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HomeMy WebLinkAboutWCP-17-01r City of391-WheatRidge- COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 2gth Ave.Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 January 8,2019 Gary Ellerman The Mulhem Group 1400 Glenarm Place Suite 300 Denver, CO 80202 RE: Case No. WCP-17-01 Mr. Ellerman, This letter is in regard to your request for approval of a Concept Plan on the vacant property located at W. 44th Avenue and Kipling Street. The initial application was filed with the Community Development Department on November 21, 2017, with comments most recently being returned to you on July 6, 2018. In an effort to ensure efficient processing of all applications and to manage staff workloads, the Department attempted to follow up on this case after several months of inactivity. As of the date of this letter, Staffhas not received a resubmittal ofthe application in over one (1) calendar year. Discussions with your team after the most recent comments were sent in July 2018, including a follow-up meeting in April 2019, did not result in any resubmittals. At this time, your application is considered withdrawn. Any subsequent action on the property will constitute a new application and will require a pre-application meeting and neighborhood meeting, after which application materials and fees may be submitted. To schedule a pre- application meeting, please contact Zareen Tasneem, Planner I, at 303-235-2852 or ztasneem@ci.wheatridge.co.us. Please let me know if you have any questions. Thank you, Cul V Scott Cutler, AICP Planner II www.ci.wheatridge.co.us L & Scott Cutler Fronn:Gary Ellermann <gellermann@themulherngroup.com> Sent:Tuesday, September 10,2019 12:38 PM To:Scott Cutler CC:Richard Gebele; Lloyd Anastasi (LloydAnastasi@Gmail.com) Subject:RE: 44th/Kipling Update Scott. Great timing. We're currently working on the response right now and should have it in the near future. Thank you, Gary Ellermann GEllermann@TheMulhernGroup.com THE MULHERN GROUP 1400 Glenarm Place, Suite 300 Denver, Colorado 80202 T: 303.297.3334 F: 303.292.2601 www.TheMulhernGroup.com From: Scott Cutler <scutler@ci.wheatridge.co.us> Sent: Tuesday, September 10, 2019 10:45 AM To: Gary Ellermann <gellermann@themulherngroup.com> Subject: 44th/Kipling Update Hi Gary - I'm checking in with you to see if you had any updates regarding the 44M/Kipling project since we hadn't heard anything in a while. Thanks, Scott Cutler Plannerll Community Development Department 7500 W. 29th Avenue Wheat Ridge, CO 80033 Office Phone: 303-235-2849 www.ci.wheatridge.co.us 1 1 Wheat:Ridge ZE_- 2019 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 1 ¥# WCARge -- PUBLIC WORKS Memorandum TO:Scott Cutler, Planning Technician FROM:Jordan Jefferies, P.E. DATE:June 11,2018 SUBJECT:44th & Kipling - Mulhern Group I have completed my review of the proposed Mulhern Group development located northeast of 44th & Kipling received on May 30,2018, and I have the following comments: PLANNING & ZONING Concept Plan: 1. The dimensioning on Sheet #2 is difficult to interpret. Extension lines aren't extended far enough so it's unclear what is being dimensioned. If dimensions are required for the Uncept plan, a separate sheet may be helpful to provide clarity to dimensions. CIVIL ENGINEERING Preliminary Drainage Report (Discussion): 1. General Comment: Be advised that Tract A shall be designed to conform to Sec. 26- 507. Stormwater facilities,of the Municipal Code of Laws. This section of the Code requires that all stormwater facilities include landscaping and incorporate certain design features. 2. General Comment: The City requires all stormwater quality/detention facilities to lie within a separate tract fully encumbered by a drainage easement to the benefit of the City of Wheat Ridge. Ifthe proposed swales are determined to adequately meet the intent of a water quality facility, they must lie within a separate tract to allow for maintenance by the HOA and cannot simply be within an easement alone. 3. All further technical comments will be reserved for the Final Drainage Report. Trip Generation and Signal Warrant Analysis: 1. Note that a full Traffic Impact Study will ultimately be required after initial issues in the Trip Generation & Signal Warrant Analysis have been addressed. See the City's website for Traffic Impact Study requirements. 44th-Kipling_Review-2_JJ.ltr.docx , k & Public Works Engineering June 11, 2018 Page 2 2. Previous comment not addressed - Note that the latest version of the ITE Trip Generation Manual is Version 10. Update trip generation numbers to reflect the current information in Version 10. 3. Note that the proposed signal on Kipling will require approval by CDOT. Public Works has requested that the Planning Department set up a meeting with CDOT to include the applicant, and representatives from Public Works and the Planning Department. Please include one PDF of all revised Documents with the next submittal for PW review. OTHER REOUIREMENTS (RELATED TO SUBDIVISION PLAT): 1. CDPS Permit & Stormwater Management Plan: This site in general is greater than one acre in size and the area of disturbance will meet or exceed one (1) acre, so a Stormwater Management Plan (SWMP) associated with the required State CDPS Permit shall be submitted to the City of Wheat Ridge for review and approval. The SWMP must be approved by the City prior to issuance of any Demolition, Grading, ROW Construction, or Building Permits. The CDPS Permit is generally obtained from the Colorado Department of Public Health and Environment by the contractor at time of Building Permit Application. A copy of the CDPS must accompany the final submittal of the SWMP. Please contact Bill LaRow, Stormwater Program Manager at 303.235.2871 for further information). While technically the CDPS Permit and SWMP are not required until the time permits are requested, it is highly recommended that the SWMP be submitted as soon as possible to avoid delays in the issuance of required Permits. 2. 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 #3 below). SIAs are recorded at the Jefferson County Clerk & Recorder's Office with the Final Plat. 3. Public Improvements Cost Estimate & Guarantee: Upon acceptance of the Itemized Engineer's Cost 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 total 44th-Kipling_Review-2_JJ.ltr.docx Public Works Engineering June 11, 2018 Page 3 amount required for the Irrevocable Letter of Credit is $XXX,XXX. 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. 2-Year Warranty Period and Guarantee for Public Improvements Upon completion of all public improvements and Final Acceptance has been granted by the City Inspector, the original Irrevocable Letter of Credit shall be surrendered. At that time a 2-year warranty period for the completed and approved public improvements shall commence. If at any time during said 2-year Warranty Period the City Inspector deems that the constructed public improvements are in such condition as to require repairs or replacement, the Developer shall complete such work upon request. Upon commencement of the 2-year Warranty Period, a 2nd Letter of Credit in the amount of 25% ofthe original itemized engineer's cost estimate shall be submitted to the City of Wheat Ridge and be dated as to expire on the 2-year anniversary ofthe Warranty Period commencement date. The City shall retain said Letter of Credit for the entire 2-year Warranty Period. Upon completion of the 2-year Warranty Period, the 2nd Letter of Credit shall be surrendered by the City of Wheat Ridge. 5. 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 Cio, Datum), is all available on the Public Works, Development Review page of the City of Wheat Ridge website at: www.ci.wheatridge.co. us OTHER REOUIREMENTS (RELATED TO CONSTRUCTION): 6. 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 ndt 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. 7. 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 44th-Kipling_Review-2_JJ.ltr.docx .t Public Works Engineering June 11, 2018 Page 4 this meeting. 8. 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, 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 2013 DWG or older format, AND 2. One (1) file in PDF format (ofthe signed & sealed sheets). 44th-Kipling_Review-2_JJ.ltr.docx 2W Wlftge -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 July 6, 2018 Dwayne Dale The Mulhem Group 1400 Glenarm Place, Suite 300 Denver, CO 80202 Re: Concept Plan for 4411 / Kipling Development Mr. Dale: This letter is in regards to the Concept Plan for property located at W. 44h Avenue and Kipling Street. I have reviewed the second submittal of the Concept Plan and have the following comments. Please also refer to the enclosed redlined copy of the draft documents. General Comments 1. The June 29,2018 meeting between representatives from the Mulhern Group, Wilson & Company, the City of Wheat Ridge, and CDOT determined that CDOT would likely accept an unsignalized three-quarter movement at the central access point on Kipling Street, allowing southbound left turns into the site. If, based on your traffic analysis, you apply to CDOT for a different access configuration, please let us know. 2. The Concept Plan states the build-to requirements are anticipated to be met for the development as a whole. Staff is aware that Phase Two is far more speculative than Phase One, and therefore needs assurance that the build-to can be met for each major "block" of the project (north and south of the central access road). Restate the build-to requirement to require that each block will meet this requirement. 3. Open space should also be addressed block-by-block as opposed to the development as a whole. Both blocks contain a mix of uses (northern block with hotel and retail/restaurant, and southern block with retail/restaurant and residential) so they would need just 10% each. Public amenity space, such as a plaza or pocket park, should be incorporated on one of the blocks; the "Open Space Concepts" section on the cover sheet should note this and emphasize it will be public. 4. As Phase Two is more speculative, it may benefit the Concept Plan to not show the multifamily building footprints, just access, circulation, and drainage. The major internal streets will be built as part of Phase One, but it is not beneficial to show hypothetical building outlines. Amendments to the Concept Plan are permitted and would be required anyway if there were any changes to Phase Two. 5. Are any streets envisioned as public streets? Why was a public access easement proposed? Cover Sheet (Sheet 1) 6. Minor spelling and grammar changes are shown on redlined Concept Plan (including an instance of"44th Street" in "Access and Circulation"). 7. Change "Full Movement" to "Three-Quarter Movement" for Kipling/45th Avenue. www.ci.wheatridge.co.us L * 8. Add a parking line to the "Development and Zoning Criteria" stating it will be in conformance with Section 26-1109 of the City Code. 9. Add a note on "Drive Throughs" that a drive through use is subject to approval of a Conditional Use Permit per Section 26-1118 of the City Code. 10. The project site location on the Vicinity Map should be changed from red to grey. The street lines on the Vicinity Map should be clean lines. 11. In the Site Data table, give a range for the number of hotel rooms. 12. In the Phasing Plan, remove "Commercial" from Phase One and "Multifamily" from Phase Two. Label the blocks, with the east-west access road dividing them. They can either be called Block 1 and Block 2 or North Block and South Block. These labels should also go on Sheet 2. Sheet 2 13. Too much detail is shown on this sheet. It should be simplified to be closer in style to the first submittal. The purpose of a Concept Plan is to show the circulation and land use framework, but not to provide site design details. Pedestrian and vehicular circulation should be shown. In addition: a. The internal street network should be emphasized, including the primary east-west street, as well as a north-south spine along the entire site (as was shown in the first submittal). The first submittal appropriately emphasized this through shading. Access points into the southern block can be shown with arrows. Refer to redlines. b. Building footprints for the southern block do not need to be shown. Once a product and/or end user is better known, the Concept Plan can be amended. c. The Kipling Street entrance spacing dimensions are not appropriate for the Concept Plan submittal. Removing these will also allow the plan to be enlarged and will not limit future development to those exact dimensions. d. Parking space and street striping should be removed. Parking locations can be shown as "area" or "garage" similar to how they were shown on the first submittal. e. Landscape material should not be shown. Areas of landscaping may simply be labeled as such. f. The car outlines should be removed. g. Open space locations (public plazas, green space, etc.) should be more clearly outlined. Private courtyards cannot count towards overall open space. 14. Change the "proposed full movement signalized access" to "proposed three-quarter movement." 15. The northern block is missing a north-south access drive that functions as an internal street, which was shown on the first submittal. This alignment may affect parking, but in the site planning phase, parallel parking can be included and can count towards total parking numbers. 16. Staff understands that moving the central access point to align with the new Kipling Village entrance has created an awkward street layout at the center of the site. The proposed plan does not show an optimal connection from the central access drive to the "proposed 45th Avenue" street section, nor the north-south drive. The east-west access drive must function as a street, if not be a dedicated public street, and must have a t-intersection design with the primary north-south street. Staffhas proposed three potential options, ranked in order ofpreference: a. First option: A fully linear east-west street with a partial acquisition of the Ketelsen Campers property to allow for a street section that aligns with the entrance on Kipling. b. Second option: The entrance shifts south to what was shown on the first submittal, since a signalized intersection with alignment across the street will not be approved by CDOT. Case No. WCP-17-01 / 44th & Kipling Concept Plan 2 1 This will allow a fully linear east-west street similar to option A above, but will not allow the entrance to align with Kipling Village across Kipling Street. c. Third option: Leave the alignment of 45th Avenue as shown on the Concept Plan but modify the middle section so it functions as a curved through street and creates a 4-way intersection at the north-south access drive. 17. Since the potential future 46th Avenue (I-70 Service Road) is not a certainty at this point, it is best not to show on the Concept Plan. The north-south drive can tenninate at the property line with a note stating it will connect in the future. We will need to explore how to document this termination and future connection, potentially as part of the Subdivision Improvement Agreement. Keep the "potential future access" arrow. Alternatively, show two scenarios for this end with the short and long term designs. 18. The building titles show that three of the buildings on Kipling Street are anticipated to be drive- throughs. The northern building (North Parcel 2) does not have a drive-through lane around it, however. As noted above, drive-throughs must be approved as part of a Conditional Use Permit (CUP) application; approval of the Concept Plan does not eliminate the CUP requirement. A drive-through on the southern block will be contingent upon having mixed use development on the southern block. 19. In the first submittal comments, it was noted that the traffic study and the Concept Plan did not match when showing access to the gas station. The current plans do not show access to the gas station, but should be revised to show a potential future access between the site and the gas station. 20. Add "proposed right-infright-out access from Kipling Street" to the southern entrance at the multifamily site, identical to the northern proposed access. 21. Additional pedestrian connections should be shown in the hotel area. The sidewalk on the north side of the hotel site will be required to connect Kipling to the north-south drive even before the future service road is constructed. Comments to consider for future submittals 22. While parking details should not need to be shown as part of the Concept Plan, please note that the site, particularly North Parcel 2, is overparked per the MU-C standards. Adding a north-south drive functioning as an internal street will allow for parallel parking but will eliminate some of the spaces that exceed code requirements on this parcel. Parking counts and final layouts will be reviewed as part of future site plan submittals. The application was also sent on referral to other City departments and outside agencies. Attached are the comments that were received. H/heat Ridge Public Works: See attached comments and redlines from Jordan Jefferies dated June 11,2018. Colorado Department of Transportation: CDOT noted in the June 29, 2018 meeting that they would not support a full-movement signalized intersection into the site from Kipling Street, but would be open to a three-quarter movement. The applicant will need to apply for access permits for all proposed entrances in separate permits. If approved, the applicant may construct the access points regardless of construction timelines, guaranteeing access for the site even i f the proposed development does not come to fruition; this could be written into the Subdivision Improvement Agreement. Case No. WCP-17-01 / 44th & Kipling Concept Plan 3 This concludes the summary of comments. For questions or clarification on any comments, please feel free to directly contact me or Jordan Jefferies. Please resubmit digital copies of the Concept Plan in one .pdf file. Sincerely, Scott Cutler Planner I CC:WCP-17-01 casefile Case No. WCP-17-01 / 4401 & Kipling Concept Plan . 4 -----------------ASM.5-l CONCEPT PLAN FOR KIPLING STREET & 44TH AVENUE OWNER NATIONAL AN OFFICIAL CONCEPT PLAN IN THE CITY OF WHEAT RIDGE DEVELOPMENT 2711 N. SEPULVEDA BLVD. SUTE 339 A PARCEL OF LAND SITUATED IN THE NORTHWEST 1 OF SECTION 22, TOWNSHIP 3 SOUTH,MU*(ATTAN BEACH. CA 92056 RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO ARCHTECT/1.AER r,11; MIn.111:RN GROUP658 24'345'213 24'308'24'1400 Glenamn Place. Suite 300 Denver. CO 80202 w/.themulhe,ng,oup.com PHASE 1 CIVIL ENGINEER WILSON & NORTH PSOUTH PARCEL 1 NORTH PA 1 NORTH PARCEL COMPANY 2 10' SID AL E 1675 BROADWAY SUITE 200 BUFFE AME ITY ZONE TO BE DENVER, CO 80202 303297-2976PARCEL 2 FINAU D O SITE PLAN w.•ibor= com THISP IN ICATESANTICIP ED DITIO EET LANDSCAPEARCHITECT CROSS ACCESS EASEMENT APPROXIMATE PROPOSED PROJECT SIGNS REC# F1724000 EXISTING BUS STOP -PR ED·FUL-6-- --PROPOSED- ·- ------- -------= EXISANG =0 FROM KIPLING STREET = POTENTIAL FUTURE SIGNALIZED =FROM KIPL G STREET INTERSECTION UGHTING CONS'.TANT INTERSECION 6-..0.-DEDICATED EOR-STREEL RIGHT-OF.WAY EC 168nuummi 11 FloQ 0 0 1 ZDEDICATEDFORSTREET RIGHT-OF-WAY REC#91016826 0 ILIFA PROPOSEDNTICIPATEDrTMTKIP#LU PARIONG AREA 14' UTIUTY EASEMENT pETAIUM 11.Pdl C BUILDING 1 „!LauIL *L 81 RE '16 REC #84071038 |ISTORIES 157,P IrTM T -1 3TlrH r 1 1 DRIVE T DM u,VT ORIWE TMR PS EXISTING GAS STATION L ADJACENT PROPERTYAND CAR WASH SUPER 8 MOTEL WITH EXISTING STREETACCESS 1*twt:41 C Z PROPCI*E'II1 Ill PARKINGEA 0 CO-LANDSCAPE BUFFER TOBE FINAUZED ON SITE PLAN 00000 --- PROPOSED PARKING AREA POTEANSICIP#TED •< --3 FUTUREMULT..111.¥ACCESSPESIOEIZIAL GUIL/,11<) 4 6TORIER 14' UTIL[TY EASEMENT ANTICIPATEDREI# 84071039 1 1 El E U lilli UTTUTY AND DRAINAGE EASEMENT REC# Fl 724000 10 IRRIGATION EASEMENT S 10 INGRESS/EGRESS EASEMENT REC# F1724000 REC# 85043922 1..:€ 1 POTENTIAL LANDSCAPE BUFFER TO BE t FUTURE /FINALIZED ON SITE PLAN ACCES POTENTIAL /\ FUTURE / 6' SIDEWALKW/E BUFFER/AMENITY lilli pCCES/- PROPERTY LINE ADJACENT PROPERTY-1 ZONE KETELSEN CAMPERS / 10'UTILITY AND DRAINAGE lilli V EASEMENT REC# F1724000 ' 10 UTIUTY AND DRAINAGE - REC#84071040 1(Fillillt I EASEMENT REC# F1724000 7' UTILITY EASEMENT POTENTIAI\ FUTURE / 7-2- -*cESF GRAPHICLEGEND ACCESS POINT JELLISON PROPOSED FULL MOVEMENT ACCESSSTREkTFROM 44™ AVENUE ANACIPATED LOCATION OR WATER 7' DETENTION ZONE·INTERNAL STREETLANDSCAPE BUFFER TO BE FINALIZED ON SITE PLAN BUILDING FOOTPRINT DETENTON ZONE v--- 1{7 UTILITY EASEMENT REC# F 1034906T UTIUTY EASEMENT OPEN SPACE REC# 84063186 L ADJACENT PROPERTYPENNINGTON ELEMENTARY SCHOOL11 ••••••••••• PEDESTRIANCONNECTIONS I I BOUNDARY OF DEVELOPMENT PAD DATE H.22.2017 ADJACENT PROPERTY-7 ORAVVN CCNOTE: NO EXISTING IMPROVEMENTS NORMULTI TENANT RETAIL ENCUMBRANCES TO REMAIN ON SITE CHECKED APPROVED PROJECT liD. 11026 SKETCH / CONCEPT PLAN SCALE N'A SHEET# SCALE: 1" = 60' (3nN3AV 4194) @Od NY-Id ld30NOO 1VIOId=!0 anNEAV Hl*, 1 ONI-IdIM £6008 '00 3901211¥3HM '133819 ONI-ldl>1 0994 | 0094 | 0094 1Villl,lanS 'VN,9,80NOISIA38 1¥1111'Insm, ....90"**·-'-Ccr--'m•-*-1#ON,TUI....24,·.*a-.TI•I--ION.Lal PLAN OVMER CONCEPT PLAN FOR KIPLING STREET & 44TH AVENUE AN OFFICIAL CONCEPT PLAN IN THE CITY OF WHEAT RIDGE NATIONAL DEVELOPMENT 2711 N. SEPULVEDABLVD. SUTE 339 LEGAL DESCRIPTION: PARCEL I: THAT PORTION OF THE SOUTHWEST iOF THE NORTHWEST i OF THE NORTHWEST 1OF SECTION 22. TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE BTH P.M.. DESCRIBED AS FOLLOWS: THE WEST 330.57 FEET OF THE SOUTH 150 FEET OF THE NORTH 594 FEET, EXCEPT THAT PORTION CONVEYED TO THE DEPARTMENT OF HIGHWAYS. STATE OF COLORADO IN DEED RECORDED AUGUST 11. 