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Home My WebLink About20010515 January 29, 2001 CIVIT.S Ms.Julie Chester Weld County Department of Planning Services 1555 N. 17th Avenue Greeley,Colorado 80631 Re: Case number USR-1312 Dear Ms. Chester, Civitas,Inc., on behalf of 257 Land LLC,has the following comments and concerns regarding USR- 1312. The proposed Special Review Permit for a small recreational vehicle and personal storage facility on the Trostel property directly abuts land owned by 257 Land LLC on both the north and west. The 257 Land LLC property north of the proposed use has been annexed to the City of Broomfield. There is a current annexation petition and application in the review process with Broomfield for the 257 Land property to the west. The 257 Land property within Broomfield is currently zoned PUD with a rezoning application in process for a new PUD for mixed use commercial and employment, consistent with the City of Broomfield I-25 Subarea Plan. The proposed special review permit for the adjacent property is of serious concern to the 257 Land LLC. The area surrounding the I-25 and SH 7 interchange,including the 257 Land and Trostel properties,will come under significant market and development pressures as the Northwest Parkway and E-470 are constructed. These pressures will bring changes in land use, transportation systems and ultimately property values. The proposed outdoor storage and future min-storage are incompatible with the character and uses planned for the surrounding properties. We are not unsympathetic to the applicants desire to generate income from the property but we are opposed the proposed outdoor storage and are concerned with the design and engineering of the site for mini-storage. Our specific concerns have been enumerated below. • As development occurs, traffic will increase. We are concerned with the current design of 168th Avenue and CR 11. The 257 Land plans,as well as the I-25 Subarea Plan and the SH 7 Access Management Plan, call for significant improvements to both roadways. It is our hope that the improvements expected of our development be required for the development of the Trostel property. • Although the majority of the 257 land is upstream from the proposed development,we have concerns with grading, drainage, site improvements and imperviousness,and potential for runoff and groundwater impacts. We request that the County requires appropriate site engineering standards to ensure proper site design and to minimize potential development impacts. EXHIBR p2/ >UR BAN DESIGNERS 1250 Bannock Street rit IN C IPA IS AssCCI Eric Anderson Richard 0 Farley > PLANNERS Denver. Colorado 80204 Mark JrAn.mn Eltcakrth Lancaster Eric P. Matt Todd Mead >LANDS(:A PE Tel 303 571 .00,53 Ann MaNirr Mark Nay] ARCHITECTS Fax 303 825.0438 Dennis Rrebha Craig 2001-0515 CIVITAS • We are concerned with landscaping and buffering of the use from our adjacent property and from the 168th Avenue and CR 11 rights-of-way. The use,if approved,will be the gateway to future development north of 168th Avenue and should be appropriately screened from view. We appreciate the opportunity to provide our comments and will summarize our concerns at the Planning Commission public hearing. We have attached a copy of the 257 Land PUD submittal,and supporting preliminary engineering documents for your reference. Sincerely, (.4.02 Creast _ Frank C. Cannon,AICP Cc: Robin Lang,257 Land LLC Attach. VVIABIO\ProjecdV/997V9767 HIJVGVCnmspondemeA I SR1312 commenlr.doc STORM DRAINAGE MASTER PLAN REPORT 257 LAND LLC SEPTEMBER 6, 2000 PREPARED FOR: 257 LAND LLC ROBIN LANG, PRESIDENT PREPARED BY: MARTIN/MARTIN,INC. 4251 KIPLING STREET WHEAT RIDGE, COLORADO 80034 PRINCIPAL-IN-CHARGE: GARY A.THOMAS, P.E. DESCRIPTION: The 257 Land PUD is located within the I-25 Sub-Area Plan, adopted by the City of Broomfield, December 7, 1999. The I-25 Sub-Area Plan established the Master Plan for drainage and infrastructure design standards and guidelines for this project as well as others in the adjoining areas. The 257 Land PUD Plan is a combination of"Mixed Use/Retail" and"Employment"Zone Districts. PROJECT LOCATION: The 578 acre project being located within Section 35 and 26 ,Township 1 South,Range 68 West of the Sixth Principal Meridian, City of Broomfield, State of Colorado. The project is bounded on the west by I-25, on the south by 168th Avenue, and on the east by York Street. The utility services for 257 Land PUD will be developed consistent with the I-25 Sub-Area Plan. DRAINAGE CRITERIA: The 257 Land PUD lies within the study area of the I-25 Sub-Area Plan. The purpose of the I-25 Sub-Area Plan drainage analysis was to establish locations and sizes of proposed regional detention ponds and conveyance elements within the overall I-25 Sub-Area. The 257 Land PUD is consistent with the criteria and objectives identified in the I-25 Sub-Area Plan. The enclosed exhibit depicts the major elements identified in the I-25 Sub-Area Plan including regional detention ponds, culverts under major road crossings, and conveyance channels as established within the I-25 Sub-Area Plan. The criteria and design methodology utilized in the development of the I-25 Sub-Area Plan shall remain the basis for establishing the project drainage criteria. OFF-SITE FLOWS: The 257 Land PUD contains two (2)major drainage features, which significantly impact the overall historical drainage patterns to the site. Preble Creek, which flows from west to east across the project, has been defined as a major drainageway with 100-year storm flows in excess of 2,000 cfs. The routing of the off-site flows that are generated within the western off-site basins enters the project via a box culvert under I-25 and proceeds easterly to the southeast corner of the project area. The Bull Ditch,which is located approximately a quarter of a mile to the north of that source (on-site) water quality facilities will be provided for each development within the basin. BASIN ANALYSIS CRITERIA: The drainage analysis depicted in the 1-25 Sub-Area Nan was prepared by the Sear-Brown Group using the CUHP and UDSWMM 386 modeling programs. CUHP was used to develop the hydrology for the entire basin area which includes the 257 Land PUD. The soil groups used in the study are identified as SCS Hydraulic Group C or D. After developing the study area hydrology with CUHP, Sear-Brown utilized the UDSWMM computer model to route the flows through the conveyance elements and detention ponds. All the conveyance elements were assumed to be opened channels with either 4 or 10-foot bottom widths. To accurately determine the required detention pond volumes the ponds were modeled as being"off-line,"or setting adjacent to the conveyance elements. The allowable release rates from the proposed detention p.onds were based on Table 3-2 from the Urban Drainage Storm Water Criteria Manual. The 100- year allowable release rate is 1.0 cfs/acre. The regional detention ponds located within the project boundaries include Detention Pond 103 with an allowable release rate of 358 cfs and a required volume of 28.9 Ac.ft. Regional detention ponds within the project area, 102 and 104, fall outside of the boundaries of the 257 Land PUD Development area. SUMMARY: The 257 Land PUD Development will adopt the perimeters and criteria established by the 1-25 Sub-Area Plan. The criteria established by the City of Broomfield and the Urban Drainage and Flood Control District will be utilized in this development to achieve an effective Storm Water Management Plan throughout the development. Water quality facilities consistent with the criteria established at the time of development will be reviewed on an individual as well as regional basis. Regional detention shall be developed within the basin thus, minimizing the impact of on-site detention areas for each sub-basin. Temporary detention facilities may be utilized if regional facilities are not completed at time of development. UTILITY REPORT 257 LAND LLC SEPTEMBER 6, 2000 PREPARED FOR: 257 LAND LLC ROBIN LANG, PRESIDENT PREPARED BY: MARTIN/MARTIN, INC. 4251 KIPLING STREET WHEAT RIDGE, COLORADO 80034 PRINCIPAL-IN-CHARGE: GARY A. THOMAS, P.E. DESCRIPTION: The 257 Land PUD is located within the I-25 Sub-Area Plan, adopted by the City of Broomfield, December 7, 1999. The I-25 Sub-Area Plan established the framework for utility infrastructure development designed standards and guidelines for this project as well as others in the adjoining areas. The 257 Lund PUD Plan is a combination of"Mixed Use/Retail" and "Employment"Zone Districts. PROJECT LOCATION: The project is bounded on the west by I-25, on the south by 168'"Avenue, and on the east by York Street. The 578 acre project is a portion of Section 35, and 26, Township 1 North, Range 