 27, 2016 Page 4 i. A minimum of twenty (20) feet from the regulated floodway. ii. A minimum of five (5) feet from any property line or utility easement. c. State the following: i. Maintenance of the pond shall be the sole responsibility of the owner(s) and/or HOA. ii. The pond bottom shall be sloped at a minimum of 2% towards the concrete trickle channel. d. Need to provide an overflow weir to Lena Gulch and also one (l) foot of freeboard. e. State that a City -standard well screen shall be employed to protect the 0.50" orifices. f. Discuss the need for a 404 Nationwide Permit. Under Section 3.4 Streets: a. Discuss the following in support that the design adheres to UDFCD requirements: i. Curb overtopping. ii. Street depth and spread for each of the two proposed roadways. Under Section 3.5 Open Channel Flow: a. Include a statement that, "The swale on the west side shall be continuous with a minimum of 6" of depth maintained as the swale passes under fence lines. This detail shall be provided on the Site Plan for each individual Building Permit Application." Under Section 4.0 Conclusion: a. Correct the typo in the first paragraph. b. Describe the anticipated effects of the developed runoff on adjacent properties. c. Provide a comparison between the Q5 & Q100 for both the Minor and Major events as evidence that this project is beneficial,to the City storm system and will not be detrimental to downstream properties. Final Drainage Report (Appendix): 1. Please include the outlet structure design in the Appendix of this Report. Drainage Plan (Appendix F): 1. No comments on the Historical Conditions Map. 2. Need to identify the WQ pond. 3. Please state the following requirements pertaining to the WQ pond: a. The pond shall lie within a non -buildable tract and is to be maintained by the subdivision HOA. b. The pond shall be located: i. A minimum of 20' south of the Regulated Floodway. ii. A minimum of 5' away from any property line or utility easement. 4. Show the drainage swale (and associated Drainage Easement) for the channel required to convey stormwater from W. 33rd Avenue to the WQ pond. 5. Show the reverse sidewalk chase needed to convey the stormwater from the W. 33rd Ave. roadway into the Swale on the east side, and ultimately to the WQ pond. You will need to include a detail with elevations for this sidewalk chase — the standard detail will NOT be sufficient (the flow is in the wrong direction). 6. Identify the two 8' crosspans. Provide elevations at both ends of each pan and provide the grade percent's for each. 7. Identify the two proposed roadways and provide grade percent(s) for gutter in each. 8. Provide the following: a. A Vicinity Map b. Identify the FEMA Regulated Floodway. www.ci.wheatridge.coms Merkwood Estates Subdivision Review-l.ltr.docx Public Works Engineering August 27, 2016 Page 5 c. A typical detail of both the swale to the pond and also for the westerly swale (along the backs of Lots 1-6). d. A top -view of the Outlet Structure. Include sufficient information a dimensions to properly construct. e. Show the non -buildable Tract for the WQ pond. f. Show all existing and proposed drainage and detention easements. 9. Provide complete details for outlet structure on this Plan. Include sufficient info and dimensions to properly construct. Civil Construction Plans General Comments: 1. No SWMP was included with this submittal. Public Works highly recommends that a Stormwater Management Plan be submitted as soon as possible. This document generally undergoes a couple of reviews by Bill LaRow, Stormwater Program Manager (blarowkci.wheatrid e.co.us, 303.235.2871) and no Grading or Building Permits can be issued until the SWMP is approved. 2. For ALL sheets: Need to show the name of the proposed road; you may need to get this from the Wheat Ridge Planning Dept. (303.235.2846). Sheet CD -1.0 (Cover Sheet): 1. In the Vicinity Map: a. Show the entirety of the land being subdivided. b. Add the existing W. 33rd Avenue and Quail Court to the map. c. Show the City boundary. d. Include a North arrow. 2. The Legal Description contains numerous errors and differs from the plat. Please delete this one and use the (corrected) Legal Description from the Final Plat. 3. Please add the following Note: "25. NOTICE TO CONTRACTOR: REFER TO THE STORMWATER MANAGEMENT PLAN (SWMP) FOR EROSION & SEDIMENT CONTROL REQUIREMENTS." Sheet CD -2.0 (Existing Condition Plan 1. No Comments. Sheet CD -3.0 (Site Plan): 1. Include Typical Sections A -A, B -B, and C -C for the new proposed roadways on this sheet.. 2. Need to show and identify the WQ pond. 3. Please state the following requirements pertaining to the WQ pond: a. The pond shall lie within a non -buildable tract and is to be maintained by the subdivision HOA. b. The pond shall be located: i. A minimum of 20' south of the FEMA Regulated Floodway. ii. A minimum of 5' away from any property line or utility easement. 4. The items currently shown as "At -grade Crosswalks" are going to be needed as a stormwater conveyance, so these are to be shown as a City -standard crosspan (STD Detail C- B02_8CROSSPAN), and not a crosswalk. 5. Need to show concrete fillets at all four corners of the W. 33rd Avenue & "Proposed Public Road" intersection. Refer to the redlined plans. www.ci.whcatridge.coms Merkwood Estates Subdivision Review-I.Itr.doca Public Works Engineering August 27, 2016 Page 6 6. Provide a 10' radius of ROW dedication at the NE corner of Lot 6 to allow for construction and future maintenance (by the City) for the required ADA ramps at the intersection. 7. Need to provide ADA ramps on both corners of the south side of the above-mentioned intersection, as well as a mid -block ADA ramp on the north side of W. 33`d Avenue and two mid - block ramps at the west end of the roadway connection to Routt Street. The existing sidewalk to the east (within the Quail Hollow Sub.) is offset with the "Proposed Public Road" intersection to the west. Please note that I have taken the liberty of showing a design on this Sheet that would be approvable for these ramps (you may need to zoom in to see the grade arrows). 8. There is way too much going on in such a small area for the new W. 33`d Avenue roadway. Please include an enlargement of this area (20 -scale minimum) with the next submittal. 9. Show the two sidewalk chases, one for the westerly swale, and the reverse chase for the easterly Swale. (Refer to the redlined Plan as needed). 10. Identify & dimension the emergency vehicle turn -around. 11. Provide a pedestrian connection to the existing sidewalk along W. 32"d Avenue (it may need to meander to meet ADA requirements. Sheet CD -4.0 (Erosion Control Plan): 1. Please add the following Note: "NOTICE TO CONTRACTOR: REFER TO THE STORMWATER MANAGEMENT PLAN (SWMP) FOR EROSION & SEDIMENT CONTROL REQUIREMENTS." Sheet CD -5.0 (Utility Plan): I . Please include the following notes on this sheet: "5. NOTICE TO CONTRACTOR: IF MORE THAN THREE (3) STREET CUTS OCCUR WITHIN 250 LINEAR FEET, ADDITIONAL MILLING/OVERLAY REQUIREMENTS WILL APPLY. REFER TO THE TERMS OF THE CITY OF WHEAT RIDGE ROW CONSTRUCTION PERMIT TO BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS, 303.23 5.286 1, PRIOR TO COMMENCEMENT OF WORK. 6. CONTRACTOR SHALL OBTAIN THE PROPER ROW CONSTRUCTION PERMITS FROM THE CITY OF WHEAT RIDGE DEPARTMENT OF PUBLIC WORKS (303.235.2861) PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY." Sheet CD -6.0 (Grading Plant 1. Please note the following requirements pertaining to the WQ pond: a. The pond shall lie within a non -buildable tract and is to be maintained by the subdivision HOA. b. Identify the water quality pond. c. The WQ pond shall be located: i. A minimum of 20' south of the FEMA Regulated Floodway. ii. A minimum of 5' away from any property line or utility easement. d. Provide the following WQ pond elevations: i. Pond bottom. ii. Top of berm around the pond. iii. Invert out for the outlet pipe to Lena Gulch. iv. Elevation of the emergency overflow weir. 2. Please show and identify the drainage Swale to the WQ pond from the crosspan across W. 33`d Avenue. Provide a cross-sectional detail for the Swale so the contractor can correctly construct. www.ei.wheatridge.co.us Merkwood Estates Subdivision Review-I.Itr.docx Public Works Engineering August 27, 2016 Page 7 3. Show the two prosed sidewalk chases, one for the easterly swale (to the WQ pond) and one for the westerly swale (to the rear of Lots 1-6). 