1969 IN BOOK 2124 AT PAGE 188. AND EXCEPT ANY PORTION DESCRIBED IN THE DEED RECORDED DECEMBER 11.1986 AT RECEPTION NO. 86153163 COUNTY OF JEFFERSON, STATE OF COLORADO A PARCEL OF LAND SITUATED IN THE NORTHWEST 1OF SECTION 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO MANHATTAN BEACH. CA 92066 ARCITECT/PWIER ./TI,CMLLIIERN GROUP 1400 Gler am, Place. Suite 300 Der-r. CO 80202 v6nv.thm'.r,roulcom CIVIL ENGINEER WILSON & PARCEL 11: THAT PART OF THE NORTHWEST 1 OF SECTION 22, TOWNSHIP 3 SOUTH RANGE 69 WEST OF THE STH P.M. DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.:THENCE SOUTH 00'09' WEST, ALONG THE WEST LINE OF SAID SECTION 22,660.00 FEET: THENCE NORTH 89•55· EAST. 45.00 FEET TO THE TRUE POINT OF BEGINNING: THENCE 89•55' WEST, 285.57 FEET: ™ENCE NORTH 00·09' EAST, 444.00 FEET TO THE TRUE POINT OF BEGINNING. COUNTY OF JEFFERSON STATE OF COLORADO. PARCEL Ill : LOT 1, BLOCK 1, CHADO SUBDIVISION, RECORDED MARCH 1, 1991 AT RECEPTION NO. 91016826. COUNTY OF JEFFERSON, STATE OF COLORADO PARCEL IV: BEGINNING AT THE SOUTHWEST CORNER OF TRACT 13, JUCHEM'S GARDEN PLACE: THENCE NORTH ALONG THE WEST LINE OF SAID TRACT 13,36 FEET: THENCE EAST ON LINE PARALLEL TO SOUTH LINE OF TRACT 13, JUCHEM'S GARDEN PLACE, TO CENTER UNE OF THIRD STREET: THENCE SOUTH ALONG CENTER UNE OF THIRD STREET 66 FEET TO CENTER L INE OFFLORA STREET. THENCE WEST ALONG CENTER UNE OF FLORA STREET TO A POINT WHtCH IS 30 FEET SOUTH OF THE SOUTHWEST CORNER OF SAID TRACT 13. THENCE NORTH OF SOUTHWEST CORNER OF SAID TRACT 13, WHICH IS THE PLACE OF BEGINNING INTENDING TO CONVEY THE SOUTH 36 FEET OF TRACT 13 JUCHEM·S GARDEN PLACE, TOGETHER \MTH J OF ™E VACATED STREETS ADJOINING THERTO, ALL SITUATE IN SECTION 22, TOMISHIP 3 SOUTH RANGE 69 WEST, EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PROPERTY DESCRIBED IN DEED RECORDED IN BOOK 1175 AT PAGE 522 AND EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PROPERTY DESCRIBED IN DEED RECORDED UNDER RECEPTION NO. 88080612. AND EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PROPERTY DESCRIBED IN DEED RECORDED SEPTEMBER 8, 1969 IN BOOK 2130 AT PAGE 552 DEVELOPMENT AND ZONING CRITERIA: ZONING DESIGNATION: MU-C MIXED USE COMMERCIAL GROSSAREAOFDEVELOPMENT: +/-1213 ACRES (528,382 S.F.) AREA LESS RIGHT OF WAY DEDICATION:+4- 12.04 ACRES (524,660 S.F.) MAXIMUM BUILDING AND HARDSCAPE COVERAGE:SITE PLAN TO CONFORM TO MU·C CRITERIA MAXIMUM BUILDING HEIGHT:SITE PLAN TO CONFORM TO MUL CRITERIA BUILDING ORIENTATION:BUILDINGS MU BE ORIENTED TO AND ALONG FRONTAGE STREETS WITH PARKING LOCATED BEHIND IN ACCORDANCE WITH THE MU-C CRITERIA ARCHITECTURE:ALL BUILDING DESIGN SHALL BE IN CONFORMANCE VMTH SECTION 26-1106 OF THE CITY OF WHEAT RIDGE ZONING AND DEVELOPMENT CODE FENCING ALL FENCING SHAU BE IN CONFORMANCE VWTH SECTION 26-603 OF THE CITY OF Vi/HEAT RIDGE ZONING AND DEVELOPMENT CODE SIGNAGE:ALL SIGNAGE SHALL BE IN CONFORMANCE WITH SECTION 26-1113 AND ARTICLE VII OF THE CITY OF WHEAT RIDGE ZONING AND DEVELOPMENT CODE. A MASTER SIGN PLAN MAY BE PROVIDED AS A SUBSEQUENT APPLICATION. LIGHTING:ALL UGHTING SHALL BE IN CONFORMANCE WITH SECTION 26·503 OFTHE CITY OF WHEAT RIDGE ZONING AND DEVELOPMENT CODE LANDSCAPING:ALL LANDSCAPE SHALL BE IN CONFORMANCE ViITH ARTICLE XI AND SECTION 26-502 OF THE CITY OF WHEAT RIDGE ZONING AND DEVELOPMENT CODE DRIVE THROUGHS:ALL DRIVE THROUGH AND DRIVE UP USES WILL BE IN CONFORMANCE WITH SECTION 26-1106 OF THE WHEAT RIDGE ZONING AND DEVELOPMENT CODE SITE DATA TABLE: PARCEL#USE SOUTH PARCEL 1 RETAIL */-0.87 ACRES +/-4,500 S.F. BUILDING AREA SOUTH PARCEL 2 RESIDENTIAL +/- 7.63 ACRES /-350 TO 400 UNITS RETAIL +1· 20.000 S.F. BUILDING AREA NORTH PARCEL 1 RETAIL +6 0.83 ACRES /·4,500 S.F. BUILDING AREA NORTH PARCEL 2 RETAIL 4 0.90 ACRES /-7,000 S.F. BUIDING AREA NORTH PARCEL 3 HOTEL 4- 1.90 ACRES 44· 57.000 S.F. BUILDING AREA 105 ROOMS +/- 12.13 ACRES 9 BUILDINGS BUILD TO REQUIREMENTS: BUILD TO REQUIREMENTS ARE ANTICIPATED TO BE MET FOR THE DEVELOPMENT AS A WHOLE. THE CURRENT PLAN CONTEMPLATES THE FOLLOWING PORTIONS OF THE BUILD-TO AREA VMLL CONTAIN BUILDING FACADE: PRIMARY STREET FRONTAGE 5096 KIPLING STREET 1.197 PROPERTY UNE .595 REQUIRED FRONTAGE SECONDARY STREET FRONTAGE 3096 44TH AVENUE 401' PROPERTY UNE =120 REQUIRED FRONTAGE NOTE: THE DRCOG 2040 FISCALLY CONSTRAINED REGIONAL TRANSPORTATION PLAN INCLUDES A WIDENING OF KIPLING STREET BUILD-TO REQUIREMENTS SHALL BE MEASURED FROM THE PROPOSED FUTURE RIGHT-OF-WAY LINE WHICH WILL BE IDENTIFIED ON A SUBSEQUENT SUBDIVISION PLAT. N VICINITY MAP SCALE 1·300 OWNER'S CERTIFICATE: THE BELOW SIGNED OWNERCS) OR LEGALLY DESIGNATED AGENT(S) THEREOF. DO HEREBY AGREE THAT THE PROPERTY LEGALLY DESCRIBED HEREON \MLL BE DEVELOPED IN ACCORDANCE WITH THE RESTRICTIONS AND CONDITIONS CONTAINED IN THIS PLAN, AND AS MAY OTHERWISE BE REQUIRED BY LAW. 10/VE) FURTHER RECOGNIZE THAT THE APPROVAL OF THIS CONCEPT PLAN DOES NOT GREATE A VESTED PROPERTY RIGHT. VESTED PROPERTY RIGHTS MAY ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-121 OF THE VHEAT RIDGE CODE OF LAWS. CHARACTER OF DEVELOPMENT: THE PURPOSE OF THIS CONCEPT PLAN APPLICATION IS TO PROVIDE A GENEFUAL,PREUMINARY OUTUNE FOR THE REDEVELOPMENT OF THE SITE AT THE NORTHEAST CORNER OF 44™ AVENUE AND KIPLING STREET. DETAILS REGARDING THE FINAL LOCAnON, SPECIFIC FORM AND DESIGN OF BUILDINGS AND PARKING AREAS HAS BEEN INTENTIONALLY OMITTED IN THE INTEREST OF PROVIDING FLEXIBIUTY IN FUTURE DESIGN INTENT. REQUIREMENTS OF THE FUTURE DEVELOPMENT RELATED TO ACCESS DRAINAGE. OPEN SPACE AND ZONING ARE SHOWN TO ESTABLISH THE OVERALL CONCEPTS, LAND USE AND CIRCULATION FOR THE DEVELOPMENT. DETAILED SITE PLANS WILL BE IN CONFORMANCE WITH THE CITY'S ZONING CRITERIA. THIS CONCEPT PLAN, INCLUDING ARCHITECTURAL ELEMENTS AND THE DEVELOPMENT OF INDIVIDUAL BUILDINGS OR PARCELS, IS NOT INTENDED TO BE REVIEWED AND APPROVED AS PART OF THIS CONCEPT PLAN. BUT SHALL BE REVIEWED AND APPROVED AS PART OF SUBSEQUENT SITE PLANS. ™E SITES OVERALL CONCEPT IS TO BE A HIGH-QUAUTY PEDESTRIAN FRIENDLY DEVELOPMENT PROVIDING RESIDENTIAL, RETAIL. DRIVE-THRU, RESTAURANT AND HOTEL USES. THE SITE WILL INCLUDE NEW BUILDINGS AND OPEN SPACE THAT VMLL FRONT AND DEFINE THESTREET EDGE WILL INTRODUCE CONCEPTS OF PEDESTRIAN ACCESSIBILITY, STREET LEVEL ACTIVATION AND HIGH QUALITY ARCHITECTURAL DESIGN. THE OVER-ARCHING GOAL OF THE DEVELOPMENT IS TO BRING SHARED COMMERCIAL FUNCTIONS AND QUALITY OPEN SPACE TO ONE OF THE FEW UNOCCUPIED PIECES OF LAND IN WHEAT RIDGE BOUNDED BY 44TH AVENUE AND KIPLING STREET WHICH ARE BOTH IMPORTANT AND HIGH TRAFFIC CORRIDORS. THE AREA IS ZONED MIXED USE -COMMERCIAL (MU-C.) THE DEVELOPMENT SITE SHALL MEET THE DEFINITION AND INTENT OF A MD(EBUSE DEVELOPMENT AS DEFINED IN SECTION 26-1119 AND SHALL INCLUDE LAND USES FROM AT LEAST TWO DIFFERENT USE GROUPS FROM THE PERMITTED TABLE IN SECTION 26-1111. THE DEVELOPMENT CAN INCLUDE UP TO 3 SEPARATE DRIVE THROUGH LANES OR DRIVE UP USES WHICH MAY INCLUDE A BANK DRIVE UP LIQUOR STORE FAST FOOD AND EATING ESTABLISHMENT OR OTHER APPROVED DRIVE THROUGHS. THE DEVELOPMENT WILL MOVE FORWARD IN A MANNER THAT IS CONSISTENT VATH THAT ESTABLISHED CRITERIA ACCESS AND CIRCULATION: FUTURE DEVELOPMENT SHOULD CONNECT TO THE EXISTING STREET NETWORK IN A GRID FASHION WITH PEDESTRIAN-FRIENDLY DESIGN, INCLUDING SIDEWALKS AND AMENITY ZONES ON ALL ADJACENT PUBLIC STREETS INTERNAL SIDEWALKS VWLL CONNECT ALL LAND USES ON THE SITE. PRELIMINARY SIDEWALK LOCATIONS ARE SHOWN ON THE SHEET 2 OF Z FINAL PEDESTRIAN CIRCULATION WILL BE REVIEVED AND APPROVED WITH SUBSEQUENT SITE PLAN APPLICATIONS. THE INTERSECTION OF KIPLING STREET AND THE PROPOSED NEW45TH AVENUE (INTERNAL TO THE SITE) IS PROPOSED TO BE SIGNALIZED. THE PROJECT ANTICIPATES FIVE ACCESS POINTS FROM PUBLIC STREETS AS SHOWN ON THE PLAN. ONE FULL MOVEMENT STOP SIGN INTERSECTION AT 44TH STREET AND JELLISON STREET (TO ALIGN WITH JELLISON.) ONE FUlL MOVEMENT AT KIPLING AND PROPOSED NEW 45TH AVENUE. AND (2) ADDITIONAL RIGHT IN / RIGHT OUTS ALONG KIPUNG STREET. AND A POTENTIAL FUTURE ACCESS VIA A NEW STREET BORDERING THE NORTHERN EDGE OF THE SITE (SHOULD THAT COME TO FRUITION IN THE FUTURE) AN INTERNAL STREET GRID WILL BE ESTABLISHED BY PUBLIC ACCESS EASEMENTS IN FULFILLMENT OF BLOCK SIZE REQUIREMENTS IN SECTION 26-1108. THIS CONCEPT PLAN ANTICIPATES SHARED USE OF INTERIOR DRIVES. SIDEWALKS. AND PARKING VIA A BLANKET ACCESS EASEMENT TO BE DEDICATED ON THE FINAL PLAT. EASEMENT AND RIGHT-OF-WAY DEDICATIONS: REQUIRED EASEMENT AND RIGHT-OF-WAY DEDICATIONS REPRESENTED HEREIN ARE ANTICIPATED TO BE CONVEYED BY PLAT. RICHARD GEBELE, AUTHORIZED REPRESENTATIVE COMPANYNATIONAL. DEVELOPMENT 1675 BROADWAY. SUITE 200 STATE OF COLORADO )DENVER. CO 80202 ) SS 303·297-2976 COUNTY OF JEFFERSON )ww,u.vaor=.com LANDSCAPE ARCHITECTTHE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF AD 2018 BY WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES: NOTARY PUBLIC LIGHTING CONSULTANT CITY CERTIFICATION: APPROVEDTHIS DAYOF .2018. BY THE CITY OF WHEAT RIDGE ATTEST R CITY CLERK MAYOR 0 0 Ul td COMMUNITY DEVELOPMENT DIRECTOR 0: 0 0 U. 111 COUNTY CLERK AND RECORDERS CERTIFICATE:Z > 10 STATE OF COLORADO )k- Z 1--)SS el tijCOUNTY OF JEFFERSON ) 1 HEREBY CERTIFY THAT THIS PLAN WAS FILED IN THE OFFICE OF THE COUNTY CLERK AND RECORDER OR 8.8 JEFFERSON COUNTY AT GOLDEN, COLORADO. AT O'CLOCK__MON THE DAY OF 4 e E A.O.O z & JEFFERSON COUNTY CLERK AND RECORDER POTENTIAL PHASING: 1 THE DEVELOPMENT OF THE SITE IS ANTICIPATED IN MULTIPLE PHASES AS SHOWN IN THE PHASING PLAN. 0 THIS PHASING PLAN IS PRELIMINARY AND MAY BE MODIFIED. REGARDLESS OF MODIFICATIONS, THE FIRST BY: RECORDER PHASE OF DEVELOPMENT Vi,ILL INCLUDE THE PRIMARY INFRASTRUCTURE. UTILInES. WATER, SANITARYSEWER AND STORM ORAINAGE. PHAS1NG OF INTERNAL STREET GRID AND ACCESS POINTS WILL BE - DETERMINED WITH FUTURE ENTITLEMENTS AND IN THE SUBDIVISION IMPROVEMENT AGREEMENT.0- 5 OPEN SPACE CONCEPTS: OPEN SPACE WILL BE CONSIDERED FROM AN AGGREGATE PERSPECTIVE FOR THE TOTAL DEVELOPMENT AREA OPEN SPACE WILL MEET THE MINIMUM REQUIREMENTS FOUND IN THE MU-C ZONE DISTRICT. A MINIMUM oF 10% OF THE NET DEVELOPMENTSITE AREA (52.800 S.F.)\MLL BE AGGREGATE OPEN SPACE CONSISTING OF AT LEAST 35% OF LIVING LANDSCAPE MATERIAL AND 7596 OF USABLE OPEN SPACE. TO MEET THESE REQUIREMENTS THE FOLLOWING IS ANTICIPATED: THE OVERALL DEVELOPMENT V'.1LL PROVIDE PLAZA SPACE, PASSIVE AND COMMUNITY USE. BUFFER/PERIMETER LANDSCAPE. PARKING LOT LANDSCAPE WATER QUAUTY AREA. DETENTION FACILITIES AND STREETSCAPE WHICHVVILL BE INTEGRATED BASED ON THE FINAL USE AT THE TIME OF DEVELOPMENT. THE nMING AND CONSTRUCTION . OF THESE OPEN SPACE FEATURES AND PUBLIC AMENITIES VILL BE ADDRESSED IN THE SUBDIVISION &:m E IMPROVEMENT AGREEMENT.U CD Z 43 DRAINAGE CONSIDERATIONS: 5 A FINAL DRAINAGE REPORT WILL BE PROVIDED IN CONJUNCTION WITH THE SUBDIVISION APPLICATION DETENTION REQUIREMENTS FOR THE PROJECT WILL BE ACCOMMODATED ON SITE IN A TO BE DETERMINED DETENTION SYSTEM. IT IS THE INTENT OF THE DEVELOPMENT TO CAPTURE. TREAT AND RELEASE THE ON-SITE A a STORM-WATER IN A MANNER THAT VILL NOT ADVERSELY AFFECT THE SURROUNDING AREAS. FLOOD PLAIN STATEMENT: -. THE SITE DOES NOT LIE WITHIN A FLOOD PLAIN AREA THE SITE IS IN ZONE X, PER FIRM PANEL #08059C0213F WITH AN EFFECTIVE DATE OF FEB.5,2014 BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY.DATE 11.22.2017 DRAWN CC CHECKED APPLICANT:CASE HISTORY:APPROVED WCP-17-01 PROJECT NO.17014 THE MULHERN GROUP LLC ON BEHALF OF NATIONAL DEVELOPMENT WZ-1505 - - SCALE BUA CLAY CALLAHAN: DESIGNER MS-90-02 THE MULHERN GROUP LLC1400 GLENARM PLACE. SUITE 300 N 44TH AVENUE SFEET # DENVER CO 80202 PHONE: 303.297.3334 VIEB: www.themulhemgroup.com CONCEPTUAL PHASING PLAN 0 Z2 3SVHd (Allmd-IrlnE) NOISIA3U 1 OF2 COVER ULHERN GROUPARCHITECTUREPLANNINGINTERIORS Communication Record To:Scott Cutler Planning Technician City of Wheat Ridge, Community Development Wheat Ridge, CO From: Dwayne Dale Sr. Project Manager The Mulhern Group Denver, CO Date: 05.29.2018 Subject: Response Letter to Comments RE: Concept Plan for Kipling Street & 44th Avenue. Enclosed please find the updated re-submittal for the proposed Concept Plan for Kipling Street and 44th Avenue. Modifications to the plans have been made in response to your initial comment letter dated December 19th, 2017. The responses below correspond to the heading and numbering of your original comments. For clarity. I am providing the initial comment in itclics. followed by the response in BOLD. Please note that the Concept plan has modified in the following ways, to address multiple factors. In our opinion, the modified plan now allows for a stronger Mixed-Use development approach. Updated Engineering documents (attached) also support these modifications. These primary revisions include: A. Proposed curb cuts locations on Kipling have been adjusted to align to the existing entry drive across Kipling Street. This modified the interior drive lane accordingly. It is our hope this helps facilitate a full- access intersection condition at our primary entry. B. The plan has an updated Multi-family building layout and concept to better reflect a "wrap" product, (which was also a general recommendation of the Urban Renewal Authority). This resulted in eliminating any "underground" detention, and expanded a surface detention facility in the Southeast corner of the site, allowing maximum flexibility within the property, while still providing a primary road connection from the Main Entry to Jellison St. Note the two detention pond areas in the Southeast corner are connected hydraulically to function as one pond. C. Note that the Multifamily wrap building along 44th has been created to establish an appropriate level of adjacent building frontage, commensurate to meeting the "build-to" requirements along 44m Ave. D. Adjustments to the Entry Pad buildings, and Mixed-Use buildings befitting the "New Urbanist" Mixed-Use nature of the development. E. Supporting Engineering documents, like the Traffic Study, and Drainage report have been modified to reflect these modifications, accordingly. 1400 Glenarm Place, Suite 300 Denver, Colorado 80202 1 303.292.2601 1 themulherngroup.com THE ULHERN GROUP ARCHITECTURE PLANNING INTERIORS Plan redline comments: Response: The plans have been updated as described above, and in doing so, the previous redline comments have been addressed in the process. General written comments 1. The titles on the digital submittal do not match the titles on the hard copy. Please note that the City prefers titles do not begin with numbers. Please ensure c# submittals match in the future (electronic and hard copy versions). Response: All sheet titles have been modified as requested. Title no longer begins with a number. Reads as "Concept Plan for Kipling Street & 44th Avenue." 2. Please change a# instances of "44:h Street" to "44th Avenue" and "45th Street" to "45th Avenue". Response: 44th & 45th Avenues are now accurately designated on all documents. 3. A Master Sign Plan is referred to on Sheet 2, but on Sheet /, it is stated signage wi# follow the standard zoning code. Please dorilk. it is acceptable to leave this option open with language such as this on the cover page, "A# signage shall be in conformance with Section 264 1/3 and Artide Vii of-the City of Wheat Ridge Zoning and Deve/opment Code. A Master Sign Plan may be provided as a subsequent application" Remove references to the sign p/an from Sheet 2. Response: See the revised cover page which now indicates under "Development and Zone Criteria," Signage Section, "All signage shall be in conformance with Section 26- 1113 and Article VII of the City of Wheat Ridge Zoning and Development Code. A Master Sign Plan may be provided as a subsequent application." All reference to a sign plan has been removed from Sheet 2. 4. A restrictive covenant will be recorded concurrent with the concept plan that requires mixed use development in the event a drive through is deve/oped on the site (per Section 26- / / / /.C). Endosed is a copy of the covenant template for your review. Please use word's "track changes" feature if you have edits to the document Response: We have updated the concept plan to include a Mixed-Use retail and residential building at the primary frontage along Kipling, along with indicating a "wrap" housing product, more in keeping with a mixed-use development. We appreciate the City's confirmation that this approach fulfills the intent of the covenant. 5. The City recently became aware that the widening of Kipling Street is induded in the 2040 Fiscally Constrained Regional Transportation Plan (RTP). As an adopted plan of DRCOG and CDOL a note will be placed on your future subdivision plan identjlj,ing the future right-ofway /ine (per Section 26-4 / 5.8). For the purpose of the Concept Plan, add the following note to the Build To Requirement section: "The DRCOG 2040 Fisca#y Constrained Regional Transponation Plan indudes a widening ofKip/ing Street. Build-to requirements sha# be measured from the proposed future right-ofway/ine which sha# be identified on a subsequent subdivision Not 1400 Glenarm Place, Suite 300 Denver, Colorado 80202 1 303.292.2601 1 themulherngroup.com THE ULHERN GROUP ARCHITECTURE PLANNING INTERIORS Response: See new note added to the Build to Requirements section of sheet one which reads "The DRCOG 2040 Fiscally Constrained Regional Transportation Plan includes a widening of Kipling Street. Build-to requirements shall be measured from the proposed future right-of-way line which will be identified on a subsequent subdivision plat." Cover Sheet (Sheet /) 1. The vicinity map is too large and the satellite imagery will not reproduce when recorded. Please shrink the map, convert to black line, and label additional streets, as indicated on the red/Med copy Of the Concept Plan. Response: See updated vicinity map per your comment. 2. /n the 'Development and Zoning Criteria" section, add a zoning statement indicating the property is zoned MU-C Response: MU-C zoning is now indicated in the "Development and Zoning Criteria" section of the Cover Sheet (Sheet I). 3. Remove "recommendations put forth in" from the "8ui/ding Orientation subsection". Response: The phrase "recommendations put forth in" has been removed from the Building Orientation subsection of the Development and Zoning Criteria section of the Cover Sheet (Sheet l) per your request. 4. The parking counts/rations in the Site Data table are too specific and in some cases exceed City parking maximums for sites zoned MU-C Other Concept Plans have not shown information this spedfic Remove the parking required, parking provided, parking ratio, and FAR co/umns. Response: Parking data has been removed from Site Data Table as requested. 5. The total area of the site in the Site Data Table shou/d match the net area (post Right-of-Way dedication). The totals do not appear in the digital copy but are indicated on the hard copy. Response: Total site areas have been updated/corrected as requested. 6. Phasing: 1400 Glenarm Place, Suite 300 Denver, Colorado 80202 1 303.292.2601 1 themulherngroup.com .t THE ULHERN GROUP ARCHITECTURE PLANNING INTERIORS o. Conceptual phasing plan should have Kip/ing and W. 44th Ave. labelled. The grays are too similar in color and will not reproduce well. Consider more contrasting shades of gray or hashing/patterns. b. 8. Phasing of internal street grid and access points wi# be determined with future entidements and in the Subdivision /mprovement Agreement and can be noted as such in this paragraph. See redlines. Response: a. Kipling Street and W. 44th Avenue have been labeled on the Conceptual Phasing Plan. Gray shading has been modified to be more contrasting and therefore clearer. b. Note has been added / amended under the Potential Phasing section on the Cover Sheet (Sheet l) 7. Minor spe//ing and grammar changes shown on red/ined Concept Plan. Response: Acknowledged and corrected. Sheet 2 8. The traffic study indicates an entrance to the development wi// be provided at the existing gas station entrance, but the concept plan does not show this entrance Pub/ic Works provided additional comments on this matter. Please ensure both documents are consistent Response: Both documents are now consistent and do not indicate an entrance through the existing gas station. 9. Perpendicular (front-in) parking will not be permitted along the major interior drives, as indicated on the Jellison Street extension. Parallel Datking may be provided and is encouraged. Response: Acknowledged. Perpendicular parking has been replaced with parallel parking along major interior drives. 1 0. Sidewalks shall be provided on both sides Of major interior drives Oe//ison Street extension and the proposed 45th Ave. from Kip/ing Street east to the eastern drive.) The major interior drives shou/d function as quasi-public streets and shou/d function as such. Response: Acknowledged, sidewalks now indicated on both sides of major interior drives. / /. As noted above, there is some inconsistency with the access points and some disagreement with the Colorado Department of Transportation about the location of filture access points and signalized intersections on Kip#ng Street This issue wi# need to be reso/ved befbre the recording ofthe Concept Plan. The City would be able to attend a meeting between the deve/oper and CDOT in order to move this process forward. 