68 West of the Sixth Principal Meridian. Utility Services: The utility services for 257 Land PUD will be developed consistent with the I-25 Sub-Area Plan. A outline of the major facilities are described as follows: Water: The project lies within Zone V and is fed through pressure reducing valves (PRVs) from Zone N-N. The distribution mains to serve this portion of Zone V will be extended under I-25 located along the west edge of the project area. Zone IV-N will be served by gravity from a 3-million gallon water tank located just north of l52"°Avenue and Irving Street. Consistent with the perimeters established by the I-25 Sub-Area Plan a 16-inch water main will be extended along State Highway 7/168`Avenue to Washington Street with 12-inch distribution mains being located within Washington Street north of 168th Avenue and 168th Avenue east of Washington Street to York Street and within York Street and the intermediate collector streets as denoted on the attached plan. Local distribution mains will be provided to the development parcels to provide domestic service as well as fire protection capacities. Sanitary Sewer: The 257 Land PUD falls within the major Sub-basin 2, as defined in the I-25 Sub-Area Plan. Consistent with the Master Plan sewer service for this area will be pumped from a series of lift stations back to the existing Broomfield Wastewater Treatment Plant through the Zuni outfall. Preble Creek shall remain in its current location. Drainage patterns for the area upstream of the Bull Ditch will be modified such that the Bull Ditch will not receive any developed flows. DETENTION: The I-25 Sub-Area Plan established locations of regional detention ponds which are typically upstream of major road crossing and downstream of substantial drainage basins. The regional approach to detention maximizes the benefits of the ponds while minimizing the impacts to adjacent properties. The location and sizes of the detention ponds are depicted on the attached graphic. The detention ponds are typically located"off-line" or setting adjacent to the major conveyance elements. Ponds maybe designed during future design analysis to be"on-line"with special provisions to provide emergency overflow spillways. If regional detention facilities have not been constructed at time of development,temporary on-site detention facilities will be established in accordance with City of Broomfield criteria to mitigate the increased flows caused by the individual development. The regional detention ponds are anticipated to be designed consistent with Urban Drainage and Flood Control District Criteria and the City of Broomfield Criteria such that maintenance of these regional facilities will be performed by an appropriate governmental entity to assure long-term regional benefit throughout the entire basin. CONVEYANCE ELEMENTS: The conveyance elements or drainageways have generally followed the historical drainage patterns consistent with the landuse plan for the project. Additional studies shall be required to identify and mitigate, if necessary, the wetlands within the existing drainageways. All drainage conveyance systems including storm sewers, drainage channels, and street conveyance will be designed to convey the 100-year storm water flows in accordance with the City of Broomfield requirements. WATER QUALITY: Water quality facilities for the project shall include best management plans (BM?) and on-site water quality detention facilities consistent with criteria applicable at the time of development. The option of providing regional water quality within the regional detention ponds will be studied to establish their efficiency as well as cost effectiveness at time of final design. It is anticipated The major sanitary sewer outfall for the sub-basin follows the alignment of Preble Creek to the pump station located in the vicinity of York Street and 168°i Avenue. The outfall along Preble Creek has been established as a 21-inch in diameter sanitary sewer. Additionally,the gravity outfall from Sub-basin No. 1 located to the north of this project will follow the York Street/Weld County Road No. 11 alignment to the pump station. All flows generated within the project area will be conveyed to these major trunk outfalls, which flow to the sewage pump station No. 2. Local collection systems are anticipated to be 8 to 10-inch mains. L _-Rif _ L'I_INv ACCESS PROPERTY/LOT LINES - =-" r------ ------ P.U.D. BOUNDARY ¢� /' f 1 -4,...-- / - SITE CONTOURS / / G I I •• i ROAD RIGHT Jr WAY , , [ f-,--¢: / , i "R,' OPEN SPACE CORRIDORS , II' -x w- WATER DISTRIBUTION MAIN .. I (ZONE V) ' -,/,'"`-. . - JIL t- r 1? " I EASEMENTS • -/ � t!��100' PIPE EASEMENT v I , i 1 \--DRAINAGE DITCH . ✓ ._ f. lLPARCEL,col il,j ;'f�ARCEL B -_ • . 3 n ----W,,, __i ii = _�_� \ ✓� I -�—� El; H I o, ,.. _., FUTURE ¢ .' !±1! I-25 INTERCHANGE a, v IMPROVEMENTS 1ml �� \ N I � � �{ii SH 7 DISCONTINUED 168TH PARCEL C ,-J`'.____ Oil c I/' wr., IC wt y , _0 rr dy-> ' "'WASHINGTON REALIGNMENT (PER I-25 SUB-AREA PLAN) SEP. 06, 2000 / / L /\,..1\--7' MARTIN / MARTIN , CONSULTINGe 40, P57 LAND DEVELEPMENT PLAN 0 aoo ieoo P.O.a"'00' aoo3 WATER DISTRIBUTION PLAN FAX 303.431 4088 200 800 )LL IND ACCESS , - PROPERTY/LOT LINES I--- r-c'I- I ----- P.U.D. BOUNDARY ..--- ¢I/% �r I _.....--...- SITE CONTOURS !- -Rri / // N- ;I ' ' - ROAD RIGHT OF WAY 1 -� / 1 , OPEN SPACE CORRIDORS fi- '2'1' { '-'' I',/ - GRAVITY SEWAGE MAIN I r� -FM- SEWAGE FORCE MAIN i I J --VASEMENTSTILITY I I. _., I - , I 100' PIPE EASEMENT 1' / DRAINAGE DITCH 71 .� -r717. 1 1'r PARCEL A-.�, .\ (RARCEL B i o / _ , / ; N ._ter .,.- - —� I ii , 1 �'.J �f �.. j Cc Eo .- • r FIU25R INTERCHANGE- IMPROVEMENTS c- t \ \\L'7; , % \LUTH\/ u ERAN - ,, f , 3' 1 ERAN -. itPARCEL C /I__SH 7 FM DISCONTINUED 168TH _ T Tr J PUMP STATION 9-> j` N0. 2 ' -WASHINGTON REALIGNMENT (PER I-25 SUB-AREA PLAN) SEP. 06, 2000 / n''� ..MARTIN / MARTIN .,e 257 LAND DEVELNP�IENT PLAN 0 400 ,boo N WHEAT n.OE.CO 80034 SEWAGE COLLECT' N ALAN 200 800 3p"316100 FAX 3❑3.431.40 2B I 257 PROPERTY DRAFT 2PRELIMINARY TRAFFIC IMPACT STUDY PROJECT If SITE , f r I CRS t / r � .- N GARFIELD RD. , CR 6 2 ERIE f ri I U it C.) ,,,,::,.,m / CR 4 f /'// / Y Baseline Rd (SH 7) } 168th Ave. /i s-5-..4 Y O 160th Ave. SH 7 I PREPARED FOR: • Civitas 1250 Bannock Street Denver, Colorado 80204 —m September 6, 2000 TP-97164 1375 Walnut Street, Suite 211, Boulder, CO 80302 1RT65//n Phone (303) 442-3130 Fax (303)442.3139 HSSOC/RTES,/nc Consulting Engineers TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 PROJECT DESCRIPTION 1 3.0 EXISTING CONDITIONS 2 3.1 Existing Circulation Network 2 3.2 Existing Traffic Volumes • 4.0 SITE RELATED TRAFFIC 2 4.1 Trip Generation 2 4.2 Proposed Road Network 3 4.3 Trip Distribution and Assignment 4 4.4 Site Generated Daily Traffic Volumes 4 5.0 LONG-TERM (Year 2020) TRAFFIC CONDITIONS 5 5.1 Year 2020 Traffic Volumes 5 5.2 Year 2020 Level of Service Evaluation 5 6.0 CONCLUSIONS AND RECOMMENDATIONS 7 LIST OF TABLES Table 1 Trip Generation Estimates 8 LIST OF FIGURES Figure 1 Vicinity Map 9 Figure 2 Conceptual Zoning Plan 10 Figure 3 Existing Traffic Volumes 11 Figure 4 Proposed Road Network 12 Figure 5 Trip Distribution 13 Figure 6 Study Area Traffic Volumes 15 Figure 7 2020 Background Traffic Volumes 16 Figure 8 2020 Total Traffic Volumes 17 257 Property i TransPlan Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 1.0 INTRODUCTION TransPlan Associates, Inc. is pleased to provide this preliminary traffic impact study for the 257 Property located in Broomfield, Colorado. The purpose of this traffic study is to provide a preliminary traffic evaluation to identify any significant issues relative to the proposed land uses. The study describes existing and long-term (Year 2020) conditions and provides an evaluation of average daily traffic volumes. Recommendations are made as necessary to address planning-level traffic issues. 2.0 PROJECT DESCRIPTION The proposed 257 Project site is located to the northeast of the I-25/SH 7 interchange as shown on Figure 1. The site is bordered on the west by I-25 and generally extends east to York Street. The existing 168th Avenue is located just to the south of the project site. The northern site boundary is located near the WCR 4 road alignment. The existing land uses are mainly agricultural with a few residences. The 257 Project site is located within the area evaluated by the City of Broomfield/ Town of Erie 1-25 Subarea Plan'. The Subarea plan identified a general zoning plan and a future transportation network. A general development plan has been prepared for the site identifying overall zoning and general land use categories. The proposed plan for the 257 Project site incorporates the information provided in the Subarea Plan,but does not identify specific land uses at this time. The proposed site zoning is presented on Figure 2.The majority of the site is proposed for mixed use commercial (MUC) development with employment (E) uses located along the sites eastern boundary. The general land use categories within MUC include office, support retail, and residential. The employment areas of the site are proposed to consist of light industrial and office/warehouse type uses. For this conceptual evaluation, the following land use densities were applied: Land Use Acreage Average Size Density Mixed Use Commercial Residential 80 acres 40 du/acre 3000 du (1500 multi-family units and 1500 single family units) Commercial 194 acres 0.5 F.A.R 4,000,000 sf (3:1 office:support retail) Employment Light Industrial 125 acres 0.3 F.A.R 1,500,000 sf I-25 Subarea Plan City of Broomfield, Town of Erie, prepared by Downing, Thorpe, & James, November 1999. 