4. Need to provide a customized sidewalk chase (that flows AWAY from the roadway rather to it) to carry the flow from the reverse chase to the WQ pond, and include a cross-sectional detail depicting the Swale in these plans. 5. Show and identify the swale behind Lots 1-6. Include a typical cross-section enlarged detail of this swale on this sheet or on the sheet with the other enlarged details. Provide a typical cross- sectional detail showing at least 6" of depth for the swale as it passes underneath future fences (and that the westerly edge of the swale is a min. of 2' east of the adjacent properties). 6. The south slope of Lot 1 is very steep. Please be advised that while the maximum allowable slope for developments is 3:1, the maximum allowable slope for landscaped slopes (such as on residential lots) is 4:1. Please modify this with terracing or be employing a retaining wall. 7. Add the following Notes to this Sheet regarding drainage swales: a. All drainage swales and other stormwater conveyances shall lie within a drainage easement allowing access by the HOA. b. All drainage swales and other stormwater conveyances shall be maintained on each individual lot and as the swale or conveyance passes underneath privately owned fences between properties to ensure proper drainage. The functionality of the swales and other stormwater conveyances lying on individual lots within the project shall be enforced by the HOA subsequent to the issuance of a Certificate of Occupancy for that lot. a. No drainage swales or other stormwater conveyances shall be constructed within two (2) feet of any property line. 8. Refer to comments on the Site Plan: An enlarged detail sheet must be provided for the new W. 33rd roadway, but the grading elements from that enlargement shall be required for the Grading Plan. Think about adding a far more detailed enlargement (think 10 -scale) of the intersection and the proposed W. 33rd Ave. roadway, as there will need to be a lot of elevation and percent grade information for the contractor to properly construct. Sheet CD -7.0 (Drainage Plan): 1. No comments on the Historical Conditions Map. 2. Need to identify the WQ pond. 3. Please state the following requirements pertaining to the WQ pond: a. The pond shall lie within a non -buildable tract and is to be maintained by the subdivision HOA. b. The pond shall be located: i. A minimum of 20' south of the Regulated Floodway. ii. A minimum of 5' away from any property line or utility easement. 4. Show the drainage swale (and associated Drainage Easement) for the channel required to convey stormwater from W. 33`d Avenue to the WQ pond. 5. Show the reverse sidewalk chase needed to convey the stormwater from the W. 33`d Ave. roadway into the swale on the east side, and ultimately to the WQ pond. You will need to include a detail with elevations for this sidewalk chase — the standard detail will NOT be sufficient (the flow is in the wrong direction). 6. Identify the two 8' crosspans. Provide elevations at both ends of each pan and provide the grade percent's for each. 7. Identify the two proposed roadways and provide grade percent(s) for gutter in each. 8. Provide the following: c. A Vicinity Map d. Identify the FEMA Regulated Floodway. www.ci.wIteatridge.co.us Merkwood Estates Subdivision Review-l.ltr.docx Public Works Engineering August 27, 2016 Page 8 e. A typical detail of both the swale to the pond and also for the westerly swale (along the backs of Lots 1-6). f. A top -view of the Outlet Structure. Include sufficient information a dimensions to properly construct. g. Show the non -buildable Tract for the WQ pond. h. Show all existing and proposed drainage and detention easements. 9. Provide complete details for outlet structure on this Plan. Include sufficient info and dimensions to properly construct. Sheet CD -8.0 (Roadway Plan): 1. Provide a separate Plan and Profile (P & P) sheet for each proposed roadway. You will need separate Plan & Profile sheets for EACH proposed roadway, so please rename each Sheet accordingly. 2. The Plan view should be shown at the top of the P & P sheet and the profile view needs to be below the plan view and be aligned with the plan view. Sheet CD -8.1 (Roadway Profile and Cross Sections): 1. Provide a separate Plan and Profile (P & P) sheet for each proposed roadway. You will need separate Plan & Profile sheets for EACH proposed roadway, so please rename each Sheet accordingly. 2. The Plan view should be shown at the top of the P & P sheet and the profile view needs to be below the plan view and be aligned with the plan view. 3. Rename the roadway W. 33rd Avenue (rather than 53rd) 4. Be advised that grade breaks of greater than 0.50% in a roadway profile shall require that a vertical curve be employed. Sheet CD -8.2 (Roadway Profile and Cross Sections): 1. Rename the roadway W. 33rd Avenue (rather than 53rd). Sheet CD -8.3 (Roadway Profile and Cross Sections): 1. Rename the roadway W. 33rd Avenue (rather than 53rd). Sheet CD -8.4 (Roadway Profile and Cross Sections): 1. Provide a separate Plan and Profile (P & P) sheet for each proposed roadway. You will need separate Plan & Profile sheets for EACH proposed roadway, so please rename each Sheet accordingly. 2. The Plan view should be shown at the top of the P & P sheet and the profile view needs to be below the plan view and be aligned with the plan view. 3. Rename "Proposed Public Road" to the actual road name as provided by the City of Wheat Ridge Community Development Department. Sheet CD -8.5 (Roadway Profile and Cross Sections): 1. Rename "Proposed Public Road" to the actual road name as provided by the City of Wheat Ridge Community Development Department. 2. Rename the Sheet to include the actual road name. Sheet CD -8.6 (Roadway Profile and Cross Sections): 1. Rename "Proposed Public Road" to the actual road name as provided by the City of Wheat Ridge Community Development Department. 2. Rename the Sheet to include the actual road name. www.ci.wheatridge.coms Merkwood Estates Subdivision—Review- 1. Itr.docx Public Works Engineering August 27, 2016 Page 9 Sheet CD -9.0 (Construction Details): 1. Please remove the following details that aren't needed since these items will not be constructed with this project: a. C-FO1 CWALK.STGRDAt-Grade Crosswalk. b. S-1301 COL.STREET Major or Minor Collector Street. c. C -0O3 MCG.DC Mountable Curb With Drivecut. 2. Please add the following City -standard details: a. C-AOI_DETACH.SW.dwg (detached sidewalk) b. C-B02_8CROSSPAN.dwg (8' crosspan) c. S-AOI_LOC.RESID.VCG.dwg (Local Residential Streets with Parking) d. U-AOI_CURB.CHASE.dwg (Sidewalk Chase (2 sheets)) e. U-B01_PIPE.NR.dwg (Non -Rigid Pipe Backfill) f. U-K02_Manhole Base.dwg g. U-K03_Manhole Ring & Cover.dwg h. U -K02 Manhole-Steps.dwg 3. Add the following CDOT M -Standard detail sheets: a. CDOT M-608-1 Curb Ramps (and remove any reference to the old city -standard ramp details). b. CDOT M-609-1 Curb, Gutter, and Sidewalk (use the applicable driveway sheet). 