1400 Glenarm Place, Suite 300 Denver, Colorado 80202 1 303.292.2601 1 themulherngroup.com $. THE ULHERN GROUP ARCHITECTURE PLANNING INTERIORS Response: Acknowledged. We are working to coordinate a meeting between The Mulhern Group, Colorado Department of Transportation and the City of Wheat Ridge. We welcome your support for a full-movement intersection on Kipling Street to serve the new development. The application was also sent on referral to other City departments and outside agencies. Attached are comments we received: Wheat Ridge Public Works: See attached comments and redlines from Jordan Jefferies dated December 18, 20/ L Please cross-retbrence with the above comments to assure 0// City of Wheat Ridge comments are addressed. 1. The plan has been amended to eliminate an entrance to the property through the existing gas station. Wheat Ridge Building Division: No comments. Response: Acknowledged. Wheat Ridge Police Department No concemi Response: Acknowledged. Colorado Department of Transportation: See attached comments from CDOT dated December / 3,20/ 7. CDOT had several concerns regarding the full movement intersection on Kip/ing Street and noted the possibility of a future Kipling Street widening project Response: A meeting with CDOT is forthcoming to resolve these issues. We appreciate the City's support to create a full-movement intersection, and to make the property and project viable. Arvada Fire Protection District: See attached comments from Steven Parker dated December I 2,2017. Response: Comments acknowledged. Valley Water District: See attached comments from Kathleen Kadnuck dated November 30,2017. Response: Comments acknowledged. Xcel Energy: See attached comments #om Danna George dated December / 1,20/ 7. Please note that Exce/'s request tbr perimeter easements is inappropriate given the bui/d-to requirement and shou/d not be added to the Concept Plan document Response: Comments acknowledged. 1400 Glenarm Place, Suite 300 Denver, Colorado 80202 1 303.292.2601 1 themulherngroup.com ,i THE EL HERN GROUP ARCHITECTURE PLANNING INTERIORS Century Unk: No objections. Response: Acknowledged. Comcast No comments. Response: Acknowledged. This condudes the summary of comments. For questions or dorification on any comments, p/ease feel free to directly contact me orjordan Jefteries. Please remit digital copies ofthe Concept Man in one .pdffik Thank you for your assistance in reviewing the submitted documents. We look forward to working with the City of Wheat Ridge and all associated agencies in moving this project forward. Sincerely, Dwayne E. Dale Sr. Project Manager, Architect 1400 Glenarm Place, Suite 300 Denver, Colorado 80202 1 303.292.2601 1 themulherngroup.com STATE OF COLORADO Traffic & Safety Region 1 2000 South Holly Street Denver, Colorado 80222 COLORADO Department of Transportation Project Name:44th and Kipling Concept Plan Highway:Mile Marker: Print Date:12/13/2017 j 391 Traffic Comments: IProposed access is not compatible with Access Code and schedule for this highway. Proposed full movement intersections on Kipling are not acceptable. Site plan should be modified to emphasize access from 44th Ave. and orientation away from arterial. The City should plan comprehensively to connect developments via backage roadways. Right of Way Comments: John Mitchell 12-5-17 If CDOT plans to widen, then the front loaded / zero set back multifamily development proposal adjacent to the east side of Kipling will cost a significant amount of money in the future, In addition the three drive through fast food pads need to consider location of drive thru lands which if located on the west side of the buildings adjacent to Kipling will also increase acquisition costs. I do not know how the damages are handled when a wall is erected directly west of the multifamily structure, but if ICDOT has any say in that development plan is would be helpful to get a dedication for the roadway expansion at this 'time - -I - - --- Resident Engineer Comments: Adam Parks 12-4-17 lt looks like they are showing the future frontage road correctly. They may want to note that CDOT plans to widen Kipling Street to 6 lanes as soon as 2025. Stacy Tschuor, PE, David Evans and Associates (Consultant for I-70,Kipling Interchange) 12-5-17 ;The relocated frontage road appears to be in the correct location consistent with our interchange plan. During the !pEL study, we also encouraged the City to locate any new requested signal at least 600 feet from the new frontage Iroad signal (which would also end up being about 600 feet from the 44th Avenue signal) and this plan appears to also ido that. It would be nice if they would label those distances on the plan, just to be sure. IThe new proposed traffic signal will cut off the really long queuing distance now provided for the single SB left turn at 44th Ave. That SB left turn queues back that far today. The project team had discussed the possibility of re-striping iKipling with a resurfacing project to hopefully provide double left turns at 44th Ave and reduce the length of the side- by-side NB and SB left turn lanes on Kipling. Additional widening along Kipling with this development (to connect the ,turn lanes at their new signal) may help that. A potential issue with the location of the proposed full movement signalized access is the consideration of the existing driveways on the west side of Kipling. There is a driveway at that location, with another driveway to the same property immediately to the north, which I assume would need to be closed. This driveway (at MP 9.30) was cited in the Safety Assessment Report completed for the interchange project as a location with broadside crash pattern, involving eastbound vehicles turning left from the driveway colliding with southbound vehicles on Kipling Street. A i traffic signal that also serves that property/driveway on the west side would help with that issue. There is another property (Natural Wellness Centre) on the west side with a full movement driveway less than 200 feet to the south of that proposed signal location. The property owner came to our public meeting in March and said it is very difficult to turn left into and out of his driveway during peak hours and noted it is confusing with the long side-by-side left turn lanes on Kipling. How would the traffic signal location affect this driveway? If the signal waslocated 100 feet further south, it would be on the property line on the west side and could serve both of those iproperties, but it would require construction on both of them to reconfigure the driveways. It also appears that the {EMIness center building is in a very poor spot for that. Permits Comments: This review is for a concept Plan. No traffic study was included. Kipling is categorized as NR-B - Non-Rural Arterial. According the the NR-B criteria Section 3.11 "(2) When application is made, one access shall be granted to each parcel, if it does not create safety or operational problems. The access will provide, as a minimum, for right turns only. The access may have left turns in (3/4 movement) if the addition of left turns will improve operation at an adjacent full movement intersection and meet appropriate design standards, unless significant operational or safety problems would occur. Where it is shown that the location will be able to meet appropriate design criteria, full-movement access shall be granted at one-half mile spacing, or where a signal progression analysis indicates good progression of 30 percent efficiency or better, or does not degrade the existing signal progression. Where the proposal includes a traffic signal, the applicant must establish that, a) there are no other reasonable site design, access or circulation alternatives eliminating the need for the signal, b) there is a public necessity for the intersection, and c) a traffic signal study and traffic analysis acceptable to the Department is completed." 'State Highway Access Permits will be required for all accesses. Please contact Marilyn Cross, Region 1 Access Manager to discuss requirements for permits. Marilyn Cross, Access Manager, marilyn.cross@state.co.us, 303.512.4266 12-13-17 MC I strongly suggest A-lines (Access Control Lines) be considered to be in-place at the end of the project's construction. A-lines extending the full block length will deter unreasonable requests and establish expectations for cross-property connections towards the proper, optimal and safest access connections to the highway system in this congested location. - RS 12-06-17 Scott Cutler From:Mosqueda, Tony <Tony.Mosqueda@Centurylink.com> Sent Monday, December 4, 2017 10:41 AM To:Scott Cutler Subject:RE: WCP-17-01 Referral No objections from Centurylink. Tony Mosqueda Centurylink/ Field Engineer 11 5325 Zuni Street, Room 728 Denver, Colorado 80221 Tony.Mosqueda@CenturyLink.com (720) 578-5057 (Office) (720) 384-5723 (Cell) Centurylinic From: Scott Cutler [mailto:scutler@ci.wheatridge.co.us] Sent: Tuesday, November 28, 2017 12:21 PM To: Mosqueda, Tony Subject: WCP-17-01 Referral Tony, The Wheat Ridge Community Development Department has received a request for approval of a Concept Plan at the corner of W. 44h Avenue and Kipling Street (Case No. WCP-17-01). Please download the application documents using the following Dropbox link. Link: https://www.dropbox.com/sh/z2i2ihb6n9ri9w3/AABGrqpq92ntkBi7qrtBpwKta?dI=0 Comments are due by December 13, 2017; no response from you will constitute having no objections or concerns. Feel free to be in touch with any additional questions. Thank you, Scott Please note you will need Adobe software to view the application submittals. The latest version of Adobe Reader can be downloaded here: http:#qet.adobe.com/reader/ Scott Cutler Planning Technician 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2849 Fax: 303-234-2849 www.ci.wheatridge.co.us 4..,.. City of59, Wheat R*lge -90-COMMUNIU DEVELOPMENT \I 1 11/29/17 WED 09:20 FAX 303 424 0828 VALLEY WATER DIS 0001 VALLEY WATER DISTRICT 12101 WEST 52ND AVENUE WHEAT RlDCE, COI.ORADO 80033 TELEPTIONF. 303-424-9661 November 30,2017 FAX 303-424-0828 SCON Clltler City of Wheat Ridge 7500 W. 29"' Avenue Wheat Ridge, CO &0033 Dear Scott: In reference Lo Case No, WCP-17-01/W. 44"' Ave. and Kipling St., the Valley Water District has reviewed the inquiry and the following items apply, 1. Valley Water District can provide water service to the proposed project subject to Valley Water Districl rules and regulations and Denver Water Depaltmenl. operaling rules. 2. Additional water main lines, fire hydrants or fire ST)rinlder lines may be needed to mcct Valley Water District, Denver Water Department and Arvada Fire Protection District requirements which would be at owner's expense, 3, If additional water main lines, tire hydrants or fire sprinkler lines are needed, (he owner would need lo provide any necessary easements. AN construction must be in compliance with the terms oft.he easement. 4. The owner will be responsible for the cost ofdomestic taps, irrigation taps and fire line taps ilicluding service lines and meter installation. All lap installations will be subject to the rules and regulations of the Valley Water District and the Denver Water Deparbnent, 5, Theownerot'alle property will need to contact Valley Water Diwrici at 3(.)3-424- 966 I prioi to development of the project to discuss specific warcr system design needs. I f you have any further questions, please feel free to contact me at 303-424-9661, f iIA PA //7 2/t Kaid'ileen M. Kadnuck District Office Managel 96 Xcel Energr PUBLIC SERVICE COMPANY Right of Way & Permits 1123 West 3rd Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303. 571.3284 donna.1.george@xcelenergy.com December 11, 2017 City of Wheat Ridge Community Development 7500 West 2gth Avenue Wheat Ridge, CO 80033 Attn:Scott Cutler Re:44th and Kipling, Case # WCP-17-01 Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk has reviewed the concept plan for 44th and Kipling. As always, thank you for the opportunity to take part in the review process. For future planning, and to ensure that adequate utility easements are available within this development, PSCo requests that the following language or plat note be placed on the preliminary and final plats for the subdivision: Minimum ten-foot (10') wide dry utility easements are hereby dedicated on private property abutting all public streets, and around the perimeter of each commercial/ industrial and/or multi-family lot in the subdivision or platted area including tracts, parcels and/or open space areas. These easements are dedicated to the City of Wheat Ridge for the benefit of the applicable utility providers for the installation, maintenance, and replacement of electric, gas, television, cable, and telecommunications facilities (Dry Utilities). Utility easements shall also be granted within any access easements and private streets in the subdivision. Permanent structures, improvements, objects, buildings, wells, and other objects that may interfere with the utility facilities or use thereof (Interfering Objects) shall not be permitted within said utility easements and the utility providers, as grantees, may remove any Interfering Objects at no cost to such grantees, including, without limitation, vegetation. Public Service Company of Colorado (PSCo) and its successors reserve the right to require additional easements and to require the property owner to grant PSCo an easement on its standard form. Public Service Company also requests that all utility easements be depicted graphically on the preliminary and final plats. While these easements may accommodate certain utilities to be installed in the subdivision, some additional easements may be required as planning and building progresses. In addition, 31-23-214 (3), C.R.S., requires the subdivider, at the time of subdivision platting, to provide for major utility facilities such as electric substation sites, gas or electric transmission line easements and gas regulator/meter station sites as deemed necessary by PSCo. While this provision will not be required on every plat, when necessary, PSCo will work with the subdivider to identify appropriate locations. This statute also requires the subdivider to submit a letter of agreement to the municipal/county commission that adequate provision of electrical and/or gas service has been provided to the subdivisions. Please be aware PSCo owns and operates existing electric distribution facilities throughout the proposed project area. The property owner/developer/contractor must complete the application process for any new natural gas or electric service, or modification to existing facilities via FastApp-Fax-Email-USPS (go to: https://www.xcelenerqv.com/start, stop, transfer/new construction service activation for builders). It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. Additional easements may need to be acquired by separate document for new facilities. As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center at 1-800-922-1987 for utility locates prior to construction. If you have any questions about this referral response, please contact me at (303) 571-3306. Donna George Contract Right-of-Way Referral Processor Public Service Company of Colorado *#a Fire Ifgoteet[On Disteigt 903 Allison Way Arvada CO 80005 · 303-424-3012 · 303-432-7995 fax December 12,2017 Mr. Scott Cutler, Planner City of Wheat Ridge 7500 W 29 Avenue Wheat Ridge, CO 80033 Re: 44th & Kipling Concept Plan WCP-17-01 Ms. Reckert: The referral referenced above was reviewed for compliance with the 2012 International Fire Code (IF'C) as adopted by the City of Wheat Ridge. The Fire District has the following comments regarding this development plan. The following comments are general in nature due to this being a concept plan that does not provide adequate information to comment specific to the site. 1. This parcel is currently within the jurisdictional boundaries of the Arvada Fire Protection District (AFPD). The fire protection services for this parcel are provided primarily by AFPD Fire Station #2 located at 5250 Oak St. 2. Fire apparatus access roads shall be provided with an approved all-weather surface (concrete or asphalt). Access roads shall be capable of supporting an imposed load of 85,000 pounds. (2009 IFC Section 502.2.3) 3. The EVA shall provide a minimum inside turning radius and an outside turning radius sufficient to allow navigation of AFPD apparatus and allow effective fire suppression operations. A turning analysis of the site shall be provided and indicate that access throughout the site will accommodate AFPD Tower 56. Specifications for Tower 56 must be shown on the analysis plan sheet. The developer or representative shall contact the AFPD Community Risk Reduction Division for apparatus dimensions for use in the turning analysis. 4. Fire apparatus access shall have an unobstructed width of not less than 26 feet and an unobstructed vertical clearance of 13 feet 6 inches including any overhead utilities. 5. The private roads through the site shall be dedicated on the final plat as "Emergency Access Lanes" or other similar language as required by the City of Wheat Ridge. 6. Provide a signage plan indicating the location of fire lane signage. The fire lane signage shall comply with the City ofWheat Ridge Engineering Standards shall be provided on the curb line. 7. Fire hydrants shall be provided so that all portions ofbuildings are within 300-feet of a fire hydrant. The proximity shall be measured along the fire apparatus access route to the building and via an approved route around the exterior of the building(s) at grade level. The proximity may be increased to 500-feet with installation of an approved fire sprinkler system. 8. The minimum fire-flow as determined by Arvada Fire shall be provided by the fixed-water distribution system. Fire- flow is calculated using the total floor area of all floors within the exterior walls of the largest building and the construction type. Reduction in required fire- flow is allowed with installation of an approved fire sprinkler system and as approved by Arvada Fire. 9. A 3-0-foot clear space shall be maintained around all fire hydrants, and this shall be indicated with the landscape plan sheets. The space shall be measured from the top center of the hydrant and there shall be no obstructions directly in front of fire hydrants. 10. All trees within this development, shall provide an unobstructed vertical clearance of 13 feet 6 inches for emergency vehicle access, and this shall be indicated within the landscape plan sheets. 11. Fire hydrants shall be installed and/or made operational to provide the minimum required fire-flow prior to commencing construction above grade. This comment shall be indicated on the utility plan. 12. Fire sprinkler systems will be required to be installed in the multi-family buildings, the hotel and additional information is needed to determine the requirements for the retail buildings. 13. Approved fire apparatus access shall be provided during construction. Unless otherwise approved, fire apparatus access consisting of the first-lift of asphalt or concrete shall be provided prior to commencing construction above grade. This comment shall be indicated on an appropriate plan sheet. 14. If the project vertical construction consists ofmultiple phases, the applicant shall indicate a detailed sequence of phasing of which building will be built when, and to include how the access during construction as described in the comment above will be accomplished. 15. During construction and upon completion there shall be building signage provided, a minimum of4 inches high witha 0.5-inch stroke and visible from the street orroad fronting that building. 16. In buildings required to have standpipes, not less than one standpipe shall be provided for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet in height above the lowest level of fire department vehicle access. Such standpipe shall be provided with fire department hose connections at accessible location adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. 17. Building construction plans can be submitted to AFPD prior to the completion of the development review process. Note that if building construction plans are submitted concurrently, AFPD will not release approved plans or a permit until the development review process is complete, EVA is provided as approved and fire hydrants are installed and operational as required. 18. Complete specifications and building construction plans shall be submitted directly to the Fire District (AFPD) for review and approval at the same time plans are submitted to the Wheat Ridge Building Department and prior to construction occurring. The developer is encouraged to contact the AFPD Community Risk Reduction Division to verify plan submittal requirements and Fire District permit fees prior to plans submittal. 19. For additional information regarding development requirements, follow the provided link. Select "City of Wheat Ridge Service Area" under Development Plan Review. http://www.arvadafire.com/codes_and_ampupermits/application/index.php Please contact me at (303) 403-0477 or via e-mail at steven.parker@arvadafire.com if you should have any questions or need further information. Sincerely, Steven Parker Deputy Fire Marshal r City of74-WheatRidge- PUBLIC WORKS Memorandum TO:Scott Cutler, Planning Technician FROM:Jordan Jefferies, P.E. DATE:December 18, 2017 SUBJECT:44th & Kipling - Mulhern Group I have completed my first review of the proposed Mulhem Group development located northeast of 44th & Kipling received on November 28,2017 and I have the following comments: PLANNING & ZONING Concept Plan: 1. Note that the traffic study indicates an entrance to the development will be provided at the existing gas station entrance. The Concept Plan does not show this entrance. Please revise to show the proposed configuration of this entrance in the next submittal. Note that the existing cross access easement does not appear adequate to allow for access onto the proposed development. CIVIL ENGINEERING Preliminary Drainage Report (Discussion): 2. General Comment: Be advised that Tract A shall be designed to conform to Sec. 26- 501. Stormwaterfacilities,ofthe Municipal Code of Laws. This section ofthe Code requires that all stormwater facilities include landscaping and incorporate certain design features. 