257 Property 1 TransPlan Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 The densities may be modified as land uses become more defined,but the values used in this study were selected to provide a conservative estimate of traffic volumes. 3.0 EXISTING CONDITIONS 3.1 Existing Circulation Network The existing study area circulation network consists of a freeway, arterial streets, and local streets. The existing roadways that serve the project site are discussed in the following text. Interstate 25 is a freeway that provides regional access between the Front Range communities.The freeway extends north to Wyoming and south to Denver and beyond. The posted speed limit is 75 miles per hour(mph). There are six-lanes on I-25 south of the project site. To the north there are four existing lanes and two additional lanes are under construction.There is currently a full-diamond interchange at SH 7 which provides access to and from I-25. Both interchange ramp intersections are controlled by a traffic signal. State Highway 7/Baseline Road is currently a 2-lane arterial that provides access to and from the town of Lafayette to the west and agricultural uses to the east. Just east of the I-25 interchange, SH 7 splits to the southeast while Baseline Road continues along the eastern alignment. The resulting "T" intersection is controlled by a stop sign on the SH 7 approach. Washington Street serves as a frontage road traveling north-south along I-25. The 2-lane collector roadway provides access to'the site. The posted speed limit is 35 miles per hour in the study area. Stop signs control the Washington Street approaches to SH 7/Baseline Road. Weld County Road (WCRI 11 is an unpaved collector road extending from Baseline Road north toward Dacono. Along this alignment, York Street extends south from Baseline.Road to Denver. 3.2 Existing Traffic Volumes Existing traffic volumes at the 1-25 interchange with SH 7 were taken from the Colorado Department of Transportation traffic volume dataset. The most recent available annual average daily traffic (ADT) counts presented on Figure 3 show an ADT of approximately 65,600 vehicles on I-25 near the project site. SH 7 currently carries 12,000 vehicles per day west of the interchange and 16,000 vehicles per day east of the interchange. The other study area roadways serve the surrounding agricultural areas and ADT volumes are estimated to be low, less than 3000 vehicles. 4.0 SITE RELATED TRAFFIC 4.1 Trip Generation To provide a preliminary evaluation of the proposed road network with the site,traffic volumes were estimated for the 257 Project. To determine site-related traffic volumes,the rates contained in the -- 257 Property 2 TransPlan Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 Institute of Transportation Engineers(ITE)Trip Generation Manual'were applied to the proposed land uses. Table 1 provides a summary of the site trip generation rates. One of the benefits of a mixed use development is that there will be a percentage of vehicles on site that will patronize more than one use. This is known as multi-use trip making and results in a reduction in the total number of site trips. For example a resident of the site driving to an office on- site creates only one trip while two trips would occur if the resident worked off-site and the office employee lived off-site. A multi-use trips occurs on-site,but does not effect the external roadways and site access points. The multi-use trip percentage varies for different land use types and sizes. The proposed mix of uses at the 257 Project site includes a significant amount of office development and residential units. A smaller proportion of industrial and supporting retail uses are proposed. To account for this distribution of uses,a multi-use reduction of 30 percent was applied to the retail and residential uses. A 20 percent reduction was applied to the office uses and a 10 percent reduction to the industrial/warehouse uses. The percentages are also shown in Table 1. Based on the trip generation rates and accounting for multi-use trip making,the 257 Project site will generate approximately 70,000 vehicle trips per day. While this analysis evaluated average daily trips, peak hour site trips were also calculated for reference. Using the ITE peak hour rates, an estimated 7,300 trips will occur in the AM peak hour and 8,050 trips will occur in the PM peak hour. These volumes indicate that the peak hours comprise 10 - 11 percent of the overall daily traffic volumes. As traffic volumes have increased in developed areas of the Denver metropolitan area,the peak hour rates have decreased to between 6 and 9 percent of the overall daily traffic volumes with the peak hours extending over longer periods.With the proposed development shown in the Subarea Plan and the long-term projected roadway volumes,a lower peak hour percentage such as 8 percent is likely more representative of traffic conditions. The I-25 Subarea Plan identifies a transit center to the south of the project site and a number of trails in the site vicinity. Over the long-term, the number of vehicle trips to and from the site will likely be reduced as alternative travel modes such as transit or bicycle/pedestrian paths become more convenient. At this time, no reduction in site traffic has been taken for alternate modes, providing for a more conservative analysis. In addition to the proposed 257 Project Site, there are two out parcels, designated on Figure 2 and Parcel A and Parcel B. These are not currently part of the proposed project, but are located in the transportation study area. Projected trip generation rates were estimated for these sites,based on-the same densities proposed for the 257 Project, and the results are also listed on Table 2. The total projected average daily traffic volume for the study area is 93,000 trips per day. This volume is consistent with the projected trip rates in the I-25 Subarea Plan for Transportation Analysis Zone (TAZ)1568(83,000)and a portion of TAZ 1567(10%of 97,000)that encompass the area evaluated in this study. 2 Trip Generation,Institute of Transportation Engineers,6'"Edition, 1997. - 257 Property 3 TransPlan Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 4.2 Proposed Road Network The general development plan for the 257 Project site reflects the road network proposed in the I-25 Subarea Plan. In addition,the site proposes the construction of a collector roadway to provide east- west access through the site. The proposed road network is shown on Figure 4 and a discussion of the improvements is provided in the following paragraphs. Interstate 25 will be a 6-lane freeway in the vicinity of the site once the current construction is completed and no additional improvements are planned over the long-term (Year 2020). As development occurs in the area, future plans show the reconstruction of the existing interchange by others to provide a partial clover-leaf configuration. Washington Street(the existing frontage Road) will be relocated approximately 1/4 mile to the east in conjunction with the interchange reconstruction. An additional north-south arterial road (designated in the Subarea Plan as Frontage Road)is proposed between I-25 and Washington Street to serve the Project 257 site. The Subarea Plan does not identify a future road cross-section for the Frontage Road,but projects a 4- 6 lane cross-section for Washington Street. While portions of the Frontage Road or Washington Street may be constructed prior to development of the 257 Project site,it is expected that the majority of improvements related to the Frontage Road and Washington Street will occur as the adjacent sites develop. State Highway 7/Baseline Road will be expanded to.a 4-6 lane cross-section near the interchange with I-25. Current plans show that Baseline Road will be terminated at the interchange. SH 7 will continue along the existing alignment toward the south. To provide an east-west corridor,Baseline Road (also designated as 168th Avenue) will continue from Washington Street east. Weld County Road(WCR) 11/York Street will be improved to a paved 4-lane arterial over the long term extending both north and south from 168th Avenue. As adjacent sites develop, or sooner,the alignment of York Street will be adjusted to provide a standard four-way intersection and the existing off-set segment will be removed. An East-West Collector Road is proposed near the midpoint of the site to facilitate travel between the site uses and provide another east-west route through the area. The road is proposed to extend from the new Frontage Road to York Street as a two-lane collector road. 4.3 Trip Distribution and Assignment The estimated site traffic volumes presented in Table 1 were distributed onto the adjacent street network based on existing and anticipated future land use and traffic patterns in and around the study area. The trip distribution percentages from the I-25 Subarea Plan were applied to the site and are illustrated on Figure 5. 