4. Regarding the Fire Hydrant detail, be advised that this detail is for use by City -hired contractors for use on City projects. The Fire and/or water districts may require a different detail or information. Sheet CD -9.1 (Construction Details): 1. Please add the following Note to the EC Details sheet: "NOTICE TO CONTRACTOR: REFER TO THE STORMWATER MANAGEMENT PLAN (SWMP) FOR EROSION & SEDIMENT CONTROL REQUIREMENTS." Please include one PDF and one AutoCAD (2015 or older) DWG file of the Final Plat and one PDF of all the revised Civil Documents with the next submittal. If you have any questions, please contact me at 303.235.2864. Sincerely, David F. Brossman, P.L.S. City Surveyor / Development Review Engineer CC: Steve Nguyen, Engineering Manager Zack Wallace, Planning Technician Mark Van Nattan, Engineering Technician File www.ci.wheatridge.co.us Merkwood Estates Subdivision Review-1.1tr.docx From: Mark Cooney To: Zack Wallace Subject: RE: WS -16-02 Referral Date: Tuesday, August 16, 2016 3:33:38 PM I am okay 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: Zack Wallace Sent: Tuesday, August 16, 2016 3:15 PM To: Mark Cooney Subject: WS -16-02 Referral Dear Mark, The Wheat Ridge Community Development Department has received a request for approval of an 8 -lot subdivision at 11435 W. 32nd Avenue (Case No. WS -16-02). Please download the application documents from the City drive: Folder: V:\Community Development\_Land Use Case Referral File name: WS -16-02 — Merkwood Estates Comments are due by August 31, 2016; no response from you will constitute having no objections or concerns. Feel free to be in touch with any additional questions. Thank you, Zack Wallace Planning Technician 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2849 Fax: 303-234-2857 www.ci.wheatridge.co.us 433 S. Allison Parkway Lakewood, CO 80226 Bus: (303) 989-4307 Fax: (303) 989-6725 www.westmetrofire.org West Metro Fire Protection District August 25, 2016 Zack Wallace Planning Technician 7.500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2849 Fax: 303-234-2845 www.ci.wheatridge.co.us Re: Case# WS -16-02 11435 West 32nd Avenue Dear Mr. Wallace, This property is within the West Metro Fire Protection District (WMFPD). Fire service will be provided as long as provisions of the International Fire Code, 2012 edition, including amendments, are met in development. The south end of the proposed road must connect with West 32nd Avenue to avoid a noncompliant dead-end street longer the 150'. The road must provide at least 24' of unobstructed width including any proposed curbside parking. The surface must be a paved all weather surface. The radii on the turns must be no smaller than 28'. A fire hydrant will need to be added along the proposed 33`d Avenue. Permits from WMFPD are required from the fire district for all work on automatic fire protection systems, all work on automatic fire detection systems, solar photovoltaic systems, radio amplification, underground fire line, and for the storage of hazardous materials. WMFPD reserves the right to provide additional comments/requirements at the time when plans are submitted and reviewed per applicable codes and amendments. If you have any questions contact me at 303-989-4307 extension 513 or e-mail: bkralC@Westmetrofire.ore. �inc Bruce Kral Fire Marshal "Whatever It Takes".. To Serve From: Kral, Bruce To: Zack Wallace Subject: RE: WS -16-02 Referral Date: Monday, August 29, 2016 3:26:10 PM Attachments: imaae006.ong Fire Turnaround Diaaram.odf Hi Zach, So, looking over the plat again I have a couple of comments/concerns. If through access to 32nd was not allowed from the new street the dead-end would be about 1550' from the current drive cut on 32nd. That is quite long for a suburban dead-end. I think maintenance and snow removal would also appreciate avoiding such a long dead-end. If the development does goes the dead-end route the turnaround would need to meet the attached dimensions (70X120X20). The turn radii for the two north bends would need to be at least 28'. A fire hydrant would need to be added between lots 2 and 3 to meet the maximum 500' spacing with no more than 250' to any street frontage. The street sign at the existing 32nd Avenue drive cut would be interesting if it could identify the streets to the north and east. We would also have to keep an eye on any future development to the north as a dead-end cannot serve more than 30 single family houses. So, I would say the dead-end version is possible, but not desirable. Does that help any? Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkraIPwestmetrofire.org Fire is Everyone's Fight - From: Zack Wallace[maiIto:zwaIlace@ci.wheatridge.co.us] Sent: Friday, August 26, 2016 1:35 PM To: Kral, Bruce Subject: RE: WS -16-02 Referral Hi Bruce, The plat document is attached, which shows the hammerhead alternative. The link to the full set of submittals is as follows: Access the site at: ftp://ftp.ci.wheatridQe.co.us/outbox/ User name: cowrftp Password: cowrftp2016 Path: Community Development --) WS -16-02 — Merkwood Estates Thank you, Zack Wallace Planning Technician Phone: 303-235-2849 www.ci.wheatridge.co.us yy, City of CoWheat R,*9g,e mmuNin LIEvELOPMENT From: Kral, Bruce[mailto:BKral()westmetrofire.org] Sent: Friday, August 26, 2016 12:32 PM To: Zack Wallace Subject: Re: WS -16-02 Referral Hi Zach, I did not see a hammerhead alternative. Can you send me the link again so I can take a look? Thank you - Bruce Kral Fire Marshal West Metro Fire Protection District On Aug 26, 2016, at 10:08 AM, Zack Wallace <zwallace(�.ci.wheatrid e.co.us> wrote: Bruce, Thank you for your referral response. I notice in your letter you note that the road must connect with 32nd Avenue to avoid a noncompliant dead-end street. The applicants and Staff have concerns about the road connecting to 32nd Avenue due to the grades near 32nd. The applicants submittal shows an `alternative' hammerhead between the 2 southernmost houses which appears to meet the requirements for a —600 foot dead-end fire access road, per the 2012 International Fire Code, Appendix D. Could you please confirm if this is or is not allowable? Please don't hesitate to call or email if you have further questions. Thank you, Zack Wallace Planning Technician 7500 W. 29th' Avenue Wheat Ridge_ CO 80033 Direct Line: 303-235-2849 www.ci.wheatridgc.co.us City of W heat � is e Ct�.14�i1�ti111' [)Etllt)I'�tl'VT From: Kral, Bruce [mailto:BKral(&westmetrofire.org] Sent: Thursday, August 25, 2016 2:39 PM To: Zack Wallace Subject: RE: WS -16-02 Referral Hi Zack, Attached is the West Metro Fire Protection District comment letter for the 8 unit subdivision at 11435 West 32nd Avenue. Please let me know if you need anything further. Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkral(@westmetrofire.org Fire is Everyone's Fight From: Zack Wallace [maiIto: zwallace(a)ci.wheatridge.co.usI Sent: Tuesday, August 16, 2016 3:11 PM To: Kral, Bruce Subject: WS -16-02 Referral Bruce, The Wheat Ridge Community Development Department has received a request for approval of an 8 -lot subdivision at 11435 W. 32nd Avenue (Case No. WS -16-02). Please download the application documents from the City's FTP site using the following credentials. The file is located in the "Community Development" folder, and the file name is WS -16-02 — Merkwood Estates. Access the site at: ftp://ftp.ci.wheatridae.co.us/outbox/ User name: cowrftp Password: cowrftp2016 Path: Community Development 4 WS -16-02 — Merkwood Estates Comments are due by August 31, 2016; no response from you will constitute having no objections or concerns. Feel free to be in touch with any additional questions. Thank you, Zack Wallace Planning Technician 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2849 Fax: 303-234-2845 www.ci.wheatridge.co.us City of W heat Rig e COMMUNITY nFVFL(')PMFNT Please note you will need Adobe software to view the application submittals. The latest version of Adobe Reader can be downloaded here: htWhbet.adobe.com/reader/ 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. <Pages from Merkwood Estates - Subdivision Plat - 2016-8-15.pdf> 60' 60' 120 FOOT HAMMERHEAD 1 1 - 20' -o -I ACCEPTABLE ALTERNATIVE TO 120 -FOOT HAMMERHEAD ONSOLIDATED mutual water August 17, 2016 City of Wheat Ridge Community Development Mr. Zack Wallace 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Re: Case Number WS -16-02 — Merkwood Estates — 11435 West 32nd Avenue Dear Mr. Wallace: This letter will acknowledge receipt of your correspondence dated August 16, 2016, regarding the above referenced property. Please be advised that the above referenced property is in an area served by The Consolidated Mutual Water Company. Domestic water service may be provided to this property subject to compliance with the Company's rules, regulations and requirements for such service. Our records indicate that the property addressed as 11435 West 32nd Avenue is currently receiving domestic water from the Company through a 5/8 -inch meter (CMWCo Tap Number 1388/Account Number 01109255-02.) Domestic water service may continue to be provided to this property subject to compliance with the Company's rules, regulations and requirements for such service. The Company requires that a new application for water service be completed by the owner and returned to the Company at the time there is a change in use. The Company considers a remodel or building addition as a "change of use." The Company's