3. General Comment: The City requires all stormwater quality/detention facilities to lie within a separate tract fully encumbered by a drainage easement to the benefit of the City o f Wheat Ridge. If the proposed swales are determined to adequately meet the intent of a water quality facility, they must lie within a separate tract to allow for maintenance by the HOA and cannot simply be within an easement alone. 4. Proposed Project Description (Page 4): The description describes 9 buildings, but 10 buildings are shown when including the amenity building for the multi-family residential building. Please revise in the final drainage report. 5. Sub-basin and Site Drainage (Page 5): The 1-hr rainfall rates listed in NOAA-14 have recently been updated. Please revise to reflect the updates in the final drainage report. 5-yr, 1-hr rainfall for the site is 1.04" and 100-yr, 1-hr rainfall is 2.24". 44th-Kipling_Review-1_JJ.ltr.docx Public Works Engineering December 18, 2017 Page 2 6. Proposed Drainage System Criteria (Page 5): Note that UDFCD updated the allowable release rates in September 2017. For the final drainage report, please provide calculations for the 5-yr and 100-yr allowable release rates. 7. Detention (Page 7): An imperviousness value of 57.8% is used for the site. From review of the concept plan, this seems a bit low. UDFCD indicates 75%+ for a land use of"suburban business". In the final drainage report, please provide a plan drawing showing impervious and pervious areas to backup the percentage of impervious area for the site. 8. All further technical comments will be reserved for the Final Drainage Report. Preliminary Drainage Report (Appendix): 1. Concept Grading and Drainage Exhibit (C100): Note that all drainage facilities are required to be a minimum of 5ft from any boundary line of the subdivision. Trip Generation and Signal Warrant Analysis: 1. Page 1 - Remove "to". 2. Page 1 - Note that the latest version of the ITE Trip Generation Manual is Version 10. Update trip generation numbers to reflect the current information in Version 10. 3. Note that tables are labeled incorrectly. 4. Figure 1 - Public Works recommends moving the RIRO entrance to the north by one building to provide better spacing for access along Kipling. 5. Note that the proposed signal on Kipling will require approval by CDOT. Typically CDOT requires 1/2-mile spacing between signals on Kipling and the proposed signalized full-movement intersection does not meet the CDOT spacing requirements. Additionally, CDOT has future plans to modify the Kipling/I-70 interchange which include shifting the existing frontage road to the south (concurrent with the location of the potential future intersection indicated on the concept plan) and installing a signal at the new intersection of the frontage road and Kipling. The timeline for the CDOT interchange project is unknown at this point. Public Works recommends holding a meeting with CDOT to examine the various options for accessing the proposed development. The solution may involve a temporary signal at 45th to be removed upon completion of the interchange project (at which point a signal will exist at the proposed future intersection north of the proposed hotel). CDOT's conceptual design for the Kipling/I-70 interchange can be found on CDOT's website here: https://www.codot.gov/proiects/i-70-kipling-interchange/proiects/i-70-kipling- interchange/alternatives/preferred-alternative Please include one PDF of all revised Documents with the next submittal for PW review. 44th-Kipling_Review-1_JJ.ltr.docx Public Works Engineering December 18, 2017 Page 3 OTHER REOUIREMENTS (RELATED TO SUBDIVISION PLAT): 1. CDPS Permit & Stormwater Management Plan: This site in general is greater than one acre in size and the area of disturbance will meet or exceed one (1) acre, so a Stormwater Management Plan (SWMP) associated with the required State CDPS Permit shall be submitted to the City of Wheat Ridge for review and approval. The SWMP must be approved by the City prior to issuance of any Demolition, Grading, ROW Construction, or Building Permits. The CDPS Permit is generally obtained from the Colorado Department of Public Health and Environment by the contractor at time of Building Permit Application. A copy of the CDPS must accompany the final submittal of the SWMP. Please contact Bill LaRow, Stormwater Program Manager at 303.235.2871 for further information). While technically the CDPS Permit and SWMI' are not required until the time permits are requested, it is highly recommended that the SWMP be submitted as soon as possible to avoid delays in the issuance of required Permits. 2. 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 #3 below). SIAs are recorded at the Jefferson County Clerk & Recorder's Office with the Final Plat. 3. Public Improvements Cost Estimate & Guarantee: Upon acceptance of the Itemized Engineer' s Cost 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 total amount required for the Irrevocable Letter of Credit is $XXX,XXX. 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. 2-Year Warranty Period and Guarantee for Public Improvements Upon completion of all public improvements and Final Acceptance has been granted by the City Inspector, the original Irrevocable Letter of Credit shall be surrendered. At that time a 2-year warranty period for the completed and approved public improvements shall commence. If at any time during said 2-year Warranty Period the City Inspector deems that the constructed public improvements are in such condition as to require repairs or replacement, the Developer shall complete such work upon 44th-Kipling_Review-1_JJ.ltr.docx Public Works Engineering December 18, 2017 Page 4 request. Upon commencement of the 2-year Warranty Period, a 2d Letter of Credit in the amount of 25% of the original itemized engineer' s cost estimate shall be submitted to the City of Wheat Ridge and be dated as to expire on the 2-year anniversary of the Warranty Period commencement date. The City shall retain said Letter of Credit for the entire 2-year Warranty Period. Upon completion of the 2-year Warranty Period, the 2nd Letter of Credit shall be surrendered by the City of Wheat Ridge. 5. 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 OTHER REOUIREMENTS (RELATED TO CONSTRUCTION): 6. 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. 7. 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. 8. 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 Occupancv for the subdivision: a. Drainage Certification: Upon completion of the drainage improvements, the Engineer-o f-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 44th-Kipling_Review-1_JJ.ltr.docx -L Public Works Engineering December 18, 2017 Page 5 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. 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 2013 DWG or older format, AND 2. One (1) file in PDF format (of the signed & sealed sheets). 44th-Kipling_Review-1_JJ.ltr.docx *W1UtIA®lge /00 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 December 19, 2017 Clay Callahan The Mulhern Group 1400 Glenarm Place, Suite 300 Denver, CO 80202 Re: Concept Plan for 44h / Kipling Development Mr. Callahan: This letter is in regards to the Concept Plan for property located at W. 44h Avenue and Kipling Street. I have reviewed the first submittal of the Concept Plan and have the following comments. Please also refer to the enclosed redlined copy of the draft documents. General Comments 1. The titles on the digital submittal do not match the titles on the hard copy. Please note that the City prefers titles do not begin with numbers. Please ensure that all submittals match in the future (electronic and hard copy versions). 2. Please change all instances of "44'h Street" to "44h Avenue" and "45th Street" to "45th Avenue." 3. A Master Sign Plan is referred to on Sheet 2, but on Sheet 1, it is stated signage will follow the standard zoning code. Please clarify. It is acceptable to leave this option open with language such as this on the cover page, "All signage shall be in conformance with Section 26-1113 and Article VII ofthe City of Wheat Ridge Zoning and Development Code. A Master Sign Plan may be provided as a subsequent application." Remove references to the sign plan from sheet 2. 4. A restrictive covenant will be recorded concurrent with the concept plan that requires mixed use development in the event a drive through is developed on the site (per Section 26-1111.C). Enclosed is a copy of the covenant template for your review. Please use Word's "track changes" feature if you have edits to the document. 5. The City recently became aware that the widening of Kipling Street is included in the 2040 Fiscally Constrained Regional Transportation Plan (RTP). As an adopted plan of DRCOG and CDOT, a note will be placed on your future subdivision plan identifying the future expanded right-of-way line (per Section 26-415.B). For the purpose of the Concept Plan, add the following note in the Build To Requirement section: "The DRCOG 2040 Fiscally Constrained Regional Transportation Plan includes a widening of Kipling Street. Build-to requirements shall be measured from the proposed future right-of-way line which will be identified on a subsequent subdivision plat." Cover Sheet (Sheet 1) 1. The vicinity map is too large and the satellite imagery will not reproduce when recorded. Please shrink the map, convert to black line, and label additional streets, as indicated on the redlined copy of the Concept Plan. www.ci.wheatridge.co.us k * 2. In the "Development and Zoning Criteria" section, add a zoning statement indicating the property is zoned MU-C. 3. Remove "recommendations put forth in" from the "Building Orientation" subsection. 4. The parking counts/ratios in the Site Data Table are too specific and in some cases exceed City parking maximums for sites zoned MU-C. Other Concept Plans have not shown information this specific. Remove the parking required, parldng provided, parking ratio, and FAR columns. 5. The total area of the site in the Site Data Table should match the net area (post Right-of-Way dedication). The totals do not appear in the digital copy but are indicated on the hard copy. 6. Phasing: a. Conceptual phasing plan should have Kipling Street and W. 44h Avenue labelled. The grays are too similar in color and will not reproduce well. Consider more contrasting shades of gray or hashing/patterns. b. Phasing of internal street grid and access points will be determined with future entitlements and in the Subdivision Improvement Agreement and can be noted as such in this paragraph. See redlines. 7. Minor spelling and grammar changes are shown on redlined Concept Plan. Sheet 2 8. The traffic study indicates an entrance to the development will be provided at the existing gas station entrance, but the Concept Plan does not show this entrance. Public Works provided additional comments on this matter. Please ensure both documents are consistent. 9. Perpendicular (front-in) parking will not be permitted along major interior drives, as indicated on the Jellison Street extension. Parallel parking may be provided and is encouraged. 10. Sidewalks shall be provided on both sides of major interior drives (Jellison Street extension and the proposed 45th Avenue from Kipling Street east to the eastern drive). The major interior drives should function as quasi-public streets and appear as such. 11. As noted above, there is some inconsistency with access points and some disagreement with the Colorado Department of Transportation about the location of future access points and signalized intersections on Kipling Street. This issue will need to be resolved before the recording of the Concept Plan. The City would be able to attend a meeting between the developer and CDOT in order to move this process forward. The application was also sent on referral to other City departments and outside agencies. Attached are the comments that were received. H/heat Ridge Public Works: See attached comments and redlines from Jordan Jefferies dated December 18,2017. Please cross-reference with the above comments to ensure all City of Wheat Ridge comments are addressed. H/heat Ridge Building Division: No coinments. Wheat Ridge Police Department: No concerns. Colorado Department of Transportation: See attached comments from CDOT dated December 13, 2017. CDOT had several concerns regarding the full movement intersection on Kipling Street, and noted the possibility of a future Kipling Street widening project. Case No. WCP-17-01 / 4401 & Kipling Concept Plan 2 Arvada Fire Protection District: See attached comments from Steven Parker dated December 12, 2017. Clear Creek Valley Sanitation District: No comments. Valley Water District: See attached comments from Kathleen Kadnuck dated November 30,2017. No concerns. Xcel Energp: See attached comments from Donna George dated December 11,2017. Please note that Xcel's request for perimeter easements is inappropriate given the build-to requirement and should not be added to the Concept Plan document. Centuo, Link: No objections. Comcast: No comments. This concludes the summary of comments. For questions or clarification on any comments, please feel free to directly contact me or Jordan Jefferies. Please resubmit digital copies of the Concept Plan in one .pdf file. Sincerely, Scott Cutler Planning Technician CC:WCP-17-01 case file Case No. WCP-17-01 /4401 & Kipling Concept Plan . 3 City of Wheat Ridge 11/22/2017 09:10 CDBB ZONING APPLICATION FEES CDB017941 AMOUNT FMSD ZONING APPLICATION FEES 2,680.00 PAYMENT RECEIVED AMOUNT CHECK: 8592 2,680.00 TOTAL 2,680.00 NOTE: Land use applications must be 1 4 submitted BY APPOINTMENT with a City of planner. incomplete applications will not9 Wheat Ridge be accepted-refer to submittal checklista LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 29'h Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846 (Please print or type all information) Applicant The Mulhem Group Phone 303-297-3334 Email info@themulhemgroup.com Address, City, State, Zip 1400 Glenarm Place Suite 300 Denver, Colorado 80202 Owner 4600 Kipling, LLC Phone 310-717-6911 Address, City, State, Zip 1250 8th Street, Manhattan Beach, CA 92066 Email Iloydanastasi@gmail.com Contact Clay Callahan Phone 303-297-3334 Email ccallahan@themulhemgroup.com Address, City, State, Zip 1400 Glenarm Place Suite 300 Denver, Colorado 80202 (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): Multiple Parcels: 4500,4600,4650 North Kipling Street, Wheat Ridge, CO 80033 Type of action requested (check one or more of the actions listed below which pertain to your request): O Change of Zone or Zone Conditions O Planned Development CODI', SDP) O Planned Building Group O Temporary Use, Building, Sign O Variance/Waiver (from Section 26- O Special Use Permit O Conditional Use Permit O Site Plan X Concept Plan ) O Right of Way Vacation O Subdivision - specify type: O Administrative (up to 3 lots) O Minor (4 or 5 lots) O Major (6 or more loth) O Other: Detailed description of request: Concept Plan Submittal I certih; that the infonnation 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 ofthose persons listed above, without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must submit power-of-attorney from the owner which approved of t) Notarized Signature of ApplicantState of Colorado } ssCounty of QUA\»1/' his action on his behalf. „ The fpregoing instrum?nt (Land Use Processing Ant,lication) was acknowledged by me this @1_ day of -14Cul.JLK-by (11 0,1 C.akle,\AOLA Jacqueline Ann Obenchain State of Colorado T -Notary Public My commission expires 6 1 /06 /20 Commission No. 20014001374 Notary rllolic My Commission Expires January 26, 2C213119 To be filled out by staff: Date received //- 12- 17 Fee $ 26%0·00 Comp Plan Design.Receipt No. C 068/794/ Related Case No.Pre-App Mtg. Date 12·2 4-/7 Assessor's Parcel No. 79-222 -t>b-16€005* Current Zoning 1:,X.AL'4• -/al••M Size (acres or sqft) /2 F 1 Aard ' 007 Proposed Zoning 19-222-09-019 Rev 1/22/2016 Case No. LOC P- I -1 -0/ Quarter Section Map AJ 6) 92 Case Manager r..414(/ A.c k.di44-e Current Use--1.fAL•.8.=3-L,aa,L--_ Proposed Use .... Rev. 5/2014City of*W W heatRgge -COMMUNITY DEVELOPMENT Submittal Checklist: Concept Plan Project Name: 44TH & KIPLING Project Location:MULTIPLE PARCELS: 4500,4600,4650 NORTH KIPLING STREET, WHEAT RIDGE, CO 80033 Application Contents: A concept plan is utilized in mixed use zone districts for phased development or for properties that are 10 acres and larger. A concept plan outlines overall development concepts and provides a general graphic layout of proposed buildings pads and circulation concepts. The following items represent a complete concept plan application. x 1. Completed, notarized land use application x 2. Application fee x 3. Signed submittal checklist (this document) x 4. Proof of ownership·-e.g. deed x 5. Written authorization from property owner(s) if an agent acts on behalf of the owner(s) x 6. Written request and descriplion of the proposal x 7. Concept plan i Two (2) full size paper copies (24" x 36") 1 One (1) reduced size paper copy (11" x 17") x 8. Civil documents, if required x 9. Electronic (Adobe .pdf) files of all submittal documents-these may be provided via email, CD, DVD, or USB flash drive Form and content of Concept Plan: Project information x 1. Title of document-centered at top of page x 2. Vicinity map X 3. Scale and north arrow-scale not to exceed 1"=100' X 4. Date of plan preparation and name/address of who prepared the plan x 5. Legal description X 6. Appropriate signature blocks-see cover sheet handout X 7. Case history with applicable land use case numbers Graphical information x 8. Adjoining property lot lines, buildings access, and parking x 9. Location of existing improvements/encumbrances that will remain on site: x a. Buildings X b. Parking and loading areas x c. Easements, utilities, or other encumbrances that may impact development x d. Drainage ways, pond areas, ditches, irrigation canals, lakes and streams-if applicable x e. Streets and rights-of-way both adjacent and within the site-include names, widths, location of centerlines x f. Curbs, gutters, sidewalks, and bike paths Community Development Department - (303) 235-2846 · www.ci.wheatridge.co.us x 10. Sketch plan of proposed development concepts: x a. Proposed building footprints and land uses x b. Proposed circulation concepts, including proposed streets, sidewalks, drive aisles, bike lanes, access points, and parking areas x c. Proposed development parceIs x d. Proposed open space concepts-include proposed location if aggregating for more than one development site x e. Approximate boundaries of each phase x 11. Location of 100-year floodplain, if applicable Descriptive information x 12. Statement of compliance with zoning x 13. Description of overall development intenUcharacter a. For concept plan amendments, describe the reason for amendment x 14. Explanation of phasing, if applicable, including how/when build-to and open space requirements will be met x 15. Site data in table form, including proposed land use concepts by block, lot, or pad and approximate tabulations of lot areas, density, gross square feet of buildings, building height, number of units, open space, and proposed parking counts/ratios Additional information which may be required: Depending on the size, scope, and complexity of the request additional documents may be required. The submission of these documents will be discussed during the pre-application meeting. This includes, but is not limited to, the following documents (one paper copy plus Adobe .pdf file is required): x 1. Trip generation letter or traffic study x 2. Drainage report 3. Soils report 4. Erosion control plan As applicant for this project, I hereby ensure that all of the above requirements have been included with this submittal. I fully understand that if any one of the items listed on this checklist has been excluded, the documents will NOT be distributed for City review. In addition, I understand that in the event any revisions need to be made after the second (29 full review, l will be subject to the applicable resubmittal fee. Signature:4«#L Date:ll.il. 1.017 Name (p/ease prinO: /31-AY 64644 HAN Phone:305. 'Zle. fLGOI Rev. 5/2014 r .City ofWheatge-COMMUNITY DEVELOPMENT Submittal Checklist: Concept Plan Project Name: Project Location: DI q l'A + lz5 / fc)0/'U 6% Application Contents: A concept plan is utilized in mixed use zone districts for phased development or for properties that are 10 acres and larger. A concept plan outlines overall development concepts and provides a general graphic layout of proposed buildings pads and circulation concepts. The following items represent a complete concept plan application. 