4.4 Site Generated Daily Traffic Volumes To provide a conceptual evaluation of traffic impacts related to the development of the 257 Project, the daily site generated traffic was assigned to the future road network based on the distribution 257 Property 4 TransPian Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 percentages. The traffic volumes estimated for Parcels.A and B which are adjacent to the site,but not currently included in the 257 Project were also assigned to the road network. The resulting daily traffic volumes for the study area(257 Project traffic and Parcel A and B traffic) are presented on Figure 6. 5.0 LONG-TERM (Year 2020) TRAFFIC CONDITIONS 5.1 Year 2020 Traffic Volumes For the purpose of this study, and to provide a conservative analysis, it was assumed that buildout of the 257 Project site will occur over the next 20 years. The I-25 Subarea Plan forecast long teen background traffic volumes for the Year 2020. These volumes included traffic projected for the 257 Project site and adjacent parcels. To establish background traffic volumes for 2020 with out the study area traffic, the volumes presented on Exhibit I of the Subarea Plan were adjusted. The resulting Year 2020 background traffic volumes without site traffic are presented on Figure 7. The total Year 2020 traffic volumes were generated by adding the study area generated daily traffic volumes on Figures 6 to the background traffic volumes on Figure 7. The total 2020 traffic volumes for the study area are presented on Figure 8. 5.2 Year 2020 Level of Service Evaluation The purpose of this preliminary traffic evaluation is to determine if the identified road network will support the proposed development density and to highlight any major transportation issues. To appraise the capacity of the roadway network,the following daily traffic volume thresholds from the I-25 Subarea Plan were used: • Freeway 20,000 - 25,000 vehicles/ lane/day Principal Arterial 8,000 - 10,000 vehicles/lane/day Minor Arterial 6,000 - 8,000 vehicles/ lane/day The study area roadways were evaluated using these criteria to check that the number of lanes proposed is consistent with what is required. A summary is presented below for each road. Washington Street and the new Frontage Road The new Frontage Road and Washington Street will serve as the major accesses to the project site and the projected Year 2020 traffic volumes consist primarily of site-related traffic. The proposed four-lane cross-section will support the projected traffic volumes with auxiliary lanes at needed some locations. A significant percentage of traffic will access the site from the south or via the I-25/SH 7 interchange and auxiliary lanes will be required at the intersections with SH 7 in order to achieve acceptable levels of service during the peak hours. Near the intersections with SH 7, the Frontage Road and Washington Street will need to be widened to a minimum six-lane section to provide an acceptable level of service. 257 Property 5 TransPlan Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 Additionally,left and/or right turn lanes will be required at major internal site access points. These locations will be determined in a more detailed traffic analysis prepared once individual land uses have bee identified. As individual access points are being established along the north-south roadways through the site, consideration should be give to spacing full-movement accesses at the 1/2 mile and 1/2 mile+/-600 ft interval. The access interval may need to be adjusted based on parcel limits, grading and drainage considerations, and the proximity to the high-volume SH 7 intersections.Additional right in/right out and 3/4 access points may also be needed, depending on the individual developments proposed. These secondary accesses should be.located to provided adequate offset for deceleration and queuing. State Highway 7 The projected traffic volumes for SH 7 can be accommodated by the proposed four-lane cross- section,but the volumes are approaching the threshold limits in the Year 2020 with the buildout of the 257 Project and estimated background traffic. With the buildout of the area, SH 7 is designated as a six-lane arterial,but the wider cross-section may be needed within'V2 mile of I-25 by Year 2020 to provide an acceptable level of service along the corridor. The addition of dual eastbound turn lanes will be required on SH 7 to service the projected high volume of turns onto the Frontage Road and Washington Street. This improvement may require an extended cross-section for the interchange overpass to provide queue storage at the Frontage Road which is located near the interchange. Baseline Road West of the site, the projected 39,300 ADT volume on Baseline Road can be accommodated by a four-lane cross-section. The projected volumes are approaching the listed threshold for a four-lane arterial and if the ultimate six-lane section is not in place by the Year 2020 within 'A mile of I-25, the road may experience congestion and a poor level of service. 168th Avenue The projected traffic volumes for 168th Avenue between Washington Street and York Street are at a level typical of collector roadways. The two-lane proposed cross-section will serve the estimated 12,000 ADT volume. York Street Over the long-term,York Street is expected to serve as a major north-south arterial connecting the project site and areas to the north with E-470 to the south. By Year 2020, a four-lane cross-section is proposed and will accommodate both background and site traffic. Dual left turn lanes may be required on York Street at 168th Avenue or the east-west collector to serve site traffic and provide an adequate level of service. East-West Collector Roadway To provide connectivity within the 257 Project site, an east-west collector is proposed near the midpoint of the site. The road is proposed as a two-lane collector which should adequately serve the estimated 5,000 - 10,000 vehicles per day projected on the roadway. It is expected that auxiliary lanes,such as a center turn lane,will be required to provide an adequate level of service at individual site access points. 257 Property 6 TransPlan Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 Interstate 25 The interstate is proposed to have a build-out cross-section of eight lanes,with six lanes constructed by Year 2020. The six-lane section will accommodate the background and site volumes projected for Year 2020, although volumes are approaching the listed thresholds for a freeway. The reconstruction of the interchange will be needed to serve the traffic associated with the 257 project and surrounding developments. 