rules, regulations, and requirements further state that each separate structure be served by a separate tap and meter, and in order to receive domestic water service, the property must also front a Company main. THE CONSOLIDATED MUTUAL WATER COMPANY 12700 West 27th Avcnue - P.O. Box 150068 - Lakewood, Colorado 80215 Telcphone (303)238-0451 - Fax (303)237-5560 City of Wheat Ridge Community Development Mr. Zack Wallace August 17, 2016 Page 2 Fire protection requirements should be obtained from West Metro Fire Protection District and those requirements forwarded to this office by the Fire District at the earliest possible time. We can then determine if additional system improvements would be required to meet the demands set forth by the Fire District. A separate meeting must be scheduled with the Company's Engineering Department at (303) 238-0451 for an in depth review of the proposed project specific to domestic water, water infrastructure, and fire protection service requirements. If you should have any questions or comments regarding this correspondence, please contact this office. Sincerely, Andy Rogers Project Engineer cc: Bruce Kral, West Metro Fire Protection Fire Marshall Michael E. Queen, CMWCo President Zach Queen, CMWCo Superintendent of Distribution Kim Medina, CMWCo Tap Administrator XcelEnergy SM Right of Way & Permits 1123 West 3rd Avenue PUBLIC SERVICE COMPANY Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303. 571.3524 donna.l.george@xcelenergy.com August 30, 2016 City of Wheat Ridge Community Development 7500 West 29th Avenue Wheat Ridge, CO 80033 Attn: Zack Wallace Re: Merkwood Estates, Case # WS -16-02 Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk has reviewed the subdivision plat for Merkwood Estates. Please be aware PSCo owns and operates existing electric distribution facilities within the subject property. The property owner/developer/contractor must contact the Builder's Call Line at 1-800-628- 2121 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 including relocation and/or removal. 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. Should you have any questions with this referral response, please contact me at 303- 571-3306. Donna George Contract Right of Way Referral Processor Public Service Company of Colorado From: Kral, Bruce To: Zack Wallace Subject: RE: WS -16-02 Referral Date: Monday, August 29, 2016 3:26:10 PM Attachments: imaye006.1ng Fire Turnaround Diagram.pdf Hi Zach, So, looking over the plat again I have a couple of comments/concerns. If through access to 32nd was not allowed from the new street the dead-end would be about 1550' from the current drive cut on 32nd. That is quite long for a suburban dead-end. I think maintenance and snow removal would also appreciate avoiding such a long dead-end. If the development does goes the dead-end route the turnaround would need to meet the attached dimensions (70X120X20). The turn radii for the two north bends would need to be at least 28'. A fire hydrant would need to be added between lots 2 and 3 to meet the maximum 500' spacing with no more than 250' to any street frontage. The street sign at the existing 32nd Avenue drive cut would be interesting if it could identify the streets to the north and east. We would also have to keep an eye on any future development to the north as a dead-end cannot serve more than 30 single family houses. So, I would say the dead-end version is possible, but not desirable. Does that help any? Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkral@westmetrofire.org Fare is Everyone's Fight - From: Zack Wallace[maiIto:zwaIlace@ci.wheatridge.co.us] Sent: Friday, August 26, 2016 1:35 PM To: Kral, Bruce Subject: RE: WS -16-02 Referral Hi Bruce, The plat document is attached, which shows the hammerhead alternative. The link to the full set of submittals is as follows: Access the site at: ftp://ftp.ci.wheatridge.co.us/outbox/ User name: cowrftp Password: cowrftp2016 Path: Community Development 4 WS -16-02 — Merkwood Estates Thank you, Zack Wallace Planning Technician Phone: 303-235-2849 www.ci.wheatridge.co.us Cily c�i W heat iicl�c Mt IN il' t)1x`1101•hiIN 1 From: Kral, Bruce[mailto:BKral@westmetrofire.org] Sent: Friday, August 26, 2016 12:32 PM To: Zack Wallace Subject: Re: WS -16-02 Referral Hi Zach, I did not see a hammerhead alternative. Can you send me the link again so I can take a look? Thank you - Bruce Kral Fire Marshal West Metro Fire Protection District On Aug 26, 2016, at 10:08 AM, Zack Wallace <zwallacekci.wheatrid eg co.us> wrote: Bruce, Thank you for your referral response. I notice in your letter you note that the road must connect with 32nd Avenue to avoid a noncompliant dead-end street. The applicants and Staff have concerns about the road connecting to 32nd Avenue due to the grades near 32nd. The applicants submittal shows an `alternative' hammerhead between the 2 southernmost houses which appears to meet the requirements for a —600 foot dead-end fire access road, per the 2012 International Fire Code, Appendix D. Could you please confirm if this is or is not allowable? Please don't hesitate to call or email if you have further questions. Thank you, Zack Wallace Planning Technician 7500 W. 29t" A\•euue Wheat Ridge. CO 80033 Direct Line: 303-235-2849 NN,\v,w.ei.v��heati-idL,e.co.us ity til '� W hcati 1 is ��c From: Kral, Bruce[mailto:BKral@westmetrofire.org] Sent: Thursday, August 25, 2016 2:39 PM To: Zack Wallace Subject: RE: WS -16-02 Referral Hi Zack, Attached is the West Metro Fire Protection District comment letter for the 8 unit subdivision at 11435 West 32nd Avenue. Please let me know if you need anything further. Bruce Kral, CFO Fire Marshal West Metro Fire Protection District 433 South Allison Parkway Lakewood, CO 80226 (303)989-4307 ext. 513 bkral@westmetrofire.org Fire is Everyone's Fiohi From: Zack Wallace[maiIto:zwaIlace@ci.wheatridge.co.us] Sent: Tuesday, August 16, 2016 3:11 PM To: Kral, Bruce Subject: WS -16-02 Referral Bruce, The Wheat Ridge Community Development Department has received a request for approval of an 8 -lot subdivision at 11435 W. 32nd Avenue (Case No. WS -16-02). Please download the application documents from the City's FTP site using the following credentials. The file is located in the "Community Development" folder, and the file name is WS -16-02 — Merkwood Estates. Access the site at: ftp://ftp.ci.wheatridge.co.us/outbox/ User name: cowrftp Password: cowrftp2016 Path: Community Development 4 WS -16-02 — Merkwood Estates Comments are due by August 31, 2016; no response from you will constitute having no objections or concerns. Feel free to be in touch with any additional questions. Thank you, Zack Wallace Planning Technician 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2849 Fax: 303-234-2845 www.ci.wheatridge.co.us l"ity i,t :*r%PK11gC' Please note you will need Adobe software to view the application submittals. The latest version of Adobe Reader can be downloaded here: httpJ/get. adobe.com/reader/ 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. <Pages from Merkwood Estates - Subdivision Plat - 2016-8-15.pdf> West Metro Fire Protection District 433 S. Allison Parkway Lakewood, CO 80226 Bus: (303) 989-4307 Fax: (303) 989-6725 www.westmetrofire.org August 25, 2016 Zack Wallace Planning Technician 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2849 Fax: 303-234-2845 www.ci.wheatrid eg co.us Re: Case# WS -16-02 11435 west 32 "Avenue Dear Mr. Wallace, This property is within the West Metro Fire Protection District (WMFPD). Fire service will be provided as long as provisions of the International Fire Code, 2012 edition, including amendments, are met in development. The south end of the proposed road must connect with West 32' Avenue to avoid a noncompliant dead- end street longer the 150'. The road must provide at least 24' of unobstructed width including any proposed curbside parking. The surface must be a paved all weather surface. The radii on the turns must be no smaller than 28'. A fire hydrant will need to be added along the proposed 33' Avenue. Permits from WMFPD are required from the fire district for all work on automatic fire protection systems, all work on automatic fire detection systems, solar photovoltaic systems, radio amplification, underground fire line, and for the storage