68 . Completed, notarized land use application . Application fee Signed submittal checklist (this document) Proof of ownership-e.g. deed -Writterrawtherization from property owner(s) if an agent acts on behalf of the owner(s) . Written request and description of the proposal Concept plan *_ Two (2) full size paper copies (24" x 36") a-JOne (1) reduced size paper copy (11 " x 17") Civil documents, if required . Electronic (Adobe .pdf) files of all submittal documents-these may be provided via email, CD, DVD, or USB flash drive Form and content of Concept Plan: Project information 1. Title of document-centered at top of page 2. Vicinity map 3. Scale and north arrow-scale not to exceed 1"=100' 4. Date of plan preparation and name/address of who prepared the plan 5. Legal description 6. Appropriate signature blocks-see cover sheet handout 7. Case history with applicable land use case numbers Graphical information 8. Adjoining property lot lines, buildings access, and parking 9. Location of existing improvements/encumbrances that will remain on site: a. Buildings b. Parking and loading areas c. Easements, utilities, or other encumbrances that may impact development d. Drainage ways, pond areas, ditches, irrigation canals, lakes and streams-if applicable e. Streets and rights-of-way both adjacent and within the site-include names, widths, location of centerlines f. Curbs, gutters, sidewalks, and bike paths Community Development Department · (303) 235-2846 · www.ci.wheatridge.co.us 10. Sketch plan of proposed development concepts: a. Proposed building footprints and land uses b. Proposed circulation concepts, including proposed streets, sidewalks, drive aisles, bike lanes, access points, and parking areas c. Proposed development parcels d. Proposed open space concepts-include proposed location if aggregating for more than one development site e. Approximate boundaries of each phase 11. Location of 100-year floodplain, if applicable Descriptive information 12. Statement of compliance with zoning 13. Description of overall development intenVcharacter a. For concept plan amendments, describe the reason for amendment 14. Explanation of phasing, if applicable, including how/when build-to and open space requirements will be met 15. Site data in table form, including proposed land use concepts by block, lot, or pad and approximate tabulations of lot areas, density, gross square feet of buildings, building height, number of units, open space, and proposed parking counts/ratios Additional information which may be required: Depending on the size, scope, and complexity of the request additional documents may be required. The submission of these documents will be discussed during the pre-application meeting. This includes, but is not limited to, the following documents (one paper copy plus Adobe .pdf file is required).- 6 1. Trip generation leLVW-*RN#ie study >4 2. Drainage report Plet, .1 -Soils=Feped- *Zird,%*Min#m*#16- a 'PPE?=7'fy»- As applicant for this project, I hereby ensure that all of the above requirements have been included with this submittal. I fully understand that if any one of the items listed on this checklist has been excluded, the documents will NOT be distributed for City review. In addition, I understand that in the event any revisions need to be made after the second (29 full review, I will be subject to the applicable resubmittal fee. Signature:Date: Name (please print):Phone: 1ULHERN GROUP ..' ARCHITECTURE PLANNING INTERIORS Memorandum Date:11.22.2017 Reference:44th & Kipling: Concept Plan Written Request and Description THE PURPOSE OF THIS CONCEPT PLAN APPLICATION IS TO PROVIDE A GENERAL/PRELIMINARY OUTLINE FOR THE REDEVELOPMENT OF THE SITE AT THE NORTH EAST CORNER OF 44TH AND KIPLING STREETS. DETAILS REGARDING THE FINAL LOCATION, SPECIFIC FORM AND DESIGN OF BUILDINGS AND PARKING AREAS HAS BEEN INTENTIONALLY OMITTED IN THE INTEREST OF PROVIDING FLEXIBILITY IN FUTURE DESIGN INTENT. REQUIREMENTS OF THE FUTURE DEVELOPMENT RELATED TO ACCESS, DRAINAGE, OPEN SPACE AND ZONING ARE SHOWN TO ESTABLISH THE OVERALL CONCEPTS, LAND USE AND CIRCULATION FOR THE DEVELOPMENT. DETAILED SITE PLANS WILL BE IN CONFORMANCE WITH THE CITY'S ZONING CRITERIA. THIS CONCEPT PLAN, INCLUDING ARCHITECTURAL ELEMENTS AND THE DEVELOPMENT OF INDIVIDUAL BUILDINGS OR PARCELS, IS NOT INTENDED TO BE REVIEWED AND APPROVED AS PART OF THIS CONCEPT PLAN, BUT SHALL BE REVIEWED AND APPROVED AS PART OF SUBSEQUENT SITE PLANS. THE SITE'S OVERALL CONCEPT IS TO BE A HIGH-QUALITY PEDESTRIAN FRIENDLY DEVELOPMENT PROVIDING RESIDENTIAL, RETAIL, DRIVE-THRU, RESTAURANT AND HOTEL USES. THE SITE WILL INCLUDE NEW BUILDINGS AND OPEN SPACE THAT WILL FRONT AND DEFINE THE STREET EDGE, WILL INTRODUCE CONCEPTS OF PEDESTRIAN ACCESSIBILITY, STREET LEVEL ACTIVATION AND HIGH QUALITY ARCHITECTURAL DESIGN. THE OVER- ARCHING GOAL OF THE DEVELOPMENT IS TO BRING SHARED COMMERCIAL FUNCTIONS AND QUALITY OPEN SPACE TO ONE OF THE FEW UNOCCUPIED PIECES OF LAND IN WHEAT RIDGE BOUNDED BY 44TH STREET AND KIPLING WHICH ARE BOTH IMPORTANT AND HIGH TRAFFIC CORRIDORS. THE AREA IS ZONED MIXED USE - COMMERCIAL (MU-C.) THE DEVELOPMENT SITE SHALL MEET THE DEFINITION AND INTENT OF A MIXED-USE DEVELOPMENT AS DEFINED IN SECTION 26-1119 AND SHALL INCLUDE LAND USES FROM AT LEAST TWO DIFFERENT USE GROUPS FROM THE PERMITTED TABLE IN SECTION 26-1111. THE DEVELOPMENT CAN INCLUDE UP TO 3 SEPARATE DRIVE THROUGH LANES OR DRIVE UP USES WHICH MAY INCLUDE A BANK, DRIVE UP, LIQUOR STORE, FAST FOOD AND EATING ESTABLISHMENT OR OTHER APPROVED DRIVE THROUGHS. THE DEVELOPMENT WILL MOVE FORWARD IN A MANNER THAT IS CONSISTENT WITH THAT ESTABLISHED CRITERIA. www.themulherngroup.com I 1400 Glenarm Place, Suite 300 Denver, Colorado 80226 I 303.297.3334 THE TMG,November 17, 2017 The purpose of this letter is to authorize TMG to act on behalf of property owner for submittal of phased development for land owned by 4600 Kipling, LLC at Kipling and 44th Ave in City of Wheatridge. Sincerely, 4600 Kipling, LLC »002 47 1»U-1747 Lloyd R. Anastasi, Member 2007134081 12/06/2007 12:40:58 PM PGS 3 $16.00 DF $62.94 Electronically Recorded Jefferson Countv CO Pam Anderson, Clerk and Recorder TO1000 Y SPECIAL WARRANTY DEED THIS DEED, Made this 12d,day of November, 2007 between Greenback Holdings, LIA a Colorado limited liability company of the coum ofn_Ike_ and Stato of22k6(81 and 4600 Elpling, LLC. a Colorado limited liability company Whose legal address is: 1250 8th St.. Manhattan Bea4 CA 92066 County of LOS ANGELES and State of Calif,mia, grantee(s): WnNESSETH dkat ele grantor(s) for and in consideration of thesum of TEN AND 00/100 DOILARS ($10.00), the receiptand sufficiency of which is hereby actmowledged, las/have granted, bargained/sold and conveyed, and by these presenes do/does grantbarpin, sell, convey and confirm unto the grantee(s), im/their btirs and assigns forever, all real property together with improvements if:my, situate, lying and being in * City and County of, State of Colorado, desccibed as follows: SEE ATTACHED DEBIT "A" also know by stmet and number as 4590,4600,4650 KIpling Street, Wheatridge,CO TOGETHER widl all and singular the hcreditaments and appurtenances thereto belonging, or in anywise appermining, and therevasion and reversions, remainder and remainders. rents, issues and profia thereof; and all the estate, rights title, intarest, claim anddemmol whatsoever of the granto«s), either in law or equity, of in and to the above bargained premiges, with the hered)•9-- and appmenances; TO HAVE AND TO HOLD the said p,emises above bargained and described with appurtenances, unto the g,12:(s),its/their heim and assigns fo,eve:. The granto«sh for imeWits hein and penomal rep=sentatives or SUCCessors, do/does covenant andagree that it/his shall End will WARRANT AND FOREVER DEFEND the abov,bargained premises in the quiet and peaceablepossecion of the grantee(s), its/their heirs and usigns, against all and every person or penans claiming 68 whole orany part thereocby, through or under the granro«s). Tl• singular number sh,Il include fhe plucal the ph:ral the singular, amd the use of any gender shallbeapplicable to all gmden. INWITNESS WHEREOF, the grmito») has/have executed ais deed on the date wt forth above. Greenback Hot limited liability compimy'IL'ltlih!. By: Michael K. Maria£ico Prusident/Gia-M30=wer5<41•, STATE OP )CouivoP yan DIere ) ss The foregoing instr=nt was aclaiowledged beforeme this day of,. BY -Sm'.ADI Witness myhand and official sealAtinal Comm•*m • ino- 1 My con•nidion ectpifts knaFTh M 20 11 h,AAdth, 9/,pu Notary Public T.r.eMT.1 024R J 12 134081-2007.001U lA D EXHIBI'r "A" PARCEL I: That portion of the Southwest 1/4 of the Northwest 1/4 of the Northwest 1/4 of Section 21 Township 3 South, Range 69 West of the 6th PM., described as follows: The West 330.57 feet of the South 150 feet of the North 594 feet, except that portion conveyed to the Department ofHighways, State ef Colorado in Deed recorded August 11, 1969 In Book 2124 at Page 188, and except any portion described in the decd recorded December 11, 1986 at Reception No. 86153163, County of Jefferson, State of Colorado. PARCEL n: That part ofthe Northwest 1/4 of Section 22, Township 3 South, Range 69 West of the 6th P.M. described as follows: Commencing at the Northwest corner of Section 22, Township 3 South,Range 69 West of the dth PM.; thence South00°09' West, along me West Une of said Section 22,660.00 feet thence North 89°55' East 45.00 feet to the True Point ofBeginning; thence North 89°55' East, 285.45 feet thence South 00°08' West,444.00 feet thence South 89°55' West, 28537 feet thence North 00°09' East, 444.00 feet to the True Point of Beginning, County of Jefferson, State of Colorado. EXCEPTING THEREFROM that portion granted by Public Trustee Deed dated March 29, 1993 with regard to Jefferson County Public Foreclosure No. J-2736, described as follows: That part of the Northwest 1/4 of Section 22, Township 3 South, Range 69 West ifthe 6th PM, more particularb, described as follows: Commencing at the Northwest corner of sald Section 22; running thence on al assumed baring of South 00°09'00" Westalong the West line of said Northwest 1/4, a distance of 2,048.62 fect more,r less, to the North right-of-way Une of West44th Avenue; thence South 89°43'01" East along said North right-of-way Une, 1,099.00 feet. more or less, to the Southwestcorner of a parcel or land described ina deed recorded at Reception No. 87140796 of the Jefferson County Records 375.99feet thence South 89°51'00" West,43&19 feet; thence due South 37168 feet, more or less, to a point on sald North right-of-way line; thence South 89°43'01" East along said right-of-way line 43736 fect, more or less to the True Point of Beginning, .-.- .- . I. - .. . .... .... I. 0 .-- County of Jefferson, State of Colorado. PARCEL lIb Lot 1, Block 1,Ch*do Subdivisions recorded March 1, 1991 *t Reception Na 91016826, County of Jefferson, State of Colorado. ALSO KNOWN AS: Lots A and B, Block 20, Juchem's Garden Place, together with the West 1/2 of vacated Third Street and the South 1/2 ofvacated Flon Street, except those portions conveyed to the County of Jefferson by Deed recorded January 4, 1910. inBook 155 at hge 151; the Department of Highw•ys, State of Colorado, by Deed recorded September 19, 1969 In Book2133 at Page 738; the City of Wheat Ridge, Colorado, a municipal corporation by Deeds recorded November 10, 1972 inBook 2444 at Page :371, and May 10, 1985 under Reception Na 85043921, and any portion of subject property tying within the public way known as West 44th Avenue, SKLD LG SKL10248 JE 134081-2007.002 . , 4500 Kipling Street Wheat Ridge, Colorado Trip Gerieration & Signal Warrant Analysis Prepared by: WILSON &COMPANY November 2017 Table of Contents 4500 Kipling Strept Wheat Ridge, Colorado i Trip Generation & i Signal Warrant Analysis i Introduction 1 Site Traffic 1 Signal Warrant Analysis 4 Conclusions 7 List of Figures Figure 1 - Site Plan 2 Figure 2 - Warrant 2 Four Hour Warrant 6 Figure 3 - Warrant 3 Peak Hour Warrant .6 List of Tables Table 1 -Trip Generation Rates 2 Table 2 - Generated Trips 3 Table 3 - Trip Assignment to Proposed Signalized Intersection 4 Table 4 - Warrant 1 - Eight Hour Vehicular Volume 5 4500 Kipling Street Trip Generation & Signal Warrant Analysis i November 2017 Introduction. This memorandum summarizes the anticipated trip generation and potential traffic control requirements associated with a new mixed- use development located directly south of the Interstate 70 interchange with Kipling Street in Wheat Ridge, Colorado. The additional travel demand was projected by performing a trip generation, distribution, and assignment for all new land uses. Given the high- volume of traffic currently present on Kipling Street, a signal warrant analysis was conducted to investigate whether the new development may warrant a proposed traffic signal at the main driveway (full-movement ingress/egress) on Kipling Street. The proposed mixed-use development site plan, shown in Figure 1, includes land uses for apartments, fast-food restaurants with a drive-through, a high- turnover (sit-down) restaurant, a pharmacy/drugstore, and a hotel. There are four proposed initial access driveways: one full-access driveway to 44h Avenue, two right-in right-out driveways to Kipling Street, and one full-access driveway to Kipling Street. A possible additional future access point is being considered on the north end of the site. to For the purpose of the signal warrant analysis, Kipling Street was considered the major roadway, with 2 lanes in each direction and the main development driveway was considered the minor street, also with two lanes per direction. Site Traffic Trip generation rates for each land use proposed in the site plan were based on ITE's Trip Generation, 8th Edition. A summary of the various land use descriptions, land use codes, and their respective trip rates are presented in Table 1. Table 1: Trip Generation Rates Land Use ITE LUC Daily Trip Generation Rate AM Peak Hour PM Peak Hour In Out Total In Out Total Apartment Fast-Food Restaurant with Drive-Through Window 220 6.65 20%80%0.51 65%35%0.62 934 496.12 51%49%49.35 52%48%33.84 High-Turnover (Sit- Down) Restaurant Pharmacy/Drugstore without Drive- Through Window (orsimilar) Hotel 932 127.15 52%48%11.52 59%41%11.15 880 90.06 59%41%3.20 50%50%8.42 310 8.17 61%39%0.56 53%47%0.59 4500 Kipling Street Trip Generation & Signal Warrant Analysis 1 November 2017 Figure 2: Site Plan I.4 -#=i - 1 -- KIPLING STREET =i, 1 , M'ARTMENT 4 - C 11 1 r -51(T.-Fraff 'M 'h . ... 9.* 11 Rd In-. »rBETAIL r-|; RETAIL 71-•IiI RETAIL 1* + 7 CE HarEL mi f 878. L FB 84 'r ··t c 0 *LL.ldE 11Ff] 2 4-·r j 11 1 Pfl 1 1 1 IM 1. 11 F·UL__._6.10/./.L I 7\ I J 41 V a,e€=·a Fi 4- <-1 :<42> 1' .0.1, / L - > SITE DATA1 Mt ir-1 1 Ill 1 1 1 11 ' F-f'' ,arINkM•Al'.==1RCEL •··tlAS 24: 1//0 , .r . > 1 4 be 1 - -0- -1-- Mi1- =47* < JELUSON STREET . /-1 ¥L// V .MtlllA*.1-•-1£)ACE*/ Ill™ PAVE*iNIA 11Al rA*Ki(iM./S--11 1-1 1 41 .-,4·we> -91.01>,-1.--141-1,- /,al '611= A..®2. ... .,... IN.- 1«En,Aan 2 - L,··,7*M,sn 1,0,. Tl)!A] PAXIDIGS!*LI... .-- lai .- =- ...444 Ill)"»3-13,- N-,8 f-1-.6,1 -11. *- 7,4 I.-.,rm 1, |LHERN GROUP 4500 KIPUNG WHEAT RTDGE COLORADO 0 25' 59 100 SCALE /- 50@W x36- (1-10/@12'xtr) SCHEME:Site Plan DATE,01/032017 SCAI·.1:SO 4.1 4DUU KIplIng brreer Trip Generation & Signal Warrant Analysis 2 November 2017 Using the rates depicted in Table 1, the trips generated for each respective land use are calculated on a daily basis, during the AM peak hour of the adjacent street traffic, and during PM peak hour of the adjacent street traffic. The calculated trips are summarized in Table 2 below. Table 3: Generated Trips Land Use ITE LUC Quantity Units Daily Trip Generation AM Peak Hour PM Peak Hour In Out Total In Out Total Apartment Fast-Food Restaurant with Drive-Through Window Fast-Food Restaurant with Drive-Through Window High-Turnover (Sit-Down) Restaurant Pharmacy/ Drugstore without Drive- Through Window (orsimilar) Hotel 220 203 DU 1350 21 83 104 82 44 126 934 4,500 SF 2233 113 109 222 79 73 152 934 4,500 SF 2233 113 109 222 79 73 152 932 7,000 SF 890 42 39 81 46 32 78 880 5,000 SF 450 9 7 16 21 21 42 310 105 Rooms 858 36 23 59 33 29 62 Totals 8,013 334 369 703 340 272 613 Table 2 depicts the total trips generated by the development, however it should be noted that the proposed site plan identifies four driveway options that trips may be assigned to. The following assumptions regarding site ingress/egress were made in reference to the site plan: k The driveway located on the north edge of the development was eliminated from the trip assignment alternatives as this represents a future access location. 1 Apartments: 50% of trips associated with the Apartment 1 building will utilize the driveway connection to 44th Avenue, accounting for about 12% of total apartment trips -the remaining 88% of trips associated with all apartment land uses will utilize the proposed signalized intersection. 1 Retail 1 Fast-food with drive-through window: 80% of associated trips will use the proposed signalized intersection - the remaining 20% will utilize the right-in/right-out driveway to Kipling Street. 4500 Kipling Street Trip Generation & Signal Warrant Analysis 3 November 2017 1 Retail 2 High Turnover Dine-in Restaurant: 75% of associated trips will use the proposed signalized intersection - the remaining 25% will utilize the right-in/right-out driveway to Kipling Street. 1 Retail 3 Pharmacy/Drugstore: 75% of associated trips will use the proposed signalized intersection - the remaining 25% will utilize the right-in/right-out driveway to Kipling Street. i Retail 4 Fast-food w/ drive through window: 100% of associated trips will use the proposed signalized intersection. k Hotel: 75% of associated trips will use the proposed signalized intersection -the remaining 25% will utilize the right-in/right-out driveway to Kipling Street. From the aforementioned assumptions, the main driveway at the proposed signalized intersection will exhibit the peak hour volumes shown below in Table 3: Table 4: Trip Assignment to Proposed Signalized Intersection AM PM In Out In Out 287 320 290 232 Total 607 522 Signal Warrant Analysis As previously mentioned, the full-movement driveway connection to Kipling Street was analyzed to determine if the anticipated site traffic, in combination with existing traffic volumes on Kipling Street, may warrant installation of a traffic signal. The signal warrant analysis was performed in accordance with the Manual on Uniform Traffic Control Devices (MUTCD - 2009), evaluating the following traffic signal warrants: * Warrant 1-8 Hour Vehicular Volume * Warrant 2-4 Hour Vehicular Volume * Warrant 3 - Peak Hour The primary reasons for installing a traffic signal at this location may include the presence of high traffic volumes on the major roadway (Kiplirlg Street), disproportionate delay suffered by the intersecting minor-street (driveway), or excessive peak hour delay. The warrant analyses with applicable circumstances were conducted with traffic count data collected on a weekday in October, 2017 along Kipling Street north of 44h Avenue in conjunction with the trip generation detailed in this memorandum. The results of the warrant analyses associated with the traffic counts and trip generation are summarized below in Table 4 and Figures 2 & 3. 4500 Kipling Street Trip Generation & Signal Warrant Analysis 4 November 2017 Table 5: Warrant 1 - Eight Hour Vehicular Volume WARRANT 1 8 Hour Vol. HOUR 0:00 - 1:00 1:00 - 2:00 2:00 - 3:00 3:00 - 4:00 4:00 - 5:00 5:00 - 6:00 6:00 - 7:00 7:00 - 8:00 8:00 - 9:00 9:00 - 10:00 10:00 - 11:00 11:00 - 12:00 12:00 - 13:00 13:00 - 14:00 14:00 - 15:00 15:00 - 16:00 16:00 - 17:00 17:00 - 18:00 18:00 - 19:00 19:00 - 20:00 20:00 - 21:00 21:00 - 22:00 22:00 - 23:00 23:00 - 24:00 MAJOR MAJOR MINOR MINOR STREET STREET STREET STREET Approach Approach Approach Approach 1324 87 106 - 67 77 56 55 - - 62 77 - - 190 133 - 489 379 - - 1113 817 - - 1671 1262 320 - 1454 1224 - 1108 1024 - 1064 1013 - - 1096 1116 - - 1103 1197 - 1189 1276 - 1333 1256 - 1339 1647 232 - 1441 1494 - - 1346 1376 - 956 1092 - - 600 728 - 615 611 - 535 489 - 322 397 - - 180 209 - - Maj. St.Minor St.Condition Condition Cond. Met Cond. Met A B NB A/B Met Met A - A&B - A&B A/B A B A&B - A&B - A&B - A&B - A&B - A&B - A&B - A&B A/B A B A&B - A&B - A&B - - A&B - - A&B - A&B - - A-- I - - Met (Hr) Warrant lA 2 Warrant lB 2 Required (Hr) 8 Not Satisfied 8 Not Satisfied The conditions for satisfying Warrant lA include: any eight hours of the mainline volume greater than 600 vehicles per hour (total of both approaches) and the volume greater than 200 vehicles per hour on the higher-volume minor street approach, as defined in MUTCD for the parameters of this intersection. Given that only two peak hours were analyzed, this warrant cannot be satisfied at this time. The conditions for satisfying Warrant lB include: any eight hours of the mainline volume greater than 900 vehicles per hour (total of both approaches) and the volume greater than 100 vehicles per hour on the higher-volume minor street approach, as defined in MUTCD for the parameters of this intersection. Given that only two peak hours were analyzed, this warrant cannot be satisfied at this time. However, it is clearthat the volumes on Kipling Street are sufficient to meet the mainline thresholds for more than 8 hours. It is also anticipated that, given the presence of the retail and restaurant uses, it is probable that the driveway volumes would meet the minor street thresholds for eight hours as well. 4500 Kipling Street Trip Generation & Signal Warrant Analysis 5 November 2017 Figure 2: Warrant 2-4 Hour Warrant 700 .../ . 