6.0 CONCLUSIONS AND RECOMMENDATIONS The 257 Project proposes a mix of residential, commercial, and light industrial uses on approximately 400 acres located to the northeast of the I-25 and SH 7 interchange. To provide a conservative traffic estimate, this study evaluated the development of 3,000 dwelling units (the maximum pemutted), 4,000,000 square feet of commercial uses (70% office and 30%retail), and 1,500,000 square feet of office/light industrial uses. The site is estimated to generate approximately 70,000 vehicle trips per day,which is consistent with the projections in the I-25 Subarea Plan for the area. Existing traffic volumes on the study area road network are low as there is little development currently in the area. Volumes on SH 7 are approximately are between 10,000 to 15,000 near the interchange with I-25 and the freeway volume near the site is currently 65,600 vehicles per day. The proposed long-term(Year 2020)road network in the vicinity of the 257 Project site includes the six lane cross-section for I-25 that is existing or under construction and the reconfiguration of the I-25/SH 7 interchange to a partial cloverleaf configuration to address the anticipated area traffic demands. Other planned improvements include the widening of SH 7 to four lanes, relocation of Washington Street and widening to four lanes, and construction of a new four-lane frontage road. Development of the 257 Project site will include a portion of the north-south arterial improvements as the adjacent sites develop and the construction of an east-west collector roadway extending from the new Frontage Road to York Street. The preliminary traffic evaluation has shown that the proposed road cross-sections will support the estimated traffic volumes based on the roadway thresholds listed in the I-25 Subarea Plan.Generally,the roads are expected to operate at acceptable levels of service with the addition of auxiliary lanes at higher volume intersections. This preliminary traffic study has evaluated the adequacy of the proposed road cross-sections to support the 257 Project and the background Year 2020 development. The study showed that the site's development density can be supported by the proposed road network. A more detailed traffic study will need to be prepared evaluating peak hour intersection levels of service and recommending specific intersection improvements once more definitive land uses have been identified. 257 Property 7 TransPlan Associates,Inc. DRAFT Traffic Impact Study;TP-97164 September 6,2000 TP-97164 257 Property 9/5/00 Preliminary Traffic Impact Study • Table 1 -Trip Generation Estimate - Multi-Use Average Daily Trips A.M.Peak Hour Trips _ P.M.Peak Hour Trips Land Use Type Size Unit Factor Rate Total in 1 Out Rat Total r In rout Rate T Total-1 In I Out 257 Property Retail 500 1,000 S.F. 0.7 40.67 14235 7116 7119 1.22 427 256 171 2.59 907 435 472 Office 3500 1,000 S.F. 0.8 11.01 30828 15414 15414 1.56 4368 3836 532 1.49 4172 700 3472 Industrial 1500 1,000 S.F. 0.9 6.97 9410 4705 4705" 0.92 1242 1094 148 0.98 1323 162 - 1161 Residential 3000 DU 0.7 7.72 16212 8106 8106 0.60 '1260 260 1000 0.78 . 1638 1073 565 co Total Site Trips 70685 35341 35344 7297 5446 1851 8040 2370 5670 Parcel A Residential 3000 Dl1 0.7 7.72 16212 8106 8106 0.60 1260 260 1000 0.78 1638 1073 565 Retail 40 1,000 S.F. 0.7 40.67 1139 569 570 1.22 34 20 14 2.59 73 35 38 Office 350 1,000 S.F. 0.8 11.01 3083 1542 1541 1.56 437 384 53 1.49 417 70 347 Parcel S Industrial 325 1,000 S.F. 0.9 6.97 2039 1020 1019 0.92 269 237 32 0.98 287 35 252 Total Study Area Trips: I I 931581 465781 . 465801 I 92971 63471 29501 I 104551 35831 . 6872 971641rip9en-Top Generation FREDERICK . SH 52 1 I DACONO / / in / N c4 CC PROJECT 0 SITE I ci I { l ! cR a z / J Z 0 1 GARFIELD RD. 1 CR 6 J ERIE s rr = U U .2•;14,/, CR 4 %iii , �...r/ rf' f� • �/ /%el yam% %,r G7 .,�,y , f�� Baseline RdJ SH 7 '` ,f„�"',`r1 >.- 168th Ave csy 160th Ave. ) SM 7 TM / J C 1 I• .4... 1 Proposed E-470 . VI I N .1 O N `. \... € 1 144th Ave. 3 T /` II I I 257 PROPERTY PRELIMINARY TRAFFIC IMPACT STUDY • TRR/75PLR/7 VICINITY MAP __ 71E/RTES./nt Consulting Engineers Scale 1"=6000' ` Dote 8/29/00 {Drown by RAC ' Job # 97164 IFigure 1 9 1 1 111 MUC MUG , = I VARIOUS UTILITY EASEMENTS 21 100' PIPE EASEMENT . U • MUC MUC } " Ps s �, '�:: �, DRAINAGE D ` \, , jitT0H 1 1 MUC y MUC ,�: E ,I NI \ \ r r I oz �' \ N LL l MUC MUC „ r MUC ." I - ,,; :, ,,, ,v, E 1 MUC \ ',..,\ MUC ;,`; ` , ;\��•/.: \\\\\\\\. (Outparce1 A) �.MUC • . MUC •\ \ (Outparcet B) \\\ �.ir E imr ,\ • 168TH AVE. DISCONTINUED 168TH �i.. KEY I-85 INTERCHANGE r\ \ MUC=Mixed Use Commercial ----., ) IMPROVEMENTS WASHINGTON ST. E =Light Industrial Office/Warehouse REALIGNMENT PROPERTY PRELIMINARY TRAFFIC IMPACT STUDY T RnsPCRn ZONING PLAN 47P257 0C/RTE5Int. Drawn b RAC Job # 9%164 'Figure 2 onsultfngEngmeers Scale 1".'000' Dcte E/31/00 by 10 m rn g W / /%!/:.., • ,"•„,; .';',,::,:,..2:',6l/..• //. CC Si ..; �///1,/'/ r cn _v • /:%:: 1 I /1 f. , •j 'ii%/tom %. /• /7..:;4/. /% ,/,1i/,,,, /• �/jb'. ,'/�I.;:•,.;fi /••t/;/'/ , t / i,::': 65,000 •/,%,/;,,,,./.,..,,,,....:,,,,,,/,,,,,,,,,,,,,,,,,„ %///t;:M , f' � .:-, : , PROJECT ' /�/ - ...... %ii ��;:• ':• �%• SITE �/ / .,:.• :>• , l� KEY ,. :, .. „ '%ice / • • , 1, iii• `j// :•:�i.��/!%!i',: / i/ 1 /fi /i:.;'•... ./: Average Daily Traffic Volume f; . •: '%:' "%! < /;/ i0..•• /./ • !:: :;, .;;,4. . (vehicles) E.:::::,:.„ ,,,-,,.//,/..-/,, ▪ ,• ; , j: / �,.' : l wy://./.%,//./7,; 14-. ..c.-• ai-- I Baseline Rd. (SH 7) /i \r-�I im • ,/arisiiimirir. I 168th Ave. .......-0.- 12,000 16,000 sy a } c▪o 8 E L to i6 S.H. 7 160th Ave. T rim° 257 PROPERTY PRELIMINARY TRAFFIC IMPACT STUDY rAATESlI7 EXISTING TRAFFIC VOLUMES A530CiATE.�Inc. Consulting Engineers Scale 1"=1500' l Date 8/31/00 _Drown by RAC [Job # 97164 Figure 3 11 , i f _ _____ _ _ 7 If in 17 IE NI CO CO c 1 II I I l0 ••~•� _ r rrr.- I r I Q I 5 U _ I 5 2 a 4 4 ,-, ,I r _ _ 4 ! 1 ! 1 J 1 • I ri ‘1 1 - _.._ I 168th Ave. 4-6� Baseline Rd. (SH 7) 2 , f , 4 4 sy...‘ tij 6 } y KEY O • c ® Total Number of Thru Lanes L Cl) ----- Road Relocated ,,_` 160th Ave. 3 SH 7 Ti- I 257 PROPERTY PRELIMINARY TRAFFIC IMPAC- STUDY WC/RTES./1X. R/75 PROPOSED ROAD NETWORK Consutng Engineers Scole 1"=1500' 1 Dote 8/31/00 Drown by RAC 'Job # 97164 I Figure a 12 • N 15% 10% N • I• 0 v; co I c o I 5% LL. �I ! a o • --_ - - --- 1 I 20% ° PROJECT...] I I U Co SITE s o L \MIL �� ,M= • . ._ i S. _11 . � Baseline Rd. ,� - _ 168th Ave. 10% 1 5% 10% 'Ni % 15%/ / I � 1c O 12 \`2y� 5% � � }0 -� L •u �, co 257 PROPERTY PRELIMINARY TRAFFIC IMPACT STUDY rRAn5PCAn _ TRIP DISTRIBUTION A55O /RTE. /nc. Consulting Engineers Scale 1"=1500' I Dote 8/29/00 'Drawn by RAC [jab # 97164 'Figure 5 1 � r 9,300 N tr cc N - I a Project Site in 0 14,000 1 I / -6 LL ..9. 1 r 1 m - — — -- 1 it 3 1 18,600 1 4,700 5,600 1 1 9,400 H 1 7,000 ik 1, 23,200 c- -- - 34,800 , Parcel A if. Parcel;B , Baseline Rd. (SH 7) �` �- — --- = - - 168th Ave. +� /f 7 000 4,700 9,300 • '4,700 9,300 s 14,000 ti-, tri 4,700 >9 tri v) c cg 160th Ave. SH 7 T 257 PROPERTY PRELIMINARY TRAFFIC IMPACT STUDY 7115:H/75PLfN7 STUDY AREA TRAFFIC VOLUMES HSSOCIRTE5.Inc Consulhng Engineers Scale 1"-1500' % Dote 8/31/00 I Drawn by RAC 1 Job # 97164 I Figure 6 14 if I i - tn -16 U CC N _ 1 a tri to cri 2 C }O �` ao I I c I w 1 _,,,I...�.. 1 1 t 14,300 2 120,000 -�2 1 1,700 5,000 `� 4 ,� — . _ ,it 4/• 2,000 1 t Baseline Rd. (SH 7) I 4"6J 1 9 2 I 168th Ave. 4-6 - _ 30 000 22,000 5 0O0 1,300 14,700 10,300 4 4 s 133,000/ -5- tri 4 \20,300 } 6 it, g to L N tC 3 160th Ave. I SH 7 7T i 257 PROPERTY PRELIMINARY TRAFFIC IMPACT STUDY Rn5PLR inc. n 2020 BACKGROUND TRAFFIC VOLUMES r:CIRTE5 onsuting Engineers Scole 1 500' I Dote 8/31/00 !Drown by RAC I Job # 97164 I Figure 7 15 • 16,000 14300 . ma ..i. i 1 cc N ci _ 1 c 0 o C I co 1 19,000 139,000 -�» 2 7,300 • —o -0.- 11 ,000 r--4. 4 I • 36,800 I28,200 Baseline Rd. (SH 7) ` 1— mairanami J 168th Ave. 39,300 38,000 12,000 6,000 \\ 24,000 i 15,000 akfa 147,000 �y ut 6 C--) 25,000 r ail \ of \ j c i co 160th Ave. I SH 7 TF 1 j raw 257 PROPERTY PRELIMINARY TRAFFIC IMPACT STUDY r'��"$P�`�� 2020 TOTAL TRAFFIC VO R55OC/ArFs,mc. L U M E S Consulting Engineers .Scale 1"_1000' I Dote 8'/31/00 I Drown by RAC 1 Job # 97164 I Figure 8 16 2 5 7 L AND P . U . D . P L A N A M E N D M E N T �( :C{'1 COVE !� SHEET a.Na \\ EL CUNTYy COLORAD PROJECT SITE SHEET 1 OF 6 LEGAL DESCRIPTIONS SEPTEMBER 6, 2 0 0 0 / f ME PARCEL"A" PROPERTY OWNER DESIGN STANDARDS 5]LAND LLC ' The nohl2ofna s w leaf Secim 36,Town.iPl noth,R 68 west of Rodin Lang,Prescient LLC properly will be Deayn5mltlada lQ dewlapnen[ofboth pivot and pudic erect of25JLPNU _ the6"pm Weld County.Colo..aStudentw4l bbeused ntle�rewewy b t vet the the C5ubaea%m The Oeagn e Step 0 010000 y ryatime lof e Site Development "..� l Errepicg thenefan tattoo.,lad mnaeyedb 3emrrn,0Rmnssida�d non.The Design Sfndatls shelf heomiastadby meC rye / 4 ■� and aMresermrwTPien byng mere tremarly July Snows:223 County of Weld andak re odd 1adalam bamg.0.epark corded e®anb.6inBo: SIGNAGE AND RELATIONSHIPS TO MUNICIPAL 500%,g at a pant fromwhid,he see corner ofedd sect.m beers Sam The timing 0nstument was aemawledged before me this!/soy of SIGNAGE CODE 54°56'emt 3196.00 fcetdstrnt mot ales: 20_,by Witness ray hand and efface 7� 0 Thencenoth 25°W west 3Opet The di th tithe G257 els regulated Cby*1 00y 19 refec4NeDesgn Thence eouh 841,1]west 118feet sea.My Commission expires 9ooge aYa^ 3 _ thence cork 25"01 west 334 feet Sfmdard9 of41e 1-255ub a2n Plan regAamd by Me City Sip Dev9gmnlPlan Thence soot 14.32 east 292 fret approval process. 