of hazardous materials. WMFPD reserves the right to provide additional comments/requirements at the time when plans are submitted and reviewed per applicable codes and amendments. If you have any questions contact me at 303-989-4307 extension 513 or e-mail: bkralAwestmetrofire.org. Sing�j Bruce Kral Fire Marshal "Whatwer It Takes "..TO .Serve CC(ONSOLIDATED mutual water August 17, 2016 City of Wheat Ridge Community Development Mr. Zack Wallace 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Re: Case Number WS -16-02 — Merkwood Estates — 11435 West 32nd Avenue Dear Mr. Wallace: This letter will acknowledge receipt of your correspondence dated August 16, 2016, regarding the above referenced property. Please be advised that the above referenced property is in an area served by The Consolidated Mutual Water Company. Domestic water service may be provided to this property subject to compliance with the Company's rules, regulations and requirements for such service. Our records indicate that the property addressed as 11435 West 32 d Avenue is currently receiving domestic water from the Company through a 5/8 -inch meter (CMWCo Tap Number 1388/Account Number 01109255-02.) Domestic water service may continue to be provided to this property subject to compliance with the Company's rules, regulations and requirements for such service. The Company requires that a new application for water service be completed by the owner and returned to the Company at the time there is a change in use. The Company considers a remodel or building addition as a "change of use." The Company's rules, regulations, and requirements further state that each separate structure be served by a separate tap and meter, and in order to receive domestic water service, the property must also front a Company main. THE CONSOLIDATED MUTUAL WATER COMPANY 12700 West 27th Avenue • P.O. Box 150068 • Lakewood, Colorado 80215 Telephone (303)238-0451 • Fax (303)237-5560 City of Wheat Ridge Community Development Mr. Zack Wallace August 17, 2016 Page 2 Fire protection requirements should be obtained from West Metro Fire Protection District and those requirements forwarded to this office by the Fire District at the earliest possible time. We can then determine if additional system improvements would be required to meet the demands set forth by the Fire District. A separate meeting must be scheduled with the Company's Engineering Department at (303) 238-0451 for an in depth review of the proposed project specific to domestic water. water infreistructure, and fire protection service requirements. If you should have any questions or comments regarding this correspondence, please contact this office. Sincerely, ?q [ ---- Andy Rogers Project Engineer cc: Bruce Kral, West Metro Fire Protection Fire Marshall Michael E. Queen, CMWCo President Zach Queen, CMWCo Superintendent of Distribution Kim Medina, CMWCo Tap Administrator OWNER'S CERTIFICATE: I/WE, (CHOOSE ONE( BEING THE OWNER(S) OF REAL PROPERTY CONTAINING_ ACRES DESCRIBED AS FOLLOWS: THE EAST 1/2 OF TRACT 23 THEREOF, ALL IN BROOKSIDE SUBDIVISION, COUNTY OF JEFFERSON, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: SECTION CORNERS: - CENTER QUARTER CORNER SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST, BEING A FOUND 3.25" BRASS CAP, POINT NUMBER 16309. - WEST QUARTER CORNER SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST. BEING A FOUND 3.25" BRASS CAP, POINT NUMBER 16209. COMMENCING AT SAID CENTER QUARTER CORNER; THENCE N89°47'30'E A DISTANCE OF 1967.87 FT TO THE POINT OF BEGINNING, BEING A FOUND NO.5 REBAR WITH YELLOW PLASTIC CAP (L.S.34594) AT THE SOUTHEAST CORNER OF THE PROPERTY; THENCE, S89 20'04'W A DISTANCE OF 164.47 FEET ALONG THE NORTHERLY RIGHT-OF-WAY UNE OF WEST 32ND AVENUE, BEING A SET NO.5 REBAR WITH ORANGE PLASTIC CAP (L.S. 379691: THENCE, NDO°34'04'W A DISTANCE OF 1296.58 FEET TO A POINT BEING A FOUND 3/4 INCH PIPE: THENCE, N89°14'32" E A DISTANCE OF 164.52 TO A POINT BEING A FOUND NO, 5 REBAR WITH YELLOW PLASTIC CAP (L.S.34594); THENCE, 500°33'56"E A DISTANCE OF 1296.85 FEET MORE OR LESS ALONG THE EASTERLY PROPERTY UNE TO THE POINT OF BEGINNING; CONTAINING 213,300 SQUARE FEET (4.897 ACRES) MORE OR LESS. HAVE LAID OUT, SUBDIVIDED AND PLATTED SAID LAND AS PER THE DRAWING HEREON CONTAINED UNDER THE NAME AND STYLE OF MERKWOOD ESTATES, A SUBDIVISION OF A PART OF THE CITY OFF WHEAT RIDGE, COLORADO AND BY THESE PRESENTS DO DEDICATE TO THE CITY OF WHEAT RIDGE AND THE PUBLIC THOSE PORTIONS OF REAL PROPERTY SHOWN AS RIGHT-OF-WAY, AND DO FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND THOSE MUNICIPALLY OWNED AND/OR MUNICIPALLY FRANCHISED UTILITIES AND SERVICES THOSE PORTIONS OF REAL PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION, INSTALLATION, OPERATION, MAINTENANCE, REPAIR AND REPLACEMENT FOR ALL SERVICES. THIS INCLUDES BUT IS NOT LIMITED TO TELEPHONE AND ELECTRIC LINES, GAS LINES, WATER AND SANITARY SEWER LINES, HYDRANTS, STORM WATER SYSTEMS AND PIPES, DETENTION PONDS, STREET LIGHTS AND ALL APPURTENANCES THERETO. OWNER 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 GENERAL NOTES: 1. FIELD WORK PERFORMED IN JULY 2015 BY BARRON LAND LLC AND SUPPLEMENTED IN APRIL 2016 BY ALTITUDE LAND CONSULTANTS. 2. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A CURRENT TITLE COMMITMENT AND DOES NOT CONSTITUTE A TITLE SEARCH BY ALTITUDE LAND CONSULTANTS OF THE PROPERTY SHOWN AND DESCRIBED HEREON TO DETERMINE RIGHT-OF-WAY, EASEMENTS AND ENCUMBRANCES OF RECORD AFFECTING THIS TRACT OF LAND. 3. BASIS OF BEARINGS: BEARINGS ARE BASED ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., MONUMENTED AS SHOWN, AND IS ASSUMED TO BEAR N89° 19'53'E. 4. ALL PROPERTY CORNERS WERE FOUND OR SET AS SHOWN ON THIS SURVEY. 5. ALL MEASUREMENTS IN PARENTHESES ARE PER PLAT, ALL MEASUREMENTS IN BOLD ITALICS ARE AS MEASURED IN THE FIELD. 6. ALL LINEAR MEASUREMENTS WERE TAKEN USING THE U.S. SURVEY FOOT. 7. BENCHMARK STATEMENT: ELEVATIONS ARE BASED ON THE CITY OF WHEAT RIDGE BENCHMARK PHAC-2. ELEVATION = 5451.56 (NAVD88). MERKWOOD ESTATES A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO t. Prospect Valley Elementary School ' Le;rrs Mc adOWY Pa: F s ' a'T T' SITE Il 7. Applewood Baptist Church • Michael's Ga VICINITY MAP N.T.S. CITY Of WHEAT RIDGE COORDINATE SYSTEM: 1. THE CITY OF WHEAT RIDGE COORDINATE SYSTEM USED HEREIN IS A GROUND-BASED MODIFIED FORM OF THE NADA STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502. 2. VERTICAL DATUM USED IS THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88). 3. GROUND TO GRID COMBINED SCALE FACTOR 15 0.99974780300, SCALED FROM BASE POINT PHAC 1 (PERMANENT HIGH ACCURACY CONTROL #1) HAVING THE FOLLOWING NAM STATE PLANE COORDINATES: PHAC 1: NORTHING: 1701258.75 EASTING: 3118217.58 ELEVATION: 5471.62 FT. CROSS ACCESS EASEMENT LANGUAGE THE OWNER, HIS SUCCESSORS AND ASSIGNS GRANTS LIMITED RIGHTS AND PRIVILEGES TO ACCESS AND TO FREE MOVEMENT THROUGH THOSE AREAS INDICATED AS'CROSS-ACCESS/INGRESS EASEMENTS', AS ILLUSTRATED UPON THI5 PLAT. SUCH GRAM OF EASEMENT SHALL BE LIMITED TO THE OWNERS, TENANTS, CUSTOMERS, AND GUESTS OF THE OWNERS, AND SHALL FURTHERMORE GRANT ACCESS TO AND FREE MOVEMENT THROUGH SAID EASEMENTS TO THOSE ENTERING SAID EASEMENTS FROM SIMILARLY RECORDED EASEMENTS FROM ADJACENT PROPERTIES AND/OR FROM ABUTTING PUBUC STREETS. STORM WATER DETENTION EASEMENT: THE STORM DETENTION AREA HERE SHOWN AS SHALL BE CONSTRUCTED AND MAINTAINED BY THE OWNER AND SUBSEQUENT OWNERS, HEIRS, SUCCESSORS AND ASSIGNS. IN THE EVENT THAT SUCH CONSTRUCTION AND MAINTENANCE IS NOT PERFORMED BY SAID OWNER. THE CITY OF WHEAT RIDGE SHALL HAVE THE RIGHT TO ENTER SUCH AREA AND PERFORM NECESSARY WORK, THE COST OF WHICH SAID OWNER, HEIRS, SUCCESSORS, AND ASSIGNS AGREES TO PAY. NO BUILDING OR STRUCTURE WILL BE CONSTRUCTED IN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTING THE HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA WILL BE MADE WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS. STATEMENT OF ACCURACY: THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERIVED FROM THE NAD93 HARN STATE PLANE COLORADO CENTRAL FIPS 0502 COORDINATE SYSTEM AND HAS A HORIZONTAL ACCURACY CLASSIFICATION OF 0.07 U.S. SURVEY FEET AT THE 95% CONFIDENCE LEVEL, AS DEFINED IN THE GEOSPATIAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (FGDC-STD-007.2-1998). STANDARD