1/, ,// /, ./ 2 or rnore lanes & 2 or more lanes 600 9 ' -2 or more lanco & 1 lanc - 1 lane & 1 ane 500 400 300 : . 200 100 , 1 1 O -7 0 4 /'. . 1. * 0 ,I , ...J. 0 E '. 0 200 400 600 800 1000 1200 1400 1600 1800 20D0 2200 2400 2600 2800 30DD 3200 3400 3600 3800 ·4000 Major Street - Total of Both Approaches - VPH Warrant 2: Not Satisfied The conditions for satisfying Warrant 2 include: any four hours of an average day, the vehicles per hour fall above the applicable curve, as defined in MUTCD for the parameters of this intersection. Volumes for the two analyzed hours meet the criteria. However, given that only two peak hours were analyzed, this warrant cannot be satisfied at this time. Again, it is probable, given the presence of retail and restaurant uses, that volumes would meet the criteria for an additional two hours through the day. Figure 3: Warrant 3 - Peak Hour 800 700 2 or m,re lanes & 2 or more lanes - 2 ormirc lancs 8 1 lanc - 1 lane & 1 lane 600 500 '' 400 300 200 100 0 ** 0 I F .0,0 1 2 , 1 .1 1 300 500 700 900 1100 1300 1500 1700 1900 2100 2300 2500 2700 2900 3100 3300 3500 3700 3900 Major Street - Total of Both Approaches - VPH Warrant 3: Satisfied 4500 Kipling Street Trip Generation & Signal Warrant Analysis 6 November 2017 The conditions for satisfying Warrant 3 include: any one hour, of four consecutive 15-minute intervals, of an average day, the vehicles per hour fall above the applicable curve, as defined in MUTCD for the parameters of this intersection. Volumes for the analyzed AM and PM peak hours are sufficient to meet this criteria. Conclusions The traffic volumes generated by the proposed development in both the AM and PM peak hours meet the conditions to warrant a signalized intersection in accord with MUTCD Section 4C.04 Warrant 3,Peak Hour.Additionally, given the steadily high traffic volumes on Kipling Street demonstrated by the vehicle counts, in conjunction with the retail and restaurant uses associated with the proposed development, it is anticipated that criteria may be fulfilled to meet the eight-hour vehicular volume warrant for both Conditions A and B. It is likely that the proposed development will produce the minimum traffic volume on a minor street to satisfy Condition A, 200 vehicles per hour, for at least eight of the eighteen hours when minimum volumes on the mainline are satisfied. Furthermore, the development is also expected to produce the minimum traffic volume on a minor street to satisfy Condition B, 100 vehicles per hour, for at least eight of the sixteen hours when minimum volumes on the mainline are satisfied. 4500 Kipling Street Trip Generation & Signal Warrant Analysis 7 November 2017 WIESON &COMPANY 1675 Broadway, Ste. 200 Denver, CO 80202 303-297-2976 phone 303-297-2693 fax Alaska Arizona California Colorado Florida Kansas Louisiana Missouri Nebraska New Mexico Oklahoma Texas Utah Preliminary Drainage Report 4500 Kipling Street City of 1Wheat Ridge County of Jefferson Wilson Project Number: 17-600-424-00 Prepared for: The Mulhern Group Prepared by: Kyle Godwin, P.E. Wilson & Company, Inc. November 17, 2017 Wilson & Company, Inc., Engineers & Architects I HIGHER I./664+ SHARED OWNERSHIP· COLLABORATION INTENSITY·DISCIPLINE ·SOLUTIONS A .r. MISON Page 2 &COMPANY ENGINEERS STATEMENT The report for the preliminary drainage design of the 4500 Kipling Street project was prepared by me (or under my direct supervision) in accordance with the provisions of the City of Wheat Ridge Site Drainage Requirements Manual, and was designed to comply with the provisions thereof. I understand that the City of Wheat Ridge does not and will not, assume liability for the drainage facilities designed by others. Kyle M. Godwin Registered Professional Engineer No. 47646 State of Colorado For and on Behalf of Wilson & Company WIlsoN Page 3 &COMPANY Table of Contents I. Introduction 4 A. Site Location 4 B. Site Description 4 C. Proposed Project Description 4 D. Flood Hazard and Drainage Studies Relevant to Site 5 II. Historic Drainage System 5 A. Major Basin 5 B. Sub-Basin and Site Drainage 5 III.Proposed (Developed) Drainage System 5 A. Criteria 5 B. Runoff 6 C. Detention 7 D. Streets 8 E. Open Channel Flow 8 F. Storm Sewers and Culverts 8 IV. Conclusions 8 A. Discuss Impact of Improvement 8 B. State Compliance with Applicable Criteria 9 C. Flood Hazard 9 V. Appendices 10 A. Hydrologic and Hydraulic Computations i. WQCV, 5-yr and 100-yr storage volumes ii. Hydrology Calculations iii. Hydraulic Calculations - to be provided at Final Report B. Drainage Plans 20 i. Location Map ii. ALTA Survey iii. FEMA Firmettes 1. 08059C0211F 2. 08059C0213F iv. Concept Grading and Drainage Exhibit v. Concept Utility Exhibit 4 .£ WIESON Page 4 &COMPANY I. INTRODUCTION A. Site Location The 4500 Kipling project is located within the City of Wheat Ridge, County of Jefferson. The site is composed of three separate existing parcels. The first parcel is that portion of the southwest 1/4 of the northwest 1/4 of the northwest M of Section 22; Township 3 South, Range 69 West of the 6th P.M. The second parcel is that portion of the Northwest 1/# of Section 22, Township 3 South, Range 69 West of the 6th P.M. The third parcel is that portion of Lot 1, Block 1, Chado Subdivision, Recorded March 1st 1991 at Reception No. 97016826, County of Jefferson, State of Colorado. The project is located within the block bound by Kipling Street (West), West 44th Avenue (South), Independence Street (East), future Interstate 70 Frontage Road South (North), and West 48th Avenue (North). The property is currently undeveloped. Surrounding properties include a gas station, elementary school, and motel. A location map and ALTA survey has been provided in Appendix B of the report to show the general property location. B. Site Description The parcel upon which the 4500 Kipling project will be constructed is approximately 12.45 acres in size. The existing property is undeveloped, composed of trees, grass, and dirt. The site drains from Kipling Street to the east all along the south property line. The Hydrologic Soil Group Soils (HGS) data was available from the NCRS at the time of this report and listed the Hydrologic Soil Group as Type 'B' for 4500 Kipling site. C. Proposed Project Description The 4500 Kipling project will consist of nine (9) buildings that will occupy approximately 103,000 square feet of the site. The buildings will consist of four (4) multi-family residential buildings, four (4) restaurants/commercial buildings, and one (1) multi-level hotel with multiple levels. There will be approximately 241,000 square feet of paved above ground parking and drive lanes throughout the site with access from West 44th Avenue and Kipling Street. Minor landscaping will surround the buildings onsite, totaling approximately 194,000 square feet. Minor public improvements may be made to the curb/roadway along West 44th Avenue and Kipling Street. Trash enclosures will be provided outside every building and grease traps will be installed at the restaurants. These will be shown on final drainage report. Storm drainage from the site will be initially captured in an above ground detention pond in the Southeast corner of the site. All runoff up to a certain level will be handled within this pond, but the depth of the pond will be limited so an underground detention system will be utilized for larger storm 'WISON Page 5 &COMPANY events (100-year event), as a bladder for additional capacity. Water quality will be addressed in the above ground detention pond. D. Flood Hazard and Drainage Studies Relevant to Studies Limited onsite historic drainage information was available during the writing of this report. The proposed site is illustrated within Flood Insurance Rate Map (FIRM) Numbers 08059C0211F and 08059C0213F. The site is not located within any floodplains per these maps. A copy of the updated FIRMs are located in Appendix B. II. HISTORIC DRAINAGE SYSTEM A. Major Basin Storm water runoff from the site drains into a storm drain system in 44h Avenue and is discharged to Clear Creek located 1000 feet from the site. The existing property is undeveloped and land cover is grass, trees, and bare earth. B. Sub-Basin and Site Drainage The City of Wheat Ridge Drainage Requirements Manual (based upon NOAA Atlas 14) states the flow rates for the initial (5-year) and major (100-year) storm events are 0.77 inches per hour and 2.23 inches per hours, respectively. No storm water runoff from adjacent sites enters the 4500 Kipling project site, thus there are no off- site flows to consider. The site is generally sloped from west to east and from north to south with the low point in the southeast corner. III. PROPOSED (DEVELOPED) DRAINAGE SYSTEM A. Criteria The Development Criteria applicable to this site are established within the City of Wheat Ridge's Site Drainage Requirements Manual. Specifically, the Manual requires treatment of the Water Quality Control Volume (WQCV) event and 5-year minor & 100-year major detention. The peak flow rates of the 5-year & 100-year events are to be reduced such that they equal 0.17 cfs/acre and 1.0 cfs/acre of the total site area, respectively, per the City of Wheat Ridge Site Drainage Requirements Manual. The proposed site will be a single basin with an area of approximately 12.45 acres. The site runoff will be conveyed by a series of inlets and storm sewer to the detention pond located in the southeastern portion of the site. E WliSON Page 6 &COMPANY The Rational Methodology was utilized in determining the peak runoff for each sub-basin for the 5- year and 100-year events for the subject site. Spreadsheets included within Appendix A of this report have either been provided by Urban Drainage Flood Control District or have been developed in accordance with the City of Wheat Ridge Site Drainage Requirements Manual. Precipitation intensities of 0.77 inches/hour for the 5-year storm and 2.23 inches/hour for the 100-year storm were used. The spreadsheets have been utilized to determine flow rates for each basin and design points are included to qualify the total flows across the site. See Appendix B for the Concept Grading and Drainage Exhibit. The water quality and detention treatment strategies and facility sizing criteria are outlined in the City of Wheat Ridge Site Drainage Requirements Manual, which expands upon the Urban Drainage Flood Control District's (UDFCD) Criteria Manual. These two manuals were used in the design of this project, with the City of Wheat Ridge Site Drainage Requirements Manual taking precedence in the event of any conflict between the two manuals. No waivers or variances are being requested for the proposed project site at this time. B. Runoff The general concept of the drainage design for the 4500 Kipling project is to collect treat and store runoff produced onsite by the use of both an above ground detention pond and underground detention facility. The orifice plates for the 5-year and 100-year storm for the system will be sized using the allowable runoff rate for the site from the City of Wheat Ridge Site Drainage Requirements Manual. The time of concentration for flow reaching the detention basin is 32 minutes, reference Appendix A for calculations. All site runoff will be captured and conveyed to the proposed above ground detention pond. In small storm events, 100% of the runoff will be contained to the above ground pond. In larger storm situations, a designated amount of runoff water will be routed to the underground detention facility. The volume of water that will be contained to the detention pond will be determined later in the design process pending the final design volume of the above ground pond allowed by site area and elevation constraints. The proposed 5-year and 100-year flow rates are 10.5 cubic feet per second (cfs) and 30.9 cfs, respectively per the calculations in Appendix A. Landscaping around the buildings and parking islands have been placed in the design to provide places for the rainfall to infiltrate. MISON Page 7 &COMPANY C. Detention Both an Above Ground Extended Detention Basin and Underground Detention facility will be utilized for the 4500 Kipling project. The proposed detention.systems were sized using the Rational Method provided in the Urban Drainage Criteria Manual. The Water Quality Capture Volume (WQCV), 5-year and 100-year detention volumes are presented in the table below. The WQCV was calculated using a 40-hour drain time and 57.8% imperviousness value. The 5-year extended detention basin volume is calculated to be the 5-year detention volume added to the full WQCV. The 100-year extended detention basin volume is calculated to be the 100- year detention volume added to half of the WQCV. Water surface elevations were calculated for the detention values obtained. See table below. Type Volume (cf)Extended Detention Surface Elevations Basin Volume WQCV 10,420 N/A 5357.9 5-year 22,463 32,703 5359.0 100-year 50,092 55,302 5361.5 Release rates from the detention facility were designed to ensure that the combined discharges for the 5-year and 100-year storms do not exceed the City of Wheat Ridge limits of 0.17 cfs/acre and 1.0 cfs/acre, respectively. For the 12.45 acre site and the 5-year storm, 2.12 cfs is the allowable release rate and for the 100-year storm, 12.45 cfs is the allowable release rate. The above ground detention pond will have a high point at the North end where the site's runoff will enter via a 36" RCP. It is proposed that the pond has a fully landscaped base with a minimum grade of 2% to maximize imperviousness and settlement. A micro-pool, forebay, and concrete trickle channel will be designed and constructed. Emergency overflows, in excess of the 100-year storm, will bypass the system after both the above ground and underground basins are full. Water will flow south along the access road in the southeast corner of the site to West 44th Avenue and be conveyed within the street system to its eventual outfall. The buildings on the 4500 Kipling project will not flood as a result of grading and the emergency overflow system. As mentioned previously, the project site will utilize both above ground and underground detention systems. The above ground detention pond will maximize the allowable pond depth, while ensuring it is above the 5-year storm volume requirements. The underground detention system will be designed and sized to manage the difference between the 100-year storm volume and the pond volume. It will act as an overflow for the above ground detention pond and when the pond is full, water will drain into the underground system. As the above ground detention pond releases water, . A 1-1SON Page 8 &COMPANY the underground detention system will release water into the above ground system. All water will be treated via the above ground detention pond. The entire system will be designed to release the 5- year and 100-year events at the UDFCD limits, and fully drain the WQCV in 40 hours. The method of release into the right of way storm system from the above ground pond will be a 24- inch pipe with a controlled orifice outlet plate per City of Wheat Ridge Site Drainage Requirements Manual standards. The trash rack/orifice plate design shall incorporate the standard Wheat Ridge Well Screen: U.S. Filter Stainless Steel Well-Screen, or approved equivalent using #93 vee wire with 0.139" openings between the wires. D. Streets Streets/curbs will not be utilized for the 4500 Kipling project drainage system. All runoff will be collected, treated, stored, and input directly into the adjacent right of way storm system. E. Open Channel Flow No open channel flow will be utilized for the drainage system on 4500 Kipling. F. Storm Sewers and Culverts The proposed storm sewer pipes for this site will be designed to adhere to the City of Wheat Ridge's minimum standards, including the 18" minimum RCP within the public ROW. A hydraulic analysis of storm drain pipes will be completed during later stages of drainage analysis and provided with the submission of the Final Drainage Report.. IV.CONCLUSIONS A. Impacts of Improvements There are no major existing drainage problems on the existing parcels on the site of the proposed 4500 Kipling project. Surrounding developments, adjacent roadways, and a relatively flat existing grade contribute to not having any existing issues that require rehabilitation or special attention. The proposed site will utilize a single hydrologic basin and will direct all runoff to the above ground and underground detention systems in the southeast corner of the site. All site runoff will be routed to these systems, mitigating impact on surrounding sites. Criteria for storm sewer lines will be followed during the design of this site to ensure the project drainage is compliant with governing standards and codes. All onsite drainage facilities identified are private and shall be maintained by the owner(s) of the building. A maintenance agreement will be created and supplied at the time of Final Drainage Report. I - t WnSON Page 9 &COMPANY B. State Compliance with Applicable Criteria This drainage report has been prepared in accordance with the City of Wheat Ridge Site Drainage Requirements Manual and the Urban Drainage Flood Control District's Storm Drainage Criteria Manual. All detention ponds, pipes, structures, and other related parts of the site drainage system noted in this report will adhere to the stan*dards listed in these manuals. C. Flood Hazard The 4500 Kipling project does not fallinto a flood hazard zone. No special use permits will be required. WIRSON Page 10 &COMPANY APPENDIX A . . .. COMR 1#6 DATE.11 19-11 1-1SON LOC.FILE CK.DATE.PROJ.490/) w.\PL ju& 91-WeET-&COMPANY SUBJ.WAC\4 61( + Wa !1( 44*16 10\Uwt SHEET OF A 4-40»TR : 204¢V: · -·- ·-:-1 FEE{ 12-46}4 ¢9ii.*4,011 'F'H ;1,14434-636Ii JI ..-1: -i-t-r-* -toll- -1.t..[7. r 4 f , · • „ R · 1 r t-+ *.. 1 - 1 - 1 - 1 £ .. _ .........i../ t 2-33*{vi-_34(-¢_i]4%(4,-IM,4# -L·/ic}L,kul<: -1 1.-8¢> . 1.-.-i---:1-1-11 rl · '. I.-1-.1-5-++*. .4- 1 ' * ' . 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I Project Name: Kipting Mixed-Use Job Number:17-600-424 Subject:Developed Hydrologic Calculatior Date:11/7/2017 By:TTR Intensity - Duration - Frequency Curves Wheat Ridge 2-Yr 5-Yr 100-Yr 1-Hr Point Rainfall 0.77 1.04 2.23 Time 2-Yr Design 5-Yr Design 100-Yr (min)Storm Storm Design Storm 5 2.6 3.5 7.6 6 2.5 3.4 7.2 7 2.4 3.2 6.9 8 2.3 3.1 8.6 9 2.2 29 6.3 10 2.1 2.8 6.0 11 2.0 2.7 5.8 12 1.9 2.6 5.6 13 1.9 2.5 5.4 14 1.8 2.4 5.2 15 1.7 2.4 5.1 16 1.7 2.3 4.9 17 1.6 2.2 4.8 18 1.6 2.2 4.6 19 1.8 2.1 4.5 20 1.5 2.0 4.4 21 1.5 2.0 4,3 i 22 1.4 1.9 4.2 23 1.4 1.9 4.1 24 1.4 1.9 4.0 25 1.3 1.8 3.9 26 1.3 1.8 3.8 ' 27 1.3 1.7 3.7 ' 28 1.3 1.7 3.6 29 1.2 1.7 3.6 30 1.2 1.6 3.5 31 12 1.6 3.4 32 1.2 1.6 3.4 33 11 1.5 3.3 34 1.1 1.5 3.2 35 1.1 1.5 3.2 36 1.1 1.5 3.1 37 1,1 1.4 3.1 38 1.0 1.4 3.0 39 1.0 1.4 3.0 40 1.0 1.4 2.9 41 1.0 1.3 2.9 42 1.0 1.3 2.8 43 1.0 1.3 2.8 44 1.0 1.3 2.8 45 , 0.9 1.3 2.7 46 0.9 1.3 2.7 47 0.9 1.2 2.6 48 0.9 1.2 2.6 49 0.9 1.2 2.6 50 0.9 1.2 25 151 0.9 1.2 2.5 52 0.9 1.2 2.5 53 0.8 1.1 2.4 54 0.8 1.1 2.4 55 0.8 1.1 2.4 56 0.8 1.1 2.4 57 0.8 1.1 2.3 · 58 0.8 1.1 23 59 0.8 1.1 2.3 60 0.8 1.1 2.3 City and County of Denver Intensity-Duration-Frequency Curves Storm Drainage Design and Technical Criteria Manual - · · - 10{*Yr Desion Storm - - - 5-Yr Design Storm - 2-Yr Desq, Storm --- - ..=I. -.'- -'- - 15 20 25 30 35 40 45 50 55 60 Time (minutes) Intensity (inches/hour) 0 N Crl O0 CO 0 1111,11,1 '11111111 11,1,1''I 1.1,1111, 111'.,1,1 1,1,1,111 ,,,,,,',, 11,111111 '1111,1., Cn 1 11 1 0 1 11 10 . Project Name:Kipling Mixed Use Job Number:17-600-424-00 Subject:Developed Conditions Date:10/31/2017 By:TTR COMPOSITE RUNOFF COEFFICIENTS Global Parameters Hydrologic Soil Group Land Use %Imp. 4 4 4 Hardscape (Asph & Conc)90.0%0.80 ,0.84 ,0.85 Rooftop 90.0%0.80 0.84 + 0.85 Gravel 40.0%0.36 0.37 0.45 flaygrounds -1001- _041. 0.09 0.21 Landscaping / Undeveloped 00%0.00 0.00 0.13 : B C100 -.0.90 0.90 0.65 0.50 0.45 Proposed Development Per Design Team Layout Subbasin A Total Land Use Area per Sub-Basin Total Area Hardscaping Rooftop Gravel Playground Landscaping / Undeveloped (acres)Area i - %Area l %Area ) %Area ! %Area (acres) i %(acres)(acres) i (acres) i acres) , 12.45 5.64 45.3%2.36 19.0%0.00 0.0%0.00 0.0%4.45 35.7% 12.45 5.64 45.3%2.36 19.0%0.00 0.0%0.00 0.0%4.45 35.7% Composite % Check Imperviousness 100.0%57.8% 100.0%57.8% Composite Runoff Coefficient 5-year 10-year 100-year 0.54 0.59 0.74 0.54 0.59 0.74 Notes: 1. Global Parameters from Table 6.3 in the UDFCD USDCM 2016. 