4 Then.scut 49.24'east 93 feet LAND PLANNERS&ENGINEERS Thence mill Br 48 east 119 feetnerre a less to the dace ofbegnning. SUPPI FMFNTAI ENGINEERING REPORTS Lana Planners, Civil Engineer: ATM doc ewrep0ng haetonha trotofland.n1eyeeb he state Highway 20,1140,Inc Martin/Morin Ina Prdininay Drainage,Utility,SAN.0 Tr08c Sides have been approvedfo / Comds0m 01001000.fa the use and beneft of the Department ofHit.ays F002 Cannon,A.I.C.P. Consulting Engneers 257 LAND LLCM the PUB and aresubnitted b the City under of the sot of Colorado,by inatunentre.nled July 51953in Book 1359 w P at 1250 Bannock Goy At Therms Th P.E. ref separate MAP Pags614 sad tactaland being rmepafalalydeeviheeakfllows Denver,CO 80204251 Kipinq ow.tle dl be incorporated herein. Seaming a[o paint.the...line of the n.w.,Rofbe o0613ttn whim 303.5>+..0�3 W Kent Ridge,Cdo-ado 80014 NTs E) mes,w.corner or ode Secim 35 bears swh err 29'30.'west 1327.7 feet 3)'3.431.6100 PUD PLAN NOTES, I. Thence along the south line of he 1.3.1/4 sew.,/4,nab 8T%'east 48.4 feet 1.1 This Plmnetl UnitOe 00003 pan or any phase hereof ay rev..by 2. Then,clang he ace(a art.,b helafto dstnce.90.00 feet Me Transportation Engineer he City Caaal ifs alt de1cpmentp.is no'olO of his 141 City of modus of which erahmolagth of 5833.00 tetanal alma.of whim beers Transalon Associates Broarlfdd with,foe leas Semi.dot ofopprovd of NS P,U D.den be at 00.46 amt SOLO feet Ronald J.Hansen,P E he City Canal 1 Thence norm 26•,4 wret11,.B feet 1115 W Suite 211 4. ThenceThencedig the e.ln9hlorwayl'ne of the pnesentli gnway.smm W° Boulder,.Odon0 Cdorado 90302 2)Any Sit Oesdopnmt Plan sAmite 5.yearn.of lend le,410include,n his LEGEND 20 west 1921 tat more or�,to the panto,beginning. 303.442.3130 PU,D pan willndude aill toe 0841 St Plan(conceptual Ie.)°,be •r— mire properly looted satin the aReai:d tract sI 11 ", PROJECT INTENT 30 The aeaeo5d and.own on ACCESS 0,ER0 3 AND REIAne0sHP To a outage be den ere to rmeo,l End emu ' PARCEL'B' rooPTEOc1yPtu+s ta:1s. determined byvregstree s,r.eyvahe ime animal dating PROPERTY/LOT LINES the asn.wp NU0 Am.wmcentwwree0 exam..105300 b.mw..M,1, 3/ 3% CONTOURS Thatpa of o,b,doan 35 and�,iowndtDl nath,Rm9e E0 westofthe6n nix waucoraN130in Lee,of1reawedaoNa Ran anm+es Ste HM Rm Ilia 4.)Tha PrepeCretl stare DR...atlas are mid iambs 1.I ...SITE CONTOURS pm,desaibetlas fellows: Plan 030130 nea.:esaler of on 0160,.insole,.of land 0I300 nn. Pa open arses I 1 t ---DISCONTINUED OR VACATED ROAD amxm®P300 c nnt,no 2n.wOe mratesw0,Pass.1,sAlae. wim mtntenance access. I""` ,^,on — 1 —'ROAD RIGHT OF WAY Beginning at be sathwmtarner of new,4 of and Seaon 35,thence north CO SbawP oappd by n.cb&Browned D..rowl INA.ne�d in I y 1I�� degrees b oimufes 47 semnde east m an assumed being Jag he west line an rs ..ante none tea •� [a v TS mitre ,s. OPEN SPACE CORRIDORS of sae Seaton 35 A defame.125284 feet b the smhwestmner of a parcel Sub . .:..missive deign atnd..a guide Rm.eah APPROVAI S ) ��`{ I of land deeded b Weld County in Back 943.Page 564 dream aye g.n and drwmrene eau.ems ` 1 4, � Thence along the boundary of sad pace)as fellows 25k LW) me Uo-RPyEw Canted.Colic.. � 1, I 064011PE EASDIENi a n 0Weir83,3 Pan onat100 ed dais - .anew I ORNNOGE DITCH No.SL states ODmrutes CO seconds east 5L10D feetTh °we°y'y rokn�&..SH Hers Ter 5ILMO Pap.b' eyrdlylmwe TksPUD%m erecartnmdad MgfgoW by to City ofBroanGeltlL.tlUse 1 Ise 011ne olso Seaton maa1te 4]temnW amt 11019Dpetbppointm ere _to 0031 1341 lb Pew Rewew c.msaern Iris_day of 20 ^`I P ^ Tencen.line asgd5es00n, b its haftuts mt..,up..d Po�s3 a® .�' 1 lr men.nom 90degre100m311.00 marts west sag me mid man One Ga.i.me,110nma,30000 This • fm. on. "- y (T edam,.150.00 Seib the nohweetmner ofedtl Sacf.3S ttmot.owes. :moues.dne rile Mee Pl. • t 1{ - _ Thence north DJ degaesl 6minute 27 seconds scat day the west line of he 1.252 PUD PI Eonaa3ns elaa,.dmn Oom:mm w 00.4 Use chd0101 safety _ _ smh 12 of SW 1/4 of and Seaton 3,a de...132316 feette he npkanme z.eaetk4 mtie:amblmopu,va amwestmnrotsadswm1,2 IOn a.w.t F" am ,06,1..Sala,d6o00 dx.dird R�wt 44rtmwrt,0,0,0,0 PARCEL,A Ia 'PARCEL B _ g Then.S.n69 degrees 59 minute 11 won.eoat amp te no.r.er Nw pdwam�b tycanmc timfo '; - daouhl2of me sew 1Afadalnm of 262S.Al pet.the namwestamo vo.,daap..188.Avwue Ills and Lebow no INN*N.."nwei.rybn II 1, of mum l2aawl/4 065 EmatmwnJ.Mee g.wdybard m M fwd aemeaaame This PLO Plm is ceooved and aepttl by the City Canal.BroonMNd, __ PMre.d weiw3tr.Sbetto 00 T.Sins...Conbflmt Ill Ira... I Thence sour CO degrees 09 minute 02 seconds west 000,...lino of Cdo.a Lie_tlayaf ,2L �.. ¢ € 1 Sdtl a,h trzoibe es.,n edam«on 3z,J6 t.tbne nahlamna- lei 1ww 03*81ea0wW af1ed0ww�er„ Lase-a 'orsad 5«dm 35 smn`�e.,0�g.'.wrntgal pa.Xis Flax own Pi*cr.amwd ::aP <..wm •WTCIXlE �• �, — — r yATCH1NE— Plena,scut CO degrees 16 minors 51 sec..west along be eosin of ,0retal mdn'umnlofbmtvereg =TV,'r.'74s P. Mayo Olt.. said op.,Af of sadLeci.35,ademnce of 132730 tetra the nanweat eSb04 Mo t.dwe,o0t,4 rajwtlbafnvta rot merit mveeirt.ih ,\ _ caner of said Stahl 2 001148 a aid Seel on 35. ne ax3wmwtFlw 0,L te955waeaFm Clerk and Recorders Cerffcat F,-22"E'''• .. 1 _ Cc Thence nods 88 agree.59 minute 55 semnda east al.g',env4lineof Lao *I,.. said scut l2 am lea rid Secim1,3 a 006 4006800 feet .4141..ape.c^nm.nrne Witham p0,mym scot ofcdaado ,' /M1mcenorthW IJOmnubs00 eeosdse.todsmm.or 26200 feet ^'m % �P� 's°e'n/srm� a«�a�taao cantvofw9a NaP rensin.],1 th Thence nort89 59 minute 56 smarts amt a ds�ceof325,00 feet .came. u 0, kgeaptam.tlwal.. 'n 3, Thence south CD degrees CO minute OD seam.west a dstace on warn pet I 1 y -�-Y too print.me nerthlne of and 0.01,/2 ofne.l lkTheme IHeabymtfy hatmsinstumentw.fled.record in nyo8ce of cis...2425403 89 bth000te5t comer ed dig 12 often fnea DEVIATIONS FROM THE MUNICIPAL CODE 55 H/�C �__ I �,, dsmnceo1204 314,8 mtlerlamaas[ammofmdsmfil2ofinene.lM o'tlakmtis der of 2) p.'sdulYremtl.indm IMRO NTS \ ]� T. f - Then.sou.lAdega.0.lmnuba 55 semis west dig Me.tl'ne of OevMgxrentstondada fir Nepropctae pmp.ed under PUD proeemsm \\ -1 and sect.$a defnce of380104feet m a pant mow inn...rpsaapment and ere mrmstent 411 generally accepted ' Thence nom90 degree ODminuts 00 seconds west paellei with ne sou. smndamt Turret),oXce,a.mxedvse development.Thepypsetl Mn Film Na ail �'; LUTH r._�`Z. «sde5ecti.S,adsmne of„fi,W bet / 'lI • , Then.norm 51 degrees 36 moots CO seconds west 556.03 feet abmdada.d...ens are: E.st �/ \\ 'i ERAN ' Then. 53E�essa nen..W seconds west feet ,62512011238240Open Space at Dedmpd Pu9CLald Required Pd.. eycleaa9.msw Devatms tan he Braordeld Maidpal Cads maybe prow.if I \\ 13''PARCEL C^I Thence nom eadegre100 minutes CO seconds west 30800 feet ea.ndad,d alt dews proposed Pk // I• \ g5CONi6RIED 768TH J -____ ^ Thence nom 56 degrees 49mnute aO seanmwest 136.68 feet b a pdntm pnerrtp.Cmddwatmw be gun to requested 169TH the waste line of Sens 1AofmtlSecim 35 sewatmsfamapen aeon and hdoRtlpud'c.c1 retirements trough \ I steptandseduse rcial prosion Ic mdl'es.As a O.W4 PARCEL C d.mfau8ayindude a,0,items 93 me sego.'530th mdda,pak0P. SHEET INDEX ) secs,Imds'%yed en*pahres,adieu.wale,dazes,pen spore Sheet,of 6 Cover Sheet tote of recorded Ettmpim No.146]-351RE1Al,ha pat me 5E l,u arR1O1eA1en4aoNegmtlana Wuode caneiderafms®gryowe by me �'��TON f�0 II71FNI being aP rye Dewat.86aneiry of Broomfield stn..street oossmcf.s oust Sheet 2 of Site pan and Land Use Dot,parts 1-55118 AN) of Section 35,Township l Nom.Range 68 W ego(the6P.M.,as per the map / recorded July 28,1993,in Book 1394 atReyt.Na.23431]2,County of Sheet of Site pan and LantlUse Dam port' Weld,sip of Colorado OMISSIONS_ Sheet 4 orb Sit Pan and Lane Use Dam part 3 All other developnant...Bads or regdrenenb,o any questions which night Sheet of Non-Sehicua Circulafarm,Open Spars,and Typical �,�'�� `^ se regaling o mndfm o1 v.:on-erg which has not been.iapatd,a antls.pe Plan mtl Se lions ✓L`J, LAND DEVELOPMENT PLAN o .0o sere caPp dcislm6`�417oIteea«s willea unlepmatcm`.tmmbof Sheet sofs VehicularCirculators and Typical Roadway Sections 1250 Bannock Street I s11 Zan 000 Deccan,Colorado 80204 75 330.1.60.00 3 Pas. .B25.04BB _ 2 5 7 L A N D P . U . D . PLAN AMENDMENT SITE PLAN AND LAND USE DATA, PART 1 WELD COUNTY, COLORADO SHEET 2 OF 6 SEPTEMBER 6, 2000 MET NOTES 1. The acreages calculated are shown on mu 'Cr me aPWoume.flmn«t ones Y \ \\ \,'` ♦. tme offin as ay o regietme.swveyar°i the 2."Preferred"lond uses ore proposed os noted on o drown,seel Otherand-u land uses ore also Mowed,see land-use Mort-this • Page. I 1 neuron,Open Neal shown me L —'-- =Pettro'nd I«obwY vary n Pr ed fut.Washington St �`� a — — 4-r«aYp9asm�enls:the c.I°P gt, ttr YL-knP. me sfiom for 1 ♦ tubre reference /� (14 5 If vry Pmhan of I6BU Avcaue ` Ridcaroms oreto pe nee future, r y 7 r — said the samemcandLons zoned P V.O. �I I : " 6 entitlements n huh.tracts Adrghl of vey Ives nthm the P U.O. CD 1 �}�I I l nmmy°nd me mro.etl (!T LOCATION MAP NTS mm`gnen,m fiMPM6 t. O wI I l O !t 1:I . O and mPnmum the general is are �' 7 M-U:C•.