EASEMENT LANGUAGE TEN -FOOT (10') WIDE EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL PUBLIC STREETS AND FRONT AND REAR PROPERTY LINES OF EACH LOT IN THE SUBDIVISION OR PLATTED AREA. FIVE-FOOT (5) WIDE EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT TO ALL SIDE LOT LINES OF EACH LOT IN THE SUBDIVISION OR PLATTED AREA. THESE EASEMENTS ARE DEDICATED FOR THE INSTALLATION, MAINTENANCE, AND REPLACEMENT OF ELECTRIC, GAS, TELEVISION CABLE, DRAINAGE AND TELECOMMUNICATIONS FACILITIES. UTILITIES SHALL ALSO BE PERMITTED WITHIN ANY ACCESS EASEMENTS AND PRIVATE STREETS IN THE SUBDIVISION. PERMANENT STRUCTURES AND WATER METERS SHALL NOT BE PERMITTED WITHIN SAID UTILITY EASEMENTS. COUNTY CLERK AND RECORDERS CERTIFICATE: STATE OF COLORADO SS COUNTY OF JEFFERSON ) I HEREBY CERTIFY THAT THIS PLAT WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OF JEFFERSON COUNTY AT GOLDEN, COLORADO, AT O'CLOCK -.M. ON THE- DAY OF A.D., IN BOOK PAGE RECEPTION NO. JEFFERSON COUNTY CLERK AND RECORDER BY: DEPUTY SURVEYOR'S CERTIFICATE: I, DO HEREBY CERTIFY THAT THE SURVEY OF THE BOUNDARY OF MERKWOOD ESTATES WAS MADE BY ME OR UNDER MY DIRECT SUPERVISION AND TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, IN ACCORDANCE WITH ALL APPLICABLE COLORADO STATUTES, CURRENT REVISED EDITION AS AMENDED, THE ACCOMPANYING PLAT ACCURATELY REPRESENTS SAID SURVEY, SURVEYOR'S SEAL SIGNATURE PLANNING COMMISSION CERTIFICATION: RECOMMENDED FOR APPROVALTHIS-DAY OF� .BY THE WHEAT RIDGE PLANNING COMMISSION. CHAIRPERSON CITY CERTIFICATION: APPROVED THIS _ DAY OF BY THE WHEAT RIDGE CITY COUNCIL. ATTEST CRY CLERK COMMUNITY DEVELOPMENT DIRECTOR DIRECTOR OF PUBLIC WORKS MAYOR ZONING: THE SUBJECT PROPERTY AND SURROUNDING PROPERTIES ARE CURRENTLY ZONED RI - RESIDENTIAL 1 PER CITY OF WHEAT RIDGE ZONING MAP. TITUDE 3461 Ringsby Ct, Suite 125 Denver, CO 80216 info@altitudelcindco.com AltitudeLandCo.com w Q X W X X O J X 0 UJ UJ Z M Om Z 0 W cW M w C w U CASE HISTORY: DIVISION PLAT 08/15/16 REVISIONS NO. BY DATE SHEET 1 OF 2 MERKWOOD ESTATES A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO WAIL HOLLOW SUBDIVISION (REC. No. 2014095803) 'SUSDMS10N UNDER CONSTRUCTION ATTHE TOM OF SURVEY' LOT 10 BANZHAF TRACT TRACT UBDfVISIOm (BOOK 50. PAGE 17) 1, LOT 1 FREIMUTH SUBDIVISION SECOND FILING (REC. No. 2011116757) CITY OF WHEAT RIDGE COORDINATE SYSTEM: 1. THE CITY OF WHEAT RIDGE COORDINATE SYSTEM USED HEREIN IS A GROUND-BASED MODIFIED FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502. 2. VERTICAL DATUM USED IS THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88). 3. GROUND TO GRID COMBINED SCALE FACTOR IS 0.99974780300, SCALED FROM BASE POINT PHAC 1 (PERMANENT HIGH ACCURACY CONTROL #1) HAVING THE FOLLOWING NADH STATE PLANE COORDINATES: PHAC 1: NORTHING: 1701258.75 EASTING: 3118217.58 ELEVATION: 5471.62. "PER COLORADO REVISED STATUTES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37 DIVIDED BY 12 U.S. SURVEY FEET ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY." LOT 2 LOT i APPIEWOOD BAPTIST CHURCH SUBDIVISION (REC. No. 2006142621) 6a tapMNAGEb URIRY'� 6'D �5➢ FA6QENTHE�YO WANT JJJ p ��ELOitpE IXUJWGEB S.D 4SDElOT LIVE DRWNAGEBo ! UMYFAEEIENr HEREBY BY i1ES Plat 11YP 1 UnUY EASEMEHf HEAEBY I I I ([EgGim BY TMS PUT(rYP.) OEpCAlE &WISPLAT(1YP1 WW W L0T2 LOT 6 LOT 5 s 1 LOT 4 LOT 3 a, 72}IBSFIOW ACREBIk g ' 72. %(OWAitM± g Eo 12.518 SIDWACRES)k tt.L93F (D28i ACAES)s b v 12.519Y10281 ACAE$Ik b LOT 11 BWiN av Oftr&FTBT HHf `� scALEr=so m I 7z LINE # LENGTH (FT) BEARING Easr� OFTtaClul I Z I I I 1 SOD' 3356'E 1298.86 THCET�NE 11B iHEREDf Z SAO R.O.W WEST 33RD AVE HEREBY 643.85'-------------- BY THIS PIAT (TVP.) MiDIAarEDwARPa=4iBTi CIT' DATUM COORDINATES N.704384.1160 _ ------ _ - _ _ _ CURVE # LENGTH (FT) RADIUS I DELTA �7T, (-.10AMI I -k J I- I L� E: 105903.5222 ,OO.DO' .-, - to ORVNGEdUN47r 0 -,00.00' I - _A too.DD' J EasEuw7NeaEBY OEDKATm- s' TIINEDRAMNENT SOO'33. 56"E- WY PLAT") .) ;UTY NE%ByREBY100.00'- IRINttEA$E �1 �y�, OF.gCAlED8YlM5 PUTIiYP.) 9➢ 73 LOT 5➢ NI $3331e I11.550 sE121I8e6REs) I I LOT7 SFIOW AdtE51 16 SANITARY EASEMENT g I 1B➢ (BOOK 939, PAGE 406) A PORTION OF TRACT 10 I LOTL °i = BROOKSmE SUSDMSIO PLAT CREATED BY THISS PIAT (TYP.) PAGE 20) (BOOK 2,L- +------- - - - - - - L- � --- - - -- -- 543.58' ,OD.W Aroy ACITY NOD' 34'04"W 1286.58' yv DATUM COORDINATES 4 N'. 704381940/ - E'. 105739.0150 LOT 1 FREIMUTH SUBDIVISION SECOND FILING (REC. No. 2011116757) CITY OF WHEAT RIDGE COORDINATE SYSTEM: 1. THE CITY OF WHEAT RIDGE COORDINATE SYSTEM USED HEREIN IS A GROUND-BASED MODIFIED FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502. 2. VERTICAL DATUM USED IS THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88). 3. GROUND TO GRID COMBINED SCALE FACTOR IS 0.99974780300, SCALED FROM BASE POINT PHAC 1 (PERMANENT HIGH ACCURACY CONTROL #1) HAVING THE FOLLOWING NADH STATE PLANE COORDINATES: PHAC 1: NORTHING: 1701258.75 EASTING: 3118217.58 ELEVATION: 5471.62. "PER COLORADO REVISED STATUTES SEC. 38-51-106 (L), ALL LINEAL UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ONE METER EQUALS 39.37 DIVIDED BY 12 U.S. SURVEY FEET ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY." LOT 2 LOT i APPIEWOOD BAPTIST CHURCH SUBDIVISION (REC. No. 2006142621) 6a tapMNAGEb URIRY'� 6'D �5➢ FA6QENTHE�YO WANT JJJ p ��ELOitpE IXUJWGEB S.D 4SDElOT LIVE DRWNAGEBo ! UMYFAEEIENr HEREBY BY i1ES Plat 11YP 1 UnUY EASEMEHf HEAEBY I I I ([EgGim BY TMS PUT(rYP.) OEpCAlE &WISPLAT(1YP1 WW W L0T2 LOT 6 LOT 5 s 1 LOT 4 LOT 3 a, 72}IBSFIOW ACREBIk g ' 72. %(OWAitM± g Eo 12.518 SIDWACRES)k tt.L93F (D28i ACAES)s b v 12.519Y10281 ACAE$Ik b N BWiN av Oftr&FTBT HHf `� scALEr=so m I 7z LINE # LENGTH (FT) BEARING Easr� OFTtaClul I Z I I I Z Z LOTL3NESHE(%Y THCET�NE 11B iHEREDf Z SAO R.O.W WEST 33RD AVE HEREBY I CREATED BY THIS PIAT (TVP.) MiDIAarEDwARPa=4iBTi DEDICATED AS PUBLIC R.O.W. BYII THIS PLAT CURVE # LENGTH (FT) RADIUS I DELTA �7T, (-.10AMI I -k J I- I L� L- - - - J.L(- 1Dn.m ,OO.DO' .-, - �I L -,00.00' I - _A too.DD' _ LOTS ROUTT ST. MONUMENT LEGEND: LOT 4 LOT 3 BLOCK 1 APPLEWOOD BROOKSIDE SUBDIVISION (REC. No. 83117122) ((X)) SET NO.5 REBAR WITH ORANGE PLASTIC CAP (L.S. 37969( FOUND NO.4 REBAR WITH YELLOW PLASTIC CAP (L.S. 17669) • FOUND 3/4" PIPE FOUND NO. 5 REBAR WITH YELLOW PLASTIC CAP (L.S. 34594) O� FOUND NO.3 REBAR I( 17 FOUND NO.4 REBAR WITH RED PLASTIC CAP (L.S. 20136) OFOUND NO. 4 REBAR WITH RED PLASTIC CAP (L.S. 290431 ❑ FOUND NO. 5 REBAR WITH YELLOW PLASTIC CAP (L.S. 38183) LOT CENTER I4 LORNEB SECipN 23. T15. RaAY FW IID )]Y &Lt55 GP-PoWT N0.7m09 CRY M1lMN. )B,'tlM,Rt3 E: fOiB&L77a) UT.9&A1G6S1' LQJG.-7m119LM05'EL.SIO1.BO fT POINT OF COMMENCEMENT 1 ' CITY DATUM COORDINATES / N: 703087.3313 j I E 705918.3209 PANTOFBEGNNNG � 33\' $ soo 5s -E - HEREBY DEDICATED BY T M8 PLAT )SEE MTA TABLE I a Ia3 O' S0]Do ' 150' EMERGENCY VEHICLE LOT 1 ACCESS EASEMENT DATA TABLE: scALEr=so LINE TABLE LINE # LENGTH (FT) BEARING L1 24.09 500°34'07"E L2 22.00 S89°25'52"W 6 20.00 N00°34'08"W L4 22.00 N89"25'52"E CURVE TABLE CURVE # LENGTH (FT) RADIUS I DELTA CHORD BEARING CHORD LENGTH Cl 10.76 28.00 022°01'30" N79°33'23"W 10.70 C2 10.76 1 28.00 022'01'30" N78°25'07"E 10.70 MONUMENT LEGEND: LOT 4 LOT 3 BLOCK 1 APPLEWOOD BROOKSIDE SUBDIVISION (REC. No. 83117122) ((X)) SET NO.5 REBAR WITH ORANGE PLASTIC CAP (L.S. 37969( FOUND NO.4 REBAR WITH YELLOW PLASTIC CAP (L.S. 17669) • FOUND 3/4" PIPE FOUND NO. 5 REBAR WITH YELLOW PLASTIC CAP (L.S. 34594) O� FOUND NO.3 REBAR I( 17 FOUND NO.4 REBAR WITH RED PLASTIC CAP (L.S. 20136) OFOUND NO. 4 REBAR WITH RED PLASTIC CAP (L.S. 290431 ❑ FOUND NO. 5 REBAR WITH YELLOW PLASTIC CAP (L.S. 38183) LOT CENTER I4 LORNEB SECipN 23. T15. RaAY FW IID )]Y &Lt55 GP-PoWT N0.7m09 CRY M1lMN. )B,'tlM,Rt3 E: fOiB&L77a) UT.9&A1G6S1' LQJG.-7m119LM05'EL.SIO1.BO fT POINT OF COMMENCEMENT 1 ' CITY DATUM COORDINATES / N: 703087.3313 j I E 705918.3209 PANTOFBEGNNNG � 33\' $ soo 5s -E - HEREBY DEDICATED BY T M8 PLAT )SEE MTA TABLE I a Ia3 LOT 1 a 6 72SM>i 18281 ACRFS)x v N ce b I 1VORAWE4URY 41 2 �NAEMENi R BY ITm PAT (IELI r BY MS AT RYP.) 10.0 � CITY DATUM COORDINATES N: 703085.42 IIS E 105751.8806 LOT 1 I ull<. I NEST W CORNEfl 9ECDON28. t3G, RBBV fgMD325'BRl95CAP-PAM NC. 1838 CRY MTU14 N'. lm]195582 E-1[6240.i1n UT.34,B7911T LONG-105,1283)02'Et.SYXNFT GENERAL NOTES: 1. FIELD WORK PERFORMED IN JULY 2015 BY BARRON LAND LLC AND SUPPLEMENTED IN APRIL 2016 BY ALTITUDE LAND CONSULTANTS. 2. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A CURRENT TITLE COMMITMENT AND DOES NOT CONSTITUTE A TITLE SEARCH BY ALTITUDE LAND CONSULTANTS OF THE PROPERTY SHOWN AND DESCRIBED HEREON TO DETERMINE RIGHT-OF-WAY, EASEMENTS AND ENCUMBRANCES OF RECORD AFFECTING THIS TRACT OF LAND, 3. BASIS OF BEARINGS: BEARINGS ARE BASED ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., MONUMENTED AS SHOWN, AND IS ASSUMED TO BEAR N89° 19' 53" E. 4. ALL PROPERTY CORNERS WERE FOUND OR SET AS SHOWN ON THIS SURVEY. LTITUDE LAND CONSULTANTS 3461 Ringsby Ct, Suite 125 Denver, CO 80216 info@aRitudelandco.com ABitudeLandCo.com w I� w X w X X ogx O X 0 zw 0 cm G IF) :5 z mow u U CASE HISTORY: SUBDIVISION PLAT 08/15/16 REVISIONS NO. BY DATE 5. ALL MEASUREMENTS IN PARENTHESES ARE PER PLAT, ALL MEASUREMENTS IN BOLD ITALICS ARE AS MEASURED IN THE FIELD. 6. ALL LINEAR MEASUREMENTS WERE TAKEN USING THE U.S. SURVEY FOOT. 7. BENCHMARK STATEMENT: ELEVATIONS ARE BASED ON THE CITY OF WHEAT RIDGE BENCHMARK PHAC-2. ELEVATION = 5451.56 (NAVD88). SHEET 2 OF 2 Merkwood Estates, LLC PO BOX 140219 DENVER, CO 80214 720-318-8523 STEVEN@MERKWOODHOMES.COM August 15, 2016 To Whom It May Concern: As General Manager of Merkwood Estates, LLC, with powers to bind, I hereby grant authorization, as the "authorized applicant", to Galen Hagen -Peter. If you have any questions, please contact Steven. Merker at the phone number above. Sincerely, From: galen@altitudelandco com Subject: RE: Merkwood Estates Titlework Date: August 11, 2016 at 3:33 PM To: Steven Merker steven@merkwoodhomes.com Cc: Jasmine Office Phone jasmine@merkwoodhomes.com Steve, Zack just informed me of the review fee that needs to be be paid with this first submittal. "The fee is $2025 (Breakdown: $1000 + $800 [$100 per lot x 8 lots] = $1800 application fee + $225 publication/public notice fee = $2025). This will be paid when you come in to submit your application." Let me know when you can send over the titlework and deed as well. We need both of those to wrap up the plat and some forms. Thanks, Galen Hagen -Peter, EI Project Manager LTITU D E 3461 Ringsby Court, #125 - DRIVE 2 1 Denver, CO. 80216 2727 N. Cascade Ave, #160 - LINCOLN CENTERI Colorado Springs, CO. 80907 Galen AltitudeLandCo.com 1720.427.7002 AltitudeLandCo.com -------- Original Message -------- Subject: RE: Merkwood Estates Titlework From: <galen altitudelandco.com> Date: Thu, August 11, 2016 9:38 am To: "Steven Merker" <steven@merkwoodhomes. corn > Cc: "Jasmine Office Phone" <jasmine@merkwoodhomes. com> Steve, I also need "proof of ownership" or a deed for the submittal. Do you have that/those for the property? Thank you, Galen Hagen -Peter, EI Project Manager NOTE: Land use applications must be submitted BY APPOINTMENT with a C Cly OI planner. Incomplete applications will not ��WhcatKidgc 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) Applicant Q-jaL[en Address, City, State, Zip OwnerJrly_ � J.I Address, City, State, Zip Contact GWeA }, Address, City, State, Zip Phone -7W- 3(8-8523 Email S+eVerN-)Mg+rkctxrp�Hopgga Cart fie.(' Phone72L)-1-1211--IG2Email_a��,��Ir,�Ic�ndco.coM nenN&�r Chi epZ l(p (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): JkLA55 W. 32M AV—,\A heA+ Rldp�,. co 8003 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 P(Subdivision — specify type: O 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 Major (6 or more lots) O Variance/Waiver (from Section 26- O Right of Way Vacation O Other:_ Detailed description of request: Ory,>Pos- .d 2.Iclrti to+ J a.(Jh�00-NJ 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 listed above, without whose consent the requested action cannot lart fully be accomplished. Applicants other than owners must submit power-of-attorney from the owner which approved of this action on his behalf71 . Notarized Signature of Applicant g State of Colorado }ss o y'4y'�•�••'• County of ]7(�&I�' �•Ca The foregoing instrument (Land Use Processing Application) was acknowledged by me this by Co..AL�� I ��C�-t�- VE�'r � .� � -b� 77 .0 _ ••....•• a My commission expires /_Z�_/20_LtV_ tryPub c To be filled out by staff: Date received 8'-/$-& Comp Plan Design. Related Case No. Assessor's Parcel No.X$2-0505, 4 Oiel Size (acres or sqft)_,212,094 54 l �/.5�1 acres 2016 Fee $ 2025.0 Receipt No. Pre -App Mtg. Date -1-1 Current Zoning K_t Proposed Zoning Case No. �rj-j(.-oa Quarter Section Map &1W.16 Case Manager L,)q,kNc,_ Current Use 6,c 1 Proposed Use (its of ��r W hklat J ]dlcyc I.A\D l 's 11- (ASIF 1'140( 1, SSIN(: aPPl.1( A KION ConununiIN Delelopment Department 1500 \\ est 29"' A\ enue • N heat Ridge, CO 80033 • Thune (303) 235-2840 PlI .rn, 11'1111 ,I 11 11, ail mhonn.ilI'm) 1pplicanl 6'cJtz1 14,e.1- R=�/, PC, \ddre„ 3q6l KI✓l b' LfT I'htt r , c its Q�v\�1?f 'J �I.tt CC) J/ I�g® ( it, tiJhetr►� R. State Co 3' Awe, She, 3G� I h(!tI.(~s)4iv - � ► $� 03:3 t ;, Contact �+e Berl /1 e (6_f /6 ,11,k Wkldre­f r ( its Slatc hrnle I he 11cr"n! I, tc,l : c,alta�t 1011 h; .,uu.utr,l t„ ;0111 cr yu„ti,nn rcr.uJin, 1111, app lit'll i(nl. h+!'\ ldc iddili, nal 1111nn).r11011 I,hc-n nnc"a:!. 1,,,„ lluhlii hcaling ill tc,:i , ,I kop)1 1 the anll Ic11 vI I rl,a to Ih11,lI Ilunin,'. ;Incl ,hall h rc.pm.ihk tol N„mm,h11L! .Ill ,e01.11 ,111,1 k%t C'mununlr moll I” a pplic,nu and o! lict ) Location ofrequest Iaddrest,1: ilg35 Q 3X4_Ave Type of action requested (check one (II n111rc 111 111 aciiun, lined heli- \0 11ch Ilertain to will requeal l: Pleas,, rrJrr Io %ubrnirtul , h(•, Alia+ lur ( ,m+plew uppli, uti'm rryuirrnrrun: irn, unrplat, uppli,111iulrs Trill not hr tit 4 1pf"rl. 1 ('11011,'12 111 101le M /une c('11diti(m, 1 Shccial I ,c PCI'tllil -1 C(IIINrllidalil)r1 flat 1 Conditional I'se Pernlil -1 Stlbdiik4,4011: \lajor (\1(IIc 111,111 _� Int,) -) I Innd Plain Special I \ce116011 1 Site I'I,ul al pwi,al 1 1elllporan l'sc. Huddin'-,. -1 I of I ine Ad,msimcm 1 ( !mcel)t Plarl applo\al A \ ariance \1akel (11kim Section 26 -qua 1 1 Planned l;uilciin (II(nlp 1 11401111!1,\1 a\ \'acalil!n -1 t>thcr: Detailed description of rcyuc'st: l� Jorro�l\e-� Vo `exL"d AL 750-4 ► cxIML(wl cul-c(z-gat: r N�renteh-F I�s�eri .n Sccfren a6-`1�a.D.a. c. st;x c.,-RcI&ed �Or Required information:! Parcel Nimlhct 31- Zy1-05-061 9 19 -- j- i/c of I cit (acre• luarc q.VV3 A yes ( urrent I'mpo,ed /1111411,': IJ1A ( urrent2 t 1 e: S�►�tAl2 arM��u� SI�C'Yl �t(a� /V c'cKT I'rrlpow 1 l lvl �1rti' t�W1/ i1 G': vlc� S I , , , till a;,,r rh. ,, [Mll a all 1111 00 Notarized Signature of Applicant Stag• tit (rh!rarir /1_ ., r 1101111 1�t rtV21 ' I tit. I(,I 'Illi' I II't Ill 111 C 111 11 311,1 I ,c Prn�C�>Illi' l�)Ilidll!'ll l �1 ;1� 3.'{�;1,l11 It i1L'i,I h\ rtn 011, 7""" ,i;!v Io �u.�v� It I� h} pe 4.1 \, �tar•ti I'uhh� ,1, :0111111i"i('11 L Yi1L, a ,fid _'I'm 'I o he filled out b.\ staff: R, Lu, .I t ,r, A,• I'll - Karl W. Franklin NOTARY PUBLIC STATE OF COLORADO NOTARY ID 19984001101 MY COMMISSION EXPIRES FEBRUARY 24, 201• City of W heat�idge COMMUNITY DEVELOPMENT PRE -APPLICATION MEETING SUMMARY Meeting Date: Applicant/Representative: July 7, 2016 Steve Merker steven@merkwoodhomes.com Galen Hagen -Peter, Altitude Land Consultants galen@altitudelandco.com Attending Staff. Lauren Mikulak, Senior Planner Lisa Ritchie, Planner 11 Zack Wallace, Planning Technician Michael Arellano, Chief Building Official Dave Brossman, Development Review Engineer Mark Westberg, Projects Supervisor Specific Site Location: Existing Zoning: Existing Comp. Plan: 11435 W. 32nd Avenue Residential -One (R-1) Neighborhood Existing Site Conditions: The property is located along 32"d Avenue near Routt Street. The property is long and narrow, measuring approximately 164 feet x 1,296 feet. It borders Applewood Baptist Church and the Quail Hollow subdivision to the east and Applewood Brookside to the west. The property is zoned Residential -One (R-1), as are most of the surrounding properties. There are some areas of Residential - One A nearby as well. The property currently contains a one story home constructed in 1932 Lena Gulch traverses the northern portion of the site, creating an area of floodway and floodplain on the property. Applicant/Owner Preliminary Proposal: The applicant is proposing to subdivide the property into 8 lots. The site plan proposed 7 houses currently, with an eighth to be built possibly at a later date. The proposal includes 33`d Avenue connecting through the site between Routt Street to the west and the Quail Hollow subdivision to the east. Two homes are proposed to gain access directly from 33`d Avenue. A private drive extends south along the eastern property boundary. Four homes gain access from the private drive. One home will gain access from 32"a Avenue. 