2. Weighted C values based on composite imperviousness & Table 6-4 in the UDFCD USDCM 2016. Uwilsonco.com\mdrive\MSD\17-600-424-001-ProjecLInfo\Reportst[)rainage (TO BE UPDATED)Bupporting Documents\Excels\Kipting - Site Hydrology.xts Project Name: 4500 Kipling Job Number:17-600-424-00 Subject:Developed Conditions Date:11/17/2017 By: TTR TIME OF CONCENTRATION, Tc Basin ID Sub-Basin Data Area (Ac)CS Initial / Overland Time, ti Travel Time, 4 Tc Check Length Inv Up Slope 1 Land Length Inv Up Slope Velocity tt Computed Tc Total Length Tc418-15i)+U60*(24i+12)*SQ.5 (ft) Inv Down (%)(min)Surface * (ft) Inv Down (%)(fps)(min)(min) (ft) (min) Final Tc (min) A 12.45 0.54 300 0.33 25.7 6 1254 0.16 0.8 25.7 51.5 1554 32.1 32.1 \\wilsonco.com\mdrive\MSD\17-600-424-00\1_Project_Info\Reports\Drainage (TO BE UPDATED)\Supporting Documents\Excels\Kipling - Site Hydrology.xls Project Name: 4500 Kipling Job Number:17-600-424-00 Subject:Developed Conditions Date:11/17/2017 By:TTR 5-YEAR RUNOFF - RATIONAL METHOD Subbasin Design Area Point (Ac) Direct RunoffTC* 1 Q(5 CA (min)(in/hr)(cfs) A 4.01 12.45 0.54 32.10 6.70 1.57 10.50 I \\wilsonco.com\mdrive\MSD\17-600-424-00\1_Project-Info\Reports\Drainage (TO BE UPDATED)\Supporting Documents\Excels\Kipling - Site Hydrology.xls Project Name: 4500 Kipling Job Number:17-600-424-00 Subject:Developed Conditions Date:11/17/2017 By:TTR 10-YEAR RUNOFF - RATIONAL METHOD Subbasin Design Area Point (Ac) Direct Runoff Total Runoff Notes Travel Time Route to c,0 Tr 1 QCA ' Length Slope Velocity TT Design SUM CA (min)(in/hr)(cfs)(min)(in/hr)(cfs) (ft) (°/0 (ft/sec)(min)Point A 1 12.45 0.59 32.10 7.39 2.34 17.26 1 Uwilsonco.com\mdrive\MSD\17-600-424-00\1_Project_Info\Reports\Drainage (TO BE UPDATED)\Supporting Documents\Excels\Kipling - Site Hydrology,xls Project Name: 4500 Kipling Job Number:17-600-424-00 Subject:Developed Conditions Date:11/17/2017 By:TTR 100-YEAR RUNOFF - RATIONAL METHOD Subbasin Design Area Point (Ac) Direct Runoff Total Runoff Notes Te I Q W I QC100CASUM CA (min)(in/hr)(cfs)(min)(in/hr)(cfs) A 4.01 12.45 0.74 32.10 9.18 3.36 30.86 \\wilsonco.com\mdrive\MSD\17-600-424-00\1_Project-Info\Reports\Drainage (TO BE UPDATED)\Supporting Documents\Excels\Kipling - Site Hydrology.xls . WIESON &COMPANY APPENDIX B Location Map Ari 4500 Kipling Street, Wheatridge, CO 0 1- Stty€-- i t 1. .; LKI R /5 1. 't V i 4 imi ' ... ALTA/NS PS LAND TITLE SURVEY LEGAL DESCRIPTION FROM TITLE PARCEL I: A PARCEL OF LAND SITUATED IN THE NORTHWEST 1/4 OF SECTION 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO THAT PORTION OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 22, TOWNSHIP 3SOUTH, RANGE 69 WEST OF THE 6TH P.M., DESCRIBED AS FOLLOWS: THE WEST 330.57 FEET OF THE SOUTH 150 FEET OF THE NORTH 594 FEET, EXCEPT THAT PORTION CONVEYED TO THE DEPARTMENT OF HIGHWAYS, STATE OF COLORADO IN DEED RECORDED AUGUST 11,1969 IN BOOK 2124 AT PAGE 188, AND EXCEPT ANY PORTION DESCRIBED IN THE DEED RECORDED DECEMBER 11, 1986 AT RECEPnON NO. 86153163. COUNTY OF JEFFERSON, STATE OF COLORADO. TnLE COMMITMENT SCHEDULE B-2 EXCEPTIONS 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. NOT PLOTTABLE. 2. EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBUC RECORDS. NOT PLOTTABLE. 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.AS SHOWN HEREON. 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.NOT PLOTTABLE. 5. DEFECTS. LIENS, ENCUMBRANCES. ADVERSE CLAIMS OR OTHER MATTERS, IF ANY, CREATED, FIRST APPEARING IN THE PUBUC 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.NOTE:THE ABOVE EXCEPTION WILL NOT APPEAR ON POLICIES WHERE CLOSING AND SETTLEMENT HAS BEEN PERFORMED BY THE COMPANY.NOT PLOTTABLE. 6. WATER RIGHTS, CLAIMS OF TITLE TO WATER, WHETHER OR NOT THESE MATTERS ARE SHOWN BY THE PUBLIC RECORDS. NOT PLOTTABLE. 7. 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.NOT PLOTTABLE. 8. EASEMENT GRANTED TO PUBLIC SERVICE COMPANY OF COLORADO AND MOUNTAIN STATE TELEPHONE AND TELEGRAPH COMPANY IN INSTRUMENT RECORDED JULY 27, 1984 AT RECEPDON NO. 84071039.AS SHOWN HEREON. 9. EASEMENT GRANTED TO PUBLIC SERVICE COMPANY OF COLORADO AND MOUNTAIN STATE TELEPHONE AND TELEGRAPH COMPANY IN INSTRUMENT RECORDED JULY 27, 1984 AT RECEPnON NO. 84071040. AS SHOWN HEREON. PARCEL 11: THAT PART OF THE NORTHWEST 1 /4 OF SECPON 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.. DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.; THENCE SOUTH 00·09' WEST, ALONG THE WEST LINE OF SAID SECTION 22, 660.DO FEET, THENCE NORTH 89-55' EAST, 45.00 FEET TO THE TRUE POINT OF BEGINNING: THENCE NORTH 89·55' EAST, 285.45 FEET; THENCE SOUTH 00'08' WEST, 444.00 FEET; THENCE SOUTH 89-55' WEST, 285.57 FEET: THENCE NORTH 00·09' EAST, 444.00 FEET TO THE TRUE POINT OF BEGINNING, COUNTY OF JEFFERSON. STATE OF COLORADO. PARCEL 111: LOT 1, BLOCK 1, CHADO SUBDIVISION, RECORDED MARCH 1, 1991 AT RECEPTION NO. 91016826, COUNTY OF JEFFERSON, STATE OF COLORADO. PARCEL IV: BEGINNING AT THE SOUTHWEST CORNER OF TRACT 13, JUCHEM'S GARDEN PLACE: THENCE NORTH ALONG THE WEST.LINE OF SAID TRACT 13, 36 FEET: THENCE EAST ON LINE PARALLEL TO SOUTH LINE OF TRACT 13, JUCHEM'S GARDEN PLACE, TO CENTER LINE OF THIRD STREET; THENCE SOUTH ALONG CENTER LINE OF THIRD STREET 66 FEET TO CENTER LINE OF FLORA STREET: THENCE WEST ALONG CENTER UNE OF FLORA STREET TO A POINT WHICH IS 30 FEET SOUTH OF THE SOUTHWEST CORNER OF SAID TRACT 13; THENCE NORTH OF SOUTHWEST CORNER OF SAID TRACT 13, WHICH IS THE PLACE OF BEGINNING INTENDING TO CONVEY THE SOUTH 36 FEET OF TRACT 13, JUCHEM'S GARDEN PLACE, TOGETHER WITH 1/2 OF THE VACATED STREETS ADJOINING THERETO, ALL SITUATE IN SECnON 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST, EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PROPERTY DESCRIBED IN DEED RECORDED IN BOOK 1175 AT PAGE 522, AND EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PROPERTY DESCRIBED IN DEED RECORDED UNDER RECEPTION NO. 88080612, AND EXCEPT THAT PORTION OF THE ABOVE DESCRIBED PROPERTY DESCRIBED IN DEED RECORDED SEPTEMBER 8, 1969 IN BOOK 2130 AT PAGE 552, NOTES TITLE COMMI™ENT NO. 451-H 0480052-265-044 EFFECTIVE DATE AUGUST 18, 2016 AT 7: 00 A.M. FROM COMMONWEALTH LAND TITLE INSURANCE COMPANY, WAS RELIED UPON FOR ANY RECORDED EASEMENTS OR RIGHTS OF WAY WHICH MAY AFFECT THE SUBJECT PROPERTY. 10.EASEMENT FOR IRRIGATION DITCH AND RETURN TO STREAM BOX GRANTED TO CITY OF WHEAT RIDGE IN THE INSTRUMENT RECORDED MAY 10. 1985 AT RECEPnON NO. 85043922.AS SHOWN HEREON. 11.NOTES, EASEMENTS AND ANY OTHER MATTERS AS SHOWN OR SET FORTH ON THE PLAT OF CHADO SUBDIVISION RECORDED MARCH 1, 1991 AT RECEPTION NO. 91016826.AS SHOWN HEREON. 12.THE EFFECT OF ORDINANCE NO. 1588, SERIES OF 2015, APPROVING A ZONE CHANGE, RECORDED NOVEMBER 24, 2015 AT RECEPnON NO. 2015125144.AS SHOWN HEREON. 1 48™ AV -1.mlmU 1/111£ J INTERSTATE 70 48™ AV 5§ 4£2LfL 1 6-1 15 %53 1»1 Ate ST JELLISON ST43RDAV 12 : L VICINITY MAP SCALE: 1=1000' 1) 7TH AM / 411 5) 4¢14 PL)1 ·5™A' 81 911 6) 7) 8) 9) HOUANDSTHOYT ST HOYTST 2) TOTAL AREA OF PARCEL IS 542,360 SQUARE FEET, OR 12.451 ACRES MORE OR LESS. 3) ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES ANY PUBLIC LAND SURVEY MONUMENT OR LAND L 6 MONUMENT OR ACCESSORY. COMMITS A CLASS TWO (2) MISDEMEANOR PURSUANT TO STATE STATUTE 18-4-508, C.R.S. m , 4) NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS t I SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACnON BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICAnON SHOWNW %1 011 HEREON. (C.R.S. 13-80-105(3)(AD FALCON SURVEYING. INC. RECOMMENDS ALL INTERESTED PARTIES RETAIN THE SERVICES OF A COMPETENT INDIVIDUALTO CONSULT PERTINENT DOCUMENTS FOR SPECIFIC DEVELOPMENT RESTRICTIONS AND CRITERIA WHICH MIGHT APPLY TO SUBJECT PARCEL. FALCON SURVEYING, INC. AND THE SURVEYOR OF RECORD ASSUME NO RESPONSIBILITY FOR THE ZONING RESTRICTIONS UPON THE SUBJECT PROPERTY. DIRECT ACCESS TO PROPERTY FROM NORTH KIPLING STREET AND WEST 44TH AVENUE (BOTH PUBLIC RIGHTS OF WAY) EXIST AT nME OF SURVEY.RIGHTS TO ACCESS NOT ADDRESSED BY SURVEYOR.THE DISTANCE TO NEAREST INTERSECTION OF WEST 44TH AVENUE AND NORTH KIPLING STREET IS 200 FEET. 6-11 11 L 0 1.000 F..1 BURIED UTILITIES AND/OR PIPE UNES ARE SHOWN PER VISIBLE SURFACE EVIDENCE AND UTILITY PLANS. ADDITIONAL UTILITIES, IN USE OR ABANDONED, MIGHT EXIST ON, NEAR OR CROSSING THE SUBJECT PROPERTY. LACKINGEXCAVAnON, THE EXACT LOCAnON OF UNDERGROUND FEATURES CANNOT BE ACCURATELY, COMPLETELY AND RELIABLY DEPICTED. WHERE ADDITIONAL OR MORE DETAILED INFORMAnON IS REQUIRED, THE CLIENT IS ADVISED THAT EXCAVATION MAY BE NECESSARY. WITHOUT EXPRESSING A LEGAL OPINION AS TO THE OWNERSHIP OR NATURE OF THE POTENTIAL OVERHANGS. THE DIMENSIONS OF ALL UTILITY POLE CROSSMEMBERS AND/OR OVERHANGS SHOWN HEREON ARE LOCATED TO THE BEST OF OUR ABILITY AND ARE APPROXIMATE.FALCON SURVEYING. INC. AND THE SURVEYOR OF RECORD SHALL NOT BE LIABLE FOR THE LOCATION OF OR THE FAILURE TO NOTE THE LOCATION OF NON-VISIBLE unitnEs. BENCHMARK: FOUND CITY OF WHEAT RIDGE BRASS CAP STAMPED "PHAC 4" LOCATED NEAR THE NORTHWEST CORNER OF PARKING LOT IN FRUITDALE PARK NEAR THE INTERSECTION OF MILLER STREET AND WEST 47TH PLACE. NAVD 88 ELEVATION= 5375.38 BASIS OF BEARINGS: WEST LINE OF NW 1/4 SECDON 22. TJS, R69W, 6TH P.M. BEARS NORTH 00 09'24- WEST. 10) FLOOD ZONE CLASSIFICATION: SUBJECT PROPERTY LIES IN "ZONE X", AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOOD PLAIN, AS DESIGNATED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY AS PER FLOOD INSURANCE RATE MAP PANEL NO. 08059C0213F, DATED FEBRUARY 5, 2014. 11) NO WETLAND DELINEAnON MARKERS OBSERVED. 12) NO KNOWN PROPOSED CHANGES IN STREET RIGHT OF WAY. 13) NO EVIDENCE OF RECENT EAR™ MOVING WORK, BUILDING CONSTRUCTION, OR BUILDING ADDInONS OBSERVED IN THE PROCESS OF CONDUCTING FIELDWORK. ALTA/ACSM CERTIFICATION TO: 4600 KIPLING LLC A COLORADO LIMITED LIABILITY COMPANY AND COMMONWEALTH LAND TITLE INSURANCE COMPANY. THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH "MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA»ISPS LAND TITLE SURVEYS,' JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS. IN 2016, AND INCLUDES ITEMS 1.2.3.4,5.8. 11. 13. 14. 16. 17. 18. 19 AND 20 OF TABLE A THEREOF. PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED BY ALTA AND NSPS AND IN EFFECT ON THE DATE OF THISCERTIFICATION, UNDERSIGNED FURTHER CERTIFIES THAT IN MY PROFESSIONAL OPINION, AS A LAND SURVEYOR REGISTERED IN THE STATE OF COLORADO, THE RELAnVE POSITIONAL ACCURACY OF THIS SURVEY DOES NOT EXCEED THAT WHICH IS SPECIFIED THEREIN. THE FIELD WORK WAS COMPLETED ON 07/29/16. THE PROPERTY SURVEYED IS THE SAME AS THE PROPERTY IN THE COMMITMENT. JEFFRE:f 0516.- PLS 341634 9940 WEST 25TH AVENUE LAKEWOOD, CO 80215 303-202-1560 WWW.FALCONSURVEYING. COM FALCON -;1 DATE: 09/01/16 REV: SURVEYING INC REV:REV: DRAWN BY: MF | CHK'D BY: JJM JOB NO. 160711 DATE OF FIELD SURVEY: 07/29/16 160711_ALTA.DWG 4 S:UOBS\2016\1 60711\DWG\1 60711-ALTA-V 11.dwg . ALTA/NSPS LAND TITLE SURVEY A PARCEL OF LAND SITUATED IN THE NORTHWEST 1/4 OF SECTION 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF JEFFERSON, STATE OF COLORADO STORM MH .9 UNDERGROUND DETENnON RIM: 5366.35 INV OUT(SW):5356.50 SAN MH 1RIM: 5366.75 \ INV IN 8 PVC(W): 5358.86 INV IN EPVC(S): 5358.18INV OUT EPICCE):5357.83 WEST 1 /4 CORNER -1 SECTION 22, TJS, R69W, 6TH P.M. - SAN MH RIM: 5366.94 INV IN rPVC(W): 5357.93 INV IN EPVCCE): 5357.84 INV OUT 8-PVC(N): 5357.62 12' DEDICATED FOR SlREET RIGHT-OF-WAY REC# 91016826 ITEM 11: UnUTY EASEMENT REC# 84071038 BUS STOP STORM iNLET T/G: 5361.78 INV IN 4-PVC(W): 5359.46 INV OUT 12"RCPIE): 5359.48 P r COMMUNICATIONS MH RIM: 5366.47 E-STORM INLET RIM: 5366.12 N89*50'36"E7-so.oo STORM MH - R161: 5368.78 INV IN 20™CPCE): 5365.14INV OUT 20"RCP(W): 5365.63 -- ASPMALT -, L------- F- WEST LINE OF NW 1/4 SECnON 22. TJS. R69W, 6TH P.M. E--SAN MHRIM: 5368.48 INV IN 12»DKN):5362.02 INV OUT 12DI(S):5361.93 2651.89'(MaR) n F SAN MHRIM: 5367.68 INV IN BVCP(SW): 5361.86 INV IN EVCP(SE):5361.88 INV IN B"VCP(S): 5362.03 1NV OUT 8-VCP(N):5361.86 €09.11' * E-N0009'24-W(MiR) . STORM MH -7 RIM: 5365.85 \ INV IN 2GRCP(N): 5360.33 \ INV IN 18-RCINE): 5362.75 1 INV IN 18-RCP(W): 5362.69 INV OUT 32"RCP(S): 5362.87 .- BASIS OF BEARINGS RIM: 5365.19 1-181rl ·1' t 11¥-1-·1 - -- /- ASPHALT - WEST 1/4 CORNER SECTION 22, mT3S, R69W, 6TH P.M. SAN MH m \ RIM: 5364.24 / \ INV IN 8V[P(N): 5358.75 / INV OUT 8VCP(S):5358.75 / -/ 41 JIIi R:Adn\._N8935'19"E _1 b 330.36'7 / V 1 " DC - Alt IVYihA\/ A A m gY>ou. t X :0 0 X I D. 1 ' I il Xilil 61 411 AS"All 0)DT3 (2*ne NORTH KIPLING STREET RIGHT OF WAY VARIES .'.' rNOO°09'24"W/ 516.93' 0/,48 - NO BUILDINGS OBSERVED -J (2*730 10' DEDICATED FOR STREET RIGHT-OF-WAY REC# 91016826FOUND PIN AND YELLOW - CAP Y.K. LYNN 12840 S89°36'36"Wj 15.00' 1 FOUND NAIL AND TAG -1 IN STUMP BURDICK- WEST 0.10' 0 F 4600 KIPLING STREET ' OWNER: 4600 KIPLING LLC ' PARCEL ID 39-222-00-006 el<3/.8 b LNOO°09'25"W 659.87' 4650 KIPLING STREET OWNER: 4600 KIPLING LLC PARCEL ID 39-222-00-005 F NO BUILDINGS OBSERVED -- J STORM MH - RIM. 5362.48 INV IN 8-PVC(NW): 5359.58 INV IN OVC(W): 5359.48 INV OUT 12'RCP(E): 5359.38 FOUND NAIL AND -' WASHER PLS 9010 WEST 0.21' i 1 CURB BOX 1»HIT I RIM: 5361.86 INV OU T 18™CNN): 5358.66 -1 ---STORM UR- 91 RIM· 9'IRA 47 BUS STOP . .... R 'Sy w CURB-EPINT |0 7 7: c x T/G: 5365.76 L FOUND #5 REBAR INV OUT 12™CP(SW): 5#63.66 NORTH 0.11-FOUND 600 NAIL CRods ACCESS NOR™ 0.55 iEASEMENT REC#[£1724000- STORM MH - _ - RIM: 5365.22 INV IN 12™CP(NA: 5362.87 INV OUT 12-RCP(SE): 5362.87 -S89°50'36"W 9995 WEST 44TH AVENUE 200.00' OWNER: SUNCOR ENERGY SALES INC LOT 2 BLOCK 1 CHADO SUBDIVISION PARCEL ID 39-222-09-019 STORM INLET '24.-3 T/G: 5362.50 INV OUT 8-PVCCS)· 5360.70 - STORM MH RIM: 5364.14 t:yINV IN 8-PVCXN): 5360.14 INV OUT 8-PVC(SE): 5360.14 ..80 -IRRIGATION BOX 6:. 99DT36 ty'.0 e €9.50 DT.S .734 ITEM 10: 10' IRRIGATION EASEMENT REC# 85043922 .--CURB BOX INLET RIM: 5361.59 0INV IN 12™C'*I): 5356.69 INV IN 12™CPIN): 5356.69 INV OUT 20-RCP(S): 5356.69 - SURFACE INLET RIM:5362.18 S89°50'36"WINV.OUT 12™CP(S): 5359.33 INV OUT 12RCPCS): 5357.88 188.96' (3OT.SET PIN AND CAP PLS 34183 NOO°09'24"W ( 202.00' 0 'Se. e e... 4500 NORTH KIPLING STREETit VACANT LAND OWNER: 4600 KIPLING LLC (161072 LOT 1 BLOCK 1 Cm %9 CHADO SUBDIVISION (606 (121074 PARCEL ID 39-222-09-018 ITEM 12: ZONE MU-C MIXED USE COMMERCIAL FQUND #4 REBAR -1 NORTH 0.11' 1 :§6-1 1:g8 1 M . g 4 0%# WOTIO O2t0·r•S I FOUND PIN AND YELLOW m CAP -H.K. LYNN 12840- SOUTH O.17 (21% r1\_SOO°09'55'-FOUND PIN AND YELLOW 5.55'CAP H.K. LYNN 12840-22 -1 - 10' UTILITY ANDDRAINAGE EASEMENT ,0 is STORM INLET RIM: 5365.19 L FOUND IRON SPIKE NORTH 0.54' €90. SET PIN AND -- CAP PLS 34183 23 ,-__ 27 2.0 tz= 8%22 108% X <10.8 e (ex,ne 100°09'50"E-v-659.89- FOUND 2- ALUMINUM CAP -ADG ENGINEERING 23516 FOUND PIN AND YELLOW -ZCAP -COSTIN ENG. 20683 1 SOUTH 0.79' WEST 0.14' FOUND NAIL AND --..*WASHER PLS 9010 L T % 1-= L STORM MH RIM: 5362.44t.INV IN 20"RCP(N): 5356.78 INV thi 18"RCPCS):5355.94 INV OUT 30-CMP(E): 5356.56 ITEM 8: 14' UnLITY EASEMENT REC# 84071039 N45°09'24"W 15.58' S89°58'35"W -201.65' - DITCH FLOWUNE 1. 4- ITFU 9 .- 4 as... = 1 g - r 0 .-- 11 1' _1 _!L_ __,,6----- ---i 5' UTILITY AND CALCULATED POINT FROM J - DRAINAGE EASEMENT (2) 1' 0/S PIN AND YEUOW REC# F1724000 CAP BURDICK 9010- NORTH 0.11' WEST 0.13' 10' INGRESS/EGRESS 1 F DT' e DT3O '7)Dr, 9 SOO°10'14"E- FOUND PIN AND YELLOW CAP -BURDICK 9010- SOUTH 0.16' REC# F172401 b I. MI p I : FOUND #5 m ·: REBAR \(4)[Inala 1 L- " L...1355.00' SOCCER FIELD 9890 1-70 FRONTAGE ROAD S OWNER: KETELSEN CAMPERS OF COLORADO INC LOT 2 BLOCK 1 KETELSEN ADDITION MINOR SUBDIVISION PLAT PARCEL ID 39-222-17-002 --1--------------- EASEMENT REC# F1724000 9880 1-70 FRONTAGE ROAD SVWNER: KETELSEN CAMPERS OF COLORADO IN KETELSEN ADDIRON MINOR SUBDISION PLATLOT 1 BLOCK 1 PARCEL ID 39-222-17-001 i - 10' UnUTY AND-4 DRAINAGE EASEMENT 10' UllUTY AND 4 r REC# F1724000 DRAINAGE EASEMENT REC# F1724000 -11 1lilli 1-----21] 1 E---- 1 1 1 SAN WH RlM: 5360.74 INV IN 8*VCP(W): 5350.82 INV IN EVCP(S): 5350.99 INV OUT 8VCP(E): 5350.80 CURB BOX INLET T/G: 5360.26 INV OUT 24™CP(W): 5355.81 4617 INDEPENDENCE STREET OWNER: JEFFERSON COUNTY SCHOOL DISTRICT NO. Rl 11 JUCHEM GARDEN PLACE SUBDIVISION BOOK 1142 PAGE 563 PARCEL ID 39-222-99-004 STORM MH - RIM: 5360.68 INV 36"RCP(W):5354.11 INV 36-RCPCE): 5353.98 INV 24»RCP(N):5353.90 STORM MH - RIM:5360.09 INV IN 18-RCF}(¥0:5357.44 INV IN 12™CPIE): 5357.74 r 7· UTUTY EASEMENT3 REC# 84071040 F FOUND IRON SPIKE€. 1 EAST 0.10' NORTH 0.11 t 1 11 11 ** -Ch -00 FOUND 1.5- ALUMINUM -7 Z CAP ILLEGIBLE \ 1.- M- 14 13 1-1- 10' UnUTY EASEMENT REC# F1034906 - 7' UTILITY EASEMENT REC# 84063186 1./ GRAPHIC SCALE ( IN US SURVEY FEET) 1 inch = 50 ft. SOO°10'45"E 372.68' 1-Pltll-It-1 tl tAO 10 UTUTY EASEMENT Or--3 1 T ASPHALT REC# F1034906 9859 WEST 44TH AVENUEOWNER: JEFFERSON COUNTY SCHOOL DISTRICT NO, Rl | JUCHEM GARDEN PLACE SUBDIVISION BOOK 1142 PAGE 563 PARCELID 39-222-09-021 I 50 .25 56 '00 111-,1 - UNDERGROUND ELECTRIC c· OVERHEAD ELECTI:,C w GAS UNE SANITARY SEWER - CAN - CABLE TELEMSION UNE WATER UNE FENCE - re - FIBER OPT1C .- DITCH FLOWLINE - - ADJACENT PROPERTY UNE PROPERTY BOUNDARY - - - SECTION UNE SYMBOLS LEGEND SECHON CORNER FOUND MONUMENT G SET PIN AND CAP FLS 34183 © STORM SEWER MANHOLE @ SANITARY SEWER MANHOLE UGHT POLE -O- Sol A WATER VALVE U FIRE HYDRANT ® WATER METER ID ELECTRIC TRANSFORMER [1 TRAFFIC BOX 8 UTILITY PEDESTAL re unLITY POLE gor DECIDUOUS TREE 4617 INDEPENDENCE STREET OWNER: JEFFERSON COUNTY SCHOOL DISTRICT NO. Rl JUCHEM GARDEN PLACE SUSDIVISION BOOK 1142 PAGE 563 PARCEL ID 39-222-99-004 9940 WEST 25TH AVENUE LAKEWOOD, CO 80215 303-202-1560 WWW.FALCONSURVEYING.COM FALCON mil DATE: 09/01/16 REV: SURVEYING INC REV:REV: DRAWN BY: MF | CHICO BY: J,IM JOB NO. 160711 DATE OF FIELD SURVEY: 07/29/16 160711.ALTA.DWG S:UOBS\2016\160711\DWG\160711-ALTA-Vll.dwg A V 1 ALTA/NSPS LAND TITLE SURVEY A PARCEL OF LAND SITUATED IN THE NORTHWEST 1/4 OF SECTION 22, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF .JEFFERSON, STATE OF COLORADO STORM MH mUNDERGROUND DETENION \ RIM: 5366.35 \ INV OUT(Sw):5356.SO SAN MH RIM: 5366.75INV IN 8-PX(11,0: 5358.86 '4\INV IN EPVC(S):5358.18 \ 6.kINV OUT EPVC(E): 5357.83 \ 12· 1--3-4 -WEST 1/4 CORNER SECTION 22. TOS. R69W, 6TH P.M.-s + -: - r- COMMUN1CADONS MH RIM:5366.47 Yit--' N89'50'36-E --=- -/260.00' - I ··-7.i Ir El-,. le--..=A -F ,(-- STORM INLETRIM: 5365.19 €11 27kcp liE-=\ SAN MH RIM: 5366.94 INV IN OVC(W): 5357.93 INV IN 8-PVCCE): 5357.84 INV OUT 8-PVC(N):5357.62 12' DEDICATED FOR STREET RIGHT-OF-WAY REC# 91016826 ITEM 11: UTIUTY EASEMENT REC# 84071038 BUS STOP STORM INLET T/G: 5361.78 INV IN 4-PVC(W):5359.46 INV OUT 12'RCP(E): 5359.48 2-D I r- SAN MH1 RIM: 5368.48 / 1NV IN 12"01(N): 5362.02 INV OUT 12DICS):5361.93 2gi@Rizi - 40 w.·r - ... L - < I. r 'lily. 6?2. 5367=20 -=25 -I_ ... EE-=-Il --¥Fii-Il-== RE.lin*y==== F WEST-14 , =T it--v = 79 - = -w-w--2/- -'_ NO F BUS STOP STORM WH -3 RIM: 5368.78 INV IN 20"RCP(E): 5365.14 INV OU T 20RCP(W): 5365.63 El CUM,f- --- 1/4 SECnON 22. TJS. R69W. STH P.M. RY}ik#5Lm-GillikET - RIGHT OF WAY- VARIES \ d 4965 1 1FE- 3 - =.UDJ - = L I-T-..2 _966=' 1 W-nU.- WEST 1/4 CORNER SECTION 22. - Ar'""9-T »20.1 T/G: 5365.76 'L FOUND» REBAR FOUND 600 NAIL CROS ACCESS 4 I , 516.93'r----------; FOUND PIN AND YELLOW -i INV OUT 12™CP(SW): 5#63.66 531¤RH 0.11 10' DEDICATED·FOR STREET -bN00°09'24"W b RIGHT-OF-WAY-REC# 91016826I r 1,1,14'k STORM WH | ' CAP -H.K. LYNN 12840NORTH 0.55',EASEMENT -REC#[.[1724090_ 1- 9 -5356- 7 | Sas.32 1& I 21 f RIM: 5365-22 4/ ,/-6438 / S89°36'36"W_j11 | p 1 1 L INV IN 12"RCP(NW):5362.87 -S89°50'36"W eF .han. i 15.00'/4 1 1 -6,; 2!LOUT 12-RCP(SE): 5362.87 FOUND NAIL AND TAG J*ta-/ 111 11 1 9995 WEST 44TH AVENUE .200.00' ./ 1/= >211-1.J 1.1 OWNER: SUNCOR ENERGY SALES INC / ©Or-WEST 0.10 t-s,s•.58 IN STUMP -BURDICK- % 7-4.4...If LOT 2 BLOCK 1 *53"29 '24).'3 22=*4....1.- 12 9%,CHADO SUBDIVISION A /,r PARCEL ID 39-222-09-019u I A F 2-f T/G: 5362.50 STORM INLET INV OUT EPAS): 5360.70 -EPVC - STORM MH4 . 7 1 A-1 /RIM: 5364.14 iCv UTS-B-94)SNU.14 1 -31- I - NO BUILDINGS OBSERVED J 11 »1 = 23 »2-Al.-Ry e / 0,01181 0721 ty J85.55 1 i2)313@ I ,-UU .1 -538179 r-SAN MH / RIM: 5367.68/ INV IN rICP(SW): 5361.85 / INV IN B"VCP(SE):5361.88 INV IN 8*VCPCS): 5362.03 INV OUT 8"VCP(N): 5361.86 ML·LI -1' ·. 2 F N00'09'24*61&2) , -209«94 1 1-- 21,1,1....L f Z__L- _47 4/71 /14 STORM MH -7RIM: 5365.85 INV IN 24-RCP(N): 5360.33 INV IN 1 ERCPCE): 5362.75 INV IN 18RCP(¥0: 5362.69 iNV OUT 32-RCPCS): 5362.87 - -5366.-2-3im I-BASIS OF BEARINGS A. •tz--y ·=--11; -7 1mlMP» I /1-41·-tl I =7=-·-1 -7-7"- 21-1-4<32-4 1- 1-% - 03. -reFFL---'T2'2'07- 5386- OH- -- STORM MH --. - r _ _BIM: 5§4-&L -1 ·.T -Til TJS. R69W. 6™ 1.64. SAN MH m 1 RIM: 5364.24 / \ 1NV IN 8VCP(N): 5358.75 / \INV OUT 8"VCPCS):5358.75 / -- 1143 7*N89-35'19"Ea--1-5364.-,330.360 - 0 ·... - ,i V :yUM- isisi11 , * <t / F . 3 STORM MH - RIM: 5362.48 INV IN 8-PX(NW): 5359.58 INV IN 4PX(W): 5359.48 INV OUT 12-RCP(E): 5359.38 FOUND NAIL AND - WASHER PLS 9010 WEST 0.21' CURB BOX INLET - RIM: 5361.86 INV OUT 18RCP(N): 5358.66 -/7 ! 41.=r'. -Alr:J .50·10;'4ny,r" bba1%7.Tr' .-\ 111 1 12©E. io: 10' IRRIGAnON EASEMENT 'BEc,85043922 i CURB BOX kEN \ . RIM:5361.59 b \slaN INV IN 12RCPttl): 535!*69 INV IN 12™CP(N): 5356.69 t M OUT 20*PCS):5356.69 1 SURFACE INLET ' 2/7 RIM: 5362-18 INV OUT 12RCP(S): 5359.33 INV OUT 12-RCPCS):5357.88 S89°50'36"WE s E f ' N h 188.96' h /leV-4500 NORTH KIPLING STREET VACANT LAND; OWNER: 4600 KIPLING LLC LOT 1 BLOCK 1 PARCEL ID 39-222-09-018 / CHADO SUBDIVISION ITEM, 12: ZONE MU-C MIXED USE COMMERCIAL- i 5.-.-- -- · 5363- - - 1 -_ i 26-7- # <---- 41 0 14 -0 1,/ , 11 ,-S366.26,.. "7'(2D. DY* al/71 . -1 i 4.','//_-2-/ .319- -\ /'/ FOUND #%,REBAR NORTH .0.11' 1 tRI \ / 'L- STORM INLETRIM: 5365.191 1 : L FOUND IRON SPIKE 1/ / NORTH 0.54 --*-k-92 -965 1 1 -= 1W O10¥0 1 el :24 1 4600 KIPLINg STREET 1 9I OWNER: 4600 KIPLING LLC , i3 8 4 9)*.0 PARCEL ID 39-222-007006 / / a Ob 45#.0 '.:1 c,CK J. I \ I 1in L.1 w ; -%-i .rgo !'- 2·»T,L 6 3 1 , /536173 - CATV --T : *57 f110 NOO°09'25"W .53615• I 659.87' ,/ - 1': / , / 0 , 4650 KIPLING STREET ./ %4 OWNER: 4600 KIPLING LLC --- pARCEL ID 39-222-00705 'j i /I. . 1-I'.31 1/ NO BUILDINGS OBSERVED s,san £361.22/ SET PIN AND -1 \ CAB PLS-34183 \- ,- 1 12 h . Cl-- r 5382. -38-1930'DU'·CE»=( -FOUND 2- ALUMINUM CAP -ADG ENGINEERING 23516 41-- fi 6-5 :E 0 FrgRZE BEZ8 I : atu_ It 5384.36 L-5361.72 lie) 1 006 ty -5364.59 -n - - - 5364 - _ . ./ 3 ' toey40™ (3)0. 