¢[i-__ M.U'.C. 1! 11 M.U.C. provided 400e. mdewoamenrrrosne X19.66 I ! _3$.65 1 1,13.10 `Jat edoo�;`, .7-1,1fa≥'nb r,�I Zn _ Oiii. 11-:,1, maintenance access. �I' !' 8.(t�'Nlcm()`See Neo rkcess`to Troclsp"1 "' O.P.3.72 I! LAND USE CHART j4 OP. l'it,---1,„C). G'P. 1 06 �_ AP,PREFERRED ,Q g_ g51._ {_,..,,,.-.....1 VARIOUS UTILITY ALLOWED CI EASEMENTS ? g - M.U.C. II' .76!.14411--1---______, 1 ` s n 7 � 25.80 �T I100'PIPE EASEMENT P�,BRe, 11$ .g LL i- ! i n'" M.U.C. r� ® ' 'i sj ©9 I DRAINAGE DITCH TRrcT Area Land Use W re : =`f 16.63 r 1 .i .a LEGEND Tract, 19.66 M.U.C. P A A A A 0.4:1 fl ;II'11.:,-;;.k— Tract 2 13.10 M.U.C. P A A A A 0 4'1 1I Tract3 4.83 MUG. , P ' A A A A 0.4'1 I aP. — '' ACCESS Tract 4 4.83 O.P. P 0.4.1 y _..--".1.41)10.95-------1, - -----PROPERTY/I.OT LINES Tract5 9.53 OP. P 04'1 - --P.U.O.80UNDARY 'Tract 6 3.72 O.P. P 0.4.1 lO D.P I+ -• - 1 7 7I I :I - ---SITE CONTOURS Tract? 76.63 MAC. P A A A A 0.4:1 -------PROPOSED ROAD RIGHT OF NAY Tract 8 25.8 M.U.C. P A A A A 0.4.1 I I F 1 :. 'Tract 9 5.76 M.U.C. P A A A A 0.4.1 6.74' "'--- r r_4-- "'- PT.44.7 OPEN SPACE Tract 10 6.74 OP. P 0.41 El T { US Tract 11 10.95 O.P. P 0.4:1 1 , El © I . .- Y O PROPOSED ROAD RIGHT OF WAY Tract 12 3.72 O.P. P 0.41 �' - 1 - CC Tract 13 23.00 M.U.C. P A A A A 0.4:1 M.U.C. - , M.U.C. r i._, O Tract 14 40.48 M.S.C. P A A A A 0.4:1 III —y - E• J- 'Tract 15 19.39 M.U.C. P A A A A 0.41 40.48' x 19 39 65.07 Traat,6 8.16 O.P. P 0.aa M.U.C. I; NI i 23.00 4.... .....__..• - QI,A, if. Tract 17 65.07 E. A P A A 041 d. 31 YI _.0 Tract 18 20.99 M.U.C. P A A AA 0.41 ___ _ 1, Tract 19 6.39 O.P. P 0.4,1 I�1-17-17-'-'----- -j-5:571-------- - - _.- ',fit) Tract 20 20.44 O.P. P 0.41 Tract 21 14.19 MU.C. P A A A A 0.41 ii MATCHLINE (sheet 3) 1 " -tract 22 26.23 o.P P D4:, L - i Tract 23 60.80 E. A P A A 0 4'1 I, - :._.t.:,.. ^�I—'--MATCHLINE-- Tract 24 ,o.as M.U.C. P A A A A D.aa It.,---- ._. Tract 25 25.44 1p -- -" "- T 10.8M.U.C. P A A A A 0.4:1,. 4; --® 1': - - ® --- 11 -Tract 2635.90 M.U.C. P A A A A 0.4.1 NEE TOTAL 518.00 ac. NG�Rt005 TOTAL 578.00 ac. 1.1 Ne`s 6aaeregn«nl wine°Roved on 30,of the gross WC PM area nth a moan dmaty of 4a acing inns/one. 2.of Over lies,hens on the nt may de°I lend.=reef conditions,turn and The Iutne trhis pat tnns, �'�'� tlon or M emplI-25 Sue Area devtl°P 1N tease not currently evaluated 45cre H Nis PW A 25 LAN AN AND LAND USE DATA,PART 1 aI I oa 3� a ae°nmmu.,_zsswo-wn arnennasematnspor 0onpatm,1°their S caniplprentvy naWre t°tliv asµ°ymmt base and Nmsp°rt°dm p°Itnns. _ Ida I Den0 ver,Colorado 80204 Tel.303.571.0053 Far.303.825.0438 2 5 7 L A N D P . U . D . PLAN AMENDMENT SITE PLAN AND LAND USE DATA, PART 2 WELD COUNTY, COLORADO I I SHEET 3 OF 6 SEPTEMBER 6, 2000 —,--r..-..--,--r..-..- S Th NOTES F . 1.The adages calculated and shown on this pbn w osmoie Annexed acres W be determinedfftnal`bfi tarsal surveyor at the tens of eg rregisitere 2.no on t anal alms are a w area on Ural a see Od-use E uses also anon land-use cnan-m pone Open 3.NIC e n Mew shorn are y may vmy m \` �\ shape,nze amead aW.and Wootton. Proalpgo��e8 flare W0Nh9tan St. 4.rt-25 i'irta%wartsig t future reinmce. 5.5 WY owibw of 168Th avenue R.O.W.are uaw5W m on tahae, Irons are dI be za.M P"- (sheet 2)� LOCATION MAP NTS ED �Ibemntsasbudlean° entitlements w bAtloble Mods. 6 Oenght-of way nee wlhe the P.U.O. 14(sheet 2) 1 (sheet 2) ., �o®" wer°a andare se ,�-_' 1 _ '(sheet 2) 7�,,0aet monuments t,are (sheet 2)1; o: �— — ' '� r, Prede Creek am Bullfinch caR eors ore 18 M,U.C N' P�I`c I''e finw era h.:er" --MATCHLINE— r =_ , — — =—MATCHLINE-- mamt,wWeacc� 111 - - '20.99. i i = _ = 3 laeee ehawn an t6°pan n cWceptuah. '._.. C 7 O.R.0.24 Oypam Isee akn mcew m r.aam^I C:), {, � h l, r,../ `! ;" 21 .•�� v7 O.P.0.24 I ANTI USE CHART '" \ P-"PREFERPEo r 3 6 -g j i ' 20 44 ' ,,-- , a-ALLOWED M.U,C., \ -.3 I O5 MUC E y ar 10.85 �I 25.4 `"-)o i'�, 60,80 Pert«red € E A r`s FUTURE er.1` .\.c.\ LEGEND RACT A.ea Laaaw° . W s �3 , \ -V ' 26,2' I Tracti 19.66 M.U.C. P A A A A 085 I-25 INTERCHANGE !!1Tract 2 38.65 M.U.C. P A A A A D.aa IMPROVEMENTS ` �;r1-- ? 66655 Traal3 3.m M.V.C. P , A A A A 0.4:1 --PROPERTY/LOT LIES Trot 4 4.83 O.P. P 0 4:1 11 i i i I Y',...-/.-,, \ ---P.U.O.BOUNDARY Tract 5 9.53 O.P. P 0 4:1 1111 f O tI! .., •\'"\\ - -_-'-SITE C----"PROPO` \��\ --DISCONO`y:� -� IIgg,,��r� '\ t"4wm OPEN Tract l0 674 OP_-_-- '; O PROPODISCONTINUED 168TH F— AA A . 1,I I -- 168TH 1 Tract 15 19.39 M.U.C. P A A A 0.4:1 _ / l VU I�\ Tract 76 8.16 O.P. 0.41 // _-_ ) Tract 8 65.07 E. A A A 0.41 —IV/ I tact ttl 20.99 M.U.C. P A A A 0.4:1 /I Tract 19 6.39 O.P. 0.4:7 I I / Tract 20 20.44 O.P. 0.4:1 I I / s Tract 21 14.19 M.U.C. P A A A 0.4:1 / �' Tract 22 26.23 O.P. 0.4:1 /// Tract 25 60.80 E. A P A A 0.41 Tract 24 I M.U.C P A A A A 0.4:1 �-WASHINGTON REALIGNMENT Tract 25/ GSSTk ac. Il�j� '\\� 1.)a�ardtalderebament nine down on 302 of;he gore WC land area mu a maumim V al 40 base c'vITws 257 LAND SITE PLAN AND LAND USE DATA,PART 2 U.,Over T.ne,owe on m<saKorptan m haM,market cantons,Wa m<future vent patterns. sea in00 () areas donor ee employment25.Yea aneThe elm wese not county needled n tins Pn I�l appeotbn or the I-25 to t e eo Plan These a a.tra p nabs evaluated eased on nor 1250 Ba nwet Stn. roo 14o camgertmmrr none m the enporment base ale vaWpartaaW patterns Deemer,Colorado 80204 Tel.303.571.0053 Pas 30.4.825.0433 • 2 5 7 L A N D P . U . D . P L A N AMENDMENT SITE PLAN AND LAND USE DATA, PART 3 h'! ELD-COUNTY, COLO ADO SHEET 4 OF 6 SEPTEMBER 6, 2000 OVERALL DESIGN CONCEPT ACCESS TO TRACTS MAXIMUM BUILDING HEIGHTS The awdl design intent of be 25]LAND is to annex be Peopeb formerly Access arrows shown on he P U.D.Plan inriwe ad medal a.curb wt The maermum Gnldn Imo.as he Lurie.pa<d and ardM be P.U.D.Pim in ifs egret,b be general g nelghtpfmy commercial aresidmia Gdxedvse)kno consistent wit he dean of.I-25 Sub Arco Plan.The annexed 257 LANG is lomams m midpabtl tan anowdl Mspaba°aid drably planning se-ucexe and a the P.UD.property shall be J sties In oases where varied currently0.Indo PUT with h'ggbdlmdusesincluded Regional Support Ligpt standpoint Sped'caelessbeech toot will be paraded drably tan he roe tl upport massing speed design oansidevaons ueinmpaabd.he City may Indust..Industrial ant Resdenid devmbment included m,,eo.,e.,.end will systems as'madlyindcoed.Acted owes locoaae ant geaxtry appease bight allowances in axon..wit be Deage Stand of his Nan. of up b 37 dwelling sit per acre.This Hon pansies b annex,rezone and will be determined daneg defiled engineering posses and will be per City Bwldng heightis measured os be keleY deb.between Inc blowing print deva'ap he propetper theI)5 Sub Area Plat,os o1001 onofMimd Use ...and engineering ai neering crocid Tao..o Cmerel.Reti E l, mployent one Open lands The qm amides ter wall- 1. 'Top'is be pdntof be roof04ds ankh is Nigher bat ck°ter pdnb connected tany m spate arbi open s(w syst including preserwion of ...id.mofoppurmimce0 side w rreNmicl...seb,roof nab.areas data Prede Credo and Bun Diner.This aanemion and rezogo equipment screens,demob shafts,'betrays,elgligh$parapet walls, ,.:u an provide fora pawea planing eft.tar at neonates t amoiety of GENERALIZED SUMMARY OF LAND USE ' one:geed lowers,etc,.Fagpted roof eruct.,he by shoe mean high quality uses batoonbrm to to t25 sub Area Rat. REQUIREMENTS he'average'dewion between be Ndhe tpeac mtindudg MIXED-USE COMMERCIAL,RE TAJL:MUC anph"bnancererhanim creak and lowest eve pint an,mot 1. DeuelepmentLob aldkrBuildrg Ses atoll refer fete spedfc areas. 2 bstee is batp w dnt whin isfWbyecadbr st(overage elevve°I The intent°,ha mixed-use edd ar w eeldl e.is b serve use., eb within tract, oking act,roadways,p aq narapen spore element be0veen he Ngxstana lowest points where he 4 dated,abed sib fa enlacementomre.,and residenial use-saran be needs of intersect he catide walls of thebuadng aeMsalldand he lager nut alin:cpn eel MUG areas of he 257 LAND 2. Roadway PthtofW ay arms are°abaci.b be tledcobd to he City. are darned along..-25 font.,the proposed Washing.Streetdignent Ind., inotbbelnr Ureabuses defined in the 1-255 b.ea.Uses lowed nArea P he lon.Residential C deb will 3 Too orb am t25JLAND LLc.IN/LUTHERAN). 