1S SWWIS r.. w- N Will a neighborhood meeting need to be held prior to application submittal? No, a neighborhood meeting is not necessary. Planning comments: The following items were discussed based on the applicant's proposal: Zoning & Use The property is currently zoned Residential -One (R-1). The R-1 zone district intends to provide high quality, safe, quiet and stable low-density residential neighborhoods. The zone district allows for single-family homes on lots with a minimum of 12,500 square feet. The applicant has proposed a subdivision which meets the development standards for the R-1 zone district. As such, the proposal is in line with the current zoning and no changes are required. Subdivision As proposed, the property will need to be subdivided in order to accommodate the construction of new homes, and the dedication of the 33`d Avenue right-of-way. Right -of -Way Right-of-way dedication will be required for 33`d Avenue. Additionally, Staff asked the applicant to consider dedicating the proposed private drive to make it a public street. This would only require a few more feet of width than the private drive, and it would take the onus off of the property owners and/or HOA for maintaining the street, clearing it of snow, etc. Staff prefers this alternative as private drives tend to become a maintenance burden for small HOAs who sometimes then request that the City takeover maintenance. Staff is willing to deviate from its typical streetscape design in order to accommodate the unique narrow layout of the site and in order to maintain the minimum 12,500 square foot lot size required in the R-1 zone district. The section would total 40 feet, and from east to west the section would include: • 2 -foot utility zone, • 2.5 -foot curb and gutter, • 2, 11 -foot driving lanes, • 6 -foot parking lane, • 2.5 -foot curb and gutter, • 5 -foot attached sidewalk • TOTAL = 40 feet right-of-way Dedicating a public street would eliminate Staff's concerns regarding the ability of Consolidated Mutual to serve the site, it will prevent the need for residents to roll their trash cans to the public street frontage, and it will eliminate any question of who is responsible for future maintenance of the road. It would also eliminate the limitation of four houses allowed on a private drive, thus allowing the southernmost house to gain access from the north -south public street rather than 32nd Avenue. Following the Denver grid, the public street would be named Robb Street. Landscaping For single-family residential uses, one street tree is required per 70 feet of street frontage to be placed within the front setback prior to the issuance of a certificate of occupancy. No less than 25% of the lot area and no less than 100% of the front yard (excluding driveways and sidewalk areas) shall be landscaped. No more than 50% of the total landscaped coverage on the lot shall be comprised of turf. 3 The use of low water demand turf varieties such as buffalo grass, blue grama grass and tall fescue is encouraged. Parkland A parkland dedication fee of $2,497.29 is required for each new residential lot created in the City of Wheat Ridge. There is currently one home on the site. With a proposal of eight lots, the parkland dedication fee will be required for seven lots. This fee is collected when you pay the recording fees for the subdivision plat. Utility Providers The City of Wheat Ridge is not a full-service city. The utility and service providers for this property include: • West Metro Fire District, phone: 303-989-4307 • Consolidated Mutual Water District, phone: 303-238-0451 • Northwest Lakewood Sanitation, phone: 303-987-0835 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 Site drainage requirements are based on the area of disturbance created by the new development. Any drainage ponds on the site will be required to be located in their own tract. More information on drainage requirements can be found in the attached notes and on the City's Civil Engineering Resources webpage. Any drainage feature at the rear of individual lots should be constructed to ensure that it remains in place in the future and is not removed or destroyed, inadvertently or not, by future homeowners. Right -of --way Dedication The connection of 33`a Avenue through the site will require a 53 -foot right-of-way dedication. If the applicant decides to construct a public street rather than a private street, a right of way dedication will be required of 39 feet. Streetscape Cross sections of the streetscape required for 33`d Avenue and the potential Robb Street will be attached with these notes. 4 Floodplain The northern portion of this property is located in the floodway and the 100 -year floodplain. No structures are allowed within the floodway. Some types of structures can be conditionally permitted in the floodplain. As was discussed during the meeting a low water crossing may be allowed across Lena Gulch to access the northern edge of the property. A gazebo, or other accessory structure may be constructed on the north edge of the property so long as it conforms to the accessory structure development standards for the R-1 zone district and is approved through a Class I Floodplain Permit. Review Process This request will require a subdivision. 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. Attachments: Public Works Comments, Subdivision Application Checklist 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 11 303-235-2852 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 RI EXISTING CONDITIONS: The subject property is located at approximately 11325 West 32nd Ave and is zoned Residential -One (R- 1). The majority of the property is vacant land with a single residence adjacent to W 32"d. The lot is long and narrow measuring 146' x 1297' being 4.35 Acres. The 100 -year floodplain and floodway exist within the property. See the Existing Conditions Plan attached with submittal. PROPOSED CONDITIONS: We are proposing to subdivide the land into 8 or potentially, but less likely, 9 lots. There will be 6 lots on the south half of the site and either 2 or 3 on the north half. Lots 1-7 will be 13,200SF and be about 100' x 132'. We are proposing a private drive on the east side of the property to provide access for lots 2-7. This private drive will have the appropriate hammerhead turnaround and fire hydrant locations for fire safety compliance. Lot 1 will be accessed from W 32"d Ave and the private drive will be extended north if Lot 8 is built on. We are providing 30' front setbacks, 15' rear setbacks, and 15' side setbacks per City of Wheat Ridge R-1 zoning district. Please see the Concept Plan attached with submittal. We plan to fill the site slightly but ultimately will maintain existing drainage patterns flowing from the south side of the property, north to Lena Gulch. All drainage will pass through a water quality feature before entering the gulch. We intend to adjust the 100 -year floodplain area on the south side of Lena Gulch. Utilities will be run from 32nd under the proposed private drive and serviced to the houses. We will work with the applicable utility districts directly as design progresses. We would greatly appreciate to meet with you in person to further discuss the project and resolve any questions or comments you may have. Thank you for your consideration. Steven Merker steven@merkwoodhomes.com 720-318-8523 Galen Hagen -Peter Galen@altitudelandco.com 720-427-7002 LU L ,68N, j- — 0 �g ag so L.L o y sE t IS 11nod PUD anb PuZ£ - uold jdaouoo J n10 <`a 2u 6m LU w u wa ®9 = '/� Cgk �. Ls I'. 1 / 3 s Z NOIl�3rvuOJ 3Ab Otl[CM 035040 d R 0 Q WS n 8 n h 3 M Iz O ap rNia I', p N Z N s w � a W N � � I .6 M18 I eF N H W 53 Iz u I al m I 1 C c _ / euMrei35 � Q 2K Iry .7CJ i -0 {} ® N J 3. 111 N K N L ,68N, j- — �. I'. 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