1 SET/PIN AND eAP PLS 34183,-S38115.LN'2"W (2)o TIS e 202.00' \ - 14 149 Tls 0 710'M-L /-1 - 11VldS¥ FOUND PIN AND YELLOW -..C CAP -COSHN ENG. 20683 n SOUTH 0.79' FWEST 0.14' FOUND NAIL AND -12 WASHER PLS 9010 1 L- STORM MH M: 5362.44 -1 .4 U ! ' IN 20RCP(N): 5366.78 - - - - - --INV IN 1KRCP(S): 5355.94-r\C - INV-Ollf JOCIP(E): 5356.56 - ITEM 8: 14' UnUTY EASEMENT ,•-53St.. REC# 84071039 1 I N45°09'24"W 15.58' 1, 1, 0P : 8 : & S89°58'35"W -201.65' ' m.. -- DITCH FLOWUNE - ITEM 9 FOUND PIN AND YELLOW n CAP -H.K. LYNN 12840- \ SOUTH 0.17 ,- i 1 53.52\ >A . /rt.1\ 145-0-1 1 -63 1\_SOO'09'55' - FOUAD PIN AND YELLOW . 5.55'CAP -H.K. L™N 12840- (29//4 ,1 N ZP- gA»EC'dZ,EN,1 \ 1 REC# F1724000/.51. r.36,+22 UTILITY AND DRAINAGE EASEMENT REC# F1724000 ,--5360 -' -* J 3ss.I K -/ r.60.51 -- -.-'... - - 5359-. r H· V. CALCULATED POINT FROM (2) 1' 0/S PIN AND YELLOWCAP BURDICK 9010 * ' NORTH 0.11 WEST 0.13' 10' INGRESS/EGRESS EASEMENT REC# F1724000 . I 111 Il C |1 43/0,38 FOUND '#5 m = REBAR \ SAN MH RIM: 5360.74 INV IN B"VCP(W): 5350.82 INV IN EVCP(S):5350.99 INV OUT 8-VCP(E): 5350.80 CURB BOX INLET T/G: 5360.26 INV OUT 24RCP(W): 5355.81 9 3 dped.*I dOB„* -STORM WH -- RIM:5360.68 INV 36"RCP(W): 5354.11 i INV 36RCPIE):5353.98 i INV 24RCP(N):5353.90 STORM MHRIM: 5360.09 -4 6 1NV IN 18-RCP(W): 5357.44 j ·-. INV IN 12™CPIE): 5357.74 1 GRAI LE--73=- ([N U 1 i . 'PT. I111 8" GAS L C {S' 3 -- i 15362%49 DT- 5362-- - . 53697-V y ,·-5351.80 SOO°10'14"E 355.00\ 1- FOUND PIN AND YELLOW -£i- \ CAP -BURDICK 9010- . - .. SOUTH 0.16' #1 9890 1-70 FRONTAGE ROAD S OWNER: KETELSEN CAMPERS OF COLORADO INC536262-2 2 1 LOT 2 BLOCK 1 KETELSEN ADDITION MINOR SUBDIVISION PLAT PARCEL ID 39-222-17-002 ./.8 j1 538250-1 L ==1-------- -- Il-- -- SOCCER FIELD 7' UTILITY EASEMENT REC# 84071040 r FOUND IRON SPIKE NORTH O.11 EAST 0.10' //5360,·5359·89 t ,/ -- t. bu .r535007 Ch - OO FOUND 1.5- ALUMINUM -7 Z CAP ILLEGIBLE \ 111'L 9880 1-70 FRONTAGE ROAD Si VWNER: KETELSEN CAMPERS OF COLORADO IN LOT 1 BLOCK 1 KETELSEN ADDInON MINOR SUBDIMSION PLATPARCEL ID 39-222-17-001 1 , 1 ,- 10' UTUTY AND-4 DRAINAGE EASEMENT10' UnUTY AND - . r REC# F1724000 9DRAtNAGE EASEMENT flik REC# F1724000 1 Ilili I i 1 119 - -- 1 \ S00°10'45"E 72.68'53599i Itltltlt-I rl tl --itll/11/- ASPHALT -REC# F1034906 | 1 9859 WEST 44TH AVENUEOWNER: JEFFERSON COUNTY SCHOOL DISTRICT NO. Rl i JUCHEM GARDEN PLACE SUBDIVISION BOOK 1142 PAGE 563PARCEL ID 39-222-09-021 | i 4617 INDEPENDENCE STREET OWNER: JEFFERSON COUNTY SCHOOL DISTRICT NO. Rl JUCHEM GARDEN PLACE SUBDIMSION BOOK 1142 PAGE 563 PARCEL ID 39-222-99-004 1 1 5339.83 0 25 50 100 200 ···c UNDERGROUND ELECTRIC0'1 OVERHEAD ELECTRIC LL- Ge - GAS UNE 5 SANITARY SEWER - c•r - CABLE TELEVISION UNE WATER UNE FENCE - m - FIBER OPTIC -···- DITCH FLOWUNE - - ADJACENT PROPERTY UNE PROPERTY BOUNDARY -- - SECTION LINE 41% 13 1% 10' UTILiTY EASEMENT REC# F1034906 - 7' UnLITY EASEMENTREC# 84063186 PHIC SCALE S SURVEY FEET ) ich = 50 fL SYMBOLS LEGEND SECHON CORNER FOUND MONUMENT G SET PIN AND CAP PLS 34183 @ STORM SEWER MANHOLE @ SANITARY SEWER MANHOLE * UGHT POLE T SIDI 7 WATER VALVE ¥ FIRE HIRANT ® WATER METER Ir ELECTRIC TRANSFOR•ER m TRAFFIC BOX 0 UTILITY PEDESTAL B UnLITY POLE i©or DECIDUOUS TREE 4617 INDEPENDENCE STREET OWNER: JEFFERSON COUNTY SCHOOL DISTRICT NO. Rl JUCHEM GARDEN PLACE SUBDIVISION 800K 1142 PAGE 563 PARCEL ID 39-222-99-004 9940 WEST 25TH AVENUE LAKEWOOD, CO 80215 303-202-1560 WWW.FALCONSURVEYING.COM FALCON -ll ExiE-6678737-Nar SURVEYING INC REV:REV: DRAWN BY: MF CHK'D BY: JAI JOB NO. 160711 = DATE OF FIELD SURVEY: 07/29/16 160711_ALTA.DWG e S·JOBS,2016\160711\DWG\160711-ALTA-V11.dwg 160/11!Mulll MAPSCALE 10' = 500' !50 0 EF4,-*MWF#3 *blE@EN 500 1000 I i i .FEET 1 1 METER: PANEL 0211 F FIRM FLOOD INSURANCE RATE MAP W 49TH AVE O1 1S *[@12&70@ JEFFERSON COUNTY, COLORADO AND INCORPORATED AREAS 1-70 RAMP 1 1-70 48TH AV PANEL 211 OF 675 (SEE MAP INDEX FOR FIRM PANEL LAYOUT) GONIA!,2 COMMUNITY NUMBER PANEL sUEEIX ARVADA, CITY OF oBS072 021 1 F JEFFER8ON COUNTY 060087 0211 F -IEAT RIDGE, CITY OF 085079 0211 F - Proposed Projed-w 10 2 48TH AVE ,-4 e Kipling St.22 iw 47TH AVE 0 Z Z ST Notice to User: The Map Number shown below should be used when placing map orders: the Community Number shown above should be used on Insurance applications for the subject community. HOY1 HOLL lhIVD MAP NUMBER 08059C0211F MAP REVISED - FEBRUARY 5, 2014 Federal Emergency Management Agency This is an official copy of a portion of the above referenced flood map. It was extractedusing F-MIT On-Line. This map does not rellect changes or amendments which may have been made sUbsequent to the date on the title block. For the latest product information about National Flood Insurance Pegram cod maps check the FEMA Flood Map Store at wwn. msc.ferne. gov. 1 1 \\ 9 4 111U1 - Proposed Project Site MAP SCALE 1" = 500' !50 0 500 1000 491¤OOmE ,1 :FEET -4 ---1 1 :METER!JOINS PANEL 0211 . 111 0 Z Lit Z Ul Z PANEL 0213F I 45TH HOYT NV-11OH INVIBV9 FLOOD INSURANCE RATE MAP ZONE AO (DEPTH 3') 1 4 7-1, JEFFERSON COUNTY, COLORADO AND INCORPORATED AREAS PANEL 213 OF 675 (SEE MAP INDEX FOR FIRM PANEL LAYOUT) CONTAINS: COMMUNITY NUMBER PANEL SUFfIX JEFFERSON COUNTY 060087 0213 F LAKEWOOD, CITY OF 085076 0213 F WHEAT RIDGE. CITY OF 085079 0213 F 12 5 ilmr r 1 Fmil 1 1111lf Nolice 10 User: The Map Number shown below should be used when placing map orders; the Community Number shown above should be used on insurance· applications for the subject community. MAP NUMBER 08059C0213F MAP REVISED FEBRUARY 5, 2014 Ellil Federal Emergency Management Agency , 7 t · ·· ··· his is an ofncial copy of a portion of the abom referenced Bood map. It ras extracted using F-MITOR-Une. This map does not rellect changes r amendments which may have been made subsequent to the date on the tie block. For the latest product information about National Flood Insurance rogram flood maps check the FEMA Flood Map Store at wwn. msc.ferne.gov U LEE ST Kipling St. -- 2 -; i -t,4,11 '- I·-i·i.:·=··· . : 41'' .il i li '.- it·-4iy- 1 1 j r-EL: 5367.3 L --1 \. 4 NORTH KIPLING STREET E 1 z..6/RIGHT OF WAY VARIES 54 II PEL: 5365.8 1 , -EL *5363.041· 9,47 n 1 -=2-AP-tzaO· 4. „-ra:5-,tr ,-A- A. l··--2--3/ <01/,i/ < // -I /4 I. -1[1/lul I r=.»RoposED WALL E: f lbil 5 /(, ir 3 05 1©9 1 1 14 IJA G j 0 (01 .rn- /111 HIGH -POINT E 1-5366 F C Grn A 1.1-47 f- S jill 1 119 111 9-1 5369.0 3 | 5369.5 | -' 5369. Ccx FFE: 5368.4 11 FFE: 5367.4 4 1111011 WIN 1 19]111111 0/li_ / /0 0 >0<H.-144 I '1 mi'»f rEL: 5368.5 367.5-L: 5365.0 I l-J P--Im \ L:*5364.0 '368.0 Vivi -1 1/1\1 ht' rEL: 5366.9 1 365.2 1111111 EL: 5369.0 PROP6SED STORMtY DRIVES _h SITE DOWN PROPOSED STORM ---1-10 U\LL V:530 1 LIE u 1 1 »W Df MAHOLE (TYP)=X- a -,1 -M¥FITE;Q (0) 115 1111 FFELio F %01 +L5632 .5>,(3, - EL: 36tEL-U |--364.07 -1.1 M ..,#0 0/11€L: 5363.2 ' 5367.5 f-EL: 5366.5 EL: 5363.2 1.----\-EL: 5364.0 9_uy-0 1 CO -0.=..\\ 00 m ----IEECEEL,2K02.51296 *--ry-ri-L: 15363.0 - - rl L: 5364.5 L: 5364.55 1 -'-· J.lu-¥.I 1 --.*= 52*28 -. IFECE,i.-A . 1 i rri: 1 ?UN-1 r PROPOSED WALL EL: 5364.LPROPOSED 12 CHASE ROPOSED WALL \ If01 --1 5366.0 L|Ht-jcxle 5366.0 L r- -\-EL: 5366.0 0 4.1/ 6 DRAIN (TYP)33.- -/ .i it n-TTT- ' --i- --91CZ*JR'KI LL .11 LI WL: 2 Ef k·JiT FE: f i L: 5364.5 - FFE: 5365.5 ---5364 1VEIS apl 11 --5365. y \ rrn , t --1 j FFE: 5363.5 T 7 /.Irl f D 111 1 0000€ 1r --9 WINUC.nUr,UU. F DETENTION 1 F 5362* 5363 I[ LE Al 1 1 11=W 1! 111 ly Il --r 9 2ZE[-11 1 1 .11 ---0 Fg,9. . 1 V OVERFLOW 5361 l1lllll lili 1 VVE·11 1 1 11 Cr.. ,-r 0 -EL: 5365.59,1,R4 9,1 It eute t-·1_r--' IL.JJ04.J C/11 - 1!=i!==f =rE 1:5362.7 -h 2 ' | / CURB AND GUTTER-7 L: 5363.4 1 ,/ 1-EL: 536.0 / RETAINING WALL EL: 5362.57 It TOP OF POND EL: 5361.5n \-INV· 5357 5 0% 90LEL: 5362.0 _L =_PROPOSED STORM _ \Uzz-EL: 5360,5 SEWER (TYP)Mr*I=[20*Iak-..7,,-2% GRADE AT 0 1 1.LMLTmimimfigim,24 BOTTOM O POND , 5360 BOUNDARY UNE_,/ PROPOSED WALL « r-TRICKLE(TYP) ak / CHANNEL1 s-TOP OF WALL: 5362.5 \1._-1-Ua gFUUr,fil:!ft lk'V- I VJA 9 - -,"im#Mia#Emi o- 1 1 41 '- --\9NVERT @ POND: 5356.5 -2==11..1.=111=111=11..lili C=UP-40%_ l ll!-f-1-14+PH-1«Hff¢1-1-1 + 1-H-IT 1-- P-A TOP oF POND: 5362.5 --•-4U!J21611um•-L... Ell 1. ©M CONCEPT FINISH FLOOR ELEVATIONS ARE BASED ON POTENTIAL FUTURE GRADES OF ROADWAY TO ;, THE NORTH, JOINT ACCESS TO THE CONVENIENCE STORE TO THE SOUTH, AND A PLAUSIBLE SOLUTION TO OVERALL DETENTION AND WATER QUALITY FOR THE PROJECT. SHOWN ELEVATIONS ARE SUBJECT TO CHANGE BASED ON FUTURE COMMENTS FROM ALL STAKEHOLDERS. BENCHMARK DRAINAGE AREA = 12.45 ACRES RUNOFF COEFFICIENTS 5-YR = 0.54 100-YR = 0.74 OUTFLOW RATES FROM DETENTION Q 5-YEAR = 2.12 CFS IMPERVIOUS AREA % (ACRES).Q 100-YEAR = 12.45 CFS 57.8096 12.45 BASIS OF BEARING SECT ON A-A POND SECT ON NOT TO SCALE % RUNOFFTOPOND PR )JECT A O:17-600-42+00REQ WQCV PROV WaCV OUTLET WQCVWSE REQ 5-YR PROV. 5-YR + 10096WQCV OUTLET 5-YR+ 10096 WQCV WSE REQ 100-YR , P ROV. 100·YR + 1/2 WQCV OUTLET :100-YR + 1/2 WQCVWSE (CU. FT)(CU, F'11 (CU. FT)(CU. FT)(CU. FT)(CU. FT)DESIGNED BY:CEL 10,420 10,420 ORIFICE'5357.9 22,463 32,703 ORIFICE'32,703 50,092 55,302 ORIFICE*5361.5 DRAWN BY:CEL CHECKED BY:JMG/KMG - DATE:OCTOBER 31, 2017 SHEETTITLE NOTES ABBREVIATIONS CONCEPT GRADING FOUND CITY OF WHEAT RIDGE BRASS CAP STAMPED "PHAC 4- LOCATED NEAR THE NORTHWEST CORNER OF PARKING LOT IN FRUITDALE PARK NEAR THE INTERSECTION OF MILLER STREET AND WEST 47TH PLACE. NAVD 88 ELEVATION= 5375.38 Know whatts below. Ca|| before you dig, WEST LINE OF NW 1/4 SECTION 22, TGS, R69W, 6TH P.M. BEARS NORTH 00'09'24· WEST.1. ALL ELEVATIONS ARE TOP OF FFE FINISH FLOOR ELEVATION ROADWAY, PAVING, ETC. EL ELEVATION 2. FINAL DESIGN OF INLETS, PIPES. POND, OUTLET STRUCTURE, ORIFICE ,INV INVERT OF PIPE OR POND PLATE, AND UNDERGROUND DETENTION WILL BE COMPLETE AT SUBMITTAL OF FINAL DRAINAGE REPORT. AND DRAINAGE EXHIBIT 60 0 60 120 SHEET NO:SCALE 1"=60'FEET Cloo 11/17/2017 \\wilsonco.com\mdrive\MSD\17-600424-00\2_DisciplinesLEXHIBITS\Kipling_Conceptual Grading Exhibit.dwg 1 I 1 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 2 >- ggN-,9WE:gE A V t P 401-€dBAAmmaf 04 , W 0- MO¥088 6£1 1 1 2 1 3 1 4 1 5 t 1 6 1 7 1 8 1 9 1 10 STORM INLET STORM WH RIM: 5366.12 3UNDERGROUND DETENTION RIM: 5366.35 INV OUT(SW): 5356.60 STORM MH RIM: 5365.22 INV IN 12"RCP(NW): 5362.87 INV OUT 12"RCP(SE): 5362.87 EXISTING WATER.(PA EXISTING SANITARY(TYP)7.6 t»If¥ 1 1-1/ STORM MH RIM: 5363.78 INV IN 20"RCP(E): 5365.14 EXISTING OH ELECTRIC INV OUT 20"RCP(W): 5365.63 (TYP) 7 STORM MH 4. r . 11 A. - 1.112>t> RIM:5366.47 NORTH KIPLING STREET RIGHT OF WAY VARIES:'.r L CURB Box INLET9 vc: 5365.76 U U U U = :F 7' INV OUT 12"RCP(SW): 5363.66 ton EXISTING FIBER OPTIC ' (TYP) ih133NI9N3 81/4039 .-TlE TO EXISTING 1 STORM MH er- RIM: 5364.51 -* -WAT·--- - --#-*r- -I-1 .AS --- GAS- .S -- I.,5 ---I- .. ni n STORM MH RIM: 5364.14 INV IN 8"PVC(N):53360.14 INV OUT 8"PVC(SE): 5360.14 STORM INLET TA 5361.78 INV IN 4-PVC(W): 5359.46 7 INV OUT 12"RCP(E): 5359.48 STORM MH RIM: 5362.48 INV IN 8-PVC(NW): 5359.58 - INV IN 4-PVC(W): 5359.48 INV OUT 12"RCP(E): 5359.38 TIE TO EXISTING- CURB BOXINLET RIM: 5361.86 -1 INV OUT 18-RCP(N): 5358.66 \ IL_1 3 112 t1 R-thL_1_PROPOSED 4' DIA iSANITARY MANHOLE- 1 lili >Qi EXISDNG GAS (TYP) \Uj A 1 1 ...L A i pr (TYP)STORMINLET1 \I 1 T/G: 5362.501 QNV OUT 8"PVC(S): 5360.70 _1-+ PROPOSED 8» r-SANITARY PIPE (TYP) n f=1.]zed- .p - L--(*AN==_ SAN--=b----0*Z T i non i L STORM AND WATERN PROPOSED 4' DIA =15 |UnLITY CROSSING | 1 \-SANITARY MANHOLE 117 1 . / \\Xl g/T CORVOM.10(TYP) EXISTING WATER (TYP) 24 * +T= UV. * [Il[[Il f=fil €8800 i INV IN 24"RCP(N): 5360.33· STORM MH RIM: 5365.85 INV IN 18"RCP(E): 5362.75 INV IN 18"RCP(W): 5362.69 INV OUT 32"RCP(S): 5362.87 7-nE TO EXIST»K..-2-'7 '- il c==1 PROPOSED FIRE -. 1 STORM - INLET / RIM: 5365.19 TWISTING Wt "-17 (TYP) STORM L INLET RIM:5365.19 10.0' SEPARA ION (TYP 2 7-7 -ZIZE1-1 I I rl 2-J ¥1 WA - W -- 1 J (1 C 41 T - SANI r-631 I lulu SAN - WA - tilliff STORM AND WATER (14 UTILITY CROSSING ( 1 1[ L=---1 4.T 1 *AT- lll 1.Z_ 1 ;TORM AND W TER_Li-UTILI Y CROSS NG -2 E HYDRANT )(TYP)=) i t) (* ir iwi'- - WAT - WAT - WAT - WAT -%8- WAT i - SAN - SAN - S' )SED 4' DIA_ 1 g ¤ frijM MANHOLE PROPOSED 4' DI STORM MANHOL , PROPOSED 4' DIA./ \_18- RCPSTORM MANHOLE1(·X·) \U.W _ -ITTI ITTI /0£00\ L -ITT] edi $-ILL 111 - WAT - E-144 Id Tl-1 1111111 ly 111 IIi WAT - WAT - at L.20 - SAN - SAN! - SAN -SAA'r=*n tr% i 1% PROP( 24- RCh LM-' LEU STOR 24 RCI Ir- .. Ca rit= 2 THIS CONSTRUCTION DOCUMENT IS FOR REFERENCE ONLY. ALL WORK IS TO BE COMPLETED USING FINAL APPROVED AND STAMPED PLANS BY THE CITY AND g COUNTY OF DENVER. ..1 -UNDERGROUND 4 DETENDON Jt-- FIRE SHUTOFF (TYP) KSAN - SAN -95 SAN - -111111 AlllPROPOSED 4' DIA STORM MANHOLE lilli I ./1// 111\111@11\141 lilli C[DOL18. RCP \ '-1£ RCP L.LU ...I ...I 07 IN Illiftll-111% L18" RCP PROPOSED FIRE HYDRANT [12- 10(1000 -: ARA STORM MH RIM: 5362.44 INV IN 20"RCP(N): 5356.78 INV IN 18-RCP(S): 5355.94 INV OUT 30"CMP(E): 5356.56 * Nol lf}-3 0 - LPSTOOPROMSEA:HOD - - ' VC .5 - . \ PROPOSED TYPE- 11 L16 INLET W/ OPEN2air Z -O 4 4 6 THROAT (TYP) 19 PROPOSED 12- CHASE DRAIN (TYP) 1 1 L_L VK W£ CURB BOX INLET / RIM: 5361.59 / INV IN 12"RCP(N): 5356.69 j INV IN 12"RCP(N): 5356.69 FIRE SHUTCFF -/- -\.jXISTING UG ELEC.RINV OUT 20"RCP(S): 5356.69 4 11NX\Nze a VE 30. RCP I ASURFACE INLET 4 - PROPOSED 5' DIA \RIM: 5362.18 INV OUT 12"RCP(S):5359.33 C.4"23<3<-,9.9* ****I STORM MANHOLE 1 INV OUT 12™CP(S): 5357.88 PROPOSED FIRE /Wkrl|+:-9, ¥-01-4 WAT ---,AT -AT -570- L/ 1 LHYDRANT EXISTING WATER E-EL) 1-/(TYP)'---411 PP PROPOSED 5' DIA 17[h 0 (AC) 111(0 1 --PROPERTY UNE(TYP)1 K* , 503'L-=1-, , STORM MANHOLE - - (TYP) A AN | A_PROPOSED STORM TT TO EXISTING-4.k \SEWER (TYP) \L.30- RCP 1\-PROPOSED 5' DIA CURB BOX INLET '46, , . STORM MANHOLET/G: 5360.26 -<,LTWIN 24 RCP ) i 1INV OUT 24"RCP(W):5355.81 .h.d.lt-.7 - "WATER LINE 9' 10.0· SEPARTION (TYP)L18" RCP ' ./ djQUIC - MAT-[iNS : i / WUWWW / 9' / 1 1 'WATE WAT - /1_1 / 3% L-36- RCP l i l l i 1-111 1-1-1 'tv 142*-18" RCP < / STORM MH 4 1RIM: 5360.68 1. Il INV 36"RCP(W):5354.11 P INV 36"RCP(E): 5353.98 INV 24"RCP(N): 5353.90 TIE TO EXISTING (TYP) EL=N UL-lz-f T-=Tur-77TTn-4 11[1111 1lillillil L36- RCP EXISTING STORM_,!0>If' (TYP) ' Ilkli 11 8 ! STORM MH RIM: 5360.09 INV IN 18"RCP(W): 5357.44 INV IN 12"RCP(E):5357.74 B Grn A Know whars below. Ca|| before you dig. i BENCHMARK FOUND CITY OF WHEAT RIDGE BRASS CAP §TAMPED "PHAC 4- LOCATED NEAR THE NORTHWEST CORNER OF PARKING LOT IN FRUITDALE PARK NEAR THE INTERSECTION OF MILLER STREET AND WEST 47TH PLACE. NAVD 88 ELEVATION= 5375.38 BASIS OF BEARING WEST LINE OF NW 1/4 SECTION 22, T3S, R69W, GTH P.M. BEARS NORTH 00°09'24• WEST. LEGEND 0 DRAIN MANHOLE ® SANITARY MANHOLE < FLOW DIRECTION ¥ FIRE HYDRANT a WATER VALVE FLARED END SECTION PR)JECT NO:17-600-424-00 DESIGI· ED BY:CEL DRAWN BY:CEL CHECKED BY:JMG/KMG DATE:OCTOBER 31.2017 SHEET TITLE CONCEPT UTILITY EXHIBIT 60 0 60 120 1 1 SHEET NO:SCALE 1"=60 FEET C200 . 11/15/2017 \\wilsonco.com\mdrive\MSD\17-600-424-00\2_DisciplinesLEXHIBITS\Kipling_Conceptual Utility Exhibit.dwg1 0 1 CD] 1 m 1 -1.1 1 0 1 I 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 7- - SACU 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 City ofA"00•' Vil-he at ge - COMMUNITY DEVELOPMENT City ofWheat Ridge Municipal Building 7500 W. 29thAve. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 NEIGHBORHOOD MEETING NOTES Meeting Date:August 3,2017 Attending Staff:Meredith Reckert, Senior Planner Zack Wallace Mendez, Planner II Location of Meeting:Wheat Ridge Recreation Center Activity Room 4005 Kipling Street Wheat Ridge, CO Property Address:Kipling Street between W. 44h Avenue and W. I-70 Frontage Road South or generally addressed as Property Owner(s):4600 Kipling LLC Property Owner(s) Present?No Applicants Present:Dwayne Dale, The Mulhern Group Richard Gebele, National Development Existing Zoning:Mixed-Use Commercial Existing Comp. Plan:Mixed Use Commercial; Primary Commercial Corridor Existing Site Conditions: The property is located on the east side of Kipling Street on the north side o f W. 44h Avenue. The I-70 Frontage Road is located one parcel to the north of the site. Kipling Village, a large multifamily residential development, is located across Kipling Street to the west. Various uses exist to the east, including a national RV retailer and a Jefferson County Elementary School. A mix of residential uses is further to the east and south of the site. Various commercial uses and zone districts concentrate along W. 4411 Avenue and Kipling Street south of Kipling Village. The gas station at the northeast corner of W. 4411 Avenue and Kipling Street is not part of the development site. The entire site is currently vacant and consists of four parcels, totaling approximately 12.4 acres. 1 1 1 The property was recently rezoned from various zone districts to Mixed Use - Commercial (MU-C). The rezone request was approved by City Council on November 23, 2015. Applicant/Owner Preliminary Proposal: The applicant is proposing a Concept Plan to facilitate future development of the site. Currently the Concept Plan calls for a multifamily apartment development at the south of the site consisting ofmultiple buildings, two retail/restaurant pads with potential drive-through uses, a hotel site, and a stormwater detention area. The Concept Plan also indicates multiple proposed access points scattered across the site. The multifamily component is the most conceptual at this point in time, but for now the applicant's plan showed four 3-story buildings with a total of 225 units, 300 surface parking spaces, and a clubhouse. This portion of the site is approximately 8.1 acres. To the north of the multifamily component is the first retail pad, which is as a drive-through. This parcel is approximately 1.4 acres. The hotel portion of the site is the furthest north, and contains a larger retail/restaurant pad. This parcel is approximately 2.9 acres. The applicant indicated that potential hoteliers require a porte cochere at the front of the building oriented to Kipling Street. Access to the site is proposed to come from an extension of Jellison Street to the south, a shared right- in/right-out entrance with the existing gas station, a new full movement intersection at the middle of the site on Kipling Street, and a right-in/right-out at the north property line. The applicant also indicated they are interested in creating a future connection to the north of the site between it and the existing Super 8 site. The plan shows a grid-like internal street network connecting the various uses and allowing vehicles and pedestrians to move through the site. The major interior drives will include a spine road along the eastern property line and an east-west oriented drive at middle of the site. Because the site is zoned MU-C and is over 10 acres in size, a neighborhood meeting for the submittal of a Concept Plan is required. The following is a summary of the neighborhood meeting: . In addition to staff and two applicant/owner representatives, 13 members of the public attended the neighborhood meeting. See attached sign-up sheet. . Staff explained the site conditions, zoning in the neighborhood, and the reason for the concept plan request. . The applicant explained the proposed project. . The members of the public were informed of the process for a Concept Plan approval. • The members of the public were informed of their opportunity to make comments during the administrative review. , The following issues were discussed regarding the Concept Plan and proposed development: • Why isn't more retail shown along the southern portion of Kipling instead ofmulti-family? The City is open to new residential opportunities, the inhabitants of which would in turn patronize the businesses in the area and on the property. However, the development scenario shown may change with more businesses located on the south side of Kipling. The Concept Plan is used to establish development concepts such as access points, general building locations and circulation network. The 2 MU-C zoning is flexible and allows both residential and commercial so the mix of uses and location in the development may change. • Will the property be developed all at once or will it be parceled out? At this point in time, it is not clear. It will be depend on the market and the nature of the developers interested in the site. • Will one person own the entire property? It is very likely that the property will be subdivided and sold to different entities. • What is the value of the property? It is hard to put a dollar figure on. It is very likely that the retail users will want to be closer to I-70, making the northern portion more valuable than the southern portion. • What is the height restriction on the site? Structures can be as tall as 90' (fthey contain a true mix qf uses, but it is unlikely any structures on the property will be over three or 4 stories. • Will the proposed housing be subsidized for low-income residents? They do not know yet but that is not one of the goals. • Have you received interest from hotel and restaurant developers? Yes. • Will any of the access points to Kipling or 44h Avenue be signalized? A fi,U tra#ic study prepared by a Professional Engineer will be required to determine where traffic signalization will be required. • What is the time frame for submittal and development? Prior to movingfbrward and submitung they need to jirm up market commitments. • Is the proposed Concept Plan reviewed administratively? Yes, however there is a requirementfor a 15-day noticing period during which the proposal can be reviewed and comments can be submitted. • Willapproval of aplatbe requkedl Most likely, yes. The plat portion ofthe request may require public hearings. No written comments were received either before or after the neighborhood meeting. W