579 Aces elDwl MINIMUM PARKING RATIOS PER LAND USE development will are allowed an 332 ofhe gross MUC land area wit a 4. Tom dewlaprrent hectored 477 Aces(825%1 ' noterumdenaty of W dwelling udbgae.Reddens.dwelling unit abeve 1.The ninineum number of patting spaces required by use shall be in grand Por retil will be anadeea a banish excess ofha raanum The S Meager,Overall u am to° all OCRing You in P.U.D.proprlyis 556 Price assonance wit he City of BroomfieldMurndpd code, m ub Pa MUC crap of be 257 LAND is naskre wit he I-25 So Plan S.F.Para asp,and mpmenately 3.000 rh.ling unit 6looram per desidmion' City atBraaniekd Development Code Sector l].04.1901 2 Shared parking arrangements between dfmrnt uses wih dfkrent peek parking demands is encouraged b reduce be bon nurser of parking EMPLOYMENT'E a Maam,mFloor Area Rao TAR,wibin any devCopne,hectare as yaas. The in.,of be er,ploynent area is b toget oftre,res..andedcpment noted in to demipian ofprapeeed land uses on CUs sheet'Floor Area No.Minimum pa d,etas may voyper CityappmWifwdrmntd lien industrial,warehousing,aw limier,armor,'uses and acivfea.Over RAD means bon baling far area 0 square feetthicled by be Wiling by davdoprtenipotbms,,cosh easing a creamed twat s'cop based°be absapian of land,oy0500ndi.,and rube mM ate area in rNae feete.presse:d m a mho of tour area of bukdng b sib and pro9eone systems misne.arms deagnabd mploe Ice nay develop wit uses not 10,4 area ...bed in Ids PUD reek en a be I-25 Sub Mao Plan.These addimd uses will be e dbbd.5M on bar carberrenbry nature to.ermloyaent base and tensed-Won oceans. BUILDING AND PARKING SETBACKS TRACT AND BUILDING SITE COVERAGE OPEN LANDS OP Canmiand Comma. 'Coverage"isdetned as heprcenbge ofeoch troctmsed by site Open Iande deny Preble Creek drainage have been Ida.fed fa their 1.co.entmd mrrrerdal develpptenlahadd anNWt a.II landawped, siucbres,a by padarglob41veenspaking abet,.Coverage is Reidy ege resources, to e read.pen o enjo yment pedestan 0 b pod," besleebrene.Parking vain Slue aeos ml0Aaeof.b u0 d boned on be yea ofonelntof a stLre or surface where of recreated copodniies. The Prede Creek man Ion&and he extended Chculebextdeodwih ntee00rye apuldbuffer. greet hegmund. network of open space ident1ed ce be con t pan help shape be porn of 2 Conventional tlevelgprrmtseYges dhaJd slogger benhahce uimd development awl beet 'FmiMrior recre he anon eeteof b Toad.uchke within be...surfaces sof.uoce 0eled Addle.ahl debfi illusfa04 m he la coldre 3.Perimeters of development aphNdmite wrapped vat poking. .carietoswnaeemo en eniesund OodlesSseoduded. rM be b cop may aaiarN .caries,and covered open enriespdrk mrNae are excluded. Com mace,and Err,alp pads s....Men purses shin bob NixedUse Camerdd one Ertployrtent areas.These oddimdlmda would be idmefetl Perimeter and inbmal hieing adpaangeetacks ore asmlows: Sit towage assodoktl with o°.mined aarmer,d develgxmbore as camprehenaw fo.ion pea b fut.develawenl eddies an indvabol follows: hocb. Acgiatm or delicate.,of open lands bey ben be wordm01 m Minimum building and po'Idng seta.clang Freewoyadnend at,1.0.W.,e yanM and inmm°edwihoragarm sysbmof.en yaw. innoe Mmes.Wising Inking um ng coverage in each iacteeeed on I. ngbolpentsl:75/ Minimum baring anal potting sebohs along 4-lane abed:W,0 Minim amount of open creme to be pared ad wiR w or n a pace! of ANCILLARY USES: Minine nbuIdng and parkingas setae.dam time collector sbeb:2nD parcels:252 Minimum buildns and p.eng setae.d°g perimeter property bo nd eies not Maampm0esl.Oand oevewaYcgwoge in c0rt acctnndudrgpaldng LAND uses required t he 0peafon ofhe dewlaps,ash as public and sausbresnfi0% canou�n atlpcen[b roadways,3D.0 ptivat lots antnbne s,pump sbeoe,antnnas,entry one Minimum build,and paling selbapa fan intr.buldn9 sibpraperlylines Maartum°rtbine0 basing ant poidngtliwxaYwvaage in eadu too!]5%, egbprent meta stakes,...nee malt.ant Ia... MO taiiai fray wY b O An,per City yprove J. eexplaa roared below. wrtarnds,sib,bgehrwib accessory uses rdabd there b. 'Open aeon witin...errmltact'ems hose arms whin each toot not Sebacks tom feewoyprindpd arta-id R,O,W.sane be reamed to 30 feetif Rho land uses and nudity of development all be annealed by the Giyer covered byucles di opennarachinoge,wlrehearend post.the Broomteld stntlud reldmsnb and 25]LAND covenant,controls,and adttondlmdscye W6ering ecreedn4 antracceptable rrifgvf° cry,mtlindudes di open weos,ddn resMdma,tlea°stn0ab,mtl rdobd mmdgan dowmenb. bebd4esaepo,dM and approved./be City.Varying setbacks b modulate reaneofion areas induct relaed oone�y uses,civemdp®ve °dscape...is en..Rd' l n9 seals .dlland1.9,ands and TRACTS moot:al building anapakn bane.soul bikeways, mte,lanlks,PO mocouityor mpedidmm,mros,pmda. pork, comply wnh ohs...far inn. water feabremad btu. patting ifcoverd ed by pica.Pele tall. sib'flanges atoll intersectans) and landscaping ing whin estate i of Mi. agrondl°NIA Fa his dews .. antldrlandsolines wi Can tree sties of Minh 9rotletl are aground tassel. aprtherhtpr0t to purposes DI5 shall be detrital w a to ptoAc Mot:Pride Creek eaeenahW.O.W.lines b ce carsdered as Vaiofm eomheee Pi...Ns mot,be gal..Ol he tee°f ate desmbed area of land,ter Inc purposes of zmirg,lowk I v edl he pmFct pease of selmend developmental., properly bat has natyet been end gatbdI e1pe d int spedic blocks and lob.Tracts 119dsore'GENERAL ONLY'in shape and size and may be molted bag debed phases of development Tract baundaies between erdla land uses are allowed full mod imam.The mm'tract is notmbe considered rice-buildmle area in any respect CIVITAS 1250 Bannock Street Dee,Colorado 80204 Tab 303,5'!1,0063 Fax.308.8250498 2 5 7 L A N D P . U . D . PLAN AMENDMENT NON-VEHICULAR TRANSPORTATION, OPEN SPACE AND TYPICAL LANDSCAPE PLAN AND SECTIONS `, ELD COUNTY, COLORADO SHEET 5 OF 6 SEPTEMBER 6, 2000 SSTTRREE��7X. EE R.O.W. 30'SETBACK VARIES MI 30 0 C AT GRIT NDTT5 1.257 I.LLC respormidities for R.O.W.and open area landscape rrat a'aUery rs °:d n, i5T Lam LLC,to Merry ions. Business Districts,amer'aoapseaciaibn. prop;:.[,, m orlle f dridud \$`a •ROW:,provemvR f amend rrmp erntiga 1 by Annexation andapaceerebpment weepier. 2 Mean and recreation far Iwdscape.i open g5x��WUUgg//NATryE A9-Mt00DETACHED wean. ma an shown this plan ore LANDSCM A MENT WATERWAY ROADWAY BIKE DETACHED �draped phases.reesiq,. mwe RE LACE TADg I WALK L 5 A A ! ].Open Mean maY mdude detention ponds. ^ WA ERWA ED WALK MEANDERS B'-0" M.Refer[a t ZIT and irTrs desig, Imdarae s<.ven 7 or Ine rzs sae-yea Q1 i ,� SECTION A-A' SECTION B-B' P� r-`,tom---7 -- .1-/-n REGIONAL BIKE/PEDESTRIAN TRIAL IN OPEN SPACE,TYPICAL PARKWAY EDGE CONDITIONS,TYPICAL NOTES, NOTES 1 r' 1'PPM OF REGIONAL BIKE/PEDESTRIAN TRH.i0 PREgLE CRE[K VARIES 1 OUTSIDEYEDGE OFE WALKS RESPONSIBILITYDOF OPRIYATE IOEVELOPERTS BEYOND I- - DEPENDING ON ECOLOGICAL A4D TOPOCRMHICAL SITE CONOITION5. "`P" 'I E 4 N UTY F � BO'PPE EASF/ENT fi I ORAIR E DITCH NNE MID/OR EVERGREEN J LEGEND w S _/ h.. s' TRACT ACCESS ✓'. ORNAMENTAL TREES g t� pC�EN�7p�ppNTS ('-2.'"'7.17----- — jr'17 SHRUGS 1 1 EVSN SECiIONATIMS SIQETI g GROIXACDVER WTCHNE - - p iCHLIE- L--I SECTIONS �,�b [ROADWAY __ g1 --PROPERTY/LOT LNES '11 .---_,..., �! ' m \'..:,':,'_./ ----P.U.D.BOUNDARY r^ SITE CONTOURS I -'•-.�,�„app Ap ;p. _--- --DISCONTINUED OR VACATED R000"°:+ - e• DISCONTINUEDEREGNNMA BNE TRAIL I s •••e ON STREET 81(E-WAY AND ENTRY ACCENTUATION GUIDELINES,TYPICAL' DETACHED WALK .avatar � `' " " MINOR B eR DETACHED WALK " OR ON STREET BNE-NAT AlAS NOgE �F'UUyySNE II POJIN.OF THREE LAYERS OF VEGETATION WILL DESIGNATE ENTRY AREAS:RE 1-25 SUB AREA PLAN II '1 Z / I ., , OPEN SPAS AREAS P i1 0 /I- / I ` DISCONTINUED BOON - is 88TH _I� V 71 1 \ / If / a/ ..,'S- ; - iSDIdUr A i,vo 257 LAND DEVELOPMENT PLAN 0 M„ 1,,, M C260 Bannock Street bITA5 I —I Denver.Ca0202,4 o 00201 200 BOB800 DeL 303.591.0063 P, 30.9.825.0498 i 2 5 7 L A N D P . U . D . PLAN AMENDMENT VEHICULAR CIRCULATION AND TYPICAL 136'-0"R.O.W. ROADWAY SECTIONS 30-0" FL.TO FL. 30'-0"FL.TO FL 1 E L D COUNTY, COLORADO i_ A, :7___...i SHEET 6 OF 6 4,1 4,1 r II �2z R, tm, 1..,„m _ SEPTEMBER 6, 2000 III ``I ppEETT wkU 6._0.. 13'_0.1 24'-0.. - 26._0., 11 24._0,. LO/ 16-0 WOLK�IED 21-61i YYYYYY&KE TRAVEL LANE "1-5" MEOW "7'-5' TRAVEL LONE ROE 12•-6" SECTION A—A' SHrr NOTES 4-LANE ARTERIAL,TYPICAL f. propo:ea mersearw.s:now,ore dwapww. silowa'n 0lIas to to deer ned ,ntt imtlpkting. 2.b'IEnidaa access posts s'olpaaed, imaren aW.Tr;given\a It ay. ful-mdvemenf rcmasea at the toll le aM �p(\\I half mie•/-600 ft intervd. 46'-0"FL TO FL. 4.11'" `. 6._0" 6.-0" g._0" 4'-0" 12._0" 12._0" 12,_0" 4•-0. 8,_D.. 6.-0" 8._0" D I waxETACHED 2..60.,) 2 6,J✓ WAI�W I I .s ,;-7,,, Osrm SECTION B-B' II 2-LANE COLLECTOR FI 100'PPE EASEMENT [IMAGE DITCH ` •,,,,z, • , 4 LEGEND t', 1-. v ACCESS _ µD I '1 1 r �-' Q � U SECTIONS a �I 9U6' MY , .-- f' _._._.PROPERTY/LOT LINES I '� -_- —P.U.D.BIXMDaIY f , - SITE CONTOURS —NATCHIE --+ "} -4-{�— -YATCHHE— ____ 50060 ROAD RIGHT OF WAD 2;}Y psCONTNUED 012 EXCEPT ROAD I - 1 ! 'L ,• —2-LANE COLLECTOR I"' ,,,c—X-71','," PARKWAY •r* - ._-_'- ' "�vf. p OPEN SPACE CORRIDORS �NTS e .v I A A 'S-,--7 '' y--� - µDC. , A— I \ DISCONTINUED 166TH J. RATH.' '^ V V / A'AgW t gEa�CHENT � 1PER It-�LS�SLB-Ofd_A PL/N) / 257 LAND DEVELOPMENT PLAN o I_°°, ED 800 .°° C2VIT/�S 1250 Bannock Shoot 200 Dower,Colorado 90204 Tot 903 571 0053 Paz 303 825 0438 Hello